SCOTT CREEK PARK - PROJECT DESCRIPTION

            Scott Creek Park is a proposed garden townhouse subdivision to be located on a 7.61 acre state surplus land parcel on the south side of Scott Creek Road in Fremont, California. The site is not located in a special seismic area or flood plane. Standard easements for public roadways are to be incorporated into the project design. No other unusual restrictions are known.

            The proposed development would consist of the construction of a total of 70 dwelling units arranged on the site in clusters of one to ten units per building. The density of the project is 9.5 units per acre. This is generally consistent with the present Fremont masterplan in that the unit in the area is designated as residential. However, this project would increase the original intended density. The present zoning of the parcel is R-1, single family with minimum 6000 square foot lot size. The proposed classification is PD, Planned Development.

            The unit mix is to consist of 46 two bedroom units, 14 three bedroom units, and 10 four bedroom units.

            The two bedroom units contain 930 square feet of living space, including the two bedrooms, one bath, kitchen, and a large dining area. The three bedroom units contain three bedrooms, 2 full baths, a kitchen, living area, and dining room; and are approximately 1120 square feet. The four bedroom units contain approximately 1220 square feet, and include four bedrooms, two full baths, kitchen, living room, and dining room.

            One hundred twenty-eight parking spaces are included in the site plan for a total of 1.8 parking spaces per unit.

            The units are to be built for sale as townhomes.

SITE

            The site is relatively flat with a slight slope in the south-westerly direction. It is presently covered with a walnut grove. There is an existing single family dwelling located approximately in the center of the site which is to be removed. An attempt will be made to identify those trees on the site which can be preserved. All normal utilities including sewer, water, telephoner electric, and cable tv are available by extension from existing facilities on adjacent tracts.

            The natural slope of the site is to be preserved and site grading will be a balanced cut and fill with native topsoils re-contoured to enhance privacy and provide harmonious environment. Erosion control will be maintained by the careful placement of storm drains and area drainage.

            Development of the site will include substantial landscaping, creation of a network of foot and bicycle paths which will be lighted for night use. Play areas for small children will be developed with play equipment and small areas will be developed for seating, reading, and contemplation. Development of the site will also include construction of a community center building which is to feature a fireplace, a small kitchen, restrooms, recreation room, and a deck overlooking the play area. The site will be planted with mature trees, shrubs, and ground cover selected primarily from native California and Mediterranean species so as to reduce the amount of maintenance required. Deciduous trees will be carefully selected and placed so as to provide shading to the units in the summer time.

            The cost of site development and landscaping and community center are built into the cost of each unit. However, the ownership is to vest in the Homeowners Association. The maintenance of the site landscaping and the community center will be the responsibility of the Homeowners Association as will the exterior maintenance on all of the buildings.

THE UNITS

            Although only three plans are included in this proposed project, the variety of clustering building groups on the site, provides a great deal of variety. The units are organized as somewhat traditional townhouse dwellings. Parking, while convenient, is not intrusive. Because the units are identical by type it is quite likely that wall sections and other components could be premanufactured at offsite assembly locations, or, onsite with portable equipment, and erected in place at an additional cost savings. Likewise the materials and furnishings in these units are to be those customarily furnished in market rate units in the area. The units are to be equipped with a built in range, however, no dishwasher, refrigerator, or laundry equipment is included.

DEVELOPMENT

            The proposed developer, Specialty Building Company, Oakland, California (predecessor to The Luckham Company) will function as both developer and prime contractor on the project.

ENERGY EFFICIENCY

            The proposed units derive their high energy efficiency performance by means of a three fold approach.

            First, the heat loss or gain is minimized through use of R-30 insulation in attics, R-11 insulation in walls, dual glazed high performance windows and doors, high performance front entry door, and slab perimeter insulation. In addition, the building is wrapped with plastic sheet prior to the installation of exterior finishes to minimize air infiltration. All openings at walls, around windows and doors are caulked with expanding cellular foam to insure a tight building.

            Next the buildings are oriented along a direct North-South access with ample glazing on the south side to provide the maximum heat gain. Unfortunately with this project the optimum view is due North and therefore it was not relistic to severely limit glazing on the north side. However, this is minimized. Excessive summer heat gain is minimized through the careful planting of deciduous trees for summer shading and, the inclusion of manually operated canvas shades at the exterior of all south facing windows. Heat build up in the attic spaces is minimized through the use of strategically placed vents at the ridge and eave line of the building.

            Within the building, excess heat in the summertime is vented through a grill located above the stairway at the second floor ceiling. This vent is ducted directly to the outside of the building. It is equipped with a manually operated damper which can be closed in the winter to prevent heat loss, and is also equipped with a manually operated fan unit to boost ventilation on days when convection appears inadequate.

            The thermal storage mass in the units is achieved through the partial use of the concrete floor slab. Where possible the slab is left exposed and finished with ceramic quarry tile. In areas where the floor slab is not readily available cement plaster ceilings are used to provide storage mass. The units are also equipped with a high efficiency domestic hot water and hydronic space heating system as a back-up unit. See the drawings for details.