Community Design and Plan

Site Design

  • This site has several natural constraints that influenced the overall design. The site attributes of sloping topography, existing roadways, and trace earthquake faults, heavily influenced the layout of the new roadway and position of the new homes. These constraints forced the decision-making process towards locating the new structures further from the interstate, which helped to mitigate our noise concerns, while also lowering the elevation of the new building relative to neighboring structures, decreasing their impact on the adjacent views. Lower density development, which is also intrinsic to single family residential development and the use of the City’s Small Lot Design Standards, aided in controlling the overall visual impact to the existing neighboring properties.

  • Since the site topography and historical drainage patterns sloped towards the existing homes on Crawford Street to the west, an overland storm-water release was required and has been added to intercept and divert storm drainage away from the existing homes to the west, and to carry storm water to biological filtering ponds, prior to releasing it into the storm drain system, which drains to the San Francisco Bay. A new concrete retaining wall with new wood fencing is proposed to replace the aging fences and wood retaining walls along the west property line. This will also improve the view from the neighboring lots towards the new development.

  • Ample on-street parking is being provided for guests, along with each home having an adequate driveway space for off-street parking as well.

  • The landscaping for the entire common area in the front yards and in front of the homes has been professionally designed with abundant numbers of trees and other plantings on both sides of the new cul-de-sac, adding to the appeal of the new development. A small community area is also being provided at the north end of the property with a walking path, community garden area, a shaded seating area and an open grass area for local outdoor activities. All common areas will be maintained by an HOA, which will assure the pleasant appearance and longevity of this beautifying amenity.

Building Design

  • The new homes at Warren Place have been designed with 6 similar, but unique, 2-story floor plans with square footages varying from 1,688 to 2,006. The main bedroom suites and living spaces are located on the ground floors, while there are from 2-3 bedrooms and a full bath located on the upper floors. Each home has a 2-car garage with ample off-street parking in their respective driveway.

  • The exterior design of the homes reflects a contemporary mission style using durable, fire resistive materials for greater longevity and ease of maintenance that will also meet the community’s sustainability goals. The windows styles of these homes use traditional proportions and styling. The upper floor windows facing the neighboring properties to the west have been intentionally diminished in size with raised sill heights, to minimize the views from the second level of these homes into neighboring properties to the west, while still bringing natural light into the living spaces.

Summary

Infill development of this type provides additional community benefits, enhancing the local and overall community. When it is adjacent to existing residential neighborhoods, it discourages dumping and the formation of homeless encampments on vacant land near major thoroughfares and freeways. It also acts as an extra “buffer” zone, enhancing the security of the neighboring properties as well. Additionally, it will create much needed housing, which benefits the public by creating new homes that are closer to existing amenities and infrastructure at a lower overall development cost than traditional urban sprawl, while growing the local tax base.