P18-0078, P18-0079, P18-0081, PUD-130, and Tract 8569
Ordinance No.
reduce visual prominence and integrate with the surrounding landscape.
Landscaping with native and drought-tolerant species further enhances the site’s natural character. The inclusion of a public staging area and trail connections complements the surrounding open space and recreational uses. Therefore, streets and buildings have been designed to complement the natural terrain, and this finding can be made.
6. Whether adequate public safety measures have been incorporated into the design of the plan:
The Project includes multiple public safety features, including roadway improvements, a signalized intersection, and site access designed to meet City standards for visibility and emergency response. Internal roadways are designed to accommodate emergency vehicles, including adequate turning radii and access to all structures.
The Project incorporates fire protection measures such as defensible space, fuel management zones, and compliance with Wildland-Urban Interface (WUI) requirements. All structures would be constructed in accordance with applicable Building and Fire Codes and would include fire suppression systems. Therefore, adequate public safety measures have been incorporated into the Project design, and this finding can be made.
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 by allowing flexibility in site design to achieve a development that is responsive to the site’s environmental constraints while meeting City goals and policies. The Project clusters development to preserve open space, incorporates public benefits such as parkland dedication and trail improvements, and provides housing consistent with the Housing Element.
Through the PUD process, the Project has been designed to balance development with environmental preservation, infrastructure improvements, and community benefits. This approach reflects the intent of the PUD ordinance to encourage innovative and sensitive site planning. Therefore, the Project conforms to the purposes of the PUD District, and this finding can be made.
Section 2: The City Council has considered the findings made and hereby:
1. Adopts the findings set forth in Section 1 of this Ordinance, subject to the attached Draft Conditions of Approval in Exhibit A; and
2. Approves: (1) Annexations (P18-0078), (2) General Plan Amendments (P18-0078), (3) Rezoning (P18-0081) four parcels from Pre-zonedPUD-OS-A&G/OS-PH&S/LDR/HOZ (Planned Unit Development-Open
P18-0078, P18-0079, P18-0081, PUD-130, and Tract 8569
Ordinance No.
Space-Agriculture & Grazing/Open Space-Public Health and Safety/Low Density Residential/Housing Opportunity Zone) Districts to PUD-OSA&G/OS-PH&S/LDR (Planned Unit Development-Open SpaceAgriculture & Grazing/Open Space-Public Health and Safety/Low Density Residential) Districts, (4) a Planned Unit Development (PUD130) plan for residential and private and public open space development with related on- and off-site modifications and infrastructure, and (5) a Vesting Tentative Map (Tract 8569), as reflected in the plans attached hereto as Exhibit B and incorporated herein by this reference, subject to the draft conditions of approval listed in the attached Exhibit A; and Section 3: 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 by the Zoning Unit Map attached hereto as Exhibit C, incorporated herein by this reference.
Section 4: 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 5: 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 May 19, 2026, and adopted at a regular meeting on ____, 2026 by the following vote:
Ayes:
Noes:
Absent:
Abstain:
Jack Balch, Mayor
ATTEST:
Jocelyn Kwong, City Clerk
APPROVED AS TO FORM:
Daniel G. Sodergren, City Attorney
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EXHIBIT A
CONDITIONS OF APPROVAL
P18-0078 (Annexation), P18-0078 (General Plan Amendments), P18-0081 (Rezoning), PUD-130 (Development Plan), and Tract Map 8569 10807, 11021, 11033 Dublin Canyon Road and Assessor Parcel No. 941-2055-3 May 19, 2026
The applicant, and any successor in interest, 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 and Economic Development, Planning Division, 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) Annexation (P18-0078) of parcels totaling 130.98 acres from unincorporated Alameda County to the City of Pleasanton; (2) General Plan Amendments (P18-0078) redesignating residential areas from Open Space–Public Health and Safety to Low Density Residential and open space areas from Low Density Residential to either Open Space–Public Health and Safety or Open Space–Parks and Recreation; (3) Rezoning (P18- 0081) four parcels from Pre-Zoned PUD–OS-A&G/OS-PH&S/LDR/HOZ (Planned Unit Development–Open Space–Agriculture and Grazing/Open Space–Public Health and Safety/Low Density Residential/Housing Opportunity Zone) Districts to PUD–OS-A&G/OSPH&S/LDR (Planned Unit Development–Open Space–Agriculture and Grazing/Open Space– Public Health and Safety/Low Density Residential) Districts; (4) a Planned Unit Development (PUD-130) to construct 28 detached single-family residences, demolish and reconstruct two existing single-family residences, and install related on- and off-site improvements and infrastructure; and (5) a Vesting Tentative Tract Map (Tract 8569) to subdivide four parcels totaling 128.5 acres into either single-family lots or private and public open space; located at 10807 Dublin Canyon Road (APN 941-2700-2), 10971 Dublin Canyon Road (APN 941-2700- 1)11021 Dublin Canyon Road (APN 941-2500-002), APN 941-2500-003, 11033 Dublin Canyon Road (APN 941-2600-002-6). Development shall be substantially as shown on the project materials listed below:
5HVROXWLRQ([KLELW$
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a. Project plans, Vesting Tentative Map, and Architectural plans, Exhibit B, prepared by RJA and Bassenian Lagoni, for Ponderosa Homes II, Inc, dated “Received” on November 2, 2024, and kept on file in the Planning Division of the Community and Economic Development Development Department.
b. Hidden Canyon Residences and Preserve Final Environmental Impact Report prepared by FirstCarbon Solutions, for Ponderosa Homes II, Inc., dated March 2026, and kept on file with the Planning Division of the Community and Economic Development Department.
c. Pre-Annexation and Development Agreement between the City of Pleasanton and Ponderosa Homes II, Inc.
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 and Economic 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: The PUD development plan shall lapse in accordance with the PreAnnexation and Development Agreement from the effective date of this ordinance. If the final map is recorded, then the PUD development approval shall not lapse. Project Specific Condition.
3. VESTING TENTATIVE TRACT MAP SUBMITTAL: The Vesting Tentative Tract Map, building and/or improvement permit submittals will only be accepted after annexation has been granted by LAFCo. Project Specific Condition.
4. OAK HILLS CONGREATION: 10971 Dublin Canyon Road (APN 941-2700-1) is granted pre-annexation only. If future development and/or building/site modifications are desired, the property owner shall submit the appropriate applications to the City of Pleasanton for consideration. Project Specific Condition.
5. CONDITIONS OF APPROVAL CHECKLIST: The project developer shall create and include 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.
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6. 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 (the “Indemnified Parties”) from and against any claim, action, or proceeding brought by a third party against any of 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 and Building Design
7. DEVELOPMENT STANDARDS AND USES – 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. Unless otherwise specific in the conditions of approval, all permitted and conditionally permitted uses shall be those found in Chapter 18.32 of the Pleasanton Municipal Code (PMC). a. Additions/expansions and/or filling in clearstory or loft spaces within the Ponderosa subdivision (Lots 1-28) shall not be allowed. Detached accessory structures and attached rear yard patio covers shall be subject to the site development standards of the R-1-10,000 District of the PMC. b. The two Lester properties (Lots 29 and 30) shall be subject to the development standards of the R-1-20,000 District of the PMC. Project Specific Condition.
8. ACCESSORY DWELLING UNITS: Lots 4, 7, 15, 24, 25, and 28 shall be constructed with accessory dwelling units. The plans submitted for building permits for these respective lots shall reflect this requirement. Project Specific Condition.
9. BUILDING MATERIALS AND COLORS: The building materials and colors in the Approved Plans shall be stated on the building permit plans. The body of the houses shall not be white. Project Specific Condition.
10. 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.
11. 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
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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.
12. MOCK-UP: The project developer shall set up a large material and color mock-up on site to confirm conformance with the Approved Plans prior to any on- of off-site modifications and shall be subject to the review and approval of the Planning Division.
13. 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 development requirements.
14. OUTDOOR STORAGE: There is to be no outdoor storage without prior approval by the City.
15. LIGHTING AND PHOTOMETRICS PLAN: The project developer 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 and Economic 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 and Economic Development prior to building permit issuance.
16. BUILDING HEIGHT CERTIFICATION: The project developer shall submit a building height certification prepared by a California licensed land surveyor or civil engineer to the Director of Community and Economic 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.
17. FINAL INSPECTION: Final inspection by the Planning Division is required prior to occupancy.
18. TRANSFORMERS: New electrical transformers shall be placed underground, or aboveground and screened from view to the satisfaction of the Director of Community and Economic 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 Director of Engineering/City Engineer and Director of Community and Economic Development prior to building permit issuance.
19. MECHANICAL EQUIPMENT – SCREENING: The project developer shall effectively screen from view all ducts, meters, air conditioning equipment, and any other
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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 and Economic Development. All required screening shall be installed prior to final occupancy.
20. RECYCLING AND COMPOSTING PROGRAMS: The project shall comply with the current City/Pleasanton Garbage Service recycling and composting programs.
East Bay Regional Park District (EBRPD)
21. The plans shall be revised to show and include exit spikes for the staging area.
The exist spikes shall meet the specifications
found here: https://www.ebparks.org/sites/default/files/410-Controlled-Vehicle-Entry20211011.pdf, and shall be subject to the review and approval of EBRPD staff prior to building permit issuance for the development. Project Specific Condition.
22. The project developer shall complete the staging area and trail access prior to issuance of occupancy of the 11th home in the subdivision. The project developer shall provide bi-weekly check-ins with EBRPD staff prior to and during construction of the staging area and trail. Project Specific Condition.
23. The project developer shall work directly with EBRPD staff to establish a long-term funding mechanism to cover expenditures for maintenance of the staging area, trail, and dedicated open space for fire, public safety, and operational needs. If a conservation easement is required, the resource agencies will require an endowment be established to provide for its long-term maintenance and stewardship of protected resources. The funding mechanism shall be completed prior to issuance of building permits. Project Specific Condition.
Environmental
24. MITIGATION MEASURES / IMPLEMENTATION MEASURES: As identified in the project’s Environmental Impact Report (EIR), Findings of Fact (FOF), and Mitigation Monitoring and Reporting Program (MMRP), implementation of mitigation measures is required to reduce environmental impacts to the extent feasible. The adopted mitigation measures applicable to the Project include, but are not limited to, those related to Air Quality, Biological Resources, Cultural Resources, Geology/Soils, Hydrology/Water Quality, Noise, Transportation, and Utilities.
All mitigation measures identified in the certified EIR and adopted MMRP shall be fully implemented by the developer. These measures shall be incorporated into all applicable improvement plans, grading plans, building plans, and construction documents, and shall be subject to review and approval by the applicable City departments/divisions prior to issuance of grading or building permits, as specified in the MMRP.
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Ongoing Monitoring and Enforcement: All mitigation measures shall be monitored in accordance with the adopted MMRP. The project developer shall be responsible for all costs associated with implementation, monitoring, and reporting. The developer shall create and provide a mitigation measures checklist indicating all mitigation measures 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 Compliance shall be verified by the City prior to issuance of applicable permits and throughout construction and operation, as specified.
Project Specific Condition.
Green Building and Sustainability Measures
25. Climate Action Plan 2.0 Compliance: Prior to building permit issuance, a Greenhouse Gas (GHG) Emission Compliance Checklist shall be provided, to the Planning Division for review and approval by the Director of Community and Economic 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.
Construction Practices and Noticing
26. 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 Saturday. No construction shall be allowed on State or Federal Holidays or Sundays. The Director of Community and Economic Development may allow earlier “start times” or later “stop times” for specific construction activities, e.g., concrete pouring. All construction equipment shall meet Department 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.
27. OVERNIGHT 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).
28. CONSTRUCTION TRAILERS: A construction trailer shall be allowed to be placed on the project site for daily administration/coordination purposes during the construction period.
29. CONSTRUCTION AND PARKING MANAGEMENT PLAN: The project developer 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
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management plan shall be subject to review and approval by the City Traffic Engineer and Director of Community and Economic 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 construction 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; and
c. Sidewalk closure or narrowing is not allowed during on-site construction activities without prior approval by the City.
30. PORTABLE TOILETS: Portable toilets used during construction shall be kept on the project site and shall be emptied to prevent odor.
31. EXCESS SOIL AND SOIL STOCKPILING: All excess soil from the site shall be offhauled 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 and Economic Development.
32. NOTICE OF CONSTRUCTION: Prior to construction, the project developer shall notify the owners and occupants within the Canyon Creek and Canyon Meadows subdivisions, and the owners and occupants of 1102, 11056, and 11078 Dublin Canyon Road of the construction schedule in writing. Such notice shall include contact names and numbers for the developer and contractor. Project Specific Condition.
33. DISTURBANCE COORDINATOR: The project developer 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 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. The sign shall also list an emergency after-hours contact number for the disturbance coordinator, or designee.
34. 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
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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
35. INCLUSIONARY HOUSING ORDINANCE CONFORMANCE: Project developer shall comply with the Pleasanton Municipal Code Chapter 17.44 requirements by paying the Affordable Housing Fees for the project, according to the City’s adopted Master Fee Schedule in the executed Pre-Annexation and Development Agreement. The project developer is responsible for payment of all Affordable Housing Fees prior to building permit issuance. Project Specific Condition.
36. FEES: Unless otherwise specified by the project’s Pre-Annexation and Development Agreement, the project developer shall pay any and all fees to which the property 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. Project Specific Condition.
37. WATER FEES AND WATER METER CONNECTION FEES: The project developer 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.
38. SEWER STUDY AND FEES: As required by Pleasanton Municipal Code 15.16.010 (Sewer Connection Mandatory), sewer connection is required. The project developer shall participation in a study with Dublin-San Ramon Services District (DSRSD) for the wastewater loading, and pay the applicable DSRSD and City sewer permit fees prior to building permit issuance. Project Specific Condition.
39. SCHOOL IMPACT FEES: Project developer shall work with the Pleasanton Unified School District (PUSD) to develop a program to offset this project’s long-term effect on school facility needs in Pleasanton. This program shall be designed to fund school facilities necessary to offset this project’s reasonably related effect on the long-term need for expanded school facilities. The method and manner for the provision of these funds and/or facilities shall be approved by the PUSD and in place prior to building permit issuance. Written proof of compliance with this condition shall be provided by
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project developer to the City, on a form generated by the PUSD, prior to building permit issuance.
40. RECORDED DISCLOSURES: All lots covered by this approval shall include separately recorded disclosure statements or restrictive covenants indicating the following:
a. Except for Junior/Accessory Dwelling Units (ADUs), additions and/or modifications to the structures and garages for Lots 1-28 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. The garages for Lots 1-30 shall not be modified or used for storage in a manner that would interfere with the ability to park two cars within the garages of the units and each resident shall utilize the garages for parking of vehicles only.
Wording for these disclosures and covenants shall be written in simple/plain language, shall be submitted to the Community and Economic Development Director and 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.
41. CONDITIONS OF APPROVAL: The project developer shall provide all initial buyers with copies of the final project conditions of approval.
BUILDING AND SAFETY DIVISION – 925-931-5300
42. PHASED OCCUPANCY: If building occupancy is proposed to be phased, the project developer shall submit a phasing plan to the Chief Building and Safety Official for review and approval.
43. BUILDING SURVEY: The project developer 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.
44. PAD AND SETBACK CERTIFICATION: The project developer 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 and Economic Development certifying the pad elevations and building locations (setbacks) are
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conforming to the approved plans, prior to receiving a foundation inspection for the structures.
PUBLIC WORKS DEPARTMENT – 925-931-5650
45. CONDITIONS OF APPROVAL: The Conditions of Approval shall be depicted on a plan sheet(s) in the improvement plans.
46. ENGINEERING DIVISION FEES FOR SERVICE: The Engineering Division 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 project developer is responsible for payment of all Engineering Division fees prior to services rendered or permit issuance, whichever is first. (Address this condition prior to plan approval).
Design
47. DESIGN PER CITY STANDARDS: All public improvements shall be designed in compliance with the City Standard Specifications and Details in effect at the time of the issuance of the encroachment, grading, or subdivision permit, whichever occurs first. 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:
https://www.cityofpleasantonca.gov/our-government/public-works/engineering/.
48. ROADWAY DESIGN STANDARDS: All roads constructed or improved by the project developer shall conform to the design standards contained in Pleasanton Municipal Code Chapter 19.36. For standards not explicitly described in the Code, the following State of California Department of Transportation (Caltrans) standards shall be followed:
Highway Design Manual, and the California Manual on Uniform Traffic Control Devices (CA MUTCD), latest editions. The City also references design standards from “A Policy on Geometric Design of Highways and Streets” (latest edition) as published by the American Association of State Highway and Transportation Officials (AASHTO). Any deviations from standards must be approved by the City Engineer. (Address this condition prior to plan approval)
49. HOT-MIX ASPHALT PAVEMENT DESIGN STANDARDS: Public roadways and parking lots shall be surfaced with hot-mix asphalt (HMA) as designed according to Chapter 630 “Flexible Pavement” of the Caltrans Highway Design Manual, unless otherwise approved by the City Engineer. The following minimum standards shall apply to the design:
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a. Minimum design life = 20-years
b. R-value of the underlying soil shall be R = 5 minimum. A higher R-value will be allowed only through analytic testing by a licensed geotechnical engineer or engineering geologist.
c. Asphalt Binder classification shall be PG 64-10.
d. Minimum Traffic Index (TI) shall be as follows. A lower TI will be considered only when justified by analytic calculations performed by a licensed civil or traffic engineer according to the Caltrans Highway Design Manual Chapter 613. i. Public parking lot: TImin = 4.5
ii. Local Street: TImin = 5.0
iii. Residential collector street: TImin = 6.0
iv. Collector street: TImin = 7.0
v. Arterial street: TImin = 9.0
e. Minimum thickness of HMA layer = 3 inches
f. Minimum thickness of total structural section = 8 inches (regardless of R-value). (Address this condition prior to plan approval).
50. HYDROLOGIC AND HYDRAULIC CALCULATIONS: The City’s storm drainage network has been designed in accordance with the Alameda County Hydrology and Hydraulics Manual published by the Alameda County Flood Control & Water Conservation District.
Said manual is available for download at: https://acfloodcontrol.org/the-work-we-do/thework-we-do-hydrology-manual/.
The City is located in Zone 7, and its storm drain pipe network is considered a secondary facility. Any additions or upgrades to the City’s pipe network shall be designed in accordance with the manual. Calculations submitted for review/approval shall be presented in a format consistent with the “Calculation Form – District Rational Method” available in the manual. Said calculations shall be prepared, stamped, and signed by a California-licensed civil engineer. (Address this condition prior to improvement plan approval).
51. EMERGENCY OVERLAND STORMWATER FLOW/SUMP PROPERTIES: All properties shall be designed with an emergency overland flow path to direct storm runoff to the nearest public street or open flood control facility in the event on-site pipes become plugged. The flow path shall be lower than the finish floor elevation of all habitable structures. The flow path cannot rely on neighboring properties unless a storm drain easement across the neighbor is obtained. Sump properties must be designed to
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discharge the 50-year recurrence interval storm event through the pipe network before habitable structures become inundated.
52. STORM WATER ENERGY DISSIPATION. The drainage design relies on storm discharges onto unprotected natural hillside slopes. To reduce erosion potential, the storm drain system shall be designed to dissipate energy and reduce flow velocity to less than 6 feet-per-second at the discharge end of all outfalls. (Address this condition prior to improvement plan approval).
53. PRIVATE STORM DRAIN EASEMENTS. Private storm drain easements shall be granted across the western portion of Lot 30 for the benefit of Lot 29 and Parcel C, and across Lot 29 for the benefit of Parcel C. The easements shall assure that storm runoff within Devany Creek can flow unobstructed across these properties to the Dublin Canyon Road culvert. Maintenance of the creek shall be the obligation of each property owner, unless this obligation is transferred to the homeowner’s association. (Address this condition prior to subdivision map approval).
54. POTABLE WATER. The potable water distribution system within the subdivision shall be designed in accordance with the Hydraulic Analysis prepared by Akel Engineering Group dated June 2024, specifically “Alternative 3 – Moller 770 Connection”, although Lots 29 and 30 shall be connected to the Dublin Canyon Pressure Zone. Said system shall be publicly owned and maintained by the City. Appropriate Public Service Easements shall be granted across roads and access pathways to allow maintenance access to these facilities. (Address this condition prior to subdivision map approval).
The City’s Utility Division requires a water inter-tie on Dublin Canyon Road between the Dublin Canyon Pressure Zone and the Moller 770 Pressure Zone so the subdivision can be temporarily fed from the Dublin Canyon zone if service from the Moller zone is interrupted. Final design and coordination of the inter-tie is subject to the Utility Division review and comment during the permitting phase. (Address this condition prior to plan approval).
55. DESIGN STANDARDS: All permanent connections to the City’s potable water network shall conform to Pleasanton Municipal Code §14.04.050. Any required water pressure and/or flow needed by the project developer beyond that available from the network at the point-of-connection must be provided by the project developer as a private improvement on the customer side of the meter or backflow prevention device. All extensions or upgrades to the potable water network shall be designed to satisfy the following minimum standards:
a. Minimum number of valves:
i. 3 at cross intersections
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ii. 2 at “T” intersections
iii. 500 feet maximum spacing
iv. 1 valve at each fire hydrant lateral
v. Pressure regulating valve station required between pressure zones b. Minimum number of fire hydrants (subject to approval by Livermore-Pleasanton Fire Department (LPFD) Fire Marshal:
i. 1 hydrant within 250 feet of any existing or proposed structure ii. 2 hydrants within 500 feet of any commercial, multi-family residential, industrial, or school building
c. Minimum pipe size: 8-inch diameter
d. Minimum depth of cover over pipe: 42 inches
e. Blowoff requirements:
i. At all dead ends whether temporary or permanent
ii. At all low points in the line
f. Maximum flow velocity: 10 feet per second (fps)
g. Minimum fire flows in gallons per minute (gpm):
i. 1,500 gpm for 2 hours (rural residential)
ii. 2,500 gpm for 2 hours (single family residential)
iii. 3,500 gpm for 2 hours (schools/commercial/public/institutional) h. Minimum pressures:
i. 40 psi (peak hour demand)
ii. 20 psi (maximum day demand plus fire flows)
i. Dwelling unit equivalent flows: 160 gallons per day (single family residential)
56. SEPTIC TANK ABANDONMENT: If an on-site wastewater treatment system (septic tank, leach field, or similar component) is discovered on properties subject to development, said system shall be decommissioned according to a permit obtained from Alameda County Department of Environmental Health. A lawful connection to the City’s sanitary sewer shall be made. Exceptions for pre-existing on-site systems must be approved by the City Engineer if compliant with Pleasanton Municipal Code Chapter
15. 57. SANITARY SEWER DESIGN STANDARDS: Connections to the City’s sanitary sewer network shall conform to Pleasanton Municipal Code Title 15 “Sewerage”. All buildings
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inhabited by human beings which are not more than 250 feet from the City’s sewer network shall be connected. All premises, parcels, and/or lots shall have independent connections to the City’s sewer network. Public sanitary sewer system shall be designed to satisfy the following minimum standards:
a. Minimum Manning Coefficient (n) within the pipe = 0.013 b. Minimum flow velocity = 2 feet per second at least once per day c. Maximum flow velocity = 10 feet per second
d. Maximum depth of flow to pipe diameter (d/D) = 0.75 for dry weather flow conditions
e. Minimum pipe sizes:
i. Laterals = 4 inches diameter
ii. Main = 8 inches diameter
iii. Force main = 6 inches diameter
f. Minimum slope per table:
Pipe size in diameter Minimum slope
4 inches 0.02 (lateral)
8 inches 0.005 (lateral)
8 inches 0.003
10 inches 0.0025
12 inches 0.0020
15 inches or larger 0.0015
g. Maximum manhole spacing = 350 feet
h. Minimum curvature for curved sewer mains: 200 feet or not less than recommended by pipe manufacturer
i. Minimum pipe cover = 5 feet
j. Peaking factor shall be Peak Wet Weather Flow divided by Average Dry Weather k. flow (PF = PWWF/ADWF). Referring to the City’s Wastewater Master Plan from August 2007, PF shall be the average of the three events shown on Table 4.5 “Inflow and Infiltration Analysis” for each subbasin. The Basin I.D. is from Figure ES-3. Minimum allowable PF = 2.0.
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l. Backflow prevention devices must be installed if the lowest plumbing fixture if the building is lower than the downstream cleanout overflow device or manhole to assure effluent discharge outside of the building in case the downstream pipe network becomes obstructed.
58. 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) parkstrip 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 sideyard area of a corner residential lot rather than the front-yard. Deviations from this standard must be approved by the City Engineer.
59. DRY UTILITIES (ELECTRICITY, CATV, TELECOM): All dry utilities including electricity, telecommunications, cable television, street lights, 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.
60. 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] [NAME PROVIDED BY CITY], P.E., City Engineer, [DATE]
61. 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 project developer’s title company, with one full-sized mylar copy of the recorded map returned to the City.
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The following statement shall be included on the cover sheet of the map: “I, [NAME PROVIDED BY CITY], P.E., 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 [PARCEL OR 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.” [NAME PROVIDED BY CITY], P.E., Registration No. 78830, City Engineer, City of Pleasanton, County of Alameda, State of California [SIGNATURE LINE], [DATE], [SPACE FOR STAMP]”
62. 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]”.
63. 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 project developer 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
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Attorney. In addition, final maps and the associated Subdivision Agreement are subject to approval by the City Council.
64. 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 project developer 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 project developer 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 project developer will be refunded the difference. If the ultimate fee is more than this payment, then the project developer 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]”
65. 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.
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:
a. For final maps, right-of-way dedications for roadways or similar access shall be offered irrevocably to the City as an easement for public purposes pursuant to California Government Code Section 66439(d)(3) including the right to install and operate public utilities. Right-of-way is defined in Pleasanton Municipal Code §
13.04.010.
b. 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, sanitary sewers, storm drains, gas lines, and water lines as well as all those
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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 public purposes…”
c. Dedications for public access over sidewalk or driveway areas shall exclude the City’s obligation for maintenance pursuant to California Streets and Highways Code § 5610.
d. An electronic gate proposed on “Street B Private” will restrict access. Similarly, gates will be installed on “Street A Private”, also restricting access. Any easements granted to the City should therefore be explicit in allowing access for maintenance/inspection of public utilities and emergency response providers while excluding the general public and any roadway maintenance by the City.
67. GEOTECHNICAL ENGINEER – DESIGN CERTIFICATION: The project developer shall comply with the recommendations of the project’s geotechnical investigation report, as prepared by a California-licensed Geotechnical Engineer or Certified Engineering Geologist. Said professional shall certify on the plans that the design complies with the recommendations of the report. (Address this condition prior to improvement plan approval)
68. LIQUEFACTION. Liquefaction potential has been identified as a geotechnical issue for Lots 29 and 30 (See Section 4.3 of the updated Cornerstone Earth Group report. The project developer shall provide additional investigation, analysis, and recommendations from the geotechnical engineer-of-record during the plan preparation phase of the project. All recommendations shall be implemented during design and construction of these lots. (Address this condition prior to improvement plan approval)
69. LATERAL SPREADING. Lateral spreading has been identified as a geotechnical issue for structures constructed near the Devany Creek culvert that extends beneath Dublin Canyon Road. The foundations for these structures shall be designed in accordance with recommendations from the geotechnical engineer-of-record to tolerate impacts due to seismically-induced creek bank movement. (Address this condition prior to improvement plan approval)
70. GEOTECHNICAL FINAL REPORT: At the conclusion of construction, the project developer shall submit to the City a final report from the Geotechnical Engineer or Certified Engineering Geologist testifying to the successful completion of all material testing and/or observation work performed. The final report must provide assurance that all recommendations had been strictly followed. The project developer shall bear all
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costs associated with this condition. (Address this condition prior to acceptance of improvement or issuance of an Occupancy Permit)
71. 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 project developer 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 project developer’s receipt of a temporary hydrant meter from the Operations Service Center located at 3333 Busch Road. The project developer is responsible for all water costs based on current billing rates. (Address this condition during construction)
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. HAUL ROUTE: Deliveries to and from the project site shall conform to the Commercial Vehicle Regulations included in Pleasanton Municipal Code Chapter 11.48. Vehicles with gross weights exceeding 3 tons but less than 8 tons are prohibited on any City roadway other than those designated a Commercial Vehicle Route unless a Transportation Permit has first been obtained. Said Commercial Vehicle Routes include First Street, Stanley Boulevard, and Sunol Boulevard. In addition to weight restrictions, vehicles that exceed 96 inches in width and/or 60 feet in length are also required to obtain a Transportation Permit. For information about Transportation Permits call 925- 931-5677. (Address this condition prior to permit issuance)
74. 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 project developer will be required to register the project with the State Water Board’s Stormwater MultiApplication and Report Tracking System (SMARTS) website. A Qualified Stormwater Pollution Prevention Plan (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)
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75. TEMPORARY TRAFFIC CONTROL: Work in the public right-of-way or publiclyaccessible 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. (Address this condition during construction)
76. 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)
77. EXCAVATION SAFETY: All excavations must be performed in conformance with California Government Code Sections 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 drain pipe networks or open stormwater channels in violation of Pleasanton Municipal Code §§
9.14.080, et seq. The project developer shall contain all trash and debris for proper disposal to authorized landfills or recyclers. Erosion control features shall be deployed
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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 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 project developer. If the project developer 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 project developer or levied as a lien against the project developer’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 project developer 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
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or exposed utilities that could cause electrical shock or contamination of sewer, potable water systems, groundwater wells, or storm drainage networks. If the project developer 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 project developer or levied as a lien against the project developer’s property. (Address this condition during construction)
82. NOISE: Construction noise is regulated under Pleasanton Municipal Code Chapter
9.04. Noise is prohibited outside of the hours of 8 a.m. and 8 p.m. daily except Sundays and holidays when noise is prohibited outside the hours of 10 a.m. and 6 p.m. Noise is defined as a level exceeding 83 dBA at a distance of 25 feet or 86 dBA at any point beyond the boundary of the property under construction. If the project developer fails to address the noise 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 project developer or levied as a lien against the project developer’s property. Exceptions to these regulations require a special permit granted by the City for circumstances when strict compliance would be impractical or unreasonable, and contingent upon proper noticing to surrounding property owners that includes the dates and times when noise levels will be exceeded and the specific reasons why an exception to the regulation has been granted. (Address this condition during construction)
83. DAMAGE TO EXISTING PUBLIC OR PRIVATE IMPROVEMENTS: The project developer shall repair damage to existing public or private improvements on and near the project site and along the haul route at the project developer’s expense if caused by construction activities. (Address this condition prior to acceptance of improvements or issuance of an Occupancy Permit)
84. 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 project developers in formats that integrate 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 project acceptance or final occupancy).
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
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by the licensed underground fire protection contractor shall be submitted to the Fire Prevention Bureau for approval; and 2.) Backflow prevention or connections to the public water mains.
85. FIRE HAZARDS: The project developer shall keep the site free of fire hazards from the start of lumber construction until the final inspection.
86. FIRE CODE: All construction shall conform to the requirements of the current Pleasanton Fire Code and local ordinances. All required permits shall be obtained prior to work commencement.
87. SITE SAFETY: Site safety during construction shall be in accordance with Fire Code chapter 33.
88. FIRE SPRINKLERS: Automatic fire sprinklers shall be installed in all occupancies in accordance with the 2025 Pleasanton Building, Fire and Residential Codes with local amendments and ordinances.
89. MATERIALS AND CONSTRUCTION METHOD: All structures located in any fire hazard severity zone or wildland interface area shall comply with all applicable section of the current CBC chapter 7A.
90. VEGETATION MANAGEMENT COMPLIANCE: Shall be in accordance with the current CBC chapter 7A (701A.5) and the 2022 CFC section 4906, including California Public Resource Code Section 4291 or California Government Code Section 51182.
91. FIRE PROTECTION FACILITIES: Prior to any construction framing, the project developer 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.
92. HAZARDOUS MATERIALS: Should any operation or business activity involve the use, storage or handling of hazardous materials, the project developer shall be responsible for contacting the Livermore-Pleasanton Fire Department prior to commencing operations. Please contact the Hazardous Materials Coordinator at 925-454-2361.
93. 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.
94. 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
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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.
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
95. EMERGENCY VEHICLE ACCESS ROADS: Access roads shall have 13 feet, 6 inches unobstructed vertical clearance, 20 feet of unobstructed width (26 feet where occupied building floors exceed 30 feet height), and inside turning radius of 31 feet and outside turning radius of 51 feet. Unobstructed shall mean a clear travel way, excluding parking width, and designed for an emergency vehicle weight of 70,000 pounds under all weather conditions. Unobstructed width shall not include the width of rolled curbs, sidewalks, or non-drivable surfaces. All exterior portions of buildings must be within 200 feet of an access road. Yard and parking area may be able to be located farther than 200 feet from access roads, depending on the specific use.
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 LivermorePleasanton 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-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.
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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. 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.
LANDSCAPE ARCHITECTURE DIVISION – 925-931-5672
Landscaping
100. 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. 101. 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 project developer 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;
P18-0078, P18-0079, P18-0081, PUD-130, and Tract 8569 CC-2026-__, May 19, 2026 32 of 36
e. Irrigation design plan; and
f. Grading design plan.
102. CERTIFICATE OF COMPLETION: Upon completion of construction and prior to final inspection by the Building and Safety Division, the project developer’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). 103. 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.
104. 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.
105. EROSION CONTROL: For purposes of erosion control, the project developer shall plant a hydro seed mixture designed by the project developer’s landscape architect and approved by the Landscape Architecture Division prior to installation. The erosion control shall be maintained by the project developer until permanent landscaping is in place.
106. 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
P18-0078, P18-0079, P18-0081, PUD-130, and Tract 8569 CC-2026-__, May 19, 2026 33 of 36
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.
107. MAINTENANCE: The project developer 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 consistent with the approved landscape plan, for the duration of the existence of the project. 108. 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 Condition.
Trees
109. TREE REPORT: The project developer shall provide an update to the tree report prepared by Jim Clark with Hortscience Barltett Consulting, dated December 7, 2020, including the memo dated March 22, 2023, and comply with the recommendations of the updated tree report. The updated report shall include an evaluation based on the latest site and grading plans. No tree trimming or pruning other than that specified in the tree report shall occur. The project developer 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. Project Specific Condition. 110. 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.
P18-0078, P18-0079, P18-0081, PUD-130, and Tract 8569 CC-2026-__, May 19, 2026 34 of 36
Project Specific Condition.
111. 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. 112. TREE BOND: Any tree affected by development/construction must be protected per the Municipal Code. The project developer 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 $200,000, 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. Project Specific Condition.
113. ROOT CONTROL BARRIER: The project developer 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. 114. TREE PRUNING: Pruning shall be conducted 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.
115. TREE PROTECTION FENCING: Prior to issuance of a grading or building permit, the project developer 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.”
P18-0078, P18-0079, P18-0081, PUD-130, and Tract 8569 CC-2026-__, May 19, 2026 35 of 36
OPERATIONS SERVICES DEPARTMENT – ENVIRONMENTAL SERVICES/UTILITIES DIVISION – 925-931-5500
116. SEWER LINE: The sewer line shall be private from the new manhole on (insert street name) into the development. Prior to building permit submittal, the project plans shall be revised to reflect this requirement.
117. 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.
118. 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.
TRAFFIC ENGINEERING DIVISION – 925-931-5677
Traffic Control
119. 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. 120. TRUCK ROUTES: The haul route for all materials to and from the project site shall be reviewed and approved by the City Traffic Engineer prior to building permit issuance and shall include the provision to monitor the street surfaces used for the haul route so that any damage and debris attributable to the haul trucks is identified and corrected at the expense of the project developer.
P18-0078, P18-0079, P18-0081, PUD-130, and Tract 8569 CC-2026-__, May 19, 2026 36 of 36
121. 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. 122. 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.
123. TRAFFIC IMPACT FEES: The project developer shall pay any traffic impact fees for the development as determined by the City Traffic Engineer through the Pre-Annexation and Development Agreement. The fee shall be paid prior to building permit issuance. 124. DUBLIN CANYON ROAD:. Prior to submittal of improvement plans to the City, the Project Developer shall coordinate with the City’s Traffic and Engineering Divisions on finalizing the roadway design for Dublin Canyon Road. The design shall include, but not be limited to, lane configuration and striping along Dublin Canyon Road east of the driveway of Lots 29 and 30 to the Greek Orthodox Church located at 11300 Dublin Canyon Road (APN 941-2857-1)
In addition to the Dublin Canyon Road improvements required for the Project Developer’s project, the Project Developer shall construct the roadway improvements along Dublin Canyon Road east of the driveway of Lots 29 and 30 to the Greek Orthodox Church. The Project Developer shall be reimbursed through the City’s Capital Facilities Fee program for the reasonable and documented construction costs associated with improvements constructed east of the driveway of Lots 29 and 30 to the Greek Orthodox Church. The reimbursement amount shall be based on a cost estimate prepared and submitted by the Project Developer and shall be subject to the review and approval of the City Engineer prior to issuing permits. Project Specific Condition.
POLICE DEPARTMENT – 925-931-5144
125. FLOCK CAMERA: The existing 1B Pole located along the project frontage of Dublin Canyon Road shall be relocated in kind at the developer’s cost. Prior to submitting to the City for permits, the developer shall work with Traffic Division and Police Department staff regarding the timing of relocation and operation of the FLOCK camera.
The relocated pole details shall be included in the building and improvement plans for review and approval by the City’s Traffic Engineer and Police Department prior to permit issuance. Project Specific Condition.
END
Civil Engineering & Planning
Ruggeri-Jensen-Azar
4690 Chabot Drive, Suite 200
Pleasanton, CA 94588
Contact: Alexander Azar
(925) 227-9100
Applicant
Ponderosa Homes II, Inc.
5020 Franklin Drive, Suite 200
Pleasanton, CA 94588
Contact: Rick Rosenbaum
(925) 460-8910
Landscape Architect
vanderToolen Associates
855 Bordeaux Way, Suite 240
Napa, CA 94558
Contact: Byron Williams
(707) 224-2299
Bassenian-Lagoni
2031 Orchard Drive, Suite 100
Newport Beach, CA 92660
Contact: Teressa Oehrlein
(949) 553-9100
PLANNED UNIT DEVELOPMENT
HIDDEN CANYON (LESTER PROPERTY)
CITY OF PLEASANTON, ALAMEDA COUNTY, CALIFORNIA PROPOSED DESCRIPTION EXISTING LEGEND
WHA
5000 Executive Pkwy #375,
San Ramon, CA 94583
Contact: Mark Rutherford
(925) 463-1700
Architects
LAND USE SUMMARY
ABBREVIATIONS
$77$&+0(17
(;+,%,7%
R E C E I V E D
CITY OF PLEASANTON
PLANNING DIVISION
EXHIBIT B
Nov. 2, 2024
P18-0078, 0080, 0081, P
SEE SHEET C5
FLOOR AREA RATIO TABLE SITE SUMMARY
STREET B
R4
C6
R5
C6
R6
C6
SEE SHEET C6
FLOOR AREA RATIO TABLE
SEE SHEET C4
HOUSE MODEL MIX
STREET
A
COURT C
STREET B
R2
C6
R1
C6
R7
C6
EVA
R
C
3 6
SEE SHEET C5
FLOOR AREA RATIO TABLE
KEY NOTES FOR CROSS SECTIONS
SEE SHEET C7
R10 LOTS 29 AND 30 DRIVEWAY
-
R3 STREET A (EVA) - PRIVATE
-
R2 STREET A (EAST OF COURT C) - PRIVATE
-
R4 STREET B - PRIVATE
-
R1 STREET A (WEST OF COURT C) - PRIVATE
-
R5 STREET B - PRIVATE
-
R6 STREET B
-
R7 COURT C - PRIVATE
-
R9 EBRPD DRIVEWAY
-
LEGEND
EBRPD DRIVEWAY
STREET A (EVA)
R-3
C6
R10
C6
R9
C6
SEE SHEET C6
SEE SHEET C5
SEE SHEET C5
3 11
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16 17 18
19 20
21 23 22
24 25 26
27 28
29 30 31
32 33
34 35 36
37 38
45 39
40 44 43 42 41
52 51
49 50
48 47
46 53
54 55 56 57
58 59 60 61 62
6364 65 6667
68 69
70 71
73 72
74 75
76 77
78 80
87 101
84 103
88 8990
91 92 93
94 95 96 9798 99 100 102
86 85
79 81
82 83
104
105 106 107 108 109
116
164 165
163
162
161
160
144
145146
147
148 149
159158157
156 150
151 155152 154153
138
139
143
142141
140
137
136 135
129
130
131
132
133
134
128
127
166
167
168
169
124
125
126
110
111
170
171
112
113
114
115
117
118
119
120
121
122
123
2 206
07 205
204
203
198-202 196
197 194 195
193
192
185-191
184
182-183 180-181
179 178
208
177 173-176
172
DUBLIN
CANYON ROAD
VESTING TENTATIVE MAP
CITY OF PLEASANTON, ALAMEDA COUNTY, CALIFORNIA PROPOSED DESCRIPTION EXISTING LEGEND
ABBREVIATIONS
GENERAL NOTES
SEE SHEET TM4
LOT SIZES TABLE
VEHICLE QUEUE AT ENTRANCE
STREET B
R4
TM5
R5
TM5
R6
TM5
PRIVATE
SEE SHEET TM5
SEE SHEET TM3
LOT SIZES TABLE
STREET
A
COURT C PRIVATE
STREET B
R
TM
15 R7
TM5
R5
TM5
R2
TM5
R
T
2 M5
R
4 T
M
5 PRIVATE
PRIVATE
SEE SHEET TM4
STREET B
KEY NOTES FOR CROSS SECTIONS
R6
-
R3 STREET A (EVA) - PRIVATE
-
R2 STREET A (EAST OF COURT C) - PRIVATE
-
R4 STREET B - PRIVATE
-
R5 STREET B - PRIVATE
-
R7 COURT C - PRIVATE
-
R1 STREET A (WEST OF COURT C) - PRIVATE
-
SEE SHEET TM6
R9 EBRPD DRIVEWAY
-
LOT SIZES TABLE
LOTS 29 AND 30 DRIVEWAY
PARKING COUNT
STREET A (EVA) PRIVATE R
TM
3 5
R9
TM5
SEE SHEET TM11A FOR STRIPING PLAN
SEE SHEET TM5
SEE SHEET TM4
SEE SHEET TM4 SEE SHEET TM5
SEE SHEET TM8
SECTION I-I
SECTION J-J
NOTE:
ESTIMATED EARTHWORK QUANTITIES
ITEMS CUT (C.Y.) FILL (C.Y.)
CURB INLET
PAD 514.3
PAD 554.0 PAD 558.0 PAD 563.0
PAD 523.5
J-J
TM7
I-I
TM7
R4
TM5
R5
TM5
R6
TM5
STREET B
I-I
TM7
SEE SHEET TM9
SECTION E-E
SECTION G-G
SECTION H-H
SECTION F-F
ADA PATH OF TRAVEL AT DRIVEWAY
PAD 549.0
PAD 585.0
PAD 570.0
PAD 585.0 PAD 594.0 PAD 591.0
PAD 585.0
PAD 581.0 PAD 581.5
FG 578.0
PAD 596.0
PAD 571.1
PAD 572.8
PAD 571.7
PAD 579.3
PAD 573.2
PAD 561.0
PAD 596.0
PAD 582.5
PAD 583.5
PAD 586.0
PAD 574.7
PAD 585.5
PAD 596.0
STREET A
COURT C
STREET B
E-E
TM7
F-F
TM7
H-H
TM8
SEE SHEET TM7
G-G
TM7
R1
TM5
R7
TM5
R2
TM5
R
TM
2 5
R4
TM5
SEE SHEET TM8
SECTION A-A
SECTION B-B
3' WIDE CONCRETE V-DITCH 2' WIDE CONCRETE V-DITCH
NOTE:
SECTION D-D
SECTION C-C
LEGEND
INTERSECTION GRADE DETAIL
SEE SHEET TM9B FOR
WATER LINE CONTINUATION
STREET A (EVA)
A-A
TM9
B-B
TM9
C-C
TM9
R9
TM5
R3
TM5
D-D
TM9
PAD 450.0
PAD 446.0
SEE SHEET TM9
BIO-RETENTION AREA DETAIL
HYDROMODIFICATION VAULT DETAIL
STREET A (EVAE)
STREET B
COURT C
STREET A
DMA 1
DMA 2
DMA 3
DMA 4
DMA 5
DMA 6
DMA 7
DMA 8
BMP 5
BMP 4
BMP 1
BMP 2
BMP 3
BMP 7
BMP 8
BMP 6
DMA 9
BMP 9
DMA 10
BMP 10
1 SECTION 1
JEHOVAH'S WITNESS DRIVEWAY DETAIL
2 SECTION 2
3 SECTION 3
4 SECTION 4
EBRPD ACCESS
ROAD
LOTS 29 & 30
DRIVEWAY
STREET A
(EVA)
1 2 3
4 SECTION 1
SECTION 2
SECTION 3
SECTION 4
STREET B
STREET
A
COURT C
ST
RE
ET
A
PARCEL D
STREET B
MATCH LINE - SEE BELOW
MATCH LINE - SEE ABOVE
PROPOSED
STREET B
PROPOSED STREET A
PROPOSED DRIVEWAY
SEE SHEET TM14
STREET B
PRIVATE
SEE SHEET TM15
SEE SHEET TM13
STREET A
COURT C PRIVATE
STREET B PRIVATE
PRIVATE
SEE SHEET TM14
STREET A (EVA) PRIVATE
PAD 549.0
PAD 585.0
PAD 570.0
PAD 585.0 PAD 594.0 PAD 591.0
PAD 585.0
PAD
581
.0
PAD
581
.5 FG
578
.0
PAD 596.0
PAD 571.1
PAD 572.8 PAD 571.7
PAD 579
.3
PAD 573.2
PAD 561.0
PAD 596.0
PAD
582
.5
PAD 583.5
PAD 586.0
PAD 574.7
PAD514.3
PAD 554.0
PAD 558.0
PAD 563.0
PAD 450.0
PAD 446.0
PAD 585.5
PAD 523.5
P
A
D
5 9
6 .
0 STREET A COURT C
STREET B
PDR.
REF. D.O.
STORAGE
/ WINE
BEDROOM 4
11 10 10 4 X
UP
18 R
7'-6" 55'-0" 7'-6"
7'-0" 39'-6" 39'-0"
D.W.
BA. 4
GARAGE
20 2 20 4 X
11 0 18 0 X
DINING
15 0 13 6 X
OUTDOOR
LIVING
27 2 13 6 X
KITCHEN
GREAT
ROOM
22 0 17 10 X
ENTRY
25'-6"
14'-6"
PORCH
WALK-IN
PANTRY
OFFICE / DINING
15 0 12 8 X
DROP DROP
F I R S T F L O O R
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 166 SQ. FT.
OUTDOOR LIVING 374 SQ. FT.
3 - CAR GARAGE 697 SQ. FT.
TOTAL 3,750 SQ. FT.
2ND FLOOR 1,983 SQ. FT.
1ST FLOOR 1,778 SQ. FT.
FLOOR AREA TABLE
3 - CAR GARAGE
4 BEDROOMS / 4.5 BATHS + OFFICE /
BONUS ROOM
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107FLR1A.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
P L A N 1 R V
R E F L E C T S R U S T I C V I L L A E L E V A T I O N A.2
DN
18 R
BA. 3
W. D.
LAU. / WORK
STATION
BEDROOM 2
11 9 12 3 X
MASTER
BATH
OPEN
TO
BELOW
WALK-IN
CLOSET
41 L.F.
LINEN
LINEN
SITTING
10 0 7 6 X
MASTER
BEDROOM
14 0 18 0 X
BONUS
ROOM
15 0 17 3 BA. 2 X
BEDROOM 3
11 2 13 0 X
SEAT
LINEN
S E C O N D F L O O R
43'-8 1/2" 11'-3 1/2"
13'-6" 18'-9 1/2" 18'-1 1/2"
6'-3 1/2"
9'-7"
5'-4" 16'-6" 12'-8 1/2" 15'-5 1/2" 7'-7"
4'-9" 9'-7" 45'-8"
2'-7"
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 166 SQ. FT.
OUTDOOR LIVING 374 SQ. FT.
3 - CAR GARAGE 697 SQ. FT.
TOTAL 3,750 SQ. FT.
2ND FLOOR 1,983 SQ. FT.
1ST FLOOR 1,778 SQ. FT.
FLOOR AREA TABLE
3 - CAR GARAGE
4 BEDROOMS / 4.5 BATHS + OFFICE /
BONUS ROOM
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107FLR1A.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
A.3 P L A N 1 R V
R E F L E C T S R U S T I C V I L L A E L E V A T I O N
FRONT RUSTIC VILLA 1/4"=1'-0"
±27'-1"
TOP OF RIDGE
10'-1"
8'-0" 7'-6"
9'-1"
FINISHED GRADE
E U B S N R P T V K L C F J
ROOF PLAN RV
1/8"=1'-0" PITCH: 3:12
RAKE: TIGHT
EAVE: 18"
ROOF MATERIAL: CONCRETE "S" TILE
MATERIAL LEGEND
A. CONCRETE FLAT TILE
B. CONCRETE "S" TILE
C. METAL SECTIONAL GARAGE DOOR
D. WOOD FASCIA / BARGE BOARD
E. STUCCO (COLOR VARIES)
F. SHAPED RAFTER TAIL
G. CEMENTITIOUS BOARD AND BATTEN SIDING
H. CEMENTITIOUS HORIZONTAL SIDING
I. CEMENTITOUS TRIM
J. COACH LIGHT
K. VINYL WINDOW
L. STUCCO OVER FOAM TRIM
M. RECESSED HEADER TRIM
N. THIN BRICK VENEER
O. FOAM TRIM WOOD GRAIN FINISH
P. RECESSED GABLE DETAIL
Q. DECORATIVE GABLE VENT TILE
R. WROUGHT IRON RAILING
S. DECORATIVE SHUTTERS
T. BRICK FRIEZE DETAIL
U. BRICK SOLDIER COARSE ENTRY SURROUND
V. STONE VENEER
W. WOOD RAILING
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107ELV1.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
P L A N 1 R V
R U S T I C V I L L A E L E V A T I O N A.4
LEFT
FENCE
K L E B F V U T N R
RIGHT
FENCE
N R U T V K L P J B F E
REAR
±27'-1"
TOP OF RIDGE
10'-1"
8'-0" 7'-6"
9'-1"
FINISHED GRADE
E F K L B
MATERIAL LEGEND
A. CONCRETE FLAT TILE
B. CONCRETE "S" TILE
C. METAL SECTIONAL GARAGE DOOR
D. WOOD FASCIA / BARGE BOARD
E. STUCCO (COLOR VARIES)
F. SHAPED RAFTER TAIL
G. CEMENTITIOUS BOARD AND BATTEN SIDING
H. CEMENTITIOUS HORIZONTAL SIDING
I. CEMENTITOUS TRIM
J. COACH LIGHT
K. VINYL WINDOW
L. STUCCO OVER FOAM TRIM
M. RECESSED HEADER TRIM
N. THIN BRICK VENEER
O. FOAM TRIM WOOD GRAIN FINISH
P. RECESSED GABLE DETAIL
Q. DECORATIVE GABLE VENT TILE
R. WROUGHT IRON RAILING
S. DECORATIVE SHUTTERS
T. BRICK FRIEZE DETAIL
U. BRICK SOLDIER COARSE ENTRY SURROUND
V. STONE VENEER
W. WOOD RAILING
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107ELV1.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
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P L A N 1 R V
R U S T I C V I L L A E L E V A T I O N A.5
PDR.
REF. D.O.
STORAGE
/ WINE
BEDROOM 4
11 10 10 4 X
UP
18 R
D.W.
BA. 4
GARAGE
20 2 20 4 X
11 0 18 0 X
DINING
15 0 13 6 X
OUTDOOR
LIVING
27 2 13 6 X
KITCHEN
GREAT
ROOM
22 0 17 10 X
ENTRY
WALK-IN
PANTRY
OFFICE / DINING
15 0 12 8 X
DROP DROP
7'-6" 55'-0" 7'-6"
7'-0" 39'-6" 39'-0"
25'-6"
14'-6"
F I R S T F L O O R
PORCH
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 166 SQ. FT.
OUTDOOR LIVING 374 SQ. FT.
3 - CAR GARAGE 697 SQ. FT.
TOTAL 3,750 SQ. FT.
2ND FLOOR 1,983 SQ. FT.
1ST FLOOR 1,778 SQ. FT.
FLOOR AREA TABLE
3 - CAR GARAGE
4 BEDROOMS / 4.5 BATHS + OFFICE /
BONUS ROOM
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107FLR1B.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
P L A N 1 P
R E F L E C T S P R A I R I E E L E V A T I O N A.6
DN
18 R
BA. 3
W. D.
LAU. / WORK
STATION
BEDROOM 2
11 9 12 3 X
MASTER
BATH
OPEN
TO
BELOW
WALK-IN
CLOSET
41 L.F.
LINEN
LINEN
SITTING
10 0 7 6 X
MASTER
BEDROOM
14 0 18 0 X
BONUS
ROOM
15 0 17 3 BA. 2 X
BEDROOM 3
11 2 13 0 X
SEAT
LINEN
S E C O N D F L O O R
43'-8 1/2" 11'-3 1/2"
13'-6" 18'-9 1/2" 18'-1 1/2"
6'-3 1/2"
9'-7"
5'-4" 16'-6" 12'-8 1/2" 15'-5 1/2" 7'-7"
4'-9" 9'-7" 45'-8"
2'-7"
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 166 SQ. FT.
OUTDOOR LIVING 374 SQ. FT.
3 - CAR GARAGE 697 SQ. FT.
TOTAL 3,750 SQ. FT.
2ND FLOOR 1,983 SQ. FT.
1ST FLOOR 1,778 SQ. FT.
FLOOR AREA TABLE
3 - CAR GARAGE
4 BEDROOMS / 4.5 BATHS + OFFICE /
BONUS ROOM
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107FLR1B.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
P L A N 1 P
R E F L E C T S P R A I R I E E L E V A T I O N A.7
MATERIAL LEGEND
A. CONCRETE FLAT TILE
B. CONCRETE "S" TILE
C. METAL SECTIONAL GARAGE DOOR
D. WOOD FASCIA / BARGE BOARD
E. STUCCO (COLOR VARIES)
F. SHAPED RAFTER TAIL
G. CEMENTITIOUS BOARD AND BATTEN SIDING
H. CEMENTITIOUS HORIZONTAL SIDING
I. CEMENTITOUS TRIM
J. COACH LIGHT
K. VINYL WINDOW
L. STUCCO OVER FOAM TRIM
M. RECESSED HEADER TRIM
N. THIN BRICK VENEER
O. FOAM TRIM WOOD GRAIN FINISH
P. RECESSED GABLE DETAIL
Q. DECORATIVE GABLE VENT TILE
R. WROUGHT IRON RAILING
S. DECORATIVE SHUTTERS
T. BRICK FRIEZE DETAIL
U. BRICK SOLDIER COARSE ENTRY SURROUND
V. STONE VENEER
W. WOOD RAILING
FRONT PRAIRIE 1/4"=1'-0"
±27'-10"
TOP OF RIDGE
10'-1"
8'-0" 7'-6"
9'-1"
FINISHED GRADE
E L A K V L C D J
ROOF PLAN P
1/8"=1'-0" PITCH: 3.5:12
RAKE: N/A
EAVE: 24"
ROOF MATERIAL: CONCRETE FLAT TILE
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107ELV1.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
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P L A N 1 P
P R A I R I E E L E V A T I O N A.8
LEFT
FENCE
K L E A D L V
RIGHT
FENCE
L V K L J A D E
REAR
±27'-10"
TOP OF RIDGE
10'-1"
8'-0" 7'-6"
9'-1"
FINISHED GRADE
E D L K L A
MATERIAL LEGEND
A. CONCRETE FLAT TILE
B. CONCRETE "S" TILE
C. METAL SECTIONAL GARAGE DOOR
D. WOOD FASCIA / BARGE BOARD
E. STUCCO (COLOR VARIES)
F. SHAPED RAFTER TAIL
G. CEMENTITIOUS BOARD AND BATTEN SIDING
H. CEMENTITIOUS HORIZONTAL SIDING
I. CEMENTITOUS TRIM
J. COACH LIGHT
K. VINYL WINDOW
L. STUCCO OVER FOAM TRIM
M. RECESSED HEADER TRIM
N. THIN BRICK VENEER
O. FOAM TRIM WOOD GRAIN FINISH
P. RECESSED GABLE DETAIL
Q. DECORATIVE GABLE VENT TILE
R. WROUGHT IRON RAILING
S. DECORATIVE SHUTTERS
T. BRICK FRIEZE DETAIL
U. BRICK SOLDIER COARSE ENTRY SURROUND
V. STONE VENEER
W. WOOD RAILING
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107ELV1.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
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A.9 P L A N 1 P
P R A I R I E E L E V A T I O N
PDR.
REF. D.O.
STORAGE
/ WINE
BEDROOM 4
11 10 10 4 X
UP
18 R
D.W.
BA. 4
GARAGE
20 2 20 4 X
11 0 18 0 X
DINING
15 0 13 6 X
OUTDOOR
LIVING
27 2 13 6 X
KITCHEN
GREAT
ROOM
22 0 17 10 X
ENTRY
WALK-IN
PANTRY
OFFICE / DINING
15 0 12 8 X
DROP DROP
7'-6" 55'-0" 7'-6"
7'-0" 39'-6" 39'-0"
25'-6"
14'-6"
F I R S T F L O O R
PORCH
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 182 SQ. FT.
OUTDOOR LIVING 374 SQ. FT.
3 - CAR GARAGE 697 SQ. FT.
TOTAL 3,750 SQ. FT.
2ND FLOOR 1,983 SQ. FT.
1ST FLOOR 1,778 SQ. FT.
FLOOR AREA TABLE
3 - CAR GARAGE
4 BEDROOMS / 4.5 BATHS + OFFICE /
BONUS ROOM
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107FLR1C.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
P L A N 1 S
R E F L E C T S S P A N I S H E L E V A T I O N A.10
DN
18 R
BA. 3
W. D.
LAU. / WORK
STATION
BEDROOM 2
11 9 12 3 X
MASTER
BATH
OPEN
TO
BELOW
WALK-IN
CLOSET
41 L.F.
LINEN
LINEN
SITTING
10 0 7 6 X
MASTER
BEDROOM
14 0 18 0 X
BONUS
ROOM
15 0 17 3 BA. 2 X
BEDROOM 3
11 2 13 0 X
SEAT
LINEN
S E C O N D F L O O R
43'-8 1/2" 11'-3 1/2"
13'-6" 18'-9 1/2" 18'-1 1/2"
6'-3 1/2"
9'-7"
5'-4" 16'-6" 12'-8 1/2" 15'-5 1/2" 9'-7"
4'-9" 9'-7" 45'-8"
2'-7"
7'-7"
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 182 SQ. FT.
OUTDOOR LIVING 374 SQ. FT.
3 - CAR GARAGE 697 SQ. FT.
TOTAL 3,750 SQ. FT.
2ND FLOOR 1,983 SQ. FT.
1ST FLOOR 1,778 SQ. FT.
FLOOR AREA TABLE
3 - CAR GARAGE
4 BEDROOMS / 4.5 BATHS + OFFICE /
BONUS ROOM
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107FLR1C.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
P L A N 1 S
R E F L E C T S S P A N I S H E L E V A T I O N A.11
MATERIAL LEGEND
A. CONCRETE FLAT TILE
B. CONCRETE "S" TILE
C. METAL SECTIONAL GARAGE DOOR
D. WOOD FASCIA / BARGE BOARD
E. STUCCO (COLOR VARIES)
F. SHAPED RAFTER TAIL
G. CEMENTITIOUS BOARD AND BATTEN SIDING
H. CEMENTITIOUS HORIZONTAL SIDING
I. CEMENTITOUS TRIM
J. COACH LIGHT
K. VINYL WINDOW
L. STUCCO OVER FOAM TRIM
M. RECESSED HEADER TRIM
N. THIN BRICK VENEER
O. FOAM TRIM WOOD GRAIN FINISH
P. RECESSED GABLE DETAIL
Q. DECORATIVE GABLE VENT TILE
R. WROUGHT IRON RAILING
S. DECORATIVE SHUTTERS
T. BRICK FRIEZE DETAIL
U. BRICK SOLDIER COARSE ENTRY SURROUND
V. STONE VENEER
W. WOOD RAILING
FRONT SPANISH 1/4"=1'-0"
±27'-11"
TOP OF RIDGE
10'-1"
8'-0" 7'-6"
9'-1"
FINISHED GRADE
E K B U O Q O C F J
ROOF PLAN S
1/8"=1'-0" PITCH: 3:12
RAKE: TIGHT
EAVE: 18"
ROOF MATERIAL: CONCRETE 'S' TILE
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107ELV1.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
P L A N 1 S
S P A N I S H E L E V A T I O N S A.12
LEFT
FENCE
E K Q O N B F
RIGHT
FENCE
F B K J Q E
REAR
±27'-11"
TOP OF RIDGE
10'-1"
8'-0" 7'-6"
9'-1"
FINISHED GRADE
F E B K O
MATERIAL LEGEND
A. CONCRETE FLAT TILE
B. CONCRETE "S" TILE
C. METAL SECTIONAL GARAGE DOOR
D. WOOD FASCIA / BARGE BOARD
E. STUCCO (COLOR VARIES)
F. SHAPED RAFTER TAIL
G. CEMENTITIOUS BOARD AND BATTEN SIDING
H. CEMENTITIOUS HORIZONTAL SIDING
I. CEMENTITOUS TRIM
J. COACH LIGHT
K. VINYL WINDOW
L. STUCCO OVER FOAM TRIM
M. RECESSED HEADER TRIM
N. THIN BRICK VENEER
O. FOAM TRIM WOOD GRAIN FINISH
P. RECESSED GABLE DETAIL
Q. DECORATIVE GABLE VENT TILE
R. WROUGHT IRON RAILING
S. DECORATIVE SHUTTERS
T. BRICK FRIEZE DETAIL
U. BRICK SOLDIER COARSE ENTRY SURROUND
V. STONE VENEER
W. WOOD RAILING
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107ELV1.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
A.13 P L A N 1 S
S P A N I S H E L E V A T I O N S
GREAT
ROOM
19 8 19 9 X
UP
18 R
REF. D.O.
TANKLESS W/H
OUTDOOR LIVING
16 6 14 10 X
OFFICE
13 2 11 8 X
BA. 4
GARAGE
20 2 20 4 X
PDR.
5'-0" 60'-0" 5'-0"
15'-0"
56'-3"
20'-0"
8'-9"
65'-0"
BEDROOM 5
12 0 11 0 X
DINING
12 0 16 10 X
KITCHEN
ENTRY
WALK-IN
CLOSET
37 L.F.
SEAT
WALK-IN
PANTRY
PORCH
20'-0"
D.W.
F I R S T F L O O R
PRIMARY
BEDROOM
16 0 16 6 X
GARAGE
11 0 18 0 X
PRIMARY
BATH
D.
W.
POCKET
OFFICE
LINEN
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 99 SQ. FT.
OUTDOOR LIVING 246 SQ. FT.
3 - CAR GARAGE 636 SQ. FT.
TOTAL 3,774 SQ. FT.
2ND FLOOR 1157 SQ. FT.
1ST FLOOR 2,635 SQ. FT.
FLOOR AREA TABLE
3 - CAR GARAGE
5 BEDROOMS / 4.5 BATHS + OFFICE / BONUS
ROOM
OPTIONAL ADU (414 SQ.FT.)
@ BEDROOM 5 / OFFICE
UP
18 R
BA. 4
BEDROOM 5
12 0 11 0 X
SUITE
13 2 12 0 X
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107FLR2A.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
P L A N 2 R V
R E F L E C T S R U S T I C V I L L A E L E V A T I O N A.15
DN
18 R
OPEN TO
BELOW
OPEN TO
BELOW
BEDROOM 2
12 0 11 0 X
BA. 2
BONUS ROOM
14 2 22 5 X
BEDROOM 3
14 2 11 2 X
S E C O N D F L O O R
BA. 3
BEDROOM 4
11 0 12 7 XLINEN
13'-4"
16'-10"
4'-9"
12'-2"
18'-11 1/2"
11'-5 1/2"
32'-2" 24'-1"
20'-1 1/2" 26'-6 1/2"
29'-2 1/2" 4'-9 1/2" 5'-5"
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 99 SQ. FT.
OUTDOOR LIVING 246 SQ. FT.
3 - CAR GARAGE 636 SQ. FT.
TOTAL 3,774 SQ. FT.
2ND FLOOR 1157 SQ. FT.
1ST FLOOR 2,635 SQ. FT.
FLOOR AREA TABLE
3 - CAR GARAGE
5 BEDROOMS / 4.5 BATHS + OFFICE / BONUS
ROOM
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107FLR2A.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
A.16 P L A N 2 R V
R E F L E C T S R U S T I C V I L L A E L E V A T I O N
MATERIAL LEGEND
A. CONCRETE FLAT TILE
B. CONCRETE "S" TILE
C. METAL SECTIONAL GARAGE DOOR
D. WOOD FASCIA / BARGE BOARD
E. STUCCO (COLOR VARIES)
F. SHAPED RAFTER TAIL
G. CEMENTITIOUS BOARD AND BATTEN SIDING
H. CEMENTITIOUS HORIZONTAL SIDING
I. CEMENTITOUS TRIM
J. COACH LIGHT
K. VINYL WINDOW
L. STUCCO OVER FOAM TRIM
M. RECESSED HEADER TRIM
N. THIN BRICK VENEER
O. FOAM TRIM WOOD GRAIN FINISH
P. RECESSED GABLE DETAIL
Q. DECORATIVE GABLE VENT TILE
R. WROUGHT IRON RAILING
S. DECORATIVE SHUTTERS
T. BRICK FRIEZE DETAIL
U. BRICK SOLDIER COARSE ENTRY SURROUND
V. STONE VENEER
W. WOOD RAILING
FRONT RUSTIC VILLA 1/4"=1'-0"
±25'-4"
TOP OF RIDGE
10'-1"
8'-0" 7'-6"
9'-1"
FINISHED GRADE
V N T L B U E S P C F K J
ROOF PLAN RV
1/8"=1'-0" PITCH: 3:12
RAKE: TIGHT
EAVE: 18"
ROOF MATERIAL: CONCRETE "S" TILE
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107ELV2.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
P L A N 2 R V
R U S T I C V I L L A E L E V A T I O N A.17
LEFT
FENCE
E L K B F V T N
RIGHT
FENCE
N T V U K F L J B E
REAR
±25'-4"
TOP OF RIDGE
10'-1"
8'-0" 7'-6"
9'-1"
FINISHED GRADE
E F B K L J
MATERIAL LEGEND
A. CONCRETE FLAT TILE
B. CONCRETE "S" TILE
C. METAL SECTIONAL GARAGE DOOR
D. WOOD FASCIA / BARGE BOARD
E. STUCCO (COLOR VARIES)
F. SHAPED RAFTER TAIL
G. CEMENTITIOUS BOARD AND BATTEN SIDING
H. CEMENTITIOUS HORIZONTAL SIDING
I. CEMENTITOUS TRIM
J. COACH LIGHT
K. VINYL WINDOW
L. STUCCO OVER FOAM TRIM
M. RECESSED HEADER TRIM
N. THIN BRICK VENEER
O. FOAM TRIM WOOD GRAIN FINISH
P. RECESSED GABLE DETAIL
Q. DECORATIVE GABLE VENT TILE
R. WROUGHT IRON RAILING
S. DECORATIVE SHUTTERS
T. BRICK FRIEZE DETAIL
U. BRICK SOLDIER COARSE ENTRY SURROUND
V. STONE VENEER
W. WOOD RAILING
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107ELV2.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
P L A N 2 R V
R U S T I C V I L L A E L E V A T I O N A.18
GREAT
ROOM
19 8 19 9 X
UP
18 R
REF. D.O.
TANKLESS W/H
OUTDOOR LIVING
16 6 14 10 X
OFFICE
13 2 11 8 X
BA. 4
GARAGE
20 2 20 4 X
PDR.
BEDROOM 5
12 0 11 0 X
DINING
12 0 16 10 X
KITCHEN
ENTRY
WALK-IN
CLOSET
37 L.F.
SEAT
WALK-IN
PANTRY
PORCH
D.W.
PRIMARY
BEDROOM
16 0 16 6 X
GARAGE
11 0 18 0 X
PRIMARY
BATH
D.
W.
POCKET
OFFICE
LINEN
5'-0" 60'-0" 5'-0"
15'-0"
56'-3"
20'-0"
8'-9"
65'-0"
20'-0"
F I R S T F L O O R
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 99 SQ. FT.
OUTDOOR LIVING 245 SQ. FT.
3 - CAR GARAGE 636 SQ. FT.
TOTAL 3,774 SQ. FT.
2ND FLOOR 1157 SQ. FT.
1ST FLOOR 2,628 SQ. FT.
FLOOR AREA TABLE
3 - CAR GARAGE
5 BEDROOMS / 4.5 BATHS + OFFICE / BONUS
ROOM
UP
18 R
BA. 4
BEDROOM 5
12 0 11 0 X
SUITE
13 2 12 0 X
OPTIONAL ADU (414 SQ.FT.)
@ BEDROOM 5 / OFFICE
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107FLR2C.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
P L A N 2 S
R E F L E C T S S P A N I S H E L E V A T I O N A.19
DN
18 R
OPEN TO
BELOW
OPEN TO
BELOW
BEDROOM 2
12 0 11 0 X
BA. 2
BONUS ROOM
14 2 22 5 X
BEDROOM 3
14 2 11 2 X
BA. 3
BEDROOM 4
11 0 12 7 XLINEN
S E C O N D F L O O R
13'-4"
16'-10"
4'-9"
12'-2"
18'-11 1/2"
11'-5 1/2"
32'-2" 24'-1"
20'-1 1/2" 26'-6 1/2"
29'-2 1/2" 4'-9 1/2" 5'-5"
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 99 SQ. FT.
OUTDOOR LIVING 245 SQ. FT.
3 - CAR GARAGE 636 SQ. FT.
TOTAL 3,774 SQ. FT.
2ND FLOOR 1157 SQ. FT.
1ST FLOOR 2,628 SQ. FT.
FLOOR AREA TABLE
3 - CAR GARAGE
5 BEDROOMS / 4.5 BATHS + OFFICE / BONUS
ROOM
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107FLR2C.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
P L A N 2 S
R E F L E C T S S P A N I S H E L E V A T I O N A.20
MATERIAL LEGEND
A. CONCRETE FLAT TILE
B. CONCRETE "S" TILE
C. METAL SECTIONAL GARAGE DOOR
D. WOOD FASCIA / BARGE BOARD
E. STUCCO (COLOR VARIES)
F. SHAPED RAFTER TAIL
G. CEMENTITIOUS BOARD AND BATTEN SIDING
H. CEMENTITIOUS HORIZONTAL SIDING
I. CEMENTITOUS TRIM
J. COACH LIGHT
K. VINYL WINDOW
L. STUCCO OVER FOAM TRIM
M. RECESSED HEADER TRIM
N. THIN BRICK VENEER
O. FOAM TRIM WOOD GRAIN FINISH
P. RECESSED GABLE DETAIL
Q. DECORATIVE GABLE VENT TILE
R. WROUGHT IRON RAILING
S. DECORATIVE SHUTTERS
T. BRICK FRIEZE DETAIL
U. BRICK SOLDIER COARSE ENTRY SURROUND
V. STONE VENEER
W. WOOD RAILING
FRONT SPANISH 1/4"=1'-0"
±25'-4"
TOP OF RIDGE
10'-1"
8'-0" 7'-6"
9'-1"
FINISHED GRADE
N D O B U R E S P C F K J
ROOF PLAN S
1/8"=1'-0" PITCH: 3:12
RAKE: TIGHT
EAVE: 18"
ROOF MATERIAL: CONCRERTE "S" TILE
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107ELV2.DWG 0 24 8
Newport Beach, CA USA 92660
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tel. +1 949 553 9100
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Copyright 2023 Bassenian | Lagoni Architects
0 24 8
P L A N 2 S
S P A N I S H E L E V A T I O N A.21
LEFT
FENCE
E O K B F D N
RIGHT
FENCE
N K F O J D B E
REAR
±25'-4"
TOP OF RIDGE
10'-1"
8'-0" 7'-6"
9'-1"
FINISHED GRADE
D E F B K O J
MATERIAL LEGEND
A. CONCRETE FLAT TILE
B. CONCRETE "S" TILE
C. METAL SECTIONAL GARAGE DOOR
D. WOOD FASCIA / BARGE BOARD
E. STUCCO (COLOR VARIES)
F. SHAPED RAFTER TAIL
G. CEMENTITIOUS BOARD AND BATTEN SIDING
H. CEMENTITIOUS HORIZONTAL SIDING
I. CEMENTITOUS TRIM
J. COACH LIGHT
K. VINYL WINDOW
L. STUCCO OVER FOAM TRIM
M. RECESSED HEADER TRIM
N. THIN BRICK VENEER
O. FOAM TRIM WOOD GRAIN FINISH
P. RECESSED GABLE DETAIL
Q. DECORATIVE GABLE VENT TILE
R. WROUGHT IRON RAILING
S. DECORATIVE SHUTTERS
T. BRICK FRIEZE DETAIL
U. BRICK SOLDIER COARSE ENTRY SURROUND
V. STONE VENEER
W. WOOD RAILING
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107ELV2.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
P L A N 2 S
S P A N I S H E L E V A T I O N A.22
GREAT
ROOM
19 8 19 9 X
UP
18 R
REF. D.O.
TANKLESS W/H
OUTDOOR LIVING
16 6 14 10 X
OFFICE
13 2 11 8 X
BA. 4
GARAGE
20 2 20 4 X
PDR.
BEDROOM 5
12 0 11 0 X
DINING
12 0 16 10 X
KITCHEN
ENTRY
WALK-IN
CLOSET
37 L.F.
SEAT
WALK-IN
PANTRY
PORCH
D.W.
PRIMARY
BEDROOM
16 0 16 6 X
GARAGE
11 0 18 0 X
PRIMARY
BATH
D.
W.
POCKET
OFFICE
LINEN
5'-0" 60'-0"
15'-0"
56'-3"
20'-0"
8'-9"
65'-0"
20'-0"
F I R S T F L O O R
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 88 SQ. FT.
OUTDOOR LIVING 245 SQ. FT.
3 - CAR GARAGE 636 SQ. FT.
TOTAL 3,774 SQ. FT.
2ND FLOOR 1157 SQ. FT.
1ST FLOOR 2,628 SQ. FT.
FLOOR AREA TABLE
3 - CAR GARAGE
5 BEDROOMS / 4.5 BATHS + OFFICE / BONUS
ROOM
UP
18 R
BA. 4
BEDROOM 5
12 0 11 0 X
SUITE
13 2 12 0 X
OPTIONAL ADU (414 SQ.FT.)
@ BEDROOM 5 / OFFICE
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107FLR2D.DWG 0 24 8
Newport Beach, CA USA 92660
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tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
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P L A N 2 F
R E F L E C T S F A R M H O U S E E L E V A T I O N A.23
DN
18 R
OPEN TO
BELOW
OPEN TO
BELOW
BEDROOM 2
12 0 11 0 X
BA. 2
BONUS ROOM
14 2 22 5 X
BEDROOM 3
14 2 11 2 X
BA. 3
BEDROOM 4
11 0 12 7 XLINEN
S E C O N D F L O O R
13'-4"
16'-10"
6'-9"
12'-2"
18'-11 1/2"
11'-5 1/2"
32'-2" 24'-1"
20'-1 1/2" 26'-6 1/2"
29'-2 1/2" 4'-9 1/2" 5'-5"
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 88 SQ. FT.
OUTDOOR LIVING 245 SQ. FT.
3 - CAR GARAGE 636 SQ. FT.
TOTAL 3,774 SQ. FT.
2ND FLOOR 1157 SQ. FT.
1ST FLOOR 2,628 SQ. FT.
FLOOR AREA TABLE
3 - CAR GARAGE
5 BEDROOMS / 4.5 BATHS + OFFICE / BONUS
ROOM
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107FLR2D.DWG 0 24 8
Newport Beach, CA USA 92660
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Copyright 2023 Bassenian | Lagoni Architects
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P L A N 2 F
R E F L E C T S F A R M H O U S E E L E V A T I O N A.24
MATERIAL LEGEND
A. CONCRETE FLAT TILE
B. CONCRETE "S" TILE
C. METAL SECTIONAL GARAGE DOOR
D. WOOD FASCIA / BARGE BOARD
E. STUCCO (COLOR VARIES)
F. SHAPED RAFTER TAIL
G. CEMENTITIOUS BOARD AND BATTEN SIDING
H. CEMENTITIOUS HORIZONTAL SIDING
I. CEMENTITOUS TRIM
J. COACH LIGHT
K. VINYL WINDOW
L. STUCCO OVER FOAM TRIM
M. RECESSED HEADER TRIM
N. THIN BRICK VENEER
O. FOAM TRIM WOOD GRAIN FINISH
P. RECESSED GABLE DETAIL
Q. DECORATIVE GABLE VENT TILE
R. WROUGHT IRON RAILING
S. DECORATIVE SHUTTERS
T. BRICK FRIEZE DETAIL
U. BRICK SOLDIER COARSE ENTRY SURROUND
V. STONE VENEER
W. WOOD RAILING
FRONT FARMHOUSE 1/4"=1'-0"
±27'-9"
TOP OF RIDGE
10'-1"
8'-0" 7'-6"
9'-1"
FINISHED GRADE
V E K H A G O H D W L C I F J
ROOF PLAN F
1/8"=1'-0" PITCH: 6:12 U.N.O.
RAKE: 3.5"
EAVE: 12"
ROOF MATERIAL: CONCRETE FLAT TILE
4:12
3:12
3:12
3:12
3:12
4:12
3:12
3:12
4:12
4:12
3:12
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107ELV2.DWG 0 24 8
Newport Beach, CA USA 92660
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tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
P L A N 2 F
F A R M H O U S E E L E V A T I O N A.25
LEFT
FENCE
A E D K L H I G F
RIGHT
FENCE
V O W F A I J K D L E
REAR
±27'-9"
TOP OF RIDGE
10'-1"
8'-0" 7'-6"
9'-1"
FINISHED GRADE
A F E L H K D J
MATERIAL LEGEND
A. CONCRETE FLAT TILE
B. CONCRETE "S" TILE
C. METAL SECTIONAL GARAGE DOOR
D. WOOD FASCIA / BARGE BOARD
E. STUCCO (COLOR VARIES)
F. SHAPED RAFTER TAIL
G. CEMENTITIOUS BOARD AND BATTEN SIDING
H. CEMENTITIOUS HORIZONTAL SIDING
I. CEMENTITOUS TRIM
J. COACH LIGHT
K. VINYL WINDOW
L. STUCCO OVER FOAM TRIM
M. RECESSED HEADER TRIM
N. THIN BRICK VENEER
O. FOAM TRIM WOOD GRAIN FINISH
P. RECESSED GABLE DETAIL
Q. DECORATIVE GABLE VENT TILE
R. WROUGHT IRON RAILING
S. DECORATIVE SHUTTERS
T. BRICK FRIEZE DETAIL
U. BRICK SOLDIER COARSE ENTRY SURROUND
V. STONE VENEER
W. WOOD RAILING
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107ELV2.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
P L A N 2 F
F A R M H O U S E E L E V A T I O N A.26
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 65 SQ. FT.
OUTDOOR LIVING 230 SQ. FT.
3 - CAR GARAGE 614 SQ. FT.
TOTAL 4,243 SQ. FT.
2ND FLOOR 2,187 SQ. FT.
1ST FLOOR 2,063 SQ. FT.
FLOOR AREA TABLE
3 - CAR GARAGE
5 BEDROOMS / 5.5 BATHS + BONUS ROOM /
OFFICE W/ OPT. ADU
F I R S T F L O O R
DINING
12 0 14 2 X
LINEN
11 0 16 9 X
D.O. REF.
PDR.
6'-0" 46'-0" 6'-0"
6'-10" 51'-8" 26'-6"
D.W.
KITCHEN
BA. 5
BEDROOM 5
14 9 10 9 X
GREAT
ROOM
19 2 18 0 X
OUTDOOR
LIVING
19 0 12 0 X
GARAGE
20 2 20 4 X
12'-0"
ENTRY
NOOK
12 6 14 6 X
OFFICE /
OPT. ADU
11 6 11 0 X
WALK-IN
PANTRY
UP
18 R
PORCH
15'-0"
58'-0"
FLEX
13 0 13 3 X
P L A N 3 R V
R E F L E C T S R U S T I C V I L L A E L E V A T I O N A.28
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107FLR3A.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 65 SQ. FT.
OUTDOOR LIVING 230 SQ. FT.
3 - CAR GARAGE 614 SQ. FT.
TOTAL 4,243 SQ. FT.
2ND FLOOR 2,187 SQ. FT.
1ST FLOOR 2,063 SQ. FT.
FLOOR AREA TABLE
3 - CAR GARAGE
5 BEDROOMS / 5.5 BATHS + BONUS ROOM /
OFFICE W/ OPT. ADU
LAU.
D. W.
LINEN
BA. 2
DN
18 R
BONUS
ROOM
18 8 18 2 X
S E C O N D F L O O R
BEDROOM 2
11 6 12 0 X
BEDROOM 3
11 9 14 0 X
WALK-IN
CLOSET
52 L.F.
OPEN TO
BELOW
BEDROOM 4
12 3 11 2 X
BA. 4
BA. 3
PRIMARY
BATH
PRIMARY
BEDROOM
14 6 18 0 X
12'-0" 19'-6 1/2" 15'-0" 11'-5 1/2" 10'-0"
8'-6" 38'-3 1/2"
3'-4 1/2"
5'-4"
10'-2 1/2"
14'-10 1/2" 24'-7 1/2" 19'-0"
A.29
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107FLR3A.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
P L A N 3 R V
R E F L E C T S R U S T I C V I L L A E L E V A T I O N
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 65 SQ. FT.
OUTDOOR LIVING 230 SQ. FT.
3 - CAR GARAGE 614 SQ. FT.
TOTAL 4,243 SQ. FT.
2ND FLOOR 2,187 SQ. FT.
1ST FLOOR 2,063 SQ. FT.
FLOOR AREA TABLE
3 - CAR GARAGE
5 BEDROOMS / 5.5 BATHS + BONUS ROOM /
OFFICE W/ OPT. ADU
BA. 5
UP
18 R
OPT. ADU (394 SQ.FT.)
@ OFFICE (+237 SQ.FT.)
BEDROOM 6
11 6 9 8 X
SITTING
11 6 12 3 X
BA. 6
BA. 5
UP
18 R
OPT. ADU 2 (720 SQ.FT.)
@ OFFICE/BEDROOM 5 (237 SQ.FT.)
BEDROOM 6
11 6 9 8 X
SITTING
11 6 12 3 X
BEDROOM 5
14 9 10 9 X
BA. 6
W/D
A.30
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107FLR3A.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
P L A N 3 R V
R E F L E C T S R U S T I C V I L L A E L E V A T I O N
MATERIAL LEGEND
A. CONCRETE FLAT TILE
B. CONCRETE "S" TILE
C. METAL SECTIONAL GARAGE DOOR
D. WOOD FASCIA / BARGE BOARD
E. STUCCO (COLOR VARIES)
F. SHAPED RAFTER TAIL
G. CEMENTITIOUS BOARD AND BATTEN SIDING
H. CEMENTITIOUS HORIZONTAL SIDING
I. CEMENTITOUS TRIM
J. COACH LIGHT
K. VINYL WINDOW
L. STUCCO OVER FOAM TRIM
M. RECESSED HEADER TRIM
N. THIN BRICK VENEER
O. FOAM TRIM WOOD GRAIN FINISH
P. RECESSED GABLE DETAIL
Q. DECORATIVE GABLE VENT TILE
R. WROUGHT IRON RAILING
S. DECORATIVE SHUTTERS
T. BRICK FRIEZE DETAIL
U. BRICK SOLDIER COARSE ENTRY SURROUND
V. STONE VENEER
W. WOOD RAILING
FRONT RUSTIC VILLA 1/4"=1'-0"
±26'-3"
TOP OF RIDGE
10'-1"
8'-0" 7'-6"
9'-1"
FINISHED GRADE
E T B D U L S P V K C F J
ROOF PLAN RV
1/8"=1'-0" PITCH: 3:12
RAKE: TIGHT
EAVE: 18"
ROOF MATERIAL: CONCRETE "S" TILE
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107ELV3.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
P L A N 3 R V
R U S T I C V I L L A E L E V A T I O N A.31
LEFT
FENCE
F E D B K P L V T
RIGHT
FENCE
V T L B J K F E D
REAR
±26'-3"
TOP OF RIDGE
10'-1"
8'-0" 7'-6"
9'-1"
FINISHED GRADE
E D B L S P K F
MATERIAL LEGEND
A. CONCRETE FLAT TILE
B. CONCRETE "S" TILE
C. METAL SECTIONAL GARAGE DOOR
D. WOOD FASCIA / BARGE BOARD
E. STUCCO (COLOR VARIES)
F. SHAPED RAFTER TAIL
G. CEMENTITIOUS BOARD AND BATTEN SIDING
H. CEMENTITIOUS HORIZONTAL SIDING
I. CEMENTITOUS TRIM
J. COACH LIGHT
K. VINYL WINDOW
L. STUCCO OVER FOAM TRIM
M. RECESSED HEADER TRIM
N. THIN BRICK VENEER
O. FOAM TRIM WOOD GRAIN FINISH
P. RECESSED GABLE DETAIL
Q. DECORATIVE GABLE VENT TILE
R. WROUGHT IRON RAILING
S. DECORATIVE SHUTTERS
T. BRICK FRIEZE DETAIL
U. BRICK SOLDIER COARSE ENTRY SURROUND
V. STONE VENEER
W. WOOD RAILING
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107ELV3.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
A.32 P L A N 3 R V
R U S T I C V I L L A E L E V A T I O N
DINING
12 0 14 2 X
LINEN
11 0 16 9 X
D.O. REF.
PDR.
D.W.
KITCHEN
BA. 5
BEDROOM 5
14 9 10 9 X
GREAT
ROOM
19 2 18 0 X
OUTDOOR
LIVING
19 0 12 0 X
GARAGE
20 2 20 4 X
ENTRY
NOOK
12 6 14 6 X
OFFICE /
OPT. ADU
11 6 11 0 X
WALK-IN
PANTRY
UP
18 R
FLEX
13 0 13 3 X
6'-0" 46'-0" 6'-0"
6'-10" 51'-8" 26'-6"
12'-0"
15'-0"
F I R S T F L O O R
58'-0"
PORCH
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 78 SQ. FT.
OUTDOOR LIVING 230 SQ. FT.
3 - CAR GARAGE 613 SQ. FT.
TOTAL 4,243 SQ. FT.
2ND FLOOR 2,187 SQ. FT.
1ST FLOOR 2,063 SQ. FT.
FLOOR AREA TABLE
3 - CAR GARAGE
5 BEDROOMS / 5.5 BATHS + BONUS ROOM /
OFFICE W/ OPT. ADU
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107FLR3B.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
P L A N 3 P
R E F L E C T S P R A I R I E E L E V A T I O N A.33
LAU.
D. W.
LINEN
BA. 2
DN
18 R
BONUS
ROOM
18 8 18 2 X
BEDROOM 2
11 6 12 0 X
BEDROOM 3
11 9 14 0 X
WALK-IN
CLOSET
52 L.F.
OPEN TO
BELOW
BEDROOM 4
12 3 11 2 X
BA. 4
BA. 3
PRIMARY
BATH
PRIMARY
BEDROOM
14 6 18 0 X
S E C O N D F L O O R
12'-0" 19'-6 1/2" 15'-0" 11'-5 1/2" 10'-0"
8'-6" 38'-3 1/2"
3'-4 1/2"
6'-10"
10'-2 1/2"
14'-10 1/2" 24'-7 1/2" 19'-0"
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 78 SQ. FT.
OUTDOOR LIVING 230 SQ. FT.
3 - CAR GARAGE 613 SQ. FT.
TOTAL 4,243 SQ. FT.
2ND FLOOR 2,187 SQ. FT.
1ST FLOOR 2,063 SQ. FT.
FLOOR AREA TABLE
3 - CAR GARAGE
5 BEDROOMS / 5.5 BATHS + BONUS ROOM /
OFFICE W/ OPT. ADU
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107FLR3B.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
P L A N 3 P
R E F L E C T S P R A I R I E E L E V A T I O N A.34
MATERIAL LEGEND
A. CONCRETE FLAT TILE
B. CONCRETE "S" TILE
C. METAL SECTIONAL GARAGE DOOR
D. WOOD FASCIA / BARGE BOARD
E. STUCCO (COLOR VARIES)
F. SHAPED RAFTER TAIL
G. CEMENTITIOUS BOARD AND BATTEN SIDING
H. CEMENTITIOUS HORIZONTAL SIDING
I. CEMENTITOUS TRIM
J. COACH LIGHT
K. VINYL WINDOW
L. STUCCO OVER FOAM TRIM
M. RECESSED HEADER TRIM
N. THIN BRICK VENEER
O. FOAM TRIM WOOD GRAIN FINISH
P. RECESSED GABLE DETAIL
Q. DECORATIVE GABLE VENT TILE
R. WROUGHT IRON RAILING
S. DECORATIVE SHUTTERS
T. BRICK FRIEZE DETAIL
U. BRICK SOLDIER COARSE ENTRY SURROUND
V. STONE VENEER
W. WOOD RAILING
FRONT PRAIRIE 1/4" 1' 0"
±26'-11"
TOP OF RIDGE
10'-1"
8'-0" 7'-6"
9'-1"
FINISHED GRADE
E A V D L K L C J
Xref .\4107
ROOF PLAN P
1/8"=1'-0" PITCH: 3.5:12
RAKE: N/A
EAVE: 24"
ROOF MATERIAL: FLAT TILE
P L E A S A N T O N , C A
H I D D E N C A N Y O N 0 3 . 1 5 . 2 3
2 2 4 . 1 4 1 0 7 \\DRONE\J_DRIVE\GROUP13\22414107\4107ELV3.DWG 0 24 8
Newport Beach, CA USA 92660
fax +1 949 553 0548
tel. +1 949 553 9100
2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
0 24 8
P L A N 3 P
P R A I R I E E L E V A T I O N A.35
LEFT
FENCE
E A D K L L V
RIGHT
FENCE
V L D L J E K A
REAR
±26'-11"
TOP OF RIDGE
10'-1"
8'-0" 7'-6"
9'-1"
FINISHED GRADE
E A D L K L
MATERIAL LEGEND
A. CONCRETE FLAT TILE
B. CONCRETE "S" TILE
C. METAL SECTIONAL GARAGE DOOR
D. WOOD FASCIA / BARGE BOARD
E. STUCCO (COLOR VARIES)
F. SHAPED RAFTER TAIL
G. CEMENTITIOUS BOARD AND BATTEN SIDING
H. CEMENTITIOUS HORIZONTAL SIDING
I. CEMENTITOUS TRIM
J. COACH LIGHT
K. VINYL WINDOW
L. STUCCO OVER FOAM TRIM
M. RECESSED HEADER TRIM
N. THIN BRICK VENEER
O. FOAM TRIM WOOD GRAIN FINISH
P. RECESSED GABLE DETAIL
Q. DECORATIVE GABLE VENT TILE
R. WROUGHT IRON RAILING
S. DECORATIVE SHUTTERS
T. BRICK FRIEZE DETAIL
U. BRICK SOLDIER COARSE ENTRY SURROUND
V. STONE VENEER
W. WOOD RAILING
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P L A N 3 P
P R A I R I E E L E V A T I O N A.36
DINING
12 0 14 2 X
LINEN
11 0 16 9 X
D.O. REF.
PDR.
D.W.
KITCHEN
BA. 5
BEDROOM 5
14 9 10 9 X
GREAT
ROOM
19 2 18 0 X
OUTDOOR
LIVING
19 0 12 0 X
GARAGE
20 2 20 4 X
ENTRY
NOOK
12 6 14 6 X
OFFICE /
OPT. ADU
11 6 11 0 X
WALK-IN
PANTRY
UP
18 R
PORCH
FLEX
13 0 13 3 X
6'-0" 46'-0" 6'-0"
6'-10" 51'-8" 26'-6"
12'-0"
15'-0"
F I R S T F L O O R
58'-0"
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 65 SQ. FT.
OUTDOOR LIVING 230 SQ. FT.
3 - CAR GARAGE 613 SQ. FT.
TOTAL 4,243 SQ. FT.
2ND FLOOR 2,187 SQ. FT.
1ST FLOOR 2,063 SQ. FT.
FLOOR AREA TABLE
3 - CAR GARAGE
5 BEDROOMS / 5.5 BATHS + BONUS ROOM /
OFFICE W/ OPT. ADU
P L E A S A N T O N , C A
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P L A N 3 F
R E F L E C T S F A R M H O U S E E L E V A T I O N A.37
LAU.
D. W.
LINEN
BA. 2
DN
18 R
BONUS
ROOM
18 8 18 2 X
BEDROOM 2
11 6 12 0 X
BEDROOM 3
11 9 14 0 X
WALK-IN
CLOSET
52 L.F.
OPEN TO
BELOW
BEDROOM 4
12 3 11 2 X
BA. 4
BA. 3
PRIMARY
BATH
PRIMARY
BEDROOM
14 6 18 0 X
S E C O N D F L O O R
12'-0" 19'-6 1/2" 15'-0" 11'-5 1/2" 10'-0"
8'-6" 38'-3 1/2"
3'-4 1/2"
10'-2 1/2"
5'-4"
14'-10 1/2" 24'-7 1/2" 19'-0"
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION PORCH 65 SQ. FT.
OUTDOOR LIVING 230 SQ. FT.
3 - CAR GARAGE 613 SQ. FT.
TOTAL 4,243 SQ. FT.
2ND FLOOR 2,187 SQ. FT.
1ST FLOOR 2,063 SQ. FT.
FLOOR AREA TABLE
3 - CAR GARAGE
5 BEDROOMS / 5.5 BATHS + BONUS ROOM /
OFFICE W/ OPT. ADU
P L E A S A N T O N , C A
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P L A N 3 F
R E F L E C T S F A R M H O U S E E L E V A T I O N A.38
MATERIAL LEGEND
A. CONCRETE FLAT TILE
B. CONCRETE "S" TILE
C. METAL SECTIONAL GARAGE DOOR
D. WOOD FASCIA / BARGE BOARD
E. STUCCO (COLOR VARIES)
F. SHAPED RAFTER TAIL
G. CEMENTITIOUS BOARD AND BATTEN SIDING
H. CEMENTITIOUS HORIZONTAL SIDING
I. CEMENTITOUS TRIM
J. COACH LIGHT
K. VINYL WINDOW
L. STUCCO OVER FOAM TRIM
M. RECESSED HEADER TRIM
N. THIN BRICK VENEER
O. FOAM TRIM WOOD GRAIN FINISH
P. RECESSED GABLE DETAIL
Q. DECORATIVE GABLE VENT TILE
R. WROUGHT IRON RAILING
S. DECORATIVE SHUTTERS
T. BRICK FRIEZE DETAIL
U. BRICK SOLDIER COARSE ENTRY SURROUND
V. STONE VENEER
W. WOOD RAILING
FRONT FARMHOUSE 1/4"=1'-0"
±29'-1"
TOP OF RIDGE
10'-1"
8'-0" 7'-6"
9'-1"
FINISHED GRADE
S E A I K G H D O V L C F J
MATERIAL LEGEND
H
ROOF PLAN F
1/8"=1'-0" PITCH: 3:12
RAKE: 3.5"
EAVE: 18"
ROOF MATERIAL: CONCRETE FLAT TILE
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P L A N 3 F
F A R M H O U S E E L E V A T I O N A.39
FENCE
LEFT
A G K H E L F I
RIGHT
FENCE
V O I F A L J K H E
REAR
±29'-1"
TOP OF RIDGE
10'-1"
8'-0" 7'-6"
9'-1"
FINISHED GRADE
F A I D S K H G L E
MATERIAL LEGEND
A. CONCRETE FLAT TILE
B. CONCRETE "S" TILE
C. METAL SECTIONAL GARAGE DOOR
D. WOOD FASCIA / BARGE BOARD
E. STUCCO (COLOR VARIES)
F. SHAPED RAFTER TAIL
G. CEMENTITIOUS BOARD AND BATTEN SIDING
H. CEMENTITIOUS HORIZONTAL SIDING
I. CEMENTITOUS TRIM
J. COACH LIGHT
K. VINYL WINDOW
L. STUCCO OVER FOAM TRIM
M. RECESSED HEADER TRIM
N. THIN BRICK VENEER
O. FOAM TRIM WOOD GRAIN FINISH
P. RECESSED GABLE DETAIL
Q. DECORATIVE GABLE VENT TILE
R. WROUGHT IRON RAILING
S. DECORATIVE SHUTTERS
T. BRICK FRIEZE DETAIL
U. BRICK SOLDIER COARSE ENTRY SURROUND
V. STONE VENEER
W. WOOD RAILING
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P L A N 3 F
F A R M H O U S E E L E V A T I O N A.40
ROOF SHEATHING
GUTTER
R5 1/2"
R3"
3 3/4"
1 3/4"
1'-6"
2x3 FASCIA
6x6 EXPOSED
RAFTER TAIL
STUCCO FINISH
FRAMING
ROOF SHEATHING
1x2 NAILER
ROOF FRAMING
STUCCO FINISH
FRAMING
6X6 SHAPED
ROOF SHEATHING
1x2 NAILER
ROOF FRAMING
BRICK VENEER
ELEVATION
A SECTION
1'-6"
RAFTER TAIL
HEADER COURSE
BRICK VENEER
SAWTOOTH ROWLOCK
BRICK VENEER
SAWTOOTH ROWLOCK
BRICK VENEER
HEADER COURSE
BRICK VENEER
BRICK VENEER
HEADER COURSE
BRICK VENEER
SAWTOOTH ROWLOCK
BRICK VENEER
FRAMING
1'-0" R.O.
1'-0" R.O.
ELEVATION
A SECTION
1'-0" R.O.
2"
FRAMING
STUCCO FINISH
CUT BRICK
BLACK COLOR COAT AT BACK WALL
PLYWOOD BACKING
2X3 FRAMING
FRAMING
2x6 TRIM
A
B
WDW. (PER MANUF.)
3"
1/2 WINDOW
WIDTH
1/2 WINDOW
WIDTH 3"
5 1/2"
A HEAD TRIM5 1/2"
1"
B SILL TRIM3"
1"
SHUTTER (WHERE OCCURS)
SLOPE 1:12
18"
WINDOW
(PER MANUF.)
BRICK VENEER
FOAM FILLER
o/ BROWN COAT
2x LEDGER
EXTERIOR GRADE
PLYWOOD
STUCCO FINISH
WEEP SCREED
FRAMING
ADJACENT GRADE
3" MIN.
ADJACENT
GRADE
WEEP SCREED
FINISH FLOOR
GARAGE DOOR
(PER MANUF.)
SIMULATED PRECAST FOAM TRIM -2"
0" STUCCO FINISH
ELEVATION
A
A HEAD TRIM
STUCCO FINISH
FRAMING
SIMULATED PRECAST FOAM TRIM
8"
8"
WIDTH - SEE PLAN
6 D.1
SEE ELEV.
WIDTH - SEE PLAN
7 D.1
3"
ELEVATION
BRICK VENEER
SOLDIER COURSE
BRICK VENEER
HEADER COURSE
2"
BRICK VENEER
BRICK VENEER ROWLOCK COURSE
FINISH FLOOR
WEEP SCREED
SEE PLAN
1/2"
1/4"
1/4"
FRAMING
BRICK VENEER
BRICK VENEER
HEADER COURSE
BRICK VENEER
SOLDIER COURSE
SEE PLAN
1/2"
FRAMING
BRICK VENEER
BRICK VENEER
SOLDIER COURSE
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2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
R U S T I C V I L L A
D e t a i l s
SCALE: 3/32"=1'-0"
1 FRONT ELEVATIONS
PLAN 1 PLAN 2 PLAN 3
ENHANCED RAKE (BRICK VENEER)
3 4
5 8
9 10
12 D.1
TYPICAL EAVE (STUCCO)
TYPICAL RAKE (STUCCO)
FALSE VENT (STUCCO)
TYPICAL WINDOW TRIM (STUCCO)
POTSHELF (STUCCO)
GARAGE DOOR TRIM (STUCCO)
SOFFIT TRIM (BRICK VENEER)
6 7
SCALE: 1-1/2"=1'-0"
SCALE: 1-1/2"=1'-0"
SCALE: 1-1/2"=1'-0" SCALE: 1-1/2"=1'-0" SCALE: 1-1/2"=1'-0" SCALE: 3/4"=1'-0"
SCALE: 3/4"=1'-0" SCALE: 3/8"=1'-0"
FLAT SOFFIT (BRICK VENEER)
FLAT SOFFIT (BRICK VENEER)
SCALE: 3"=1'-0"
SCALE: 3"=1'-0"
5 4 1 8 1 4 5 3 1 5 4
SIM.
12 10 9 12 9 8 10 8 SIM. 10 9
ROOF SHEATHING
GUTTER
2'-0" 2x6 FASCIA
STUCCO FINISH
FRAMING
3" FOAM FRIEZE
TRIM
WDW.
(PER MANUF.)
ROOF SHEATHING
GUTTER
2'-0" 2x6 FASCIA
STUCCO FINISH
FRAMING
3" FOAM FRIEZE
TRIM
BRICK VENEER
ADJACENT
GRADE
WEEP SCREED
FINISH FLOOR
GARAGE DOOR
PER MANUF.
3" FOAM TRIM
HEADER BAND
STUCCO FINISH
ELEVATION
A
A HEAD TRIM
STUCCO FINISH
FRAMING
3" FOAM TRIM
HEADER BAND
EXTERIOR COACH
LIGHT (PER MANUF.)
ADDRESS SIGN
WALL FRAMING LINE
BRICK VENEER
1x3 FOAM
A
3"
3"
3"
3"
B
C
WDW. (PER MANUF.)
A HEAD TRIM3"
1"
B SILL TRIM3"
1"
C JAMB TRIM
3"
1"
SURROUND TRIM
1x3 FOAM
A
3"
3"
3"
3"
B
C
WDW. (PER MANUF.)
A HEAD TRIM3"
3"
B SILL TRIM3"
3"
C JAMB TRIM
3"
1"
JAMB TRIM
3x3 FOAM
SILL TRIM
CONTINUOUS
3x3 FOAM
HEAD TRIM
CONTINUOUS
SEE PLAN
FRAMING
BRICK VENEER
STUCCO FINISH
3" CONTINUOUS
FOAM TRIM BAND
3" 3" 3"
(BEYOND)
ELEVATION
6 D.2
SEE ELEV.
7 D.2
BRICK VENEER
WALL FRAMING
LINE
FINISH FLOOR
WEEP SCREED
CONTINUOUS 3"
STUCCO FINISH
FOAM HEADER TRIM BAND
SEE PLAN
BRICK VENEER
FRAMING
TRIM LINE ABV.
FRAMING LINE ABV.
A
WDW. (PER MANUF.)
3x FOAM SURROUND TRIM
6"
3" 3" 3"
3"
A PANEL TRIM
2x CEMENTITIOUS TRIM
1x CEMENTITIOUS TRIM
1x CEMENTITIOUS
2x CEMENTITIOUS TRIM
FRAMING
3x FOAM SURROUND TRIM
BRICK VENEER
BRICK VENEER
WDW. (PER MANUF.)
FLOOR FRAMING
STUCCO FINISH
1X FOAM TRIM
FRAMING
WINDOW
(PER MANUF.)
SCALE: 3/32"=1'-0"
1 1
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2031 Orchard Drive, Suite 100
Copyright 2023 Bassenian | Lagoni Architects
P R A I R I E
D e t a i l s
FRONT ELEVATIONS
PLAN 1 PLAN 3
2 3
4 5
7 8
9 10
D.2
TYPICAL EAVE (STUCCO)
SCALE: 1-1/2"=1'-0"
TYPICAL EAVE (BRICK VENEER)
GARAGE DOOR TRIM (STUCCO) 11
SCALE: 1-1/2"=1'-0"
SCALE: 3/4"=1'-0"
SURROUND WINDOW TRIM
CONTINUOUS WINDOW TRIM
SCALE: 3/4"=1'-0"
SCALE: 3/4"=1'-0"
FLAT SOFFIT (STUCCO)
SCALE: 3"=1'-0"
SOFFIT JAMB (BRICK VENEER)
SOFFIT TRIM (BRICK VENEER)
SCALE: 3/8"=1'-0"
SCALE: 3"=1'-0"
WINDOW TRIM PANEL
SCALE: 3/4"=1'-0"
CORNER WINDOW JAMB TRIM
SCALE: 3"=1'-0"
8 10 5 4 11 7 4 8 1 11 7
ROOF SHEATHING
GUTTER
R5 1/2"
R3"
3 3/4"
1 3/4"
1'-6"
2x3 FASCIA
6x6 EXPOSED
RAFTER TAIL
STUCCO FINISH
FRAMING
ROOF SHEATHING
1x2 NAILER
ROOF FRAMING
STUCCO FINISH
FRAMING
2x6 FOAM TRIM
A
WDW. (PER MANUF.)
6"
A HEAD TRIM6"
2"
w/ WOOD GRAIN FINISH
3" 3"
SHUTTER (WHERE OCCURS)
ADJACENT
GRADE
WEEP SCREED
FINISH FLOOR
GARAGE DOOR
(PER MANUF.)
STUCCO FINISH
ELEVATION
A
A HEAD TRIM
STUCCO FINISH
FRAMING
SIMULATED PRECAST
10"
FOAM TRIM
2x10 FOAM TRIM
w/ WOOD GRAIN
FINISH
FOAM CORBEL
w/ WOOD GRAIN FINISH
10"
6"
B
B CORBEL PROFILE
9"
1 1/2"
3" 3" 1 1/2"
1 1/2"
R3"
WIDTH (MATCH FRAMING)
SEE ELEV.
SEE ELEV.
3"
1'-0" 1'-0"
FRAMING
STUCCO FINISH
BLACK COLOR COAT AT BACK WALL
SIMULATED TERRACOTTA 1" THICK
FALSE VENT TILES
ELEVATION
2 D.3
PER PLAN
1" 11"
FIN. FLR.
4" 1'-5"
0" -2"
R1'-3"
5'-0"
6 D.3
LC
WDW. (PER MANUF.)
BRICK VENEER
SOLDIER COURSE
PREFAB HALF-ROUND
COLUMN w/ PRECAST FINISH
2x6 FOAM TRIM
w/ WOOD GRAIN FINISH A HEAD TRIM6"
2"
WDW. (PER MANUF.)
5/8" HAMMERED
WROUGHT IRON
DECORATIVE MOUNTING PLATE AT WALL
3" 3"
6"
B SILL TRIM3"
1"
C JAMB TRIM
3"
1"
A
B
C
BAR (TYP.)
SEE PLAN
FRAMING
STUCCO FINISH
BRICK VENEER
SOLDIER COURSE
PREFAB HALF-ROUND
COLUMN w/ PRECAST FINISH
HEADER COURSE
(FULL BRICKS)
FRAMING
EXTERIOR GRADE PLYWOOD
SLOPE 1:12
12"
3" MIN.
1/2"
STUCCO FINISH
ADJACENT GRADE
WEEP SCREED
EXTERIOR GRADE PLYWOOD
2x LEDGER
BRICK VENEER
FOAM FILLER o/ BROWN COAT
FRAMING
WDW. (PER MANUF.)
SCALE: 3/32"=1'-0"
1 1
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Copyright 2023 Bassenian | Lagoni Architects
S P A N I S H
D e t a i l s
FRONT ELEVATIONS
PLAN 1 PLAN 2
4 5
6 8
9 10
12 D.3
TYPICAL RAKE (STUCCO) TYPICAL EAVE (STUCCO)
SCALE: 1-1/2"=1'-0" SCALE: 1-1/2"=1'-0"
TYPICAL WINDOW TRIM (STUCCO)
GARAGE DOOR TRIM (STUCCO)
SCALE: 3/4"=1'-0"
SCALE: 3/4"=1'-0"
FALSE TILE VENTS (STUCCO)
SCALE: 1-1/2"=1'-0"
RECESSED WINDOW TRIM
COLUMN @ RECESSED WINDOW POTSHELF 2
SCALE: 1/2"=1'-0"
W.I. WINDOW TRIM (STUCCO)
4 9 8 12 10 4 9 5 8 12 10
SIM. SIM.
SCALE: 3/4"=1'-0"
SCALE: 3"=1'-0" SCALE: 3"=1'-0"
ROOF SHEATHING
GUTTER
1'-0"
2x3 FASCIA
4x6 EXPOSED
RAFTER TAIL
STUCCO FINISH
FRAMING
ROOF SHEATHING
GUTTER
1'-0"
2x3 FASCIA
4x6 EXPOSED
RAFTER TAIL
4/4x3 1/2 CEMENTITIOUS TRIM
SMOOTH HARDI-PANEL
24" O.C.
FRAMING
ROOF SHEATHING
4x6 BARGE
ROOF FRAMING
STUCCO FINISH
FRAMING
ROOF SHEATHING
4x6 BARGE
ROOF FRAMING
FRAMING
6" EXPOSURE
CEMENTITIOUS HORIZONTAL SIDING
ADJACENT
GRADE
WEEP SCREED
FINISH FLOOR
GARAGE DOOR
(PER MANUF.)
5/4x4 CEMENTITIOUS SIDING
BOARD & BATTEN
ELEVATION
A
A HEAD TRIM
FRAMING
4"
4"
SIDING
5/4x4 CEMENTITIOUS SIDING
5/4x4 CEMENTITIOUS SIDING (CUT TO FIT)
BOARD & BATTEN SIDING
1x4 FOAM
A
WDW. (PER MANUF.)
4"
SURROUND TRIM
(AT STUCCO FINISH)
4" 4" 4"
A HEAD TRIM4"
1"
B SILL TRIM4"
1"
C JAMB TRIM
4"
1"
5/4x4 CEMENTITIOUS
SURROUND TRIM (AT SIDING)
B
C
ELEVATION
SEE ELEV. -1"
SYNTHETIC CUT
WALL FRAMING
LINE
STONE VENEER
8"
FOAM TRIM w/
WOOD GRAIN FINISH
8 D.4
12 D.4
EXTERIOR COACH
LIGHT (PER MANUF.)
SEE PLAN
SYNTHETIC CUT
FRAMING
VENEER LINE ABV.
FRAMING LINE ABV.
STONE VENEER
HEADER TRIM LINE ABV.
SEE PLAN
FRAMING
SYNTHETIC CUT
STONE VENEER (BEYOND)
LINE OF WALL FRAMING (BEYOND)
SYNTHETIC CUT
STONE VENEER
FOAM TRIM w/
WOOD GRAIN FINISH
1" 1"
8"
18"
SECTION VIEW
FRAMING
WDW.
(PER MANUF.)
'TREX' COMPOSITE
2x4 TOP RAIL
'TREX' COMPOSITE
1-1/2x6 HORIZONTAL RAIL
'TREX' 4x4
POST
5/4x3-1/2"
CEMENTITIOUS TRIM
BOARD & BATTEN SIDING
1x EXTERIOR
DECKING
1x6 o/ 1x8
TRIM BAND
4x6 EXPOSED
CORBEL
DECK
FRAMING
SCALE: 3/32"=1'-0"
1 1
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Copyright 2023 Bassenian | Lagoni Architects
F A R M H O U S E
D e t a i l s
FRONT ELEVATIONS
PLAN 2 PLAN 3
2 3
4 5
7 8
9 10
12 D.4
TYPICAL EAVE (STUCCO)
SCALE: 1-1/2"=1'-0"
TYPICAL EAVE (BOARD & BATTEN SIDING)
SCALE: 1-1/2"=1'-0"
TYPICAL RAKE (BOARD & BATTEN SIDING)
SCALE: 1-1/2"=1'-0"
TYPICAL RAKE (STUCCO)
SCALE: 1-1/2"=1'-0"
GARAGE DOOR TRIM (STUCCO)
SCALE: 3/4"=1'-0"
TYPICAL WINDOW TRIM (STUCCO)
SCALE: 3/4"=1'-0"
SOFFIT TRIM (BRICK VENEER)
SCALE: 3/8"=1'-0"
SOFFIT JAMB (SYNTHETIC CUT STONE VENEER) FLAT SOFFIT (SYNTHETIC CUT STONE VENEER) SCALE: 3"=1'-0" SCALE: 3"=1'-0"
SCALE: 1-1/2"=1'-0"
7 5 4 3 4 7 1 2 3
SIM.
9 10 9 10
HIDDEN CANYON
LOTS 29 & 30
Pleasanton, California
April 22, 2024
Project Team
Applicant: Ponderosa Homes
5020 Franklin Drive, Suite 200
Pleasanton, CA 94588
925.460.8900
Architect: WHA Architects
5000 Executive Parkway, Suite 375
San Ramon, CA 94582
925.463.1700
A1.2 0 2 4 8
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
HIDDEN CANYON
PLEASANTON, CA 2024031 | 04-22-24
FLOOR PLAN
3 Bedroom | 2.5 Bath | Optional Den
2-Bay Garage w/ Work Shop
2,451 SF
LOT 29 | PLAN 1A ‘COTTAGE’
5'-6" 59'-0"
72'-0"
7'-6"
53'-0"
A1.3 0 2 4 8
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
HIDDEN CANYON
PLEASANTON, CA 2024031 | 04-22-24
ROOF PLAN
LOT 29 | PLAN 1A ‘COTTAGE’
A1.4 0 2 4 8
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
HIDDEN CANYON
PLEASANTON, CA 2024031 | 04-22-24
SPANISH ELEVATIONS
LOT 29 | PLAN 1A ‘COTTAGE’
Note: Artist’s Conception; Refer to #2015211
Sycamore Color Schemes for details:
(Cottage Scheme #2 shown)
FRONT
REAR
LEFT
RIGHT
Exterior Materials: Concrete slate tile roof
Wood fascia
Lap siding
Fiber cement trim
Insulated vinyl windows
Stucco
Decorative foam shutters
Fiberglass entry door
Sectional roll-up garage door
1 2
3 4
5 6
7 8
9 4 9 7 8
6 5
2 3 1
FENCE LINE
FENCE LINE
FENCE LINE
A1.5 0 2 4 8
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
HIDDEN CANYON
PLEASANTON, CA 2024031 | 04-22-24
FLOOR PLAN
3 Bedroom | 2.5 Bath | Optional Den
2-Bay Garage w/ Work Shop
2,451 SF
LOT 30 | PLAN 1B ‘BUNGALOW’
5'-6" 59'-0"
72'-0"
7'-6"
53'-0"
A1.6 0 2 4 8
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
HIDDEN CANYON
PLEASANTON, CA 2024031 | 04-22-24
ROOF PLAN
FARMHOUSE ELEVATIONS
LOT 30 | PLAN 1B ‘BUNGALOW’
A1.7 0 2 4 8
© 2024 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.
HIDDEN CANYON
PLEASANTON, CA 2024031 | 04-22-24
FARMHOUSE ELEVATIONS
LOT 30 | PLAN 1B ‘BUNGALOW’
Note: Artist’s Conception; Refer to #2015211
Sycamore Color Schemes for details:
(Bungalow Scheme #5 shown)
FRONT
REAR
LEFT
RIGHT
Exterior Materials: Concrete shake tile roof
Wood fascia
Insulated vinyl windows
Shingle siding
Fiber cement trim
Stone veneer
Decorative gable vent
Fiberglass entry door
Sectional roll-up garage door
1 2
3 4
5 6
7 8
9 9 4 8 5 6
1 2 3
7 FENCE LINE
FENCE LINE
FENCE LINE
ATTACHMENT 2
EXHIBIT C
CITY OF PLEASANTON
PLANNING DIVISION
Ordinance No.
Zoning Unit Map No. 531
DRAWN BY:
N.Amos
APPROVED BY:
DATE:
May 19, 2026
SCALE:
1” = 300’
SEC. NO.:
P18-0081
Rezoning of four parcels totaling approximately 124.58 acres located at 11021 and11033 Dublin Canyon Road, the parcel west of 11021 Dublin Canyon Road (APNs 941-2500-002, 941-2500-003, & 941-2600-002-6) and 10807 Dublin Canyon Road (APN 941-2700-2) from Pre-zoned PUD-OSA&G/OS-PH&S/LDR (Planned Unit Development-Open Space-Agriculture & Grazing/Open SpacePublic Health & Safety/Low Density Residential)/HOZ (Housing Opportunity Zone) Districts to PUD-OS-A&G/OS-PH&S/LDR (Planned Unit Development-Open Space-Agriculture & Grazing/Open Space-Public Health & Safety/Low Density Residential) Districts
ATTACHMENT 3
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PLEASANTON
APPROVING THE PRE-ANNEXATION AND DEVELOPMENT AGREEMENT
BETWEEN THE CITY OF PLEASANTON AND PONDEROSA HOMES II, INC.
FILED UNDER CASE NOS. P18-0078, P18-0078, P18-0081, PUD-130, AND TRACT 8569
WHEREAS, on March 30, 2018, Ponderosa Homes II, Inc. (the “Applicant”) applied for: (1) Annexations (P18-0078) of parcels totaling approximately 130.98 acres; (2) General Plan Amendments (P18-0078) redesignating areas currently denominated: (a) Open Space-Public Health and Safety to Low Density Residential (for new residential uses), and (b) Low Density Residential to Open Space – Public Health and Safety or Open Space-Parks and Recreation (for private or public open space uses); (3) Rezoning (P18-0081) parcels from Pre-zoned-PUD-OS-A&G/OS-PH&S/LDR/HOZ to PUD-OSA&G/OS-PH&S/LDR District; (4) a PUD development plan (PUD-130) to construct 28 single-family residential units, demolish and reconstruct two single-family homes, install related on- and off-site modifications and infrastructure, construct a staging area for public access to the Pleasanton Ridge, and dedicate land to the East Bay Regional Park District (EBRPD); (5) a Vesting Tentative Tract Map (TRACT 8569) to subdivide 128.5 acres into:
(a) 30 single-family lots and roadway; (b) private open space; and (c) public open space dedicated to the EBRPD; and (6) a Pre-Annexation and Development Agreement for the proposed project located at 10807 Dublin Canyon Road (APN 941-2700-2), 10971 Dublin Canyon Road (APN 941-2700-1)11021 Dublin Canyon Road (APN 941-2500-002), APN 941-2500-003, 11033 Dublin Canyon Road (APN 941-2600-002-6). Subsequently, Applicant and the City began (hereinafter “Project”); and WHEREAS, the Property is designated Low Density Residential, Open SpacePublic Health and Safety, Open Space-Agriculture and Grazing, Housing Element Site Overlay, and Unincorporated in the General Plan; and
WHEREAS, the Property is Pre-zoned-PUD-OS-A&G/OS-PH&S/LDR/HOZ to PUD-OS-A&G/OS-PH&S/LDR/HOZ (Planned Unit Development-Open SpaceAgriculture and grazing/Open Space-Public Health and Safety/Low Density Residential/Housing Opportunity Zone on the City’s zoning map; and WHEREAS, the Applicant is the owner of the Project site; and WHEREAS, the City of Pleasanton (“City”) is the lead agency for the Project for purposes of the California Environmental Quality Act (CEQA) as codified at California Public Resources Code §§ 21,000, et seq., and as further governed by the State CEQA Guidelines, found at 14 CCR §§ 15,000, et seq.), pursuant to California Public Resources Code Section 21067 and 14 CCR Section 15367; and
Ordinance No.
P18-0078, P18-0078, P18-0081, PUD-130, and Tract 8569 Ordinance No.__, May 19, 2026 WHEREAS, as the lead agency, the City has caused a Draft and Final Environmental Impact Report (collectively, the “EIR,” SCH No. 2019080461) to be prepared to study any environmental impacts associated with the Project; and WHEREAS, at its duly noticed public meeting of April 22, 2026, the Planning Commission conducted a public hearing at which it considered the agenda report, all public testimony, relevant exhibits, and staff recommendations regarding the approvals of the Project entitlements and the Pre-Annexation and Development Agreement labeled as Attachment 1 included hereto and made a part hereof; and WHEREAS, on April 22, 2026, by adoption of Resolution No. PC-2026-08, the Planning Commission recommended the City Council certify the EIR for the Project; and WHEREAS, at its duly noticed public meeting of May 19, 2026, the Planning Commission conducted a public hearing at which it considered the agenda report, all public testimony, relevant exhibits, and staff recommendations regarding the approvals of the Project entitlements and the Pre-Annexation and Development Agreement labeled as Exhibit A included hereto and made a part hereof
WHEREAS, the City Council found the Pre-Annexation and Development Agreement was consistent with the General Plan and would provide substantial public benefits, including open space preservation, transportation and infrastructure improvements, and financial contributions toward public facilities.
WHEREAS, at its duly noticed public meeting of May 19, 2026, the City Council considered the written agenda report, all public testimony, relevant exhibits, and staff/Planning Commission recommendations; and
WHEREAS, the City Council finds the provisions of the Pre-Annexation and Development Agreement for the Project is consistent with the City’s General Plan and the City would receive at least equitable financial and other public benefits over the initial term of the Pre-Annexation and Development Agreement.
NOW, THEREFORE, THE CITIY COUNCIL OF THE CITY OF PLEASANTON DOES HEREBY ORDAIN AS FOLLOWS:
Section 1: The recitals set forth above are adopted as if restated here in full.
Section 2: Pursuant to California Government Code Section 65867.5, the City Council, prior to taking action on the Project, finds the approval of the Pre-Annexation and Development Agreement, based on the terms, would provide substantial public benefits, including open space preservation, transportation and infrastructure improvements, and financial contributions toward public facilities, and is consistent with the General Plan, insomuch as it:
Ordinance No.
P18-0078, P18-0078, P18-0081, PUD-130, and Tract 8569 Ordinance No.__, May 19, 2026 a. contains all terms required by state law, as reflected in California Government Code Section 65865.2, including the duration (10 year initial term, with option to extend an additional 18 months), as well as the permitted uses of the property, density or intensity of use, maximum height and size of proposed building, and provisions for reservation or dedication of land for public purposes, as set forth in the Project entitlement approvals described above;
b. is consistent with the General Plan, per California Government Code Section 65867.5(b), in that it will implement various General Plan policies and programs, including:
i. General Plan Housing Element Program 1.10 (“Complete annexation of the housing sites in unincorporated Alameda County [i.e., Lester and Merritt rezone parcels]…”) in that the Agreement will result in the annexation of the Project site, also known as the Lester rezone parcel, into the City of Pleasanton;
ii. General Plan Land Use Program 10.1 (“Use planned unit development [PUD] zoning for residential properties that have unique characteristics or to accommodate development that does not fit under standard zoning classifications”) in that the Agreement and Project approvals will allow for the use of PUD zoning to govern the Project site and its unique characteristics; and
iii. General Plan Open Space and Conservation Program 7.1 (“Support expansion of the East Bay Regional Park District’s Pleasanton Ridge Park in areas designated as Open Space”) insomuch as the Agreement will result in the ultimate dedication of over 75 acres of open space, staging, and trail facilities to the East Bay Regional Park District in an area designated Open Space;
c. provides, as required by California Government Code Section 65867.5(c), that the tentative map prepared for the subdivision will comply with California Government Code Section 66473.7.
Section 3: The City Council has considered the findings made in City Council Ordinance No. __, and hereby adopts the same findings by this reference, and based upon the City Council’s own independent review and considerations, the City Council Approves the PreAnnexation and Development Agreement with Foothill Boulevard Holding Company, LLC, a copy of which is attached hereto as Exhibit A and incorporated herein by this reference, and hereby authorizes the City Manager to execute the Pre-Annexation and Development Agreement in substantial conformance with the form attached in Exhibit A, subject to minor amendments and approval by the City Manager and City Attorney.
Section 4: Severability. In case any provision in this Agreement shall be invalid, illegal or unenforceable, the validity, legality and enforceability of the remaining provisions shall not in any way be affected or impaired thereby and such provision shall be ineffective only to the extent of such invalidity, illegality or unenforceability.
Ordinance No.
P18-0078, P18-0078, P18-0081, PUD-130, and Tract 8569 Ordinance No.__, May 19, 2026 Section 5: 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 6: 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 May 19, 2026, and adopted at a regular meeting on _________, 2026 by the following vote:
Ayes:
Noes:
Absent:
Abstain:
______________________________
Jack Balch, Mayor
ATTEST:
___________________________
Jocelyn Kwong, City Clerk
APPROVED AS TO FORM:
______________________________
Daniel G. Sodergren, City Attorney
ATTACHMENT 4
Planning Commission
Agenda Report
April 22, 2026
Item 4
SUBJECT: P18-0078, P18-0079, P18-0081, PUD-130, and TRACT 8569 APPLICANT: Ponderosa Homes II Inc.
PROPERTY OWNERS: Myron Lester & Diane Kolb
Ponderosa Homes II Inc.
Oak Hills Congregation Jehovah’s Witnesses Pleasant
PURPOSE: Recommendations to the City Council for: (1) Certifying the Final Environmental Impact Report (FEIR); (2) Annexing (P18-0078) parcels totaling 130.98 acres from unincorporated Alameda County to the City of Pleasanton; (3) adopting General Plan Amendments (P18-0079) redesignating residential areas from Open Space– Public Health and Safety to Low Density Residential and open space areas from Low Density Residential to either Open Space– Public Health and Safety or Open Space–Parks and Recreation; (4) Rezoning (P18-0081) parcels from Pre-Zoned PUD–OS-A&G/OSPH&S/LDR/HOZ (Planned Unit Development–Open Space– Agriculture and Grazing/Open Space–Public Health and Safety/Low Density Residential/Housing Opportunity Zone) Districts to PUD– OS-A&G/OS-PH&S/LDR (Planned Unit Development–Open
Space–Agriculture and Grazing/Open Space–Public Health and Safety/Low Density Residential) Districts; (5) approving a Planned Unit Development (PUD-130) to construct 28 detached singlefamily residences, demolish and reconstruct two existing singlefamily residences, and install related on- and off-site improvements and infrastructure; (6) approving a Vesting Tentative Tract Map (Tract 8569) to subdivide parcels totaling 128.5 acres into either single-family lots or private and public open space; and (7) approving a Pre-Annexation and Development Agreement.
LOCATIONS: Lester Properties:
11021 and11033 Dublin Canyon Road, and parcel to the west of 11021 Dublin Canyon Road, &
(APNs 941-2500-002, 941-2500-003, & 941-2600-002-6)
Ponderosa Property:
10807 Dublin Canyon Road (APN 941-2700-2)
Oak Hills Congregation Property:
10971 Dublin Canyon Road (APN 941-2700-1)
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GENERAL PLAN/ See Table 1: Pleasanton General Plan and Zoning Land Use ZONING: Designations
EXHIBITS: A. Draft Resolution recommending certification of the EIR Attachment 1: FEIR
Attachment 2: CEQA Findings of Fact and Statement of
Overriding Considerations with Mitigation
Monitoring and Reporting Program
B. Draft Resolution recommending approval of the following applications: Annexation (P18-0078); General Plan
Amendments (P18-0079), Rezoning (P18-0081), Planned
Unit Development (PUD-130) plan for residential and private and public open space development with related on- and offsite modifications and infrastructure, and Vesting Tentative Map (Tract 8569).
Attachment 1: DRAFT Conditions of Approval
Attachment 2: Project Plans, Architectural Drawings, and Vesting Tentative Tract Map
C. Draft Resolution recommending approval of the Pre-Annexation and Development Agreement
Attachment 1: Pre-Annexation and Development Agreement
D. General Plan Goals, Programs, and Policies
E. Location and Noticing Map
STAFF RECOMMENDATION
Staff recommends the Planning Commission:
1. Find the Final Environmental Impact Report for Hidden Canyon Residences and Preserve has been completed in compliance with California Environment Quality Act (CEQA) and adopt a resolution recommending certification of the FEIR.
2. Adopt a resolution recommending approval of: (1) Annexations (P18-0078) of parcels totaling approximately 130.98 acres; (2) General Plan Amendments (P18-0079) redesignating areas with: (a) new residential from Open Space-Public Health and Safety to Low Density Residential, and (b) private or public open space areas from Low Density Residential to Open Space – Public Health and Safety or Open Space-Parks and Recreation; (3) Rezoning (P18-0081) parcels from Pre-zoned-PUD-OS-A&G/OSPH&S/LDR/HOZ to PUD-OS-A&G/OS-PH&S/LDR District; (4) a PUD development plan (PUD-130) to construct 28 single-family residential units, demolish and reconstruct two single-family homes, install related on- and off-site modifications and infrastructure, construct a staging area for public access to the Pleasanton Ridge, and dedicate land to the East Bay Regional Park District (EBRPD); and (5) a Vesting Tentative Tract Map (TRACT 8569) to subdivide 128.5 acres into: (a) 30 single-family lots and roadway; (b) private open space; and (c) public open space dedicated to the EBRPD; and
P18-0078, P18-0079, P18-0081, PUD-130 and Tract 8569 (Hidden Canyon) Planning Commission 3 of 28
3. Adopt a resolution recommending approval of the Pre-Annexation and Development Agreement.
EXECUTIVE SUMMARY
The applicant proposes to annex1 five parcels totaling 130.98 acres into City limits, and develop four of the parcels, located at 10807, 11021 and 11033 Dublin Canyon Road, and the, parcel west of 11021 Dublin Canyon Road and hereafter referred to as the ‘project site,’ with 30 detached, single-family residential lots, including two lots to replace two existing homes in the northeastern portion of the project site, and related on- and off-site improvements. The project would also include dedication of land to the East Bay Regional Park District (EBRPD) and construction of an EBRPD staging area for public access to Pleasanton Ridge.
The proposed project is consistent with the project site’s pre-zoning designation of Pre-zonedPUD-OS-A&G/OS-PH&S/LDR/HOZ Districts, which requires conformance with the City’s certified 2023 Housing Element, but not the City’s adopted Objective Design Standards (ODS), as the application was submitted prior to adoption of the ODS.
The environmental documentation, consideration for annexation, General Plan amendments, PUD development plan, Vesting Tentative Map, and Pre-Annexation and Development Agreement are before the Planning Commission for consideration and recommendation to the City Council.
SITE AND AREA DESCRIPTION
Site Description
The project site is located on the south side of Dublin Canyon Road and comprises five existing unincorporated parcels ranging in size from 0.9 to approximately 105 acres in size (see Figure 1). A 66.01-acre portion of the property west of 11021 Dublin Canyon Road is located outside of the City’s urban growth boundary (UGB) line. Two of the properties (the 0.9- acre easternmost parcel at 11033 Dublin Canyon Road; and an adjacent 15-acre parcel at 11021 Dublin Canyon Road) each include an existing home and miscellaneous accessory structures. The remaining parcels to the west, which include undeveloped grazing land, are 100 acres and 12.6 acres, respectively. All properties are owned by the Lester family, apart from the 12.6-acre property which is owned by Ponderosa Homes II.
The project site has frontage on Dublin Canyon Road at its northeast and northwest ends, with an intervening 2.5-acre property proposed for annexation with the project site, owned by the Oak Hills Congregation. The Oak Hills property is developed with an existing religious facility and associated surface parking areas that are situated on relatively flat, graded pad areas.
Vehicular access to the Oak Hills site is provided by an existing driveway from Dublin Canyon Road, which ascends from the roadway to the developed portions of the site, where the primary building and parking areas are clustered. The Oak Hills Congregation property will continue to operate under existing conditions.
The topography of the project site is hilly, with a main ridge rising from the northeast corner.
The southern portion of the project site slopes down into Devaney Canyon, a heavily vegetated corridor which contains Devaney Creek, running in a southwest to northeast direction of the 1 10971 Dublin Canyon Rd. is part of the annexation application only and is not included in any other entitlements.
P18-0078, P18-0079, P18-0081, PUD-130 and Tract 8569 (Hidden Canyon) Planning Commission 4 of 28
project site. Another heavily wooded canyon branches off Devaney Canyon at the western portion of the project site.
The most prevalent habitat on the site is California annual grassland that is used as rangeland for cattle grazing, but some seasonal wetlands occur in the northern portion of the site and riparian habitat associated with Devaney Canyon Creek and its unnamed tributary also occur in the southern half of the site. A more detailed description of biological resources is in section
3.3 (Biological Resources) of the Draft EIR.
Surrounding Area
The project site is bordered on the north, across Dublin Canyon Road, by single-family homes within the Canyon Creek subdivision, Canyon Meadows Condominiums, and single-family homes on large parcels. The Preserve, Oak Hill Estates, and Kolb Ranch Estates single-family home developments are located to the east and southeast. EBRPD’s Pleasanton Ridge Regional Park is located to the south and agricultural and grazing lands on very large lots, and a single-family home is located to the west.
Figure 1: Aerial of Project Site and Area
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BACKGROUND
Hillside Development
Measures PP and QQ
In the November 2008 general election, Pleasanton voters passed two initiatives: Measure PP, the Save Pleasanton’s Hills and Housing Cap2 Initiative, and Measure QQ, the Pleasanton Ridgelines Protection and Growth Control Initiative. Measure PP prohibits “grading to construct residential or commercial structures…on hillside slopes of 25 percent or greater, or within 100 vertical feet of a ridgeline.” However, Measure PP provides an exemption for existing lots of record3 and allows a maximum of 10 units on such properties. Measure QQ reaffirmed existing policies and programs in the City’s 1996 General Plan regarding the preservation of scenic hillsides and ridge views.
The passage of Measure PP resulted in the addition of Land Use Element Program 21.3 to the General Plan, which reads:
Ridgelines and hillsides shall be protected. Housing units and structures shall not be placed on slopes of 25 percent or greater, or within 100 vertical feet of a ridgeline. No grading to construct residential or commercial structures shall occur on hillside slopes 25 percent or greater, or within 100 vertical feet of a ridgeline. Exempt from this policy are housing developments of 10 or fewer housing units on a single property. Splitting, dividing or subdividing a ‘legal parcel’ to approve more than 10 housing units is not allowed.
Accordingly, hillside developments would be required to adhere to Measures PP and QQ and the General Plan.
Southeast Hills Mapping
In 2017, the City undertook an exercise, known as the “Southeast Hills Mapping,” to study and develop a methodology for evaluation of hillside development’s consistency with Measure PP restrictions. The purpose of the study and methodology was to ensure future development would be consistent with Measure PP and minimize future land-use conflicts by providing clarity to property owners and the City on issues related to slope and ridgeline setbacks. The study area focused on the Southeast Hills, an approximately 1,520-acre area in the southeast of Pleasanton. Through geographic information systems (GIS) mapping, site visits, studies of neighboring communities (i.e., Danville, Moraga, Orinda, and San Ramon), and research, staff prepared maps of the Southeast Hills and developed a methodology for identifying slopes, ridgelines, and ridgeline setbacks.
The City Council adopted the mapping and methodology in 2017, and at that time determined it should be applied more broadly to other parts of the City where development on hillsides is proposed. (See City Council Resolution 17-981, Southeast Hills Mapping and Methodology).
With the adoption of Resolution 17-981, individual project sites are expected to use the methodology adopted to map their sites, “but could show a finer-grained pattern of areas 2 Certain provisions of Measure PP related to the City’s Housing Cap were invalidated by the Alameda County Superior Court as conflicting with State law that mandates communities to meet regional housing requirements. 3 As of January 1, 2007.
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subject to Measure PP (and areas not subject to Measure PP)4.” The ultimate objective of each project-specific mapping would be to follow the restrictions of Measure PP while allowing for development of those areas not subject to Measure PP, or other limitations imposed by the General Plan, or other environmental considerations.
Project Background
Lester/Kolb Properties
The Lester/Kolb properties, referred to hereafter as the “Lester properties”, have been of interest to developers prior to and since Measures PP and QQ and the Southeast Hills mapping; with applications from various developers and real estate entities seeking feedback on a single-family home development dating back to 1997. Through these past applications the City provided feedback on the proposals including, but not limited to, aspects such as density, grading, visibility of development, and development consistency with City hillside policies and programs.
With the City’s 2017/2018 priority work plan, the City Council directed staff to work with the current applicant and the EBRPD to facilitate consideration of a residential subdivision on the project site consistent with Measure PP restrictions and include dedication of land to the EBRPD and a new staging area for improved public access to the Pleasanton Ridge. As a “Priority B” effort, the work plan also stipulated the City would not assign planning resources to this effort until calendar year 2018.
Staff began working with the applicant on their formal application in 2018, and the Hidden Canyon Project was reviewed by the Planning Commission at a Work Session on March 27, 2019. The feedback received was to reduce the number of new units proposed to adhere to Measure PP and adjust the location and design of the EBRPD staging area closer to Dublin Canyon Road. While staff continued to work with the applicant on plan refinements, planning resources were put on hold for this project in 2021 to accommodate the City’s Housing Element update.
Housing Element Update
The City’s Housing Element, a required component of the General Plan, is periodically updated to address community housing needs across all income levels. At the time the Hidden Canyon application was initiated, the City was operating under the 5th Cycle Housing Element (2015– 2022). The update to the 6th Cycle Housing Element (2023–2031) began in March 2021, with public hearings and an extensive outreach process that included over 40 meetings and community engagement efforts. The City Council subsequently provided direction on December 20, 2022, including modifications to the proposed housing site rezone list. In 2023, City Council adopted the 6th cycle Housing Element update, which included a list of sites to be rezoned for housing. The Lester properties were included as Area 1 in the Housing Element and were rezoned accordingly as a Housing Element Overlay site. It is noted that during the Housing Element update process, the Oak Hills property (10971 Dublin Canyon Road), was not evaluated as a potential housing site. While no housing is proposed for the Oak Hills property, it was recognized the property would need to be annexed in conjunction with the proposed project, as it is an intervening parcel along the project site’s frontage on Dublin 4 Source: Southeast Hills Mapping and Methodology
P18-0078, P18-0079, P18-0081, PUD-130 and Tract 8569 (Hidden Canyon) Planning Commission 7 of 28
Canyon Road. This approach is consistent with the General Plan Land Use Element, which encourages the annexation of remaining contiguous unincorporated parcels.
Since the submittal of the formal applications in 2018 through the certified 6th Cycle Housing Element update, the applicant worked with City staff, adjacent property owners, residents, and EBRPD staff on plan refinements to provide a project design that minimized grading, avoided development on slopes of 25 percent or greater, and modified the new staging area to enhance public access to the Pleasanton Ridge. These refinements resulted in a reduction of units from 33 to 30 by eliminating two residential lots on the Ponderosa-owned parcel and redesignating a proposed residential lot to a stormwater basin for the new subdivision. The staging area modifications included relocating the staging area from the southern portion of the project site to the northeast, closer to Dublin Canyon Road, and reducing the size of the staging area from 36 vehicle parking stalls with four pull-through trailer parking spaces, to 18 vehicle parking stalls. The change was made in response to site constraints associated with the relocated staging area near Dublin Canyon Road, where a reduced development footprint to prevent further grading in areas with slopes of 25 percent or greater, necessitated a decrease in parking capacity and elimination of pull-through trailer spaces; these modifications were reviewed and approved by EBRPD staff and are reflected in the current project plans.
ANNEXATION AND THE LOCAL AGENCY FORMATION COMMISSION (LAFCO) Should the City Council certify the FEIR and approve the proposed project entitlements, the final determination on the applicant’s ability to annex into the City and construct the project would be made by the Alameda County LAFCo. Annexation proceedings would be initiated upon approval of the various applications before the City of Pleasanton, in the form of submittal of an application for annexation to LAFCo.
Furthermore, as part of the annexation process, the City would need to negotiate an agreement with Alameda County about how future property tax revenues would be shared between the County and City. Furthermore, following annexation, and pursuant to State law, the City and County will be required to negotiate and (ideally) reach agreement on how any portion of the County’s Regional Housing Needs Assessment (RHNA) units would be reallocated to Pleasanton, along with any corresponding credit for construction of units on the site.
GENERAL PLAN, HOUSING ELEMENT, AND ZONING
Applicable General Plan, Housing Element, and Zoning regulations are summarized below.
Compliance with focused regulations and policies are analyzed further in the Analysis section of this report.
General Plan Designation
Although the properties are unincorporated, they are located within the City’s Sphere of Influence and General Plan Planning Area Boundaries. As discussed below, the portion of the property proposed for development with new single-family homes is located within the City’s Urban Growth Boundary (UGB).
Most of the development would be in the Low Density Residential (LDR)-designated portion of the project site, which allows development of up to two dwelling units per acre. Approximately 45 acres of the project site are designated LDR. Considering the development as a whole, the
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proposed 30 (28 new and two existing) dwelling units equates to 0.67 dwelling units/acre (du/ac), and would meet the General Plan density requirement.
However, portions of the project, including three of the future lots (Lots 3-5) located on the
12.6-acre Ponderosa-owned parcel, and existing Lester homes and future Lots 29 and 30 intended as new homesites for the Lester family (encompassing the existing 0.9-acre parcel at 11033 Dublin Canyon Road and a portion of 11021 Dublin Canyon Road), are located in areas designated Open Space-Public Health and Safety. Under this land use designation, no development is allowed other than one single-family home on each “existing lot of record as of September 16, 1986, which meets City requirements for access, public safety, building site, and architectural design.” Therefore, while most of the proposed project conforms to the current General Plan Land Use designations, amendments to the General Plan Land Use Map would be required to allow for the proposed development.
Table 1 summarizes the City of Pleasanton’s 2005-2025 General Plan Land Use Map and zoning designations for each parcel, and Figure 2 illustrates the existing General Plan Land Use designations with the proposed project.
Table 1: Pleasanton General Plan and Zoning Land Use Designations APN/ADDRESS General Plan
Land Use Designation
Zoning Designation
APN:941-2500-2
11033 Dublin Canyon Rd.
(Lester)
Open Space – Public
Health and Safety
Housing Element
Overlay Site
Pre-zoned-PUD-OS-A&G/OSPH&S/LDR/HOZ (Planned Unit
Development-Open SpaceAgriculture & Grazing/Open
Space-Public Health and
Safety/Low Density
Residential/Housing Opportunity
Zone) Districts
APN: 941-2500-3
11021 Dublin Canyon Rd.
(Lester)
Low Density Residential
Open Space – Public
Health and Safety
Housing Element
Overlay Site
Pre-zoned-PUD-OS-A&G/OSPH&S/LDR/HOZ (Planned Unit
Development-Open SpaceAgriculture & Grazing/Open
Space-Public Health and
Safety/Low Density
Residential/Housing Opportunity
Zone) Districts
APN: 941-2600-2-6
West of 11021 Dublin
Canyon Rd. (Lester)
Low Density Residential
Open Space –
Agriculture and Grazing
Open Space – Public
Health and Safety
Housing Element
Overlay Site
Pre-zoned-PUD-OS-A&G/OSPH&S/LDR/HOZ (Planned Unit
Development-Open SpaceAgriculture & Grazing/Open
Space-Public Health and
Safety/Low Density
Residential/Housing Opportunity
Zone) Districts
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APN: 941-2700-2
10807 Dublin Canyon Rd.
(Ponderosa)
Low Density Residential
Open Space – Public
Health and Safety
Housing Element
Overlay Site
Pre-zoned-PUD-OS-A&G/OSPH&S/LDR/HOZ (Planned Unit
Development-Open SpaceAgriculture & Grazing/Open
Space-Public Health and
Safety/Low Density
Residential/Housing Opportunity
Zone) Districts
APN: 941-2700-1
10971 Dublin Canyon Rd.
(Oak Hills)
Low Density Residential Unincorporated
Figure 2: Existing General Plan Land Use Map Overlay
Housing Element
As noted in the Housing Element Update section of this report, the City’s adopted 2023 Housing Element identified the project site as Area 1 - Lester, which allows up to two residential dwelling units per acre, for a maximum number of 31 residential units; the proposed 30 residential unit project would be consistent with this designation.
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Zoning District
The project site is Pre-zoned-PUD-OS-A&G/OS-PH&S/LDR/HOZ (Planned Unit DevelopmentOpen Space-Agriculture & Grazing/Open Space-Public Health and Safety/Low Density Residential/Housing Opportunity Zone) Districts.
Pre-zoning establishes the framework for future development of the project site, including areas designated for LDR uses. Development of single-family residences is permitted with the LDR designation, subject to the standards and development plan established through the PUD process. The proposed project is consistent with this pre-zoning framework.
The Oak Hills property at 10971 Dublin Canyon Road, is also included as part of the annexation area but is developed with an existing religious facility. No changes to the land use are proposed for this property, and it would continue to operate under existing conditions. Any future modifications to the use or development of the Oak Hills site would be subject to separate City review and approval.
INCLUSIONARY ZONING ORDINANCE (IZO) AND AFFORDABLE HOUSING Pleasanton Municipal Code (PMC) Section 17.44.040(A) provides that for all new single-family residential projects of 10 units or more, at least 15 percent of the project’s dwelling units (i.e. six affordably priced units in the development) shall be affordable to very low, low-income, and/or moderate-income households, with such units provided on-site. Section 17.44.080 of the IZO allows for alternative compliance methods, recognizing that providing affordable units on-site may not always be feasible.
While the current ordinance provides that the City Council approval of an alternative compliance approach is required, at the time of the IZO update in 2022, projects deemed “in process,” were allowed to be subject to the provisions of the prior ordinance. The proposed project has been under review since 2018, including issuance of a CEQA Notice of Preparation before passage of the IZO update, and qualifies under this provision.
As such, the prior IZO permitted payment of fees, rather than constructing on-site units, and this is the approach selected by the applicant as they have asserted building the units on-site would not be financially feasible.
Pursuant to the PMC, Affordable Housing funds paid to the City may be used for a wide range of projects; including but not limited to, support for existing City housing programs that benefit lower-income households, funding a future affordable housing project proposed by the City, or to acquire land for construction of a project.
In accordance with PMC Section 17.44.060, an Affordable Housing Agreement with Ponderosa Homes is not required because this project is permitted to pay the Affordable Housing Fee to meet the IZO requirements, as reflected in the Pre-Annexation and Development Agreement.
PROJECT DESCRIPTION
The applicant proposes: 1) annexation (P18-0078) of five parcels totaling 130.98 acres; 2) General Plan amendments (P18-0079) of four parcels to redesignate proposed residential areas from Open Space–Public Health and Safety to Low Density Residential and proposed open space areas from Low Density Residential to either Open Space–Public Health and
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Safety or Open Space–Parks and Recreation; 3) rezoning (P18-0081) four parcels from PreZoned PUD–OS-A&G/OS-PH&S/LDR/HOZ Districts to PUD–OS-A&G/OS-PH&S/LDR; 4) Planned Unit Development (PUD-130) approval to construct 28 detached single-family residential units, demolish and reconstruct two existing single-family homes, install related onand off-site improvements and infrastructure, construct a staging area for public access to the Pleasanton Ridge, and dedicate 70.3 acres of land to the EBRPD; 5) a Vesting Tentative Tract Map (Tract 8569) to subdivide 128.5 acres into: (a) 11.72 acres for 30 single-family lots and roadways; (b) 39.80 acres of private open space; (c) 7.5 acres of private/public open space; and (d) 69.33 acres of public open space to be dedicated to the EBRPD; and 6) a PreAnnexation and Development Agreement for vesting entitlements and fees.
Site Design and Development
The project is proposed as a gated subdivision with 28 new two-story detached single-family homes, two new (rebuilt) single-story homes for the Lester family, private and public open space, and related on- and off-site improvements and infrastructure. Figures 3-6 illustrate the overall site plan and vesting tentative map layout for the proposed project (additional color maps and exhibits are included in the DEIR). The designation of the lots and parcels are as follows:
• Single-family home Lots 1-5 are proposed on the northern portion of the project site, closest to Dublin Canyon Road.
• Single-family home Lots 6-28 are proposed, generally, in the center of the project site. • Parcel A encompasses Lots 1-28 and is designated as privately owned and maintained Ponderosa Homeowners Association open space for the new subdivision. • Parcel B, located south and west of Parcel A, will be dedicated to the EBRPD. • The Lester homes, located at the eastern portion of the project site, are designated as Lots 29 and 30, and not included in Ponderosa’s subdivision (Lots 1-28, and Parcel D). • Parcel C, located southwest of the Lester Lots, will remain undeveloped, with the exception of the new staging area and related modifications, and retained by the Lester’s under a life estate with future dedication to the EBRPD when the last Lester family member passes.
• Parcel D, located adjacent to Lots 10 and 11, is dedicated as a stormwater treatment basin for the new subdivision.
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Figure 3: Overall Site Plan
Figure 4: Layout of Lots 1-5
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Figure 5: Layout of Lots 6-28
Figure 6: Lester Lots 29 and 30 and EBRPD Staging Area
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Architectural Plans and Styles – Ponderosa Subdivision
Lots 1-28 vary in site area, with the minimum lot size being 7,373 square feet and the largest being 14,884 square feet in area. The project includes three model floor plans with set square footages based on the plan type: Plan 1 is approximately 3,750 square feet, Plan 2 approximately 3,774 square feet, and Plan 3 is approximately 4,243 square feet in area. There are four architectural styles corresponding to the floor plan type, Rustic Villa (Mediterranean), Spanish, Prairie, and Farmhouse. Lots 4, 7, 15, 24, 25, and 28 have plan types that will include attached accessory dwelling units. The plan type corresponds with a lot number to provide variation throughout the subdivision. Each plan would contain classic elements reflective of the architectural style, details, color schemes, and stonework that would fit in and be harmonious with the area and adjacent subdivisions in the vicinity. A selection of various exterior color schemes (three per elevation style) would provide continuity with the design themes and add variation within the new subdivision.
The applicant is proposing a PUD development plan that establishes as-built development standards, meaning that future development (i.e., additions) would not be allowed. Accessory structures, if desired, would be subject to the development standards of the R-1-10,000 Zoning District.
Table 2 summarizes the proposed development standards that include minimum lot area, minimum setbacks, maximum floor area ratio, and maximum building height. Elevation drawings of each model type are included in Exhibit B, Attachment 2.
See next page for Table 2
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Table 2: Lots 1-28 Development Standards
Architectural Plans and Styles – Lester Properties
The two existing Lester homes would be demolished and rebuilt as single-story homes on each respective new lot. The site area of Lot 29 is 41,723 square feet and Lot 30 is 29,038 square feet, with each home being the same floor plan of 2,451 square feet. The architectural style of Lot 29 is Cottage and the style for Lot 30 is Bungalow, with each style containing elements reflecting the architectural style, details, and color schemes found throughout Pleasanton and the newer and adjacent subdivisions in the area.
The uses and future modifications, additions, changes, etc. to the homes and/or Lots 29 and 30 would be subject to the use and development standards of the R-1-20,000 Zoning District of the PMC.
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Table 3 includes development standards which include minimum lot area, minimum setbacks, maximum floor area ratio, and maximum building height. Elevation drawings of each Lot’s respective model type are included in Exhibit B, Attachment 2.
Table 3: Lots 29 and 30 Development Standards
EBRPD STAGING AREA AND PRIVATE/PUBLIC OPEN SPACE
The proposed project includes dedication of land and construction of a new publicly accessible staging area for the EBRPD, located south of Lester Lot 29 and accessed via a driveway along the eastern side of the Lester properties. The driveway would provide eight parallel parking spaces leading to a gated staging area featuring a paved parking lot with a total of 18 stalls, a vault restroom, water fountain, seating, and trailhead access. The staging area would connect to a future EBRPD trail extending south into Pleasanton Ridge Regional Park. The staging area would be constructed in accordance with EBRPD standards, serving as a key trailhead access for the northern terminus of the park’s trail system and implementing a component of the EBRPD master land use plan. The project also includes a public access road along a portion of the existing non-exclusive easement on the eastern boundary of the Lester property.
Figure 7 illustrates a focused view of the location of the staging area.
In conjunction with these improvements, a total of 117.1 acres would be designated as open space across four parcels: Parcel A (39.9 acres) and Parcel D (0.3 acres) would be owned and managed by the Ponderosa HOA; Parcel B (69.3 acres) would be dedicated to EBRPD; and Parcel C (7.6 acres) would remain under current Lester family ownership but is proposed for future dedication through a life estate agreement. Upon the passing of the remaining family members, Parcel C would transfer to EBRPD ownership, ultimately consolidating approximately 76.9 acres of open space, staging, and trail facilities for long-term public use.
The applicant consulted closely with EBRPD throughout the design process. The District has confirmed they are supportive of the proposed staging area sizing and design, and the approach with respect to transfer of ownership of land to the District.
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Figure 7: EBRPD Staging Area
PUBLIC AND PRIVATE ROADWAYS, CIRCULATION AND ACCESS
The proposed project includes frontage and intersection improvements along Dublin Canyon Road, including installation of a traffic signal at Canyon Meadows Drive to improve access and safety for the Oak Hills Congregational Church, construction and striping of six-foot-wide bike lanes along the project frontage, and a five-foot-wide sidewalk extending to the EBRPD trailhead and staging area, as shown in the improvement plans in Exhibit B, Attachment 2.
Internal circulation would be provided by a network of new private streets (Street A, Street B, and Court C) accessed from a landscaped, gated entry at the northwestern corner of the site.
Street B would serve as the primary gated entrance, connecting directly to Street A, which would function as a 20- to 21-foot-wide emergency vehicle access (EVA) route extending southwest through the site. All private roadways, gates, and landscaped areas would be maintained by the Ponderosa Homeowners Association (HOA).
Additional access features include an EVA connection between Dublin Canyon Road, the subdivision, and the Oak Hills Congregational Church driveway, as well as an access road at the terminus of Street A to accommodate ongoing ranching operations beyond the Urban Growth Boundary. Existing access to the Lester property would be retained and improved as a paved loop connecting to a new EBRPD easement, which would provide paved access to the planned trailhead and parking area south of the Lester property. This connection would include bollards at Dublin Canyon Road and a private gate at the easement interface. Although no offsite trail construction is proposed, the project would provide driveway easements and open
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space access, along with required sidewalks along the Dublin Canyon Road frontage of Lot 30 and within the EBRPD access area to support future connectivity.
The applicant will also be making a monetary contribution in the amount of $500,000 to be used by the City for future improvements to Dublin Canyon Road, including the potential widening of the Devaney Creek bridge in order to improve traffic circulation and enhance public safety.
INFRASTRUCTURE IMPROVEMENTS
The proposed project would be served by water from the City, via connection to the Moller 770 Pressure Zone, with the installation of a water booster pump station located near the entrance of the EVA on Dublin Canyon Road. Eight-inch water mains are proposed along Streets A and B, continuing along the EVA portion of Street A, and also within Court C. An 8-inch water main is also proposed to follow both the private and public roads surrounding the proposed Lots 29 and 30, connecting the roads along Dublin Canyon Road. Water would also be provided to the facilities at the proposed EBRPD Staging Area, though no sewer connection will be necessary for the EBRPD vaulted restroom as it will be pumped and maintained for cleanout by the EBRPD.
CLIMATE ACTION PLAN
In 2022, the City adopted Climate Action Plan (CAP) 2.0. The CAP 2.0 was reviewed by the Bay Area Quality Management District (BAAQMD) and was deemed a “Qualified Greenhouse Gas Reduction Strategy” in accordance with the District’s CEQA guidelines. Implementation of the CAP will occur over several years. The CAP consists of amendments to regulations and policies related to Land Use and Transportation, Energy, Solid Waste, and Water and Wastewater, which result in reductions in greenhouse gas emissions in compliance with the targets set by AB 32, California’s Global Warming Solutions Act of 2006.
Staff completed an analysis of how the proposed project is consistent with or implements the applicable measures outlined in the City of Pleasanton’s CAP. The proposed project is consistent with multiple goals and strategies outlined in the CAP, specifically within the Buildings & Energy, Transportation & Land Use, and Water Resources sectors.
The project supports Strategy BE-1 (Advance the decarbonization of buildings) through the incorporation of all-electric residential units, consistent with Supporting Action P1, which promotes all-electric new construction and reduces greenhouse gas emissions associated with natural gas use. The project also aligns with Strategy BE-3 (Expand use of renewable energy), as the future residential development would be subject to State and local requirements for solar readiness and energy efficiency. With respect to land use and transportation, the project is consistent with Strategy TLU-2 (Advance active, shared, and public transportation) and Strategy TLU-3 (Advance sustainable land use) by clustering residential development within the City’s Sphere of Influence, facilitating efficient infrastructure extension, and incorporating pedestrian and bicycle improvements along Dublin Canyon Road that support reduced vehicle miles traveled (VMT).
Furthermore, the project is consistent with Strategy WR-1 (Improve water supply and increase conservation) and Strategy WR-2 (Improve stormwater resilience) by incorporating waterefficient fixtures, compliance with State water efficiency standards, and on-site stormwater
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management features, including a dedicated stormwater treatment basin designed to meet municipal and regional requirements. With respect to wastewater, the project would connect to the City’s existing sanitary sewer system and be subject to all applicable municipal and regional wastewater regulations, including requirements that reduce inflow and infiltration, promote efficient water use, and support treatment processes that minimize energy consumption and associated greenhouse gas emissions.
By utilizing existing wastewater infrastructure and adhering to regulatory standards, the project supports CAP objectives to reduce emissions associated with water conveyance and treatment while ensuring long-term system efficiency and resilience. Collectively, these features demonstrate consistency with the CAP’s overarching goal of reducing greenhouse gas emissions while improving resource efficiency and infrastructure sustainability.
GRADING
Grading would cover approximately 21.2 acres, and approximately 129,850 cubic yards of material would be generated from grading activities to construct the lots, streets, and foundations. Another 14,630 cubic yards of material would be generated by trench spoils and anticipated soil swelling (five percent), for a total of 142,200 cubic yards of cut and fill work. As a result, the site grading would be balanced and neither off-haul nor import of dirt would be required.
Grading on the development site has been designed to avoid potential impacts to Devany Creek and associated vegetation and to provide a transition to the natural grades beyond the building envelopes. All grading on the project site has been designed to eliminate grading within areas of 25 percent slope or greater except for grading required to construct road segments and a portion along the EVA. Figure 8 illustrates the grading boundaries and areas affected by road only grading, which is provided as the last sheet in Exhibit B.
Figure 8: Slope and Grading Plan
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TREE REMOVAL
Of the 208 on- and off-site trees surveyed, 95 of the trees met the City of Pleasanton’s criteria for Heritage Trees5. These Heritage Trees include species such as coast live oaks, California bays, bigleaf maples, blue gums, California black walnuts, valley oaks, apples, trees of heaven, black locust, California buckeye, California incense cedar, elderberry, Mexican fan palm, and willow. The project would require removing 61 trees, including 64 Heritage or otherwise protected trees, due to direct or significant encroachment by the proposed project, mostly due to roadway placements, improvements to Dublin Canyon Road, and rebuilding the two new homes for the Lesters. The applicant will be able to preserve 147 of the 208 trees surveyed, including 64 Heritage Trees. Figure 9 illustrates the location of the trees, and the yellow highlights indicate which trees are to be removed, which as noted, are principally along the Dublin Canyon Road frontage and in the lower elevation/northern part of the site. The Director has made the determination required by PMC § 17.16.020(C)(4) that the protected trees that will be removed must be in order to construct improvements to allow for the economic enjoyment of the property and that the trees are situated such that their preservation would preclude reasonable development.
Figure 9: Tree Plan
Please refer to Exhibit B, Attachment 1, for fully detailed and remaining project details. 5 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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ANALYSIS
Annexation
The project site is located outside of the Pleasanton city limits, but within the City’s Sphere of Influence (SOI) and UGB. As such, annexation of the project site, along with the adjacent Oak Hills property located at 10971 Dublin Canyon Road, is required prior to development. The annexation is consistent with applicable Alameda County LAFCo policies, which promote orderly and logical boundary adjustments.
Annexation of these properties would represent a logical extension of the City’s boundaries and ensure that development occurs in a comprehensive manner consistent with the City’s General Plan and PMC. The project site is identified in the City’s Housing Element, and annexation would facilitate implementation of Housing Element programs that encourage annexation of contiguous unincorporated lands for residential development. Additionally, annexation would allow the City to apply its development standards, infrastructure requirements, and environmental review processes to the project, while LAFCo would retain authority to review and approve the boundary change to ensure consistency with regional policies.
General Plan Land Use and Policy Conformance
The project site has General Plan Land Use Designations of Low Density Residential (LDR), Open Space – Public Health and Safety, Open Space – Agriculture and Grazing, and Housing Element Sites Overlay which permits residential uses and open space. While portions of the proposed development are located within areas currently designated Open Space – Public Health and Safety, the project includes a corresponding redesignation of other portions of the site from Low Density Residential (LDR) to Open Space, resulting in a reallocation rather than an increase in the amount of land allocated to residential development across the project site.
The Pleasanton General Plan supports such amendments where they further land use and environmental objectives, particularly in hillside areas. Specifically, the General Plan emphasizes preservation of scenic ridgelines, protection of natural landforms, and the use of site planning techniques that concentrate development in less constrained areas while maintaining larger, contiguous open space areas. Consistent with these policies, the proposed General Plan amendment would cluster residential development within the more suitable, lower-gradient portions of the site while redesignating steeper slopes and visually prominent areas to Open Space. This approach aligns with General Plan direction to preserve hillside character, avoid excessive grading, and maintain open space resources, while also allowing flexibility in the precise location of land use boundaries so long as the overall intent of the Land Use Element is achieved.
Accordingly, the proposed amendments of LDR and Open Space redesignations maintains the overall land use framework envisioned by the General Plan, ensures consistency with hillside development and resource protection policies, and does not result in a substantive loss of open space, but rather a more appropriate and policy-consistent configuration of uses across the project site.
The City’s adopted 2023 Housing Element identifies the proposed project site as Area 1 - Lester, which allows up to two residential units per acre with a total maximum number of 31
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dwelling units allowed. Considering the development as a whole, the proposed 30 dwelling units would meet the General Plan density requirement.
In addition, the proposed project supports/promotes the General Plan Goals, Programs, and Policies included in Exhibit D.
Zoning and Use Conformance
The City Council approved the pre-zoning of Pre-zoned-PUD-OS-A&G/OS-PH&S/LDR (Planned Unit Development-Open Space-Agriculture & Grazing/Open Space-Public Health and Safety/Low Density Residential/Housing Opportunity Zone) Districts for the project site in 2023.
The approved uses for the project site include detached single-family residential development and open space; thus, the proposed project conforms with the current pre-zoning designations.
Affordable Housing and Regional Housing Needs Allocation (RHNA) The City’s Inclusionary Zoning Ordinance (IZO) requires new single-family residential projects of fifteen units or more to provide at least 15 percent of units at prices affordable to very low, low, and/or moderate-income households, and pursuant to the provisions made for projects “in process” at the time of the update to the IZO, would be permitted to pay the City’s Affordable Housing in-lieu fee, pursuant to PMC Chapter 17.40, and as reflected in the Draft Conditions of Approval.
Objective Design Standards (ODS) and Site Development Standards Although designated as a Housing Site in the City’s Housing Element, because the proposed project was submitted prior to the adoption of the City’s ODS, those standards are not applicable to the proposed project.
Rather, given the PUD pre-zoning for the project site, the applicant is permitted via a PUD development plan to establish the minimum site development standards for the project. As stated previously, Lots 1 through 30 include, but are not limited to, minimum lot area, minimum setbacks, maximum floor area ratio, and maximum building height.
A PUD development plan allows flexibility in applying Municipal Code standards to achieve an innovative overall plan for project sites and the area. The applicant developed the current site plan with input from the Planning Commission during the Work Session and numerous discussions with staff prior to and after formally submitting the PUD application. The applicant was considerate of the position of the buildings to provide adequate setbacks from the property lines and new street frontages and maximized the usability of the site. While the subject site is relatively large, Measure PP, the UGB, and open space requirements limit the allowable developable area. Due to these project constraints, smaller lot sizes with house sizes commonly used for new single-family home development make the floor area ratios for the new homes higher; however, the visual appearance of the new homes is in keeping with existing adjacent residential subdivisions in the area.
Staff finds the proposed siting, massing, and size of the units are appropriate for this site and would result in an attractive development for this area. The buildings would be in keeping with the scale and massing of the surrounding homes on Dublin Canyon Road and adjacent areas.
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Furthermore, staff is recommending conditions of approval prohibiting additions to the residential units.
Site Layout and Design Features
The site layout reflects a clustered development approach that concentrates residential units within the less constrained portions of the site while preserving a substantial portion of the property as open space. This design strategy minimizes environmental disturbance, reduces grading, and maintains the visual integrity of the surrounding hillsides.
The project includes 30 single-family residential lots (28 new and two reconstructed units) arranged along an internal roadway network designed to follow natural contours and reduce cut-and-fill impacts. Significant areas of the site, approximately half of the total acreage, would be preserved as permanent open space and dedicated to the EBRPD, providing long-term habitat protection and public access opportunities.
Additional site design features include the construction of a public staging area with parking, restrooms, and trail connections to the Pleasanton Ridge trail system, enhancing regional recreational access. The layout also incorporates infrastructure improvements that balance development with safety and environmental considerations.
Overall, the site design is consistent with General Plan policies that encourage preservation of open space, sensitive siting of development, and integration with regional trail systems.
Architecture and Design
The proposed residential architecture is designed to reflect a high-quality, semi-rural character consistent with the surrounding area and the City’s hillside development standards. Homes would feature varied architectural styles, materials, and elevations to create visual interest and avoid uniformity.
Building designs incorporate articulated facades, varied rooflines, and natural materials such as stone and wood accents to blend with the natural landscape. The scale and mass of the homes have been carefully considered to minimize visual impacts when viewed from public vantage points, including Dublin Canyon Road and nearby open space areas.
Collectively, the architectural and design approach supports the project’s goal of integrating residential development into a sensitive hillside environment while maintaining a cohesive and high-quality visual character.
Traffic and Circulation
The project includes a comprehensive set of transportation improvements designed to ensure safe and efficient access to and from the site. Primary access would be provided via Dublin Canyon Road, with improvements including gating of the new subdivision and installation of a traffic signal, along with associated roadway modifications to enhance safety and circulation for both project residents and existing users in the area. The proposed traffic signal is not required based on the standard traffic signal warrants; however, is included as part of the project to improve access to Dublin Canyon Road by providing a protected turn and safe crossing for pedestrians.
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Additional improvements include roadway widening, intersection enhancements, and bicycle and pedestrian facilities to improve multimodal connectivity. These improvements are consistent with City standards and have been reviewed and found acceptable by the City’s Traffic Engineer.
As analyzed in the EIR, the project would result in vehicle miles traveled (VMT) impacts that exceed applicable thresholds. While feasible mitigation measures would be implemented to reduce VMT, including design features that support alternative modes of transportation, these impacts would remain significant and unavoidable. This condition is not unique to the project and reflects broader regional travel patterns associated with low-density residential development in areas with limited transit accessibility. Further discussion on this is in the Environmental Assessment section of this report.
Notwithstanding the VMT findings, the proposed circulation improvements would enhance local traffic operations and safety conditions along Dublin Canyon Road and surrounding roadways.
Drainage
A comprehensive drainage strategy has been incorporated into the project design to ensure that post-development runoff does not exceed pre-development conditions. Stormwater runoff would be managed through a combination of on-site detention, drainage improvements, and best management practices (BMPs) in compliance with City standards and regional requirements. The project would be required to prepare and implement a Stormwater Control Plan, consistent with the requirements of the Alameda County Clean Water Program, to address water quality, erosion control, and long-term maintenance of drainage facilities. With implementation of these measures, grading and drainage impacts would meet all regulatory requirements, and any potential environmental impacts would be less than significant.
Measures PP and QQ
The proposed project has been designed to minimize development within the site’s steeper areas; however, it includes grading associated with roadway construction, lot creation, and related improvements on slopes of 25 percent or greater. Consistent with prior City Council interpretation of Measure PP, roads are not considered “structures” and therefore are not prohibited within these areas. Accordingly, the proposed staging area, which does not include structural development, is not subject to Measure PP restrictions. The grading necessary to establish the roadway network that provides access to the subdivision and individual lots facilitates a site design that avoids placement of residential structures on slopes of 25 percent or greater. Furthermore, the proposed project is not near a ridgeline. It is noted that, while the mapping shows several small areas that would represent steep slopes beneath proposed lots, these areas represent minor topographic variations (e.g. rocks, small hillocks and depressions), detected due to the high degree of precision available in today’s survey technology, within larger areas that otherwise are below the threshold 25% grades. These features are topographic anomalies that in staff’s view fall outside the scope or intent of the voter approved hillside protection measure.
Therefore, the project, as proposed, conforms to Measures PP and QQ.
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Tree Removal and Landscaping
Development of the project would require the removal of a limited number of trees to accommodate roadway improvements, building envelopes, and infrastructure. Tree removal has been minimized to the extent feasible through site planning and clustering of development.
All tree removals would be subject to the City’s PMC requirements, including permitting and replacement ratios.
The landscape plan emphasizes preservation of the site’s natural character and integration with surrounding open space areas. The hillside area of the project site does not have many trees, as shown in Figure 8. Native and drought-tolerant plant species would be utilized to reduce water demand and maintain consistency with the project’s semi-rural setting. In addition, mitigation measures identified in the EIR require the protection of sensitive biological resources, including avoidance and preservation of specific habitat areas and implementation of tree protection measures during construction.
Landscaping within developed areas would include street trees, fuel modification zones, and defensible space consistent with fire safety requirements, while open space areas would remain largely undisturbed or be restored with native vegetation. Overall, the project would result in a balanced approach that accommodates necessary development while preserving the visual and ecological character of the site.
Development Agreement
As proposed, a Pre-Annexation and Development Agreement between the City and the applicant would establish the terms and conditions under which the project may proceed. The key provisions of the draft Pre-Annexation and Development Agreement are in Exhibit C, and are summarized as follows:
• Term: Initial 10-year term commencing upon the effective date of the agreement, with the potential for an administrative extension of up to 18 months upon demonstration of substantial progress.
• Vesting: Provides the Developer with vested rights to develop the project in accordance with the approved project approvals and applicable regulations in effect at the time of agreement execution.
• Annexation Requirement: The agreement is contingent upon successful annexation of the project site into the City, with the applicant responsible for initiating and funding annexation proceedings through LAFCo.
• Public Benefits:
o Design and construction of an EBRPD staging area, including parking, restrooms, water facilities, and a trail connection to the Pleasanton Ridge trail system, along with a commitment to ongoing maintenance funding. o Dedication of open space to EBRPD, subject to a conservation easement ensuring long-term preservation and maintenance.
o Installation of a traffic signal and related improvements at Dublin Canyon Road and Canyon Meadows Drive to improve access and safety for surrounding uses. o Payment of a $500,000 contribution toward future improvements to Dublin
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Canyon Road, including potential bridge widening to enhance circulation and safety.
o Development of 28 new residential units to support local housing needs, consistent with the City’s Housing Element.
• Fees: The Developer is required to pay applicable City impact fees and developmentrelated fees, subject to established schedules and annual adjustments, as well as fees collected on behalf of other agencies such as Zone 7 and the Tri-Valley Transportation Council.
Based on these terms, staff has determined the Pre-Annexation and Development Agreement would provide substantial public benefits, including open space preservation, transportation and infrastructure improvements, and financial contributions toward public facilities. In exchange, the applicant receives certainty regarding applicable development regulations and project timing. Accordingly, staff finds that the agreement would result in a balanced exchange of benefits and recommends that the Planning Commission forward a recommendation of approval to the City Council. The City Council must ultimately determine if the agreement is consistent with the General Plan, and staff finds this finding can be made based on the analysis above.
PLANNED UNIT DEVELOPMENT CONSIDERATIONS
PMC Section 18.68.110 sets forth the purposes of the PUD District and considerations to be addressed in reviewing a PUD development plan. These purposes and considerations are set forth in the draft Resolution included as Exhibit B and include whether the plan is in conformance with the City General Plan; in the best interest of public health, safety, and general welfare; and whether the plan would be compatible with developed properties in the vicinity. As described in Exhibit A, and based on the information and analysis provided in this report, staff recommends the Commission make the required findings to recommend approval of the project to the City Council.
PUBLIC NOTICE
Notice of this meeting was sent to property owners and tenants/occupants within 1,000-feet of the site as shown in Exhibit E, and project identification signage has been posted on-site by the applicant. At the time of this report’s publication, staff had not received any public comments. Public comments received after publication will be forwarded to the Commission.
ENVIRONMENTAL ASSESSMENT
An EIR was prepared for the Hidden Canyon Residences and Preserve Project in accordance with the California Environmental Quality Act (CEQA). The Draft EIR, along with appendices, was circulated for public review, and a Final EIR, consisting of responses to comments, errata, and revisions to the Draft EIR, was subsequently prepared. The FEIR reflects the independent judgment and analysis of the City of Pleasanton as the lead agency and is provided as Exhibit A.
Pursuant to CEQA Guidelines Section 15090, prior to project approval, the decision-making body must certify: (1) the FEIR has been completed in compliance with CEQA; (2) the FEIR was presented to and reviewed by the decision-making body; and (3) the FEIR reflects the
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independent judgment of the City. In addition, CEQA Guidelines Section 15091 requires the City to adopt findings for each significant environmental impact identified in the EIR.
The EIR evaluates the potential environmental impacts associated with construction and operation of the proposed project. As documented in the EIR and summarized in the Findings of Fact, the majority of environmental impacts would either be less than significant or reduced to less than significant levels through the incorporation of mitigation measures identified in the Mitigation Monitoring and Reporting Program (MMRP).
Impacts Reduced to Less Than Significant with Mitigation The EIR identifies several environmental topic areas where impacts would be potentially significant but can be reduced to a less than significant level through implementation of mitigation measures. These include aesthetics (light and glare), biological resources, geology and soils (including paleontological resources), and hazards and hazardous materials.
Applicable mitigation measures are identified in the MMRP included in Exhibit A and would be implemented as part of project approval to ensure impacts are reduced to less than significant levels. In addition, the EIR determined that impacts related to air quality, greenhouse gas emissions, hydrology, noise, recreation, and utilities would be less than significant without mitigation.
Significant and Unavoidable Impacts
The EIR identifies transportation-related vehicle miles traveled (VMT) impacts as significant and unavoidable. While mitigation measures would reduce VMT, they would not achieve the level of reduction necessary to meet applicable thresholds, and no additional feasible mitigation measures or alternatives have been identified to further reduce these impacts. As such, both project-level and cumulative VMT impacts remain significant and unavoidable, which is typical for low-density residential development in areas with limited transit access.
Statement of Overriding Considerations
Because the EIR identifies significant and unavoidable impacts, approval of the project requires adoption of a Statement of Overriding Considerations. As outlined in the Findings, project benefits include development of a Housing Element site, preservation and dedication of substantial open space, expansion of public access to regional recreational amenities, and roadway and safety improvements. These benefits are determined to outweigh the project’s unavoidable VMT impacts.
Based on the EIR, and with adoption of the CEQA Findings, MMRP, and Statement of Overriding Considerations, the project has been analyzed in compliance with CEQA, and all necessary findings for certification can be made.
SUMMARY/CONCLUSION
Staff worked closely with the applicant on the proposed development over an eight-year period and appreciated the applicant’s cooperation in revising the proposal to address comments from the Planning Commission Work Session and staff concerning site layout and other elements of the project. The proposed development is well-designed, would preserve a large amount of open space, provide a public amenity through the construction of a staging area, and would be compatible with other residential developments in the immediate vicinity. Staff, therefore, finds the annexation, General Plan amendments, rezoning, PUD development plan,
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Vesting Tentative Map, and Pre-Annexation and Development Agreement merit a favorable recommendation to the City Council from the Planning Commission, subject to the Draft Conditions of Approval.
Primary Author: Natalie Amos, Associate Planner, 925-931-5613 or [email protected] Reviewed/Approved By:
Derek Farmer, Assistant Director of Community and Economic Development, Planning Manager Ellen Clark, Director of Community and Economic Development Katherine Wisinski, Assistant City Attorney
ATTACHMENT 4
EXHIBIT D
GENERAL PLAN GOALS, PROGRAMS, AND POLICIES
Land Use
Policy 8: Preserve and enhance the character of existing residential neighborhoods.
Policy 8.1: Enforce the provisions of the City's Zoning Ordinance and related planning ordinances to maintain the character of existing residential neighborhoods.
Program 8.2: Use the City's development review procedures to minimize intrusions into existing neighborhoods.
Policy 10: Provide flexibility in residential development standards and housing type consistent with the desired community character.
Program 10.1: Use planned unit development (PUD) zoning for residential properties that have unique characteristics or to accommodate development that does not fit under standard zoning classifications.
Policy 11: Residential density is determined by the General Plan density range or applicable specific plan.
Policy 12: Allow housing on the 6th Cycle Housing Element Sites, subject to site-specific policies as follows:
o Area 1 (Lester) – Any development on this site shall comply with Measures PP and QQ. A Planned Unit Development is required in conjunction with the necessary annexation of this site. While the site shall not be subject to the strict application of the Objective Design Standards, the standards may be used as a benchmark and where applicable, the PUD process may allow for flexibility (e.g., clustering of housing sites).
Housing Element
Goal 1: Attain a variety of housing sizes, types, densities, designs, and prices which meet the existing and projected needs of all economic segments of the community.
Policy 1.1: The City will identify and re-zone sites as needed to allow for residential development, at appropriate densities, to meet the assigned Regional Housing Needs Allocation (RHNA) of 5,965 units for the 2023-2031 (6th Cycle) Housing Element Cycle.
Program 1.1: Maintain zoning/rezone appropriate sites to accommodate Pleasanton’s share of the regional housing need for all income levels.
Program 1.10: Complete annexation of the housing sites located in unincorporated Alameda County (i.e., Lester and Merritt rezone parcels). Time Period: Complete annexations by June 30, 2026, unless extended for an additional 12 months. For Lester, the anticipated timeline and milestones include complete CEQA review by October
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2023, project review by City Council in January 2024, and LAFCo review for annexation in March 2024.
Policy 2.3: In conformance with the Inclusionary Zoning Ordinance, require each residential and non-residential development to which the Ordinance applies, to include its pro-rata share of housing needs for lower- and moderate-income households or, if the Ordinance criteria are met, to contribute to the Lower Income Housing Fund or propose alternative methods to facilitate the construction of housing affordable to these groups. It is strongly encouraged that the Inclusionary Zoning Ordinance requirements be met by building housing affordable to lower- and moderate-income households.
The City will continue to offer incentives to encourage and facilitate the production of affordable inclusionary units, as a component of the Ordinance.
Policy 6.4: Ensure that new housing development and improvements to existing housing (e.g., rehabilitation, remodels, and additions) integrate sustainable design and energy efficiency features, including a reduced lifecycle carbon footprint of materials required for the development of housing (i.e., remodels, additions, and new units), reduced energy and water consumption and efficiency, and expanded use of renewable energy sources.
Open Space Parks and Recreation
Goal 6: Achieve an extensive open-space system featuring a wide variety of opportunities to serve the diverse needs of the public.
Program 7.1 Support expansion of the East Bay Regional
Park District’s Pleasanton Ridge Park in areas designated as Open Space.
Program 7.3 Encourage public accessibility to appropriate public open-space land or in private open-space land that could accommodate public-access open-space trails Program 7.4 Provide adequate parking and staging areas for open space access and include facilities such as picnic areas, restrooms, and potable water.
Public Facilities and Community Programs Element
Goal 1: Provide sufficient public facilities and community programs to efficiently serve existing and future development while preserving and enhancing the quality of life for existing and future residents.
Sustainability
Program 2.1: Reduce the need for vehicular traffic by locating employment, residential, and service activities close together, and plan development so it is easily accessible by transit, bicycle, and on foot.
Program 2.6: Require design features in new development and redevelopment areas to encourage transit, bicycle, and pedestrian access, such as connections between activity
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centers and residential areas, and road design that accommodates transit vehicles, where feasible.
Program 2.8: Require land development that is compatible with alternative transportation modes and the use of trails, where feasible.
Overall Community Development
Policy 4: Allow development consistent with the General Plan Land Use Map.
Program 5.2: Consider surrounding land uses and potential impacts when changing land-use designations.
Climate Action Plan (CAP) Strategies
Encourage and facilitate more walking and cycling trips.
Create the building site context that allows people to walk, bike or take transit rather than drive.
Promote all-electric new residential construction to reduce greenhouse gas emissions associated with building energy use.
Support the expansion of renewable energy and energy-efficient building design in new development.
Improve water efficiency through the use of water-conserving fixtures, landscaping, and infrastructure.
Incorporate on-site stormwater management measures to enhance water quality and system resilience.
Reduce greenhouse gas emissions associated with water conveyance and wastewater treatment through efficient system design and connection to existing infrastructure.
Advance sustainable land use patterns that cluster development and preserve open space and natural systems.
Support implementation of bicycle and pedestrian infrastructure consistent with the City’s adopted plans.
Encourage development patterns that reduce vehicle miles traveled and support access to transit.
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Notes
Notes
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ATTACHMENT 4
EXHIBIT E
Fire Station
School
Park
Parcels
LOCATION AND NOTICING MAP
10807, 10971, 11021, 11033 Dublin Canyon Road and APN 941-2600-002-6
Hidden Canyon Residences and Preserve Project
P18-0078, P18-0078, P18-0081, PUD-130, and TRACT 8569
Recommendations on FEIR certification, annexation, General Plan amendments, rezoning, PUD, Vesting Tentative Tract Map, and Pre-Annexation and Development Agreement Project Addresses:10807,10971, 11021, the parcel west of 11021, and 11033 Dublin Canyon Rd.
City Council May 19, 2026
1. Certifying the Final Environmental Impact Report (FEIR);
2. Proposed entitlement approvals for:
a) Annexation of 130.98 acres (P18-0078);
b) General Plan Amendments redesignating residential and open space areas (P18-0079);
c) Rezoning to Planned Unit Development-Open SpaceAgriculture & Grazing/Open Space-Public Health & Safety/Low Density Residential (PUD-OS-A&G/OSPH&S/LDR) (P18-0081). d) Development of 28 new homes, two replacement homes,
on- and off-site improvements, and an East Bay Regional Park District (EBRPD) staging area (PUD-130); and
e) A Vesting Tentative Tract Map 8569 to create 30 singlefamily lots and open space parcels.
3. Approval of the Pre-Annexation and
Development Agreement
Requested Actions
Project Chronology
2018 Submittal
Project applications filed with the City
2019 NOP
Notice of Preparation and Scoping Meeting
2023 Housing Element
6th Housing Element Cycle
2025 DEIR
Draft EIR public review period opened
2026 Planning Commission
Review and Recommendation
Site and Land Use Context
• Project site comprises of unincorporated parcels ranging from 0.9 acre to 105 acres.
• A 66.01-acre portion lies outside the Urban Growth Boundary. • Existing conditions include:
• Two Lester family homes
• Undeveloped grazing land, and
• the Oak Hills Congregation on the intervening parcel. • General Plan Land Use
• Low Density Residential, Open Space–Public Health and Safety, Open Space–Agriculture and Grazing, and Housing Element Site Overlay.
Project Boundaries
Project Components – Open Space
• 117.1 acres designated as open space
• 69.33 acres dedicated to EBRPD; Parcel C proposed for future dedication via life estate.
• New EBRPD staging area
o 18 parking stalls
o trailhead access
o vault restroom
o water fountain
o seating
Project Components – Public Improvements
Dublin Canyon Road
o Restriping
o Bike lanes
o Sidewalk
o Emergency Vehicle Access
o New traffic signal at Canyon Meadows Drive
Project Components – Residential Development
• 28 new two-story detached homes on Lots 1–28.
• Two rebuilt Lester homes on Lots 29 and 30.
• Three model plans (Lots 1-28): approx. 3,750 sf, 3,774 sf, and 4,243 sf. • Architectural styles include:
o Lots 1-28 Rustic Villa, Spanish, Prairie, and Farmhouse. o Lots 29 and 30 Cottage and Bungalow.
• Lots 4, 7, 15, 24, 25, and 28 include attached ADUs.
Project Site – Existing Land Use Map
Project Site
Key Planning Analysis
• Annexation
o within the City’s Sphere of Influence
o supports implementation of the Housing Element
• General Plan amendments
o reallocate residential and open space land uses.
• Clustered development
o focuses homes in less constrained areas
o preserves steeper slopes and open space resources.
• Compatible with hillside development and surrounding
neighborhoods.
• Measures PP and QQ
o structures are kept off prohibited slope areas
o not near a ridgeline.
Development Agreement & Public Benefits
• 10-year term
• Developer receives vested rights
• Public benefits include:
o staging area construction and trail connection
o open space dedication
o traffic signal
o Dublin Canyon Road improvements
o $500,000 contribution toward future Dublin Canyon Road improvements.
• Paying applicable City and agency impact/development and Affordable Housing in-lieu fees.
Final Environmental Impact Report
• Most impacts are less than significant or can be reduced to less than significant with mitigation.
o Less than significant without Mitigation Monitoring and Reporting Program (MMRP): Air quality, greenhouse gas emissions,
hydrology, noise, recreation, and utilities.
o Less than significant with MMRP: Aesthetics/light and glare, biological resources, geology and soils, and hazards/hazardous materials
Significant and Unavoidable Impact
Transportation
• Same impact as Housing Element EIR
• Requires Statement of Overriding Considerations (SOC) o City must consider this significant and unavoidable impact against the benefits of the project.
o City must adopt SOC based on the findings
Public Notice
• Notice mailed to property owners and tenants/occupants within 1,000 feet.
• Project identification signage posted on-site by the
applicant.
Annexation / Development Process
Annexation cannot occur until a separate annexation application is submitted and acted on by Alameda County Local Agency Formation Commission (LAFCo).
Alameda LAFCo role: LAFCo has authority to review, approve with or without conditions or amendments, or deny proposed annexations and boundary changes.
What LAFCO evaluates: LAFCo considers annexation within state law and its adopted policies, including orderly urban development, preservation of open space, and discouragement of urban sprawl.
County coordination: The City would coordinate with Alameda County on items such as Regional Housing Need Allocation (RHNA) crediting and tax-sharing if the site is annexed into the City.
Final step before development: The applicant will apply to LAFCo where the final determination on annexation and the ability to move forward with the project would occur.
Recommendations
1. Adopt a resolution certifying the EIR
2. Introduce an ordinance, and waive the first reading, making the PUD findings and approving:
o Annexation (P18-0078)
o General Plan Amendments (P18-0080)
o Rezoning (P18-0081)
o Vesting Tentative Tract Map (TRACT 8569)
o Planned Unit Development (PUD-130)
3. Introduce an ordinance, and waive the first reading, approving the PreAnnexation and Development Agreement