HomeMy WebLinkAboutItem 6.1 Sunflower Hill at Grace Point
STAFF REPORT
Planning Commission
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Agenda Item 6.1
DATE: December 9, 2025
TO: Planning Commission
SUBJECT:
Sunflower Hill at Grace Pointe (PLPA-004232-2025)
Prepared by: Gaspare Annibale, Senior Planner
EXECUTIVE SUMMARY:
The Applicant, Sunflower Hill in partnership with Satellite Affordable Housing Associates
(SAHA), requests approval of a Site Development Review Permit to construct a three -story
multi-family apartment building with 59 affordable units for people with intelle ctual and
developmental disabilities and one manager’s unit. The development includes a community
room, makers space, fitness room, and amenitized central courtyard. The Planning
Commission will also consider a determination that the proposed project is co vered by the
SCS Dublin Environmental Impact Report (EIR) and no further environmental review is
required.
STAFF RECOMMENDATION:
Disclose ex-parte contacts, conduct the public hearing, deliberate and adopt a Resolution
approving a Site Development Review Permit for the Sunflower Hill at Grace Pointe project.
DESCRIPTION:
Background
The Sunflower Hill at Grace Pointe (Grace Pointe) project site is part of the larger Dublin
Centre project (formerly known as SCS Dublin). The Dublin Centre (or The DC) project is
located on 54 acres between Tassajara Road and Brannigan Street, north of Dublin Boulevard.
The DC project by Landsea Homes is a mixed-use development which includes 500 residential
units, 105 accessory dwelling units, approximately 38,000 square feet of retail commercial
uses, a public park, a community center and a 1.89-acre Public/Semi-Public site for affordable
housing, which is the subject of this Staff Report.
As shown in Figure 1 below, the project site is located at the northwest corner of Dublin
Boulevard and Brannigan Street in Planning Area 2 (PA-2) on a portion of Assessor Parcel
Number 985-0051-006-00. The site is generally flat, and the proposed Project will not impact
any slopes or other topographic features. The General Plan and Eastern Dublin Specific Plan
land use designation is Public/Semi-Public and is zoned Planned Development subject to
Ordinance No. 14-22.
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Figure 1. Project Location
In 2022, the City Council approved the SCS Dublin project which included certification of the
Final Environmental Impact Report (Resolution No. 135-22), General Plan and Eastern Dublin
Specific Plan Amendments (Resolution No. 136-22), and Ordinances approving Planned
Development Zoning with Stage 1 and Stage 2 Development Plans and a Development
Agreement (Ordinance No. 14-22 and No.15-22). On February 5, 2025, the City Council
approved an Affordable Housing Agreement (Resolution No. 10 -25).
In accordance with the Development Agreement and Affordable Housing Agreement, Landsea,
the developer of the Dublin Centre project, will complete the rough grading of the affordable
housing site and associated improvements (i.e. curb, gutter, sidewalk, landscape, irrigation,
and access roadways on all sides of the site). Landsea will then dedicate the project site to the
City or its designee, which is Sunflower Hill. The City issued the sitework permit for the
associated on-site improvements on PA-2 in September 2025.
On March 18, 2025, the City Council held a study session to provide Sunflower Hill with the
opportunity to share their initial design with City Council. As part of the study session, the City
Council provided feedback to soften the white color of the building, include a pet relief area
and evaluate the parking demands.
Analysis
The proposed Grace Pointe project consists of the construction of a three-story multi-family
apartment building with 59 affordable units for people with intellectual and developmental
disabilities (I/DD) and one manager’s unit. The development includes 36 parking spaces, a
community room, makers space, fitness room, and amenitized central courtyard.
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Site Development Review Permit
Pursuant to Dublin Municipal Code (DMC) Section 8.104.040(C)(4), all new principal structures
require Planning Commission approval of a Site Development Review (SDR) Permit. In
addition, all new multi-family residential development projects are required to comply with the
Citywide Multi-Family Objective Design Standards (MFODS). The purpose of the MFODS is to
ensure that new multi-family development in Dublin provides high quality architecture,
appropriately connects to its surroundings, includes well designed amenities and open spaces,
promotes sustainability, and contributes to walkable and safe environments. The MFODS are
intended to guide property owners, applicants/developers and design professionals and
provide clear design direction that enhances an area’s unique character and ensures a high-
quality living environment that will be desirable and hold its value over time, while encouraging
creative design that enriches the community of Dublin. Projects requesting any deviation from
the MFODS must be reviewed under the discretionary SDR process. In order to ap prove an
SDR application, the City must make all of the findings contained in DMC Section 8.104.090,
particularly DMC Section 8.104.090.B, as outlined below.
8.104.090.B. The proposal is consistent with the provisions of this Title, Zoning. For new
multifamily residential development only, the proposal is either consistent with all of the
Citywide Multifamily Objective Design Standards adopted pursuant to
Section 8.36.020(B); alternatively, if the proposal deviates from one or more objective
design standards, then the proposal is consistent with the purpose and intent of the
applicable standard.
Staff reviewed the proposed project for compliance with the MFODS and found that project is
either consistent with the objective design standards or meets the intent of the standards. An
overview of the objective design standards that are met through intent is provided in
Attachment 3. For the objective design standards not included in the Attachment, the project
either fully complies, or the objective design standard is not applicable to this project.
The project is includes a concession under the State Density Bonus Law for objective design
standard 3.1(E) for a minor exception to minimum building offset. An explanation of the State
Density Bonus Law and the request is further described below.
State Density Bonus Law
The California Density Bonus Law, first enacted in 1979, was designed to encourage the
construction of affordable housing by allowing developers to exceed local zoning limits on
density in exchange for including a certain number of affordable units. The law has been
significantly updated over time and these amendments have consistently aimed to strengthen
the incentives available to developers, making it easier to build affordable and senior housing
projects.
Cities and Counties are required to grant a density bonus and other incentives or con cessions
to any housing project with at least five housing units that provides a minimum number of
permanently affordable housing units. The city or county is required to provide one or more
(and up to five) incentives or concessions to each project which qualifies for a density bonus.
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An incentive or concession is intended to help make the development of eligible housing
projects economically feasible.
The proposed project seeks two concessions to reduce site development standards/design
requirements. These two small concessions would result in identifiable and actual cost
reductions to support the development of affordable housing:
1. Reduced Parking. The project is subject to the parking requirements of DMC Chapter
8.76 Off-Street Parking and Loading Regulations and is required to provide 120 parking
spaces (2 spaces per unit). The project proposes a reduction to 36 parking spaces and
requests a concession under State Density Bonus Law for a modified parking standard.
In order to meet the parking requirements and provide 120 parking spaces, the project
would require structured parking or parking lifts, which is not financially feasible for a
project of this size. The applicant, who operates other I/DD communities, provides that
less than 10 percent of households will include people who will drive and that many
residents are gone all day at day programs. Caregivers are the anticipated primary
users of the parking lot with many being on shifts coming and going at different times of
the day. Furthermore, the project is located along a rapid bus route (Tri-Valley Wheels
bus Route 30R) with connections to the Dublin/Pleasanton BART station.
2. Multi-Family Objective Design Standard 3.1(E) Building Form and Massing. As
discussed above, the project is subject to the City-wide MFODS and under Chapter 3.1
Building Form and Massing, elevations not facing a primary street shall have an
average of a five-foot offset. The project does not meet this requirement for the left
courtyard and west elevations and provides an average offset of 3’-8” and 2’-10”
respectively. The project requests a concession under the State Density Bonus law for
an exception to this design standard. The articulation of the building is driven by the unit
plan design, and the unit plans have been designed to be appropriately sized for this
resident population. Increasing projections to meet the five -foot offset requirement
would add costs to the building by adding space without doing so in a manner that was
optimized for the livability of the unit necessary for the residents. Although these two
elevations do not meet the exact standard, variation in color and roof forms further
highlight changes in depth. In addition, offsets are provided more frequently than
required on other elevations providing a balance in the overall design. This resident
population requires more amenities than would typically be provided for an affordable
housing project, the larger movements at the amenity spaces are balanced with quieter
facades at less prominent elevations.
Architecture
The project’s architectural style utilizes a contemporary design approach that seamlessly
integrates with the aesthetic of the larger Dublin Centre project. The exterior employs
complementary colors and simple details with clean lines in keeping with the architecture used
on the adjacent townhouses in Dublin Centre. The massing of the building is broken up using
reveals, paint color changes and articulation, allowing the scale to visually appear pedestrian -
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oriented. Architecturally, the building features articulation on all sides and appropriate variation
in the wall plane and roof forms, while a palette of durable body and accent materials of stucco
and fiber cement lap siding has been chosen with the overall community in mind (refer to
Figures 2 and 3 below).
Figure 2. Perspective View: Corner of Dublin Boulevard and Brannigan Street
Figure 3. Perspective View: Aerial
Site Design, Access and Circulation
The project site would be accessed to the north from a new private road provided as part of the
Dublin Centre project. The main driveway would be located off this street providing direct
access to the parking lot and main building entry (refer to Figures 4 and 5). The project’s
location and site design provides multiple pedestrian connections from Brannigan Street to the
project. Since this project is designed around a resident population with I/DD, protected
internal circulation that is secure is of upmost importance. The U-shaped building design and
secure perimeter fencing provides a safety barrier where internal pedestrian pathways and
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connections are emphasized within the central courtyard .
Figure 4. Site Access
Figure 5. Proposed Site Plan
Landscape and Amenities
The project would provide approximately 26,212 square feet of new landscape area, including
a new parking lot, site perimeter, building façade/central courtyard, and bio -retention
landscaping. Plants have been proposed using texture, color and size variation so that they will
provide a rich visual tapestry for passersby as well as to create an appropriate canvas for the
building to sit within. Plant massing and overall arrangements are proposed to perform
logistical solutions (i.e., screening), but also to create larger overall movements for visual relief.
The Planned Development conceptual landscape design requires the following landscape
design standards for the project:
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Treat the site' s storm water in a set of basins throughout the site that are linked to
the site' s water infrastructure, or for areas where regional treatment was previously
approved, treat the site' s stormwater in a regional stormwater treatment basin.
Create a visual buffer and soften the edge between the public realm and the site.
Utilize plants that provide a year-round vegetated landscape with seasonality, color,
and interest for an attractive visual environment.
The project’s conceptual landscape plan would provide two stormwater treatment basins along
Brannigan Street that would be linked to the site’s water infrastructure. This coupled with site
perimeter landscaping along Dublin Boulevard and Brannigan Street would provide a visual
buffer that would soften the edge between the public realm and the project. The plant palette
would reference that of the adjacent Dublin Centre project to the north and west providing
year-round vegetated landscape with seasonality, color and texture for a visually appealing
environment.
Internal to the project site, the proposed project would feature a spacious courtyard with
decorative landscaping, several informal shaded seating areas, a lawn area for lounging and
games, multi-purpose sport court, shaded patio with BBQ’s adjacent to the main community
room, and a community garden. The metal picket fence along Brannigan Street secures the
courtyard while also providing visual connectivity to the streetscape. Outside of the central
courtyard, the project includes an art garden/makers room breakout area, pedestrian pathways
providing connectivity to the surrounding area, and a pet relief area with waste s tation (refer to
Figure 6).
Figure 6. Proposed Landscape and Amenities
Public Art
The City’s public art requirement does not apply to 100% low-income housing projects.
Consistency with General Plan, Specific Plans and Zoning Ordinance
The proposed project is consistent with the General Plan and Eastern Dublin Specific Plan
(EDSP) land use designation of Public/Semi-Public. Development of housing on a site
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designated on the General Plan Land Use Map as Public/Semi-Public Facilities shall be
considered consistent with the General Plan when it is developed by a non -profit entity and
serves to meet affordable housing needs or the housing needs of an underserved economic
segment of the community. Determination as to whether housing should be permitted on a
specific Public/Semi-Public Facilities site and the acceptable density and design is through the
Planned Development. The proposed project would be developed by Sunflower Hill in
partnership with Satellite Affordable Housing Associates, which are both non-profit
organizations that provide affordable housing for low-income individuals and families. This
project would create 59 new homes for people with intellectual and developmental disabilities
that support independence and interdependence. The project is subject to Planned
Development Ordinance No. 14-22 which established a maximum density of 50 units per acre.
Housing Element
The Grace Pointe project site is designated in the 2023 -2031 Housing Element as an
opportunity site that can accommodate up to 100 lower-income affordable housing units. The
“No Net Loss” law requires local governments to take certain steps when a project is approved
with fewer units than were identified for the site in the local government’s Housing Element. In
approving the project, the local government must determine whether the remaining sites in the
Housing Element are adequate to meet the regional hou sing need. If the remaining sites are
inadequate, the local government has 180 days to “make available” additional sites to
accommodate the need. (See Gov. Code, § 65863, subds. (b)(2) and (c)(2).)
Approval of the Site Development Review Permit for 59 affordable housing units would require
the City find whether the shortfall of 41 lower-income units can be accommodated on the
remaining sites identified in the Housing Element. In conjunction with its adoption of the 2023 -
2031 Housing Element, the City Council approved a rezoning, in coordination with the
Alameda County Surplus Property Authority, the property owner, of Site D-2 in the Dublin
Transit Center from Campus Office to Campus Office/High-Density Residential. This action
created lower-income residential development capacity of 222 residential units on Site D-2.
Half (or 111) of those units were identified in the Housing Element. As was contemplated at the
time of the adoption of the Housing Element, the remainder of the development capacity on
Site D-2 (111 units) could be used to make the “No Net Loss” law finding that the remaining
sites are adequate. The draft Resolution approving the project includes the required finding
and that the 41-unit deficit can be accommodated on Site D-2, leaving 70 units of surplus
“lower-income” capacity on Site D-2.
Airport Influence Area (AIA)/Overlay Zoning District
The site is located within the Airport Influence Area (AIA)/Overlay Zoning District. This area is
designated as an area in which current or future airport-related noise, overflight, safety and/or
airspace protection factors may significantly affect land uses or necessitate restrictions on
those uses. The AIA is a designation by the Alameda County Airport Land Use Commission
(ALUC).
The proposed project is consistent with uses established by the General Plan, EDSP and
Planned Development Ordinance No. 14-22; therefore, review by the Alameda County ALUC
is not required.
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REVIEW BY APPLICABLE DEPARTMENTS AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, and Dublin San
Ramon
Services District reviewed the project and provided Conditions of Approval where appropriate
to
ensure that the project is established in compliance with all local Ordinances and Regulations.
Conditions of Approval from these departments and agencies have been included in the
attached
Resolution (Attachment 1).
ENVIRONMENTAL DETERMINATION:
In compliance with the California Environmental Quality Act (CEQA), on November 15, 2022,
the
City Council certified the Final EIR for the SCS Dublin Project, which included up to 550
market rate residential units, up to 100 affordable units, up to 265,000 square feet of retail
commercial development and related infrastructure and landscape improvements. Upon
approval of the SCS Dublin Project, the City Council adopted a Mitigation Monitoring and
Reporting Program and a Statement of Overriding Considerations (Resolution No. 135-22).
The proposed project is within the scope of the project covered by the SCS Dublin EIR. The
circumstances under which the project is to be undertaken have not substantially changed
since
the SCS Dublin EIR was prepared and will not substantially change with approval of the
project. As supported by the project description, Site Development Review Permit plans, the
EIR adequately describes the impacts of the project for the purposes of CEQA and no
mitigation measures or new alternatives are required by the project other than those previously
disclosed and analyzed in the SCS Dublin EIR. Approval of the project will not create any site‐
specific operations giving rise to environmental effects different from those examined by the
EIR or require the preparation of an Initial Study. The proposed project is subject to the SCS
Dublin EIR Mitigation Monitoring and Reporting Program. Consequently, pursuant to CEQA
Guidelines Section 15162, the project impacts are covered by the SCS Dublin EIR and no
further environmental review is required for this project.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
Two City-led Community Meetings were held on November 12 and 13, 2025, to provide Dublin
residents with information about the proposed Sunflower Hill at Grace Pointe project. Six
community members attended the meeting on November 12, and four community members
attended the meeting on November 13. Staff provided a presentation that included an overview
of the City’s development review process and the proposed project. Questions were asked
about construction timing, the use of union labor and the resident selection process. One
statement was provided in support of the project.
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In accordance with State law, a public notice was mailed to all property owners and occupants
within 300 feet of the proposed project to advertise the project and upcoming public hearing. A
public notice was also published in the East Bay Times and posted at several locations
throughout the City. A Planning Application sign was posted on the project site and the project
was also included on the City’s Development Projects webpage. A copy of this Staff Report
has been provided to the applicant.
ATTACHMENTS:
1) Attachment 1 – Resolution Approving a Site Development Review Permit for the Sunflower
Hill at Grace Pointe Project
2) Attachment 2 – Exhibit A to the Resolution – Sunflower Hill at Grace Pointe Project Plans
3) Attachment 3 – Multi-Family Objective Design Standards Compliance Overview
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Attachment 1
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 1 of 32
RESOLUTION NO. 25 – XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING THE SITE DEVELOPMENT REVIEW PERMIT FOR
THE SUNFLOWER HILL AT GRACE POINTE PROJECT
(Portion of APN 985-0051-006-00)
WHEREAS, the Applicant, Sunflower Hill in partnership with Satellite Affordable Housing
Associates, submitted a Site Development Review Permit for the construction of a three-story multi-
family apartment building with 59 affordable units for people with intellectual and developmental
disabilities (I/DD) and one manager’s unit. The proposed improvements are collectively known as the
“Sunflower Hill at Grace Pointe Project” or the “Project”; and
WHEREAS, the Project site is 1.89 acres in size and is part of the larger Dublin Centre project
(formerly known as SCS Dublin) and is located at the northwest corner of Dublin Boulevard and
Brannigan Street in Planning Area 2 (PA-2) on a portion of Assessor Parcel Number (APN) 985-0051-
006-00; and
WHEREAS, on November 15, 2022, the City Council approved the SCS Dublin project and
included certification of a Final Environmental Impact Report, General Plan and Eastern Dublin Specific
Plan Amendments, a Planned Development Rezone with Stage 1 and Stage 2 Development Plans and
a Development Agreement. On February 5, 2025, the City Council approved an Affordable Housing
Agreement for the Dublin Centre project; and
WHEREAS, the existing General Plan and Eastern Dublin Specific Plan land use designation
for the Project site is Public/Semi-Public and the Sunflower Hill at Grace Pointe Project is consistent
with the General Plan as the project would be developed by a non-profit entity and serve to meet
affordable housing needs or housing needs of an underserved economic segment of the community;
and
WHEREAS, the Project site is located within Planned Development Ordinance No. 14-22, which
allows for up to 500 market rate residential units, up to 100 affordable units, and up to 265,000 square
feet of commercial development; and
WHEREAS, the Project site is designated in the 2023-2031 Housing Element as an opportunity
site that can accommodate up to 100 lower-income affordable housing units and is subject to the “No
Net Loss” provision as there would be a shortfall of 41 lower-income units; and
WHEREAS, Transit Center Site D-2 (APN 986-0034-014-00), identified in the 2023-2031
Housing Element, serves as an alternative opportunity site to accommodate the 41 lower-income units;
and
WHEREAS, the California Environmental Quality Act (CEQA), together with the CEQA
Guidelines and City of Dublin CEQA Guidelines and Procedures require that certain projects be
reviewed for environmental impacts and that environmental documents be prepared; and
WHEREAS, on November 15, 2022, the City Council certified the Final Environmental Impact
Report (EIR) for the SCS Dublin Project, which included up to 550 market rate residential units, up to
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Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 2 of 32
100 affordable units, up to 265,000 square feet of retail commercial development and related
infrastructure and landscape improvements. Upon approval of the SCS Dublin Project, the City Council
adopted a Mitigation Monitoring and Reporting Program and a Statement of Overriding Considerations
(Resolution No. 135-22); and
WHEREAS, the proposed Project is covered by the SCS Dublin Project EIR. The circumstances
under which the Project is to be undertaken have not substantially changed since the SCS Dublin
Project EIR was prepared and will not substantially change with the approval of the Project. Approval
of the project will not create any site‐specific operations giving rise to environmental effects different
from those examined by the EIR or requiring the preparation of an Initial Study. Consequently, pursuant
to CEQA Guidelines Section 15162, the Project impacts are covered by the SCS Dublin Project EIR
and no further environmental review is required for this p roject; and
WHEREAS, on March 18, 2025, the City Council held a study session on the proposed project,
received presentations by Staff and the Applicant, and provided feedback on the Project; and
WHEREAS, a Staff Report, dated December 9, 2025, and incorporated herein by reference,
described and analyzed the Project, including the Site Development Review Permit; and
WHEREAS, the Planning Commission held a properly noticed public hearing on the Project, on
December 9, 2025, at which time all interested parties had the opportunity to be heard; and
WHEREAS, the Planning Commission considered all above -referenced reports,
recommendations, and testimony to evaluate the Project.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and
made part of this Resolution.
BE IT FURTHER RESOLVED that the Planning Commission finds the shortfall of 41 lower-
income units is in accordance with Government Code Section 65863 (No Net Loss):
A. The reduction is consistent with the adopted General Plan, including the Housing Element.
Consistent with Goal A and Policy 5 of the Housing Element, the City has forecasted for existing
and projected housing needs and developed a buffer, by identifying alternative sites within the City,
above household projections to meet existing and project needs. The Project would not reduce the
amount of low-income units because an alternative site has been identified. Transit Center Site D-
2 (APN 986-0034-014-00) is identified as an alternative site for the 41 low-income units and is in
close proximity to the Dublin/ Pleasanton BART station and within walking or cycling distance to
places of employment, commerce, recreation, and services. The project would be in conformance
with the following Housing Element Goal and Policy:
Goal A: Expand housing choice and multi-modal transportation opportunities for existing and
future Dublin.
Policy A.5: Promote affordable housing opportunities adjacent to public transportation and
within walking or cycling distance to places of employment, commerce, recreation, and
services.
B. The remaining sites identified in the Housing Element are adequate to meet the requirements of
Section 65583.2 and to accommodate the jurisdiction’s share of the regional housing need
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Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 3 of 32
pursuant to Section 65584. The finding shall include a quantification of the remaining unmet
need for the jurisdiction’s share of the regional housing need at each income level and the
remaining capacity of sites identified in the housing element to accommodate that need by
income level.
While the 2023-2031 Housing Element allocated 100 low-income units on the Project site, the City
has identified an alternative site to relocate these units to accommodate the total Regional Housing
Needs Allocation (RHNA). The City is in coordination with the Alameda County Surplu s Property
Authority, support development on surplus property at the Dublin Transit Center. This site, Transit
Center Site D-2, has a surplus of units that can serve as an opportunity site to accommodate these
41 units. The site has a General Plan land use designation of Campus Office/ High Density
Residential and Planned Development Zoning that allows for Multi-Family Residential Use with an
average density of 66 units per acre. As identified in the Housing Element Site Table D-9: City of
Dublin 6th Cycle Housing Element Candidate Sites, Transit Center Site D- 2 (APN 986-0034-014-
00) has a capacity of 222 units, of which 111 units are currently allocated to lower income
households and 111 units to above moderate households. As shown in the table below, this
alternative site can accommodate the 41 units and is adequate to meet the requirements of Section
65583. 2 and 6558 and is consistent with the City’s projected needs for low-income households for
the 2023-2031 Planning period.
Alternative Site: Dublin Transit Center Site D-2
Site APN General Plan Acres Net Potential
Units
Low-
Income
Units
Moderate-
Income
Units
Above
Moderate-
Income Units
986-0034-
014-00
Campus
Office/High
Density
Residential
12.3 222 152
(111+41)
0 70
(111-41)
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby
make
the following findings and determinations regarding the Site Development Review Permit:
A. The proposal is consistent with the purposes of Chapter 8.104 (Site Development Review) of
the Zoning Ordinance, with the General Plan, and any applicable Specific Plans a nd design
guidelines in that: 1) the Project provides an orderly, attractive and harmonious development
compatible with surrounding properties and neighborhoods ; 2) the Project gives thoughtful
consideration to building location, architectural and landscape design and theme, vehicular and
pedestrian access, and on-site circulation and parking; 3) the Project utilizes a contemporary
design approach that seamlessly integrates with the aesthetic of the larger Dublin Centre project;
4) the project will provide affordable housing opportunities in an area where the City of Dublin
has made efforts to incentivize higher-density housing; 5) the Project will conform with the
development regulations as stated in the Planned Development Stage 2 Development Plan; and
6) the Project is consistent with the General Plan and Eastern Dublin Specific Plan land use
designation of Public/Semi-Public.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance and for new
multifamily residential development only, the proposal is either consistent with all of the Citywide
Multifamily Objective Design Standards adopted pursuant to Section 8.36.020(B); alternatively,
if the proposal deviates from one or more objective design standards, then the proposal is
consistent with the purpose and intent of the applicable standard in that: 1) the Project
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contributes to the orderly, attractive, and harmonious site and architectural development that i s
compatible with the architectural style and intensity of development – either in place or approved
for future development, and context of surrounding and adjacent properties ; 2) the Project
provides a pedestrian scale that connects with surrounding uses; 3) the overall design of the
Project is consistent with the design requirements of the Planned Development Stage 2
Development Plan and the proposed layout, landscaping and parking are well -suited for the
proposed Project; and 4) the project is either consistent with the Multi-Family Objective Design
Standards or meets the intent of the standards.
C. The design of the Project is appropriate to the City, the vicinity, surrounding properties, and the
lot(s) in which the Project is proposed in that: 1) the architecture and landscape design for the
Project provides an appropriate pedestrian scale and the landscaping and parking areas are
well-suited to the Project; 2) the overall design of the Project is consistent with the design
requirements of the Planned Development Stage 2 Development Plan; and 3) the Project is
compatible with the design of the larger Dublin Centre project in that it utilizes similar design
concepts, themes, and palettes.
D. The subject site is suitable for the type and intensity of the approved development in that: 1) the
Project will provide for needed affordable housing for people with intellectual and developmental
disabilities that support independence and interdependence; and 2) the Project provides for its
own infrastructure and required services and is designed to include sufficient vehicular and
pedestrian access, with the necessary parking to support the residential population and
operations for this Project.
E. Impacts to existing slopes and topographic features are addressed in that: 1) the Project site is
generally flat, and the proposed Project will not impact any slopes or other topographic features.
F. Architectural considerations including the character, scale and quality of the design, site layout,
the architectural relationship with the site and other buildings, screening of unsightly uses,
lighting, building materials and colors and similar elements result in a Project that is harmonious
with its surroundings and compatible with other developments in the vicinity in that: 1) the
Project’s architectural style utilizes a contemporary design approach that seamlessly integrates
with the aesthetic of the larger Dublin Centre project ; 2) the exterior employs complementary
colors and simple details with clean lines in keeping with the architecture used on the adjacent
townhouses in the Dublin Centre project; 3) the massing of the building is broken up using
reveals, paint color changes and articulation, allowing the scale to visually appear pedestrian -
oriented; and 4) architecturally, the building features articulation on all sides and appropriate
variation in the wall plane and roof forms, while a palette of durable body and accent materials
of stucco and fiber cement lap siding has been chosen with the overall community in mind.
G. Landscape considerations, including the location, type, size, color, texture and coverage of plant
materials, and similar elements have been incorporated into the Project to ensure visual relief,
adequate screening and an attractive environment for the public in that: 1) the Preliminary
Landscape Plan for the Project site emphasizes the creation of a comfortable pedestrian
environment that will include a variety of outdoor amenities for this resident population; 2) the
proposed plant pallet would reference that of the adjacent Dublin Centre project to the north and
west using texture, color and size variation so as to provide a rich visual tapestry for passersby
as well as to create an appropriate canvas for the building to sit within; and 3) sufficient
landscaping would be provided throughout the parking lot, along the street frontages and
perimeter of the Project site and within the central courtyard.
22
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 5 of 32
H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians,
and automobiles in that: 1) all infrastructure including driveways, passenger loading, pathways,
sidewalks, and lighting have been reviewed for conformance with City policies and regulations;
2) access to the site would be provided to the north from a new private road provided as part of
the Dublin Centre project, and the main driveway would be located off this street providing direct
access to the parking lot and main building entry; and 3) multiple pedestrian connections are
provided off Brannigan street to ensure proper circulation for pedestrians into the project.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby
approves the Site Development Review Permit the Sunflower Hill at Grace Pointe Project, subject to
the conditions included below, and in accordance with the Proj ect Plans, incorporated herein by
reference and attached as Exhibit A to this Resolution.
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use and shall be subject to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval: [PL] Planning, [B] Building, [PW] Public Works; [ADM]
Administration/City Attorney; [F] Dublin Fire Prevention; [DSRSD] Dublin San Ramon Services District.
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
PLANNING – GENERAL
1. Approval. This Site Development Review (SDR) Permit
approval is for the Sunflower Hill at Grace Pointe Project
(PLPA-004232-2025), which proposes a 100% affordable
housing project for individuals with intellectual and
developmental disabilities. This approval shall be as
generally depicted and indicated on the Project Plans
prepared by DAHLIN and kpff, dated November 4, 2025,
attached as Exhibit A and other plans, text, and diagrams
relating to this project and as specified as the following
Conditions of Approval for this project.
PL On-going
2. Effective Date. This SDR Permit approval becomes
effective 10 days following action by the Planning
Commission, unless otherwise appealed to the City
Council.
PL On-going
3. Permit Expiration. Construction shall commence within
one (1) year of the effective date of this SDR Permit or the
Permit shall lapse and become null and void.
Commencement of construction means the actual
construction or demonstrating substantial progress
toward commencing such construction. If there is a
dispute as to whether the Permit has expired, the City may
hold a noticed public hearing to determine the matter.
Such a determination may be processed concurrently with
revocation proceedings in appropriate circumstances. If
PL One Year After
Effective Date
23
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 6 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
a Permit expires, a new application must be made and
processed according to the requirements of the Zoning
Ordinance.
4. Time Extension. The Director of Community
Development may, upon the Applicant/Developer’s
written request for an extension of approval prior to
expiration, and upon the determination that any
Conditions of Approval remain adequate to assure that
applicable findings of approval will continue to be met,
grant a time extension of approval for a period not to
exceed 12 months. The Director of Community
Development may grant a maximum of two extensions of
approval, and additional extensions may be granted by
the original decision maker.
PL Prior to Expiration
Date
5. Compliance. The Applicant/Developer shall operate this
use in compliance with the Conditions of Approval of this
SDR Permit, the approved plans, and the regulations
established in the Dublin Municipal Code. Any violation of
the terms or conditions specified may be subject to
enforcement action.
PL, PW On-going
6. Revocation of Permit. This SDR Permit approval shall
be revocable for cause in accordance with Dublin
Municipal Code (DMC) Section 8.96.020.I.
PL On-going
7. Requirements and Standard Conditions. The
Applicant/Developer shall comply with applicable City of
Dublin Fire Prevention Bureau, Dublin Public Works
Department, Dublin Building Department, Dublin Police
Services, Alameda County Flood Control District Zone 7,
Livermore Amador Valley Transit Authority, Alameda
County Public and Environmental Health, Dublin San
Ramon Services District and the California Department of
Health Services requirements and standard conditions.
Prior to issuance of building permits or the installation of
any improvements related to this project, the
Applicant/Developer shall supply written statements from
each such agency or department to the Planning
Department, indicating that all applicable conditions
required have been or will be met.
Various Building Permit
Issuance
8. Required Permits. The Applicant/Developer shall obtain
all permits required by other agencies including but not
limited to Alameda County Flood Control and Water
Conservation District (Zone 7), California Department of
Fish and Wildlife, Army Corps of Engineers, Regional
PW Building Permit
Issuance and
Grading Permit
Issuance
24
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 7 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
Water Quality Control Board and Caltrans and provide
copies of the permits to the Public Works Department.
9. Fees. The Applicant/Developer shall pay all applicable
fees in effect at the time of building permit issuance,
including, but not limited to, Planning fees, Building fees,
Traffic Impact fees, TVTC fees, Dublin San Ramon
Services District fees, Public Facilities fees,
Transportation Impact Fees, Dublin Unified School
District School Impact fees, Fire Facilities Impact fees,
Noise Mitigation fees, Alameda County Flood and Water
Conservation District (Zone 7) Drainage and Water
Connection fees, or any other fee that may be adopted
and applicable.
Various Building Permit
Issuance
10. Indemnification. The Applicant/Developer shall defend,
indemnify, and hold harmless the City of Dublin and its
agents, officers, and employees from any claim, action, or
proceeding against the City of Dublin or its agents,
officers, or employees to attack, set aside, void, or annul
an approval of the City of Dublin or its advisory agency,
appeal board, Planning Commission, City Council,
Community Development Director, Zoning Administrator,
or any other department, committee, or agency of the City
; provided, however, that the Applicant's duty to so
defend, indemnify, and hold harmless shall be subject to
the City's promptly notifying the Applicant of any said
claim, action, or proceeding and the City's full cooperation
in the defense of such actions or proceedings.
ADM On-going
11. Clarification of Conditions of Approval. In the event
that there needs to be clarification to the Conditions of
Approval, the Community Development Director has the
authority to clarify the intent of these Conditions of
Approval to the Applicant without going to a public
hearing. The Community Development Director also has
the authority to make minor modifications to these
conditions without going to a public hearing in order for
the Applicant to fulfill needed improvements or mitigations
resulting from impacts to this project.
PL, PW On-going
12. Temporary Use Permit. The Applicant/Developer shall
obtain a Temporary Use Permit prior to the establishment
of any construction trailer, storage shed, container units,
or construction fencing/signage on the Project site.
PL Establishment of
the Temporary
Use
13. Controlling Activities. Applicant, Developer shall control
all activities on the project site so as not to create a
PL Through
construction
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Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 8 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
nuisance to existing/surrounding businesses and/or
residences.
14. Clean-up. The Applicant/Developer shall be responsible
for clean-up and disposal of project related trash to
maintain a safe, clean and litter-free site.
PL On-going
15. Modifications. Modifications or changes to this SDR
Permit approval may be considered by the Communit y
Development Director if the modifications or changes
proposed comply with DMC Section 8.104.090.
PL On-going
16. Equipment Screening. All electrical equipment, fire
risers, and/or mechanical equipment shall be screened
from public view by landscaping and/or architectural
features and that electrical transformers are either
underground or architecturally screened.
Any roof-mounted equipment shall be completely
screened from adjacent street view by materials
architecturally compatible with the building and to the
satisfaction of the Community Development Director. The
Building Permit plans shall show the location of all
equipment and screening for review and approval by the
Community Development Director.
PL Building Permit
Issuance
PLANNING DIVISION – PROJECT SPECIFIC CONDITIONS
17. Affordable Housing Regulatory Agreement and
Density Bonus Housing Agreement
Applicant/Developer shall execute an Affordable Housing
Regulatory Agreement and Density Bonus Housing
Agreement (as a single housing agreement) imposing
rental controls on the 59 affordable units (very low- and
low-income) in accordance with DMC Chapter 8 .68 and
8.52.150.A.
PL Building Permit
Issuance
18. Parking Requirement. The minimum number of required
parking spaces shall be 36 as allowed and provided per
the requested concession under the State Density Bonus
Law.
PL Building Permit
Issuance
19. Mitigation Monitoring Program. The Applicant/
Developer shall comply with the SCS Dublin Final
Environmental Impact Report (EIR) certified by City
Council Resolution No. 135-22, including all mitigation
measures, action programs, and implementation
measures contained therein. The following list of
mitigation measures required to be satisfied prior to the
issuance of construction permits is provided for reference:
PL, PW Building Permit
Issuance,
Sitework Permit
Issuance and On-
going
26
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 9 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
MM AES-4.1 Exterior Lighting Control Plan
MM AQ-2.1: BAAQMD Basic Construction Mitigation
Measures
MM AQ-2.2: Off-Road Diesel-Powered Construction
Equipment
MM AQ-2.3: Architectural Coating
MM AQ-2.4: Prohibition of Wood-Burning Fireplaces
MM GEO-1.1: Implement Preliminary Geotechnical
Exploration Recommendations
MM N-1.1: Construction Noise Reduction
MM N-1.2: Noise Attenuation
The EIR is on file with the Community Development
Department.
20. Master Sign Program. A Master Sign Program/Site
Development Review Permit shall be reviewed and
approved at the Staff -level for all project-related signage
including, but not limited to, wall signs, monument signs,
address signage, directional signage, parking signage,
and other signage deemed necessary by the City.
PL Installation of any
project-related
signage
LANDSCAPE
21. Final Landscape and Irrigation Plans. A Final
Landscape and Irrigation Plan prepared and stamped by
a California licensed landscape architect or registered
engineer shall be submitted for review and approval by
the Community Development Director and shall comply
with DMC Section 8.72.030.
PL Landscape plan
approval and
installation
22. Project Landscape. A sufficient landscape screening
buffer shall be provided for the project that screens the
project onto neighboring properties, public/private streets,
etc. Sufficient landscape screening includes but not
limited to trees, shrubbery, ground cover.
PL Landscape plan
approval and
installation
23. Water Efficient Landscaping Regulations. The
Applicant/Developer shall meet all requirements of the
City of Dublin’s Water-Efficient Landscape Regulations,
DMC Section 8.88.
PL Landscape plan
approval and
installation
24. Plant Size and Spacing. Plant sizes and WUCOLS
designations to be included in building permit plant
schedules including plant spacing and heights. Plants to
be located according to spread at mature growth to
reduce need for shearing and reduce green waste to
landfill.
PL Landscape plan
approval and
installation
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Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 10 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
25. Landscaping at Street/Drive Aisle Intersections.
Landscaping shall not obstruct the sight distance of
motorists, pedestrians or bicyclists. Except for trees,
landscaping (and/or landscape structures such as walls)
at drive aisle intersections shall not be taller than 30
inches above the curb. Landscaping shall be kept at a
minimum height and fullness giving patrol officers and the
general public surveillance capabilities of the area.
PL On-going
26. Plant Clearances. All trees planted shall meet the
following clearances:
a. Six feet from the face of building walls or roof eaves.
b. Seven feet from fire hydrants, storm drains, sanitary
sewers and/or gas lines.
c. Five feet from top of wing of driveways, mailboxes,
water, telephone and/or electrical mains
d. Fifteen feet from stop signs, street or curb sign returns.
e. Fifteen feet from either side of street lights.
PL Landscape plan
approval and
installation
BUILDING & SAFETY DIVISION
27. Building Codes and Ordinances. All project
construction shall conform to all building codes and
ordinances in effect at the time of building permit.
B Through
Completion
28. Construction Drawings. Construction plans shall be fully
dimensioned (including building elevations) accurately
drawn (depicting all existing and proposed conditions on
site), and prepared and signed by a California licensed
Architect or Engineer. All structural calculations shall be
prepared and signed by a California licensed Architect or
Engineer. The site plan, landscape plans and details shall
be consistent with each other.
B Issuance of
Building Permits
29. Building Permits. To apply for building permits,
Applicant/Developer shall submit electronic drawings and
specifications for plan check.
Each set of plans shall have attached an annotated copy
of these Conditions of Approval. The notations shall
clearly indicate how all Conditions of Approval will or have
been complied with. Construction plans will not be
accepted without the annotated resolutions attached to
each set of plans. Applicant/Developer will be responsible
for obtaining the approvals of all participating non-City
agencies prior to the issuance of building permits.
B Issuance of
Building Permits
30. As-Built Drawings. All revisions made to the building
plans during the project shall be incorporated into an “As
Built” electronic file and submitted prior to the issuance of
the final occupancy. As-built drawings may be provided
B Occupancy
28
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 11 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
as the last set of revisions to the approved plans,
integrated into the full plan set.
31. Addressing
a) Provide a site plan with the City of Dublin’s address
grid overlaid on the plans (1 to 30 scale). Highlight all
exterior door openings on plans (front, rear, garage,
etc.). The site plan shall include a single large format
page showing the entire project and individual sheets
for each neighborhood. See address application for
additional information. Application and Plans shall be
submitted electronically.
b) Provide plan for display of addresses. The Chief
Building Official shall approve plan prior to issuance of
the first building permit.
c) Address signage shall be provided as per the Dublin
Residential Security Code.
d) Exterior address numbers shall be illuminated and be
posted in such a way that they may be seen from the
street.
B
Release of
addresses
Building Permit
Issuance
Occupancy of any
Unit
Building Permit
Issuance and
Through
Completion
32. Engineer Observation. The Engineer of record shall be
retained to provide observation services for all
components of the lateral and vertical design of the
building, including nailing, hold-downs, straps, shear, roof
diaphragm and structural frame of building. A written
report or calculation package shall be submitted to the
City Inspector prior to scheduling the final frame
inspection.
B Scheduling the
Final Frame
Inspection
33. Foundation. Geotechnical Engineer for the soils report
shall review and approve the foundation design . A letter
shall be submitted to the Building Division on the
approval.
B Building Permit
Issuance
34. Temporary Fencing. Temporary Construction fencing
shall be installed along the perimeter of all work under
construction.
B Through
Completion
35. Cool Roofs – CA Energy Code. Flat roof areas shall
have their roofing material coated with light colored gravel
or painted with light colored or reflective material designed
for cool roofs.
B Through
Completion
36. Parking. The required number of parking stalls, the
design and location of the accessible parking stalls shall
be as required by the CA Building Code.
B Through
Completion
29
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 12 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
The design and number of clean air / EV ready stalls shall
be as required by the CA Green Building Standards Code.
37. Copies of Approved Plans. Within 30 days of issuance,
Applicant shall provide City with one reduced (1/2 size)
copy of the City of Dublin stamped approved plan.
B 30 Days After
Permit and Each
Revision
Issuance
FIRE PREVENTION BUREAU
38. Fire department access requirements are to be met.
All fire apparatus access road shall be with an approved
all-weathered surface and capable of supporting imposed
load of 75,000 lbs.
F Approval of
Improvement
Plans
39. Fire Hydrants. All existing and proposed fire hydrants
shall comply with the requirements in CFC Section 507.5,
Appendix B, and Appendix C.
F Approval of
Improvement
Plans
40. No vertical combustible construction shall begin prior to
approved fire access roads being installed and hydrants
in service. The approved all weather-surface shall be
considered as first lift of asphalt and the access shall be
approved by the Department of Public Works prior to
commencement of combustible storage or any
construction on the site.
F Vertical
Combustible
Construction
41. The building will be required to comply with all Building
and Fire Code requirements in effect at time of permit
application.
F Building Permit
Issuance
42. No fire service lines shall pass beneath buildings. F Approval of
Improvement
Plans
43. New Fire Sprinkler System & Monitoring
Requirements. In accordance with The Dublin Fire Code,
fire sprinklers shall be installed in the building. The system
shall be in accordance with the NFPA 13, the CA Fire
Code and CA Building Code. Plans and specifications
showing detailed mechanical design, cut sheets, listing
sheets and hydraulic calculations shall be submitted to the
Fire Department for approval and permit prior to
installation. This may be a deferred submittal.
a) Sprinkler Plans. (Deferred Submittal Item).
Submit detailed mechanical drawings of all sprinkler
installations, including cut sheets, listing sheets and
calculations to the Fire Department for approval and
permit prior to installation.
b) All sprinkler system components shall remain in
compliance with the applicable N.F.P.A. 13
F Building Permit
Issuance
30
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 13 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
Standard, the CA Fire Code and the CA Building
Code.
c) Underground Plans. (Deferred Submittal Item).
Submit detailed shop drawings for the fire water
supply system, including cut sheets, listing sheets
and calculations to the Fire Department for approval
and permit prior to installation. All underground and
fire water supply system components shall be in
compliance with the applicable N.F.P.A. 13, 24, 20,
22 Standards, the CA Fire Code and the CA
Building Code. The system shall be hydrostatically
tested and inspected prior to being covered. Prior to
the system being connected to any fire protection
system, a system flush shall be witnessed by the
Fire Department.
d) Central Station Monitoring. Automatic fire
extinguishing systems installed within buildings
shall have all control valves and flow devices
electrically supervised and maintained by an
approved central alarm station. Zoning and
annunciation of central station alarm signals shall
be submitted to the Fire Department for approval.
e) Fire Protection Equipment shall be identified with
approved signs constructed of durable materials,
permanently installed and readily visible.
44. Fire Alarm System Required. A Fire Alarm System in
conformance the Dublin Fire Code is required shall be
installed throughout the building so as to provide full
property protection, including combustible concealed
spaces, as required by NFPA 72. The system shall be
installed in accordance with NFPA 72, CA Fire, Building,
Electrical, and Mechanical Codes.
a) Fire Alarm Plans. (Deferred Submittal Item).
Submit detailed drawings of the fire alarm system,
including floor plan showing all rooms, device
locations, ceiling height and construction, cut
sheets, listing sheets and battery and voltage drop
calculations to the Fire Department for review and
permit prior to the installation. Where employee
work areas have audible alarm coverage, circuits
shall be initially designed with a minimum 20%
spare capacity for adding appliances to
accommodate hearing impaired employees.
b) Central Station Monitored Account. Automatic
fire alarm systems shall be monitored by an
approved central alarm station. Zoning and
F Occupancy
31
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 14 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
annunciation of central station alarm signals shall
be approved by the Fire Department.
c) Qualified Personnel. The system shall be
installed, inspected, tested, and maintained in
accordance with the provisions of NFPA 72. Only
qualified and experienced persons shall perform
this work. Examples of qualified individuals are
those who have been factory trained and certified
or are NICET Fire Alarm Certified.
d) Inspection & Testing Documentation.
Performance testing of all initiating & notification
devices in the presence of the Fire Inspector shall
occur prior to final of the system. Upon this
inspection, proof that the specific account is UL
Certificated must be provided to the Fire Inspector.
45. The building shall comply with the emergency escape and
rescue requirements per CFC section 1031. A ground
ladder shall be able to position at a 75 degree to all
emergency escape and rescue window sills. It shall be an
unobstructed and all weather access with leveled surface.
F Building Permit
Issuance
46. Fire Extinguishers. Extinguishers shall be visible and
unobstructed. Signage shall be provided to indicate fire
extinguisher locations. The number and location of
extinguishers shall be shown on the plans. Additional fire
extinguishers maybe required by the fire inspector.
Fire extinguisher shall meet a minimum classification of
2A 10BC. Extinguishers weighing 40 pounds or less shall
be mounted no higher than 5 feet above the floor
measured to the top of the extinguisher. Extinguishers
shall be inspected monthly and serviced by a licensed
concern annually.
F Occupancy
47. FD Building Key Box. Building Access. A Fire
Department Key Box shall be installed at the main
entrance to the Building. Note these locations on the
plans. The key box should be installed approximat ely 5
1/2 feet above grade. The box shall be sized to hold the
master key to the facility as well as keys for rooms not
accessible by the master key. Specialty keys, such as the
fire alarm control box key and elevator control keys shall
also be installed in the box.
The key box door and necessary keys are to be provided
to the fire inspector upon the final inspection. The
inspector will then lock the keys into the box.
F Occupancy
32
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CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
48. Means of Egress. Exit signs shall be visible and
illuminated with emergency lighting when building is
occupied.
F Occupancy
49. Maximum Occupant Load. Posting of room capacity is
required for any occupant load of 50 or more persons.
Submittal of a seating plan on 8.5” x 11” paper is required
prior to final occupancy.
F Occupancy
50. Interior Finish. Wall and ceiling interior finish material
shall meet the requirements of Chapter 8 of the California
Fire Code. Interior finishes will be field verified upon final
inspection. If the product is not field marked and the
marking visible for inspection, maintain the products cut-
sheets and packaging that show proof of the products
flammability and flame-spread ratings. Decorative
materials shall be fire retardant.
F Occupancy
51. General Inspection. Upon inspection of the work for
which this submittal was provided, a general inspection of
the business and site will be conducted.
F Occupancy
52. Addressing. Addressing shall be illuminated or in an
illuminated area. The address characters shall be
contrasting to their background. If address is placed on
glass, the numbers shall be on the exterior of the glass
and a contrasting background placed behind the
numbers.
Building Address. The building shall be provided with all
addresses or the assigned address range so as to be
clearly visible from either direction of travel on the street
the address references. The address characters shall not
be less than 5 inches in height by 1-inch stroke. Larger
sizes may be necessary depending on the setbacks and
visibility.
F Occupancy of any
building
53. Fire Access During Construction.
a) Fire Access. Access roads, turnaround, pullouts,
and fire operation areas are fire lanes and shall be
maintained clear and free of obstructions, including
the parking of vehicles.
b) Entrances. Entrances to job sites shall not be
blocked, including after hours, other than by
approved gates/barriers that provide for
emergency access.
c) Site Utilities. Site utilities that would require the
access road to be dug up or made impassible shall
be installed prior to construction commencing.
F Ongoing during
construction
33
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CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
d) Entrance flare, angle of departure, width, turning
radii, grades, turnaround, vertical clearances, road
surface, bridges/crossings, gates/key-switch,
within a 150-foot distance to Fire Lane shall be
maintained.
e) Personnel Access. Route width, slope, surface
and obstructions must be considered for the
approved route to furthermost portion of the
exterior wall.
f) All-weather access. Fire access is required to be
all-weather access. Show on the plans the location
of the all-weather access and a description of the
construction. Access roads must be designed to
support the imposed loads of fire apparatus.
54. Fire Safety During Construction
a) Clearance to combustibles from temporary heating
devices shall be maintained. Devices shall be fixed
in place and protected from damage, dislodgement
or overturning in accordance with the
manufacturer’s instructions.
b) Smoking shall be prohibited except in approved
areas. Signs shall be posted “NO SMOKING” in a
conspicuous location in each structure or location
in which smoking is prohibited.
c) Combustible debris, rubbish and waste material
shall be removed from buildings at the end of each
shift of work.
d) Flammable and combustible liquid storage areas
shall be maintained clear of combustible
vegetation and waste materials.
F Ongoing during
construction
PUBLIC WORKS – GENERAL
55. Conditions of Approval. Applicant/Developer shall
comply with the City of Dublin Public Works Standard
Conditions of Approval contained below (“Standard
Condition”) unless specifically modified by Project
Specific Conditions of Approval below.
PW On-going
56. Compliance. Applicant/Developer shall comply with the
Subdivision Map Act, the City of Dublin Subdivision and
Zoning Ordinances, City of Dublin Title 7 Public Works
Ordinance, which includes the Grading Ordinance, the
City of Dublin Public Works Standards and Policies, the
most current requirements of the State Code Title 24 and
the Americans with Disabilities Act with regard to
accessibility, and all building and fire codes and
ordinances in effect at the time of building permit. All
PW On-going
34
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 17 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
public improvements constructed by Applicant/Developer
and to be dedicated to the City are h ereby identified as
“public works” under Labor Code section 1771.
Accordingly, Applicant/Developer, in constructing such
improvements, shall comply with the Prevailing Wage
Law (Labor Code. Sects. 1720 and following).
57. Clarifications and Changes to the Conditions. In the
event that there needs to be clarification to these
Conditions of Approval, the City Engineer has the
authority to clarify the intent of these Conditions of
Approval to the Applicant/Developer without going to a
public hearing. The City Engineer also has the authority
to make minor modifications to these conditions without
going to a public hearing in order for the
Applicant/Developer to fulfill needed improvements or
mitigations resulting from impacts of this project.
PW On-going
58. Zone 7 Impervious Surface Fees. The
Applicant/Developer shall complete a “Zone 7 Impervious
Surface Fee Application” and submit an accompanying
exhibit for review by the Public Works Department. Fees
generated by this application will be due at issuance of
Building Permit.
PW Grading Permit or
Building Permit
Issuance
PUBLIC WORKS – AGREEMENTS
59. Stormwater Management Maintenance Agreement.
Developer or Property Owner shall enter into an
Agreement with the City of Dublin that guarantees the
property owner’s perpetual maintenance obligation for all
stormwater management measures installed as part of
the project, including those on-site and within the public
Rights of Way. In addition to stormwater management
measures, drainage v-ditches, mitigation areas, and
existing wetlands shall be included for reference, as
applicable. Said Agreement is required pursuant to
Provision C.3 of the Municipal Regional Stormwater
NPDES Permit, Order No. R2-2022-0018. Said permit
requires the City to provide verification and assurance that
all treatment devices will be properly operated and
maintained. The Agreement shall be recorded against the
property and shall run with the land.
PW Grading Permit or
Building Permit
Issuance
PUBLIC WORKS – PERMITS AND BONDS
60. Encroachment Permit. Applicant/Developer shall obtain
an Encroachment Permit from the Public Works
Department for all construction activity within the public
right-of-way. At the discretion of the City Engineer an
PW Permit Issuance
35
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 18 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
encroachment permit for work specifically included in an
Improvement Agreement may not be required.
61. Grading Permit. Applicant/Developer shall obtain a
Grading Permit from the Public Works Department for all
grading.
PW Permit Issuance
62. Security. Applicant/Developer shall provide faithful
performance security to guarantee the improvements, as
well as payment security, as determined by the City
Engineer (Note: The performance security shall remain in
effect until one year after final inspection).
PW Permit Issuance
63. Permits from Other Agencies. Applicant/Developer
shall obtain all permits and/or approvals required by other
agencies including, but not limited to:
Army Corps of Engineers
US Fish and Wildlife
Regional Water Quality Control Board
Federal Emergency Management Agency
California Department of Fish and Wildlife
California Dept. of Transportation (Caltrans)
Bay Area Rapid Transit (BART)
Livermore-Amador Valley Transit Authority
(LAVTA)
Tri-Valley-San Joaquin Valley Regional Rail
Authority
Dublin San Ramon Services District (DSRSD)
Alameda County Flood Control and Water
Conservation District Zone 7 (Zone 7)
PW Permit Issuance
PUBLIC WORKS - SUBMITTALS
64. Improvement Plan Submittal Requirements. All
submittals of plans shall comply with the requirements of
the “City of Dublin Public Works Department Improvement
Plan Submittal Requirements”, the “City of Dublin
Improvement Plan Review Check List,” and current Public
Works and industry standards. A complete submittal of
improvement plans shall include all civil improvements,
joint trench, street lighting and on-site safety lighting,
landscape plans, and all associated documents as
required. Applicant/Developer shall not piecemeal the
submittal by submitting various components separately.
PW Grading Permit
Issuance
65. Improvement Plan Requirements from Other
Agencies. Applicant/Developer will be responsible for
PW Grading Permit
Issuance
36
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 19 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
submittals and reviews to obtain the approvals of all
participating non-City agencies, including but not limited
to: the Alameda County Fire Department and the Dublin
San Ramon Services District.
66. Composite Exhibit. Construction plan set shall include a
Composite Exhibit showing all site improvements, utilities,
landscaping improvements and trees, etc. to be
constructed to ensure that there are no conflicts among
the proposed and existing improvements.
PW Grading Permit
Issuance
67. Geotechnical Report. Applicant/Developer shall submit
a Design Level Geotechnical Report, which includes
street pavement sections, grading and additional
information and/or clarifications as determined by the City
Engineer.
PW Grading Permit
Issuance
68. Ownership and Maintenance of Improvements.
Applicant/Developer shall submit an Ownership and
Maintenance Exhibit for review and approval by Planning
Division and Public Works Department. Terms of
maintenance are subject to review and approval by the
City Engineer.
PL, PW Approval of
Parcel Map or
Grading Permit
Issuance
69. Building Pads, Slopes and Walls. Applicant/Developer
shall provide the Public Works Department with a letter
from a registered civil engineer or surveyor stating that the
building pads have been graded to within 0.1 feet of the
grades shown on the approved Grading Plans, and that
the top & toe of banks and retaining walls are at the
locations shown on the approved Grading Plans.
PW Acceptance of
Improvements
70. Approved Plan Files. Applicant/Developer shall provide
the Public Works Department a PDF format f ile of
approved site plans, including grading, improvement,
landscaping & irrigation, joint trench and lighting.
PW Grading Permit
Issuance
71. Master Files. Applicant/Developer shall provide the
Public Works Department a digital vectorized file of the
“master” files for the project, in a format acceptable to the
City Engineer. Digital raster copies are not acceptable.
The digital vectorized files shall be in AutoCAD 14 or
higher drawing format. All objects and entities in layers
shall be colored by layer and named in English. All
submitted drawings shall use the Global Coordinate
System of USA, California, NAD 83 California State
Plane, Zone III, and U.S. foot.
PW Acceptance of
Improvements
72. Environmental & Sustainability Files.
Applicant/Developer shall provide to the Public Works
PW/ESD Acceptance of
Improvements
37
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 20 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
Department GIS shape files, provided in a format
acceptable to the City, all MRP Provision C.3 stormwater
features, trash capture devices, mitigation measures,
wetlands, v-ditches and public waste containers.
73. SB 1383 Compliance Reporting. To comply with SB
1383, applicant shall keep and maintain a copy of all
records pertaining to the procurement of SB 1383
compliant compost and mulch. Applicant shall provide to
the Public Works Department records indicating the total
compost and mulch procured or used, the quantity of
compost (tons or cubic yards) and mulch (tons) procured
from each facility or entity, facility or vendor information
(name of facility, address, contact information), a general
description of how the compost and/or mulch was used,
and where compost and mulch was used, and invoices
demonstrating procurement.
PW/ESD Acceptance of
Improvements /
building
occupancy
PUBLIC WORKS - GRADING
74. Grading Plan. The Grading Plan shall be in conformance
with the recommendation of the Geotechnical Report, the
approved Tentative Map and Site Development Review,
and the City design standards & ordinances. In case of
conflict between the soil engineer’s recommendatio n and
the City ordinances, the City Engineer shall determine
which shall apply.
PW Grading Permit
Issuance
75. Geotechnical Engineer Review and Approval. The
Project Geotechnical Engineer shall be retained to review
all final grading plans and specifications. The Project
Geotechnical Engineer shall approve all grading plans
prior to
City approval.
PW Grading Permit
Issuance/
Sitework Permit
76. Grading Off-Haul. The disposal site and haul truck route
for any off-haul dirt materials shall be subject to the review
and approval by the City Engineer prior to the issuance of
a Grading Permit. If the Applicant/Developer does not
own the parcel on which the proposed disposal site is
located, the Applicant/Developer shall provide the City
with a Letter of Consent signed by the current owner,
approving the placement of off-haul material on their
parcel. A Grading Plan may be required for the placement
of the off-haul material.
A Transportation Permit or Encroachment Permit may be
required for the haul route, as determined by the City
Engineer, which shall include a pre- and post-hauling
PW Grading Permit
Issuance/
Sitework Permit
38
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 21 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
survey of the pavement condition. Applicant/Developer
shall be responsible for repairing damaged pavement due
to hauling operations, as determined by the City Engineer.
77. Erosion Control Plan. A detailed Erosion and Sediment
Control Plan shall be included with the Grading Plan
submittal. The plan shall include detailed design, location,
and maintenance criteria of all erosion and sedimentation
control measures. The plan shall also address site
housekeeping best management practices.
PW Grading Permit
Issuance
78. Demolition Plan. The Applicant/Developer’s Civil Engineer
shall prepare a demolition plan for the project, which shall
be submitted concurrent with the improvement plan
package. The demolition plan shall address the following:
Pavement demolition, including streetlights and
landscaped median islands.
Landscaping and irrigation
Fencing to be removed and fencing to remain
Any items to be saved in place and or protected,
such as trees, water meters, sewer cleanouts,
drainage inlets or backflow prevention devices.
PW Grading Permit
Issuance
PUBLIC WORKS – STORM DRAINAGE & OTHER UTILITIES
79. On-site Storm Drain System. Storm drainage for the 10-
year storm event shall be collected on-site and conveyed
through storm drains to the public storm drain system.
Show the size and location of existing and proposed storm
drains and catch basins on the site plan. Show the size and
location of public storm drain lines and the points of
connection for the on-site storm drain system.
PW Grading Permit
Issuance
80. Overland Release. Grading and drainage shall be
designed so that surplus drainage (above and beyond that
of the 10-year storm event) not collected in site catch
basins, is directed overland so as not to cause flooding of
existing or proposed buildings.
PW Grading Permit
Issuance
81. Storm Drain Easements. Private storm drain easements
and maintenance roads shall be provided for all private
storm drains or ditches that are located on private property.
The Applicant/Developer shall be responsible for the
acquisition of all storm drain easements from offsite
property owners which are required for the connection and
maintenance of all offsite storm drainage improvements.
PW Grading Permit
Issuance
82. Storm Drain Inlet (SDI) Markers. All storm drain inlets
must be marked with storm drain medallions that read: “No
PW Acceptance of
Improvements
39
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 22 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
dumping, drains to creek” and use the following color
scheme:
Public SDIs: blue medallions.
Public SDIs with installed trash capture devices:
yellow medallions.
Private streets SDIs: black medallions with the name
of the development.
Public Green Stormwater Infrastructure facilities:
green medallions with asset identification number
and the wording “stormwater treatment measure.”
Details and notes for each medallion shall be shown on the
improvement plans. Standard blue medallions may be
purchased from the Public Work Department.
83. Fire Hydrants. Fire hydrant locations shall be approved by
the Alameda County Fire Department. A raised reflector
blue traffic marker shall be installed in the street opposite
each hydrant, and shown on the signing & striping plan.
PW Acceptance of
Improvements
84. Dry Utilities. Applicant/Developer shall construct gas,
electric, telephone, cable TV, and communication
improvements within the fronting streets and as necessary
to serve the project and the future adjacent parcels as
approved by the City Engineer and the various Public Utility
agencies.
PW Certificate of
Occupancy or
Acceptance of
Improvements
85. Dry Utility Locations. All new and existing electric,
telephone, cable TV, and communications utilities, shall be
placed underground in accordance with the City policies
and ordinances. All utilities shall be located and provided
within public utility easements or public services easements
and sized to meet utility company standards.
PW Certificate of
Occupancy or
Acceptance of
Improvements
86. Utility Vaults and Boxes. All utility vaults, boxes, and
structures, unless specifically approved otherwise by the
City Engineer, shall be underground and placed in
landscaped areas and screened from public view.
Landscape drawings shall be submitted to the City showing
the location of all utility vaults, boxes, and structures and
adjacent landscape features and plantings. The Joint
Trench Plans shall be submitted along with the grading
and/or improvement plans.
PW Certificate of
Occupancy or
Acceptance of
Improvements
PUBLIC WORKS- STREET IMPROVEMENTS
87. Public Improvements. The public improvements shall be
constructed generally as shown on the Site Development
Review. However, the approval of the Tentative Map and
Site Development Review is not an approval of the specific
PW Grading Permit or
Encroachment
Permit Issuance
40
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 23 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
design of the drainage, traffic circulation, parking,
stormwater treatment, sidewalks and street improvements.
88. Public Improvement Conformance. All public
improvements shall conform to the City of Dublin Standard
Plans, current practices, and design requirements and as
approved by the City Engineer.
PW Grading Permit or
Encroachment
Permit Issuance
89. Curb, Gutter & Sidewalk. Applicant/Developer shall
remove and replace damaged, hazardous, or nonstandard
curb, gutter and sidewalk along the project frontage.
Contact the Public Works Department to mark the existing
curb, gutter and sidewalk that will need to be removed and
replaced.
PW Grading Permit or
Encroachment
Permit Issuance
90. Curb Ramps. City standard curb ramps are required at all
intersections. All curb ramps shall include truncated
domes, and meet the most current City and ADA design
standards. Show curb ramp locations on the plans. Please
note that all curb returns on public streets shall have
directional or dual ADA ramps – one for each crosswalk and
oriented to align parallel with the crosswalk.
PW Grading Permit or
Encroachment
Permit Issuance
91. Visibility Triangle. All improvements within the sight
visibility triangle at all intersections, including but not limited
to walls and landscaping, shall be a maximum height of 30”
from the roadway surface elevation at the nearest lane.
PW Grading Permit or
Encroachment
Permit Issuance
PUBLIC WORKS - CONSTRUCTION
92. Erosion Control Implementation. The Erosion and
Sediment Control Plan shall be implemented between
October 1st and April 30th unless otherwise allowed in
writing by the City Engineer. The Applicant/Developer will
be responsible for maintaining erosion and sediment
control measures for one year following the City’s
acceptance of the improvements.
PW Start of
Construction and
On-going
93. Archaeological Finds. If archaeological materials are
encountered during construction, construction within 100 ft
of these materials shall be halted until a professional
Archaeologist certified by the Society of California
Archaeology (SCA) or the Society of Professional
Archaeology (SOPA) has had an opportunity to evaluate
the significance of the find and suggest appropriate
mitigation measures.
PW Start of
Construction and
On-going
94. Construction Activities. Construction activities, including
the idling, maintenance, and warming up of equipment,
shall be limited to Monday through Friday, and non-City
holidays, between the hours of 7:30 a.m. and 6:00 p.m.
PW Start of
Construction and
On-going
41
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 24 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
except as otherwise approved by the City Engineer.
Extended hours or Saturday work will be considered by the
City Engineer on a case-by-case basis. Note that the
construction hours of operation within the public right-of-
way are more restrictive.
95. Temporary Fencing. Temporary construction fencing shall
be installed along the construction work perimeter to
separate the construction area from the public. All
construction activities shall be confined within the fenced
area. Construction materials and/or equipment shall not be
operated/stored outside of the fenced area or within the
public right-of-way unless approved in advance by the City
Engineer.
PW Start of
Construction and
On-going
96. Construction Noise Management Plan.
Applicant/Developer shall prepare a construction noise
management plan that identifies measures to minimize
construction noise on surrounding developed properties.
The plan shall include hours of construction operation, use
of mufflers on construction equipment, speed limit for
construction traffic, haul routes and identify a noise monitor.
Specific noise management measures shall be provided
prior to project construction.
PW Start of
Construction
Implementation,
and On-going as
needed
97. Traffic Control Plan. Closing of any existing pedestrian
pathway and/or sidewalk during construction shall be
implemented through a City-approved Traffic Control Plan
and shall be done with the goal of minimizing the impact on
pedestrian circulation.
PW Start of
Construction and
On-going as
needed
98. Construction Traffic Interface Plan. Applicant/Developer
shall prepare a plan for construction traffic interface with
public traffic on any existing public street. Construction
traffic and parking may be subject to specific requirements
by the City Engineer.
PW Start of
Construction;
Implementation,
and On-going as
needed
99. Pest Control. Applicant/Developer shall be responsible for
controlling any rodent, mosquito, or other pest problem due
to construction activities.
PW On-going
100. Dust Control Measures. Applicant/Developer shall be
responsible for watering or other dust-palliative measures
to control dust as conditions warrant or as directed by the
City Engineer.
PW Start of
Construction;
Implementation
On-going as
needed
101. Dust Control/Street Sweeping. The Applicant/Developer
shall provide adequate dust control measures at all times
during the grading and hauling operations. All trucks
PW During Grading
and Site Work
42
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 25 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
hauling export and import materials shall be provided with
tarp cover at all times. Spillage of haul materials and mud-
tracking on the haul routes shall be prevented at all times.
The Applicant/Developer shall be responsible for sweeping
of streets within, surrounding and adjacent to the project, as
well as along the haul route, if it is determined that the
tracking or accumulation of material on the streets is due to
its construction activities.
102. Construction Traffic and Parking. All construction-related
parking shall be off-street in an area provided by the
Applicant/Developer. Construction traffic and parking shall
be provided in a manner approved by the City Engineer.
PW Start of
Construction and
On-going
PUBLIC WORKS – EROSION CONTROL & STORMWATER QUALITY
103. Stormwater Treatment. Consistent with Provision C.3 of
the Municipal Regional Stormwater NPDES Permit (MRP)
Order No. R2-2022-0018, the Applicant/Developer shall
submit documentation including construction drawings
demonstrating all stormwater treatment measures and
hydromodification requirements as applicable are met.
PW/ESD Grading Permit
Issuance
104. Stormwater Source Control. All applicable structural and
operational stormwater source controls shall be
implemented.
PW/ESD Grading/Sitework
Permit Issuance
105. Maintenance Access. Applicant shall design and
construct maintenance access to all stormwater
management measures and mitigation swales, as
appropriate. Maintenance access for equipment and
personnel to overflow risers, cleanouts and other structures
is required. The final number, location, width, and surfacing
of maintenance access points from public or private streets
is subject to the approval of the City Engineer and GHAD
Engineer, as applicable.
PW/ESD Grading Permit
Issuance
106. NOI and SWPPP. Prior to any clearing or grading,
Applicant/Developer shall provide the City evidence that a
Notice of Intent (NOI) has been sent to the California State
Water Resources Control Board per the requirements of the
NPDES. A copy of the Storm Water Pollution Prevention
Plan (SWPPP) shall be provided to the Public Works
Department and be kept at the construction site.
PW Start of Any
Construction
Activities
107. SWPPP. The Storm Water Pollution Prevention Plan
(SWPPP) shall identify the Best Management Practices
(BMPs) appropriate to the project construction activities.
The SWPPP shall include the erosion and sediment control
measures in accordance with the regulations outlined in the
PW SWPPP to be
Prepared Prior to
Grading Permit
Issuance;
Implementation
43
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 26 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
most current version of the Association of Bay Area
Governments (ABAG) Erosion and Sediment Control
Handbook or State Construction Best Management
Practices Handbook. The Applicant/Developer is
responsible for ensuring that all contractors implement all
storm water pollution prevention measures in the SWPPP.
Prior to Start of
Construction and
On-going as
needed
108. Stormwater Management Plan. The Stormwater
Management Plan has been approved in concept only. A
final Stormwater Management Plan shall be submitted for
review and approval by the City Engineer. Approval is
subject to the Applicant/Developer providing the necessary
plans, details, and calculations that demonstrate the plan
complies with the standards issued by the San Francisco
Bay Regional Water Quality Control Board and Alameda
Countywide Clean Water Program. Landscape Based
Stormwater Management Measures shall be irrigated and
be on a separate irrigation controller from traditional
landscape, and meet WELO requirements.
PW/ESD Building Permit
Issuance and
Grading Permit
Issuance
109. Stormwater Control Plan. A narrative Stormwater Control
Plan with sufficient detail to ensure the stormwater design,
site plan, and landscaping plan are congruent shall be
submitted for review and approval by the City Engineer. The
Stormwater Control Plan shall consist of a report an exhibit.
Required details of the plan are available at
https://dublin.ca.gov/1656
110. SB 1383 Compliance. To comply with SB 1383
procurement requirements, all mulch and compost used in
stormwater management measures and general landscape
areas shall meet SB 1383 procurement requirements.
Specifically, compost must be produced at a permitted
composting facility; digestate, biosolids, manure and mulch
do not qualify as compost. Eligible mulch must be derived
from organic materials and be produced at a permitted
transfer station, landfill, or composting facility. Examples of
allowed compost include arbor mulch and composted
mulch. Examples of allowed mulch include mulch made
from recycled pallets and dimensional lumber, aged tree
trimmings, wood fines, and screened compost overs. Mulch
must meet or exceed the physical contamination, maximum
metal concentration, and pathogen density standards for
land application specified in 14 CCR 17852(a)(24.5)(A)1
through 3.
PW/ESD Building Permit
Issuance and
Grading Permit
Issuance.
111. Trash Capture. The project must include appropriate full
trash capture devices for both private and public
improvements. Specific details on the trash capture
PW Building Permit
Issuance and
44
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 27 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
devices selected are required on the construction plan set
demonstrating how MRP Provision C.10 (trash capture)
requirements are met. A list of approved full trash capture
devices may be found at the California Stormwater
Quality Association website at the following link:
https://www.casqa.org/resources/trash/certified-full-
capture-system-trash-treatment-control-devices. Please
note that lead time for trash capture device delivery can
be substantial. The applicant/contractor shall plan
accordingly. Applicant must confirm with the manufacturer
of the selected trash capture device(s) during the final
design/construction document phase that the device(s)
selected are compatible with the intended use.
Grading Permit
Issuance
112. Phased Construction and Stormwater Management
Measures. Required stormwater treatment,
hydromodification management, and trash capture devices
shall be installed concurrent with construction of the first
phase of improvements. Temporary facilities are not
permitted.
PW/ESD Building Permit
Issuance and
Grading Permit
Issuance
PUBLIC WORKS – ONSITE IMPROVEMENTS
113. Drive Aisle Width. The parking lot aisles shall be a
minimum of 24 feet wide to allow for adequate onsite
vehicle circulation for cars, trucks, and emergency vehicles.
PW Grading Permit
Issuance
114. Vehicle Parking. All on-site vehicle parking spaces shall
conform to the following:
a. All parking spaces shall be double striped using 4”
white lines set 2 feet apart in accordance with City
Standards and DMC 8.76.070.A.17.
b. 12”-wide concrete step-out curbs shall be
constructed at each parking space where one or
both sides abut a landscaped area or planter.
c. Where wheel stops are shown, individual 6’ long
wheel stops shall be provided within each parking
space in accordance with City Standards.
d. A minimum 2’ radius shall be provided at curb
returns and curb intersections where applicable.
e. Parking stalls next to walls, fences and
obstructions to vehicle door opening shall be an
additional 4’ in width per DMC 8.76.070.A.16.
f. Landscaped strips adjacent to parking stalls shall
be unobstructed in order to allow for a minimum 2 -
foot vehicular overhang at front of vehicles.
PW Grading Permit
Issuance
45
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 28 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
115. Onsite Signing and Striping Plan. A Traffic Signing and
Striping Plan showing all proposed signing and striping
within on-site parking lots and drive aisles, shall be
submitted for review and approval by the City Engineer.
PW Grading Permit or
Encroachment
Permit Issuance
116. Photometrics. The Applicant/Developer shall provide a
complete photometrics plan for both onsite and frontage
roadways. Include the complete data on photometrics,
including the High, Average and Minimum values for
illuminance and uniformity ratio.
PW Grading Permit or
Encroachment
Permit Issuance
117. Project signs. All proposed project monument signs shall
be placed on private property. Signs should be located
outside of any easement areas unless specifically approved
by the City Engineer. Any signage allowed to be located in
an easement is subject to removal and replacement at the
expense of the Developer/property owner if required by the
easement holder.
PW Grading Permit
Issuance
118. Solid Waste Requirements. The Project must comply
with all requirements in Dublin Municipal Code Chapter
7.98 and City of Dublin Waste Handling Standards for
Commercial Properties and Multi-Family Properties,
including the following requirements:
Install pet waste disposal stations within parks and
along pedestrian trails.
Install color-coded three stream (gray for garbage,
blue for recycling, green for compost) public litter
containers with clear signage describing each
waste stream at eating and picnic areas. Install
color-coded two stream (gray for garbage, blue for
recycling,) public litter containers with clear
signage describing each waste stream along public
and private sidewalks. Containers shall include
covers or side openings, or be located under cover
to prevent rainwater from entering. The collection
containers shall/will be maintained by the property.
PW/ESD Building Permit or
Site Work Permit
Issuance
119. Cigarette butt collection. Install and appropriately site
cigarette butt collection containers for employee and public
and/or resident use.
PW/ESD Building Permit or
Site Work Permit
Issuance
120. Garbage truck access. The applicant shall provide plans
and details on anticipated garbage truck access and routes,
in addition to example set-out diagrams for waste carts/bins
placement on garbage day demonstrating adequate space
available for carts/bins. Carts and bins shall not block street
or driveway access. On street parking must be considered
PW/ESD Building Permit or
Site Work Permit
Issuance
46
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 29 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
(e.g., if on street parking is allowed, demonstrate that there
is adequate space for parked cars and three-stream carts).
PUBLIC WORKS - SPECIAL CONDITIONS
121. ReScape California Landscape Design. All publicly
owned landscape (e.g. parks, right of way, etc.) shall be
designed and rated to meet ReScape standards. The
applicant is encouraged to design all other landscape areas
according to ReScape Landscape standards.
PW/ESD Building Permit
Issuance and
Grading Permit
Issuance
122. Street Restoration. A pavement treatment, such as slurry
seal or grind and overlay, may be required within the public
streets fronting the site as determined by the Public Works
Department. The type and limits of the pavement treatment
shall be determined by the City Engineer based upon the
number and proximity of trench cuts, extent of frontage and
median improvements, extent of pavement striping and
restriping, excessive wear and tear/damage due to
construction traffic, etc.
PW Certificate of
Occupancy or
Acceptance of
Improvements
123. Waste Enclosure. The waste enclosure/trash room shall
meet all of the requirements set forth within the Dublin
Municipal Code Section 7.98 and City of Dublin Waste
Handling Standards for Commercial Properties and Multi-
Family Properties, including but not limited to providing
sewer and water hook-ups. The improvement plans and/or
building permit plans shall show additional information
demonstrating these requirements are met. A standard plan
for the waste enclosure can be downloaded
at https://dublin.ca.gov/341/Standard-Plans in the
“Stormwater Measures” section. A pedestrian accessible
path of travel shall be provided for employees from the
building to the waste enclosure in conformance with current
accessibility requirements.
PW/ESD Building Permit
Issuance and
Grading Permit
Issuance
124. Biofiltration. Stormwater discharge into stormwater
treatment facilities must be accomplished such that
inadvertent bypass of the treatment soil does not occur
(e.g., bubble-ups must be placed adjacent to the facility,
outside of the treatment soil area)
PW/ESD Building Permit
Issuance and
Grading Permit
Issuance
125. Stormwater Details. Stormwater details must adhere to
the guidelines in the Alameda Countywide Clean Water
Program C.3 Stormwater Technical Guidance Manual
and City of Dublin standard details
PW/ESD Building Permit
Issuance and
Grading Permit
Issuance
DUBLIN SAN RAMON SERVICES DISTRICT
126. Regulations that apply to development projects. The
regulations that apply to development projects are
DSRSD Building Permit
Issuance
47
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 30 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
codified in: the Dublin San Ramon Services District Code;
the DSRSD “Standard Procedures, Specifications and
Drawings for Design and Installation of Water and
Wastewater Facilities” as amended from time to time; all
applicable DSRSD Master Plans and all DSRSD policies.
Prior to issuance of any building permit, complete
improvement plans shall be submitted to DSRSD that
conform to the pertinent documents.
127. Fees. Planning and review fees, inspection fees, and fees
associated with a wastewater discharge permit shall be
paid to DSRSD in accordance with the rates and
schedules and at time of payment as established in the
DSRSD Code. Planning and review fees are due after the
1st submittal of plans. Construction Permit and Inspection
Fees are due prior to the issuance of a Construction
Permit. Capacity Reserve Fees are due before the water
meter can be set or the connection to the
sewer system.
DSRSD Permit Submittal
and Construction
Permit Issuance
128. District Review and Acceptance. Prior to issuance of
any building permit by the City; or any Building Permit or
Construction Permit by the Dublin San Ramon Services
District, all improvement plans for DSRSD facilities shall
be signed by the District Engineer. Each drawing of
improvement plans for DSRSD facilities shall contain a
signature block for the District Engineer indicating
approval of the sanitary sewer and/or water facilitie s
shown. Prior to approval by the District Engineer, the
applicant shall pay all required DSRSD fees, and provide
an engineer’s estimate of construction costs for the sewer
and water systems, a faithful performance bond, and a
comprehensive general liability insurance policy in the
amounts and forms that are acceptable to DSRSD. The
applicant shall allow at least 15 working days for final
improvement drawing review by DSRSD before signature
by the District Engineer.
DSRSD Building Permit
Issuance or
Construction
Permit Issuance
129. Easements. All easement dedications for DSRSD
facilities shall be by separate instrument irrevocably
offered to DSRSD or by offer of dedication on the Final
Map. Prior to approval by the City for Recordation, the
Final Map shall be submitted to and approved by DSRSD
for easement locations, widths, and restrictions.
DSRSD Building Permit
Issuance or
Construction
Permit Issuance
130. Submission of Proposed Easements. Prior to approval
by the City of a grading permit or a site development
permit, the locations and widths of all proposed easement
dedications for
DSRSD Grading Permit
Issuance
48
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 31 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
water and sewer lines shall be submitted to and approved
by DSRSD.
131. Locate facilities in public streets. Water and sewer
mains shall be located in public streets rather than in off-
street locations to the fullest extent possible. If
unavoidable, then
sewer or water easements must be established over the
alignment of each sewer or water main in an off -street or
private street location to provide access for future
maintenance and/or replacement.
DSRSD Approval of
Improvement
Plans
132. Looped or Interconnect Pipelines. Domestic and fire
protection waterline systems for Tracts or Commercial
Developments shall be designed to be looped or
interconnected to avoid dead end sections in accordance
with
requirements of the DSRSD Standard Specifications and
sound engineering practice.
DSRSD Approval of
Improvement
Plans
133. Water and/or Sewer Capacity Demands. This project
will be analyzed by DSRSD to determine if it represents
additional water and/or sewer capacity demands on the
District. Applicant will be required to pay all incremental
capacity reserve fees for water and sewer services as
required by the project demands. All capacity reserve fees
must be paid prior to installation of a water meter for
water. If a water meter is not required, the capacity
reserve fee shall be paid prior to issuance of a building
permit. The District may not approve the building permit
until capacity reserve fees are paid.
DSRSD Building Permit
Issuance or
Construction
Permit Issuance
134. Obtain Permit to Construct. No sewer line or waterline
construction shall be permitted unless the proper utility
construction permit has been issued by DSRSD. A
construction permit will only be issued after all of the items
in
Condition No. 128 have been satisfied.
DSRSD Building Permit
Issuance or
Construction
Permit Issuance
135. Backflow Prevention Devices/Double Detector Check
Valves. Above ground backflow prevention
devices/double detector check valves shall be installed on
fire protection systems connected to the DSRSD water
main. The applicant shall collaborate with the Fire
Department and with DSRSD to size and configure its fire
system.
DSRSD Approval of
Improvement
Plans
136. Proposed Irrigation. Any proposed irrigation for this
project shall be designed for and connected to potable
water. Unless explicitly stated otherwise by DSRSD,
DSRSD Construction
Permit Issuance
49
Reso. No. 25-XX, Item 6.1, Adopted XX/XX/2025 Page 32 of 32
CONDITION TEXT
RESPONSIBL
E AGENCY
WHEN
REQUIRED
PRIOR TO:
recycled water irrigation is unavailable for use for this
project per DERWA recycled water moratorium
Resolution No. 19-3 dated 3/24/2019.
137. No installation under pavers, decorative pavement or
concrete. Pipelines and related appurtenances shall not
be
constructed underneath pavers or decorative pavement
or concrete.
DSRSD Construction
Permit Issuance
138. Trash Enclosures. If trash enclosures are required to
drain to the sanitary sewer system, grease interceptors
shall be connected downstream of the drain and installed
near the trash enclosure area. The trash enclosure shall
be roofed and graded to minimize rain water or
stormwater from entering the drain within the trash
enclosure.
DSRSD Building Permit
Issuance or
Construction
Permit Issuance
PASSED, APPROVED AND ADOPTED BY this 9th day of December, 2025 by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Planning Commission Chair
ATTEST:
_________________________________
Community Development Director
50
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A1.1
TITLE SHEET
SUNFLOWER HILL AT GRACE POINTE DUBLIN, CA
SITE DEVELOPMENT REVIEW SUBMITTAL
NORTH
Du
b
l
i
n
B
l
v
d
.
PROJECT
LOCATION
Brannigan St.
SHEET INDEX:
A1.1 TITLE SHEET
A1.2 PROJECT DATA SUMMARY
A1.3 CONTEXT IMAGERY
A1.4 ARCHITECTURAL SITE PLAN
A1.5 FIRE ACCESS DIAGRAM
A1.6 ACCESS DIAGRAM
A1.7 TRASH DIAGRAM
A1.8 PERSPECTIVE VIEW: AERIAL
A1.9 PERSPECTIVE VIEW: ENTRY
A1.10 PERSPECTIVE VIEW: CORNER OF DUBLIN BLVD. AND BRANNIGAN ST.
A1.11 CODE ANALYSIS:ALLOWABLE AREA AND HEIGHT CALCULATIONS
A1.12 CODE ANALYSIS: ALLOWABLE OPENINGS
A2.1 GROUND FLOOR PLAN
A2.2 SECOND FLOOR PLAN
A2.3 THIRD FLOOR PLAN
A2.4 UNIT PLANS
A2.5 UNIT PLANS
A2.6 ROOF PLAN
A3.1 BUILDING ELEVATIONS
A3.2 COURTYARD ELEVATIONS
A3.3 BUILDING ELEVATIONS
A3.4 BUILDING SECTION
A3.5 COLORS & MATERIALS
A3.6 DESIGN DIAGRAM: PRIMARY (FINNIAN WAY ) STREET ELEVATION
A3.7 DESIGN DIAGRAM: SIDE (BRANNIGAN) STREET ELEVATION
A3.8 DESIGN DIAGRAM: LEFT & RIGHT COURTYARD ELEVATIONS
A3.9 DESIGN DIAGRAM: DUBLIN BLVD. ELEVATION
A3.10 DESIGN DIAGRAM: WEST ELEVATION
A3.11 EXAMPLE BIKE RACK & TYPICAL DETAIL
A3.12 CONCEPTUAL WINDOW TRIM DETAILS
L.01 CONCEPTUAL LANDSCAPE PLAN
L.02 SUPPLEMENTAL LANDSCAPE EXHIBITS
L.03 SUPPLEMENTAL LANDSCAPE EXHIBITS
L.04 CONCEPTUAL LIGHTING PLAN
C0.1 COVER SHEET
C0.2 GENERAL NOTES
C0.3 FIRE ACCESS PLAN
C1.0 EROSION CONTROL PLAN
C1.1 EROSION CONTROL NOTES AND DETAILS
C2.0 SITE LAYOUT & STRIPPING PLAN
C2.1 GRADING & DRAINAGE PLAN
C2.2 TYPICAL SECTIONS
C3.0 UTILITY PLAN
C4.0 STORMWATER CONTROL PLAN
C4.1 CLEAN BAY BLUE PRINT
C5.0 GARBAGE TRUCK TURING PLAN
C5.1 DELIVERY TRUCK TURNING PLAN
C6.0 STRIPING DETAIL
C6.1 UTILITY DETAILS
E0.02 LUMINAIRE SCHEDULE
E1.00 SITE LIGHTING
E1.01 SITE PHOTOMETRICS
PROJECT DESCRIPTION:
Sunflower Hill at Grace Pointe is a fully-electric community offering 59 units of affordable
housing and one manager’s unit, specifically designed to support individuals with intellectual
and developmental disabilities. This development aligns with the master plan, featuring
architectural and site designs that seamlessly integrate into the larger community.
Residents will enjoy a variety of indoor and outdoor amenities catering to different levels of
interactivity. Indoor amenities include a maker space and gallery, a multi-purpose community
room, a fitness area, laundry facilities, secured bike storage, lounge areas, and mail services.
The project also includes dedicated office and breakroom space for management staff, service
providers, and caregivers.
Outdoor amenities feature a sports court, gardening beds, outdoor seating, a lawn area for
lounging and games, and shaded seating areas.
Vehicular access is provided on the north side of the site, as outlined in the master development
plan. There are 36 proposed parking stalls, along with additional pick-up and drop-off space
near the entry, out of the main vehicular circulation route. This parking is expected to be
primarily used by guests and caregivers, as most residents do not own or operate personal
vehicles.
The three-story U-shaped building is located south of the parking area and encloses a secured
outdoor courtyard. While the primary frontage faces inward within the master plan community,
key indoor amenities are situated in a single-story wing along Brannigan Street, offering
additional volume and glazing in these areas. The secured courtyard along Brannigan Street
provides visual connectivity to the streetscape.
The project comprises 60 units in total: 30 one-bedroom units, 29 two-bedroom units, and 1
three-bedroom unit. These residential units are positioned along the west and south portions
of the U-shaped building. The southern edge, bordering neighboring townhomes, will be
thoughtfully landscaped to maximize privacy for both Sunflower Hill residents and adjacent
neighbors.
Architecturally, the three-story building will feature articulation on all sides, embodying a
contemporary aesthetic that harmonizes with the prevalent architecture in the master plan
community. The design will incorporate appropriate variation in the wall plane and roof forms,
while a palette of durable body and accent materials will be chosen with the overall community
in mind.
PROJECT CONTACTS:
DEVELOPER/APPLICANT:
Satellite Affordable Housing Associates
1835 Alcatraz Avenue
Berkeley, CA 94703
(510) 647-0700
Contact: Jonathan Astmann
jastmann@sahahomes.org
Sunflower Hill
3278 Constitution Drive, Bldg. 16
Livermore, CA 94551
Phone: (925) 800-1042
Susan Houghton
susanh.sunflower@gmail.com
ARCHITECT:
DAHLIN Architecture | Planning | Interiors
5865 Owens Drive
Pleasanton, CA 94588
Phone: (925) 251-7200
Contact: Lauri Moffet-Fehlberg
lfehlberg@dahlingroup.com
CIVIL:
KPFF Consulting Engineers
1101 Creekside Ridge Drive,
Suite 150
Roseville, CA 95678
Phone: (213) 266-5287
Contact: Ryan Carter
ryan.carter@kpff.com
LANDSCAPE:
Form/Work LA
2585 University Avenue
San Diego, CA 92104
Phone: (619) 269-4423
Contacts: Michael Vail
mike@formwork-la.com
ELECTRICAL:
Emerald City Engineers
21705 Highway 99
Lynnwood, WA 98036
Phone: (425) 741-1200
Contact: Adam French
afrench@emeraldcityeng.com
VICINITY MAP:
Attachment 2
51
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A1.2
PROJECT DATA
SUMMARY
PROJECT DATA SUMMARY
PROJECT NAME:
LOCATION:
PROJECT NUMBER:
CLIENT:
APN: PARCEL 1
GP DESIGNATION:
ZONING:
ACREAGE:Acres
1.89
TOTAL:1.89
PROPOSED CONSTRUCTION TYPE:
PROPOSED OCCUPANCY:
MAXIMUM BUILDING HEIGHT
PROPOSED BUILDING HEIGHT
MAXIMUM NUMBER OF STORIES
PROPOSED NUMBER OF STORIES
MAXIMUM DENSITY
PROPOSED DENSITY
Dublin Blvd. Brannigan St. Private Drives/Alleys
MINIMUM REQUIRED SETBACKS 20'-0" 10'-0"4'-0"
PROPOSED SETBACKS
RESIDENTIAL UNITS:
COMMON / AMENITY:
OFFICES / SERVICES:
CIRCULATION:
UTILITY:
TOTAL:
GROUND LEVEL:
RESIDENTIAL UNITS:
COMMON / AMENITY:
OFFICES / SERVICES:
CIRCULATION:
UTILITY:
TOTAL:
SECOND LEVEL:
RESIDENTIAL UNITS:
COMMON / AMENITY:
OFFICES / SERVICES:
CIRCULATION:
UTILITY:
TOTAL:
THIRD LEVEL:
RESIDENTIAL UNITS:
COMMON / AMENITY:
OFFICES / SERVICES:
CIRCULATION:
UTILITY:
TOTAL:
UNIT MIX
1-BD:
2-BD:
3-BD:
TOTAL:
TOTAL NUMBER OF BEDS:
STANDARD PARKING STALLS:
VEHICULAR PARKING PROVIDED (SPACES)
91
60
15,850
0
286
3,374
34
15,023
803
807
3,417
29
20,841
+/- 39'-9"
DATE: 09/22/25
GROSS BUILDING AREAS PER FLOOR (SF)
67,504
50 DU/AC
Sunflower Hill at Grace Pointe
Dublin, CA
681-007
SAHA and Sunflower Hill
82,561
GENERAL
975
20,485
Type VA
R-2
4,057
1,791
26,178
10,848
3,557
Refer to Sheet A1.4 for proposed setbacks
PD Ord. 14-22
Square Feet
82,561
985-0051-006
Public/Semi-Public
5
3
31.9 DU/AC
ZONING REGULATIONS
65'
30
1
45,524
5,292
2,283
GROSS BUILDING AREA TOTALS (SF)
14,651
4,489
1,190
791
CIRCULATION:UTILITY:
TOTAL:
GROUND LEVEL:
RESIDENTIAL UNITS:
COMMON / AMENITY:
OFFICES / SERVICES:
CIRCULATION:
UTILITY:
TOTAL:
SECOND LEVEL:
RESIDENTIAL UNITS:
COMMON / AMENITY:
OFFICES / SERVICES:
CIRCULATION:
UTILITY:
TOTAL:
THIRD LEVEL:
RESIDENTIAL UNITS:
COMMON / AMENITY:
OFFICES / SERVICES:
CIRCULATION:
UTILITY:
TOTAL:
UNIT MIX
1-BD:
2-BD:
3-BD:
TOTAL:
TOTAL NUMBER OF BEDS:
STANDARD PARKING STALLS:
ACCESSIBLE PARKING STALLS 1:
TOTAL2:
PARKING RATIO :
LONG TERM3:
SHORT TERM:
TOTAL:
Ratio # of units Total
COMMON:200 60 12,000
TOTAL:
COMMON:
TOTAL:
VEHICULAR PARKING PROVIDED (SPACES)
91
60
15,850
0
286
3,374
34
2
15,923
36
OPEN SPACE PROVIDED (SF)
15,923
1One van accessible parking space provided.
215% of the total parking to be provided with Level 2 EVSE chargers per CGBSC Tier 2
Requirements.
12,000
OPEN SPACE REQUIRED (SF) per PD Ordinace 14-22
BIKE PARKING PROVIDED
36
32
4
3 In addition to the bikes that can be accomodated by the racks shown in the room,
open floor area is available for the tricycles and scooters.
0.53
15,023
803
807
3,417
29
20,841
GROSS BUILDING AREAS PER FLOOR (SF)
67,504
975
20,485
4,057
1,791
26,178
10,8483,557
30
1
14,651
4,489
1,190
791
52
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A1.3
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1213.010
02-05-2024
JOB NO.
DATE
ROWTOWNS - BUILDING 1 STYLE ‘A’ - ELEVATIONS
BUILDING 1 - 5-PLEX - FRONT ELEVATION ‘A’
SCALE: 1/8”=1’
BUILDING 1 - 5-PLEX - LEFT ELEVATION ‘A’
SCALE: 1/8”=1’
BUILDING 1 - 5-PLEX - RIGHT ELEVATION ‘A’
SCALE: 1/8”=1’
BUILDING 1 - 5-PLEX - REAR ELEVATION ‘A’
SCALE: 1/8”=1’
9’
-
1
”
A4.5
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1213.010
02-05-2024
JOB NO.
DATE
ROWTOWNS - BUILDING 2 STYLE ‘B’ - ELEVATIONS
BUILDING 2 - 6-PLEX - FRONT ELEVATION ‘B’
SCALE: 1/8”=1’
BUILDING 2 - 6-PLEX - LEFT ELEVATION ‘B’
SCALE: 1/8”=1’
BUILDING 2 - 6-PLEX - RIGHT ELEVATION ‘B’
SCALE: 1/8”=1’
BUILDING 2 - 6-PLEX - REAR ELEVATION ‘B’
SCALE: 1/8”=1’
9’
-
1
”
A4.11
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1213.010
02-05-2024
JOB NO.
DATE
ROWTOWNS - BUILDING 1 STYLE ‘B’ - ELEVATIONS
BUILDING 1 - 5-PLEX - FRONT ELEVATION ‘B’
SCALE: 1/8”=1’
BUILDING 1 - 5-PLEX - LEFT ELEVATION ‘B’
SCALE: 1/8”=1’
BUILDING 1 - 5-PLEX - REAR ELEVATION ‘B’
SCALE: 1/8”=1’
BUILDING 1 - 5-PLEX - RIGHT ELEVATION ‘B’
SCALE: 1/8”=1’
9’
-
1
”
A4.6
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1213.010
02-05-2024
JOB NO.
DATE
ROWTOWNS - BUILDING 3 STYLE ‘A’ - ELEVATIONS
BUILDING 3 - 8-PLEX - FRONT ELEVATION ‘A’
SCALE: 1/8”=1’
BUILDING 3 - 8-PLEX - LEFT ELEVATION ‘A’
SCALE: 1/8”=1’
BUILDING 3 - 8-PLEX - REAR ELEVATION ‘A’
SCALE: 1/8”=1’
BUILDING 3 - 8-PLEX - RIGHT ELEVATION ‘A’
SCALE: 1/8”=1’
9’
-
1
”
A4.15
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1213.010
02-05-2024
JOB NO.
DATE
ROWTOWNS - BUILDING 2 STYLE ‘A’ - ELEVATIONS
BUILDING 2 - 6-PLEX - FRONT ELEVATION ‘A’
SCALE: 1/8”=1’
BUILDING 2 - 6-PLEX - LEFT ELEVATION ‘A’
SCALE: 1/8”=1’
BUILDING 2 - 6-PLEX - REAR ELEVATION ‘A’
SCALE: 1/8”=1’
BUILDING 2 - 6-PLEX - RIGHT ELEVATION ‘A’
SCALE: 1/8”=1’
9’
-
1
”
A4.10
CONTEXT IMAGERY
5-PLEX A
6-PLEX A
8-PLEX A
5-PLEX B
6-PLEX B
2.4 FOR TREE LEGEND
GRADES AND
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
A/C
5A
5A
5B
5B
6B
5A
5A
6A
5B
6B
5A
6A
6B 6B
6B
6A
8A
5B
13
4
2
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1213.010
02-05-2024
JOB NO.
DATE
A5.1
FINNIAN WAY - STREETSCAPE VIEW
KEY PLAN
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
1213.010
02-05-2024
JOB NO.
DATE
A6.1
STAND ALONE RETAIL - AXON VIEW
1
2
3
4
ADJACENT TOWNHOUSE ARCHITECTURE:
EXTRACTED FROM APPROVED ENTITLEMENT SET FOR MASTER PLAN DEVELOPMENT
SITE PLAN GRAPHIC FROM APPROVED MASTER PLAN:
REFER TO APPROVED MASTER PLAN FOR DETAILS ON SITE MODIFICATIONS
IMAGE FROM APPROVED MASTER PLAN DEVELOPMENT
IMAGE FROM APPROVED MASTER PLAN DEVELOPMENT
PROJECT SITE
53
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A1.4
ONE-BEDROOM UNITS
TWO-BEDROOM UNITS
THREE-BEDROOM UNITS
LOCATION OF
FUTURE GARDEN SHED
PROPERTY LINE
ARCHITECTURAL
SITE PLAN
LEGEND:
0 8 16 32
0 16 32 64
0 32 64 128
0 10 20 40
0 20 40 80
0 4 8 16
BUILDING UNIT MIX
1BD/1BA 30
2BD/2BA 29
3BD/2BA 1
TOTAL 60 UNITS
BRANNIGAN STREET
DU
B
L
I
N
B
O
U
L
E
V
A
R
D
54
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A1.5
FIRE ACCESS
DIAGRAM
BRANNIGAN STREET
DU
B
L
I
N
B
O
U
L
E
V
A
R
D
FIRE TRUCK ACCESS
FIRE AERIAL APPARATUS ACCESS
30’ OFFSET FROM
FACE OF CURB
200’ HOSE PULL
CLEAR LADDER AREA. SURFACE TO
BE UNOBSTRUCTED AND LEVELED
ROOF HEIGHT BELOW 30’
INSIDE FACE OF
WALL BELOW
KEY:
26
’
-
0
”
25
’
-
0
”
24
’
-
0
”
25’-0”
38’-8”
26’-0”
ROOF
ACCESS
HATCH
ROAD
MARKING
STRIP
30’-0”
30’-0”
30
’
-
0
”
55
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A1.6
ACCESS
DIAGRAM
TRASH PICKUP
ACCESS
TRASH STAGING AREA
KEY:
0 8 16 32
0 16 32 64
0 32 64 128
0 10 20 40
0 20 40 80
0 4 8 16
BRANNIGAN STREET
DU
B
L
I
N
B
O
U
L
E
V
A
R
D
56
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A1.7
TRASH
DIAGRAM
KEY:
RESIDENT TRASH
ACCESS
MAINTENANCE STAFF
ACCESS ONLY
RESIDENTIAL:
[(30 x 1BD)+(29 x 2BD)+(1 x 3BD)] x 2 = 182 OCCUPANTS
182 OCCUPANTS X 15 GAL/OCCUPANT = 2730 GAL
200 GAL = 1 CUBIC YARD
WEEKLY TRASH: 40% X 2730 = 1092 GAL = 5.46 CUBIC YARDS
(2) 3-YARD BINS PROVIDED AT DUMPSTER ROOM. (2) 64 GAL CARTS
PROVIDED AT GROUND FLOOR RESIDENT TRASH ROOM & CHUTE
PROVIDED AT UPPER FLOOR RESIDENT TRASH ROOMS.
GARBAGE:
RESIDENTIAL:
[(30 x 1BD)+(29 x 2BD)+(1 x 3BD)] x 2 = 182 OCCUPANTS
182 OCCUPANTS X 15 GAL/OCCUPANT = 2730 GAL
200 GAL = 1 CUBIC YARD
WEEKLY COMPOST: 20% X 2730 = 546 GAL = 2.73 CUBIC YARDS
(1) 3-YARD BIN PROVIDED AT TRASH ROOM. (1) 64 GAL CART PROVIDED
AT EACH GROUND AND UPPER FLOOR RESIDENT TRASH ROOM.
ORGANICS:
RESIDENTIAL:
[(30 x 1BD)+(29 x 2BD)+(1 x 3BD)] x 2 = 182 OCCUPANTS
182 OCCUPANTS X 15 GAL/OCCUPANT = 2730 GAL
200 GAL = 1 CUBIC YARD
WEEKLY RECYCLING: 40% X 2730 = 1092 GAL = 5.46 CUBIC YARDS
(2) 3-YARD BINS PROVIDED AT TRASH ROOM. (2) 64 GAL CARTS
PROVIDED AT GROUND FLOOR RESIDENT TRASH ROOM & CHUTE
PROVIDED AT UPPER FLOOR RESIDENT TRASH ROOMS.
RECYCLING:
0 8 16 32
0 16 32 64
0 32 64 128
0 4 8 16
WASTE GENERATION CALCULATIONS:
GENERAL NOTES:
1. ALL DOORS ARE MINIMUM 3’-0” WIDE.
2. A 6”X6” CONCRETE CURB STOP IS PROVIDED AROUND THE
PERIMETER OF THE DUMPSTER ROOM AS SHOWN IN ADJACENT PLANS.
3. ALL BINS ARE LOCATED MIN. 6” AWAY FROM THE CONCRETE CURB
STOP AND WITH MIN. 1’-0” SPACE BETWEEN BINS.ENLARGED PLANS - GROUND FLOOR TRASH ROOMS
ENLARGED PLANS - TRASH STAGING AREA
1
3
ENLARGED PLANS - UPPER FLOOR TRASH ROOM, TYP.2
57
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A1.8
PERSPECTIVE VIEW:
AERIAL
KEYPLAN:
58
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A1.9
PERSPECTIVE VIEW:
ENTRY
KEYPLAN:
59
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A1.10
PERSPECTIVE VIEW:
CORNER OF
DUBLIN BLVD. AND
BRANNIGAN ST.
KEYPLAN:
60
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A1.11
LEGEND:
R-2 OCCUPANCY
A-3 OCCUPANCY
CODE ANALYSIS:
ALLOWABLE AREA
AND HEIGHT
CALCULATIONS
ALLOWABLE AREA CALCULATION - MULTISTORY MIXED OCCUPANCY BUILDING - Type VA Construction
Residential (R2)Community Room (A3)
At = 36,000 s.f. (area from Table 506.2)At = 34,500 s.f. (area from Table 506.2)
NS =12,000 s.f. (area from Table 506.2)NS =11,500 s.f. (area from Table 506.2)
F = 0 ft. (actual frontage or 0)F = 0 ft. (actual frontage or 0)
P = 1 ft. (actual perimeter or 1)P = 1 ft. (actual perimeter or 1)
W = 0 ft. (use 0, 20 to 30)W = 0 ft. (use 0, 20 to 30)
# stories = 3 (R2) (use 2 to 4)# stories = 1 (A3) (use 1 to 3 for # of floors occurs on)
If = 0.0000 If = 0.0000
[F/P - 0.25] W/30 [F/P - 0.25] W/30
Aa = 36,000 s.f.Aa = 34,500 s.f.
{At + [NS x If]}{At + [NS x If]}
Mixed Use Ratio Building 1st Floor 2nd Floor 3rd Floor Bldg Total
Actual Areas (A): R2 Residential=18,000 20,370 20,015 58,385
A3 Community=8,700 0 0 8,700
Floor Total 26,700 20,370 20,015 67,085
Mixed Use R2 + A3 =Total
A/Aa + A/Aa =
1st floor 0.50 0.25 = 0.75 0.75 <1 Complies
2nd floor 0.57 0.00 = 0.57 0.57 <1 Complies
3rd floor 0.56 0.00 = 0.56 0.56 <1 Complies
1st Floor 2nd Floor 3rd Floor
All Floors:0.75 0.57 +0.56 =1.87 <2 Complies
Total ratio Building
OK 1.87 <2 Complies
ALLOWABLE HEIGHT - MULTISTORY MIXED-OCCUPANCY BUILDING AT GRADE - Type VA Construction
Per CBC Table 504.3 and CBC Table 504.4, the Type VA, R-2 project is allowed to be constructed up to 60' and 4 stories if both the height and area increase are utilized. Footnote j in Table 503.3 and footnote o in Table 504.4
note that "For Group R-2 buildings of Type VA construction equipped throughout with an approved automatic sprinkler system in accordance with Section 903.3.1.1, S area increase is permitted in addition to the height and story
increase provided the height shall not exceed 60 feet and 4 stories."
Thus the project, proposed at a maximum height of +/- 39'-9" and 3 stories is compliant with the allowable height.
BOILER ROOM
439 SQ FT
R.
R
.
LAUNDRY
CARE GIVER
BREAK ROOM
490
LOC
IDF
CARE
GIVER
15,30,45
TRASH
CARE
GIVER
UP
JAN.
STACKW/D STACKW/D WASH DRYWASHDRYSTACKW/D STACKW/D
LIGHT HOUSE
460
ROOF BELOW
ROOF BELOW
ROOF BELOW
ROOF BELOW
64
G
.
O.
R.T.
ST.UP
DN
IDF
CARE
GIVER
CARE
GIVER
dn
SFH
STOR
MAINTENANCE
604 sq ft
TRASH
64
G
.
O.
R.T.
ROOF BELOW
ROOF BELOW
ROOF BELOW
ROOF BELOW
ST.UP
DN
3 THIRD FLOOR LEVEL
2 SECOND FLOOR LEVEL
1 GROUND FLOOR LEVEL
61
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A1.12
CODE ANALYSIS:
ALLOWABLE
OPENINGS
Top of Subfloor
2ND FLOOR
Top of Subfloor
3RD FLOOR
ROOF
LEGEND:
WALL AREA
OPENING AREA
CALCULATIONS:
(GREATER THAN 15’ BUT
LESS THAN 20’ FROM
PROPERTY LINE TO
CLOSEST BUILDING FACE
= 75% OPEN ALLOWED)
GROUND FLOOR:
874 SQ. FT. OPENINGS / 2,957
SQ. FT. WALL AREA = 29.5%
OPEN (75% ALLOWED)
SECOND FLOOR:
845 SQ. FT. OPENINGS / 2,806
SQ. FT. WALL AREA = 30% OPEN
(75% ALLOWED)
THIRD FLOOR:
845 SQ. FT. OPENINGS / 2,806
SQ. FT. WALL AREA = 30% OPEN
(75% ALLOWED)
GROUND FLOOR
SECOND FLOOR
THIRD FLOOR
15
’
-
1
”
3 GROUND FLOOR PLAN
2 BUILDING ELEVATION
1 LADDER DIAGRAM
EGRESS LADDER
ACCESS AREA.
CLEAR, FLAT AREA
STARTING AT 3’ AND
EXTENDING TO 10’
FROM WINDOW
WALL.
SMOOTH AREA.
CONCRETE PAD NOT
REQUIRED. CENTER
ON OPERABLE
BEDROOM WINDOW.
62
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A2.1
GROUND FLOOR
PLAN
ONE-BEDROOM UNITS
TWO-BEDROOM UNITS
THREE-BEDROOM UNITS
LOCATION OF FUTURE
GARDEN SHED
KEY:
GROUND FLOOR UNIT MIX
1BD/1BA 9
2BD/2BA 9
3BD/2BA 1
TOTAL 19 UNITS
63
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A2.2
2ND FLOOR PLAN
ONE-BEDROOM UNITS
TWO-BEDROOM UNITS
THREE-BEDROOM UNITS
LEGEND:
SECOND FLOOR UNIT MIX
1BD/1BA 10
2BD/2BA 10
3BD/2BA 0
TOTAL 20 UNITS
BOILER ROOM
439 SQ FT
R.
R
.
LAUNDRY
CARE GIVER
BREAK ROOM
490
LOC
IDF
CARE
GIVER
15,30,45
TRASH
CARE
GIVER
UP
JAN.
STACK
W/D
STACK
W/D WASH DRYWASHDRYSTACK
W/D
STACK
W/D
LIGHT HOUSE
460
ROOF BELOW
ROOF BELOW
ROOF BELOW
ROOF BELOW
64
G
.
O.
R.T.
ST.UP
DN
64
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A2.3
3RD FLOOR PLAN
ONE-BEDROOM UNITS
TWO-BEDROOM UNITS
THREE-BEDROOM UNITS
LEGEND:
THIRD FLOOR UNIT MIX
1BD/1BA 11
2BD/2BA 10
3BD/2BA 0
TOTAL 21 UNITS
IDF
CARE
GIVER
CARE
GIVER
dn
SFH
STOR
MAINTENANCE
604 sq ft
TRASH
64
G
.
O.
R.T.
ROOF BELOW
ROOF BELOW
ROOF BELOW
ROOF BELOW
ST.UP
DN
65
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A2.4
UNIT PLANS
LIVING
BATH
BEDROOM
CL
O
S
E
T
12'-5"12'-10"
25
'
-
5
"
25
'
-
5
"
10
'
-
4
"
11
'
-
1
1
"
3'
-
2
"
25'-3"
UNIT 1A -ADAPTABLE
1BD/1BA
GROSS SF: +/-601 SF
NET SF: +/-549 SF
CO
A
T
ENTRY
25'-3"
3'
-
3
1
/
2
"
7'
-
0
1
/
2
"
1'-11"5'-7"2'-5 1/2"
2 1/2"9'-11 1/2"5'-0"10'-1"
L
10'-0"
11
'
-
2
"
1 2 4 8
SCALE: 1/4" = 1'-0"
JOB NO.
DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
681.007
01/07/25 A1.0
10
'
-
6
"
14
'
-
1
1
"
1'
-
1
0
"
3'
-
3
1
/
2
"
7'
-
2
1
/
2
"
2'
-
7
"
12
'
-
4
"
34'-2"
BEDROOM 1
BATH 1
BEDROOM 2
CLOSET 2
BATH 2
CO
A
T
LIVING
KITCHEN
ENTRY
UNIT 2A -ADAPTABLE
2BD/2BA
GROSS SF: +/-893 SF
NET SF: +/-825 SF
2 1/2"8'-9 1/2"4'-8"20'-6"
10'-1"7'-7"2'-10"11"5'-5"2'-5 1/2"
10'-1 1/2"10'-2"
27
'
-
3
"
L
11
'
-
1
0
1
/
2
"
34'-2"
27
'
-
3
"
13'-5 1/2"10'-3"
2'
-
3
1
/
2
"
2'
-
4
1
/
2
"
5'
-
7
"
15
'
-
2
"
10'-5 1/2"
25
'
-
5
"
1'
-
1
0
"
14
'
-
8
1
/
2
"
CLOSET 1
1 2 4 8
SCALE: 1/4" = 1'-0"
JOB NO.
DATEINT
681.007
01.03.2025
25
'
-
5
"
1'
-
1
0
"
11
'
-
2
1
/
2
"
2'
-
3
1
/
2
"
11
'
-
1
1
"
34'-2"
BEDROOM 1
BATH 1
BEDROOM 2
CLOSET 2
BATH 2
LIVING
KITCHEN
27
'
-
3
"
L
CO
A
T
10'-2"
11
'
-
5
1
/
2
"
10'-1 1/2"
8'-9 1/2"4'-10 1/2"20'-6"
UNIT 2B -MOBILITY
2BD/2BA
GROSS SF: +/-895 SF
NET SF: +/-824 SF
CLOSET 1
10'-1"7'-7"2'-10"
34'-2"
10'-5 1/2"13'-5 1/2"10'-3"
27
'
-
3
"
3'
-
4
1
/
2
"
5'
-
5
"
2'
-
3
1
/
2
"
14
'
-
4
"
25
'
-
5
"
1'
-
1
0
"
13
'
-
1
0
1
/
2
"
1 2 4 8
SCALE: 1/4" = 1'-0"
JOB NO.
DATE
UNIT 2B -MOBILITY 681-007
01/07/25
LIVING
BATH
25'-3"
BEDROOM
CL
O
S
E
T
25
'
-
5
"
25
'
-
5
"
10
'
-
4
"
11
'
-
1
1
"
3'
-
2
"
2 1/2"8'-6"4'-8"11'-10 1/2"
UNIT 1B -MOBILITY
1BD/1BA
GROSS SF: +/-601 SF
NET SF: +/-546 SF
COAT2'
-
4
1
/
2
"
7'
-
1
1
1
/
2
"
KITCHEN
12'-5"12'-10"
25'-3"
10'-0"
11
'
-
2
"
1 2 4 8
SCALE: 1/4" = 1'-0"
JOB NO.
DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
UNIT 1B -MOBILITY
SUNFLOWER HILL AT GRACE POINT
681-007
01/03/2025 A2.0
0 8 16 32
0 16 32 64
0 32 64 128
0 4 8 16
UNIT PLANS
SQUARE FOOTAGE
CALCULATIONS*:
UNIT GROSS SQ. FT. - MEASURED
TO THE OUTSIDE FACE OF
PERIMETER STUDS.
UNIT NET SQ. FT. - MEASURED
TO THE INSIDE FACE OF GYPSUM
BOARD.
*SQUARE FOOTAGES MAY VARY
SLIGHTLY FOR CONSTRUCTION
DOCUMENTS.
66
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A2.5
UNIT PLANS
REF.
20'-11"23'-9"
44'-8"
25
'
-
5
"
1'
-
1
0
"
44'-8"
BEDROOM 1
BATH 1
BEDROOM 2
CLOSET 2
CO
A
T
BEDROOM 3
CLOSET 3
BATH 2
HALL 2
LIVING
2'
-
1
1
1
/
2
"
5
'
-
4
"
6'
-
6
1
/
2
"
10
'
-
7
"
KITCHEN
L
3'
-
4
1
/
2
"
5'
-
5
"
2
'
-
3
1
/
2
"
14
'
-
4
"
27
'
-
3
"
10'-2"
10
'
-
1
1
/
2
"
10'-2"
10
'
-
1
1
/
2
"
10'-2"
10'-9"10'-2"13'-0"10'-9"
13'-8 1/2"4'-8"26'-3 1/2"
15'-10"7'-9 1/2"2'-8"3'-1 1/2"8'-1 1/2"2'-5 1/2"
UNIT 3B -MOBILITY
3BD/2BA
GROSS SF: +/-1,162 SF
NET SF: +/-1,074 SF
DINING
25
'
-
5
"
1'
-
1
0
"
27
'
-
3
"
13
'
-
1
0
1
/
2
"
CLOSET 1
1 2 4 8
SCALE: 1/4" = 1'-0"
JOB NO.
DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
UNIT 3B -MOBILITY
SUNFLOWER HILL AT GRACE POINT
681.007
01/07/25 A6.0
0 8 16 32
0 16 32 64
0 32 64 128
0 4 8 16
UNIT PLANS
REF.
20'-11"23'-9"
44'-8"
25
'
-
5
"
1'
-
1
0
"
44'-8"
BEDROOM 1
BATH 1
BEDROOM 2
CLOSET 2
CO
A
T
BEDROOM 3
CLOSET 3
BATH 2
HALL 2
LIVING
2'
-
1
1
1
/
2
"
5
'
-
4
"
6'
-
6
1
/
2
"
10
'
-
7
"
KITCHEN
L
3'
-
4
1
/
2
"
5'
-
5
"
2
'
-
3
1
/
2
"
14
'
-
4
"
27
'
-
3
"
10'-2"
10
'
-
1
1
/
2
"
10'-2"
10
'
-
1
1
/
2
"
10'-2"
10'-9"10'-2"13'-0"10'-9"
13'-8 1/2"4'-8"26'-3 1/2"
15'-10"7'-9 1/2"2'-8"3'-1 1/2"8'-1 1/2"2'-5 1/2"
UNIT 3B -MOBILITY
3BD/2BA
GROSS SF: +/-1,162 SF
NET SF: +/-1,074 SF
DINING
25
'
-
5
"
1'
-
1
0
"
27
'
-
3
"
13
'
-
1
0
1
/
2
"
CLOSET 1
1 2 4 8
SCALE: 1/4" = 1'-0"
JOB NO.
DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
UNIT 3B -MOBILITY
SUNFLOWER HILL AT GRACE POINT
681.007
01/07/25 A6.0
SQUARE FOOTAGE
CALCULATIONS*:
UNIT GROSS SQ. FT. - MEASURED
TO THE OUTSIDE FACE OF
PERIMETER STUDS.
UNIT NET SQ. FT. - MEASURED
TO THE INSIDE FACE OF GYPSUM
BOARD.
*SQUARE FOOTAGES MAY VARY
SLIGHTLY FOR CONSTRUCTION
DOCUMENTS.
67
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A2.6
NOTES:
1. ROOF PLAN IS CONCEPTUAL.
ADDITIONAL PENETRATION
LOCATIONS WILL BE DETERMINED
AS THE PROJECT PROGRESSES
TOWARD BUILDING PERMITS.
2. EXACT EQUIPMENT MODELS AND
HEIGHTS WILL BE DETERMINED
AS THE PROJECT PROGRESSES
TOWARD BUILDING PERMITS.
3. PARAPETS WILL BE UTILIZED TO
SCREEN THE EQUIPMENT.
4. SOLAR PV SYSTEM WILL BE
DESIGNED BY A PV ENGINEER AND
FINAL LOCATIONS AND NUMBERS
OF PANELS WILL BE DETERMINED
AS THE PROJECT PROGRESSES
TOWARD BUILDING PERMITS; THE
SYSTEM WILL BE DESIGNED TO
COMPLY WITH BUILDING CODE.
POTENTIAL SOLAR AREA
ROOF PLAN
ROOF PLAN KEYNOTE LEGEND:
1. MEMBRANE ROOF, TYP. SLOPE
1/2” / 1’-0” MINIMUM TO INTERNAL
DRAIN; DIRECTION OF SLOPE AND
REPRESENTED GRAPHICALLY
2. MECHANICAL UNIT, TYP. - FINAL
LOCATION AND NUMBER T.B.D.
3. ROOF DRAIN, TYP. - FINAL
LOCATION AND NUMBER T.B.D.
4. TRASH CHUTE
5. ROOF HATCH
6. ELEVATOR RUNOUT
#
1.5:12 SLOPE
1.5:12 SLOPE
1.5:12 SLOPE
2:12 SLOPE
1.
5
:
1
2
S
L
O
P
E
1.5:12 SLOPE1.
5
:
1
2
S
L
O
P
E
1.5:12 SLOPE
1.5:12 SLOPE
1.5:12 SLOPE
1.
5
:
1
2
S
L
O
P
E
4"
E
A
V
E
,
T
Y
P
.
4"
R
A
K
E
,
T
Y
P
.
4"
E
A
V
E
,
T
Y
P
.
4"
R
A
K
E
,
T
Y
P
.
1
2
6
5
4
3
68
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A3.1
0 8 16 32
0 16 32 64
0 32 64 128
0 10 20 40
0 4 8 16
BUILDING
ELEVATIONS
+/
-
3
9
'
-
9
"
+/
-
3
7
'
-
1
1
"
BUILDING ELEVATION - BRANNIGAN STREET2
2
KEYPLAN:
1 1 1 34 2225 1311812
+/
-
3
9
'
-
9
"
+/
-
3
7
'
-
1
1
"
BUILDING ELEVATION - ENTRY1
111 1 342225791013
1
ELEVATION KEYNOTE LEGEND:
1. PAINTED METAL COPING
2. PAINTED STUCCO WITH
CONTROL JOINTS, TYP.
3. FIBER CEMENT LAP SIDING
4. PAINTED ACCENT COLOR TRIM,
MIN. 1/2” THICK
5. BLACK OR DARK BRONZE VINYL
FRAME WINDOW, TYP.
6. GLAZED DOOR
7. PAINTED DOOR, COLOR TO
MATCH ADJACENT WALL
SURFACE
8. MECHANICAL LOUVER
9. ROLL-UP DOOR, COLOR TO
MATCH ADJACENT WALL
SURFACE
10. ROOF OVERHANG AT BUILDING
ENTRY
11. POTENTIAL MURAL
OPPORTUNITY, FINAL DESIGN
TBD.
12. FENCING, SEE LANDSCAPE
PLANS FOR ADDITIONAL
INFORMATION AND FULL EXTENT
OF FENCING PROPOSED
13. PLACEHOLDER SIGNAGE FOR
ADDRESS PER CBC 502.4 &
LOCAL FIRE DEPARTMENT
REQUIREMENTS
#
NOTE: WHERE INTERIOR SIDE OF PARAPET IS VISIBLE FROM A PEDESTRIAN LEVEL, IT WILL BE PAINTED TO MATCH THE BUILDING.
69
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A3.2
0 8 16 32
0 16 32 64
0 32 64 128
0 10 20 40
0 4 8 16
COURTYARD
ELEVATIONS
5
KEYPLAN:
3 4
+/
-
3
9
'
-
9
"
+/
-
3
7
'
-
1
1
"
COURTYARD ELEVATION 3
11 5 34228106 2
+/
-
3
9
'
-
9
"
+/
-
3
7
'
-
1
1
"
COURTYARD ELEVATION 5
1 1110143 2 2256
COURTYARD ELEVATION 4
11 1014832225
ELEVATION KEYNOTE LEGEND:
1. PAINTED METAL COPING
2. PAINTED STUCCO WITH
CONTROL JOINTS, TYP.
3. FIBER CEMENT LAP SIDING
4. PAINTED ACCENT COLOR TRIM,
MIN. 1/2” THICK
5. BLACK OR DARK BRONZE VINYL
FRAME WINDOW, TYP.
6. GLAZED DOOR
7. PAINTED DOOR, COLOR TO
MATCH ADJACENT WALL
SURFACE
8. MECHANICAL LOUVER
9. ROLL-UP DOOR, COLOR TO
MATCH ADJACENT WALL
SURFACE
10. ROOF OVERHANG AT BUILDING
ENTRY
11. POTENTIAL MURAL
OPPORTUNITY, FINAL DESIGN
TBD.
12. FENCING, SEE LANDSCAPE
PLANS FOR ADDITIONAL
INFORMATION AND FULL EXTENT
OF FENCING PROPOSED
13. PLACEHOLDER SIGNAGE FOR
ADDRESS PER CBC 502.4 &
LOCAL FIRE DEPARTMENT
REQUIREMENTS
#
NOTE: WHERE INTERIOR SIDE OF PARAPET IS VISIBLE FROM A PEDESTRIAN LEVEL, IT WILL BE PAINTED TO MATCH THE BUILDING.
70
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A3.3
0 8 16 32
0 16 32 64
0 32 64 128
0 10 20 40
0 4 8 16
BUILDING
ELEVATIONS
7
+/
-
3
9
'
-
9
"
+/
-
3
7
'
-
1
1
"
BUILDING ELEVATION 7
KEYPLAN:
1 114722258437
+/
-
3
9
'
-
9
"
+/
-
3
7
'
-
1
1
"
BUILDING ELEVATION - DUBLIN BOULEVARD6
1 1 143222 58
6
ELEVATION KEYNOTE LEGEND:
1. PAINTED METAL COPING
2. PAINTED STUCCO WITH
CONTROL JOINTS, TYP.
3. FIBER CEMENT LAP SIDING
4. PAINTED ACCENT COLOR TRIM,
MIN. 1/2” THICK
5. BLACK OR DARK BRONZE VINYL
FRAME WINDOW, TYP.
6. GLAZED DOOR
7. PAINTED DOOR, COLOR TO
MATCH ADJACENT WALL
SURFACE
8. MECHANICAL LOUVER
9. ROLL-UP DOOR, COLOR TO
MATCH ADJACENT WALL
SURFACE
10. ROOF OVERHANG AT BUILDING
ENTRY
11. POTENTIAL MURAL
OPPORTUNITY, FINAL DESIGN
TBD.
12. FENCING, SEE LANDSCAPE
PLANS FOR ADDITIONAL
INFORMATION AND FULL EXTENT
OF FENCING PROPOSED
13. PLACEHOLDER SIGNAGE FOR
ADDRESS PER CBC 502.4 &
LOCAL FIRE DEPARTMENT
REQUIREMENTS
#
NOTE: WHERE INTERIOR SIDE OF PARAPET IS VISIBLE FROM A PEDESTRIAN LEVEL, IT WILL BE PAINTED TO MATCH THE BUILDING.
71
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A3.4
0 8 16 32
0 16 32 64
0 32 64 128
0 10 20 40
0 4 8 16
1 BUILDING SECTION A-A
2 BUILDING SECTION B-B
THIRD FLOOR
SECOND FLOOR
GROUND FLOOR
1'
-
2
"
9'
-
1
"
+/
-
3
7
'
-
1
1
"
9'
-
1
"
COMMUNITY
ROOM
FITNESS
AREA
2 BD UNIT3 BD UNIT
2 BD UNITLIGHT
HOUSE
2 BD UNIT
CORR.
CORR.+/
-
3
9
'
-
9
"
THIRD FLOOR
SECOND FLOOR
GROUND FLOOR
1'
-
2
"
9'
-
1
"
9'
-
1
"
+/
-
3
7
'
-
1
1
"
9'
-
1
"
1 BD UNIT
CORR.
CORR.
1'
-
2
"
BIKE ROOM
1 BD UNIT
CORR.
1 BD UNIT
BOILER
ROOM
CAREGIVER
BREAK ROOM
LAUNDRY BOILER
ROOM
MAINTENANCE1 BD UNIT
MEET
BREAK
OFFICEMAILCOMMUNITY ROOM
+/
-
3
9
'
-
9
"
BUILDING SECTION
KEYPLAN:
A A
B
B
72
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A3.5
COLORS &
MATERIALS
2455 3 1 6
5 TRIM COLOR
WINDOW TRIM, FASCIA, CANOPIES, ETC.
Urbane Bronze SW 7048 by Sherwin Williams
6 ROOF COLOR
LOW SLOPE MEMBRANE ROOF
SIMILAR TO COLOR SHOWN, FINAL COLOR TBD
AS AVAILABLE BY MANUFACTURER
NOTE
PAINT COLORS ARE SHOWN FOR DESIGN INTENT. FINAL COLORS WILL BE DETERMINED THROUGH ON-SITE
BRUSH OUTS DURING CONSTRUCTION.
NOTE: SEE ELEVATION SHEETS FOR UNTAGGED MATERIALS.
1 BODY COLOR 1
EXTERIOR WALL MATERIAL - CEMENT PLASTER
Kestrel White SW 7516
2 BODY COLOR 2
EXTERIOR WALL MATERIAL - CEMENT PLASTER
Evergreen Fog SW9130
3 BODY COLOR 3
EXTERIOR WALL MATERIAL - CEMENT PLASTER
Slate Tile SW 7624 by Sherwin Williams
4 ACCENT 1
FIBER CEMENT LAP SIDING
Urbane Bronze SW 7048 by Sherwin Williams
4 ACCENT 2 - AT BUILDING ENTRIES
ACCENT COLOR - CEMENT PLASTER
Cheerful SW 6903 by Sherwin Williams
73
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A3.6
0 8 16 32
0 16 32 64
0 32 64 128
0 10 20 40
0 4 8 16
DESIGN DIAGRAM
PRIMARY
(FINNIAN WAY)
STREET ELEVATION
LINE OF BUILDING ABOVE
KEY:
12'-2"
PARAPET
ROOF WITH
CORNICE
12'-10"
PARAPET ROOF
WITH REVEAL
17'-4"
PARAPET ROOF
WITH CORNICE
23'-11"
SHED ROOF
22'-2"
SHED ROOF
23'-2"
SHED ROOF
2'-6"
28'-6"
SHED ROOF
PLANE 1
ANGLED ALONG PRIMARY
STREET
PLANE 2
PARALLEL ALONG
PRIMARY STREET
STANDARDS FOR PRIMARY STREET FACING ELEVATIONINTERNAL STREET ELEVATION
STANDARD REQUIRED ACTUAL
PERCENTAGE OF
ELEVATION IN SAME
PLANE
50% MAX. 21.7% MAX.
AVERAGE OFFSET 5'-0" MIN.15'-11"
MINIMUM OFFSET 1'-0" MIN.1'-8"
LINE OF BUILDING ABOVE
ELEVATION OFFSET MORE THAN 5'
ELEVATION OFFSET 1' TO 5'
PRIMARY PLANE OF BUILDING
ELEVATION
(SEE ORANGE DIMENSIONS FOR LENGTHS OF
ELEVATION COINCIDING WITH PLANES)
BUILDING FOOTPRINT
ELEVATION OFFSET MORE THAN 5'
ELEVATION OFFSET 1' TO 5'
BUILDING FOOTPRINT
DESIGN DIAGRAM - PRIMARY STREET ELEVATION
4'-8"12'-7"
3'-3"
4'-9"
LINE OF BUILDING ABOVE
KEY:
PLANE 1
ANGLED ALONG PRIMARY
STREET
PLANE 2
PARALLEL ALONG
PRIMARY STREET
STANDARDS FOR PRIMARY STREET FACING ELEVATIONINTERNAL STREET ELEVATION
STANDARD REQUIRED ACTUAL
PERCENTAGE OF
ELEVATION IN SAME
PLANE
50% MAX. 21.7% MAX.
AVERAGE OFFSET 5'-0" MIN.15'-11"
MINIMUM OFFSET 1'-0" MIN.1'-8"
LINE OF BUILDING ABOVE
ELEVATION OFFSET MORE THAN 5'
ELEVATION OFFSET 1' TO 5'
PRIMARY PLANE OF BUILDING
ELEVATION
(SEE ORANGE DIMENSIONS FOR LENGTHS OF
ELEVATION COINCIDING WITH PLANES)
BUILDING FOOTPRINT
ELEVATION OFFSET MORE THAN 5'
ELEVATION OFFSET 1' TO 5'
BUILDING FOOTPRINT
DESIGN DIAGRAM - PRIMARY STREET ELEVATION
4'-8"12'-7"
3'-3"
4'-9"
DEFINITIONS FROM ADOPTED
MULTI-FAMILY OBJECTIVE DESIGN
STANDARDS GLOSSARY:
PRIMARY STREET: A PUBLIC OR
PRIVATE STREET THAT PROVIDES
ACCESS TO THE MAJOR ENTRY OF
A PROJECT OR STRUCTURE.
SIDE STREET: A MINOR OR
SUBSIDIARY STREET THAT MAY
INTERSECTS WITH OR ADJOIN A
PRIMARY STREET.
BASED ON THESE DEFINITIONS,
THIS PROJECT’S PRIMARY STREET
IS FINNIAN WAY AND THE SIDE
STREET IS BRANNIGAN STREET.
THIS IS REFLECTED IN ALL OF THE
FOLLOWING DESIGN DIAGRAM
SHEETS
DIMENSIONS ARE SHOWN ON
DESIGN DIAGRAM SHEETS TO
ILLUSTRATE BUILDING AND ROOF
ARTICULATION.
74
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A3.7
0 8 16 32
0 16 32 64
0 32 64 128
0 10 20 40
0 4 8 16
45'-1"
BUILDING FOOTPRINT
8'-6"8'-0"
SHED ROOF
1'-7"
9'-1"
SHED ROOF
5'-4"
PARAPET ROOF
WITH REVEAL
11'-5"
LOW PARAPET
ROOF
14'-9"
FLAT ROOF
8'-3"
LOW PARAPET
ROOF
15'-8"
FLAT ROOF
15'-8"
FLAT ROOF
18'-8"
LOW PARAPET ROOF
18'-8"
LOW PARAPET ROOF
15'-8"
FLAT ROOF
7-9"
LOW PARAPET
ROOF
26'-0"
SHED ROOF
27'-1"
SHED ROOF
7'-7"
PARAPET ROOF
WITH CORNICE
32'-11"
SHED ROOF
28'-6"
SHED ROOF
ELEVATION OFFSET MORE THAN 5'
ELEVATION OFFSET 1' TO 5'
PRIMARY PLANE OF BUILDING
ELEVATION
(SEE ORANGE DIMENSIONS FOR LENGTHS OF
ELEVATION COINCIDING WITH PLANES)
PLANE 4
BACK OF COURTYARD FACADE
PLANE 3
PARALLEL ALONG
BRANNIGAN STREET
PLANE 5
ANGLED ALONG
BRANNIGAN STREET
KEY:
STANDARDS FOR ELEVATIONS NOT FACING A PRIMARY STREETBRANNIGAN ST. ELEVATION
STANDARD REQUIRED ACTUAL
PERCENTAGE OF
ELEVATION IN SAME
PLANE
75% MAX. 21.7% MAX.
AVERAGE OFFSET 5'-0" MIN.8'-6"
MINIMUM OFFSET 1'-0" MIN.1'-10"
45'-10"42'-5"
GLAZING
LARGE
WINDOWS INTO
FITNESS ROOM
52'-9"
SHED ROOF
43'-2"
SHED ROOF
2'-0"
PARAPET ROOF
GLAZING
LARGE WINDOWS INTO
COMMUNITY ROOM
ACCENT MATERIAL
ACCENT
MATERIAL
DESIGN DIAGRAM - SIDE (BRANNIGAN) STREET ELEVATION
DESIGN DIAGRAM
SIDE (BRANNIGAN)
STREET ELEVATION
75
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A3.8
0 8 16 32
0 16 32 64
0 32 64 128
0 10 20 40
0 4 8 16
BUILDING FOOTPRINT
STANDARDS FOR ELEVATIONS NOT FACING A PRIMARY STREETLEFT COURTYARD ELEVATION
STANDARD REQUIRED ACTUAL
PERCENTAGE OF
ELEVATION IN SAME
PLANE
75% MAX. 50% MAX.
AVERAGE OFFSET 5'-0" MIN.3'-8"
MINIMUM OFFSET 1'-0" MIN.1'-10"
STANDARDS FOR ELEVATIONS NOT FACING A PRIMARY STREETRIGHT COURTYARD ELEVATION
STANDARD REQUIRED ACTUAL
PERCENTAGE OF
ELEVATION IN SAME
PLANE
75% MAX. 49.6% MAX.
AVERAGE OFFSET 5'-0" MIN.5'-7"
MINIMUM OFFSET 1'-0" MIN.5'-7"
PLANE 7
RIGHT COURTYARD FACADE,
PARALLEL TO COURTYARD
PLANE 8
RIGHT COURTYARD FACADE,
ANGLED TO COURTYARDPLANE 6
RIGHT COURTYARD FACADE
ELEVATION OFFSET MORE THAN 5'
ELEVATION OFFSET 1' TO 5'
PRIMARY PLANE OF BUILDING
ELEVATION
(SEE ORANGE DIMENSIONS FOR LENGTHS OF
ELEVATION COINCIDING WITH PLANES)
KEY:
46'-8"
TRELLIS STRUCTURE
DEEP ROOF OVERHANG
GLAZING
FULL-LITE PAIRS OF DOORS
AND CLERESTORY WINDOWS
GLAZING
FULL-LITE PAIRS OF DOORS
AND CLERESTORY WINDOWS
10'-3"
SHED ROOF
15'-6"
PARAPET ROOF
WITH CORNICE
8'-4"
LOW
PARAPET
ROOF
11'-11"
SHED ROOF
14'-7"
LOW PARAPET
ROOF
15'-5"
FLAT ROOF
22'-5"
LOW PARAPET ROOF
12'-2"
PARAPET
ROOF WITH
REVEAL
48'-7"
SHED ROOF
23'-11"
FLAT ROOF
14'-10"
SHED ROOF
8'-9"
LOW
PARAPET
ROOF
6'-0"
FLAT ROOF
DESIGN DIAGRAM - LEFT & RIGHT COURTYARD ELEVATIONS
DESIGN DIAGRAM
LEFT & RIGHT
COURTYARD
ELEVATIONS
76
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A3.9
0 8 16 32
0 16 32 64
0 32 64 128
0 10 20 40
0 4 8 16
ELEVATION OFFSET MORE THAN 5'
ELEVATION OFFSET 1' TO 5'
PRIMARY PLANE OF BUILDING
ELEVATION
(SEE ORANGE DIMENSIONS FOR LENGTHS OF
ELEVATION COINCIDING WITH PLANES)
KEY:
BUILDING FOOTPRINT
2'-5"
PARAPET ROOF
WITH CORNICE
24'-2"
SHED ROOF
6'-3"
LOW PARAPET ROOF
13'-6"
PARAPET ROOF
WITH CORNICE
11'-10"
PARAPET
ROOF WITH
REVEAL
15'-8"
PARAPET ROOF
WITH CORNICE
9'-2"
LOW
PARAPET
ROOF
19'-4"
LOW PARAPET ROOF 16'-10"8'-2"
LOW
PARAPET
ROOF
15'-7"
SHED ROOF
STANDARDS FOR ELEVATIONS NOT FACING A PRIMARY STREETRIGHT COURTYARD ELEVATION
STANDARD REQUIRED ACTUAL
PERCENTAGE OF
ELEVATION IN SAME
PLANE
75% MAX. 49.6% MAX.
AVERAGE OFFSET 5'-0" MIN.6'-4"
MINIMUM OFFSET 1'-0" MIN.1'-9"
DESIGN DIAGRAM - DUBLIN BLVD. ELEVATION
PLANE 9
PARALLEL TO DUBLIN BLVD.
DESIGN DIAGRAM
DUBLIN BLVD.
ELEVATION
77
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A3.10
0 8 16 32
0 16 32 64
0 32 64 128
0 10 20 40
0 4 8 16
ELEVATION OFFSET MORE THAN 5'
ELEVATION OFFSET 1' TO 5'
PRIMARY PLANE OF BUILDING
ELEVATION
(SEE ORANGE DIMENSIONS FOR LENGTHS OF
ELEVATION COINCIDING WITH PLANES)
KEY:
BUILDING FOOTPRINT
10'-2"
SHED ROOF
15'-0"
PARAPET
ROOF WITH
CORNICE
22'-3"
LOW PARAPET ROOF
25'-0"
PARAPET ROOF WITH REVEAL
22'-1"
LOW PARAPET ROOF
15'-8"
PARAPET ROOF
WITH CORNICE
22'-3"
LOW PARAPET ROOF
25'-1"
PARAPET ROOF WITH REVEAL
21'-11"
LOW PARAPET ROOF
15'-9"
PARAPET ROOF
WITH CORNICE
18'-8"
LOW PARAPET ROOF
15'-8"
PARAPET ROOF
WITH CORNICE
9'-5"
LOW
PARAPET
ROOF
8'-10"
PARAPET
ROOF
WITH
REVEAL
15'-1"
PARAPET ROOF
WITH CORNICE
12'-4"
SHED ROOF
15'-7"
SHED ROOF
STANDARDS FOR ELEVATIONS NOT FACING A PRIMARY STREETRIGHT COURTYARD ELEVATION
STANDARD REQUIRED ACTUAL
PERCENTAGE OF
ELEVATION IN SAME
PLANE
75% MAX. 56.2% MAX.
AVERAGE OFFSET 5'-0" MIN.2'-10"
MINIMUM OFFSET 1'-0" MIN.1'-9"
DESIGN DIAGRAM - WEST ELEVATION
PLANE 10
WEST ELEVATION, FACING
ADJACENT TOWNHOMES
DESIGN DIAGRAM
WEST ELEVATION
78
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A3.11
EXAMPLE
LONG-TERM
BIKE RACK
& TYPICAL DETAIL
8"
M
I
N
.
FIBER CEMENT LAP SIDING O/ WEATHER
BARRIER (BLDG. PAPER)
SILL PLATE, S.S.D. SET ON FOAM
GASKET
STARTER STRIP
3/
4
"
6"
M
I
N
.
SEE A2 SHEET SERIES PLANS FOR WALL TAG
AL
I
G
N
F
A
C
E
O
F
SH
E
A
T
H
I
N
G
W/
S
L
A
B
E
D
G
E
,
S
E
E
SL
A
B
P
L
A
N
CONCRETE FOUNDATION, S.S.D.
FINISH GRADE SLOPE AWAY
FROM BUILDING, S.C.D.
STARTER STRIP
6"
M
I
N
.
AL
I
G
N
F
A
C
E
O
F
SH
E
A
T
H
I
N
G
W/
S
L
A
B
E
D
G
E
,
S
E
E
SL
A
B
P
L
A
N
CONCRETE FOUNDATION, S.S.D.
FINISH GRADE SLOPE AWAY
FROM BUILDING, S.C.D.
8"
M
I
N
.
3/
4
"
FIBER CEMENT BATTENS IN LINE W/ 2X
STUDS SEE ELEVATIONS FOR SIZE &
SPACING, O/ FIBER CEMENT PANEL
SIDING O/ WEATHER BARRIER (BLDG.
PAPER)
E A2 SHEET SERIES PLANS FOR WALL TAG
8"
M
I
N
.
4"
M
I
N
.
SILL PLATE, S.S.D. SET ON FOAM
GASKET
3/
4
"
6"
M
I
N
.
AL
I
G
N
F
A
C
E
O
F
SH
E
A
T
H
I
N
G
W/
S
L
A
B
E
D
G
E
,
S
E
E
SL
A
B
P
L
A
N
CONCRETE FOUNDATION, S.S.D.
FINISH GRADE SLOPE AWAY
FROM BUILDING, S.C.D.
METAL FLASHING O/ S.A.F. W/4" MIN.
ADHESION TO CONCRETE AND
EXTENDS UP WALL
VERTICAL 2X NAILER FOR METAL
FLASHING FASTENING
LAP WEATHER BARRIER 4" O/ METAL
FLASHING BELOW
8" S.A.F. CENTERED ON JOINT
6" S.A.F. O/ METAL FLASHING
8"
M
I
N
.
4"
M
I
N
.
FIBER CEMENT LAP SIDING O/ WEATHER
BARRIER (BLDG. PAPER)
SILL PLATE, S.S.D. SET ON FOAM
GASKET
STARTER STRIP
3/
4
"
6"
M
I
N
.
SEE A2 SHEET SERIES PLANS FOR WALL TAG
AL
I
G
N
F
A
C
E
O
F
SH
E
A
T
H
I
N
G
W/
S
L
A
B
E
D
G
E
,
S
E
E
SL
A
B
P
L
A
N
CONCRETE FOUNDATION, S.S.D.
FINISH GRADE SLOPE AWAY
FROM BUILDING, S.C.D.
VERTICAL 2X NAILER FOR METAL
FLASHING FASTENING
METAL FLASHING O/ S.A.F. W/4" MIN.
ADHESION TO CONCRETE AND
EXTENDS UP WALL
LAP WEATHER BARRIER 4" O/ METAL
FLASHING BELOW
8" S.A.F. CENTERED ON JOINT
6" S.A.F. O/ METAL FLASHING
AL
I
G
N
F
A
C
E
O
F
SH
E
A
T
H
I
N
G
W/
S
L
A
B
E
D
G
E
,
S
E
E
SL
A
B
P
L
A
N
CONCRETE FOUNDATION, S.S.D.
FINISH GRADE SLOPE AWAY
FROM BUILDING, S.C.D.
6"
M
I
N
.
8"
M
I
N
.
1/2" ASPHALT
IMPREGNATED FILLER
2"
M
I
N
.
LAP WEATHER BARRIER 4" O/ METAL
FLASHING BELOW
SEE A2 SHEET SERIES PLANS FOR WALL TAG
3/
4
"
FIBER CEMENT LAP SIDING O/ WEATHER
BARRIER (BLDG. PAPER)
SILL PLATE, S.S.D. SET ON FOAM GASKET
STARTER STRIP
CONCRETE FOUNDATION, S.S.D.
HARDSCAPE SLAB SLOPE AWAY
FROM BUILDING, S.C.D.
AL
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METAL FLASHING O/ S.A.F. W/4" MIN.
ADHESION TO CONCRETE AND
EXTENDS UP WALL
VERTICAL 2X NAILER FOR METAL
FLASHING FASTENING
6"
M
I
N
.
4"
M
I
N
.
1/
4
"
8" S.A.F. CENTERED ON JOINT
6" S.A.F. O/ METAL FLASHING
FIBER CEMENT BATTENS IN LINE W/ 2X
STUDS SEE ELEVATIONS FOR SIZE &
SPACING, O/ FIBER CEMENT PANEL
SIDING O/ WEATHER BARRIER (BLDG.
PAPER)
E A2 SHEET SERIES PLANS FOR WALL TAG
8"
M
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.
SILL PLATE, S.S.D. SET ON FOAM
GASKET
3/
4
"
6"
M
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.
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CONCRETE FOUNDATION, S.S.D.
FINISH GRADE SLOPE AWAY
FROM BUILDING, S.C.D.
1'
-
0
"
2'-6"
4"
1'-0"
2"7"2"
6"
2"
2
"
2'-1"
4"
2'-6"
FRONT ELEVATION
SIDE ELEVATION
PLAN VIEW
CONCRETE SPLASH BLOCK
CONCRETE SPLASH BLOCK
DOWNSPOUT
KICKER AT BOTTOM OF DOWNSPOUT
JOB NO.
DRAWN
CHECK
SHEET
SEAL / SIGNATURE
A9.1.1
1405.001
AM / BP
CA
ARCHITECTURAL
DETAILS -
FOUNDATION
FIRST PERMIT SUBMITTAL 08/06/19
SCALE: 3" = 1'-0"
6LAP SIDING @ GRADE
SCALE: 3" = 1'-0"
8LAP SIDING W/ CURB @ GRADE
17DING @ GRADE LESS THAN 8"
SCALE: 3" = 1'-0"
7LAP SIDING @ GRADE LESS THAN 8"
18DING W/ CURB @ GRADE
SCALE: 3" = 1'-0"
11LAP SIDING @ HARDSCAPE16DING @ GRADE
SCALE: 1 1/2" = 1'-0"
1CONC. SPLASH BLOCK
REVISIONS
LICENSED ARCHITECT
F C IFO
ST
EO AL RNIAT
A0REN.1 30 21
L
AURI
A.MOF F ET-FEHLBE
R
G
12
No. 19799The Shark™ Up rack is designed for high density bike
parking. The Shark Up is economical, functional, and
compact. It features front wheel stops for stable parking, a
3/4" solid rod for “U” locks, 16" clearance between bikes,
tamper-resistant construction, and ease of installation.
This bicycle rack is our most compact lockable bike rack,
ideal for indoor or outdoor locations where space may be
a concern.
by Graber Manufacturing, Inc.
Shark Up™
800.448.7931
www.madrax.com
34 3/4"
▲
▲▲7"▲
1 EXAMPLE LONG-TERM BIKE RACKS
MADRAX SHARK UP
79
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES 5865 Owens DrivePleasanton, CA 94588925-251-7200
681.007
11.04.2025
JOB NO.
DATE
A3.12
CONCEPTUAL
WINDOW TRIM
DETAILS
2
A3.12
1
A3.12
3
A3.12
CEMENT PLASTER
WINDOW
FIBER CEMENT TRIM
CEMENT
PLASTER
FIBER CEMENT
CORNER TRIM
WINDOW
CEMENT PLASTER
WINDOW
FIBER CEMENT TRIM
WINDOW
FIBER CEMENT TRIM, MINIMUM 1/2" THICK
STUCCO
STOOL &
APRON
WINDOW
FIBER CEMENT TRIM, MINIMUM 1/2" THICK
STUCCO
WINDOW
FIBER CEMENT TRIM, MINIMUM 1/2" THICK
STUCCO
11
/
3
/
2
0
2
5
6
:
1
5
:
5
7
P
M
SCALE:3" = 1'-0"
11CONCEPTUAL WINDOW SILL - RECESSED BAY
SCALE: 3" = 1'-0"
12CONCEPTUAL WINDOW JAMB - RECESSED BAY
SCALE: 3" = 1'-0"
13CONCEPTUAL WINDOW HEAD - RECESSED BAY
SCALE: 3" = 1'-0"
2WINDOW JAMB AT STUCCO WITH TRIM
SCALE: 3" = 1'-0"
1WINDOW SILL AT STUCCO WITH TRIM
SCALE: 3" = 1'-0"
3WINDOW HEAD AT STUCCO WITH TRIM
NOTE: ALL WINDOW TRIM AND SILL TO
BE MINIMUM 1/2” THICK
80
SD SD SD SD SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SS SS SS SS SS SS SS SS SS SS
SS
SS
SS
SS
SD
SD
FW FW FW
FW
FW
FW
FW
FW
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>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
WM
SD
SD
SD
SD
SD
SD
SD
SD
FWFWFW
FW
FW
FW
FW
FW
DW DW DW DW DW DW DW DW DW DW
DW
DW
DW
DW
DW
DW DW DW
SD
SD
SD
SD
SD SD SD SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SDSDSDSDSDSDSDSD
SD
SD
SD SD SD SD SD
SD
SD
SD
SD
SD
SD
SD
SD
>
>
>
>
>
>
>
>
>
>
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT
JT JT JT JT JT JT JT JT JT
JT
EV PARKING
ONLY
EV PARKING
ONLY
SD
SD
33'-1"
CONCEPTUAL LANDSCAPE PLAN
MULTI-PURPOSE SPORT COURT.
SOLID SPORT COURT WALL/ART WALL WITH LARGE-SCALE STEP-STONE ACCESS.
LANDSCAPE BERMS WITH 'TWIG' BENCHES AND SHADE TREES.
GAME COURT/MULTI-USE AREA.
RESIDENT GARDEN AREA WITH INDIVIDUAL PLOTS & GARDEN SHED.
SMALLER/CONTEMPLATIVE SEATING AREA.
BERMED LAWN AREA.
6-FT. DECORATIVE METAL PERIMETER FENCING.
TRANSFORMER.
ART GARDEN/MAKERS' ROOM BREAKOUT AREA.
DROP-OFF AREA.
CENTRAL ACCENT WALKWAY WITH ENHANCED FINISH MATERIAL.
COMMUNITY ROOM BREAKOUT AREA WITH BBQ COUNTER AND FLEXIBLE/MOVABLE FURNISHINGS.
NEW PEDESTRIAN PAVING.
OVERHEAD SHADE STRUCTURES.
ENHANCED VEHICULAR PAVING AT ENTRY TO MATCH OTHER ENHANCED PAVED AREAS.
SHORT-TERM BICYCLE PARKING.
PROJECT ENTRY SIGNAGE.
PET RELIEF AREA WITH WASTE STATION.
6-FT. DECORATIVE SOLID WOOD FENCING FOR SCREENING.
SMOKERS' PATIO W/ SEATING AND CIGARETTE/ASH RECEPTACLE.
WAITING AREA.
LANDSCAPE ELEMENTS KEY
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES
JOB NO.000.000
11-03-2025DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
L A N D S C A P E A R C H I T E C T U R E
form/work
2813 B STREET
SAN DIEGO, CA 92102
T: 619.269.4423
NORTH
DU
B
L
I
N
B
L
V
D
.
L.01
FUTURE TOWNHOMES
PAVING & LANDSCAPING IN RIGHT-OF-WAY SHOWN FOR
REFERENCE ONLY. TO BE INSTALLED BY MASTER DEVELOPER.
PAVING & LANDSCAPING IN RIGHT-OF-WAY SHOWN FOR
REFERENCE ONLY. TO BE INSTALLED BY MASTER DEVELOPER.
PROPERTY LINE
PROPERTY LINE
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
STORMWATER TREATMENT BASINS, SEE CIVIL.
PLANTING @ CAR OVERHANGS SHALL BE
LOW & NOT CREATE A BARRIER, TYP.
DECORATIVE SCREEN W/ VINES
ALL PLANTING IN CLEARANCE ZONES
SHALL BE LOW & COMPLIANT W/
UTILITY CO. STANDARDS.
NET SITE AREA:75,657 SF
LANDSCAPING AREA: 26,212 SF
PERCENTAGE LANDSCAPING AREA: 34%
LOCATION FOR FUTURE GARDEN SHED
A.SB 1383 COMPLIANCE: ALL MULCH AND COMPOST USED IN STORMWATER MANAGEMENT MEASURES AND
GENERAL LANDSCAPE AREAS SHALL MEET SB 1383 REGULATORY REQUIREMENTS. COMPOST MUST BE
PRODUCED AT A PERMITTED COMPOSTING FACILITY; DIGESTATE, BIOSOLIDS, MANURE AND MULCH DO NOT
QUALIFY AS COMPOST. ELIGIBLE MULCH MUST BE DERIVED FROM ORGANIC MATERIALS AND BE PRODUCED
AT A PERMITTED TRANSFER STATION, LANDFILL, OR COMPOSTING FACILITY. EXAMPLES OF ALLOWED
COMPOST INCLUDE ARBOR MULCH AND COMPOSTED MULCH. EXAMPLES OF ALLOWED MULCH INCLUDE
MULCH MADE FROM RECYCLED PALLETS AND DIMENSIONAL LUMBER, AGED TREE TRIMMINGS, WOOD
FINES, AND SCREENED COMPOST OVERS. MULCH MUST MEET OR EXCEED THE PHYSICAL CONTAMINATION,
MAXIMUM METAL CONCENTRATION, AND PATHOGEN DENSITY STANDARDS FOR LAND APPLICATION
SPECIFIED IN 14 CCR 17852(A)(24.5)(A)1 THROUGH 3.
B.SOIL MANAGEMENT REPORT SHALL BE OBTAINED UNDER THE CALIFORNIA MODEL WATER EFFICIENT
LANDSCAPE ORDINANCE (MWELO) TO PROMOTE WATER EFFICIENTLY.
C.A SUFFICIENT LANDSCAPE SCREENING BUFFER SHALL BE PROVIDED FOR THE PROJECT THAT SCREENS THE
PROJECT ONTO NEIGHBORING PROPERTIES, PUBLIC STREETS, ETC. SUFFICIENT LANDSCAPE SCREENING
INCLUDES BUT IS NOT LIMITED TO TREES, SHRUBBERY, GROUND COVER.
12-IN. CURB PROVIDED AT
LANDSCAPE-ADJACENT STALLS, TYP.
WASTE
RECEPTACLES, TYP.
GENERAL LANDSCAPE NOTTES
PERIMETER FENCING
TERMINATION, TYP.
BRANNIGAN ST.
04
03
02
01
08
07
06
05
09
10
11
12
13
14
01
02
03
03
04 05
07
10
11
12
13
15
15
15
15
15
06
17
16
16
12
18
14
14
14
14
09
18
18
17
19
19
20
20
808
8
8
20
21
14
21
21
IRRIGATION BACKFLOW TO RECEIVE
SCREENING SHRUBS.
STORMWATER TREATMENT BASINS, SEE CIVIL.
FIRE ACCESS GATE.
22
22
08
81
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES
JOB NO.000.000
11-03-2025DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
L A N D S C A P E A R C H I T E C T U R E
form/work
2813 B STREET
SAN DIEGO, CA 92102
T: 619.269.4423
SUPPLEMENTAL LANDSCAPE EXHIBITS
CONCEPTUAL LANDSCAPE IMAGERY - SITE
SYMBOL BOTANICAL NAME (COMMON NAME)MIN. SIZE WUCOLS
DROUGHT-TOLERANT PLANTING:
WOODY SHRUBS (SUCH AS):
GROUNDCOVERS (SUCH AS):
PERENNIALS/ORNAMENTAL GRASSES (SUCH AS):TREES:
VERTICAL ACCENT TREES (SUCH AS):
GINKGO BILOBA 'MAGYAR'24-IN BOX MOD
(MAIDENHAIR TREE)
SMALL SHADE TREES (SUCH AS):
PARKING TREES :
SMALL ACCENT TREES (SUCH AS):
CANDIDATE PLANT LEGEND
MAGNOLIA G. 'SAMUEL SOMMER'24-IN BOX MOD
(SOUTHERN MAGNOLIA)
PLATANUS ACERIFOLIA 'COLUMBIA'24-IN BOX MOD
(COLUMBIA SYCAMORE TREE )
ACER BUERGERIANUM 'STREETWISE'15-GAL MOD
(TRIDENT MAPLE)
LAURUS NOBILIS 'HUBBARD'15-GAL LOW
(BAY LAUREL)
ZELKOVA SERRATA 'CITY SPRITE '15-GAL MOD
(CITY SPRITE ZELKOVA)
SHRUBS/GROUNDCOVERS/VINES
SHRUBS/GROUNDCOVERS/VINES
CONCEPTUAL LANDSCAPE IMAGERY - PLANTING
TREES
MOVEABLE FURNISHINGS ENHANCED PAVINGGAME COURT/MULTI-USE AREA
METAL OVERHEAD SHADE STRUCTURES
VEGGIE GARDEN BEDS
SYMBOL BOTANICAL NAME (COMMON NAME)MIN. SIZE WUCOLS
TREES:
MEDIUM SHADE TREES (SUCH AS):
NYSSA SYLVATICA FIRESTARTER 24-IN BOX MOD
(FIRESTARTER BLACK TUPELO TREE)
PISTACIA CHINENSIS 'KEITH DAVEY'24-IN BOX LOW
(CHINESE PISTACHE TREE)
L.02
OLEA EUROPAEA 'WILSONII'24-IN BOX LOW
(FRUITLESS OLIVE)
GLEDITSIA T. 'SHADEMASTER'24-IN BOX LOW
(SHADEMASTER HONEYLOCUST TREE)
CERCIS OCCIDENTALIS 15-GAL LOW
(WESTERN REDBUD)
LAGERSTROEMIA INDICA X FAURIEI 'NATCHEZ'15-GAL LOW
(NATCHEZ CRAPE MYRTLE)
ARBUTUS 'MARINA' 15-GAL LOW
(MARINA STRAWBERRY TREE)
MAGNOLIA GRANDIFLORA 'LITTLE GEM'15-GAL MOD
(LITTLE GEM SOUTHERN MAGNOLIA)
SYMBOL BOTANICAL NAME (COMMON NAME)MIN. SIZE WUCOLS
NYSSA SYLVATICA 'TUPELO TOWER'15-GAL MOD
(TUPELO TOWER BLACK GUM)
PYRUS CALLERYANA 'TRINITY'15-GAL MOD
(CALLERY PEAR 'TRINITY')
ULMUS 'FRONTIER'24-IN BOX MOD
(FRONTIER ELM)
ZELKOVA SERRATA 'GREEN VASE'15-GAL MOD
(GREEN VASE ZELKOVA)
CELTIS SINENSIS 24-IN BOX LOW
(CHINESE HACKBERRY)
OSMANTHUS FRAGRANS 5 GAL MOD
(SWEET OSMANTHUS)
ARBUTUS UNEDO 'ELFIN KING' 5 GAL LOW
(ELFIN KING STRAWBERRY TREE)
OLEA EUROPAEA 'MONTRA'5 GAL LOW
(LITTLE OLLIE DWARF)
LIRIOPE SPP.1 GAL MOD
(LILYTURFS)
AGAVE DESMETTIANA 5 GAL LOW
(DWARF SMOOTH AGAVE)
DIANELLA SPP.1 GAL MOD
(FLAX LILIES)
QUERCUS ILEX 24-IN BOX LOW
(HOLLY OAK)
GREVILLEA x 'NOELLII'5 GAL LOW
(NOELL GREVILLEA)
ARCTOSTAPHYLOS 'SUNSET'5 GAL LOW
(SUNSET MANZANITA)
WESTRINGIA 'MORNING LIGHT'5 GAL LOW
(MORNING LIGHT COAST ROSEMARY)
WESTRINGIA 'BLUE GEM'5 GAL LOW
(BLUE GEM COAST ROSEMARY)
RHAMNUS CALIFORNICA 'EVE CASE'5 GAL LOW
(COFFEEBERY)
PHORMIUM SPP.1 GAL LOW
(NEW ZEALAND FLAX)
SANTOLINA CHAMAECYPARISSUS 1 GAL LOW
(LAVENDER-COTTON)
CAREX DIVULSA 1 GAL LOW
(EUROPEAN GREY SEDGE)
MUHLENBERGIA DUBIA 1 GAL LOW
(PINE MUHLY)
HELICTOTRICHON S 'SAPPHIRE'1 GAL LOW
(SAPPHIRE BLUE OAT GRASS )
DIETES HYBRIDA ‘LEMON DROPS’1 GAL LOW
(LEMON DROPS FORTNIGHT LILY)
ARCTOSTAPHYLOS 'EMERALD CARPET'1 GAL MOD
(EMERALD CARPET MANZANITA)
ERIGERON KARVINSKIANUS 'PROFUSION'1 GAL LOW
(PROFUSION SANTA BARBARA DAISY)
ALOE 'SAFARI SUNSET'5 GAL LOW
(SAFARI SUNSET ALOE)
LOMANDRA SPP.1 GAL LOW
(MAT RUSH)
FESTUCA GLAUCA 'ELIJAH BLUE'1 GAL LOW
(ELIJAH BLUE FESCUE)
STORMWATER TREATMENT PLANTING:
ROSMARINUS SPP.1 GAL LOW
(ROSEMARY)
SENECIO SERPENS 1 GAL LOW
(BLUE CHALKSTICKS)
JUNIPERUS CONFERTA 'BLUE PACIFIC'1 GAL LOW
(BLUE PACIFIC SHORE JUNIPER)
WESTRINGIA FRUTICOSA MUNDI 1 GAL LOW
(LOW COAST ROSEMARY)
SYMBOL BOTANICAL NAME (COMMON NAME)MIN. SIZE WUCOLS
JUNCUS PATENS 'ELK BLUE'1 GAL LOW
(ELK BLUE CALIFORNIA GRAY RUSH)
LEYMUS CONDENSATUS ‘CANYON PRINCE’ 1 GAL LOW
(CANYON PRINCE WILD RYE )
FESTUCA RUBRA 'MOLATE'1 GAL LOW
(CREEPING RED FESCUE)
CHONDROPETALUM TECTORUM 'EL CAMPO'1 GAL LOW
(SMALL CAPE RUSH)
MUHLENBERGIA RIGENS 1 GAL LOW
(DEER GRASS )
ACHILLEA MILLEFOLIUM 1 GAL LOW
(YARROW)
MUHLENBERGIA CAPILLARIS 1 GAL LOW
(HAIRY AWN MUHLY)
OUTDOOR MOVABLE FURNISHINGS MOVABLE FURNISHINGS OPEN METAL FENCING
MULTI-PURPOSE SPORT COURT
VITIS CALIFORNICA 5 GAL LOW
(CALIFORNIA WILD GRAPE)
HARDENBERGIA VIOLACEA 5 GAL LOW
(LILAC VINE)
CLYTOSTOMA CALLISTEGIOIDES 5 GAL MOD
(VIOLET TRUMPET VINE)
VINES (SUCH AS):
PET WASTE STATION
ZAUSCHENARIA CALIFORNICA 1 GAL LOW
(CATALINA CALIFORNIA FUCHSIA )
WASTE RECEPTACLES
DECORATIVE METAL SCREENING AT TRANSFORMER/UTILITIESSOLID WOOD FENCING
CHIONANTHUS RETUSUS 15-GAL LOW
(CHINESE FRINGE TREE)
SHORT-TERM BIKE RACK
82
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WM
>
>
>
>
JT
JT
JT
JT
JT
JT JT JT
EV PARKING
ONLY
EV PARKING
ONLY
FW
FW
FW
ST
O
P
>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
WM
FW
FW
FW
>
>
>
>
JT
JT
JT
JT
JT
JT JT JT
EV PARKING
ONLY
EV PARKING
ONLY
UP
UP
33'-1"
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES
JOB NO.000.000
11-03-2025DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
L A N D S C A P E A R C H I T E C T U R E
form/work
2813 B STREET
SAN DIEGO, CA 92102
T: 619.269.4423
NORTH
SUPPLEMENTAL LANDSCAPE EXHIBITS
AREA B
2.6 (A.) TOTAL COMMON USABLE OUTDOOR SPACE AREA:
OPEN SPACE REQUIREMENT: 200 SF/UNIT (60 UNITS) = 12,000
PROVIDED AREAS A: 4,006 + AREA B: 13,695 = 17,618
v. .: REGULATION-SIZE MULTI-PURPOSE COURT: BOTH
BASKETBALL & VOLLEYBALL COURT.
v. i.: COMMUNITY GARDEN: INCLUDING 10 RAISED GARDEN PLANTERS, SMALL TABLE,
COMPOST BIN, AND FUTURE GARDEN SHED. ONE POTABLE WATER CONNECTION AND
IRRIGATION TO GARDEN BEDS.
v. b. 1.: GATHERING SPACE: INCLUDES 9 PICNIC TABLES, 5 SHADE TREES, 2 BBQ'S,
2 WASTE/RECYCLE BINS, AND SHADE COVERAGE.
AREA A
2.6 (D.) AMENITIES (60 UNITS; 3 MINIMUM REQUIRED):
'TWIG' BENCH
PATIO TABLE W/ SHADE UMBRELLA
ENHANCED PAVING
RAISED GARDEN PLOTS
STABILIZED D.G. PAVING
MOVABLE FURNISHINGS
CONCRETE PAVING
SEATING AREA W/ OVERHEAD
SHADE STRUCTURE
DECORATIVE METAL FENCE & GATE
PATIO TABLE W/ SHADE UMBRELLA
ENHANCED PAVING
ENHANCED PAVING
DECORATIVE BENCH SEATING
SHORT-TERM BIKE RACKS
SEATWALL
VEHICULAR
LOADING ZONE
LOCATION FOR FUTURE GARDEN SHED
SEATWALL
ART GARDEN/MAKERS'
ROOM BREAKOUT AREA
W/ MOVEABLE SEATING.
LANDSCAPE BERMS W/
'TWIG' BENCHES.
2.1 (D.): MIN. 5-FT. WIDE LANDSCAPE
BUFFER FOR RESIDENT PRIVACY/SECURITY.
2.2 (E.): LANDSCAPE SCREENING AT SURFACE PARKING
AREAS PROVIDED AT 3-FT. SETBACK FROM BACK OF
PUBLIC SIDEWALKS.
2.3 (A.): SHORT-TERM BICYCLE PARKING PROVIDED WITHIN 200
FEET OF PRIMARY BUILDING ENTRANCE.
2.2(E.): RIDE SHARE PICK-UP/DROP-OFF ZONE W/ SHADED
BENCH SEATING AND WASTE/RECYCLE RECEPTACLE.
2.2 B.) i./ii.: ENHANCED VEHICULAR PAVING (12-FT.
DEPTH) AT PEDESTRIAN CROSSING.
RESIDENT GARDEN AREAA
DUBLIN CITY-WIDE MULTI-FAMILY DESIGN STANDARDS - COMPLIANCE DIAGRAMB
MAIN ENTRY & ART GARDEN/MAKERS' ROOM BREAKOUT AREAD COMMUNITY ROOM BREAKOUTC
BRANNIGAN ST.
DU
B
L
I
N
B
L
V
D
.
L.03
FUTURE TOWNHOMES
BOLLARD LIGHT, TYP.
BBQ COUNTER
NORTH
CONCEPTUAL IRRIGATION PLANE
FUTURE TOWNHOMES
WATER USE AREA LEGEND
LOW WATER USE
MODERATE WATER USE
SPECIAL LANDSCAPE AREA
BRANNIGAN ST.
DU
B
L
I
N
B
L
V
D
.
WASTE RECEPTACLES, TYP.
WASTE RECEPTACLES, TYP.
WASTE RECEPTACLES, TYP.
SPECIAL LANDSCAPE AREA
(102 SF)
PROPOSED IRRIGATION P.O.C.
WITH NEW IRRIGATION METER
AND BFP.
PEDESTRIAN CIRCULATION & COORDINATION
TO PUBLIC RIGHT-OF-WAY, TYP.
EXISTING BIKE PATH, PER DEVELOPER
MASTER PLAN SDR PACKAGE (06/18/25)
PROPOSED BIKE PATH, PER DEVELOPER
MASTER PLAN SDR PACKAGE (06/18/25)
WASTE RECEPTACLES
STORMWATER AREA
(723 SF)
STORMWATER AREA
(460 SF)
DMC 8.76.070 A12: LANDSCAPED PARKING AREA:19%
NET PARKING AREA: 6,816 SF
LANDSCAPED PARKING AREA: 1,320 SF
PRELIMINARY WATER-USE CALCULATIONS
83
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EV PARKING
ONLY
EV PARKING
ONLY
33'-1"
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES
JOB NO.000.000
11-03-2025DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
L A N D S C A P E A R C H I T E C T U R E
form/work
2813 B STREET
SAN DIEGO, CA 92102
T: 619.269.4423
NORTH
CONCEPTUAL LIGHTING PLAN
BRANNIGAN ST.
DU
B
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B
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.
L.04
FUTURE TOWNHOMES
: SHIELDED
CONCEPTUAL LIGHTING FIXTURES
NOTE: ALL BUILDING-MOUNTED AND SITE LIGHT
FIXTURES SHALL BE FULLY SHIELDED AND UTILIZE
COHESIVE COLORS AND FINISHES WHICH REFLECT
THE PRIMARY BUILDING’S ARCHITECTURAL STYLE.
84
SS
FW
ST
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>>>>>>>>>>>>>>>>
SD
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SD
SDSD
SD
JT
JT
EV PARKING
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EV PARKING
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SUNFLOWER HILL AT GRACE POINTE
DUBLIN, CA
ABBREVIATIONS
AC ASPHALT CONCRETE
AD AREA DRAIN
ADA AMERICAN DISABILITIES ACT
APPROX.APPROXIMATE
B BOLLARD
BLDG BUILDING
BOS BOTTOM OF STAIRS
BOT BOTTOM OF PIPE
BW BACK OF WALK
CB CATCH BASIN
CL CENTERLINE
CMP CORRUGATED METAL PIPE
CMU CONCRETE MASONRY UNIT
CO CLEANOUT
CONC.CONCRETE
COTG CLEANOUT TO GRADE
Δ DELTA
D/W DRIVEWAY
DI DRAIN INLET
DIA.,Ø DIAMETER
DIP DUCTILE IRON PIPE
DW DOMESTIC WATER
(E) EXISTING
E ELECTRICAL
EG EXISTING GRADE
EL OR ELEV ELEVATION
EV ELECTRIC VEHICLE
FDC FIRE DEPARTMENT CONNECTION
FF FINISH FLOOR ELEVATION
FG FINISH GRADE
FH FIRE HYDRANT
FL FLOWLINE
FND FOUNDATION
FS FINISH SURFACE
FT FOOT OR FEET
G GAS
GB GRADE BREAK
GR GRATE ELEVATION
GV GATE VALVE
HDPE HIGH DENSITY POLYETHYLENE
HP HIGH POINT
ID INSIDE DIAMETER
IE INVERT ELEVATION
IRR.IRRIGATION
JT JOINT TRENCH
LF LINEAR FEET
LP LOW POINT
MAX MAXIMUM
MH MANHOLE
MIN MINIMUM
N NORTHING
NTS NOT TO SCALE
O.D OUTSIDE DIAMETER
OF OUTFALL
OVH/OH OVERHEAD
(P)PROPOSED
P/L PROPERTY LINE
PCC PORTLAND CEMENT CONCRETE
PED PEDESTRIAN
PIV POST INDICATOR VALVE
PM PARKING METER
POC POINT OF CONNECTION
PRC POINT OF REVERSE CURVATURE
PRV PRESSURE REDUCING VALVE
PT POINT OF TANGENT
P.U.E PUBLIC UTILITY EASEMENT
PVC POLYVINYL CHLORIDE
PVMT PAVEMENT
PVT PRIVATE
R RADIUS
RCP REINFORCED CONCRETE PIPE
RIM RIM ELEVATION
RD ROOF DRAIN
R.O.W RIGHT-OF-WAY
S SLOPE (FT/FT)
SD STORM DRAIN
SDMH STORM DRAIN MANHOLE
SF SQUARE FEET
SHT SHEET
SS SANITARY SEWER
SSMH SANITARY SEWER MANHOLE
ST STREET
STA STATION
STD STANDARD
TC TOP OF CURB
TEL TELEPHONE
TOP TOP OF PIPE
TRANS.TRANSFORMER
TOS TOP OF STAIR
TW TOP OF WALL
TYP TYPICAL
UG UNDERGROUND
UGE UNDERGROUND ELECTRIC
UNO UNLESS NOTED OTHERWISE
VCP VITRIFIED CLAY PIPE
VIF VERIFY IN FIELD
W WATER
W/ WITH
WM WATER METER
WV WATER VALVE
R
CALL BEFORE YOU DIG
SITE MAP
NORTH
50 50 1000
SCALE 1 INCH = 50 FEET
VICINITY MAP
NORTH
PROJECT CONTACTS
CLIENT:
SATELLITE AFFORDABLE HOUSING ASSOCIATES,
1835 ALCATRAZ AVE.
BERKELEY, CA 94703
CONTACT: JONATHAN ASTMANN
ARCHITECT:
DAHLIN GROUP
5865 OWENS DRIVE
PLEASANTON, CA 94588
CONTACT: ALEXA DACK
VERTICAL DATUM: CITY OF DUBLIN
BENCHMARK: NGS BENCHMARK T-1257
LOCATION: THE TASSAJARA ROAD OVERPASS, 24 FEET SOUTH OF THE SOUTH
MOST CENTERLINE OF THE EASTBOUND INTERSTATE 580 LANES, SET
VERTICALLY IN THE EAST FACE OF THE FIRST CONCRETE PIER, ABOUT 3.5
FEET HIGHER THAN THE GROUND
EL. 349.739' (NGVD 29)
CIVIL ENGINEER:
KPFF CONSULTING ENGINEERS
1101 CREEKSIDE RIDGE DRIVE, SUITE 150
ROSEVILLE, CA 95678
TEL: 916-772-7688
CONTACT: RYAN CARTER
LEGEND
PROPERTY/ RIGHT-OF-WAY LINE
EASEMENT LINE
CENTERLINE
OVERALL LIMIT OF WORK
BUILDING OUTLINE
BUILDING OVERHANG
CURB
CURB AND GUTTER
SAWCUT LINE
ASPHALT PAVEMENT
CONCRETE PAVEMENT
BIORETENTION AREA
MAJOR CONTOUR
MINOR CONTOUR
GRADE BREAK
RETAINING WALL
GRADING SLOPE
DAYLIGHT LINE
SWALE
FENCE
ELECTRIC LINE
JOINT TRENCH
GAS LINE
TELECOMMUNICATIONS LINE
COMBINED SEWER
STORM DRAIN LINE
SANITARY SEWER LINE
WATER MAIN LINE
FIRE WATER LINE
STORM DRAIN INLET
CLEANOUT
FIRE HYDRANT
FIRE DEPARTMENT CONNECTION
BACKFLOW PREVENTER/DDCV
GATE VALVE
POST INDICATOR VALVE
WATER METER
LIGHT POLE
ELECTRIC BOX
TELEPHONE BOX
POWER POLE
ACCESSIBLE PARKING
SPOT ELEVATION
PROPOSED SLOPE
GB
100
100
G
E
JT
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CS
SD
SS
WX"W
X"SD
X"SS
X"CS
SDSD
SSSS
WW
CSCS
WX"FW FWFW
CO
WM
E
T
TC XX.XX
FS XX.XX
2.0%
SHEET LIST TABLE
Sheet Number Sheet Title
C0.1 COVER SHEET
C0.2 GENERAL NOTES
C0.3 FIRE ACCESS PLAN
C1.0 EROSION CONTROL PLAN
C1.1 EROSION CONTROL NOTES AND DETAILS
C2.0 SITE LAYOUT & STRIPING PLAN
C2.1 GRADING & DRAINAGE PLAN
C2.2 TYPICAL SECTIONS
C3.0 UTILITY PLAN
C4.0 STORMWATER CONTROL PLAN
C4.1 CLEAN BAY BLUE PRINT
C5.0 GARBAGE TRUCK TURNING PLAN
C5.1 DELIVERY TRUCK TURNING PLAN
C6.0 STRIPING DETAILS
C6.1 UTILITY DETAILS
DUBLIN BLVD
PROJECT SITE
TA
S
S
A
J
A
R
A
R
D
BR
A
N
N
I
G
A
N
S
T
NOR
T
H
S
I
D
E
D
R
FWY
5
8
0
FWY
5
8
0
GR
A
F
T
O
N
S
T
ZENITH AVE
DUBLIN CORPORATE
WAY
CLARI
N
B
R
I
D
G
E
C
I
R
FINNIAN
W
A
Y
CH
A
N
C
E
R
Y
L
N
CENTRA
L
P
K
W
Y
WHITWORTH D
R
DU
B
L
I
N
B
L
V
D
.
BRANNIGAN ST.
FEMA FLOOD ZONES MAP
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES
JOB NO.000.000
9/22/2025DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
71 Stevenson Street, Suite 1800
San Francisco, CA 94105
415.989.1004 | kpff.com
COVER
SHEET
C0.1
11/04/2025
85
1.GENERAL RECOMMENDATIONS OF THE SOILS REPORT BY ___________________________ DATED _________________ AND
ADDENDA SHALL BE MADE A PART OF THESE PLANS.
2.EXISTING TOPOGRAPHY SHOWN HEREON WAS TAKEN FROM SURVEY AND MASTER PLAN PROJECT FILES PROVIDED BY
RJA ENGINEERS.
3.THE CONTRACTOR SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR THE JOB SITE CONDITIONS, INCLUDING
SAFETY OF ALL PERSONS AND PROPERTY, DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT. THIS
REQUIREMENT SHALL APPLY CONTINUOUSLY, AND SHALL NOT BE LIMITED TO NORMAL WORKING HOURS.
4.PRIOR TO COMMENCING CONSTRUCTION, THE CONTRACTOR SHALL VERIFY ALL JOIN CONDITIONS FOR GRADING,
DRAINAGE AND UNDERGROUND FACILITIES INCLUDING LOCATION AND ELEVATION OF EXISTING UNDERGROUND
FACILITIES AT CROSSINGS WITH PROPOSED UNDERGROUND FACILITIES. IF CONDITIONS DIFFER FROM THOSE SHOWN ON
THE PLANS, THE CONTRACTOR SHALL NOTIFY THE ENGINEER AND SHALL NOT BEGIN CONSTRUCTION UNTIL THE
CHANGED CONDITIONS HAVE BEEN EVALUATED.
5.ALL DRAWINGS ARE CONSIDERED TO BE A PART OF THE CONTRACT DOCUMENTS. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR THE REVIEW AND COORDINATION OF ALL DRAWINGS AND SPECIFICATIONS PRIOR TO THE START OF
CONSTRUCTION. ANY DISCREPANCIES THAT OCCUR SHALL BE BROUGHT TO THE ATTENTION OF THE ENGINEER PRIOR TO
THE START OF CONSTRUCTION SO THAT A CLARIFICATION CAN BE ISSUED. ANY WORK PERFORMED IN CONFLICT WITH
THE CONTRACT DOCUMENTS OR ANY CODE REQUIREMENTS SHALL BE CORRECTED BY THE CONTRACTOR AT THEIR OWN
EXPENSE AND AT NO EXPENSE TO THE OWNER, ARCHITECT, OR ENGINEER.
6.NOTES AND DETAILS ON DRAWINGS SHALL TAKE PRECEDENCE OVER GENERAL NOTES AND TYPICAL DETAILS. WHERE
NO DETAILS ARE GIVEN, CONSTRUCTION SHALL BE AS SHOWN FOR SIMILAR WORK.
7.THE EXISTENCE, LOCATION AND CHARACTERISTICS OF UNDERGROUND UTILITY INFORMATION SHOWN ON THESE PLANS
HAVE BEEN OBTAINED FROM A REVIEW OF AVAILABLE RECORD DATA. NO REPRESENTATION IS MADE AS TO THE
ACCURACY OR COMPLETENESS OF SAID UTILITY INFORMATION. THE CONTRACTOR SHALL TAKE PRECAUTIONARY
MEASURES TO PROTECT THE UTILITY LINES SHOWN AND ANY OTHER LINES NOT OF RECORD OR NOT SHOWN ON THESE
PLANS.
8.IF AT ANY TIME DURING GRADING OPERATIONS, ANY UNFAVORABLE GEOLOGICAL CONDITIONS ARE ENCOUNTERED,
GRADING IN THAT AREA WILL STOP UNTIL APPROVED CORRECTIVE MEASURES ARE OBTAINED.
9.THE PROPOSED GRADE IS THE FINAL GRADE AND NOT THE ROUGH GRADE. THE CONTRACTOR SHALL SUBTRACT THE
THICKNESS OF THE PAVED SECTION AND/OR LANDSCAPE TOPSOIL SECTION TO ARRIVE AT THE ROUGH GRADE
ELEVATION.
10.STRAIGHT GRADE SHALL BE MAINTAINED BETWEEN CONTOUR LINES AND SPOT ELEVATIONS UNLESS OTHERWISE SHOWN
ON THE PLANS.
11.ALL DEBRIS AND FOREIGN MATERIAL SHALL BE REMOVED FROM THE SITE AND DISPOSED OF AT APPROVED DISPOSAL
SITES. THE CONTRACTOR SHALL OBTAIN NECESSARY PERMITS FOR THE TRANSPORTATION OF MATERIAL TO AND FROM
THE SITE.
12.THE CONTRACTOR SHALL OBTAIN AN O.S.H.A. PERMIT FROM THE CALIFORNIA DIVISION OF INDUSTRIAL SAFETY PRIOR TO
THE CONSTRUCTION OF TRENCHES OR EXCAVATIONS WHICH ARE FIVE FEET OR DEEPER.
13.DIMENSIONS TO PIPELINES ARE TO CENTERLINE UNLESS OTHERWISE NOTED.
14.ALL STORM DRAIN PIPE, FITTINGS AND JOINTS SHALL BE POLYVINYL CHLORIDE SDR 35 IN ACCORDANCE WITH SECTION
207-17 OF THE STANDARD SPECIFICATIONS, UNLESS OTHERWISE NOTED.
15.ALL SANITARY SEWER PIPE, FITTINGS AND JOINTS SHALL BE POLYVINYL CHLORIDE SDR 26 IN ACCORDANCE WITH
SECTION 207-17 OF THE STANDARD SPECIFICATIONS, UNLESS OTHERWISE NOTED.
16.ALL WATER LINES AND FORCE MAINS SHALL BE INSTALLED WITH 36" MINIMUM COVER FROM TOP OF PIPE TO FINISHED
GRADE, UNLESS OTHERWISE NOTED.
17.ALL WATER LINES SHALL BE POLYVINYL CHLORIDE CLASS 150 AND SHALL MEET THE REQUIREMENTS OF AWWA C900 PVC
PRESSURE PIPE, UNLESS OTHERWISE NOTED.
18.THRUST BLOCKS SHALL BE INSTALLED AT WATERLINE HORIZONTAL AND VERTICAL BENDS, TEES, CAPPED ENDS AND
REDUCERS ACCORDING TO THE DETAILS PROVIDED ON THESE PLANS.
19.CONSTRUCTION STAKING FOR IMPROVEMENTS SHOWN ON THESE PLANS SHALL BE PERFORMED BY A LICENSED LAND
SURVEYOR.
20.THE CONTRACTOR SHALL REPLACE ALL EXISTING IMPROVEMENTS DAMAGED DURING CONSTRUCTION TO MATCH
EXISTING, INCLUDING PERMANENT TRENCH RESURFACING.
21.CONTRACTOR TO CONTACT UNDERGROUND SERVICE ALERT (800-422-4133) PRIOR TO EXCAVATION.
22.ALL DIMENSIONS ARE IN FEET OR DECIMALS THEREOF.
23.ALL CURB DIMENSIONS AND RADII ARE TO PAVEMENT FACE OF CURB.
24.CONTRACTOR TO BE AWARE OF ALL OVERHEAD LINES AT ALL TIMES, SO AS NOT TO DISTURB THEM.
25.WATER SHALL BE PROVIDED ONSITE AND USED TO CONTROL DUST DURING CONSTRUCTION OPERATIONS.
26.CONTRACTOR SHALL OBTAIN ANY NECESSARY PERMITS FROM THE CITY OF _______ FOR ALL WORK WITHIN THE PUBLIC
RIGHT-OF-WAY.
27.STORM DRAINAGE SYSTEMS SHOWN ON THESE PLANS HAVE BEEN DESIGNED FOR THE FINAL SITE CONDITION AT
COMPLETION OF THE PROJECT. THE CONTRACTOR IS RESPONSIBLE FOR MAINTAINING ADEQUATE DRAINAGE OF THE
SITE, DURING INTERIM CONDITIONS OF CONSTRUCTION.
28.CONTRACTOR SHALL OBTAIN ALL REQUIRED PERMITS, INCLUDING NPDES, FROM THE APPROPRIATE JURISDICTIONAL
AGENCIES FOR DISCHARGE OF GROUNDWATER THAT MAY BE NECESSARY TO ACCOMPLISH EXCAVATIONS SHOWN ON
THESE PLANS.
29.DRAIN INLETS LOCATED WITHIN ACCESSIBLE PATHS OF TRAVEL SHALL HAVE ACCESSIBILITY COMPLIANT GRATES,
ORIENTED TO THE DOMINANT DIRECTION OF PEDESTRIAN TRAVEL.
UTILITIES
1.ADJUST ALL INCIDENTAL STRUCTURES, MANHOLES, VALVE BOXES, CATCH BASINS, FRAMES AND COVERS, ETC. TO
FINISHED GRADE.
2.CONTRACTOR SHALL ADJUST ALL EXISTING AND/OR NEW FLEXIBLE UTILITIES (WATER, GAS, TV, TELEPHONE, ELEC., ETC.)
TO CLEAR ANY EXISTING OR NEW GRAVITY DRAIN UTILITIES (STORM DRAIN, SANITARY SEWER, ETC.) IF CONFLICT
OCCURS.
3.CONTRACTOR SHALL COORDINATE WITH PRIVATE UTILITY COMPANIES FOR THE INSTALLATION OF GAS, ELECTRICAL,
POWER AND TELEPHONE SERVICE.
4.BEFORE BACKFILLING ANY SUBGRADE UTILITY IMPROVEMENTS CONTRACTOR SHALL SURVEY AND RECORD
MEASUREMENTS OF EXACT LOCATION AND DEPTH AND SUBMIT TO ENGINEER AND OWNER.
5.ALL FIRE HYDRANT LATERALS SHALL BE 6" MINIMUM, U.N.O
6.FIRE DEPARTMENT CONNECTION INSTALLATION SHALL INCLUDE SIGNAGE PER N.F.P.A. 24 AND LOCAL AGENCY
REQUIREMENTS.
7.ALL FIRE SERVICE PIPING SHALL BE RATED FOR THE MAXIMUM SYSTEM WORKING PRESSURE AND NOT LESS THEN 150
PSI.
8.ALL FIRE SERVICE PIPING FITTINGS SHALL BE IN ACCORDANCE WITH N.F.P.A. 24 REQUIREMENTS AND MATCH MATERIAL
OF THE SYSTEM'S PIPING U.N.O. ABOVE-GRADE FITTINGS SHALL CONFORM TO N.F.P.A. 13 REQUIREMENTS.
9.AFTER INSTALLATION, COAT RODS, NUTS, BOLTS AND OTHER FIRE SERVICE RESTRAINING DEVICES WITH A BITUMINOUS
OR OTHER ACCEPTABLE CORROSION -RETARDING MATERIAL.
10.SHOP DRAWINGS FOR PRECAST AND PROPRIETARY UTILITY STRUCTURES INCLUDING PROJECT SPECIFIC INVERTS AND
DIMENSIONS SHALL BE REVIEWED BY THE ENGINEER FOR CONFORMANCE WITH THE DESIGN PRIOR TO CONSTRUCTION.
PAVING
1.SEE ARCHITECTURAL PLANS FOR SIDEWALK COLOR, FINISHING AND SCORING PATTERNS.
2.CONCRETE SIDEWALK AND PAVING BEING DEMOLISHED SHALL BE REMOVED TO THE NEAREST SCORE LINES, EXPANSION
JOINT, OR DEEP TOOL JOINT.
GENERAL NOTES
KPFF GENERAL NOTES
C0.2
TBD TBD
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES
JOB NO.000.000
9/22/2025DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
71 Stevenson Street, Suite 1800
San Francisco, CA 94105
415.989.1004 | kpff.com
CITY OF DUBLIN NOTES:
GENERAL NOTES:
1.REVIEW OF PLANS DOES NOT RELIEVE THE OWNER/DEVELOPER OF RESPONSIBILITY FOR CORRECTION OF MISTAKES, ERRORS OR
OMISSIONS. FINAL APPROVAL OF CONSTRUCTION OR INSTALLATION SUBJECT TO INSPECTION TEST AND ACCEPTANCE.
2.PRIOR TO START OF CONSTRUCTION, THE DEVELOPER AND/OR CONTRACTOR SHALL CONTACT THE CITY'S PUBLIC WORKS
DEPARTMENT AT (925) 833-6630 AND REQUEST A PRECONSTRUCTION CONFERENCE.
3.THESE PLANS SHOW EXISTING FEATURES INCLUDING, BUT NOT LIMITED TO TREES, UTILITIES, AND STRUCTURES THAT MAY BE
AFFECTED BY THE CONSTRUCTION PLACEMENT OF THE PROPOSED ENGINEERED IMPROVEMENTS.THE CONTRACTOR SHALL
IMMEDIATELY NOTIFY THE ENGINEER IF THERE ARE ANY EXISTING FEATURES, WHETHER SHOWN OR NOT SHOWN ON THESE PLANS
THAT COULD IN ANY WAY BE IN POTENTIAL CONFLICT WITH THE DESIGN OF THESE PLANS. ALL WORK WITHIN THE VICINITY OF A
POTENTIAL CONFLICT SHALL CEASE UNTIL AN ADEQUATE AND APPROPRIATE SOLUTION IS DETERMINED BY THE ENGINEER AND
APPROVED BY THE PUBLIC WORKS DEPARTMENT.
4.SHOULD IT APPEAR THAT THE WORK TO BE DONE, OR ANY MATTER RELATIVE THERETO, IS NOT SUFFICIENTLY DETAILED OR
EXPLAINED ON THESE PLANS, THE CONTRACTOR SHALL CONTACT KPFF CONSULTING ENGINEERS FOR SUCH FURTHER
EXPLANATIONS AS MAY BE NECESSARY.
5.ALL REVISIONS TO THIS PLAN MUST BE REVIEWED BY THE PUBLIC WORKS DEPARTMENT PRIOR TO CONSTRUCTION AND SHALL BE
ACCURATELY SHOWN ON REVISED PLANS SIGNED BY THE CITY ENGINEER.
6.A GRADING PERMIT FROM THE PUBLIC WORKS DEPARTMENT WILL BE REQUIRED FOR ALL GRADING AND/OR WORK ONSITE.
7.ALL GRADING AND PUBLIC IMPROVEMENTS SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE PROVISIONS OF THE CURRENT CITY
ORDINANCES AND STANDARD PLANS. THE GRADING AND IMPROVEMENTS ARE SUBJECT TO THE INSPECTION AND APPROVAL OF THE
PUBLIC WORKS DEPARTMENT. INSPECTION SHALL BE SCHEDULED WITH THE PUBLIC WORKS DEPARTMENT AT (925) 833-6630 AT LEAST
TWO WORKING DAYS PRIOR TO THE START OF CONSTRUCTION.
8.CALL BEFORE YOU DIG! NOTIFY UNDERGROUND SERVICE ALERT (USA) AT (800) 227-2600 AT LEAST TWO WORKING DAYS PRIOR TO ANY
EXCAVATION. THE USA AUTHORIZATION NUMBER SHALL BE KEPT AT THE JOBSITE.
9.THE DEVELOPER/CONTRACTOR IS REQUIRED BY STATE LAW TO ACTIVELY RESEARCH WORK AREA PRIOR TO CONSTRUCTION,
REFERENCE MONUMENTS AND REPLACE THOSE DAMAGED OR REMOVED DURING CONSTRUCTION.
10.ALL GRADING TO BE ACCOMPLISHED PER THE RECOMMENDATIONS IN THE SOILS REPORT “FAULT RUPTURE HAZARD EVALUATION AND
DESIGN-LEVEL GEOTECHNICAL INVESTIGATION” PREPARED BY CORNERSTONE EARTH GROUP DATED APRIL 4, 2023.
11.THE SOILS ENGINEER SHALL INSPECT AND TEST THE EXCAVATION, PLACEMENT OF FILLS AND BACKFILLING AND COMPACTION OF
TRENCHES. THE SOILS ENGINEER SHALL SUBMIT SOILS REPORTS AS REQUIRED AND WILL DETERMINE THE SUITABILITY OF ANY FILL
MATERIAL. UPON COMPLETION OF GRADING OPERATION THE SOILS ENGINEER SHALL STATE IN A REPORT TO THE CITY OF DUBLIN
THAT INSPECTIONS AND TESTS WERE MADE BY HIM/HER OR UNDER HIS/HER SUPERVISION AND THAT IN HIS/HER OPINION ALL
EMBANKMENTS AND EXCAVATION WERE CONSTRUCTED IN ACCORDANCE WITH THE APPROVED GRADING PLANS AND APPROVED
REVISIONS THERETO AND ALL EMBANKMENTS AND EXCAVATIONS ARE ACCEPTABLE FOR THEIR INTENDED USE.
12. IF, DURING CONSTRUCTION, ARCHAEOLOGICAL REMAINS ARE ENCOUNTERED, CONSTRUCTION IN THE VICINITY SHALL BE HALTED, AN
ARCHAEOLOGIST CONSULTED, AND THE CITY PLANNING DEPARTMENT NOTIFIED. IF, IN THE OPINION OF THE ARCHAEOLOGIST, THE
REMAINS ARE SIGNIFICANT, MEASURES, AS MAY BE REQUIRED BY THE PLANNING DIRECTOR, SHALL BE TAKEN TO PROTECT THEM.
13.THE CONTRACTOR SHALL DESIGN, CONSTRUCT AND MAINTAIN ALL SAFETY DEVICES, INCLUDING SHORING, AND SHALL BE
RESPONSIBLE FOR CONFORMANCE TO ALL LOCAL, STATE AND FEDERAL SAFETY AND HEALTH STANDARDS, LAWS AND REGULATIONS.
14.A CALIFORNIA DIVISION OF OCCUPATIONAL SAFETY AND HEALTH (CAL OSHA) PERMIT SHALL BE OBTAINED FOR TRENCHES FIVE FEET
OR GREATER IN DEPTH. A COPY OF THIS PERMIT SHALL BE SUPPLIED TO THE PUBLIC WORKS DEPARTMENT. AN ADDITIONAL COPY
SHALL BE KEPT AT THE JOBSITE AT ALL TIMES.
15.ALL NEW UTILITY DISTRIBUTION SERVICES SHALL BE PLACED UNDERGROUND.
16.PRIOR TO PLACING CURB, GUTTER, SIDEWALK, ASPHALT CONCRETE, SUBBASE, OR BASE MATERIAL, ALL UNDERGROUND FACILITIES
WITHIN THE RIGHT-OF-WAY SHALL BE INSTALLED, BACKFILL COMPLETED, AND THE PUBLIC WORKS DEPARTMENT NOTIFIED BY EACH
OF THE UTILITY COMPANIES HAVING FACILITIES WITHIN THE WORK AREA, THAT THE UTILITY INSTALLATION HAS SATISFACTORILY
PASSED ACCEPTANCE TESTS.
17.ALL MANHOLES OR INLETS OVER 5 FEET IN DEPTH SHALL BE PROVIDED WITH POLYPROPYLENE STEPS. THE STEPS SHALL BE
INTEGRALLY CAST INTO THE WALLS OF THE MANHOLE OR INLET WHETHER PRECAST OR FIELD CAST. THE STEPS SHALL BE INSTALLED
IN ACCORDANCE WITH CALTRANS SPECIFICATIONS AND CITY OF DUBLIN/ALAMEDA COUNTY STANDARD PLANS, AND CAL OSHA
REQUIREMENTS, IF APPLICABLE.
18.WHEN WIDENING THE PAVEMENT ON AN EXISTING ROAD, THE EXISTING PAVEMENT SHALL BE SAWCUT TO A NEAT LINE AND REMOVED
BACK TO AN EXISTING ADEQUATE STRUCTURAL SECTION, OR TO THE ORIGINAL ROAD SECTION (1 FOOT MINIMUM). AN EXPLORATORY
TRENCH, OR POTHOLING, MAY BE REQUIRED TO DETERMINE THE LIMITS OF PAVEMENT REMOVAL.
19.ALL RETAINING WALLS THAT WILL BE CONSTRUCTED WITH THE GRADING SHOWN ON THESE GRADING PLANS WILL REQUIRE A
GRADING PERMIT FROM THE PUBLIC WORKS DEPARTMENT. ANY FUTURE RETAINING WALLS OVER THREE FEET IN HEIGHT (TWO-FEET
WITH SURCHARGE) WILL REQUIRE A BUILDING PERMIT AND MUST BE SHOWN ON THE PLOT PLAN.
20.ALL PUBLIC STORM DRAIN LINES SHALL BE CLASS III RCP UNLESS OTHERWISE SPECIFIED ON THE PLANS.
21.NO TREES SHALL BE REMOVED UNLESS THEY ARE SHOWN AND NOTED TO BE REMOVED ON THE IMPROVEMENT PLANS. ALL TREES
CONFLICTING WITH GRADING, UTILITIES, OR OTHER IMPROVEMENTS, OR OVERHANGING THE SIDEWALK OR PAVEMENT SO AS TO FORM
A NUISANCE OR HAZARD, SHALL BE TRIMMED AND PROPERLY GRADED AND SEALED. THE DRIP LINE OF TREES TO BE SAVED WILL BE
FENCED, AND NO GRADING SHALL TAKE PLACE WITHIN THIS FENCED AREA.
22.EXISTING PUBLIC IMPROVEMENTS THAT ARE DAMAGED BY THE PROJECT CONSTRUCTION SHALL BE REPAIRED OR REPLACED.
EXISTING DAMAGED PUBLIC IMPROVEMENTS WITHIN THE PROJECT LIMITS SHALL BE REPAIRED OR REPLACED EVEN IF THE DAMAGE
OCCURRED PRIOR TO THE START OF CONSTRUCTION.
23.ALL TRAFFIC STRIPING AND MARKINGS SHALL BE THERMOPLASTIC. (ON TRAFFIC SIGNING & STRIPING PLAN)
24.ALL TRAFFIC STRIPING SHALL BE CAT-TRACKED PRIOR TO FINAL INSTALLATION. FINAL INSTALLATION OF STRIPING WILL BE ALLOWED
ONLY AFTER APPROVAL OF THE STRIPING LAYOUT BY THE PUBLIC WORKS DEPARTMENT. (ON TRAFFIC SIGNING & STRIPING PLAN)
25.ORDER OF WORK FOR ROAD WIDENING AND MEDIAN ISLAND CONSTRUCTION IN WHICH TRAFFIC STRIPING WILL BE RELOCATED:
A. ROUGH GRADING
B. STORM DRAIN AND DRAINAGE STRUCTURES
C. UTILITY INSTALLATION
D. CURB, GUTTER, AND SIDEWALK
E. PAVEMENT CONSTRUCTION
F. REMOVE CONFLICTING STRIPING, MARKINGS, PAVEMENT MARKERS, AND SIGNS, AND INSTALL INTERIM STRIPING
G. INSTALL FINAL STRIPING AND MARKINGS
H. INSTALL FINAL SIGNING (AT INTERIM LOCATIONS IF NECESSARY)
I. CONSTRUCT MEDIAN CURB
J. COMPLETE FINAL STRIPING, MARKINGS, PAVEMENT MARKERS, AND SIGN INSTALLATION
26.THE THICKNESS OF SUBBASE, BASE, AND SURFACING SHALL BE BASED ON TRAFFIC INDEX AND SOILS TEST FOR "R" VALUE.
27.AN ENCROACHMENT PERMIT WILL BE REQUIRED FOR ANY CONSTRUCTION ACTIVITY WITHIN A PUBLIC STREET RIGHT OF WAY THAT
HAS BEEN ACCEPTED BY THE CITY.
28.A TRAFFIC CONTROL PLAN, PREPARED BY A REGISTERED CIVIL ENGINEER IN ACCORDANCE WITH THE CURRENT CALIFORNIA MUTCD,
SHALL BE SUBMITTED FOR REVIEW AND APPROVAL BY THE CITY, A MINIMUM OF 10 DAYS PRIOR TO COMMENCEMENT OF ANY
CONSTRUCTION ACTIVITY THAT IMPACTS TRAFFIC ON PUBLIC STREETS (VEHICULAR, BICYCLE, OR PEDESTRIAN). A SEPARATE
CONSTRUCTION HAUL ROUTE PLAN SHALL BE SUBMITTED FOR REVIEW AND APPROVAL BY THE CITY, A MINIMUM OF 10 DAYS PRIOR TO
COMMENCEMENT OF ANY CONSTRUCTION ACTIVITY THAT REQUIRES HAULING OF ANY CONSTRUCTION MATERIALS.
STORM DRAIN VIDEO INSPECTION REQUIREMENTS:
1.PRIOR TO FINAL LIFT OF ROADWAY PAVING, THE STORM DRAIN SYSTEM, INCLUDING THE MAIN LINE, LATERALS AND INTERIORS OF
STORM STRUCTURES IN ALL PUBLIC AND PRIVATE RIGHT OF WAY AND STORM DRAIN EASEMENTS, SHALL BE FLUSHED AND VISUALLY
INSPECTED BY MEANS OF CLOSED-CIRCUIT TELEVISION (CCTV). ANY NECESSARY CLEAN OUT OF THE SYSTEM SHALL BE COMPLETED,
DEFECTS SHALL BE REPAIRED AND THE SYSTEM SHALL BE TELEVISED AGAIN TO CONFIRM SATISFACTORY REPAIR WORK PRIOR TO
ACCEPTANCE. NOTE THAT SUBDRAIN LINES IN STORMWATER TREATMENT FACILITIES AND MEASURES LOCATED IN THE PUBLIC RIGHT
OF WAY MUST BE TELEVISED TO DEMONSTRATE THE SUBDRAIN IS CLEAR OF SEDIMENT AND DEBRIS PRIOR TO THE CITY'S
ACCEPTANCE OF THE STORMWATER TREATMENT IMPROVEMENTS.
2.VIDEO INSPECTION WILL BE DONE ONE SECTION (STRUCTURE TO STRUCTURE) AT A TIME. THE CAMERA WILL PAN THE INTERIORS OF
ALL STRUCTURES AND WHEN IN THE PIPE, WILL STOP AT EACH JOINT TO ROTATE 360 DEGREES TO PAN THE ENTIRE JOINT.
3.THE CAMERA SHALL BE SPECIFICALLY DESIGNED AND CONSTRUCTED FOR SUCH INSPECTION. LIGHTING FOR THE CAMERA SHALL BE
SUITABLE TO ALLOW A CLEAR COLOR PICTURE OF THE ENTIRE PERIPHERY OF THE PIPE. THE CAMERA SHALL BE OPERATIVE IN 100%
HUMIDITY CONDITIONS WITHOUT CAUSING THE CAMERA TO FOG. THE CAMERA, TELEVISION MONITOR, AND OTHER COMPONENTS OF
THE VIDEO SYSTEM SHALL BE CAPABLE OF PRODUCING PICTURE QUALITY TO THE SATISFACTION OF THE PUBLIC WORKS
DEPARTMENT.
4.THE PUBLIC WORKS DEPARTMENT SHALL BE NOTIFIED 48 HOURS PRIOR TO TELEVISING AND MUST BE ONSITE TO CONFIRM FLOW
RATE PRIOR TO TELEVISING. THE CAMERA SHALL BE MOVED THROUGH THE LINE IN A DOWNSTREAM DIRECTION AT A MODERATE
RATE, STOPPING WHEN NECESSARY TO PERMIT PROPER DOCUMENTATION OF THE STORM DRAIN CONDITION. IN NO CASE WILL THE
TELEVISION CAMERA BE PULLED AT A SPEED GREATER THAN 30 FEET PER MINUTE. MANUAL WINCHES, POWER WINCHES, TV CABLE,
AND POWERED REWINDS OR OTHER DEVICES THAT DO NOT OBSTRUCT THE CAMERA VIEW OR INTERFERE WITH PROPER
DOCUMENTATION OF THE STORM DRAIN CONDITIONS SHALL BE USED TO MOVE THE CAMERA THROUGH THE LINE.
5.THE IMPORTANCE OF ACCURATE DISTANCE MEASUREMENTS IS EMPHASIZED. MEASUREMENT FOR LOCATION OF DEFECTS SHALL BE
ABOVE GROUND BY MEANS OF A METER DEVICE. MARKING ON THE CABLE, OR THE LINE, WHICH WOULD REQUIRE INTERPOLATION
FOR DEPTH OF INSERTION PIT, WILL NOT BE ALLOWED. ACCURACY OF THE DISTANCE METER SHALL BE CHECKED BY USE OF A
WALKING METER, ROLL-A-TAPE, OR OTHER SUITABLE DEVICE AND THE ACCURACY SHALL BE SATISFACTORY TO THE PUBLIC WORKS
DEPARTMENT.
6.DOCUMENTATION OF THE TELEVISION RESULTS SHALL BE AS FOLLOWS:
THE PURPOSE OF TELEVISING SHALL BE TO SUPPLY A VISUAL AND AUDIO RECORD OF PROBLEM AREAS OF THE LINES THAT MAY BE
REPLAYED. RECORDING PLAYBACK SHALL BE AT THE SAME SPEED THAT IT WAS RECORDED. THE FORMAT SHALL BE DVD. THE
ACCOMPANYING AUDIO SHALL PROVIDE A DESCRIPTION OF WHAT IS ENCOUNTERED SUCH AS JOINTS, PROBLEM AREAS, AND BROKEN
PIPE. THE DVD SHALL HAVE DISPLAYED THE NUMBER OF FEET FROM THE STARTING STRUCTURE FOR EACH SEGMENT.
7.SECTIONS OF PIPE FROM STRUCTURE TO STRUCTURE SHALL BE AUDIBLY AND VISUALLY IDENTIFIED IN THE VIDEO USING THE SAME
NOMENCLATURE AS ON THE IMPROVEMENT PLANS (E.G. “SDMH #2 TO SDMH #3” OR “STA 10+55”). EACH DVD MUST BE LABELED WITH
THE FOLLOWING INFORMATION: DATE, PROJECT #, THE LOCATIONS, AND TYPES OF STRUCTURES SHOWN ON THE DVD.
8.TITLE TO THE DVD SHALL BE WITH THE CITY. THE CONTRACTOR SHALL SUBMIT A COPY OF THE DVD FOR REVIEW BY THE PUBLIC
WORKS DEPARTMENT DURING THE PROJECT. THE CONTRACTOR SHALL ALSO PROVIDE A WRITTEN SUMMARY OF THE DVD WITH
DIMENSIONS AND INFORMATION, SPECIFICALLY IDENTIFYING PROBLEM AREAS AND BROKEN PIPE.
STORMWATER MANAGEMENT PLAN NOTES:
1.PRIOR TO DELIVERY OF BIOTREATMENT SOIL, THE CONTRACTOR SHALL PROVIDE REQUIRED DOCUMENTATION (AVAILABLE AT
WWW.CI.DUBLIN.CA.US/1656/STORMWATER-DEVELOPMENT-SUBMITTAL-REQUIRE) TO THE PUBLIC WORKS INSPECTOR
DEMONSTRATING THAT THE BIOTREATMENT SOIL COMPLIES WITH SPECIFICATIONS INCLUDED IN THE MOST RECENT VERSION OF THE
ALAMEDA COUNTY CLEAN WATER PROGRAM'S C.3 STORMWATER TECHNICAL MANUAL. RECEIPTS OR DELIVERY TICKETS FOR THE
BIOTREATMENT SOIL AND CLASS II PERM MUST BE RETAINED FOR REVIEW BY THE PUBLIC WORKS INSPECTOR.
2.THE REQUIRED MINIMUM STORMWATER BIOTREATMENT FACILITY SURFACE AREA IS THAT AREA THAT ACHIEVES THE REQUIRED
PONDING DEPTH AND IS UNDERLAIN BY 18 INCHES OF BIOTREATMENT SOIL.
3.ALL SITE GRADING AND DRAINAGE CONVEYANCE MUST CAUSE RUNOFF FROM DRAINAGE MANAGEMENT AREAS (DMA) TO DRAIN TO
DESIGNATED RECEIVING FACILITY ( I.E. GRADE BREAKS MUST CONFORM TO DMA DELINEATIONS, CURB CUTS MUST EFFECTIVELY
DIRECT FLOWS INTO FACILITIES, ETC.).
4.CONTRACTOR MUST MAINTAIN RECORD DOCUMENTS OF CONSTRUCTION CHANGES (“AS-BUILT DRAWINGS”) FOR ANY FACILITIES AND
RELATED DESIGN FEATURES AND MUST PROVIDE SAID DOCUMENTATION TO THE PUBLIC WORKS DEPARTMENT UPON COMPLETION OF
CONSTRUCTION.
5.THE PROJECT CIVIL ENGINEER IS RESPONSIBLE FOR ENSURING THAT THE FACILITIES ARE CONSTRUCTED IN ACCORDANCE WITH
APPROVED PLANS. PRIOR TO BUILDING PERMIT FINAL INSPECTION OR CERTIFICATE OF OCCUPANCY OR ACCEPTANCE OF
IMPROVEMENTS, THE PUBLIC WORKS INSPECTOR SHALL REQUIRE THE PROJECT CIVIL ENGINEER TO SUBMIT A STATEMENT
CERTIFYING THAT THE FACILITIES HAVE BEEN INSTALLED PROPERLY AND IN ACCORDANCE WITH THE APPROVED STORMWATER
MANAGEMENT PLAN OR ANY REVISIONS THEREOF.
6.ANY ASYMMETRICAL STORMWATER TREATMENT AREAS SHALL BE STAKED AND SURVEYED PRIOR TO CONSTRUCTION STORMWATER
TREATMENT AREAS.
7.INSTALL STORM DRAIN MEDALLIONS OR INLET MARKERS THAT READ “NO DUMPING - DRAINS TO CREEK” ON ALL PUBLIC AND PRIVATE
STORM DRAIN INLETS IN ACCORDANCE WITH CITY STANDARD DETAIL CD-704. THE MEDALLIONS MAY BE PURCHASED FROM THE
PUBLIC WORKS DEPARTMENT LOCATED AT 100 CIVIC PLAZA, DUBLIN, CA.
8.PRIOR TO THE CITY GRANTING FINAL BUILDING PERMIT INSPECTION OR CERTIFICATE OF OCCUPANCY OR ACCEPTANCE OF
IMPROVEMENTS, THE APPLICANT SHALL PROVIDE GPS COORDINATES FOR ALL INSTALLED STORMWATER TREATMENT FACILITIES,
HYDROMODIFICATION MANAGEMENT MEASURES, AND TRASH CAPTURE DEVICES. THE COORDINATES SHALL BE IN A FORMAT
DETERMINED BY THE PUBLIC WORKS DEPARTMENT.
9.PRIOR TO THE CITY'S ACCEPTANCE OF IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY, SUBDRAIN LINES IN STORMWATER
TREATMENT FACILITIES AND MEASURES LOCATED IN THE RIGHT-OF-WAY MUST BE TELEVISED TO DEMONSTRATE THE SUBDRAIN IS
CLEAR OF SEDIMENT AND DEBRIS.
10.PRIOR TO THE CITY'S ACCEPTANCE OF IMPROVEMENTS WITHIN THE PUBLIC RIGHT OF WAY, ANY UNDERGROUND STORMWATER
TREATMENT UNITS SHALL BE INSPECTED AND MAINTENANCE ACTIVITIES CONDUCTED, INCLUDING BUT NOT LIMITED TO REMOVAL AND
REPLACEMENT OF MEDIA FILTRATION CARTRIDGES, AS APPLICABLE.
11/04/2025
86
29.5
7 14.5
Alameda County Pumper
Overall Length 29.500ft
Overall Width 8.000ft
Overall Body Height 10.432ft
Min Body Ground Clearance 0.862ft
Track Width 8.000ft
Lock-to-lock time 6.00s
Max Wheel Angle 39.40°
CO
COFW
FW
FW
CO
ST
O
P
>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
WMDWDW DW DW
DW
DW
DW
COEV PARKING
ONLY
EV PARKING
ONLY
CO
CO
CO
>
>
>
>
FW
FW
FW
FF = 353.25'
C
C2.1
5.0'
25.0'
TYP.
25.8'
24.0'
26.0'
TYP.
25.0'
PROPOSED FIRE HYDRANT
Alameda County Pumper
15' CITY OF DUBLIN FIRE
HYDRANT ACCESS EASEMENT
PROPOSED DDCV WITH PIV AND FDC
PROPOSED CONNECTION TO BLDG FIRE RISER
250.0'
250.0'
250.0'
15.0'
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES
JOB NO.000.000
9/22/2025DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
71 Stevenson Street, Suite 1800
San Francisco, CA 94105
415.989.1004 | kpff.com
NORTH
20 20 400
SCALE 1 INCH = 20 FEET
FIRE
ACCESS
PLAN
C0.3
DU
B
L
I
N
B
L
V
D
.
BRANNIGAN ST.
1.FIRE ACCESS DURING CONSTRUCTION:
1.1.ACCESS ROADS, TURNAROUND, PULLOUTS, AND FIRE OPERATION AREAS
ARE FIRE LANES AND SHALL BE MAINTAINED CLEAR AND FREE OF
OBSTRUCTIONS, INCLUDING THE PARKING OF VEHICLES.
1.2.ENTRANCES TO JOB SITES SHALL NOT BE BLOCKED, INCLUDING AFTER
HOURS, OTHER THAN BY APPROVED GATES/BARRIERS THAT PROVIDE FOR
EMERGENCY ACCESS.
1.3.SITE UTILITIES THAT WOULD REQUIRE THE ACCESS ROAD TO BE DUG UP OR
MADE IMPASSIBLE SHALL BE INSTALLED PRIOR TO CONSTRUCTION
COMMENCING.
LEGEND:
NOTES:
PROPERTY LINE
EXISTING EASEMENT
DOMESTIC WATER. SIZE PER PLAN
FIRE WATER. SIZE PER PLAN
250' HYDRANT COVERAGE
PROPOSED FIRE HYDRANT
EASEMENT
W
FW
11/04/2025
87
DU
B
L
I
N
B
L
V
D
.
BRANNIGAN ST.
CO
CO
CO
ST
O
P
>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
WM
COEV PARKING
ONLY
EV PARKING
ONLY
CO
CO
CO
>
>
>
>
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES
JOB NO.000.000
9/22/2025DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
71 Stevenson Street, Suite 1800
San Francisco, CA 94105
415.989.1004 | kpff.com
NORTH
20 20 400
SCALE 1 INCH = 20 FEET
EROSION
CONTROL
PLAN
C1.0
EROSION CONTROL LEGEND
INLET PROTECTION PER BEST MANAGEMENT PRACTICES
HANDBOOK DETAIL SE-10.GRAVEL BERM BAGS TO
SURROUND INLET PER BEST MANAGEMENT PRACTICES
HANDBOOK DETAIL SE-6
STABILIZED CONSTRUCTION ENTRANCE
11/04/2025
88
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES
JOB NO.000.000
9/22/2025DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
71 Stevenson Street, Suite 1800
San Francisco, CA 94105
415.989.1004 | kpff.com
NORTH
20 20 400
SCALE 1 INCH = 20 FEET
EROSION
CONTROL
NOTES
AND
DETAILS
C1.1
CATCH BASIN RIM
SUSPENSION CORDS/RODS
CATCH BASIN
CATCH BASIN
STORM PIPE
2"X2"X3 4"
RUBBER
BLOCKS1" REBAR FOR
BAG REMOVAL
EXPANSION
RESTRAINT
FILTER SACK
NOTE:
RECESSED CURB INLET MUST BE BLOCKED WHEN USING FILTER FABRIC INLET SACKS. SIZE OF FILTER FABRIC INLET SACK TO BE
DETERMINED BY MANUFACTURER.
INSERT SACK
FRONT VIEW
INSERT SACK
SIDE VIEW
FILTER SACK
OVERFLOW
MAINTENANCE NOTES
1. MAINTENANCE IS TO BE PERFORMED AS FOLLOWS:
A. REPAIR DAMAGES CAUSED BY SOIL EROSION OR CONSTRUCTION AT THE END OF EACH WORKING DAY.
B. SWALES SHALL BE INSPECTED PERIODICALLY AND MAINTAINED AS NEEDED.
C. SEDIMENT TRAPS, BERMS, AND SWALES ARE TO BE INSPECTED AFTER EACH STORM AND REPAIRS MADE AS NEEDED.
D. SEDIMENT SHALL BE REMOVED AND SEDIMENT BARRIER RESTORED TO ITS ORIGINAL DIMENSIONS WHEN SEDIMENT HAS
ACCUMULATED TO A DEPTH OF HALF THE SEDIMENT BARRIER HEIGHT.
E. SEDIMENT REMOVED FROM BARRIER SHALL BE DEPOSITED IN A SUITABLE AREA AND IN SUCH A MANNER THAT IT WILL NOT
ERODE.
F. INLET PROTECTION SHALL BE CLEANED OUT WHENEVER SEDIMENT DEPTH IS ONE HALF THE HEIGHT OF ONE SAND BAG.
EROSION AND SEDIMENT CONTROL MEASURES
1.SANDBAGS SHALL BE STOCKPILED ON SITE, READY TO BE PLACED IN POSITION WHEN RAIN IS FORECAST, OR WHEN THE INSPECTOR
SO DIRECTS.
2.CONTRACTOR SHALL PROVIDE WATER ONSITE AND USE IT FOR DUST CONTROL DURING CONSTRUCTION.
3.CONSTRUCTION ENTRANCES SHALL BE INSTALLED PRIOR TO COMMENCEMENT OF GRADING. ALL CONSTRUCTION TRAFFIC
ENTERING ONTO THE PAVED ROADS MUST CROSS THE STABILIZED CONSTRUCTION ENTRANCE WAYS.
4.CONTRACTOR SHALL MAINTAIN STABILIZED ENTRANCE AT EACH VEHICLE ACCESS POINT TO EXISTING PAVED STREETS. ANY MUD
OR DEBRIS TRACKED ONTO PUBLIC STREETS SHALL BE REMOVED DAILY AND AS REQUIRED BY THE INSPECTOR.
5.INLET PROTECTION SHALL BE INSTALLED AT OPEN INLETS TO PREVENT SEDIMENT FROM ENTERING THE STORM DRAIN SYSTEM.
INLETS NOT USED IN CONJUNCTION WITH EROSION CONTROL ARE TO BE BLOCKED TO PREVENT ENTRY OF SEDIMENT.
6.THIS EROSION AND SEDIMENT CONTROL PLAN MAY NOT COVER ALL THE SITUATIONS THAT MAY ARISE DURING CONSTRUCTION DUE
TO UNANTICIPATED FIELD CONDITIONS. VARIATIONS AND ADDITIONS MAY BE MADE TO THIS PLAN IN THE FIELD. NOTIFY THE
INSPECTOR OF ANY FIELD CHANGES.
GENERAL NOTES
1.NAME OF CONTRACTOR / RESPONSIBLE PARTY:
NAME: PACIFIC CONSTRUCTION
ADDRESS: 4125 S. B STREET, STOCKTON, CA
PHONE NUMBER: (219) 477 - 2766
2.IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO MAINTAIN CONTROL OF THE ENTIRE CONSTRUCTION OPERATION AND TO KEEP
THE ENTIRE SITE IN COMPLIANCE WITH THE SOIL EROSION CONTROL PLAN AND THE PROJECT SPECIFIC STORMWATER POLLUTION
PREVENTION PLAN (SWPPP).
3.A "STANDBY EMERGENCY CREW" SHALL BE ALERTED BY THE PERMITTEE OR THE CONTRACTOR TO PERFORM EMERGENCY WORK
DURING RAINSTORMS. THE PARTY TO BE CONTACTED IS ((TO BE FILLED IN BY CONTRACTOR):
NAME:
PHONE NUMBER:
4.CIVIL ENGINEER:
KPFF CONSULTING ENGINEERS
45 FREMONT STREET, 28TH FLOOR
SAN FRANCISCO, CA 94105
(415) 989-1004
5.THIS PLAN IS INTENDED TO BE USED FOR INTERIM EROSION AND SEDIMENT CONTROL ONLY AND IS NOT TO BE USED FOR FINAL
ELEVATIONS OR PERMANENT IMPROVEMENTS. TEMPORARY EROSION CONTROL DEVICES SHOWN ON THE GRADING PLAN WHICH
INTERFERE WITH THE WORK SHALL BE RELOCATED OR MODIFIED AS AND WHEN THE INSPECTOR SO DIRECTS AS THE WORK
PROGRESSES TO MEET "AS GRADED" CONDITIONS.
6.CONTRACTOR SHALL BE RESPONSIBLE FOR MONITORING EROSION AND SEDIMENT CONTROL MEASURES PRIOR, DURING, AND
AFTER STORM EVENTS.
7.EXCEPT WHEN THE QSP DIRECTS OTHERWISE, ALL DEVICES SHOWN SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHEN
RAIN IS FORECAST, AND SHALL BE MAINTAINED DURING THE RAINY SEASON (OCTOBER 1 TO APRIL 30).
8.REASONABLE CARE SHALL BE TAKEN WHEN HAULING ANY EARTH, SAND, GRAVEL, STONE, DEBRIS, PAPER OR ANY OTHER
SUBSTANCE OVER ANY PUBLIC STREET, ALLEY OR OTHER PUBLIC PLACE. SHOULD ANY BLOW, SPILL, OR TRACK OVER AND UPON
SAID PUBLIC OR ADJACENT PRIVATE PROPERTY, IMMEDIATE REMEDY SHALL OCCUR.
9.DURING THE RAINY SEASON, ALL PAVED AREAS SHALL BE KEPT CLEAR OF EARTH MATERIAL AND DEBRIS. THE SITE SHALL BE
MAINTAINED SO AS TO MINIMIZE SEDIMENT LADEN RUNOFF TO ANY STORM DRAINAGE SYSTEM, INCLUDING EXISTING DRAINAGE
SWALES AND WATER COURSES. ALL LOOSE SOIL AND DEBRIS SHALL BE REMOVED FROM THE STREET AREAS UPON STARTING
OPERATIONS AND PERIODICALLY THEREAFTER AS DIRECTED BY THE QSP.
10.CONTRACTOR SHALL PROVIDE DUST CONTROL AS REQUIRED BY THE APPROPRIATE FEDERAL, STATE, LOCAL AGENCY, AND QSP
REQUIREMENTS.
11.COORDINATE WITH SECTION "311000 SITE CLEARING" OF THE SPECIFICATIONS FOR ADDITIONAL INFORMATION REGARDING
DEMOLITION AND EROSION CONTROL.
12.THE PROJECT SITE IS SUBJECT TO THE CONDITIONS IN THE CONSTRUCTION GENERAL PERMIT AND THE LOCAL AND STATE BEST MANAGEMENT
PRACTICE REQUIREMENTS.
13.THE CONTRACTOR SHALL ADHERE TO THE CONTROL MEASURES OUTLINED IN ATTACHMENT C OF GENERAL PERMIT, INCLUDING THOSE RELATED
TO:
·GOOD SITE MANAGEMENT ('HOUSEKEEPING')
·NON-STORMWATER RUNOFF MANAGEMENT
·EROSION AND SEDIMENT
·RUN-ON AND RUN-OFF
·INSPECTION, MAINTENANCE, AND REPAIR
14.THE CONTRACTOR SHALL ADHERE TO THE ADDITIONAL CONTROL MEASURES OUTLINED IN ATTACHMENTS D AND E OF GENERAL PERMIT,
INCLUDING DEVELOPING A RAIN EVENT ACTION PLAN (REAP) AND PERFORMING WATER SAMPLING AND REPORTING FOR VISIBLE AND NON-VISIBLE
POLLUTANTS.
EROSION CONTROL NOTES CITY OF DUBLIN EROSION CONTROL NOTES
1.EROSION AND SEDIMENT CONTROL FACILITIES SHALL BE INSTALLED PRIOR TO OCTOBER 1 AND SHALL BE MAINTAINED DAILY
UNTIL APRIL 30. THESE FACILITIES SHALL CONTROL AND CONTAIN EROSION-CAUSED SILT DEPOSITS AND PROVIDE FOR THE SAFE
DISCHARGE OF SILT FREE STORM WATERS INTO EXISTING STORM DRAIN FACILITIES. EROSION AND SEDIMENT CONTROL SUPPLIES
MUST BE KEPT ON-SITE DURING THE DRY SEASON AND EMPLOYED, AS NECESSARY PRIOR TO AND DURING RAIN EVENTS. DESIGN
OF THESE FACILITIES MUST BE APPROVED/UPDATED EACH YEAR PRIOR TO SEPTEMBER 30 AND SHALL BE SIGNED BY THE CITY
ENGINEER, OR HIS DESIGNEE.
2.SEASONALLY APPROPRIATE BEST MANAGEMENT PRACTICES FOR THE FOLLOWING SIX (6) SITE MANAGEMENT CATEGORIES MUST
BE IMPLEMENTED YEAR-ROUND: (1) EROSION CONTROL, (2) RUN-ON AND RUN-OFF CONTROL, (3) SEDIMENT CONTROL, (4) GOOD
SITE MANAGEMENT AND HOUSEKEEPING, (5) NON-STORMWATER MANAGEMENT, AND (6) ACTIVE TREATMENT SYSTEMS, AS
NECESSARY.
3.CONTRACTOR SHALL KEEP CONSTRUCTION TRAFFIC OUT OF LOCATIONS WHERE STORMWATER TREATMENT FACILITIES AND
MEASURE WILL BE INSTALLED TO MINIMIZE COMPACTION OF EXISTING SOILS.
4.PROTECT STORMWATER TREATMENT FACILITIES FROM CONSTRUCTION SITE RUNOFF. ONCE IMPORTED MATERIALS ARE
INSTALLED IN STORMWATER TREATMENT FACILITIES, RUNOFF FROM UNSTABILIZED AREAS MUST BE DIVERTED AWAY FROM SUCH
FACILITIES.
5.THE CONSTRUCTION BMPS SHOWN ON THE PLAN ARE MINIMUM REQUIREMENTS. THE CITY ENGINEER OR PUBLIC WORKS
INSPECTOR IS AUTHORIZED TO REQUIRE ADDITIONAL BMPS TO PREVENT NON-STORMWATER DISCHARGES.
6.ALL SITE GRADING AND DRAINAGE CONVEYANCE MUST CAUSE RUNOFF FROM DRAINAGE MANAGEMENT AREAS (DMA) TO DRAIN
TO DESIGNATED RECEIVING FACILITY (I.E. GRADE BREAKS MUST CONFORM TO DMA DELINEATIONS, CURB CUTS MUST
EFFECTIVELY DIRECT FLOWS INTO FACILITIES, ETC.).
7.A STORM WATER POLLUTION PREVENTION PLAN (SWPPP) FOR BASIS DUBLIN COMMERCIAL DEVELOPMENT, HAS BEEN PREPARED
FOR VP PRG DUBLIN LLC BY KPFF CONSULTING ENGINEERS DATED AUGUST 8, 2024. THE SWPPP CONTAINS A COPY OF THE
“NOTICE OF INTENT” FILED WITH THE STATE WATER QUALITY CONTROL BOARD. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR
KEEPING A COPY OF THE SWPPP ONSITE AT ALL TIMES AND IMPLEMENTING ITS PROVISIONS. THE CONTRACTOR IS RESPONSIBLE
FOR ENSURING ALL SUBCONTRACTORS AND SUPPLIERS ARE AWARE OF AND IMPLEMENT THE MEASURES IN THE SWPPP.
1 DRAIN INLET PROTECTION
N.T.S.
SECTION A-A
NOT TO SCALE
TYPICAL TIRE WASH
PAVE
D
R
O
A
D
W
A
Y
NTS
A
A
SECTION B-B
NTS
B
B
CRUSHED AGGREGATE GREATER THAN 75 MM
(3 IN) BUT SMALLER THAN 150 MM (6 IN)
CORRUGATED STEEL PANELS
FILTER FABRIC
ORIGINAL GRADE
300 MM (12 IN) MIN, UNLESS OTHERWISE
SPECIFIED BY A SOILS ENGINEER
FILTER FABRIC ORIGINAL GRADE
CRUSHED AGGREGATE GREATER THAN 75 MM
(3 IN) BUT SMALLER THAN 150 MM (6 IN)
300 MM (12 IN) MIN, UNLESS OTHERWISE
SPECIFIED BY A SOILS ENGINEER
DITCH TO CARRY RUNOFF TO A
SEDIMENT TRAPPING DEVICE
MATCH EXISTING GRADE
WATER SUPPLY & HOSE
WASH RACK
NOTE:
1. MANY DESIGNS CAN BE FIELD FABRICATED,
OR FABRICATED UNITS MAY BE USED.
2 STABILIZED CONSTRUCTION ENTRANCE
N.T.S.
11/04/2025
89
CO
CO
CO
ST
O
P
>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
WM
COEV PARKING
ONLY
EV PARKING
ONLY
CO
CO
CO
>
>
>
>
8
7
6
1
4
TYP2
3
5
910
A
C2.1
A
C2.1
B
C2.1
C
C2.1
D
C2.1
2' OVERHANG
2'
O
V
E
R
H
A
N
G
2'
O
V
E
R
H
A
N
G
2' OVERHANG
PUE
(EXISTING)
6.0' PSE
(EXISTING)
9.0'
TYP.
20.0'
TYP.
25.0'
20.0'
9.0'
9.0'
9.0'
6.0'
25.8'
13.0'
PASSENGER
LOADING
ZONE
25.0'
26.0'
20.0'
TYP
9.0'
TYP
24.0'S8
8
°
4
6
'
4
5
"
E
18
8
.
6
8
'
S1°08'49"W
107.00'L =16.5 ',R=71.9'Δ =13°07'57"
L=16.5',R =8 3 .0 '
Δ=11°21'5 8 "
L =9 9 .6 ',R =19 3 2.1'
Δ =2 °5 7 '17 "S1°08'49"W
51.71'
L=54.5',R=35.4'
Δ=88°01'49"
N8
9
°
2
4
'
1
6
"
W
4.
8
6
'
N8
8
°
2
0
'
3
7
"
W
18
.
0
6
'
N8
7
°
2
4
'
4
7
"
W
20
.
5
4
'
N8
6
°
5
5
'
0
4
"
W
10
3
.
3
5
'
N1°13'15"E
445.16'
L =12 3.1',R =17 8 2.1'
Δ =3 °5 7 '3 2 "
8
4.
0
'
4.0'
6.0'
4.
0
'
11
12
13
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES
JOB NO.000.000
9/22/2025DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
71 Stevenson Street, Suite 1800
San Francisco, CA 94105
415.989.1004 | kpff.com
NORTH
20 20 400
SCALE 1 INCH = 20 FEET
SITE
LAYOUT &
STRIPING
PLAN
C2.0
DU
B
L
I
N
B
L
V
D
.
BRANNIGAN ST.
SITE LAYOUT & STRIPING KEYNOTES
SITE LAYOUT & STRIPING LEGEND
PROPERTY LINE
LIMIT OF WORK
EASEMENT
CONCRETE PAVEMENT
ASPHALT PAVEMENT
CONCRETE PAVING. SEE LANDSCAPE PLANS.
ENHANCED PAVING. SEE LANDSCAPE PLANS.
STABILIZED D.G. PAVING. SEE LANDSCAPE PLANS.
PLACE STANDARD DUTY ASPHALT.
CONSTRUCT STANDARD PARKING STALL. SEE CITY OF DUBLIN STD
DETAIL CD-112, SEE CITY OF DUBLIN STD DETAIL CD-112, SHEET C6.0.
CONSTRUCT ACCESSIBLE PARKING STALL. SEE DETAIL 1 SHEET C6.0.
CONSTRUCT VAN ACCESSIBLE PARKING STALL. SEE DETAIL 1 SHEET
C6.0.
CONSTRUCT STANDARD EV STALL.
ACCESSIBLE PATH OF TRAVEL STRIPING. SEE DETAIL 2 SHEET C6.0.
DECORATIVE PRIVACY WALL FOR SPORT COURT. SEE LANDSCAPE
PLANS.
CONSTRUCT BIORETENTION AREA.
CONSTRUCT STANDARD ACCESSIBLE EV STALL.
CONSTRUCT CURB CUT. SEE DETAIL 6 SHEET C6.1.
"NO PARKING" SIGN.
CONCRETE PAD FOR TRASH PICKUP AREA.
STOP SIGN AND PAVEMENT STRIPING.
1
2
3
4
5
6
7
8
9
10
11
12
13
PARKING COUNT
STANDARD PARKING STALL 32
STANDARD ACCESSIBLE
PARKING STALL 1
STANDARD VAN ACCESSIBLE
PARKING STALL 1
STANDARD EV STALL 1
STANDARD ACCESSIBLE EV
STALL 1
TOTAL 36
11/04/2025
90
Pipe Table
Pipe Name
SD4
SD3
SD6
SD7
SD9
SD10
SD12
SD13
SD30
SD15
SD17
SD18
SD19
SD20
SD21
SD24
SD27
SD31
Size
12.000
12.000
8.000
8.000
8.000
8.000
8.000
6.000
8.000
8.000
8.000
8.000
8.000
8.000
8.000
12.000
12.000
12.000
Length
17.499
21.633
86.149
24.478
12.422
47.997
35.391
30.026
69.393
87.738
101.319
53.480
34.806
39.346
14.620
33.606
12.047
21.941
Slope
1.00%
0.99%
1.00%
1.00%
1.12%
1.00%
1.00%
1.00%
1.00%
1.00%
1.01%
1.00%
1.12%
0.90%
1.00%
2.02%
1.03%
1.00%
SD SD
SD
SD
SD
CO
CO
CO
ST
O
P
>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
SD
SD
SD
SD
WM
SD
SD
SD
SD
SD
SD
SD
SD
SD
SDSDSD
CO
SD SD
SD
SD
SD
EV PARKING
ONLY
EV PARKING
ONLY
CO
CO
CO
SD
SD
SD
>
>
>
>
GB
GB
GB
GB
GB
GB
GB
GB
FF = 353.25'
EX TC 351.5±
EX TC 351.3±EX TC 349.6±
EX TC 350.8±
A
C2.2
1
2
B
C2.2
C
C2.2
D
C2.2
>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
INV 346.44
INV 344.82 (18" OUT)
EX TC 353.3±
TRANSFORMER
PAD FF = 353.00'
EX TC 352.4±
FS 353.23
FS 352.78
4" CURB
TC 353.11
FS 353.56
FS 353.56
FS 353.29
FS 352.82
FS 352.56
FS 352.11
FS 352.12 TC 351.94
FS 351.27
8" CURB
FS 353.23
FS 353.23
FS 353.23
FS 353.23
FS 353.23
FS 353.23
FS 353.23
FS 353.23
FS 353.23
SDAD-1
RIM 353.14
INV 348.00 (8" OUT)
SDAD-2
RIM 353.17
INV 348.02 (6" OUT)
SDCB-6
RIM 352.81
INV 346.46 (12" OUT)
INV 346.46 (12" IN)
SDCB-1
RIM 351.95
INV 347.50 (8" OUT)
FS 353.14
DRAINAGE
OVERLAND
RELEASE POINT
SDCB-7
RIM 350.30
INV 346.55 (12" OUT)
SDAD-7
RIM 352.58
INV 345.12 (8" IN)
SDCB-4
RIM 351.04
INV 345.72 (8" IN)
INV 345.72 (12" OUT)3
SDAD-5
RIM 352.80
INV 347.05 (8" OUT)
SDAD-6
RIM 352.93
INV 346.84 (8" OUT)
SDAD-4
RIM 353.05
INV 347.27 (8" OUT)
SDCO-3
RIM 352.07
INV -0.33 (8" IN)
SDAD-3
RIM 352.93
INV 348.31 (8" OUT)
SDCB-2
RIM 351.71
INV 348.26 (8" OUT)
SDCO-2
RIM 353.33
INV 347.06 (12" OUT)
FS 353.38
FS 354.00
FS 352.56
FG 351.87
5.
7
%
FS 351.91
FS 352.41
FG 351.87
FG 351.87
1.
0
%
1.
0
%
1.
0
%
1.
0
%
1.
0
%
1.
0
%
1.
0
%
1.0%
1.0%
1.0%
1.5%
1.
0
%
1.
0
%
1.
0
%
2.8%1.0%
1.
0
%
4.0%
1.0%
0.
5
%
0.
8
%
13
.
2
%
25
.
8
%
1.
5
%
9.4%
10.6%
10.0%
FS 352.65
FS 352.95
FG 351.87
FG 351.87
FG 351.45
TW 352.61
1.
0
%
FS 353.08
FS 352.76
FS 352.15
FS 352.19
FS 353.23
FS 353.11
FS 352.15
FS 352.81
FS 352.81
FS 353.05
FS 353.10
1.5%1.5%
1.
0
%
1.
8
%
0.
5
%
1.
4
%
1.5%
2.
8
%
11.2%
6.
9
%
3.
8
%
0.
2
%
0.
0
%
FS 353.23FS 353.23
1.5%
1.0%1.0%1.0%1.0%
3.
1
%
4.
1
%
8.
0
%
7.
5
%
7.
4
%
14
.
9
%
4.
5
%
FS 352.53 FS 352.62
FS 352.66FS 352.63
4
12
.
1
%
(FS 352.2±)
(FS 352.7±)
TW 353.84
FS 352.30
1.0%
1.0%
2.1%
3.4%
3
GB
TC/FS 352.54
TC 352.11
FS 351.69
5" CURB
FS 352.98
FS 352.59
4" CURB
TC 352.92
GB
GB
GB
GB
FG 351.21
TC/FS 352.09
TC/FS 351.74
1.5%
1.5%
1.5%
1.5%
1.5%
1.5%
2.3%
1.5%
1.5%
FS 353.23
FS 353.23
FS 353.09
FS 352.64
TC/FS 352.55
FS 352.63
FS 353.15
FS 352.98 2.0%1.5%
FS 353.25
FS 353.15
FS 353.15
1.5%
FS 352.19
FS 351.92 FS 352.105.
6
%
7.
2
%
FS 353.23
FS 353.22
FS 352.77
FS 353.07
FS 353.51
FS 352.30
FS 352.33
0.
9
%
(FS 352.8±)(FS 352.7 ±)
5.
5
%
FS 352.02
1.5%
1.5%4.6%
1.
0
%
1.5%
1.5%
3.9%
3.9%1.5%
TW 353.00
TW 352.84
TW 352.62
FS 352.34
FS 352.52
FS 352.34
FS 352.52
FS 353.23
FS 353.23
11.1%
4.6%
FS 353.58
FS 353.33
FS 352.87
1
1
1
1
1
FS 353.16
FS 353.16
1.5%
0.
8
%
FS 353.03
1.6%1.5%
1.0%
FS 353.09
FS 353.07
FS 353.07
FS 353.13
FS 353.21
FS 353.11 FS 353.03
FS 353.17
FS 352.96
FS 352.90FS 352.90
FS 352.95FS 352.95
FS 352.96
FS 353.01
FS 352.96
FS 352.95
FS 352.81
FS 352.73 FS 352.73FS 352.99
FS 352.56
FS 351.60
FS 351.66
FS 351.69
FS 351.64
1.
5
%
1.
9
%
FS 353.10
FS 352.81
FS 352.57
FS 353.03
2
353
35
3
352
352
352
352
352
35
3
35
3
352
350
351
351
35
1
351
352
35
2
352
353
35
3
SD3SD2
SD
6
SD7
SD3
0
SD9
SD15
SD1
0
SD12
SD
1
3
FS 353.00
SD17
SD
2
0
SD
1
9
SD2
1
SD18
SD24 SD31
SD27
5
19
.
0
'
DAYLIGHT
INV 351.22 (8" IN)
SDAD-8
RIM 350.70
INV 345.34 (8" IN)
SDAD-9
RIM 350.76
INV 345.77 (8" IN)
SDAD-10
RIM 353.23
INV 346.25 (8" IN)
SD34
SD36
SD39
E
C2.2
1
FS 352.64
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES
JOB NO.000.000
9/22/2025DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
71 Stevenson Street, Suite 1800
San Francisco, CA 94105
415.989.1004 | kpff.com
NORTH
20 20 400
SCALE 1 INCH = 20 FEET
GRADING &
DRAINAGE
PLAN
C2.1
GRADING & DRAINAGE KEYNOTES
GRADING & DRAINAGE LEGEND
PROPERTY LINE
LIMIT OF WORK
GRADE BREAK
PROPOSED CONTOUR
EXISTING CONTOUR
STORM DRAIN LINE. SEE UTILITY PLAN
PROPOSED ELEVATION
EXISTING ELEVATION
PROPOSED SLOPE
EXISTING SLOPE
STORM DRAIN INLET - SEE DETAIL 4/C6.1
PLANTER DRAIN - SEE DETAIL 3/C6.1
SWALE
ROOF DOWNSPOUT, S.A.D.
CLEANOUT - SEE DETAIL 1/C6.1
FENCE
FS 100.00
EG (100.0±)
100
100
2.0%
(2.0±%)
SD SDSD
INSTALL DOWNSPOUT SPLASH BLOCK - SEE DETAIL 5/C6.1. ALL ROOF
DRAINS TO BE DISCONNECTED FROM STORM DRAIN SYSTEM AND
DRAIN TO LANDSCAPE OR BIORETENTION AREAS.
STORMWATER BIORETENTION AREA
CONNECT STORM DRAIN TO EXISTING 12" STORM DRAIN STUB
PROVIDED BY MASTER PLAN PROJECT.
INSTALL R.E.M. TRITON DROP INLET FILTER - FULL AREA TRASH
CAPTURE DEVICE, OR CASQA-APPROVED EQUAL. ENGINEER TO OBTAIN
LETTER FROM MANUFACTURER DURING FINAL DESIGN CERTIFYING THE
DEVICE IS DESIGNED TO CARRY TOTAL LOAD FROM PROJECT.
TEMPORARY DRAIN INLET BY MASTER PLAN PROJECT, TO BE REMOVED
AT THIS PROJECT'S CONNECTION TO POC
1
2
3
4
5
>>>>
DU
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BRANNIGAN ST.
CO
GB
11/04/2025
91
⅊8.0'
SIDEWALK
(E) LANDSCAPING, CURB,
AND GUTTER BY OTHERS AS
PART OF MASTER PLAN
DEVELOPMENT
VARIES
OVERFLOW
STRUCTURE PER PLAN
ROOF DRAIN WITH
DOWNSPOUT SPLASH BLOCK
2.0'
0.5'
VARIES
BIORETENTION AREA
4.5'
LANDSCAPING
0.5'
CURB
⅊
(E) SIDEWALK, CURB,
AND GUTTER BY OTHERS
AS PART OF MASTER
PLAN DEVELOPMENT
3:1 MAX
8.0'
BUS STOP WITH SHELTER, BY OTHERS AS
PART OF MASTER PLAN DEVELOPMENT
VARIES
LANDSCAPING
7.5'
SIDEWALK, BY OTHERS AS PART OF
MASTER PLAN DEVELOPMENT
0.5'
CURB
FF=353.25
FF=353.25
4" PERFORATED PIPE
OUTLET PIPE, PER PLAN
6" STORAGE DEPTH
18" MIN
BIORETENTION SOIL
BRANNIGAN ST.
DUBLIN BLVD.
6.0'
LANDSCAPING
(P) ASPHALT
CONCRETE
(P) CONCRETE
CURB
⅊
108.8'
PARKING LOT
13.0'
PASSENGER LOADING ZONE
5.0'
SIDEWALK, BY OTHERS AS PART
OF MASTER PLAN DEVELOPMENT
(P) SIDEWALK
VARIES
BUILDING ENTRANCE WALKWAY
FF=353.25
(E) CONCRETE
(E) CONCRETE
2.0'
LANDSCAPING
0.5'
0.5'
2.0'
LANDSCAPING
⅊
PER PLAN
8"
12" MIN
FF=353.25
19.0'
LANDSCAPING
⅊
3:1 MAX
3:1 MAX
108.8'
PARKING LOT
2" FREEBOARD3:1 MAX 3:1 MAX (E) SIDEWALK BY OTHERS
AS PART OF MASTER PLAN
DEVELOPMENT
EX. TC ±352.0
6.0'
PUBLIC SERVICE EASEMENT
FENCE
PER PLANPER PLAN
PER PLAN
PER PLAN
PLANTING SOIL
TW=352.62
FS=352.12
FG=351.45
OVERFLOW
STRUCTURE PER PLAN
6" STORAGE DEPTH
VARIES
OUTLET PIPE, PER PLAN
4" PERFORATED PIPE @ 0.5% MIN,
PERFORATIONS ORIENTED DOWN
12" MIN CLASS 2
PERMEABLE AGGREGATE
PER CALTRANS 68-02F(3)
18" MIN
BIORETENTION
SOIL
7.1'
#4 @ 12" HORIZ
#4 @ 12" STIRRUP
6"
6"
12"
CAST-IN-PLACE CONCRETE ⅊
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES
JOB NO.000.000
9/22/2025DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
71 Stevenson Street, Suite 1800
San Francisco, CA 94105
415.989.1004 | kpff.com
02 2 4
SCALE 1 INCH = 2 FEET
TYPICAL
SECTIONS
C2.2
SECTION A
N.T.S.A
SECTION B
N.T.S.B
SECTION C
N.T.S.C
SECTION D
N.T.S.D
SECTION E
N.T.S.E
11/04/2025
92
SD SD
SD
SD
SD
SS SS SS SS
CO
COFW
FW
FW
CO
ST
O
P
>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
SD
SD
SD
SD
WMDWDW DW DW
DW
DW
DW
SD
SD
SD
SD
SD
SD
SD
SD
SD
SDSDSD
CO
SD SD
SD
SD
SD
JT
JT
JT
JT
JT
JT JT JT
EV PARKING
ONLY
EV PARKING
ONLY
CO
CO
CO
SD
SD
SD
>
>
>
>
FW
FW
FW
FF = 353.25'
2" DW
EX SDMH #17
RIM 353.0
HGL 349.45
INV 346.10 (18" IN)
INV 346.20 (12" IN)
INV 346.10 (18" OUT)
EX SSMH #1
RIM 352.9
INV 342.35 (8" THRU)
INV 342.25 (8" OUT)
5
INV 345.531
4
2
8
9
6
7
TRANSFORMER
PAD FF = 353.23'
11
10
1
2
4
3
INV 342.55 3
5
6" FW
SS1
SS3
SS214
SSCO-1
RIM 352.26
INV 344.55 (6" IN)
INV 344.55 (6" OUT)
SDCB-1
RIM 351.95
INV 347.50 (8" OUT)
SDCB-6
RIM 352.81
INV 346.46 (12" OUT)
INV 346.46 (12" IN)
SDCO-3
RIM 352.07
INV -0.33 (8" IN)
SDCB-2
RIM 351.71
INV 348.26 (8" OUT)
SDCO-2
RIM 353.33
INV 347.06 (12" OUT)
SDAD-1
RIM 353.14
INV 348.00 (8" OUT)
SDAD-2
RIM 353.17
INV 348.02 (6" OUT)
SDAD-4
RIM 353.05
INV 347.27 (8" OUT)SDAD-5
RIM 352.80
INV 347.05 (8" OUT)
SDAD-6
RIM 352.93
INV 346.84 (8" OUT)
SDCB-4
RIM 351.04
INV 345.72 (8" IN)
INV 345.72 (12" OUT)
SDAD-7
RIM 352.58
INV 345.12 (8" IN)
SDCB-7
RIM 350.30
INV 346.55 (12" OUT)
SSCO-3
RIM 353.08
INV 345.56 (6" OUT)
INV 345.56 (6" IN)
SSCO-2
RIM 352.99
INV 345.49 (6" OUT)
INV 345.49 (6" IN)
SDCB-5
RIM 352.03
INV 345.02 (12" IN)
INV 345.02 (12" IN)
51
.
5
'
7.
0
'
12
.
6
'
12
2.
0
'
SDCB-3
RIM 353.73
INV 351.37 (8" OUT)
SDAD-8
RIM 350.70
INV 345.34 (8" IN)
SDAD-9
RIM 350.76
INV 345.77 (8" IN)
SDAD-10
RIM 353.23
INV 346.25 (8" IN)
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES
JOB NO.000.000
9/22/2025DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
71 Stevenson Street, Suite 1800
San Francisco, CA 94105
415.989.1004 | kpff.com
NORTH
20 20 400
SCALE 1 INCH = 20 FEET
UTILITY
PLAN
C3.0
UTILITY KEY NOTES
6" SANITARY SEWER POINT OF CONNECTION. SEE PLUMBING PLANS
FOR CONTINUATION.
INSTALL TWO-WAY SANITARY SEWER CLEANOUT PER DETAIL 2,
SHEET C6.1.
POINT OF CONNECTION TO EXISTING 8" SANITARY SEWER STUB
PROVIDED BY MASTER PLAN PROJECT.
2" DOMESTIC WATER POINT OF CONNECTION. SEE PLUMBING PLANS
FOR CONTINUATION.
POINT OF CONNECTION TO EXISTING 10" WATER STUB PROVIDED BY
MASTER PLAN PROJECT.
INSTALL WATER METER AND BACKFLOW DEVICE FOR DOMESTIC
WATER SERVICE.
8" FIRE SERVICE POINT OF CONNECTION. SEE PLUMBING PLANS FOR
CONTINUATION.
INSTALL FIRE HYDRANT.
INSTALL DDCV WITH FDC AND PIV PER DUBLIN SAN RAMON
SERVICES DISTRICT (DSRSD) STANDARD DETAIL W-23A.
PUBLIC FRONTAGE IRRIGATION METER AND LATERAL PROVIDED BY
MASTER PLAN PROJECT.
PROPOSED 15' DSRSD FIRE HYDRANT ACCESS EASEMENT.
PROPOSED 15' DSRSD DOMESTIC WATER ACCESS EASEMENT.
1
2
3
4
5
6
7
8
9
10
11
12
UTILITY LEGEND
SS
DWX"W
X"SS SSSS
DWDW
CO
EASEMENT
SANITARY SEWER LINE, SIZE PER PLAN.
DOMESTIC WATER LINE, SIZE PER PLAN.
FIRE WATER LINE, SIZE PER PLAN.
STORM DRAIN INLET
CLEANOUT
FIRE HYDRANT
BACKFLOW PREVENTER/DDCV
WATER VALVE
WATER METER
JOINT TRENCH
DOWNSPOUT
CROSSING TABLE
DESCRIPTION ELEV CLEARANCE
1 6" FW BOTTOM OF PIPE
12" SD TOP OF PIPE
348.60'
347.60'1.00'
2 6" FW BOTTOM OF PIPE
6" SS TOP OF PIPE
348.60'
343.40'5.20'
3 8" SD BOTTOM OF PIPE
6" SS TOP OF PIPE
347.10'
344.50'2.60'
4 6" FW BOTTOM OF PIPE
8" SD TOP OF PIPE
349.10'
348.10'1.00'
5 2" DW BOTTOM OF PIPE
8" SD TOP OF PIPE
349.40'
348.40'1.00'
DU
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BRANNIGAN ST.
WM
DWX"FW FWFW
X
JT
UTILITY NOTES
1.SEPARATION OF 5.0' MIN. SHALL BE PROVIDED BETWEEN TREES AND UTILITIES.
11/04/2025
93
SD SD
SD
SD
SD
CO
CO
CO
ST
O
P
>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
SD
SD
SD
SD
WM
SD
SD
SD
SD
SD
SD
SD
SD
SD
SDSDSD
CO
SD SD
SD
SD
SD
EV PARKING
ONLY
EV PARKING
ONLY
CO
CO
CO
SD
SD
SD
>
>
>
>
DMA-4
48,070 SF
BR-2
724 SF
POC 2
12" SD
12"
S
D
8" SD
8"SD
12
"
S
D
DMA-3
4,104 SF
BR-1
441 SF
8" SD
8" S
D
8" SD
DMA-2
18,182 SF
POC 1
6" SD
12"SD
8"S
D
8"S
D
DMA-1
10,983 SF
6"
S
D
8"
S
D
SELF-TREATING AREA
SELF-TREATING AREA
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES
JOB NO.000.000
9/22/2025DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
71 Stevenson Street, Suite 1800
San Francisco, CA 94105
415.989.1004 | kpff.com
STORMWATER CONTROL PLAN LEGEND
PROPERTY/ RIGHT-OF-WAY LINE
DRAINAGE MAINTENANCE AREA (DMA)
BOUNDARY
BUILDING OUTLINE
ROOF AREA (IMPERVIOUS
PAVING AREA (IMPERVIOUS)
BIORETENTION AREA
STORM DRAIN INLET
AREA DRAIN
DRAINAGE DIRECTION
DOWNSPOUT
AREA SUMMARY TABLE
DRAINAGE
MAINTENANCE AREA AREA (AC)AREA (SF)IMPERVIOUS
AREA (SF)% IMPERVIOUS TREATEMENT &
DETENTION ID
POINT OF
DISCHARGE
IMPREVOUS
AREA TREATED
(SF)
DMA-1 0.25 10,983 8,581 78%BR-1 POC-1 8,581
DMA-2 0.42 18,182 14,673 80%BR-2 POC-1 14,673
DMA-3 0.09 4,104 751 18%SELF-RETAINING OLR 751
DMA-4 1.10 48,070 31,412 65%-POC-2 -
NORTH
20 20 400
SCALE 1 INCH = 20 FEET
STORMWATER
CONTROL
PLAN
C4.0
NOTE:
MASTER PLAN PROJECT ACCOUNTS FOR 1.13 ACRES OF THIS 1.88 ACRE SITE TO BE TREATED
VIA DOWNSTREAM BASIN. THIS PROJECT IS ONLY REQUIRED TO TREAT 0.37 ACRES (16,118 SF)
OF IMPERVIOUS AREA PER MASTER STORMWATER MANAGEMENT PLAN, PG. 12.
DU
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BRANNIGAN ST.
11/04/2025
94
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES
JOB NO.000.000
9/22/2025DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
71 Stevenson Street, Suite 1800
San Francisco, CA 94105
415.989.1004 | kpff.com
CLEAN BAY
BLUE PRINT
C4.1
11/04/2025
95
CO
CO
CO
ST
O
P
>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
WM
COEV PARKING
ONLY
EV PARKING
ONLY
CO
CO
CO
>
>
>
>
FF = 353.25'
9.6'
5.0'
>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
1.00%
25.8'
24.0'
8.0'
4.0'
5.0'
25.0'
13.0'
1
R3
8
.
5
'
R3
8
.
5
'
R3
8
.
5
'
R3
8
.
5
'
R3
8
.
5
'
R3
8
.
5
'
R3
8
.
5
'
AVI Front-Load Gargabe Truck
R3
8
.
5
'
R3
8
.
5
'
R3
8
.
5
'
4.
0
'
26.0'
25.0'
2
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES
JOB NO.000.000
9/22/2025DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
71 Stevenson Street, Suite 1800
San Francisco, CA 94105
415.989.1004 | kpff.com
NORTH
20 20 400
SCALE 1 INCH = 20 FEET
GARBAGE
TRUCK
TURNING
PLAN
C5.0
TRUCK TURNING KEYNOTES
TRASH STAGING AREA
NO PARKING SIGN
1
2
DU
B
L
I
N
B
L
V
D
.
BRANNIGAN ST.
LEGEND
GARBAGE TRUCK.
TRUCK DIMENSIONS
WIDTH=8.375'
LENGTH=35'
TURNING RADIUS=32.434' MIN
TRUCK SWEPT PATH
11/04/2025
96
CO
CO
CO
ST
O
P
>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
WM
COEV PARKING
ONLY
EV PARKING
ONLY
CO
CO
CO
>
>
>
>
FF = 353.25'
9.6'
5.0'
>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
1.00%
25.8'
24.0'
8.0'
4.0'
5.0'
25.0'
13.0'
1
4.
0
'
26.0'
25.0'
SU-30 - Single Unit Truck
2
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES
JOB NO.000.000
9/22/2025DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
71 Stevenson Street, Suite 1800
San Francisco, CA 94105
415.989.1004 | kpff.com
NORTH
20 20 400
SCALE 1 INCH = 20 FEET
DELIVERY
TRUCK
TURNING
PLAN
C5.1
DU
B
L
I
N
B
L
V
D
.
BRANNIGAN ST.
TRUCK TURNING KEYNOTES
TRASH STAGING AREA
NO PARKING SIGN
1
2
LEGEND
DELIVERY TRUCK.
TRUCK DIMENSIONS
WIDTH=8'
LENGTH=30'
TURNING RADIUS=43.48' MIN
TRUCK SWEPT PATH
11/04/2025
97
SCALE:NTS2ACCESSIBLE PATH OF TRAVEL STRIPING
BLUE TRAFFIC PAINT APPROXIMATING FS 15090
IN FEDERAL STANDARD 595C
INTERNATIONAL SYMBOL OF ACCESSIBILITY
4" WIDE WHITE TRAFFIC PAINT, TYP.
SCALE:NTS3INTERNATIONAL SIGN OF ACCESSIBILITY
SCALE:NTS1ACCESSIBLE PARKING STALLS
36"
O.C.
5'-0" MIN.
ACCESSIBLE PATH OF TRAVEL SHALL HAVE A 4"
BLUE BORDER WITH WHITE STRIPE DIAGONALS
@ 36" O.C.
2.
0
%
M
A
X
5.0% MAX
4' WHEELSTOP PAINTED BLUE
WHERE SHOWN ON PLAN. SEE
WHEELSTOP DETAIL
ACCESSIBILITY SYMBOL PER DETAIL
THIS SHEET 36"x36" AT CENTERLINE OF
STALL ALIGNED TO BACK OF STALL
ACCESSIBLE AISLE SHALL HAVE 4"
BLUE BORDER WITH 4" WHITE
STRIPES @ 45° ANGLE, 36" OC
36"
O.C.
18'-0"
MIN
9'-0" MIN.5'-0" MIN.9'-0" MIN.
8'-0" MIN. @
VAN STALL
NO
PARKING
WHITE LETTERS
1'-0" HIGH MIN.4" WHITE STRIPE TO MATCH
PLAN
12" TYP
3' MIN
ACCESSIBLE PARKING SIGN
WHERE SHOWN - DO NOT PLACE IN
ACCESSIBLE PATH. SEE
ACCESSIBLE PARKING DETAIL
2.0% MAX
IN ANY DIRECTION IN
ACCESSIBLE PARKING
AND AISLE
SCALE:NTS
FOOTING IN WALK SCALE:NTS
FOOTING IN PLANTING
12"
SLOPE TOP OF
FTG TO DRAIN
1/8" MIN ROUNDED CORNERS (TYP)
REFLECTORIZED SIGN, 70-INCHES SQUARE MINIMUN.
WHITE INTERNATIONAL SYMBOL OF ACCESSIBILITY ON
BLUE BACKGROUND
2"Ø STD GALVANIZED PIPE
WITH CLOSED TOP. CENTER PIPE ON
ACCESSIBLE PARKING STALL
"MINIMUM FINE $250" SIGN IF NOT
COMBINED WITH SIGN ABOVE.
"VAN ACCESSIBLE" SIGN AT VAN
ACCESSIBLE STALLS
3"
MIN
2'-0"
MIN
12"
MIN
SITE CONCRETE
6'-8" MIN CLR ON
CONC OR PATHWAY
5'-0" MIN CLR IN
PLANTING OR ON
A BUILDING
3"
MIN
2'-0"
MIN
NOTE:
1.MOUNT SIGN TO BUILDING WHERE REQUIRED OR WHERE SHOWN
ON PLAN.
MIN 28 DAY CONC
STRENGTH
f'c=2,500 psi
SCALE:NTS4ACCESSIBLE PARKING SIGN
9'
18'
4" SOLID
WHITE PAINT
STRIPE
SEE NOTE 2
NOTES:
1.WIDTHS PROVIDED ARE TO CENTERLINE OF STRIPING.
2.PAVEMENT MARKING SHALL BE IN WHITE MARKING, 12" IN HEIGHT.
PER CALIFORNIA BUILDING
CODE SECTION 11B-812.9
EV CHARGING
ONLY
SCALE:NTS5STANDARD EVCS 90 DEGREE PARKING
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES
JOB NO.000.000
9/22/2025DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
71 Stevenson Street, Suite 1800
San Francisco, CA 94105
415.989.1004 | kpff.com
STRIPING
DETAILS
C6.0
11/04/2025
98
SCALE:NTS1STANDARD CLEANOUT TO GRADE
NOTES:
1.CAST IRON FRAME AND COVER SHALL MEET H-20 LOAD REQUIREMENT.
2.FOR CARRIER PIPE SIZE 10"Ø AND LESS, PROVIDE RISER PIPE SIZE TO MATCH CARRIER PIPE.
3.FOR CARRIER PIPE SIZE 12"Ø AND LARGER, RISER PIPE SHALL BE 10"Ø.
4.RISER PIPE MATERIAL TO MATCH CARRIER PIPE MATERIAL.
HARD SURFACE LANDSCAPE AREA
RISER O.D.
+ 1 2" MIN.
1" MAX.
6" MIN.
4" MIN.
2" MIN.
MECHANICAL PLUG
WITH GASKET
CAST IRON FRAME
SET IN CONCRETE
#4 HOOP CENTERED IN 3000
PSI CONCRETE PAD.PROVIDE 1 4" MIN.
CLEARANCE FOR
CONCRETE PAD
AND RISER PIPE
RISER PIPE
45° BEND
INSTALL PLUG WITH
GASKET IF END OF
LINE
SERVICE CONNECTION
IF REQUIRED
BEDDING MATERIAL
CAST IRON FRAME AND COVER TO
FINISHED GRADE IN PAVED AREAS
AC PVM'T OR CONC. PAVING OR
OTHER SURFACING
CARRIER
PIPE
WYE BRANCH
TRENCH BACKFILL
NOTES:
1.CAST IRON FRAME AND COVER SHALL MEET H-20 LOAD REQUIREMENT.
2.FOR CARRIER PIPE SIZE 10"Ø AND LESS, PROVIDE RISER PIPE SIZE TO MATCH CARRIER PIPE.
3.FOR CARRIER PIPE SIZE 12"Ø AND LARGER, RISER PIPE SHALL BE 10"Ø.
4.RISER PIPE MATERIAL TO MATCH CARRIER PIPE MATERIAL.
HARD SURFACE LANDSCAPE AREA
RISER O.D.
+ 1 2" MIN.
4" MIN.
MECHANICAL PLUG
WITH GASKET
CAST IRON FRAME
SET IN CONCRETE
#4 HOOP CENTERED IN
3000 PSI CONCRETE PAD.
RISER PIPE
BEDDING MATERIAL
CAST IRON FRAME AND
COVER TO FINISHED GRADE
IN PAVED AREAS
AC PVM'T OR CONC.
PAVING OR OTHER
SURFACING
CARRIER
PIPE
WYE BRANCH
4" MIN.
CARRIER
PIPE
WYE BRANCH
TRENCH BACKFILL
45° BEND
PROVIDE 1 4" MIN. CLEARANCE
FOR CONCRETE PAD AND
RISER PIPE
PROVIDE 1 4" MIN. CLEARANCE
FOR CONCRETE PAD AND
RISER PIPE
RISER PIPE
TRENCH BACKFILL
45° BEND
RISER O.D.
+ 1 2" MIN.
6" MIN.6" MIN.2" MIN.
SCALE:NTS2TWO-WAY SANITARY SEWER CLEANOUT
SCALE:NTS3PLANTER DRAIN
SCALE:NTS4CAST-IN-PLACE CONCRETE CATCH BASIN
A A
SECTION A-A
PLAN
6"12"
CLEAR
OPENING
6"
R=3"
6"
12"
6"
LEGEND:
6"
GALVANIZED FRAME AND GRATE,
ALHAMBRA FOUNDRY CO., OR
APPROVED EQUIVALENT. SIZE PER
PLAN.
PORTLAND CEMENT CONCRETE. (f'c
= 4000 psi)
INVERT ELEVATION PER PLAN.
TOP OF GRATE. SEE PLAN FOR
ELEVATION.
OUTLET PIPE, SIZE PER PLAN.
INLET PIPE, WHERE OCCURS. SIZE
PER PLAN.
FLOOR OF BASIN SHALL BE GIVEN A
STEEL-TROWELED FINISH AND
SHALL SLOPE TO DRAIN IN ALL
DIRECTIONS.
FINISH SURFACE PER PLAN.
FINISH GRADE PER PLAN.
CATCH BASIN WALLS AND FLOOR TO
BE REINFORCED WITH 4x4-6-6
WELDED WIRE MESH.
9
10
8
1
7
3
4
6
5
4
5
10
10
8
6
3
7
9
2
2
DOWNSPOUT SPLASH BLOCK
N.T.S.5
2"
GEOTEXTILE FABRIC
RIVER COBBLE, EMBED COBBLE 6"
MINIMUM
6"
12" MIN
12" MIN
24" MIN
PLAN
SECTION
BUILDING FACE
ROOF DOWNSPOUT
FG PER PLAN
GEOTEXTILE FABRIC
6" MIN
CENTERLINE ALIGN WITH ROOF
DOWNSPOUTCOBBLE SPECIFICATION
PRODUCT: 3" TO 6" WASHED, ROUNDED RIVER COBBLE
6"
48" MIN
DOME OR ATRIUM GRATE,
SEE NOTE 2 FINISHED GRADE
6" DIA. DRAINTECH BASIN BY NDS OR
APPROVED EQUAL, SEE NOTE 2
NOTES:
1.DRAIN AND GRATE BY NDS OR APPROVED EQUAL.
COMPACT SUBGRADE
IE (IN/OUT)=
PER PLAN
PIPE SIZE
PER PLAN
NOTES:
1.ON THE LANDSCAPED SIDE OF EACH CURB CUT, INSTALL ROUNDED RIVER COBBLE OVER
GEOTEXTILE FABRIC AS ENERGY DISSIPATION. COBBLE SHALL BE 4" IN DIAMETER, EMBEDDED 6"
DEEP WITH THE TOP OF COBBLE 2" BELOW THE CURB INLET. COBBLE SHALL EXTEND ACROSS THE
FULL WIDTH OF CURB OPENING AND EXTEND A MINIMUM OF 2' OUT FROM THE OPENING.
CURB CUT AT BIORETENTION AREA
N.T.S.6
45°45°
1'1'1'
FLOW LINE (FL)
GRADE PER PLAN
6"
CURB/CURB & GUTTER PER PLAN
COBBLE LINED SWALE,
SEE NOTE 1
BIORETENTION AREA, SEE
DETAIL [X]
2' MIN.2' MIN.
CURB/CURB &
GUTTER PER PLAN
SUNFLOWER HILL AT GRACE POINTE | DUBLIN, CALIFORNIA
SUNFLOWER HILL & SATELLITE AFFORDABLE HOUSING ASSOCIATES
JOB NO.000.000
9/22/2025DATE
5865 Owens Drive
Pleasanton, CA 94588
925-251-7200
71 Stevenson Street, Suite 1800
San Francisco, CA 94105
415.989.1004 | kpff.com
UTILITY
DETAILS
C6.1
11/04/2025
99
10
0
10
1
10
2
Attachment 3
Multi-Family Objective Design Standards Compliance Overview
Objective Design Standard Project Complies with Intent of Standard
2.1 Building Placement
B. For buildings not located along the primary
street, unit front entries shall be oriented to face
internal common open space areas such as
landscaped courtyards, plazas, or paseos.
The private street is the primary street as it
provides access to the project site. Since the
building is setback approximately 130 feet from
the primary street with the parking lot, the building
is not located along the primary street. Due to the
security needed for this population, unit entries are
provided internally in the building. Each unit that
faces the courtyard provides windows to face that
internal common open space.
C. Each dwelling unit fronting a primary or side
street shall include at least one street-facing
porch, balcony, and/or patio.
Porches, balconies, and/or patio spaces dedicated
to individual units are not safe for this resident
population. Units that face the primary and side
streets have street-facing glazing so that each unit
can address the street in a manner that is safe for
this resident population.
2.3 Bicycle Parking
B. At least one long-term bicycle storage space is
required for each unit and may be located within a
designated space within the unit, within individual
lockable containers outside of the unit, or within a
secure, long-term bicycle parking area.
A secure bike room has been provided within the
building with racking systems for 32 standard
bicycles along with open floor area available for
tricycles and scooters. According to the applicant,
providing bicycle storage for approximately half of
the residential population is appropriate for this
community.
2.5 Private Outdoor Space
A. The equivalent of 10 percent or more of the
floor area of each unit shall be provided as private
outdoor space. For units on upper floors, this
outdoor space may be provided by decks and
balconies. This requirement may be satisfied by
more than one private outdoor space area.
B. Private outdoor space, including balconies
provided to meet private outdoor space
requirements shall be provided at a minimum of
60 square feet per unit with a minimum dimension
of six feet in any direction.
Based on the proposed floor area of the project’s
residential units, 10% is equivalent to 4,552
square feet of private outdoor space and 60
square feet per unit results in a total of 3,600
square feet. The proposed project is consistent
with the purpose and intent of this standard in that
the interior courtyard is private to this resident
population and provides for 13,695 square feet of
private outdoor space with a variety of amenities
(e.g. multi-purpose sport court, community garden,
shaded seating areas, BBQ’s, pedestrian
pathways). In addition to the outdoor space, this
community provides communal indoor amenity
space for cooking classes, fitness room, art and
other activities.
2.6 Common Usable Outdoor Space
A. Common usable outdoor space shall be
provided at minimum 30 percent of the net site
area. For example, a one-acre net site would be
required to provide 13,068 square feet of
common usable outdoor space in one or multiple
locations within a project.
30% of the net site area totals 22,697 square feet.
As shown on the proposed landscape plans, the
project proposes 17,618 square feet of common
usable outdoor space. That space coupled with
the grand paseo provided within the larger Dublin
Centre project allows for the project to meet the
purpose and intent of this standard. Additionally,
communal indoor space of 3,288 square feet is
dedicated for a community room, fitness room and
gallery and maker’s space.
3.3 Roof Forms
103
Attachment 3
A. Roof lines shall not extend more than 40 feet in
length without a change in form or ridge line as
described below:
i. Vary roof forms, such as hip, gable, shed, flat,
and mansard.
ii. Incorporate architectural elements, such as
parapets, varying cornices, and reveals.
iii. Vary roof height at least two feet from adjacent
roofs, as measured from the highest point of the
roof lines.
At the common areas at the eastern end of the
northern wing, butterfly-style roof planes extend
upward from a central point to create a sculptural
edge at the common spaces. These forms fly out
past the building on either side to emphasize the
outdoor community space to the north and the
primary entry to the south. While these
movements have rooflines that are longer than 40
feet, the longer roof form is used as an accent to
highlight this area in particular while incorporating
articulation features such as glazing, overhangs
and trellis structure (refer to Attachment 2, Sheet
A3.7).
Along the west elevation the proposed roof line is
longer than 40 feet, however, this elevation faces
an interior side yard and with the build-out of the
Dublin Centre project, the totality of the building
from that elevation will not be fully visible. At the
street level there is angulation with projections,
recesses and varying parapet heights.
All other rooflines are broken into segments less
than 40 feet in width, that reflect the articulation of
the adjoining walls, with varying roof forms and
heights.
3.8 Ancillary Structures, Equipment, and Utilities
A. A minimum of 200 cubic feet of accessory
storage space shall be provided for each unit
within the development. The storage shall be
located within 500 feet of the dwelling unit or
within the project’s parking garage.
The compilation of storage within each unit (e.g.
closets, kitchen cabinet storage), the storage room
(2,400 cubic feet) and bike room (2,925 cubic feet)
provides the amount of accessory storage space
necessary to meet the needs of what this resident
population would need.
B. Accessory storage space may be located
within a private garage or carport, or private
outdoor space (e.g. patio, or balcony) assigne d to
the unit, and shall not be located within the
habitable area. If accessory storage is provided
on a patio or balcony, the amount of storage
space shall be in addition to the private open
space requirement and shall be designed with
materials used within the primary building.
There is 13,695 square feet of private open space
provided within the interior courtyard and storage
of any equipment/furniture needed for this resident
population would be located within that area.
104
December 9, 2025
Senate Bill 343 mandates supplemental materials that have
been received by the Community Development Department
that relate to an agenda item after the agenda packets have
been distributed to the Planning Commission be available to
the public.
The attached documents were received in the Community
Development Department’s Office after distribution of the
Planning Commission meeting agenda
packet.
105
106
107
108
Dec 9, 2025
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Re: Proposed Housing Development Project “Sunflower Hill at Grace Pointe”
To: PlanningCommission@dublin.ca.gov;
Cc: City.manager@dublin.ca.gov; city.clerk@dublin.ca.gov;
amy.million@dublin.ca.gov; john.bakker@redwoodpubliclaw.com;
colleen.tribby@dublin.ca.gov; planningpermits@dublin.ca.gov
Dear Dublin Planning Commission,
The California Housing Defense Fund (“CalHDF”) submits this letter to remind the City of its
obligation to abide by all relevant state laws when evaluating the proposed 60-unit, 100%
affordable, supportive housing development project at the northwest corner of Dublin
Boulevard and Brannigan Street. These laws include the Housing Accountability Act (“HAA”),
the Density Bonus Law (“DBL”), and AB 130.
The HAA provides the project legal protections. It requires approval of zoning and general
plan compliant housing development projects unless findings can be made regarding
specific, objective, written health and safety hazards. (Gov. Code, § 65589.5, subds. (d), (j).) The
HAA also bars cities from imposing conditions on the approval of such projects that would
render the project infeasible (id. at subd. (d)) or reduce the project’s density (id. at subd. (j))
unless, again, such written findings are made. As a development with at least two-thirds of
its area devoted to residential uses, the project falls within the HAA’s ambit, and it complies
with local zoning code and the City’s general plan. Increased density, concessions, and
waivers that a project is entitled to under the DBL (Gov. Code, § 65915) do not render the
project noncompliant with the zoning code or general plan, for purposes of the HAA (Gov.
Code, § 65589.5, subd. (j)(3)). The HAA’s protections therefore apply, and the City may not
reject the project except based on health and safety standards, as outlined above.
Furthermore, if the City rejects the project or impairs its feasibility, it must conduct “a
thorough analysis of the economic, social, and environmental effects of the action.” (Id. at
subd. (b).)
2201 Broadway, PH1, Oakland, CA 94612
www.calhdf.org
109
CalHDF also writes to emphasize that the DBL offers the proposed development certain
protections. The City must respect these protections. In addition to granting the increase in
residential units allowed by the DBL, the City must not deny the project the proposed waivers
and concessions with respect to parking requirements and building offset requirements. If
the City wishes to deny requested waivers, Government Code section 65915, subdivision (e)(1)
requires findings that the waivers would have a specific, adverse impact upon health or
safety, and for which there is no feasible method to satisfactorily mitigate or avoid the
specific adverse impact. If the City wishes to deny requested concessions, Government Code
section 65915, subdivision (d)(1) requires findings that the concessions would not result in
identifiable and actual cost reductions, that the concessions would have a specific, adverse
impact on public health or safety, or that the concessions are contrary to state or federal law.
The City, if it makes any such findings, bears the burden of proof. (Gov. Code, § 65915, subd.
(d)(4).) Of note, the DBL specifically allows for a reduction in required accessory parking in
addition to the allowable waivers and concessions. (Id. at subd. (p).) Additionally, the
California Court of Appeal has ruled that when an applicant has requested one or more
waivers and/or concessions pursuant to the DBL, the City “may not apply any development
standard that would physically preclude construction of that project as designed, even if the
building includes ‘amenities’ beyond the bare minimum of building components.” (Bankers
Hill 150 v. City of San Diego (2022) 74 Cal.App.5th 755, 775.)
Additionally, the project is exempt from state environmental review pursuant to section
15162 of the CEQA Guidelines, as the project is to be consistent with the final program EIR
(FEIR) for the SCS Dublin Project, which includes this development. Furthermore, the project
is eligible for a statutory exemption from CEQA pursuant to AB 130 (Pub. Res. Code, §
21080.66), which was signed into law on June 30, 2025 and effective immediately (Assembly
Bill No. 130, 2025-2026 Regular Session, Sec. 74, available here). Caselaw from the California
Court of Appeal affirms that local governments err, and may be sued, when they improperly
refuse to grant a project a CEQA exemption or streamlined CEQA review to which it is
entitled. (Hilltop Group, Inc. v. County of San Diego (2024) 99 Cal.App.5th 890, 911.)
As you are well aware, California remains in the throes of a statewide crisis-level housing
shortage. New supportive housing such as this is a public benefit: this will provide affordable
and supportive housing for disabled people; it will mitigate the state’s homelessness crisis; it
will bring new customers to local businesses; and it will reduce displacement of existing
residents by reducing competition for existing housing. It will also help cut down on
transportation-related greenhouse gas emissions by providing housing in denser, more
urban areas, as opposed to farther-flung regions in the state (and out of state). While no one
project will solve the statewide housing crisis, the proposed development is a step in the
right direction. CalHDF urges the City to approve it, consistent with its obligations under
state law.
2 of 3
110
CalHDF is a 501(c)(3) non-profit corporation whose mission includes advocating for
increased access to housing for Californians at all income levels, including low-income
households. You may learn more about CalHDF at www.calhdf.org.
Sincerely,
Dylan Casey
CalHDF Executive Director
James M. Lloyd
CalHDF Director of Planning and Investigations
3 of 3
111