WH WH
VALVE
ZONE OR IRRIGATION
METHOD ** (SQ-FT)
HYDROZONE *
A-10
AREA
LANDSCAPE AREA
% OF
A-1 0.1%
18%
HYDROZONE INFORMATION TABLE
10 / VERY LOW WATER USE PLANTINGS (GROUNDCOVER)
DRIP
TOTAL LANDSCAPE AREA 7,819 100.0%
1 / MODERATE WATER USE PLANTINGS (TREE)
9 / VERY LOW WATER USE PLANTINGS (GROUNDCOVER) A-9 24%
3 / MODERATE WATER USE PLANTINGS (TREE) A-3 DRIP 0.1%
DRIP
DRIP
2 / LOW WATER USE PLANTINGS (SHRUB & GROUNDCOVER) A-2 DRIP 14% 4 / MODERATE WATER USE PLANTINGS (TREE) A-4 DRIP 0.2%
5 / LOW WATER USE PLANTINGS (SHRUB & GROUNDCOVER) A-5 DRIP 14% A-6
7 / LOW WATER USE PLANTINGS (TREE) 0.1%
6 / LOW WATER USE PLANTINGS (SHRUB & GROUNDCOVER) DRIP 12% A-7 DRIP
8 / LOW WATER USE PLANTINGS (SHRUB & GROUNDCOVER) A-8 DRIP 2% 11 / HIGH WATER USE (POOL & SPA) N/A N/A 16%
1,3819
1,9116
1,071
12 1,0753
929
177
1,245 PATEL RESIDENCE STUIO 317 DESIGNS HYDROZONE PLAN
LI-2 5
HYDROZONE PLAN
NOTE: PLAN IS SHOWN DIAGRAMATICALLY. 0 8' 16' 24'
Scale: 3/32" = 1'-0"
NORTH
WATER EFFICIENT LANDSCAPE WORKSHEET
ETAF CALCULATIONS
REGULAR LANDSCAPE AREA
TOTAL ETAF x AREA
TOTAL AREA
AVERAGE ETAF
ALL LANDSCAPE AREA
TOTAL ETAF x AREA
TOTAL AREA
SITEWIDE ETAF
HYDROZONE #/ PLANTING DESCRIPTION
E.G.
1.) FRONT LAWN
2.) LOW WATER USE PLANTINGS
3.) MEDIUM WATER USE PLANTINGS
a
IRRIGATION METHOD
OVERHEAD SPRAY
OR DRIP
b
IRRIGATION EFFICIENCY
0.75 FOR SPRAY HEAD
0.81 FOR DRIP
c ETWU (ANNUAL GALLONS REQUIRED) =
ETo x 0.62 x ETAF x AREA
**WHERE 0.62 IS A CONVERSION
d
FACTOR THAT CONVERTS ACREINCHES PER ACRE PER YEAR TO
GALLONS PER SQUARE FOOT PER
YEARS.**
MAWA (ANNUAL GALLONS ALLOWED) = (ETo) (0.62) [(ETAF X LA) + ((1-ETAF) x SLA)] **WHERE 0.62 IS A CONVERSION FACTOR THAT CONVERTS ACREe
INCHES PER ACRE PER YEAR TO GALLONS PER SQUARE FOOT PER
YEAR, LA IS THE TOTAL LANDSCAPE AREA IN SQUARE FEET,
AND ETAF IS .55 FOR RESIDENTIAL AREAS AND 0.45 FOR NONRESIDENTIAL AREAS.** **AVERAGE ETAF FOR REGULAR LANDSCAPE AREAS MUST
BE 0.55 OR BELOW FOR RESIDENTIAL AREAS, AND 0.45 OR
BELOW FOR NON-RESIDENTIAL AREAS.
(B)
(A)
(B/A)
(B+D)
(A+C)
(B+D) / (A+C)
REGULAR LANDSCAPE AREA
TOTALS (A) (B) 2,898
0.81 FACTOR (PF)
PLANT IRRIGATION
METHOD
ETAF
(PF / IE)
LANDSCAPE
/ PLANTING DESCRIPTION AREA (SQ-FT) ETAF x AREA
HYDROZONE # b
EFFICIENCY
(IE)
IRRIGATION
c
TOTAL WATER
USED
ESTIMATED
d
(ETWU)
REGULAR LANDSCAPE AREA
a
SPECIAL LANDSCAPE AREA
TOTALS
ETWU TOTAL
MAXIMUM ALLOWED WATER ALLOWANCE (MAWA) e
(C) (D) 0
-------------
-------------
1.0 1.0
1.0 -----
-----
-----
-----
-----
-----
123,182
7 4
37,726
201
0.5 115
------------- ----- ----- -----
CITY OF PLESANTON MAXIMUM APPLIED WATER ALLOWENCE
THE ETo REFERENCE FOR CITY OF PLESANTON IS (INCHES PER YEAR) 46.2 REFERENCE EVAPOTRANSPIRATION (ETo) 46.2
----- -----
"I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE WATER
EFFICIENT LANDSCAPE ORDINANCE AND SUBMIT A COMPLETE
LANDSCAPE DOCUMENTATION PACKAGE"
NAME:
REGISTERED LANDSCAPE ARCHITECT #
DATE
02-11-2026
0.2 1 29
83,040
DRIP 0.81
DRIP 0.81
0.5 0.2 DRIP 0.81 0.25
44 1,260
478 13,692
269 7,705
0.5 DRIP 0.81
0.2 DRIP 0.81 0.25
345 9,882
0.37 7,819
2,898
DRIP 0.81
268
6 7,677
0.62 172
0.2 0.81
0.2 0.2 DRIP 0.81 0.25
0.2 0.62
DRIP 0.81 232 6,645
10 / LOW WATER USE PLANTINGS (GROUNDCOVER)
1 / MODERATE WATER USE PLANTINGS (TREE)
9 / LOW WATER USE PLANTINGS (GROUNDCOVER)
3 / MODERATE WATER USE PLANTINGS (TREE)
2 / LOW WATER USE PLANTINGS (SHRUB & GROUNDCOVER)
4 / MODERATE WATER USE PLANTINGS (TREE)
5 / LOW WATER USE PLANTINGS (SHRUB & GROUNDCOVER)
7 / LOW WATER USE PLANTINGS (TREE)
6 / LOW WATER USE PLANTINGS (SHRUB & GROUNDCOVER)
8 / LOW WATER USE PLANTINGS (SHRUB & GROUNDCOVER)
DRIP
DRIP 0.62
0.25 0.25
0.25 0.25
11 / HIGH WATER USE (POOL & SPA) N/A N/A N/A 1.0 1,245 35,662 7,819
1,381
9 1,911
6 1,071
12 1,075
3 929
177
1,245
0.37 7,819
2,898
MAINTENANCE TASK
CONTROLLER CABINET - OPEN CABINET AND CLEAN OUT DEBRIS
AND REPLACE BATTERY AS NECESSARY. CHECK WIRING AND
REPAIR AS NEEDED AND CHECK CLOCK AND RESET IF NECESSARY.
IRRIGATION SCHEDULE - ADJUST SCHEDULE FOR SEASONAL
VARIATIONS AND OTHER CONDITIONS WHICH MAY AFFECT THE
AMOUNT OF WATER NEEDED TO MAINTAIN PLAN HEALTH ADJUST
AS NECESSARY.
POC - VISUALLY INSPECT COMPONENTS FOR LEAKS, PRESURE
SETTINGS, SETTLEMENT OR OTHER DAMAGE AFFECTING THE
OPERATION OF A COMPONENT REPAIR AS NEEDED.
REMOTE CONTROL VALVES, ISOLATION VALVES AND QUICK
COUPLER VALVES VISUALLY INSPECT FOR LEAKS, SETTLEMENT,
WIRE CONNECTIONS AND PRESSURE SETTINGS. REPAIR OR ADJUST AS NEEDED.
MAINLINE & LATERALS VISUALLY INSPECT FOR LEAKS OR
SETTLEMENT OF TRENCH.
SPRINKLERS VISUALLY CHECK FOR ANY BROKEN MISSIGNED OR
CLOGGED HEADS, HEADS WITH INCORRECT ARC, INADEQUATE
COVERAGE OR OVERSPRAY AND LOW HEAD DRAINAGE REPAIR
AS NEEDED.
FILTERS AND STRAINERS VISUALLY CHECK FOR LEAKS, BROKEN
FITTING CLEAN AND FLUSH SCREENS.
FREQUENT
QUARTERLY
MONTHLY
QUARTERLY
QUARTERLY
QUARTERLY
WEEKLY
MONTHLY
WATER AUDIT NOTE :
THE CONTRACTOR WILL CONDUCT AN IRRIGATION AUDIT USING A CERTIFIED IRRIGATION AUDITOR,
AFTER THE FINAL FIELD OBSERVATION HAS BEEN COMPLETED AND ALL IRRIGATION COMPONENTS ARE
INSTALLED IN ACCORDANCE WIT THE PLANS AND SPECIFICATIONS AND THE IRRIGATION SYSTEM IS ACCEPTED BY THE PROJECT ARCHITECT FOR MAINTENANCE.
THE IRRIGATION AUDIT WILL BE CONDUCTED IN ACCORDANCE WITH THE FOLLOWING SCHEDULE:
1. PLACE FLAGS AT EACH HEAD IN THE ZONE.
2. MEASURE SPACING AND MARK MID-POINTS BETWEEN HEADS.
3. PLACE WATER MEASURING RECEPTACLES.
4. TAKE READINGS OF WATER LEVEL IN RECEPTACLES AND RECORD RESULTS.
5. MEASURE HEAD PRESSURE IN EACH ZONE AND RECORD RESULTS.
6. AFTER COMPLETING ZONE ADVANCE TO NEXT ZONE AND REPEAT PROCEDURE.
7. SUBMIT THE RESULTS OF THE AUDIT TO THE PROJECT ARCHITECT.
THE IRRIGATION MAINTENANCE SCHEDULE TASKS LISTED BELOW ARE INTENDED AS MINIMUM
STANDARDS AND MORE FREQUENT ATTENTION MAY BE REQUIRED DEPENDING ON THE PARTICULAR SITE CONDITIONS.
MAINTENANCE SCHEDULES :
A REGULAR MAINTENANCE SCHEDULE SATISFYING THE FOLLOWING CONDITIONS SHALL BE SUBMITTED AS PART OF THE LANDSCAPE DOCUMENTATION PACKAGE.
LANDSCAPE SHALL BE MAINTAINED TO ENSURE WATER EFFICIENCY. A REGULAR
MAINTENANCE SCHEDULE SHALL INCLUDE, BUT NOT BE LIMITED TO, CHECKING,
ADJUSTING, AND REPAIRING IRRIGATION EQUIPMENT, RESETTING THE AUTOMATIC
CONTROLLER, AERATING AND DETHATCHING TURF AREAS, REPLENISHING MULCH, FERTILIZING, PRUNING, AND WEEDING IN ALL LANDSCAPE AREAS.
WHENEVER POSSIBLE, REPAIR OF IRRIGATION EQUIPMENT SHALL BE DONE WITH THE ORIGINALLY SPECIFIED MATERIALS OR THEIR EQUIVALENTS.
A LANDSCAPE IRRIGATION AUDIT SCHEDULE AS REQUIRED IN CHAPTER 20.09 OF TITLE 20 MAY BE RECOMMENDED. THE MAXIMUM PERIOD BETWEEN AUDITS SHALL BE FIVE YEARS.
IRRIGATION AUDIT SCHEDULES :
NOTE:
"THE FLOW RATES FOR ALL PLUMBING FIXTURE SHALL COMPLY WITH MAXIMUM FLOW RATES SPECIFIED IN SECTION 4.303.1"
"WHEN A SHOWER IS SERVED BY MORE THAN ONE SHOWERHEAD, THE COMBINED FLOW RATE OF
ALL THE SHOWER HEADS AND/OR OTHER OUTLETS CONTROLLED BY A SINGLE VALVE SHALL NOT EXCEED 2.0 GALLONS PER MINUTE AT 80 PSI, OR THE SHOWER SHALL BE DESIGNED TO ONLY ALLOW ONE SHOWERHEAD TO BE IN OPERATION AT A TIME." (4.303.1.3.2) "FOR PROJECTS THAT INCLUDE LANDSCAPE WORK, THE LANDSCAPE CERTIFICATION, FORM GRN 12 SHALL BE COMPLETED PRIOR TO FINAL INSPECTION APPROVAL." (STATE ASSEMBLY BILL NO. 1881) FOR SITES WITH OVER 500 SF. OF LANDSCAPE AREA, WASTE PIPING SHALL BE ARRANGED TO
PERMIT DISCHARGE FROM THE CLOTHES WASHER, BATHTUB, SHOWERS, AND
BATHROOM/RESTROOMS WASH BASINS TO BE USED FOR A FUTURE GRAY WATER IRRIGATION SYSTEM. (4.305.1)
"RECIRCULATING WATER SYSTEMS SHALL BE USED FOR WATER FEATURES" "FOR SOILS LESS THAN 6% ORGANIC MATTER IN THE TOP 6" OF SOIL, COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOIL."
"AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDE THE OWNER OF THE
PROPERTY WITH CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE."
"UNLESS CONTRADICTED BY A SOIL TEST, COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOIL."
"FOR SOILS LESS THAN 6% ORGANIC MATTER IN THE TOP 6" OF SOIL, COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOIL."
"A DIAGRAM OF THE IRRIGATION PLAN SHOWING HYDROZONES SHALL BE KEPT WITH THE IRRIGATION CONTROLLER FOR SUBSEQUENT MANAGEMENT PURPOSES." "A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE SIGNER OF THE LANDSCAPE PLANS, OR THE LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT." "AN IRRIGATION AUDIT REPORT SHALL BE COMPLETED AT THE TIME OF FINAL INSPECTION." "CHECK VALVES OR ANTI-DRAIN VALVES ARE REQUIRED ON ALL SPRINKLER HEADS WHERE LOW POINT DRAINAGE COULD OCCUR.”
IRRIGATION AUDIT SCHEDULES :
LANDSCAPE IRRIGATION AUDIT SCHEDULES. A SCHEDULE OF LANDSCAPE IRRIGATION
AUDITS OF AT LEAST EVERY FIVE YEARS MUST BE ESTABLISHED, FOR ALL BUT
SINGLE-FAMILY RESIDENCES, AND OTHER PROJECTS WITH A LANDSCAPE AREA LESS THAN 1 ACRE (0.405 HA). AS REQUIRED IN CHAPTER 20.09 OF TITLE 20 (UTILITIES CODES),
AN AUDIT SATISFYING THE FOLLOWING CONDITIONS SHALL BE SUBMITTED TO THE COUNTY AS PART OF THE LANDSCAPE DOCUMENTATION PACKAGE.
AT A MINIMUM, AUDITS SHALL BE IN ACCORDANCE WITH THE LATEST STATE OF
CALIFORNIA LANDSCAPE WATER MANAGEMENT PROGRAM AS DESCRIBED IN THE
LANDSCAPE IRRIGATION AUDITOR HANDBOOK, PREPARED FOR THE CALIFORNIA
DEPARTMENT OF WATER RESOURCES, WATER CONSERVATION OFFICE, THE ENTIRE DOCUMENT, WHICH IS HEREBY INCORPORATED BY REFERENCE.
THE SCHEDULE SHALL PROVIDE FOR LANDSCAPE IRRIGATION AUDITS TO BE
CONDUCTED BY A QUALIFIED INDIVIDUAL AS DETERMINED BY THE DIRECTOR AT LEAST ONCE EVERY FIVE YEARS IN ACCORDANCE WITH THE REQUIREMENTS OF TITLE 20, DIVISION 1 OF THE LOS ANGELES COUNTY CODE. PATEL RESIDENCE STUIO 317 DESIGNS LI-3
6 WATER EFFICIENT LANDSCAPE WORKSHEET
PATEL RESIDENCE STUIO 317 DESIGNS
LI-4
7 IRRIGATION DETAILS
11 WIRE CONNECTION
SCALE: N.T.S.
STRIP AND TWIST WIRES FOR PROPER
FILL OUTER CASE WITH SEALER PRIOR TO FINAL ASSEMBLY.
CRIMP COPPER SLEEVE INSTALLED
WITH RECOMMENDED TOOL
CONNECTOR INSERT
NOTE:
CONNECTION
OUTER CASE OF CONNECTOR
LOW VOLTAGE WIRES, 3 MAXIMUM
3" MIN.
11 15
14 13
12 11
9 10
8 7
4 6
5 3
2 1
LENGTH, HIDDEN) AND
16 14 13 12
10 9
8 7
5 4
1 2 3
VALVE BOX WITH COVER:
RAIN BIRD SPLICE-1 (1 OF 2)
WATERPROOF CONNECTION
WIRE COILED
6 15
16 REMOTE CONTROL VALVE:
ID TAG: RAIN BIRD VID SERIES
RAIN BIRD VB-STD
FINISH GRADE/TOP OF MULCH
RAIN BIRD EFB-CP-PRS-D WITH NP-HAN
(LENGTH AS REQUIRED)
SCH 40 ELL
3/4-INCH WASHED GRAVEL
30-INCH LINEAR LENGTH OF
PVC SCH 80 NIPPLE (CLOSE)
PVC SCH 40 ELL
PVC SCH 80 NIPPLE
BRICK (1 OF 4)
PVC MAINLINE PIPE
SCH 80 NIPPLE (2-INCH
PVC SCH 40 TEE OR ELL
PVC SCH 40 MALE ADAPTER
PVC LATERAL PIPE
3.0-INCH MINIMUM DEPTH OF
10 REMOTE-CONTROL VALVE EFB-CP SERIES
SCALE: N.T.S.
15 SLEEVE INSTALATION
SCALE: N.T.S.
1/2" TO 4" IN SIZE DIMENSION
D
C
4 GATE VALVE
SCALE: N.T.S.
6"
CL
36" A B24"
D D D
4" C24" D
A
B
OF THE PIPE OR WIRE
DETAIL ALSO FOR PIPE
INSTALLED IN ROCK SOIL.
PRESSURE MAINLINE
TWICE THE DIAMETER
PVC SLEEVES TO BE
BUNDLE CARRIED.
IN SCH 40 SLEEVE
SAND BACKFILL COMPACTED
TO THE DENSITY OF
EXISTING SOIL
IN SCH 40 SLEEVE
CONTROL WIRES
UNDISTURBED SOIL
IN SCH 40 SLEEVE
LATERAL LINES
PAVING
COVER, USE STAINLESS BOLT NUT AND WASHER.
HEAT BRAND "GV" ONTO LID.
NIPPLE, 6" LONG
SCH 80 PVC T.O.E.
3/4" CRUSHED GRAVEL
SCH 40 PVC COUPLING
IRRIGATION MAINLINE
ONE CUBIC FOOT
BRICK SUPPORTS
6" PVC CL. 160 PIPE
GATE VALVE W/HAND WHEEL
FINISHED GRADE IN SHRUB AREAS
3"
PLASTIC ROUND VALVE BOX WITH BOLT DOWN
(INCLUDES 1402 0.5 GPM BUBBLER
RAIN BIRD RWS-B-1402
ROOT WATERING SYSTEM:
WITH RISER, GRATE, SWING ASSEMBLY,
1/2" MALE NPT INLET, AND BASKET
CANISTER)
(INCLUDED)
1 2 3 4
8 7
6 5
12 11 10 9
11 12
9 10
8 7
6 5
4 2
3 1 4-INCH LOCKING GRATE (INCLUDED)
BUBBLER: RAIN BIRD 1402 0.5 GPM
PVC SCH 40 TEE OR EL
FINISH GRADE/TOP OF MULCH
12-INCH SWING ASSEMBLY (INCLUDED)
PVC OR POLYETHYLENE LATERAL PIPE
4" WIDE X 36" LONG RIGID BASKET WEAVE CANISTER (INCLUDED) 1/2-INCH POLY SWING PIPE (INCLUDED)
1/2-INCH SPIRAL BARB ELBOW (INCLUDED)
1/2-INCH MALE NPT INLET (INCLUDED)
FOR SANDY SOILS
OPTIONAL RWS SAND SOCK (RWS-SOCK)
13 1/2-INCH STRAIGHT SPIRAL BARB FITTING (1 OF 2, INCLUDED) 13 1 2
3 3
2 1 FINISH GRADE/TOP OF MULCH
ROOT WATERING SERIES:
RAIN BIRD RWS SERIES
(1 OF 2 SHOWN, MORE POSSIBLE)
SWING ASSEMBLY (INCLUDED)
(1 OF 2 SHOWN, MORE POSSIBLE)
1/2-INCH MALE NPT INLET (INCLUDED)
(1 OF 2 SHOWN, MORE POSSIBLE)
PVC SCH 40 TEE OR EL
(1 OF 2 SHOWN, MORE POSSIBLE)
PVC OR POLYETHYLENE LATERAL PIPE
OPTIONAL RWS SAND SOCK (RWS-SOCK) FOR
SANDY SOILS (1 OF 2 SHOWN, MORE POSSIBLE)
PLANT ROOT BALL
4 5
6 7
8 4
5 6
7 8
13 ROOT WATERING SYSTEM RWS SERIES
SCALE: N.T.S.
14 RWS INSTALLATION FOR TREES
SCALE: N.T.S.
4 5
3 2
1 PVC EXHAUST HEADER
PVC SCH 40 TEE OR EL (TYPICAL)
BARB X MALE FITTING:
RAIN BIRD XFD-MA FITTING (TYPICAL)
FLUSH POINT (TYPICAL)
SEE RAIN BIRD DETAIL "XFS FLUSH POINT" OR
"XFS FLUSH POINT WITH BALL VALVE"
PERIMETER OF AREA
PERIMETER DRIPLINE PIPE TO BE INSTALLED
2"-4" FROM PERIMETER OF AREA
SUB-SURFACE DRIPLINE:
RAIN BIRD XF SERIES DRIPLINE (TYPICAL) 1
2" POLYETHYLENE BLANK TUBING:
RAIN BIRD XF SERIES BLANK TUBING
BARB X BARB INSERT TEE OR CROSS:
RAIN BIRD XFD-TEE OR
RAIN BIRD XFD-CROSS (TYPICAL)
AIR RELIEF VALVE:
RAIN BIRD AR VALVE KIT
SEE RAIN BIRD DETAIL "AIR RELIEF VALVE KIT"
PVC SUPPLY HEADER
PVC DRIP MANIFOLD FROM RAIN BIRD CONTROL
ZONE VALVE KIT (SIZED TO MEET LATERAL
FLOW DEMAND)
PVC SCH 40 RISER PIPE
2 6
7 FP
AR
1 3 4 5
7 8
10 8
9 10
6 2"-4"
11 12
11 9
12 12
11 2 12
2 13
13 INSET A INSET A
OFF ON
1 2 3 4 5
9 6
10 11
7 8
1 2
3 4
5 6
7 8
9 10
11 FINISH GRADE
STANDARD VALVE BOX WITH COVER:
RAIN BIRD VB-STD
WATERPROOF CONNECTION:
RAIN BIRD DB SERIES
VALVE ID TAG
30-INCH LINEAR LENGTH OF WIRE, COILED
PRESSURE REGULATING FILTER:
RAIN BIRD PRF-075-RBY (INCLUDED IN
XCZ-075-PRF KIT)
PVC SCH 40 FEMALE ADAPTOR
LATERAL PIPE
REMOTE CONTROL VALVE:
RAIN BIRD LVF-075 (INCLUDED IN XCZ-075-PRF
KIT)
PVC SCH 40 TEE OR ELL TO MANIFOLD
3-INCH MINIMUM DEPTH OF 3/4-INCH WASHED
GRAVEL
8 CONTROL ZONE KIT: XCZ-LF-075-PRF 3/4"
SCALE: N.T.S.
17 RAINBIRD XFS SUBSURFACE DRIPLINE
SCALE: N.T.S.
5 QUICK COUPLER VALVE
SCALE: N.T.S.
PVC SCH 80 NIPPLE
QUICK-COUPLING VALVE:
1 1 2 3
4 5
11 6
7 9 8 7
4 2
3 5
4 6
VALVE BOX WITH COVER:
10 11
10 7
8 9
RAIN BIRD MODEL 33DNP
FURNISH FITTINGS AND PIPING NOMINALLY SIZED IDENTICAL TO 3-INCH MINIMUM DEPTH OF
RAIN BIRD VB-6RND
(LENGTH AS REQUIRED)
3/4-INCH WASHED GRAVEL
BRICK (1 OF 2)
PVC SCH 40 STREET ELL
PVC SCH 40 TEE OR ELL
PVC MAINLINE PIPE
PVC SCH 40 ELL
FINISH GRADE/TOP OF MULCH
2" x 2" REDWOOD STAKE WITH
STAINLESS STEEL GEAR
CLAMPS OR EQUIVALENT
NOTE:
SUPPORT SYSTEM
NOMINAL QUICK COUPLING VALVE INLET SIZE.
4 3
2 1 EASY FIT COMPRESSION TEE:
RAIN BIRD MDCFTEE
SUB-SURFACE DRIPLINE:
RAIN BIRD XF SERIES DRIPLINE
POTABLE: XFS DRIPLINE
NON-POTABLE: XFSP DRIPLINE
INLINE DRIP EMITTER
TIE DOWN STAKE: RAIN BIRD TDS-050
WITH BEND (TYPICAL)
TURF/FINISH GRADE OR SHRUB BED WITH
MULCH
1 2
NOTES:
1. PLACE TIE DOWN STAKES EVERY THREE FEET IN SAND, F0UR FEET IN LOAM, AND FIVE FEET IN CLAY.
2. AT FITTINGS WHERE THERE IS A CHANGE OF DIRECTION SUCH AS TEES OR ELBOWS, USE TIE-DOWN STAKES ON EACH LEG OF THE CHANGE OF DIRECTION.
3. INSERTION PLOW AND TRENCHED INSTALLATIONS DO NOT REQUIRE TIE DOWN STAKES. 3 4
5 5
4"-6"
3 7
5 4
2 1 FINISH GRADE
PVC DRIP MANIFOLD PIPE
PVC 1" X 3
4" TRUE UNION BALL VALVE
1 2 3 4
6 5 6
7 8 8
4 5
3 2
1 PVC EXHAUST HEADER
PVC SCH 40 TEE OR EL (TYPICAL)
FLUSH POINT (TYPICAL)
SEE RAIN BIRD DETAIL "XFS FLUSH POINT" OR "XFS FLUSH
POINT WITH BALL VALVE"
BARB X MALE FITTING:
RAIN BIRD XFF-MA FITTING (TYPICAL)
PERIMETER OF AREA
BARB X BARB INSERT TEE OR CROSS:
RAIN BIRD XFF-TEE OR
RAIN BIRD XFD-CROSS (TYPICAL)
PERIMETER DRIPLINE PIPE TO BE INSTALLED 2"-4" FROM
PERIMETER OF AREA
SUB-SURFACE DRIPLINE:
RAIN BIRD XF SERIES DRIPLINE (TYPICAL)
POTABLE: XFS DRIPLINE
NON-POTABLE: XFSP DRIPLINE
RAIN BIRD XF SERIES BLANK TUBING
1 2" AIR RELIEF VALVE: RAIN BIRD MODEL: ARV050
SEE RAIN BIRD XFS DETAILS FOR AIR RELIEF INSTALLATION
PVC SUPPLY MANIFOLD
PVC SUPPLY PIPE FROM RAIN BIRD CONTROL ZONE KIT (SIZED
TO MEET LATERAL FLOW DEMAND)
TOTAL LENGTH OF SELECTED DRIPLINE SHOULD NOT EXCEED
LENGTH SHOWN IN TABLE
PVC SCH 40 RISER PIPE
6 7
8 9
10 NOTES:
1. DISTANCE BETWEEN LATERAL ROWS AND EMITTER SPACING TO BE BASED ON SOIL TYPE, PLANT MATERIALS AND CHANGES IN ELEVATION. SEE RAIN BIRD XFS DRIPLINE INSTALLATION GUIDE FOR SUGGESTED SPACINGS.
2. LENGTH OF LONGEST DRIPLINE LATERAL SHOULD NOT EXCEED THE MAXIMUM LENGTH SHOWN IN THE ACCOMPANYING TABLE.
3. AIR RELIEF VALVE TO BE INSTALLED AT HIGH POINT OF AREA. 4. WHEN USING 17MM INSERT FITTINGS WITH DESIGN PRESSURE OVER 50PSI, IT IS RECOMMENDED THAT STAINLESS STEEL CLAMPS BE INSTALLED ON EACH FITTING. 11 12
13 2
FP
AR
11 3
4 5
8 9
10 7
2"-4"
1 6
6 12
14 13
INSET A
4-6"
DRIP MANIFOLD
BURIAL DEPTH 11 2 12 12
2 14
INSET A
6 XFS SUB-SURFACE DRIPLINE BURIAL
SCALE: N.T.S.
7 SUB-SURFACE FLUSH POINT WITH BALL VALVE
SCALE: N.T.S.
16 XFS SUB-SURFACE IRREGULAR SHAPED LAYOUT
SCALE: N.T.S.
PLANT MATERIAL (TYPICAL)
4-FOOT SQUARE RAISED PLANTER
2"-3" DEPTH OF MULCH
ON-SURFACE DRIPLINE:
RAIN BIRD XF SERIES DRIPLINE (TYPICAL)
POTABLE: XFD DRIPLINE
NON-POTABLE: XFDP DRIPLINE
1/2-INCH ELL: RAIN BIRD EASY FIT
COMPRESSION FITTING MDCFEL.
1/2-INCH POLYETHYLENE DISTRIBUTION TUBING:
RAIN BIRD XF SERIES BLANK TUBING
BARB FEMALE ADAPTER: XFD-FA-075
PVC MALE ADAPTER
3/4-INCH PVC RISER (LENGTH AS NECESSARY)
FILTER FABRIC
HARDSCAPE SURFACE
1-INCH DIA. PENETRATION FOR IRRIGATION
LATERAL SUPPLY LINE
DRAIN
DRAINAGE GRAVEL
PVC SCH 40 TEE OR ELL
PVC LATERAL SUPPLY PIPE
1/2-INCH BARB TEE OR ELL:
RAIN BIRD XFD-TEE (TYPICAL)
RAIN BIRD XFD-ELBOW (TYPICAL)
REMOVABLE FLUSH CAP: RAIN BIRD MDCFCAP
12 DRIPLINE RAISED PLANTER
SCALE: N.T.S.
1 ESP-TM2 CONTROL SYSTEM (IN DOOR/OUT DOOR)
SCALE: N.T.S.
LIST OF MATERIALS
1. REDUCED PRESSURE BACKFLOW PREVENTION ASSEMBLY, U.S.C. APPROVED TYPE.
2. BRASS UNION REQUIRED IF THREADED FITTINGS (ELBOWS) ARE USED.
3. BACKFLOW PREVENTION ASSEMBLY ENCLOSURE PER MANUFACTURER'S RECOMMENDATIONS (SEE NOTES 1 AND 2). LIST OF APPROVED ENCLOSURES WILL BE PROVIDED BY THE CITY.
4. CONCRETE PAD, CLASS 520-C-2500. MUST BE CONSTRUCTED TO ENSURE 4" CLEARANCE AROUND THE BACKFLOW ENCLOSURE. NOTES: 1. See Section 3 of these Specifications for approved backflow assemblies, backflow enclosure, testing requirements, placement of backflow assemblies and other requirements.
2. Proposed location of the backflow device, protective enclosure and all parts must be approved by the Engineer prior to installation.
Failure to comply may result in project delays to correct all unaccecpted/u unapproved work.
3. All fittings and pipe shall be brass or copper with either IPT or soldered connections, respectively.
4. A wye strainer or hose bib is not allowed to be instalkled on backflow assembly piping.
5. A pressure reducer, if required, is only permitted at the building and not on the backflow assembly.
6. There shall be no connections between the meter and the backflow assembly.
7. Final placement of the backflow prevention enclosure must be at least 12" behind the public right-of-way.
8. If a new meter installed, pipe shall be copper from meter to backflow. If there is existing piping meter, it may remain per plumbing code.
9. New backflow must be tested by a Orange County Certified backflow tester. 2 PL
3 1
see Note 3 4"
clear
12" min.
18" max.
4 3
3/4" THROUGH 2 1/2" REDUCED PRESSURE BACKFLOW PREVENTION ASSEMBLY SCALE:N.T.S.
2 FLOW SENSOR TWO-WIRE COMMUNICATION
SCALE: N.T.S.
3 BLACK
4 2
(SEE NOTE) BLACK
Blue/White- Pulse Transmitter Port Comm
BLUE/WHITE
Red Flow Input
WHITE
C/DC - Power In
L/DC +
Input LED Output
Black Red +- Output LED M80201 S/N 332-00139 1
BLACK
BLUE/
WHITE
R
Blue+
R
BLUE
BLUE
RED
2 WIRE PATH
RED
6 5
6 RAIN BIRD PULSE DECODER SET FOR A CHANNEL DEC-PUL
RAIN BIRD FS SERIES FLOW SENSOR
RAIN BIRD MODEL PT322 TRANSMITTER
RAIN BIRD PTPWRSUPP POWER SUPPLY
RAIN BIRD FSSURKIT SURGE PROTECTOR
GREEN WIRE TO GROUND
NOTE:
USE RAIN BIRD MSP-1 FOR PROPER SURGE PROTECTION.
2 5
3 4
1 6
1 2 3 4 5
10 11
12 9
8 1
2 3
4 5
6 7
8 9
10 11
12 SIDE VIEW
FINISH GRADE
STANDARD VALVE BOX WITH COVER:
RAIN BIRD VB-STD
WATERPROOF CONNECTION:
RAIN BIRD DB SERIES
VALVE ID TAG
30-INCH LINEAR LENGTH OF WIRE,
COILED
1" X 1" REDUCING COUPLING
(INCLUDED IN XCZF-100-PRF KIT)
PRESSURE REGULATING FILTER:
RAIN BIRD PRF-100-RBY (INCLUDED IN
XCZF-100-PRF KIT)
LATERAL PIPE
PVC SCH 40 FEMALE ADAPTOR OR
REDUCER
REMOTE CONTROL VALVE:
RAIN BIRD LFV-100 (INCLUDED IN
XCZF-100-PRF KIT)
PVC SCH 40 TEE OR ELL TO MANIFOLD
3-INCH MINIMUM DEPTH OF 3/4-INCH
WASHED GRAVEL
MANIFOLD PIPE AND FITTINGS
OFF ON 67
13 9 CONTROL ZONE KIT: XCZF-100-PRF 1"
SCALE: N.T.S.
RAIN BIRD CONTROLLER WITH WR2
CONTROLLER INTERFACE
RAIN BIRD WR2 SENSOR
RECOMMENDED MOUNTING SITE
SITES NOT RECOMMENDED FOR
MOUNTING WR2 SENSOR
1 2
3 1
2 2
3 3
3 NOTES:
1. SENSOR MAY BE MOUNTED ON FENCE,
FENCE POST OR ON GUTTER OF
HOUSE.
2. SENSOR SHOULD NOT BE MOUNTED
UNDER TREES, IN AREAS AFFECTED
BY SPRINKLER SYSTEM OR UNDER
EAVE OF HOUSE.
+
- WR2 WIRELESS SENSOR (
2 18 WR2 WIRELESS RAIN SENSOR LOCATION
SCALE: N.T.S.
RAIN BIRD ESP-TM2 INDOOR/OUTDOOR WALL MOUNTED
CONTROLLER.
WIRING BAY COVER.
3/4-INCH PVC SCH 40 CONDUIT AND FITTINGS.
FIELD WIRES TO REMOTE CONTROLLED IRRIGATION VALVES.
SUPPLIED POWER-CORD PLUGS INTO 120 VAC GROUNDED
OUTLET
OPTIONAL: 1/2-INCH PVC SCH 40 CONDUIT, TO EXTERNAL POWER SUPPLY.
OPTIONAL: LNK WIFI MODULE ALLOWS
REMOTE OPERATION OF THE CONTROLLER.
1 2
3 5
4 6
7
WH WH N P P P P P P P P PP P P P P P P P P P P P P P PP P P P P PP NNNNN N NNN N N N X X X X XX XX XX X X X X X X X X X X X X X X X X X X XX X X X X P P P P P P P P P P P P P P X X X X X X X X X X X PATEL RESIDENCE STUIO 317 DESIGNS LIGHTING PLAN LL-1 8
LIGHTING PLAN
NOTE: PLAN IS SHOWN DIAGRAMATICALLY. 0 8' 16' 24'
Scale: 3/32" = 1'-0"
NORTH
LOW VOLTAGE LIGHTING KEY
VOLT 6" UNDERCOVER HARDSCAPE
LIGHT-VHS-668-4-BBZ
VOLT TOP DOG SCOTTY MINI INNOVATOR BRASS PATH
& AREA LIGHT-VPL-398
VOLT TOP DOG SCOTTY MINI BRASS
SPOTLIGHT-VAL-1183
VOLT PRO 1200 WATT 12-22V MULTI-TAP
TRANSFORMER
(VERIFY LOCATION IN FIELD)
12-2 LOW VOLTAGE LIGHTING WIRE DIRECT BURIAL
(SHOWN DIAGRAMATICALLY - RUN IN CONDUIT UNDER
PAVING)
SYMBOL DESCRIPTION
13 51
391
UP TO
200'
QTY NPX T T
PATEL RESIDENCE STUIO 317 DESIGNS LIGHTING DETAILS
LL-2 9
WH WH
PLANTING LEGEND
TREES SIZE & QUAN.
24" BOX/ 9 EA.
LOW
3-4 FT.
3-4 FT.
2-3 FT. LOW
5 GAL./ 54 EA.
5 GAL./ 25 EA.
5 GAL./ 6 EA.
5 GAL./ 29 EA. 6 FT. LOW
5 GAL./ 19 EA. 1.5-2 FT. LOW
1 GAL.@ 18"O.C./ 235 EA. 1-1.5 FT.
HEIGHT WUCOLS
@MATURITY
15'-20' HT. LOW
5 GAL./ 47 EA. 1-2 FT. LOW
LOW
LAVANDULA ANGUSTIFOLIA
ENGLISH LAVENDER
ARCTOSTAPHYLOS 'SUNSET'
SUNSET MANZANITA
PLATANUS ACERIFOLIA
'COLUMBIA'
COLUMBIA PLANE TREE
MYRTUS COMMUNIS
TRUE MYRTLE
EXISTING TREE
TO REMAIN
PEROVSKIA
ATRIPLICIFOLIASHAW'S
RUSSIAN SAGE
WESTRINGIA FRUTICOSA
COAST ROSEMARY
SEDUM RUPESTRE
'ANGELINA'
ANGELINA STONE CROP
DIANELLA REVOLUTA
'ALLYN-CITATION'
COOLVISTA DIANELLA
LOW
PHORMIUM TENAX 1 GAL./ 34 EA. 1-2 FT.
'AMAZING RED'
NEW ZEALAND FLAX
LOW
ROSMARINUS OFFICINALIS 1 GAL./ 19 EA. 12"-18" LOW
ROSEMARY
SHRUBS SIZE & QUAN. HEIGHT WUCOLS
@MATURITY
OLEA EUROPAEA 24" BOX/ 1 EA. 15'-20' HT. LOW
'MAJESTIC BEAUTY'
FRUITLESS OLIVE TREE
LIPPIA HYBRID SOD / 3780 SF. 1-1.5 FT.
KURAPIA
VERY LOW
CEANOTHUS CONCHA 5 GAL./ 9 EA. 3-4 FT. LOW
CALIFORNIA LILAC
LAURUS NOBILIS 15 GAL./ 21 EA. 5-8 FT. LOW
SWEET BAY
VINES WUCOLS @MATURITY SIZE & QUAN.
FICUS PUMILA
CREEPING FIG
5 GAL./ 11 EA. CLIMBING LOW
HEIGHT
CITRUS X SINENSIS 24" BOX/ 1 EA. 15'-20' HT. LOW
ORANGE TREE
CITRUS LEMON 24" BOX/ 1 EA. 15'-20' HT. LOW
'MEYER IMPROVED'
IMPROVED MEYER LEMON
ZELKOVA SERRATA 'SCHMIDTLOW 24" BOX/ 2 EA. 15'-20' HT. LOW
WIRELESS ZELKOVA
EXISTING TREE
TO BE REMOVED PATEL RESIDENCE STUIO 317 DESIGNS PLANTING PLAN LP-1
10 PLANTING PLAN
NOTE: PLAN IS SHOWN DIAGRAMATICALLY. 0 8' 16' 24'
Scale: 3/32" = 1'-0"
NORTH
PATEL RESIDENCE STUIO 317 DESIGNS PLANTING IMAGES
LP-2
11 WESTRINGIA FRUTICOSA
COAST ROSEMARY
PEROVSKIA ATRIPLICIFOLIASHAW'S
RUSSIAN SAGE
LAVANDULA ANGUSTIFOLIA
ENGLISH LAVENDER
LAURUS NOBILIS
SWEET BAY
LIPPIA HYBRID
KURAPIA
AVAILABLE FROM WEST COAST TURF
ROSMARINUS OFFICINALIS
ROSEMARY
SEDUM RUPESTRE
'ANGELINA'
ANGELINA STONE CROP
ARCTOSTAPHYLOS 'SUNSET'
SUNSET MANZANITA
CEANOTHUS CONCHA
CALIFORNIA LILAC
PHORMIUM TENAX
'AMAZING RED'
NEW ZEALAND FLAX
DIANELLA REVOLUTA
'ALLYN-CITATION'
COOLVISTA DIANELLA
MYRTUS COMMUNIS
TRUE MYRTLE
OLEA EUROPAEA
'MAJESTIC BEAUTY'
FRUITLESS OLIVE TREE
SALVIA LEUCOPHYLLA
'POINT SAL SPREADER'
PURPLE SAGE
TREES
SHRUBS
GROUND COVER
PLATANUS ACERIFOLIA
'COLUMBIA'
COLUMBIA PLANE TREE
FICUS PUMILA
CREEPING FIG
VINE
CITRUS LEMON
'MEYER IMPROVED'
IMPROVED MEYER LEMON
CITRUS X SINENSIS
ORANGE TREE
PRUNUS CAROLINIANA
CAROLINA CHERRY LAUREL
PATEL RESIDENCE STUIO 317 DESIGNS PLANTING DETAILS
LP-3
12 EQUAL ROW SPACING EQUAL SPACING ON-CENTER
EQUAL
EQUAL 3 SHRUBS PLANTING
SCALE: N.T.S. 2 SHRUBS/ GROUNDCOVER PLANTING
SCALE: N.T.S. 1 TREE PLANTING-DOUBLE STAKING
SCALE: N.T.S.
ROOTBALL
SEE SPEC. 9 4 3'-0" 4"-6" MAX. VERIFY WITH LANDSCAPE ARCHITECT 7' - MAY BE ADJUSTED 3" 8 3 67521
PLAN VIEW
PREVAILING WIND
PLANTING NOTES:
NATURE OF THE PLANS: THE PLANS ARE DIAGRAMMATIC. THE CONTRACTOR SHALL VERIFY EXISTING CONDITIONS AND NOTIFY THE OWNER'S AUTHORIZED REPRESENTATIVE OF ANY DISCREPANCIES PRIOR TO START OF WORK.
CLEARING AND GRUBBING: THE CONTRACTOR SHALL CLEAR AND GRUB ALL LANDSCAPE IMPROVEMENT AREAS TO A DEPTH OF 8 INCHES BELOW FINISHED GRADE. CLEARING AND GRUBBING OPERATIONS SHALL REMOVE ALL NATURAL AND MAN MADE OBJECTS WITHIN THE SOIL INCLUDING BUT NOT LIMITED TO ALL ROOTS, CLODS AND STONES LARGER THAN 1” GREATEST
DIMENSION, POCKETS OF COARSE SAND, NOXIOUS WEEDS, STICKS, BRUSH AND OTHER LITTER, FOOTINGS, ABANDONED PIPES AND UTILITY LINES, AND CONSTRUCTION LITTER, ETC. ALL BULKING OF SOIL RESULTING FROM GRUBBING OPERATIONS SHALL BE UNIFORMLY SPREAD AND COMPACTED TO GRADE OR REM0VED FROM THE SITE AS NECESSARY AT NO ADDITIONAL COST TO THE OWNER. TREES INDICATED "TO REMAIN" SHALL BE PROTECTED IN PLACE BY THE CONTRACTOR.
QUANTITIES: PLANT AND MATERIAL QUANTITIES SHOWN ON THE PLANS ARE FOR CONTRACTOR CONVENIENCE ONLY AND DO NOT LIMIT THE CONTRACTOR TO THOSE SPECIFIC QUANTITIES. PRIOR TO BID SUBMITTAL CONTRACTOR SHALL VERIFY PLANT COUNTS AND FURNISH THE QUANTITIES AS NECESSARY TO DO THE SPECIFIED WORK.
TOPSOIL: IN FORMERLY PAVED AREAS, THE CONTRACTOR SHALL REMOVE THE TOP 18 INCHES AND BACK FILL WITH AN APPROVED CLASS “A” IMPORTED TOP SOIL CAPABLE OF SUSTAINING HEALTHY PLANT LIFE. IT SHALL BE OF A UNIFORM COMPOSITION AND
STRUCTURE, FERTILE AND FRIABLE SANDY LOAM CONTAINING AN AMOUNT OF ORGANIC MATTER NORMAL TO THE REGION, AND SHALL NOT BE INFESTED WITH NEMATODES OR OTHER UNDESIRABLE INSECTS AND PLANT DISEASE ORGANISMS. TOPSOIL SHALL
BE FROM A SOURCE DESIGNATED BY THE CONTRACTOR AND APPROVED BY THE OWNER'S AUTHORIZED REPRESENTATIVE THE
CONTRACTOR SHALL GUARANTEE THE QUALITY OF THE TOPSOIL WITH A CERTIFIED AGRICULTURAL SUITABILITY EVALUATION REPORT. SUBMIT THE EVALUATION REPORT TO THE OWNER'S AUTHORIZED REPRESENTATIVE FOR APPROVAL 30 DAYS PRIOR TO ANY TOPSOIL PURCHASE.
SOILS TESTING: TEST SOIL FOUND IN-PLACE IN THE DESIGNATED LANDSCAPE AREAS, INCLUDING SOIL COMPACTED IN PLACE AS PART OF THE EARTHWORK. TEST SAMPLES OF ON-SITE SOILS SHALL BE TAKEN UNDER THE SUPERVISION AND DIRECTION OF THE OWNER OR THEIR AUTHORIZED REPRESENTATIVE (MAXIMUM OF 2 SAMPLES). SOIL AMENDMENTS SHALL BE ADDED IN
ACCORDANCE TO THE SOILS TESTING LABORATORY'S RECOMMENDATION UPON WRITTEN APPROVAL OF THE OWNER OR THEIR AUTHORIZED REPRESENTATIVE. SOIL AMENDMENTS SPECIFIED ARE A REQUIRED MINIMUM FOR BIDDING PURPOSES AND SHALL BE MODIFIED IN ACCORDANCE TO THE SOILS TEST WRITTEN RECOMMENDATIONS. ALONG WITH SOIL TEST SAMPLES THE CONTRACTOR SHALL SUBMIT TO THE TESTING LABORATORY A COPY OF THE PLANT LIST.
FINISHED GRADES: SHALL BE I” BELOW TOP OF SURROUNDING HARD SURFACES FOR GROUND COVER AREAS AND 2” IN LAWN AREAS. SOIL PREPARATION CROSS RIP SOILS AT LEAST 1 FOOT DEEP ON 12 INCH CENTERS. AMEND ALL PLANTING ZONES.
PREPARE PLANTING PITS AT LEAST TWICE AS WIDE AS THE ROOTBALLS.
GENERAL SOIL PREPARATION ON A SQUARE FOOT BASIS. BROADCAST THE FOLLOWING UNIFORMLY; RATES ARE PER 1,000 SQUARE
FEET FOR A
6-INCH LIFT. INCORPORATE THEM HOMOGENEOUSLY 6" DEEP.
· AMMONIUM SULFATE (21-0-0) - 5 POUNDS
· POTASSIUM SULFATE (0-0-50) - 8 POUNDS
· TRIPLE SUPERPHOSPHATE (0-45-0) - 4 POUNDS
· AGRICULTURAL GYPSUM - 20 POUNDS
· ORGANIC SOIL AMENDMENT - ABOUT 3 CUBIC YARDS, SUFFICIENT FOR 3% TO 5% SOIL ORGANIC MATTER ON A DRY WEIGHT BASIS FOR THE PREPARATION ON A VOLUME BASIS, HOMOGENEOUSLY BLEND THE FOLLOWING MATERIALS INTO THE SOIL. RATES ARE EXPRESSED PER CUBIC YARD:
· AMMONIUM SULFATE (21-0-0) - 1/4 POUND
· POTASSIUM SULFATE (0-0-50) - 1/3 POUND
· TRIPLE SUPERPHOSPHATE (0-45-0) - 1/4 POUND
· AGRICULTURAL GYPSUM - 1 POUND
· ORGANIC SOIL AMENDMENT - ABOUT 15% BY VOLUME, SUFFICIENT FOR 3% TO 5% SOIL ORGANIC MATTER ON A DRY WEIGHT BASIS
ORGANIC SOIL AMENDMENT:
1. HUMUS MATERIAL SHALL HAVE AN ACID-SOLUBLE ASH CONTENT OF NO LESS THAN 6% AND NO MORE THAN 20%. ORGANIC MATTER SHALL BE AT LEAST 50% ON A DRY WEIGHT BASIS.
2. THE PH OF THE MATERIAL SHALL BE BETWEEN 6 AND 7.5.
3. THE SALT CONTENT SHALL BE LESS THAN 10 MILLIMHO/CM @ 25° C. ON A SATURATED PASTE EXTRACT.
4. BORON CONTENT OF THE SATURATED EXTRACT SHALL BE LESS THAN 1.0 PART PER MILLION.
5. SILICON CONTENT (ACID-INSOLUBLE ASH) SHALL BE LESS THAN 50%.
6. CALCIUM CARBONATE SHALL NOT BE PRESENT IF TO BE APPLIED ON ALKALINE SOILS.
7. TYPES OF ACCEPTABLE PRODUCTS ARE COMPOSTS, MANURES, MUSHROOM COMPOSTS, STRAW, ALFALFA, PEAT MOSSES ETC.
LOW
IN SALTS, LOW IN HEAVY METALS, FREE FROM WEED SEEDS, FREE OF PATHOGENS AND OTHER DELETERIOUS MATERIALS.
8. COMPOSTED WOOD PRODUCTS ARE CONDITIONALLY ACCEPTABLE [STABLE HUMUS MUST BE PRESENT]. WOOD BASED PRODUCTS ARE NOT ACCEPTABLE WHICH ARE BASED ON RED WOOD OR CEDAR.
9. SLUDGE-BASED MATERIALS ARE NOT ACCEPTABLE.
10. CARBON:NITROGEN RATIO IS LESS THAN 25:1.
11. THE COMPOST SHALL BE AEROBIC WITHOUT MALODOROUS PRESENCE OF DECOMPOSITION PRODUCTS.
12. THE MAXIMUM PARTICLE SIZE SHALL BE 0.5 INCH, 80% OR MORE SHALL PASS A NO. 4 SCREEN FOR SOIL AMENDING.
MAXIMUM TOTAL PERMISSIBLE POLLUTANT CONCENTRATIONS IN AMENDMENT IN PARTS PER MILLION ON A DRY WEIGHT BASIS:
ARSENIC 12 COPPER 100 SELENIUM 20
CADMIUM 15 LEAD 200 SILVER 10
CHROMIUM 300 MERCURY 10 VANADIUM 50
COBALT 50 MOLYBDENUM 20 ZINC 300
NICKEL 100
HIGHER AMOUNTS OF SALINITY OR BORON MAY BE PRESENT IF THE SOILS ARE TO BE PRE-LEACHED TO REDUCE THE EXCESS OR IF THE PLANT SPECIES WILL TOLERATE THE SALINITY AND/OR BORON.
IRRIGATE DEEPLY TO HELP LOWER ALKALINITY AND SODIUM. BALANCE SOIL MOISTURE WITH SOIL AERATION. WHEN THE ALKALINITY AND SODIUM ARE LOWER, DO NOT OVER LEACH AND REMOVE ESSENTIAL MINERALS.
FOR SITE MAINTENANCE, APPLY AMMONIUM SULFATE (21-0-0) AT 5 POUNDS PER 1,000 SQUARE FEET ABOUT ONCE PER QUARTER.
MONITOR THE SITE WITH PERIODIC SOIL TESTING. ADJUST THE MAINTENANCE PROGRAM AS NEEDED.
PLANT MATERIALS: PROVIDE PLANTS OF THE SPECIES, KINDS, SIZES, AND SPACING, ETC., AS NOTED ON THE DRAWINGS. PLANTS
SHALL BE SYMMETRICAL, TYPICAL FOR VARIETY AND SPECIES, SOUND, HEALTHY, VIGOROUS, FREE FROM PLANT DISEASE, INSECT
PESTS OR THEIR EGGS, AND SHALL HAVE HEALTHY, NORMAL ROOT SYSTEMS, WELL FILLING THEIR CONTAINERS, BUT NOT TO THE POINT OF BEING ROOT BOUND.
MULCH: INSTALL 3” OF SHREDDED FIR OR CEDAR BARK (WALK-ON) IN ALL PLANTING AREAS EXCEPT TURF/LAWN AREAS AND STREET TREEWELLS UNLESS OTHERWISE INDICATED ON THE PLANS.
APPLICATION OF PRE-EMERGENT HERBICIDES: AFTER FINISH GRADING AND IMMEDIATELY AFTER PLANTING TREAT ALL NON-SEEDED PLANTING AREAS WITH A PRE-EMERGENT WEED AND GRASS SEED CONTROL AGENT; APPLY IN ACCORDANCE WITH THEIR MANUFACTURER'S RECOMMENDATIONS, (DYMID, EPTAM, BETASAN). PLANT MAINTENANCE PERIOD: UPON COMPLETION OF
ALL PLANTING OPERATIONS, THE CONTRACTOR SHALL REQUEST A PRE-MAINTENANCE FINAL INSPECTION BY THE OWNER'S AUTHORIZED REPRESENTATIVE. UPON ACCEPTANCE OF THE WORK BY THE OWNER'S REPRESENTATIVE, THE CONTRACTOR SHALL COMMENCE A MAINTENANCE PERIOD OF 90 CALENDAR DAYS, UNLESS OTHERWISE INDICATED ON THE DRAWINGS.
A.KEEP ALL PLANTED AREAS FREE OF DEBRIS, WEEDS AND CULTIVATED AT INTERVALS NOT TO EXCEED 10 DAYS.
B. THE CONTRACTOR SHALL APPLY AN 8-8-4 COMMERCIAL SLOW RELEASE FERTILIZER TO ALL PLANTING AREAS AT THE RATE OF 30 POUNDS PER 1,000 SQUARE FEET UPON COMPLETION OF THE GROUND COVER PLANTING AND AT 30-DAY INTERVALS THEREAFTER UNTIL THE END OF THE MAINTENANCE PERIOD. THOROUGHLY WATER ALL PLANTING AREAS FOLLOWING THE APPLICATION OF FERTILIZER.
C.REPLACE AS SOON AS POSSIBLE PLANTS THAT SHOW SIGNS OF FAILURE TO GROW AT ANY TIME DURING THE CONTRACT PERIOD OR THOSE PLANTS SO INJURED OR DAMAGED SO AS TO RENDER THEM UNSUITABLE FOR THE PURPOSE INTENDED. PROVIDE REPLACEMENT PLANTS OF THE SAME TYPE AND SIZE TO MATCH ADJACENT LIKE PLANTS. FURNISH PLANT MATERIAL AND FERTILIZER AS SPECIFIED AND SUBJECT TO A 30 DAY ESTABLISHMENT PERIOD AT NO ADDITIONAL COST TO THE OWNER.
D.UPON COMPLETION OF THE MAINTENANCE PERIOD, THE CONTRACTOR SHALL ARRANGE A POST-MAINTENANCE FINAL INSPECTION WITH THE OWNER'S AUTHORIZED REPRESENTATIVE. SHOULD THE SITE BE IN A CONDITION THAT IS UNACCEPTABLE TO
THE OWNER'S AUTHORIZED REPRESENTATIVE, THE TERMS OF THE MAINTENANCE PERIOD MAY BE EXTENDED UNTIL THE CONDITION OF THE LANDSCAPE WORK IS SATISFACTORY. FINAL PAYMENT WILL BE WITH HELD, UNTIL ALL WORK IS SATISFACTORILY COMPLETED.
E. WHEN LAWN HAS BEEN SPECIFIED PERFORM THE FIRST MOWING OF LAWN AREAS WHEN THE GRASS IS 2- ½ INCHES HIGH AND REPEAT AS OFTEN AS IS NECESSARY TO MAINTAIN THE LAWN AT A HEIGHT OF 2-INCHES. IN NO CASE SHALL THE LAWN BE CUT LOWER THAN 1-1/2-INCHES IN HEIGHT UNLESS OTHERWISE INDICATED.
F. GUARANTEES: THE CONTRACTOR SHALL WARRANT ALL WORK FOR A PERIOD OF ONE YEAR FROM DATE OF THE FINAL POST-MAINTENANCE INSPECTION ACCEPTANCE. ALL PALMS SHALL BE WARRANTED FOR A PERIOD OF TWO YEARS, ALL TREES SHALL BE WARRANTED FOR A PERIOD OF ONE YEAR AND ALL SHRUBS SHALL BE WARRANTED FOR A PERIOD OF 6 MONTHS. THE WARRANTY DOES NOT INCLUDE ITEMS DAMAGED DUE TO OWNER NEGLECT OR ACTS OF GOD.
WH WH
24"TREE
10"TREE
9"CYP
9"CYP 9"CYP
9"CYP
9"CYP
9"CYP
9"CYP
9"CYP 9"CYP 9"CYP
9"CYP
9"CYP
9"CYP
9"CYP
8"CYP
8"CYP
14"RWD
47"RWD
28"22"RWD
11"CYP
11"CYP
11"CYP
11"CYP
11"CYP
11"CYP
11"CYP
11"CYP
11"CYP
45"RWD
74"RWD
40"RWD
49"RWD
6"STUMP
33"TREE PATEL RESIDENCE STUIO 317 DESIGNS EXISTING TREE PLAN LP-4
13 EXISTING TREE PLAN
NOTE: PLAN IS SHOWN DIAGRAMATICALLY.
0 8' 16' 24'
Scale: 3/32" = 1'-0"
NORTH
TREE PROTECTION NOTES:
EXPLORATORY EXCAVATION OF THE TRENCH AREA ANYWHERE NEAR THE DRIPLINE OF A TREE USING AN AIR-SPADE IS RECOMMENDED. ONCE ROOTS ARE EXPOSED BY THIS METHOD, THEY MAY BE EVALUATED BY AN ARBORIST. BY OBSERVING THE EXPOSED ROOTS, AN ACTION PLAN CAN BE
PREPARED, WHICH MAY INVOLVE THE SEVERING OF SOME ROOTS AND WHILE MAINTAINING OTHERS. IF THE RECOMMENDED CONSTRUCTION GUIDELINES AND POST CONSTRUCTION
MONITORING AND CARE ARE
FOLLOWED, THE TREES SHOULD SUCCESSFULLY SURVIVE. ONLY TREES THAT HAVE A MODERATE TO ELEVATED LIKELIHOOD OF IMPACT ARE CONSIDERED IN THIS SECTION:
TREES TO BE PRESERVED – ROOT LOSS MAY RESULT IN FLAGGING AND DESICCATED FOLIAGE. NO STRUCTURAL INSTABILITY ANTICIPATED.
- ROOT PRUNING IS TO OCCUR NO CLOSER TO ANY TRUNK THAN THREE (3) TIMES THE
DIAMETER, DUE TO POTENTIAL FOR SUBSTANTIAL ROOT LOSS AND INSTABILITY IF ROOTS ARE PRUNED ANY CLOSER.
- CROWN CLEAN AND CLEARANCE PRUNE CONSTRUCTION-SIDE OF CANOPY PRIOR TO CONSTRUCTION ACTIVITIES;
- PRUNE ROOTS BY HAND;
- MULCH UNDER DRIPLINE TO A DEPTH OF SIX (6) INCHES MINIMUM AND MAINTAIN MULCH THROUGHOUT CONSTRUCTION ACTIVITIES;
- SINGLE APPLICATION OF SLOW-RELEASE FERTILIZER AND PLANT GROWTH REGULATOR PRIOR TO CONSTRUCTION ACTIVITIES;
- IRRIGATE MONTHLY DURING CONSTRUCTION ACTIVITIES WITH A FINAL IRRIGATION AT THE COMPLETION OF THE PROJECT;
- MONITOR AND INSPECT MONTHLY DURING CONSTRUCTION ACTIVITIES WITH A FINAL ASSESSMENT AT THE COMPLETION OF THE PROJECT.
THE FOLLOWING GUIDELINES MUST ALSO BE FOLLOWED: • TO HELP COMPENSATE FOR ANY POTENTIAL ROOT LOSS, IT WILL BE ESSENTIAL TO IRRIGATE ALL TREES DURING THE DRY MONTHS (ANY MONTH RECEIVING LESS THAN 1 INCH OF RAINFALL) FOR A MINIMUM OF ONE (1) YEAR. IRRIGATE A MINIMUM OF TEN (10) GALLONS FOR EACH INCH OF TRUNK DIAMETER EVERY TWO (2) WEEKS. A SOAKER HOSE OR A DRIP LINE IS PREFERRED FOR THIS PURPOSE. THIS IRRIGATION MUST BE APPLIED DURING THE TREES’ RECOVERY PERIOD, WHICH MAY BE LONGER THAN THE CONSTRUCTION PROCESS. • IF ANY LARGE ROOTS (2 INCHES IN DIAMETER OR LARGER) ARE SEVERED, THE STUB
END(S) OF THE ROOT(S) MUST BE CLEANLY CUT USING A SHARP SAW AND SEALED USING A PLASTIC BAG TIED ON THE END. PLASTIC BAGS MUST BE REMOVED AT THE TIME OF BACKFILL. • MATERIALS MUST NOT BE STORED, STOCKPILED, DUMPED, OR BURIED INSIDE THE DRIPLINE OF TREES. • EXCAVATED SOIL MUST NOT BE PILED OR DUMPED, EVEN TEMPORARILY, INSIDE THE DRIPLINES OF PROTECTED TREES. • TREES TO BE PRESERVED MAY REQUIRE PRUNING TO CLEAR BRANCHES FROM
PROPOSED STRUCTURES, SCAFFOLDING, OR NECESSARY EQUIPMENT AND SHOULD BE PERFORMED UNDER THE DIRECTION OF THE PROJECT ARBORIST. ANY PRUNING MUST BE
PERFORMED OR SUPERVISED BY AN ARBORIST CERTIFIED BY THE ISA (INTERNATIONAL SOCIETY OF ARBORICULTURE) AND ACCORDING TO ISA, WESTERN CHAPTER STANDARDS, 1998. • THE IRRIGATION MUST NOT BE DESIGNED TO STRIKE THE TRUNKS OF TREES, BECAUSE OF POTENTIAL HIGH RISK OF DISEASE INFECTION.
COMMUNITY DEVELOPMENT P. O. BOX 520, Pleasanton, CA 94566-0802 Planning Building & Safety Engineering Traffic Inspection 200 Old Bernal Ave. 200 Old Bernal Ave. 200 Old Bernal Ave. 200 Old Bernal Ave. 157 Main Street (925) 931-5600 (925) 931-5300 (925) 931-5650 (925) 931-5650 (925) 931-5680 Fax: 931-5483 Fax: 931-5478 Fax: 931-5479 Fax: 931-5479 Fax: 931-5484 March 17,2026
Sent Via-Email:
Gautam Patel
5776 Stoneridge Mall Road, Ste 155
Pleasanton, CA 94588
Subject: Planned Unit Development Application (PUD-152) Application for a Planned Unit Development to demolish an existing 6,160 square-foot commercial office building and construct a three-story four-unit apartment ranging in size from approximately 430 square feet to 13,626 square feet with associated site improvement located at 231 Old Bernal Avenue.
Dear Gautam Patel:
Thank you for the submittal of the above-noted Planned Unit Development application. Staff has reviewed the submitted information and has the following comments. Based on the submitted information and staff’s comments, the application submittal is found to be incomplete.
Department/Division Comments
Planning Division - Should you have any questions regarding Planning Division comments noted below, please contact Diego Mora, Associate Planner, ([email protected]) at 925-931-5618.
1. (Repeat) Objective Design Standards (ODS) for Multifamily Housing in R-M, C-C, and M-U Zoning Districts (adopted January 26, 2023). The proposed residential project is subject to the noted ODS. The following are outstanding comments that are required to be addressed:
a) B6.3: The proposed project is required to provide Private Useable Open Space (PUOS)at a quantity of 75 square feet per unit; or 50 square feet per bedroom, whichever is greater. The project proposes 15 bedrooms (all-inclusive of units). In result, the project is required to provide 750 square feet of Private Open Space. The studio units do not appear to be provided with any private open space. Please provide private open space to all units. Per B6.6. PUOS shall be located directly adjacent to unit interiors and shall be directly accessible from unit. b) B7.6: A minimum six-foot landscape buffer shall be proved between buildings and walkways. The proposed walkway to the left side does not appear to be in conformance – address accordingly.
EXHIBIT C
Patel
Application: PUD-152
March 17, 2026
2 c) B9.3: Per ODS standard a designated enclosure is required. Provide one in conformance with objective standard (review a-d in ODS of B9.3).
i. The trash bins are in the pathway to the side entry. Trash bins shall not impact path of travel.
ii. The location of the trash bins and the west rear side entry design is inconsistent throughout the plans. Carefully review and revise plan sheet to be consistent and in conformance with ODS B9.3.
d) C4.2: Label proposed window glazed and transparency on elevations to be in conformance with standard. Additionally, you may add a key note to the elevations to address comment. e) C7.1: Provide proposed window transparency and visible light transmittance. Also, label that muntins shall be on the interior and exterior of glazing. f) C7.2: Its noted that as part of the PUD application a request for relaxation is requested.
However, please indicate the percent area of ground-level façade fronting the public right of way composed of brick or stone masonry.
g) C7.6: The project proposes fencing – not consistent with the with the ODS and Downtown Design Guidelines.
i. Per the Downtown Design Guidelines, open fencing may be 42 inches in the front yard.
Note: Upon resubmittal, provide a checklist annotating where on the plans each applicable ODS standard is met. Some standards require to demonstrate calculation. Please do so on plans or in the resubmittal checklist document. Where you may be requesting deviation from the ODS as a part of the PUD Development Standards, please indicate.
2. General Comments:
a) Attached is a table of the proposed project and how it’s inconsistent or requires additional information per the ODS standards and the Downtown Specific Plan (DSP) goals and policies. The ODS table also includes staff comments.
b) Sheet A001:
i. Revise “Proposed Yard” for “Rear” from 10’ to 37’-6”. ii. Revise “Maximum Height Limit” from 3 stories to 2 stories. c) Sheet A100: Annotate how many bike parking spaces are provided in the shown bicycle parking illustration. For example, “Bicycle Parking (4 stalls, 8 spaces)”. d) Sheet A200: Per the GHG Checklist, one long-term bicycle parking space is provided at the utility room on the ground floor with lockers. Label on the floor plan, specifically, bicycle parking, and the number of spaces in the locker
e) Sheet A502 titled “window schedule” is blank. Please provide information. f) Sheet LH-1:
i. (Repeat) Provide height and elevation of wood trellis by the vegetable garden. ii. Provide elevation detail of double driveway gate. Please note that gates are to conform to the height requirement per ODS C7.6.
iii. Sheet indicates “Parking Spaces” for the paved area by the driveway gate. Illustrate on the plans the location of parking stalls.
Patel
Application: PUD-152
March 17, 2026
3 iv. Annotate how many bike parking spaces are provided in the shown bicycle parking illustration. For example, “Bicycle Parking (4 stalls, 8 spaces)”. v. Walkway, trash bins, and unit floor plans are not consistent throughout the plan set. (see below). Revise all plan sheets to be accurate with what the project is proposing.
1. Per Pleasanton Garbage Service letter dated October 17, 2025, 12 carts for residential service are required. The number of carts is inconsistent on the plans. Sheet A100 illustrates 12 carts, but Sheet LH-1 illustrates 9 carts.
Ensure consistency on all plan sheets.
vi. Clarify the following solid linework by the east side gate (address in Civil/Landscape sheets as well):
g) Sheet LP-1: Illustrate the location of the HVE box and backflow preventer to ensure adequate screening per ODS B9.2 is provided.
3. Story Pole plan will no longer be required.
Patel
Application: PUD-152
March 17, 2026
4 4. On-site Project Notification: The project will be required to meet the City’s On-Site Project Notification requirements as illustrated in the following handout:
https://www.cityofpleasantonca.gov/assets/our-government/community-development/handouts/onsite-project-notification-signs.pdf. The Applicant will be required to work with the project planner to provide the necessary information for the on-site sign. Note: Sign must be placed no less than 10 calendar days prior to any public hearing scheduled for the project.
Building Division - Should you have any questions regarding Building Division comments noted below, please Wayne Newton, Senior Plan Checker, [email protected].
5. Sheet A001 – Please amend the reference to a B-occupancy. This occupancy classification is not applicable to the proposed project and shall be removed or revised to reflect the correct occupancy classification.
6. CBC 11A accessible sleeping units (Sheet A200 – First Floor Plan) The first floor shows three individual sleeping units (Units A, B, and C) that appear to include cooking appliances. If these units are considered independent dwelling or sleeping units, they may trigger CBC Chapter 11A adaptable housing requirements. This should be confirmed prior to submittal so the accessibility scope is clearly understood.
7. Accessible parking serving the first? Floor units (Sheet A200 – First Floor Plan) A van accessible parking space is shown within the garage area. The plans should confirm that a compliant accessible route is provided from this space to the accessible entrance serving the first? Floor sleeping units. Accessible routes, door clearances, and level changes should be verified. Reference:
CBC 11A?206, 11A?404, and 11A?502.
8. Sheet A200 – The door from the utility room to the garage occurs along the accessible path of travel serving the CBC 11A sleeping units. Provide the required maneuvering clearance on the pull side of the door, including the minimum 18 inches latch-side clearance, in accordance with CBC Section 11A404.2.4.
Landscape Division - Should you have any questions regarding Landscape Architecture Department comments noted below, please contact Mr. Matt Gruber, Landscape Architect ([email protected]) at 925-931-5672.
9. The existing tree plan should show which trees are proposed for removal and which to be retained and protected. Accommodations to the plans to retain and protect trees 2, 12-14, and 33 should be made.
Every effort should also be made to retain trees 1, 31, and 32. As the plans stand now, many of these trees will not be able to withstand the impacts from the proposed improvements. Have the arborist review the plans and provide a supplemental section to the arborist report. A payment shall be made to the City's urban forest fund for the value of any trees removed minus a credit for new trees.
10. The project plans shall address improvements for the property within the right-of-way, including new landscaping and pavement for the project frontage. This includes making sure the civil plans match the landscape plans.
11. Water use calculations shall be modified to be more realistic. Kurapia is not to be considered a low water use plant.
Patel
Application: PUD-152
March 17, 2026
5 12. Shade calculations do not meet requirements. Refer to the City of Pleasanton Shade Tree Guidelines.
13. The civil plans show flow through planters, but the landscape plans do not specify plants for the flow through planters. Landscape plans shall be adjusted to accommodate flow through planters.
Traffic Division - Should you have any questions regarding Traffic Engineering Department comments noted below, please contact Matt Nelson, Associate Traffic Engineer, ([email protected]) at 925-931-5671.
14. SAME COMMENT FROM PREVIOUS SUBMITTALS: The sight distance triangles on sheet C3.0 show obstructions within the triangles and do not meet city guidelines for safety. In addition to the redwood on the north side that falls within the triangle, the proposed 6' fence, shown on sheet A100, does not comply with city sight distance triangles and shall be removed.
15. The sidewalk on Old Bernal Ave shall be a minimum of 6' wide along the entirety of the project frontage.
Livermore-Pleasanton Fire Department - Should you have any questions regarding Fire Department comments noted below, please Ryan Rucker, Deputy Chief/Fire Marshal ([email protected]) at 925-454- 2330.
16. Provide a site plan which shows a standard ladder pd at each rescue window location. Standard ladder pad specification is attached.
Engineering Division - Should you have any questions regarding Engineering Division comments noted below, please contact Tommy Nguyen, Associate Civil Engineer, ([email protected]) at 925-931-5661.
17. Please see Engineering memo dated March 17, 2026, attached.
General Note:
PUD applications are subject to a public hearing. The request is first heard by the Planning Commission (PC) which provides a recommendation for action to the City Council (CC). The City of Pleasanton requires that projects or applications subject to a public hearing with the Planning Commission or City Council require on-site notification signs.
When resubmitting, provide a response letter indicating how each item above has been addressed.
If you have any questions concerning these comments, please feel free to contact me at (925) 931-5618 or by email at [email protected].
Sincerely,
Patel
Application: PUD-152
March 17, 2026
6 Diego Mora, AICP
Associate Planner
Attachment(s):
1. Engineering Memo dated March 17, 2026
2. Ladder pad specification
3. ODS Table
4. DSP Table
MEMORANDUM
DATE: March 17, 2026
TO: Diego Mora, Associate Planner
Community Development Department
FROM: Tommy Nguyen, P.E. Associate Civil Engineer, [email protected] Land Development Section, Public Works Department
SUBJECT: PUD-152, 231 Old Bernal Avenue
APN# 94-156-21
Planned Unit Development & Design Review
The application is for a Planned Unit Development to demolish an existing office building and construct a three-story building consisting of an approximately 14,000 square-foot single family residence with an approximately 3,000 square-foot ground floor commercial space with site improvements. Having reviewed the application materials, the Public Works Department offers our comments as follows. Please forward our comments to the applicant and request formal responses to each. Our standard Conditions of Approval are included with this memo.
Application materials reviewed:
1. Bernal Mixed Use plans by SDA Creative Studio dated 9-19-2024 (13 sheets)
2. Civil plans by YCG Civil Engineering dated 10-23-2025 (4 sheets)
3. Landscape Plans by Studio 317 Designs dated 10-17-2025 (12 sheets)
4. Geotechnical Engineering Investigation by Krazen & Associates dated 9-11-2024 (KA Project No. 042-24027)
5. Preliminary Title Report by Chicago Title dated 8-29-2024 (Order #FWACTO24000331A)
6. Stormwater Requirements Checklist by Gautam Patel submitted 10-29-2025 (12 pages)
7. Impervious Exhibit by YCG Civil Engineering dated 10-24-2025 (2 sheets)
8. Worksheet for Calculating the Water Quality Design Volume by YCG Civil Engineering submitted 10-28-2025 (1 page)
9. Confirmation of Garbage Service Availability by Pleasanton Garbage Service, Inc. dated 10-17-2025 (1 page)
Reference materials:
A. Parcel Map 3081 (Book 116, Pages 43-44)
B. Pleasanton Downtown Specific Plan adopted August 2019 C. City of Pleasanton Objective Design Standards adopted on 1-26-2023 D. Project Narrative by Sajni Design & Architecture dated 9-19-2024 (1 page) Attachment 1
231 Old Bernal Ave Page 2 PUD-152
Comments:
1. RESOLVED. Moved to Condition of Approval.
2. AMENDED COMMENT. CLEAN WATER PROGRAM: Projects that create and/or replace more than 5,000 square feet (0.23 acres) of impervious surface are considered “Regulated” according to Provision C.3.b of the Municipal Regional Stormwater NPDES Permit that regulates stormwater runoff in Alameda County. The Alameda Countywide Clean Water Program developed a C.3 Guidance Manual to assist applicants in addressing these regulations. The Guidance Manual is available for download at:
https://cleanwaterprogram.org/development/
Regulated projects must include stormwater treatment measures in the site design to remove pollutants from stormwater upstream of any connection to the City’s stormwater conveyance network. A Stormwater Requirements Checklist must also be submitted to confirm the square footage of existing, new and replaced impervious surfaces per C.3 technical guidance manual Appendix O. Finally, a Stormwater Control Plan must be submitted. These plan sheets shall show the drainage management areas (DMAs) with a corresponding treatment feature. Follow C.3 Stormwater Technical Guidance Section 8.
AMENDED COMMENT. When reviewing Stormwater Sheets C5.0 and C5.1, the following issues shall be addressed:
a. RESOLVED.
b. RESOLVED.
c. RESOLVED.
d. AMENDED COMMENT. Sheet C5.1 proposes two different types of treatment features (Pervious Pavement and Flow through Planters). The design drawings require additional clarification:
(1) RESOLVED.
(2) NEW COMMENT. Figures 8-11 through 8-13 of the manual shows typical Flow Through Planter design details. Sheet C5.1 provides a typical flow-through planter section within Detail B as an at grade planter.
(a) Confirm that planters #2 through #6 are all at grade planters or if there will be above grade planters. The typical design standard for flow through planters adjacent to structures is above grade due to water and drainage issues to the foundation. If flow-through planters #5 and #6 are at grade planters, the structure’s foundation designer and geotechnical engineer will need to consider these at grade planters in their design.
(b) The landscape plans do not match the civil plans for the landscaping within the flow through planters. The plans shall be revised to match and include planting details per the technical guidance manual section 8.2.1, and follow the planting guide in Appendix B.
(3) RESOLVED.
(4) NEW COMMENT. Sheet C5.1 shows the swimming pool as a self treating area within DMA #2. Swimming pools are considered an impervious surface and shall
231 Old Bernal Ave Page 3 PUD-152
be added to the effective impervious area within the DMA#2 calculation for sizing the treatment area.
e. RESOLVED.
f. NEW COMMENT. Sheets C4.0 & C5.1 show flow through planter #5 within the revised PSE. The design plans shall be revised to show stormwater treatment features outside of the PSE but still sized to ensure the proposed 4% sizing method per the Technical Guidance Manual.
g. NEW COMMENT. Sheet C4.0 shows a permeable pavement overflow underdrain along the sidewalk transition on the south side of the driveway. Provide clarification on this note. The overflow should connect to the proposed storm drain and flow into the storm drain manhole.
h. NEW COMMENT. Sheet C4.0 shows a note to connect to ex. SDMH but also proposes a new storm drain manhole. Provide clarification on this conflict and where the proposed storm connection is.
3. RESOLVED. HORIZONTAL SETBACK FROM OVERHEAD ELECTRICAL LINES.
4. RESOLVED. WATER: Moved to Conditions of Approval.
5. AMENDED COMMENT. SANITARY SEWER:
The proposed sewer lateral connecting to Augustine Street has the following design issues that require clarifiation:
a) RESOLVED.
b) AMENDED COMMENT. Provide a section detail for permeable pavers (see comment 2c). The revised plan shows section detail with a slurry cap over a sanitary sewer lateral on Sheet C5.1 detail A. Confirm that this cap is intended for the entire length of any sewer laterals.
Fees are due to both the City of Pleasanton and DSRSD for new connections to the sewer network. Said fee amounts appear in the City’s Adopted Master Fee Schedule. (Address this condition prior to plan approval)
6. RESOLVED. SIDEWALK WIDENING: Moved to Conditions of Approval.
7. DRIVEWAY: The Augustine St driveway has conflicts and the following items will need to be addressed:
a) AMENDED COMMENT. Sheet C4.0 shows a new driveway and sidewalk. Reference City of Pleasanton Standard Drawing 106 reference on the plans. Applicant response was that a modified driveway entrance has been called out and City Standard Drawing 106 will not work. The proposed modified driveway with a 1.5% cross slope is flat (1.4 to 1.9” from FL to top of driveway approch) and will introduce potential ponding on Augustine Street. The nearest drain inlet is close to corner of Augustine and Bernal. The plans shall be revised to address these issues.
b) RESOLVED. ADA parking was removed from the scope.
c) RESOLVED. STORM DRAIN. Moved to Conditions of Approval.
231 Old Bernal Ave Page 4 PUD-152
d) REPEAT COMMENT. Existing heritage trees are shown and appears to conflict with the improvements. Hertiage trees require confirmation from City Landscape Architect for removal. If not, the proposed improvements that conflict with the heritage trees will need to be redesigned.
8. RESOLVED. UN-USED DRIVEWAY APPROACH. Moved to Conditions of Approval.
9. RESOLVED. ADA ACCESSIBILITY.
10. RESOLVED. BICYCLE PARKING.
11. RESOLVED. EXISTING UTILITY BOX.
12. RESOLVED. TRASH COLLECTION.
13. NEW COMMENT. SWINGING DOUBLE DRIVEWAY GATE. Sheet LH-1 shows a note for a swining double driveway gate and parking spaces but does not provide details for either.
Conditions of Approval.
1. CONDITIONS OF APPROVAL: These Conditions of Approval shall be depicted on a plan sheet(s) in the submitted plans for construction.
(Address this condition prior to plan approval)
2. 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 applicant 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)
3. PUBLIC SERVICE EASEMENT DEDICATION: Grant a Public Services Easement (PSE), 10-feet in width and 18’ in length along the Old Bernal Ave frontage of the property pursuant to Pleasanton Municipal Code §19.36.110. A PSE 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. (Address this condition prior to plan approval)
4. STORM DRAIN DESIGN: Per Sheet C4.0, there is a proposed storm drain manhole on Augustine Street. Include the City standard drawing 205 reference to the plans. (Address this condition prior to plan approval)
5. POTABLE WATER SERVICE: According to City records, the property is served by a 5/8” water meter (#55882904) located along the frontage of the lot on Old Bernal Avenue. If a larger meter is needed to support the proposed residential and commerical use, a fee credit will
231 Old Bernal Ave Page 5 PUD-152
be offered for the existing meter, but new connection fees will be due to Zone 7 and the City based on currently adopted fees.
The City purchases water wholesale from Zone 7 Water Agency. Fees are due to both the City of Pleasanton and Zone 7 for new connections to the pipe network. Said fee amounts appear in the City’s Adopted Master Fee Schedule. For more information about water usage in Pleasanton, refer to Pleasanton Municipal Code Title 14. (Address this condition prior to building permit issuance)
6. BACKFLOW PREVENTION ASSEMBLIES: Backflow preventer assemblies shall be designed and installed in accordance with current City Standards 704, 705, 706; Pleasanton Municipal Code Chapter 14.16, State Health and Safety Code; State Water Resources Control Board adopted Cross-Connection Control Policy Handbook (CCCPH); and as required by the Director of Public Works. All backflow preventer assemblies shall be tested and certified by a City approved tester with the certification submitted to the City’s contractor. 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 a City-approved tester with the certification submitted to the City’s contractor before project water is drawn through it. An all-weather cover shall be placed over all backflow prevention assemblies 4- inch and smaller, and follow City Standard 19-02N for Backflow Enclosure requirements. (Address this condition prior to plan approval).
7. SIDEWALK WIDENING: Augustine Street and Old Bernal Avenue frontage of the property shall be removed and replaced with a 6’-wide sidewalk constructed similar to City of Pleasanton Standard Drawing 102. Include the City standard drawing reference to the plans. (Address this condition prior to plan approval).
8. UN-USED DRIVEWAY APPROACH: The driveway approach that formerly served the property from Old Bernal Ave to be demolished, shall be removed and replaced with standard public sidewalk according to City of Pleasanton Standard Drawing 102. Include the City standard drawing reference to the plans.
(Address this condition prior to plan approval).
9. 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 sightline visibility for vehicle drivers at intersections or driveways. Above-ground pedestals or utility cabinets are preferred within the side-yard area of a corner residential lot rather than the front-yard. Deviations from this standard must be approved by the City Engineer. (Address this condition prior to plan approval)
231 Old Bernal Ave Page 6 PUD-152
10. 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.
(Address this condition prior to plan approval)
11. 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 (typically a Class “A” General Engineering Contractor license or appropriate Class “C” Specialty Contractor license as issued by the California Contractors State License Board), insurance and City-issued Business License upon application for a permit.
(Address this condition prior to permit issuance)
12. 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)
13. CONSTRUCTION GENERAL PERMIT: This application is subject to a Construction General Permit according to the National Pollutant Discharge Elimination System (NPDES) General Permit No. CAS000002. The general permit is applicable to development sites that disturb one or more acres of land surface. The applicant will be required to register the project with the State Water Board’s Stormwater Multi-Application and Report Tracking System (SMARTS) website. A Qualified SWPPP Developer (QSD) and a Qualified SWPPP Practitioner (QSP) must be responsible for permit compliance. The SMARTS system will generate a Waste Dischargers Identification (WDID) number, which must be printed on the grading and/or erosion control plans.
(Address this condition prior to permit issuance)
14. 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.
231 Old Bernal Ave Page 7 PUD-152
(Address this condition during construction)
15. EXCAVATION SAFETY: All excavations must be performed in conformance with California Government Code Section 4216 et seq. No excavation shall occur until proper notice is provided to Underground Service Alert (usanorth811.org) by calling either 811 or 800-642-2444 at least 72-hours prior to the work so buried utilities can be marked. All excavations shall be covered or barricaded to prevent entry when work is inactive. Open excavations in the public right-of-way must be covered by skid-resistant steel plates that are firmly affixed to the surface with leading edges ramped. Excavations 5-feet and deeper require a protective system as defined by Cal-OSHA. If a shoring system or trench boxes will be utilized as the protective system, said system shall either be manufactured and installed according to manufacturer recommendations, or designed by a registered professional engineer and installed according to approved plans. No excavation shall be performed atop or adjacent to a high-risk facility until authorized by the owner of the facility. High-risk facilities are defined as gas transmission pipelines and hazardous liquid pipelines as regulated by the U.S.
Department of Transportation Pipeline and Hazardous Materials Safety Administration (US
DOT PHMSA)
(Address this condition during construction)
16. 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 applicant shall contain all trash and debris for proper disposal to authorized landfills or recyclers. Erosion control features shall be deployed during the rainy season that extends from October 1st to April 15th each year, or any time rain is forecast outside of this period. Best Management Practices (BMPs) shall be strictly followed. Street sweepers must be employed if soil or debris is tracked onto the public roads from vehicles exiting the site. Standard BMPs are available from the California Stormwater Quality Association (CASQA), the United States Environmental Protection Agency (EPA), Caltrans, and others. Notes and/or illustrations shall be added to the plans that describe the BMPs to be utilized during construction. The use of manufactured erosion control woven blankets and straw wattles that utilize plastic monofilament netting is specifically prohibited.
(Address this condition during construction)
17. DUST CONTROL: Dust control measures must be employed during all phases of construction to prevent airborne nuisance to neighboring properties. All stockpiles or unused materials that can create dust shall be covered or removed. Exposed soil areas shall be routinely watered until surfacing materials or landscaping is installed. Use of dust palliatives shall conform to Caltrans Standard Specification Section 18. Any damage caused by airborne dust to neighboring properties shall be cleaned with costs paid by the applicant. If the applicant fails the address dust as directed by the City, the City shall have the right to enter the property to effectuate the correction, with all costs paid by the applicant or levied as a lien against the applicant’s property.
(Address this condition during construction)
231 Old Bernal Ave Page 8 PUD-152
18. PROPERTY NUISANCE: At no time during construction of the project shall the condition of the property become a nuisance as defined in Pleasanton Municipal Code §9.28.020. The City shall have the right to inspect the property for conditions that violate the code standard. If a nuisance is found, the applicant shall immediately submit a plan of correction. Depending on the severity of the nuisance, the City may suspend all construction work until the condition is corrected. Any of the following conditions shall be considered severe: Leaking chemicals that can cause environmental damage; open excavations or any excavation deeper than 4 feet that lacks proper shoring; unsecured materials that can fall to the ground causing damage or injury; open or exposed utilities that could cause electrical shock or contamination of sewer, potable water systems, groundwater wells, or storm drainage networks. If the applicant fails the address the nuisance as directed by the City, the City shall have the right to enter the property to effectuate the correction, with all costs paid by the applicant or levied as a lien against the applicant’s property.
(Address this condition during construction)
19. NOISE: Construction noise is regulated under Pleasanton Municipal Code Chapter 9.04.
Noise is prohibited outside of the hours of 8:00 am and 8:00 pm daily except Sundays and holidays when noise is prohibited outside the hours of 10:00 am and 6:00 pm. 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 applicant fails the 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 applicant or levied as a lien against the applicant’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)
20. GEOTECHNICAL FINAL REPORT: At the conclusion of construction, the applicant 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 applicant shall bear all costs associated with this condition. (Address this condition prior to acceptance of improvement or issuance of an Occupancy Permit)
21. DAMAGE TO EXISTING PUBLIC OR PRIVATE IMPROVEMENTS: The applicant shall repair damage to existing public or private improvements on and near the project site and along the haul route at the applicant’s expense if caused by construction activities. (Address this condition prior to acceptance of improvements or issuance of an Occupancy Permit)
LIVERMORE-PLEASANTON Attachment 2
LPFD
FIRE DEPARTMENT
Office of the Fire Marshal
Exterior Emergency Escape and Rescue Opening Access
When exterior emergency escape and rescue openings are required by code, they shall be accessible by ladder as follows:
1. 2.
Provide straight access (compliant stairs may be used); 6 feet wide to court(s) harboring rescue windows. Illustrate that a 35 foot extension ladder folded to it's carrying size of 14'-0" long by 2'-3" wide by 1'-0" thick, carried by a 3 person team can be maneuvered into all locations with rescue windows.
All rescue windows must be accessible. A Stable, Slip Resistant, Level Fire Ladder location (Pad) capable of supporting the weight of the ladder, the firefighter in gear, equipment, and the person to be rescued (no less than 600 pounds total). Pads may be of grass crete, gravel or other permeable materials capable of supporting the ladder without slipping. This Fire Ladder Pad shall be no less than 6'-0" wide by 7'-0" deep and shall allow the unobstructed raising of the ladder free of overhead obstacles. The extended ladder angle must be at least 70° from horizontal or 4:1 slope unless otherwise approved.
Provide elevation and plan views with ladder details.
4 3rd Floor
Floc
3rd Floar 3rd Floo
Podiuti Level (2nd Floc) Podium Level
{2nd Floог) Podium Level
(2nd Floor)
Ire lodder -fre lodcec -fire lodder
-retaining wal at raised
Garage
(1st Roor) 2
Gorog
(1s: Floor) 2%
4'
Gorege (1at Floo-) curb
egress
herd surfoced pad surioced dd (concrete or unit pavars) fire lodder (to 3rd floerk
-hard suraced pad
-fire ladder (to re floor)
(cencrete, unit paverg
or DO)
10'-2'
public r.o.w
planting ares
fire Icdder (ta 3rd floor)
herd eufacec pad
city sterdrda
4 publa righ: o way
Fire Ladder Pad Diagrams
3. The installed Fire Ladder Pads shall be permanently marked "Fire Ladder Pad".
DOCUMENT REVISIONS
This document is subject to revisions. For general information and to verify that you have the most current document, please call (925) 454-2361, and request the current version.
LIVERMORE-PLEASANTON
3560 Nevada Street Pleasanton, CA 94566 Ph: (925) 454-2361 Fax: (925) 454-2367 www.lpfire.org 2/2/2016
FIKE DEPART
Attachment 3
Objective Design Standard Summary Table Project is inconsistent with and/or requires additional information
A1.A.1(b)
Staff
Comment
A1.A.2
Staff
Comment
A3.2
Staff
Comment
A3.3
Development fronting all other streets in Downtown Pleasanton shall provide a minimum front yard setback of 10 feet
The project proposes a 9-foot front setback.
Side Yard Setback: Development fronting all streets other than Main Street in Downtown Pleasanton shall provide minimum side yard setbacks of seven feet for one side/ total of 16 feet both sides.
The project proposes a 6-foot one-sided setback.
Overhead utility lines shall be undergrounded for all projects except those containing fewer than five units, and less than 50 feet of cumulative street frontage.
The project has more than 50 feet of cumulative street frontage. The ODS standard applies, and the current design does not propose to underground utility lines.
Development shall locate all electrical transformers in underground vaults or in electrical rooms within the building except where there would be fewer than five units, and less than 50 feet of cumulative street frontage.
Staff
Comment
The project has more than 50 feet of cumulative street frontage. The ODS standard applies, and the current design does not propose locating electrical transformers in underground vaults or electrical rooms within the building.
A4.1 Proposed Development within the Downtown Specific Plan area shall conform to the uses described in the Downtown Specific Plan.
Staff
Comment
Per the DSP, ground-floor residential is not permitted.
B1
Staff
Comment
B2
Staff
Comment
B2.4
Staff
Comment
B5.5
Staff
Comment
B5.10
Site circulation should facilitate pedestrian and bicycle use and will ensure developments connect and integrate with broader street networks that serve housing,workplaces, schools, transit, parks and other facilities essential to the daily life of Pleasanton residents.
The proposed project design does not provide direct connectivity to the public right-of-way from all units in the form of sidewalks or bike paths.
The intent of building orientation standards is to ensure building frontages are activated with entries, storefronts, and living spaces along streets, pedestrian paseos, and common open spaces, to provide activity, safety and security through informal surveillance (“ eyes on the street") in these areas.
The proposed project design does not provide active frontage. The rear of the building is orientated to Old Bernal Avenue. There is no access to the building from Old Bernal Avenue.
Site plans shall comply with the dimensional standards illustrated in the following Site Circulation and Building Orientation diagram.
The project design does not provide an active frontage.
Driveway width shall be limited to 10 feet for one-way driveways and 18 feet for bidirection access. Parking aisle width shall conform with Chapter 18.88 of the Pleasanton Municipal Code.
At 15'-8", the proposed driveway is below 18-feet for bidirectional access.
Class 2 short term bicycle parking shall be provided at a minimum of two spaces for every 50 residential units. Bike racks shall be clearly visible from and located within 100 feet of the main entry door. If the project has multiple entries, bicycle racks shall be proportionally dispersed.
Staff
Comment
Short-term bicycle parking is located on the east side of the property, where units A, B, and C may have to travel more than 100 feet. The project needs to demonstrate that the path of travel is within 100 feet of the main entry doors.
B6.3 Private Usable Open Space shall be provided at a quantity of 75 square feet per unit; or 50 square feet per bedroom, whichever is greater. On sites less than 0.5 acre in size, no private usable open space shall be required if group usable open space is required.
Staff
Comment
Group usable open space is not required per ODS B6.1. The project proposes 15 bedrooms (all-inclusive of units). In result, the project is required to provide 750 square feet of Private Open Space. The studio units do not provide conforming private open space. Please provide private open space per ODS B6.5 and B6.6.
B6.5
Staff
Comment
B6.6
Staff
Comment
B7.1
Staff
Comment
B7.2
Staff
Comment
B7.6
Staff
Comment
B9.1
Staff
Comment
C1
Staff
Comment
C1.3
Where provided, Private Usable Open Space including, but not limited to, balconies, porches, stoops and terraces, shall provide a minimum dimension:
a. Private Useable Open Space at grade shall have an unobstructed minimum dimension of ten feet.
b. Private Useable Open Space above grade shall have an unobstructed minimum dimension of five feet.
Project plans are inconsistent if private open space is being provided (see comment#e (5) in letter. Ground floor private open space does not meet the minimum dimension of 10-feet and the inclusion of balconies, porches, stoops, etc.
Private Usable Open Space shall be located directly adjacent to unit interiors and shall be directly accessible from the unit.
Project plans are inconsistent if private open space is being provided (see comment #e (5) in letter. As proposed, units A, B, and C are not provided with conforming private open space per ODS B6.5.
All landscaped areas shall comply with the City of Pleasanton Water Efficient Landscape Ordinance (WELO).
Water use calculations require modification. Kurapia is not to be considered a low water use plant.
All applicants shall qualify at the minimum threshold of the Bay Friendly (BF) scorecard.
Bay Friendly scorecard has not been provided.
A minimum six-foot landscape buffer shall be provided between buildings and walkways and between buildings and parking lots.
Less than a 6-foot landscape buffer is provided between the west adjacent building and walkway along units A, B, and С.
Utility and Service Areas shall be located to comply with all of the following standards:
b.Exterior refuse areas shall be located outside of a 50 feet radius centered on the Primary Building Entrance and shall be screened by opaque, roofed enclosures built of durable materials and designed to harmonize with the proposed architecture:
The project proposed to locate refuse areas within a 50-foot radius of the primary building entrance.
Buildings should be designed to break down large building volumes into comprehensible parts.
The Old Bernal Ave. elevation proposes a vertical design with the second floor not setback from the first, which creates a large building volume.
No structure abutting existing residential development shall exceed the height of a sloping plane 15 feet in height at the interior of the minimum required side yard required by the PMC and sloping away from the side property line five feet for each additional 15 feet in height.
Staff
Comment
C1.5
Staff
Comment
C2
Staff
Comment
C3.b
Staff
Comment
C4.1
Staff
Comment
C4.2
Staff
Comment
C5.1
Staff
Comment
C5.2
Staff
Comment
C5.a
Staff
Comment
C7.1
The proposed project proposes a height of more than 15 feet at the interior of the min. required side yard (10 feet). Per the project's 34-foot height proposal, an additional 5 feet for every 15 feet of height is required, totaling an additional 5-foot side setback for a total of 15 feet side yard setback.
Buildings shall be limited to two stories and thirty feet, except where an additional story and height is permissible by provisions in the Downtown Specific Plan and PMС.
The proposed project proposes three stories and not in conformance with DSP LD-P.16.
Awnings and arcades help to reinforce the traditional character of downtown Pleasanton.
The project does not propose awnings, arcades, or other similar features.
Successful roof design should emphasize the vertical proportions of individual units rather than horizontal building massing.
The proposed project desugb does not emphasize individual units - particularly units A, В, and C.
Active Frontage design in compliance with this section shall be provided at the following frontage locations:
a. Any Mixed-Use, Live-Work if permitted, or multifamily residential development frontage designated as an Active Use Overlay in the Pleasanton Downtown Specific Plan (Figure 4-2).
b. Ground floor frontages located on other public rights-of-way.
The proposed project does not provide an active frontage design.
Entries located at all Residential, Mixed-Use, or Live-Work Active Frontages shall be no less than 50% glazed with glazing providing a minimum transparency of 75 percent.
The proposed project does not provide an active frontage design.
The primary building entrance shall directly face and be visible from the public right of way.
The proposed project design proposes primary building entrance at the rear of the lot. No entrance from the public right of way is proposed.
The following types of building entrances shall be located level with the adjacent public sidewalk:
a. Commercial storefronts
b. Primary entries (lobby) for multifamily residential buildings c. 50% of exterior entries to residential common areas (community rooms, bike parking, pet grooming rooms etc.).
The proposed project design does not provide an entrance along the frontage on Old Bernal Avenue.
Entries should be the predominant feature of front facades. Larger buildings should have a prominent, centralized primary building entrance.
The proposed project design does not provide an entrance along the frontage on Old Bernal Avenue.
Windows shall comply with the following standards:
d. All window and storefront glazing shall provide manufacturer documentation demonstrating a minimum 75 percent transparency and a minimum Visible Light Transmittance of 80 percent.
e. If used, window muntins shall be located on the interior and exterior of glazing, internal grids shall be prohibited.
Staff
Comment
Submittal documents are missing window specifications and details for each type of window to verify conformance with transparency and visible light transmittance.
C7.2 80% of the area of ground-level facades fronting public right of ways shall be composed of brick or stone masonry complying with Standard C7.5, and tile.
Staff
Comment
Applicant notes 50%, which is 30% less than required. Additionally, plans do not demonstrate conformance, nor is any additional information provided on how the percentage was calculated.
C7.5 The following materials shall be prohibited for use as exterior cladding:
a.adhered stone or masonry less than 1.5 inches thick
b.adhered stone or masonry modules less than 3 inches high c.unfinished wood or plywood
Staff
Comment
C7.7
Staff
Comment
C7.6
Staff
Comment
C7.9
Staff
Comment
d.sheet and roll metal
e.plexiglass
f.polycarbonate
g.fiberglass
Brick veneer is proposed at less than 1.5". Does not provide specific thickness. 20% of the façade area above the ground-level fronting public right of ways shall be composed of brick or stone masonry complying with Standard C7.5, and tile.
Such high-quality materials shall be located to accentuate architectural massing or detail, including towers, bays, or window surrounds.
Project does not comply with ODS C7.5. Additionally, plans do not demonstrate conformance, nor is any additional information provided for how the 20% is met.
Fencing shall be allowed subject to the following limitations:
a. Open metal rod fencing shall be limited to 42 inches in height. b. Solid masonry or wood fences shall be limited to 30 inches in height. c. Chain link or cyclone fencing shall be prohibited.
d. Deer fencing and other roll fencing shall be prohibited in front and side yards, and where a. adjacent to public right of way.
The project proposes 7-foot fences along the west required side property line and along the required front yard – including a vehicle gate with an unknown height.
Metal roofing shall be prohibited.
The proposed project proposes a metal roof design.
Attachment 4
Downtown Specific Plan: Goals & Policies - Summary Table Project is inconsistent with and/or requires additional information.
Section No. Full Goal/Policy Language
Goals LD-G.1 Preserve the character and development traditions of the downtown while improving upon its commercial and residential viability.
Goals LD-G.2 Retain the small-town scale and physical character of the downtown through the implementation of appropriate land use and development standards, including infill development that is sensitive to the context, scale and character of existing neighborhoods.
Goals LD-G.3 Encourage attractive building architecture that reinforces the traditional, pedestrian-oriented design character and scale of downtown.
Goals LD-G.6 Design residential projects so that the scale, architecture, and massing enhance and preserve the character of existing
residential neighborhoods.
Goals LD-G.11 Provide streetscape enhancements and improvements that are compatible with downtown's buildings.
Policies LD-P.2 Downtown Character and Height. In order to preserve the historic character of the Downtown, new or remodeled buildings, whether commercial or residential in nature, shall not exceed the maximum prescribed height prescribed for the district in which they are located. Buildings must be pedestrian in scale, as determined through the design review process. Commercial buildings should include design features such as first-story storefront windows, recessed entries, building details, and awnings. For all buildings, techniques such as dormer windows, stepping back upper floors, and modifying design features between building levels should be used to assist in maintaining an overall horizontal design character. Height standards should allow for and encourage varied roof forms, articulation across rooflines, and architectural features and projections such as cupolas, gables, and towers at corners.
Policies LD-P.5 Commercial Frontage. Require new development that includes residential in the Downtown Commercial, Mixed Use -
Transitional, and Mixed Use - Downtown Districts to also include ground floor commercial uses fronting the street. Ground floor residential uses are subject to Policy LD-P.20.
Policies LD-P.9 Materials. Maintain downtown's variety of stucco, brick, and wood facades with high quality materials in new construction
appropriate to the architectural style of the building. Simulated materials may be used for resource conservation, if determined to have an authentic appearance.
Policies LD-P.10
Policies LD-P.14
Policies LD-P.20
Policies LD-P.21
Diversity of Architectural Styles. Encourage a diversity of architectural styles in new construction that employ varied rooflines, upper facades, and storefronts.
Landscaping in Building Design. Encourage the use of
landscaping in building design, such as flowering vines on trellises or arcades, ivy over blank side walls, and flower pots and window boxes.
Ground Floor Residential Use. Residential uses fronting the street are only permitted on the upper floors of commercial buildings. Unless otherwise expressly stated below, ground floor residential is not permitted, including in the rear portion of and/or behind an existing or proposed non-residential building. • Mixed Use - Transitional: Ground floor residential may be located behind commercial uses in Mixed Use
- Transitional district provided that:
o Street fronting commercial space is required,
with a minimum building depth of 50-feet to
ensure viable commercial uses;
o Re-development sites have no net loss of
commercial square footage;
o Residential at the rear of the site designed to
minimize visibility from the commercial streetfront;
o Corner lots maintain commercial character on
secondary frontages to the maximum extent
feasible; and
o The proposed residential is fully parked on-site
Entrances. Design entrances to be visible and accessible.
Residential entrances: In mixed-use projects with
a residential component, design residential
entrances to be separate and clearly
distinguishable from commercial entrances or
office lobbies. Street fronting residential entrances
are allowed in areas designated as Mixed-Use
Downtown and Mixed-Use Transitional. In areas
designated Downtown Commercial, street fronting
residential entrances are discouraged. If proposed,
the entrance may not occupy more than the
Policies LD-P.45
Policies LD-P.50
Policies LD-P.51
minimum width necessary to provide access to the
upper floor, and shall be designated and integrated
in such a way as to maintain a predominantly
commercial frontage for the subject building or
property, as determined by the director of
community development.
Commercial entrances: In commercial projects,
emphasize building entrances with architectural
details and/or enhanced transparencу.
Primary and secondary entrances: Locate main entrances to face onto public streets or the Town Square. Secondary building entrances are encouraged to access pedestrian connections and side streets.
Density. Encourage development at densities that
generally exceed the General Plan range midpoints
in order to enhance the opportunities for affordable
housing, unique housing types, and economic
growth in the downtown.
Residential Height Limits. In the interest of ensuring infill development is sensitive to the character and context of existing development, limit residential building heights to no more than 30 feet and a maximum of two stories in all residential districts.
Residential Character. Preserve and enhance the character of downtown residential neighborhoods by avoiding inappropriatelyscaled new construction, additions, and excessive lot coverage, and by encouraging architectural elements and details, such as porches, picket fences, flower boxes, and street-facing entrances and windows.
Policies LD-P.54 Design Compatibility. Foster harmonious visual transitions between apartment buildings and single-family homes with the stepping down of forms, spacing, and landscaping. Avoid placement of new buildings more than 15 feet taller than an existing adjacent primary structure as measured in accordance with the PMC.
Policies EV-P.2 Mixed Use Development. Encourage the development of office and residential space on upper floors in the Mixed Use-Downtown and Mixed Use-Transitional districts.
September 13, 2024
i
Tree Inventory, Valuation, & Construction Guidelines
231 Old Bernal Avenue
Pleasanton, CA
Submitted to:
Amrut Construction
7662 Cottonwood Lane
Pleasanton, California 94588
Prepared by:
Sam Oakley
ISA Board Certified Master Arborist WE-9474B TRAQ
ASCA Registered Consulting Arborist #556
PO Box 2412
Pismo Beach, CA 93448
EXHIBIT D
R E C E I V E D
CITY OF PLEASANTON
PLANNING DIVISION EXHIBIT B
06.11.25 PUD-152 Page 333 of 373
September 13, 2024
ii
Table of Contents
Title i
Table of Contents ii
Introduction 1
Assignment 1
Limits 1
Method 2
Tree Count & Composition 2
Appraisal 3
Specific Construction Impacts 4
General Construction Guidelines 6
Assumptions and Limiting Conditions 13
Exhibit 1 14
Exhibit 2 15
Sam Oakley
231 Old Bernal Avenue Tree Inventory, Valuation, and Construction Guidelines 9/13/2024 1
PO BOX 2412
PISMO BEACH, CA 93448
(415) 407-6995
[email protected]
WWW.OAKLEYGROUP.ORG
Introduction
The 231 Old Bernal Avenue property in Pleasanton, California, is a commercial property proposed to have one (1) 3-story building installed. For the project to commence, a tree survey and valuation is required by the City of Pleasanton’s Tree Preservation Ordinance Chapter 17.16 is required for trees that are within the immediate area of the project. We were retained as project arborist and were issued the plans for the project.
Assignment
The tree survey was performed as a requirement for plan submittal. The survey provides individual analysis of tree health, and the expected impacts of proposed construction, and tree value as well as guidelines for tree protection for trees proposed for preservation. An inventory of all protected trees with a diameter of 4 inches was performed in July 2024 for individuals whose trunks were within fifty (50) feet of the proposed grading, trenching, and other improvements.
All trees inventoried were numbered for identification purposes and were identified as to whether individual trees will require removal or alteration based on the design of the project. A tally of trees proposed for removal and their respective aggregate trunk circumference sizes was prepared. The location of each individual was determined and marked in the site plan contained in Exhibit 1.
Data collected per individual tree for the inventory are as follows: number, scientific name, common name, diameter and circumference at fifty-four (54) inches above grade, location, condition, and any observational notes (see Exhibit 3). Action, suitability for preservation, and impacts from construction were evaluated after the inventory.
In addition to the inventory results, construction guidelines are provided in this report.
Included in this report are the inventory map (Exhibit 1), and the tree inventory matrix (Exhibit 2).
Limits
Note that the recommendations in this report are based on visual inspection on the aboveground parts of the tree at the time of the site visit. No soil was removed for below-grade inspection and no aerial inspection was performed. Deciduous trees had a natural absence of foliage due to the seasonal loss of foliage, and condition was not based on leaf tissue appearance or color. Information in this letter may warrant further investigation as site conditions change over time.
Sam Oakley
231 Old Bernal Avenue Tree Inventory, Valuation, and Construction Guidelines 9/13/2024 2
PO BOX 2412
PISMO BEACH, CA 93448
(415) 407-6995
[email protected]
WWW.OAKLEYGROUP.ORG
Method
The specific tasks performed are as follows:
• identify protected trees as defined by the City Ordinance; • measure the diameter of the individual at fifty-four (54) inches above grade, rounded to the nearest inch;
• determine the individual’s health and structural integrity and assign a condition rating;
• note any significant defects, health issues, or other observational notes; • record the individual’s location;
• prepare a written report that presents findings and submit the report via email as a PDF document.
Tree Count & Composition
During the site visit, a total of thirty-four (34) individuals were surveyed and evaluated.
Impact to Protected Trees
Twelve (12) trees have been identified as having a high expected impact by the project design. These trees fall within or very close to the footprint of the development. These trees are:
• 2, 23, 24, 25, 26, 27, 28, 29, 30, 31, 32, & 34
Twenty-two (22) trees have been identified as having a limited likelihood of being impacted by the project design. Some are within the right-of-way and are considered street trees, while others are around the perimeter of the property. These trees are:
• 1, 3-22, & 33
Trees Recommended for Removal
Several trees are recommended for removal based on several criterion Trees Recommended for removal based on design impacts:
Twelve (12) trees may require removal based on the design. These numbers may change as the design evolves.
Sam Oakley
231 Old Bernal Avenue Tree Inventory, Valuation, and Construction Guidelines 9/13/2024 3
PO BOX 2412
PISMO BEACH, CA 93448
(415) 407-6995
[email protected]
WWW.OAKLEYGROUP.ORG
• 2, 23, 24, 25, 26, 27, 28, 29, 30, 31, 32, & 34
Appraisal
The purpose of this section is to provide the trees’ appraised value in respect to their current conditions and location. The value of the tree was determined using the standard methods found in the Guide for Plant Appraisal, 10th edition (republished in 2020 by the International Society of Arboriculture, Champaign IL). In addition, the Species Classification and Group Assignment (1992), a publication of the Western Chapter of the International Society of Arboriculture, was also used to determine the species value.
Appraisal Information
Appraise value of the tree was determined using the CTLA Trunk Formula Method, which is a hybrid appraising method derived from the Replacement Cost Method that extends the replacement costs to large diameter individuals. This method is widely accepted by professionals in the “green” industries, as well as the real estate and legal disciplines. The formula is as follows:
Tree Value =Base Value * Cross Sectional Area * Species Class * Condition * Location Location: each tree was assigned a location value according to The Guide for Plant Appraisal, which includes the average of the site rating (10 to 100 percent), contribution rating (10 to 100 percent), and placement rating (10 to 100 percent). Because the trees are situated within a continuous landscape, the above ratings were assigned the following:
• Site: the property is high-quality, with scenic views – 80% • Contribution: the trees potentially block the visibility of the views from the proposed structure – 20%
• Placement: the trees are native, volunteer trees that have naturally grown on the hill; a history of branch failures, in conjunction with significant leans and limbs overhanging the parking
area/roadway, elevates the hazard risk of the trees – 20% (Site + Contribution + Placement) ÷ 3 = Location rating e.g.: (80% + 20% + 20%) ÷ 3 = 40%
Species: each tree was assigned values according to the species value corrected by the regional supplement for California, Species Classification and Group Assignment, available from the Western Chapter of the International Society of Arboriculture.
Sam Oakley
231 Old Bernal Avenue Tree Inventory, Valuation, and Construction Guidelines 9/13/2024 4
PO BOX 2412
PISMO BEACH, CA 93448
(415) 407-6995
[email protected]
WWW.OAKLEYGROUP.ORG
Condition: each tree was assigned a value between 0% and 100% based on health and structural conditions observed on August 15, 2017. Observations were recorded as poor, fair, moderate, good, and excellent. The observations were subsequently converted to a rating, as noted above (poor = 1, fair = 2, moderate = 3, good = 4, and excellent = 5; see Exhibit 2 for condition ratings).
Base Value was assumed to be $172.73 per individual for a 2.09-inch DBH replacement tree installed. This value is taken as an industry standard for the local region and is twice the wholesale cost. For this report, the value derived approximates an individual tree’s value and do not represent absolute values based on the inherent subjectivity of an appraisal.
Tree Value
The values of individuals can be found in Exhibit 2.
Specific Construction Impacts
Perimeter screen trees – There are trees growing along the property line. There are no impacts anticipated to these trees aside from minor pruning (<5% of total crown).
Trenching and digging in the soil near trees can cut roots, and this can damage the tree resulting in tree decline or the tree falling over. This can cause liability and safety concerns. Root pruning is more injurious to old mature trees than it is for younger more vigorous trees. Cutting roots greater than about one inch diameter during trenching and digging can mean problems for the tree. In some cases, roots of one to three inches diameter represent the major structural roots holding the tree upright.
The impact from pruning roots depends on several factors. Damage typically increases with more cuts, bigger cuts, and cuts made closer to the trunk. Root pruning, trenching, and other construction activities close to the trunk result in more injury on shallow, compacted soils or on soils that drain poorly than on well drained soils. This is due to the shallow roots common on sites with shallow soils or high-water table. Trees that are leaning are poor candidates for root pruning.
Factors affecting response of trees to root pruning:
• root size: larger roots may generate few new roots
• number of cut roots: more roots cut means more tree stress
Sam Oakley
231 Old Bernal Avenue Tree Inventory, Valuation, and Construction Guidelines 9/13/2024 5
PO BOX 2412
PISMO BEACH, CA 93448
(415) 407-6995
[email protected]
WWW.OAKLEYGROUP.ORG
• proximity of cuts to the trunk: cuts close to the trunk have a bigger impact • species: some species tolerate it better than others
• tree age: old trees are more likely to stress and die • tree condition: trees in poor health should not be root pruned • tree lean: leaning trees should not be root pruned
• soil type and site drainage: shallow soils mean stay farther from the trunk Adhering to the following recommended procedures should result in success for the trees in this project:
Project Site Trees
Exploratory excavation of the trench area anywhere near the dripline of a tree using an AirSpade is recommended. Once roots are exposed by this method, they may be evaluated by an arborist. By observing the exposed roots, an action plan can be prepared, which may involve the severing of some roots and while maintaining others.
If the recommended construction guidelines and post construction monitoring and care are followed, the trees should successfully survive.
Only trees that have a moderate to elevated likelihood of impact are considered in this section:
Trees to be preserved – Root loss may result in flagging and desiccated foliage. No structural instability anticipated.
- Root pruning is to occur no closer to any trunk than three (3) times the diameter, due to potential for substantial root loss and instability if roots are pruned any closer.
- Crown clean and clearance prune construction-side of canopy prior to construction activities;
- Prune roots by hand;
- Mulch under dripline to a depth of six (6) inches minimum and maintain mulch throughout construction activities;
- Single application of slow-release fertilizer and plant growth regulator prior to construction activities;
- Irrigate monthly during construction activities with a final irrigation at the completion of the project;
- Monitor and Inspect Monthly during construction activities with a final assessment at the completion of the project.
The following guidelines must also be followed:
Sam Oakley
231 Old Bernal Avenue Tree Inventory, Valuation, and Construction Guidelines 9/13/2024 6
PO BOX 2412
PISMO BEACH, CA 93448
(415) 407-6995
[email protected]
WWW.OAKLEYGROUP.ORG
• To help compensate for any potential root loss, it will be essential to irrigate all trees during the dry months (any month receiving less than 1 inch of rainfall) for a minimum of one (1) year. Irrigate a minimum of ten (10) gallons for each inch of trunk diameter every two (2) weeks. A soaker hose or a drip line is preferred for this purpose. This irrigation must be applied during the trees’ recovery period, which may be longer than the construction process.
• If any large roots (2 inches in diameter or larger) are severed, the stub end(s) of the root(s) must be cleanly cut using a sharp saw and sealed using a plastic bag tied on the end. Plastic bags must be removed at the time of backfill. • Materials must not be stored, stockpiled, dumped, or buried inside the dripline of trees.
• Excavated soil must not be piled or dumped, even temporarily, inside the driplines of protected trees.
• Trees to be preserved may require pruning to clear branches from proposed structures, scaffolding, or necessary equipment and should be performed under the direction of the Project Arborist. Any pruning must be performed or supervised by an arborist certified by the ISA (International Society of Arboriculture) and according to ISA, Western Chapter Standards, 1998.
• The irrigation must not be designed to strike the trunks of trees, because of potential high risk of disease infection.
General Construction Guidelines
Any tree located within the footprint of the proposed structures will be removed prior to construction. If construction will impact any other individuals located on this site, the contractor shall abide by the general construction recommendations listed in the following section of this report. The tree protection measures for establishing a Tree Protection Zone (TPZ) are as follows. All work within the dripline or TPZ (whichever is greater) is to be done by hand in the presence of the Project Arborist or designee. The TPZ is established as follows:
• Tree Protection Fencing: The fence shall enclose the entire area under the canopy dripline or TPZ (whichever is greater) of the tree(s) to be protected throughout the life of the construction project. In some parking areas, if fencing is located on paving or concrete that will not be demolished, then the posts may be supported by an appropriate grade level concrete base, if approved.
Sam Oakley
231 Old Bernal Avenue Tree Inventory, Valuation, and Construction Guidelines 9/13/2024 7
PO BOX 2412
PISMO BEACH, CA 93448
(415) 407-6995
[email protected]
WWW.OAKLEYGROUP.ORG
Trees can be damaged or killed by a wide variety of construction activities. Some injuries, such as broken branches or torn bark, can be easily avoided. However, the worst damage often remains unseen. Roots are one of the most vital parts of a tree. They are responsible for nutrient and water uptake, energy storage, and anchoring of the plant. Because they are so important, it is critical that you protect roots that lie in the path of construction.
Trees are never the same shape below ground as they are above, so it is difficult to predict the length or location of their roots. An easy rule to follow is that approximately ninety to ninety-five (90-95) percent of a tree's root system is in the top three (3) feet of soil, and more than half is in the top one (1) foot, which extends radially from the trunk to the dripline of the tree. The part of this root system in which construction damage should be avoided is called the Critical Root Zone (CRZ).
Preconstruction Contractor Meeting
Prior to ground break a preconstruction meeting shall be held with the Project Arborist, Project Superintendent and other parties associated with the project that may encounter a subject tree during construction to discuss the guidelines included in this report.
Soil Cut or Fill within Root Zones
One of the most important guidelines to be followed when construction occurs near trees is: Do not disturb the ground surface within the CRZ of any tree proposed to be retained.
Disturbing the ground includes heavy equipment, over-watering, trenching, excavating, or any other activity, including foot traffic, within the specified area. When adding new fill to any root zone, care should be taken to assure that it is no deeper than six (6) inches. This fill should not be compacted or placed within three (3) feet of any trunk. If compaction is necessary, sixty to seventy (60-70) percent should be the maximum pore space allowed in the soil. In addition, any change in the natural grade should provide drainage away from rather than towards the tree. It is important to remember that the removal of any soil within the drip line could do serious damage. If soil must be removed, no more than four (4) inches should be allowed. This soil removal work must be done by hand or “AirSpade” (see below). If roots two (2) inches or greater in diameter are encountered, root severance guidelines must be followed.
Root Excavation Guidelines
Ninety (90) percent of all roots are in the top eighteen (18) inches of soil. Proper excavation of roots in this area is critical to a tree’s successful recovery. The top twentyfour (24) inches of soil should be removed with the assistance of an AirSpade and assisting hand tool, trenching at a pressure of four- to six hundred (400 to 600) pounds per square inch.
Sam Oakley
231 Old Bernal Avenue Tree Inventory, Valuation, and Construction Guidelines 9/13/2024 8
PO BOX 2412
PISMO BEACH, CA 93448
(415) 407-6995
[email protected]
WWW.OAKLEYGROUP.ORG
AirSpade
The AirSpade is a handheld soil excavation tool connected to a large air-compressor. The high-pressure stream of air is funneled through a small nozzle breaking dense soils apart into small particles. By using air to excavate soil, delicate roots, and hard surfaces are not damaged. An AirSpade will blow soil away from root systems with minimal to no damage.
Expectations of the AirSpade and Root Crown Excavation
Exploratory AirSpading should be conducted prior to the commencement of construction activities to explore the extent of the tree roots. This is done to mitigate the impacts of construction. The exploratory AirSpading and exposition of the root system is performed to evaluate the size, structure, and potential health of the root system. Next, it is important to keep the exposed roots wet. This keeps the roots from drying out and dying, which desiccation of the roots will damage the entire health of the tree. The roots should be cleanly cut with a handsaw, and only cut root that are less than two (2) inches in diameter.
When possible, the root should be cut back to a lateral (side) root. As soon as severance occurs, cover or wrap the root end with a plastic bag secured with tape or rubber band; backfill as soon as possible. If unsure of the procedures mentioned above, have a professional arborist onsite.
1. Preparing the Proper Soil Moisture – irrigate the soil area where exploration is to occur one to two (1-2) days prior to the AirSpade work being done. This will soften the soil and expedite the process.
2. Clearing the Work Area - The work area around the tree will need to be prepared.
Prior to the movement of soil, remove any grass, ivy, shrubs, or flowers from around the base of the tree. This work area is typically one to two (1-2) feet from the base of the tree. Salvage any plant material intended to keep as vegetation will not be replaced once removed.
3. Mitigating Noise - Due to the high-pressure air being used and the compressor needed, the process can be quite noisy. However, care can be taken to keep the noise down.
4. Backfilling the Excavated Area - When excavating a root flare or root crown the void created can sometimes be quite deep. If the area cannot be left open, then the site should be engineered to accommodate the situation. At times medium to large stones can be used to backfill the area insuring greater air circulation around the base.
Sam Oakley
231 Old Bernal Avenue Tree Inventory, Valuation, and Construction Guidelines 9/13/2024 9
PO BOX 2412
PISMO BEACH, CA 93448
(415) 407-6995
[email protected]
WWW.OAKLEYGROUP.ORG
Root Severance Guidelines
Any tree under stress before root severance may not survive this procedure. Consult the onsite Certified Arborist before damaging roots. The purpose of this procedure is to minimize the health impact caused by root severance. By following this procedure, recovery time and the impact on tree health can be reduced. This procedure is to be followed whenever damage to any root two (2) inches or greater in diameter occurs:
1. The root must be covered immediately with a board or burlap and kept moist.
2. Before backfilling, the damaged roots should be clean cut with a handsaw or chainsaw. When possible, the root should be cut back to a lateral (side) root. As soon as severance occurs, cover or wrap the root end with a moist plastic bag secured with tape or rubber band. Backfill as soon as possible.
Root Zone Irrigation Before and After Root Damage
Any tree subjected to the impacts of construction should be irrigated prior to construction activities, during construction, and after construction has ended. In addition, any tree which will have or has had damage to its roots should be irrigated. Three (3) weeks prior to excavation or grading place an adequate irrigation hose at the drip line. Water the CRZ one (1) time per week for six to eight (6-8) hours or as necessary to wet the soil to a depth of two (2) feet. If damage has already occurred, place the irrigation hose in an area where roots have not been disturbed and place a hose over the area that was damaged. Continue this irrigation practice for one (1) month and up to eight (8) months, depending on the severity of the damage and the recommendation of the Project Arborist.
Mulch
Any tree subjected to the impacts of construction should be mulched prior to construction activities, during construction, and after construction has ended. Apply a layer of wood chips at least six (6) inches thick over areas that will be used for traffic or materials storage during construction. If these areas become part of the new landscape, the wood chips will prevent the soil from becoming too compacted and provides a layer of organic material. At no time does mulching constitute adequate protect of the roots for large equipment to enter the CRZ.
Sam Oakley
231 Old Bernal Avenue Tree Inventory, Valuation, and Construction Guidelines 9/13/2024 10
PO BOX 2412
PISMO BEACH, CA 93448
(415) 407-6995
[email protected]
WWW.OAKLEYGROUP.ORG
Tree Protection Fences
Trees are often killed, injured or stressed is a direct result of the construction process. A TPZ is to be installed with the parameter of either ten (10) times the diameter of the trunk at four and half (4.5) feet above natural grade or ten (10) feet, whichever is greater. To protect trees, install a six (6) foot high chain-link fence with post driven into the ground every ten to twelve (10-12) feet. The fencing should be located at the TPZ perimeter and not disturbed for any reason. Warning Signage indicating, “Tree Protection Zone: Keep Out,” or similar wording at the direction of the Project Arborist, shall be placed in two (2) visible locations on opposite sides of the tree. All fencing and protection should be in place before any construction begins and left until all landscape grading and trenching is complete. Avoid placing of underground utilities within the drip line of any tree. When utilities are run through the root zone of a tree, horizontal coring should be used instead of trenching. If it is not possible to use horizontal coring, the onsite certified arborist should be contacted before trenching begins.
Recommended Services
Any tree subjected to the impacts of construction activities should be pruned prior to the commencement of construction. Pruning can be done during the tenure of construction so long as it is deemed necessary by the Project Arborist. All services recommended in this report should be done by a Certified Arborist or Certified Tree Worker in accordance with the ANSI-A300 standards. All pruning necessary to provide clearance during construction should be performed by a Certified Arborist or Tree Worker and not undertaken by construction personnel. Accidental damage to trees should receive immediate corrective attention. Pruning shall cease after construction has stopped and is to occur only as needed for proper maintenance.
Any tree subjected to the impacts of construction activities should be fertilized prior to the commencement of construction. Where deep root fertilization has been recommended, a solution of four (4) pounds of Doggett’s 32-7-7 per one hundred (100) gallons of water should be used. This should be injected at the rate of ten (10) gallons per inch of trunk diameter at one- to two hundred (200-300) pounds of pressure. Unless otherwise stated, fertilization should take place between May and September. Mycorrhiza inoculum: Trees are to have roots inoculated with endo/ectomycorrhizal fungal inoculum. Fertilization shall occur prior to, during, and after construction under the direction of the Project Arborist.
Sam Oakley
231 Old Bernal Avenue Tree Inventory, Valuation, and Construction Guidelines 9/13/2024 11
PO BOX 2412
PISMO BEACH, CA 93448
(415) 407-6995
[email protected]
WWW.OAKLEYGROUP.ORG
Construction Guidelines
• Do not use tree trunks as a winch support in demolition or for moving and lifting large loads.
• Do not dump concrete residue, chemicals, solvents, etc., on site. • Do not attempt the demolition of trees with grading equipment when trees that are to be preserved are in the vicinity. Trees uprooted by pushing or pulling may damage branches or root systems of adjacent trees. All trees and stumps should be removed by a qualified company.
• Grade and trench lines radial to trees rather than tangential. If roots are encountered while trenching, follow root severance guidelines. • If soil compaction has occurred near or within the CRZ by operating of heavy equipment or other operations, aerate (fracture) soil as quickly as practical. • If demolition of existing roads, structures, etc. is near any tree to be preserved, a small soft-rubber tire loader should be used. Any work within six (6) feet of any trunk should be performed by hand.
Maintenance Guidelines
• All recommended services should be performed before construction ends. Pruning shall cease after construction and only be performed as directed by a Certified Arborist for maintenance purposes.
• Continuance of irrigation for one to eight (1-8) months, or as directed by a Certified Arborist. Gradually reduce irrigation to avoid overwatering. • Provide the new property owners with information they will require for proper maintenance of trees on the property.
Sam Oakley
231 Old Bernal Avenue Tree Inventory, Valuation, and Construction Guidelines 9/13/2024 12
PO BOX 2412
PISMO BEACH, CA 93448
(415) 407-6995
[email protected]
WWW.OAKLEYGROUP.ORG
Schedule and Coordination
Trees should be monitored by the Project Arborist during construction at the following intervals:
• Before construction begins, the Project Arborist is to use this preservation plan to implement tree protections with the assigned contractors for all work onsite. • During the Pre-construction meeting.
• During the Rough Grading or Trenching, or any activity within any TPZ or CRZ. • For each Monthly Tree Activity Report Inspection or the interval deemed necessary by the local authorities.
• Any other time deemed necessary by the Project Arborist.
Concluding Remarks
This report is a guideline for the proper maintenance of tree during construction activities.
The following activities need to occur, as noted above:
• Preconstruction: root exploration; root pruning; foliar pruning; mulch; irrigation; fertilization; tree protection measures.
• During construction: tree protection measures; mulch; irrigation; fertilization; and pruning as needed.
• Post-construction: mulch; irrigation; and yearly maintenance pruning as needed.
While trees vary in their tolerance to changed conditions, disruption in any form of the environment to which the trees have grown accustomed, may result in adverse reaction.
No assurance can be offered that if all the recommendations and precautionary measures are accepted and followed, the desired results will be achieved. Demolition and construction activity among and near trees is inherently contrary to tree welfare. The objective of these guidelines is to provide information useful in mitigating undesirable consequences resulting from uninformed or careless acts. If strict adherence to all recommendations is performed, we believe the trees will successfully survive construction of the project.
Sam Oakley
231 Old Bernal Avenue Tree Inventory, Valuation, and Construction Guidelines 9/13/2024 13
PO BOX 2412
PISMO BEACH, CA 93448
(415) 407-6995
[email protected]
WWW.OAKLEYGROUP.ORG
Assumptions and Limiting Conditions
While trees vary in their tolerance to changed conditions, disruption in any form of the environment to which the trees have grown accustomed may result in adverse reaction.
Human activity among and near trees is inherently contrary to tree welfare and there are inherent risks associated. The objective of this report is to provide information useful in mitigating undesirable consequences resulting from failure of any part of a tree.
The following are limitations to this report:
• All information presented herein covers only the trees examined at the area of inspection, and reflects the condition observed of said tree at the time of inspection. • Observations were performed visually without probing, dissecting, coring, or excavation, unless noted above, and in no way shall the observer be held responsible for any defects that could have only been discovered by performing said services in specific area(s) where a defect was located. • No guarantee or warranty is made, expressed or implied, that defects of the trees inspected may not arise in the future.
• No assurance can be offered that if the recommendation and precautionary measure are accepted and followed, that the desired result may be attained.
• No responsibility is assumed for the methods used by any person or company executing the recommendations provided in this report.
• The information provided herein represents an opinion, and in no way is the reporting of a specified finding, conclusion, or value based on the retainer.
• This report is proprietary to TOG, LLC and may not be reproduced in whole or part without written consent. This report has been prepared exclusively for use of the parties to which it has been submitted.
• Should any part of this report be altered, damaged, corrupted, or lost the entire evaluation shall be invalid.
Sam Oakley
231 Old Bernal Avenue Tree Inventory, Valuation, and Construction Guidelines 9/13/2024 14
PO BOX 2412
PISMO BEACH, CA 93448
(415) 407-6995
[email protected]
WWW.OAKLEYGROUP.ORG
Exhibit 1
Exhibit 2 - Tree Valuation Matrix
231 Old Bernal Avenue
Pleasanton, California
Tag # Common Name Species Species Value DBH Notes Impact from Construction
Suitability for
Preservation Action Location Location Value Health Conditiion Value 1 American Elm Ulmus american 70% 36 Codominant Laterals; Street Tree Low Impact High Retain Street Tree 80% Good 80% $48,268 2 Coast Redwood Sequoia sempervirens 90% 40 Mild Water Stress High Impact Low Remove based on design Prominent Location on Commercial Property 60% Good 70% $50,263 3 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree Low Impact High Retain Perimeter Screening Tree 40% Good 70% $1,697 4 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree Low Impact High Retain Perimeter Screening Tree 40% Good 70% $1,697 5 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree Low Impact High Retain Perimeter Screening Tree 40% Good 70% $1,697 6 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree Low Impact High Retain Perimeter Screening Tree 40% Good 70% $1,697 7 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree Low Impact High Retain Perimeter Screening Tree 40% Good 70% $1,697 8 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree Low Impact High Retain Perimeter Screening Tree 40% Good 70% $1,697 9 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree Low Impact High Retain Perimeter Screening Tree 40% Good 70% $1,697 10 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree Low Impact High Retain Perimeter Screening Tree 40% Good 70% $1,697 11 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree Low Impact High Retain Perimeter Screening Tree 40% Good 70% $1,697 12 Coast Redwood Sequoia sempervirens 90% 36, 24 Poor Structure; Codominant Trunks Low Impact High Retain Parking Lot End Cap 50% Fair 50% $67,269 13 Coast Redwood Sequoia sempervirens 90% 20 Low Impact High Retain Parking Lot End Cap 50% Good 70% $10,512 14 Coast Redwood Sequoia sempervirens 90% 38 Screen Tree Low Impact High Retain Parking Lot End Cap 50% Good 70% $37,808 15 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree Low Impact High Retain Perimeter Screening Tree 40% Good 70% $1,697 16 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree Low Impact High Retain Perimeter Screening Tree 40% Good 70% $1,697 17 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree Low Impact High Retain Perimeter Screening Tree 40% Good 70% $1,697 18 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree Low Impact High Retain Perimeter Screening Tree 40% Good 70% $1,697 19 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree Low Impact High Retain Perimeter Screening Tree 40% Good 70% $1,697 20 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree Low Impact High Retain Perimeter Screening Tree 40% Good 70% $1,697 21 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree Low Impact High Retain Perimeter Screening Tree 40% Good 70% $1,697 22 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree Low Impact High Retain Perimeter Screening Tree 40% Good 70% $1,697 23 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree High Impact Low Remove based on design Perimeter Screening Tree 40% Good 70% $1,697 24 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree High Impact Low Remove based on design Perimeter Screening Tree 40% Good 70% $1,697 25 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree High Impact Low Remove based on design Perimeter Screening Tree 40% Good 70% $1,697 26 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree High Impact Low Remove based on design Perimeter Screening Tree 40% Good 70% $1,697
Tag # Common Name Species Species Value DBH Notes Impact from Construction
Suitability for
Preservation Action Location Location Value Health Conditiion Value 27 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree High Impact Low Remove based on design Perimeter Screening Tree 40% Good 70% $1,697 28 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree High Impact Low Remove based on design Perimeter Screening Tree 40% Good 70% $1,697 29 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree High Impact Low Remove based on design Perimeter Screening Tree 40% Good 70% $1,697 30 Italian Cypress Cupressus sempervirens 50% 12 Screen Tree High Impact Low Remove based on design Perimeter Screening Tree 40% Good 70% $1,697 31 Coast Redwood Sequoia sempervirens 90% 38 High Impact Low Remove based on design Parking Lot End Cap 50% Good 70% $37,808 32 Coast Redwood Sequoia sempervirens 90% 24 High Impact Low Remove based on design Parking Lot End Cap 50% Good 70% $15,114 33 Coast Redwood Sequoia sempervirens 90% 30 Poor Structure Low Impact High Retain Prominent Location on Commercial Property 60% Fair 50% $20,215 34 Tanyosho Pine Pinus densiflora 50% 5, 5, 3, 3 Leaning Away From Building; Too Close To Structure High Impact Low Remove based on design Prominent Location on Commercial Property 60% Good 70% $4,498
CITY OF PLEASANTON
PLANNING DIVISION
Rezoning Map
DRAWN BY:
D. Mora
APPROVED BY: DATE:
May 27, 2026
SCALE:
1” = 300’
SEC. NO.:
P26-0360 & PUD-152
Rezoning of one parcel totaling approximately 0.49 acres in area from MU-T (Mixed Use-Transitional) District to PUD-MU-T (Planned Unit Development-Mixed Use-Transitional) District
EXHIBIT E
© Latitude Geographics Group Ltd.
3,415.3
THIS MAP IS NOT TO BE USED FOR NAVIGATION
NAD_1983_2011_StatePlane_California_III_FIPS_0403_Ft_US 3,415.3 Feet
Notes
Notes
Legend
This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable.
0 1,707.65
1: 20,492
231 OLD BERNAL AVENUE
Fire Station
School
Park
Parcels
EXHIBIT F
RESOLUTION NO. PC-2026-14
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
PLEASANTON RECOMMENDING THAT THE CITY COUNCIL DENY THE
APPLICATIONS FOR: (1) A PLANNED UNIT DEVELOPMENT (PUD) REZONING (P26-0360) TO REZONE THE SUBJECT PARCEL FROM MU-T (MIXED USETRANSITIONAL) DISTRICT TO PUD-MU-T (PLANNED UNIT DEVELOPMENT-MIXED USE-TRANSITIONAL) DISTRICT; (2) A CERTIFICATE OF APPROPRIATENESS TO DEMOLISH AN EXISTING 6,160-SQUARE-FOOT COMMERCIAL OFFICE BUILDING IN THE DOWNTOWN REVITALIZATION DISTRICT; AND (3) A PUD DEVELOPMENT PLAN (PUD-152) TO CONSTRUCT A THREE-STORY, FOUR-UNIT, RESIDENTIAL BUILDING, WITH UNITS RANGING IN SIZE FROM 430 SQUARE FEET TO 13,626 SQUARE FEET AND ASSOCIATED SITE IMPROVEMENTS LOCATED AT 231 OLD BERNAL AVENUE, AS FILED UNDER CASE NOS. P26-0360 AND PUD-152 WHEREAS, on September 30, 2024, Gautam Patel (“Applicant”) applied for Rezoning and a Planned Unit Development (PUD) development plan approval under case Nos. P26-0360 and PUD-152 to 1) rezone the subject parcel from MU-T (Mixed Use-Transitional) District to PUD-MUT-T (Planned Unit Development-Mixed UseTransitional) District; (2) receive a Certificate of Appropriateness to demolish an existing 6,160-square-foot commercial office building in the Downtown Revitalization District; and (3) approve a PUD Development Plan to construct a three-story, four-unit residential building, with units ranging in size from 430 square feet to 13,626 square feet and associated site improvements (hereinafter “the Project”) located at 231 Old Bernal Avenue, Assessors Parcel No. 94-156-21 (hereinafter “the Property”); and WHEREAS, the subject property has a General Plan land use designation of Mixed-Use; and
WHEREAS, the subject property has a Downtown Specific Plan land use designation of Mixed Use – Transitional; and
WHEREAS, the subject property is zoned MU-T (Mixed Use-Transitional) District; and
WHEREAS, the Certificate of Appropriateness is subject to the findings listed in Pleasanton Municipal Code (PMC) Section 18.74.190 and requires the Planning Commission to make a recommendation to the City Council; and WHEREAS, a PUD is subject to the findings listed in Pleasanton Municipal Code Section 18.68.110.B., subsections (1) - (7), and requires the Planning Commission to make a recommendation to the City Council; and
WHEREAS, pursuant to Section 65905 of the Government Code, the Planning Commission held a duly noticed public hearing to consider the Project on May 27, 2026, at which time all interested parties had the opportunity to be heard. The Planning Commission considered the agenda report dated May 27, 2026, incorporated herein by reference, and all written and oral testimony.
Docusign Envelope ID: F7D5AF6D-4DB3-82C5-832D-A68C36612ADA
Resolution No. PC-2026-14
Page Two
NOW, THEREFORE BE IT RESOLVED the Planning Commission of the City of Pleasanton does resolve, declare, determine, and order the following:
Section 1: Prior to making a recommendation on the Project, and at a properly noticed public hearing, the Planning Commission reviewed written and oral agenda reports, conducted a public hearing on the Project and took testimony, and received into the record all pertinent documents related to the Project (collectively, the “Record Evidence”). The Planning Commission’s recommendation is based on the Record Evidence, which is incorporated into this Resolution by reference.
Section 2: Findings for California Environmental Quality Act (CEQA).
The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21080(b)(5) and CEQA Guidelines Section 15270, which statutorily exempt projects that a public agency intends to deny.
Section 3: Findings for Certificate of Appropriateness Denial With respect to the denial of PUD-152, the Planning Commission finds and recommends that the City Council make the following findings as required by Section
18.74.190, subsections (1) - (3), of the PMC:
1. The proposed demolition of a structure would be inappropriate or inconsistent with the purposes of this chapter; or
2. The proposed demolition would have an adverse effect on adjoining property, or on the built context; or
3. The proposed future use and design of the property would be inconsistent with PMC Chapter 18.74 or the adopted guidelines.
The Planning Commission finds that the proposed future use and design of the property are inconsistent with Chapter 18.74 and the adopted Downtown design guidelines. The Project does not maintain the commercial or mixeduse character intended for the site, lacks active ground-floor engagement with the public realm, and introduces building form, scale, and orientation that are not consistent with the pedestrian-oriented design and architectural standards required within the Downtown Revitalization District. Accordingly, the criteria for issuance of a Certificate of Appropriateness are not met. As such, the Planning Commission recommends the City Council determine that this finding cannot be made.
The Planning Commission further finds and recommends the City Council determine that the applicant has not established that there is unnecessary hardship in the strict application of PMC Chapter 18.74.
Docusign Envelope ID: F7D5AF6D-4DB3-82C5-832D-A68C36612ADA
Resolution No. PC-2026-14
Page Three
Section 4: Findings for PUD Development Plan Denial
With respect to the denial of PUD-152, the Planning Commission finds and recommends that the City Council make the following findings as required by Section
18.68.110.B (1) - (7) of the PMC:
1. Whether the proposed development plan is in the best interest of the public health, safety, and general welfare.
The Planning Commission finds that the proposed project does not adequately support the public health, safety, and general welfare due to several unresolved design and site planning concerns. The project includes limited pedestrian connectivity from the public right-of-way to unit entrances and lacks clearly identifiable street-facing entries, which may reduce opportunities for natural surveillance (“eyes on the street”) and create potential circulation conflicts. In addition, outstanding inconsistencies and incomplete details within the project plans—including items related to utilities, stormwater management, and unit access—limit the City’s ability to fully evaluate compliance with applicable development and safety standards. The project also provides limited private usable open space, includes a unit mix and building configuration that results in a concentration of mass within a large single building, lacking a pedestrian-oriented frontage. Furthermore, the proposed setbacks, building height, and transitions adjacent to lower-scale residential development raise concerns about neighborhood compatibility and appropriateness of the scale of the building as designed and sited. Taken together, these issues indicate that the project, as currently proposed, does not demonstrate a fully compatible and well-integrated residential development. As such, the Planning Commission finds and recommends the City Council determine that this finding cannot be made.
2. Whether the proposed development plan is consistent with the Pleasanton General Plan and any applicable specific plan.
The proposed development plan is not consistent with the applicable goals and policies of the Pleasanton General Plan and the Downtown Specific Plan (DSP). The subject site is designated Mixed-Use under the General Plan and Mixed Use–Transitional (MU-T) under the DSP, both of which envision development that supports a mix of residential and commercial uses at densities that advance housing goals and promote an active, pedestrianoriented environment. As proposed, the project includes only four residential units (approximately 8 du/acre), which is substantially below the General Plan’s expected density of 20 or more units per acre, and does not provide commercial or flexibly designed ground-floor space, resulting in a complete loss of existing commercial square footage. This is inconsistent with DSP policies that require or strongly encourage commercial frontage, active ground-floor uses, and development patterns that enhance economic vitality.
Additionally, the project’s building height, massing, and three-story design Docusign Envelope ID: F7D5AF6D-4DB3-82C5-832D-A68C36612ADA
Resolution No. PC-2026-14
Page Four
exceed DSP limits for residential development and do not provide appropriate transitions to adjacent lower-scale uses, contrary to policies intended to preserve downtown’s small-town character and ensure compatibility with surrounding neighborhoods. The project also does not meet DSP design objectives related to pedestrian orientation, including the absence of a streetfacing primary entrance and the absence of active frontage along Old Bernal Avenue. Collectively, these inconsistencies demonstrate that the project does not implement the land use, density, design, and economic vitality objectives of the General Plan and DSP, and therefore cannot be found consistent with these adopted plans. As such, the Planning Commission finds and recommends the City Council determine that this finding cannot be made.
3. Whether the proposed development plan is compatible with the previously developed properties in the vicinity and the natural, topographic features of the site.
The surrounding neighborhood is characterized by predominantly one- and two-story structures with articulated building forms, pedestrian-oriented design, and established transitions in scale between residential and mixeduse buildings. In contrast, the proposed three-story, 34-foot-tall building introduces a level of height, massing, and density that is not consistent with the prevailing development pattern and does not provide adequate transitions to adjacent lower-scale uses. The building’s orientation, setbacks, and lack of street-facing entry and landscaping, as part of its architectural design, further reduce its compatibility with the established downtown and residential context. As a result, the development does not comply with the requirements of the Objective Design Standards or other applicable objective standards established in adopted City plans and documents, reflect the scale, character, or environmental context of surrounding properties and is therefore found to be incompatible. As such, the Planning Commission finds and recommends the City Council determine that this finding cannot be made.
4. Whether grading in conjunction with the proposed development plan takes into account environmental characteristics and is designed in keeping with the best engineering practices to avoid erosion, slides, or flooring, and to have as minimal an effect upon the environment as possible.
The Planning Commission finds that the proposed grading does not demonstrate that it has been designed in accordance with the site’s environmental characteristics or in keeping with best engineering practices to avoid erosion, instability, or flooding, or to minimize environmental impacts.
The project application materials are incomplete and lack sufficient detail regarding stormwater treatment measures, drainage design, and utility coordination, including unresolved issues related to the Clean Water Program and sewer infrastructure. The absence of comprehensive grading, drainage, and erosion control information prevents the City from verifying that the Docusign Envelope ID: F7D5AF6D-4DB3-82C5-832D-A68C36612ADA
Resolution No. PC-2026-14
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project would avoid potential erosion, surface runoff impacts, or localized flooding conditions. As such, the Planning Commission finds and recommends the City Council determine that this finding cannot be made.
5. Whether streets, buildings, and other manmade structures have been designed and located in such a manner to complement the natural terrain and landscape.
The proposed development plan includes a building layout and site design that is primarily driven by building mass rather than a cohesive visual relationship with the surrounding environment. The project emphasizes large building massing with limited articulation and minimal integration of landscaping into the architectural design. The building’s orientation—featuring a rear-facing elevation along Old Bernal Avenue and a lack of a street-facing primary entrance—fails to integrate with the established streetscape and surrounding landscape context. As such, the Planning Commission finds and recommends the City Council determine that this finding cannot be made.
6. Whether adequate public safety measures have been incorporated into the design or the proposed development plan.
The proposed development plan does not demonstrate that adequate public safety measures have been incorporated into the design. The project’s site layout and circulation pattern do not provide clear, safe, and intuitive pedestrian pathways from the public right-of-way to individual residential unit entrances, resulting in potential conflicts between pedestrians and vehicles, particularly given the reliance on driveway access for primary entry points.
The absence of a street-facing primary entrance along Old Bernal Avenue reduces natural surveillance and “eyes on the street,” which are key elements of passive public safety. In addition, inconsistencies in the submitted plans regarding unit access, bicycle facilities, refuse location, and utility design prevent a full evaluation of operational safety and emergency access considerations. Furthermore, incomplete information regarding fencing and gate design limits the ability to confirm that the project provides adequate visibility, access control, and safety features throughout the site. Collectively, these deficiencies indicate that the development plan does not sufficiently incorporate public safety measures into its design. As such, the Planning Commission finds and recommends the City Council determine that this finding cannot be made.
7. Whether the proposed development plan conforms to the purposes of the PUD district.
The Planning Commission finds that the proposed development plan does not conform to the purposes of the Planned Unit Development (PUD) District. The PUD District is intended to promote well-planned projects that achieve highquality design, superior site planning, and compatibility with surrounding uses Docusign Envelope ID: F7D5AF6D-4DB3-82C5-832D-A68C36612ADA
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while advancing adopted General Plan and specific plan goals. As proposed, the project does not meet these objectives because it is inconsistent with the General Plan and Downtown Specific Plan, removes commercial or mixeduse components, and does not provide active, pedestrian-oriented groundfloor design. The project also fails to demonstrate superior site planning due to limited pedestrian connectivity, constrained circulation, inconsistent access design, and insufficient integration of landscaping and site features. In addition, the building’s height, massing, and orientation do not provide appropriate transitions to surrounding development or contribute to the intended downtown character. As such, the Commission finds and recommends the City Council determine that this finding cannot be made.
Section 5: The Planning Commission hereby recommends that the City Council deny Case Nos. P26-0360 and PUD-152 for a (1) Planned Unit Development (PUD) Rezoning to rezone the subject parcel from MU-T (Mixed Use-Transitional) District to PUD-MU-T (Planned Unit Development-Mixed Use-Transitional) District; (2) a Certificate of Appropriateness to demolish an existing 6,160-square-foot commercial office building in the Downtown Revitalization District; and (3) a PUD Development Plan to construct a three-story, four-unit, residential building with units ranging in size from 430 square feet to 13,626 square feet and associated site improvements located at 231 Old Bernal Avenue.
Section 6: This resolution shall become effective immediately upon its passage and adoption.
PASSED, APPROVED AND ADOPTED by the Planning Commission of the City of Pleasanton at a regular meeting held on May 27, 2026, by the following vote:
Ayes: Commissioners Jagoe, Morgan, and Chair Pace
Noes: Commissioner Jain
Absent: Commissioner Wedge
Abstain:
ATTEST:
_____________________________ ______________________________ Derek Farmer Brandon Pace
Secretary, Planning Commission Chairperson
Docusign Envelope ID: F7D5AF6D-4DB3-82C5-832D-A68C36612ADA
Resolution No. PC-2026-14
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APPROVED AS TO FORM:
______________________________
Katherine Wisinski
Assistant City Attorney
Docusign Envelope ID: F7D5AF6D-4DB3-82C5-832D-A68C36612ADA
PUD-152, P26-0360
231 Old Bernal Avenue
City Council, August 11, 2026
Summary and Purpose
Adopt a resolution to deny applications for: (1) a Planned Unit Development (PUD) Rezoning (P26-0360) to rezone the subject parcel from MU-T (Mixed Use-Transitional) District to PUD-MU-T (Planned Unit Development-Mixed Use-Transitional) District; (2) a Certificate of Appropriateness to demolish an existing 6,160-squarefoot commercial office building in the Downtown Revitalization District; and (3) a PUD Development Plan (PUD-152) to construct a threestory, four-unit, residential building, with units ranging in size from 430 square feet to 13,626 square feet and associated site improvements located at 231 Old Bernal Avenue.
Regulatory Background
• General Plan Land Use: Mixed-Use
• Zoning: Mixed Use – Transitional (MU-T)
• Downtown Specific Plan (DSP):
• Land use designation of Mixed Use – Transitional (MU-T) • Downtown Design Guidelines (DDG)
• Objective Design Standards (ODS) for Multifamily Housing in R-M, C-C, and M-U Districts (adopted January 26, 2023)
• Pleasanton Municipal Code (PMC)
• Assembly Bill (AB) 2097
Project Location
Proposed Project
• Demolition of the existing office building and construction of:
• A new three-story 4-unit residential building
• Studio Units A, B, & C: 430 square feet
• Unit D: 13,626 square feet
• Approximately 34 feet in height
• 2 Parking spaces
• Invoking AB 2097: Prohibits public agencies from imposing minimum parking requirements for most development projects within 0.5 miles of a major transit stop.
Proposed Project – Site Plan
6’ Setback Line
46’ ft Setback Line
37’-6” ft Setback Line
9’ Setback Line
18’-10” Setback Line
Proposed Project: Floor Plan (1st Floor)
Note: Unit D is three floors
Proposed Project – Front (South)
Proposed Project – Left Side (West)
Proposed Project – Right Side (East)
Proposed Project – Rear (North)
Analysis – General Plan
• Mixed-Use: In the Downtown, the Mixed-Use land use designation permits residential uses located behind commercial uses • Allowable density for Mixed-Use Residential is 20+ du/acre. • Minimum of 10 units
• Project proposes: 4 Units
• FAR established per the DSP.
• 125%
• Project proposes: 71%
Analysis – Downtown Specific Plan (DSP)
DSP Land Use: Mixed-Use Transitional
Project Conflicts with DSP Mixed-Use Transitional (MU-T) Policies • The proposed project is a 100% residential development in an area intended to support a mix of commercial and residential uses.
• The project does not provide the following:
• Required street-fronting commercial space (LD-P.20)
• Flexible ground-floor commercial space designed for future service uses (LDP.22) • Retention of existing commercial square footage (LD-P.20) • Commercial frontage that maintains an active downtown streetscape (LD-P.5, EV-P.2)
Analysis – Downtown Specific Plan (DSP)
• The proposal results in a 100% net loss of commercial space, contrary to DSP objectives supporting downtown economic vitality. • Residential density is below the DSP and General Plan expectations for downtown infill development (LD-P.45).
Staff find the project is inconsistent with DSP goals and policies intended to:
• Preserve downtown commercial viability (LD-G.1)
• Maintain small-town scale and character (LD-G.2)
• Encourage context-sensitive infill development compatible with downtown standards
Analysis – DSP Cont’d
Height & Massing
The proposed building is:
• Three stories
• 34 feet tall
• DSP standards for residential uses in the MU-T district limit buildings to:
• Two-stories & 30 feet maximum height (LD-P.50)
• Exceeds DSP residential height standards by four feet and one story. • The building would also exceed the DSP’s transition standards by being more than 15 feet taller than the adjacent residential structure (LD-P.54).
Analysis – DSP Cont’d
Design
• The DSP emphasizes pedestrian-oriented architecture (LD-P.2) and compatibility with downtown character. Staff identified several inconsistencies, including:
• Exclusion of storefront-style frontage or active street-facing design (LD-P.21) • Primary entrance oriented toward the driveway rather than the public street (LD-P.21) • Limited integration of landscaping and pedestrian-scaled architectural elements (LD-P.14) • Absence of traditional downtown residential features such as porches, articulated façades, and street-facing entries (LD-P.10)
Staff find the project does not further DSP goals to:
• Reinforce downtown’s pedestrian-oriented design character (LD-G.3) • Preserve the scale and massing of surrounding residential neighborhoods (LD-G.6) • Support compatible streetscape enhancements and visual transitions (LD-G.11)
Analysis – Objective Design Standards & PMC
Zoning: Mixed Use – Transitional (MU-T), which permits residential and mixed-use development.
Subject to the 2023 ODS for Multifamily Housing in R-M, C-C, and M-U Districts • Staff identifies 33 Objective Design Standards that are either:
• Not met, or
• Unable to be verified due to incomplete plans.
The following is a summary of those ODS standards not met:
Site Layout & Access
• Project access is oriented primarily toward the driveway on Augustine Street rather than the frontage along Old Bernal Ave
• Plans do not clearly demonstrate pedestrian connectivity from the public sidewalk to unit entrances (ODS B1).
• Building orientation does not support an active, pedestrian-oriented streetscape.
Analysis – Objective Design Standards & PMC
Setbacks & Height
• Proposed setbacks are nonconforming:
• 9-foot front setback
• 6-foot west side setback
• ODS sloping plane requirements require a greater setback adjacent to residential properties. • Nonconforming by approximately 9 feet along the west side setback. • Proposed building height:
• 3 stories / 34 feet
• ODS and DSP standards limit residential buildings to:
• 2 stories / 30 feet maximum
Building Design & Architecture Inconsistencies
• Building orientation and active frontages
• Visible and accessible primary entrances
• Architectural articulation and façade modulation
• Building massing and volume
• High-quality materials and transparency requirements
Analysis – ODS/PMC Cont’d
Open Space & Landscaping
• Required Private Usable Open Space (PUOS): 750 square feet • PUOS is not provided for the three studio units.
• Plans do not clearly identify:
• Tree removals vs. retained trees
• Vehicle gate design details
• Compliance of bicycle parking areas
Utilities & Service Areas
• Project plans do not yet demonstrate compliance with:
• Stormwater requirements
• Sewer and utility standards
• Refuse enclosure location standards
• Refuse areas are proposed within 50 feet of the primary entrance, contrary to ODS requirements.
Analysis – PMC/ODS: Development Standards
*
One dwelling unit permitted per 1,000 square-feet
Site Development Standards
DSP/MU-T-District/ ODS Proposed Project Conforms?
Front Yard Setback 10’ per ODS 9’ (Building Wall) No
Side Yard Setbacks 7’ Min./16’ Combined per
ODS
6’-4” min. / >10’ Combined No
Rear Yard Setbacks 10’ per PMC >10’ Yes
Maximum Dwelling Units 21 max.* 4 Yes
Private Useable Open Space 75 sf per unit; or 50 sf per bedroom, whichever is
greater per ODS
0 sf for units A, B, C
>50sf for unit D
No, for units A, B, C
Yes, for units D
Floor Area Maximum 1.25 per DSP .071 Yes
Height Maximum 30’ per DSP 34’ No
Parking Minimum Not Applicable per AB 2097
*One dwelling unit permitted per 1,000 square feet
Analysis – Inclusionary Zoning Ordinance (IZO)
• Per PMC Section 17.44.040(A), the IZO applies to all new residential for-sale and rental projects, including mixed residential and non-residential projects, consisting of 10 or more residential units or parcels.
The IZO does not apply to the proposed four-unit residential project; however, the project is required to pay affordable housing fees pursuant to the City’s Master Fee Schedule.
Analysis – Certificate of Appropriateness
Required per PMC Chapter 18.74
Unless the applicant can establish that there is “unnecessary hardship” in the strict application of Chapter 18.74, it may be denied or delayed if:
1. The proposed demolition of a structure would be inappropriate or inconsistent with the purposes of PMC Chapter 18.74, or that;
2. The proposed demolition would have an adverse effect on adjoining property, or on the built context, or that;
3. The proposed future use and design of the property would be inconsistent with PMC Chapter 18.74 or the adopted guidelines.
Staff find the proposed future use and design of the property would be inconsistent with the applicable guidelines and standards.
PUD Findings (PMC 18.68.110)
1. Whether the proposed development plan is in the best interest of the public health, safety, and general welfare.
2. Whether the proposed development plan is consistent with the Pleasanton General Plan and any applicable specific plan.
3. Whether the proposed development plan is compatible with the previously developed properties in the vicinity and the natural, topographic features of the site.
4. Whether grading in conjunction with the proposed development plan takes into account environmental characteristics and is designed in keeping with the best engineering practices to avoid erosion, slides, or flooring, and to have as minimal an effect upon the environment as possible.
5. Whether streets, buildings, and other manmade structures have been designed and located in such a manner to complement the natural terrain and landscape.
6. Whether adequate public safety measures have been incorporated into the design or the proposed development plan.
7. Whether the proposed development plan conforms to the purposes of the PUD district.
Planning Commission Hearing & Action
Adopt Resolution No. PC-2026-14 recommending that the City Council deny the applications for Rezoning, a Certificate of Appropriateness, and a PUD Development Plan filed as Case Nos. P26-0360 and PUD-152.
CEQA
CEQA does not apply to projects that the City rejects or disapproves. (CEQA Guidelines § 15270.) Should the City Council wish to approve the project, staff would evaluate the project for compliance with CEQA and return to the City Council at a future public hearing for formal consideration and action.
Staff Recommendation
Adopt a resolution to deny applications for:
1) A Planned Unit Development (PUD) Rezoning (P26-0360) to rezone the subject parcel from MU-T (Mixed Use-Transitional) District to PUD-MU-T (Planned Unit Development-Mixed Use-Transitional) District;
2) A Certificate of Appropriateness to demolish an existing 6,160-square-foot commercial office building in the Downtown Revitalization District; and 3) A PUD Development Plan (PUD-152) to construct a three-story, four-unit, residential building, with units ranging in size from 430 square feet to 13,626 square feet and associated site improvements at located 231 Old Bernal Avenue.
End