North
W. Dunne Ave
Project Site
Monterey RdSpring Ave
Cosmo Ave
Railroad Ave
E. Dunne AveW. Main Ave
ButterfieldBlvd.
TBM
SIDEWALK MOST SOUTHERLYSIDE OF SPRING AVENUE
LOCATED ON CUT "X" ON
ELEV = 360.64'
SPRI
NG A
VENU
E
APN:
767
-11-
050
APN:
767
-11-
053
APN:
767
-11-
052
APN:
767
-11-
048
APN:
767
-11-
047
APN:
767
-11-
046
APN:
767
-11-
045
APN:
767
-01-
031
TRAC
T NO
. 677
1
SPRING HILL PATIO HOMES
APN: 767-01-031
APN: 767-01-032
HIDD
EN M
EADO
W
TRACT NO. 7528
XX X
X
LONE HILL DRIVE
123456789101112
13 14 15 16 17 18 19 20 21 22 23
Open Space A
Open Space B
Open Space C
Private Driveway
Priv
ate
Driv
eway
To B
arne
ll A
ve.
vicinity map:
North
L:\P
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\980
43 M
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9\dw
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1:30
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by
Ram
an S
aini
JOB NO.
OF
1607
5 V
iney
ard
Bou
leva
rdM
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ill, C
A 9
5037
DA
TE:
SC
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CH
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8043
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map
Imag
e; 9
8043
Vic
inity
Map
; 980
43 P
arce
ls; 9
8043
.MS
19 P
oint
s; 9
8043
Poi
nts
Sta
te P
lane
; 980
43 B
ND
SHEET
98043DR-01
4
SPR
ING
VIE
WTI
TLE
SHEE
T04
/21
1"=3
0' RS
WJM
GENERAL INFORMATION1. PROPOSED CONTOURS, GRADES, AND PAD ELEVATIONS IN THIS PLAN SET ARE PRELIMINARY AND SUBJECT TO CHANGE
DURING FINAL DESIGN.
2. BOUNDARY SHOWN HEREIN IS BASED ON RECORD DATA. ADDITIONAL SURVEY IS RECOMMENDED.
3. LOT NUMBERS ARE FOR IDENTIFICATION PURPOSES ONLY AND ARE NOT INTENDED AS FINAL.
4. ALL GRADING WILL BE DONE IN CONFORMANCE WITH THE RECOMMENDATIONS AND CONDITIONS OF THE GEOTECHNICALENGINEER, THE CITY OF MORGAN HILL STANDARDS AND SPECIFICATIONS, AND APPLICABLE REPORTS REGARDING THISPROJECT.
5. PROJECT LIES ENTIRELY WITHIN FLOOD ZONE X, AREA X DEFINED AS, "AREAS OF 0.2% CHANCE OF FLOOD; AREAS OF 1% CHANCEFLOOD WITH AVERAGE DEPTHS OF LESS THAN 1 FOOT OR WITH DRAINAGE AREAS LESS THAN 1 SQUARE MILE; AND AREASPROTECTED BY LEVEES FROM 1% ANNUAL CHANCE FLOOD" (FIRM MAP NUMBER 06085C0444H, EFFECTIVE DATE MAY 18, 2009).
6. PROPOSED CONTOURS, GRADES, AND PAD ELEVATIONS IN THIS PLAN SET ARE PRELIMINARY AND SUBJECT TO CHANGEDURING FINAL DESIGN.
7. THE UTILITY PIPE SIZES AND CONNECTIONS SHOWN ON THIS MAP ARE PRELIMINARY AND ARE SUBJECT TO CHANGE.
8. PROPOSED STORM DRAIN AND RETENTION SYSTEM IS PRELIMINARILY DESIGNED TO ACCOMMODATE STORAGE FOR RUNOFFRETENTION AS REQUIRED BY THE CENTRAL COAST RWQCB.
9. EXISTING TOPOGRAPHY IS BASED ON GROUND TOPOGRAPHIC SURVEY BY MH ENGINEERING CO., DATED MAY 20, 2020.
10. EXISTING MONITORING WELL TO BE CAPPED PER SANTA CLARA VALLEY WATER DISTRICT REQUIREMENTS.
11. CONDOMINIUMS IMPLEMENT TOWN HOME STANDARDS SHOWN IN CODE SECTION 18.40, TABLE 18.40-2. LOTTING SCHEMESHOWN IS PRELIMINARY AND MAY BE REFINED IN THE FUTURE.
12. ALL ABOVE-GROUND ON-SITE DRY UTILITIES TO REMAIN SHALL BE PLACED UNDERGROUND.
13. INDIVIDUAL RESIDENTIAL UNITS IN THIS PLAN SET ARE SHOWN FOR ILLUSTRATIVE PURPOSES ONLY.
PROJECT DATATHIS IS A RESIDENTIAL PROJECT CONSISTING OF23 NEW HOMES OF TWO OWNERSHIP HOUSINGTYPES:· 18 DUETS· 5 SINGLE FAMILY DETACHED
IN-TRACT IMPROVEMENTS CONSIST OF THE FOLLOWINGELEMENTS:
· PRIVATE CIRCULATION NETWORK INCLUDING STREETSAND EVA.
· ACTIVE AND PASSIVE OPEN SPACE AND AMENITIES,AND TOT LOT. SEE COMPANION DESIGN REVIEW PERMITPLAN SET FOR ALL AMENITIES.
· CURB-SIDE AND BAY SHARED PARKING.OFF-SITE IMPROVEMENTS CONSIST OF THE FOLLOWING:
· SPRING AVENUE HALF STREET IMPROVEMENTS INCLUDINGWATER MAIN, CURB, GUTTER, SIDEWALK AND RESURFACING.CURB/GUTTER/SIDEWALK IMPROVEMENT ON THEWESTERLY (PROJECT) SIDE OF THE STREET.
· SEE TENTATIVE MAP PLANS FOR LIMITS OF PROPOSEDSTREET IMPROVEMENTS.
SITE DATASUBJECT PARCELS:CURRENT LAND USE:ZONING:GENERAL PLAN:PROPOSED LAND USE:BUILDOUT TABULATION:GROSS AREAPRIVATE RIGHT OF WAYPUBLIC RIGHT-OF-WAY DEDICATIONNET AREAUTILITIES:WATERSANITARY SEWERSTORM DRAINGAS & ELECTRICTELEPHONEPRELIMINARY EARTHWORKSUMMARY (APPROX.):CUTFILLNET
APN: 767-11-030RESIDENTIALRALRAL (6-16 DU/AC)RESIDENTIAL
2.686 AC0.555 AC0 AC2.131 AC
CITY OF MORGAN HILLCITY OF MORGAN HILLCITY OF MORGAN HILLPG&EVERIZON
1,500 CY3,836 CY2,336 CY (IMPORT)
CONTACT INFORMATION:APPLICANT/OWNER: Joe & Sheila Giancola
2290-A Cochrane RoadMorgan Hill, CA 95037
CIVIL ENGINEER: MH ENGINEERING16075 VINEYARD BLVD.MORGAN HILL, CA 95037(408) [email protected]
PLANNER: DEVELOPMENT PROCESS CONSULTANTS220 LIVE OAK DRIVEDANVILLE, CA 94506(408) [email protected]
LANDSCAPEARCHITECT:
RIPLEY DESIGN GROUP, INC.1615 BONANZA ST., SUITE 314WALNUT CREEK, CA 94596(925) 938-9377
DESIGN REVIEW PERMITSPRING VIEW
MORGAN HILL, SANTA CLARA COUNTY, CALIFORNIA
LEGENDProposed ExistingDescription
Project Property BoundaryProperty LineCenterlineCurb and GutterEmergency Vehicle Access EasementEVAEIngress/Egress EasementIEEPrivate Storm Drainage EasementPSDEPublic Service EasementPSE
Underground Storm Drain Storage
SHEET INDEX
Spot Elevation363.00 (363.00)Contours363 (363)
1.2.3.4.
TITLE SHEETEXISTING CONDITIONSCOMPLIANCE EXHIBITDEVELOPMENT STANDARDS
DE
SIG
N R
EV
IEW
PE
RM
IT
TBM
SIDEWALK MOST SOUTHERLYSIDE OF SPRING AVENUE
LOCATED ON CUT "X" ON
ELEV = 360.64'
X [x] X [x] X [x] X [x] X [x] X [x] X [x] X [x] X [x] X [x] X [x] X [x] X [x] X [x]
X[x]
X[x]
X[x]
X[x
]X
[x]
X[x
]X
[x]
X[x
]X
[x]
(SS
)
X [x] X [x] X [x] X [x]
X[x]
X[x]
X[x]
X[x]
X[x]
X[x]
X[x]
X[x]
X[x]
X[x]
X[x]
X[x] X
[x]
X[x
]
X[x
]X
[x]
X [x] X [x] X [x] X [x]
X[x]
X[x
]X
[x]
X [x]X [x] X [x]
(EOH)(EOH)
(EOH)
(SS
)(S
S)
(SD
)
(SD
)(S
D)
(SD
)(S
D)
(SS
)(S
S)
(SS
)
(SS
)(S
S)
(SD
)(S
D)
(SD
)
(W)
(W)
(W)
(W)
(W)
(W)
>>
>> > >
> >> > >> > >
> >> >> > >>
(EO
H)
(EO
H)
(EO
H)
(EO
H)
(EO
H)
(EO
H)
(EO
H)
(w)
(fh)
(ss)
(sd)
(sd)
(sd)
(ss)
(ss)
(ss)
(ss)
(ss)
(well
)(357.93)
(357.63)
(357.10)
(356.68)
(356.28)
(355.70)
(355.34)
(354.73)
(354.06)
(353.75)
(358.19)
(357.59)
(357.13)
(356.73)
(356.15)
(355.78)
(355.36)
(354.85)
(354.42)
(353.65)
(353.84)
(358.41)
(357.97)
(357.40)
(356.78)
(356.32)
(355.83)
(355.32)
(354.84)
(354.35)
(355.18)
(352.99)
(358.42)
(357.95)
(357.41)
(356.91)
(356.40)
(355.89)
(355.38)
(354.86)
(354.35)
(354.34)
(352.98)
(358.38)
(357.90)
(357.52)
(356.98)
(356.46)
(355.95)
(355.43)
(354.90)
(354.33)
(353.63)
(352.81)
(358.32)
(357.94)
(357.67)
(357.13)
(356.59)
(356.01)
(355.42)
(354.84)
(354.27)
(353.58)
(352.82)
(358.26)
(358.04)
(357.81)
(357.22)
(356.61)
(356.00)
(355.41)
(354.83)
(354.25)
(355.62)
(352.99)
(358.36)
(357.91)
(357.63)
(357.02)
(356.60)
(355.99)
(355.40)
(354.81)
(354.26)
(355.77)
(353.08)
(358.56)
(357.69)
(357.37)
(356.73)
(356.09)
(355.75)
(355.45)
(354.95)
(354.42)
(353.96)
(352.76)
(358.76)
(357.88)
(357.11)
(356.55)
(356.08)
(355.76)
(355.46)
(354.96)
(354.46)
(354.59)
(352.74)
(358.85)
(357.97)
(357.06)
(356.69)
(356.32)
(355.85)
(355.47)
(354.97)
(354.47)
(355.75)
(353.32)
(358.90)
(357.99)
(357.04)
(356.67)
(356.29)
(355.92)
(355.52)
(355.02)
(354.53)
(353.83)
(353.33)
(358.95)
(357.94)
(357.02)
(356.64)
(356.28)
(355.92)
(355.57)
(355.12)
(354.60)
(353.85)
(352.85)
(359.06)
(358.08)
(357.15)
(356.77)
(356.38)
(355.93)
(355.48)
(354.99)
(354.46)
(355.24)
(353.48)
(359.15)
(358.44)
(357.57)
(357.18)
(356.65)
(356.02)
(354.77)
(355.43)
(353.30)
(359.25)
(358.64)
(357.98)
(357.38)
(356.74)
(356.11)
(355.81)
(355.55)
(355.00)
(354.00)
(352.93)
(359.34)
(358.81)
(358.31)
(357.58)
(356.96)
(355.83)
(353.76)
(352.97)
(359.71)
(359.48)
(358.86)
(358.05)
(357.31)
(356.54)
(355.23)
(354.00)
(353.83)
(352.91)
(360.54)
(360.17)
(359.41)
(358.60)
(357.80)
(356.71)
(355.40)
(354.35)
(355.59)
(353.19)
(361.27)
(360.56)
(359.82)
(358.99)
(356.60)
(356.12)
(355.65)
(354.67)
(355.43)
(353.09)
(358.75)
(358.44)
(357.24)
(355.78)
(355.80)
(354.39)
(359.21)
(358.86)
(358.65)
(357.17)
(356.65)
(354.70)
(359.61)
(359.49)
(359.33)
(357.24)
(356.75)
(355.58)
(359.90)
(360.03)
(359.89)
(358.39)
(357.85)
(357.12)
(360.61)
(360.28)
(358.76)
(358.25)
(361.19)
(360.25)
(359.77)
(363.34)
(362.97)
(362.63)
(362.29)
(361.95)
(361.59)
(361.28)
(360.95)
(360.59)
(360.18)
(359.70)
(358)
(358)
(357)
(357)
(356)(356)
(359)(358)
(357)
(356
)
(357
)(35
8)
(359
)
(360
)
(361)
(362)
(363)
(360)
(359)
(360
)
(359)
(358
)
(357)
(356)(355)
(356)(355)
(354)
(356)(355) (354)(356)
(355) (354)
(356)
(355)(35
4)(355)(354)
(353)
(352)
(352)
A12
A12
ex. houseto be removed
ex. shedto be removed
ex. garageto be removedex. shed
to be removed
ex. 1
0" s
s
ex. 6
6" sd
SPRI
NG A
VENU
E ex. 1
0" ss
ex. 1
8" sd
ex. 8
" wat
er
ex. 6"ss
ex. high voltage power pole
ex. high voltage tower
ex. brick ovento be removed
ex. 10" (2) almondto be removed ex. 18" (4) almond
to be removed
ex. 15" almondto be removed
ex. 27" almondto be removed
ex. 4" live oakto be removed
ex. 10" (3) privetto be removed
ex. 6" live oakto be removed
ex. 8" live oakto be removed
ex. 36" palmto be removed
ex. 5" live oakto be removed
ex. 8" live oakto be removed ex. 40" live oak
to remain
ex. 26" almondto be removed
ex. svc. poleto be removed
ex. ac pavementto be removed
A12
A12
A12
ex. water meterto be removed andabandoned at thewater main
ex. fire hyd. to be relocatedand ex. fire svc. to beabandoned at water main
ex. monitoring well tobe capped per scvwdrequirements
ex. 3" almondto be removed
ex. 3" live oakto be removed
ex. 7" pepperto be removed
ex. 8" live oakto be removed
ex. 10" live oakto be removed
ex. 12" live oakto be removed
ex. 4" live oakto be removed
ex. 18"(9) privetto be removed
ex. 4" privetto be removed
ex. 18" privetto be removed
ex. 5" maytento remain ex. 8" mayten
to remainex. 6" live oakto remain ex. 3" valley oak
to remain
ex. 20" mimosato remain
ex. 18" mulberryto remain
ex. 25" plumto be removed
ex. 30"(10) plumto be removed
ex. 10" plumto be removed
ex. 10" pepperto be removed
ex. 12" (2) plumto be removed
ex. 7" live oakto be removed
ex. 20" pepperto be removed
ex. 20" redwoodto remain
ex. 18" redwoodto remain
ex. 25" redwoodto remain
ex. 16" pepperto remain ex. 14" plum
to remain
ex. 15"(6) pepperto remain ex. 15" pepper
to remainex. 40" live oakto remain
ex. 10" (2) apricotto remain
ex. 15" (4) apricotto remain
A12 A12A12
A12A12
A12A12 A12
A12A12A12
A12
A12
A12
A12A12A12
A12
A12
A12A12
A12
A12
1008060403020100
SCALE: 1"=40'
L:\P
roje
cts\
Bill
\980
43 M
C 1
9\dw
g\98
043
DR
Exh
ibit
02-E
xist
ing
Con
ditio
ns.d
wg
- 4/3
0/20
21 1
0:33
AM
- P
lotte
d 4/
30/2
021
1:30
PM
by
Ram
an S
aini
JOB NO.
OF
1607
5 V
iney
ard
Bou
leva
rdM
orga
n H
ill, C
A 9
5037
DA
TE:
SC
ALE
:
DR
AW
N B
Y:
CH
EC
KE
D B
Y:
Xre
fs: 9
8043
LO
exi
stin
g; 9
8043
Geo
map
Imag
e; 9
8043
Poi
nts
Sta
te P
lane
; 980
43 B
ND
SHEET
98043DR-02
4
SPR
ING
VIE
WEX
ISTI
NG
CO
ND
ITIO
NS
04/2
1
1"=3
0' RS
WJM
North
Photo 1: Property View-Looking North Photo 1: Property View-Looking East Photo 1: Property View-Looking West
Photo 1: Property View-Looking South
DE
SIG
N R
EV
IEW
PE
RM
IT
SPRI
NG A
VENU
E
PRIVATE DRIVEWAY
APN:
767
-11-
050
APN:
767
-11-
053
APN:
767
-11-
052
APN:
767
-11-
048
APN:
767
-11-
047
APN:
767
-11-
046
APN:
767
-11-
045AP
N: 7
67-0
1-03
1TR
ACT
NO. 6
771
SPRING HILL PATIO HOMES
APN: 767-01-031
APN: 767-01-032
HIDD
EN M
EADO
W
TRACT NO. 7528
XX X
X
B43
B50B44
A5
A5A13 B55
A9A10B45
B53
B44B47
B49
B46
B51
B55
B56
A5
A1A8
A13
B57-B62
B53
B53
B53
A5A5
North
L:\P
roje
cts\
Bill
\980
43 M
C 1
9\dw
g\98
043
DR
Exh
ibit
03-C
ompl
ianc
e E
xhib
it.dw
g - 4
/30/
2021
1:2
7 P
M -
Plo
tted
4/30
/202
1 1:
30 P
M b
y R
aman
Sai
ni
JOB NO.
OF
1607
5 V
iney
ard
Bou
leva
rdM
orga
n H
ill, C
A 9
5037
DA
TE:
SC
ALE
:
DR
AW
N B
Y:
CH
EC
KE
D B
Y:
Xre
fs: 9
8043
lo n
ew; 9
8043
Geo
map
Imag
e; 9
8043
Vic
inity
Map
; 980
43 H
ATC
H-N
ew; 9
8043
.MS
19 P
oint
s; 9
8043
Poi
nts
Sta
te P
lane
; 980
43 B
ND
SHEET
98043DR-03
4
SPR
ING
VIE
WC
OM
PLIA
NC
E EX
HIB
IT04
/21
1"=4
0' RS
WJM
PARKING SUMMARYREQUIRED PARKING - OCCUPANT
HOUSING TYPEDUETSCONDOMINIUMSINGLE FAMILY
COUNT18
05
23
COVERED/UNIT2.0 SPACES2.0 SPACES2.0 SPACES
TOTAL36
01046
UNCOVERED/UNITN/AN/AN/A
TOTAL0000
REQUIRED PARKING - GUESTDUETS/CONDOMINIUM/SINGLE FAMILY 1 SPACE/4 UNIT 23/4 = 6
TOTAL REQUIRED PARKING 46 COVEREDSPACES6 UNCOVEREDSPACES52 TOTAL SPACES
2 GARAGE SPACES/UNITCURB-SIDE/BAY HEAD-INBAY/HEAD-IN ADABAY/HEAD-IN EVBAY/HEAD-IN EV/ADADUET HEAD-IN
469100056 TOTALSPACES
PROVIDED PARKING
AFFORDABLE HOUSING AND ACCESSORY DWELLING UNITS
COMPLIANCE WITH INCLUSIONARY HOUSING ORDINANCE
ACCESSORY DWELLING UNITS COMPLY WITH MHMC CHAPTER 18.84
A1A2
SITE PLANNING
COMPLIES WITH APPLICABLE ZONING
ORIENTATION TO AN EXISTING STREET (COLLECTOR OR ARTERIAL)
INTERSECTION SIGHT DISTANCE/CLEAR VISION TRIANGLESOUND WALLS INCORPORATED INTO PROJECT DESIGN PER ACOUSTICALREPORTPROJECT COMPLIES WITH AGRICULTURAL BUFFER CRITERIA
ON-SITE RECREATIONAL AMENITIES ARE PROVIDED PER SIZE/TIER TABLELANDSCAPING AND IRRIGATION PLANS COMPLY WITH MHMC CHAPTER18.148LANDSCAPING PLAN COMPLIES WITH MHMC SECTION 18.64.040COMPLIANCE WITH WILDLAND-URBAN INTERFACE FIRE AREAGUIDELINESTREES TO BE REMOVED (MHMC CHAPTER 12.32) ARE IDENTIFIED FORMITIGATION + APPLICATION IS MADE FOR TREE REMOVAL PERMITUSEABLE PRIVATE AND COMMON OPEN SPACE MEET BY-UNIT TYPEMINIMUM AREA
A3A4A5A6
A7A8A9
A10A11
A12
A13
PARKING IMPROVEMENTS
ON-SITE PARKING PROVIDED PER MHMC 18.72.030
PARKING DESIGN/STANDARDS COMPLY WITH MHMC 18.72.060MULTI-FAMILY PARKING DISPERSED THROUGHOUT PROJECT ANDSCREENED FROM STREETSMULTI-FAMILY PROJECTS (5+ UNITS) PROVIDE BICYCLE PARKING PERMHMC 18.72.080PROJECTS WITH 6+ SPACES, LIGHTING INFORMATION IS PROVIDED PERMHMC 18.72.060.GPROJECTS WITH 6+ SPACES DEMONSTRATE PARKING LOT SCREENINGAND LANDSCAPING PER MHMC SECTIONS 18.72.060.I AND 18.72.070PARKING LOTS WITH 30+ SPACES INCLUDE A PEDESTRIAN WALKWAY PERMHMC 18.72.060.HPARKING LOTS WITH 25+ SPACES INCLUDE EV SPACES PER MHMCSECTION 18.72.040.C
A14A15A16
A17
A18
A19
A20
A21
ARCHITECTURAL DESIGN FEATURES50% OF HOMES FACING A STREET OR COMMON INTERIOR COURTYARDINCLUDE A FRONT PORCH (5'X6' MIN)25% OF HOMES FACING A STREET, ALLEY OR COMMON INTERIORCOURTYARD INCLUDE A BALCONY (4'X6' MIN)ALL FENCES AND WALLS DESIGNED FOR SCREENING PURPOSES SHALL BEOF SOLID MATERIAL360° ARCHITECTURE: PROJECT INCLUDES AT LEAST TWO DETAILSIDENTIFIED IN OBJECTIVE CRITERIA CHECKLISTEXTERIOR TREATMENTS AND MATERIALS: PROJECT INCLUDES AT LEASTTWO MATERIALS ON ANY BUILDING FACADE PER OBJECTIVE CRITERIACHECKLIST
A22
A23
A24
A25
A26
ARCHITECTURAL DESIGN FEATURES
ROOF LINES INCLUDE TWO VARYING ROOF HEIGHTS AND TYPESBUILDING BULK IS MINIMIZED BY IMPLEMENTING AT LEAST TWO DESIGNMEASURES PER OBJECTIVE CRITERIA CHECKLISTMAXIMUM NUMBER OF UNITS: 7 PER SINGLE FAMILY ATTACHEDSAMPLE COLOR PALETTE COMPLIES WITH OBJECTIVE CRITERIACHECKLISTWINDOW DESIGN COMPLIES WITH OBJECTIVE CRITERIA CHECKLIST
MIRRORED GLAZING NOT INCLUDED IN PROJECTPHOTOMETRIC PLAN COMPLIES WITH EXTERIOR LIGHTING ANDILLUMINATION STANDARDSEXTERIOR MECHANICAL AND ELECTRICAL EQUIPMENT SHALL BESCREENED OR INCORPORATED INTO SITE/BUILDING DESIGNPARKING GARAGES PROMINENCE MITIGATED BE AT LEAST ONEMITIGATION PER OBJECTIVE CRITERIA CHECKLISTGARAGE DOORS INCLUDE ARCHITECTURAL ELEMENTS THATCOMPLIMENT THE MAIN BUILDINGDETACHED SINGLE FAMILY PROJECTS PAVED/IMPERVIOUS SURFACES DONOT EXCEED 50%+ OF THE FRONT AND STREET SIDE AREASDECORATIVE PAVEMENT DESIGN TOTALS AT LEAST 10% OF THE PAVEDAND/OR LANDSCAPED AREAROOF ELEMENTS OF A MULTI-FAMILY PROJECT IS DESIGNED SUCH THATNO MORE THAT TWO SIDE-BY-SIDE UNITS ARE COVERED BY ONEUNARTICULATED ROOF.BUILDINGS 3+ STORIES SHALL INCLUDE MASSING BREAKS PER THEOBJECTIVE STANDARDS CRITERIABUILDINGS 3+ STORIES TO PROVIDE GROUND-FLOOR ELEVATIONSDISTINCTIVE FROM OTHER STORIES PER OBJECTIVE STANDARDSCRITERIADETAILED TRASH ENCLOSURE PLANS PROVIDED FOR MULTI-FAMILYPROJECTS THAT COMPLY WITH OBJECTIVE STANDARDS CRITERIA
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A. DEVELOPMENT SERVICES REQUIREMENTS
B. ENGINEERING - LAND DEVELOPMENT REQUIREMENTS
SITE PLANNINGPROJECTS ADJACENT TO ARTERIAL STREETS DO NOT INCLUDE WALLSOR FENCES UNLESS REQUIRED BY ACOUSTICAL ANALYSIS +MEDIANLANDSCAPINGPUBLIC AND PRIVATE STREETS ARE CONSISTENT WITH GPTRANSPORTATION ELEMENT AND STANDARD DETAILSUTILITY TRANSFORMERS ARE INSTALLED UNDERGROUND UNLESSPRECLUDED BY PHYSICAL LIMITATIONS + P.S.E.'S ARE PROVIDEDUTILITY DISTRIBUTION AND SERVICE CONNECTIONS ARE PLACEDUNDERGROUNDWATER METERS ARE LOCATED IN A PUBLIC RIGHT OF WAY OR P.S.E.
CATEGORY 1 OR 2 STREAM SETBACKS ARE INCLUDED IN THE PROJECTA 5' PLANTING STRIP (WITH IRRIGATION) IS PROVIDED BETWEEN CURBAND SIDEWALK
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PEDESTRIAN, BICYCLE AND TRANSIT IMPROVEMENTSNEW STREET ALIGNS AND CONNECTS TO EXISTING STREETSINTERSECTING WITH PROJECT BOUNDARYNEW STREETS EXTEND TO ADJOINING UNDEVELOPED LAND + PUBLICACCESS EASEMENTS ARE PROVIDEDPROJECT PROVIDES OFF-STREET BICYCLE AND PEDESTRIANCONNECTIONS IN ACCORDANCE WITH THE BIKEWAYS, TRAILS, PARKSAND RECREATION MASTER PLAN.STREETS INCLUDE DESIGN ELEMENTS FROM THREE DIFFERENTCATEGORIES OF COMPLETE STREET DESIGN ELEMENTSMULTI-FAMILY: PROJECT INCLUDES AT LEAST TWO ENHANCED BICYCLEAND PEDESTRIAN IMPROVEMENTS CONSISTENT WITH OBJECTIVECRITERIA CHECKLISTINTERNAL PEDESTRIAN CONNECTIONS ARE PROVIDED
CONTINUOUS SIDEWALKS ARE PROVIDED ON BOTH SIDES OF STREETS
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MUNICIPAL INFRASTRUCTUREWATER SYSTEM PROVIDES LOCAL DISTRIBUTION AND COMPLIES WITHSTANDARD DETAILS AND DESIGN STANDARDSWASTEWATER SYSTEM PROVIDES LOCAL DISTRIBUTION AND COMPLIESWITH STANDARD DETAILS AND DESIGN STANDARDSSTORM DRAIN SYSTEM DESIGNED TO MEET THE NEEDS OF A 10-YEAREVENT; DETENTION SIZED FOR A 25-YEAR EVENT; STREETS FOR A100-YEAR EVENTPROJECT COMPLIES WITH CALIFORNIA REGIONAL WATER QUALITYCONTROL BOARD CENTRAL COAST REGION REQUIREMENTSPROJECTS IN A FLOOD PLAIN COMPLY WITH MHMC CHAPTER 15.80BROADBAND CONNECTIVITY IS INSTALLED PER OBJECTIVE STANDARDSCHECKLIST
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Legend
Intersection Visibility Triangle
Decorative Pavers
XX
XX
XX
XX1,353 sqft1,400 sqft581 sqft641 sqft578 sqft643 sqft637 sqft572 sqft579 sqft645 sqft639 sqft743 sqft
632 sqft 558 sqft 566 sqft 632 sqft
1,389 sqft1,501 sqft
1,402 sqft 635 sqft 572 sqft 571 sqft 636 sqft
Lot 12,334 sqft floor area
5,552 sqft lot42.2% FAR
Lot 22,283 sqft floor area
4,501 sqft lot50.7% FAR
Lot 31,275 sqft envelope
3,004 sqft lot42.4% coverage
Lot 41,275 sqft envelope
3,004 sqft lot42.4% coverage
Lot 51,275 sqft envelope
3,005 sqft lot42.4% coverage
Lot 61,275 sqft envelope
3,005 sqft lot42.4% coverage
Lot 71,275 sqft envelope
3,005 sqft lot42.4% coverage
Lot 81,275 sqft envelope
3,005 sqft lot42.4% coverage
Lot 91,275 sqft envelope
3,005 sqft lot42.4% coverage
Lot 101,275 sqft envelope
3,005 sqft lot42.4% coverage
Lot 111,275 sqft envelope
3,006 sqft lot42.4% coverage
Lot 121,275 sqft envelope
3,302 sqft lot38.6% coverage
Lot 231,275 sqft envelope
3,005 sqft lot42.4% coverage
Lot 221,275 sqft envelope
3,003 sqft lot42.4% coverage
Lot 211,275 sqft envelope
3,003 sqft lot42.4% coverage
Lot 201,275 sqft envelope
3,003 sqft lot42.4% coverage
Lot 192,283 sqft floor area
4,507 sqft lot50.7% FAR
Lot 152,283 sqft floor area
4,507 sqft lot50.7% FAR
Lot 162,283 sqft floor area
4,507 sqft lot50.7% FAR
Lot 181,275 sqft envelope
3,006 sqft lot42.4% coverage
Lot 171,275 sqft envelope
3,003 sqft lot42.4% coverage
Lot 141,275 sqft envelope
3,003 sqft lot42.4% coverage
Lot 131,275 sqft envelope
3,003 sqft lot42.4% coverage
63.05'47.35'31.6'31.6'31.6'31.6'31.6'31.6'31.6'31.6'31.6'35.62'
15.42'
32.33'
9.11'
95.0
6'
5.19'
10.64'12.64'
30.22'32.22'
23.16'
31.65' 31.65' 47.5' 47.5' 31.65' 31.68' 47.5' 31.65' 31.65' 31.65' 31.66'
94.8
8'94.8
8'
94.8
8'
94.8
8'94.8
8'
94.8
8'
94.8
8'
94.8
8'
94.8
8'
94.8
8'
94.8
8'
5' TYP.
5' TYP.
5' TYP.
"Tabletop"Crosswalk
17.2' 17.21'17.19' 17.2' 10.59' 21.35'
17.25'10.7'28.19'
24.22'
20.55'
32.99'
5.35'
5'5'
20.41'
29.16'
5.09'
10.93'12.93'
5.11'5.09'
32.15'30.15'
10.96'12.96'
5.11'5.11'
32.13'30.13'
12.73'10.71'
5.09'5.09'
30.36'32.36'
11'13'
5.11'5.11'
12.78'10.79'
30.33' 30.1' 32.1'
5.17'
12.65'10.66'
5.14'5.14'
10.69'12.69'
5.16'5'
32.19'30.19'
20.22'
5.5'
29.16'
22.38'
5.14'
32.28'30.28'
95.1
2'
95.1
1'
95.1
1'
95.1
0'
95.1
0'
95.0
9'
95.0
9'
95.0
8'
95.0
8'
95.0
7'
52.6
9'
18'18'4'
LandscapeStrip (typ.)
5'
20.06'
5.5'5.5'
94.8
8'
12.56'10.56'
27' 29.31'
5'
5.14'
30.32'32.32'
5.18'
31' 33.31'
10.64' 39' 10.65'
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APN:
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APN:
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APN:
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046
APN:
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Private Driveway
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Scale: 1"=100'
200
10050250COMMON OPEN SPACE = 15,074 SQFT
(655 SQFT/UNIT)
LONE HILL DRIVE
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SCALE: 1"=20'
0 10 20 30 40
DUETSAlternative Standards for Medium Density Residential Development (18.40-2)
MetricLot Area (sqft)Lot Width (min)Lot Depth (min)Lot Coverage (max)FAR (max)Height (max)Setbacks (min)FrontInterior SideStreet SideRearPrivate Open SpaceCommon Open Space
Standard3,00030'85'50%n/a30'
10'3'6'10'300 sqft175 sqft
Complianceyesyesyesyesn/ayes
yesyesyesyesyesyes
Single Family DetachedResidential Detached High Density District development Standards(18.16-4)
MetricLot Area (min)Sigle-family detached lotsCorner single-family detached lotsLot Width (min)Lots less than 5,000 sqftLots 5,000 sqft or greaterLot Coverage (max)FAR (max)Height (max)Setbacks (min)Front first storyFront upper storiesInterior side first storyInterior side upper storiesStreet SideRear
Standard
4,500 sqft5,000 sqft
40'50'n/a52%35'
15'20'10% of lot width15% of lot width9'15'
Compliance
yesyes
yesyesn/ayesyes
yesyesyesyesyesyes
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Spring View Lot Matrix MH Project # 98043
Lot No. PlanLot Area
(SF)Lot Width
(Ft.)Lot Depth
(Ft.)Floor Area
(SF) FAR (%) BuildingEnvelope (SF)
Lot Coverage(%)
Setbacks (Ft.) Private Open Space(SF)Front Rear Side (Left) Side (Right)
1 Single Family Detached 5,552 63.05 95.08 2,334 42.0% 24.22 15.42 5.00 20.55 1,3532 Single Family Detached 4,501 47.35 95.08 2,283 50.7% 29.16 20.41 5.00 5.35 1,4003 Duet 3,004 31.60 95.08 1,275 42.4% 32.15 10.93 0.00 5.09 5814 Duet 3,004 31.60 95.08 1,275 42.4% 30.15 12.93 5.11 0.00 6415 Duet 3,005 31.60 95.09 1,275 42.4% 32.13 10.96 0.00 5.09 5786 Duet 3,005 31.60 95.09 1,275 42.4% 30.13 12.96 5.10 0.00 6437 Duet 3,005 31.60 95.10 1,275 42.4% 30.36 12.73 0.00 5.11 6378 Duet 3,005 31.60 95.10 1,275 42.4% 32.36 10.71 5.09 0.00 5729 Duet 3,005 31.60 95.11 1,275 42.4% 32.10 11.00 0.00 5.09 579
10 Duet 3,005 31.60 95.11 1,275 42.4% 30.10 13.00 5.11 0.00 64511 Duet 3,006 31.60 95.12 1,275 42.4% 30.33 12.78 0.00 5.11 63912 Duet 3,302 35.62 95.12 1,275 38.6% 32.33 10.79 9.11 0.00 74313 Duet 3,003 31.65 94.88 1,275 42.5% 30.28 12.64 0.00 5.19 63214 Duet 3,003 31.65 94.88 1,275 42.5% 32.28 10.64 5.14 0.00 55815 Single Family Detached 4,507 47.50 94.88 2,283 50.7% 27.00 22.38 5.50 5.00 1,50116 Single Family Detached 4,507 47.50 94.88 2,283 50.7% 29.31 20.06 5.00 5.50 1,38917 Duet 3,003 31.65 94.88 1,275 42.5% 32.32 10.56 0.00 5.14 56618 Duet 3,006 31.68 94.88 1,275 42.4% 30.32 12.56 5.18 0.00 63219 Single Family Detached 4,507 47.50 94.88 2,283 50.7% 29.16 20.22 5.00 5.50 1,40220 Duet 3,003 31.65 94.88 1,275 42.5% 30.19 12.69 0.00 5.16 63521 Duet 3,003 31.65 94.88 1,275 42.5% 32.19 10.69 5.14 0.00 57222 Duet 3,003 31.65 94.88 1,275 42.5% 32.22 10.66 0.00 5.14 57123 Duet 3,005 31.66 94.88 1,275 42.4% 30.22 12.65 5.17 0.00 636
North
North
North
4' (Typ.)