HomeMy WebLinkAbout04-042 Toll Bros Sorrento DevAgG,~.~ OF DUe~y
ivt ~~ tsz AGENDA STATEMENT
\~~~~~~ PLANNING COMMISSION MEETING DATE: December 13, 2005
C4Gtf'OR~x~
SUBJECT: PUBLIC HEARING: PA 04-042, Development Agreement for
Sorrento at Dublin Ranch Area FWest -Development Agreement
between the City of Dublin and "Sorrento Dublin Ranch I, L. P."
submitted by Toll Brothers, Inc. for approximately 45 acres.
Report Prepared by: Mike Porto, Consulting Planner
ATTACHMENTS: 1. Resolution recommending that the City Council adopt an Ordinance
approving a Development Agreement between the City of Dublin
and Sorrento Dublin Ranch I, L. P with the draft Ordinance as
Exhibit A, and the Development Agreement as Exhibit A to the
Ordinance
2. Vicinity Map
3. Map of Sorrento at Dublin Ranch Area F West
4. September 13, 2005 Planning Commission Staff Report
RECOMMENDATION: 1. Open the public hearing
2. Receive Staff presentation and take testimony from the Applicant
and the Public
3. Close the Public Hearing and deliberate, and
4. Adopt the Resolution (Attachment 1) recommending that the City
Council adopt an Ordinance approving the Development
Agreement between the City of Dublin and Sorrento Dublin Ranch
I, L. P.
PROJECT DESCRIPTION:
In September 2005, the Planning Commission was presented with the project known as Sorrento at
Dublin Ranch Area F East and Area F West (PA 04-042) (see Vicinity Map -Attachment 2). The
124.8-acre combined area is generally located south of the proposed extension of Gleason Drive, north
of the proposed extension of Central Parkway, east of the proposed extension of Brannigan Avenue, and
west of the proposed extension of Lockhart Avenue and proposed community sports park. Area F East
and Area F West are separated by the proposed extension of Grafton Street. Area F East is
approximately 80 acres and Area F West (See map -Attachment 3) is approximately 45 acres.
The project is subject to the requirement in the Eastern Dublin Specific Plan that all development be
pursuant to a development agreement. Staff and the developer have prepared the proposed Development
Agreement (Exhibit A to the Ordinance) for Sorrento at Dublin Ranch Area F West. The parties to the
proposed Development Agreement are the City of Dublin and Sorrento Dublin Ranch I, L. P., a limited
partnership associated with the Applicant, Toll Brothers Inc. and which subsequent to the Planning
Commission hearing took title to the property.
COPIES TO: ApplicantlProperty Owner
In-House Distribution
File
G:\PA#\2004\04-042 Toll Area F & B\DA West\PCSR 12-13-OS JB comments ,
ITEM NO.
The developer intends to pursue Area F West and Area F East in separate phases, and therefore at this
time they are requesting approval of only the Area F West Development Agreement. A second
Development Agreement for Area F East will be prepared and brought before the Planning Commission
at a later date.
Sorrento at Dublin Ranch Area F West is proposed to be developed with approximately 423 units in five
neighborhoods along with a 2.0-acre Neighborhood Square, private recreation areas, public
improvements, and an open space corridor/multi-use trail system. (See September 13, 2005 Planning
Commission Staff Report -Attachment 4.)
ANALYSIS:
One of the implementation measures in the Eastern Dublin Specific Plan (EDSP) requires that all
Applicants for development in the EDSP area enter into a Development Agreement with the City.
California Government Code §§ 65864 et seq. and Chapter 8.56 of the Dublin Municipal Code
(hereafter "Chapter 8.56") authorize the City to enter into an agreement for the development of real
property with any person having a legal or equitable interest in such property in order to establish certain
development rights in such property. The Development Agreement must be approved prior to
recordation of the final Tract Map and issuance of building permits for the development of the property.
A Development Agreement for Sorrento at Dublin Ranch Area F was not included in the items presented
to the Planning Commission or the City Council at the time of the public hearing for the requested
project approvals. Therefore, in accordance with the Eastern Dublin Specific Plan, the current request is
for a Development Agreement between the City of Dublin and Sorrento Dublin Ranch I, L. P. If the
Planning Commission recommends approval of the proposed Development Agreement at [his meeting, it
is anticipated that the item would be presented to the City Council in January 2006. Development
Agreements are approved by an ordinance of the City Council (Exhibit A) upon recommendation by the
Planning Commission.
Attachment 1 is a Planning Commission Resolution recommending City Council approval of the
proposed Development Agreement. The Development Agreement (Exhibit A to the Ordinance) was
drafted with input from City Staff, the Project Applicant, Property Owner, and the City Attorney based
on the standard Development Agreement prepared by the City Attorney and adopted by the City Council
for projects located within the Eastern Dublin Specific Plan area. Since the Development Agreement
runs with the land, the rights thereunder can be assigned with authority for approval of such requests for
transfer or assignment delegated to the City Manager (Section 17 of the Development Agreement).
The Development Agreement provides security to the developer that the City will not change its zoning
and other laws applicable to the project for a period of five years. The City also benefits from entering
into the Development Agreement with the property owner. This document is a contract that establishes
obligations for meeting the goals of the Eastern Dublin Specific Plan and guarantees timing for
construction of public infrastructure and facilities for the project area. Additionally, it ensures that
dedications of property and easements are made, project phasing is followed, the appropriate fees are
paid for the development, and any additional terms of the agreement are carried out as development
proceeds. The proposed Development Agreement would also be consistent with the preceding
development agreements.
In return, the Developer agrees to comply with the conditions of approval and, in some cases, make
commitments for which the City might otherwise have no authority to compel the Developers to
perform. Specifically, the Development Agreement augments the City's standard development
regulations; spells out the precise financial responsibilities of the developer; ensures timely provision of
adequate public facilities for each project; and provides terms for the Developer to advance funds for
specific facilities which have community-wide or area benefit or for reimbursement, as appropriate.
Page 2 of 5
PUBLIC NOTIFICATION:
In accordance with State law, a public notice was mailed to all property owners and occupants within
300 feet of the proposed project to advertise the project and the upcoming public hearing. A public
notice was also published in the Tri-Valley Herald and posted at several locations throughout the City.
To date, the City has received no contact or objections from surrounding property owners regarding the
current proposal.
ENVIRONMENTAL REVIEW:
In 1993, the City Council certified an Environmental Impact Report (EIR) for the Dublin General Plan's
Eastern Extended Planning Area and the Eastern Dublin Specific Plan area, including revisions to Part I
of the Responses to Comments relating to the Kit Fox, Addendum to the DEIlt dated May 4, 1993, and a
DKS Associates Traffic Study dated December 15, 1992 (SCH#91103064). Collectively, these
documents comprise the "Eastem Dublin EIR". The Eastern Dublin EIR is a program EIR, which
anticipated numerous subsequent actions related to future development; it also identified some impacts
resulting from implementation that could not be mitigated. Upon certification of the EIR, the City
adopted a statement of overriding considerations for such impacts. The City also adopted amitigation-
monitoring program, which included a series of measures intended to reduce impacts from the
implementation of the plan. The timing for implementation of these mitigation measures is summarized
in the adopted Mitigation and Monitoring Program matrix.
In 1997, the City Council approved a Negative Declaration (Resolution 140-97) which addressed an area
of approximately 453 acres in Dublin Ranch Areas B through E, including a variety of residential and
non-residential uses, as well as a community park of approximately 42 acres. For the portions of the
project within Area F, the City approved a Mitigated Negative Declaration on February 15, 2000
through Resolution 34-00 which included approximately 147 acres from other areas within Dublin
Ranch, and proposed to relocate the residential and commercial uses of the proposed Village Center
south to Dublin Ranch Area G.
On March 16, 2004, an EIR Addendum was certified by City Council Resolution No. 43-04 pursuant to
CEQA Guidelines Section 15164. The Addendum related to PA 01-037 addressed the following: a)
Genera] Plan Land Use Amendment; b) Eastern Area Specific Plan amendment; c) Vesting Tentative
Tract Map Nos. 7281, 7282, and 7283; and d) the Site Development Review proposed. The Addendum
also included an updated traffic study. At that time it was determined [hat the project would cause no
environmental impacts beyond those previously identified in the Eastern Dublin EIR, the Negative
Declaration approved in 1997, and the subsequent Mitigated Negative Declaration approved in 2000.
Also, in conjunction with the Addendum prepared in 2004, the property owner has since obtained
permits from state and federal agencies for alteration of wetlands and has implemented related offsite
mitigation.
It has been determined that the project proposed under application PA 04-042, which included the
proposed Development Agreement, has been adequately addressed in the 2004 EIR Addendum and
would cause no environmental impacts beyond those previously identified and addressed.
CONCLUSION:
The Development Agreement will implement the provisions of the Planned Development zoning for
Area F West, the Stage 2 Development Plan, and conditions of approval of Master Vesting Tentative
Tract Map 7641 and the five neighborhood Vesting Tentative Tract Maps previously approved (Nos.
7642, 7643, 7644, 7645 & 7646). It is also consistent with the terms and conditions established in the
preceding Development Agreements associated with this property and updates certain provisions, as
needed, based on the most current project approvals.
Page 3 of 5
RECOMMENDATION:
Staff recommends that the Planning Commission: (1) Open the public hearing, (2) Receive Staff
presentation and take testimony from the Applicant and the Public; (3) Close the Public Hearing and
deliberate; and (4) Adopt the Resolution recommending that the City Council adopt an Ordinance
approving the Development Agreement between the City of Dublin and Sorrento Dublin Ranch I, L. P.
(Attachment 1).
Page 4 of 5
GENERAL INFORMATION:
APPLICANT:
LOCATION:
EXISTING ZONING:
GENERAL PLAN/SPECIFIC
PLAN LAND USE
DESIGNATION:
Jon Paynter, Vice President
Toll Brothers, Inc.
100 Park Place, Suite 140
San Ramon, CA 94583
North of Central Parkway, south of the proposed extension
of Gleason Drive, east of the proposed extension of
Brannigan Street, and west of the proposed extension of
Grafton Street
APNs: 985-0052-008 & 985-0052-010
PD Medium Density Residential, PD Neighborhood
Square,
Medium Density Residential, Neighborhood Square
Page 5 of 5
RESOLUTION NO.OS -XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT
AN ORDINANCE APPROVING DEVELOPMENT AGREEMENT FOR
SORRENTO AT DUBLIN RANCH AREA F WEST
PA 04-042
WHEREAS, a request has been made by Toll Brothers, Inc. ("Applicant") for approval of a
Development Agreement for the property known as Sorrento at Dublin Ranch Area F West, an area of
approximately 45 acres (PA 04-042); and
WHEREAS, said Applicants are principals of Sorrento at Dublin Ranch I, L. P. (limited
partnership) ("Developer") and party to the Development Agreement; and
WHEREAS, Development Agreements are required as an implementing measure of the Eastern
Dublin Specific Plan; and
WHEREAS, the project site is in Eastern Dublin for which the City adopted the 1993 Eastern
Dublin General Plan Amendment and Specific Plan to provide a comprehensive planning framework for
future development of the area. In connection with this approval, the City certified a program EIR
pursuant to CEQA Guidelines section 15168 (SCH No. 91103064, Resolution 51-93, and Addendum
dated August 22, 1994, hereafter "Eastern Dublin EIR" or "program EIR") that is available for review in
the City Planning Department and is incorporated herein by reference. The program EIR was integral to
the planning process and examined the direct and indirect effects, cumulative impacts, broad policy
alternatives, and area-wide mitigation measures for developing Eastern Dublin; and
WHEREAS, the program EIl2 also identified some impacts resulting from implementation that
could not be mitigated, and the City adopted a statement of overriding considerations for such impacts.
The City also adopted amitigation-monitoring program, which included a series of measures intended
to reduce impacts from the implementation of the plan; and
WHEREAS, in 1997, the City Council approved a Negative Declaration (Resolution 140-97)
which addressed an area of approximately 453 acres in Dublin Ranch Areas B through E, including a
variety of residential and non-residential uses, as well as a community park of approximately 42 acres
which became portions of Dublin Ranch Area F; and
WHEREAS, for the portions of the project within Area F, the City Council approved a Mitigated
Negative Declaration on February 15, 2000 (Resolution 34-00) which included approximately 147 acres
from other areas within Dublin Ranch; and
WHEREAS, on March 16, 2004, an EIR Addendum was certified by the City Council (Resolution
No. 43-04) pursuant to CEQA Guidelines Section 15164 related to PA 01-037; and
WHEREAS, a determination has been made for the project proposed under application PA 04-
042 that it has been adequately addressed in the 2004 EIR Addendum and would cause no environmental
impacts beyond those previously identified and addressed; and
ATTACHMENT
WHEREAS, the previously adopted mitigation monitoring program and all adopted supplemental
mitigation measures continue to apply to the project area; and
WHEREAS, the text of the Draft Development Agreement is attached to this resolution as Exhibit
A to the Ordinance; and
WHEREAS, the Planning Commission did hold a public hearing on said application on December
13, 2005; and
WHEREAS, proper notice of said public hearing was given in all respects as required bylaw; and
WHEREAS, the staff report was submitted recommending that the Planning Commission
recommend that the City Council approve the Development Agreement; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT the City of Dublin Planning Commission
does hereby make the following findings and determinations regarding said proposed Development
Agreement:
1. Said Agreement is consistent with the objectives, policies, general land uses and programs
specified in the Eastern Dublin Specific Plan/General Plan in that, a) the Eastern Dublin Specific
Plan/General Plan land use designation for the subject site is proposed to be Planned Development and
that the Developer's project is consistent with that designation; b) the project is consistent with the fiscal
policies in relation to provision of infrastructure and public services of the City's Eastern Dublin Specific
Plan/General Plan; c) the Agreement sets forth the rules the Developer and City will be governed by
during the development process which is required by the Eastern Dublin Specific Plan and the Mitigation
Monitoring Program of the Eastern Dublin Specific Plan.
2. Said Agreement is compatible with the uses authorized in, and the regulations prescribed
for, the land use district in which the real property is located in that the project approvals include a
Planned Development Rezone and Site Development Review.
3. Said Agreement is in conformity with public convenience, general welfare and good land
use practice in that the Developer's project will implement land use guidelines set forth in the Eastern
Dublin Specific Plan/General Plan, as proposed.
4. Said Agreement will not be detrimental to the health, safety and general welfare in that the
development will proceed in accordance with the Agreement and any Conditions of Approval for the
Project.
5. Said Agreement will not adversely affect the orderly development of the property or the
preservation of property values in that the development will be consistent with the City of Dublin Eastern
Dublin Specific Plan/General Plan.
Page 2 of 3
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT the City of Dublin Planning
Commission does hereby recommend that the City Council approve the Development Agreement between
Sorrento at Dublin Ranch I, L. P. and the City of Dublin for the Developer's project (PA 04-042).
PASSED, APPROVED AND ADOPTED this 13`h day of December of 2005.
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chairperson
ATTEST:
Planning Manager
G:\PA#\2004\04-042 Toll Area F & B\DA West\Sorren[o-draft PCReso-DA.doc
Page 3 of 3
ORDINANCE NO. XX - 05
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*****************************
APPROVING THE DEVELOPMENT AGREEMENT FOR
PA 04-042 SORRENTO AT DUBLIN RANCH AREA F WEST
(SORRENTO DUBLIN RANCH I, L. P.)
THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. RECITALS
A. The proposed project known as Son-ento at Dublin Ranch Area F West is located within
the boundaries of the Eastern Dublin Specific Plan, and was included in a group of approvals for Planned
Development under PA 04-042.
B. Pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines Section
15168, the Developer's project is within the scope of the Final Environmental Impact Report for the
Eastern Dublin General Plan Amendment and Specific Plan, which was certified by the City Council by
Resolution No. 51-93, the Addenda dated May 4, 1993 and August 22, 1994 (hereafter "Eastern Dublin
EIR" or "program EIR") (SCH91103064). The Program EIR was integral to the City Planning
Department and is incorporated herein by reference. The program EIR was integral to the planning
process and examined the direct and indirect effects, cumulative impacts, broad policy alternatives, and
area wide mitigation measures for developing Eastern Dublin. In connection with project PA O1-037 for
Dublin Ranch Area F, the City Council certified an EIR Addendum (Resolution No. 43-04) that is
available for review in the planning department and is incorporated herein by reference. In connection
with project PA 04-042 Sorrento at Dublin Ranch Area F West and Area F East and consistent with
CEQA and the CEQA Guidelines, the City made a determination that the project was adequately
addressed and would cause no environmental impacts beyond those previously identified and addressed.
All adopted supplemental mitigation measures continue to apply to the project area; and
C. A Development Agreement between the City of Dublin and Sonento at Dublin Ranch I, L.
P. (limited partnership) ("Developer")for Toll Brothers, Inc. has been presented to the City Council,
Exhibit A, attached hereto.
D. A public hearing on the proposed Development Agreement was held before the Planning
Commission on December 13, 2005, for which public notice was given as provided by law.
E. The Planning Commission has made its recommendation to the City Council for approval
of the Development Agreement.
F. A public hearing on the proposed Development Agreement was held before the City
Council on and ,for which public notice was given as provided by law.
G. The City Council has considered the recommendation of the Planning Commission who
considered the item at the December 13, 2005 meeting, including the Planning Commission's reasons for
its recommendation, the Agenda Statement, all comments received in writing and all testimony received
at the public hearing.
EXHIBIT A
Section 2. FINDINGS AND DETERMINATIONS
Therefore, on the basis of (a) the foregoing Recitals which are incorporated herein, (b) the City of
Dublin's General Plan, (c) the Eastern Dublin General Plan Amendment, (d) the Specific Plan, (e) the
EIR, (f) the individual Mitigated Negative Declarations (g) the Addendums and (h) the Agenda Statement,
and on the basis of the specific conclusions set forth below, the City Council finds and determines that:
1. The Development Agreement is consistent with the objectives, policies, general land uses
and programs specified and contained in the City's General Plan, as amended by the Eastern Dublin
General Plan Amendment, and in the Specific Plan in that (a) the General Plan and Specific Plan land use
designation for the site is Medium Density Residential and Neighborhood Square, and the proposed
project is consistent with that land use, (b) the project is consistent with the fiscal policies of the General
Plan and Specific Plan with respect to provision of infrastructure and public services, and (c) the
Development Agreement includes provisions relating to vesting of development rights, and similar
provisions set forth in the Specific Plan.
2. The Development Agreement is compatible with the uses authorized in, and the regulations
prescribed for, the land use districts in which the real property is located in that the project approvals include a
Stage 1 Development Plan Amendment, Stage 2 Development Plan, and Vesting Tentative Maps.
3. The Development Agreement is in conformity with public convenience, general welfare
and good land use policies in that the Developer's project will implement land use guidelines set forth in
the Specific Plan and the General Plan which have planned for Medium Density Residential and
Neighborhood Square uses at this location.
4. The Development Agreement will not be detrimental to the health, safety and general
welfare in that the Developer's project will proceed in accordance with all the programs and policies of
the Eastern Dublin Specific Plan.
5. The Development Agreement will not adversely affect the orderly development of property
or the preservation of property values in that the project will be consistent with the General Plan and with
the Specific Plan.
Section 3. APPROVAL
The City Council hereby approves the Development Agreement (Exhibit A to the Ordinance) and
authorizes the Mayor to execute it.
Section 4. RECORDATION
Within ten (10) days after the Development Agreement is fully executed by all parties, the City
Clerk shall submit the Agreement to the County Recorder for recordation.
Section 5. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be in force thirty (30) days from and after the date of its
passage. The City Clerk of the City of Dublin shall 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 day of
by the following votes:
AYES:
2
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\PA#\2004\04-042 Toll Area F & B\DA Wes[\Sorrento-draftOrd-DA.doc
RECORDING REQUESTED BY:
CITY OF DUBLIN
When Recorded Mail To:
City Clerk
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Fee Waived per GC 27383
Space above this line for Recorder's use
DEVELOPMENT AGREEMENT
BETWEEN THE
CITY OF DUBLIN
AND
SORRENTO DUBLIN RANCH I, L.P.
FOR SORRENTO WEST AT DUBLIN RANCH
(DUBLIN RANCH AREA F WEST)
EXHIBIT ~
~ ~ olro~-
THIS DEVELOPMENT AGREEMENT ("Agreement") is made and entered
in the City of Dublin on this th day of , 2005, by and
between the City of Dublin, a Municipal Corporation (hereafter "City"), and
Sorrento at Dublin Ranch I, a California limited partnership (hereafter
"Developer"), pursuant to the authority of §§ 65864 et seq. of the California
Government Code and Dublin Municipal Code, Chapter 8.56.
RECITALS
A. California Government Code §§ 65864 et seq. and Chapter 8.56 of
the Dublin Municipal Code (hereafter "Chapter 8.56") authorize the City to enter
into an agreement for the development of real property with any person having a
legal or equitable interest in such property in order to establish certain
development rights in such property; and
B. DEVELOPER desires to develop and holds legal interest in certain
real property consisting of approximately 44.1 acres of land, located in the City of
Dublin, County of Alameda, State of California, which is designated as Tract
7641 and is more particularly described in Exhibit A attached hereto and
incorporated herein by this reference, and which real property is hereafter called
the "Area F West Property"; and
C. The City Council adopted the Eastern Dublin Specific Plan by
Resolution No. 53-93 which Plan is applicable to the Property; and
D. The Eastern Dublin Specific Plan requires Developer to enter into
this development agreement; and
E. DEVELOPER acquired its interest in the Area F West Property from
Chang Su-O-Lin, Hong Lien Lin and Hong Yao Lin (the "tins") or the Lins
successors in interest; and
F. The Lins and CITY are parties to a "Master Development
Agreement Between the City of Dublin and The Lin Family for the Dublin Ranch
Project (Areas A, B, C, D, E, F, G and H) ("Master Development Agreement"),
section 7 of which requires DEVELOPER to enter into aproject-specific
development agreement in accordance with the Eastern Dublin Specific Plan;
and
G. DEVELOPER proposes the development of the Property with 423
residential units (the "Project"); and
Dublin/Sorrento Development Agreement Page 2 of 16
For Sorrento West at Dublin Ranch (Area F West) DRAFT: November 9, 2005
~soiaz.z
H. DEVELOPER has applied for, and CITY has approved various land
use approvals in connection with the development of the Project, including an
amendment to the General Plan and Eastern Dublin Specific Plan (City Council
Resolution No. 47-04), PD District rezoning and related Stage 1 and Stage 2
development plans (City Council Ordinances No. 12-04 and No. 24-05), Master
Vesting Tentative Map for Tract 7641 (Planning Commission Resolution No. 05-
52), Neighborhood Vesting Tentative Maps for Tract 7642 (Neighborhood 1),
Tract 7643 (Neighborhood 2), Tract 7644 (Neighborhood 3), Tract 7645
(Neighborhood 4), Tract 7646 (Neighborhood 5) (Planning Commission
Resolution 05-52), and site development review (Planning Commission
Resolution No. 05-52) (collectively, together with any approvals or permits now or
hereafter issued with respect to the Project, the "Project Approvals"); and
I. Development of the Property by Developer may be subject to
certain future discretionary approvals, which, if granted, shall automatically
become part of the Project Approvals as each such approval becomes effective;
and
J. City desires the timely, efficient, orderly and proper development of
said Project; and
K. The City Council has found that, among other things, this
Agreement is consistent with its General Plan and the Eastern Dublin Specific
Plan and has been reviewed and evaluated in accordance with Chapter 8.56;
and
L. City and Developer have reached agreement and desire to express
herein a development agreement that will facilitate development of the Project
subject to conditions set forth herein; and
M. On , 20 ,the City Council of the City of Dublin
adopted Ordinance No. 24-05 approving this Agreement. The ordinance took
effect on November 4, 2005 ("the Approval Date").
NOW, THEREFORE, with reference to the foregoing recitals and in
consideration of the mutual promises, obligations and covenants herein
contained, City and Developer agree as follows:
AGREEMENT
Description of Property.
The Property that is the subject of this Agreement is described in Exhibit A
attached hereto.
Dublin/Sorrento Development Agreement Page 3 of 16
For Sorrento West at Dublin Ranch (Area F West) DRAFT: November 9, 2005
~soiaz2
2. Interest of Developer.
The Developer has a legal or equitable interest in the Property in that it
owns the Property in fee simple.
3. Relationship of Citv and Developer.
It is understood that this Agreement is a contract that has been negotiated
and voluntarily entered into by City and Developer and that the Developer is not
an agent of City. The City and Developer hereby renounce the existence of any
form of joint venture or partnership between them, and agree that nothing
contained herein or in any document executed in connection herewith shall be
construed as making the City and Developer joint venturers or partners.
4. Effective Date and Term.
4.1. Effective Date. The effective date of this Agreement shall be the
Approval Date.
4.2. Term. The term of this Agreement shall commence on the
effective date and extend five (5) years thereafter, unless said term is otherwise
terminated or modified by circumstances set forth in this Agreement.
5. Use of the Property.
5.1. Right to Develop. Developer shall have the vested right to develop
the Project on the Property in accordance with the terms and conditions of this
Agreement, the Project Approvals (as and when issued), and any amendments
to any of them as shall, from time to time, be approved pursuant to this
Agreement.
5.2. Permitted Uses. The permitted uses of the Property, the density
and intensity of use, the maximum height, bulk and size of proposed buildings,
provisions for reservation or dedication of land for public purposes and location
and maintenance of on-site and off-site improvements, location of public utilities
(operated by City) and other terms and conditions of development applicable to
the Property, shall be those set forth in this Agreement, the Project Approvals
and any amendments to this Agreement or the Project Approvals.
5.3. Additional Conditions. Provisions for the following ("Additional
Conditions") are set forth in Exhibit B attached hereto and incorporated herein by
reference.
5.3.1. Subsequent Discretionary Approvals. Conditions, terms,
restrictions, and requirements for subsequent discretionary actions.
Dublin/Sorrento Development Agreement Page 4 of 16
For Sorrento West at Dublin Ranch (Area F West) DRAFT: November 9, 2005
~soiaz.z
(These conditions do not affect Developer's responsibility to obtain all
other land use approvals required by the ordinances of the City of Dublin
other approvals from regulatory agencies.)
Not Applicable
5.3.2. Mitigation Conditions. Additional or modified conditions
agreed upon by the parties in order to eliminate or mitigate adverse
environmental impacts of the Project or otherwise relating to development
of the Project.
See Exhibit B
5.3.3. Phasing, Timing. Provisions that the Project be constructed
in specified phases, that construction shall commence within a specified
time, and that the Project or any phase thereof be completed within a
specified time.
See Exhibit B
5.3.4. Financing Plan. Financial plans which identify necessary
capital improvements such as streets and utilities and sources of funding.
See Exhibit B
5.3.5. Fees. Dedications. Terms relating to payment of fees or
dedication of property.
See Exhibit B
5.3.6. Reimbursement. Terms relating to subsequent
reimbursement over time for financing of necessary public facilities.
See Exhibit B
5.3.7. Miscellaneous. Miscellaneous terms.
See Exhibit B
6. Applicable Rules Regulations and Official Policies.
6.1. Rules re Permitted Uses. For the term of this Agreement, the City's
ordinances, resolutions, rules, regulations and official policies governing the
permitted uses of the Property, governing density and intensity of use of the
Property and the maximum height, bulk and size of proposed buildings shall be
those in force and effect on the effective date of the Agreement.
Dublin/Sorrento Development Agreement Page 5 of 16
For Sorrento West at Dublin Ranch (Area F West) DRAFT: November 9, 2005
~soiaz2
6.2. Rules re Design and Construction. Unless otherwise expressly
provided in Paragraph 5 of this Agreement, the ordinances, resolutions, rules,
regulations and official policies governing design, improvement and construction
standards and specifications applicable to the Project shall be those in force and
effect at the time of the applicable discretionary approval, whether the date of
that approval is prior to or after the date of this Agreement. Ordinances,
resolutions, rules, regulations and official policies governing design, improvement
and construction standards and specifications applicable to public improvements
to be constructed by Developer shall be those in force and effect at the time of
the applicable discretionary approval, whether date of approval is prior to or after
the date of this Agreement.
6.3. Uniform Codes Applicable. Unless expressly provided in
Paragraph 5 of this Agreement, the Project shall be constructed in accordance
with the provisions of the Uniform Building, Mechanical, Plumbing, Electrical and
Fire Codes and Title 24 of the California Code of Regulations, relating to Building
Standards, in effect at the time of approval of the appropriate building, grading, or
other construction permits for the Project.
7. Subsequently Enacted Rules and Regulations.
7.1. New Rules and Regulations. During the term of this Agreement,
the City may apply new or modified ordinances, resolutions, rules, regulations
and official policies of the City to the Property which were not in force and effect
on the effective date of this Agreement and which are not in conflict with those
applicable to the Property as set forth in this Agreement if: (a) the application of
such new or modified ordinances, resolutions, rules, regulations or official
policies would not prevent, impose a substantial financial burden on, or materially
delay development of the Property as contemplated by this Agreement and the
Project Approvals and (b) if such ordinances, resolutions, rules, regulations or
official policies have general applicability.
7.2. Approval of Application. Nothing in this Agreement shall prevent
the City from denying or conditionally approving any subsequent land use permit
or authorization for the Project on the basis of such new or modified ordinances,
resolutions, rules, regulations and policies except that such subsequent actions
shall be subject to any conditions, terms, restrictions, and requirements expressly
set forth herein.
7.3. Moratorium Not Applicable. Notwithstanding anything to the
contrary contained herein, in the event an ordinance, resolution or other measure
is enacted, whether by action of City, by initiative, referendum, or otherwise, that
imposes a building moratorium, a limit on the rate of development or a voter-
approval requirement which affects the Project on all or any part of the Property,
City agrees that such ordinance, resolution or other measure shall not apply to
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the Project, the Property, this Agreement or the Project Approvals unless the
building moratorium is imposed as part of a declaration of a local emergency or
state of emergency as defined in Government Code § 8558.
8. Subsequently Enacted or Revised Fees, Assessments and Taxes
8.1. Fees, Exactions, Dedications City and Developer agree that the
fees payable and exactions required in connection with the development of the
Project for purposes of mitigating environmental and other impacts of the Project,
providing infrastructure for the Project and complying with the Specific Plan shall
be those set forth in the Project Approvals and in this Agreement (including
Exhibit B). The City shall not impose or require payment of any other fees,
dedications of land, or construction of any public improvement or facilities, shall
not increase or accelerate existing fees, dedications of land or construction of
public improvements, or impose other exactions in connection with any
subsequent discretionary approval for the Property, except as set forth in the
Project Approvals and this Agreement (including Exhibit B, subparagraph 5.3.5).
8.2. Revised Application Fees. Any existing application, processing and
inspection fees that are revised during the term of this Agreement shall apply to
the Project provided that (1) such fees have general applicability; (2) the
application of such fees to the Property is prospective only; and (3) the
application of such fees would not prevent, impose a substantial financial burden
on, or materially delay development in accordance with this Agreement.
8.3. New Taxes. Any subsequently enacted city-wide taxes shall apply
to the Project provided that: (1) the application of such taxes to the Property is
prospective; and (2) the application of such taxes would not prevent development
in accordance with this Agreement.
8.4. Assessments. Nothing herein shall be construed to relieve the
Property from assessments levied against it by City pursuant to any statutory
procedure for the assessment of property to pay for infrastructure and/or services
which benefit the Property.
8.5. Vote on Future Assessments and Fees. In the event that any
assessment, fee or charge which is applicable to the Property is subject to Article
XIIID of the Constitution and Developer does not return its ballot, Developer
agrees, on behalf of itself and its successors, that City may count Developer's
ballot as affirmatively voting in favor of such assessment, fee or charge.
Amendment or Cancellation.
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9.1. Modification Because of Conflict with State or Federal Laws. In the
event that state or federal laws or regulations enacted after the effective date of
this Agreement prevent or preclude compliance with one or more provisions of
this Agreement or require changes in plans, maps or permits approved by the
City, the parties shall meet and confer in good faith in a reasonable attempt to
modify this Agreement to comply with such federal or state law or regulation.
Any such amendment or suspension of the Agreement shall be subject to
approval by the City Council in accordance with Chapter 8.56.
9.2. Amendment by Mutual Consent. This Agreement may be amended
in writing from time to time by mutual consent of the parties hereto and in
accordance with the procedures of State law and Chapter 8.56.
9.3. Insubstantial Amendments. Notwithstanding the provisions of the
preceding paragraph 9.2, any amendments to this Agreement which do not relate
to (a) the term of the Agreement as provided in paragraph 4.2; (b) the permitted
uses of the Property as provided in paragraph 5.2; (c) provisions for "significant"
reservation or dedication of land as provided in Exhibit B; (d) conditions, terms,
restrictions or requirements for subsequent discretionary actions; (e) the density
or intensity of use of the Project; (f) the maximum height or size of proposed
buildings; or (g) monetary contributions by Developer as provided in this
Agreement, shall not, except to the extent otherwise required by law, require
notice or public hearing before either the Planning Commission or the City
Council before the parties may execute an amendment hereto. The City
Engineer shall determine whether a reservation or dedication is "significant".
9.4. Amendment of Proiect Approvals. Any amendment of Project
Approvals relating to: (a) the permitted use of the Property; (b) provision for
reservation or dedication of land; (c) conditions, terms, restrictions or
requirements for subsequent discretionary actions; (d) the density or intensity of
use of the Project; (e) the maximum height or size of proposed buildings; (f)
monetary contributions by the Developer; or (g) public improvements to be
constructed by Developer shall require an amendment of this Agreement. Such
amendment shall be limited to those provisions of this Agreement which are
implicated by the amendment of the Project Approval. Any other amendment of
the Project Approvals, or any of them, shall not require amendment of this
Agreement unless the amendment of the Project Approval(s) relates specifically
to some provision of this Agreement.
9.5. Cancellation by Mutual Consent. Except as otherwise permitted
herein, this Agreement may be canceled in whole or in part only by the mutual
consent of the parties or their successors in interest, in accordance with the
provisions of Chapter 8.56. Any fees paid pursuant to Paragraph 5.3 and Exhibit
B of this Agreement prior to the date of cancellation shall be retained by City.
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10. Term of Proiect Approvals.
10.1. Pursuant to California Government Code Section 66452.6(a), the
term of the vesting tentative map described in Recital F above shall automatically
be extended for the term of this Agreement. The term of any other Project
Approval shall be extended only if so provided in Exhibit B.
11. Annual Review
11.1. Review Date. The annual review date for this Agreement shall be
between July 15 and August 15, 2006 and each July 15 to August 15 thereafter.
11.2. Initiation of Review. The City's Community Development Director
shall initiate the annual review, as required under Section 8.56.140 of Chapter
8.56, by giving to Developer thirty (30) days' written notice that the City intends to
undertake such review. Developer shall provide evidence to the Community
Development Director prior to the hearing on the annual review, as and when
reasonably determined necessary by the Community Development Director, to
demonstrate good faith compliance with the provisions of the Agreement. The
burden of proof by substantial evidence of compliance is upon the Developer.
11.3. Staff Reports. To the extent practical, City shall deposit in the mail
and fax to Developer a copy of all staff reports, and related exhibits concerning
contract performance at least five (5) days prior to any annual review.
11.4. Costs. Costs reasonably incurred by City in connection with the
annual review shall be paid by Developer in accordance with the City's schedule
of fees in effect at the time of review.
12. Default.
12.1. Other Remedies Available. Upon the occurrence of an event of
default, the parties may pursue all other remedies at law or in equity which are
not otherwise provided for in this Agreement or in City's regulations governing
development agreements, expressly including the remedy of specific
performance of this Agreement.
12.2. Notice and Cure. Upon the occurrence of an event of default by
either party, the nondefaulting party shall serve written notice of such default
upon the defaulting party. If the default is not cured by the defaulting party within
thirty (30) days after service of such notice of default, the nondefaulting party
may then commence any legal or equitable action to enforce its rights under this
Agreement; provided, however, that if the default cannot be cured within such
thirty (30) day period, the nondefaulting party shall refrain from any such legal or
equitable action so long as the defaulting party begins to cure such default within
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such thirty (30) day period and diligently pursues such cure to completion.
Failure to give notice shall not constitute a waiver of any default.
12.3. No Damages Against Citv. In no event shall damages be awarded
against City upon an event of default or upon termination of this Agreement.
13. Estoppel Certificate.
13.1. Either party may, at any time, and from time to time, request written
notice from the other party requesting such party to certify in writing that, (a) this
Agreement is in full force and effect and a binding obligation of the parties,
(b) this Agreement has not been amended or modified either orally or in writing,
or if so amended, identifying the amendments, and (c) to the knowledge of the
certifying party the requesting party is not in default in the performance of its
obligations under this Agreement, or if in default, to describe therein the nature
and amount of any such defaults. A party receiving a request hereunder shall
execute and return such certificate within thirty (30) days following the receipt
thereof, or such longer period as may reasonably be agreed to by the parties.
City Manager of City shall be authorized to execute any certificate requested by
Developer. Should the party receiving the request not execute and return such
certificate within the applicable period, this shall not be deemed to be a default,
provided that such party shall be deemed to have certified that the statements in
clauses (a) through (c) of this section are true, and any party may rely on such
deemed certification.
14. Mortgaqee Protection; Certain Rights of Cure.
14.1. Mortgaqee Protection. This Agreement shall be superior and
senior to any lien placed upon the Property, or any portion thereof after the date
of recording this Agreement, including the lien for any deed of trust or mortgage
("Mortgage"). Notwithstanding the foregoing, no breach hereof shall defeat,
render invalid, diminish or impair the lien of any Mortgage made in good faith and
for value, but all the terms and conditions contained in this Agreement shall be
binding upon and effective against any person or entity, including any deed of
trust beneficiary or mortgagee ("Mortgagee") who acquires title to the Property, or
any portion thereof, by foreclosure, trustee's sale, deed in lieu of foreclosure, or
otherwise.
14.2. Mortaagee Not Obligated. Notwithstanding the provisions of
Section 14.1 above, no Mortgagee shall have any obligation or duty under this
Agreement, before or after foreclosure or a deed in lieu of foreclosure, to
construct or complete the construction of improvements, or to guarantee such
construction of improvements, or to guarantee such construction or completion,
or to pay, perform or provide any fee, dedication, improvements or other exaction
or imposition; provided, however, that a Mortgagee shall not be entitled to devote
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the Property to any uses or to construct any improvements thereon other than
those uses or improvements provided for or authorized by the Project Approvals
or by this Agreement.
14.3. Notice of Default to Mortgagee and Extension of Right to Cure. If
City receives notice from a Mortgagee requesting a copy of any notice of default
given Developer hereunder and specifying the address for service thereof, then
City shall deliver to such Mortgagee, concurrently with service thereon to
Developer, any notice given to Developer with respect to any claim by City that
Developer has committed an event of default. Each Mortgagee shall have the
right during the same period available to Developer to cure or remedy, or to
commence to cure or remedy, the event of default claimed set forth in the City's
notice. City, through its City Manager, may extend the thirty-day cure period
provided in paragraph 12.2 for not more than an additional sixty (60) days upon
request of Developer or a Mortgagee.
15. Severability.
15.1. The unenforceability, invalidity or illegality of any provisions,
covenant, condition or term of this Agreement shall not render the other
provisions unenforceable, invalid or illegal.
16. Attorneys' Fees and Costs.
16.1. If City or Developer initiates any action at law or in equity to enforce
or interpret the terms and conditions of this Agreement, the prevailing party shall
be entitled to recover reasonable attorneys' fees and costs in addition to any
other relief to which it may otherwise be entitled. If any person or entity not a
party to this Agreement initiates an action at law or in equity to challenge the
validity of any provision of this Agreement or the Project Approvals, the parties
shall cooperate in defending such action. Developer shall bear its own costs of
defense as a real party in interest in any such action, and shall reimburse City for
all reasonable court costs and attorneys' fees expended by City in defense of any
such action or other proceeding.
17. Transfers and Assignments.
17.1. Rioht to Assign. Developer may wish to sell, transfer or assign all
or portions of its Property to other developers (each such other developer is
referred to as a "Transferee"). In connection with any such sale, transferor
assignment to a Transferee, Developer may sell, transfer or assign to such
Transferee any or all rights, interests and obligations of Developer arising
hereunder and that pertain to the portion of the Property being sold or
transferred, to such Transferee, provided, however, that: no such transfer, sale or
assignment of Developer's rights, interests and obligations hereunder shall occur
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without prior written notice to City and approval by the City Manager, which
approval shall not be unreasonably withheld or delayed.
17.2. Approval and Notice of Sale Transfer or Assignment. The City
Manager shall consider and decide on any transfer, sale or assignment within ten
(10) days after Developer's notice, provided all necessary documents,
certifications and other information are provided to the City Manager to enable
the City Manager to determine whether the proposed Transferee can perform the
Developer's obligations hereunder. Notice of any such approved sale, transferor
assignment (which includes a description of all rights, interests and obligations
that have been transferred and those which have been retained by Developer)
shall be recorded in the official records of Alameda County, in a form acceptable
to the City Manager, concurrently with such sale, transferor assignment.
17.3. Effect of Sale Transfer or Assignment. Developer shall be
released from any obligations hereunder sold, transferred or assigned to a
Transferee pursuant to subparagraph 17.1 of this Agreement, provided that: a)
such sale, transfer or assignment has been approved by the City Manager
pursuant to subparagraph 17.1 of this Agreement; and b) such obligations are
expressly assumed by Transferee and provided that such Transferee shall be
subject to all the provisions hereof and shall provide all necessary documents,
certifications and other necessary information prior to City Manager approval
pursuant to subparagraphs 17.1 and 17.2 of this Agreement.
17.4. Permitted Transfer Purchase or Assignment. The sale or other
transfer of any interest in the Property to a purchaser ("Purchaser") pursuant to
the exercise of any right or remedy under a deed of trust encumbering
Developer's interest in the Property shall not require City Manager approval
pursuant to the provision of paragraph 17.1. Any subsequent transfer, sale or
assignment by the Purchaser to a subsequent transferee, purchaser, or assignee
shall be subject to the provisions of paragraph 17.1.
17.5. Termination of Agreement Upon Sale of Individual Lots to Public.
Notwithstanding any provisions of this Agreement to the contrary, the burdens of
this Agreement shall terminate as to any lot which has been finally subdivided
and individually (and not in "bulk") leased (for a period of longer than one year) or
sold to the purchaser or user thereof and thereupon and without the execution or
recordation of any further document or instrument such lot shall be released from
and no longer be subject to or burdened by the provisions of this Agreement;
provided, however, that the benefits of this Agreement shall continue to run as to
any such lot until a building is constructed on such lot, or until the termination of
this Agreement, if earlier, at which time this Agreement shall terminate as to such
lot.
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18. Aoreement Runs with the Land
18.1. All of the provisions, rights, terms, covenants, and obligations
contained in this Agreement shall be binding upon the parties and their
respective heirs, successors and assignees, representatives, lessees, and all
other persons acquiring the Property, or any portion thereof, or any interest
therein, whether by operation of law or in any manner whatsoever. All of the
provisions of this Agreement shall be enforceable as equitable servitude and
shall constitute covenants running with the land pursuant to applicable laws,
including, but not limited to, Section 1468 of the Civil Code of the State of
California. Each covenant to do, or refrain from doing, some act on the Property
hereunder, or with respect to any owned property, (a) is for the benefit of such
properties and is a burden upon such properties, (b) runs with such properties,
and (c) is binding upon each party and each successive owner during its
ownership of such properties or any portion thereof, and shall be a benefit to and
a burden upon each party and its property hereunder and each other person
succeeding to an interest in such properties.
19. Bankruptcy.
19.1. The obligations of this Agreement shall not be dischargeable in
bankruptcy.
20. Indemnification
20.1. Developer agrees to indemnify, defend and hold harmless City, and
its elected and appointed councils, boards, commissions, officers, agents,
employees, and representatives from any and all claims, costs (including legal
fees and costs) and liability for any personal injury or property damage which
may arise directly or indirectly as a result of any actions or inactions by the
Developer, or any actions or inactions of Developer's contractors,
subcontractors, agents, or employees in connection with the construction,
improvement, operation, or maintenance of the Project, provided that Developer
shall have no indemnification obligation with respect to negligence or wrongful
conduct of City, its contractors, subcontractors, agents or employees or with
respect to the maintenance, use or condition of any improvement after the time it
has been dedicated to and accepted by the City or another public entity (except
as provided in an improvement agreement or maintenance bond).
21. Insurance
21.1. Public Liability and Property Damaoe Insurance. During the term of
this Agreement, Developer shall maintain in effect a policy of comprehensive
general liability insurance with aper-occurrence combined single limit of not less
than one million dollars ($1,000,000.00) with a One Hundred Thousand Dollar
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($100,000) self insurance retention per claim. The policy so maintained by
Developer shall name the City as an additional insured and shall include either a
severability of interest clause orcross-liability endorsement.
21.2. Workers Compensation Insurance. During the term of this
Agreement Developer shall maintain Worker's Compensation insurance for all
persons employed by Developer for work at the Project site. Developer shall
require each contractor and subcontractor similarly to provide Worker's
Compensation insurance for its respective employees. Developer agrees to
indemnify the City for any damage resulting from Developer's failure to maintain
any such insurance.
21.3. Evidence of Insurance. Prior to City Council approval of this
Agreement, Developer shall furnish City satisfactory evidence of the insurance
required in Sections 21.1 and 21.2 and evidence that the carrier is required to
give the City at least fifteen days prior written notice of the cancellation or
reduction in coverage of a policy. The insurance shall extend to the City, its
elective and appointive boards, commissions, officers, agents, employees and
representatives and to Developer performing work on the Project.
22. Sewer and Water.
22.1. Developer acknowledges that it must obtain water and sewer
permits from the Dublin San Ramon Services District ("DSRSD") which is another
public agency not within the control of City.
23. Notices.
23.1. All notices required or provided for under this Agreement shall be in
writing. Notices required to be given to City shall be addressed as follows:
City Manager
City of Dublin
100 Civic Plaza
Dublin, CA 94568
FAX No. (925) 833-6651
Notices required to be given to Developer shall be addressed as follows:
Jeff Schnurr
Sorrento at Dublin Ranch I. L.P.
100 Park Place #140
San Ramon, CA 94583
FAX No. (925) 855-9927
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A party may change address by giving notice in writing to the other party
and thereafter all notices shall be addressed and transmitted to the new address.
Notices shall be deemed given and received upon personal delivery, or if mailed,
upon the expiration of 48 hours after being deposited in the United States Mail.
Notices may also be given by overnight courier which shall be deemed given the
following day or by facsimile transmission which shall be deemed given upon
verification of receipt.
24. Agreement is Entire Understanding.
This Agreement constitutes the entire understanding and agreement of the
parties.
25. Exhibits.
The following documents are referred to in this Agreement and are
attached hereto and incorporated herein as though set forth in full:
Exhibit A Legal Description of Property
Exhibit B Additional Conditions
26. Counterparts.
This Agreement is executed in three (3) duplicate originals, each of which
is deemed to be an original.
27. Recordation.
City shall record a copy of this Agreement within ten days following
execution by all parties.
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IN WITNESS WHEREOF, the parties hereto have caused this Agreement
to be executed as of the date and year first above written.
CITY OF DUBLIN
By:
Mayor
ATTEST:
By:
City Clerk
APPROVED AS TO FORM:
City Attorney
Date:
Date:
SORRENTO AT DUBLIN RANCH I, L.P.
a California limited partnership
By:
Its ~P l (-'~ Q ~~S ~ b 1ct~tT
Date: NyVembex 30'", Zt~`y
(NOTARIZATION ATTACHED)
Dublin/Sorrento Development Agreement
For Sorrento West at Dublin Ranch (Area F West)
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Page 16 of 16
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Exhibit A
Legal Description of Area F West Property
Real property in the City of Dublin, County of Alameda, State of California,
described as follows:
Parcel 6 as shown on the Final Map of Tract 7281, filed September 3, 2004, Map
Book 277, Pages 82 to 85 inclusive, Alameda County Records.
EXHIBIT B
Additional Conditions
The following Additional Conditions are hereby imposed pursuant to
Paragraph 5.3 above.
Subparaaraph 5 3 1 -- Subsequent Discretionary Approvals
None.
Subparaaraph 5 3 2 -- Mitiaation Conditions
Subsection a. Infrastructure Seguencina Program
The Infrastructure Sequencing Program for the Project is set forth below.
(i) Roads:
The project-specific roadway improvements (and offers of
dedication) identified in Resolution No. 05-52 of the City of Dublin Planning
Commission approving Site Development Review for Sorrento at Dublin Ranch
Area F, Master Vesting Tentative Tract Map 7641 for Area F West, and
Neighborhood Vesting Tentative Tract Maps 7642, 7643, 7644, 7645, and 7646
for Neighborhoods 1 through 5 for PA 04-042 (hereafter "SDR and VTM
Resolution') shall be completed by Developer to the satisfaction of the City
Engineer at the times and in the manner specified in the SDR and VTM
Resolution unless otherwise provided below. All such roadway improvements
shall be constructed to the satisfaction and requirements of City's City Engineer.
(ii) Sewer.
All sanitary sewer improvements to serve the project site (or any
recorded phase of the Project) shall be completed in accordance with DSRSD
requirements.
(iii) Water.
An all weather roadway and an approved hydrant and water supply
system shall be available and in service at the site in accordance with the
tentative map conditions of approval to the satisfaction and requirements of the
City's fire department.
All potable water system components to serve the project site shall
be completed in accordance with the DSRSD requirements.
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Recycled water lines shall be installed in accordance with the
tentative map conditions of approval.
(iv) Storm Drainage.
The storm drainage systems off-site, as well as on-site drainage
systems for the areas to be occupied, shall be improved consistent with the
tentative map conditions of approval and to the satisfaction and requirements of
the Dublin Public Works Department applying City's standards and policies which
are in force and effect at the time of issuance of the permit for the proposed
improvements. Proper erosion control measures must be installed at
development sites within the City during construction, and all activities shall
adhere to Best Management Practices.
(v)
Construction shall be completed by phase prior to issuance of the
first Certificate of Occupancy for any building within that specific phase of
occupancy for the Project.
Subsection b. Miscellaneous
(i) Completion May Be Deferred.
Notwithstanding the foregoing, the City Engineer may, in his or her
sole discretion and upon receipt of documentation in a form satisfactory to the
City Engineer that assures completion, allow Developer to defer completion of
discrete portions of any public improvements for the Project if the City Engineer
determines that to do so would not jeopardize the public health, safety or welfare.
(ii) Neighborhood Square
Condition 15 to Tract 7641 (Area F West) as set forth in the SDR
and VTM Resolution reads as follows:
Neighborhood Square. The Neighborhood Square, Parcel 8, shall
contain a minimum of 2.00 acres and be shown on the Final Map
as future parkland to be deeded to the City of Dublin by separate
document. The parcel line shall be at the back of curb. The
Neighborhood Square shall be rough graded, as shown on the
Tract 7641 Tentative Map Grading Plan including erosion control
measures, to the satisfaction of the City Engineer, and dedicated to
the City of Dublin prior to fhe issuance of building permit for the
200th unit within Tract 7641. The City will not accept this parcel
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until the site is rough graded. Neighborhood parkland credits will
not be provided until the site is accepted by the City.
Since the obligations in Condition 15 to Tract 7641 cannot be
satisfied prior to the recording of the final map, DEVELOPER agrees, in
exchange for the City's allowing the Tract 7641 final map to be recorded, that the
City may withhold the issuance of (and will not oppose City's refusal to issue)
more than 199 building permits within the Project until such time as the
Neighborhood Square is rough graded and dedicated as contemplated in
Condition 16 to Tract 7641.
(iii) Private Recreational Facilities in Tract 7641
Condition 8 to Site Development Review as set forth in the SDR
and VTM Resolution reads as follows:
Private Recreational Facilities in Tract 7641: Complete building
permit application for the private recreation facility within Tract 7641
shall be submitted to the Building Department prior to the issuance
of the first building permit within Tracts 7642 - 7646
(Neighborhoods 1 - 5). The private recreation facility shall be
completed and open prior to the issuance of the occupancy permit
for the 300t" unit within Tracts 7642 - 7646 (Neighborhoods 1 - 5).
DEVELOPER agrees that the City may withhold issuance of (and
will not oppose City's refusal to issue) more than 299 occupancy permits within
Tracts 7642-7646 until such time as the private recreation facility is completed
and open.
Subparagraph 5.3.3 -- Phasing, Timing
This Agreement contains no requirements that Developer must initiate or
complete development of the Project within any period of time set by City. It is
the intention of this provision that Developer be able to develop the Property in
accordance with its own time schedules and the Project Approvals.
Subparagraph 5.3.4 --Financing Plan
Developer will install all improvements necessary for the Project at its own
cost (subject to credits for any improvements which qualify for credits as provided
in Subparagraph 5.3.6 below).
Other infrastructure necessary to provide sewer, potable water, and
recycled water services to the Project will be made available by the Dublin San
Ramon Services District. Developer will enter into an "Area Wide Facilities
Agreement" with the Dublin San Ramon Services District to pav for the cost of
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extending such services to the Project. Such services shall be provided as set
forth in Subparagraph 5.3.2(a)(ii) and (iii) above.
Subparagraph 5 3 5 -- Fees Dedications
Subsection a. Traffic Impact Fees.
Developer shall pay the Eastern Dublin Traffic Impact Fee ("TIF")
established by Resolution No. 225-99, including any future amendments to such
fee that may be in effect at the time of issuance of building permits. Developer
will pay such fees no later than the time of issuance of building permits and in the
amount of the impact fee in effect at time of building permit issuance.
Developer further agrees that it will pay eleven percent (11 %) of the
"Section 1/Category 1" portion of the TIF in cash.
Developer also agrees that it will pay twenty-five percent (25%) of the
"Section 2/Category 2" portion of the TIF in cash. If City amends its TIF fee and
as a result the City's outstanding balance due on loans is less than 25% of total
Section 2/Category 2 improvements, the Developer shall pay such reduced
percentage of the "Section 2/Category 2" portion of the TIF in cash.
Subsection b. Traffic Impact Fee to Reimburse Pleasanton for
Freeway Interchanges.
Developer shall pay the Eastern Dublin I-580 Interchange Fee established
by City of Dublin Resolution No. 11-96 as amended by Resolution No. 155-98
and by any subsequent resolution which revises such Fee that may be in effect
at the time of issuance of building permits. Developer will pay such fees no later
than the time of issuance of building permits and in the amount of the impact fee
in effect at time of building permit issuance.
Subsection c. Public Facilities Fees.
Developer shall pay a Public Facilities Fee established by City of Dublin
Resolution No. 214-02, including any future amendments to such fee that may be
in effect at the time of issuance of building permits. Developer will pay such fees
no later than the time of issuance of building permits and in the then-current
amount of the fee.
Dublin/Sorrento Development Agreement Page 4 of 5
For Sorrento West at Dublin Ranch (Area FWest) - EXHIBIT B DRAFT: November 9, 2005
~so,az.z
Subsection d. Noise Mitigation Fee.
Developer shall pay a Noise Mitigation Fee established by City of Dublin
Resolution No. 33-96, including any future amendments to such fee that may be
in effect at the time of issuance of building permits. Developer will pay such fees
no later than the time of issuance of building permits and in the amount of the fee
in effect at time of building permit issuance.
Subsection e. School Impact Fees.
School impact fees shall be paid by Developer in accordance with
Government Code section 53080 and the agreement between Developer's
predecessor in interest and the Dublin Unified School District regarding payment
of school mitigation fees.
Subsection f. Fire Impact Fees.
Developer shall pay a fire facilities fee established by City of Dublin
Resolution No. 12-03 including any future amendments to such fee that may be
in effect at the time of issuance of building permits. Developer will pay such fees
no later than the time of issuance of building permits and in the amount of the fee
in effect at time of building permit issuance.
Subparagraph 5.3.6 --Credit
Subsection a. Traffic Impact Fee Improvements --Credit
City shall provide a credit to Developer for those improvements described
in the resolution establishing the Eastern Dublin Traffic Impact Fee if such
improvements are constructed by the Developer in their ultimate location. All
aspects of the credit shall be covered by City's Administrative Guidelines for
Eastern Dublin Traffic Impact Fees (Resolution No. 23-99 ("TIF Guidelines").
Subsection b. Traffic Impact Fee Right-of-Way Dedications --
Credit
City shall provide a credit to Developer for any TIF area right-of-way to be
dedicated by Developer to City which is required for improvements which are
described in the resolution establishing the Eastern Dublin Traffic Impact Fee.
All aspects of the credits shall be governed by the TIF Guidelines.
Dublin/Sorrento Development Agreement Page 5 of 5
For Sorrento West at Dublin Ranch (Area FWest) - EXHIBIT B DRAFT: November 9, 2005
~soiaz.z
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DUBLIN RANCH
AREA F WEST
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STAGE 2 DEVELOPMENT PLANIPLANNED DEVELOPMENT REZONE
AREA F EAST AND AREA F WEST VESTING TENTATIVE MAPS
SITE DEVELOPMENT REVIEW
Dublin, California
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Sorrento -West
Dublin Ranch Area F
ATTACHMENT 3
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: September 13, 2005
SUBJECT: PUBLIC HEARING: PA 04-042 Sorrento at Dublin Ranch Area F
(south of Gleason Drive) submitted by Tol] Brothers, Inc. requesting an
amendment Stage 1 Planned Development Zoning amendment to PA O] -
037, Stage 2 Planned Development zoning, Site Development Review,
Master Vesting Tentative Tract Maps 7641 & 7651, and ten Neighborbood
Vesting Tentative Tract Maps 7642, 7643, 7644, 7645, 7646, 7652, 7653,
7654, 7655 & 7656. ,~ o
(Report Prepared by Mike Porto. Planning Consultant) ~/
ATTACHMENTS: 1. Sorrento at Dublin Ranch Area FEast/West -spiral bound proposal
Stage I & II PD Rezone Package dated received on August 17,
2005 (Distributed under separate cover)
2. Sorrento at Dublin Ranch Area FWest -spiral bound proposal Site
Development Review Package dated received on August 17, 2005
(Distributed under separate cover)
3. Sorrento at Dublin Ranch Area FEast -spiral bound proposal Site
Development Review Package dated received on August 17, 2005
(Distributed under sepazate cover)
4. Sorrento at Dublin Ranch Area F EasUWest -spiral bound Vesting
Tentative Map Package dated received on August 17, 2005
(Distributed under separate cover)
5. Resolution recommending City Council approval of an amendment
to Stage 1 Planned Development Zoning to PA 01-037 and Stage 2
Planned Development (PD) Zoning for Sorrento at Dublin Ranch
Area F East & Area F West (south of Gleason Drive) with draft
Ordinance attached as Exhibit A
6. Resolution approving Site Development Review (SDR) for Sorrento
at Dublin Ranch Area F East & Area F West (south of Gleason
Drive), Master Vesting Tentative Tract Maps 7641 & 7651, and ten
Neighborhood Vesting Tentative Tract Maps 7642, 7643, 7644,
7645, 7646, 7652, 7653, 7654, 7655 & 7656
RECOMMENDATION: 1. Open public hearing
2. Receive staff presentation
3. Hear public testimony
4. Close public hearing
5. Deliberate
6. Adopt the following Resolutions:
a. Resolution recommending City Council approval of Stage 1
Planned Development Zoning amendment to PA 01-037, Stage 2
Planned Development Zoning for Sorrento at Dublin Ranch
Area F East & Area F West (south of Gleason Drive)
(Attachment 5)
COPIES TO: The Applicant
The Property Owner
GiPA#~2004W4-042 Toll Area F & B~PC~PCSR 9- PA File
13-05 JB comments.doc
ITEM NO
.
ATTACHN~ENT ~
b. Resolution approving Site Development Review (SDR) for
Sorrento at Dublin Ranch Area F East & Area F West (south of
Gleason Drive), Master Vesting Tentative Tract Maps 7641 &
7651, and ten Neighborhood Vesting Tentative Tract Maps
7642, 7643, 7644, 7645, 7646, 7652, 7653, 7654, 7655 & 7656
(Attachment 6)
PROJECT DESCRIPTION:
The proposed project, which is known as "Sorrento at Dublin Ranch Area F" is located in Area F of
Dublin Ranch within the Eastern Dublin Specific Plan area as shown on the location map. A location
map is on the cover page of each spiral bound document package referenced above. The proposed project
site is generally bounded by the proposed extension of Gleason Drive on the north, Central Parkway on
the south, the proposed extension of Brannigan Street on the west, and the proposed extension of
Lockhart Street on the east. The site consists of two of the master parcels created by Tract Map 7281,
which aze known as Area F West (between Brannigan and Grafton) and Area F East (between Grafton
and Lockhart and adjacent to the proposed community park), and related roadway parcels.
The application includes:
a) An amendment to the existing Stage 1 planned development to increase the maximum number of
units permitted on the Project site;
b) Stage 2 Planned Development (PD) zoning for Area F West and Area F East;
c) Master Vesting Tentative Tract Map 7641 (creating separate master parcels for Neighborhoods 1
through 5);
d) Master Vesting Tentative Tract Map 7651 (creating separate master parcels for Neighborhoods 6
through 10); and
e) Vesting Tentative Tract Maps 7642, 7643, 7644, 7645, 7646, 7652, 7653, 7654, 7655 & 765b
creating individual lots and condominium parcels within Neighborhoods 1 through 10,
respectively.
f) Site Development Review (SDR) for Area F West (including Neighborhoods 1 though 5); and
g) Site Development Review for Area F East (including Neighborhoods 6 through 10).
The Stage 1 Planned development for the site was approved in April 2004 by PA 01-037. The land uses
of the site approved by PA O1-037 are shown in Table 1, below. Of the 124.8 acres of the project site,
105 acres aze designated for Medium Density Residential use, with the remaining 19.8 acres designated
for schools, pazks, recreation, and open space.
Existing Use -The project site is currently vacant, rolling hills ofnon-native grass and barren of trees
formerly used for dry land farming and livestock grazing. As with all eastern Dublin land, the project site
slopes from the north and northeast to the south and southwest. The open space stream corridors included
in the proposed plan also flows in that direction. In this case, the grade differential or change in
topographic elevation is approximately 113 feet from the northerly boundary to the southerly boundary.
The proposed extension of Grafton Street, which separates Area F West from Area F East, falls
approximately 65 feet from Gleason Drive on the north to Central Parkway on the south. This geography
is suitable for the design concept proposed by the applicant as an Italian hill town where the architecture
and structures conform to the contours of the hillside and opportunities are created for minimizing the
necessity for overgrading and extensive use of retaining walls. Rough grading of Area F south of Gleason
Drive occuaed in July of this year, and the dirt from this site was needed and used to fill the proposed
60+ acre Sports Park across from the proposed extension of Lockhart Street to the east.
2
General Plan and Specific Plan Designations -General Plan and Specific Plan Land Use Designations
within the project site are Medium Density Residential, Elementary School, Neighborhood Square,
Neighborhood Park, and Open Space. The Stage 1 development plan for the site zoned all of the site
consistently with the General and Specific Plan designations.
The total number ofunits proposed for Sorrento at Dublin Ranch Area F is 1,111, which is consistent with
the Medium Density Residential land use designation (6.1 to 14 units per acre) in the General Plan and the
Eastern Dublin Specific Plan. Total units by neighborhoods are shown in Tables 5 and 6, below. All
units are intended to be sold as lots or condominiums.
Surrounding Uses -The uses surzounding the project area are described as follows:
• To the north (north of Gleason Drive) -Dublin Ranch Area F North including Medium Density
residential development within Neighborhood F1 and Low Density residential development within
Neighborhood F2 currently under construction by Pulte Homes.
• To the west (across the proposed extension of Brannigan Street) -Vacant property owned by the
Dublin Land Company generally designated for Medium-High and High density residential land
uses, but currently aulicipated for an upcoming application and review to establish land use and
zoning consistency.
• To the east - (across the proposed extension of Fallon Road and the Fallon Sports Park) -Area A
of Dublin Ranch, Dublin Ranch Golf Course, and associated single-family residential
neighborhoods with construction in progress. The proposed Community Park anticipated for
development as a sports park is located east of the proposed extension of Lockhart Street and east
of the residential area within Area F East all of which are east of the proposed project.
• To the south -Central Parkway, Area G, and a portion of Dublin Ranch Area B to the southeast.
In Area G: a) the Fairway Ranch affordable housing project which is ahigh-density residential
development curzently under construction, b) Neighborhoods MH-1 and MH-2 in Area G, both
Medium-High Density Residential projects currently completing construction and occupancy, and
c) the V illage Center Neighborhood Commercial development-
Land Use Summary -The land uses resulting from the last amendment and number of units allowed
under each land use category for Area F (south of Gleason Drive) are summarized in Table 1, below.
Table 1: Land Use and Residential Unit/Density Distribution
Land Use and Distribution of Resldentlal Units
all acres a is re resented b a rocs total amount Prior to PA 01 fi37 Approved Stage 1 PD
Area F south of Gleason DrWe toss acres no. of units toss acres no. of units
M Medium Densi Residen8al south of Gleason Road 110.6 ac 1,105 du 105.0 ac 1,050 du
M/CP Medium Densi ResidenBallCommuni Park 13.0 ac 130 du 0.0 ac 0 du
CP Communi Park 52.0 ac 65.9 ac
NP Nei hborhood Parki~t 5.6 ac 5.6 ac
NS Nei hborhood S uare 2.0 ac 2.0 ac
ES Elements Schad Site 10.0 ac 10.0 ac
OS O en S ace/Stream CorridorlMUlti-Use Trail 5.3 ac 6.4 ac
PISP PublidSemi-Pubtlc 3.9 ac 0.0 ~ ac
Subtotal Area F south of Gleason Drive 202.4 ac 1,236 du 196.9 ac 1 050 du
Subtotal Area F nosh of Gleason -Nei hborhoods F1 S F2 86.9 ac 190 du 68.5 ac 240 du
TotalR1 a rovedb PA 01-037 289.3 ac 1,426 du 285.4 ac 1,290 du
Units sedb PA 04-042 1,111 du
wiNin Area F North 240 du
Total for Area F with units wrrentl ro ed 1351 du
units less than iritial allowed 1426-135=75 75.00 du
Notes:
"' Neighborhood Square, Elementary School, and Neighborhood Park sites remained the same size and at the same bcalbn.
tzt The discrepancy in land use areas was due to imprecise land use calculations for the prior approvals and the realignment of
area roads.
Table 2 was prepared based on the plans and figures in this application.
Table 2: Area F West and Area FEast -Land Use Summary and Residential Density
Land Use Desi nation Gross Acres No. of Units Gross Densit
Area F West Between Brenni an Street and Grafton Street:
M Medium Densit Residential 42.6 ac 423 du 10.17 du/ac
NS Nei hborhood S uare 2.4 ac N/A N/A
Area F West Subtotal 45.0 ac 423 du
Area F East Between Grefton Street and Lodrhart Street:
M Medium Densi Residential 62.4 ac 688 du 11.03 du/ac
NP Nei hborhood Park 5.5 ac N/A NIA
ES Elementa School Site 11.9 ac wA N/A
Area F East Subtotal 79.8 ac 688 du
Total Sorrento al Dublin Ranch - Area F south of Gleason 124.8 ac
Avera a Densi 105.0 ac 1,111 du 10.58 du/ac
Consistency with the General Plan -Sorrento at Dublin Ranch currently proposes to develop 1,111
units within the 105 acres designated for Medium Density Residential land use. Prior to the last land use
amendment for all of Area F, a total of 1,426 units of Low Density and Medium Density Residential
development were allowed. This ftgure included 130 units to be developed in a transitional zone
encompassing both a Community Park and Medium Density Residential uses, identi5ed as the M/CP land
use designation and PD-M/CP zone. The purpose of this mixed land use designation was to buffer the
residential neighborhoods from the proposed Community Park.
The General Plan amendment approved with PA 01-037 allowed for the M/CP transitional zone to be
eliminated following the resolution of issues regarding the Applicant's 404 streambed permit by the Army
Corps of Engineers and the Department of Fish and Game. As a result, 50 units of the total allowed by
the approved densities were redistributed to the Neighborhoods FI and F2 north of Gleason Drive and the
Community Park and Open Space corridor showed an increase in acreage. The 90 units remaining from
the total originally approved were not redistributed or reassigned.
The current application for 1,111 units applicable to 105 gross acres of Medium Density Residential use
corresponds to a proposed average density of 10.58 units per acre. This figure is within the density for the
Medium Density designation ,which is 6.1 to 14 units per acre. Therefore, the proposed residential
development is consistent with the land use designations and density permitted by the General Plan and
Eastern Dublin Specific Plan. In addition, the proposed level of development has been addressed in prior
environmental reviews, analyses, and assessments (including traffic studies) identifying potential
environmental impacts as those preceding documents approved 90 more units than the 1050 units
approved under the most recent actions (PA 01-037, Ord. No. 12-04). Documentation, determinations,
and actions taken on environmental reports related to the proposed projects are discussed in the
Environmental Review section in this staff report. Since no further impacts beyond those addressed
previously would result, the proposed development is consistent and in conformity with the scope of those
environmental reviews, studies, and reports as adopted with mitigation measures.
STAGE 1 PLANNED DEVELOPMENT ZONING AMENDMENT - A Stage 1 Development Plan
does the following:
1. establishes the entire area as a Planned Development (PD) zoning district;
4
2. establishes the permitted, conditional, accessory, and temporary uses;
3. depicts the over all site plan and development site areas;
4. identifies proposed densities, maximum number of residential units, and (as applicable) the
maximum square footage ofnon-residential building area;
5. presents the general circulation systems, phasing plan, and Master Landscaping Plan; and
6. establishes consistency with the General Plan and (in this case) also with Eastern Dublin Specific
Plan.
(See Dublin Municipal Code, sect. 8.32.040.) The Stage 1 PD zoning set forth a unit total of 1,290 units
for all of Area F, which includes in addition to Area F West and Area F East. It provides for a maximum
of 240 units in Area F North and 1,050 units south of Gleason Drive. The proposed amendment would
increase the maximum number of units within Area F West and Area F East by 61 units from 1050 to
1111 units. It would also increase the aggregate maximum in Area F from 1290 to 1,351 units. The
parking, as proposed by the applicant for both resident and guest, has been provided consistent with past
developments and in fact exceeds the requirements of the City of Dublin Zoning Ordinance for parking
(Chapter 8.76). As stated above, under the consistency with the "General Plan" discussion, currently the
proposed total of 1,111 units is consistent with the General Plan and the previous environmental reviews,
including traffic studies, conducted and adopted with prior approvals.
STAGE 2 PLANNED DEVELOPMENT ZONING -The Stage 2 PD zoning would apply to the 105
acres of Medium Density Residential witltin Area F West and Area F East. The Zoning Ordinance
provides that a Stage 2 development plan includes:
1. A statement of compatibility with the Stage t Development Plan;
2. A statement of Permitted, Conditional, Accessory & Temporary Uses;
3. A detailed site plan;
4. Site areas and proposed densities;
5. Development Regulations -including lot azea, lot dimensions, lot coverage, setbacks,
building height, and pazking standards ;
6. Architectural Design Standazds; and
7. Preliminary Landscaping Plans.
The application for the Stage 2 Development Plan includes aspiral-bound booklet in an 8'/z" x 11" format
with fold-out exhibits, as appropriate, entitled "Stage II PD Rezone Package." This collection of
documents includes each of the required elements of the Stage 2 Development Plan, and the proposed
ordinance adopting the Stage 2 Development Plan incorporates each of these elements by reference. The
booklet also contains a narrative description of both Area F West and Area F East and each
Neighborhood. The Development Regulations to be incorporated into the Ordinance are presented as a
matrix for both Area F West and Area F East. The standards, specific to each of the 10 neighborhoods
within this PD zone, are shown on the matrix. These standards conform to the Residential Development
Guidelines presented and adopted with the Stage 1 Development Plan PA 01-037.
This document also includes a development plan, phasing plan, street cross sections, residential design
guidelines (including azchitecture), and design elements for pedestrian and vehicular circulation,
streetscape, and recreational components of the plan. Pazking standards are discussed under this section,
while the design elements have been incorporated into the discussion under the Site Development
Review.
Parking- One of the key issues for this application is the parking standards. The design and placement of
parking is a key factor for integrating the structures in the project with the hillside slope. Covered pazking
S
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 controlled by the Homeowners
Association (HOA). The other two-thirds of required guest parking and excess parking is primarily
provided curbside as parallel parking on the streets to be dedicated as public right-of--way.
The pazking, as proposed by the Applicant for both resident and guest, has been provided consistent with
past developments and in fact exceeds the requirements of the City of Dublin Zoning Ordinance for
parking (Chapter 8.76).
The Development Regulations set forth a separate standard for each neighborhood. However, the
standards, which are summarized in Table 3, are the same for each product type throughout the
development:
Table 3: Required Parking {Per Chapter 8.76 City of Dublin Zoning Ordinance)
Parkin - er unit: Parkin Guest Parkin
r sin le famil unit 2 covered s ace ma be tandem 1 s ace which ma be on street
per multi-family
condominium unit
1 or fewer bedrooms 1.5 s aces minimum 1 covered Includes uest ma be on-street
2 bedrooms or more 2.5 s aces minimum 2 covered includes uest ma be on street
5 t d d (r ne bedroom or less ~~~~
Note: None of the unds are proposed to have less than one bedroom. o, s an ar o 0
applicable.
d not be
All units will provide 2 enclosed parking stalls. Guest parking spaces are primarily provided on the
access roads, alleys, garages (Neighborhood 10) and streets within the project area. Previous projects in
Area G and throughout properties designated for medium density development or higher, have provided
guest parking in an identical manner. Throughout these neighborhoods, the street patterns aze a
combination of public (owned and maintained by the City) and private (owned and maintained by a
Homeowners Association) with guest pazking equally applied.
The pazking space figures in the following table reflect the plans submitted with the application. Based
on this information, the proposed project would comply with and exceed the adopted standard and could
even accommodate excess parking along the streets.
Table 4: Parking for Sorrento at Dublin Ranch Area F
Nel hborhood Units Re wired 3 ces Provided 3 aces +l-
Covered Guest Total Covered Gu est Total
for Units Re 'd for Units on-site on-street on Ian
Nei hborhood 1 75 150 75 225 150 0 78 228 + 3
Nei hbortwod 2 117 234 59 293 234 9 70 313 + 20
Nei hbortrood 3 69 138 35 173 138 9 29 176 + 3
Nei hborhood 4
Nei hborhood 5 66
96 132
192 33
48 165
240 132
192 15
0 62
48 209
240 + 44
0
Recreation Facili West
Nei hborhood 6
75
150
75
225
150 20
0 19
83 39
233
+ 8
Nei hborhood 7
Nei hborhood B 94
148 188
296 47
74 235
370 188
296 47
10 47
94 282
40D + 47
+ 30
Nei hborhood 9 117 234 59 293 234 10 131 375 + 82
Nei hborhood 10 254 508 127 635 508 51 75 634 - 1
Recreation Faal' East 24 12 36
TOTAL 1,111 2,222 832 2,854 2,222 195 748 3,765 + 236
Notes:
(1) Data compiles from Neighborhood Parking Pian in the Site Design Review booklets.
(2) Figures do not include street parking on the perimeter of the Neighborhood Square, Neighborhood Park, and Elementary
School.
6
As noted above, there are 236 excess parking stalls over and above those required by the City of Dublin
Zoning Ordinance.
SITE DEVELOPMENT REVIEW -The purpose of Site Development Review is to
A. To promote orderly, attractive and harmonious site and structural development compatible
with individual site environmental constraints and compatible with surrounding properties
and neighborhoods.
B. To resolve major project-related issues including, but not limited to, building location,
architectural and landscape design and theme; vehicular and pedestrian access and on-site
circulation, parking and traffic impacts.
C. To ensure compliance with development regulations and the requirements ofzoning
districts, including but not limited to, setbacks, heights, parking, landscaping and fences,
accessory structures, and signage.
D. To stabilize property values.
E. To promote the general welfare.
Accordingly, in completing Site Development Review, the Planning Commission is required to find
among other things that the application (a) is consistent with the above criteria; (b) complies with all of
the policies of the City's General Plan and Eastern Dublin Specific Plan and the requirements of the
Zoning Ordinance; (c) the proposed site development will provided a desirable environment for the
development; and (d) that architectural considerations have been incorporated into the development to
esnur compatibility of the development with the development's design concept or theme and the character
of adjacent buildings, neighborhoods, and uses; and (e) landscape considerations have been incorporated
to ensure visual relief and attractive environment for the public.
The applicant has submitted two large spiral-bound sets of plans labeled "Site Development Review
Package," one each for Area F West and Area F East. The plans are more specific than in the Stage 2
Development Plan Document. Each booklet also contains design plans for the site, landscaping, and
azchitecture. Architectural plans include all floor plans for each Neighborhood, elevations for each
architectural style, building sections, streetscape elements, and recreational amenities.
To assist the Planning Commission in this task, this staff report breaks the discussion of the Site
Development Review into the following section headings 1) Residential Design Guidelines, 2}
Architectural Theme and Design Concept, 3) Architectural Styles (exterior elevations), 4) Descriptions of
each of the ten Neighborhoods, 5) Floor Plans, 6) streetscape, 7) Landscaping Concept Plan, S) Access
and Circulation relating to both vehicles and pedestrians, 9) open space improvements, and 10) other
items related to development of the area. All design elements are intended to serve the purposes of
enhancing functionality and insuring an attractive environment.
Staff has reviewed the plans, and believes that the proposed project satisfies the required findings in terms
of suitability and compatibility. The Site Development Review for this project is consistent with the
General Plan, Eastern Dublin Specific Plan, and along with the proposed Stage 2 Planned Development
Zoning also will allow for the aesthetic implementation of the proposed project through the proposed
Vesting Tentative Tract Maps.
Residential Design Guidelines
For each Neighborhood, the Residential Design Guidelines, which will be incorporated into the project
zoning by the Stage 2 PD, include a discussion of: Building Forrn, Materials & Color, Roofs, Fascias,
Skylights, and Garages. Other standards address architectural details and treatments of windows, doors,
porches, arbors, trellises, balconies, and interface with adjacent and surrounding residential uses. These
standards are incorporated into the building elevations that are part of the SDR approval, and for ease of
7
description the following sections discuss both the Residential Design Guidelines and the plans for
individual structures interchangeably.
Architectural Theme/Design Concept -Due to the existing hillside topography of the site, Sorrento at
Dublin Ranch Area F (south of Gleason Drive) has been designed in the image of an Italian Hill town
overlooking the proposed Village Center to the south. The buildings will 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 azchitecture to support adjacent properties and minimizing
the use of retaining wal Is which often are used excessively in typical hillside developments. In keeping
with the elements of an Italian hill town, the neighborhood design will emphasize pedestrian circulation
with lirilcs as follows: 1) along an east-west paseo with connections to the schools, recreation areas, and
open space, and 2) via the north-south Open Space Corridor that parallels Grafton Street and connects to
nearby neighborhoods. Architectural elevations which emphasize elements typical of Italian hill towns in
various styles and regions are proposed to further represent the theme.
Architectural Styles -The Architectural styles and color palettes presented are used to establish
standards for neighborhood quality and identity. An architectural style will be applied to each of the 10
neighborhoods to create visual interest and to create a variety in the azchitecture. However, the
underlying theme as an Italian hill town will link each to the other to create an overall community with
signiftcant 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 Neighborhoods 1 & 6
• Tuscan Neighborhoods 3 & 7
• Rustic Tuscan Neighborhoods 4 & 9
• Roman Neighborhoods 2, 8 & 10
• Campania Neighborhood 5
Lombardy: Lombardy design elements are closely related to the architectural styles in hill towns of
Northern Italy. Brick, shutters, and flat tiie roofs comprise the main elements while features such as wood
trim, flower boxes, steeply pitched roofs, vertical windows, wide picket railings, and wooden balconies
are used as accents. Informal massing, extensive use of wood detailing, and stone accents are typical of
the details found in the villages of this region- Roofs, steeply pitched and typically gabled in form, vary
in height from one to three stories. They are finished with "flat" concrete file and accented with wood
brackets and outlookers. Further distinguishing this style, window boxes, shutters, balconies, and porches
or balconies with wood or metal railings add to the informality. Colors are rich and earthy with lighter or
darker contrasting color for trim and accent elements.
Tuscan: Tuscan design comes from more land based architectural elements. Natural elements such as
stone, stone veneer, and rock serve to accentuate the architecture. Roof overhangs supported by wooden
corbels are minimal while windows and doorways are recessed. Entries are often articulated through a
tower element or courtyard arch leading to coffered or French doors. Other featwes such as battered
walls further define this thematic scheme. The architecture appears more informal with monochromatic
colors, clay file roofs, and shed roof elements completing the look.
Rusrrc Tuscan: This style is an alternative used to distinguish residential products between certain
neighborhoods. In addition to the elements shown in the Tuscan style above, Rustic Tuscan adds rural
character through the use of fieldstones, asymmetrical arrangement, fewer arches, and more wooden
elements such as shutters, planter boxes, and railings.
Roman: Roman architecture presents a more formal arrangement of building forms that tend toward the
classical elements and more massive scale. Characteristics feature arches, columns, recessed circular
pediment windows, ornamental iron railings, cut stone, capstones, stone spindle balustrades, louvered
doors, pre-cast trimmed clay or flat file roofs to convey a symmetrical, more ordered, and formal
approach to the design.
Campania: The Campania Style takes its inspiration from the coastal region of Italy south of Rome. A
great deal of vertical massing is associated with this architecture. Its multi-story, informally attached,
arrangement of buildings rising out of the landscape, recall the rugged terrain of this southern Italian
region. It features a more casual and unstructured play among buildings. Barrel file shed roofs draining
forward, with minimal eaves, at different heights corresponding to individual building height, are
predominant and are complemented by occasional gable-end and parapet roof forms. Further enlivening
this style are balconies and porches, stone accents, shutters, window boxes, and rich-colored plaster walls.
Multiple colors, shutters, awnings, and metal balconies adorn and punctuate the exteriors along with
arbors, trellises, plaster medallions, and metal brackets or accents. Amore eclectic and layered look helps
to affix the buildings to the hillside or carry them up the slopes in a stepping manner. Colors are rich and
lively.
Neiehborhoods -The ten neighborhoods are listed by development type and location in the
Neighborhood Summazy (Table 5). The Unit Distribution is shown in Table 6, and a narrative description
of each neighborhood follows:
Table 5: Neighborhood Summary
Location Type No. of
Units Gross
Acrea e
AREA F WEST
1 SW comer Gleason Drive ~ Grafton Street Detached 2-story Cluster homes 75 du 10.6 ac
2 Brannigan Street frontage, east side Molor court 117 du 10.4 ac
3 SW quadrant of Area F West
north of Central Parkwa Tuck-under Townhomes 69 du 5.5 ac
4 NW comer
Central Parkwa & Grafton Street Large tuck-under Townhomes 66 du 7.3 ac
5 West side of Grafton SUeet -mid-block
Homeowners Association Common Area Multi-level Buildings
above Podium stmcture
Recreation area and open space 96 du
0 du 6.1 ac
2.7 ac
Subtotal 423 du 42.6 ac
AREA F EAST
6 SE comer Gleason Ddve 8 Grafton Stree[ Detached 2-story Cluster homes 75 du 10.1 ac
7 SW comer Gleason Drive & Lockhart Street Tuck-under Townhomes 94 du 10.9 ac
$ Grafton Street frontage, east side Alley-loaded Townhomes 148 du 11.9 ac
g NE comer
Central Parkwa & Grafton Street Largetuck-under Townhomes 117 du 13.8 ac
10 NW comer
Central Parkwa & Lockhart Street
Homeowners Association Common Area Muki-level Buildings
above Podium structure
Recreation area and open space 254 du
0 du 14.3 ac
1.4 ac
Subtotal 688 du 62.4 ac
Total 1,11t du 105.0 ac
Average Density 10.58 du/ac
Notes:
(1) Da[a was complied from the Development Plans in the "Stage II PD Rezone Package'
(2) Acreage figures include the Grafton Street Open Space Corridor.
9
Table 6: Unit Distribution
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 96 du 9%
AREA F EAST 688 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%
The following is a narrative description of the ten neighborhoods and housing products within Area F
West and Area F East. The information was compiled from narrative in "Stage II PD Rezone Package"
and plans in the two "Site Development Review Package" booklets for Area F West and Area F East:
Neighborhood 1 (Area F West) and Neighborhood 6 (Area F East): Both neighborhoods have similar
layouts and floor plans. Each are comprised of 75 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
from 2,088 sf to 2,981 sf. Each house has a private yard and atwo-car garage with side-by-side parking
stalls. 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 run pazallel to the existing slope and incorporate a
5-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. In 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 of the Neighborhood Square (in Area F West} or Neighborhood
Park and private recreation center (in Area F East). All auto entry will be taken from 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
Neighborhood 2 (Area F West): Neighborhood 2 is a community of 117 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 comer 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 aside-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 East.
Floor Plans: 6 (Plans A, A-1, B, C, D & E) Color Schemes: 5
Architectural Style: Roman -for all buildings in Neighborhood 2
10
Neighborhood 3 (Area F West): Neighborhood 3 includes 12 buildings ranging from 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
from 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 level. The buildings face Central
Parkway, Capoterra Way (an intemal 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 al] buildings in Neighborhood 3
Neighborhood 4: Neighborhood 4 includes 16 buildings ranging in size from 3 to 6 units for a total of b6
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 from
2,170 sf to 2,972 sf. Each unit has a 2-caz, tuck-under side-by-side garage and a private patio. The
retaining wall of each structure is located closer to the wall at the front of the building which allows for a
larger garage area, additional parking, and more storage per unit. The alley-loaded buildings front along
Central Parkway, Capoterra Way, or intemal 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 frame the greenbelt associated with the east-west pedestrian paseo. The building placement
transitions the grade differential from 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 from 1,359 sf to 1,605 sf with a
minimum private patio azea of 100 sf each. All units have individual entries accessed from the greenbelt
pathways. Fifty percent of the ground floor units are handicapped accessible.
Each unit also is provided with an individual two-caz side-by-side garage with direct stair access. Parking
is completely subterranean. Sepazate driveway access to each building's underground garage is provided
from Perugia Lane to the west. Gazage 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 hlll town. Such elements include entry
porches, covered or uncovered patios and balconies, trellises, projecting roof tiles, parapets, and special
treatment of building ends.
Floor Plans: 4 (Plans A, A-1, 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 size, 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 intemal
road, Vittoria Way which narrows to Vittoria Cour[.
Floor Plans: 6 (Plans A, B, F, G, H & K) Color Schemes: 1 I
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
of 3 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 U-shaped motor court. As in Neighborhood 2, the dwellings are a
combination of townhouse/row house units and stacked flats ranging in size from 1,320 sfto 2,250 sf. and
private two-car garages are mostly arranged side-by-side with some tandem spaces for the comer plans.
Neighborhood 8 is bisected by the east-west pedestrian paseo that links the Grafton Street pedestrian
bridge to the private recreation facility 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 intemal streets
(Araldi Court or Bratnante Street), or an internal paseo.
Floor Plans: 6 (Plans A, A-1, 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 from 2 to 6 units. The buildings which
include flat pads or townhouses are stepped to take up ten feet of hillside 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 front onto Central Parkway, Capoterra
Way, or internal paseos.
Floor Plans: 9 (Plans A, B, C, C-Alt, D, F, F-Alt, G & G-Alt) Color Schemes: I 1
Architectural Style: Rustic Tuscan -for aft homes in Neighborhood 9
Neighborhood 10 (Area FEast) -Neighborhood 10 occupies a 12.6 acre area which includes 254 single-
level stacked flat condominium units ranging in size from 1,800 sf to 2, 600 sf plus private patio areas
exceeding 150 sf. All units would be ADA accessible. Seven three-story buildings of 34 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 overall density
established for the Son•ento project.
The buildings would be arranged to follow 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
intemal road with paseos between all buildings that enhance accessibility and the pedestrian experience.
From the sidewalk, a pathway would lead via an entry garden court to the secured front 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 secondazy access to the gardens directly from
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 Scheme: Color elevation provided.
Architectural Style: Roman -for all buildings Neighborhood 10
Floor Plans - A total of 57 floor plans are available within Sorrento at Dublin Ranch Area F (south of
Gleason Drive). Neighborhood 9 offers the most floor plans with 9, and Neighborhood 5 offers the least
I2
with 3 plus an alternate. The largest floor plan is Plan 3 in Neighborhoods 1 & 6, the detached homes.
The largest plan within the condominium or townhouse units is Plan F in Neighborhoods 4 & 9. The
smallest is Plan B in Neighborhood 2 & 8. All of the units have at least two bedrooms. Each unit has its
own laundry area, and all but three plans in Neighborhoods 3 and 7 have a fireplace. The parking
provided for each unit is described in the Neighborhood descriptions above. All of the units are provided
with two covered pazking spaces consistent with the requirements of the Dublin Zoning Ordinance,
whether in a private garage or a parking structure.
Table 7 is a summary of floor plans compiled from Overall Site Development Plans included in each of
the two "Site Development Review Packages"presented for the proposed development:
Table 7: Floor Plans
Neighbofiood Floor Unit Size Bedrooms Bathrooms No. of Units Percent of
Plan wlo ara a Nei hborhood
Nei hborhood 1 1 Flat 2,606 sf 3+Den 3 30 du 40%
5 Floor Plans 2 U hill 2,887 sf 3+Den 2.5 18 du 24%
75 units 3 U hill 2,987 sf 4+Den 2.5 9 du 12%
4 Downhill 2,689 sf 4 3.5 12 du 16%
5 Downhill 2,088 sf 3 2.5 6 du 8%
Nel hbofiood 2 A 2,150 sf 3 2 18 du 15%
6FIoorPlans A-1 2,150 sf 3 2 5 du 4%
117 Units B 1,320 sf 2 2 13 du 11%
C 2,110 sf 3 3.5 27 du 23%
D 2,250 sf 3 3.5 39 du 34%
E 2,250 sf 3 3.5 15 du 13%
Nei hborhood 3 A 2 164 sf 3 2 12 du 17%
7FIoorPians B 1,762 sf 3 2.5 12 du 17%
69 Units F 2,053 sf 3 2.5 9 du 14%
G 1,956 sf 3 2.5 12 du 17%
H 2,500 sf 4+Den 4 12 du 17%
J 1,827 Sf 3 3.5 4 du 6%
K 2,384 sf 3 3.5 8 du 12%
Nef hlwfiood 4 A 2,170 sf 3+Loft 2.5 10 du 16%
6 Floor Plans B 2,681 sf 4 3.5 8 du 12%
66 Units C 2 225 sf 3 2.5 8 du 12%
D 2,421 sf 4+Loft 3.5 16 du 24%
F 2,972 sf 4+Loft 3.5 16 du 24%
G 2,400 sf 3+Loft 2.5 8 du 12%
Nei hborhood 5 A 1,453 sf 2 2.5 32 du 33%
4FIoorPlans A-1 1,359 sf 2 2.5 32 du 33%
96 Units B 1,605 si 2 2.5 16 du 17%
C 1,605 sf 3 2 16 du 17%
Nel hborhood 8 1 Flat 2,606 sf 3+Den 3 30 du 40%
5 Floor Plans 2 U hill 2,887 sf 3+pen 2.5 18 du 24%
75 Units 3 U hill 2,987 sf 4+Den 2.5 9 du 12%
4 Downhill 2,689 sf 4 3.5 12 du 16%
5 Downhill 2,088 sf 3 2.5 6 du 8%
Nei hborhood 7 A 2,164 sf 3 2 28 du 28%
6 Floor Plans B 1 762 sf 3 2.5 30 du 32%
94 Units F 2 053 sf 3 2.5 6 du 6%
G 1,956 sf 3 2.5 7 du 7%
H 2,500 sf 4+Den 4 10 du 11%
K 2,384 sf 3 3.5 15 du i6%
Nei hbofiood 8 A 2,150 sf 3 2 8 du 5%
6FIoorPlans A-1 2,150 sf 3 2 4 du 3%
148 Units B 1,320 sf 2 2 4 du 3%
C 2,110 si 3 3.5 44 du 30%
D 2,250 sf 3 3.5 64 du 43%
E 2,250 sf 3 3.5 24 du 16%
Nei hborhood 9 A 2,170 sf 3+Loft 2.5 11 du 9%
13
Neighborhood Floor
Plan Unit Size
w/o arage Bedrooms Bathrooms No. of Units Percent of
Nei hborhood
9 Floor Plans B 2,681 sf 4 3.5 16 du 14%
117 Units C 2,225 sf 3 2.5 4 du 3%
C-Alt 2,225 sf 3 2.5 4 du 3%
D 2,421 sf 4+Loft 3.5 22 du 19%
F 2,972 sf 4+LOft 3.5 33 du 28%
F-Alt 2,972 sf 4+Loft 3.5 1 du 1%
G 2,400 Sf 3+LOft 2.5 24 du 21%
G-Alt 2,400 sf 3+Loit 2.5 2 du 2%
Nei hborhood 10 A 2,600 sf 4 3.5 72 du 28
4 Floor Plans B 2,350 sf 4 3 84 du 33
254 Units C 2,100 sf 2 3 66 du 26
D 1,800 sf 2 2.5 32 du 13
Total No. of Plans 57 1,111 du
StreCtSCaPC
The streetscape theme including all forms of entry monuments, entry walls, pedestrian bridge, and street
furniture will draw from various Italian elements relating back to classic landscape and hazdscape design
elements associated with Italian hill towns. (See Landscape Section in the Spiral Bound Booklet titled
"Site Development Review Package"). The ground plane design will be carved up into the architecture of
the building with the five (5) architectural design themes proposed.
The hierarchy of the road system determines the type of improvements needed for adequate access and
circulation and also creates unifying community elements that provide community identity. Those
elements of the proposed plan involving streetscape design will address rights-of--way, roadbed widths,
parking lanes, peripheral and median landscaping, and amenities for non-vehicular circulation, such as
pedestrian and bicycle traffic. Proposed street sections are comparable to those already approved or built
in other areas of Dublin Ranch- All streets within the project will be public streets based on the standards
adopted with this plan with the exception of Tarcento Lane in Neighborhood 10 which will provide access
to the garages and will remain a private street. Alleys and motor courts will be private.
Roads, intersections, and entry points within the project are identified as primary, secondary, and tertiary
with corresponding paving, traffic improvements, entry walls, markers or monuments, and landscaping
consistent with the architectural theme. Points of interests or destinations along each roadway or internal
intersections are identified with design elements such as scored asphalt, colored concrete bands, stamped
concrete, neighborhood traffic circles, or pavers at each entry. In addition, an effective streetscape draws
clear distinctions between vehicular and pedestrian paths. A number of features are incorporated into the
streetscape design to enhance community identity and function as traffic calming devices such as
roundabouts, circles, curb bump-outs, and knuckles with raised planters.
The circulation system and streetscape within the neighborhoods has been designed to address safety and
convenience for pedestrians and bicyclists, as well as aesthetics. Street sections showingright-of--way and
improvements are provided for: 1) major arterials or collector street spine streets at the entrances or
intersections, 2) spine streets within the tract, 3) spine streets with traffic calming bump-outs, 4) internal
neighborhood streets, 5) typical alleys, and 6) motor court details.
Primary intersections are Grafton Street at both Gleason Drive and Central Parkway; both intersections
would be signalized. These intersection points will be marked with bands of concrete pavers, landscaped
median islands with statuary on pilasters inset with tile, and flowering accent trees in addition to
decorative street lighting. Classic archway porticos will call attention to the sidewalks and pedestrian
corridors on both sides of the intersection. An entry wall having statuary niches at the pedestrian links
would be integral to the design. Grafton Street will be identified by its landscaping between Gleason
Drive and Central Pazkway. However, the focal point is the Grafton Street Pedestrian Bridge which
connects Area F West with Area F East along aneast-west paseo and public access easement through
townhouse neighborhoods on either side to recreational destinations. This pedestrian corridor is discussed
under circulation, below.
14
The bridge will be lighted and designed with two arches, one each over the north and southbound lanes
and supported with a center pilaster in a landscaped median island. Materials will represent cut stone with
file insets and heavy railing. The two spine street crossings of Grafton Street (Capotetra Way and
Palermo Way) will feature flower-fountain roundabouts or another decorative element marked with
unique paving, plantings, statuary, or sculpture.
Secondary streets entries are represented in several ways. At the intersection of Brannigan Street and
Aviano Way in Area F West, the entry would be improved with a 6-foot wide landscaped median strip as
depicted in the streetscape graphics. In Area F East, the secondary entries at the two intersections along
Lockhart Street at both Palermo Way and Capoterra Way would be improved with a landscape island
which accommodates other traffic calming features further into the project along the right-of--way.
Entries located off of Central Parkway would be located at Montalcino Way in Area F West and at Lee
Thompson Way in Area F East. These two intersections were designed with an additional fuming lane in
place of median landscaping at the entry. As mentioned above, all of the secondary entries are signalized.
These street entries typically would be identified with a pair of illuminated concrete pilasters, 7.5 feet in
height with file inlay, stucco veneer, and precast concrete cap. The interior pilaster would be buttressed
by a "lion wall" from Central Parkway which is named for a plaque or embellishment shown in the
details.
Additional vehicular entries are those off of Grafton Street which would be identified with lower lying
pilasters and less adornment on the perimeter walls. A third entry into Area F East from Central Parkway
at Tarcento Lane would be improved at a lesser access classification aimed to serve Neighborhood 10.
Neighborhood entrances and other destinations are marked by concrete bands and pavers as well as short
pilasters and flowering accent trees. Mailboxes are proposed to be housed in mailbox stations or kiosks
that reflect the style of architecture. The proposed location of the kiosks is shown on Preliminary
Landscape Plans for each neighborhood and the proposed azchitecture of the kiosks is presented under
Street Furniture. Motor courts are shown having stamped colored asphalt paving concrete bands for
identifying personal space.
Comer monuments, as well as traffic signals, would be installed at the four corners of the project: SE
corner of Gleason Drive and Brannigan Street, 2) SW corner of Gleason Drive and Lockhart Street, 3) NE
corner of Central Parkway and Brannigan Street, as a condition of approval, and 4) NW comer of Central
Parkway and Lockhart Street. These monuments are presented as an 8-foot, precast concrete structure
with statuary insets.
The main pedestrian corridors are lined with formal rows of trees which visually connect the
neighborhoods to various destinations including pazks, recreational facilities, and open space. Pedestrian
comdors also would be marked with pilasters or obelisk markers for the specific purpose of identifying a
pedestrian route.
Landscapin¢/Landscape Plan & Concept. Open Space & Plant Materials
A conceptual landscape plan has been submitted which is consistent with the Landscape & Open Space
GuidelineslStandards approved previously with the Stage 1 Planned Development zoning. Landscaping
serves not only as a physical buffer, but also as a visual sepazation between uses. Based upon the Italian
hill town theme, the plant palette emphasizes the use of Italian cypress, olive trees, poplars, and Canazy
Island palms. All shrubs and groundcovers shall be consistent with a typical Italian agrarian theme
including sage, rosemary, santolina, boxwood, and thyme.
The character of each neighborhood is accentuated with plant materials that correspond to the azchitecture
of the region represented on the building exteriors. However, native and non-native plant materials also
aze part of the palette. All shrubs and groundcover have been selected for compatibility with the use of
recycled water for irrigation.
15
Trees, shrubs, and other landscape materials will be associated with the hierarchy of entries, streets, and
neighborhoods. Street trees with large canopies are proposed for shading and visual relief while taller,
more vertical trees are proposed adjacent to buildings in courtyards for providing scale and offering
perspective to building mass. Vertical trees also are utilized as focal points for pedestrian links, trails,
corridors and paseos where appropriate, in addition to the obelisk markers proposed. Small flowering
trees and shrubs would be placed at key intersections, traffic circles, entries, and courtyards for focal and
seasonal interest.
Container trees such as citrus, loquat, and camellias could be placed in large, decorative terra cotta
planters and containers typical to Italian gardens. Windrows of Lombardy poplars and groves of olives
would highlight open areas with drought-tolerant shrubs such as lavender and rose.
Pilasters Walls & Fences
A common theme element already in use and an established precedent is the stone-clad concrete
pilaster with apre-cast concrete cap. The details for the stone pilasters approved initially with the
Landscape & Open Space Standards/Guidelines also are a part of the proposed improvements.
Certain elements related to the streetscape already have been discussed above. A sheet which details
the proposed pilaster, walls and fences has been provided as part of the landscape plan submittal and
the Site Development Review reflecting those items in the previously adopted guidelines and
standards. The styles shown are: a) wooden good neighbor fences, b) wooden good neighbor fences
with lattice top, c) tubular steel view fences, d) precast concrete wall, e) precast concrete wall with
stone veneer pilaster at the comer, q precast concrete wall with stone veneer pilaster at the lot line, g)
precast concrete wall with stone veneer pilasters and 24-inch planter at base, h) stone veneer wall
with precast concrete cap, and i) the precast concrete block wall with stucco veneer.
Retaining walls would be treated with architectural elements as appropriate for compatibility.
Street Furniture -The plans submitted also include a number of street furniture items which would be
installed in public or common access areas. Such items include: benches, lighting, trash receptacles,
lighted and unlighted bollards, mailbox stations, signage, and other pedestrian amenities.
Irrieation -Irrigation systems throughout the publicright-of--way and common areas maintained by
the HOA shall be accomplished by a means of automatically controlled spray, bubbler, and drip
irrigation systems. The systems shall incorporate water conservation techniques and shall meet water
efficiency requirements adopted by the State and the City. All irrigation systems within the pubic
right-of--way, with exception of the stream corridor, shall be designed and constmcted to
accommodate recycled water when it becomes available in the future. Irrigations systems that use
recycled water shall conform to the Water Use Guidelines of the Dublin San Ramon Services District.
Other Site Development Review Items
Traffic/Circulation -Primary vehicular access will be via the two arterials (Central Pazkway and Gleason
Drive which run east-west) or the three collector streets (Brannigan, Grafton, and Lockhart Streets) which
mnnnrth-south. Gleason Drive, afour-lane divided arterial, recently completed between Tassajara and
Fallon Roads. Central Parkway also is currently under construction and complete to Fallon Road.
Grafton Street, one of the north-south collectors, separates Area F West from Area F Bast and will have
landscaped parkways along both sides ofthe 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 corridor/Multi-use trail, which serves as a natural drainage and a pedestrian link to the east-
west pedestrian corridor connecting the Neighborhood Square, elementary school, and park sites.
16
In both Area F West and Area F East, internal circulation will focus on two residential streets. In Area F
West, a community entry street, shown on the plan as Aviano Way, would be taken off of Brannigan
Street and extend to the westem edge of the Neighborhood Square. At that point, the street would
intersect with the internal "spine street" system that loops azound the Neighborhood Square continuing
east to Grafton Street at two locations. The proposed plans show this loop to include streets named:
Palermo Way and Perugia Lane flanking the west and east sides of the Neighborhood Square. Palermo
Way on the north and Capoterca Way on the south would continue out to Grafton Street. Central Parkway
to the south would be accessed from the Capoterra way spine via Montalcino Lane. East of Grafton Street
in Area east, the two spine streets (Capoterra Way and Palermo Way) would continue as one of two spine
streets through Area F East to Lockhart Street. A connection between Central Parkway and the Capoterra
Way spine street is provided via Lee Thompson Way. Both spine streets flank the north and south sides
of the Neighborhood Park and elementary school.
Comdors. Trails & Pedestrian Circulation - Sorcento at Dublin Ranch has been designed to create an
environment that will encourage active pedestrian use. The open space/trail system is proposed to link
with the comprehensive city plan and the county regional systems. Residents should be able to walk or
drive easily to the internal and surrounding road system and to the Village Center that will be built on
Grafton Street south of the project. These principal streets will include separated sidewalks exclusively
for pedestrians. Additionally, bus stops will be located on Gleason Drive and Central Pazkway.
Pedestrian circulation has been incorporated into the project by an east-west paseo linking 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 and
major design component of this link of this corridor is the pedestrian bridge over Grafton Street through
the center of the project. A central north-south Open Space/Pedestrian Corridor is located along the
westem edge of Grafton Street. The north-south multi-use trails along the west side of Brannigan Street
and the trail along the west side of the Community Park are both discussed below under pedestrian
circulation.
Another significant feature of the plan is the Open Space trail comdor along the west side 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 north of Gleason Drive.
Open Space/Recreation -In Area F West a Neighborhood Square of approximately 2.4 acres will be
provided and located at the center of the project. In Area F East a Neighborhood Park of approximately
5.5 acres is proposed. Specific recreational facilities to be located within either public open space will be
based on requirements of the City's Parks and Recreation Master Plan.
In both Area F West and Area F East, a 1.2-acre site will be designated and developed as a private
clubhouse and recreation center near the public open space areas. The placement serves to conveniently
centralize recreational opportunities. Each submittal includes a preliminary site plan, floor plan,
landscape plan, and elevations for the Homeowners Association private recreation facility. 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.
• The building in Area F East is a single-level structure of approximately 4,869 sf of space used for pool
locker rooms, meeting rooms, kitchen, exercise rooms, restrooms, foyer, and utility. On-site
amenities of the private recreation facility would include swimming pool, spas, tot lots, community
gardens, and other courtyard areas for play area or passive activities. An on-site parking lot of
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approximately 24 spaces would be accessed from the adjacent spine street while a pedestrian pick-
upldrop-off area would be located from a cul-de-sac on the opposite side from the lot. Street parking
is shown at 12 spaces for a total of 36 spaces.
• The building in Area F West is significantly larger at 8,820 sq ft. with a striking tower element that
would create a landmark in the vicinity. It has more space devoted to meeting rooms and exercise
facilities in addition to an office, a small library room, and an ample multi-purpose room. The
schematic on-site parking lot provides 20 spaces plus 17 street spaces for a total of 37 spaces.
An added open space bonus, a passive greenbelt pocket park space with paseo monument and seating is
shown on the plan in an area that separates Neighborhoods 1 & 2. Destination entrances to the parks
along the paseo also will be marked with special paving, seating, gardens, and mazkers. In addition, as
stated above, two of the neighborhoods plans have recreational azeas specific and oriented to those
occupants. Neighborhood 5 has two areas - a turf azea north of the pedestrian paseo leading to the
Grafton Street Bridge and a hardscape area south of the paseo. Neighborhood 10 has a centrally located
swimming pool and pool house.
Elementar School -The Applicant will dedicate the proposed elementary school site and either build it or
pay the State Level 2 or Level 3 fees. In addition, the obligations of this project under the City's
Public/Semi-Public Facilities Ordinance have been fulfilled previously as part of the conditions of
approval for Dublin Ranch as a whole and specifically with the approval of PA O1-037 as it related to
Area F North.
Sound Miti ag tion - In accordance with Mitigation Monitoring program adopted with the Environmental
Impact Report, sound mitigation will be required for the neighborhoods subject to noise from traffic on
Gleason Drive or Central Parkway. Details for noise mitigation have been provided with the plans for
Neighborhoods 1, 3, 4, 6 & 9.
Affordable Housing -The projects obligations under the City's Inclusionary Zoning Regulations are
intended to be satis£ed with affordable-housing credits that the current property, the Lin Family, obtained
by constructing the Fairway Ranch Project.
Grading and Utilities - As part of the EIR Addendum certified in March 2000, Berlogaz Geotechnical
Consultant conducted a soils and hillside stability study dated August 20, 1999 and determined that the
project area is free from landslides and other geotechnical concerns. Hillsides will be stabilized in
accordance with recommendations of that report.
TENTATIVE TRACT MAPS -The Tract Maps serve as the implementing maps necessary to subdivide
each neighborhood for residential development and as the recorded instruments allowing the sale of
housing as condominiums or lots for detached single-family units. Tract Maps also are a method of
establishing vested rights. Tract Maps aze subject to the State Subdivision Map Act (Section 66410 et.
seq. of the State Government Code). If a Tract Map complies with the approved land use, zoning, and
development standards, which generally would be consistent with the Subdivision Map Act, the Planning
Commission typically is empowered to approve a Tentative Tract Map with Final Tract Map approved by
the City Council prior to recordation. The City Engineer is authorized to sign Final Tract Map typically
with approval of the legislative body. In this case the Vesting Tentative Tract Maps would be referred to
the City Council for approval with a recommendation by the Planning Commission.
The proposed project includes two Master Vesting Tentative Tract Maps and ten Neighborhood Vesting
Tentative Tract Maps as shown in the green covered, spiral-bound booklet with the submittal package
entitled "Vesting Tentative Map Package." Master Vesting Tentative Tract Maps 7641 and 7651
encompass Area F West and Area F East, respectively, five neighborhoods included within each. Area F
West includes Neighborhoods 1 through 5 subdivided by Vesting Tentative Tract Maps 7642, 7643, 7644,
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7645 & 7646, respectively. Area F East includes Neighborhoods 6 through 10 subdivided by V esting
Tentative Tract Maps 7652, 7653, 7654, 7655 & 7656, respectively.
A summary of each proposed Vesting Tentative Tract by acreage and use is shown in Table 8, as follows:
't'able 8- Proposed Vesting Tentative Tract Maps
Area/Neighbor-
Tract
Description
Units
Acres
No. of
Parcels
Dens
ity
hood
Area F West No. 7641 423 units 36.4 ac 1 -10 ~ l 1.62 du/ac
Nei hborhood I No. 7642 Small Lot Subdivision 75 units 8.3 ac I - 75 ~ A - D 9.04 du/ac
Nei hborhood 2 No. 7643 Condominiums 117 units 7.8 ac 1- 9 A - P 15.0 du/ac
Nei hborhood 3 No. 7644 Condominiums 69 units 4.7 ac I - 12 ~ A- P 14.68 du/ac
Nei hborhood4 No. 7645 Condominiums 66 units 53 ac 1-16 A-P 12.45 du/ac
Nei boyhood 5 No. 7646 Condominiums 96 units 4.6 ac I - 4 A - 1 20.87 du/ac
Area F East No. 7651 688 units 71.2 ac I - 8 9.66 du/ac
Nci hborhood 6 No. 7652 Small Lot Subdivision 75 units 8.0 ac 1 - 75 ~ A - C 9.38 du/ac
Nei hborhood 7 No. 7653 Condominiums 94 units 8.6 ac I- 20 A -K 10.93 du/ac
Nei borhood8 No. 7654 Condominiums 148 units 10.6 ac I-20 A-K 13.96 du/ac
Nei boyhood 9 No. 7655 Condominiums 117 units 11.0 ac 1 - 28 ~ A - L 10.64 du/ac
Nei hborhood 10 No. 7656 Condominiums 254 units 11.6 ac 1 -7 A-S 21.9 du/ac
Total
1111
units
107.6
ac
10.33
du/ac
A Homeowners Association (HOA) will be created for properties within the project as part of the
Covenants, Conditions and Restrictions (CC&Rs). The recorded CC&Rs will establish easements and
other access rights necessary for the HOA to fulfill its responsibilities for maintenance and upkeep of
common or abutting public areas. Responsibilities are proposed as follows:
Table 9: landscaped and Open Space Area Ownership and Maintenance Responsibilkies
Element Own Maintain
• Medians, knuckles & islands in ublic streets Cit Cit
• Open Space Pedestrian CorridorlMulti-Use
Trail alon Grafton Street HOA HOA
• Other Trails/Paseos HOA HOA
• Multi-Use TrailslSidewalk
alon arterial & collector streets City HOA-Landscaping
Cit - Hardsca e
• Right-of-Way Landscaping (curb to ROW
line City HOA
• Subdivision/Communit Landsca in PrivatelHOA Private/HOA
ENVIRONMENTAL REVIEW ,
In 1993, the City Council certified an Environmental Impact Report (EIR) for the Dublin General Plan's
Eastern Extended Planning Area and the Eastern Dublin Specific Plan area, including revisions to Part I
of the Responses to Comments relating to the Kit Fox, Addendum to the DEIR dated May 4, 1993, and a
DKS Associates Traffic Study dated December 15, 1992 (SCH#91103064); collectively these documents
comprise the "Eastern Dublin EII2." The Eastern Dublin EIIt is a program EIR, which anticipated
numerous subsequent actions related to future development; it also identified some impacts resulting from
implementation that could not be mitigated. Upon certification of the EIR, the City adopted a statement
of overriding considerations for such impacts. The City also adopted amitigation-monitoring program,
which included a series of measures intended to reduce impacts from the implementation of the plan. The
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timing for implementation of these mitigation measures is summarized in the adopted Mitigation and
Monitoring Program matrix.
In 1997, the City Council approved a Negative Declaration (Resolution 140-97) which addressed an area
of approximately 453 acres in Dublin Ranch Areas B through E, including a variety of residential and
non-residential uses, as well as a community park of approximately 42 acres. For the portions of the
project within Area F, the City approved a Mitigated Negative Declaration on February 15, 2000 through
Resolution 34-00 which included approximately 147 acres from other areas within Dublin Ranch, and
proposed to relocate the residential and commercial uses of the proposed Village Center south to Dublin
Ranch Area G.
On March 16, 2004, an EIR Addendum was certified by City Council Resolution No. 43-04 pursuant to
CEQA Guidelines Section 15164. The Addendum related to PA 01-037 addressed the following: a)
General Plan Land Use Amendment; b) Eastern Area Specific Plan amendment; c) Vesting Tentative
Tract Map Nos. 7281, 7282, and 7283; and d) the Site Development Review proposed. The Addendum
also included an updated traffic study. At that time it was determined that the project would cause no
environmental impacts beyond those previously identified in the Eastern Dublin EIIt and the subsequent
Mitigated Negative Declaration and Negative Declazation. Also, in conjunction with the Addendum, the
property owner has since obtained permits from state and federal agencies for alteration of wetlands and
has implemented related offsite mitigation.
A determination has been made for the project proposed under this application PA 04-042 that it has been
adequately addressed in the 2004 EIR Addendum and would cause no environmental impacts beyond
those previously identified and addressed. Based on the analysis in the section "Consistency with the
General Plan" toward the beginning of this Staff Report, the number of units proposed is still within the
number and density range considered in the Eastern Dublin Specific Plan and EIIt (SCH 91103064), two
addenda dated May 4, 1993, and August 22, 1994 (both adopted by the City Council) and the Mitigated
Negative Declaration prepazed for Area F (SCH 99112040).
PUBLIC NOTIFICATION:
In accordance with State law, a public notice was mailed to all property owners and occupants within 300
feet of the proposed project, to advertise the project and the upcoming public hearing. A public notice was
also published in the Tri-Valley Herald and posted at several locations throughout the City. To date, the
City has received no contact or objections from surrounding property owners regarding the current
proposal.
OTHER AGENCY/DEPARTMEN'I' REVIEW
The proposed project has been reviewed by the Building Department, the Public Works Department,
Police Services, and Alameda County Fire Department. The concerns raised are addressed in the
conditions of approval for the Site Development Review and Tentative Tract Maps as stated in the draft
Resolution (Attachment 6). These requirements are incorporated as the conditions of approval that are
recommended by Staff to ensure that: (1) City standards are maintained; (2) policies and standards by
certain outside agencies are met; (3) site specific compatibility and design issues are addressed; and (4)
Mitigation Measures of the Program EIR and any previous and applicable Mitigated Negative
Declarations aze fulfilled.
CONCLUSIONS
The proposed project requires an amendment to the existing Stage 1 Planned Development zoning
amendment to increase the maximum number units permitted on the Project site. The 1,111 units
proposed for the 105 acres designated for Medium Density Residential land use result in an over all
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density of 10.58 units per acre. This density is consistent with the Medium Density Residential density
range of 6.1 to 14 units per acre for all of Dublin Ranch Area F.. The Stage 2 Planned Development
zoning followed by Site Development Review and tentative maps are the next sequence of approvals for
Dublin Ranch Area F south of Gleason Drive.
The proposed project, as conditioned, complies with the General Plan, the Eastern Dublin Specific Plan,
the Stage 1 Planned Development zoning as amended. The Site Development Review, as conditioned,
complies with the Stage 2 Development Plan. The proposed architectural and design concept based on an
Italian hill town is appropriate in view of the topography, hillside slope, and difference in grade which
characterize the project site. The architectural elements aze consistent with that concept, and the
pedestrian circulation system is integrated with the trail system program emphasized in the Eastern Dublin
Specific Plan. Additional and required findings and conclusions are stated in the attached Resolutions.
RECOMMENDATION
Staff recommends the Planning Commission open the public hearing, receive Staff presentation, hear
public testimony, deliberate, close the public hearing, and adopt the following resolutions:
a. Resolution recommending City Council approval of the Stage 1 Planned Development
zoning amendment to PA O1-037 and the Stage 2 Development Plan for Sorrento at Dublin
Ranch Area F East & Area F West (south of Gleason Drive) (Attachment 5)
b. Resolution approving Site Development Review (SDR) for Sorrento at Dublin Ranch Area
F East & Area F West (south of Gleason Drive), Master Vesting Tentative Tract Maps
7641 & 7651, and ten Neighborhood Vesting Tentative Tract Maps 7642, 7643, 7644,
7645, 7646, 7652, 7653, 7654, 7655 & 7656 (Attachment 6)
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GENERAL INFORMATION:
APPLICANT:
PROPERTY OWNER:
Jon Paynter, Vice President
Toll Brothers, Inc.
100 Park Place, Suite 140
San Ramon, CA 94583
Chang Su-O Lin, et. al.
4690 Chabot Drive, Suite 100
Pleasanton, CA 94588
REPRESENTATIVE: James Tong
7707 Koll Center Parkway, Suite t 20
Pleasanton, CA 94566
LOCATION: Nor[h of Central Parkway, south of the proposed extension of
Gleason Drive, east of the proposed extension of Brarmigan Street,
and west of the proposed extension of Fallon Road and Dublin
Ranch boundaries
APNs: 985-0052-008, 985-0052-010 & 985-0053-003
EXISTING ZONING: PD Medium Density Residential, PD Elementary School, PD
Neighborhood Square, PD Neighborhood Park, PD, and PD Open
Space
GENERAL PLAN/SPECIFIC
PLAN LAND USE
DESIGNATION: Medium Density Residential, Elementary School, Neighborhood
Square, Neighborhood Park, and Open Space
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