HomeMy WebLinkAbout6.2 TollBros Emerald Glen#4
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CITY CLERK
File # D~~0J-[ill[Q]
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: March 2, 1999
SUBJECT:
ATTACHMENTS:
RECOMMENDATION:
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FINANCIAL STATEMENT:
PUBLIC HEARING: PA 98-063, Toll Brothers - Emerald Glen #4
Planned Development
(Report Prepared by Michael Porto, Planning Consultant)
1. Resolution approving the Planned Development Rezone and
establishing Findings, General Provisions and Development
Standards for P A 98-063, Toll Brothers - Emerald Glen #4.
I.A Proposed General Provisions and Development Standards
2. Ordinance approving the Rezone for P A 98-063, Toll Brothers
3. Planning Commission Resolution 99-05 recommending that the
City Council approve and establish findings, general provisions
and development standards and conditions of approval for a PD,
Planned Development Rezone for P A 98-063, Toll Brothers -
Emerald Glen #4
4. Applicant's Submittal Package Including:
· Site Plan
· Vesting Tentative Map
· Plotting Plans
· Architectural Elevation
· Conceptual Landscape
1. Open Public Hearing
2. Receive staff presentation and public testimony
3. Question staff and public
4. Close public hearing and deliberate
5. Adopt City Council Resolution _ - 99 approving the Planned
Development Rezone and establishing findings, general
provisions and development standards for P A 98-063, Toll
Brothers, as recommended by the Planning Commission
6. Waive Reading and Introduce Ordinance _ -99 amending the
City's Zoning Ordinance to permit the rezone for PA 98-063,
Toll Brothers.
None
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COPIES TO: Applicant
Owner
In House Distribution
ITEM NO: D.4
DESCRIPTION:
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Request for a Planned Development (PD) Rezone (Vesting Tentative Map and Site Development Review
approved by the Planning Commission on February 9, 1999) to permit development of a residential
project consisting of295 single family dwellings consisting ofthree (3) product types to be developed on
28.9 acres. The first product is 100 single family detached homes ranging in size from 2,030 square feet
to 2,840 square feet on approximately 4,000 square foot lots. The second product is a zero lot line patio
home product of 43 homes of between 1,633 to 2,009 square feet on individual lots of approximately
3,000 square feet. The final product is a series of single family attached tqwnhomes in twenty-four 5, 6 or
7 unit buildings and an associated recreation complex with floor plans ranging in size between 1,305 to
1,828 square feet. The proposed project is located within the Eastern Dublin Specific Plan Area.
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BACKGROUND:
The project site is part ofthe larger 800+ acre property, known as the Santa Rita Property, owned by the
Alameda County Surplus Property Authority. It was forn1erly used for agricultural and storage purposes
and by the U. S. Army. The Eastern Dublin General Plan Amendment and Specific Plan were approved
by the City Council on May 10,1993. Adoption of these plans designated the project site for Medium
Density Residential uses on both the General Plan and the Eastern Dublin Specific Plan. A Specific Plan
Amendment was approved which configured land uses with the above-mentioned residential designation.
All structures and facilities from previous uses have been removed, with exception of a few streets
remaining from the Camp Parks Reserve Forces Training Area.
Planning Commission Actions:
On February 9,1999, the Planning Commission reviewed the Staff Report for the proposed project and
adopted the following Resolutions:
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· Resolution 99-05 recommending that the City Council approve the requested rezone and establish
findings, general provisions and development standards.
· Resolution 99-04 approving the Tentative Map and the Site Development Review for the proposed
project, along with conditions of approval.
A. Tentative Map - Tentative Map 7084 as approved subdivides an existing parcel of28.9
acres into 143 lots for detached residential construction, 24 parcels for construction of 152
attached townhomes, and 3 lettered open space lots, including a recreation center, to be
held in common by the homeowners association of the townhome units.
Lot B will be dedicated to the City and maintained by the Lighting and Landscape District.
Lot A and C are to be owned, landscaped and maintained by the respective homeowners
association. Four lettered streets and two lettered courts will be dedicated to the City for
public roadway purposes. The remaining roadways on site will be privately owned and
maintained by the respective homeowner's association.
Improvements that will be provided with the implementation of this tentative tract map
through the conditions of approval address flood control, street improvements, utilities, .
schools, phasing, noise mitigation and the development agreement. Flood control
measures require grading of building sites and improvements to Tassajara Creek to meet
standards established and to keep this site from flooding. Street improvements and right of
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way dedications are shown in detail on the Vesting Tentative Map and Site Plan included
as pages 3 and 6 through 8A of applicant's submittal package (Attachment 4).
Requirements of the affected utilities and special districts have been incorporated into the
Conditions of Approval as part of the "will serve" commitments.
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The primary access to the project will be from: Central Parkway (intersecting with a
secondary access point to the Emerald Glen Community Park) and Park Drive through the
townhome portion of the project. Single-family homes \"ill back onto Dublin Boulevard
and \"ill side on Central Parkway.
B.
Site Development Review - The Site Development Review addressed building location,
architectural theme and landscape design, vehicular and pedestrian access, on-site
circulation, parking, and traffic impacts. The residential d\velling units will conform to the
architectural plans prepared by the project architect (Attachment 4).
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The project site has been designed to provide three separate areas, each for a particular type
of development. One Hundred single-family detached homes with a minimum lot size of
approximately 4,000 square feet are proposed on 4.2 acres located at the northwesterly
corner of the site. There are 43 patio homes with reciprocal side yard easements on lots of
approximately 3,000 square feet located at the southwest corner of the site. One Hundred
Fifty- Two townhomes are proposed on the easterly 6.2 acres of the site with Park Drive
forn1ing the area for tovmhouse development's entire eastern border. The townhouse
development also abuts both Central Parkway on the north and Dublin Boulevard on the
south. A pool and spa facility is included on a separate lettered lot for the tovmhome
residents. This facility will be privately owned and maintained by the townhome
association. A private tot-lot with play equipment is included for use and maintenance of
the reciprocal side-yard patio homeowners.
A tabular description ofthe proposed residential products is provided below.
'. Toll Brothers
Emerald Glen #4
Detached
Reciprocal Side-Yard
(patio Homes)
Attached
4,000 S.F. minimum
2,035-2,840 S.F.
100
3,000 S.F. minimum
Townhomes
1,624-1,975 S.F.
1,305-1,828 S.F.
43
152
ANAL YSIS:
Planned Development Rezone
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This application proposes to rezone 28.9 gross acres, from the zoning district category of Planned
Development (PD) Medium Density Residential to Planned Development (PD) Residential; to be
developed with at 295 dwelling units. Section 11.2.7 of the Eastern Dublin Specific Plan requires that
"Planned Development Plans" be prepared in greater detail than the Specific Plan, in keeping with Zoning
Ordinance requirements (Sections 8-32. For the purposes ofthis project, the Stage 2 Development Plan
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required by the Ordinance is represented by the written statement supplied by the Applicant, the Tentative
Map, the Site Development Plan, the Preliminary Landscape Plan, Architectural Plans and Elevatiops.
In accordance with the Zoning Ordinance, the Stage 2 Development Plan shows the location and
.. arrangement of all proposed uses, specifies the circulation system, defines parcels, establishes the
development standards, specifies the infrastructure requirements and their sequencing, reflects the .
applicable mitigation measures of the EIR, and includes master neighborhood landscape plans. Planned
Development Plans must be consistent with the Dublin General Plan, as amended by the Eastern Dublin
Specific Plan.
The proposed Planned Development Rezone also provides for general provisions and specific
development standards, which will regulate development of the Toll Brothers Subdivision. These
standards are summarized in Attachment I.A attached hereto.
The Tentative Map and Site Development Review addressed a number of issues and criteria, which are
integral to the Plalmed Development Rezone.
Development Agreement
The Development Agreement is under preparation at this time and is expected to be presented to the
Planning Commission and City Council for consideration in April 1999. For the purposes of this
application, the Development Agreement is not being considered at this time. However, all approvals
currently under consideration are subject to approval of the Development Agreement.
ENVIRONl\1ENTAL REVIE\V
The proposed residential project is exempt from further environmental review according to Section 15182 .
of the State CEQA Guidelines because it is within the scope of the Final Environmental Impact Report
(EIR) for the Eastern Dublin General Plan Amendment certified by the City Council by Resolution No.
51-93, and the Addenda dated May 4, 1993, and August 22, 1994. Analysis of the Initial Study submitted
for this project indicate that no new impacts could occur and no new mitigation measures would be
required for the Summer Glen project that were not addressed in previously considered environmental
documents. .
CONSISTENCY WITH GENER4.L PLAN AND SPECIFIC PLAN
An analysis of the project, with specific consideration to all elements of the City General Plan, determined
that the project is consistent with the General Plan. The analysis also found that the project is in
conformity with the Eastern Dublin Specific Plan. As conditioned, the project will comply and confonn
to all of the Action Programs and Policies of the Eastern Dublin Specific Plan.
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RESOLUTION NO. -99
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN
APPROVING AND ESTABLISHING FINDINGS, GENER4.L PROVISIONS AND
DEVELOPMENT STANDARDS, AND CONDITIONS OF APPROVAL FOR A
PLANNED DEVELOPMENT (PD) REZONE
FOR PA 98-063, TOLL BROTHERS - EMERALD GLEN #4
\VHEREAS, Toll Brothers of San Ramon, California, and Alameda County Surplus
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Property Authority ("Applicant/Developer") have requested approval of a Planned Development
Rezone to establish General Provisions and Development Regulations for a residential
development consisting of 295 single family detached and attached homes on approximately 28.9
acres, (portion of APN 986-0001-001-10 portion) in the Eastern Dublin Specific Plan area; and
\VHEREAS, Applicant/Developer has submitted a Stage 2 Development Plan as required
by Section 8.32.040 of the Zoning Ordinance which meets the requirements of said section, and
WHEREAS, Applicant/Developer has submitted a complete application for a Planned
Development Rezone which is available and on file in the Plam1ing Department; and
\VHEREAS, a development agreement will be approved prior to recordation of a Tract
Map/Parcel Map for the project as required by the conditions of approval of the Tentative Map
and the Eastern Dublin Specific Plan; and
\VHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA
Guidelines Section 15182, the City has found that the proposed residential project is within the
scope of the Final Environmental Impact Report for the Eastern Dublin General Plan
Amendment and Specific Plan which was certified by the City Council by resolution No. 51-93,
and the Addenda dated May 4, 1993, and August 22, 1994 (the "EIR"), and has' further found that
the proposed project is consistent with the adopted Eastern Dublin Specific Plan; and
\VHEREAS, the Planning Commission did hold a public hearing on said application on
February 9, 1999 and did adopt Resolution 99-05 recommending that the City Council approve
and establish Findings, General Provisions and Development Standards, and Conditions of
Approval for a Planned Development Rezone for P A 98-063 Toll Brothers - Emerald Glen; #4
\VHEREAS, the City Council received a Staff Report recommending that the Planned
Development Rezone be approved by the City Council subj ect to General Provisions and
Development Standards and Conditions of Approval prepared by Staff and approved by the
Planning Commission; and
\VHEREAS, a public hearing, properly noticed in all respects required by law, was held
by the City Council on March 2, 1999; and
Attachment 1
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\VHEREAS, the City Council did hear and use their independent judgment in
consideration of all said reports, recommendations, and testimony hereinabove set forth; and
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WHEREAS, said "General Provisions and Development Standards" are attached hereto
as Attachment I.A.
NO\V THEREFORE, BE IT RESOLVED THAT the Dublin City Council Goes hereby
make the following findings and determinations regarding said proposed Planne~ Development
Rezone:
1. The Planned Development Rezone, as conditioned, is consistent with the general
provisions, intent, and purpose of the PD District Overlay Zone of the Zoning Ordinance. The
Planned Development Rezone will be appropriate for the subject property in terms of providing
General Plan provisions which set forth the purpose, applicable provisions of the Dublin Zoning
Ordinance, range of permitted and conditionally permitted uses, and Development Standards
which will be compatible with existing and proposed residential, business, and public uses in the
immediate vicinity and will enhance development of the Specific Plan Area; and
2. The Planned Development Rezone, as conditioned, is consistent with the general
provisions, intent, and purpose of the Eastern Dublin Specific Plan and will contribute towards
implementation of said Plan; and
3. The Planned Development Rezone, as conditioned, is consistent with the general .
provisions, intent, and purpose of the General Plan which designates this area as Medium
Density Residential and would result in development within the densities allowed by said
designation; and
4. The Planned Development Rezone, as conditioned, will not have a substantial
adverse effect on health or safety nor be 'Substantially detrimental to the public welfare or be
injurious to property or public improvement as all applicable regulations will be satisfied; and
5, The Planned Development Rezone, as conditioned, will not overburden public
services as all agencies must commit to the availability of public services prior to the issuance of
building permits as required by the Eastern Dublin Specific Plan policies and mitigation
measures; and
6. The Planned Development Rezone, as conditioned, and accompanying Site
Development Review, will create an attractive, efficient, and safe environment; and
7. The Planned Development Rezone, as conditioned, will benefit the public
necessity, convenience, and general welfare and is in conformance with Section 8.32 of the
Dublin Zoning Ordinance; and
8. The Planned Development Rezone, as conditioned, and accompanying Site
Development Review will be compatible with and enhance the general development ofthe area;
and
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. 9. The Planned Development Rezone, as conditioned, will provide an environment
that will encourage the use of common open areas for neighborhood or community activities and
other amenities;' and
10. The Planned Development Rezone, as conditioned, will provide efficient use of
the land pursuant to the Eastern Dublin Specific Plan that includes that preservation of
significant open areas and natural and topographic landscape features along Tassajara Creek with
minimum alteration of natural land forms; and
BE IT FURTHER RESOLVED THAT the Dublin City Council does hereby approve a
Planned Development Rezone for P A 98-063, Toll Brothers - Emerald Glen #4, subject to the
attached "General Provisions and Development Standards" Attaclm1ent I.A, which constitute
regulations for the use, improvement, and maintenance of the 28.9 acre parcel (portion of 986-
0001-001-10 portion). Except as specifically included in Attachment I.A attached and made a
part of this Resolution, development and operation of land use activities within this Rezone shall
be subject to the current City of Dublin Zoning Code.
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BE IT FURTHER RESOLVED THAT the Dublin City Council does hereby condition
this Planned Development Rezone on substantial conformance of the Land Use and Development
Plan (comprised of the Tentative Map and Site Development Review) with the General
Provisions and Development Standards approved with this Planned Development Rezone and the
Eastern Dublin Specific Plan.
a. The Community Development Director shall determine conformance or
non-conformance and the appropriate approval procedure for modifying this Planned
Development Rezone (e.g., administrative, conditional use pern1it, or revised Planned
Development Rezone).
b. M'ajor modifications or revisions found not to be in substantial
conformance with this Planned Development Rezone shall require a new Planned
Development Rezone. Any subsequent Planned Development Rezone may address all or
a portion of the area covered by this action.
BE IT FURTHER RESOLVED THAT the Dublin City Council does hereby
condition this Planned Development Rezone on execution of an Development Agreement in
accordance with the Eastern Dublin Specific Plan.
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PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 3rd day of
March 1998, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
Deputy City Clerk
Attachment 1 :A:
General Provisions and Development Standards for P A 98-063, Toll
Brothers - Emerald Glen #4.
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GENERAL PROVISIONS AND DEVELOPl\1ENT STANDARDS
PLANNED DEVELOPMENT REZONE
P A 98-063, TOLL BROTHERS
EMERALD GLEN # 4
GENERAL PROVISIONS
A. Purpose
This approval is for a Planned Development (PD) District Rezone for P A 98-063, Toll
Brothers Emerald Glen #4. This PD District Rezone is part of a Land Use and Development Plan
which is also represented by the Tentative Tract Map 7084 and the Site Development Plan (both
dated January 12, 1999), the Preliminary Landscape Plan dated January 8,1999, and written
statements provided by the Applicant dated received October 30, 1998, all on file in the Planning
Department. The PD District Rezone allows the flexibility needed to encourage innovative
development while ensuring that the goals, policies and action programs of the General Plan and
Eastern Dublin Specific Plan are satisfied. More particularly, the PD District Rezone is intended
to ensure the following:
1. The approval of the PD District Rezone shall be pursuant to the terms setforth in
the Development Agreement to be approved by the City of Dublin and recorded
prior to the recording of the first final map. In the event of a conflict between the
terms of the Development Agreement and the following conditions, the terms of
the Development Agreement shall prevail.
2. Encourage innovative approaches to site planning, building design and housing
construction offering a wide range of living styles, unit sizes and amenities for all
segments ofthe community.
3. Create an attractive, efficient and safe environment.
4. Develop an environment that encourages social interaction and the use of
common open areas and other amenities for neighborhood or community
activities.
5. Create an environment that decreases dependence on the private automobile.
Attachment 1.A
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B. Dublin Zoning Ordinance - Applicable Requirements
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Except as specifically modified by the provisions of this PD District Rezone, all
applicable general requirements and procedures of the Dublin Zoning Ordinance R-I District
shall be applied to the area designated in this PD District Rezone.
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C. General Provisions and Development Standards
1. Intent: This PD District rezone is to establish. provide for and regulate the
development of the Toll Brothers, Emerald Glen #4 Subdivision. Development
shall be generally consistent with the Land Use and Development Plan.
2. PD Residential - Single Family
Permitted Uses: The following principal uses are permitted by the PD
Residential District:
Residential development limited to:
1.
2.
Single Family Detached Houses
Patio homes with reciprocal side yard easements
Single Family Townhouses
295 Residential Units.
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4.
Prohibited Uses: the following uses are prohibited in this PD Residential
District:
1. Field Crops
2. Orchards
3. Plant Nurseries
4. Greenhouses used only for cultivation of plant
materials for sale
5. Hospital
Conditional Uses: All conditional uses in the R-l District are conditional uses in
the PD Residential District with the exception of prohibited uses listed above.
Development Standards: Development standards within this PD
Residential District are as follows:
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Single Famiiv Detached
Lot Dimensions (minimum):
size: 3,956 square feet
width: 50 feet
depth: 78.2 feet
Front Yard Setbacks: Front yard setbacks should vary for detached residences to
create visual interest along through streets.
1. Front-Entry Garages 18' min. from property line
2. Front Living Space 10" min. from property line
Note: Sectional garage doors with automation openers are required for all
residences with driveways less than 20 feet.
Side Yard Setbacks:
1.
2.
5 feet minimum
1 0 feet minimum
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Standard
Corner Lots
Adjacent to
Central Parkway
5 feet minimum
Note: A minimum 3' clear area must be maintained in all side-yards to
facilitate movement between the front and rear of the home.
Encroachments such as eaves, fireplaces, bay windows, etc. are permitted
so long as the 3' minimum circulation space is maintained. Air
conditioning equipment must be located in the rear yards. A minimum 10'
shall be maintained between all buildings.
Rear Yard Setback: Rear yard setbacks are important for establishing privacy
and separation between residences, as well as for providing for usable recreation
space.
10' minimum
Note: Eaves, fireplaces, niches, bay windows, cantilevered second floor
area, porches, balconies and decks, etc. may project 2' into the required
rear yard.
Residential Massing and Maximum Building Height: Single story elements
are encouraged at corner lots throughout the project to break-up 2-story massing.
Maximum building height shall be 35 feet (2-stories)
Parking/Garages: Consideration shall be given to the placement, orientation and
treatment of the garages and the garage doors. Two covered spaces within an
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enclosed garage are required. The minimum clear interior dimension of the
garage space is 19' by 19.' Two potential spaces are provided in the driveway in
front of the garage door on the driveways based on the required garage setback
above.
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Patio Homes With Reciprocal Sidevard Easements
Lot Dimensions (minimum):
size: 2,961 square feet
\vidth: 47 feet
depth: 63 feet
Front Yard Setbacks: Front yard setbacks should vary for detached residences to
create visual interest along through streets.
1. Front-Entry Garages 18' min. from property line
2. Front Living Space 10" min. from property line
Note: Sectional garage doors with automation openers are required for all
residences with driveways less than 20 feet.
Setbacks for Lot 126 shall be as indicated on the approved Site Plan due to
the configuration of this lot. .
Side Yard Setbacks:
1. Standard 5 feet minimum
2. Corner Lots 1 0 feet minimum
3. Rec~procal Side-Yard 0 feet
This residential product shall incorporate reciprocal side-yard easements.
Although a minimum 10 feet between buildings is required, the side-yard fencing
extending from the residential structure to the rear property line shall be located to
allow the adjacent neighbor to "borrow" 5 feet from the lot next door, thereby
creating a usable 10' side yard on the active side of the home. See graphic exhibit
below:
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Note: A minimum 3' dear area must be maintained in all active side-yards to
facilitate movement between the front and rear of the home. The passive side of
the home becomes the "borrowed" active area of the adjacent lot. Encroachments
such as eaves, fireplaces, bay windows, etc. are pern1itted so long as the 3'
minimum circulation space is maintained. A minimum 10' shall be maintained
between all buildings.
Rear Yard Setback: Rear yard setbacks are importaht for establishing privacy
and separation between residences, as well as for providing for usable recreation
space.
10' minimum
Note: Eaves, fireplaces, niches, bay windows, cantilevered second floor area,
porches, balconies and decks, etc. may project 2' into the required rear yard.
Residential l\1assing and Maximum Building Height: Single story elements
are encouraged at corner lots throughout the project to break-up 2-story massing.
Maximum building height shall be 35 feet (2-stories)
Parking/Garages: Consideration shall be given to the placement, orientation and
treatment of the garages and the garage doors. Two covered spaces within an
enclosed garage are required. The minimum clear interior dimension of the
garage space is 19' by 19.' Two potential spaces are provided in the driveway in
front of the garage door on the driveways based on the required garage setback
above.
Single Familv Townhouses
This portion ofthe project :consists of single family attached townhouse units
located in 5, 6 or 7 unit buildings. There are twenty-four parcels, each with one
building. A recreation complex is located on its own parcel; Parcel C.
Building Setbacks:
1. Public Street 10 feet minimum from right of way
line
2. Private Street 10 feet minimum from curb face to
living space
3. Between Garage Faces 30 minimum
Note: Sectional garage doors with automatic openers are required for all
residences.
Note: Architectural projections such as eaves, balconies, wing walls,
fireplaces, bay windows, etc. may project up to 2' into any required
setback area. Air conditioning units shall be screened from view and shall
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be placed so as to minimize any noise intrusion into any adjacent
residential unit.
Residential Massing and Maximum Building Height: Variations in building
elements, elevation stepping and roof heights are encouraged to break the visual
linearity and potential consistent height of the large structures. Three story
elements should be stepped back and nested only at interior building corners to
limit massing. The maximum building heighl shall be 37 feet.
Parking/Garages: Garage access shall be from interior private driveways. Two
enclosed parking spaces shall be provided for each residential unit. Enclosed
tandem parking shall be allowed providing that the size of the parking area meets
the minimum size requirements of the City of Dublin Zoning Code. Conventional
garage parking shall measure a minimum of 19 by 19 feet. Guest parking shall be
provided in close proximity to the residential units that they are intended to serve.
Trash Receptacles/Enclosures: Each residential unit shall have enclosed storage
space for trash cans and recyclable containers. This space shall be within each
respective unit's garage and may not encroach into the required parking space of
19 by 19 feet in conventional garage configuration and 9 Yz by 38 feet for tandem
spaces. Enclosures for trash and recyclable items not contained within the garage
area, shall be subject to review by the Planning Department. CC & R's shall
prohibit unenclosed exterior storage of trash and recvclable materials.
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ORDINANCE NO.
-99
AN ORDINANCE OF THE CITY OF DUBLIN AMENDING THE ZONING
ORDINANCE TO PERl\lIT THE REZONING OF PROPERTY LOCATED
SOUTH OF CENTRAL P ARK\VA Y, EAST OF TASSAJARA CREEK AND
NORTH OF DUBLIN BOULEVARD (APN 986-1-1-10, PORTION)
The City Council of the City of Dublin does ordain as follows:
Section I.
Chapter 2, of Title 8 of the Dublin Ordinance Code is hereby amended in the
following manner:
Approximately 28.9 net acres generally located south of Central Parkway, East of
Tassajara Creek and north of Dublin Boulevard in the Eastern Dublin Specific Plan area
(more specifically described as a portion of APN 986-1-1-10) are hereby rezoned from
Medium Density Residential to Planned Development for the development of 295
dwelling units (10.20 dwelling units per acre), P A 98-063 Toll Brothers Emerald Glen #4
as shov.lI1 and described on proposed City Council Resolution No. -99 dated March 2,
1999 approving and establishing Findings, General Provisions and Conditions of
Approval (Attachment 1); and Staff Report dated March 2, 1999 to the City Council all
of which are on file with the City of Dublin Department of Community Development,
and are hereby adopted as the regulations and standards for future use, improvement, and
maintenance of the property within this District.
A map of the rezoning area is outlined below:
VESTING TENTATIVE MAP
TRACT 7084
CITY OF DUBLIN, ALAMEDA COUNTY, CALIFORNIA
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Section 2.
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This Ordinance shall take effect and be enforced thirty (30) days from and after its
passage. Before the expiration of fifteen (15) days after its passage, it shall be published
once, with the names of the Councilmembers voting for and against same, in a local
newspaper published in Alameda County. and available in the City of Dublin.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this
3rd day of March 1999, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
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ATTEST:
City Clerk
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RESOLUTION NO. 99-05
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE AND ESTABLISH
FINDINGS, GENERAL PROVISIONS AND DEVELOPMENT STAA1])ARDS AND
C01\1])ITIONS OF APPROVAL FOR A PD, PLANNED DEVELOPMENT REZONE
FOR PA 98-063, TOLL BROTHERS - EMER.\.LD GLEN #4
\VHEREAS, Toll Brothers of San Ramon, California, and Alameda County Surplus Property
Authority ("Applicant/Developer") have requested approval of a Planned Development Rezone to
establish General Provisions and Development Regulations for a residential development consisting of
143 single family detached homes and 152 townhomes on approximately 28.94 net acres, (portion of
APN 986-0001-001-10) in the Eastern Dublin Specific Plan area; and
WHEREAS, Applicant/Developer has submitted a Stage 2 Development Plan as required by
Section 8.32 of the Zoning Ordinance which meets the requirements of said section, and
\\'HEREAS, Applicant/Developer has submitted a complete application for a Planned
Development Rezone which is available and on file in the Planning Department; and
\VHEREAS, a development agreement will be approved prior to recordation of a Tract
t\1aplParcel Map for the project as required by the Eastern Dublin Specific Plan and the Conditions of
Approval ofthe Tentative Map and Site Development Review; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines
Section 15182, the City has found that the proposed residential project is within the scope of the Final
Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan which
was certified by the City Council by resolution No. 51-93, and the Addenda dated May 4, 1993, and
August 22, 1994 (the "EIR"), and has further found that the proposed project is consistent with the
adopted Eastern Dublin Specific Plan; and
WHEREAS, the Planning Commissfon held a public hearing on said application; and
\VHEREAS, 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
recommend that the City Council approve the Planned Development Rezone; and
.WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does
hereby make the following findings and determinations regarding said proposed Planned Development
Rezone:
Attachment 3
If 'of 15
..
] . The Planned Development Rezone, as conditioned, is consistent with the general
provisions, intent, and purpose of the PO District Overlay Zone of the Zoning Ordinance. The Planned
Development Rezone will be appropriate for the subject property in tenns of providing General Plan
provisions which set forth the purpose, applicable provisions of the Dublin Zoning Ordinance, range of
pennitted and conditionally permitted uses, and Development Standards which will be compatible with
existing and proposed residential, business, and public uses in the immediate vicinity and will enhance
development of the Specific Plan Area; and
.
2. The Planned Development Rezone, as conditioned, is consistent with the general
provisions, intent, and purpose of the Eastern Dublin Specific Plan a.nd will contribute towards
implementation of said Plan; and
3. The Planned Development Rezone, as conditioned, is consistent with the general
provisions, intent, and purpose of the General Plan which designates this area as Medium Density
Residential and would result in development within the density allowed by said designation; and
4. The Planned Development Rezone, as conditioned, will not have a substantial adverse
effect on health or safety or be substantially detrimental to the public welfare or be injurious to property
or public improvement as all applicable regulations will be satisfied; and
5. The Planned Development Rezone, as conditioned, will not overburden public services as
all agencies must commit to the availability of public services prior to the issuance of building permits as
required by the Eastern Dublin Specific Plan policies and mitigation measures; and
6. The Planned Development Rezone, as conditioned, and accompanying Site Development .
Review, will create an attractive, efficient, and safe environment; and
7. The Planned Development Rezone, as conditioned, will benefit the public necessity,
convenience, and general welfare and is in conformance with Section 8.32 of the Dublin Zoning
Ordinance; and
8. The Planned Development Rezone, as conditioned, and accompanying Site Development
Review will be compatible with and enhance the general development of the area; and
9. The Planned Development Rezone, as conditioned, will provide an environment that will
encourage the use of common open areas for neighborhood or community activities and other amenities;
and
] O. The Planned Development Rezone, as conditioned, will provide efficient use of the land
pursuant to the Eastern Dublin Specific Plan that includes that preservation of significant open areas and
natural and topographic landscape features along Tassajara Creek with minimum alteration of natural land
fonns; and
BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby
recommend that the City Council approve a Planned Development Rezone for PA 98-063, Toll Brothers,
subject to the attached "General Provisions and Development Standards" (Attachment]) which constitute
regulations for the use, improvement, and maintenance of the 28,94 acre parcel (portion of986-000]-00]-
] 0). Except as specifically included in Attachment] attached and made a part of this Resolution, .
development and operation of land use activities within this Rezone shall be subject to the current City of
Dublin Zoning Code.
2
.
.
.
/5
/5
:5~
I.;
BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby
condition this Planned Development Rezone on substantial conformance of the Land Use and
Development Plan (comprised of the Tentative Map and Site Development Review) with the General
Provisions and Development Standards approved with this Planned Development Rezone and the Eastern
Dublin Specific Plan.
a. The Community Development Director shall detem1ine conformance or non-
. conformance and the appropriate approval procedure for modifying this Planned Development
Rezone (e.g.. administrative, conditional use permit, or revised Planned Development Rezone).
b. Major modifications or revisions found not to be in substantial conformance with
this Planned Development Rezone shall require a new Planned Development Rezone. An)'
subsequent Planned Development Rezone may address all or a portion of the area covered by this
action.
BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby
condition this Planned Development Rezone on execution of an Development Agreement in accordance
with the Eastern Dublin Specific Plan.
PASSED, APPROVED, AND ADOPTED this 9th day of February, ] 999.
AYES:
NOES:
ABSE~T:
Cm. Jennings, Johnson, Hughes, l\fusser, and Oravetz
Planning Commission Chairperson
ATTEST:
Community Development Director
g:pa98-063/pcpdreso
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PLANNED UNIT DEVELOPMENT
Emerald Glen #4
Dublin, California
for Toll Brothers, Inc.
January, 1999
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EMERALD GLEN #4
PLANNED UNIT DEVELOPMENT
JANUARY, 1999
TABLE OF CONTENTS
OWNER:
ALAMEDA COUNTY SURPLUS PROPERTY AUTHORITY
399 ELMHURST STREET
HA YW ARD, CA 94544
CONTACT: PAT CASHMAN
(510) 670-5400
· VICINITY MAP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 1
· AERIAL PHOTO. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2
· SITE PLAN. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... . .. 3
· PARKING PLAN................................................ 4
APPLICANT:
TOLL BROTHERS, INC.
1501 BOLLINGER CANYON ROAD, SUITE "D"
SAN RAMON, CA 94583
CONTACT: JON PAYNTER
(925) 855-0260
· OPEN SPACE OWNERSHIP & MAINTENANCE . . . . . . . . . . . . . . . . . . .. 5
RESPONSIBILITIES EXHIBIT
· TENTATIVE MAP ........................................... 6-8A
COVER SHEET
GRADING & UTILITY PLANS
GRADING & UTILITY PLANSIDET AILS
SITE PLAN
PLANNERS &CIVIL ENGINEERS:
RUGGERI - JENSEN- AZAR & ASSOCIATES
6601 OWNS DRIVE, SUITE 155
PLEASANTON, CA 94588
(925) 227-9100
· ARCHITECTURE ........................................... 9-45
(FLOOR PLANS, ROOF PLANS & ELEVATIONS)
LANDSCAPE ARCHITECT
ISAACSON, WOOD & ASSOCIATES
1961 THE ALAMEDA
SAN JOSE, CA 95126
(408) 249-6152
SINGLE FAMILY (3,956 SF MIN.)
PLAN 1
PLAN 2
PLAN 3
PLAN 4
9-21
ARCHITECTS:
HUNT, HALE & ASSOCIATES
475 SANSOME STREET, SUITE 1820
SAN FRANCISCO, CA 941 I 1
(415) 512-1300
PATIO HOMES .............................................. 22-29
PLAN 1
PLAN 2
PLAN 3
LSA ARCHITECTURE, INC.
1801 EAST EDINGER AVE, SUITE 225
SANTA ANA, CA 92705
(714) 667-8247
TOWNHOMES .............................................. 30-45
6-PLEX FLOOR PLANS & ELEVATIONS
10-PLEX FLOOR PLANS
12-PLEX FLOOR PLANS, ROOF PLANS & ELEVATIONS
14-PLEX FLOOR PLANS
7-PLEX SEE 14-PLEX PLANS
13-PLEX SEE 12114-PLEX PLANS
BASSENIAN LAGONI ARCHITECTS
2031 ORCHARD DRIVE, SUITE 100
NEWPORT BEACH, CA 92660
(949) 553-0548
· LANDSCAPE ARCHITECTURE ................................. 46
MASTER NEIGHBORHOOD LANDSCAPE PLAN / PRELIMINARY
LANDSCAPE PLAN
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................... ............................................ ..................... .............. ............,..................... .. .......................-.............. -..---. ...........................-.. ... ....... ..... .. .................
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VICINITY MAP
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TRACT 7084
DUBLIN, CALIFORNIA
JOB NO.: 981113
SCAlE: NOT TO SCAlE
DATE: OCTOBER 23. 1998
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LEGEND:
_ QJ[5T NOD 01ltER p_ SPACES
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Parking Summary --
'''' -
Gar... 200 200 (2/"')
~ FomIy (4.fXJO Sf. trlil)
Prllio Home .. .. (2/"')
,........ JIH JlH (2/"'1
...- ... ...
DrIvew., 200 -I.
~ FtJmly (4.000 SF. min.)
PotltJ Hom. .. -I.
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PARKING PLAN
EMERALD GLEN #4
DUBLIN, CAUFORNIA
DATE: JANUARY 12. 111111
.
.
L_________
~uggerl-
I'-Jensen -
'Azar &. Associates
6601 ~s 0RtYE. SlUE 155 . PlL\SANTON, CA 94588
PKCWE: (12$) 227-!iII00. fAX: (825) 227-1JOO
JOB NO,: 981113
4
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LEGEND:
PUlkJC - DIllED AND .....TAIIED BY lItE DIY
PRIVATE - DIllED AND ......T_O BY lItE HOA Of POCICET LOTS
PRIVATE - 0ItlEIl AND ......TAINED BY lItE HOA Of 1lllIlHOIES
PRIVATE - 0IIlE0 AND ......TAINED BY AFFtCTEO LOIS
......TAIIED BY lItE l.NIOSCAPINC . lJQlllNC 0ISlRICT
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OPEN SPACE OWNERSHIP &
MAINTENANCE RESPONSIBILITIES
EMERALD GLEN *4
DUBLIN, CALFORNA
DATE: JANUARY 12. 1188
---------
~uggerl-
I"-Jensen -
'Azar &. Associates
1801 QYl[HS 0ANt. SUTE ISS . PlEASANTON. CA t458I
PHONE: (125) 227-1100. fAX: (925) 227-1300
JOB NO.: 981113
5
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'0 ow.os AlMED4 ctJUNTY 5r1if1.US 1'fKI1CRT'f AUIHDIlJT'f
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14 AU.1Fl.C IMIAl.IIAPS m EE fIB) AT t:JSCRC1IfJN or 0M0l.
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PLAN 2
PLAN 3
PLAN 4
Hunt,
Hale &
Associates
475 Sansome Street, Suite 1820
San Francisco, CA 94111
Phone: (415) 512-1300
Fax: (415) 288-0288
TOlL BROIHFRS
AI
SfREETSCAPE
SCAlE 118". f-o-
I.Ot'ZVJS DESIGN REVIEW f"el" 1.....-'1'1
EMERALD GLEN 4
DUBUN. CALIFORNIA
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Hunt,
Hale &
Associates
475 Sansome Street. Suite 1820
San Francisco, CA 94111
Phone: (415) 512-1300
Fax: (415) 288-0288
TOlL BRO'IHBRS
EMERALD GLEN 4
DUBLIN. CALIFORNIA
A2
FLOOR PlANS
SCALE 118'. f-o-
1OIZ2I9ll DFSIGN REVIEW F-e.v- I-~~
1C
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PLAN2A
PLANIA
Hunt,
Hale &
Associates
475 Sansome Street, Suite 1820
San Francisco, CA 94111
Phone: (415) 512-1300
Fax: (415) 288-0288
TOlL BRCYI'HERS
A3
ROOF PIANS
SCALE 118" II f-()"
lO~ DESIGN REVffiW rze.v: 1'4-1tJ
EMERALD GLEN 4
DUBllN. CALIFORNIA
l'
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ELEVATION A
ROOF:
WALLS:
DETAILS:
FLAT TILE
STUCCO
BRICK VENEER
INSULATED""""""- WINDOW
PAINTED STUCCO TRIM
MASONRY KEYSTONE
WOOD SHUTIER,
PAINTED ,MT\.. SECT, ROLL-UP
GARAGE DOOR
DecoRATIVE GABLE VENT
I
...,..,.,"""'...Tl=f'I"
~,l'~__
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e.tW'IlD ~ ~I-l- m
RIGHT ELEVATION A
ELEVATION B
ROOF:
'w All.S:
DETAILS:
FLAT TILE
STUCCO
MASONRY VENEER
INSULATED 'Il1'HL. WINDOW
PAINTED STUCCO TRIM
PAlNTEDI'1T1-. SECT, ROu.,.UP
GARAGE DOOR
- DECORATIVE GABLE VENT
ELEVATION C
ROOF:
WALLS:
DETAILS:
FLAT TILE
STUCCO
INSULATED V1N-fL. WINDOW
PAINTED STUCCO TRIM
WOOD SHUTIER
PAlNTEDMTI-. SECT, ROU.;-LJP:
GARAGE DOOR
DECORATIVE GABLE VENT
....
"
~ ~ -- -m- .... -.-:1
' .,.. '.
" '
. '. .
REARELEVATION A
LEFT ELEVATION A
TOlL BRO'IHERS
Hunt,
Hale &
Associates
475 Sansome Street, Suite 1820
San Francisco. CA 94111
Phone: (415) 512-1300
Fax: (415) 288-0288
EMERALD GLEN
4
DUBLIN, CAUFORNIA
1:
~"'J"''''J.I,<.J.J..
'1l>i<E1"f'H .""l"'l"
MI--t<.,. ,
-~. &'..()-
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A4
PlAN 1 - ELEVATIONS
SCALE: 118".. Nl"
lOIl2I98 DESIGN REVIEW l'e'-' 1-"t,'I'I
----------------.----
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LEFT ELEVATION C
...:~ e'..r;r
.0 .....Q-
Hunt,
Hale &
Associates
475 Sansome Street, Suite 1820
San Francisco, CA 94111
Phone: (415) 512-1300
Fax: (415) 266-0266
TOLL BROTHERS
EMERALD GLEN 4
A4.1
PlAN 1 - ELEVATIONS
SCAI.B: 1111"" f-G'
lOI22I98 DFSIGN REVIEW Fl!V: It 1'1
DUBLIN, CALIFORNIA
~
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ELEVATION A
I
.ROOF:
WALLS:
DETAILS:
FLAT TILE
STUCCO
BRICK VENEER.
INSULATED VI~L- WINDOW
PAINTED srocco TRIM
MASONRY KEYSTONE
WOOD SHlJITER'
PAINTED HTL, SECT. ROU.-uP
OARAGEDOOR .
DECORATIVE OABLE VENT
I
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1-1"''''
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.........,.., f'l'1UI'>l..
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RIGHT ELEVATION A
I
I
Hunt,
Hale &
Associates
475 Sansome Street, Suite 1820
San Francisco, CA 94111
Phone: (415) 512-1300
Fax: (415) 288-0288
I
I
ELEVATION B
ROOF:
WALLS:
DETAILS:
FLAT TILE
STUCCO
MASONRY VENEER.
INSULATED VII"l1- WINDOW
PAINTED STUCCO TRIM
srocco KEYSTONE
PAlNTEDHTL. SECT,ROLL,UP,
GARAGE DOOR
DECORATIVEGABLEVENT '
'-"t~TI'lI'1
.,.,.~ m
~
REAR ELEVATION A
TOIL BR<mlERS
EMERALD GLEN
4
DUBLIN, CAL1FORNIA
ELEVATION C
ROOF:
WALLS:
. DETAILS:
.S.TILE
srocco
INSULATED VII-N.... WINDOW
PAINTED STUCCO TRIM
">'fU(:."" KEYSTONE
WOOD SHUTll!R
PAINTED I'm- SECT,ROLLoUP.
OARAOI!DOOR
PAINTED FIBERGLASS COLUMN
BY FOCAL POINT OR EQ
LEFT ELEVATION A
"1I\lUO W"'.. ~
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-
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&'000-
AS
PLAN 2 - ELEVATIONS
SC\lE lI8". f-o-
10122198 DF8lGN REVIEW fl:eV: ""'"
11
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RIGHT ELEVATION B
i.>T\..T1 He-lEI'
\,.a.Aoi'''''''
RIGHT ELEVATION C
Hunt,
Hale &
Associates
475 Sansoxne Street, Suite 1820
San Francisco, CA 9411 i
Phone: (415) 512-1300
Fax: (415) 268-0268
1."'" "i\U<LO ~c
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LEFT ELEVATION B
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LEFT ELEVATION C
:r,.Jiii_.~.f'-o'
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AS.1
PlAN 2 - ELEVATIONS
SCAI.B= JI8'. f11'
1OI22J98 DESIGN REVIEW FB"': l.,t"
TOLL BROTHERS
EMERALD GLEN 4
DUBLIN, CALIFORNIA
1!
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ELEVATION A'?>
'" lAf- ~!!- q-TIOH
I
.ROOF:
WALLS:
DETAILS:
FLAT 1lLE
srocco
BRICK VENEER:
INSULATED Vlt-H\- WINDOW
PAINTI!D srocco 'I1UM
, MASONRY KEYSTONE
WOOD SHUTTER,
PAINTI!D'M1I-. - SECT, ROLL
GARAGE DOOR
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RIGHT ELEVATION A?;
Hunt,
HaleSt
Associates
475 Sansome Street, Suite 1820
San Francisco, CA 94111
Phone: (415) 512-1300
Fax: (415) 288-0286
ELEVATION B '0
~ u..,.. ~ ortlot-l
.ROOF:
WALLS:
DETAILS:
FLAT 1lLE
srocco
MASONRY VI!NEI!il
, INSULATED "'>-11'1- WINDOW
PAINTI!D SlUCCO 'I1UM
srocco KEYSTONE
WOOD SHUTl'F.R
, PAINTI!D'NTL., SECT,ROLL-UP.
GARAGE DOOR
?.~ "II\.U<D
T1':!H..Mt>......."
'Nl'
~~
, ~ICl ""'""
".,,,
~
REAR ELEVATION A'?
TOIL BROIHERS
EMERALD, GLEN
4
DUBIJN. CAIJFORNIA
ELEVATION C 3
'" CAi'- 61"'1"-...."'''' en-ION
RooP:
WALLS:
, DETAILS:
"S"1lLE
srocco
INSULATED VIN"fL. WINDOW
PAINTI!D STUCCO 'I1UM
""'T1J~ KEYSTONE
WOOD SIIU1TER
PAINTI!D /'lTl- SECT. ROLL-UP
GARAGE DOOR
PAINTI!D FIBI!R.OLASS COLUMN
BY POCAL POINT OR EQ
LEFT ELEVATION A?;,
">!1Xa> 1-11>-16 w.u.
10 ~f'>-l .....t>
'?1''''f''~I'-,(
...:;;;s.- 6'4'
Q 04'<1'-
AS.2
PlAN 2 - ELEVATIONS
~ 118". f-o-
10122)98 DFSlGN REVIEW ~: 1--1 'l'I
1
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ELEVATION A
I
ROOF:
WAllS:
DETAILS:
FLAT TILE
STUCCO
BIUCK VENEER
INSULATE.!) WINDOW
PAINTED STUCCO TRIM
"?T\JU-D KEYSTONJ;
WOOD SIllJI1ER-
PAINTED'M11.. SECT,ROll.-UP
OARAGE DOOR
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ROOF:
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"S"TILE
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475 Sansome Street, Suite 1820
San Francisco, CA 94111
Phone: (415) 512-1300
Fax: (415) 288-0288
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SCAI.E 118". f-o"
10122198 DESIGN REVlEWjl,BV: H"I"
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Hunt,
Hale &
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475 Sansome Street, Suite 1820
San Francisco, CA 94111
Phone: (415) 512-1300
Fax: (4-15) 288-0288
ELEVATION B?
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475 Sansome Street. Suite 1820
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ELEVATION B
ROOF:
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...:
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LEFT ELEVATION A
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475 Sansome Street, Suite 1820
San Francisco, CA 94111
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(714) 667-8247
FAX (714) 667-825'
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Job No.
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SQUARE FOOTAGE:
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6 & 7 PLEX 1304.96 Sa. FT,
PLAN 1 @ 10.
12 & 14 PLEX 1397.78 sa, FT.
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1533,78 sa, FT.
1747,53 sa, FT,
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SCALE: 1/8. : 1'-0.
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FAX (114) 661~Z58
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Drawn:
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Job No,
R.visiolU:
Drtlwn:
[)o,<: 10 - '1-'18
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(714) 667-8147
FA-X (714) 667-8258
Job No.
Revisions:
Dro....n:
Date:
Sheet
TOLL BROTHERS 0 41
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Job No,
Revisions:
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FIRST FLOOR
SCALE: 1/8. : 1'-0.
SQUARE FOOTAGE:
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6 & 7 PLEX 1304,96 sa, FT,
PLAN 1 @10,
12 & 14 PLEX 1397,78 sa, FT,
PLAN 2 1381.96 sa, FT,
PLAN 3 1533.78 sa. FT,
PLAN 4 1747,53 sa. FT,
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Santa Ana, CA 92105
(714) 667.8147
FAX (714) 667-8158
Job No,
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good nelghbo, fencing
medium evergreen shrubs
broadleafed evergreen tree
lawn
large evergreen shrubs
low flowering ground cover
flowering accent tree
ENLARGEMENT A
scale: .,- = 20'-0"
T,_
1.
PROPOSED PLANT PALETTE
KN BOTAH1CJ.L N.lJU
eOMIMlN HAMIE
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Tt Frul_ul>d,l
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n Uquld.amM<"~
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811 Rhl~hloltplabltllc.'~Ev.I'S' !tIoIisw-1h<1,fWI
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LOT 19
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see enlargement A this sheet _
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All lANDSCAPED AREAS TO BE IRRIGATED WITH A FUUV AUTOMATED IRRIGATION SYSTEM
, ~:"
-.or 2.
, g~
production walkway
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flowering shrubs and ground cover
flowering accent tree
sidewalk
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MASTER NEIGHBORHOOD LANDSCAPE PLAN
PRELIMINARY LANDSCAPE PLAN
EMERALD GLEN
DUBLIN, CALIFORNIA
TOLL BROTHERS, INC.
a
ISAACSON, WciOD & ASSOCIATES
1<)IlI'l'bcAh_bftJIIoL.CA,tSIU 14Col1) 10-'I,t
LA.NDSCAPE ARCHITECTURE
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Di.i6Iifj!Joulevard - Streetscape
DesJ n Guidelines
separatlld sidewalk
lawn
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typical street tree
'-"
tot-lot with play apparatus
flowering shrubs and
ground cover
/
I
m
~
o 40
IWA JOB #98056 10.23,98
REVISED: 01.06.99
01.08,99
4~