HomeMy WebLinkAbout091024 - 05.1 ATTACHMENT DTATUM LANE
Design Standards and Guidelines
Site, Architectural and Landscape
Town of Danville, California
October 2023
ATTACHMENT D
Tatum Lane Design Guidelines TOC 1
Table of Contents
I. INTRODUCTION ........................................................................................................................................................................................................... 1
A. OBJECTIVES ............................................................................................................................................................................................................................... 1
B. COMPLIANCE WITH REGULATIONS ................................................................................................................................................................................................. 1
C. DESIGN REVIEW PROCEDURES ....................................................................................................................................................................................................... 1
II. ARCHITECTURAL GUIDELINES ...................................................................................................................................................................................... 2
A. BUILDING MASSING AND ARTICULATION ......................................................................................................................................................................................... 2
1. Front Elevations .................................................................................................................................................................................................................. 2
2. Side and Rear-facing Elevations ......................................................................................................................................................................................... 3
3. Garages .............................................................................................................................................................................................................................. 3
4. Roofs ................................................................................................................................................................................................................................... 4
B. EXTERIOR MATERIALS .................................................................................................................................................................................................................. 4
1. Facades ............................................................................................................................................................................................................................... 4
2. Roofs ................................................................................................................................................................................................................................... 5
C. EXTERIOR TRIM .......................................................................................................................................................................................................................... 5
D. EXTERIOR COLORS ...................................................................................................................................................................................................................... 6
E. WINDOWS ................................................................................................................................................................................................................................ 7
F. ENTRIES .................................................................................................................................................................................................................................... 7
G. DOORS ..................................................................................................................................................................................................................................... 8
H. FIREPLACES & CHIMNEYS ............................................................................................................................................................................................................. 8
I. GUTTERS AND DOWNSPOUTS ........................................................................................................................................................................................................ 8
J. COLUMNS ................................................................................................................................................................................................................................. 9
K. BALCONIES ................................................................................................................................................................................................................................ 9
L. BAY WINDOWS .......................................................................................................................................................................................................................... 9
M. DORMERS ................................................................................................................................................................................................................................. 9
N. EXTERIOR DECKS AND TRELLISES .................................................................................................................................................................................................... 9
O. SKYLIGHTS ............................................................................................................................................................................................................................... 10
P. SOLAR PANELS ......................................................................................................................................................................................................................... 10
Q. ANTENNAS .............................................................................................................................................................................................................................. 10
R. EXTERIOR BUILDING LIGHTING .................................................................................................................................................................................................... 11
S. MECHANICAL EQUIPMENT .......................................................................................................................................................................................................... 12
T. GAME AREAS, PLAYHOUSES & AUXILIARY STRUCTURES .................................................................................................................................................................... 12
Tatum Lane Design Guidelines TOC 2
III. LANDSCAPE GUIDELINES ........................................................................................................................................................................................... 13
A. INTRODUCTION ........................................................................................................................................................................................................................ 13
B. TRANSITION ZONES ................................................................................................................................................................................................................... 13
C. GRADING ................................................................................................................................................................................................................................ 13
D. WALLS AND FENCES .................................................................................................................................................................................................................. 14
1. Retaining Walls ................................................................................................................................................................................................................. 14
2. Free-standing Walls .......................................................................................................................................................................................................... 15
3. Fences ............................................................................................................................................................................................................................... 15
4. Gates and Vehicular Entry Gates ...................................................................................................................................................................................... 15
E. MAILBOXES ............................................................................................................................................................................................................................. 16
F. PAVING .................................................................................................................................................................................................................................. 16
G. LIGHTING ................................................................................................................................................................................................................................ 17
H. PLANTING ............................................................................................................................................................................................................................... 17
1. Street Trees ....................................................................................................................................................................................................................... 18
2. Front Planting ................................................................................................................................................................................................................... 19
3. Rear Planting .................................................................................................................................................................................................................... 19
4. Prohibited plants .............................................................................................................................................................................................................. 20
Tatum Lane Design Guidelines Page 1
I. Introduction
A. Objectives
The Tatum Lane development consists of seven lots located on the eastern hills off Tassajara Road in the Town of Danville,
California. These guidelines are written to give developers, designers and home owners design flexibility to allow them to reflect
individuality in design, while also encouraging development that results in:
§ high-quality design that projects a simple elegance and harmony within each property;
§ is visually cohesive, particularly along public frontages;
§ embraces modern and contemporary aesthetics that reflect the architectural and landscape styles of the region; and
§ respects and harmonizes with the surrounding open spaces.
These guidelines also serve to assist Town of Danville Design Review Board members and staff in approving the development of
the lots in the Tatum Lane neighborhood.
B. Compliance With Regulations
All projects must adhere to the development requirements set by the Town of Danville. In cases of conflict with these guidelines, the
Town's requirements will take precedence.
C. Design Review Procedures
Every project will undergo a review by the Town of Danville Design Review Board and must adhere to their specific submittal
requirements.
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II. Architectural Guidelines
A. Building Massing and Articulation
Generally, overall volumes of the residence should be kept simple and harmonious with enough articulation to break up massing.
Excessive changes and disparities in volume, massing, rooflines, and materials are discouraged.
1. Front Elevations
Street-facing elevations should offer variations in structure depth, aesthetically pleasing projections, and diversity in foundation,
wall, and rooflines. Main entrances should be highlighted through massing, rooflines and/or materials. Avoid long, unadorned
exterior walls. Strive for consistent window styles and detailing on these elevations.
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2. Side and Rear-facing Elevations
Rear facing elevations should complement front elevations, but can vary to address the more private spaces. Ensure maximum
privacy for neighbors on side and rear-facing elevations through careful window placement and room orientations. Strive for
consistent window styles and detailing on these elevations.
3. Garages
Pay careful attention to garage design, minimizing their visibility from public streets. Side-loading garages with doors perpendicular
to the street and facing away from Tassajara Lane, or setback to clearly subordinate it from main façade, are preferred. Utilize
offsets in foundation, wall, and roof to reduce the impact of street-facing garage entries. Maintain consistency in window styles and
detailing with main house.
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4. Roofs
The roof form is primary in providing clarity to the overall building form. The roof form should express a clear hierarchy appropriate
to the style. The roof is one of the most significant elements of the building and should be simply shaped and uncomplicated. Roof
forms should be well organized and demonstrate the same character on all sides of the residence.
The pitch of the roof shall be consistent with the style of the dwelling. All metal valleys, flashings, vents and skylight curbs shall be
painted to match roofing material or copper. Plumbing vents are to be combined wherever possible to reduce the number of roof
penetrations as the plumbing/mechanical code allows. Plumbing and attic vents shall be placed behind street -facing ridge lines
unless prohibited by code.
B. Exterior Materials
1. Facades
Limit the number of exterior materials used on any wall. Locate material changes at interior corners or other logical terminations and
not at external corners such that individual volumes, instead of facades, are highlighted.
The same care in placing and designing the shape of windows and doors in the exterior elevation should be observed when
designing the shape of the area of the different siding materials. The shape of the different materials should look pleasing on their
own as the doors and windows do. This concept is referred to as “negative space” in art and photography.
The use of contemporary materials is encouraged. Suitable materials include concrete, stone, stucco, metal, or wood siding. Only
high-quality imitation stone, brick, tile or fiber cement, and porcelain panels and veneers are permitted. Samples must be submitted
to the Danville Design Review Board for approval.
Stucco finishes should be smooth and must be applied in a 3-coat application with integral color or approved acrylic finish. Sand
finish is allowed when appropriate to the architectural style. Special attention should be paid to the trim on ganged windows.
Where masonry is specified, preference is given to real masonry, but high-quality manufactured masonry is allowed. Detail
manufactured masonry carefully, focusing on window openings, caps, and base. Maintain the appearance of structural stone walls
for stone, and use earth-toned bricks. Provide grout color and tooling specifications, and ensure openings are well-detailed.
Highly textured finishes are to be avoided unless appropriate to the style of the home. Small slivers of exterior materials between
windows or between windows and building corners should be avoided. Vinyl, Masonite, plain concrete block, or plain T-111
plywood siding are prohibited.
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2. Roofs
Roof material shall be appropriate to the style of the residence. Acceptable roofing materials are: slate, clay tile, concrete tile, wood,
or standing seamed metal, either copper or factory painted steel and TPO membrane for low slope roofs. Architectural grade
composition (40-year high definition without abstract shingle patterns) is acceptable, but not encouraged. Colors should be
appropriate for the style of the home although bold colors should be avoided. TPO membranes should be overlaid with neutral
toned gravel or pebbles. Provide small samples of actual material proposed in full color range.
C. Exterior Trim
Ensure exterior trim matches the architectural style of the home, employing sleek and clean detailing around doors and windows.
Maintain consistency in detailing on all elevations, articulating openings through the use of modern elements.
Tatum Lane Design Guidelines Page 6
D. Exterior Colors
All exterior colors and their locations must be approved by the Design Review Board. Coordinate house colors with modern
materials and roofing options. Use a contemporary color palette, emphasizing neutrality and modern tones.
Red, orange or terracotta color ceramic and concrete tile or roofs of other materials are prohibited. Bronze, brown, gray, charcoal
and black and other colors are acceptable upon approval of the Design Review Board.
Bright white siding and stucco is prohibited. Off-white colors are allowed. Light Reflectance Value (LRV) of siding and stucco should
be a maximum of 75.
Low slope roofs that are visible from the lots at a higher elevation shall be a color that complements the colors of the wall materials.
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The Design Review Board must approve all exterior colors and their corresponding locations. Care should be taken to match the
house colors with the masonry and roofing materials. Trim and accent colors shall be carefully coordinated with the body colors.
Colors for all exterior materials should be appropriate for the selected building style. Color selections may be denied if they contrast
with adjacent homes or match too closely to other homes in the immediate area. Choose a harmonious color palette that
complements each other, instead of a disjointed mix of conflicting colors.
E. Windows
The style of the window chosen should match the style of the building. Windows on street-facing elevations should be consistent in
style. Maintain uniform window material and operation on all sides however, side and rear elevations may deviate from street
elevations at appropriate transition points such as façades or volume changes (See Side and Rear Facing Elevations Section
above). Side and rear elevation windows overlooking adjacent homes and impacting either existing or future privacy should be
carefully evaluated.
Skylights, where possible, should be placed behind street facing ridgelines and the glass shall be either clear or bronze in color.
Glazing shall be clear or gray tinted only. Reflective glazing of any type is not allowed.
The architect or designer is encouraged to use windows and doors made of wood, aluminum clad wood or fiberglass. Snap-in grids
or imitation divided lights installed solely within dual pane glass are not allowed. Vinyl windows are allowed, but extra care shall be
taken in detailing.
Windows should be square or rectangular in shape, with a vertical to horizontal ratio of at least 3 to 2, except in instances where
they are compatible with the architectural style or used as transoms. Arch-top windows are to be discouraged. Design of arched
windows is to be carefully considered along with the architectural style of the home. Careful attention is to be paid to the walls on
all sides of arched windows to achieve visual balance. Do not use horizontal window panes or vary window panes dramatically
within a building. The proportion and size of window panes should be kept consistent as much as possible. Horizontal sliding
windows are prohibited, unless at the side or rear where a projecting casement window would become a safety concern or where
used for a pass-through.
F. Entries
The main entrance may have a sense of prominence, but must not be over-scaled or excessively or overly ornamented. The main
entrance should contain more detail than other openings but be consistent in styling and simplicity with the residence.
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G. Doors
Care should be taken in roof and wall design to provide adequate weather protection.
H. Fireplaces & Chimneys
Care should be taken in design and placement of fireplaces. Exterior fireplaces and chimneys contribute greatly towards the mass
and visual permanence of a structure. The architect or designer must veneer all fireplaces with steel, masonry or stucco.
I. Gutters and Downspouts
All gutters shall be drained in a solid pipe system through curbs onto bio-treatment basins. All gutters and downspouts shall be
painted unless copper. No plastic gutters are allowed. Refer to federal, state and local ordinances regarding restrictions on the use
of copper.
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J. Columns
Design or specify columns in harmony with the architectural style, ensuring the use of robust materials. Accurately depict columns
to scale on the elevations, providing comprehensive installation details, including base and cap connections. Also, ensure proper
detailing of beams or entablature atop the columns. Pay particular attention to proportionate design in areas with multiple c olumns,
aligning them with the chosen style.
K. Balconies
Carefully detail balconies where visible to the street. “Heavy” materials, such as cast concrete balustrades are to be avoided, unless
detailed appropriately. Railings should have top and bottom rails. Visually support projecting balconies.
L. Bay Windows
Bay windows should be carried down to grade or express visual support at cantilevered conditions. When bay windows are stacked
in a 2-story condition, the blank panel between all facets should be articulated. Bay roofs should be distinct from the primary roof.
M. Dormers
Dormers should be designed in keeping with the architectural style Dormers must be correctly located on the roof and not be too
large or out of proportion. Dormer jamb materials should be a solid assembly with strong, substantial casing boards at the corners.
Dormer roof trim should begin at the window head with no siding over the window. Properly proportion dormers so the window
adequately fills the dormer face. Articulate the post between the windows on ganged dormer windows. Do not over- size the
dormer roof or eaves. Stone or brick dormer faces should terminate with a parapet.
N. Exterior Decks and Trellises
Decks, balconies & trellises must be integrated into the house design and be compatible in color, texture and form. Second story
decks must not intrude on the privacy of adjacent homes. Exterior stairways must be integrated into the house design. Raised deck
supports should incorporate materials which relate to the residence, such as wood, brick, stucco or stone. If wood posts are used,
they should be a minimum of 6” by 6” with base and capital detailing.
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O. Skylights
Skylights can detract from the roof-scape and therefore should be used sparingly. Skylights are to be flat panel with a thin profile
and follow the pitch of the roof. Exposed curbs and flashing should be painted to match the color of the roof. Location of skylights
should be carefully considered so as not to clutter the roof. Architecturally integrated lanterns or dormers should be considered in
lieu of skylights.
P. Solar Panels
The location of all solar panels must receive approval from both the Design Review Board and the Town of Danville Planning
Department. Solar panel systems should be planned to reduce any reflection and glare that may affect neighboring homes.
Installing solar panels on elevations facing the street is not encouraged. It is important to integrate solar systems into the roof
structure during the design process, rather than adding them as an afterthought.
Q. Antennas
Satellite dishes and antennas shall not be visible from streets and must be screened from adjacent lots. No roof- top antennas are
allowed. The Town of Danville Planning Department must approve antenna location and screening.
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R. Exterior Building Lighting
The approval of all exterior lighting fixtures is a requirement of the Design Review Board. Street-facing exterior lighting should
primarily serve the purpose of highlighting architectural elements, illuminating walkways and doors. It is crucial to prevent any glare
from the lighting onto streets and neighboring homes. Lighting in side and rear yards should be task-oriented, serving decks,
patios, doorways, and landscaping. The light should be directed precisely to the intended areas without causing glare on adjacent
properties. Security floodlights should not be put on timers unless mandated by code, and they should not remain in constant
operation. In the case of decorative exterior lighting, the light source must be adequately shielded. Detailed fixture information, such
as cut sheets, should be provided for review.
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S. Mechanical Equipment
Electrical meters, gas meters, trash containers, air conditioning units, soft water tanks, pool and spa equipment, etc., shall be
completely screened from view of neighboring houses and streets and shall not be located on the front elevation nor within the first
one third of the side elevations. This may be accomplished by individual enclosures, fencing or landscaping. Equipment noise
mitigation should be considered in screen design. Equipment should not be located in Transition Zones. Mechanical equipment
should be screened using materials that complement site walls or fences.
T. Game Areas, Playhouses & Auxiliary Structures
All detached structures require approval from both the Design Review Board and the Town of Danville Planning Department. The
design of these external/detached structures should harmonize with the architectural style of the main residence. Construction of
basketball hoops and playhouses on street-facing elevations is prohibited, and they should remain hidden from street view. The use
of landscaping is encouraged to minimize the visual impact of these detached structures on neighboring properties.
Site plans must include the location of any proposed accessory structures, encompassing pool houses, detached garages, guest
houses, play structures, storage sheds, or any additional structures intended for the homesite. All design criteria applied to the main
residence should also be adhered to for any proposed accessory structures. These structures' design, including material and c olor
choices, should be in sync with the architecture of the primary dwelling.
When developing the schematic design for the site plan and main house, it is advisable to incorporate a plan for a potential
accessory dwelling unit. This ensures that if the owner decides to construct one in the future, there will be a designated area on the
site plan that does not conflict with the primary residence.
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III. Landscape Guidelines
A. Introduction
These guidelines define a path for the design of the landscape that will work in concert with the architectural design of the individual
homes while creating a cohesive, well-planned and compatible look between the properties where they address more public
spaces. They emphasize creating appropriate transitions to the surrounding open spaces and natural areas so that the overall
development respects and enhances it by mitigating its impact on the natural hillsides. Street frontages are also addressed to form
a cohesive design for the development as a whole.
The design of the landscape should complement the architectural style of the home through shape, form, materials and general
planting palette.
The overall design of the landscape should begin with an overall style, while taking care to address changes into the Transition
Zones. Changes in materials, forms, volumes, massing should be cohesive and compatible and should be kept to a minimum.
Mixing styles and incorporating too numerous materials, forms and styles should be avoided.
B. Transition Zones
Transition Zones are the portions of the landscape within the rear setback and any side yards that abut open spaces and natural
areas. These zones serve to bridge the more manicured and active private landscape with natural areas and open spaces.
Transition Zones should help define the boundaries and clarify the transition between the private outdoor space and the more
public space. Transition Zones should be planted with low water use, native and Mediterranean plants. Any paths in these areas
should be limited to gravel, stepping stones, flagstone or timber steps. Fully paved concrete or hardscape should be avoided in
these areas. Landscape lighting is not allowed in these zones.
C. Grading
Where walls are not proposed, grading should appear as natural as possible. Slopes should not exceed 2.5:1.
Tatum Lane Design Guidelines Page 14
D. Walls and Fences
1. Retaining Walls
For retaining wall heights and regulations, see Town of Danville zoning ordinance. Walls should be softened with planting at both
the base and top unless adjacent to a useable area.
Wall materials should be of stone, stucco, concrete (natural or colored) or stained wood. Steel may be used if primed and painted
or weathering-type steel designed to rust. Segmental block walls are to be discouraged, but if used, should match the existing site
walls in material and color and be straight-faced. Tri-plane segmental block walls are prohibited.
Tatum Lane Design Guidelines Page 15
2. Free-standing Walls
Free-Standing Walls should be constructed of wood, stone, concrete, CMU or steel. Finishes may be wood, stucco, natural stone,
or decorative board-formed or smooth concrete. Painted steel or Corten weathering steel panels may be used for walls up to 5’ in
height.
3. Fences
Rear fencing in Transition Zones must be open style – either deer fencing using wire mesh panels or rolls, with wood or steel posts,
or ornamental iron. If fences are ornamental iron, the design should be clean and simple without pointed pickets, circles or other
details that distract from the open space. These fences must be at least 60% open. Chain-link fences and diagonal lattice are
prohibited. Fences between properties and at transition to front yards may be solid wood, or steel or wood slats. Wood may be left
natural or stained brown or gray tones. No tones of red, yellow or other rich colors are allowed. Planting should soften the change in
plane along fences and walls. See also fence and wall requirements in Section of the Danville
4. Gates and Vehicular Entry Gates
Gates should reflect the style and design of the home and landscape, and contribute to the aesthetics of the public street. Driveway
entries should be set back a minimum of 15 feet to allow a vehicle to pull completely out of the roadway in front of the gate.
Minimum width should be 14 feet. Circular driveways are discouraged.
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E. Mailboxes
Mailboxes should be designed as an integral part of the design taking into account both the landscape and architectural style of the
property development. The mailbox may be an integral part of a wall or fence, or installed as a separate component. Mailbox
locations and heights must meet USPS requirements.
F. Paving
Hardscapes should utilize quality materials such as concrete, brick, stone, tile, wood decking or interlocking pavers. Materials can
be combined to break up the amount of perceived paving and provide greater interest. Gravel and crushed rock can be used for
lower impact walkable areas such as within Transition Zones. Stamped and/or glossy concrete is discouraged.
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G. Lighting
Exterior lighting shall be properly designed and maintained so as to preserve the views of the night sky. Fixture should be shielded
to prevent glare and prevent direct site-lines to the bulb or light source. Minimizing up-lighting into trees is advised and should be
avoided so as to not impact adjacent homes, public spaces and Transition Zones.
H. Planting
Planting design must adhere to current MWELO (Model Water Efficient Landscape Ordinance) and take into account flammability
and fire fuel loads. Trees and lower planting materials should help “ground” the building and mitigate its mass.
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1. Street Trees
A minimum of 2 – 24” box size or larger street trees should be planted between 3’ and 6’ from the pavement edge, and placed a
minimum of 30’ apart, taking into account the layout of the lot and adjacent lots. Trees should be of standard single-trunk form and
chosen from the following list:
§ Pistacia chinensis – Chinese Pistache
§ Lagerstroemia x ‘Natchez’ – Natchez White Flowering Crape Myrtle
§ Platanus x acerifolia – London Plane Tree
§ Platanus racemosa – California Sycamore
§ Ulmus parvifolia – Chinese Elm
§ Quercus suber – Cork Oak
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2. Front Planting
Front yards should speak to the region as well as the style of the house. Naturalistic forms are not required, but native and
Mediterranean plants are recommended. The use of ornamental grasses is encouraged to reflect the regional landscape.
Succulents and other emphatic plants may be used but should not dominate the plant palette.
Front lawns are discouraged but if utilized, must not exceed 30% of the front area of the lot. Alternatives to front lawns that can
exceed 30% include no-mow type sod and meadow plantings of ornamental grasses.
3. Rear Planting
Rear planting should work with the style of the house architecture. Planting in Transition Zones should “feather” the active spaces
into the surrounding hillsides’ natural landscaping with appropriate planting. See Section B. Transition Zones.
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4. Prohibited plants
The following plants are prohibited from both front and backyards due to visual incompatibilities, invasiveness, fire hazard or other
non-desirable qualities:
§ All palms growing to over 12’ tall. Low multi-trunk palms are allowed.
§ Mexican Feather Grass – Stipa tenuissima
§ Running Bamboo species
§ Clumping bamboo species that grown over 15’ tall.
§ Pine species growing over 12’ tall.
§ Cypress – Italian, Arizona and Leyland Cypress
§ Juniper species except Shore Juniper and Juniperus horizontalis varieties
§ Cytisus, Genista, Spartium – Brooms
§ Cortaderia sellowiana – Pampas grass