Appendices

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6.1 Appendix A: Master Developer Design Review

Four Step Project Approval and Permitting / Design Review Process

General

Submittals to the Master Developer Design Review Committee shall be by the Neighborhood Builder/Developer or authorized agent. Submittals are required whenever any improvements or changes are proposed for any portion of the project (site, building exterior, etc).

Submittals to, and approvals by, the Master Developer Design Review Committee shall occur prior to Tentative Map or Site Plan submissions to jurisdiction.

All submittals shall be delivered to:

Building plans shall be prepared by a California registered architect.

Site plans shall be prepared by a California registered architect or landscape architect.

Landscape plans shall be prepared by a California registered landscape architect.

Include lot and tract numbers on all plans and other documents submitted for review.

Any incomplete submittal (required number of copies, required information or payment of fees) will not be accepted and will be returned to the Neighborhood Builder or authorized agent.

Procedure
Approval of plan submittals by the Master Developer Design Review Committee is required by purchase agreements. The Master Developer Design Review Committee shall review submittals in four steps:

Step 1: Concept Site Plan Alternatives/Architecture

Step 2: Refined Site Plan/Product Design

Step 3: Site Plan Package/Finalized Product Design/Technology Drawings

Step 4: Construction Document Package

General Materials Required for Submittals
The required materials for the four submittal steps are described below. Please submit only items that are complete.
  1. 1/4” elevations of all building types
  2. All sheet size to be 30” x 42”
  3. Multi-family composite plans to be 1/8” scale
  4. No mounted drawings will be accepted
  5. Packages required
    • One (1) set Architectural Plans labeled “Architectural Only” Rolled separately
    • One (1) set Landscape Plans labeled “Landscape Only” Rolled separately
    • Three (3) sets Engineering Plans labeled “Engineering Only” Rolled separately
    • One (1) full set (Architectural, Landscape and Engineering) labeled “Master Developer”
    • One (1) read-only TIF-file CD with Master Developer’s full set scanned

Step 1: Concept Site Plan/Architecture

The Neighborhood Builder/Developer should prepare site plans and architecture, at a refined level, for the site in conformance with the Development Code (Chapter 5). Submittal MUST include conceptual grades, density, product square footage range, edge condition grading and setback criteria. Proposed storm drain and sewer connection points must also be reflected.

Initial product concepts, architectural plans, elevations styles and roof plans should also be submitted for review at this time.

Step 1 Package Submittals

Demonstrate consistency with applicable objectives in Section 1.7 through the following documents:

1. Neighborhood Concept Diagrams, identifying neighborhood design elements, such as:
  • Unique and distinctive elements
  • Trail systems, linkages
  • Parks
  • Recreation Center, if applicable
  • Streetscapes per Section 5.8 (Thoroughfare Standards)
  • Varied setbacks per Section 5.4 (Urban Standards)
  • Garage treatments
  • Street landscape
  • Corner lot treatments
  • Variable lots, if applicable
2. Individual unit floor plans, including:
  • Concept building types, as applicable, including all utility entrances and meters, and all trash and recycling receptacles
  • Concept floor plans/setbacks dimensioned
  • Product summary, including plan number, size (square feet), number of bedrooms, number of bathrooms, proposed parking for each plan type (garage/open), and number of each per plan type
  • Concept elevations of all primary styles, including a description of the style elements that make up each style as they relate to design themes (elevate all sides) - on one submittal sheet. See example.
  • Concept roof plans
  • Revised lot dimensions if applicable for private open space
3. Site plan alternatives, at 1”=40’, including:
  • Surrounding street right-of-ways/spot elevations
  • Building setback lines at rights-of-way per applicable street types and Section 5.4 (Urban Standards)
  • Demonstrate consistency with Thoroughfare Standards and Figure 5-15 (Thoroughfare Type Diagram)
  • Top/bottoms of slope spot grades along site edges
  • Proposed slope ratio for all slopes 3:1 or steeper
  • Interior street/pad spot grades sufficient for conceptual grading analysis
  • Proposed storm drain/sewer site connections
  • Statistical summary, including target dwelling unit count, number of units, density, unit mix
4. Landscape concept plan:
  • Identification of street trees
  • Identification of parking area trees
  • Identification of site entry and proposed enhancements
  • Identification of trail connections
Step 2: Refined Site Plan/Product DesignRefined neighborhood site plan design at 1”=40’. Finalize preliminary floor plan and building foot prints. Continued development of Step 1 preliminary building elevations (4 sides). Refine plotting and grading design, including engineering review. Establish elevation style elements and details.

Step 2 Submittal Requirements

1. Refined preliminary floor plans and building types; list plan number and size (square feet) on the plan

2. Refined building footprint/plot plans, including yard and setback dimensions and private open space.

3. Continued elevation refinement of all styles required for all building elevations (4 sides) and number of building types, if applicable, and roof plans. Include development drawings of style details.

4. Site plan; include:
  • Surrounding street right-of ways/spot elevations; interior street spot elevations
  • Open space location and concept design
  • Setback lines at parcel edges per the Development Code
  • Site access points per Site Specific Criteria
  • Top/bottom of slope spot grades along site edges
  • Proposed slope ratio for all slopes 3:1 or steeper
  • Interior street/pad spot grades sufficient for conceptual grading analysis
  • Proposed storm drain/sewer site connections
  • Statistical summary, including target dwelling unit count, number of units, density and unit mix
5. Concept Landscape Plan
  • Identification of street trees and minimum sizes
  • Identification of edge open space and description of intended amenities/furnishings
  • 1”=40’ scale plans of all parks with description of intended amenities/furnishings
  • Identification of street trees and plantings and minimum sizes, detail of vine trellises
  • Identification of parking area trees and minimum sizes enhancements
  • Conceptual Model Landscape Plan with hardscape design and tree placements. Architectural character of each home to be identified on the plan
  • Identify model that will address water conservation and solar orientation
Once Step 2 is approved the Community Landscape Standards will be distributed.

Step 3: Site Plan Package/Refined Product Design/Technology Drawings
Prepare Site Plan Package for submittal to jurisdiction (subject to approval prior to filing). Prepare Landscape Construction packages.

Step 3 Submittal Requirements

Demonstrate consistency with applicable objectives in Section 1.7 through the following documents:

1. Finalized Design for Site Plan:
  • Dimensioned site plan
  • Precise grading plan
  • Landscape concept plan
2. Architecture
  • All building elevations/designs finalized
  • Finalized floor plans, building types = 1/4” scale
  • Enlarged key elevation style detail sketches = 1/2”
  • Notes and drawings addressing secondary architectural elements
  • Color keyed plotting plan indicating lot number, building plan number and elevation style and any enhanced elevation locations
  • Light fixture, garage door and entry door patterns and manufacturers should be identified/submit cut manufacture sheet
  • Finalized roof plans
  • Composite street scene fronts and rears
  • Finalized Green Development Program matrix
3. Joint Trench and Street Lighting and Plans.

4. Landscape Plan
  • Refinement and corrections to Step 2
  • Submittal of illustrative plan for the model that addresses water conservation and solar orientation
Step 4: Construction Document Package

The construction plan package may be submitted to the jurisdiction for concurrent processing.

Step 4 Submittal Requirements

1. Complete construction document plan package. All details referenced.

2. Joint Trench and Street Lighting and Plans.

3. Indicate wall finish on exterior elevation sheets in addition to general notes information.

4. Final mail box and signage design plans may be deferred and submitted separately, but must be approved prior to completion of working drawings.

5. All changes made to plans after Step 4 approval, are subject to the review and approval of the Master Developer Design Review Committee.

6. Landscape Plan
  • Construction Documents for Models and Common landscape areas and final illustrative plan for the Model that addresses water conservation and solar orientation.
7. A final inspection of the drawings by the Committee is required within 30 days of a request of owner when improvements are completed.

8. Upon approval of Step 4 package provide Master Developer with ½ size architectural set, and electronic version on a CD, including green/LEED development program approved matrix.