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					The Resort                           at Del Rey Oaks




Federal /JER Associates I, LLC       Del Rey Oaks Design Guidelines
Dahlin Group Architecture Planning
                                                                            TABLE OF CONTENTS



             Table of Contents
             Chapter 1      Introduction
                     1.1    General Overview                                    1
                     1.2    Organization                                        2

             Chapter 2      Site & Architecture Design Guidelines
                     2.1    Design Concepts                                     3
                     2.2    Overall Design Goals                                4
                     2.3    Office, Commercial, Club House & Hospitality Goals   5
                     2.4    Architectural Design Guidelines                     6
                     2.5    Site Planning Guidelines                            12
                     2.6    Landscaping                                         14

             Chapter 3      Parks & Open Space Design Guidelines
                     3.1    Parks & Open Space Goals                            15
                     3.2    Parks & Open Space Design Guidelines                17

             Chapter 4      Circulation Design Guidelines
                     4.1    Executive Summary                                   23
                     4.2    Circulation Guidelines                              26




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                                                                            Introduction




1. Introduction
1.1 General Overview
The Design Guidelines are intended to help establish the character, vision, and quality of the new community at The Resort
at Del Rey Oaks. They are a guide for developers, designers, the City, and the public as they work together to develop
a special place with strong identity and diversity. The Design Guidelines provide a planning and design framework to be
used as appropriate, based on the type of proposed building or improvement, its location, and specific site conditions.

Development of The Resort at Del Rey Oaks is also guided by the land use and development standards contained in
the Fort Ord Mixed-Use Overlay Zone. All development shall be reviewed for consistency with both documents. Any
deviation from the Design Guidelines will be subject to review by the Planning Commission and may be approved at
Design Review, provided it meets the general intent of the Design Guidelines.




                                                            Del Rey Oaks Design Guidelines
                                                                                                INTRODUCTION




             1.2 Organization
             There are three sections to the Design Guidelines:

                 1.   Site and Architecture
                 2.   Parks and Open Space
                 3.   Circulation

             The Site and Architecture section addresses the site planning and building and landscape design associated
             with the retail, office, hospitality, and residential building parcels. The Parks and Open Space section defines
             public areas and amenities, including pedestrian and bicycle facilities; streetscape; open space; and standards
             for materials, plants, furnishings, entry walls, and fencing. The Circulation section addresses the design and
             character of the streets.




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                                                   Site & Architecture
                                                    Design Guidelines




2.0 Site and Architecture Design Guidelines

2.1 Design Concepts
The Site and Architecture Design Guidelines illustrate the desired character of the built environment through site, building,
and landscape design. They are intended to help the City and Developers achieve a mixed-use community with a consistent
quality and distinctive sense of place while encouraging flexibility and innovation, diversity, and individual neighborhood
character.

A family of Mediterranean architectural styles well established on the Monterey Peninsula is recommended for the buildings.
The Design Guidelines are provided as a way to achieve that blend of architectural styles in combination with thoughtfully
designed public spaces that will distinguish The Resort. The Guidelines are design suggestions intended to be applied as
applicable, based on the specific product, location, and site conditions.

                                                             Del Rey Oaks Design Guidelines
                                           SITE     & ARCHITECTURE DESIGN GUIDELINES


             2.2 Overall Design Goals
             The design goals are intended to set the tone for the architectural character and themes in the community
             and create pedestrian friendly, coherent, and attractive neighborhoods. They have direct application to all
             residential products at The Resort at Del Rey Oaks and are recommended in the design of all the other
             products, as appropriate.

             Goal #1: Site Design and Circulation
             Establish circulation patterns that define community character, provide links to recreational and retail
             amenities, and encourage interaction between neighbors. Consider:
                  • Creating neighborhood patterns that allow residents and visitors to easily walk or bike through the
                      neighborhoods and to the golf clubhouse retail and hotel amenities;
                  • Designing neighborhood streets to provide safe and convenient access for vehicles and pedestrians
                      and discourage high-speed auto travel; and,
                  • Providing attractive designs where the inter-connection of street, landscaping, sidewalks, and
                      private and public front areas define a common space for residents and visitors to walk, meet, play
                      and socialize.

             Goal #2:          Architectural      Character      and
             Distinction
             Develop varied and interesting streetscapes across the
             project area. Consider:
                  • Using harmonious and non-monolithic style,
                      color, and materials;
                  • Varying the depth of front setbacks;
                  • Encouraging a mix of facades and building
                      forms that are articulated and don’t give the
                      appearance of a monolithic development;
                  • Creating visual interest in the streetscape
                      through building articulation.

                  For residential uses consider:
                  • Creating pedestrian oriented neighborhoods
                      by lessening the impact of garage doors on the
                      streetscape. Provide living space forward of
                      garages, pushed to the rear of the lot, or accessed
                      from alleys. Detail sectional garage door panels
                      appropriately and recess window panels in the
                      building plane;
                  • Providing a minimum of three plans, three elevations, and three different color schemes per
                      elevation for residential products;
                  • Reducing driveway pavement to the minimum functional width;
                  • Mixing one, two, and three-story elements along the streetscape based on the type of residential
                      product;
                  • Relating and distinguishing different elevations for each plan for residential products;
                  • Encouraging signature detailing to establish the community’s architectural character in form, color
                      and materials; and,



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                                                                                                                     Chapter 2
     •   Using planting pockets between garage doors.

Goal #3: Articulated Building Corners and Rears
Articulate side elevations on corner and rear elevations where visible to the public. Consider:
     • Encouraging the “wrapping” of articulation, materials, and architectural details on the sides and
         rears of buildings that face the public;
     • Facing the unadorned flat side and rear elevations away from open space areas, the golf course, and
         public streets;
     • Wrapping porch elements around the corner at corner lots and public buildings; and,
     • Enhancing side elevations that face a public street with additional windows, pop-outs or bays,
         chimneys, stepped roof lines or balconies, as appropriate.

Goal #4: Exceptional Details and Materials
Use details and materials appropriately to express the style of the building in order to enhance the perception
of quality. Consider:
     • Integrating gutters, downspouts, and rainwater leader heads into the roof/wall detailing and design
          as part of the trim;
     • Selecting roofing materials that are appropriate to their related styles and pitch; and,
     • Providing a color palette that at a minimum includes a body color, trim color and an accent color.

Goal #5: Special Entries
Consider giving entries special attention as a whole system, including the door, side windows, porch and
entry wall.


2.3 Office, Commercial, Club House & Hospitality
Goals
The following design goals are recommended for consideration in the commercial retail, office, golf course
club house, and hotel/hospitality areas of the project:

Goal #1: Creation of a Village Atmosphere
The retail area is located at the main entrance to the community where there is likely to be a hub of activity.
The quality of design is important because it presents the public face of the Resort at Del Rey Oaks to the
community-at-large. Use site design, architecture, and landscaping to create a village atmosphere where
people can comfortably mix, mingle and work.

Goal #2: Creation of a Quality Development
Achieve a high level of quality development by ensuring that these uses fit within the context of their
surroundings without negatively impacting adjacent uses. For retail, office, and hospitality uses, provide
architectural detailing that incorporates high quality/durable materials along with complementary landscape
improvements.


Goal #3: Maintain a Consistent Development Pattern
Maintain a strong sense of community along street frontages to strengthen the visual image of the
community.




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             Goal #4: Ensure Site Functionality
             Ensure that arrangement of onsite facilities are planned appropriately to establish an efficient, safe, and
             aesthetically pleasing site layout.


             Goal #5: Provide Save and Convenient Parking Areas
             Provide a safe, convenient, and efficient vehicular access pattern and maneuverable parking stalls. Encourage
             pedestrian activity by providing accessible landscaped passages throughout the development.


             2.4 Architectural Design Guidelines
             Architectural Character
             Five heritage-building styles in the Mediterranean architectural tradition are recommended to be used
             throughout The Resort:

                  •   Spanish Colonial
                  •   Monterey
                  •   Mission
                  •   Italian Renaissance
                  •   Tuscan-Mediterranean

             The elements of each architectural style are outlined below as design guidelines intended for application
             to the residential buildings, where feasible and appropriate, and as a context for the other product types,
             including the hotels, golf clubhouse, retail, and senior residential care facility so that the design of all the
             buildings is consistent with the Mediterranean tradition. In many instances, this may be achieved through
             extrapolation rather than direct application.




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                                                                                                                      Chapter 2
2.4.1 Spanish Colonial
Spanish Colonial, also known as Spanish Eclectic is an adaptation of Mission Revival enriched with
additional Latin American details and elements. The style attained widespread popularity after its use in
the Panama-California Exposition of 1915. The simple courtyards of the Spanish Colonial heritage with
hanging pots, a flowering garden and sprawling shade trees are hardly surpassed as foreground design
elements. Further architectural distinction is established through the use of tile roofs, stucco walls, heavily
textured wooden doors and highlighted ornamental ironwork. Key features of this style were adapted to
the Monterey County area. The plans have been informally organized around a courtyard with the front
elevation very simply articulated and detailed. The charm of this style lies in the directness, adaptability and
contrast of materials.

Standard Elements
Form & Roof:
     •     Two-story massing with strong one-story elements
     •     Square or rectangular plan form massing
     •     4:12 to 5:12 roof pitch
     •     12” to 18” overhang
     •     Simple hip or gable roof
     •     Curved concrete, clay barrel or “S” shaped tiles

Walls & Windows:
     •     Light sand-finish or light lace-finish stucco
     •     Vertical hung six and eight paned windows

Details:
     •     Stucco-over-foam window and door trim
     •     Arched stucco column porches & fully rounded arches
     •     Clay pipe or half oval attic vents

Enhancement Opportunities:
     •     Simple, articulated two-story boxed plan massing with
           no more than 50% one-story element across the front
           elevation
     •     Shed roof over porch
     •     Stucco-sand finish
     •     Feature recessed arched windows
     •     Accent beveled glass recessed windows
     •     Wrought iron balconies and accent details
     •     Shaped rafter tails at feature areas
     •     Feature ribbon windows three or more

Spanish Colonial Elements
     1.    Stucco walls with barrel tile roofs
     2.    Shallow sloped roofs with variegated colors
     3.    Thick walls with deep recessed openings
     4.    Detailing at openings
     5.    Decorative iron work

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             2.4.2 Monterey
             The Monterey style is a combination of the original Spanish Colonial adobe construction methods with the
             basic two-story New England colonial building. Prior to this innovation in Monterey, all Spanish Colonial
             buildings were of single-story construction. First built by Thomas Larkin in 1835, this style introduced
             two-story construction and shingle roofs to California. This Monterey style and its single-story counterpart
             eventually had a major influence of the development of modern architecture in the 1930’s.

             Standard Elements
             Form & Roof:
                  •     Asymmetrical one and two-story massing
                  •     Main hip roof front to back 4:12 to 7:12, shed roof break over balcony at 3.5:12 to 4.5:12
                  •     Barrel or “S” tile roofs or concrete tile

             Walls: & Windows
                  •     Vertical multi-paned windows at front elevations
                  •     Multi-paned windows or inserts on side and rear elevations
                        in high visibility public views
                  •     Surface mounted fixtures on front elevations must
                        complement architectural style
                  •     Simple 2x window and door trim - wood on siding, foam
                        on stucco

             Details:
                  •     Surface mounted fixtures must complement style
                  •     Wood balcony and railing & chimney top trim
                  •     Round tile attic vents & shutters on primary windows

             Colors:
                  •     Field: Whites or light beige buff pink tints
                  •     Trim: Off-whites, rust or light to dark brown (balconies)
                  •     Accents: Deep jewel tones, green, blue and red (shutters)

             Enhancement Opportunities:
                  •     Simple plan with one-story break or gable end forward
                  •     Mainhip roof front to back with one intersecting front facing
                        gable roof
                  •     Siding accents at 2nd floor, balcony and gable ends
                  •     Brick accents on lower story wall and veneer at 1st floor
                  •     Vertical window shape, multiple panes in groupings
                  •     Decorative wrought iron accents, recessed accent windows

             Monterey Elements
                  1.    Simple volumes with gabling running parallel with street
                  2.    Shallow pitched roofs with variable roofing materials
                  3.    Multi-paned windows
                  4.    Incorporation of garden walls into architectural facade


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                                                                                                            Chapter 2
2.4.3 Mission
Combining Craftsman and Prairie architectural style, the Mission style and many of its landmark
examples are concentrated here, specifically in the Monterey region. The earliest were built in the
1890s and by the 1900’s buildings in this style were spreading eastward under the influence of
fashionable architects and national builders’ magazines. It received further impetus when the Sante
Fe and Southern Pacific Railways adopted the style for their stations and resort hotels. Although
never common outside the southwestern states, scattered examples were built in the early 20th
century suburbs throughout the country. Most date from the years between 1905 and 1920.

Standard Elements
Form & Roof:
     •     Symmetrical and asymmetrical one and two-story massing
     •     Barrel or “S” tile roofs

Walls & Windows
     •     Stucco
     •     Vertical hung two over two paned windows
     •     Small puncture, accent windows often set in pairs or set
           of three

Details:
     •     Prominent one-story porches at entry sometimes found
           with brick heads and sills
     •     Ceramic tile work
     •     Ornamental iron work
     •     Turned wood posts

Colors:
     •     Field: Light tan, white or creams
     •     Trim: Light brown
     •     Accents: Shaker green, blue or red

Enhancement Opportunities:
     •     Bell towers
     •     Patterned tiles, carved stonework or other wall surface
           ornamentation
     •     Quatrefoil windows
     •     Arched roof supports
     •     One-story porch along length of front facade

Mission Elements
     1.    Organic Spanish-influenced forms
     2.    Barrel tile roof
     3.    Simple shaped wood rafter tails
     4.    Shallow roof pitches



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              2.4.4 Italian Renaissance
              The Italian Renaissance style is found in early 20th-century buildings throughout the country but is
              considerably less common that the contemporary Craftsman, Tudor or Colonial Revival styles. Primarily
              a style for architect-designed landmarks in major metropolitan areas prior to World War 1, vernacular
              interpretations spread widely with the perfection of masonry veneering techniques; most dating from the
              1920s.

              Standard Elements
              Form & Roof:
                   •     Symmetrical and Asymmetrical one and two-story massing
                   •     Ceramic Tile

              Walls & Windows:
                   •     Stucco
                   •     Half round Palladian windows
                   •     Various window mullions such as 6 panes over one
                         pane or two over two (vertically)

              Details:
                   •     Recessed entry porches
                   •     Full length first-story windows with arches above
                   •     Broad overhanging, boxed eaves with decorative
                         brackets underneath
                   •     Symmetry about Palladian three arch porticos

              Colors:
                   •     Field: Ochres of rich cream tones
                   •     Trim: Deep green or brown
                   •     Accents: Deep greens

              Enhancement Opportunities:
                   •     Quoins
                   •     Roofline balustrades
                   •     Pedimented windows
                   •     Classical door surrounds
                   •     Molded cornices and belt courses

              Italian Renaissance Elements
                   1.    Low-pitched hipped roof covered with ceramic tiles
                   2.    Smaller and less ornate upper story windows
                   3.    Arched above doors, windows and porches
                   4.    Entrance accented by classical columns or pilasters
                   5.    Mostly symmetrical




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                                                                                                                       Chapter 2
2.4.5 Tuscan-Mediterranean
This vocabulary has its historical roots in the villas and villages of the inland French and Italian Mediterranean
regions of Provence and Tuscany whose topography, vegetation and climate is very similar to Del Rey Oaks.
This palette of cut and rustic stone with hues of rose, buff and ochre, ornamental carved or cast stone, terra
cotta roof tile, awning shutters, detailed iron work and plants potted in terra cotta has a strong historical
precedence in the Bay Area.

Standard Elements
Form & Roof:
     •     Symmetrical and Asymmetrical one and two-story
           massing
     •     Main hip roof front to back 4:12
     •     Barrel “S” tiles

Walls & Windows:
     •     Generally smooth stucco
     •     Four pane over four pane
     •     Two over two vertical panes
     •     Recessed

Details:
     •     Doors and windows recessed into thick walls
     •     Loggias with columns
     •     Columns between windows
     •     Box bays

Colors:
     •     Field: Rich warm tones (tan to ochre)
     •     Trim: Loam to brown
     •     Accents: Light gray blue to light gray green

Enhancement Opportunities:
     •     Tile surrounds
     •     Wrought Iron
     •     Turned wood
     •     Stone window and Door Surrounds
     •     Stone columns and trellises

Tuscany-Mediterranean Elements
     1. Sloped massing forms off towers
     2. Simple stone or stucco towers
     3. Gable forms are prominent




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              2.5 Site Planning Guidelines
              Site Design
              The site planning and layout of each development is
              encouraged to have a strong pedestrian orientation. Building
              locations can frame prominent corners and highly visible
              portions of the site. Parking areas can become less prominent
              through building enclosures, creative landscaping, and
              pedestrian walkways. Consider:

                   •    Creating an exciting intersection at the main entrance and General Jim Moore Boulevard and
                        a focal point at the entry to the retail area from the main street. To accomplish this, consider a
                        free standing or integrated tower element(s) as part of the architecture of the buildings(s), using
                        enhanced materials such as stone. Highlight pedestrian pathways with bollards, accent trees, and
                        colored, decorative paving.
                   •    Creating an environment where people are comfortable walking and spending time.
                   •    Providing for a mix of sizes of businesses within the retail area that creates a pedestrian friendly
                        atmosphere.
                   •    Creating strong pedestrian links to the backbone pedestrian system for the Resort.
                   •    Providing pedestrian scaled lighting fixtures.
                   •    Providing plazas and other outdoor seating areas, where appropriate, to create gathering places for
                        residents and visitors.

              Variety of Space
              In addition to the public park amenities, providing a variety of private outdoor spaces, including paseos
              and courtyards, creates a diversity and network of open space experiences for visitors and residents. Open
              spaces can vary in size and level of activity based on use, anticipated amount of activity, location, views,
              and linkages.

              Raised porches provide views over the surrounding landscape
              including park space, paseos and streets. They often are extensions
              of architectural space and provide outdoor rooms that connect
              interior to exterior.

              Decorative railings, special paving, or other design techniques are
              encouraged to be used to demarcate and define private outdoor
              areas. Consider providing physical and visual connections to public
              circulation ways through the use of distinct pavement, landscaping,
              art, signage, screening and decorative fences.

              Residential Building Orientation
              Important in the creation of pedestrian oriented neighborhoods is lessening the impact of garage doors on
              the streetscape. Consider:
                    • Reducing private driveway pavement to the minimum functional width
                    • Using planting pockets between garage doors.

              Entries
              Entries should be given special attention as a whole system including community monumentation, entry

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                                                                                                                   Chapter 2
doors, windows, porch elements and entry walls. Consider:
    • Entry enhancements, such as monumentation, to
         announce arrival into several key areas within the interior
         of the project while blurring and blending the definition
         and separation between neighborhoods.
    • Entry enhancements that are not placed at all entries.
    • Entry enhancements that are minimal and subtle, that
         enhance the community character as a whole rather than
         encourage discrete, individual walled neighborhoods.
    • Entry enhancements that may include identification signs,
         themed lighting, character elements developed for The
         Resort, and enhanced hardscape and plantings which
         would draw from the palette of adjoining streets.
    • Entry enhancements that are small in scale and can be
         incorporated into the entry points of each development as
         a form of identification.

Relationship Between Buildings
Develop market differentiation while maintaining open relationships between product and building types.
Creating building design relationships, groupings and streetscapes that demonstrate variety and individuality
and contribute to the sense of place. Consider:
     • Signature detailing to establish the community’s architectural character in form, color, and
         materials.
     • Avoiding abruptly disharmonious and monolithic architectural style, color, and material
     • Window placement that respects the privacy of a neighbor’s outdoor area.

Building Form
Visual interest in the streetscape is created in part through building articulation and a variety of forms
between buildings. Consider:
    • Strong vertical accents and varied wall plane lines on front elevations.
    • Building forms appropriate to their architectural style.
    • Publicly visible balconies, verandas, and porches.
    • Front porches sufficiently sized to be usable for sitting when intended to provide outdoor private
         space for residents and businesses.
    • Eliminating overly repetitive, unarticulated building forms.
    • Avoiding style “appliqué” on inappropriate building forms (i.e. English half-timbering on 4:12
         pitch roof of a Tuscan home).
    • Avoiding unarticulated roof forms on a constant wall plate height.

Materials, Finishes & Details
Details and materials are important components of building style. Appropriate and well thought out detailing
enhances the perception of a community’s quality. In that regard, consider:
    • Integrating gutters, downspouts, and rainwater leader heads into the roof/wall detailing and
         designed as part of the facade.
    • Selecting roofing materials to be appropriate to their related style and pitch.
    • Changing materials at inside corners where the building plane changes direction.
    • Providing homes with a color palette that at a minimum includes a body color, trim color and accent
         color.



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              2.6 Landscaping
              The general landscape concept is to provide a basic planting
              direction along the neighborhood streets, in the retail areas,
              and other public spaces, while allowing future homeowners
              and business owners to individualize their landscaping. The
              following information describes suggested landscaping:

              Typical Front Landscaping
                  •   Select appropriate plant species based on neighborhood
                      style.
                  •   For each lot use a mix of shrubs, ground cover and turf,
                      as appropriate.
                  •   Provide a minimum of one backdrop accent tree per
                      residential unit (Front yard).
                  •   All Yards: Plant shrubs at the base of the building and
                      walls, vines on trellis structures, patio enclosure or
                      garden walls and turf.
                  •   Use larger shrubs adjacent to fences, walls and facades.
                  •   Plant vines on walls, fences, trellis/arbor and structures.
                  •   Provide access walks to entries.
                  •   Plant accent shrubs to highlight entries.
                  •   Install an automatic irrigation system in the front yard of
                      each residential home site.
                  •   Keep turf approximately 4’ to 8’ from the house edge and
                      from the side yard property lines to allow for foundation/
                      groundcover shrub planting.
                  •   Grade slopes to less than 3:1 surface gradient
                      wherever possible..
                  •   Plant slopes over 3:1 surface gradient with
                      groundcover and shrubs.

              Typical Corner/Side Landscaping
              Consider all requirements under the Front Landscaping
              section with the following additions:
                   • Provide a minimum of one backdrop tree per
                       residential corner side yard home site.
                   • Plant shrubs and/or ground cover from back of walkways to face of wall or fence.




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                                                  Parks & Open Space
                                                    Design Guidelines




3.0 Parks & Open Space Design Guidelines
The public areas within The Resort at Del Rey Oaks include pedestrian and bicycle facilities, golf cart paths, public streets, public
open space, parks, terraces, courtyards, and the passive and active areas of The Resort.




3.1 Parks & Open Space Goals
The vision for parks and open space comes from the inherent beauty of the region, the open grassland valleys and surrounding hills
dotted with mature trees, the sand and chaparral, and the landscape settings that complement the historic architecture. The vision for
The Resort at Del Rey Oaks is described in the following Goals below and is to be used as a guide in the design of parks and open
space, where feasible and appropriate.



                                                                  Del Rey Oaks Design Guidelines
                                                                     PARKS          & OPEN SPACE GUIDELINES
                       Goal #1: Preserve and Enhance Qualities of the
                       Area
                           •   Save healthy trees that will become the next
                               generation’s mature landscape;
                           •   Plant new trees that can continue to build on the
                               quality of the community and region;
                           •   Transplant rather then cut valuable trees and
                               shrubs, where feasible and appropriate,
                           •   Preserve the maximum, usable open space.

                       Goal #2: Draw from the Regions Natural and
                       Historic Landscapes
                           •   Integrate native species and plant communities
                               in areas that are not heavily used. Design for low
                               maintenance or no maintenance areas; native
                               species will have a natural tolerance to local
                               climate conditions and require less maintenance
                               then non-native species; and,
                           •   Explore using design expressions in select areas
                               that abstractly draw from the area’s heritage.

                       Goal #3: Convey the Identity of the Community and Neighborhoods
                           •   Explore design opportunities that reflect the vernacular inspired walls and fences, such as wrought
                               iron and eclectic masonry work; and,
                           •   Use indigenous materials such as local stone for paving.

                       Goal #4: Create Opportunities in the Community for Future Needs
                           •   Provide parks and open space areas with high quality landscapes and a strong,, attractive identity;
                               Create a network of trails and pedestrian connections that is well integrated with the existing
                               community and with the new residential areas. This will encourage the use of walking, use of the
                               golf carts, and bike trails and create a stronger sense of community;
                           •   Provide parks, open space and grass areas for impromptu pick- up games, casual unstructured rec-
                               reation, picnicking, and a diversity of other activities;
                           •   Create a sense of openness from within the project that could also provide an area for community
                               gatherings;
                           •   Use materials that are durable, low maintenance, sustainable, and ecologically appropriate;
                           •   Create a unified palate of materials and colors that provide a cohesive identity for the project and
                               pick up on the regional character of place;
                           •   Use different materials, colors, and plants in specific areas to create places within the community
                               that are unique;
                           •   Design for future flexibility so cultural shifts in recreation or special events can be accommodat-
                               ed;
                           •   Use architectural structures to embrace the landscape and make a strong connection between
                               inside and outside. Features unique to the architectural heritage of the community such as arbors,
                               pergolas, courtyards and colonnades create an edge that’s open and outside, but provide shade and
                               transitional space; and,




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                                                                                                                  Chapter 3
Goal #5: Landscaping Safety and Security
Use design to create a safe and secure environment. Maintain visibility throughout all public areas,
including the golf course and parking lots. Consolidate, define, and clearly mark pedestrian crossing zones.
Design paths for use by police cruisers in emergencies.


3.2 Parks & Open Space Design Guidelines
3.2.1 Community Landscaping
        Lawn Areas
        The proposed park in the center of The Resort at Del Rey Oaks has the potential to become a
        community amenity with a turfed open area available for any combination of pick-up games, play,
        passive recreation, relaxation, or community gatherings. Turf used for the lawn areas is encouraged
        to be of a type that is both drought tolerant and durable.


        Entry Monuments and Features
        Entry monuments are the gateway features that create a
        community. Functionally, they serve as signs for “The
        Resort” and they demarcate it as a special place. Aestheti-
        cally, their design can reflect and express the character and
        high quality of the community. They can be tied to the
        landscape and incorporate a rich palette of plantings and
        local indigenous material. The monuments are encouraged
        to have a formal relationship with the entry in order to
        create a connection from the community to the public and
        to contain accent lights to make the signs visible at night.

        Entry features can serve as more dramatic and formalized spaces that define the community. They
        can be defined by the artful treatments of an arbor, gentle land sculpting, and planting. They are
        encouraged to be dramatic and interesting as focal points for the community and provide a great
        opportunity to create ties to the area’s natural and cultural history.

                                       Arbors
                                       Arbors provide shade for picnickers, define spaces, mark entries
                                       with gateways, and create opportunities for a beautiful mix of
                                       plants. Their design can both tie to the region’s past and reflect the
                                       newness of the community.

                                       Trail Connections
                                       Trails and paths will connect the open space areas to The Resort.
                                       They can be an important cross axis for the site, providing internal
                                       connections among land uses, and can formally connect The Resort
                                       to the surrounding community and the greater region. Internally,
                                       the passive and active areas of the park can be connected with pe-
                                       destrian and bicycle trails. In addition to trails, less formal paths
                                       can also provide access to park facilities such as picnic areas.




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                                Children’s Play Areas
                                The play areas can be sited to provide good views in and out of the play area. Safety is the
                                most important consideration, but wear and tear and maintenance are also concerns with play
                                equipment. New play structures that meet all applicable safety and durability standards are
                                advised.

                                Open Space Typologies
                                Every plaza, terrace, and courtyard is encouraged to have its
                                own character, and together create a unified network of open
                                spaces. Within that network, open spaces vary in size and level
                                of activity based on use, anticipated amount of activity, location,
                                views, and linkages. Designs are encouraged to integrate the
                                open spaces to ensure every resident is in close proximity to a
                                variety of open space offerings.

                                Seating
                                Seating can be a welcomed amenity in plazas, courtyards, and
                                terraces. The design of seating is encouraged to create a variety
                                of social and semi-private areas that allow people to linger and
                                aesthetically enhance the space.


                       3.2.2 Parks & Open Space Materials
                       Quality materials will create exceptional public spaces with unique and timeless character. Products and
                       materials in the public realm are improved when they are durable and easy to maintain, resistant to the
                       coast’s variable weather extremes such as high winds, salt burn, heat, rain, and occasional cold snaps and
                       resistant to vandalism through the use of non-breakable parts, and scratch resistant and washable surfaces.

                       Examples of durable materials and finishes include:
                              a. Stainless Steel
                              b. Galvanized Steel
                              c. Powder coated Steel or Aluminum
                              d. Vinyl coated Steel or Aluminum
                              e. Painted Steel (multiple coats)
                              f. Masonry

                       3.2.3 Plants & Plantings
                       Plants at The Resort community can be a major design element for
                       enhancing character and the quality of place. Plants can define the street
                       edge, open space areas, golf course edge, plaza spaces, and add scale, visual
                       interest, and seasonal change. Layout and plant palette selection is encour-
                       aged to reinforce and define the public character of the community. Plants
                       emphasize the unique qualities of their context. Planting can be selected and
                       placed in such a way as to enhance rather then obstruct views. Using plants
                       and materials in interesting ways will create exceptional public spaces with a
                       unique and timeless character and quality.




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                                                                                                                    Chapter 3
         Water Efficient Planting
         The State of California has guidelines for water efficient landscaping. Conservation and efficiency
         in water use can be achieved with both water efficient planting and irrigation. For example:
         • Use low water use plants on the majority of the landscape area;
         • Plant turf only in “Practical Turf Areas” of active play and recreation; and,
         • Use only drought tolerant varieties of turf.

         Recommended Trees
         There are a wide variety of deciduous and non-conifer evergreen trees that are encouraged to be
         planted in areas to reinforce pedestrian connections, define edges and views, provide shade for
         seating areas, and add seasonal change and visual quality. Along streets, they can be used between
         the curb and sidewalk or along a walkway. Trees also play a major role in establishing identity and
         anchoring the corners of special nodes and intersections. All trees are encouraged to be selected
         for climatic hardiness, longevity, low water use, visual appeal, and desired design intent.

         Recommended Understory Planting
         Shrubs, groundcover, grasses and perennials can be used in planting strips, planters, borders, and
         other special areas of emphasis that can be enhanced with plants. Plants along the street edge
         can provide a buffer between pedestrians and vehicles and enhance the streetscape by reflecting
         the character of the area. Understory plants are encouraged to be selected not just for their form,
         texture, fragrance, and color, but also for their hardiness, water efficiency, and longevity. Planting
         of shrubs, groundcovers, grasses and perennials are encouraged to be multi layered to provide 4-
         season interest.

3.2.4 Illumination
Exterior lighting can provide safe and effective evening illumination for the pedestrian and vehicular areas
of roads, sidewalks, and walkways throughout The Resort community. Design can reflect the concept and
character of the community through illumination level, light fixture type, finish, color, and location. There
can be streetlights for roads and sidewalks, pedestrian lighting for sidewalks and walkways, building illu-
mination, and accent lighting on special architectural and landscaping features. Specialty lighting, such as
seasonal tree lights, is also encouraged.

         Types of Exterior Illumination
         • Streetlights and Fixtures are encouraged to be of two types:
         1) On main streets: pole mounted with twin arms that match
         the architectural style for the community. The roadside arm
         could hold an extended lamp to illuminate the road. On the
         sidewalk side, the arm could hold flower baskets, art, or
         banner arms.
         2) On secondary streets: single armed on 14 foot high poles
         to reduce glare and the impact of lighting on residences. Light
         is also encouraged to be focused downward and shielded from
         the night sky.

         • Path and Stair Lights
         In less traveled areas where bollards may be too large, footpath
         lights can be acceptable as a means to illuminate a secondary
         path. On stairways, inset stairway and stair step lights are en-


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                               couraged to ensure pedestrian safety and way finding.

                               • Building Mounted Lights
                               Building mounted lights can be used to light walkways, terraces, courtyards, plazas, and planting
                               in appropriate areas. Because building lights may be turned off, building lighting can’t be
                               depended upon exclusively for illuminating walkways and other areas where safety is a concern.
                               Fixtures are encouraged to be selected and located to cast downward and be shielded to minimize
                               glare. Lighting from buildings can be balanced with street lighting to ensure areas are not over lit.

                               • Accent Lighting
                               Accent lighting can be used to emphasize special features such as fountains, sculptures, wall
                               niches, signs, planters, or trees for decorative effects and can be inconspicuous and durable.
                               Small scale accent lights such as LED based fixtures can be used for way finding or as special
                               design elements.

                               • Special Event Lighting
                               Lighting used for special events can include
                               decorative lighting for holiday seasons or other
                               community park event lighting. Special event
                               lighting can be designed for use during event and
                               non event times. Seasonal decorative lighting
                               during holidays and holiday events is encouraged.

                               • Parking Lot Lighting
                               Lighting for parking lots provides continuity when the fixtures are similar to the streetlights,
                               using a pole mounted fixture. Lighting for drive aisles that access parking from streets is encour-
                               aged to be of a higher illumination level to ensure safe visibility. Likewise, areas of potential
                               conflict between pedestrian and vehicles are also encouraged to be well lit for safety. In some
                               cases, parking lot lighting can be done with other fixtures such as building mounted lights that
                               are integrated into structures. In all cases, fixtures for parking lots are encouraged to be chosen
                               and placed to shield and focus the light into the parking lots and away from existing and new
                               neighbors.

                       3.2.5 Furnishings
                       Exterior furnishings provide public amenities that establish a high quality and consistent urban design in
                       the streetscape, reflecting the context of the area and helping to establish the unique qualities of places
                       within The Resort community. These elements are encouraged to be integrated into the overall site design
                       where appropriate. The amount of exterior furnishings should be appropriate to the level of use rather then
                       creating too much clutter.

                               Benches
                               Benches can be integrated into the streetscape and
                               open space areas where people may be gathering.
                               They can also be located in public areas that
                               provide opportunities for views to the golf course,
                               people-watching, catching sun or shade, waiting
                               for others, and finding some semi-private space
                               for reading and relaxation. When possible, bench
                               design is encouraged to be integrated into the


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                                                                                                                    Chapter 3
        design of walls and planters. Freestanding benches should be selected for durability and design.
        Benches are encouraged to relate to the streetscape aesthetic and architectural character of the new
        community.

        Trash Receptacles
        Trash cans are encouraged to be located in public gathering areas, areas of high pedestrian
        activity, and areas that produce trash, including concessions and cafes. Design of the trash recep-
        tacle is also encouraged to relate to the streetscape aesthetic and architectural character of the new
        community.

        Bollards
        Bollards can be used to protect pedestrians from vehicles in areas where pedestrians access
        walkways, paseos, and public plazas. Bollards can be permanent but placed to allow for
        emergency vehicles to be able to travel around. Permanent bollards define edges and entrances
        to pedestrian areas and control vehicular access. They integrate illumination in pedestrian areas.
        Bollards are encouraged to be limited to locations that do not interfere with parking, deliveries,
        and other functions.

        Bicycle Amenities
        Bike racks are encouraged to be placed in areas where bikers need
        to park when visiting open space or recreational facilities and are
        to be double-poled and wide for resting the entire bike against the
        rack. Although they are primarily utilitarian, the chosen style is
        encouraged to relate to the aesthetic of the neighborhood.

        Signage
        A coordinated hierarchy of signage can be used for identifying
        streets and destinations throughout The Resort at Del Rey Oaks. Along the streets, small signs
        of a coordinated design are encouraged to mark roads and key destinations, such as the retail area
        and park areas.

        Tenant identity is often integral with the elevations or form of a particular building. Customiza-
        tion of these elements to meet tenant requirements that occur within the overall character and
        context of the design guidelines will strengthen the image of the Resort.

        Special Event Banners
        For special sports events, community festivals, markets, or other events, small
        banners can be used on a temporary basis. Banners may be attached to the
        sidewalk side of streetlights on the community’s main streets.

3.2.6 Fences, Gates, Railings & Walls
Fences, gates, railings, and walls can provide safety, security, screening and privacy. Their design is en-
couraged to be compatible with each other through form, materials, and finishes. Their design can be influ-
enced by the use and neighborhood context to reflect the architectural character of The Resort at Del Rey
Oaks.




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                              Solid Decorative Fences
                              The solid decorative fence is a solid fence designed to be compatible with the surrounding
                              buildings. Solid decorative fences can create a visual barrier for the screening of trash dumpsters
                              and utility areas. They can also be used to screen mechanical equipment on the ground or roofs
                              if it cannot be screened with architectural features or landscape.

                              Gates
                              Gates create focal points within a fence. Their design is encouraged to be differentiated from the
                              fence and create an area of emphasis and demarcation.

                              Hand Railings & Guardrails
                              Hand railings can be used for stairways, steep ramps, and other areas where a rail will help assist
                              in self-balancing as one transitions along grade changes. Guardrails are also encouraged where
                              there is a steep grade drop-off or other potential safety hazard.

                              Tree Grates
                              Tree grates are encouraged to be used for all street trees
                              placed along sidewalks that are not part of a planting strip
                              area. ADA compliance is recommended as is a minimum size
                              of 4 feet x 4 feet. Tree guards protect trees in active areas
                              that are vulnerable to damage from vehicle bumpers or door
                              swings.

                              Planters, Pots, and Boxes
                              Planters are encouraged in plazas and other open spaces and
                              can be raised 12 inches to 24 inches with seat walls at the edges to protect plants from pedestrian
                              “short cut” paths and trampling. Pots and planter boxes can be used at public building entries
                              where building maintenance personnel can care for them. Plant pots and boxes will be more
                              effective if they are at least 18 inches deep and have a minimum of an 18 inch diameter.

                              Walls
                              Walls provide edges, grade retention, spatial definition,
                              and privacy. They can also enhance the design character
                              of The Resort. Their design is encouraged to reflect the
                              community environment by recalling historic wall design
                              with materials, stone or masonry unit size, and joinery.
                              Materials, texture, and color can be used to make walls
                              visually interesting and compatible with architectural and
                              landscape design.

                              Seat Walls
                              Seat walls are walls that are 12 inches to 24 inches high and provide opportunities for seating.
                              They can be topped with an appropriate cap stone or feature that allows for comfortable sitting.
                              Seat walls may be freestanding or retaining walls and are encouraged to be considered in lieu of
                              benches where the opportunities exist.




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                                                                                                            4
                                                                Circulation
                                                          Design Guidelines




4.0 Circulation Design Guidelines

4.1. Executive Summary
The Circulation Design Guidelines provide recommendations for a hierarchy of streets, walkways, and trails throughout the develop-
ment area. The street hierarchy is intended to create a seamless pedestrian network through and around the site and into the adjacent
community. Walking and biking are encouraged throughout the community by providing street trees in parkways, minimizing the
number of driveway curb cuts, and incorporating traffic calming measures.




                                                                 Del Rey Oaks Design Guidelines
                                                              CIRCULATION DESIGN GUIDELINES


              4.1.1 Circulation Goals – Vehicular
              Streets are not only functional systems that allow vehicles to flow smoothly and safely to and from parking,
              they are an important building block in creating a rich and vital pedestrian environment. Streetscape
              design is one of the major components in the creation of connectivity through a new community, linking
              the public and private realms and tying them to the fabric of the surrounding neighborhood. Streetscape
              design improvements can provide scale, separation from traffic, seasonal color, identity, and make a more
              pedestrian friendly environment for residents and neighbors. The following Circulation Goals are offered
              as suggestions for creating streetscapes at The Resort.

              Goals #1: Create the New Community Identity
              The new community will be experienced from both the streets and sidewalks. Streetscape design is an
              essential part of the palette in creating the character of the new community.


              Goals #2: Develop Livable Urban Space
              To create a livable urban space, the streetscape design is encouraged to focus on making a place for pedes-
              trians and vehicles.


              Goal #3: Minimize Impervious Surfaces
              Minimal lane sizes will increase the streetscape area for street trees and planting areas and decrease the
              amount of impervious surface. Minimizing impervious surfaces and maximizing planted area are better for
              the environment and require less storm water and water quality treatment systems.


              Goal #4: Create Planted Edges
              In areas of high vehicle traffic and potential high use by pedestrians, separating pedestrians on the sidewalk
              from car lanes with a landscape strip and/or street trees can create a safer pedestrian environment.


              Goal #5: Maximize Street Trees
              Street trees can be one of the most important
              elements of a quality streetscape. Larger
              specimen trees are encouraged to be used along
              the main loop road. A unique way to define
              residential neighborhoods is to differentiate the
              type of street trees in each neighborhood.


              Goal #6: Install Streetscape Amenities
              Streetscape amenities, such as decorative
              lights, special paving, benches, street trees, a
              planter strip, and where appropriate, hanging
              flower baskets, are encouraged to be incor-
              porated into all main streets. Design of these
              amenities is encouraged to be in keeping with
              the Open Space Design Guidelines.




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                                                                                                                   Chapter 4
Goal #7: Maximize Visual Interaction
Site plans and building designs are encouraged
to be oriented to maximize visibility to and from
interior building uses and residences, providing
views into the streetscape, open spaces and the
public realm.


Goal #8: Create Seamless Vehicular Access and
Circulation
Connecting the project site with the surrounding
neighborhoods is important to retaining a clear
sense of public access. Access and circulation
are intended to be relatively seamless within The
Resort. The project will be an extension of the
community fabric and public park system of Del
Rey Oaks rather then a self enclosed development.




4.1.2 Circulation Goals - Pedestrian & Bicycle
The Resort at Del Rey Oaks is envisioned to be a pedestrian-oriented community with public access to the
golf course, retail and office areas, and open space. Various types of walkways, including sidewalks, trails,
golf cart paths, and greenways can provide access and circulation for pedestrians. Likewise, safe and well-
planned bicycle routes and facilities can provide connections throughout the site and to the surrounding
neighborhood. This pedestrian and bicycle system of internal linkages is encouraged to connect both new
and existing residents to each other and to the ample public spaces and amenities within The Resort. In
that regard, the following Circulation Goals are suggested:

Goal #1: Establish a Non-Motorized Network
Create a system of walkways, golf cart paths and bike routes along streets and through greenways that will
be the dominant means of access between the various neighborhoods, public spaces, golf course, and other
uses.


Goal #2: Provide a Hierarchy of Key Circulation Linkages
Create a hierarchical system of pedestrian ways that will provide main access ways to key linkages and
destinations, as well as minor connections to all other areas.


Goal #3: Make Pedestrian and Bicycle Facilities Safe
Safety is the most important consideration. To make pedestrian facilities safer, it is encouraged that their
design:
     •   Reduce and combine street crossings;
     •   Coordinate pedestrian circulation systems with bus and car circulation to minimize potential
         conflicts;
     •   Separate traffic lanes from sidewalks, walkways, golf cart paths and trails;
     •   Use CPTED (Crime Prevention Through Environmental Design) principles for pedestrian areas;


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                   •   Create accessible paths that are lit and without any visual obstruc-
                       tions and hiding places
                   •   Locate crosswalks, stop signs, and stop lines at main roadways to
                       control traffic for pedestrians to safely cross; and,
                   •   Ensure clear lines of sight at proposed access points by locating
                       utility poles, private signs, and other equipment/fixtures so as not
                       to obstruct sight lines, and by selecting appropriate vegetation.


              Goal #4: Integrate Facilities with Surrounding Community
              Improve and provide safe pedestrian and bicycle connections to the
              network of pedestrian and bicycle paths that lead to the surrounding
              community.


              Goal #5: Meet All Accessibility Requirements and Standards
              Design all pedestrian facilities to meet Federal, State, and local standards and regulations for Accessibility
              and ADA.


              Goal #6: Integrate Facilities with Surrounding Community
              Improve and provide safe pedestrian and bicycle connections to local neighbor residences, schools, parks,
              surrounding commercial retail areas, downtown, and other surrounding neighborhoods.


              Goal #7: Meet All Accessibility Requirements and Standards
              All pedestrian facilities must meet Federal, State, and local standards and regulations for Accessibility and
              ADA.




              4.2.1 General Jim Moore Boulevard & South
              Boundary Road
              The Fort Ord Reuse Authority is the lead agency for the design and construction of improvements to
              General Jim Moore Boulevard and South Boundary Road. The City of Del Rey Oaks, in conjunction with
              The Resort at Del Rey Oaks, has the opportunity to upgrade the landscape, lighting, and other improve-
              ments to be located within the rights-of-way.

              If funds are available for these upgrades, it is
              recommended that they be designed to create
              a special sense of arrival associated with The
              Resort. Landscaping can be enhanced along
              each side of the road and in medians, if and
              where there is space, to signal one’s arrival at
              The Resort and the beginning of an experience
              that is unique to the resort community.

              Trees, shrubs, and plants can be clustered and/


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                                                                                                                     Chapter 4
                                                            or used to create a visual rhythm that reinforces
                                                            a “sense of place”. Plant color, height, density,
                                                            and variety are all ingredients that be used to
                                                            create the appropriate effect. Continuation of
                                                            the lighting and landscape theme within The
                                                            Resort or the blending of it with a compatible
                                                            theme inside The Resort will further enhance
                                                            the overall image of the development.



4.2.2 Circulation Guidelines – Vehicular
The character of the streets will help to establish and reflect the quality of each development and The
Resort as a whole. Each street type will have shared elements that unify all streets and convey a unique
sense of place. The following streetscape layout and dimensions are recommended:

Streetscape Typologies
Type 1: Main Entry Boulevard (90’ R.O.W.)
    •   Serving as the Main Entry to the project, this is a uniquely located street within the project site. It
        is intended to be a high volume low speed urban street that anchors the retail, boutique hotel, and
        senior residential components of the project.

    •   The Main Entry is encouraged to consist of two, 10-foot wide travel ways and two, 5-foot bicycle
        lanes with no parking on either side of the roadway. Ornamental landscape trees are encouraged
        to be provided along each side of the roadway in designated areas. Enhanced paving is suggested
        at all intersections. Eight-foot pedestrian sidewalks align both sides of this street.

    •   The roadway is designed to have vertical curb and gutter, and curb returns with a 20-foot radius.
        Street width at intersections is encouraged to be 30-feet as a traffic calming measure and to
        shorten the walking distance for pedestrians.

    •   Where appropriate, buildings are encouraged to be setback from the right-of–way a minimum of
        13-feet and a maximum of 30-feet to create interest in the streetscape as well as small plaza spaces
        for outdoor dining and gathering.

    Please see Exhibit 4.1 on page 33 for an example of this street typology.


Streetscape Typologies
Type 2: Resort Drive(100’ R.O.W)
    •   The main arterial traversing through the project is Resort Drive. This road will provide access to
        all the residential areas, Resort Hotel, and golf course.

    •   The loop road is encouraged to consist of a 34-foot wide road section within a 100-foot right of
        way. With these dimensions, the paved section can accommodate two twelve-foot wide travel
        lanes and a bicycle lane of 5-feet on each side. The roadway is encouraged to have a vertical curb
        and gutter, and curb returns within a 20-foot radius. Width at street and carriage-way intersec-
        tions and between parking bays is encouraged to be 34 feet as a traffic-calming measure and to
        also shorten the walking distance for pedestrians.


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                  •   A 10-foot landscape setback from property line to curb is provided on the outboard (BLM) portion
                      of the right-of-way. An additional 56-foot setback is encouraged on the inbound golf course side.
                      This 56-foot setback could house a 10-foot landscape buffer from the loop road, an 8-foot path
                      along the loop road, as well as an 8-foot meandering golf cart path. Access to neighborhood
                      streets is provided via the loop road system.

                  •   Roundabouts are used at street intersections with 2-lane arterials. They consist of one, 12-foot
                      wide travel lane with an inside radius of 50 feet and an outer radius of 62 feet. Center islands and
                      any medians can be fully landscaped.

                  Please see Exhibit 4.2 on page 34 for an example of this street typology.


              Streetscape Typologies
              Type 3: Neighborhood Street (56’ R.O.W)
                  •   Neighborhood streets are internal streets, the primary purpose of which is to provide access
                      between individual residences and arterial streets. These are intended to be low volume streets
                      with a designed speed of 25 miles per hour.

                  •   Neighborhood streets are encouraged to consist of a 36-foot wide road section within a 56-foot
                      right of way. With this width, the paved section could accommodate two ten-foot wide travel
                      lanes and on street parking on both sides in designated parking bays. The roadway is encour-
                      aged to have vertical curb and gutter, and curb returns with a 20-foot radius. Width at street and
                      carriage-way intersections is 22 feet as a traffic-
                      calming measure and to also shorten the walking
                      distance for pedestrians.

                  •   A 5-foot sidewalk is desirable on both sides of the
                      street and to be separated from the parking areas by
                      a 5-foot wide parkway strip. Direct vehicular access
                      occurs from residential lots to the street

                  Please see Exhibit 4.3 on page 35 for an example of this
                      street typology.


              Streetscape Typologies
              Type 4: Carriage-way (20’ Access Easement or R.O.W)
                  •   Carriage-ways are generally located behind residential lots. Their purpose is to provide service
                      access and resident vehicular access to garages. They’re shown with a minimum paved surface
                      of 20-feet within a 20-foot access easement or right-of-way. Garage doors are encouraged to be
                      setback 4-feet from the edge of the pavement and a minimum of 14-feet from the centerline of the
                      paved surfaces. No resident or guest parking is provided within the carriage-ways except in des-
                      ignated parking spaces.

                  Please see Exhibit 4.4 on page 36 for an example of this street typology.




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                                                                                                                     Chapter 4
Crosswalks and Curb Ramps
Handicap accessible ramps and crosswalks are required at all street
crossings and curb returns. Primary crosswalks are encouraged to be 10
feet wide with 1 foot light integral colored concrete edge bands with a
scored grid field or pavers in between.

Roundabouts
Traffic Circles are special intersection treatments that form transitional
nodes and focal points that calm traffic and create the opportunity for
added special interest. Their design can greatly enhance the aesthetic
quality of the surrounding areas. Pedestrian surfaces connecting the outer ring provide place making
consistency and unity with the connecting sidewalks. Center island areas have ample opportunities to add
design enhancements such as planting and art. Because stop signs may not be required at a traffic circle,
crosswalk design becomes very important.

Traffic Visibility
Traffic safety visibility area is a 30-foot x 30-foot triangle from intersecting lines projected from face of
curb. Views are open from 2 feet to 6 feet high, except utility poles, sign poles, and tree trunks.



4.2.2 Circulation Guidelines – Pedestrian & Bicycle
Sidewalk Design
At The Resort at Del Rey Oaks community, sidewalks are encouraged to be constructed of concrete with
a rectilinear grid working within 12- foot expansion joint spacing. Between the trowel lines, a textured
finish such as light broom is suggested.
Other Public Walkway Types
     •   Trails – Trails are main walkways located off of streets. At The Resort at Del Rey Oaks
         community, trails are encouraged to be 8 feet wide and constructed of concrete. Trails include the
         main park loop trail, key connector trails, and greenways.
     •   Golf Cart Paths – Paths are suggested to be 8 feet wide minor access ways constructed of crushed
         gravel. Paths provide access to the golf course.
     •   Paseos – Pedestrian walkways between public buildings are suggested to be at least 10 feet wide.
         If vehicular access for service vehicles is required, 20 feet wide is the suggested minimum.

Bike Routes
Bike areas are intended to be accommodated along Resort Drive connecting to South Boundary Road and
General Jim Moore Boulevard, creating a bicycle loop around The Resort.

Bike Parking & Storage
Secure bike parking facilities are encouraged to be provided at key active and passive park facilities and
located inside or outside of buildings. Facilities are intended to be safe, secure, convenient to use, be well
lit, located near building entries, and be integrated into the architectural design.




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              4.2.3 Parking

              Off-Street Parking Guidelines
              Off-street parking, including parking lots, can often have an undesirable effect on a community when it
              disconnects people from public spaces, creates visual and physical barriers, or provides unsafe conditions.
              The demand for off-street parking is reduced by encouraging the use of non-motorized transportation with
              strong trail linkages, golf cart paths and bicycle facilities, and by having access to transit for daily needs.

              Create safe and secure parking areas by:
                  • Using appropriate lighting to eliminate dark hiding places, clearly marking any unobstructed
                       access ways for users from parking, and increase visibility for users and security systems to
                       monitor activity.
                  • Locating parking areas close to facilities to reduce the distance and time it takes to go from
                       parking lots to the facility.
                  • Providing on-street parking next to active areas. Activity reduces crime.
                  • Providing clear visibility, unobstructed by signs, landscape, or buildings from street to parking
                       lots.

              Minimize the visual impact of parking by:
                  • Locating parking areas behind tree groves and out of view corridors. This will mitigate the
                     parking from residential and entry drive views.
                  • Planting parking lots with trees and shrubs to reduce the parking lot’s visual impact.
                  • Buffering parking lots from existing residents with decorative walls and evergreen trees.

              Pedestrian connections are encouraged to be integrated into the parking lot layout to provide safe, clear,
              and unobstructed access. For pedestrian access areas, special emphasis can be provided through distinc-
              tive materials, colors, and patterns. Parking stall dimensions, aisle widths, loading areas, and layout shall
              conform with these and all other standards, codes, and regulations of the City of Del Rey Oaks unless
              otherwise approved by the City. Parking lot landscape will be important in mitigating the large expanse of
              asphalt. All trees, shrubs, and groundcovers are encouraged to be low maintenance and served by a water
              efficient irrigation system.


              On-Street Parking Guidelines
              Creating safe and well landscaped parking that provides convenient access to public amenities, residences,
              and retail areas is important. On-street parking is encouraged to be integrated into most streets and include
              well-defined pedestrian access ways.

              On-street parking can either be angled or parallel to the curb. Parallel parking is encouraged to be 8 feet
              wide x 21 feet long. Angled parking is encouraged to be 9 feet wide x 18 feet long. For angled parking, a
              2-foot overhang can be allowed if the overhang is in an 8’ min. landscape area.

              For parking guideline, please refer to Table 1-1 of the Resort at Del Rey Oaks Project Description.




     Del Rey Oaks - DESIGN GUIDELINES
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CIRCULATION DESIGN GUIDELINES




                                                                           Chapter 4


EXHIBIT 4.1 - TYPE 1, MAIN ENTRY ROAD
                                        Del Rey Oaks - DESIGN GUIDELINES
                                                                           31
                                        CIRCULATION DESIGN GUIDELINES




                                        EXHIBIT 4.2 - TYPE 2, RESORT DRIVE
     Del Rey Oaks - DESIGN GUIDELINES
32
CIRCULATION DESIGN GUIDELINES




                                                                               Chapter 4


EXHIBIT 4.3 - TYPE 3, NEIGHBORHOOD STREET
                                            Del Rey Oaks - DESIGN GUIDELINES
                                                                               33
                                        CIRCULATION DESIGN GUIDELINES




                                        EXHIBIT 4.4 - TYPE 4, CARRIAGE WAY
     Del Rey Oaks - DESIGN GUIDELINES
34

				
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