HomeMy WebLinkAboutOrd 24-05 SorrentoAmendStage1PDApprvStage2PD
ORDINANCE NO. 24 - 05
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
. * * * * ft * * ~ w * * * * * * * * * * * * * * * * . . * * * ft * * * * *
AMENDING STAGE 1 PLANNED DEVEWPMENT ZONING FOR PA 01-037
TO REVISE THE MAXIMUM NUMBER OF UNITS IN DUBLIN RANCH AREA F
TO 1,35i UNITS AND APPROVING A STAGE 2 DEVEWPMENT PLAN FOR
THE PROJECT KNOWN AS SORRENTO AT DUBLIN RANCH AREA F
SOUTH OF GLEASON DRIVE (TOLL BROTHERS, INC.) PA 04-042
THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS:
Section I. RECITALS
A. By Ordinance No. 12-04, the City Council rezoned the approximately 285.4 acres known
as the Dublin Ranch Area F to a Planned Development Zoning District and adopted Stage 1 Development
Plan zoning (P A 01-037) which, among other approvals, established the maximum number of units in
Area F at 1,290 units.
B. This Ordinance amends thl Stage 1 Planned Development Zoning for P A 01-037 adopted
by City Council Ordinance 12-04 to allow the maximum of units to be 1,351 units - 240 units north of
Gleason Drive and I, III units south of Gleason Drive.
C This Ordinance also adopts a Stage 2 Development Plan for a portion of Dublin Ranch
Area F, known as Sorrento at Dublin Ranch Area F south of Gleason Drive.
Section 2.
FINDINGS AND DETERMINATIONS
Pursuant to Section 8.32.070 ofthe Dublin Municipal Code, the City Council finds as follows:
1. The Stage 1 Planned Development zoning amendment to PA 01-037 and the Stage 2
Development Plan for the Project, known as Sorrento at Dublin Ranch Area F south of
Gleason Drive, Neighborhoods 1 through 10, (Toll Brothers, Tnc.) Planned Development
Zoning meet the purpose and intent of Chapter 8.32 in that they provide a comprehensive
development plan that is tailored to the land uses for Medium Density Residential,
Neighborhood Square, Neighborhood Park, Elementary School site, private recreational
facilities, open space corridor with multi-use trail system, and other pedestrian amenities
proposed on the Project site and create a desirable use of land that is sensitive to
surrounding land uses by virtue of the layout, design, and conformity to the natural
topography.
2. The Stage 1 Planned Development zoning amendment to PA 01-037 and the Stage 2
Development Plan for development of Sorrento at Dublin Ranch Area F south of Gleason
Drive (Toll Brothers, Inc.) under the Planned Development Zoning will be harmonious and
compatible with existing and future development in the surrounding area in that the land
On! No. 24-05 1014105 Itom 6.3
Page] of6
uses and site plan establish a Medium Density Residential community of single family
homes and condominiums, Neighborhood Square, Neighborhood Park, Elementary School
site, private recreational facilities, open space corridor with multi-use trail system, and
other pedestrian amenities. The land uses and site plan provide effective transitions to
surrounding development which is characterized by the proposed vehicular and pedestrian
circulation system.
Pursuant to Section 8. 120.050.A and B of the Dublin Municipal Code, the City Council finds as follows:
1. The Stage 1 Planned Development zoning amendment to PA 01-037 and the Stage 2
Development Plan for Sorrento at Dublin Ranch Area F south of Gleason Drive (Toll
Brothers, Tnc.) will be harmonious and compatible with existing and potential development
in the surrounding area in that the land uses and site plan establish a medium density
residential community of single family homes and condominiums, Neighborhood Square,
Neighborhood Park, Elementary School site, private recreational facilities, open space
corridor with multi~use trail system, and other pedestrian amenities. The land uses and site
plan provide effective transitions to surrounding development which is characterized by
the proposed vehicular and pedestrian circulation system.
2. The Stage 1 Planned Development zoning amendment to PA 01-037 and the Stage 2
Development Plan for Sorrento at Dublin Ranch Area F south of Gleason Drive (Ton
Brothers, Tnc.) Planned Development Zoning has been designed to accommodate the
topography of the Project site which typically is characterized as vacant, low rolling hills
suitable for the development of a Medium Density Residential community of single family
homes and condominiums, Neighborhood Square, Neighborhood Park, Elementary School
site, private recreational facilities, open space corridor with multi-use trail system, and
other pedestrian amenities and therefore physically suitable for the type and intensity of the
proposed Planned Development Zoning district.
3. The Stage 1 Planned Development zoning amendment to PA 01-037 and the Stage 2
Development Plan for Sorrento at Dublin Ranch Area F south of Gleason Drive (Toll
Brothers, Tnc.) Planned Development Zoning will not adversely affect the health or safety
of persons residing or working in the vicinity or be detrimental to the public health, safety
and welfare in that the Project win comply with all applicable development re¡,,'ulations and
standards and will implement all adopted mitigation measures.
4. The Stage 1 Planned Development zoning amendment to PA 01-037 and the Stage 2
Development Plan for Sorrento at Dublin Ranch Area F south of Gleason Drive (Toll
Brothers, Inc.) Planned Development Zoning are consistent with the Dublin General Plan,
Eastern Dublin Specific Plan, and the Stage 1 Development Plan for Dublin Ranch Area F
(Ordinance No. 12-04) as they are is in conformance with the land use designations of
medium density residential single family homes and condominiums, Neighborhood
Square, Neighborhood Park, Elementary School site, private recreational facilities, open
space corridor with multi-use trail system, and other pedestrian amenities and the various
requirements of the Stage 1 Development Plan.
On! No. 24-05 1014/05 ¡tern 6.3
Pa.l(e 2 of6
Pursuant to the California Environmental Quality Act, the City Council finds as follows:
1. An T nitial Study was prepared and a determination was made that the proposed project was
adequately addressed in an Addendum to the Program EIR for the Eastern Dublin Specific
Plan area and annexation. The Addendum related to PA 01-037 was certified by the City
Council Resolution No. 48-04. On March 16, 2004 a determination was made that no
additional or further environmental impacts would result ITom the proposed project and the
increased units than those already addressed in the Eastern Dublin Specific Plan EIR (SCH
NO. 91103604), the two Addenda dated May 4, 1993 and August 22, 1994 and the
Mitigated Negative Declaration prepared for Area F (SCH No. 99112040). The program
EIR (with all subsequent addenda, supplemental EIRs, and related Mitigated Negative
Declarations), initially was certified by the City of Dublin in 1993 (SCH#911 03064). A
Mitigation Monitoring program also was adopted at that time.
Section 3. MaD of the ProDertv.
Pursuant to Chapter 8.32, Title 8 ofthe City of Dublin Municipal Code, the Stage 1 Planned Development
zoning amendment for PA 01-037 applies to Dublin Ranch Area F in its entirety.
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Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Stage 2 Development Plan
applies to the following property (''the Property"):
124.8 gross acres of Master Vesting Tract Map 7281 (Lots APNs: 985-0052-008,985-0052-010,
& 985-0053-003) proposed to become parts of Master Vesting Tentative Tract Maps 7641 (for
Area F West) & 7642 (for Area F East) and Neighborhood Vesting Tentative Tract Maps 7642,
7643, 7644, 7645, 7646, 7652, 7653, 7654, 7655 & 7656 (for Neighborhoods I through 10),
respectively.
O.-d No. 24-05 1014105 Item 6.3
Pa¡¡:e 3 of6
A vicinity map showing the area for a Stage 2 Development Plan is shown below:
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Section 4. APPROVAL
Stage 1 Planned Development Zoning Amendment to Ordinance No. 12-114
Ordinance No. 12-04 is hereby amended to increase the maximum number of units in Dublin
Ranch Area F West and Dublin Ranch East from 1050 to J III and in Dublin Ranch Area F in its
entirety fÌ'om 1,290 to 1,351 units. Specificany, the AS Booklet, which Ordinance No. 12-04,
incorporates by reference is amended as follows:
L Line 4 on the table on Page 4 of the "Stage I & 2 Development Planl Planned Development
Rezone Project Description" is revised to read:
"- south of Gleason Drive 110.6 acres 1106 du· 105.0 acres ll1J du
2. The last line of the table on Page 4 of the "Stage I & 2 Development Plan! Planned
Development Rezone Project Description" is revised to read:
"Total 289.3 acres 1426 du 285.4 acres 1290 du"
Stage 2 Development Plan for Sorrento at Dublin Ranch Area F south of Gleason Drive
The fol1owing is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance.
This Development Plan meets al1 the requirements for a Stage 2 Development Plan and is adopted as a
zoning amendment pursuant to section 8.32.030.B of the Dublin Zoning Ordinance. The Stage 2
Development Plan consists of the items and plans identified below, many of which are contained in the
"Stage 11 PD Rezone Package," dated stamped received on August 17,2005 and included as
OrdNo. 24-0510/4/05 Item 6_3
Pa¡¡;e 4 of6
Attachment 1 to the September ZO, 2005 City Council staff report, which to the extent referenced below,
is incorporated herein by reference,
1. Statement of Compatibility with Stage 1 Development Plan. Sorrento at Dublin Ranch Area F
south of Gleason Drive (Toll Brothers, Inc,) Stage Z Development Plan is compatible with the over
all Stage 1 Development Plan for Dublin Ranch Area F, as amended, in that the Project is
designated for Medium Density Residential land use with Neighborhood Square, Neighborhood
Park, Elementary School, Community Park, Open Space Corridor/Multi-Use Trail uses as planned
for in the Stage 1 Development Plan, and conforms with the development re~,'ulations established
under the Stage 1 Development Plan for maximum building heights, parking ratios, lot coverage,
setbacks, and other standards,
2. Statement of Proposed Uses. Permitted, conditional, accessory, and temporary uses are allowed
as set forth in the "Stage I & II PD Rezone Package" booklet attached as "Exhibit A" to this
Ordinance,
3. Stage 2 Site Plan. The Stage 2 Site Plans for Area F East and Area F West are found at pages
C,I,1 and C.l ,Z, respectively, and are incorporated herein by reference, ,
4. Site Area, Proposed Densities. For site area, proposed densities, maximum permitted residential
units, and maximum non-residential square footages, see "Stage II PD Rezone Package," (See
Page 12 of Exhibit A to the Ordinance)
5. Development Regulations. The Development Regulations for Areas F West and Area F East are
set forth in two separate, two-page tables labeled, respectively, "Sorrento At Dublin Ranch, Area
F West, Residential Site Development Standards" and "Sorrento at Dublin Ranch, Area FEast,
Residential Site Development Standards," which are found in the "Stage II PD Rezone Package"
booklet immediately following the "Land Use & Design Standards" tab_
6. Architectural Standards. The area-wide and project-wide architectural standards, concepts, and
themes are contained in the document labeled "Sorrento at Dublin Ranch, Residential Design
Guidelines, July 2005," which is found in the "Stage II PD Rezone Package" booklet, following
the "Land Use & Design Standards" tab.
7. Preliminary Landscaping Plans, The preliminary landscaping plans consist of the 4S-page
"Landscape and Open Space Guidelines" which are found within "Stage II PD Rezone Package"
booklet, following the entitled "Land Use & Design Standards" tab and the Preliminary
Landscape Plans for Area F West and Area F East on page L-l of, respectively, the "Area F
West, Site Development Review Package," and "Area F East, Site Development Review
Package," both dated stamped received August 17, ZOOS and included as Attachments Z and 3,
respectively, to the September ZO, ZOOS City Council staff report_
8. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this
Stage 1 Planned Development zoning amendment to PA 01-037 and Stage Z Development Plan,
the use, development, improvement, and maintenance of the Property shan be governed by the
provisions of the Dublin Zoning Ordinance pursuant to section 8.3Z,060,C.
om No_ 24-05 10/4105 110m 6_3
Pap;e 5 of6
Section 5, EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shaH take effect and be in force thirty (30) days ITom and after the date of its
passage_ The City Clerk of the City of Dublin shaH cause the Ordinance to be posted in at least three (3)
public places in the City of Dublin in accordance with Section 36933 of the Government Code of the
State of California,
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 4th day of October
ZOOS, by the following votes:
A YES: Council members Hildenbrand, McCormick and Oravetz, and Mayor Lockhart
NOES: None
ABSENT: Vice Mayor Zika
ABSTAIN: None
d;ST' tY
. \l ill ^"-PA" ~
City I rk1awn Holman
Ord No. 24-05 10/4/05 Item 6.j
Palole 6 of6
Amendment to Stage 1 Planned Development
Zoning for PA 01-037
and
Stage 2 Planned Development Zoning District (PA 04-042)
Sorrento at Dublin hnch Area F south of Gleason Drive
ToU Brothers, Inc.
(APNs: 985-0052-008,985-0052-010,985-0053-0(3)
This is an amendment to the Stage 1 Planned Development il:oning for PA 01-037 increasing
the maximum number of units for Dublin hnch Area F in its entirety and a Stage 2
Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for Sorrento
at Dublin hnch Area F south of Gleason Drive, located north of Central Parkway, south
of Gleason Drive, east of the proposed extension of Brannigan Street and west of the
proposed extension of Lockhart Street. This Development Plan meets all of the
requirements for Stage 2 Planned Development review of the project.
This Development Plan includes Site, Architectural, Circulation, and other plans and exhibits
prepared by MacKay & Somps and the subconsultants referred to as Project Plans consisting of
the packages, sheets, booklets, and plans, date stamped received August 17, 2005, labeled
Attachments 1 through 4 to the City Council Staff Report of September 20, 2005, and on file
with the Community Development Department. The Planned Development District allows the
flexibility needed to encourage innovative development while ensuring that the goals, policies
and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of Section
8,32, Planned Development Zoning District of the Zoning Ordinance are satisfied,
The Stage 2 Planned Development Zoning district Development Plan meets the requirements of
Section 8,32,040,B of the Zoning Ordinance and consists of the following:
1. Zoning
2. Permitted Uses, including Conditional Uses, Accessory Uses & Temporary Uses
3, Dub1in Zoning Ordinance - Applicable Requirements
4, Density & Housing Type
5. Development Regulations
6, Parking
7, Site Plan and Architecture
8, StreetscapelPreliminary Landscape Plan
9, Phasing Plan
10, Master Inftastructure Plan
11. Inclusionary Zoning Ordinance
12, Compliance with Stage 2 Planned Development Plans
Stalle 2 Planned DevelODment Zoninll District Development Plan
1. Zoning
PD, Planned Development Zoning District, This is a Medium Density Residential zoning
district which provides for Neighborhood Square, Neighborhood Park, Elementary School
site, and Open Space corridor/multi-use trail,
EXHIBIT A TO ORDINANCE NO, 24-05
PD, 1'I"""",¡ DovoloJ>l'lon\ Zoning Di"';ct
PAQ4..042 80itcnt(Þ at Dublin R$c::h Area F .!IOlith ofOlc:ason Drive
2. Permitted Uses, including: Conditional Uses, Aecessory Uses & Temporary Uses
Permitted uses shall be as adopted by Ordinance 12-04, the Dublin Ranch Area F Stage 1
Planned Development Zoning Development Plan (PA 01-037), as amended, and as follows:
A> PD Medium Density Residential
Intent: Medium Density land use designations are established to: a) reserve
appropriately located areas for family living in a variety of types of
dwellings at a reasonable range of population densities consistent with
sound standards of public health and safety; b) preserve as many as possible
of the desirable characteristics of the one-family residential district while
permitting higher population densities; c) ensure adequate light, air, privacy
and open space for each dwelling unit; d) minimize traffic congestion and
avoid the overloading of utilities by preventing the construction of buildings
of excessive size in relation to the land around them; e) provide necessary
space for off·street parking of automobiles and, where appropriate, for off-
street loading of trucks; and f) protect residential properties fTom the
hazards, noise and congestion created by commercial and industrial traffic_
Intensity: 6.1 - 14,0 dwelling units per acre
Permitted Uses:
Multi-family dwelling
Single family dwel1ing
Accessory structures and uses in accordance with Section 8.40_030 of the
Dublin Zoning Ordinance
Community care facility/small (permitted if required by law, otherwise as
conditional use)
Home occupation in accordance with Chapter 8,64 of the Dublin Zoning
Ordinance
Private recreation facility (for homeowners' association and/or tenants use
only)
Small family day care home per Chapter 8.08 of the Dublin Zoning Ordinance
Garage/Y ard Sale
Parking Lot - residential
ConditWnal Uses:
Bed and breakfast inn
Boarding house
Community center
Day care center
Large family day care home
Parking lot - residential
2
PD. Planned Development ZotIing J) "";ct
PA 04-<142 SOITeIlW III Dublin Ranch Area F south ofGl......l)riv.
Religious facility
SchooVprivate
Parking Lot - residential/neighborhood use, only
Accessory Uses:
All Accessory Uses shan be in accordance with Section 8.40. of the Dublin
Zoning Ordinance
Temponuy Uses:
Temporary construction trailer
Tract and sales office/model home complex
B) PD Neighborhood Square
Permilted Uses:
Neighborhood Square
C) PD Neighborhood Park
Intent: Neighborhood open space and recreational areas, both active and passive.
Permitted Uses, ;lfCluding bid not Undted to:
Neighborhood Park
Recreational or educational facility
Trail staging area
D) Elementary School
Pundtted Uses, ;ncl"ding b"t not lindted to:
Elementary School
Day Care facility, if associated with school use
Conditional Uses:
SchooVprivate
Parking Lot - residentiaVneighborhood use, only
F) PD Open Space
Intent: Open Space land use designations are established to ensure the protection
of those areas of special significance.
Pernûtted Use, ;ncluding but not linûted to:
Drainage and water quality ponds and other related fi¡cilities
Incidental and accessory structures and uses
3
PD, PIam.d Dovolopmelll Zoning Dislrie!
PA 04.042 SOOT""'" uDublinRancl1_ f oouth of(¡ ...oo IJrivo
Public or private infrastructure
Public recreation facility - active or passive
Resource management
Storm watef detention ponds and other related facilities
Trails and maintenance roads
Other uses as approved by the Community Development director
3. Dublin Zoning Ordinance ~ Applicable Requirements
Except as specifically modified by the provisions of this PD, Planned Development Zoning
District Development Plan, all applicable general requirements and procedures of the Dublin
Zoning Ordinance shall be applied to the land uses designated in this PD, Planned
Development Zoning District Development Plan,
4. Density & Housing Type
Residential Site Area: ±10S acres (Medium Density Residential)
Density: 10.58 dwelling units per acre (gross)
as distributed within Sorrento at Dublin Ranch Area F south of
Gleason Drive
Number of Units:
I, ¡ 11 dwelling units
A) NeiehborboodslUnit Tvpe:
Location Type No. of Gross
Units Acreaøe
AREA F WEST
1 SW comer Glea.on Drive & Grllfton Street Detached 2-story Cluster homes 75 du 10,6 ac
2 Brannigan Street frontage, east side Motor court 117 du 10.4 ac
3 SW quadrant of Area F Wast Tuck-under Townhomes 69 du 5,5 ac
north of Cantral Parkway
4 NoN corner Large tuck-undef Townhome. 66 du 7.3 ac
Central Parkway & Grafton Street
5 West side of Grafton Street - mid-block Multi-level Buildings Q6 du 6,1 ac
above Podium structura
Homeowners Association Common Aree Recreation erea and open space 0 du 2,7 ac
Subtotal 423 du 426 ac
AREA FEAST
e SE comer Gleason Dnve & Grafton Street Detached 2-story Cluster home. 75 du 10,1 ac
7 SW COrner Gleason Dnve & Lockhart Street Tuck-under Townhomes 94 du 10.9 ac
8 Grefton street frontage, east side Alley~oaded T ownhomes 148 du 11,9 ac
9 NE comer Large tuck"under Townhomes 117 du 13.9 ac
Central Perkway & Grafton street
10 f'NV corner Mufti-level Building. 254 du 14.3 ac
Central Parkwav & Lockhart Street above Podium structure
Homeowners Assoclatlcn Common Area Recreation area and open space 0 du 1.4 ac
Subtotal 688 du 62.4 ac
Total 1,111 du 105.0 80
Average Density 10,58 dulse
Notee:
(1) Date was compiled from the Development Plans in the 'Stage II PD Rezone Package."
(2) Acreage figures Include tha Grafton straet Corridor.
4
PI>, PI....odDov<I_1 Z..Bn¡¡ l);oInt<
PA0.w42 SortmOo" DublinlW>oh!\rea F south ofOleason Drive
B) Unit Distribution
A(\',)JNvluIÜwrhoo( NUllltx'r of UIIII!:i I: of I ot~
AREA F WEST 423 du 38%
· Neighborhood 1 75 du 7%
· Neighborhood 2 117 du 10.5%
· Neighborhood 3 69 du 6%
· Neighborhood 4 66 du 6%
· Neighborhood 5 95 du 9%
AREA FEAST B88 du 62%
· Neighborhood 6 75 du 7%
· Neighborhood 7 94 du 8%
· Neighborhood 8 148 du 13%
· Neighborhood 9 117 du 10,5%
· Neighborhood 10 254 du 23%
TOTAL 1,111 du 100%
C) Neighborhood Descriptions
Neighborhood 1 (Area F West) and Neighborhood 6 (Area F East): Both
neighborhoods have similar layouts and floor plans, Each are comprised of7S single
family detached homes. The homes are arranged in clusters of five units organized
around a shared motor court, The five plan types range in size !Tom 2,088 sf to 2,981 sf
Each house has a private yard and a two-car garage with side-by-side parking sta11s. This
arrangement results in the housing clusters having an uphill or down hill split to the floor
plans which address the change in grade, The clusters TUn paranel to the existing slope
and incorporate a S-foot vertical separation between the garage level and the main floor
to integrate the buildings with the terrain, In each neighborhood, one row of clusters
backs onto Gleason Drive keeping entries on the internal road - Rimini Lane in Area F
West and Vittoria Way in Area F East. Tn both Area F West and Area F East a second
row of clusters faces onto one of the main internal spine street (palermo Way in both) and
across from the north sides ofthe Neighborhood Square (in Area F West) or
Neighborhood Park and private recreation center (in Area FEast), A11 auto entry will be
taken ftom motor court access, each with its own street name and address,
Floor Plans: 5 (Plans 1,2,3,4 & 5) Color Schemes: 12
Architectural Style: Lombardy - for all homes in Neighborhoods 1 & 6
Neighborbood 2 (Area F West): Neighborhood 2 is a community of I 17 condominium
units within 9 separate buildings of 13 units each, Each 13-unit building is arranged in a
"U" shape around a standard motor court. The dwellings are a combination of stacked
flats and two or three story townhouse/row house units ranging in size from 1,320 sf to
2,250 sf Each unit has a private two-car garage, most arranged side-by-side; however
some interior corner plans have tandem spaces. Many of the units have second-story
balcony space, The buildings run the length of Area F West fronting Brannigan Street
allowing a side-by-side split which covers the change in grade. Neighborhood 2 is
situated on both sides of Aviano Way, the main entry spine street which also serves as the
east-west pedestrian paseo, Addresses are assigned by street or paseo frontage, The
floor plans, but not the clustering arrangement, are similar to Neighborhood 8 in Area F
5
PD, l'IanDod Dovelopm«Jt Zoníns Didrid
PA04-042 S""""'" "DublinRenoh AreaF southofOleason IJrive
East.
Floor Plans: 6 (plans A, A-I, B, C, D & E) Color Schemes: 5
Architectural Style: Roman - for all buildings in Neighborhood 2
Neighborhood 3 (Area F West): Neighborhood 3 includes 12 buildings ranging fi'om 5
to 8 units each for a total of 69 condominium units, The flat pad or the two and three
level rowhouse units range in size fi'om 1,762 sf to 2,500 sf Each unit has a private
outdoor patio area and 2 private side-by-side parking spaces in an alley-loaded garage
that is tucked under the main structure on the uphill side, The buildings take up 10 feet
of elevation between garage level and the main living leve1. The buildings face Central
Parkway, Capoterra Way (an internal spine street), or an internal paseo, This housing is
similar to Neighborhood 7 in Area F East, However, in both Neighborhoods 3 & 7, the
unit size is smaller that the tuck-under parking design used in Neighborhoods 4 & 9
where a variation on the Tuscan architectural style also would be applied to create a
distinction among the neighborhoods and residential products,
Floor Plans: 7 (plans A, B, F, G, H, J & K) Color Schemes: 11
Architectural Style: Tuscan - for all buildings in Neighborhood 3
Neighborhood 4: Neighborhood 4 includes 16 buildings ranging in size fi'om 3 to 6
units for a total of 66 condominium units, This housing is a combination of flat pad and
mainly three-level townhouses stepped and arranged parallel to the slope, The stepped
buildings cover 10 feet of slope, Units range in size ITom 2,170 sf to 2,972 sf Each unit
has a 2-car, tuck-under side-by-side garage and a private patio, The retaining wall of
each structure is located closer to the wall at the ITont ofthe building which allows for a
larger garage area, additional parking, and more storage per unit. The alley-loaded
buildings fi'ont along Central Parkway, Capoterra Way, or internal paseos, This housing
is similar to Neighborhood 9,
Floor Plans: 6 (Plans A, B, C, D, F & G) Color Schemes: 11
Architectural Style: Rustic Tuscan - for all homes in Neighborhood 4,
Neighborhood 5: Neighborhood 5 is a 96-unit multi-story podium structure centrally
located along the west side of Grafton Street, Four building of 24 condominium units
each extend 3-stories above the podium and fi'ame the greenbelt associated with the east-
west pedestrian paseo, The building placement transitions the grade differential ITom the
north to south and creates a variation in the roofscape designs. The focal point is the
Grafton Street pedestrian bridge, Two-level townhouse (walk-ups) with individual
access doors are situated over ground level flats, Units range in size fi'om 1,359 sf to
1,605 sf with a minimum private patio area of 100 sf each, All units have individual
entries accessed fi'om the greenbelt pathways, Fifty percent of the ground floor units are
handicapped accessible,
Each unit also is provided with an individual two-car side-by-side garage with direct stair
access. Parking is completely subterranean, Separate driveway access to each building's
underground garage Îs provided fi'om Perugia Lane to the west. Garage entry gates and
ventilation grilles at the opposite ends are screened either by landscaping or surrounding
topography, In addition to the roofscapes, architectural elements contribute to creating
the image reflective of an Italian hill town, Such elements include entry porches, covered
or uncovered patios and balconies, trel1ises, projecting roof tiles, parapets, and special
6
PD; Planned DtMllopmcnt. Zoning Dillirict
PA 04-042 Sorrell!<> at Dublin lWIoh Ar.. F .outh of 01...... Drive
treatment of building ends,
Floor Pia os: 4 (plans A, A-I, B & C) Color Scheme: Color elevation
provided,
Architectural Style: Campania - for all buildings Neighborhood 5
Neighborhood 6 (Area F East): [see Neighborhood 1 discussed above] Neighborhood 6
is similar to Neighborhood 1 in terms of unit count, lot layout, floor plans, architectural
elevations, auto access, relationship to the street, and method of addressing the slope with
an uphill or downhill orientation,
Neighborhood 7 (Area F East): Neighborhood 7 includes 94 condominium units in 20
buildings ranging from 4 to 6 units per building, Neighborhood 7 is similar to
Neighborhood 3 in Area F West in terms of building height, unit sire, floor plan, garages,
and exterior elevation style using a combination of flat pad and row houses, As with
Neighborhood 3 in Area F West, alley-loaded tuck-under parking is the method for
dealing with the grade differential. Buildings are addressed either on Lockhart Street or
an internal road, Vittoria Way which narrows to Vittoria Court,
Floor Plans: 6 (plans A, B, F, G, H & K) Color Schemes: 11
Architectural Style: Tuscan - for all buildings in Neighborhood 7
Neighborhood 8 (Area FEast) - Neighborhood 8 is a community 148 condominium
units in 20 buildings of3 or 5 units each and 8 L-shaped buildings of 12 units each,
Neighborhood 8 is similar to Neighborhood 2 in Area F West in terms of unit size, floor
plan, exterior elevation style, and configuration for addressing the slope with side-to-side
splits that cover the change in grade. However, unit clustering, parking access, and
layout are substantially different. In Neighborhood 8 each building cluster is arranged
around a V-shaped motor court, As in Neighborhood 2, the dwellings are a combination
of townhouse/row house units and stacked flats ranging in size ftom 1,320 sf to 2,250 sf
and private two-car garages are mostly arranged side-by-side with some tandem spaces
for the corner plans, Neighborhood 8 is bisected by the east-west pedestrian paseo that
links the Grafton Street pedestrian bridge to the private recreation tà.cility and
Neighborhood Park in Area F East, The buildings face onto Grafton Street, one of the
two spine streets (Capoterra Way and Palermo Way), one of two internal streets (Araldi
Court or Bramante Street), or an internal paseo,
Floor Plans: 6 (plans A, A-I, B, C, D & E) Color Schemes: 5
Architectural Style: Roman - for all buildings in Neighborhood 8
Neighborhood 9 (Area FEast) - Housing development for Neighborhood 9 is very
similar to that proposed for Neighborhood 4 in Area F West; 117 condominium units of
the larger tuck-under configuration would be developed in 28 buildings ranging in size
ftom 2 to 6 units. The buildings which include flat pads or townhouses are stepped to
take up ten feet ofhiUside slope between the garage level and the main living level. As
with Neighborhood 4, a Rustic Tuscan variation will be applied as the exterior
architectural style, The alley-loaded townhouse buildings ftont onto Central Parkway,
Capoterra Way, or internal paseos,
Floor PllIDs: 9 (plans A, B, C, C-Alt, D, F, F-Alt, G & G-Alt) Color Schemes: 11
Architectural Style: Rustic Tuscan - for all homes in Neighborhood 9
7
Po. PIanoed Development ZonÎII8 Dislrict
P A 04-042 Sorrenro at Dublin Rancb Area F sonth of 01...00 Drive
Neighborhood 10 (Area FEast) - Neighborhood 10 occupies a 12,6 acre area which
includes 254 single-level stacked flat condominium units ranging in size fTom 1,800 sf to
2,600 sf plus private patio areas exceeding 150 sf All units would be ADA accessible,
Seven three-story buildings of34 to 44 units each would conform to the contours of the
south-facing hillside while concealing subterranean parking structures beneath a podium,
All structures would be three stories at the upper level of the site and two to three stories
at the lower levels, and stoop units would wrap the parking areas along the lowest levels
of the structures, The stepped effect created would be characteristic to an Italian hill
town. The density of this Neighborhood specifically would be greater than the others, but
complies with the overal1 density established for the Sorrento project,
The buildings would be arranged to fol1ow the alignment of the perimeter streets while
maintaining a relationship with a central green, Central Parkway and Lee Thompson
Way would provide the entry to a sidewalk-lined internal road that skirts the central green
and provides driveway access to the individual buildings while integrating each into the
neighborhood, The perimeter street sidewalk connects to the internal road with paseos
between al1 buildings that enhance accessibility and the pedestrian experience, From the
sidewalk, a pathway would lead via an entry garden court to the secured ftont gate at the
north side of each building, A second gated entry would be provided at the south side on
the lower level. Many of the ground level units also would have an opportunity for
secondary access to the gardens directly fTom their patios, Neighborhood 10 also has a
small community building that would house limited fitness equipment and facilities
related to the pool area,
Floor Plans: 4 (plans A, B, C & D) Color Seheme: Color elevation
provided.
Arçbiteetural Style: Roman - for all buildings Neighborhood 10
S. Development Regulations
Unless otherwise stated below, all development regulations in this Stage 2 Planned
Development Zoning district are subject to the requirements of the R-M Zoning District,
Each Neighborhood has its own development Regulations at shown in the attached table.
6. Parking
The Residential Site Development Standards for proposed unit and guest parking provides a
separate standard for each neighborhood, The design and placement of parking is a key
factor for integrating the structures in the project with the hilIside slope, Covered parking is
accommodated in garages tucked beneath the living spaces and accessed via alleyways and
motor courts, About one third of the required guest parking is provided on areas controlIed
by the Homeowners Association (HOA), The other two-thirds of required guest parking and
excess parking is primarily provided curbside as paral1el parking on the streets to be
dedicated as public right-of-way,
A total of 2,854 parking stalls, either in covered garages for residents or on-site are required
for the project, However, curbside is the primary located for guests, All units are provided
with at least 2 private covered parking spaces,
Parking by neighborhood is provided as foI1ows:
8
PD, l'Janoed Dove!opm,,", Zoning District
PA 04-042 Sonento at Dublin Ranch Area F ,outh of 01...011 Drive
Parking for Sorrento at Dublin Ranch Area F
NelghbQrhOQd Unlh Required Sp_ Provided SD8Ce. +/-
Covered Guest Totel Covered Guest Total
for Units Req'd for Units on-site on-street on plen
Neiohborhood 1 75 150 75 225 150 0 78 228 + 3
Neighborhood 2 117 234 59 293 234 9 70 313 + 20
Neighborhood 3 69 136 35 173 138 9 29 176 + 3
Neighborhood 4 66 132 33 165 132 15 62 209 + 44
Neighborhood 5 96 192 48 240 192 0 48 240 0
Recreetion Fecllitv West 20 19 39
Neighborhood 8 75 150 75 225 150 0 83 233 + 8
Neighborhood 7 94 188 47 235 188 47 47 282 + 47
Neiohborhood 8 148 296 74 370 296 10 94 400 + 30
Neighborhood 9 117 234 59 293 234 10 131 375 + 82
Neiahborhood 10 254 508 127 635 508 51 75 634 - 1
Recreation Facilitv East 24 12 36
TOTAL 1111 2222 832 2854 2222 195 748 3165 + 236
Note: Figures do not include street parking on the perimeter of the Neighborhood Square, Neighborhood Perk, end
Elementary School,
Parking shaH be provided in accordance with the Dublin Zoning Ordinance standatds and
regulations, except as stated herein and as shown otherwise on the plans and exhibits labeled
C,2,1 through C,2,7 in each of the booklets entitled "Site Development Review Package"
prepared by MacKay & Somps date stamped received August 17, 2005 referred to as Project
Plans labeled as Attachments 1 through 4 to the September 20, 2005 City Council Staff
Report, stamped approved and on file in the Community Development Department.
7. Site Piau and Architecture
A) Architectural ThemelDesign Concept - This Development Plan applies to
approximately :l:124,S acres that SoTtento comprise Area F West and Are8 F East. Due to
the existing hillside slope and topography of the site, Sorrento at Dublin Ranch Area F
(south of Gleason Drive) has been designed in the image ofan Italian Hill town
overlooking the proposed Village Center to the south. The buildings wiH be sited to
conform with the topography of the sloping hillside and to transition across variations in
grade and elevation, The layout provides an ideal opportunity for utilizing the
architecture to support adjacent properties and minimizing the use of retaining waHs
which often are used excessively in typical hillside developments, In keeping with the
elements of an Italian hill town, the neighborhood design wiH emphasize pedestrian
circul8tion with links along an east-west paseo with connections to the schools, recreation
areas, and open space and via the north-south Open Space Corridor that parallels Grafton
Street and connects to nearby neighborhoods, Architectural elevations which emphasize
elements typical ofItalian hiH towns in various styles and regions are proposed to further
represent the theme. A focal point of the project is the Grafton Street pedestrian bridge,
B) Architectural Styles - The Architectural styles and color palettes presented are used to
establish standards for neighborhood quality and identity. An architectural style wi1l be
applied to each of the 10 neighborhoods to create visual interest and to vary the
architecture. However, the underlying theme as an Italian hill town wiH link each to the
9
PD, Planned Dovolopm"" Zoning Diølrie!
P'" 04412 8"",,",0 at Dublin RAnch Area F ,outh ofGl....", Drive
other to create an overall community with significant identity, As required with previous
development, architectural elements will be required to be articulated on all elevations of
each building, The architectural styles generally are described as follows:
· Lombardy
· Tuscan
· Rustic Tuscan
· Roman
· Campania
Neighborhoods 1 & 6
Neighborhoods 3 & 7
Neighborhoods 4 & 9
Neighborhoods 2, 8 & 10
Neighborhood 5
See attached plans and building elevations in the booklet entitled "Stage IT PD Rezone
Package" and in each of the booklets for Area F West and Area F east and entitled "Site
Development Review Package" prepared by MacKay & Somps date stamped received
August 17, 2005. Any modifications to the project shan be substantially consistent with
these plans and of equal or superior materials and design quality,
8, StreetscapelPreliminary Landscape Plan
Primary vehicular access will be via the two arterials (Central Parkway and Gleason Drive
which run east-west) or the three collector streets (Brannigan, Grafton, and Lockhart Streets)
which run north-south" Gleason Drive, a four-lane divided arterial, currently is under
construction between Tassajara and Fallon Roads, Central Parkway also is currently under
construction,
Grafton Street, one of the north-south collectors, separates Area F West fi'om Area FEast
and will have landscaped parkways along both sides of the street, South of Gleason Drive, it
will have a landscaped median, Eventually, it will be extended south of Central Parkway
where it will serve as the "main street" for Dublin Ranch Village Center, Both Grafton and
Lockhart Streets are flanked on one side by an Open Space/Stream corridorlMulti-use trail,
which serves as natural drainage and a pedestrian link for the Neighborhood Square,
elementary school, and park sites,
A preliminary landscape plan has been submitted which is consistent with the Landscape &
Open Space Guidelines/Standards approved previously, Landscaping serves not only as a
physical buffer, but also as a visual separation between uses, Based upon the Italian hill
town theme, the plant palette emphasizes the use ofItalian cypress, olive trees, poplars, and
Canary Island palms, All shrubs and groundcovers shall be consistent with a typical Italian
agrarian theme including sage, rosemary, santolina, boxwood, and thyme,
Pedestrian circulation has been incorporated into the project by an east-west paseo linking
the Brannigan Street at the westerly boundary eastward to the Community Park (proposed
Sports Park complex) at the westerly boundary, Connections include the Neighborhood
Square, Neighborhood Park, elementary school site and the private recreation facilities in
both Area F West and Area F East. The focal point, tnajor design component of this link of
this corridor is the pedestrian bridge over Grafton Street at the mid-point of the project.
North-south multi-use trails along the west side of Brannigan Street and the trail along the
west side of the Community Park are discussed below under pedestrian circulation,
10
PD, PI....e<t Dovolopmmt Z.",;"g Dislri'"
P A ()4.()42 Sonento ..lJublli1 RAoch M'" ~' ,out)¡ ofGl...on Drive
Another significant feature of the plan is the central Open SpacelPedestrian Corridor located
along the western edge of Grafton Street, The Corridor consists of a 12-foot wide multi-use
trail linking Central Parkway with the existing multi-use trail terminus in Neighborhood Fl,
Open SoaceIRecreation -.Over all planning for Area F focused on the amount of recreation
and open space that would be provided and preserved, In Area F West a Neighborhood
Square of apprOJdmately 2,4 usable acres win be provided and located at the center of the
project, In Area F East a Neighborhood Park of approximately 5.5 usable acres, Specific
recreational facilities to be located witlùn either public open space win be based on
requirements of the City's Parks and Recreation Master Plan, A schematic parking plan for
the Neighborhood Square and Neighborhood Park was not included with the submittal.
In both Area F West and Area F East, a 1.2-acre site win be designated and developed as a
private clubhouse and recreation center near the public open space areas, The placement
serves to conveniently centralize recreational oppottunities, Each submittal includes a
preliminary site, floor plan, landscape plan and elevations for the Homeowners Association
private recreation fucility, Each building's floor space is confined to a single level. However,
the exterior architectural elements present an impression otherwise, Both are designed in the
Tuscan style exterior in keeping with the architectural theme,
See plans in each of the booklets entitled "Site Development Review Package" prepared by
MacKay & Somps date stamped received August 17, 2005 referted to as Project Plans and
labeled as Attachments 1 through 4 to the September 20, 2005 City Council Staff Report,
stamped approved and on file in the Community Development Department.
9, Phasing Plan - See plans in each of the booklets entitled "Site Development Review
Package" prepared by MacKay & Somps date stamped received August 17,2005 referred
to as Project Plans and labeled as Attachments 1 through 4 to the September ZO, 2005
City Council Staff Report, stamped approved and on file in the Community Development
Planning Department. Such project plans are incorporated by reference.
10, Master Infrastructure Plan - See plans in each of the booklets entitled "Site
Development Review Package" prepared by MacKay & Somps date stamped received
August 17,2005 referted to as Project Plans and labeled as Attachments I through 4 to
the September 20, Z005 City Council Staff Report, stamped approved and on file in the
Community Development Department, Such project plans are incorporated by
reference.
11, Incluslonary Zoning Ordinance - The City Council has adopted a policy stating its
intent that new projects, including this project, win be subject to the Inclusionary Zoning
Ordinance, as amended, which requires that 12.5% of the units be inclusionary units
affordable to persons of very low, low, and moderate incomes. The City's 12,5%
affordable housing requirement win be provided and satisfied within the Fairway Ranch
residential community south ofthe project site,
11
PD, PI"""¡ Dov<I...,...m Zoning Distri..
PA04-042 Sorrento at Dubli" R.n<II At<> F oouthof( IOOIIOO un,,,
12_ Compliance with Stage 2 Planned Development Plans
The project shall substantially comply with plans in each of the booklets entitled "Site
Development Review Package" prepared by MacKay & Somps date stamped received
August 17, 2005 referred to as Project Plans and labeled as Attachments I through 4 to the
September 20, 2005 City Council Staff Report, stamped approved and on file in the
Community Development Department, Such project plans are incorporated by reference_
Any modifications to the project shall be substantially consistent with these plans and of
equal or superior materials and design quality,
PD ZONINGILAND USE SUMMARY TABLE
Land Use DuIonatlon 01'088 Acre. No. of Unlta Gra.. Den;¡¡';;-
A..... F W.st B_en Brannigan alfaøl and Granon
St"':
M Medium Deneltv R"id."tial 42_S .e 423 du 10,17 duJoe
NS N.¡....bort1ood Sauaro 2,4 au NIA NIA
Ar... F West Subtotal ",0 ac 423 du
Area F Eest Between Gr.non Street and Lockhort at...:
M Medium O.n.ttv Reoldentlo' 62,4 .. 688 du 11.03 duJae
NP Nelohborhood Pori< 5,5 "" N/A NlA
ES ElomentalV School Stt. 11,9 ac NIA N/A
_ F E.st Subtotal 7... ae I.. du
Total Sorrento at Dublin Ronch . Ar.. F soutn or 124_8 a.
Gleooon
Avereo.O.noltv 105,0 au 1111 du 10,58 dulac
12