HomeMy WebLinkAboutPC Reso 17-06 BLVD Phase 2 & 3 VTM RESOLUTION NO. 17-06
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING VESTING TENTATIVE MAPS 8360, 8361, 8362, 8363, 8364, 8365, 8366, 8367,
AND 8368 TO CREATE INDIVIDUAL NEIGHBORHOODS AND PARCELS ON
APPROXIMATELY 54.5 ACRES IN PHASES 2 AND 3 OF THE BOULEVARD PROJECT
AREA AND APPROVAL OF MINOR MODIFICATIONS TO THE BOULEVARD (DUBLIN
CROSSING) LANDSCAPE MASTER PLAN
(APN 986-0001-001-20 AND A PORTION OF APN 986-0001-001-15)
PLPA-2016-00057
WHEREAS, the Applicant, Dublin Crossing LLC, is requesting approval of Vesting
Tentative Maps 8360, 8361, 8362, 8363, 8364, 8365, 8366, 8367, and 8368 to create individual
neighborhoods and parcels on 54.5 acres within Phases 2 and 3 of the Boulevard (Dublin
Crossing) project area, and approval of minor modifications to the Landscape Master Plan for
the overall Boulevard project area; and
WHEREAS, the Applicant is also requesting approval to construct twelve new
neighborhoods in the Boulevard (Dublin Crossing) project area ("Project Site"), which includes
the construction of 791 townhomes, condominiums, and detached small-lot single family homes,
landscape improvements, and street improvements for Phases 2 and 3 (out of five phases of
development); and
WHEREAS, the project site is located within the Dublin Crossing Specific Plan and the
Dublin Crossing Zoning District; and
WHEREAS, Master Vesting Tentative 8150 was approved via Resolution 14-14 that
divided the 189-acre Boulevard (Dublin Crossing) project area into five master parcels to
coincide with the five anticipated phases development; and
WHEREAS, Vesting Tentative Maps 8360, 8361, 8362, 8363, 8364, 8365, 8366, 8367,
and 8368 will further divide the five master parcels into smaller parcels for the purposes of
development in compliance with the Dublin Crossing Specific Plan, which was approved by the
City Council via Resolution 187-13; and
WHEREAS, the Vesting Tentative Map application, Vesting Tentative Maps 8360, 8361,
8362, 8363, 8364, 8365, 8366, 8367, and 8368, included in the Project Plan Set that is attached
as Exhibit A to the separate SDR Resolution 17-05, and the Boulevard Landscape Master Plan,
attached as Exhibit A to this Resolution, collectively defines this "Project" and is available and
on file in the Community Development Department; and
WHEREAS, Vesting Tentative Maps 8360, 8361, 8362, 8363, 8364, 8365, 8366, 8367,
and 8368 illustrates the lotting plans, proposed roadway improvements (roadway widths, bike
and pedestrian, and bus stops), utility plans (water, sewer, and wastewater), grading plans,
stormwater treatment plans, and also includes the Dublin Crossing Landscape Master Plan
(Exhibit A) as a separately-bound document; and
WHEREAS, multiple future Final Maps map be filed; and
WHEREAS, Vesting Tentative Maps 8360, 8361, 8362, 8363, 8364, 8365, 8366, 8367,
and 8368 are in conformance with the Dublin Crossing Specific Plan and General Plan; and
WHEREAS, in accordance with the California Environmental Quality Act certain projects
are required to be reviewed for environmental impacts and when applicable, environmental
documents prepared; and
WHEREAS, the project is located within the Dublin Crossing Specific Plan area (Specific
Plan), which was the subject of an Environmental Impact Report (EIR) (SCH# 2012062009)
prepared in accordance with the California Environmental Quality Act (CEQA) and certified by
the City Council on November 5, 2013 (Resolution 186-13). Subdivision maps were included as
part of the project entitlements listed in the EIR. The EIR provides the CEQA environmental
review for those future entitlements to implement the Specific Plan, unless the standards for
subsequent or supplemental environmental review under CEQA are met. Pursuant to CEQA,
the Vesting Tentative Map approval for this project is within the scope of the project analyzed in
the EIR and no further CEQA review or document is required; and
WHEREAS, the Planning Commission held two study sessions on April 11, 2017 and
April 25, 2017 to review the proposed project and provide feedback to the Applicant; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission
approve Vesting Tentative Maps 8360, 8361, 8362, 8363, 8364, 8365, 8366, 8367, and 8368;
and
WHEREAS, the Planning Commission did hold a public hearing on said application on
May 9, 2017, at which time all interested parties had the opportunity to be heard; and
WHEREAS, proper notice of said public hearing was given in all respects as required by
law; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission
approve Vesting Tentative Maps 8360, 8361, 8362, 8363, 8364, 8365, 8366, 8367, and 8368;
and
WHEREAS, the Planning Commission did hear and use independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Dublin does hereby make the following findings and determinations regarding Vesting Tentative
Maps 8360, 8361, 8362, 8363, 8364, 8365, 8366, 8367, and 8368 for the Boulevard (Dublin
Crossing) Project in conformance with Chapter 9 (Subdivisions) of the Dublin Municipal Code:
A. Proposed Vesting Tentative Maps 8360, 8361, 8362, 8363, 8364, 8365, 8366, 8367, and
8368, together with the provisions for its design and improvement, are consistent with the
Dublin General Plan and the Dublin Crossing Specific Plan, as they relate to the subject
property in that they are subdivisions for implementation that are generally consistent
with the design guidelines and development standards of the policy documents.
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B. The subdivision site is physically suitable for the type and proposed density of
development because the project design, architecture, and concept have been integrated
with topography of the project site created by Vesting Tentative Maps 8360, 8361, 8362,
8363, 8364, 8365, 8366, 8367, and 8368 to incorporate habitat preservation, install water
quality measures, and minimize overgrading and extensive use of retaining walls.
Therefore, the proposed subdivisions are physically suitable for the type and intensity of
development proposed.
C. Proposed Vesting Tentative Maps 8360, 8361, 8362, 8363, 8364, 8365, 8366, 8367, and
8368 are consistent with the intent of applicable subdivision design or improvements of
the tentative tract map are consistent with the Dublin General Plan and the Dublin
Crossing Specific Plan.
D. The design of Proposed Vesting Tentative Maps 8360, 8361, 8362, 8363, 8364, 8365,
8366, 8367, and 8368 and proposed improvements will not cause substantial
environmental damage or substantially and avoidably injure fish or wildlife or their habitat
because all mitigations required by the Dublin Crossing Specific Plan related to biological
resources have been complied with.
E. The design of the subdivision or type of improvements will not cause serious public
health concerns.
F. The design of proposed Vesting Tentative Maps 8360, 8361, 8362, 8363, 8364, 8365,
8366, 8367, and 8368 and the type of improvements will not conflict with easements,
acquired by the public at large, for access through or use of property within the proposed
subdivision; or alternate easements are provided. The City Engineer has reviewed the
maps and title reports and has not found any conflicting easements of this nature.
G. The design or improvements of proposed Vesting Tentative Maps 8360, 8361, 8362,
8363, 8364, 8365, 8366, 8367, and 8368 are consistent with the Dublin General Plan and
the Dublin Crossing Specific Plan because the project design, architecture, and concept
have been integrated with topography of the project site created by Vesting Tentative
Maps 8360, 8361, 8362, 8363, 8364, 8365, 8366, 8367, and 8368 to incorporate habitat
preservation, install water quality measures, and minimize overgrading and extensive use
of retaining walls. Therefore, the proposed subdivisions are physically suitable for the
type and intensity of development proposed.
H. Proposed Vesting Tentative Maps 8360, 8361, 8362, 8363, 8364, 8365, 8366, 8367, and
8368 are designed to provide for future passive or natural heating or cooling opportunities
in that, where feasible, building orientation and spacing has been taken into account
when plotting the building locations on the development sites, and passive/natural
heating and cooling opportunities have not been precluded;
I. Proposed Vesting Tentative Maps 8360, 8361, 8362, 8363, 8364, 8365, 8366, 8367, and
8368, including design and improvement, shall comply with all the applicable provisions
and requirements of the zoning ordinance, the latest municipal stormwater permit issued
to the city by the Regional Water Quality Control Board, this title, any other ordinance of
the city, and the Subdivision Map Act as required by the Dublin Crossing EIR and project-
specific conditions of approval noted herein.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does
hereby make the following findings and determinations under CEQA regarding Vesting
Tentative Maps 8360, 8361, 8362, 8363, 8364, 8365, 8366, 8367, and 8368 for the Boulevard
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(Dublin Crossing) Project. These findings are based on information contained in the EIR, the
Planning Commission Staff Report, and all other information contained in the entire record for
the Project. These findings constitute a summary of the information contained in the entire
record. Other facts and information in the record that constitute substantial evidence to support
each finding that is not specifically included below are incorporated herein by reference:
A. Vesting Tentative Maps 8360, 8361, 8362, 8363, 8364, 8365, 8366, 8367, and 8368 are
within the scope of the project analyzed in the EIR. The environmental impacts of
Vesting Tentative Maps 8360, 8361, 8362, 8363, 8364, 8365, 8366, 8367, and 8368 are
analyzed in the EIR and no further environmental review is required under CEQA for
Vesting Tentative Maps 8306, 8307, 8308, and 8309 under Public Resources Code
section 21166 and CEQA Guidelines sections 15162 and 15163.
B. Vesting Tentative Maps 8360, 8361, 8362, 8363, 8364, 8365, 8366, 8367, and 8368 do
not constitute a substantial change to the project analyzed in the EIR that will require
major revisions to the EIR due to new significant environmental effects or a substantial
increase in severity of previously identified significant effects. Vesting Tentative Maps
8306, 8307, 8308, and 8309 are consistent with the Project analyzed in the EIR and do
not propose any change to the Project.
C. There are no substantial changes that have occurred with respect to the circumstances
under which the Project will be undertaken that will require major revisions to the EIR due
to the involvement of new significant environmental effects or a substantial increase in
severity of significant effects identified in the EIR. The EIR was certified in 2013 and no
substantial changes to circumstances affecting the Project have occurred within that
period of time.
D. There is no new information of substantial importance, which was not known or could not
have been known with the exercise of reasonable diligence at the time the EIR was
certified in 2013 that show any of the conditions in CEQA Guidelines section
15162(a)(3)(A) - (D).
E. The mitigation measures in the Mitigation Monitoring and Reporting Program adopted by
the City Council on November 5, 2013 apply to Vesting Tentative Maps 8360, 8361,
8362, 8363, 8364, 8365, 8366, 8367, and 8368 as applicable.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby
approves Vesting Tentative Maps 8360, 8361, 8362, 8363, 8364, 8365, 8366, 8367, and 8368
for 791 residential units in twelve neighborhoods subject to the conditions included below.
CONDITIONS OF APPROVAL - Vesting Tentative Maps 8360, 8361, 8362, 8363, 8364,
8365, 8366, 8367, and 8368:
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, [PO] Police,
[PW] Public Works [P&CS] Parks & Community Services, [ADM] Administration/City Attorney,
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[FIN] Finance, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District,
[CO] Alameda County Department of Environmental Health, [Z7] Zone 7.
COA# Condition Text Resp. Required Prior
Agency to:
PLANNING DIVISION
1. Approval. Vesting Tentative Maps 8360, 8361, 8362, 8363, 8364, PL Ongoing
8365, 8366, 8367, and 8368 establish twelve residential neighborhoods
for Phases 2 and 3 and the associated Landscape Master Plan contains
landscape design concepts for the whole Boulevard (Dublin Crossing
Specific Plan)Area. Unless modified by the Conditions of Approval
contained herein Development pursuant to this Vesting Tentative Map
approval generally shall conform to the civil drawings prepared by RJA
dated received May 2, 2017 (attached to the SDR Resolution 17-xx as
Exhibit A)and the revised Boulevard (Dublin Crossing) Landscape
Master Plan (LSMP)prepared by Gates and Associates dated April
2017 (attached to this Resolution as Exhibit A), both of which are on file
in the Community Development Department. Approval of this
Landscape Master Plan amends the previous Landscape Master Plan
approval PC Resolution 16-11).
2. VTM 8150. All Conditions of Approval in PC Resolution 14-14 that do PL Ongoing
not relate to the Landscape Master Plan remain in full force and effect.
3. Effective Date. This VTM approval becomes effective 10 days after PL Ongoing
action by the Planning Commission unless otherwise appealed to the
City Council.
4. Expiration.The Vesting Tentative Maps,of which the Landscape PL Ongoing
Master Plan is a part, shall have that life determined by the Subdivision
Map Act, including but not limited to Section 66452.6
5. Compliance.The Applicant/Property Owner shall operate this use in PL Ongoing
compliance with the Conditions of Approval of this VTM approval, the
approved plans and the regulations established in the Zoning
Ordinance.Any violation of the terms or conditions specified may be
subject to enforcement action.
6. Revocation of Permit. The VTM approval shall be revocable for cause PL Ongoing
in accordance with Chapter 9 of the Dublin Municipal Code and the
State Subdivision Map Act. Any violation of the terms or conditions of
this permit shall be subject to citation.
7. Requirements and Standard Conditions. The Applicant/Developer Various Building Permit
shall comply with applicable City of Dublin Fire Prevention Bureau, Issuance
Dublin Public Works Department, Dublin Building Department, Dublin
Police Services, Alameda County Flood Control District Zone 7,
Livermore Amador Valley Transit Authority, Alameda County Public and
Environmental Health, Dublin San Ramon Services District and the
California Department of Health Services requirements and standard
conditions except where superseded by the Development Agreement.
Prior to issuance of building permits or the installation of any
improvements related to this project, the 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.
8. Required Permits. Developer shall obtain all permits required by other PW Building Permit
agencies including, but not limited to Zone 7 Water Agency, California Issuance
Department of Fish and Wildlife, Army Corps of Engineers, Regional
Water Quality Control Board, Caltrans and provide copies of the permits
to the Public Works Department.
9. Fees. Applicant/Developer shall pay all applicable fees in effect at the Various Building Per
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COA# Condition Text Resp. Required Prior
Agency to:
time of building permit issuance, including, but not limited to, Planning Issuance
fees, Building fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon
Services District fees, Public Facilities fees, Dublin Unified School
District School Impact fees, Fire Facilities Impact fees,Alameda County
Flood and Water Conservation District(Zone 7) Drainage and Water
Connection fees; or any other fee that may be adopted and applicable
except where superseded by the Development Agreement.
10. Indemnification. The Developer shall defend, indemnify, and hold ADM Ongoing
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
to the extent such actions are brought within the time period required by
Government Code Section 66499.37 or other applicable law; provided,
however, that the Developer's duty to so defend, indemnify, and hold
harmless shall be subject to the City's promptly notifying the Developer
of any said claim, action, or proceeding and the City's full cooperation in
the defense of such actions or proceedings.
11. Clarification of Conditions. In the event that there needs to be PL, PW Ongoing
clarification to the Conditions of Approval, the Director of Community
Development and the City Engineer have the authority to clarify the
intent of these Conditions of Approval to the Developer without going to
a public hearing. The Director of Community Development and the City
Engineer also have the authority to make minor modifications to these
conditions without going to a public hearing in order for the Developer to
fulfill needed improvements or mitigations resulting from impacts to this
project.
12. Archaeology. Should any prehistoric, cultural, or historic artifacts be PL During
exposed during excavation and construction operations, the Community Construction
Development Department shall be notified and work shall cease
immediately until an archaeologist, who is certified by the Society of
California Archaeology(SCA)or the Society of Professional
Archaeology(SOPA), is consulted to evaluate the significance of the
find and suggest appropriate mitigation measures, if deemed necessary,
prior to resuming ground breaking construction activities. Standardized
procedures for evaluating accidental finds and discovery of human
remains shall be followed as prescribed in Sections 15064.5 and
15126.4 of the California Environmental Quality Act Guidelines.
Compliance with this condition required throughout construction.
13. Mitigation Monitoring Program. The Applicant/Developer shall PL Ongoing
comply with the Dublin Crossing Final Environmental Impact Report
(EIR)certified by City Council Resolution 186-13, including all mitigation
measures, action programs, and implementation measures contained
therein. The EIR is on file with the Community Development
Department.
PUBLIC WORKS
14. General Conditions of Approval. Developer shall comply with the PW Ongoing
following General Conditions of Approval for the Neighborhood Vesting
Tentative Tract Maps 8360, 8361, 8362, 8363, 8364, 8365, 8366, 8367,
and 8368 Boulevard Phases 2 and 3).
15. VTM 8150. All Conditions of Approval in PC Resolution 14-14 that do PW On going
not relate to the Landscape Master Plan remain in full force and effect.
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COA# Condition Text Resp. Required Prior
Agency to:
16. Community Facilities District No. 2015-1 (Dublin Crossing) ("CFD PW First Final Map
2015-1"). The Owner shall either submit a Request and Unanimous for any of the
Approval for Annexation and Landowner-Voter Ballot Form ("Form") neighborhoods
requesting the property be annexed into CFD No. 2015-1 or, if the
Owner chooses not to annex into CFD 2015-1, the Owner shall provide
a one-time, lump sum payment, as determined by the City, for the cost
of CFD No. 2015-1 infrastructure improvements attributable to the
Owner's land. If submitting the Form, the Owner shall also provide an
Annexation Map for CFD 2015-1. The Form and Annexation Map shall
be subject to City Engineer review and approval.
17. Community Facilities District No. 2017-1 (Dublin Crossing — Public PW First Final Map
Services) ("CFD 2017-1"). The Owner shall submit a Request and for any of the
Unanimous Approval for Annexation and Landowner-Voter Ballot Form neighborhoods
("Form") requesting the property be annexed into CFD No. 2017-1 or,
the Owner chooses not to annex into CFD 2017-1, the Owner shall
provide a one-time, lump sum endowment, as determined by the City,
for the cost of CFD No. 2017-1 services attributable to the Owner's
land. If submitting the Form, the Owner shall also provide an
Annexation Map for CFD 2017-1. The Form and Annexation Map shall
be subject to City Engineer review and approval.
18. Ownership and Maintenance of Improvements. Ownership and PW Final map and
maintenance of street right-of-ways, common area parcels and open On going
space areas and improvements shall be by the City of Dublin, the
Boulevard Master Homeowner's Association or Zone 7 as shown on the
Boulevard Phases 2 and 3 Site Development Review Maintenance
Responsibility Plans, except as modified by these Conditions of
Approval.
19. Landscape Features within Public Right of way. The Developer shall PW Final Map
enter into an "Agreement for Long Term Encroachments"with the City to
allow the Boulevard Master Homeowner's Association or individual
neighborhood Homeowner's Associations to maintain the landscape
and decorative features within public Right of Way including frontage
landscaping, decorative pavements and special features (i.e., walls,
portals, benches, etc.) as generally shown in the Site Development
Review exhibits. The Agreement shall identify the ownership of the
special features and maintenance responsibilities. The Homeowner's
Association will be responsible for maintaining the surface of all
decorative pavements including restoration required as the result of
utility repairs.
20. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners PW Final Map
Association(s) shall be formed by recordation of a declaration of
Covenants, Conditions, and Restrictions to govern use and maintenance
of the signage, landscape, decorative pavement and other features and
structures within the public right of way contained in the Agreement for
Long Term Encroachments; box culvert maintenance, wing wall,
headwall, and debris clearing, all open space and common area
landscaping; and all stormwater treatment and hydromodification
measures including those on private parcels. Said declaration shall set
forth the Association name, bylaws, rules and regulations. The CC&Rs
shall also contain a provision that prohibits the amendment of those
provisions of the CC&Rs without the City's approval. The CC&Rs shall
ensure that there is adequate provision for the maintenance, in good
repair and on a regular basis, the landscaping & irrigation, decorative
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COA# Condition Text Resp. Required Prior
Agency to:
pavements, median islands, fences, walls, drainage, lighting, signs and
other related improvements. The Developer shall submit a copy of the
CC&R document to the City for review and approval relative to these
conditions of approval. Any amendments to the CC&Rs require review
and approval by the City.
21. Covenants, Conditions and Restrictions (CC&Rs). At a minimum the PW Final Map
following statements or similar shall be included in the CC&Rs:
• Stormwater Management Maintenance Agreement. The
Development is subject to the Stormwater Management
Maintenance Agreement dated
and recorded on as
Document No. in the records of Alameda
County, CA. It is intended that Stormwater Management
Maintenance Agreements will be entered into by and between
Declarant and the City for each Map which is recorded and such
agreements shall collectively be Stormwater Management
Maintenance Agreements as defined in this Section.
• Under the Stormwater Management Maintenance Agreement, this
Development is responsible for ensuring that the installed
stormwater management measures remain in effective operating
condition in perpetuity.
Commencing on the date the Homeowners Association begins
operation, the Association assumes the rights and duties of the
Property Owner as defined in the Stormwater Management
Maintenance Agreement. The Board shall have full right, power
and authority to act on behalf of the Association, its Members and
the homeowners under the Stormwater Management Maintenance
Agreement.
• On-lot bioretention areas: The Homeowner's Association shall be
responsible for the maintenance of all stormwater management
measures, including the bioretention areas on private lots. The
private, on-lot bioretention areas shall be maintained in accordance
with the Stormwater Management Maintenance Agreement and
shall not be modified without written approval from the City of
Dublin.
• Stormwater Management Measure Maintenance: The
stormwater management measures shall be inspected and
maintained as detailed in the Stormwater Management
Maintenance Agreement. The Association shall maintain an
inspection and maintenance record on file made available to the
City upon request. In addition, all on-site storm drains shall be
cleaned at least annually before commencement of the rainy
season (by October 1)of each year.
• Storm Drainage Restrictions: As part of the original construction
of the Development, stormwater management measures were
installed within the Development in connection with the
Development's drainage system. Neither the Association nor any
Owner shall do any work, construct any improvement, place any
landscaping or otherwise perform any action whatsoever which
alters or interferes with the drainage pattern for any Lot or any
portion of the Common Areas, except to the extent such alteration
in drainage pattern is approved in writing by the City of Dublin.
• Stormwater Management Maintenance Measures: No objects
may be placed in or around any stormwater management measure
which may impact functionality of the stormwater management
measure.
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COA# Condition Text Resp. Required Prior
Agency to:
• Good Housekeeping: The Homeowner's Association shall be
responsible for litter control and sweeping of all paved surfaces
within the development. All private storm drain systems are to be
cleaned immediately before the commencement of the rainy
season (October 15).
• Landscape Maintenance: Landscaping shall be designed with an
efficient irrigation system to reduce runoff and promote surface
infiltration. Landscaping shall also be designed and maintained to
minimize the use of fertilizers, herbicides and pesticides. Each
Owner, and the Association, is encouraged to use integrated pest
management practices (less toxic pest management)as a first step
in maintaining landscaping. Chemical pesticides and fertilizers
should be employed as a last step in managing weeds and other
pests, and shall not be applied prior to forecast rain.
22. Phased Improvements. Right-of-way dedication and installation of tract PW First Final Map
improvements may be done in phases as indicated on the Tentative and Ongoing
Map subject to the review and approval of the City Engineer. With each
phased Final Map, the City Engineer shall identify all improvements
necessary to serve and access the phased lots created. All rights-of-
way and improvements identified by the City Engineer for construction
within the boundaries of each phase of the development shall be
required with the Final Map for that phase. In addition, the City Engineer
may require the Developer to perform off-site grading in order to
conform site grading to the adjacent grade outside of the phase
proposed for development.
23. Pedestrian Access and Sidewalk Easements. Five foot by five foot PW Final Map and
(5'x5') "turnaround" areas shall be provided at intervals of no less than Improvement
two hundred feet (200') along sidewalks with a width of less than five Plans
feet to meet current accessibility requirements. Pedestrian Access and
Sidewalk Easements shall be dedicated over those areas of sidewalk
located outside of the common area lots needed to provide the required
"turnaround"areas.
24. Stormwater Management. If the neighborhood tracts are developed in PW First Final Map
phases, suitable stormwater treatment and hydromodification measures and Ongoing
shall be installed with each phase such that the stormwater runoff from
the impervious areas created or replaced within the boundaries of each
phase shall be property treated and metered with stormwater treatment
and hydromodification measures constructed with that phase or in
previous phases.
25. Storm Water Treatment Measures Maintenance PW Final Map
Agreement. Developer shall enter into an Agreement with the City of
Dublin that guarantees the property owner's perpetual maintenance
obligation for all stormwater treatment measures and trash capture
devices installed as part of the project. Said Agreement is required
pursuant to the Municipal Regional Stormwater NPDES Permit, Order
No. R2-20015-0049. 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. Said agreement shall include an additional
exhibit detailing that certain private lots include stormwater treatment
measures and purchasers of those lots or purchasers of condominium
units on those lots must sign the acknowledgement during escrow.
26. Geotechnical Investigation. The Developer shall submit a design level PW Final Map
geotechnical investigation report for each phase defining and
delineating any seismic hazard. The report shall be prepared in
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COA# Condition Text Resp. Required Prior
Agency to:
accordance with guidelines published by the State of California. The
report is subject to review and approval by a City selected peer review
consultant prior to the acceptance of the first Final map for each phase.
The applicant shall pay all costs related to the required peer review. The
recommendations of those geotechnical reports shall be incorporated
into the project phases subject to the approval of the City Engineer.
27. Private street and common area subdivision improvements. PW Final Map
Common area improvements, private streets, private alleys and all other
subdivision improvements owned or maintained by the homeowners'
association are subject to review and approval by the City Engineer
prior to Final Map approval and shall be included in the Tract
Improvement Agreement for each respective tract. Such improvements
include, but are not limited to: curb&gutter, pavement areas, sidewalks,
access ramps & driveways; enhanced street paving; box culvert
structure; parking spaces; street lights (wired underground) and
appurtenances; drainage facilities; utilities; landscape and irrigation
facilities; open space landscaping; stormwater treatment and
h dromodification facilities; striping and signa e; and fire hydrants.
28. Private Street Easements. Public Utility Easements (PUE), Sanitary PW Final Map
Sewer Easements (SSE) and Water Line Easements (WLE) shall be
established over the entire private street right-of-ways within all
subdivisions. The PUE, SSE and WLE dedication statements on each
Final Map are to recite that the easements are available for, but not
limited to, the installation, access and maintenance of sanitary and
storm sewers, water, electrical and communication facilities. Project
entry monument signs and walls shall not be located within these
easements
29. Private Street Easements. The Developer shall dedicate Emergency PW Final Map
Vehicle Access Easements (EVAE) over the clear pavement width of all
private streets and alleys. Easement geometry shall be subject to the
approval of the City Engineer and Fire Marshall.
30. Monuments. Final Maps shall include private street monuments to be PW Final Map
set in all private streets. Private street monuments shall be set at all
intersections and as determined by the City Engineer.
31. Landscape Plans. Developer shall submit design development PW Final Map
Landscape Plans with the first or second plan check for the street
improvement plans and final map for each respective tract. The
Landscape Plans shall show details, sections and supplemental
information as necessary for design coordination of the various civil
design features and elements including utility location to the satisfaction
of the City Engineer. Complete Landscape Plans shall be concurrently
approved with the Tract Improvement Agreement and Final Map.
32. Street Light and Joint Trench Plans. Streetlight Plans and Joint PW Final Map
Trench Plans shall be submitted with the first or second plan check for
the street improvement plans and final map for each respective tract.
Joint trenches for public facilities shall be separated from private joint
trenches, and to the extent possible, street lights shall not be placed
inside bio-retention areas. The final streetlight plan and joint trench plan
shall be completed prior to Final Map approval for each respective
subdivision.
TRACT 8360 (Neighborhoods 7 and 8
33. Private Streets (Parcels B, G, H, I, J, and K). The Developer shall PW Final Map
establish private street right-of-way and install complete street
improvements, including landscaping, for the proposed private streets,
10
COA# Condition Text Resp. Required Prior
Agency to:
Streets A thru Street F and Courts A thru Court E, within the
development as shown on the Vesting Tentative Map Tract 8360 and
the Site Development Review package.
34. Parcel A (Canal 2). Parcel A (Drainage parcel) shall be reserved for PW Final Map
conveyance to Alameda County Zone 7 Flood Control District.
35. Parcels C, D, E, F, and L. These parcels shall be private common area PW Final Map
parcels to be owned and maintained by the Homeowner's Association.
36. Parcel M. Parcel M to be owned and maintained by the Homeowner's PW Final Map
Association as a pedestrian access parcel with a storm drainage
easement to the City over the H dromodification storm drain pipes.
37. Canal 2 Trail and Maintenance Easement. The Pedestrian Access PW Final Map
Easement (PAE) and Zone 7 Maintenance Easement shown in the
approved Vesting Tentative map shall be granted to the City and Zone 7
respectively. The 12' trail, 20' access easement, and maintenance
staging areas shall be maintained by the Homeowners Association
HOA .
38. Storm Drain Easement. The Storn Drain Easement shown in the PW Final Map
approved Tentative Map for conveying storm water from Canal 2 to the
public storm drain system shall be granted to the City. The headwall,
60" diameter pipe, and auxiliary structures making up the system shall
be maintained by the Homeowners Association (HOA) up to the existing
connection at Iron Horse Parkway..
39. Existing Public Service Easement (PSE). Existing 10' PSE along PW Final Map
Dublin Boulevard between Arnold Boulevard and Iron Horse Parkway
shall be quitclaimed as shown on the Vesting Tentative Map Tract 8360
and the Site Development Review package, this easement will be
replaced with a standard 6' PSE where required.
40. Maintenance of Canal 2, Headwall and 60" SD Line. If the Developer PW Final Map
is unsuccessful in reaching an agreement with Zone 7 or other public
agency to maintain the Canal 2 channel including but not limited to
riparian landscaping, headwall, and 60" diameter storm drain line up to
the connection at Iron Horse Parkway, the Developer shall enter into a
"Maintenance Agreement" with the City to allow the Boulevard Master
Homeowner's Association to maintain the open channel, storm drain
pipes and headwall along the Canal 2 alignment. The Agreement shall
identify ownership of the channel, maintenance responsibilities and
minimum maintenance requirements and shall be subject to approval of
the City Engineer. Maintenance responsibilities of the Homeowner's
Association shall include, but shall not limited to hydraulic performance
of open channel, 60" diameter storm drain line; headwall; dredging of
channel; landscaping; slope stability; and removal of debris.
41. Dublin Boulevard and Iron Horse Parkway Trails. The proposed 10' PW Final Map
wide trails on Dublin Boulevard and Iron Horse Parkway shall be
maintained by the Homeowners Association (HOA).
TRACT 8361 (Neighborhood 9
42. Private Streets. The Developer shall establish private street right-of- PW Final Map
way and install complete street improvements for the proposed private
streets on Parcel A, as shown on the Tentative Map and the Site
Development Review package.
43. Parcel B and C. Parcel B and C shall be a private common area PW Final Map
parcels to be owned and maintained by the Homeowner's Association.
44. Parcel D of Tract 8309. Parcel D (Interim Horizon Parkway) in Tract PW Final Map
8309 shall be quitclaimed and vacated prior to the approval of Tract
8361. Parcel D will be re-mapped as part of Tract 8361 final map or a lot
11
COA# Condition Text Resp. Required Prior
Agency to:
line adjustment shall be submitted to the City for review and approval.
45. Parcel F. Parcel F (Drainage parcel) to be reserved for conveyance to PW Final Map
Alameda County Zone 7 Flood Control District.
46. Maintenance of Arnold Road Channel. If the Developer is PW Final Map
unsuccessful in reaching an agreement with Zone 7 or other public
agency to maintain the enhanced Arnold Road channel, the Developer
shall enter into a "Maintenance Agreement" with the City to allow the
Boulevard Master Homeowner's Association to maintain the open
channel and/or box culvert sections of the channel alignment along the
project's Arnold Road frontage. The Agreement shall identify ownership
of the channel, maintenance responsibilities and minimum maintenance
requirements and shall be subject to approval of the City Engineer.
Maintenance responsibilities of the Homeowner's Association shall
include, but shall not be limited to hydraulic performance of open
channel and/or box culvert sections; box culvert structure; dredging of
channel; landscaping; slope stability; and removal of debris.
47. Arnold Road Trails. The proposed 12' wide Trail along Arnold Road PW Final Map
frontage shall be maintained by the Homeowners Association (HOA).
TRACT 8362(Neighborhood 16)
48. Private Streets. The Developer shall establish private street right-of- PW Final Map
way and install complete street improvements for the proposed private
streets on Parcel D within the development as shown on the Tentative
Map and the Site Development Review package.
49. Parcel E. Parcel E shall be a private common area parcels to be PW Final Map
owned and maintained by the Homeowner's Association.
50. Parcel G. Parcel G (Drainage parcel) to be reserved for conveyance to PW Final Map
Alameda County Zone 7 Flood Control District.
51. Maintenance of Arnold Road Channel. If the Developer is PW Final Map
unsuccessful in reaching an agreement with Zone 7 or other public
agency to maintain the enhanced Arnold Road channel, the Developer
shall enter into a "Maintenance Agreement" with the City to allow the
Boulevard Master Homeowner's Association to maintain the open
channel and/or box culvert sections of the channel alignment along the
project's Arnold Road frontage. The Agreement shall identify ownership
of the channel, maintenance responsibilities and minimum maintenance
requirements and shall be subject to approval of the City Engineer.
Maintenance responsibilities of the Homeowner's Association shall
include, but shall not limited to hydraulic performance of open channel
and/or box culvert sections; box culvert structure; dredging of channel;
landscaping; slope stability; and removal of debris.
52. Arnold Road Trails. The proposed 12' wide Trail along Arnold Road PW Final Map
frontage shall be maintained by the Homeowners Association (HOA).
TRACT 8363 (Neighborhood 10
53. Private Streets. The Developer shall establish private street right-of- PW Final Map
way and install complete street improvements for the proposed private
streets on Parcels A, C & D,within the development as shown on the
Tentative Map and the Site Development Review package.
54. Parcel B. Parcel B shall be a private common area parcel to be owned PW Final Map
and maintained by the Homeowner's Association.
55. Parcel A. Parcel A(Recreation Center)shall be a private common area PW Final Map
parcel to be owned and maintained by the Homeowners Association
HOA .
TRACT 8364(Neighborhoods 11 and 12
56. Private Streets (Parcels A, B, C, D, E, and F). The Developer shall PW Final Map
12
COA# Condition Text Resp. Required Prior
Agency to:
establish private street right-of-way and install complete street
improvements for the proposed private streets on Parcels A, B, C, D, E,
and F within the development as shown on the Tentative Map and the
Site Development Review package.
57. Parcels G, H, I, J, and K. Parcel G, H, I, J, and K shall be a private PW Final Map
common area parcel to be owned and maintained by the Homeowner's
Association. Parcels J and K shall be mapped with Tract 8365 (NI-118)
final map.
58. Existing Interim 30" SD. The existing Interim 30" SD pipe installed as PW Small lot Final
part of Tract 8309 for Neighborhoods 5 and 6 shall be removed and Map and
relocated prior to recordation of Small Lot Final Map. The Developer Improvement
shall secure the dedication of any and all easements from the United Plans
States Army necessary for the installation of the permanent storm drain
system serving TR8309 such that service will not be interrupted. The
permanent storm drain system shall be operational prior to the removal
and relocation of the existing 30" SD line.
59. Private Yard Easement(Lots 1-49). Private Yard Easement for Lots 1- PW Final Map and
49 shall be defined in the Conditions, Covenants, and Restrictions CC&Rs
(CC&Rs).
TRACT 8365(Neighborhood 18
60. Private Streets (Parcels L, M, N, and O). The Developer shall PW Final Map
establish private street right-of-way and install complete street
improvements for the proposed private streets on Parcels L, M, N, and
O within the development as shown on the Tentative Map and the Site
Development Review package.
61. Parcels P and Q. Parcels P and Q shall be a private common area PW Final Map
parcel to be owned and maintained by the Homeowner's Association.
62. Existing Interim 8" SS. The existing Interim 8" SS pipe installed as part PW Small Lot Final
of Tract 8309 for Neighborhoods 5 and 6 shall be removed and Map and
relocated, and the existing Sanitary Sewer Easement (SSE) Drain Approval pf
Easement shall be vacated prior to recordation of Small Lot Final Map. Improvement
Developer shall also secure the dedication of any and all easements by Plans
the United States Army required by Dublin San Ramon Services District
(DSRSD) for the installation of the permanent sanitary sewer system
serving TR8309 such that service will not be interrupted. The
permanent sanitary sewer system shall be operational prior to the
removal and relocation of the existing interim 8" SS line.
TRACT 8366(Neighborhood 13
63. Private Streets (Parcels A, B, C, F and G). The Developer shall PW Final Map
establish private street right-of-way and install complete street
improvements for the proposed private streets on Parcels A, B, C, F and
G within the development as shown on the Tentative Map and the Site
Development Review package.
64. Parcels E and D. Parcel E shall be a private common area parcel to be PW Final Map
owned and maintained by the Homeowner's Association.
TRACT 8367 Neighborhoods 14 and 15
65. Private Streets (Parcels A, B, C, D and E). The Developer shall PW Final Map
establish private street right-of-way and install complete street
improvements for the proposed private streets on Parcels A, B, C, D
and E within the development as shown on the Tentative Map and the
Site Development Review package.
66. Parcel F. Parcel F shall be a private common area parcel to be owned PW Final Map
and maintained by the Homeowner's Association.
67. Parcel G. Parcel G (Drainage parcel) to be reserved for conveyance to PW Final Map
13
COA# Condition Text Resp. Required Prior
Agency to:
Alameda County Zone 7 Flood Control District.
68. Maintenance of Arnold Road Channel. If the Developer is PW Final Map
unsuccessful in reaching an agreement with Zone 7 or other public
agency to maintain the enhanced Arnold Road channel, the Developer
shall enter into a "Maintenance Agreement" with the City to allow the
Boulevard Master Homeowner's Association to maintain the open
channel and/or box culvert sections of the channel alignment along the
project's Arnold Road frontage. The Agreement shall identify ownership
of the channel, maintenance responsibilities and minimum maintenance
requirements and shall be subject to approval of the City Engineer.
Maintenance responsibilities of the Homeowner's Association shall
include, but shall not limited to hydraulic performance of open channel
and/or box culvert sections; box culvert structure; dredging of channel;
landscaping; slope stability; and removal of debris.
TRACT 8368 (Neighborhood 17
69. Private Streets (Parcel D). The Developer shall establish private street PW Final Map
right-of-way and install complete street improvements for the proposed
private streets on Parcel D within the development as shown on the
Tentative Map and the Site Development Review package.
70. Parcels A, B, C, E and F. Parcels A, B, C, E and F shall be a private PW Final Map
common area parcel to be owned and maintained by the Homeowner's
Association.
71. Private Yard Easement (Lots 1-37). Private Yard Easement for Lots 1- PW Final Map and
37 shall be defined in the Conditions, Covenants, and Restrictions CC&Rs
(CC&Rs).
PUBLIC WORKS STANDARD CONDITIONS: GENERAL
72. Developer shall comply with the City of Dublin Public Works Standard PW Ongoing
Conditions of Approval contained below("Standard Condition") unless
specifically modified by Project Specific Conditions of Approval above.
73. The Developer shall comply with the Subdivision Map Act, the City of PW Ongoing
Dublin Subdivision, and Grading Ordinances, 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
Developer and to be dedicated to the City are hereby identified as
"public works" under Labor Code section 1771. Accordingly, Developer,
in constructing such improvements, shall comply with the Prevailing
Wage Law Labor Code. Sects. 1720 and following).
74. The Developer shall defend, indemnify, and hold harmless the City of PW Ongoing
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 to the extent such
actions are brought within the time period required by Government
Code Section 66499.37 or other applicable law; provided, however, that
The Developer's duty to so defend, indemnify, and hold harmless shall
be subject to the City's promptly notifying The Developer of any said
claim, action, or proceeding and the City's full cooperation in the
defense of such actions or proceedings.
75. In the event that there needs to be clarification to these Conditions of PW On going
Approval, the Director of Community Development and the City
14
COA# Condition Text Resp. Required Prior
Agency to:
Engineer have the authority to clarify the intent of these Conditions of
Approval to the Developer without going to a public hearing. The
Director of Community Development and the City Engineer also have
the authority to make minor modifications to these conditions without
going to a public hearing in order for the Developer to fulfill needed
improvements or mitigations resulting from impacts of this project.
76. If there are conflicts between the Vesting Tentative Map approval and PW On going
the SDR approval pertaining to mapping or public improvements the
Tentative Map shall take precedent.
Agreement and Bonds
77. The Developer shall enter into a Tract Improvement Agreement with the PW First Final Map
City for all public improvements including any required offsite storm and Successive
drainage or roadway improvements that are needed to serve the Tract Maps
that have not been bonded with another Tract Improvement Agreement.
78. The Developer shall provide performance(100%), and labor&material PW First Final Map
(100°/x)securities to guarantee the tract improvements, approved by the and Successive
City Engineer, prior to execution of the Tract Improvement Agreement Maps
and approval of the Final Map. (Note: Upon acceptance of the
improvements, the performance security may be replaced with a
maintenance bond that is 25% of the value of the performance security.)
Fees
79. The Developer shall pay all applicable fees in effect at the time of PW Zone 7 and
building permit issuance including, but not limited to, Planning fees, Parkland In-Lieu
Building fees, Dublin San Ramon Services District fees, Public Facilities Fees due prior
fees, Dublin Unified School District School Impact fees, Public Works to filing each
Traffic Impact fees, Alameda County Fire Services fees, Noise Final Map, other
Mitigation fees, Inclusionary Housing In-Lieu fees, Alameda County fees required
Flood and Water Conservation District (Zone 7) Drainage and Water with issuance of
Connection fees and any other fees as noted in the Development building permits
Agreement.
Submittals
80. All submittals of plans and Final Maps shall comply with the PW Prior to Approval
requirements of the"City of Dublin Public Works Department of Improvement
Improvement Plan Submittal Requirements", and the"City of Dublin Plans or Final
Improvement Plan Review Check List". Ma
81. The Developer will be responsible for submittals and reviews to obtain PW Approval of
the approvals of all participating non-City agencies. The Alameda Improvement
County Fire Department and the Dublin San Ramon Services District Plans or Final
shall approve and sign the Improvement Plans. Map
82. Developer shall submit a Geotechnical Report, which includes street PW Approval of
pavement sections and grading recommendations. Improvement
Plans, Grading
Plans or Final
Map
Final Map
83. All Final Maps shall be substantially in accordance with the Tentative PW Approval of Final
Maps approved with this application, unless otherwise modified by these Map
conditions. Multiple final maps may be filed in phases, provided that
each phase is consistent with the tentative map, that phasing
progresses in an orderly and logical manner and adequate infrastructure
is installed with each phase to serve that phase as a stand-alone project
that is not dependent upon future phasing for infrastructure.
84. All rights-of-way and easement dedications required by the Tentative PW Approval of Final
Map shall be shown on the Final Map. Ma
15
COA# Condition Text Resp. Required Prior
Agency to:
85. Any phasing of the final mapping or improvements of a Tentative Map is PW Approval of Final
subject to the approval and conditions of the City Engineer. Map
86. Street names shall be assigned to each public/private street pursuant to PW Approval of Final
Municipal Code Chapter 7.08. The approved street names shall be Map
indicated on the Final Map and Improvement Plans.
87. All Final Maps shall include street monuments to be set in all public and PW Monuments to
private streets. be shown on
final map and
installed prior to
acceptance of
improvements
Easements
88. The Developer shall obtain abandonment from all applicable public PW Approval of
agencies of existing easements and right of ways that will no longer be improvement
used. plans or
appropriate final
map
89' The Developer shall acquire easements, and/or obtain rights-of-entry PW Approval of
from the adjacent property owners for any improvements on their improvement
property. The easements and/or rights-of-entry shall be in writing and plans or
appropriate final
copies furnished to the City Engineer.
map
PASSED, APPROVED AND ADOPTED this 9th day of May 2017 by the following vote:
AYES: Wright, Qureshi, Mittan, Bhuthimethee, Kothari
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Q n mmunity Development Director
16
NTS
CURB CUT OPENING
@ 20' O.C. (SEE
SECTION F-F)
STEEL REINFORCEMENT
(SEE STRUCTURAL
DESIGN BY OTHERS)
FC
PVMT EDGE SUBDRAIN
(SEE DETAIL HEREON)
DEEPENED CURB
1/4" LIP
@ GUTTER
BIO-RETENTION
AREA
IMPERMEABLE
ROOT BARRIER
3:1 M
A
X
.
4" PVC
PERFORATED SUBDRAIN
NOTES:
1.FOR CONSTRUCTION OF
BIO-RETENTION CELLS, DO
NOT EXCAVATE SOIL OVER
50 LINEAR FEET BEHIND
DEEPENED CURB.
2.ANY OPEN TRENCHES MUST
BE BACKFILLED WITHIN 48
HOURS.
5"CONCRETE W/ 3"
REBARS @ 18" O.C.
OVER NATIVE SOIL
OPTION 2 - BIO-RETENTION CELL
WITH DEEPENED CURB
SECTION E-E
NTS
CURB CUT OPENING
@ 20' O.C. (SEE
SECTION F-F)
STEEL REINFORCEMENT
(SEE STRUCTURAL
DESIGN BY OTHERS)
FC
PVMT EDGE SUBDRAIN
(SEE DETAIL HEREON)
DEEPENED CURB
1/4" LIP
@ GUTTER
BIO-RETENTION
AREA
IMPERMEABLE
ROOT BARRIER
3:1 M
A
X
.
4" PVC
PERFORATED SUBDRAIN
NOTES:
1.FOR CONSTRUCTION OF
BIO-RETENTION CELLS, DO
NOT EXCAVATE SOIL OVER
50 LINEAR FEET BEHIND
DEEPENED CURB.
2.ANY OPEN TRENCHES MUST
BE BACKFILLED WITHIN 48
HOURS.
5"CONCRETE W/ 3"
REBARS @ 18" O.C.
OVER NATIVE SOIL
OPTION 2 - BIO-RETENTION CELL
WITH DEEPENED CURB
SECTION E-E
RETENTIONRETENTION
4" PVC
PERFORATED
SUBDRAIN
CLASS 2 PERMEABLE MATERIAL
PER CALTRANS SPECIFICATIONS,
SECTION 68.
OVERFLOW
PIPE
TYPICAL BIO-RETENTION BASIN
NTS
STORMWATER TREATMENT AREA
12
"
18
"
6"
M
I
N
.
PO
N
D
I
N
G
1"
6"
2"
3:1
M
A
X
.3:1 MAX
.
NATIVE SOIL
SANDY LOAM WITH
INFILTRATION RATE
OF 5 IN/HR MIN
TOP OF
BASIN
OUTLET RISER
SECTION B-B
RETENTIONRETENTION
NTS
SIDEWALK 4" CONCRETE
SOLID DISTRIBUTION
LINE (UNTREATED)
4" AGGREGATE
BASE
DRAINAGE INLET
(UNTREATED)
AC PVMT
1.
2
5
'
GEOFABRIC
PERFORATED COLLECTION
LINE (TREATED)
12" HDPE RISER
WITH TRASH RACK
HDPE STORM DRAIN
(TREATED)
OVERFLOW AT
FREEBOARD ELEVATION
6"
18" SANDY LOAM WITH
INFILTRATION RATE
OF 5 IN/HR MIN.
12" CLASS 2
PERMEABLE MATERIAL
SOLID COLLECTION
LINE (TREATED)
PERFORATED DISTRIBUTION
LINE (UNTREATED)SILVA CELL (TYP)
SOLID DISTRIBUTION
LINE (UNTREATED)
TYPICAL SILVA CELL STORMWATER QUALITY TREATMENT
SECTION A-A
VOID
OVERFLOW RISER
FLOWS TO SD SYSTEM
TR
E
A
T
E
D
O
U
T
F
L
O
W
UN
T
R
E
A
T
E
D
I
N
F
L
O
W
CLEANOUT FOR
UNDERDRAIN
4" PERFORATED
UNDERDRAIN
BUBBLE UP
STRUCTURE WITH
COBBLE
TYPICAL BIO-RETENTION BASIN
3:
1
3:
1
DISTRIBUTION
PIPE (UNTREATED)
COLLECTION
PIPE (TREATED)
F/C
DRAINAGE INLET
SILVA CELL
(TYP)
HDPE SD PIPE
(TREATED)
FLOW
HDPE SD PIPE
(TREATED)
B/W
STORM DRAIN
(UNTREATED)
STORM DRAIN
(UNTREATED)
F
F
STA PER PLAN
CURB
C
U
T
-
O
U
T
24"
12'6"
6"
NTS
3/4=1'
6" VE
R
T
I
C
A
L
CURB
STREET
BIO-RETENTION
0.2'
BIORETENTION AREA
2'x2'
COBBLES
4"-6" DIA
AREA
SECTION F-F
F
F
STA PER PLAN
CURB
C
U
T
-
O
U
T
24"
12'6"
6"
NTS
3/4=1'
6" VE
R
T
I
C
A
L
CURB
STREET
BIO-RETENTION
0.2'
BIORETENTION AREA
2'x2'
COBBLES
4"-6" DIA
AREA
SECTION F-F
NTS
SIDEWALK 4" CONCRETE
SOLID DISTRIBUTION
LINE (UNTREATED)
4" AGGREGATE
BASE
DRAINAGE INLET
(UNTREATED)
AC PVMT
1.
2
5
'
GEOFABRIC
PERFORATED COLLECTION
LINE (TREATED)
12" HDPE RISER
WITH TRASH RACK
HDPE STORM DRAIN
(TREATED)
OVERFLOW AT
FREEBOARD ELEVATION
6"
VOID
18" SANDY LOAM WITH
INFILTRATION RATE
OF 5 IN/HR MIN.
12" CLASS 2
PERMEABLE MATERIAL
SOLID COLLECTION
LINE (TREATED)
PERFORATED DISTRIBUTION
LINE (UNTREATED)SILVA CELL (TYP)
SOLID DISTRIBUTION
LINE (UNTREATED)
STORM QUALITY TREATMENT ADJACENT
TO STREET PARALLEL PARKING
SECTION C-CRETENTIONRETENTION
SIDEWALK 4" CONCRETE
SOLID DISTRIBUTION
LINE (UNTREATED)
4" AGGREGATE
BASE
DRAINAGE INLET
(UNTREATED)
AC PVMT
1.
2
5
'
GEOFABRIC
PERFORATED COLLECTION
LINE (TREATED)
12" HDPE RISER
WITH TRASH RACK
HDPE STORM DRAIN
(TREATED)
OVERFLOW AT
FREEBOARD ELEVATION
6"
VOID
18" SANDY LOAM WITH
INFILTRATION RATE
OF 5 IN/HR MIN.
12" CLASS 2
PERMEABLE MATERIAL
SOLID COLLECTION
LINE (TREATED)
PERFORATED DISTRIBUTION
LINE (UNTREATED)SILVA CELL (TYP)
SOLID DISTRIBUTION
LINE (UNTREATED)
OPTION 1 - SILVA CELL
SECTION D-D
NTS
OPTION 1 - SILVA CELL
OPTION 2 - BIO-RETENTION
CELL WITH DEEPENED CURB
STORMWATER QUALITY TREATMENT WITHOUT PARALLEL STREET PARKING
NTS
DRAINAGE INLET
DRAINAGE INLET
AR
N
O
L
D
R
O
A
D
IR
O
N
H
O
R
S
E
P
K
W
Y
DUBLIN BLVD.
CAN
A
L
2
3RD STREET
EX
.
8
"
W
T
O
B
E
R
E
M
O
V
E
D
EX
.
S
S
T
O
B
E
R
E
M
O
V
E
D
EX.
S
S
T
O
B
E
R
E
M
O
V
E
D
EX. 6" W TO BE REMOVED
SD & CB TO BE REMOVED SD & CB TO BE REMOVED SD & CB TO BE REMOVED
EX. 12' PSE
EX. 10' PSE
96"SD (HM)
96"SD (HM)
IR
O
N
H
O
R
S
E
P
A
R
K
W
A
Y
AR
N
O
L
D
R
O
A
D
DUBLIN BOULEVARD
CAN
A
L
2
15' SDE, PAE, PUE
PSE
PSE
EX P
A
R
C
E
L
L
I
N
E
EX
P
A
R
C
E
L
L
I
N
E
113'
7 '
113'14'
65
'
146'
14'18'1
1
'
54
'
145'
72'
30
'
51'
79'
120'
17
3
'
17
4
'
120'
163'
12'
14
9
'
79'
7'
5
'
82
'
2
7
'
8
7
'
4'
23'
15
6
'
97
'
3'17'
28
'
17'3'
26
'
53'
71'
81
'
86'
6'
11'
7
6
'
7
6
'
72'
50'
11'
124'
174'
81
'
10
0
'
15
4
'
64'
10
8
'
6
1
'
134'
6'
89
'
16
'
16
'
12'10'
69'
73
'
73
'
68'
89
'
341'
70'
16
'
10'12'
73
'
73
'
23'23'73'
88
'
5'
8'
10
'
138'
32'
24
'
17'
134'
6'
5'
73'
12
'
140'
7
0'
31'
112'
7
3
'
21'
2
7
'
7
1'
2
3'
2'
3
9
'
186'
64
'
179'
5
6'
67
'
141'
29'
12
'
168'
71
'
113'51'144'
10
9
'
16
'
10
2
'
130'
7'
24'
23'
23'
159'
N88°16'05"W 590.44'R=2087.00'Δ=8°31'13"L=310.35'N46
°
3
3
'
4
5
"
E
7.2
8
'
N1
°
2
3
'
3
5
"
E
7
6
2
.
2
6
'
N52°
4
0
'
3
4
"
E
4
9
6
.
9
3
'
N88°33'53"W 341.76'
N1°35'51"E
15.01'
N88°33'28"W 341.43'
N1
°
3
5
'
5
1
"
E
1
6
0
.
6
1
'
R
=
4
8
5.0
0'
Δ=11°11'5
3"
L=94.79'
N
9
°
3
6
'
0
2
"
W
1
0
1
.
1
1
'
R=533.00'
Δ=10°48'2
9"
L
=10
0.5
4'
N1
°
1
2
'
2
7
"
E
33
.
0
8
'
133'
7'
133'62'
22'
4
9
'
13'13'
4
5
'
23 '140'
37'
10'
40'
10
(PSE, PAE, EVAE, DSRSD)
PA
R
C
E
L
H
PA
R
C
E
L
I
PARCEL D
PARCEL C
PARCEL L
PARCEL J
PARC
E
L
G
TRACT 8367
(NH14 AND NH15)
20'
3'
23
'
31
'
3'
6'5'
11'
7
3
'
AR
N
O
L
D
R
O
A
D
ST
R
E
E
T
A
STR
E
E
T
A
ST
R
E
E
T
C
STREET BSTREET B
CO
U
R
T
B
STREET E
STREET E
STREET F
S
T
R
E
E
T
D
STREET B
CO
U
R
T
D
CO
U
R
T
E
COU
R
T
C
STREET A
C
O
U
R
T
A
ST
R
E
E
T
C
91'81'80'
662'14
'
6'
7'13'
11'11'
66
'
4'
14'18'
6'
79'249'
41
'
10'
7'3'
1
5
'
48'
1
3
'
7'
16'
2
5
'23'
134'
6
0
'
342'
19'
2'
18'
2
6
'
59'
11'
17'
5'
5 9 '
54
'
23
'
11'
24
'
72'
3'
3'
79
'
17
'
7'
7'
14'
76'
167'
68'
2
0
'
57'
4'
14'
13'
13'
4
3
'
4
3
'
23'
22'
143'
72'
3 1'15'2 2 '
21
'
3'
15'
64
'
15'
3'
36
'
27'
12
7
'
22'65'
14
5
'
12'25'1 0 '
41'
2
0
'
71
'
150'
4'
1
1
'
3'
5'
3'
5'
4'35'
4'
5'
3
'
16'
14
1
'
7'
61'
17'
10
0
'
28'
3'
8
4
'
2
7
'
22'
99'33'
3 4'
4'
7
1
'
2 6 '
104'
104'
2 1'
9'
PARCEL F PARCEL A
346'
202'
23'
113'
23'
253'
PARCEL E
PARCEL M
PARCEL B
1920 18 17 16
22
21
24
23
25
26
14
9
8
12
7
4
11
3
21
10
302928
27
P
A
R
C
E
L
K
6
5
15
7
3
'
63'
23'
77
'
6'1
3
'
1
3
'
35
'
23'
5'
7'
7'
3'
1
1
'11'3'
74'
NH8
NH7
NH LINE
NH L
I
N
E
13
186'
54'
187'
15'
104'
346'
139'
PARCEL N
18
'
16'
32'
PROPOSED LAND USE SUMMARY:
LOT / PARCEL NUMBER PROPOSED USE
PARCEL A DRAINAGE PARCEL TO BE CONVEYED TO ALEMEDA COUNTY ZONE 7
FLOOD CONTROL DISTRICT
PARCEL B HOA STREET PARCEL (PUE, PAE, EVAE, DSRSD) (STREET A - STREET F)
PARCEL C HOA LANDSCAPE PARCEL
PARCEL D HOA LANDSCAPE PARCEL
PARCEL E HOA LANDSCAPE PARCEL
PARCEL F HOA LANDSCAPE PARCEL
PARCEL G HOA STREET PARCEL (PUE, PAE, EVAE, DSRSD)
PARCEL H HOA STREET PARCEL (PUE, PAE, EVAE, DSRSD)
PARCEL I HOA STREET PARCEL (PUE, PAE, EVAE, DSRSD)
PARCEL J HOA STREET PARCEL (PUE, PAE, EVAE, DSRSD)
PARCEL K HOA STREET PARCEL (PUE, PAE, EVAE, DSRSD)
PARCEL L HOA LANDSCAPE PARCEL
PARCEL M HOA PEDESTRIAN ACCESS PARCEL (SDE, PAE, PUE)
PARCEL N PARCEL TO BE DEDICATED FOR PUBLIC STREET RIGHT-OF-WAY
LOTS 1 THRU 30 RESIDENTIAL CONDOMINIUMS (224 UNITS)
NOTE:
APPLICANT RESERVES THE OPTION TO CREATE MULTIPLE STREET PARCELS TO ACCOMMODATE
INFRASTRUCTURE IMPROVEMENTS, BUILDING PHASING, AND /OR HOA MAINTENANCE
RESPONSIBILITIES.
PARCEL K
PARCEL L
PARCEL M
1763
6213
5344
PARCEL AREA TABLE
PARCEL #AREA (SF±)PARCEL #AREA (SF±)PARCEL #AREA (SF±)
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
10646
9093
13778
13921
11900
16996
15095
7805
7192
12645
9566
9760
13804
6185
8279
6585
6395
6280
6478
7181
21
22
23
24
25
26
27
28
29
30
PARCEL A
PARCEL B
PARCEL C
PARCEL D
PARCEL E
PARCEL F
PARCEL G
PARCEL H
PARCEL I
PARCEL J
10479
10763
12360
11276
11128
12495
10983
12303
11162
10397
71921
106714
3948
4545
9357
16153
5509
1684
1684
4163
PARCEL N 246
C C C C C C C
C C C
I
R
O
N
H
O
R
S
E
P
A
R
K
W
A
Y
AR
N
O
L
D
R
O
A
D
DUBLIN BOULEVARD
ST
R
E
E
T
A
STR
E
E
T
A
ST
R
E
E
T
C
STREET BSTREET B
CO
U
R
T
B
STREET E
STREET E
STREET F
S
T
R
E
E
T
D
STREET B
CO
U
R
T
D
CO
U
R
T
E
COU
R
T
C
STREET A
C
O
U
R
T
A
ST
R
E
E
T
C
344.6
2%
344.80.7%0.5%
344.8
2.
3
%
34
3
.
3
2%
344.4
2%0.5%346.1
0.
5
%
34
6
.
9
34
6
.
8
0.
5
%
2%
0.
5
%
347.6
1.4%2%346.3 2%347.7
34
7
.
4
2%
GB
GB
0.
5
%
2%
34
6
.
8
2%
HP 0.6%
347
.
5
0.5
%
2
%
3%
0
.
5
%
3
4
6
.
6
346
.
6
0.5
%
2.3
%
2%
344.9
0.
5
%
2%
344.1
0.5%343.80.5%
2%
G
B343.0
0.
5
%
2%0.5%
342.5
342.2
0
.
5
%
2
%
341.9
343.1
343.3
2%
1
.
4
%
345.0344.2 2%0.5%344.9
345.7 0.5%
2%
0.5%
344.6
3
4
5
.
9
345
.
6
2%
HP
346.2
345.8 0.5%
345.4
0.5%
2%
345.8
1.
0
%
2%
343.0 1.5%2%
34
4
.
0
34
4
.
8
0.
5
%
2%
34
5
.
1
34
5
.
5
0.
5
%
2%
346
.
2
34
5
.
7
0.
5
%
346
.
0
344.0
0.
5
%
34
3
.
9
2%
0.
5
%
2%
34
3
.
4
0.
5
%
34
4
.
6
342.8
LP
343.4
342.8
LP
343.3
339.8
LP
341.1
CL
344.2
HP
343.4
LP
344.0
HP
340.9
GB
347.0
2%
2%
0
.
5
%
3
4
6
.
6
346
.
5
343.8
2%
342.9
2%
2%
0
.
7
%
343.7
344.8GB
LPLP 344.8
2
%
2%
R
I
D
G
E
C C C C C C C
C C C
344.3 345.4
FF 346.3
P 345.1 FF 347.0
P 345.8
P
3
4
6
.
3
FF
3
4
7
.
5
P
3
4
7
.
0
FF
3
4
8
.
2
P
3
4
6
.
6
FF
3
4
7
.
8
FF
3
4
8
.
3
P 3
4
7
.
1
P 3
4
5
.
8
FF
3
4
7
.
0
F
F
3
4
7
.
7
P
3
4
6
.
5
F
F
3
4
7
.
4
P
3
4
6
.
2
FF 346.0
P 344.8
FF
3
4
7
.
3
P
3
4
6
.
1
P
3
4
6
.
7
FF
3
4
7
.
9
P
3
4
3
.
4
FF
3
4
4
.
6
P
3
4
3
.
0
FF
3
4
4
.
2
P 3
4
5
.
9
FF
3
4
6
.
9
P
3
4
5
.
4
FF
3
4
6
.
6
P
3
4
4
.
9
FF
3
4
6
.
1
P
3
4
4
.
6
FF
3
4
5
.
8
P
3
4
4
.
2
FF
3
4
5
.
4
P
3
4
3
.
9
FF
3
4
5
.
1
FF 345.5
P 344.2
P 345.1
FF 346.3
FF 346.0
P 344.8FF 345.3
P 344.1
FF 343.9
P 342.7
P 343.1FF 344.3
FF 342.9
P 341.7
FF 344.0
P 342.8
FF 344.4
P 343.2
FF 345.2
P 344.0
A
B
C
D
J
I
F
DG
H
RID
G
E
CUR
B
O
P
E
N
I
N
G
(
T
Y
P
)
CURB OPENING
(
T
Y
P
)
E
CC
C
K
0.6%
3
4
5
.
9
0.5%
2
%
GB
0.5%
342.5 2%343.5
HP
343.6
0.5%
2%
345
.
9
2
%
347
.
0
347
.
2
GB
2
%
2
%347.9
NH 14 & 15
342.6 343.7
342.6
2%2%
HEA
D
W
A
L
L
CAN
A
L
2
Z
1.
3
5
%
2%
2%
CITY STD.
DEPRESSED
DWY DETAIL
CD-106 (TYP)
FLUSH CURB
ROLLED CURB
FL
U
S
H
C
U
R
B
RO
L
L
E
D
C
U
R
B
FLUS
H
C
U
R
B
ROLL
E
D
C
U
R
B
ROLLED CURBFLUSH CURB
ROLLED CURB
2
%
C
c
C
R=20'
R=20'
R=15'
R=15'
R=5'
R=5'
R=15'
R=15'
R=15'
R=15'
R=15'
R=15'
R=15'(TYP)
R=15'
R=17.78'
R=5' (TYP)
R=15'
R=15'
R=15'
R=20'
R=20'
R=15'R=15'
R=23.56'
R=23.56'
12'
T
R
A
I
L
12'
T
R
A
I
L
D
O
L
M
M
N
R=22'
R=25'
R=25'
EV
A
NH8
NH7
NH L
I
N
E
NH LINE
Y96"SD (HM)
96"SD (HM)
EX.TOP OF BANK
78'
EX.TOP OF BANK
50'±
(EXISTING CANAL 2)
13' MIN.
VARIES
12' TRAIL 1'
MIN
12' TRAIL 11'+
LANDSCAPE(PROPOSED)
SECTION Y-Y
NTS
CANAL 2
EXIST
GROUND
FLOWLINE
EX GROUND
PROPOSED
GROUND
10'±
LANDSCAPE
ALAMEDA COUNTY ZONE 7 PARCEL
3:1 SL
O
P
E
3:1
S
L
O
P
E
WETLAND
BENCH
ZONE 7 ACCESS
EASEMENT
ZONE 7 ACCESS
BU
I
L
D
I
N
G
F
A
C
E
BU
I
L
D
I
N
G
F
A
C
E
P
R
O
P
O
S
E
D
T
O
P
O
F
B
A
N
K
NEIGHBORHOODS 7/8NEIGHBORHOODS 14/15
P/L P/L
12' TRAIL AND
LANDSCAPE AREA
HOA MAINTAINED
12' TRAIL AND
LANDSCAPE AREA
HOA MAINTAINED
HOA PARCEL HOA PARCEL
RIPARIAN LANDSCAPE WITHIN THE ZONE 7 CHANNEL
PARCEL AND WITHIN THE BUFFER AREAS SHALL BE
SUBJECT TO REVIEW/APPROVAL BY ZONE 7. (TO BE
DETAILED ON LANDSCAPE PLANS BY GATES
ASSOCIATES/CARDNO)
20' ZONE 7 ACCESS EASEMENT
(RIPARIAN
PLANTING)
*
*
EX.TOP OF BANK
78'
EX.TOP OF BANK
50'±
(EXISTING CANAL 2)
13' MIN.
VARIES
12' TRAIL 1'
MIN
12' TRAIL 8'+
LANDSCAPE(PROPOSED)
SECTION Z-Z
NTS
CANAL 2
EXIST
GROUND
FLOWLINE
EX GROUND
PROPOSED
GROUND
16'±
LANDSCAPE
ALAMEDA COUNTY ZONE 7 PARCEL
3:1 SL
O
P
E3:1
S
L
O
P
E
WETLAND
BENCH
ZONE 7 ACCESS
EASEMENT
ZONE 7 ACCESS
BU
I
L
D
I
N
G
C
O
R
N
E
R
BU
I
L
D
I
N
G
F
A
C
E
P
R
O
P
O
S
E
D
T
O
P
O
F
B
A
N
K
NEIGHBORHOODS 7/8NEIGHBORHOODS 14/15
12' TRAIL AND
LANDSCAPE AREA
HOA MAINTAINED
P/L P/L
HOA PARCEL HOA PARCEL
12' TRAIL AND
LANDSCAPE AREA
HOA MAINTAINED
RIPARIAN LANDSCAPE WITHIN THE ZONE 7 CHANNEL
PARCEL AND WITHIN THE BUFFER AREAS SHALL BE
SUBJECT TO REVIEW/APPROVAL BY ZONE 7. (TO BE
DETAILED ON LANDSCAPE PLANS BY GATES
ASSOCIATES/CARDNO)
20' ZONE 7 ACCESS EASEMENT
(RIPARIAN
PLANTING)
*
*
NOTES:
1.FOR CROSS SECTIONS NOT SHOWN ON THIS SHEET,
SEE SHEET 1.5 FOR ADDITIONAL CROSS SECTIONS
NOTE: THE FINAL CIVIL DESIGN AND LANDSCAPE DESIGN OF
CANAL 2 IMPROVEMENTS: THE PAVED ACCESS TRAIL,
PLANTING WITHIN ZONE 7'S OWNERSHIP PARCEL FOR CANAL
2 AND WITHIN THE 20FT ACCESS EASEMENT SHALL BE
SUBJECT TO REVIEW AND APPROVAL BY ZONE 7.
C C C C C C C
C C C
IR
O
N
H
O
R
S
E
P
A
R
K
W
A
Y
AR
N
O
L
D
R
O
A
D
DUBLIN BOULEVARD
ST
R
E
E
T
A
STR
E
E
T
A
ST
R
E
E
T
C
STREET BSTREET B
CO
U
R
T
B
STREET E
STREET E
STREET F
S
T
R
E
E
T
D
STREET B
CO
U
R
T
D
CO
U
R
T
E
COU
R
T
C
STREET A
C
O
U
R
T
A
ST
R
E
E
T
C
27
"
S
S
18
"
S
D
1
8
"
S
D
12
"
S
D
8
"
S
D
8"SD
18
"
S
D
18
"
S
D
12
"
S
D
18
"
S
D
8"SD
8"S
D
8"SD
8
"
S
D
18
"
S
D
12
"
S
D
18"SD
12"SD
1
2
"
S
D
8"SD
12"SD
SD
8"SD
18
"
S
D
60
"
S
D
18"SD 18"S
D
18"SD
18"SD
12"SD
12"SDS
D
SD
18"SD
1
8
"
S
D
18"SD
6
0
"
S
D
60
"
S
D
8"SS
8"SS 8"SS
8"SS
8"
S
S
8"
S
S
8"SS
8"
S
S
8"SS
8"SS
8"
S
S
8
"
S
S
8"
S
S
8"SS
8
"
S
S
8"SS
8"SS 8"SS
8"
S
S
8"SS
8"
S
S
8"
S
S
8"SS
8"S
S
8"SS
8
"
S
S
8"
S
S
8"SS
8"SS
8
"
S
S
8"SS
18"SD
E
X
8
"
W
EX
8
"
R
W
EX
8
"
W
E
X
8
"
W
EX
8
"
W
EX
8
"
S
S
E
X
4
8
"
S
D
EX
4
8
"
S
D
EX
2
4
"
S
D
EX 18"SD
EX
2
4
"
S
D
EX
24"SD
EX 18"SD
E
X
2
4"S
D
EX
2
4
"
S
D
8"SD
8
"
S
D
8"SD 8"SD
18
"
S
D
60"SD
60"
S
D
8"S
S
8"S
S
8"
S
S
INV 329.0
EX INV 328.9
INV 331.5INV 331.5
INV 331.4
INV 337.0INV 332.0
INV 335.2
INV 335.1
INV 339.5
INV 338.0
INV 332.6
INV 331.9INV 331.9INV -2.7
INV 334.4
INV 332.7
INV 332.6INV 332.6
INV 332.5
INV 334.2
INV 333.2 INV 334.2
INV 335.7
INV 333.8INV 333.8
INV 333.7
INV 334.0INV 334.0
INV 333.9
INV 337.0
INV 332.2INV 332.2
INV 332.2
INV 339.9INV 339.9
INV 339.8
INV 341.0
INV 340.5
INV 341.0
INV 337.0INV 337.0
INV 336.9
INV 338.0
INV 331.4INV 331.4
INV 331.3
INV 334.0
INV 332.0
INV 332.0
INV 340.0
INV 340.0
INV 336.4
INV 336.4
INV 336.8INV 336.8
INV 336.8
INV 337.0INV 337.0
INV 337.0
INV 335.4INV 338.9
INV 335.4
EX INV 333.9
IN
V
3
3
0
.
8
INV 337.5INV 337.5INV 337.5INV 337.5
INV 337.5
INV 338.9INV 338.9INV 338.9
INV 338.9
INV 332.0
INV 332.0
INV 330.9
INV 330.9
INV 332.2
INV 332.2
INV 332.5
INV 332.5
INV 334.5
INV 334.5
10 LF
77 LF
72'-60"SD
S=0.0042
48'-60"SD
S=0.0042
363'-60"SD S=0.0030
55 LF
INV 338.4
INV 338.4
INV 338.4
8"S
D
8"SD
18"SD
1
2
"
S
D
8
"
S
D
8"S
D
8"
S
D
EVA
96" SD (HM)
96" SD (HM)
NH L
I
N
E
NH LINE
NH7NH8
8"
W
8"
W
8"W
8"W8"W8"W
8"W
8"W
8"W
8"
W
8"W
8"
W
8
"
W
8"
W
8"
W
8"W8"W8"W 8"W
8"W
8
"
W
8"
W
8"
W
8"W
8"W
8
"
W
8"
W
8"W
12"
S
D
18
"
S
D
CAN
A
L
2
18
"
S
D
POTABLE WATER
LATERAL &
METER (TYP)
SS
LATERAL (TYP)
FIRE SERVICE
LATERAL(TYP)
12"SD
8"SS8"SS
8"
S
S
8"
W
8"W8"W
TYPICAL UTILITY CONNECTION DETAIL
STREET F
CO
U
R
T
E
IR
O
N
H
O
R
S
E
P
A
R
K
W
A
Y
AR
N
O
L
D
R
O
A
D
DUBLIN BOULEVARD
ST
R
E
E
T
A
STR
E
E
T
A
ST
R
E
E
T
C
STREET BSTREET B
CO
U
R
T
B
STREET ESTREET E
STREET F
S
T
R
E
E
T
D
STREET B
COU
R
T
C
STREET A
CAN
A
L
2
C
O
U
R
T
A
ST
R
E
E
T
C
NH 14 & 15
DMA #1 DMA #2
DMA #3
DMA #4CO
U
R
T
D
CO
U
R
T
E
DMA #5
DMA #6
DMA #7
DMA #8
DMA #9
DMA #10
DMA #11
DMA
#12
DMA #13
DMA #14
DMA #15
DMA #16
DMA #22
DMA #21
DMA #23
DMA #17
DMA #20
DMA #19
DMA #18
DMA #28
DMA #31
DMA #24
DMA #25
DMA #26
DMA #27
DMA #29
DMA #30
#5
#6
#1 #2
#3
#4
#7
#8
#9
#10 #12
#11
#13
#15
#20
#14 #18
#17
#22
#23
#16
#21
#24
#29
#25
#30
#27
#31
#28
#19
#26
#33
#32
DMA #33
DMA #32
DMA
IMPERVIOUS
AREA (SF)
PERVIOUS
AREA (SF)
TOTAL AREA
(SF)
EFFECTIVE
IMPERVIOUS AREA
(SF)
TREATMENT AREA
REQUIRED (SF)
TREATMENT AREA
PROVIDED (SF)
1 7,632 18,366 25,998 9,469 379 403
2 7,595 17,403 24,998 9,335 373 448
3 3,929 6,992 10,921 4,629 185 220
4 7,289 11,965 19,254 8,486 339 410
5 6,384 2,685 9,068 6,652 266 361
6 37,960 18,921 56,881 39,853 1,594 1,786
7 24,769 7,634 32,403 25,533 1,021 1,058
8 7,939 2,967 10,906 8,236 329 336
9 10,465 3,814 14,279 10,846 434 456
10 10,689 4,874 15,563 11,176 447 461
11 22,779 8,430 31,209 23,622 945 1,786
12 1,668 827 2,495 1,751 70 72
13 12,232 5,380 17,612 17,736 709 710
14 6,576 0 6,576 6,576 263 264
15 3,776 749 4,525 3,851 154 160
16 4,866 5,284 10,150 5,394 216 220
17 11,797 3,830 15,628 12,180 487 496
18 7,778 8,673 16,452 8,646 346 350
19 6,065 564 6,629 6,121 245 250
20 6,608 2,542 9,151 6,863 275 275
21 7,410 6,449 13,858 8,055 322 734
22 8,161 4,248 12,409 8,586 343 344
23 4,807 4,051 8,858 5,212 208 432
24 12,740 13,893 26,633 14,129 565 643
25 6,065 2,818 8,883 6,347 254 383
26 4,792 1,800 6,592 4,972 199 200
27 13,661 4,700 18,360 14,131 565 614
28 6,400 2,326 8,726 6,633 265 270
29 6,828 2,882 9,709 7,116 285 288
30 4,460 3,559 8,019 4,815 193 194
31 8,554 8,801 17,355 9,434 377 384
32 9,981 4,448 14,429 10,426 417 430
33 7,824 1,996 9,820 8,024 321 402
NOTES:
1.THE CALCULATIONS SHOWN IN TABLE HEREON ARE BASED ON ALAMEDA COUNTY CLEAN WATER PROGRAM, C.3
STORMWATER TECHNICAL GUIDANCE JANUARY 1, 2015.
2.EFFECTIVE IMPERVIOUS AREA = IMPERVIOUS AREA + 10% OF PERVIOUS AREA
3.RAINFALL INTENSITY = 0.2 IN/HR
4.BIORETENTION SOIL MIX TO HAVE A MINIMUM 5 IN/HR INFILTRATION RATE
5.THE TREATMENT AREA REQUIRED IS BASED ON A SIZING CRITERIA OF (0.2 IN/HR)/(5 IN/HR)=0.04
6.INTERCEPTOR TREES WILL BE IDENTIFIED IN DESIGN TO REDUCE THE EFFECTIVE IMPERVIOUS AREA.
DRAINAGE MANAGEMENT AREA #4
C.3 WATER QUALITY TREATMENT FACILITY #4
BIO-RETENTION C.3 SWQ TREATMENT FACILITY
SILVA CELL C.3 SWQ TREATMENT FACILITY
LIMITS OF DRAINAGE MANAGEMENT AREAS
DMA #4
#4
NTS
SECTION A-A
C/L
50' PUE, PAE, DSRSD, EVAE
42'
4'
S/W
8'
PARKING
13'
TRAVEL WAY
4'
S/W
8'
PARKING
13'
TRAVEL WAY
AC
6" VERTICAL CURB,
SEE DETAIL ON
SHEET 0.3
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
AB
SECTION B-B
13'
TRAVEL WAY
7'
PARALLEL
PARKNG
4'
S/W
4'
S/W
C/L
33'
13'
TRAVEL WAY
AC
AB
41' PUE, PAE, DSRSD, EVAE
SECTION C-C
C/L
23' PUE, PAE, DSRSD, EVAE
0.5'0.5'11'11'3.5'
FLUSH CURB,
SEE DETAIL ON
SHEET 0.3
GARAGE FLR.GARAGE FLR.
3.5'
AC
AB
ROLLED CURB,
SEE DETAIL
ON SHEET 0.3
C/L
SECTION D-D
27' PUE, PAE, DSRSD, EVAE
0.5'
GARAGE FLR.
3.5'3.5'
GARAGE FLR.
13'13'
0.5'
26'
AC
AB
F/C F/C F/C F/C 22'F/C F/C F/C F/C
BUILDING BUILDING
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
BUILDING
4'
S/W
BUILDING
ROLLED CURB,
SEE DETAIL
ON SHEET 0.3
FLUSH CURB,
SEE DETAIL ON
SHEET 0.3
P/L P/L
0.5'
B/C
0.5'
B/C
P/L P/L
0.5'
B/C
0.5'
B/C
P/L P/L P/L P/L
6" VERTICAL CURB,
SEE DETAIL ON
SHEET 0.3
STREET F
NTS
STREET D
NTS
STREET B, STREET E, COURT A, COURT D
NTS
STREET B, STREET C
6' PUE 3' PUE 6' PUE 6' PUE
SECTION F-F
AC
AB
C/L
26'4'
S/W
4'
S/W
C/L
DISTANCE VARIES (47.5'-50.5')
PUE, PAE, DSRSD, EVAE
PERPENDICULAR PARKING
(DIST. VAR. 15'-18')
26' TRAVEL WAY
13'13'
6'
S/W
3.5'
GARAGE FLR.
0.5'
SECTION G-G
AC
AB
C/L
38.5' PUE, PAE, DSRSD, EVAE
26' TRAVEL WAY
13'13'
4'
S/W
5'
GARAGE FLR.
0.5'
SECTION H-H
AC
AB
FLUSH CURB,
SEE DETAIL ON
SHEET 0.3
F/C F/C
34' PUE, PAE, DSRSD, EVAE
F/C F/C F/C F/C
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
BUILDING
DISTANCE
VARIES
(7' MIN.)
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
FLUSH CURB,
SEE DETAIL ON
SHEET 0.3
0.5'
B/C
0.5'
B/C
P/L P/L P/L
0.5'
B/C
P/L P/L P/L
0.5'
B/C
6" VERTICAL CURB,
SEE DETAIL ON
SHEET 0.3
NTS
STREET A
NTS
STREET B
NTS
STREET B
13'13'
SECTION E-E
AC
AB
C/L
22'
4'
DRIVEWAY F/C F/C 0.5'
GARAGE FLR.
BUILDING
DISTANCE
VARIES
P/L P/L
0.5'
B/C
6" VERTICAL CURB,
SEE DETAIL ON
SHEET 0.3
NTS
PRIVATE ALLEY
11'11'
8'
PARKING
9'
BUILDING
26.5' PUE, PAE, DSRSD, EVAE 5' PUE6' PUE
BUILDING
DISTANCE
VARIES
(7' MIN.)
6' PUE
10'8'5'10'10'8'5'5'
6'
PSE
61' RIGHT OF WAY
BUILDINGS
IN NBHD 2
DISTANCE VARIES
(4'-14'±)
6'
PSE
BUILDING
IN NBHD 8
C/L
R/W R/W
S/W PWAY PARKING TRAVEL LANE TRAVEL LANE PARKING PWAY TRAIL
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT TO
BIO-RETENTION AREA
AC
AB
VARIES 4'TO 18'
DISTANCE
VARIES
2' SHOULDER
10' TRAIL
2'
SHOULDER
6'
LANDSCAPE
AREA
12'
RIGHT TURN LANE
EX
BIKE
LANE
EX TRAVEL LANE EX TRAVEL LANE EX TRAVEL LANE EX MEDIAN
ISLAND
BOUNDARY-R/W
AC
AB
PAVEMENT EDGE
DRAIN, SEE DETAIL
ON SHEET 0.3
EX AC
PVMT
36'
FC FC
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
0.5'
B/C
F/C
0.5'
B/C
0.5'
B/C
PAVEMENT EDGE DRAIN,
SEE DETAIL ON SHEET 0.3
AC
AB
PAVEMENT EDGE
DRAIN, SEE DETAIL
ON SHEET 0.3
EX MEDIAN
VARIES
0.5'
B/C
F/C
BOUNDARY-R/W
8'
S/W
7'
PWAY
6'
BIKE
LANE
14'
TRAVEL LANE
PARKWAY WITH STORM
WATER TREATMENT
PSE
SECTION M-M
NTS
DUBLIN BOULEVARD
SECTION N-N
NTS
IRON HORSE PARKWAY
SECTION O-O
NTS
ARNOLD ROAD
14'EX 12'
PSE AND SWE
3'
BUILDINGS
IN NBHD 7
1'
SAWCUT
1'
SAWCUT
3'
2" GRIND
& OVERLAY
SECTION J-J
AC
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
AB
C/L
26'4'
F/C F/C 0.5'
34' PUE, PAE, DSRSD, EVAE
DRIVEWAY (18' MIN.)
GARAGE FLR.
BUILDING
DISTANCE
VARIES
P/L
0.5'
P/L
6" VERTICAL CURB,
SEE DETAIL ON
SHEET 0.3
NTS
PRIVATE ALLEY
13'13'
SECTION I-I
AC
AB
C/L
22'4'
S/W
4'
S/W
F/C F/C
30' PUE, PAE, DSRSD, EVAE
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
BUILDING
DISTANCE
VARIES
(3'± MIN.)
BUILDING
DISTANCE
VARIES
(3'± MIN.)
0.5'
B/C
0.5'
B/C
P/L P/L
6" VERTICAL CURB,
SEE DETAIL ON
SHEET 0.3
NTS
PRIVATE ALLEY
11'11'
SECTION K-K
NTS
STREET A
AC
AB
C/L
26'4'
S/W
F/C F/C 0.5'
34' PUE, PAE, DSRSD, EVAE
DISTANCE
VARIES
GARAGE FLR.
BUILDING
DWY
(8'±)
P/L P/L
0.5'
B/C
13'13'
ROLLED CURB,
SEE DETAIL
ON SHEET 0.3
6" VERTICAL CURB,
SEE DETAIL ON
SHEET 0.3
PUE
AC
AB
PAVEMENT EDGE
DRAIN, SEE DETAIL
ON SHEET 0.3
EX AC
PVMT
0.5'
B/C
F/C
8'
S/W
7'
PWAY
15' RIGHT TURN LANE
PARKWAY WITH STORM
WATER TREATMENT
SECTION L-L
NTS
ARNOLD ROAD
EX 12'
PSE AND SWE
0.5'
MIN
BUILDINGS
IN NBHD 7/8
BOUNDARY-R/W
EX 6'
BIKE LANE
1'
SAWCUT
GALENA STREET
ARNOLD ROAD
MONROE AVENUE
EX. 8" W TO BE REMOVED
4T
H
S
T
R
E
E
T
EX
.
F
I
B
E
R
O
P
T
I
C
EX. 6" W TO BE REMOVED
EX. ELECTRICAL
HO
R
I
Z
O
N
P
A
R
K
W
A
Y
RE
M
O
V
E
D
EX
.
S
S
T
O
B
E
CE
N
T
R
A
L
P
A
R
K
W
A
Y
EX. FIBER OPTIC
E
X
.
S
S
T
O
B
E
R
E
M
O
V
E
D
PARCEL E
12
4
10
798 6 5
21 3
11
PARCEL APARCEL D
PARCEL G PARCEL F
GALENA STREET
HO
R
I
Z
O
N
P
A
R
K
W
A
Y
ARNOLD ROAD
CE
N
T
R
A
L
P
A
R
K
W
A
Y
16
1
'
68'12
'
16'
3'
13
6
'
13'10
'9'
13
6
'
3'
16'
12
'
71'
16
1
'
101'
13'
10
'
10'12'
14
7
'
14
7
'
88'87'
7'4'
13
7
'
10
2
'
162'155'
10
2
'
10
2
'
155'
10
2
'
98'162'
10
2
'
10
2
'
88'
13
4
'
53
'
81'
37
'
40'
6'
4'
41
'
14'
3 '
2'
21
'
1'
16
'
109'14'
31
'
1'
3
'
47
'
4'
6'
4
0
'
138'
16
1
'
70'8'
19'
26
'82'
82'
28
'
41
'
15
'
15
'
12'
12'
15
'
18
'
11'
12'3'
3'3'
3'
5'
3'
2'
1'
2 2 '
2'
2
2'
9'11'
3'
3'
2
2'
N8
8
°
2
4
'
0
9
"
W
3
3
3
.
2
7
'
N1°35'51"E 736.14'
N8
8
°
2
4
'
0
9
"
W
3
3
0
.
4
5
'
Δ=90
°
0
0
'
0
0
"
L=
4
2
.
4
1
'
R=2
7
.
0
0
'
Δ=90°0 0 '0 0 "
L=4 2 .4 1 '
R=27 .0 0 '
9 8 6 5
21 3
11
PARCEL A
(PUE, PAE, EVAE, DSRSD)
PARCEL E
12 410
7
PARCEL D
(PSE, PAE, EVAE, DSRSD)
TRACT 8361 PARCEL B
MAPPED INTO TRACT
8362
TRACT 8361 PARCEL C
MAPPED INTO TRACT
8362
ST
R
E
E
T
G
CO
U
R
T
F
162'155'149'155'162'
25
'
S1°23'35"W 768.37'
8'8'
101'100'99'73'
PARCEL G
(ZONE 7)
PARCEL F
(ZONE 7)
50
'
30' EX STREET, UTILITY
AND ROADWAY EASEMENT TO
ALAMEDA COUNTY
12' PAE ZONE 7
MAINTENANCE ESMT
NH16
NH/PHASE
LINE
12' PAE ZONE 7
MAINTENANCE ESMT
NH9
18
'
3
2
'
16'CANAL 2
CO
U
R
T
G
PROPOSED LAND USE SUMMARY:
LOT / PARCEL NUMBER PROPOSED USE
PARCEL A PRIVATE STREET PARCEL (PUE, PAE, EVAE, DSRSD)
PARCEL B PARCEL OF TRACT 8361
PARCEL C PARCEL OF TRACT 8361
PARCEL D PRIVATE STREET PARCEL (PUE, PAE, EVAE, DSRSD)
PARCEL E HOA LANDSCAPE PARCEL
LOTS 1 THRU 12 RESIDENTIAL CONDOMINIUMS (96 UNITS)
PARCEL F DRAINAGE PARCEL TO BE CONVEYED TO ALAMEDA COUNTY ZONE 7
PARCEL G DRAINAGE PARCEL TO BE CONVEYED TO ALAMEDA COUNTY ZONE 7
NOTE:
APPLICANT RESERVES THE OPTION TO CREATE MULTIPLE STREET PARCELS
TO ACCOMODATE INFRASTRUCTURE IMPROVEMENTS, BUILDING PHASING,
AND /FOR HOA MAINTENANCE RESPONSIBILITIES.
FUTURE SCHOOL SITE
TRACT 8309
(NH5)
PARCEL AREA TABLE
PARCEL #AREA (SF±)PARCEL #AREA (SF±)
1
2
3
4
5
6
13983
14426
14433
14398
16656
15887
7
8
9
10
11
12
15887
15887
16670
15968
12665
16031
PARCEL A
PARCEL D
PARCEL E
PARCEL F
PARCEL G
40445
22592
3835
13416
20055
4
6 5
21 3
PARCEL A
PARCEL G PARCEL F
GALENA STREET
HO
R
I
Z
O
N
P
A
R
K
W
A
Y
ARNOLD ROAD
CE
N
T
R
A
L
P
A
R
K
W
A
Y
16
1
'
68'12
'
16'3'
13
6
'
13'10
'
9'
13
6
'
3'
16'
12
'
71'
16
1
'
13'
10
'10'12'
14
7
'
14
7
'
88'87'7'4'
13
7
'
10
2
'
162'155'
10
2
'
10
2
'
155'
16
1
'
70'
Δ=90
°
0
0
'
0
0
"
L=4
2
.
4
1
'
R=2
7
.
0
0
'
6 5
21 3
PARCEL A (PUE, PAE, EVAE, DSRSD)
4
PA
R
C
E
L
C
PA
R
C
E
L
B
N1°35'51"E 206.06'
S8
8
°
2
4
'
0
9
"
E
5
6
.
3
5
'
S8
8
°
2
4
'
0
9
"
E
1
5
7
.
6
5
'
S1°35'51"W 87.94'
S8
8
°
2
4
'
0
9
"
E
3
1
5
.
3
5
'
N1°35'51"E 414.17'
3'
STREET H
ST
R
E
E
T
G
CO
U
R
T
F
30' EX STREET, UTILITY
AND ROADWAY EASEMENT TO
ALAMEDA COUNTY
PARCEL F
(ZONE 7)
101'
414'
99'73'
155'162'
25
'
42
'
S1°23'35"W 318.42'
N8
8
°
2
4
'
0
9
"
W
9
9
.
8
6
'
99
'
2'
5'12' PAE ZONE 7
MAINTENANCE ESMT
NH16
NH/PHASE
LINE
NH9
16'CANAL 2
CO
U
R
T
G
PROPOSED LAND USE SUMMARY:
LOT / PARCEL NUMBER PROPOSED USE
PARCEL A PRIVATE STREET PARCEL (PUE, PAE, EVAE, DSRSD)
PARCEL B PARCEL TO BE RETAINED BY OWNER FOR FUTURE DEVELOPMENT
PARCEL C PARCEL TO BE RETAINED BY OWNER FOR FUTURE DEVELOPMENT
LOTS 1 THRU 6 RESIDENTIAL CONDOMINIUMS (48 UNITS)
PARCEL F DRAINAGE PARCEL TO BE CONVEYED TO ALAMEDA COUNTY ZONE 7
NOTE:
APPLICANT RESERVES THE OPTION TO CREATE MULTIPLE STREET PARCELS
TO ACCOMODATE INFRASTRUCTURE IMPROVEMENTS, BUILDING PHASING,
AND /FOR HOA MAINTENANCE RESPONSIBILITIES.
FUTURE SCHOOL SITE
TRACT 8309
(NH5)
PARCEL AREA TABLE
PARCEL #
1
2
3
4
AREA (SF±)
13983
14426
14433
14398
PARCEL #
5
6
PARCEL A
PARCEL F
AREA (SF±)
16656
15888
40445
13416
GALENA STREET
HO
R
I
Z
O
N
P
A
R
K
W
A
Y
ARNOLD ROAD
CE
N
T
R
A
L
P
A
R
K
W
A
Y
STREET H
ST
R
E
E
T
G
LOOP H
CO
U
R
T
G
CO
U
R
T
F
HP TC 354.5
1%
1%
1%
1%
1%1%
1%1%355.
1
GL
3
5
5
.
0
GL
3
5
5
.
0
GL354.6GL354.6
1.07%
1%1%
1%
1.
8
8
%
GL353.4
GL
3
5
3
.
5
GL
3
5
3
.
2
GL353.5GL352.9
0.57%
GL353.5
1.07%
1%1%
1%
GL351.7
GL
3
5
1
.
8
GL
3
5
1
.
5
0.57%
GL351.8
GL351.8GL351.21.07%
1%1%
1%
1.
8
8
%
GL350.0
GL
3
5
0
.
1
GL
3
4
9
.
8
0.57%
GL350.1
GL350.1GL349.51.07%
1%1%
1%
1.
8
8
%
GL348.1
GL
3
4
8
.
2
GL
3
4
7
.
9
0.57%
GL348.2
GL348.2GL347.6
355.2354.1353.5351.8350.1348.3 1.1%1.1%1.1%1.1%
0.5%TC 354.3
0.
5
%
TC 354.1
35
4
.
6
5
TC 354.0
TC 353.8
35
4
.
2
35
3
.
9
1%LP TC353.4
1.2%
2.
5
%
HP TC353.8
4
%
LP TC352.6 35
3
.
5
0.5%354.3
GB TC
353.4
GB TC 3%353.2
TC1%352.9
TC
352.6
TC
1.07%1.07%
0.5%352.4
GB TC
351.7
GB TC 2.3%351.5
TC1%351.2
TC
350.9
TC0.5%350.7
GB TC2.3%350.0
GB TC
349.8
TC1%349.5
TC
349.2
TC0.5%349.0
GB TC
348.1
GB TC
347.9
TC 3%1.4%
347.5
TC
347.6
TC
347.3
TC0.5%347.1TC
TC 347.0
1%
TC 347.3
HP TC 347.5
1%
4%HP TC353.53.
5
%
1%
2%2%
TC 352.5
3
%
TC 352.21.75%
HP TC351.4
3%
3.
6
%
3.
7
5
%
HP TC350.5
3.
5
%
TC 349.81%
4%
HP TC349.9
1
%
3%
TC
34
9
.
7
TC
34
9
.
3
TC349.7
1%LP TC348.4
HP TC349.0
3%
1%
1%
1%
1%
1%
1%
3
5
3
.
6
GL
3
5
3
.
7
GL
3
5
3
.
1
GL
3
5
3
.
1
HP TC353.0
35
2
.
9
351.1350.9350.7350.0349.8349.4
35
0
.
8
35
0
.
9
0.
5
%
0.
5
%
TC
3
5
1
.
8
GL
3
5
2
.
2
GL352.6
1%
1%
352.1
HP TC
1%
1%
GL
3
5
2
.
8
GL352.6
1%
1%
3
5
2
.
7
1%
1%
0.
5
%
0.
5
%
GL
3
5
2
.
2
4%
4%
4%
35
2
.
9
TC
TC
3
5
2
.
9
35
2
.
0
TC
TC
3
5
2
.
0
1%
1%
1%
1%
1%
1%
3
5
0
.
6
GL
3
5
0
.
7
GL350.5
GL350.5
GL350.3
GL350.3
GL
3
5
0
.
1
HP TC350.0
0.
5
%
0.
5
%
34
9
.
9
TC
TC
3
4
9
.
9
4%
4%
4%
1%
1%
1%
1%
35
2
.
7
TC
TC
35
2
.
7
352.6TC
TC
3
5
1
.
8
349.1349.6349.0348.8
0.
5
%
GL
3
4
9
.
2
GL349.6
1%
1%
349.1
HP TC
1%
1%
GL
3
4
9
.
8
GL349.6
1%
1%
3
4
9
.
7
1%
1%
0.
5
%
TC
3
4
9
.
0
TC
3
4
9
.
0
TC350.5TC349.6 TC 350.6
TC 350.0LP TC349.6TC348.7
TC34
8
.
8
TC34
9
.
7
34
8
.
2
TC
3
4
8
.
1
0.
5
%
TC
3
4
8
.
2
3.
2
%
2%
TC 347.9TC 347.5
34
7
.
7
TC
3
4
7
.
8
L
P
34
7
.
9
347.6346.2
1.
0
7
%
1%
1%
0.
5
7
%
GL
3
4
7
.
7
GL347.8
GL347.5
GL
3
4
7
.
8
GL
3
4
7
.
2
1.83%
1%
GL
3
4
7
.
8
0.
7
5
%
TC 347.6
TC
3
4
7
.
2
34
6
.
9
TC
0
.
5
%
LP
T
C
34
6
.
7
TC347.9
TC 347.9LP TC347.2
1.5%
2%
3.
5
%
348.2
TC
TC 347.61.36%LP TC 346.5
TC 346.9
3.
5
%
3.
3
%
TC 346.3
1%
2%
TC 347.2
TC 347.1
0.
5
%
0.
5
%
2%
346.8TC
346.7TC
GL346.8GL346.8
GL347.4
GL
3
4
7
.
2
GL
3
4
7
.
2
1%
1%
1%
1%
1%
1%
1%
1%
3
4
7
.
3
346.7HP TC 0.5%346.5LP TC 0.75%
TC 346.6TC 346.6
0.5%
1%1%
1%1%
0
.
8
%
347.3
TC
1%
1%
346.7
TC
346.6
TC0.
8
%
346.4LP TC
346.9GB TC
0.
5
%
1%346.5
TC
346.5LP TC0.5%
346.7TC0.5
%
346.6TC
GL
3
4
7
.
0
GL347.0
34
6
.
9
34
6
.
9
TC 347.2TC 347.7TC 344.9
TC
3
4
6
.
7
TC
3
4
7
.
2
TC
3
4
6
.
8
GL
3
4
7
.
0
GL
3
4
6
.
9
GL346.7
GL
3
4
6
.
3
1%0.5%
1%
1%
1%
346.3TC
346.4TC
FF 355.5FF 353.8FF 352.1FF 350.4FF 348.5
FF 354.0FF 353.1FF 351.0FF 350.1FF 348.1
FF 347.7
FF 347.3 TC 346.5
TC 346.6
346.8TC
RID
G
E
346.5TC1
%
346.2TC
2%0.
5
%
346.0TC
2%
353.2
TC
353.4
HP TC
352.9
TC
353.2
TC
351.5TC
351.7
HP TC
351.2
TC
351.5
TC
349.8
TC
350.0
HP TC
349.5
TC
349.8TC
347.9
TC
348.1
347.6
TC
347.9
TC
353.4
TC
353.4TC
TC
353.2
TC
352.4
TC
352.4TC
352.2TC
352.2
TC
350.4
TC
350.4TC
350.2
TC
350.2
TC
349.4
TC
349.4TC
TC
349.2
TC
347.7
HP TC
347.5TC
347.5
TC
347.2
TC
346.7
TC
346.9HP TC
346.4
TC
346.7
TC
347.1
TC347.1
TC
346.9
TC
346.9
TC
P 348.9 P 349.8 P 351.9 P 352.8
P 354.3P 352.6P 350.9P 349.2P 347.3
P 346.9
P 346.5
P 346.1
C
D
D
B
B B
A
A
FUTURE SCHOOL SITE
Z
V
X W
Y
346.1
GB
344.7
LP
347.5
HP
347.0
LP
349.2
HP
348.7
LP 351.91350.7
GB
347.2
HP
346.8
LP
347.8
HP
346.8
LP
347.8
GB
354.4 354.6
PARCEL D
F
GL
3
5
4
.
8
GL
3
5
4
.
8
GL
3
5
2
.
9
GL
3
5
3
.
3
EEGL
3
4
9
.
5
GL
3
4
9
.
9
EGL
3
4
7
.
6
GL
3
4
8
.
0
HP TC
GL
3
5
1
.
2
GL
3
5
1
.
6
354.9
TC
354.9
TC
F
GL353.5
GL353.5
GL352.4
GL352.4
GL353.3
GL353.3
353.2
FF
TC 349.0TC 348.1
F
GL
3
4
9
.
2
GL
3
5
0
.
1
TC 349.6TC 348.7
349.2
GL349.4
GL349.4
E
HP TC
346.8
GL347.6
GL347.2
F
GL
3
4
7
.
0
GL
3
4
7
.
0
F
GL346.4
GL346.8
GL355.2
NH/PHASE LINE
3%
4.
7
%
35
2
.
9
ROLLED CURB W/
SPILL GUTTERROLLED
CURB
ROLLED
CURB ROLLED CURB W/
SPILL GUTTER
TC
3
4
8
.
0
HP TC
3
4
8
.
4
HP
0.
9
%
ROLLED
CURB
ROLLED CURB W/
SPILL GUTTER
ROLLED
CURB
ROLLED CURB W/
SPILL GUTTER
CURB & GUTTER W/ CITY
STD. DWY DETAIL CD-11
TC 347.1
1.
8
8
%
2%2%2%2%2%
1%1.1%347.6 LP1.9%
5%5%5%5%
5%
5%
35
2
.
9
5%
5%5%
E
G
R=15'
R=10'
R=10'
R=15'
R=15'
R=15'
R=15'
R=15'
2%
347.76
347.5
LP 347.2
2%
R=15'R=3'(TYP)
R=15'(TYP)
R=15'R=15'
R=10'R=28'R=28'
R=3'(TYP)
LP TC
345.9
LP TC 346.1
HP TC 346.3
LP TC 346.1
TC 347.6 LP TC 349.1
LP TC
348.6
TC 349.0
TC 350.8
LP TC
341.7
TC 352.8
353.9
348.0348.4
R=40'
R =4 0 '
R=40'
R=40'
NH/PHASE
LINE
NH9
NH/PHASE
LINE
CURB & GUTTER W/ CITY
STD. DWY DETAIL CD-111
NH16
LP TC 346.6
H
CANAL 2
SECTION V-V
B/C
5' S/W
F/C
CURB & GUTTER
NTS
STREET G
10'
INTERIM L/S
10'
EXISTING
GROUND
ARMY FENCE
INTERIM
DEVELOPER
WOOD FENCE
STREET G
SECTION W-W
B/C
6' S/W
F/C
CURB & GUTTER
NTS
STREET H
10'
EXISTING
GROUND
ARMY FENCE
INTERIM
DEVELOPER
WOOD FENCE
STREET H18'
PARKING STALL
SECTION X-X
B/C
5' L/S
F/C
INTERIM CURB
NTS
STREET H
10'
EXISTING
GROUND
ARMY FENCE
INTERIM
DEVELOPER
WOOD FENCE
STREET H
B/C
5' S/W
F/C
CURB
10'
EXISTING
GROUND
ARMY FENCE
INTERIM
DEVELOPER
WOOD FENCE
STREET H
SECTION Y-Y
NTS
STREET H
3'
L/S
INTERIM
LANDSCAPE
SECTION Z-Z
4'
S/W
NTS
PASEO
4'
L/S
10'
EXISTING
GROUND
ARMY FENCE
INTERIM
DEVELOPER
WOOD FENCE
PASEO WALKWAY
0.5'0.5'0.5'0.5'
P/LP/LP/LP/LP/LPSE
5'
INTERIM
LANDSCAPE
NOTES:
1.FOR CROSS SECTIONS NOT SHOWN ON THIS SHEET,
SEE SHEET 2.6 FOR ADDITIONAL CROSS SECTION.
2.THE FINAL CIVIL DESIGN AND LANDSCAPE DESIGN OF
CANAL 2 IMPROVEMENTS: THE PAVED ACCESS TRAIL,
PLANTING WITHIN ZONE 7'S OWNERSHIP PARCEL FOR
CANAL 2 AND WITHIN THE 20FT ACCESS EASEMENT SHALL
BE SUBJECT TO REVIEW AND APPROVAL BY ZONE 7.
GALENA STREET
HO
R
I
Z
O
N
P
A
R
K
W
A
Y
ARNOLD ROAD
CE
N
T
R
A
L
P
A
R
K
W
A
Y
STREET H
ST
R
E
E
T
G
LOOP H
CO
U
R
T
G
CO
U
R
T
F
8"
W
8"W8"W 8"W 8"W
8"SS8"SS 8"SS
8"
S
S
8"SS
8"
S
S
12"SD 12"SD 12"SD
12"S
D
S
D
12"SD
1
2
"
S
D
8"
S
D
8"
S
D
8"
S
D
8"
S
D
18"S
D
8"SD
12
"
S
D
8"
S
D
8"
S
D
12"SD
EX
1
2
"
S
S
EX 8"SS
E
X
8
"
S
S
EX
8
"
S
S
EX 8"SS
EX
8
"
R
W
EX 12"RW
EX 8"W
EX
8
"
W
EX
8
"
W
EX
8
"
W
EX 8"W
EX
2
4
"
S
D
EX
1
8
"
S
D
EX 18"SDEX 18"SD
EX
1
8
"
S
D
EX
1
8
"
S
D
EX 18"SD
EX
1
8
"
S
D
EX
1
8
"
S
D
EX
1
8
"
S
D
EX 18"SD
EX
1
8
"
S
D
EX 18"SD
EX 18"S
D
EX 18"SD
8"SS
8"W
8"
W
8"W
8"
W
8"W 8"W
8"
W
8"
W
8"
S
S
8"
S
S
8"
S
S
8"
S
S
8"SS
8"SS
8"
S
S
8"SS
8"
S
S
8"SS
8"
S
S
8"SS 8"SS
8"
S
S
8"S
S
8"SS8"SS
8"
S
S
8"SS
8
"
S
S
8"
S
S
8"SS
8"
S
S
EX
1
8
"
S
D
EX 18"SD
SD SDSDSD
12"SD
INV 338.6
INV 339.4
INV 341.0
INV 341.0
INV 340.0
INV 340.6
INV 341.0
INV 336.9
INV 343.0
INV 344.0 INV 344.5
INV 341.8
INV 345.5
INV 342.7
INV 348.0
INV 348.0
INV 343.2
INV 344.0
INV 347.0
INV 345.5
INV 344.0
INV 341.3
INV 342.0
EX INV 340.9
INV 345.0
INV 346.0
INV 345.1
INV 347.1
EX INV 342.7EX INV 343.6 EX INV 343.3
INV 341.0
INV 340.0
INV 344.1
EX INV 339.8
EX INV 340.0
INV 343.3
INV 344.5
INV 344.4 12"SD
1
2
"
S
D
12"SD
12
"
S
D
12
"
S
D
12"SD
12
"
S
D
1
2
"
S
D
12"SD
INV 342.2 INV 344.3
1
2
"
S
D
1
2
"
S
D
8"SD8"SD8"SD8"SD8"SD
18"S
D
1
2
"
S
D
12
"
S
D
8"
S
D
NH/PHASE
LINE
NH9NH16
NH/PHASE
LINE
NH/PHASE
LINE
8"S
D
8
"
S
D
12"SD
8"S
D
12
"
S
D
8"
S
S
8"
S
D
8"SD
12
"
S
D
COURT G
8"SS
8"SD 8"SD
EX
1
2
"
R
W
EX
8
"
W
EX 18"SD
SS LAT.
W/CLEAN
OUT(TYP)
8"W
8"
S
S
8"
S
S
8"SS
POTABLE WATER
LATERAL FOR 3
WATER METERS
(TYP) PER
DSRSD DETAIL
W-24B
POTABLE WM &
WATER LATERAL
(TYP)
8"
S
D
8"SD
TYPICAL UTILITY CONNECTION DETAIL
GALENA STREET
HO
R
I
Z
O
N
P
A
R
K
W
A
Y
CE
N
T
R
A
L
P
A
R
K
W
A
Y
STREET H
ST
R
E
E
T
G
LOOP H
CO
U
R
T
G
CO
U
R
T
F
DMA #1
FUTURE SCHOOL SITE
DMA #4
DMA #5
DMA #16DMA #9 DMA #25
DMA #3
DMA #2
DMA #29 DMA #32
DMA #28
DMA #6 DMA #7
DMA #27
DMA #26
DMA #11 DMA #19
DMA #20
DMA #30
DMA #22
DMA #10
DMA #8
DMA #24
DMA #12
DMA #13
DMA #14
DMA #15
DMA #31
DMA #18
DMA #17
DMA #21
DMA #23
#6
#1
#30
#22
#23
#21#17
#31
#18 #24
#20
#15
#19#11#7
#2
#5 #27
#3
#29
#4
#32
#28
#8
#9
#12
#26
#25
#10
#13
#16
#14
DMA
IMPERVIOUS
AREA (SF)
PERVIOUS
AREA (SF)
TOTAL AREA
(SF)
EFFECTIVE
IMPERVIOUS AREA
(SF)
TREATMENT AREA
REQUIRED (SF)
TREATMENT AREA
PROVIDED (SF)
1 1850 1403 3253 1990 80 107
2 2435 1569 4004 2592 104 160
3 5863 3210 9073 6184 247 368
4 12550 2785 15335 12829 513 645
5 9540 1005 10545 9641 386 415
6 3458 2403 5861 3698 148 160
7 6730 3472 10202 7077 283 320
8 2435 1241 3676 2559 102 120
9 3741 0 3741 3741 150 160
10 7526 3787 11313 7905 316 322
11 6730 3472 10202 7077 283 303
12 4870 855 5725 4956 198 360
13 7190 304 7494 7220 289 368
14 10624 0 10624 10624 425 462
15 2435 2035 4470 2639 106 120
16 13340 240 13580 13364 535 560
17 7919 220 8139 7941 318 368
18 1700 1615 3315 1862 74 120
19 6730 3472 10202 7077 283 320
20 6730 3495 10225 7080 283 303
21 2435 1472 3907 2582 103 146
22 6286 200 6486 6306 252 256
23 2435 1753 4188 2610 104 253
24 14700 357 15057 14736 589 596
25 1925 225 2150 1948 78 163
26 9887 0 9887 9887 395 440
27 5221 0 5221 5221 209 216
28 6995 1400 8395 7135 285 430
29 4355 1308 5663 4486 179 204
30 3458 2514 5972 3709 148 150
31 4870 5045 8100 5375 215 215
32 12351 1509 13860 12502 500 521
NOTES:
1.THE CALCULATIONS SHOWN IN TABLE HEREON ARE BASED ON ALAMEDA COUNTY CLEAN WATER PROGRAM, C.3
STORMWATER TECHNICAL GUIDANCE JANUARY 1, 2015.
2.EFFECTIVE IMPERVIOUS AREA = IMPERVIOUS AREA + 10% OF PERVIOUS AREA
3.RAINFALL INTENSITY = 0.2 IN/HR
4.BIORETENTION SOIL MIX TO HAVE A MINIMUM 5 IN/HR INFILTRATION RATE
5.THE TREATMENT AREA REQUIRED IS BASED ON A SIZING CRITERIA OF (0.2 IN/HR)/(5 IN/HR)=0.04
6.INTERCEPTOR TREES WILL BE IDENTIFIED IN DESIGN TO REDUCE THE EFFECTIVE IMPERVIOUS AREA.
DRAINAGE MANAGEMENT AREA #4
C.3 WATER QUALITY TREATMENT FACILITY #4
BIO-RETENTION C.3 SWQ TREATMENT FACILITY
SILVA CELL C.3 SWQ TREATMENT FACILITY
LIMITS OF DRAINAGE MANAGEMENT AREAS
DMA #4
#4
17' PUE, PSE, DSRSD, EVAE
GARAGE FLR.GARAGE FLR.
AC
AB
3' DWY
MIN
ROLLED CURB,
SEE DETAIL
ON SHEET 0.3
ROLLED CURB WITH SPILL
GUTTER, SEE DETAIL
ON SHEET 0.3
3' DWY
MINP/L P/L
22'5' S/W
AC
AB
F/C
B/C
5' S/W
SECTION A-A
GARAGE FLR.
B/C
6' S/W
42' PUE, PSE, DSRSD, EVAE 8.5'
0.5'
18'
PARKING (15' COMPACT)
24' TRAVEL WAY 5' S/W 3.5'
F/C
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
6" VERTICAL CURB,
SEE DETAIL
ON SHEET 0.3
23' PUE, PSE, DSRSD, EVAE
GARAGE FLR.GARAGE FLR.
AC
AB
3' DWY
MIN
ROLLED CURB,
SEE DETAIL
ON SHEET 0.3
ROLLED CURB WITH
SPILL GUTTER, SEE
DETAIL ON SHEET 0.3
3' DWY
MINP/L P/L
22' TRAVEL WAYF/C F/C
0.5'0.5'
0.5'16'0.5'
F/C
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
0.5'0.5'
F/C
B/C0.5'
F/C
AC
AB
P/L B/C
F/C
23' PUE, PSE, DSRSD, EVAE
NTS
COURTS F AND G
SECTION B-B
NTS
STREET H
SECTION C-C
NTS
STREET G
SECTION D-D
NTS
PRIVATE ALLEY
BLDG
8'±
BLDG
8'±
6" VERTICAL CURB,
SEE DETAIL
ON SHEET 0.3
NOTE:
CITY STANDARD DETAIL CD-111
"DEPRESSED DRIVEWAY APPROACH"
TO BE USED FOR PRIVATE MOTOR
COURTS
5'
PUE PUE
5'
P/L
P/L P/L
C/L
RW
6'
PSE
14'6'5'8' SW
TRAVEL WAY BIKE
LANE
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
AC
AB
PWAY
3'5'-21'12'12'6'5'8'
6' PSE
MEDIAN ISLAND (8'-24')
MEDIAN CURB, SEE
DETAIL SHEET 0.3
LEFT TURN LANERIGHT TURN
TRAVEL LANE
BIKE
LANE
PWAYS/W
RW
84'-100' RIGHT OF WAY
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
PAVEMENT EDGE
DRAIN, SEE DETAIL
ON SHEET 0.3
PAVEMENT EDGE
DRAIN, SEE DETAIL
ON SHEET 0.3
SECTION H-H
NTS
CENTRAL PARKWAY
N9/N10
8.5' MIN
27' PUE, PAE, DSRSD, EVAE
26' TRAVEL WAY
0.5'
GARAGE FLR.GARAGE FLR.
AC
AB
0.5'
3' DWY
MIN
FLUSH CURB,
SEE DETAIL
ON SHEET 0.3
ROLLED CURB,
SEE DETAIL ON
SHEET 0.3
3' DWY
MINP/L P/L
F/C F/C
SECTION E-E
NTS
MOTORCOURTS
SECTION F-F
NTS
MOTORCOURTS
27' PUE, PAE, DSRSD, EVAE
26' TRAVEL WAY
0.5'
GARAGE FLR.GARAGE FLR.
AC
AB
0.5'
3' DWY
MIN
ROLLED CURB,
SEE DETAIL ON
SHEET 0.3
3' DWY
MIN
F/C F/C
C/L
ROLLED CURB,
SEE DETAIL ON
SHEET 0.3
13'13'
P/L P/L
RW
6'
PSE
10' S/W
6' PSE
PARKING
RW
56' RIGHT OF WAY
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3 PAVEMENT EDGE
DRAIN, SEE DETAIL
ON SHEET 0.3
5'
PWAY
5'
S/W
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
F/C F/C
AC
AB
B/C 0.5'B/C0.5'
36'
8'
TRAVEL LANE
10'
PARKING
8'
TRAVEL LANE
10'
N9/N10
10' MIN
SECTION I-I
GALENA STREET
SECTION G-G
NTS
ARNOLD ROAD
P/L
10' MIN 12' TRAIL 13' BUFFER
(RIPARIAN PLANTING)
EX 30' STREET EASEMENT
EX R/W
ALAMEDA COUNTY ZONE 7 PARCEL
24.5'
EX TOP
OF BANK EX CURB
AND GUTTER
EXISTING ARNOLD ROAD
AC TRAIL
EX GROUND
ZONE 7 ACCESS
EASEMENT
3:1
S
L
O
P
E
3:1 SL
O
P
E
EX CANAL 2
PROPOSED R/W
NEIGHBORHOODS 19/16
LANDSCAPE
HOA PARCEL
12' TRAIL AND
LANDSCAPE AREA
HOA MAINTAINED
RIPARIAN LANDSCAPE WITHIN THE ZONE 7 CHANNEL
PARCEL AND WITHIN THE BUFFER AREAS SHALL BE
SUBJECT TO REVIEW/APPROVAL BY ZONE 7. (TO BE
DETAILED ON LANDSCAPE PLANS BY GATES
ASSOCIATES/CARDNO).
*
*
BUILDING
N9-16
NOTE: THE FINAL CIVIL DESIGN AND LANDSCAPE DESIGN OF
CANAL 2 IMPROVEMENTS: THE PAVED ACCESS TRAIL,
PLANTING WITHIN ZONE 7'S OWNERSHIP PARCEL FOR
CANAL 2 AND WITHIN THE 20FT ACCESS EASEMENT SHALL
BE SUBJECT TO REVIEW AND APPROVAL BY ZONE 7.
IR
O
N
H
O
R
S
E
P
A
R
K
W
A
Y
CENTRAL PARKWAY
CAN
A
L
2
3RD STREET
EX
6
"
W
T
O
B
E
R
E
M
O
V
E
D
EX. ELEC.
EX
S
S
T
O
B
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R
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O
V
E
D
EX
.
E
L
E
C
.
EX
S
S
T
O
B
E
R
E
M
O
V
E
D
EX
8
"
W
T
O
B
E
R
E
M
O
V
E
D
EX 12" W TO BE REMOVED
96"SD (HM)
96"SD (HM)
IR
O
N
H
O
R
S
E
P
A
R
K
W
A
Y
CENTRAL PARKWAY
ST
R
E
E
T
A
A
ST
R
E
E
T
D
D
STREET CC
93'
93'
90
'
90
'
97'
97
'97
'
99'
97
'
99'
97
'
99'
97
'
99'
97
'
95'
10
0
'
4'
6'65'
73
'
69
'
94'
31
'
19
'
54
'
60'
76'
90
'
51'
88
'
39'21'40'
86
'
1'2'
95'
5'
92
'
118'
7'4'
7
'
3'
79'10'10'
92
'
32'4 '
7'
3'9'5 '
5'
41'
43'56'
94
'
98'
15'83'
89
'
22'76'
99'
88
'
65'33'
98'
78
'
88'
15'
44'99'
88
'
89'
15'
78
'
97'76'
88
'
79
'
89'97'
18
'
13'
13
'
80'
82
'
69
'
14
8
'
14
1
'
66'
7'
76'
4'
14
1
'
21'
10'10'
6'21'
59'52'
13
8
'
14
8
'
15
'
69'62'
52'
16'
13
3
'
7 '
57'
14
9
'
13
8
'
13
8
'
14
8
'
69'
59'59'59'
10'10'
21'
37'
21'
14
4
'
13'3'6'
2 '
45'
7'
10'10'
21'
69'
14
4
'
14
8
'
58'2 3'
11
6
'
22
'
59'
19'
120'
131'2'
4'
2
4
'
9'
47
'
3'15
'
40
'
24'
3'
24'12
'3'
3 6 '
44
'
N52°
4
0
'
3
4
"
E
5
2
2
.
0
9
'
N88°24'09"W 49.96'
R=843.00'Δ=9°56'56"L=146.38'
R=487.00'Δ=9°56'56"L=84.56'
R=533.00'
Δ=7°14'29"L=67.36
R=470.00'
Δ=7°14'29"L=59.40N88°24'09"W 598.42'
R=27 .0 0 '
Δ=90°0 0 '0 0 "
L=4 2 .4 1
N1
°
3
5
'
5
1
"
E
3
9
5
.
3
4
'
CO
U
R
T
V
CO
U
R
T
W
CO
U
R
T
X
COURT Y
AR
N
O
L
D
R
O
A
D
FUTURE SCHOOL SITE TRACT 8361
NH16
TR
A
C
T
8
3
6
3
(N
H
1
0
)
NH7 & NH8
CAN
A
L
2
PA
R
C
E
L
D
PA
R
C
E
L
C
PA
R
C
E
L
B
PARCEL E
PARCEL A
STREET BBPARCEL A (PUE, PAE, EVAE, DSRSD)
S1
°
2
3
'
3
5
"
W
5
7
.
1
6
'
164'
85
'
18'70'98'99'99'99'99'97'
120'
PARCEL F
PARC
E
L
G
S88°24'09"E
16.75'
21'
PARCEL M OF TRACT 8260 TO
BE MAPPED WITH
TRACT 8367
S88°24'09"E 681.56'
43'
45°
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NH LINE
NH LINE
NH14
NH15
NH14
R=27.00'Δ=48°40'39
"
L=22.94
PROPOSED LAND USE SUMMARY:
LOT / PARCEL NUMBER PROPOSED USE
PARCEL A HOA STREET PARCEL (PUE, PAE, EVAE, DSRSD)
PARCEL B HOA STREET PARCEL (PUE, PAE, EVAE, DSRSD)
PARCEL C HOA STREET PARCEL (PUE, PAE, EVAE, DSRSD)
PARCEL D HOA STREET PARCEL (PUE, PAE, EVAE, DSRSD)
PARCEL E HOA STREET PARCEL (PUE, PAE, EVAE, DSRSD)
PARCEL F HOA LANDSCAPE PARCEL
PARCEL G ALAMEDA COUNTY ZONE 7 DRAINAGE PARCEL
TO BE CONVEYED TO FLOOD CONTROL DISTRICT
LOTS 1 THRU 29 RESIDENTIAL CONDOMINIUM (158 UNITS)
NOTE:
APPLICANT RESERVES THE OPTION TO CREATE MULTIPLE
STREET PARCELS TO ACCOMODATE INFRASTRUCTURE
IMPROVEMENTS, BUILDING PHASING, AND /OR HOA
MAINTENANCE RESPONSIBILITIES.
PARCEL AREA TABLE
PARCEL #AREA (SF±)PARCEL #AREA (SF±)
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
8510
9494
9689
9689
9689
9689
9591
8763
9138
9841
9306
9042
8798
8682
8824
8646
9253
6670
9879
8810
21
22
23
24
25
26
27
28
29
PARCEL A
PARCEL B
PARCEL C
PARCEL D
PARCEL E
PARCEL F
PARCEL G
9163
9217
8913
8907
9053
8925
10796
8226
6960
81446
2971
2903
3032
6586
17298
8588
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343.1 344.70.5%345.40.5%345.80.5%0.5%346.2HP 345.70.5%0.5%346.2HP 0.5%345.9
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6" CURB & GUTTER
WITH CITY STD.
DWY DETAIL CD-111 CURB & GUTTER
CURB & GUTTER 6" CURB & GUTTER
WITH CITY STD.
DWY DETAIL CD-111
6"
C
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&
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R=20'R=20'
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R=5'
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R=20'
R=20'
R=5'(TYP)
R=15'R=15'R=10'
R=10'
R=15' (TYP)
R=24'
R=46'
12'
T
R
A
I
L
12'
T
R
A
I
L
L
J
KR=15'
R=15'
R=4 0 '
R
=
40'
R=16'
R=15'
R=15'
R=14'
R =40'
R=40'
R=15'
R=15'
R=15'
R=15'
R=40'
R=
4
0
'
R=3'
R=5'(TYP)
NH LINE
NH14
NH15
NH14
NH LINE
M
96"SD (HM)
96"SD (HM)
EX.TOP OF BANK
78'
EX.TOP OF BANK
50'±
(EXISTING CANAL 2)
13' MIN.
VARIES
12' TRAIL 1'
MIN
12' TRAIL 11'+
LANDSCAPE(PROPOSED)
SECTION M-M
NTS
CANAL 2
EXIST
GROUND
FLOWLINE
EX GROUND
PROPOSED
GROUND
10'±
LANDSCAPE
ALAMEDA COUNTY ZONE 7 PARCEL
3:1 SLO
P
E3:1
S
L
O
P
E
WETLAND BENCH
ZONE 7 ACCESS
EASEMENT
ZONE 7 ACCESS
BU
I
L
D
I
N
G
F
A
C
E
BU
I
L
D
I
N
G
F
A
C
E
P
R
O
P
O
S
E
D
T
O
P
O
F
B
A
N
K
NEIGHBORHOODS 7/8NEIGHBORHOODS 14/15
P/L P/L
12' TRAIL AND
LANDSCAPE AREA
HOA MAINTAINED
12' TRAIL AND
LANDSCAPE AREA
HOA MAINTAINED
HOA PARCEL HOA PARCEL
RIPARIAN LANDSCAPE WITHIN THE ZONE 7 CHANNEL
PARCEL AND WITHIN THE BUFFER AREAS SHALL BE
SUBJECT TO REVIEW/APPROVAL BY ZONE 7. (TO BE
DETAILED ON LANDSCAPE PLANS BY GATES
ASSOCIATES/CARDNO)
20' ZONE 7 ACCESS EASEMENT
(RIPARIAN PLANTING)
*
*
NOTES:
1. SEE SHEET 6.5 FOR ADDITIONAL CROSS SECTIONS.
NOTE: THE FINAL CIVIL DESIGN AND LANDSCAPE DESIGN OF CANAL
2 IMPROVEMENTS: THE PAVED ACCESS TRAIL, PLANTING WITHIN
ZONE 7'S OWNERSHIP PARCEL FOR CANAL 2 AND WITHIN THE 20FT
ACCESS EASEMENT SHALL BE SUBJECT TO REVIEW AND APPROVAL BY
ZONE 7.
C
C
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C C
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EX 12"SS EX 12"SS EX 8"SS
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INV 336.0
EX INV 336.0
INV 335.6INV 335.6
EX INV 335.6
INV 335.8
INV 335.8
INV 339.1
INV 339.1
INV 336.3INV 336.3
INV 336.3
INV 337.5INV 337.5
INV 337.5
INV 339.0
INV 339.0
INV 337.2INV 337.2INV 337.2
INV 337.2
INV 338.0
INV 335.2
INV 334.2INV 334.2
INV 334.1
INV 337.3INV 337.3
INV 337.3
INV 341.0
INV 338.0
INV 334.9
INV 338.5INV 338.0
INV 333.4INV 333.5
INV 333.4
EX INV 332.2
12
"
S
D
12
"
S
D
NH LINE
NH14 NH15
NH14
NH LINE
96"SD (HM)
96"SD (HM)
C C C
45°
45°
90°
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45°45°
45°
90°
45°
45°
45°
45°
SS
LATERAL
(TYP)
FIRE LATERAL
(TYP)
SS
LATERAL
w/
CLEANOUT
POTABLE
WATER
LATERAL &
METER (TYP)
POTABLE WATER
LATERAL FOR 3
WATER METERS
(TYP) PER DSRSD
DETAIL W-24B
8
"
W
8"W
8
"
S
S
8"SS
8"SS
SS
LATERAL
w/
CLEANOUT
FI
R
E
S
E
R
V
I
C
E
DDC/BF DDC/BF FS
PRIVATE
SS
CLEANOUT
PRIVATE
POTABLE
WATER
LATERAL (TYP)
2"
W
2"
W
6"
S
S
PRIVATE
SS
CLEANOUT
PRIVATE
POTABLE
WATER
LATERAL (TYP)
2"
W
2"
W
6"
S
S
POTABLE WATER
LATERAL FOR 3
WATER METERS
(TYP) PER DSRSD
DETAIL W-24B
GAS SERVICE
FOR 2
BUILDINGS
(TYP)
PRIVATE SS
LATERAL w/
CLEANOUT
(TYP)
PRIVATE SS
LATERAL w/
CLEANOUT
(TYP)
ELECTRIC
SERVICE TO
2 BUILDINGS
(TYP)
JOINT TRENCH (MAIN LINE)
INV 341.0
TYPICAL UTILITY CONNECTION DETAIL
COURT Y
IR
O
N
H
O
R
S
E
P
A
R
K
W
A
Y
CENTRAL PARKWAY
ST
R
E
E
T
A
A
ST
R
E
E
T
D
D
STREET BB
STREET CC
CO
U
R
T
V
CO
U
R
T
W
CO
U
R
T
X
COURT Y
NH 7 & 8
DM
A
#
5
DM
A
#
6
DMA #20
DMA #22
DMA #32 DMA #31
DMA #24
DMA #25
DMA #30 DMA #29 DMA #28
DMA #26
DMA #14
AR
N
O
L
D
R
O
A
D
NH7
NH10
DMA #13
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90°
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90°
45°45°
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90°
45°
45°
45°
45°
DMA #16
DMA #15
DM
A
#
3
DM
A
#
1
DM
A
#
2
DM
A
#
4
DM
A
#
7
DM
A
#
8
DM
A
#
9
DM
A
#
1
0
DM
A
#
1
1
DM
A
#
1
2
DMA #19 DMA #18
DMA #21
DMA #23
DMA #17
DMA #34
DMA #39
DMA #27
DMA #33 DMA #35 DMA #36 DMA #38DMA #37
DMA
#
4
0
DMA #41
#1
#2 #3
#20
#21
#19 #18
#23 #24#22
#17
#4
#5 #6
#7 #8
#9
#10
#11
#12
#13
#14
#16 #15
#27
#26#25
#29#30#31#32 #28
#41
#33 #34
#39
#38#37#36#35
DMA
IMPERVIOUS
AREA (SF)
PERVIOUS
AREA (SF)
TOTAL AREA
(SF)
EFFECTIVE
IMPERVIOUS AREA
(SF)
TREATMENT AREA
REQUIRED (SF)
TREATMENT AREA
PROVIDED (SF)
1 3,949 2,141 6,090 4,164 167 200
2 7,511 2,964 10,475 7,807 312 420
3 7,821 2,964 10,785 8,117 325 326
4 2,829 1,994 4,823 3,028 121 122
5 1,767 0 1,767 1,767 71 72
6 5,365 1,376 6,741 5,503 220 220
7 8,317 3,123 11,440 8,630 345 444
8 8,501 3,176 11,677 8,818 353 378
9 5,931 3,649 9,580 6,296 252 260
10 7,906 4,026 11,932 8,308 332 357
11 5,658 3,908 9,566 6,049 242 244
12 5,658 3,059 8,717 5,964 239 240
13 8,723 3,934 12,656 9,116 365 564
14 12,661 6,961 19,622 13,357 534 535
15 5,403 2,784 8,187 9,687 387 390
16 15,223 5,991 21,214 15,822 633 668
17 7,906 8,206 16,112 8,727 349 496
18 5,544 5,305 10,849 6,075 243 400
19 4,268 3,891 8,159 4,657 186 280
20 994 635 1,629 1,058 42 48
21 10,425 3,123 13,547 1,629 65 355
22 1,750 566 2,317 1,629 65 86
23 6,368 2,259 8,628 6,594 264 303
24 12,623 3,397 16,020 12,963 519 547
25 10,146 4,047 14,193 10,551 422 422
26 11,291 4,369 15,660 11,728 469 504
27 5,285 1,176 6,461 5,403 216 220
28 4,450 0 4,450 4,450 178 178
29 3,110 0 3,110 3,110 124 124
30 1,481 0 1,481 1,481 59 80
31 3,106 0 3,106 3,106 124 124
32 4,062 0 4,062 4,062 162 162
33 2,829 1,211 4,040 2,950 118 118
34 5,658 2,762 8,420 5,934 237 238
35 5,658 2,745 8,403 5,932 237 238
36 5,658 2,722 8,380 5,930 237 238
37 5,658 4,173 9,831 6,075 243 245
38 5,658 4,093 9,751 6,067 243 244
39 7,365 6,564 13,929 8,021 321 353
40 6,320 6,139 12,459 6,934 277 280
41 4448 2,064 6,512 4,654 186 190
NOTES:
1.THE CALCULATIONS SHOWN IN TABLE HEREON ARE BASED ON ALAMEDA COUNTY CLEAN WATER PROGRAM, C.3
STORMWATER TECHNICAL GUIDANCE JANUARY 1, 2015.
2.EFFECTIVE IMPERVIOUS AREA = IMPERVIOUS AREA + 10% OF PERVIOUS AREA
3.RAINFALL INTENSITY = 0.2 IN/HR
4.BIORETENTION SOIL MIX TO HAVE A MINIMUM 5 IN/HR INFILTRATION RATE
5.THE TREATMENT AREA REQUIRED IS BASED ON A SIZING CRITERIA OF (0.2 IN/HR)/(5 IN/HR)=0.04
6.INTERCEPTOR TREES WILL BE IDENTIFIED IN DESIGN TO REDUCE THE EFFECTIVE IMPERVIOUS AREA.
DRAINAGE MANAGEMENT AREA #4
C.3 WATER QUALITY TREATMENT FACILITY #4
BIO-RETENTION C.3 SWQ TREATMENT FACILITY
SILVA CELL C.3 SWQ TREATMENT FACILITY
LIMITS OF DRAINAGE MANAGEMENT AREAS
DMA #4
#4
C/L
52' PUE, PAE, DSRSD, EVAE
42'
5'8'13'
TRAVEL WAY
AC
AB
CURB & GUTTER,
SEE DETAIL ON
SHEET 0.3
CURB & GUTTER,
SEE DETAIL ON
SHEET 0.3
P/L
F/C
0.5'
B/C
13'
TRAVEL WAY
6' PUE
C/L
44' PUE, PAE, DSRSD, EVAE
34'
8'
PARKING
13'
TRAVEL WAY
AC
AB
CURB & GUTTER,
SEE DETAIL ON
SHEET 0.3
CURB & GUTTER,
SEE DETAIL ON
SHEET 0.3
P/L
F/C
0.5'
B/C
5'13'
TRAVEL WAY
P/L
F/C
0.5'
B/C
6' MIN
B/C
C/L
13'5'
S/W
P/L
36' PUE, PAE, DSRSD, EVAE
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
AC
AB
F/C
0.5'
13'5'
S/W
P/L
F/C
0.5'B/C
PUE
(3' MIN)
PUE
(3' MIN)
B/C
C/L
13'5'
S/W
P/L
36' PUE, PAE, DSRSD, EVAE
AC
AB
F/C
0.5'
13'5'
S/W
P/L
AC
F/C
0.5'B/C
3'
PUE 3'
PUE
ROLLED CURB,
SEE DETAIL
ON SHEET 0.3
ROLLED CURB,
SEE DETAIL
ON SHEET 0.3
BUILDINGBUILDING
SECTION A-A
NTS
STREET AA
SECTION B-B
NTS
STREET BB
BUILDING BUILDING
SECTION C-C
NTS
STREET AA
GARAGE FLR.
5'± DWY
APRON
GARAGE FLR.
5'± DWY
APRON
SECTION D-D
NTS
STREET CC
BUILDING
PUE
5'8'
P/L
F/C
0.5'
B/C
3'
PUE
BUILDING
S/W S/WPARKINGPARKING
NOTE:
CITY STANDARD DETAIL CD-111
"DEPRESSED DRIVEWAY APPROACH"
TO BE USED FOR PRIVATE ALLEYS
AND INDIVIDUAL DRIVEWAYS
NOTE:
CITY STANDARD DETAIL CD-111
"DEPRESSED DRIVEWAY APPROACH"
TO BE USED FOR PRIVATE ALLEYS
AND INDIVIDUAL DRIVEWAYS
6' MIN
3'
S/W
5'
PUE
3'
S/W
55' PUE, PAE, DSRSD, EVAE
44'
6'
S/W
18'
PERPENDICULAR PARKING
13'
TRAVEL WAY
P/L
C/L
13'
TRAVEL WAY
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
ROLLED CURB WITH
SPILL GUTTER,
SEE DETAIL ON
SHEET 0.3
AC
AB
F/CF/C
P/L
0.5'B/C0.5'B/C
5'
S/W
25' PUE, PAE, DSRSD, EVAE
24'
0.5'
GARAGE FLR.
AC
AB
C/L0.5'
3.5'± DWY
APRON
ROLLED CURB,
SEE DETAIL ON
SHEET 0.3
12'12'
P/LP/L
F/CF/C
6" VERTICAL CURB,
SEE DETAIL
ON SHEET 0.3
BUILDING
DISTANCE
VARIES
C/L
44' PUE, PAE, DSRSD, EVAE
34'
5'13'
TRAVEL WAY
AC
AB
CURB & GUTTER,
SEE DETAIL ON
SHEET 0.3
CURB & GUTTER,
SEE DETAIL ON
SHEET 0.3
P/L
F/C
0.5'
B/C
5'13'
TRAVEL WAY
P/L
F/C
0.5'
B/C
6' PUE 3'
PUE 21' PUE, PAE, DSRSD, EVAE
0.5'0.5'
20'
FLUSH CURB,
SEE DETAIL
ON SHEET 0.3
GARAGE FLR.GARAGE FLR.
DWY APRON
(3.5'±)
AC
AB
ROLLED CURB,
SEE DETAIL
ON SHEET 0.3
F/C
P/L
F/C
P/L
SECTION E-E
NTS
STREET CC
BUILDINGBUILDING
SECTION F-F
NTS
COURT Y
SECTION G-G
NTS
STREET DD
GARAGE FLR.
18' DWY
SECTION H-H
NTS
COURT V, COURT W AND COURT X
DWY APRON
(3.5'±)
8'
S/W PARKING S/W
C/L
43' PUE, PAE, DSRSD, EVAE
33'
5'7'13'
TRAVEL WAY
AC
AB
CURB & GUTTER,
SEE DETAIL ON
SHEET 0.3
CURB & GUTTER,
SEE DETAIL ON
SHEET 0.3
P/L
F/C
0.5'
B/C
5'13'
TRAVEL WAY
P/L
F/C
0.5'
B/C
6' PUE
BUILDINGBUILDING
SECTION I-I
NTS
STREET BB
6' PUE
S/W S/WPARKING
C/L
R/W R/W
6'
PSE
6'
PSE
77' RIGHT OF WAY
10'8'6'11'12'11'6'5'8' SW
6'6'
SW WITH
TREE WELLS
PARALLEL
PARKING
BIKE
LANE
TRAVEL WAY DUAL TURN LANE TRAVEL WAY BIKE
LANE
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
AC
AB
BUILDING
IN NBHD 14
SCHOOL
PAVEMENT EDGE
DRAIN, SEE DETAIL
ON SHEET 0.3
F/C F/C
54'
PAVEMENT EDGE
DRAIN, SEE DETAIL
ON SHEET 0.3
B/C 0.5'B/C0.5'
C/L
RW
6'
PSE
14'6'5'8' SW
TRAVEL WAY BIKE
LANE
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
AC
AB
PWAY
3'5'-21'12'12'6'5'8'
6' PSE
MEDIAN ISLAND (8'-24')
SPILL CURB, SEE
DETAIL SHEET 0.3
LEFT TURN LANERIGHT TURN
TRAVEL LANE
BIKE
LANE
PWAYS/W
RW
84'-100' RIGHT OF WAY
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
PAVEMENT EDGE
DRAIN, SEE DETAIL
ON SHEET 0.3
PAVEMENT EDGE
DRAIN, SEE DETAIL
ON SHEET 0.3
B/C0.5'
B/C 0.5'
N16
N14
BUILDING
IN NBHD 14
SECTION J-J
NTS
CENTRAL PARKWAY
SECTION K-K
NTS
CENTRAL PARKWAY
10'8'5'10'10'8'5'5'
6'
PSE
61' RIGHT OF WAY
BUILDINGS
IN NBHD 10
6'
PSE
BUILDING
IN NBHD'S
14 AND 15
C/L
R/W R/W
SW PWAY PARKING TRAVEL LANE TRAVEL LANE PARKING PWAY TRAIL
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
AC
AB
36'
FC FC
0.5'
B/C
0.5'
B/C
PAVEMENT EDGE DRAIN,
SEE DETAIL ON SHEET 0.3
SECTION L-L
NTS
IRON HORSE PARKWAY NTS
ARNOLD ROAD
12'6'
TRAVEL LANEBIKE
LANE
EX RW
PAVEMENT EDGE
DRAIN, SEE DETAIL
ON SHEET 0.3
AC
AB
30' ESMT
13' BUFFER
12' TRAIL
PAE, ZONE 7
MAINT ESMT7' MIN
BUILDINGS
IN NBHD 14
14'
DRAINAGE AT
LOW POINT
7'±5.5'
S/W
FC
0.5'
B/C
EX GROUND EX
HEADWALL
EX AC
PVMT
EX CANAL 2
ZONE 7 PARCEL PLPL
CCCCCC
CCC
CCCCC
C
UP
UP
UP
WING C
WING B
WING A341.6'F.F.E.
341.3'F.F.E.
341.5'F.F.E.
44944449
4
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4
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4
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4
4
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4 94999
9944494494994
4
4 4444449
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4
9
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9
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99994444
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AC
PLAN 1
PLAN 2ACPLAN 3
AC
ACPLAN 1
PLAN 2
ACPLAN 3AC
AC
PLAN 1
PLAN 2AC
PLAN 3AC
AC
PLAN 1
PLAN 2ACACPLAN 1PLAN 2AC
PLAN 2ACACPLAN 1PLAN 2ACPLAN 3AC
ACPLAN 1 PLAN 2ACPLAN 3ACPLAN 3AC
PLAN 2AC AC PLAN 1PLAN 3AC
PLAN 2ACPLAN 3AC
ACPLAN 1 PLAN 2ACPLAN 3ACPLAN 2AC
PLAN 2
ACPLAN 3AC
PLAN 3AC
PLAN 3ACACPLAN 1
PLAN 3AC
ACPLAN 1
PARCEL J
PARCEL
K
PLAN 1B
PLAN 1B
PLAN 1B
PLAN 1B
PLAN 1B
CCC
CC
C
C
CCCCC
CCCC
C
CC CC
CCC
PLAN 2B
PLAN 2B
PLAN 2B
PLAN 2B
PLAN 2B
ElectricGas
Fire CommandCenter
ElectricGas
Fire CommandCenter
ABBREVIATION
B/C BACK OF CURB
BNDY BOUNDARY
BW BOTTOM OF WALL
B/W BACK OF SIDEWALK
C/L CENTERLINE
DMA DRAINAGE MANAGEMENT
AREA
DSRSD DUBLIN SAN RAMON SERVICES
DISTRICT
ESMT EASEMENT
EVAE EMERGENCY VEHICLE ACCESS
EASEMENT
EVA EMERGENCY VEHICLE ACCESS
F/C FACE OF CURB
FF FINISHED FLOOR
GL GARAGE LIP
HOA HOMEOWNERS' ASSOCIATION
L/S LANDSCAPE
LSE LANDSCAPE EASEMENT
NH NEIGHBORHOOD
P PAD GRADE
PAE PRIVATE ACCESS EASEMENT
PH PHASE
PAE PRIVATE ACCESS EASEMENT
P/L PROPERTY LINE
PSE PUBLIC SERVICE EASEMENT
PUE PUBLIC UTILITY EASEMENT
RW WATER LINE (RECLAIMED)
R/W RIGHT OF WAY
SD STORM DRAIN
SDE STORM DRAIN EASEMENT
SS SANITARY SEWER
SSE SANITARY SEWER EASEMENT
SW SIDEWALK
S/W SIDEWALK
TC TOP OF CURB
TFC TOP OF FLUSH CURB
TRC TOP OF ROLLED CURB ELEVATION
TSRC TOP OF SPILL ROLLED
CURB ELEVATION
TW TOP OF WALL
W WATER LINE (DOMESTIC)
WLE WATER LINE EASEMENT
LOCATION MAP
NOT TO SCALE
VICINITY MAP
HO
P
Y
A
R
D
RO
A
D
DO
U
G
H
E
R
T
Y
RO
A
D
SA
N
R
A
M
O
N
V
A
L
L
E
Y
I-
6
8
0
BL
V
D
.
RO
A
D
GLEASONDRIVETA
S
S
A
J
A
R
A
R
O
A
D
PLEASANTON
DR
I
V
E
HAC
I
E
N
D
A
SANT
A
R
I
T
A
ROA
D
I-580
DUBLINBOULEVARD
CENTRALPARKWAY
EL
C
H
A
R
R
O
RO
A
D
FA
L
L
O
N
DUBLIN
ALAMEDA C
O
U
N
T
YCONTRA COS
T
A
C
O
U
N
T
Y
ROAD
N.
CANYO
N
S
PARKW
A
YCOLLIERCANYON
DO
O
L
A
N
RO
A
D
I-580
PROJECT SITE
AR
N
O
L
D
DR
I
V
E
SC
A
R
L
E
T
T
DR
I
V
E
INDEX OF TENTATIVE MAP SHEETS
SHEET DESCRIPTION
0.1 COVER SHEET
0.2 INDEX SHEET
0.3 DETAIL SHEET
0.4 DETAIL SHEET
TRACT 8360 (NH7-TRACT 8413, NH8-TRACT 8415) PH2
1.0 EXISTING CONDITIONS
1.1 TENTATIVE MAP
1.2 GRADING AND DRAINAGE PLAN
1.3 UTILITY PLAN
1.4 STORM WATER MANAGEMENT PLAN
1.5 SECTIONS AND DETAILS
TRACT 8361 (NH9) PH 2, TRACT 8362 (NH16) PH 3
2.0 EXISTING CONDITIONS
2.1 TENTATIVE MAP TRACT 8362
2.2 TENTATIVE MAP TRACT 8361
2.3 GRADING AND DRAINAGE PLAN
2.4 UTILITY PLAN
2.5 STORM WATER MANAGEMENT PLAN
2.6 SECTIONS AND DETAILS
TRACT 8363 (NH10) PH 2
3.0 EXISTING CONDITIONS
3.1 TENTATIVE MAP
3.2 GRADING AND DRAINAGE PLAN
3.3 UTILITY PLAN
3.4 STORM WATER MANAGEMENT PLAN
3.5 SECTIONS AND DETAILS
TRACT 8364 (NH11-TRACT 8410, NH12-TRACT 8411) PH 2,
TRACT 8365 (NH18) PH 3
4.0 EXISTING CONDITIONS
4.1 TENTATIVE MAP TRACT 8365
4.2 TENTATIVE MAP TRACT 8364
4.3 GRADING AND DRAINAGE PLAN
4.4 UTILITY PLAN
4.5 STORM WATER MANAGEMENT PLAN
4.6 SECTIONS AND DETAILS
TRACT 8366 (NH13) PH 2
5.0 EXISTING CONDITIONS
5.1 TENTATIVE MAP
5.2 GRADING AND DRAINAGE PLAN
5.3 UTILITY PLAN
5.4 STORM WATER MANAGEMENT PLAN
5.5 SECTIONS AND DETAILS
TRACT 8367 (NH14-TRACT 8414, NH15-TRACT 8412) PH 3
6.0 EXISTING CONDITIONS
6.1 TENTATIVE MAP
6.2 GRADING AND DRAINAGE PLAN
6.3 UTILITY PLAN
6.4 STORM WATER MANAGEMENT PLAN
6.5 SECTIONS AND DETAILS
TRACT 8368 (NH17) PH 3
7.0 EXISTING CONDITIONS
7.1 TENTATIVE MAP
7.2 GRADING AND DRAINAGE PLAN
7.3 UTILITY PLAN
7.4 STORM WATER MANAGEMENT PLAN
7.5 SECTIONS AND DETAILS
LEGEND
PROPOSEDEXISTING / BY OTHERS
BOUNDARY LINE
DRAINAGE MANAGEMENT AREA BOUNDARY
RIGHT OF WAY
TREATED STORM DRAIN, MANHOLE
AND DRAINAGE INLET
UNTREATED STORM DRAIN
YARD DRAIN
FIELD INLET
WATER LINE AND VALVES
WATER LINE (RECLAIMED)
SANITARY SEWER AND MANHOLE
PARCEL LINE
PAD GRADE
ELECTROLIER
FIRE HYDRANT
2:1 SLOPE UNLESS OTHERWISE
NOTED
RETAINING WALL
EARTH SWALE
NEIGHBORHOOD IN PHASE 2
NEIGHBORHOOD IN PHASE 3
NEIGHBORHOOD NOT A PART OF THIS
TENTATIVE MAP
NEIGHBORHOOD LINE
DIRECTION OF STORM WATER OVERLAND
RELEASE
SIDEWALK
SILVA CELL
BIO-RETENTION BASIN
STORMWATER TREATMENT FACILITY#3
TENTATIVE MAP NOTES:
1.OWNER: DUBLIN CROSSING, LLC
500 LA GONDA WAY, SUITE 100
DANVILLE, CA 94526
(925) 743-8000
CONTACT: NICOLE MOORE
2.APPLICANT: DUBLIN CROSSING, LLC
500 LA GONDA WAY, SUITE 100
DANVILLE, CA 94526
(925) 743-8000
CONTACT: NICOLE MOORE
3.ENGINEER/PLANNER:MACKAY & SOMPS
5142 FRANKLIN DR, SUITE B
PLEASANTON, CA 94588-3355
CONTACT: MARK McCLELLAN / COLETTE L'HEUREUX
(925) 225-0690
4.GEOTECHNICAL CONSULTANTS:BERLOGER STEVENS AND ASSOCIATES
5587 SUNOL BOULEVARD
PLEASANTON, CA 94588
CONTACT: BILL STEVENS
(925) 484-0220
5.AREA SUBJECT TO INUNDATION:A PORTION OF THIS PROPERTY LIES WITHIN ZONE AE
(BASE FLOOD ELEVATIONS DETERMINED) PER FLOOD INSURANCE
RATE MAP NUMBER 06001C0309G, EFFECTIVE DATE AUGUST 3, 2009.
6.SUBDIVIDED AREA:54.5± ACRES
7.ASSESSOR'S PARCEL NUMBER: PORTION OF 986-1-1-19
8.WATER/SEWER SYSTEM: TO BE INSTALLED IN CONFORMANCE WITH DUBLIN
SAN RAMON SERVICES DISTRICT(DSRSD) STANDARDS.
9.DRAINAGE:TO BE INSTALLED IN CONFORMANCE WITH CITY OF DUBLIN
STANDARDS.
10.GAS & ELECTRICITY:TO BE INSTALLED IN CONFORMANCE WITH
STANDARDS OF PACIFIC GAS AND ELECTRIC CO.
11.TELEPHONE:TO BE INSTALLED IN CONFORMANCE WITH STANDARDS OF AT&T.
12.CABLE:TO BE INSTALLED IN CONFORMANCE WITH STANDARDS OF COMCAST.
13.STREET IMPROVEMENTS:PER CITY OF DUBLIN STANDARDS AND P.D. APPROVALS.
STREETS TO BE PRIVATE.
14.EXISTING ZONING:DUBLIN CROSSING ZONING DISTRICT
15.EXISTING LAND USE:MILITARY
16.PROPOSED LAND USE:MEDIUM TO MEDIUM HIGH DENSITY RESIDENTIAL
17.TOPOGRAPHIC INFORMATION SHOWN IS BASED ON AERIAL SURVEY PREPARED IN JULY 2012.
18.UTILITY SIZES AND LOCATION, STREET GRADES AND LOT DIMENSIONS ARE PRELIMINARY AND SUBJECT TO
FINAL ENGINEERING DESIGN AND HOUSE PLOTTING.
19.DEVELOPER RESERVES THE RIGHT TO RECORD MULTIPLE FINAL MAPS AND/OR CONVEYANCE MAPS
(PARCEL MAPS) ON THIS PROPERTY.
20.IT IS THE INTENT OF THE DEVELOPER TO FILE CONDOMINIUM PLANS FOR THE CONDOMINIUM UNITS AFTER
THE FINAL MAP APPROVAL.
21.GROSS AREA/ TOTAL NUMBER OF UNITS:
PH 2 TRACT 8360- NH7,NH8 12.67 ACRES 224 UNITS
TRACT 8361- NH9 3.36 ACRES 48 UNITS
TRACT 8363- NH10 5.97 ACRES 102 UNITS
TRACT 8364- NH11,NH12 8.08 ACRES 89 UNITS
TRACT 8366- NH13 6.17 ACRES 45 UNITS
PH 3 TRACT 8367- NH14,NH15 8.84 ACRES 158 UNITS
TRACT 8362- NH16 3.14 ACRES 48 UNITS
TRACT 8368- NH17 3.01 ACRES 37 UNITS
TRACT 8365- NH18 3.23 ACRES 40 UNITS
TOTAL:791 UNITS
22.EXTERNAL SUBDIVISION IMPROVEMENTS THAT MUST OCCUR WITH PHASE 2-3, PER EXHIBIT I OF THE
DEVELOPMENT AGREEMENT:
PHASE 2
·DUBLIN BOULEVARD AND IRON HORSE PARKWAY INTERESECTION
·SCARLETT DRIVE EXTENSION / WIDENING BETWEEN DOUGHERTY DRIVE AND SOUTHERLY BOUNDARY OF
PHASE 2 PARCEL
PHASE 3
·ARNOLD ROAD WIDENING
·ARNOLD ROAD AND CENTRAL PARKWAY SIGNAL MODIFCATIONS
·DUBLIN BOULEVARD AUXILIARY LANE
·DUBLIN BOULEVARD AND ARNOLD ROAD INTERSECTON
·SCARLETT DRIVE EXTENSION BETWEEN SOUTHERLY BOUNDARY OF PHASE 2 PARK PARCEL AND DUBLIN
BOULEVARD
9 6
5
PARCEL B
11 10
8 7
1
2
PARCEL C
3
412
13
14
15
1716
PARCEL A
PARCEL D
TRACT 8364
NH11 & NH12
LARGE LOT MAP
SEE SHEET 4.0
TRACT 8365
NH18
SEE SHEET 4.0
TRACT 8361
NH9
SEE SHEET 2.0
TRACT 8362
NH16
SEE SHEET 2.0
TRACT 8360
NH7 & NH8
LARGE LOT MAP
SEE SHEET 1.0
TRACT 8367
NH14 & NH15
LARGE LOT MAP
SEE SHEET 6.0
TRACT 8363
NH10
SEE SHEET 3.0
TRACT 8366
NH13
SEE SHEET 5.0
TRACT 8368
NH17
SEE SHEET 7.0 AR
N
O
L
D
R
O
A
D
IR
O
N
H
O
R
S
E
P
A
R
K
W
A
Y
CENTRAL PARKWAY
ST
E
R
L
I
N
G
S
T
R
E
E
T
NUGGET WAY
HORIZON PARKWAY
FUTURE SCHOOL SITE
HORIZON PARKWAY
DUBLIN BOULEVARD
TRACT 8306
NH1 & NH2
TRACT 8307
NH3
TRACT 8309
NH5 & NH6
FUTURE PARK
CO
L
U
M
B
U
S
S
T
R
E
E
T
EL DORADO LANE
EL
D
O
R
A
D
O
L
A
N
E
TRACT 8308
NH4
TRACT 8411
NH12
SEE SHEET 4.0
TRACT 8410
NH11
SEE SHEET 4.0
TRACT 8412
NH15
SEE SHEET 6.0
TRACT 8414
NH14
SEE SHEET 6.0
TRACT 8415
NH8
SEE SHEET 1.0
TRACT 8413
NH7
SEE SHEET 1.0
INDEX SHEET
1" = 100'
GA
L
E
N
A
S
T
R
E
E
T
CAN
A
L
2
LEGEND
NEIGHBORHOOD IN PHASE 2
NEIGHBORHOOD IN PHASE 3
TRACT BOUNDARY
NEIGHBORHOOD LINE
NTS
6" CURB & GUTTER
R=1"R=1/2"
1/2"
TOP OF CURB
ELEVEVATION
(TC)
TOOLED
EDGE
3/4"
CLASS 2
AGGREGATE BASE
AC
PVMT
NTS
6" CURB & GUTTER
R=1"R=1/2"
1/2"
TOP OF CURB
ELEVEVATION
(TC)
TOOLED
EDGE
3/4"
CLASS 2
AGGREGATE BASE
AC
PVMT
NTS
6" CURB & GUTTER
R=1"R=1/2"
1/2"
TOP OF CURB
ELEVEVATION
(TC)
TOOLED
EDGE
3/4"
CLASS 2
AGGREGATE BASE
AC
PVMT
NTS
6" CURB & GUTTER
R=1"R=1/2"
1/2"
TOP OF CURB
ELEVEVATION
(TC)
TOOLED
EDGE
3/4"
CLASS 2
AGGREGATE BASE
AC
PVMT
NTS
6" CURB & GUTTER
R=1"R=1/2"
1/2"
TOP OF CURB
ELEVEVATION
(TC)
TOOLED
EDGE
3/4"
CLASS 2
AGGREGATE BASE
AC
PVMT
NTS
6" CURB & GUTTER
R=1"R=1/2"
1/2"
TOP OF CURB
ELEVEVATION
(TC)
TOOLED
EDGE
3/4"
CLASS 2
AGGREGATE BASE
AC
PVMT
NTS
6" CURB & GUTTER
R=1"R=1/2"
1/2"
TOP OF CURB
ELEVEVATION
(TC)
TOOLED
EDGE
3/4"
CLASS 2
AGGREGATE BASE
AC
PVMT
NTS
6" CURB & GUTTER
R=1"R=1/2"
1/2"
TOP OF CURB
ELEVEVATION
(TC)
TOOLED
EDGE
3/4"
CLASS 2
AGGREGATE BASE
AC
PVMT
R
NTS
4" ROLLED CURB WITH SPILL GUTTER
NTS
FA
C
E
O
F
C
U
R
B
CLASS 2
AGGREGATE BASE
AC
PVMT
TOP OF SPILL
ROLLED CURB
ELEVATION (TSRC)
R=0.5"
R=6"
R=0.5"
R=24"
4" ROLLED CURB WITH SPILL GUTTER
NTS
4" ROLLED CURB WITH SPILL GUTTER
NTS
FA
C
E
O
F
C
U
R
B
CLASS 2
AGGREGATE BASE
AC
PVMT
TOP OF SPILL
ROLLED CURB
ELEVATION (TSRC)
R=0.5"
R=6"
R=0.5"
R=24"
4" ROLLED CURB WITH SPILL GUTTER
NTS
4" ROLLED CURB WITH SPILL GUTTER
NTS
FA
C
E
O
F
C
U
R
B
CLASS 2
AGGREGATE BASE
AC
PVMT
TOP OF SPILL
ROLLED CURB
ELEVATION (TSRC)
R=0.5"
R=6"
R=0.5"
R=24"
4" ROLLED CURB WITH SPILL GUTTER
NTS
4" ROLLED CURB WITH SPILL GUTTER
NTS
FA
C
E
O
F
C
U
R
B
CLASS 2
AGGREGATE BASE
AC
PVMT
TOP OF SPILL
ROLLED CURB
ELEVATION (TSRC)
R=0.5"
R=6"
R=0.5"
R=24"
4" ROLLED CURB WITH SPILL GUTTER
NTS
4" ROLLED CURB WITH SPILL GUTTER
NTS
FA
C
E
O
F
C
U
R
B
CLASS 2
AGGREGATE BASE
AC
PVMT
TOP OF SPILL
ROLLED CURB
ELEVATION (TSRC)
R=0.5"
R=6"
R=0.5"
R=24"
4" ROLLED CURB WITH SPILL GUTTER
NTS
4" ROLLED CURB WITH SPILL GUTTER
NTS
FA
C
E
O
F
C
U
R
B
CLASS 2
AGGREGATE BASE
AC
PVMT
TOP OF SPILL
ROLLED CURB
ELEVATION (TSRC)
R=0.5"
R=6"
R=0.5"
R=24"
4" ROLLED CURB WITH SPILL GUTTER
NTS
4" ROLLED CURB WITH SPILL GUTTER
NTS
FA
C
E
O
F
C
U
R
B
CLASS 2
AGGREGATE BASE
AC
PVMT
TOP OF SPILL
ROLLED CURB
ELEVATION (TSRC)
R=0.5"
R=6"
R=0.5"
R=24"
4" ROLLED CURB WITH SPILL GUTTER
NTS
4" ROLLED CURB WITH SPILL GUTTER
NTS
FA
C
E
O
F
C
U
R
B
CLASS 2
AGGREGATE BASE
AC
PVMT
TOP OF SPILL
ROLLED CURB
ELEVATION (TSRC)
R=0.5"
R=6"
R=0.5"
R=24"
4" ROLLED CURB WITH SPILL GUTTER3" ROLLED CURB AND GUTTER
NTS
FA
C
E
O
F
C
U
R
B
GU
T
T
E
R
F
L
O
W
L
I
N
E
R=24"
TOP OF ROLLED
CURB ELEVATION
(TRC)AC
PVMT
CLASS 2
AGGREGATE BASE
R=0.5"
R=0.5"
R=24"
3" ROLLED CURB AND GUTTER
NTS
FA
C
E
O
F
C
U
R
B
GU
T
T
E
R
F
L
O
W
L
I
N
E
R=24"
TOP OF ROLLED
CURB ELEVATION
(TRC)AC
PVMT
CLASS 2
AGGREGATE BASE
R=0.5"
R=0.5"
R=24"
3" ROLLED CURB AND GUTTER
NTS
FA
C
E
O
F
C
U
R
B
GU
T
T
E
R
F
L
O
W
L
I
N
E
R=24"
TOP OF ROLLED
CURB ELEVATION
(TRC)AC
PVMT
CLASS 2
AGGREGATE BASE
R=0.5"
R=0.5"
R=24"
3" ROLLED CURB AND GUTTER
NTS
FA
C
E
O
F
C
U
R
B
GU
T
T
E
R
F
L
O
W
L
I
N
E
R=24"
TOP OF ROLLED
CURB ELEVATION
(TRC)AC
PVMT
CLASS 2
AGGREGATE BASE
R=0.5"
R=0.5"
R=24"
3" ROLLED CURB AND GUTTER
NTS
FA
C
E
O
F
C
U
R
B
GU
T
T
E
R
F
L
O
W
L
I
N
E
R=24"
TOP OF ROLLED
CURB ELEVATION
(TRC)AC
PVMT
CLASS 2
AGGREGATE BASE
R=0.5"
R=0.5"
R=24"
3" ROLLED CURB AND GUTTER
NTS
FA
C
E
O
F
C
U
R
B
GU
T
T
E
R
F
L
O
W
L
I
N
E
R=24"
TOP OF ROLLED
CURB ELEVATION
(TRC)AC
PVMT
CLASS 2
AGGREGATE BASE
R=0.5"
R=0.5"
R=24"
3" ROLLED CURB AND GUTTER
NTS
FA
C
E
O
F
C
U
R
B
GU
T
T
E
R
F
L
O
W
L
I
N
E
R=24"
TOP OF ROLLED
CURB ELEVATION
(TRC)AC
PVMT
CLASS 2
AGGREGATE BASE
R=0.5"
R=0.5"
R=24"
3" ROLLED CURB AND GUTTER
NTS
FA
C
E
O
F
C
U
R
B
GU
T
T
E
R
F
L
O
W
L
I
N
E
R=24"
TOP OF ROLLED
CURB ELEVATION
(TRC)AC
PVMT
CLASS 2
AGGREGATE BASE
R=0.5"
R=0.5"
R=24"
NTS
3" PERFORATED
PVC PIPE
CURB AND
GUTTER
PAVEMENT EDGE SUBDRAIN
(IN PUBLIC STREETS)
NTS
3" PERFORATED
PVC PIPE
CURB AND
GUTTER
PAVEMENT EDGE SUBDRAIN
(IN PUBLIC STREETS)
NTS
3" PERFORATED
PVC PIPE
CURB AND
GUTTER
PAVEMENT EDGE SUBDRAIN
(IN PUBLIC STREETS)
NTS
3" PERFORATED
PVC PIPE
CURB AND
GUTTER
PAVEMENT EDGE SUBDRAIN
(IN PUBLIC STREETS)
NTS
3" PERFORATED
PVC PIPE
CURB AND
GUTTER
PAVEMENT EDGE SUBDRAIN
(IN PUBLIC STREETS)
NTS
3" PERFORATED
PVC PIPE
CURB AND
GUTTER
PAVEMENT EDGE SUBDRAIN
(IN PUBLIC STREETS)
NTS
3" PERFORATED
PVC PIPE
CURB AND
GUTTER
PAVEMENT EDGE SUBDRAIN
(IN PUBLIC STREETS)
NTS
3" PERFORATED
PVC PIPE
CURB AND
GUTTER
PAVEMENT EDGE SUBDRAIN
(IN PUBLIC STREETS)
R
FLUSH CURB
NTS
AC
PVMT
R=0.5"
CLASS 2
AGGREGATE BASE
CONC DWY
APRON
TOP OF FLUSH
CURB ELEVATION
(TFC)
FLUSH CURB
NTS
AC
PVMT
R=0.5"
CLASS 2
AGGREGATE BASE
CONC DWY
APRON
TOP OF FLUSH
CURB ELEVATION
(TFC)
FLUSH CURB
NTS
AC
PVMT
R=0.5"
CLASS 2
AGGREGATE BASE
CONC DWY
APRON
TOP OF FLUSH
CURB ELEVATION
(TFC)
FLUSH CURB
NTS
AC
PVMT
R=0.5"
CLASS 2
AGGREGATE BASE
CONC DWY
APRON
TOP OF FLUSH
CURB ELEVATION
(TFC)
FLUSH CURB
NTS
AC
PVMT
R=0.5"
CLASS 2
AGGREGATE BASE
CONC DWY
APRON
TOP OF FLUSH
CURB ELEVATION
(TFC)
FLUSH CURB
NTS
AC
PVMT
R=0.5"
CLASS 2
AGGREGATE BASE
CONC DWY
APRON
TOP OF FLUSH
CURB ELEVATION
(TFC)
FLUSH CURB
NTS
AC
PVMT
R=0.5"
CLASS 2
AGGREGATE BASE
CONC DWY
APRON
TOP OF FLUSH
CURB ELEVATION
(TFC)
FLUSH CURB
NTS
AC
PVMT
R=0.5"
CLASS 2
AGGREGATE BASE
CONC DWY
APRON
TOP OF FLUSH
CURB ELEVATION
(TFC)
6" VERTICAL CURB
NTS
CONC DWY
APRON
AC
PVMT
CLASS 2
AGGREGATE BASE
R=0.5"
TOP OF CURB
ELEVATION (TC)
6" VERTICAL CURB
NTS
CONC DWY
APRON
AC
PVMT
CLASS 2
AGGREGATE BASE
R=0.5"
TOP OF CURB
ELEVATION (TC)
6" VERTICAL CURB
NTS
CONC DWY
APRON
AC
PVMT
CLASS 2
AGGREGATE BASE
R=0.5"
TOP OF CURB
ELEVATION (TC)
6" VERTICAL CURB
NTS
CONC DWY
APRON
AC
PVMT
CLASS 2
AGGREGATE BASE
R=0.5"
TOP OF CURB
ELEVATION (TC)
6" VERTICAL CURB
NTS
CONC DWY
APRON
AC
PVMT
CLASS 2
AGGREGATE BASE
R=0.5"
TOP OF CURB
ELEVATION (TC)
6" VERTICAL CURB
NTS
CONC DWY
APRON
AC
PVMT
CLASS 2
AGGREGATE BASE
R=0.5"
TOP OF CURB
ELEVATION (TC)
6" VERTICAL CURB
NTS
CONC DWY
APRON
AC
PVMT
CLASS 2
AGGREGATE BASE
R=0.5"
TOP OF CURB
ELEVATION (TC)
6" VERTICAL CURB
NTS
CONC DWY
APRON
AC
PVMT
CLASS 2
AGGREGATE BASE
R=0.5"
TOP OF CURB
ELEVATION (TC)
6"
8"
15
"
12"
NTS
8" MEDIAN SPILL CURB
1"
R=12"
R=12"
1"
6"
MI
N
AC
TACK OIL TO
BOND AC & PCC
FINISH AC
FLUSH
PCC
6"
8"
15
"
12"
NTS
8" MEDIAN SPILL CURB
1"
R=12"
R=12"
1"
6"
MI
N
AC
TACK OIL TO
BOND AC & PCC
FINISH AC
FLUSH
PCC
6"
8"
15
"
12"
NTS
8" MEDIAN SPILL CURB
1"
R=12"
R=12"
1"
6"
MI
N
AC
TACK OIL TO
BOND AC & PCC
FINISH AC
FLUSH
PCC
6"
8"
15
"
12"
NTS
8" MEDIAN SPILL CURB
1"
R=12"
R=12"
1"
6"
MI
N
AC
TACK OIL TO
BOND AC & PCC
FINISH AC
FLUSH
PCC
6"
8"
15
"
12"
NTS
8" MEDIAN SPILL CURB
1"
R=12"
R=12"
1"
6"
MI
N
AC
TACK OIL TO
BOND AC & PCC
FINISH AC
FLUSH
PCC
6"
8"
15
"
12"
NTS
8" MEDIAN SPILL CURB
1"
R=12"
R=12"
1"
6"
MI
N
AC
TACK OIL TO
BOND AC & PCC
FINISH AC
FLUSH
PCC
6"
8"
15
"
12"
NTS
8" MEDIAN SPILL CURB
1"
R=12"
R=12"
1"
6"
MI
N
AC
TACK OIL TO
BOND AC & PCC
FINISH AC
FLUSH
PCC
6"
8"
15
"
12"
NTS
8" MEDIAN SPILL CURB
1"
R=12"
R=12"
1"
6"
MI
N
AC
TACK OIL TO
BOND AC & PCC
FINISH AC
FLUSH
PCC
NTS
VERTICAL CURB AND
FLUSH CURB TRANSITION
18" M
I
N
.
TRANS
I
T
I
O
N
DWY
~
~
AC PV
M
T
~
BLDG.
G
A
R
A
G
E
STRUC
T
U
R
E
S
=
0
.
5
%
(
M
I
N
)
VERTI
C
A
L
CURB
FLUSH
CURB
NTS
CURB
A
N
D
G
U
T
T
E
R
,
THEOR
E
T
I
C
A
L
T
O
P
AC PV
M
T
OF CU
R
B
CURB AND GUTTER AND
ROLLED CURB TRANSITION
TRC
B
E
G
/
E
N
D
T
R
A
N
S
B
E
G
/
E
N
D
T
R
A
N
S
3' TR
A
N
S
I
T
I
O
N
(TYP.
)
NTS
PRIVATE ALLEY
TRC
VE
R
T
I
C
A
L
C
U
R
B
FLUSH
C
U
R
B
TVC
2%
PRIVA
T
E
A
L
L
E
Y
ROLLE
D
C
U
R
B
& GUT
T
E
R
TFC
2'
T
R
A
N
S
.
TY
P
* FINAL ROADWAY STRUCTURAL SECTIONS
TO BE BASED ON ACTUAL FIELD R-VALUES
PRELIMINARY PAVEMENT DESIGN CHART
STREET NAME T.I.
96"
74"
5*20"
5*15"
4.53"5*8"
AC AB R-VALUE
HORIZON PARKWAY, CENTRAL PARKWAY, STERLING STREET
COLUMBUS STREET, IRON HORSE PARKWAY, ELDORADO LANE, GALENA STREET
NEIGBORHOOD PRIVATE STREETS, COURTS, AND ALLEYS
GUTTER
FLOWLINE
7.5% MAX
TOP OF RAMP
ROUNDED
SEE NOTE
BELOW
NOTE:COUNTER SLOPES OF ADJOINING GUTTERS AND ROAD SURFACES
IMMEDIATELY ADJACENT TO AND WITHIN 24 INCHES OF THE CURB SHALL
NOT BE STEEPER THAN 5.0%. GUTTER PAN SLOPE SHALL NOT EXCEED 5%.
CURB RAMP SECTION
NTS
NTS
CURB CUT OPENING
@ 20' O.C. (SEE
SECTION F-F)
STEEL REINFORCEMENT
(SEE STRUCTURAL
DESIGN BY OTHERS)
FC
PVMT EDGE SUBDRAIN
(SEE DETAIL HEREON)
DEEPENED CURB
1/4" LIP
@ GUTTER
BIO-RETENTION
AREA
IMPERMEABLE
ROOT BARRIER
3:1 M
A
X
.
4" PVC
PERFORATED SUBDRAIN
NOTES:
1.FOR CONSTRUCTION OF
BIO-RETENTION CELLS, DO
NOT EXCAVATE SOIL OVER
50 LINEAR FEET BEHIND
DEEPENED CURB.
2.ANY OPEN TRENCHES MUST
BE BACKFILLED WITHIN 48
HOURS.
5"CONCRETE W/ 3"
REBARS @ 18" O.C.
OVER NATIVE SOIL
OPTION 2 - BIO-RETENTION CELL
WITH DEEPENED CURB
SECTION E-E
NTS
CURB CUT OPENING
@ 20' O.C. (SEE
SECTION F-F)
STEEL REINFORCEMENT
(SEE STRUCTURAL
DESIGN BY OTHERS)
FC
PVMT EDGE SUBDRAIN
(SEE DETAIL HEREON)
DEEPENED CURB
1/4" LIP
@ GUTTER
BIO-RETENTION
AREA
IMPERMEABLE
ROOT BARRIER
3:1 M
A
X
.
4" PVC
PERFORATED SUBDRAIN
NOTES:
1.FOR CONSTRUCTION OF
BIO-RETENTION CELLS, DO
NOT EXCAVATE SOIL OVER
50 LINEAR FEET BEHIND
DEEPENED CURB.
2.ANY OPEN TRENCHES MUST
BE BACKFILLED WITHIN 48
HOURS.
5"CONCRETE W/ 3"
REBARS @ 18" O.C.
OVER NATIVE SOIL
OPTION 2 - BIO-RETENTION CELL
WITH DEEPENED CURB
SECTION E-E
ETENTETENT
4" PVC
PERFORATED
SUBDRAIN
CLASS 2 PERMEABLE MATERIAL
PER CALTRANS SPECIFICATIONS,
SECTION 68.
OVERFLOW
PIPE
TYPICAL BIO-RETENTION BASIN
NTS
STORMWATER TREATMENT AREA
12
"
18
"
6"
M
I
N
.
PO
N
D
I
N
G
1"
6"
2"
3:1
M
A
X
.3:1 MAX
.
NATIVE SOIL
SANDY LOAM WITH
INFILTRATION RATE
OF 5 IN/HR MIN
TOP OF
BASIN
OUTLET RISER
SECTION B-B
NTIONNTION
NTS
SIDEWALK 4" CONCRETE
SOLID DISTRIBUTION
LINE (UNTREATED)
4" AGGREGATE
BASE
DRAINAGE INLET
(UNTREATED)
AC PVMT
1.
2
5
'
GEOFABRIC
PERFORATED COLLECTION
LINE (TREATED)
12" HDPE RISER
WITH TRASH RACK
HDPE STORM DRAIN
(TREATED)
OVERFLOW AT
FREEBOARD ELEVATION
6"
18" SANDY LOAM WITH
INFILTRATION RATE
OF 5 IN/HR MIN.
12" CLASS 2
PERMEABLE MATERIAL
SOLID COLLECTION
LINE (TREATED)
PERFORATED DISTRIBUTION
LINE (UNTREATED)SILVA CELL (TYP)
SOLID DISTRIBUTION
LINE (UNTREATED)
TYPICAL SILVA CELL STORMWATER QUALITY TREATMENT
SECTION A-A
VOID
OVERFLOW RISER
FLOWS TO SD SYSTEM
TR
E
A
T
E
D
O
U
T
F
L
O
W
UN
T
R
E
A
T
E
D
I
N
F
L
O
W
CLEANOUT FOR
UNDERDRAIN
4" PERFORATED
UNDERDRAIN
BUBBLE UP
STRUCTURE WITH
COBBLE
TYPICAL BIO-RETENTION BASIN
3:
1
3:
1
DISTRIBUTION
PIPE (UNTREATED)
COLLECTION
PIPE (TREATED)
F/C
DRAINAGE INLET
SILVA CELL
(TYP)
HDPE SD PIPE
(TREATED)
FLOW
HDPE SD PIPE
(TREATED)
B/W
STORM DRAIN
(UNTREATED)
STORM DRAIN
(UNTREATED)
F
F
STA PER PLAN
CURB
C
U
T
-
O
U
T
24"
12'6"
6"
NTS
3/4=1'
6" VE
R
T
I
C
A
L
CURB
STREET
BIO-RETENTION
0.2'
BIORETENTION AREA
2'x2'
COBBLES
4"-6" DIA
AREA
SECTION F-F
F
F
STA PER PLAN
CURB
C
U
T
-
O
U
T
24"
12'6"
6"
NTS
3/4=1'
6" VE
R
T
I
C
A
L
CURB
STREET
BIO-RETENTION
0.2'
BIORETENTION AREA
2'x2'
COBBLES
4"-6" DIA
AREA
SECTION F-F
NTS
SIDEWALK 4" CONCRETE
SOLID DISTRIBUTION
LINE (UNTREATED)
4" AGGREGATE
BASE
DRAINAGE INLET
(UNTREATED)
AC PVMT
1.
2
5
'
GEOFABRIC
PERFORATED COLLECTION
LINE (TREATED)
12" HDPE RISER
WITH TRASH RACK
HDPE STORM DRAIN
(TREATED)
OVERFLOW AT
FREEBOARD ELEVATION
6"
VOID
18" SANDY LOAM WITH
INFILTRATION RATE
OF 5 IN/HR MIN.
12" CLASS 2
PERMEABLE MATERIAL
SOLID COLLECTION
LINE (TREATED)
PERFORATED DISTRIBUTION
LINE (UNTREATED)SILVA CELL (TYP)
SOLID DISTRIBUTION
LINE (UNTREATED)
STORM QUALITY TREATMENT ADJACENT
TO STREET PARALLEL PARKING
SECTION C-CIONION
SIDEWALK 4" CONCRETE
SOLID DISTRIBUTION
LINE (UNTREATED)
4" AGGREGATE
BASE
DRAINAGE INLET
(UNTREATED)
AC PVMT
1.
2
5
'
GEOFABRIC
PERFORATED COLLECTION
LINE (TREATED)
12" HDPE RISER
WITH TRASH RACK
HDPE STORM DRAIN
(TREATED)
OVERFLOW AT
FREEBOARD ELEVATION
6"
VOID
18" SANDY LOAM WITH
INFILTRATION RATE
OF 5 IN/HR MIN.
12" CLASS 2
PERMEABLE MATERIAL
SOLID COLLECTION
LINE (TREATED)
PERFORATED DISTRIBUTION
LINE (UNTREATED)SILVA CELL (TYP)
SOLID DISTRIBUTION
LINE (UNTREATED)
OPTION 1 - SILVA CELL
SECTION D-D
NTS
OPTION 1 - SILVA CELL
OPTION 2 - BIO-RETENTION
CELL WITH DEEPENED CURB
STORMWATER QUALITY TREATMENT WITHOUT PARALLEL STREET PARKING
NTS
DRAINAGE INLET
DRAINAGE INLET
EL
D
O
R
A
D
O
L
A
N
E
IR
O
N
H
O
R
S
E
P
A
R
K
W
A
Y
CENTRAL PARKWAY
EX. 12" W TO BE REMOVED
EX
.
6
"
W
T
O
B
E
R
E
M
O
V
E
D
EX. ELECTRICAL TO BE REMOVED
EX. 96" SD
NH 1 & 2
TRACT 8306
NH 1 & 2
TRACT 8306
ST
E
R
L
I
N
G
S
T
R
E
E
T
9 6
5
PARCEL B
11 10
8 7
1
2
PARCEL C
3
412
13
14
15
1716
PARCEL A
PARCEL D
WIN
G
C
WIN
G
B
WIN
G
A
34
1
.
6
'
F.F
.
E
.
341
.
3
'
F.F
.
E
.
341
.
5
'
F.F
.
E
.
145'
ST
E
R
L
I
N
G
S
T
R
E
E
T
EL
D
O
R
A
D
O
L
A
N
E
CENTRAL PARKWAY
IR
O
N
H
O
R
S
E
P
A
R
K
W
A
Y
STREET M
ST
R
E
E
T
N
ST
R
E
E
T
L
COURT H
ST
R
E
E
T
O
STREET P
STREET Q
46'
58'
53
'
58
'
8'
44
'
126'
58
'
126'
44
'
73
'
50
'
26
4
'
83
'
3'
3'
8'
160'
14
5
'
50
'
43'22 '
12
5
'
58'
11
8
'
14'
37'
14
1
'
58'
14
5
'
43'22'
13
0
'
50
'
58'
11
8
'
14'
40'
14
1
'
13
'
13
'
7'1'3'
12
'
17'
12
'
3'44
'
138'
134'
58
'
138'
44
'
134'
268'
3'12
'
17'
12
'
8'
13
'
27
'
13
'
1'
3'
40'
14'
14
1
'
11
8
'
58'
50
'
14
4
'
58'48'139'
3'
76
'
64
'
113'
12
'
2'
43
'
31
'
34'37'23'
12
4
'
12
0
'
15
'
12
0
'
15
'
41'
12
4
'
22'22'
40'40'
3'3'
N88°33'28"W 224.24'N88°33'28"W 306.50'
S1
°
3
5
'
5
1
"
W
3
8
2
.
9
5
'
N88°24'09"W 252.50'
S1
°
3
5
'
5
1
"
W
3
8
2
.
1
2
'
Δ=90°0 0'0 0 "
L=42.4 1'
R=2 7 .0 0'
Δ=90°0
0
'
0
0"
L=4
2
.
4
1'
R=2
7
.
0
0'
Δ=90°00 '0 0 "
L=42.4 1'
R=27.0 0 '
Δ=90°
0
0
'
0
0"
L=4
2.
4
1'
R=2
7
.
0
0'
N1
°
3
5
'
5
1
"
E
3
8
1
.
9
7
'
S1
°
3
5
'
5
1
"
W
3
8
1
.
0
7
'
S88°24'09"E 276.78'
PARCEL C
PARCEL B
13
STREET J (PUE, PAE,
EVAE, DSRSD)
STREET K (PUE, PAE,
EVAE, DSRSD)STREET I (PUE, PAE,
EVAE, DSRSD)
77'68'
142'
13
'
11'
13
'
15'
15
'3'3'
38'
22'
59'1'
13
'
13
'
0'4'
21'
7'
31
'
38
'
39
'
22'121'
121'22'
48
'
13
'
13
'
43'
22'
13
0
'
9'
3'
12
3
'
12'
3'
12
2
'
46'22'
PARCEL A
33
'
27'
27
'
46'
23'
58'61'
15
14
11
1716
10 9 16
5
2
3
412
8 7
3'
71
'
64
'
33
'
3'
3'
13
5
'
10
'
8'
PARCEL D
PROPOSED LAND USE SUMMARY:
LOT / PARCEL NUMBER PROPOSED USE
PARCEL A HOA RECREATION CENTER PARCEL
PARCEL B HOA LANDSCAPE PARCEL
PARCEL C HOA STREET PARCEL (PUE, PAE, EVAE, DSRSD)
PARCEL D HOA STREET PARCEL (PUE, PAE, EVAE, DSRSD)
LOTS 1 THRU 17 RESIDENTIAL CONDOMINIUMS (102 UNITS)
NOTE:
APPLICANT RESERVES THE OPTION TO CREATE MULTIPLE STREET PARCELS
TO ACCOMODATE INFRASTRUCTURE IMPROVEMENTS, BUILDING PHASING,
AND /OR HOA MAINTENANCE RESPONSIBILITIES.
TRACT 8364
(NH12)
TRACT 8367
(NH14 & NH15)
TRACT 8366
(NH13)
TRACT 8308
(NH14)
TRACT 8306
(NH2)
PARCEL AREA TABLE
PARCEL #
1
2
3
4
5
6
7
AREA (SF±)
7517
8351
8769
8394
8659
8379
9310
PARCEL #
8
9
10
11
12
13
14
AREA (SF±)
9274
7982
7510.71
7562
8476
8741
9049
PARCEL #
15
16
17
PARCEL A
PARCEL B
PARCEL C
AREA (SF±)
9360
8832
8907
42307
8557
42117
PARCEL D 21978
ST
E
R
L
I
N
G
S
T
R
E
E
T
UP
UP
UP
WIN
G
C
WIN
G
B
WIN
G
A
34
1
.
6
'
F.F
.
E
.
341
.
3
'
F.F
.
E
.
341
.
5
'
F.F
.
E
.
EL
D
O
R
A
D
O
L
A
N
E
STREET M
ST
R
E
E
T
N
ST
R
E
E
T
L
STREET JSTREET I
STREET P
0.
5
%
2.6%
1.
5
%
2%
0.
5
%
2%
4%
1.1%0.5%
3.
2
%
0.
5
%
0.
8
%
2%
2%
2%
1.5%
2%
0.
5
%
0.
5
%
2%
5.6%
0.5%
0.5%2%
2%
2%
2%
STREET K
RECREATION CENTER SITE
0.
5
%
0.5%
1.9%
2%
3%
C
A
D
A
B
DD
A
CBA
0.
8
%
IR
O
N
H
O
R
S
E
P
A
R
K
W
A
Y
CENTRAL PARKWAY
COURT H
ST
R
E
E
T
O
STREET Q
2%
0.
5
%
0.5%
1.
0
%
0.5%
0.
5
%
0.5%0.5%2%
2%
1.7%
P
3
4
0
.
5
FF
3
4
1
.
7
CC C C
CCC
1.3%2%0.5%
FB
E
NH12
NH13
NH4
NH1 & NH2 NH1 & NH2
0.
5
%
FF 341.5P 340.3
FF 341.3P 340.1
FF 341.8
P 340.6
FF 342.3P 341.1
FF 342.8P 341.6 FF 343.7P 342.5 FF 344.5
P 343.3
FF
3
4
4
.
2
P
3
4
3
.
0
FF
3
4
3
.
9
P
3
4
2
.
7
FF
3
4
2
.
3
P
3
4
1
.
1
FF
3
4
2
.
4
P
3
4
1
.
2
FF
3
4
3
.
7
P
3
4
2
.
5
FF 341.9P 340.7
FF 342.2
P 341.0
FF
3
4
2
.
0
P
3
4
0
.
8
FF
3
4
2
.
0
P
3
4
0
.
8
FF
3
4
2
.
4
P
3
4
1
.
2
FF
3
4
2
.
1
P
3
4
1
.
9
FF 342.0P 340.8
COORDINATION OF CROSSWALKSTRIPING TO OCCUR WITHIMPROVEMENT PLANS
2%1.7%2%2%
342.6
343.3 342.9
LP TC 343.2
TC
3
4
3
.
0
LP TC 343.0
343.2
TF
C
3
4
3
.
6
HP
T
F
C
3
4
3
.
8
TR
C
3
4
3
.
5
TF
C
3
4
3
.
4
TC 343.8
TC 344.3
LP TC
TC 344.1
343.3
TFC 344.1
TC 343.7
LP TC 343.3
TC 342.8
TC 343.0
TFC 343.3TFC 343.1
TC 343.2
TFC 343.3TC 343.8343.9
343.2
TR
C
3
4
1
.
4
7
34
1
.
6
LP
T
F
C
HP
T
F
C
3
4
2
.
0
TF
C
3
4
1
.
9
TC
3
4
0
.
9
HP
3
4
1
.
0
TC 340.8
341.2
34
1
.
2
TC
3
4
0
.
4
341.5
34
1
.
5
4
341.6
TC 341.5LP 341.0
HP 341.2TC
3
4
1
.
0
341.7
TC
3
4
1
.
6
HP
T
R
C
3
4
1
.
7
HP
T
F
C
3
4
2
.
0
341.6
HP TC 342.3
GB TFC 342.0
EV
A
TFC 342.4TFC 341.4
34
1
.
9
TFC 341.9
HP TRC 341.6 TC 341.3
LP TC340.53
TC
GB
LP
TC
TC
TC
LP
GBLP
LP TC 341.4
TC
LP TC
LP TC
342.1
GB
T
F
C
3
4
1
.
3
341.1
34
0
.
8
342.9342.6
TC
3
4
3
.
0
TF
C
3
4
3
.
3
341.4 340.9
341.5
34
3
.
5
34
3
.
8
34
3
.
7
344.5343.7
34
1
.
5
HP
T
F
C
3
4
1
.
6
TF
C
3
4
1
.
3
LP
T
C
3
4
1
.
5
TC 341.7
TC 341.4
HP TFC 341.8
HP TRC 341.5
TFC 341.5
TRC 341.2
341.3
TC 341.6
LP TC 341.2
TC 342.2
HP TC 341.7 LP TC 341.2
HP
T
F
C
3
4
1
.
6
HP
T
R
C
3
4
1
.
3
34
1
.
6
342.6342.0
34
1
.
4
34
0
.
2
TRCTC
HP
TC 341.8
TC
3
4
1
.
4
341.2
341.2
342.1
TRC 341.4
342.6 342.6
9
4
4
4
4
4
9
9
4
4
4
4
9
9
9
4
4
9
4
4
9
4
NH14
&
NH15
R=4.71'(TYP)
R=15'
R=15'
R=15'
R=20'
R=25'
R=5'
R=10'
R=15'R=15'R=10'
R=15'
R=15'
R=15'
R=15'
R=4.71'(TYP)
R=15'
R=15'
R=10'
R=10'R=10'
R=10.00'
R=15'
R=10'
R=10'
R=15'
R=15'
R=40'
R=40'
R=15'
R=15'
R=4 0'
R=4
0
'
R=15'R=15'
R=15'
R=15'
R=15'
R=15'
341.47EX
340.4
LP
341.2HP
342.3HP
340.3LP
340.9LP 342.6HP 342.0LP 343.0GB 343.9HP
341.7
LP
342.3
HP
341.3LP
341.8HP
341.0LP
341.4
HP
340.66EX
343.5LP 344.5HP 344.0LP 345.0HP
343.7
GB
343.0LP
343.6
HP
342.8LP
343.4
342.8
LP
343.3
339.8LP
R=40'
R=15'
R=15'
R=15'
R=15'
R=15'
R=15'
R=15'
R=25'R=25'
H
AG
I
J
R=15'
R=15'
R=10'
R=15'
(SEE SDR)
NOTES:
1.SEE SHEET 3.5 FOR CROSS SECIONS
5
SD
SS LATERAL(TYP)
POTABLEWATER
LATERAL &METER (TYP)
FIRE LATERAL(TYP)
8"W
8"SS
8"
W8"
S
S
12"SD
12
"
S
D
9 6
5
PARCEL B
11 10
8 7
1
2
PARCEL C
3
412
13
14
15
1716
PARCEL A
PARCEL D
UP
UP
UP
WIN
G
C
WIN
G
B
WIN
G
A
341
.
6
'
F.F
.
E
.
341
.
3
'
F.F
.
E
.
341
.
5
'
F.F
.
E
.
CC C C
CCC
ST
E
R
L
I
N
G
S
T
R
E
E
T
IR
O
N
H
O
R
S
E
P
A
R
K
W
A
Y
CENTRAL PARKWAY
COURT H
STREET P
STREET Q
EX
1
2
"
W
EX
8
"
W
EX 8"W
EX
1
2
"
W
EX 8"W EX 8"W
EX
2
4
"
S
S
EX
2
4
"
S
S
EX 15"SS EX 12"SS
EX 36"SD
EX 18"SD
EX
3
6
"
S
D
EX 36"SD EX 36"SD EX 36"SD
EX
1
8
"
S
D
EX
1
8
"
S
D
EX 36"SD
EX
3
0
"
S
D
EX
3
6
"
S
D
EX 18"SD
EX
3
0
"
S
D
EX 24"SD
EX
1
8
"
S
D
EX 36"SD
EX
2
4
"
S
D
EX
1
8
"
S
D
EX
2
4
"
S
D
EX 8"RW
EX
8
"
R
W
EX
8
"
R
W
EX
8
"
R
W
EX 8"RW EX 8"RW
EX
8
"
R
W
EX
8
"
W
EX
8
"
R
W
EX
1
2
"
S
S
EX
3
6
"
S
D
SD
EX 18"SD
EX 18"SD
EX
8
"
S
S
EX 18"SD
EX
8
"
W
EX 15"SS
EX 18"SD
NH
1
4
&
N
H
1
5
EL
D
O
R
A
D
O
L
A
N
E
STREET M
ST
R
E
E
T
N
ST
R
E
E
T
L
STREET JSTREET I
ST
R
E
E
T
O
EX
8
"
W
EX 18"SD
EX
2
4
"
S
D
EX
2
4
"
S
D
EX 18"SD
EX 18"SD
EX
8
"
R
W
STREET K
EX 96"SDEX 96"SD
EX 96"SD
INV 335.0
INV 333.9INV 333.9
INV 333.8
INV 337.0
INV 335.0
INV 334.6INV 334.6
INV 334.5
INV 335.1
INV 337.0
INV 337.0
INV 337.0
INV 333.9INV 333.9
INV 333.8
INV 331.8
EX INV 331.7
INV 336.5INV 335.0
INV 333.0
INV 330.2INV 330.2
INV 330.1
EX INV 328.0
INV 330.4INV 330.4
INV 330.3
INV 335.1INV 335.0
INV 336.2
EX INV 336.2
INV 337.8INV 337.8
INV 337.8 INV 338.0
INV 334.2INV 334.2
INV 331.8INV 331.8
EX INV 331.8
INV 333.6INV 333.6INV 333.6
INV 333.6 INV 334.8INV 334.8INV 334.8
INV 334.8
INV 334.4INV 334.4
INV 334.4 INV 335.0INV 335.0
INV 333.0INV 333.0
INV 333.0
EX INV 333.6
INV 333.3EX INV 333.3
INV 333.5INV 333.5
EX INV 333.5
EX INV 335.9
INV 336.2
EX INV 333.2
INV 335.8
8"W
8"
W
8"
W
8"W
8"
S
S
8"SS
8"SS 8"SS
8"W 8"W
8"
W
8"W8"W
8"
W
8"
W
8"W
8"
W
8"W
8"
W
8"W
8"
W
8"SS
8"
S
S
8"SS
8"
S
S
8"SS
8"SS
8"
S
S
8"SS
8"
S
S
8"
S
S
8"SS
8"
S
S
8"
S
S
8"SS
8"
W8"
S
S
8"W
12"
S
D
8"SD
18"SD
8"S
D
12"SD
12"SD
12
"
S
D
1
2
"
S
D
12"SD
8"
S
D
8"SD
12
"
S
D
8"SD
8"
S
D
12
"
S
D
12"SD
8"SD
8"
S
D
12
"
S
D
8"SD
8"
S
D
8"S
D
12"SD 12"SD
8"
S
D
12"SD
8"S
D
8"SD
12
"
S
D
12"SD12"SD12"SD
8"
S
D
8"SD
8"S
D
RECREATION CENTER SITE
(SEE SDR)
TYPICAL UTILITY CONNECTION DETAIL
COURT H
SCALE: 1"=20'
CC C C
CCC
ST
E
R
L
I
N
G
S
T
R
E
E
T
EL
D
O
R
A
D
O
L
A
N
E
IR
O
N
H
O
R
S
E
P
A
R
K
W
A
Y
CENTRAL PARKWAY
STREET M
ST
R
E
E
T
N
ST
R
E
E
T
L
COURT H
STREET J
ST
R
E
E
T
O
STREET P
STREET Q
STREET K
UP
UP
UP
WIN
G
C
WIN
G
B
WIN
G
A
341
.
6
'
F.F
.
E
.
341
.
3
'
F.F
.
E
.
341
.
5
'
F.F
.
E
.
DMA #1 DMA #2
DMA #3
DMA #4
DMA #5
DMA #6
DMA #7
DMA #8
DMA #11
DMA #10
DMA #13 DMA #12
DMA #14
DMA #15 DMA #16
DMA #19
DMA #18
DMA #17
DMA #23
DMA #20
DMA #21
DMA #22
DMA #28
DMA #27
DMA #26
DMA #25
DMA #24
CC C C
CCC
STREET IDMA #9
#1 #2
#5
#4
#3
#14 #12
#13
#10 #11
#8 #9
#6
#7
#15
#19
#18
#17
#16
#24
#25
#26
#27
#28
#22
#21
#20
#23
DMA #29
#29
DMA #30#30
RECREATION CENTER -
STORMWATER QUALITY
TREATMENT IS SHOWN
ON SDR SHEET C.7
DMA
IMPERVIOUS
AREA (SF)
PERVIOUS
AREA (SF)
TOTAL AREA
(SF)
EFFECTIVE
IMPERVIOUS AREA
(SF)
TREATMENT AREA
REQUIRED (SF)
TREATMENT AREA
PROVIDED (SF)
1 6737 2775 9512 7015 281 284
2 5676 2478 8154 5924 237 240
3 3153 1477 4630 3301 132 148
4 9847 1308 11155 9978 399 400
5 4625 411 5036 4666 187 190
6 6196 1251 7447 6321 253 255
7 5786 1596 7382 5946 238 240
8 5188 744 5932 5262 210 234
9 175 1897 2072 365 15 77
10 2977 992 3969 3076 123 124
11 1039 0 1039 1039 42 63
12 10883 2908 13791 11174 447 451
13 3737 677 4414 3805 152 155
14 6814 302 7116 6844 274 275
15 5657 3018 8675 5959 238 240
16 5657 3054 8711 5962 238 240
17 4916 0 4916 4916 197 205
18 16732 7180 23912 17450 698 716
19 5161 0 5161 5161 206 206
20 14556 6548 21104 15211 608 671
21 1726 441 2167 1770 71 72
22 1069 90 1159 1078 43 44
23 15514 5705 21219 16085 643 717
24 1953 324 2277 1985 79 80
25 1082 793 1875 1161 46 47
26 12393 3089 15482 12702 508 510
27 1839 0 1839 1839 74 80
28 6982 1236 8218 7106 284 382
29 5657 2451 8108 5902 236 240
30 1440 0 1440 1440 58 64
NOTES:1.THE CALCULATIONS SHOWN IN TABLE HEREON ARE BASED ON ALAMEDA COUNTY CLEAN WATER PROGRAM, C.3
STORMWATER TECHNICAL GUIDANCE JANUARY 1, 2015.
2.EFFECTIVE IMPERVIOUS AREA = IMPERVIOUS AREA + 10% OF PERVIOUS AREA3.RAINFALL INTENSITY = 0.2 IN/HR4.BIORETENTION SOIL MIX TO HAVE A MINIMUM 5 IN/HR INFILTRATION RATE5.THE TREATMENT AREA REQUIRED IS BASED ON A SIZING CRITERIA OF (0.2 IN/HR)/(5 IN/HR)=0.04
6.INTERCEPTOR TREES WILL BE IDENTIFIED IN DESIGN TO REDUCE THE EFFECTIVE IMPERVIOUS AREA.
DRAINAGE MANAGEMENT AREA #4
C.3 WATER QUALITY TREATMENT FACILITY #4
BIO-RETENTION C.3 SWQ TREATMENT FACILITY
SILVA CELL C.3 SWQ TREATMENT FACILITY
LIMITS OF DRAINAGE MANAGEMENT AREAS
DMA #4
#4
10'8'5'5'10'8'5'5'
6'
PSE
56' RIGHT OF WAY
BUILDING
6'
PSE
C/L
R/W R/W
S/W PWAY PARKING TRAVEL LANE TRAVEL LANE PARKING PWAY S/W
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
AC
AB
36'
FC FC
0.5'
B/C
0.5'
B/C
10'8'5'10'10'8'5'5'
6'
PSE
61' RIGHT OF WAY 6'
PSE
C/L
R/W R/W
S/W PWAY PARKING TRAVEL LANE TRAVEL LANE PARKING PWAY TRAIL
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
AC
AB
36'
FC FC
0.5'
B/C
0.5'
B/C
C/L
6'
PSE
72' RIGHT OF WAY
6'11'12'11'6'5'8' S/W
6'6'
BIKE
LANE
TRAVEL WAYDUAL TURN LANETRAVEL WAYBIKE
LANE
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
AC
AB
BUILDING
PWAY
FC
0.5'B/CBUILDINGBUILDINGBUILDING
R/W
6'
PSE
5'8' S/W
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
BUILDING
PWAY
FC
0.5'B/C
R/W
PAVEMENT EDGE DRAIN,
SEE DETAIL ON SHEET 0.3 PAVEMENT EDGE DRAIN,
SEE DETAIL ON SHEET 0.3 PAVEMENT EDGE DRAIN,
SEE DETAIL ON SHEET 0.3
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
SECTION G-G
NTS
EL DORADO LANE
SECTION H-H
NTS
IRON HORSE PARKWAY
SECTION I-I
NTS
CENTRAL PARKWAY
C/L
SECTION A-A
27' PUE, PAE, DSRSD, EVAE
0.5'
GARAGE FLR.
3' MIN
APRON DWY
GARAGE FLR.
13'13'0.5'
26'
AC
AB
F/C F/C
ROLLED CURB,
SEE DETAIL
ON SHEET 0.3
FLUSH CURB,
SEE DETAIL ON
SHEET 0.3
P/L P/L
NTS
STREETS O, P, N, AND L, COURT H
C/L
26' TRAVEL WAY
13'13'
3' DWY
APRON
GARAGE FLR.
0.5'
SECTION B-B
AC
AB
FLUSH CURB,
SEE DETAIL ON
SHEET 0.3
F/C F/C
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
0.5'
P/L P/L
NTS
STREETS P, M
27' PUE, PAE, DSRSD, EVAE
BUILDING
18'
C/L
26' TRAVEL WAY
13'13'3'
GARAGE FLR.
0.5'
SECTION C-C
AC
AB
FLUSH CURB,
SEE DETAIL ON
SHEET 0.3
F/C F/C
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
0.5'
P/L P/L
NTS
STREET P, M
27' PUE, PAE, DSRSD, EVAE
BUILDING
8'
SECTION D-D
NTS
STREET I, J, K
C/L
26' TRAVEL WAY
13'13'
0.5'
AC
AB
F/C F/C
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
0.5'
P/L
DISTANCE VARIES (42'-45') PUE, PAE, DSRSD, EVAE
BUILDING
18'
15'-18' PARKING
6' S/W
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
3' MIN
APRON DWY 3' DWY
APRON P/L
SECTION E-E
NTS
STREET Q
C/L
30' TRAVEL WAY
18' PARKING 0.5'
AC
AB
F/C F/C
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
0.5'
B/C
43' PUE, PAE, DSRSD, EVAE
30' CORRIDOR/SDE
12'
TRAVEL WAY
12'
TRAVEL WAY
6" VERTICAL CURB,
SEE DETAIL ON
SHEET 0.3
SECTION F-F
NTS
STREET L
C/L
24' TRAVEL WAY
15'-18' PARKING
0.5'
AC
AB
F/C F/C
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
0.5'
B/C P/LDISTANCE VARIES (40'-43') PUE, PAE, DSRSD, EVAE
12'
TRAVEL WAY
12'
TRAVEL WAY
6' S/W
GARAGE FLR.
FLUSH CURB,
SEE DETAIL ON
SHEET 0.3
RECREATION CENTER SITE
P/L
3' DWY
APRON
6' S/W
B/W
13'
4' S/W3'
BUILDING
IN NBHD 2
6'
7'±
TURNOUT RECREATION
CENTER
6' CURB
CUTP/L
14'6'5'8'
6' PSE
TRAVEL LANEBIKE
LANE
PWAYS/W
82' RIGHT OF WAY
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
PAVEMENT EDGE
DRAIN, SEE DETAIL
ON SHEET 0.3
16' MEDIAN ISLAND 14'6'5'8'6' PSE
TRAVEL LANE BIKE
LANE
PWAY S/W
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
PAVEMENT EDGE
DRAIN, SEE DETAIL
ON SHEET 0.3
0.5'
B/C
0.5'
B/C
R/WR/W
N4
REC CENTER/
N10
7'
MIN
SECTION J-J
NTS
STERLING STREET
IR
O
N
H
O
R
S
E
P
A
R
K
W
A
Y
ST
E
R
L
I
N
G
S
T
R
E
E
T
CENTRAL PARKWAY
HOR
I
Z
O
N
P
A
R
K
W
A
Y
4TH STREET
HU
T
C
H
I
N
S
A
V
E
N
U
E
EX. FIBER OPTIC
EX. GAS
EX
.
G
A
S
T
O
B
E
R
E
M
O
V
E
D
EX
.
F
I
B
E
R
O
P
T
I
C
EX. FIBER OPTIC
INTERIM 8" SS TO BE RELOCATED
EX
1
2
"
S
S
T
O
B
E
R
E
M
O
V
E
D
EX
W
T
O
B
E
R
E
M
O
V
E
D
EX
W
T
O
B
E
R
E
M
O
V
E
D
EX
6
"
W
T
O
B
E
R
E
M
O
V
E
D
INTERIM 30" SD TO BE RELOCATED
EX 15" SS
EX 8" W
LIMITS OF FEMA ZONE AE
FUTURE NH 24
NH 13
FU
T
U
R
E
S
C
H
O
O
L
34
5340
345
340
Δ=90
°
0
0
'
0
0
"
L=
4
2
.
4
1
'
R=2
7
.
0
0
'
PL
A
N
2
C
PL
A
N
2
C
PLAN 2C
PL
A
N
2
C
PL
A
N
2
C
IR
O
N
H
O
R
S
E
P
A
R
K
W
A
Y
ST
E
R
L
I
N
G
S
T
R
E
E
T
CENTRAL PARKWAY
ST
R
E
E
T
R
CO
U
R
T
J
CO
U
R
T
L
COURT M
ST
R
E
E
T
T
2
6
14
10
13
16
15
1
4
3
12119
87540
48
44
41
30
28
29
27
26
25
31 45
42
43
38
37
39
49
46
47
20
19
24
23
22
21
35
36
33
34
32
18 17
69
91 92 93
87
86
88
80 79
858483
78
68 70
57
66
67
65
555152
62 61 58
53 54 56
89
81
90
82
50
63
64
77 73 72 71767574
949697989910010410210310595
71'
71'
71'
45
'
34
'
34
'
33
'
15'
61'
43
'
34
'
34
'
31
'
11'
14
'
57
'
67
'
67
'
67
'
57
'
14'
30'34'34'33'
14'
43'34'34'39'23'23'
11'
23'
42
'
14'
34'34'34'30'
14'
42
'
11'11'
14
'
66
'
66
'
66
'
23'
35
'
34
'
34
'
39
'
69'
69'
69'
69'
22
'
34
'
34
'
132'
132'
14
2
'
14
2
'
65
'
65
'
63
'
12
'
3'
35'34'
33'
37
'
55'
0'3'
15
'49'
16
'
2'
5 2'
61'
38
'
34
'
34
'
34
'
34
'
34
'
34
'
34
'
34
'
7'
34
'
34
'
34
'
41
'
11'
17
'55'
31
'
34
'
34
'
34
'
7'
34
'
34
'
34
'
15
'
18'
3
4'
3
5'
3
6
'
1
1
'
2
4'
12 '
4 3 '
71'
71'
71'
71'
71'
71'
71'
71'
71'
75'
84'
96'
102'
49
7
'
42
'
67'
67'
67'
67'
67'
67'
67'
67'
73'
38
'
34
'
34
'
34
'
34
'
34
'
34
'
33
'
38
'
34
'
34
'
34
'
34
'
34
'
34
'
11
'
2
4'0'4'
17'10
'
17'
3'
10
'
5
1'
115'
40'35'
57
'
66
'
66
'
14'
30'35'40'
50'
14'5'
3'5
'
4'17
'
4'
5'3'
11
'
106'
106'
11'1'
3'
5'
4'
17
'
4'
5
'
4'
12'38'33'35'
67
'
67
'
14'1'
3'5'
4'
17
'
4'
5
'
3'
2'
11'13'54'59'35'82'
45
'
34
'
34
'
32
'
17'
60'23'
43
'
34
'
34
'
71'
71'
32
'
11'
71'
44'38'38'38'38'38'43'
52
'
63
'
63
'
63
'
63
'
63
'
63
'
53
'
1
5'
34'38'38'38'38'38'32'17'
44'38'38'30'13
'
8'5'
13
'
32'38'43'
63
'
63
'
63
'
76
'
63
'
63
'
63
'
63
'
150'113'
26
'
63
'
52
'
44'38'38'30'32'38'43'
13
'
13
'
26
'
26
'
44'38'38'38'38'38'43'
62
'
62
'
62
'
76
'
62
'
62
'
62
'
15 '
34'38'38'38'38'38'32'
17
'
52
'
63
'
63
'
63
'
63
'
63
'
63
'
47'38'38'33'1
5'
53
'
43'38'38'47'
39
'
63
'
63
'
63
'
63
'
63
'
63
'
63
'
37
'
43'38'38'34'
153'
26
'
13
'
13'13
'
26
'
62
'
43'38'38'34'
62
'
62
'
62
'
43'38'38'47'
53
'
14 '33'38'38'47'
63
'
63
'
63
'
63
'
76
'
62
'
62
'
62
'
62
'
62
'
62
'
44'38'38'38'38'38'38'38'38'38'38'38'
76
'
STREET VPARCEL C
CO
U
R
T
N
(PUE, PAE, EVAE, DSRSD)
ST
R
E
E
T
U
PARCEL EPARCEL D COURT P
(PUE, PAE, EVAE, DSRSD)
COURT 0
(PUE, PAE, EVAE, DSRSD)
PARCEL F COURT Q(PUE, PAE, EVAE, DSRSD)
STREET S
(PUE, PAE, EVAE, DSRSD)PARCEL H
PARCEL G
PARCEL B COURT I(PUE, PAE, EVAE, DSRSD)
CO
U
R
T
K
COURT R (PUE, PAE, EVAE, DSRSD)
N1
°
3
5
'
5
1
"
E
3
8
3
.
3
9
'
R =4 8 0 .0 0 'Δ =1 1 °2 1'0 9 "L =9 5 .11
Δ =9 0°00'00"
L =42.41'R =2 7.00'
S88°24'09"E 639.28'
Δ
=
9
0
°00'00"
L
=
4
2.41'
R
=
2
7.00'
N1
°
3
5
'
5
1
"
E
2
5
8
.
1
7
'
R
=
2
9
5
.
0
0'
Δ
=
2
6
°
2
6'2
2"
L
=13
6.13
Δ=51°06'15"
L=24.08'
R=27.00'
PARCEL A
PARCEL L
TRACT 8364 PARCEL J TO
BE MAPPED WITH TRACT
8365
TRACT 8364
PARCEL K TO BE
MAPPED WITH
TRACT 8365
82'55'34'34'51'54'42'
26
'
61
'
1'
30
'
62
'
78'
5960
306'
256'
25
6
'
25
8
'
26
0
'
156'
114 115 116 117
125
126
124 129
128
127
38'34'
50
'
72'
12
4
'
44'38'38'38'38'38'38'38'38'38'38'38'
62
'
62
'
62
'
62
'
62
'
62
'
38'38'38'44'
62
'
62
'
62
'
37'62'
76'26'62'
62'
45
'
38
'
31
'
76'
76'
43
'
38
'
32
'
11
4
'
13'13'
26'
13
'
PA
R
C
E
L
O
CO
U
R
T
T
(P
U
E
,
P
A
E
,
E
V
A
E
,
D
S
R
S
D
)
N88°24'09"W 99.65'
N42
°
2
2
'
1
5
"
E
7
8
.
9
3
'
62
'
37
'
43
'
38
'
18
'
62'
HORI
Z
O
N
P
A
R
K
W
A
Y
1183'
9'
23'18
'
57
'
R =6 2 0 .0 0 'Δ =4 3 °1 8 '2 8 "L =4 6 8 .6 4
4 4 '
120
121 122
123
22'3'
23
'
3'
2'
3'
15
'
37'
15
'
4'
3 6'
4
'
16'19
'
16'
1 9 0 '
38'38'38'38'38'38'38'
4 0 '
7 8'
7 6'
63'26'57'
5'32'32'
1
8
'
38
'
90
'
48
'
52
'
97
'
49
'
31
'
31
'
13'13'
36
'
(PUE, PAE, EVAE, DSRSD)
PARCEL N
PA
R
C
E
L
M
PARCEL Q
CO
U
R
T
S
(P
U
E
,
P
A
E
,
E
V
A
E
,
D
S
R
S
D
)
PARCEL P
119
3'
3'
18
'
76'
17
'
62'63'
311'
484'
64'
110 111 112 11310610710810962
'
38'
62
'
62
'
62
'
62
'
62
'
62
'
62
'
62
'
38'
49
'
38
'
43
'
49
'
STREET W
PARCEL I64'
28
'
45
'
NH11
NH12
NH18
NH LINE
NH/PHASE
LINE
PA
R
C
E
L
P
NH
/
P
H
A
S
E
LI
N
E
NH LINE
LIMITS OF FEMA ZONE AE
101
49
'PL
A
N
2
C
FUTURE NH 19
FU
T
U
R
E
S
C
H
O
O
L
SI
T
E
PROPOSED LAND USE SUMMARY:
LOT / PARCEL NUMBER PROPOSED USE
PARCEL A PRIVATE STREET (PUE, PAE, EVAE, DSRSD)
PARCEL B PRIVATE STREET (PUE, PAE, EVAE, DSRSD)
PARCEL C PRIVATE STREET (PUE, PAE, EVAE, DSRSD)
PARCEL D PRIVATE STREET (PUE, PAE, EVAE, DSRSD)
PARCEL E PRIVATE STREET (PUE, PAE, EVAE, DSRSD)
PARCEL F PRIVATE STREET (PUE, PAE, EVAE, DSRSD)
PARCEL G HOA LANDSCAPE PARCEL
PARCEL H HOA LANDSCAPE PARCEL
PARCEL I HOA LANDSCAPE PARCEL (PARK)
PARCEL J PARCEL OF TRACT 8364
PARCEL K PARCEL OF TRACT 8364
LOTS 1 THRU 89 SINGLE FAMILY RESIDENTIAL LOT
PARCEL L PRIVATE STREET (PUE, PAE, EVAE, DSRSD)
PARCEL M PRIVATE STREET (PUE, PAE, EVAE, DSRSD)
PARCEL N PRIVATE STREET (PUE, PAE, EVAE, DSRSD)
PARCEL O PRIVATE STREET (PUE, PAE, EVAE, DSRSD)
PARCEL P HOA LANDSCAPE PARCEL (PARK)
PARCEL Q HOA LANDSCAPE PARCEL
LOTS 1 THRU 129 SINGLE FAMILY RESIDENTIAL LOT
NOTE:
APPLICANT RESERVES THE OPTION TO CREATE MULTIPLE
STREET PARCELS TO ACCOMODATE INFRASTRUCTURE
IMPROVEMENTS, BUILDING PHASING, AND /OR HOA
MAINTENANCE RESPONSIBILITIES.
TRACT
8364
8365
TYPICAL PRIVATE YARD EASEMENT
SCALE: 1"=20'
NOTE:
PRIVATE YARD EASEMENT WILL BE DEFINED IN THE CONDITIONS, COVENANTS,
AND RESTRICTIONS (CC & R'S) OF THE HOMEOWNERS' ASSOCIATION (HOA), WHICH
WILL NOT BE SHOWN ON THE FINAL SUBDIVISION MAP.
ST
R
E
E
T
U
CO
U
R
T
N
PRIVATE YARD
EASEMENT (TYP)
SCHEMATIC FENCE
LOCATION (TYP)
LOTS 1 - 49
PARCEL AREA TABLE
PARCEL #AREA (SF±)
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
3431
2423
2423
3043
2890
2288
2288
2658
3040
2261
2261
2775
3472
2363
2363
2711
2489
2226
3157
3482
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
3061
2704
2494
2418
2414
2414
2414
2414
2414
2414
4207
2565
2295
2295
2295
2295
2295
2295
2339
2656
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
2328
3100
3188
2356
2785
3039
2423
2423
3414
2751
2394
2394
2394
2394
2394
2683
2709
2394
2469
2498
61
62
63
64
65
66
67
68
69
70
71
72
73
74
75
76
77
78
79
80
2394
2394
2772
2750
2375
2375
2483
2453
2375
2688
2683
2394
2394
2394
2394
2394
2751
3010
2394
2394
81
82
83
84
85
86
87
88
89
90
91
92
93
94
95
96
97
98
99
100
2688
2709
2394
2394
3185
3168
2375
2375
2688
2688
2394
2394
3010
2728
2356
2356
2356
2356
2356
2356
PARCEL #AREA (SF±)PARCEL #AREA (SF±)
101
102
103
104
105
106
107
108
109
110
111
112
113
114
115
116
117
118
119
120
2356
2356
2356
2356
2356
2356
2356
2356
2356
2356
2356
2356
2356
2356
2356
2356
2728
3288
3708
3067
121
122
123
124
125
126
127
128
129
PARCEL A
PARCEL B
PARCEL C
PARCEL D
PARCEL E
PARCEL F
PARCEL G
PARCEL H
PARCEL I
PARCEL L
PARCEL M
4053
3318
3087
2813
2375
2932
3472
2889
3332
62411
10096
21556
3975
3001
4061
511
1935
10428
4750
2127
PARCEL N
PARCEL O
PARCEL P
PARCEL Q
19082
3028
6326
1840
PARCEL #AREA (SF±)
PLAN 1A
PLAN 1A
PL
A
N
1
A
PL
A
N
1
A
PLAN 1A
IR
O
N
H
O
R
S
E
P
A
R
K
W
A
Y
ST
E
R
L
I
N
G
S
T
R
E
E
T
CENTRAL PARKWAY
HORI
Z
O
N
P
A
R
K
W
A
Y
ST
R
E
E
T
R
CO
U
R
T
J
CO
U
R
T
L
COURT M
ST
R
E
E
T
T
2
6
14
10
13
16
15
1
4
3
12119
87540
48
44
41
30
28
29
27
26
25
31 45
42
43
38
37
39
49
46
47
20
19
24
23
22
21
35
36
33
34
32
18 17
69 87
86
88
80 79
858483
78
68 70
57
66
67
65
555152
62 61 58
53 54 56
89
81
82
50
63
64
73 72 71767574
71'
71'
71'
45
'
34
'
34
'
33
'
15'
61'
43
'
34
'
34
'
31
'
11'
14
'
57
'
67
'
67
'
67
'
57
'
1 4'30'34'34'33'
14'
43'34'34'39'23'23'
11'
23'
42
'
14'
34'34'34'30'
14
'
42
'
11'11'
14
'
66
'
66
'
66
'
23'
35
'
34
'
34
'
39
'
69'
69'
69'
69'
22
'
34
'
34
'
132'
132'
14
2
'
14
2
'
38'34'
65
'
65
'
63
'
12
'
50
'
3'
35'34'
33'
37
'
55'3'
15
'
72'
5 2'
61'
38
'
34
'
34
'
34
'
34
'
34
'
34
'
34
'
34
'
7'
34
'
34
'
34
'
41
'
11'
17
'
55'
31
'
34
'
34
'
34
'
7'
34
'
34
'
34
'
15
'
18'
3
4'
3
5'
3
6
'
1
1'
24'
12 '
4 3 '
71'
71'
71'
71'
71'
71'
71'
71'
71'
75'
84'
96'
102'
49
7
'
42
'
67'
67'
67'
67'
67'
67'
67'
73'
38
'
34
'
34
'
34
'
34
'
34
'
34
'
33
'
38
'
34
'
34
'
34
'
34
'
34
'
34
'
11
'
2
4'
4'
17'10
'
17'3'10
'
5
1'
115'
40'35'
57
'
66
'
66
'
14'
30'35'40'
50'
14'5'
3
'
5'4'
17
'
4'5'
3'11
'
106'
106'
11'1'
3'5'
4'17
'
4'
5'4'12'
38'33'35'
67
'
67
'
14
'
1'
3'5'
4'
17
'
4'
5
'
3'
2'
11'13'54'59'35'82'
45
'
34
'
34
'
32
'
17'
60'23'
43
'
34
'
34
'
71'
71'
32
'
11'
71'
44'38'38'38'38'38'43'
52
'
63
'
63
'
63
'
63
'
63
'
63
'
53
'
15'
34'38'38'38'38'38'32'
17'
44'38'38'30'
13
'
8'5'
13
'
32'38'43'
63
'
63
'
63
'
76
'
63
'
63
'
63
'
63
'
113'
26
'
63
'
52
'
44'38'38'30'32'38'43'
13
'
13
'
26
'
26
'
44'38'38'38'38'38'43'
62
'
62
'
62
'
76
'
62
'
62
'
62
'
15'
34'38'38'38'38'32'
17'
52
'
63
'
63
'
63
'
63
'
63
'
63
'
47'38'38'33'
15'
53
'
43'38'38'47'
39
'
63
'
63
'
63
'
63
'
63
'
63
'
63
'
37
'
43'38'38'34'
153'
26
'
13
'
13'13
'
26
'
62
'
43'38'38'34'
63
'
62
'
62
'
62
'
43'38'38'47'
153'
53
'
14'
STREET VPARCEL C
CO
U
R
T
N
(PUE, PAE, EVAE, DSRSD)
ST
R
E
E
T
U
PARCEL EPARCEL D COURT P
(PUE, PAE, EVAE, DSRSD)
COURT 0(PUE, PAE, EVAE, DSRSD)
PARCEL F COURT Q(PUE, PAE, EVAE, DSRSD)
STREET S (PUE, PAE, EVAE, DSRSD)PARCEL H
PARCEL G
PARCEL B COURT I(PUE, PAE, EVAE, DSRSD)
CO
U
R
T
K
N1
°
3
5
'
5
1
"
E
3
8
3
.
3
9
'
N42
°
2
2
'
1
5
"
E
7
8
.
9
3
'
R =4 8 0 .0 0 'Δ =1 1 °2 1'0 9 "L =9 5 .11
Δ =9 0 °00'00"
L =4 2.41'R =2 7.00'
N88°24'09"W 639.28'
Δ
=
9
0
°
00'00"
L
=
4
2.41'
R
=
2
7.00'
N1
°
3
5
'
5
1
"
E
2
5
8
.
1
7
'
R
=
2
9
5
.
0
0'
Δ
=
2
6
°
2
6'2
2"
L
=13
6.13
R=27.00'
Δ=78°33'55"
L=37.02
PARCEL A
PARCEL IPARCEL I
N88°24'09"W 68.50'
N1
°
3
5
'
5
1
"
E
1
0
2
.
9
9
'
N1
°
3
5
'
5
1
"
E
6
1
.
2
9
'
N1
°
3
5
'
5
1
"
E
3
0
.
1
2
'
N88°24'09"W 158.34'PA
R
C
E
L
K
N1°35'51"E 6.53'N1°35'51"E 9.97'
R =6 2 0 .0 0 '
Δ =5 °5 5 '0 8 "
L =6 4 .0 5 '
PARCEL
J
76
'
76
'
150'
5960
306'
30'
65
'
78'
42'82'55'34'34'51'54'
30
'
NH11
NH12
NH
LINE
NH/PHASE
LINE
NH18
1'
LIMITS OF FEMA ZONE AE
38'
67'
77
N88°24'09"W 325.08'
PROPOSED LAND USE SUMMARY:
LOT / PARCEL NUMBER PROPOSED USE
PARCEL A PRIVATE STREET (PUE, PAE, EVAE, DSRSD)
PARCEL B PRIVATE STREET (PUE, PAE, EVAE, DSRSD)
PARCEL C PRIVATE STREET (PUE, PAE, EVAE, DSRSD)
PARCEL D PRIVATE STREET (PUE, PAE, EVAE, DSRSD)
PARCEL E PRIVATE STREET (PUE, PAE, EVAE, DSRSD)
PARCEL F PRIVATE STREET (PUE, PAE, EVAE, DSRSD)
PARCEL G HOA LANDSCAPE PARCEL
PARCEL H HOA LANDSCAPE PARCEL
PARCEL I HOA LANDSCAPE PARCEL (PARK)
PARCEL J PARCEL TO BE RETAINED BY OWNER FOR FUTURE DEVELOPMENT
PARCEL K PARCEL TO BE RETAINED BY OWNER FOR FUTURE DEVELOPMENT
LOTS 1-89 SINGLE FAMILY RESIDENTIAL LOTS
NOTE:
APPLICANT RESERVES THE OPTION TO CREATE MULTIPLE
STREET PARCELS TO ACCOMODATE INFRASTRUCTURE
IMPROVEMENTS, BUILDING PHASING, AND /OR HOA
MAINTENANCE RESPONSIBILITIES.
FUTURE NH 19
FU
T
U
R
E
S
C
H
O
O
L
SI
T
E
TRACT
8364
TYPICAL PRIVATE YARD EASEMENT
SCALE: 1"=20'
ST
R
E
E
T
U
CO
U
R
T
u
PRIVATE YARD
EASEMENT (TYP)
SCHEMATIC FENCE
LOCATION (TYP)
LOTS 1 - 49
NOTE:
PRIVATE YARD EASEMENT WILL BE DEFINED IN THE CONDITIONS,
COVENANTS, AND RESTRICTIONS (CC & R'S) OF THE HOMEOWNERS'
ASSOCIATION (HOA), WHICH WILL NOT BE SHOWN ON THE FINAL
SUBDIVISION MAP.
PARCEL AREA TABLE
PARCEL #AREA (SF±)PARCEL #AREA (SF±)PARCEL #AREA (SF±)
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
3431
2423
2423
3043
2890
2288
2288
2658
3040
2261
2261
2775
3472
2363
2363
2711
2489
2226
3157
3482
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
3061
2704
2494
2418
2414
2414
2414
2414
2414
2414
4207
2565
2295
2295
2295
2295
2295
2295
2339
2656
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
2328
3100
3188
2356
2785
3039
2423
2423
3414
2751
2394
2394
2394
2394
2394
2683
2709
2394
2469
2498
61
62
63
64
65
66
67
68
69
70
71
72
73
74
75
76
77
78
79
80
2394
2394
2772
2750
2375
2375
2483
2453
2375
2688
2683
2394
2394
2394
2394
2394
2751
3010
2394
2394
81
82
83
84
85
86
87
88
89
PARCEL A
PARCEL B
PARCEL C
PARCEL D
PARCEL E
PARCEL F
PARCEL G
PARCEL H
PARCEL I
PARCEL P
2688
2709
2394
2394
3185
3168
2375
2375
2688
62411
10096
21556
3975
3001
4061
511
1935
10428
6326
EV
EV
EV
EV
EV
EV
EV
EV
EVEV
EV
EV
EV
EV
EV
EV
EV
R=5'
R=5'
IR=15'
0.
5
%
1.9%348.5 0.67%0.5%
349.1
1.
0
%
348.4
0.5%
348.0
347.2
2.
0
%
1.
0
%
347.5
347.6
348.3 348.00.67%348.40.6%1.0%346.7 0.5%346.2 0.5%
34
8
.
1
34
6
.
9
0.
9
%
0.
9
%
345.8
34
5
.
8
LP
346.0
0.
8
%
LP
LP
347.41.0%348.11.0%347.3347.9 0.56%347.3347.71.2%346.0
34
5
.
6
0.
9
3
%
345.50.5%345.90.5%346.1345.0 0.5%345.50.5%344.4344.2
LP
34
6
.
3
345.2
34
4
.
3
1.
4
3
%
1.
4
3
%
HP 345.6 0.6%345.0 0.55%
34
5
.
8
34
4
.
2
1.
1
%
1.
1
%
1.
7
%
34
4
.
1
343.5
34
2
.
5
2.
2
%
0.
7
8
%
343.7
342.7 0.7%
34
2
.
0
1.
2
%
34
3
.
8
1.
1
%
0.
9
2
%
IR
O
N
H
O
R
S
E
P
A
R
K
W
A
Y
CENTRAL PARKWAY
HORI
Z
O
N
P
A
R
K
W
A
Y
ST
R
E
E
T
R
STREET S
COURT I
CO
U
R
T
K
CO
U
R
T
J
CO
U
R
T
L
COURT M
CO
U
R
T
N
ST
R
E
E
T
U
ST
R
E
E
T
T
COURT O COURT P COURT Q
STREET V COURT R
STREET W
CO
U
R
T
S
CO
U
R
T
T
342.3
HP
341.7
LP
344.2
GB
347.4
HP
346.4
GB
340.9
LP
342.6
HP
342.0
LP
343.0
GB
343.9
HP
343.5
LP
344.5
HP
344.0
LP
345.0
HP
343.6
LP
347.1
HP
346.6
LP
347.6
HP
347.0
LP
347.8
HP
346.7
LP/GB
LP
348.3
HP
347.6
LP
348.1
HP
347.4
LP
347.9
HP
347.2
LP
347.7
HP
347.0
LP
347.4
HP
346.8
LP
34
8
.
8
34
9
.
4
2%2%
347.8
2%2%
2%2%
2%
2%
2%
2%
2%
2%
2%2%
2%
2%
2%2%
2%
2%2%
2%
2%
2%
2%
2%
342.3
2%
2%
2%
343.1
GB
HP
GB
3
4
2
.
2
1%
34
4
.
6
HP
34
6
.
5
GB 2%
346.9
GB
V-GUTTER
2%
0.5%
2%
2%
FF 344.8
P 343.8
FF 345.2
P 344.2
FF 345.6
P 344.6
FF 346.0
P 345.0 FF 345.9
P 344.9
FF 346.1
P 345.1 FF 346.2
P 345.2
FF 346.1
P 345.1
FF 345.7
P 344.7
FF 345.9
P 344.9 FF 346.0
P 345.0 FF 345.9
P 344.9
FF 345.0
P 344.0
FF 345.5
P 344.5
FF 346.0
P 345.0
FF 346.4
P 345.4
FF 347.0
P 346.0FF 346.8
P 345.8
FF 347.0
P 346.0
FF 346.7
P 345.7
FF 346.4
P 345.4
FF 346.1
P 345.1
FF 345.8
P 344.8
FF 345.5
P 344.5
FF 345.2
P 344.2
FF 344.8
P 343.8
FF 344.5
P 343.5
FF 344.0
P 343.0
FF 343.7
P 342.7
FF 343.3
P 342.3
FF 342.9
P 341.9
FF 346.6
P 345.6
FF 346.3
P 345.3
FF 346.0
P 345.0
FF 345.7
P 344.7
FF 345.4
P 344.4
FF 345.1
P 344.1
FF 344.8
P 343.8
FF 344.5
P 343.5
FF 343.1
P 342.1 FF 343.3
P 342.3
FF 343.5
P 342.5
FF 342.9
P 341.9
FF 343.1
P 342.1
FF 343.3
P 342.3
FF 344.8
P 343.8
FF 344.6
P 343.6
FF 344.3
P 343.3
FF 343.6
P 342.6
FF 345.1
P 344.1
FF 345.4
P 344.4 FF 345.5
P 344.5 FF 346.2
P 345.2
FF 346.3
P 345.3
FF 346.5
P 345.5 FF 346.7
P 345.7
FF 348.2
P 347.2
FF 348.5
P 347.5FF 348.7
P 347.7
FF 348.3
P 347.3FF 347.7
P 346.7
FF 347.3
P 346.3FF 346.9
P 345.9
FF 347.3
P 346.3
FF 347.7
P 346.7
FF 348.2
P 347.2 FF 348.8
P 347.8
FF 348.8
P 347.8
FF 348.6
P 347.6
FF 348.4
P 347.4
FF 349.3
P 348.3
FF 349.1
P 348.1FF 348.9
P 347.9
FF 348.8
P 347.8FF 348.5
P 347.5
FF 348.3
P 347.3
FF 348.2
P 347.2
FF 347.2
P 346.2 FF 347.4
P 346.4
FF 346.9
P 345.9 FF 346.9
P 345.9
FF 348.2
P 347.2
FF 348.4
P 347.4
FF 348.6
P 347.6
FF 347.9
P 346.9
FF 348.2
P 347.2
FF 348.9
P 347.9
FF 349.0
P 348.0
FF 348.5
P 347.5
FF 348.6
P 347.6
FF 349.0
P 348.0FF 348.9
P 347.9
FF 348.8
P 347.8
FF 349.0
P 348.0
FF 349.4
P 348.4
FF 349.4
P 348.4
FF 349.3
P 348.3FF 348.8
P 347.8
FF 349.0
P 348.0
FF 348.8
P 347.8FF 348.6FF 348.4
P 347.4FF 348.2
P 347.2FF 348.0
P 347.0
FF 347.7
P 346.7
FF 349.0
P 348.0
FF 349.1
P 348.1
FF 349.5
P 348.5 FF 349.6
P 348.6 FF 349.8
P 348.8
FF 349.9
P 348.9
FF 349.9
P 348.9 FF 349.7
P 348.7
FF 350.1
P 349.1 FF 350.1
P 349.1
FF 349.7
P 348.7
FF 349.3
P 348.3
FF 348.8
P 347.8
FF 348.9
P 347.9
FF 349.5
P 348.5
FF 349.2
P 348.2
FF 349.8
P 348.8
FF 349.9
P 348.9
FF 350.4
P 349.4
FF 350.1
P 349.1
FF 350.2
P 349.2 FF 349.6
P 348.6
FF 349.8
P 348.8
FF 348.9
P 347.9
C D
E
I
A
B
EE
2%
A
C D
GG
H
F
J
H
H
0.
9
3
%
RETAINING WALL (HEIGHTS VARY 1.1' - 1.3')
RETAINING WALL (HEIGHTS VARY 1.8' - 2.4')1.7' WALL
NH19
NH13
J
E
ST
E
R
L
I
N
G
S
T
R
E
E
T
64
77
69
73 72 71767574
68 70666765
50
63
56
57
55
5960
51 52
62 61 58
53 54 81
82
80 79
858483
78
89
90
91 92 93
87 8688
24
23
22
21
19
20
31
30
28
29
27
26
25
35
38
37
36
33
34
32
39
1718
49
46
47
45
42
43
48
44
4140
1
4
3
2
8
7
5 6
10 12119
14
13
16
15
101 949697989910010410210310595
114 115 116 117110111112113106107108109
119
127
129
126
123 124
125
118 120
121 122
128
HP
348.8
HP
349.1 347.6347.2
R=15'
R=10'
R=15'
R=20'
R=20'
R=20'
R=20'
R=20'R=20'
R=20'
R=25'R=25'
34
2
.
5
R=20'
R=15'
R=28'
R=20'
R=10'
R=15'
R
=
4
0
'
R=40'
R
=40'R =4 0'
R=40'
R=15'
(TYP)
R
=
4
0'
R=15'
R=15'
L
M
N
O
K
NH11
NH12
NH LINE
NH/PHASE
LINE
NH18
NH
/
P
H
A
S
E
L
I
N
E
NH
L
I
N
E
LIMITS OF
FEMA ZONE AE
P 347.6
SECTION U-U
NTS
NEIGHBORHOOD PARK
34'±
NEIGHBORHOOD PARK
10'
EXISTING
GROUND
ARMY FENCE
INTERIM
DEVELOPER
WOOD FENCETYPICAL SIDE
YARD FENCE
8'
SIDEYARD
BLDG.
P/L P/L
SECTION W-W
B/C
4'
S/W
0.5'
F/C
CURB & GUTTER
NTS
STREET V
6.5'±
L/S
10'
EXISTING
GROUND
ARMY FENCE
INTERIM
DEVELOPER
WOOD FENCE
STREET V
SECTION V-V
B/C
3' L/S
0.5'
F/C
INTERIM
TEMPORARY
VERTICAL
CURB
NTS
PARKING ADJACENT TO PARK
10'
EXISTING
GROUND
ARMY FENCE
INTERIM
DEVELOPER
WOOD FENCE
PARKING STALL
INTERIM
TEMPORARY
LANDSCAPE
INTERIM
TEMPORARY
LANDSCAPEP/L P/L
SECTION X-X
NTS
STREET T
B/C
4'
S/W
0.5'
F/C
CURB & GUTTER
8.4'±
L/S
10'
EXISTING
GROUND
ARMY FENCE
INTERIM
DEVELOPER
WOOD FENCE
STREET T
INTERIM
TEMPORARY
LANDSCAPEP/L
SECTION Z-Z
10'
NTS
INTERIM CONDITION
6'
PSE
SECTION Y-Y
NTS
INTERIM CONDITION
1.6'±10'
EXISTING
GROUND
ARMY FENCE
PHASE 2
BOUNDARY TYPICAL REAR
YARD FENCE
7'
REAR YARD
TYPICAL SIDE
YARD FENCE
7.77'
SIDE YARD
R/W
BLDG.BLDG.
PHASE 2
BOUNDARY
ARMY FENCE
FUTURE PHASE
3 IRON HORSE
PARKWAY
P/L
FU
T
U
R
E
S
C
H
O
O
L
S
I
T
E
Y
Z
X
W
U
V
NOTES:
1.FOR CROSS SECTIONS NOT SHOWN ON THIS SHEET,
SEE SHEET 4.6 FOR ADDITIONAL CROSS SECTION.
2.LOTS 17-21, 32-33, 76-77, 101-111, 118-123 TO BE
REMOVED FROM FEMA ZONE AE.
CURB OPENING
(TYP)
CURB OPENING
(TYP)
C C C
C
C
C
C
C C C C C
C C C C
C
IR
O
N
H
O
R
S
E
P
A
R
K
W
A
Y
ST
E
R
L
I
N
G
S
T
R
E
E
T
CENTRAL PARKWAY
HORI
Z
O
N
P
A
R
K
W
A
Y
ST
R
E
E
T
R
STREET S
COURT I
CO
U
R
T
K
CO
U
R
T
J
CO
U
R
T
L
COURT M
CO
U
R
T
N
ST
R
E
E
T
U
ST
R
E
E
T
T
COURT O COURT P COURT Q
STREET V COURT R
STREET W
CO
U
R
T
S
CO
U
R
T
T
E
X
1
2
"
W
E
X
1
2
"
W
EX
1
2
"
W
EX
8
"
W
EX 12"W
E X 1 2 "W
EX
1
2
"
W
E X 1 2 "W
EX 12"W
EX
2
4
"
S
S
EX
8
"
S
S
E X 1 2 "S S
EX
1
5
"
S
S
E X 1 5 "S S
E X 1 5 "S S
EX 18"SD
EX
2
4
"
S
D
EX 18"SD
EX
3
0
"
S
D
EX 18"SD
EX
3
0
"
S
D
EX 18"SD
EX
3
0
"
S
D
EX 18"SD
EX
2
4
"
S
D
EX 18"SD
EX
3
0
"
S
D
EX 24"SD
E X 2 4 "S D
EX
2
4
"
S
D
E X 2 4 "S D
E
X
1
8
"
S
D
E X 2 4"S D
E
X
1
8
"
S
D
E
X
1
8
"
S
D
E
X
1
8
"
S
D
EX 2
4
"
S
D
EX 24"SDEX24"SD
E X 2 4"SD
EX
1
8
"
S
D
E X 2 4 "S D
E
X
1
8
"
S
D
E
X
1
8
"
S
D
EX
1
8
"
S
D
EX
2
4
"
S
D
EX
8
"
R
W
E
X
8
"
R
W
EX
8
"
R
W
EX 8"RW EX 8"RW
EX
8
"
R
W
E X 1 2 "R W
EX
1
2
"
R
W
E X 1 2 "R W
EX
2
4
"
S
D
EX
2
4
"
S
S
EX
3
0
"
S
D
EX
3
0
"
S
D
EX
3
0
"
S
D
EX
8
"
W
EX
8
"
R
W
12
"
S
D
12"SD
12"SD
12
"
S
D
12
"
S
D
12"SD
12"SD
1
2
"
S
D
12"SD
12"SD
12"
S
D
SD
8"SS
8"SS
8"
S
S
8"SS
8"
S
S
8"SS
8"SS
8"
S
S
8"
S
S
8"SS
8"SS
8"
S
S
8"SS
8"
S
S
8"
S
S
8"
S
S
8"SS
8"
S
S
8"
S
S
8"
S
S
8"SS 8"SS8"SS
8"SS
8"
S
S
8"SS
8"
S
S
8"SS
8"SS
8"
S
S
8"W
8"
W
8"W
8"
W
8"W 8"W
8"W
8"
W
8"W
8"W
8"
W
8"
W
8"W
8"
W
8"
W
8"W 8"W
8"
W
8"
W
8"W
8"
W
8"W
8"
W
8"
W
8"W 8"W8"W
8"W
8"
W
8"W
8"
W
12"SD
3
2
4
8756
10 12119
14
13
16
15
1
1718
21
19
20
24
23
22
35
37
36
33
34
32
28
29
27
26
25
38
39
31
30
424140
45
43
44
49
46
47
48
50
63
56
57
55
59
51 52
62 61 58
53 54
64
77
69
73 72 71767574
68 70666765
81
82
80 79
858483
78
89
90 91 92 93
87
86
88
114 115 116 117110111112113108109
101 949697989910010210395
106 107
104105
119118 120
121
123
125
122
124
126 127
129
128
8"
S
D
8"SD
8"S
D
8
"
S
D
8"
S
D
8"
S
D
8
"
S
D
8"SD
INV 336.3INV 336.3
INV 336.2INV 338.0 INV 339.0
INV 340.0
INV 334.8INV 334.8
INV 334.7
INV 341.5 INV 341.5 INV 341.0
INV 336.9INV 336.9
INV 336.8
INV 333.5INV 333.5
INV 333.4
INV 332.8INV 332.8
INV 332.7
INV 339.0
INV 331.9INV 331.9
INV 331.8
INV 334.5INV 334.5
INV 334.4
INV 336.0
INV 332.9INV 332.9
INV 332.8
INV 333.8
INV 330.4INV 330.4
INV 330.3
INV 338.0
INV 336.5INV 336.5
INV 336.4
INV 337.3INV 337.3
INV 337.2
INV 340.0
INV 338.0
INV 341.3INV 341.3
INV 341.2
INV 340.7INV 340.7
INV 340.6
INV 342.5
INV 342.0
INV 342.0
INV 340.1
EX INV 335.7
INV 337.9
EX INV 337.9
INV 341.5
INV 343.3
INV 337.9
INV 337.9INV 337.5INV 337.5
INV 337.5
INV 338.6INV 338.2
INV 338.2
INV -3.2
INV 339.3
INV 339.3
INV 338.5
EX INV 338.5
INV 337.5
EX INV 337.5
INV 336.9
EX INV 336.9
EX INV 336.3EX INV 335.7EX INV 335.4
INV 334.8
EX INV 334.8
NH11
NH LINE
NH/PHASE LINE
NH18
NH
/
P
H
A
S
E
L
I
N
E
NH
L
I
N
E
NH12
EX INV 334.0
8"SD
8"
S
S
8"
W
24
37
36
26
25
38
POTABLE WATER
LATERAL & METER
(TYP)
SS LATERAL
(TYP)
STREET W
CO
U
R
T
S
8"SS
8"
S
S
8"W
8"
W
120
121
123
122
WATER LATERAL &
METER (TYP)
SS LATERAL
(TYP)
INV 343.3
TYPICAL UTILITY CONNECTION DETAIL
TYPICAL UTILITY CONNECTION DETAIL
CO
U
R
T
N
EVEV
EV
PLAN 1C
EV
PL
A
N
1
C
EVEV
EV
PLAN 1C
EV
EV
PL
A
N
1
C
EV
EVEV
EV
EV
PL
A
N
1
C
EVEV
EV
EVEV
EV
IR
O
N
H
O
R
S
E
P
A
R
K
W
A
Y
ST
E
R
L
I
N
G
S
T
R
E
E
T
HOR
I
Z
O
N
P
A
R
K
W
A
Y
ST
R
E
E
T
R
STREET S
COURT I
CO
U
R
T
K
CO
U
R
T
J
CO
U
R
T
L
COURT M
CO
U
R
T
N
ST
R
E
E
T
U
ST
R
E
E
T
T
COURT O COURT P COURT Q
STREET V COURT R
STREET W
CO
U
R
T
S
CO
U
R
T
T
CENTRAL PARKWAY
DMA #1
DMA #2
DMA #3
DMA #8
DMA #4 DMA #5
DMA #7
DMA #6
DMA #12 DMA #13 DMA #14
DMA #15
DMA #11
DMA #10
DMA #9
DMA #17
DMA #18
DMA #20
DMA #19
DMA #21
DMA #16
#16#21
#8
#3
#2
#1
#4 #5
#6
#7
#12
#13
#14
#15
#19#18
#20#17
#9
#10
#11
125
118
120
121 122
124
119
128
127
129
126
101 949697989910010410210310595
114 115 116 117110111112113106107108109
18 17
20
33
34
32
19
22
21
25
35
37
36
24
23
27
26
38
39
40
44
41
30
28
29
31
45
42
43
48
47
49
46
5551525354 5650
57596062615863
69
73 72 71767574
68 7066676564
77 91 92 93
87 868889
90
80 79
858483
7881
82
2
6
10
1
4
3
12119
875
14
13
16
15
DMA
IMPERVIOUS
AREA (SF)
PERVIOUS
AREA (SF)
TOTAL AREA
(SF)
EFFECTIVE
IMPERVIOUS AREA
(SF)
TREATMENT AREA
REQUIRED (SF)
TREATMENT AREA
PROVIDED (SF)
1 12332 9694 22026 13301 532 535
2 8166 7866 16032 8953 358 360
3 22829 10223 33052 23851 954 954
4 10098 2977 13075 10396 416 436
5 8147 2512 10659 8398 336 340
6 8286 4096 12382 8696 348 350
7 13848 4646 18494 14313 573 574
8 39458 27771 67229 42235 1689 1941
9 22941 14129 37070 24354 974 975
10 19918 6297 26215 20548 822 850
11 29389 10432 39821 30432 1217 1248
12 18854 5781 24635 19432 777 796
13 11930 4420 16350 12372 495 616
14 8066 4363 12429 8502 340 340
15 28494 4848 33342 28979 1159 1160
16 13363 7521 20884 14115 565 565
17 22999 11866 34865 24186 967 983
18 4325 2345 6670 4560 182 188
19 4325 2334 6659 4558 182 188
20 5867 4538 10405 6321 253 256
21 18604 10078 28682 19612 784 784
NOTES:
1.THE CALCULATIONS SHOWN IN TABLE HEREON ARE BASED ON ALAMEDA COUNTY CLEAN WATER PROGRAM, C.3 STORMWATER
TECHNICAL GUIDANCE JANUARY 1, 2015.
2.EFFECTIVE IMPERVIOUS AREA = IMPERVIOUS AREA + 10% OF PERVIOUS AREA
3.RAINFALL INTENSITY = 0.2 IN/HR
4.BIORETENTION SOIL MIX TO HAVE A MINIMUM 5 IN/HR INFILTRATION RATE
5.THE TREATMENT AREA REQUIRED IS BASED ON A SIZING CRITERIA OF (0.2 IN/HR)/(5 IN/HR)=0.04
6.INTERCEPTOR TREES WILL BE IDENTIFIED IN DESIGN TO REDUCE THE EFFECTIVE IMPERVIOUS AREA.
DRAINAGE MANAGEMENT AREA #4
C.3 WATER QUALITY TREATMENT FACILITY #4
BIO-RETENTION C.3 SWQ TREATMENT FACILITY
SILVA CELL C.3 SWQ TREATMENT FACILITY
LIMITS OF DRAINAGE MANAGEMENT AREAS
DMA #4
#4
C/L
44' PUE, PAE, DSRSD, EVAE
36'
4'
S/W
8'
PARKING
10'
TRAVEL WAY
AC
AB
4'
S/W
8'
PARKING
10'
TRAVEL WAY
CURB & GUTTER,
SEE DETAIL ON
SHEET 0.3
CURB & GUTTER,
SEE DETAIL ON
SHEET 0.3
P/L P/L
C/L
44' PUE, PAE, DSRSD, EVAE
31'
4'
S/W
AC
AB
4'
S/W
5'
L/S
AREA
13'
TRAVEL WAY
CURB & GUTTER,
SEE DETAIL ON
SHEET 0.3
CURB & GUTTER,
SEE DETAIL ON
SHEET 0.3
P/L P/L
37' PUE, PAE, DSRSD, EVAE
29'
4'
S/W
8'
PARKING
10'
TRAVEL WAY
P/L
C/L
11'
TRAVEL WAY
4'
S/W
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
ROLLED CURB WITH
SPILL GUTTER,
SEE DETAIL ON
SHEET 0.3
AC
AB
37' PUE, PAE, DSRSD, EVAE
24'
4'
S/W
5'
L/S
AREA
13'
TRAVEL WAY
P/L
C/L
11'
TRAVEL WAY
4'
S/W
CURB & GUTTER,
SEE DETAIL ON
SHEET 0.3
AC
AB
F/C F/C F/C F/C F/C F/C
P/L
F/C F/C
P/L
ROLLED CURB WITH
SPILL GUTTER,
SEE DETAIL ON
SHEET 0.3
0.5'B/C 0.5'B/C
0.5'B/C 0.5'B/C 0.5'B/C 0.5'B/C
0.5'B/C 0.5'B/C
SECTION A-A
NTS
STREET U, STREET T
SECTION B-B
NTS
STREET U
SECTION C-C
NTS
STREET S, STREET W
SECTION D-D
NTS
STREET S, STREET W
PUE
(5' MIN)
PUE
(5' MIN)
BLDG.BLDG.
PUE
(5' MIN)
BLDG.
PUE
(5' MIN)
BLDG.BLDG.
PUE
(5' MIN)
PUE
(5' MIN)
GARAGE FLR.
BLDG.
PUE
(5' MIN)
PUE
(5' MIN)
GARAGE FLR.
8'
PARKING
10'
TRAVEL WAY
C/L
ROLLED CURB,
SEE DETAIL
ON SHEET 0.3
FLUSH CURB,
SEE DETAIL
ON SHEET 0.3
AC
AB
4'
S/W
11'
TRAVEL WAY
11'
TRAVEL WAY
23' PUE, PAE, DSRSD, EVAE
22'
0.5'
GARAGE FLR.GARAGE FLR.
AC
AB
ROLLED CURB,
SEE DETAIL
ON SHEET 0.3
VERTICAL CURB,
SEE DETAIL
ON SHEET 0.3
11'
TRAVEL WAY
C/L 11'
TRAVEL WAY
AC
AB
C/L
5'
LANDSCAPE
AREA
12'12'4'
S/W
4'
S/W
P/L P/L
42' PUE, PAE, DSRSD, EVAE
5'
LANDSCAPE
AREA
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
AC
AB
C/L 0.5'
2.5' DWY
APRON
FLUSH CURB,
SEE DETAIL
ON SHEET 0.3
ROLLED CURB,
SEE DETAIL ON
SHEET 0.3
F/C F/C22'
0.5'
26.5' PUE, PAE, DSRSD, EVAE
F/C F/C F/C F/C
23' PUE, PAE, DSRSD, EVAE
0.5'0.5'11'11'
2.5' DWY
APRON
0.5'
P/L P/L
0.5'B/C 0.5'B/C
P/L P/L
P/L P/L
F/C F/C
SECTION E-E
NTS
COURTS O, P, Q, AND T
SECTION F-F
NTS
STREET R
SECTION G-G
NTS
COURTS J AND K
SECTION H-H
NTS
COURTS M, AND N
DWY
APRON
(5'±)
DWY
APRON
(5'±)
GARAGE FLR.GARAGE FLR.
PUE
(5' MIN)
BLDG.
PUE
(5' MIN)
BLDG.
DWY APRON
(2.5'±)
GARAGE FLR.
BLDG.
29' PUE, PAE, DSRSD, EVAE
8'
PARKING
10'
TRAVEL WAY
C/L
11'
TRAVEL WAY
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
ROLLED CURB WITH
SPILL GUTTER,
SEE DETAIL ON
SHEET 0.3
AC
AB
F/C F/C
0.5'P/L 0.5'P/L
SECTION J-J
NTS
COURTS L AND N
GARAGE FLR.
DWY APRON
(2.5'±)
C/L
ROLLED CURB,
SEE DETAIL
ON SHEET 0.3
AC
AB
4'
S/W
11'
TRAVEL WAY
11'
TRAVEL WAY
F/C F/C22'
0.5'
30' PUE, PAE, DSRSD, EVAE
0.5'
P/L P/L
SECTION I-I
NTS
STREET V, COURT R
B/C B/C
4'
S/W
ROLLED CURB WITH
SPILL GUTTER,
SEE DETAIL ON
SHEET 0.3
10'8'5'10'10'8'5'5'
9' MIN 61' RIGHT OF WAY 6'
PSE
C/L
R/W R/W
S/W PWAY PARKING TRAVEL LANE TRAVEL LANE PARKING PWAY TRAIL
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
AC
AB
36'
FC FC
0.5'
B/C
0.5'
B/C
BUILDING
SCHOOL SITE
FENCE
6'
BUILDING
5'
AC PSE
5'
L/S
NH11/18 IRON HORSE PARKWAY
PRIVATE
YARD
FC
0.5'
B/C
R/W
NH12
6'
PSE
10' MIN
PAVEMENT EDGE DRAIN,
SEE DETAIL ON SHEET 0.3
SECTION K-K
NTS
IRON HORSE PARKWAY
SECTION L-L
NTS
IRON HORSE PARKWAY
PAVEMENT EDGE DRAIN,
SEE DETAIL ON SHEET 0.3
C/L
6'
PSE
72' RIGHT OF WAY
6'11'12'11'6'5'8' S/W
6'6'
BIKE
LANE
TRAVEL WAYDUAL TURN LANETRAVEL WAYBIKE
LANE
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
AC
AB
BUILDING
PWAY
FC
0.5'
B/C
R/W
6'
PSE
5'8' S/W
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
BUILDING
PWAY
FC
0.5'
B/C
R/W
14'6'5'8'
6' PSE
TRAVEL LANEBIKE
LANE
PWAYS/W
82' RIGHT OF WAY
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
PAVEMENT EDGE
DRAIN, SEE DETAIL
ON SHEET 0.3
16' MEDIAN ISLAND 14'6'5'8'6' PSE
TRAVEL LANE BIKE
LANE
PWAY S/W
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
PAVEMENT EDGE
DRAIN, SEE DETAIL
ON SHEET 0.3
0.5'
B/C
0.5'
B/C
R/WR/W
11'5'10'
6' PSE
TRAVEL LANEPWAYS/W
62' RIGHT OF WAY
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
12'5'8'6' PSE
PWAY S/W
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
0.5'
B/C
0.5'
B/C
R/WR/W
DUAL TURN LANE
11'
TRAVEL LANE
C/L
6'6'
NH13
BUILDING
10' MIN
NH12 NH19
BUILDING
11' MIN
NH18
PRIVATE
YARD
THEME
WALL
PAVEMENT EDGE DRAIN,
SEE DETAIL ON SHEET 0.3
SECTION M-M
NTS
CENTRAL PARKWAY
SECTION N-N
NTS
STERLING STREET
SECTION O-O
NTS
HORIZON PARKWAY
ST
E
R
L
I
N
G
S
T
R
E
E
T
HORIZON PARKWAY
NUGGET WAY
CHABO
T
C
H
A
N
N
E
L
EX
.
F
I
B
E
R
O
P
T
I
C
EX
1
8
"
S
S
EX
.
E
L
E
C
.
EX
.
G
A
S
T
O
B
E
R
E
M
O
V
E
D
EX 8" W TO BE REMOVED
EX. GAS
EX 15" SS TO BE REMOVED
LIMITS OF
FEMA ZONE AE
LIMITS OF FEMA ZONE AE
FUTURE
PARK
FUTURE
NH 24
PL
A
N
2
B
PLAN 2APLAN 2B
PLAN 2A
PLAN 2B
PLAN 2B
PLAN 2A
PLAN 2B
PLAN 2A
PL
A
N
2
A
CENTRAL
ST
E
R
L
I
N
G
S
T
R
E
E
T
NUGGET WAY
ST
R
E
E
T
Y
LOOP Z
LOOP Z
STREET X
CO
U
R
T
U
PARKWAY
363738
43424140
34
4
4544
5
3
1
2
31 32
19 20 21 23
8
7
13141516
119
10
60'
74
'
64
'
10'
56'
68
'
60'
68
'
68
'
68
'
68
'
60'
60'
60'
68
'
68
'
68
'
68
'
60'
66
'
108'
66'
27'
77'70'
70'
77'
60
'
60
'
60
'
56
'
11'
69
'
8 3'31
'
11'
30
'
45'
7'
33'
6
9'
4 2 '
7'
45'
14
'
72
'
71'22'
68
'
9'
63'65'65'65'65'52'
23'
42
'
43
'
23'52'65'65'65'
67'65'65'65'
57
'
57
'
57
'
57
'
58
'
58
'
58
'
58
'
57
'
56
'
83
'
70'65'
16'35'
17'
71
'
27'
11
'
43'2
7
'
8'
32'11
'
75
'
74'
55
'
59
'
8'
27'
3 5 '
32'
11
'
11
'
43'
79
'
79
'
65'
71
'
27'
16'65'65'65'52'
65'65'65'67'
58
'
58
'
58
'
58
'
2 3 '
43
'
50
'
10'
63'65'65'65'65'43'
36
'
23 '
43
'
43
'
23'60'65'65'59'2 3'
43
'
43
'
23
'
59'65'65'60'
75'65'65'74'
58
'
58
'
58
'
58
'
58
'
58
'
22'
11
6
'
11
6
'
14
'
45'
22
'
45'
17'
Δ=9 0 °00'00"
L =4 2.41'
R =2 7.00'
Δ=91°08'3
2
"
L=42.9
5
'
R=27.0
0
'
N88°24'09"W 475.10'
N1
°
3
5
'
5
2
"
E
3
5
0
.
8
0
'
N59°
4
1
'
3
3
"
E
1
0
8
.
2
3
'
S88°24'09"E 162.50'
N1
°
3
5
'
5
1
"
E
6
0
.
0
0
'
S88°24'09"E 77.00'
N1
°
3
5
'
5
1
"
E
6
9
.
8
5
'
PARCEL C
PA
R
C
E
L
F
PARCEL G
HORIZON PARKWAY R =4 8 8 .0 0'Δ =1 4 °4 3 '2 4 "L =1 2 5 .4 0
R
=
2
1
3
.
0
0
'
Δ
=
2
1°15'41"
L=79.04
S1
°
3
5
'
5
1
"
W
5
2
4
.
8
9
'
2728
33
26 24
25
18 22
17 12
3539
29
30
PARCEL E
PARCEL B
60
'
60
'
60
'
60
'
60
'
70'
90'
1'
PARCEL A
(PUE, PAE, DSRSD, EVAE)
63
'
67
'
32'
7'
7'
6
60'
10
'
10
'PARCEL D
LIMITS OF FEMA ZONE AE
PROPOSED LAND USE SUMMARY:
LOT / PARCEL NUMBER PROPOSED USE
PARCEL A HOA STREET PARCEL (PUE, PAE, EVAE, DSRSD)
PARCEL B HOA STREET PARCEL (PUE, PAE, EVAE, DSRSD)
PARCEL C HOA STREET PARCEL (PUE, PAE, EVAE, DSRSD)
PARCEL D HOA LANDSCAPE PARCEL
PARCEL E HOA LANDSCAPE PARCEL
PARCEL F HOA STREET PARCEL (PUE, PAE, EVAE, DSRSD)
PARCEL G HOA LANDSCAPE PARCEL
LOTS 1 THRU 45 SINGLE FAMILY RESIDENTIAL LOT
NOTE:
APPLICANT RESERVES THE OPTION TO CREATE MULTIPLE
STREET PARCELS TO ACCOMODATE INFRASTRUCTURE
IMPROVEMENTS, BUILDING PHASING, AND /OR HOA
MAINTENANCE RESPONSIBILITIES.
NH12
NH10
NH4
NH24
FUTURE PARK
PARCEL AREA TABLE
PARCEL #AREA (SF±)PARCEL #AREA (SF±)PARCEL #AREA (SF±)
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
4428
4080
4080
4080
4080
4080
5665
4200
4620
5782
5905
4098
3764
3764
3764
3764
3846
3859
3777
3777
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
3777
4130
5556
5236
5535
4258
3770
3770
4302
4302
3770
3770
4258
5309
4124
3770
3770
3770
3853
4023
41
42
43
44
45
PARCEL A
PARCEL B
PARCEL C
PARCEL E
PARCEL F
PARCEL G
PARCEL D
3900
3900
3900
3900
4334
71029
890
890
1551
2571
645
648
341.2
HP
342.3
HP
341.7
LP
344.2
GB
347.4
HP
346.4
GB
340.3
LP
340.9
LP
346.8
LP
339.8
LP
340.2
LP
341.3
HP
341.0
HP
340.5
LP
341.1
HP
350.3
HP
349.1
LP
349.9
HP
347.6
4
3
1
2
5
8
7
119
10
19 20 21
13141516
23
31 32
363738
43424140
34
4544
18 22
17 12
29 2728 26
24
3330
3539
6
R=20'
R=20'
R=20'
R=20'
R=20'R=20'
R=20'
R=20'
R=20'
A
345.5
344.7LP
345.1
2.
0
%
0.
5
%
2.8%
GB 345.0
2%
2%
345.2
HP
343.7
HP
0.56%
33
9
.
9
1.
2
5
%
34
0
.
4
34
1
.
3
1.
0
%
34
2
.
8
0.
9
4
%
343.4
0.5
%
0.
5
%
342.0
340.5
2.0%
2.0%
343.8
342.4
HP
HP
0.5%
0.5%
342.6
LP
1.6
7
%
342.2
0.5%
LP
342.8HP
0.
7
%
0.
5
%
2%2%
2%2%
2%2%
2%
2%
CENTRAL
ST
E
R
L
I
N
G
S
T
R
E
E
T
HORIZON PARKWAY
NUGGET WAY
ST
R
E
E
T
Y
LOOP Z
LOOP Z
STREET X
CO
U
R
T
U
PARKWAY
GB
LP 1.67%341.5GB 2%
2%
343.0
GBLP
2.0%
342.3
1%
342.6
341.9
1%
342.2
FF 342.2P 341.2
FF 342.5P 341.5
FF 343.2P 342.2
FF 343.6P 342.6
FF 344.5
P 343.5
FF 344.9P 343.9
FF 347.4P 346.4
FF 346.5P 345.5FF 346.3P 345.3
FF 346.7P 345.7
FF 345.7P 344.7
FF 345.5
P 344.5FF 346.1P 345.1
FF 346.0P 345.0
FF 345.8
P 344.8FF 345.3
P 344.3
FF 345.1P 344.1
FF 344.2P 343.2 FF 344.8P 343.8
FF 345.3
P 344.3 FF 345.3P 344.3 FF 344.8P 343.8 FF 344.2
P 343.2
FF 344.2
P 343.2
FF 343.6P 342.6
FF 344.9P 343.9FF 344.8P 343.8
FF 344.3P 343.3
FF 344.1P 343.1
FF 343.2P 342.2
FF 343.3
P 342.3 FF 343.8P 342.8
FF 344.0P 343.0
FF 343.4
P 342.4FF 343.4
P 342.4FF 343.1P 342.1FF 342.6P 341.6
FF 342.4P 341.4
FF 342.1P 341.1
FF 342.6P 341.6 FF 342.1P 341.1
FF 342.4P 341.4
FF 342.4
P 341.4
FF 341.7P 340.7
B
NH24
NH12
NH10
FU
T
U
R
E
P
A
R
K
NH4
34
0
.
6
A
A
A
A
B
B
C
FF 343.6
P 342.6
12' WIDE TRAIL ACCESS CURB AND GUTTER PER CITY
STD DWG DETAIL CD-111
CURB AND GUTTER PER CITY
STD DWG DETAIL CD-111
CURB AND GUTTER PER CITY
STD DWG DETAIL CD-111
342.7
LP
343.4
2%
2%1%
342.9
C
D
E
R=40'
R
=40'
R=4 0 '
R=40'
R=40'
R=15'
R=15'
LIMITS OF FEMA ZONE AE
SECTION C-C
NTS
PARK INTERFACE
10'
EXISTING
GROUND
INTERIM
ARMY FENCE
FUTURE PARK PHASE 4
BLDG.
4'
S/W
2'
MIN
3'
INTERIM WOOD FENCE
(UNTIL PARK IS BUILT)
13'
NOTES:
1.FOR CROSS SECTIONS NOT SHOWN ON THIS SHEET,
SEE SHEET 5.5 FOR ADDITIONAL CROSS SECTION.
2.LOTS 6, 7, 10 TO BE REMOVED FROM FEMA ZONE AE.
CENTRAL
ST
E
R
L
I
N
G
S
T
R
E
E
T
HORIZON PARKWAY
NUGGET WAY
ST
R
E
E
T
Y
LOOP Z
LOOP Z
STREET X
CO
U
R
T
U
PARKWAY
8"W
8"SS
8"
S
S
8"
W
8"SS8"SS
8"W 8"W
8"
S
S
8"W
8"
S
S
8"
W
8"
W
8"W
8"SS
8"
S
S
8"
W
8"
W
8"
S
S
12"SD
8
"
W
8"
W
12
"
S
D
12"
S
D
12
"
S
D
12"SD
12"SD
12
"
S
D
12
"
S
D
12"SD
12"SD
12"SD
12
"
S
D
12
"
S
D
12
"
S
D
1
2
"
S
D
EX
2
4
"
S
S
EX
2
4
"
S
S
EX
2
4
"
S
S
E X 1 5 "S S
E X 2 4"S S
EX 24"SSEX24"SS
EX 12"W
EX
1
2
"
W
E
X
1
2
"
W
EX
1
2
"
W
EX
1
2
"
W
EX
1
2
"
W
E X 1 2 "W
EX 12"W
EX 12"W
EX 12"W
EX
1
8
"
S
D
EX
1
8
"
S
D
EX 36"SD EX 36"SD
EX
3
6
"
S
D
EX 36"SD
EX
1
8
"
S
D
EX 36"SD
EX
1
8
"
S
D
EX 18"SD
EX
2
4
"
S
D
EX
2
4
"
S
D
EX 18"SD
EX
3
6
"
S
D
EX 18"SD
EX 30"SDEX30"SD
EX 2 4"S D
E
X
1
8
"
S
D
EX 2
4
"
S
D
EX
2
4
"
S
D
EX 8"RW
EX
8
"
R
W
EX
8
"
R
W
E
X
8
"
R
W
EX
8
"
R
W
EX 8"RW
E X 1 2 "R W
EX 12"RW
EX 12"RW
E X 12"RW
EX 8"SS
EX
2
4
"
S
D
8"SD
8"SD
EX 15"SS
EX 8"W
8"SD
EX
2
4
"
S
S
EX 8"SS
EX 12"W
E
X
2
4
"
S
S
8"SD
8"SD
363738
19 20 21
8
7
13141516
31 32
4342
23
4140
34
4
4544
119
10
5
3
1
2
29
30
2728 26
33
24
18 22
17 12
35
25
39
INV 332.8INV 332.7
INV 332.7
INV 337.8INV 337.8
INV 337.7
INV 338.7
INV 339.0
INV 331.1INV 331.1
INV 331.0
INV 332.9
INV 336.0
EX INV 328.8
INV 337.0
INV 337.0
INV 336.0
INV 333.4INV 333.4
INV 333.4
INV 334.2
INV 335.1INV 335.1
INV 335.1
INV 336.0
INV 332.1
INV 332.1
INV 331.3INV 331.3
EX INV 331.3
INV 334.4INV 334.4
EX INV 334.4
INV 332.9
EX INV 332.9
INV 336.4INV 336.4
EX INV 336.4
6
INV 335.7
EX INV 335.7
8"
S
S
8"
W
8"SS
8"W
12
"
S
D
1
2
"
S
D
EX
2
4
"
S
D
EX
8
"
R
W
EX
2
4
"
S
D
SS LATERAL
(TYP)
POTABLE
WATER LATERAL
& METER (TYP)
8"SD
8
7
13
11
10
12
TYPICAL UTILITY CONNECTION DETAIL
STREET X
CO
U
R
T
U
ST
E
R
L
I
N
G
S
T
R
E
E
T
HORIZON PARKWAY
NUGGET WAY
ST
R
E
E
T
Y
LOOP Z
LOOP Z
STREET X
CO
U
R
T
U
DMA #1
DMA #2
DMA #3
DMA #4DMA #5DMA #6DMA #7DMA #8DMA #9
DMA #11
DMA #12
DMA #13 DMA #14 DMA #15 DMA #16 DMA #17
DMA #18DMA #20DMA #21DMA #22DMA #23
DMA #25
DMA #26 DMA #28 DMA #29 DMA #30 DMA #31 DMA #33
DMA #34
DMA #35DMA #36DMA #37DMA #38
DMA #40
DMA #41 DMA #42 DMA #43 DMA #44 DMA #45 DMA #46 DMA #47
DM
A
#
1
0
DM
A
#
2
4
DM
A
#
2
7
DM
A
#
1
9
DM
A
#
3
2
DM
A
#
3
9
CENTRAL
PARKWAY
NH24
NH12
NH10
FU
T
U
R
E
P
A
R
K
NH4
#2
#3
#1
#9 #8 #7 #6 #5 #4
#10#11
#12 #13 #14 #15 #16
#17
#18#19
#20#21#22#23
#24#25
#26
#40
#28 #29 #30
#27
#31
#32
#33
#34
#35#36#37#38
#45#44#43#42 #46 #47
#41
#39
8
7
119
10
1314151617 12
19 20 21 231822
25
29 2728 26 24
31 32
34
363738 3539
30 33
43424140 44 45
5
3
1
2
4
6
DMA
IMPERVIOUS
AREA (SF)
PERVIOUS
AREA (SF)
TOTAL AREA
(SF)
EFFECTIVE
IMPERVIOUS AREA
(SF)
TREATMENT AREA
REQUIRED (SF)
TREATMENT AREA
PROVIDED (SF)
1 12460 12301 24761 13690 548 550
2 8631 5020 13651 9133 365 568
3 2601 0 2601 2601 104 108
4 3775 2493 6268 4024 161 164
5 3584 1584 5168 3742 150 158
6 3580 1588 5168 3739 150 158
7 3429 1739 5168 3603 144 158
8 3580 1588 5168 3739 150 158
9 3676 1666 5342 3843 154 158
10 2930 0 2930 2930 117 120
11 3677 2084 5761 3885 155 158
12 3687 2088 5775 3896 156 158
13 3732 1436 5168 3876 155 158
14 3580 1588 5168 3739 150 158
15 3584 1584 5168 3742 150 158
16 3580 1588 5168 3739 150 158
17 6362 4968 11330 6859 274 275
18 4394 2701 7095 4664 187 200
19 1784 0 1784 1784 71 72
20 3395 2072 5467 3602 144 158
21 3580 1588 5168 3739 150 158
22 3429 1739 5168 3603 144 158
23 4075 2175 6250 4293 172 174
24 1502 0 1502 1502 60 60
25 3536 2239 5775 3760 150 158
26 3691 2084 5775 3899 156 158
27 1502 0 1502 1502 60 60
28 4072 2178 6250 4290 172 174
29 3429 1739 5168 3603 144 158
30 3584 1584 5168 3742 150 158
31 3241 2226 5467 3464 139 158
32 1934 0 1934 1934 77 80
33 4659 3112 7771 4970 199 200
34 6208 5116 11324 6720 269 275
35 3580 1588 5168 3739 150 158
36 3429 1739 5168 3603 144 158
37 3580 1588 5168 3739 150 158
38 3887 1667 5554 4054 162 164
39 2878 0 2878 2878 115 142
40 3687 2088 5775 3896 156 158
41 3661 -1990 1671 3462 138 142
42 2031 2185 4216 2250 90 100
43 2182 1913 4095 2373 95 100
44 2186 1909 4095 2377 95 100
45 2182 1913 4095 2373 95 100
46 2031 2064 4095 2237 89 100
47 2186 2128 4314 2399 96 100
NOTES:
1.THE CALCULATIONS SHOWN IN TABLE HEREON ARE BASED ON ALAMEDA COUNTY CLEAN WATER PROGRAM, C.3
STORMWATER TECHNICAL GUIDANCE JANUARY 1, 2015.
2.EFFECTIVE IMPERVIOUS AREA = IMPERVIOUS AREA + 10% OF PERVIOUS AREA
3.RAINFALL INTENSITY = 0.2 IN/HR
4.BIORETENTION SOIL MIX TO HAVE A MINIMUM 5 IN/HR INFILTRATION RATE
5.THE TREATMENT AREA REQUIRED IS BASED ON A SIZING CRITERIA OF (0.2 IN/HR)/(5 IN/HR)=0.04
6.INTERCEPTOR TREES WILL BE IDENTIFIED IN DESIGN TO REDUCE THE EFFECTIVE IMPERVIOUS AREA.
DRAINAGE MANAGEMENT AREA #4
C.3 WATER QUALITY TREATMENT FACILITY #4
BIO-RETENTION C.3 SWQ TREATMENT FACILITY
SILVA CELL C.3 SWQ TREATMENT FACILITY
LIMITS OF DRAINAGE MANAGEMENT AREAS
DMA #4
#4
C/L
AC
AB GARAGE FLR.
34'18' DWY
13'13'
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
5'
S/W
44' PUE, PAE, DSRSD, EVAE
F/C F/C
8' PARKING
5'
S/W
PUE
(3' MIN.)P/L P/L
PUE
(3' MIN.)
GARAGE FLR.
18' DWY
0.5'0.5'
B/C B/C
AC
AB
C/L
11'11'0.5'
B/C
5'
S/W
F/C
0.5'
B/C
5'
S/W
F/C
22'
34' PUE, PAE, DSRSD, EVAE
P/L P/L
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
SECTION A-A
NTS
STREET X, STREET Y AND LOOP Z
SECTION B-B
NTS
PRIVATE ALLEY
GARAGE FLR.
18' DWY
GARAGE FLR.
18' DWY
NOTE:
CITY STANDARD DETAIL CD-111
"DEPRESSED DRIVEWAY APPROACH"
TO BE USED FOR INDIVIDUAL
DRIVEWAYS
NOTE:
CITY STANDARD DETAIL CD-111
"DEPRESSED DRIVEWAY APPROACH"
TO BE USED FOR INDIVIDUAL
DRIVEWAYS
14'6'5'8'
6' PSE
TRAVEL LANEBIKE
LANE
PWAYS/W
82' RIGHT OF WAY
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
PAVEMENT EDGE
DRAIN, SEE DETAIL
ON SHEET 0.3
16' MEDIAN ISLAND 14'6'5'8'
6' PSE
TRAVEL LANE BIKE
LANE
PWAY S/W
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
PAVEMENT EDGE
DRAIN, SEE DETAIL
ON SHEET 0.3
0.5'
B/C
0.5'
B/C
R/WR/W
11'5'10'
6' PSE
TRAVEL LANEPWAYS/W
62' RIGHT TOF WAY
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
12'5'8'
6' PSE
PWAY S/W
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
0.5'
B/C
0.5'
B/C
R/WR/W
DUAL TURN LANE
11'
TRAVEL LANE
C/L
6'6'
PAVEMENT EDGE
DRAIN, SEE DETAIL
ON SHEET 0.3
AC
AB
SECTION C-C
NTS
HORIZON PARKWAY
SECTION D-D
NTS
STERLING STREET
RW
6'
PSE
12'12'
6' PSE
DUAL TURN LANETRAVEL LANE
RW
56' RIGHT OF WAY
PAVEMENT EDGE
DRAIN, SEE DETAIL
ON SHEET 0.3
12'
TRAVEL LANE
5'
PWAY
5'
S/W
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
F/C F/C
AC
AB
B/C 0.5'B/C0.5'
36'
SECTION E-E
NTS
NUGGET WAY
5'
PWAY
5'
S/W
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
CO
L
U
M
B
U
S
S
T
R
E
E
T
NUGGET WAY
EL DORADO LANE
FE
R
N
A
N
D
E
Z
S
T
R
E
E
T
3RD STREET
EX. ELEC.
EX
.
F
I
B
E
R
O
P
T
I
C
EX
.
8
"
W
T
O
B
E
R
E
M
O
V
E
D
EX
1
8
"
S
S
T
O
B
E
R
E
L
O
C
A
T
E
D
E
X
2
4
"
S
S
EX. 6" W
TO BE REMOVED
TO BE REMOVED
EX. 12" W
FUTURE PARK NH4
CO
L
U
M
B
U
S
S
T
R
E
E
T
NUGGET WAY
EL DORADO LANE
STREET EE
STREET GG
COURT Z
HUNTLEY STREET
COURT AA
ST
R
E
E
T
F
F
5
4
3
2
1
8
7
6
9
10 11 12
13
17 16 15
14
21201918
24 23
25 22
26
27 28
30313233
37
36
34
52'
18'
3'
3'
6'
31
'
26'
49'37
'
29
'
55'9'
32
'
32
'
49'
49'
27'
27'
32
'
32
'
32
'
32
'
49'
49'
27'
27'
32
'
32
'
32
'
32
'
49'
49'
27'
27'
32
'
32
'
32
'
9'
49'
27'
32
'
32
'
27'
37'
2
1'10'
3'27'
29
'
70'
2 2 '
3'27
'
48
'
32'32'32'35'
27
'
26
'
26
'
48
'48
'
48
'
32'32'32'57'
4'
27
'
54'32'32'14'17 '
38
'
1
7'3'35'32'32'36'
4'
2
7
'
26
'
27
'
27
'
4
2
'
4
2
'
4
2
'
32'32'35'32'32'
4
2
'
4
2
'
4
2
'
4
2
'
4
5
'
24
'
27
'
26
'
26
'
32'32'32'36'
3'
46
'
11'
3
'
6'
6'
44'32'32'35'
2
2'
54
'
55
'
2 2 '47'32'32'33'
26
'
26
'
26
'
27
'
27
'
26
'
26
'
26'32'32'57'
46'32'32'37'
4
8
'
4
8
'
4
8
'
2
2
'
49
'49
'49
'
23
'
34'32'34'33'
25'10'32'34'37'
49
'
27
'
26
'
27
'
26
'
48
'48
'48
'
48
'
101'
3 0 '
34
'
25'7'27'
26
'
1
9'3'
32
'
33
'
32
'
32
'
36
'
26'
26'
27'
49
'
49
'
55'1 4 '
3'
3'
12
9
'
134'
134'
10
9
'
134'
134'
28
9
'
145'
134'
134'
134'
18
'
24
'
25
'
AC
PL
A
N
1
PL
A
N
2
AC
PL
A
N
3
AC
AC
PL
A
N
1
PL
A
N
2
AC
PL
A
N
3
AC
AC
PL
A
N
1
PL
A
N
2
AC
PL
A
N
3
AC
AC
PL
A
N
1
PLAN 2
ACAC
PLAN 1PLAN 2
AC
PLAN 2
ACAC
PLAN 1PLAN 2
AC
PLAN 3
AC
AC
PLAN 1 PLAN 2
AC
PLAN 3
AC
PLAN 3
AC
PLAN 2
AC AC
PLAN 1PLAN 3
AC
PLAN 2
AC
PLAN 3
AC
AC
PLAN 1 PLAN 2
AC
PLAN 3
AC
PLAN 2
AC
PL
A
N
2
AC
PL
A
N
3
AC
PL
A
N
3
AC
PLAN 3
ACAC
PLAN 1
PLAN 3
AC
AC
PLAN 1
FU
T
U
R
E
P
A
R
K
23
'
45
'
18
'
11'
11'
18
'
27
'
42
'
27
'
23
'
23
'
25
'
27
'
N1
°
3
5
'
5
1
"
E
5
2
7
.
6
6
'
B
N
D
Y
N88°24'09"W 225.59' BNDY
N1
°
3
5
'
5
1
"
E
4
7
7
.
6
6
'
B
N
D
Y
N88°24'09"W 215.59' BNDY
R
=
2
0.00'
Δ
=
9
0
°
00'00"
L
=
3
1
.
4
2
BNDY
R=30 .0 0 '
Δ=90 °0 0 '0 0 "
L=47.1 2 B N D Y
PARCEL B
PARCEL E
PARCEL D
(PUE, PAE, DSRSD, EVAE)
P
A
R
C
E
L
C
PARCEL A
PARCEL F
49
'
32
'
37
'
35
'
34
'
48
'
27'
17 16 15
14
18
'
PLAN 2
ACAC
PLAN 1PLAN 2
AC
PLAN 3
AC
PROPOSED LAND USE SUMMARY:
LOT / PARCEL NUMBER PROPOSED USE
PARCEL A HOA LANDSCAPE PARCEL
PARCEL B HOA LANDSCAPE PARCEL
PARCEL C HOA LANDSCAPE PARCEL
PARCEL D HOA STREET PARCEL (PUE, PAE, EVAE, DSRSD)
PARCEL E HOA LANDSCAPE PARCEL
LOTS 1 THRU 37 SINGLE FAMILY RESIDENTIAL LOT
NOTE:
1.APPLICANT RESERVES THE OPTION TO CREATE MULTIPLE STREET PARCELS TO
ACCOMMODATE INFRASTRUCTURE IMPROVEMENTS, BUILDING PHASING, AND /OR HOA
MAINTENANCE RESPONSIBILITIES.
2.LOTS 13, 14, 21 AND 22 TO BE MERGED WITH PARCELS B, C, D, E OF TRACT 8308.
3.LOTS 29 AND 30 TO BE MERGED WITH LOT 5 OF TRACT 8150.
NH4
NH4
NH4
NH4
TYPICAL PRIVATE YARD EASEMENT
SCALE: 1"=20'
NOTE:
PRIVATE YARD EASEMENT WILL BE DEFINED IN THE CONDITIONS, COVENANTS,
AND RESTRICTIONS(CC & RS) OF THE HOMEOWNERS' ASSOCIATION (HOA),
WHICH WILL NOT BE SHOWN ON THE FINAL SUBDIVISION MAP.
HUNTLEY STREET
ST
R
E
E
T
F
F
PRIVATE YARD
EASEMENT (TYP)
SCHEMATIC FENCE
LOCATION (TYP)
PARCEL AREA TABLE
PARCEL #AREA (SF±)PARCEL #AREA (SF±)
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
2592
2274
2274
2274
2274
2274
2274
2274
2190
2258
2258
2258
3042
2801
2094
2093
2509
2331
2095
2094
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
PARCEL A
PARCEL B
PARCEL C
2094
3207
2254
2254
2912
3741
2283
2283
2466
2399
2258
2371
2544
2229
2274
2274
2564
822
2888
1057
PARCEL D
PARCEL E
PARCEL F
34368
2303
1226
PARCEL #AREA (SF±)
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
ACACAC
ACACACAC
AC AC ACAC
AC ACAC
AC AC
AC ACACAC
AC
AC
AC
ACAC
AC
ACCO
L
U
M
B
U
S
S
T
R
E
E
T
NUGGET WAY
STREET EE
STREET GG
COURT Z
HUNTLEY STREET
COURT AA
ST
R
E
E
T
F
F
0.7%
2%2%
2%
0.
5
%
EX TFC 339.05
0.7%
EX TFC 339.39
2%
EX TC 339.27
0.7%2%
EX TC 340.02
340.0
340.34
0.7%
P 340.0
FF 341.0
P 339.7
FF 340.7
P 339.4
FF 340.4
P 339.1
FF 340.1
P 338.7
FF 339.7
P 338.4
FF 339.4
P 338.1
FF 339.1
P 337.8
FF 338.8
P 337.2
FF 338.2
P 337.1
FF 338.1 P 337.4
FF 338.4
P 337.7
FF 338.7
P 337.9
FF 338.9
P 338.8
FF 339.8
P 338.6
FF 339.6P 338.3
FF 339.3
P 338.1
FF 339.1
P 339.2
FF 340.2 P 339.4
FF 340.4
P 339.6
FF 340.6
P 339.8
FF 340.8
P 339.9
FF 340.9 P 340.1
FF 341.1
P 340.3
FF 341.3
P 340.5
FF 341.5
P 340.3
FF 341.30 P 340.5
FF 341.50
P 340.7
FF 341.70
P 340.9
FF 341.90
P 340.8
FF 341.8
P 341.0
FF 342.0 P 341.2
FF 342.2
P 341.4
FF 342.4
P 341.1
FF 342.1
P 340.9
FF 341.9
P 340.7
FF 341.7
P 340.5
FF 341.5
1
5
4
3
2
8
7
6
9
10 11 12 13
17 16 15 14
21201918
24 2325 22
26 27 28
30313233
36
34
37
340.2
LP
341.0
HP
341.1
HP
340.8
HP
339.7
LP
340.4
HP
337.2
LP
337.7
HP
339.6
LP
33
8
.
1
TC
3
3
7
.
2
TR
C
3
3
6
.
9
TRC 337.4 TRC 338.3
TFC 338.7
33
9
.
0
TC 338.6
TC 339.2
TRC 339.3 TRC 340.0
TFC 340.4TFC 339.7
34
0
.
0
TR
C
3
4
0
.
2
34
0
.
6
339.8
TC 340.7
TC
3
4
1
.
0
34
1
.
1
TC
3
4
1
.
6
TC
3
4
1
.
6
TFC 340.8
TRC 340.4 TRC 341.1
TFC 341.5
FU
T
U
R
E
P
A
R
K
NH13
AC
B
D
A
F
A
E
TC
3
4
1
.
9
0.
5
%
340.6
29
341.2
340.4
2%
340.0 2%340.2
HP
2.1%1%
34
0
.
3
34
0
.
7
34
0
.
1
33
9
.
5
33
8
.
8
33
8
.
2
33
7
.
6
337.9
TC 337.5
TFC 337.8
338.4±2%
2%
2%
0.
9
6
%
0.48%
2%337.8
337.52%
0.
9
8
%
0.
9
8
%
340.1
0.54%
2%
0.52%
2%
339.1±
341.4
338.4
Z
LP
2%2%
338.4
LP
2%2%
339.4
LP
TC 340.2
2%1.5%
340.5
LP
2%2%
35
PARCEL B
PARCEL D
PARCEL E
P
A
R
C
E
L
C
PARCE
L
A
PAR
C
E
L
F
R=15'
R=15'
R=15'
R=15'
R=15'
R=15'
R=15'
R=15'
R=15'
R=15'
R=5'
R=5'
R=10'
R=10'
R=15'
R=15'
R=15'
R=15'
R=40'
R
=
3
0
'
R=40'
H
G
I
EL DORADO LANE
336.9
SECTION Z-Z
AC
AB
5'
F/C
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
PSE
NTS
5'6'
S/W PWAY
FUTURE PARK
2'
±
R/W
NH4
NOTE:
1.FOR CROSS SECTIONS NOT SHOWN ON THIS SHEET,
SEE SHEET 7.5 FOR ADDITIONAL CROSS SECTIONS
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
ACACAC
ACACACAC
AC AC ACAC
AC ACAC
AC AC
AC ACACAC
AC
AC
AC
ACAC
AC
AC
CO
L
U
M
B
U
S
S
T
R
E
E
T
NUGGET WAY
EL DORADO LANE
STREET EE
STREET GG
COURT Z
HUNTLEY STREET
COURT AA
ST
R
E
E
T
F
F
12"
S
D
12
"
S
D
12"SD
12
"
S
D
12"SD
12"SD
12"SD
12
"
S
D
12"SD
8"W
8"
W
8"
W
8"W
8"W
8"
W
8"
W
8"W
8"
W
8"
W
8"W
8"SS
8"
S
S
8"SS
8"SS
8"
S
S
8"
S
S
8"
S
S
8"
S
S
8"SS
12
"
S
D
12
"
S
D
12
"
S
D
INV 329.6
INV 329.5
INV 329.5
INV 330.0
INV 329.3INV 329.3
INV 329.2
INV 330.1INV 330.1
INV 330.0
INV 330.9INV 330.8
INV 330.9
INV 331.2
INV 331.7
INV 330.9
INV 330.9
INV 331.8INV 331.8
INV 331.8
INV 332.8
INV 332.8 INV 333.0
INV 331.4INV 331.4
INV 331.4
EX INV 330.3
12"SD
12
"
S
D
26
24 23
25
17 16 15
5
4
3
2
1
8
37
7
36
6
34
10 11 12
9
22
13
14
30313233
212019
27 28
18
29
EX 18"SS
EX
1
8
"
S
S
EX
2
4
"
S
S
EX
8
"
R
W
EX
8
"
R
W
EX 8"RW
EX 12"W
EX
1
2
"
W
EX
8
"
W
EX 24"SS
EX 8"RW
EX 8"W
EX
1
8
"
S
D
EX
4
8
"
S
D
EX
4
8
"
S
D
EX 48"SD
EX
4
8
"
S
D
EX 18"SD
EX
4
8
"
S
D
EX 18"SD
EX 24"SD
EX
1
8
"
S
D
12"SD
AC
AC
AC
AC
STREET EE
12"SD
12
"
S
D
8"W
8"
W
8"
W
8"
S
S
8"
S
S
SS
LATERAL
WATER
LATERAL &
METER (TYP)
12
"
S
D
12"SD
12
"
S
D
25
3
2
1
TYPICAL UTILITY CONNECTION DETAIL
COURT Z
ST
R
E
E
T
F
F
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
ACACAC
ACACACAC
AC AC ACAC
AC ACAC
AC AC
AC ACACAC
AC
AC
AC
ACAC
AC
AC
COURT AA
DMA #1
DMA #7
DMA #9
DMA #10
DM
A
#
3
DMA #2
DMA #6
DMA #4
DMA #8
DM
A
#
5
CO
L
U
M
B
U
S
S
T
R
E
E
T
NUGGET WAY
EL DORADO LANE
STREET EE
STREET GG
COURT Z
HUNTLEY STREET
ST
R
E
E
T
F
F
DMA #11
#7
#10
#9
#8
#6
#4#11
#5
#2
#1
#3
35
29
PARCEL B
27 28
30313233
24 23
25
37
36
34
22
26
PARCEL A
21201918
5
4
3
2
1
17 16 15
6
14
8
7
9
10 11 12 13
PARCEL F
PA
R
C
E
L
C
PARCEL E
FUTURE PARK NH4
DMA
IMPERVIOUS
AREA (SF)
PERVIOUS
AREA (SF)
TOTAL AREA
(SF)
EFFECTIVE
IMPERVIOUS AREA
(SF)
TREATMENT AREA
REQUIRED (SF)
TREATMENT AREA
PROVIDED (SF)
1 15630 10914 26544 16721 669 670
2 6778 6335 13113 7412 296 305
3 1450 0 1450 1450 58 64
4 6835 5625 12460 7398 296 300
5 1885 0 1885 1885 75 76
6 8654 4663 13317 9120 365 370
7 17770 8066 25836 18577 743 764
8 5879 100 5979 5889 236 254
9 8739 4094 12833 9148 366 370
10 8541 5343 13884 9075 363 366
11 1495 710 2205 1566 63 70
NOTES:
1.THE CALCULATIONS SHOWN IN TABLE HEREON ARE BASED ON ALAMEDA COUNTY CLEAN WATER PROGRAM, C.3 STORMWATER TECHNICAL
GUIDANCE JANUARY 1, 2015.
2.EFFECTIVE IMPERVIOUS AREA = IMPERVIOUS AREA + 10% OF PERVIOUS AREA
3.RAINFALL INTENSITY = 0.2 IN/HR
4.BIORETENTION SOIL MIX TO HAVE A MINIMUM 5 IN/HR INFILTRATION RATE
5.THE TREATMENT AREA REQUIRED IS BASED ON A SIZING CRITERIA OF (0.2 IN/HR)/(5 IN/HR)=0.04
6.INTERCEPTOR TREES WILL BE IDENTIFIED IN DESIGN TO REDUCE THE EFFECTIVE IMPERVIOUS AREA.
DRAINAGE MANAGEMENT AREA #4
C.3 WATER QUALITY TREATMENT FACILITY #4
BIO-RETENTION C.3 SWQ TREATMENT FACILITY
SILVA CELL C.3 SWQ TREATMENT FACILITY
LIMITS OF DRAINAGE MANAGEMENT AREAS
DMA #4
#4
SECTION C-C
C/L
27' PUE, PAE, DSRSD, EVAE
0.5'
13'
GARAGE FLR.
3.5'
AC
AB
ROLLED CURB,
SEE DETAIL
ON SHEET 0.3
26'F/C F/C
P/L P/L
NTS
STREET FF
2'
PUE
13'
4'
S/W
3'
PUE
0.5'
BUILDING
DISTANCE VARIES
(5.5' MIN.)
SECTION B-B
C/L
27' PUE, PAE, DSRSD, EVAE
0.5'
13'
GARAGE FLR.
3.5'
AC
AB
ROLLED CURB,
SEE DETAIL
ON SHEET 0.3
26'F/C F/C
P/L P/L
NTS
STREET FF
2'
PUE
13'
4'
S/W
3'
PUE
0.5'
BUILDING
3'BIORETENTION
VARIES
6"
C/L
SECTION A-A
27' PUE, PAE, DSRSD, EVAE
0.5'
GARAGE FLR.
3.5'
MIN
3.5'
MIN
GARAGE FLR.
13'13'
0.5'
26'
AC
AB
F/C F/C
ROLLED CURB,
SEE DETAIL
ON SHEET 0.3
FLUSH CURB,
SEE DETAIL ON
SHEET 0.3
P/L P/L
NTS
STREET GG, COURT AA, COURT Z
2'
PUE
2'
PUE
SECTION D-D
NTS
STREET EE
AC
AB
C/L
26'4'
S/W
4'
S/W
F/CF/C
34' PUE, PAE, DSRSD, EVAE
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
BUILDING
0.5'
B/C
0.5'
B/C
P/LP/L
6" VERTICAL CURB,
SEE DETAIL
ON SHEET 0.3
13'13'
P/L
3.9'11'
BUILDING
10' YARD BIORETENTION
VARIES
6"
FENCE
6" VERTICAL CURB,
SEE DETAIL ON
SHEET 0.3
6" VERTICAL CURB,
SEE DETAIL ON
SHEET 0.3
P/L
FENCE
SECTION E-E
C/L
27' PUE, PAE, DSRSD, EVAE
0.5'
13'
GARAGE FLR.
3.5'
AC
AB
ROLLED CURB,
SEE DETAIL
ON SHEET 0.3
26'F/C F/C
P/L P/L
NTS
STREET FF
2'
PUE
13'
4'
S/W 3'
PUE
0.5'
BUILDING
8.5'
P/L
FENCE
6" VERTICAL CURB,
SEE DETAIL ON
SHEET 0.3
10'8'5'5'10'8'5'5'
6'
PSE
56' RIGHT OF WAY
6'
PSE
C/L
R/W R/W
S/W PWAY PARKING TRAVEL LANE TRAVEL LANE PARKING PWAY S/W
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
AC
AB
36'
FC FC
0.5'
B/C
0.5'
B/C
10' MIN
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
PARKWAY WITH TREES AND
STORM WATER TREATMENT
BUILDING
N17
BUILDING
N13
10'8'5'5'10'8'5'5'
6'
PSE
56' RIGHT OF WAY
6'
PSE
C/L
R/W R/W
S/W PWAY PARKING TRAVEL LANE TRAVEL LANE PARKING PWAY S/W
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
AC
AB
36'
FC FC
0.5'
B/C
0.5'
B/C
10' MIN
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
PARKWAY WITH TREES AND
STORM WATER TREATMENT
BUILDING
N17
FUTURE PARK
PAVEMENT EDGE DRAIN,
SEE DETAIL ON SHEET 0.3
PAVEMENT EDGE DRAIN,
SEE DETAIL ON SHEET 0.3
SECTION H-H
NTS
NUGGET WAY
SECTION I-I
NTS
COLUMBUS STREET
PAVEMENT EDGE DRAIN,
SEE DETAIL ON SHEET 0.3
10'8'5'5'10'8'5'5'
6'
PSE
56' RIGHT OF WAY
BUILDING
N3
6'
PSE
C/L
R/W R/W
S/W PWAY PARKING TRAVEL LANE TRAVEL LANE PARKING PWAY S/W
PARKWAY WITH TREES AND
STORM WATER TREATMENT
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
AC
AB
36'
FC FC
0.5'
B/C
0.5'
B/C
10' MIN
CURB AND GUTTER ADJACENT
TO BIO-RETENTION AREA
PARKWAY WITH TREES AND
STORM WATER TREATMENT
BUILDING
N17
SECTION G-G
NTS
EL DORADO LANE
SECTION F-F
13'
TRAVEL WAY
4'
S/W
4'
S/W
C/L
34'
13'
TRAVEL WAY
AC
AB
42' PUE, PAE, DSRSD, EVAE
F/C F/C
CURB & GUTTER,
SEE DETAIL
ON SHEET 0.3
BUILDING
DISTANCE
VARIES
(5.5' MIN.)
BUILDING
DISTANCE
VARIES
(5.5' MIN.)
P/L P/L
0.5'B/C 0.5'B/C
6" VERTICAL
CURB,
SEE DETAIL ON
SHEET 0.3
NTS
HUNTLEY STREET
8' PARALLEL
PARKING
LANDSCAPE MASTER PLAN
BOULEVARD
APRIL 2017
(Formerly Dublin Crossing)
INTRODUCTION
Boulevard Landscape Master Plan
INTRODUCTION
1
VISION
The Boulevard landscape has been carefully developed to express the
community’s contemporary urban village character. The aesthe c can be
described as “urban eco-chic” and is characterized by clean, contemporary
design, na ve and climate adapted plant pale es and the use of sus tainable
design prac ces and materials.
Invi ng streetscapes and public spaces designed for mul ple modes of
circula on encourage the use of outdoor spaces, thereby faci lita ng physical
fi tness and social interac on. These, in turn, promote health, wellness and
community vitality.
Plan ng, hardscape furnishings and ligh ng, work togethe r to make the
community ‘legible’ by highligh ng and dis nguishin g circula on networks
and linkages, conveying street hierarchy and by celebra ng key nodes and
des na ons. Unique and iden fi able landscape treatments c onvey a sense
of place and act as wayfi nding within the community. While dis nct pale es
are used to dis nguish among sub areas with the Specifi c Plan, consistency
of style is retained throughout the project to result in a visually dynamic, yet
unifi ed aesthe c.
The goal of the landscape system is to support the crea on of a sophis cated
community refl ec ng contemporary values of sustainability, social cohe-
sion, upscale design and mul -modal circula on, all important quality-of-life
indicators.
KEY DESIGN ELEMENTS
• Project entries are enhanced with unique monumenta on designed to
communicate a sense of place. The contemporary nature of the urban
village will be communicated with materials such as metals and recycled
content concrete.
• Streetscape hierarchy is conveyed through landscape elements, such as
street tree pale es and entry monumenta on.
• Extensive bicycle and pedestrian networks provide safe and invi ng
alterna ves to vehicle travel as part of the circula on sys tem.
• The circula on system includes strong linkages between neigh borhoods,
to parks and commercial/retail uses within the project, as well as to the
Iron Horse Trail, BART and other des na ons outside o f the project area.
• Sustainability is infused into the project as a key guiding principle, from
the design of streets to minimize vehicle trips to the use of resource ef-
fi cient plant pale es and furnishings.
Warm, contemporary plant pale e
Pedestrian-oriented, mul! -modal streets
Sophis! cated furnishings and fi xtures
INTRODUCTION
Boulevard Landscape Master Plan 2
Illustra ve Land Plan
Diagram of Project Phases
ENTRIES, MONUMENTS, &
THEMATIC ELEMENTS
Boulevard Landscape Master Plan
ENTRIES & THEMATIC ELEMENTS
3
ENTRIES AND GATEWAYS
As portals to the community, project entries play an important role in crea ng a sense of place and in ori en ng both
visitors and residents. Crea ng a strong transi on into the community strengthens the iden ty of the neighborhoods
within as part of Boulevard. Project entries communicate the sophis cated qu ality of the community through use of
contemporary forms and sustainable materials. All entries from exis ng bordering streets will feature some lev el of
enhanced entry treatment. Monumenta on provided at varying scales refl ects the streetscape hierarchy.
Boulevard features a primary Project Entry at Sterling Street and Dublin Boulevard, three Major Entries (Horizon
Parkway at Arnold Road; Central Parkway at Arnold Road; and Horizon Parkway at Scarle Drive), and two Minor
Entries (Columbus Street at Dublin Boulevard and “E” Street at Dublin Boulevard).
Street trees are used as wayfi nding throughout the development by assigning specifi c street trees to major streets
within the project. This is summarized in the Street Tree Plan described in the Plant Pale e sec on.
ENTRY MONUMENTATION
Entry monuments announce entry to the project with uniquely iden fi able forms and materials. Ver cal punched
metal panels coupled with an up lit veneer sign wall, allow for a simple, contemporary and vandal resistant element.
Monuments are scaled to refl ect the project’s circula on hierarchy.
Project Entries
LEGEND
Project Entry
Major Entry
Minor Entry
Central Parkway
Dublin Boulevard
S
c
a
r
l
e
D
r
i
v
e
El Dorado Lane
“H” Street
Columbus StreetEl Dorado Lane“D” Street South“D” Street NorthSterling Street“F” StreetArnold RoadHorizon Parkway
ENTRIES & THEMATIC ELEMENTS
Boulevard Landscape Master Plan 4
Primary Project Entry Monuments
Major Project Entry Monuments
Primary Project Entry Monuments - Detail
Major Project Entry Monuments - Detail
Boulevard Landscape Master Plan
ENTRIES & THEMATIC ELEMENTS
5
Minor Project Entry Monuments
Minor Project Entry Monuments - Detail
ENTRIES & THEMATIC ELEMENTS
Boulevard Landscape Master Plan 6
Major Project Entry Monuments
Primary Project Entry Monuments
Minor Project Entry Monuments - Detail
Metal Cutout Panel
Veneer Entry Wall
Metal Cutout Panel
Up lit and Backlit Signage
Le! ers
Metal Cutout Panel
Veneer Entry Wall
Up lit and Backlit Signage
Le! ers
Metal Cutout Panel
Veneer Entry Wall
Boulevard Landscape Master Plan
ENTRIES & THEMATIC ELEMENTS
7
WEST ENTRY
The entry located at the corner of Dublin Boulevard and Columbus Street
has the opportunity to feature the minor entry monumenta on. Featuring
contemporary materials, which may include metals, acrylics and concrete
in simple, contemporary forms, the monumenta on makes a strong sta te-
ment about the sophis cated character of Boulevard and the City of Dublin
as a whole. Plan ng coordinated with the pale e throughout the community
warms the space and reinforces the project’s character. Hornbeams are fea-
tured behind the monument wall with Chinese Pistache planted on Columbus
Street in addi on to the Dublin Boulevard Street Tree - Lo ndon Plane.
Keymap
DUBLIN BOULEVARD FRONTAGE
The southern project edge along Dublin Boulevard creates a strong visual ex-
perience in a key central loca on within the City. This linear gateway , with its
dis nc ve design elements, refl ects a forward-thinking, upscale community
that values a high quality of life. Two entries at opposite ends of the project
act as the project’s “front porch”. One plaza is located at the corner of Dublin
Boulevard and Columbus Street and the other is at the corner of Dublin Bou-
levard and Arnold Road in the commercial area. The Primary Project Entry is
located at Sterling Street between the two plazas, crea ng a linear gateway
punctuated by three focal points. Centrally located, this gateway acts as a
“belt buckle” connec ng east and west por ons of the City.
Accent Paving - toned,
textured concrete
Carpinus betulus
‘Fas giata’
Minor Entry Monument
DUBLIN BOULEVARD
COMMUNITY PARK SITE
"BY OTHERS#COLUMBUS STREETAccent Paving
Street Tree
ENTRIES & THEMATIC ELEMENTS
Boulevard Landscape Master Plan 8
EAST GATEWAY PLAZA
The East Gateway Plaza at the corner of Dublin Boulevard and Arnold Road
creates a second public focal point along the southern edge of the project
area. Along with the West Gateway Plaza and the Primary Project Entry, this
corner creates a third focal point along the project’s public edge. This corner
is designed to enhance a poten al plaza area for the development.
Keymap
Toned, textured concrete
East Gateway Plaza
Street Tree: Quercus virginiana
Street Tree:
Platanus acerifolia Fountain
Shade Structure
with Sea ng
DUBLIN BOULEVARD ARNOLD ROADThema c Accent Paving
Thema c Sea ng
Elements
Boulevard Landscape Master Plan
ENTRIES & THEMATIC ELEMENTS
9
PRIMARY PROJECT ENTRY
The primary project entry at Dublin Boulevard and Sterling Street is the
grand entry to the project. A strong sense of arrival is created with two
dis nc ve ver cal monuments which create a visual port al. The monuments
reinforce the community’s contemporary character with modern forms and
materials, such as stainless steel or other metals and concrete. The monu-
ments are strong wayfi nding, as well as character elements, crea ng a warm
welcoming beacon for the community.
Corner plazas at the Project Entry feature toned, textured concrete in neutral
tones. Backdrop plan ng refl ects a contemporary California pale e, with
columnar accent trees (Carpinus betulus ‘Fas giata’) and bo ld foliage wa-
ter wise plants, such as Flax, and shrubs and grasses in simple, geometric
masses.
The street tree selected for Sterling Street is a mix of Quercus virginiana
(Southern Live Oak) and Ulmus parvifolia (Chinese Elm). The use of Oaks at
the entry highlight the importance of this entry and designate your arrival at
the community. The designated street tree per the City’s Streetscape Master
Plan for Dublin Boulevard is the London Plane Tree spaced 25’-30’ on center.
Keymap
Carpinus betulus ‘Fas giata’
Project Entry Landscape Concept
DUBLIN BOULEVARD
Street Tree
Ulmus parvifolia
Entry Monument
Sign Wall
Seat Pads, typ.
Colored asphalt
crosswalks, typ.
Landscape Easement, typ.
Toned Concrete,
typ.
Palms
Accent Tree:
Carpinus betulus
‘Fas giata’
Bold Foliage
Accent Shrubs
STERLING STREETMetal Panel
Agaves in Median
Boulevard Landscape Master Plan 10
Major Entry MonumentSCARLETT
DR
IVE
HORI
Z
O
N
P
A
R
K
W
A
Y
Ornamental Grasses and Na ve
Oaks typ.
Accent Tree:
Carpinus betulus ‘Fas giata’
Street Tree:
Platanus acerifolia
Public 30-acre Park
Keymap
ENTRIES & THEMATIC ELEMENTS
MAJOR ENTRY
HORIZON PARKWAY AT SCARLETT DRIVE
Carpinus betulus ‘Fas! giata’
Major Entry Monument
Granite Seat Turtles
Pedestrian Accent Paving at
Corners
Accent Paving at Crossing
Major Entry - Central Parkway at Scarle! Drive
Boulevard Landscape Master Plan
ENTRIES & THEMATIC ELEMENTS
11
Keymap
Contemporary California plant pale e
MAJOR ENTRY
CENTRAL PARKWAY AT ARNOLD ROAD
Carpinus betulus ‘Fas! giata’
Major Entry Monument
Major Entry - Central Parkway at Arnold Road
Accent Tree:
Carpinus betulus ‘Fas! giata’
Street Tree:
Cel! s sinensis
Major Entry Monument, typ.
Granite Seat Turtles
Metal Railing, typ.
CENTRAL PARKWAY ARNOLD ROADMedian Tree:
Platanus acerifolia
Pedestrian Accent Paving at
Corners, Typ.
Accent Paving at Crossing
ENTRIES & THEMATIC ELEMENTS
Boulevard Landscape Master Plan 12
Keymap
Decora ve bollard
Enhanced paving at corner
MAJOR ENTRY
HORIZON PARKWAY AT ARNOLD ROAD
Major Entry Monument
Culvert Easement
Major Entry - Horizon Parkway at Arnold Road
Decora! ve Railing, typ.
Enhanced Pedestrian
Paving, typ
Bold Foliage Plan! ng
HORIZON PARKWAY
ARNOLD ROADStreet Tree:
Platanus acerifolia
London Plane Tree
Major Entry Monument, typ.
Decora! ve Bollard, typ.
Boulevard Landscape Master Plan
ENTRIES & THEMATIC ELEMENTS
13
Minor Entry - Iron Horse Parkway at Dublin Boulevard IRON HORSE PARKWAYKeymap
MINOR ENTRY
IRON HORSE PARKWAY AT DUBLIN BOULEVARD
Minor Project Entry Monument
PSE
Accent Paving at Crossing
Accent Pedestrian Paving at
Corners
Street Tree:
Quercus virginiana
Minor Entry Monument, typ.
Granite Seat Turtles, typ.
Ornamental Grasses, typ.
DUBLIN BOULEVARD
Accent Tree:
Carpinus betulus
Minor Entry Monument, typ.
Granite Seat Turtles, typ.
ENTRIES & THEMATIC ELEMENTS
Boulevard Landscape Master Plan 14
MINOR ENTRY
COLUMBUS STREET AT DUBLIN BOULEVARD
Minor Entry - Columbus Street at Dublin Boulevard
DUBLIN BOULEVARD
Keymap
Entry plan ng Minor Project Entry Monuments - Detail
Street Tree:
Pistachia chinensis
(Chinese Pistache)
Minor Entry Monument, typ.
Accent Paving, typ.
Carpius betulus ‘Fas! giata’
(European Hornbeam)
Bold Foliage Plan! ng, typ.COLUMBUS STREETStamped Asphalt Paving at
Crossings
STREETSCAPE
Boulevard Landscape Master Plan
STREETSCAPE
15
CIRCULATION NETWORK
Boulevard includes a though ully designed streetscape and lands cape that
refl ects the Urban Village goals of the Specifi c Plan. The accommoda on of
mul ple modes of travel -pedestrian, bicycle and public tr ansit, in addi on to
private vehicle - has been made a priority. The streetscape design elements
ensure these modes are accommodated in an invi ng, safe and aesthe c
manner. The design expresses the overall character of the community and
refl ects the project’s commitment to sustainability. As public spaces, streets
have great importance in the urban village. They facilitate access to the
mixture of residen al, commercial and public uses within the community
and provide the opportunity for physical exercise and social interac on, all
enhancing the quality of life.
A variety of planning and design features minimize the detrimental environ-
mental eff ects of streets. Vehicle trips and fossil fuel emissions are reduced
by providing a circula on network that safely accommoda tes and invites
alterna ve modes of transporta on to a variety of uses and d es na ons
within and outside the project area. Sidewalks, mul -use trails, bicycle park-
ing, transit stops with shelters and traffi c calming measures all encourage the
more environmentally sustainable modes of travel. This approach is o! en
referred to as “Green” or “Complete” streets.
Connects to BART
Connects to Iron
Horse Trail
Connects
to
Business
Park
Pedestrian and Bicycle Circula on Network
Bike Lane (Proposed)
Bike Lane (Existing)
Multi-use Trail (Proposed)
Multi-use Trail (Existing)
LEGEND
Sidewalk (Proposed)
Enhanced Intersection / Crossing Treatments
Project Area Boundary
STREETSCAPE
Boulevard Landscape Master Plan 16
STREETSCAPE CONCEPT
The circula on network in Boulevard is a key component of the li veable,
walkable, vital urban village experience. The streetscape is a rac ve, appeal-
ing and designed to encourage pedestrian and bicycle travel. Bike lanes on
collector streets within the project will be enhanced with colored asphalt to
emphasize their presence visually and improve safety. Crosswalks will also
be enhanced with special paving, such as colored or stamped asphalt. This
treatment serves to create safer pedestrian circula on by highligh ng pedes-
trian crossings and slowing traffi c.
Public streets are designed to treat stormwater through vegeta on and to
maximize shade with abundant street trees, thereby minimizing the heat
island eff ect and enhancing aesthe c appeal and user comfort. Stormwater
runoff from the impervious area within the right-of-way is treated in bio-re-
ten on areas within the 5-foot parkway strips on most stree ts. Bio-reten on
areas are planted with a na ve ornamental bioswale mix as de scribed in the
Plant Pale e sec on. Street trees will spaced generally as ind icated, except
where adjustments are necessary to respond to u lity or bio-reten on area
issues.
Streetscape plan ng, ligh ng and furnishings diff eren ate key corridors and
refl ect the circula on hierarchy, while remaining consistent in design vocabu-
lary to maintain a strong expression of place. Streets are designed to serve as
social spaces and aesthe c ameni es, as well as circula on routes.
By facilita ng non-vehicular travel throughout the proje ct area and beyond
and crea ng comfortable, welcoming streets, Dublin Crossin g’s streetscape
design promotes public health and social cohesion, quali es that contribute
to excep onal quality of life.
Street Network
Major Street
Minor Street
Boulevard Landscape Master Plan
STREETSCAPE
17
STERLING STREET
Sterling Street represents the top of the Boulevard circula on hierarchy. The
Primary Project Entry, as described in the Entries and Thema c Elements sec-
on occurs at Sterling Street and Dublin Boulevard. Wash ingtonia fi llubusta
(Hydrid Fan Palm) spaced at 20 foot on center is at the Primary Entry up to El
Dorado Lane. North of El Dorado Lane, Ulmus parvifolia (Chinese Elm) is the
street tree, and Platanus acerifolia is the median tree. All crea ng a strong,
tree-lined project entry statement. Sidewalks and bike lanes are provided
on both sides of the street, se ng the tone as a community that welcomes
mul ple modes of transporta on. Paths are separated from traffi c by 5-foot
parkway strips planted with a mix of grasses and street trees that provide
dual func on as stormwater bio-reten on and visual amenity.
Keymap
ELEMENTS
Street Trees: Ulmus parvifolia
Chinese Elm
Spacing: 30 foot on center
Median Tree: Platanus acerifolia
London Plane Tree
Spacing: 35 foot on center
Keymap
CENTRAL PARKWAY
Central Parkway is a major corridor, second in scale and visual hierarchy to
Sterling Street. A Major Entry, as described in the Entries and Thema c Ele-
ments sec on is located at Central Parkway and Arnold Road. The median is
generously planted to support the signifi cance of the entry. Parkway strips
include street trees and bioswale plan ng. Five feet of the 6-foot public
service easement is landscaped to provide a verdant aesthe c. See the Shrub
Pale! e and Bioswale Mix for possible plant types. Street tree plan ng fol-
lows recommenda ons of the Streetscape Master Plan, with C el s sinensis
(Chinese Hackberry) as the street and Platanus acerifolia (London Plane Tree)
median tree. The segment of Central Parkway street on the side adjacent to
the school will feature monolithic sidewalks with street trees in tree wells.
Elements
Street Tree: Cel s sinensis,
Chinese Hackberry
Spacing: 25’ on center
Median Tree: Platanus acerifolia,
London Plane Tree
Spacing: 25’ on center
STREETSCAPE
Boulevard Landscape Master Plan 18
HORIZON PARKWAY
Horizon Parkway is the east-west corridor through the project connec ng Ar-
nold Road to Scarle Drive. A Major Entry is located at Horizon Parkway an d
Scarle Drive and a Major Entry, as described in the Entri es and Thema c
Elements sec on, is located at Arnold Road and Horizon Parkway. F ive-foot
parkway strips planted with bioswale grasses and street trees are on both
sides of the street. Street trees are Platanus acerifolia (London Plane Tree)
adjacent to entries spaced at 35 foot on center, and Ulmus parvifolia (Chi-
nese Elm) spaced at 30 foot on center the remainder of the streetscape. The
segment of Horizon Parkway on the side adjacent to the school will feature
monolithic sidewalks with street trees in tree wells.
Keymap
Elements
Street Trees: Platanus acerifolia
London Plane Tree
Spacing: 35 feet on center
Ulmus parvifolia
Chinese Elm
Spacing: 30 feet on center
IRON HORSE PARKWAY
Iron Horse Parkway features a 10-foot mul -use trail on the east side to pro-
mote pedestrian and bicycle travel and facilitate safe school access. Parkway
strips are planted with street trees and bioswale grasses. The street tree is
Southern Live Oak.
Keymap
Elements
Street Tree: Quercus virginiana
Southern Live Oak
Spacing: 35 feet on center
Keymap
GALENA STREET
Galena Street features a 10-foot mul -use sidewalk on the west sid e to pro-
mote pedestrian and bicycle travel and facilitate safe school access. Parkway
strips are planted with street trees and bioswale grasses. The segment of
Galena Street on the side adjacent to the school will feature monolithic side-
walks with street trees in tree wells. The street tree is Southern Live Oak.
Elements
Street Tree: Quercus virginiana
Southern Live Oak
Spacing: 35 feet on center
Boulevard Landscape Master Plan
STREETSCAPE
19
COLUMBUS STREET AND EL DORADO LANE
These smaller scale local streets include 5-foot parkway strips on both sides.
To support visual hierarchy, all local streets will have Pistachia chinensis (Chi-
nese Pistache) as street tree.
Keymap
Elements
Street Tree: Pistachia chinensis
Chinese Pistache
Spacing: 30 foot on center
Elements
Street Tree: Plantanus acerifolia
London Plane Tree
Spacing: 35 feet on center
DUBLIN BOULEVARD
Boulevard includes improvement of the North side of Dublin Boulevard. The
exis! ng path remains as a 10’ Class I Trail, consistent with the City’s Bike-
way Master Plan. The landscaped parkway strip is planted with shrubs and
grasses. In accordance with the City’s Streetscape Master Plan London Plane
Trees are planted 35’ on center.
Keymap
SCARLETT DRIVE
Scarle" Drive is improved along the West length of the Specifi c Plan Area.
The Iron Horse Trail, made up of a 10-foot paved path with 5 foot so$ shoul-
ders on each side, runs along the east side of the street. Street trees are
planted in the 5-foot parkway. The 4-foot median is planted with low shrubs
and smaller scale accent trees. The Street Tree is London Plane Tree. The
median Tree is Crape MyrtleKeymap
Elements
Street Trees: Platanus acerifolia
London Plane Tree
Spacing: 35 feet on center
Median Tree: Lagerstroemia ‘Muskogee’
Crape Myrtle
Spacing: 20 feet on center
STREETSCAPE
Boulevard Landscape Master Plan 20
ARNOLD ROAD
The west side of Arnold Road is the east edge of the Specifi c Plan Area.
Between Dublin Boulevard and Central Parkway, the street is adjacent to
commercial uses. From Central Parkway to the northern project bound-
ary may be residen al uses. A landscaped setback screens walls and fences
along Arnold, as necessary. Grasses, shrubs and ornamental trees, per the
Streetscape Master Plan, will retain visual consistency. The street tree is
Southern Live Oak planted at 35 feet on center.
Keymap
Elements
Street Tree : Quercus virginiana
Southern Live Oak
Spacing: 35 feet on center
PLANT PALETTE
Boulevard Landscape Master Plan
PLANT PALETTE
21
STREET TREES
Tree-lined streets play an important role in crea ng a c omfortable urban vil-
lage feel. An abundant canopy creates a sense of enclosure and evokes the
character of older established neighborhoods and their much sought-a er
ambiance. Street trees also perform important environmental func ons by
cooling paving, providing habitat for birds and small animals and ac ng as
carbon sinks. Trees selected for exis ng streets are consistent with the City
of Dublin Streetscape Master Plan.
Street Scien fi c Name Common Name Spacing
(on center)
Dublin
Boulevard
Street Tree
Platanus acerifolia London Plane Tree 35’
Scarle"
Drive
Street Tree
Platanus acerifolia London Plane Tree 35’
Arnold Road
(west side)
Street Tree
Quercus virginiana Southern Live Oak 35’
Central
Parkway
Street Tree
Cel s sinensis Chinese Hackberry 25’
Median
Cel s sinensis Chinese Hackberry 25’
Columbus
Street, El
Dorado Lane
Street Tree
Pistacia chinensis
‘Keith Davey’
Chinese Pistache 25’
Sterling
Street
Street Tree
Quercus virginiana
Ulmus parvifolia
Southern Live Oak
Chinese Elm
35’
30’
Iron Horse
Parkway
Street Tree
Quercus virginiana Southern Live Oak 35’
Galena
Street
Street Tree
Quercus virginiana Southern Live Oak 35’
Horizon
Parkway
Street Tree
Platanus acerifolia
Ulmus parvifolia
London Plane Tree
Chinese Elm
35’
30’
Platanus acerifolia
London Plane Tree
Cel! s sinensis
Chinese Hackberry
Ulmus parvifolia
Chinese Elm
PLANT PALETTE
Boulevard Landscape Master Plan 22
SHRUBS
The shrub pale e emphasizes low water use plants with some moderate use
op ons included for accents and small areas. The pale e refl ects the con-
temporary California landscape characterized by na ve and climate adapted
plants growing to their natural forms, thus minimizing the need for extensive
maintenance. Plan ng design will emphasize clean lines, masses of plan ngs
and geometric pa erns, as well as bold accents.
ACCENT SHRUBS
Scien fi c Name Common Name Water Use
Achillea millefolium Common Yarrow Low
Agapanthus spp. Lily-of-the Nile Moderate
Agave spp. Agave Low
Anigozanthos spp. Kangaroo Paw Low
Bouteloua spp. Grama Grass Low
Carex tumicola Berkeley Sedge Low
Coleonema puchellum ‘Sunset
Gold’
‘Sunset Gold’ Breath of
Heaven
Moderate
Cuphea hyssopifolia False Heather Moderate
Helictotrichon sempervirens Blue Oat Grass Low
Hemerocallis ‘Terra Co a Baby’ Evergreen Day Lily Low
Hesperaloe parvifl ora Red Yucca Low
Heuchera maxima Coral Bells Moderate
Iris douglasiona Pacifi c Coast Iris Low
Kniphofi a spp. Red Hot Poker Low
Lantana spp. Lantana Low
Lavendula spp. Lavender Low
Liriope muscari Lily Turf Moderate
Penstemon spp. Penstemon (SW Na ves) Low
MEDIUM SHRUBS
Scien fi c Name Common Name Water Use
Abelia spp. Abelia Moderate
Buxus Green Series Boxwood Moderate
Calamagros s ‘Karl Foerster’ Feather Reed Grass Moderate
Callistemon ‘Li le John’ Dwarf Co lebrush Low
Chondrapetalum tectorum Cape Rush Low
Cistus spp. Rock Rose Low
Dietes spp. Fortnight Lily Low
Grevillea ‘Noelii’Low
Hebe spp. NCN Moderate
Achillea millefolium
Common Yarrow
Dietes spp.
Fortnight Lily
Helictotrichon sempervirens
Blue Oat Grass
Boulevard Landscape Master Plan
PLANT PALETTE
23
Leymus condensatus ‘Canyon
Prince’
Wild Rye Low
Lomandra spp.Ma Rush Low
Muhlenbergia rigens Deer Grass Low
Myrtus communis ‘Compacta’ Dwarf Myrtle Low
Nandina spp. Nandina/Heavenly
Bamboo
Low
Pennisetum ‘Fairy Tails’ Fountain Grass Moderate
Polys chum munitum Western Sword Fern Moderate
Phormium tenax sp. New Zealand Flax Low
Pi osporum tobira ‘Wheeler’s
Dwarf’
Dwarf Mock Orange Low
Zauschneria californica California Fuschia Low
TALL SHRUBS
Scien fi c Name Common Name Water Use
Alyogyne huegelii Blue Hibiscus Low
Arbutus unedo’ Elfi n King’ Dwarf Strawberry Tree Low
Escallonia ‘Apple Blossom’ NCN Moderate
Euonymus japonica NCN Low
Euphorbia spp. NCN Low
Galvesia speciosa Island Snapdragon Low
Gaultheria shallon Salal Low
Lavatera assurgen fl ora Tree Mallow Moderate
Loropetalum chinensis Chinese Fringe Flower Low
Rhamnus californica Coff eeberry Low
Rhaphiolepsis indica Indian Hawthorn Low
Salvia spp. Sage Low
S pa gigan ca Giant Feather Grass Low
Teucrium spp. Germander Low
Westringia fru cosa ‘Morning
Light’
Coast Rosemary Low
Woodwardia fi mbriata Giant Chain Fern Moderate
Salvia spp.
Sage
S! pa gigan! ca
Giant Feather Grass
Phormium tenax
New Zealand Flax
PLANT PALETTE
Boulevard Landscape Master Plan 24
Myoporum parvifolium
Myoporum
Thymus polytrichus britannicus
Creeping Thyme
Jasminum offi cinale
Common Jasmine
GROUNDCOVER
Scien! fi c Name Common Name Water Use
Baccharis pilularis ‘Pigeon Point’ Dwarf Coyote Brush Low
Carissa macrocarpa Natal Plum Low
Ceanothus g.h. Carmel Creeper Low
Coprosoma kirkii ‘Verde Vista’ Prostate Mirror Plant Low
Erigeron karvinskianus Santa Barbara Daisy Low
Erigonum spp. Wild Buckwheat Low
Festuca californica California Fescue Low
Fragaria chiloensis Wild Strawberry Moderate
Gazania Orange Gazania Moderate
Myoporum parvifolium Myoporum Low
Osteospermum fru! cosum African Daisy Low
Rosa ‘Carpet Rose’ Carpet Rose Moderate
Thymus polytrichus britannicus Creeping Thyme Low
VINES
Scien! fi c Name Common Name Water Use
Jasminum offi cinale Common Jasmine Low
Solanum jasminoides Potato Vine Moderate
SITE ELEMENTS
Boulevard Landscape Master Plan
SITE ELEMENTS
25
WALLS
The northern project edge adjacent
to the Camp Parks property will have
a 7-foot precast wall with cap. Color
is to be determined
Keymap - Walls
LIGHTING
Backbone and Intract streets will
have the PureForm LED Series
MFR: Philips Gardco
Color: RAL 7043
At the Primary Project Entry
the Pedestrian Luminaire is the Phil-
ips Lumec Townguide.
PureForm LED Series
MFR: Philips Gardco
Townguide LED Series
MFR: Philips Lumec
SITE ELEMENTS
Boulevard Landscape Master Plan 26
BENCHES
Benches are provided in public
spaces as needed for pedestrian
comfort and are to be commercial
grade, durable and low maintenance
in simple, contemporary designs.
Benches will be 6’ Rockport with
back by Urbanscape; faux wood;
stainless frame; color to be deter-
mined or 6’ Rockport without back
by Urbanscape; faux wood; stainless
frame; color to be determined.
SEATING
HARDSCAPE
SIDEWALKS
Sidewalks including Class 1 trails will
be standard grey concrete, except
where special paving is called for in
the Entries and Thema! c Elements
sec! on.
BIKE LANES
Bike lanes are emphasized with a
colored asphalt coa! ng to strength-
en the visual prominence of the bike
lane on the road, thus enhancing
safety. This type of treatment of bike
lanes also encourages the use of
bicycles by emphasizing the pres-
ence of bike facili! es. The bike lane
colore shall be a brick red.
CROSSWALKS
Crosswalks will be enhanced for pedestrian safety and aesthe! c appeal with
stamped or colored asphalt.
Boulevard Landscape Master Plan
SITE ELEMENTS
27
BIKE RACKS
Bike racks will be 35 Loop by Land-
scape forms, Titanium color.
BOLLARDS
Decora! ve bollards at project entries
are Urban Accessories, Model: DG-4
in Silver with Nickel Bronze cap
(nickel cap not shown in image).
TRASH/RECYCLING
Trash and recycling sta! ons will be
provided in public spaces as appro-
priate. Receptacles shall be com-
mercial grade, durable and easy to
access and maintain. Receptacles
sta! ons will also include a dog waste
receptacle. MMCite Models CP110
and CD330 in Gray.
SEAT PADS
Less formal sea! ng may be provid-
ed with granite seat pads. Granite
is a highly durable, natural material
and may be locally sourced.
SITE ELEMENTS
Boulevard Landscape Master Plan 28
UTILITY SCREENING
Exterior u! lity equipment, including, but not limited to, PG&E transform-
ers, telephone company boxes, Fire Department connec! ons, backfl ow
preventers, irriga! on controllers, and other on-site u! li! es will be vaulted
or screened from view from any public rights-of-way, behind structures or
signifi cant landscaping.
BUS SHELTER
Bus shelters will be provided as required by the Livermore Amador Valley Transit Authority (LAVTA). Shelter and
bench size for specifi c loca! ons will be determined by LAVTA staff . Shelter, benches and trash receptacles are all
required by LAVTA in the color black (PP3242-J) as follows:
Shelter:
Tolar Model NALP, low peak roof bus shelter, perforated metal panels at rear,
schedule display with glass, anchor bolts at foo! ng.
Benches:
Tolar wire grid bench seat, no back, an! -vagrant bars, anchor bolts at foot-
ings.
Trash Receptacles:
Tolar tall thin wire grid model, steel drum inner liner, 30 gallon, pedestal
mount, anchor bolts at foo! ng.