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HomeMy WebLinkAboutPC Reso 00-71 PA00-009 Black Mtn/Brittany Ln SDR RESOLUTION NO. 00 - 71 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 00-009 BLACK MOUNTAIN DEVELOPMENT SITE DEVELOPMENT REVIEW FOR SEVEN SINGLE-FAMILY HOMES ON EXISTING LOTS ON BRITTANY LANE WHEREAS, Black Mountain Development has requested approval of a Site Development Review for seven single family homes on existing lots on Brittany Lane; and WHEREAS, a completed application for Site Development Review is available and on file in the Dublin Planning Department; and WHEREAS, The environmental impacts of this project were addressed under the Negative Declaration prepared for the PA 85-035 Hatfield Development Corporation Planned Development Rezone, Annexation and Site Development Review of which the subject lots were a part. The Negative Declaration was prepared in accordance with the California Environmental Quality Act (CEQA), State CEQA Guidelines and the City of Dublin Environmental Guidelines. Further, the project is Categorically Exempt pursuant to Section 15304, Class 4, minor public or private alterations in the condition of the land, water, and/or vegetation which do not involve removal of healthy, mature, scenic trees except for forestry and agricultural purposes. Specifically, Example 'T', Fuel management activities within 30 feet of structures to reduce the volume of flammable vegetation, provided that the activities will not result in the taking of endangered, rare, or threatened plant or animal species or significant erosion and sedimentation of surface waters. This exemption shall apply to fuel management activities within 100 feet of a structure if the public agency having fire protection responsibility for the area has determined that 100 feet of fuel clearance is required due to extra hazardous fire conditions. This project is adjacent to a wildfire area and the 1997 Uniform Fire Code requires 100 feet of fuel clearance for this project; and WHEREAS, a Site Development Review is required for this project by Conditions 4 and 12 of City Council Resolution 82-85 approving PA 85-035.3, Hatfield Development Corporation Investec, Inc.; and WHEREAS, the project is consistent in all respects with the Heritage Tree Ordinance; and WHEREAS, the project is consistent in all respects with Dublin General Plan and Zoning Ordinance; and WHEREAS, the project is consistent in all respects with the conditions of approval of City Council Resolution 82-85; and WHEREAS, the project is consistent in all respects with the Heritage Tree Ordinance; and WHEREAS, the Planning Cotmnission did hold a public hearing on said application on December 12, 2000; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, a staff report was submitted to the Planning Commission recommending approval of the Site Development Review subject to conditions prepared by Staff; and WHEREAS, the Planning Commission did hear and use their independent judgement 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 Site Development Review: A. The approval of this application (PA 00-009) is consistent with the intent/purpose of Section 8.104 (Site Development Review) of the Zoning Ordinance. The approval of this application, as conditioned, complies with the policies of the General Plan, the Zoning Ordinance, the Heritage Tree Ordinance and City Council Resolution 82-85. The approval will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and general welfare because all applicable regulations will have been met. Impacts to views have been addressed by sensitive design and siting of the proposed single- family residences. Impacts to existing slopes and topographic features are addressed in the project through the use of pier and grade beams and by minimal grading to site the homes and front yards. The approval of this application, as conditioned, is in conformance with regional transportation and growth management plans. G. The approval of this application, as conditioned, is in the best interests of the public health, safety and general welfare as the development is consistent with all laws and ordinances and implements the requirements of the General Plan, the Zoning Ordinance, the Heritage Tree Ordinance and City Council Resolution 82-85. H. The proposed physical site development, including the intensity of development, site layout, grading, vehicular access, circulation and parking, setbacks, height, walls, public safety and similar elements, as conditioned, has been designed to provide a desirable environment for the development. I. Architectural considerations, including the character, scale and quality of the design, the architectural relationship with the site and other buildings, signs, building materials and colors, screening of exterior appurtenances, exterior lighting and similar elements have been incorporated into the project and as conditions of approval in order to insure compatibility of this development with the development's design concept or theme and the character of surrounding development. J. Landscape considerations, including the locations, type, size, color, texture and coverage of plant materials, provisions and similar elements have been considered to insure visual relief and an attractive environment for the public. NOW, THEREFORE BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby find that: A. The Black Motmtain Development Site Development Review is consistent with the intent of 2 applicable subdivision regulations and related ordinances. The design and improvements of the Black Mountain Development Site Development Review is consistent with the Dublin General Plan polices as they relate to the subject property in that it is a single-family residential development consistent with the Single-Family Residential Designation of the Dublin General Plan. The Black Mountain Development Site Development Review is consistent with the Heritage Tree Ordinance, City Council ReSolution 82-85 and with the City of Dublin Zoning Ordinance. The project site is located adjacent to Rolling Hills Drive and Brittany Lane, on seven existing lots. Six shallow building pads face on Brittany Lane and on one flag lot on Rolling Hills Drive. The homes will be supported by the shallow building pads, but the majority of each residence will be placed on a framework of deep-seated piers and grade beams. This will minimize grading impacts to the lots. Functional padded exterior living areas are proposed in the front yards and in raised deck areas. Therefore the site is physically suitable for the type and intensity of single-family residential development proposed. The environmental impacts of this project were addressed under the Negative Declaration prepared for the PA 85-035 Hatfield Development Corporation Planned Development Rezone, Annexation and Site Development Review of which the subject lots were a part. The Negative Declaration was prepared in accordance with the California Environmental Quality Act (CEQA), State CEQA Guidelines and the City of Dublin Environmental Guidelines. Further, the project is Categorically Exempt pursuant to Section 15304, Class 4, minor public or private alterations in the condition of the land, water, and/or vegetation which do not involve removal of healthy, mature, scenic trees except for forestry and agricultural purposes. Specifically, Example "I", Fuel management activities within 30 feet of structures to reduce the volume of flammable vegetation, provided that the activities will not result in the taking of endangered, rare, or threatened plant or animal species or significant erosion and sedimentation of surface waters. This exemption shall apply to fuel management activities within 100 feet of a structure if the public agency having fire protection responsibility for the area has determined that 100 feet of fuel clearance is required due to extra hazardous fire conditions. This project is adjacent to a wildfire area and the 1997 Uniform Fire Code requires 100 feet of fuel clearance for this project. NOW, THEREFORE BE IT FURTHER RESOLVED THAT THE City of Dublin Planning Commission hereby conditionally approves the Site Development Review Application for PA 00-009 to develop seven single family residences on seven lots with the Assessors Parcel Numbers 941-2775-30, 941-2775-36, 941-2775-37, 941-2775-38, 941-2775-39, 941-2775-40 and 941-2775-41 as generally depicted by materials labeled Attachment 1, stamped "approved" and on file in the City of Dublin Planning Department. This approval shall conform generally to the project plans submitted by EDI Architecture dated received December 4, 2000, the Heritage Tree Protection Plan for this project dated received December 4, 2000 and the Site Development Plan by RMR Design Group dated received December 4, 2000 by the Department of Community Development, unless modified by the Conditions of Approval contained below. CONDITIONS OF APPROVAL Unless otherwise stated, all Conditions of Approval shall be complied with prior to final occupancy of any building and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance with the Conditions of Approval: [PL] Planning, [BI Building, [PO] Police, [PW] Public Works, [ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks and Community Services, IF] Alameda County Fire Dept., [DSR] Dublin San Ramon Services District, 3 [CO] Alameda County Flood Control and water Conservation District Zone 7. GENERAL CONDITIONS Standard Conditions of Approval. Applicant/Developer shall comply with all applicable City of Dublin Standard Public Works Criteria (Attachment A). In the event of a conflict between the Public Works Criteria and these Conditions, these Conditions shall prevail. Responsible Agency: PL When Required: Approval of Improvement Plans through completion Modifications or changes. Modifications or changes to this Site Development Review approval may be considered by the Community Development Director, if the modifications or changes proposed comply with Section 8.104.100, of the Zoning Ordinance. Responsible Agency: PL Required By:: Approval of Improvement Plans through completion Term. Approval of the Site Development Review shall be valid for one year from approval by the Planning Commission. If construction has not commenced by that time, this approval shall be null and void. The approval period for Site Development Review may be extended six (6) additional months by the Director of Community Development upon determination that the Conditions of Approval remain adequate to assure that the above stated findings of approval will continue to be met. (Applicant/Developer must submit a written request for the extension prior to the expiration date of the Site Development Review.) Responsible Agency: PL Required By: On-going Fees. Applicant/Developer shall pay all applicable fees in effect at the time of building permit issuance, including, but not limited to, Planning fees, Building fees, Dublin San Ramon Services District Fees, Public Facilities Fees, Dublin Unified School District School Impact fees, City Traffic Impact fees, City Fire Impact fees; Noise Mitigation fees, Inclusionary Housing In-Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as noted in the Development Agreement. Unissued building permits subsequent to new or revised fees shall be subject to recalculation and assessment of the fair share of the new or revised fees. Responsible Agency: Various When Required: Various times, but no later than Issuance of Building Permits Revocation. The SDR will be revocable for cause in accordance with Section 8.96.020.I of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. Responsible Agency: PL Required By: On-going Required Permits. Applicant/Developer shall comply with the City of Dublin Zoning Ordinance and obtain all necessary permits required by other agencies (Alameda County Flood Control District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, State Water Quality Control Board, Etc.) and shall submit copies of the permits to the Department of Public Works. Responsible Agency: Various When Required: Various times, but no later than Issuance of Building Permits Building Codes and Ordinances. All project construction shall conform to all building codes and 4 ordinances in effect at the time of building permit. Responsible Agency: Bldg. When Required: Through Completion Compliance. Applicant/Developer shall comply with the City of Dublin Zoning Ordinance, City Council Resolution 82-85, the Tree Protection Plan for this project and the City of Dublin General Plan. Responsible Agency: PL When Required: Issuance of Building Permits and On-going Conditions of Approval. In submitting subsequent plans for review and approval, each set of plans shall have attached an annotated copy of these Conditions of Approval and the Standard Public Works Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval and Standard Public Works Conditions of Approval will be complied with. Improvement plans will not be accepted without the annotated conditions and standards attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies. Responsible Agency: PW, PL, Bldg. When Required: Building Permit Issuance 10. Solid Waste/Recycling. Applicant/Developer shall comply with the City's solid waste management and recycling requirements. Responsible Agency: ADM, When Required: On-going 11. Refuse Collection. The refuse collection service provider shall be consulted to ensure that adequate space is provided to accommodate collection and sorting of petrucible solid waste as well as source- separated recyclable materials generated by the residents within this project. Responsible Agency: PL When Required: Occupancy of Any Building 12. Water Quality Requirements. All development shall meet the water quality requirements of the City of Dublin's NPDES permit and the Alameda County Urban Runoff Clean Water Program. Responsible Agency: PW, PL Required By: Issuance of Grading Permit 13. NPDES Permit. Pursuant to requirements of federal law, a NPDES permit shall be obtained from the RWQCB, and any terms of the permit shall be implemented, if applicable. Responsible Agency: PW Required By: Finaling Building Permits 14. Phase 1 and Phase 2 Environmental Assessment Studies. Applicant/Developer shall supply the Director of Community Development and Public Works Department with a copy of the Developer's Phase 1 and Phase 2 (only as required by Phase 1) environmental assessment studies. All remediation required by those studies shall be implemented to the satisfaction of the Director of Public Works prior to Improvement Plan approval. Responsible Agency: PL, PW Required By: Issuance of Grading Permit 15. Rodenticides and Herbicides. The use of rodenticides and herbicides within the project area shall be performed in cooperation with and under the supervision of the Alameda County Department of 5 Agriculture and will be restricted, to the satisfaction of the Director of Community Development, to reduce potential impacts to wildlife. Responsible Agency: PL Required By: Issuance of Grading Permit 16. Dust Control/Cleanup. Applicant/Developer shall ensure that areas undergoing grading and all other construction activity are watered or other dust control measures are used to prevent dust problems as conditions warrant or as directed by the Director of Public Works. Furthermore, Applicant/Developer shall keep adjoining public streets, sidewalks and driveways free and clean of project dirt, mud, materials and debris, and clean-up shall be made during the construction period as determined by the Director of Public Works. In the event that the Applicant/Developer does not complete the clean-up within 48 hours of City's direction, the City has the option of performing the clean-up and charging the costs of such clean-up to Applicant/Developer. The use of any temporary construction fencing shall be subject to the review and approval of the Public Works Director and the Building Official. Responsible Agency: PW Required By: Ongoing 17. Hold Harmless/Indemnification. Applicant/Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or armul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City the Site Development Review to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. Required By: Through completion of Improvements and Occupancy of the last Building DRAINAGE/GRADING 18. Grading, drainage and improvement plan. The Applicant/Property Owner shall submit a grading, drainage and improvement plan for each residence subject to review and approval by the Public Works Director. Responsible Agency: PW Required By: Grading Permit 19. Compliance. The Applicant/Property Owner shall comply with the City of Dublin Public Works Department grading permit process and Plan Check-List. An information packet outlining the grading permit process and Plan Check List is attached. Responsible Agency: PW Required By: Grading Permit 20. Undocumented fill. Any undocumented fill on the project site shall be removed during the grading for this project. Responsible Agency: PL When Required: Prior to issuance of Building Permits. 21. Drainage. All rain water leaders from roof gutters, balconies, and patios shall be connected to a pipe network that discharges to the abutting public street via through-curb drains. Foundation or retaining wall subdrains that must discharge towards the rear of the properties due to their lower elevation in 6 relationship to the street shall terminate with City-approved energy-dissipation devices or per a design that prevents erosion of the natural downslopes. No water from subdrains or from earthen swales shall discharge in a concentrated manner over and across the natural slopes below the proposed building envelopes. No surface storm runoff shall be directed towards or across the neighboring sideyard lot lines. Responsible Agency: PW When required: Prior to issuance of Building Permits. 7 22. Lots 8 and 9. The cluster of boulders that exist on Lots 8 and 9 shall be removed to allow for construction on the existing slope and to eliminate the hazard they may present to people. Other surface boulders that may be discovered on the existing slopes shall be evaluated by the geotechnical engineer to determine whether a hazard potential will exist if left in place. The Director of Public Works shall concur with the recommendations of the geotechnical engineer with respect to any boulders or other topographic features proposed to remain. Responsible Agency: PW When required: Prior to issuance of Building Permits. DEDICATIONS AND IMPROVEMENTS 23. Site Drainage and Erosion Control Plan. The project site shall drain in accordance with City of Dublin Grading Ordinance and State Regional Water Quality Control standards. A Site Drainage and Erosion Control Plan and "Best Management Practices" erosion control measures must be reviewed and approved by the Public Works Department prior to approval of improvement plans. Responsible Agency: PW Required By: Approval of Improvement Plans 24. Mitigation Measures/Drainage Impacts. Applicant/Developer shall demonstrate to the satisfaction of the Director of Public Works that all mitigation measures that need to be improved as a result of drainage impacts of this project will be constructed prior to occupancy of any building. All drainage improvements shall be constructed to the satisfaction to of the Director of Public Works. Responsible Agency: PW Required By: Occupancy of any Building 25. Retaining Walls. Where finish grade of this property is in excess of twelve (12) inches higher or lower than the abutting property or adjacent lots, a concrete or masonry block retaining wall or other suitable solution acceptable to the Director of Public Works shall be required. Responsible Agency: PW Required By: Issuance of Building Permit 26. Joint Utility Trenches/Undergrounding/Utility Plans. Applicant/Developer shall construct all joint utility trenches (such as electric, telephone, cable TV, and gas) in accordance with the appropriate utility jurisdiction. All communication vaults, electric transformers, and cable TV boxes shall be underground in designated landscape areas. Utility plans showing the location of all proposed utilities (including electrical vaults and underground transformers) shall be reviewed and approved by the Director of Public Works and Director of Community Development. Location of surface or aboveground items shall be shown on the Final Landscaping and Irrigation Plan and screened from view. Responsible Agency: PW, PL Required By: Occupancy of Affected Buildings 27. Driveway approaches. The driveway approaches for each residence shall be constructed in accordance with City Standard Detail CD-306, and said work shall be performed per an Encroachment Permit issued by the Public Works Department. Driveways shall be constructed of portland cement concrete or similar material in accordance with City Standard Detail CD-305. For Lots 7-12, the driveway slopes shall not exceed 12%. Responsible Agency: PW When required: Prior to issuance of Building Permits. 28. Grading, site development, and foundation work. All grading, site development, and foundation work shall be performed in accordance with the recommendations contained in the geotechnical report 8 prepared by Engeo titled "Foundation Exploration, Bordeaux Estates, Dublin California" dated April 6, 2000. The responsible geotechnical engineer shall certify on the building plans that all proposed grading, site development, and foundation work conforms to the recommendations contained in the geotechnical report. Responsible Agency: PW When required: Prior to issuance of Building Permits. 29. Plans for each residence. The plans for each residence shall include a site-specific plot plan prepared by a licensed Civil Engineer in a format acceptable to the City. Said plans shall be based on an accurate topographic survey of each lot, showing existing contour lines at one-foot intervals, prepared by a licensed Land Surveyor. All proposed improvements including the house footprint, proposed contour lines, drainage system, fences, retaining walls, building setbacks, street addresses, water/server/joint trench utilities, etc. shall be shown on each plot plan. Responsible Agency: PW When required: Prior to issuance of Building Permits. 30. Steep inclines. Grading which results in slope inclinations that are steeper than presently exist will not be allowed, unless the grading results in slopes no steeper than 2 horizontal to 1 vertical. Responsible Agency: PW When required: Prior to issuance of Building Permits. PHASED OCCUPANCYPLAN 31. Phased Occupancy Plan. If occupancy of residences is requested to occur in phases, then all physical improvements within each phase shall be required to be completed prior to occupancy of buildings within that phase except for items specifically excluded in an approved Phased Occupancy Plan, or minor hand work items, approved by the Department of Community Development. The Phased Occupancy Plan shall be submitted to the Director of Community Development, and Public Works for review and approval a minimum of 45 days prior to the request for occupancy of any building covered by said Phased Occupancy Plan. No individual building shall be occupied until the adjoining area is finished, safe, accessible, provided with all reasonably expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. Responsible Agency: PL, B Required By: Prior to Occupancy for any affected building Construction Noise Management Program/Construction Impact Reduction Plan 32. Construction Noise Management Program/Construction Impact Reduction Plan. Applicant/Developer shall conform to the following Construction Noise Management Program/Construction Impact Reduction Plan. Construction shall be conducted so as to minimize the impacts of the construction on the existing community and on the occupants of the new homes as they are completed. Responsible Agency: PL Required By: During any construction 33. Construction Noise Management Program/Construction Impact Reduction Plan. The following measures shall be taken to reduce construction impacts: Responsible Agency: PL Required By: During any construction a. Off-site truck traffic shall be routed as directly as practical to and from the freeway (I-580) to the job site. Primary route shall be from 1-580 along, San Ramon Road, Dublin Boulevard, Silvergate Drive, Rolling Hills Drive and Brittany Lane. An Oversized Load Permit shall be 9 g. h. i. j. k. 1. m. n. o. obtained from the City prior to hauling of any oversized loads on City streets. The construction site shall be watered at regular intervals during all grading activities. The frequency of watering should increase if wind speeds exceed 15 miles per hour. Watering should include all excavated and graded areas and material to be transported off-site. Use recycled or other non-potable water resources where feasible. Construction equipment shall not be left idling while not in use. All construction equipment shall be fitted with noise muffling devises. Erosion control measures shall be implemented during wet weather to assure that sedimentation and erosion do not occur. Mud and dust carried onto street surfaces by construction vehicles shall be cleaned-up on a daily basis. Excavation haul trucks shall use tarpaulins or other effective covers. Upon completion of construction, measures shall be taken to reduce wind erosion. Replanting and repaving should be completed as soon as possible. Houses will be constructed in phases such that most of the construction traffic can be routed into the subdivision without traveling in front of existing homes that are occupied. After grading is completed, fugitive dust on exposed soil surfaces shall be controlled using the following methods: Inactive portions of the construction site should be seeded and watered until grass growth is evident. Require that all portions of the site be sufficiently watered to prevent excessive amounts of dust. On-site vehicle speed shall be limited to 15 mph. Use of petroleum-based palliatives shall meet the road oil requirements of the Air Quality District. Non-petroleum based tackifiers may be required by the Director of Public Works. The Department of Public Works shall handle all dust complaints. The Director of Public Works may require the services of an air quality consultant to advise the City on the severity of the dust problem and additional ways to mitigate impact on residents, including temporarily halting project construction. Dust concerns in adjoining communities as well as the City of Dublin shall be addressed. Control measures shall be related to wind conditions. Air quality monitoring of PM levels shall be provided as required by the Director of Public Works. Construction interference with regional non-project traffic shall be minimized by: Scheduling receipt of construction materials to non-peak travel periods. Routing construction traffic through areas of least impact sensitivity. Routing construction traffic to minimize construction interference with regional non-proj ect traffic movement. Limiting lane closures and detours to off-peak travel periods. Providing ride-share incentives for contractor and subcontractor personnel. 10 v. Emissions control of on-site equipment shall be minimized through a routine mandatory program of low-emissions tune-ups. Radios and loudspeakers shall not be used outside of the residences during all phases of construction. Construction vehicles and worker's vehicles shall not be parked on the north side of Brittany Lane or in any driveways on the north side of Brittany Lane. y. No double-parking shall be allowed along Brittany Lane. z. Fencing of construction site shall be to the satisfaction of the Building Official. PARKS 34. Public Facilities Fee. Applicant/Developer shall pay a Public Facilities Fee in the amounts and at the times set forth in City of Dublin Resolution No. 195-99, or in the amounts and at the times set forth in any resolution revising the amount of the Public Facilities Fee. Responsible Agency: PCS Required By: As indicated in Condition of Approval ARCHITECTURE 35. 36. 37. Exterior colors and materials. Exterior colors and materials for the structures shall be subject to final review and approval by the Community Development Director and shall be shown on construction plans. Responsible Agency: PL Required By: Prior to building permit Exterior lighting. Exterior lighting shall be of a design and placement so as not to cause glare onto adjoining properties. Lighting used after daylight hours shall be minimized to provide for security needs only. Responsible Agency: PL Required By: Ongoing Fencing, and of all retaining walls. The design, location and materials of all fencing, and of all retaining walls installed by the developer, shall be subject to review and approval by the Planning Director. Provision of common fences for all side and rear yards shall be the responsibility of the developer. Fencing installed by the developer at the bottom or top of slopes higher than ten feet, and/or fences of rear yards with a high visibility from adjoining down slope areas, may be designed with an open mesh material, subject to review and approval by the Planning Director as regards the location and material utilized. Responsible Agency: PL. When Required: Prior to approval of Final Landscaping and Irrigation Plans. 38. Pad levations. All residences shall be built at the pad elevations shown on the project plans by EDI Architects dated received December 4, 2000. Responsible Agency: PL When Required: Prior to occupancy. 39. Colors and Materials Board. Applicant shall submit a colors and materials board subject to approval of the Director of Community Development to reflect any changes made during project review. 11 Responsible Agency: PL Required By: Prior to building permit 40. Increase in height of residences prohibited. The increase in height of residences in this project beyond that originally approved by the City is prohibited. LANDSCAPING 41. Final Landscaping and Irrigation Plan. Applicant/Developer shall submit a Final Landscaping and Irrigation Plan, conforming to the requirements of Section 8.72.030 of the Zoning Ordinance (unless otherwise required by this Resolution), stamped and approved by the Director of Public Works and the Director of Community Development. The plan should generally conform to the landscaping plan and must reflect any revised project design shown on the Site Development Review with a later date. Responsible Agency: PL Required By: Prior to building permit 42. Wildfire Management Plan. The Final Landscaping and Irrigation Plan shall be in accordance with the City of Dublin Wildfire Management Plan. Responsible Agency: F Required By: Prior to building permit 43. NPDES. The final landscaping and irrigation plan shall address erosion control as an ongoing prevention program that will meet the National Pollution Discharge Elimination System (NPDES) requirements. Responsible Agency: PW, PL Required By: Ongoing 44. Installation. Prior to final occupancy approval, all required landscaping and irrigation, shall be installed. Responsible Agency: PL, B Required By: Prior to occupancy 45. Drought-tolerant and/or native species. The landscape design and construction shall emphasize drought-tolerant and/or native species wherever possible. Responsible Agency: PL Required By: Prior to occupancy TRAFFIC AND CIRCULATION 46. Damage/Repairs. The Developer shall repair all damaged existing street, curb, gutter and sidewalk along Brittany Lane and Rolling Hills Drive, lot frontages that exist now, or that result from construction activities to the satisfaction of the Director of Public Works. Responsible Agency: PW Required By: Prior to Occupancy of first residence POLICE SECURITY 47. Residential Security Requirements. The development shall comply with the City of Dublin Residential Security Requirements (attached). Security hardware must be provided for all doors, windows, roof, vents, and skylights and any other areas per Dublin Police Services recommendations and requirements. Responsible Agency: B, PO Required By: Prior to Occupancy of first residence 12 48. Projected Timeline. Applicant/Developer shall submit a projected timeline for project completion to the Dublin Police Services Department, to allow estimation of staffing requirements and assignments. Responsible Agency: PO Required By: Prior to Issuance of Building Permits FIRE PROTECTION 49. 50. Applicable regulations and requirements. The Applicant/Property Owner shall comply with all applicable regulations and requirements of the Alameda County Fire Department (ACFD), including payment of all appropriate fees. Responsible Agency: F Required By: Ongoing Fireground operation area. The rear yard shall have a minimum 10 foot of fireground operation area. Responsible Agency: F Required By: Ongoing 51. Rear yard accessibility. The rear yard shall be accessible frOm both sides of the structure. Responsible Agency: F Required By: Ongoing 52. 53. Roofing material. The roofing material shall conform to the City of Dublin Fire Area specifications which require Class A or better. Responsible Agency: F Required By: Prior to issuance of Building Permits Wildfire Management Plan. Site development shall be in accordance with the City of Dublin Wildfire Management Plan. Responsible Agency: F Required By: Prior to issuance of Building Permits 54. 55. Water supply. Water supply shall be adequate to support required fire flow. Responsible Agency: F Required By: Prior to issuance of Building Permits Fire Hydrants. The Developer shall construct any required new fire hydrants in streets to City and Alameda County Fire Department standards. The Developer shall comply with applicable Alameda County fire Department, Public Works Department, Dublin Police Service, Alameda County Flood Control District Zone 7 and Dublin San Ramon Services District requirements. Responsible Agency: F, PW Required By: Prior to Occupancy of adjacent building 56. Delivery of any combustible material. Prior to the delivery of any combustible material for storage on the site, fire hydrants, water supply, and roadways shall be installed and sufficient water storage and pressure shall be available to the site. Approved roadway shall be first lift of asphalt. Responsible Agency: F Required By: Prior to delivery of any combustible material ALAMEDA COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT, ZONE 7 57. Wells. Any water wells, cathodic protection wells or exploratory borings shown on the map that are known to exist, are proposed or are located during field operations without a documented intent of future use, filed with Zone 7, are to be destroyed prior to any demolition or construction activity in accordance 13 with a well destruction permit obtained from Zone 7 and the Alameda County Department of Environmental Services or are to be maintained in accordance with applicable groundwater protection ordinances. Other wells encountered prior to or during construction are to be treated similarly. Responsible Agency: Zone 7, PW Required By: Prior to any demolition or construction 58. Salt Mitigation. Recycled water projects must meet any applicable salt mitigation requirements of Zone 7. Responsible Agency: Zone 7, PW Required by On-going 59. Requirements and Fees. Applicant/Developer shall comply with all Alameda County Flood Control and Water Conservation District-Zone 7 Flood Control requirements and applicable fees. Responsible Agency: Zone 7, PW Required by Prior to Issuance of Building Permits DSRSD 60. The Applicant/Property Owner shall comply with all applicable requirements and regulations of the Dublin San Ramon Services District. Responsible Agency: DSRSD. Required By: Ongoing 61. Prior to issuance of any building permit, complete improvement plans shall be submitted to DSRSD that conform to the requirements of the Dublin San Ramon Services District Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD policies. Responsible Agency: DSRSD. Required By: Prior to issuance of Building Permits 62. Sewers shall be designed to operate by gravity flow to DSRSD's existing sanitary sewer system. Pumping of sewerage is discouraged and may only be allowed under extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station. Responsible Agency: DSRSD. Required By: Ongoing 63. Prior to the issuance of a building permit, all utility connection fees, plan check fees, inspection fees, permit fees and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. Responsible Agency: DSRSD. Required By: Prior to issuance of Building Permits 64. Prior to the issuance of a building permit, all improvement plans for DSRSD facilities shall be signed by the District Engineer. Each ~trawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, the Applicant shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The Applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. Responsible Agency: DSRSD. 14 65. 66. 67_~. Required By: Prior to issuance of Building Permits No sewer line or water line construction shall be permitted unless the proper utility construction permit has been issued by DSRSD. A construction permit will only be issued after all of the items in the condition immediately before this one have been satisfied. Responsible Agency: DSRSD. Required By: Ongoing The Applicant/Property Owner shall hold DSRSD, its Board of Directors, commissions, employees, and agents of DSRSD harmless and indemnify and defend the same from any litigation, claims, or fines resulting from completion of the project. Responsible Agency: DSRSD. Required By: Ongoing The Applicant/Property Owner shall obtain a limited construction permit from the DSRSD prior to commencement of any work. Responsible Agency: DSRSD. Required By: Prior to commencement of any work 68. Construction by Applicant/Developer. All onsite potable and recycled water and wastewater pipelines and facilities shall be constructed by the Applicant/Developer in accordance with all DSRSD master plans, standards, specifications and requirements. Responsible Agency: DSRSD. Required By: Completion of Improvements 69. DSRSD Water Facilities. Water facilities must be connected to the DSRSD or other approved water system, and must be installed at the expense of Applicant/Developer in accordance with District Standards and Specifications. All material and workmanship for water mains and appurtenances thereto must conform with all of the requirements of the officially adopted Water Code of the District and shall be subject to field inspection by the District. Responsible Agency: DSRSD. Required By: Completion of Improvements 70. The applicant shall coordinate with the District and Alameda County Fire Department on required fire flows. Responsible Agency: DSRSD. Required By: Approval of Improvement Plans MISCELLANEOUS 71. Compliance. The Applicant/Property Owner shall comply with all applicable Alameda County Fire Department, Public Works Department standard conditions, Dublin Police Services, Alameda County Flood Control and Water Conservation District and the Dublin San Ramon Services District regulations and requirements. Prior to issuance of grading or building permits or the installation of any improvements related to this project, the Applicant shall supply written documentation from each such agency or department to the Community Development Department, indicating that all applicable conditions required have been or will be met. Responsible Agency: B, PL. Required By: Ongoing 72. Compliance. The Applicant/Property Owner shall comply with all applicable regulations and requirements of the Uniform Building Code and the Building Inspection Department. Responsible Agency: B Required By: Ongoing 15 73. Building permits for the proposed project shall be secured and construction commenced within one (1) year after the effective date of this approval or said approval shall be void. This one (1) year period may be extended an additional one (1) year after thc expiration date of this approval (a written request for thc extension must be submitted prior to the expiration date) by thc Community Development Director upon thc determination that thc Conditions of Approval remain adequate to assure that thc above stated Findings of Approval will continue to be met. lB, PL] 74. To apply for building permits, the Applicant shall submit thirteen (13) sets of full construction plans for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval, including any attached Special Conditions. The notations shall clearly indicate how all Conditions of Approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Applicant will be responsible for compliance with all Conditions of Approval specified and obtaining the approvals of all participating non-City agencies prior to the issuance of building or grading permits. Responsible Agency: B, PL, PW. Required By: Prior to issuance of building permits 75. Construction plans. Construction plans shall be fully dimensioned (including building elevations) accurately drawn (depicting all existing and proposed conditions on site), and prepared and signed by an appropriately design professional. The site plan, landscape plan and details shall be consistent with each other.. Responsible Agency: B, PL, PW. Required By: Prior to issuance of building permits 76. Hours of operation. All construction shall be limited to take place between the hours of 7:30 a.m. and 6:00 p.m., Monday through Friday, except as otherwise approved by the Director of Public Works.. Responsible Agency: PW. Required By: Ongoing 77. Compliance. The Applicant/Property Owner shall develop this project and operate all uses in compliance with the Conditions of Approval of this Site Development Review and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enfomement action. Responsible Agency: PL. Required By: Ongoing 78. Postal authorities. The developer shall confer with the local postal authorities to determine the type of mail receptacles necessary and provide a letter stating their satisfaction with the type of mail service to be provided. Specific locations for such units shall be to the satisfaction of the Postal Service. Responsible Agency: PL When Required: Prior to issuance of Building Permit. HERITAGE TREES: 79. A Tree Protection Zone shall be established 30 feet north of trees #340 - 342, and at the driplines of trees #335,345 - 346, 353 - 354. No grading, excavation, construction or storage of materials shall occur within this zone. Responsible Agency: PL When Required: Prior to issuance of Building Permit. 80. All plot plans shall be reviewed by the project arborist for evaluation of impacts to trees and recommendations for mitigation. Responsible Agency: PL When Required: Prior to issuance of Building Permit. 81. The rock outcropping within 30 feet of trees #335 and 342 shall be retained. Responsible Agency: PL When Required: Ongoing 16 82. 83. 84. 85. 86. 87. 88. 89. 90. No underground services including utilities, sub-drains, water or sewer lines shall be placed in the Tree Protection Zone. Responsible Agency: PL When Required: Ongoing Tree Preservation Notes, prepared by the consulting arborist, shall be included on all construction plans. Responsible Agency: PL When Required: Prior to issuance of Building Permit Irrigation systems must be designed so that no trenching will occur within the Tree Protection Zone. Responsible Agency: PL When Required: Prior to issuance of Building Permit. No landscape improvements such as lighting, pavement, drainage or planting may occur which may negatively affect the health or structural stability of the trees. Responsible Agency: PL When Required: Ongoing Foundations, footings and pavement on expansive soils near the Heritage Trees should be designed to withstand differential displacement due to expansion and shrinking of the soil. Responsible Agency: PL When Required: Prior to issuance of Building Permit. Heritage Trees shall be pruned in conformance with the 1997 Uniform Fire Code. All pruning shall be completed by a Certified Arborist and Tree Worker in the presence of the City's arborist and be in conformance with the guidelines of the International Society of Arboriculture, Tree Pruning Guidelines, current edition, on file in the Community Development Department. In addition, pruning shall be in conformity with the provisions of the Pruning Specifications of the Tree Protection Plan for this project. Responsible Agency: PL When Required: Prior to issuance of Building Permit. The Tree Protection Zone for trees on lots 1, 7, 8, and 9 shall completely surround those trees to the satisfaction of the City's arborist. A fence shall completely surround and define the Tree Protection zone to the satisfaction of the City's arborist prior to demolition, grubbing or grading. Fences shall be 6 feet tall chain link or equivalent as approved by the consulting arborist. Fences are to remain until all grading and construction is completed. Responsible Agency: PL When Required: Prior to issuance of Grading Permit. Prior to work the contractor must meet with the consulting arborist at the site to review all work procedures, access routes, storage areas and tree protection measures. Responsible Agency: PL When Required: Prior to issuance of Building Permit. No grading, construction, demolition or other work shall occur within the Tree Protection Zone. Any modifications must be approved and monitored by the consulting arborist. Responsible Agency: PL When Required: Prior to issuance of Grading Permit. 17 91. Spoil from trench, footing, utility or other excavation shall not be placed within Tree Protection Zone. Responsible Agency: PL When Required: Prior to issuance of Grading Permit. 92. If damage should occur to any tree during construction it shall be immediately reported to the Director of Community Development so that proper treatment may be administered. The Director will refer to the City Arborist to determine the appropriate method of repair of any damage. The cost of any treatment or repair shall be borne by the developer/applicant responsible for the development of the project. Failure to do so may result in the issuance of a stop work order. Responsible Agency: PL When Required: Ongoing 93. No excess soil, chemicals, debris, equipment or other materials shall be dumped or stored within the Tree Protection Zone. Responsible Agency: PL When Required: Ongoing 94. Any additional pruning needed for clearance during construction must be performed by a certified arborist and not by construction personnel. Responsible Agency: PL When Required: Ongoing 95. All pruning shall be in accordance with the Tree Pruning Guidelines (International Society of Arboriculture) and adhere to the most recent editions of the American National Standard for Tree Care Operations (Z 133.1) and Pruning (A300). Responsible Agency: PL When Required: Ongoing 96. Where possible, pruning shall be confined to small diameter wood at the ends of branches. Interior branches shall not be stripped out. Responsible Agency: PL When Required: Ongoing 97. All trees shall be pruned to provide a minimum of 6 feet of clearance between the ground surface and foliage, to remove dead branches to a minimum of 2 inches in diameter, and to reduce end weight on heavy, horizontal branches by selectively removing small diameter branches, no greater than 2 to 3 inches, near the ends of the scaffolds. Responsible Agency: PL When Required: Prior t issuance of Building Permit. 98. While in the tree, the arborist shall perform an aerial inspection to identify defects that require treatment. Any additional work needed shall be reported to the Project Arborist. Responsible Agency: PL When Required: Ongoing 99. Brush shall be chipped and chips shall be spread underneath trees to a maximum depth of 6 inches, leaving the trunk clear of mulch. Wood shall be hauled off the site. Responsible Agency: PL When Required: Ongoing 18 100. 101. 102. 103. 104. 105. 106. 107. Trees shall not be climbed with spurs. Responsible Agency: PL When Required: Ongoing Thinning cuts are to be employed rather than heading cuts. Trees shall not be topped or headed back.. Responsible Agency: PL When Required: Ongoing Vehicles and heavy equipment shall not be parked beneath the trees. If access by equipment is required to accomplish the specified pruning, the soil surface shall be protected with 6 inches to 8 inches of wood chips before placing equipment or vehicles. Responsible Agency: PL When Required: Ongoing Equipment shall be serviced and fueled outside the tree canopy to avoid accidental spills in the root area. Responsible Agency: PL When Required: Ongoing A certified arborist shall be present on the project site during grading or other construction activity that may impact the health of the Heritage Trees in this project. Responsible Agency: PL When Required: Ongoing The consulting arborist shall prepare a Guide to Maintenance for Native Oaks that describes the care needed to maintain tree health and structural stability including pruning, fertilization, mulching and pest management as may be required. In addition, the Guide shall address monitoring both tree health and structural stability of trees. As trees age, the likelihood of failure of branches or entire trees increases. Therefore, annual inspection for hazard potential should be addressed in the Guide. A copy of this Guide shall be provided to each purchaser. Responsible Agency: PL When Required: Prior to occupancy The applicant/developer shall guarantee the protection of the Heritage Trees on the project site through placement of a cash bond or other security deposit in the amount of $100,000. The cash bond or other security shall be retained for a reasonable period of time following the occupancy of the last residence occupied, not to exceed one year. The cash bond or security is to be released upon satisfaction of the Director of Community Development that the Heritage Trees have not been endangered. The cash bond or security deposit shall be forfeited as a civil penalty for any removal or destruction of a Heritage Tree. Responsible Agency: PL When Required: Ongoing Any public utility installing or maintaining any overhead wires or underground pipes or conduits in the vicinity of a Heritage Tree in this project shall obtain permission from the Director of Community Development before performing any work, which may cause injury to the Heritage Tree. Responsible Agency: PL When Required: Ongoing 19 108. 109. 110. 111. 112. No heritage Tree on the project site shall be removed unless its condition presents an immediate hazard to life or property. Such Heritage Tree shall be removed only with the approval of the Director of Community Development, City Engineer, Police Chief, Fire Chief or their designee. The Fire Marshall has indicated the Heritage Trees conform with the Wildfire Management Plan and that no Heritage Tree on the project site will be removed pursuant to the Wildfire Management Plan. Responsible Agency: PL When Required: Ongoing All nineteen Oak trees on the project site addressed by the Tree Protection Plan are designated as Heritage Trees by this Site Development Review and shall be protected by the provisions of the Heritage Tree Ordinance pursuant to Section 5.60.40.b, Heritage Tree Definition. Responsible Agency: PL When Required: Ongoing The major scaffold on Tree 340 pointing north toward the proposed residence on Lot 8 shall only be trimmed as necessary to elevate the foliage 6 feet above the ground. Under no circumstances shall that scaffold be pruned further back than as marked in yellow unless so much foliage had to be trimmed that, in the opinion of the consulting arborist and the City's arborist, it was necessary. If said major scaffold projects to within 5 feet of the residence, the residence shall be modified to move it until it is at least five feet from the furthest extent of foliage of said limb. Responsible Agency: PL When Required: Prior to issuance of Building Permit. All cuts on Tree 340 shall be as marked in yellow on that tree and as agreed upon with the City of Dublin. Any changes to the pruning of the tree can only occur with the concurrence of the arborist and the City's arborist and the City of Dublin. Responsible Agency: PL When Required: Prior to issuance of Building Permit. The trunk to be removed and the remainder of Tree 340 are treated as one tree in the Tree Protection Report because they are located immediately adjacent to each other and form portions of the same canopy and dripline. The removal of this trunk is permitted by the Director as part of this Site Development Review pursuant to Section 5.60.50.b.2. Responsible Agency: PL When Required: Ongoing 20 PASSED, APPROVED and ADOPTED this 12th day of December, 2000. AYES: NOES: ABSENT: ABSTAIN: Commissioners Johnson, Jennings and Musser Commissioner Hughes ATTEST Comm~y~o~, ~ ~son 21 ATTACHMENT "A" TYPICAL PUBLIC WORKS GENERAL CONDITIONS OF APPROVAL The following Conditions of Approval (as referenced in the preceding resolution) are standard Conditions of Approval applicable as required by the Public Works Department for all development projects within the City of Dublin. Unless modified by referenced conditions in the preceding resolution, these conditions are assumed to be complied with prior to issuance of Grading Permit or approval of Improvement Plans. ARCHAEOLOGY: If, during construction, archaeological materials are encountered, construction within 100 feet of these materials, shall be halted until a professional Archaeologist who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures, if they are deemed necessary. BONDS: The developed shall provide Performance (100%), labor and material (50%) securities and a cash monumentation bond to guarantee the installation of subdivision improvements, including streets, drainage, grading, utilities and landscaping subject to approval by the Director of Public Works/City Engineer prior to approval of the Final or Parcel Map. 3. Prior to acceptance of the project as complete and the release of securities by the City: a) All improvements shall be installed as per the approved Improvement Plans and Specifications. b) All required landscaping shall be installed. c) An as-built landscaping plan prepared by the project Landscape Architect and a declaration by the Project Landscape Architect that all work was done under his supervision and in accordance with the recommendations contained in the landscape and soil erosion and sedimentation control plans shall be submitted to the Director of Public Works/City Engineer. d) Photo mylar and, if available, AutoCAD electronic copies, of the Improvement, Grading and Storm Drain plans along with the Final or Parcel and Annexation Maps, if any, which are tied to the City's existing mapping coordinates including all as-built plans prepared by a registered Civil Engineer. e) A complete record, including location and elevation of all field density tests, and a summary of all field and laboratory tests. f) A declaration by the Project Civil Engineer and Project Geologist that all work was done in accordance with the recommendations contained in the soil and geologic investigation reports and the approved plans and specifications. Upon acceptance of the improvements and receipt of required submittals, the performance security may 22 be replaced with a maintenance bond that is 25% of the value of the performance security. The maintenance bond is released one year after acceptance of the project and after the repair of deficiencies, if any, are completed. The labor and materials security is released upon acceptance of the improvements, provided no liens are filed against the developer on this project. CREEK: Buildings shall be no closer than 20 feet from top of the bank along the Creek, where the top of bank is either the existing break in topography, or a point at the existing ground line which is the intersection of a line on a two-horizontal-to-one-vertical slope begun at the toe of the slope in the Creek, whichever is more restrictive. DRAINAGE: Each lot shall be so graded as not to drain on any other lot or adjoining property prior to being deposited to an approved drainage system. Where possible, roof drains shall empty onto an approved dissipating device and then over lawn or other planted areas to street or approved drainage facility. Concentrated flows will not be allowed to drain across sidewalk areas. An 18" minimum diameter reinforced concrete pipe (RCP) shall be used for all public storm drain main lines and 12" minimum diameter RCP shall be used for laterals connecting inlets to main drain line. 10. Under-sidewalk drains (curb drains) shall be installed on both sides of driveway approaches. 11. Storm drainage detention facilities shall be designed to contain the 100- year storm occurrence including 1 foot of freeboard. 12. In case that the detention basin outlet fails and the basin cannot contain the 100-year storm, streets must be designed so that the overflow release shall directed to the subdivision streets and shall be contained in the road right-of-way. 13. Storm drainage facilities shall be designed to meet the following capacity: Drainage area Design Storm less that 1 sq. mile 1 to 5 sq. miles over 5 sq. miles 15 year 25 year 100 year All streets shall be designed so that the 15-year storm is contained within the gutter and shoulder area. In addition arterial streets shall have one lane of traffic in both directions of travel above the 100-year storm level. 14. No buildings or other structures shall be constructed within a storm drain easement. 15. Developer shall provide "trash racks" where storm drainage improvements intemept natural drainage 23 channels. An all-weather maintenance road shall be constructed to the trash racks. 16. Concrete V-ditches shall be constructed on slopes 10 feet and higher in accordance with City Ord. 56-86. These V-ditches shall have a 5% minimum slope. 17. All slopes 10 feet or higher will have a concrete V-ditch installed at the toe of the slope. These ditches shall discharge into natural drainage channels or an adequate storm drain system. 18. Drainage in all concrete ditches shall be picked up and directed to the bottom of an approved drainage channel. The slope on these ditches shall not be less than 5%. 19. A 6" minimum diameter subdrain shall be installed in all swales that are to be filled. 20. All subdrains shall tie into storm drain catch basins or manholes at the downstream end of the subdrain. There shall be a clean-out at the upper end of all subdrains. 21. Downhill cul-de-sacs are not allowed without prior written approval of the Director of Public Works/City Engineer/City Engineer. If allowed they must provide a storm drain overflow corridor to an approved drainage facilities. This corridor shall be design to prevent flooding of building pads in case the street inlet is obstructed. 22. Streets designed with sump areas shall have a curb inlet at the low spot and two additional inlets within 50 feet of the low area. 23. No drainage shall be directed over slopes. 24. The storm drainage system shall be designed and constructed to the standards and policies of the City of Dublin. 25. All concentrated storm drain flow shall be carried in concrete curb and gutter, concrete valley gutters or storm drain pipe and shall discharged into an approved drainage facility, not onto slopes. 26. All public streets shall drain into storm drain systems before being discharged into established drainage channels. 27. The developer shall comply with Alameda County Flood Control District requirements. If there is a conflict between City and County Flood Control requirements the Director of Public Works/City Engineer shall determine which requirements shall apply. DUST: 28. Areas undergoing grading, and all other construction activities, shall be watered, or other dust-palliative measures may be used, to control dust, as conditions warrant or as directed by the Director of Public Works/City Engineer/City Engineer. NPDES: General Construction: 29. For projects disturbing five (5) acres or more the applicant shall submit a Storm Water Pollution 24 30. 31. 32. 33. 34. 35. 36. 37. 38. Prevention Plan (SWPPP) for review by the City prior to the issuance of any building or grading permits. The SWPPP shall be implemented by the general contractor and all subcontractors and suppliers of material and equipment. Construction site cleanup and control of construction debris shall also be addressed in the SWPPP. The developer is responsible for complying with the SWPPP. Failure to do so will result in the issuance of correction notices, citations or a project stop work order. For projects disturbing less than five (5) acres an erosion control plan shall be submitted with the grading plan. Prior to the commencement of any clearing, grading or excavation resulting in a land disturbance greater than five acres, the developer shall provide evidence that a Notice of Intent (NOI) has been sent to the California State Water Resources Control Board. A copy of the SWPPP shall be kept at the construction site at all times. Between October 1 and April 15 unvegetated graded slopes which drain to desilting basins shall be, at a minimum, protected by hydroseed mulch and silt fencing. Slopes not draining to a desilting basin, at a minimum, shall be seeded then covered with a 100% biodegradable straw fiber erosion control blanket. Silt fencing shall be installed at each bench and along the toe of slope. The developer shall be responsible for providing any addition slope protection which may be needed to prevent silting of natural water courses and storm drainage facilities. Construction access routes shall be limited to those approved by the Director of Public Works/City Engineer/City Engineer and shall be shown on the approved grading plan. Gather all construction debris on daily and place them in a covered dumpster or other container which is emptied or removed on a weekly basis. A secondary containment berm shall be constructed around the dumpster. When appropriate, use tarps on the ground to collect fallen debris or splatters that could contribute to storm water pollution. Remove all debris from the sidewalk, street pavement and storm drain system adjoining the project site daily or as required by the City inspector. During wet weather, avoid driving vehicles off paved areas. Broom sweep the sidewalk and public street pavement adjoining the project site on a daily basis. Caked on mud or dirt shall be scraped from these areas before sweeping. Install filter materials (e.g. gravel filters, filter fabric, etc.) at all on-site storm drain inlets and existing inlets in the vicinity of the project site prior to: 1) start of the rainy season (October 15) 2) site dewatering activities, 3) street washing activities, 4) saw cutting asphalt or concrete Filter materials shall be cleaned or replaced as necessary to maintain effectiveness and prevent street flooding. Dispose of filter particles in an appropriate manner. Create a contained and covered area on the site for the storage of bags of cement, paints, flammable, oils, fertilizers, pesticides or any other materials used on the project site that have the potential for being discharged to the storm drain system. Never clean machinery, tools, brushes, etc. or rinse containers into a street, gutter, storm drain or stream. See "Building Maintenance/Remodeling" flyer for more information. Concrete/gunite supply trucks or concrete/plasters or similar finishing operations shall not discharge wash water into street gutters or drains. 25 39. Minimize the removal of natural vegetation or ground cover from the site in order to reduce the potential for erosion and sedimentation problems. All cut and fill slopes shall be stabilized as soon as possible after completion of grading. No site grading shall occur between October 15 and April 15 unless detailed erosion control plan reviewed by the Director of Public Works/City Engineer/City Engineer and implemented by the contractor. 40. Fueling and maintenance of vehicles shall be done oft-site unless an approved fueling and maintenance area has been approved as part of the SWPPP. Commercial/Industrial Developments: 41. The project plans shall include storm water pollution prevention measures for the operation and maintenance of the project for the review and approval of the Director of Public Works/City Engineer/City Engineer. The project plan shall identify Best Management Practices (BMPs) appropriate to the uses conducted on-site to effectively prohibit the entry of pollutants into storm water runoff. 42. The project plan BMPs shall also include erosion control measures described in the latest version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook, to prevent soil, dirt and debris from entering the storm drain system. 43. The developer is responsible for ensuring that all contractors are aware of, and implement, all storm water pollution prevention measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations and/or a project stop order. 44. All washing and/or steam cleaning must be done at an appropriately equipped facility which drains to the sanitary sewer. Any outdoor washing or pressure washing must be managed in such a way that there is no discharge of soaps or other pollutants to the storm drain system. Wash waters should discharge to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the Dublin- San Ramon Services District (DSRSD). 45. All loading dock areas must be designed to minimize "run-on" to or runoff from the area. Accumulated waste water that may contribute to the pollution of storm water must be drained to the sanitary sewer, or filtered for ultimate discharge to the storm drain system. BMPs should be implemented to prevent potential storm water pollution. Implement appropriate BMPs such as, but not limited to, a regular program of sweeping, litter control and spill clean-up. 46. All metal roofs and roof mounted equipment (including galvanized), shall be coated with a rust-inhibitive paint. 47. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto this area. Drains in any wash or process area shall not discharge to the storm drain system. Drains should connect to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. 48. All paved outdoor storage areas must be designed to eliminate the potential for runoff to carry pollutants to the storm drain system. Bulk materials stored outdoors may need to be covered and contained as required by the Director of Public Works/City Engineer/City Engineer. 49. All landscaping shall be properly maintained and shall be designed with efficient irrigation practices to 26 reduce runoff, promote surface filtration, and minimize the use of fertilizers and pesticides which contribute to runoff pollution. 50. Sidewalks and parking lots must be swept weekly, at a minimum, to prevent the accumulation of litter and debris. If pressure washed, debris must be trapped and collected to prevent entry to the storm drain system. No cleaning agent may be discharged to the storm drain. If any cleaning agent or degreaser is used, wash water shall not discharge to the storm drains; wash waters should be collected and discharged to the sanitary sewer. Discharges to the sanitary sewer are subject to the review, approval and conditions of the DSRSD. 51. A structural control, such as an oil/water separator, sand filter, or approved equal, may be required to be installed, on site, to intercept and pre-treat storm water prior to discharging to the storm drain system. The design, location, and a maintenance schedule must be submitted to the Director of Public Works/City Engineer/City Engineer for review and approval prior to the issuance of a building permit. 52. Restaurants must be designed with contained areas for cleaning mats, equipment and containers. This wash area must be covered or designed to prevent "mn-on" to, or runoff from, the area. The area shall not discharge to the storm drains; wash waters should drain to the sanitary sewer, or collected for ultimate disposal to the sanitary sewer. Employees must be instructed and signs posted indicating that all washing activities be conducted in this area. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. 53. Commercial Car Washes: No wash water shall discharge to the storm drains. Wash waters should discharge to the sanitary sewer. Sanitary connections are subject to the review, approval, and conditions of the DSRSD. 54. Vehicle/Equipment Washers: No vehicle or equipment washing activity associated with this facility shall discharge to the storm drain system. Wash areas should be limited to areas that drain to the sanitary sewer collection system, or the wash water collected for ultimate disposal to the sanitary sewer. This wash area must be covered and designed to prevent "mn-on" to, and runoff from, the area. A sign must be posted indicating the designated wash area. Sanitary connections are subject to the review, approval and conditions of the DSRSD. 55. Fuel dispensing areas must be paved with concrete extending a minimum of 8'-0" from the face of the fuel dispenser and a minimum of 4'-0" from the nose of the pump island. Fuel dispensing areas must be degraded and constructed to prevent "run-on" to, or runoff from, the area. Fuel dispensing facilities must have canopies; canopy roof down spouts must be routed to prevent drainage flow through the fuel dispensing area. The facility must have a spill cleanup plan. The fuel dispensing area must be dry swept routinely. Dispensing equipment must be inspected routinely for proper functioning and leak prevention. 56. All on-site storm drain inlets must be labeled "No Dumping-Drains to Bay" using an approved methods. 57. All on-site storm drains must be cleaned at least twice a year; once immediately prior to the rainy season (October 15) and once itt January. Additional cleaning may be required by the Director of Public Works/City Engineer/City Engineer. Residential: 58. The project plans shall include storm water pollution prevention measures (SWPPP) for the operation and maintenance of the project subject to the review of the Director of Public Works/City Engineer/City 27 Engineer. The SWPPP shall identify Best Management Practices (BMPs) appropriate to residential construction activities conducted on-site to effectively prohibit the entry of pollutants into storm ~vater runoff'. 59. The SWPPP shall include erosion control measures to prevent soil, dirt and debris from entering the storm drain system, in accordance with the regulations outlined in the most current version of the ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices Handbook. 60. The applicant is responsible for ensuring that all contractors, subcontractors, and suppliers are aware of, and implement, all storm water quality measures and implement such measures. Failure to comply with the approved construction BMPs will result in the issuance of correction notices, citations and/or a project stop order. 61. All on-site storm drain inlets must be labeled "No Dumping - Drains to Bay" using an approved methods. 62. All metal roofs and roof mounted equipment (including galvanized) shall be coated with a rust-inhibitive paint. 63. Trash enclosures and/or recycling area(s) must be completely covered; no other area shall drain onto this area. Drains in any wash or recycling area shall not discharge to the storm drain system. Drains should connect to the sanitary sewer. Sanitary connections are subject to the review, approval and conditions of the DSRSD. 64. When a common area car wash is provided, no wash water shall discharge to the storm drain system. The car wash area should drain to the sanitary sewer. The area must be covered and designed to prevent excess rainwater from entering the sanitary sewer. Contact the local permitting authority and POTW for specific connection and discharge requirements. If no common car wash area exists, means should be taken to discourage car washing, e.g., removing hose bibs and installing signs. 65. The applicant shall record CC&R's at the time of filing the final map which shall create a property owners association for the development. The CC&R's shall be subject to the review and approval of the City Attorney. Where not covered by a landscape and lighting district, the homeowner's association shall be responsible for implementing all storm water measures and the maintenance of all private streets, private utilities, and other common areas and facilities on the site, including all landscaping. Landscaping shall be designed with efficient irrigation to reduce runoff and promote surface filtration and minimize the use of fertilizers and pesticides which can contribute to urban runoff pollution. GENERAL DESIGN 66. The developer is responsible for the construction site and construction safety. 67. The minimum width for the private roads with parking on one side shall be 33 feet or as otherwise approved by Director of Public Works. 68. A cul-de-sac or turnaround at or near the end of all dead-end private roads. 69. All public sidewalks must be within City right-of-way or in a pedestrian easement except as specifically approved by the Director of Public Works/City Engineer/City Engineer. 70. Special paving or concrete paving a minimum of ten feet wide shall be installed across private streets 28 71. 72. 73. 74. 75. 76. 77. 78. 79. 80. 81. where they intersect public streets. No special paving or concrete paving will be allowed in public streets. All of the plans, including Improvement and Grading Plans, and subdivision maps, must be designed to the City of Dublin's standards plans and specifications, policies and requirements using standard City title block and format. The grading plan design must based on the approved soil reports. In addition to the civil engineer, a soils engineer must sign the grading plans. The soils engineer or his technical represemative must be present at all times during grading. All engineering plans must be designed and signed by a Registered Civil Engineer. Plans are subject to the review and approval of the Director of Public Works, and after his approval, original mylars or photo mylars with three sets of blue prints must be submitted to the City. The minimum uniform street gradient shall be 1%. The structure design of the road shall be subject to approval of the Director of Public Works. Parking lots shall have a minimum gradient of 1% and a maximum gradient of 5%. No cut and fill slopes shall exceed 2:1 unless recommended by the project soils engineer and approved by the Director of Public Works/City Engineer/City Engineer. Slopes shall be graded so that there is both horizontal and vertical slope variation where visible from public areas and the top and bottom of slopes shall be rounded in order to create or maintain a natural appearance. All residential building pad elevations must be above the 100-year flood level. In the 100-year Flood Hazard Zone, all residential units shall have their finished floor elevation a minimum of one foot (1') above the 100-year flood level. Commercial buildings shall either provide flood-proofing, or have their finished floor elevation above the 100-year flood level. A registered civil or structural engineer shall design all retaining walls over three feet in height (or over two feet in height with a surcharge) and a building permit shall be required for their construction. A maintenance and inspection program shall be implemented by the developer or homeowners' association for the periodic inspection and maintenance of all retaining walls that could possibly affect the public right-of-way. Minimum sight distance for Public streets, including intersection sight distance, shall meet the CALTRANS Highway Design Manual. Prior to filing for building permits, precise plans for street improvements, grading, drainage (including size, type and location of drainage facilities both on and off-site) and erosion and sedimentation control shall be submitted and subject to the review and approval of the Director of Public Works/City Engineer/City Engineer. The soils report for the project shall include recommendations 1) for foundations, decks, and other miscellaneous 'structures, 2) for design of swimming pools, and 3) for setbacks for structures from top and toes of slopes. Additionally, the soils report shall include a professional opinion as to safety of the site from the hazards of land slippage, erosion, settlement and seismic activity. The Contractor shall be responsible for acquiring permits required by other agencies. (Fish & Game, Army Corps of Engineers, Zone 7, Etc.) The Applicant/Developer and Applicant/Developer's representatives (engineer, contractor, etc.) must 29 meet and follow all of the City's requirements and policies, including the Urban Runoff Program and Water Efficient Landscape Ordinance. EASEMENTS: 82. The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property owners for improvements required outside of the subdivision. The easements and/or rights-of-entry shall be in writing and copies shall be furnished to the Director of Public Works/City Engineer/City Engineer. EROSION: 83. Prior to any grading of the site and filing of the Final Map or Parcel Map, a detailed construction grading/erosion control plan (including phasing); and a drainage, water quality, and erosion and sedimentation control plan, for the post-construction period, both prepared by the Project Civil Engineer and/or Engineering Geologist; shall be approved by the Director of Public Works/City Engineer/City Engineer. Said plans shall include detailed design, location, and maintenance criteria, of all erosion and sediment control measures. The plans shall provide, to the maximum extent practicable, that no increase in sediment or pollutants from the site will occur. The post-construction plan shall provide for long-term maintenance of all permanent erosion and sediment control measures such as slope vegetation. The construction grading/erosion control plan shall be implemented in place by October 15th and shall be maintained in place until April 15th unless otherwise allowed in writing by the City Engineer. It shall be the developer's responsibility to maintain the erosion and sediment control measures for the year following acceptance of the subdivision improvements by the City Council. FINAL MAP / PARCEL MAP: 84. Prior to filing the Final Map or Parcel Map, precise plans and specifications for street improvements, grading, drainage (including size, type, and location of drainage facilities both on- and off-site), and erosion and sedimentation control, shall be approved by the Director of Public Works/City Engineer/City Engineer. 85. Submit three (3) sets of approved blueprints and approved original mylars or photo mylars of improvement plans, grading plans, and recorded Final/Parcel Map to the City of Dublin Public Works Department. Upon completion of construction, the City's mylar shall be modified to an "as-built" plan (mylar) prepared by a Registered Civil Engineer. A declaration by a Civil Engineer and Soils Engineer that all work was done under his supervision and in accordance with recommendations contained in the soils report shall be submitted to the Public Works Department. 86. For storm drains outside the public right-of-way a "Storm Drain Easement" or "Private Storm Drain Easement" shall be dedicated on the final map. 87. Provide an access road and turn around and maintenance easement to storm drainage detention facilities and trash racks. 88. A current title report and copies of the recorded deed of all parties having any recorded title interest in the property to be divided, copies of the deeds and the Final/Parcel Maps for adjoining properties and easements shall be submitted at the time of the submittal of the final subdivision maps. 89. Existing and proposed access and public utility easements shall be submitted for review and approval by the Director of Public Works/City Engineer/City Engineer prior to approval of the Final/Parcel Map. 30 These easements shall allow for vehicular and utility service access. 90. A 10-foot public service easement (6-foot on residential streets) shall be shown on the Final/Parcel Map along all street frontages, in addition to all other easements required by the utility companies or governmental agencies. 91. All street dedications shall include working easements for slope maintenance. 92. The boundary of all lots and the exterior boundary of the Subdivision, as well as the centerline of the streets, shall be survey monumented. At least three (3) permanent benchmarks shall be established. Plats and elevation data shall be provided to the City in a form acceptable to the Director of Public Works/City Engineer/City Engineer. FIRE: 93. Install fire hydrants at the locations approved by the Dougherty Regional Fire Authority in accordance with the standards in effect at the time of development. A raised blue reflectorized traffic marker shall be epoxied to the center of the paved street opposite each hydrant. 94. All materials and workmanship for fire hydrants, gated connections, and appurtenances thereto, necessary to provide water supply for fire protection, must be installed by the developer and conform to all requirements of the applicable provisions of the Standard Specifications of Dublin San Ramon Services District and Dougherty Regional Fire Authority. All such work will be subject to the joint field inspection of the Director of Public Works/City Engineer/City Engineer and Dublin San Ramon Services District. 95. Fire access roads must be designed, constructed, and gated to the satisfaction of the Director of Public Works/City Engineer/City Engineer and to the Dougherty Regional Fire Authority. 96. The improvement plans must be approved by the Dougherty Regional Fire Authority, as indicated by their signature on the title sheet. FRONTAGEIMPROVEMENTS: 97. Dedication of land shall be made to the City of Dublin such that it conveys land sufficient for the approved streets' right-of-way. Improvements shall be made, by the applicant, along all streets within the development and as required off-site including curb, gutter, sidewalk, paving, drainage, and work on the existing paving, if necessary, from a structural or grade continuity standpoint. FUTURE CONFORMANCE: 98. The design and improvements of the Subdivision shall be in conformance with the design and improvements indicated graphically, or as modified by the Conditions of Approval. The improvements and design shall include street locations, grades, alignments, and widths, the design of storm drainage facilities inside and outside the Subdivision, grading of lots, the boundaries of the Tract, and shall show compliance with City standards for roadways. GRADING: 99. Grading shall be designed in conformance with the approved tentative map. The grading plan shall 31 100. 101. 102. 103. 104. 105. 106. 107. 108. incorporate the recommendations of the soil report. The grading plan shall conform with the City specifications and ordinances, City policies and the Uniform Building Code (UBC). In case of conflict between the soil engineer's recommendations and City ordinances the City Engineer shall determine which shall apply. Prior to final preparation of the subgrade and placement of base materials, all underground utilities shall be installed and service connections stubbed out to property lines. Public utilities, Cable TV, sanitary sewers, and water lines, shall be installed in a manner which will not disturb the street pavement, curb, gutter and sidewalk, when future service connections or extensions are made. All public and private utilities shall be undergrounded. Grading shall be done under the continuous inspection of the Project Soils Engineer. Grading shall be completed in compliance with the construction grading plans and recommendations of the Project Soils Engineer and/or Engineering Geologist, and the approved erosion and sedimentation control plan, and shall be done under the supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon its completion, submit a declaration to the Director of Public Works/City Engineer/City Engineer that all work was done in accordance with the recommendations contained in the soils and geologic investigation reports and the approved plans and specifications. Inspections that will satisfy final subdivision map requirements shall be arranged with the Director of Public Works/City Engineer/City Engineer. If grading is commenced prior to filing the Final Map or Parcel Map, a surety or guarantee shall be filed with the City of Dublin. The surety shall be equal to the amount approved by the City Director of Public Works/City Engineer/City Engineer as necessary to insure restoration of the site to a stable and erosion resistant state if the project is terminated prematurely. Any grading, stockpiling, storing of equipment or material on adjacent properties will require written approval of those property owners affected. Copies of the rights-of-entry shall be furnished to the Director of Public Works/City Engineer/City Engineer prior to the start of work. Street grades shall be designed and built in accordance with the General Plan, unless otherwise approved by the Director of Public Works/City Engineer/City Engineer. The developer shall keep adjoining public streets free and clean of project dirt, mud, materials, and debris. Where soil or geologic conditions encountered in grading operations are different from that anticipated in the soil and geologic investigation report, or where such conditions warrant changes to the recommendations contained in the original soil investigation, a revised soil or geologic report shall be submitted for approved by the Director of Public Works/City Engineer/City Engineer. It shall be accompanied by an engineering and geological opinion as to the safety of the site from hazards of land slippage, erosion, settlement, and seismic activity. Landslide and erosive areas outlined in the geotechnical investigation report shall be shown on the improvement/grading plans or plans which are part of improvement/grading plans. The plans shall show the method for repair of these areas as stated in the geotechnical investigation. Grading plans shall indicate the quantity of soil that must be imported or off-hauled. If soil must be imported or off-hauled, the Applicaut shall submit details as to how it will be done and routes of travel for the Director of Public Works/City Engineer/City Engineer's approval. 32 109. All unsuitable material found at the site shall be removed from the site or stockpiled for later use in landscape areas. 110. Grading within a designated open space area shall be limited to that grading which is necessary for construction of the roadways traversing the open space and any approved development. 111. All cut and fill slopes shall be revegetated with native shrubs, trees and grasses subject to review and approval of the Planning Director and Director of Public Works/City Engineer/City Engineer. A revegetation plan for replanting graded slopes and replacing the amount of woodlands lost due to grading shall be prepared. Enhanced revegetation techniques shall be employed to ensure the success of the revegetation. Examples of enhancements to the revegetation plan include irrigating the young plants, placing top soil on fill slopes, using special planting techniques such as drilling into fill slopes to allow root penetration, and planting at a density similar to the native woodlands in the riparian corridors. 112. All landslides which effect any structures or roads or other improvements shall be maintain by Geologic Hazards Abatement District (GHAD). The developer or homeowners' association are responsible for financing the GHAD. The administration of the GHAD is to be determined at the Final Map stage. 113. A minimum 20 foot bench/maintenance road with concrete V-ditch shall be constructed at the bottom of slopes where open space abuts private property. 114. The project civil engineer shall certify that the finished graded building pads are within + 0.1 feet in elevation of those shown on approved plans. HANDICAPPED ACCESS: 115. Handicapped ramps and parking shall be provided as specified in the American Disability Act (ADA). IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES: 116. Obtain copies of and comply with conditions as noted on "City of Dublin General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review Check List." 117. All improvements within the public right-of-way, including curb, gutter, sidewalks, driveways, paving, and utilities, must be constructed prior to occupancy and in accordance with approved City Standards and/or Plans. 118. The Applicant/Developer shall enter into an improvement agreement with the City for all improvements. 119. Complete improvement plans, specifications, and calculations shall be submitted to, and be approved by, the Director of Public Works/City Engineer/City Engineer and other affected agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. Improvement plans shall show the existing and proposed improvements along adjacent public street(s) and property that relate to the proposed improvements. 120. The developer shall have their engineer provide the City AutoCAD electronic copies of the Improvement, Grading and Storm Drain plans along with the Final Map which is tied to the City's existing mapping coordinates if available. 33 121. The Developer shall enter into an Improvement Agreement with the City for all subdivision improvements prior to issuance of improvement permit. Complete improvement plans, specifications and calculations shall be submitted to, and approved by, the Director of Public Works/City Engineer/City Engineer and other affected agencies having jurisdiction over public improvements prior to execution of the Improvement Agreement. Improvement plans shall show the existing and proposed improvements along the adjacent public street and property that relate to the proposed improvements. 122. All required securities, in an amount equal to 100% of the approved estimates of construction costs of improvements, and a labor and material security, equal to 50% of the construction cost, shall be submitted to, and be approved by, the City and affected agencies having jurisdiction over public improvements, prior to execution of the Subdivision Improvement Agreement. MAINTENANCE OF COMMON AREA: 123. Maintenance of common areas, including ornamental landscaping, graded slopes, erosion control plantings and drainage, erosion and sediment control improvements, shall be the responsibility of the developer during construction stages and until final improvements are accepted by the City Council and the securities are released (one year after improvements are accepted). Thereafter, maintenance shall be the responsibility of a homeowners' association or individual property owners, in accordance with the project CC&Rs. MISCELLANEOUS: 124. Copies of the Final Map and improvement plans, indicating all lots, streets, and drainage facilities within the subdivision shall be submitted at 1" = 400' scale, and 1" = 200' scale for City mapping purposes. 125. The developer shall be responsible for controlling any rodent, mosquito, or other pest problem due to construction activities. 126. All construction traffic and parking may be subject to specific requirements as determined by the Director of Public Works/City Engineer/City Engineer. 127. The developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees, from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees, to attack, set aside, void, or annul, an approval of the City of Dublin or its advisory agency, appeal board, or legislative body concerning a subdivision, which action is brought within the time period provided for in Section 66499.37 of the Government Code of the State of California. The City of Dublin shall promptly notify the developer of any claim, action, or proceedings. 128. In submitting subsequent plans for review and approval, each set of plans shall have attached an annotated copy of the project's conditions of approval. The notations shall clearly indicate how all conditions of approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Applicant will be responsible for obtaining the approval of all participating non-City agencies prior to the issuance of building permits. PERMIT: 129. Applicant shall obtain Caltrans' approval and permit for any work performed within their right-of-way or impacting their facilities. 34 130. An encroachment permit shall be secured from the Director of Public Works/City Engineer/City Engineer for any work done within the public right-of-way where this work is not covered under the improvement plans. 131. The developer and/or their representatives shall secure all necessary permits for work including, but not limited to, grading, encroachment, Fish and Game Department, County Flood Control District, Corps. of Engineers and State water quality permits and show proof of it to the City of Dublin, Department of Public Works. 132. Prior to issuance of the grading permit, visually important trees shall be tagged in the field. After the staking of the daylight lines but prior to the start of grading, protective fencing shall be installed around the trees, subject to approval of the Director of Public Works/City Engineer/City Engineer. NOISE: 133. Construction and grading operations, including the maintenance and warming of equipment, shall be limited to weekdays, Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. The Director of Public Works may approve days and hours beyond the above mentioned days and hours. The developer is responsible for the additional cost of the Public Works inspectors' overtime. 134. During the construction, noise control and construction traffic mitigation measures within residential neighborhoods or on public streets must be taken to reduce noise and use of public streets by construction traffic as directed by Public Works officials. PARKLAND DEDICATION: 135. Park land shall be dedicated or in-lieu fees shall be paid, or a combination of both shall be provided prior to issuance of building permits or prior to recordation of the Final Map or Parcel Map, whichever occurs first, in accordance with the Subdivision Ordinance. STREETS: 136. The street surfacing shall be asphalt concrete paving. The Director of Public Works/City Engineer shall review the project's Soils Engineer's structural pavement design. The developer shall, at his sole expense, make tests of the soil over which the surfacing and base are to be constructed and furnish the test reports to the Director of Public Works/City Engineer. The Developer's soils engineer shall determine a preliminary structural design of the road bed. After rough grading has been completed, the developer shall have soil tests performed to determine the final design of the road bed. In lieu of these soil tests, the road may be designed and constructed based on an R-value of 5. STREET LIGHTS: 137. Street light standards and luminaries shall be designed and installed per approval of the Director of Public Works. The maximum voltage drop for street lights is 5%. 138. Properties shall be annexed to the Street Lighting Maintenance Assessment District. 35 STREET SIGNS: 139. The developer shall furnish and install street name signs, bearing such names as are approved by the Planning Director, and traffic safety signs in accordance with the standards of the City of Dublin. Addresses shall be assigned by the City Building Official. 140. Street names shall be submitted and processed through the Planning Department and shall be indicated on the Final Map. 141. The Developer shall furnish and install street name signs, in accordance with the standards of the City of Dublin, bearing such names as are approved by the City. The developer shall furnish and install traffic safety signs in accordance with the standards of the City of Dublin. STREET TREES: 142. Street trees, of at least a 15-gallon size, shall be planted along the street frontages. Trees shall be planted in accordance with a planting plan, including tree varieties and locations, approved by the Planning Director and Director of Public Works. Trees planted within, or adjacent to, sidewalks or curbs shall be provided with root shields. TRAFFIC: 143. The City of Dublin is currently studying the adoption and implementation of a regional traffic impact fee 'for roadway and street improvements in the Tri-Valley area. This fee will provide for Public Works projects to improve traffic circulation for accommodating new development within the City. Ifa regional traffic impact fee ordinance is approved and enacted prior to issuance of any building permits, the Applicant shall pay its fair share of this regional traffic impact fee. 144. All new traffic signals shall be interconnected with other new signals within the development and to the existing City traffic signal system by hard wire. In addition, conduits with pull ropes shall be installed along the project frontage to accommodate future extension of the interconnect system. The extent of this work shall be determined by the Director of Public Works/City Engineer/City Engineer. 145. Multi-family and non-residential facilities shall provide bike racks. In addition commercial and office centers shall provide car and van pool preferential parking spaces as required by the Director of Public Works/City Engineer/City Engineer. 146. Non-residential facilities shall provide pedestrian access from the public street to building entrances as required by the Director of Public Works/City Engineer/City Engineer. UTILITIES: 147. Electrical, gas, telephone, and Cable TV services, shall be provided undergroand to each lot in accordance with the City policies and existing ordinances. All utilities shall be located and provided within public utility easements and sized to meet utility company standards. All utilities to and within the project shall be undergrounded. 148. Prior to the filing of the Final Map or Parcel Map, the developer shall furnish the Director of Public Works/City Engineer with a letter from Dublin San Ramon Services District (DSRSD) stating that the 36 District has agreed to furnish water and sewer service to each of the dwelling units and/or lot included on the Final Map of the subdivision. 149. The Dublin San Ramon Services District shall review and approve the improvement plans as evidenced by their representative's signature on the Title Sheet. 150. Any relocation of improvements or public facilities shall be accomplished by the developer and at no expense to the City. WATER: 151. Water facilities must be connected to the DSRSD system, and must be installed at the expense of the developer, in accordance with District standards and specifications. All material and workmanship for water mains, and appurtenances thereto, must conform with all of the requirements of the officially adopted Water Code of the District and will be subject to field inspection by the District. 152. Any water well, cathodic protection well, or exploratory boring shown on the map, that is know to exist, is proposed, or is located during the course of field operations, must be properly abandoned, backfilled, or maintained in accordance with applicable groundwater protection ordinances. For additional information contact Flood Control, Zone 7. 153. Developer shall design, incorporate, and institute water conservation measures for the entire project. Refer to "Water Efficient Landscape Ordinance # 18-92." 154. Developer shall design and provide infrastructure for recycled water use for landscaping in accordance with DSRSD and to the satisfaction of the Public Work Director. 155. Developer shall design and construct the water and sewer system in accordance with the DSRSD requirements. :pa00-009/Black Mountain SDR 37 f -- G RICHARD C, HANDLEN, AIA ; ~~ J"' ---~~- `~o ~ - -~---- I ED[ ARCHITECTURE, INC. I D U B L I N 450 SANSOME, SECOND FL00 -~~'?:' ':gin Nay ~ ~ ~~ SAN FRANCISCO, CA 94111-3 10 Zf~/vI F 415.3®~.BfiBO' Rocnl!~"inn li~fa. C A L I F O R N I A Aec~o DEC 1 ~ 2000 VIE~u~~,~i~1 SOUTH 00011 O1 NOVEMBER 2000 DUBLIN-SffE-10-29-OD.D1fG Black Mountain Dev. PAGE 1 _I ROLLING HILLS & O BRITTANY DRIVE LOTS O BRITTANY DRIVE iz ii io s e ~ > 0 a 1 ~ U z J 0 x S[LVER zo ~ o a a 580 VICINITY MAP DEVELOPER: BLACK MOUNTAIN DEVELOPMENT 12 CROW CANYON COURT, SUITE 207 SAN RAMON, CA 94583 TEL: 925 855 1232 FAX: 925 855 1238 ARCHITECT: EDI ARCHITECTURE INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111 TEL: 415 362 2880 FAX: 415 394 8767 CIVIL ENGINEER: RMR DESIGN GROUP 1130 BURNETT AVENUE, SUITE A CONCORD, CA 94520 TEL: 510 686 6300 FAX: 510 686 0707 LANDSCAPE ARCHITECT: GATES & ASSOCIATES 2440 TASSAJARA LANE DANVILLE, CALIFORNIA TEL: 925 736 8176 94526 FAX: 925 736 8184 This project consists of seven hillside lots; six in a row on Brittany Drive and one flag lot off of Rolling Hills Drive. All seven lots have fairly similar topography, the lots along Brittany have a terrace that extends out into the lots approximately 40' before the topography drops down a slope. This terrace formation follows the up-hill climb of the street. On the flag lot the front terrace is closer to the level in both directions before the land drops off to the rear of the lot. All seven lots overlook the same oak filled valley and creek. The oaks are a valuable asset to the views from the proposed homes and will be preserved. Our design challenge was to develop seven unique single-family homes that would meet Dublin's guidelines while minimizing site and view disruptions. To that end, we studied the topography of each lot as well as the location of neighboring homes. To meet Dublin's guidelines we are proposing no more than two story high homes. The lower floors aze a maximum of 9' above natural grade and the average height of the lowest levels aze 6' off finished grade (or lower). In all cases the maximum height of the homes is well below the allowable height limit. In order to preserve views for the neighbors, the proposed homes aze designed to keep as low a profile as possible while retaining street presence. Because caz access is governed by the limits of driveway slopes, we started our design process with the placement of the garages which we placed at the lowest front comer of each site. The gazages are set back 20' from the properly line to allow driveway pazking. The actual house sits behind the gazage forming an "L" shaped configuration. This "L" shape allows a courtyazd to be developed out front where the hillside owners will have the luxury of access to a relatively flat grade. The homes attached to the reaz of the garages aze what we call "up-side down" plans. This concept places the main living floor at the upper grade and the smaller secondary bedroom level tucked below, stepping down the hillsides to the rear. From the top, or front, of each lot the homes appeaz to be only one story high because the "second" story is actually downhill. To further open up views the homes are topped by low slope 4:12 hipped roofs. In the case of the Brittany lots the street continues to climb up-hill as it passes, so part of the homes are depressed below the line of the road, again lowering their profile and increasing the view potential of the existing neighbors. Another important consideration was that each house appeaz to be unique. This has been achieved in a variety of ways. We have provided a variance in the massing of the homes with the location of the garage as well as the gazage access which varies from front to side. In regazds to finishes, roof tiles consist of both flat and round tiles with each roof being a different color. Some homes will be finished with stucco and others with horizontal siding, in some cases the sided homes will have shingle trim. Each house will be painted a different color scheme, the colors chosen consist of bold natural based colors including green, gold and berry tones. In addition to providing a sophisticated look, these rich shades also help the houses blend into the tree filled surroundings. The landscaping schemes for each house aze also unique and include varying arrangements of flowering pear, Chinese elm, crape myrtle and crab apple trees as well as shrubs such as rosemary, lavender and California iris. PROJECT DESCRIPTION O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 D U B L I N C A L I F O R N I A 00011 O1 NOVEMBER 2000 second 0011 afp2.dng BLACK MOUNTAIN DEVELOPMENT PAGE LOT 10 LV 1 / RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 STREETSCAPE O BRITTANY DRIVE D U B L I N O C A L I F O R N I A O 2' 4' 6' 8' 16' oooll r~~ O1 NOVEMBER 2000 0011 LOTS 7 9 ll.dw` PAGE BLACK MOUNTAIN DEVELOPMENT ~4 ,.. . ~... LOT 12 ::~ LOT 11 .: . LOT 10 RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 D U B L I N C A L I F O R N I A 00011 ^~"~~ O 3' 1' 6' 0' Ib' O1 NOVEMBER 2000 second 0011 e[p2.dw~ PAGE BLACK MOUNTAIN DEVELOPMENT REARSCAPE O BRITTANY DRIVE O AIJ.OIIABIB H61CHT _____________________________________________ ____ RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.382.2880 F 415.394.8767 D U B L I N C A L I F O R N I A 00011 O 1 NOVEMBER 2000 O 1' 1' 6' 0' 16' second 0011 afp2.dw~ PAGE HLACK MOUNTAIN DEVELOPMENT V KULLIIV li ri1LLJ V ALI.OIIABLE HEIGHT L~ I N ~ ®I ~ `./ I I LOT 8 i MO -------f ---~ IIB2 BRITTANY ~ ~I __ _____ I __________________ _~~~___i~_~_ ~.{- ~ ~ , ~~ l/~ ~ i 1.1 ~~ ~,~ ~ i ~ ~_ ~~~~~~ /, ~ h i ~ ~ ~ a~ ~ r ~ ~ ~~ ~ ~ ~ ~ _1~ ~ ~ ~ i ~ ~. as R ~~~~~~~~1~ ; ~ dill ' \~ ~~ ~ ~«~~~,~~~YY~I ~ ~~I I ~I ~ i~ ~_ I / , ~~ ~,~ ~~§ x Y '~ ~~~~~ . ~ ~ ~' VIEW CORRIDOR SECTION/PLAN for 1182 BRITTANY O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 00011 r'~'1 D U B L I N C A L I F O R N I A O1 NOVEMBER 2000 O 2' 4' 6' 8' 1A' .~.._a.- ___ s~°°na oall efp2.dwg PAGE "'r°~~'°^ HLACK MOUNTAIN DEVELOPMENT ALI.OIIABIE HEIGHT POR IAT 8 -,_ DoT 9 __LINE ®f ~I~W~ 11'74 BRITTANY LOT 8 ~ ---------- ----------~ - - -- _ bad .,.:....- i i ;.~- -_-------bf~o ---------_-- -_------__ ml 3~ ~~ mi of 6~ x x VIEW CORRIDOR SECTION/PLAN for 1174 BRITTANY O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 D U B L I N C A L I F O R N I A 00011 O 1 NOVEMBER 2000 ~ ~ 4 6' 8' Ib' s«o~a ooil a(p2.dwg PAGE BLACK MOUNTAIN DEVELOPMENT 1166 BRITTANY Au.o~ee~e ee~cxr --------------------------------------------- ~or io ---------------------------------------------------L I N~ o~ SIC~Hfi ----- LOT 9 _--------- --- 6sa.l tm to ~ -. --- ml ____- Z 6S] 7~ /; // ~" ~i/ ~i~/' l ' i,;i; „ ~i ~ ~ ~, i ~~' l;;%,~~; '~ ~~~~I /~'~ ~/ ,. ~ ~i//l ~ ~ll ; 1. 1~~ VIEW CORRIDOR SECTION/PLAN for 1166 BRITTANY O BRITTANY DRIVE O ~ II\1;19' ' ~~'~ ~ / I III~I ~~~.~~~~ :f'~' ~~ II I11 I i~ I ' I I~•' I ~~ ~\ V\.: ~~A \ i l l l _i i ~~ F z ~ ~~ _ ~ ~~ i ' ~ ~ i 'X _ ~, '~ o~ -,_i ' ~ - - - - --~ -- ..-__ ~ ~ p ;L- ~ i i \~ ~'~ 4 .. u u ~ ~ . ~ A ~', -- I a I - I -- ~i ~ l --~ ~. °' ~ h g i 1 i~ -/i ~a. ~~~ ~ _ -- 4 11 - - ~~ ~ ~\ $~ ~ / ~ ~ \ 41. A` ~~ `~ 1 ~~ ~\\X ~ f~ ~ Qy ~ {~ ~ \ ' I ~ \\ ~\. ~ ti H ~' . RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8787 D U B L I N C A L I F O R N I A 00011 O1 NOVEMBER 2000 O 3' 4' 6' 8' 16' second OOlI afp2.dwg PAGE BLACK MOUNTAIN DEVELOPMENT AIlO1fABL8 HEIGHT _____________________________________________ 1158 BRITTANY -------- ____ ~ I~T_~ ~ -------------------~ I NE__oF__~ I C~H~----------------------------- - ------------------------------------------ ----- X x VIEW CORRIDOR SECTION/PLAN for 1158 BRITTANY O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.876'7 D U B L I N C A L I F O R N I A 00011 O1 NOVEMBER 2000 ~ ~ < B' B' IB' second OOlI afp2.dwg pp~g .q BLACK MOUNTAIN DEVELOPMENT lp I'TA A17.01fAHtE H61CHT _____________________________________________ 1150 --------------------------- --- LaT 12 --------------LINE__®f__51 ~~~----------------------------- ------- -------- LOT 11 ------------------ ts~~ ----------- --------- i i ------------- i i i i mi 7i 1 ~I 0 m a X X X VIEW CORRIDOR SECTION/PLAN for 1150 BRITTANY O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 D U B L I N C A L I P O A N I A 00011 01 NOVEMBER 2000 O 1' 4' 6' B' 16' second 0033 sfp2.dwg PAGE BLACK MOUNTAIN DEVELOPMENT r truly 1 g ® ® o'' ® snrco a 77U rGN sncco a ]7u wwa 7>o roN+ ~ NUtt IEIBI ILGAtgN ~ ~ sneco a 77u ww+ _sr-- , _ ----,-;~- -- .. sTONe vex -- -- ~~ ~, ig1.E LlE • 6 Ff. ®~ ~ ~~ 511C(p a 7747 WNW ~ LEFT u ~.. RIGHT L . REAR LOT 1 FRONT ELEVATION 0 ROLLING HILLS DRIVE RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2680 F 415.394.8767 D U B L I N 0 C A L I F O R N I A MAT@BALS LST, ~: 5' t4E Kl.N% B Olt B:TT9V NN15 5N000 SIDR16 DETNLS: STpE YB®t KGFAT PNNiH7 STU;W WHI FDA4 TRM IMSU.ATED VINYL 11X(1„'+16 Y170D BRKX.ETS s~ PNNit~ lrzv SFLT, eoLL+s Fig Pxohtrngl • ftur SPRINKIID 00011 ~`'~~ 0 I' 2' 3' 4' 8' O1 NOVEMBER 2000 pAGE 0011 LOTS B 10 12.dw` 1 BLACK MOUNTAIN DEVELOPMENT ROOF PLAN LOWER FLOOR LOT 1 FLOOR & ROOF PLANS O BRITTANY DRIVE MAIN FLOOR MAIN LEVEL 2,110 SF LOWER LEVEL 1,300 SF O LIVING TOTAL 3,410 SF RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 D U B L I N C A L I F O R N I A 00011 ~~ O ]' 4' 6' 0' 16' O1 NOVEMBER 2000 ooii w'rs a io ia.awg PAGE BLACK MOUNTAIN DEVELOPMENT m~ nw..,zme nc Average Slope = 38.8% ALLOWABLE HEIGHT 9' MAXIMUM H above natural grade RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 D U B L I N C A L I P O R N I A 00011 (,~1 O I' ]' 3' 4' D' O1 NOVEMBER 2000 PAGE ~ ,@ 0011 IATS B 10 12.dw` Le BLACK MOUNTAIN DEVELOPMENT g LV1 1 CROSS SECTION O ROLLING HILLS DRIVE O ~~ l r~ ! TOTALCO,YERAGE iCOVER'AGE AREA PERT ert 1 1 (r 1 ~'>; ~~;_ /~, ~ ~ ~. '~~ t- --~ \\. \ ' ~~ \ `t' \~y~ ~\. EyAc~ SF '` tEA = 0 0 ,1 F ,•, ~,. / ~ p ' ~ ~~ _ h ~ ( /~ ~ ~ ~G ~ r- --1 O __ ~ J I --_~_ _J_ "--L S 98 9 3s ,~ I _~ ` ~ 2% i ~ TYP I ~ < ~ ~ x ~ ~i ~dR.4/~tG4GE /NGET ~ P/f~ __ ~ ' I ~ I I ~ , `~" ,' I _. ^ h a r ,, H Of }~ ,,,. l FENCE j ~T ^y ~~ L ~,~ + ~~j ~Ml. ~ 1 .. \ ., ..o'~-~\ .-~ ~ -. i ,~ _.- F=,.~a,q'" ~ = .r' ? ~: S'v w ~~"-'--1~ O 7` ~ ~i l~ ~.,>' . a'.~ ,. ....: ~:.I ~. '' ,~ , f.. ~'\`' `' ' '`\ ~ ~ ` ~ ~. • 1 , •~ \ ~` ~ ,} \ ~ , \ ~ \ ~ ~: l.~ ., _ ... ._., _..., .. ~~~ .- 7~-__ +. ~ . __ ..,~ /.~ ,~ __` -. , -- ___ _.. ,, •, __ _ , ------ , --, ,, _ ., ~~, ~.._ _ _` , _.. ~_ _.__ ,. i~... ---..... _ ~.~ AI/~. //.4TU~PAL SLOPE _ (`~~ 3'i33,8 + ~i.5 -¢ z ;.0 1/2 3 ~ , ~ ~a - ~ ~ BRITTANY DRIVE RMR Design Group r~ ~ TRACT 5073 .~.ne.r., tey~e..r., ~.ea.e... Arahlteete ~ r O DUBLIN, CALIFORNIA 1tD00ulrtlleoKA/OeA p6to-tteemoo ' caaaa aatmoas~o r«: taesau~ SCALE:1"=20' AUGUST, 2000 LVUVI-l.V-UJOJ 1 i 1 1 .. " . •a . ~ r • •a r. 'r ~~ -"- •L_ s. € ~ f~ L~ ' ~N~ q it F~ ilk ~ 'il ~r ~i if ~1\ d~ ~~; ~I -~~ r ~ of I - n O O ~.~ PLANT LIST raEEs Dasanical Name Common N:m_ Ss_av c~nae-Trt . S Prrta e~ueaann'Bmrnm' Cehis sinensi Fmwer:ns rear Chimse Hadhem a'a.. y" Hox ulmnarvmrnlia'crten snnwm: cbinese em lJ^D~: Fnxinue rarmontlii RaywaN ASb p-DOa CnucSm PM1ecmpYmm WaahinBrm llrnm MAus Oonbunda Crabapple Kmlrtmeria '--~-P~ I~gemmemia intlica Crape Mynle S H R U B S -Large S• ~ PM1OI is (raseri ~(~' y\ f J\ ~~ Ligus m~apooica'Texaoum' PM1OI' i Priv i GrL >Gal. J' o.a. J'rvc. ~J Laween roses Tree Mallow i Gal. J' n . Ceanolhm'lulia PM1elpi CeanolM1os s Gal. J'ra.. sxauns-JV•un Abdia ymrdi0aa m l ~ l Mexrtm AM1elia ea en l i Gal. un (m licans T u Gemr aMer iGnl. Vibum mlinm'Spring BOUqucY LaumsalNn ~ iGal. 0.oamarimrt'Tuxan Hlu~ Rosemary i Grl. n.. $IIRHDS-2'-J' nll SollYa henrvpM1Ylla Escallania mrzi Avstnfan Bluehell Creeper E¢allonia I Lal. 161 JO' ' Diems reg<u FanNgM1l Lily . IGaI. Jp n.c. n c lB" - RM1aPhiolepiaiMica'SprinBtime' IMia llawrM1am I Gal. )p"uu. Cisms M1ybritlm Roc4rose IGaI. lU"uc. levendula imnrmedia'Pmvence' Larmdcr 161. ID"oc. Euryops pec Eu ops I Gal. Jg"n a Sa li nrtns n Sa lolina I Gal. l0"u.c. ACCENTSHRUBS CM1eriantM1m'BOwln Mauve' WtllBOwer IGaI. I8"oc. Agapamhus'Pno Pen' ® Lily-ofiM1eNile IGaI. 18"o.c. Hcme mallishybrids'EverBrten Daylily IGaI. IB"o. _ TncM1elospermu vinieum Slar Jasmine IGaI. I8"o Felicia amellaides Blue Ma gm ~ lc IGaI. 18"0 Iris doughsnn+ ' Califomi Iris IGaI. IB"o.c. Pcnsmmon'Apple Blossom' or Bm Tongue I Gal. 18"o.c. 'Midnight Blue' CROVYDCOVER Rosmar m'Pmnmlu` Myopprum'Punh Cm k' Dwarf Rosemary Myopomm flora Flaa IJ"o I_'ac. Acacn redolcns I Gal. I Gel. J'-0'o.c. rn w W ~ z V w v F ~ w ~ a F d V O ~ J p I R ~ ~ .1 y ~ _~ (A U s ~ 'e o ~ rn z d ~ ~ L ,< J r 4~1 0. z w ~ w ~ N ~ < F w J m ~ fx] F, o 6 o ~ .J ? _ d z :'J < z < J ° r z ~ '^ J . 0 F ^^ J/... .. .. .: .^. l ~ ~ ~~ ~.. O O O N LL:I ~ Q ~ ~ n z O O ~+. ...~ Z U ~ Q a I- c o = 1- ~' m ~ Q M W N' I ~ W J Q U LOT NO. 1 boat FRONT 'J 0 RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2860 F 415.394.8767 D U B L I N C A L I F O R N I A 00011 M.~~I O 1 NOVEMBER 2000 ° '~ '~ 3 4 e~ OOII LOTS 7 9 tLdwg PAGE BLACK MOUNTAIN DEVELOPMENT LOT 7 REAR ELEVATIONS BRITTANY DRIVE 0 ROOF PLAN LOWER FLOOR MAIN FLOOR RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 D U B L I N C A L I F O R N I A LOT 1 FLOOR & ROOF PLANS O BRITTANY DRIVE MAIN LEVEL 2,110 SF LOWER LEVEL 1,300 SF O LIVING TOTAL 3,410 SF 00011 ~~ O 2' 4' 6' D' 16' O1 NOVEMBER 2000 0011 IATS B 10 12.dw` PAGE BLACK MOUNTAIN DEVELOPMENT ~.~~ _______Avera~e_Slope =_25_6 ___________________________________ALLOWABLE_HEIGHT Maximum height = 25' + 10' = 35' PROPOSED HEIGHT 12 ~ D -- i 0 6pM I Md7 ~ , i ~ 50~ line of o lower floor ~ ____________ MID POINT _of _NATURAL GRADE CONTACT ! I - - - ' - -- - - ' -- - -- ' - i 9' MAXIMUM HEIGHT - I i- 6' MAXIMUM HEIGHT above finished grade ~ i above natural ~ ' r ALLOWABLE for 50~ of LOWER FLOOR m ~ grade ry LOT 7 CROSS SECTION O BRITTANY DRIVE RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 D U B L I N C A L I F O R N I A w z .. a >- H x w a. 0 x a 00011 O 1 NOVEMBER 2000 O I' ]' 3' 4' 0' ooii coTS v o ~i.a.g PAGE BLACK MOUNTAIN DEVELOPMENT r ~.~ VIE. ~ i/ RE A/,iV/it/ L 1 ® -., \, B' :~"j~~y oe i y ~G e ~3~ ~~ ~ ~. `~'~ / ~ T .~EL' fdgT /~/ ~ ~}~ ~• _~C ~,__ ~~~~ ~~ ~ __ -- - , c ~n:~~aZ ~ ~ ~, ~ ~/ \ 2=i i ~ ~ nta x. ~ ~F.~~.~ /i?~ ~j ~f OAK X~QC ~! //~~q 9' F~ .~`q .~ ~~~; ,. , ,,. 3`, OAK / . -..., --- _$O'"OA1C-- ----------- i/ ~~~~~ ; i __ ,. - -. ~ _ .. _ ~` ~7'~-. i - - _... - . ~---~ _. - E• " - - __..._ - - _._ ~ ..~ . - ///~ ~- i i / ~ • jAe~n •~ •• ! / yF 1/ i / ~ ~//'/~ i '~ / .. /: ~ '~_` i /~ ~'~j -~. j i. ': -- %~% ~ ~ ~/ ~~/ .` i .. ~ -- ~ . o Z ti ,. ~.. jai ~~^~ " ._.._.__, ._.__..._,--- _ .... i ~ ~ - - -, ~ - ,kREA., 2,1 ~ ~., ,,~.. f~ ., _ _. _.; ~~ .. 1 ~::,___~ -E~---- ter, ~ .,,`t, , \\ . .. _--- __...----- -~-~\`~~~3~AAI~LE .= 3540 ~ .. AVM NATURAL SLOPL = `IGo~.1 -c+l9~o;r{~a(o,5-59zs1 ~ 3z 54 I/Z ' 2.5 . ~o% BRITTANY DRIVE RMR~sign Group TRACT 5073 p,.ee.r., lnylnur~, l~ndoa~p• Arohlt~ot• DUBLIN, CALIFORNIA „~o&,,,reM.n,.,y,m,A ~s~o-aesa9°o SCALE:1"=20' AUCTUST, 2000 ~d'~°~0°°1° F"`°B0'°J07 20001-20-0363 1 1 i i J~ O• ~~ 9 ~~ w n• Y~ ~~ 1~ \~ 1 S li i~ 1 ' \ I I ~ ` t t 1 ~ I I ~~~ \~ ,~ f \ Y~ F` 1 ` >~ 7 k `, 0v JF 1 ` i \ ~ 1 ~r `~ O ~~ ~~ ~` ~~ ~~~ r~ ii~ / t • a t z1 1 . ~ ` • 1 I Z \ ~~ O~ 1\ 6. ~Y i a~ ~' 1 ~~ ~~ ~~ I `~~ J\ WO jl s:~e PLANT LIST TREFS Bounleal Name Cnmm°n Name Sim Canonr Trev Pyrut nlleryana'Bndford' Flwerin6 Pon 2a' W.a Ctltis sinrnsit CM1inete Hahbeny ]f ILn Ulmm prvi6li.'Grtrn SM1Onen: CM1irc: Elm b' Rnt " Frvinm nymptlii 0.rywwd AtA 3J Ilan Atttu Tne rwTA1 Cnu<gus pM1atmpyrum ` WWimpson TM1m~ p M.Im ll°riWnd. k L y (- CnhiWlt I ~ / ~\ w~ K°elrtaeri. I~gemr°emi, indiN CnR Mynlt Fnuri PM1°r PM1OI oi. y i Gd. J' ° ' ~ amm~ pnin'Tex 4gu m Priv ;Gal. J °a. ' ~ J ~C V • M allow Tn[ Gal. . J . ` Corolhns'lulia PM1[Ipi n Ct, M1ut i Gal. c J'n . SHRUBS-]Y'nll MiRm Ab[lu g x nn AbelU M ; ('ul. n IcM1rvm Diam. v B Ih °f HCa ~ Gal. m TN r:u fmi nt Germmder S C.al. Viburn m linen 5pdng Bwqun laumninus i Gl. 0.mm.rinus'Tuman Blu! R°samary ital. ~ ow. snauos-]'a•nn $°Iln M1ncmpM1ylla Aminlis BIrcM1[II CrttRr I Gal. t0-nc. " ~ °nn aeni E.c E.u Imu IGaI. ]0 or. ' c: Din rqa, ^ Fm •gM Lily IGaI. . ..c .0 - R1upM1ioltPi. ineie.'spring.ime' Inei, Il,wTm• 1 cal. .. c. In " utm•nrbrient Rmrwe Ie,I. ]o ,..--. " I~rtMUl, imertnedia'Prma~rs IavWn IGaI. uc. ]0 " Eurnp. ptnimws Euryops IGtl. u.c. ]0 ' $,m°liu viirnt gma°lin, IGtl. ig av'. ACCENT SIIRUBB cM1[ri.mM1nt'BO.vI[t M.nrl warn°rmr Ital. n-n.t. ' ® Ag.ymhm'Pnn P.n' Lilyo4aM1CNiIt IGJ. oc. IB ' Hemerot,llis M1yMlds'Ereryun' Daylily' IGaI. It °.c. TrcM1[Inap[rmum .sinicum Slv l.tmirc Ic,l. Ig'°.c. - - Foci. andlom[t ema M.rsn[alt ImI. ot. le " Iris mugluiw Califomi, Irit IG.f. Ig o.c. Prnfaemm'Apple Blottan'°r Bur Tmgue IG.f. IP°.c. 'Midnight Bluc' GROUNDCOVER ROm.rinut'PmylnWi Dwarf R°um.ry Flat It"°.c. " ~ My°ponin'PUnM1 Crttk' Myoporvm Flmt 12 °.c. ' " Aucia nd°lent I G.I. I Gtl, J -B °.c. V] {L] 4l 1' L () (.l Z V N N 1 F ~ F V ~ G < J a R U tV F Z < < < s to ~ LL U ~ ~ C ; ¢ ~ C ~ y, 'C < 41 V L < N < U Q~ N 6 < U Z Z ~ ~ < F- r W F h ° z y ^ ° a J > U J J N G j V 1.. .. .. . ... ~ ~ ~ . a . O O O N W °' _ M . _Q Z .~. Q / /~ O O ~- } In J Z H U a ~ a te ~ ~ = J ~ ~ O m ~_ w J a U LOT NO. 7 FRONT roan SUrrB! snrca a vu Pa,+bi ~~ FOAN LEFT ~~~i~ sncca a 1wz PoN+ Pe¢E WE • e Pr nrn rl~+ REAR LOT 8 ELEVATIONS 0 BRITTANY DRIVE 0 RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415,362.2860 F 415.394.8767 D U B L I N C A L I F O R N I A 'S' n~E fCUv5 6 d[ EErfEW STIX.Cp StDiN6 SipE V@@t ACCtNi PAINTED STUGGO OJEIt POAM TItM IN5A:1TEp VINYL WUODY6 rCOD De.~GKEi5 Cl7w SUfTB75 PAINTED n'+DD EEGs. gOLL{p 6ANAbE DDD12 ' PiRE PRD1EGTng1 - P,LLY 'a°RIrKLID 00011 I'Lr'L~~ O1 NOVEMBER 2000 ° ~~ ~ 3~ `~ °~ 0011 LOTS 8 10 12.dNg PAGE BLACK MOUNTAIN DEVELOPMENT ROOF PLAN LOWER FLOOR ~ / MAIN FLOOR LOT 8 FLOOR & ROOF PLANS O BRITTANY DRIVE RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 D U B L I N C A L I F O R N I A MAIN LEVEL 2,122 SF LOWER LEVEL 1,300 SF LIVING TOTAL 3,422 SF oooll ^-^-r~ O 3' 4' 6' D' 16' O1 NOVEMBER 2000 ooii Fors a io iz.a.i ppOg BLACK MOUNTAIN DEVELOPMENT Average Slope = 29.3% Maximum height = 25' + 10' = 35' ALLOWABLE HEIGHT PROPOSED HEIGHT 12 ~ D WD ~,o [` m 5090 line of a O lower floor MID POINT of NATU L GRADE CONTACT 607D ~ 9' MAXIMUM HEIGHT a~ ~ 6' MAXIMUM HEIGHT above finis ed grade above natural ~ n ALLOWABLE for 50% of LOWER F OOR a grade m ~ eozs in LOT 8 CROSS SECTION O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. D U B L I N C A L I F O R N I A 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 . '~"'~`""' O~ONOVEMBER 2000 °'~'~,~ ooi~ uors a io iz.a.i PAGE ~ ~Q BLACK MOUNTAIN DEVELOPMENT L~. wl z a F a w a 0 a a, ~~ 1} y~ 1 ~ rk~ ~`~ I:OT AREA ~~= 14;449'SF~` . Y` r ~ ~ , ; . ~~ 'z i s ~ ~, ! / . 6~i C ~ - ~ ~~ - ~~ 1 , - - 1- ~- OVfEP _~ `~ .~-- -- - J' P ... . ~ i - -- ~ .. _.., ~~ ~~ a~ }. titi' ,,lD _ ~___~_ _~~..,: _- -~ i ~ ~~- -~ ~ e I pA/J Lp~B•~ I m -> .• I'~\ ~r1 r y ,.. _.._..... %~ ~`~1 + ~~; ~\~ Seo9.7 I O o ,.. ,-_ ~,... -, _. ~v 1 -- - _ , ~bNO ~, ~ ~ ,ORA/~I/.4GE GET ~ P/F~ ETA/N/N~ W~4Ly~' - ~H Of /~1~C~E 4 ,~~.J` .~`~/ 1 _~ --_ ~~-; ___--•-;:, .moo `~. (~D. i' ~ %~'' O :r i ~ ,/ i ~ " _- ~__ _.__..._..~~"P Uh-E_ r ,•~: j .:~~ ..gin. ,: - r i ~..~,. _ }..-". .. , .. = -'~, z "27" OAK _ - - ~^ V J _~ _ ._/ _ ~.. ~~ .- _.... / ___ ,- __ __ __- Q = / .- i ~ ~ ~ ~ _~-- ,, ,. ___ . _ _ • , .... _ ,- .......... -~---~` 36" OAK 14 OAK ~ j• _~. ~ ~ i'' X90"; OAK ~ _- ~-' ~,.i , jl i J --~------ - l ;''~ i - ---- 18" OAK _..__ __ .~ . ' % i,/ /~/ i /~ %i~~ ~.._. ~_ _._- I~ ~]d~ OAK - ' ~, ~ ._.__ _ F ~/ .... ,._.._ ~-~' -~ ~ _.._ f _. ~ ~ '-- --_ '~ J ", ;'a ,- -- _.. _._ ~y~~~~ / / ... _LL- t .... .. "'SL- ~.. .. -< 1 ~ _ / ~ / -'fir '~' _ _ , - _ _ _.., ~/ .~ ~ ,. _.... .__. .~ _ ., .._ ~ •. .. ,. - -' ~ \' ~_ . ~ .. ~ ~_., ~fi ~ ~. ,~``_1.~..._...~ .\\\RT''\c. ... 1:_N.`~ ~.!~/f /2' -__"-. ~///~//~ //ice' ._._._. ... _._.......____.-., . Al/G. NATURAL SLOPE = ~ ~0~'~" ~O`G'~ ~0~~'O-looZ.sl / 5Z fi 3z / Z Z9.3"!0 T.~~; o BRITTANY Di~~VE RMR sign Group ~ V z TRACT 5073 v,.en.r., eno,o..r., L~nd~e~p• AroAlt~et• ~ DUBLIN, CALIFORNIA oo, „ao BunwtAwnr• &YbA a,aeeoeaoo SCALE:1".20' AUGUST, 2000 Coioond'~'°'~o°°'o rw:mswo~ 20001-20-036 3 s~ l 1 i 1 l .! 1 1 i PLANT LIST TREES Bcunkal Nam ~ Com nNa= g'xe ~_ er n. PY nll J i'BnefoN' FlovermF liu '_~ Mn Cellis immus CM1ircae Hrtllvrry b'6~x ert. Ulmm Nnifolia'Grtcn SM1Ow CM1ircu Elm 1J'14ix Fn ' , mondii 0.arwmd Ash +J" Rux Ahem Trtn ,'Ynm M, u a 'm TTan ~i l ~noP m ~ G KNlrtmvia L.~emmmmm mein CnN Myrtle n nS- I~rLe 3'' S H U ( ~ PM1minia fnuri PM1dinia ital. J'oc. ~ f v - Liqupnm japonin'Tezmnm' Privet ital. f n[. \ / u Lavann roses T'¢Mallew 5(ial. J"o.v'. CnnolM1m'lnlia PLelpi CeanoNm iWl. lnv. SHRUBS-J'-I' ull mNinon Abelia Me.innA4lin SGiI. ' Diosm pulaM1mm BrtnM1 pfHnven ital. Tmrcdnm rnli[pa cemn.neer - ifHl. Vi inu pdng m9un m In m inu ~ s iGl. u~ ~ ~N y R n 'T RI ~ R mary ital. ~ n.. g11RUDS - PJ' mll gollp M1emropM1Ylb Auunlian Bluebell Cueper I Gal. 10 0.[. Emvllonu mrti F Ilonia I Gal. lll" r. . Diela veiav FanniRM1l Lily IGnI. i0"na. RhaPLiolepia ineicn'SPrinBlim<' Intlia llawllwrn I GN. JO'1... Cisma M1ybritlus Ra4mse I(inl. Jn"n.c. tavmeuta imermNia'Proveve' LamMer IGd. 1p"o.P. EurYnps pttlinvm EuryoN IGaI. l0"ac. Samolin vinna Lnminu IGaI. 10'u.c. ACCEYI'SHRUBS CM1VianNm'BOVIn Mauve' Wdl(bwca IGaI. 11'0[. Apymlbm'Pam Pan' lily 61M1CNile IGaI. IPnc. Hemnonllia Rybries'Evm,~zn' Drylily IGd. IPne. _ TnchelmNrmum nini<um Sur Jasmine IGd. IY'e.c. Feli[iumdlpidee Blue MVRuedm IGaI. IC'n.e. Ida eouglasima Cdifomia lria IGvt. Ig'nc. Pem¢mon'Applc Blosmm'ar Bear Tongue IGd. IB"o.<. 'MienigM1l Blue NDCOVEII C R O U T fbsmvinus'Prminmi Drvf 0.aumarY Flma h.. o.c. ~ }h Myopomm'PPIN Gee4' MyoNmm Flvs I?"n.c. ' ~ I~ } At~[ia rMOlem I IGd. I Gal. -e" ac. J n ~ ~ ~ ~ ~ C U t N F, ' I^ ~' < P U D .-1 ~ < n L1 I' < < ~ C m C 2 Z ~ O V] U ~ < tv (A ~ • ~ J ~ ~ < U < < c !J L U U QS A L vl ~.J rn V < F J W '~ i ~ E- ~ o `- z a ~[ < < e < ' U/-~.J .~ N o F V 1...... (~ ~ ~ . ..j~......... O O O N F Q V .~ O O tt~ LL J Z 1- U U Q '.r..l ~-- ~ ~ z m - ~ ~ o - 0 m ui J Q U N LOT NO. 8 26 FRONT ~~~ LOT 9 FRONT ELEVATION 0 BRITTANY DRIVE RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 D U B L I N RIGHT uu~r FECE 1.11E ~ 6 FT REAR 0 C A L I F O R N I A raaoF, n.~r rn.e (ciw~ a oR txrrml Mu.S soazoMK ~rn~ o[rnas i~eu,m vnm. rwGOrb rnoo aur,ets nen+ - zu woo rurnfv rooc sEtT. Au~v b~ coat ' FIRS PROfELTiKM • fil1Y SNOK1m oooll O1 NOVEMBER 2000 ° ~' ~~ 9' 4' 8' second OOll atpl.dwg PAGE BLACK MOUNTAIN DEVELOPMENT ROOF PLAN LOWER FLOOR MAIN FLOOR LOT 9 FLOOR & ROOF PLANS O BRITTANY DRIVE MAIN LEVEL 2,127 SF LOWER LEVEL 1,300 SF O LIVING TOTAL 3,427 SF RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 D U B L I N C A L I F O R N I A oooll ~~ O 3' 4' 6' 0' 16' O1 NOVEMBER 2000 ooi~ TATS 7 o ii.a.a PAGE BLACK MOUNTAIN DEVELOPMENT m rww~rve ec. Average Slope = 43.490 ------------------------------------------------------------------------ Maximum Height = 25' + 15' = 40' ALLOWABLE HEIG PROPOSED HEIGHT 12 ~ D 634] 9' MAXIMUM HEIGI above natural grade easy LOT 9 CROSS SECTION BRITTANY DRIVE RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 5090 line of lower floor ~ _ / o 0 _____ MIDPOINT _of _NATURAL GRADE_CONTACT _ 6' MAXIMUM HEIGHT above finished grade ALLOWABLE for 5090 of LOWER FLOOR ;° 0 0 D U B L I N C A L I F O R N I A w~ z! a! ~i E-~ i ~i w 0, 0 a a. 00011 11JY~1 O 1 NOVEMBER 2000 ° '~ '~'~ `~f/"~ °~ oo~i coTS ~ s ii.a.` PAGE !-~ BLACK MOUNTAIN DEVELOPMENT m~wc~~a+ucw ;~. 1 "I ~ 1~ ~- "_~~ r'_ I ,~ ~'~{~,`1 '~" ~l' F~:~ 1~...,1 / ~.. / ~. _ Y u :v. ' ~\ ~R GE YNL~T ~ P/~ ~~ ~, ~.^--- ~- ---- ~ _~~ _ ,~ .-~ ~ -- ,,,\ ~` gRl?ANY . ~ m ~ ~ ~ +~ ~,~ _ t-- -- -~- - __ __ _ ,,, ~__ __. ~ ~ ~' I i pA0 ~Z¢It5' ' '' ~ ~RP~tJ ~ ~ ~~ ~ . .. ,..~~ , / ~'~ /~ „ '.~' . , ~? ~. ~i ,-~~. ~' "' ~ /'/ ~/ ~ ~ ; / , j /~ ~ i//'i. j :' ~,j ~, ,. / l•~~ ~ ' %^ j/ ' /: /, J; , J ~ ' ~ I,OT AREA'" _ ..1.3,21 '~. lam. ~ ..-- '' ~~ L_----- i ~, ~ ~ ~ . ~`_ _-- ~~ --'- E\ A -=1- -- ~Zy_D f~ ~.. c\ ,. ~ -~ ~ . _.__ -, 61~~tE'AREA PERCENTAGE = - X6.3% (" Avg. N.4TUiQAL SLO~'F = 5 BRITTANY Db~ VE Z TRACT 5073 O DUBLIN, CALIFORP1sA 1O SCALE:1".20' AUCtUST, 2000 .. - -:.~ -'~1~RIP C~r~~ ~V 1 r"P~E~ `, .J/- _ _. ,... ..__, _.. --- _~ .... -._ 20001-~~-n.~s~.-~ 1 .~ 1 1 1 t~ 1 J Ov 1 ®®~ O w= , FI' fD~ 11 II O U ~ O C 1JS~f1 0 Jv 1 1 i 1 ~ 1 F ~~__ 1 --- 1 wd Za Wpp O ~ 1 1 I l 1 1 1 1 1 1 11,q I L__-- - ,D 1 ' II~~~I~u~a4 Z Y [. 111 111 K y~ ~~ I . a a • a ~t 1 1 ~ OOLL -- _ Jfl 1 1 ~` ~ i 1 1 Z` 1 1 1 K 1 r 111 11 Ra 000 111 1 1 1 _= r 1 fY, p r 1 Yn 1 1 s '1 w 1 ~~ 1 m 1 1 ~~ '~ o~ ~~ ~ ~ ~~ 2 ~~ PLANT LIST TREES Oannical Nann Common Na~ue Si<u n ~~jj--vv~~ l ana'BrWfortl' y II Flaxe+in[ Pcar `a' Ma . ~ na in • •,' C hk a ` m CM1ineaH 4M1Crry lJ'R x ~ `~ Ulm wrvilolia'ert<n SM1OWen: chineu Elm ]a"Ilna 1 1 ~ H Fnainm nymontlii Raywootl Ails V'11.n ~ Attml Traea ' ® j ^ Cma<gua Dhaenopyru Malus Oar EvMa WuM1ingbn Thom CraWpple 1 Koelreman 1 la[cmrmnia iNka Cmpe Mynly SI IItURS - I~rfe 5'w PM1minia fnmi Phmini a ital. ~'o Liguvmm japonka'Tevnum Pri Vm ital. J'rta. la vm ro¢a K T Malt. i Gal, J' nc. CnnaM1m'lulia l'M1<I% Cwnmhus teal. ~'no. $IIRDD$ - J'a' nll 1 Abelia gn~MiOOm Mni<an AklLi ital. Dimma pulchrmn Bmalh ofHmrn ital. Tcuc um fmlicans GemuMm ital. ~ O vibmm~m unn,•swing Bagn<i L,amninnf iml. r . 1 Pmmninm'Tu¢an Blue' Roumary ital. )'ac. g $HRU65-!'3'fall Sollya khrophylk Aminlian BluekllCRpv IGaI. l0-n.c. Fxallmiumi ~ Evallmia IUI. Jo'ac. Dinn rgcla FmniNl Lily I (ial. i0'na. RNphiolepiaiMica'Spinglime' IMia l4whgn I OaI. JO' uo. Cifml hybWUS Pac4mu IGaI. JU-~~c. IavaMuk imvmetlia'Pmcur<' Livuder IGaI. lg'o.c. Euryops pttlinatw EuryoDa IG<I. Jg'a.c. s.mow. dmnf 5.nmfin, Ica. Jo-n.<. ACCEt?EHRULLS Ckrknthua'Bwln Mauve' WalOp.er IGaI. Ig'o.c. AppamM1m'Pcmr Pan' LiIYbGIM1eNik IGaI. Ig'e.c. Hemeraallis hybritls'Everymi DIYIIIY IGaI. Ig'o.<. TracM1ampcrmum asklicum Skr laanin< IGaI. IPa.c. Fdieia amdloitlef Olue MVgucrilc IGd. 11"o.c. Iris tlouglnkm Glifomklnf IGaI. IL'o.c. < Prnnemon'Apple Bbflwn'or Bur TOngr IGa. IL'o.c. L 'MNnighl Glue' GROUNDCOVER Rmmarinua'Pmunmi Dwrf Re¢mary Fkls ^'o.c. Myvpprvm'PUUM1 Cne4' ~ Myppnum Flns IZ'o.<. Avcia l<dokm IGa. ICaI. ~'-0"o.c. g ~ ~ < L] oI V~ `I T =1 N < C Z ( J vI ~ H V Qj 6 Z N ~ Z t N U ~ F LtJ p', -3 r F O 0 O ) O_ Z U ~ ~ w o m (~'`1 ~ . . V a r. W O O O N ' Q F N Q t~ Z O c7 O LL ~ J Z F- U a ~ a ~ ~ Z r ` r ? ~ a. _ o m :` w J a U LOT NO. 9 ~.3~ 691b9 FRONT 4741 IWD 9t/~LKR ]!l4 iRM Uf~ltt IE191 LOLATIDII RIGHT L - _ _ _ _ vAINTm row sttr. Rg1iP 6ARA6E DOOR s' nt~ fGU55 s oR E>ErTEW STUCCO 51Diw, PAINTED ST1CC0 OJ6i FOAM TRW iNSA.ATED VMYt, r'11mpK REAR LOT 10 ELEVATIONS 0 BRITTANY DRIVE RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2860 F 415.394.8767 O D B L I N 0 C A L I F O R N I A .~r 00011 ~J'L~~1 O1 NOVEMBER 2000 ° ~~ ~ 3~ a~ °~ 0011 LOTS 8 10 12.deg PAGE BLACK MOUNTAIN DEVELOPMENT ROOF PLAN LOWER FLOOR ~" MAIN FLOOR LOT 10 FLOOR & ROOF PLANS O BRITTANY DRIVE RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 D U B L I N 0 C A L I F O R N I A MAIN LEVEL 2,136 SF LOWER LEVEL 1,300 SF LIVING TOTAL 3,438 SF 00o I 1 ^s~~ O 2' 4' 6' D' 16' 01 NOVEMBER 2000 oou wTS a ~0 12.dwQ PAGE BLACK MOUNTAIN DEVELOPMENT d 'V ,I .~ ~~ Average Slope = 45.3% ALLOWABLE HEIGHT Maximum height = 25' + 15' = 40' PROPOSED HEIGHT 12 ~ D a3u esu 9' MAXIMUM HEIGHT above natural grade _ ~ i m i 5090 line of lower flo/or i r i MID POINT of NATURAL GRADE CONTACT 6' MAXIMUM HEIGHT above finished grade i i- ALLOWABLE for 5090 of LOWER FLOOR i T LOT 10 CROSS SECTION O BRITTANY DRIVE RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 D U B L I N O C A L I F O R N I A i .D i m .D w z~ -~ _ ~., Fi a, w a 0 o: a 00011 n.J'L.~"1 O 1 NOVEMBER 2000 ° '~ '~ 3~ `~ °~ oou LOTS a ~o ~z.a,.` PAGE BLACK MOUNTAIN DEVELOPMENT ~ ~ s ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~:: `~ ~- 0 1 _L- --- l j ~[~ l \\ ~~-_ --' ``\ ~~ \Vr, ~~ ~r~ .. ~ ~® RET ' N I~Y.4L 1 - ~ ~~~,~ saner FrE~ar~, J _ ~ \~r" BR1 TAY I ~~ a ,.. \~" ~ J : _ - -.. ,- i PAD`6 ` .4 - '~ 01 'N ~ ~1 ~ ~ i i /~ J. ., ~~//, i ~ ,/ /% i i ., ' ~ ~ / ~ ~, ~jC' /~ ., ~ ~~~ 0 ./ ~.~~ .~ /- ~_ ~ ~ ~~ b i % %~- ~~ / i / . ~~. j.__- _ } \ ~OVE -. „`rid. ~ __ ~_ ..,\ -„\ ~ ~ AvG, NATURAL SLOPE _ `~'`~°-'S~~-°+ ~OZ'~' 3i ~o, sl/ Z ?~° i',. A ~ f `~ .. s '- ~~ /~, i.. ~ _. _ ... .__.. y`.v . 1~. ~__. _. __.. ... ~-,_ __ ~ f------ ~- , ... ..~ .-.- __. ~ ~ i _ -_ i~ / - • l _ / .. -- ~~ 3-24" OAKS ,_..___. i ~ ,.. i /' i X ~ ~. / // ~ ARE., ~- T1,947 SF 45,3 A ~. 2I8@-SF AGE 'I8:1 ABLE x_.,35% ,i g ~ o BRITTANY DRIVE RMR Design Group y J TRACT 507 `°~° Ii r ~ O Pl~nntaro, Eny~noor°, L°nd°aop• Arehitset• `J 1 DUBLIN, CALIFORNIA t~~~~,9i1iA ~ta~~ ° SCALE:1"=20' QUG,LlST, 2000 ~010°'"'~°1°°D°°t° ~°B°°7°~ -11 1 {. ~~- ~1, F~ .~~1 / -' ___- ~-' _`- ~~ -- j~ -~ i \ l -I l -R1 E ~~ 0~ '' ~ _. ;_ _._ _• _. ,, ,~ _- --_ r. -,- ~ _... _- ~. ,.- - f ...~ I -_ \ ,+ s •I 20001-20-0363 1 1 1 t 1 1 1 PLANT LIST TREES Baunipl Vame Cammeo Nvng Sim _- R Tm< Pyru ullcryana'Bntlfvd' Flwermg A,r L'bue Cetus smensis CM1ineae HulM1Crry V' D.n Ulmm prvi(olia •Grttn Showcn: GM1lnac Elm +_a' pes Fn,inm nymmdi4 a Reywmd A,M1 Ia'ILn ' _ Att Tren ~ I `/y~/y Cn pus NnrnoPYrum WWinpon TMrn ) Malm ponbuMa E ~ ' CnWple Krclmmcru I ~ ~Y -e~RY lApcmmcmia iMiu Crape Mynb S HR U LLS- Lane S~ /" ~ ~ D v n PM1 PMriei S mpponica'Tessnum' e„n 1 ~ / GaL rn~c. La ~J Trte M<Ibw ital. J'ac. CeamM1m'lulb PM1dp' CnnaM1ua ital. a'nc. snrtuns - J•s rat ® Abeee gn~ainpn Me,ban nneh, sail. ' Oi~ a~ Ichrv Brt~l'of H<avm ital. T u lm leans @ Mn ital. 4 Viburnum linua'Spin; poqu<f Laumminm ital. i'~< 0.oamarinm'TUSCan BIu1 Rnsmary JGaI. t'wc. SHRUBS-'_'J•ull Sollya M1nnophYlla Anunfun Rluebdl Cru[pr IGaI. JO-n.c. Eecallmiarmi Evllonia I Gd, 111 u.c. Di<[ea re4eu FpnniplA LiIY I fiat. JO n.c. RlupM1ioleph iMica'SPrinSime' IMia llawMrn I(lal. lu^u.c. I Cirrus hybddm Ra4mre teal. lU'u.c. IiveMu6 inmmacdia'Ppvence' Larcndcr IGaI. lU'e.c. Euryop pttlinawa Euryop IGaI. 10'n.c. ' Samolim virtus Semolina IGaI. IDb.c. ACCENT SHRUBS CM1eriamhns'Buwles Mauv2 WJIBpwer I Gul. Ip"o u. AgapamM1US'Pmer Pan' ® Lily-ofiM1<-Nilc IGJ. 18"0<. Hem<rwuia nrbdea'E.<rem<, Dayrly Ica. Ig-oe. Tra<M1<lompm~u ei.neum a snrl.a m I cal. Ir'o p Feliciaa Ilpidn M pbe Mergumim ICJ. Ifl"a.c. Iris dovgluiana California lril IGaI. 18'bc. Pem¢mpn'Applc Blonom'or Bor TOnguc IGaI. 18"oc. 'MidnigM1l pluc' GROU.VDCOVER Rmmarinm'Prmlra[ui • Dwarf ROSCmary Flau ^"o.o. / Myopmm'PmeM1 Creh' Myopaum Flau L"p.c. ncacia rtaolcns l cJ. I cal. r-a-p.a. / el h W Z W o W ~ U t h _ ti V ~ .] P O W Z ~ U F- < < ~ m C C o Z ~ O .c (n U ~ < W ~ ~ • ~ ~ < U < f pI L1 L N V ~/ L Z m < L < W o f/J U ~ F J W r/1 y 'J n Z U J J <v G j. • ~~ a . ~. •.. .. ..p~..... .... O O O N W °~ F ~ _ a ~ 0 ^ ~ O u- ~ J Q ~ Z ~' ~ Q U Q ~ ~ ~- ~ ~ m ~ ~. Q. , . r w J Q U j LOT NO. 10 36 bu.n FRONT RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 D U B L I N FBIGE UE : h Ft: RIGHT C A L I F O R N I A DOF: FL1r nLE fCU55 B Oit BETrHU NLLS HORIIDRfr151DIN6 ewts ~uhv vnm ~roge-, rneo TRIM - 2ra V170D PAINiFD HOOD SEyT, Rg1ip GARAGE 0.'17R ' FIRE FRpfELTTION - flAJ.Y SPRIIKL® 00011 I~.n.l+~1 O 1 NOVEMBER 2000 °'~ ~~ ~~ 4~ e~ 0011 LOTS 7 9 11.deg PAGE ~ ICJ BLACK MOUNTAIN DEVELOPMENT r LOT 11 REAR FRONT ELEVATION 0 BRITTANY DRIVE 0 ~~~~~~,~ ROOF PLAN RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 LOWER FLOOR ~~ FMIT RAN/4N6 N 6VIHIY I' KRM ~ FOl9l lLJ 914a \ N as r- -J I \ rc~ 0~ LOT 11 FLOOR & ROOF PLANS O BRITTANY DRIVE O D U B L I N ~ C A L I F O R N I A dreMeereurr (I,TMxF®~. ~. m Fxanane nc. ~~ ~_ MAIN FLOOR MAIN LEVEL 2,127 SF LOWER LEVEL 1,300 SF LIVING TOTAL 3,427 SF 00011 r'L~'~f1 O Z' 4' 6' 8' 16' O1 NOVEMBER 2000 ooii Lo'rs ~ s 11.dw` PAGE BLACK MOUNTAIN DEVELOPMENT Average Slope = 46.5% ALLOWABLE HEIGHT Maximum Height = 25' + 15' = 40' PROPOSED HEIGHT 9' MAXIMUM HEIGHT above natural grade 12 ~ D ~., 6973 RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8787 i 614.7 - ~ `fl i c 50% line of `t' ~ lower floor ~ i MID POINT of NATURAL GRADE C NTACT ~ ~ ° 6' MAXIMUM HEIGHT above finished grade - ~ ALLOWABLE for 50% of LOWER FLOOR ° i m i m ~ i ~ ~ i wi zi ai ~., i Fi ai w LOT 11 0 CROSS SECTION a O BRITTANY DRIVE O D U B L I N C A L I F O R N I A 00011 o r ~~~' O1 NOVEMBER 2000 oott LOTS 7 e tt.e.` PAGE ""°"~'~'°" BLACK MOUNTAIN DEVELOPMENT m •Vn.,cn,e nc ,:: ~ ~' LE~~ND.; ~ bRA/~fAls~E /N[ET ~ P/f~ x :;r~+. TA N/N~ {1GgLL ~ ~.-- ~ C,. f GbP.4/~4G~E J ~ ti~ f ..- ~ ~ - ~0~-l X +~ ~ ~ ~~_ ~ ~ ~ ,, ~ ~ _~ /' y ~ ~ J~ 1 _.- - _ __ --"- _ 1 1 ,. __:...1 Y _.... ~. 1 ^ ___ _ -~.___..... .. - ~ - _ .~.. .~ ~ ~ i ~ - - _. -'. ... .... rye. ~ .._..f" ::." -_ --- ~ e+tc _ _ - ~ ---- _ 1- , ~~- -... _ ~.~ ..----- ~'~. q/-~ - i --- _.._-" , 1 I\ O ,,` / ,' \ ++ grL 1 ,N X03 ,~./(P~n,~,gq.0 \ 2~, tip . ~~ ~, ~~(o5q' AREA pkA$ ~ `, < X0.0,,.' - ~' , ~"-r'P~. ,.. '~ ~ ~ ~ ~~ ~ ~ ~~ - Q . ~ '. - - , ,~ _, J - ~p -- ..-.... ~ _. -" LOWS . : ~' _ _. { -__ ~ - _ __ P _ - . __. --_ l--P ~' ~ - -- ,~ p 0... , . ~P C o -- ~ ~ w~ 1 ; (~ _ ,. ___ _._ ;s ..._ y ~ -'' 60.0 _... --- ` _- ,- ,.. ,. --- ' , ... ~. •' ~ .~ / /~/ i ~ ~_ _ % .' ~.. ~~ ,. -' .. ~^' ~ i .. ~ _/ ~ ~ _." Y' _ _ _ .. .. .. ~ % // . i' = ~" ~ i / ' i i i !i ~, ' " ~ i i --.. -..-.-.. '... . .' .. / ~ ~ / j - ~ ' ~ ~` / j - ~ ~- / ~' i ' __- __..._ _~. -'i -,,.~. ~._ ~_.f`-~-__ .ter=~_-_. /` ..5i../. .,i ~'"~ - i~_- '_.. ~ ,/ - " _ ~. _ -__ - -~. .i:C1'I' AA1aA 11 b3 F SS ~. •_ ;- i ,(~ -'./ LEVY AYtEA ~ "".2,850 SF -_,.-..--~- -- -... iAV~E.?-LEVEI~~ ~ 1.3 - -- - - - ~ _ ~ -- ,a,~ ~ --'~ - ._ - ' y~b~J TOT _. E ~A~LEA~~--2;t~8~S -_ _ __ _.. . t .. ~,' : '..:. COVERAf?E-AR~A~PFsRC~EIVTAGE _• 1$:~°lo \ -- - _ AVE. NATURAL SLOPE _ ~ ~~ • 3231,0+ 643.~1e25.o~ ~ ~ / S ,/o Z `too -~ . ~ o BRITTANY DRIVE RMR Design Group Z TRACT 5073 Pl~nn~r°, Enplnur°, L~nd~e~p• Areh N~et• ® ~ DUBLIN, CALIFORNIA ,,,o~,,,,,r,,,,,.1111°,~A a,gaeeesoo SCALE:1".20' /1UGU$T, 2000 r°ivoi°'Geaa°°°io ~:aeso~m 20001-20-0363 PLANT LIST TREES xauninl Vame Commnn YV_ Sge Cananv Trcea ' Pnua callerYana'BMtnrd' Fle+<rinB POr '_a lua ' Ctllis sinmsn CM1inex H¢8heny L UOx 'Ulmus lurvifolia'G~xn SlwKn: CM1ine~Elm ]J'Rnx Fruinus nynwMii Ray.aN AJ. '~ Ib, Aecant Trtes y^ CnucSus pl~snopYrum t / ( y WaNinyton lTUn Malin Ooribunda f ~ P ~ Gnmpple 1 y ~ Kalrtumia `~VYaV Lagm~xmia intlka CnR Mynlc Pbounia fnuri Liyunnm ppomca'Texamm~' PM1ainia Prive i Gal. ital. J' o c. J'o.<. J' I~WI[n rmea Trte Mallow ital. o.c. L~ ceanorhna~mu. rl<Ips' cn~~hna ial. rac. sxnugs-J'-1' un ~, y yrandi0or A lia a on Ahelia M ;Gal. { ( / / / o a ~D~ em p Ichrum R B aIM1 Of Heavrn Gal. [~ / / ~ l Teucdwn (nniom Gcrmandcr _ i Gal. L~ Viburnum linm'Spnng Beuquci launninus iG+l. Rmmvinns'Tuuan Blue' 0.osem+ry JGaI. , nc. BHRUIIB - I'-J' ull ~ ~Ir"s' (~ ~ ~ Sollya heu,ophylla Auilmlian Bluahell Crteper I Gal. JU-.,c ' ~ ' ' ~ J E¢dlTiuerri Eaulbnu I Gal. ..c. i0 7 ~ IdJ l ~ Dinn vnym FonniLFI LiIY IG+I. i0 nc. ' _ Rluphiol[PisiMica'SPiniume' IMia llawMrn I(ial. ...c. lU Cislm hytridm Rmkmae IG+I. JO .u. " IwcMUl+inarmedi+'Pmverce' larader IGaI. ,U u.c. ' Euryops pmlinatm Euryops I G+I. nc. JU ' S hna ri^"` SnNliru 1 Gal. i0 U.c. ACCENT SHRUBS CM1Criamhm'Bpwln.Mauve' WdlBOw ® Aypamhm'Pemr P+n' LilYbf-rM1e-Nils Hememe+llis hybfiES'Evtm rten Drylily Tr+chtlmperm ueu Aul+smine _ Fdmi mmomn owe M.nneaa Iris douglviam California Iris Pcnsamon'Apple Blosmm'or Bc+r Tongue 'Midnight Blue' D C O V E R R O N G O ~ Raamuinus'Prminms' DwufRmem+n } , ~ , ` Myoporun'PumM1 CneB' MYOponm I ~ L-~ ~ Acacn redolent IGd. I cae IB-o-c. I G+I. I B' o c. l Gal. Itl"o.c. 1 cal. l&"o.c. I GaL IB"oc. I cal. le-o-e. I Gal. 18"a.c. Flau C"oc Flau 1'"o.c h W [aj L' U' Z N F F Iii < ° c W t < U F < < z c O S to C ¢ v. ~ < O >. rn V ~ W h IY - ~ ~ t N V ~ Q < ~ ~ ~ + QS a L h ¢ < L < I.~ ~ W ~ a F ° p ° > Z a V .J .] N p I.W. r^ ...... V 1.... ..... T a. ..e .... .. .... I G I, J' o" a c. p O O N W °~ F ~ Q U ~ ~ Q ~ LL_ J Z U v a ~ ~ _ ~- ~ m ~ o 0 m `~ w J Q U !n LOT NO. 11 641.1 FRONT RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 D U B L I N ,~.~ ~~~ ~~~„~ C A L I F O R N I A aocF ~rur ntE (cun 6 q¢ eErrH+J rues NOrtizprtr~ siaN6 oerni~s~ SHn~,~uo~r, ~~..hv vom. rurvor6 rwo at~c~rs rgpD sHm9t5 PNNILD lWD $EGT. RCLL~A rim rnattxrna~ - nur SPRIW.LED 00011 n.J'1..r~1 O1 NOVEMBER 2000 ° P 2~ 3~ 4~ 6~ OOII FATS B 10 12.dwg PAGE BLACK MOUNTAIN DEVELOPMENT LOT 12 REAR ELEVATIONS O BRITTANY DRIVE O ROOF PLAN vxc u eed x O LOWER FLOOR deck beb.+ »~,~ o..e~~ .,x. i r i i ~ -~---~- i ~ J 3 w~ ~ ~m norm ,uwr mue, I e O ° '--- - ---- '. ~.~ ,,."e s,~ LOT 12 FLOOR & ROOF PLANS BRITTANY DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 D U B L I N ~ C A L I P O R N I A MAIN FLOOR MAIN LEVEL 2,138 SF L01YER LEVEL 1,300 SF LIVING TOTAL 3,438 SF 00o I I rtirti.r~ O 7' 4' 6' D' 16' O1 NOVEMBER 2000 ooii wrs a io ~z.a.i PAGE BLACK MOUNTAIN DEVELOPMENT Average Slope = 52.6 ALLOWABLE HEIGHT Maximum height = 25' + 15' = 40' PROPOSED HEIGHT 12 ~ D ~~ 9' MAXIMUM HEIGHT above natural grade assn tsss~ i c i 50% line of m i O i lower floor ~ i _ MID POINT of NATURAL GRADE CONTACT ~ ~ 6' MAXIMUM HEIGHT above finished grade - ~ ALLOWABLE for 50~ of LOWER FLOOR ° i ~ m i m O i ' i O i Wi zi ai },i Fi ~j W LOT 12 0 CROSS SECTION oa. O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 D U B L I N C A L I F O R N I A OIONOVEMBER 2000 ~ ~~~ oott tars a to tz.a.s PACE A '"c"""'"'° BLACK MOUNTAIN DEVELOPMENT L~ ~~w.. ~ NYI~IKM,G L~E~END j' / ~ ~ ~% ~ ate' ,dR~4/rIb1GE /rVGET ~ P/ ~~ -- ~-" ~ ~ ~ RETA/N/~tl~ WRLG ~ ~--_ f 1`~1 ~ '~ ~ , ~~ ~_~ Oi LbP~4/•tyt4~E t ~._. /, ,~ / ~,... ~ ~..~ =~T ELEJ1gT/ON 4j1~~ ~ ~. / -f ° ~ / ~ j- ^- I ~ ~ ~ i ` ter' ` __- - - ,~._. --- ~~ i ~ ~ ~J ~- ,, - rp ,~ , I ~i BR~TTANY( ~ c~~ ~ ,,ti J I xi +~hA~ ~ r ~~, c o. 1 i .. .-_. .. 0. .. ~ y I ~~ ._.. . _ _.. , r. ~, ~~~ ,~ ,, ~y L,~ o _ _-_" o ~ I ~, :. ,, f ~j~~ ----__ .... ----- ---.- o ~ -,~ t, 1 ~ , __.._-~---..__ _- 1' I (11 a X i i ..~r~_ __ ~ _ -_ -.. ., .~ ._ . ~ ~ .. _._... _ UPPER fF_=la~J.2 _ .-._.. - _lsl, ~ r. ~. _ ... _ ~ i .1 %' i ate. _ . _....... _ -, .. _ . _ _._. i/; .. ~., ~ I ~r ._ __ _.._ ~ ~- _. _ _. .. _ _ ._ - __ j _ _ i ~ _ _ __ ~~ -- ---- ------- i_._--- - f, _ _ _ _ -- ~.~ .t. _ _. __ _ / .,, 5 `. ~ X t -- --- ~._ _-- - --- _. ~- ' '~. / .. _ . ..' _. . ~. - _ - %~1~J ;' ,' ,,'~.~ • ~ ~'"- -~~, `LOT~RI~EA- ,~1~ la6~SI'~ _.. ~ -- ~ ~ _ ,• % ~ /, ~~• ..,,,..~'. ... ! \. „ _ "fOT LEVEL AREA ~ . / _._.. LIVING '' _.3;3 ... ~A--'169 SP i ' ..*i..,... . ..- ,_. .. ' TO~CQ ~.. ~. ~~,~~' ; ` ~ M _.. .:. r. _ _ "COVE GE` P CENTAGS -~ AVG. NATURAL SLOPE _ ((olal. 52 31.6t (n5'„ 323.01 2 = J S2, Ca -~ ~~ 5 BRITTANY DRIVE RMR Design Group ~ TRACT 5073 Z Pl~nn~r~, Enylno~ro, L~ndooape Arohlt~oto ~ DUBLIN, CALIFORNIA tt30tNnwRAwiw,&IMA 1sto~ttesaaoo n~ SCALE:1"=20' ,gUCrUST, 2000 Coioond'G°t~°°°'o ti"`°ee°'°' 20001-20-036. 1 1 1 .. 1 1 1 1 1 1 1 PLANT LIST TREF_S Dounical NUmt Common Na_ Slxa Ca^p^]'Tnn PYrvs cnllerYana'BrMlorJ' Flowering l4ar ':J'Wn Cdliuinenns CM1ircae Haollem 2T IWx Ulmua ryrvifplia'4nen SM1O.en: CM1in«Elm 8a"h:. Frvinm nYmoMii RaY°ad /.:M1 '_J-IWe Aennl Tren Cruugus phamepYrvm wuM1inglm Tlmn: Malin DOnbuMa Crabapple Koclnmvia L+LCnmocmia iMka Cnq Mynlc S H R U D S - large ~ ~ f ~ I ''f PM1erinu frami ~ V PM1minia 561. J'p.c. Liqunrvmjappn¢a'Ttaannm' f _ \ J I Priva ital. J'a.c. Lavaun rom u Trcc MJIO. i 4a1. J' a.c, CearolM1U3'lulia PM1elpi CcanmM1oa ital. So.c. vlrsuns a'.J• un Abtlia yraiWinon Dievnam IcM1rvm Mea pan AM1elia Brul ofHn to SGaI. i4al. rtn n rrvuc.n3 . ctml na.r - i o.l. Viburnum linos'Sping Bw9uti faumlinm - ital. Ro3mninus'Tu3can Blue' 0.mcmary SGaI. ~ m.. sununs - rs• fa1 cony, M1m.mpxyna Ananuan awtetnC~gr Iml. la-n.r. Escabnia um E¢allrou IGJ. lp'..<. Ditln rgna FmnigN Lily 14x1. i0 n.c. 0.bapM1ielepi3iMita'SginOime' IMia llawlMm IGaI. 1P'uc. Civuf M1YbriEU3 Rockmc I (ul. :u'...c UvmWUh inmrmad'u'Pmrvu' Lavenlc IGaI. i&"wp. . Euryoq q<liiuu3 Euryoq IC.aI. JD'~c. snlplin. Jnn3 snlnlina Iml. 1&-p.t. ACCEM SHRUDS CM1erumM1Oa'BOrvln Maure' Walnowv IGa. IB°p.c. ApgmM1ua'Penr Pan' Lilyropbe-Nils Icel. If'o.c. Hemcmnllif bybriEa'Everyeen' gylily I Ga. I8'uc. TncM1elmgrmum uimeum Sur lawine ICJ. IB'o.c. Fdicia amabiEn Blue MUgunim 14J. It"o.c. Iri3 dough3um Calif ulris Icel. If'o.c. Ptnnemon'Appn Bbuom'or Bin TpnBUe IGtl. I8'o.c. 'MiEnigll Dlui CROUNDCOVER T 0.ounuinm'Pmsmtui Onr(ROUmary Flau I" ~ }h MYOporvm'PuuM1 Clsk' MYOPO^~m Flau I._ } ~J nucia rtdolm3 Ica. I cal. rn z ~ n ~ W c V f+ J H Z y °5 ti V C J a m z < V t- ~ < ~ (] m C 2 S ~ O ~ (/) U ~ < L t (n Il' ~ ~ U < < ~ L N V QJ p, L < z ~ W o N U j E- JI W rn o. ., '. ~-' ~ ~ ~ > ~ ~' Z L ~ 2 ~ (.J J ..] N ~ I.W. W (~ ~ ~ ~ • Y a.. O N W °~ F _ a ~ p ~ o ¢ ~' O LL /~ ~ J Q Z F- U o t r ~ L f ~ J m Q Q . c II W J Q U LOT NO. 12 -;4 6 BRITTANY DRIVE tz ii ~0 9 e ~ > z 0 v; I ~ U Z _] O C S[LVER zo ~ o a m x ~ z a n 580 VICINITY MAP DEVELOPER: BLACK MOUNTAIN DEVELOPMENT 12 CROW CANYON COURT, SUITE 207 SAN RAMON, CA 94583 TEL: 925 855 1232 FAX: 925 855 1238 ARCHITECT: EDI ARCHITECTURE INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111 TEL: 415 362 2880 FAX: 415 394 8767 CIVIL ENGINEER: RMR DESIGN GROUP 1130 BURNETT AVENUE, SUITE A CONCORD CA 94520 LOT 8 City of Cnhlin p L S t'.,:, -: _2.12 ci / ~% ~, a~. ~~~ - ~~ `7 __ n~ nlr+i, s~ ~Z E.. Ti t.,,S_i;7~:C3 ~Irt~. -2. _. ____.. ALTERiJATE SOLUTION for LOTS 1, 8 & 9 In order to meet the new tree ordinance we aze proposing the flowing changes on LOTS 1,8and9. LOT 1 As shown on the site plan, we have reduce the width of the original house and relocated it on site to in order to avoid drip-line of the existing trees by a minimum of 5'. The overall look of the home will remain unchanged. LOTS8Rc9 These hvo lots have the lazgest existing trees and they aze strategically placed to intrude on the potential building sites. To avoid the trees, we developed a new floor plan that places more of the house on the uphill terrace. This allows the house and deck to pull at least 5' 2rvay from the existing drip-lines. Like the original house, this ALTERNATE plan, has the mass of the home is at the center reaz to allow for view corridors between homes and over the low sidewall hip roof forms. TEL: 510 686 6300 FAX: 510 686 0707 LOTS 7v 10, 11 and 12 These logs aze unchanged because there aze no trees to deal with. (See: 1 November 2000 LANDSCAPE ARCHITECT: submittal package, NOTE floor plan dimensions for the original plans should read 68'-6" x 54'-4". GATES & ASSOCIATES D ~ ^ ~~~~ D 2440 TASSAJARA LANE (lam" DANVILLE, CALIFORNIA 94526 ALTERNATE PROPOSAL for LOTS 1, 8 & 9 D TEL: 925 736 8176 FAX: 925 736 8184 FEB 1 2 2001 DESCRIPTION O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.382.2880 F 415.394.8767 D U B L I N C A L I F O R N I A CITY OF DUBLIN BUILDING INSPECTION DEPT. 0001 1 I'L"Y~1 06 FEBRUARY 2001 01234 ° second OOtI afpl.dwg PAGE I BLACK MOUNTAIN DEVELOPMENT LOT 10 RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, [NC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 D U B L I N O C A L I F O R N I A oool 1 a z~ <r" b~~~ 06 FEBRUARY 2001 2.. aou LOTS 7 B u.a.g PAGE BLACK MOUNTAIN DEVELOPMENT LV1 / STREETSCAPE O BRITTANY DRIVE RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 D U B L I N C A L I F O R N I A 00011 r'ti.r1.r~~1 06 FEBRUARY 2001 °'~'~3~'~ °~ second 0011 efp2.dwg PAGE BLACK MOUNTAIN DEVELOPMENT REARSCAPE O BRITTANY DRIVE O __ ALTERNATE iINAL ELEVATION JNE LOT 8-FRONT ALTERNATE TION 67].41 RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2660 F 415.394.6767 LOTS 8 & 9 ELEVATION COMPARISON O BRITTANY DRIVE O D U B L I N ~ C A L I F O R N I A ~~~ ~~ ®IIaIJ'IKTR iK. LOT 9-FRONT 00011 rL.rf~ 06 FEBRUARY 2001 °I7~3" B 0011 LOTS B 10 12.dwg PAGE /) BLACK MOUNTAIN DEVELOPMENT 41 I ~ -IN lV ALTERNATE ORIGINAL 610.0 RICHARD C. HANDLE N, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 941 1 1-3310 T h15.362.2fS60 F 415.394.(1767 619.0 LOT 8 CROSS SECTION COMPARISON O BRITTANY DRIVE O D U B L I N C A L I F O R N I A m~ 6025 W z a ~~ a~ oW. ~ °al °' I I I i i 00011 06 FEBRUARY 2001 °1'3° B nller SECTIONS.dwg PAGE HLACK MOUNTAIN DEVELOPMENT ALTERNATE ~, ~~ i LOT 9 aw, ~ ~ CROSS SECTION COMPARISON ~ O BRITTANY DRIVD C RICHARD C. HANDLEN, AIA 00011 I1 ~r1 EDI ARCHITECTURE, INC. D U B L I N c A. L I F O R N I A 0 .. 450 SANSOME SECOND FLOOR 06 FEBRUARY 2001 , SAN FRANCISCO, CA 94111-3310 ei<« secrior,s.a,.g PAGE ~~ Arthitmlurt HLACK MOUNTAIN DEVELOPMENT 11'74 BRITTANY --=---- ~---- ALLOIIABLE HEIGHT FOR !AT B LOT 9 ~- ~! - -- ----- -------10 ~IN~ ®F SIC~H~ i i ALTERNATE VIE~'V CORRIDOR SECTION-LOT 8/PLAN for 1174 BRITTANY O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. D U B L I N C A L I F O R N I A 00011 0 ~rf..('1 450 SANSOME, SECOND FLOOR 06 FEBRUARY 2001 SAN FRANCISCO, CA 94111-3310 am« SECT with ncighbon.dwg ppGg T 415.362.2880 F 415.394.8767 ""A=Ie`I°"_ BLACK MOUNTAIN DEVELOPMENT 1166 BRITTANY ALL011ABIE HBIGHT ~nT in E ~~ ~~ '~ ~;~ _ 'I ~ m IX ., ~F _ _ , _- _ ,~- ill _ i4 ~~- v l I ~ ~_- li l ~ ~_ A as 9 e ~i' d ~i \ ' i --' _J I I I II ~ I e I p '-~ __ /4r ~ .. .~~ I - ~ 9 § ~o ~~ _ =-~-. q - - ~ q; $ ~ 1~ ~ ~/" • i ~a - , ~ ~. I;~~ ALTERNATE " ~'" 41~~ i~un~i~ ~' VIEW CORRIDOR SECTION/PLAN for 1166 BRITTANY O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 ________ _ LINE_of_SIGHT ~-~r Z~ I =I , ~ ~~ m a i D U B L I N C A L I F O R N I A 00011 V~~1 06 FEBRUARY 2001 O ]' 4' 6' 0' 16' soar sECT won neighDora.dwg PAGE /'~ BLACK MOUNTAIN DEVELOPMENT ~[J RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 D U B L I N C A L I F O R N I A i. , ~a.q. 00011 a ~ a ~. 06 FEBRUARY 2001 second oou arpz.a,.g PAGE BLACK MOUNTAIN DEVELOPMENT Llbl l lAl~ 1 L1O1 Y L v i' FRONT RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 swco a ]s+wArw 7,a rorH r~xo vane unux nere~IOLAiKM rew.E are - s Pr. snva a uz roMn REAR LOT 8 ELEVATIONS O BRITTANY DRIVE D U B L I N O C A L I F O R N I A nnlulN.~ um: PcoP: s' n~ (ciASS a a¢ ffrraV Iw.LS snicco sync vernl~ srae w®t ALCFHr PAIHIFD 511C(O OhR FOAH lints Ir51LAT® NMl YUMX»'6 PAINIEV KIOD SFLT. NOLLiP PIRE PPmECmor+- nair sPaiwam 00011 RJ"LT~1 06 FEBRUARY 2001 ° '~ ' 3• ° a~ oou Fors a to L2.a,.g PAGE Q BLACK MOUNTAIN DEVELOPMENT (A DPCc SECOND FLOOR QILHRN L' ~J He0R00Y ~/ D6N OPTION ®ROOY E III /a I Be0R00Y RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 L~ V P SP Ce OLRAC6 LOT 8 FLOOR PLAN O BRITTANY DRIVE D U B L I N O / OWING L YORNINO ~ PAYILT C A L I F O R N I A BLACK MOUNTAIN DEVELOPMENT FIRST FLOOR FIRST FLOOR 2,157 SF SECOND FLOOR 655 SF LIVING TOTAL 2,812 SF 00011 ~1L.(-~1 06 FEBRUARY 2001 ° ' '~ 3' `~ ,>~ ee~a„a oou efpl.dng PAGE _____ Average_Slo~e___ 19_5%____________ ALLOWABLE HEIGHT ------------------------ Maximum height = 25' + 5' = 30' - ~ .- ' ±-6~'1' ~ PROPOSED HEIGHT •: :~ ~ L / ,. i,/ ~-~ _ 'i ~ `o_ ; ~ ,~' "'\ i. i ~ ,~ i 615 S ~ - j 7 / ~ 9' MAXIMUM HEIGHT ~ r .1 ~ I above natural `n ~ ~~ -' grade cO , i '"~ "' ~ MID POINT of NATURAL GRADE COTiTACT ' 607D I ~ ~ I ~ ~_ .: I ~ ~6' MAXIMUM HEIGHT above finished grade - ALLOWABLE for 50% of LOWER FLOOR ! i • i .., ~ ~ i i • ' i /~ ~~ ! ~ ~ '~ I ~ ~~; t - ~ ~ ~ X' z ~s .a \ F W LOT 8 0 ALTERNATE CROSS SECTION a O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA 00011 I'LfL~~ EDI ARCHITECTURE, INC. D u e L t N c n L t e a x N i n 450 SANSOME, SECOND FLOOR 07 FEBRUARY 2001 o r '~ 3• `~ °~ SAN FRANCISCO, CA 941 1 1-3310 IAT B.dwg PAGE IO T 415.36z.288o F 415.394.8767 ""n;""°"` BLACK MOUNTAIN DEVELOPMENT 1/ ~,~.®~ m. wvl+ia~u¢ w ~~~ 1 ti~~~ _ ~~~,;~~ !s DR~~(E- n ~ ~,.- _ B I ~~ a~ ;_ -- --- , -- ~ _ - i --- - ._ " __.. ~ ~ ,_-- - ~~ __.~ , ~ ji 1 ~` ~ ~ ~\ I ~ ~6~1. . 4i _ Tpo ' ~2z o ~ ~ ~ ~V 1 _ -- ~ - J ,.~ `, .©fT Q 1 L -:--- . J; ,, , lp % Ta L " ~ --/.,f 6/,2,0 ~-_ _~ ~~ ~ i ~ ~~ f \`1II I 4 ~^ ~ ~ . ~~. _. r. _,, - ... -1-;:-- - ~. - , ~- " ~- .(',END \ ''~ ~ \ ~~ '~. .ORA/N.4GE 'X~tILET ~ P/F~ `, ~ t, i~ SETA/N/~tl ~ JW.4L lam'. • ` P~H Of,~Di~~/~S~f4CsE / ~; 609.7 'SPOT-'~~Y,~t570.Sl~'. . ~ q~~PV ~~ 2e,: ~P~L ~pQ ~p . . ~" 1 ~; ~J'` ~ / I ~'~~: li` `~ ~~ ~-'e ~~~ _--2~"~ OAK ~f~h ~ ~ 1 _ ~ l / ~_ -- ._ _ ~kI P U rI E ~' ._-. . _ ~ _ ..__ -_ LT _ _ _ .-_.._ __ -. _.- r - / ~ _- _- _ --- ,, _ . ,. ,~ ,~ --_- _ - - -- ---- -- . __ ® ~ "/~ ,. , - - ~~_~_ 14 _OAK ~.: _._._-'~ .""~ .~30":OAK 36" OAK _ ,. ----- -_. _.. _ _ ~ AA . YI K$i - -- - __ _ ... . ~ , _ 18 OAK _. ~ - r 3 ,_ _ - __._ 22"' OAK ~ _...... _._ - _. . ' ~ 24" .OAK .. _. __ - ~" 26" OA - - -- ---- ' - ~' ..~_ __ -_ ~ - - ---- _ ,~ "~_ .. i j, __ . i __ _._ r ' , - _.._ ,_ _ _ - ~. _ - - ~~`- ~ `fir i. -- -... ~ ; / ~i _ __ f-___ i ~~, ~ / -- ~~, -- - - ., ~ ~ \~ _. . _. ... ,, / ~ _ ~ T~ - -- _- ~!' ~ ~~~..'~ / ~ ~,., :. ~r,% . ~-~.... _ // ~i,-., ,' --~, . y o BRITTANY DRIVE - z TRACT 5073 ~ DUBLIN, CALIFORNIA SCALE:1"=20' 'w' - - '' `h .. i ~ ~`/ _ >. -y ~ ~ r -' ..- - _ -Y 67].41 FRONT REAR PA'F~ FLAT TILE (C1AY5 B OR EEFlCRI ~~ YMLLS HOWILMTAL SIDIMS OETAIL4. IIBLAIED NNtL YYICtl16 FCVD 511IR96 TRIM - ZU NJOD PAWf® NJOD •$i. RP1+R PMR • FlRE PPOIEGTigI - RILY ~ID LOT 9 FRONT ELEVATION O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 D U B L I N C A L I F O R N I A 00011 IVr~ 06 FEBRUARY 2001 ° '~ '~ 3~ `~ °~ second 0011 afpl.dn6 PAGE I BLACK MOUNTAIN DEVELOPMENT once L~~J SP CC G / D~NDVO YOANINO IAYILY A eRCNSN L ~ ~ J L RBOROOY ~/ ~OND D6N OPTON I PRDR ~ caR~ce NYeR n Re0R00Y S De0R00Y D SECOND FLOOR LOT 9 FLOOR PLAN O BRITTANY DRIVE RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. D U B L I N 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 FIRST FLOOR FIRST FLOOR SECOND FLOOR O LIVING TOTAL C A L I F O R N I A 2,157 SF 655 SF 2,812 SF IA6' = I'4' 00011 rL^~~1 06 FEBRUARY 2001 O I' ]' 3' 4' B' second OOIl a[pl.dwg PAGE r BLACK MOUNTAIN DEVELOPMENT / Average Slope = 30.00% --------------------------- Maximum Height = 25' + 10' = 35' t646 PROPOSED HEIGHT ALLOWABLE HEIGHT 6393 r 50~ line of b,43 lower floor 63]~ 9' MAXIMUM HEIGHT _ above natural ~ - ~ grade ~ ~ -i ____ MID POINT.\of _NATURAL GRADE CONTACT a~ ~ 6' MAXIMUM HEIGHT above finished grade 613 ALLOWABLE for 50~ of LOWER FLOOR RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8767 LOT 9 ALTERNATE CROSS SECTION O BRITTANY DRIVE O D U B L I N ~ C A L I F O R N I A i ~ i ~ I m d- i -~ i i -i Oi f i i i i w! z~ a~ ~- a w' a 0 x a 00011 I'Lti~ 06 FEBRUARY 2001 ° '~ ~~ 3~ `~ ° cor s.a~g PAGE BLACK MOUNTAIN DEVELOPMENT _~ _ - _,__- _... ~,_; , ~- ` ;, ~ 1 ~1, _ 1 !. 1r~' ~~ 1 `- '~ 1~i `~ i rO `~ ,OR G~ /rVLET ~ P/f~ 1 ~ \ R Rl4 ~- ~`L~ Lam-' -" _:.- .,.,. _.. ,~ ~,, =-~ - ~ ,, ~ Ba`T ,, ,, ANY w ~. i i i ~~ ~~ i ~ ~ - j _ _ ... _. .._. .. -- -- '-- _ .. -- t ..- - ... ,~- _ ._... _- - __ `,r ~, ~ ~,~~ i ~~ 1 ~ ~ l I • ~,, ~ ~ `~ / ~ C9 i s-.. v~ ~ __, ~ ~ -" .,, - -. -- ~.~ 1- i.4 + v ^^/ ,~. ` ~ -gyp ~3~, ~ N ~¢ /i5 ~ / .~:'~ 1. ., ~,,_ . ~ \ ~, ~~ ~v DRS E i G a~ I ~~ r ... ~,~ 1` ~ ` 1 ~I ;~~ I j. ~I ~,_ ,. ,. ~ ~_ 1 ~` i~ ~ , 1 i _ `~ I ~ ~ ~, ~P~ ~~.....~ 1 Y ' Q~ ,Ui.. .. ,.. ~~ . BRITTANY DRIVE ~ TRACT 5073 p DUBLIN, CALIFORNIA ~A- eo- o~j~ BRITTANY LANE DUBLIN CALIFORNIA C O L O R 5 G H E M E 5 LOT 12 ACCENT 5W204q WINDOW BOX TRI M SW2123 WHITE BASE-I SW2085 ZEUS BASE-2 SW2086 GATEWAY GRAY ROOF SMOKEY 3858 Colors By KELLY - MOORE Roof Tile by Monier Lifetile 2000 Developed Eor BLACK MOUNTA I N DEVELOPMENT I NOVEMBER 2000 © 2000 EDI EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANG15G0 CALIFORNIA 84111 415.362.2880 MpV 1 ~~ ~N~ oV8~,1N P~PNN ROLLING HILLS DRIVE DUBLW ('AI,IFORMA C O L O R 5 G H E M E 5 LOT I ACCENT 5W2286 BARBEQUE BROWN TRI M 5W2123 WHITE BASE-I 5W2342 ORNAMENTAL GOLD BASE-2 5W233q CONCORD BUFF ROOF ,_ TEQUILA SUNSET 6172 Colors By KELLY - MOORS Roaf Tile by Monier Lifetile 2000 Developed for BLACK MOUNTA I N DEVELOPMENT I NOVEMBER 2000 © 2000 EDI EDI ARGHITEGTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO CALIFORNIA 84111 415.3b2.2880 aE~~~~~~ MAV 1 ~ 2002 G ~gg~~N p~NN`N BRITTANY LANE DUBLIN CALIFORNIA C O L O R 5 G H E M E 5 LOT 8 ACCENT SW2244 VINEYARD GREEN TRIM SW2123 WHITE BASE- I SW2334 LUXURIANT GOLD BASE-2 5W2331 GOLDEN BLUFF ROOF M15510N RED FLASHED 7162 Colors ~y KELLY - MOORS Roof Tile by Monier Lifetile 2000 Developed For BLACK MOUNTA I N DEVELOPMENT I NOVEMBER 2000 © 2000 EDI EDI ARGHITEGTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANG15G0 CALIFORNIA 84111 415.362.2880 RECENE® r ~ ~ 2002 „,~, ~N PLANNING BRITTANY LANE DUBLIN CALIFORNIA C O L O R 5 G H E M E 5 LOT ~ ACCENT 5W2147 PLUM PERFECT TRI M SW2123 WHITE BASE-f SW2337 BEACON YELLOW BASE-2 SW2338 MAIZE ROOF CURRIED RA151N 7x43 Go l ors By KELLY -MOORS Roof Tile by Monier Lifetile 2000 Developed For BLACK MOUNTA I N DEVELOPMENT I NOVEMBER 2000 © 2000 EDI EDI ARGHITEGTURE, INC. 450 SAN50ME, SECOND FLOOR SAN FRANG15G0 CALIFORNIA 84111 415.362.2880 RECE~~EC MAy 1 ~ 2002 gUBIIN p~-NNING BRITTANY LANE DUBLIN CALIFORNIA G O L D R 5 G H E M E 5 LOT 10 AGGENT SW2740 MINERAL GRAY TRIM 5W2123 WHITE BASE-I 5W21g0 LANYARD BASE-2 5W21gq AUGUST MOON ROOF MESA SANDS 0486 GOlors By KELLY -MOORS Roof Tile by Monier Lifetile 2000 Developed For BLAGK MOUNTA I N DEVELOPMENT I NOVEMBER 2000 © 2000 EDI EDI ARGHITEGTURE, INC. 450 SANSOME, SECOND FLODR 5AN FRANG15G0 CALIFORNIA 84111 415.362.2880 0~8~~ p~KN~NG .~ BRITTANY DRIVE DUBLIN CALIFORNIA C O L O R 5 G H E M E 5 SCHEME ACCENT 5W2244 VINEYARD GREEN TRIM 5W2123 WHITE BASE- 5W2334 LUXURIANT GOLD BASE-2 5W2331 GOLDEN BLUFF RECEIVED D E C ~ 4 2000 DUBLIN PLANNINGi ~ e ~l ,., ROOF VIGNETTE - ESPANA SADDLE 3834 GOlors By Developed For KELLY - MDORE BLACK MOUNTAIN DEVELOPMEN T Roof Tile by Monier Lifetile 2000 I NOVEMBER 2000 0011-GOLORS.DWG © 2000 EDI EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO CALIFORNIA 94111 415.362.2880 1 BRITTANY DRIVE DUBLIN CALIFORNIA C O L O R 5 G H E M E 5 SCHEME 2 ACCENT 5W204q WINDOW E10X TRIM SW2123 WHITE BASE-i SW2085 ZEUS BASE-2 5W2086 GATEWAY GRAY RECEIVED D E L ~ 4 2000 DUBLIN PLANNINQ RODF VIGNETTE -SLATE SMOKEY 3858 GOlors By Developed For KELLY - MDORE BLACK MOUNTAIN DEVELOPMENT Roof Tile by Monier Lifetile 2000 12 JUNE 2000 0011-GOLORS.DWG © 2000 EDi EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLDOR SAN FRANCISCO CALIFORNIA 84111 415.362.2880 BRITTANY DRIVE DUBLIN CALIFORNIA G O L O R 5 G H E M E 5 SCHEME 3 ACCENT SW2141 PLUM PERFECT TRIM 5W2123 WHITE BASE-I SW233~ BEACON YELLOW BASE-2 5W2338 MAIZE RECEIVED DEC r14 2000 DUBLIN PLANNINQ ROOF COLLAGE -SLATE CURRIED RAISIN 1g43 Colors By Developed For KELLY - MOORE BLACK MOUNTAIN DEVELOPMENT Roof Tile by Monier Lifetile 2000 12 JUNE 2000 ODII-GOLORS.DWG © 2000 EDI EDI ARCHITECTURE, INC. 450 5AN50ME, SECOND FLOOR SAN FRANCISCO CALIFORNIA 84111 415.362.2880 BRITTANY DRIVE DUBLIN CALIFORNIA C O L O R 5 G H E M E 5 SCHEME 4 ACCENT 5W2238 BLACK FOREST TRIM SW2123 WHITE BASE- I SW20~6 STONINGTON BASE-2 SW2205 TOWNHALL TAN RECENED DEL ~~ 4 2000 DUBUN PLANNlNQ Go I ors By KELLY -MOORS Roof Tile by Monier Lifetile 2000 R001= TAPESTRY -SLATE LAKE SHORE 4968 Developed For BLACK MOUNTAIN DEVELOPMENT 12 JUNE 2000 © 2000 EDI EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO CALIFORNIA 94111 415.362.2880 BRITTANY DRIVE DUBLIN CALIFORNIA C O L O R 5 G H E M E 5 SCHEME 5 ACCENT 5W2286 BARBEQUE BROWN TRIM sW2123 WHITE BASE- I 5W2342 ORNAMENTAL GOLD SASE-2 5W233q CONCORD BUFF RECEIVED U t ~ ~ 4 2000 DUBLIN PLANNING GOlors By KELLY - MDORE Roof Tile by Monier Lifetile 2000 ROOF VIGNETTE - ESPANA MAROON BELLE 'iq'13 Developed For BLACK MOUNTAIN DEVELOPMENT 12 JUNE 2000 © 2000 EDI EDI ARCHITECTURE, INC. 450 sANSOME, SECOND FLOOR 5AN FRANCISCO CALIFORNIA 84111 415.362.2880 BRITTANY DRIVE DUBLIN CALIFORNIA C O L O R 5 G H E M E 5 SGHEME 6 ACCENT 5W2108 CARNELIAN TRIM 5W2123 WHITE BASE- I 5W21g0 KEYSTONE GRAY BASE-2 5W2001 ROCKY COAST RECEIVED U t l; ~ 4 2000 DUBLIN PLANNING Go I ors By KELLY -MOORS Roof Tile by Monier Lifetile 2000 RODF COLLAGE -SLATE CURRIED RAISIN 'ig43 Developed For BLACK MOUNTAIN DEVELOPMENT 12 JUNE 2000 © 2000 EDI EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO CALIFORNIA 84111 415.362.2880 BRITTANY DRIVE DUBLIN CALIFORNIA C O L O R 5 G H E M E 5 SGHEME ~ ACCENT SW2140 MINERAL GRAY TRIM 5W2123 WHITE BASE-I 5W2190 LANYARD BASE-2 5W2199 AUGUST MOON RECEIVED U k. L ~ 4 2000 DUBLiti PLA~iN1~tIQi GOlors By KELLY - MOORE Roof Tile by Moni~ollL~f~ta~ ~~00 ROOF COLLAGE -SLATE COBBLESTONE 3951 Developed For BLACK MOUNTAIN DEVELOPMENT 12 JUNE 2000 © 2000 EDI EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO CALIFORNIA x4111 415.362.2880 i ~ = h l~ _ ~~ i .~~-- - ,- Cull ~# Deice APPROVED ~ << ~<< PA #: y~ - c~ `~~ Re~oUl~t Mu~ Z G - a ~ - - . - _ Resol~on Date: z ~~`-' ~° I - . _. ~~~ ~: sw ~~ 6 r - r -.~ . T_4- ~~r ~.~- «_~ .~ I7GVG~r~~ OEC 1 2 2000 RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO. CA 94111-3310 P 415.3ia.8B80 ROLLING HILLS & BRITTANY DRIVE LOTS <~l D U B L I N ~ A L I P 0 R N I A F S: ~. ' -- ~~'f - ~ f~~~, . -_ w.-~. ~. •~ ~H^~ _ .~ VIEW FROM SOUTH 00011 O1 NOVEMBER 2000 DIIBISV-Sf[E-ID-2]-DO.D11D Black Mountain Dev. PACe BRITFANY DRIVE 0 V °~ SILVER seo I' VICINITY MAP ' DEVELOPER: I~ BLACK MOUNTAIN DEVELOPMENT _ 12 CROYY CANYON COURT, SUITE 207 SAN RAMOH, CA 94563 ~I' TEL: 925 855 1232 FAX: 925 855 1238 ARCHITECT: ~I' EDI ARCHITECTURE [NC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111 I'~ TEL: 415 362 2000 FAX: 415 394 8767 ~ CIVIL ENGINEER: ~~ RMR DESIGN GROUP I~ 1130 HURNETT AVENUE, SUITE A ~ CONCORD, CA 94520 TEL: 510 686 6300 FAX: 510 686 0707 LANDSCAPE ARCHITECT GATES & ASSOCIATES 2440 TASSAJARA LANE DANVILLE, CALIFORNIA 94526 TEL: 925 736 8176 FAX: 925 736 8184 RICHARD C. HANDLEN, AIA ED[ ARCHITECTURE,. INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.878'! This projat caasists of seven hillside lots; six in a row on Brittany Drive and one flag lot off of Rolling Hifla Drive. All saves lots have CaQly similar topography, the lots along Britta~ have a terace that extends out mm the lots approximately 40' before the topography drops down a slope. ILis terrace formadaa follows the up-hill climb of the street. Oo the flag lot the front tetras i+ closer m the level in both directions before the land drops off m the rear of the lot All seven lots overlook the same oak filled valley ®d seek. The oaks aR a valuable asset m the views from the proposed homes and will be preserved. Our design challenge was m develop seven uaigoesingle-family homes that would mat Dublin's guidelines while minimizing site end view dismptions. To that sod, we studied the mpogmphy of each lot as well az the location of neighbmiag home. Ta meet Dublin's guidelines we art proposing no more than two story high homes. The lower floors are a maxim®of 9' above oamral grade end the average height of the lowest Ievcla are 6' off finished grade (or lower). )a all casts the maximum height of the homes is well below the allowable height 1®it in order m preserve views for the neighbors, the propmed homes are designed m keep ss low a profile es possible while reminiag star prrsmce Because car access is governed by the Gmi+s of driveway slopes, we smrted our deaigt Amass with the plazemem of the garage which we placed at the lowest fiobt comer of each aim. The garages are setback 20' form the property line m allow driveway parking. The actin house sits behind the garage forming ao "L" shaped wafigutatoa This "L" shape allows a courtyard m be developed om front wbe¢ the hillside owners will have the hoary of access m a reLstively flat grade. The homes attached m the rear of the garages are what we call "upsidedown" plans. This concept places the main living floor et the nppa grade and the smaller sxotadary bedroom level rocked below, stepping down the hillsides m the rear. Form the rap, m front, of each lot the homes appear m be oaly one sorry high because the "second" story is acmafly downhill. To fuRher open up views the homes an topped by law slope 4:12 hipped root's. in the case of the Britany ]ou the street continues m climb uphill as it passes, eo part of the homes are depressed below the lice of the road, again lowering therzprofile and mcrrasiagths view potential of the exisCag neighbors. Another imporhant wasideration was that each house appear m be wique. 1Lu has been achieved in a variety of ways. We have provided a varieme in the massing of the homes with the locaton of the garage as weB as the garage eccas which varies from front m side. In regards m fmiahes, roof tiles consist of both flat and roved tiles with each roof being a different color. Some homes will be fmished with stuao and others with harironm] siding, m some cases the sided homes will have shingle trim. Each house will be painted a different color scheme, the colors ebosrn consist of bold normal based colors including green, gold and berty mnea. in addition m providing a sophisticated look, these rich shades also help the house blend tam the tea filled smrolmdings. The landscaping schemes fm each house are also unique roil include varying arrangements of flowe®g pear, t~inee elm., cape myrtle and mob apple trees as weft as shrubs such as rosemary, lavender and California iris. PROJECT DESCRIPTION O BRITTANY DRIVE O ~~ D U B L I N ~ C A L I F O RAN I A 00011 O1 NOVEMBER 2000 .rap=a oou "fpx.e.x PACE L7 B[dCK MOUNTAIN DEVELAPMENT f/.l LOT 10 a.va r STREETSCAPE O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. u u E L I K 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.982.2BEU F 415.384.8787 00011 rr~~~ ~ c A L l e o R K I A O1 NOVEMBER 2000 oou wa > a u.a.a PAGE DLACK MOUNTAIN DEVELOPMENT ;1-'.lY~ LOT 12 LOT 11 LOT 9 O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 9 u e L I N I 450 SANSOME, SECOND'FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2860 F 415.39{.6767 - REARSCAPE BRITTANY DRIVE O C A L I P O B N I A _ J . :. 00011 I"Lr~r~ Dres's' v 01 NOVEMBER 2000 ..,p.a m~~ .ryx.a.a PAGE r BUCK MOUNTAIN DEVELOPMENT J LOT 10 RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.382.2890 F 415.394.8767 D U.B L I N C A L I P O@ N I A -------~ 00011 P..'"~~1 O1 NOVEMBER 2000 ozare~ u~ ..w.e min .ry24.t PAGE BUCK MOUNTAIN DEVELOPMENT V 1tULL11Vl: ri1LLJ V ,,,,,,~~m LINE of SIGHT _____________________________________________ LOT B J C a 1182 BRITTANY VIEW CORRIDOR SECTION/PLAN for 1182 BRITTANY O BRITTANY DRIVE O. RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. B u e L i x ® c A 1 1 F o R x I A 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 7 415.382.2800 F ~ 415.304.8767 ~°~` 00011 O1 NOVEMBER 2000 °~"~` "~ ...<m o°~~ WsJ.~ PAGB BUCK MOUNTAIN DEVELOPMENT ii~a ertrrrAen ~---- ~1 RICHARD C. HANDLEN; AIA EDI ARCHITECTURE, INC. U u 9 L I N c A L I P o 6 N ~ A 00011 11..'11 450 SANSOME, SECOND FLOOR O1 NOVEMBER 2000 SAN FRANCISCO, CA 941 1 1-33 10 !'°e° °0° .ryer~i PACE T 415.382.2880 F 415.38.8787 ~~ BLACK MOUNTAIN DEVELOP!lENT VIEW CORRIDOR SECTION/PLAN for 1174 BRITTANY O BRITTANY DRIVE O ______________ w°ruu eucm LOT 10 LINE of SIGHT ~o r 11ee elurrAm 6 ~r~ O'_ _ `_ ~x ~/ I G ` 1 ~ ' 1 ~. } •. Q 1 4 ~ V ~. X ` \ yi~ VIEW CORRIDOR SECTION/PLAN for 1166 BRITTANY O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.382.28e0 F 415.384.0787 D U B L I N C A L I P O E N I A 00011 1~~~~7 O1 NOVEMBER 2000 "°'~ °~ °~ ..Aw m~i .rK.a.c PAGE /"~ BUCK MOUNTAIN DEVEIAPNENT lJ1 xccer ~____. RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.382.2880 F 415.304.8787 D U B L I N C A L I F O R N I A 00011 iV.r~1 O1 NOVEMBER 2000 orare• u• ~u4 oei~ .lpeaq PAGB ~ O BLACK MOUNTAIN DEVELOPMENT VIEW CORRIDOR SECTION/PLAN for 1158 BRITTANY O BRITTANY DRIVE O wn~ule mcm LOT 12 L07 11 eeu ________________ wi ____LINE_ of_ SIGHT_________________ X X x 1130 ~¢ X x VIEW CORRIDOR SECTION/PLAN for 1150 BRITTANY O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. o u R L 1 x ~ c A 1 1 P o R x 1 A 00011 ~ J'Ly~1 450 SANSOME, SECOND FLOOR O1 NOVEMBER 2000 o r e• v s• r• SAN FRANCISCO, CA 94111-3310 ...e.e mil .ty:.e.i F~6E 11 7 u5.332.2RB0 F u5.39s.e707 '^""'• BUCK MOUNTAIN DEVELOPMENT r lcun'1 REAR LOT 1 FRONT ELEVATION O ROLLING HILLS DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. D U B L I N C A L I P O B N.I ~ 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.382.2860 P 415.384.6'!67 I ~•~• u 00011 r ;Y, O1 NOVEMBER 2000 pAGE m~i ,an a io ti.e.e DLACK MOUNTAIN DEVELOPMENT RIGHT ROOF PLAN 0 r i i i L LOWER FLOOR LOT 1 FLOOR & ROOF PLANS BRITTANY DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO; CA 94111-3310 T 415.362.2880 P 415.394.8787 D U B L I N C~A L I P O R N I A ~_:e~ ~~ -C MAIN FLOOR PAIN LEVEL 2,110 SF LO1fER LEVEL 1,300 SF LR7NG TOTAL - 3,410 SF 00011 r"Z'~~ orevr v 01 NOVEMBER 2000 aa~i lorz a ~o ue.e PACR BLACK MOUNTAIN DEVELOPMENT Average Slope = 38.(17L - ALLOWABLE HEIGHT 9' MAXIMUM f above natura: grade RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 84111-3310 T 415.382.2800 F 415.984.8767 D U B L I N C A L I P O R N I A 00011 or r~~s-~~ O1 NOVEMBER 2000 FACR aeu urs a io ¢e.e BLACK MOUNTAIN DEVELOPMENT LU'1' 1 CROSS SECTION O ROLLING HILLS DRIVE O ~~+, il/ ~' ~:COVP.RAGB AREA k UiA =_ LFA e SF ~ --~ ~ JI ~~ _~ DRA/.WGE /NLET f P/fL~ I ~R ETA/N/NQ WAL ~~-l~ _ - ~'- Kh FENCE j _4 `~"1-`v-~~~ ~ x ~/~-- f ,~ ~~ ~' ~~ `r ~~ .' ~"` ~~ ~ ~ '~~ ~\ ~ ~ \ `~ n~ 4Q~ ./ Y ~ r ~. ~~ ~. ` 70.\ \\ ... Y T \\ c.. \0~ -~ 1 `~ -- -+'~~ / ... 4:(e.8-533.0 71YI 5-bl;.o 1/ _ At/~ /l477/RAL SLOB _ ~ 3i + s4 12 BRITTANY DRIVE H-` ~ TRACT 5073 CJ~ O DUBLIN, CALIFORNIA SCALE:1'=20' AUCSUST, 2000 36.6 /o o;' v U 1 ~/ ~I I `~ i_ `11 7~~~ "~:~ ~~~ ', \\ \ ~ `. ~~~~ ~ , ~ '.~ RMR Design Group ~I~n non. !glean, Lu4u~• Ar~~lU~p ItA r.aA.~.arA a,a~v Mei GeiDlele ~ Ic ~A9 e ll ~i 6+d ~L A ~ ~ ~, ~I i~ I ~~ 71 ~~ ~\I ~I ' \ll e PLANT LIST ~~ ~~..~.~~ oeW w""~ ~~ ~ o..: "' w-w*. y ~~ .~...~ os pry. .... ~.~ . ~~ ...~ r~'ir W' ~r~ 14 ] ~~. ~~~~ ~W~u~nO~~ ~ ~.~w y M .. y~w ~wis'Fryr' Crµ~r~ ie i~ b~~~~ M1R ~ ® i ~Mr.v^. i L~ayn~ r Gb ~ W W~~ u4ti~~ p,Y FRONT RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.382.2880 F 415.394.8787 O D U B L I N C A L I F O R N I A 00011 r~,J'L.~1 O1 NOVEMBER 2000 ° "°~`1 ~/y°~ min ~ma v a u.~.i PAGE 1 1 BUCK MOUNTAIN DEVELOPMENT LOT 7 REAR ELEVATIONS BRITTANY DRIVE O ~e ar J ROOF PLAN - LOWER FLOOR LOT 1 FLOOR & ROOF PLANS O BRITTANY DRIVE RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 84111-3310 7 415.382.2880 F 415.984.8787 D U B L I N MAIN FLOOR AfA1N LEVEL 2,110 SF LOILER LEVEL 1.900 SF O LMNG TOTAL 3,410 SF C A L I P O R N I A oool l ~~.^, .~. O1 NOVEMBER 2000 mu ims e m ~x.e.x PACE BLACK MOUNTAIN DEVEIAPNENT -------Average_Slope = -25=6 ----------------------- Maximum height = 25' + 10' = 35' PROPOSED HEIGHT 12 w (? Hn ~ r _ ',L 1I'L ~~ I i m 50R line of O lower floor - ~ ___________MID POINT of_NATURAL.GRADE ~ - 9' MAXIMUM HEIGHT ~ F- 6' MAXIMUM HEIGHT above finished grade above natural m '~ r ALLOWABLE for 507 of LOWER FLOOR grade ~, Wi z J RICHARD C.~HANDLEN, AIA ED1 ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.382.2880 r 415.394.8787 O D U D L I N LOT 7 CROSS SECTION BRITTANY DRIVE O C A L I- O R N I A E C W a 0 a a 00011 r '~--~ 01 NOVEMBER 2000 °f~'~° ` a°u mn o ~ u.e•s PAGE 19 BUCK MOUNTAIN DEVELOPMENT _, .S, Ik:. BRITTANY DRIVE RMR Design Group ~ TRACT 5073 2 ~buon, !nllnna rn. Lnnbo!• Arnelbnb O O DUBLIN, CALIFORNIA uaoninaA.rarA •Igeaeao ~ SCALE:1".20• A4GIJST, 2000 L'~+•uemoale ~ Ac eaQM PLANT LIST ~sn.w. o....... to ~~ .. ~.i.~-~e.s. `r.~ +~...., ~ ~: ° . . . =~.. ~~b emu® ~ i ~..+~ . ' ~ ~. r,nr' ~ er.. .... ~~~. ~~ ~~-:n~ ....~o.~. `~ ~ .~~. ~.... . ~ .. ~- .~... ~u ,r.. .vim ~ " ' .,...~....~~ o . ` ` .•..... ~+w. ~'. ~ M r*.w im .r.. ~~ T FRONT REAR LOT 8 ELEVATIONS O BRITTANY DRIVE ~ RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. o u R L i x 450 SANSOME, SECOND FLOOR c A l I F o R x I A SAN FRANCISCO, CA 94111-3310 T 415.382.2880 F 4!5.984.8767 HT 00011 n~'L~1 O1 NOVEMBER 2000 ° "''' °' oau tma a ~o ¢.e.z PAGE HIACE MOUNTAIN DEVELOPMENT i i i i i L LOWER FLOOR LOT 8 FLOOR & ROOF PLANS O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA ED[ ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.382.2880 P 418.384.8787 D U B L I N C A L I P O E N I A ~~ _a___a_ ~• .. 'S~ ® '~ ~ L__ O ,~ ___ •o.~m MAIN FLOOR MAIN LEVEL 2,122 SF LONER LEVEL L300 SF LMNG TOTAL 3.422 SP cooll ~= '-~' orrvr r• 01 NOVEMBER 2000 oo~i gars a io ~x.~.e PAGE ~ i] BLACK MOUNTAIN DEVELOPMENT J ROOF PLAN ;I I __ Average Slope = 29.37. ------------------------- --------- _ ___ ALLOWABLE HEIGHT - I :, Maximum height = 25' + 10' = 35' PROPOSED HEIGHT 12 ~ p I I I I I I i I I i I I I I ` O it ~ 1` y m 1 1 DD DD r I o 00 0o I~ - 00 00 _- rc MO I ! N m I - I _ N 1 I m 50X line of Io ~ i O I lower floor I I MID POINT of NATU ---' - - -- L_ GRADE CONTACT - ! 9' MAXIMUM HEIGHT al '~ ~~ :~ 6~ MAXIMUM HEIGHT above finis ed grade c+ i above natural N ry ALLOWABLE for 507. of LOWER F OOR ~ i grade m i ill ~ ~ I 1 I w I 7.. 11 ~^ a ~ w ~ LOT 8 CROSS SECTION a O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA I I OOO P.1 ~.~1 EDI ARCHITECTURE, INC. ~I ~ 450 SANSOME, SECOND FLOOR o u e L I N ® c A L l F o B N t A O NOVEMBER 2000 ' SAN FRANCISCO, CA 94111-3310 aou icrs e m ~s.e.~ PAG6 ~ A I T 415.382.2Beo F 415.394.8787 j ~ vosi BUCK MOUNl'AIN DEVELOPMENT `~ '~: ±~. Y:u .5 `....\ l ~1 1~_ 6ti~ ~ ~~ i I _ _-~ 1 j ~ ,_ 1 ~ti 1 + ~),~/ A ~~ 14449~SF1 ~-,= ~; f P/FLT W yJ .' i' ;', ~' ~- ,. `~<, ~~~- -': ~ .~.. 9E' OAK 13 OAK i~~ / i ~ 30 AK , ~ -~- ----J9 - ---~ i i,/~ / j ~ .. - --- ! .' _ 18. OAK-_- _- _. ..--~ /~/~ i ~ %; .. - _ g -' -__---~-__ _~_..22~ OAK- _-___. / !~ ~ Q.~/ ~. _OAK... // i ".. ~ - ---aee_a~u[=..fib^_vn , - - - _.~ -~ ,i - -- -------_-- -... ._ 9, i, .._ ~. -- -'- r'- _- x__... ~ .~ _ ~ ~, i i Al/!j. NATURAL SLOPE' ~~~"~' (OO~''a Gi1,o-(oez. sl 5z t 3z 12 ` 29.3'0 7~., o BRITTANY DF34VE RMR Design Group T z TRACT 5073 n.eee.e, ~.peee.., ..,,...... •ree ne..e ~ DUBLIN, CALIFORNIA 11i M,.a~,. MY• Plgleeeem o SCALE:1'.20' AUGUST, 2000 fora ueemrs p.ewoim PLAN"1' LIST ~ ~~NY~'O~v~w. ~ 4.~u ~itin~ ~~Ti~.n L~~ lT~~s~u [T~~~ M~Vm-4ry T~ Yw~ .~r'i/ ~ n , u C~w WM1~' C~~ f4~ ~..~. L~ ` ~IWOn v~~n _ 'L v'Y1 vim' ~~Te~r r~ ~u ] •r. ®~ ~1Y ~r~or s ~~~y~u~ 4w~n~u~}y`! VTP~ bT w~~ ~4i vim. ~Rt mW ~'ti ti' 14ftiA ~F`I`'[+I~ Yom/ ~N~M~ YnIVP ~~ F~ j~Y~r~ • ~i~~ I4~ ifu. I+wY~n~ ~~ ~ ~ 4 M w i~u ~ i0~ •sv. FRONT RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.982.2880 F 415.384.8787 LOT 9 FRONT ELEVATION O BRITTANY DRIVE D U B L I N REAR O C A L I P O ft N I A 00011 '~..1~1 Ol NOVEMBER 2000 °' r'~ ` °°y~ ~m aov .ro~aq PAGE ~ 1 BUCK MOUNTAIN DEVELOPMENT ROOF PLAN ~ ~ LOWER FLOOR LOT 9 FLOOR & ROOF PLANS O BRITTANY DRIVE RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 7 415.362.2880 F 415.394.8787 D U B L I N MAIN FLOOR MAIN LEVBL 2,127 SF LORER LEVEL 1.300 SF O LMNG TOTAL 3,427 SF C A L I F O R N I A 00011 r'r r'1 01 NOVEMBER 2000 wu ws , ~ u.e-. PAGe 2 8 BLACK MOUNTAIN DEVELOPMENT i l ,I i it i .I i~ i I 1 ' 19' MAXIMUM HEIG] above natural grade , ,I I I i RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. o u 6 1 ~ N c A l I P o 6 x ~ A 00011 r1.r ~, ~1 450 SANSOME, SECOND FLOOR O1 NOVEMBER 2000 SAN FRANCISCO, CA 94111-3310 001 'O"' ° "'"' PAGE ~ (1 ~ 7 415.382.2860 F 415.384.6767 "°"°'^ BUCK MOUNTAIN DEVEIAPMEN7 e~ Average Slope = 43.47 -- ---------------------------------- Maximum Height = 25' + 15' = 40' 12 ~ !? 507 line o; lower floor ALLOWABLE PROPOSED HEIGHT 15' ~Z l l ~~Z B' MAXIMUM HEIGHT above finished grade ALLOWABLE for 507 of LOWER FLOOR LOT 9 CROSS SECTION O BRITTANY DRIVE O I (f 1 h ~ l fliE S9VLET ~ H'fL' J +6~1 ~ - 'T _ ~ + Otibh~ I ~jyy~ ~ ~ , v ~ ~/~ _- ~ v" ~~ e ~~ ~ ~'~= _~ -- ~~ \ 1 BRIT ~ ^~ b --_~--_- - of ~~' w ~_._~ /_ ~~ l j ~~. ,~. _ ,..~ %I /I A ~ // = ' ~ j ;/ f_ / -~ ~ ~ y't tub `~ ~ r ... _ , ~ j %i TJRIP UNr ____ i / ~' ~ ~ .'~ -- ------ ~ ~ '" ~ ~._~~ ~ __78 OAK ~ ... ... ... _.. _. ~~ / ~ /3 .1' OAKB~..- ... ._~ ~- ~22. OAK '- i i ; ,, . , V1~ .. i~ ~ i -. .- ':' -~~ ~ ! T _.._ ... - L,OT Alt,6k' 13.262 ... ". - - ""f~-~ i .s __, ~~... r--_.tIi7A1N t;~VEtS ~.~-205 "- ._. ~., ~ .. ~ - ~ .. . i/TOT ~~i A 3 35~ F ~" -t - ~ r ~ ~ \ _ )V l~~iE AREA~ERCENPAGE =--16J% i - ~ ~` .,_ ~~ \ ~..\ I'•.. `\.` ..' ~ ~ . AVM, NATURAL SLa,~ = R3..-bars+.r~t;y,i-Dob.o 3Z sa- ~jz ' 43.4'/, BRITTANY Dk YE RMR Design Group c,~ ° z TRACT 5073 ri..,..., ~.a...,., .,,,~..... Aghlu,U Q O DUBLIN, CALIFORK.A rrao~„~.A+r wrA m.a~~ m SCALE:1•,20' AUkl:ST, 2000 a.~AU,owro ~~.~ ~~ ~a~ ~~ ~ 4 o~ ,~~ _ _ _ ~ '~ ~4 ~ i~ ~~ ~ ;', ~ ~'~ ~t i~~ ~ __ ~~ a , 1 ;1~ ~~ ~~ ~ 2 64 1 ) PLANT LIST 1 °~'~ ~ ® ..fin. ~ ~ o = a~ I _ . .. n _ _ ~ ~=~r,o L ~ u J t iMY~ .a U ~ n c O `~~~'Y14' vW ~ .u iu. ~~ ' ~~tiM~ ~M~d~ r ~'~ ~.-ww Q . • ~..e +.+. ~ : : '. ~~ wi ~m r.. . ...... .. ti ~- I . ~ ~ ~:. ~ ,,, aw.w n..~~ w . n...r.~~r. ~`..~~. ~ ~~ ~ ~ .rrr. .. .ter.. .. ~r.. v... ~~~ > <N _~ ooo< ', ~ J Z~~ Q U ~ ~ H ~ m n.c m )T NO. 9 31 ~m LEFT RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2660 F 415.384.8767 FRONT .. ~~ _ `~_ RIGHT REAR LOT 10 ELEVATIONS O BRITTANY DRIVE O B U B L I N C A L I P O E N I A 00011 (•fr ii O1 NOVEMBER 2000 or~ra e~ aeu rma a ro rs.eq PAGE BUCK MOUNTAIN DEVELOPMENT m ~ G~1 bYw ' a '~ NI I ~"'~ 1~1 "" ROOF PLAN LOWER FLOOR LOT 10 FLOOR & ROOF PLANS O BRITTANY DRIVE RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.382.2880 F 415.384.8787 D D B L I N O C A L I P O H N I A ~ I~=a===a=~}' MAIN LEVEL 2,136 SF LORER LEVEL 1.300 SF LIVING TOTAL 9,438 SF 00011 oT".~,Z~~. O1 NOVEMBER 2000 oou gars e to ~eee PAGE 3 3 BLACK MOUNTAIN DEVELOPMENT -- ~ '°- m~ MAIN FLOOR ,~ o ~, II - i "' 9' MAXIMUM HEIGHT ~I above natural grade O 'I ~ ,I i. I Average Slope = 45.37. Maximum height = 25' +. 15' = 40' ~" 12 v [? .>.~ e, 50z line o: lower floor ALLOWABLE HEIGHT ~5'IZ IZI MID POINT of NATURAL GRADE CONTACT e~ 6' MAXIMUM HEIGHT above finished grade r ALLOWABLE for 50X of LOWER FLOOR ifl ~ PROPOSED HEIGHT i W~ z~ 3; Fi al LL O C a O ~ - RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR 'I SAN FRANCISCO, CA 94111-3310 T 415.382.2880 F 415.384.8767 .~ D U B L I N LOT 10 CROSS SECTION BRITTANY DRIVE O C A L I P 0 8 N I A 00011 ruY1 O1 NOVEMBER 2000 °"'~` aeu fors a ee ss.e'z PAGE 3 4 BUCK AfOUNTAIN DEVELOPAIENT d 1 I I l ~~ / ~~~~~ I F ~ ~:~ ~ _ ~~ ! ~~ \ _~! .` \ \ ~OVE PERCH AGE '... . RA A ~ 18:IYe ~ ~ ~ `~ . : ' '., .__~ \\ \ ~ .... ALL( W~ABLE. >.. 35Y. AVG. NATURAL SLOPE = Lio,s i~'4o~~jD} 62~.3 - 45 3 ~ = . ~2 o BRITTANY DRIVE RMR Design Group C~ z TRACT 5 073 0 n.. e. n, ~ep...r., L..~...r• ~r.nu.er. DUBLIN, CALI FORNIA rran,,,,~~„~y„~ aorweum ° SCALE:1'_20' AUGUSTS 2000 o.me.ueeee>w+e r~x carom PLANT LIST nm emm ~ m ~ w -'O °~° ~- ......,r. o.r ~-~..s ~..b,.. ~~ ~~~ -~~i p ~ ... ~..r ~ .~....as.. .~.> .o. .... ~ d"~.- ~ ~ ~ . _ w.,. ~...r uw.r ~ y r~~~....~~~. rrY .u ice... +~..:+a ~~W ~~ ~.... ' rru~ e..+.~. w .n~ . . ~ im. ,~... FRONT RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.382.2880 F 415.394.8'l8'! D U B L I N C A L I F O R N I A 00011 ~ .: J'~1 O1 NOVEMBER 2000 °"~'~'~ aau ion . • u.e•i PAGE 3 7 BLACK MOUNTAIN DEVELOPMENT LOT 11 REAR FRONT ELEVATION O BRITTANY DRIVE O ROOF PLAN LOYYER FLOOR LOT 11 FLOOR & ROOF PLANS O BRITTANY DRIVE MAIN FLOOR AWN LEVEL 2,127 SF L01lER LEVEL 1 300 SF O LIVING TOTAL 3,427 SF RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2880 P 415.394.8787 D U B L I N C A L I P O R N I A oooll ~-+"~ OI NOVEMBER 2000 ~~~~~ W ~„ ~„ , . ,,.,-. PAGE 3 8 BLACK MOUNTAIN DBVELOFNENT Average Slope = 46.57. ~ ALLOWABLE HEIGHT 9' MAXIMUM H] above natural grade RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, [NC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.382.2880 F 415.394.8767 D U B L I N C A L I !' O A N I A 00011 i 'r1~1 O1 NOVEMBER 2000 orre .~ e aou vrs r ~ n.eq PeG6 3 9 BLACE MOUNTAIN DEVELOPMENT LOT 11 0 CROSS SECTION a O BRITTANY DRIVE O i' ~ LEGEND_. ~ ,OAf4/A64GE /NLET ~ P/F!~ x r' ~ A N/NQ IK4LL 1 -- v 6 ~~~' ~. J 'L + ~ j..~~,_ ~ x ~ I 1 \ ~ ~~ - _ ~ "- v ~ cN EVE \ ~ i ....,, - _- /:, p , e+ ~" " 1.I -: .-t ----__:_ - --_~..1--- _ - _ ~- I K i r~H,.-,.. ~ ~ v i 31. ,... L / ~ , gG TOP 0 PTO CAIN \ \ LL's ; 1- ~ip~' ~ + i " __ 1 . --~ ~0 . - ._ / /~/~~, _ ~~ ~i j/,, i ,~ ~,~ %, _i ~' __ ~- i ;~ ' ----. ,. - -- _~ - ~ _~~ /~ ~ _ ~~~/ 11,615 SF / i ~ ' - ~- . _ .- ... ..-.. ~ ii ll :.~0 SF _, .. ~ . ~ 3g Ar: _ ~~ - ~ ~ -- -_. ~ ~ ~i)~ OTAL~O E~A~tBA~~2; IE0 S~ .. v,0 ~ ~. ~ . `- _., _ ~ ~ 1 .._ ~~ "~~ ~~ ~ -""- COVE[tAQE-AREA TER~EMAGE _ ~]1:6Y• ~ ~ _ ___.` ._. __.. ..._...___.. ALLOK'ABLE~ ILK L4q.B-L31 0 643.5 -L25.e~ `' AVG. Al4TURAL SLOPE _ ~ 32 + 54 'rio S ~n z ~ o BRITTANY DRIVE RMR Design Group z TRACT 5073 n......, ~np.••r•, ~.. a. •.r• e.•nu..u O ~ DUBLIN, CALIFORNIA ~~p~,,,~~y„~ s~a~ym SCALE:1".20' AU C,U9T, 2000 a.miartss~o ra ~rn ~B~ ~~ ~~ ~ ~~ =~ ~, ~, ~~~, ~1 ~~ -~~ ~~ K~ z PLANT' LIST ..a ~du±~ v~~ m m ~~ u~ru F' _< `i° ~' uw n.. U i~.e.. ra o~..n C ,~ w ~'• < _ ,41 n r.~r' <.r ~u ~ 1 ~ s 1 ~~~ U ` vw~ 5 (n .. ~ ~ ..... . ~.~. ~~ c.. .......... c ~...,,..~.~..,. o ®.,~ ,.~M. y ~-~~ ~~ ~4 ~~1 ....Y. .1 Q U ~~ - >_ F ~ 0 n Q ~ ~~ 1~ ~ G--~ ~ 2 ~ O LL ~ 1 ~ J Z~Q Uv ~ ~~ ~ CC = ~_ ~ m pp ~ Y a m _ ® w ~1 i i U N ~i 6 LOT NO. 11 41 ~ ~ ~- FRONT RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 7 115.362.2880 F 415.384.8767 D U B L I N C A L I F O R N I A 00011 r_-..-~ 01 NOVEMBER 2000 ° " " '~ oo,i wn . ~o i:.!.i PAGE 4 2 BLACK MOUNTAIN DEVELOPMENT LOT I2 REAR ELEVATIONS O BRITTANY DRIVE O ~~ _; p L__ ~~ ROOF PLAN O ~ RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. O u R L l 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.382.2880 F 4I5.3R4.8787 CONFER FLOOR LOT 12 FLOOR & ROOF PLANS BRITTANY DRIVE O N ~ C A L I P O R N I A MAIN FLOOR MAIN LEVEL 2,138 SF L01/ER LEVEL 1,300 SF LIVING 70TAL 9,438 SF 00011 r`n'T1 ozrrr u• 01 NOVEMBER 2000 ao~i tors . ~. use.. PAGE 4 3 BLACK MOUNTAIN DEVELOPMENT Average Slope = 52.6X ~ . Maximum height = 25' + 15' = 40' ALLOWABLE HEIGHT PROPOSED HEIGHT 12 ~ C7 w w° _ m 50R line of ttl i ! ~I. O lower floor o j , . ~ ___ MID POINT of NATURAL GRADE CONTACT ---------------- ' p~ ~ -----.----- ~ ~ 9 MAXIMUM HEIGHT ~ 6' MAXIMUM HEIGHT above finished grade ( above natural ~ :o ~ ALLOWABLE for 50R of LOWER FLOOR ~ ,I grade p m , ^ m wo O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. D U B L I N 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.382.2880 F 418.3D4.8787 LOT 12 CROSS SECTION BRITTANY DRIVE O C A L I F O R N I A 00011 i r ~ i O1 NOVEMBER 2000 °`~'~'~ '~ ~~~ ~, , ~° ,z~. PAGE 4 4 BLACK MOUNTAIN DEVELOPMENT 6110 j / _~ ,= i ,- ~~ .. = - '~ X11 66a?'I IJ I ~ ~, ,, ,: , 'i ---- , :~ . ........._. _,. ~U. __...._______.....__..._ ..__.. ~I ~..J 1 .. `'. ~,~ LEGEND a. ,ORA4W6f /NCEr ~ Pi ~X ~ BETA/N/NQ HALL ~ ~vT EGENgTiL't1/ i n -x~ ~- ~ ~~ ~.-._~~z;-. G53 5 l O ti pF~IVE 1 ryp~ III .p ! _..._- ... -i ._._ ..".._ . f.:~... . ---- " ---- I~~ o I , ~~~....~ ,^ '' __ ~._ ~ "~ ~. ~ __ ~~~ ~)( -" ~ /~ V - _ _ ~ \ _ r ; ____,_ 6~; j ice.-i ___ \_~o~,~,'~_ ~ / ~_. .... %, ~`~~v ~ r~~~~ ...... .~. I, ._....._~ .,..-LOWER EVEL AR~~~sd".200-~' ~'"". \t~ ~ ~.~ _i- ,. t. ~ ..C.QVERACyE,~1~StE~P CENTAGB ={-17,996 ~ - _ ~ . `~.,... ~ ~ ti. . AVG. NATURAL SCOPE _ (Cafol. sa 37.5+653.1 •L34.o1 _ 1 3i / S2. G '/~ 2 ~ 5 BRITTANY DRIVE RR DC'S%gn Group ~ TRACT 5073 ZO ~ ~I• !n/In~Lr~. L~nbu~• Ard,ll asb iLIN, CALIFORNIA ^~ ~,A Illa~sa is SCALE:t'_20' igUGC9T, 2000 cm,auol®oelo w:o~am ~ ., ~ PLANT L[ST "~'~"..' u _ ~~ ~~ ~a ~--~ '~` ..~.. .. v TM w.~...e c...,.. ~~...e„~ gym. • ~•• ~'°° ~~. ~~~~. Win. ,~.. ~T ~W ..nom .... ~c.-r.~ -w... " •.wa~e+.e mow ..,r....,.....w.. -: ~ ~:.:.. . . . ~ PLANT LIST TREES Botanical Name ~ Common Nxme Size Canoov Trees Pyrus calleryana'Bradford' Flowering Pcar 24" box Cehis sinensls Chineu Heckberry 24" Boz Ulmus parvifolia'Gran Showers: Chinese Elm 24" Box Frazinus raymondii Raywcod Ash 24" Bux _ ,. Acceot Treo Crataegus phaenopyrum Malus Boribunda Koelrewerie Lagersn'oem ie indite SHRUBS -Large 5'+ Photinie frascri Ligustrum japonica 'Texenum' Levetere roses Ceanmhus'Ldia Ph<Ips' SHRUBS - 3'-4' tall Abelia grxndiflOra Diosma pulchrum Teucrium fruticere Viburnum linus'Spring Bouquet' Roslnarinris'Tuscan Bluc' SHRUBS - 2'-J' tall Sollya heterophYlla Euellania temi Dietes vegeta Rhephiol<pis indica'$pringtime' Cistus hybridus Lavendule intermedia 'Provence' Euryops pectinetus Santolina vircns ACCENT SHRUBS ®Cherianth\IS'Bowles Mauve' Agapanthus'Peter Pen' Hemeracallis hybrids'Evergreen' ' Trachelospermum esiaticum Felicia emelloides Iris douglesiana Penstemon'Apple Blossom' or 'Midnight Blue' GROUNDCOVER Rosmarinus ' Proslratus' Myoporum'Putah Creek' Acacia redolens Washington 1'Imrn Crabapple Crepe Myrtle Photinie 5 Gal. 4' o.c. Privet 5 Gal. 4' ac. (Tree Mallow 5 Gel. 4' o.c. ~wnothns 5 Gal. 4' oc. Mexican Abelia 5 Gal. 3' oc. Breath o! Heaven 5 Gel. 7' o.c. Germander 5 Gel. 3' o c. LOUNSIIDOa S G9I. J' O.C. Roumary 5 Gal. 7' ac. Australian Bluebell Creeper 1 Gal. 70" o.c. Escallonia I Gal. 30" o.c. Fortnight Lily I Gel. 30" o.c. Indle Hawthorn I Gal. JO" a c. Rockrose I Gel. JO" o.c. Lavender I Gal. 70" o.c. Euryops I Gal. 30" O.c. Semolina I Gal. SO" o.c. WellBOwer I Gal. IB"o.c. Lily-of-the-Nile IGaI. IB"o.c. Daylily IGaI. 18"o.c. Star Jasmine I Gal. 18"o.c. Blue Marguerite IGaI. IB"o.c. California Iris IGaI. IB"o.c. Bear Tongue I Gal. IS"o.c. 'J m ti PJ -A m .. ~ .. .a m yc .u J ~. : ' i ~i~ ~ J m I~ ~'~ ~' ro ~ ~ O .. _1 IJ G ii In(~' r\I:I C7 N ' ~ C ~~ 4 ~ ~ ~ ® ~ _ © f f V V ~ i 1 v Dwarf Rosemary Flats I?" o.c. Myopomm Flats 12"o.c. I Gel. I Gal. 4'-0" o.c. :: ~tAl~.,~;; s.nl assessnci.\T ES BRITTANY DRIVE ............... LAa Dacear Aarnu, rear TRACT 5073 LenD el.Axxlvc.l r.".. I:ac" DUBLIN, CALIFORNIA "~' "" °'aO TA$5""""~""` ~~~~ ~~~~ DAnVILLC ULl rn n'.~ ......... ...... SCALE:1":QO' AUGUST 9, 3000 .... ...... _ _ ..,..~ ..s.6 TC1. ala~i.t6 ~tll' Lor No. BRITTANY DRIVE 'GATES:: ~^Tts A ^55o~~^TF:S """"""" I.A nOS CA IC AgC1l1i G.CTIIgC 1 TRACT $07$ ::®"" LAno pl Axnmc•ugnnv ocslcx DUBLIN, CALIFORNIA "® ~~~ a..o rA SSA I.. q.._iApc :.. •••• ® :::: oexyl LLE. CAL11'OIUU s.aa. SCALE:1"a20' nUGI1ST V, zoau """""'~"' BRITTANY DRIVE : GAT1;S:: °ATeS `° Ass°~'A,•~S LOT NO. ............... i.ennscn vc enamecruxc TRACT 5073 "'®"" ceno vtnnnmr.. unnen nxs~cn ^UBLIN, CALIFORNIA "®~"' oaao resseienn none ~~®~~~~ oenvues, cnuvoxnin xaus 1000 " SC ALE:1"=10' AUGUST 9, .....:::::::::: ,~~.,~.,,...,,.....,.~,,.,...,,.. LOT NO. ~ o :_~liAl L' J:: -....._ _ .._............ , B n E ............... LA nOSC~YL •n[IIIT6C}Un6 8 TRACT 5073 "® If[ Deno r~nnnmc. unaen oemcn ::®:::: r..o ressnln ne un[ DUBLIN, CALIFORNIA ::®:::: oenntee, ceuroenin vuaa SC ALE:1"-'I O' AUGUST 9, 3000 """""""' Lor No.l BRITTANY, DRIVE TRACT 5073 pUBLIN, CALIFORNIA AUGUST 9, 3000 .. ~.... :: ® :::: Y :::: LAXD$CAPE AflCII IT fi:i 11XE LnND PLAX MI MG ~ llfl llA\' I~I.E IGN RAAO TASSAIA it1 XE DANVILLE. CALIEDII'I,~~~ Lor No. BRITTANY DRIVE _ur~i~~:: -~'___..~..,_.....~ -" " " " " " " ' LAn DSCAf[ AIIC NIt E<TUAE 1® TRACT 5073 ..® :: LAxD ELAnnmc•uxnnn ueswn ~" ® .... EAAO TASSA IA IIA LAMC DUBLIN, CALIFORNIA ::®:::: DnnvueE. cnuronnlA CUns SC ALE:1"d~Q' AUGUST'1, 30110 """""""" Lor No. BRITTANY DRIVE :='GATES:: `"TES a "'$°""TES ' ~~~~~~~~~~~~~~~~ LAn OSCAIE ARC IIIiERYRE TRACT 5073 ':®"" LAND e1.Annlnc. unnAn ncvcx 1~ DU~LIN, CALIFORNIA ~ ®~ aRAO TA55AlAl1A EAnE :: ® • " : OAXVILEE. CA LI rORNIA 9A5f6 AUGUST 9, 3000 """""""' SC ALE: T':'I0' _ ... •.. .. ....... mve•ns•me•rex sla. us.nAA LoT No. BRITTANY DRIVE :-~A~~ 1;~:: °^~ °' ° ^°~°~'"L" ~•••••••••~•~~~~ LAXRSCAPE AR[IIITf CiIIRE 12 TRACT 5073 "®"" LAno PLAnnlnc.uneAn ofslcn ~~ ® .::: ]AAO TA]]AIA IIA LARC DUBLIN, CALIFORNIA :: ®:::: oAn nse[. uuroRnu eA Ue SC ALE: P'c 1Q' AUGUST 9, 3000 """""""" ~ ~~ w t S ~J INC Heritage Tree Protection Plan Brittany Drive Estates, Tract 5073 Dublin, CA PREPARED FOR: Black Mountain Development 12 Crow Canyon Ct., Suite 207 San Ramon CA 94583 PREPARED BY: HortScience, Inc. ~ 4125 Mohr Ave., Suite F Pleasanton CA 94566 February 2001 ~ ~~~o~~ ~ FEB ~ 2 2001 CITY OF DUBLIN BUILCMIO INSPECTION OEPT. Heritage Tree Protection Plan Brittany Drive Estates, Tract 5073 Dublin, CA Table of Contents Page Introduction and Overview 2 Survey Methods 2 Description of Trees 3 Suitability for Preservation 4 Evaluation of Impacts and Recommendations for Preservation 6 Tree Preservation Guidelines 7 List of Tables and Exhibits Table 1. Condition ratings and frequency of occurrence for trees 3 Table 2. Suitability for Preservation 5 Attachments Tree Survey Map Tree Protection Fencing Plan Tree Survey Form Heritage Tree Protei Plan, Brittany Drive, T. 4073, Dublin HortScience, Inc. February 12, 2001 Page 2 Introduction and Overview Black Mountain Development is proposing to develop six lots located on Brittany Drive and one lot on Rolling Hills Dr. in Dublin, CA. The project encompasses portions on the native oak woodland. The Tentative Tract map was approved by the City Council of Dublin in 1985 in Resolution No. 82-85. That document requires preparation of a horticultural report if project grading is performed within 25 feet of the dripline of trees. Since that time a Heritage Tree Ordinance (No. 29-99) has been enacted that requires preparation of a Heritage Tree Protection Plan. HortScience, Inc was asked to prepare that report. This report provides the following information: 1. A survey of trees within the project boundaries. 2. An assessment of the impacts of constructing the proposed project on the trees. 3. Guidelines for tree preservation and protection during the design, construction and maintenance phases of development. Survey Methods Trees were surveyed in July 2000. The survey included trees greater than 6" in diameter, located within the project boundaries. The survey procedure consisted of the following steps: 1. Identifying the tree as to species; 2. Tagging each tree with an identifying number; 3. Measuring the trunk diameter at a point 54" above grade. 4. Evaluating the health and structural stability using a scale of 1-5: 5- A healthy, vigorous tree, reasonably free of signs and symptoms of disease, with good structure and form typical of the species. 4 -Tree with slight decline in vigor, small amount of twig dieback, minor structural defects that could be corrected. 3 -Tree with moderate vigor, moderate twig and small branch dieback, thinning of crown, poor leaf color, moderate structural defects that might be mitigated with regular care. 2 -Tree in decline, epicormic growth, extensive dieback of medium to large branches, significant structural defects that cannot be abated. 1-Tree in severe decline, dieback of scaffold branches and/or trunk; most of foliage from epicortnics; extensive structural defects that cannot be abated. 0-Dead tree. ~ Heritage Tree Protet Plan, Brittany Drive, T. 4073, Dublin HortScience, Inc. February 12, 2001 Page 3 5. Rating the suitability for preservation as "good", "fair" or "poor". Suitability for preservation considers the health, age and structural condition of the tree, and its potential to remain an asset to the site for years to come. ' Good. Trees with good health and structural stability that have the potential for longevity at the site. ' Fair. Trees with somewhat declining health and/or structural defects than can be abated with treatment. The tree will require more intense management and monitoring, and may have shorter life span than those in 'good' category. ' Poor. Tree in poor health or with significant structural defects that cannot be mitigated. Tree is expected to continue to decline, regardless of treatment. The species or individual may have characteristics that are undesirable for landscapes, and generally ' are unsuited for use areas. 6. Recording the tree's location on a map. Description of Trees ' Twenty (20) trees were evaluated. Descriptions of each tree are found in the Tree Survey (see Attachments). A summary is provided in Table 1. Tree locations are shown by tag number on the Tree Survey Map (see Attachments). ' The trees on the subject property are a portion of a small woodland associated with a drainage course south of Brittany Dr. Two oak species were present on the south-facing slope: the evergreen coast live oak, which comprised 20% of the population and the ' deciduous valley oak with 80% of the population (Table 1). Two of the oaks were on a west-facing slope off Rolling Hills Dr. As is normal for native oak woodlands, a range of tree condition was present, from ' excellent to poor. Tree condition ranged from excellent to poor, although most (80%) were in the good to fair category. Most were large, mature individuals. Tree size ranged from 14" to 61"diameter single-trunked trees. Average trunk diameter was 28". There were six multiple-trunked trees with individual trunks ranging in size from 6" to 40". Table 1: Condition ratings and frequency of occurrence of trees at T. 5073 Common Name Scientific Name Condition Rating No. of Good Fair Poor Trees (4-5) (3) (1-2) ' Coast live oak Guercus agrifolia 1 1 2 4 (20%) Valley oak Quercus lobata 7 7 2 16 (80%) ' Total 8 8 4 20 40% 40% 20% 100% Heritage Tree Protec Plan, Brittany Drive, T. 4073, Dublin HortScience, Inc. February 12, 2001 Page 4 Heritage Trees City of Dublin Ordinance No. 29-99 identifies "Heritage Trees" as being any of the following: 1. Any oak, bay, cypress, maple, redwood, buckeye and sycamore tree having a trunk of 24" or more in diameter measured 4.5' above natural grade. 2. A tree required to be preserved as part of an approved development plan, zoning permit, use permit, site development review or subdivision map. 3. A tree required to be planted as a replacement for an unlawfully removed tree. By definition #1,13 trees are Heritage. However, because the project was approved with the trees at the Tentative Tract Map stage, all trees are now designated as Heritage by definition #2. Suitability for Preservation Before evaluating the impacts that will occur during development, it is important to consider the quality of the tree resource itself, and the potential for individual trees to function well over an extended length of time. Trees that are preserved on development sites must be carefully selected to make sure that they may survive development impacts, adapt to a new environment and pertorm well in the landscape. Our goal is to identify trees that have the potential for long-term health, structural stability and longevity. For trees growing in open fields, away from areas where people and property are present, structural defects and/or poor health presents a low risk of damage or injury if they fail. However, we must be concerned about safety in use areas. Therefore, where development encroaches into existing plantings, we must consider the potential for trees to grow and thrive in a new environment as well as their structural stability. Where development will not occur, the normal life cycles of decline, structural failure and death should be allowed to continue. Evaluation of suitability for preservation considers several factors: ' ^ Tree health Healthy, vigorous trees are better able to tolerate impacts such as root injury, demolition of existing structures, changes in soil grade and moisture, and soil compaction than are non-vigorous trees. ^ Structural integrity ' Trees with significant amounts of wood decay and other structural defects that cannot be corrected are likely to fail. Such trees should not be preserved in areas where damage to people or property is likely. ' ^ Species response There is a wide variation in the response of individual species to construction impacts and changes in the environment. Coast live oak has good construction, ' while valley oak has moderate tolerance to impacts. ^ Tree age and longevity ' Old trees, while having significant emotional and aesthetic appeal, have limited physiological capacity to adjust to an altered environment. Young trees are better able to generate new tissue and respond to change. Heritage Tree Protec Plan, Brittany Drive, T. 4073, Dublin HortScience, Inc. February 12, 2001 Page 5 Each tree was rated for suitability for preservation based upon its age, health, structural condition and ability to safely coexist within a development environment (see Tree Survey Form). A summary is provided in Table 2. Table 2: Suitability for Preservation of Trees in Tract 5073. Good These are trees with good health and structural stability that have the potential for longevity at the site. Eight (B) trees were rated as having good suitability for preservation. Tree No. Species Diameter (in.) 335 Valley oak 27, 23, 23 337 Valley oak 25, 16 340 Coast live oak 40, 26 346 Valley oak 31 350 Valley oak 31 352 Valley oak 28 353 Valley oak 19, 18, 15, 13 354 Valley oak 31 Moderate Trees in this category have fair health and/or structural defects that may be abated with treatment. Trees in this category require more intense management and monitoring, and may have shorter life- spans than those in the "good" category. Eight (8) trees were rated as having moderate suitability for preservation. Tree No. Species Diameter 338 Valley oak 29 342 Coast live oak 41 343 Valley oak 14, 13, 12, 11, 6 344 Valley oak 33 347 Valley oak 25 348 Valley oak 17 349 Valley oak 61 351 Valley oak 17, 13 Low Trees in this category are in poor health or have significant defects in structure that cannot be abated with treatment. These trees can be expected to decline regardless of management. The species or individual tree may possess either characteristics that are undesirable in landscape settings or be unsuited for use areas. Four (4) trees were rated as having low suitability for preservation. Tree No. Species Diameter 336 Valley oak 20 339 Coast live oak 22 341 Coast live oak 15 345 Valley oak 14 Heritage Tree Protec Plan, Brittany Drive, T. 4073, Dublin HortScience, Inc. February 12, 2001 Page 6 We consider trees with good suitability for preservation to be the best candidates for preservation. We do not recommend retention of trees with low suitability for preservation in areas where people or structures will be present. Retention of trees with moderate suitability for preservation depends upon the intensity of proposed site changes. Evaluation of Impacts and Recommendations for Preservation Appropriate tree retention develops a practical match between the location and intensity of construction activities and the quality and health of trees. The Tree Survey Form was the reference point for tree condition and quality. Potential impacts from construction were evaluated using the Composite Site Plan (June 2000) and house layouts for lots 1, f and 9 prepared by EDI Architecture, Inc. (received Feb. 12, 2001). Potential impacts from construction were assessed for each tree. The project has been ' designed to retain all trees. Normally we would not recommend retention of trees in poor condition. However, because this is a native stand of oaks and the trees in poor condition are downslope from the home areas, they can be retained. Only trees along the north canopy edge will be impacted by construction. These include trees #335, 342, 340, 341, 345, 346 and 353. Construction will occur a minimum of 5' outside the driplines of all trees. Roots of oaks typically extend for a long distance beyond ' the dripline. Construction of the homes on lots 1, 7, 8 and 9 will encroach into the root area. However, we consider the encroachment to be within the tolerance level of the adjacent trees. We expect no observable reduction in plant growth or health from the ' construction. Fill placed outside the driplines years ago when Brittany Drive was constructed has had no observable effect. No impacts to the trees will occur downslope from the trunks. A TREE PROTECTION zoNE at the driplines of trees shall be established. ' The Wildfire Management Plan contains several requirements that affect management of the trees: ^ Pruning is required to, "thin foliage, remove dead wood, raise the foliage one-foot above the ground, and separate the crowns of the trees." Implementation of ' these requirements will be directed by the Fire Marshall, project arborist and City's arborist. It is unclear at this time how much pruning will be required to separate crowns of the trees because they exist in small groves of continuous ' canopy. Specifications for pruning will be provided following on-site consultation with the Fire Marshall. ^ "Ground under the Fire Resistive Heritage Trees shall be kept free of weeds and ' dead wood." Weed controls must be applied in a manner that will not harm trees. Pre-emergent herbicides and tilling are not acceptable methods of weed control. Post-emergent herbicides and hand-pulling weeds are allowable. ' "An irrigated luel break/greenbelt shall be installed surrounding the Fire Resistive Heritage Trees." The irrigated area must be designed to protect the native trees from excessive water and exclude trenching to install irrigation lines within the ~ TREE PROTECTION ZONE. The rock outcropping on lot 9 will be removed to construct the home. To eliminate potential damage to trees on that lot we recommend retaining any rocks in place within 30' of the trunks. Heritage Tree Prote~ Plan, Brittany Drive, T. 4073, Dublin HortScience, Inc. February 12, 2001 Page 7 Tree Preservation Guidelines The goal of tree preservation is not merely tree survival during development but maintenance of tree health and beauty for many years. Trees retained on sites that are either subject to extensive injury during construction or are inadequately maintained become a liability rather than an asset. The response of individual trees will depend on the amount of excavation and grading, the care with which demolition is undertaken, and the construction methods. Coordinating any construction activity inside the Tree Protection Zone can minimize these impacts. The following recommendations will help reduce impacts to trees from development and maintain and improve their health and vitality through the clearing, grading and construction phases. Design recommendations 1. A TREE PROTECTION ZONE shall be established at the dripline of all trees. No grading, excavation, construction or storage of materials shall occur within that zone. 2. All site development plans shall be reviewed by the Project Arborist for evaluation of impacts to trees and recommendations for mitigation. 3. Retain the rack outcropping within 30' of trees #335 and 342. 4. No underground services including utilities, sub-drains, water or sewer shall be placed In the TREE PROTECTION ZONE. 5. Tree Preservation Notes, prepared by the Consulting Arborist, should be included on all construction plans. 6. Irrigation systems must be designed.so that no trenching will occur within the TREE PROTECTION ZONE. Surface water from irrigation runoff must be directed away from oak trunks. 7. No landscape improvements such as lighting, pavement, drainage or planting may occur within the TREE PROTECTION ZONE that may negatively affect the health or structural stability of the trees. 8. As trees withdraw water from the soil, expansive soils may shrink within the root area. Therefore, foundations, footings and pavements on expansive soils near trees should be designed to withstand differential displacement." Pre•constructlon treatments and recommendations 1. Prune trees to be preserved to clean the crown and to provide 1' clearance as required by the Wildfire Management Plan, and to clear the crown. All pruning shall be completed by a Certified Arborist or Tree Worker and adhere to the Tree Pruning Guidelines of the International Society of Arboriculture. Specifications for pruning shall be provided after consultation with the Fire Marshall. Brush shall be chipped and spread beneath the trees within the TREE PROrecrloN ZONE. 2. Fence all trees to be retained to completely enclose the TREE PROTECTION ZONE at the driplines as depicted on the Protection Fencing Plan (see Attachments). It Heritage Tree Protec. .Plan, Brittany Drive, T. 4073, Dublin HortScience, Inc. February 12, 2001 Page 8 is not necessary to fence trees on the downhill side, away from all construction. Fences shall be 6 ft. chain link or equivalent as approved by consulting arborist. Fences are to remain until all grading and construction is completed. RecommendationafoT tree protection during conatructlon 1. Prior to beginning work, the contractor is required to meet with the consultant at the site to review all work procedures, access routes, storage areas and tree protection measures. 2. No grading, construction, demolition or other work shall occur within the TREE PROTECTION ZONE. Any modifications must be approved by the City of Dublin and monitored by the Consulting Arborist. 3. Spoil from trench, footing, utility or other excavation shall not be placed within the TREE PROTECTION ZONE, neither temporarily nor permanently, 4. If injury should occur to any tree during construction, it should be evaluated as soon as possible by the Consulting Arborist so that appropriate treatments can be applied. 5. No excess soil, chemicals, debris, equipment or other materials shall be dumped Or Stored Wlthln the TREE PROTECTION ZONE. 6. No tree pruning may be performed by construction personnel. Maintenance of impacted trees Native oaks in proximity to homes require regular maintenance. It is recommended that the future homeowners be provided with a Guide to Maintenance for Native Oaks that describes the care needed to maintain tree health and structural stability. Occasional pruning, fertilization, mulch, and pest management may be required. In addition, provisions for monitoring both tree health and structural stability must be made a pricrity. As trees age, the likelihood of failure of branches or entire trees increases. Therefore, annual inspection for hazard potential is recommended. HortScience, Inc. ~..~~.~-~l. N da Matheny Certified Arborist #WC-0 Tree Survey Map Brittany Drive Tract 5073 Dublin, CA Prepared for: Black Mountain Development San Ramon, CA July 2000 Not to Scale Notes: Base map provided by: RMR Design Group Concord, CA Driplines and numbered tree locations are approximate. X ~ X X ' X HORTSCIENCE ,.~ P.O. BOX ]51 PLEASANTON CA 81566 (925)1&1-0211 FAX (925)1815096 ;~ ,. , , _ i ' ..~~ i ,. ~ X ~ ~'' yep _J' c1~. t 6`6 1 I` ~` ~ /// r// ~'~/~~'Y ~\ \ 0/ 1 ~s~~' _ i. / ~ . . i ~ ~•':. 'mil ~ r,. ~- ~ - - -- --~- ~ -- =-J ~ ' / /i ~ ~_~ ~ ~; , (y~',1 / cam; ~ l ~ ~ / , f~"-y~Y` ~` i~ _ ~-~ '~/ air ~~ / _ / ~ / ~_ / h"L\~a_ •.., / ' ~/(y ,, / ~ ,_~- ~/~ / _. _ ~ i~----= -- ~~/// sir rI. ,.`_ ,~~ ----~ \~~__// •.%~f' 1, _-.-.._ "!"'~• i-f"---~_' _/",_~ "i 1 . \ \\ ,- ,•~\ -~_._ \k ~ ~ ~_\` _ +~ r.. - `\\ ~~_---~ ~ 7` ~` `` mil'.---R_~~`~` ( ~ ~ / ~,a, ~ ~~ J -------- Tree Protection ~- \ ~~ ~~ ~ ~~~' ~~.•~~'~~ ~~,~ ~`~' \ \~~ \~ ~~ _ ~ i'I! Fencing -_-~_ ~. ~^ , ~ \, 1 ~~ e ` I 1,; .i 1 Tree Protection Fencing Plan Brittany Drive Tract 5073 Dublin, CA Prepared for." Black Mountain Development San Ramon, CA February ~0®9~ No Scale I Notes: Base map provided by: RMR Design Group Concord, CA Driplines and numbered tree locations are approximate. HOIZ'1'SCIENCE .,~ P.O. BOX 75~ PLEASANTON CA 9,5fiG (835( ~8~-0311 FAX (935) ~g~-,'098 w ~ ~ I~ ll~ ~ ~ ~ ~ ~ l~ I~ I~ ~ I~ Illy I~ ~ I~ e:~..r- HORT _ - TREE SURVEY ~ Black Mountain Development Brittany Lane Estates ~~ Dublin, CA 'd July 2000 TREE No. SPECIES TRUNK DIAMETER (in inches) CONDITION 1=poor 5=excellent SUITABILITY for PRESERVATION COMMENTS 335 Valley oak 27, 23, 23 4 Good Multiple stems from base; good form; one 23" trunk leans south over creek. 336 Valley oak 20 2 Poor Suppressed growth; little foliage; large necrotic area at base. 337 Valley oak 25, 16 4 Good Multiple attachments ~ 3'; slightly suppressed with crown to south; some deadwood. 338 Valley oak 29 3 Moderate Suppressed growth; leaning to south-east; deadwood in crown. 339 Coast live oak 22 2 Poor Suppressed by tree 340; major dieback in crown; decay fruiting bodies evident. 340 Coast live oak 40, 26 4 Good Excellent large specimen; some deadwood; growth cracks along some scaffolds; scaffolds on north lying on ground. 341 Coast live oak 15 2 Poor Suppressed by 342; poor form; heavy end weight. 342 Coast live oak 41 3 Moderate Good form; some deadwood; codominant with included union at 3'. 343 Valley oak 14, 13, 12, 11, 6 3 Moderate Multiple trunks at ground level; good form. 344 Valley oak 33 3 Moderate Partially failed; tow scaffolds to southeast. 345 Valley oak 14 2 Poor Highly suppressed; leaning 45 degrees to north. 346 Valley oak 31 4 Good Highly desirable; excellent form and structure; minor deadwood. 347 Valley oak 25 3 Moderate Crown slightly suppressed. 348 Valley oak 17 3 Moderate High crown. 349 Valley oak 61 3 Moderate Very large; multiple attachments at 3'; number of cavities in trunk; included bark. Page 1 ^ ~ , ~,`~~ Black Mountain Development ' HORT ~I~ ~:°- ~ TREE SURVEY Brittany Lane Estates ^ - Dublin, CA July 2000 ^ TREE SPECIES TRUNK CONDITION SUITABILITY COMMENTS No. DIAMETER 1=poor for (in inches) 5=excellent PRESERVATION 350 Valley oak 31 5 Good Multiple attachments ~ 7'; good form; low canopy on uphill side; ` moderate deadwood. 351 Valley oak 17, 13 3 Moderate Codominant ~ 1'; trunk outside property; suppressed form. 352 Valley oak 28 4 Good Highly desirable; good form; minor deadwood. 353 Valley oak 19, 1 B, 15, 13 4 Good Codominant trunks arising at ground level; one with multiple attachment at 2'; good overall form; minor deadwood. 354 Valley oak 31 4 Good Canopy one-sided; large scaffolds at right angles; low branches on down hill side. Page 2 ,, _ _t INC. HERITAGE TREE PROTECTION PLAN Brittany Drive Estates, Tract 5073 Dublin, CA PREPARED FOR Black Mountain Development 12 Crow Canyon Court, Suite 207 San Ramon, CA 94583 PREPARED BY HortScience, Inc. 4125 Mohr Ave., Suite F Pleasanton, CA 94566 November 2000 RECEIVED ~tC 0 4 2000 DUBLIN PLANNING ^ Heritage Tree Protection Plan Brittany Drive Estates, Tract 5073 Dublin, CA Table of Contents Page Introduction and Overview 2 Survey Methods 2 Description of Trees 3 Suitability for Preservation 4 Evaluation of Impacts and Recommendations for Preservation 6 Tree Preservation Guidelines 10 List of Tables and Exhibits Table 1. Condition ratings and frequency of occurrence for trees 3 Table 2. Suitability for Preservation 5 Exhibit A: Evaluation of Impacts to Tree #340, 345 7 Exhibit B: Evaluation of Impacts to Trees #335, 341, 342 8 Exhibit C: Evaluation of Impacts to Tree #346 9 Attachments Tree Pruning Specifications Tree Survey Map Tree Protection Fencing Plan Tree Survey Form Heritage Tree Protectw~ ~ Plan, Brittany Drive, T. 4073, Dublin HortScience, Inc. November 24, 2000 Page 2 1 Introduction and Overview Black Mountain Development is proposing to develop six lots located on Brittany Drive and one lot on Rolling Hills Dr. in Dublin, CA. The project encompasses portions on the native oak woodland. The Tentative Tract map was approved by the City Council of Dublin in 1985 in Resolution No. 82-85. That document requires preparation of a horticultural report if project grading is performed within 25 feet of the dripline of trees. Since that time a Heritage Tree Ordinance (No. 29-99) has been enacted that requires preparation of a Heritage Tree Protection Plan. HortScience, Inc was asked to prepare ' that report. This report provides the following information: 1. A survey of trees within the project boundaries. 2. An assessment of the impacts of constructing the proposed project on the trees. 3. Guidelines for tree preservation and protection during the design, construction and maintenance phases of development. Survey Methods Trees were surveyed in July 2000. The survey included trees greater than 6" in diameter, located within the project boundaries. The survey procedure consisted of the following steps: 1 i. Identifying the tree as to species; 2. Tagging each tree with an identifying number; ' 3. Measuring the trunk diameter at a point 54" above grade. 4. Evaluating the health and structural stability using a scale of 1-5: 5- A healthy, vigorous tree, reasonably free of signs and symptoms of disease, with good structure and form typical of the species. 4 -Tree with slight decline in vigor, small amount of twig dieback, minor structural defects that could be corrected. 1 3 -Tree with moderate vigor, moderate twig and small branch dieback, thinning of crown, poor leaf color, moderate structural defects that might be mitigated with regular care. 2 -Tree in decline, epicormic growth, extensive dieback of medium to large branches, significant structural defects that cannot be abated. ' 1-Tree in severe decline, dieback of scaffold branches and/or trunk; most of foliage from epicormics; extensive structural defects that cannot be abated. 1 0-Dead tree. Heritage Tree Protect~~~~ Plan, Brittany Drive, T. 4073, Dublin HortScience, Inc. November 24, 2000 Page 3 5. Rating the suitability for preservation as "good", "fair" or "poor". Suitability for preservation considers the health, age and structural condition of the tree, and its potential to remain an asset to the site for years to come. Good Trees with good health and structural stability that have the potential for longevity at the site. Fair. Trees with somewhat declining health and/or structural defects than can be abated with treatment. The tree will require more intense management and monitoring, and may have shorter life span than those in 'good' category. Poor. Tree in poor health or with significant structural defects that cannot be mitigated. Tree is expected to continue to decline, regardless of treatment. The species or individual may have characteristics that are undesirable for landscapes, and generally are unsuited for use areas. 6. Recording the tree's location on a map. Description of Trees Twenty (20) trees were evaluated. Descriptions of each tree are found in the Tree Survey (see Attachments). A summary is provided in Table 1. Tree locations are shown by tag number on the Tree Survey Map (see Attachments). The trees on the subject property are a portion of a small woodland associated with a drainage course south of Brittany Dr. Two oak species were present on the south-facing slope: the evergreen coast live oak, which comprised 20% of the population and the deciduous valley oak with 80% of the population (Table 1). Two of the oaks were on a west-facing slope off Rotting Hills Dr. As is normal for native oak woodlands, a range of tree condition was present, from excellent to poor. Tree condition ranged from excellent to poor, although most (80%) were in the good to fair category. Most were large, mature individuals. Tree size ranged from 14" to 61" diameter single-franked trees. Average trunk diameter was 28". There were six multiple-franked trees with individual trunks ranging in size from 6" to 40". Table 1: Condition ratings and frequency of occurrence of trees at T. 5073 Common Name Scientific Name Condition Ratin g No. of Good Fair Poor Trees (4-6) (3) (1-2) Coast live oak Ouercus agrifolia 1 1 2 4 (20%) Valley oak r7uercus lobata 7 7 2 16 (80%) Total 8 8 4 20 40% 40% 20% 100% Heritage Tree Protectwn Plan, Brittany Drive, T. 4073, Dublin HortScience, Inc. November 24, 2000 Page 4 Heritage Trees City of Dublin Ordinance No. 29-99 identifies "Heritage Trees" as being any of the following: 1. Any oak, bay, cypress, maple, redwood, buckeye and sycamore tree having a trunk of 24" or more in diameter measured 4.5' above natural grade. ' 2. A tree required to be preserved as part of an approved development plan, zoning permit, use permit, site development review or subdivision map. 3. A tree required to be planted as a replacement for an unlawfully removed tree. By definition #1,13 trees are Heritage. However, because the project was approved with the trees at the Tentative Tract Map stage, all trees are now designated as Heritage by definition #2. ' Suitability for Preservation Before evaluating the impacts that will occur during development, it is important to consider the quality of the tree resource itself, and the potential for individual trees to function well over an extended length of time. Trees that are preserved on development sites must be carefully selected to make sure that they may survive development impacts, adapt to a new environment and perform well in the landscape. ' Our goal is to identify trees that have the potential for long-term health, structural stability and longevity. For trees growing in open fields, away from areas where people and property are present, structural defects and/or poor health presents a low risk of damage or injury if they fail. However, we must be concerned about safety in use areas. Therefore, where development encroaches into existing plantings, we must consider the potential for trees to grow and thrive in a new environment as well as their structural stability. Where development will not occur, the normal life cycles of decline, structural failure and death should be allowed to continue. Evaluation of suitability for preservation considers several factors: ' ^ Tree health Healthy, vigorous trees are better able to tolerate impacts such as root injury, 1 demolition of existing structures, changes in soil grade and moisture, and soil compaction than are non-vigorous trees. ^ Structural integrity Trees with significant amounts of wood decay and other structural defects that cannot be corrected are likely to fail. Such trees should not be preserved in areas where damage to people or property is likely. ' ^ Species response There is a wide variation in the response of individual species to construction impacts and changes in the environment. Coast live oak has good construction, while valley oak has moderate tolerance to impacts. ^ Tree age and longevity ' Old trees, while having significant emotional and aesthetic appeal, have limited physiological capacity to adjust to an altered environment. Young trees are better able to generate new tissue and respond to change. Heritage Tree Protect~~., Plan, Brittany Drive, T. 4073, Dublin HortScience, Inc. November 24, 2000 Page 5 Each tree was rated far suitability for preservation based upon its age, health, structural condition and ability to safely coexist within a development environment (see Tree Survey Form). A summary is provided in Table 2. Table 2: Suitability for Preservation o} Trees in Tract 5073. Good These are trees with good health and structural stability that have the potential for longevity at the site. Eight (8) trees were rated as having good suitability for preservation. Tree No. Species Diameter (in.) 335 Valley oak 27, 23, 23 337 Valley oak 25, 16 340 Coast live oak 40, 26 346 Valley oak 31 350 Valley oak 31 352 Valley oak 28 353 Valley oak 19, 18, 15, 13 354 Valley oak 31 ' Moderate Trees in this category have fair health and/or structural defects that may be abated with treatment. Trees in this category require more intense management and monitoring, and may have shorter life- spans than those in the "good" category. Eight (8) trees were rated ' as having moderate suitability for preservation. Tree No. Species Diameter (in.) 1 336 Valley oak 29 342 Coast live oak 41 343 Valley oak 14, 13, 12, 11, 6 ' 344 Valley oak 33 347 Valley oak 25 348 Valley oak 17 ' 349 Valley oak 61 351 Valley oak 17, 13 Low Trees in this category are in poor health or have significant defects in ' structure that cannot be abated with treatment. These trees can be expected to decline regardless of management. The species or individual tree may possess either characteristics that are ' undesirable in landscape settings or be unsuited for use areas. Four (4) trees were rated as having low suitability for preservation. Tree No. Species Diameter (in.) 336 Valley oak 20 339 Coast live oak 22 ' 341 Coast live oak 15 345 Valley oak 14 Heritage Tree Protect..... 21an, Brittany Drive, T. 4073, Dublin HortScience, Inc. November 24, 2000 Page 6 We consider trees with good suitability for preservation to be the best candidates for preservation. We do not recommend retention of trees with low suitability for preservation in areas where people or structures will be present. Retention of trees with moderate suitability for preservation depends upon the intensity of proposed site changes. 1 Evaluation of /mpacts and Recommendations for Preservation Appropriate tree retention develops a practical match between the location and intensity of construction activities and the quality and health of trees. The Tree Survey Form was the reference point for tree condition and quality. Potential impacts from construction were evaluated using the Composite Site Plan (June 2000) and house layouts for lots 8 and 9 (June 5, 2000) prepared by RMR Design Group. Potential impacts from construction were assessed for each tree. The project has been designed to retain all trees. Normally we would not recommend retention of trees in poor condition. However, because this is a native stand of oaks and the trees in poor condition are downslope from the home areas, they can be retained. Only trees along the north canopy edge will be impacted by construction. These include trees #335, 342, 341, 340, 345 and 346. Construction will occur within the driplines of trees #340 and 341. Impacts to those trees are described in Exhibits A and B. Field staking of the house locations indicates that the homes will be approximately 34' from the trunk centerlines of #340 and 342. Significant pruning will be required to create clearance under tree #340. The tree can be preserved with a protection zone of 30' from the trunk. Pruning to raise the canopies off the ground is recommended for trees #342, 345 and 346. Specifications for pruning are provided in the Attachments. Roots of oaks typically extend for a long distance beyond the dripline. Construction of the homes on lots 7, 8 and 9 will encroach into the root area. However, we consider the encroachment to be within the tolerance level of the adjacent trees. We expect no observable reduction in plant growth or health from the construction. Fill placed outside the driplines years ago when Brittany Drive was construction has had no observable effect. A tree protection zone 30' from the trunks on the north side of #340-342, and at the dripline of #335, 345, 346, 353 and 354 are adequate for their preservation. No impacts to the trees will occur downslope from the trunks. The rock outcropping on lot 9 will be removed to construct the home. To eliminate potential damage to trees on that lot we recommend retaining any rocks in place within 30' of the trunks. Heritage Tree Protection P, 1. 5073 November 24, 2000 HortScience, Inc. Page 7 Exhibit A: Evaluation of Impacts to Tree #340, Lot 8 1 Tree #340 is a mature coast live oak with two trunks arising at approximately 2' that are 27" and 40` in diameter. These trunks divide again to form large scaffold branches at 3' and 5' . The 26" trunk bows to the northeast, touching the ground approxi- 1 mately 25' from the trunk (photo 3). The tree has formed an up- perand lower crown (photos 1 & 2). 1 It appears that fill soil was placed outside the dripline of the tree when Brittany Lane was graded years ago. The grade within the dripline appears to be natural. The fill does not appear to have had a significant negative impact on the tree. The tree is very ' vigorous and healthy as is evidenced by the dense, deep green canopy and numerous growth cracks along the trunk and scaf- fold branches. As is normal in mature native oaks, there are a ' number of dead branches throughout the canopy and several small branch failures. In all, it is a magnificent tree that has the potential to live for many more years. Fire protection requirements dictate that tree canopies must be pruned to clear foliage within 6' of the ground surface. Fire man- agement treatments are required whether or not the property is developed. Creating the necessary clearance will require re- moval of the 27" diameter trunk and significant pruning of a 25" scaffold branch (photo 4). This pruning will create larger wounds than preferred, but is required by the Alameda Co. Fire Marshall to protect surrounding homes from fire danger. Development plans are to construct a home on the existing grade (see plot plan below). Based on field staking of the structure layout, the back of the home will be 34' from #340, extending into the dripline approximately 14'. The structure placement will be adjusted slightly if needed following prun- ing for fire management so that the back of the structure is no closer than 5' from the canopy. Other trees on the lot will not be directly affected. ~,*~,u''~ ~ ~ rMa~a~~ ail d~,~~ ur ~ ~i ~Yf'• ~ - ,,,o .~: - - o ~~" __ 34 #340 ~~~ #34 ~' t. ~ ~ . ate' #339 -~'~ i #343 Detail of lot 8 from RMR Design Group Detail at left shows loca- tion of home relative to tree dripline and trunk. A 30' tree protection zone on the north side of the tree is recommended. We consider this ade- quate because of the good vigor of this tree and the and construction tolerance of the species. Photo 4 (right): Pruning for fire safety will require removal of 27" trunk (orange arrow) and sig- nificant pruning of a 25" scaffold branch (blue ar- row). M~ Photo 1: Upper crown of tree #340 viewed from Brittany Lane. Upper crown Lower crown Photo 2 : Upper and lower crowns of #340 viewed from the east. Tree #346 is on left. Photo 3: Scaffold from 27" trunk lying on ground. Stake (arrow) shows location of SE corner of the proposed home. Heritage Tree Protection PI '. 5073 HortScience, Inc. Aua. 2, 2000 ` Paae 8 Exhibit B: Evaluation of Impacts to Trees #335, 341 and 342, Lot 9 ' Three trees form the canopy edge on lot 9. Tree #335 is a valley oak with three trunks that is in good condition (photo 1). Trees #341 and 342 are two coast live oaks that are growing closely. #342, at 41" in diameter, is dominant, and has suppressed the small 15" diameter tree (#341). ' Uphill from the trees is a rock outcropping. There is no fill under the tree from the Brittany Lane construction years ago. Development plans are to construct a home uphill from the trees (see plot plan below). Based on field staking of the struc- ture layout, the back eastern corner of the home will be within the dripline fo tree #342 a few feet (Photo 3). Because the ' canopy touches the ground on the north, pruning will be required to raise the canopy to provide clearance. Removal of one 8", one 6" and several smaller than 4" diameter branches will be re- quired. This will have minimal effect on the tree. A tree protection zone 30' from the trunks of trees #335, 341 and 342 is recommended. ~ srtrtN+'r ` oN~~C ~''~ ~ °r ~~ . '~ r ~; , d 1~ _ ", ,:._• _ ~~,.I//.O . '~F #342 ~ #335 ~-~ 1 • -- • ~°"` ~~ ~ ~# ..,. r~ ,, _ ,~-- Photo 3 (left): Stake for southeast corner of home (arrow) is located a few feet inside the dripline of #342. Pruning to raise the canopy off the ground is needed. Detail at left shows location of home and trees on lot 9. (Detail from RMR Design Group June 5, 2000). Photo 4 (right): Stake for southwest corner of home (arrow) is outside the canopy of tree #335. Photo 1: Valley oak #335 has 3 trunks. Photo 2: Coast live oak #342 (right) is dominant and in moderate condition. #341 (left, arrow) is suppressed. Tree Protection Pf ''. 5073 ~r ~n ~nnn HortScience, Inc. Exhibit _C: Evaluation of Impacts to Tree #346. Lot 7 One trees forms the northern canopy edge on lot 7 Tree #346 is a 31"diameter valley oak with three trunks that is in good condition (photo 1). Downslope on the lot are trees #347-350, which are also valley oaks in moderate to good condition. All trees will require minor pruning to provide adequate clearance for fire safety. Development plans are to construct a home uphill from the trees {see plot plan below). The back of the home will be outside the dripline. The most significant impacts to trees will be pruning needed for fire safety. Home construction will have minimal impacts. A tree protection zone at the dripline of the trees is recommended Photo 1: Valley oak #346 requires pruning to raise the canopy for fire safety (arrow). Home construction will be outside the dripline of the tree. Detail at left shows location of home and trees on lot 7. (Detail from RMR Design Group June 5, 2000). Heritage Tree Protect..-- r'lan, Brittany Drive, T. 4073, Dublin HortScience, Inc. November 24, 2000 Page 10 Tree Preservation Guidelines The goal of tree preservation is not merely tree survival during development but maintenance of tree health and beauty for many years. Trees retained on sites that are either subject to extensive injury during construction or are inadequately maintained become a liability rather than an asset. The response of individual trees will depend on the amount of excavation and grading, the care with which demolition is undertaken, and the construction methods. Coordinating any construction activity inside the Tree Protection Zone can minimize these impacts. The following recommendations will help reduce impacts to trees from development and maintain and improve their health and vitality through the clearing, grading and construction phases. Design recommendations 1. A TREE PROTECTION ZONE shall be established 30' north of tree #340-342, and at the driplines of #335, 345-346, 353-354. No grading, excavation, construction or storage of materials shall occur within that zone. 2. All site development plans shall be reviewed by the Project Arborist for evaluation of impacts to trees and recommendations for mitigation. 3. Retain the rock outcropping within 30' of trees #335 and 342. 4. No underground services including utilities, sub-drains, water or sewer shall be placed In the TREE PROTECTION ZONE. 5. Tree Preservation Notes, prepared by the Consulting Arborist, should be included on all construction plans. 6. Irrigation systems must be designed so that no trenching will occur within the TREE PROTECTION ZONE. 7. No landscape improvements such as lighting, pavement, drainage or planting may occur which may negatively affect the health or structural stability of the trees. 8. As trees withdraw water from the soil, expansive soils may shrink within the root area. Therefore, foundations, footings and pavements on expansive soils near trees should be designed to withstand differential displacement " Pre~construction treatments and recommendations 1. Prune trees to be preserved to clean the crown and to provide clearance. Canopies shall be raised for fire safety to eliminate foliage within 6' of the ground surface. All pruning shall be completed by a Certified Arborist or Tree Worker and adhere to the Tree Pruning Guidelines of the International Society of Arboriculture. Specifications for pruning are provided in the Attachments. Brush shall be chipped and spread beneath the trees within the TREE PROTECTION ZONE. 2. Fence all trees to be retained to completely enclose the TREE PROTECTION ZONE on the north side of trees on lots 7, 8 and 9, and on the south side of trees 353 and 354 prior to demolition, grubbing or grading as depicted in the attached Tree 1 Heritage Tree Protecti~.. clan, Brittany Drive, T. 4073, Dublin HortScience, Inc. November 24, 2000 Page 11 1 Protection Fencing Plan (see Attachments). It is not necessary to fence trees on the downhill side, away from all construction. Fences shall be 6 ft. chain link or equivalent as approved by consulting arborist. Fences are to remain until all grading and construction is completed. Recommendations for tree protection during construction 1. Prior to beginning work, the contractor is required to meet with the consultant at the site to review all work procedures, access routes, storage areas and tree protection measures. 2. No grading, construction, demolition or other work shall occur within the TREE PROrecTloN ZONE. Any modifications must be approved and monitored by the Consulting Arborist. 3. Spoil from trench, footing, utility or other excavation shall not be placed within the ' TREE PROTECTION ZONE, neither temporarily nor permanently, 4. If injury should occur to any tree during construction, it should be evaluated as soon as possible by the Consulting Arborist so that appropriate treatments can be ~ applied. 5. No excess soil, chemicals, debris, equipment or other materials shall be dumped Or Stored Wlthln the TREE PROTECTION ZONE. 6. Any additional tree pruning needed for clearance during construction must be performed by a Certified Arborist and not by construction personnel. . Maintenance of impacted trees Native oaks in proximity to homes require regular maintenance. It is recommended that the future homeowners be provided with a Guide to Maintenance for Native Oaks that ' describes the care needed to maintain tree health and structural stability. Occasional pruning, fertilization, mulch, and pest management may be required. In addition, provisions for monitoring both tree health and structural stability must be made a priority. As trees age, the likelihood of failure of branches or entire trees increases. Therefore, annual inspection for hazard potential is recommended. HortScience, Inc. Nelda Matheny Certified Arborist #WC-0195 ' Pruning Specifications ' Brittany Lane Estates Qualifications An I.S.A. Certified Arborist or Tree Worker is to be present at all times during pruning. Arborist must have a State of Calif. Contractors License for Tree Service (C61-D49) and provide proof of workman's compensation and general ' liability insurance. Pruning specifications 1. All pruning shall be in accordance with the Tree Pruning Guidelines (International Society of Arboriculture) and adhere to the most recent editions of the American National Standard for Tree Care Operations (2133.1) and Pruning (A300). 2. Where possible, pruning shall be confined to small diameter wood at the ends of branches. Interior branches shall not be stripped out. 3. All trees shall be pruned to provide a minimum of 6' clearance between the ground surface and foliage, to remove dead branches to a minimum of 2" diameter, and to reduce end weight on heavy, horizontal branches by selectively removing small diameter branches, no greater than 2-3", near the ends of the scaffolds. 4. While in the tree, the arborist shall pertorm an aerial inspection to identify defects that require treatment. Any additional work needed shall be reported to the Project Arborist. 5. Brush shall be chipped and chips shall be spread underneath trees to a maximum depth of 6", leaving the trunk clear of mulch. Wood shall be hauled off site. 6. Trees shall not be climbed with spurs. 7. Thinning cuts are to be employed rather than heading cuts. Trees shall not be topped or headed back. 8. Vehicles and heavy equipment shall not be parked beneath the trees. If access by equipment is required to accomplish the specified pruning, the soil surface shall be protected with 6-8" of wood chips before placing equipment or vehicles. 9. Equipment shall be serviced and fueled outside the tree canopy to avoid accidental spills in the root area. 10. Any questions regarding pruning should be directed to Nelda Matheny, HortScience,lnc., (925) 484-0211. ^ Brittany Drive Tract 5073 Dublin, CA Prepared for.- Black Mountain Development San Ramon, CA July 2000 Not to Scale Notes: Base map provided by: RMR Design Group Concord, CA Driplines and numbered tree locations are approximate. X X X X X X HORTSCIEI~CE ~.~ P.O. 6O%75.1 PIEASANTON CA 9/566 (925)164-0211 FAX (925)161-` 96 Tree Survey Map I ' //~\ ! ~1~ ~ `~ r~~ ,A' -1 ~ ~~_ -~ ~~ ~ i~(_ ---~ I .~ ~~ ' /61 ~` %% ;~~~_ 1 i-- ~_~ ' ~~ ' ~~ 7'_ I ~ ~,. _~ i ., l r~ ,, ~;,, :~ ~~~ X ` ~ r> ~, }~,} h^-''~ e ~ - ~,~ ~, ~ /~~ I ~ ,w. ; , ~_~ ( Yr ~~;,, i., I / i (~ ~~ ,, . 1_-~' i ~~ _. C ~ 1 .~ _. ,~ ~~ .~ - ~ __ _,~__ ~ -- ~~:. y , ~~, (. ~ ,_ . ~„ ( ti J ~~ i. 81 ~~ ,_ .~ ~~ .- •~- % -- ~ ~- - ~ • ~ ----~ - ~~-y-- -- " `~~! ~ ~~e~4~ \~\~~1hL \\~ \\ ~l/(~ ~ ~~\~ ~ \\ X~11 , bs~ / 12` i~A~` `~ ~, ?~.;. ~,. :, ~j . ~~~ 1i %~~~~ j ' / / //, ,,j/ ~~. =- _~~ ~. ~~\ ' ~ -----°~ Tree Protection -~ ~ ~= ~_ ~_ ~_ ~ Fencing - ~~~~~= ~ ~ -~~~ ~;,, ~. ,/~/~~ i ,- ~~~ \\ --,_ .~ ~ X t. ,~ -. ., ~, .e~ ~` \~ .~~,, ,~' h y ., .t~f f~ ~'%~: ~- ,. x~. _I I~ . ~. /` /,7~ ` /,°` /f~ .~' - f~/ f/h~ 1 1 (~ i a~ ~, ~~ I~~I~~I~,j ~`1`, \`~1 ~° Tree Protection Fencing Plane Brittany Drive Tract 5073 Dublin, CA Prepared for. Black Mountain Development San Ramon, CA November 20001 No Scale I Notes: Base map provided by: RMR Design Group Concord, CA Driplines and numbered tree locations are approximate. HORTSCIENCE ,.~ P.O. BO%751 PLEASANTON CA 915GG (92511B40P11 FA%(915)1B4509G ~ ~ ~ ~ ~ ~ ~ lllllll~ ~ ~ ~ ~ ~ ! ~ ~ ~ I~ ~ •.^ _-;~ Black Mountain Development HORT ' .• ~ ~ TREE SURVEY Brittany Lane Estates ^ '- Dublin, CA July 2000 • TREE SPECIES TRUNK CONDITION SUITABILITY COMMENTS No. DIAMETER 1=poor for (in inches) 5=excellent PRESERVATION -335 Valley oak 27, 23, 23 4 Good Multiple stems from base; good form; one 23" trunk leans south .over creek. 336 Valley oak 20 2 Poor Suppressed growth; little foliage; large necrotic area at base. _ 337 Valley oak 25, 16 4 Good Multiple attachments ~ 3'; slightly suppressed with crown to south; some deadwood. - 338 Valley oak 29 3 Moderate Suppressed growth; leaning to south-east; deadwood in crown. 339 Coast live oak 22 2 Poor Suppressed by tree 340; major dieback in crown; decay fruiting bodies evident. - 340 Coast live oak 40, 26 4 Good Excellent large specimen; some deadwood; growth cracks along some scaffolds; scaffolds on north lying on ground. 341 Coast live oak 15 2 Poor Suppressed by 342; poor form; heavy end weight. -342 Coast live oak 41 3 Moderate Good form; some deadwood; codominant with included union at 3'. 343 Valley oak 14, 13, 12, 11, 6 3 Moderate Multiple trunks at ground level; goad form. -344 Valley oak 33 3 Moderate Partially failed; low scaffolds to southeast. 345 Valley oak 14 2 Poor Highly suppressed; leaning 45 degrees to north. -346 Valley oak 31 4 Good Highly desirable; excellent form and structure; minor deadwood. - 347 Valley oak 25 3 Moderate Crown slightly suppressed. 348 Valley oak 17 3 Moderate High crown. -349 Valley oak 61 3 Moderate Very large; multiple attachments at 3'; number of cavities in trunk; included bark. Page 1 Black Mountain Development TREE SURVEY Brittany Lane Estates Dublin, CA July 2000 TREE SPECIES TRUNK CONDITION SUITABILITY COMMENTS No. DIAMETER 1=poor for (in inches) 5=excellent PRESERVATION ~ 350 Valley oak 31 5 Good Multiple ariachments ~ 7'; good form; low canopy on uphill side; moderate deadwood. 3~1 Valley oak 17, 13 3 Moderate Codominant ~ 1'; trunk outside property; suppressed form. 0 352 Valley oak 28 4 Good Highly desirable; good form; minor deadwood. 353 Valley oak 19, 18, 15, 13 4 Good Codominant trunks arising at ground level; one with multiple attachment at 2'; good overall form; minor deadwood. - 354 Valley oak 31 4 Good Canopy one-sided; large scaffolds at right angles; low branches on down hill side. Page 2 .~o .~i.,~ ,~ ORT=~ . ~~.I~ ~~ _ ~~r, INC. a ~ ~ ~~{ ~l ~ t Heritage Tree Protection Plan Brittany Drive Estates, Tract 5073 Dublin, CA PREPARED FOR: Black Mountain Development 12 Crow Canyon Ct., Suite 207 ~ San Ramon CA 94583 PREPARED BY: HortScience, Inc. 4125 Mohr Ave., Suite F Pleasanton CA 94566 November 2000 RECEIVED NOV 2 7 2000 DUBLIN PLANNING Heritage Tree Protection Plan Brittany Drive Estates, Tract 5073 Dublin, CA Table of Contents Page Introduction and Overview 2 Survey Methods 2 Description of Trees 3 Suitability for Preservation 4 Evaluation of Impacts and Recommendations for Preservation 6 Tree Preservation Guidelines 10 List of Tables and Exhibits Table 1. Condition ratings and frequency of occurrence for trees 3 Table 2. Suitability for Preservation 5 Exhibit A: Evaluation of Impacts to Tree #340, 345 7 Exhibit B: Evaluation of Impacts to Trees #335, 341, 342 8 Exhibit C: Evaluation of Impacts to Tree #346 9 Attachments Tree Pruning Specifications Tree Survey Map Tree Protection Fencing Plan Tree Survey Form Heritage Tree Protectio~~ Plan, Brittany Drive, T. 4073, Dublin HortScience, Inc. November 24. 2000 Paae 2 Introduction and Overview Black Mountain Development is proposing to develop six lots located on Brittany Drive and one lot on Rolling Hills Dr. in Dublin, CA. The project encompasses portions on the native oak woodland. The Tentative Tract map was approved by the City Council of Dublin in 1985 in Resolution No. 82-85. That document requires preparation of a horticultural report if project grading is performed within 25 feet of the dripline of trees. Since that time a Heritage Tree Ordinance (No. 29-99) has been enacted that requires preparation of a Heritage Tree Protection Plan. HortScience, Inc was asked to prepare that report. This report provides the following information: 1. A survey of trees within the project boundaries. 2. An assessment of the impacts of constructing the proposed project on the trees. 3. Guidelines for tree preservation and protection during the design, construction 1 and maintenance phases of development. Survey Methods ' Trees were surveyed in July 2000. The survey included trees greater than 6" in diameter, located within the project boundaries. The survey procedure consisted of the following steps: 1. Identifying the tree as to species; 2. Tagging each tree with an identifying number; 3. Measuring the trunk diameter at a point 54" above grade. 4. Evaluating the health and structural stability using a scale of 1-5: 5- A healthy, vigorous tree, reasonably free of signs and symptoms of disease, with good structure and form typical of the species. 4 -Tree with slight decline in vigor, small amount of twig dieback, minor structural defects that could be corrected. 3 -Tree with moderate vigor, moderate twig and small branch dieback, thinning of crown, poor leaf color, moderate structural defects that might be mitigated with regular care. 2-Tree in decline, epicormic growth, extensive dieback of medium to large branches, significant structural defects that cannot be abated. 1 -Tree in severe decline, dieback of scaffold branches and/or trunk; most of foliage from epicormics; extensive structural defects that cannot be abated. 0 -Dead tree. Heritage Tree Protection Plan, Brittany Drive, T. 4073, Dublin HortScience, Inc. November 24, 2000 Page 3 5. Rating the suitability for preservation as "good", "fair' or "poor'. Suitability for preservation considers the health, age and structural condition of the tree, and its potential to remain an asset to the site for years to come. Good Trees with good health and structural stability that have the potential for longevity at the site. Fair. Trees with somewhat declining health and/or structural defects than can be abated with treatment. The tree will require more intense management and monitoring, and may have shorter life span than those in 'good' category. Poor. Tree in poor health or with significant structural defects that cannot be mitigated. Tree is expected to continue to decline, regardless of treatment. The species or individual may have characteristics that are undesirable for landscapes, and generally are unsuited for use areas. Recording the tree's location on a map. Description of Trees 1 Twenty (20) trees were evaluated. Descriptions of each tree are found in the Tree Survey (see Attachments). A summary is provided in Table 1. Tree locations are shown by tag number on the Tree Survey Map (see Attachments). The trees on the subject property are a portion of a small woodland associated with a drainage course south of Brittany Dr. Two oak species were present on the south-facing slope: the evergreen coast live oak, which comprised 20% of the population and the deciduous valley oak with 80% of the population (Table 1). Two of the oaks were on a ' west-facing slope off Rolling Hills Dr. As is normal for native oak woodlands, a range of tree condition was present, from excellent to poor. Tree condition ranged from excellent to poor, although most (80%) were in the good to fair category. Most were large, mature individuals. Tree size ranged from 14" to 61"diameter single-trunked trees. Average trunk diameter was 28". There were six multiple-trunked trees with individual trunks ranging in size from 6" to 40". Table 1: Condition ratings and frequency of occurrence of trees at T. 5073 Common Name Scientific Name Condition Ratin g No. of Good Fair Poor Trees (4-5) (3) (1-2) Coast live oak Quercus agrifolia 1 1 2 4 (20%) Valley oak Quercus lobata 7 7 2 16 (80%) Total 8 8 4 20 40% 40% 20% 100% Heritage Tree Protection Plan, Brittany Drive, T. 4073, Dublin HortScience, Inc. November 24, 2000 Paae 4 Heritage Trees City of Dublin Ordinance No. 29-99 identifies "Heritage Trees" as being any of the following: 1. Any oak, bay, cypress, maple, redwood, buckeye and sycamore tree having a trunk of 24" or more in diameter measured 4.5' above natural grade. 2. A tree required to be preserved as part of an approved development plan, zoning permit, use permit, site development review or subdivision map. 3. A tree required to be planted as a replacement for an unlawfully removed tree. By definition #1,13 trees are Heritage. However, because the project was approved with the trees at the Tentative Tract Map stage, all trees are now designated as Heritage by definition #2. Suitability for Preservation Before evaluating the impacts that will occur during development, it is important to consider the quality of the tree resource itself, and the potential for individual trees to function well over an extended length of time. Trees that are preserved on development sites must be carefully selected to make sure that they may survive development impacts, adapt to a new environment and perform well in the landscape. Our goal is to identify trees that have the potential for long-term health, structural stability and longevity. For trees growing in open fields, away from areas where people and property are present, structural defects and/or poor health presents a low risk of damage or injury if they fail. However, we must be concerned about safety in use areas. Therefore, where development encroaches into existing plantings, we must consider the potential for trees to grow and thrive in a new environment as well as their structural stability. Where development will not occur, the normal life cycles of decline, structural failure and death should be allowed to continue. Evaluation of suitability for preservation considers several factors: ^ Tree health Healthy, vigorous trees are better able to tolerate impacts such as root injury, demolition of existing structures, changes in soil grade and moisture, and soil compaction than are non-vigorous trees. ^ Structural integrity Trees with significant amounts of wood decay and other structural defects that cannot be corrected are likely to fail. Such trees should not be preserved in areas where damage to people or property is likely. ^ Species response There is a wide variation in the response of individual species to construction impacts and changes in the environment. Coast live oak has good construction, while valley oak has moderate tolerance to impacts. ^ Tree age end longevity Old trees, while having significant emotional and aesthetic appeal, have limited physiological capacity to adjust to an altered environment. Young trees are better able to generate new tissue and respond to change. ' Heritage Tree Protect~Plan, Brittany Drive, T. 4073, Dublin HortScience, Inc. November 24, 2000 Page 5 Each tree was rated for suitability for preservation based upon its age, health, structural condition and ability to safely coexist within a development environment (see Tree Survey Form). A summary is provided in Table 2. Table 2: Suitability for Preservation of Trees in Tract 5073. Good These are trees with good health and structural stability that have the potential for longevity at the site. Eight (8) trees were rated as having ' good suitability for preservation. Tree No. Species Diameter (in.) 335 Valley oak 27, 23, 23 337 Valley oak 25, 16 340 Coast live oak 40, 26 346 Valley oak 31 350 Valley oak 31 352 Valley oak 28 353 Valley oak 19, 18, 15, 13 ' 354 Valley oak 31 Moderate Trees in this category have fair health and/or structural defects that may be abated with treatment. Trees in this category require more intense management and monitoring, and may have shorter life- spans than those in the "good" category. Eight (8) trees were rated as having moderate suitability for preservation. Tree No. Species Diameter 338 Valley oak 29 342 Coast live oak 41 ' 343 .Valley oak 14, 13, 12, 11, 6 344 Valley oak 33 347 Valley oak 25 348 Valley oak 17 ' 349 Valley oak 61 351 Valley oak 17, 13 Low Trees in this category are in poor health or have significant defects in structure that cannot be abated with treatment. These trees can be expected to decline regardless of management. The species or individual tree may possess either characteristics that are undesirable in landscape settings or be unsuited for use areas. Four (4) trees were rated as having low suitability for preservation. Tree No. Species Diameter (in.) 336 Valley oak 20 339 Coast live oak 22 341 Coast live oak 15 345 Valley oak 14 Heritage Tree Protection Plan, Brittany Drive, T. 4073, Dublin HortScience, Inc. November 24, 2000 Page 6 1 We consider trees with good suitability for preservation to be the best candidates for preservation. We do not recommend retention of trees with low suitability for preservation in areas where people or structures will be present. Retention of trees with moderate suitability for preservation depends upon the intensity of proposed site changes. Evaluation of Impacts and Recommendations for Preservation Appropriate tree retention develops a practical match between the location and intensity of construction activities and the quality and health of trees. The Tree Survey Form was the reference point for tree condition and quality. Potential impacts from construction were evaluated using the Composite Site Plan (June 2000) and house layouts for lots 8 and 9 (June 5, 2000) prepared by RMR Design Group. ' Potential impacts from construction were assessed for each tree. The project has been designed to retain all trees. Normally we would not recommend retention of trees in poor condition. However, because this is a native stand of oaks and the trees in poor condition ~ are downslope from the home areas, they can be retained. Only trees along the north canopy edge will be impacted by construction. These include trees #335, 342, 341, 340, 345 and 346. Construction will occur within the driplines of trees #340 and 341. Impacts to those trees are described in Exhibits A and B. Field staking of the house locations indicates that the homes will be approximately 34' from the trunk centerlines of #340 and 342. Significant pruning will be required to create clearance under tree #340. The tree can be preserved with a protection zone of 30' from the trunk. Pruning to raise the canopies off the ground is recommended for trees #342, 345 and 346. Specifications for pruning are provided in the Attachments. Roots of oaks typically extend for a long distance beyond the dripline. Construction of the homes on lots 7, 8 and 9 will encroach into the root area. However, we consider the encroachment to be within the tolerance level of the adjacent trees. We expect no observable reduction in plant growth or health from the construction. Fill placed outside the driplines years ago when Brittany Drive was construction has had no observable effect. A tree protection zone 30' from the trunks on the north side of #340-342, and at the dripline of #335, 345, 346, 353 and 354 are adequate for their preservation. No impacts to the trees will occur downslope from the trunks. The rock outcropping on lot 9 will be removed to construct the home. To eliminate potential damage to trees on that lot we recommend retaining any rocks in place within 30' of the trunks. Heritage Tree Protection P. ; .5073 November 24, 2000 HortScience, Inc. Page 7 ' Exhibit A: Evaluation of Impacts to Tree #340, Lot 8 Tree #340 is a mature coast live oak with two trunks arising at approximately 2' that are 27" and 40" in diameter. These trunks divide again to form large scaffold branches at 3' and 5' . The 26" trunk bows to the northeast, touching the ground approxi- mately 25' from the trunk (photo 3). The tree has formed an up- perand lower crown (photos 1 & 2). ' It appears that fill soil was placed outside the dripline of the tree when Brittany Lane was graded years ago. The grade within the dripline appears to be natural. The fill does not appear to have had a significant negative impact on the tree. The tree is very vigorous and healthy as is evidenced by the dense, deep green canopy and numerous growth cracks along the trunk and scaf- fold branches. As is normal in mature native oaks, there are a number of dead branches throughout the canopy and several small branch failures. In all, it is a magnificent tree that has the potential to live for many more years. Fire protection requirements dictate that tree canopies must be pruned to clear foliage within 6' of the ground surface. Fire man- agement treatments are required whether or not the property is developed. Creating the necessary clearance will require re- moval of the 27" diameter trunk and significant pruning of a 25" scaffold branch (photo 4). This pruning will create larger wounds than preferred, but is required by the Alameda Co. Fire Marshall to protect surrounding homes from fire danger. Development plans are to construct a home on the existing grade (see plot plan below). Based on field staking of the structure layout, the back of the home will be 34' from #340, extending into the dripline approximately 14'. The structure placement will be adjusted slightly if needed following prun- ing for fire management so that the back of the structure is no closer than 5' from the canopy. Other trees on the lot will not be directly affected. ~~ ~ . - ~~ ~ ~ , _ .k ~~~ens I ~ ~ WOp 1 , - ,,o- ~, .c;~ ~ o - iyMp~ N' ter " -_ #340 _ 34 ~ ~~. #g4 `~ 1 ° ~''~ #339 #343 Detail of lot 8 from RMR Design Group Detail at left shows loca- tion of home relative to tree dripline and trunk. A 30' tree protection zone on the north side of the tree is recommended. We consider this ade- quate because of the good vigor of this tree and the and construction tolerance of the species. Photo 4 (right): Pruning for fire safety will require removal of 27" trunk (orange arrow) and sig- nificant pruning of a 25" scaffold branch (blue ar- row). •, ~~~~ ~ . Photo 1: Upper crown of tree #340 viewed from Brittany Lane. Upper crown Lower crown Photo 2 : Upper and lower crowns of #340 viewed from the east. Tree #346 is on left. Photo 3: Scaffold from 27" trunk lying on ground. Stake (arrow) shows location of SE corner of the proposed home. Tree Protection PI ". 5073 HortScience, Inc. Exhibit B: Evaluation of Impacts to Trees #335, 341 and 342, Lot 9 Three trees form the canopy edge on lot 9. Tree #335 is a valley oak with three trunks that is in good condition (photo 1). Trees #341 and 342 are two coast live oaks that are growing closely. #342, at 41" in diameter, is dominant, and has suppressed the small 15" diameter tree (#341). Uphill from the trees is a rock outcropping. There is no fill under the tree from the Brittany Lane construction years ago. Development plans are to construct a home uphill from the trees (see plot plan below). Based on field staking of the struc- ture layout, the back eastern corner of the home will be within the dripline fo tree #342 a few feet (Photo 3). Because the canopy touches the ground on the north, pruning will be required to raise the canopy to provide clearance. Removal of one 8", one 6" and several smaller than 4" diameter branches will be re- quired. This will have minimal effect on the tree. A tree protection zone 30' from the trunks of trees #335, 341 and 342 is recommended. Photo 3 (left): Stake for southeast corner of home (arrow) is located a few feet inside the dripline of #342. Pruning to raise the canopy off the ground is needed. ,~t~ ~ Detail at left shows ~F' location of home and ~; °r trees on lot 9. (Detail P~' from RMR Design ~~,~;~. 1`~ Group June 5, 2000). Photo 4 (right): ° ~` Stake for southwest corner of home ~. #342 (arrow) is outside the ~-.t t • canopy of tree #335. Photo 1: Valley oak #335 has 3 trunks. Photo 2: Coast live oak #342 (right) is dominant and in moderate condition. #341 (left, arrow) is suppressed. Heritage Tree Protection PI '. 5073 ~ HortScience, Inc. xhibit_C: Evaluation of Impacts to Tree #346. Lot 7 One trees forms the northern canopy edge on lot 7 Tree #346 is a 31"diameter valley oak with three trunks that is in good condition (photo 1). Downslope on the lot are trees #347-350, which are also valley oaks in moderate to good condition. All trees will require minor pruning to provide adequate clearance for fire safety. l / Development plans are to construct a home uphill from the trees (see plot plan below). e v ~~e~t back of the home will be outside the dripline. The most significant impacts to trees will be pruning needed for fire safety. Home construction will have minimal impacts. A tree protection zone at the dripline of the trees is recommended Photo 1: Valley oak #346 requires pruning to raise the canopy for fire safety (arrow). Home construction will be outside the dripline of the tree. Detail at left shows location of home and trees on lot 7. (Detail from RMR Design Group June 5, 2000). ' Heritage Tree Protection Plan, Brittany Drive, T. 4073, Dublin HortScience, Inc. November 24, 2000 Page 10 1 Tree Preservation Guidelines The goal of tree preservation is not merely tree survival during development but maintenance of tree health and beauty for many years. Trees retained on sites that are either subject to extensive injury during construction or are inadequately maintained become a liability rather than an asset. The response of individual trees will depend on the amount of excavation and grading, the care with which demolition is undertaken, and ' the construction methods. Coordinating any construction activity inside the Tree Protection Zone can minimize these impacts. The following recommendations will help reduce impacts to trees from development and ' maintain and improve their health and vitality through the clearing, grading and construction phases. ' Design recommendations 1. A TREE PROTECTION ZONE shall be established 30' north of tree #340-342, and at the driplines of #335, 345-346, 353-354. No grading, excavation, construction or storage of materials shall occur within that zone. 2. All site development plans shall be reviewed by the Project Arborist for evaluation of impacts to trees and recommendations for mitigation. 3. Retain the rock outcropping within 30' of trees #335 and 342. 4. No underground services including utilities, sub-drains, water or sewer shall be placed In the TREE PROTECTION ZONE. 5. Tree Preservation Notea, prepared by the Consulting Arborist, should be included on all construction plans. 6. Irrigation systems must be designed so that no trenching will occur within the TREE PROTECTION ZONE. 7. No landscape improvements such as lighting, pavement, drainage or planting may occur which may negatively affect the health or structural stability of the trees. 8. As trees withdraw water from the soil, expansive soils may shrink within the root area. Therefore, foundations, footings and pavements on expansive soils near trees should be designed to withstand differential displacement." Pre-construction treatments and recommendations 1. Prune trees to be preserved to clean the crown and to provide clearance. Canopies shall be raisad for fire safety to eliminate foliage within 6' of the ground surface. All pruning shall be completed by a Certified Arborist or Tree Worker and adhere to the Tree Pruning Guidelines of the International Society of Arboriculture. Specifications for pruning are provided in the Attachments. Brush shall be chipped and spread beneath the trees within the TREE PROTECTION ZONE. 2. Fence all trees to be retained to completely enclose the TREE PROTECTION ZONE on the north side of trees on lots 7, 8 and 9, and on the south side of trees 353 and 354 prior to demolition, grubbing or grading as depicted in the attached Tree Heritage Tree Protection Plan, Brittany Drive, T. 4073, Dublin HortScience, Inc. November 24, 2000 Page 11 Protection Fencing Plan (see Attachments). It is not necessary to fence trees on the downhill side, away from all construction. Fences shall be 6 ft. chain link or equivalent as approved by consulting arborist. Fences are to remain until all grading and construction is completed. Recommendations for tree protection during construction 1. Prior to beginning work, the contractor is required to meet with the consultant at the site to review all work procedures, access routes, storage areas and tree ' protection measures. 2. No grading, construction, demolition or other work shall occur within the TREE PROrecTloN ZONE. Any modifications must be approved and monitored by the Consulting Arborist. 3. Spoil from trench, footing, utility or other excavation shall not be placed within the TREE aROTECrION zoNE, neither temporarily nor permanently, 4. If injury should occur to any tree during construction, it should be evaluated as soon as possible by the Consulting Arborist so that appropriate treatments can be applied. 5. No excess soil, chemicals, debris, equipment or other materials shall be dumped Or Stored Wlthln the TREE PROTECTION ZONE. 6. Any additional tree pruning needed for clearance during construction must be performed by a Certified Arborist and not by construction personnel. Maintenance of impacted trees Native oaks in proximity to homes require regular maintenance. It is recommended that the future homeowners be provided with a Guide to Maintenance for Native Oaks that describes the care needed to maintain tree health and structural stability. Occasional pruning, fertilization, mulch, and pest management may be required. In addition, provisions for monitoring both tree health and structural stability must be made a priority. As trees age, the likelihood of failure of branches or entire trees increases. Therefore, annual inspection for hazard potential is recommended. HortScience, Inc. Nelda Matheny Certified Arborist #WC-0195 Pruning Specifications Brittany Lane Estates Qualifications An I.S.A. Certified Arborist or Tree Worker is to be present at all times during pruning. Arborist must have a State of Calif. Contractors License for Tree Service (C61-D49) and provide proof of workman's compensation and general liability insurance. Pruning specifications 1. All pruning shall be in accordance with the Tree Pruning Guidelines (International Society of Arboriculture) and adhere to the most recent editions of the American National Standard for Tree Care Operations (2133.1) and Pruning (A300). 2. Where possible, pruning shall be confined to small diameter wood at the ends of branches. Interior branches shall not be stripped out. 3. All trees shall be pruned to provide a minimum of 6' clearance between the ground surface and foliage, to remove dead branches to a minimum of 2" diameter, and to reduce end weight on heavy, horizontal branches by selectively removing small diameter branches, no greater than 2-3", near the ends of the scaffolds. 4. While in the tree, the arborist shall perform an aerial inspection to identify defects that require treatment. Any additional work needed shall be reported to the Project Arborist. 5. Brush shall be chipped and chips shall be spread underneath trees to a maximum depth of 6", leaving the trunk clear of mulch. Wood shall be hauled off site. 6. Trees shall not be climbed with spurs. 7. Thinning cuts are to be employed rather than heading cuts. Trees shall not be topped or headed back. 8. Vehicles and heavy equipment shall not be parked beneath the trees. If access by equipment is required to accomplish the specified pruning, the soil surface shall be protected with 6-8" of wood chips before placing equipment or vehicles. 9. Equipment shall be serviced and fueled outside the tree canopy to avoid accidental spills in the root area. 10. Any questions regarding pruning should be directed to Nelda Matheny, HortScience,lnc., (925) 484-0211. Try Survey Map X X X X X X Brittany Drive Tract 5073 Dublin, CA Prepared for: Black Mountain Development San Ramon, CA July 2000 Not to Scale Notes: Base map provided by: RMR Design Group Concord, CA Driplines and numbered tree locations are approximate. HORTSCIENCE ~.~ v.o. eoz 75~ VLFASNITON CA W506 (9I5)~E4UY11 FA%(515)IN•FA% 1.. " 1 1 i 1 I / ^\ ` 3 ~j t ~,_~ ~\_~ 1 ~~-~ ~~ -i-~ ~ ,, . t I~ ~~- - "_ -- -~~ /~--, 1 y ~ t ~.~ 4 ,4 -~~=--, ~~ ( 1 -l e= <: t 1~ I i ~ ,. d « btr L ' X '~; I ~ /', ter-- _-- ~i ~ ~i'-~ ,' -'~ ~-= ' ~/ ~ ~~ \\ .~ ~~ ~~ai~~ ~ ~ J ~- 1 ` ' ~~ \ ----.~ \ ------° Tree Protection ~_-_ \ -~~~ ~ Fencing ==~~~~-\ .~~~~~ ~` Y, i. p _ <. /~0~~ ~w/v/moo ~~~ ~~~ :~~ ~- --r ~ ~' i ~~'~ ~~ ~~ h~ <- ~~-%~ i ,ts:4-~ _ ~f ~, ~ v/ -~ `~. / 1i II ~• ~, . , ~ ~ _ ~ L~' ~ ~~-.--. ~~ \\i\ ~1: \ \\~ ,\\\\\ ~ 1 11' ~~ ,~\ 6 _ ~~ ~~ 1. , ,--~, X Q ~~~ ~ /~~/ -~ % '• ,~~}L_ ~ ~ ree Protection Fencing Plan Brittany Drive Tract 5073 Dublin, CA Prepared fora Black Mountain Development San Ramon, CA November 200u No Scale Notes: Base map provided by: RMR Design Group Concord, CA Driptines and numbered tree locations are approximate. HOR'ISCIENCE ,.~ P.O. BO%751 PLEASAHTON CA W566 (935)4BL0Y11 FA%(9l5)~81-SORB ~ I~ i~ I>, ~ ~ ~ I>, ~ ~ ~ I~ I~ s ~ li>, li>, i>, i>, ' ' Black Mountain Development TREE SURVEY Brittany Lane Estates Dublin, CA July 2000 ' TREE SPECIES TRUNK CONDITION SUITABILITY COMMENTS No. DIAMETER 1=poor for (in inches) 5=excellent PRESERVATION 335 Valley oak 27, 23, 23 4 Good Multiple stems from base; good form; one 23" trunk leans south over creek. 336 Valley oak 20 2 Poor Suppressed growth; little foliage; large necrotic area at base. 337 Valley oak 25, 16 4 Good Multiple attachments ~ 3'; slightly suppressed with crown to south; some deadwood. 338 Valley oak 29 3 Moderate Suppressed growth; leaning to south-east; deadwood in crown. 339 Coast live oak 22 2 Poor Suppressed by tree 340; major dieback in crown; decay fruiting bodies evident. 340 Coast live oak 40, 26 4 Good Excellent large specimen; some deadwood; growth cracks along some scaffolds; scaffolds on north lying on ground. 341 Coast live oak 15 2 Poor Suppressed by 342; poor form; heavy end weight. 342 Coast live oak 41 3 Moderate Good form; some deadwood; codominant with included union at 3'. 343 Valley oak 14, 13, 12, 11, 6 3 Moderate Multiple trunks at ground level; good form. 344 Valley oak 33 3 Moderate Partially failed; low scaffolds to southeast. 345 Valley oak 14 2 Poor Highly suppressed; leaning 45 degrees to north. 346 Valley oak 31 4 Good Highly desirable; excellent form and structure; minor deadwood. 347 Valley oak 25 3 Moderate Crown slightly suppressed. 348 Valley oak 17 3 Moderate High crown. 349 Valley oak 61 3 Moderate Very large; multiple attachments at 3'; number of cavities in trunk; included bark. Page 1 ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ IS ~ ~ ~ ~ ~ ~ ~ ^ • Black Mountain Development H ~ T S Brittany Lane Estates ORT - - ~ 6 ,, REE URVEY Dublin, CA ~ July 2000 TREE SPECIES TRUNK CONDITION SUITABILITY COMMENTS No. DIAMETER 1=poor for (in inches) 5=excellent PRESERVATION 350 Valley oak 31 5 Good Multiple attachments ~ 7'; good form; low canopy on uphill side; moderate deadwood. 351 Valley oak 17, 13 3 Moderate Codominant ~ 1'; trunk outside property; suppressed form. 352 Valley oak 28 4 Good Highly desirable; good form; minor deadwood. 353 Valley oak 19, 18, 15, 1 3 4 Good Codominant trunks arising at ground level; one with multiple attachment at 2'; good overall form; minor deadwood. 354 Valley oak 31 4 Good Canopy one-sided; large scaffolds at right angles; low branches on down hill side. Page 2 1 1 ^ ~ HO t 0 INC. Heritage ection Plan Brittan ates, Tract 5073^ Dublin, CA l./ PREPARED FOR: Black Mountain Development 12 Crow Canyon Ct., Suite 207 ^ San Ramon CA 94583 I; , i1/ ijl Tre.,~ t y nv - st PREPARED BY: HortScience, Inc. ^ 4125 Mohr Ave., Suite F Pleasanton CA 94566 August 2000 Heritage Tree Protection Plan Brittany Drive Estates, Tract 5073 Dublin, CA Table of Contents Page Introduction and Overview 2 Survey Methods 2 Description of Trees 3 Suitability for Preservation 4 Evaluation of Impacts and Recommendations for Preservation 6 Tree Preservation Guidelines 9 List of Tables and Exhibits Table 1. Condition ratings and frequency of occurrence for trees 3 Table 2. Suitability for Preservation 5 Exhibit A: Evaluation of Impacts to Tree #340 7 Exhibit B: Evaluation of Impacts to Trees #335, 341, 342 8 Attachments Tree Pruning Specifications Tree Survey Map Tree Survey Form ' Heritage Tree Protectic„ ~ Plan, Brittany Drive, T. 4073, Dublin HortScience, Inc. Black Mountain Development Page 2 ' Introduction and Overview Black Mountain Development is proposing to develop six lots located on Brittany Drive and one lot on Rolling Hills Dr. in Dublin, CA. The project encompasses portions on the native oak woodland. The Tentative Tract map was approved by the City Council of ' Dublin in 1985 in Resolution No. 82-85. That document requires preparation of a horticultural report if project grading is performed within 25 feet of the dripline of trees. Since that time a Heritage Tree Ordinance (No. 29-99) has been enacted that requires ' preparation of a Heritage Tree Protection Plan. HortScience, Inc was asked to prepare that report. This report provides the following information: 1. A survey of trees within the project boundaries. 2. An assessment of the impacts of constructing the proposed project on the trees. ' 3. Guidelines for tree preservation and protection during the design, construction and maintenance phases of development. Survey Methods Trees were surveyed in July 2000. The survey included trees greater than 6" in diameter, located within the project boundaries. The survey procedure consisted of the following steps: ' 1. Identifying the tree as to species; 2. Tagging each tree with an identifying number; ' 3. Measuring the trunk diameter at a point 54" above grade. 4. Evaluating the health and structural stability using a scale of 1-5: 5 - A healthy, vigorous tree, reasonably free of signs and symptoms of disease, with good structure and form typical of the species. ' 4 -Tree with slight decline in vigor, small amount of twig dieback, minor structural defects that could be corrected. ' 3 -Tree with moderate vigor, moderate twig and small branch dieback, thinning of crown, poor leaf color, moderate structural defects that might be mitigated with regular care. ' 2-Tree in decline, epicormic growth, extensive dieback of medium to large branches, significant structural defects that cannot be abated. 1 -Tree in severe decline, dieback of scaffold branches and/or trunk; most of foliage from epicormics; extensive structural defects that cannot be abated. r 0 -Dead tree. Heritage Tree Protection ~ rlan, Brittany Drive, T. 4073, Dublin HortScience, Inc. Black Mountain Development Page 3 5. Rating the suitability for preservation as "good", "fair" or "poor". Suitability for preservation considers the health, age and structural condition of the tree, and its potential to remain an asset to the site for years to come. Good: Trees with good health and structural stability that have the potential for longevity at the site. Fair. Trees with somewhat declining health and/or structural defects than can be abated with treatment. The tree will require more intense management and monitoring, and may have shorter life span than those in 'good' category. Poor. Tree in poor health or with significant structural defects that cannot be mitigated. Tree is expected to continue to decline, regardless of treatment. The species or individual may have characteristics that are undesirable for landscapes, and generally are unsuited for use areas. 6. Recording the tree's location on a map. Description of Trees Twenty (20) trees were evaluated. Descriptions of each tree are found in the Tree Survey (see Attachments). A summary is provided in Table 1. Tree locations are shown by tag number on the Tree Survey Map (see Attachments). The trees on the subject property are a portion of a small woodland associated with a drainage course south of Brittany Dr. Two oak species were present on the south-facing slope: the evergreen coast live oak, which comprised 20% of the population and the deciduous valley oak with 80% of the population (Table 1). Two of the oaks were on a west-facing slope off Rolling Hills Dr. As is normal for native oak woodlands, a range of tree condition was present, from excellent to poor. Tree condition ranged from excellent to poor, although most (80%) were in the good to fair category. Most were large, mature individuals. Tree size ranged from 14" to 61"diameter single-trunked trees. Average trunk diameter was 28". There were six multiple-trunked trees with individual trunks ranging in size from 6" to 40". Table 1: Condition ratings and frequency of occurrence of trees at T. 5073 Common Name Scientific Name Condition Ratin g No. of Good Fair Poor Trees (4-5) (3) (1-2) Coast live oak Quercus agrifolia 1 1 2 4 (20°~) Valley oak Quercus lobata 7 7 2 16 (BO%) Total 8 8 4 20 40°~6 40% 20% 100% Heritage Tree Protectio„ clan, Brittany Drive, T. 4073, Dublin HortScience, Inc. Black Mountain Development Page 4 Heritage Trees City of Dublin Ordinance No. 29-99 identifies "Heritage Trees" as being any of the following: 1. Any oak, bay, cypress, maple, redwood, buckeye and sycamore tree having a trunk of 24" or more in diameter measured 4.5' above natural grade. 2. A tree required to be preserved as part of an approved development plan, zoning permit, use permit, site development review or subdivision map. 3. A tree required to be planted as a replacement for an unlawfully removed tree. By definition #1,13 trees are Heritage. However, because the project was approved with the trees at the Tentative Tract Map stage, all trees are now designated as Heritage by definition #2. Suitability for Preservation Before evaluating the impacts that will occur during development, it is important to consider the quality of the tree resource itself, and the potential for individual trees to function well over an extended length of time. Trees that are preserved on development sites must be carefully selected to make sure that they may survive development impacts, adapt to a new environment and perform well in the landscape. Our goal is to identify trees that have the potential for long-term health, structural stability and longevity. For trees growing in open fields, away from areas where people and property are present, structural defects and/or poor health presents a low risk of damage or injury if they fail. However, we must be concerned about safety in use areas. Therefore, where development encroaches into existing plantings, we must consider the potential for trees to grow and thrive in a new environment as well as their structural stability. Where development will not occur, the normal life cycles of decline, structural failure and death should be allowed to continue. Evaluation of suitability for preservation considers several factors: ^ Tree health Healthy, vigorous trees are better able to tolerate impacts such as root injury, demolition of existing structures, changes in soil grade and moisture, and soil compaction than are non-vigorous trees. ^ Structural integrity Trees with significant amounts of wood decay and other structural defects that cannot be corrected are likely to fail. Such trees should not be preserved in areas where damage to people or property is likely. ' ^ Species response There is a wide variation in the response of individual species to construction impacts and changes in the environment. Coast live oak has good construction, ' while valley oak has moderate tolerance to impacts. ^ Tree age and longevity Old trees, while having significant emotional and aesthetic appeal, have limited physiological capacity to adjust to an altered environment. Young trees are better able to generate new tissue and respond to change. Heritage Tree Protecti~.. r'lan, Brittany Drive, T. 4073, Dublin HortScience, Inc. Black Mountain Development Page 5 Each tree was rated for suitability for preservation based upon its age, health, structural ' condition and ability to safety coexist within a development environment (see Tree Survey Form). A summary is provided in Table 2. ' Table 2: Sultabllity for Preservation of Trees in Tract 5073. Good These are trees with good health and structural stability that have the potential for longevity at the site. Eight (8) trees were rated as having good suitability for preservation. Tree No. Species Diameter (in.) 335 Valley oak 27, 23, 23 337 Valley oak 25, 16 340 Coast live oak 40, 26 346 Valley oak 31 350 Valley oak 31 352 Valley oak 28 353 Valley oak 19, 18, 15, 13 354 Valley oak 31 ' Moderate Trees in this category have fair health and/or structural defects that may be abated with treatment. Trees in this category require more intense management and monitoring, and may have shorter life- spans than those in the "good" category. Eight (8) trees were rated as having moderate suitability for preservation. Tree No. Species Diameter (in.) 338 Valley oak 29 342 Coast live oak 41 343 Valley oak 14, 13, 12, 11, 6 344 Valley oak 33 347 Valley oak 25 348 Valley oak 17 349 Valley oak 61 351 Valley oak 17, 13 ' Low Trees in this category are in poor health or have significant defects in structure that cannot be abated with treatment. These trees can be expected to decline regardless of management. The species or individual tree may possess either characteristics that are ' undesirable in landscape settings or be unsuited for use areas. Four (4) trees were rated as having low suitability for preservation. Tree No. Species Diameter ' (in.) 336 Valley oak 20 339 Coast live oak 22 341 Coast live oak 15 345 Valley oak 14 Heritage Tree Protecti~ . Ian, Brittany Drive, T. 4073, Dublin HortScience, Inc. Black Mountain Development Page 6 We consider trees with good suitability for preservation to be the best candidates for preservation. We do not recommend retention of trees with low suitability for preservation in areas where people or structures will be present. Retention of trees with moderate suitability for preservation depends upon the intensity of proposed site changes. Evaluation of Impacts and Recommendations for Preservation Appropriate tree retention develops a practical match between the location and intensity of construction activities and the quality and health of trees. The Tree Survey Form was the reference point for tree condition and quality. Potential impacts from construction were evaluated using the Composite Site Plan (June 2000) and house layouts for lots 8 and 9 (June 5, 2000) prepared by RMR Design Group. Potential impacts from construction were assessed for each tree. The project has been designed to retain all trees. Normally we would not recommend retention of trees in poor condition. However, because this is a native stand of oaks and the trees in poor condition are downslope from the home areas, they can be retained. Only trees along the north canopy edge will be impacted by construction. These include trees #335, 342, 341, 340, 345 and 346. Construction will occur within the driplines of trees #340 and 341. Impacts to those trees are described in Exhibits A and B. Field staking of the house locations indicates that the homes will be approximately 34' from the trunk centerlines of #340 and 342. Significant pruning will be required to create clearance under tree #340. The tree can be preserved with a protection zone of 30' from the trunk. Pruning to raise the canopies off the ground is recommended for trees #342, 345 and 346. Specifications for pruning are provided in the Attachments. Roots of oaks typically extend for a long distance beyond the dripline. Construction of the homes on lots 7, 8 and 9 will encroach into the root area. However, we consider the encroachment to be within the tolerance level of the adjacent trees. We expect no observable reduction in plant growth or health from the construction. Fill placed outside the driplines years ago when Brittany Drive was construction has had no observable effect. A tree protection zone 30' from the trunks on the north side of #340-342, and at the dripline of #335, 346 and 353 are adequate for their preservation. No impacts to the trees will occur downslope from the trunks. The rock outcropping on lot 9 will be removed to construct the home. To eliminate potential damage to trees on that lot we recommend retaining any rocks in place within 30' of the trunks. ' Heritage Tree Protection F T. 5073 Aug. 2, 2000 Exhibit A: Evaluation of Impacts to Tree #340, Lot 8 ' Tree #340 is a mature coast live oak with two trunks arising at approximately 2' that are 27" and 40" in diameter. These trunks divide again to form large scaffold branches at 3' and 5' . The 26" trunk bows to the northeast, touching the ground approxi- mately 25' from the trunk (photo 3). The tree has formed an up- perand lower crown (photos 1 & 2). It appears that fill soil was placed outside the dripline of the tree when Brittany Lane was graded years ago. The grade within the dripline appears to be natural. The fill does not appear to have had a significant negative impact on the tree. The tree is very vigorous and healthy as is evidenced by the dense, deep green canopy and numerous growth cracks along the trunk and scaf- fold branches. As is normal in mature native oaks, there are a number of dead branches throughout the canopy and several small branch failures. In all, it is a magnificent tree that has the potential to live for many more years. Development plans are to construct a home on the existing grade (see plot plan below). Based on field staking of the struc- ture layout, the back of the home will be 34' from the trunk, extending into the dripline approximately 14'. Because the canopy touches the ground on the north, substantial pruning will be required to raise the canopy to provide clearance. Required cuts are shown in photo 4. The pruning would remove the lower canopy and leave the upper canopy, illustrated in photo 2. Although the pruning will create large wounds, we consider the foliage loss within the tolerance of the tree. A symmetrical crown will be retained. pr11YE ` ~ ~~ ~ - ~', +~; ~ _.- • ~ NC, N~~ ~1 ~~ 1 Y~~~ 1 ~~'~ . _o 1 a ar wa ~ ~ ~w Or .. ~r wrt~ A' . ,... ,a w - - l -- --. ~~''~ " .: r. Detail of lot 8 from RMR De- sign Group Detail at left shows loca- tion of home relative to tree dripline and trunk. A 30' tree protection zone on the north side of the tree is recommended. We consider this ade- quate because of the good vigor of this tree and the and construction tolerance of the species. Photo 4 (right): Creating vertical clearance will require removal of 27" trunk and 25" scaffold branch at their point of origin. HortScience, Inc. Page 7 Photo 1: Upper crown of tree #340 viewed from Brittany Lane. Upper crown Lower crown Photo 2 : Upper and lower crowns of #340 viewed from the east. Tree #346 is on left. Photo 3: Scaffold from 27"trunk lying on ground. Stake (arrow) shows location of SE corner of the proposed home. Tree Protection P' T. 5073 HortScience, Inc. Exhibit B: Evaluation of Impacts to Trees #335, 341 and 342, Lot 9 Three trees form the canopy edge on lot 9. Tree #335 is a valley oak with three trunks that is in good condition (photo 1). Trees #341 and 342 are two coast live oaks that are growing closely. #342, at 41" in diameter, is dominant, and has suppressed the small 15" diameter tree (#341). Uphill from the trees is a rock outcropping. There is no fill under the tree from the Brittany Lane construction years ago. Development plans are to construct a home uphill from the trees (see plot plan below). Based on field staking of the struc- ture layout, the back eastern corner of the home will be within the dripline fo tree #342 a few feet (Photo 3). Because the canopy touches the ground on the north, pruning will be required to raise the canopy to provide clearance. Removal of one 8", one 6" and several smaller than 4" diameter branches will be re- quired. This will have minimal effect on the tree. A tree protection zone 30' from the trunks of trees #335, 341 and 342 is recommended. Photo 3 (left): Stake for southeast corner of home (arrow) is located a few feet inside the dripline of #342. Pruning to raise the canopy off the ground is needed. - •. OM~Y~ ~ ~~ `~ ~ ~" r ~ ~ ~ ~ l d.~r~r "so ;,d f _ sn .a, ~ ,;.,;, nom;,,..,, o '" ~. `F ~ #342 ~- 1 • • ~. #335 i "°"" °" '~ . oy. u "`="# . s# .. ~ .~ IO_ Detail at left shows location of home and trees on lot 9. (Detail from RMR Design Group June 5, 2000). Photo 4 (right): Stake for southwest corner of home (arrow) is outside the canopy of tree #335. Photo 1: Valley oak #335 has 3 trunks. Photo 2: Coast live oak #342 (right) is dominant and in moderate condition. #341 (left, arrow) is suppressed. Heritage Tree Protecti~ Ian, Brittany Drive, T. 4073, Dublin HortScience, Inc. Black Mountain Development Page 9 Tree Preservation Guidelines The goal of tree preservation is not merely tree survival during development but maintenance of tree health and beauty for many years. Trees retained on sites that are either subject to extensive injury during construction or are inadequately maintained become a liability rather than an asset. The response of individual trees will depend on the amount of excavation and grading, the care with which demolition is undertaken, and ' the construction methods. Coordinating any construction activity inside the Tree Protection Zone can minimize these impacts. The fallowing recommendations will help reduce impacts to trees from development and maintain and improve their health and vitality through the clearing, grading and construction phases. ' Design recommendations 1. A TREE PROTECTION ZONE shall be established 30' north of tree #340-342, and at the driplines of #335, 345-346, 353-354. No grading, excavation, construction or storage of materials shall occur within that zone. ' 2. All site development plans shall be reviewed by the Project Arborist for evaluation of impacts to trees and recommendations for mitigation. ' 3. Retain the rock outcropping within 30' of trees #335 and 342. 4. No underground services including utilities, sub-drains, water or sewer shall be placed In the TREE PROTECTION ZONE. 5. Tree Preservation Notes, prepared by the Consulting Arborist, should be included on all construction plans. 6. Irrigation systems must be designed so that no trenching will occur within the TREE PROTECTION ZONE. 1 7. As trees withdraw water from the soil, expansive soils may shrink within the root area. Therefore, foundations, footings and pavements on expansive soils near ~ trees should be designed to withstand differential displacement." Pre-construction treatments and recommendations 1. Prune trees to be preserved to clean the crown and to provide clearance. All pruning shall be completed by a Certified Arborist or Tree Worker and adhere to the Tree Pruning Guidelines of the International Society of Arboriculture. Speficications for pruning are provided in the Attachments. Brush shall be chipped and spread beneath the trees within the TREE PROrecTloN ZONE. 2. Fence all trees to be retained to completely enclose the TREE PROTECTION ZONE on the north side of trees on lots 7, 8 and 9, and on the south side of trees 353 and 354 prior to demolition, grubbing or grading. Fences shall be 6 ft. chain link or equivalent as approved by consulting arborist. Fences are to remain until all grading and construction is completed. cal Heritage Tree Protecti~ Ian, Brittany Drive, T. 4073, Dublin HortScience, Inc. Black Mountain Development Page 10 Recommendations for tree protection during construction ' 1. Prior to beginning work, the contractor is required to meet with the consultant at the site to review all work procedures, access routes, storage areas and tree protection measures. ' 2. No grading, construction, demolition or other work shall occur within the TREE PROTECTION ZONE. Any modifications must be approved and monitored by the Consulting Arborist. ' 3. Spoil from trench, footing, utility or other excavation shall not be placed within the TREE PROTECTION 20NE, neither temporarily nor permanently, 4. If injury should occur to any tree during construction, it should be evaluated as soon as possible by the Consulting Arborist so that appropriate treatments can be applied. 5. No excess soil, chemicals, debris, equipment or other materials shall be dumped Or Stored Wlthln the TREE PROTECTION ZONE. 6. Any additional tree pruning needed for clearance during construction must be performed by a Certified Arborist and not by construction personnel. Maintenance of impacted trees Native oaks in proximity to homes require regular maintenance. It is recommended that the future homeowners be provided with a Guide to Maintenance for Native Oaks that describes the care needed to maintain tree health and structural stability. Occasional pruning, fertilization, mulch, and pest management may be required. In addition, provisions for monitoring both tree health and structural stability must be made a priority. As trees age, the likelihood of failure of branches or entire trees increases. Therefore, annual inspection for hazard potential is recommended. HortScience, Inc. . ~~G'`1"``" N d Matheny Certified Arborist #W C- 195 ~. ~, Pruning Specifications Brittany Lane Estates ' Qualifications An I.S.A. Certified Arborist or Tree Worker is to be present at all times during pruning. Arborist must have a State of Calif. Contractors License for Tree ' Service (C61-D49) and provide proot of workman's compensation and general liability insurance. ' Pruning specifications 1. All pruning shall be in accordance with the Tree Pruning Guidelines (International Society of Arboriculture) and adhere to the most recent editions of the American National Standard for Tree Care Operations (2133.1) and Pruning (A300). 2. Where possible, pruning shall be confined to small diameter wood at the ends of branches. Interior branches shall not be stripped out. 3. Four oak trees shall be pruned to provide adequate vertical clearance on the north ' side for construction of the homes. Trees are numbered from west to east. Following are the specific requirements: a. #346: 30" valley oak: Prune to raise the crown 8' over existing grade. Remove ' the 8" diameter lower limb on the northwest and the 10" diameter lower limb on the northeast at their points of attachment. Remove dead wood to a minimum size of 2" diameter. b. #345: 15" valley oak: This tree is bowed to the north. Prune to remove the horizontal leader back to the 3" diameter upright lateral. c. #340: 27, 40" coast live oak: Prune to raise the canopy and reduce the crown width on the north to approximately 30' from the trunk. This is the extent of the upper crown. Remove the lower crown to provide 10' vertical clearance. Remove the 27" codominant trunk on the west at its point of attachment. Remove the 25" low scaffold to the northwest arising from the 40" trunk at its point of attachment. Crown clean to a minimum size of 2" diameter. Reduce end weight on heavy, horizontal branches by selectively removing small diameter branches, no greater than 2-3", near the ends of the scaffolds. d. #342: 40" coast live oak: Raise the canopy to provide 10' vertical clearance on the north. Crown clean to 2" diameter. 4. While in the tree, the arborist shall perform an aerial inspection to identify defects that require treatment. Any additional work needed shall be reported to the Project Arborist. 5. Brush shall be chipped and chips shall be spread underneath trees to a maximum depth of 6", leaving the trunk clear of mulch. Wood shall be hauled off site. 6. Trees shall not be climbed with spurs. 7. Thinning cuts are to be employed rather than heading cuts. Trees shall not be topped or headed back. 8. Vehicles and heavy equipment shall not be parked beneath the trees. If access by equipment is required to accomplish the specified pruning, the sail surface shall be protected with 6-8" of wood chips before placing equipment or vehicles. 9. Equipment shall be serviced and fueled outside the tree canopy to avoid accidental spills in the root area. 10. Any questions regarding pruning should be directed to Nelda Matheny, HortScience,lnc., (925) 484-0211. Brittany Drive Tract 5073 Dublin, CA Prepared for: Black Mountain Development San Ramon, CA July 2000 Not to Scale Notes: Base map provided by: RMR Design Group Concord. CA Driplines and numbered tree locations are approximate. X X X X HOR'1'SCIENCE ~.~ P.O. BO% 7S/ PLEASANLON CA W 586 (926) X6/-0211 FAx (925) ~M-'•+OJfi Tree Survey Map X "~ ~ ~ I~ ~ i~ ~ i~ ~ ~ ~ ~ ~ ~ ~ ~ i~ ~ ~ ~ Black Mountain Development TREE SURVEY Brittany Lane Estates Dublin, CA July 2000 TREE SPECIES TRUNK CONDITION SUITABILITY COMMENTS No. DIAMETER 1=poor for (in inches) 5=excellent PRESERVATION 335 Valley oak 27, 23, 23 4 Good Multiple stems from base; good form; one 23" trunk leans south over creek. 336 Valley oak 20 2 Poor Suppressed growth; little foliage; large necrotic area at base. 337 Valley oak 25, 16 4 Good Multiple attachments ~ 3'; slightly suppressed with crown to south; some deadwood. 338 Valley oak 29 3 Moderate Suppressed growth; leaning to south-east; deadwood in crown. 339 Coast live oak 22 2 Poor Suppressed by tree 340; major dieback in crown; decay fruiting bodies evident. 340 Coast live oak 40, 26 4 Good Excellent large specimen; some deadwood; growth cracks along some scaffolds; scaffolds on north lying on ground. 341 Coast live oak 15 2 Poor Suppressed by 342; poor form; heavy end weight. 342 Coast live oak 41 3 Moderate Good form; some deadwood; codominant with included union at 3'. 343 Valley oak 14, 13, 12, 11, 6 3 Moderate Multiple trunks at ground level; good form. 344 Valley oak 33 3 Moderate Partially tailed; low scaffolds to southeast. 345 Valley oak 14 2 Poor Highly suppressed; leaning 45 degrees to north. 346 Valley oak 31 4 Good Highly desirable; excellent form and structure; minor deadwood. 347 Valley oak 25 3 Moderate Crown slightly suppressed. 348 Valley oak 17 3 Moderate High crown. 349 Valley oak 61 3 Moderate Very Large; multiple attachments at 3'; number of cavities in trunk; included bark. Page 1 Black Mountain Development TREE SURVEY ~ Brittany Lane Estates Dublin, CA July 2000 TREE SPECIES TRUNK CONDITION SUITABILITY COMMENTS No. DIAMETER 1=poor for (in inches) 5=excellent PRESERVATION 350 Valley oak 31 5 Good Multiple attachments ®7'; good form; low canopy on uphill side; moderate deadwood. 351 Valley oak 17, 13 3 Moderate Codominant ®1'; trunk outside property; suppressed form. 352 Valley oak 28 4 Good Highly desirable; good form; minor deadwood. 353 Valley oak 19, 18, 15, 13 4 Good Codominant trunks arising at ground level; one with multiple attachment at 2'; good overall form; minor deadwood. 354 Valley oak 31 4 Good Canopy one-sided; large scaffolds at right angles; low branches on dawn hill side. Page 2 ~- ~o V Z O SILVER c n 580 ( riy 5! i!~~;(, II.la !'°, „_a eel ,~'~ w, ay ~- T L~-£. J 1 ~._ V~ 9 SY /7 r!, / LOT 9 VICINITY MAP DEVELOPER: BLACK MOUNTAIN DEVELOPMENT 12 CROW CANYON COti RT, SUITE SAN RAMON, CA 94583 TEL: 925 855 1232 FAX: ', ARCHITECT ED[ ARCHITECTURE INC. ' n n „ ?' `~~~ ~ 450 SANSOME, SECOND FLOOR '~ES"I31i_B II3tC: SAN FRANCISCO, CA 94111 TEL: 415 362 2880 FAX: 415 394 8767 CIVIL ENGINEER RMR DESIGN GROUP 1130 BURNETT AVENUE, SUITE A CONCORD, CA 94520 TEL: 510 606 6300 FAX: 510 686 0707 `NDSCAPE ARCHITECT: '~ GATES & ASSOCIATES 2440 TASSAJARA LANE ALTERNATE SOLUTION for LOTS 1, 8 & 9 Tn order to mcet the new trce onlinance we are proposing the flowing changes on LOTS 1, 8 and 9. LOT1 As shown on the site plan, we have reduce the width of the original house and relocated it on site to in order to avoid drip-line of the existing trees by a minimum of 5'. The overall look of the home will remain unchanged. LOTS 8 & 9 These two Tots have the largest existing trxs and they am strategically placed to intrude on the potential building sites. To avoid the trees, we developed a oew Boor plan that plans more of the house on the uphill terrace. This allows the house and deck [o pull at leas[ 5' away fmm the ezistrng drip-lines. Like the origins! house, this ALTERNATE plan, has the mass o(the home is at the cents rear to allow for view corridors betwew homes and ova the low sidewall hip roof forms. LOTS 7,10, I1 and 12 These lots are unchanged because there are no trees to deal with. (See: I November 2000 submittal package, NOTE Boor plan dimensions for the original plans sholul~d(r'e'aedl~ p ~f~ 68'-6"z 54'4". n LS~M IG~ V IG D DANVILLE, CALIFORNIA s45zs ALTERNATE PROPOSAL for LOTS 1, 8 & 9 ~W~j FEB LL 2001 TEL: 925 736 8176 FAX: 925 738 8184 DESCRIPTION O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 9 u g L l rv ® c A L i e ~o R rv l A 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.382.2800 F 415.394.8767 °i°°W°°' CITY OF DUBLIN B1nLDCao INSPECf10N DtPr. 0001 1 1^.1~~.~~ 06 FEBRUARY 2001 °`~'~` ° .....e °au .rpr.a.a PAGE I HLACK MOUNTAIN DEVELOPMENT LOT 10 1.111 ~ STREETSCAPE O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. o u R L I N 450 SANSOAfE, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.362.2RR0 F 415.984.R'!8T C A L I P O R N I A OOOSl o~~~^~~ O6 FEBRUARY 2001 m~~ vn a ~ tia.~ PAGE 2 BLACK MOUNTAIN DEVELOPMENT LOT 12 LOT 11 - ---__ ®~®~ LOT 9 LOT 8 REARSCAPE O BRITTANY DRIVE ~~ RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. o u R L l x 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.382.2880 F 415.394.878'] O C A L I F B R N I A LOT 10 LOT 7 00011 ~ ~ ~'1~ i O6 FEBRUARY 2001 ° " " '~ .KO.e mu .rps.e.~ PAGE tel. BLACK MOUNTAIN DEVELOPMENT / ALTERNATE .~ ~,.,~. K ALTERNATE LOT 8-FRONT LOT 9-FRONT LOTS 8 & 9 ELEVATION COMPARISON O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. n u e L I N ® c A 1 I"F o E N I A 00011 0~» 450 SANSOME, SECOND FLOOR O6 FEBRUARY 2001 SAN FRANC]SCO, CA 94111-3310 oou wss a ~o is.as PACE ~~ T 115.362.2800 F 415.394.8767 ~~~~ BLACK MOUNTAIN DEVELOPMENT _ ALTERNATE ORIGINAL N eua ~,5 6110 LOT 8 CROSS SECTION COMPARISON O BRITTANY DRIVE O rl al a~ °al c. ~ I i ~~~~ , RICHARD C. HANDLEN, AIA - ~ 00011 Pf.: , EDl ARCHITECTURE, INC. D U B L I N c A t I F O 8 N I A O6 FEBRUARY 2001 ° "~' ~~ 450 SANSO ME, SECOND FLOOR ~~.. nrnons.e.~ PACE ~~ SAN FRANCISCO, CA 941 1 1-33 10 „d,,,~, BUCK MOUNTAIN DEVEIAPMENT T h15.362.2000 F 415.394.8767 ,.,~,,,y., ~. ALTERNATE RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 D U B L I N ® C A L I F O R N I A 00011 r '. 5: ,. p. O6 FEBRUARY 2001 .ue, scrnoxs.a'S PACE ~/~ "d"'tl° BLACK MOUNTAIN DEVELOPMENT `~./ Y' G'I LOT 9 ^~~ CROSS SECTION COMPARISON . ~~ O BRITTANY DRIVE O 1I7~BRRTANY ALTERNATE VIEYV CORRIDOR SECTION-LOT 8/PLAN for 1174 BRITTANY O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. v u ti L t n ~ c A L t v o R e t A 00011 oi.~vn~ w 450 SANSOME, SECOND FLOOR O6 FEBRUARY 2001 SAN FRANCISCO, CA 94111-3310 •"°' SeQ "`" "•'•M1Oen~"• PACe 5 T 415.982.2Ba0 F 415.as4.B7R7 ~~"~"'~ BLACK MOUNTAIN DEVELOPMENT uuueu xaacRr LOT ]0 LINE of SIGHT LOT 9 i ~i ii E' ALTERNATE "~mmwuiiunr, VIEW CORRIDOR SECTION/PLAN for 1166 BRITTANY O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.382.2800 F 415.394.8]87 D U B L I N C A L I F O R N I A 1166 BRITTANY - - ~ I__~ i x y 9 ~L ec ~ ~ a -__ ~I_ ~. - w 5 "`~! I. -T t ya 9i - x \` ~ ..4, ooorl rr_-~ O6 FEBRUARY 2001 o>~~ve~ e~ a~.. seer .~w nelaeeon.a.a PAGE /_ BLACK MOUNTAIN DEVELOPMENT ~(f RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, [NC. 450 SANSOME. SECOND FLOOR SAN FRANCISCO, CA 94111-3310 D U B L I N C A L I F O R N I A ..vv 00011 ~ ; `ter n n 06 FEBRUARY 2001 sa aou .~ciaa rACe BLACK MOUNTAIN DEVELOPMENT LV 1 1 ALTERNATE SITE PLAN ~ BRITTANY DRIVE ~ FRONT LOT 8 ELEVATIONS BRITTANY DRIVE RICHARD C. HANDLEN, AIA EDI ~ ARCHITECTURE. INC. 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.382.2 BBO P 415.984.8767 D U B L I N C A L I P O R N I A 00011 ii O6 FEBRUARY 2001 °`~ " °~ aou Ims a ~o ix.ai PACE Q BUCK MOUNTAIN DEVELOPMENT (~J O O SECOND FLOOR LOT 8 FLOOR PLAN O BRITTANY DRIVE RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSOME, SECOND FLOOR SAY FRANCISCO, CA 94111-3310 T 415.362.2880 F 415.394.8787 D U B L I N FIRST FLOOR FIRST FLOOR 2,157 SF SECOND FLOOR 655 SF O LIVING TOTAL 2,812 SP C A L I P O R N I A w~.ro D0011 ~ r ~f1 OB FEBRUARY 2001 °`~ " '~ ..x.oe aou .ror.e~i PACE Q BIACE MOUNTAIN DEVELOPMENT _____ Average_Slo~e___19.57_________________ Maximum height = 25' + 5' = 30' ~~ 9' MAXIMUM HEIGHT N ,a --~ above natural _____ grade `~, m ~ ~ LOT 8 ALTERNATE CROSS SECTION O BRITTANY DRIVE RICHARD C. HANDLE V, AIA ED[ ARCHITECTURE, INC. p u s L I e 450 SANSOME, SECOND FLOOR SAN FRANCISCO, CA 94111-3310 T 415.382.2980 F 415.394.8767 _____ALLOWABLE_ PROPOSED HEIGHT --------------------------- MID POINT of NATURAL GRADE i ~6' MAXIMUM HEIGHT above finished grade ALLOWABLE for 509, of LOWER FLOOR O C A L I P O R N I A 00011 ~ .: ~1 07 FEBRUARY 2001 °"~'~'~ °~ mr e.e.. ~ Pace / Q BUCK MOONTAIN DEVELOPMENT 1 1, l .~ _ J a, 1 - ~. J ! `~I ~ ~~ 11 ~;~,, __ ~-~--. -~ -- ,, ,, l i ~. -~ ; _, ~= _ -~_, gplT I 1~ a~ ~ I i ... _._.._ -, ~ ,., yl0 i = ..~r •_ y I ~ _...., ....... ` _._ a~= _ _ . 1 ~~ .' ~l' ~, ,' 1 .~ _.., ,. -~ )~ ; ; ,.. .,~ ele ~ I ~~". ..~ -' ~ ~,o ~ ~ 1 0~ i ..,;. _. +. t. -: _.. .... _- _. ~' c~r_ un ~~ "~~ ORA/N.iGE k`VLE7 { p/µ~ ~~ ~pETA/N/A/~ JWgLL~ ---- GATH Of,~Sif/ GE i /: ~. SPOT~EE~1Ptf/O~'~ „u~% ~y l i\ _ J~ t r \ .._.. _ -__..,~- ~' 2T OAK -/. ~~ ~~~ i )\ /.' i :' /'y/) / 14 OAK , ~. _...~ ,30".O ~ . ~_~.__- 96' OAK ~ ,L': j ~, CL-- ' / tB" OAK -- -' ~ g' _- ._ ..- • - 22 10AK-' _~ ~ _" / 24 OAK M~ O . _ -_._ _-._ .. ~0 .DA _.... _- 28' OAK -~- / ~. / __._ ~ -_ ~ ~~ __ ..... _. r, . ,. , -. ~~ r , ;,: - - ,., ... ~ i~ i / ' •' i Y r/621-fe121 IS 7 q %/i ' ` l 9 oil +~~T-~ _ ~`r•J~/O 2 o BRITTANY DRIVE - z TRACT 5073 ~ DUBLIN, CALIFORNIA m SCALE:1":20' G FRONT REAR LOT 9 FRONT ELEVATION O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. D U B L i N 450 SANSOME, SECOND FLOOR SAV FRANCISCO, CA 94111-3310 T 415.362.2 BBO P 416.394.8787 C A L I F O R N I A D 0001'1 ~ ~ i.'r ii O6 FEBRUARY 2001 °`''" °~ ..w.e m.i .ry ~...i PAGE I ~1 BLACK MOUNTAIN DEVELOPMENT L-• .. 0000000 ~® _ - 0000000 000000- - ~w~ ®.. Bial ~. SECOND FLOOR LOT 9 FLOOR PLAN O BRITTANY DRIVE RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. 450 SANSONiE, SECOND FLOOR SAN FRANCISCO. CA 94111-3310 T 415.362.2880 F 4I5.384.8'!8~ D U B L I N O C A L I P O R N I A FIRST FLOOR FIRST FLOOR 2,157 SP SECOND FLOOR 855 SF LIVING TOTAL 2,812 SF w •rc~ 00011 'r"L~i O6 FEBRUARY 2001 o.ze~.~ 'J. e~ ..a..e oau ..o~.e.. PAGE // BLACK MOUNTAIN DEVELOPMENT I Average Slope = 30.00% ~ ALLOWABLE --------------------------------------------------------------- Maximum Height = 25' + 10' = 35' ~,.~ PROPOSED HEIGHT 50% line of ,,., I _ ~~ lower floor ~ 9' MAXIMUM HEIGHT above natural ~ grade ~ i° . ~_- _-_____MID PO[NT pf _NATURAL_ GRADE ~ CONTACT ;o ~ N 16' MAXIMUM HEIGHT above finished grade _ I i ,o ALLOWABLE for 50% of LOWER FLOOR o i i i i i I ~I jl I ~1 Fj ~i LOT 9 0 ALTERI~TATE CROSS SECTION a O BRITTANY DRIVE O RICHARD C. HANDLEN, AIA EDI ARCHITECTURE, INC. D U e L i U c A 1 ~ F o B K i A 00011 0, f~ 450 SANSOME, SECOND FLOOR O6 FEBRUARY 2001 SAN FRANCISCO, CA 94111-3310 1O1 '~°'• PAGE I~ T 415.3sz.2e0o F 415.394.8]6] ~~ BUCK MOUNTAIN DEVELOPMENT 1 II ;~,~ - ~ },~,~ ,~ , r.' I /'_ ~ ~= ~~~ ~-= _~.~ \\ '` ~ BRIT ANY . ~ ~v\ C_ .. ~ .. . _-, -=: - i ~ ~` ~. 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