HomeMy WebLinkAbout*February 6, 2018 Sp Mt Agenda PacketPage 1 of 3
STAFF REPORT
CITY COUNCIL
DATE: February 6, 2018
TO: Honorable Mayor and City Councilmembers
FROM:
Christopher L. Foss, City Manager
SUBJECT:
Study Session: Ashton at Dublin Station (Transit Center Site A-3) Planned
Development Rezone with a related Stage 2 Development Plan, Site
Development Review Permit, and Tentative Map 8437 (PLPA 2017-
00036)
Prepared by: Martha Battaglia, Associate Planner
EXECUTIVE SUMMARY:
The City Council will hold a Study Session to review the proposed Ashton at Dublin
Station project. The proposed project includes 220 residential units and related
amenities including a fitness center, pool, roof top lounge, and structured parking on the
2.36-acre A-3 site at the Dublin Transit Center. The application by the property owner,
Ashton at Dublin Station, includes a Planned Development Rezone with a related Stage
2 Development Plan, Site Development Review Permit and Tentative Condominium
Map. The City Council will review the proposed project and provide feedback and
direction to Staff and the Applicant.
STAFF RECOMMENDATION:
Receive presentations by Staff and the Applicant, and provide feedback regarding the
proposed development.
Background
The proposed Ashton at Dublin Station project is located at the northwest corner of
DeMarcus Boulevard and Campbell Lane within the Transit Center as shown in Figure 1
below. The site has a General Plan and Eastern Dublin Specific Plan land use
designation of High Density Residential (25+ units per acre) and Planned Development
Zoning with a Stage 1 Development Plan that permits a high density residential
development. The subject site is surrounded by residential developments on three
sides, as shown in Table 1 below.
Page 2 of 3
Figure 1. Vicinity Map
Table 1. Surrounding Land Uses
LOCATION ZONING GENERAL PLAN
LAND USE CURRENT USE BUILDING HEIGHT*
North PD High-Density
Residential
Camellia Place
(112 units)
55’3”;
4 stories (3 stories
over 1 level parking)
South PD Public/Semi-Public PG&E
Substation N/A
East PD High-Density
Residential
Elan
(257 multi-family
townhomes &
condominiums)
85’ to peak of
elevator tower, 79’
to main roofline;
7 stories above
grade (5 stories +
mezzanine over 2
levels of parking (1
level is
subterranean))
West PD Medium-High Density
Residential
Tribeca
(52 townhomes)
37’;
3 stories
* Note: Correction to building heights originally listed in the Planning Commission Staff
Report dated 11/14/17.
The applicant is requesting approval to construct a 220-unit apartment community and
related amenities which include a fitness center, pool, roof top lounge, and 331
structured parking spaces. The proposed project includes 3, 4 and 5 story elements that
are over 2 levels of parking, and vary in height from 61 feet to 83 feet at the peak of the
tallest roof element. The project plans are included as Attachment 1 to this Staff Report.
The following is a brief overview of the requested entitlements. Please refer to the
Planning Commission Staff Report dated November 14, 2017 for a complete discussion
of the proposed project (Attachment 2).
Page 3 of 3
• Planned Development Zoning - Planned Development Rezone with a related
Stage 2 Development Plan.
• Site Development Review Permit - To construct a 220 unit apartment project,
with related amenities consisting of a fitness center, pool, roof top lounge and
structured parking with 331 spaces.
• Tentative Map 8437 - For condominium purposes.
On December 5, 2017, the City Council held a Public Hearing to consider the proposed
project (Attachments 3). The City Council directed Staff to prepare a resolution of denial
for consideration at a future meeting. Subsequently, the applicant requested to delay
further consideration in order to give the applicant time to prepare refined design
documents and supplemental information to address the concerns expressed by the
City Council. On January 9, 2018, the City Council directed Staff to schedule a Study
Session to further discuss the project. Tonight the City Council will hold a Study Session
to review the proposed project and provide Staff and the applicant with direction.
PUBLIC NOTICING:
Although not required for this meeting, a public meeting notice was mailed to all
property owners and occupants within 300 feet of the proposed project and posted at
several locations throughout the City. A copy of this Staff Report was provided to the
applicant and was made available on the City’s webpage.
ATTACHMENTS:
1. Project Plans
2. Planning Commission Staff Report dated November 14, 2017 without attachments
3. City Council Staff Report dated December 5, 2017 without attachments
c
BA
R
C
O
P
Y
R
I
G
H
T
ar
c
h
i
t
e
c
t
s
8/28/2017 4:25:53
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
A
0
0
-
C
O
V
E
R
S
H
E
E
T
DU
B
L
I
N
S
T
A
T
I
O
N
EN
T
I
T
L
E
M
E
N
T
S
R
E
S
U
B
M
I
T
T
A
L
SI
T
E
D
E
V
E
L
O
P
M
E
N
T
R
E
V
I
E
W
(
S
D
R
)
PL
A
N
N
E
D
D
E
V
E
L
O
P
M
E
N
T
Z
O
N
I
N
G
D
I
S
T
RI
C
T
S
T
A
G
E
2
D
E
V
E
L
O
P
M
E
N
T
P
L
A
N
AU
G
U
S
T
2
9
T
H
,
2
0
1
7
TE
L
:
CO
N
T
A
C
T
:
EM
A
I
L
:
AR
C
H
I
T
E
C
T
:
90
1
B
A
T
T
E
R
Y
S
T
R
E
E
T
,
S
U
I
T
E
3
0
0
SA
N
F
R
A
N
C
I
S
C
O
,
C
A
9
4
1
0
5
(4
1
5
)
2
9
3
-
5
7
0
0
DA
V
I
D
I
S
R
A
E
L
di
s
r
a
e
l
@
b
a
r
a
r
c
h
.
c
o
m
BA
R
A
R
C
H
I
T
E
C
T
S
TE
L
:
CO
N
T
A
C
T
:
EM
A
I
L
:
CI
V
I
L
E
N
G
I
N
E
E
R
46
7
0
W
I
L
L
O
W
R
O
A
D
,
S
U
I
T
E
2
5
0
PL
E
A
S
A
N
T
O
N
,
C
A
9
4
5
8
8
(9
2
5
)
3
9
6
-
7
7
5
1
ER
I
C
G
I
R
O
D
eg
i
r
o
d
@
b
k
f
.
c
o
m
BK
F
TE
L
:
CO
N
T
A
C
T
:
EM
A
I
L
:
LA
N
D
S
C
A
P
E
A
R
C
H
I
T
E
C
T
:
23
2
5
3
R
D
S
T
R
E
E
T
SA
N
F
R
A
N
C
I
S
C
O
,
C
A
9
4
1
0
7
(4
1
5
)
4
3
1
-
7
8
7
8
DA
V
I
D
F
L
E
T
C
H
E
R
df
l
e
t
c
h
e
r
@
f
l
e
t
c
h
e
r
s
t
u
d
i
o
.
c
o
m
FL
E
T
C
H
E
R
S
T
U
D
I
O
AS
H
T
O
N
A
T
D
U
B
L
I
N
S
T
A
T
I
O
N
,
L
L
C
BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/29/2017 8:44:04
AM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
PROJECT DATA / SHEET LIST16036 A 01DUBLIN STATION DEMARCUS BOULEVARDSHEET LIST VICINITY MAP DUBLIN BLVD IRON HORSE REGIONAL TRAIL DE MARCUS BLVD CAMPBELL LN.SITECAMP PARKS MILITARY BASE CAMPBELL GREENCAMPBELL LN.HAMLET LN.IRON HORSE PKWYIRON HORSE PKWY DUBLIN/PLEASANTON BART STATIONARTHUR H. BREED, JR. FWY
PR
O
J
E
C
T
D
A
T
A
SHT NOENTITLEMENTS05/24/17 ENT RESUB 08/28/17 C6.1EROSION CONTROL NOTES AND DETAILSXXC6.0EROSION CONTROL PLANXXC5.1STORMWATER CONTROL DETAILSXC5.0STORMWATER CONTROL PLANXXC4.0UTILITY PLANXXC3.0GRADING PLANXXC2.0CIVIL SITE PLANXXC1.0EXISTING CONDITIONS PLANXXC0.0TITLE SHEETXXCIVIL L6.00CONCEPTUAL LIGHTING PLANXXL5.00CAMPBELL LANE WEST STREETSCAPE PLANXXL4.00CAMPBELL LANE SOUTH STREETSCAPE PLANXXL3.00DEMARCUS BLVD STREETSCAPE PLANXXL2.00SHARED PRIVATE DRIVE STREETSCAPE PLANXXL1.00ILLUSTRATIVE SITE PLANXXLANDSCAPE P 01BUILDING MATERIALSXA 25APPENDIXXA 24GREENPOINT CHECKLISTXXA 23GREENPOINT CHECKLISTXXA 22GREENPOINT CHECKLISTXXA 21ENLARGED TYPICAL UNIT PLANSXXA 20BUILDING SECTIONS - EAST/WESTXXA 19BUILDING SECTIONS - NORTH/SOUTHXXA 18ELEVATIONS - NORTH & EASTXXA 17ELEVATIONS - SOUTH & WESTXXA 16FLOOR PLAN - ROOFXXA 15FLOOR PLAN - LEVEL 7XXA 14FLOOR PLAN - LEVEL 6XXA 13FLOOR PLAN - LEVEL 5XXA 12FLOOR PLAN - LEVEL 4XXA 11FLOOR PLAN - LEVEL 3XXA 10FLOOR PLAN - LEVEL 2XXA 09FLOOR PLAN - LEVEL1XXA 08PERSPECTIVE VIEWXXA 07PERSPECTIVE VIEWXXA 06PERSPECTIVE VIEWXXA 05PERSPECTIVE VIEWXXA 04SITE PLANXXA 03SITE AERIAL DIAGRAMXXA 02EXISTING CONDITIONSXXARCHITECTURAL
Ro
o
f
T
e
r
r
a
c
e
92
8
Po
d
i
u
m
L
a
n
d
s
c
a
p
e
:
2
4
,
9
2
0
Le
v
e
l
1
L
a
n
d
s
c
a
p
e
1
9
,
0
3
0
Si
t
e
A
r
e
a
:
10
2
,
6
7
0
Ef
f
i
c
i
e
n
c
y
(
R
e
s
R
e
n
t
a
b
l
e
G
S
F
/
R
e
s
T
o
t
a
l
G
S
F
)
75
%
To
t
a
l
21
0
,
0
3
3
2
,
5
0
1
5
8
,
3
4
7
27
8
,
4
1
7
00
0
12
6
,
6
5
7
40
5
,
0
7
4
0
1
6,
7
4
0
2
,
5
0
1
2
,
8
5
9
8
4
4
2
8
0
7
,
5
0
1
20
,
7
2
5
00
0
62
,
8
9
6
83
,
6
2
1
2
9,
6
9
8
0
28
3
8
,
3
0
0
18
,
2
8
1
00
0
63
,
7
6
1
82
,
0
4
2
3
46
,
1
5
3
0
4
6
4
1
,
8
7
8
1
0
,
0
1
2
58
,
5
0
7
00
0
0
58
,
5
0
7
4
48
,
3
6
1
0
1
0
,
2
5
2
58
,
6
1
3
00
0
0
58
,
6
1
3
5
49
,
0
8
5
0
1
0
,
6
9
6
59
,
7
8
1
00
0
0
59
,
7
8
1
6
28
,
3
5
2
0
9
2
8
6
,
5
5
4
35
,
8
3
4
00
0
0
35
,
8
3
4
7
21
,
6
4
4
0
5
,
0
3
2
26
,
6
7
6
00
0
0
26
,
6
7
6
Le
v
e
l
"
R
e
n
t
a
b
l
e
"
S
F
L
o
b
b
y
Fi
t
n
e
s
s
P
o
o
l
L
e
a
s
i
n
g
L
o
u
n
g
e
C
o
n
f
C
l
u
b
R
m
Co
r
e
G
r
o
s
s
"
R
e
n
t
a
b
l
e
"
C
o
r
e
G
r
o
s
s
G
r
o
s
s
G
S
F
To
t
a
l
R
e
s
.
Re
s
.
A
m
e
n
i
t
y
Re
s
.
R
e
s
.
R
e
t
a
i
l
R
e
t
a
i
l
R
e
t
a
i
l
G
a
r
a
g
e
T
O
T
A
L
PR
E
L
I
M
I
N
A
R
Y
A
R
E
A
T
A
B
U
L
A
T
I
O
N
S
DU
B
L
I
N
S
T
A
T
I
O
N
wt
13
0
C
l
a
s
s
1
b
i
k
e
p
a
r
k
i
n
g
s
t
al
l
s
-
(
1
C
l
a
s
s
I
s
p
a
c
e
s
:
1
D
U
+
1
C
l
a
s
s
I
s
p
a
c
e
:
e
v
e
r
y
4
D
U
o
v
e
r
1
0
0
)
Re
q
u
i
r
e
d
(
T
i
t
l
e
2
4
)
:
1
3
0
11
,
6
6
5
13
0
LE
V
E
L
A
R
E
A
T
O
T
A
L
CO
U
N
T
BI
C
Y
C
L
E
P
A
R
K
I
N
G
(
W
A
L
L
M
O
U
N
T
E
D
)
-
3
%
o
f
a
l
l
p
r
o
v
i
d
e
d
p
a
r
k
i
n
g
(
3
3
0
s
t
a
l
l
s
)
=
1
1
E
V
c
h
a
r
g
i
n
g
s
t
a
t
i
o
n
s
th
e
f
o
l
l
o
w
i
n
g
(
p
e
r
C
A
G
r
e
e
n
Bu
i
l
d
i
n
g
C
o
d
e
S
e
c
t
i
o
n
4
.
1
0
6
)
:
El
e
c
t
r
i
c
a
l
V
e
h
i
c
l
e
P
a
r
k
i
n
g
-
p
r
o
v
i
d
e
i
n
f
r
a
s
t
r
u
c
t
u
r
e
f
o
r
f
u
t
u
r
e
E
V
c
h
a
r
g
i
n
g
s
t
a
t
i
o
n
s
f
o
r
EV
P
A
R
K
I
N
G
To
t
a
l
r
e
q
u
i
r
e
d
H
C
A
c
c
e
s
i
b
l
e
pa
r
k
i
n
g
:
9
a
c
c
e
s
s
i
b
l
e
s
t
a
l
l
s
2%
o
f
r
e
s
i
d
e
n
t
i
a
l
p
a
r
k
i
n
g
(
2
8
0
st
a
l
l
s
)
;
6
a
c
c
e
s
s
i
b
l
e
s
t
a
l
l
s
5%
o
f
g
u
e
s
t
p
a
r
k
i
n
g
(
5
0
s
t
al
l
s
)
:
3
a
c
c
e
s
s
i
b
l
e
s
t
a
l
l
s
ii
i
:
A
c
c
e
s
s
i
b
l
e
r
e
q
u
i
r
e
m
e
n
t
s
:
ii
:
3
3
0
s
t
a
l
l
c
o
u
n
t
i
n
c
l
u
d
e
s
a
c
c
e
s
s
i
b
l
e
p
a
r
k
i
n
g
r
e
q
u
i
r
e
m
e
n
t
s
a
n
d
1
5
%
g
u
e
s
t
p
a
r
k
i
n
g
(
5
0
s
t
a
l
l
s
)
i:
1
.
5
s
p
a
c
e
s
p
e
r
D
U
=
1
.
5
x
2
2
0
=
3
3
0
TA
R
G
E
T
P
A
R
K
I
N
G
M
I
X
SP
A
C
E
S
P
E
R
1
0
0
0
s
q
f
t
o
f
B
U
I
L
D
I
N
G
0
.
8
3
SP
A
C
E
S
P
E
R
U
N
I
T
1
.
5
0
%
7.
3
%
2
4
.
2
%
6
2
.
5
%
3
.
3
%
2
.
7
%
1
0
0
.
0
%
To
t
a
l
R
e
q
u
i
r
e
d
H
C
A
c
c
e
s
s
i
b
l
e
P
a
r
k
i
n
g
9
TO
T
A
L
24
8
0
2
0
7
1
1
9
33
1
Un
a
s
s
i
g
n
e
d
A
c
c
e
s
s
i
b
l
e
P
a
r
k
i
n
g
5%
3
Un
a
s
s
i
g
n
e
d
/
G
u
e
s
t
P
a
r
k
i
n
g
15
%
5
0
115
4
1
8
3
1
1
9
15
9
As
s
i
g
n
e
d
A
c
c
e
s
i
b
l
e
P
a
r
k
i
n
g
2%
6
2
9
3
9
1
2
4
0
0
17
2
As
s
i
g
n
e
d
P
a
r
k
i
n
g
2
8
0
8'
x
1
7
'
9
'
x
1
7
'
9
'
x
1
8
'
9
'
X
1
8
'
LE
V
E
L
C
O
M
P
A
C
T
S
T
A
N
D
A
R
D
E
V
A
D
A
T
O
T
A
L
CO
U
N
T
PE
R
C
E
N
T
T
O
T
A
L
H
C
S
T
A
L
L
S
PA
R
K
I
N
G
S
C
H
E
D
U
L
E
AC
C
E
S
S
I
B
L
E
P
A
R
K
I
N
G
C
A
L
C
U
L
A
T
I
O
N
S
44
.
5
5
%
%
T
w
o
B
e
d
r
o
o
m
s
o
r
L
a
r
g
e
r
%
1
0
.
0
%
4
1
.
8
%
3
.
6
%
3
5
.
9
%
8
.
6
%
1
0
0
.
0
%
TO
T
A
L
22
9
2
8
7
9
1
9
22
0
12
6
-
1
-
9
22
7
-
3
-
12
3
42
0
2
1
8
4
4
8
4
32
0
2
2
0
4
4
9
5
42
1
2
2
0
4
5
1
6
41
2
1
1
0
3
3
0
7
36
1
7
4
2
1
64
0
t
y
p
.
S
F
8
0
0
t
y
p
.
S
F
9
7
5
t
y
p
.
S
F
1
1
2
0
t
y
p
.
S
F
1
2
8
0
t
y
p
.
S
F
LE
V
E
L
1
B
E
D
J
R
1
x
1
B
E
D
1
+
B
E
D
2
x
2
B
E
D
3
x
2
B
E
D
T
O
T
A
L
CO
U
N
T
PR
E
L
I
M
I
N
A
R
Y
U
N
I
T
M
I
X
G 04EGRESS DIAGRAMSXG 03EGRESS DIAGRAMSXA 01.1CODE ANALYSISXA 01PROJECT DATA / SHEET INDEXXXA 00COVER SHEETXXGENERAL SCARLETT DR.
BU
I
L
D
I
N
G
T
A
B
U
L
A
T
I
O
N
TY
P
E
I
I
I
A
O
V
E
R
T
Y
P
E
1
A
4
&
5
S
T
O
R
I
E
S
O
V
E
R
P
A
R
K
I
N
G
TY
P
E
V
A
O
V
E
R
T
Y
P
E
1
A
ST
O
R
Y
/
H
E
I
G
H
T
P
R
O
P
O
S
E
D
3
S
T
O
R
I
E
S
O
V
E
R
P
A
R
K
I
N
G
ST
O
R
Y
/
H
E
I
G
H
T
A
L
L
O
W
E
D
5
S
T
O
R
I
E
S
O
V
E
R
P
A
R
K
I
N
G
R-
2
R
E
S
I
D
E
N
T
I
A
L
U
N
I
T
S
A-
3
R
E
S
I
D
E
N
T
I
A
L
A
M
E
N
I
T
I
E
S
OC
C
U
P
A
N
C
Y
G
R
O
U
P
S
S
-
2
P
A
R
K
I
N
G
G
A
R
A
G
E
SP
R
I
N
K
L
E
R
S
F
U
L
L
Y
S
P
R
I
N
K
L
E
R
E
D
(
N
F
P
A
1
3
S
Y
S
T
E
M
)
CO
N
S
T
R
U
C
T
I
O
N
T
Y
P
E
S
I
A
,
1
1
1
-
A
,
V
A
SE
T
B
A
C
K
R
E
Q
U
I
R
E
M
E
N
T
S
20
’
S
T
O
R
M
W
A
T
E
R
E
A
S
E
M
E
N
T
S
E
T
B
A
C
K
A
T
D
E
MA
R
C
U
S
B
L
V
D
.
MA
X
I
M
U
M
H
E
I
G
H
T
5
S
T
O
R
I
E
S
O
V
E
R
P
A
R
K
I
N
G
DE
N
S
I
T
Y
A
B
O
V
E
2
5
.
1
D
U
/
A
C
SI
T
E
A
R
E
A
1
0
2
,
6
7
0
PR
O
J
E
C
T
U
S
E
RE
S
I
D
E
N
T
I
A
L
,
R
E
S
I
D
E
N
T
I
A
L
S
U
P
P
O
R
T
A
N
D
PR
I
V
A
T
E
A
M
E
N
I
T
Y
,
P
A
R
K
I
N
G
LA
N
D
U
S
E
H
I
G
H
D
E
N
S
I
T
Y
R
E
S
I
D
E
N
T
I
A
L
SP
E
C
I
F
I
C
P
L
A
N
TR
A
N
S
I
T
C
E
N
T
E
R
D
E
S
I
G
N
A
T
E
D
A
S
P
L
A
N
N
I
N
G
SU
B
-
A
R
E
A
W
I
T
H
I
N
E
A
S
T
E
R
N
D
U
B
L
I
N
S
P
E
C
I
F
I
C
PL
A
N
ZO
N
I
N
G
D
I
S
T
R
I
C
T
DU
B
L
I
N
T
R
A
N
S
I
T
C
E
N
T
E
R
-
G
E
N
E
R
A
L
P
L
A
N
/
SP
E
C
I
F
I
C
P
L
A
N
A
M
E
N
D
M
E
N
T
S
S
T
A
G
E
1
P
L
A
N
N
E
D
DE
V
E
L
O
P
M
E
N
T
R
E
Z
O
N
I
N
G
2
0
0
2
AS
S
E
S
S
O
R
S
P
A
R
C
E
L
N
U
M
B
E
R
9
8
6
-
0
0
3
4
-
0
0
9
-
0
0
PR
O
J
E
C
T
A
D
D
R
E
S
S
CO
R
N
E
R
O
F
D
E
M
A
R
C
U
S
B
L
V
D
.
A
N
D
C
A
M
P
B
E
L
L
LA
N
E
,
D
U
B
L
I
N
,
C
A
PR
O
J
E
C
T
N
A
M
E
D
U
B
L
I
N
S
T
A
T
I
O
N
LA
N
D
S
C
A
P
E
A
R
E
A
S
4
5
,
0
5
9
BI
C
Y
C
L
E
P
A
R
K
I
N
G
1
5
0
PA
R
K
I
N
G
S
C
H
E
D
U
L
E
3
3
5
TO
T
A
L
U
N
I
T
S
2
2
0
LO
T
C
O
V
E
R
A
G
E
+
/
-
8
0
%
PR
O
J
E
C
T
D
E
N
S
I
T
Y
9
3
D
U
/
A
C
R
E
05.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:26:16
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
CODE ANALYSIS16036 A 01.1MSCheckerDUBLIN STATION DEMARCUS BOULEVARD
BU
I
L
D
I
N
G
A
N
A
L
Y
S
I
S
1.BUILDING DESCRIPTION THE PROJECT IS COMPOSED OF (1) INDEPENDENT BUILDING ON ONE PARCEL. THE SITE IS LOCATED ALONG DUBLIN BLVD BETWEEN DEMARCUS BLVD AND CAMPBELL LANE • COMPOSED OF 2 ABOVE GRADE LEVELS IN TYPE IA CONSTRUCTION, COMPOSED OF A COMBINATION OF S-2 PARKING GARAGE, AMENITIES AND R-2 ACCESSORY SPACES • ABOVE THE PODIUM a. TYPE VA AT LEVELS 3-5 ON THE WEST / SOUTH BUILDING b. TYPE IIIA AT LEVELS 3-7 ON THE EAST AND CENTER TOWERS • BUILDING OCCUPANCIES ARE GROUP R-2, GROUP S-2, GROUP A-3 2.OCCUPANCY AND CONSTRUCTION TYPE (CHAPTER 3)LEVEL 1 & LEVEL 2 – CONSTRUCTION TYPE 1A • PARKING GARAGE (2 STORY)OCCUPANCY: S-2 • RESIDENTIAL AMENITY AND ACCESSORY SPACES OCCUPANCY: R-2, A-3 ACCESSORY LEVEL 3-7 – CONSTRUCTION TYPE IIIA AND VA • RESIDENTIAL OCCUPANCY: A-3, R-2 3.HORIZONTAL BUILDING SEPARATION ALLOWANCE / SPECIAL PROVISIONS (SECTION 510.2)THE TWO STORIES ABOVE GRADE PLANE (TYPE IA CONSTRUCTION) SHALL BE CONSIDERED A SEPARATE AND DISTINCT BUILDING FROM THE STORIES ABOVE (TYPE IIIA AND VA) FOR THE FOLLOWING PURPOSES:• DETERMINING AREA LIMITATIONS • CONTINUITY OF FIRE WALLS • LIMITATION OF NUMBER OF STORIES • TYPE OF CONSTRUCTION 4.AUTOMATIC SPRINKLER SYSTEM (SECTION 903)PROJECT TO BE FULLY SPRINKLERED, NFPA 13 SYSTEM, IN ACCORDANCE WITH SECTION 903 6.MIXED USE AND OCCUPANCY • ACCESSORY OCCUPANCIES SHALL BE INDIVIDUALLY CLASSIFIED IN ACCORDANCE WITH SECTION 302.1. THE REQUIREMENTS OF THIS CODE SHALL APPLY TO EACH PORTION OF THE BUILDING BASED ON THE OCCUPANCY CLASSIFICATION OF THAT SPACE. (SECTION 508.2)• ALLOWABLE BUILDING HEIGHT AND NUMBER OF STORIES OF THE BUILDING CONTAINING THE ACCESSORY OCCUPANCIES SHALL BE IN ACCORDANCE WITH SECTION 504 FOR THE MAIN OCCUPANCY OF THE BUILDING.• THE ALLOWABLE AREA OF THE BUILDING SHALL BE BASED ON THE APPLICABLE PROVISIONS OF SECTION 506 FOR THE MAIN OCCUPANCY OF THE BUILDING. AGGREGATE ACCESSORY OCCUPANCIES SHALL NOT OCCUPY MORE THAN 10 PERCENT OF THE FLOOR AREA IF THE STORY IN WHICH THEY ARE LOCATED.7.ALLOWABLE BUILDING AREA CALCULATION TYPE lllA CONSTRUCTION: LEVELS 3-7 ON THE EAST AND CENTER TOWERS BUILDING COMPARTMENT 1:FRONTAGE INCREASE CALCULATION:W = (L1 × w1 + L2 × w2 + L3 × w3…)/F W= (128’ x 30’ + 69’-4” x 30)/ 197’-4”W= 30 AMOUNT OF INCREASE:If = [F/P - 0.25]W/30 If = [197’-4”/525’ - 0.25] 30/30 If = 0.13 ALLOWABLE BUILDING AREA SINGLE-OCCUPANCY, MULTISTORY BUILDING Aa = [At + (NS × If)] × Sa Aa = [24,000 + (24,000 × 0.13)] × 2 Aa = 54,240 SF = MAX ALLOWABLE BUILDING AREA BUILDING COMPARTMENT 2:FRONTAGE INCREASE CALCULATION:W = (L1 × w1 + L2 × w2 + L3 × w3…)/F W = (149’ x 22’ + 75’ x 30’)/224' = 10.218 W= 30 AMOUNT OF INCREASE:If = [F/P - 0.25]W/30 If = [224’/541’’ - 0.25] 30/30 If = 0.16 ALLOWABLE BUILDING AREA SINGLE-OCCUPANCY, MULTISTORY BUILDING Aa = [At + (NS × If)] × Sa Aa = [24,000 + (24,000 × 0.16)] × 2 Aa = 55,680 SF = MAX ALLOWABLE BUILDING AREA
12
.
E
X
I
T
I
N
G
P
R
O
V
I
S
I
O
N
S
OC
C
U
P
A
N
T
L
O
A
D
S
A
B
O
V
E
W
H
I
C
H
RE
Q
U
I
R
E
T
W
O
M
E
A
N
S
O
F
E
G
R
E
S
S
A
S
P
E
R
T
A
B
L
E
1
0
0
6
.
2
.
1
OC
C
U
P
A
N
C
Y
LO
A
D
A-
3
4
9
O
C
C
U
P
A
N
T
S
R-
2
1
0
O
C
C
U
P
A
N
T
S
S-
2
2
9
O
C
C
U
P
A
N
T
S
SE
P
A
R
A
T
I
O
N
D
I
S
T
A
N
C
E
B
E
T
W
E
E
N
S
T
A
I
R
W
A
Y
S
M
U
S
T
B
E
N
O
L
E
S
S
T
H
A
N
1
/
3
RD
T
H
E
L
E
N
G
T
H
O
F
M
A
X
I
M
U
M
D
I
A
G
O
N
A
L
O
F
T
H
E
AR
E
A
S
E
R
V
E
D
P
E
R
1
0
0
7
.
1
.
2
E
X
C
E
P
T
I
O
N
2
,
P
R
O
V
I
D
E
D
T
H
E
B
U
I
L
DI
N
G
I
S
E
Q
U
I
P
P
E
D
W
I
T
H
N
F
P
A
1
3
O
R
N
F
P
A
1
3
R
S
P
R
I
N
K
L
E
R
S
CO
M
M
O
N
P
A
T
H
O
F
E
G
R
E
S
S
T
R
A
V
E
L
(
S
E
C
T
I
O
N
1
0
0
6
.
2
.
1
)
OC
C
U
P
A
N
C
Y
LE
N
G
T
H
A-
3
7
5
’
W
I
T
H
N
F
P
A
1
3
S
P
R
I
N
K
L
E
R
S
Y
S
T
E
M
P
E
R
T
A
B
L
E
1
0
0
6
.
2
.
1
F
O
O
T
N
O
T
E
A
R-
2
1
2
5
’
W
I
T
H
N
F
P
A
1
3
S
P
R
I
N
K
L
E
R
S
YS
T
E
M
P
E
R
T
A
B
L
E
1
0
0
6
.
2
.
1
F
O
O
T
N
O
T
E
A
S-
2
1
0
0
’
W
I
T
H
N
F
P
A
1
3
S
P
R
I
N
K
L
E
R
S
YS
T
E
M
P
E
R
T
A
B
L
E
1
0
0
6
.
2
.
1
F
O
O
T
N
O
T
E
A
EX
I
T
A
C
C
E
S
S
T
R
A
V
E
L
D
I
S
T
A
N
C
E
(
S
E
C
T
I
O
N
1
0
1
7
)
OC
C
U
P
A
N
C
Y
LE
N
G
T
H
A-
3
2
5
0
’
W
I
T
H
N
F
P
A
1
3
S
P
R
I
N
K
L
E
R
S
YS
T
E
M
P
E
R
T
A
B
L
E
1
0
1
7
.
2
F
O
O
T
N
O
T
E
B
R-
2
2
5
0
’
W
I
T
H
N
F
P
A
1
3
S
P
R
I
N
K
L
E
R
S
YS
T
E
M
P
E
R
T
A
B
L
E
1
0
1
7
.
2
F
O
O
T
N
O
T
E
B
S-
2
4
0
0
’
W
I
T
H
N
F
P
A
1
3
S
P
R
I
N
K
L
E
R
S
YS
T
E
M
P
E
R
T
A
B
L
E
1
0
1
7
.
2
F
O
O
T
N
O
T
E
C
AC
C
E
S
S
I
B
L
E
M
E
A
N
S
O
F
E
G
R
E
S
S
AN
A
C
C
E
S
S
I
B
L
E
M
E
A
N
S
O
F
E
G
R
E
S
S
S
H
A
L
L
BE
P
R
O
V
I
D
E
D
I
N
A
T
L
E
A
S
T
T
H
E
S
A
M
E
N
U
MB
E
R
A
S
T
H
O
S
E
S
P
E
C
I
F
I
E
D
I
N
C
H
A
P
T
E
R
10
0
7
.
1
.
1
A
N
D
1
0
0
6
.
1
–
S
E
E
A
B
O
V
E
F
O
R
R
E
Q
U
I
R
E
D
N
U
M
B
E
R
O
F
E
X
I
T
S
B
A
S
E
D
O
N
O
C
C
U
P
A
N
T
L
O
A
D
.
A
H
O
R
I
Z
O
N
T
A
L
E
X
I
T
W
I
L
L
B
E
PR
O
V
I
D
E
D
I
N
L
I
E
U
O
F
E
L
E
V
A
T
O
R
T
O
M
E
E
T
TH
E
A
C
C
E
S
S
I
B
L
E
M
E
A
N
S
O
F
E
G
R
E
S
S
R
E
Q
U
I
R
E
M
E
N
T
S
PE
R
S
E
C
T
I
O
N
1
0
0
9
.
2
.
1
E
X
C
E
P
T
I
O
N
1
.
H
O
R
IZ
O
N
T
A
L
E
X
I
T
S
A
R
E
P
R
O
V
I
D
E
D
A
T
T
H
E
F
I
R
E
W
A
L
L
S
.
S
E
E
P
L
A
N
S
A
N
D
S
E
C
T
I
O
N
1
2
FO
R
L
O
C
A
T
I
O
N
S
DE
A
D
E
N
D
C
O
R
R
I
D
O
R
S
PE
R
1
0
2
0
.
4
E
X
C
E
P
T
I
O
N
2
,
R
-
2
O
C
C
U
P
A
N
C
I
E
S
A
R
E
A
L
L
O
W
E
D
5
0
F
T
.
D
E
A
D
E
N
D
S
W
H
E
R
E
T
H
E
B
U
I
L
D
I
N
G
I
S
E
Q
U
I
P
P
E
D
TH
R
O
U
G
H
O
U
T
W
I
T
H
A
N
A
U
T
O
M
A
T
I
C
S
P
R
I
N
K
L
E
R
S
Y
S
T
E
M
.
A
4
8
”
C
L
E
A
R
W
I
D
T
H
A
T
A
S
T
A
I
R
W
A
Y
I
S
N
O
T
E
R
E
Q
U
I
R
E
D
P
E
R
S
E
C
T
I
O
N
1
0
0
9
.
3
E
X
C
E
P
T
I
O
N
2
AR
E
A
S
O
F
R
E
F
U
G
E
A
R
E
N
O
T
R
E
Q
U
I
R
E
D
P
E
R
S
E
C
T
I
O
N
1
0
0
9
.
3
E
X
C
E
P
T
I
O
N
5
&
8
10
0
9
.
2
–
C
O
N
T
I
N
U
I
T
Y
O
F
E
X
I
T
S
–
C
H
E
C
K
F
O
R
P
O
D
I
U
M
13
.
F
I
R
E
W
A
L
L
S
(
S
E
C
T
I
O
N
7
0
6
)
14
.
A
C
C
E
S
S
I
B
I
L
I
T
Y
PR
O
J
E
C
T
I
S
A
P
R
I
V
A
T
E
L
Y
F
U
N
D
E
D
D
E
V
E
L
O
P
M
E
N
T
,
T
H
E
R
E
F
O
R
E
;
§
R
E
S
I
D
E
N
T
I
A
L
O
C
C
U
P
A
N
C
I
E
S
I
N
A
L
L
N
E
W
L
Y
C
O
N
S
T
R
U
C
T
I
O
N
C
O
V
E
R
E
D
M
U
L
T
I
-
F
A
M
I
L
Y
D
W
E
L
L
I
N
G
U
N
I
T
S
S
H
A
L
L
M
E
E
T
T
H
E
RE
Q
U
I
R
E
M
E
N
T
S
O
F
C
H
A
P
T
E
R
1
1
A
H
O
U
S
I
N
G
A
C
C
E
S
S
I
B
I
L
I
T
Y
§
R
E
S
I
D
E
N
T
I
A
L
U
N
I
T
B
A
T
H
R
O
O
M
S
:
BA
T
H
R
O
O
M
S
I
N
1
-
B
E
D
R
O
O
M
U
N
I
T
S
S
H
A
L
L
C
O
M
P
L
Y
W
I
T
H
O
P
T
I
O
N
2
P
E
R
C
B
C
S
E
C
T
I
O
N
1
1
3
4
A
.
2
.
2N
D
B
A
T
H
R
O
O
M
S
I
N
2
-
B
E
D
R
O
O
M
U
N
I
T
S
S
H
A
L
L
C
O
M
P
L
Y
W
I
T
H
O
P
T
I
O
N
2
P
E
R
C
B
C
S
E
C
T
I
O
N
1
1
3
4
A
.
2
MA
S
T
E
R
B
A
T
H
R
O
O
M
S
I
N
2
-
B
E
D
R
O
O
M
U
N
I
T
S
S
H
A
L
L
C
O
M
P
L
Y
W
I
T
H
I
T
E
M
S
7
-
1
2
O
F
C
B
C
S
E
C
T
I
O
N
1
1
3
4
A
.
2
O
P
T
I
O
N
2
.
§
C
O
M
M
O
N
U
S
E
F
A
C
I
L
I
T
I
E
S
(
S
U
C
H
A
S
L
O
B
B
I
E
S
,
S
H
A
R
E
D
A
M
E
N
I
T
Y
S
P
A
C
E
S
,
C
O
M
M
O
N
T
O
I
L
E
T
R
O
O
M
S
)
S
H
A
L
L
M
E
E
T
T
H
E
RE
Q
U
I
R
E
M
E
N
T
S
O
F
C
H
A
P
T
E
R
1
1
2
7
A
15
.
L
I
G
H
T
A
N
D
V
E
N
T
I
L
A
T
I
O
N
PR
O
J
E
C
T
T
O
C
O
M
P
L
Y
W
I
T
H
C
B
C
S
T
A
N
D
A
R
D
S
F
O
R
L
I
G
H
T
A
N
D
V
E
N
T
I
L
A
T
I
O
N
A
T
H
A
B
I
T
A
B
L
E
R
O
O
M
S
.
P
E
R
S
E
C
T
I
O
N
1
2
0
5
.
2
.
1
N
A
T
U
R
A
L
LI
G
H
T
I
N
A
N
Y
R
O
O
M
I
S
P
E
R
M
I
T
T
E
D
T
O
B
E
CO
N
S
I
D
E
R
E
D
A
S
A
P
O
R
T
I
O
N
O
F
A
N
A
D
J
O
I
N
I
N
G
R
O
O
M
W
H
E
R
E
O
N
E
-
H
A
L
F
O
F
T
H
E
A
R
E
A
O
F
TH
E
C
O
M
M
O
N
W
A
L
L
I
S
O
P
E
N
A
N
D
U
N
O
B
S
T
R
U
C
T
E
D
A
N
D
P
R
O
V
I
D
E
S
A
N
O
P
E
N
I
N
G
O
F
N
O
T
L
E
S
S
T
H
A
N
1
/
1
0
TH
O
F
T
H
E
F
L
O
O
R
A
R
E
A
O
F
TH
E
I
N
T
E
R
I
O
R
R
O
O
M
O
R
2
5
S
Q
F
T
,
W
H
I
C
H
E
V
E
R
I
S
G
R
E
A
T
E
R
.
16
.
P
L
U
M
B
I
N
G
F
I
X
T
U
R
E
C
O
U
N
T
S
CA
L
I
F
O
R
N
I
A
P
L
U
M
B
I
N
G
C
O
D
E
2
0
1
6
T
A
B
L
E
A
“
O
C
C
U
P
A
N
T
L
O
A
D
F
A
C
T
O
R
"
A
P
P
L
I
E
S
.
*
P
E
R
T
A
B
L
E
2
9
0
2
.
1
N
O
T
E
3
;
W
H
E
N
D
E
S
I
G
N
O
C
C
U
P
A
N
T
L
O
A
D
I
S
L
E
S
S
T
H
A
N
1
0
P
E
R
S
O
N
S
,
A
F
A
C
I
L
I
T
Y
U
S
A
B
L
E
B
Y
E
I
T
H
E
R
S
E
X
MA
Y
B
E
A
P
P
R
O
V
E
D
B
Y
T
H
E
B
U
I
L
D
I
N
G
O
F
F
I
C
I
A
L
.
17
.
E
M
E
R
G
E
N
C
Y
R
E
S
P
O
N
D
E
R
R
A
D
I
O
C
O
V
E
R
A
G
E
R
E
Q
U
I
R
E
M
E
N
T
PE
R
2
0
1
6
C
A
F
I
R
E
C
O
D
E
S
E
C
T
I
O
N
5
1
0
,
PR
O
J
E
C
T
T
O
P
R
O
V
I
D
E
A
P
P
R
O
V
E
D
R
A
D
I
O
C
O
V
E
R
A
G
E
F
O
R
E
M
E
R
G
E
N
C
Y
R
E
S
P
O
N
D
E
R
S
.
PR
O
J
E
C
T
T
O
A
L
L
O
W
F
O
R
I
N
S
T
A
L
L
A
T
I
O
N
O
F
A
N
E
M
E
R
G
E
N
C
Y
R
E
S
P
O
N
D
E
R
S
R
A
D
I
O
C
O
V
E
R
A
G
E
S
Y
S
T
E
M
.
U
P
O
N
C
O
N
S
T
R
U
C
T
I
O
N
CO
M
P
L
E
T
I
O
N
,
R
A
D
I
O
T
E
S
T
S
H
A
L
L
B
E
C
O
N
D
U
C
T
E
D
T
O
D
E
T
E
R
M
I
N
E
I
F
A
N
E
M
E
R
G
E
N
C
Y
R
E
S
P
O
N
D
E
R
S
R
A
D
I
O
C
O
V
E
R
A
G
E
S
Y
S
T
E
M
S
H
A
L
L
BE
I
N
S
T
A
L
L
E
D
.
18
.
E
M
E
R
G
E
N
C
Y
E
S
C
A
P
E
A
N
D
R
E
S
C
U
E
W
I
N
D
O
W
S
(
P
E
R
C
B
C
S
E
C
T
I
O
N
1
0
3
0
)
§
T
Y
P
E
V
A
C
O
N
S
T
R
U
C
T
I
O
N
:
R
E
Q
U
I
R
E
D
I
N
G
R
O
U
P
R
O
C
C
U
P
A
N
C
Y
S
L
E
E
P
I
N
G
R
O
O
M
S
B
E
L
O
W
T
H
E
F
O
U
R
T
H
S
T
O
R
Y
A
B
O
V
E
GR
A
D
E
P
L
A
N
E
,
S
E
E
F
L
O
O
R
P
L
A
N
S
L
E
G
E
N
D
F
O
R
E
M
E
R
G
E
N
C
Y
E
G
R
E
S
S
S
Y
M
B
O
L
A
N
D
F
L
O
O
R
P
L
A
N
S
F
O
R
L
O
C
A
T
I
O
N
S
.
§
T
Y
P
E
1
&
I
I
I
A
C
O
N
S
T
R
U
C
T
I
O
N
:
E
M
E
R
G
E
NC
Y
E
S
C
A
P
E
A
N
D
R
E
S
C
U
E
WI
N
D
O
W
S
A
R
E
N
O
T
R
E
Q
U
I
R
ED
I
N
R
-
2
O
C
C
U
P
A
N
C
Y
SL
E
E
P
I
N
G
R
O
O
M
S
,
P
E
R
1
0
3
0
E
X
C
E
P
T
I
O
N
1
§
S
E
E
W
I
N
D
O
W
S
C
H
E
D
U
L
E
G
E
N
E
R
A
L
N
O
T
E
S
F
O
R
W
I
N
D
O
W
S
I
Z
E
R
E
Q
U
I
R
E
M
E
N
T
S
19
.
E
N
C
R
O
A
C
H
M
E
N
T
S
SE
C
T
I
O
N
3
2
0
2
.
3
.
3
S
T
A
T
E
S
E
N
C
R
O
A
C
H
M
E
N
T
S
1
5
’
O
R
M
O
R
E
A
B
O
V
E
G
R
A
D
E
S
H
A
L
L
N
O
T
B
E
L
I
M
I
T
E
D
BU
I
L
D
I
N
G
C
O
M
P
A
R
T
M
E
N
T
3
:
FR
O
N
T
A
G
E
I
N
C
R
E
A
S
E
C
A
L
C
U
L
A
T
I
O
N
:
W
=
(
L
1
×
w
1
+
L
2
×
w
2
+
L
3
×
w
3
…
)
/
F
W=
(
1
1
8
’
x
3
0
’
)
/
1
1
8
’
W=
3
0
AM
O
U
N
T
O
F
I
N
C
R
E
A
S
E
:
If =
[
F
/
P
-
0
.
2
5
]
W
/
3
0
If =
[
1
1
8
’
/
3
7
3
’
-
0
.
2
5
]
3
0
/
3
0
If =
0
.
0
6
AL
L
O
W
A
B
L
E
B
U
I
L
D
I
N
G
A
R
E
A
SI
N
G
L
E
-
O
C
C
U
P
A
N
C
Y
,
M
U
L
T
I
S
T
O
R
Y
B
U
I
L
D
I
N
G
Aa =
[
A
t
+
(
N
S
×
I
f)]
×
S
a
Aa =
[
2
4
,
0
0
0
+
(
2
4
,
0
0
0
×
0
.
0
6
)
]
×
2
Aa =
5
0
,
8
8
0
=
M
A
X
A
L
L
O
W
A
B
L
E
B
U
I
L
D
I
N
G
A
R
E
A
BU
I
L
D
I
N
G
C
O
M
P
A
R
T
M
E
N
T
4
:
*N
O
F
R
O
N
T
A
G
E
I
N
C
R
E
A
S
E
T
A
K
E
N
AL
L
O
W
A
B
L
E
B
U
I
L
D
I
N
G
A
R
E
A
SI
N
G
L
E
-
O
C
C
U
P
A
N
C
Y
,
M
U
L
T
I
S
T
O
R
Y
B
U
I
L
D
I
N
G
Aa =
[
A
t
+
(
N
S
×
I
f)]
×
S
a
Aa =
[
2
4
,
0
0
0
+
(
2
4
,
0
0
0
×
0
)
]
×
2
Aa =
4
8
,
0
0
0
=
M
A
X
A
L
L
O
W
A
B
L
E
B
U
I
L
D
I
N
G
A
R
E
A
TY
P
E
V
A
C
O
N
S
T
R
U
C
T
I
O
N
:
L
E
V
E
L
S
3
-
5
O
N
T
H
E
S
O
U
T
H
/
W
E
S
T
B
U
I
L
D
I
N
G
BU
I
L
D
I
N
G
C
O
M
P
A
R
T
M
E
N
T
5
:
*N
O
F
R
O
N
T
A
G
E
I
N
C
R
E
A
S
E
T
A
K
E
N
AL
L
O
W
A
B
L
E
B
U
I
L
D
I
N
G
A
R
E
A
SI
N
G
L
E
-
O
C
C
U
P
A
N
C
Y
,
M
U
L
T
I
S
T
O
R
Y
B
U
I
L
D
I
N
G
Aa =
[
A
t
+
(
N
S
×
I
f)]
×
S
a
Aa =
[
3
6
,
0
0
0
+
(
1
2
,
0
0
0
×
0
)
]
×
2
Aa =
7
2
,
0
0
0
=
M
A
X
A
L
L
O
W
A
B
L
E
B
U
I
L
D
I
N
G
A
R
E
A
8.
O
C
C
U
P
A
N
C
Y
S
E
P
A
R
A
T
I
O
N
(
T
A
B
L
E
5
0
8
.
4
)
OC
C
U
P
A
N
C
Y
SE
P
A
R
A
T
I
O
N
R
E
Q
D
SE
P
A
R
A
T
I
O
N
P
R
O
V
I
D
E
D
S-
2
T
O
R
-
2
1
H
R
3
H
R
S-
2
T
O
A
-
3
N
O
N
E
-
R-
2
T
O
A
-
3
1
H
R
1
H
9.
F
I
R
E
R
E
S
I
S
T
A
N
C
E
R
A
T
I
N
G
R
E
Q
U
I
R
E
M
E
N
T
S
(
T
A
B
L
E
6
0
1
A
N
D
6
0
2
)
FI
R
E
R
E
S
I
S
T
A
N
C
E
R
A
T
I
N
G
R
E
Q
U
I
R
E
M
E
N
T
S
F
O
R
B
U
I
L
D
I
N
G
E
L
E
M
E
N
T
S
(
T
A
B
L
E
S
6
0
1
)
BU
I
L
D
I
N
G
E
L
E
M
E
N
T
TY
P
E
I
A
TY
P
E
I
I
I
A
TY
P
E
V
A
ST
R
U
C
T
U
R
A
L
F
R
A
M
E
3
H
R
1
H
R
1
H
R
EX
T
E
R
I
O
R
B
E
A
R
I
N
G
W
A
L
L
3
H
R
2
H
R
1
H
R
IN
T
E
R
I
O
R
B
E
A
R
I
N
G
W
A
L
L
3
H
R
1
H
R
1
H
R
EX
T
E
R
I
O
R
N
O
N
-
B
E
A
R
I
N
G
W
A
L
L
S
E
E
B
E
L
O
W
F
O
R
R
E
Q
U
I
R
E
M
E
N
T
S
F
O
R
E
X
T
E
R
I
O
R
W
A
L
L
S
B
A
S
E
D
O
N
S
E
P
A
R
A
T
I
O
N
IN
T
E
R
I
O
R
N
O
N
-
B
E
A
R
I
N
G
W
A
L
L
0
H
R
0
H
R
0
H
R
FL
O
O
R
2
H
R
1
H
R
1
H
R
RO
O
F
1
.
5
H
R
1
H
R
1
H
R
*N
O
T
E
:
AL
L
E
X
T
E
R
I
O
R
W
A
L
L
S
I
N
T
H
E
T
Y
P
E
I
I
I
A
C
O
N
S
T
R
U
C
T
I
O
N
T
O
B
E
2
H
R
R
A
T
E
D
AL
L
E
X
T
E
R
I
O
R
W
A
L
L
F
R
A
M
I
N
G
A
N
D
P
L
Y
W
O
O
D
S
H
E
A
T
H
I
N
G
I
N
T
H
E
T
Y
P
E
I
I
I
A
C
O
N
S
T
R
U
C
T
I
O
N
T
O
B
E
F
I
R
E
R
E
T
A
R
D
A
N
T
T
R
E
A
T
E
D
(F
R
T
)
FI
R
E
R
E
S
I
S
T
A
N
C
E
R
A
T
I
N
G
R
E
Q
U
I
R
E
M
E
N
T
S
F
O
R
E
X
T
E
R
I
O
R
W
A
L
L
S
B
A
S
E
D
O
N
S
E
P
A
R
A
T
I
O
N
(
T
A
B
L
E
6
0
2
)
FI
R
E
S
E
P
A
R
A
T
I
O
N
D
I
S
T
A
N
C
E
(
F
T
)
T
Y
P
E
I
A
T
Y
P
E
I
I
I
A
T
Y
P
E
V
A
X
<
5
'
1
H
R
*
1
H
R
*
1
H
R
*
5'
T
O
1
0
'
1
H
R
*
1
H
R
1
H
R
10
'
T
O
3
0
'
1
H
R
1
H
R
1
H
R
30
'
<
X
NO
N
E
N
O
N
E
N
O
N
E
FI
R
E
R
E
S
I
S
T
A
N
C
E
R
A
T
I
N
G
B
A
S
E
D
O
N
W
A
L
L
T
Y
P
E
S
:
WA
L
L
T
Y
P
E
T
Y
P
E
I
A
T
Y
P
E
I
I
I
A
T
Y
P
E
V
A
SH
A
F
T
E
N
C
L
O
S
U
R
E
S
2
H
R
2
H
R
2
H
R
EX
I
T
E
N
C
L
O
S
U
R
E
S
2
H
R
2
H
R
2
H
R
CO
R
R
I
D
O
R
W
A
L
L
S
,
A
N
D
1
H
R
1
H
R
1
H
R
WA
L
L
S
S
E
P
A
R
A
T
I
N
G
D
W
E
L
L
I
N
G
U
N
I
T
S
10
.
E
X
T
E
R
I
O
R
W
A
L
L
O
P
E
N
I
N
G
P
R
O
T
E
C
T
I
O
N
MA
X
I
M
U
M
A
R
E
A
O
F
E
X
T
E
R
I
O
R
W
A
L
L
O
P
E
N
I
N
G
B
A
S
E
D
O
N
F
I
R
E
S
E
P
A
R
A
T
I
O
N
D
I
S
T
A
N
C
E
P
E
R
T
A
B
L
E
7
0
5
.
8
FI
R
E
S
E
P
A
R
A
T
I
O
N
D
I
S
T
.
(
F
T
)
O
P
E
N
I
N
G
P
R
O
T
E
C
T
I
O
N
A
L
L
O
W
A
B
L
E
A
R
E
A
X
<
3
'
UP
,
S
NO
T
P
E
R
M
I
T
T
E
D
3'
T
O
5
'
UP
,
S
15
%
5'
T
O
1
0
'
UP
,
S
25
%
10
'
T
O
1
5
'
UP
,
S
45
%
15
'
T
O
2
0
'
UP
,
S
75
%
20
'
T
O
2
5
'
UP
,
S
NO
L
I
M
I
T
11
.
P
A
R
K
I
N
G
G
A
R
A
G
E
S-
2
O
C
C
U
P
A
N
C
Y
R
E
Q
U
I
R
E
M
E
N
T
S
(
S
E
C
T
I
O
N
4
0
6
)
PA
R
K
I
N
G
G
A
R
A
G
E
I
S
C
L
A
S
S
I
F
I
E
D
A
S
E
N
C
L
O
S
E
D
(
4
0
6
.
2
)
VE
N
T
I
L
A
T
I
O
N
:
M
E
C
H
A
N
I
C
A
L
V
E
N
T
I
L
A
T
I
O
N
S
Y
S
T
E
M
T
O
B
E
P
R
O
V
I
D
E
D
I
N
A
C
C
O
R
D
A
N
C
E
W
I
T
H
T
H
E
C
A
M
E
C
H
A
N
I
C
A
L
C
O
D
E
.
SE
E
M
E
C
H
A
N
I
C
A
L
D
R
A
W
I
N
G
S
VE
H
I
C
L
E
B
A
R
R
I
E
R
S
R
E
Q
U
I
R
E
D
(
S
E
C
T
I
O
N
4
0
6
.
4
.
3
08.29.17ENT RESUBMITTAL
UP
UP
UPDN
DN
UP
DN
DN
EXIT STAIR 1
EX
I
T
S
T
A
I
R
3
EL
E
V
A
T
O
R
S
ELEVATORS
VE
H
I
C
L
E
E
N
T
R
Y
*
**
*
*EXIT STAIR 2
EGRESS SEPERATION 300' - 4" > MIN. 141'-0"
MAX. DIAGONAL LENGTH 423'-0"
EX
I
T
A
T
G
R
A
D
E
EX
I
T
A
T
G
R
A
D
E
RESIDENTIAL UNITS R-2 238333
3
3
4
3
3
3
1 5 1
149 2
1 6 6
34 19 17187FITNESS ROOM A-3 LEASING OFFICE B
PA
R
K
I
N
G
S-
2
EGRESS SEPARATION 224' - 9" > MIN. 141'-0"
MAX. DIAGONAL LENGTH 423'-0"
EX
I
T
A
C
E
S
S
T
R
A
V
E
L
=
1
0
7
'
-
0
"
EX
I
T
A
C
E
S
S
T
R
A
V
E
L
=
1
0
7
'
-
0
"
EXIT ACESS TRAVEL = 139'-0"RESIDENTIAL UNITS R-2
3
9
PA
R
K
I
N
G
S-
2
3
3
4
3
3
33 3 5 5 3
1 6 2
163
18
1
14 171
7 9 '-1 0 " > 1 /3 O F T H E D I A G .E G R E S S S E P A R A T I O N
1
1
1
'
-
2
"
>
1
/
3
O
F
T
H
E
D
I
A
G
.
E
G
R
E
S
S
S
E
P
A
R
A
T
I
O
N
9 9 '-7 " > 1 /3 O F T H E D I A G .
E G R E S S S E P A R A T I O N
103'-0" > 1/3 OF THE DIAG.
EGRESS SEPARATION
> 1/3 OF THE DIAG.
EGRESS SEPERATION
EX
I
T
A
C
E
S
S
T
R
A
V
E
L
=
1
0
7
'
-
0
"
EX
I
T
A
C
E
S
S
T
R
A
V
E
L
=
1
2
9
'
-
7
"
EX
I
T
A
C
E
S
S
TR
A
V
E
L
=
1
2
6
'
-
6
"
EX
I
T
A
C
E
S
S
TR
A
V
E
L
=
1
2
8
'
-
0
"
EX
I
T
A
C
E
S
S
TR
A
V
E
L
=
1
0
0
'
-
6
"
EX
I
T
A
C
E
S
S
TR
A
V
E
L
=
1
4
2
'
-
0
"
EX
I
T
A
C
E
S
S
TR
A
V
E
L
=
1
3
8
'
-
0
"
RE
S
I
D
E
N
T
I
A
L
U
N
I
T
S
R-
2
6
23
AM
E
N
I
T
Y
R-
2
39
38
444 385
6 5 5 4
3
4
4
4
4
4
4
5
3
4
5
5
2
8
AM
E
N
I
T
Y
R-
2
5
5
5
5
3
3
3
3
4 5 5 5 7
3
6 4 4 4 5
5
4
5
5
6
4
6
3
0
61
11
0
10
4
49
33
H.
E
.
H.
E
.
H.
E
.
H.
E
.
H.
E
.
USED FOR FRONTAGE INCREASE
75' - 0"
US
E
D
F
O
R
F
R
O
N
T
A
G
E
I
N
C
R
E
A
S
E
14
9
'
-
6
"
12
5
'
-
5
"
1
0
3
'
-
0
"
>
1
/
3
O
F
T
H
E
D
I
A
G
.
E
G
R
E
S
S
S
E
P
A
R
A
T
I
O
N
EX
I
T
A
C
E
S
S
T
R
A
V
E
L
=
1
0
7
'
-
0
"
EX
I
T
A
C
E
S
S
T
R
A
V
E
L
=
1
2
9
'
-
7
"
EX
I
T
A
C
E
S
S
TR
A
V
E
L
=
1
2
8
'
-
0
"
RE
S
I
D
E
N
T
I
A
L
U
N
I
T
S
R-
2
23
34
AM
E
N
I
T
Y
R-
2
54445
6 5 5 4
3
4
4
4
4
4
4
5
3
4
5
5
3
5
5
5
7
6
3
54
36
14
3
3
3
23
90
OU
T
D
O
O
R
L
O
U
N
G
E
R-
2
EX
I
T
A
C
E
S
S
TR
A
V
E
L
=
1
4
7
'
-
0
"
7 9 '-1 0 " > 1 /3 O F T H E D I A G .E G R E S S S E P A R A T I O N
1
1
1
'
-
2
"
>
1
/
3
O
F
T
H
E
D
I
A
G
.
E
G
R
E
S
S
S
E
P
A
R
A
T
I
O
N
9 9 '-7 " > 1 /3 O F T H E D I A G .
E G R E S S S E P A R A T I O N
H.
E
.
H.
E
.
H.
E
.
RO
O
F
A
C
C
E
S
S
2
-
H
R
R
A
T
E
D
ST
A
I
R
E
N
C
L
O
S
U
R
E
NO
T
E
:
NO
N
-
S
T
O
R
Y
NO
S
E
C
O
N
D
E
G
R
E
S
S
RE
Q
U
I
R
E
D
RO
O
F
A
T
LE
V
E
L
6
LEGEND 3 HR RATED FIRE BARRIER / FIRE WALL 0 EXIT ACCESS TRAVEL DISTANCE AND COMMON PATH OF EGRESS TRAVELEGRESS ROUTEOCCUPANT LOAD0 COMBINED NUMBER OF OCCUPANTS AT EXIT OCCUPANT LOAD (PER TABLE 1004.1.1)OCCUPANT LOAD FACTOR - OCCUPANCY 200 G.S.F. - RESIDENTIAL (R-3)50 G.S.F.- FITNESS (A-3)15 G.S.F.- AMENITY (R-2)100 G.S.F.- LEASING (B)200 G.S.F.- PARKING (S-2)300 G.S.F.- MEP (S-2)HORIZONTAL EXITH.E.BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:30:49
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
As indicatedEGRESS DIAGRAMS16036 G 03AuthorCheckerDUBLIN STATION DEMARCUS BOULEVARD
1
"
=
4
0
'
-
0
"
G
0
3
1
EX
I
T
D
I
A
G
R
A
M
F
L
O
O
R
P
L
A
N
L
E
V
E
L
1
1
"
=
4
0
'
-
0
"
G
0
3
2
EX
I
T
D
I
A
G
R
A
M
F
L
O
O
R
P
L
A
N
L
E
V
E
L
2
1
"
=
4
0
'
-
0
"
G
0
3
3
EX
I
T
D
I
A
G
R
A
M
F
L
O
O
R
P
L
A
N
L
E
V
E
L
S
3
-
5
1
"
=
4
0
'
-
0
"
G
0
3
4
Le
v
e
l
6
08.29.17ENT RESUBMITTAL
DN
DN
EX
I
T
A
C
E
S
S
T
R
A
V
E
L
=
1
0
6
'
-
0
"
EX
I
T
A
C
E
S
S
TR
A
V
E
L
=
1
2
8
'
-
0
"
RE
S
I
D
E
N
T
I
A
L
U
N
I
T
S
R-2 23 22
29
30
EX
I
T
A
C
E
S
S
TR
A
V
E
L
=
1
4
7
'
-
0
"
54445119
5
3
4
5
5
3
5
5
5
7
6
3
3
3EXIT ACESS TRAVEL = 78'-0"7 0 '-1 0 " > 1 /3 O F T H E D I A G .E G R E S S S E P A R A T I O N
M A X . D I A G O N A L L E N G T H 2 3 4 ' - 6 "
M A X . D I A G O N A L L E N G T H 2 0 8 ' - 9 "H.E.
H.
E
.
LEGEND 3 HR RATED FIRE BARRIER / FIRE WALL 0 EXIT ACCESS TRAVEL DISTANCE AND COMMON PATH OF EGRESS TRAVELEGRESS ROUTEOCCUPANT LOAD0 COMBINED NUMBER OF OCCUPANTS AT EXIT OCCUPANT LOAD (PER TABLE 1004.1.1)OCCUPANT LOAD FACTOR - OCCUPANCY 200 G.S.F. - RESIDENTIAL (R-3)50 G.S.F.- FITNESS (A-3)15 G.S.F.- AMENITY (R-2)100 G.S.F.- LEASING (B)200 G.S.F.- PARKING (S-2)300 G.S.F.- MEP (S-2)HORIZONTAL EXITH.E.
RO
O
F
A
C
C
E
S
S
2
-
H
R
R
A
T
E
D
ST
A
I
R
E
N
C
L
O
S
U
R
E
NO
T
E
:
NO
N
-
S
T
O
R
Y
NO
S
E
C
O
N
D
E
G
R
E
S
S
RE
Q
U
I
R
E
D
RO
O
F
A
T
LE
V
E
L
7
ROOFBARarchitects901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:31:10
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
As indicatedEGRESS DIAGRAMS16036 G 04AuthorCheckerDUBLIN STATION DEMARCUS BOULEVARD
1
"
=
4
0
'
-
0
"
G
0
4
1
EX
I
T
D
I
A
G
R
A
M
F
L
O
O
R
P
L
A
N
L
E
V
E
L
7
1
"
=
4
0
'
-
0
"
G
0
4
2
EX
I
T
D
I
A
G
R
A
M
R
O
O
F
P
L
A
N
08.29.17ENT RESUBMITTAL
DRAWNBY
C
P
HECKEDBY
ROJECTNO
DATE ISSUE
DRA
C
P
HE
RO
DA
SCALE:AS NOTED
DU
B
L
I
N
,
C
A
SI
T
E
A
-
3
3/
1
6
/
2
0
1
7
1
0
:
1
8
:
3
0
AM
C:
\
A
u
t
o
d
e
s
k
\
1
6
0
3
6
U
D
R
D
u
b
l
i
n
-
C
E
N
T
R
A
L
_
a
l
i
n
k
.
r
v
t
16036
ENTITLEMENTS
DU
B
L
I
N
S
T
A
T
I
O
N
D
E
M
A
R
C
U
S
B
O
U
L
E
V
A
R
D
ACM
JCJ
05.24.17ENTITLEMENTS
08.29.17ENT RESUBMITTAL
TITLE SHEET
C0.0
NOTES:LEGEND:
DRAWNBY
C
P
HECKEDBY
ROJECTNO
DATE ISSUE
DRA
C
P
HE
RO
DA
SCALE:AS NOTED
DU
B
L
I
N
,
C
A
SI
T
E
A
-
3
3/
1
6
/
2
0
1
7
1
0
:
1
8
:
3
0
AM
C:
\
A
u
t
o
d
e
s
k
\
1
6
0
3
6
U
D
R
D
u
b
l
i
n
-
C
E
N
T
R
A
L
_
a
l
i
n
k
.
r
v
t
16036
ENTITLEMENTS
DU
B
L
I
N
S
T
A
T
I
O
N
D
E
M
A
R
C
U
S
B
O
U
L
E
V
A
R
D
ACM
JCJ
05.24.17ENTITLEMENTS
08.29.17ENT RESUBMITTAL
EXISTING CONDITIONS
PLAN
C1.0
UP
UP
6%12%
CCCCCCCCCCCCCCCCCCC
CCC
CCCCCCC
CC CC
8%
3' - 0"3' - 0"
0' - 0"
0' - 0"0' - 0"
3' - 0"
3' - 0"
0' - 0"
0' - 0"
6%
1' - 0"
0' - 0"
8%
CCC
1' - 7"0' - 8"
1' - 0"
0' - 9"
C CCCCCCCCC
CC
C
C
C
C
1' - 10"
1'-6"
1'-6"
CAMPBELL LANE
DE
M
A
R
C
U
S
B
O
U
L
E
V
A
R
D
CA
M
P
B
E
L
L
L
A
N
E
GARAGE
FITNESS
ROOM
LEASING
OFFICE
LOBBY
ELECTRICAL
ROOM
TRASHTRASHFIRE
ROOM
WEST FRONTAGE: CAMPBELL LANE
1"=5'A NORTH FRONTAGE: PRIVATE DRIVE
1"=5'B EAST FRONTAGE: DEMARCUS BLVD
1"=5'C SOUTH FRONTAGE: CAMPBELL LANE
1"=5'D
SITE PLAN LEGEND:
SITE PLAN NOTES:
DRAWNBY
C
P
HECKEDBY
ROJECTNO
DATE ISSUE
DRA
C
P
HE
RO
DA
SCALE:AS NOTED
DU
B
L
I
N
,
C
A
SI
T
E
A
-
3
3/
1
6
/
2
0
1
7
1
0
:
1
8
:
3
0
AM
C:
\
A
u
t
o
d
e
s
k
\
1
6
0
3
6
U
D
R
D
u
b
l
i
n
-
C
E
N
T
R
A
L
_
a
l
i
n
k
.
r
v
t
16036
ENTITLEMENTS
DU
B
L
I
N
S
T
A
T
I
O
N
D
E
M
A
R
C
U
S
B
O
U
L
E
V
A
R
D
ACM
JCJ
05.24.17ENTITLEMENTS
08.29.17ENT RESUBMITTAL
CIVIL SITE PLAN
C2.0
UP
UP
6%12%
CCCCCCCCCCCCCCCCCCC
CCC
CCCCCCC
CC CC
8%
3' - 0"3' - 0"
0' - 0"
0' - 0"0' - 0"
3' - 0"
3' - 0"
0' - 0"
0' - 0"
6%
1' - 0"
0' - 0"
8%
CCC
1' - 7"0' - 8"
1' - 0"
0' - 9"
C CCCCCCCCC
CC
C
C
C
C
1' - 10"
1'-6"
1'-6"
CAMPBELL LANE
DE
M
A
R
C
U
S
B
O
U
L
E
V
A
R
D
CA
M
P
B
E
L
L
L
A
N
E
LEGEND:GRADING NOTES:
DRIVEWAY DETAIL
1"=10'
DRAWNBY
C
P
HECKEDBY
ROJECTNO
DATE ISSUE
DRA
C
P
HE
RO
DA
SCALE:AS NOTED
DU
B
L
I
N
,
C
A
SI
T
E
A
-
3
3/
1
6
/
2
0
1
7
1
0
:
1
8
:
3
0
AM
C:
\
A
u
t
o
d
e
s
k
\
1
6
0
3
6
U
D
R
D
u
b
l
i
n
-
C
E
N
T
R
A
L
_
a
l
i
n
k
.
r
v
t
16036
ENTITLEMENTS
DU
B
L
I
N
S
T
A
T
I
O
N
D
E
M
A
R
C
U
S
B
O
U
L
E
V
A
R
D
ACM
JCJ
05.24.17ENTITLEMENTS
08.29.17ENT RESUBMITTAL
GRADING PLAN
C3.0
UP
UP
6%12%
CCCCCCCCCCCCCCCCCCC
CCC
CCCCCCC
CC CC
8%
3' - 0"3' - 0"
0' - 0"
0' - 0"0' - 0"
3' - 0"
3' - 0"
0' - 0"
0' - 0"
6%
1' - 0"
0' - 0"
8%
CCC
1' - 7"0' - 8"
1' - 0"
0' - 9"
C CCCCCCCCC
CC
C
C
C
C
1' - 10"
1'-6"
1'-6"
CAMPBELL LANE
DE
M
A
R
C
U
S
B
O
U
L
E
V
A
R
D
CA
M
P
B
E
L
L
L
A
N
E
LEGEND:
NOTES:
DRAWNBY
C
P
HECKEDBY
ROJECTNO
DATE ISSUE
DRA
C
P
HE
RO
DA
SCALE:AS NOTED
DU
B
L
I
N
,
C
A
SI
T
E
A
-
3
3/
1
6
/
2
0
1
7
1
0
:
1
8
:
3
0
AM
C:
\
A
u
t
o
d
e
s
k
\
1
6
0
3
6
U
D
R
D
u
b
l
i
n
-
C
E
N
T
R
A
L
_
a
l
i
n
k
.
r
v
t
16036
ENTITLEMENTS
DU
B
L
I
N
S
T
A
T
I
O
N
D
E
M
A
R
C
U
S
B
O
U
L
E
V
A
R
D
ACM
JCJ
05.24.17ENTITLEMENTS
08.29.17ENT RESUBMITTAL
UTILITY PLAN
C4.0
SLOPE
SLOPE
SLOPE
S L O P E
S L O P E
S L O P E
S
L
O
P
E
SL
O
P
E
SLOPE
SLOPE
SL
O
P
E
SLOPE
S L O P E
SLOPE
SL
O
P
E
SLOPE
SLOPE
SLOPE
SLOPE
S L O P E
SLOPE
S
L
O
P
E
SLOPE
SL
O
P
E
SLOPE
SLOPE
SL
O
P
E
SLOPE
SL
O
P
E
SLOPE SLOPE
S
L
O
P
E
SLOPE
SL
O
P
E
SLOPE
S L O P E
SLOPE
S
L
O
P
E
SL
O
P
E
S
L
O
P
E
SLOPE
SL
O
P
E
SL
O
P
E
SL
O
P
E
SL
O
P
E
SL
O
P
E
SL
O
P
E
SL
O
P
E
SL
O
P
E
SL
O
P
E
S
L
O
P
E
SLOPE SLOPE
S L O P E
S
L
O
P
E
SL
O
P
E
SL
O
P
E
S
L
O
P
E
CAMPBELL LANE
DE
M
A
R
C
U
S
B
O
U
L
E
V
A
R
D
CA
M
P
B
E
L
L
L
A
N
E
NOTES:LEGEND:
STORMWATER
CONTROL PLAN
C5.0
DRAWNBY
C
P
HECKEDBY
ROJECTNO
DATE ISSUE
DRA
C
P
HE
RO
DA
SCALE:AS NOTED
DU
B
L
I
N
,
C
A
SI
T
E
A
-
3
3/
1
6
/
2
0
1
7
1
0
:
1
8
:
3
0
AM
C:
\
A
u
t
o
d
e
s
k
\
1
6
0
3
6
U
D
R
D
u
b
l
i
n
-
C
E
N
T
R
A
L
_
a
l
i
n
k
.
r
v
t
16036
ENTITLEMENTS
DU
B
L
I
N
S
T
A
T
I
O
N
D
E
M
A
R
C
U
S
B
O
U
L
E
V
A
R
D
ACM
JCJ
05.24.17ENTITLEMENTS
08.29.17ENT RESUBMITTAL
1 FLOW-THRU PLANTER
NTS
2 STORMWATER FILTER
NTS
STORMWATER
CONTROL DETAILS
C5.1
DRAWNBY
C
P
HECKEDBY
ROJECTNO
DATE ISSUE
DRA
C
P
HE
RO
DA
SCALE:AS NOTED
DU
B
L
I
N
,
C
A
SI
T
E
A
-
3
3/
1
6
/
2
0
1
7
1
0
:
1
8
:
3
0
AM
C:
\
A
u
t
o
d
e
s
k
\
1
6
0
3
6
U
D
R
D
u
b
l
i
n
-
C
E
N
T
R
A
L
_
a
l
i
n
k
.
r
v
t
16036
ENTITLEMENTS
DU
B
L
I
N
S
T
A
T
I
O
N
D
E
M
A
R
C
U
S
B
O
U
L
E
V
A
R
D
ACM
JCJ
05.24.17ENTITLEMENTS
08.29.17ENT RESUBMITTAL
UP
UP
6%12%
CCCCCCCCCCCCCCCCCCC
CCC
CCCCCCC
CC CC
8%
3' - 0"3' - 0"
0' - 0"
0' - 0"0' - 0"
3' - 0"
3' - 0"
0' - 0"
0' - 0"
6%
1' - 0"
0' - 0"
8%
CCC
1' - 7"0' - 8"
1' - 0"
0' - 9"
C CCCCCCCCC
CC
C
C
C
C
1' - 10"
1'-6"
1'-6"
CAMPBELL LANE
DE
M
A
R
C
U
S
B
O
U
L
E
V
A
R
D
CA
M
P
B
E
L
L
L
A
N
E
x x
x x x x x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
xx
x
xxxx
xx
xxx
x
xxx
x
xxxxxxxx
xxx
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x
x x x
x
x
x x x x x x x x x x
GARAGE
FITNESS
ROOM
LEASING
OFFICE
LOBBY
ELECTRICAL
ROOM
TRASHTRASHFIRE
ROOM
DRAWNBY
C
P
HECKEDBY
ROJECTNO
DATE ISSUE
DRA
C
P
HE
RO
DA
SCALE:AS NOTED
DU
B
L
I
N
,
C
A
SI
T
E
A
-
3
3/
1
6
/
2
0
1
7
1
0
:
1
8
:
3
0
AM
C:
\
A
u
t
o
d
e
s
k
\
1
6
0
3
6
U
D
R
D
u
b
l
i
n
-
C
E
N
T
R
A
L
_
a
l
i
n
k
.
r
v
t
16036
ENTITLEMENTS
DU
B
L
I
N
S
T
A
T
I
O
N
D
E
M
A
R
C
U
S
B
O
U
L
E
V
A
R
D
ACM
JCJ
05.24.17ENTITLEMENTS
08.29.17ENT RESUBMITTAL
EROSION CONTROL
PLAN
C6.0
DRAWNBY
C
P
HECKEDBY
ROJECTNO
DATE ISSUE
DRA
C
P
HE
RO
DA
SCALE:AS NOTED
DU
B
L
I
N
,
C
A
SI
T
E
A
-
3
3/
1
6
/
2
0
1
7
1
0
:
1
8
:
3
0
AM
C:
\
A
u
t
o
d
e
s
k
\
1
6
0
3
6
U
D
R
D
u
b
l
i
n
-
C
E
N
T
R
A
L
_
a
l
i
n
k
.
r
v
t
16036
ENTITLEMENTS
DU
B
L
I
N
S
T
A
T
I
O
N
D
E
M
A
R
C
U
S
B
O
U
L
E
V
A
R
D
ACM
JCJ
05.24.17ENTITLEMENTS
08.29.17ENT RESUBMITTAL
EROSION CONTROL
NOTES AND DETAILS
C6.1
AS SHOWN
05.24.17
08.28.17
ENTITLEMENTS
ENT RESUBMITTAL
L1.00
ILLUSTRATIVE SITE PLAN
LANDSCAPE SITE PLAN
PERCENT LANDSCAPING LEGEND
GROUND LEVEL:
69.9% HARDSCAPE, 18,850 SF
25.5% PLANTING AREA, 6,881 SF
3.9% BIORETENTION PLANTER, 1,042 SF
0.7% ARTIFICAL TURF, 185 SF
PODIUM:
52.2% HARDSCAPE, 12,778 SF
25.8% RAISED PLANTER, 6,308 SF
11.5% BIORETENTION PLANTER, 2,809 SF
5.5% ARTIFICIAL TURF, 1,355 SF
5.0% POOL, 1,210 SF
DE
M
A
R
C
U
S
B
O
U
L
E
V
A
R
D
EAST
PODIUM
COURTYARD
WEST
PODIUM
COURTYARD
CA
M
P
B
E
L
L
L
A
N
E
W
E
S
T
CAMPBELL LANE SOUTH
SHARED PRIVATE DRIVE
CAMELLIA PLACE
scale: 1” = 20’N
PL
PL
PLPL
GENERAL NOTES:
1. ALL IRRIGATION AT SHRUB AND GROUNDCOVER
PLANTINGS TO BE DRIP IRRIGATION. INDIVIDUAL
BUBBLERS WILL BE PROVIDED AT TREE PLANTINGS.
2. ALL PLANTING AREAS TO INCLUDE 3” LAYER OF 3/8” BLACK
MINI-CHIP MULCH
3. SOIL ANALYSIS TO BE SUBMITTED WITH FINAL LANDSCAPE
PLAN WITH BUILDING PERMIT/IMPROVEMENT PLANS
4. MAINTENANCE RESPONSIBILITY FALLS TO OWNER
FOR SITE AND SIDEWALK DIRECTLY ADJACENT TO THE
BUILDING. THE CITY IS RESPONSIBLE FOR THE STREET
AND ANY MEDIAN ISLANDS
L3.00L5.00
L2.00
L4.00
SHARED PRIVATE DR
DE
M
A
R
C
U
S
B
L
V
D
CA
M
P
B
E
L
L
L
N
CAMPBELL LN
NTS
N
KEY PLAN
LIMIT OF WORK
PROPERTY LINE
05.24.17
08.28.17
ENTITLEMENTS
ENT RESUBMITTAL
SHARED PRIVATE DRIVE
STREETSCAPE PLAN
AS SHOWN
L2.00
1111
FA
C
E
O
F
B
U
I
L
D
I
N
G
15
1
3
’
-
4
”
11’-0”
10’-0”
7’-1”1
4
’
-
6
”
6’
-
0
”
7’
-
9
”
2’
-
8
”
14
’
-
2
”
8’
-
9
”
1
1
’
-
1
0
”
1
0
’
-
6
”
1 Gal, 12” O.C.
Sedum rubrotinctum
Jelly-bean Sedum
Water Usage: L
LANDSCAPE SITE PLAN
SHARED PRIVATE DRIVE
CAMELLIA PLACE
scale: 1” = 10’
scale: 1/4” = 1’
3’-4”5’-0”8’-0”
PARALLEL PARKING
(PLANTED
BULBOUT BEYOND)
6” CURB
30” MAX.
PLANTING HT.
SIDEWALKCONCRETE
PLANTER
3’-4”*PLANTER
DEPTH
VARIES
A
A’
PL
PR
O
P
E
R
T
Y
L
I
N
E
10’-4” TYP3’-7”5’-8”9’-6”6’-0”15’-6”8’-11”16’-9”6’-0”2’-0”
TYP.37’-2”
26’-0”22’-6”22’-6”
23’-8” TYP.5’-8”4’-0”50’-9”
20’-0” TYP
8’-0” TYP8’-0” TYP
5’-0” TYP
3’-4” TYP
N
STREETSCAPE SECTION AA’
MATERIALS
PLANT PALETTE
Limonium californicum
Elymus glaucus Echeveria
Western Marsh Rosemary
BI
O
R
E
T
E
N
T
I
O
N
ST
R
E
E
T
S
C
A
P
E
Blue Wild Rye
Raised Concrete Planter/
Bioretention Planter
Integral Color Concrete,
Color: Southern Blush
Echeveria
SITE FURNISHINGS
4
5 559
1012
12
12
9
9
181818
11
11
A’
A
Faceted Steel Bench Modular Concrete Unit Pavers,
Color: Foundry
Faceted Steel Retaining/
Planter Wall
8 29
29
29
PL PL
1 Gal, 18” O.C.
Water Usage: L
5 Gal, 12” O.C.
Water Usage: L
5 Gal, 1’-0” O.C.
Water Usage: L
Amphitheatre Stair Seating
3 33
42
2
23
LIMIT OF WORK
PROPERTY LINE
Water Usage: L
1 Gal, 12” O.C.
Festuca rubra
Creeping Red Fescue
Water Usage: L
5 Gal, 4’ O.C.
Lavandula dentata var. candicans
Gray Leaved French Lavender
SHARED PRIVATE DR
DE
M
A
R
C
U
S
B
L
V
D
CA
M
P
B
E
L
L
L
N
CAMPBELL LN
NTS
N
KEY PLAN
STREET TREES
Arbutus unedo
Strawberry Tree
24” Box
Water Usage: L
19191919
KEY
SIDEWALK,
INTEGRAL COLOR CONC
COLOR: SOUTHERN BLUSH
FINISH: MED SANDBLAST
SIDEWALK,
MODULAR CONC
UNIT PAVERS
MANUF: BELGARD
COLOR: FOUNDRY
FINISH: SMOOTH
SIZE: 6X12
SIDEWALK,
CITY STANDARD CONC
PARALLEL PARKING
TOWNHOME STOOP
PUBLIC FLEX SPACE
AMPHITHEATRE STAIR
SEATING, INTEGRAL COLOR
CONCRETE
COLOR: SOUTHERN BLUSH
FINISH: MED SANDBLAST
FACETED STEEL BENCH,
HEIGHT: 18”
FLOW THROUGH PLANTER,
NATURAL CONCRETE,
HEIGHT: 18”
FINISH: MED SANDBLAST
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
1
2
3
4
5
6
7
8
9
PLANTING AREA
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
CITY STD. CROSSWALK
(E) RAISED CROSSWALK
(E) BULB-OUT
(E) UTILITY VAULT
UTILITIES (PROPOSED),
SCREENED W/PLANTING
(E) STREET SIGN
(E) LIGHT POLE
11
14
15
16
17
18
19
FACETED STEEL PLANTER
HEIGHT: 18”
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
22
12
(E) PLANTER ISLAND
21
GARAGE ENTRY
ACCESSIBLE
PEDESTRIAN RAMP
DEPRESSED CURB
WITH BOLLARDS
13
20
23
24
25
26
27
28
29
MODULAR STEEL
RETAINING WALL,
HEIGHT VARIES:
0”-18”
(E) FIRE HYDRANT
TRAFFIC BOLLARD
CITY STD. CURB RAMP
ARTIFICIAL TURF
STOOP PLANTER,
NATURAL CONCRETE,
HEIGHT: 18”
FINISH: MED SANDBLAST
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
10 STREET TREE:
Platanus acerifolia
‘Bloodgood’
(E) STREET TREE:
Platanus acerifolia
‘Bloodgood’, TBC
STREET TREE:
Pyrus calleryana
‘Aristocrat’
STREET TREE:
Arbutus unedo
(E) STREET TREE:
Pyrus calleryana
‘Aristocrat’
(E) STREET TREE:
Arbutus unedo
PRIVATE REALM TREE:
Lagerstroemia indica
(E) STREET TREE:
Laurus nobilis ‘Saratoga’
FUTURE STREET TREE
(N.I.C.)
INTEGRAL COLOR
CONCRETE SEATWALL
COLOR:
SOUTHERN BLUSH
FINISH: MED SANDBLAST
AS SHOWN
05.24.17
08.28.17
ENTITLEMENTS
ENT RESUBMITTAL
DEMARCUS BLVD
STREETSCAPE PLAN
L3.00scale: 1” = 10’N
scale: 1/4” = 1’
20’-0”
2’-6”
PLANTING
6’
11’-0”
10’-0”, VARIES10’-0”, VARIES 5’-0”8’-0”
PARALLEL
PARKING
6” CURB
11’ WALK WITH
5’X5’ SQ TREE WELL
PLANTINGPRIVATE FITNESS AREA
STORM DRAIN EASEMENT
1’-6”, MAX
PL
PR
O
P
E
R
T
Y
L
I
N
E
STREETSCAPE SECTION BB’
ST
R
E
E
T
S
C
A
P
E
20 20
25
16
16
20’-0”
23’-6” O.C.25’-0” O.C., TYP 25’-0” O.C., TYP
FA
C
E
O
F
B
U
I
L
D
I
N
G
4 4
4
SITE FURNISHINGS
5’-0”
B
22’-6” O.C.22’-6” O.C.22’-6” O.C.24’-0” O.C.12’-6” O.C., TYP 12’-6” O.C., TYP12’-6” O.C., TYP 12’-6” O.C., TYP
5’-0”
TW +0”
TW +18”
TW +18”
TW +18”
TW +6”
TW +0”
TW +6”
TW +6”
TW +6”TW +0”
TW +0”
TW +0”TW +0”
MATCHLINE, SEE L4.00
TW +18”
TW +0”
7’-4”
13’-0”
28’-0”
7’-6”9’-2”
4’-6”
6’-0”
5’-8”
1’-8”
6’-3”
15’-10”20’-0”12’-8”
2’-0”15’-5”
8’-0”
6’-0”
2’-6”
B B’
B’
1 1 11111111
1
2
2
2
2
2222222222
2
3
6
6
8
8
8
8
8
8
1111
11
1111
13
13 13
13 13
13
13
1313
13
11 11 11
23
11 11 1119
19
19
19 11 11 11 11
DEMARCUS BOULEVARD
SH
A
R
E
D
P
R
I
V
A
T
E
D
R
I
V
E
CA
M
P
B
E
L
L
L
A
N
E
PL
PL
ST
R
E
E
T
S
C
A
P
E
Water Usage: M
Water Usage: L Water Usage: L
Water Usage: L
1 Gal, 36” O.C.5 Gal, 48” O.C.1 Gal, 12” O.C.
Lomandra longifolia ‘Tanika’Salvia leucantha ‘Midnight’Sempervivum ‘Purple Beauty’
Tanika Lomandra Purple Mexican Sage Hen and Chicks
PLANT PALETTE
EA
S
E
M
E
N
T
5 Gal, 24” O.C.1 Gal, 12” O.C.
Anigozanthos ‘Bush Tango’Sedum rubrotinctum
Orange Kangaroo Paw Jelly-bean Sedum
Raised Concrete Planter/
Bioretention Planter
Faceted Steel Bench Faceted Steel Retaining/
Planter Wall
Amphitheatre Stair Seating
20’-0”
STORM
DRAIN
EASEMENT
Water Usage: L
30’-0”
VISIBILITY ZONE, S.C.D.
SHARED PRIVATE DR
DE
M
A
R
C
U
S
B
L
V
D
CA
M
P
B
E
L
L
L
N
CAMPBELL LN
NTS
N
KEY PLAN
LIMIT OF WORK
PROPERTY LINE
STREET TREES
30” MAX.
PLANTING HT.
24” Box
Water Usage: M
Pyrus calleryana ‘Aristocrat’
Aristocrat Pear
Echeveria
Echeveria
5 Gal, 1’-0” O.C.
Water Usage: L
MATCHLINE, SEE L3.00
MATERIALS
Integral Color Concrete,
Color: Southern Blush
Modular Concrete Unit Pavers,
Color: Foundry
KEY
SIDEWALK,
INTEGRAL COLOR CONC
COLOR: SOUTHERN BLUSH
FINISH: MED SANDBLAST
SIDEWALK,
MODULAR CONC
UNIT PAVERS
MANUF: BELGARD
COLOR: FOUNDRY
FINISH: SMOOTH
SIZE: 6X12
SIDEWALK,
CITY STANDARD CONC
PARALLEL PARKING
TOWNHOME STOOP
PUBLIC FLEX SPACE
AMPHITHEATRE STAIR
SEATING, INTEGRAL COLOR
CONCRETE
COLOR: SOUTHERN BLUSH
FINISH: MED SANDBLAST
FACETED STEEL BENCH,
HEIGHT: 18”
FLOW THROUGH PLANTER,
NATURAL CONCRETE,
HEIGHT: 18”
FINISH: MED SANDBLAST
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
1
2
3
4
5
6
7
8
9
PLANTING AREA
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
CITY STD. CROSSWALK
(E) RAISED CROSSWALK
(E) BULB-OUT
(E) UTILITY VAULT
UTILITIES (PROPOSED),
SCREENED W/PLANTING
(E) STREET SIGN
(E) LIGHT POLE
11
14
15
16
17
18
19
FACETED STEEL PLANTER
HEIGHT: 18”
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
22
12
(E) PLANTER ISLAND
21
GARAGE ENTRY
ACCESSIBLE
PEDESTRIAN RAMP
DEPRESSED CURB
WITH BOLLARDS
13
20
23
24
25
26
27
28
29
MODULAR STEEL
RETAINING WALL,
HEIGHT VARIES:
0”-18”
(E) FIRE HYDRANT
TRAFFIC BOLLARD
CITY STD. CURB RAMP
ARTIFICIAL TURF
STOOP PLANTER,
NATURAL CONCRETE,
HEIGHT: 18”
FINISH: MED SANDBLAST
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
10 STREET TREE:
Platanus acerifolia
‘Bloodgood’
(E) STREET TREE:
Platanus acerifolia
‘Bloodgood’, TBC
STREET TREE:
Pyrus calleryana
‘Aristocrat’
STREET TREE:
Arbutus unedo
(E) STREET TREE:
Pyrus calleryana
‘Aristocrat’
(E) STREET TREE:
Arbutus unedo
PRIVATE REALM TREE:
Lagerstroemia indica
(E) STREET TREE:
Laurus nobilis ‘Saratoga’
FUTURE STREET TREE
(N.I.C.)
INTEGRAL COLOR
CONCRETE SEATWALL
COLOR:
SOUTHERN BLUSH
FINISH: MED SANDBLAST
LANDSCAPE SITE PLAN
05.24.17
08.28.17
ENTITLEMENTS
ENT RESUBMITTAL
CAMPBELL LANE SOUTH
STREETSCAPE PLAN
AS SHOWN
L4.00scale: 1” = 20’N
PL
7 7
4 4 24
19
24
20
20
18
12
CAMPBELL LANE SOUTH
C
C’
C’
C
1
1
3
6
11
2121
14 11
3
11
11
11
5’-0” TYP
6’-0” TYP4’-0”
6’-4”8’-0”
20’-0”
7’-0”TYP11’-5”7’-0”
6’-6”6’-11”
11’-0”7’-7”
10’-8”
6’-0”
5’-11”
1’-0” TYP1’-0” TYP
2’-6” TYP
LANDSCAPE SITE PLAN
PL
DE
M
A
R
C
U
S
B
O
U
L
E
V
A
R
D
Water Usage: M Water Usage: LWater Usage: L
1 Gal, 6’ O.C.5 Gal, 4’ O.C.1 Gal, 12” O.C.
Passiflora incarnata Lavandula dentata var. candicans Festuca glauca
Purple Passionflower Gray Leaved French Lavender Douglas Iris
5 Gal, 24” O.C.1 Gal, 12” O.C.
Anigozanthos ‘Bush Tango’Sedum rubrotinctum
Orange Kangaroo Paw Jelly-bean Sedum
Water Usage: L Water Usage: L
Raised Concrete Planter/
Bioretention Planter
Faceted Steel Bench Faceted Steel Retaining/
Planter Wall
Amphitheatre Stair Seating
PLANTER ISLAND
PARALLEL PARKING
(BEYOND)
6” CURB
SIDEWALKAT-GRADE
PLANTING
2’-6”6’-0”4’-0”
8’-0”
1’6”6”
scale: 1/4” = 1’
PR
O
P
E
R
T
Y
L
I
N
E
STREETSCAPE SECTION CC’PLANT PALETTE
ST
R
E
E
T
S
C
A
P
E
FA
C
E
O
F
B
U
I
L
D
I
N
G
SITE FURNISHINGS
48’-6”
SHARED PRIVATE DR
DE
M
A
R
C
U
S
B
L
V
D
CA
M
P
B
E
L
L
L
N
CAMPBELL LN
NTS
N
KEY PLAN
LIMIT OF WORK
PROPERTY LINE
STREET TREES
30” MAX.
PLANTING HT.
26
Platanus acerifolia ‘Bloodgood’
London Plane Tree
24” Box
Water Usage: M
Echeveria
Echeveria
5 Gal, 1’-0” O.C.
Water Usage: L
MA
T
C
H
L
I
N
E
,
S
E
E
L
4
.
0
0
MA
T
C
H
L
I
N
E
,
S
E
E
L
3
.
0
0
MATERIALS
Integral Color Concrete,
Color: Southern Blush
Modular Concrete Unit Pavers,
Color: Foundry
KEY
SIDEWALK,
INTEGRAL COLOR CONC
COLOR: SOUTHERN BLUSH
FINISH: MED SANDBLAST
SIDEWALK,
MODULAR CONC
UNIT PAVERS
MANUF: BELGARD
COLOR: FOUNDRY
FINISH: SMOOTH
SIZE: 6X12
SIDEWALK,
CITY STANDARD CONC
PARALLEL PARKING
TOWNHOME STOOP
PUBLIC FLEX SPACE
AMPHITHEATRE STAIR
SEATING, INTEGRAL COLOR
CONCRETE
COLOR: SOUTHERN BLUSH
FINISH: MED SANDBLAST
FACETED STEEL BENCH,
HEIGHT: 18”
FLOW THROUGH PLANTER,
NATURAL CONCRETE,
HEIGHT: 18”
FINISH: MED SANDBLAST
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
1
2
3
4
5
6
7
8
9
PLANTING AREA
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
CITY STD. CROSSWALK
(E) RAISED CROSSWALK
(E) BULB-OUT
(E) UTILITY VAULT
UTILITIES (PROPOSED),
SCREENED W/PLANTING
(E) STREET SIGN
(E) LIGHT POLE
11
14
15
16
17
18
19
FACETED STEEL PLANTER
HEIGHT: 18”
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
22
12
(E) PLANTER ISLAND
21
GARAGE ENTRY
ACCESSIBLE
PEDESTRIAN RAMP
DEPRESSED CURB
WITH BOLLARDS
13
20
23
24
25
26
27
28
29
MODULAR STEEL
RETAINING WALL,
HEIGHT VARIES:
0”-18”
(E) FIRE HYDRANT
TRAFFIC BOLLARD
CITY STD. CURB RAMP
ARTIFICIAL TURF
STOOP PLANTER,
NATURAL CONCRETE,
HEIGHT: 18”
FINISH: MED SANDBLAST
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
10 STREET TREE:
Platanus acerifolia
‘Bloodgood’
(E) STREET TREE:
Platanus acerifolia
‘Bloodgood’, TBC
STREET TREE:
Pyrus calleryana
‘Aristocrat’
STREET TREE:
Arbutus unedo
(E) STREET TREE:
Pyrus calleryana
‘Aristocrat’
(E) STREET TREE:
Arbutus unedo
PRIVATE REALM TREE:
Lagerstroemia indica
(E) STREET TREE:
Laurus nobilis ‘Saratoga’
FUTURE STREET TREE
(N.I.C.)
INTEGRAL COLOR
CONCRETE SEATWALL
COLOR:
SOUTHERN BLUSH
FINISH: MED SANDBLAST
05.24.17
08.28.17
ENTITLEMENTS
ENT RESUBMITTAL
CAMPBELL LANE WEST
STREETSCAPE PLAN
AS SHOWN
L5.00
BI
O
R
E
T
E
N
T
I
O
N
scale: 1” = 20’N
PLANT PALETTE
BI
O
R
E
T
E
N
T
I
O
N
LANDSCAPE SITE PLAN
4 4
4
8’-0”
20’-0”
23’-7”4’-0”
9’-8”
22’-0”11’-6”14’-10”TYP
14’-5”
2’-0”
6’-0”
6’-0”
2’-0”
6’-0”
2’-0”
4’-11
”
4’-0”6’-10”2’-0”
9’-0”
5’-10”
5’-0”
TYP
TYP
ST
R
E
E
T
S
C
A
P
E
D’
D
3
3
19
19
19
19
19
11
2828
29 29
1111
11
11
11
9
9
5
9
3
3
3
21
18
1818
23
27
20
24 24
11 11
3
5’-0” TYP
6’-0” TYP
1’-0” TYP
2’-6” TYP
2’-1”
13
’
-
1
0
”
9’-
7
”
5’-
0
”
21
21
21
CAMPBELL LANE WEST
PL
CA
M
P
B
E
L
L
L
A
N
E
S
O
U
T
H
SH
A
R
E
D
P
R
I
V
A
T
E
D
R
I
V
E
5 Gal, 24” O.C.1 Gal, 12” O.C.
Anigozanthos ‘Bush Tango’Sedum rubrotinctum
Orange Kangaroo Paw Jelly-bean Sedum
Water Usage: LWater Usage: L
Limonium californicum
Western Marsh Rosemary
1 Gal, 18” O.C.
Water Usage: L Water Usage: L
5 Gal, 4’ O.C.
Lavandula dentata var. candicans
Gray Leaved French Lavender
Water Usage: L
1 Gal, 12” O.C.
Festuca rubra
Creeping Red Fescue
scale: 1/4” = 1’
STREETSCAPE SECTION DD’
Raised Concrete Planter/
Bioretention Planter
SITE FURNISHINGS
Faceted Steel Bench Faceted Steel Retaining/
Planter Wall
Concrete Amphitheatre Stair
Seating
PLANTER ISLAND
PARALLEL PARKING
(BEYOND)
6” CURB
SIDEWALKAT-GRADE
PLANTING
FA
C
E
O
F
B
U
I
L
D
I
N
G
D
2’-6”6’-0”4’-0”
8’-0”
1’6”6”
D’
PL
PR
O
P
E
R
T
Y
L
I
N
E
26 26
SHARED PRIVATE DR
DE
M
A
R
C
U
S
B
L
V
D
CA
M
P
B
E
L
L
L
N
CAMPBELL LN
NTS
N
KEY PLAN
LIMIT OF WORK
PROPERTY LINE
STREET TREES
30” MAX.
PLANTING HT.
Platanus acerifolia ‘Bloodgood’
London Plane Tree
24” Box
Water Usage: M
Echeveria
Echeveria
5 Gal, 1’-0” O.C.
Water Usage: L
22
TYP
MATERIALS
Integral Color Concrete,
Color: Southern Blush
Modular Concrete Unit Pavers,
Color: Foundry
KEY
SIDEWALK,
INTEGRAL COLOR CONC
COLOR: SOUTHERN BLUSH
FINISH: MED SANDBLAST
SIDEWALK,
MODULAR CONC
UNIT PAVERS
MANUF: BELGARD
COLOR: FOUNDRY
FINISH: SMOOTH
SIZE: 6X12
SIDEWALK,
CITY STANDARD CONC
PARALLEL PARKING
TOWNHOME STOOP
PUBLIC FLEX SPACE
AMPHITHEATRE STAIR
SEATING, INTEGRAL COLOR
CONCRETE
COLOR: SOUTHERN BLUSH
FINISH: MED SANDBLAST
FACETED STEEL BENCH,
HEIGHT: 18”
FLOW THROUGH PLANTER,
NATURAL CONCRETE,
HEIGHT: 18”
FINISH: MED SANDBLAST
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
1
2
3
4
5
6
7
8
9
PLANTING AREA
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
CITY STD. CROSSWALK
(E) RAISED CROSSWALK
(E) BULB-OUT
(E) UTILITY VAULT
UTILITIES (PROPOSED),
SCREENED W/PLANTING
(E) STREET SIGN
(E) LIGHT POLE
11
14
15
16
17
18
19
FACETED STEEL PLANTER
HEIGHT: 18”
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
22
12
(E) PLANTER ISLAND
21
GARAGE ENTRY
ACCESSIBLE
PEDESTRIAN RAMP
DEPRESSED CURB
WITH BOLLARDS
13
20
23
24
25
26
27
28
29
MODULAR STEEL
RETAINING WALL,
HEIGHT VARIES:
0”-18”
(E) FIRE HYDRANT
TRAFFIC BOLLARD
CITY STD. CURB RAMP
ARTIFICIAL TURF
STOOP PLANTER,
NATURAL CONCRETE,
HEIGHT: 18”
FINISH: MED SANDBLAST
- 3/8” BLACK MINI-CHIP
MULCH, 3” DEEP
10 STREET TREE:
Platanus acerifolia
‘Bloodgood’
(E) STREET TREE:
Platanus acerifolia
‘Bloodgood’, TBC
STREET TREE:
Pyrus calleryana
‘Aristocrat’
STREET TREE:
Arbutus unedo
(E) STREET TREE:
Pyrus calleryana
‘Aristocrat’
(E) STREET TREE:
Arbutus unedo
PRIVATE REALM TREE:
Lagerstroemia indica
(E) STREET TREE:
Laurus nobilis ‘Saratoga’
FUTURE STREET TREE
(N.I.C.)
INTEGRAL COLOR
CONCRETE SEATWALL
COLOR:
SOUTHERN BLUSH
FINISH: MED SANDBLAST
AS SHOWN
05.24.17
08.28.17
ENTITLEMENTS
ENT RESUBMITTAL
CONCEPTUAL LIGHTING
PLAN
L6.00
Stake Mounted LED Path LightPool & Spa LightingPlay LightingTree Uplight Recessed Planter Wall Light String Lights
KEY
TREE UPLIGHT
PLAY LIGHTING
POOL & SPA LIGHTING
CITY STANDARD STREET LIGHT (E)
STAKE MOUNTED LED PATH LIGHT
RECESSED PLANTER WALL LIGHT
DECORATIVE STRING LIGHTS (STRUNG
ALONG TOP OF STEEL TRELLIS & POOL
CABANAS)
NOTE: LIGHT LOCATIONS ARE CONCEPTUAL
AND SUBJECT TO CHANGE PENDING A
PHOTOMETRIC STUDY. WILL BE SUBMITTED IN
BUILDING/SITEWORK PERMIT PLAN SUBMITTAL
scale: 1” = 20’N
CAMELLIA PLACE
PL
PL
PLPL
SHARED PRIVATE DR
DE
M
A
R
C
U
S
B
L
V
D
CA
M
P
B
E
L
L
L
N
CAMPBELL LN
NTS
N
KEY PLAN
DE
M
A
R
C
U
S
B
O
U
L
E
V
A
R
D
CA
M
P
B
E
L
L
L
A
N
E
W
E
S
T
CAMPBELL LANE SOUTH
SHARED PRIVATE DRIVE
LEGEND
LIMIT OF WORK
PROPERTY LINE
PARCEL 3 PM 8275 280 PM 71 CAMPBELL LN
CAMPBELL LN
DE MARCUS BLVDSHARED PRIVATE DRIVEBARarchitects901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:26:23
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1" = 50'-0"EXISTING CONDITIONS16036 A 02DUBLIN STATION DEMARCUS BOULEVARD
1
- N
O
R
T
H
E
A
S
T
C
O
R
N
E
R
2
- N
O
R
T
H
W
E
S
T
C
O
R
N
E
R
3
- S
O
U
T
H
W
E
S
T
C
O
R
N
E
R
4
- S
O
U
T
H
E
A
S
T
C
O
R
N
E
R
LA
N
E
DE
M
A
R
C
U
S
B
L
V
D
LA
N
E
CA
M
P
B
E
L
L
L
N
CA
M
P
B
E
L
L
L
N
DE
M
A
R
C
U
S
B
L
V
D
1
"
=
5
0
'
-
0
"
A
0
2
1
SI
T
E
P
L
A
N
-
E
X
I
S
T
I
N
G
2
1 3
3
05.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:26:27
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
SITE AERIAL DIAGRAM16036 A 03DUBLIN STATION DEMARCUS BOULEVARD CAMPBELL GREEN
DE MARCUS BLVD
DU
B
L
I
N
B
L
V
D
.
IRON HORSE REGI ON AL TR AI L CA
M
P
B
E
L
L
L
N
CAMPBELL LN
HAMLET LN.ELAN AT DUBLIN STATION 7 STORY MULTI-FAMILY AVALON DUBLIN STATION 5 STORY MULTI-FAMILY
CA
M
E
L
I
A
P
L
A
C
E
4
S
T
O
R
Y
M
U
L
T
I
-FA
M
I
L
Y
DU
B
L
I
N
T
R
A
N
S
I
T
CE
N
T
E
R
S
I
T
E
A
-1
3
S
T
O
R
Y
M
U
L
T
I
-FA
M
I
L
Y
PR
O
P
O
S
E
D
D
E
V
E
L
O
P
M
E
N
T
DE MARCUS BLVD
DUBLIN BLVD.
SH
A
R
E
D
P
R
I
V
A
T
E
D
R
I
V
E
05.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
UP
UP
1
B
E
D
1
B
E
D
2
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
FI
R
E
RO
O
M
TRASH FITNESS YOGA/STRETCH LOBBY
TR
A
S
H
GA
R
A
G
E
EL
E
C
T
R
I
C
A
L
RO
O
M
BO
I
L
E
R
RO
O
M
BI
K
E
ST
O
R
A
G
E
ID
F
40
0
'
-
0
1
/
2
"
258' - 3"
36
4
'
-
8
"
50'
- 0"
222' - 10 1/2"
PA
R
C
E
L
"
A
"
PM
7
3
9
5
25
4
P
M
2
8
PA
R
C
E
L
2
PM
8
2
7
5
28
0
P
M
7
1
LOT 1 TRACT 7525 279 PM 97
PA
R
C
E
L
1
PM
8
2
7
5
28
0
P
M
7
1
PA
R
C
E
L
3
PM
8
2
7
5
28
0
P
M
7
1
IR O N H O RSE REGIO N AL TR AIL
CA
M
P
B
E
L
L
L
A
N
E
CAMPBELL LANE
DE MARCUS BLVDRESIDENT LOADING ZONE
VE
H
I
C
U
L
A
R
E
N
T
R
Y
24
'
-
0
"
18' - 0"24' - 0"18' - 0"22' - 0"18' - 0"24' - 0"18' - 0"18' - 0"
33
5
.
6
5
± 333.7
LO
B
B
Y
ENTRY PLAZA
SH
A
R
E
D
P
R
I
V
A
T
E
D
R
I
V
E
5'
-
1
1
1
/
2
"
2'
-
7
"
5'
-
6
"
20' - 4"6' - 0 1/2"2' - 4 1/2"
15' - 0"
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
335.1 ± 333.6± 333.8± 334.0± 334.3 ± 333.5
±
3
3
5
.
0
33
5
.
9
33
5
.
8
33
5
.
7
5
33
5
.
6
33
5
.
4
33
5
.
3
46
'
-
7
"
17
'
-
0
"
24
'
-
0
"
1' - 6"
GA
S
ME
T
E
R
CL
O
S
E
T
1
B
E
D
J
R
PA
C
K
A
G
E
S
1 BED JR 1 BED JR MAIL LEASINGCONFCONF
EL
E
C
T
R
I
C
A
L
RO
O
M
FI
R
E
A
C
C
E
S
S
R
O
A
D
24' - 2 1/2"16' - 2"
REMOVE EXISTING MEDIAN26' - 0"14' - 3"
FI
R
E
A
C
C
E
S
S
R
O
A
D
STAIR 02ELEVSTAIR 03
ST
A
I
R
ST
A
I
R
0
4
STAIR 01
33
5
.
5
EL
E
V
BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:26:47
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1" = 20'-0"SITE PLAN16036 A 04DUBLIN STATION DEMARCUS BOULEVARD 10 204080'600ACCESSIBLE PATH OF TRAVEL05.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:26:51
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
PERSPECTIVE VIEWS16036 A 05DUBLIN STATION DEMARCUS BOULEVARD
AE
R
I
A
L
S
O
U
T
H
E
A
S
T
C
O
R
N
E
R
- CAMPBELL LANE AND DE MARCUS BOULEVARD05.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:26:56
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
PERSPECTIVE VIEWS16036 A 06DUBLIN STATION DEMARCUS BOULEVARD
SO
U
T
H
E
A
S
T
C
O
R
N
E
R
- CAMPBELL LANE AND DE MARCUS BOULEVARD05.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:27:01
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
PERSPECTIVE VIEWS16036 A 07DUBLIN STATION DEMARCUS BOULEVARD
SO
U
T
H
E
A
S
T
C
O
R
N
E
R
- CAMPBELL LANE AND DE MARCUS BOULEVARD05.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:27:10
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
PERSPECTIVE VIEWS16036 A 08DUBLIN STATION DEMARCUS BOULEVARD
NO
R
T
H
E
A
S
T
C
O
R
N
E
R
- DE MARCUS BOULEVARDNORTHWEST CORNER - CAMPBELL LANE
SO
U
T
H
E
A
S
T
C
O
R
N
E
R
- C
A
M
P
B
E
L
L
L
A
N
E
05.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
UP
UP
6%
12
%
1
A
2
0
22' - 0"18' - 0"24' - 0"18' - 0"18' - 0"24' - 0"17' - 0"2' - 6"
21' - 0"
18' - 0"24' - 2"17' - 0"
18
'
-
0
"
24
'
-
0
"
1
B
E
D
1
B
E
D
2
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
FI
R
E
RO
O
M
TRASH 1956 SFFITNESS 284 SF YOGA/STRETCH 2028 SFLOBBY
TR
A
S
H
GA
R
A
G
E
ELECTRICAL ROOM
24
'
-
0
"
BO
I
L
E
R
RO
O
M
BI
K
E
ST
O
R
A
G
E
GA
R
A
G
E
E
N
T
R
Y
8' - 5"
8'
-
6
"
CL
TYP
2' - 0"
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
CC
C
C
C
C
C
C
C
C
CC
CC
CL
TYP
3' - 0"
R
2
2' - 0
"
CL
TYP
3' - 0"CL
TYP
3' - 0"
CL TYP
3' - 10"
R 24' - 0"
2
A
1
9
1
A
1
9
2
A
2
0
8%
3'
-
0
"
3'
-
0
"
1' - 6"1' - 6"
1'
-
6
"
3' - 0"
3'
-
0
"
1'
-
6
"
1' - 6"RESIDENT LOADING ZONE
ID
F
6%
1'
-
0
"
1'
-
6
"
9' - 0"14' - 0"
5'
-
0
"
9'
-
0
"
12
7
7
S
F
LO
B
B
Y
9' - 0"9' - 0"
4' - 4"
5'
-
0
"
9'
-
0
"
24' - 0"
9'
-
0
"
3'
-
1
1
/
2
"
9'
-
0
"
5'
-
0
"
4'
-
0
"
9'
-
0
"
9'
-
0
"
4'
-
0
"
5'
-
0
"
9
'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
5'
-
0
"
4'
-
0
"
9'
-
0
"
9'
-
0
"
4'
-
0
"
5'
-
0
"
9'
-
0
"
SH
E
A
R
W
A
L
L
2'
-
6
"
8%
37
1
'
-
7
1
/
2
"
28' - 2"170' - 4"34' - 2"
-0'-4"-0'-5"-0'-3"0'-0"- 0'-6"
GA
R
A
G
E
F
E
N
C
E
,
N
O
TH
R
O
U
G
H
A
C
C
E
S
S
SE
C
U
R
I
T
Y
G
A
T
E
GU
E
S
T
G
U
E
S
T
G
U
E
S
T
GU
E
S
T
G
U
E
S
T
G
U
E
S
T
VAN
GU
E
S
T
GU
E
S
T
GUEST
TYP
2' - 0"
TYP
2' - 0"
TYP
2' - 0"
TYP
1' - 0"
TYP
2' - 10"
PA
C
K
A
G
E
S
EN
C
R
O
A
C
H
M
E
N
T
S
A
R
E
A
L
L
O
W
E
D
U
N
D
E
R
C
H
A
P
T
E
R
3
2
O
F
TH
E
2
0
1
6
C
B
C
20
1
6
C
B
C
3
2
0
2
.
3
.
3
E
N
C
R
O
A
C
H
M
E
N
T
S
1
5
O
R
M
O
R
E
F
E
E
T
AB
O
V
E
G
R
A
D
E
.
EN
C
R
O
A
C
H
M
E
N
T
S
1
5
F
E
E
T
(
4
5
7
2
M
M
)
O
R
MO
R
E
A
B
O
V
E
G
R
A
D
E
S
H
A
L
L
N
O
T
B
E
L
I
M
I
T
E
D
.
BU
I
L
D
I
N
G
A
N
D
R
O
O
F
A
B
O
V
E
GU
E
S
T
G
U
E
S
T
G
U
E
S
T
GU
E
S
T
G
U
E
S
T
G
U
E
S
T
GU
E
S
T
G
U
E
S
T
G
U
E
S
T
GU
E
S
T
G
U
E
S
T
G
U
E
S
T
GU
E
S
T
GU
E
S
T
GU
E
S
T
G
U
E
S
T
G
U
E
S
T
GU
E
S
T
G
U
E
S
T
G
U
E
S
T
GU
E
S
T
G
U
E
S
T
GU
E
S
T
G
U
E
S
T
G
U
E
S
T
G
U
E
S
T
GU
E
S
T
G
U
E
S
T
G
U
E
S
T
GU
E
S
T
G
U
E
S
T
GU
E
S
T
G
U
E
S
T
GU
E
S
T
G
U
E
S
T
G
U
E
S
T
GU
E
S
T
G
U
E
S
T
G
U
E
S
T
CC
C
1'
-
7
"
0' - 8"
1'
-
0
"
0'
-
9
"
C
CC
VA
N
GU
E
S
T
G
U
E
S
T
CC
C
C
C
C
C
GU
E
S
T
826 SFLEASING119 SFCONF135 SFCONF422 SFMAIL1 BED JR 1 BED JR
CCCCCC
REMOVE EXISTING MEDIAN
FH
9'
-
0
"
9
'
-
0
"
9
'
-
0
"
1'
-
1
0
"
0'-0"
8'
-
1
"
73
'
-
7
1
/
2
"
2
0
'
-
4
1
/
2
"
1
0
0
'
-
3
"
1
1
'
-
5
"
3
1
'
-
4
"
6
'
-
0
1
/
2
"
3
2
'
-
1
"
2' - 4 1/2"232' - 8"23' - 2 1/2"
27' - 4 1/2"203' - 2"27' - 8 1/2"
2'
-
7
"
41
'
-
0
"
27
5
'
-
5
1
/
2
"
23' - 6"5' - 1"32' - 1"20' - 4"
1'
-
6
"
1'
-
6
"
1
B
E
D
J
R
EL
E
C
T
R
I
C
A
L
RO
O
M
GA
S
ME
T
E
R
CL
O
S
E
T
50
G
U
E
S
T
P
A
R
K
I
N
G
S
P
A
C
E
S
96
'
-
5
1
/
2
"
CO
R
R
I
D
O
R
CO
R
R
I
D
O
R
STAIR 02ELEVSTAIR 03
ST
A
I
R
EL
E
V
ST
A
I
R
0
4
STAIR 01BARarchitects901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:27:32
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1/16" = 1'-0"FLOOR PLAN - LEVEL 116036 A 09DUBLIN STATION DEMARCUS BOULEVARD 8'16'32'64'48'005.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
UPDN
DN
UP
1
A
2
0
12
%
1
B
E
D
1
B
E
D
1
B
E
D
2
B
E
D
1
B
E
D
1
B
E
D
1 BED1 BED JR 1 BED JR
ST
O
.
STORAGE 2 BED 2 BED 1 BED STORAGE
TR
A
S
H
ST
O
R
A
G
E
2' - 4 1/2"
OPEN TO LOBBY BELOW
2'
-
7
"
R
2
2' - 0
"
6%
4'
-
4
1
/
2
"
9'
-
0
"
C CCCCC C
C
C
C
C
CC
C
C
CC CC
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
R 24' - 0"
2
A
1
9
1
A
1
9
2
A
2
0
ID
F
TRASH
8'
-
1
"
37
1
'
-
7
1
/
2
"
20' - 4"
2' - 4 1/2"232' - 8"23' - 2 1/2"
9'
-
0
"
5
'
-
4
1
/
2
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
9'
-
0
"
4'
-
4
1
/
2
"
9'
-
0
"
9'
-
0
"
5'
-
4
1
/
2
"
9'
-
0
"
5
'
-
0
"
4'
-
0
"
9'
-
0
"
9'
-
0
"
5'
-
0
"
4'
-
0
"
9'
-
0
"
9'
-
0
"
4'
-
0
"
5'
-
0
"
9
'
-
0
"
5'
-
0
"
9'
-
0
"
9'
-
0
"
4'
-
0
"
24' - 0"18' - 0"4' - 7"
18
'
-
0
"
24
'
-
0
"
18' - 0"24' - 2"17' - 0"22' - 0"18' - 0"24' - 0"18' - 0"18' - 0"24' - 0"17' - 0"
9' - 0"5' - 0"9' - 0"5' - 0"9' - 0"
9'
-
0
"
5
'
-
0
"
9'
-
0
"
9' - 0"
9' - 0"
4' - 4"5'
-
0
"
9'
-
0
"
CL
TYP
2' - 0"CL
TYP
3' - 0"CL
TYP
3' - 0"CL
TYP
3' - 0"CL
TYP.
3' - 0"CL
TYP
3' - 10"
TYP
2' - 0"
TYP
2' - 0"
TYP
2' - 0"
TYP
2' - 0"
TYP
1' - 0"
TYP
2' - 10"
13
'
-
0
"
12
'
-
5
"
13
'
-
0
"
13
'
-
0
"
34
7
'
-
0
"
13' - 0"13' - 0"
13
'
-
0
"
73
'
-
7
"
20
'
-
4
1
/
2
"
10
0
'
-
3
"
42' - 9 1/2"6' - 0 1/2"32' - 1"27' - 8 1/2"203' - 2"27' - 4 1/2"
2'
-
7
"
41
'
-
0
"
27
5
'
-
5
1
/
2
"
23' - 6"5' - 1"32' - 1"20' - 4"
28' - 2"
96
'
-
6
"
SE
R
V
I
C
E
S
ST
A
I
R
0
4
EL
E
V
OV
E
R
S
I
Z
E
D
PA
C
K
A
G
E
S
LO
B
B
Y
LOBBYCONFCONFSTAIR 02ELEVSTAIR 03
ST
A
I
R
STAIRSTAIR 01
CO
R
R
I
D
O
R
BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:27:42
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1/16" = 1'-0"FLOOR PLAN - LEVEL 216036 A 10DUBLIN STATION DEMARCUS BOULEVARD 8'16'32'64'48'005.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
DN
1
A
2
0
1
B
E
D
1
B
E
D
1
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
3
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
1
B
E
D
1
B
E
D
2
B
E
D
2
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
2
B
E
D
1
B
E
D
J
R
1+
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
1
B
E
D
J
R
1
B
E
D
J
R
1+
B
E
D
1
B
E
D
2
B
E
D
2
B
E
D
3
B
E
D
1
B
E
D
J
R
2
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
2 BED1 BED 3 BED 1 BED 1 BED 1 BED2 BED2 BED COMMUNITY / CLUB /REC ROOM
TR
A
S
H
TRASH
AM
E
N
I
T
Y
2
A
1
9
1
A
1
9
2
A
2
0
ID
F
5'
-
6
"
96
'
-
5
1
/
2
"
73
'
-
7
1
/
2
"
20
'
-
4
1
/
2
"
14
3
'
-
0
"
5' - 11 1/2"32' - 3"
37
1
'
-
7
1
/
2
"
136' - 3"14' - 3"16' - 1"
3 8 ' - 2 1 /2 "
1 1 4 ' - 6 1 /2 "
1 0 ' - 0 "
6
6
'
-
5
1
/
2
"
2
'
-
1
0
1
/
2
"
1 8 ' - 1 1 /2 "
17
'
-
1
"
11
9
'
-
7
1
/
2
"
26
'
-
1
1
"
12
0
'
-
1
"
37' - 5"32' - 1 1/2"
20' - 5 1/2"158' - 6"
232' - 6"
6
9
'
-
4
"
13' - 10 1/2"75' - 1"12' - 10 1/2"
14
'
-
7
1
/
2
"
14
'
-
3
"
PO
D
I
U
M
C
O
U
R
T
Y
A
R
D
(S
E
E
L
A
N
D
S
C
A
P
E
D
R
A
W
I
N
G
S
)
PO
D
I
U
M
C
O
U
R
T
Y
A
R
D
(S
E
E
L
A
N
D
S
C
A
P
E
D
R
A
W
I
N
G
S
)
6
9
'
-
6
"
9
'
-
1
1
/
2
"
BRIDGE ABOVE
9'
-
4
"
CL39' - 11"
C
L
4
0
'
-
0
"
35
9
'
-
0
"
25
'
-
0
"
35
9
'
-
0
"
359' - 0"
35
9
'
-
0
"
35
9
'
-
0
"
25
'
-
0
"
25
'
-
0
"
8
'
-
9
1
/
2
"
3 ' - 2 1 /2 "
3' - 0"
2'
-
5
"
37
7
'
-
3
1
/
2
"
20' - 4"3 BED1 BED
SE
R
V
I
C
E
S
SE
R
V
I
C
E
S
1
B
E
D
J
R
SE
R
V
I
C
E
S
SE
R
V
I
C
E
S
STAIR 02ELEVSTAIR 03
ST
A
I
R
EL
E
V
ST
A
I
R
0
4
STAIR 01BARarchitects901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:28:00
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1/16" = 1'-0"FLOOR PLAN - LEVEL 316036 A 11DUBLIN STATION DEMARCUS BOULEVARD 8'16'32'64'48'005.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
1
A
2
0
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2 BED2 BED2 BED
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1+
B
E
D
1+
B
E
D
1
B
E
D
J
R
1
B
E
D
J
R
3
B
E
D
3 BED 3 BED1 BED1 BED2 BED
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1 BED
1
B
E
D
2
B
E
D
2
B
E
D
3
B
E
D
1 BED
1
B
E
D
J
R
OPEN TO BELOW
TR
A
S
H
TRASH
2
A
1
9
1
A
1
9
2
A
2
0
ID
F
27' - 8"203' - 2"27' - 4 1/2"136' - 3"14' - 3"16' - 1"
3 8 ' - 2 1 /2 "
1 1 4 ' - 6 1 /2 "
1 0 ' - 0 "
6
6
'
-
5
1
/
2
"
2
'
-
1
0
1
/
2
"
1 8 ' - 1 1 /2 "
6
9
'
-
4
"
13' - 10 1/2"75' - 1"12' - 10 1/2"
14
'
-
7
1
/
2
"
14
'
-
7
1
/
2
"
UN
I
T
A
B
O
V
E
B
R
E
E
Z
E
W
A
Y
9
'
-
1
1
/
2
"
C
L
4
0
'
-
0
"
35
'
-
4
"
35' - 4"
35
'
-
4
"
35
'
-
4
"
49' - 0"10' - 4"
20
'
-
4
1
/
2
"
10
0
'
-
3
"
11' - 5"31' - 4"5' - 11 1/2"32' - 2 1/2"
7'
-
1
1
"
37
1
'
-
9
1
/
2
"
20' - 4"
158' - 6"40' - 2"34' - 2"
2' - 3"34' - 2"198' - 7 1/2"23' - 2 1/2"
2'
-
5
"
41
'
-
0
"
33
6
'
-
3
1
/
2
"
20' - 4"
21
'
-
4
"
1
9
'
-
8
"
11
9
'
-
9
"
27
'
-
0
"
12
0
'
-
0
1
/
2
"
69' - 6"
SE
R
V
I
C
E
S
SE
R
V
I
C
E
S
SE
R
V
I
C
E
S
SE
R
V
I
C
E
S
1 BED COMMUNITY / CLUB /REC ROOMSTAIR 02ELEVSTAIR 03
ST
A
I
R
EL
E
V
ST
A
I
R
0
4
STAIR 01BARarchitects901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:28:13
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1/16" = 1'-0"FLOOR PLAN - LEVEL 416036 A 12DUBLIN STATION DEMARCUS BOULEVARD 8'16'32'64'48'005.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
1
A
2
0
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2 BED2 BED
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1+
B
E
D
1
B
E
D
J
R
1
B
E
D
J
R
3
B
E
D
3 BED 3 BED1 BED2 BED1 BED1 BED2 BED
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1 BED
1
B
E
D
2
B
E
D
2
B
E
D
3
B
E
D
1 BED
1
B
E
D
J
R
TR
A
S
H
TRASH
2
A
1
9
1
A
1
9
2
A
2
0
ID
F
23' - 2 1/2"4' - 5 1/2"203' - 2"27' - 4 1/2"136' - 3"14' - 3"
75
'
-
6
"
16' - 1"
3 8 ' - 2 1 /2 "
1 1 4 ' - 6 1 /2 "
1 0 ' - 0 "
6
6
'
-
5
1
/
2
"
2
'
-
1
0
1
/
2
"
1 8 ' - 1 1 /2 "
6
9
'
-
4
"
13' - 10 1/2"75' - 1"12' - 10 1/2"
14
'
-
7
1
/
2
"
14
'
-
7
1
/
2
"
1
B
E
D
J
R
2
3
'
-
1
1
"
9
'
-
0
"
C
L
4
0
'
-
0
"
45' - 8"
94
'
-
4
"
75
'
-
1
0
1
/
2
"
20
'
-
5
"
10
0
'
-
2
"
11' - 5"31' - 4"5' - 11 1/2"32' - 2 1/2"
7'
-
1
1
"
37
1
'
-
9
1
/
2
"
20' - 4"
23' - 2 1/2"198' - 7 1/2"34' - 2"2' - 3"
158' - 6"40' - 2"34' - 2"
21
'
-
4
"
1
9
'
-
8
"
11
9
'
-
9
"
27
'
-
0
"
12
0
'
-
0
1
/
2
"
69' - 6"
2'
-
5
"
37
7
'
-
3
1
/
2
"
20' - 4"49' - 0"10' - 4"1 BED
ST
O
R
A
G
E
SE
R
V
I
C
E
S
SE
R
V
I
C
E
S
1+
B
E
D
STAIR 02ELEVSTAIR 03
ST
A
I
R
EL
E
V
ST
A
I
R
0
4
BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:28:26
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1/16" = 1'-0"FLOOR PLAN - LEVEL 516036 A 13DUBLIN STATION DEMARCUS BOULEVARD 8'16'32'64'48'005.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
1
A
2
0
RESIDENT LOUNGE
3
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
1 BED2 BED2 BED
1
B
E
D
J
R
1+
B
E
D
1
B
E
D
J
R
1
B
E
D
J
R
3 BED 2 BED1 BED1 BED2 BED
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1 BED
1
B
E
D
2
B
E
D
2
B
E
D
3
B
E
D
1 BED
1
B
E
D
TR
A
S
H
TRASH
2
A
1
9
1
A
1
9
2
A
2
0
ID
F
27' - 8"196' - 0"34' - 6 1/2"109' - 8"14' - 3"16' - 1"
3 8 ' - 2 1 /2 "
1 1 4 ' - 6 1 /2 "
1 0 ' - 0 "
6
6
'
-
5
1
/
2
"
2
'
-
1
0
1
/
2
"
6
9
'
-
4
"
OUTDOOR LOUNGE
1
B
E
D
J
R
2
3
'
-
1
1
"
9
'
-
0
"
PR
I
V
A
T
E
R
O
O
F
TE
R
R
A
C
E
56' - 0"56' - 0"
56
'
-
0
"
56' - 0"20' - 4"
20
'
-
4
1
/
2
"
10
0
'
-
3
"
11' - 5"31' - 4"5' - 11 1/2"32' - 3"7' - 2"41' - 10"10' - 0"144' - 2"
18
4
'
-
2
1
/
2
"
25' - 8"
12
0
'
-
0
1
/
2
"
31' - 4"32' - 10 1/2"5' - 4"
SE
R
V
I
C
E
S
ELEV STAIR 02STAIR
ST
A
I
R
EL
E
V
BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:28:38
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1/16" = 1'-0"FLOOR PLAN - LEVEL 616036 A 14DUBLIN STATION DEMARCUS BOULEVARD 8'16'32'64'48'005.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
1
A
2
0
OPEN TO RESIDENT LOUNGE BELOW1 BED 1 BED 1 BED 2 BED1 BED3 BED3 BED
3
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
1
B
E
D
J
R
2
B
E
D
2
B
E
D
1
B
E
D
1
B
E
D
J
R
2
B
E
D
3
B
E
D
1
B
E
D
J
R
1
B
E
D
TR
A
S
H
TRASH
2
A
1
9
1
A
1
9
2
A
2
0
DS
DS
ID
F
PR
I
V
A
T
E
R
O
O
F
TE
R
R
A
C
E
ME
C
H
A
N
I
C
A
L
EN
C
L
O
S
U
R
E
ME
C
H
A
N
I
C
A
L
EN
C
L
O
S
U
R
E
OPEN TO DECK BELOW
B
R
I
D
G
E
B
E
L
OW
4
'
-
0
"
6
6
'
-
5
1
/
2
"
2
'
-
1
0
1
/
2
"
4
'
-
0
"
6
9
'
-
4
"
4
'
-
0
"
6
9
'
-
4
"
4
'
-
0
"
4' - 0"64' - 2"4' - 1"31' - 10"191' - 10"34' - 6 1/2"31' - 4"32' - 10 1/2"64' - 2"26' - 7"
RO
O
F
O
V
E
R
H
A
N
G
ROOF OVERHANG ROOF OVERHANG
RO
O
F
O
V
E
R
H
A
N
G
PR
I
V
A
T
E
R
O
O
F
TE
R
R
A
C
E
C
L
4
0
'
-
0
"
66
'
-
4
"
66' - 4"56' - 0"
66
'
-
4
"
2' - 1"2' - 0"8' - 7 1/2"
2 ' - 0 "
2 2 5 ' - 1 0 "
2 ' - 0 "
18
4
'
-
2
1
/
2
"
25' - 8"1+ BED
SE
R
V
I
C
E
S
EL
E
V
S
T
A
I
R
ELEV STAIR 02STAIR 03BARarchitects901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:28:49
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1/16" = 1'-0"FLOOR PLAN - LEVEL 716036 A 15DUBLIN STATION DEMARCUS BOULEVARD 8'16'32'64'48'005.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
DN
SLOPESLOPE SLOPE
S
L
O
P
E
S
L
O
P
E
S
L
O
P
E
S L O P E
SLOPE
SL
O
P
E
SL
O
P
E
SLOPE
SL
O
P
E
S
L
O
P
E
SL
O
P
E
SLOPE
SL
O
P
E
SL
O
P
E
SL
O
P
E
SL
O
P
E
S
L
O
P
E
SL
O
P
E
S L O P E
SL
O
P
E
SLOPE
SL
O
P
E
SL
O
P
E
SLOPE
SL
O
P
E
SLOPE
SL
O
P
E
SL
O
P
E
S L O P E
SL
O
P
E
SLOPE
SL
O
P
E
S
L
O
P
E
SLOPE
S L O P E
SLOPE
S L O P E
SL
O
P
E
SLOPE SLOPESLOPESLOPESLOPE SLOPE
SLOPE SLOPE
SLOPE
S L O P E
SL
O
P
E
S
L
O
P
E
S
L
O
P
E
S L O P E
1
A
2
0
OPEN TO BELOW
2
A
1
9
1
A
1
9
2
A
2
0
DA
S
H
E
D
L
I
N
E
I
N
D
I
C
A
T
E
S
A
R
E
A
DE
S
I
G
N
A
T
E
D
F
O
R
F
U
T
U
R
E
S
O
L
A
R
PA
N
E
L
S
(
1
0
%
O
F
R
O
O
F
A
R
E
A
M
I
N
.
)
ME
C
H
A
N
I
C
A
L
EN
C
L
O
S
U
R
E
M
E
T
A
L
SC
R
E
E
N
ME
C
H
A
N
I
C
A
L
EN
C
L
O
S
U
R
E
ME
C
H
A
N
I
C
A
L
EN
C
L
O
S
U
R
E
M
E
T
A
L
SC
R
E
E
N
DS
DS
DS DS DS
DS
DS
DS
B
E
L
O
W
DS
DSDSDSDS
DS
DS
B
E
L
O
W
DSDS
DS
BR
I
D
G
E
B
E
L
O
W
ME
C
H
A
N
I
C
A
L
EN
C
L
O
S
U
R
E
M
E
T
A
L
SC
R
E
E
N
ME
C
H
A
N
I
C
A
L
EN
C
L
O
S
U
R
E
M
E
T
A
L
SC
R
E
E
N
77' - 8"78' - 0"83' - 4"77' - 1"
DS
DS
DS
DS
DSDSDSDSDS
77
'
-
8
"
84
'
-
5
"
66
'
-
4
"
33
'
-
7
"
6' - 3"
2
9
'
-
7
"
7 ' - 6 "
94
'
-
4
"
6'
-
1
1
/
2
"
72
'
-
9
"
17
'
-
5
1
/
2
"
10
7
'
-
6
1
/
2
"
72' - 4"
7'
-
1
1
"
37
0
'
-
6
1
/
2
"
21' - 7"
2'
-
5
"
37
5
'
-
1
1
1
/
2
"
21' - 8"
41
'
-
0
"
11
9
'
-
9
"
23
'
-
1
0
"
72
'
-
9
1
/
2
"
46
'
-
3
1
/
2
"
72' - 4"21' - 1 1/2"204' - 7 1/2"32' - 5 1/2"
23' - 2 1/2"232' - 9 1/2"2' - 3"
11' - 1 1/2"23' - 0 1/2"40' - 2"158' - 6"
7
7
'
-
5
"
1
9
'
-
6
"
BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:29:04
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1/16" = 1'-0"FLOOR PLAN - ROOF16036 A 16DUBLIN STATION DEMARCUS BOULEVARD 8'16'32'64'48'005.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
LEVEL 1 334' - 0"LEVEL 2 347' - 0"LEVEL 3 359' - 0"LEVEL 4 369' - 4"LEVEL 5 379' - 8"LEVEL 6 390' - 0"LEVEL 7 400' - 4"ROOF 410' - 8"14' - 8"10' - 4"10' - 4"10' - 4"10' - 4"12' - 0"13' - 0"
1
6
2
15
13
7
1
7
3
2
PENTHOUSE ROOF 418' - 8"
EN
C
R
O
A
C
H
M
E
N
T
S
A
R
E
A
L
L
O
W
E
D
U
N
D
E
R
C
H
A
P
T
E
R
3
2
O
F
TH
E
2
0
1
6
C
B
C
20
1
6
C
B
C
3
2
0
2
.
3
.
3
E
N
C
R
O
A
C
H
M
E
N
T
S
1
5
O
R
M
O
R
E
F
E
E
T
AB
O
V
E
G
R
A
D
E
.
EN
C
R
O
A
C
H
M
E
N
T
S
1
5
F
E
E
T
(
4
5
7
2
M
M
)
O
R
MO
R
E
A
B
O
V
E
G
R
A
D
E
S
H
A
L
L
N
O
T
B
E
L
I
M
I
T
E
D
.
23' - 9"
4' - 4"MEASURED TO THE MIDPOINT OF SLOPED ROOF 56' - 0"25' - 0"81' - 0"
3
8
7156
1
LEVEL 1 334' - 0"LEVEL 2 347' - 0"LEVEL 3 359' - 0"LEVEL 4 369' - 4"LEVEL 5 379' - 8"LEVEL 6 390' - 0"LEVEL 7 400' - 4"ROOF 410' - 8"2
6
1
14' - 8"10' - 4"10' - 4"10' - 4"10' - 4"12' - 0"13' - 0"PENTHOUSE ROOF 418' - 8"MEASURED TO THE MIDPOINT OF SLOPED ROOF 56' - 0"25' - 0"81' - 0"
7
8
3
3
1
8
A
2
5
1
1
/
1
6
"
=
1
'
-
0
"
A
1
7
2
SO
U
T
H
E
L
E
V
A
T
I
O
N
1
/
1
6
"
=
1
'
-
0
"
A
1
7
1
WE
S
T
E
L
E
V
A
T
I
O
N
BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:29:15
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1/16" = 1'-0"EXTERIOR ELEVATIONS - SOUTH & WEST16036 A 17DUBLIN STATION DEMARCUS BOULEVARD 8'16'32'64'48'0
MA
T
E
R
I
A
L
S
L
E
G
E
N
D
NO
.
MA
T
E
R
I
A
L
1
C
E
M
E
N
T
P
L
A
S
T
E
R
2F
I
B
E
R
C
E
M
E
N
T
P
A
N
E
L
3
T
I
L
E
O
R
T
H
I
N
S
E
T
M
A
S
O
N
R
Y
P
R
O
D
U
C
T
4
F
I
B
E
R
C
E
M
E
N
T
A
C
C
E
N
T
P
A
N
E
L
5
M
E
C
H
A
N
C
I
A
L
S
C
R
E
E
N
6
P
E
R
F
O
R
A
T
E
D
M
E
T
A
L
S
C
R
E
E
N
7G
L
A
Z
I
N
G
8
P
E
R
F
O
R
A
T
E
D
M
E
TA
L
B
A
L
U
S
T
R
A
D
E
9
M
E
T
A
L
P
A
N
E
L
10
G
L
A
Z
E
D
B
A
L
C
O
N
Y
D
O
O
R
11
S
T
O
R
E
F
R
O
N
T
W
I
N
D
O
W
S
Y
S
T
E
M
12
M
T
L
P
A
N
E
L
13
D
E
C
O
R
T
I
V
E
M
E
T
A
L
F
I
N
14
C
A
N
O
P
Y
15
F
I
B
E
R
C
E
M
E
N
T
L
A
P
S
I
D
I
N
G
16
M
E
T
A
L
S
U
N
S
H
A
D
E
17
V
I
N
Y
L
W
I
N
D
O
W
18
B
A
L
C
O
N
Y
19
J
U
L
I
E
T
B
A
L
C
O
N
Y
20
S
T
E
E
L
B
R
I
D
G
E
05.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
LEVEL 1 334' - 0"LEVEL 2 347' - 0"LEVEL 3 359' - 0"LEVEL 4 369' - 4"LEVEL 5 379' - 8"LEVEL 6 390' - 0"LEVEL 7 400' - 4"
15
2
2
8
15
7
2
7
8
6
14' - 8"10' - 4"10' - 4"10' - 4"10' - 4"12' - 0"13' - 0"MEASURED TO THE MIDPOINT OF SLOPED ROOF 56' - 0"25' - 0"81' - 0"6 LEVEL 1 334' - 0"LEVEL 2 347' - 0"LEVEL 3 359' - 0"LEVEL 4 369' - 4"LEVEL 5 379' - 8"LEVEL 6 390' - 0"LEVEL 7 400' - 4"ROOF 410' - 8"18
5
3
7
15
2
7
8
7
8
8
7
2
8
15
3
PENTHOUSE ROOF 418' - 8"MEASURED TO THE MIDPOINT OF SLOPED ROOF 13' - 0"12' - 0"10' - 4"10' - 4"10' - 4"10' - 4"14' - 8"25' - 0"56' - 0"81' - 0"
2
5
5
A
2
5
2
1
/
1
6
"
=
1
'
-
0
"
A
1
8
2
EA
S
T
E
L
E
V
A
T
I
O
N
1
/
1
6
"
=
1
'
-
0
"
A
1
8
1
NO
R
T
H
E
L
E
V
A
T
I
O
N
BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:29:24
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1/16" = 1'-0"EXTERIOR ELEVATIONS - NORTH & EAST16036 A 18DUBLIN STATION DEMARCUS BOULEVARD 8'16'32'64'48'0
MA
T
E
R
I
A
L
S
L
E
G
E
N
D
NO
.
MA
T
E
R
I
A
L
1
C
E
M
E
N
T
P
L
A
S
T
E
R
2
F
I
B
E
R
C
E
M
E
N
T
P
A
N
E
L
3
T
I
L
E
O
R
T
H
I
N
S
E
T
M
A
S
O
N
R
Y
P
R
O
D
U
C
T
4
F
I
B
E
R
C
E
M
E
N
T
A
C
C
E
N
T
P
A
N
E
L
5
M
E
C
H
A
N
C
I
A
L
S
C
R
E
E
N
6
P
E
R
F
O
R
A
T
E
D
M
E
T
A
L
S
C
R
E
E
N
7G
L
A
Z
I
N
G
8
P
E
R
F
O
R
A
T
E
D
M
E
T
A
L
B
A
L
U
S
T
R
A
D
E
9
M
E
T
A
L
P
A
N
E
L
10
G
L
A
Z
E
D
B
A
L
C
O
N
Y
D
O
O
R
11
S
T
O
R
E
F
R
O
N
T
W
I
N
D
O
W
S
Y
S
T
E
M
12
M
T
L
P
A
N
E
L
13
D
E
C
O
R
T
I
V
E
M
E
T
A
L
F
I
N
14
C
A
N
O
P
Y
15
F
I
B
E
R
C
E
M
E
N
T
L
A
P
S
I
D
I
N
G
16
M
E
T
A
L
S
U
N
S
H
A
D
E
17
V
I
N
Y
L
W
I
N
D
O
W
18
B
A
L
C
O
N
Y
19
J
U
L
I
E
T
B
A
L
C
O
N
Y
20
S
T
E
E
L
B
R
I
D
G
E
05.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
LEVEL 1 334' - 0"LEVEL 2 347' - 0"LEVEL 3 359' - 0"LEVEL 4 369' - 4"LEVEL 5 379' - 8"LEVEL 6 390' - 0"LEVEL 7 400' - 4"
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2 BED 2 BED
GA
R
A
G
E
GA
R
A
G
E
14' - 8"10' - 4"10' - 4"10' - 4"10' - 4"12' - 0"13' - 0"PROPERTY LINE CAMPBELL LN
PROPERTY LINE
SHARED PRIVATE DRIVE
MEASURED TO THE MIDPOINT OF SLOPED ROOF 56' - 0"25' - 0"81' - 0"LEVEL 1 334' - 0"LEVEL 2 347' - 0"LEVEL 3 359' - 0"LEVEL 4 369' - 4"LEVEL 5 379' - 8"LEVEL 6 390' - 0"LEVEL 7 400' - 4"
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
GA
R
A
G
E
GA
R
A
G
E
ME
C
H
A
N
I
C
A
L
EN
C
L
O
S
U
R
E
PROPERTY LINE CAMPBELL LN
PROPERTY LINE
SHARED PRIVATE DRIVE
14' - 8"10' - 4"10' - 4"10' - 4"10' - 4"12' - 0"13' - 0"MEASURED TO THE MIDPOINT OF SLOPED ROOF 56' - 0"25' - 0"81' - 0"BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:29:31
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1/16" = 1'-0"BUILDING SECTIONS -NORTH/SOUTH16036 A 19DUBLIN STATION DEMARCUS BOULEVARD
1
/
1
6
"
=
1
'
-
0
"
A
1
9
2
BU
I
L
D
I
N
G
S
E
C
T
I
O
N
-
N
O
R
T
H
/
S
O
U
T
H
1
/
1
6
"
=
1
'
-
0
"
A
1
9
1
BU
I
L
D
I
N
G
S
E
C
T
I
O
N
-
N
O
R
T
H
/
S
O
U
T
H
8'16'32'64'48'005.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
LEVEL 1 334' - 0"LEVEL 2 347' - 0"LEVEL 3 359' - 0"LEVEL 4 369' - 4"LEVEL 5 379' - 8"LEVEL 6 390' - 0"LEVEL 7 400' - 4"
GA
R
A
G
E
GA
R
A
G
E
1
B
E
D
1
B
E
D
1
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
3
B
E
D
3
B
E
D
3
B
E
D
1+
B
E
D
1+
B
E
D
1+
B
E
D
1
B
E
D
J
R
1
B
E
D
J
R
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
14' - 8"10' - 4"10' - 4"10' - 4"10' - 4"12' - 0"13' - 0"RESIDENT LOUNGE 3 BED 3 BEDCOMMUNITY / CLUB /REC ROOM LOBBY1 BEDPROPERTY LINE
PROPERTY LINE
DE MARCUS BVLD
CAMPBELL LN
MEASURED TO THE MIDPOINT OF SLOPED ROOF 56' - 0"25' - 0"81' - 0"3 BED LEVEL 1 334' - 0"LEVEL 2 347' - 0"LEVEL 3 359' - 0"LEVEL 4 369' - 4"LEVEL 5 379' - 8"LEVEL 6 390' - 0"LEVEL 7 400' - 4"
BO
I
L
E
R
RO
O
M
BI
K
E
ST
O
R
A
G
E
GARAGE GARAGE
GA
R
A
G
E
GA
R
A
G
E
ST
O
R
A
G
E
FITNESS2 BED2 BED2 BED2 BED2 BED3 BED1 BED 1 BED 1 BED 1 BED 1 BED
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
1
B
E
D
1
B
E
D
1
B
E
D
2
B
E
D
2
B
E
D
2
B
E
D
14' - 8"10' - 4"10' - 4"10' - 4"10' - 4"12' - 0"13' - 0"PROPERTY LINE
PROPERTY LINE
DE MARCUS BVLD
CAMPBELL LN
1
B
E
D
J
R
1
B
E
D
J
R
1
B
E
D
J
R
1
B
E
D
J
R
1
B
E
D
J
R
10' - 4"7' - 10"10"
59' - 0"
56' - 0"25' - 0"81' - 0"MEASURED TO THE MIDPOINT OF SLOPED ROOFBARarchitects901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:29:36
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1/16" = 1'-0"BUILDING SECTIONS -EAST/WEST16036 A 20DUBLIN STATION DEMARCUS BOULEVARD
1
/
1
6
"
=
1
'
-
0
"
A
2
0
2
BU
I
L
D
I
N
G
S
E
C
T
I
O
N
-
E
A
S
T
/
W
E
S
T
1
/
1
6
"
=
1
'
-
0
"
A
2
0
1
BU
I
L
D
I
N
G
S
E
C
T
I
O
N
-
E
A
S
T
/
W
E
S
T
8'16'32'64'48'005.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
K W/D
WS
DW REF
VL
K
L
K
W/D
WS
DW REF
V
L
L
K
L L
W/
D
V
WS
Q
DW REF
W/D
Q V
DW REF
L
1
B
E
D
70
7
S
F
BEDROOM
LI
V
I
N
G
DI
N
I
N
G
KITCHEN
EN
T
R
Y
BATHROOMCLOSET
2
B
E
D
99
0
S
F
LI
V
I
N
G
DI
N
I
N
G
KITCHEN
EN
T
R
Y
CL
O
S
E
T
BE
D
R
O
O
M
1
MA
S
T
E
R
BE
D
R
O
O
M
CL
O
S
E
T
BA
T
H
R
O
O
M
BA
T
H
R
O
O
M
3
B
E
D
11
8
0
S
F
LI
V
I
N
G
KITCHEN
DI
N
I
N
G
DE
N
/
O
F
F
I
C
E
BE
D
R
O
O
M
2
MA
S
T
E
R
BE
D
R
O
O
M
BA
T
H
R
O
O
M
BA
T
H
R
O
O
M
CLOSET
CL
O
S
E
T
EN
T
R
Y
CL
O
S
E
T
1
B
E
D
J
R
56
0
S
F
KITCHEN
ENTRY
DI
N
I
N
G
BATHROOMBEDROOMLIVINGBARarchitects901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:29:43
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
1/4" = 1'-0"ENLARGED TYPICAL UNIT PLANS16036 A 21DUBLIN STATION DEMARCUS BOULEVARD
1
/
4
"
=
1
'
-
0
"
A
2
1
2
TY
P
.
1
B
E
D
R
O
O
M
U
N
I
T
1
/
4
"
=
1
'
-
0
"
A
2
1
3
TY
P
.
2
B
E
D
R
O
O
M
U
N
I
T
1
/
4
"
=
1
'
-
0
"
A
2
1
4
TY
P
.
3
B
E
D
R
O
O
M
U
N
I
T
2'4'8'16'12'0
1
/
4
"
=
1
'
-
0
"
A
2
1
1
TY
P
.
J
R
.
1
B
E
D
R
O
O
M
U
N
I
T
05.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:29:47
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
GREENPOINT CHECKLIST16036 A 22DUBLIN STATION DEMARCUS BOULEVARD 05.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:29:50
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
GREENPOINT CHECKLIST16036 A 23DUBLIN STATION DEMARCUS BOULEVARD 05.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:29:53
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
GREENPOINT CHECKLIST16036 A 24DUBLIN STATION DEMARCUS BOULEVARD 05.24.17ENTITLEMENTS 08.29.17ENT RESUBMITTAL
F.O.S.
F.O.S.
FD
B
-
c
c
-
0
0
6
ST
U
C
C
O
R
E
T
U
R
N
NA
I
L
F
I
N
W
I
N
D
O
W
WD
.
F
R
A
M
I
N
G
,
S
S
D
.
DR
A
I
N
A
G
E
M
A
T
SE
A
L
A
N
T
&
B
A
C
K
E
R
R
O
D
SI
L
L
B
E
L
O
W
ST
U
C
C
O
LEVEL 1 334' - 0"LEVEL 2 347' - 0"LEVEL 3 359' - 0"LEVEL 4 369' - 4"LEVEL 5 379' - 8"LEVEL 6 390' - 0"4 A 25SIM.THINSET TILE CEMENT PLASTER COLOR O2WIN FRAME COLOR O1 PERFORATED METAL BALUSTRADE PERFORATED METAL SCREEN CEMENT PLASTER COLOR O2
LE
V
E
L
1
33
4
'
-
0
"
LE
V
E
L
2
34
7
'
-
0
"
LE
V
E
L
3
35
9
'
-
0
"
LE
V
E
L
4
36
9
'
-
4
"
LE
V
E
L
5
37
9
'
-
8
"
LE
V
E
L
6
39
0
'
-
0
"
LE
V
E
L
7
40
0
'
-
4
"
FI
B
E
R
C
E
M
E
N
T
LA
P
S
I
D
I
N
G
WI
N
F
R
A
M
E
CO
L
O
R
O
2
BARarchitects 901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:30:01
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
As indicatedAPPENDIX16036 A 25AuthorCheckerDUBLIN STATION DEMARCUS BOULEVARD
3
"
=
1
'
-
0
"
A
2
5
4
TY
P
I
C
A
L
R
E
C
E
S
S
E
D
W
I
N
D
O
W
J
A
M
B
1
/
4
"
=
1
'
-
0
"
A
2
5
1
EN
L
A
R
G
E
D
W
E
S
T
E
L
E
V
A
T
I
O
N
0
2
1
/
4
"
=
1
'
-
0
"
A
2
5
2
EN
L
A
R
G
E
D
N
O
R
T
H
E
L
E
V
A
T
I
O
N
08.29.17ENT RESUBMITTAL
COLOR 04
CO
L
O
R
0
2
C
O
L
O
R
0
3
COLOR 05
CO
L
O
R
0
1
W
I
N
C
O
L
O
R
0
1
W
I
N
C
O
L
O
R
0
1
W
I
N
C
O
L
O
R
0
2
WIN COLOR 02 STOREFRONT COLORBARarchitects901 Battery Street, Suite 300 San Francisco, CA 94111 415 293 5700 www.bararch.com
cBAR C O P Y R I G H T architects
DRAWNBY C PHECKEDBYROJECTNO DATEISSUEDRACPHERODA SCALE:DUBLIN, CA SITE A-3
8/28/2017 4:31:18
PM
BIM 360://004-17009 Dublin CA/UDR DUBLIN-A.rvt
As indicatedBUILDING MATERIALS16036 P 01RV/MS PCDUBLIN STATION DEMARCUS BOULEVARD
MA
T
E
R
I
A
L
S
CO
L
O
R
S
FIBER CEMENT PANEL
CE
M
E
N
T
P
L
A
S
T
E
R
FI
B
E
R
C
E
M
E
N
T
S
I
D
I
N
G
08.29.17ENT RESUBMITTAL
Page 1 of 11
STAFF REPORT
PLANNING COMMISSION
DATE: November 14, 2017
TO: Planning Commission
SUBJECT:
PUBLIC HEARING: Ashton at Dublin Station (Transit Center Site A-3)
Planned Development Rezone with a related Stage 2 Development Plan,
Site Development Review Permit, and Tentative Map 8437 (PLPA 2017-
00036)
Prepared by: Martha Battaglia, Associate Planner
EXECUTIVE SUMMARY:
The Applicant, Ashton at Dublin Station, is proposing to construct a residential project
comprised of 220 apartment units, and related amenities including a fitness center, pool,
roof top lounge, and 331 spaces of structured parking on an approximately 2.36-acre
site located within the Dublin Transit Center. The proposed mix of residential units
includes 122 one-bedroom units, 79 two-bedroom units and 19 three-bedroom units.
The site has a land use designation of High Density Residential (25.1 or greater units
per acre). The application includes a Planned Development Rezone with a related
Stage 2 Development Plan, Site Development Review Permit, and Tentative Map 8437
for condominium purposes. The Planning Commission will review the proposed project
and make a recommendation to the City Council.
RECOMMENDATION:
Disclose ex-parte contacts, conduct the public hearing, deliberate and adopt the
following Resolutions: a) Recommending that the City Council adopt an Ordinance
rezoning the Dublin Transit Center Site A-3 project site to PD-Planned Development
and approving a Stage 2 Development Plan; and b) Recommending that the City
Council approve the Site Development Review Permit and Tentative Map 8437 for the
Dublin Transit Center Site A-3 project.
PROJECT DESCRIPTION:
Background
The Dublin Transit Center area generally is bounded on the north by Dublin Boulevard,
on the south by Interstate 580 and the existing Dublin/Pleasanton BART station, on the
east by Arnold Road, and on the west by the Iron Horse Trail (Figure 1).
Page 2 of 11
In December 2002, the City Council adopted entitlements establishing the Transit
Center. This included General Plan and Eastern Dublin Specific Plan Amendments
(Resolution 216-02) to incorporate this area into the Eastern Dublin Specific Plan area
and establishing land uses. The project included Planned Development Zoning with a
Stage 1 Development Plan (Ordinance 21-02) which established the permitted uses;
site areas and proposed densities; maximum number of residential units and non-
residential square footage; and a Master Landscaping Plan. The approval also included
a Master Development Agreement (Ordinance 5-03) approved in May 2003.
The Dublin Transit Center project area allows for the development of 1,500 residential
units on Sites A, B and C; two million square feet of campus office and up to 300
residential units on Sites D and E; and 70,000 square feet of retail uses at street level
on Sites B through E, and a 1-acre Village Green located between Sites B and C. Sites
A, B and C have been developed with the exception of Site A-3, which is the subject of
this Staff Report.
Project Site
Site A-3 is the last remaining site with a residential land use designation in the Transit
Center. The 2.36 acre site is located south of a private street, east and north of
Campbell Lane, and west of DeMarcus Boulevard as shown in Figure 1. The site has a
General Plan and EDSP land use designation of High Density Residential and Planned
Development Zoning with a Stage 1 Development Plan.
Figure 1. Vicinity
Map
The project site is rectangular in shape and has a relatively flat topography. The project
site is paved and has previously been used as a parking lot and a construction staging
area. There are no permanent structures, existing drainage courses, or native
vegetation located on the site. Surrounding street improvements are limited to curbs
and gutters along DeMarcus Boulevard and Campbell Lane. This vacant site is
surrounded by existing developments (Table 1).
Page 3 of 11
Table 1. Surrounding Land Uses
LOCATION ZONING GENERAL PLAN
LAND USE
CURRENT USE OF
PROPERTY Building Height
North PD High Density
Residential
Camellia Place –
112 units
53 feet
3 stories over 1
level of parking
South PD Public/Semi-Public PG&E Substation N/A
East PD High Density
Residential
Elan – 257 multi-
family townhomes &
condominiums
65 feet
5 stories over
parking
West PD Medium-High Density
Residential
Tribeca – 52
townhomes
40 feet
3 stories
Current Request
Ashton at Dublin Station is requesting approval of a 220-unit apartment building, which
includes residential amenities consisting of a fitness center, pool, roof top lounge, and
331 spaces of structured parking. The proposed mix of residential units includes 122
one-bedroom units, 79 two-bedroom units and 19 three-bedroom units.
The current request for the proposed project includes:
• Planned Development Zoning - Planned Development Rezone with a related
Stage 2 Development Plan.
• Site Development Review Permit - Site Development Review Permit for 220
apartment units, with related amenities and structured parking with 331 spaces.
• Subdivision - Tentative Map 8437 for condominium purposes.
ANALYSIS:
Planned Development Zoning
The application includes a Planned Development Rezone with a related Stage 2
Development Plan. The existing Planned Development Zoning Stage 1 Development
Plan established a maximum building height for high density residential of 5 stories over
parking and a parking standard of 1.5 spaces per unit for residential land uses.
The project site is part of Site A, an 8.29 net acre area delineated as Sites A-1, A-2 and
A-3. The Planned Development Zoning originally anticipated up to 530 units across all
of Site A. The number was later reduced to 430 units when 100 units were transferred
to Site C. The total number of units constructed in the Dublin Transit Center project
area, including the proposed project, would be 1,451 units. This is 46 units less than
Page 4 of 11
anticipated for Site A, and 49 units less than the total allocation of 1,500 units for the
overall Transit Center, as shown in Table 2.
Table 2. Transit Center Residential Development
Site Project Name Units
Constructed/Proposed
Units
Permitted Difference
A-1 Tribeca (52 Units)
384 430 46 A-2 Camellia Place (112
Units)
A-3 Ashton @ Dublin Station
(220 units)
B-1 Elan (257 Units) 562 565 3 B-2 Eclipse (305 units)
C-1 Avalon (505 units) 505 505 ---
Total 1,451 1,500 49
The proposed Stage 2 Planned Development Zoning is in compliance with the
requirements of the Dublin Zoning Ordinance and will establish the detailed
development plan for the site. This includes a preliminary site plan, development
standards, architectural standards, and a preliminary landscape.
The project is compatible with the land use concept to maximize transit opportunities
presented by the adjacent Dublin/Pleasanton BART Station; conforms to the
development standards adopted for the Dublin Transit Center; and contributes to a
vibrant, pedestrian friendly environment.
A Resolution recommending that the City Council adopt an Ordinance approving the
Planned Development Rezone with related Stage 2 Development Plan for the Dublin
Transit Center Site A-3 is included as Attachment 1, with the draft City Council
Ordinance included as Exhibit A.
Site Development Review
Site Plan
The primary entry lobby is located near the northwest corner of DeMarcus Boulevard
and Campbell Lane. The primary entry lobby that fronts on this corner has a two story
volume and is set back to accommodate a pedestrian plaza. A secondary entry lobby is
located mid-block on the north side of the building along the private street that is shared
with Camellia Place. Similar to the primary entry, the building is set back creating a
smaller pedestrian plaza with landscaping. Vehicle access to the structured parking will
be through a garage entry located on Campbell Lane. The project includes frontage
improvements and landscaping consistent with the improvements throughout the Transit
Center.
Page 5 of 11
Residential amenities including a lobby, fitness center and a leasing office
(approximately 6,200 square feet) are proposed along DeMarcus Boulevard. Ground-
floor residential units with front stoops are proposed on the north elevation, which
enhance the residential scale and character established by the Camellia Place
residential project across the street.
Architecture
The project architecture has a contemporary aesthetic with angular lines and includes a
variety of high quality exterior materials and colors. Façade treatments include stucco,
fiber cement and metal accent, metal window surrounds, limited areas of storefront
glazing and metal and translucent entry canopies. Balconies and screening inserts used
within the garage include translucent perforated metal screening.
The proposed project includes unique architectural features and massing elements to
provide visual interest as well as open space for the occupants. The design includes
two opposing yet complementary tilted overhanging roof forms which accentuate the
taller massing elements of the building. The roof design allows the top-level units to
have generous windows and optimized views of the surrounding area. The project’s
design provides visual interest as viewed from Interstate 580 to the south and the
pedestrian pathways along DeMarcus Boulevard and Campbell Lane. The design of the
east podium courtyard allows glimpse in from the surrounding area and also provides a
strong pedestrian visual scale for the project.
The two-story parking podium façades face Campbell Lane to the west and south. The
parking garage has been designed to include architectural elements that provide
functional screening as well as visual interest. The façade of the parking structure is
comprised of framed openings which provide articulation and depth along the ground
floor. Infill surfaces fill the frames and angle inward in varying directions.
The architecture elements described can be seen in the renderings below.
Aerial at SE corner – Campbell Lane & DeMarcus Blvd.
Page 6 of 11
The massing of the proposed building is consistent with the scale of the adjacent
buildings with the tallest massing located at the east side of the project opposite the
adjacent buildings along DeMarcus Boulevard (Elan and Avalon). The lowest massing is
located on the west side opposite the lower height townhouses across Campbell Lane
(Tribeca). The proposed range of building heights, including 3, 4 and 5 residential
stories, over parking podium gives the project a sense of visual interest and variation in
roof profile, and it enables the building to respond contextually to the preexisting
massing variation within the Transit Center.
A feature of the building projects over a portion of the sidewalk adjacent to Campbell
Lane. The total projection area is approximately 300 square feet as shown in Figure 2
below. The projection into the right-of-way includes living space, balconies and roof
overhang. The projection starts on the third floor at 23 feet above grade so as not to
conflict with use of the sidewalk.
SE corner – Campbell Lane & DeMarcus Blvd. NE corner – DeMarcus Blvd.
SW corner – Campbell Lane NW corner – Campbell Lane
Page 7 of 11
Figure 2. Right Of Way Projection
The City will quitclaim fee title ownership of the area with the proposed building
projection, while reserving a public access easement and a utility easement over the
area. These easements will allow for continued use of this area by the public and utility
companies.
Landscaping
The landscaping has been designed to be consistent with and completes the
streetscape as identified in the Design Guidelines for the overall Dublin Transit Center.
Similar to other higher density residential developments, landscaping and recreational
amenities are used to provide quality open areas and visual relief.
Plantings and hardscape elements are used to create neighborhood identification and
an attractive community entry. Colored concrete unit pavers connect the project site
with the rest of the Dublin Transit Center, while helping to define the main entries and
gathering spaces.
The landscape plan includes trees, along with flowering shrubs and groundcover, which
line and define the project entry. Perimeter areas are proposed to be landscaped with a
variety of drought tolerant plant materials that are low maintenance and encourage
water conservation. Please refer to Sheets L2.00-L5.00 of the attached plans (Exhibit A
to the City Council Resolution) for the proposed plant palette.
Page 8 of 11
The project includes two podium level roof courtyards and a swimming pool on the third
floor. Amphitheater stair seating is proposed near the project’s southeast corner within
the pedestrian plaza. Benches and raised planters are located throughout the
landscape public spaces.
There is a 20’ storm drain easement located along the eastern property boundary along
DeMarcus Boulevard. This easement area is planted with a variety of taller flowering
shrubs and succulents that delineate the space without using fences or walls.
In compliance with water quality requirements, flow through planters are located on the
northern portion of the project site and within the open courtyard areas. The plantings
within these areas include grasses and flowering plants.
Private sidewalks with public access are proposed on all four frontages. The project
includes a variety of site lighting, including tree uplight, pool & spa lighting, stake
mounted LED lights along pathways, recessed planter wall lights and decorative string
lights. The conceptual lighting plan is shown on Sheet L6.00 of the attached plans.
Floor Plans
The project includes a mix of studio, one, two and three-bedroom flats that vary in size
and layout. The floor plans are shown on Sheet A21 of the attached plans. Access to
the units would be primarily from interior corridors with exception to the stoop units
along the private street facing Camellia Place to the north. An open-air bridge
comprised primarily of perforated metal screen is visible from the south elevation and
provides a connection across the eastern podium.
Table 3 below details the square footage of the individual units as well as the
percentage of each unit type within the project.
TABLE 3. Floor Plans
Unit Type Square Footage # of Units % of Project
Jr. 1 Bedroom 640 SF 22 10.0%
1 Bedroom 800 SF 92 41.8%
1+ Bedroom 975 SF 8 3.6%
2 Bedroom 1,120 SF 79 35.9%
3 Bedroom 1,280 SF 19 8.6%
Total 100%
Parking
The Development Regulations for the Dublin Transit Center require 1.5 parking spaces
per unit, which includes guest parking. Based on this standard, a total of 330 spaces
would be required. The proposed project provides 331 spaces located within a two–
Page 9 of 11
story podium parking garage. Fifteen percent (15%) of the required parking spaces (50
spaces) are unassigned guest parking spaces. Additionally, surface stalls will be located
on the public streets along the project frontage, which are not included in the parking
requirement for the project.
Bicycle storage parking is provided on the first floor of the parking garage. A total of 130
bicycle parking stalls are provided.
Affordable Housing/Inclusionary Zoning
The Dublin Transit Center requires 15% of the residential units be affordable units. The
Camellia Place apartment project on Site A-2 has been used to satisfy the very low and
low portion of the inclusionary housing requirement for the project. Ten percent (10%) of
the units in the proposed project are required to be affordable to moderate income
household earning between 80% and 120% of the area median income adjusted for
actual household size. The affordable units are required to reflect the range of numbers
of bedrooms provided in the project. The applicant proposes to provide the required
number of moderate income units (22) which will include a range of one, two and three-
bedroom units. A Condition of Approval has been placed on the project that requires the
applicant to enter into an Affordable Housing Agreement.
Public Art Compliance
The project is part of a comprehensive plan to provide public art as part of the Dublin
Transit Center project. The public art requirement has already bene satisfied.
Tentative Map
Although the project is proposed for occupancy as apartments, the Applicant is
requesting approval of a Tentative Map for condominium purposes as is common with
other recent apartment projects.
A Resolution recommending that the City Council approve the Site Development
Review Permit and Tentative Map is included as Attachment 2, with the draft City
Council Resolution included as Exhibit A.
CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE:
The project site has a current General Plan and EDSP land use designation of High
Density Residential and consistent Planned Development Zoning. The proposed project
is consistent with the land use designation and zoning. The project will contribute to
housing opportunities and diversity of product type and complement the surrounding
neighborhoods.
The proposed project has been reviewed for conformance with the Community Design
and Sustainability Element of the General Plan. The project has been designed to be
compatible with adjacent and surrounding development. Pedestrian circulation and
Page 10 of 11
gathering spaces have all been linked together with sidewalks and public and private
streets. In general, the proposed project furthers the goals of the Community Design
and Sustainability Element of the General Plan by providing a high quality of life and
preserving resources and opportunities for future generations.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, and Dublin
San Ramon Services District reviewed the project and provided Conditions of Approval
where appropriate to ensure that the Project is established in compliance with all local
Ordinances and Regulations. Conditions of Approval from these departments and
agencies have been included in the attached Resolution pertaining to the Site
Development Review Permit and Tentative Map (Exhibit A to Attachment 2).
ENVIRONMENTAL REVIEW:
The City has determined that the project qualifies for a statutory exemption from CEQA
under Government Code section 65457. The proposed project is consistent with the
General Plan Land Use Designation for Site A-3 and does not exceed the units allowed
by the Dublin Transit Center Stage 1 Planned Development Zoning. An EIR has been
certified for the Dublin Transit Center Stage 1 Planned Development Zoning. The CEQA
document in Support of a Specific Plan Exemption finds that no event as specified in
Section 21166 of the Public Resources Code has occurred since the certification of the
Dublin Transit Specific Plan EIR that requires preparation of a supplemental CEQA
document. Public Resources Code Section 21166 and CEQA Guidelines Section 15162
identify the conditions requiring subsequent environmental review. After a review of
these conditions, the City has determined that no subsequent EIR or Negative
Declaration is required for this project.
The CEQA Analysis in Support of a Specific Plan Exemption is included as Attachment
3. The 2002 Dublin Transit Center EIR, upon which the exemption relies, is available
for review at the Planning Division in City Hall during normal business hours.
PUBLIC NOTICING:
In accordance with State law, a public notice was mailed to all property owners and
occupants within 300 feet of the proposed project to advertise the project and the and
posted at several locations throughout the City. A copy of this Staff Report has been
provided to the Applicant.
ATTACHMENTS:
1. PC Resolution recommending that the City Council adopt an Ordinance Rezoning the
Dublin Transit Center Site A-3
1a. Exhibit A to Attachment 1
Page 11 of 11
2. PC Resolution recommending that the City Council approve the SDR & Tentative
Map for site A-3
2a. Exhibit A to Attachment 2
2b. Exhibit A to City Council Resolution approving the SDR & Tentative Map
3. Ashton at Dublin Station_CEQA Analysis
Page 1 of 4
STAFF REPORT
CITY COUNCIL
DATE: December 5, 2017
TO: Honorable Mayor and City Councilmembers
FROM:
Christopher L. Foss, City Manager
SUBJECT:
Ashton at Dublin Station (Transit Center Site A-3) Planned Development
Rezone with a Related Stage 2 Development Plan, Site Development
Review Permit, and Tentative Map 8437 (PLPA 2017-00036)
Prepared by: Martha Battaglia, Associate Planner
EXECUTIVE SUMMARY:
The Applicant, Ashton at Dublin Station, is proposing to construct a residential project
comprised of 220 apartment units, and related amenities including a fitness center, pool,
roof top lounge, and 331 spaces of structured parking on an approximately 2.36-acre
site located within the Dublin Transit Center. The proposed mix of residential units
includes 122 one-bedroom units, 79 two-bedroom units and 19 three-bedroom units.
The site has a land use designation of High Density Residential (25.1 or greater units
per acre). The application includes a Planned Development Rezone with a related
Stage 2 Development Plan, Site Development Review Permit, and Tentative Map 8437
for condominium purposes. Staff recommends that the project be found exempt from
CEQA pursuant to Government Code 65457 for residential projects that are consistent
with a specific plan.
STAFF RECOMMENDATION:
Conduct the public hearing, deliberate and a take the following actions: a) Waive the
reading and INTRODUCE an Ordinance Approving a Planned Development Rezone
District and Related Stage 2 Development Plan for the Transit Center Site A-3, APN:
986-0034-009-00, PLPA 2017-00036; and, b) Adopt the Resolution Approving A Site
Development Review Permit and Tentative Map 8437 for the Transit Center Site A-3
Project, APN: 986-0034-009-00, PLPA-2017-00036.
FINANCIAL IMPACT:
No financial impact to the City. All costs associated with this request are borne by the
Applicant.
Page 2 of 4
PROJECT DESCRIPTION:
Background
The Dublin Transit Center area generally is bounded on the north by Dublin Boulevard,
on the south by Interstate 580 and the existing Dublin/Pleasanton BART station, on the
east by Arnold Road, and on the west by the Iron Horse Trail (Figure 1).
In December 2002, the City Council adopted entitlements establishing the Transit
Center. This included General Plan and Eastern Dublin Specific Plan Amendments
(Resolution 216-02), a Planned Development Rezone with a Stage 1 Development Plan
(Ordinance 21-02), and subsequently, a Master Development Agreement (Ordinance 5-
03) adopted in 2003. Together, these entitlements allow development of up to 1,500
residential units on Sites A, B and C of the Transit Center. Sites A, B and C have been
developed with the exception of Site A-3, which is the subject of this Staff Report.
Project Site
Site A-3 is the last remaining site with a residential land use designation in the Transit
Center. The 2.36-acre site is located south of a private street, east and north of
Campbell Lane, and west of DeMarcus Boulevard as shown in Figure 1. The site has a
General Plan and EDSP land use designation of High Density Residential and Planned
Development Zoning with a Stage 1 Development Plan.
Figure 1. Vicinity Map
Current Request
The property owner, Ashton at Dublin Station is requesting approval of a 220-unit
apartment building, with residential amenities including of a fitness center, pool, roof top
lounge, and 331 spaces of structured parking. The proposed mix of residential units
includes 122 one-bedroom units, 79 two-bedroom units and 19 three-bedroom units.
The following is a brief overview of the requested entitlements. Please refer to the
Planning Commission Staff Report (Attachment 1) for a complete analysis of the project.
• Planned Development Zoning - Planned Development Rezone with a related
Stage 2 Development Plan (Attachment 2).
Page 3 of 4
• Site Development Review Permit - To construct a 220-unit apartment project,
with related amenities and structured parking with 331 spaces (Attachment 3 and
4).
• Tentative Map 8437 - For condominium purposes (Attachment 3 and 4).
The City Council is being requested to take action on the Ashton at Dublin Station
project because it includes an approval for which the City Council is the decision maker
(i.e. the Planned Development Zoning). Consistent with past practice, the Planning
Commission is the reviewing body and the City Council is the decision making body for
this entire project application.
PLANNING COMMISSION REVIEW:
The Planning Commission held a Public Hearing on November 14, 2017 to review the
proposed project (Attachment 5). Six members of the public spoke in opposition to the
project. The City also received thirteen comment letters regarding the proposed project
(Attachment 6). After conducting the Public Hearing, the Planning Commission
recommended that the City Council approve the proposed project (Attachments 7, 8 and
9).
PUBLIC NOTICING:
In accordance with State law, a public notice was mailed to all property owners and
occupants within 300 feet of the proposed project to advertise the project and posted at
several locations throughout the City. A copy of this Staff Report has been provided to
the Applicant.
ENVIRONMENTAL REVIEW:
The City has determined that the project qualifies for a statutory exemption from CEQA
under Government Code section 65457. The proposed project is consistent with the
General Plan Land Use Designation for Site A-3 and does not exceed the units allowed
by the Dublin Transit Center Stage 1 Planned Development Zoning. An EIR has been
certified for the Dublin Transit Center Stage 1 Planned Development Zoning. The CEQA
document in Support of a Specific Plan Exemption finds that no event as specified in
Section 21166 of the Public Resources Code has occurred since the certification of the
Dublin Transit Specific Plan EIR that requires preparation of a supplemental CEQA
document. Public Resources Code Section 21166 and CEQA Guidelines Section 15162
identify the conditions requiring subsequent environmental review. After a review of
these conditions, the City has determined that no subsequent EIR or Negative
Declaration is required for this project.
The CEQA Analysis in Support of a Specific Plan Exemption is included as Attachment
10. The 2002 Dublin Transit Center EIR, upon which the exemption relies, is available
for review at the Planning Division in City Hall during normal business hours.
ATTACHMENTS:
1. Planning Commission Staff Report dated November 14, 2017 without attachments
Page 4 of 4
2. Ordinance Rezoning the Dublin Transit Center Site A-3 Project Site to PD-Planned
Development and Approving a Stage 2 Development Plan
3. Resolution Approving a Site Development Review Permit and Tentative Map 8437 for
the Dublin Transit Center Site A-3 Project
4. Exhibit A to City Council Resolution - Site Development Review and Tentative Map
5. Draft Planning Commission Meeting Minutes dated November 14, 2017
6. Public Comment Letters
7. Planning Commission Resolution 17-12 Recommending that the City Council Adopt
an Ordinance Rezoning the Dublin Transit Center Site A-3
8. Planning Commission Resolution 17-13 Recommending that the City Council
Approve the Site Development Review for Site A-3
9. Planning Commission Resolution 17-14 Recommending that the City Council
Approve the Tentative Map for Site A-3
10. Ashton at Dublin Station CEQA Analysis Update