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Item 3.1 - 2868 Croak Pre-Application Page 1 of 3 STAFF REPORT CITY COUNCIL DATE: October 15, 2019 TO: Honorable Mayor and City Councilmembers FROM: Christopher L. Foss, City Manager SUBJECT: East Ranch (Croak Property) Pre-Application (PLPA-2019-00041) Prepared by: Michael P. Cass, Principal Planner EXECUTIVE SUMMARY: The Applicant, Trumark Homes, LLC, filed a Pre-Application for the development of a 573-unit residential project (including both Traditional Family and Active Adult residences), as well as 11.5 acres of public parks, a 2.6-acre Age Qualified Amenity Site, and a 2-acre Public/Semi-Public Site, located on Croak Road, APN 905 -0002-001 and -002. The City Council will hold a Study Session to receive a presentation by the Applicant regarding the proposed project. No action will be taken or approvals granted for the project at this meeting. STAFF RECOMMENDATION: Receive a presentation from the Applicant on the proposed project and provide feedback. FINANCIAL IMPACT: All costs associated with processing the Pre-Application and any future development applications are born by the Applicant. PROJECT DESCRIPTION: Background On January 7, 1994, the City Council adopted the Eastern Dublin Specific Plan (EDSP), which was subsequently updated on September 20, 2016. The EDSP provid es a comprehensive land use program for the 3,300+ acre planning area, along with goals and policies to guide future public and private actions relating to the area’s development. On December 20, 2005, the City Council adopted Ordinance No. 32 -05, amending the Zoning Map to rezone the property to a Planned Development (PD) zoning district and approving a Stage 1 PD Plan to establish regulations for the allowed land uses associated with development, improvement, and maintenance of the project area. Page 2 of 3 On December 2, 2008, the City Council adopted Ordinance No. 45-08, amending the Stage 1 PD Plan by revising the development standards for private yards within the Medium Density Residential land use designation. The EDSP projects a total of 12,496 housing units at buildout. As of August 2019, approximately 2,088 of the projected units remain to be developed. Additionally, the EDSP accommodates more than 10.8 million square feet of commercial space. Project Site The 165.5-acre property is located within the EDSP Area. The subject property is located north of Interstate 580, east of Fallon Road and the Jordan Ranch development, along the eastern edge of Dublin, as shown in Figure 1 below. Figure 1: Vicinity Map The site is generally surrounded by residential uses to the north and west, by undeveloped land to the south, and by the City Limits and Urban Limit Line to the east with undeveloped land beyond. Current Request The Applicant does not specify in the Project Narrative (Attachment 1) which entitlement approvals they will request; however, at a minimum, the Applicant will need a Stage 2 PD Plan, Vesting Tentative Map to subdivide the property, and Site Development Review Permit. The Stage 2 PD Plan will include development standards, architectural standards, and a detailed site plan, and will be evaluated for consistency with the General Plan and EDSP. Page 3 of 3 The Applicant filed a Pre-Application for the development of a 573-unit residential project (including 96 Medium Density Residential units and 477 Low-Density Single- Family Residential units), as well as 11.5 acres of public parks, a 2.6 -acre Age Qualified Amenity Site, and a two-acre Public/Semi-Public Site. The proposed development includes seven home programs, ranging from five to 13 units per acre. The pr oposed development is designed with four architecture styles: Traditional Farmhouse, Contemporary Farmhouse, California Revival, and New-Century Modern, as shown in the project plans (Attachment 2). The proposed Age Qualified Amenity Site includes a clubhouse, fitness, and movement studio; recreation pool; view lounges; pickleball and bocce ball courts; croquet green; and a dog park. The use of the Public/Semi -Public Site has not been determined and could range from additional public parkland to a religious sanctuary, to a childcare facility. The City Council is being asked to receive a presentation from the Applicant on the proposed project and provide feedback. ENVIRONMENTAL REVIEW: Pursuant to the California Environmental Quality Act (CEQA), the subject Pre- Application does not constitute a “project” within the meaning of Public Resources Code Section 21065, and CEQA Guidelines Sections 15060(c), 15061(b)(3) and/or 15378 because there is no potential that it will result in a direct or reasonably foresee able indirect physical change in the environment and because it has no potential for either a direct physical change to the environment, or a reasonably foreseeable indirect physical change in the environment, as the City Council will not be taking any act ion or granting any approvals. NOTICING REQUIREMENTS/PUBLIC OUTREACH: The City provided a copy of this Staff Report to the Applicant. ATTACHMENTS: 1. Project Narrative 2. Project Plans dated September 13, 2019 TRUMARKHOMES September 13, 2019 Jeff Baker Community Development Department City of Dublin 100 Civic Plaza Dublin, CA 94568 RE: East Ranch Pre -Application Trumark Homes is pleased to present, a new home community within the East Dublin Specific Plan. The Croak Property, located on the Eastern edge of Dublin city limits, is one of the final residential development areas within the East Dublin Specific Plan. New home development has been anticipated for this property for many years and this proposal intends to fully comply with the goals, objectives, and standards the City has outlined for this property in the East Dublin Specific Plan. We are not asking for any variances or land use changes to existing General Plan, Zoning, or Specific Plan guidelines. We are proposing to develop the 165-acre property to include: • 11.5-acres of Public Neighborhood Park, • 19.4-acres of Rural Agricultural land, • 6.8-acres of Open Space, • 2-acres of Public/Semi-Public land, • 10.4-acres of Medium Density Residential • 115.4-acres of Low Density Residential Site Planning: • The 165-acre residential development has been split into two areas; Traditional Family, and Active Adult. The site is proposed to be graded so the traditional family -oriented lots with predominately 2-story homes will be on the steeper streets and higher elevations promoting valley views and minimizing grading impacts. The Active Adult area is on the flatter section of the site and proposed to be gated at 2 access points. Additional connectivity for cars and TRUMARKHOMES.COM 3001 bishop drive, suite 100 � san ramon, ca 94583 � NEWPORT BEACH 925.999.3950 SAN RAMON SAN FRANCISCO TRUMARKHOMES trails has been accommodated along the Southern property line, in -case future expansion is desired. • The traditional family area is anchored by 11.5-acres of public parkland. All sidewalks and trails lead to these public parks which have been located to help foster connection with two existing residential neighborhoods (Jordan Ranch and Positano). An additional view park, to the East, creates a node along the trail system within the traditional family neighborhood. • The active adult area is anchored by a 2-acre private amenity which includes a clubhouse, fitness, and movement studio, recreation pool, view lounges, pickle ball and bocce ball courts, and a dog park. This amenity has been located within effort to provide the best views in mind. Home Segmentation: • Seven home programs across the 2 site planning areas are proposed, ranging from 5 to 13 homes per acre densities. • The Traditional Family area has four housing programs. • Neighborhood 1; located at the top of the hill with 4,000 square foot homes on 6,500 square foot lots. These home sites with have the best views of the TriNalley area. • Neighborhood 2 has 2,700 square foot homes on 5,200 square foot lots. Neighborhood 3 is unique and has 2,500 square foot homes on 5,000 square foot lots, but in an alley -loaded configuration where garages are served from the rear via alleys. • Neighborhood 3 will also offer attached and detached Accessory Dwelling Units (in-law units) intended to satisfy the City of Dublin's Affordable Housing Ordinance. • Neighborhood 4 will have traditional 2,400 square foot homes on 4,000 square foot lots. • The Active Adult housing also provides a variety of home sizes and unique configurations. All homes are single-leveving. The majority of homes are single-family detached, single story homes, ranging from 1,600 to 2,600 square feet on 4,750 square foot lots. The concepts of integrated yet small covered patios, and low -maintenance yards are very attractive to Active Adults. The Medium Density housing guideline in the Specific Plan is accomplished using 2- story Tri-plex buildings with 3 living flats. Each unit has a 2-car direct access garage and elevator serving the upper flats. The Triplex flats are smaller than the single-family detached, but still provide privacy and integrated outdoor living rooms. The effort behind integrating single story homes into the project is an effort to emulate more of the traditional west Dublin neighborhood feel with varied building heights that lend themselves to a more open TRUMARKHOMES.COM 3001 bishop drive, suite loo � san rarnon, ca 9a583 � NEWPORT BEACH 925.999.3950 SAN RAMON SAN FRANCISCO TRUMARKHOMES and traditional neighborhood feeling. The utilization of an Active Adult (55+) community also helps reduce impacts to local Schools. Paths of Discovery: Streets and trails at East Ranch offer residents an easy, come -and -go way to travel around their community. Streetscapes come in a variety of heights, widths and sceneries; offering unhurried passage on spine streets and narrower, less public byways through neighborhoods. Multi -use trails are made interesting and friendly with native grasses and stone wall borders. Miniature orchard and unexpected active and passive open spaces inspire a sense of interaction with neighbors and nature. Architectural Styles: A compelling sense of desirability is at the core of East Ranch's architectural palette. A unifying overtone of East Bay farming and agrarian history inflects the 4 chosen styles with subtle connectivity to their shared surroundings. Yet home is in the eye of the beholder, and East Ranch will attract a wide range of people whose tastes, needs and preferences encompass a spectrum of styles. What distinguishes our neighborhoods will be their integrity, imagination and quality; and will evoke pride of place. Traditional Farmhouse: This is the rootstock for many East Ranch neighborhoods, giving itself over to a range of interpretations, hybrids and variations. At its simplest, it is defined by understated detail, utilitarian functionality and practical charm that reflect a back -to -nature lifestyle. Traditional Farmhouse homes are typically simple in massing, often with covered porches and gabled roofs, wood columns and posts. Contemporary Farmhouse: An evolutionary iteration of the traditional farmhouse, this style builds on the cornerstones of comfort and practicality with a modern lifestyle twist. Massing and forms are more asymmetrical. Contemporary and traditional materials invent new harmonies and corrugated roofing, stone veneer and vertical board and batten siding, giving distinction and variety to the neighborhood. California Revival: Like pages in California history, California homes are a compilation of Ranch and Prairie styles that create a connection between interiors and exteriors. California homes are meant to blend with the landscape, with natural colors, simple, subtle design and elegant relationships between TRUMARKHOMES.COM 3001 bishop drive, suite loo � san ramon, ca 94583 NEWPORT BEACH 925.999.3950 SAN RAMON SAN FRANCISCO TRUMARK' indoor and outdoor living areas. California Revival uses elements such as overhanging eaves, wide front porches framed by tapered columns and pop-up second floors. Stone, wood and stucco eclecticism, set HUIrganic surroundings, deepen individual character. New -Century Modern: Mid -Century Modern architecture shook -up the California style scene for decades in the mid 1900's, and is returning with the high desire for single -story living with a strong connection to nature. As the need for large homes is replaced with the need for sunlight and breeze, New - Century Modern architecture will reintroduce clerestory windows, open -beam ceilings, and indoor/outdoor courtyards and atriums. East Ranch Cornerstones: Eco-Friendly Landscaping: • A variety of landscape and recreational spaces respond and connect to the natural ecosystem and encourage wildlife. • The use of drought -tolerant and native vegetation as well as efficient low -volume drip irrigation minimizes water usage. • Strategic landscape planning creates shade and wind protection on streets. Innovative Community Design: • Multiple parks designed for various age groups, multi -use building and community facilities, form the social center of the neighborhood. • Varied housing options serve a range of incomes and demographics to create a complete, authentic community. • Connected streets, playgrounds, parks and trails within walking distance inspire a healthy, active lifestyle. • Public Art and wayfinding add a sense of place. Forward -Thinking Building Design • Authentic architecture complements classic Bay Area and California Styles. • Open floor plans with accentuated outdoor spaces and natural ventilation accommodate contemporary lifestyles. TRUMARKHOMES.COM 3001 bishop drive, suite 100 I san ramon, ca 94583 NEWPORT BEACH 925.999.3950 SAN RAMON SAN FRANCISCO TRUMARKHOMES • Multi -generational units provide opportunities for extended families and Comply with universal design and accessibility standards. • Low-VOC coatings, ENERGY STAR appliances, and water -efficient fixtures help preserve the environment. An All- Embracing Neighborhood: • A place for all generations: • Create a sense of home for all cultures and generations by utilizing universal values and Northern California identifiers. • Balanced Living: • Combine traditional character and motifs with flexible modern touchpoints and technology integration. Space to Gather: • Connect community members and generate social unity through outdoor and forma indoor social areas, activities and amenities. • A Seamless Project: • Implement an excellent, diverse range of architectural styles that harmonize with landscaping and natural surroundings. Environmental Processing, Status, Next Steps Based on our experience developing Wallis Ranch, we have started investigating the potential environmental impacts to the site and the possible Federal, State, and Local Environmental Resource Permits needed. We are actively studying potential environmental, biological, and geotechnical impacts related to the property. The following activities are currently being conducted: • An Initial Phase I Environmental Site Assessment for Croak Ranch was conducted by Cornerstone Earth Group. • Live Oak &Associates has conducted a constraints analysis and report in order to determine the potential impacts resulting from the development of the site. • Live Oak is conducting atwo-year rare plant survey. TRUMARKHOMES.COM 3001 Bishop Drive, Suite 100 � San Ramon, CA 94583 NEWPORT BEACH 925.999.3950 SAN RAMON SAN FRANCISCO TRUMARKHOMES • Live Oak also conducted a biological survey that is currently being reviewed. • Live Oak is planning to perform a wetlands delineation survey. • Berlogar, Stevens, and Associates will perform Preliminary Geotechnical Investigations. Summary Trumark is excited to bring the East Ranch proposal to the City of Dublin. The project design is intended to comply with the City's goals, objectives, and standards already established for this property without the need for variances or land use changes. We believe the site plan has been carefully designed to gracefully connect to the existing Jordan Ranch and Positano neighborhoods while creating a sense of place by accentuating the natural features of the property. The proposed new home community will be attractive and attainable to a wide variety of people ranging from young couples to active adults over 55. Six low density housing types and one medium density housing type are blended together with public and private parks, open space and trail connectivity, to help complete the vision of the East Dublin Specific Plan. We look forward to your review and associated comments in effort to conduct a formal application. Sincerely, Robin Miller Director of Development TRUMARKHOMES.COM 3001 bishop drive, suite 100 � san ramon, ca 94583 NEWPORT BEACH 925.999.3950 SAN RAMON SAN FRANCISCO CROAK PROPERTYPRE-APPLICATION PACKAGEJUNE 18, 2019 EAST RANCH (CROAK PROPERTY) PROJECT DESCRIPTION Kinship with the Past: From the robust roots of California farming and ranching, a new era of fine living is growing. With a deep appreciation for the dreams of today’s homebuyers, this just-right-sized mixture of housing options will be seen as a contemporary residential haven. Seven diverse neighborhoods, spread across two separate lifestyles, bridge generations to share walkable open space, recreation and a solid sense of value that together foster a new Tri-Valley legacy at East Ranch. Old Dreams. Fresh Thinking: The East Ranch vision takes in all the details. The 165-acre master-planned Community will blend 573 low-, and medium-low-density residences into two distinct lifestyle neighborhoods: Traditional Family, and Active Adult. Natural rolling hills and open space and undulating terrain will be ribboned with tree-lined streets, paths and trails. Recreation, including 11-acres of public parkland, a 2-acre Active Adult amenity center, and miles of trail connections, will knit the community together. An additional 2-acre Public/Semi-Public site will serve as the project gateway. The use is to be determined and could range from additional public parkland, to a religious sanctuary, to a childcare facility. Rustic Luxury in the Right Place: As people look for a community that connects them to Bay Area and Tri-Valley employment centers, they also long for a private world that brings them the lifelong bonds of family, friends and neighbors. East Ranch is that place. Rustic luxury in the right place. At the same time, another large group of people look for a community that connects them to the Bay Area and Tri-Valley employment centers, to be closer to their grandkids and friends, but in a more manageable size, and single-level-living home design. Again, rustic luxury in the right place. Balance and Blend: East Ranch neighborhoods unveil an unexpected wide array of opportunities for Tri-Valley buyers. From nest builders to growing families, to empty nesters, people will experience a diverse variety of opportunities, and, at the same time, all share in the keepsake quality of belonging. Insular, safe, walkable refreshing, familiar and new – each of these characteristics is true for those who live at East Ranch. Icons and Imagination: Icons become meaningful when they stir the imagination. The character of East Ranch neighborhoods will be expressed in seamless blend of the bygone and the innovative. With old and new in balance, the touchstones of times past are being reimagined to give East Ranch its subtle yet genuine spirit of authenticity. The New Familiar: Communities are grown by the people who live in them, and public spaces are where they take root. East Ranch makes formal gathering places and landmarks occasions for interaction. The California farm/ranch vernacular sets a tone of casual friendliness. The walkability and social spaces encourage frequent neighbor-to-neighbor connections. Even the walls and fencing seem to recede into the landscape. The new becomes the familiar, and that means home. Fertile Ground for Community Live: The 11-acre public parks are located by-design to tie East Ranch with the adjacent Positano and Jordan Ranch neighborhoods. The new park, along with existing and new trails will expand and complete the overall East Dublin Specific Plan recreation element. In addition, a 2-acre private Active Adult amenity will anchor the gated 55+ neighborhood within East Ranch allowing the empty-nesters a safe place to meet and connect with their like-minded neighbors. All parks and amenities let you know you’re welcome to drop by, meet up, kick back and belong. These spectacular neighborhood anchors to community life are designed around the activities, recreation, entertainment, and socializing preferences of Tri-Valley and Bay Area homebuyers. From park concerts to pickleball, from the yoga lawn to the pool lounge, occasions, gatherings, celebrations and memories will spring from the vibrant hub of the community. Paths of Discovery: Streets and trails at East Ranch offer residents an easy, come-and-go way to travel around their community. Streetscapes come in a variety of heights, widths and sceneries, offering unhurried passage on spine streets and narrower, less public byways through neighborhoods. Multi- use trails are made interesting and friendly with their native grass and stone wall borders. Miniature orchard and unexpected active and passive open spaces inspire a sense of interaction with neighbors and nature. EAST RANCH (CROAK PROPERTY) PROJECT DESCRIPTION Architectural Styles: A compelling sense of desirability is at the core of East Ranch’s architectural palette. A unifying overtone of East Bay farming and agrarian history inflects the 4 chosen styles with subtle connectivity to their shared surroundings. Yet home is in the eye of the beholder, and East Ranch will attract a wide range of people whose tastes, needs and preferences encompass a spectrum of styles. What distinguishes our neighborhoods will be their integrity, imagination and quality and will evoke pride of place. Traditional Farmhouse: This is the rootstock for many East Ranch neighborhoods, giving itself over to a range of interpretations, hybrids and variations. At its simplest, it is defined by understated detail, utilitarian functionality and practical charm that reflect a back-to-nature lifestyle. Traditional Farmhouse homes are typically simple in massing, often with covered porches and gabled roofs, wood columns and posts. Contemporary Farmhouse: An evolutionary iteration of the traditional farmhouse, this style builds on the cornerstones of comfort and practicality with a modern lifestyle twist. Massing and forms are more asymmetrical. Contemporary and traditional materials invent new harmonies and corrugated roofing, stone veneer and vertical board and batten siding, giving distinction and variety to the neighborhood. California Revival: Like pages in California history, California homes are a compilation of Ranch and Prairie styles that create a connection between interiors and exteriors. California homes are meant to blend with the landscape, with natural colors, simple, subtle design and elegant relationships between indoor and outdoor living areas. California Revival uses elements such as overhanging eaves, wide front porches framed by tapered columns and pop-up second floors. Stone, wood and stucco eclecticism, set in organic surroundings, deepen individual character. New-Century Modern: Mid-Century Modern architecture shook-up the California style scene for decades in the mid 1900’s, and is returning with the high desire for single-story living with a strong connection to nature. As the need for large homes is replaced with the need for sunlight and breeze, New- Century Modern architecture will reintroduce clerestory windows, open-beam ceilings, and indoor/outdoor courtyards and atriums. East Ranch Cornerstones: Eco-Friendly Landscaping: • A variety of landscape and recreational spaces respond and connect to the natural ecosystem and encourage wildlife. • The use of drought-tolerant and native vegetation as well as efficient low-volume drip irrigation minimizes water usage. • Strategic landscape planning creates shade and wind protection on streets. Innovative Community Design: • Multiple parks designed for various age groups, multi-use building and community facilities, form the social center of the neighborhood. • Varied housing options serve a range of incomes and demographics to create a complete, authentic community. • Connected streets, playgrounds, parks and trails within walking distance inspire a healthy, active lifestyle. • Public Art and wayfinding add a sense of place. Forward-Thinking Building Design • Authentic architecture complements classic Bay Area and California Styles. • Open floor plans with accentuated outdoor spaces and natural ventilation accommodate contemporary lifestyles. • Multigenerational units provide opportunities for extended families and comply with universal design and accessibility standards. • Low-VOC coatings, ENERGY STAR appliances and water-efficient fixtures help preserve the environment. EAST RANCH (CROAK PROPERTY) PROJECT DESCRIPTION An All-Embracing Neighborhood: • A place for all Generations: • Create a sense of home for all cultures and generations by utilizing universal values and Northern California identifiers. • Balanced Living: • Combine traditional character and motifs with flexible modern touchpoints and technology integration. Space to Gather: • Connect community members and generate social unity through outdoor and formal indoor social areas, activities and amenities. • A Seamless Project: • Implement an excellent, diverse range of architectural styles that harmonize with landscaping and natural surroundings. Site Planning: The 165-acre residential development has been divided into two areas; Traditional Family, and Active Adult. The site has been graded so the traditional family-oriented lots with predominately 2-story homes will be on the steeper streets and higher elevations promoting distant valley view. The Active Adult area is on the flatter section of the site and will be gated at 2 access points. Additional connectivity for cars and trails has been accommodated along the Southern property line in-case future expansion is desired. The traditional family area is anchored by 11-acres of public parkland. All sidewalks and trails lead to these public parks which have been located to help foster connection with two existing residential neighborhoods (Jordan Ranch and Positano). An additional view park creates a node along the trail system within the traditional family neighborhood. The active adult area is anchored by a 2-acre private amenity which includes a clubhouse, fitness and movement studio, recreation pool, view lounges, pickle ball and bocce ball courts, and a dog park. This amenity has been located with the best views in mind. Home Segmentation: Seven home programs across the 2 site planning areas are proposed ranging from 4 to 9 homes per acre densities. The Traditional Family area has four housing programs starting with Neighborhood 1 located at the top of the hill with 4,000 square foot homes on 6,500 square foot lots. These home sites with have the best views of the Tri-Valley area. Neighborhood 2 has 2,700 square foot homes on 5,200 square foot lots. Neighborhood 3 is unique and has 2,400 square foot homes on 5,000 square foot lots but in an alley-loaded configuration where garages are served from the rear via alley’s. Neighborhood 3 will also offer attached and detached Accessory Dwelling Units (in-law units) intended to satisfy the City of Dublin’s Affordable Housing Ordinance. Finally, Neighborhood 4 will have traditional 2,400 square foot homes on 4,000 square foot lots. The Active Adult area offers 3 home programs. All Active Adult floor plans will be single-level living, where the main living rooms (kitchen, living, master bedroom and bath) will be on the main level. In some cases, second floor bonus space may be provided. Neighborhood A will have 2,100 square foot homes on 4,700 square foot lots with traditional yards and oversized garages with workshop space. Neighborhood B will have 2,300 square foot homes on 4,900 square foot lots but arranged in clusters of 4 homes each. These homes will have atrium and courtyard indoor/outdoor living arrangements. Finally, Neighborhood C is a unique 2-story triplex building with one flat on the ground floor and 2 elevator-served flats on the second floor. All homes have direct access 2-car garages. EAST RANCH (CROAK PROPERTY) REGIONAL CONTEXT PROJECT SITE OPEN SPACE1.9± AcresP/SP2.0± AcresRR/A19.4± AcresPARK4.8± AcresPARK6.7± Acres“$&5(AMENITY SITE*OPEN SPACE4.9± AcresCRO A K R O A D MEDIUM DENSITY RESIDENTIAL10.4± AcresLOW DENSITY RESIDENTIAL89.8± AcresLOW DENSITY RESIDENTIAL25.6± AcresCROAK ROADCENTRAL PARKWAYOPEN SPACE1.9± AcresP/SP2.0± AcresRR/A19.4± AcresLOW DENSITY RESIDENTIAL97.5± ACCROAK ROADLOW DENSITY RESIDENTIAL17.9± ACNEIGHBORHOOD PARK5.5± AcresNEIGHBORHOOD PARK6.0± AcresOPEN SPACE1.3± AcresOPEN SPACE0.9± Acres*MEDIUM DENSITY RESIDENTIAL10.4± ACOPEN SPACE2.7± AcresCROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATIONEXISTING VS. PROPOSED LAND USE PLANO.1LAND USE SUMMARYEXISTINGPROPOSEDLAND USE*5266$&5(6 “ UNITSGROSS MIDPOINTDENSITY*5266$&5(6 “ UNITSGROSS DENSITYLOW DENSITY RESIDENTIAL115.4104-692 4.0 DU/AC115.44774.1 DU/ACMEDIUM DENSITY RESIDENTIAL10.463-14510 DU/AC10.4969.2 DU/ACRR/A19.419.4PARK11.511.5OPEN SPACE6.86.8PUBLIC/SEMI PUBLIC2.02.0TOTAL165.5573 (APPROVED WITHIN CURRENT EIR)3.4 DU/AC(AVERAGE)165.55733.4 DU/AC (AVERAGE)PROPOSED LAND USE PLANEXISTING LAND USE PLAN O.205/30/2019 LAND USE GROSS ACRES DENSITY RANGE UNITS APPROVED WITHIN CURRENT EIR MIDPOINT GROSS DENSITY LAND USE GROSS ACRES UNITS GROSS DENSITY SINGLE FAMILY RESIDENTIAL 115.4 104-692 469 4 DU/AC SINGLE FAMILY RESIDENTIAL 115.4 477 4.1 DU/AC MEDIUM DENSITY RESIDENTIAL 10.4 63-145 104 10 DU/AC MEDIUM DENSITY RESIDENTIAL 10.4 96 9.2 DU/AC RR/A 19.4 0-1 RR/A 19.4 0 --- PARK 11.5 ------PARK 11.5 ------ OPEN SPACE 6.8 ------OPEN SPACE 6.8 ------ PUBLIC/SEMI PUBLIC 2 ------PUBLIC/SEMI PUBLIC 2 ------ TOTAL 165.5 165.5 573 3.5 DU/AC EXISTING GENERAL PLAN/SPECIFIC PLAN/STAGE I PD LAND USE COMPLIANCE PROPOSED LAND PLAN PD I PROPOSED PD I PROPOSED PD I PROPOSED PD I PROPOSED 65'x100'75 19.7 3.8 LOW DENSITY LARGE LOT 55'65'45% (2-Story) 45% (2-Story)38' 35'3 2 55'x95'107 27.5 3.9 LOW DENSITY LARGE LOT 55'55'45% (2-Story) 45% (2-Story)38' 35'3 2 50'x80'60 10.7 5.6 LOW DENSITY MEDIUM LOT Less than 55'50'45% (2-Story) 45% (2-Story)38' 35'3 2 50'x100' Alley Loaded 72 17.9 4.0 LOW DENSITY MEDIUM LOT Less than 55'50'45% (2-Story) 45% (2-Story)38' 35'3 2 TOTAL MARKET RATE U 314 75.8 EXISTING PROPOSED EXISTING PROPOSED EXISTING PROPOSED EXISTING PROPOSED 50'x95'65 17.1 3.8 LOW DENSITY MEDIUM LOT Less than 55'50'55% (1-Story) 55% (1-Story)38' 35'3 1 4-6 Pack Courts 98 19.9 4.9 LOW DENSITY SMALL LOT N/A 58'55% 55%38' 35'3 1 Tri-Plex MF 96 10.4 9.2 MEDIUM DENSITY MULTI FAMILY N/A N/A N/A N/A 38' 35'3 2 Amenity Site --2.6 ------------------ TOTAL AGE QUALIFIED 259 50 TOTAL 573 125.8 RESIDENTIAL DEVELOPMENT STANDARDS COMPLIANCE (BY PRODUCT) AGE QUALIFIED MARKET RATE RESIDENTIAL DEVELOPMENT STANDARDS SETBACKS Typical Lot Width Max Lot Coverage Max Building Height Max Stories Max Building Height Max Stories SETBACKS UNITS UNITS GROSS ACREAGE RESIDENTIAL DEVELOPMENT STANDARDS- STAGE I PD PRELIMINARY UNIT SUMMARY APPROVED PD 1 CATEGORY PER DEVELOPMENT STANDARDS APPROVED PD 1 CATEGORY PER DEVELOPMENT STANDARDS LOT SIZE/PRODUCT LOT SIZE/PRODUCT DENSITY GROSS ACREAGE DENSITY PRELIMINARY UNIT SUMMARY Typical Lot Width Max Lot Coverage STREET SECTION EXISTING ROW PROPOSED ROW CROAK ROAD 88'88'(1) CENTRAL PARKWAY 88'88' TYPICAL RESIDENTIAL STREET (SECTION #8 FROM APPROVED PD I)56'56'(2) RURAL RESIDENTIAL STREET (SECTION #11 FROM APPROVED PD I)46'46' (3) Streets within Age Qualified neighborhoods are private. (2) Proposed sanitary sewer connection to existing Positano Development to north and proposed sewer system in Croak Road will eliminate need for the Interim Sanitary Sewer Pump Station in Positano per DSRSD requirements and per the Ultimate Infrastructure Plan in the approved Stage I PD. (3) Proposed Stormwater Quality/Hydromodification treatment is compliant with "Master Infrastructure Exhibit" with approved Stage I PD and compliant with current MRP C.3 regulations. EDSP/STAGE I PD POLICY COMPLIANCE (1) Proposed project complies with EDSP Visual Policy and Fallon Village Stage I PD visual analysis by protecting RR/A ridge areas and views to primary ridgeline to the north. (2) Proposed project complies with the City of Dublin Wildfire Management Plan and EDSP Policies. (1) Portions of Croak Road are designed per the existing standard detail provided in the Stage I PD. Limited portion of the street within the property is proposed to be modifed to have a 10' trail on one side of the street. See Street Section Exhibit for street section details. (2) Proposed public street entry streets (49' ROW) follow the standard 56' street, but includes parking on one side only. See Street Section Exhibit for street section details. STAGE I PD INFRASTRUCTURE COMPLIANCE (1) Proposed utility infrastructure is compliant with "Master Infrastructure Exhibit" withing the approved Stage I Fallon Village PD. See Conceptual Master Utility Plan sheet for Croak utility details. STAGE I PD STREET SECTION COMPLIANCE COMPLIES L.1006/18/2019 0’ 100’ 200’ 400’ ILLUSTRATIVE SITE PLAN Neighborhood 1 65’X100’ Lot 75 Home 3.8 du/ac Gross Density Neighborhood 3 55’X95’ Lot 107 46 Home 27.5 Gross Acres 3.9 du/ac Gross Density Age Qualified Amenity Site 2.6 Gross Acres Age Qualified Community Boundary Age Qualified Age Qualified Community Tri-plex 96 Home 10.4 Gross Acres 9.2 du/ac Gross Density Age Qualified Community 50’x95’ Lot 65 Home 17.1 Gross Acres 3.8 du/ac Gross Density Neighborhood 5 50’X80’ 60 Home 10.7 Gross Acres 5.6 du/ac Gross Density Neighborhood 2 50’X100’ Alley loaded 72 Home 17.9 Gross Acres 4.0 du/ac Gross Density Public Park 6.7 Acres Age Qualified Community 4-6 Pack Court 98 Home 19.9 Gross Acres 4.9 du/ac Gross Density Age Qualified Community Main Gated Entrance Age Qualified Community Secondary Gated Entrance P/SP 2.0 Acres Summary Total Market Rate Units: 314 Gross Acres: 75.8 Total Age Qualified Units: 259 Gross Acres: 50 Total Units: 573 Total Gross Acres: 125.8 Public Park 4.8 Acres Open Space 1.9 Acres RR/A 19.5 Acres CROAK ROADCENTRAL PKWY Neighborhood 4 55’X95’ Lot 61 Home 3.9 du/ac Gross Density O.3 55'x95' MIN SFD65'x100' MIN SFD50'x100' MINALLEY LOADED55'x95' MIN SFD50'x80' MIN SFDAQ: 50'x95' MIN SFDAQ: TRI-PLEXAQ: 4-6 PACK COURTSOPEN SPACE1.9± AcresP/SP2.0± AcresRR/A19.4± AcresPARK4.8± AcresPARK6.7± Acres“$&5(AMENITY SITE*OPEN SPACE4.9± AcresCROAK ROAD MEDIUM DENSITY RESIDENTIAL10.4± AcresCONFORM SLOPE TOEXISTING KNOLL ON ADJACENTCROSBY PROPERTYLOW DENSITY RESIDENTIAL115.4± AcresLOW DENSITY RESIDENTIAL115.4± AcresCROAK ROADCENTRAL PARKWAYLAND USE SUMMARYLAND USE*5266$&5(6 “ UNITSGROSS DENSITYLOW DENSITY RESIDENTIAL115.44774.1 DU/ACMEDIUM DENSITY RESIDENTIAL10.4969.2 DU/ACRR/A19.4PARK11.5OPEN SPACE6.8PUBLIC/SEMI PUBLIC2.0TOTAL165.55733.4 DU/AC (AVERAGE)CROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATIONPRELIMINARY LAND USE PLANC.1PRELIMINARY UNIT SUMMARYMARKET RATELOT SIZE/PRODUCTACREAGEUNITSDENSITY (DU/AC)65'x100' MIN19.7753.855'x95' MIN27.51073.950'x80' MIN10.7605.650'x100' ALLEY LOADED17.9724.0TOTAL MARKET RATE75.8314AGE QUALIFIED UNITS50'x95' MIN SFD17.1653.84-6 PACK COURTS19.9984.9TRI-PLEX MF10.4969.2AMENITY SITE2.6--TOTAL AQ UNITS50259TOTAL125.8573 PARKING ON NORTHSIDE OF STREET ONLYNO PARKING ALONG ENTRYNO PARKING ALONG CROAK ROADROW12'TRAVELTRAVELFCS/W5NTSROWROW7'11'5'36'5'46'PARKINGTRAVELTRAVELPARKING7'11'FCFCRESIDENTIAL STREET: 46' ROW3NTS6'14'56'88'TRAVELFCFC14'10'8'14'16'TRAVELBIKEMEDIANL/STRAILL/SCROAK ROAD: 88' ROW1.2NTSROW7'11'5'36'5'56'PARKINGTRAVELTRAVELPARKING7'11'FCFC5'5'ROW6'L/SL/SS/W12'FCROWROW11'48.0'TRAVELTRAVEL6NTS7'S/W6'36'FCROW11'7'6'PARKINGS/WPARKINGFCS/WL/SS/WL/SRESIDENTIAL STREET W/PARKWAY4NTSROW11'5.5'29'49'TRAVELTRAVELPARKING7'11'FC5'5'S/WL/SENTRY STREET 49.0' ROW2NTSFCROWL/SS/W6'5.5'12'6'6'49.0'LANEBIKELANE6'MARKET RATEENTRY STREET 49.0' ROWAGE QUALIFIEDAGE QUALIFIED56' ROWENTRY STREET W/ PARKING 49' ROW24'12'12'TRAVELTRAVELBCBC7NTSTYPICAL ALLEY2 :12:1ROW6'14'56'88'TRAVELFCFC8'8'8'*14'16'TRAVELBIKEMEDIANL/SS/WL/SCROAK ROAD: 88' ROW1.1NTSLANE8'L/SBIKELANE6'2:12:1S/WROWPER EX. STAGE I PDROWROWMODIFIED FROM STAGE I PDCROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATIONPRELIMINARY STREET SECTIONSC.2NOTE: LANDSCAPE SHOWN IS CONCEPTUAL. REFER TO LANDSCAPE PLANS FOR PARKWAY AND MEDIAN LANDSCAPE DETAILS 50x100Alley Loaded65x100AQ - TRIPLEXAQ - 50x100AQ - Motorcourt55x9555x9550x80150'CROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATIONCONCEPTUAL FIRE ACCESS PLANC.3LEGENDFIRE ACCESS ROUTEGATE ACCESS TO AGE QUALIFIEDNEIGHBORHOODNOTE: FIRE DEPARTMENT WILL HAVE GATE ACCESS TO AGEQUALIFIED NEIGHBORHOOD OPEN SPACE1.9± AcresP/SP2.0± AcresRR/A19.5± AcresPARK4.8± AcresPARK6.7± AcresAMENITYSITE2.1± ACEX 24"SD EX 8"SS EX 12"W EX 10"RW DIVERSION STRUCTURETREATMENT FLOWSDIRECTED TO BASINSWQ/HMBASINSTORM DRAIN SYSTEM TOCONNECT TO SD SYSTEMIN DUBLIN BLVDSANITARY SEWERTO CONNECT TOTRUNK MAIN INDUBLIN BLVDPOTABLE WATERSYSTEM (Z2) TOCONNECT TO WATERMAIN IN DUBLIN BLVDRECYCLED WATER TOCONNECT TO RW SYSTEMIN DUBLIN BLVDCROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATIONCONCEPTUAL MASTER UTILITY PLANC.4LEGENDSANITARY SEWER (8" MIN)STORM DRAIN (18" MIN)WATER ZONE 2 (8" MIN) ~ WZ2RECYCLED WATER (8" MIN) ~ RWSTORM DRAIN MANHOLECATCH BASINSANITARY SEWER MANHOLENOTE:UTILITY MAIN SIZES TO BE VERIFIED WITH DSRSD ANDCITY DURING FINAL DESIGN. OPEN SPACE1.9± AcresP/SP2.0± AcresRR/A19.5± AcresPARK4.8± AcresPARK6.7± AcresAMENITYSITE2.1± AC540470500480500490480460440450460470480 490500510520530540550600580690 680670660650640630620610600590580570560550520530530540550560570520510530510520520510500490480480490500510520530 5405505405 2 0 5305205105004 9 0490 500510520 5306005905805 7 0 57 0 580 590600560 57058060046747647849 0 501 51 3 5 2 7 5 4 2 5 5 7 5 5 0 5455355215084964834885405685485725986045 6 2 6145 2 1 5 1 5 5 4 2 5345 2 0 5 1 04954 8 9490477462 5044 9 8 5 0 5512 5115 2 0 5365 2 1 5 2 6 5335 2 8 5 0 8 5 3 1 5385 2 8 5 3 6 5425505 4 4 557566580570560550540530520510500490480470460470480490500510520530540540530 520 510 500 490480470460 450440430420430 440450 460 500510520530540550560550540530520510500490480470 520 530 540 550 560 570 580 590 5 9 0 5906106306 4 0 62 0 6 0 0 61063065067069070 0 6 8 0 6 6 0 64 0 650670690710730 7607307106906806706 8 0680670660650640630620610600590580570560560560550540530520530 540550560570 5 4 0 5505605705805906006106206306406 5 0 6606706806904905005105205305405505605 7 0 490 5 0 0 5 1 0 5 2 0 53054055056047 0 480490500510520530540550560570460470480490500510 520 530540445CONFORM GRADINGWITHIN GHAD PARCELLIMIT OF GRADING(TYP)GRADING EASEMENTSTO BE OBTAINED FROMADJACENT PROPERTIESCENTRAL PKWYCRO A K R O A D 3.2%6.4%7.0%2.4%2.4%4.5%2.4%4.9%5.3%8. 0 %5.1%5.3%4.3%4.9%4.8%4.8% 4.7% 4.3 % 4.2 % 4.1%4.1%5.3% 6.0%5.5%6.1%2.1%6.5%4.9%1.4%2.4%3.9%2.9%CROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATIONCONCEPTUAL GRADING PLANC.5LEGENDPROPOSED CONTOURSEXISTING CONTOURSGRADING LIMITPROPOSED STREET ELEVATIONPROPOSED STREET SLOPESNOTE:1. CONCEPTUAL GRADING SHOWN IS INTENDED TO SHOWONLY GENERAL GRADING CONCEPT, TO BE REFINEDDURING VTM AND CIVIL DESIGN PROCESS.2. ELEVATIONS SHOWN ARE EXPECTED TO CHANGETHROUGH THE SUBSEQUENT DESIGN STAGES.370370 OPEN SPACE1.9± AcresP/SP2.0± AcresRR/A19.5± AcresPARK4.8± AcresPARK6.7± AcresAMENITYSITE2.1± ACBIO-RETENTION /HM BASIN (2± AC)POTENTIALOVERSIZED SD PIPEFOR HM STORAGE**ROADSIDE BIO-RETENTIONBIO-RETENTIONIN MEDIANCROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATIONCONCEPTUAL STORMWATER MANAGEMENT PLANC.6LEGEND:PRIMARY BIO RETENTION /HYDROMODIFICATION FACILITY (SEESWQ DETAIL SHEET)BIO-RETENTION IN PUBLIC STREETMEDIAN (SEE SWQ DETAIL SHEET)BIO-RETENTION TREATMENT INAMENITY SITE / SEMI-PUBLIC SITEROADSIDE BIO-RETENTION (SEE SWQDETAIL SHEET)727$/(67,0$7(',03(59,286$5($“$&REQUIRED TREATMENT AREA#2),03(59,286$5($“$&NOTE:REFER TO STORMWATER QUALITY DETAILS SHEETC.3 FOR BIORETENTION SECTION DETAILS.* CROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATIONCONCEPTUAL STORMWATER QUALITY DETAILSC.7BIO-RETENTION BASIN-PLAN VIEWNTSOVERFLOWRISERFLOWS TOSD SYSTEMTREATEDOUTFLOW UNTREATEDINFLOWCLEANOUTFORUNDERDRAIN4"PERFORATEDUNDERDRAINBUBBLE UPSTRUCTURE4" PVCPERFORATEDSUBDRAINCLASS 2 PERMEABLE MATERIALPER CALTRANS SPECIFICATIONS.OVERFLOWPIPEBIO-RETENTION BASIN-SECTION VIEWNTS3:1MAX.3:1MAX.NATIVE SOILBIOTREATMENT SOILMIX WITHINFILTRATION RATEOF 5 IN/HR MINTOP OFBASIN4" PVC PERFORATEDSUBDRAINOVERFLOWPIPEBIO-RETENTION BASIN IN MEDIANNTS3:1MAX.3:1MAX.BIOTREATMENT SOILMIX WITHINFILTRATION RATEOF 5 IN/HR MIN12" CURB OPENING@15' OCBOTTOM OF CURBOPENINGSHALL BE FLUSH WITHGUTTER FLOW LINEPLACE 4"-6" DIA.APPROVED COBBLES 0.2'BELOW CURB OPENINGCLASS 2 PERMEABLEMATERIAL PERCALTRANSSPECIFICATIONS.DEEPENED CURBBIO-RETENTION BASIN ADJACENT TO STREETS L.106/18/20190’ 100’ 200’ 400’COMMUNITY STRUCTUREPPMain Community EntrySecondary EntryRR/A19.5 acEnhanced CrossingExisting TrailEnhanced CrossingWater Quality BasinEntry Gate / Secondary Entry to AQRustic FootpathAge Qualified AmenityEntry Gate / Main Entry to AQView corridors through neighborhoods to open space areasParks are linked to neighborhoods and open space with multi-use trails and pedestrian routesP/SP2.0 acNeighborhood 1Neighborhood 2Neighborhood 4Neighborhood 5Age Qualified NeighborhoodNeighborhood 3PLEGENDPedestrian TrailMain SpineKey Community ElementsPermeable ConnectionsPublic ParksView CorridorsTrailhead L.206/18/2019PEDESTRIAN CONNECTIVITY PLAN 0100’ 200’ 400’8-Foot Sidewalk (Croak Road Standard)10-Foot Trail (Croak Road Modified)Separated Sidewalk w/ParkwayMonlithic SidewalkPaseo Connection Walking TrailRustic FootpathLEGENDConnect to Existing Rustic Footpaths L.306/18/2019TYPICAL STREET SECTIONSSCALE 1/4” = 1’SECTION A | CROAK ROAD (MODIFIED)SECTION B | TYPICAL STREET W/SEPARATED SIDEWALKSECTION C | TYPICAL STREET W/MONOLITHIC SIDEWALKKEY MAPACB L.406/18/2019AQ GATED ENTRY CONCEPT127341256882281263745Entry MonumentPedestrian Sidewalk Decorative PavingVisitor Callbox Entry GateGate PilastersCommunity Perimeter FencePedestrian Crosswalk CROAAAAAAAAAKKKKKKKK RROAD8 L.506/18/2019COMMUNITY CHARACTER IMAGES L.606/18/201902040 80PUBLIC PARK CONCEPT445561139101114151411111078233172861213141539410511Central Green/ Passive MeadowTot LotYouth PlayParent Seating Area/ Covered PicnicPicnic PadVolleyball CourtsBasketball CourtsTurf FieldWalking TrackPar-CourseDry CreekRestroomDog ParkLandscape BermMulti-use Trail Loop L.706/18/2019PARK CHARACTER IMAGES L.806/18/20190 30 60 120AGE QUALIFIED AMENITY CONCEPTUAL PLAN12637485910Pickleball CourtsCroquet GreenEvent LawnDog AreaBocce CourtsAmenity BuildingPool & Spa AreaEvent CourtView BarEntry Water Feature13104256897 L.906/18/2019PLANT PALETTESHRUBSTREESAgave spp.Fagus sylvaticaKniphofia uvariasAnigozanthus ‘Bush Ranger’Grevillea robustaLavandula angustifoliaBulbine frutescensKoelreuteria paniculataLeymus condensatus ‘Canyon Prince’Calamagrostis foliosaLagerstroemia indica ‘Natchez’Lomandra longifoliaCalamgrostis ‘Karl Foerster’Olea europaea ‘Wilsoni’Mimulus aurantiacus Nephrolepis cordifolia’California’Dasylirion longissimumPlatanus x acerifolia ‘Columbia’Rosa x ‘Noaschnee’Ficus pumilaAgaveEuropean BeechRed Hot PokerKangaroo PawSilk OakEnglish LavenderBulbineGolden Rain TreeCanyon Prince Wild RyeReed GrassCrepe MyrtleMat RushKarl Foerster Reed GrassOliveMonkey Flower California FernMexican Grass TreeLondon Plane TreeWhite Groundcover RoseCreeping Fig L.1006/18/20190’ 100’ 200’ 400’ILLUSTRATIVE SITE PLANNeighborhood 1 65’X100’ Lot75 Home3.8 du/ac Gross Density Neighborhood 3 55’X95’ Lot107 46 Home27.5 Gross Acres 3.9 du/ac Gross Density Age Qualified Amenity Site2.6 Gross AcresAge Qualified Community BoundaryAge QualifiedAge Qualified CommunityTri-plex 96 Home10.4 Gross Acres 9.2 du/ac Gross Density Age Qualified Community 50’x95’ Lot65 Home17.1 Gross Acres 3.8 du/ac Gross Density Neighborhood 550’X80’60 Home10.7 Gross Acres 5.6 du/ac Gross Density Neighborhood 250’X100’ Alley loaded72 Home17.9 Gross Acres 4.0 du/ac Gross Density Public Park 6.7 AcresAge Qualified Community4-6 Pack Court98 Home19.9 Gross Acres 4.9 du/ac Gross Density Age Qualified Community Main Gated EntranceAge Qualified Community Secondary Gated EntranceP/SP2.0 AcresSummary Total Market Rate Units: 314Gross Acres: 75.8Total Age Qualified Units: 259 Gross Acres: 50Total Units: 573Total Gross Acres: 125.8Public Park 4.8 AcresOpen Space 1.9 AcresRR/A 19.5 AcresCROAK ROADCENTRAL PKWYNeighborhood 4 55’X95’ Lot61 Home3.9 du/ac Gross Density CROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATIONIMAGE BOARDA0.11FARMHOUSE4726 835 CROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATIONIMAGE BOARDA0.211MODERN FARMHOUSE12345678109 CROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATIONIMAGE BOARDA0.3CALIFORNIA REVIVAL12358746 CROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATIONIMAGE BOARDA0.47TRADITIONAL123456 CROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATIONIMAGE BOARDA0.5123654CONTEMPORARY 20'-0" x 20'-10"Garage30'-0" l.f.W.I.C.Entry13'-4" x 11'-0"Bedroom 213'-2" x 11'-0"Bedroom 313'-2" x 13'-4"Den/Bed.4Bath 2Pdr./LinenLinenLinenLaund.20'-4" x 21'-2"Great Room14'-8" x 17'-10"Dining Room18'-0" x 17'-4"M. BedroomM. Bath10'-0" x 15'-2"oven16'-2" x 11'-8"Outdoor LivingKitchenpantryrefstorage5'-0"55'-0"5'-0"65'-0"18'-8"63'-4"18'-0"13'-0"56'-2"12'-2"18'-8"100'-0"20'-0" x 20'-0"Garage23'-4" x 18'-8"Great RoomovenEntryPdr.12'-9" x 10'-5"Bedroom 412'-9" x 11'-6"OfficeBath 318'-7" x 12'-6"Dining Room19'-10" x 11'- 6"Outdoor LivingCourtyard14'-2" x 12'-0"Morning Room12'-0" x 18'-0"Kitchen12'-9" x 10'-5"Bedroom 3Bath 217'-8" x 16'-6"M. BedroomM. Bath18'-0" l.f.W.I.C.24'-0" l.f.W.I.C.14'-0" x 13'-3"Opt. Bedrm 5Bonus /Laund.14'-0" x 13'-0"Bedroom 2LinenLinenLinenpantryDropZoneUP17R17RDN5'-0"54'-0"6'-0"65'-0"30'-6"51'-6"18'-0"13'-0"45'-0"11'-6"30'-6"100'-0"CROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATION65 x 100 SFDA1.1Plan 13 Bedrooms + DenOpt. Bedroom 42.5 Baths / Opt. Bath 32800 sfFirst FloorSecond FloorPlan 24 Bedrooms + Office + BonusOpt. Bedroom 53.5 Baths3541 sfFirst Floor Linen20'-0" x 20'-0"Garage 113'-0" x 19'-0"Dining Room22'-4" x 18'-8"Great Room12'-2" x 13'-2"Den10'-0" x 16'-0"20'-0" x 10'-4"Garage 2ovenKitchenpantryref22'-10" x 13'-4"Outdoor LivingEntryBath 4Laund. 2PdrUP17R37'-0" l.f.W.I.C.Bath 2Laund.20'-0" x 16'-6"M. Bedroom11'-0" x 11'-0"Bedroom 411'-0" x 11'-0"Bedroom 311'-2" x 11'-2"Bedroom 215'-7" x 17'-9"Opt. Bedrm 5Bonus /Bath 3DN17RM. Bath5'-0"54'-0"6'-0"65'-0"19'-6"56'-0"24'-6"13'-0"53'-9"13'-9"19'-6"100'-0"CROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATIONSecond FloorPlan 34 Bedrooms + Den + Bonus + Multi-GenOpt. Bedroom 54.5 Baths3847 sf65 x 100 SFDA1.2First Floor Line of Floor AboveLine of floor aboveopt. multi sliderUP18RUPDN18RLowLinen37'-6" l.f.W.I.C.18'-6" x 15'-0"M. Bedroom19'-6" x 11'-2"Dining RoomKitchen19'-10" x 16'-4"Great RoomBath 311'-10" x 13'-10"Bedroom 4EntryPorch20'-2" x 20'-0"Garage19'-2" x 10'-4"Optional Covered PatioDropZone14'-0" x 11'-4"Bedroom 2M. BathpantryOpt.Cab.11'-2" x 11'-4"Opt. Bedrm 5Loft /11'-8" x 11'-2"Bedroom 3Laund.Bath 25'-0"40'-0"10'-0"55'-0"95'-0"18'-0"50'-0"27'-0"37'-0"41'-0"7'-0"10'-0"SLIDING GLASS DOORS AT OPTIONAL DECKOptional DeckLaund20'-10" x 13'-4"Bonus Room12'-0" x 11'-4"SuiteBedroom 2Bath 2Pdr.EntryKitchen20'-8" x 20'-0"GarageDropZone24'-4" x 15'-4"Great Room29'-0" l.f.W.I.C.15'-8" x 16'-2"M. BedroomM. Bath24'-8" x 10'-0"Optional Covered PatioBath 3Bath 413'-0" x 13'-2"Bedroom 4 Suite12'-10" x 11'-10"Bedroom 3DN18RUP18RLowLinenOpt.F.P.Opt.Dr.PorchStackedW.D.storageshelvesLine ofFloor AboveHIGHGLASSHIGHGLASS5'-0"41'-0"9'-0"55'-0"95'-0"18'-0"65'-0"12'-0"10'-0"63'-0"22'-0"CROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATION55 x 95 SFDA1.3Second FloorPlan 14 Bedrooms + LoftOpt. Bedroom 53 Baths2953 sfFirst FloorSecond FloorPlan 24 Bedrooms4.5 Baths3139 sfFirst Floor 121120'-2" x 20'-0"Garage12'-2" x 17'-8"SuiteBedroom 4Bath 4Entry18'-10" x 13'-6"Dining Room20'-0" x 16'-6"Great RoomKitchenPdr.pantryDropZone19'-4" x 9'-10"Optional Covered PatioOpt. f.p. & Media/Opt. Outdoor Kitchen18RUPstorageMediaOpt. f.p. &opt. multi sliderLine of floor above5'-0"40'-0"10'-0"55'-0"95'-0"18'-0"53'-6"23'-6"10'-0"53'-0"32'-0"22224Pdr.20'-2" x 20'-0"Garage12'-0" x 13'-0"Opt. Formal DiningDen /Kitchen18'-6" x 12'-2"Dining Room27'-8" x 17'-2"Great RoomEntry20'-10" x 10'-8"Optional Covered PatioPantryMediaOpt. f.p. &MediaOpt. f.p. &UP18RLaund.Hobby /12'-4" x 11'-2"SuiteBedroom 4Bath 45'-0"40'-0"10'-0"55'-0"95'-0"18'-0"52'-3"24'-9"10'-0"69'-0"16'-0"12'-0" x 13'-0"Formal DiningButler'sPantryPantry12'-2" x 17'-6"Opt. Bedroom 5 SuiteLoft /18'-6" x 19'-2"M. BedroomM. Bath10'-3" x 11'-10"Bedroom 213'-8" x 11'-10"Bedroom 3 SuiteBath 3Bath 2Low LinenOpen toBelowOptional DeckOpt. FrenchDoorOpen toBelow34'-0" l.f.W.I.C.DN18Rcoffeevanity12'-4" x 11'-10"Bedroom 5 SuiteBath 5212Opt. DeckOpt. French Dr.M. Bath17'-2" x 15'-2"M. Bedroom32'-0" l.f.W.I.C.15'-4" x 13'-4"Opt. Bedroom 5Bonus Rm /13'-0" x 12'-0"Bedroom 2 Suite12'-2" x 12'-6"Bedroom 3Laund.Bath 2Bath 3Linen15'-6" x 11'-0"Bedroom 518RDNCROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATIONSecond FloorPlan 34 Bedrooms + LoftOpt. Bedroom 54.5 Baths3352 sf55 x 95 SFDA1.4First FloorSecond FloorPlan 44 Bedrooms + LoftOpt. Bedroom 54.5 Baths3668 sfFirst Floor 5'-0"40'-0"5'-0"50'-0"37'-1"57'-4"upmetersPorchEntryGreat Room24'-6" x 15'-7"Kitchenwalk-inpantryGarage20'-1" x 20'-2"TanklessW.h.ac padmediawallBedroom 4Suite11'-10" x 11'-0"Pdr.Bath4coatsDining18'-6" x 11'-4"4'-0"storage understairstrash10' clg.12'-8"10'-0"20'-10"22'-1"80'-0"W.I.C.12'-9" l.f.MasterBedroom18'-6" x 14'-3"MasterBathW.I.C.18'-0" l.f.Bedroom 2Suite11'-0" x 11'-4"Bedroom 3Suite11'-10" x 11-0"Laund.opt.sinkHallBath2dnOpen toBelowBath3low linen9' clg.10' clg.MasterBedroom17'-6" x 15'-0"MasterBathW.I.C.17'-8" l.f.Bedroom 2Suite12'-6" x 13'-0"Bedroom 3Suite11'-9" x 13-10"Laund.opt.sinkHallBath2dnOpen toBelowBath3lowlinen9' clg.10' clg.W.I.C.17'-6" l.f.5'-0"40'-0"7'-0"52'-0"39'-10"upmetersPorchEntryGreat Room18'-7" x 17'-3"Kitchenwalk-inpantryGarage20'-0" x 20'-0"TanklessW.h.ac padmediawallBedroom 411'-9" x 11'-6"Bath4Dining10'-0" x 16'-5"coats /storagetrash10' clg.18'-0"22'-2"80'-0"CROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATIONPlan 14 Bedrooms4.5 Baths2618 S.F.First FloorSecond FloorFirst FloorSecond FloorPlan 24 Bedrooms4 Baths2616 S.F.50 x 80 SFDA1.5 dnMasterBedroom17'-6" x 15'-0"MasterBathBath2Laund.opt.sinkBedroom 2Suite11'-0" x 12'-10"Bedroom 3Suite11'-8" x 10'-8"HallW.I.C.27'-0" l.f.Bath3Open to BelowW.I.C.8'-6" l.f.Deck18'-5" x 10'-6"130 s.f.low linen10' clg.9' clg.5'-0"40'-0"5'-0"50'-0"42'-6"50'-0"upGreat Room28'-0" x 16'-10"mediawallKitchenwalk-inpantryBath4Pdr.PorchEntryBedroom 4Suite11'-8" x 11'-0"Garage20'-0" x 20'-6"TanklessW.h.metersac padDining14'-10" x 11'-0"trash16'-6"coatsopt. multi-slide dr.10' clg.13'-6"18'-0"19'-6"80'-0"5'-0"40'-0"5'-0"50'-0"41'-0"57'-0"Bedroom 410'-2" x 12'-0"Bath4upPdr.PorchEntryGarage20'-0" x 20'-0"metersac padKitchendropzoneGreat Room18'-7" x 25'-6"mediawallTanklessW.h.coats /storagetrash8'-0"walk-inpantry10' clg.18'-0"80'-0"21'-0"13'-0"10'-0"dnMasterBedroom18'-7" x 18'-0"MasterBathW.I.C.31'-0" l.f.Bedroom 2Suite11'-6" x 11'-0"Bedroom 3Suite11'-9" x 11'-0"Laund.opt.sinkBath3HallBath2open tobelowopen to belowlowlinen10' clg.9' clg.CROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATIONPlan 34 Bedrooms4.5 Baths2710 S.F.First FloorSecond FloorFirst FloorSecond FloorPlan 44 Bedrooms4.5 Baths2918 S.F.50 x 80 SFDA1.6 71'-0"5'-0"38'-0"7'-0"50'-0"2-CarGarage22'-7" x 24'-10"Bedroom 4 /Opt. Den11'-4" x 11'-0"KitchenDining11'-0" x 11'-6"Great Room16'-0" x 15'-8"PorchEntryBath3upcoats /storagewalk-inpantrymedia wall /opt. fireplacelow linenlinendropzonePdr.HallTanklessW.H.TTRmetersYard21'-5" x 34'-0"3'-5"typ.Workshop11'-0" x 6'-6"18'-0"11'-0"100'-0"LaundryMasterBedroom20'-3" x 14'-0"W.I.C.27'-6" l.f.MasterBathBedroom 211'-0" x 11'-0"Bedroom 311'-0" x 11'-8"Bath2linenOpen toBelowopt.dr.Halldnopt.sinkLaundryMasterBedroom15'-4" x 15'-6"W.I.C.30'-0" l.f.MasterBathBedroom 212'-10" x 11'-0"Bedroom 313'-8" x 11'-0"Bath2Halldnlow linenopt.sinkopt.barn dr.65'-0"5'-0"38'-0"7'-0"50'-0"2-CarGarage20'-0" x 20'-0"Office / Opt.Bedroom 413'-8" x 11'-0"BathKitchenDining15'-6" x 13'-2"Great Room14'-0" x 14'-8"PorchEntryYard19'-6" x 21'-4"Bath3upcoatswalk-inpantryKitchenette5'-0"2'-4"storageBedroom11'-2" x 11'-4"Sitting11'-2" x 10'-0"TanklessW.H.TTRmetersopt. frenchdoorsopt. frenchdoorsopt. multi-slideglass doormedia / opt.fireplacemediawallParking forSecondaryUnit9'-0" x 18'-0"5'-0"Opt.stackedW/D18'-0"17'-0"100'-0"CROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATIONFirst FloorPlan 1 Floor Plan4 BedroomsOpt. Den3.5 Baths2,600 s.f.Second Floor50 x 100 ALLEY-LOADA1.7First FloorSecond FloorPlan 2 Floor Plan3 Bedrooms + OfficeOpt. Bedroom 43 Baths2,634 s.f.3,027 s.f. TotalSecond Unit1 Bedroom + Sitting1Bath393 s.f. 2nd Unit BathLaundryMasterBedroom14'-7" x 16'-2"MasterBathBedroom 211'-2" x 11'-3"Bedroom 313'-4" x 11'-1"Bath2HalldndnBedroom11'-0" x 10'-8"Great Room13'-8" x 16'-0"Kitchenettemediawalllowlinenopt.dr.W.I.C.33'-0" l.f.Deck16'-2" x 7'-0"113 s.f.opt.accessopt.sinkcloset atopt. accessLaundry67'-0"5'-0"37'-0"8'-0"50'-0"Porch40'-0"5'-0"5'-0"upupGreat Room15'-3" x 15'-6"EntryDining18'-0" x 14'-0"Kitchenwalk-inpantrystorage2-CarGarage20'-0" x 20'-0"1-CarGarage10'-0" x 20'-0"metersTTRTanklessW.H.storageRTcoatsPdr.Bedroom 412'-3" x 11'-4"Yard20'-0" x 25'-4"media wall /opt. fireplaceEntryBath318'-0"15'-0"100'-0"5'-0"37'-0"8'-0"5'-0"38'-0"7'-0"5'-0"38'-0"7'-0"5'-0"50'-0"50'-0"50'-0"SidewalkAlleyCROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATION50 x 100 ALLEY-LOADA1.8First FloorSecond FloorPlan 3 Floor Plan4 Bedrooms3.5 Baths2,695 s.f.3,312 s.f. TotalSecond Unit1 Bedroom1Bath617 s.f. 2nd UnitTypical Plotting 52'-0"40'-0"18'-0"15'-0"5'-0"5'-0"13'-0"70'-0"12'-0"MasterBedroom12'-8" x 15'-0"MasterBathW.I.C.27'-0" l.f.KitchenGreat Room24'-4" x 15'-6"Laund.EntryGarage20'-0" x 20'-0"opt.sinkmetersac paddropzonewalk-inpantrymediawallOpt. Loggia26'-8" x 10'-0"Den12'-6" x 13'-4"Bedroom 212'-8" x 11'-0"Bath 2HallPorch10'-0"lowlinen50'-0"95'-0"65'-0"40'-0"18'-0"12'-0"5'-0"5'-0"11'-0"68'-0"Garage20'-0" x 20'-0"EntryPorchSuite12'-8" x 13'-8"MasterBathMasterBedroomLaund.WIC14'-0" x 15'-2"KitchenGreat Room25'-0" x 26'-8"Office12'-6" x 13'-4"lin.Bath 2Pdr.lin.opt. fr. dr.mediapantrymeterswall16'-0"ac pad50'-0"95'-0"Bedroom 2walk-inzonedropsinkopt.opt. accesslin.28'-0" l.f.95'-0"50'-0"5'-0"5'-0"40'-0"18'-0"67'-0"10'-0"13'-0"72'-0"10'-0"Garage20'-0" x 20'-0"TanklessW.h.metersac padBedroom 2Suite12'-0" x 13'-0"EntryKitchenDining Room12'-0" x 17'-0"MasterBedroom14'-0" x 16'-2"MasterBathlinenopt.dr.Pdr.Laund.opt.sinkcoatsdropzoneW.I.C.23'-6" l.f.Porchwalk-inpantryBath 2Den12'-0" x 13'-6"mediawallGreat Room18'-4" x 19'-4"CoveredLoggia12'-5" x 13'-0"opt.accessCROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATIONFirst FloorPlan 12 Bedrooms + Den2 Baths1860 sf50 x 95 SFD - AGE QUALIFIEDA1.9First FloorPlan 32 Bedrooms + Office2.5 Baths2164 sfFirst FloorPlan 22 Bedrooms + Den2.5 Baths2092 sf coatscoats /storage70'-0"65'-0"73'-0"6'-0"62'-0"5'-0"135'-0"146'-0"61'-0"24'-0"10'-0"56'-0"4'-0"4'-0"51'-0"10'-0"7'-10"47'-2"2'-0"4'-0"73'-0"62'-0"5'-0"61'-0"47'-2"2'-0"4'-0"EntryEntryPorchPorchKitchenKitchenGreat Room25'-0" x 24'-0"Great Room19'-6" x 27'-0"MasterBedroom15'-0" x 14'-0"MasterBedroom14'-6" x 15'-0"MasterBathMasterBathW.I.C.21'-0" l.f.W.I.C.25'-0" l.f.Bedroom 213'-0" x 11'-0"Bedroom 212'-9" x 11'-0"Bath2Bath 2Pdr.Pdr.Laund.Laund.Bedroom 311'-0" x 11'-0"Bath3Garage20'-0" x 20'-0"Garage20'-0" x 20'-0"HallHallDen12'-0" x 13'-4"walk-inpantrymediawallmediawallCourtyard14'-0" x 14'-6"CROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATIONCOURTYARD - AGE QUALIFIEDA1.10First FloorPlan 12 Bedrooms + Den2.5 Baths1,941 s.f.Plan 23 Bedrooms3.5 Baths2,051 s.f. 77'-2"Garage 220'-0" x 20'-0"Garage 120'-2" x 20'-7"Garage 320'-0" x 20'-0"trashmetersTanklessW.H.TanklessW.H.TanklessW.H.trashmetersmetersplan 2ac padplan 1ac padtrashPorchPlan 1EntryGreat Room19'-0" x 15'-6"mediawallKitchenPdr.Laund.opt.sinkHalldropzoneMasterBedroom14'-3" x 17'-3"MasterBathW.I.C.23'-0" l.f.Bedroom 213'-3" x 11'-0"Bath2upupPlan 3EntryPlan 2EntryElev.Elev.plan 3ac padCoveredTerrace12'-6" x 11'-6"142 s.f.CoveredTerrage12'-0" x 12'-0"144 s.f.62'-6"dropzoneDining Room18'-7" x 14'-8"gatehighglasshighglass4'-0"4'-0"dropzoneEntryCourt6' highlowwallgateEntryCourtpantry6' highlowwall8'-0"10'-0" Min.6'-0"5'-10"6'-0"CoveredTerrace12'-6" x 11'-6"142 s.f.Elev.Elev.MasterBedroom16'-0" x 15'-6"MasterBedroom14'-0" x 16'-5"MasterBathMasterBathopt.dr.linenW.I.C.22'-8" l.f.W.I.C.22'-0" l.f.Bedroom 213'-2" x 11'-0"Bath2Bath2Pdr.walk-inpantryKitchenKitchendndnLaund.Laund.opt.sinkDen /Bedroom 212'-2" x 15'-8"Great Room21'-0" x 20'-3"Great Room20'-0" x 15'-6"Dining Room13'-0" x 12'-0"mediawallmediawallHallHallCoveredTerrace11'-0" x 12'-0"129 s.f.opt. fr.drs.mediawallOpen toBelowOpen toBelowpantryPdr.First FloorPlan 12 Bd / 2.5 Ba1887 n.s.f.Plan 32 Bd / 2.5 Ba2167 n.s.f.CROAK PROPERTYDUBLIN, CA06/18/2019PRE-APPLICATIONPlan 22 Bd / 2.5 Ba2042 n.s.f.TRI-PLEX BUILDING COMPOSITE - AGE QUALIFIEDA1.11Second FloorPlan 22 Bd / 2.5 Ba2042 n.s.f.Plan 32 Bd / 2.5 Ba2167 n.s.f.