HomeMy WebLinkAboutOrd 18-00 Emerald Glen Rezon ORDINANCE NO. 18 - 00
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY LOCATED NORTH OF
DUBLIN BOULEVARD AND WEST OF TASSAJARA ROAD (APN 986-0005-028 (A PORTION)
AND 005) TO A PLANNED DEVELOPMENT ZONING DISTRICT AND ADOPTING
A DEVELOPMENT PLAN FOR EMERALD GLEN VILLAGE CENTER (PA-00-003)
WHEREAS, the applicant, Shea Properties, has requested approval of a Planned Development
Rezone/Development Plan for Emerald Glen Village Center as shown in the Development Plan
(attached as Exhibits A-1 & A-2) on land generally located north of Dublin Boulevard and west of
Tassajara Road (APN 986-0005-028 (a portion) and 005); and
WHEREAS, the Applicant has submitted a complete application for a Planned Development
Rezone, including a Development Plan (Exhibits A-1 & A-2) for Emerald Glen Village Center as required
by Chapter 8.32 of Title 8 of the Dublin Municipal Code which meets the requirements of said Chapter;
and
WHEREAS, the site will be rezoned from '`planned Development "to "Planned Development"; and
WHEREAS, the potential environmental effects of the proposed project have been previously
addressed in the Eastern Dublin Specific Plan EIR (SCH No. 91-103064); and
WHEREAS, an Initial Study has been prepared for the project, to evaluate site-specific impacts of
the project (to a greater level of detail than in the Program EIR) pursuant to CEQA guidelines Section
15168. Based on the Initial Study, a Mitigated Negative Declaration and Mitigated Monitoring Program
has been prepared for the project with the finding that with the implementation of Mitigation Measures
previously adopted for the Program EIR and with site specific Mitigation Measures contained in the Initial
Study, the potential site-specific impacts of the project would be reduced to a level of insignificance. The
Program EIR and Initial Study adequately describe the impacts of the project, and there have been no
substantial changes or new information that would be outside the scope of the Program EIR; and
WHEREAS, the Planning Commission did hold a properly noticed public hearing on said
applications on July 11, 2000, and did adopt a Resolution recommending that the City Council approve a
Planned Development Rezoning and Development Plan for Emerald Glen Village Center (PA 00-003); and
WHEREAS, a properly noticed public hearing was held by the City Council on July 18, 2000; and
August 1, 2000; and
WHEREAS, a Staff Report was submitted recommending that the City Council approve the
application; and
WHEREAS, on July 18, 2000 the City Council adopted a Mitigated Negative Declaration and
Mitigation Monitoring Program for Emerald Glen Village Center (PA 00-003); and
WHEREAS, pursuant to Section 8.32.070 and 8.120.050 of the Dublin Municipal Code, the City
Council makes the following findings:
1. The proposed Planned Development Rezone meets the intent and purpose of Chapter 8.32
of the Zoning Ordinance because it provides a comprehensive Development Plan which will create a
desirable use of land and an environment that will be sensitive to surrounding land uses by virtue of the
layout and design of the site plan. A mixed-use development involving residential and retail commercial
uses is consistent with the policies of the Eastern Dublin Specific Plan for a General Commercial use on
this site; and
2. The Planned Development Rezone is consistent with the general provisions, intent and
purpose of the PD Zoning District of the Zoning Ordinance. The Planned Development Rezone will be
appropriate for the subject property in terms of setting forth the purpose, applicable provisions of the
Dublin Zoning Ordinance, range of permitted and conditionally permitted uses and Development
Standards, which will be compatible with existing and proposed residential, commercial and public uses in
the immediate vicinity and will enhance the development of the Specific Plan Area; and
3. The planned Development Rezone is consistent with the general provisions, intent, and
purpose of the Eastern Dublin Specific Plan and will contribute towards implementation of said Plan; and
4. The Planned Development Rezone is consistent with the general provisions, intent, and
purpose of the PD Zoning District of the Zoning Ordinance in that it contains all information required by
Section 8.32 of the Zoning Ordinance and accomplishes the objectives of Section 8.32.010, A through H,
of the Zoning Ordinance; and
5. The Planned Development Rezone will provide efficient use of land pursuant to the Eastern
Dublin Specific Plan that encourages the development of mixed-use projects as a means of reducing auto
traffic, promoting pedestrian activity and creating a vital retail environment; and
6. The Planned Development Rezone will not have a substantial adverse effect on health or
safety or be substantially detrimental to the public welfare or be injurious to property or public
improvement, as all applicable regulations will be met; and
7. The Planned Development Rezone will not overburden public services or facilities as all
agencies must commit to the availability of Public Services prior to the issuance of any building permits as
required by the Eastern Dublin Specific Plan policies and Mitigation Measures; and
Plan; and
The Planned Development Rezone will be consistent with the policies of the Dublin General
9. The Planned Development Rezone and accompanying Site Development Review, will be
compatible with and enhance the general development of the area and will create an attractive, efficient and
safe environment; and
10. The Planned Development Rezone will benefit the public necessity, convenience and general
welfare; and
~ q. The adopted Eastern Dublin Specific Plan Mitigation Monitoring Program and the
additional site specific mitigation measures identified in the Initial Study (Attachment 6 to Staff Report)
will apply to the Project, along with the conditions made a part of project approval, as the reporting and
monitoring program required by Public Resources Code 21081.6 for the Project
WHEREAS, the City Council did hear and use their independent judgment and considered all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, the Dublin City Council does ordain as follows:
Section 1:
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City of Dublin Zoning
Map is amended to rezone the following property ("the Property") to a Planned Development Zoning
District:
Approximately 19 acres of land know as Emerald Glen Village Center (Alameda County
Surplus Property Authority, Site 3) on land generally located north of Dublin Boulevard, west
of Tassajara Road, more specifically described as Assessor's Parcel Numbers: 986-0005-028 (a
portion) and 005.
A map of the rezoning area is shown below:
· !t DUBLIN
SECTION 2.
The regulations of the use, development, improvement, and maintenance of the Property are set
forth in the Development Plan for the Emerald Glen Village Center (Exhibits A-1 & A-2. hereto) which are
hereby approved. Any amendments to the Development Plan shall be in accordance with section 8.32.080
of the Dublin Municipal Code or its successors.
SECTION 3.
Except as provided in the Development Plans, the use, development, improvement and maintenance
of the Property shall be governed by the provisions of the Dublin Zoning Ordinance.
SECTION 4.
The City Clerk of the City of Dublin shall cause this Ordinance to be posted in at least three (3)
public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State
of California.
SECTION 5
This ordinance shall take effect and be enforced thirty (30) days from and after its passage. Before
the expiration of fifteen (15) days after its passage, it shall be published once, with the names of the
Councilmembers voting for and against same, in local newspaper published in Alameda County and
available in the City of Dublin.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 1~ day of August,
2000, by the following votes:
AYES:
Councilmember Howard, Vice Mayor Lockhart and Mayor Houston
NOES:
Councilmember Zika
ABSENT:
ABSTAIN:
Councilmember McCormick
None
ATTEST:C~~ &
K2/G/8-1-00/ord-eg-rezone.doc (Item 6.1)
g:XPA00-003Xrezord. doc
DEVELOPMENT PLAN - EMERALD GLEN VILLAGE CENTER (SITE 3, ACSPA)
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for
Emerald Glen Village Center PA 00-003, located north of Dublin Boulevard and west of Tassajara
Road, south of future Central Parkway and east of future Park Drive (APN 986-0005-028 (a
portion) and 005). This Development Plan meets all of the requirements for Stage 1 and Stage 2
review of the project.
This Development Plan includes Site, Architectural, Circulation, and Landscape Plans, other plans and
exhibits dated received June 13, 2000, labeled Exhibit A-2-to the Ordinance approving this Development
Plan (City Council Ordinance No. -00), and on file in the Planning Department. The Planned
Development District allows the flexibility needed to encourage innovative development while ensuring
that the goals, policies, and action programs of the General Plan, Eastern Dublin Specific Plan, and
provisions of Section 8.32 of the Zoning Ordinance are satisfied.
Zoning: PD Planned Development Zoning District. This is a mixed-use zoning district which
provides for retail commercial, service and multi-family residential uses.
Permitted Uses:
(Neighborhood Commercial and Multi-Family Residential) Zoning District:
a. Local-serving retail uses including but not limited to:
Grocery Food Store
General Merchandise Store.
Discount/Warehouse Retail Store.
Clothing/Fashion Store.
Shoe Store.
Home Furnishing Store.
Office Supply Store.
Home Appliance/Electronics Store.
Home Improvement Store.
Music Store.
Hobby/Special Interest Store.
Gifts/Specialty Store.
Jewelry and Cosmetic Store.
Drug Store.
Auto Parts Store.
Toy Store.
Book Store.
Pet Supplies Store (Including In-Store Veterinary Clinic).
Sporting Goods Store.
+ Similar Uses that sell goods based on price and quality.
The following are permitted uses in this PD / C-N / R-M Planned Development
Office and service establishments including, but not limited to, the following:
Bank/Savings and Loan.
Real Estate/Title Office.
Travel Agent. EXHIBIT A-1
Legal.
Accounting.
Medical and Dental.
Optometrist.
Architect.
Employment Agency.
Hair/Beauty Salon.
Cleaner and Dryer.
Shoe Repair.
Key Shop.
Tailor.
Athletic Club.
Formal Wear/Rental.
Other Administrative and Professional Office.
Technology Access Center.
Tele-Commuting Center.
C,
Eating, drinking and entertainment establishments including, but not limited
to, the following:
Restaurant (full-service, sit-down) ~
Restaurant (convenience: Delicatessen, Bakery, Ice Cream Shop,
Sandwich Shop) *
Outdoor Seating ~'
Wine or Liquor Bar with On-Sale Liquor License.
Micro-Brewery.
Nightclub.
Indoor Movie Theater.
Specialty Food.
Video Arcade/Rentals.
d,
Multi-family residential and associated uses including, but not limited to, the
following:
Accessory structures and uses
Home occupations (per Chapter 8.64)
Multi-family dwelling
Multi-story parking structure
Private recreation facility/small (for homeowners' association and/or tenants
use only
Rental / Management Office
Under the proposed tenant mix for Emerald Glen Village Center, sit-down restaurant uses would
account for 9, 350 square feet of net floor area and convenience restaurant uses would account for 17,
210 square feet of net floor area. Prior to approving a tenant improvement / City business license for
additional restaurant floor area within Emerald Glen Village Center, the applicant shall provide
evidence to the satisfaction of the Community Development Director that parking available at the
center is adequate to support additional restaurant uses.
Subject to Site Development Review Waiver approval by Community Development Director.
2
®
Conditional Uses: The following are conditional uses in this PD / C-N / R-M Planned
Development (Neighborhood Commercial and Multi-Family Residential) Zoning District:
Community, Religious and Charitable Institutional Facilities.
Public Facilities and Uses.
Veterinary Office.
Recycling Center.
In-Patient and Out-Patient Health Facilities as Licensed by the State
Department of Health Services.
Gas Station.
Automobile Sales.
Automobile Service.
Hotel/Motel.
Drive-Through Facilities, including Restaurants, financial and
automobile services.
Outdoor Food Vendors (by Zoning Administrator)
Dublin Zoning Ordinance - Applicable Requirements: Except as specifically modified
by the provisions of this PD District Rezone/Development Plan, all applicable general
requirements and procedures of the Dublin Zoning Ordinance shall be applied to the land
uses designated in this PD District Rezone.
Site Plan & Architecture: See attached site plans and building elevations contained in
Exhibit A-2, Development Plan. This development plan applies to approximately 18.73
acres shown on this plan on the west side of Tassajara Road, noah side of Dublin
Boulevard. Any modifications to the project shall be substantially consistent with these
plans and of equal or superior materials and design quality.
Density: The maximum square footage/number of dwelling units of the proposed
development under this Development Plan (as shown on the site plan, Exhibit A-2) are as
follows:
Neighborhood Commercial
7.4 acres Net
10.5 acres Gross
134,025 Sq. Ft. building area
Multi-Family Residential
5.6 acres Net
8.2 acres Gross
390 Units
47.6 Du/Ac.
Phasing Plan: Not Applicable. Project is to be built in one phase.
3
Neighborhood Commercial Development Standards:
Development Standards
Minimum Parcel Size
Neighborhood Commercial
N/A
Parcel Depth
Parcel Width
N/A
N/A
Minimum building setback from face of
curb - Glynnis Rose Drive
Minimum building setback from face of
curb - Dublin Boulevard and Tassajara
Road
25,_0.1,2
30,_0,,1,2
Building Height
Office Parking
Retail Parking
Restaurant Parking (convenience)
Restaurant Parking (sit-down)
Maximum commercial floor area ratio
1.
2.
o
50'-0"
1/250 s.f. 3
1/300 s.f. 3
1/150 s.f.3
10/1000 s.f.3
.30
The setback zones shall be fully landscaped with both hardscape (private sidewalks and other hard
surfaced areas) and softscape (trees, shrubs, ground cover, etc.)
Exceptions to above setback requirements are the following:
a. Architectural projections, (such as columns, fireplaces, bay windows, window seats, second
floor overhangs, balconies, decks, porches, building facades at entries) and planter boxes may
encroach up to a maximum of two feet into the required setback.
b. Freestanding signage as permitted in the Master Sign Program.
c. Decel lanes required by the City of Dublin at the entrances to the site.
d. Outdoor seating areas may encroach up to a maximum of four feet into the required setback.
The number of parking spaces required for a structure or use is based on the leasable floor area of the
structure or use the parking serves.
4
8. Multi-Family Residential Development Standards:
10.
Development Standards
Lot Size
Multi-Family Residential
N/A
Minimum building setback from face of
curb - Central Parkway and Glynnis Rose
Drive
Minimum Building Setback from face of
curb - Tassajara Road
Minimum Private Open Space
25,_0,,L2
30,_0,,L2
100 s.f. patio w/a 10' min. dimension or 50
s.f. deck with a min. Dimension of 5'
Common Open Space
50 s.f. of common open space per dwelling
unit. The minimum dimension of any
space satisfying this standard is 10'. This
common open space shall be improved for
either passive or active use by the.
residents.
Maximum Building Height
Maximum Stories
56'-0"
4 stories
Required Parking
Maximum residential unit density
1.
1.85 spaces / dwelling unit
47.6 units/acre
The setback zones shall be fully landscaped with both hardscape (private sidewalks and other hard surfaced
areas) and softscape (trees, shrubs, ground cover, etc.)
Exceptions to above setback requirements are the following:
a. Architectural projections, (such as columns, fireplaces, bay windows, window seats, second floor
overhangs, balconies, decks, porches, building facades at entries) and planter boxes may encroach up
to a maximum of two feet into the required setback.
b. Freestanding signage as permitted in the Master Sign Program.
c. Decel lanes required by the City of Dublin at the entrances to the site.
Parking/Garage and Loading: Parking/Garage and Loading shall be provided in accordance
with the Dublin Zoning Ordinance standards and regulations, except as shown otherwise on the
Site Plan (Exhibit A-2). The number of parking spaces shall be provided in accordance with
sections 7 and 8 above.
Architectural Design Guidelines, Concepts & Themes:
Implementation of the following standards is required:
Architecture associated with a specific corporate entity is not permitted. As an exception,
corporate architecture may be considered if it is consistent with the design and intent of the
Emerald Glen Village Center as shown below and presented in these Architectural Design
Guidelines. Unique and consistent architecture that is in keeping with the eclectic Mediterranean
theme of the project shall be a requirement for all structures on the project site.
Concept and Character:
· The architecture shall complement the style of the surrounding buildings and
landscaping in the Emerald Glen Village Center.
· Common design elements from the surrounding buildings in the Emerald Glen Village
Center shall be incorporated into the individual building design.
· The goal for the center is to evoke the feeling of an urban village as opposed to a
suburban shopping center or apartment complex.
· "Corporate Themes" shall be discouraged and the eclectic Mediterranean theme of the
project shall be a requirement for all structures on the project site.
Form and Massing:
· Building design shall employ varied forms to break down the scale of larger buildings
to appear as if there are several smaller buildings that may have evolved over time
instead of one large building built all at once.
· Building design shall provide for transitional spaces such as trellises, arcades, pergolas,
etc. between indoor and outdoor areas.
· Wall planes shall provide variations in thickness and offsets to avoid the look of large
open expanses of blank wall.
Building Height.'
· Building heights will vary throughout the project. Refer to Sections 7 & 8 above for
height limits in this district.
Building
·
·
·
·
Entries:
Primary building entries shall be visible from the street.
Landscaping shall be designed to highlight the entry.
Enhanced paving is encouraged at the building entries.
A strong connection between the street and sidewalk and the building entry shall be
provided. Pedestrians shall be able to access the building entry from the public
sidewalk without having to walk between parked cars.
Fenestration:
· Openings in walls for windows and or doors shall be recessed into building walls to
provide an enhanced level of detail.
· Individual punched openings are encouraged instead of continuous lengths of storefront
or windows.
· Metal storefront and window frames shall be primed and painted to match the approved
palette of colors for the center.
Materials:
· The primary wall surface material shall be exterior cement plaster or EIFS finish system
when finished to match plaster.
· Wall accents shall be ceramic tile and/or precast concrete medallions.
· Cornice molding caps shall be cement plaster, GFRC or EIFS. The finish shall match
the exterior wall finish.
·
·
·
·
·
Sheet metal flashing shall be painted to match the adjacent surface.
Decorative columns shall be precast concrete or GFRC.
Trellis elements shall be metal or wood.
Decorative brackets at cornice shall be stained wood.
Awnings shall be of approved fabric with painted metal frames.
Colors and Textures:
· The color and texture of building materials shall complement surrounding buildings in
the Emerald Glen Village Center.
· Colors and textures shall be as shown on the approved color and material board (on file
at the Dublin Planning Department) for the Emerald Glen Village Center. Minor
variations are acceptable provided that they are in keeping with the spirit of the overall
Design Guidelines.
Roof Forms and Materials:
· Flat roof forms with parapets are the primary roof forms for the Emerald Glen Village
Center.
· Accent elements such as corner towers or entry features is encouraged. These features
may have clay tile roofs. The clay roofing tile shall match the approved roofing tile for
the Emerald Glen Village Center.
· Decorative cornice molding is encouraged at parapet walls.
· Larger overhangs may be used at accent areas and may be supported by decorative
wood brackets.
STP
EMERALD
GLEN VILLAGE CEN~ER ~
ENERALD GLEN VILLAGE -"THE AVENUE" - URBAN VILLAGE CONCEPT
CONCEPT AND CHARACTER
EMERALD GLEN VILLAGE
Dublin, CA
6/06/2000
99025-P04
ARCHITECTURE
AND PLANNING
200 Pine SU'eet, Studio 500
San Francisco, CA 94104
(415) 983-0131
TYPICAL ELEVATION CONCEPT
......... ~ ':;i!::::~-::':-:::i::-i"' --~-=- """"" """-~~~""
Ch'='TIO~ AVAILA~LF.J (~XPLOR OPl'IOI,15 AVA~
FI,~:I~I:~ 'FRANr=(PM SI_AZlN~, Y~ PAIkFrED I~fl,. SUPPORT5
ENTRY POOf~'5) I/OR 51~ AT ..N,"~B~I~ F~_=R
FENESTRATiON TREATH ENT
FORMS AND HASSING
EMERALD GLEN VILLAGE
Dublin, CA
6~06/2000
99025-P04
ARCHITECTURE
AND PLANNING
200 Pine Street, Studio 500
San Francisco, CA 94104
(415) 983-0131
11.
Landscaping Plan: Refer to attached conceptual landscape plan included in Exhibit A-2,
Development Plan, Sheets L 1 -L8.
13.
Inclusionary Zoning Ordinance: Applicant / Developer shall comply with the provisions
of the City Inclusionary Zoning Regulations through the approval and execution of an
Affordable Housing Agreement prior to Final Map approval. In accordance with the
Inclusionary Zoning Regulations, the applicant/developer shall either provide 19
inclusionary housing units available to very low, low and moderate income households as
part of the development or pay the Inclusionary Housing In-Lieu Fee in the amount in effect
at the time of building permit issuance or otherwise demonstrate to the City how alternate
methods will meet the requirements of the Inclusionary Zoning Ordinance.
14.
Compliance with related Planning Approvals: The Applicant/Developer shall comply
with all the related Site Development Review, Tentative Parcel Map and Master Sign
Program Site Development Review conditions of approval for PA 00-003.
10
EMERALD
COMMUNITY
OWNER .
SH~ PROPERTIES
GLEN VILLAGE
RETAIL CENTER/
S D R SUBMITTAL PACKAGE
CENTER
RESIDENTIAL
PROFeCgF ARCHITECT RESIDENTIAL ARCHITECT LANDSCAPE ARCHrFF, CT CIVIL ENGINEER.
SGPA ARCHITECTURE AND PLANNING ARCH1TECIS ORANGE DAVID GATES & ASSOCIATES BRIAN KANGAS FOULK
N
INDEX OF DRAWINGS
SHEET NO. DESCRIPTION
covl~ COVER gtt~rf
CI TOPOGRAPHIC MAP
RECEIVED
JUN/3 ~' ZOO0
.,g ~2.~o,~
EXHIBIT A-2, DEVELOPMENT PLAN
TITLE
TOPOGRAPHIC
MAP
C-1
DATE: 05/12100
PRELIMINARY
GRADING PLAN
C-2
DATE: ~/~2/~
t pP~LIMTNARY
UTILITY MAP
C-3
DATF~
iiil
COMMERCIAL SUMMARY
,J
4 BUILDING
I To~I ~ MaJorsl
o ;-i 'x_~ ROAD _
COMMERCIAL
RESIDENTIAL SUMMARY
BICYCLE PARKING PROVIDED
76~800 SF PARKING PROVIDED Z TOTAL UNITS
R~.P~TA~ ~ sF ,,,so sF Pkg. Ratio@ Retail: 4,3 SP/1000 SF'
T~tal Leaseable Area;132,235 SF i ~
Total BUilding Area:t 34,025 SP* , ~'~T.
RESIDENTIAL PARKING REQ'D,
PARKING PROVIDED
p..,.u¢ ,~,aNa ) ¢
TOTAL ~ RESIDENTIAL 7~ SPACE~
. T~AL ~OMMERC~L 5~ SPAC~
TOT~ ~ S~E 12~ SPACES
N
AND
OVERALL
S~
PLAN
A1.0
m/~/m
ROOF
PLAN
AI.1
DAT~:
KOLL
OFFICE
PROJECT
M2
R4
,//
F'UTURg
COMIvlERCIAL
//
FUTURE
COMMERaM,
BUILDING
LIMIT
PLAN
A1.2
EAST ELEVATION @ R1, M1, M2, & R2
HARDSCAPE @ R1, M1, M2, & R2 .... ~
-~- H-7-
WEST ELEVATION, WITH SCREEN WALL
SOUTH ELEVATION
NORTH ELEVATION
PARTIAL NORTH ELEVATION - Exterior Material Legend:
PARTIAL WEST ELEVATION, SCREEN WALL REMOVED is~st~w^~o~,,o~ ~
SCREEN WALL DETAIL
?XT. ELEVATIONS
& HARDSCAPE
R1,MIjI~I2
A2.0
$/~/~
EAST ELEVATION AT R4
WEST ELEVATION AT R4
WEST ELEVATION AT R3
EAST ELEVATION
AT R3
TRASH ENCLOSURE ELEVATIONS AND DETAILS
NORTH ELEVATION AT R3 AND R4
SOUTH ELEVATION AT IB AND R4
NORTH ELEVATION SOUTH ELEVATION
AT K1 AT K1
EAST ELEVATION
AT KI
Exterior Material Legend:
EXT. ELEVATIONS
& HARDgCAPE
R3, R4,&P2
A3.0
o513o1~
S~CTION T~RU RETAIL/RESIDENTIAL BLDG,/COURTYARI~ .,' ..
TASSAHARA ROAD ELEVATION
"THE AVENUE" ELEVAT/ON
PAI?K DRIVE
BLDG.
BLDG.
BLDG. 3 { -~,,~.
~ '. · 'k '- ~:'.
-:~: -;.: ~<
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..,,, ~
,
· ' ..............~'7. .....' .' ............ ~ .... . ~ ........~.
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.......
~ ~ ~ TASSAJARA ROAD ' '~ ~'
PROJECT SUMMARY
ITOTAL UNITS
PARKING REQUIRED
~ARKING PROVIDED
TYPICAL PARKING DIMENSIONS
--]
SITE PLAN , GROUND FLOOR
A6.1
DATE~
BLDG 1 .i~ORTH ELEVA'HON
(CENTRAL p,~RKWAY).
BLDG 1 SOUTI-~ ELEVATION
ELEVATION
BLDG ] WEST ELEVATION
(PA~.K DRIVE)
BLDG I NORTH COURTYARD ELEVA~f'ION
BLDG 1 SOUTH COURTYARD
ELEVATION
BLDG 1
EXTERIOR
ELEVATIONS
A7.1
· A~-:~:c~.,~ .........
BLDG 2 WEST ELEVATION
(CENTRAL PARKWAy)
BLDG 3 WEST COURTYARD
ELEVATION
BLDG 2 EAST ELEVATION
(TASSAHARA ROAD)
BLDG ~ EAST ELEVATION
(TASSAHARA ROAD)
BLD~ 3 'EAST COURTYARD
ELEVATION .
I~LDG ~ NORTH COURTYARD.
ELEVATION
BLDG 3 SOUTH COURTYARD
ELEVATION
BLDG 3 NORTH ELEVATION
BLDG 2 & 3
EXTERIOR
ELEVATIONS
:A7.2
BLDG 5 SOUTH ELEVATION
(THE AVENUE)
......
BLDG 5 SOUTH COURTYARD
ELEVATION
............ -_
.....
BLDG 5 E~ST COURTYARD
ELEVATION
~L1)~ 5 ~A~E~T E~T~O~
~ARK
BLDG 5 NORTH ELEVATION
BLDG 5 NORTH COURTYARD
ELEYATION
~,,~
BLDG 5
EXTERIOR
ELEVATIONS
A7.3
BUILDING I- 1st FLOOR PLAN .
j- UN
f
BUILDING I- 2rid FLOOR PLAN
3rd & 4th FLOORS TYP.
e~ rA82
loll, L I,o
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BUILDING I- ROOF PLAN
T
3rd & 4th FLOORS YP. --
,, .
UNiT 4
ABOVE
BUILDING 2 - 1st FLOOR PLAN
"i'
ii
BUILDING 2 - 2nd FLOOR PLAN
3rd & 4th FLOORS TYP.
A9.1
DATE: 03/06/00
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BUILDING 2 ' 2rid FLOOR PLAN
3td & 4fh FLOORS TYA
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A9.2
)ATE: 03/06/C.
BUILDING 3 - 1st FLOOR PLAN
D.
AIO. O
03/06/00
BUILDING 3 - 2nd FLOOR PLAN
3rd & 4th FLOORS TY'P.
A10.1
BUILDING 3 - 2nd FLOOR PLAN
8rd & 4~ FLOORS TYP.
DATE; 03706/00
PARKING STRUCTURE
BUILDING 4 - 1st FLOOR PLAN 11.0
03/06/00
BUILDING 4 - 2nd FLOOR PLAN
3rd & 4th FLOORS TYP.
Al1.1
03/O6/00
BUILDING 4 - 2nd FLOOR PLAN All.2
3rd & 4th FLOORS TYP.
L
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LIL, I,o bo
BUILDING 5 - 2nd FLOOR PLAN
0
3rd & 4th FLO RS TYP. ~ '
.... ~,7 UNIT 7
0~ A120
LII, I,o I,o
BUILDING 5-1st FLOOR PLAN
BUILDING 5 2nd FLO0~ ,4122
LIVING
,
UNIT 1
1 BEDBOOM - I BATH
UNIT 3
1 BEDROOM - 1 BATH
UNIT 2
1 BEDROOM - 1 BATH
LIVING
· ' UNIT 4
1 BEDBOOM f DEN - 1 BATH
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UNIT PLANS UNITS ~ 20 j ~;:~" 'A13 0
UI~IT 5
UNIT 7
2 BEDROOM - 2 BA
UV,rNG · 1097 9. F.
UNIT 8
2 BEDROOM + DEN - 2 BATH
LIVING - 1370
UNIT PLANS -UNITS 5, 7 & 8
A13.1
)ATe: 03/06100
SbUTH ELEVATION
WEST ELEVATION
NORTH ELEVATION (CENTRAL PAP, KWA~).:
EAST E,L, EVATj'ON"(TASSAHARA)
ELOOR pLAN.
RECREATION/
LEASING BLDG
A14.0
FF ELEV
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Lower/Is[ LEVEL PLAN
CONCEPTUAL PARKING STRUCTURE
:
PS, 1
i
4th/Sth LEVEL PLAN
CONCEPTUAL PARKING STRUCTURE
PS. 3
'pARKING STRUCTURE FLOOR pLAN'
PARTi~ pARiNG gTRUCTURE ELEVATION
pARKING
STRUCTURE
PS.4
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L2
DATE;
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L5
L4
DATE:
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Lighting
Wall Spouts
. !Pots
Stamped Concrete
Benches
IModular Pavers
Bike Rack
Litter Receptacles
L8
DAT~: