HomeMy WebLinkAboutItem 6.2 Jefferson/DublinDevRezn (2)
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CITY CLERK
File # O@G5lfOl-l3J[Q
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: March 3, 1998
SUBJECT:
EXHIBIT A TT ACHED: 1)
RECOMMENDATION:
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FINANCIAL STATEMENT:
DESCRIPTION:
PUBLIC HEARING: Jefferson at Dublin Planned Development Rezone (PA 97-
018) for a 16.17 acre site located at the northeast corner of Hacienda Drive and
Central Parkway. .
(Report prepared by: Jeri Ram, Associate Planner) ~
Ordinance Approving Rezone and attached Development Plan
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6)
Open public hearing
Receive staff presentation and public testimony
Close public hearing
Deliberate
Waive reading and introduce Ordinance
Continue public hearing to March 17, 1998
No financial impact anticipated.
Attached to this staff report is Ordinance Amending the Zoning Map and approving the Development Plan for the
Jefferson at Dublin Project (Exhibit 1). It is a culmination of the work of JPI Westcoast, L.P., the developer, and
the City to guide and direct the eventual development of the 16.17 acre site.
The project includes a 368 unit apartment complex with a pool, putting green, community gardens and clubhouse.
The project includes more than 40 percent of common open space.
BACKGROUND:
Site History:
The City Council approved an amendment to the Eastern Dublin Specific Plan for the entire Santa Rita area
(primarily owned by The Alameda County Surplus Property Authority) in October, 1996. As part of that action,
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COPIES TO: JPI
Alameda County Surplus Property Authority
P A File
ITEM NO.
6.2
this site was given a new Specific Plan and General Plan Land Use Designation of Medium High Density
Residential. Presently, the zoning on this site is Planned Development Business Park/Industrial (P A85-0 18). .
Planning Commission Meeting:
The Planning Commission, at their meeting of February 10, 1998, approved a Resolution recommending a
Rezone of the project site to establish a Planned Development Zoning District. At that same meeting the Planning
Commission approved the Site Development Review application for the project. The Planning Commission's
Site Development Review approval of Jefferson at Dublin will not be effective until the City Council approves the
Planned Development Rezone.
The Planning Commission and City Council will be reviewing a Development Agreement for the project at a
public hearing within the next few months. A condition of the Rezone requires that the Development Agreement
be completed prior to issuance of any building permits for the site.
ANALYSIS:
This is the first planned development project to fall under the provisions of the new Zoning Ordinance (Ord. 20-
97). The Planned Development Regulations provide for adoption of a Development Plan. The Development Plan
is attached to the Ordinance (Exhibit 1, Attachment 1 ).
Although the Zoning Ordinance changed the procedures for processing a Planned Development, the overall scope.
and finished product fulfill the same intent as the City has been approving in the past. The revised method of
processing the Development Plan enables greater flexibility for projects that will develop over several years and
provides for different levels of detail (Stages) and will facilitate more accurate record keeping.
The Development Plan will in essence become the zoning for the site. Where the Development Plan is silent, the
development of the site will rely upon the Zoning Ordinance that is currently in effect at the time of the
development or any future modification to the site.
Development Plan:
A review of the Development Plan (Exhibit 1, Attachment 1) illustrates how the Proj ect will physically layout.
The Development Plan will guide the development of the site. The Applicant has worked closely with City Staff to
create a project that will be an asset to the City. Staffis very pleased with the Development Plan created by JPI.
Following is a brief description of several of the elements of the Development Plan has been incorporated into this
staff report for your convenience:
Setbacks:
The project has been sensitively designed to work well with the approved residential developmentto the north
(Swnmerglen) and the new elementary school to the east. Setbacks from the north property line are 30 feet,
which will provide a good landscape buffer between the approved single family residential developmentto the .
north and this multi-family proj ect. The 15 foot setbacks along Hibernia Drive and Central Parkway and 20'
along Hacienda Drive are consistent with the other projects developing in this vicinity.
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Parking:
JPI has proposed parking for the Jefferson Project that is consistent with the City of Dublin Zoning Ordinance.
One space per unit will be covered and reserved, one additional space per unit is provided for guests or residents
(Attachment 1, Exhibit 1). The Development Plan for the Jefferson Project indicates that they will exceed the
standard City requirement for covered spaces by 30 spaces.
Site Plan:
The project will have primary access from Hacienda Drive for residents and guests. Another access point on
Central Parkway has been provided for residents only. An additional emergency access, as well as garbage pickup
has been provided on Hibernia Drive. Internal circulation provides easy access around the site to each unit and the
common areas. The applicant worked closely with the Fire Department to ensure that fire vehicles would have
access to all buildings on the site.
In most instances the buildings have been oriented on the site to front along the main circular road around the
common area. Carports have been conveniently located near the buildings. No trash enclosures are provided,
rather, a trash compacting area is located adj acent to the Hibernia Drive service entrance. JPI will provide a
concierge service to pick up trash at each residence and take it to the compacting area. This minimizes the use of
accessory structures on the site.
. In the central common area a clubhouse, pool, laundry/maintenance building and gazebos are located. Parking
areas are provided all around the common areas along the circular road.
Landscape Plan:
The main focus of the landscape plan is an approximately 1.5 acre center common area which contains a
clubhouse, pool, gazebos, putting green, individual garden plots, and a lawn volleyball court. This area is the
focus of the entry to the site from Hacienda Drive. The entry point to the site is generously landscaped. The first
view residents and guests will have driving into the proj ect will be a fountain and the Clubhouse, which is the
signature building of the project.
In addition to the center common area the buildings are generously accented by many trees and shrubs.
Approximately 5 acres ofthe site will be in either private or public open space. Each unit has either a patio or
deck for their private open space. Attractive security 'fencing has been provided around the project, with security
gates for both vehicles and pedestrians. JPI has worked closely with our fire and police departments in the design
of the fencing.
Building Architecture:
The architects for the project have featured stone veneer, wood siding and stucco in their design of the three story
. apartment buildings. Features such as columns, decorative railings on the balconies and awnings add interest to
the buildings. The hipped roofline is broken up into several elements, minimizing the overall size of the roof and
buildings. Building entries have been enhanced, which creates a strong statement for the building.
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The Planning Commission added a condition of approval that would modify the ends of the buildings facing the
public right-of-way. The side elevations will be further enhanced by wrapping the ends with stone veneer, stucco
or sconng.
Four building styles are proposed with 16 units each (Attachment I, Exhibit I). Each of the buildings vary
slightly in architectural design, while maintaining the overall theme, color scheme and materials.
The project has a total of368 units proposed, with the greater number of units being one and two bedroom units,
with twenty three bedroom units. Floor plans for each of the buildings, as well as unit plans are contained in the
plans (Exhibit 1, Attachment 1).
The Clubhouse located in the central common space area, is the signature building of the project. The project
architects, Kaufman & Meeks + Partners have created a wonderful amenity for the residents of the project. The
architectural statement made by this building at the entry to the site will set the tone for the quality of development
that is proposed. The Clubhouse includes areas for entertaining, an exercise room, leasing office, media center
and game room.
While each building contains garages for some of the units, carports are also provided on the site. The carports
have been designed to blend in with the style of buildings by utilizing the same hip roof design as the buildings.
The color scheme for the buildings utilizes browns and beiges. A color and material palette will be presented at t!a.
City Council Meeting. .
Consistency with Planning Documents:
Approval of a Planned Unit Development is a requirement of the Eastern Dublin Specific Plan. This application
satisfies the submittal requirements under the Plan. This site has a Land Use Designation of Medium High Density
Residential. The calculation of the density requirement is based on the gross acreage. The gross acreage of the site
is 16.17 acres which results in a density of 22. 75 units to the acre which is consistent with the General Plan and
Eastern Dublin Specific Plan.
JPI has indicated that they intend to comply with the City's Inc1usionary Zoning Regulations (Chapter 8.68) of the
City of Dublin Municipal Code. In their Written Statement (Exhibit 1, Attachment 1), they indicate that they will
pay the lnclusionary Zoning In-Lieu Fee.
Environmental Review:
An analysis by staff of the project found that the project is exempt according to Section 15182 of the State
CEQA Guidelines. That analysis showed that the proposed residential project is within the scope of the Final
Environmental Impact Report (SCH 91103064) for the Eastern Dublin General Plan Amendment and Program
EIR and the Mitigated Negative Declaration for the Eastern Dublin Specific Plan Amendment and City of Dublin
General Plan Amendment (SCH 96092092). The analysis indicated that no new effects could occur and no new.
mitigation measures would be required for the Project that were not addressed in the prior environmental
documents.
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. Conclusion:
Approval of this Planned Development Rezone will implement provisions of the Eastern Dublin Specific Plan.
The proposal is consistent with both the General Plan and Specific Plan. This document, when approved will
allow a multi-family project to go forward in advancement of City goals.
RECOMMENDATION:
Staff recommends that the City Council conduct a public hearing, deliberate, waive the reading and introduce
the Ordinance Amending the Zoning Map and Adopting a Development Plan for PA97-018 and continue the
public hearing to March 17, 1998.
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ORDINANCE NO. - 98
AN ORDINANCE OF THE CITY OF DUBLIN
AMENDING THE ZONING MAP TO REZONE PROPERTY
LOCATED AT THE NORTHEAST CORNER OF CENTRAL PARKWAY AND
HACIENDA DRIVE (APN: 986-001-001-10) TO A PLANNED DEVELOPMENT
ZONING DISTRICT AND ADOPTJNG A DEVELOPMENT PLAN FOR
JEFFERSON AT DUBLIN PROJECT (pA97-018)
WHEREAS, lPI Westcoast Development, L.P., has requested the approval ofa
Planned Development Zoning District for a 368-unit multi-family project on 16.17 acres
in the Eastern Dublin Specific Plan Area; and
WHEREAS,lPI Westcoast Development, L.P., has submitted a Development
Plan as required by Chapter 8.32 of the Title 8 of the City of Dublin Municipal Code
which meets the requirements of said Chapter; and
WHEREAS, the site wiII be rezoned from a Planned Development Business
ParklIndustrial (P A85-0 18, Ord. 25-85) to a Planned Development Multi-Family
Residential Zoning District; and
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WHEREAS, pursuant to the California Environmental Quality Act (CEQA) the
City has found, pursuant to CEQA Guidelines Section 15182, that the proposed
residential project is within the scope of the Final Environmental Impact Report for the
Eastern Dublin General Plan Amendment and Specific Plan (SCH: 91103064) and
Addenda thereto dated 5/4/93 and 8/22/94 and the Mitigated Negative Declaration for
the Eastern Dublin Specific Plan Amendment and the City of Dublin General Plan
Amendment (SCH 96092092). The analysis indicated that no new effects could occur
and no new mitigation measures would be required for the Project that were not
addressed in the prior environmental documents;
WHEREAS, the Planning Commission did hold a properly noticed pubic
hearing on said application on February 10, 1998, and did adopt a Resolution
recommending that the City Council approve Planned Development Zoning District and
the Development Plan for PA 97-018; and
WHEREAS, a properly noticed public hearing was held by the City Council on
March 3, 1998, and March 17, 1998; and
WHEREAS, the Staff Report was submitted recommending that the City
Council approve the application; and
WHEREAS, pursuant to section 8.32.070 and 8.120.050 of the Dublin
Municipal Code, the City Council makes the following findings:
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1. The proposed Planned Development Zoning District meets the intent and
purpose of Chapter 8.32 of the Zoning Ordinance because it provides a comprehensive
Development Plan which wiII create a more desirable use of land than would have been
provided if developed under the R-M Zoning District or in combination with any other
EXHIBll- ~
existing Zoning District. Additionally, the Planned Development will create an
environment that will be sensitive to surrounding land uses by virtue of the layout and
design of the architecture and site plan. The Jefferson at Dublin Project is a multi-family
project within the ranges of medium high density residential which is consistent with
both the City of Dublin General Plan and Eastern Dublin Specific Plan.
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2. Development under the Planned District Development Plan will be
harmonious and compatible with existing and future development in the surrounding
area because the site plan has been designed to fit into the proposed and approved plans
for the neighborhood, including the future elementary school, single family residential
homes and office complex proposed around the project. Adequate setbacks and
complementary architectural designs and landscaping proposed in the Development Plan
have been specially designed to enhance and fit into the new neighborhood.
3. The project site is physically suitable for a multi-family project in that it
is flat, surrounded on all four sides by adequate right-of-way and is of a sufficient size to
provide housing as well as open space for the future residents of the project.
Additionally, the Development Plan provides for development at a density of 22. 75 units
to the acre which is consistent with the General Plan and Eastern Dublin Specific Plan
Land Use Designation for this site.
4. The proposed Amendment will not adversely affect the health or safety
of persons residing or working in the vicinity, or be detrimental to the public health,
safety or welfare because the Development Plan has been designed in accordance with
the City of Dublin General Plan, Eastern Dublin Specific Plan and Program EIR and
Addenda as well as the Eastern Dublin Specific Plan Amendment and Mitigated
Negative Declaration. Additionally, project specific analysis has determined that the
project's design is sensitive to proposed surrounding land uses.
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WHEREAS, no building permits shall be issued for development on the
Property until a development agreement is recorded in accordance with the Eastern
Dublin Specific Plan; .
WHEREAS, the City Council did hear and use its independent judgment and
consider all said reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, the City Council of the City of Dublin does ordain as
follows:
SECTION 1.
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code the City
of Dublin Zoning Map is amended to rezone the following property ("the Property") to a
Planned Development Zoning District:
Approximately 16.17 acres generally located at the northeast comer of
Central Parkway and Hacienda Drive in the Eastern Dublin Specific
Planning area, more specifically described as Assessor's Parcel Number
986-001-001-10.
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A map of the Property is outlined below:
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SECTION 2.
The regulations of the use, development, improvement, and maintenance of the
Property are set forth in the Development Plan (Attachment 1 hereto) which is hereby
approved. Any amendments to the Development Plan shall be in accordance with
section 8.32.080 ofthe Dublin Municipal Code or its successors.
SECTION 3.
Except as provided in the Development Plan, the use, development,
improvement and maintenance ofthe Property shall be governed by the provisions of the
then-current zoning ordinance for the R-M zoning district.
SECTION 4.
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The City Clerk of the City of Dublin shall cause this Ordinance to be posted in
at least three (3) public places in the City of Dublin in accordance with Section 36933 of
the Government Code of the State of Cali fa mia.
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PASSED, APPROVED AND ADOPTED by the City Council of the City of
Dublin this _ day of _ March, 1998, by the following vote:
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AYES:
NOES:
ABSTAIN:
ABSENT:
Mayor
A TIEST:
City Clerk
PA97-018\Ord2
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JEFFERSON AT DUBLIN
DEVELOPMENT PLAN
The attached materials constitute the Development Plan as required by Section 8.32.040
of the City of Dublin Municipal Code (note the items in parentheses are those
requirements satisfied by the item in <'boldface"):
1. ~iritten Statement (phasing, General Plan and Specific Plan Consistency,
Inclusionary Zoning Statement)
2. General Provisions and Development Standards (Statement of proposed uses,
permitted, conditional, and accessory uses and Development Regulations)
3. Aerial Photograph
4. Santa Rita Property Plan Ovenriew (master neighborhood landscaping plan)
5. Project Plans (Site area, proposed densities, site plan, architectural standards,
prelimimuy landscape plan)
r A97-O 1 &/Dcvpln
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ATTACHMEJ\1T 1
JPI Westcoast Development L.P.
Jefferson at Dublin
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Written Statement
JPI bas carefully designed Jefferson at Dublin to comply with all elements of the City of
Dublin General Plan and the Eastern Dublin Specific Plan. The property is designated for
Medium and Medium High Density Residential under the General and Specific Plans. Jefferson
at Dublin will provide 368 luxury units situated on 16.17 gross acres, for a density of 22.75 units
per acre. This density falls within levels envisioned in the Land Use Elements of the Plans. The
housing that this project provides will belp achieve the City's desired jobs-housing balance and
provide City residents with a range of choices in rental housing, thereby furthering Specific Plan
Goal 4.4: "[t]o provide a diversity of housing opportunities that meets the social, economic and
physical needs of future residents!' Jefferson at Dublin will be constructed in one pbase.
Jefferson at Dublin will comply with the City's Inclusionary Zoning Regulations through
provision of fees in lieu of providing low-income units within the project. JPI will enter into a
Simple In-Lieu Agreement with the City, as provided in section 8.68.070 of the Municipal Code.
Jefferson at Dublin will provide residents with over forty percent (40%) open space
centered around a lusWy landscaped common area and community center in the heart of the .
property. This area includes a resort-style pool, a putting green, an orchard and personal gardens, .' .
and a lawn volleyball court. In addition, landscaping will be provided in the setbacks between
the buildings and the public streets surrounding the property. The buildings on the northern side
of the property have been set back by thirty (30) feet in order to create a significant green space
between the buildings and the Summer Glen single family homes across the street. Jefferson at
Dublin has thus been sensitively designed to comply with General Plan Guiding Policy 7.7(A),
which requires provision and management of open space areas and appropriate setbacks so as to
produce "a positive and pleasing visual image."
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JEFFERSON AT DUBLIN
(General Provisions and Development Standards)
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Intent: The intent of these General provisions and Development Standards is to
regulate site development and to promote flexibility using site planning criteria
specifically for the "Jefferson at Dublin" multi-family site. These regulations are
intended to encourage innovative site design. The architecture for all of the
structures on site is intended to be hannonious and complementary to each other.
II.
Pennitted Uses: A 368 unit multi-family apartment project on 16.17 gross acres
with a density of 22.75 dwelling units per gross acres (development in
substantial compliance with the attached plans).
III.
Building Setbacks from rights of way:
3D feet from the right-of-way of the street to the north of the project
15 feet from Hibernia Drive
15 feet from Central Parkway
20 feet from Hacienda Drive
IV.
Height of Buildings: No building or structure shall have a height in excess of
45 feet
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V. Parking: Parking space requirements shall be consistent with the City of Dublin
Zoning Ordinance. Location of all spaces shall be as indicated on the attached
plans.
VI. Separation Between Structures:
20 feet minimum between main buildings. Location of accessory structures
shall be as required by the Uniform Building Code
VII. Landscaping/Open Space:
40 percent common open space
VJIl. The base zoning district for this site shall be R-M
PA97D1 B\Exhibit1
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Date: ~
12-10-97 .
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1 PRELIMINARY SITE PLAN/ l1lLE SHEET I:::;
2 WALKWAY ( FENCE LAYOUT PLAN
3 CLUBHOUS ELEVA liONS
4 ClUBHOUSE PLAN Pro )ecl Name: JPI DUBLIN ,
5 BUILDING TYPE 1 ELEVATIONS Job Number: 971066 j
~ gtl:tg:~g ~~ ~ ~m~~~~ Proiect Fne: 7106601G ,
8 BUILOING TYPE 4 ELEVATIONS Dote: 12-10-97 !,:
9 BUILDING TYPE 1 \151 '" 2ND FLOOR) Drawn: E.LS.
10 BUILDING TYPE 1 3RO FLOOR '" ROOF PLAN) I,
11 BUILDING TYPE 2 1ST &; 2NO FLOOR) Cheaked: P.P.R,
12 BUILDING TYPE 2 JRD FLOOR &; ROOF PLAN) Pro;.ct mar.: P,P.R. .
13 BUILDING TYPE 31ST &; 2ND FLOOR) Scale: 1".40' I:::.',
14 BUILDING TYPE 3 JRD FLOOR &; ROOF PLAN)
15 BUILDING TYPE 41ST &; 2ND FLOOR)
16 BUILDING TYPE 4 JRO FLOOR &; ROOF PLAN) I,'
17 UNIT PLANS - AI, A2, A3, A4 ::iHt.t.1 NU. '
18 UNIT PLANS - Bl, B2, B3, B4, Cl i
19 CARPORT PLAN !
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22 CLUBHOUSE '" RECREA liON AREA 1,..
TOTAL 368 100 23 TYPICAL UNIT ENLARGEMENT
nn............n.........._..................._......................._.....~..mm....._._....._.~.;.._.~~~~~~~~:~~~~~~..~..~~~~~::........_......~~~...._....::......_..~.~.~_~~......l
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._ -1- ~ =-=--_ -~ _- -=-=- -: =-=--_ -=-=--=- =-=- -: ~_ ~ -= =-=--_ = _- _ _ _ _ _ _ _ _ _ _ ~ CfWE _ ~ - - ~~= ~~ ~~_-~ _ _-::
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PARKING SUMMARY BEDROOM SUMMARY
Required 2 per Dwelling Unit TYPE BEDROOM/BATHROOM
Total Parking 736 A1 1/1
A2 1/1
A3 1/1
A4 1/1
81 2/1
82 2/2
83 2/2
84 3/2
C1 3/2
.
SITE SUMMARY
Total Project Gross Acreoge
Total Project Net Acreage
Totol Units
Density per Acre
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LAND USE SUMMARY
Land Use
Ac
"Ac
QUANTITY
%
8uilding (Residential. Carport,
Accessory Buildings)
84
54
16
24
24
60
56
30
20
23
15
4
7
7
16
15
8
5
4.23
26
STANDARD
(9' X 19')
COMPACT
(8' X 17')
TOTAL
Pavement (Loop, Alleys
Aprons, Open Parking)
GARAGE
CARPORT
BEHIND BUILDING
BAY
198
76
71
146
5.69
35
198
200
87
251
124
16
105
Ground Floor Open Space
(Common & Private)
Total Open Space (Common
(Based on Net Acreage)
6.25
39
& Private) 6.70
45
NOTE:
245
(33%)
UP TO 35% COMPACT ALLOWED UNDER CITY CODE.
TOTAL
491
736
.
.
~
JPI
8910 UNIVERSITY CENTER LANE. SUITE 150
SAN DIEGO, CA. 92122
PH. (619) 458-1200 FAX (619)458-1716
eML ~~
RUGGERI-JENSEN-AZAR '" ASSOCIATES
6601 OI'tENS DRIVE, SUITE 155
PLEASAN TON, CA. 94588
PH. (510) 227-9100 FAX (510) 227-9300
AROII1B:T I Pl.ANNDI:
KAUFMAN MEEKS'" PARTNERS
1301 DOVE STREET. SUITE 101
NEWPORT BEACH, CA 92660
PH. (714) 756-0818 FAX (714) 756-0817
l..AN~&IW AJIa.I~.
GATES &; ASSOCIATES
2440 TASSAJARA LANE
OANVlLLE, CA. 94526
PH. (510) 738-8176 FAX (510) 738-8184
.~uggerl -
I'. ensen -
lAzar 3. Associates
RUGGERI-JENSEN-AZAR
& ASSOCIATES
FNGlNFFRS . PI ANNFRS' SURVFYORS
6601 OWENS DRIVE. SUITE 1 55
PLEASANTON, CA 94588
IF'1'S10-717-Q1OO FAY-S10--"7-!BOO
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REVISION DATE,
10
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REVISION DATE ,
11
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REVISION DATE ,
12
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13
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~~~~~~~~~If€~~~~t;:~
REVISION DATE ,
14
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REVISION DATE ,
15
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BUILDING TYPE 4
'---------
BUILDING TYPE 4 - ROOF PLAN
BUILDING TYPE 4 - THIRD FLOOR PLAN
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DUBLIN, CALIFORNIA
A DEVELOPMENT OF JPI
] 1/14/97 97310
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REVISION DATE ,
16
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UNIT PLANS
DIN
8'-6" x 7'-0"
LIV
11'-0" x 15'.0"
LIV
11'-6" x 13'.0"
MBR
11'.0" x 12'-0"
PATIO
MBR
11'-0" x 12'.()"
PATIO
UNIT Al - (l BR, 1 BATH)
612 S.P.
UNIT A2 - (1 BR, 1 BATH)
687 S.P.
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9'_0?xI~'_6" II
II
II
-,-,~
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MBR
12'.6" x 12'.6"
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13'-0" x 11'.6"
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9'.0" X 7'-0"
II
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UNIT A4 - (l BR, 1 BATH)
788 S.P.
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UNIT A3 - (1 BR, 1 BATH)
735 S.F.
JEFFERSON AT DUBLIN
DUBLIN, CALIFORNIA
A DEVELOPMENT OF JPI
DIN
8'-6" X 8'.0"
ENTRY
/
LIV
14'-6" X 13'.6"
PATIO
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REVISION DATE ,
17
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BR#2
11'-0" x 11'-6"
LTV
14'.0" x 13'.0"
WIC
MBR
13'-0" x 11'.0"
DIN
8'-0" x 8'.0"
STUDY : !
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9'-0" x 7'-0"
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10'.0" x 10'-6"
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LIV
12'-0" x 16'.0"
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DIN
8'-0" x 8'-0"
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11'.6" x 11'-6"
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UNIT B 1 - (1 BR, STUDY,] BATH)
817 S.P,
UNIT B2 - (2 BR, 2 BATH)
974 S,p.
UNIT B3 - (2 BR, 2 BATH)
1,045 S.P,
LIV
16'.6" x 13'.6"
BR#3
11'.0" x 13'-0"
..
, :
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MBR
13'-0" xl 1'-0"
BR#2
11 '-6" x 10'-6"
LIV
14'-0" x 13'-0"
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BR#2
12'-0" x )3'-0"
UNIT Cl - (3 BR, 2 BATH)
1,321 S.p.
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1,]45 S.P.
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UNIT PLANS
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A DEVELOPMENT OF JPI
11/14/97
97310
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REVISION DATE ,
18
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- FIBERGLASS SHINGLES
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JEFFERSOj'V AT DUBLIN
DUBLIN, CALIFORNIA
A DEVELOPMENT OF JPI
11/14/97
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STUCCO: BASE FIELD COLOR(S) TO BE INTEGRAL COLOR "LA HABRA"
OR EQUAL
STUCCO TRIM:. POPOUTS: PAINT OVER BASE STUCCO
SIMULATED :iTONE: EQUAL TO CULTURE STONE
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11/14/97 97310
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REVISION DATE ,
20
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CATES" ASSOCIATES
LANDSCAPE AICHITECTURE
LAND PLANNING. URIAN DESICN
.660 TASSAIAftA LANE
DANVlLU, CALIFORNIA 'UI6
TEL 110. 716"'176- FAX 510" 736"1116
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