CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. G.1 STAFF REPORT November 19, 2013

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1 CITY OF VACAVILLE PLANNING COMMISSION Agenda Item No. G.1 STAFF REPORT November 19, 2013 Staff Contact: Albert Enault (707) TITLE: REQUEST: SOUTHTOWN PHASE 1 BARRINGTON ESTATES HOUSE PLANS MODIFICATION AND DESIGN REVIEW REQUESTS TO MODIFY THE PREVIOUSLY APPROVED SOUTHTOWN PHASE 1 PLANNED DEVELOPMENT FOR THE PURPOSE OF INTRODUCING SIX NEW HOUSE PLANS FOR BARRINGTON ESTATES. RECOMMENDED ACTION: BY SIMPLE MOTION, THAT THE PLANNING COMMISSION APPROVE THE RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VACAVILLE APPROVING THE SOUTHTOWN PHASE 1 BARRINGTON ESTATES HOUSE PLANS MODIFICATION AND DESIGN REVIEW. APPLICATION INFORMATION APPLICATIONS: Reaffirmation of Previous Environmental Assessment, Modification, and Design Review FILE NO: File No APPLICANT AND PROPERTY OWNER: D.R. Horton PROPERTY INFORMATION LOCATION: ZONE: GENERAL PLAN DESIGNATION: CURRENT LAND USE: ADJACENT ZONING & USE: Salisbury Circle and Canterbury Circle RL-6 Single Family Residential (6,000 sq. ft. min) RL-5 Single Family Residential (5,000 sq. ft. min) Residential Low Density Vacant Residential Land North: RL-5 & RL-6 existing single family residential units South: RL-5 & RL-6 existing single family residential units East: RL-5 existing single family residential units West: RL-5 & RL-6 existing single family residential units PROJECT SUMMARY: NUMBER OF DU/LOTS: NUMBER OF HOUSE PLANS: NUMBER OF ELEVATIONS: Southtown Phase units Barrington Estates 165 units 34 remaining lots in Barrington Estates Six one single-story and five two-story Three per house plan

2 BUILDING LIVING AREA: Proposed 2,978 sq. ft. to 4,351 sq. ft. Existing Homes 2,709 sq. ft. to 4,337 sq. ft. MAXIMUM LOT COVERAGE: Proposed Approximately 49% Existing Homes 43.5% BUILDING HEIGHT: Proposed 32 ft. 10 in. Existing Homes 30 ft. SETBACKS: Same as existing homes, no changes OFF-STREET PARKING: Same as existing homes, no changes BUILDING MATERIALS: Same as existing homes, no changes PROJECT DESCRIPTION The project proposal is to modify the previously approved Southtown Phase 1 Planned Development for the purpose of introducing six new house plans for Barrington Estates. Barrington Estates consists of 165 lots, to date, 131 of the 165 lots have been constructed. The applicant is proposing to construct the new plans on the remaining 34 lots located along Salisbury Circle, Canterbury Circle and Newcastle Drive. The proposed house plans include one single-story and five two-story models consisting of three elevations each. The floor plans range from 2,978 sq. ft. to 4,351 sq. ft. The proposed plans include 3-5 bedrooms, bathrooms, kitchen and dining facilities, living room, family room, great room, optional dens or lofts, and, secondary living units on four lots. The proposed exterior materials consist of stucco siding with stone veneer, wooden window shutters, concrete tile roofing and varying roofline designs. Architectural styles include Spanish, Italian, and French Country. The application also includes exceptions to residential development standards related to site coverage, building height and house plan mixture. Specifically, the applicant is requesting to increase the site coverage standard from 43.5% to approximately 49% for seven lots, exceed the allowable height standard from 30 ft. to 32 ft. 10 in. for three lots, and decrease the minimum house plan mix from 15% to approximately 9%. The proposed exceptions are discussed in more detail in this report. PREVIOUS ACTIONS August 2005 The Planning Commission approved the Southtown Phase 1 and Phase 1A Tentative Map request to subdivide two (2) parcels into 440 single-family residential lots comprised of RL-5, RL-6 and RH zoning. November 2005 The Planning Commission approved the Planned Development and Design Review for the Southtown Subdivision Phase 1 and Phase 1A. PROJECT ANALYSIS 1. General Plan The Southtown Subdivision Tentative Map and Planned Development for Phases 1 and 1A were originally approved in At that time, the Tentative Map and Planned Development were determined to be in compliance with the City s 1990 General Plan. The 2

3 proposed house plan applications do not change the purpose or intent of the previously adopted Tentative Map and Planned Development. Therefore, Southtown Phase 1 Barrington Estates including the proposed house plans remain consistent with the City s 1990 General Plan. 2. Modification Section (Application Process and Review Procedures) requires that an application for a Major Modification be considered by the same decision-maker as the original project. In this case, the Planning Commission was the original decision maker for the Barrington Estates house plans, and is therefore the decision-maker for the new house plans. The Planning Commission is authorized to approve, approve with modifications, or deny the requested Major Modification application. In November 2005, the Planning Commission approved a Planned Development for Southtown Phases 1 and 1A. Phase 1 included house plans for two areas: 1. Barrington Estates: 165 lots with five floor plans ranging from 2,709 sq. ft. to 4,337 sq. ft.; and 2. Carrington Manors: 158 lots with five floor plans ranging from 2,298 sq. ft. to 3,426 sq. ft. All lots within Carrington Manors have been developed. Within Barrington Estates, 34 lots remain, and the applicant is requesting to modify the previously approved Planned Development for the purpose of introducing six new house plans for these 34 lots. The proposed changes to the Southtown Phase 1 Planned Development are as follows: House Plans As approved, Barrington Estates includes five floor plans ranging in size from 2,709 sq. ft. to 4,337 sq. ft., with three elevations each. As proposed, the applicant is proposing six new house plans ranging in floor area from 2,978 sq. ft. to 4,351 sq. ft, with three elevations each. Staff supports the proposed house plans because the floor areas will be consistent and compatible with the existing homes in this neighborhood. Lot Coverage Section (Definitions) of the Land Use and Development Code defines coverage as a percentage of the land area covered by structures on a site including all projections. For residential structures, the Code allows a maximum lot coverage of 40%. In 2005, as part of their action, the Planning Commission allowed a portion of single-story homes in Phase 1 (Barrington Estates and Carrington Manors) to have a maximum lot coverage of 43.5%. This exception was applied to single-story homes only. The applicant is requesting to increase the lot coverage to allow a maximum coverage of approximately 49% for seven of the single-story homes. Staff does not support a 49% coverage allowance because it would exceed the Code allowance in a substantial manner that is inconsistent with other residential development in the City and in particular Southtown 1. Staff would support a maximum coverage comparative to the previous approval, which is 43.5%. Therefore, Staff is recommending Condition No. 5, which requires the maximum lot 3

4 coverage to be no more than 43.5%. As conditioned, the proposed project would result in coverage calculations consistent with existing Barrington Estates lots. Building Height Table (Residential Districts Minimum Development Standards) of the City s Land Use and Development Code permits a 30 ft. maximum building height for structures located in the Residential Low Density (RL) zoning district. The code also allows ridgelines to exceed the 30 ft. height limit provided the mean height between the eaves and ridges of a gable or hip roof does not exceed the maximum height limit. The previously approved Barrington Estates house plans comply with this requirement. For this project, the applicant is proposing to increase the height of the proposed homes from 30 ft. to 32 ft. 10 in. for the ridgeline. To ensure compliance with this standard, Staff recommends Condition No. 7, which states that the maximum building height shall not exceed 30 ft., as measured by the mean height between the eaves and ridges of the gable or hip roof. As conditioned, the house plans would meet the Code requirements for residential building height. 3. Design Review Section A(3) (Projects Requiring a Design Review Application) requires Design Review approval for any Major Modification where the Planning Commission is the decision-maker. For this project, the applicant is proposing a Major Modification to the previous Planned Development, which requires a Design Review. Design Review is also applicable in this case to analyze the layout and architectural details of the proposed homes. As previously mentioned, the applicant is proposing six new house plans ranging in floor area from 2,978 sq. ft. to 4,351 sq. ft. House Plan 1 is a one-story model while Plans 2, 3, 4, 5 and 6 are two-story models. The applicant has utilized existing house plans as a template for creating new house plans. Exhibit B describes the changes to the former house plans. The following table provides a brief summary of each new house plan: Table 1 Summary of Proposed House Plans House Plan Floor Area (sq. ft.) Elevations Bedrooms Bath Type 1 2, story 2 3, story 3 3,608 3, story 4 3,683 4, story 5 3,987 4,351 Same as story 6 3, story Source: D.R. Horton Base Features The base features for each house plan includes the following: 3-5 bedrooms bathrooms Optional den/bedroom Optional loft/bedroom Master bedroom and bathroom Kitchen Living room and Dining room Family room 4

5 Great room Covered porch Optional loggia 2 car garage Laundry room Fireplace Interior Design Each house plan is unique and provides a diverse layout: Plan 1 Base features with a 3-car tandem garage and optional den. Plan 2 Base features with an optional 5 th bedroom and a second story. Plan 3 Base features with a 3-car garage with a side-entry, and an optional second master suite (274 sq. ft.). Plan 4 Base features with a 4-car tandem garage and an optional bonus room (364 sq. ft.) on the second floor, and second master suite (162 sq. ft.) on the first floor. Plan 5 Base features, utilizes the same elevations and building footprint as Plan 4, but provides a two-car garage and a secondary living unit (571 sq. ft.) on the first floor. Plan 6 Base features with a 3-car tandem garage and optional loft and office space in place of a 4 th and 5 th bedroom. Exterior Design The applicant is proposing three architectural styles: (1) Spanish; (2) Italian; and (3) French Country. These styles are consistent with the existing Barrington Estates house plans. All three styles incorporate gables and hip roofs with varying rooflines that provide different elevations for each home. The elevations are attached as Exhibit C. Exterior building materials and accent elements consist of the following items: Concrete Low Profile S tile and flat tile roofing, Stucco siding with stone veneer Mock wood and Wood trim, Decorative shutters Stucco enhanced sills Decorative corbels and gable vents, Recessed windows The front entryways provide insets, portico and porch elements that promote a welcoming sense. The proposed elevations offer covered patios, bay windows, and other features that provide visually appealing homes. The proposed designs compliment the architectural features and materials of the existing neighborhood. Staff is supportive of the proposed exterior design because the architectural styles and materials are consistent with the existing homes in Southtown Phase Compliance with the Residential Design Requirements Chapter (Residential Development Standards) of the Land Use and Development Code includes a companion document, the Residential Design Requirements for New Single Family Development. This document consists of a compilation of standards and design guidelines used to ensure visible design variety in residential districts. The previously approved Planned Development complied with these standards and guidelines. Therefore, the new house plans are required to comply with these standards, as required by Section (Application Process and Review Procedures). 5

6 Alternative Configuration The design guidelines require alternate configurations for single family dwellings, such as detached garages, garages located a minimum five feet behind the front wall of the main residence, or designs that include three-car garages, where the third car space is perpendicular to the street. As a result, the garage does not dominate the view from the street. The proposed house plans comply with this standard. House Plans on Adjoining Lots The design guidelines restrict the placement of identical house plans on adjoining lots. As proposed, the development plan adequately disperses all house plans throughout the remaining lots and does not place the same house plan on adjoining lots. The proposed house plan layout complies with this standard. Number of House Plans in Subdivision The design guidelines require all production home subdivisions to provide a minimum of one house plan for every 30 lots, with no less than three elevations each. This requires the project to provide a total of six house plans and 18 elevations. As proposed, the applicant is providing six house plans with three elevations each, for a total of 18 different elevations. However, house plans 4 and 5 share identical elevations. Staff does not support the shared elevation design because it does not comply with the Code, and is inconsistent with other residential development in the City and in particular Southtown 1. Therefore, Staff is recommending Condition No. 6, which states that different elevations shall be provided for Plans 4 and 5, resulting in a minimum of three different elevations for each house plan. As conditioned, the proposed development plan would comply with this standard. Front Setback Variation The design guidelines require a variation in front yard setback to increase visual interest and reduce the bland, repetitive streetscape design, which is normally created when homes are placed at the same front setback along the street. As proposed, the homes will be placed at varying setbacks to avoid the uninteresting streetscape. The proposed project meets this design guideline. Mix of One and Two-Story Units The design guidelines require all homes within a residential development to be at least 25% single-story homes and 25% two-story homes. As proposed, the housing plan mixture complies with this standard. For this project, the applicant is proposing the following mix of one and two-story homes on the remaining 34 lots in the Southtown Phase 1: Plan % (one-story) Plan % (two-story) Plan % (two-story) Plan % (two-story) Plan % (two-story) Plan 6 8.8% (two-story) 6

7 Mix of House Plan Designs The design guidelines require each house plan to be constructed on a minimum of 15% and a maximum of 40% of the total number of lots. Due to the number of house plans and remaining lots, the project cannot meet this standard. Therefore, the applicant is proposing to construct each house on a minimum 8.8% (Plan 6) and a maximum of 26.5% (Plan 1) on the remaining lots. Staff supports the proposed change because this mixture will still provide a diverse layout of house plans throughout the remaining 34 lots. 5. Development Agreement On May 11, 2004, the City Council approved Ordinance 1712 approving the Development Agreement for the Southtown Project Area. The Development Agreement for the Southtown Project Area requires an un-defined percentage of the units to provide secondary dwelling units. The previously approved Planned Development provided 39 secondary living units. For this project, the applicant is proposing House Plan 5 which includes a secondary living unit on the first floor behind the garage with an independent entrance, and a separate parking space in the driveway. As proposed, this house plan would be built on four lots. Staff is supportive of the proposed secondary living units because the project would comply with the Development Agreement requirements. NEIGHBORHOOD MEETING On Wednesday, September 4, 2013, D.R. Horton facilitated a neighborhood meeting at the Ulatis Community Center for residents in the Southtown Subdivision. Three representatives from D.R. Horton were present to describe the proposed changes, and Planning staff was available to answer questions about the Planning process. Nine residents attended the meeting and inquired about the building materials, landscaping and the elevation design for House Plan 1. Specifically, the residents expressed concern regarding the flat roof on the French Country elevation. D.R. Horton committed to changing the roofline, which is included in Exhibit C. Overall, the residents expressed support for the new house plans. LAND USE COMPATIBILITY Adjoining Land Uses The applicant is proposing new house plans to continue development of the Barrington Estates homes in accordance with previous development approvals. Staff believes that the new house plans will be compatible with the adjacent residential community and the surrounding uses. ENVIRONMENTAL REVIEW Reaffirmation of Previous Environmental Assessment An Environmental Impact Report (EIR) for the Southtown/Moody projects was certified by the City Council on April 27, 2004 (State Clearinghouse Number ). This EIR assessed the Southtown Development for environmental impacts, including the proposed Phase 1 and Phase 1A project sites. Staff has reviewed the proposed project and determined that the proposed Southtown Phase 1 Barrington Estates House Plans do not meet the Subsequent EIR criteria outlined in Section of the California Environmental Quality Act (CEQA) guidelines. 7

8 Implementation of the proposed project would result in impacts that have already been addressed by the 2004 EIR. The previous environmental assessment is sufficient and no additional environmental review is required. FISCAL IMPACT The Community Development Department s review and processing of the Reaffirmation of Previous Environmental Assessment, Modification and Design Review applications were funded by application fees paid for by the applicant. Staff s review of the construction plans, plot plans and the permitting/inspection process will be funded by Building Permit fees. CONCLUSION The applicant is proposing to modify the previously approved Southtown Phase 1 Planned Development for the purpose of introducing six new house plans for Barrington Estates. Staff is supportive of the applicant s request, because: (1) the applicant has submitted a request in accordance with the Code; (2) the current subdivision approval permits the development of single-family residential units on the remaining lots; (3) the house plans are well designed and compatible with the surrounding neighborhoods; (4) the additional house plans will provide architectural diversity in the Southtown neighborhood; and (5) the new house plans will help develop the remaining lots in Southtown Phase 1 which will benefit the City s tax base. As proposed and conditioned, Staff is supportive of the Southtown Phase 1 Barrington Estates House Plans Modification and Design Review. RECOMMENDATION By simple motion, that the Planning Commission approve the resolution of the Planning Commission of the City of Vacaville approving the Southtown Phase 1 Barrington Estates House Plans Modification and Design Review, subject to the Conditions of Approval. ATTACHMENTS: Exhibit A Conditions of Approval Exhibit B Project Description, Site Plan and Landscape Plan Exhibit C Proposed House Plans 8

9 RESOLUTION NO RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VACAVILLE APPROVING THE SOUTHTOWN PHASE 1 BARRINGTON ESTATES HOUSE PLANS MODIFICATION AND DESIGN REVIEW WHEREAS, the Planning Commission of the City of Vacaville conducted a public hearing on November 19, 2013, to consider Modification and Design Review requests to modify the previously approved Southtown Phase 1 Planned Development for the purpose of introducing six new house plans for Barrington Estates, relating to the following described property: Salisbury Circle, Canterbury Circle and Newcastle Drive APNs thru 100 and 150; thru 090; thru 090; and thru 150 WHEREAS, the public hearing before the Planning Commission was duly noticed in accordance with applicable state law and the Vacaville Development Code requirements; and WHEREAS, the Planning Commission received testimony from City staff, the applicant, and all interested persons regarding the proposed project; and WHEREAS, an Environmental Impact Report (State Clearinghouse Number ) ("EIR") was prepared for the Southtown project and certified by the City Council on April. 27, 2004, including the adoption of a Statement of Overriding Considerations and a Mitigation Monitoring Program (Resolution ); and WHEREAS, the Planning Commission has reviewed the written record for the project and determined that the project does not involve substantial changes to the previously adopted Environmental Impact Report in accordance with Section (Subsequent EIRs and Negative Declarations) of the California Environmental Quality Act (CEQA), and that no further environmental review is required; and WHEREAS, The Planning Commission has reviewed and considered the Southtown Phase 1 Barrington Estates House Plans, and finds that the Modification is supported by the following findings of fact as required by Section of the City of Vacaville Land Use and Development Code: 1. That the project is of a nature that does not require the complete redesign and resubmittal of the original project; The proposed project consists of new house plans that will utilize the same design standards as the original project. The proposed house plans do not require a redesign of the original project. 2. That the proposed project is consistent with the original project; The proposed house plans will serve the same purpose as the original house plans. The proposed project will include setbacks, materials and house range size and consistent with the original project. 3. That the proposed project does not result in lack of compliance with the development standards approved with the original project; The proposed project includes exceptions to the lot coverage and house plan mix. As conditioned, the project will comply with the same development standards as the original project.

10 4. That the proposed project is consistent with the findings for a design review approval; and The proposed project is consistent with the findings for a design review approval. 5. That the proposed project is consistent with the goals, objectives, and policies of the General Plan, the Zoning Ordinance, and the Development Code. The proposed house plans utilize the same standards as the original project. The proposed project is consistent with the policies of the General Plan, Zoning Ordinance, and the Development. WHEREAS, The Planning Commission has reviewed and considered the Southtown Phase 1 Barrington Estates House Plans, and finds that the Design Review is supported by the following findings of fact as required by Section of the City of Vacaville Land Use and Development Code: 1. That the project is consistent with the goals, objectives, and policies of the General Plan, the Zoning Ordinance, and the Development Code; The Land Use and Development Code requires Planning Commission Design Review approval for any Major Modification where the Planning Commission is the decision-maker, which the applicant is obtaining and would therefore be in compliance with the Code. 2. That the proposed project is consistent with the standards and regulations of RL-5 and RL-6 zoning districts, and is consistent with any other approvals for the site; The RL-5 and RL-6 zoning districts permit the construction of single-family residential units, which the applicant is proposing. As conditioned, the house plans will comply with the development standards for these districts. 3. That the subject site is suitable for the type and intensity of use or development proposed, and that the design, size, and other physical characteristics of the proposed use are compatible with adjacent uses, or with adjacent natural resources; The subject sites are zoned for single-family residential development, which the applicant is proposing. The proposed house plans match the design, size and physical characteristics as the existing residential neighborhood. The proposed house plans will be compatible with adjacent uses. 4. That the proposed uses will not be detrimental to the public health, safety, or welfare of the community; As proposed and conditioned, the new house plans will not be detrimental to the public health, safety, or welfare of the community. 5. That adequate public facilities and services are available to serve the site or will be made available concurrent with the proposed development; All public facilities and services are available to serve the project site. 6. That projected traffic levels and levels of service are, or as result of conditions of approval, will be consistent with the policies of the Transportation Element of the General Plan; The proposed project will not create any impacts that weren t already identified in the Southtown Environmental Impact Report (EIR). 7. That the project is consistent with any design guidelines adopted pursuant to Section (C) of Division 14.01, Administration, of this Title, for the type of use or 10

11 structure proposed. As designed and conditioned the proposed project will be consistent with the Residential design goals. NOW, BE IT RESOLVED, that the Planning Commission of the City of Vacaville does hereby approve the Southtown Phase 1 Barrington Estates House Plans Modification and Design Review, subject to the conditions of approval (EXHIBIT A) attached hereto and incorporated by reference to this resolution. I HEREBY CERTIFY that the foregoing resolution was introduced and passed at a regular meeting of the Planning Commission of the City of Vacaville, held on the 19 th day of November, 2013 by the following vote: AYES: NOES: ABSENT: ATTEST: Maureen T. Carson, Director of Community Development 11

12 EXHIBIT A SOUTHTOWN PHASE 1 BARRINGTON ESTATES HOUSE PLANS Salisbury Circle, Canterbury Circle and Newcastle Drive Modification and Design Review Condition of Approval File No I. Standard Conditions of Approval: The applicant (D.R. Horton) shall comply with the applicable Standard Conditions of Approval. In the event of a conflict between the Standard Conditions of Approval and these Conditions, these conditions shall prevail. II. Project-Specific Conditions: The applicant (D.R. Horton) shall comply with the following Project-Specific Conditions: PLANNING 1. Plans submitted for Building Permits shall be in substantial compliance with plans approved by this action and dated November 19, 2013, expect as modified by these conditions of approval. 2. This action approves Major Modification and Design Review requests to modify the previously approved Southtown Phase 1 Planned Development for the purpose of introducing six new house plans for Barrington Estates, to be constructed on the remaining 34 lots located along Salisbury Circle, Canterbury Circle and Newcastle Drive. The house plans include one single-story and five two-story models consisting of 3 elevations each, and ranging in floor area from 2,978 sq. ft. to 4,351 sq. ft. The proposed floor plans will include 3-5 bedrooms, bathrooms, kitchen and dining facilities, living room, family room, great room, optional dens or lofts, and secondary living units. The proposed exterior materials consist of stucco siding with stone veneer, wooden window shutters, concrete tile roofing and varying roofline designs. The architectural styles include Spanish, Italian, and French Country designs. Any modifications to the approved plans or project description, except as modified by these conditions of approval, shall be subject to review and approval by the Director of Community Development and may require a separate Planning entitlement review process. This approval shall expire on November 19, 2015, unless Building Permits are issued and construction commenced and diligently pursued prior to the expiration date, or an application for a time extension is filed prior to the expiration date. 3. The proposed project shall continue to comply with the conditions of approval for the Southtown Phase Planned Development (File No ), except as modified by these conditions of approval. 4. The following mix of house plans shall be used for the remaining 34 lots in Southtown Phase 1, Barrington Estates: Plan % Plan % 12

13 Plan % Plan % Plan % Plan 6 8.8% 5. An exception to the maximum lot coverage shall be granted for seven of the single-story homes. Specifically, the maximum lot coverage shall not exceed 43.5% for the following lots: 152, 156, 159, 161, 297, 312, and 314. All other lots shall have a maximum lot coverage of 40%. 6. The proposed house plans shall provide a minimum three elevations per house plan. House plans shall not share the same elevation. Three different elevations shall be provided for Plans 4 or Plan 5, subject to review and approval by the Director of Community Development. 7. Plans submitted for Building Permits shall identify the maximum building height for the new Barrington Estates house plans. Maximum building height shall not exceed 30 ft., as measured by the mean height between the eaves and ridges of the gable or hip roof. 8. The same house plan elevations shall not be placed on adjoining lots or adjacent lots facing the same street. 9. No more than three (3), one-story or three (3) two-story units shall be placed in a row on the development plan. 10. The developer shall provide raised or enhanced trim around all doors, windows, and vents on all elevations to the satisfaction of the Director of Community Development. The trim shall be an accent color. 11. Plans submitted for Building Permits shall identify building setbacks for the proposed houses, measured from the property line to the foundation: a. Front 15 ft. for side entry garages and living area b. Garage door setback 20 ft. c. Porches 10 ft. d. Side 10 ft. & 5 ft., minimum 15 ft. between homes e. Rear 20 ft. 12. Plans submitted for Building Permits shall include a site plan indicating the lots on which the model homes are to be constructed. The site plan shall also provide the location of all proposed off-street parking, fencing, and all other on and off-site improvements associated with the models. For this project, the model homes shall be located on lots 296, 297 and 298, and the parking lot for the complex shall be located on lot No less than one (1) off-street parking space shall be provided for each model. Parking spaces shall be located within 600 ft. of the model complex. All parking spaces for the model home complex shall comply with Section (Supplemental Standards, Off- Street Parking and Loading) of the Land Use and Development Code. The developer shall provide a minimum of three (3) off-street parking spaces including one (1) accessible space. 13

14 14. Specific signage shall not be approved with this action. All signage for the site shall be subject to a separate sign permit from the Building Division and shall comply with Chapter (Supplemental Standards - Signs) of the Land Use and Development Code. All subdivision signs shall comply with the following signs standards: Off-Site Subdivision Signs a. A maximum of two off-site directional signs shall be allowed. The signs shall indicate only travel directions, the name and address of the subdivision, the developer and the typical price range of housing units. The area of each sign shall not exceed thirty-two square feet. Each sign shall not exceed ten feet in height and ten feet in horizontal length. No additions, tag signs, streamers or appurtenances shall be added to such signs. On-Site Subdivision Signs b. Two on-site identification signs not exceeding thirty-two square feet in total area for each sign, no more than six feet in height or ten feet in horizontal length shall be allowed. c. One identification sign per model home not exceeding eight square feet in area or three and one-half feet in height shall be allowed. In addition to the above, one flag or banner will be permitted per model home to identify the model home area and the sales complex area. 15. All subdivision signs and sign structures shall be removed within seven days of the sale of the final residential lot within the Southtown Project Area. No sign shall be located within 100 feet of an occupied residence or building. 16. Section (D) of the City of Vacaville Land Use and Development Code states: A permit or entitlement may be revoked for reasons which include, but are not limited to, any of the following: (1) Failure to comply with the original approval or with one or more of the project conditions as originally approved; or the construction or development of the subject property is not in conformance with the project as approved; (2) Upon a determination that the permit or entitlement was obtained or extended upon fraud or misrepresentation; and (3) Upon a determination that the project violates a provision of the Municipal Code or is not operating in conformance with the performance standards. 17. The Applicant and development shall comply with these conditions of approval and all applicable provisions of the Vacaville Municipal Code (Zoning, Subdivision, Building Codes, etc.), the Vacaville General Plan and any applicable policy plan or specific plan, as such provisions may be amended from time to time including, but not limited to, Vacaville Municipal Code Section , which requires, except as otherwise provided by law (e.g. Government Code ) that the Applicant shall defend, indemnify, and hold harmless the City and its officials and employees in any action, claim or proceeding brought by any person or entity to overturn, set aside, or void any permit, entitlement, or approval issued or granted by the City. The City shall promptly notify the Applicant of any such action, claim or proceeding and the City shall cooperate with Applicant in the defense thereof without contributing to the cost of such defense. 14

15 18. The Applicant and development shall indemnify, defend and hold the City of Vacaville and its officers and employees harmless against all claims, suits or actions made against them arising out of or in connection with the ownership, occupancy, use or development of the project site, or any portion thereof, including the installation or construction of improvements thereon; however, this duty to indemnify and defend shall not extend to any claim, suit or action arising solely from the City or its officers or employees' negligence or misconduct. In addition, the Applicant shall comply with the requirements of Vacaville Municipal Code Section FIRE The Fire Department s review is to ensure compliance with the minimum code requirements related to fire and life safety as set forth in the California Fire Code and the State Fire Marshal s Regulations. The review is not to be construed as encompassing the structural integrity of the facility or abrogating more restrictive requirements by other agencies having responsibility. Final acceptance is subject to field inspection and necessary tests. The conditions below shall be subject to the current codes and regulations when plans are submitted to the Building Department. If you have any questions regarding these conditions, please contact Jill Childers at (707) Approved address numbers shall be provided for each home. 20. All work shall be in conformance with California Fire Code Chapter 14, Fire Safety During Construction and Demolition and NFPA 241 Safeguarding Construction, Alteration, and Demolition Operations. 21. Fire sprinklers shall be required per the most current edition of NFPA, CFC and CRC for residential structures. 22. A Deferred submittal to the Vacaville Fire Department shall be required fire sprinklers. 23. Fire flow shall meet the requirements of the CFC for the building type and size. 24. An approved water supply and emergency vehicle access shall be completed prior to any combustible materials being allowed on the project site. Please contact Jill Childers at (707) for a clearance letter prior to receiving any combustible materials at this site. 25. Carbon Monoxide and smoke detectors shall be required per CFC and CBC. 26. Unless otherwise approved by the Fire Marshal, all private driveways shall meet the following criteria: a. Average grades shall not be more than 12.5% with no section greater than 14%. b. Sections of private driveways less than 100 feet in length may have grades of 15% if specifically approved by the Fire Marshal on a case-by-case basis. c. Private driveways greater than 100 feet in length shall have a minimum clear width of 20 feet. d. Private driveways less than 100 in length shall have a minimum width of 15. e. Private driveways greater than 100 feet in length shall have a turn-around or turnout approved by the Fire Marshal every 100 feet and at the structure. 15

16 Note: Plan Checks for Fire Department permits: 27. The applicant shall submit three (3) complete sets of automatic fire sprinkler system plans, hydraulic calculations, and specifications to the Fire Department, conforming to NFPA 13D, for review and approval prior to installation. (1001.3) CFC All concealed combustible spaces formed by composite wood joist construction shall be protected by fire sprinklers. When such spaces are allowed to be unsprinklered combustible concealed spaces, the minimum remote sprinkler design area shall not be less than 3,000 square feet. 16

17 STANDARD CONDITIONS OF APPROVAL FOR ALL DESIGN PERMITS, USE PERMITS, PLANNED DEVELOPMENTS, AND SUBDIVISION MAPS CODE & POLICY REQUIREMENTS MAY ONLY BE SUPERCEDED BY SPECIAL CONDITIONS OF APPROVAL General Conditions 1. Development shall be in substantial conformance with the approved Site Plan, Landscape Plan, Floor Plans, and Elevations prepared by Phillippi Engineering, Inc. and KTGY Group, Inc. and dated November 19, 2013, and any modifications or changes as may be required to meet these Standard Conditions of Approval and any Special Conditions of Approval. In the event the applicant proposes any deviations from the approved plan of subdivision or the Standard or Special Conditions of Approval, the Director of Community Development or his designee may require the project to be resubmitted to the Planning Commission for consideration at a duly noticed public hearing. The applicant will be responsible for paying a new application fee for any such reconsideration. 2. In the event of a conflict between these Standard Conditions of Approval and any Special Conditions, the Special Conditions of Approval shall prevail. If applicable, any conflict between the Standard and or Special Conditions of approval and the Development Agreement, the Development Agreement shall prevail. 3. Prior to the issuance of any grading and/or building permit, the development shall comply with all applicable provisions of the Vacaville Municipal Code (Land Use and Development Code, Subdivision Codes, Building Codes, etc.), the Vacaville General Plan, any applicable policy or specific plan, and these Conditions of Approval. 4. Failure of the project applicant to comply with all applicable provisions of the Vacaville Municipal Code (Land Use and Development Code, Subdivision Code, Building Codes, etc.), the Vacaville General Plan, any applicable policy or specific plan, and these conditions of approval may result in revocation of the project approval. 5. No development shall commence until the developer receives a grading permit and/or a building permit and pays all applicable fees, charges, and assessments, including development impact fees and building permit and inspection fees, in accordance with Chapter 11 of the Vacaville Municipal Code and any applicable School Impact Fees and County Facilities Fees. Hold Harmless; Indemnification of City 6. In accordance with Vacaville Municipal Code Section , the Developer, and any parties or individuals acting through Developer or granted rights-of-entry by Developer, shall defend, indemnify, and hold harmless the City of Vacaville ( City ) and its agents, officers, and employees from any claim, action, or proceeding against the City or its agents, officers, and employees seeking to set aside, void, annul, or modify an approval or action of the City or its City Council, Planning Commission, Director of Community Development, Zoning Administrator, or any other department, committee, commission, agency, board, official, or employee of the City relating to a subdivision or 17

18 other land use application, discretionary or ministerial permit or approval, or other development; provided, however, that this duty to defend, indemnify, and hold harmless is conditioned upon City s prompt notification of such claim, action, or proceeding and its reasonable cooperation in the defense thereof. As used in the preceding sentence, cooperation shall not exclude the expenditure or payment of any funds by City 7. Applicant and any successor in interest to this entitlement shall defend, indemnify and harmless City and its agents, officers and employees from and against any and all claims, losses, costs, damages, injuries or expenses (including, but not limited to, attorney fees, expert witness and consultant fees, and other costs of litigation) arising out of or in any way related to injury or death of persons or damage to property that arise out of or relate to the use and or development of the property pursuant to this (Design Permit, Use Permit, or Planned Development), or by any action or activity by City, whether caused by joint negligence of the City, its officers or employees. Cooperation In The Event Of Legal Challenge 8. In the event of any administrative, legal or equitable action or other proceeding is instituted challenging the validity of this approval, the sufficiency of any environmental review under CEQA ("Third Party Challenge"), or the issuance of any grading or building permits pursuant to this approval, Developer and City shall mutually cooperate with each other in the defense of such challenge. City may tender the defense of any such Challenge to Developer ("Tender"), in which case Developer shall pay for and control all aspects of the defense and shall indemnify, defend, and hold harmless City, its agents, officers, and employees from and against any liabilities, costs, and fees arising out of such Challenge (including, but not limited to, Attorneys fees, expert and consultant fees, and other costs and fees of litigation). If after the Tender City wishes to assist Developer in the defense of the matter, City may do so if Developer consents to such assistance and if City pays its own attorney fees and costs (including related court costs). Should Developer refuse to accept such a Tender, City may defend the Challenge, and if City so defends, Developer shall promptly reimburse City for all attorney fees, consultant and expert fees, and other costs reasonably incurred by City in the defense thereof. Mitigation Monitoring 9. All Mitigation Measures incorporated into the Environmental Impact Report or Mitigated Negative Declaration shall be incorporated into the final project plans unless a separate Mitigation Monitoring Plan has been approved in conjunction with this application. Consultations and Permits Required by State and Federal Agencies 10. The developer shall be responsible for scheduling all required consultations and obtaining all necessary permits from all applicable State and Federal resource agencies prior to commencement of grading activities, unless otherwise approved by the City Engineer and/or Director of Community Development. 11. In the event any regulatory agency requires amendments to the project that result in substantial deviations from the approved project or these Conditions of Approval as determined by the Community Development Director, these Conditions of Approval shall prevail. Should any conditions or requirements of any regulatory agency require amendments to the Project or these Conditions of Approval that may not be approved as 18

19 a Modification in accordance with applicable provisions of the Land Use and Development Code, the Director of Community Development may require the project to be re-submitted to the Planning Commission for consideration at a duly noticed public hearing. The applicant will be responsible for paying a new application fee for any such reconsideration. Construction Activities 12. No construction or grading equipment shall be operated nor any outdoor construction or repair work shall be permitted within 500 feet from any occupied residence between dusk (one half-hour after sunset) and 7:00 AM Monday through Saturday, and no such grading or construction activities shall be allowed on Sundays or holidays except as provided for below: (a) (b) Interior work which would not create noise or disturbance to a reasonable person of normal sensitivity in the surrounding neighborhood shall not be subject to these restrictions; A request for an exception to the permitted construction hours and days may be granted by the Director for emergency work, to offset project delays due to inclement weather, for 24-hour construction projects, or other similar occurrences. 13. Construction traffic shall not use existing residential streets for access to the site unless approved by the City Engineer. 14. If applicable, prior to the commencement of construction, the Developer shall obtain air quality permits from the Yolo-Solano Air Quality Management District for the operation of large stationary equipment such as generators Tree Trimming 15. Developer shall trim any existing tree limbs which overhang into the public right of way to the satisfaction of the Director of Public Works. Tree limbs overhanging into the street pavement shall be trimmed a minimum 14 above the pavement and away from any existing traffic signals, traffic control signs, or street signs. The tree limbs overhanging any public sidewalk shall be trimmed a minimum 7 above the walk. This work shall be performed by a qualified tree trimmer, and the procedure shall be approved by the City prior to commencement of work. Public Improvements 16. Unless specifically approved as a part of the overall development plan, all proposed public improvements shall conform to the latest City Standard Specifications as adopted September 11, 1990, and as updated in May, These improvements (including sewer and water services) shall be shown on the building permit plans and must be approved by the City Engineer prior to the issuance of a building permit. 17. In the event Developer proposes any Design Exceptions to the City Standards and Specifications, a letter signed and wet stamped by the Civil Engineer for the development shall be submitted with the Civil Improvement Plans, Grading Plans, or 19

20 Building Permit Plans describing each requested Design Exception, the sheet or page number or numbers on the plans where each improvement subject to the Design Exception is described, and an explanation describing why such Design Exception is being requested and how the Design Exception meets or exceeds the City s Standards. 18. All public improvements must be in and accepted by the Public Works Director prior to the issuance of any Certificates of Occupancy for any development allowed by this approval unless specifically addressed by these Conditions of Approval or approved by the Director of Public Works and City and Developer enter into a Deferred Improvement Agreement. 19. The developer will provide a deposit for the improvements and pay Plan Check and Inspection Fees in accordance with Ordinance Submission of a soils and geotechnical report prepared by a Civil Engineer licensed by the State of California shall be required as a condition of approval the Civil Improvement Plan. The Civil Improvement Plan shall be signed and wet-stamped by the applicant's civil engineer prior to approval by the City. 21. The developer shall post a construction clean-up deposit in accordance with Resolution 1986-F-5. Deferral of On-Site and/or Off-Site Improvements 22. In case of exceptional circumstances, the Community Development Director shall be authorized to defer completion of on-site and/or off-site improvements past the date of occupancy of the proposed building or dwellings provided that the developer enters into a Deferred Improvement Agreement with the City of Vacaville and provided that the developer post with the City of Vacaville adequate financial securities to ensure completion of such deferred improvements. Encroachment Permit 23. Developer shall obtain an encroachment permit for any and all work in the public right of way. The Developer shall pay all City Fees and bonding requirements for obtaining such a permit. The developer will provide a deposit for the improvements and pay Plan Check and Inspection Fees in accordance with Ordinance Transitioning Existing Improvements 24. The Developer shall be responsible for adequately transitioning all proposed improvements to match existing improvements in line and grade to current City requirements to the satisfaction of the City Engineer and Director of Public Works. Damage/Repairs 25. Developer shall repair all damaged existing pavement, existing sidewalk, curb and gutter, landscaping or other public improvements along the frontage of the project to the satisfaction of the Director of Public Works prior to occupancy. 20

21 26. Developer shall slurry seal existing roads not being reconstructed along the project frontage prior to occupancy. Construction Coordination 27. Developer shall construct all infrastructure improvements in a timely manner in accordance with the overall project infrastructure improvement schedule approved by the City in conjunction with the Civil Improvement Plans. (a) (b) (c) (d) (e) In the event certain infrastructure improvements need to be constructed for the convenience and protection of the adjacent or nearby land owners, residents, or the general public, Developer shall install all such improvements as defined by the City Engineer. Unless otherwise approved by the City Engineer, construction of any required offsite improvements shall commence when grading and undergrounding permits are issued for on-site improvements. Developer shall work cooperatively with all parties involved and shall have certain house-keeping measures in place in a timely manner for the benefit of all affected. Such measures include but are not limited to on-going street and sidewalk cleaning and regular debris clean-up and removal. At the start of the project, Developer shall inform the City inspectors when each of the infrastructure improvements will be installed and what housekeeping measures will be in place during construction and coordinated with surrounding developments. Developer shall construct any temporary improvements during construction as required by the City Engineer for the convenience and coordination of adjacent and nearby businesses, residents, and the general public. In the event that temporary improvements or housekeeping measures are not constructed or not properly maintained, the City reserves the right to withhold building permits, inspections, or occupancy approvals and, if necessary, to stop construction until such needed improvements are constructed or housekeeping measures are implemented to the satisfaction of the City Engineer, Chief Building Official, or Director of Public Works. Design Permits, Use Permits, Planned Developments; Variances 28. Development shall be in substantial conformance with the approved site plan, landscape plan, floor plans, and elevations dated November 19, 2013, and any modifications or changes as may be required to meet these Conditions of Approval. In the event the applicant proposes any deviations from the approved site plan, floor plan, elevations or these Conditions of Approval that may not be approved in accordance with applicable provisions of the Land Use and Development Code, the Director of Community Development may require the project to be re-submitted to the Planning Commission for consideration at a duly noticed public hearing. The applicant will be responsible for paying a new application fee for any such reconsideration. 21

22 29. The project approval is granted for a period of one year from the effective date of approval unless a Special Condition is approved granting a different length of time. Unless a building permit is issued and the improvement of the site is diligently pursued or completed prior to the expiration of one year, the approval shall lapse and become void. A one-year extension may be considered by the original decision-maker, provided that prior to the expiration date an application for renewal of the project is filed with the Community Development Director. Approval shall be for two years if processed concurrently with a Tentative Map. 30. Final (construction) architectural drawings, site plan, landscape plan, and sign drawings shall be submitted for review and approval by the Community Development Director prior to the issuance of any building permits. Master Plotting Plan for Residential Developments 31. A master plotting plan shall be submitted with the Building Permit submittal for the house plans to ensure compliance with these regulations. The plan shall include: the model name/number; reverse plans; delineation of first and second story building footprints; garage locations; driveways; building setbacks; fencing description; and required retaining walls. Architecture and Design 32. Unless approved as a part of this application, the Director of Community Development shall review and approve the proposed colors and exterior construction materials prior to the issuance of Building Permits. 33. Roof materials shall be tile, treated wood shake, 40-year architectural grade composition, or an equivalent approved by the Community Development Director. The decision-maker may specify the type of roof material(s) for the development in compliance with this standard. 34. Acceptable siding materials include, but are not limited to, amazonite siding, lap siding, horizontal siding, vertical siding, diagonal siding, shingles, stucco, and masonry. T-1-11 siding, with a minimum thickness of five-eighths (5/8) inch, may be permitted only on side or rear elevations not facing a street. 35. All residential units shall have garages with sectional, roll-up garage doors. 36. All single family detached and/or attached residential units within the development shall have internally-illuminated house numbers. 37. Roof mounted equipment such as electrical equipment, air conditioning or heating equipment or compressors, generators, or other similar mechanical equipment, shall be screened from public view from adjoining private or public property and public rights-ofway by a parapet wall of equal or greater height than the highest piece of roof mounted equipment or vent. All screening is subject to review and approval by the Community Development Director. The Community Development Director may approve exceptions for solar equipment. 22

23 38. Equipment may be screened by a separate roof screen that is architecturally integrated with the building, and when screening by a parapet wall is not feasible or is architecturally undesirable. When separate roof screens are used, roof equipment should be organized into major groups screening a smaller number of units rather than multiple areas. The Community Development Director may approve exceptions for solar equipment. 39. Communications equipment, including microwave equipment, may remain unscreened if visually integrated with the building design through color, location, and construction. 40. All building mounted equipment, including but not limited to louvers, pipes, overhead doors or service doors, access ladders, downspouts, conduit, and electrical/service boxes, shall be painted consistent with the color scheme of the building. 41. Ground mounted equipment such as but not limited to double detector check valves, reduced pressure devices 3 inches and larger, backflow prevention devices, gas meters, irrigation valves, and storage tanks, shall be screened by walls or landscaping to the satisfaction of the Community Development Director. 42. The Director of Community Development shall approve the placement of centralized mailbox delivery and/or parcel locker units if required by the United States Postal Service. The Director may require decorative framework or other enhanced architectural treatment. The developer shall submit a separate drawing with the improvement plans indicating the location(s) of the unit(s) and any design enhancements for review and approval. Signs 43. All signs are subject to design review approval and require a separate sign permit. The required sign plan(s) shall indicate sign location, size, height, materials, colors, lighting, and other pertinent information required to insure conformance with the provisions of Section of the Land Use and Development Code or any applicable Planned Sign Program. 44. All signs shall conform with Section 3-09 Stopping Sight Distance, and Standard Drawing 3-03 A and B and 3-04 of the Vacaville Standard Specifications. Special attention shall be given to note 1 and 2 on Standard Drawing 3-03 A and B. This may affect the location of any monument signs and associated landscaping. Decorative Walls and Fences 45. The developer shall submit to the Community Development Director detailed plans for corner lot, block end, perimeter, unit perimeter, and easement fencing which shall be provided by the developer. Corner lot fencing shall be placed not closer than fifteen (15) feet from the face of curb on the street side of a corner lot. All fences shall be returned to the adjacent dwelling per the requirements of the Community Development Director. 46. All required fencing shall be shown on plot plans submitted at the time of building permit application for individual lots and shall be located and constructed in a manner consistent with the details and specifications approved by the Community Development Director. Such fencing shall be installed prior to occupancy of individual homes. For 23

24 model homes, the Community Development Director may allow the required fencing to be deferred provided appropriate financial security such as a bond or cash deposit is submitted to ensure that the required fencing is installed prior to the sale of the home to an individual buyer. 47. Decorative masonry walls shall be required in residential back-up areas along all arterial streets. All back-up areas between the curb and fencing shall be fully improved with low-maintenance, irrigated landscape treatments that may include trees, shrubs, natural ground cover, rock, or other decorative paving materials. Plans shall be approved by the Community Development Director, City Engineer, and City Landscape Architect prior to recordation of the Final Map. The wall shall also angle at the corners of street intersections to provide a larger entry landscape treatment. The back-up wall shall meander or be offset to be approximately 15 to 20 feet behind face of curb. The wall height shall be sufficient to mitigate noise within the subdivision to a maximum exterior noise level of 60dbA DNL. However, the wall shall not be less than six feet or more than eight feet in height. An acoustical analysis prepared by an acoustical engineer shall be submitted to the Community Development Director. The acoustical analysis shall address the necessary wall height based on buildout traffic levels as contained in the most recent traffic studies. 48. There shall be a solid masonry wall not less than six feet or greater than eight feet in height along the property lines adjoining any residential district. 49. Side yard fences, not abutting areas specifically mentioned in these Conditions with other requirements may be constructed with six (6) foot high redwood (or equivalent) fence boards. All interior lot fences shall be double sided. Good Neighbor fences are not permitted. 50. Wall and fence height shall be measured from the finished grade level established through the approved grading plan, on the side of the fence on which the grade elevation is the greatest. When a retaining wall is used in combination with a wall or fence, the total height of the wall or fence shall be measured from the originally approved grade level, established through a subdivision improvement plan or an approved grading plan, on the side of the fence on which the grade elevation is the greatest. 51. In areas where neighboring custom or semi-custom residential lots are separated by a slope, the fence shall be placed on top of the slope. Energy Conservation 52. The Conditions, Covenants and Restrictions will not restrict or prohibit the use of active solar panels for water heating or electric power. Building Standards and the Issuance of Building Permits 53. No building permit shall be issued until: (a) The Chief Building Official reviews the plans and specifications and determines compliance with current State adopted Building Standards and all related Appendix Chapters as amended and restated in Title 14 of the Vacaville Municipal Code. 24

25 (b) (c) The Community Development Director determines that the plans and specifications conform to the General Plan; all applicable Specific and Policy Plans; the Vacaville Land Use and Development Code, and these Conditions of Approval. No grading and or/construction may commence unless and until a grading and/or a building permit has been issued and all applicable fees and charges have been paid, except as noted in the California Building Standards. 54. All design calculations shall meet all criteria for Seismic Design Category D and a Basic Wind Speed of 85 MPH Surface Roughness C unless otherwise directed by the Building Official. 55. The applicant is responsible for submitting all of the plans, specifications and reports as required by the Building Official of the Community Development Department. 56. All design shall conform to the current State adopted Building Standards. 57. A soils report providing design and construction criteria shall be provided for all proposed building foundations for new buildings. 58. The State of California requires that prescriptive energy standards be met or energy calculations be submitted to the Building Official for all new construction and when conditioned space volume is increased in an existing facility. The energy design shall meet the current State adopted residential and nonresidential standards of the California Energy Commission. Grading Plans 59. Developer shall prepare and submit to the City Engineer a Geotechnical Investigation Report prepared by a Civil Engineer or Geotechnical Engineer, licensed in the State of California, to be used in the preparation of the grading plan. The Geotechnical Investigation Report shall provide recommendations for all grading and remediation work. The Developer shall comply with the recommendations of the Geotechnical Investigation Report and any additional requirements deemed necessary by the City Engineer and Chief Building Official 60. A grading, geotechnical, and erosion control plan shall be submitted concurrently with the Final Map and Improvement Plans. Plans shall show any effect on adjacent properties. 61. For projects with greater than 5,000 cubic yards of grading, grading plans shall be prepared by a Civil Engineer licensed by the State of California in accordance with Appendix Chapter 33 of the California Building Standards Code and Section 11 of the Standard Specifications. The plans shall be accompanied by a Soils Report prepared, signed, and wet-stamped by a geotechnical engineer licensed by the State of California, and shall be submitted to the City Engineer for concurrent review with the Improvement Plans and Final Map. 25

26 62. For projects with 5,000 cubic yards or less of grading, grading plans in accordance with Appendix Chapter 33 of the California Building Standards Code and Section 11 of the Standard Specifications shall be prepared by a Civil Engineer licensed by the State of California unless otherwise approved by the Chief Building Official. If required by the Chief Building Official, the plans shall be accompanied by a Soils Report prepared, signed, and wet-stamped by a Geotechnical Engineer licensed by the State of California, and shall be submitted to the City Building Official for review and approval prior to the issuance of a building or grading permit. 63. The grades and elevations shown on the Tentative Map are considered preliminary and subject to further review. The final design elevations for streets and building pads shall not vary more than 0.5 ft. from those shown on the subdivision Tentative Map, unless otherwise approved by the City Engineer. In no case shall the grading deviate from the criteria set forth in Section 11 of the City of Vacaville Design Standards without approval from the City Engineer and the Director of Public Works. The Developer shall submit an as built grading plan with building pad elevations certified by a land surveyor, licensed in the State of California, for review and approval by the City Engineer and Community Development Director prior to building permit. 64. The grading plan shall show all finish floor elevations of all buildings, building pads and parking lot grades of all pavement areas. The cross slopes of the parking lot shall be not less than 1% minimum. 65. Reasonable measures shall be provided for and practiced to minimize any nuisance from dust during grading and construction operations, including but not limited to having a water truck on the site and watering as necessary to keep fugitive dust from nearby developed properties. 66. All grading work shall be performed in one continuous operation. In addition to grading information, the grading plan shall indicate all existing trees to be preserved and trees to be removed as a result of the proposed development. 67. Developer shall install and maintain proper erosion control measures at every stage of construction of the project in all areas of the parcel as required by City Engineer. 68. All landscaped and graded slopes shall be hydro-seeded and treated with erosion control measures immediately upon completion of grading to prevent soil erosion. The hydro-seed mix shall be subject to approval by the Director of Public Works. For slopes greater than 3:1, the Developer shall install proper erosion control measures for added slope protection against erosion per Regional Water Quality Control Board requirements for 2:1 slopes. 69. Prior to any grading activity, a grading permit shall be issued and all applicable fees paid. 70. Prior to the issuance of any building permit, the Developer shall plot the house footprints on the final grading plan and show all drainage, retaining walls and final grading of each lot. 71. Prior to the issuance of a building permit for construction on any lot approved by this Subdivision, a Land Surveyor licensed by the State of California shall certify to the 26

27 Building Official that the building pad elevation and all on-site drainage conforms to the elevations shown on the Grading Plans, Final Map, and/or Improvement Plans. Retaining Walls 72. Where finished grade of a property is in excess of 12 inches higher or lower than the abutting property or adjacent grade, and an appropriate slope is not feasible, a concrete or masonry block retaining wall or other suitable solution acceptable to the Director of Community Development shall be required to be constructed. All retaining walls over 12" high shall be shown on the project grading plans for review and approval by the City Engineer prior to starting grading operations. No retaining walls on the site shall be in excess of 5 ft. high or what shown on the tentative Map. All retaining walls shall be designed and constructed in accordance with City requirements and building codes and constructed prior to building permit. 73. Developer shall indicate the location and bottom and top elevation of all retaining walls on the plot plans submitted with Building Permit applications to the satisfaction of the City Engineer. Removal of Obstructions 74. Developer shall prepare a demolition plan as a part of the grading plan or site improvement plan showing any existing improvements and trees that are proposed to be removed and those which are proposed to remain. The developer shall remove all obstructions that are necessary for the new improvements approved by the City and/or as may be required for public safety as directed by the City Engineer. Lot Drainage 75. Developer shall provide adequate drainage for each lot and construct storm drainage swales, pipes, thru curb drains and inlet connection points to the street drainage system so each lot drainage and storm drain system can tie into the public storm drain system without surface flow over the public sidewalk or proposed private lots. Only natural existing drainage will be allowed to cross property lines, and all new lot improvements shall be tied to a drainage system to properly dispose of the lot drainage within the lot boundary unless drainage easements are obtained. Existing drainage across property lines will be allowed provided that all man made improvements on the uphill lot that causes additional or concentrated drainage to flow to an acceptable drainage system before it reaches the down hill lot. If this occurs, the uphill property must collect the drainage and dispose into a storm drain system or other method as approved by the City Engineer. 76. Developer's Engineer shall submit a stamped and signed calculation showing to the satisfaction of the City Engineer that all building pads will be protected from a 100-year flood. Prior to the issuance of a building permit on any parcel or lot created by this Subdivision, a Surveyor or Civil Engineer licensed by the State of California shall certify that the pad elevation for any such parcel or lot and the approved drainage system is as shown on the grading plan. 27

28 Non-Stormwater Discharges 77. Discharges other than stormwater (non-stormwater discharges) to the storm drain system are prohibited unless approved by the Public Works Director. Non-stormwater discharges include, but are not necessarily limited to, discharges from the washing of motorized vehicles, airplanes, trailers, and recreational vehicles. Utility Relocation 78. Any relocation of existing improvements or public utilities shall be accomplished under the direction of that utility at no expense to the City or Utility Company prior to occupancy. Maximum Slopes of Driveways 79. Developer shall show the location of all driveways on the grading plan and show the slope of the driveway and drainage of each residential lot. All driveway slopes shall not to exceed a 14% unless otherwise approved by the City Engineer or Building Official, regardless of what may have been initially proposed by Developer. Public and Private Landscaping 80. A landscape plan prepared by a licensed landscape architect or a licensed landscape contractor (design-build only) shall be submitted for each building site, dwelling unit or lot. Small projects may be exempted from this condition subject to approval by the Community Development Director. Final landscape plans shall be subject to the review and approval of the Community Development Director and must include the following details: (a) (b) (c) (d) (e) (f) (g) (h) (i) A plant legend including plant name, common and botanical, quantity, size, spacing, method of planting, and similar landscape design information. The minimum size of shrubs shall be five (5) gallon. The minimum tree size (exclusive of specimen trees) shall be fifteen (15) gallon (3/4" to 1" trunk caliper). Approximately one third of all trees planted on the site shall be specimen size (minimum 2" truck caliper) located at all major focal points. All planter trees shall be surrounded by a minimum six (6) inch concrete curb. Alternative sizes of plant material may be approved as a tradeoff based on the amount and type of planting to be provided. Where applicable, a tree planting plan shall be submitted that includes tree location, species, size, and root crown elevation. An irrigation material legend shall be included showing all components, quantity, and size. A drip or other low volume irrigation system shall be used where feasible. All hardscape details shall be shown as applicable. 81. The landscaping plans shall include the total square footage of all landscaped area. 82. All landscaping shall comply with the City's Water Efficient Landscaping Regulations. 28

29 83. Prior to the conveyance of any dwelling unit or lot, the developer shall install at least one street tree and one accent tree (minimum 15 gallon 1 1/2 inch trunk caliper measured from four feet above finished grade), pursuant to the requirements of Data Sheet ST01, as revised, in front of each lot or dwelling unit. 84. Corner lots shall also be landscaped between the fence and back of sidewalk with a minimum of three trees (minimum 15 gallon 1 1/2 inch trunk caliper measured from four feet above finished grade), shrubs, and groundcover. 85. Landscaping and irrigation shall be installed in the front yards of each lot in accordance with criteria established by either the Planned Development, Use Permit, Policy Plan, Specific Plan, and or any other Conditions of Approval prior to receiving a Certificate of Occupancy, unless a suitable financial security is deposited with the Building Official to ensure timely compliance with this condition. 86. After the installation of the landscaping / irrigation, the landscape architect and the landscape contractor shall provide written confirmation to the City Planner that the completed landscaping is installed per the approved landscape plan. 87. The landscape and irrigation system installation will be subject to inspection by the City Building and/or Landscape Inspector. 88. All landscaping and irrigation shall be permanently maintained and replaced as necessary per Section (Landscaping) of the City of Vacaville Land Use and Development Code. 89. Deep root barriers shall be provided for all trees within eight (8) feet of pavement. Trees shall not be planted within 10 feet of sewer or water lines. 90. Any required ground mounted equipment, including all backflow prevention devices, timers, manifolds, shall be either placed below grade in appropriate boxes or vaults or screened by landscape or building materials per City design standards. 91. Tree and shrub placement shall take into account the location of approved signage, to promote enhanced views of signage without impacting parking lot and perimeter landscaping coverage. 92. A commercial parking lot shade plan shall be submitted show that fifty (50) percent shading of the entire parking lot area will be attained in ten (10) years. 93. For public landscape installations, the City Public Works Inspector shall be notified and accomplish the following inspections in concert with the City Landscape Architect/Landscape Inspector; Park Maintenance Representative and Landscape Contractor. Call 48 hours in advance of the required inspection ( City Inspection recording). 94. Soil amendments shall be added as recommended by the soils reports and rototill to six (6) inches in depth. Submit copy of soils report and recommended amendment receipts to City Landscape Inspector. 29

30 95. Developer shall submit to the Community Development Director specified tree preservation measures for the existing trees to be retained. No tree removals for the purpose of developing the project subject to these Conditions of Approval shall be performed without authorization by the Community Development Director. 96. Soil preparation, irrigation, and all landscaping shall be inspected by the City prior to the issuance of a Certificate of Occupancy. 97. Subject to approval of the Director of Community Development, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. Police Department Requirements and Conditions 98. The development shall comply with City Building Security Ordinance Fire Lanes and No Parking Zones 99. The Fire Marshal shall identify on the final site development plans all Fire Lanes and areas where parking is to be restricted. The location of these lanes, signage, and curb painting shall be determined at the sole discretion of the Fire Marshal. Private Driveways 100. Unless otherwise approved by the Fire Marshal, all private driveways shall meet the following criteria: (a) Average grades shall not be more than 12.5% with no section greater than 14%. (b) (c) Sections of private driveways less than 100 feet in length may have grades of 15% if specifically approved by the Fire Marshal on a case-by-case basis. Private driveways greater than 100 feet in length shall have a minimum clear width of 20 feet. (d) Private driveways less than 100 in length shall have a minimum width of 15. (e) Private driveways greater than 100 feet in length shall have a turn-around or turnout approved by the Fire Marshal every 100 feet and at the structure. Permits and Inspections 101. Prior to the issuance of any grading or building permits, all fees required by the Fire Prevention Bureau shall be paid in full and all plans and specifications approved by the Fire Marshal A special permit for use of fire hydrants for construction water shall be obtained from the Public Works Department prior to the issuance of any grading or building permits All shell buildings must have final Fire Department approval before any occupancy. 30

31 104. All buildings must have Fire Department approval before any tenants, employees, vendors, or patrons can be allowed in the building or before any stocking can be done. Premise Identification 105. Approved numbers or addresses shall be placed on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. Unless specifically exempted by the Fire Marshall, address numbers are also required on rear doors The minimum size dimension of street numbers shall be as specified in Table 1. Numbers shall be in contrasting colors to their backgrounds. Where a building is set back from the street or road fronting the property, and where addresses may not be clearly legible due to distance from the street or roadway, landscaping and architectural features or other obstructions, address posting shall be required both at the street driveway serving such building and on the building. Individual condominiums, commercial suites, and apartments shall have numbers and letters installed in accordance with this policy and Table 1. Numbering and lettering shall be in logical sequence within the building. TABLE 1 Distance to Building Measured from Center of Roadway Number Height Inches Size of Letter Inches 20 feet 4 3/ /4 Over / An illuminated graphic directory, approved by the Fire Marshall, shall be provided at each main entrance to any residential or commercial condominium complex, apartment complex, townhouses, mobile home parks, and multiple tenant and commercial building complexes. The directory shall consist of the following: (a) (b) (c) (d) (e) (f) (g) a plot plan showing public and private drives; all emergency and non-emergency access roads; building locations with unit numbers and addresses; fire hydrant locations; the name of the complex; a reference point on the plot plan indicating the location of the directory; a north direction indicator. 31

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35 PLAN 1 PLAN 1 PLAN 4 PLAN 3 PLAN 3 PLAN 2 PLAN 6 PLAN 1 PLAN 2 PLAN 3 PLAN 1 PLAN 2 PLAN 1 PLAN 3 PLAN 2 PLAN 5 PLAN 2 PLAN PLAN 3 PLAN PLAN PLAN PLAN PLAN PLAN TYPICALS- SEE ENLARGEMENT, SHEET L-2 IRRIGATION CONCEPT STATEMENT THE IRRIGATION DESIGN FOR THE SITE SHALL COMPLY WITH THE MODEL WATER EFFICIENT LANDSCAPE ORDINANCE AB 1881 AND THE CITY OF VACAVILLE WATER EFFICIENT LANDSCAPE REGULATIONS. THE IRRIGATION SYSTEMS WILL BE AUTOMATICALLY CONTROLLED BY AN ET IRRIGATION CONTROLLER CAPABLE OF MULTIPLE PROGRAMMING AND INDEPENDENT TIMING OF INDIVIDUAL IRRIGATION SYSTEMS. THE CONTROLLER WILL HAVE A 24-HOUR CLOCK TO ALLOW MULTIPLE START TIMES AND REPEAT CYCLES TO ADJUST FOR SOIL PERCOLATION RATES. SEE SITE PLAN, THIS SHEET BARRINGTON ESTATE LOTS THE IRRIGATION SYSTEMS WILL CONSIST PRIMARILY OF LOW VOLUME, LOW FLOW BUBBLERS FOR TREES, POINT SOURCE DRIP IRRIGATION FOR SHRUBS AND GROUNDCOVERS, AND LOW FLOW IRRIGATION FOR TURF PLANTINGS. SEE SITE PLAN, SHEET L PLAN PLAN 2 CONCEPTUAL PLANT PALETTE BOTANICAL NAME COMMON NAME MIN. SIZE PLANTANUS x A.'BLOODGOOD' BLOODGOOD LONDON PLANE 15 GALLON CELTIS SINENSIS CHINESE HACKBERRY 15 GALLON KEY MAP NOT TO SCALE 303 PLAN 3 EXISTING LOTS/ HOMES ARBUTUS 'MARINA' MULTI-TRUNK LAGERSTROEMIA 'TUSCARORA' STRAWBERRY TREE RED CRAPE MYRTLE 15 GALLON 15 GALLON PRUNUS S. 'WEEPING DOUBLE PINK' FLOWERING CHERRY 15 GALLON 302 PLAN 4 EXISTING PARK 301 PLAN 1 LANDSCAPE PER FRONT YARD TYPICALS FRENCH COUNTRY ACHILLEA M. 'SUMMER WINE' ELEVATION COLEONEMA 'SUNSET GOLD' HEMEROCALLIS 'LEMON DROPS' NANDINA D. 'NANA PURPUREA' RAPHIOLEPHIS I. 'CLARA' ROSA 'WHITE FLOER CARPET' SPIRAEA VANHOUTTEI STIPA GIGANTEA WESTRINGIA F.'MORNING LIGHT' VIBURNUM 'SPRING BOUQUET' SUMMER WINE YARROW SUNSET GOLD DIOSMA LEMON DROPS FORTNIGHT LILY DWARF HEAVENLY BAMBOO CLARA INDIA HAWTHORN WHITE CARPET ROSE VANHOUTTE SPIREA GIANT FEATHER GRASS COAST ROSEMARY VIBURNUM 1 GAL 5 GAL 1 GAL 1 GAL 5 GAL 1 GAL 1 GAL 5 GAL 5 GAL 5 GAL 300 PLAN PLAN PLAN 3 PLAN PLAN PLAN 5 SPANISH ELEVATION CALAMAGROSTIS A. 'KARL FORESTER' CHOISYA TERNATA CISTUS X HYBRIDUS DODONEA V. 'PURPUREA' FESTUCA GLAUCA HEMERCALLIS H. 'STELLA DE ORO' PENSTEMON X. G. 'MIDNIGHT' PHORMIUN T. 'PINK STRIPE' OSMANTHUS FRAGRANS SALVIA LEUCANTHA REED GRASS MEXICAN ORANGE WHITE ROCKROSE HOPSEED BUSH SHEEP FESCUE EVERGREEN DAYLILLY FIRECRACKER PENSTEMON NEW ZEALAND FLAX FRAGRANT OLIVE MEXICAN BUSH SAGE 1 GAL 5 GAL 5 GAL 5 GAL 1 GAL 1 GAL 1 GAL 5 GAL 1 GAL 1 GAL WOOD FENCE & GATE- MATCH EXISTING ON SITE ACCENT TREE, TYP. STREET TREE, TYP. ITALIANATE ELEVATION ARTEMISIA S. 'SILVER MOUND' DIETES BICOLOR GREVILLEA 'NOELLII' HEUCHERA M. 'PALACE PURPLE' LIRIOPE M. 'SILVERY SUNPROOF' LOREPETALUM CHINENSE 'RAZZLEBERRI' MYRTUS COMMUNIS PHORMIUM T. 'TOM THUMB' ROSA 'WHITE FLOWER CARPET' SPIRAEA 'GOLD FLAME' VERBENA PERUVIANA SILVER MOUND ARTEMISIA FORTNIGHT LILY GREVILLEA PURPLE CORAL BELLS LILY TURF FRINGE FLOWER COMMON MYRTLE NEW ZEALAND FLAX WHITE CARPET ROSE GOLD FLAME SPIRAEA VERBENA 1 GAL 1 GAL 5 GAL 1 GAL 1 GAL 5 GAL 5 GAL 1 GAL 1 GAL 5 GAL 1 GAL SITE PLAN SCLAE: 1"=40' HARDENBERGIA VIOLACEA JASMINUM POLYANTHUM SOLANUM JASMINOIDES TECOMARIA CAPENSIS 'BOLERO PLUS' TURF BY DELTA BLUEGRASS LILAC VINE PINK JASMINE POTATOE VINE CAPE HONEYSUCKLE 90% BOLERO DWARF FESCUE 10% KENTUCKY BLUEGRASS 5 GALLON 5 GALLON 5 GALLON 5 GALLON SOD Napa Walnut Creek 855 Bordeaux Way 700 Ygnacio Valley Suite 240 Rd. Suite 275 Napa, CA Walnut Creek, CA L-1 tel: tel: fax: Scale: 1" = 40' September 10, 2013 NORTH Project No Copyright 2013 vandertoolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vandertoolen Associates.

36 CONCEPTUAL PLANT PALETTE BOTANICAL NAME COMMON NAME MIN. SIZE PLANTANUS x A.'BLOODGOOD' BLOODGOOD LONDON PLANE 15 GALLON SEE SITE PLAN, SHEET L-1 BARRINGTON ESTATE LOTS CELTIS SINENSIS CHINESE HACKBERRY 15 GALLON PLAN 6 PLAN 1 PLAN 5 PLAN 1 PLAN 5 PLAN PLAN 4 SEE SITE PLAN, THIS SHEET ARBUTUS 'MARINA' MULTI-TRUNK STRAWBERRY TREE 15 GALLON LAGERSTROEMIA 'TUSCARORA' RED CRAPE MYRTLE 15 GALLON PRUNUS S. 'WEEPING DOUBLE PINK' FLOWERING CHERRY 15 GALLON FRENCH COUNTRY ACHILLEA M. 'SUMMER WINE' ELEVATION COLEONEMA 'SUNSET GOLD' HEMEROCALLIS 'LEMON DROPS' NANDINA D. 'NANA PURPUREA' RAPHIOLEPHIS I. 'CLARA' ROSA 'WHITE FLOER CARPET' SPIRAEA VANHOUTTEI STIPA GIGANTEA WESTRINGIA F.'MORNING LIGHT' VIBURNUM 'SPRING BOUQUET' SUMMER WINE YARROW SUNSET GOLD DIOSMA LEMON DROPS FORTNIGHT LILY DWARF HEAVENLY BAMBOO CLARA INDIA HAWTHORN WHITE CARPET ROSE VANHOUTTE SPIREA GIANT FEATHER GRASS COAST ROSEMARY VIBURNUM 1 GAL 5 GAL 1 GAL 1 GAL 5 GAL 1 GAL 1 GAL 5 GAL 5 GAL 5 GAL 149 PLAN PLAN PLAN 3 PLAN PLAN PLAN 3 PLAN 2 PLAN 1 PLAN 3 KEY MAP NOT TO SCALE SPANISH ELEVATION CALAMAGROSTIS A. 'KARL FORESTER' CHOISYA TERNATA CISTUS X HYBRIDUS DODONEA V. 'PURPUREA' FESTUCA GLAUCA HEMERCALLIS H. 'STELLA DE ORO' PENSTEMON X. G. 'MIDNIGHT' PHORMIUN T. 'PINK STRIPE' OSMANTHUS FRAGRANS SALVIA LEUCANTHA REED GRASS MEXICAN ORANGE WHITE ROCKROSE HOPSEED BUSH SHEEP FESCUE EVERGREEN DAYLILLY FIRECRACKER PENSTEMON NEW ZEALAND FLAX FRAGRANT OLIVE MEXICAN BUSH SAGE 1 GAL 5 GAL 5 GAL 5 GAL 1 GAL 1 GAL 1 GAL 5 GAL 1 GAL 1 GAL WOOD FENCE & GATE- MATCH EXISTING ON SITE LANDSCAPE PER FRONT YARD TYPICALS ACCENT TREE, TYP. STREET TREE, TYP. ITALIANATE ELEVATION ARTEMISIA S. 'SILVER MOUND' DIETES BICOLOR GREVILLEA 'NOELLII' HEUCHERA M. 'PALACE PURPLE' LIRIOPE M. 'SILVERY SUNPROOF' LOREPETALUM CHINENSE 'RAZZLEBERRI' MYRTUS COMMUNIS PHORMIUM T. 'TOM THUMB' ROSA 'WHITE FLOWER CARPET' SPIRAEA 'GOLD FLAME' VERBENA PERUVIANA SILVER MOUND ARTEMISIA FORTNIGHT LILY GREVILLEA PURPLE CORAL BELLS LILY TURF FRINGE FLOWER COMMON MYRTLE NEW ZEALAND FLAX WHITE CARPET ROSE GOLD FLAME SPIRAEA VERBENA 1 GAL 1 GAL 5 GAL 1 GAL 1 GAL 5 GAL 5 GAL 1 GAL 1 GAL 5 GAL 1 GAL SITE PLAN SCALE: 1"=40'-0" HARDENBERGIA VIOLACEA JASMINUM POLYANTHUM SOLANUM JASMINOIDES TECOMARIA CAPENSIS LILAC VINE PINK JASMINE POTATOE VINE CAPE HONEYSUCKLE 5 GALLON 5 GALLON 5 GALLON 5 GALLON 'BOLERO PLUS' TURF BY DELTA BLUEGRASS 90% BOLERO DWARF FESCUE 10% KENTUCKY BLUEGRASS SOD IRRIGATION CONCEPT STATEMENT THE IRRIGATION DESIGN FOR THE SITE SHALL COMPLY WITH THE MODEL WATER EFFICIENT LANDSCAPE ORDINANCE AB 1881 AND THE CITY OF VACAVILLE WATER EFFICIENT LANDSCAPE REGULATIONS. THE IRRIGATION SYSTEMS WILL BE AUTOMATICALLY CONTROLLED BY AN ET IRRIGATION CONTROLLER CAPABLE OF MULTIPLE PROGRAMMING AND INDEPENDENT TIMING OF INDIVIDUAL IRRIGATION SYSTEMS. THE CONTROLLER WILL HAVE A 24-HOUR CLOCK TO ALLOW MULTIPLE START TIMES AND REPEAT CYCLES TO ADJUST FOR SOIL PERCOLATION RATES. THE IRRIGATION SYSTEMS WILL CONSIST PRIMARILY OF LOW VOLUME, LOW FLOW BUBBLERS FOR TREES, POINT SOURCE DRIP IRRIGATION FOR SHRUBS AND GROUNDCOVERS, AND LOW FLOW IRRIGATION FOR TURF PLANTINGS. SHRUB AREA, TYP. WOOD FENCE- MATCH EXISTING ON SITE SHRUB AREA, TYP. ACCENT TREE, TYP. EXISTING SIDEWALK WOOD GATE CONCRETE DRIVEWAY TURF AREA, TYP. STREET TREE, TYP. CONCRETE WALKWAY, TYP. TYPICALS LANDSCAPE PLAN SCALE: 1"=20'-0" Napa Walnut Creek 855 Bordeaux Way 700 Ygnacio Valley Suite 240 Rd. Suite 275 Napa, CA Walnut Creek, CA L-2 tel: fax: tel: Scale: As Noted September 10, 2013 NORTH Project No Copyright 2013 vandertoolen Associates. The drawings or written materials contained herein constitute the original and unpublished work of the landscape architect. Reproduction, use or alteration in any form is strictly prohibited without the written consent of vandertoolen Associates.

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