Agenda packet, regular meeting — Pleasanton City Council, January 9, 2025 (part 4 of 5)

Phase I Environmental Site Assessment D R A F T
and Subsurface Investigation
Soil and Soil Vapor Sampling 20 Ramboll

6. SOIL AND SOIL VAPOR SAMPLING
In September and October 2020, Ramboll conducted soil and soil vapor sampling activities at the site.

Figure 3 shows the sample locations. Tables 1 through 4 summarize the results of soil sample analyses and Table 5 summarizes the results of soil vapor sample analysis. The laboratory analytical reports are provided in Appendix F.

The soil sampling analytical results were compared to applicable USEPA Regional Screening Levels (RSLs) for residential land use, Cal/EPA DTSC-modified RSLs for residential land use, and SFRWQCB ESLs for residential land use. In the case of arsenic, concentrations were compared to naturally- occurring background levels.2F
3 For simplicity, RSLs, DTSC-modified RSLs, and ESLs will herein be referred to as “regulatory screening criteria”.

6.1 Pre-Field Activities
Ramboll prepared a site-specific health and safety plan (HASP) and notified Underground Service Alert (USA) of the sampling activities at least two working days prior to the start of intrusive sampling, as required by law. Ramboll contracted with Subdynamic to perform utility locating, Penecore Drilling to perform drilling activities for soil sample collection and soil vapor well installation, McCampbell Analytical, Inc. (MAI) to perform soil sample analyses, and Eurofins Calscience to perform soil vapor sample analysis.

6.2 Soil Sampling and Soil Vapor Well Installation
Soil sampling and soil vapor well installation activities were performed on September 3, 2020. A total of eight borings (SV01 through SV08) were advanced to approximately 5.5 feet bgs using direct push technology (DPT) drilling equipment with 2.25-inch diameter casing. Locations SV03 and SV04 were advanced in the approximate location of the potential former UST. The other six locations were installed along site boundaries and across the site for general coverage. Continuous soil cores were collected, observed for visual or olfactory indications of a release, and screened for VOCs with a photoionization detector (PID). The borings were then completed as soil vapor wells in accordance with the Cal/EPA DTSC Active Soil Gas Investigations Advisory (Cal/EPA 2015 – herein after referred to as “the Advisory”), with soil vapor probes placed at 5 feet bgs. Approximately 6 inches of sand was placed in the bottom of each borehole. A stainless-steel sampling probe connected to Teflon tubing was placed on top of the sand layer and an additional 6 inches of sand was placed on top of the sampling probe. Approximately 1 foot of dry granular bentonite was placed on top of the sand layer and the remainder of the borehole was backfilled with neat cement. An air-tight valve was placed on the end of each Teflon® tube, and each well was completed with a traffic-rated flush-mount well vault.

At six of the eight borings (SV01, SV02, SV05 through SV08), soil samples were collected from first encountered native soil (approximately 0.5 feet bgs), 2 feet, and 3 feet bgs. At borings SV03 and SV04, soil borings adjacent to the soil vapor well location were advanced to ten feet bgs, soil samples were collected from first encountered native soil (approximately 0.5 feet bgs), 2 feet, 3 feet, 5 feet, 8 feet, and 10 feet bgs. The samples were placed in laboratory-supplied glass sample jars, placed on ice in a cooler, and delivered to MAI for analysis under chain-of-custody documentation. The 0.5 feet bgs samples collected from each location were analyzed for California Assessment Manual (CAM) 17

3 Duvergé, Dylan Jacques. 2011. Establishing Background Arsenic in Soil of the Urbanized San Francisco Bay Region.

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metals using EPA Method 6020, organochlorine pesticides (OCPs) using EPA Method 8081A, and polychlorinated biphenyls (PCBs) using EPA Method 8082. The 10 feet bgs samples from borings SV03 and SV04, installed in the vicinity of the potential former UST location, were also analyzed for TPH-g, TPH-d, and TPH-mo by EPA Method 8015M. While field screening, Ramboll detected PID readings from sample locations SV02, SV05, SV06, SV07, and SV08; therefore, one sample from each aforementioned location was analyzed for TPH-g, TPH-d, and TPH-mo. Additionally, the location and depth with the single highest PID reading, the sample at SV07 collected from 0.5 feet bgs, was analyzed for volatile organic compounds (VOCs) by EPA Method 8260B. All soil samples collected from 2, 3, 5, and 8 feet bgs that were not analyzed for VOCs or TPH were temporarily placed on hold at the laboratory pending review of shallow soil sample results. Select deeper samples at SV01, SV02, SV04, and SV08 were analyzed for lead and/or arsenic, as discussed below.

In addition to the chemical analysis described above, two three-point composite samples were collected for analysis of naturally-occurring asbestos (NOA) by California Air Resources Board (CARB) Method 435. One three-point composite was comprised of road base rock samples collected from locations SB03, SB04, and SB05 and the other three-point composite was comprised of 0.5 feet bgs samples of first encountered native soil from locations SB03, SB04, and SB05.

6.2.1 Soil Sampling Results
Soil sampling results are presented in Tables 1 through 4 and laboratory analytical reports are included in Appendix F.

With the exception of lead and arsenic, metals concentrations were detected below regulatory screening criteria. At SV04, the 0.5 feet bgs sample detected arsenic at a concentration of 13 milligrams per kilogram (mg/kg), exceeding the naturally-occurring background level of 11 mg/kg.

The sample at SV04 collected at 2 feet bgs was subsequently analyzed for arsenic, which was detected at a concentration of 7.0 mg/kg, below the naturally-occurring background level. At sample locations SV01, SV02, and SV08, samples collected at 0.5 feet bgs had concentrations of lead of 350 mg/kg, 99 mg/kg, and 1,600 mg/kg, respectively. These concentrations are above the regulatory screening criterion for residential land use for lead of 80 mg/kg. At all three locations, the deeper samples from 2 and 3 feet bgs were subsequently analyzed for lead and lead concentrations were below the regulatory screening criterion for residential land use.

OCPs were detected in five of the eight samples. All detected pesticide concentrations were below the respective regulatory screening criteria for residential land use. PCBs were detected in one of the eight samples (0.5 ft bgs at SV05) but at concentrations below the regulatory screening criteria for residential land use.

TPH-g was not detected in any of the seven samples analyzed. TPH-d was detected at only one location (0.5 ft bgs at SV07), and TPH-mo was detected at two locations (0.5 ft bgs at SV02 and SV07). Concentrations of TPH-d and TPH-mo were at least two orders of magnitude below residential regulatory screening criteria for residential land use.

VOCs were not detected above laboratory reporting limits in the 0.5 ft bgs sample at SV07. NOA was not detected in the two composite samples analyzed.

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Soil and Soil Vapor Sampling 22 Ramboll

6.3 Soil Vapor Sampling
Soil vapor sampling was performed on September 8 and 9, 2020. In accordance with the Advisory, soil vapor samples were collected using individually-cleaned and certified 1-liter stainless steel Summa canisters and flow controller assemblies provided by Eurofins Calscience. Prior to purging or sampling, a shut-in test was conducted to check for leaks in the above-ground sampling system. To conduct the shut-in test, the above-ground sampling system was assembled and attached to the soil vapor well with its valve in the closed position. The sampling system was then evacuated to a minimum measured vacuum of 100 inches of water and a vacuum gauge on the flow controller assembly was observed for at least one minute. Prior to sampling, and in accordance with the Advisory, sample locations were purged and a leak check was conducted using a sampling shroud in which an atmosphere of a suitable leak check compound (e.g., helium) was generated. After purging, the valve on the Summa canister was then opened, allowing sample air to fill the canister at a rate no greater than 200 cubic centimeters per minute (cc/min). The canister valve was closed when approximately - 4 to -5 inches of mercury in vacuum remained inside the canister. Each canister was labelled and shipped to the analytical laboratory under chain-of-custody documentation for chemical analysis of VOCs by EPA Method TO-15.

6.3.1 Soil Vapor Sampling Results
Soil vapor sampling results are presented in Table 5 and laboratory analytical reports are included in Appendix F.

Chloroform was detected at a concentration of 490 µg/m3 at sample location SV01, exceeding the regulatory screening criterion for residential land use of 4.1 µg/m3. Chloroform is a byproduct of potable water treatment and as a result, detections of chloroform are often related to use of potable water at the site and are not considered indicative of site contamination. Chloroform was detected at one other sample location, SV06, below regulatory screening criterion. No further investigation is warranted.

Benzene was detected at a concentration of 3.5 µg/m3 at sample location SV04, only slightly exceeding the regulatory screening criterion for residential land use of 3.2 µg/m3. Benzene was not detected in any other soil vapor samples. Benzene is a component of gasoline and is often found in soil vapor near areas of vehicle use. The low concentration detected is likely related to stormwater infiltration from the overlying parking lot and not indicative of widespread site contamination. No further investigation is warranted.

No other VOCs were detected above regulatory screening criteria in the soil vapor samples collected at the site.

6.4 Additional Shallow Soil Sampling
To determine the horizontal extent of elevated lead in shallow soil, step-out soil sampling was performed on October 9, 2020. Step-out soil samples were collected from 0.5 and 2.0 feet bgs at locations surrounding SV01, SV02, and SV08. In addition, soil samples were also collected at and in the vicinity of SB01, advanced in the vicinity of former hen houses on the Western Parcel. No staining or odor was noted in any of the soil samples. No elevated PID readings were observed during the step-out sampling. The step-out soil sampling locations are described below in Table F. Figure 3 shows the locations of the step-out soil samples that were analyzed.

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Soil and Soil Vapor Sampling 23 Ramboll
Table F: Step-Out Soil Sample Location Summary
Sample
Identification
Step-Out
Sample
Identification Location Description
SB01 SB01 Shallow soil in asphalt paved parking area in the vicinity of former hen coops
SB01-N1 Shallow soil in asphalt paved parking area approximately 30 feet north of SB01
SB01-SE1 Shallow soil in asphalt paved parking area approximately 30 feet southeast of SB01
SB01-SW1 Shallow soil in asphalt paved parking area approximately 25 feet southwest of SB01
SV01 SV01-N1 Shallow soil in grass approximately 30 feet west of SV01 SV01-N2 Shallow soil in landscaping approximately 30 feet north of SV01 SV01-W1 Shallow soil in landscaping approximately 70 feet north of SV01 SV02 SV02-N1 Shallow soil in asphalt paved parking lot approximately 25 feet north of SV02
SV02-N2 Shallow soil in asphalt paved parking lot approximately 55 feet north of SV02
SV02-W1 Shallow soil in grass approximately 30 feet west of SV02 SV02-W2 Shallow soil in grass approximately 70 feet west of SV02 SV08 SV08-N1 Shallow soil in landscaping approximately 35 feet north of SV08 SV08-N2 Shallow soil in grass approximately 75 feet north of SV08 SV08-NW1 Shallow soil in grass approximately 110 feet northwest of SV08 SV08-S1 Shallow soil in landscaping approximately 25 feet south of SV08 SV08-S2 Shallow soil in landscaping approximately 55 feet south of SV08 SV08-SW1 Shallow soil in landscaping approximately 80 feet southwest of SV08
SV08-W1 Shallow soil in asphalt paved parking lot approximately 100 feet west of SV08

The shallow borings were advanced to 2 feet bgs by Penecore Drilling using a hand auger. Ramboll placed soil from 0.5 and 2.0 feet bgs in laboratory-provided glass jars and submitted to MAI under chain of custody procedures. Initially, only the 0.5 feet bgs samples were analyzed for lead by USEPA Method 6020 from location SB01 and the step-out locations closet to SV01, SV02, and SV08.

Concentrations of lead exceeded the residential regulatory screening criterion of 80 mg/kg at 9 of the 13 0.5 feet bgs sample locations analyzed: SV01-N1 (110 mg/kg), SV01-N2 (100 mg/kg), SV01-W1

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(89 mg/kg), SV02-W1-0.5 (110 mg/kg), SV02-W2 (91 mg/kg), SV08-N1 (120 mg/kg), SV08-S1 (220 mg/kg), SV08-S2 (130 mg/kg), SV08-SW1 (99 mg/kg).

All sample locations that detected lead in excess of the residential regulatory screening criterion at 0.5 feet bgs had the 2.0 feet bgs sample analyzed for lead. None of the 2.0 feet bgs step-out samples detected lead concentrations exceeding regulatory screening criterion. Areas of elevated lead appear to be present in shallow soil in the vicinity of current and former structures at the site. Soil sample locations with lead exceedances in shallow soil are noted on Figure 4. Laboratory analytical results are summarized in Table 1.

6.5 Hazardous Waste Characterization Analysis
As noted above, areas of elevated lead are present in the vicinity of current and former site structures. Select samples collected in these areas were analyzed for Soluble Threshold Limit Concentrations (STLCs) and Toxicity Characteristic Leaching Procedure (TCLP) concentrations for comparison to California and federal hazardous waste thresholds, respectively.

Multiple samples with lead concentrations exceeding 10 times the STLC concentration for California hazardous waste (10x STLC Pb = 50 mg/kg) and 20 times the TCLP concentration for federal hazardous waste (20x TLCP Pb = 100 mg/kg) were analyzed, as shown in Table 1.

Of the samples analyzed for STLC lead, 0.5 feet samples from locations SV01, SV08-N1, and SV08-S1 exceeded the STLC threshold of 5.0 milligrams per liter (mg/L) for California hazardous waste. In addition, the lead concentration in the 0.5 feet sample at SV08 exceeded the Total Threshold Limit Concentration (TTLC) threshold of 1,000 mg/kg for California hazardous waste. None of the samples analyzed for TCLP lead exceeded federal hazardous waste thresholds. In the event soil in the areas which exceed California hazardous waste criteria (near SV08, SV01, SV08-N1, and SV08-S1) were to be excavated and removed from the site, this soil may require disposal offsite as a California hazardous waste. STLC and TCLP results are summarized in Table 1.

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Findings, Opinion, and Conclusions 25 Ramboll

7. FINDINGS, OPINION, AND CONCLUSIONS
Ramboll performed a Phase I ESA in conformance with the scope and limitations of ASTM Practice E1527-13 and a Phase II Subsurface Investigation of the site between September and October 2020.

The objective of the ESA was to identify RECs, as defined in the ASTM Standard. A list of key definitions presented in the ASTM Standard is provided in Section 9 at the end of this report. Any exceptions to, or deletions from, this practice are described in Section 7.2.

7.1 Findings, Opinions, and Conclusions

7.1.1 Recognized Environmental Conditions
Ramboll performed a Phase I ESA of the site in conformance with the scope and limitations of the ASTM Standard and a Phase II Subsurface Investigation of the site. Any exceptions to, or deletions from, this practice are described in Section 7.2 of this report. This assessment has revealed the following REC in connection with unrestricted residential use of the site:
• Areas of Elevated Lead in Shallow Soil. Results from soil sampling conducted by Ramboll in September and October 2020 identified concentrations of lead in shallow soil above regulatory screening criterion for residential land use, as discussed in Section 6 of this report. The shallow soil with elevated lead appears to be located in the vicinity of the current and former structures at the site. The vertical extent of the elevated lead appears to be limited to the upper 2 feet. The horizonal extent could not be fully delineated due to the presence of on-site structures.

7.1.2 Other Findings
Although not a considered REC based on currently available information, Ramboll identified the following other findings. The term “other finding” is not defined by ASTM; rather, Ramboll uses the term to connote areas of contingent risk that are not clearly defined by the ASTM Standard. • Potential Former UST. The EDR report identified a former 1,000-gallon unleaded gasoline UST at the site on the Statewide Environmental Evaluation and Planning System Underground Storage Tank (SWEEPS UST) database. The current site owner was unaware of any present or former USTs at the site. The former site owner reportedly recalls her husband removing the UST from the southwest corner of the parking lot in the early 1990s and provided a hand-drawn sketch of the possible location. Ramboll contacted the City of Pleasanton Fire Department (Fire Department), the Alameda County Department of Environmental Health (ACDEH), and the San Francisco Regional Water Quality Control Board (SFRWQCB), but none of the agencies reported having records of the UST. Ramboll advanced two borings to 10 feet below ground surface (bgs) in the vicinity of the potential former UST. No soil staining, odors, or other evidence of the potential fuel UST were observed by Ramboll field personnel. Soil sampling conducted in the vicinity of the potential former UST location also did not detect fuel constituents. Soil vapor sampling detected benzene slightly above the residential regulatory screening criteria at one of the two locations in the vicinity of the potential former UST (SV04); however, SV04 is in the parking lot and concentrations of benzene are commonly detected at these concentrations in vehicle use areas. No additional fuel constituents or by-products were detected in soil vapor samples above regulatory screening criteria for unrestricted residential land use. No further investigation is recommended at this time.
• Nearby Dry-Cleaning Sites. Several dry-cleaning facilities are located in relatively close proximity to the site as discussed in more detail in Section 4.1.3. Several of these facilities have

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Findings, Opinion, and Conclusions 26 Ramboll
identified chlorinated solvents in soil vapor and/or groundwater above regulatory screening criteria. These off-site properties potentially pose a contamination concern to the subject site. To address the potential contamination concern, soil vapor sampling was performed at the site, as discussed in Section 6.3. Based on the results of the soil vapor sampling conducted by Ramboll at the site, these dry-cleaning properties are not considered of concern for the site.

7.1.3 De Minimis Conditions
De minimis conditions are those that do not represent a material risk of harm to public health or the environment and that generally would not be the subject of enforcement action if brought to the attention of appropriate governmental agencies. Ramboll identified the following de minimis condition related to the site:
• Historical Site Use for Agricultural Purposes. According to the Alameda County Assessor’s Office, the site was owed by Loretto Winery LTD from at least August 25, 1969 to October 16, 1987. Aerial photographs dating back to 1939 do not depict agricultural operations at the site. A winery’s processing operations are located adjacent to the west of the site as early as 1939.

Given the aerial images and reported residential historical site use, it is unlikely pesticides and other agricultural chemicals were applied to the property during the Loretto Winery LTD ownership. Ramboll collected shallow soil samples (locations SV01 through SV08) that were analyzed for organochlorine pesticides. All organochlorine pesticide concentrations were below regulatory screening criteria for unrestricted residential land use. No further investigation is recommended at this time.

7.2 Analysis of Data Gaps
The ASTM Standard defines a data gap as “a lack of or inability to obtain information required by the practice despite good faith efforts by the environmental professional to gather such information.” A data gap is only significant if other information obtained during the ESA, or professional experience, raises reasonable concerns and affects the ability of the environmental professional to identify whether a given issue is a REC. The ASTM Standard requires that the ESA report identify and comment on significant data gaps.

Limiting conditions and deviations to the ASTM Standard for the assessment are discussed below. • The earliest readily available aerial image that indicates specific site uses is dated 1939 and shows that at least a portion of the property was already developed for agricultural uses. ASTM defines agricultural site use as a “developed” site use. Due to extended age of the site, it was not possible to interview representatives dating back to the site’s first developed agricultural use. • Within the primary residence and the accessory dwelling unit, Ramboll observed areas identified by the site owner as having chemical or hazardous materials storage. In the primary residence Ramboll observed the laundry room, located on the ground-floor in the northwest corner of the house. The site owner stated there is no chemical or hazardous material storage in the accessory dwelling unit; therefore, Ramboll personnel only observed the living room from the eastern dwelling entrance.

None of the exceptions, deletions, deviations, or site reconnaissance limitations noted above are considered to represent significant data gaps.

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References 27 Ramboll

8. REFERENCES

8.1 Documents
AdvancedGeo Environmental. 2018. “Site Assessment Report.” October 2015.

EDR. 2020. “The EDR Aerial Photo Decade Package: Inquiry Number 6173597.11.” August 31.

EDR. 2020. “EDR Building Permit Report, Inquiry Number 6173597.8.” August 31.

EDR. 2020. “The EDR-City Directory Abstract, Inquiry Number 6173597.5.” September 2.

EDR. 2020. “EDR Environmental Lien Search and AUL Search, Inquiry Number 6173597.7.” September 1.

EDR. 2020. “EDR Historical Topo Map Report, Inquiry Number 6173597.4.” August 31.

EDR. 2020. “The EDR Property Tax Map Report, Inquiry Number 6173597.6.” August 31.

EDR. 2020. “The EDR Radius Map Report, Inquiry Number: 6173597.2r.” August 31.

EDR. 2020. “Certified Sanborn® Map Report, Inquiry Number 6173597.3.” August 31.

Environmental Risk Assessors. “Limited Phase II Environmental Site Assessment.” November 2017.

Environmental Risk Assessors. 2016. “Soil and Groundwater Investigation Report.” October.

ETIC Engineering, Inc. 2009. “Soil Vapor Sampling Report.” September.

Northgate Environmental Management, inc. 2018. “Source Investigation Report.” May.

Trinity Source Group, inc. 2019. “Completion Report.” September.

8.2 Interviews
Joe Barone. 2020. Site Owner. Personal interview. September 1.

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ASTM Definitions 28 Ramboll

9. ASTM DEFINITIONS
The following definitions are presented in the ASTM Standard:

REC - Recognized Environmental Condition:

The presence or likely presence of any hazardous substances or petroleum products in, on, or at a property: 1) due to release to the environment; 2) under conditions indicative of a release to the environment; or 3) under conditions that pose a material threat of a future release to the environment.

CREC - Controlled Recognized Environmental Condition:

A recognized environmental condition resulting from a past release of hazardous substances or petroleum products that has been addressed to the satisfaction of the applicable regulatory authority, with hazardous substances or petroleum products allowed to remain in place subject to the implementation of required controls.

HREC - Historical Recognized Environmental Condition:

A past release of any hazardous substances or petroleum products that has occurred in connection with the property and has been addressed to the satisfaction of the applicable regulatory authority or meeting unrestricted use criteria established by a regulatory authority, without subjecting the property to any required controls.

De minimis Condition:

A condition that generally does not present a threat to human health or the environment and that generally would not be the subject of an enforcement action if brought to the attention of appropriate governmental agencies.

Data Gap / Significant Data Gap:

A lack of or inability to obtain information required by the practice despite good faith efforts by the environmental professional to gather such information. A data gap is significant if other information and/or professional experience raises concerns involving the data gap.

Please note that the term “other finding” is not defined by ASTM; rather, Ramboll uses the term to connote areas of contingent risk that are not clearly defined by the ASTM Standard.

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TABLES

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D R A F T
Table 1: Metals in Soil Samples
SCDC Pleasanton
475 and 493 St. John Street, Pleasanton, CA
Sample
Location
Sample Depth
(feet bgs) Sample Date Antimony Arsenic Barium Cadmium Chromium Cobalt Copper Lead STLC Lead
(mg/L)
TCLP Lead
(mg/L) Mercury Molybdenum Nickel Selenium Vanadium Zinc SB01 0.5 10/9/2020 -- -- -- -- -- -- -- 64 -- -- -- -- -- -- -- --

0.5 9/3/2020 1.0 8.1 190 0.95 65 12 37 350 14 0.10 0.44 0.56 83 ND<0.50 36 270

2.0 9/3/2020 -- -- -- -- -- -- -- 71 -- -- -- -- -- -- -- --

3.0 9/3/2020 -- -- -- -- -- -- -- 26 -- -- -- -- -- -- -- --

0.5 10/9/2020 -- -- -- -- -- -- -- 110 -- -- -- -- -- -- -- --

2.0 10/9/2020 -- -- -- -- -- -- -- 22 -- -- -- -- -- -- -- --

0.5 10/9/2020 -- -- -- -- -- -- -- 100 -- -- -- -- -- -- -- --

2.0 10/9/2020 -- -- -- -- -- -- -- 13 -- -- -- -- -- -- -- --

0.5 10/9/2020 -- -- -- -- -- -- -- 89 -- -- -- -- -- -- -- --

2.0 10/9/2020 -- -- -- -- -- -- -- 40 -- -- -- -- -- -- -- --

0.5 9/3/2020 0.66 7.0 210 ND<0.50 65 13 31 99 3.4 ND<0.10 0.61 0.60 78 ND<0.50 43 120

2.0 9/3/2020 -- -- -- -- -- -- -- 16 -- -- -- -- -- -- -- --

3.0 9/3/2020 -- -- -- -- -- -- -- 7.9 -- -- -- -- -- -- -- --

0.5 10/9/2020 -- -- -- -- -- -- -- 23 -- -- -- -- -- -- -- --

0.5 10/9/2020 -- -- -- -- -- -- -- 110 -- -- -- -- -- -- -- --

2.0 10/9/2020 -- -- -- -- -- -- -- 19 -- -- -- -- -- -- -- --

0.5 10/9/2020 -- -- -- -- -- -- -- 91 -- -- -- -- -- -- -- --

2.0 10/9/2020 -- -- -- -- -- -- -- 23 -- -- -- -- -- -- -- -- SV03 0.5 9/3/2020 0.70 7.6 210 ND<0.50 76 14 33 46 -- -- 0.14 0.65 100 ND<0.50 43 160

0.5 9/3/2020 0.85 13 280 0.52 130 18 38 77 -- -- 0.18 0.77 150 ND<0.50 47 160

2.0 9/3/2020 -- 7.0 -- -- -- -- -- -- -- -- -- -- -- -- -- -- SV05 0.5 9/3/2020 0.78 7.1 180 ND<0.50 70 11 34 36 -- -- 0.099 0.72 90 ND<0.50 39 99 SV06 0.5 9/3/2020 0.75 8.1 210 ND<0.50 74 13 34 57 -- -- 0.22 0.87 97 ND<0.50 47 100 SV07 0.5 9/3/2020 0.73 7.1 190 1.5 70 13 34 70 -- -- 0.17 ND<0.50 110 ND<0.50 39 100

0.5 9/3/2020 0.83 8.0 220 ND<0.50 79 13 37 1,600 -- ND<0.10 0.19 0.63 99 0.58 43 100

2.0 9/3/2020 -- -- -- -- -- -- -- 13 -- -- -- -- -- -- -- --

3.0 9/3/2020 -- -- -- -- -- -- -- 10 -- -- -- -- -- -- -- --

0.5 10/9/2020 -- -- -- -- -- -- -- 120 6.7 -- -- -- -- -- -- --

2.0 10/9/2020 -- -- -- -- -- -- -- 30 -- -- -- -- -- -- -- --

0.5 10/9/2020 -- -- -- -- -- -- -- 45 -- -- -- -- -- -- -- --

0.5 10/9/2020 -- -- -- -- -- -- -- 220 9.1 -- -- -- -- -- -- --

2.0 10/9/2020 -- -- -- -- -- -- -- 14 -- -- -- -- -- -- -- --

0.5 10/9/2020 -- -- -- -- -- -- -- 130 -- -- -- -- -- -- -- --

2.0 10/9/2020 -- -- -- -- -- -- -- 20 -- -- -- -- -- -- -- --

0.5 10/9/2020 -- -- -- -- -- -- -- 99 -- -- -- -- -- -- -- --

2.0 10/9/2020 -- -- -- -- -- -- -- 9.5 -- -- -- -- -- -- -- --

0.5 10/9/2020 -- -- -- -- -- -- -- 70 -- -- -- -- -- -- -- -- 31 11 15,000 71 120,000a 23 3,100 80 1b 390 820 390 390 23,000 USEPA Duvergé USEPA Cal/EPA USEPA USEPA USEPA Cal/EPA Cal/EPA USEPA Cal/EPA USEPA USEPA USEPA TTLC 500 500 10,000 100 2,500 8,000 2,500 1,000 -- -- 20 3,500 2,000 100 2,400 5,000 10x STLC 150 50 1,000 10 50 800 250 50 -- -- 2.0 3,500 200 10 240 2,500 20x TCLP -- 100 2,000 20 100 -- -- 100 -- -- 4.0 -- -- 20 -- -- Notes:

Only compounds detected above the laboratory reporting limit are included in the table and are shown in bold.

All data are reported in milligrams per kilogram (mg/kg).

Blue shading denotes detected concentrations in excess of residential screening criteria.

Orange shading denotes exceedance above STLC/TCLP value. a = screening value is for Chromium III
b = screening value is for Elemental Mercury
California Assessment Manual 17 (CAM17) metals analyzed by EPA Method 6020. -- = not analyzed or not available
bgs = below ground surface
Cal/EPA = California Envrionmental Protection Agency
mg/L = milligrams per liter
ND = not detected at or above the laboratory reporting limit shown STLC = Soluble Threshold Limit Concentration; Source: California Code of Regulations, Title 22, Chapter 11, Article 3.

TCLP = Toxicity Characteristic Leaching Procedure; Source: 40 CFR 261, appendix II, 1993 ed., as amended by 58 FR 46040, Aug 31, 1993.

USEPA = United States Environmental Protection Agency

SV02
SV08
SV01
Screening Criteria Source
Residential Screening Criteria
SV08-N1
SV08-N2
SV08-S1
SV08-S2
SV08-SW1
SV01-N1
SV01-N2
SV01-W1
SV02-N1
TCLP Lead
Threshold = 5.0
mg/L
United States Evironmental Protection Agency (USEPA). 2020. Regional Screening Levels for Chemical Contaminants at Superfund Sites. May.

Hazardous Waste
Screening Criteria
Sources:

California Environmental Protection Agency (Cal/EPA). 2020. Human Health Risk Assessment (HHRA) Note Number 3, Issue: DTSC developed modified screening levels based on the U.S. EPA Regional Screening Levels (RSLs) for use in the Human Health Risk Assessment process at hazardous waste sites and permitted facilities. June.

Duvergé, Dylan Jacques. 2011. Establishing Background Arsenic in Soil of the Urbanized San Francisco Bay Region.

SV02-W1
SV02-W2
SV08-W1
SV04
STLC Lead
Threshold = 5.0
mg/L

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D R A F T
Table 2: Detected Organochlorine Pesticides and Polychlorinated Biphenyls in Soil Samples SCDC Pleasanton
475 and 493 St. John Street, Pleasanton, CA
a-Chlordane g-Chlordane p,p-DDD p,p-DDE p,p-DDT Dieldrin Endrin
aldehyde Aroclor 1260
SV01 0.5 9/3/2020 0.012 0.0050 ND<0.0010 0.040 0.0082 0.0055 ND<0.0010 ND<0.050 SV02 0.5 9/3/2020 ND<0.050 ND<0.050 ND<0.050 0.053 ND<0.050 ND<0.050 ND<0.050 ND<2.5 SV03 0.5 9/3/2020 ND<0.020 ND<0.020 ND<0.020 ND<0.020 ND<0.020 ND<0.020 ND<0.020 ND<1.0 SV04 0.5 9/3/2020 ND<0.50 ND<0.50 ND<0.50 ND<0.50 ND<0.50 ND<0.50 ND<0.50 ND<25 SV05 0.5 9/3/2020 0.0017 0.0033 0.0014 0.21 0.077 0.0044 0.0020 0.14 SV06 0.5 9/3/2020 ND<0.10 ND<0.10 ND<0.10 0.11 ND<0.10 ND<0.10 ND<0.10 ND<5.0 SV07 0.5 9/3/2020 ND<0.020 ND<0.020 ND<0.020 ND<0.020 ND<0.020 ND<0.020 ND<0.020 ND<1.0 SV08 0.5 9/3/2020 0.0083 0.0048 ND<0.0010 0.31 0.062 0.0017 ND<0.0010 ND<0.050 -- -- 1.9 2.0 1.9 0.034 -- 0.24
-- -- USEPA USEPA USEPA DTSC -- DTSC
Notes:

Only compounds detected above the laboratory reporting limit are included in the table and are shown in bold.

All data are reported in milligrams per kilogram (mg/kg).

Blue shading denotes detected concentrations in excess of residential screening level.

Organochlorine pesticides (OCPs) analyzed by EPA Method 8081A.

Polychlorinated biphenyls (PCBs) analyzed by EPA Method 8082. -- = not analyzed or not available
bgs = below ground surface
Cal/EPA = California Envrionmental Protection Agency
DDE = dichlorodiphenylethylene
DDT = dichlorodiphenyltrichloroethane
ND = not detected at or above the laboratory reporting limit shown OCP = organochlorinated biphenyls
PCB = polychlorinated biphenyls
USEPA = United States Environmental Protection Agency
USEPA. 2020. Regional Screening Levels for Chemical Contaminants at Superfund Sites. May.

DTSC - California Environmental Protection Agency (Cal/EPA). 2020. Human Health Risk Assessment (HHRA) Note Number 3, Issue: DTSC developed modified screening levels based on the U.S. EPA Regional Screening Levels (RSLs) for use in the Human Health Risk Assessment process at hazardous waste sites and permitted facilities. June.

Organochlorine pesticides (OCPs) PCBs
Screening Criteria Source
Sources:

Residential Screening Criteria
Sample Date
Sample Depth
(feet bgs)
Sample
Location

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Page 416 of 638 ends

DRAFT
Table 3: Total Petroleum Hydrocarbons and Volatile Organic Compounds in Soil Samples SCDC Pleasanton
475 and 493 St. John Street, Pleasanton, CA
TPH-g TPH-d TPH-mo
SV02 0.5 9/3/2020 ND<1.0 ND<1.0 17 --
SV03 10.0 9/3/2020 ND<1.0 ND<1.0 ND<5.0 --
SV04 10.0 9/3/2020 ND<1.0 ND<1.0 ND<5.0 --
SV05 0.5 9/3/2020 ND<1.0 ND<1.0 ND<5.0 --
SV06 3.0 9/3/2020 ND<1.0 ND<1.0 ND<5.0 --
SV07 0.5 9/3/2020 ND<1.0 1.1 21 All ND*
SV08 3.0 9/3/2020 ND<1.0 ND<1.0 ND<5.0 --
430 260 12,000 --
Notes:

Compounds detected above the laboratory reporting limit are shown in bold.

All data are reported in milligrams per kilogram (mg/kg).

Total petroleum hydrocarbons (TPH) analyzed by EPA Method 8015 Volatile organic compounds (VOCs) analyzed by EPA method 8260 * Reporting limits vary for different samples based on laboratory dilution factors. -- = not analyzed or not available
bgs = below ground surface
ND = not detected at or above the laboratory reporting limit shown RWQCB = Regional Water Quality Control Board
TPH-g = total petroleum hydrocarbons gasoline range (C6-C12) TPH-d = total petroleum hydrocarbons diesel range (C10-C23) TPH-mo = total petroleum hydrocarbons motor oil range (C18-C36)

RWQCB Residential ESL
Sources:
a San Francisco Bay Regional Water Quality Control Board (SFRWQCB). 2019. Environmental Screening Levels Direct Exposure Human Health Risk Levels (Table S-1). Revision 2 VOCs
Sample
Location
Sample Depth
(feet bgs) Sample Date
Total Petroleum Hydrocarbons (TPH)

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Page 417 of 638 ends

DRAFT
Table 4: Naturally-Occurring Asbestos in Soil Samples
SCDC Pleasanton
475 and 493 St. John Street, Pleasanton, CA
Sample ID
Depth Below
Ground Surface
(feet) Sample Date Visual Estimation
Percent Asbestos in
Matrix
Asbestos Type(s)
Detected
NOA-Base 0 to 0.5 9/3/2020 ND<0.25% ND<0.25% None
NOA-0.5 0.5 9/3/2020 ND<0.25% ND<0.25% None
Notes:

Sample NOA-Base is a composite of 0 to 0.5 feet below ground surface samples SV03-NOA-base, SV04-NOA-base, SV05-NOA-base Sample NOA-0.5 is a composite of native soil samples SV03-NOA-0.5, SV04-NOA-0.5, SV05-NOA-0.5.

NOA analyzed by CARB Method 435
CARB 435 = California Air Resources Board Method 435; June 6, 1991.

ID = identification
ND = not detected at or above the laboratory limit of quantification shown NOA = Naturally-Occurring Asbestos

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DRAFT
Table 5: VOCs in Soil Vapor Samples
SCDC Pleasanton
475 and 493 St. John Street, Pleasanton, CA
Sample Type
Sample Location SV01 SV02 SV03 SV04 SV05 SV06 SV07 SV08 Sample Depth (feet bgs) 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 Sample Date 9/9/2020 9/8/2020 9/8/2020 9/8/2020 9/8/2020 9/8/2020 9/8/2020 9/8/2020 1,2,4-Trimethylbenzene ND<7.4 ND<7.4 ND<7.4 ND<7.4 10 ND<7.4 ND<7.4 ND<7.4 -- 1,3,5-Trimethylbenzene ND<2.5 ND<2.5 ND<2.5 ND<2.5 5.1 ND<2.5 ND<2.5 ND<2.5 -- 2-Butanone (MEK) 6.3 ND<4.4 ND<4.4 ND<4.4 ND<4.4 ND<4.4 ND<4.4 ND<4.4 170,000 Acetone 37 10 16 16 10 5.0 12 24 1,100,000
Benzene ND<1.6 ND<1.6 ND<1.6 3.5 ND<1.6 ND<1.6 ND<1.6 ND<1.6 3.2 Carbon disulfide ND<6.2 6.6 ND<6.2 ND<6.2 ND<6.2 ND<6.2 ND<6.2 ND<6.2 -- Chloroform 490 ND<2.4 ND<2.4 ND<2.4 ND<2.4 3.1 ND<2.4 ND<2.4 4.1 Dichlorodifluoromethane (R-12) ND<2.5 ND<2.5 2.8 2.7 2.8 ND<2.5 ND<2.5 ND<2.5 -- Isopropanol 15 ND<12 ND<12 ND<12 ND<12 ND<12 ND<12 ND<12 -- m,p-Xylene ND<8.7 ND<8.7 ND<8.7 ND<8.7 11 ND<8.7 ND<8.7 13 3,500 o-Xylene ND<2.2 ND<2.2 ND<2.2 2.9 6.4 ND<2.2 ND<2.2 5.4 3,500 PCE 9.1 ND<3.4 3.4 ND<3.4 ND<3.4 ND<3.4 ND<3.4 ND<3.4 15 Toluene 2.0 10 2.0 ND<1.9 3.6 ND<1.9 ND<1.9 4.1 10,000
Notes:

Only compounds detected above the laboratory reporting limit are included in the table; positive results are shown in bold.

All data are reported in micrograms per cubic meter (µg/m3).

Blue shading denotes detected concentrations in excess of residential screening level. -- = not available/applicable
bgs = below ground surface
ND = not detected at or above the laboratory reporting limit shown SV = Soil Vapor Sampling Location
cis-1,2-DCE = cis-1,2-Dichloroethene
Freon 113 = 1,1,2-Trichloro-1,2,2-Trifluoroethane
MEK = methyl ethyl ketone
PCE = Tetrachloroethene
Screening Criteria Source:

Residential
Screening Criteria
for Soil Gas
Vapor Intrusion
All samples analyzed for volatile organic compounds (VOCs) by EPA Method TO-15.

San Francisco Bay Regional Water Quality Control Board (SFRWQCB). 2019. Summary of Soil Vapor ESLs:

Subslab/Soil Gas Vapor Intrusion: Human Health Risk Levels (Table SG-1). July. Rev 2.

Soil Vapor

Page 5 of 5 ends

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Phase I Environmental Site Assessment D R A F T
and Subsurface Investigation
Ramboll

FIGURES

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SITE VICINITY MAP
PROJECT: 169000XXXX | DATED: 23-Sep-20 | DESIGNER: rmso LEGEND FIGURE 01

RAMBOLL US CORPORATION

A RAMBOLL COMPANY
Service Layer Credits: USGS The National Map: National Boundaries Dataset, 3DEP Elevation Program, Geographic Names Information System, National Hydrography 0 2,0001,000
Feet
LAST SAVE: 12:59:49 PM
!á(N
475 and 493 Saint John Street
Pleasanton, California
Q:\DRAWINGS\MikeGaffney-475-493SaintJohn\475-493-Saint John_Locmap.mxd Map Scale: 1:1:24,000;
Map Center: 121°52'31"W 37°39'53"N

KEY MAP
t

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SITE LAYOUT
PROJECT: 1690019049 | DATED: 10/26/2020 | DESIGNER: mgaffney LEGEND
Approximate Site Boundary
FIGURE 02

RAMBOLL US CORPORATION

A RAMBOLL COMPANY
Service Layer Credits: © 2020 Microsoft Corporation © 2020 Maxar ©CNES (2020) Distribution Airbus DS 0 15075
Feet
LAST SAVE: 10:03:08 AM
!á(
N
475 and 493 Saint John Street
Pleasanton, California
Q:\DRAWINGS\MikeGaffney-475-493SaintJohn\475-493-Saint John_Layout.mxd

Page 422 of 638 ends

SAMPLE LOCATION MAP
PROJECT: 169000XXXX | DATED: 10/23/2020 | DESIGNER: mgaffney FIGURE 03

RAMBOLL US CORPORATION

A RAMBOLL COMPANY
Service Layer Credits: © 2020 Microsoft Corporation © 2020 Maxar ©CNES (2020) Distribution Airbus DS 0 10050
Feet
LAST SAVE: 11:28:53 AM
!á(N
475 and 493 Saint John Street
Pleasanton, California
Q:\DRAWINGS\MikeGaffney-475-493SaintJohn\475-493-Saint John_SampleLocationMap.mxd !( Soil Sample Location
#* Soil and Soil Vapor
Sample Location
Approximate Site
Boundary
LEGEND

Page 423 of 638 ends

PROJECT: 1690019049 | DATED: 10/23/2020 | DESIGNER: mgaffney FIGURE 04

RAMBOLL US CORPORATION

A RAMBOLL COMPANY
Service Layer Credits: © 2020 Microsoft Corporation © 2020 Maxar ©CNES (2020) Distribution Airbus DS 0 10050
Feet
LAST SAVE: 11:28:03 AM
!á(N
475 and 493 Saint John Street
Pleasanton, California
Q:\DRAWINGS\MikeGaffney-475-493SaintJohn\475-493-Saint John_Step-OutSampleLocationMap-20201021.mxd

SHALLOW SOIL SAMPLES

WITH LEAD EXCEEDANCES
NOTES
bgs: below ground surface
mg/kg: milligrams per kilogram
LEGEND
!(
Soil Sample Location - No Lead
Exceedance
!(
Soil Sample Location - Lead
concentration in the 0.5 feet
bgs sample exceeds the residential
screening criteria of 80 mg/kg
Approximate Site Boundary

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Phase I Environmental Site Assessment D R A F T
and Subsurface Investigation
Ramboll

APPENDIX A

SITE PHOTOGRAPHS

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Phase I Environmental Site Assessment D R A F T
and Subsurface Investigation
Ramboll

APPENDIX B

ENVIRONMENTAL DATABASE REPORT
EDR conducted its searches for the standard environmental record sources and the minimum search distances, as specified by the ASTM Standard. The ASTM Standard uses the terminology “approximate minimum search distance” to refer to the radii searched in the environmental database report.

EDR conducted the search of environmental databases in December 2017. Because the environmental databases themselves are sometimes not updated by the specific regulatory agencies for periods of up to one year or more (depending on the database and the state), the database search conducted herein will not necessarily list any facility or site for which an environmental investigation/listing has been initiated subsequent to the last update.

Page 426 of 638 ends

Phase I Environmental Site Assessment D R A F T
and Subsurface Investigation
Ramboll

APPENDIX C

HISTORICAL RESEARCH DOCUMENTATION

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Phase I Environmental Site Assessment D R A F T
and Subsurface Investigation
Ramboll
APPENDIX C.1

TOPOGRAPHIC MAPS

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Phase I Environmental Site Assessment D R A F T
and Subsurface Investigation
Ramboll
APPENDIX C.2

AERIAL PHOTOGRAPHS

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Phase I Environmental Site Assessment D R A F T
and Subsurface Investigation
Ramboll
APPENDIX C.3

ABSTRACT OF CITY DIRECTORIES

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Phase I Environmental Site Assessment D R A F T
and Subsurface Investigation
Ramboll
APPENDIX C.4

HISTORICAL FIRE INSURANCE MAPS

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Phase I Environmental Site Assessment D R A F T
and Subsurface Investigation
Ramboll

APPENDIX D

SITE OWNER PROVIDED FIGURE

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Phase I Environmental Site Assessment D R A F T
and Subsurface Investigation
Ramboll

APPENDIX E

ENVIRONMENTAL LIEN AND AUL SEARCH

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Phase I Environmental Site Assessment D R A F T
and Subsurface Investigation
Ramboll

APPENDIX F

LABORATORY ANALYTICAL REPORTS

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Phase I Environmental Site Assessment D R A F T
and Subsurface Investigation
Ramboll

APPENDIX G

QUALIFICATIONS OF ENVIRONMENTAL PROFESSIONALS

Page 435 of 638 ends

Appendix F
Roadway Construction Noise Model Results

Page 436 of 638 ends

Construction Noise

Construction Vibration

Vibration Annoyance

Phase 1 Noise Level @ 50 ft Multi-family to the west Exisiting Residential Commercial to East Distance 110 65 110
Demolition 81 74.152 78.721 74.152
Site Preparation 81 74.152 78.721 74.152
Grading 84 77.152 81.721 77.152
Building Construction 82 75.152 79.721 75.152
Paving 87 80.152 84.721 80.152
Vibration @ 25 ft Multi-family to the west Exisiting Residential Commercial to East 110 65 110
Vibratory Roller 0.21 0.023 0.050 0.023
Large Bulldozer 0.089 0.010 0.021 0.010
Loaded Trucks 0.076 0.008 0.018 0.008
Small Bulldozer 0.003 0.000 0.001 0.000
Vibration @ 25 ft Multi-family to the west Exisiting Residential Commercial to East VdB 110 65 110
Vibratory Roller 94 75 82 75
Large Bulldozer 87 68 75 68
Loaded Trucks 86 67 74 67
Small Bulldozer 58 39 46 39

Page 437 of 638 ends

Roadway Construction Noise Model (RCNM),Version 1.1
Report date: 09/20/2023
Case Description: Demolition
**** Receptor #1 ****
Baselines (dBA)
Description Land Use Daytime Evening Night ----------- -------- ------- ------- ----- Demolition Residential 65.0 55.0 50.0 Equipment
---------
Spec Actual Receptor Estimated
Impact Usage Lmax Lmax Distance Shielding Description Device (%) (dBA) (dBA) (feet) (dBA) ----------- ------ ----- ----- ----- -------- --------- Excavator No 40 80.7 50.0 0.0 Front End Loader No 40 79.1 50.0 0.0 Dozer No 40 81.7 50.0 0.0

Results
-------
Noise Limits (dBA)
Noise Limit Exceedance (dBA)

----------------------------------------------
----------------------------------------------
Calculated (dBA) Day Evening
Night Day Evening Night ---------------- -------------- -------------
-------------- -------------- -------------- -------------- Equipment Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq Lmax Leq
---------------------- ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ ------ Excavator 80.7 76.7 N/A N/A N/A N/A N/A

N/A N/A N/A N/A N/A N/A N/A
Front End Loader 79.1 75.1 N/A N/A N/A N/A N/A

N/A N/A N/A N/A N/A N/A N/A
Dozer 81.7 77.7 N/A N/A N/A N/A N/A

N/A N/A N/A N/A N/A N/A N/A
Total 81.7 81.4 N/A N/A N/A N/A N/A

N/A N/A N/A N/A N/A N/A N/A

Page 438 of 638 ends

Roadway Construction Noise Model (RCNM),Version 1.1
Report date: 09/20/2023
Case Description: Site Preparation
**** Receptor #1 ****
Baselines (dBA)
Description Land Use Daytime Evening Night ----------- -------- ------- ------- ----- Site Preparation Residential 65.0 55.0 50.0 Equipment
---------
Spec Actual Receptor Estimated
Impact Usage Lmax Lmax Distance Shielding Description Device (%) (dBA) (dBA) (feet) (dBA) ----------- ------ ----- ----- ----- -------- --------- Roller No 20 80.0 50.0 0.0 Dozer No 40 81.7 50.0 0.0 Excavator No 40 80.7 50.0 0.0

Results
-------
Noise Limits (dBA)
Noise Limit Exceedance (dBA)

N/A N/A N/A N/A N/A N/A N/A
Dozer 81.7 77.7 N/A N/A N/A N/A N/A

N/A N/A N/A N/A N/A N/A N/A
Excavator 80.7 76.7 N/A N/A N/A N/A N/A

N/A N/A N/A N/A N/A N/A N/A
Total 81.7 81.0 N/A N/A N/A N/A N/A

N/A N/A N/A N/A N/A N/A N/A

Page 439 of 638 ends

Roadway Construction Noise Model (RCNM),Version 1.1
Report date: 09/20/2023
Case Description: Grading
**** Receptor #1 ****
Baselines (dBA)
Description Land Use Daytime Evening Night ----------- -------- ------- ------- ----- Grading Residential 65.0 55.0 50.0 Equipment
---------
Spec Actual Receptor Estimated
Impact Usage Lmax Lmax Distance Shielding Description Device (%) (dBA) (dBA) (feet) (dBA) ----------- ------ ----- ----- ----- -------- --------- Dozer No 40 81.7 50.0 0.0 Grader No 40 85.0 50.0 0.0 Scraper No 40 83.6 50.0 0.0

Results
-------
Noise Limits (dBA)
Noise Limit Exceedance (dBA)

N/A N/A N/A N/A N/A N/A N/A
Grader 85.0 81.0 N/A N/A N/A N/A N/A

N/A N/A N/A N/A N/A N/A N/A
Scraper 83.6 79.6 N/A N/A N/A N/A N/A

N/A N/A N/A N/A N/A N/A N/A
Total 85.0 84.4 N/A N/A N/A N/A N/A

N/A N/A N/A N/A N/A N/A N/A

Page 440 of 638 ends

Roadway Construction Noise Model (RCNM),Version 1.1
Report date: 09/20/2023
Case Description: Building Construction
**** Receptor #1 ****
Baselines (dBA)
Description Land Use Daytime Evening Night ----------- -------- ------- ------- ----- Building Construction Residential 65.0 55.0 50.0 Equipment
---------
Spec Actual Receptor Estimated
Impact Usage Lmax Lmax Distance Shielding Description Device (%) (dBA) (dBA) (feet) (dBA) ----------- ------ ----- ----- ----- -------- --------- Grader No 40 85.0 50.0 0.0 Backhoe No 40 77.6 50.0 0.0 Backhoe No 40 77.6 50.0 0.0

Results
-------
Noise Limits (dBA)
Noise Limit Exceedance (dBA)

N/A N/A N/A N/A N/A N/A N/A
Backhoe 77.6 73.6 N/A N/A N/A N/A N/A

N/A N/A N/A N/A N/A N/A N/A
Total 85.0 82.4 N/A N/A N/A N/A N/A

N/A N/A N/A N/A N/A N/A N/A

Page 441 of 638 ends

Roadway Construction Noise Model (RCNM),Version 1.1
Report date: 09/20/2023
Case Description: Paving
**** Receptor #1 ****
Baselines (dBA)
Description Land Use Daytime Evening Night ----------- -------- ------- ------- ----- Paving Residential 65.0 55.0 50.0 Equipment
---------
Spec Actual Receptor Estimated
Impact Usage Lmax Lmax Distance Shielding Description Device (%) (dBA) (dBA) (feet) (dBA) ----------- ------ ----- ----- ----- -------- --------- Paver No 50 77.2 50.0 0.0 Vibrating Hopper No 50 87.0 50.0 0.0 Concrete Saw No 20 89.6 50.0 0.0

Results
-------
Noise Limits (dBA)
Noise Limit Exceedance (dBA)

N/A N/A N/A N/A N/A N/A N/A
Vibrating Hopper 87.0 84.0 N/A N/A N/A N/A N/A

N/A N/A N/A N/A N/A N/A N/A
Concrete Saw 89.6 82.6 N/A N/A N/A N/A N/A

N/A N/A N/A N/A N/A N/A N/A
Total 89.6 86.6 N/A N/A N/A N/A N/A

N/A N/A N/A N/A N/A N/A N/A

Page 442 of 638 ends

Attachment 2
Carrier 38AUD25 HVAC System

Page 443 of 638 ends

38AUZ / 38AUD
60 Hz Air Cooled Condensing Units
with Puronr (R- - -410A) Refrigerant
6t o2 0N o m i n a lT o n s
Sizes: 07- - -25
Product Data
C09227
38AUZ07- -14 shown
Carrier’s air-cooled air conditioning split systems:

S provide a logical solution for commercial needs
S have a rugged, dependable construction
S are available in single and circuit scroll compressor capacity control
S have cooling capability up to 125 _F( 5 2_C) ambient
a n dd o w nt o4 0_F( 4_C) ambient standard

FEATURES / BENEFITS
The Gemini 38AU series outdoor air cooled condensing
units matched with Carrier’s 40RU series indoor air
handlers offer a wide variety of options for your HV AC application needs. Whether it’s first cost with the 38AU single compressor models or superior part load
performance from the two compressor models, this series is designed for long, dependable operation as a rooftop or on-the-ground installation. All Gemini 38AU and 40RU
series units use Puron
R R- -410A refrigerant. Together,
they create a reliable split system that provides easy
solutions to a wide range of commercial HV AC needs.

Constructed for long life
The 38AUZ single circuit and 38AUD dual circuit, scroll compressor models are designed and built to last. The
high efficient designed outdoor coil construction allows for a more efficient design in a smaller cabinet size that utilizes an overall reduction in refrigerant charge. Where conditions require, special coil coating coil protection option is available. Cabinets are constructed of prepainted galvanized steel, delivering unparalleled protection from the environment. Inside and outside surfaces are protected to ensure long life, good looks, and reliable operation.

Safety controls are used for enhanced system protection and reliability.

Each unit utilizes the Comfort Alert diagnostic and
troubleshoot control system. This protects the units
operation and provides valuable diagnostic information
when required.

Page 444 of 638 ends

2 FEATURES AND BENEFITS (cont.)
Factory-installed options (FIOPs)
Certified and pre- -engineered factory-installed options (FIOPs) allow units to be installed in less time, thereby reducing installed cost. FIOPs include:

S low ambient controls which provide cooling operation
down to - -20_F( - - 2 9_C) ambient temperatures
S non-fused disconnect
S 115-v GFI (ground fault interrupter) convenience outlet, powered and non- -powered available
S special coil coating coil protection
S louvered hail guard
Efficient operation
These air cooled condensing units will provide EER’s up to 11.5 which meets ASHRAE 90.1 efficiency levels. The
38AU dual compressor models provide two (2) stages of
cooling for remarkable partial load performance.

This high efficiency will help reduce overall operating cost and energy consumption.

Controls for performance dependability
The 38AU condensing units offer operating controls and
components designe d for performance dependability. The high efficiency hermetic scroll compressor is engineered for long life and durability. The compressors include
vibration isolation for quiet operation. The high-pressure switch protects the entire refrigeration system from
abnormally high operating pressures. A low-pressure
switch protects the system from loss of charge. These
units also include anti-short-cycling protection, which helps to protect the units against compressor failure.

All units include a crankcase heater to eliminate liquid slugging at start-up. Each unit comes standard with the Comfort Alert t control system. This provides:

S System Go LED indicator
S Fault LED indicator
S Compressor fault LED indicator
S Phase loss protection
S Phase reversal protection
S Safety pressure indicator
S Anti- -short cycle protection
The latest safety standards for 38AUZ/D units are assured through UL, Canada approvals (6 to 12.5 ton units) and
ETL, Canada approvals (15 and 20 ton units).

Innovative Carrier 40RU packaged air
handlers are custom matched to 38AUZ/D
condensing units
Information on matching 40RU DX packaged air handler
follows for convenience. See separate product data for
more details. The 40RU Series has excellent fan
performance, efficient direct-expansion (DX) coils, a
unique combination of indoor-a ir quality features, and is easy to install. Its versatility and state-of-the-art features help to ensure economical performance of the split system both now and in the future.

Indoor- -air quality (IAQ) features
The unique combination of IAQ features in the 40RU
Series air handlers help to ensure that only clean, fresh, conditioned air is delivered to the occupied space.

Direct-expansion (DX) 4 row cooling coils prevent the
build-up of humidity in the room, even during part-load conditions.

Standard 2-in. (51mm) disposable filters remove dust and airborne particles from the occupied space for cleaner air.

The pitched, non-corroding drain pan can be adjusted for a right-hand or left-hand connection to suit many
applications and provide positive drainage and prevent
standing condensate.

The accessory economizer can provide ventilation air to improve indoor-air quality by using demand control
ventilation. When used in conjunction with Carrier
Comfort System and CO
2 sensors, the economizer admits
fresh outdoor air to replace stale, recirculated indoor air.

Economy
The 40RU Series packaged air handlers provide reduced
installation expense and energy-efficient performance.

Quick installation is ensured by the multipoise design.

Units can be installed in either the horizontal or vertical configuration without modifications. Fan motors and
contactors are pre- -wired and thermostatic expansion
valves (TXVs) are factory-installed on all 40RU models.

High efficiency, precision-balanced fans minimize air
turbulence, surging, and unbalanced operation, cutting
operation expenses.

The economizer accessory precisely controls the blend of outdoor air and room air to achieve comfort levels. When the outside air enthalpy is suitable, outside air dampers can fully open to provide “free” cooling without
energizing mechanical cooling.

Rugged dependability
The 40RU series units are made to last. The die-formed
galvanized steel panels ensure structural integrity under all operating conditions. Galvanized steel fan housings are securely mounted to a die-formed galvanized steel fan
deck.

Rugged pillow-block beari ngs (40RU14) are securely
fastened to the solid steel fan shaft with split collets and clamp locking devices. Smaller unit sizes have spider-type bearings.
38AU

Page 445 of 638 ends

3 FEATURES AND BENEFITS (cont.)
Coil flexibility
Model 40RU direct- expansion coils have galvanized steel casings; inlet and outlet connections are on the same end.

The coils are designed for use with Puron
R (R- -410A)
refrigerant and have 3/8-in. diameter copper tubes
mechanically bonded to aluminum sine-wave fins. The
coils include matched, factory-installed thermostatic
expansion valves (TXVs) with matching distributor
nozzles and offers a removable power element and
extended connections.

Easier installation and service
The multipoise design and component layout ensures
quick unit installation and operation. Units can be
converted from horizontal to vertical operation by simply repositioning the unit. Drain pan connections are
duplicated on both sides of the unit. The filters, motor, drive, TXVs, and coil connections are all easily accessed by removing a single side panel.

TABLE OF CONTENTS
P AGE
FEA TURES / BENEFITS 1........................

MODEL NUMBER NOMENCLA TURE 4............

AHRI CAP ACITY RA TINGS 5.....................

SOUND POWER LEVELS 5.......................

PHYSICAL DA TA 6..............................

DIMENSIONS 8.................................

OPTIONS AND ACCESSORIES 11.................

SELECTION PROCEDURE 14.....................

TYPICAL WIRING SCHEMA TIC 15................

PERFORMANCE DA TA 17........................

ELECTRICAL DA TA 42..........................

APPLICA TION DA TA 46.........................

TYPICAL PIPING AND WIRING 50................

GUIDE SPECIFICA TIONS 54......................
38AU

Page 446 of 638 ends

4 MODEL NUMBER NOMENCLATURE
123456789 1 0 1 1 1 2 1 3 1 4 1 5 1 6 1 7 1 8
3 8 A U Z A 1 4 A 0 G 6 -- 0 A 0 A 0
_____________ ____
Model Type Brand / Packaging
38AU = Air Cooled Cond. Unit 0=S t a n d a r d
Puronr R - - - 410A Refrigerant 1=L T LP a c k a g i n g Type of Coil Electrical Options
D = Dual Circuit, A/C Scroll Compressor A=N o n e
Z = Single Circuit, A/C Scroll Compressor C = Non - - - Fused Disconnect Refrigerant Options Service Options
A=S t a n d a r d 0=N o n e
B = Low Ambient Controls 1 = Un - - - powered Convenience Outlet C = H o t G a s B y --- P a s s 2 = Powered Convenience Outlet (38AUD 12, 16, 25 Models only)
D = Single circuit, two- - - stage Factory Assigned
(07, 08 models only) A=D e f a u l t
E = Single circuit, two- - - stage with Low
Ambient Controls (07, 08 models only) Base Unit Controls 0 = Electro- - - Mechanical Controls
Nominal T onnage
07 = 6 T ons Design Rev
08 = 7.5 T ons - - - = Catalog Model Number
12 = 10 T ons
14 = 12.5 T ons Voltage
16 = 15 T ons 1 = 575/3/60
25 = 20 T ons 5 = 208/230/3/60
6 = 460/3/60
Factory Assigned
A=D e f a u l t Coil Options (Condenser)
With Round Tube/Plate Fin Design
Factory Assigned A=A l / C uS t a n d a r d
0=D e f a u l t B=P r eC o a tA l / C u
C = E --- C o a t A l / C u
E= C u / C u
M=A l / C uS t a n d a r dw i t hl o u v e r e dh a i lg u a r d N = Pre Coat Al/Cu with louvered hail guard
P=E - - - C o a tA l / C uw i t hl o u v e r e dh a i lg u a r d R = Cu/Cu - - - Louvered hail guard
Use of the AHRI Certified
TM Mark indicates a
manufacturer’s
participation in the
program For verification
of certification for individual
products, go to
www.ahridirectory.org.

Certified to ISO 9001
38AUZ - - - 6 to 12.5 T on
38AUD - - - 10 to12.5 T on
3 8 A U D / Z - - - 1 5t o2 0T o n
38AU

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5 AHRI* CAPACITY RATINGS

UNIT COOLING

STAGES COMPRESSORS
NOM.

CAPACITY
(TONS)

NET COOLING

CAPACITY
(MBH)
TOTAL
POWER
(kW)
EER IEER IEER w/
2 --- S P E E D
38AUZ(A,B)07/40RU07 1 1 6 71.0 6.2 11.5 12.2 N/A
38AUZ(A,B)08/40RU08 1 1 7.5 92.0 8.2 11.2 11.8 N/A
38AUZ12/40RU12 1 1 10 117.0 10.4 11.2 12.0 N/A
38AUZ14/40RU14 1 1 12.5 148.0 13.5 11.0 12.0 N/A
38AUZ16/40RU16 1* 2 15 184.0 16.4 11.2 13.2 14.3
38AUZ25/40RU25 1* 2 20 240.0 21.8 11.0 12.5 13.6
* Single circuit with two (tandem) compressors. See application tip #38TIP - - - 10 - - - 03 for staging capabilities.

UNIT COOLING

STAGES COMPRESSORS
NOM.

CAPACITY
(TONS)

NET COOLING

CAPACITY
(MBH)
TOTAL
POWER
(kW)
EER IEER IEER w/
2 --- S P E E D
38AUZ(D,E)07/40RU07 2 1 6 70.0 5.8 12.0 12.2 14.0
38AUZ(D,E)08/40RU08 2 1 7.5 92.0 8.2 11.2 11.8 12.9
38AUD12/40RU12 2 2 10 117.0 10.4 11.2 11.6 13.0
38AUD14/40RU14 2 2 12.5 148.0 13.5 11.0 12.0 12.5
38AUD16/40RU16 2 2 15 184.0 16.4 11.2 11.8 12.6
38AUD25/40RU25 2 2 20 240.0 21.8 11.0 11.2 12.0
LEGEND
AHRI - - - Air Conditioning, Heating and Refrigeration
Institute
ASHRAE - - - American Society of Heating, Refrigerating and Air Conditioning, Inc.

EER - - - Energy Efficiency Ratio
IEER - - - Integrated Energy Efficiency Ratio
NOTES

1. Rated in accordance with AHRI Standard 340/360, as appropriate.

2. Ratings are based on:

Cooling Standard: 80_F( 2 7_C) db, 67 _F( 1 9_C) wb indoor air temp and 95 _F( 3 5_C) db outdoor air temp.

IEER Standard: 80_F( 2 7_C) db, 67 _F( 1 9_C) wb indoor air temp and 4 various outdoor temperatures.

3. All units comply with ASHRAE 90.1 Energy Standard for minimum EER and IEER requirements.

SOUND POWER LEVELS, dB

UNIT COOLING

CIRCUITS
OUTDOOR SOUND (dB)
A --- W E I G H T E D 63 125 250 500 1000 2000 4000 8000 RTPF - - - Round Tube/Plate Fin Coil Design
38AUZ07 1&2 85 89.3 85.0 82.0 82.7 80.2 75.2 71.0 66.0
38AUZ08 1&2 85 89.3 85.0 82.0 82.7 80.2 75.2 71.0 66.0
38AUZ12 1 83 86.6 81.9 85.7 80.0 77.1 74.6 69.2 65.8
38AUD12 2 84 86.3 85.8 81.4 81.9 79.5 75.1 71.9 68.9
38AUZ14 1 84 89.1 85.7 83.0 81.1 79.3 74.9 69.7 62.2
38AUD14 2 83 81.7 80.9 82.2 80.4 78.2 73.6 69.7 65.4
38AUZ16 1 83 86.7 81.2 78.9 80.4 78.0 74.2 70.2 65.0
38AUD16 2 83 86.7 81.2 78.9 80.4 78.0 74.2 70.2 65.0
38AUZ25 1 85 91.0 85.0 80.0 86.0 79.0 73.0 68.0 63.0
38AUD25 2 85 91.0 85.0 80.0 86.0 79.0 73.0 68.0 63.0
LEGEND
dB = Decibel
NOTE: Outdoor sound data is measure in accordance with AHRI standard 270. 38AU

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6 PHYSICAL DATA
Single Circuit Models with RTPF - - - Round Tube/Plate Fin Coil Design 38AUZ(A,B)07 38AUZ(D,E)07 38AUZ(A,B)08 38AUZ(D,E)08 38AUZ12 38AUZ14 38AUZ16 38AUZ25 Refrigeration System
# Circuits / # Comp. / Type
1/1/
Scroll
1/1/
2S t a g eS c r o l l
1/1/
Scroll
1/1/
Digital Scroll
1/1/
Scroll
1/1/
Scroll
1/2/
Scroll
1/2/
Scroll
R- - -410a charge A/B (lbs) 9.0 9.0 9.0 9.0 9.0 9.0 9.0 9.0 System charge w/ fan coil* 14.0 14.0 17.0 18.0 20.0 43.0 43.0 38.0 Metering device TXV TXV TXV TXV TXV TXV TXV TXV
High - - -press. Trip / Reset
(psig) 630 / 505 630 / 505 630 / 505 630 / 505 630 / 505 630 / 505 630 / 505 630 / 505 Low- - -press. Trip / Reset
(psig) 54 / 117 54 / 117 54 / 117 54 / 117 54 / 117 54 / 117 54 / 117 54 / 117 Cond. Coil
Material (Fin/Tube) Al/Cu Al/Cu Al/Cu Al/Cu Al/Cu Al/Cu Al/Cu Al/Cu Coil type RTPF RTPF RTFP RTPF RTPF RTPF RTPF RTPF
Rows / FPI 2/1 7 2/1 7 2/1 7 2/1 7 2/1 7 3/ 17 2/1 7 2/1 7 Tota l f a ce a r ea ( f t2) 17.5 17.5 17.5 23.0 25.1 31.8 23.5 x 2 25.0 x 2 Cond. fan / motor
Qty / Motor drive type 2/d i r e c t 2/d i r e c t 2/d i r e c t 2/d i r e c t 2/d i r e c t 2/d i r e c t 3/d i r e c t 4/d i r e c t Motor HP / RPM 1/4 / 1100 1/4 / 1100 1/4 / 1100 1/4 / 1100 1/4 / 1100 1/4 / 1100 1/4 / 1100 1/4 / 1100 Fan diameter (in) 22 22 22 22 22 22 22 22
Nominal Airflow (cfm) 6,000 6,000 6,000 6,000 6,000 6,000 9,000 12,000 Watts (total) 610 610 610 610 610 610 970 1150
* Approximate system charge with about 25 ft piping of sizes indicated with matched 40RU Dual Circuit Models with RTPF - - - Round Tube/Plate Fin Coil Design 38AUD12 38AUD14 38AUD16 38AUD25
Refrigeration System
# Circuits / # Comp. / Type 2/2/S c r o l l 2/2/ S c r o l l 2/2/S c r o l l 2/2/S c r o l l R- - -410a charge A/B (lbs) 9.0 /9.0 9.0 / 9.0 9.0 / 9.0 9.0 / 9.0 System charge w/ fan coil* 11.0 / 11.0 22.0 / 22.0 22.0 / 22.0 19.0 / 19.0 Metering device TXV TXV TXV TXV
High - - -press. Trip / Reset (psig) 630 / 505 630 / 505 630 / 505 630 / 505 Low - - -press. Trip / Reset (psig) 54 / 117 54 / 117 54 / 117 54 / 117 Cond. Coil
Material (Fin/Tube) Al/Cu Al/Cu Al/Cu Al/Cu
Coil type RTPF RTPF RTPF RTPF
Rows / FPI 2/1 7 3/1 7 2/1 7 2/1 7
total face area (ft2) 25.1 31.8 23.5 x 2 25.0 x 2
Cond. fan / motor
Qty / Motor drive type 2/d i r e c t 2/d i r e c t 3/d i r e c t 4/d i r e c t Motor HP / RPM 1/4 / 1100 1/4 / 1100 1/4 / 1100 1/4 / 1100 Fan diameter (in) 22 22 22 22
Nominal Airflow (cfm) 6,000 6,000 9,000 12,000
Watts (total) 610 610 970 1150
* Approximate system charge with about 25 ft piping of sizes indicated with matched 40RU 38AU

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Attachment 3

2.5-ton Carrier 24ABA4030 HVAC System

Page 450 of 638 ends

COOL YOUR HOME WITH

A CARRIER AIR CONDITIONER
Carrier offers real choices
for efficient and reliable
home comfort

Page 451 of 638 ends

* Upon timely registration, the warranty period is five years if not registered within 90 days of installation except in jurisdictions where warranty benefits cannot be conditioned upon registration.
+ Air conditioner models may not be sold in every region. ** Based on Carrier testing, all data was run with the systems cycling once they met the assumed home load. The assumed load at AHAM conditions (80/70, 80) is the capacity of the variable-speed running continuously in dehumidification mode. The difficult conditions load was determined by a Wrightsoft® load calculation for a home in Florida at 69 OD 72/63 ID. This condition was provided by a customer in Florida as “worst case”.

Turn to the experts at Carrier for real solutions for your home cooling needs. Our comprehensive selection of air conditioners have been designed to fit virtually any home and a variety of budgets. From our innovative and intelligent Infinity® System line with variable-speed, two-stage, and single-stage options...to Performance™ Series deluxe two-stage and single-stage choices…and the value-driven Comfort™ Series single-stage models, our air conditioners offer summertime comfort you can depend on.

Carrier air conditioners represent years of design, development and testing with one goal in mind – maximizing your family’s comfort. Along the way, we have created new technologies that deliver the outstanding quality and energy efficiency you demand while staying ahead of industry trends and global initiatives. Check out the side-by-side comparison below to see which model is right for you.

Air Conditioner
Options+
Infinity® System Performance™ Series Comfort™ Series
24VNA6 24VNA9 24ANB1 24ANB7 24ANB7**C
(Coastal) 24ANB6 24ACB7 24APB6 24ACC6 24ACB3 24ABC6 24AAA5 24ACC4 24ACA4**C (Coastal) 24ABB3
Efficiency Efficiency
Cooling SEER
(up to) 26.0 19.0 17.0 16.0 17.0 16.5 13.0 16.5 17.0 14.0 13.0 Compressor Type
Fully variable-speed
with capacity range
from 25-100%
Five-stage
variable-speed
with capacity range
from 25-100%
Two-stage with
high-stage at 100% capacity
and low-stage at 75% capacity
Single-stage
at 100% capacity
at all times
Two-stage with
high-stage at 100%
capacity and low-stage
at 75% capacity
Single-stage
at 100% capacity at all times
Single-stage
at 100% capacity at all times
ENERGY STAR®
• • • • • • • • • - • - - - -
Comfort Features Comfort Features
Sound level
(as low as) 51 dBA 60 dBA 71 dBA 72 dBA 72 dBA 66 dBA 72 dBA 68 dBA 73 dBA 70 dBA 76 dBA 75 dBA 75 dBA 73 dBA 73 dBA Humidity Control
Ideal Humidity System™ Technology
offers excellent humidity control and is
capable of removing up to 400% more
moisture than standard systems.**
Enhanced Standard Enhanced Standard Standard
Durability Durability
Cabinet Protection
WeatherArmor™ Ultra provides durability with a galvanized steel cabinet, louvered coil guard and baked-on powder paint to protect against dings, dents and weather-based threats.

WeatherArmor Ultra
WeatherArmor provides durability with a galvanized steel cabinet, wire coil guard and baked-on powder paint to protect against dings, dents and weather-based threats.

Recommended Thermostat Recommended Thermostat
Infinity®
System Control • • • • • • - - - - - - - - -
ecobee,
Powered by Carrier - - - - - - • • • • • • • • •
Peace of Mind Peace of Mind
Limited Parts
Warranty* 10-Year 10-Year 10-Year
Replacement Limited
Warranty* 10-Year - - - - - - - - - - - - - -
Designed To Fit Your Home – And Your Budget Designed with Your Comfort in Mind

Page 452 of 638 ends

carrier.com 1-800-CARRIER
©2021 Carrier. All Rights Reserved.

Manufacturer reserves the right to discontinue, or change at any time, specifications or designs without notice or without incurring obligations.

Third-party trademarks and logos are the property of their respective owners. 01-824-119-01
07/2021
In 1902, a determined engineer answered one of mankind’s most nagging questions: How do we make hot, sticky, indoor air go away? In creating the world’s first modern air conditioning system, Willis Carrier forever changed indoor life, and, more than a century later, the corporation that bears his name takes inspiration from his example.

Carrier strives to improve on our founder’s breakthroughs, introducing new technologies that make life at home even cooler.

Today, a nationwide network of experts continues to advance Willis Carrier’s lifework. Your expert Carrier dealer is equipped to evaluate your home and create a customized system designed around your lifestyle.

MORE THAN A

CENTURY OF COOL

Page 453 of 638 ends

ATTACHMENT 2

ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PLEASANTON APPROVING THE APPLICATIONS FOR: (1) PLANNED UNIT DEVELOPMENT REZONING (P21-1173) OF TWO PARCELS TOTALING APPROXIMATELY 2.3

ACRES IN AREA FROM CENTRAL-COMMERCIAL (C-C) TO PLANNED UNIT DEVELOPMENT-MIXED-USE (PUD-MU) DISTRICT; (2) PLANNED UNIT DEVELOPMENT PLAN (PUD-146) TO: (A) RETAIN THE TWO-STORY

SINGLE-FAMILY HOME AND CONSTRUCT A 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 14 DETACHED SINGLE-FAMILY HOMES, ANDTWO COMMERCIAL

BUILDINGS WITH A PUBLIC PLAZA AND PARKING LOT, NEW PRIVATE

STREET, AND RELATED SITE IMPROVEMENTS, SUBJECT TO THE
CONDITIONS OF APPROVAL 475 AND 493 SAINT JOHN STREET

WHEREAS, on December 15, 2021, Robson Homes applied for: (1) an addendum to the Downtown Specific Plans Final Environmental Impact Report; (2) Planned Unit Development 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, and (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 14 detached single-family homes, and two commercial buildings totaling approximately 3,125 square feet in area with a public plaza, new private street, and related site improvements 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 Property is designated Retail/Highway/Service Commercial Business and Professional Offices, Public Health and Safety Wildland Overlay in the General Plan and Downtown Commercial, Arroyo, and Open Space-Arroyo in the Downtown Specific Plan; and

WHEREAS, the City of Pleasanton is the lead agency on the Project, and the City Council is the decision-making body for the proposed approval of the Project; and

WHEREAS, at its duly noticed public meeting of October 23, 2024, the Planning Commission considered the written agenda report, all public testimony, relevant exhibits, and staff recommendations, and then recommended approval of the Project to the City Council; and

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Ordinance No.

Page 2 ends

WHEREAS, at its duly noticed public meeting of December 17, 2024, the City Council considered the written agenda report, all public testimony, relevant exhibits, and staff/Planning Commission recommendations.

WHEREAS, the City Council finds that the Project is consistent with the General Plan and the purposes of the PUD ordinance based on the considerations set forth in this ordinance.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLEASANTON DOES HEREBY ORDAIN AS FOLLOWS:

Section 1. Prior to taking action on the Project, and at a properly noticed public meeting, the City Council reviewed written and oral staff reports, conducted a public hearing on the Project and took testimony, and received into the record all pertinent documents related to the Project (collectively, the “Record Evidence”). The City Council’s determination is based on the Record Evidence, which is incorporated into this Ordinance by reference.

Section 2. On December 17, 2024, the City Council independently reviewed and analyzed the September 2024 Addendum to the Downtown Specific Plan Final Environmental Impact Report (“DSP FEIR”) (SCH#2001032014) and adopted the September 2024 Addendum to the DSP FEIR.

Section 3. Findings for approval of PUD Development Plan.

With respect to Case No. PUD-146, the City Council makes the following findings and determinations with respect to each of the considerations for a PUD Development Plan as required by Section 18.68.110 of the PMC:

1. Whether the plan is in the best interests of the public health, safety, and general welfare:

The Project, as conditioned, meets all applicable City standards concerning public health, safety, and welfare. The Project would include the installation of all required on-site utilities with connections to municipal systems to serve the new development.

The Project will not generate volumes of traffic that cannot be accommodated by existing City streets and intersections in the area. The structures would be designed to meet the requirements of the Uniform Building Code, Fire Code, and other applicable City codes. Adequate access would be provided to the structures for police, fire, and other emergency response vehicles. Stormwater run-off from the site will be treated before leaving the site. Construction hour limits and dust suppression requirements would minimize construction impacts on the surrounding residents and tenants. The Project is compatible with the adjacent uses and would be consistent with the existing scale and character of the area. Therefore, the City Council found the proposed PUD development plan is in the best interests of the public health, safety, and general welfare, and this finding can be made.

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Ordinance No.

Page 3 ends

2. Whether the plan is consistent with the City's General Plan and any applicable specific plan:

The Property’s General Plan and Downtown Specific Plan Land Use Designations of Retail/Highway/Service Commercial Business and Professional Offices and Downtown Commercial designations permit mixed uses including mixed residential and commercial development, at the densities and intensities proposed by the project; thus, the Project would be consistent with the General Plan and Downtown Specific Plan Land Use Designations. The project would retain as undeveloped open space the area within the Public Health and Safety Wildland Overlay and Arroyo and Open Space Arroyo designations. The proposed project is located near public transportation, within proximity to the services and amenities of the Downtown area, and in an area already developed with adequately sized infrastructure. In addition, the project would preserve the commercial square-footage utilized on-site. The project would provide housing opportunities within the downtown, as well as new/replacement active commercial uses centered on a new outdoor plaza, consistent with General Plan and Specific Plan policies that seek to promote the downtown as a vibrant mixed-use district.

3. Whether the plan is compatible with previously developed properties in the vicinity and the natural, topographic features of the site:

The project site is surrounded by a variety of uses: single-family homes, townhomes, apartments, offices, and a restaurant, and is within close proximity to personal services. As conditioned, staff believes that the proposal would be compatible with the surrounding uses. The buildings have been sited to minimize impacts on surrounding neighbors to the extent feasible and have been designed to reduce their perceived mass. New landscaping would be installed throughout the site to enhance off-site views and the PUD development plan is compatible with the previously developed properties in the area and downtown. The project would include construction of residences towards the northern portion of the project, near the undevelopable area of the project site. The proposed lots adjacent to the undevelopable area would be set back 20 feet from the top of the existing bank and there would be no modifications to the bed, bank, or the Arroyo del Valle as a result of this development.

4. Whether grading takes into account environmental characteristics and is designed in keeping with the best engineering practices to avoid erosion, slides, or flooding to have as minimal an effect upon the environment as possible.

There is a gradual slope to the south and a relatively steep downward slope leading to the Arroyo del Valle Stream bed 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 six and a half feet below the surface and excavations for utility lines and stormwater infrastructure would reach as much as nine feet below

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Ordinance No.

Page 4 ends

the surface. Grading would likely result in approximately 4,200 cubic yards of material being exported from the site. The Arroyo del Valle stream is north of the project site. Development would not include modifications to the bed, bank or channel of Arroyo del Valle.

Erosion control and dust suppression measures would be documented in the building and improvement plans and will be administered by the City’s Building and Engineering Divisions. City building code requirements would ensure that building foundations, on-site driveways, and parking areas are constructed on properly prepared surfaces. The proposed development would provide adequate drainage to prevent flooding. Parking lot and roof drainage would drain into landscaped bioretention areas that would filter contaminants before entering the arroyo and, ultimately, the bay. The proposed project site is not located within an Alquist-Priolo Earthquake Fault Zone. A portion of the project site is within a designated flood zone, the northern area adjacent to Arroyo del Valle, though as conditioned, development would ensure conservation of the Arroyo Del Valle through design and best management practices. There is no proposed development or grading within 20 feet of the top of a watercourse bank, which would minimize risks associated with flood hazards and redirection of flood flows.

5. Whether streets and buildings have been designed and located to complement the natural terrain and landscape:

The Property is in a developed area of the City and would not involve the extension of any new public streets (the new street is private). The new development would be located on the more level areas of the proposed project site, and as described in Finding 3, the grading has been designed to integrate the development into the terrain. The proposed residences would be compatible in size and scale with surrounding structures. New landscaping including large box-sized trees would be installed to mitigate the loss of the existing landscaping and trees.

6. Whether adequate public safety measures have been incorporated into the design of the plan:

The public improvements associated with the Project would be consistent with City design standards. 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. The new residences and commercial structures would be required to meet the requirements of the Uniform Building Code, Fire Code, other applicable City codes, and State of California energy and accessibility requirements. The new residences and commercial structures would be equipped with automatic fire suppression systems (sprinklers).

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Ordinance No.

Page 5 ends

7. Whether the plan conforms to the purposes of the PUD District:

The proposed PUD development plan conforms to the purposes of the PUD district.

One of the purposes of the PUD district is to ensure the desires of the Applicant and the community are understood and approved prior to commencement of construction. The proposed project implements the purposes of the PUD Ordinance in this case by providing a mixed-use project that is well-designed and well- integrated with the existing development in the vicinity, that fulfills the desires of the Applicant, and that meets the City’s General Plan and Downtown Specific Plan goals and policies. By taking advantage of the flexibility of the PUD district while complementing the minimum development standards of the surrounding residential neighborhoods, and of the commercial district which this site serves as a transition, the applicant and staff have been able to work together to design the Project in a manner most appropriate for this use. Through the PUD process, the Project has provided the Applicant and the City with a development plan that optimizes the use of this site in a sensitive manner.

Section 4. The City Council has considered the findings made in Planning Commission Resolution No. PC-2024-17, and hereby adopts the same findings by this reference, and based upon the City Council’s own independent review and considerations, the City Council hereby approves Planned Unit Development Plan (PUD-146), as reflected in the plans dated, “Received September 6, 2024,” for Robson Homes, LLC, subject to the Conditions of Approval,, attached hereto as Exhibit A and incorporated into this ordinance by reference.

Section 5. Approves the Planned Unit Development rezoning (P21-1173) of two parcels located at 475 and 493 St. John Street, totaling approximately 2.3-acres in area, from C-C (Central-Commercial) to PUD-MU (Planned Unit Development-Mixed-Use) District.

Section 6. The Zoning Map of the City of Pleasanton, on file with the City Clerk, designating and dividing the City into zoning districts, is hereby amended to Zoning Unit Map No.____, attached hereto as Exhibit C, and incorporated herein by this reference.

A summary of this ordinance shall be published once within fifteen (15) days after its adoption in “The Valley Times,” a newspaper of general circulation published in the City of Pleasanton, and the complete ordinance shall be posted for fifteen (15) days in the City Clerk’s office within fifteen (15) days after its adoption.

Section 7. This ordinance shall be effective thirty (30) days after its passage and adoption. The foregoing Ordinance was introduced at a regular meeting of the City Council of the City of Pleasanton on December 17, 2024, and DGRSWHG at a regular meeting on ______________, 2025 by the following vote:

Ayes:

Noes:

Absent:

Abstain:

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Ordinance No.
______________________________
Jack Balch, Mayor

Page 6 ends

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

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Ordinance No.

Page 7 ends

EXHIBIT A

DRAFT CONDITIONS OF APPROVAL

P21-1173, PUD-146, and Tract 8631
475 St. John Street (APN 094-0114-007-00)
493 St. John Street (APN 094-0114-008-00)

December 17, 2024

The applicant is hereby notified, as part of this approval, that (s)he is required to satisfy and maintain compliance with the conditions of approval below. Where approval by the Director of Community Development, Planning Division, Director of Engineering/City Engineer, City Attorney, Chief Building and Safety Official, Fire Department or other City staff is required, review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations, and accepted practices related to the approval. In addition to complying with the conditions below, the applicant is required to comply with all applicable federal, state, and local laws that pertain to this project whether or not specifically noted herein.

This approval is granted for (1) an addendum to the Downtown Specific Plan’s Final Environmental Impact Report (FEIR); (2) 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, (3) a certificate of appropriateness to demolish structures, (4) 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 (5) 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 for the proposed project located 475 St. John Street (APN 094- 0114-007-00) and 493 St. John Street (APN 094-0114-008-00). Development shall be substantially as shown on the project materials listed below:

a. Project plans, Vesting Tentative Map, Color and Material Board, etc., Exhibit B, prepared by Robert Hidey Architects, and RJA for Robson Homes, LLC, dated “Received” on September 6, 2024, and kept on file in the Planning Division of the Community Development Department.

b. Addendum to the Downtown Specific Plan FEIR prepared by Rincon Consultants, Inc., for Robson Homes, LLC, dated September 2024, and kept on file in the Planning Division of the Community Development Department.

c. Arborist Report prepared by Monarch Consulting Arborists for Robson Homes, LLC, dated on November 19, 2021, and kept on file in the Planning Division of the Community Development Department.

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d. Historic Resource Evaluation prepared by TreanorHL for Robson Homes LLC, dated February 25, 2021, and kept on file in the Planning Division of the Community Development Department.

e. Phase 1 Environmental Site Assessment and Subsurface Investigation prepared by Ramboll US Consulting, Inc., dated November 6, 2020.

f. Geotechnical Report prepared by Geo-Logic Associates, for Robson Homes, LLC, dated June 2, 2022, and kept on file in the Planning Division of the Community Development Department.

g. Noise and Vibration Assessment prepared by Salter for Robson Homes, LLC, dated December 13, 2021, and kept on file in the Planning Division of the Community Development Department.

The project materials listed above are collectively the “Approved Plans”.

THIS APPROVAL IS GRANTED SUBJECT TO THE FOLLOWING CONDITIONS:

1. APPROVAL AND REVISIONS: The proposed development shall be in substantial conformance with the “Approved Plans”, except as modified by the following conditions. Minor changes to the plans may be allowed subject to the approval of the Director of Community Development if found to be in substantial conformance with the approved exhibits. Planning Division approval is required before any changes are implemented in site design, grading, architectural design, house colors or materials, green building measures, landscape material, etc.

2. EXPIRATION – MIXED-USE PUD: The PUD development plan approval shall lapse 2 years from the effective date of this ordinance unless a building permit is issued and construction has commenced and is diligently pursued towards completion, or the City has approved a time extension.

3. CONDITIONS OF APPROVAL CHECKLIST: The applicant shall submit a “Conditions of Approval Checklist” indicating all conditions in Exhibit A have been satisfied, incorporated into the building permit plans or improvements plans, and/or addressed. Said checklist shall be incorporated as one of the first four plan sheets of all building permit and engineering permit plan submittals for review by the City prior to issuance of permits.

4. PUD PERIOD: The building permit submittal will only be accepted after the ordinance approving the Planned Unit Development (PUD) development plan becomes effective, unless the applicant submits a signed statement acknowledging the plan check fees may be forfeited in the event the ordinance is overturned. In no case will a building permit be issued prior to the PUD ordinance being in effect.

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5. LIABILITY AND INDEMNIFICATION: To the extent permitted by law, the project applicant shall hold harmless, defend (with counsel acceptable to the City), and indemnify the City, its City Council, its officers, commissions, employee and agents from and against any claim, action, or proceeding brought by a third party against the indemnified parties and/or the applicant to attack, set aside, or void the approval of the project or any permit authorized hereby for the project, including without limitation, reimbursing the City its attorneys’ fees and costs incurred in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice.

PLANNING DIVISION – 925-931-5600

Site Development, Uses, and Building Design – Residential and Commercial

6. DEVELOPMENT STANDARDS AND USES – NEW SINGLE-FAMILY HOMES:

The project site shall be developed in accordance with the approved PUD Development Plan as shown on the Approved Plans referenced herein.

Accessory structures are not allowed, and additions and/or expansions are not permitted to any of the new 14 single-family homes and lots. All other permitted and conditionally permitted uses for the detached, single-family homes shall be those found in Section 18.32 of the Pleasanton Municipal Code (PMC).

Accessory dwelling units and/or junior accessory dwelling units may be permitted in accordance with state law and the Pleasanton Municipal Code. Project Specific Condition.

7. DEVELOPMENT STANDARDS AND USES – EXISTING SINGLE-FAMILY HOME (493 ST. JOHN STREET): The project site shall be developed in accordance with the approved PUD Development Plan as shown on the Approved Plans referenced herein. Unless otherwise specific in the conditions of approval, all permitted and conditionally permitted uses shall be those found in Section 18.32 of the Pleasanton Municipal Code (PMC) and any future additions/expansions/modifications to the structure and/or site shall be subject to the site development standards of the R-1-10,000 District of the PMC. Project Specific Condition.

8. DEVELOPMENT STANDARDS AND USES – COMMERCIAL STRUCTURES:

The project site shall be developed in accordance with the approved PUD Development Plan as shown on the Approved Plans referenced herein. Uses for the site shall be limited to:

a. Bars and brew pubs*
b. Emergency standby electricity generator, fuel cell, and/or battery facilities, photovoltaic facilities, small electricity generator facilities, and small fuel cell facilities, which meet the standards in Table 18.44.080 of the Pleasanton Municipal Code.
c. Microbreweries*
d. Personal services
e. Restaurants and catering establishments

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f. Retail – Firearm sales, liquor stores, convenience markets, tobacco stores, secondhand stores, and pawnshops are prohibited. g. Special downtown accessory entertainment uses, as defined in Chapter

18.08 of the Pleasanton Municipal Code, which meet the standards found in Table 18.44.080 of the Pleasanton Municipal Code.
h. Wineries*

*The following conditions shall apply prior to approval and/or operation of the use:
(1) The zoning administrator finds adequate parking is available for said use;
(2) Menu service shall be available for patrons during the operation hours of the business;
(3) Alcohol service and consumption in the outdoor plaza area is allowed only upon specific approval by the Department of Alcoholic Beverage Control (ABC) and shall be subject to all ABC
requirements. The business operator and their employees are responsible for supervising and controlling the activities of its customers in the outdoor plaza area, ensuring no disorderly behavior occurs in this area, that drinks are not taken outsdie of the outdoor plaza area, and there are no more customers in the outdoor plaza area than there are seats. The inability of the business operator and their employees to perform in this manner shall be cause for review and revocation of this use as it pertains to the service of alcoholic beverages in the outdoor plaza area. (4) Approval of a temporary/minor conditional use permit shall be required prior to live music, DJ music, or dancing in the outdoor plaza area.
(5) If the zoning administrator determines the use will be or is creating odor problems, an odor abatement device determined to be appropriate by the zoning administrator shall be installed within the exhaust ventilation system to mitigate brewery odors; (6) The applicant is in compliance with all applicable requirements of Chapter 9.04 (Noise Regulations) the Pleasanton Municipal Code; and
(7) If operation of the use results in conflicts pertaining to parking, noise, odors, traffic, or other factors, the zoning administrator may modify or add conditions to mitigate such impacts, or may revoke the zoning certificate for the use.

Project Specific Condition.

9. OUTDOOR PLAZA: If the commercial space/s are unleased/unoccupied, the property management is responsible for supervising and controlling the activities of patrons within the outdoor plaza area(s). If occupied by a tenant or tenants, the tenant/s is/or responsible for supervising and controlling the activities within the outdoor plaza area(s). The responsible party (property management or tenant) shall ensure no disorderly behavior occurs in the plaza. Project Specific Condition.

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10. MAINTENANCE: The tenants of the commercial buildings shall maintain the subject property and the area surrounding the tenant spaces, in a clean and orderly manner at all times.

11. OUTDOOR STORAGE: There is to be no outdoor storage without prior approval by the City.

12. BUILDING PERMIT – COMMERCIAL TENANTS: Any tenant improvement plans shall be submitted to the Building and Safety Division for review and approval prior to operation. The applicant shall obtain a building permit prior to commencement of any work. The tenant (s) of the respective commercial spaces shall pay any required sewer fees, traffic impact fees, and all other fees the proposed use may be subject to prior to issuance of the tenant improvement building permit. The type and amount of the fees shall be those in effect at the time the building permit is issued.

13. BUILDING MATERIALS AND COLORS: The building materials and colors in the Approved Plans shall be stated on the building permit plans.

14. PAVING MATERIALS: The color, material, design, and product specifications for the paving materials used on-site shall be in conformance with the Approved Plans and included with the building permit submittal. Any proposed modifications to the final paving design details shall be subject to review and approval by the Planning Division prior to issuance of building permits.

15. WINDOWS: Manufacturer type, design, material, and installation details for all windows within the project shall be specified for each unit/building in conformance with the Approved Plans in the building permit submittal. Any proposed modifications shall be subject to review and approval by the Planning Division prior to issuance of building permits.

16. MOCK-UP: The applicant shall set up a large material and color mock-up on site to confirm conformance with the Approved Plans prior to building permit issuance (or other time frame as approved by the Planning Division). Any proposed modifications shall be subject to review and approval by the Planning Division. At a minimum, the mock-up shall include the streetscape view, all structures, and paint samples.

17. COLOR SCHEME: The applicant shall paint a portion of the building with the color scheme in conformance with the Approved Plans. Primary and secondary (accent) paint colors should be painted next to each other on the building, to the extent feasible, for purposes of inspection for conformance with the Approved Plans. The colors shall not be considered in conformance with the Approved Plans until after inspection and verification by the Planning Division. Any proposed modifications shall be subject to review and approval by the Planning Division.

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18. SIGN PROGRAM: Site and building signage for the commercial site shall be reviewed under a comprehensive sign program submitted to the Planning Division under a separate application.

19. FENCE/WALL: All fencing and walls shall be shown on the construction plans with the building permit submittal. The design and location must be approved by the Planning Division and comply with all setback requirements.

20. LIGHTING PLAN: The applicant shall submit a lighting plan with the building permit submittal. The plan shall include photometric contours, manufacturer’s specifications on the fixtures, and mounting heights. All exterior lighting including landscape lighting shall be directed downward and designed or shielded so as to not shine onto neighboring properties or streets. The photometrics shall be reviewed and approved by the City Traffic Engineer and Director of Community Development prior to building permit issuance. The type and location of all exterior light fixtures shall be reviewed and approved by the Director of Community Development prior to building permit issuance.

21. BUILDING SURVEY: The applicant shall submit a building survey and/or record of survey and a site development plan in accordance with the provisions of Chapter 18.68 of the PMC. These plans shall be approved by the Chief Building Official prior to building permit issuance. The site development plan shall include all required information to design and construct site, grading, paving, drainage, and utilities.

22. PAD AND SETBACK CERTIFICATION: The applicant shall submit a pad elevation certification prepared by a California licensed land surveyor or registered civil engineer to the Chief Building Official and Director of Community Development certifying the pad elevations and building locations (setbacks) are conforming to the approved plans, prior to receiving a foundation inspection for the structures.

23. BUILDING HEIGHT CERTIFICATION: Th e applicant shall submit a building height certification prepared by a California licensed land surveyor or civil engineer to the Director of Community Development before the first framing or structural inspection by the Building and Safety Division. The height of the structures shall be surveyed and verified as being in conformance to the approved building heights as shown on Exhibit B or as otherwise conditioned.

24. FINAL INSPECTION: Final inspection by the Planning Division is required prior to occupancy.

25. TRANSFORMERS: New electrical transformers shall be placed underground, or aboveground and screened from view to the satisfaction of the Director of Community Development. Details of the new electrical transformers, and any screening architecturally compatible with the building, shall be included in the building permit submittal and shall be subject to the review and approval of the

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Director of Engineering/City Engineer and Director of Community Development prior to building permit issuance.

26. MECHANICAL EQUIPMENT – SCREENING: The applicant shall effectively screen from view all ducts, meters, air conditioning equipment, and any other mechanical equipment, whether on the structure, on the ground, or on the roof, with materials architecturally compatible with the building. Screening details shall be shown on the plans submitted for building permit, the adequacy of which shall be determined by the Director of Community Development. All required screening shall be installed prior to final occupancy.

27. TRASH ENCLOSURE: All trash, refuse, and recycling shall be contained completely within enclosures. Containers shall be stored within the enclosures at all times except when being unloaded. The enclosures shall be sized to accommodate trash, recycling, and green waste containers in compliance with the Alameda County Mandatory Recycling Ordinance. The materials and colors of any new enclosures shall match or be compatible with the primary building on site and the gates shall be metal or solid wood unless otherwise approved by the Director of Community Development. Elevation drawings and plan details, including color and material of the enclosures noted, shall be included in the building permit submittal and shall be subject to the review and approval of the Director of Community Development prior to building permit issuance.

28. RECYCLING AND COMPOSTING PROGRAMS: The project shall comply with the current City/Pleasanton Garbage Service recycling and composting programs.

Green Building and Sustainability Measures

29. Climate Action Plan 2.0 Compliance: Prior to building permit issuance, a GHG Emission Compliance Checklist shall be provided, to the Planning Division for review and approval by the Director of Community Development. The measures shall be shown on the building permit plans submitted to the Building and Safety Division. The Checklist shall include notation indicating the sheet(s) the measure can be found. Prior to building permit final, all of the measures indicated on the approved checklist shall be inspected and approved by the City of Pleasanton.

30. ALL-ELECTRIC: This project is to have no new gas infrastructure installed. This shall be noted on the plans submitted for Building Permits.

Construction Practices and Noticing

31. WORK HOURS: All demolition and construction activities, inspections, plan checking, material delivery, staff assignment or coordination, etc., shall be limited to the hours of 8 a.m. to 5 p.m., Monday through Friday. No construction shall be allowed on State or Federal Holidays or Saturdays or Sundays. The Director of Community Development may allow earlier “start times” or later “stop times” for specific construction activities. All construction equipment shall meet Department

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of Motor Vehicles (DMV) noise standards and shall be equipped with muffling devices. Prior to construction, the hours of construction shall be posted on site.

Project Specific Condition.

32. CONSTRUCTION PARKING: Campers, trailers, motor homes, or any other similar vehicle are not allowed on the construction site except when needed as sleeping quarters for a security guard subject to receipt of a temporary conditional use permit (per PMC 18.116.010.E).

33. CONSTRUCTION TRAILERS: A construction trailer shall be allowed to be placed on the project site for daily administration/coordination purposes during the construction period.

34. CONSTRUCTION AND PARKING MANAGEMENT PLAN: The applicant shall prepare a construction and parking management plan to address impacts and parking demands during the construction phase of the project. The construction and parking management plan shall be subject to review and approval by the City Traffic Engineer and Director of Community Development prior to issuance of a demolition permit, or the first building permit, whichever comes first. The following items shall be incorporated into the construction and parking management plan:

a. Show truck route for c onstruction and delivery trucks that does not include neighborhood residential streets, unless approved by the City Traffic Engineer;
b. Show construction vehicles and equipment parking area, materials storage, temporary fencing, construction trailer location, and construction contractors/workers parking area.
c. Sidewalk closure or narrowing is not allowed during on-site construction activities without prior approval by the City.

35. PORTABLE TOILETS: Portable toilets used during construction shall be kept on the project site and as far as possible from existing residences and shall be emptied regularly to prevent odor.

36. EXCESS SOIL AND SOIL STOCKPILING: All excess soil from the site shall be off hauled from the site and disposed of in a lawful manner. No temporary stockpiling of dirt on this site shall occur without specific review and approval by the Director of Community Development.

37. NOTICE OF CONSTRUCTION: Prior to construction, the applicant shall notify neighbors within 300-feet of the project site of the construction schedule in writing. Such notice shall include contact names and numbers for property owner, agent or contractor.

38. DISTURBANCE COORDINATOR: The applicant shall designate a “disturbance coordinator” who shall be responsible for responding to any complaints regarding construction noise, dust, construction parking, etc. The coordinator (who may be

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an employee of the general contractor) shall determine the cause of the complaint and shall require the implementation of reasonable measures warranted to correct the problem. A telephone number of the disturbance coordinator shall be posted on the construction site fence and on the notification sent to neighbors adjacent to the site. The sign shall also list an emergency after- hours contact number for the disturbance coordinator, or designee.

39. CULTURAL RESOURCES/HUMAN REMAINS: If any prehistoric or historic artifacts, or other indication of cultural resources are found once the project construction is underway, all work shall stop within 20-meters (66 feet) of the find. A qualified archaeologist shall be consulted for an immediate evaluation of the find prior to resuming groundbreaking construction activities within 20 meters of the find. If the find is determined to be an important archaeological resource, the resource shall be either avoided, if feasible, or recovered consistent with the requirements of the State California Environmental Quality Act (CEQA) Guidelines. In the event that human remains are discovered during grading and construction of the project, work shall stop immediately. There shall be no disposition of such human remains, other than in accordance with the procedures and requirements set forth in California Health and Safety Code Section 7050.5, Public Resources Section 5097.98, and Title 14 California Code of Regulations Section 15064.5. These code provisions require notification of the County Coroner, who may then notify the Native American Heritage Commission, who in turn must notify the persons believed to be most likely descended from the deceased Native American for appropriate disposition of the remains. A similar note shall appear on the building permit and/or improvement plans.

Fees

40. FEES: The applicant shall pay any and all fees to which the project site may be subject, prior to issuance of grading and/or building permits, or prior to recordation of the final map, whichever is applicable. The type and amount of the fees shall be those in effect at the time the permit is issued.

41. WATER FEES AND WATER METER CONNECTION FEES: Unless otherwise specified by the Development Agreement, the applicant shall pay the applicable Zone 7 and City connection fees and water meter cost for any water meters and irrigation meters, if applicable, prior to building permit issuance.

42. SEWER FEES: Unless otherwise specified by the Development Agreement, the applicant shall pay the applicable Dublin-San Ramon Services District (DSRSD) and City sewer permit fees prior to building permit issuance.

43. SCHOOL IMPACT FEES – RESIDENT IAL NEW CONSTRUCTION: Applicant shall pay school impact fees in accordance with the fee schedule established by Pleasanton Unified School District. Written proof of compliance with this condition shall be provided by applicant to the City, on a form generated by the PUSD, prior to building permit issuance.

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44. SCHOOL IMPACT FEES – COMMERCIAL: Prior to building permit issuance, the applicant shall pay the required commercial development school impact fee as prescribed by State law and as adopted by the Pleasanton Unified School District (PUSD).

45. RECORDED DISCLOSURES: All lots covered by this approval shall include separately recorded disclosure statements or restrictive covenants indicating the following:

a. Additions and/or modifications to the structures and garages are prohibited.
b. Residents, tenants, guests, etc., are prohibited from parking on the driveway apron.
c. Boats, trailers, campers, motor homes, and other recreational vehicles are not allowed to be parked or stored on-site.
d. Garages shall not be modified or used for storage in a manner that would interfere with the ability to park cars within the garages of the units and each resident shall utilize the garages for parking of vehicles only. e. The property is in an area subject to noise, activity, and traffic impacts associated with a downtown location;
f. The property is in the adjacency of the Union Pacific Railroad and possible noise, including noise from train whistles and horns, and vibration impacts from said railroad;

Wording for these disclosures and covenants shall be written in simple/plain language, shall be submitted to the City Attorney for review and approval prior to recordation of the final map, and shall be recorded over the project site by separate instrument.

46. CONDITIONS OF APPROVAL: The applicant shall provide all initial buyers with copies of the final project conditions of approval.

BUILDING AND SAFETY DIVISION – 925-931-5300

47. PHASED OCCUPANCY: If building occupa ncy is proposed to be phased, the applicant shall submit a phasing plan to the Chief Building and Safety Official for review and approval.

48. DIGITAL PLAN SUBMITTAL REQUIREMENT: The applicant shall submit site plan and building information to the City’s Geographic Information Services (GIS) Division in a digital format prior to issuance of the building permit. All changes or revisions to the approved plans during construction which affect the digital submittal, shall be resubmitted for GIS review no later than 1 month prior to scheduling a final inspection. The updated digital submittal will be checked and approved before the building permit will be finalized and certificate of occupancy granted. For phased project, the digital submittal must be approved prior to the first occupancy of any phase. The information will be used for public safety and emergency response planning by the Police and Fire Departments. Refer to the

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“Digital Plan Submittal Requirements” for necessary data and file formatting requirements.

PUBLIC WORKS DEPARTMENT – ENGINEERING/LAND DEVELOPMENT – 925- 931-5650

49. PRELIMINARY TITLE REPORT: Exception 3 from the Preliminary Title Report discusses a Public Service Easement (PSE) to the City of Pleasanton recorded on 06/22/1976, Series No. 76-99334. The Vesting tentative map TM3.1 shows this 10-foot PSE to be vacated. The applicant shall ask the City of Pleasanton to vacate the easement created by the 1976 Grant Deed. This process shall follow the procedure prescribed in California Streets and Highways Code §8300 et seq. (Address this condition prior to map approval). Project Specific Condition.

50. EASEMENTS: Referring to Sheet TM 5.1, the water meters that service Lots 8 through 14 are on the north side of Lot D. A Public Service Easement (PSE) should be granted to the City within Lot D to provide access from Street B to the water meters. Sheet TM 3.1 should be revised to show this easement (Address these conditions prior to map approval).

All dedicated public easements to the City shall be PSEs. Referring to Sheet TM

1.1 “Abbreviations”, the following items require additional clarification:

a. A PUE is defined as Public Utility Easement. Per Sheet TM 3.1, there is a PUE within Lot 3 offered for access and maintenance to an electrical transformer. If the access is intended for PG&E, the easement shall be granted specifically to PG&E according to their format. Another consideration is granting a PSE to the City thus permitting PG&E, who operates in Pleasanton under a franchise, a right to operate this equipment (also see similar item c below).
b. WLE should be relabeled as Private Water Line Easement (PWLE). Lot 15 requires an easement for maintenance and access to an electrical transformer. See Lot 3 for a similar easement.
c.

Project Specific Condition.

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51. LEAD REMEDIATION: The applicant-submitted Phase 1 Environmental Site Assessment report by Ramboll US Consulting includes the following finding:
“Results from soil sampling conducted by Ramboll in September and October 2020 identified concentrations of lead in shallow soil above regulatory screening criterion for residential land use…” This finding identifies a Recognized Environmental Concern. Elevated lead shall be remediated by the applicant according to governing regulations prior to any site disturbance, with evidence of said remediation submitted to the City of Pleasanton. (Address this condition prior to issuance of Building Permit for grading, demolition, or Building Construction, whichever occurs first). Project Specific Condition.

52. CORROSIVE SOILS: According to the Geotechnical Study by Geo-Logic Associates, collected soil samples have been classified as moderately corrosive.

As such, all buried iron, steel, cast iron, ductile iron, galvanized steel and dielectric coated street or iron shall be properly protected against corrosion depending on the critical nature of the structure. Project Specific Condition.

53. CREEK SETBACK: Site improvements that abut or are within close proximity to the top of the creek bank at Arroyo del Valle are subject to Pleasanton Municipal Code §9.14.090(B)(3) “Watercourse Protection” which reads, “Prohibited Acts. No person shall commit or cause to be committed any of the following acts, unless a written permit has first been obtained from the operations services director: Carry out development within 20 feet of the top of a bank.”

The Municipal Code allows City staff to consider designs that violate code standards if compelling technical information is presented by a recognized expert.

For this application, the applicant submitted a site-specific Geotechnical Investigation report by Geo-Logic Associates that addresses creek bank stability and liquefaction. The following report recommendations must be incorporated into the site design:

Stitch piers shall be installed along the top of the existing creek bank. Stitch piers shall consist of drilled, cast-in-place, reinforced concrete piers. Minimum pier diameter shall be 24 inches. Center-to-center spacing between piers shall be no more than two times the pier diameter. The upper portion of the stitch piers above the toe of creek bank elevation shall be designed to retain the soil and surcharge forces behind the piers. Resistance to vertical and lateral loads shall be from the lower portion of the piers below the toe of creek elevation. Project Specific Condition.

54. ACCESS TO CREEK: Lot D shall allow access to the creek for maintenance personnel. A locked gate shall be provided to prevent entry by unauthorized residents or the public. Project Specific Condition.

55. SANITARY SEWER BACKUPS: The plumbing fixtures proposed within the basements will be subject to back-up if an obstruction occurs in the City’s mainline sewer within Saint John Street. The basements shall therefore be serviced by a

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sewage ejector system with a backflow prevention device to assure no sewage backups in the basements. Project Specific Condition.

56. CONDITIONS OF APPROVAL: These Conditions of Approval shall be depicted on a plan sheet(s) in the submitted plans for construction.

57. DESIGN PER CITY STANDARDS: All public improvements shall be designed in conformance with the City of Pleasanton Municipal Code and the City’s adopted Standard Specifications and Details in effect at the time of issuance of the permit(s). Said standards are available for download at:
http://www.cityofpleasantonca.gov/gov/depts/engineering/standard.asp

58. ENGINEERING DEPARTMENT FEES FOR SERVICE: The Engineering Department assesses fees for services including plan-check, permit issuance, and inspection according to the City’s adopted Master Fee Schedule. These fees are separate and distinct from fees assessed by the Community Development Department (including Planning and Building Division fees). The applicant is responsible for payment of all Engineering Department fees prior to services rendered or permit issuance, whichever is first.

59. CITY ENGINEER SIGNATURE BLOCK: The following signature block shall be depicted on the first sheet of the plans submitted for construction: “Approval of these plans is for work within the street right-of-way and public utility systems within Public Services Easements unless otherwise noted. Approval of these plans does not release the developer of the responsibility for the correction of mistakes, errors, or omissions contained therein. If during the course of construction of the improvements public interest requires a modification or a departure from the specification and details of the City of Pleasanton or these plans, the City Engineer shall have the authority to require such modification or departure and to specify the manner in which same is to be made. Approved as to design only based upon information submitted hereon this [DAY] of [MONTH], [YEAR]. Adam Nelkie, P.E., City Engineer, [DATE]” (Address this condition prior to map plan approval).

60. CLEAN WATER PROGRAM (LARGE PROJECTS): Because the project creates and/or replaces more than 10,000 square feet (0.23 acres) of impervious surface, it is considered a Regulated Project according to Provision C.3.b of the Municipal Regional Stormwater NPDES Permit that regulates stormwater runoff in Alameda County. The Alameda Countywide Clean Water Program developed a C.3 Guidance Manual to assist applicants in addressing these regulations. The Guidance Manual is available for download at:
https://www.cleanwaterprogram.org/businesses/development.html.

Regulated projects must include stormwater treatment measures in the site design to remove pollutants from stormwater upstream of any connection to the City’s or Alameda County’s stormwater conveyance networks. In addition, regulated projects must be subject to a Stormwater Treatment Measure Maintenance Agreement between the City and property owner to assure long-term maintenance of the installed measures. The City’s Engineering Department will provide a

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template agreement. Once executed, the agreement must be recorded against the property. (Address this condition prior to plan approval).

61. GEOTECHNICAL RECOMMENDATIONS: Re commendations from the project’s geotechnical investigation, as prepared by a California-licensed Geotechnical Engineer or Certified Engineering Geologist, shall be incorporated into the design of the improvements and/or explicitly noted on the plans. The author(s) of the geotechnical investigation shall certify on the plans that the design complies with their recommendations. During construction, the applicant must follow all recommendations.

62. SUBDIVISION MAPS: The subdivision of land is governed by Pleasanton Municipal Code Title 19, as well as the California Government Code §§66410- 66499.85 (Subdivision Map Act). All maps are subject to review and approval by the City Engineer. Recordation of the subdivision map shall be coordinated by the applicant’s title company, with one full-sized mylar copy of the recorded map returned to the City.

The following statement shall be included on the cover sheet of the map: “I, [INSERT NAME], City Engineer of the City of Pleasanton, County of Alameda, State of California, do hereby state that I have examined the herein embodied map entitled “[MAP NAME/NUMBER]” consisting of [NUMBER OF SHEETS] sheets, this statement being on Sheet 1 thereof and that the tract map was presented to me as provided by local ordinance. This map conforms with the requirements of the Subdivision Map Act and of any local ordinances applicable at the time of approval of the tentative map, and the subdivision as shown is substantially the same as it appeared on the tentative map, if any, and any approved alterations thereof. The name of the subdivider is as shown on the statement of owner upon this sheet.” “[INSERT NAME], P.E., Registration No. [INSERT], City Engineer, City of Pleasanton, County of Alameda, State of California [SIGNATURE LINE], [DATE], [SPACE FOR STAMP]” (Address this condition prior to map approval).

63. CITY CLERK’S STATEMENT: For final maps, the following statement shall be included on the cover sheet of the map: “I, Jocelyn Kwong, City Clerk and Clerk of the Council of the City of Pleasanton, County of Alameda, State of California, do hereby state that this final map entitled ““[MAP NAME/NUMBER]” consisting of [NUMBER OF SHEETS] sheets, this statement being on Sheet [NUMBER] thereof, was presented to said Council of the City of Pleasanton, as provided by law at a regular meeting held on the [DAY] day of [MONTH], [YEAR] and that said Council of the City of Pleasanton did thereupon by motion duly passed and adopted at said meeting, approved said map and accepted on behalf of the public all parcels of land and easements as offered for dedication to the City of Pleasanton for public use in conformity with the terms of the offer of dedication.

The names of the subdividers are as shown on the Owner’s Statement upon Sheet

1. In witness whereof, I have hereunto set my hand this [DAY] day of [MONTH], [YEAR]. Jocelyn Kwong, City Clerk, City of Pleasanton, Alameda County, State of California [SIGNATURE LINE]”. (Address this condition prior to map approval).

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64. SUBDIVISION IMPROVEMENT AGREEMENT: Public improvements required as part of the subdivision must be either completed to the satisfaction of the City Engineer prior to map approval, or guaranteed by a Subdivision Agreement. The agreement requires the applicant to post financial security in the form of either a cash deposit, letter of credit, or surety bonds in amounts equivalent to the value of the public improvements. If surety bonds are utilized, the form of the bond language shall be consistent with California Government Code §66499.1 for faithful performance and §66499.2 for labor and materials. The amounts of the bonds shall be 100% of the total estimated value of the public improvements consistent with §66499.3. In addition, the City requires a warranty bond (often referred to as a maintenance bond) for 10% of the estimated value. The warranty bond shall be active for one-year following formal acceptance of the improvements. All submitted securities are subject to review and approval by the City Attorney. In addition, final maps and the associated Subdivision Agreement are subject to approval by the City Council. (Address this condition prior to map approval).

65. CITY SURVEYOR: The City utilizes the services of an outside consultant to certify the technical accuracy of subdivision maps as City Land Surveyor pursuant to California Government Code §66451.1. In order to provide this service, the consultant will submit a proposal to the City for the estimated cost of the work. The estimate will be presented to the applicant together with the City’s administrative markup according to the City’s adopted Master Fee Schedule.

Review of the subdivision map cannot commence until the applicant has submitted payment to the City for these costs. If the ultimate fee at the conclusion of the work is less than this payment, the applicant will be refunded the difference. If the ultimate fee is more than this payment, then the applicant shall submit payment for the difference before the consultant certifies the map.

The following statement shall be included on the cover sheet of the map: “I, [NAME PROVIDED BY CITY], P.L.S, Acting City Surveyor for the City of Pleasanton, Alameda County, California, do hereby state that I have examined this map entitled “[MAP NAME/NUMBER]”, and I am satisfied that said map is technically correct. [SIGNATURE LINE], [DATE], [SPACE FOR STAMP]” (Address this condition prior to map approval).

66. DEDICATIONS TO THE CITY: Dedications to the City shall conform to the following standards whether dedicated on a subdivision map or by recorded separate instrument: Public Service Easements (PSE) shall be granted to the City in accordance with Pleasanton Municipal Code §19.24.190 and 19.36.110. PSEs shall be offered as an easement for public purposes including but not limited to installation, construction, access, and maintenance of all public services facilities above and below the ground surface including poles, wires, conduits, vaults, cabinets, retaining walls, sanitary sewers, storm drains, gas lines, and water lines as well as all those public utilities and appurtenances thereto as subject to regulation under Pleasanton Municipal Code Chapter 13.04. Consistent with California Government Code Section 66439(d)(3), the offer shall include the statement, “The real property described below is dedicated as an easement for

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public purposes…” (Address this condition prior to recordation of map or separate instrument title documents granting rights to the City).

67. DATUM FOR VERTICAL CONTROL: Vertical control surveying for all improvements to be constructed shall be based on the North American Vertical Datum of 1988 (NAVD 88). Any benchmarks used that relied on the National Geodetic Vertical Datum of 1929 (NGVD 29) shall be converted to NAVD 88 when presented on plans. The location of the benchmark and source of data must also be disclosed on the plans. (Address this condition prior to plan approval).

68. SURVEY MONUMENTS FOR HORIZONTAL CONTROL: Final maps shall include sufficient durable survey monuments to allow the subdivision to be retraced in conformance with Pleasanton Municipal Code §19.24.220. Setting of monuments shall be in accordance with California Government Code §66495-66498. The surveyor shall give notice to the City Engineer when final monuments have been set, and when payment for said work has been received from the subdivider. (Address this condition prior to acceptance of improvements).

69. EXISTING WATER METER REMOVALS: The removal of existing water meters that will be permanently decommissioned shall be performed by City staff. The applicant shall contact the City’s Utility Billing Department at 925-931-5500 or [email protected] to initiate the meter removal process. Any outstanding water consumption charges must be paid in full prior to the meter removal as well as all fees associated with the disconnection. (Address this condition prior to acceptance of improvement or issuance of an Occupancy Permit).

70. UTILITY ENCLOSURES: Proposed utility enclosures including vaults, meter boxes, splice boxes, and pedestals shall be installed in the public right-of-way, in a public service easement (PSE), or in a utility company specific easement. The locations for utility enclosures shall be considered in the following order of preference: (1) PSE area behind public sidewalk; (2) park strip area between the roadway curb & gutter and the sidewalk; (3) within the public sidewalk set flush to grade; (4) within driveway approach areas set flush to the surface with traffic-rated lids. In no case shall an above-ground pedestal or utility cabinet obstruct sight-line visibility for vehicle drivers at intersections or driveways. Above-ground pedestals or utility cabinets are preferred within the side-yard area of a corner residential lot rather than the front-yard. Deviations from this standard must be approved by the City Engineer. (Address this condition prior to plan approval).

71. DRY UTILITIES (ELECTRICITY, CATV, TELECOM): All dry utilities including electricity, telecommunications, cable television, streetlights, alarm systems, etc. required to serve the project shall be installed underground from the point-of- connection at the utility purveyor’s network to the service point. Aerial drops from utility poles will not be allowed without prior approval of the City Engineer. (Address this condition prior to plan approval).

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72. ENCROACHMENT PERMIT: Any work performed within the City’s right-of-way, City easements, or City-owned property shall be subject to an Encroachment Permit as defined in Pleasanton Municipal Code Chapter 13.04. All encroachment permit work is subject to adopted City of Pleasanton Standard Specifications and Details, and shall be performed by properly licensed contractors as determined by the City Engineer. Said contractors must provide evidence of proper licensure, insurance and City-issued Business License upon application for a permit. (Address this condition prior to permit issuance).

73. CONSTRUCTION GENERAL PERMIT: This application is subject to a Construction General Permit according to the National Pollutant Discharge Elimination System (NPDES) General Permit No. CAS000002. The general permit is applicable to development sites that disturb one or more acres of land surface.

The applicant will be required to register the project with the State Water Board’s Stormwater Multi-Application and Report Tracking System (SMARTS) website. A Qualified SWPPP Developer (QSD) and a Qualified SWPPP Practitioner (QSP) must be responsible for permit compliance. The SMARTS system will generate a Waste Dischargers Identification (WDID) number, which must be printed on the grading and/or erosion control plans. (Address this condition prior to permit issuance).

74. TEMPORARY TRAFFIC CONTROL: Work in the public right-of-way or publicly accessible easement areas require submittal, review, approval, and implementation of a temporary traffic control plan. The plan shall be in writing and subject to review and approval of the City’s Traffic Engineer. The plan must conform to the California Manual on Uniform Traffic Control Devices (CA MUTCD), with specific emphasis on Part 6 “Temporary Traffic Control”.

If Flaggers will be utilized, said personnel must be trained in the proper fundamentals of flagging moving traffic before entering the right-of-way. The City may demand to see evidence of said training before allowing said personnel into the right-of-way.

Any alterations to pedestrian paths of travel must conform to current standards for the disabled. Any walking member of the public with a visual impairment (cane or guide dog) must be escorted through the construction zone. (Address this condition during construction).

75. HIGH VISIBILITY SAFETY APPAREL: All workers on foot who are exposed to the hazard of vehicular traffic shall wear warning garments such as vests, jackets, or shirts manufactured in accordance with the requirements of the American National Standards Institute (ANSI)/International Safety Equipment Association (ISEA) 107- 2004 Performance Class 2, high visibility safety apparel and headwear, or any updates adopted by Cal OSHA. During hours of darkness, warning garments shall be retroreflective with visibility from a minimum 1,000 feet. (Address this condition during construction).

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76. DROUGHT RESTRICTIONS: If the City Council declares a drought during a time when this development is under construction, as described in §9.30.010 et seq. of the Pleasanton Municipal Code, the applicant shall utilize only recycled water under Stage 1 or greater restrictions for all non-potable construction-related water needs. Recycled water is available at designated locations within the City, subject to the applicant’s receipt of a temporary hydrant meter from the Operations Service Center located at 3333 Busch Road. The applicant is responsible for all water costs based on current billing rates. (Address this condition during construction).

77. EXCAVATION SAFETY: All excavations mu st be performed in conformance with California Government Code Section 4216 et seq. No excavation shall occur until proper notice is provided to Underground Service Alert (usanorth811.org) by calling either 811 or 800-642-2444 at least 72-hours prior to the work so buried utilities can be marked. All excavations shall be covered or barricaded to prevent entry when work is inactive. Open excavations in the public right-of-way must be covered by skid-resistant steel plates that are firmly affixed to the surface with leading edges ramped. Excavations 5-feet and deeper require a protective system as defined by Cal-OSHA. If a shoring system or trench boxes will be utilized as the protective system, said system shall either be manufactured and installed according to manufacturer recommendations, or designed by a registered professional engineer and installed according to approved plans. No excavation shall be performed atop or adjacent to a high-risk facility until authorized by the owner of the facility. High-risk facilities are defined as gas transmission pipelines and hazardous liquid pipelines as regulated by the U.S. Department of Transportation Pipeline and Hazardous Materials Safety Administration (US DOT PHMSA) (Address this condition during construction).

78. POLLUTANT REDUCTION IN STORMWATER: At no time during construction of the project shall pollutants be allowed to enter, clog, or contaminate storm drainpipe networks or open stormwater channels in violation of Pleasanton Municipal Code §9.14.080 et seq. The applicant shall contain all trash and debris for proper disposal to authorized landfills or recyclers. Erosion control features shall be deployed during the rainy season that extends from October 1st to April 15th each year, or any time rain is forecast outside of this period. Best Management Practices (BMPs) shall be strictly followed. Street sweepers must be employed if soil or debris is tracked onto the public roads from vehicles exiting the site. Standard BMPs are available from the California Stormwater Quality Association (CASQA), the United States Environmental Protection Agency (EPA), Caltrans, and others. Notes and/or illustrations shall be added to the plans that describe the BMPs to be utilized during construction. The use of manufactured erosion control woven blankets and straw wattles that utilize plastic monofilament netting is specifically prohibited. (Address this condition during construction).

79. SWPPP REPORTING: Copies of any monitoring and/or sampling reports required by the stormwater pollution prevention plan (SWPPP) and submitted by the Legally Responsible Person (LRP) to the State of California’s SMARTS database shall also be submitted to the City of Pleasanton inspector assigned to the project. The LRP shall also submit to the City a copy of the required Annual Report no later

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than September 1st of each year that construction is active or when erosion control features have been deployed. The report must include a summary of all sampling and analysis performed (Risk Levels 2 and 3 only), a log of all inspections performed including Rain Event Action Plans (REAP), a summary of any required corrective actions taken, and a summary of any violations. (Address this condition during construction).

80. DUST CONTROL: Dust control measures must be employed during all phases of construction to prevent airborne nuisance to neighboring properties. All stockpiles or unused materials that can create dust shall be covered or removed. Exposed soil areas shall be routinely watered until surfacing materials or landscaping is installed. Use of dust palliatives shall conform to Caltrans Standard Specification Section 18. Any damage caused by airborne dust to neighboring properties shall be cleaned with costs paid by the applicant. If the applicant fails the address dust as directed by the City, the City shall have the right to enter the property to effectuate the correction, with all costs paid by the applicant or levied as a lien against the applicant’s property. (Address this condition during construction).

81. PROPERTY NUISANCE: At no time during construction of the project shall the condition of the property become a nuisance as defined in Pleasanton Municipal Code §9.28.020. The City shall have the right to inspect the property for conditions that violate the code standard. If a nuisance is found, the applicant shall immediately submit a plan of correction. Depending on the severity of the nuisance, the City may suspend all construction work until the condition is corrected. Any of the following conditions shall be considered severe: Leaking chemicals that can cause environmental damage; open excavations or any excavation deeper than 4 feet that lacks proper shoring; unsecured materials that can fall to the ground causing damage or injury; open or exposed utilities that could cause electrical shock or contamination of sewer, potable water systems, groundwater wells, or storm drainage networks. If the applicant fails the address the nuisance as directed by the City, the City shall have the right to enter the property to effectuate the correction, with all costs paid by the applicant or levied as a lien against the applicant’s property. (Address this condition during construction).

82. GEOGRAPHIC INFORMATION SYSTEMS: The City’s Geographic Information Systems (GIS) staff publishes digital maps that enable first responders to efficiently navigate to locations where calls for service have been requested. The maps are also shared with agencies and departments that provide other critical services to residents such as mail delivery. To keep these maps current, the City requires as-built plan or map information to be submitted by the applicant in a format that integrates with ArcGIS by ESRI. The “Digital Submittal Requirements” are available for download at the following weblink:
https://www.cityofpleasantonca.gov/gov/depts/gis.asp (Address this condition prior to acceptance of improvement or issuance of an Occupancy Permit).

83. DAMAGE TO EXISTING PUBLIC OR PRIVATE IMPROVEMENTS: The applicant shall repair damage to existing public or private improvements on and near the

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project site and along the haul route at the applicant’s expense if caused by construction activities. (Address this condition prior to acceptance of improvement or issuance of an Occupancy Permit).

FIRE DEPARTMENT – 925-454-2361

The Fire Prevention Bureau reviews building/civil drawings for conceptual on-site fire mains and fire hydrant locations only. Plan check comments and approval DO NOT include: 1.) Installation of the on-site fire mains and fire hydrants. Specific installation drawings submitted by the licensed underground fire protection contractor shall be submitted to the Fire Prevention Bureau for approval; and 2.) Backflow prevention or connections to public water mains.

84. FIRE HAZARDS: The project developer shall keep the site free of fire hazards from the start of lumber construction until the final inspection.

85. FIRE CODE: All construction shall conform to the requirements of the 2021 Pleasanton Fire Code and local ordinances. All required permits shall be obtained prior to work commencement.

86. SITE SAFETY: Site safety during construction shall be in accordance with Fire Code chapter 33.

87. FIRE SPRINKLERS: Automatic fire sprinkle rs shall be installed in all occupancies in accordance with the 2021 Pleasanton Building, Fire and Residential Codes with local amendments and ordinances.

88. FIRE PROTECTION FACILITIES: Prior to any construction framing, the applicant shall provide adequate fire protection facilities, including, but not limited to a water supply and water flow in conformance to the City's Fire Department Standards able to suppress a major fire.

89. WATER FLOW AND CONTROL VALVES: Al l fire sprinkler system water flow and control valves shall be complete and serviceable prior to final inspection.

Prior to the occupancy of a building having a fire alarm system, the Fire Department shall test and witness the operation of the fire alarm system.

90. ELECTRICAL CONDUIT: Electrical conduit shall be provided to each fire protection system control valve including all valve(s) at the water connections.

The Livermore-Pleasanton Fire Department requires electronic supervision of all valves for automatic sprinkler systems and fire protection systems.

91. LISTED: All commercial occupancies shall have valve tamper and water flow connected to a listed Central Station Service in accordance with NFPA 72. Fire Department plan check includes specifications, monitoring, installation, and alarm company certificates. Fire alarm control panel and remote annunciation shall be at location(s) approved by the Fire Prevention Bureau. All systems shall be point identified by individual device and annunciated by device type and point.

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92. HAZARDOUS MATERIALS DECLARATION: A Hazardous Materials Declaration shall be provided for this tenant and/or use. The form shall be signed by the owner/manager of company occupying the suite/space/building. No building permit shall be issued until the Hazardous Materials Declaration is provided. The form is available from the Livermore-Pleasanton Fire Department, Fire Prevention Bureau.

93. HAZARDOUS MATERIALS: Should any operation or business activity involve the use, storage or handling of hazardous materials, the firm shall be responsible for contacting the Livermore-Pleasanton Fire Department prior to commencing operations. Please contact the Hazardous Materials Coordinator at 925/454- 2361.

94. FIRE HYDRANTS: Fire hydrants shall be installed at spacing not greater than 300 feet in industrial and commercial developments. Fire hydrants shall be installed at spacing not greater than 400 feet in residential developments.

95. FIRE LANE MARKING: On-site access ways, turn arounds, and internal drives shall be designated as fire lanes and identified as such by red curb striping and posted with signs at locations approve by the Fire Department. Signs shall be according to State standards and read “No Parking – Fire Lane” and must be shown on the plans. The red curb striping, sign location(s), and sign language shall be included in the building permit submittal for review and approval by the Livermore-Pleasanton Fire Department prior to building permit issuance.

a. The following schedule for NO PARKING signs shall apply:

Width Requirements
36 feet or greater No requirements
Between 28 and 36 feet Post one side
Between 20 and 28 feet Post both sides
Less than 20 feet Not permitted
Cul-de-Sac Not permitted

96. FIRE VEHICLE TURNAROUNDS: Where Fire Department vehicle access through or around a site involves changes in direction or curves, inside radius of 45 feet and outside radius of 55 feet shall be provided to facilitate fire truck turning radius for entry and exit from the site. Dead-end access ways and internal drives shall not exceed 300 feet in length and shall terminate in cul-de-sacs no less than 96 feet in diameter or hammer-head (tee). Standards and options are available through the Livermore-Pleasanton Fire Department, Fire Prevention Bureau.

97. PREMISES IDENTIFICATION: Address numbers shall be installed on the front or primary entrance for all buildings. Minimum building address character size shall be 12-inch high by 1-inch stroke. In all cases address numerals shall be of contrasting background and clearly visible in accordance with the Livermore-

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Pleasanton Fire Department Premises Identification Standards. This may warrant field verification and adjustments based upon topography, landscaping or other obstructions.

98. RESIDENTIAL – NEW CONSTRUCTION: The following items shall be provided prior to any construction above the foundation or slab.

a. Emergency vehicle access shall be provided to the site (tract), including areas where construction is occurring.
b. Designated construction material storage and construction worker parking shall not obstruct the emergency vehicle access route(s). c. On-site fire hydrants shall be in service. Fire hydrants shall be flushed and all valves open.

99. COMMERCIAL – NEW CONSTRUCTION: The following items shall be provided prior to any construction above the foundation or slab.

a. Emergency vehicle access shall be provided to the site, including areas where construction is occurring. If Public Works Improvements are part of the project to access the site, an emergency vehicle access plan shall be submitted for review and approval to the Fire Department. b. If permanent access or site paving is not provided, the carrying capacity of the emergency vehicle access shall be 70,000 pounds under all weather conditions.
c. Site staging area(s) shall be provided for materials and equipment. All staging areas shall be outside of the emergency vehicle access route shown on the approved plans.
d. Where on-site fire hydrant(s) are required, they shall be installed, flushed and all valves open prior to any construction above the foundation or slab.

This includes concrete tilt-up and masonry buildings.
e. On-site fire hydrant(s) shall not be obstructed and shall be sufficiently above grade to have all hydrant valves and outlets accessible for emergency use.
f. Where a project is phased as part of the development, specific access, water supply and fire hydrant installations will be required as part of each phase. As needed a phasing plan with these improvements will be required.
g. Where on-site grading/utility plans are submitted for review and approval prior to building construction drawings, emergency vehicle access routes, fire hydrant locations, material staging areas, etc. shall be provided.

100. FINAL INSPECTION: Prior to request for final inspection, all access roads, on- site access and fire hydrants shall be provided. All fire hydrants shall be accepted, inspected and tested to applicable City Standards.

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LANDSCAPE ARCHITECTURE DIVISION – 925-931-5672

Landscaping

101. LANDSCAPING: Detailed landscape and irrigation plans encompassing all planting areas, both on-site and off-site, shall be included in the building permit plans. All plans shall be prepared by a licensed landscape architect and shall provide the species, location, size, quantities, and spacing of all plants. Minimum plant sizes are 1-gallon containers for ground cover, 5-gallon containers for shrubs, and 15-gallon containers for trees. Plant species shall be of a drought- tolerant nature and the irrigation design shall utilize low-volume drip, bubbler, or other water conserving irrigation systems to the maximum extent possible. The drawings shall be subject to the review and approval of the City Landscape Architect prior to building permit issuance.

102. WATER EFFICIENT LANDSCAPE ORDINANCE (WELO): The project shall comply with the City of Pleasanton’s Water Efficient Landscape Ordinance (WELO) and Bay Friendly Basics Landscape Checklist. The applicant shall submit a Landscape Documentation Package in PDF format to the Landscape Architecture Division, which shall be subject to review and approval by the City Landscape Architect prior to building permit issuance. The Landscape Documentation Package shall include:

a. Project Information;
b. Water Efficient Landscape Worksheet;
c. Soil management report;
d. Landscape design plan;
e. Irrigation design plan; and
f. Grading design plan.

103. CERTIFICATE OF COMPLETION: Upon completion of construction and prior to final inspection by the Building and Safety Division, the applicant’s landscape architect shall submit a Certificate of Completion Package in PDF format to the Landscape Architecture Division for review and approval. The Certificate of Completion Package shall include:

a. Project information sheet;
b. Certificate of installation according to the landscape documentation package;
c. Irrigation scheduling;
d. Schedule of irrigation, landscape and irrigation maintenance; e. Landscape irrigation audit report; and
f. Soil management report (if not previously submitted).

104. LANDSCAPING INSTALLATION: Prior to building permit final all landscaping shall be installed as shown on the approved building permit set and shall be inspected and approved by the Landscape Architecture Division.

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105. REAR YARD LANDSCAPE: Each new residential unit shall include detailed landscape and irrigation plans for the rear yards. The units facing the arroyo shall have raised planters or another planter solution acceptable to the City’s Landscape Architect. Project Specific Conditions.

106. FRONT YARD LANDSCAPE: Each lot, where feasible as determined by the City’s Landscape Architect, shall include a small to medium sized tree and planting in the front yard walled areas between the residential units. Project Specific Conditions.

107. RIGHT-OF-WAY LANDSCAPE: Detailed landscape and irrigation plans for the right-of-way in front of the commercial property shall be included in the building permit plans. Plant species shall be of a drought-tolerant nature and the irrigation design shall utilize low-volume drip, bubbler, or other water conserving irrigation systems to the maximum extent possible.

108. CONCRETE CURBS: 6-inch vertical concrete curbs, with curb cuts or flush curbs with wheel stops, if determined to be acceptable by the Director of Engineering/City Engineer and Director of Community Development, shall be installed between all paved and landscape areas, in conformance with the City’s Standard Specifications and Details.

109. EROSION CONTROL: For purposes of erosion control, the applicant shall plant a hydro seed mixture designed by the applicant’s landscape architect and approved by the Landscape Architecture Division prior to installation. The erosion control shall be maintained by the applicant until permanent landscaping is in place.

110. BACKFLOW AND IRRIGATION METER SCREENING: All backflow prevention devices and above ground irrigation controls shall be located and screened to minimize their visual impacts. These devices with their proposed screening shall be shown on the landscaping and utility plans submitted with the building permit plans or improvement plans and shall be subject to the review and approval of the City Landscape Architect prior to their installation. If above-ground, they shall be painted forest green or an equivalent dark-green color. Screens shall consist of berms, walls, or landscaping satisfactorily integrated into the landscape plan.

Landscape screens shall include shrubbery designed by species and planting density to establish a complete screen within 1 year from the date of planting.

Weather protection devices, such as measures to protect pipes from freezing, shall require approval by the City Landscape Architect prior to use; at no time shall fabric or other material not designed and/or intended for this purpose be wrapped around or otherwise placed on these devices. Project Specific Condition.

111. LANDSCAPE MAINTENANCE: The applicant and all future owners of the property shall, at no expense to the City, maintain all the landscaped areas related to the project in a healthful, attractive and reasonably weed-free manner

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consistent with the approved landscape plan, for the duration of the existence of the project.

112. SITE LIGHTING: All site lighting shall be designed for consistency with the International Dark-Sky Association’s (IDA) Model Lighting Ordinance. This project site shall be considered to be in an LZ-1 zone for design purposes.

Lighting shall be subject to review and approval by the City Landscape Architect prior to building permit issuance. Project Specific Conditions.

Trees

113. TREE REPORT: The applicant shall comply with the recommendations of the tree report prepared by Richard Gessner, Monarch Consulting Arborists, dated November 19, 2021. No tree trimming or pruning other than that specified in the tree report shall occur. The applicant shall arrange for the Project Arborist to conduct a field inspection prior to building permit issuance to ensure all recommendations have been properly implemented. The Project Arborist shall certify in writing all recommendations have been followed.

114. TREE REMOVAL MITIGATION: Any trees approved to be removed by the City shall have its full value paid into the City’s Urban Forestry Fund. A credit for replanting trees shall be as follows:

a. $250 credit for a 15-gallon size replacement tree;
b. $500 credit for a 24-inch box size replacement tree; and c. $1,000 credit for a 36-inch box size replacement tree.

Project Specific Conditions.

115. TREE DISPOSITION PLAN: Provide a tree disposition plan that shows trees to remain, trees to be removed, the value of each tree, the total value of the trees to remain and be protected, and the total value of trees to be removed. The plan shall also include the tree protection recommendations from the arborist report.

Project Specific Condition.

116. TREE BOND: Any tree affected by development/construction must be protected per the Municipal Code. The applicant shall post cash, letter of credit, or other security satisfactory to the Director of Engineering/City Engineer, for all Heritage Trees and any other significant tree as deemed by the City Landscape Architect.

This bond or security will be for the value of the tree(s), up to a maximum of $100,000, and shall be held for a minimum of 1 year following acceptance of public improvements or completion of construction, whichever is later, and shall be forfeited if the trees are destroyed or substantially damaged. An arborist shall be onsite during any tree work (i.e. root pruning, trimming, setting up tree protection, etc.). The bond or security may be released early with a certification letter by the arborist confirming he/she was present during said tree work and work was performed in accordance with the arborist’s recommendations.

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117. ROOT CUTTING: The applicant shall comply with the following tree root cutting requirements:

a. Roots 1-inch in diameter or larger to be removed shall be cleanly cut with a hand saw. Roots smaller than 1-inch in diameter are not considered to be significant and may be removed by the most efficient means. b. Roots larger than 2-inches in diameter and within 8-feet of the tree trunk shall not be cut or ground unless prior approval has been received from the Landscape Architecture Division.
c. Roots of any diameter farther than 8-feet from the tree trunk, which are in conflict with the proposed work may be ground a maximum of one-half of their diameter. Work of this nature shall only be performed using a mechanical stump grinder and only by personnel familiar with its operation.
d. Roots up to 6-inches in diameter and farther than 8-feet from the tree trunk may be removed if they are in conflict with the proposed work. Roots that are removed shall be cleanly cut using a hand saw.

118. ROOT CONTROL BARRIER: The applicant shall provide root control barriers and 4-inch perforated pipe for all trees located within 8-feet of pavement or other hardscape, determined by the City Landscape Architect. Root barriers shall be located along the edge of the pavement wherever the tree is within 8-feet of pavement or hardscape. Information and details shall be included in the landscape plan submittal for review and approval by the Landscape Architecture Division.

119. TREE PRUNING: Pruning shall be conducte d by a certified arborist familiar with the International Society of Arboriculture (ISA) pruning guidelines and shall comply with the guidelines established by the ISA, Tree Pruning Guidelines, current edition, to maintain the health of the trees.

120. TREE PROTECTION FENCING: Prior to issuance of a grading or building permit, the applicant shall install temporary 6-foot-tall chain-link fencing (or other fence type acceptable to the Landscape Architecture Division) outside of the existing tree drip lines. The location of the tree protection fencing shall be shown on the demolition plans (if applicable), grading, building, and/or landscape plans.

The fencing shall remain in place until final landscape inspection by the Landscape Architecture Division. Removal of such fencing prior to approval may result in a “stop work order.”

121. PROJECT PLANS: The following statements shall be printed on the demolition, grading and landscape plans where applicable to the satisfaction of the City Landscape Architect prior to issuance of building permits:

a. No existing tree may be trimmed or pruned without prior approval by the City Landscape Architect.
b. Utilize best efforts to locate any new utility trenches outside of the existing canopy of the trees to be saved. If this is not feasible, the applicant shall

Page 485 of 638 ends

Ordinance No.

Page 33 ends

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 non- residential 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 all- weather 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 486 of 638 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 REQU IREMENT: 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: Th e 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 sha ll 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 vari ety 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 487 of 638 ends

Ordinance No.

Page 35 ends

131. TRUCK ROUTES: The haul route for all ma terials 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 488 of 638 ends

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

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

Page 489 of 638 ends

C1.1

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C2.1

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C3.1

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C4.1

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C5.1

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Saint John Mixed Use - Commercial

Page 495 of 638 ends

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PROJECT NUMBER 20046.01 09/05/2024
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA

DESIGN REVIEW APPLICATION
21 LOT 4 LADDER PAD EXHIBIT
22 LOT 8-11 ELEVATIONS - COLORED
23 LOT 8-11 ELEVATIONS - COLORED
24 LOT 8-11 ELEVATIONS - BLACK AND WHITE
25 LOT 8-11 ELEVATIONS - BLACK AND WHITE
26 LOT 8-11 FLOOR PLAN - BASEMENT FLOOR
27 LOT 8-1 FLOOR PLAN - FIRST FLOOR
28 LOT 8-11 FLOOR PLAN - SECOND FLOOR
29 LOT 8-11 ROOF PLAN
30 WALL SECTION - LOT 8
31 LOT 8 LADDER PAD EXHIBIT
32 LOT 12-14 ELEVATIONS - COLORED
33 LOT 12-14 ELEVATIONS - COLORED
34 LOT 12-14 ELEVATIONS - BLACK AND WHITE
35 LOT 12-14 ELEVATIONS - BLACK AND WHITE
36 LOT 12-14 FLOOR PLAN - BASEMENT FLOOR
37 LOT 12-14 FLOOR PLAN - FIRST FLOOR
38 LOT 12-14 FLOOR PLAN - SECOND FLOOR
39 LOT 12-14 ROOF PLAN
40 WALL SECTION - LOT 12
1 COVER SHEET
2 LOT 1-3 ELEVATIONS - COLORED
3 LOT 1-3 ELEVATIONS - COLORED
4 LOT 1-3 ELEVATIONS - BLACK AND WHITE
5 LOT 1-3 ELEVATIONS - BLACK AND WHITE
6 LOT 1-3 FLOOR PLAN - BASEMENT FLOOR
7 LOT 1-3 FLOOR PLAN - FIRST FLOOR
8 LOT 1-3 FLOOR PLAN - SECOND FLOOR
9 LOT 1-3 ROOF PLAN
10 WALL SECTION - LOT 1
11 LOT 1 LADDER PAD EXHIBIT
12 LOT 4-7 ELEVATIONS - COLORED
13 LOT 4-7 ELEVATIONS - COLORED
14 LOT 4-7 ELEVATIONS - BLACK AND WHITE
15 LOT 4-7 ELEVATIONS - BLACK AND WHITE
16 LOT 4-7 FLOOR PLAN - BASEMENT FLOOR
17 LOT 4-7 FLOOR PLAN - FIRST FLOOR
18 LOT 4-7 FLOOR PLAN - SECOND FLOOR
19 LOT 4-7 ROOF PLAN
20 WALL SECTION - LOT 4
41 LOT 14 LADDER PAD EXHIBIT
42 SCHEMATIC DETAILS
43 SCHEMATIC DETAILS
44 BARONE HOUSE - EXISTING ELEVATIONS - COLORED
45 BARONE HOUSE - EXISTING ELEVATIONS - BLACK AND WHITE 46 BARONE HOUSE - EXISTING FLOOR PLAN
47 BARONE HOUSE - EXISTING FLOOR PLAN
48 BARONE HOUSE - PROPOSED GARAGE + ADU ELEVATIONS - COLORED 49 BARONE HOUSE - PROPOSED GARAGE + ADU ELEVATIONS - COLORED 50 BARONE HOUSE - PROPOSED ADU ELEVATIONS - COLORED
51 BARONE HOUSE - PROPOSED GARAGE + ADU ELEVATIONS - BLACK AND WHITE 52 BARONE HOUSE - PROPOSED GARAGE + ADU ELEVATIONS - BLACK AND WHITE 53 BARONE HOUSE - PROPOSED ADU ELEVATIONS - BLACK AND WHITE 54 BARONE HOUSE - PROPOSED FLOOR PLAN
55 BARONE HOUSE - PROPOSED FLOOR PLAN

Page 507 of 638 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

COMPOSITION SHINGLE ROOF

RECESSED VINYL WINDOWS

WROUGHT IRON RAIL

LIGHT FIXTURE

WOOD EAVE AND FASCIA BOARDS

DORMERS

EXPANSION JOINT

FIBERGLASS ENTRY DOOR

PAINTED BRICK

PAINTED BRICK BAND

DOWNSPOUTS

Page 508 of 638 ends

3 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 1-3 ELEVATIONSRIGHT
PLAN 3C
LOT 1
LEFT
PLAN 3B
LOT 3

COLORED

Page 509 of 638 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 ROOF

RECESSED VINYL WINDOWS

WROUGHT IRON RAIL

LIGHT FIXTURE

WOOD EAVE AND FASCIA BOARDS

DORMERS

EXPANSION JOINT

FIBERGLASS ENTRY DOOR

PAINTED BRICK

PAINTED BRICK BAND

DOWNSPOUTS

STUCCO FINISH

Page 510 of 638 ends

5 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION
LOT 1-3 ELEVATIONSRIGHT
PLAN 3C
LOT 1
LEFT
PLAN 3B
LOT 3

BLACK AND WHITE

Page 511 of 638 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 TO

FIRST 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 DRAINRAMP SLOPE = 14%
DOWN
SLOPE 6.2%
DOWN

TRENCH DRAINTRENCH 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 DOOR16076 SECT GAR DOOR

TRENCH DRAINTRENCH DRAINTRENCH 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 3A
BASEMENT FLOOR 501 SF
FIRST FLOOR 1,427 SF
SECOND FLOOR 1,427 SF
TOTAL 3,355 SF
TOTAL GROSS AREA - PLAN 3B
BASEMENT FLOOR 501 SF
FIRST FLOOR 1,437 SF
SECOND FLOOR 1,463 SF
TOTAL 3,401 SF
TOTAL GROSS AREA - PLAN 3C
BASEMENT FLOOR 501 SF
FIRST FLOOR 1,449 SF
SECOND FLOOR 1,427 SF
TOTAL 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 512 of 638 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'-101
2" 25'-8" 15'-111
2"
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 BELOWOPEN TO BELOWOPEN 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 3A
BASEMENT FLOOR 501 SF
FIRST FLOOR 1,427 SF
SECOND FLOOR 1,427 SF
TOTAL 3,355 SF
TOTAL GROSS AREA - PLAN 3B
BASEMENT FLOOR 501 SF
FIRST FLOOR 1,437 SF
SECOND FLOOR 1,463 SF
TOTAL 3,401 SF
TOTAL GROSS AREA - PLAN 3C
BASEMENT FLOOR 501 SF
FIRST FLOOR 1,449 SF
SECOND FLOOR 1,427 SF
TOTAL 3,377 SF

Page 513 of 638 ends

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

LAUNDRY
BA 2
OWNERS

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

BATHROOM
WIC
29'-8" LF
3:12
77'-111
2"
19'-5" 1'-0" 1'-0"
60'-6"
17'-61
2" 26'-4" 15'-71
2"
1'-51
2"
77'-111
2"
2'-21
2" 19'-0" 5'-1" 1'-0" 19'-9" 5'-1" 1'-0" 19'-9"
60'-6"
5'-1"
1'-0"
5'-5" 19'-5"5'-5" 19'-5"5'-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 3A
BASEMENT FLOOR 501 SF
FIRST FLOOR 1,427 SF
SECOND FLOOR 1,427 SF
TOTAL 3,355 SF
TOTAL GROSS AREA - PLAN 3B
BASEMENT FLOOR 501 SF
FIRST FLOOR 1,437 SF
SECOND FLOOR 1,463 SF
TOTAL 3,401 SF
TOTAL GROSS AREA - PLAN 3C
BASEMENT FLOOR 501 SF
FIRST FLOOR 1,449 SF
SECOND FLOOR 1,427 SF
TOTAL 3,377 SF

Page 514 of 638 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
8:128:12
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 515 of 638 ends

10 358.40
T.O. SHTG
T.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
357.59
369.7
357.20
368.5
376.7
8 12
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA

20046.01 09/05/2024

DESIGN REVIEW APPLICATION
.5’
SCALE: 1/2” = 1’-0”
01 ’ 2 ’ 4 ’

WALL SECTION
LOT 1

Page 516 of 638 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"1 5'-4""""

Page 517 of 638 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

COMPOSITION SHINGLE ROOF

RECESSED VINYL WINDOWS

LIGHT FIXTURE

WOOD EAVE AND FASCIA BOARDS

DORMERS

WOOD SILL

EXPANSION JOINT

FIBERGLASS ENTRY DOOR

GARAGE DOOR

PAINTED BRICK

PAINTED BRICK BAND

DOWNSPOUTS

Page 518 of 638 ends

13 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

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

COLORED

Page 519 of 638 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

COMPOSITION SHINGLE ROOF

RECESSED VINYL WINDOWS

LIGHT FIXTURE

WOOD EAVE AND FASCIA BOARDS

DORMERS

WOOD SILL

EXPANSION JOINT

FIBERGLASS ENTRY DOOR

GARAGE DOOR

PAINTED BRICK

PAINTED BRICK BAND

DOWNSPOUTS

Page 520 of 638 ends

15 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

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

BLACK AND WHITE

Page 521 of 638 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" 23'-4" 26'-8"1'-0" 1'-0"
62'-0"
BA 4
UP
17 R
MUD

OPEN TO ABOVE

SLOPE TO DRAIN
1%

TRENCH DRAIN

UP TO FRONT

DOOR 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 RBEDROOM 4
13'-3" x 11'-6"
MUD

OPEN TO ABOVE
BA 3

UP TO FRONT

DOOR ENTRY
& FIRST
FLOOR

TRENCH DRAIN

TRENCH DRAIN
UP
17 R
MUD
BA 3

UP TO FRONT

DOOR ENTRY
& FIRST
FLOOR

TRENCH DRAIN

OPEN TO ABOVE
16080 SECTIONAL GAR DOOR14080 SECT GAR DOOR
9"

CENTERLINE OF GARAGE DOOR

CL OF GARAGE

CENTERLINE OF GARAGE DOOR

CL OF GARAGE
9"
SLOPE = 6%
DOWN
DOWN
SLOPE = 2.2%
DOWN
14080 SECT GAR DOOR16080 SECTIONAL 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
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 ±
UPUP
PLAN 1A
LOT 6
PLAN 2XB
LOT 7
PLAN 1A
LOT 5
PLAN 2XBR
LOT 4
TOTAL GROSS AREA - PLAN 2XB
BASEMENT FLOOR 480 SF
FIRST FLOOR 1,618 SF
SECOND FLOOR 1,685 SF
TOTAL 3,783 SF
TOTAL GROSS AREA - PLAN 1A
BASEMENT FLOOR 454 SF
FIRST FLOOR 1,411 SF
SECOND FLOOR 1,451 SF
TOTAL 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 522 of 638 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 RLIVING
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 2XB
BASEMENT FLOOR 480 SF
FIRST FLOOR 1,618 SF
SECOND FLOOR 1,685 SF
TOTAL 3,783 SF
TOTAL GROSS AREA - PLAN 1A
BASEMENT FLOOR 454 SF
FIRST FLOOR 1,411 SF
SECOND FLOOR 1,451 SF
TOTAL 3,316 SF

Page 523 of 638 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;
2020
TOTAL GROSS AREA - PLAN 2XB
BASEMENT FLOOR 480 SF
FIRST FLOOR 1,618 SF
SECOND FLOOR 1,685 SF
TOTAL 3,783 SF
TOTAL GROSS AREA - PLAN 1A
BASEMENT FLOOR 454 SF
FIRST FLOOR 1,411 SF
SECOND FLOOR 1,451 SF
TOTAL 3,316 SF

Page 524 of 638 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

VALLEYHIPHIP
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
8:128:12
8:12
3:12
8:12

PITCH BREAK
8:12
8:12
8:12
VALLEY
HIP
HIP
8:12RIDGE
8:128:12
RIDGE
8:12 8:12
HIP
HIP
8:12
VALLEY
HIP
HIP
8:12
RIDGE
8:128:12
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 525 of 638 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”
01 ’ 2 ’ 4 ’

WALL SECTION
LOT 7
352.3
347.32
356.1
357.3
367.4
368.6
375.6

Page 526 of 638 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"
3'-8"1'-4"
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 527 of 638 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 ROOF

RECESSED VINYL WINDOWS

LIGHT FIXTURE

WOOD EAVE AND FASCIA BOARDS

DORMERS

WOOD SILL

EXPANSION JOINT

FIBERGLASS ENTRY DOOR

PAINTED BRICK

PAINTED BRICK BAND

DOWNSPOUTS

STUCCO FINISH

Page 528 of 638 ends

23 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

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

COLORED

Page 529 of 638 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 ROOF

RECESSED VINYL WINDOWS

LIGHT FIXTURE

WOOD EAVE AND FASCIA BOARDS

DORMERS

WOOD SILL

EXPANSION JOINT

FIBERGLASS ENTRY DOOR

PAINTED BRICK

PAINTED BRICK BAND

DOWNSPOUTS

STUCCO FINISH

Page 530 of 638 ends

25 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

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

BLACK AND WHITE

Page 531 of 638 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" 26'-8" 26'-8"1'-0" 1'-0"
60'-6"
MUD

OPEN TO ABOVE
BA 4

TRENCH DRAIN

UP TO FRONT

DOOR 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 FRONT

DOOR ENTRY &

FIRST FLOOR
MUD

OPEN TO ABOVE
BA 4

TRENCH DRAIN

UP TO FRONT

DOOR ENTRY &

FIRST FLOOR

WIC WICWICWIC
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 GARAGE
9"

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 DOOR16076 SECTIONAL GAR DOOR16076 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 ±
UPUPUP
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 2A
BASEMENT FLOOR 440 SF
FIRST FLOOR 1,578 SF
SECOND FLOOR 1,624 SF
TOTAL 3,642 SF
TOTAL GROSS AREA - PLAN 2B
BASEMENT FLOOR 440 SF
FIRST FLOOR 1,600 SF
SECOND FLOOR 1,645 SF
TOTAL 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 532 of 638 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. WINEOPT. WINEOPT. 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 2A
BASEMENT FLOOR 440 SF
FIRST FLOOR 1,578 SF
SECOND FLOOR 1,624 SF
TOTAL 3,642 SF
TOTAL GROSS AREA - PLAN 2B
BASEMENT FLOOR 440 SF
FIRST FLOOR 1,600 SF
SECOND FLOOR 1,645 SF
TOTAL 3,685 SF

Page 533 of 638 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

Page 534 of 638 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
HIPHIP
HIP
HIP
HIP
RIDGE
8:12 8:12
8:12
8:12
8:12
3:12
8:12
8:12

PITCH BREAK
HIP
8:12
HIP
HIP
HIP
VALLEY
RIDGE
8:128:12
8:12
RIDGE
8:12 8:12
HIP
8:12
HIP
HIP
HIP
VALLEY
RIDGE
8:128:12
8:12
RIDGE
8:12 8:12
RIDGE
HIP
VALLEY
HIPHIP
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 535 of 638 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”
01 ’ 2 ’ 4 ’

WALL SECTION
LOT 11
353.1
347.99
356.6
357.8
367.9
369.1
376.1

Page 536 of 638 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. WINEOPT. WINE

DININGDINING

LIVINGLIVING
GREAT
ROOM
GREAT
ROOM
DN
9 R
3'-0"4'-0"
6'-0"
7'-0"
3'-0"4'-0"
6'-0"
7'-0"
3'-8"1'-4"
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 537 of 638 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 ROOF

RECESSED VINYL WINDOWS

GARAGE DOOR

LIGHT FIXTURE

WOOD EAVE AND FASCIA BOARDS

DOWNSPOUTS

Page 538 of 638 ends

33 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

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

COLORED

Page 539 of 638 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 ROOF

RECESSED VINYL WINDOWS

GARAGE DOOR

LIGHT FIXTURE

WOOD EAVE AND FASCIA BOARDS

DOWNSPOUTS

Page 540 of 638 ends

35 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

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

BLACK AND WHITE

Page 541 of 638 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" 26'-8" 26'-8"1'-0" 1'-0"
60'-6"
MUD

OPEN TO ABOVE
BA 4
16076 SECTIONAL GAR DOOR

TRENCH DRAIN

UP TO FRONT

DOOR 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 DOOR16076 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 GARAGE
9" 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 2D
BASEMENT FLOOR 440 SF
FIRST FLOOR 1,543 SF
SECOND FLOOR 1,565 SF
TOTAL 3,548 SF
TOTAL GROSS AREA - PLAN 2C
BASEMENT FLOOR 440 SF
FIRST FLOOR 1,600 SF
SECOND FLOOR 1,645 SF
TOTAL 3,685 SF

Page 542 of 638 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 R
DN
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 2D
BASEMENT FLOOR 440 SF
FIRST FLOOR 1,543 SF
SECOND FLOOR 1,565 SF
TOTAL 3,548 SF
TOTAL GROSS AREA - PLAN 2C
BASEMENT FLOOR 440 SF
FIRST FLOOR 1,600 SF
SECOND FLOOR 1,645 SF
TOTAL 3,685 SF

Page 543 of 638 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.

OFFICEOFFICE 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

Page 544 of 638 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
HIPHIP
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
8:128:12
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 545 of 638 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
356.6
357.8
367.9
369.1
376.1
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA

20046.01 09/05/2024

DESIGN REVIEW APPLICATION
.5’
SCALE: 1/2” = 1’-0”
01 ’ 2 ’ 4 ’

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

Page 546 of 638 ends

41 U
2 KITCHEN
PANTRY
K
W
DN
9 R
UP
19 R
DN
17 R
DN
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"8"""
3'-0"4'-0"

Page 547 of 638 ends

42 EXTERIOR PLASTER FINISH

RECESSED WINDOW PER

ELEVATION

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 FINISH

PAINTED 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 WALL

BRICK 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 548 of 638 ends

43 EXTERIOR PLASTER FINISH

RECESSED WINDOW PER

ELEVATION

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 549 of 638 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 550 of 638 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 551 of 638 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
BEDROOM 2FAMILY ROOM
BATH 2

DINING ROOM

LIVING ROOM

FRONT PORCH
FOYER
INSTALL 5 8"-x-
GYP. BRD TO

CEIL & WALLS
EL. P-
200A
ELP.

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

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION

Page 552 of 638 ends

47 BARONE HOUSE - EXISTING FLOOR PLAN

SECOND FLOOR
CLOSET
CLOSET

MASTER BEDROOM
DECK
BEDROOM #3
BEDROOM #4

PLAY AREACLOSET
ATTIC

ACCESSFAU

T-V-ROOM
HALL #2

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

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION

Page 553 of 638 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 554 of 638 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
SIDING

COMPOSITION SHINGLE ROOF

VINYL WINDOW

WOOD GARAGE DOOR

WOOD EAVE AND FASCIA BOARDS

Page 555 of 638 ends

50 475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA

20046.01 09/05/2024

DESIGN REVIEW APPLICATION

BARONE HOUSE - PROPOSED ADU ELEVATIONS

COLORED
SIDING

COMPOSITION SHINGLE ROOF

VINYL WINDOWS

LIGHT FIXTURE

WOOD EAVE AND FASCIA BOARDS

FRONTLEFT

REARRIGHT

Page 556 of 638 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 557 of 638 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
SIDING

COMPOSITION SHINGLE ROOF

VINYL WINDOW

WOOD GARAGE DOOR

WOOD EAVE AND FASCIA BOARDS

Page 558 of 638 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
SIDING

COMPOSITION SHINGLE ROOF

VINYL WINDOWS

LIGHT FIXTURE

WOOD EAVE AND FASCIA BOARDS

FRONTLEFT

REARRIGHT

Page 559 of 638 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
BEDROOM 2FAMILY ROOM
BATH 2

DINING ROOM

LIVING ROOM

FRONT PORCH
FOYER
INSTALL 5 8"-x-
GYP. BRD TO

CEIL & WALLS
EL. P-
200A
DN
DN
DN
UP DW
2'-0"
±23'-5" FIELD VERIFY
3'-0"20'-5"
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 - GARAGE
FIRST FLOOR 837 SF
TOTAL 837 SF

TOTAL GROSS AREA - ADU
FIRST FLOOR 676 SF
TOTAL 676 SF
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION

Page 560 of 638 ends

55 BARONE HOUSE - PROPOSED FLOOR PLAN

SECOND 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;
CLOSET
CLOSET

MASTER BEDROOM
DECK
BEDROOM #3
BEDROOM #4

PLAY AREACLOSET
ATTIC

ACCESSFAU

T-V-ROOM
HALL #2

MASTER BATH
DN
DN
DNDN
DN
(N)ATTIC
19'-11 1/2" X 20'-11"

TOTAL GROSS AREA - GARAGE
FIRST FLOOR 837 SF
ATTIC 523 SF
TOTAL 837 SF

TOTAL GROSS AREA - ADU
FIRST FLOOR 676 SF
TOTAL 676 SF
475 & 493 ST. JOHN STREET

PLEASANTON, CALIFORNIA
20046.01 09/05/2024

DESIGN REVIEW APPLICATION

Page 561 of 638 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
SVC
SVC
SVC
SVC
SVC
JTJT
SVC
A A
M M

ACAC ACAC
AC
AC
AC
AC
AC
AC
ACAC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC
AC AC
ACAC
ACAC
A
RETAIL
PLAZA

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 FOR

SAMPLE BACKYARD PLAN

CENTER FENCE POSTS BETWEEN TREE TRUNKS
LEGEND

FENCE EXISTING FENCE

FENCE PROPOSED FENCE TO MATCH EXISTING

FENCE VIEW FENCE ADJACENT TO CREEK
FENCE 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" L
PLATANUS X ACERIFOLIA 'COLUMBIA' 15G 6 15G M
PLATANUS X ACERIFOLIA 'COLUMBIA' 24 3 24" M
PODOCARPUS MACROPHYLLUS 9 24" M
QUERCUS LOBATA 22 4 " VL
25 - 24" BOX TREES AND 6 - 15G TREES PROVIDED
A

TREE REMOVAL TABLE
TREE # TREE NAME DIAMETER (IN.) STATUS
1721 PRUNUS CERASIFERA 13 RETAIN
1722 TILIA AMERICANA 27 RETAIN
1723 ACER RUBRUM 5 RETAIN
1724 SEQUOIA SEMPERVIRENS 32 RETAIN
1725 JUGLANS NIGRA 24 RETAIN
1726 SEQUOIA SEMPERVIRENS 32 RETAIN
1727 LAURUS NOBILIS 9, 10, 5, 6, 6, 4 REMOVE
1728 ROBINIA PSEUDOACACIA 27 REMOVE
1729 QUERCUS LOBATA 30 REMOVE
1730 QUERCUS AGRIFOLIA 33" REMOVE
1731 EUCALYPTUS CAMALDULENSIS 8, 8, 2 REMOVE
1732 SCHINUS TEREBINTHIFOLIA 10 REMOVE
1733 SEQUOIA SEMPERVIRENS 37 REMOVE
1734 SEQUOIA SEMPERVIRENS 33 REMOVE
1735 SEQUOIA SEMPERVIRENS 30 REMOVE
1736 SEQUOIA SEMPERVIRENS 37 REMOVE
1737 SEQUOIA SEMPERVIRENS 32 REMOVE
1738 SEQUOIA SEMPERVIRENS 32 REMOVE
1739 WASHINGTONIA ROBUSTA 16 REMOVE
1740 SEQUOIA SEMPERVIRENS 32 REMOVE
1741 SEQUOIA SEMPERVIRENS 32 REMOVE
1742 SEQUOIA SEMPERVIRENS 32 REMOVE
1743 CELTIS AUSTRALIS 10, 7, 9 REMOVE
1744 SEQUOIA SEMPERVIRENS 30 REMOVE
1745 SEQUOIA SEMPERVIRENS 30 REMOVE
1746 SEQUOIA SEMPERVIRENS 36 REMOVE
1747 ACER NEGUNDO 9, 15 REMOVE
1748 LIGUSTRUM LUCIDUM 10, 8 REMOVE
1749 WASHINGTONIA ROBUSTA 18 REMOVE
1750 WASHINGTONIA ROBUSTA 18 REMOVE
1751 PRUNUS AMERICANA 10, 12 REMOVE
1752 PRUNUS AMERICAN 7, 9, 10, 8 REMOVE
1753 LIGUSTRUM LUCIDUM 9, 9, 7, 4 REMOVE
1754 WASHINGTONIA ROBUSTA 19 REMOVE
1755 LIGUSTRUM LUCIDUM 10, 8 REMOVE
1756 QUERCUS AGRIFOLIA 10 REMOVE
1757 PRUNUS AMERICANA 5, 6, 4 REMOVE
1758 WASHINGTONIA ROBUSTA 18 REMOVE
1759 WASHINGTONIA ROBUSTA 18 REMOVE
1760 WASHINGTONIA ROBUSTA 18 REMOVE
1761 PRUNUS AMERICANA 12 REMOVE
1762 PRUNUS AMERICANA 15 REMOVE
1763 PRUNUS AMERICANA 10 REMOVE
1764 OLEA EUROPEA 11, 8 REMOVE
1765 QUERCUS LOBATA 10 RETAIN
1766 JUGLAS NIGRA 64 REMOVE
1767 FRAXINUS PENNSYLVANICA 10 RETAIN
1768 FRAXINUS PENNSYLVANICA 1 RETAIN
1769 FRAXINUS PENNSYLVANICA 7 RETAIN
1770 FRAXINUS PENNSYLVANICA 3 RETAIN
1771 FRAXINUS PENNSYLVANICA 9 RETAIN
0 10' 20' 40' 60'

LANDSCAPE PLAN
REVISED: 6/25/2024
DESIGN BY: RJD
DRAWN 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 BAY

FRIENDLY 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 ALIGN
WITH TREE TRUNKS. CENTER POSTS BETWEEN TREE
TRUNKS

LOT A EXISTING FENCELOT A EXISTING FENCE

Page 562 of 638 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: RJD
DRAWN 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 SF
SHADE REQUIRED: 50% MIN.

SHADE PROVIDED: 52.6%

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

SHADE PROVIDED: 24.6%

LANDSCAPE AREA
TOTAL: 1,572 SF
SHADE: 722 SF
SHADE 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 563 of 638 ends

SVC
SVC
SVC
SVC
SVC
SVC
SVC
SVC

SVC SVC SVC SVC
SVCSVC

JTJTJTJTJTJTJTJTJT
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: RJD
DRAWN BY: KH
SCALE: 1
8"=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
SCALE: 1/4"=1'-0"TYPICAL SECTION

RAISED PLANTER
NOTE:
- LANDSCAPE PLANS WILL COMPLY WITH THE CITY'S WATER

EFFICIENT LANDSCAPE ORDINANCE (MWELLO) AND BAY

FRIENDLY 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 564 of 638 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"
3'-0"1"

ELEVATION SECTION
2"

GATE POST
2X4 TOP RIAL
1X2 TRIM
1X6 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: RJD
DRAWN 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 SCALE: 1/2"=1'-0"GOOD NEIGHBOR
PEDESTRIAN GATE1
SCALE: 1/2"=1'-0"GOOD NEIGHBOR

SOLID FENCE
3 SCALE: 1/2"=1'-0"ON TOP OF WALL
SOLID FENCE 4
SCALE: 1"=1'-0"

SALSBURY MAILBOX

Page 565 of 638 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

BXBXBXBXBXBXBXBXBXBXBXBXBXBXBXBXBX BX BX BX

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" L
PLATANUS X ACERIFOLIA 'COLUMBIA' 15G 6 15G M
PLATANUS 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

TYPICAL PLANTING PLAN

NAME COUNT SIZE WUCOLS NOTES
AGAPANTHUS HYBRID 'MP003' EVER
AMETHYST 94 5G L LOW WATER PER UCDAVIS PLANT IRRIGATION TRAILS ARCTOSTAPHYLOS 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 M
COREOPSIS AURICULATA 'NANA' 24 1G L
ERIGERON KARVINSKIANUS 'MOERHEIMII' 41 1G L
EUONYMUS 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 ROSE HYDRANGEA ARBORESCENS 'ANNABELLE' 2 5G L LOW WATER ACCORDING TO L.A. EXPERIENCE KNIPHOFIA 'CHRISTMAS CHEER' 2 5G L LOW WATER ACCORDING TO L.A. EXPERIENCE KNIPHOFIA UVARIA 'POCO MONRROVIA' 22 1G L
LOMANDRA 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 L
NEPHROLEPS CORDIFOLIA 4 5G M
OSMANTHUS HETEROPHYLLUS 10 15G L
PRUNUS CAROLINIANA 'BRIGHT N TIGHT' 24 17 24" L
RHAMNUS CALIFORNICA 'MOUND SAN BRUNO' 3 5G L
ROSA 'FLOWER CARPET WHITE' 3 2G M 30"O.C. LOW WATER ACCORDING TO L.A. EXPERIENCE ROSMARINUS OFFICINALIS 'TUSCAN BLUE' 2 5G L 48"O.C.

SALVIA LEUCANTHA 5 3 5G L
TULBAGHIA VIOLACEA 86 1G LARTIFICIAL TURF OR MEADOW WITH GRASS CRETE

PER FIRE LADDER REQUIREMENTS

SILVA CELL PLANTING

NAME COUNT SIZE WUCOLS NOTES
AGAPANTHUS HYBRID 'MP003' EVER
AMETHYST 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: RJD
DRAWN 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 566 of 638 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: 05/27/2022
DESIGN BY: N/A
DRAWN BY: KH
SCALE: NTS
L3.2
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’
OLEA EUROPAEA ‘MONTRA’LOMANDRA CONFERTIFOLIA SSP.

RUBIGINOSA PACIFIC SKY

LIMONIUM PEREZIILAVANDULA X HETEROPHYLLAHESPERALOE PARVIFLORA

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 PLATINUM BEAUTY ™LOMANDRA LONGIFOLIA BREEZE

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

VIBURNUM OPULUS

Page 567 of 638 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’ CORNUS STOLONIFERABUDDLEJA ALTERNIFOLIA

DATURA WHITE
GROUNDCOVERS AND HERBACEOUS PLANTS:

REVISED: 05/27/2022
DESIGN BY: N/A
DRAWN BY: KH
SCALE: NTS
L3.3

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’
GERANIUM X ‘ROZANNE’ERIGERON KARVINSKIANUS
‘MOERHEIMII’

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

COTONEASTER CONGESTUS
‘LIKIANG’

ECHEVERIA COLORATA

Page 568 of 638 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: 05/27/2022
DESIGN BY: N/A
DRAWN BY: KH
SCALE: NTS
L3.4
AGAPANTHUS ‘BABY PETE’ KNIPHOFIA THOMSONII LOMANDRA LONGIFOLIA BREEZE NEPETA X FAASSENII ‘BLUE WONDER’
ACHILLEA ‘MOONSHINE’
ARBUTUS ‘MARINA’ LAGERSTROEMIA X ‘MUSKOGEE’ PISTACIA CHINENSIS QUERCUS LOBATA QUERCUS AGRIFOLIA QUERCUS SUBERACER NEGUNDO CITRUS × MEYERI (LEMON) FORTUNELLA MARGARITA
‘NAGAMI’ BUSH
CITRUS SINENSIS ‘WASHINGTON’
(ORANGE)

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

TRACHELOSPERMUM JASMINOIDES
HARDENBERGIA VIOLACEA ‘HAPPY
WANDERER’

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

Page 569 of 638 ends

0.10.10.10.10.10.1 0.10.10.10.10.10.10.1

0.10.20.20.20.20.10.1 0.10.20.30.30.20.10.10.1

0.20.40.10.10.1 0.30.10.10.1

0.30.10.10.1 0.40.1

0.30.1 0.10.2

0.30.1 0.10.40.1

0.10.10.30.1 0.10.10.30.60.1

0.10.10.10.20.40.1 0.10.10.10.20.30.10.1

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0.10.10.20.30.50.50.80.50.50.80.60.60.60.80.50.50.90.50.50.30.20.10.10.1 0.10.20.30.20.10.1

0.10.20.40.20.10.1 0.20.20.30.40.40.60.70.80.80.80.60.50.50.50.40.40.40.50.50.60.70.70.70.70.50.40.40.30.20.20.1

0.10.20.20.20.20.30.40.40.40.40.40.30.30.30.30.30.30.30.30.30.40.40.40.30.30.20.20.20.20.10.1 0.10.10.20.20.20.20.20.20.20.10.10.1

0.10.10.10.10.10.1 0.50.50.3

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B @ 13.5'
B @ 13.5' B @ 13.5'
B @ 13.5'
Plan View
Scale - 1" = 20ft
Designer
Harry Heard
Date
06/18/2024
Scale
As Shown
Drawing No.
189031-7 A1
Summary
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 GL3
GVDHSS18
1 6169 0.91 GranVille Gen3, P30 Performance
Package, 4000K CCT, 70CRI, Type 3
distribution, no trim with 180deg House
Side 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 8.0:1
SPILL SUMMARY 0.2 fc 1.6 fc 0.0 fc N/A N/A

DISCLAIMER
This application design is not a professional engineering drawing, and the design, including reported data and calculated resul ts, is provided for informational purposes only, without any warranty as to accuracy, completeness, safety or otherwise. The de sign 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 geomet ric conditions. When using far-field photometric/ radiometric data, the Visual software applies certain generalizing assumption s to approximate near-field performance. These approximations may result in significant ina ccuracies in individual calculated luminous and/or radiant power quantities in area s 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. T he Visual software approximates the uniform surface exitance condition by adaptively subdividing surfaces with non-uniform exit ances into subsurfaces with sufficiently uniform exitance gradients. Practical restrictions, due to computer hardware limitatio ns, may prevent the subdivision procedure from subdividing surfaces with high exitance gradients into subsurfaces with sufficiently uniform exitance gradients, introducing potential disc retization error into calculated values.

Calculations performed by the Visual software assume that all reflected flux is reflected in a perfectly diffuse (Lambertian) a nd 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 mode ling assumptions described above, and/or variations in actual product performance from tested product samples, the accuracy of calculated output values identifying expected radiometric quan tities 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 assumpti ons 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 de ficiencies in the information provided about the physical space, degradation factors in the end- user environment (including, b ut not limited to, voltage variation and dirt accumulation), or other possible variations in field conditions. Finally, lamp lume n 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 perfo rmance, code compliance, safety, suitability and effectiveness f or use in a particular application. In no event will Acuity Br ands Lighting be responsible for any loss resulting from any use of this application design.

Holophane - Exteriors

1. Readings shown are based on a total LLF of as shown at grade. Data references the extrapolated performance projections in a 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.

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TM1.1

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TM2.1

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TM3.1

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TM4.1

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TM5.1

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TM6.1

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Page 577 of 638 ends

CCITY OF PLEASANTON

PLANNING DIIVISION

Ordinance No.

Zoning Unit Map No.

DRAWN BY:

N.Amos
APPROVED BY: DATE:

December 17, 2024
SCALE:
11” = 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 Development-
Mixed-Use) District
(;+,%,7&

Page 578 of 638 ends

ATTACHMENT 3

RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PLEASANTON APPROVING VESTING TENTATIVE MAP 8 631 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 579 of 638 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 17
th 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 580 of 638 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 581 of 638 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 unit1 for 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.

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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.

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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.

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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

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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 (Central- Commercial) 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 single- family 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.

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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.

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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

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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.

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Pleasanton City CouncilJanuary 9, 2025

Pleasanton City Council
January 9, 2025