Agenda packet — Pleasanton City Council, December 17, 2024 (part 6 of 6)

submit a report from a certified arborist acceptable to the City indicating trenching will not be detrimental to the health of the tree. c. Nothing may be stored within the dripline of the tree canopies. This includes equipment, oil, gas, chemicals, harmful materials, fill or storage. d. No oil, gasoline, chemicals, or other harmful materials shall be deposited or disposed within the dripline of the trees or in drainage channels, swales, or areas that may lead to the dripline.
e. No sign, wires, or ropes shall be attached to the trees. f. No stockpiling/storage of construction materials, fill, etc., shall take place underneath or within 5-feet of the dripline of the existing trees. g. No equipment or temporary structures shall be placed within or beneath the dripline of the existing trees.

Failure to comply with these requirements may result in a “stop work order”. 122. PARKING LOT TREES: There shall be a minimum of 50 percent shade cover in the parking area within 15 years. There shall be a minimum of 20 percent shade cover in any commercial landscape areas within 15 years. There shall be a minimum of 20 percent shade cover over any hardscape areas in a nonresidential environment within 15 years. Project Specific Condition.

OPERATIONS SERVICES DEPARTMENT – ENVIRONMENTAL
SERVICES/UTILITIES DIVISION – 925-931-5500
123. SEWER LINE: The sewer line shall be private from the new manhole into the development. Prior to building permit submittal, the project plans shall be revised to reflect this requirement.
124. BACKFLOW PREVENTION ASSEMBLIES: Backflow preventer assemblies shall be designed and installed in accordance with current City Standards 704, 705, 706; State Health and Safety Code; Title 17; and as required by the Director of Operations and Water Utilities. All backflow preventer assemblies shall be tested and certified by a City approved tester with the certification submitted to the City’s contractor, Aqua Backflow. Testing will be performed at the time City water is turned on to the site. If an existing backflow preventer is on the site it shall be tested and certified by an approved tester with the certification submitted to the City’s contractor, Aqua Backflow, before project water is drawn through it. An allweather cover shall be placed over all backflow prevention assemblies 4 inch and smaller.
125. FOG PROGRAM: All new food service establishments (FSEs) and all existing food service establishments with a building permit valuation of $50,000 or more shall obtain a wastewater discharge permit from the Director of Operations and Water Utilities and comply with the grease interceptor requirements as set forth in PMC Section 15.44. All other FSEs shall at a minimum comply with the grease trap and wastewater discharge permit requirements as set forth in PMC Section

15.44. (Only applicable for restaurant and food uses).

Page 741 of 893 ends

Ordinance No.

Page 34 ends

126. RECYCLED WATER: Recycled water should be used on site during the grading and construction period. However, under any declared stage of water shortage, recycled water must be used throughout the grading and construction period. 127. RECYCLED WATER USE REQUIREMENT: If the site is within the city’s recycled water service area (recycled water distribution system is along route to the proposed application), the irrigation system must be designed in accordance with the City’s Recycled Water Use Guidelines and Recycled Water Irrigation Standards, per PMC Section 14.06. Refer to PMC Section 14.20 for a list of exceptions.
128. RECYCLED WATER USE PERMIT: The applicant shall submit a Recycled Water Use Permit application and package (as outlined in the City’s Recycled Water Use Guidelines available online), to the Recycled Water Program (925- 931-5513). The Recycled Water Use Permit application and package shall be submitted concurrently with the building permit submittal, and shall be conditionally approved by the Recycled Water Program prior to building permit issuance. Final approval by the Recycled Water Program is required before the start of recycled water service. Refer to PMC Section 14.06 for the regulations of recycled water use.

TRAFFIC ENGINEERING DIVISION – 925-931-5677
129. BICYCLE RACKS: All bicycle racks shall comply with the following criteria:
a. Located in a visible and accessible location;
b. Support the frame of the bicycle and not just one wheel; c. Allow the frame and one wheel to be locked to the rack; d. Allow the use of either a cable or U-shaped lock;
e. Be securely anchored;
f. Be usable by bikes with no kickstand; and
g. Be usable by a wide variety of bicycle sizes and types.

The number, location and type of bicycle racks shall be shown on the building permit plans and shall be subject to review and approval by the City Traffic Engineer prior to issuance of building permits.

Traffic Control
130. TRAFFIC CONTROL PLAN (TCP): A comprehensive traffic control plan shall be submitted to the City Traffic Engineer for review and approval. Best management practices to minimize traffic impacts shall be used during construction, including scheduling of major truck trips and deliveries, to avoid peak travel hours. The TCP shall have proper lane closure procedures such as flagger stations, signage, cones, and other warning devices implemented during construction. The TCP shall also include time of day/hours of lane closures and total number of days.

Page 742 of 893 ends

Ordinance No.

Page 35 ends

131. TRUCK ROUTES: The haul route for all materials to and from the project site shall be reviewed and approved by the City Traffic Engineer prior to building permit issuance and shall include the provision to monitor the street surfaces used for the haul route so that any damage and debris attributable to the haul trucks is identified and corrected at the expense of the applicant.

132. TRAFFIC SIGNAGE AND STRIPING – ON SITE: All on site traffic related signage and striping shall be included in the building permits plans for review and approval by the City Traffic Engineer prior to building permit issuance. 133. TRAFFIC SIGNAGE AND STRIPING – OFF SITE: All off site traffic related signage and striping shall be included in the improvement plans for review and approval by the City Traffic Engineer prior to permit issuance. 134. TRAFFIC IMPACT FEES: The applicant shall pay any traffic impact fees for the development as determined by the City Traffic Engineer. The fee shall be paid prior to building permit issuance.

END

Page 743 of 893 ends

C0.0
3&$&*7&%
4&15&.#&3

$*5:0'1-&"4"/50/
1-"//*/(%*7*4*0/
&9)*#*5#

Page 744 of 893 ends

C1.1

Page 745 of 893 ends

C2.1

Page 746 of 893 ends

C3.1

Page 747 of 893 ends

C4.1

Page 748 of 893 ends

C5.1

Page 749 of 893 ends

Saint John Mixed Use - Commercial

Page 750 of 893 ends

Page 751 of 893 ends

Page 752 of 893 ends

Page 753 of 893 ends

Page 754 of 893 ends

Page 755 of 893 ends

Page 756 of 893 ends

Page 757 of 893 ends

Page 758 of 893 ends

Page 759 of 893 ends

Page 760 of 893 ends

Page 761 of 893 ends

PROJECT NUMBER 20046.01 09/05/2024
4 7 5 & 4 9 3 S T . J O H N S T R E E T

PLEASANTON, CALIFORNIA

DESIGN REVIEW APPLICATION
21 LOT 4 LADDER PAD EXHIBIT22 LOT 8-11 ELEVATIONS - COLORED23 LOT 8-11 ELEVATIONS - COLORED24 LOT 8-11 ELEVATIONS - BLACK AND WHITE25 LOT 8-11 ELEVATIONS - BLACK AND WHITE26 LOT 8-11 FLOOR PLAN - BASEMENT FLOOR27 LOT 8-1 FLOOR PLAN - FIRST FLOOR28 LOT 8-11 FLOOR PLAN - SECOND FLOOR29 LOT 8-11 ROOF PLAN30 WALL SECTION - LOT 8 31 LOT 8 LADDER PAD EXHIBIT32 LOT 12-14 ELEVATIONS - COLORED33 LOT 12-14 ELEVATIONS - COLORED34 LOT 12-14 ELEVATIONS - BLACK AND WHITE35 LOT 12-14 ELEVATIONS - BLACK AND WHITE36 LOT 12-14 FLOOR PLAN - BASEMENT FLOOR37 LOT 12-14 FLOOR PLAN - FIRST FLOOR38 LOT 12-14 FLOOR PLAN - SECOND FLOOR39 LOT 12-14 ROOF PLAN40 WALL SECTION - LOT 12 1 COVER SHEET2 LOT 1-3 ELEVATIONS - COLORED3 LOT 1-3 ELEVATIONS - COLORED4 LOT 1-3 ELEVATIONS - BLACK AND WHITE5 LOT 1-3 ELEVATIONS - BLACK AND WHITE6 LOT 1-3 FLOOR PLAN - BASEMENT FLOOR7 LOT 1-3 FLOOR PLAN - FIRST FLOOR8 LOT 1-3 FLOOR PLAN - SECOND FLOOR9 LOT 1-3 ROOF PLAN10 WALL SECTION - LOT 111 LOT 1 LADDER PAD EXHIBIT12 LOT 4-7 ELEVATIONS - COLORED13 LOT 4-7 ELEVATIONS - COLORED14 LOT 4-7 ELEVATIONS - BLACK AND WHITE15 LOT 4-7 ELEVATIONS - BLACK AND WHITE16 LOT 4-7 FLOOR PLAN - BASEMENT FLOOR17 LOT 4-7 FLOOR PLAN - FIRST FLOOR18 LOT 4-7 FLOOR PLAN - SECOND FLOOR19 LOT 4-7 ROOF PLAN20 WALL SECTION - LOT 4 41 LOT 14 LADDER PAD EXHIBIT42 SCHEMATIC DETAILS43 SCHEMATIC DETAILS44 BARONE HOUSE - EXISTING ELEVATIONS - COLORED45 BARONE HOUSE - EXISTING ELEVATIONS - BLACK AND WHITE46 BARONE HOUSE - EXISTING FLOOR PLAN47 BARONE HOUSE - EXISTING FLOOR PLAN48 BARONE HOUSE - PROPOSED GARAGE + ADU ELEVATIONS - COLORED49 BARONE HOUSE - PROPOSED GARAGE + ADU ELEVATIONS - COLORED50 BARONE HOUSE - PROPOSED ADU ELEVATIONS - COLORED51 BARONE HOUSE - PROPOSED GARAGE + ADU ELEVATIONS - BLACK AND WHITE52 BARONE HOUSE - PROPOSED GARAGE + ADU ELEVATIONS - BLACK AND WHITE53 BARONE HOUSE - PROPOSED ADU ELEVATIONS - BLACK AND WHITE54 BARONE HOUSE - PROPOSED FLOOR PLAN55 BARONE HOUSE - PROPOSED FLOOR PLAN

Page 762 of 893 ends

2 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 1-3 ELEVATIONS
FRONT
REAR
PLAN 3C
LOT 1
PLAN 3B
LOT 3
PLAN 3A
LOT 2
PLAN 3B
LOT 3
PLAN 3C
LOT 1
PLAN 3A
LOT 2

COLORED

STUCCO FINISH STUCCO FINISH COMPOSITION SHINGLE ROOFRECESSED VINYL WINDOWS WROUGHT IRON RAILLIGHT FIXTUREWOOD EAVE AND FASCIA BOARDS

DORMERS

EXPANSION JOINT

FIBERGLASS ENTRY DOOR

PAINTED BRICK

PAINTED BRICK BAND

DOWNSPOUTS

Page 763 of 893 ends

3 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 1-3 ELEVATIONS
RIGHT
PLAN 3C
LOT 1
LEFT
PLAN 3B
LOT 3

COLORED

Page 764 of 893 ends

4 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 1-3 ELEVATIONS
FRONT
REAR
PLAN 3C
LOT 1
PLAN 3B
LOT 3
PLAN 3A
LOT 2
PLAN 3B
LOT 3
PLAN 3C
LOT 1
PLAN 3A
LOT 2

BLACK AND WHITE

STUCCO FINISH COMPOSITION SHINGLE ROOFRECESSED VINYL WINDOWS WROUGHT IRON RAILLIGHT FIXTUREWOOD EAVE AND FASCIA BOARDS

DORMERS

EXPANSION JOINT

FIBERGLASS ENTRY DOOR

PAINTED BRICK

PAINTED BRICK BAND

DOWNSPOUTSSTUCCO FINISH

Page 765 of 893 ends

5 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 1-3 ELEVATIONS
RIGHT
PLAN 3C
LOT 1
LEFT
PLAN 3B
LOT 3

BLACK AND WHITE

Page 766 of 893 ends

6 BEDROOM 4
12'-0" x 15'-0"
BA 3
MUD
YARD

BASEMENT/
2-CAR GARAGE
REQUIRED 10' X 20' PER CAR
PROVIDE 23'-6" x 32'-4"
76'-6"
24'-10" 1'-0" 24'-10" 1'-0" 24'-10"
47'-6"
76'-6"
24'-10" 1'-0" 1'-0"
59'-6"
24'-10" 24'-10"
BEDROOM 4
12'-0" x 15'-0"
BA 3
MUD
YARD

BASEMENT/
2-CAR GARAGE
REQUIRED 10' X 20' PER CAR
PROVIDE 23'-6" x 32'-4"
UP 8R TOFIRST FLOOR
BEDROOM 4
12'-0" x 15'-0"
BA 3
MUD
YARD

BASEMENT/
2-CAR GARAGE
REQUIRED 10' X 20' PER CAR
PROVIDE 23'-6" x 32'-4"
16076 SECT GAR DOOR

TRENCH DRAIN
RAMP SLOPE = 14%
DOWN
SLOPE 6.2%
DOWN

TRENCH DRAIN TRENCH DRAIN
UP
18 R

SLOPE TO DRAIN
1%

SLOPE TO DRAIN
1%
SLOPE 6%
DOWN
RAMP SLOPE = 14%
DOWN
SLOPE 4.1%
DOWN
SLOPE 6%
DOWN
RAMP SLOPE = 14%
DOWN
SLOPE 4.3%
DOWN
SLOPE 6%
DOWN
UP
18 R
UP
18 R
16076 SECT GAR DOOR 16076 SECT GAR DOOR

TRENCH DRAIN TRENCH DRAIN TRENCH DRAIN

UP UP UP

OPEN TO ABOVE

UP TO FRONT DOOR ENTRY & FIRST FLOOR
UP 7R TO

FIRST FLOOR

OPEN TO ABOVE OPEN TO ABOVE
UP 7R TO

FIRST FLOOR

UP TO FRONT DOOR ENTRY & FIRST FLOOR UP TO FRONT DOOR ENTRY & FIRST FLOOR 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 1-3 FLOOR PLAN
PLAN 3A, 3B, 3C
4 BEDROOM, 3.5 BATH
2-CAR GARAGE

BASEMENT FLOOR
PLAN 3B
LOT 3
PLAN 3A
LOT 2
PLAN 3C
LOT 1
10 TOTAL GROSS AREA - PLAN 3ABASEMENT FLOOR 501 SFFIRST FLOOR 1,427 SFSECOND FLOOR 1,427 SFTOTAL 3,355 SFTOTAL GROSS AREA - PLAN 3BBASEMENT FLOOR 501 SFFIRST FLOOR 1,437 SFSECOND FLOOR 1,463 SFTOTAL 3,401 SFTOTAL GROSS AREA - PLAN 3CBASEMENT FLOOR 501 SFFIRST FLOOR 1,449 SFSECOND FLOOR 1,427 SFTOTAL 3,377 SF GROSS FLOOR AREA INCLUDES THE SUM OF ALL FLOORS TO THE OUTSIDE SURFACE OF THE EXTERIOR WALLS; INCLUDING STAIRWELLS AT ALL FLOORS AND ALL OUTDOOR AREAS THAT ARE ENCLOSED ON MORE THAN THREE SIDES. EXCLUDES SPACE USED FOR OFF-STREET PARKING OR LOADING;

Page 767 of 893 ends

7 PDR
PANTRY

KITCHEN

GREAT ROOM
24'-0" x 14'-8"
LIVING
18'-0" x 12'-0"
YARD
UP
19 R
DN
18 R
DINING
14'-7" x 9'-10"
DN
7 R
DN
3 R
PDR
PANTRY

KITCHEN

GREAT ROOM
24'-0" x 14'-8"
LIVING
18'-0" x 12'-0"
YARD
UP
19 R
DN
18 R
DINING
14'-7" x 9'-10"
DN
3 R
DN
8 R
PDR
PANTRY

KITCHEN

GREAT ROOM
24'-0" x 14'-8"
YARD
UP
19 R
DN
18 R
DN
7 R
DN
3 R
LIVING
19'-6" x 21'-9"
75'-1"
17'-0" 1'-11" 17'-0" 17'-0"
60'-6"
17'-10
12 " 25'-8" 15'-1112"
6"
60'-6"
5'-11" 5'-11" 5'-11"
1'-0"
1'-0"
1'-11"
1'-0"
77'-0"
1'-3" 19'-0" 5'-1" 1'-9" 19'-0" 5'-1" 1'-9" 19'-0" 5'-1" 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 1-3 FLOOR PLAN

FIRST FLOOR
PLAN 3A, 3B, 3C
4 BEDROOM, 3.5 BATH
2-CAR GARAGE
PLAN 3B
LOT 3
PLAN 3A
LOT 2
PLAN 3C
LOT 1
10 OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW
GROSS FLOOR AREA INCLUDES THE SUM OF ALL FLOORS TO THE OUTSIDE SURFACE OF THE EXTERIOR WALLS; INCLUDING STAIRWELLS AT ALL FLOORS AND ALL OUTDOOR AREAS THAT ARE ENCLOSED ON MORE THAN THREE SIDES. EXCLUDES SPACE USED FOR OFF-STREET PARKING OR LOADING.

TOTAL GROSS AREA - PLAN 3ABASEMENT FLOOR 501 SFFIRST FLOOR 1,427 SFSECOND FLOOR 1,427 SFTOTAL 3,355 SFTOTAL GROSS AREA - PLAN 3BBASEMENT FLOOR 501 SFFIRST FLOOR 1,437 SFSECOND FLOOR 1,463 SFTOTAL 3,401 SFTOTAL GROSS AREA - PLAN 3CBASEMENT FLOOR 501 SFFIRST FLOOR 1,449 SFSECOND FLOOR 1,427 SFTOTAL 3,377 SF

Page 768 of 893 ends

8 DN
19 R
BEDROOM 3
BEDROOM 2 12'-0" x 14'-1"
11'-8" x 13'-5"

LAUNDRY
BA 2
OWNERS

BEDROOM
15'-7" x 15'-5"
OWNERS

BATHROOM
WIC
29'-8" LF
DN
19 R
BEDROOM 3
BEDROOM 2 12'-0" x 14'-1"
11'-8" x 13'-5"

LAUNDRY
BA 2
OWNERS

BEDROOM
15'-7" x 15'-5"
OWNERS

BATHROOM
WIC
29'-8" LF
DN
19 R
BEDROOM 3
BEDROOM 2 12'-0" x 14'-1"
11'-8" x 13'-5"

LAUNDRY
BA 2
OWNERS

BEDROOM
15'-7" x 15'-5"
OWNERS

BATHROOM
WIC
29'-8" LF
3:12
77'-1112"
19'-5" 1'-0" 1'-0"
60'-6"
17'-6
12 " 26'-4" 15'-712"
1'-512"
77'-1112"
2'-212" 19'-0" 5'-1" 1'-0" 19'-9" 5'-1" 1'-0" 19'-9"
60'-6"
5'-1"
1'-0"
5'-5" 5'-5" 19'-5" 5'-5" 19'-5"
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 1-3 FLOOR PLAN

SECOND FLOOR
PLAN 3A, 3B, 3C
4 BEDROOM, 3.5 BATH
2-CAR GARAGE
PLAN 3B
LOT 3
PLAN 3A
LOT 2
PLAN 3C
LOT 1
10 GROSS FLOOR AREA INCLUDES THE SUM OF ALL FLOORS TO THE OUTSIDE SURFACE OF THE EXTERIOR WALLS; INCLUDING STAIRWELLS AT ALL FLOORS AND ALL OUTDOOR AREAS THAT ARE ENCLOSED ON MORE THAN THREE SIDES. EXCLUDES SPACE USED FOR OFF-STREET PARKING OR LOADING; TOTAL GROSS AREA - PLAN 3ABASEMENT FLOOR 501 SFFIRST FLOOR 1,427 SFSECOND FLOOR 1,427 SFTOTAL 3,355 SFTOTAL GROSS AREA - PLAN 3BBASEMENT FLOOR 501 SFFIRST FLOOR 1,437 SFSECOND FLOOR 1,463 SFTOTAL 3,401 SFTOTAL GROSS AREA - PLAN 3CBASEMENT FLOOR 501 SFFIRST FLOOR 1,449 SFSECOND FLOOR 1,427 SFTOTAL 3,377 SF

Page 769 of 893 ends

9 HATCHING INDICATES PROPOSED SOLAR ZONE.SOLAR PANELS WILL BE PROVIDED AS STANDARD PER THE CALIFORNIA ENERGY CODE. LOCATIONS TO BE DETERMINED.

RIDGE
RIDGE

HIP HIP
HIP
HIP
HIP
VALLEY
HIP
8:12
8:12
8:12
8:12
8:12
8:12 8:12
1%
RIDGE
RIDGE

HIP HIP
HIP
HIP
HIP
VALLEY
HIP
8:12
3:12
8:12
8:12
8:12
8:12
3:12
8:12

PITCH BREAK
8:12
1%
1%
8:12
8:12
8:12
8:12
8:12
8:12
RIDGE
RIDGE

HIP HIP
HIP
HIP
HIP
VALLEY
HIP
8:12
3:12

PITCH BREAK
1%
4"
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 1-3 ROOF PLAN
PLAN 3B
LOT 3
PLAN 3A
LOT 2
PLAN 3C
LOT 1
10

Page 770 of 893 ends

10 358.40
T.O. SHTGT.O. PL
10'-1" 7'-0"
T.O. PL
T.O. SHTG
T.O. PL
T.O. SLAB
9'-7"

FINISH FLOOR PATIO
354.2

SIDEWALK GRADE
352.88
357.59369.7357.20368.5376.7
8 12
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
.5’
SCALE: 1/2” = 1’-0”
0 1’ 2’ 4’

WALL SECTION
LOT 1

Page 771 of 893 ends

11 PDR
PANTRY

KITCHEN

GREAT ROOM
LIVING
YARD
DINING
PDR
PANTRY

KITCHEN

GREAT ROOM
YARD
UP
19 R
DN
18 R
DN
7 R
DN
3 R
LIVING
19'-6" x 21'-9"
1'-8" 5'-4"
6'-0"
7'-0"
5'-0"
6'-0"
3'-0" 4'-0"
6'-0"
4'-0" 1'-0"
7'-0"
18'-0"
19'-1"
18'-9"
75°
18'-0"
73°
19'-1"

78.4°
18'-9"
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 1

LADDER PAD EXHIBIT

FRONT REAR
RIGHT
3'-0" 4'-0"
YARD
1'-8"5'-4""

Page 772 of 893 ends

12 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 4-7 ELEVATIONS
FRONT
REAR
PLAN 2XBR
LOT 4
PLAN 2XB
LOT 7
PLAN 1A
LOT 5
PLAN 1A
LOT 6
PLAN 1A
LOT 6
PLAN 1A
LOT 5
PLAN 2XB
LOT 7
PLAN 2XBR
LOT 4

COLORED

STUCCO FINISH STUCCO FINISHCOMPOSITION SHINGLE ROOFRECESSED VINYL WINDOWS LIGHT FIXTUREWOOD EAVE AND FASCIA BOARDS

DORMERS

WOOD SILL

EXPANSION JOINT

FIBERGLASS ENTRY DOOR

GARAGE DOOR

PAINTED BRICK

PAINTED BRICK BAND

DOWNSPOUTS

Page 773 of 893 ends

13 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 4-7 ELEVATIONS
RIGHT
LEFT
PLAN 2XB
LOT 7
PLAN 2XBR
LOT 4

COLORED

Page 774 of 893 ends

14 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 4-7 ELEVATIONS
FRONT
REAR
PLAN 2XBR
LOT 4
PLAN 2XB
LOT 7
PLAN 1A
LOT 5
PLAN 1A
LOT 6
PLAN 1A
LOT 6
PLAN 1A
LOT 5
PLAN 2XB
LOT 7
PLAN 2XBR
LOT 4

BLACK AND WHITE

STUCCO FINISH STUCCO FINISHCOMPOSITION SHINGLE ROOFRECESSED VINYL WINDOWS LIGHT FIXTUREWOOD EAVE AND FASCIA BOARDS

DORMERS

WOOD SILL

EXPANSION JOINT

FIBERGLASS ENTRY DOOR

GARAGE DOOR

PAINTED BRICK

PAINTED BRICK BAND

DOWNSPOUTS

Page 775 of 893 ends

15 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 4-7 ELEVATIONS
RIGHT
LEFT
PLAN 2XB
LOT 7
PLAN 2XBR
LOT 4

BLACK AND WHITE

Page 776 of 893 ends

16 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 4-7 FLOOR PLAN

BASEMENT FLOOR
PLAN 2XB
4 BEDROOM + OFFICE, 4.5 BATH
2-CAR GARAGE
103'-0"
26'-8" 1'-0" 23'-4" 1'-0" 23'-4" 1'-0" 26'-8"
103'-0"
62'-0"
26'-8" 1'-0" 23'-4" 1'-0" 23'-4" 1'-0" 26'-8"
62'-0"
BA 4
UP
17 R
MUD

OPEN TO ABOVE

SLOPE TO DRAIN
1%

TRENCH DRAIN

UP TO FRONTDOOR ENTRY &

FIRST FLOOR
BEDROOM 4
11'-0" x 15'-4"
BA 4
UP
17 R
MUD

OPEN TO ABOVE

TRENCH DRAIN

UP TO FRONT

DOOR ENTRY &

FIRST FLOOR
UP
17 R BEDROOM 4
13'-3" x 11'-6"
MUD

OPEN TO ABOVE
BA 3

UP TO FRONTDOOR ENTRY
& FIRST
FLOOR

TRENCH DRAIN

TRENCH DRAIN
UP
17 R
MUD
BA 3

UP TO FRONTDOOR ENTRY
& FIRST
FLOOR

TRENCH DRAIN

OPEN TO ABOVE
14080 SECT GAR DOOR 16080 SECTIONAL GAR DOOR
9"

CENTERLINE OF GARAGE DOOR

CL OF GARAGE

CENTERLINE OF GARAGE DOOR

CENTERLINE OF GARAGE DOOR
CL OF GARAGE9"
SLOPE = 6%
DOWN
DOWN
SLOPE = 2.2%
DOWN
16080 SECTIONAL GAR DOOR 14080 SECT GAR DOOR
RAMP SLOPE = 14%
SLOPE = 5%
DOWN
SLOPE = 6%
DOWN
DOWN
SLOPE = 5%
DOWN
RAMP SLOPE = 15%
SLOPE = 6%
DOWN
DOWN
SLOPE = 8%
DOWN
RAMP SLOPE = 15%
SLOPE = 6%
DOWN
DOWN
RAMP SLOPE = 14%

BASEMENT/
2-CAR GARAGE
REQUIRED 10' X 20' PER CAR
PROVIDED 20'-8" x 20'-2" BASEMENT/
2-CAR GARAGE
REQUIRED 10' X 20' PER CAR
PROVIDED 22'-0" x 20'-2"

SLOPE TO DRAIN

SLOPE TO DRAIN
1%
1%

BASEMENT/
2-CAR GARAGE
REQUIRED 10' X 20' PER CAR
PROVIDED 20'-8" x 20'-2"

BASEMENT/
2-CAR GARAGE
REQUIRED 10' X 20' PER CAR
PROVIDED 22'-0" x 20'-2"

SLOPE TO DRAIN
1%
BEDROOM 4
13'-3" x 11'-6"

TRENCH DRAIN
BEDROOM 4
11'-0" x 15'-4"
6'-0" CLG ±
UP
6'-0" CLG ±
UP
6'-7" CLG ± 6'-7" CLG ±
UP UP
PLAN 1A
LOT 6
PLAN 2XB
LOT 7
PLAN 1A
LOT 5
PLAN 2XBR
LOT 4
TOTAL GROSS AREA - PLAN 2XBBASEMENT FLOOR 480 SFFIRST FLOOR 1,618 SFSECOND FLOOR 1,685 SFTOTAL 3,783 SFTOTAL GROSS AREA - PLAN 1ABASEMENT FLOOR 454 SFFIRST FLOOR 1,411 SFSECOND FLOOR 1,451 SFTOTAL 3,316 SF PLAN 1A
4 BEDROOM + OFFICE, 3.5 BATH
2-CAR GARAGE
20 GROSS FLOOR AREA INCLUDES THE SUM OF ALL FLOORS TO THE OUTSIDE SURFACE OF THE EXTERIOR WALLS; INCLUDING STAIRWELLS AT ALL FLOORS AND ALL OUTDOOR AREAS THAT ARE ENCLOSED ON MORE THAN THREE SIDES. EXCLUDES SPACE USED FOR OFF-STREET PARKING OR LOADING;

Page 777 of 893 ends

17 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 4-7 FLOOR PLAN

FIRST FLOOR
103'-0"
26'-8" 1'-0" 23'-4" 1'-0" 23'-4" 1'-0" 26'-8"
62'-0"
2'-6" 1'-0" 19'-8" 19'-8" 24'-2"
62'-0"
24'-2" 3'-8" 1'-0" 3'-8" 1'-0" 2'-6"
GREAT
ROOM
17'-6" X 16'-6"

KITCHEN
PDR
LIVING
17'-7" x 14'-1"
DINING
14'-11" X 10'-0"
NOOK
PDR

KITCHEN
LIVING
14'-9" x 16'-8"

GREAT ROOM
18'-0" x 22'-8"
PDR

KITCHEN

GREAT ROOM
18'-0" x 22'-8"

KITCHEN
PANTRY
PDR
NOOK
UP
19 R
DN
17 R
DN
2 R

OPEN TO BELOW
UP
2 R
DN
9 R
OPT. WINE
UP
19 R
DN
17 R

OPEN TO BELOW
DN
9 R
OPT. WINE
DN
17 R
UP
19 R

OPEN TO BELOW
DN
9 R
DN
17 R
UP
19 R

OPEN TO BELOW
UP
2 R
DN
3 R
DN
9 R
DN
2 R
UP
2 R
DN
2 R
DN
2 R
PANTRY
UP
2 R LIVING
14'-9" x 16'-8"
LIVING
17'-7" x 14'-1"
DINING
14'-11" X 10'-0"
GREAT
ROOM
17'-6" X 16'-6"
DN
3 R
DN
6 R
DN
3 R
DN
6 R
DN
3 R
DN
6 R
DN
6 R
PLAN 1A
LOT 6
PLAN 2XB
LOT 7
PLAN 1A
LOT 5
PLAN 2XBR
LOT 4
PLAN 2XB
4 BEDROOM + OFFICE, 4.5 BATH
2-CAR GARAGE
PLAN 1A
4 BEDROOM + OFFICE, 3.5 BATH
2-CAR GARAGE
GROSS FLOOR AREA INCLUDES THE SUM OF ALL FLOORS TO THE OUTSIDE SURFACE OF THE EXTERIOR WALLS; INCLUDING STAIRWELLS AT ALL FLOORS AND ALL OUTDOOR AREAS THAT ARE ENCLOSED ON MORE THAN THREE SIDES. EXCLUDES SPACE USED FOR OFF-STREET PARKING OR LOADING; 20 TOTAL GROSS AREA - PLAN 2XBBASEMENT FLOOR 480 SFFIRST FLOOR 1,618 SFSECOND FLOOR 1,685 SFTOTAL 3,783 SFTOTAL GROSS AREA - PLAN 1ABASEMENT FLOOR 454 SFFIRST FLOOR 1,411 SFSECOND FLOOR 1,451 SFTOTAL 3,316 SF

Page 778 of 893 ends

18 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 4-7 FLOOR PLAN

SECOND FLOOR
103'-0"
26'-8" 1'-0" 23'-4" 1'-0" 23'-4" 1'-0" 26'-8"
103'-0"
62'-0"
2'-6" 1'-0" 20'-10" 20'-10" 24'-2"
62'-0"
24'-2" 2'-6" 1'-0" 2'-6" 1'-0" 2'-6"
W.I.C.
29'-5" LF
LAU
BA 2
BA 3
OWNERS

BATHROOM
OFFICE
W.I.C.

LAU
BA 2
BA 3
OWNERS

BATHROOM
OFFICE
W.I.C.

WIC
WIC
13 LF
WIC
10 LF
LAU
OWNERS

BATHROOM
OWNERS

BEDROOM
19'-11" x 14'-3"
BA 2
BEDROOM 3
11'-1" x 13'-10"
BEDROOM 2
11'-1" x 11'-8"
WIC
WIC
13 LF
WIC
10 LF
LAU
OWNERS

BATHROOM
BA 2
DN
19 R
DN
19 R
DN
19 R
DN
19 R
BEDROOM 2
11'-7" x 15'-3"
BEDROOM 3
11'-7" x 13'-8"
OWNERS

BEDROOM
14'-6" x 15'-6"
CARPET
OWNERS

BEDROOM
19'-11" x 14'-3"
BEDROOM 2
11'-7" x 15'-3"
BEDROOM 3
11'-7" x 13'-8"
W.I.C.
29'-5" LF
BEDROOM 3
11'-1" x 13'-10"
BEDROOM 2
11'-1" x 11'-8"
PLAN 1A
LOT 6
PLAN 2XB
LOT 7
PLAN 1A
LOT 5
PLAN 2XBR
LOT 4
PLAN 2XB
4 BEDROOM + OFFICE, 4.5 BATH
2-CAR GARAGE
PLAN 1A
4 BEDROOM + OFFICE, 3.5 BATH
2-CAR GARAGE
GROSS FLOOR AREA INCLUDES THE SUM OF ALL FLOORS TO THE OUTSIDE SURFACE OF THE EXTERIOR WALLS; INCLUDING STAIRWELLS AT ALL FLOORS AND ALL OUTDOOR AREAS THAT ARE ENCLOSED ON MORE THAN THREE SIDES. EXCLUDES SPACE USED FOR OFF-STREET PARKING OR LOADING; 20 TOTAL GROSS AREA - PLAN 2XBBASEMENT FLOOR 480 SFFIRST FLOOR 1,618 SFSECOND FLOOR 1,685 SFTOTAL 3,783 SFTOTAL GROSS AREA - PLAN 1ABASEMENT FLOOR 454 SFFIRST FLOOR 1,411 SFSECOND FLOOR 1,451 SFTOTAL 3,316 SF

Page 779 of 893 ends

19 HATCHING INDICATES PROPOSED SOLAR ZONE. SOLAR PANELS WILL BE PROVIDED AS STANDARD PER THE CALIFORNIA ENERGY CODE. LOCATIONS TO BE DETERMINED.

RIDGE
HIP
VALLEY
HIP
HIP
HIP

HIP HIP
RIDGE
8:12
8:12
8:12
8:12
8:12
3:12
8:12
8:12

PITCH BREAK
RIDGE
HIP
VALLEY
HIP
HIP

HIP HIP
RIDGE
8:12 8:12
8:12
3:12
8:12
PITCH BREAK 8:12
8:12
8:12

VALLEY HIP
HIP
8:12 RIDGE 8:12 8:12
RIDGE 8:12 8:12

HIP HIP
8:12

VALLEY HIP
HIP
8:12
RIDGE 8:12 8:12
RIDGE 8:12 8:12

HIP HIP
8:12

HIP HIP HIP HIP
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 4-7 ROOF PLAN
PLAN 1A
LOT 6
PLAN 2XB
LOT 7
PLAN 1A
LOT 5
PLAN 2XBR
LOT 4
20

Page 780 of 893 ends

20 GRADE
8 12
T.O. SHTG
T.O. PL
10'-1" 7'-0"
T.O. PL
T.O. SHTG
T.O. PL
T.O. SLAB
8'-7"
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
.5’
SCALE: 1/2” = 1’-0”
0 1’ 2’ 4’

WALL SECTION
LOT 7
352.3
347.32
356.1357.3367.4368.6375.6

Page 781 of 893 ends

21 DN
2 R

OPEN TO BELOW

KITCHEN

GREAT ROOM

KITCHEN
PANTRY
PDR
NOOK
UP
19 R
DN
17 R

OPEN TO BELOW
DN
9 R
OPT. WINE

OPEN TO BELOW
DN
2 R
UP
2 R
DN
2 R
LIVING
LIVING
DINING
GREAT
ROOM
DN
3 R
DN
6 R
3'-0" 4'-0"
6'-0"
7'-0"
3'-0" 4'-0"
6'-0"
7'-0"
1'-4" 3'-8" 7'-0"
5'-0"

77.8° 18'-4"

70.0°
6'-8"
18'-1"
18'-4"
18'-1"
0 2' 4' 8' 12'
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 4

LADDER PAD EXHIBIT

FRONT REAR
LEFT
3'-0" 4'-0"
3'-0" 4'-0"
3'-8"

Page 782 of 893 ends

22 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 8-11 ELEVATIONS
FRONT
REAR
PLAN 2BR
LOT 8
PLAN 2B
LOT 11
PLAN 2A
LOT 9
PLAN 2A
LOT 10
PLAN 2A
LOT 10
PLAN 2A
LOT 9
PLAN 2B
LOT 11
PLAN 2BR
LOT 8

COLORED

STUCCO FINISH COMPOSITION SHINGLE ROOFRECESSED VINYL WINDOWS LIGHT FIXTUREWOOD EAVE AND FASCIA BOARDS

DORMERS

WOOD SILL

EXPANSION JOINT

FIBERGLASS ENTRY DOOR

PAINTED BRICK

PAINTED BRICK BAND

DOWNSPOUTSSTUCCO FINISH

Page 783 of 893 ends

23 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 8-11 ELEVATIONS
RIGHT
PLAN 2B
LOT 11
LEFT
PLAN 2BR
LOT 8

COLORED

Page 784 of 893 ends

24 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 8-11 ELEVATIONS
FRONT
REAR
PLAN 2BR
LOT 8
PLAN 2B
LOT 11
PLAN 2A
LOT 9
PLAN 2A
LOT 10
PLAN 2A
LOT 10
PLAN 2A
LOT 9
PLAN 2B
LOT 11
PLAN 2BR
LOT 8

BLACK AND WHITE

STUCCO FINISH COMPOSITION SHINGLE ROOFRECESSED VINYL WINDOWS LIGHT FIXTUREWOOD EAVE AND FASCIA BOARDS

DORMERS

WOOD SILL

EXPANSION JOINT

FIBERGLASS ENTRY DOOR

PAINTED BRICK

PAINTED BRICK BAND

DOWNSPOUTSSTUCCO FINISH

Page 785 of 893 ends

25 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 8-11 ELEVATIONS
RIGHT
PLAN 2B
LOT 11
LEFT
PLAN 2BR
LOT 8

BLACK AND WHITE

Page 786 of 893 ends

26 109'-8"
26'-8" 1'-0" 26'-8" 1'-0" 26'-8" 1'-0" 26'-8"
109'-8"
60'-6"
26'-8" 1'-0" 26'-8" 1'-0" 26'-8" 1'-0" 26'-8"
60'-6"
MUD

OPEN TO ABOVE
BA 4

TRENCH DRAIN

UP TO FRONTDOOR ENTRY &

FIRST FLOOR
BEDROOM 4
11'-0" x 13'-10"
MUD

OPEN TO ABOVE
BA 4
16076 SECTIONAL GAR DOOR

TRENCH DRAIN
SLOPE = 6%

TRENCH DRAIN

DOWN UP TO FRONT

DOOR ENTRY &

FIRST FLOOR
UP
UP
17 R
MUD

OPEN TO ABOVE
BA 4

TRENCH DRAIN

UP TO FRONTDOOR ENTRY &FIRST FLOOR
MUD

OPEN TO ABOVE
BA 4

TRENCH DRAIN

UP TO FRONTDOOR ENTRY &

FIRST FLOOR

WIC WIC WIC WIC
RAMP SLOPE = 14%
DOWN
9"

CENTERLINE OF GARAGE DOOR

CL OF GARAGE
UP
17 R
UP
17 R
UP
17 R
9"

CENTERLINE OF GARAGE DOOR
CL OF GARAGE9"

CENTERLINE OF GARAGE DOOR

CL OF GARAGE

CENTERLINE OF GARAGE DOOR
9"

CL OF GARAGE

SLOPE TO DRAIN
1%

BASEMENT/
2-CAR GARAGE
REQUIRED 10' X 20' PER CAR
PROVIDE 20'-8" x 20'-2"

SLOPE TO DRAIN
1%

BASEMENT/
2-CAR GARAGE
REQUIRED 10' X 20' PER CAR
PROVIDE 20'-8" x 20'-2"

SLOPE TO DRAIN
1%

BASEMENT/
2-CAR GARAGE
REQUIRED 10' X 20' PER CAR
PROVIDE 20'-8" x 20'-2"

SLOPE TO DRAIN
1%

BASEMENT/
2-CAR GARAGE
REQUIRED 10' X 20' PER CAR
PROVIDE 20'-8" x 20'-2"
16076 SECTIONAL GAR DOOR 16076 SECTIONAL GAR DOOR 16076 SECTIONAL GAR DOOR SLOPE = 5.7%
DOWN
SLOPE = 6%
DOWN
RAMP SLOPE = 14%
DOWN
SLOPE = 3.4%
DOWN
SLOPE = 6%
DOWN
RAMP SLOPE = 14%
DOWN
SLOPE = 6.1%
DOWN
SLOPE = 6%
DOWN
RAMP SLOPE = 14%
DOWN
SLOPE = 3.9%
DOWN
BEDROOM 4
11'-0" x 13'-10"
BEDROOM 4
11'-0" x 13'-10"
BEDROOM 4
11'-0" x 13'-10"
6'-0" CLG ±
6'-0" CLG ±
6'-0" CLG ±
6'-0" CLG ±

UP UP UP
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 8-11 FLOOR PLAN
PLAN 2A
LOT 10
PLAN 2B
LOT 11
PLAN 2A
LOT 9
PLAN 2BR
LOT 8

BASEMENT FLOOR
PLAN 2A, 2B
4 BEDROOM + OFFICE, 4.5 BATH
2-CAR GARAGE
TOTAL GROSS AREA - PLAN 2ABASEMENT FLOOR 440 SFFIRST FLOOR 1,578 SFSECOND FLOOR 1,624 SFTOTAL 3,642 SFTOTAL GROSS AREA - PLAN 2BBASEMENT FLOOR 440 SFFIRST FLOOR 1,600 SFSECOND FLOOR 1,645 SFTOTAL 3,685 SF GROSS FLOOR AREA INCLUDES THE SUM OF ALL FLOORS TO THE OUTSIDE SURFACE OF THE EXTERIOR WALLS; INCLUDING STAIRWELLS AT ALL FLOORS AND ALL OUTDOOR AREAS THAT ARE ENCLOSED ON MORE THAN THREE SIDES. EXCLUDES SPACE USED FOR OFF-STREET PARKING OR LOADING; 30

Page 787 of 893 ends

27 109'-8"
26'-8" 1'-0" 26'-8" 1'-0" 26'-8" 1'-0" 26'-8"
60'-6"
2'-6" 24'-2" 24'-2" 24'-2"
60'-6"
24'-2" 2'-6" 1'-0" 2'-6" 1'-0" 2'-6"
UP
19 R
DN
17 R

KITCHEN
PANTRY
PDR
NOOK

OPEN TO BELOW
UP
2 R
DN
9 R
DN
2 R
UP
19 R
DN
17 R
DN
9 R

KITCHEN
PANTRY
NOOK

OPEN TO BELOW
DN
9 R
UP
2 R
DN
2 R
OPT. WINE
PDR
LIVING
17'-7" x 14'-1"
UP
19 R
DN
17 R

KITCHEN
PANTRY
NOOK

OPEN TO BELOW
DN
9 R
UP
2 R
DN
2 R
PDR
UP
19 R
DN
17 R

KITCHEN
PANTRY
NOOK

OPEN TO BELOW
DN
9 R
UP
2 R
DN
2 R
PDR
1'-0"
OPT. WINE OPT. WINE OPT. WINE
DINING
14'-11" X 10'-0"
DINING
14'-11" X 10'-0"
DINING
14'-11" X 10'-0"
DINING
14'-11" X 10'-0"
LIVING
17'-7" x 14'-1"
LIVING
17'-7" x 14'-1"
LIVING
17'-7" x 14'-1"
GREAT
ROOM
17'-6" X 15'-0"
GREAT
ROOM
17'-6" X 15'-0"
GREAT
ROOM
17'-6" X 15'-0"
GREAT
ROOM
17'-6" X 15'-0"
DN
9 R
DN
9 R
DN
9 R
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 8-11 FLOOR PLAN

FIRST FLOOR
PLAN 2A, 2B
4 BEDROOM + OFFICE, 4.5 BATH
2-CAR GARAGE
PLAN 2A
LOT 10
PLAN 2B
LOT 11
PLAN 2A
LOT 9
PLAN 2BR
LOT 8
GROSS FLOOR AREA INCLUDES THE SUM OF ALL FLOORS TO THE OUTSIDE SURFACE OF THE EXTERIOR WALLS; INCLUDING STAIRWELLS AT ALL FLOORS AND ALL OUTDOOR AREAS THAT ARE ENCLOSED ON MORE THAN THREE SIDES. EXCLUDES SPACE USED FOR OFF-STREET PARKING OR LOADING; 30 TOTAL GROSS AREA - PLAN 2ABASEMENT FLOOR 440 SFFIRST FLOOR 1,578 SFSECOND FLOOR 1,624 SFTOTAL 3,642 SFTOTAL GROSS AREA - PLAN 2BBASEMENT FLOOR 440 SFFIRST FLOOR 1,600 SFSECOND FLOOR 1,645 SFTOTAL 3,685 SF

Page 788 of 893 ends

28 109'-8"
26'-8" 1'-0" 26'-8" 1'-0" 26'-8" 1'-0" 26'-8"
109'-8"
60'-6"
2'-6" 1'-0" 24'-2" 24'-2" 24'-2"
60'-6"
24'-2" 2'-6" 1'-0" 2'-6" 1'-0" 2'-6"
DN
19 R
LAU
BA 2
BA 3
OWNERS

BATHROOM
W.I.C.

W.I.C.
29'-5" LF
OFFICE
BA 3
DN
19 R
LAU
BA 2
BA 3
OWNERS

BATHROOM
OFFICE
W.I.C.

BEDROOM 3
11'-7" x 12'-2"
BEDROOM 2
11'-7" x 13'-9"
OWNERS

BEDROOM
14'-6" x 15'-6"
CARPET
DN
19 R
DN
19 R
BEDROOM 2
11'-7" x 13'-9"
BEDROOM 2
11'-7" x 13'-9"
BEDROOM 2
11'-7" x 13'-9"
BEDROOM 3
11'-7" x 12'-2"
BEDROOM 3
11'-7" x 12'-2"
BEDROOM 3
11'-7" x 12'-2"
OWNERS

BEDROOM
14'-6" x 15'-6"
CARPET
OWNERS

BATHROOM
OWNERS

BATHROOM
LAU
BA 2
BA 3
W.I.C.

W.I.C.
29'-5" LF
OFFICE
LAU
BA 2
BA 3
W.I.C.

W.I.C.
29'-5" LF
OFFICE
W.I.C.
29'-5" LF
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 8-11 FLOOR PLAN

SECOND FLOOR
PLAN 2A, 2B
4 BEDROOM + OFFICE, 4.5 BATH
2-CAR GARAGE
PLAN 2A
LOT 10
PLAN 2B
LOT 11
PLAN 2A
LOT 9
PLAN 2BR
LOT 8
GROSS FLOOR AREA INCLUDES THE SUM OF ALL FLOORS TO THE OUTSIDE SURFACE OF THE EXTERIOR WALLS; INCLUDING STAIRWELLS AT ALL FLOORS AND ALL OUTDOOR AREAS THAT ARE ENCLOSED ON MORE THAN THREE SIDES. EXCLUDES SPACE USED FOR OFF-STREET PARKING OR LOADING; 30 TOTAL GROSS AREA - PLAN 2ABASEMENT FLOOR 440 SFFIRST FLOOR 1,578 SFSECOND FLOOR 1,624 SFTOTAL 3,642 SFTOTAL GROSS AREA - PLAN 2BBASEMENT FLOOR 440 SFFIRST FLOOR 1,600 SFSECOND FLOOR 1,645 SFTOTAL 3,685 SF

Page 789 of 893 ends

29 HATCHING INDICATES PROPOSED SOLAR ZONE. SOLAR PANELS WILL BE PROVIDED AS STANDARD PER THE CALIFORNIA ENERGY CODE. LOCATIONS TO BE DETERMINED.

RIDGE
HIP
VALLEY
HIP
HIP
HIP

HIP HIP
RIDGE
8:12 8:12
8:12
8:12
8:12
3:12
8:12
8:12

PITCH BREAK

HIP HIP
8:12
HIP
HIP
VALLEY
RIDGE8:12 8:12
8:12
RIDGE 8:12 8:12

HIP HIP
8:12
HIP
HIP
VALLEY
RIDGE8:12 8:12
8:12
RIDGE8:12 8:12
RIDGE
HIP
VALLEY
HIP
HIP
HIP

HIP HIP
RIDGE
8:12
8:12
8:12
3:12
8:12
8:12

PITCH BREAK
8:12
8:12
PLAN 2A
LOT 10
PLAN 2B
LOT 11
PLAN 2A
LOT 9
PLAN 2BR
LOT 8
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 8-11 ROOF PLAN
30

Page 790 of 893 ends

30 GRADE
8 12
T.O. SHTG
T.O. PL
10'-1" 7'-0"
T.O. PL
T.O. SHTG
T.O. PL
T.O. SLAB
8'-7"
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
.5’
SCALE: 1/2” = 1’-0”
0 1’ 2’ 4’

WALL SECTION
LOT 11
353.1
347.99
356.6357.8367.9369.1376.1

Page 791 of 893 ends

31 UP
19 R
DN
17 R

KITCHEN
PANTRY
PDR
NOOK

OPEN TO BELOW
UP
2 R
DN
9 R
DN
2 R

KITCHEN
PANTRY
NOOK

OPEN TO
DN
9 R
U
2 DN
2 R
OPT. WINE OPT. WINE

DINING DINING

LIVING LIVING
GREAT
ROOM
GREAT
ROOM
DN
9 R
3'-0" 4'-0"
6'-0"
7'-0"
3'-0" 4'-0"
6'-0"
7'-0"
1'-4" 3'-8" 7'-0"
5'-0"

77.9° 19'-3"

70.0°
6'-6"
17'-11"
19'-3"
17'-11"
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 8

LADDER PAD EXHIBIT

FRONT REAR
LEFT
3'-0" 4'-0" 3'-0" 4'-0"
3'-8"

Page 792 of 893 ends

32 PAINTED BRICK
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 12-14 ELEVATIONS
FRONT
REAR
PLAN 2CR
LOT 12
PLAN 2C
LOT 14
PLAN 2D
LOT 13
PLAN 2D
LOT 13
PLAN 2C
LOT 14
PLAN 2CR
LOT 12

COLORED

PAINTED BRICK

STUCCO FINISH

DORMERS

WOOD SILL

EXPANSION JOINT

FIBERGLASS ENTRY DOOR

PAINTED BRICK BAND

STUCCO FINISH COMPOSITION SHINGLE ROOFRECESSED VINYL WINDOWS GARAGE DOORLIGHT FIXTURE

WOOD EAVE AND FASCIA BOARDS

DOWNSPOUTS

Page 793 of 893 ends

33 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 12-14 ELEVATIONS
RIGHT
LEFT
PLAN 2C
LOT 14
PLAN 2CR
LOT 12

COLORED

Page 794 of 893 ends

34 PAINTED BRICK
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 12-14 ELEVATIONS
FRONT
REAR
PLAN 2CR
LOT 12
PLAN 2C
LOT 14
PLAN 2D
LOT 13
PLAN 2D
LOT 13
PLAN 2C
LOT 14
PLAN 2CR
LOT 12

BLACK AND WHITE

PAINTED BRICK

STUCCO FINISH

DORMERS

WOOD SILL

EXPANSION JOINT

FIBERGLASS ENTRY DOOR

PAINTED BRICK BAND

STUCCO FINISH COMPOSITION SHINGLE ROOFRECESSED VINYL WINDOWS GARAGE DOORLIGHT FIXTURE

WOOD EAVE AND FASCIA BOARDS

DOWNSPOUTS

Page 795 of 893 ends

35 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 12-14 ELEVATIONS
RIGHT
LEFT
PLAN 2C
LOT 14
PLAN 2CR
LOT 12

BLACK AND WHITE

Page 796 of 893 ends

36 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 12-14 FLOOR PLAN

BASEMENT FLOOR
PLAN 2C, 2D
4 BEDROOM + OFFICE, 4.5 BATH
2-CAR GARAGE
GROSS FLOOR AREA INCLUDES THE SUM OF ALL FLOORS TO THE OUTSIDE SURFACE OF THE EXTERIOR WALLS; INCLUDING STAIRWELLS AT ALL FLOORS AND ALL OUTDOOR AREAS THAT ARE ENCLOSED ON MORE THAN THREE SIDES. EXCLUDES SPACE USED FOR OFF-STREET PARKING OR LOADING; PLAN 2CR
LOT 12
PLAN 2D
LOT 13
PLAN 2C
LOT 14
40 82'-0"
26'-8" 1'-0" 26'-8" 1'-0" 26'-8"
82'-0"
60'-6"
26'-8" 1'-0" 26'-8" 1'-0" 26'-8"
60'-6"
MUD

OPEN TO ABOVE
BA 4
16076 SECTIONAL GAR DOOR

TRENCH DRAIN

UP TO FRONTDOOR ENTRY &

FIRST FLOOR
MUD

OPEN TO ABOVE
BA 4

TRENCH DRAIN

TRENCH DRAIN
UP
UP
17 R
MUD

OPEN TO ABOVE
BA 4

TRENCH DRAIN
UP

UP TO FRONT

DOOR ENTRY &

FIRST FLOOR

UP TO FRONT

DOOR ENTRY &

FIRST FLOOR
UP
17 R
UP
17 R

WIC WIC WIC
16076 SECTIONAL GAR DOOR 16076 SECTIONAL GAR DOOR
9"

CENTERLINE OF GARAGE DOOR

CL OF GARAGE

CL OF GARAGE
9"

CL OF RAMP

CENTERLINE OF GARAGE DOOR
9"
CL OF GARAGE9"

CENTERLINE OF GARAGE DOOR
SLOPE = 6%
DOWN
RAMP SLOPE = 14%
DOWN

SLOPE TO DRAIN
1%

BASEMENT/
2-CAR GARAGE
REQUIRED 10' X 20' PER CAR
PROVIDE 20'-8" x 20'-2"
SLOPE = 5.2%
DOWN
SLOPE = 6%
DOWN
RAMP SLOPE = 14%
DOWN
SLOPE = 3.2%
DOWN
SLOPE = 6%
DOWN
RAMP SLOPE = 14%
DOWN
SLOPE = 3.8%
DOWN

SLOPE TO DRAIN
1%

BASEMENT/
2-CAR GARAGE
REQUIRED 10' X 20' PER CAR
PROVIDE 20'-8" x 20'-2"

SLOPE TO DRAIN
1%

BASEMENT/
2-CAR GARAGE
REQUIRED 10' X 20' PER CAR
PROVIDE 20'-8" x 20'-2"
BEDROOM 4
11'-0" x 13'-10"
BEDROOM 4
11'-0" x 13'-10"
BEDROOM 4
11'-0" x 13'-10"

TRENCH DRAIN
UP
6'-0" CLG ± 6'-0" CLG ±
6'-0" CLG ±
5'-6"
TOTAL GROSS AREA - PLAN 2DBASEMENT FLOOR 440 SFFIRST FLOOR 1,543 SFSECOND FLOOR 1,565 SFTOTAL 3,548 SFTOTAL GROSS AREA - PLAN 2CBASEMENT FLOOR 440 SFFIRST FLOOR 1,600 SFSECOND FLOOR 1,645 SFTOTAL 3,685 SF

Page 797 of 893 ends

37 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 12-14 FLOOR PLAN

FIRST FLOOR
PLAN 2C, 2D
4 BEDROOM + OFFICE, 4.5 BATH
2-CAR GARAGE
PLAN 2CR
LOT 12
PLAN 2D
LOT 13
PLAN 2C
LOT 14
82'-0"
26'-8" 1'-0" 26'-8" 1'-0" 26'-8"
82'-0"
60'-6"
2'-6" 2'-6" 24'-2"
60'-6"
24'-2" 1'-0" 24'-2" 1'-0" 2'-6"

KITCHEN
PANTRY
NOOK

OPEN TO BELOW
UP
19 R
DN
17 R

KITCHEN
PANTRY
PDR
NOOK

OPEN TO BELOW
UP
2 R
DN
9 R
UP
19 R
DN
17 R
DN
9 R
UP
19 R
DN
17 RDN
9 R

KITCHEN
PANTRY
NOOK

OPEN TO BELOW
DN
9 R
UP
2 R
UP
2 R
DN
2 R
DN
2 R
DN
2 R
OPT. WINE

PDR PDR
LIVING
17'-7" x 14'-1"
DINING
14'-11" X 10'-0"
OPT. WINE
LIVING
14'-11" x 14'-1"
DINING
14'-11" X 10'-0"
OPT. WINE
LIVING
17'-7" x 14'-1"
DINING
14'-11" X 10'-0"
GREAT
ROOM
17'-6" X 15'-0"
GREAT
ROOM
17'-6" X 15'-0"
GREAT
ROOM
17'-6" X 15'-0"
DN
9 R
DN
9 R
40 GROSS FLOOR AREA INCLUDES THE SUM OF ALL FLOORS TO THE OUTSIDE SURFACE OF THE EXTERIOR WALLS; INCLUDING STAIRWELLS AT ALL FLOORS AND ALL OUTDOOR AREAS THAT ARE ENCLOSED ON MORE THAN THREE SIDES. EXCLUDES SPACE USED FOR OFF-STREET PARKING OR LOADING; TOTAL GROSS AREA - PLAN 2DBASEMENT FLOOR 440 SFFIRST FLOOR 1,543 SFSECOND FLOOR 1,565 SFTOTAL 3,548 SFTOTAL GROSS AREA - PLAN 2CBASEMENT FLOOR 440 SFFIRST FLOOR 1,600 SFSECOND FLOOR 1,645 SFTOTAL 3,685 SF

Page 798 of 893 ends

38 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 12-14 FLOOR PLAN

SECOND FLOOR
PLAN 2C, 2D
4 BEDROOM + OFFICE, 4.5 BATH
2-CAR GARAGE
PLAN 2CR
LOT 12
PLAN 2D
LOT 13
PLAN 2C
LOT 14
82'-0"
26'-8" 1'-0" 26'-8" 1'-0" 26'-8"
82'-0"
60'-6"
2'-6" 21'-8" 24'-2"
60'-6"
24'-2" 1'-0" 2'-6" 1'-0" 2'-6"
LAU
BA 2
BA 3
OWNERS

BATHROOM
DN
19 R
LAU
BA 2
BA 3
OWNERS

BATHROOM
DN
19 R
DN
19 R
LAU
BA 2
BA 3
OWNERS

BATHROOM
2'-6"
W.I.C.

OFFICE OFFICE OFFICE
W.I.C. W.I.C.

OWNERS

BEDROOM
14'-6" x 15'-2"
CARPET
BEDROOM 2
11'-7" x 13'-9"
BEDROOM 3
11'-7" x 12'-2"
W.I.C.
29'-5" LF
BEDROOM 2
11'-7" x 13'-9"
BEDROOM 2
11'-7" x 13'-9"
BEDROOM 3
11'-7" x 12'-2"
BEDROOM 3
11'-7" x 12'-2"
W.I.C.
29'-5" LF
W.I.C.
29'-5" LF
OWNERS

BEDROOM
14'-6" x 15'-2"
CARPET
OWNERS

BEDROOM
13'-8" x 15'-2"
CARPET
40 GROSS FLOOR AREA INCLUDES THE SUM OF ALL FLOORS TO THE OUTSIDE SURFACE OF THE EXTERIOR WALLS; INCLUDING STAIRWELLS AT ALL FLOORS AND ALL OUTDOOR AREAS THAT ARE ENCLOSED ON MORE THAN THREE SIDES. EXCLUDES SPACE USED FOR OFF-STREET PARKING OR LOADING; TOTAL GROSS AREA - PLAN 2DBASEMENT FLOOR 440 SFFIRST FLOOR 1,543 SFSECOND FLOOR 1,565 SFTOTAL 3,548 SFTOTAL GROSS AREA - PLAN 2CBASEMENT FLOOR 440 SFFIRST FLOOR 1,600 SFSECOND FLOOR 1,645 SFTOTAL 3,685 SF

Page 799 of 893 ends

39 HATCHING INDICATES PROPOSED SOLAR ZONE. SOLAR PANELS WILL BE PROVIDED AS STANDARD PER THE CALIFORNIA ENERGY CODE. LOCATIONS TO BE DETERMINED.

RIDGE
HIP
VALLEY
HIP
HIP
HIP

HIP HIP
RIDGE
RIDGE
VALLEY
HIP
HIP
HIP

HIP HIP
RIDGE
8:12
8:12
8:12
8:12
8:12
8:12
3:12
8:12
8:12 8:12
8:12
8:12
8:12
8:12

PITCH BREAK
8:12
VALLEY
RIDGE
HIP
VALLEY
HIP
HIP
HIP

HIP HIP
RIDGE
8:12
8:12
8:12
8:12
3:12

PITCH BREAK
8:12
8:12
8:12
8:12
HIP
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 12-14 ROOF PLAN
PLAN 2CR
LOT 12
PLAN 2D
LOT 13
PLAN 2C
LOT 14
40

Page 800 of 893 ends

40 GRADE
8 12
T.O. SHTG
T.O. PL
10'-1" 7'-0"
T.O. PL
T.O. SHTG
T.O. PL
T.O. SLAB
8'-7"353.1
347.99
356.6357.8367.9369.1376.1
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
.5’
SCALE: 1/2” = 1’-0”
0 1’ 2’ 4’

WALL SECTION
LOT 12
T.O. PLT.O. PLT.O. PLT.O. SHTG
T.O. SHTG
GRADE
T.O. SLAB
8’-7” 10’-1” 7’-0”
8 12

Page 801 of 893 ends

41 U
2 KITCHEN
PANTRY
K
W
DN
9 R
UP
19 R
DN
17 RDN
9 R

KITCHEN
PANTRY
NOOK

OPEN TO BELOW
DN
9 R
P
R
UP
2 R
DN
2 R
DN
2 R
OPT. WINE
PDR
LIVING
17'-7" x 14'-1"
DINING
14'-11" X 10'-0"
OPT. WINE
LIVING
14'-11" x 14'-1"
DINING
14'-11" X 10'-0"
GREAT
ROOM
17'-6" X 15'-0"
GREAT
ROOM
17'-6" X 15'-0"
3'-0" 4'-0"
6'-0"
7'-0"
3'-0" 4'-0"
6'-0"
7'-0"
7'-0"
4'-3"
3'-7" 8"
18'-10"

78.2°
3'-7"
6'-7"
70° 18'-0"
18'-10"
18'-0"
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 14

LADDER PAD EXHIBIT

FRONT REAR
RIGHT
3'-0" 4'-0"
3'-7" 8"
3'-0" 4'-0"

Page 802 of 893 ends

42 EXTERIOR PLASTER FINISHRECESSED WINDOW PERELEVATION

WINDOW GRIDS PER

ELEVATION
3x S4S WOOD TRIM
21 2"
21 2"

LINE OF WINDOW RECESS

ROOFING
ASPHALT COMPOSITION SHINGLE ROOF WITH 2X4 S4S
FASCIA BOARD OVER 2X6 S4S FASCIA BOARD. SEE
COLOR SCHEMES FOR MORE INFORMATION.

WALL FINISH

EXTERIOR PLASTER FINISHPAINTED PER COLOR SCHEME

GARAGE DOOR

PANEL-STYLE GARAGE DOOR

WITH NO WINDOWS

BAND AND CORBEL AT CANTILEVERS
2x10 S4S WOOD TRIM, NOTCH AROUND
CORBEL. 6X8 S4S WOOD CORBEL, SEE
ELEVATION FOR SPACING AND LOCATION.
1x6 S4S T&G WOOD AT CEILING.

WALL FINISH

STUCCO LANDSCAPE WALL WITH PRECAST

CAP PER COLOR SCHEME

GUARDRAIL

WROUGHT IRON RAIL FOR FALL

PROTECTION AT LIGHT WELL AND
BALCONIES.

PAINTED TO MATCH WINDOWS.

ENTRY STAIR

STUCCO WALL WITH PRECAST CAP PER

COLOR SCHEME WITH WROUGHT IRON HAND
RAIL, PER COLOR SCHEME.

STUCCO WAINSCOT

FINISH COAT STUCCO
OVER 2" SHAPED

FOAM TRIM

BRICK BAND

ROWLOCK COURSE BRICK BAND WITH
1" OFFSET FROM BRICK FINISH BELOW.

PAINTED PER COLOR SCHEME.

BRICK BAND

ROWLOCK COURSE BRICK BAND WITH
1" OFFSET FROM BRICK FINISH BELOW.

PAINTED PER COLOR SCHEME.

FIBERGLASS ENTRY DOOR

PRECAST TRIM PER COLOR SCHEME

RECESSED TRIM AT WINDOWS IN

BRICK WALLBRICK HEAD AND JAMB FINISH

PAINTED PER COLOR SCHEME

WALL FINISH

BRICK FINISH PAINTED

PER COLOR SCHEME

CORROSION RESISTANT

METAL DOWNSPOUT
3x S4S WOOD TRIM, WHERE

OCCURS PER ELEVATION

TRIM AT WINDOWS IN STUCCO WALL

5.5" DEEP RECESSED VINYL WINDOWS WITH HIGH DENSITY
FOAM FILL. 3x S4S WOOD TRIM AT HEAD AND SILL.
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION

SCHEMATIC

DETAILS

Page 803 of 893 ends

43 EXTERIOR PLASTER FINISHRECESSED WINDOW PERELEVATION

WINDOW GRIDS PER

ELEVATION
3x S4S WOOD TRIM
21 2"
21 2"

LINE OF WINDOW RECESS

ROOFING
ASPHALT COMPOSITION SHINGLE ROOF WITH 2X4 S4S
FASCIA BOARD OVER 2X6 S4S FASCIA BOARD. SEE
COLOR SCHEMES FOR MORE INFORMATION.

TRIM AT WINDOWS IN STUCCO WALL

5.5" DEEP RECESSED VINYL WINDOWS WITH HIGH
DENSITY FOAM FILL. 3x S4S WOOD TRIM AT SILL.

GARAGE DOOR

PANEL-STYLE GARAGE DOOR

WITH NO WINDOWS

ENTRY STAIR

STUCCO WALL WITH PAINTED FULL BRICK

CAP PER COLOR SCHEME WITH WROUGHT
IRON HAND RAIL, PER COLOR SCHEME.

BRICK HEADER

SOLDIER COURSE BRICK HEADER TO ALIGN
WITH BRICK WALL FINISH ABOVE. PAINTED
PER COLOR SCHEME.

FIBERGLASS DOOR WITH TRANSOM ABOVE

BRICK HEAD AND JAMB PAINTED

PER COLOR SCHEME

CORROSION RESISTANT

METAL DOWNSPOUT

RECESSED WINDOWS IN BRICK WALL

BRICK HEAD AND JAMB FINISH PAINTED PER

COLOR SCHEME

WALL FINISH

BRICK FINISH PAINTED PER COLOR SCHEME

GUARDRAIL

WROUGHT IRON RAIL FOR FALL PROTECTION
AT LIGHT WELL AND BALCONIES.

PAINTED TO MATCH WINDOWS.

WALL FINISH

STUCCO LANDSCAPE WALL WITH

PRECAST CAP PER COLOR SCHEME

BAND AND CORBEL AT CANTILEVERS
2x10 S4S WOOD TRIM, NOTCH AROUND
CORBEL. 6X8 S4S WOOD CORBEL, SEE
ELEVATION FOR SPACING AND LOCATION.
1x6 S4S T&G WOOD AT CEILING.

WALL FINISH

EXTERIOR PLASTER FINISH

PAINTED PER COLOR SCHEME
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION

SCHEMATIC

DETAILS

Page 804 of 893 ends

44 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION

BARONE HOUSE - EXISTING ELEVATIONS

COLORED
FRONT
REAR
LEFT
RIGHT

Page 805 of 893 ends

45 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION

BARONE HOUSE - EXISTING ELEVATIONS
FRONT
REAR
LEFT
RIGHT

BLACK AND WHITE

Page 806 of 893 ends

46 BARONE HOUSE - EXISTING FLOOR PLAN

FIRST FLOOR
±10'-7" FIELD VERIFY ±23'-5" FIELD VERIFY
D
W
REF
DW

KITCHEN
NOOK

LAUNDRY
HALL
BEDROOM 1
BATH 1
FAMILY ROOM BEDROOM 2
BATH 2

DINING ROOM

LIVING ROOM

FRONT PORCH
FOYER
INSTALL 5 8"-xGYP. BRD TO

CEIL & WALLS
EL. P200A
ELP.

DN
DN
DN
UP
DECK
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION

Page 807 of 893 ends

47 BARONE HOUSE - EXISTING FLOOR PLAN

SECOND FLOOR
CLOSET
CLOSET

MASTER BEDROOM
DECK
BEDROOM #3
BEDROOM #4

CLOSET PLAY AREA
ATTIC

ACCESS FAU

T-V-ROOM
HALL #2

MASTER BATH
DN
DN
DN DN
DN
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION

Page 808 of 893 ends

48 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
BARONE HOUSE - PROPOSED GARAGE + ADU ELEVATIONS

COLORED
FRONT
REAR
SIDING

COMPOSITION SHINGLE ROOF

VINYL WINDOWS

LIGHT FIXTURE

WOOD EAVE AND FASCIA BOARDS

Page 809 of 893 ends

49 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
BARONE HOUSE - PROPOSED GARAGE + ADU ELEVATIONS

COLORED
LEFT
RIGHT

SIDINGCOMPOSITION SHINGLE ROOFVINYL WINDOWWOOD GARAGE DOOR

WOOD EAVE AND FASCIA BOARDS

Page 810 of 893 ends

50 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION

BARONE HOUSE - PROPOSED ADU ELEVATIONS

COLORED

SIDINGCOMPOSITION SHINGLE ROOFVINYL WINDOWS LIGHT FIXTURE

WOOD EAVE AND FASCIA BOARDS

LEFT FRONT

RIGHT REAR

Page 811 of 893 ends

51 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
BARONE HOUSE - PROPOSED GARAGE + ADU ELEVATIONS

BLACK AND WHITE
FRONT
REAR
SIDING

COMPOSITION SHINGLE ROOF

VINYL WINDOWS

LIGHT FIXTURE

WOOD EAVE AND FASCIA BOARDS

Page 812 of 893 ends

52 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
BARONE HOUSE - PROPOSED GARAGE + ADU ELEVATIONS

BLACK AND WHITE
LEFT
RIGHT

SIDINGCOMPOSITION SHINGLE ROOFVINYL WINDOWWOOD GARAGE DOOR

WOOD EAVE AND FASCIA BOARDS

Page 813 of 893 ends

53 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION

BARONE HOUSE - PROPOSED ADU ELEVATIONS

BLACK AND WHITE

SIDINGCOMPOSITION SHINGLE ROOFVINYL WINDOWS LIGHT FIXTURE

WOOD EAVE AND FASCIA BOARDS

LEFT FRONT

RIGHT REAR

Page 814 of 893 ends

54 BARONE HOUSE - PROPOSED FLOOR PLAN

FIRST FLOOR
GARAGE
2-CAR GARAGE

STORAGE ROOM
ATTIC
ADU
1 BEDROOM + 1 BATH
GROSS FLOOR AREA INCLUDES THE SUM OF ALL FLOORS TO THE OUTSIDE SURFACE OF THE EXTERIOR WALLS; INCLUDING STAIRWELLS AT ALL FLOORS AND ALL OUTDOOR AREAS THAT ARE ENCLOSED ON MORE THAN THREE SIDES. EXCLUDES SPACE USED FOR OFF-STREET PARKING OR LOADING;

KITCHEN
NOOK

LAUNDRY
HALL
BEDROOM 1
BATH 1
FAMILY ROOM BEDROOM 2
BATH 2

DINING ROOM

LIVING ROOM

FRONT PORCH
FOYER
INSTALL 5
8"-xGYP. BRD TO

CEIL & WALLS
EL. P200A
DN
DN
DN
UP DW
2'-0"
±23'-5" FIELD VERIFY
20'-5" 3'-0"
26'-0" 14'-10" 4'-2"21'-0"
32'-0"
4'-0" 26'-0"
4'-0"
13'-0" (N) ADU
676 SQ. FT.
534 SQ. FT.

BREEZEWAY
±10'-7" FIELD VERIFY
2'-3"
LIVING
ROOM

KITCHEN

BEDROOM
(N) 2-CAR
GARAGE
(N) STORAGE
ROOM
LINEN
BATH
W/D
303 SQ. FT.
(2) 3050 SH
(2) 3050 SH
(2) 3050 SH
2030 SH
2640 CM
2640 CM
3070 SC
20'-0" X 25'-3"20'-0" X 14'-3"
11'-0" X 12'-8"
18'-4" X 12'-1"
DECK

EXISTING RESIDENCE TO REMAIN
D
W
ELP.

TOTAL GROSS AREA - GARAGEFIRST FLOOR 837 SFTOTAL 837 SFTOTAL GROSS AREA - ADUFIRST FLOOR 676 SFTOTAL 676 SF 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION

Page 815 of 893 ends

55 BARONE HOUSE - PROPOSED FLOOR PLAN

SECOND FLOOR
GARAGE
2-CAR GARAGE

MASTER BEDROOM
DECK
BEDROOM #3
BEDROOM #4

CLOSET PLAY AREA
ATTIC

ACCESS FAU

T-V-ROOM
HALL #2

MASTER BATH
DN
DN
DN DN
DN
(N)ATTIC
19'-11 1/2" X 20'-11"
TOTAL GROSS AREA - GARAGEFIRST FLOOR 837 SFATTIC 523 SFTOTAL 837 SFTOTAL GROSS AREA - ADUFIRST FLOOR 676 SFTOTAL 676 SF 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION

Page 816 of 893 ends

JT
SVC
SVC

SVC SVC SVC

EUG EUG EUG EUG EUG
JT
SVC

SVC SVC
SVC
SVC
SVC

GAS GAS

SVC SVC

GAS GAS

JT JT JT JT JT

JT JT JT JT JT JT JT JT JT
GAS

EUG EUG EUG
EUG
EUG
EUG
SVC

SVC SVC

SVC SVC
JT

SVCSVCSVC
SVC
SVC

JT JT SVC
A A
M M

AC AC AC AC
AC
AC
AC
AC
AC
AC
AC AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC AC
AC AC
AC AC
A

RETAILPLAZA

EXISTING FENCE

EXISTING ENTRY PATH

SILVA CELLS
1 L2.1

SOLID FENCE

GOOD NEIGHBOR
2 L2.1

PEDESTRAIN GATE

GOOD NEIGHBOR
3 L2.1

SOLID FENCE

ON TOP OF WALL

LOCATE POTS

AT ENTRANCES
4 L2.1

SALSBURY MAIL BOX

STEP STONES OR MULCH
SEE SHEET L1.3 FORSAMPLE BACKYARD PLAN

CENTER FENCE POSTS BETWEEN TREE TRUNKS
LEGEND
FENCE EXISTING FENCEFENCE PROPOSED FENCE TO MATCH EXISTINGFENCE VIEW FENCE ADJACENT TO CREEKFENCE GOOD NEIGHBOR FENCE 6' TALL, SEE L2.1 DETAIL #1

FENCE ON TOP OF
WALL SEE L2.1 DETAIL #3

SITE TREES

NAME COUNT SIZE WUCOLS NOTES
ACER RUBRUM 'OCTOBER GLORY' 1 24" M
MALUS ESPALIER 3 24" M APPLE ESPALIER
PISTACIA CHINENSIS 'KEITH DAVEY' 7 24" LPLATANUS X ACERIFOLIA 'COLUMBIA' 15G 6 15G MPLATANUS X ACERIFOLIA 'COLUMBIA' 24 3 24" M PODOCARPUS MACROPHYLLUS 9 24" M
QUERCUS LOBATA 2 24" VL
25 - 24" BOX TREES AND 6 - 15G TREES PROVIDED
A

TREE REMOVAL TABLE
TREE # TREE NAME DIAMETER (IN.) STATUS
1721 PRUNUS CERASIFERA 13 RETAIN1722 TILIA AMERICANA 27 RETAIN1723 ACER RUBRUM 5 RETAIN1724 SEQUOIA SEMPERVIRENS 32 RETAIN1725 JUGLANS NIGRA 24 RETAIN1726 SEQUOIA SEMPERVIRENS 32 RETAIN1727 LAURUS NOBILIS 9, 10, 5, 6, 6, 4 REMOVE1728 ROBINIA PSEUDOACACIA 27 REMOVE1729 QUERCUS LOBATA 30 REMOVE1730 QUERCUS AGRIFOLIA 33" REMOVE1731 EUCALYPTUS CAMALDULENSIS 8, 8, 2 REMOVE1732 SCHINUS TEREBINTHIFOLIA 10 REMOVE1733 SEQUOIA SEMPERVIRENS 37 REMOVE1734 SEQUOIA SEMPERVIRENS 33 REMOVE1735 SEQUOIA SEMPERVIRENS 30 REMOVE1736 SEQUOIA SEMPERVIRENS 37 REMOVE1737 SEQUOIA SEMPERVIRENS 32 REMOVE1738 SEQUOIA SEMPERVIRENS 32 REMOVE1739 WASHINGTONIA ROBUSTA 16 REMOVE 1740 SEQUOIA SEMPERVIRENS 32 REMOVE1741 SEQUOIA SEMPERVIRENS 32 REMOVE1742 SEQUOIA SEMPERVIRENS 32 REMOVE1743 CELTIS AUSTRALIS 10, 7, 9 REMOVE1744 SEQUOIA SEMPERVIRENS 30 REMOVE1745 SEQUOIA SEMPERVIRENS 30 REMOVE1746 SEQUOIA SEMPERVIRENS 36 REMOVE1747 ACER NEGUNDO 9, 15 REMOVE 1748 LIGUSTRUM LUCIDUM 10, 8 REMOVE1749 WASHINGTONIA ROBUSTA 18 REMOVE 1750 WASHINGTONIA ROBUSTA 18 REMOVE
1751 PRUNUS AMERICANA 10, 12 REMOVE1752 PRUNUS AMERICAN 7, 9, 10, 8 REMOVE1753 LIGUSTRUM LUCIDUM 9, 9, 7, 4 REMOVE1754 WASHINGTONIA ROBUSTA 19 REMOVE 1755 LIGUSTRUM LUCIDUM 10, 8 REMOVE1756 QUERCUS AGRIFOLIA 10 REMOVE1757 PRUNUS AMERICANA 5, 6, 4 REMOVE1758 WASHINGTONIA ROBUSTA 18 REMOVE 1759 WASHINGTONIA ROBUSTA 18 REMOVE
1760 WASHINGTONIA ROBUSTA 18 REMOVE
1761 PRUNUS AMERICANA 12 REMOVE1762 PRUNUS AMERICANA 15 REMOVE1763 PRUNUS AMERICANA 10 REMOVE1764 OLEA EUROPEA 11, 8 REMOVE1765 QUERCUS LOBATA 10 RETAIN1766 JUGLAS NIGRA 64 REMOVE1767 FRAXINUS PENNSYLVANICA 10 RETAIN1768 FRAXINUS PENNSYLVANICA 1 RETAIN1769 FRAXINUS PENNSYLVANICA 7 RETAIN1770 FRAXINUS PENNSYLVANICA 3 RETAIN1771 FRAXINUS PENNSYLVANICA 9 RETAIN 0 10' 20' 40' 60'

LANDSCAPE PLAN
REVISED: 6/25/2024
DESIGN BY: RJDDRAWN BY: KH, MO
SCALE: 1"=20'-0"
L1.1

DESIGN FOCUS

LANDSCAPE ARCHITECTURE
& CONSTRUCTION
DESIGN
FOCUS
PO BOX 485
BEN LOMOND, CA 95005
(831) 336-3100
475 & 493 ST. JOHN

PLEASANTON, CA
NOTE:
- LANDSCAPE PLANS WILL COMPLY WITH THE CITY'S WATER

EFFICIENT LANDSCAPE ORDINANCE (MWELLO) AND BAYFRIENDLY BASICS LANDSCAPE CHECKLIST - SEE ARBORIST REPORT FOR TREE PROTECTION

RECOMMENDATIONS
- REAR YARDS FOR LOTS 8 - 14 WILL BE A HARDSCAPE
DESIGN WITH RAISED PLANTERS. ALL IRRIGATION AND

STORMWATER WILL BE COLLECTED AND DIRECTED TO
ONSITE STORMWATER FACILITIES. NO WATER WILL BE
DIRECTLY RELEASED INTO THE CREEK. SEE SHEET L1.3
FOR SAMPLE PLAN.
- TREES PLANTED AT ENTRY ADJACENT TO LOT A AND 11

MUST BE CENTERED BETWEEN PARKING SPOTS (IN LINE
WITH PARKING STRIPING). FENCE POSTS MUST NOT ALIGNWITH TREE TRUNKS. CENTER POSTS BETWEEN TREE TRUNKS

LOT A EXISTING FENCE LOT A EXISTING FENCE

Page 817 of 893 ends

TUG

GAS GAS
JT

GAS GAS GAS GAS GAS

JT JT JT JT JT JT JT JT JT JT JT JT JT

JT JT JT

JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT

GAS GAS GAS GAS
M M

COMMERCIAL

PROPERTY LINE

SITE TREES
NAME COUNT SIZE PROJECTED TREE CANOPY PROJECT TREE CANOPY, 200 SF MIN PLANTER ACER RUBRUM 'OCTOBER GLORY' 1 24" 10' 15'
PISTACIA CHINENSIS 'KEITH DAVEY' 7 24" 25' 35'
0' 4' 8' 16' 24'

SHADE TREE PLAN
REVISED: 6/25/2024
DESIGN BY: RJDDRAWN BY: KH
SCALE: 1/8"=1'-0"
L1.2

DESIGN FOCUS

LANDSCAPE ARCHITECTURE
& CONSTRUCTION
DESIGN
FOCUS
PO BOX 485
BEN LOMOND, CA 95005
(831) 336-3100
475 & 493 ST. JOHN

PLEASANTON, CA

SURFACE PARKING AREA
TOTAL: 4,352 SF
SHADE: 2,291 SFSHADE REQUIRED: 50% MIN.

SHADE PROVIDED: 52.6%

HARDSACPE AREA
TOTAL: 1,173 SF
SHADE: 289 SFSHADE REQUIRED: 20% MIN.

SHADE PROVIDED: 24.6%

LANDSCAPE AREA
TOTAL: 1,572 SF
SHADE: 722 SFSHADE REQUIRED: 20% MIN.

SHADE PROVIDED: 43.3%
DIAMETER OF TREE CANOPY PROJECTED AT 15 YEARS GROWTH. FOR APPROVED CANOPY SIZES REFER TO THE CITY OF PLEASANTON SHADE GUIDELINES FOR COMMERCIAL PROPERTY.

Page 818 of 893 ends

SVC SVC SVC SVC

SVC SVC SVC SVC
SVC
SVC

JT JT JT JT JT JT JT JT JT
AC
AC
AC
AC AC FF / TOP LANDING ±357.9
BOTTOM LANDING ±352.8
FG ±352.3
±3.5%
SOLID 6' GOOD NEIGHBOR FENCE

VIEW FENCE

ADJACENT TO
CREEK
A

MOVEABLE POTS
0' 4' 8' 16' 24'

VIEW FENCE ADJACENT TO CREEK

PROPERTY LINE
2'-6" MIN
2'
3'

PATIO FINISH GRADE

DRAINAGE TO ONSITE

STORMWATER FACILITIES

REDWOOD PLANTERS

TYPICAL BACKYARD

ENLARGEMENT
PLAN
REVISED: 1/19/2023
DESIGN BY: RJDDRAWN BY: KH
SCALE: 18"=1'=0"
L1.3

DESIGN FOCUS

LANDSCAPE ARCHITECTURE
& CONSTRUCTION
DESIGN
FOCUS
PO BOX 485
BEN LOMOND, CA 95005
(831) 336-3100
475 & 493 ST. JOHN

PLEASANTON, CA
A
TYPICAL SECTION SCALE: 1/4"=1'-0"RAISED PLANTER
NOTE:
- LANDSCAPE PLANS WILL COMPLY WITH THE CITY'S WATER

EFFICIENT LANDSCAPE ORDINANCE (MWELLO) AND BAYFRIENDLY BASICS LANDSCAPE CHECKLIST - REAR YARDS FOR LOTS 8 - 14 WILL BE A HARDSCAPE
DESIGN WITH RAISED PLANTERS. ALL IRRIGATION AND

STORMWATER WILL BE COLLECTED AND DIRECTED TO
ONSITE STORMWATER FACILITIES. NO WATER WILL BE
DIRECTLY RELEASED INTO THE CREEK.
- FINAL RAISED PLANTER SIZE, LOCATION, AND LAYOUT TO

BE DETERMINED BASED ON HOMEOWNER INPUT

Page 819 of 893 ends

GRADE
APPROX.
6'-0" ABOVE
GRADE

VARIES SEE PLAN
EQ. EQ.

FACE OF BUILDING
5'-0"
GATE
LATCH
1x6 VERTICAL
SLATS
PLAN
12"
36"
1" 3'-0"

ELEVATION SECTION
2"

GATE POST
2X4 TOP RIAL
1X2 TRIM1X6 BOARD ON BOARD
2X4 FRAMING ON EDGE
1X4 FRAMING BEHIND
2x4 TOP RAIL
1x1 TRIM
GRADE
APPROX. 6-0" ABOVE GRADE
1x6 VERTICAL SLATS
2X6 BOTTOM RAIL
2x4
PLAN
4X4 POST
12"
30"
6'-0"

ELEVATION SECTION

CONCRETE FOOTING
FG. SEE CIVIL PLANS
6"

CMU BLOCK WALL WITH

STUCCO FINISH
6'-0"
2X4 TOP RAIL
1X1 TRIM
1X6 VERTICAL SLATS
(LAP ON DIAGONAL)
4X4 POST
2X4
2X6 BOTTOM RAIL

VARIES, SEE

CIVIL PLANS

SEE STRUCTURAL ENGINEER FOR

FOOTING AND DRAINAGE DETAIL,

CMU BLOCK SIZING, AND STEEL

REINFORCEMENT

FINISH GRADE
6"
6'

CMU BLOCK WALL

WITH STUCCO FINISH

PROPERTY
LINE
CLUSTER MAILBOX #3316SAN-U CLUSTER MAILBOX #3305SAN-U

LANDSCAPE

DETAILS
REVISED: 6/25/2024
DESIGN BY: RJDDRAWN BY: KH
SCALE: AS NOTED
L2.1

DESIGN FOCUS

LANDSCAPE ARCHITECTURE
& CONSTRUCTION
DESIGN
FOCUS
PO BOX 485
BEN LOMOND, CA 95005
(831) 336-3100
475 & 493 ST. JOHN

PLEASANTON, CA
2 GOOD NEIGHBOR SCALE: 1/2"=1'-0"PEDESTRIAN GATE
1 GOOD NEIGHBOR SCALE: 1/2"=1'-0"SOLID FENCE
3 ON TOP OF WALL SCALE: 1/2"=1'-0"SOLID FENCE 4
SCALE: 1"=1'-0"

SALSBURY MAILBOX

Page 820 of 893 ends

SVC SVC SVC SVC SVC SVC SVC SVC
TUG
EUG

EUG EUG EUG EUG EUG EUG EUG EUG EUG EUG

SVC SVC SVC SVC SVC

SVC SVC SVC SVC

GAS GAS

JT JT JT JT JT JT JT JT JT JT JT

JT JT JT JT JT JT JT JT JT JT
EUG

JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT

GAS GAS GAS GAS

EUG EUG EUG EUG EUG EUG
EUG
EUG
EUG
EUG
EUG

EUG EUG

SVC SVC

SVC SVC SVC SVC SVC
JT
SVC
SVC
A
M M
A

BXBXBXBXBXBXBXBXBXBXBXBXBXBXBXBXBXBXBXBX

SITE TREES

NAME COUNT SIZE WUCOLS NOTES
ACER RUBRUM 'OCTOBER GLORY' 1 24" M
MALUS ESPALIER 3 24" M APPLE ESPALIER
PISTACIA CHINENSIS 'KEITH DAVEY' 7 24" LPLATANUS X ACERIFOLIA 'COLUMBIA' 15G 6 15G MPLATANUS X ACERIFOLIA 'COLUMBIA' 24 3 24" MPODOCARPUS MACROPHYLLUS 9 24" M QUERCUS LOBATA 2 24" VL
25 - 24" BOX TREES AND 6 - 15G TREES PROVIDED
A

TYPICAL PLANTING PLAN

NAME COUNT SIZE WUCOLS NOTES
AGAPANTHUS HYBRID 'MP003' EVERAMETHYST 94 5G L LOW WATER PER UCDAVIS PLANT IRRIGATION TRAILSARCTOSTAPHYLOS UVA-URSI 'POINT REYES' 14 1G VL 4' O.C.

BUXUS 'GREEN BEAUTY' 20 1G M TOPIARY BALL, 14" O.C.

CAMELLIA JAPONICA 'NUCCIO'S GEM' 2 15G MCOREOPSIS AURICULATA 'NANA' 24 1G L ERIGERON KARVINSKIANUS 'MOERHEIMII' 41 1G LEUONYMUS JAPONICUS 'GREEN SPIRE' 16 15G L FRAGARIA CHAVAL 28 1G M
GERANIUM X CANTABRIGIENSE 'BIOKOVO' 5 1G L 15"O.C. LOW WATER ACCORDING TO L.A. EXPERIENCE HELLEBORUS ANGUSTIFOLIUS 4 1G L 18"O.C. - CHRISTMAS ROSEHYDRANGEA ARBORESCENS 'ANNABELLE' 2 5G L LOW WATER ACCORDING TO L.A. EXPERIENCE KNIPHOFIA 'CHRISTMAS CHEER' 2 5G L LOW WATER ACCORDING TO L.A. EXPERIENCEKNIPHOFIA UVARIA 'POCO MONRROVIA' 22 1G LLOMANDRA CONFERTIFOLIA SSP. RUBIGINOSA 'PACIFIC SKY' 2 1G L
LOMANDRA LONGIFOLIA 'ROMA13' 9 5G L PLATINUM BEAUTY
MUHLENBERGIA RIGENS 10 5G L
BX
0' 4' 8' 16' 24'
MUHLENBERGIA RIGENS 10 5G LNEPHROLEPS CORDIFOLIA 4 5G M OSMANTHUS HETEROPHYLLUS 10 15G L
PRUNUS CAROLINIANA 'BRIGHT N TIGHT' 24 17 24" LRHAMNUS CALIFORNICA 'MOUND SAN BRUNO' 3 5G LROSA 'FLOWER CARPET WHITE' 3 2G M 30"O.C. LOW WATER ACCORDING TO L.A. EXPERIENCEROSMARINUS OFFICINALIS 'TUSCAN BLUE' 2 5G L 48"O.C.

SALVIA LEUCANTHA 5 3 5G L
TULBAGHIA VIOLACEA 86 1G L

ARTIFICIAL TURF OR MEADOW WITH GRASS CRETE

PER FIRE LADDER REQUIREMENTS

SILVA CELL PLANTING

NAME COUNT SIZE WUCOLS NOTES
AGAPANTHUS HYBRID 'MP003' EVERAMETHYST 18 5G L LOW WATER PER UCDAVIS PLANT IRRIGATION TRAILS COREOPSIS AURICULATA 'NANA' 40 1G L
LOMANDRA LONGIFOLIA 'ROMA13' 40 5G L PLATINUM BEAUTY

TYPICAL PLANTING PLAN CONTINUED

NAME COUNT SIZE WUCOLS NOTES

TYPICAL PLANTING
PLAN
REVISED: 6/25/2024
DESIGN BY: RJDDRAWN BY: KH, MO
SCALE: 1/8"=1'-0"
L3.1

DESIGN FOCUS

LANDSCAPE ARCHITECTURE
& CONSTRUCTION
DESIGN
FOCUS
PO BOX 485
BEN LOMOND, CA 95005
(831) 336-3100
475 & 493 ST. JOHN

PLEASANTON, CA
NOTE: LANDSCAPE PLANS WILL COMPLY WITH THE CITY'S

WATER EFFICIENT LANDSCAPE ORDINANCE (MWELLO) AND

BAY FRIENDLY BASICS LANDSCAPE CHECKLIST

Page 821 of 893 ends

DESIGN FOCUS

LANDSCAPE ARCHITECTURE
& CONSTRUCTION
DESIGN
FOCUS
PO BOX 485
BEN LOMOND, CA 95005
(831) 336-3100
475 & 493 ST. JOHN

PLEASANTON, CA PLANT PALLET
REVISED: 05/27/2022DESIGN BY: N/ADRAWN BY: KHSCALE: NTSL3.2 SHRUBS:

AGAVE DESMETIANA ‘VARIEGATA’ ALOE STRIATA ANIGOZANTHUS SP. BUDDLEIA DAVIDII ‘ATTRACTION’ BUXUS ‘GREEN BEAUTY’ CAMELLIA JAPONICA ‘NUCCIO’S PEARL’

CAMELLIA JAPONICA
‘NUCCIO’S GEM’

CAMELLIA JAPONICA
‘PINK PERFECTION’

CHONDROPETALUM TECTORUM
‘EL CAMPO’

DAPHNE X TRANSATLANTICA
‘BLAFRA’
LOMANDRA CONFERTIFOLIA SSP. OLEA EUROPAEA ‘MONTRA’

RUBIGINOSA PACIFIC SKY

HESPERALOE PARVIFLORA LAVANDULA X HETEROPHYLLA LIMONIUM PEREZII

MUHLENBERGIA RIGENS MUHLENBERGIA CAPILLARIS

PHORMIUM COLENSOI
‘CHOCOLATE BABY’

OSMANTHUS HETEROPHYLLUS

HYDRANGEA ARBORESCENS
‘ANNABELLE’

HYDRANGEA MACROPHYLLA
‘BAILMER’
KNIPHOFIA ‘CHRISTMAS CHEER’
MUHLENBERGIA ‘PINK FLAMINGO’ NEPHROLEPIS CORDIFOLIA

RHAMNUS CALIFORNICA
‘LEATHERLEAF’
PYRACANTHA X ‘MONELF’ PYRACANTHA X ‘MONELF’ RIBES SANGUINEUM

SALVIA LEUCANTHA
ROSA ‘FLOWER CARPET WHITE’ ROSA ‘ICEBERG’
LOMANDRA LONGIFOLIA BREEZE LOMANDRA PLATINUM BEAUTY ™

ROSMARINUS OFFICINALIS
‘TUSCAN BLUE’
SALVIA ‘AMISTAD’ SALVIA CHIAPENSIS SARCOCOCCA RUSCIFOLIA SYRINGA VULGARIS THUJA OCCIDENTALIS ‘EMERALD GREEN’

VIBURNUM OPULUS

Page 822 of 893 ends

DESIGN FOCUS

LANDSCAPE ARCHITECTURE
& CONSTRUCTION
DESIGN
FOCUS
PO BOX 485
BEN LOMOND, CA 95005
(831) 336-3100
475 & 493 ST. JOHN

PLEASANTON, CA PLANT PALLET
BIORETENTION PLANT IMAGES:

RHAMNUS CALIFORNICA
‘LEATHERLEAF’
AGAPANTHUS ‘BABY PETE’ BUDDLEJA ALTERNIFOLIA CORNUS STOLONIFERA

DATURA WHITE
GROUNDCOVERS AND HERBACEOUS PLANTS:

REVISED: 05/27/2022DESIGN BY: N/ADRAWN BY: KHSCALE: NTSL3.3

CAREX DIVULSA CHONDROPETALUM TECTORUM
‘EL CAMPO’

CLEMATIS ARMANDII
‘HENDERSONII RUBRA’

CALYCANTHUS OCCIDENTALIS

DISTICTIS BUCCINATORIA
CANNA ‘EREBUS’
HEMEROCALLIS ‘AZTEC CHALICE’ HEMEROCALLIS ‘CRANBERRY BABY’ IRIS ENSATA ‘BENI BOTAN’ JUNCUS PALLIDUS LONICERA INVOLUCRATA

MISCANTHUS SINENSIS
‘MORNING LIGHT’

PENSTEMON X GLOXINIOIDES
‘MIDNIGHT’

MUHLENBERGIA RIGENS RIBES SANGUINEUM WOODWARDIA FIMBRIATA

LOMANDRA LONGIFOLIA BREEZE
GERANIUM × CANTABRIGIENSE
‘BIOKOVO’

HELLEBORUS X HYBRIDUS
‘AMETHYST GEM’
HELLEBORUS ‘SPARKLING
DIAMOND’

HEUCHERA MAXIMA IRIS GERMANICA
NEPETA FAASSENII ‘BLUE WONDER’ SEDUM ‘AUTUMN JOY’
ERIGERON KARVINSKIANUS GERANIUM X ‘ROZANNE’
‘MOERHEIMII’

FRAGARIA VESCA
ARCTOSTAPHYLOS ‘PACIFIC MIST’ ARCTOSTAPHYLOS UVA-URSI
‘POINT REYES’
ACHILLEA ‘MOONSHINE’ ` AGAPANTHUS ‘BABY PETE’ CAREX DIVULSA CEANOTHUS GLORIOSUS ‘ANCHOR BAY’

COTONEASTER CONGESTUS
‘LIKIANG’

ECHEVERIA COLORATA

Page 823 of 893 ends

DESIGN FOCUS

LANDSCAPE ARCHITECTURE
& CONSTRUCTION
DESIGN
FOCUS
PO BOX 485
BEN LOMOND, CA 95005
(831) 336-3100
475 & 493 ST. JOHN
PLEASANTON, CA PLANT PALLET MULTI TREES/BUSHES: PARKSTRIP PLANTS:

TREE IMAGES:VINES:

REVISED: 05/27/2022DESIGN BY: N/ADRAWN BY: KHSCALE: NTSL3.4 AGAPANTHUS ‘BABY PETE’ KNIPHOFIA THOMSONII LOMANDRA LONGIFOLIA BREEZE NEPETA X FAASSENII ‘BLUE WONDER’
ACHILLEA ‘MOONSHINE’
ACER NEGUNDO ARBUTUS ‘MARINA’ LAGERSTROEMIA X ‘MUSKOGEE’ PISTACIA CHINENSIS QUERCUS LOBATA QUERCUS AGRIFOLIA QUERCUS SUBER CITRUS × MEYERI (LEMON) FORTUNELLA MARGARITA
‘NAGAMI’ BUSH
CITRUS SINENSIS ‘WASHINGTON’
(ORANGE)

PRUNUS ARMENIACA (APRICOT) PRUNUS AVIUM (CHERRY) PUNICA GRANATUM (POMEGRANITE)
BOUGAINVILLEA ‘BARBARA KARST- DISTICTIS BUCCINATORIA

TRACHELOSPERMUM JASMINOIDES
HARDENBERGIA VIOLACEA ‘HAPPY
WANDERER’

WISTERIA SINENSIS
‘COOKE’S PURPLE’
ROSA ‘SALLY HOLMES’

Page 824 of 893 ends

0.1 0.1 0.1 0.1 0.1 0.1

0.1 0.1 0.1 0.1 0.1 0.1 0.1

0.1 0.1 0.2 0.2 0.2 0.2 0.1

0.1 0.1 0.1 0.2 0.3 0.3 0.2 0.1

0.1 0.1 0.1 0.4 0.20.1 0.1 0.1 0.30.1 0.1 0.1 0.3

0.1 0.40.1 0.30.2 0.10.1 0.30.1 0.4 0.10.1 0.3 0.1 0.1

0.1 0.6 0.3 0.1 0.1

0.1 0.4 0.2 0.1 0.1 0.1

0.1 0.1 0.3 0.2 0.1 0.1 0.1

0.1 0.1 0.1 0.2 0.2 0.1 0.1 0.1

0.1 0.1 0.1 0.2 0.2 0.2 0.1 0.1 0.1

0.1 0.1 0.1 0.2 0.3 0.2 0.1 0.1 0.1

0.1 0.1 0.2 0.4 0.2 0.1 0.1 0.1 0.10.1 0.1 0.3 0.2 0.1 0.1 0.10.1 0.2 0.4 0.3 0.2 0.1

0.1 0.1 0.1 0.3 0.3

0.1 0.1 0.5 0.40.1 0.1 0.4 0.5

0.1 0.4 0.5

0.1 0.1 0.4 0.40.1 0.1 0.4 0.40.1 0.1 0.4 0.3

0.1 0.1 0.3 0.5 0.3

0.1 0.1 0.2 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1

0.1 0.1 0.3 0.3 0.2 0.2 0.1 0.1 0.2 0.1 0.2 0.1 0.1 0.1 0.1

0.1 0.1 0.1 0.2 0.3 0.5 0.5 0.9 0.5 0.5 0.8 0.6 0.6 0.6 0.8 0.5 0.5 0.8 0.5 0.5 0.3 0.2 0.1 0.10.1 0.1 0.2 0.3 0.2 0.1

0.1 0.1 0.2 0.4 0.2 0.1

0.1 0.2 0.2 0.3 0.4 0.4 0.5 0.7 0.7 0.7 0.7 0.6 0.5 0.5 0.4 0.4 0.4 0.5 0.5 0.5 0.6 0.8 0.8 0.8 0.7 0.6 0.4 0.4 0.3 0.2 0.2

0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.3 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.3 0.4 0.4 0.4 0.4 0.4 0.3 0.2 0.2 0.2 0.2 0.1

0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1

0.1 0.1 0.1 0.1 0.1 0.1

0.3 0.5 0.5

0.2 0.3 0.6 1.0 0.60.2 0.3 0.7 1.3 1.00.2 0.4 0.8 1.3 1.40.3 0.5 0.9 1.3 0.90.3 0.5 1.0 1.20.3 0.5 0.9 1.3 1.30.2 0.4 0.8 1.3 1.20.2 0.3 0.7 1.3 0.90.2 0.3 0.6 0.8

0.3 0.5 0.50.2 0.3 0.30.2 0.3 0.2

0.2 0.20.2 0.30.3 0.40.4 0.6 0.50.8 1.0 0.51.3 1.3 0.6

1.2 0.8

1.1 1.3 0.91.0 1.4 0.9

1.2 0.8

1.3 1.2 0.71.0 1.1 0.60.6 0.80.4 0.5

0.2 0.3 0.4 0.4

0.4 0.4 0.4 0.4 0.4 0.5 0.6

0.3 0.5 1.1 1.5 1.5 1.5 1.2 0.6 0.5 0.4 0.4 0.5 0.7 1.2 1.5 1.5 1.5 1.1 0.5

0.4 0.6 0.9 1.0 1.1 1.2 1.2 1.1 1.1 1.0 0.7 0.5 0.4 0.5 0.6 0.8 1.0 1.1 1.2 1.2 1.2 1.1 1.1 0.9 0.6

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.00.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.10.10.1 1.6

1.61.6 1.6 1.6 1.6 1.6 1.6 1.6

0.1 0.1

0.1 0.1 0.1

0.1 0.1

0.1 0.1 0.1

0.1 0.1

0.1 0.1 0.1 0.1 0.1

0.1 0.1

0.1 0.1 0.1

0.1 0.1 0.1 0.1 0.1

0.1 0.1 0.1 0.1

0.1 0.1 0.1 0.1 0.1

0.1 0.1 0.1 0.1

0.1 0.1 0.1 0.1 0.1

0.1 0.1 0.1 0.1

0.1 0.1 0.1 0.1 0.1

0.1 0.1 0.1 0.1

0.1 0.1

0.10.10.1 0.1

0.1 0.1

0.10.10.1 0.1

0.1 0.1

0.10.10.1 0.1

0.1 0.1

0.10.10.1 0.1

0.1 0.1

0.10.10.1 0.1

0.1 0.1

0.10.10.1 0.1

0.1 0.1

0.10.10.1 0.1

0.1 0.1

0.10.10.1 0.1

0.1 0.1

0.10.10.1 0.1

0.1 0.1

0.10.10.1 0.1

0.1 0.1

0.10.10.1 0.1

0.1 0.1

0.10.10.1 0.1

0.1 0.1

0.10.10.1 0.1

0.1 0.1

0.10.10.1 0.1

0.1 0.10.10.1

0.1 0.10.1

0.1 0.1

0.10.1 0.1

0.10.10.1 0.1

0.10.1 0.1

0.10.10.1 0.1

0.10.1 0.1

0.10.10.1 0.1

0.10.1 0.1

0.10.10.1 0.1

0.10.1 0.1

0.10.10.1 0.10.1

0.10.10.10.1 0.10.1

0.1 0.1

0.10.1 0.1

0.1 0.1

0.1 0.10.1

0.1 0.1 0.1 0.1

0.10.10.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1

0.10.10.10.10.10.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1

0.25 0.25 0.25

0.25 0.25

0.25 0.25 0.25

0.25 0.25

0.25 0.25 0.25 0.25

0.25 0.25

0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25

0.25 0.25

0.25 0.25
B @ 13.5'
B @ 13.5' B @ 13.5'
B @ 13.5'
Plan View
Scale - 1" = 20ft
DesignerHarry HeardDate06/18/2024ScaleAs ShownDrawing No.189031-7 A1Summary Schedule
Symbol Label Quantity Manufacturer Catalog Number Number Lamps Lumens Per Lamp Light Loss Factor Description Wattage Distribution B
4 Holophane GVD3 P30 40K
XXXX GL3GVDHSS18
1 6169 0.91 GranVille Gen3, P30 Performance
Package, 4000K CCT, 70CRI, Type 3distribution, no trim with 180deg HouseSide Shield 61 TYPE IV, MEDIUM,
BUG RATING: B1 - U5 -- G5
Statistics
Description Symbol Avg Max Min Max/Min Avg/Min
RODWAY SUMMARY 0.8 fc 1.6 fc 0.1 fc 16.0:1 8.0:1SPILL SUMMARY 0.2 fc 1.6 fc 0.0 fc N/A N/A DISCLAIMERThis application design is not a professional engineering drawing, and the design, including reported data and calculated results, is provided for informational purposes only, without any warranty as to accuracy, completeness, safety or otherwise. The design is the result of calculations made using Visual® lighting application software, photometric/radiometric data measured in a laboratory, and certain computational and modeling assumptions.Far-field photometric/radiometric data may have been used to perform one or more calculations. Photometric/radiometric data is typically collected under far-field measurement conditions; far-field data is not generally representative of near-field geometric conditions. When using far-field photometric/ radiometric data, the Visual software applies certain generalizing assumptions to approximate near-field performance. Theseapproximations may result in significant inaccuracies in individual calculated luminous and/or radiant power quantities in areas where a source is in close proximity to a particular surface or point.

The modeling of radiant flux exchange used in the Visual software requires a uniform exitance across each reflecting surface. The Visual software approximates the uniform surface exitance condition by adaptively subdividing surfaces with non-uniform exitances into subsurfaces with sufficiently uniform exitance gradients. Practical restrictions, due to computer hardware limitations, may prevent the subdivision procedure from subdividing surfaces with high exitance gradients into subsurfaces with sufficiently uniform exitance gradients, introducing potential discretization error into calculated values.Calculations performed by the Visual software assume that all reflected flux is reflected in a perfectly diffuse (Lambertian) and spectrally uniform manner across the spectral range being analyzed. If actual reflectance characteristics differ from these assumptions, observed luminous and/or radiant power quantities may differ from predicted quantities.As a result of the computational limitations and simplifying modeling assumptions described above, and/or variations in actual product performance from tested product samples, the accuracy of calculated output values identifying expected radiometric quantities and any resulting derived radiation dose calculations may be adversely affected.

In addition, the accuracy of the application design may be adversely affected if information about the physical space provided to Acuity Brands Lighting is incomplete, inaccurate, outdated or not in the required format (including but not limited to floor plans, space layout, reflected ceiling plans, physical structures, electrical design or specifications), if incorrect assumptions are made because of such deficiencies in the information provided, or if typical assumptions made about the depicted physical space are not appropriate for the space. Furthermore, actual field performance may differ from performance calculated using laboratory measurements as the result of miscalculations related to deficiencies in the information provided about the physical space, degradation factors in the end- user environment (including, but not limited to, voltage variation and dirt accumulation), or other possible variations in field conditions. Finally, lamp lumen depreciation and/or depreciation in lamp radiant intensity may result in performance over time that differs from performance calculated using a new lamp. Light loss factors may have been used in the application design to estimate such depreciation, but flaws in these estimates may also result in performance over time that differs from calculated performance.

It is the obligation of the end-user to consult with appropriately qualified Professional Engineer(s) to determine whether this application design meets the applicable requirements for performance, code compliance, safety, suitability and effectiveness for use in a particular application. In no event will Acuity Brands Lighting be responsible for any loss resulting from any use of this application design.

Holophane - Exteriors1. Readings shown are based on a total LLF of as shown at grade. Data references the extrapolated performance projections ina 25c ambient based on 10,000 hrs of LED testing (per IESNA LM-80-08 and projected per IESNA TM-21-11).2. Please refer to the "luminaire locations" for mounting heights.3. Product information can be obtained at www.Holophane.com or through your local agency.

Page 825 of 893 ends

TM1.1

Page 826 of 893 ends

TM2.1

Page 827 of 893 ends

TM3.1

Page 828 of 893 ends

TM4.1

Page 829 of 893 ends

TM5.1

Page 830 of 893 ends

TM6.1

Page 831 of 893 ends

EwIw

ĕ
#ĕ 5}=Iĕĕ :¨Oĕ #ĕ
.ĕ
+ĕ

*ĕ

*ĕ +ĕ HBĕ
Ýĕ ;ĕbĕ &ĕ;ĕbĕ &ĕ YÁ ĕ
vĕ

ĕo!ĕ

$ð

ĕ ĕ ĕ
hĕ

"\ĕ
ĕ ĕ
uĕ
d øZ!ĕ
ĕ p ā/ĕ )ĕ
$8ĕ
14/4? ? <? $+41? ? )? ?
Fx
ĕ

ĕ ĕ ĕ

?
%72 ? 70?

ñĕ
y
ĕ

ēĕ
ĕ ĕáĕĔĕ
Sĕ
HCĕ
Dĕ
ĕ(ĕ &ĕ
iĕ

&p

5¸=Iĕ :R

,ĕ
.ĕ

Dĕ

ĕ(ĕ &ĕ

#ĕ
+ĕ ĕ
6ĕ )ĕ

ĕ
"ĕ
ĕ ĕ w+w t
l
ĕ¢5!ĕ
ĕ
ĕ <ĕ

<8ĕ $^
ĕ Ă/ĕ )ĕ

ĕ
ĕ ĕ
14/4? ? <? $+41?
?
G
dĕ

ß¬ĕ ĕ
đĕ

ečČĎ ĕkĊfgćċqAAĒĕ d d

&d _c
]Ad

ĕ
ĕ ĕ

rĕ Úĕ3Wµö¥É3ĕ [ĕãUă ÷âĕ z@Ąĕ GďĕçÖĕLUĈ[ĕ ÊLĕ
{@ĕ¯ËæWĕÀÌêĕÅ îÜ3st
>? '+8)4?$? 8/? ? 844/?

ĕ ĕ ĕ
éĆĕaĕ ĕ Ù
0]ĕ

ĕ ĕ
_¶àĕä©Oĕ

|Íaĕ «ĕ

ĕ®±Ñï
Võĕ Xĕ
0
·!<óĕ ĕ

EĕÇĕ
Û£ĕ ¡ĕ ¹¤Eĕ
cĕ²Ôĕ ?9ĕ
½íĕ º/ĕ 2üĕ ?9ĕ _P
Qĕ 'TM%ĕ
1Qýòĕ
´`åĕ ?9ĕ
³ĕ ú
V¼ĕ >ĕ ĕ ÿªØĕ
¦48ĕ ĕ 47ĕ
ĕ 7ÒÆ
§ ĕ »ÎPĕXĕ ,
1
>ĕ
#ĕ
wĕ
ĕ
ĕ
,ĕ
6ĕ ;ĕĉąĕ >cĕ 6ĕ
FCĕ

qwd, ww r w ĕ 'TM%ĕ ¾ĕ

(ìKĕ

Sĕ °ĕ
ĕ
)ĕ

ĕ
ÕZ~=ĕĕ :R

ĕ
Bĕ .ĕ

*ĕ

ĕ'ĕ ĕ ĕ
ĕ'ĕ ĕ

-ĕ jĕ ĕYþÄN%ĕ
"\ĕ
ĕ ĕ
2`Þĕnĕ ùĕ
m ĀNĕ 7Ðĕ

ĕ2ûĕ-ĕ
! '" Âĕ ĕ ĕ(1%ĕ

ĕ ĕ ĕ
./#")? $+4?

×JëĕèJÏĕôĕĕ

"Zd P>DX-d 15DEd P[PR5Gd /[d 355Ld NJJRd 351C
d /-P5
d -H3d LJPRPd

1JH1N5R5d P>35Y-DCd
LD-HS>H:d PJ>Dd L5Nd D-H3P1-L5d -N1;>R51Rd
"d 3N->Hd NJ1Cd />JN5S5HS?JHd RN5-RG5HSd PJ>DPd /PGd G>Zd L5Nd -SR-1<G5HRd D d 6d GWH?1>L-Fd N5:>JH-Dd PRJNGY-R5Nd L5NG>Rd GNLd LNJX>P>JHd 1#`a ^bad

ĕ
ĕ Kĕ
1D-PPd "d L5NG5-/D5d G-R5N>-Dd L5Nd 1-FSN-HPd PL51?9>1-S?JHP d P51S>JHd ')
d 1JGL-1S53d SJd *%d
'd P3Nd PJD?3d LX1d JX5N9DJYd N?P5Nd
G>N-9>d ;L%(d :5JR5ZR>F5d 9-/N?1d !)d G>Hd JX5NF-Ld d 5ZS5H3d :5JR5ZR>E5d RJd 53:5d J9d 5Z1-X-S>JHd
"G?Dd PR5:Jd YN-Ld LE-153d -NJWH3d P?35Pd -H3d /JRRJGd J9d 1E-PPd "d L5NG5-/D5d G-T5N?-Dd -H3d P>35Y-DDd J9d P?DX-d 15FFd

Đĕ "ĕ
ĕ ĕ

ĕ
ĕ ĕ
14/4? ?
G?N-:N>3d "ZRd :5J:N>3d RJd D>H5d L5N?G5R5Nd J9d P[PR5Gd Y>R<d 'd SJ5d JWRY-N3d 9NJGd /-P5d -H3d !"d 5Z15PPd JX5Nd RJLd J9d 351Cd 'd P3N#%d LX1d L5N9JN-R53d 3>PRN?/WR>JHd L?L5d'd P3N#%d LX1d L5N9JN-R53d 1JFF51RJNd L?L5d'd P3N#%d PJD>3d LX1d L>L5d >HSJd P>DX-d 15DDd P[PR5Gd P?EX-d 15EDd /-P5d
1-/D5d S>5
d -RR-1;>H:d :5J:N?3d RJd P>DX-d 15DDd -Rd /-P5d J9d WLL5Nd D5:d 9D-N5dd L?H
d L5Nd P>EX-d 15DDd PL51>9>1-R?JHPd
H-R?X5d /-1C9?DD
d 1JGL-1R53d RJd PJ>EPd 5H:>H55Nd N51JGG5H3-S?JHd
'd 1WN/d -H3d :WRR5Nd
¿
ĕ4ÓÈ]Ãĕ-ĕ 0ĕ $^

? :/4"$? 8/?
? 2"%;?
%%? %
*,75?
5"%?
? 4<."$? 1"$:? $$? 4"$?

m

"6<? -
? .$3)6-)? &'? -9)6=? &"
-0)"?

-0? 0-3-)? !-(
3? &&?

QZST[QQ`b sw ^YM[ZQ`b sw bd`eQg]`bw
7);RJ
w .W# BfwUw Xaw h/o(w c kVw ow 2Ow _wlLN<6NiwUwH\w Nw :7=C*G83w _$4i%>w
uF9?@
w
-0w F5vAK nN1>w
uF9?@
w
-0w jD PPw
IKd 4.Vd 47Q2O@MU@KId 0\d
Q=88Ud IKd
3-S5+d G-[d ""
d ""$d
BJ/d HJ,d " %$d

Page 832 of 893 ends

CITY OF PLEASANTON

PLANNING DIVISION
Ordinance No.

Zoning Unit Map No.

DRAWN BY:

N.Amos
APPROVED BY: DATE:

December 17, 2024
SCALE:
1” = 300’
SEC. NO.:

PUD-146
Rezoning (P21-1173) of two parcels totaling
approximately 2.3 acres in area from C-C (Central
Commercial) to PUD-MU (Planned Unit DevelopmentMixed-Use) District (;+,%,7&

Page 833 of 893 ends

ATTACHMENT 3
RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PLEASANTON APPROVING VESTING TENTATIVE MAP 8631 FOR
475 AND 493 ST. JOHN STREET
WHEREAS, Robson Homes, LLC, has applied for Vesting Tentative Map (Tract 8631) approval to subdivide two parcels totaling 2.3-acres in area located 475 St. John Street (APN 094-0114-007-00) and 493 St. John Street (APN 094- 0114-008-00) into 15 single-family lots, one commercial lot, and three private common space parcels for the proposed project located 475 St. John Street (APN 094-0114-007-00) and 493 St. John Street (APN 094-0114-008-00) (hereinafter “Project”); and
WHEREAS, the tentative map is submitted in conformance with the PUD application, PUD-146; and
WHEREAS, at its duly noticed public hearing of December 17, 2024, the City Council considered all public testimony, relevant exhibits, and recommendations of the City staff and Planning Commission concerning this application; and
WHEREAS, the environmental effects of this project were reviewed with the PUD application, PUD-146, and on December 17, 2024, the City Council adopted the September 2024 Addendum to the Downtown Specific Plan’s Final Environmental Impact Report; and
WHEREAS, after a review of the materials presented, the Pleasanton City Council reaffirms all of the considerations and findings set forth in Planning Commission staff report; and
WHEREAS, the City Council has determined that the proposed subdivision is in keeping with the requirements of the PUD development plan, PUD-146.

NOW, THEREFORE,BE IT RESOLVED THAT THE CITY

COUNCIL OF THE CITY OF PLEASANTON DOES RESOLVE,
DECLARE, DETERMINE, AND ORDER THE FOLLOWING:

Section 1. Approves the application of Robson Homes, LLC, for Vesting Tentative Map approval to subdivide two parcels totaling 2.3-acres in area parcel located at located 475 St. John Street (APN 094-0114-007-00) and 493 St. John Street (APN 094-0114-008-00), into 15 single-family lots, one commercial lot, and three private common space parcels for the proposed project located 475 St.

John Street (APN 094-0114-007-00) and 493 St. John Street (APN 094-0114- 008-00), subject to the conditions shown in Exhibit A of the ordinance approving P21-1173 and PUD-146.

Section 2. This resolution shall become effective immediately upon the effective date of the ordinance approving P21-1173 and PUD-146.

Page 834 of 893 ends

2 PASSED, APPROVED, AND ADOPTED by the City Council of the City of Pleasanton at a meeting held on December 17, 2024.

I, Jocelyn Kwong, City Clerk of the City of Pleasanton, California, certify that the foregoing resolution was adopted by the City Council at a regular meeting held on the 17th day of December 2024, by the following vote:

Ayes:

Noes:

Absent:

Abstain:
___________________________
Jocelyn Kwong, City Clerk
APPROVED AS TO FORM:
___________________________________
Daniel G. Sodergren, City Attorney

Page 835 of 893 ends

Planning Commission
Agenda Report
October 23, 2024
Item 4
SUBJECT: P21-1173, PUD-146, and Tract 8631
APPLICANT: Robson Homes LLC
PROPERTY OWNER: Joseph and Maricela Barone
PURPOSE: Consideration of recommendations to the City Council for: (1) the adoption of an addendum to the Downtown Specific Plan Final Environmental Impact Report; (2) approval of applications for: (a) rezoning (P21-1173) two parcels totaling approximately 2.3 acres in area from C-C (Central-Commercial) to PUD-MU (Planned Unit Development-Mixed-Use) District; (b) a certificate of
appropriateness to demolish structures; (c) PUD-MU development plan (PUD-146) approval to: (i) retain the two-story single-family home and construct an approximately 1,360-square-foot two-story addition to the north side of the home; (ii) demolish the detached accessory dwelling unit, Barone's restaurant, and all other structures and site modifications; and (iii) construct: 1) an approximately 676-square-foot single-story detached accessory dwelling unit; 2) 14 detached single-family homes, iii) two commercial buildings totaling approximately 3,125 square feet in area with a public plaza, new private streets, and related site improvements; and (d) a Vesting Tentative Tract Map (Tract 8631) to subdivide the 2.3 acres into 15 single-family lots, one commercial lot, and three private common space parcels.

LOCATIONS: 475 St. John Street (APN 094-0114-007-00)
493 St. John Street (APN 094-0114-008-00)
GENERAL PLAN: Retail/Highway/Service Commercial Business and Professional Offices, Public Health and Safety Wildland Overlay, and Specific Plan Area

DOWNTOWN
SPECIFIC PLAN: Downtown Commercial, Arroyo, and Open Space-Arroyo ZONING: C-C (Central-Commercial), Downtown Revitalization District EXHIBITS: A. Draft Resolution recommending approval of: (1) Addendum to the Downtown Specific Plan Final
Environmental Impact Report (FEIR); (2) the following
ATTACHMENT 4

Page 836 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 2 of 32
applications: Rezoning (P21-1173); certificate of
appropriateness; a Planned Unit Development (PUD)
mixed-use development plan (PUD-146) to retain and
expand the existing two-story home, construct a 14-lot
residential subdivision with a commercial lot for new
commercial buildings with a plaza and parking lot, and
related on-site improvements, and a Vesting Tentative
Map (Tract 8631), subject to the DRAFT Conditions of
Approval.

B. Project Plans and Vesting Tentative Map
C. Addendum to the Downtown Specific Plan Final
Environmental Impact Report
D. Location and Noticing Map
E. Public Comment(s)

STAFF RECOMMENDATION
Staff recommends the Planning Commission:

1. Find the addendum to the Downtown Specific Plan Final Environmental Impact Report satisfies the requirements of CEQA and adopt a resolution recommending adoption of the addendum to the Downtown Specific Plan Final Environmental Impact Report (FEIR).

2. Adopt a resolution recommending approval of: (1) Rezoning (P21-1173) two parcels totaling approximately 2.3 acres in area from C-C (Central-Commercial) to PUD-MU (Planned Unit Development-Mixed-Use) District, (2) a certificate of appropriateness to demolish structures, (3) a PUD-MU development plan (PUD-146) to: (a) retain the two-story single-family home and construct an approximately 1,360-square-foot two-story addition to the north side of the home; (b) demolish the detached accessory dwelling unit, Barone's restaurant, and all other structures and site modifications; and (c) construct: i) 14 detached single-family homes, and ii) two commercial buildings totaling approximately 3,125 square feet in area with a public plaza, new private street, and related site improvements; and (4) a Vesting Tentative Tract Map (Tract 8631) to subdivide the 2.3 acres into 15 single-family lots, one commercial lot, and three private common space parcels.

EXECUTIVE SUMMARY
The subject application proposes to retain and expand the existing two-story, single-family home, demolish all ancillary structures, the Barone’s restaurant, and existing improvements, and create a mixed-use development to construct 14 new detached two-and-a-half-story, single-family homes; two single-story retail/commercial buildings with a plaza and 13-stall parking lot; and related site improvements on the combined approximately 2.3 acres located at 475 and 493 St. John Street. The proposal also includes demolishing the existing accessory dwelling unit and constructing an approximately 676-square-foot single-story detached accessory dwelling unit1for the existing single-family home. 1 The ADU is informational only as ADUs are considered without discretionary review or hearing, though do require a courtesy notice to adjacent tenants and property owners. No analysis or discussion will be provided further in this report.

Page 837 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 3 of 32
The subject properties, referred to hereafter as the ‘project site’, are located within the Downtown Specific Plan (DSP) area and zoned C-C and Downtown Revitalization District. As part of the 2019 DSP Update, pursuant to Policy LD-P1.5, the City Council determined the project site may redevelop with approval of a Planned Unit Development (PUD) application, which would rezone the project site and evaluate appropriate density and design, required a Work Session during the Preliminary Review stage. In discussion, the City Council noted a residential-only project is not desirable and stated a redevelopment application should try and maintain the existing amount of commercial square footage that exists on the site.

The project was presented to the Planning Commission at a Work Session on March 21, 2021, where the applicant presented two development options for the project site. Option 1 was an all-residential development proposal for 10 detached, two-story single-family homes and seven second-story accessory dwelling units above detached garages. Option 2 was a mixed-use development for nine detached, two-story single-family homes and five second-story accessory dwelling units above detached garages, and an approximately 1,877-square-foot, two-story office building with a five-stall parking lot. The Planning Commission was not supportive of an all-residential project and directed the applicant to return with a mixed-use project that maintained the existing amount of commercial square-footage currently on-site and make every feasible effort to address the public comments received. The Work Session meeting minutes are available upon request or accessible online.

Since the Work Session, the applicant has been working with the property owner and City staff to provide a redevelopment application for a mixed-use project based on the feedback received. The environmental review documentation, consideration for mixed-use rezoning, certificate of appropriateness, PUD development plan, and Vesting Tentative Map are now before the Planning Commission for consideration of a recommendation to the City Council.

BACKGROUND
General Plan, Specific Plan, and Zoning
Applicable General Plan, Downtown Specific Plan, and Zoning regulations are summarized below. Compliance with focused regulations and policies are analyzed further in the Analysis section of this agenda report.

General Plan Designation. The project site has two General Plan designations: 1) Retail/Highway/Service Commercial Business and Professional Offices; and 2) Public Health and Safety Wildland Overlay. The Arroyo del Valle and adjacent riparian area occupies a portion of the project site; this area has the General Plan Land Use designation of Public Health and Safety with Wildland Overlay and, therefore, is undevelopable. The General Plan Retail/Highway/Service Commercial Business and Professional Office designation applies to the remainder of the site. This designation does not preclude residential development if it contains a commercial component. Mixed-use is identified under the retail/highway/service commercial land use designations.

Downtown Specific Plan Designation. The project site is within the DSP area and has two Specific Plan designations – Downtown Commercial and Open Space-Arroyo. The Arroyo del Valle portion of the project site has the DSP designation of Open Space-Arroyo and is undevelopable. Mixed-use is identified as appropriate under the Downtown Commercial designation.

Page 838 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 4 of 32
With respect to the Downtown Commercial designation, during the DSP update process, the City Council considered redevelopment of the project site and adopted policy guidance for it in DSP (Policy LD-P.15). This policy states the site “may develop to a mixed-use project with approval of a PUD” and that “a residential-only is not desirable.” The DSP allows for residential development if it contains a commercial component; thus, a mixed-use project would be consistent with the DSP land use designations. The DSP includes further policies relating to new development, which are discussed below in more detail in the agenda report.

Zoning District. The project site is zoned C-C (Central-Commercial) and Downtown Revitalization district. A mixed-use project would require the project site to be rezoned to Planned Unit Development-Mixed-Use (PUD-MU).

Site and Area Description
The project site is located at the north end of Downtown on the north side of St. John Street.

An approximately 4,742-square-foot, two-story single-family home, built in 1887, along with an approximately 1,004-square-foot detached, single-story accessory dwelling unit, and restaurant parking lot are located at 493 St. John Street. An approximately 1,877-square-foot restaurant (Barone’s) and approximately 911-square-foot indoor event center, having a combined total of approximately 2,788 square feet in area, and outdoor cabana entertainment area and ancillary structures are located at 475 St. John Street.

The project site is approximately 2.3-acres in area, has two vehicular access drives, generally square in shape and relatively flat, apart from the rear portion of the lot which has a moderate to steep downward terrain into the Arroyo del Valle. There are mature trees and dense landscaping at the north end of the site, within the Arroyo del Valle, and mature trees mostly along the east and west sides and center of the project site.

The segment of St. John Street where the project site is located is between Main Street (east) and the Union Pacific Railroad tracks (west) and is in an area of mixed land uses, which is typical of the C-C Zoning District, including purpose-built residential, commercial and mixed-use buildings, as well as a number of buildings that have been converted over time from residential to commercial use.

The site is bordered to the north by City-owned open space land, east by the Pleasanton Hotel and Rose Hotel, south by offices and single-family residential homes (across St. John Street), and west by the St. John Court townhomes. Residences are also located further southwest, and the US Bank is located further southeast, on the opposite side of St. John Street. Figures 1 and 2 show the project site and adjoining land uses.

Page 839 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 5 of 32
Figure 1: Aerial of Proposed Project Site
Figure 2: Focused Aerial View
Pleasanton
Hotel
St. John Court
Townhomes
Townhomes and
Single-Family
Residential Office
City-owned land

Page 840 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 6 of 32
Figure 3: Street View, 475 St. John Street, Barone’s Restaurant Figure 4: Street View, 493 St. John Street, Barone Residence

PROJECT DESCRIPTION
The applicant proposes to rezone the approximately 2.3-acre project site from C-C (CentralCommercial) to PUD-MU (Planned Unit Development-Mixed-Use) District.

The project would retain the two-story single-family home and construct an approximately 1,360-square-foot two-story addition to the north side of the home, demolish all remaining structures and site modifications, and construct: 1) 14 detached two-and-a-half-story singlefamily homes, 3) two, single-story commercial buildings totaling approximately 3,125 square feet in area combined, an approximately 1,568-square-foot commercial plaza, new private street, a 13-car commercial parking lot, and related site improvements; and 2) subdivide the approximately 2.3 acres into 15 single-family lots, one commercial lot, and three private common space parcels.

Page 841 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 7 of 32
Site Design and Development
Figures 5 and 6 provide an overall view of the site plan and vesting tentative map layout for the proposed project. The designation of lots and parcels are as follows: Lots 1-14 to each single-family home, Lot 15 to the commercial development, Parcel A to the existing home, Parcel B to the new private hammerhead street, Parcel C (located behind lots 8-14) will remain undevelopable and permanent open space maintained by the new residential subdivision’s association, and Parcel D (between Lots 11 and 12) is an access easement to Parcel C. The existing home (Parcel A) and commercial buildings and plaza (Lot 15) are situated to face St.

John Street and the 14 new single-family homes will be located behind (north) the existing home (Parcel A) and parking lot of the commercial buildings on the commercial lot (Lot 15).

The applicant is proposing a PUD development plan which establishes as-built development standards, meaning future development (i.e., additions) and/or accessory structures would not be permitted for Lots 1-14 as the setbacks, lot size, floor area ratio, and height would remain as-built. The Barone’s property (Parcel A) would be subject to the development standards of the R-1-10,000 Zoning District and Lot 15 would be subject to the Mixed-Use-Downtown Zoning District of the Pleasanton Municipal Code (PMC). No development would be allowed on or within the open space area and access easement (Parcels C and D).

Residential. As noted, the existing single-family residence would be maintained and expanded. The approximately 1,360 square foot addition to the north of the home will include a two-car garage and storage area on the ground floor and an attic/storage space on the second floor. A new private driveway to the new garage will be provided on the west side of the new private street. No other modifications are proposed to the existing home.

Lots 1 through 14 would be developed with detached two-and-a-half-story, single-family homes2. The lots range in size from approximately 2,173 to 3,290 square feet in area. The single-family homes range in size from approximately 3,316 to 3,783 square feet in area and approximately 28 feet 5 inches to 30 feet 4 inches in height3.

Details of the plan type square-footages, building heights, and floor plans of designation spaces are provided in Exhibit B.

Commercial. Lot 15 would be developed with two, single-story commercial buildings. Building A is approximately 1,300 square feet in area and approximately 19 feet in height and Building B is approximately 1,825 square feet in area and approximately 21 feet in height (measured from finished grade to the top of the parapets). An approximately 1,568-square-foot plaza with seating and a decorative iron entry archway will separate the two commercial buildings, and a 13-stall commercial parking lot will be constructed to the north (rear) of the commercial buildings. An approximately 139-square-foot restroom and approximately 211-square-foot commercial trash enclosure will be constructed between the parking lot and Building B. Details of commercial square-footages, building heights, and open floor plans are provided in Exhibit B.
2 The wall-to-wall separation between the new homes is one foot. 3 Height is measured from average grade covered by the structure to the mean height between the roof ridge and eave.

Page 842 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 8 of 32
Figure 5: Site Plan
Figure 6: Vesting Tentative Map St. John Street
Barone’s
Home
ADU
Bldg. A
Bldg. B
Open Space
Barone’s Lot
Commercial Lot
Open Space
Addition
Easement

Page 843 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 9 of 32
Tree Removal and Landscaping/Fencing
The project site has approximately 51 trees of varying species with 34 being heritage-sized trees4. The project would require removing 39 of the 51 trees, including the 34 heritage-size trees, due to direct or significant encroachment by the proposed project. Replanting of 36 new trees is proposed primarily along the proposed private street and within the commercial parking lot. Sheet C3.1 in Exhibit B shows which existing trees would be removed and those to be preserved.

Preliminary landscape plans and fencing details have been provided for the project. A variety of drought-tolerant and climate-appropriate trees, shrubs, and groundcover are proposed, most of which would be along the private street, in bioretention areas, and around the perimeters of the commercial lot. The rear yards of Lots 1-14 will have planter boxes to be maintained by the residents. Six-foot tall wood “good neighbor” fencing will be provided along the rear and side (where feasible) yards of the new single-family homes, including along the shared property line on the east (Rose hotel) and west (St. John Townhomes). Lots 8-14 will have view fencing along the northern rear (property line). No fencing will extend into or be constructed within approximately 20 feet of the the undevelopable portion of the site (Paracel C). See Figure 7 for general landscaping and Exhibit B for a comprehensive view and list of all conceptual landscaping and fencing for the proposed project.

Figure 7: Preliminary Landscaping and Fencing Locations 4 Any single-trunked tree with a circumference of 55 inches or more measured four and one-half feet above ground level; any multi-trunked tree of which the two largest trunks have a circumference of 55 inches or more measured four and one-half feet above ground level; or any tree 35 feet or more in height.

Page 844 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 10 of 32
Parking
Lots 1-14 will be constructed with two-car garages and an approximately 534-square-foot5 two-car garage will be constructed on the north side of the Barone’s home. The new private hammerhead street will provide 10 off-site parking spaces, and the commercial lot will have a 13-stall parking lot – six standard-size spaces, four compact spaces, two electric vehicle charging spaces, and one American with Disabilities space.

Grading and Drainage
As noted, the portion of the project site being redeveloped is relatively flat. However, there is a gradual slope to the south and a relatively steep downward slope leading to the Arroyo del Valle channel to the north. Grading is proposed in areas on the relatively flat portion of the site to maintain residential structure heights similar to adjacent residential properties when creating flat pad lots, in addition to grading for bio-retention areas, a parking lot, and the hammerhead street.

Grading for building pads is expected to reach approximately 6.5 feet below the surface and excavations for utility lines and stormwater infrastructure would reach as much as approximately 9 feet below the surface. Grading would likely result in approximately 4,200 cubic yards of material being exported from the site.

The Arroyo del Valle channel is north of the project site, flowing east-west to convey stormwater and other flows. The project would include construction of residences towards the northern portion of the project site with those proposed lots (Lots 8-14) being set back approximately 20 feet from the top of the existing bank; there would be no modifications to the bed, bank or channel of Arroyo del Valle. The project would have storm drain systems and connections, shown on the civil plans in Exhibit B, described in more detail in the Analysis section, below.

Building Architecture/Design
Residential. The new single-family homes are designed to include architectural features found in other existing buildings along St. John Street and in Downtown. Most notably, the applicant is proposing traditional architecture – e.g., entry porches, Juliet balconies on some units, large, recessed windows with grids on the front and back elevations, brick veneer and stucco materials, and composition hip roofs. The massing of the buildings is broken up using projected or recessed building walls and dormer windows on the end units which provide variation in the wall planes. The buildings would feature a stucco and brick combination, and composition roofing. The proposed colors and materials of the buildings are a light cream color with dark accents (window trim, doors, garages, and exterior lighting fixtures) and would complement the existing Barone’s residence and the neighborhood. Figures 8 and 9 provide illustrations of the general plan type for the new homes on Lots 1-14. 5 The garage square-footage is included in the proposed 1,360-square-foot addition to the Barone’s home.

Page 845 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 11 of 32
Figure 8: Plan Type 3A-3C – Front and Rear Elevations

Page 846 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 12 of 32
Figure 9: Plan Type 3A-3C – Side Elevations
Existing Home. The project includes a two-story addition of approximately 1,360 square feet to the north (rear) of the existing Barone home. The first floor of the addition is an approximately 534-square-foot, two-car garage with an approximately 303-square-foot storage area. The second floor is an approximately 523-square-foot attic/storage space. The addition would be set back a minimum of approximately 4 feet from the new north (rear) property line, a minimum of approximately 12 feet 7 inches from the east (new private street) side property line, and approximately 34 feet 2 inches from the west side property line. The colors, materials, height, windows, and architectural style of the addition will match the existing home. Figures 10-12 show the existing and proposed elevations.

Page 847 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 13 of 32
Figure 10: Single-Family Home Elevations (Existing)
Figure 11: Single-Family Home Elevations (Proposed) – East/Right (New Street) and West/Left Sides

Page 848 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 14 of 32
Figure 12: Single Family Home Elevations (Proposed): North/Rear Elevation and South/Front (no change to front elevation)
Commercial. The new commercial buildings, totaling approximately 3,125 square feet in area between the two, will be designed to be in keeping with other commercial downtown buildings.

The buildings will be constructed with natural color brick veneer and have brick wall bands and trim around the windows, large storefront doors and windows on the St. John Street elevations.

Building B will have a large glass facade facing the plaza to add variation to the design.

Transom windows are also incorporated over the glass doors and metal canopies on the south elevation of the buildings to further distinguish the commercial spaces. The commercial buildings are separated by an approximately 1,568-square-foot bricklayer plaza, which will provide seating, planters, and a decorative metal arch pedestrian entry.

Figures 13-22 provide full and focused streetscape views of St. John Street, plaza design, and building elevations.

Figure 13: Full Streetscape View
New Home (Lot 4)
St. John Street Townhome Barone’s Home New Com. Bldgs. and Plaza Rose Hotel New Homes (Lots 1-3)

Page 849 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 15 of 32
Figure 14: Focused Street View W/ Rose Hotel
Figure 15: Focused Street View w/ Barone’s Home and a St. John Street Townhome New Homes (Lots 1-3)
Rose Hotel
New Home (Lot 4)

Page 850 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 16 of 32
Figure 16: Plaza Design
PLAZA
St. John Street

Page 851 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 17 of 32
Figure 17: South Elevations of Buildings A and B (St. John Street) Figure 18: North Elevations of Buildings A and B (Parking Lot) Figure 19: Building A – West Elevation (New Private Street)

Page 852 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 18 of 32
Figure 20: Building A – East Elevation (Plaza)
Figure 21: Building B – West Elevation (Plaza)
Figure 22: Building B – East Elevation (Rose Hotel)
Please refer to Exhibit B for plan details.

ANALYSIS
General Plan Land Use and Policy Conformance
The Retail/Highway/Service Commercial Business and Professional Offices General Plan land use designation allows for mixed-use development. The allowable density range for mixed-use is 20+ DUA6. Approximately 1.8 of the 2.3 total acres of the project site cannot be used for development. The project’s density of 6.5 DUA would be less than the maximum density 6 The General Plan is unclear as to whether or not 20 du/ac is intended as a minimum density; however, the City has historically interpreted Planned Unit Development projects, with densities less than 20 du/ac, to be consistent with the General Plan Mixed-Use designation.

Page 853 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 19 of 32
allowed by the mixed-use land use designation, and consistent with the General Plan’s allowable density.

The Arroyo del Valle and adjacent riparian area are located on the most northern portion of the project site, which is designated as Public Health and Safety with Wildland Overlay. This type of land use designation in the General Plan does not allow for development and is generally applied to privately-owned open space/undevelopable areas with public access not allowed.

No development is proposed in this area, it will remain privately owned by the new subdivision’s association, and public access will not be allowed. There is an easement between Lots 11-12 for maintenance access to this area. As proposed, the project is consistent with this designation.

General Plan Policies
The following General Plan policies and programs are relevant to the proposed redevelopment of the site. The project, as proposed, is in keeping with General Plan policies that emphasize mixed-use development, such as Policy 12 and implementing Programs 12.3 and 12.4.

Industrial, Commercial and Office
Policy 12: Preserve the character of the Downtown while improving its retail and residential viability and preserving the traditions of its small-town character.

Program 12.3: In the Downtown, implement mixed-use development which incorporates higher density and affordable residential units consistent with the Downtown Specific Plan, where feasible.

Program 12.4: Encourage second-floor apartments above first-floor commercial uses, and encourage live-work units in the Downtown. Also allow mixed-use development in the Downtown where residences are located behind commercial uses, subject to the limitations specified in the Downtown Specific Plan.

Sustainability
Program 2.1: Reduce the need for vehicular traffic by locating employment, residential, and service activities close together, and plan development so it is easily accessible by transit, bicycle, and on foot.

Program 2.3: Require transit-compatible development near BART stations, along transportation corridors, in business parks and the Downtown, and at other activity centers, where feasible.

Overall Community Development
Policy 4: Allow development consistent with the General Plan Land Use Map.

Program 5.2: Consider surrounding land uses and potential impacts when changing land-use designations.

Residential
Policy 9: Develop new housing in infill and peripheral areas which are adjacent to existing residential development, near transportation hubs or local-serving commercial areas.

Page 854 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 20 of 32
Policy 10: Provide flexibility in residential development standards and housing type consistent with the desired community character.

Program 10.1: Use planned unit development (PUD) zoning for residential properties that have unique characteristics or to accommodate development that does not fit under standard zoning classifications.

General Plan - Housing Element
Goal 1: Attain a variety of housing sizes, types, densities, designs, and prices which meet the existing and projected needs of all economic segments of the community.

Policy 6.4: Ensure that new housing developments and improvements to existing housing (e.g., rehabilitation, remodels, and additions) integrate sustainable design and energy efficiency features, including a reduced lifecycle carbon footprint of materials required for the development of housing (i.e., remodels, additions, and new units), reduced energy and water consumption and efficiency, and expanded use of renewable energy sources.

Goal 14: Provide adequate locations for housing of all types and in sufficient quantities to meet Pleasanton’s housing needs.

Open Space
Policy 20: Preserve designated open space areas for the protection of public health and safety, the provision of recreational opportunities, agriculture and grazing, the production of natural resources, the preservation of wildlands, water management and recreation, and the physical separation of Pleasanton from neighboring communities.

Downtown Specific Plan
Land Use
Goal: Preserve the character and development traditions of the Downtown while improving upon its commercial and residential viability. (Options 1, all-residential, and 2, mixed-use).

Downtown Specific Plan
Downtown Specific Plan: Policy Direction for 475/493 St. John Street.

The owner-initiated request to include the project site’s redevelopment potential was made towards the end of the DSP update process in 2019. The City Council considered the redevelopment potential of the project site at two meetings (one in April and one in May 2019), to provide policy direction on this and other components of the DSP, as well as at the public hearings for the project in August 2019.7In those discussions, the City Council suggested the project site allow for mixed-use as an effort to activate side streets off Main Street with commercial uses, consistent with other policy goals for the DSP.

Furthermore, City Council articulated its expectation for the project site to retain the same amount of commercial square-footage if the existing restaurant were demolished, and that 7 Minutes of the April 16, May 27 and August 20 City Council meetings are available upon request or online.

Page 855 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 21 of 32
residential would only be allowed behind or above a commercial building8. These concepts are also addressed in other policies of the DSP, including Policy LD-P.20 for the Downtown Commercial District. City Council did not change the DSP land use designation for the project site, though adopted the updated DSP with a map annotation referencing the following DSP Land Use and Design Policy:

LD-P.15: 475/493 St. John is designated Downtown Commercial; The property may redevelop to a mixed-use project, which includes residential with approval of a PUD application, which will rezone the property and evaluate the appropriate density and design (a residential only project is not desirable). The existing residence is required to remain.

The existing house would remain, and redevelopment would require PUD development plan and rezoning approval.

Policy LD-P.15 does not specify the ultimate zoning for the site, and the applicable zoning district in the Pleasanton Municipal Code would be PUD-Mixed-Use (PUD-MU) for a mixed-use project. In the DSP update discussion, the Council was clear the specific merits of redevelopment of the Barone’s site are to be discussed and evaluated through consideration of the PUD, to provide direction on the type of redevelopment desired at the project site. In other portions of their discussion, the City Council mentioned re-zoning of the site to Mixed Use-Transitional (MU-T). MU-T is the designation that applies to the east side of Peters Avenue and north side of Old Bernal, and it is unclear if the Council’s remarks were intended to suggest the type of development on this site, which in not on Peters but is located where Peters intersects with St. John Street, be more similar to the range of uses; (generally mixed residential and lower-intensity commercial) found along Peters Avenue.

Regardless, during the DSP process, including as a discussion point of the public surveys and workshops held early in the process, Peters Avenue was identified as a street that could ultimately transition to have a broader range of commercial uses; and respondents noted the strong desire for downtown to have more shops and restaurants in commercial areas, in general. 9
Other DSP Policies
In addition to Policy LD-P.15, key DSP Land Use and Design Policies relevant to this project include:

LD-P.5: Commercial Frontage. Require new development that includes residential in the Downtown Commercial, Mixed Use – Transitional, and Mixed Use – Downtown Districts to also include ground floor commercial uses fronting the street. Ground floor residential uses are subject to Policy LD-P.20
LD-P.6: Protect and enhance the pedestrian-friendly quality of the Downtown Commercial area by locating building facades at the sidewalk’s edge to maintain a defined streetwall and ensuring that building entrances and display windows are frequent and oriented to the street. Incorporate outdoor spaces such as outdoor dining 8 In its 2019 policy discussion about this site, at least some Council members acknowledged that the restaurant would not necessarily be replaced with an identical use.
9 Survey Results report are available upon request or accessible online.

Page 856 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 22 of 32
areas and plazas into building design along street fronts outside of the public right-ofway, and for dining, upper floors as feasible.

LD-P.20: Downtown Commercial: Ground floor residential may be located behind commercial uses on properties without frontage on Main Street in the Downtown Commercial district provided that:
• Street fronting commercial space is required, with a minimum building depth of 50-feet to ensure viable commercial uses;
• Re-development sites have no net loss of commercial square footage; • Residential at the rear of the site designed to minimize visibility from the commercial street-front;
• Corner lots maintain a commercial character on secondary frontages to the maximum extent feasible; and
• The proposed residential is fully parked on-site.

LD-P.55 Transitional Streets. Maintain the mixed residential/commercial character of side streets at the edges of the commercial area to serve as a buffer to adjacent residential neighborhoods.

LD-P.58 Parklets and Pedestrian Activity. Encourage the creation of temporary or permanent parklets (extensions of the sidewalk, usually over an on-street parking space that serves as a small public park, bicycle parking, or space for outdoor dining) and mini plazas along Main Street and side streets with the purpose of linking the Main Street commercial blocks and promoting pedestrian activity.

The commercial buildings would have ground floor uses fronting St. John Street, both buildings would have a depth of approximately 52 feet and would not reduce the amount of commercial square footage over that which exists for the restaurant and indoor event area today (existing square footage is approximately 788 and approximately 3,336 square feet (inclusive of ancillary structures) is proposed. A plaza for outdoor seating will further expand the available area for commercial activity, promote pedestrian activity and further link St. John Street with Main Street. Apart from the existing Barone’s residence, the new residential development would be behind the commercial buildings and fully parked on-site. The mixed-use project would serve as a buffer and transition to adjacent residential developments.

As proposed, the project conforms to the DSP policies noted.

Historic Resources and Certificate of Appropriateness
The existing residence is listed as a historic resource in the General Plan because of its age.

A historic resource evaluation for the project site determined the existing single-family house, in addition to all other structures on-site, were not considered historic resources. However, the distinctive character and quality of the home were recognized by City Council in their discussion of the site, and in prior actions of the City Council with respect to Downtown buildings, and consistent with Policy LD.P.15, it would be retained.

Page 857 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 23 of 32
Demolition of buildings in the Downtown considered to be a Structure of Primary or Secondary Importance requires issuance of a Certificate of Appropriateness by the Planning Commission10. The Downtown Specific Plan’s Historic Resources Policy No. 5 prohibits the demolition of any building found to be a historic resource unless the building is determined to be unsafe or dangerous, and if no other reasonable means of rehabilitation or relocation can be achieved. The historic resource evaluation determined the house and all other structures on the project site are not historic resources; therefore, those structures proposed to be demolished would be consistent with the DSP policy as they were not found to be a historic resource.

Zoning and Use Conformance
The subject site is zoned C-C (Central-Commercial), Downtown Revitalization District. The proposal seeks to rezone the property to Planned Unit Development – Mixed-Use (PUD-MU), which would allow for single-family residential and commercial uses on the subject site. The rezoning would permit and conditionally permit those uses listed in Section 18.32.030 and

18.32.040 (One-Family Residential) of the PMC for the detached residential units and permit and conditionally permit those uses listed in Section 18.46.030 (Mixed-Use-D) of the PMC for the commercial buildings.

The site has been operating as a restaurant and event location. As proposed, the project would allow additional commercial uses within two buildings in addition to providing a plaza for seating and outdoor use. The MU-D District uses are best suited for this project site since it is less restrictive than the MU-T District while at the same time allowing more limited/somewhat less intensive uses than permitted by the C-C District. The MU-D uses would promote more opportunity for active uses, though a condition of approval has been added to prohibit office and medical type uses in an effort to encourage active retail/commercial uses at this location, while also providing the property owner some flexibility to tenant the space with a range of commercial uses. The subject property provides a transition between Main Street’s commercial uses to the east and residential uses immediately to the west, and this transitions/buffering between commercial and residential uses, including the residential uses to be located on-site.

Staff finds the commercial buildings and single-family homes to be appropriate uses for the project site.

Development Standards
Commercial. The commercial development is consistent with the MU-D District, which has identical development standards to the properties existing C-C District (refer to Table 1 for comparison). The site development standards of the MU-D District allow structures to be built to the property lines on all sides of the subject lot and allow a maximum FAR of 300-percent and a maximum height of approximately 46 feet (measured from finished grade to the midpoint of the roof). Given the location of the commercial parking lot on the northern portion of the commercial lot, the commercial buildings are setback approximately 74 feet from the northern property line. Building B has a zero-lot line on the east (Rose Hotel), both commercial buildings have a zero-lot line on the south (St. John Street), and Building A is set back approximately 2 feet from the western property line. The maximum FAR for the commercial lot is approximately

31.3 percent and the maximum height of the structures are approximately 19 and 21 feet, significantly below the maximum FAR and height requirements of the MU-D district. 10 Resolution 85-501 identifies various Structures of Primary and Secondary Importance, and includes the existing Barone’s residence and restaurant building as Structures of Secondary Importance, which are “Contributors to Downtown Pleasanton’s Distinctive Character”

Page 858 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 24 of 32
New Residential. In order to allow flexibility in designing a project compatible with the physical features of a property, no minimum property development standards (e.g., setbacks, height, and FAR) apply to a PUD District. The residential front, side, and rear yard setbacks vary given the size of the lots and their orientation. The closest residential zoning district to use as a comparison, based on lot size and residential type, is the One-Family Residential zoning district, minimum lot size 6,500 square-feet.

Table 1 provides site development requirements for the MU-D and R-1-6,500 zoning districts.

Table 1: Site Development Standards Comparison
Site
Development
Standard
Commercial Buildings Residential Buildings
MU-D
Requirements
Proposed
Commercial
Buildings
R-1-6,500
Requirements
Proposed
Residential Lots
(Lots 1-14)
Lot Size (Sq.Ft). No min. size 10,648 sq. ft. 6,500 sq. ft. 2,250-3,290 sq.ft Floor Area Ratio
Excludes garages 300% max. 31.3% 40% max. 103-147%
Building Height:

Measured from the
average grade
covered by the
structure to the
mean height
between the roof
ridge and eave.
46 ft. max.

Building A:
19 ft.

Measured from
finished grade to
the tallest point.

Building B:
21 ft.

Measured from
finished grade to
the tallest point.
30 ft. max.

Lots 1-3
28 ft., 5 in. to 31 ft., 2 in.

Lots 4-7
29 ft., 4 in. to 30 ft. 4 in.

Lots 8-11
28 ft., 11 in. to 30 ft., 1 in.

Lots 12-14
29 ft. to 30 ft., 3 in.

Setbacks:

Measured from
building wall to
property line.

Front None Required Building A & B
0 ft.
23 ft. min.

Lots 1-3
20 ft
Lots 4-7
23 ft., 2 in.

Lots 8-14
23 ft., 3 in.

Sides None Required
Building A
58 ft (East)
2 ft. (West)
Building B
0 ft. (East)
39 ft. (West)
5 ft. min. on
one side/
12 ft. min.
combined side
Lots 2, 5, 6, 9, 10, & 13
one-foot building
separations
Lots 1, 3, 4, 8, 11, 12, &
14:
5 ft. / 6 ft. combined

Page 859 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 25 of 32
In the past, the Commission has requested information on other residential development projects in the downtown, as a point of comparison for front yard setbacks and height. Table 2 provides a comparison of properties in the immediate vicinity of the project in downtown.

Table 2: Residential Front Yard Setback and Height Comparisons 520 St. John St.
and 738-762
Peters Ave.
(Kimberly
Commons)
446-458
Peters
Ave.
719-735
Peters
Ave.
524-540
St. John St.
(St. John
Manor)
501-587
St. John St.
(St. John Ct.

Townhomes)
4791
Augustine
Street
Front
11 ft., 6 in.
(single-family
homes)
6 ft., 6 in.
(multi-family unit)
7 – 8 ft. 20 ft. 10 ft. 26 ft. 13, 19, & 20 ft.

Height Two-story
26 ft., 8 in.

Threestory
31 ft., 11
in.

Threestory
34 ft., 8
in.

Two-story
28 ft.

Two-story
26 ft.

Three-story
29 ft., 6 in. and
30 ft.

Existing Single-Family Home. The closest residential zoning district to use as a comparison, based on lot size and residential type, is the One-Family Residential zoning district, minimum lot size 10,000 square-feet. Table 3 provides site development requirements for the R-1-10,000 zoning district compared to the existing Barone home with the proposed addition.

Table 3: Development Standards
R-1-10,000
Zoning District Barone’s Lot
Minimum Lot Size
Area 10,000 sq.ft. 10,387 sq.ft.

Width 80 ft. 89 ft., 4 in.

Depth 100 ft. 116 ft., 2 in.

Structure
Front setback 23’ min. 24’
Side/both setback 5’/20’ min. 10’/32’
Rear setback 20’ 4’
Height 30’ max. 20’
Floor area ratio (FAR) 40% max. 49%
Lot 7
5 ft., 4 in / 6 ft., 4 in.
combined
Rear None Required
Building A
74 ft.

Building B
47 ft.
(attached trash
enclosure)
20 ft. min.

Lots 1-3
27 ft., 2 in.

Lots 4-7
15 ft
Lots 8-14
20 ft. min.

Page 860 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 26 of 32
A PUD development plan allows flexibility in applying Municipal Code standards to achieve an innovative overall plan for project sites and the area. The applicant developed the current site plan with input from the Planning Commission during the Work Session and numerous discussions with staff prior to and after formally submitting the PUD application. The applicant was considerate of the position of the buildings to provide adequate setbacks from the property lines and new street frontages and maximized the usability of the site. The applicant has opted to retain the existing residence on-site and has provided on-site guest parking spaces for the residential development. Single-family home lots in the downtown are generally smaller in area, though have houses which are similar in size to homes found in neighborhood subdivisions. While the subject site is relatively large, the Arroyo del Valle and adjacent riparian area occupies a significant portion of the northern part of the project site which limits the allowable developable area. Due to these project constraints, smaller lot sizes with house sizes commonly used for new single-family home development make the floor area ratios for the new homes higher; however, the visual appearance of the new homes is in keeping with the Barone’s home and existing adjacent residential homes. Story poles have been erected on-site, where feasible, to demonstrate the overall size and height the project.

Staff finds the proposed siting, massing, and size of the units are appropriate for this site and would result in an attractive development for this area of downtown. The buildings would be in keeping with the scale and massing of the surrounding homes on St. John Street and Peters Avenue. Furthermore, staff is recommending conditions of approval prohibiting accessory structures and additions to the residential units.

Site Layout and Urban Design Features
As proposed, all residential units and the commercial parking lot would be accessible from the new private street, which provides a site layout for the existing home and proposed commercial buildings that is oriented to face St. John Street and (with the new commercial buildings) retains an “active frontage.” New garages and driveway access would be located at the front of the new homes within the subdivision, but these would not be highly visible given the site’s access and layout of the development. New internal sidewalks are proposed throughout the project for walkability; and entries, porches, and front doors face St. John Street or the private street. The existing driveway entrance is located and configured to provide adequate line-of-sight viewing distance for vehicles and to facilitate efficient ingress/egress to and from the proposed project site. The internal street meets City standards for emergency vehicle access and turn-around. Adequate access would be provided to all structures for police, fire, and other emergency vehicles. Staff finds the site plan is appropriate and supports the overall configuration and site design.

Architecture and Design
The DSP states the design of new buildings should draw upon the primary exterior features of the downtown’s traditional design character in terms of architectural style and materials, colors, details of construction, height, floor area, bulk, massing, and setbacks. These elements should be consistent with those elements of buildings in the immediate neighborhood, and the design of the new buildings should not represent a significant departure from the existing neighborhood character. The Downtown Design Guidelines (DTDG) outline parameters related to new construction of residential and commercial structures and provide guidance related to architectural details, materials, and windows.

Page 861 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 27 of 32
The color schemes generally comprise of light cream earthtone colors, with darker accent colors, with stucco and stone veneer siding for the residential and natural color brick veneer for the commercial buildings. The design guidelines adopted for the Downtown stress the use of traditional materials, finishes, colors, and detailing.

The stucco, siding, and painted brick wall materials, garage doors, and porch railings are consistent with the guidelines and are evocative of residential and commercial architecture seen throughout the Downtown, including in both historic buildings and newer construction.

Window treatments (sills and trim) meet the guidelines’ suggestions for traditional details in such features. The applicant has provided architectural detailing and accent relief on the building elevations to break up the facades and provide visual relief. The DTDG state detached garages are preferred and should be placed at the rear of the lots. All of the homes would have attached garages which will be well screened from St. John Street.

The house plans and commercial design offer significant detailing and articulation, and the form/shape of the buildings are visually interesting. The materials and colors are attractive and will blend well with the surrounding developments based on similar finish schemes found on other existing residences and commercial buildings in the Downtown. The new residential buildings are two-and-a-half stories in height and the commercial buildings are one-story in height, which offer a transition from the three-story Rose Hotel and is consistent with the existing two-story Barone home and residences on St. John Street. The architectural styles are acceptable styles for Downtown and would be compatible with the eclectic style of homes and commercial buildings on St. John Street, Peters Avenue, and found in the Downtown.

Overall, staff supports the architectural design, massing and detailing of the proposed residences and commercial structures.

Affordable Housing and Regional Housing Needs Allocation (RHNA) The City’s Inclusionary Zoning Ordinance (IZO) requires new single-family residential projects of fifteen units or more to provide at least 20% of units at prices affordable to very low-, low-, and/or moderate-income households. The proposed project includes retaining the home and constructing 14 single-family homes, which is below the threshold project size to require on-site affordable units to be provided. The project would be subject to payment of the City’s Affordable Housing in-lieu fee, pursuant to PMC Chapter 17.40.

Grading and Drainage
Site drainage will be directed towards landscaped bio-retention planters located in various areas of the subject site for retention and treatment before draining into the City’s storm drain system. The DSP area is already largely built out, and the Downtown Specific Plan Final EIR determined development facilitated by the DSP would not substantially alter the drainage pattern of the DSP area, including through the alteration of a stream or river. The proposed project would be required to develop and implement a Storm Water Pollution Prevention Plan (SWPPP) with erosion, stormwater control, and sediment control BMPs as required by the Construction General Permit to manage erosion, siltation, and flooding impacts during construction, in operation. As proposed, the project would not result in substantial alterations to the existing drainage pattern of the DSP area and would not result in substantial erosion, siltation, or flooding. As conditioned, staff finds the proposed grading and drainage plan to be acceptable and in compliance with applicable stormwater runoff requirements.

Page 862 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 28 of 32
Relationship to the Arroyo
The DSP includes Goal LD-G.10, to “encourage future land use development that enhances the Arroyo del Valle as a riparian habitat resource.” The project, as proposed, would maintain an appropriate setback from the arroyo, and would be required to ensure there would be no adverse impacts to the waterway or adjacent habitat.

Although, during the DSP update, the desire to improve public access to the arroyo was noted, the applicant has indicated that attempting to do so would raise significant liability concerns and would offer little public benefit given the lack of connectivity to other parts of the waterway (the main trail is located on the other side of the Arroyo). Staff does not believe there would be a public benefit to providing public access to the Arroyo given it cannot be connected to the main trail.

Traffic and Circulation
The Downtown Specific Plan EIR analyzed traffic and circulation impacts with buildout of land uses permitted under the specific plan, including an increase of approximately 370 units across the entire Specific Plan area; these impacts were found to be less than significant from a traffic impact perspective. The plan proposes to add 14 units which falls under the 370 units analyzed in the Specific Plan area. The proposed project is estimated to generate 58 additional trips during the weekdays, 99 additional trips on Saturday, and 25 additional trips on Sunday compared to the existing uses; in this represents a relatively small increase in trips over existing uses at the site, and well within the projections of the EIR, and would not substantially affect the level of service (LOS) of study intersections in the DSP area. Growth associated with the proposed project was captured in the DSP FEIR’s traffic and transportation analysis, and the project would not result in greater impacts to LOS than those identified in the DSP FEIR.

The design of the new project driveway was reviewed by the City Traffic Engineer with respect to safe ingress/egress from the site for residents and commercial visitors, and by the Fire Marshal with respect to emergency vehicle access and determined to provide safe and adequate access.

Furthermore, the proposed project would not modify the use of existing bicycle and pedestrian facilities on St. John Street or in the DSP area. Therefore, the project would not conflict with the City’s Bicycle and Pedestrian Master Plan.

The City’s Traffic Engineer has reviewed the project and addendum to the DSP FEIR and determined no additional traffic analysis would be required and agrees with the findings in the addendum. Finally, the project has been conditioned to pay the applicable City and Tri-Valley Regional traffic impact fees.

Parking Standards
Single-family homes are required to have two parking spaces per unit (PMC Section

18.88.030), with at least one of the spaces covered in a garage or carport. The applicant is providing two covered spaces per single-family unit, including the existing Barone home, via two-car garages. The driveways for Lots 1-4, and 7-14 have slope percentages of 14 percent, and 15 percent for Lots 5 and 6, which is sufficient to access each lot’s respective two-car garage. The City encourages, and often requires, on-site guest parking for single-family or townhome projects when there isn’t on-street parking provided within the project. During the Work Session, one of the residents of the townhomes on the north side of St. John Street

Page 863 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 29 of 32
requested that additional parking be provided on-site. As proposed, the project includes 10 guest parking spaces along the new private street for the 14 residences.

In the MU district, a ratio of one parking space per 250 square feet is required for office; and one parking space per 300 square feet is required for other commercial uses. With approximately 3,125 total square feet of commercial space, 12 parking spaces would be required for a ratio of one space per 250 square feet and 10 parking spaces would be required for a ratio of one space per 300 square feet. The project’s 13-stall commercial parking lot would exceed the minimum parking requirements.

Noise and Vibration
External Noise: External noise sources that could affect the site include noise from the railroad to the west. The City’s General Plan requires private yard areas, excluding front yards, not exceed 60 day/night average decibels (dB Ldn) and indoor noise levels not exceed 45 dB Ldn. In addition, if the noise source is a railroad, an exterior noise level up to 70 dB Ldn is allowed and indoor noise levels cannot exceed a maximum instantaneous noise level (Lmax) of 50 dB in bedrooms and 55 dB in other rooms. A noise study was prepared, and can be provided upon request, to ensure the project meets General Plan noise standards. The noise study indicates noise reduction measures would need to be incorporated into the project. This includes installing windows and exterior doors with specific STC ratings. A condition of approval has been added to reflect the requirements.

Staff notes the above measures would address train engine/wheel noise but exclude mitigation for train horns, which may require mitigation that is infeasible and/or unacceptable from a design and neighborhood impact standpoint (e.g., tall sound walls). The General Plan indicates the City Council will evaluate the requirement to achieve the General Plan noise standards in the Downtown on a case-by-case basis. Staff believes a condition of approval requiring disclosure of frequent train whistle noise is sufficient, which is what has been required for other approved and/or constructed projects.

The existing restaurant, with its outdoor events that extending throughout the project site and featured live and/or amplified music, has been a source of noise and activity during evenings, weekends, and special events. The nature of the noise and activity on-site will differ with the two new commercial buildings and outdoor plaza area as the commercial development is more suited from small retail/office and/or smaller eateries, which is expected to generate less intense noise and activity overall. The uses will primarily involve daytime activities with lower-impact sounds, such as casual conversations, light foot traffic, and typical business operations, leading to a more subdued and manageable environment overall.

Downtown Specific Plan Policy LD.P.3 (Right to Do Business) states:

Downtown operations shall not be considered a nuisance under this chapter unless such operations are deemed to be a nuisance under California Civil Code Section 3479. Downtown operations shall comply with all state, federal and local laws and regulations applicable to the operations, including applicable noise and other operational standards contained in the general plan and/or downtown specific plan. New residential projects in the downtown shall include Conditions of Approval requiring disclosure of potential impacts due to proximity to downtown business operations and activities.

A condition of approval has been added disclosing the impacts of business operations.

Page 864 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 30 of 32
Project Noise and Vibration Impacts on Adjacent Properties: The development of the property will generate added urban noise; however, as mentioned previously, noise levels are not expected to change substantially from those currently experienced in the area because overall activity levels at the site would be modest. Ambient noise levels could decrease for some of the adjacent properties due to the shielding of traffic and train noise by the proposed buildings.

Short-term construction noise would be generated during any new construction on this site.

The City normally allows construction hours from 8 a.m. to 5 p.m., Monday through Friday, with Saturday construction allowed if nearby residents are unlikely to be impacted by construction noise or activities. Since there are existing residences directly adjacent to the proposed project site, staff is recommending Saturday construction not be allowed. Construction equipment would be required to meet Department of Motor Vehicles (DMV) noise standards and be equipped with muffling devices.

Green Building
As required by the City’s Green Building Ordinance (PMC Ch. 17.50), the proposed project is required to meet at least a “Green Home.” Some of the proposed green building measures include: employ strategies that use less water and improve energy performance for the building; reduce potable water consumption for irrigation on the subject site as a whole; utilize materials with recycled content; utilize FSC-certified wood in construction materials; and utilize low-VOC (volatile organic compound) emitting flooring, paints, coatings, adhesives, and sealants. The applicant will meet all Green Building Ordinance requirements, which will be verified at the time of building permit issuance. Therefore, staff supports the applicant’s green building measures in the project.

Climate Action Plan
The City’s adopted Climate Action Plan (CAP) 2.0 was reviewed by the Bay Area Quality Management District (BAAQMD) and was deemed a “Qualified Greenhouse Gas Reduction Strategy” in accordance with the District’s CEQA guidelines. Implementation of the CAP will occur over several years. The CAP consists of amendments to regulations and policies related to Land Use and Transportation, Energy, Solid Waste, and Water and Wastewater, which result in reductions in greenhouse gas emissions in compliance with the targets set by AB 32, California’s Global Warming Solutions Act of 2006.

Staff completed an analysis of how the proposed project is consistent with or implements the applicable measures outlined in the City of Pleasanton’s CAP. As a mixed-use project located within the vicinity of a commuter bus line and the ACE train, the proposed project is consistent with Land Use Goal 1 of the CAP: to reduce vehicle miles traveled (VMT) through infill and higher density development. In addition, several Strategies and Supporting Actions related to water and energy conservation from the CAP are implemented in the proposed project, including that new units would be all-electric and not contain any new gas facilities, or are required as conditions of approval.

School Impacts
As a mixed-use development which includes 14 new single-family homes, the project can be expected to generate a demand on school facilities. Pursuant to State law, payment of school impact fees set by the state legislature is deemed adequate mitigation for school-related

Page 865 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 31 of 32
impacts associated with new student generation. Construction will not be allowed to start until Pleasanton Unified School District has advised that all required fees have been paid.

Tree Removal and Landscaping
A tree report has been prepared that specifies the species, size, health, and value of the existing trees on the site that exceed 6 inches in diameter. A total of 51 existing trees were identified, including 34 heritage-sized trees. The project proposes to remove a total of 39 existing trees, including the 34 heritage-size trees. The trees require removal due to direct or significant encroachment by the proposed project and/or related site modifications.

Landscape plans have been provided for the proposed project showing new planted areas around the private street and commercial lot. The landscape plans provide a variety of trees, shrubs, and groundcover on the project site. The new trees proposed for the project are a combination of 24-inch and 60-inch box sized trees. Final planting plan details would be determined at the time of building permit review and be finalized in consultation with the City’s Landscape Architect to ensure an attractive landscape would also meet the City’s Water Efficient Landscaping Ordinance (WELO). The City’s Landscape Architect has included conditions of approval to mitigate the off set for tree removal versus the new trees to be planted.

Staff finds the proposed landscape plan is attractive and contains sufficient landscape area throughout the project site. Staff believes once finalized with the City’s Landscape Architect, the density and species of the new trees would be appropriate.

Planned Unit Development Considerations
PMC Section 18.68.110 sets forth the purposes of the PUD District and considerations to be addressed in reviewing a PUD development plan. These purposes and considerations are set forth in the draft Resolution included as Exhibit A and includes whether the plan is in conformance with the City General Plan, in the best interest of public health, safety, and general welfare, and whether the plan would be compatible with developed properties in the vicinity. As described in Exhibit A and based on the information and analysis provided in this Agenda Report, staff recommends the Commission make the required findings to recommend approval of the project to the City Council.

PUBLIC NOTICE
Notice of this meeting was sent to property owners and tenants/occupants within 1,000-feet of the site as shown in Exhibit D, and project identification signage has been posted on-site by the applicant. The applicant has provided letters of support from the Pleasanton Chamber of Commerce, Pleasanton Downtown Association, and Shelley Despotakis. Staff also received a letter from Linda Behers, Board member of the St. John Court Homeowners’ Association, regarding concerns related to traffic, parking, construction, and existing trees. The letters of support and Linda Behers letter are included as Exhibit E. Public comments received after publication of this report will be forwarded to the Commission.

ENVIRONMENTAL ASSESSMENT
The State CEQA Guidelines, Section 15164, provide that an addendum may be prepared to a previously approved EIR when minor changes or additions are necessary and none of the conditions described in Section 15162 calling for the preparation of a subsequent EIR have occurred. The previous DSP FEIR (State Clearinghouse Number #2001032014) remains

Page 866 of 893 ends

P21-1173, PUD-146 and Tract 8631: 475 & 493 St. John Street Planning Commission 32 of 32
relevant in light of proposed changes for the mixed-use project. The changes proposed in this action do not involve new significant environmental effects or increase the severity of previously identified impacts (Section 15162.) The FEIR as amended by the addendum is, therefore, determined to be adequate to serve as the CEQA compliance document for the project. A copy of the addendum is attached for review and consideration as Exhibit C.

SUMMARY/CONCLUSION
Staff worked closely with the applicant on the proposed development over the years and appreciates the applicant’s cooperation in revising the proposal to address comments from the Planning Commission Work Session and staff concerning site layout, commercial square footage, parking, and other elements of the project. The proposed development is well-designed, would preserve an existing home on-site, provide additional commercial square footage with a public plaza and parking lot, and would be compatible with other residential and commercial uses in the Downtown. Staff, therefore, believes the rezoning, certificate of appropriateness, PUD development plan, and Vesting Tentative Map merit a favorable recommendation to the City Council from the Planning Commission, subject to the conditions in Exhibit A.

Primary Author: Natalie Amos, Associate Planner 925-931-5613 or [email protected] Reviewed/Approved By:

Melinda Denis, Planning and Permit Center Manager/Deputy Director of Community Development Ellen Clark, Director of Community Development
Kim Cilley, Assistant City Attorney

Page 867 of 893 ends

Planning Commission Minutes Page 1 of 3 October 23, 2024

PLANNING COMMISSION

MEETING MINUTES
Wednesday, October 23, 2024

CALL TO ORDER, PLEDGE OF ALLEGIANCE, AND ROLL CALL
Chair Gaidos called the regular meeting of the Planning Commission to order at 7:01 p.m. from the City Council Chambers located at 200 Old Bernal Avenue.

Commissioner Jain led the Pledge of Allegiance.

Commissioners Present: Commissioners Anurag Jain, Vivek Mohan, Ken Morgan, Stephanie Wedge, and Chair Matt Gaidos
Commissioners Absent: Commissioner Brandon Pace

AGENDA AMENDMENTS
None.

CONSENT CALENDAR

1. Actions of the Zoning Administrator
Recommendation: Receive report.

2. Approve the meeting minutes of September 11, 2024
Recommendation: Approve the meeting minutes.

MOTION: It was m/s by Jain/Mohan to approve the items on the Consent Calendar, as recommended.

Motion passed by the following roll call vote:

Ayes: Commissioners Jain, Mohan, Morgan, Wedge, and Chair Gaidos Noes: None

Absent: Commissioner Pace
Abstain: None

MEETING OPEN TO THE PUBLIC

3. Public comment regarding items not listed on the agenda.

Chair Gaidos opened the public comment. There being no speakers, Chair Gaidos closed the public comment.

ATTACHMENT 5

Page 868 of 893 ends

Planning Commission Minutes Page 2 of 3 October 23, 2024

PUBLIC HEARING AND OTHER MATTERS
P21-1173, PUD-146 and TRACT 8631/Robson Homes – Consideration of recommendations to the City Council for: (1) the adoption of an addendum to the Downtown Specific Plan Final Environmental Impact Report; (2) approval of applications for: (a) rezoning (P21-1173) two parcels totaling approximately 2.3-acres in area from C-C (Central-Commercial) to PUD-MU (Planned Unit Development-Mixed-Use) District; (b) a certificate of appropriateness to demolish structures; (c) PUD-MU development plan (PUD-146) approval to: (1) retain the two-story single-family home and construct an approximately 1,360-square-foot two-story addition to the north side of the home; (2) demolish the detached accessory dwelling unit, Barone’s restaurant, and all other structures and site modifications; and (3) construct; i) an approximately 676-square-foot single-story detached accessory dwelling unit; ii) 14 detached single-family homes, iii) two commercial buildings totaling approximately 3,125 square feet in area with a public courtyard, new private streets, and related site improvements; and (4) a Vesting Tentative Tract Map (Tract 8631) to subdivide the 2.3 acres into 15 single-family lots, one commercial lot, and three private common space parcels.

Recommendation: Adopt Resolution No. PC-2024-17 recommending the City Council: (1) adopt an addendum to the downtown specific plan final environmental impact report (FEIR); (2) approve applications for: (a) rezoning two parcels totaling approximately 2.3-acres in area from CentralCommercial (C-C) to Planned Unit Development-Mixed-Use (PUD-MU) district; (b) a Certificate of Appropriateness to demolish structures; (c) PUD-MU development plan to: (i) retain the two-story single-family home and construct a two-story addition to the north side of the home; (ii) demolish all remaining on-site structures and site modifications; (iii) construct 14 detached single-family homes, two commercial buildings with a public plaza and parking lot, new private street, and related side improvements; and (d) a vesting tentative tract map to subdivide the 2.3 acres into 15 single-family lots, one commercial lot, and three private common parcels for the proposed project at 475 and 493 St. John street filed under case Nos. P21-1173, PUD-146, and Tract 8631 Planning and Permit Center Manager Melinda Denis presented the item.

Chair Gaidos opened the public comment. Public comments were received by: Richard Yee (applicant), Linda Behers, Bill Wheeler, James Cooper, and Melissa Morgan.

Chair Gaidos closed the public comment.

Chair Gaidos re-opened the public comment. Public comments were received by: Richard Yee (applicant).

Chair Gaidos closed the public comment.

MOTION: It was m/s by Jain/Mohan to adopt Resolution No. PC-2024-17 recommending City Council action as recommended by staff and reflected in the Agenda Report and Powerpoint Presentation by staff, with additional recommendations that (1) The City Council review the proposed PUD-MU permitted and conditionally permitted uses and list specific allowable uses for the commercial property; and (2) The Developer consider adding a second story or roof deck to the commercial buildings if feasible and 3) City Council consider addition of a condition of approval for a maintenance agreement for the on-site common areas. to City Council. Motion passed by the following roll call vote:

Ayes: Commissioners Jain, Morgan, Pace, Wedge, and Chair Gaidos Noes: None

Page 869 of 893 ends

Planning Commission Minutes Page 3 of 3 October 23, 2024

Absent: Commissioner Pace
Abstain: None
Chair Gaidos called a recess at 9:06 p.m.

Chair Gaidos reconvened the meeting at 9:19 p.m.

4. P24-0585, City of Pleasanton, Work Session to review and discuss draft amendments to the Objective Design Standards for Housing sites and Pleasanton Municipal Code – Work session to review and discuss amendments to the Objective Design Standards for Housing Sites and Chapter

18.84 of the Pleasanton Municipal Code.

Recommendation: Receive presentation, review and discuss draft amendments to the Objective Design Standards for Housing sites and Pleasanton Municipal Code.

Senior Planner Shweta Bonn and consultant Andrew Faulkner presented the item.

Chair Gaidos opened the public comment. There being no speakers, Chair Gaidos closed the public comment.

The Planning Commission received the presentation and provided feedback to staff.

MATTERS FOR COMMISSION'S REVIEW/ACTION/INFORMATION

5. Reports from Meetings Attended (e.g., Committee, Task Force, etc.) None.

6. Actions of the City Council
Director Ellen Clark provided a brief overview of the items listed in the report.

7. Future Planning Calendar
Planning and Permit Center Manager Denis provided a brief overview of the items listed in the report.

MATTERS INITIATED BY COMMISSION MEMBERS
None.

ADJOURNMENT
Chair Gaidos adjourned the meeting at 10:27 p.m.
__________________________________
Paul Eichenholtz, Recording Secretary

Page 870 of 893 ends

j .... •
- -- - ·•

DOWNTOWN

ASSOCIATION
August 25, 2020
Mayor Brown and City Council Members,

RECEIVED
SEP ?.1 2024
CITY OF PU:ASANTON
PLANNING DiVISION
The Pleasanton Downtown Association Board of Directors unanimously supports the Robson Homes proposed project for 475 and 493 St. John Street. The full project presentation was made to both our Board of Directors and Downtown Vitality Committee and this project was met with tremendous enthusiasm.

The PDA believes this project aligns with the overall goals of Downtown by enhancing and activating a major side street while also providing ample on-site parking. We are very excited about the prospect of the new ground floor retail component and know this will be an excellent addition to the wonderful business mix that already exists Downtown. Having a "Blacksmith Square" -esque project in Downtown Pleasanton has long been desired by our community, which was noted in the 2019 Downtown Specific Plan process. The thoughtful design of these plans would provide a beautiful transition from Main Street, past the Rose Hotel and down St. John Street which only increases the desired walkability of this side street location.

We strongly encourage the City Council to show their support for the future of Downtown and begin to move this exciting project forward. Thank you for your time & thoughtful consideration of this project.

Best regards,
Laura Brooks
Interim Executive Director
Pleasanton Downtown Association
ATTACHMENT 6

Page 871 of 893 ends

Page 872 of 893 ends

Page 873 of 893 ends

Page 874 of 893 ends

Page 875 of 893 ends

10-23-2024

Page 876 of 893 ends

Page 877 of 893 ends

Page 878 of 893 ends

Page 879 of 893 ends

From:

To: Natalie Amos
Subject: P21-1173, PUD-146, Tract 8631
Date: Wednesday, October 23, 2024 9:46:26 PM
*** [EXTERNAL] This message comes from an external organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. ***
Dear Natalie,
I hope you are doing well. I am writing about the proposed development on the Barone's property, as I was unable to attend this evening's public hearing.

I am a property owner in the Saint John community behind the proposed development, and while I am mostly ambivalent to/positive about the development, I wish to express my concerns about the following two points after reading the agenda packet:

1. With regards to: Tree Removal and Landscaping: A tree report has been prepared that specifies the species, size, health, and value of the existing trees on the site that exceed 6 inches in diameter. A total of 51 existing trees were identified, including 34 heritage-sized trees. The project proposes to remove a total of 39 existing trees, including the 34 heritage-size trees. The trees require removal due to direct or significant encroachment by the proposed project and/or related site modifications.

This section is absolutely unacceptable. While I understand that the removal of some of the heritage trees is inevitable during a project of this size (especially trees such as Redwoods), the City consistently disappoints me with its lack of consistency regarding the preservation of our heritage trees. In particular, Valley Oak trees are native to the Tri-Valley area, are drought tolerant, provide much-needed shade, and the value that they provide the community, and the environment, cannot be overstated. Pleasanton wishes to be a city of so-called planned progress, but lacks the foresight to appreciate that a tree that is older than 100 years cannot be replaced by a newly planted 'attractive' landscaping alternative. You are enabling shade poverty, and robbing our community of its character one tree at a time. In particular, the oak tree on the western side of the property, adjacent to the St. John Townhomes is worth preserving.

Trees such as these are irreplaceable, and I look to towns like Danville and Livermore as examples of valuing the benefits that these trees bring. Perhaps a community gathering space can be created under its shade?

2. I am concerned about the traffic impact of this will have on St. John Street. My sons both bike to school, and I foresee cars using our cul-de-sac as an opportunity to turn their cars around. The corner/curve in the road leading to Peters Avenue is already dangerous, as there is no pedestrian crosswalk where it intersects with St. John. In anticipating more foot traffic to the commercial space and residential units, and its associated vehicular traffic, I expect the City to ensure the safety of all students using this road and installing a pedestrian crosswalk.

Finally, less a concern than a question: With the vehicular traffic, was increased delivery trucks to the homes accounted for in the trip estimates?
Thank you so much for your time, I appreciate it!
Nadine Moore

Page 880 of 893 ends

THIS MAP IS NOT TO BE USED FOR NAVIGATION
NAD_1983_2011_StatePlane_California_III_FIPS_0403_Ft_US 2,159.6 Feet
Notes
Notes
Legend
This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable.
0 1,079.82
1: 12,958
Fire Station
School
Park
Parcels
475 and 493 St. John Street ATTACHMENT 7

Page 881 of 893 ends

THIS MAP IS NOT TO BE USED FOR NAVIGATION
NAD_1983_2011_StatePlane_California_III_FIPS_0403_Ft_US 2,112.4 Feet
Notes
Notes
Legend
This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable.
0 1,056.22
1: 12,675
Map Print Title
Fire Station
School
Park
Parcels
493 ST. JOHNS STREET

Page 882 of 893 ends

12/6/2024
1 Robson Homes/Barone’s
475 & 493 St. John Street
Rezoning (P21-1173), Development Plan (PUD146), and Tract 8631 City Council
December 17, 2024
Requested Actions
Proposed Entitlements and Approvals:

1. Adoption of an CEQA Addendum to the DSP Final EIR

2. Rezoning and PUD Development Plan

3. Vesting Tentative Map
1 2

Page 883 of 893 ends

12/6/2024
2 Site Description
Barone Residence
3 4

Page 884 of 893 ends

12/6/2024
3 Barone’s Restaurant
Site Plan/Project Description
5 6

Page 885 of 893 ends

12/6/2024
4 Barone House – Residential Addition
Existing Proposed
New Detached Residential
7 8

Page 886 of 893 ends

12/6/2024
5 Commercial Plaza New Private Street
Rose Hotel
Commercial – St. John Street
9 10

Page 887 of 893 ends

12/6/2024
6 Commercial – St. John Street
New Home (Lot 4) New Homes (Lots 1-3)
St. John Street Townhome Barone Home New Com. Bldgs & Plaza Rose Hotel Focused Street View - West
New Home (Lot 4)
New Private
Street
11 12

Page 888 of 893 ends

12/6/2024
7 Focused Street View - East
New Homes
Lot 3 Lot 2 Lot 1
Rose Hotel
New Private
Street
Planning Commission Hearing
Public comments:
• Maintain the existing amount of commercial square-footage • Active uses
• Existing traffic and parking on St. John Street
• Retain more trees
Planning Commission discussion:
• Amount of commercial square-footage
• One larger building in lieu of two smaller buildings
• Increasing commercial building height for rooftop use • Type of commercial uses
13 14

Page 889 of 893 ends

12/6/2024
8 Planning Commission – Cont’d
Voted 4-0 to Recommend City Council Adopt the addendum to the DSP FEIR; Approve the PUD rezoning and development plan; and Approve Vesting Tentative Map, subject to the draft conditions of approval Planning Commission requested City Council consider:

1. Proposed PUD-MU permitted and conditionally permitted uses and list specific allowable uses;

2. Adding a second story or roof deck to the commercial buildings, if feasible; and

3. Adding a condition of approval for a maintenance agreement for the on-site common areas.

Analysis

1. General Plan and Downtown Specific Plan

2. Zoning/Land Use and Development Standards

3. Site Plan

4. Architecture
15 16

Page 890 of 893 ends

12/6/2024
9 1. General Plan and Downtown Specific Plan
• GP LU: Retail/Highway/Service Commercial Business and Professional Offices; permits mixed-use development. Public Health and Safety with Wildland Overlay; no development allowed.
• DSP LU: Downtown Commercial
LD-P.15: 475/493 St. John is designated Downtown Commercial; The property may redevelop to a mixed-use project, which includes residential with approval of a PUD application, which will rezone the property and evaluate the appropriate density and design (a residential only project is not desirable). The existing residence is required to remain.
• Project supports numerous GP and DSP Goals, Programs, and Policies

2. Zoning/Land Use Development Standards
• Existing Residential – R-1-10,000 Zoning District
• New Residential – R-1-6,500 Zoning District
• Commercial – MU-D District, with specific permitted uses, including:
• Personal services
• Restaurants and catering establishments
• Retail
• Microbreweries
• Wineries
• Bars and brew pubs
• Office, professional services, adult businesses, examples of uses not permitted
17 18

Page 891 of 893 ends

12/6/2024
10 3. Site Plan
• Adequate transition from commercial to residential
• New homes behind commercial structures and existing home • No net loss of commercial structure square-footage
• Single primary access point from St. John Street
• Adequate internal vehicle and pedestrian circulation
• Meets the PMC parking standards for residential and permitted commercial uses
• No development within the designated open space area along Arroyo

4. Architecture
19 20

Page 892 of 893 ends

12/6/2024
11 Conclusion and Recommendations

1. Adopt a resolution adopting the addendum to the Downtown Specific Plan Final Environmental Impact Report, finding the document satisfies the requirements of CEQA

2. Introduce and Ordinance making the PUD findings and approving a PUD development plan approving the applications for:
• PUD rezoning of two parcels (P21-1173), and
• PUD development plan (PUD-146) approval to:
o Retain the two-story home and construct an addition
o Demolish all other structures and site modifications, and o Construct 14 detached single-family homes, two commercial buildings with a public plaza and parking lot, new private street, and related site modifications subject to the Draft Conditions of Approval

3. Adopt a resolution approving the Vesting Tentative Map (Tract 8631) End
21 22

Page 893 of 893 ends

Pleasanton City CouncilDecember 17, 2024

Pleasanton City Council
December 17, 2024