HomeMy WebLinkAboutReso 25-06 wth Exhibit A Sunflower Hill at Grace Pointe SDR PLPA-004232-2025Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 1 of 33
RESOLUTION NO. 25 06
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
e proposed improvements are
; 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 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 100
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 2 of 33
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 project; 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.
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 3 of 33
B. The remaining sites identified in the Housing Element are adequate to meet the requirements of
Section
pursuant to Section 65584. The finding shall include a quantification of the remaining unmet need
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 Surplus 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
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 and 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
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 4 of 33
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 contributes to the orderly,
attractive, and harmonious site and architectural development that is 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 P
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
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 5 of 33
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.
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 Project 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
RESPONSIBLE
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
PL One Year After
Effective Date
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 6 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
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 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
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 Au thority, 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 o r 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
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 7 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
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 W ater
Quality Control Board and Caltrans and provide copies of
the permits to the Public Works Department.
PW Building Permit
Issuance and
Grading Permit
Issuance
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 fee s, 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 f ee 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
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 8 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
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
nuisance to existing/surrounding businesses and/or
residences.
PL Through
construction
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 Community
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
PL, PW Building Permit
Issuance,
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 9 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
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:
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.
Sitework Permit
Issuance and On-
going
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
-Efficient Landscape Regulations, DMC
Section 8.88.
PL Landscape plan
approval and
installation
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 10 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
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
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 sh all 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
B Issuance of
Building Permits
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 11 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
plans. Applicant/Developer will be responsible for
obtaining the approvals of all participating non-City
agencies prior to the issuance of building permits.
30. As-Built Drawings. All revisions made to the building plans
electronic file and submitted prior to the issuance of the
final occupancy. As-built drawings may be provided as the
last set of revisions to the approved plans, integrated into
the full plan set.
B Occupancy
31. Addressing
a)
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
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 12 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
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.
The design and number of clean air / EV ready stalls shall be
as required by the CA Green Building Standards Code.
B Through
Completion
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
F Building Permit
Issuance
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 13 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
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
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
F Occupancy
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 14 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
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 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
F Occupancy
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 15 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
should be installed approximately 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.
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.
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
F Ongoing during
construction
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 16 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
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.
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
b) Smoking shall be prohibited except in approved
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 below.
PW On-going
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 17 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
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 public improvements
constructed by Applicant/Developer and to be dedicated to
the City are hereby
Code section 1771. Accordingly, Applicant/Developer, in
constructing such improvements, shall comply with the
Prevailing Wage Law (Labor Code. Sects. 1720 and
following).
PW On-going
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
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
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-
PW Grading Permit or
Building Permit
Issuance
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 18 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
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.
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
encroachment permit for work specifically included in an
Improvement Agreement may not be required.
PW Permit Issuance
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
PW Grading Permit
Issuance
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 19 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
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.
65. Improvement Plan Requirements from Other Agencies.
Applicant/Developer will be responsible for 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.
PW Grading Permit
Issuance
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 file 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
files for the project, in a format acceptable to the City
PW Acceptance of
Improvements
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 20 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
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.
72. Environmental & Sustainability Files.
Applicant/Developer shall provide to the Public Works
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.
PW/ESD Acceptance of
Improvements
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 ho w
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
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
PW Grading Permit
Issuance/
Sitework Permit
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 21 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
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
survey of the pavement condition. Applicant/Developer
shall be responsible for repairing dam aged 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/
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
PW Grading Permit
Issuance
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 22 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
directed overland so as not to cause flooding of existing or
proposed buildings.
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
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
Details and notes for each medallion shall be shown on the
improvement plans. Standard blue medallions may be
purchased from the Public Work Department.
PW Acceptance of
Improvements
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
PW Certificate of
Occupancy or
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 23 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
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.
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 design
of the drainage, traffic circulation, parking, stormwater
treatment, sidewalks and street improvements.
PW Grading Permit or
Encroachment
Permit Issuance
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
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
PW Start of
Construction and
On-going
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CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
improvements.
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. 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.
PW Start of
Construction and
On-going
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
PW Start of
Construction;
Implementation,
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 25 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
traffic and parking may be subject to specific requirements
by the City Engineer.
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 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.
PW During Grading
and Site Work
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
PW/ESD Grading Permit
Issuance
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 26 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
maintenance access points from public or private streets is
subject to the approval of the City Engineer and GHAD
Engineer, as applicable.
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 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.
PW SWPPP to be
Prepared Prior to
Grading Permit
Issuance;
Implementation
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
PW/ESD Building Permit
Issuance and
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 27 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
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.
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
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.
PW Building Permit
Issuance and
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:
PW Grading Permit
Issuance
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 28 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
a.
white lines set 2 feet apart in accordance with City
Standards and DMC 8.76.070.A.17.
b. -wide concrete step-out curbs shall be
constructed at each parking space where one or
both sides abut a landscaped area or planter.
c.
wheel stops shall be provided within each parking
space in accordance with City Standards.
d.
returns and curb intersections where applicable.
e. Parking stalls next to walls, fences and obstructions
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.
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
PW/ESD Building Permit or
Site Work Permit
Issuance
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 29 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
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.
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
(e.g., if on street parking is allowed, demonstrate that there is
adequate space for parked cars and three-stream carts).
PW/ESD Building Permit or
Site Work Permit
Issuance
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
PW/ESD Building Permit
Issuance and
Grading Permit
Issuance
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 30 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
for the waste enclosure can be downloaded
at https://dublin.ca.gov/341/Standard-Plans in the
A pedestrian accessible
path of travel shall be provided for employees from the
building to the waste enclosure in conformance with current
accessibility requirements.
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 codified
in: the Dublin San Ramon Services District Code; the
Drawings for Design and Installation of Water and
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.
DSRSD Building Permit
Issuance
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
DSRSD Building Permit
Issuance or
Construction
Permit Issuance
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 31 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
signature block for the District Engineer indicating approval
of the sanitary sewer and/or water facilities shown. Prior to
approval by the District Engineer, the applicant shall pay all
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 dr awing review by
DSRSD before signature by the District Engineer.
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
water and sewer lines shall be submitted to and approved
by DSRSD.
DSRSD Grading Permit
Issuance
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.
DSRSD Building Permit
Issuance or
Construction
Permit Issuance
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 32 of 33
CONDITION TEXT
RESPONSIBLE
AGENCY
WHEN REQUIRED
PRIOR TO:
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.
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,
recycled water irrigation is unavailable for use for this
project per DERWA recycled water moratorium Resolution
No. 19-3 dated 3/24/2019.
DSRSD Construction
Permit Issuance
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 sto rmwater 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: Badami, Han, Prasath, Simuro, Rashid
NOES:
ABSENT:
ABSTAIN:
Reso. No. 25-06, Item 6.1, Adopted 12/09/2025 Page 33 of 33
______________________________
Planning Commission Chair
ATTEST:
_________________________________
Community Development Director
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
Planning Commission
12/09/2025
004232-2025
25-06
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
12/09/2025
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
12/09/2025
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
12/09/2025
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
”
12/09/2025
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
12/09/2025
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
12/09/2025
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:
12/09/2025
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:
12/09/2025
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:
12/09/2025
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
12/09/2025
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.
12/09/2025
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
12/09/2025
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
12/09/2025
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
12/09/2025
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.
12/09/2025
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.
12/09/2025
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
12/09/2025
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.
12/09/2025
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.
12/09/2025
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.
12/09/2025
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
12/09/2025
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
12/09/2025
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.
12/09/2025
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
12/09/2025
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
12/09/2025
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
12/09/2025
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
12/09/2025
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
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
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
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.
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
12/09/2025
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
12
/
0
9
/
2
0
2
5
12/09/2025
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
ST
O
P
>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
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
12/09/2025
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
12/09/2025
ST
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>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
WM
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EV PARKING
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WM
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>
>
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JT
JT
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EV PARKING
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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
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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
12/09/2025
ST
O
P
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
L
I
N
B
L
V
D
.
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.
12/09/2025
SS
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>>>>>>>>>>>>>>>>
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SD
SDSD
SD
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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
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SS
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X"SD
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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
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S
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E
D
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FWY
5
8
0
FWY
5
8
0
GR
A
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T
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T
ZENITH AVE
DUBLIN CORPORATE
WAY
CLARI
N
B
R
I
D
G
E
C
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FINNIAN
W
A
Y
CH
A
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C
E
R
Y
L
N
CENTRA
L
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K
W
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WHITWORTH D
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DU
B
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B
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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
12/09/2025
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
12/09/2025
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
12/09/2025
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
12/09/2025
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
12/09/2025
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
12/09/2025
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
B
L
I
N
B
L
V
D
.
BRANNIGAN ST.
CO
GB
11/04/2025
12/09/2025
⅊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
12/09/2025
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
B
L
I
N
B
L
V
D
.
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
12/09/2025
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
B
L
I
N
B
L
V
D
.
BRANNIGAN ST.
11/04/2025
12/09/2025
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
12/09/2025
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
12/09/2025
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
12/09/2025
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
12/09/2025
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
12/09/2025
12/09/2025
12/09/2025
12/09/2025