HomeMy WebLinkAbout6.3 DubRchAreaFSorrento
CITY CLERK
File # D$ISICI-L3CJ
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: September 20, 2005
SUBJECT:
ATTACHMENTS:
PUBLIC HEARING: PA 04-042 Sorrento at Dublin Ranch Area F
(south of Gleason Drive) submitted by Toll Brothers, Inc. requesting an
amendment to PA 01-037 Stage 1 Planned Development ZOß;ßg and
Stnge 2 Plnnned Development zoning
Report Prepared by: Mike Porto, Consulting Planner~
I.
Ordinance adopting an amendment to PA 01-037 Stagc I Planned
Development Zoning and Stagc 2 Planned Development (PD)
Zoning for Sorrento at Dublin Ranch Area FEast & Arca F Wcst
(south of Gleason Drive)
Project Plans, including:
a. Sorrento at Dublin Ranch Area F EasVWest - spiral bound
proposal Stage I & II PD Rezone Pneknge dated reccivcd
on August 17,2005 - Distributed under sepamte cover
b. Sorrento at DlIblin Ranch Area F West - spiral bound
proposal Site Development Review Package dated received
on August 17,2005 - Distributed under separate cover
c. Sorrento at DlIblin Ranch Area FEast - spiral bound
proposal Site Development Review Package dated received
on August 17,2005 - Distributed under separate cover
d. Sorrento at DlIb1in Raneh Area F EasVWest - spiral bound
Vesting Tentative Mnp Pnekage dated received on August
17,2005 - Distributed under separate cover
Planning Commission Resolution 05-51 recommending City
Council approval of an Ordinance adopting an amendment to P A 01-
037 Stage I Planned Development Zoning and Stage 2 Planned
Development (PD) Zoning for Sorrento at Dublin Ranch Area FEast
& Area F West (south of Gleason Drive) with draft Ordinance
attached as Exhibit A
Planning Commission Resolution 05-52 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 & 765 J, and ten Neighborhood Vesting
Tentative Tract Maps 7642, 7643, 7644, 7645, 7646, 7652, 7653,
7654, 7655 & 7656
Planning Commission Staff Report dated September 13, 2005,
without attachments
2.
3.
4.
5.
________~~W___~~~__~____WM_______~____________________-___________________~_______.__________________________
COPIES TO: Applicant
Property Owner
(o,~
G:\PA#\2004\04-042 Toll Area F & B\CC\CCSR 9r20-2005 JB commc:nts,doc
ITEM NO.
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RECOMMENDATION:
tJØ'..- .
.-.
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FINANCIAL STATEMENT:
PROJECT DESCRIPTION:
I.
2.
3.
4.
5.
6.
Open Public Hearing
Receive StarfPresentation
Hear Publie Testimony
CJose Public Hearing
Deliberate
Waive Reading and Introduce Ordinance adopting an amendment to
Stage 1 Planned Development zoning amendment to PA 01-037 and
Stage 2 Planned Development (PD) Zoning for Sorrento at Dublin
Ranch Area FEast & Area F West (south of Glcason Drive)
No financial impact.
Baekerouud
The proposed project, Sorrento at Dublin Ranch, is located in Area F of Dublin Ranch within the
Eastern DlIblin Specific Plan area. The 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.
In keeping with the existing hillside topography of the site, the proposed design concept is that of an
Italian Hill town overlooking the proposed Village Center to thc south. The area is proposed to be
subdivided into ten lleighborhoods allowing for a variety of housing types. The 124.8 acre area would
include a total of 1,111 units, an elementary sehool, a neighborhood park, a neighborhood square,
vehieular and pedestriaTl circulation systems, and both public and private areas designated for open space
and recreationaJ use.
The site consists of two of the master parcels ereated by Traet Map 7281, which are known as Area F
West (between Brannigan and Grafton Streets) and Area F East (between Grafton and Lockhart Streets),
and related roadway parecls. Neighborhoods 1 through 5 will be located in Area F West west ofthe
proposed extension of Grafton Street, and Neighborhood 6 through 10 would be located in Area FEast,
east of the proposed extension of Grafton Street and west of the proposed community sports park. A
location map is provided on the cover page of eaeh spiral bound document included with the application
submittal paekage.
The buildings will be sited to conform with the slope to transition across variations in grade and elevation.
The neighborhood design will emphasize pedestrian circulation with links as foHows: I) along an east-
west paseo with connections to the schools, reereation areas, and open spaee, and 2) via the north-south
Open Space Conidor that parallels Grafton Street and connects to nearby neighborhoods.
Architectural styles which emphasize elements typieal of Italian hill towns in various styles and regions
are proposed to further represent the theme. Elevations and color palettes would be used to establish
standards for neighborhood quality and identity. An architectural style will be applied to eaeh of the 10
neighborhoods to create variety, visual interest, and distinct identities while maintaining consistency with
the over all theme.
The Stage I Planned development for the site was approved in April 2004 byPA 01-037. The land uses
of the site approved by PA 01-037 arc shown in Table 1, below. Of the 124.8 aeres of the project site, 105
acres are designated for Medium Density Residential use, with the remaining 19.8 acres designated tor
schools, parks, recreation, and open spaee.
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Existinf! Use
The project site is eurrently vaeant, rolling hills of non-native grasses and barren of trees, formerly used
for dry Jand fanning and livestock grazing. As with all eastern Duhlin land, the project site slopes fwm
the north and northeast to the south and southwcst. The open space stream corridors included in thc
proposed plan also flow 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 tect from Gleason Drive on the north to Centra1 Parkway on the south. This geography
is suitable for the design concept proposed by the applicant as an Ttalian hjlJ town where the architecture
and struetures conform to the contours of the hillside and opportunities are created for minimizing the
necessity for overgrading and extensive use ofretaining walls. Rough grading of Area F south of Gleason
Drive occurred in July ofthis year, and the dirt from this site was needed and used to fill the proposed 60+
aere Sports Park across from the proposed extension ofLoekhart Street to the east.
Surroundinl! Uses
Thc uses surrounding the project area are described as follows:
· To the north (north of Gleason Drive) - Dublin Raneh Area F North ineluding Medium Density
residential development within Neighborhood FI and Low Density residential development within
Neighborhood F2 eurrently under eonstruetion 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 Jand
uses, but eurrently antieipated 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 loeated cast of the proposed extension of Lockhart Street and east
of the residential area within Area FEast.
· To the south - Central Parkway, Area G, and a portion of Dublin Ranch Area B to the southeast.
Tn Area G: a) the Fairway Ranch affordable housing project which is a high-density residential
development eurrently under construction, b) Neighborhoods MH-I and MH-2 in Area G, both
Medium-High Density Residential projects currently eompleting construction and occupaney, and
c) the Village Center Neighborhood Commereial development.
General Plan/Specific Plan/Zoninl!
General Plan and Speeifie Plan Land Use Designations within the project site are Medium Density
Residential, Elementary School, Neighborhood Square, Neighborhood Park, and Open Space. The Stage
I development plan for the site zoned all of the site eonsistently with the General and Specifie Plan
designations.
The total number of units proposed for Sorrento at Dublin Ranch Area F (1, III , units) 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 4 and 5, below. All
units are intended to be sold as single family lots or condominiums.
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 I, below.
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Table 1:
Land Use and Residential Unit/Density Distribution
land Use and Distribution of Residential Units Prior to PA 01-037 Approved Stage 1 PD
(all acreage is represented bva gross total amount) I
."-"'.',,"~~~
Area F ¡south of Gle.son Drive) aro!'is_"!.~,-!~ no. of units gross acres no. of uni15
M Medium Density Residential (south of Gleason Road) 110.6 ac 1.105 du 105.0 a 1,050 du
c
~.'M'~~~
M/CP Medium Density Residential/Community Park 13.0 ac 130 du 0.0 a 0 du
c
-~.'- .-, ..'" ..,-".._,,'~,._~'~.. "...,_.,-~,_..
CP Community Park 52.0 so 65.9 a
c ,~~~-
NP Neighborhood Park(1) 5.6 so 5.6 a
_!:'...... --
NS Nei9hborliood Square 2.0 ac 2.0 a
c
~~._. ~
ES Elementary School Site 10.0 ac 10.0 a
c
"'-.... ,..',.,~_._----_.~. . _.... ".~,,'~.m·'''w'~__._.~ .,~''''-
OS Open Space/Stream Corridor/Multi-Use Trail 5.3 ao 8.4 a
. c
P/SP Public/Semi-Public 3.9 ac 0.0 a
c
Subtotal Are. F (SOufh of Gleason DMve) 202.4 ac 1,236 du 196.9 a 1.050 du
c
Subtotal Area F (north of Gleason) - Neighborhoods F1 & F2 88.9 ac 190 du 88.5 a 240 du
c
Totall" approved by PA 01-037 289.3 ac 1,426 du 285.4 s 1,290 du
c
Units proposed bv PA 04-042 1111 du
within Area F North 240 du
Total for Area F' with units currentlv croposed 1,351 du
units less than initially allowed (1426-1350=75) 75.00 du
Notes:
1'IiNeighborhood Square, Elementary School, and Neighborhood Park sites remained the same size and at the same location,
(2) The discrepancy in land use areas was due to imprecise land use calculations for the poor approvals and the realignment of
area roads.
Table 2 was prepared based on the plans and figures in this applieation,
Table 2: Area F West and Area FEast - land Use Summary and Residential Density
Land Use Desl nation Gross Acres No, of Units Gross Densl
Area F West Between Brannl an Street and Grafton Street:
M Medium Densi Residential 42.6 ae 423 du 10.17 duJac
NS Nel hborhood S "are 2.4 oc N/A N/A
Area F West Subtotal 45.0 ae 423 du
Area F Ea.t Between Grafton Street and Lo.khan Street:
M Medium Denslt Residential 62.4 sc 688 du 11.03 du/ae
NP Nel hborhood Park 5.5 sc N/A N/A
ES Elementa School Site 11.9 so N/A N/A
Area FEast Subtotal 79.8 a. 888 du
Total Sorrento at Dublin Ranch - Area F south Qf 124.8 sc
g~ason
Avera e Densi 105.0 ac 1,111 du 10.58 dulse
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Consisteney with the General Plan Sorrento at Dublin Raneh 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 or Area F, a total or I ,426 units of Low Density and Medium Density Residential
development were allowed. This figure included 130 units to be developed in a transitionaJ zone
encompassing both a Community Pa(k and Medium Density Residential uses, identified as the M/CP land
use designation and PD-M/CP zone. The purpose of this mixed land use designation was to buffe( the
residential ncighborhoods 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 st(eambed permit by the Army
Corps of Engineers and the Department ofFish and Game. As a result, 50 units of the total allowed by the
approved densities were redistributed to the Neighhorhoods Fl and F2 north of Gleason Drive and the
Community Park and Open Spaee eorridor showed an increase in acreage. The 90 units remaining from
the total originally approved were not redistributed or œassigned.
The current application for 1,11 J units apphcable to 105 gross aeres of Medium Density Residential use
corresponds to a proposed average density of 10.58 tmits per acre. This figure is within the density range
for the Medium Density residential land use designation, which is 6.1 to 14 units per acre. Therefore, the
proposed residential development is consistent with the land use designations and density pem1itted by the
General Plan and Eastern Dublin Speeifie Plan. In addition, the proposed level of development has bccn
addressed in prior environmental reviews, analyses, and assessments (including traffie studies) identifYing
potential environmental impacts as those preceding documents approved 90 more units than the J ,050
units approved under the most reeent actions (PA 01-037, Ord. No. 12-04). Doeumentation,
determinations, and actions taken on environmental reports related to the proposed projects are discussed
in the Environmental Review section ofthis staff report. Since no further impacts beyond those addressed
previollsly 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.
Stal!e 1 Planned Development Zoninl! Amendment
A Stage I Development Plan does the following'
I. Establishes the entire area as a Planned Development (PD) zoning distriet;
2. Establishes the permitted, conditional, aceessory, and temporary uses;
3. Depiets the over all site plan and development site areas;
4. Identifies proposed densities, maximum numher of residential units, and (as applicable) the
maximum square rootage of non-residential building area;
5. Presents the general circulation systems, phasing plan, and Master Landscaping Plan; and
6. Estabhshes consistency with the General P1an and (in this ease, also) with Eastern Dublin Speeifie
Plan.
The Stage I PD zoning set forth a unit total of 1,290 units for all of Area F, which included Area F West
and Area F East. It provided for a maximum of240 units in Area F North and 1,050 units south of
Gleason Drive. The proposed Amendment would inerease the maximum numher of units within Area F
West and Area F East by 61 units from 1,050 to 1,111 units. It would also inerease the aggregate
maximum in Area F from 1,290 to 1,351 units. As stated above, in the diseussion under the consistency
with the "General Plan," the currently 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.
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Stal!e 2 Planned Development Zoninl!
The Stage 2 PD zoning would apply to the 105 acres of Medium Density Residential within Area F West
and Area F East. The Zoning Ordinance provides that a Stage 2 development plan includes:
1. A statement of compatihility with the Stage I 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 area, lot dimensions, lot coverage, setbacks, building
height, and parking standards;
6. Architectural Design Standards; and
7. Preliminary Landscaping Plans_
The application for the Stage 2 Devclopment Plan inciudes a spiral-bound booklet in an 8Y," x II" format
with fold-out exhibits, as appropriate, entitled "Stage II PD Rezone Package." This collection of
documents ine1udes eaeh of the required elements of the Stage 2 Development Plan, and the proposed
ordinance adopting the Stage 2 Development Plan ineorporates each of these elements by referenee. The
booklet also contains a narrative description of both Area F West and Area F East and each
Neighborhood. The Development Regnlations to be ineorporated into the Ordinance are presented as a
matrix for both Area F West and Area F East. The standards, specific to each ofthe 10 neigbborhoods
within this PD zone, are shown on the matrix. These standards conform to the Residential Development
Guidelines presented and adopted with the Stage I Development Plan P A 01-037.
The booklet also includes a development plan, phasing plan, street cross seetions, residential design
guidelines (including arehiteeture), and design elements for pedestrian and vehicular circulation,
streetscape, and recreational components of the plan. Parking standards are diseussed under this section,
while the design elements have been incorporated into the approvaJs 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
parking is accolllillodated 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 eontrol1ed 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 parking, as proposed by the Applicant for both residents and guests, has been provided eonsistent
with past developments and in faet 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, aTe the same for each produet type throughout the
development:
Table 3:
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AlJ units will he provided with 2 enclosed parking stalJs. Guest parking spaces are primarily provided on
the aeeess roads, alJeys, 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
accommodated gllest parking in a similar manner. Throughout these neighborhoods, the street patterns
arc a eombination of pub lie (owned and maintained by the City) and private (owned and maintained by a
Homeowners Assoeiation) with guest parking equally applied.
The parking space figures in the following tahle refleet the plans submitted with the application. Based 00
this in/ormation, the proposed projcet would eomply with and exceed the adopted standard and eouJd even
aeeommodate exeess parking along the streets.
Table 4:
Parking for Sorrento at Dublin Ranch Area F
Neighborhood Units ReQuired Spaces Provided Soaces +/-
CQvered Gue.t Total Covered Guest Total
for Units ReQ'd for Units on-site on-street on olan
Neighborhood 1 75 150 75 225 150 0 78 228 + 3
Neighborhood 2 117 ....~,,~-,"'.,.. 234 9 70 313 20
234 59 293 +
Neighborhood 3 69 173 138 9 29 176 f--~'.'--'--'
138 35 + 3
Neighborhood 4 66 132 -- 33 165 132 15 62 209 44
+
Neighborhood 5 96 - 0 48 240 0
192 48 240 192
Recreation Facility West 20 19 39
Neighborhood 6 75 150 75 225 150 0 83 233 + 8
-.- 94 188 47 235 188 47 47 282 47
Neighborhood 7 +
Neighborhood 8 148 ,,_.,,~_..,'U '_ 296 10 94 400 30
296 74 370 +
Neighborhood 9 117 234 59 293 234 10 131 375 + 82
Neighborhood 10 254 508 127 635 508 51 75 634 - 1
Recreation Facilitv East 24 12 36
TOTAL 1,111 2,222 632 2,854 2.222 195 746 3,165 + 236
Notes:
(1) Data was compiled from Neighborhood Parking Plan 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.
As noted above, there are 236 excess parking spaces over and above those required by the City of Dublin
Zoning Ordinance.
Site Development ReviewNestinl! Tentative Maps
For reference, 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 which were transmitted to Council
previousJy. The Stage II Planned Devclopment zoning establishes the Development Regulation to guide
the preparation of the Site Development Review (SDR) and Vesting Tentative Maps (VTM). In this
instanee, the SDR & VTM's we submitted in conjunetion with the Stage I Development Plan. To aid
Council in reviewing the Stage 2 Planned Development, the SDRlVTM package approved by the Planning
Commission is included. The Planning Commission approval is subject to City Couneil adoption of an
Ordinance amending the Stage I Planned Development and the Stage II Planned Development. The plans
are more speeifie than in the Stage 2 Development Plan Document. Each SDR booklet also contains
design plans for the site, landseaping, and architecture. The arehiteetural plans include all floor plans for
each Neighborhood, elevations for eaeh arehitcctural style, building sections, streetseape elements, and
recreational amenities.
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A brief outline of the ten proposed neighborhoods is provided shown in Table 5:
Table 5: Neighborhood Summary
-. ~_.,- , ,.,"~--,-~-.~~.,.~" .."
Location Type No. of Gross
Units Acreaae
,-
AREA F WEST
."---,'""' .-...---...-- --"""-"..."-"..,,,.,,,. - ï::JË;¡ãciied 2-story Cluster homes 75 du 10_6
1 SW corner Gleason Drive & Grafton Street ac
2 Brannigan Street frontage, east side Motor court 117 du 10.4 ac
3 sw quadrà,ìtoiAreâF Weš'" Tuck-under Townhomes 69 du 5.5 ae
north of Central Parkway ~",~--'.~ -c-
4 NW corner Large tuck-under Townhomes 66 du 7_3 ac
Central Parkwav & Grafton Street
5 West side of Grafton Street - mid-block Multi-level Buildings 96 du 6.1 ac
above Podium structure --
Homeowners Association Common Area Recreation area and open space 0 du 2.7 ac
~,,-_._~ .~~~,-
Subtotal 423 du 42_6 ae
.-
AREA FEAST
6 SE corner Gleason Drive & Grafton Street Detached 2-story Cluster homes 75 du 10.1 ac
7 "'sv(icomer GTeasõïii'frive & [äckhart Tuck-under Townhomes 94 du 10.9 ae
Street
Grafton Street frontage";' east side Alley-loaded Townhomes - --
8 148 du 11.9 ac
9 NE corner Large tuck-under Townhomes 117 du 13.8 ac
Central Parkwav & Grafton Street
10 NW corner Multi-level Buildings 254 du 14.3 ac
Central Parkway & Lockhart Street above Podium structure
Homeowners Association Common Area Recreation area and open space 0 du 1.4 ac
Subtotal 688 du 62.4 ac
Total .~~.__.~~~_w~
1,111 du 105.0 ac
Average Density 10.58 du/ae
Notes:
(1) Data was complied from the Development Plans in the "Stage II PD Rezone Package:'·
(2) Acreage figures Include the Grafton Street Open Space Corridor.
A summary of each proposed Vesting Tentative Tract by acreage and use is shown in Table 6, as follows:
Table 6:
ArealNelghbor- Tract Description tlnlts Acres No. of Pa.-ce]s Density
hood
Area F West No. 7641 423 units 36.4 ac 1 --10 11.62 du/ac
Nei~hborhood I No. 7642 Smal1 Lot Subdivision 75 unÎts 8_3 ac 1-75 : A-D 9,04 du/ac
Nei.hborhood 2 No_ 7643 Condomin [urns 117 unìt"ò 7.8 ac 1- 9 , A-P 15,0 du/ac
Neighborhood 3 No_ 7644 Condomínìums 69 units 4.7 ac 1-12 : A-P 14_68 du/ac
Neighborhood 4 No. 7645 Condominiums 66 units 5_3 ac 1-16 A-P 12,45 du/ac
Neighhorhood 5 No. 7646 Condomínìums 96 units 4.6 ac 1-4 : A-I 20_87 du/ac
Area Ii" I£,ast No. 7651 688 units 71.2 ac 1 - 8 9.66 dulac
Nei~hborhood (, No. 7652 Small Lot Subdivision 75 units 8.0 ac 1-75 : A-C 9_38 du/¡:u;
N ei~hborhood 7 No. 7653 Condominiums 94 units S_6 ac 1· 20 A-K 10.93 dulac
-
Nci.hborhood S No. 7654 Condominiums 148 units 10_6 ac 1- 20 : A-K 13.96 dulac
N ei~hborhood 9 No. 7655 Condominiums 117 units 11.0 ac 1-28 A-L 10.64 dulac
Nei.hborhood 10 No_ 7656 CondomÎn,iums 2.\4 units 11.6 ac 1-7 : A-S 21_9 dulac
Total 1j111 units 107.6 ac --
Proposed Vesting Tentative Tract Maps
Approval of the Final Traet Maps are eonditioned to require the submission of Covenants, Conditions, and
Restrictions (CC&Rs) regarding maintenance of all common areas and facilities and certain public use
areas within the boundaries of the projeet area.
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Planninl! Commission Hearinl!
As stated above in the "Background" discussion above, the Planning Commission held a public hearing on
September 13,2005 regarding the proposed projeet and the requested actions under PA 04-042. The
Planning Commission took two aetions:
I) Adoption of ResoJutions 05-51 reeommending City Couneil approval of an Ordinance which:
a) amends Pa 01-037, the existing Stage I phumed development zoning to increase tbe maximum
number of units permitted on the Project site; and
b) adopts the Stage 2 Plmmed Development (PD) zoning for Area F West and Area F East and the
Stage 2 Development Plan
2) Adoption of Resolution 05-52 approving:
a) Master Vesting Tentative Tract Map 7641 (creating separate mastef parce]s for Neighborhoods I
through 5);
b) Master Vesting Tentative Traet Map 7641 (creating separate master parcels for Neighborhoods 6
through 10);
c) Vesting Tentative Tract Maps 7642, 7643, 7644, 7645, 7646, 7652, 7653, 7654, 7655 & 7656
creating individual lots and condominium pareels within Neighborhoods I through 10,
respectively;
d) Site Development Review (SDR) for Area F West (including Neighborhoods I through 5); and
e) Site Development Review (SDR) for Area F East (including Neighborhoods 6 through 10).
The Planning Commission questioned Staff and the Applicant and added two conditions of approval. The
first condition applied to Neighborhood I and 6 and dealt with. upgrading comer eJevations. The seeond
condition applied to Neighborhood 5 and directed Staff to work with the Applicant regarding building
colors and materiaJ quality.
A copy of the Planning Commission staff report for the meeting of September 13, 2005 is attached for
City Council rcfercnee (Attaehmcnt 5). Detailed deseriptions of the Site Development Review and the
pfûposed Vesting Tentative Tract Maps are discussed in the Planning Commission staff report.
Develonment Al!reement
Area H is subjeet to the Master Development Agreement for the Dublin Raneh Projeet between the City
and the Lin Family. That Agreement recorded in July 1999 was amended recently in June 2005 (PA 05-
023). Area H also is ineluded in a Supplemental Development Agreement adopted in April 2000.
Development Agreements are a requirement of the Eastern Dublin Specific Plan and Master Development
Agreement for the Dublin Ranch Project. A Development Agreement specific to PA 04-042 also will be a
requirement. It is 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, and more
specifically to the Dublin Raneh Projeet. It will be drafted with input from City Staff, the projcct
developer, and their respective attorneys.
Affordable Housin2
The City's 12.5% affordable housing requirement will be provided and satisfied within the Fairway Raneh
residential eommunity south of the projeet area.
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Noticing
In accordance with State law, a public notice was mailed to all property owners and occupants within
three hundred feet (300') of the proposed projeet to advertise the project and the public hearing scheduled
for September 20, 2005. The public notice was also published in the Valley Times and posted at several
locations thwlIghout the City.
ENVIRONMENTAL REVIEW:
In 1993, the City Council certified an Environmental Tmpaet Report (ETR) for the Dublin General Plan's
Eastern Extended Planning Area and the Eastern Dublin Spccifie Plan area, including revisions to Part T 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#911 03064); eoJleetively these doeuments
comprise the "Eastern Duhlin EIR." The Eastern Dublin ElR is a program ElR, which anticipated
numerous subsequent aetions related to future development; it also identified some impaets resulting from
implementation that could not be mitigated. Upon certification of the EJR, the City adopted a statement of
overriding considerations for sueh impacts. The City also adopted a mitigation-monitoring program,
which included a series of me as UTes intended to reduee impacts rrom the implementation of the plan. The
timing for implementation ofthese mitigation measures is summarized in the adopted Mitigation and
Monitoring Program matrix.
Tn 1997, the City Couneil approved a Negative Declaration (Resolution 140-97) which addœssed an area
of approximately 453 acres in Dublin Ranch Areas B through E, inclllding 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 whieh included approximatcly 147 acres rrom other areas within Dublin Ranch, and
proposed to relocate the residential and commereial uses of the proposed Village Center south to Dublin
Ranch Area G.
On March 16,2004, an ElR Addendum was eertified by City Council Resolution No. 43-04 pursuant to
CEQA Guidelines Section 15164. The Addendum related to P A 01-037 addressed the following: a)
General Plan Land Use Amendment; b) Eastern Area Speeific Plan amendment; c) Vesting Tentative
Traet Map Nos. 7281, 7282, and 7283; and d) the Site Development Review proposed. The Addendum
also included an updated traffie study. At that time it was determined that the project would cause no
environmental impacts beyond those previously identified in the Eastern Dublin EIR and the subseqllent
Mitigated Negative Declaration and Negative Declaration. Also, in conjunction with the Addendum, the
property owner has since obtained permits rrom state and federal ageneies for alteration of wetlands and
has implemented rclated offsite mitigation.
A determination has been made for the projeet proposed under this application P A 04-042 that it has been
adequatcly addressed in the 2004 ElR Addendum and would cause no environmental impaets 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 DubJin Specific Plan and EIR (SCH 91103064), two
addenda dated May 4,1993, and August 22, 1994 (both adopted by the City Council), and the Mitigated
Negative Declaration prepared for Area F (SCH 99112040).
10 bb \ \
CONCLUSION:
This applieation has bcen reviewed by applieablc City departments and agencies and their comments have
been ineorporated into the Projeet design and the recommended conditions of Projeet approval. The
proposed project requires an amendment to the existing Stage I Planned Development zoning (PAOI-037)
to increase the maximum number units permitted on the Project site. The J, 111 units proposed for the
105 acres designated for Medium Density ResidentiaJ land lIse result in an over all density of 10.58 w1its
per acre. This density is eonsistent with the Medilln1 Density Residential density range of 6.1 to 14 units
pcr acre for all of Dublin Ranch Area F. The Stage 2 Planned Development zoning establishes the
development standards and development plan as a preeedent for approvals ofthe sllbdivisions (Vesting
Tentative T.act Maps) and the Site Dcvelopment Review for Dublin Ranch Area F south of Gleason
Drive.
The proposed project, as conditioned, eomplies with the General Plan, the Eastern Dublin Specific Plan,
the Stage I Planned Development zoning as amended. The Site Development Review and Vesting
Tentative Tract Maps, as conditioned, comply with the Stage 2 Development Plan.
RECOMMENDATION:
Staff recommends that the City Council: 1) Open public hearing, 2) Receive Staff presentation; 3) Hear
Public testimony; 4) CJose Public Hearing; 5) Deliberate; 6) Waive reading and introduee Ordinance
adopting an amendment to PA 01-037 Stage I Plalmed Development zoning and Stage 2 Planned
Development (PD) Zoning for SOlTento at Dublin Ranch Area FEast & Area F West (south of Gleason
Drive) submitted by Toll Brothers, Ine. as authorized agent for the Un Family (Chang Su-O Lin, et. al.)
represented by represented by James Tong.
11 tro\\
\Db<3L\
ORDJNANCE NO. - 05
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
* *** ** **********.. ***** * ******** **** **
AMENDJNG STAGE 1 PLANNED DEVELOPMENT ZONING FOR PA 01-037
TO REVISE THE MAXIMUM NUMBER OF UNITS IN DUBLIN RANCH AREA F
TO 1,352 UNITS AND APPROVING A STAGE 2 DEVELOPMENT PLAN FOR
THE PROJECT KNOWN AS SORRENTO AT DUBLIN RANCH AREA F
SOUTH OF GLEASON DRIVE (TOLL BROTHERS, INC.) PA 04-042
THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. RECITALS
A. By Ordinance No. 12-04, the City Council rezoned the approximately 285.4 acres known
as the Dublin Ranch Area F to a Planned Development Zoning District and adopted Stage I Development
Plan mning (pA 01-037) whieh, among other approvals, established the maximum number of units in
Area F at 1,290 units.
B. This Ordinance amends the Stage I Planned DeveJopment Zoning for PA 01-037 adopted
by City CounciJ Ordinance 12-04 to al10w the maximum of units to be 1,351 units - 240 units north of
Gleason Drive and 1,111 units sOllth of Gleason Drive.
C. This Ordinance also adopts a Stage 2 Development Plan for a portion of Dublin Ranch
Area F, known as Sorrento at Dublin Raneh Area F south of Gleason Drive.
Section 2.
FINDINGS AND DETERMINATIONS
Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Couneil finds as follows:
I. The Stage I Planned Development zoning amendment to PA 01-037 and the Stage 2
Development Plan for the Project, known as Sorrento at Dublin Ranch Area F south of
Gleason Drive, Neighborhoods I through 10, (Toll Brothers, Inc.) Planned Development
Zoning meet the purpose and intent of Chapter 8.32 in that they provide a eomprehensive
development plan that is tailored to the land uses for Medium Density Residential,
Neighborhood Square, Neighborhood Park, Elementary School site, private recreational
faeiJities, open space corridor with multi-use trail system, and other pedestrian amenities
proposed on the Projeet site and create a desirable use of land that is sensitive to
sllrrounding land uses hy virtue of the layout, design, and conformity to the natural
topography.
2. The Stage I Planned Development zoning an1endment to PA 01-037 and the Stage 2
Development PJan for development of Sorrento at Dublin Ranch Area F south of Gleason
Drive (Toll Brothers, Inc.) under the Planned Development Zoning will be harmonious and
compatible with existing and future development in the surrounding area in that the land
uses and site plan establish a Medium Density Residential community of single family
homes and condominiums, Neighborhood Square, Neighborhood Park, Elementary School
Attachment I
<.R.3 q-2.0·0S'
7- Db '34
site, private recreational facilities, open space corridor with multi-use trail system, and
other pedestrian anlenities. The land uses and site plan provide eftèetivc transitions to
surrounding development which is charaeterized by the proposed vehicular and pedestrian
eireulation system.
Pursuant to Section 8.120.050.A and B ofthe Dublin Municipal Code, the City Council finds as follows;
1. The Stage I Planned Development zoning amendment to PA 01-037 and the Stage 2
Development Plan for Sorrento at Duhlin Raneh ATCa F south of Gleason Drive (Toll
Brothers, Ine.) will be harmonious and compatib1e with existing and potential development
in the surrounding area in that the land uses and site plan establish a medium density
residentiaJ eommunity of single family homes and condominiums, Neighborhood Square,
Neighborhood Park, Elementary School site, private recreational facilities, opcn space
eorridor with multi-use trail system, and other pedestrian amenities. The Jand uses and site
plan provide effective transitions to surrounding development which is charaeterized by
the proposed vehiclllar and pedestrian circulation system.
2. The Stage I Planned Development zoning amendment to PA 01-037 and the Stage 2
Development Plan for Sorrento at Dublin Ranch Area F south of Gleason Drive ('roll
Brothers, Inc.) Planned Development Zoning has been designed to aeeommodate the
topography of the Project site which typieally is characterized as vaeant, low rolling hills
suitable for the development of a Medium Density Residential eommunity of single family
homes and eondominiums, Neighborhood Square, Neighborhood Park, Elementary School
site, private recreational facilities, open space eorridor with multi-use trail system, and
other pedestrian amenities and therefore physically suitable for the type and intensity of the
proposed Planned Development Zoning distriet.
3. The Stage I Planned Development zoning amendment to PA 01-037 and the Stage 2
Development Plan for Sorrento at Dublin Ranch Area F south of Gleason Drive (1'011
Brothers, Inc.) Planned Development Zoning will not adversely affect thc health or safety
of persons residing or working in the vicinity or be detrimental to the publie health, safety
and welfare in that the Project will eomply with all applicable development regulations and
standards and will implement all adopted mitigation measures.
4. The Stage I Planned Development zoning amendment to PA 01-037 and the Stage 2
Development Plan for Sorrento at Dublin Ranch Area F south of Gleason Drive (Toll
Brothers, Inc.) Planned Development Zoning are consistent with the Dublin General Plan,
Eastern Dublin Speeifie Plan, and the Stage I Development Plan for Dublin Raneh Area F
(Ordinance No. 12-04) as they are is in conformance with the land use designations of
medium density residential single íàmily homes and condominiums, Neighborhood
Square, Neighborhood Park, Elementary Sehool site, private recreational facilities, open
space eorridor with multi-use trail system, and other pedestrian amenities and the various
requirements ofthe Stage I Development Plan.
Pursuant to the California Environmental Quality Act, the City Couneil finds as follows:
1. An InitiaJ Study was prepared and a determination was made that the proposed project was
adequately addressed in an Addendum to the Program EIR for the Eastern Dublin Specific
Plan area and annexation. The Addendum related to PA 01-037 was certified by the City
Couneil Resolution No. 48-04. On March 16, 2004 a determination was made that no
2
3o-Ö~Y
additional or further environmental impaets would result from the proposed project and the
increased units than those already addressed in the Eastern Dublin Specific Plan EIR (SCH
NO. 91103604), the two Addenda dated May 4, 1993 and August 22, 1994 and the
Mitigated Negative Declaration prepared for Area F (SCH No. 99112040). The program
ETR (with all subsequent addenda, supplemental EIRs, and related Mitigated Negative
Declarations), initially was certified by the City of Dublin in 1993 (SCH#91103064). A
Mitigation Monitoring program also was adopted at that time.
Seetion 3. Map of the Propertv.
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Munieipal Code, the Stage 1 pJanned Development
zoning amendment for P A 01-037 applies to Dublin Ranch Area F in its entirety.
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Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Stage 2 DeveJopment Plan
applies to the following property ("the Property"):
124.8 gross aeres of Master Vesting Tract Map 7281 (Lots APNs: 985-0052-008, 985-0052-01 0,
& 985-0053-003) proposed to beeome parts of Master Vesting Tentative Tract Maps 7641 (for
Area F West) & 7642 (for Area F East) and Neighborhood Vesting Tentative Tract Maps 7642,
7643,7644, 7645, 7646, 7652, 7653, 7654, 7655 & 7656 (for Neighborhoods I through 10),
respectively.
A vicinity map showing the area for a Stage 2 Development Plan is shown below;
3
4 Öò '2A
Section 4. APPROVAL
Stage 1 Planned Development Zoning Amendment to Ordinance No. 12-04
Ordinanee No. 12-04 is hereby amended to inerease the maximum number of units in DubJin
Ranch Area F West and Dublin Ranch East from 1050 to 1111 and in Dublin Ranch Area F in its
entirety from 1,290 to 1,351 units. Specifically, the AS Booklet, which Ordinance No. 12-04,
incorporates by reference is amended as follows:
I. Line 4 on the table on Page 4 of the "Stage I & 2 Development Plan! Planned Development
Rezone Project Description" is revised to read;
". south of Gleason Drive 110.6 acres 1106 du* 105.0 acres 1111 du
2. The last line ofthe table on Page 4 of the "Stage I & 2 Development Plan! Planned
Development Rezone Project Description" is revised to read;
"Total 289.3 acres 1426 du 285.4 acres 1290 du"
Stage 2 Development Plan for Sorrento nt Dublin Rancb Area F south of Gleason Drivc
The fol1owjng is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance.
This Development Plan meets all the requirements for a Stage 2 Development Plan and is adopted as a
zoning amendment pu.rsuant to section 8.32.030.B of the Dublin Zoning Ordinance. The Stage 2
Development Plan consists of the items and plans identified below, many of which are contained in the
"Stage II PD Rezone Package," dated stamped received on August 17, 2005 and included as Attachment
I to the September 20, 2005 City Council staff report, which to the extent refereneed below, is
incorporated herein by reference.
4
5'~ß'1
I. Statement of Compatibility with Stage I Development Plan. Sorrento at Dublin Ranch Area F
south of Gleason Drive croll Brothers, Inc.) Stage 2 Development Plan is eompatiblc with the over
all Stage I Development Plan for Dublin Ranch Area F, as amended, in that the Project is
designated for Medium Density Residential Jand use with Neighborhood Square, Neighborhood
Park, Elementary School, Community Park, Open Space Corridor/Mlllti-Use T,ai1 lIses as planned
for in the Stage 1 Development Plan, and conforms with the development regulations established
under the Stagc I Development Plan for maximum building heights, parking ratios, lot coverage,
setbacks, and other standards.
2. Statement of Proposed Uses. Pennitted, conditional, accessory, and temporary uses are allowcd
as set forth in the "Stage I & II PD Rezone Paekage" booklet attached as Exhibit A to this
Ordinance.
3. Stage 2 Site Plan. The Stage 2 Site Plans for Area F East and Area F West are found at pages
C.1.1 and C.1.2, respectively, and aœ incorporated herein by rcferenee. .
4. Site Area, Proposed Densities. For site area, proposed densities, maximum permitted residential
units, and maximum non-residential square footages, see "Stage II PD Rezone Package." (See
Page 12 of Exhibit A to the Ordinance)
S. Development Regulations. The Development Regulations for Areas F West and Area F East arc
set forth in two separate, two-page tables labeled, respectively, "Sorrento At Dublin Ranch, Area
F West, Residential Site Development Standards" and "Sorrento at Dublin Raneh, Area FEast,
Residential Site Development Standards," which are found in the "Stage II PD Rezone Package"
booklet immediately following the "Land Use & Design Standards" tab.
6. Architectural Standards. The area-wide and projeet-wide arehiteetural standards, concepts, and
themes are contained in the document labeled "Sorrento at Dublin Raneh, Residential Design
Guidelines, July 2005," whieh is found in the "Stage II PD Rezone Package" booklet, following
the "Land Use & Design Standards" tab.
7. Preliminary Landscaping Plans. The preJiminary landseaping plans consist of the 45-page
"Landscape and Open Space Guidelines" which are found within "Stage II PD Rezone Package"
booklet, following the entitled "Land Use & Design Standards" tab and the Preliminary
Landscape Plans for Area F West and Area F East on page L-I of, respeetively, the "Area F
West, Site Development Review Package," and "Area F East, Site Development Review
Paekage," both dated stamped received August 17,2005 and included as Attachments 2 and 3,
respectively, to the September 20,2005 City Counci1 staff report.
8. Applicable Requirements of Dublin Zoning Ordinance. Execpt as speeifieally provided in this
Stage I Planned Development zoning amendment to PA 01-037 and Stage 2 Development PJan,
the use, development, improvement, and maintenance of the Property shall be governed by the
provisions ofthe Dllblin Zoning Ordinance pursuant to seetion 8.32.060.C.
Section 5. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinanee shall take effect and be in force thirty (30) days from and after the date of its
passage. The City CJerk of the City of Dublin shall cause the Ordinance to be posted in at Jeast three (3)
5
1.0 Öb .:a ~
pub lie places in the City of Dublin in accordance with Section 36933 of the Goverrunent Code of the
State ofCalitòmia.
PASSED AND ADOPTED BY the City Council of the City of DubJin, on this 4th day of October
2005, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\PA#\2004\04...Q42 Ton Area F & a\pc\Cc Ordinance for PD JB commcots
6
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Amendment to Stage 1 Planned Development
Zoning for PA 01-037
and
Stage 2 Planned Development Zoning District (PA 04-042)
Sorrento at Dnblin Ranch Area F sonth of Gleason Drive
ToU Brothers, Inc.
(APNs: 985-0052-008,985-0052-010,985-0053-003)
This is an amendment to the Stage 1 Planned Development zoning for PA 01-037 increasing
the maximnm number of units for Dublin Ranch Area F in its entirety and a Stage 2
Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinanee for Sorrento
at Dublin Ranch Area F south of Glenson Drive, located north of Central Parkway, south
of Gleason Drive, east of the proposed extension of Brannigan Street and west of the
proposed extension of Lockhart Street. This Development Plan meets aU of the
requirements for Stage 2 Planned Development review of the project.
This Development Plan includes Site, Architeetural, Circulation, and other plans and exhibits
prepared by MacKay & Somps and the subeonsultants referred to as Project Plans consisting of
the packages, sheets, booklets, and plans, date stamped received August 17, 2005, labeled
Attachments I through 4 to the City Couneil Staff Report of September 20, 2005, and on file
with the Community Development Department. The Planned Development District aJlows the
flexibility needed to encourage innovative development whiJe ensuring that the goals, policies
and action programs of the GeneraJ Plan, Eastern Dublin Specific Plan, and provisions of Section
8.32, Planned Development Zoning Distriet of the Zoning Ordinance are satisfied.
The Stage 2 Planned Development Zoning district DeveJopment Plan meets the requirements of
Section 8.32.040.B of the Zoning Ordinance and consists ofthe foUowing:
1. Zoning
2. Permitted Uses, including Conditional Uses, Aeeessory Uses & Temporary Uses
3. Dublin Zoning Ordinance - AppJicable Requirements
4. Density & HOllsing Type
5. Development Regulations
6. Parking
7. Site Plan and Architecture
8. StreetscapelPreliminary Landseape Plan
9. Phasing Plan
10. Master Infrastructure Plan
11. Inclusionary Zoning Ordinance
12. Compliance with Stage 2 Pl¡nmed Development Plans
Stage 2 Planncd Development Zoning District Development Plan
1. Zoning
PD, Planned Development Zoning District. This is a Medium Density Residential zoning
district which provides for Neighborhood Square, Neighhorhood Park, Elementary Sehool
site, and Open Space corridor/multi·use traiL
EXHIBIT A TO ORDINANCE
PD, 1-'lanm:d l)~velopmcnt ZQning [)i.~trict
PA 04-042 Sorrento al Dublin Kan¡;h Area r suuth ufGlt:i1son Drive
~ ~ '6~
2. Permitted Uses, including: Conditionnl Uses, Accessory Uses & Temporary Uses
Permitted uses shall be as adopted by Ordinance 12-04, the Dublin Ranch Area F Stage I
Planned Development Zoning Development Plan (PA 01-037), as amended, and as follows:
A) PD Medium Density Residential
Intent: Medium Density land use designations are established to: a) reserve
appropriately located areas for family living in a variety of types of
dwellings at a reasonahle range of population densities consistent with
sound standards of public health and safety; b) preserve as many as possible
of the desirable characteristics of the one-family residcntial district while
permitting higher population densities; c) ensure adequate light, air, privaey
and open space for eaeh dwelling unit; d) minimize traffic congestion and
avoid the overloading of utilities by preventing the construction ofbllildings
of excessive size in relation to the land around them; e) provide necessary
space for off-street parking of automobiles and, where appropriate, for off-
street loading of tTllcks; and f) protcet residential properties from the
hazards, noise and congestion created hy eommereial and industrial traffic.
Intensitv: 6.1 - 14.0 dwelling units per aerc
Permitted Uses:
Multi-family dwelling
Single family dwelling
Accessory structures and uses in accordanee with Seetion 8.40.030 of the
Dublin Zoning Ordinance
Community care facility/small (permitted if required by law, otherwise as
conditional use)
Home occupation in aecordanee with Chapter 8.64 of the Dublin Zoning
Ordinance
Private recreation facility (for homeowners' assoeiation and/or tenants use
only)
Small family day eare home per Chapter 8.08 of the Dublin Zoning Ordinance
Garage/Yard Sale
Parking Lot - residential
Conditional Uses:
Bed and brcakfast inn
Boarding house
Community center
Day eare center
Large family day eare home
Parking lot - residential
2
PI), Planm:d Development Zoning District
PA 04-042 SOITento at Dublin Ranch Area F south of Gleason DJ'ive
qðöß~
Religious facility
Sehool/private
Parking Lot - residential/neighborhood use, only
Accessory Uses:
AJI Aecesso.y Uses sbaJl be in accordance with Section 8.40. of the Dublin
Zoning Ordinance
Temporary Uses:
Temporary eonstTllction trailer
Tract and sales office/modeJ home complex
B) PD Neighborhood Square
Permitted Uses:
Neighborhood Square
C) PD Neighborhood Park
Intent: Neighborhood open space and recreational areas, both aetive and passive.
Permitted Uses, including but not limited to:
Neighborhood Park
Recreational or edueationaJ facility
Trail staging area
D) Elementary School
Permitted Uses, including but not limited to:
Elementary School
Day Care facility, if assoeiated with school use
Conditional Uses:
School/private
Parking Lot - residential/neighborhood use, only
F) PD Open Space
Intent: Open Space land use designations are established to ensure the protection
of those areas of special signifieance.
Permitted Use, including but not limited to:
Drainage and water quality ponds and other related faeilities
Ineidental and aeeessory strueturcs and uses
3
PD. Planned DevdupmeTIl Zoning District
PA 04ft042 Sûl'I'tntû at Dublin Ranl.::h Ar~u P south ufGleilsun Drive
I05'b£'-\
Public or private infrastructure
Pu.b1ic recreation facility - active or passive
Resource management
Stonn water detention ponds and other related facilities
Trails and maintenance roads
Other uses as approved by the Community Development director
3. Dublin Zoning Ordinance - Applicable Requirements
Except as specifically modified by the provisions of this PD, Planned Development Zoning
District DeveJopment Plan, all applicable general requirements and procedures of the Dublin
Zoning Ordinance shall be applied to the land uses designated in this PD, PlaIUled
Development Zoning District Development Plan.
4. Density & Housing Type
Residential Site Area: ± 105 acres (Medium Density Residential)
Density: 10.58 dwelling units per acre (gross)
as distributed within Sorrento at Dublin Ranch Area F south of
Gleason Drive
Number of Units:
1,111 dwelling lInits
A) NeighborhoodsfUnit Type: -
Location Type No. of Gross
Units Acreage
AREA F WEST .
1 SW corner Gleason Drive & Grafton Street Detached 2-story Cluster homes 75 du 10.6 ac
2 Bra.~~2an Street frontage, east side Motor eourt 117 du 10.4 ac
3 SW quadrant of Area F West Tuck-under Townhomes 69 du 5.5 ae
north of Central Parkwav
4 NW corner Large tuck-under Townhomes 66 du 7.3 ac
Central Parkwav & Grafton Street
5 West side of Grafton Street - mid-block Multi-level Buildings 96 du 6.1 ac
above Podium structure
Homeowners Association Common Area Recreation area and open space 0 du 2.7 ae
Subtotal 423 du 42.6 ac
AREA FEAST
6 SE earner Gleason Drive & Grafton Street Detached 2-story Cluster homes 75 du 10.1 ac
7 SW corner Gleason Drive & Lockhart Street Tuck-under Townhomes 94 du 10.9 ac
8 Grafton Street frontage, east side Alley-loaded Townhomes 148 du 11.9 ae
g N E corner Large tuck·under Townhomes 117 du 13.8 ac
Central Parkway & Grafton Street
10 NW corner Multi-level Buildings 254 du 14.3 ac
Central Parkwav & Lockhart Street above Podium structure
Homeowners Association Common Area Recreation area and open space 0 du 1.4 ac
Subtotal 688 du 62.4 ac
Total 1,111 du 105.0 ac
Average Density 10.58 du/ac
Notes:
(1) Data was complied from the Development Plans in the "Stage II PD Rezone Package:'
(2) Acreage figures include the Grafton Street Corridor.
4
PD, Plannlo':J Developmenl Zoning District
PA 04-042 Sûrrentu at Dublin Ram.:h Area r Suuth ufGlel:lsún Drive
\ \ OVSt{
B) Unit Distribution
Area/Neighborhood Number of Umts % of Total
AREA F WEST 423 du 38%
· Neighborhood 1 75 du 7°/t)
· Neighborhood 2 117 du 10.5%
--"~-
· Neighborhood 3 69 du 6%
66 du -r~-- 6%
· Neighborhood 4
c-.-..
· Neighborhood 5 96 du 9%
AREA FEAST 688 du 62%
-
· Neighborhood 6 75 du 7%
· Neighborhood 7 94 du 81%
· Neighborhood 8 148 du 13%
· Neighborhood 9 117 du 10.5%
· Neighborhood 10 254 du 23%
TOTAL 1.111 du 100%
--
C) Neighborhood Descriptions
Neighborbood 1 (Area F West) and Neighborhood 6 (Area F East); Both
neighhorhoods have similar Jayouts and floor plans. Each are comprised of 75 single
family detached homes. The homes are arranged in clustcrs 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 a two-ear garage with side-by-side parking stalls. This
arrangement res liltS in the housing clusters having an uphill or down hill split to the floor
plans which address the change in grade. The eltlsters run parallel to the existing slope
and incorporate a 5-foot vertical separation between the garage 1eveJ 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 reereation center (in Area F East). All auto entry will be
taken from motor court aecess, 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 I & 6
Neighborhood 2 (Area F West): Ncighborhood 2 is a eommunity of 117 condominium
units within 9 separate buildings of 13 units eaeh. Eaeh 13-unit buiJding is arranged in a
"u" shape around a standard motor court. The dwellings are a comhination of staeked
fIats and two or three story townhousc/row house units ranging in size from 1,320 sf to
2,250 sf. Each unit has a private two-ear 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 a side-by-side split which covers the change in grade. Neighborhood 2 is
situated on both sides of Aviano Way, the main entry spine street which also serves as the
east-west pedestrian paseo. Addresses are assigned by street or paseo frontage. The
floor plans, but not the clustering arrangement, are similar to Neighborhood 8 in Area F
5
PD Ptanrli::d Development Z{min~ l)istrict
PA 04-042 :)nrrt=ntl) at DuhliTl [{anch Ar!:a ¡:.' ~outh ofGlea~on l)rívc
I-z.. ~ 'ð t\-
East.
FJoor Plalls: 6 (Plans A, A-I, B, C, D & E) Color Schemes: 5
Architectural Style: Roman- for all buildings in Neighborhood 2
Neighborbood 3 (Area F West): Neighborhood 3 includes 12 buildings ranging fÌom 5
to 8 lInits each fOT a total of 69 condominill1nllnits. 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 spaees in an alley-loaded garage
that is tueked lInder the main structure on the uphill side. The buildings take up 10 feet
of elevation between garage level and the main Jiving level. The buildings face Central
Parkway, Capoterra Way (an internal spine street), or an internal paseo. This housing is
similar to Neighhorhood 7 in Area F East. However, in both Neighborhoods 3 & 7, the
lInit size is smalIeT that the tuck-under parking design used in Neighborhoods 4 & 9
where a variation on the Tuscan architectllral style also wOllld be applied to eTCate a
distinetion among the neighborhoods and residential prodllcts.
Floor Plans: 7 (Plans A, B, F, G, H, .J & K) Color Schemes: II
Arcbiteetural Style: Tuscan - for alI buildings in Neighborhood 3
Nelghborbood 4: Neighborhood 4 includes 16 buildings ranging in size from 3 to 6
lInits for a total of 66 eondominillm units. This housing is a eombination of flat pad and
mainly three-level townhouses stepped and arranged paralIe! to the slope. The steppcd
buildings cover 10 feet of slope. Units range in size fÌom 2,170 sf to 2,972 sf. Eaeh unit
has a 2-ear, tuek-under side-by-side garage and a private patio. The retaining wall of
each stTlleture 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 internal paseos. This housing
is similar to Neighborhood 9.
Floor Plans: 6 (Plans A, B, C, D, F & G) Color Schemes: II
Arehiteetural Style: RlIstic TlIscan - for alI homes in Neighborhood 4.
Neighborhood 5: Neighborhood 5 is a 96-unit mlllti-story podium strueture eentrally
located along the west side of Grafton Street. Four building of 24 eon dominium units
each extend 3-stories above the podium and frame the greenbelt associated with the east-
west pedestrian paseo. The building plaeement transitions the grade differential fÌom the
north to south and creates a variation in the roofseape 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 ftom 1,359 sf to
1,605 sfwith a minimum private patio area of 1 00 sf eaeh. All units have individual
entries accessed from the greenbelt pathways. Fifty percent of the ground floor units are
handieapped aeeessible.
Each unit also is provided with an individual two-car side-by-side garage with direct stair
aeeess. Parking is eompletely subterranean. Separate driveway access to each building's
underground garage is provided from Perugia Lane to the west. Garage entry gates and
ventilation grilles at the opposite ends are sereened either by landscaping or SllTTounding
topography. In addition to the roofseapes, arehitcctUTal elements contribute to creating
the image reflective of an Italian hill town. Sueh elements inelude entry porches, covered
or uncovered patios and balconies, trellises, projecting roof tiles, parapets, and special
6
PD, planned Dçvçloptl1cnt toning nistrict
PA 04-û42 ~(}ITento at Dublin Ranch An~a F south of(ìleason Driye
\~ob<2&.t
treatment of building ends.
Floor Plans: 4 (Plans A, A-I, B & C) Color Scheme: Color elevation
provided.
Arebitectural Style: Campania -- for all buildings Neighborhood 5
Neighborhood 6 (Area FEast): [see Neighborhood 1 discussed above] Neighborhood 6
is simiJar to Neighborhood I in tenns of unit count, lot layout, floor plans, arehitectural
elevations, auto access, rclationship to the strect, and method of addressing the slope with
an lIphill or downhill orientation.
Neighborhood 7 (Area F East): Neighborhood 7 includes 94 eondominium 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 ofbllilding 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 internal road, Vittoria Way whieh narrows to Vittoria Court.
Floor Plans: 6 (Plans A, B, F, G, H & K) Color Schemes: II
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 eaeh.
Neighborhood 8 is similar to Neighborhood 2 in Area F West in terms of unit size, floor
plan, exterior elevation style, and eonfigUTation for addressing the slope with side-to-side
splits that cover the change in grade. However, unit clustering, parking aceess, and
layout are substantially different. In Neighborhood 8 each building cluster is arranged
around a V-shaped motor eourt. As in Neighborhood 2, the dwellings are a combination
oftownhouse/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 Palenno Way), one oftwo internal streets (Araldi
Court or Bramante Street), or an internal paseo.
Floor Plans: 6 (Plans A, A-I, B, C, D & E) Color Schemes: 5
Arehitectural 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 tuek-under configuration would be developed in 28 buildings ranging in size
from 2 to 6 units. The buildings whieh 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-AIt, G & G-Alt) Color Schemes: II
Architectural Style: Rustic Tuscan - for all homes in Neighborhood 9
7
I-'D, Plann!:d )çvçlopmcnt. loning District
J-'A 04-042 .som::nto at DuJ:¡lin Rançh Area F south ofOlea!5011 Drive
\Y- ~ "ßc.\
Neighborhood 1 0 (Area FEast) - Neighhorhood 10 occupies a 12.6 aere area whieh
includes 254 single-level stacked flat condominium units ranging in size Jrom 1,800 sf to
2, 600 sf plus private patio areas exceeding J 50 sf. All units would he ADA aeeessib1c.
Seven three-story buildings of 34 to 44 units each would conform to the contours of the
south-racing hillside while eoncealing subterranean parking struetures beneath a podium.
All structures would be three stories at the upper level ofthe si te 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 ereated would be characteristic to an Italian hill
town. The density orthis Neighhorhood speeificalJy would be greater than the others, but
complies with the overall density established for the Sorrento projeet.
The bllildings would be arranged to follow the alignmeni 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 eOllileets to the internal road with paseos
between alJ buildings that enhance aeeessibility and the pedestrian experience. From the
sidewalk, a pathway would lead via an entry garden eourt 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
secondary access to the gardens directly rrom their patios. Neighborhood 10 also has a
smalJ community building that would house limited fitness equipment and facilities
related to the poo J area.
Floor Plans: 4 (Plans A, B, C & D) Color Scheme: Color elevation
provided.
Arehiteetural Style: Roman - for all buildings Neighborhood 10
5. Development Regulations
Unless otherwise stated below, all development regulations in this Stage 2 Planned
Development Zoning district arc subjeet to the requirements of the R-M Zoning District.
Each Neighborhood has its own deveJopment Regulations at shown in the attached table.
6. Parking
The Residential Site Development Standards for proposed unit and guest parking provides a
separate standard for each neighborhood. The design and placement ofparking is a key
factor for integrating the structures in the project with the hillside slope. Covered parking is
accommodated in garages tucked beneath the living spaces and accessed via alJeyways 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 eurbside as parallel parking on the streets to be
dedicated as public right-of-way.
A total of 2,854 parking stalls, either in covered garages for residents or on-site are required
for the project. However, curbside is the primary located for guests. AU units arc provided
with at least 2 private eovered parking spaees.
Parking by neighborhood is provided as follows:
8
PO, Phmm:d Devdnpm~nt Zoning District
PA 04-042 Sorrento at ])¡Jblìn Ranch Area F sOl.lth ofG1¡;:-ason Drive
\ 5' Oò ~'-I
Parkin~ for Sorrento at Dublin Ranch Area F
Neiahborhood Units Reouired Soaces Provided Spaces +/-
-'"~" Total Covered Guest Total
Covered Guest
. for Units Reo'd for Units on-site on-street on olan
Neiohborhood 1 75 150 75 225 150 0 78 228 + 3
Nei~hborhood 2 117 234 59 293 234 9 70 313 + 20
Neighborhood J -. 9 29 176 3
69 138 35 173 138 +
"&. .,.~...~r~'..~~
Neiahborhood 4 66 132 33 165 132 15 62 209 + 44
Neighborhood 5 M'·
96 192 48 240 192 0 48 240 0
-- ~,-~
Recreation Facilitv West 20 19 39
Neighborhood 6 -~
75 150 75 225 150 0 83 233 + 8
Neiahborhood 7 94 188 47 235 188 47 47 282 + 47
Neighborhood 8 148 296 74 370 296 10 94 400 + 30
293"- c----......'...'. ,. 82
Neiahborhood 9 117 234 59 234 10 131 375 +
Neighborhood 10 254 508 127 635 508 51 75 634 - 1
Recreation Facilitv East 24 12 36
TOTAL 1,111 2,222 632 2,854 2,222 195 748 3,165 + 236
Note: Figures do not include street parking on the perimeter of the Neighborhood Square, Nei9hborhood Park, and
Elementary School.
Parking shall be provided in aeeordanee with the Dublin Zoning Ordinance standards and
regulations, except as stated herein and as shown otherwise on the plans and exhibits labeled
C.2.1 through C.2.7 in each of the booklets entitled "Site Development Review Package"
prepared by MacKay & Somps date stamped received AlIgust 17,2005 referred to as Projeet
Plans labeled as Attachments I through 4 to the September 20, 2005 City Council Staff
Report, stamped approved and on file in the Community Development Department.
7. Site Plan and Arehitecture
A) Architectural Theme/Design Concept - This Development Plan applies to
approximately ±124.8 acres that Sorrento comprise Area F West and Area F East. Due to
the existing hillside slope and topography of the site, Sorrento at Dublin Ranch Area F
(south of Gleason Drive) has been designed in the image ofan Italian Hill town
overlooking the proposed Village Center to the south. The buildings 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
architecture to support adjacent properties and minimizing thc use of retaining walls
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
eireuJation with links along an east-west paseo with connections to the schools, reereation
areas, and open spaee and via the north-south Open Space Corridor that parallels Grafton
Street and conneets to nearby neighborhoods. Architeetural elevations which emphasize
clements typieal of Italian hill towns in various styles and regions are proposed to further
represent the theme. A foeal point of the project is the Grafton Street pedestrian bridge.
B) Architectural Styles - The Architectural styles and color palettes presented are used to
establish standards for neighborhood quality and identity, An architectural style will be
applied to eaeh of the 10 neighborhoods to create visual interest and to vary the
arehitccture. However, the underlying theme as an Italian hill town will link eaeh to the
9
PD. P]alllJtù D~vdllpme::ßt Zrmíng Di¡¡trict
PA 04-042 SÚITtntn al Dublin Ranch An::a F sDuth ()fGleasun [)rive
)lo 0b8t.\
other to create an overall eommunity with significant identity. As reqllired with previous
development, arehiteetural elements will be rcquired to be artieulated on all elevations of
eaeh building. The architectural styles generally arc deseribed as follows:
· Lombardy Neighborhoods I & 6
· Tusean Neighborhoods 3 & 7
· Rustic Tuscan Neighborhoods 4 & 9
· Roman Neighborhoods 2, 8 & 10
· Campania Neighborhood 5
See attached plans and bllilding elevations in the booklet entitled "Stage II PD Rezone
Package" and in each of tl1e booklets for Area F West and Area F cast and entitled "Site
Development Review Package" prepared by MacKay & Somps date stamped rcceived
August 17, 2005. Any modifications to the project shall be substantially consistent with
these plans and of equal or superior materials and design quality.
8. Streetscape/Preliminary Lnndscape Plan
Primary vehicular access will be via the two arterials (CentraJ Parkway and Gleason Drive
which run east-west) or tl1e three collector streets (Brannigan, Grafton, and Loekhart Streets)
which run north-south. Gleason Drive, a four-lane divided arterial, currently is under
eonstruetion between Tassajara and Fallon Roads. Central Parkway also is eurrently under
construction.
Grafton Street, one of the north-south collectors, separates Area F West from Area FEast
and will have landscaped parkways along both sides of the street. South of Gleason Drive, it
will have a landseaped median. Eventually, it will be extended south of Central Parkway
where it will serve as the "main street" for Dublin Raneh Village Center. Both Grafton and
Lockhart Streets are flanked on one side by an Open Space/Stream corridor/Multi-use trail,
whieh serves as natural drainage and a pedestrian Jink for the Neighborhood Square,
elementary sehool, and park sites.
A preliminary landscape pJan has been submitted which is consistent with the Landscape &
Open Space Guidelines/Standards approved previously.. Landseaping serves not only as a
physical buffer, but also as a visual separation between uses. Based upon the Italian hill
town theme, the plant palette emphasizes the use of Italian eypress, olive trees, poplars, and
Canary Island palms. All shrubs and groundeovers shall he consistent with a typical Italian
agrarian theme including sage, rosemary, santolina, boxwood, and thyme.
Pedestrian circulation has been incorporated into the project by an east-west paseo linking
the Brannigan Street at the westerly boundary eastward to the Community Park (proposed
Sports Park complex) at the westerly boundary. Connections include the Neighborhood
Square, Neighborhood Park, elementary school site and the private recreation facilities in
both Area F West and Area F East. The foeal point, major design component ofthis link of
this corridor is the pedestrian bridge over Grafton Street at the mid-point of the project.
North-south multi-use trails along the west side of Brannigan Street and the trail along the
west side of the Community Park are discussed below under pedestrian circulation.
10
PD. Planm::d Development I.nning Di!5trict
PA 04-042 SUITenl<J at Dublin Ranch Area F south ofGlçaSOT1 Drive
Iî 0[) "2.>'-\
Another significant feature of the plan is the central Open Space/Pedestrian Corridor located
along the westell1 edge of Grafton Street. The Corridor consists of a 12-foot wide multi-use
trail linking Central Parkway with the existing multi-use trail terminus in Neighborhood Fl.
Open SpaeclReereation - Over a]] planning for Area F focused on the amount of recreation
and open spaee that wOllld be provided and preserved. In Area F West a Neighhorhood
Square of approximately 2.4 usable acres will be provided and located at the center of the
projeet. In Area F East a Neighborhood Park of approximately 5.5 usable acres. Specific
recreational facilities to be located within either public open space wi]] be based on
requirements ofthe City's Parks and Recreation Master Plan. A schematic parking plan for
the Neighborhood Square and Neighborhood Park was not included with the submittal.
In both Area F West and Area F East, a 1.2-acre site will be designated and developed as a
private clubhouse and recreation eenter near the public open space areas. The placement
serves to conveniently eentralize recreational opportunities. Each submittal includes a
preliminary site, floor plan, landseape plan and elevations for the Homeowners Association
private recreation facility. Eacb 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 architecturaJ theme.
See plans in each of the booklets entitled "Site Development Review Paekage" prepared by
MacKay & Somps date stamped reeeived August 17, 2005 referred to as Project Plans and
labeled as Attachments I through 4 to the September 20, 2005 City Council Staff Report,
stamped approved and on file in the Community Development Department.
9. Phasing Plan - See plans in eaeh of the booklets entitled "Site Development Review
Package" prepared by MacKay & Somps date stamped reeeived August 17, 2005 referred
to as Projcct Plans and labeled as Attaehments I through 4 to the September 20, 2005
City Couneil Staff Report, stamped approved and on file in the Community Development
PJanning Department. Such project plans are incorporated by reference.
10. Master Infrastructure Plan - See plans in each of the booklets entitled "Site
Development Review Package" prepared by MacKay & Somps date stamped received
August 17, 2005 referred to as Project Plans and labeled as Attachments I through 4 to
the September 20,2005 City Council Staff Report, stamped approved and on file in the
Community Development Department. Such project plans arc incorporated by
refcrenee.
11. Inelusionary Zoning Ordinance - The City Couneil has adopted a policy stating its
intent that new projects, including this project, will be subject to the Inclusionary Zoning
Ordinanee, as amended, which requires that 12.5% of the units be inclusionary units
affordable to persons of very low, low, and moderate incomes. The City's 12.5%
affordabJe housing requirement will be provided and satisfied within the Fairway Ranch
residential eommunity south of the project site.
11
PD; PlanJIt:d Dt:vdupmt:nt Zoning Distrid
PA 04~042 SOI':re.lHO al Dublir\ RaII!.':h A¡,ea. F súuth ofGI~tlson Dri...e
\2.ööß'--\
12. Compliance with Stage 2 Planned Development Plans
The project shaH substantially comply with plans in each of the booklets entitled "Site
Development Review Package" prepared by MacKay & Somps date stanlped received
August 17, 2005 referred to as Project Plans and labeled as Attachments I through 4 to the
September 20, 2005 City Council Staff Report, stamped approved and on file in the
Community Development Department. Sueh projeet plans are incorporated by reference.
Any modifications to the project shall be sllbstantially eonsistent with these plans and of
equal or superior materials and design quality.
PO ZONING/LAND USE SUMMARY TABLE
Land Use Desianation Gross Acres No. of Units Gross Densitv
Area F West Between Brannigan Street and Grafton
Street:
M Medium OenslN Residential 42.6 ae 423 du 10.17 dulae
NS Neiahborhood Sauare 2.4 ac NIA NIA
Area F West Subtotal 45.0 .e 423 du
~.F East Between Grafton Street and Lockhart Street:
"._-~..~..~~..--~,~-,.".,-~,~.
M Medium Densitv Residential 62.4 ae 688 du 11.03 du/ac
NP NeighbOrhood Park 5.5 ae NIA NIA
ES Elementarv School Site 11.9 oe NIA NIA
Area FEast Subtotal 79.8 ac 688 du
Total Sorrento at Dublin Ranoh - Area F south of 124,8 ae
Gleason
Averaae Oensltv 105.0 oe 1.111 du 10,58 dulae
12
\Q DQ'2A
ATTACHMENT 2 a.
SORRENTO AT DUBLIN RANCH AREA
FEAST/WEST - SPIRAL BOUND
PROPOSAL STAGE I & II PD REZONE
PACKAGE
DISTRIBUTED UNDER SEPARATE
COVER
20 b'b~~'
ATTACHMENT 2 b.
SORRENTO AT DUBLIN RANCH AREA
F WEST - SPIRAL BOUND PROPOSAL
SITE DEVELOPMENT REVIEW
PACKAGE
DISTRIBUTED UNDER SEPARATE
COVER
2-1 oè;ß'-\
ATTACHMENT 2 c.
SORRENTO AT DUBLIN RANCH AREA
FEAST - SPIRAL BOUND PROPOSAL
SITE DEVELOPMENT REVIEW
PACKAGE
DISTRIBUTED UNDER SEPARATE
COVER
"2.:2~ ðÖ ~4
ATTACHMENT 2 d.
SORRENTO AT DUBLIN RANCH AREA
FEAST/WEST - SPIRAL BOUND
PROPOSAL VESTING TENTATIVE
MAP PACKAGE
DISTRIBUTED UNDER SEPARATE
COVER
23 Db ~~
RESOLUTION NO. 05 - 51
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT
AN ORDINANCE APPROVING A STAGE 1 PLANNED DEVELOPMENT ZONING
AMENDMENT AND A STAGE 2 DEVELOPMENT PLAN FOR "SORRENTO AT DUBLIN
RANCH AREA F" WITHIN A PORTION OF
THE PROPERTIES IN AN EXISTING PD-PLANNED DEVELOPMENT DISTRICT KNOWN
AS DUBUN RANCH AREA F
LOCATED SOUTH OF GLEASON DRIVE
P A 04-042
WHEREAS, the Applicant, Toll Brothers, Inc. on behalf of Chang Su-O Lin, et. al. and
representative James Tong, submitted applications for an area of approximately 124.8 acres known as
"Sorrento at Dublin Ranch Area F" located within Dublin Ranch Area F south of Gleason Drive and north
of Central Parkway in the Eastern Dublin Specific Plan Area; and
WHEREAS, The applications include: a) Stage I Planned Development zoning amendment to
PA 01-037; b) Stage 2 Development Plan for 124.8 aeres south of Gleason Drive; c) Site Development
Review for areas known as Area F West and Area F East; d) Master Vesting Tentative Tract Map 7641
(Area F West) and Master Vesting Tentative Tract Map 7651 (Area F East); and e) ten Neighborhood
Vesting Tentative Tract Maps 7642,7643,7644,7645,7646,7652,7653,7654,7655 & 7656 for
Neighborhoods 1 through 10, respeetively. The projcct proposes a total of 1,111 residential units of
medium density residential use for sale as lots or condominiums and assoeiated parking struetllres. Other
uses.inelude an Elementary School site, Neighborhood Square, Neighborhood Park, Open Space/Stream
CorridorlMuJti-Use Trail system, private recreation facilities, and associated public right-of-way. The
applications colleetiveJy define this "Projeet;" and
WHEREAS, the Project site generally is located north of Central Parkway and south of Gleason
Drive between the proposed extensions of Brannigan Street on the west and Lockhart Street on the east;
the project site eurrently is vacant land; and
WHEREAS, for the purposes of the California Environmental Quality Aet (CEQA), the proposed
project generally was addressed by a program EIR (with all subsequent addenda and related mitigated
Negative Declarations), initially certified by the City of Dublin in 1993 (SCH#91103064) and in an
Addendum to the Eastern Dublin EIR, including an updated traffic study, addressing Dublin Ranch Area
F in its entirety (PA 01-037). The Addendum was certified by City Council Resolution No. 48-04 on
March 16,2004; and
WHEREAS, also for the purposes of the California Environmental Quality Act (CEQA), an
Initial Study was prepared for the proposed project Sorrrento at Dublin Ranch Area F and a determination
was made that the proposed project is within the scope of the Addendum certified by City Council
Resolution 48-04 and that no additional negative impacts would result from the proposed project; and
WHEREAS, the number of inereased units was analyzed in the Eastern Dublin Specific Plan and
ETR (SCH No. 91103604), the two Addenda dated May 5, 1993 and August 22,1994 and the Mitigated
Negative Declaration prepared for Area F (SCH No. 99112040); and
ATTACHMENT 3
'2. t.\ 00'24
WHEREAS, Stage I Planned Development zoning was approved with PA 01-037 adopted by the
City Council on March 4,2004 by Ordinance No. 12-04 in which a maximum number of units for Area F
was established at 1,290 units; and
WHEREAS, the current application proposes to construct 1,111 units on the 105 gross acres
designated for Medium Density Residential use, resulting in the overall density of 10.00 units per acre for
all of Area F and this density is within the mid-point range for the Medium Density Land Use category of
the Dublin General Plan and thc Eastern Dublin Specific Plan arid therefore consistent with those
documents; and
WHEREAS, the maximum number of units established in the Stage 1 Planned Development
Zoning would inerease to 1,351 units ineluding the 240 units eurrently under constwetion north of
Gleason Drive in Area F North; and
WHEREAS, a staffreport, dated September 13, 2005 and ineorporated herein by reference,
deseribed and analyzed the Proj ect; and
WHEREAS, the Planning Commission reviewed the staff report at a duly noticed public hearing
held on September 13, 2005 at which time all interested parties had the opportunity to be heard.
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 Dublin Planning Commission recommends
that the City Council approve the ordinance attached as Exhibit A and incorporated herein by reference,
whieh ordinance adopts: 1) a Stage I Planned Development zoning amendment to Ordinance No. 12-04
to increase the maximum number of units for Area F in its entirety from to 1,290 to 1,351; and 2) a Stage
2 Development Plan in an existing PD-Planned Development distriet based on findings that the PD
Development Plan is consistent with Stage 1 PD-zoning as amended, General Plan, and Eastern Dublin
Specific Plan, and that development ofthe project Sorrento at Dublin Raneh Area F south of Gleason
Drive will be harmonious and eompatiblc with existing and future development in the surrounding area.
PASSED, APPROVED, AND ADOPTED this 13th day of September, 2005 by the following
vote:
AYES:
Chair Schaub, Cm. Biddle, Wehrenberg, King and Fasulkey
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
2 (; \f'A#\l<I( 4\().4-04~ Toll Ar~a F & B\PC\PCRmo r~¡;!1ITIIT1ijllding CC Sl~t;¡; JB
COIM~18 dOl:
RESOLUTION NO. 05 - 52
25 Dõ ß4
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW FOR "SORRENTO AT DUBLIN RANCH
AREA F," MASTER VESTING TENTATIVE TRACT MAP 7641 FOR AREA F WEST,
MASTER VESTING TENTATIVE TRACT MAP 7651 FOR AREA F EAST, AND TEN
NEIGHBORHOOD VESTING TENTATIVE TRACT MAPS 7642, 7643, 7644, 7645, 7646, 7652,
7653,7654,7655 & 7656 FOR NEIGHBORHOODS 1 THROUGH to, RESPECTIVELY WITHIN
A PORTION OF THE PROPERTIES IN AN EXISTING PD-PLANNED DEVELOPMENT
DISTRICT KNOWN AS DUBLIN RANCH AREA F
SOUTH OF GLEASON DRIVE
P A 04-042
WHEREAS, the Applicant, Toll Brothers, Inc. on behalf of Chang Su-O Lin, et. ai. and
representative James Tong, submitted applieations for an area of approximately 124.8 acres known as
"Sorrento at Dublin Ranch Area F" 10cated within Dublin Ranch Area F south of Gleason Drive and north
of Cent ,a 1 Parkway in the Eastern Dublin Speeific Plan Area; and
WHEREAS, The applications include: a) Stage I Planned Development zoning amendment to
P A 01-037; b) Stage 2 Development Plan for 124.8 acres south of Gleason Drive; c) Site Development
Review for areas known as Area F West and Area F East; c) Master Vesting Tentative Tract Map 7641
(Area F West) and Master Vesting Tentative Traet Map 7651 (Area F East); and e) ten Neighborhood
Vesting Tentative Traet Maps 7642, 7643, 7644, 7645, 7646, 7652, 7653, 7654, 7655 & 7656 for
Neighborhoods I through 10, respeetively. The project proposes a total of 1,111 residential units of
medium density residential for sale as lots or eondominiums and associated parking structures. Other
uses inelude an Elementary School site, Neighborhood Square, Neighborhood Park, Open Space Multi-
Use Trail system, private recreation facilities, and assoeiated public right-of-way. The applieations
collectively define this "Project"; and
WHEREAS, the Project site generally is located north of CentraJ Parkway and south of Gleason
Dri ve between the proposed extensions of Brannigan Street on the west and Loekhart Street on the east;
the project site currently is vacant land; and
WHEREAS, for the purposes of the California Environnlental Quality Aet (CEQA), the proposed
project generaJly was addressed by a program EIR (with all subsequent addenda and related mitigated
Negative Declarations), initiaJly eertified by the City of Dublin in 1993 (SCH#91103064) and in an
Addendum to the Eastern Dublin EIR, ¡neluding an updated traffic study, addressing Dublin Ranch Area
F in its entirety (PA 01-037). The Addendum was certified by City Council Resolution No. 48-04 on
Mareh 16,2004; and
WHEREAS, also for the purposes of the California Environmental Quality Act (CEQA), an
Initial Study was prepared for the proposed project Sorrento at Dublin Raneh Area F and a detennination
was made that the proposed project is within the scope of the Addendum certified by City Council
Resolution 48-04 and that no additional negative impaets would result from the proposed project; and
ATTACHMENT 4-
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WHEREAS, the Planning Commission adopted a Resolution on September 13, 2005
recommending City Council approval ofa Stage I Planned Development zoning amendment to PA 01-
037 and Stage 2 Development Plan for the Project; and
WHEREAS, a stafTreport, dated September 13,2005 and incorporated herein by reference,
described and analy-¿ed the Project; and
WHEREAS, the Planning Commission reviewed the staffreport at a duly notieed public hearing
held on September 13, 2005 at which time all interested parties had the opportunity to be heard.
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 Planning Commission of the City of
Dublin does hereby make the following findings and determinations regarding said proposed Site
Development Review:
Site Development Review:
A. Approval of the proposed project is consistent with the purpose and intent of Chapter 8.104,
Site Development Review ofthe Dublin Zoning Ordinance.
B. The proposed project, as conditioned, complies with the polieies of the General Plan, the
Eastern Dublin Speeifie Plan and the Stage 2 Development Plan for P A 04-042 and with all
other requirements ofthe Dublin Zoning Ordinanee.
C. The proposed projeet, as conditioned, will not adversely affect the health or safety of persons
residing or working in the vicinity, or be detrimental to the public health, safety and general
welfare beeaLlse the development is consistent with all laws and ordinances and implements
the Eastern DLlblin Speeific Plan and Dublin General Plan.
D. The proposed project, as conditioned, will not be injurious to property or improvements in the
neighborhood and will comply with all requirements of the Building Division, Fire
Department, Publie Works Department, and Dublin San Ramon Services Distriet.
E. The proposed site development (including site layoLlt, structures, vehieular access, eirculation
and parking, setbacks, height, walls, public safety and similar elements) has been designed to
provide a desirable environment for the development.
F. The subject site is physically suitable for the type and intensity ofthe proposed projeet because
the exiting land is designated for medium density residential, substantial open space has been
incorporated, and the site ean aeeommodate the proposed structures and uses.
G. The proposed project will not negatively impaet views because the proposed projeet eonforms
to the Eastern DLlb1in Seenie Corridor Policies and Standards.
H. Impacts to existing slopes and topographic features are addressed beeause attention has been
paid to the natural slope and eontours of site in designing the architeeture and siting the
struetures so as to minimize over grading and extensive use ofretaining walls.
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1. Arehiteetural eonsiderations, including the eharacter, sea1e and quality of the design, the
architectural relationship with the site and other buildings, building materials and colors,
screening of exterior appurtenances, exterior lighting, and similar e1ements have been
incorporated into the projeet, and as conditions of approval, in order to insure compatibility of
this development with the development's design concept or theme and the eharaeter of adjacent
buildings within Sorrento at Dublin Ranch and Dublin Raneh as a whole.
J. Landscape considerations, including the loeation, type, size, color, texture and coverage of
plant materials, provisions and similar elements have been considered to ensure visual relief
and an attractive environment for the public.
K. The approval of the Site Development Review for the proposed projeet is eonsistent with the
Dublin GeneraJ Plan and with the Eastem Dublin Specific Plan.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby
make the following findings and determinations regarding Master Vesting Tentative Tract Maps 7641 &
7651 and Neighborhood Vesting Tentative Tract Maps 7642, 7643, 7644, 7645,7646,7652,7653,7654,
7655 & 7656 for Neighhorhoods 1 through 10, respeetively:
Vestinl! Tentative Tract Mans
A. The proposed Tentative Traet Maps are eonsistent with the intent of applicable subdivision
regu1ations and related ordinanees.
B. The design and improvements of the proposed Tentative Traet Maps are consistent with the
General Plan and the Eastern Dublin Specific Plan, as amended, as they relate to the subject
property in that it is a subdivision for implementation of a portion of Dublin Raneh Area F, a
medium density residential community in an area designated for this type of development.
C. The proposed Vesting Tentative Tract Maps are consistent with the Planned Development
approved for Dublin Ranch Area F south of Gleason Drive (P A 04-042) and are therefore
eonsistent with the City of Dublin Zoning Ordinance.
D. The properties created by the proposed Vesting Tentative Tract Maps will have adequate
aeeess to major constructed or planned improvements as part of the Dublin Raneh Master Plan.
E. Projeet design, architeeture, and concept as an Italian hill town have been integrated with
topography of the project site created by the proposed Vesting Tentative Tract Maps to
minimize overgrading and extensive use of retaining walls. Therefore, the proposed
subdivisions are physically suitable for the type and intensity of development proposed.
F. The Mitigation Monitoring program adopted with the program EIR for the Eastern Dublin
Specific Plan Area and subsequent environmental doenments would be applicable as
appropriate for addressing or mitigating any potential environmental impacts identified.
G. The proposed Vesting Tentative Tract Maps will not result in environmental damage or
substantially injure fish or wildlife or their habitat or eause public health concerns.
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H. The design ofthe subdivisions will not conflict with easements, acquired by the public at
large, or access through or use of property within the proposed subdivision. The City Engineer
has reviewed the maps and title report and has not found any eonflieting easements 0 r this
nature.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby
approves with conditions the Site Development Revicw P A 04-042 for "Sorrento at Dublin Ranch Area
F" south of Gleason Drive, including Area F West and Area F East, based on the findings set forth above.
All development within the area covered by this approval shall conform generally to the plans prepared by
MacKay & Somps and the subconsultants labeled, respectively, "Area F West, Site Development Review·
Package" and "Area F East, Site Development Review Paekage," and attached to the Staff Report of
September 13, 2005 Planning Comm.ission meeting as Attaehment 2 and Attachment 3.
BE IT }<'URTHER RESOLVED that the Planning Commission of the City of Dublin hereby
approves with conditions Master Vesting Tentative Tract Map 7641 for Area F West (44.1 acres) and
Master Vesting Tentative Traet Map 7651 for Area F West East (79.8 acres); and ten Neighborhood
Vesting Tentative Tract Maps: Map 7642 (Neighborhood 1 - 75 units), Map 7643 (Neighborhood 2 - 117
units), Map 7644 (Neighborbood 3 - 69 units), Map 7645 (Neighborhood 4 - 66 units), Map 7646
(Neighborhood 5 - 96 units), Map 7652 (Neighborhood 6 - 75 units), Map 7653 (Neighborhood 7 - 94
units), Map 7654 (Neighborhood 8 -148 units); Map 7655 (Neighborhood 9 - 117 units, and Map 7656
(Neighborhood 10 - 254 units). This recommendation is based on findings that the proposed Vesting
Tentative Traet Maps are consistent with the Site Development Review, Stage 2 Development PJan,
General Plan, and Eastern Dublin SpeeiHe Plan. This approval shan conform generally to the plans
prepared by MacKay & Somps and the subconsultants labeled Attachments I through 4 to the Staff
Report of September 13, 2005, consisting of the paekages, sheets, booklets, and plans date stamped
reeeived August 17,2005, and on file with the Community Development Department and the Applicant's
written statement, subject to the following conditions:
CONDITIONS OF APPROVAL
Unless otherwise stated, all Tentative Map Conditions of Approval shan be complied with prior to
approval of the Final Map. The Site Development Review Conditions of Approval shall be complied with
prior to final occupancy of any building (or depending on the eontext shall remain in effect throughout the
life ofthe Project) and shan be subject to Planning Department review and approval.
This approval for both the Site Development Review and Vesting Tentative Maps shall be subjeet to City
Council adoption of the Stage I and Stage 2 Planned Development Rezoning.
IF-NT A TIVF- TRACT MAP CONDITIONS OF A PPROV AI,
TRACT 7641 (Master Map West of Grafton Street)
1. General Conditions of Approval: Developer shan eomply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically.modified by these Conditions of Approval.
2. Development Agreement: In accordance with Seetion 7 ofthe Master Development Agreement
between the City Of Dublin and the Lin family for Dublin Ranch and the Eastern Dublin Speeifie
Plan, a Development Agreement between the City of Dublin and the DeveJoper shall be entered
into and recorded prior to any development.
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3. Street Lighting Maintenance Assessment District: The DeveJoper shaH petition to have the area
annexed into the Dublin Raneh Street Lighting Maintenance Assessment District and shall provide
any exhibits required for the annexation..
4. Landscape Features within Public Right of Way. The Developer shall enter into an
"Agreement for Long Term Encroachments" with the City for maintaining the landscape features
within publie Right of Way including frontage & median landscaping, decorative pavements and
speeial features (Le., fountain, wall, beneh, ete.) as generally shown on Site Development Review
exhibits. The Agreement shall include the features within Grafton Street. The Agreement shall
identify the ownership of the special features and maintenance responsibilities. The Developer
will be responsible for maintaining the surface of all deeorative pavements including restoration
required as the result of utility repairs.
5. Covenants, Conditions nnd Restrictions (CC&Rs). A Homeowners Assoeiation shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrietions to govern use
and maintenance of the landscape features within the public right of way contained in the
Agreement for Long Term Eneroachments, Pareel 9 and the frontage landscaping along Gleason
Drive, Grafton Street, Central Parkway and Brannigan Street. The landseaping in the medians in
Centml Parkway and Gleason Drives are to be maintained by the City of Dublin and not by the
Homeowners Association. Said declaration shall set forth the Association name, bylaws, rules and
regulations. The CC&Rs shall also contain a provision that prohibits the amendment of the
provisions of the CC&Rs requested by City without the City's approval. The CC&Rs shall ensure
that there is adequate provision for the maintenance, in good repair and on a regular basis, the
landseaping & irrigation, decorative pavements, median islands, fenees, walls, drainage, lighting,
signs and other related improvements. The Developer shall submit a copy of the CC&R document
to the City for review and approval relative to these eonditions of approval.
6. Aviano Way, Palermo Way, Capoterra Way and Perugia Street: Developer shall construct
strect improvements and offer for dedication to the City of Dublin the rights of way for Aviano
Way, Palermo Way, Capoterra Way and Perugia Street as shown on the Tentative Map, to the
satisfaction ofthe City Engineer. The improvements shall include six-foot wide walkways on
both sides of Aviano Way, Palermo Way and Capoterra Way, except that the walkway does not
need to be constructed by the Developer on the Neighborhood Square frontage, and five-foot wide
sidewalks on both sides ofPerugia Street. Six-foot wide parkways shall be included along Aviano
Way, Palermo Way and Capoterra Way at the entrance to the Traet.
7. Landscape Bump outs: The location of the midblock and eorner bump outs may be adjusted in
.final design to optimize parking and landscaping. The 22-foot length of the end parking space
may be measured at the center of the parking space width. Sing]e parking spaees should be
avoided.
8. Brannigan Street: The Developer shall construct improvements and offer for dedieation to the
City of Dublin the rights of way for Brannigan Street, including walkways on the east side, as
shown on the Tentative Map, to the satisfaetion of the City Engineer.
9. Central Parkway: The DeveJoper shall eompJete the Central Parkway improvement from
Brannigan Street to Grafton Street as shown in the Improvement Plans for Central Parkway
prepared by MacKay & Somps to the satisfaction of the City Engineer. The walkway along the
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northern frontage to be included with the development ofthe adjaeent Tract improvements and not
with Tract 7641.
10. Crafton Street: The Developer shall construet the Grafton Street improvement, as shown in the
Improvement Plans for Grafton Street prepared by MacKay & Somps as modified to include the
] 2-foot wide walkway on the west side, 14-foot wide travel lanes, and the traffic cireles &
decorative pavements per the SDR exhibits to the satisfaetion of the City Engineer. The inner 25-
foot radius of the traffie circles shall be a rough surface. The Grafton Street improvements includc
the traffic signal modifications. The pedcstrian bridge is not included with the Tract 7641
improvements.
11. Gleason Drive Frontage Improvements; The Developer shall eonstruet the Gleason Drive
walkway from Brannigan Street to Grafton Street with the Traet 7641 improvements.
12. Central ParkwayPathwny: If the City obtains a pedestrian easement across the Dublin Land
Company's property, the Developer shall constTllct a temporary five-foot wide AC path on the
north side of Central Parkway between Tassajara Road and Brannigan Street to the satisfaction of
the City Engineer.
13. Traffic Signals on Brannigan Street: The Developer shall modify the traffie signals at the
intersection of Brannigan Street / Central Parkway and Brannigan Street / Gleason Drive as
needed to accommodate the addition of Brannigan Street.
14. Street Monuments: The Final Map shall include the street monuments to be set in Grafton Street
and Brannigan Street.
15. Neighborhood Square: The Neighborhood Square, Pareel 8, shall eontain a minimum of2.00
aeres and be shown on the Final Map as future parkland to be deeded to the City of Dublin by
separate doeument. The pareelline shall be at the back of curb. The Neighborhood Square shall be
rough graded, as shown on the Tract 7641 Tentative Map Grading PJan ine1uding erosion eontrol
measu.res, to the satisfaction of the City Engineer, and dedieated to the City of Dublin prior to the
issuance of building permit for the 200th unit within Tract 7641. The City will not accept th.is
parcel until the site is rough graded. Neighborhood parkland eredits will not be provided until the
site is accepted by the City.
]6. Neighborhood Square utility Stubs: Utilities shall be stubbed to the Neighborhood Square at
locations approved by the City's Parks & Community Service Department.
17. Public Access Easement: The Publie Access Easement on Parcel 6 for the approach to the
pedestrian bridge as shown on the Tentative Map for Traet 7646 shall be offer for dedication on
the Traet 7641 Final Map.
18. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way and on
Parcel 9 shall be completed with the Tract 7641 improvements. This includes the parkway and
frontage landscaping along Aviano Way, Palermo Way, Capoterra Way, Perugia Street, Brmmigan
Street (east side), Gleason Drive (south side) and Grafton Street (west side and median). The
Central Parkway landscaping will be installed with the development of the adjacent Tracts. All
street trees shall be installed along the parkways and ITontage eoneurrently with the street
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improvements. Shrubs and ground eover installation shall be deferred until the construction of the
adjacent buildings but completed prior to occupancy_
19. Landscape Design Development Snbmittal: Developer shall submit design development
landseapc plans, for all landscaping improvements within the pllbJic right of way and Pareel 9
showing details, sections and supplemental information as necessary for design eoordination of the
various design features and elements including utility location to the satisfaction of the City
Engineer. The design development landscape plans shall be submitted for review prior to the
approval of the Improvement Plans, Tract Improvement Agreement and Final Map for Traet 7641.
20. Corner Landscape Monuments: The corner landscape monument features shown on Sheet L-20
ofthe Site Development Review package for Area F West shall also apply to the northeast eomer
of Brannigan Street and Central Parkway.
21. Mnster Drainage Plan: Thc Developer shall update the Dublin Ranch Master Drainage Plan for
the proposed development within the Tract 7641 area.
22. Drainage Release: The Developer shall provide the City a Drainage Release for any drainage
from pllblie streets that will tcmporarily drain across the undeveloped land ofthe Developer.
TRACT 7642 (Neighborhood 1)
1_ General Conditions of Approval: Developer shaH comply with the Genera1 Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Traets 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrietions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and reglllations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, waHs, drainage, lighting, signs and other improvements. The
Developer shall submit a eopy of the CC&R document to thc City for review and approval relative
to this condition.
3. Rimini Lane and Perugla Street: Developer shall construct street improvements and offer for
dedication to the City of Dublin the rights of way for Rimini Lane and Perugia Street as shown on
the Tentative Map, to the satisfaction of the City Engineer.
4_ Landseape Improvements: All landscape plantings, irrigation, decorative pavements, and
struetures as approved with thc Site Development Review within the publie right of way and on
Parcel A, B, C & D shall be included in the Traet 7642 Improvements Agreement. Landscape
Plans for these improvements shall be submitted for review prior to the approval of the
Improvement Plans (public improvements), Tract Improvement Agreement and Final Map for
Traet 7642.
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TRACT 7643 (Neighborhood 2)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 eontained below
unless speei ficany modified by these Conditions of Approval.
2. Motor Court Improvements: The "Motor Court" improvements on Pareels A thru G, as shown
in the Typieal Scction on the Tentative Map, shaU be included in the Tract Improvement
Agreement.
3. Rimini Lane and Rimini Court: Developer shan construct street improvements and offer for
dedication to the City of Dublin the rights of way for Rimini Lane and Rimini Court as shown on
the Tentative Map, to the satisfaction ofthe City Engineer. .
4. CentraJ Parkway Frontage Improvements: The Developer shall construct the walkway on the
north side of Central Parkway along the frontage of Tracts 7643.
5. Publie Aeeess Easement: A public access easement shall be dedicated on the Final Map to
provide a turn-around for trucks at the end ofRimini Court.
6. Landscape Improvements: All landscape plantings, irrigation, decorative pavClllents, and
structures as approved with the Site Development Review within the public right of way including
the Central Parkway frontage, sbaU be included in the Tract 7643 Improvements Agreement.
Landscape Plans for these improvements shan be submitted for review prior to the approval of the
Improvement Plans (public improvements), Tract Improvement Agreement and Final Map for
Tract 7643.
7. Covenants, Conditions and Restrietions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of eommon areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the Jandseaping & irrigation, decorative
pavements, median isJands, fenees, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy ofthe CC&R doeument to the City for review and approval relative
to this condition.
TRACT 7644 (Neighborbood 3)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Traets 7641-7646 & Tracts 7651-7656 eontained below
unless specifically modified by these Conditions of Approval.
2. Alley Improvements: The Alley improvements, as shown in the Typical Alley Seetion on the
Tentative Map, shall be included in the Traet Improvement Agreement.
3_ Montalcino Street: Developer shall eonstruct street improvements and offer for dedication to the
City of Dublin the right of way for Montalcino Street as shown on the Tentative Map, including
six-foot sidewaJks on both sides of the street, to the satisfaction of the City Engineer. The Typieal
Section on the Tentative Map for the entranee shall be corrected to be 40 feet between curbs.
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4. Central Parkway Frontage Improvements: The Devcloper shall construet the walkway on the
north side of Central Parkway along the frontage of Traets 7644.
5. Traffic Signal at Montalcino Street and Central Parkway: The Developer shall install a traffic
signal at the interscction of Montacino Street and Central Parkway. This traffic signal shall be
interconn.ected by hard wire with the existing City traffic signa1s on Central Parkway.
6. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with thc Site Development Review within the public right of way incJlIding
the Central Pa(kway fwntage, shall be included in the Tract 7644 Improvements Agreement.
Landscape Plans for these impwvements shall be submitted fo( review prior to the approval of the
Improvement Plans (public improvements), Traet Improvement Agreement and FinaJ Map for
Traet 7644.
7. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by reco(dation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good (epair and on a regular basis, the landscaping & irrigation, decorative
pavemcnts, median islands, fences, walls, drainage, lighting, signs and othcr improvements. The
Developcr shall submit a copy of the CC&R document to the City for review and approval relative
to this condition.
TRACT 7645 (Neighborhood 4)
1. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval fo( Vesting Tentative Maps Traets 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Alley Improvements: The Alley improvements as shown in the Typical AUey Section on the
Tentative Map shall bc included in the Tract Improvement Agreement.
3. Mirano Court: Developer shall eonstruct street improvements and offer for dedication to the City
of Dublin the rights of way for Mirano Court as shown on tbe Tentative Map, to the satisfaetion of
the City EngineeL The final design shall improve the street profile by reducing the magnitude in
grade changes to the satisfaction of the City EngineeL
4. Publie Access Easement: A public access easement shall be dedicated on the Final Map to
provide a turn-around for trueks at the end of Mirano Court to the satisfaction of the City
Engineer.
5. Central Parkway Walkway: The Developer shall construct the walkway on the north side of
Central Parkway along the ffontage of Tract 7645.
6. Landscape Improvements: AU Jandseape plantings, irrigation, decorative pavements, and
struetures as approved with the Site Development Review within the public right of way including
the Central Parkway frontagc, shall be included in the Tract 7645 Improvements Agreement.
Landscape Plans fo( these improvements shall be submitted for æview prior to the approval of the
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Improvement Plans (public improvements), Tract Improvement Agreement and Final Map for
Traet 7645.
7. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
fom1ed by reeordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and faeilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shan ensure that there is adequate provision for
the maintenanee, in good rcpair and on a regular basis, the landseaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy of the CC&Rs document to the City for review and approval
relative to this eondition.
TRACT 7646 (Neighborhood 5)
I. General Conditions of Approval: DeveJoper shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless speeifieally modified by these Conditions of Approval.
2. Pathway and Driveway Improvements: The pathway to the future pedestrian bridge, the
driveways and any improvements within the pubJie right of way shall be included in the Tract
Improvement Agreement.
3. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern u.se
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landseaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy of the CC&R document to the City for review and approval relative
to this condition.
TRACT 7651 (Master Map East of Grafton Street)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 eontained below
unless specifically modified by these Conditions of Approval.
2. Development Agreement: In aeeordanee with Section 7 of the Master Devclopment Agreement
between the City Of Dublin and the Un family for Dublin Ranch and the Eastern Dublin Specific
Plan, a Development Agreement between the City of Dublin and the Deve10per shan be entered
into and recorded prior to any development.
3. Street Lighting Maintenance Assessment District: The Developer shall petition to have the area
annexed into the Dublin Ranch Street Lighting Maintenance Assessment District and shall provide
any exhibits required for the annexation.
4. Landscape Featnres within Pnblie Right of Way. The Developer shall enter into an
"Agreement for Long Tern1 Encroachments" with the City for maintaining the Jandseape features
within Public Right of Way including fiontage & median landscaping, decorative pavements and
speeial features (i.e., fountain, wall, bench, etc.) and the pedestrian bridge as generally shown on
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Site Development Review exhibits. The Agreement shall include the landscaping in the median
and both rrontages of Loekhart Street and the rrontage landseaping along Gleason Drive, Grafton
Street and Central Parkway. The Agreement shall identify the ownership of the special features
and maintenanee responsibilities. The Developer will be responsible for maintaining the surfaee
of all decorative pavements including restoration required as the result of utiJity repairs.
5_ Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Assoeiation shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrietions to govern use
and maintenance of the landscape features within the pub jc right of way contained in the
Agreement for Long Term Encroachments and the Streambed Corridor (see below). The
landscaping in the medians in Central Parkway and Gleason Drives are to be maintained by the
City of Dublin and not by the Homeowners Association. Said declaration shan set forth the
Association name, bylaws, rules and regulations. The CC&Rs shan also eontain a provision that
prohibits the amendment of the provisions of the CC&Rs requested by City without the City's
approval. The CC&Rs shall ensure that there is adequate provision for the maintenance, in good
repair and on a regular basis, the landscaping & irrigation, decorative pavements, median islands,
fences, walls, drainage, lighting, signs and other related improvements. The Developer shaH
submit a copy of the CC&R doeument to the City for review and approval relative to this
condition. The Homeowners Association for Tract 7651 may be eombined with the Homeowners
Association for Tract 7641.
6_ Palermo Way and Capoterra Way: Developer shall eonstruct street improvements and offer for
dedieation to the City of Dublin the rights of way for Palermo Way and Capoterra Way, as shown
on the Tentative Map, to the satisfaction ofthe City Engineer. The improvements to include six-
foot wide walkways on both sides of the Palermo Way and Capoterra Way including the park and
sehool rrontage. Six-foot wide parkways along Palermo Way and Capoterra Way to be included at
the entrance to the Traet.
7. Lee Thompson Street: Developer shall eonstruct street improvements and offer for dedication to
the City of Dublin the rights of way for Lee Thompson Street as shown on the Tentative Map,
including six-foot wide sidewalks on both sides of the street, to the satisfaction of the City
Engineer. The typical section at the entran.ce rrom Central Parkway shall be modified rrom that
shown on the Tentative Map to include six-foot wide parkways on both sides of the street.
8. Central Parkway: The Developer shall complete the Central Parkway improvement from Grafton
Street to Lockhart Street as shown in the Improvement Plans for Central Parkway prepared by
MacKay & Somps to the satisfaction of the City Engineer. The walkway along the northern
rrontage to be included with the development of the adjacent Tract improvements and not with
Tract 7651.
9. Grafton Street Frontage Improvements: The Developer shall construct the walkway on the east
side of Grafton Street from Gleason Drive to Central Parkway with the Tract 7651 improvements.
10. Gleason Drive Frontage Improvements: The Developer shall eonstruet the Gleason Drive
walkway from Grafton Street to Loekhar! Street with the Tract 7651 improvements.
II. Lockhart Street Frontage Improvements: The Developer shall construct the Loekhart Street
walkway from Gleason Drive to Central Parkway with the Traet 7651 improvements.
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12. Landscape Bump outs: The location of the midblock and comer bump outs may be adjusted in
finaJ design to optimize parking and landscaping. The 22-foot length of the end parking space
may be measured at the center ofthe parking space width. Single parking spaees shou1d be
avoided.
13. Lockhart Street Monuments: The Final Map shall inclllde the street monuments to be set in
Loekhart Street.
14. Neighborhood Park: The Neighborhood Park, Parcel 7, shall contain a minimum of 5.20 acres
and be shown on the Final Map as future parkland to be deeded to the City of Dublin under
separate document. The parcel line shall be at the baek of eurb. The Neighborhood Park shall be
rough graded, as shown on the Tract 7651 Tentative Map Grading Plan including erosion control
measures, to the satisfaction of the City Engineer, and dedicated to the City of Dublin prior to the
issuance of building pennit for the 300th unit within Traet 7651. The City will not accept this
parcel until the site is rough graded. Neighborhood parkland credits will not be provided until the
site is accepted by the City.
15. Sehool Site: The school site, Parcel8, shall contain a minimum of 10.00 acres and be shown on
the Final Map as future sehool site to be deeded to the Dublin Unified School District under
separate document. The Developer shall rough grade the sehool site, including erosion control
measures, as generally shown on the Tentative Map Grading Plan, including erosion eontrol, to the
satisfaction of the City Engineer prior to the issuance of building pennit for the 400'h unit within
Tract 7651 or one year after notification from the School District to comp1ete the bulk grading
whatever oeeurs first.
16. Neighborhood Park & School Utility Stubs: Utilities shall be stubbed to the Neighborhood Park
and school site at locations approved by the City's Parks & Community Service Department and
School Distriet.
17. Pedestrian Bridge: The Developer shall eonstruct the pedestrian bridge over Grafton Street with
Tract 765 I including both approaches. The bridge shall be bonded with Traet 7651,but
construction may be deferred until the start of eonstruetion of the Traet 7654 (Neighborhood 8)
improvcments or the school whichcver occurs first.
18. Public Access Easement: The Public Aceess Easefnent on Parcel 3 for the approach to the
pedestrian bridge whieh is shown on the Tentative Map for Tract 7654 shall be offered for
dedication on the Tract 7651 Final Map
19. Streambed Corridor: The Developer shall improve and landscape the Streambed Corridor,
including the 12-foot wide pathway, along the south frontage of Gleason Drive between Fallon
Road and Lockhart Street and along the eastern frontage of Loekhart Street between Gleason
Drive and Central Parkway (Parcel 13, Traet 7281). The maintenanee of these improvements shall
be included in the maintenance responsibilities of the Homeowners Association of Traet 7651.
The completion ofthese improvements may be deferred until the aeceptanee of the first of Tracts
7653 (Neighborhood 7) or Tract 7656 (Neighborhood 10) improvements.
20. Landscape Improvements: Alllandseape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way shall be
completed with the Traet 7651 improvements. This includes the parkway and frontage
landseaping along, Pa]enno Way, Capoterra Way, Lee Thompson Street, Grafton Street (east
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side), Gleason Drive (south side) and Lockhart Street (both sides and median). The Central
Parkway landscaping will be ineluded with the development of the adjacent Tracts. Street trees
shall be installed along the parkways and frontage concurrently with the street improvements.
Shrubs and ground cover installation shal1 be deferred until the construction of the adjacent
buildings but completed prior to occupancy.
21. Landscape Design Development Submittal: Developer shall submit design development
landscape plans, for all landscaping improvements within the public right of way showing details,
seetions and supplemental information as necessary for desi gn coordination of the various design
features and elements incJuding utility loeation to the satisfaction ofthe City Engineer. The design
development landscape plans shall be submitted ¡úr review prior to the approval of the
Improvement Plans, Tract Improvement Agreement and Final Map for Tract 7651.
23. Corner Landseape Monuments: The comer landseape monument features shown on Sheet L-17
(not L-16 as shown) of the Site Development Review package for Area F east shall also apply to
the northwest earner of Lockhart Street and Central Parkway.
22. Master Drainage Plan: The Developer shall update the Dublin Ranch Master Drainage Plan for
the proposed development within the Traet 7651 area.
23. Drainage Release: The Developer shaH provide the City a Drainage Release for any drainage
from public streets that will temporarily drain aeross the undeveloped land of the Developer.
24. Traffie Signal at Palermo Way and Lockhart Street: The Developer shall instal1 a traffie
signal at the interseetion of Palermo Way and Lockhart Street. This traffic signal shall be
intereonnected by hard wire with the existing City traffic signals On Loekhart Street at Gleason
Drive and at Central Parkway.
25. Traffic Signal at Lee Thompson Street and Central Parkway: The Developer shall modify the
traffie signal at the interseetion of Keegan Street and Central Parkway as needed to accommodate
the addition of Lee Thompson Street. This traffie signal shall be intereonneeted by hard wire with
the existing City traffic signals Q11 Central Parkway. .
26. School District Conduit: One empty 3" conduit with pull wire, to accommodate future Sehool
District eommunication use, shaH be installed from the existing conduit in Gleason Drive along
the west side of Lockhart Street from Gleason Drive to Central Parkway, and along the south side
of Palermo Way from Lockhart Street to the school entrance.
TRACT 7652 (Neighborhood 6)
I. General Conditions of Approval: Developer shaH eomply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Traets 7651-7656 contained below
unless speeifieally modified by these Conditions of ApprovaL
2. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by reeordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of eommon areas and faeilities. Said declaration shaH set forth the Association
name, bylaws, ruJes and regulations. Thc CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
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Developer shall submit a copy of the CC&R document to the City for review and approval relative
to this condition.
3_ Landscape Improvements: AJllandscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the publie right of way and on
Parccl A, B & C shaJl be included in the Tract 7652 Improvements Agreement. Landscape P1ans
for these improvements shall be submitted for review prior to the approval of the Improvement
Plans (public improvements), Traet Improvement Agreement and Final Map for Tract 7652.
4. Vittoria Way and Bramante Street: Developer shall construct street improvements and offer for
dedication to the City of Dublin the rights of way for Vittoria Way and Bramante Street as shown
on the Tentative Map, to the satislaetion of the City Engineer_
5. Vittoria Way: The west end ofVittoria Way shan be redesigned to provide Public Access
Easements and pavement delineation as required to aeeommodate auto and truck turn-around
eapabilities, to the satisfaetion of the City Engineer.
TRACT 7653 (Neighborhood 7)
I. General Conditions of Approval: Developer shall eomply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 eontained below
unless specif1eal1y modified by these Conditions of Approval.
2. Vittoria Way, Vittoria Conrt and Arezzo Street: Developer shall eonstruct street improvements
and offer for dedication to the City of Duhlin the rights of way for Vittoria Way, Vittoria Court
and Arezzo Street as shown on the Tentative Map, to the satisfaction ofthe City Engineer.
3. Pathway Vittorla Court - Loekhart Street: A Public Access Easement shaJl be shown on the
Final Map and a pedestrian pathway shall be eonstrueted eonneeting Vittoria Court and Lockhart
Street to the satisfaction of the City Engineer.
4_ Alley Improvements: The AJley improvements as shown in the Typieal AJley Section on the
Tentative Map, Sheet C.2.7 .B, shall be included in the Tract Improvement Agreement.
5. Landscape Improvements: AU landseape plantings, irrigation, deeorative pavements, and
structures as approved with the Site Development Review within the public right of way, shall be
included in the Tract 7653 Improvements Agreement. Landscape Plans for these improvements
shall be submitted for review prior to the approval of the Improvement Plans (publie
improvements), Traet Improvement Agreement and Final Map for Tract 7653.
6. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Assoeiation shaJl be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenanee of eommon areas and facilities. Said declaration shaJl set forth the Association
name, bylaws, ruJes and regulations. The CC&Rs shaJl ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, waJls, drainage, lighting, sigus and other improvements. The
Developer shall submit a copy of the CC&R doeument to the City for review and approval relative
to this eondition.
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TRACT 7654 (Neighborhood 8)
1. General Conditions of Approval: Developer shall eomply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Traets 7651-7656 contained he10w
unless specifically modified by these Conditions of Approval.
2. Araldi Court and Bramante Street: Developer shall construet street improvements and offer for
dedication to the City of Dublin the rights of way for Araldi Court and Bramante Street as shown
on the Tentative Map, to the satisfaetion ofthe City Engineer.
3. Storm Drain Easement: Public stornl drain lines should be within public streets whenever
practieal. The storm drain line and easement along the eastern boundary of Tract 7654 between
Araldi Court and Capoterra Way needs to he rerouted unless shown not to be practical to the
satisfaction of the City Engineer. The storm drain easement should not straddle the property line
and must provide a minimum five-feet of "flat" area on eaeh side ofthe pipe.
4. Driveway and Walkway Improvements: The private driveway improvements as shown in the
Typical Section on the Tentative Map and the walkway to the pedestrian bridge (unless previously
constructed) shall be included in the Tract Improvement Agreement.
5. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review witlùn the publie right of way, shall be
included in the Tract 7654 Improvements Agreement. Landseape Plans for these improvements
shall be submitted for review prior to the approval of the hnprovement Plans (public
improvements), Tract Improvement Agreement and Final Map for Tract 7654.
6. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed hy reeordation of a declaration of Covenants, Conditions, afld Restrictions to govern use
and maintenanee of eommon areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenanee, in good repair and on a regular basis, the landseaping & irrigation, decorative
pavements, median islands, fenees, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy of the CC&R doeument to the City for review and approval relative
to this condition.
TRACT 7655 (Neighborhood 9)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless speeifically modified by these Conditions of Approval.
2. Alley Improvements: The alley improvements as shown in the Typical Alley Seetion on the
Tentative Map shall be included in the Traet Improvement Agreement.
3. Sardinia Lane: Developer shall construct street improvements and offer for dedication to the City
of Dublin the rights of way for Sardinia Lane as shown on the Tentative Map, to the satisfaction of
the City Engineer.
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4. Central Parkway Walkway: 'Dle Developer shall construct the walkway on the north side of
Central Parkway along the frontage of Traet 7655.
5. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
strueturcs as approved with the Site Development Review within the publie right of way including
the Central Parkway frontage, shall be included in the Traet 7655 IInprovements Agreement
Landscape Plans for these improvements shall be submitted for review prior to the approval of the
Improvement Plans (public improvements), Tract Improvement Agreement and Final Map for
Tract 7655.
6. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Assoeiation shan be
fornled by reeordation of a declaration of Covenants, Conditions, and Restrictions to govern usc
and maintenance of eommon areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landseaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Devcloper shall submit a copy of the CC&R doeument to the City for rcview and approval relative
to this eondition.
TRACT 7656 (Neighborhood 10)
L General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Traets 7641-7646 & Tracts 7651-7656 contained below
unless specifieally modified by these Conditions of Appl'Oval.
2. Tareento Lane and Driveway Improvements: The Tareento Lane & private driveway
improvements as shown in the Typical Sections on the Tentative Map and any improvements
within the public right of way shall be included in the Traet Improvement Agreement
3. Central Parkway Walkway: The Developer shall construet the walkway on the north side of
Central Parkway along the frontage of Traet 7656.
4. Tareento Lane: The Tarcento Lane shall be a private street with Publie Service Easement and
Emergcney Vehicle Easement. Trarcento Lane entranee ftom Central Parkway shall be a modified
driveway approach (not a full street intersection with curb returns); the entrance from Lce
Thompson Street may be a street entrance with curb returns.
5. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
struetures as approved with the Site Development Review within the public right of way including
the Central Parkway ftontage, shall be included in the Tract 7656 IInprovements Agreement
Landscape Plans for these improvements shan be submitted for review prior to the approval of the
Improvement Plans (public improvements), Tract Improvement Agreement and Final Map for
Tract 7656.
6. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrietions to govern use
and maintenance of common areas and faeilities. Said deelaration shall set forth the Assoeiation
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenanee, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, Jighting, signs and other improvements. The
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Developer shaH submit a copy of the CC&Rs document to the City for review and approval
rc1ative to this condition.
GENERAL CONDITIONS OF APPROVAL FOR VESTING TENTATIVE MAPS, TRACTS 764).
7646 & TRACTS 7651-7656
The following conditions shall apply to each of the following Vesting Tentative Maps for Traets 7641,
7642,7643,7644,7645,7646,7651,7652,7653, 7654, 7655, and 7656:
Public Works:
General:
1. The Developer shall comp1y with the Subdivision Map Act, the City of Dublin Subdivision, Zoning,
and Grading Ordinanees, the City of Dublin Puhlic Works Standards and Polieies, and all building
and fire codes and ordinances in effect at the tirne of building permit. AU public improvements
eonstrueted by Dcveloper and to be dedicated to the City are hereby identified as "public works"
under Labor Code seetion 1771. Aeeordingly, Developer, in eonstrueting such improvements, shall
comply with the Prevailing Wage Law (Labor Code. Seets. 1720 and following)
2. The Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents,
officers, and employees from any elaim, action, or proceeding against the City of Dublin or its
agents, offieers, or employees to attack, set aside, void, or annu] an approval of the City of Dublin or
its advisory agency, appeal board, P1anning Commission, City Couneil, Community Development
Director, Zoning Administrator, or any otber department, committee, or agency of the City related to
this project to the extent such actions are brought within the time period required by Government
Code Section 66499.37 or other applieable law; provided, however, that The Developer's duty to so
defend, indenmify, and hold harmless shall be subjeet to the City's promptly notifying The
Developer of any said elaim, action, or proceeding and the City's full cooperation in the defcnse of
such actions or proceedings.
3. In the event that there needs to be clarification to these Conditions of Approval, the Director of
Community Development and the City Engineer have the authority to clarify the intent of these
Conditions of Approval to the Developer without going to a pub1ie hearing. The Direetor of
Commmuty Development and the City Engineer also have the authority to make minor
modifications to these eonditions without going to a public hearing in order for the Developer to
fu1fill needed improvements or mitigations resulting from impacts ofthis projeet.
Agreement and Bonds:
4. The Developer shall enter into a Traet Jmprovement Agreement with the City for all public
improvements including any required offsite storm drainage or roadway improvements that are
needed to serve the Tract that have not been bonded with another Tract Jmprovement Agreement.
5. The Developer shall provide performance (100%), and labor & material (100%) seeurities to
guarantee the tract improvements, approved by the City Engineer, prior to execution of the Tract
Improvement Agreement and approval of the Final Map. (Note: Upon aeeeptanee of the
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impTovements, the performance security may be replaced with a maintenance bond that is 25% of
the value of the perfonnance seeurity.)
Fees:
6. The Developer shall pay all applieab1c fees in effect at the time of building permit issuance
including, but not limited to, Planning fees, Building fees, Dublin San Ramon Serviees District fees,
Public Facilities fees, Dublin Unified Sehool District School Impaet fees, Public Works Traffic
Impaet fees, Alameda County Fire Serviees fees; Noise Mitigation fees, Inclusionary Housing In-
Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water
Connection fees; and any other fees as noted in the Development Agreement.
7. The Developer shall dedicate parkland or pay in-lieu fees in the amounts and at the times set forth in
City of Dublin Resolution No. 60-99, or in any resolution revising these amounts and as
implemented by the Administrative Guide1ines adopted by Resolution 195-99.
Permits:
8. Developer shan obtain an Eneroachment Pennit fiom' the Publie Works Department for all
eonstfllction aetivity within the publie right-of-way of any street where the City has accepted the
improvements. The encroachment permit may require surety for slurry seal and restriping. At the
discretion of the City Engineer an en.eroaehment for work specifically included in an Improvement
Agreement may not be required.
9. Developer shall obtain a Grading / Sitework Permit from the Public Works Department for all
grading and private site improvements that serves more that one lot or residential eondominium unit.
10. Developer shall obtain all permits required by other agencies including, but not limited to Alameda
County Flood Contro] and Water Conservation District Zone 7, California Department ofFish and
Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide
eopies of the permits to the Public Works Department.
Submittals
II. All submittals of plans and Final Maps shall comply with the requirements of the "City of Dublin
Publie Works Department Improvement Plan Submittal Requirements", and the "City of Dublin
Improvement Plan Review Cheek List".
12. The Developer will be responsible for submittals and reviews to obtain the approvals of all
participating non-City ageneies. The Alameda County Fire Department and the Dublin San Ramon
Services District shall approve and sign the Improvement Plans.
13. Developer shal1 submit a Geoteehnieal Report, which includes street pavement sections and grading
recommendations.
14. Developer shall provide the Public Works Department a digital vectorized file of the "master" CAD
files for the pTojeet when the Final Map has been approved. Digital raster copies are not acceptable.
The digital vectorized files shall be in AutoCAD 14 or higher drawing format. Drawing units shall
be decimal with the precision of the Final Map. All objects and entities in layers shall be colored by
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1ayer and named in English. All submitted drawings shall use the Global Coordinatc System of
USA, California, NAD 83 California State Plane, Zone III, and U.S. foot.
Final Map:
15_ The Final Map shan be substantially in accordance with the Tentative Map approved with this
application, unless otherwise modified by these conditions.
16. All rights-of-way and easement dedications required by the Tentative Map including the Publie
Service Easement shall be shown on the Final Map.
17. Any phasing of thc final mapping or improvements of a Tentative Map is subject to the approval
and conditions of the City Engineer.
18. Street names shall be assigned to eaeh public/private street pursuant to Munieipal Code Chapter
7.08. The approved street names shan be indieated on the Final Map.
Easements:
J 9. Tbe Developer shall obtain abandonment from all appJicable pub1ie agencies of existing easements
and right of ways that will no longer be used.
20. The Developer shan acquire easements, and/or obtain rights-of-entry from the adjaeent property
owners for any improvements on their property. The easements and/or rigbts-of-entry shall be in
writing and copies furnished to the City Engineer.
Grading:
21_ The Grading Plan shall bc in eonformance with the recommendations of the Geotechnical Report,
tbe approved Tentative Map and/or Site Development Review, and the City design standards &
ordinances. In case of eonfliet between thc soil engineer's recommendations and City ordinances,
the City Engineer shan determine which shall apply.
22. A detailed Erosion Control Plan shall be included with the Grading Plan approval. The plan sha1l
ine1ude detailed design, location, and maintenance criteria of an erosion and sedimentation control
measures.
23. Tiebacks or structural fabric for retaining walls shall not cross property lines.
24. Bank slopes along pubJie streets shall be no steeper than 3: I unless shown otherwise on the
Tentative Map Grading Plan exhibits. The toe or top of any slope along publie streets shall be three
feet baek of walkway. Minor exception may be made in the above slope design criteria to meet
unforeseen design constraints subject to the approval of the City Engineer.
Improvemen ts:
25. The public improvements shall be eonstrueted generally as shown on the Tentative Map and/or Site
Development Review. However, the approval of the Tentative Map and/or Site Development
Review is not an approval of the specific design of the drainage, sanitary sewer, water, traffic
eireulation, and street improvements.
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26. All pub lie improvements shall conform to the City of Dublin Standard Plans and design
requirements and as approved by the City Engineer.
27. Publie strcets shall be at a minimum I % slope with minimum guttcr flow of 0.7% around bump
outs. Private streets and aneys shan be at minimum 0.5% slope.
28. Curb Returns to Brannigan Street, Central Parkway, Grafton Street and Lockhart Street shall be 40-
foot radius, an internal public streets eurb returns shall be 30-foot radius (36-foot with bump outs)
and private streets/alleys shall be a mininlUm 20-foot radius.
29. Any deeorative pavers installed within City right-of-way shan be done to the satisfaction ofthe City
Engineer. Where decorative paving is installed at signalized intersections, pre-formed traffic signal
loops shan be plaeed under the deeorative pavcment. All turn lane stripes, stop bars and crosswalks
shan be delineated with concrete bands or eontrasting color pavers to the satisfaction of the City
Engineer Maintenance costs oftbe decorative paving shall be the responsibility of the Homeowners
Association
30. The Developer shall install all traffic signs and pavement marking as required by the City Engineer.
31. Street light standards and luminaries shaH be designed and installed per approval of the City
Engineer. The maximum voltage drop for streetlights is 5%.
32. The Developer shall construct bus stops and shelters at the Joeations designated and approved by the
LA VT A and the City Engineer. Thc Developer shall pay the cost of proeuring and installing these
improvements.
33. Developer shall construct all potable and recycled water and sanitary sewer facilities required to
serve the project in aecordanec. with DSRSD master plans, standards, speeifieations and
requirements.
34. Fire hydrant locations shall be approved by the AJan1eda County Fire Department. A raised reflector
blue traffic marker shall be installed in the street opposite each hydrant.
35. The Developer shall furnish and install street name signs for the project to the satisfaction of the
City Enginecr.
36. Developer shan construct gas, cleetrie, eable TV and communication improvements within the
fronting streets and as necessary to serve the project and the future adjacent parcels as approved by
the City Engineer and the various Publie Uti1ity agencies.
37. All eleetrieal, gas, telephone, and Cable TV utilities, shall be underground in accordance with the
City policies and ordinances. All utilities shall be located and provided within public utility
easements and sized to meet utility company standards.
38. Alll.ltility vallIts, boxes and struetures, unless speeifically approved otherwise by the City Engineer,
shall be underground and placed in Jandscape areas and sereened rrom public view. Prior to Joint
Trench Plan approval, landscape drawings shall be submitted to the City showing the Jocation of all
utility vaults, boxes and structures and adjacent landscape features and plantings. The Joint Treneh
Plans shall be signed by the City Engineer prior to construction of the joint trench improvements.
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Construction:
39. The Erosion Control Plan shall be implemented between Oetober 15th and April 15th unless
otherwise allowed in writing by the City Engineer. The Developer will be responsible for
maintaining erosion and sediment control measures for one year following the City's acceptance of
the subdivision improvements.
40. If arehaeologieal matcrials are encountered during construetion, construction within 100 feet of
these materials shal1 be halted until a professional Archaeologist who is eertified by the Soeiety of
California Archaeology (SCA) or the Society of Professional Arehaeology (SOPA) has had an
opportunity to evaluate the si gn.ificance of the find and suggest appropriate mitigation measures.
41. Construetion activities, including the maintenance and warming of equipment, shall be limited to
Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5;30 p.m.
except as otherwise approved by the City Engineer.
42. Developer shall prepare a construction noise management plan that identifïes measures to be taken
to minimize construction noise on surrounding developed properties. The plan shall include hours of
construction operation, use of mufflers on construetion equipment, speed limit for construetion
traffic, haul routes and identify a noise monitor. Specifïe noise management measures shal1 be
included in the project plans and speeifïcations.
43. Developer shall prepare a plan, to be submitted with the Improvement Plans, for construction tramc
interface with publie traffïe on any existing public street. Construetion traffic and parking may be
subject to speeifie requirements by the City Engineer.
44. The Developer shall be responsible for eontrolling any rodent, mosquito, or other pest problem due
to construction activities.
45. The Developer shall be responsible for watering or other dust-palliative measures to control dust as
conditions warrant or as direeted by the City Engineer.
46. The Developer shall provide the Public Works Department with a letter ti-om a registered eivil
engineer or surveyor stating that the building pads have been graded to within 0.1 feet of the grades
shown on the approved Grading Plans, and that the top & toe of banks and retaining wal1s arc at the
loeations shown on the approved Grading Plans.
Storm Water Quality (NPDES):
47. Prior to any cJearing or grading, the Developer shall provide the City evidcnee that a Notice of
Intent (NOI) has been sent to the California State Water Resources Control Board per the
requirements of the NPDES. A eopy of the Storm Water Pol1ution Prevention Plan (SWPPP) shal1
be provided to the Publie Works Department and be kept at the eonstruetion site.
48. The Storm Water Pollution Prevention Plan (SWPPP) shall identify the Best Management Practices
(BMPs) appropriate to the project construction activities. The SWPPP shall include the erosion
control measures in aeeordanee with the regulations outlined in the most current version of the
ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices
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Handbook. The Developer is responsible for ensuring that .all contractors implement all storm water
pollution prevention measures in the SWPPP.
49. Although the project drains to the Dublin Ranch Water Quality Pond, to the maximulll extent
practical the roof drainage shall drain aeross landscape areas or into bio-swales prior to entering the
storm drain system. The landscaping and drainage improvements in the bio-swale shaH he
appropriate for water quality treatment. The City Engineer may exempt specifie roof leaders from
this requirement if space limitations prevent adequate water treatment without creating hazards,
nuisanec or structural concems. Concentrated flows will not be allowed to drain aeross public
sidewalks.
50. Developer shall enter into an agreement with the City of Dublin that guarantees the perpetllal
maintenanee obligation for all storm water treatment measures installed as part of the project. Said
agreement is required pursuant to Provision C.3.e.ii of RWQCB Order R2~2003-0021 for tbe
issuance of the Alameda Countywide NPDES municipal storm water permit. Said pennit requires
the City to provide verifieation and assurance that all treatment devices will be properly operated
and maintained.
Fire:
I. Al1 portions of the exterior walls of the buildings shall be within 150 feet of an emergency vehicle
access road. The distance is measured as someone would be able to walk and shall consider
parked cars. Sloped areas beyond the access roads needed for emergency access shall be
permanent walkway or stairs as required by the Fire Department. CFC 902.2.1, 902.3.1
2. The maximmll length of a dead end street without an approved turn around for emergency vehicles
is 150 feet. Cul-de-sacs bulbs requiring a turn around for emergency vehicles shall be a minimum of
40-foot radius unobstructed by parking.CFC902.2.2.4
3. The radius for emergency vehicle tums shall be based on a 42 ft. radius. Emergeney vehic1e aceess
roadways must have a minimum unobstructed width of 20 feet and an unobstructed, vertieal
clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide shall be posted with
signs or shaH have red eurbs painted with labels on one side; roadways under 28 feet wide shaH be
posted with signs or shaH have red curbs painted with labels on both sides of the street as follows:
"NO STOPPING, FIRE LANE - CVC 22500.1". CFC 902.2.2.1
4. The maximum grade allowed for a Fire Department access road is 12%. CFC Appendix TII-D
5. All elllergency vehicle access roads (first Eft of asphalt) and the pub lie water supply inc1uding all
hydrants shal1 be in place prior to vertical construction or eombustible storage on sjte.
6. Hydrants shall have an average spacing of 400 ft on center in the single family areas and 300 ft on
centers in all other areas. Thy hydrants shall be a maximum of 225 feet from any point on a street or
driveway used for fire department aeeess. UFC appendix IlIA and B. The applieantlDeveloper
shall construct all new fire hydrants in accordanee with the ACFD and City of Dublin
requirements.
7. The minimum fire flow design shall be 1500 gallon per minute at 20 psi residuaJ (flowing from a
single hydrant) and as required by CFC Appendix IlIA Raised blue reflectorized traffic markers
shaH be epoxied to the .center ofthe street opposite eaeh hydrant.
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8. Applieant/Developer shall comply with all Alameda County Fire Department (ACFD) rules,
regu1ations, City of Dublin standards, inclading minimum standards [or emergency aecess roads
and payment of applieable fees including City of Dublin Fire facility fees.
DSRSD:
I. Prior to issuance of any bailding pennit, complete improvement plans shall be submitted to
DSRSD that conform to the requirements of the Dublin San Ramon Serviees District Code, the
DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation ofWatcr
and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD policies.
2. All mains shall be sized to provide suftïeient eapaeity to accommodate future flow demands in
addition to each development project's demand. Layout and sizing of mains shall be in
conformance with DSRSD utility master planning.
3. Sewers shall be designed to operate by gravity flow to DSRSD's existing sanitary sewer system.
Pumping of sewage is diseouraged and may only be allowed under extreme circumstances
following a ease by case review with DSRSD staff. Any pamping station will require specific
review and approval by DSRSD of preliminary design reports, design eriteria, and final plans and
specifications. The DSRSD reserves the right to require payment of pres cut worth 20 year
maintcuanee costs as well as other conditions within a separate agreement with the applieant for
any proj ect that requires a pumping station.
4. Domestic and fire protection waterline systems for Tracts or CommereiaJ Developments shall be
designed to be looped or interconnected to avoid dead cud seetions in accordance with
requirements of the DSRSD Standard Speeifications and sound engineering practice.
5. DSRSD policy requires publie water and sewer lines to be located in public streets rather than in
off-street locations to the fullest ex.tent possible. If unavoidable, then public sewer or water
easements must be established over the alignment of each public sewer or water line in an off-
street or private street location to provide access for future maintenance and/or replaeemcut.
6. Prior to approval by the City of a grading permit or a site development pemiit, the locations and
widths of all proposed easement dedications for water and sewer lines shall be sabmitted to and
approved by DSRSD.
7. All easement dedications for DSRSD faei1ities shall be by separate instrument irrevocably offered
to DSRSD or by offer of dedication on the Final Map.
8. Prior to approval by the City for Reeordation, the Final Map shall be submitted to and approved
by DSRSD for easement locations, widths, and restrictions.
9. Prior to issuance by the City of any Building Permit or Construction Permit by the Dublin San
Ramon Serviees Distriet, whiehever comes first, all uti1ity eonnection fees including DSRSD and
Zone 7, plan checking fees, inspeetion fees, eonnection fees, and fees associated with a wastewater
diseharge permit shall be paid to DSRSD in accordanee with the rates and schedules established in
the DSRSD Code.
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10. Prior to issuance by the City of any Building Permit or Construction Permit by the Dublin San
Ramon Services District, whichever comes first, all improvement plans for DSRSD facilities shall
be signed by the District Engineer. Each drawing of improvement plans shall contain a signature
block for the Distriet Engineer indicating approval of the sanitary sewer or water facilities shown.
Prior to approval hy the Distriet Engineer, the applicant shall pay all required DSRSD fees, and
provide an engineer's estimate of eonstruetion costs for the sewer and water systems, a
performanee bond, a one-year maintenance bond, and a eomprehensive general liability insllrance
policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least
15 working days for final improvement drawing revicw by DSRSD before signature by the
District Engineer.
II. No sewer line aT waterline construetion shall be permitted unless the proper utility construetion
permit has been issued by DSRSD. A eonstruetion permit will only be issued after all ofthe items
in Condition No.9 have been satisfied.
12. The appJicant shall hold DSRSD, its Board of Directors, eommissions, enlployees, and agents of
DSRSD harmless and indemnify and defend the same from any litigation, claims, or fines
resulting rrom the eonstruetion and completion of the project.
13. Improvement plans shall incJude reeycled water improvements as required by DSRSD. Serviees
for landscape irrigation shall connect to recycled water mains. Applicant must obtain a eopy of
the DSRSD Recycled Water Use Guidelines and conform to the requirements therein.
14. Any new development shall be eonstrueted in conformance with the fire flow criteria documented
in the Dublin San Ramon Serviees Distriet 2000 Water Master Plan, in order to not exeeed the
water system infrastructure capacities.
15. The project will be located within the Distriet Reeycled Water Use Zone (Ord. 301), whiCh calls
for installation ofreeycled water irrigation systems to allow for the future use of recycled water
for approved landscape irrigation demands_ Reeycled water will be available as deseribed in the
DSRSD Water Master Plan Update, September 2000. Unless specifically exempted by the Distriet
Engineer, compliance with Ordinance 301, as may be amended or superseded, is required.
AppJieant must submit landscape irrigation plans to DSRSD. All irrigation faciJities sbalJ be in
eomplianee with Distriet's "Reeycled Watcr Use Guidelines" and Dept. of Health Services
requirements for recycled water irrigation design.
16. A landscape Master PJan shall be submitted to District to allow determination of appropriate
recycled water irrigation uses on site, prior to review and approval of improvement plans.
17. Potable mains, sewer mains and their appurtenanees shall be located in areas accessible for
maintenance, repair and servicing at all times. Potab1e and Reeycled water mains shall be located
within pubJie right-of,way and easements with a set back of no less than 7.5 feet rrom any
building or permanent structure. Sewer mains shaU be loeated within public right-of-way and
easements with a set back of no less than 5 feet rrom any building or permanent structure.
18. Improvement plans shall show all existing and proposed potable and recycled water mains, stOffil
and sanitary sewers in the viCinity ofthe projeet location.
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LandscaDe:
I. Final Landscape Plans: Final Landscape Plans for the streets medians, parkways & frontage,
prepared and stamped by a State licensed landscape architect or registered engineer, shall be
submitted for review and approval by the City Engineer and the Community Development
Director. The final Landscape Plans shall include the following:
a. Landscape grading plan with spot elevations. Grading information shall extend a
minimum of 10' beyond the property line.
b. Loeation and identifieation of all above grade and below grade utilities shown on all
sheets.
e. Planting plan
d. Irrigation plan.
e. Layout plan of any special paving areas such as walkways or driveways, and any proposed
walls.
f. Details and specifications for design elements, such as special paving finish and color,
drain inlets, fencing, walls, entranee features, comer monuments, pilasters, pots, urns and
mailbox stations including irrigation and drainage for pots and urns, and secure mounting,
anti-vandalism measures.
g. Design details for all entry features and monuments at a scale no less tban I" = 1 0'.
Information 5hall show loeation, spot elevations, top and bottom of walls, color5, finishes
and all materials.
h. Design details for the site furniture and amenities that match the Tusean village eharaeter
(Jfthe entry features.
2. Recycled Water: Landseape and irrigation plans shall provide for a reeycled water system. Plans shall
be submitted to DSRSD for their review and approval.
3. Irrigation System: Irrigation systems shall be designed to eurrent industry standards. No fixed risers an
allowed. Spay heads shaIl have MPR and eheek valves on slopes. Pressure regulating devices may bc
required to prevent nozzle fogging. Irrigation shaIl provide for J 00% head-to-head coverage of all
planting areas, with no over spray onto pavement, walls, fencing or buildings.
4. Plant Species: Developer shall submit a plant list, whieh has been reviewed by a qualified arborist or
horticulturist. The pJant list shall reflect considerations such as heavy clay soil, climate, drought
tolerance, the relationship of plant size to intended space, and the eharacter of the Tuscan village eoncept.
Street trees shall be high branehing, produee minimal litter and not have seriously aggressive roots.
Following grading, soil samples throughout the project shall be tested by an approved soils testing
laboratory. The final plant list and soil amendment amounts shall be adjusted per the recommendations of
an approved soils testing laboratory. Final plant choices shall be submitted for review and approval by
the Direetor of Community Development.
5. Landscaping at Street Intersections: Landscape struetures and planting shall not obstruet the sight
distanee of motorists, pedestrians or bicyclists. Except for trees, landscaping (and/or landseape strnctures
sueh as waIls) at drive aisle intersections shall not be taller than 30 inehes above the curb. Landscaping
shall be kept at a minimum height and fullness giving patrol offieers and the general pub lie surveillance
eapabilities of the area.
6. Lighting: The Developer shall prepare a lighting isochart to the satisfaction of the City Engineer,
Director of Community Development, the City's Consulting Landseape Architeet and Dublin Police
Services. Exterior lighting shall be of a design and placement so as not to cause glare onto adjoining
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properties, businesses or to vehieular traffic. Lighting used after daylight hours shall be adequate to
provide for seeurity needs. Lighting and street tree placement shall be coordinated such that thc street tre< .
pattern takes precedenee.
7. Street Tree Criteria: Trees planted adjacent to streets and sidewalks shall meet the following minimum
setbaek/clearanee guidclines:
a 7' from fire hydrants, storm drains, sanitary sewers and/or gas lines.
b 5' from top of wing of driveways, mailboxes, water, telephone and/or electrical mains
c 5' from utility boxes
d 15' from stop signs, street or curb sign retums.
e 15' from either side of streetlights.
8. Root Barriers: A 24" Deep Root Barrier shall be installed at eaeh tree that is closer than 5' from existing
or future eurh, sidewalk or wall. Length of barrier shall be 12' and shall be centered on tree trunk.
Include standard detaiJ on plans.
9. Plant Standards: All street trees shall be 24" box minimum; all shrubs shall be 5-gallon minimum
within the public right of way.
10. Pbasing: All physieal improvements within each phase are required to be completed prior to occupancy
of any buildings within that phase. Subject to the approval ofthe Direetor of Community Development,
the completion of landseaping may be deferred due to inclement weather with the posting of a bond for
the value ofthe deferred landscaping and assoeiated improvements.
11. Retaining Walls: All retaining walls over 30 ihehes in height and adjacent to a walkway shall be
provided with a guardrail. All retaining walls over 24 inehes with a surcharge or over 36 inches wi th 0 lit ~
surcharge shall obtain permits and inspections from the BuiJding Division.
12. Project Walls: Private rear and side yards along a public street in Tracts 7642 and 7652 shall have a 6-
foot high community project walL
13. Maintenance of Landscaping: Alllandseaping materials within the public right-of-way for this project
will be maintained by the Homeowners Assoeiation. This maintenance shall include weeding, the
application of pre-emergent chemieal applieations, and the replacement of materials that die. Any
modified landscaping to the site, including the removal or replacement of trees, shall approved by the Cit)
Engineer.
14. Water Efficient Landscaping Ordinance: Developer shall submit written doeumentation to the Public
Works Department (in the form of a Landscape Doeumcntation Paekage and other required documents)
that the development conforms to the City's Water Efficient Landseaping Ordinanee.
15. Walls and Monument Features: Walls and projeet monument features shall be eonstrueted of concrete,
CMU or other non-wood material approved by the City Engineer.
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SITE DEVELOPMENT REVIEW CONDITIONS OF APPROV AI,
PROJECT SPECIFIC
L Approval. This Site Development Review approval for Som"nto (Toll Brothers, Inc.), P A 04-
042, establishes the detailed design concepts and regulations for the project. Development
pursuant to this Sitc Development Review generally shall conform the project plans submitted by
To1l Brothers, Ine., dated received August 12,2005, on file in the Community Development
Department, and other pJans, text, and diagrams relating to this Site Development Review, unless
modified by the Conditions of Approval contained herein.
2. Indemnifieation. The Developer shall defend, indemnify, and hold harmless the City of Dublin
and its agents, offieers, and employees from any claim, action, or proceeding against the City of
Dublin or its agents, officers, or emp10yees to attaek, set aside, void, or annul an approval of the
City of Dublin or its advisory agency, appeal board, Planning Commission, City Couneil,
Community Development Director, Zoning Administrator, or any other department, committee, or
agency of the City to the extent such actions are brought within the time period required by
Government Code Section 66499.37 or other applicable law; provided, however, that The
Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's
promptly notifying The Developer of any said claim, action, or proeeeding and the City's full
cooperation in the defense of sueh aetions or proceedings.
3. Modifications. The Community Development Director may consider modifications or ehanges to
this Site Development Review approval if the modifications or changes proposed eomply with
Section 8.104.100 ofthe Zoning Ordinance.
4. Mitigation Monitoring Program. The Developer sha1l comply with the Eastern Dublin Speeifie
P1an EIR Mitigation Monitoring Program and subsequent environmental documents pertaining to
this site including all mitigation measures, action programs, and implementation measures on fiJe
with the Community DeveJopment Department.
5. Tentative Map Conditions of Approval: All applicable Conditions of Approval for Tentative
Maps for Traets 7641-7646 & 7651-7656 shall apply to this Site Development Review.
6. Grading / Sitework Permit: Developer shall obtain a Grading / Sitework Permit from the Public
Works Department for all grading and private site improvements for each Neighborhood.
7. Landscape Design Development Submittal: Developer shall submit design development
landscape plans, for all landscaping improvements showing details, sections and supplemental
information ineluding topography as necessary for design coordination of the various design
features and e1ements including utility loeation to the satisfaction of the City Engineer. The design
development landscape plans sha1l be submitted for review prior to the issuanee of a Grading /
Sitcwork Permit for the private site improvements for each Neighborhood.
8. Private Recreation Facilities in Tract 7641: Complete building permit application for the private
recreation facility within Traet 7641 shall be submitted to the Building Department prior to the
issuance of the first building permit within Tracts 7642 - 7646 (Neighborhoods I - 5). The private
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recreation facility shall be completed and open prior to the issuance ofthe oceupancypermit for
the 300th unit within Tracts 7642 - 7646 (Neighborhoods J . 5).
9. Private Recreation Facilities in Tract 7651: Complete building permit applieation for the private
recreation facility within Traet 7651 shall be submitted to the Building Department prior to the
issuanee for the first building permit within 7652 - 7656 (Neighborhoods 6 - 10). The private
recreation faeility shall bc eompletcd and open prior to the issuanee of the occupancy permit for
the 400'h unit within Tracts 7652 - 7656 (Neighborhoods 6 - 10).
10. Sehool Site: The sehooJ site shall be bulk graded as shown on the Tract 7651 Tentative Map
Grading Plan, to the satisfaction of the City Engineer prior to the issuance of building permit for
the 400th unit within Tract 7651 or one 'year after noti flcation from the School District to complete
the bulk grading whatever occurs first.
11. Walkways: Prior to the occupancy of any unit, that unit shall have continuous walkway access
fi:-om the unit to Gleason Drive and to Central Parkway.
12. Roadway Access: Two roadway aecess routes shall be open within Tract 7641 and within Tract
7651 prior to the issuance ofthe occupancy pennit oCthe 100to unit within that Tract.
13. Ownersbip/Maintenanee Exhibit: Prior to recordation of the Final Map the Developer shall
submit an exhibit showing ownership and maintenance responsibilities of the site improvcmcnts
for that Neighborhood.
14. Trasb Areas, Neighborhood 1 & 6: Revised building plans indicating areas for trasheans shall
be provided for House Plan 5 to the satisfaetion of the Community Development Direetor prior to
the issuance of building permits for the first unit in either neighborhood.
15. Architectural Elevations, Neighborhoods 1 & 6: Prior to the issuance of Building Permits, the
architect for Neighborhoods 1 (Tract7642) and 6 (Tract7652) shall submit rcvised elevations for
Unit I, Unit 2 and Unit 4 to the Direetor of Community Development for review and approval.
These revised elevations shall demonstrate upgraded architectural features on the side walls for
any units that side on to a public street or projeet entry (Lots 1,2,59,60,61,62,74 and 75, Traet
7642) and (Lots 39,40, 41, 42, 49 50, 51 and 52, Traet7652) or any other lots whose side
elevations can be seen rrom off-site. The intent ofthis condition is to assure that off-site views of
blank walls will be mitigated with design features rrom the rront of the homes. Blank walls are to
be avoidcd at all eosts.
16. Pedestrian Bridge: Thc pedestrian bridge shall be completed prior to the oecupancy of the
adjacent buildings in Neighborhood 8.
17. Parking Garage Spaces, Neighborhood 10: Garage Parking spaces in Neighborhood 10 shall be
9 feet wide and 20 feet deep. Up to 35% of the spaces may be compaet parking spaces 8 feet by
17 feet. Any parking space next to a wall shall be two additional feet in width. Parking spaee
dimensions shall be clear dimensions rree of columns or other obstacles. Wheel stops or concrete
curbs shan be provided for all spaees. The aisle width shall be minimum 24 feet.
18. Building 7, Neighborhood 10: Building 7 shall be designed to accommodate a six-foot parkway
along Lee Thompson Street. The building foundation shall be exposed as much as allowed by
Building Codes to minimize the height of any retaining wall between the sidewaJk and the
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building to the satisfaction of the City Engineer and Community Development Director. The brick
material shown on Page Al 0.34 of the SDR package shall be applied to the building foundation
for a finisbed appearance. .
19. Capoterr3 Way J<'rontage Landscaping, Neighborhood 5: Developer shall provide design
alternatives for the sloped landscape area between the Building 4 and Capoterra Way to include
retaining walls and stairs as part of the landscaping. Changes in direetion for the stairs may be
required to accommodate landings and the number of stairs required. The design may replace the
two stairways with one stairway of upgraded design.
20. Color & Materials, Ncighborhood 5: The Applieant shall work with Staff to provide a color and
material palette for the building elevations that will be equal to or better than the color and
materials on the other neighborhoods in this project. The exterior paint colors of the buildings arc
subject to City review and approval. The Applicant shall paint a portion of the building the
proposed color for review and approval by the Director of Community Development prior to
painting the entire structure_
21. Corner Landscape Monuments: The comer landscape monument features shown on Sheet L-20
of the Site Development Review package for Area F West shall also apply to the northeast comer
of Brannigan Street and Central Parkway. The comer landscape monument features shown on
Sheet L-17 (not L-16 as shown) ofthe Site Development Review packagc for Area F cast shall
also apply to the northwest eomer of Loekhart Street and Central Parkway
22. Wall & Patio Design: Developer shall submit refined waHl raill patio designs to reflect grades, utilities,
paving and walls. Plans shal1 reflect site topography. Provide sections from typieal patios to the street.
Provide sections across typical patios, reflecting on-site grades and drainage. Minimum patio size shall
be 75 square feet.
23. Pas eo Plan: Developer shal1 submit detailed plan ofpaseosl waJkways at sufficient scale to resolve
conflicts. Include grading information, spot elevations on walkway, finish floor elevations at all building
entrances, area drains, storm drain loeations, utility boxes, screening and piping, AC unit locations with
required screening and trees. Site lights, sconces and bol1ards should be included as part ofthe streetseape
and paseo design.
24. Teleeommunications: If the City of Dublin approves a revised telecommunieations ordinanee that
contains requirements to provide eonduit to contain category 5 wiring from the street to each
dwelling unit prior to Building Permit for the residential units, the Developer shall be required to
provide said conduit.
25. Satellite Dishes: Prior to the issuance of Building Permits, the Developer's Architect shal1 prepare
a plan for review and approval by the Director of Community Development and the Chief
BuiJding Offieial that provides a eonsistent and unobtrusive location for the placement of
individual satellite dishes. Individual conduit will be run from the individual residential unit to the
location on the building to limit the anlount of exposed cable required to activate any satellite
dish. It is preferred that where chimneys exist, that the mounting of the dish be incorporated ioto
the chimney. In instances where the buildings have mechanical wells (Neighborhood's 5 and 10)
that those buildings provide locations within the well for individual unit eonneetions. In instances
where neither chimneys nor mechanical wells exist, then the plan shall show a eommon and
eonsistent location for satellite dish placement to eliminate the over proliferation, haphazard and
irregular plaeement.
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The Covenants Conditions and Restrietions (CC&R's) shall contain language stating that the
individual units eontain conduit and centra110cations for sate11ite dish cO!111eetions and faiJure to
use those eonduits and loeations (if the resident has or wants a sate11ite dish) will constitute a
violation of those CC&R's. The penalty for that violation shall be specified. Additionally, prior to
the issuance ofbuiJding permits, the developer shall prepare a disclosure statement to be signed by
every first time home purchaser indicating that utilizing this dedicated conduit and centra]
mounting location is a requirement if a satellite dish is installed.
STANDARD CONDITIONS
Plannin!! Division:
I. Permit Expiration. Constru.ction or use shall commence within one (1) year of Permit approval
or the Permit shall lapse and beeome null and void. Commencement of construction or use means
the aetual eonstruction or use pursuant to the Permit approval or, demonstrating substantial
progress toward commencing such eonstruction or use. If there is a dispute as to whetber the
Permit has expired, thc City may hold a noticed public hearing to determine the matter. Such a
detemlination may be proeessed eoneurrently with revocation proceedings in appropriate
circumstances. If a Permit expires, a new applieation must be made and processed aceording to
the requirements of this Ordinance.
2_ Time Extension. The original approving decision-maker may, upon the Applicant's written
request for an extension of approval prior to expiration, and upon the determination that any
Conditions of Approval remain adequate to assure that applicable findings of approval will
continue to be met, grant a time extension of approval for a period not to exceed six (6) months.
All time extcnsion requests shall be noticed and a public hearing or public meeting shall be held as
required by the particular Permit.
3. Revocation of Permit. The Site Development Review approval shall be revoeable for cause in
accordance with Section 8.96.020.1 of the DllbJin Zoning Ordinance. Any violation of the terms
or eonditions of this permit shall be subject to citation.
4. Sonnd Attenuation. The Developer shall submit a site-speeifie aeoustic report to be prepared hy
qualified acoustical eonsuItants. The acoustic report shall include detailed identification of noise
exposure levels on the individual project site and a listing of specifie measures to reduce both
interior and exterior noise levels to normallyaeeeptable levels including but not limited to glazing
and ventilation systems, construetion of noise barriers and use of buildings to shield noise. Prior to
the issuance of building permits for any bui1ding where attenuation is required, plans shall be
submitted for review and approval of the Community development Direetor that indieate
compliance with reeommendations contained in the aeou.stieal report for the exterior noise
attenuation as applied by the City of Dublin General Plan Noise EJement. Said Plans shall indicate
design continuity with the original approval for any barriers required for exterior noise attenuation
and should be designed to blend with the approved architeeture and to be unobtru.sive.
5. Equipment Screening. All electrical and/or meehanieal equipment shall be sereened from public
view. Any roof-mounted equipment shall be completely screened from view by materials
architeeturally eompatible with the building and to the satisfaction of the Community
Development Direetor.
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6. Master Sign Program. If it is the Developer's intent to provide signage, it may be neeessary
either to prepare a Master Sign Program or apply for a SDR waiver dcpending upon the amount
and location of proposed signage.
7. Colors. Thc exterior paint colors of the buildings arc subject to City review and approval
consistent with the color and material boards presented. The Applieant may be required to paint a
portion of the building with the proposed color for review and approval by the Director of
Community Develupment prior to painting the entire structure_
8. Internet Access: The Develope, shall eomp1y with ANSIITIA.EIA-570-A Standard relating to
telecommunications and the installation of data outlets for high-speed Internet access within
individual residential units.
9. Final Building and Site Development Plans: Final Building and Site Development Plans shall be
reviewed and approved by the COmmliUity Development Director prior to the issoance of a
building permit. All such plans shall insure:
a. That ramps, special parking spaces, signing, and other appropriate physical features for the
handieapped, arc provided throughout the site for all publicly used facilities.
b. That exterior lighting of the building and site is not directed onto adjacent properties and
the light souree is shielded from direct offsite viewing.
c. That all mechanical equipment, including electrical and gas meters, is arehitcetural1y
screened from view, and that electrical transformers are either underground or
architectorally screened.
d. That all trash enclosures are of a sturdy material (preferably masonry) and in harmony with
the architecture of the building( s).
e. That all vents, gutters, downspouts, flashings, etc., are painted to mateh the color of the
adjacent surface. Neighborhood 10 may have bronze color gutters and downspouts.
f. That all exterior arehiteetural clements visible rrom view and not detailed on the plans be
fimshed in a style and in materials in hannony with the exterior of the building.
g. That all other public agencies that require review of the projeet be supplied with copies of
the final building and site plans and that compliance be obtained with at least their
minimum Code requirements.
10. Occupancy Permits: Final inspection or occupancy permits will not be granted until all
construction and 1andseaping is eomplete in aceordance with app,oved p1ans and the conditions
required by the City.
Landseapinl!:
1. General Landseape Conditions for Tentative Maps: Landscaping conditions I-Final
Landscape Plans, 2- RecycJed Water, 3- Iuigation System, 4- Plant Species, 6-Lighting, 8- Root
Barriers, 12- Project Walls, 14- Water Efficient Landseaping Ordinance) & 15- Walls and
Monument Features contained in the General Conditions of Approval for the Vesting Tentative
Map for Traets 7641-7646 & 7651-7656 shall also apply to th.e Site Development Review.
2. Plant Standards: All the proposed trees on the site shall be a minimum 15 gallons in size, and at least
80% of the proposed shrubs shall be a minimum 5 gallons in size.
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3. Landseape Screening: Landscape screening is of a height and density so that it provides a positive visual
impact within threc years from the time of planting.
4. Landscape Edges: Concrete cmbs or bands shall be used at tbe edges of all planters and paving surfaces.
The design width and depth of the concrete edge to be to the satisfaction of the Community Development
Direetor and City Engineer.
5. Wall and Fencing Plan: Developer shal! submit a detail fencing, wal!, walkway and retaining wall plan.
6. Tree Composite Plan: Developer shall submit composite utility, lighting, joint trench, mailbox cluster
and tree plan to resolve potential conflicts.
7. Mailbox Plan: Developer shall submit detailed vignette of typical mailbox Joeation. Show: utilities,
streetlights, trees, grading, aeeessiblc path of travel, and design of the mailbox structure in relationship to
the building(s) and any landseape/retaining walls.
8. Joint Treneh Improvements: Joint trench and Uti1ities shall be eonsidered part ofthe overal! design_
Joint trench and Utilities shall be organized and grouped to preserve space for landscaping where
possible, and be placed under walkways, drive aisles or other pavement as much as possible.
9. Maintenanec: Permanent provisions for a1l1andseaping maintenance shall be included in the CC&Rs
insuring regular irrigation, fertilization, weed abatement and plant replacement. All shrubs, ground eover,
trees, and the irrigation system shall be guaranteed by the eontractor for one year.
Buildinl! Division:
1. Accessible Units: All required accessible units will need to comply with the applicable code and
amendments at the time of permit issuance. Detailed drawings outlining aecess to all accessible
units showing elevations, and drawings showing floor plan with dimensions for the first floor shall
be subllÙtted to the Building Division for review prior to the GradinglSitework Permit for each
Neighborhood.
2. Accessible Parking at Garages: All aecessible parking will be required per applicable codes and
amendments at the time of permit issuanee.
3. Accessible Routes: All accessible routes to aecessib1e units including ramps and loading zones
throughout the projeet will be required per applicable codes and amendments at the time of
occupancy.
4. Third and fourth floor Square Footages: Each dwelling unit which has a floor area greater than
500 square feet at or above the 3m floor will be required to have access to a 2nd exit ITom those
floors.
5. Uuder-Floor Area: The under floor areas appear to be useable space and therefore will be
required to meet the I hour fire resistive requirements under section 712 Uniform Building Code
(UBC). (Prior to permitting.)
6. Accessory Buildings and lor Structures: Building permits are required for all aceessory
buildings and I or struetures. This includes but is not limited to fountains, swimming pools, spas,
clock towers, sound walls, and mail kiosks. To apply for building permits, Applicant/Developer
32
51 ~ 8 Y
shall submit cight (8) sets of eonstruction plans to the Building Division for plan eheek.
Deve10per will be responsible for obtaining the approvals of all participation non-City agencies
prior to the issuanee ofbuilding permits. (Issuance of accessory building pennit)
7. Building Codes and Ordinanees: All project eonstmetion shall conform to all building codes
and ordinances in effect at the time of building permit. (Through Completion)
8. Retaining Walls: All retaining walls over 30 inches in height and in a walkway shall be provided
with guardrails. AH retaining walls over 24 inches with a sureharge or 36 inches without a
surcharge shall obtain permits and inspections from the Building Division. (Through Completion)
9. Phased Occupancy Plan: If occupancy is requested to occur in phases, then all physieaJ
improvements within each phase shall be required to be eompkted prior to occupancy of any
buildings within that phase exeept for items specifically exclllded in an approved Phased
Oecupaney Plan, or minor handwork items, approved by the Department of Community
Development. The Phased Occupancy Plan shaH be submitted to the Director of Community
Development and Public Works for review and approval a minimum of 45 days prior to the
request for occupancy of any building covered by said Phased Oceupancy Plan. Any phasing shaH
provide for adequate vehieular aecess to all parcels in each phase, and shall substantially conform
to the intent and purpose of the. subdivision approval. No individuaJ building shall be occupied
until the adjoining area is finished, safe, accessible, and provided with all reasonable expected
services and amenities, and separated from remaining additional constmetion activity. Subjcet to
approval of the Direetor of Community Development, the completion of landscaping may be
deferred due to inclement weather with the posting of a bond for tM value of the deferred
landscaping and associated improvements. (prior to Occupancy of any affected building)
10. Building Permits: To apply for building pennits, ApplieantlDeveloper shall submit eight (8) sets
of construction plans to the Building Division for plan check. Each set of plans shall have
attached an annotated eopy of these Conditions of Approval. The notations shall clearly indicate
how all Conditions of Approval wiH or have been eomplied with. Construction plans will not be
accepted without the annotated resolutions attached to each set of plans. ApplicantlDeveloper will
be responsible for obtaining the approvals of all participation non-City agencies prior to tbe
issuance of building permits. (Issuance of Building Permits)
11. Construetion Drawings: Constmetion plans shall be fully dimensioned (including building
elevations) accurately drawn (depicting all existing and proposed conditions on site), and prepared
and signed by a California licensed Architect or Engineer. All structura1 calculations shall be
prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan
and details shall be consistent with each other. (Prior to issuanee of building permits)
12. Air Conditioning Units: Air eonditioning units and ventilation ducts shall be screened from
public view with materials eompatible to the main building. Air conditioning units may be roof
mounted only on flat roofs with parapets or screening to the satisfaction of the Community
Development Direetor. Units shall be pennanently installed on eonerete pads or other non-
movable materials to be approved by tile Building Official and Director of Community
Development. Air conditioning units shaH be 10eated sueh that each dwelling unit has one side
that is used for their pedestrian access and egress that has an unobstrueted width of not less then
36 inches. Air conditioning units shall be loeated in accordance with the SDR exhibits.
33
5'2 ~'ß~
13. Temporary Fencing: Temporary Construetion fencing shaU be instaUed along perimeter of all
work under construction.
14_ Addressing Display: Provide proposal for display of addresses. To be secured in the field and
ready for view/acceptance prior to finaL Addresses will be required on front ofbuilding(s) and
rear for dwellings for the Single Family Cluster Homes. Town homes will require address ranges
be posted 011 street side ofbuilding.
15. Addressing.
a) Provide a site plan witb the City of Dublin's address grid overlaid on the plans (I to 30 scale).
Highlight all exterior door openings on plans (front, rear, garage, etc.). (Prior to release of
addresses)
b) Provide plan for display of addresses. The Building Official and Director ofCommllnity
Development shall approve plan prior to issuance ofthe first building permit. (Prior to
permitting)
c) Addresses will be reqllired on the front of the dwellings. Addresses are also required near the
garage door opening ifthe opening is not on the same side of the dwelling as the front door.
(Prior to permitting)
d) Town homes / Condos are required to have address ranges posted on street side of the
buildings. (Oceupaney of any Unit).
e) Address signage shall be provided as per the Dublin Residential Seeurity Code_ (Occupancy of
any Unit). ..
f) Provide a site plan with the approved addresses at 400-seale prior to approval or release of the
proj eet addresses. (Prior to permitting)
g) Exteri.or address numbers shall be baeklight and be posted in sueh a way that they may be seen
from the street. (Prior to permit issuance, and through eompletion)
h) An approved apartment unit-numbering plan shall be incorporated into the construction
drawings. (Prior to permit issuance)
i) All Jandseaping eontrols, meters and utilities that would require addressing, will need to be
identified and addressed as part of the overall project.
16. Engineer Observation: The Engineer ofreeord shall be retained to provide observation serviees
for all components of the lateral and vertical design of the building, including nailing, hold downs,
straps, shear, roof diaphragm and structural frame of building. A written report shall be submitted
to the City Inspeetor prior to seheduling the final frame inspeetion.
17. Foundation: Geotechnical Engineer for the soils report shall review and approve the foundation
design. A letter shall be submitted to the Building Division on the approval. (Prior to permit
issuance)
18. Green Building Gnidelines: To the extent practical the applicant shall incorporate Green
Building Measures. Green Building plan shall be submitted to the Building Official for review_
(Through Completion)
19. Cool Roofs: Flat roof areas shall have their roofing material coated with light colored gravel or
painted with light eoJored or reflective material designed for Cool Roofs.
20. Electronic File: The applicant/developer shaU submit all building drawings and speeifieations for
this projeet in an cleetronie format to the satisfaction of the Building Offieial prior to the issuance
34
5q LJbßL.\
of building permits. Additionally, aU revisions made to the building plans during the project shall
be ineorporated into an "As Built" electronic file and submitted prior to the issuance of the final
occupancy.
21. Construction trailer: Due to size and nature of the development, the applicant/developer shall
provide a eonstruetion trailer with aU hook ups for use by City Inspeetion personnel during the
time of construction as determined necessary by the Building OffieiaL In the event that the City
has their own construction trailer, the applicant/developer shall provide a site with appropriate
hook ups in close proximity to the project site to accommodate this trailer. The
applicant/developer shaH cause the trailer to be moved from its current loeation at the time
neeessary as determined by the Building Offieia1 at the applieantldeveloper's expense.
Fire Department:
I. The buildings shall not exceed 3 stories in height as defined in the California BuiJdiug Code.
Basements shall meet the definition in CBC section 220.
2. All portions of the exterior walls of the buildings shall be within 150 feet of an emergency vehicle
access road. The distancc is measured as someone would be able to walk and shaH eonsider
parked cars. Sloped areas beyond the access roads needed for emergency access shan be
permanent walkway or stair as required by the Fire Department. CFC 902.2.1, 902.3.1
3. Provide escape or rescue window for every sleeping room below the fourth story in accordance
with the UBC section 310.4
4. Automatic sprinklers shaH be provided throughout the multi-family buildings as required by the
Dublin Fire Code. Sprinkler systems with over 10D sprinklers shall be monitored by UL listed
central station. The monitoring system shall be UL certificated.
5. Buildings that are three stories or have 16 or more dwelling units shall have a fire alarm system as
required by CFC 1006.2.9.1.1.
6. The projcct shall eomply with Uniform Building and Fire Codes as adopted by the City of Dublin
Police Department:
I. The Applieant shall comply with all applicable City of Dublin Residential Security Requirements.
In those projects where a parking strueture is built the AppJicant shaH also comply with all
applicable City of Dublin Non-Residential Security Requirements.
2. The applicant shall keep the site clear of graffiti vandalism on a continuous basis at aU times.
Graffiti resistant materials should be used.
3. The applicant shall work with Dublin Poliee Services on an ongoing basis to establish an effeetive
theft prevention and security program.
35
(bO 00 84
4. The perimeter of the sites shall be fenced during construction, a temporary address sign shall be
placed at the site and security lighting and patrols shall be employed as necessary. A
Business/Residence Site Emergency Response Card shall be completed and retumed to Dublin
Police Services. The card will be supp1ied to the applieant by Dublin Police Services.
5. Addressing and building numbers shall be visible ITom the approaches to the buildings.
6. Address range markers shall be placed at exits rrom elevators.
7. Elevator operation shall be designed to meet City of Dublin Residential Security Requirements.
8. AlI entrances to the private property areas shall be posted to identify the property as "Private
Property" per CPC G02L.
9. All entrances to the private parking areas shall be posted with appropriate signs per City of Dublin
Ordinanee 6.04.200, to assist in removing vehicles at the property owner's/manager's request. A
notice of a size at least seventeen inches by twenty-two inches (IT'x22'') with letters at least one
inch (l") high.
1 O. There shaJl be positioned at each driveway entrance an illuminated diagrammatie representation
(map) of the eomplex that shows the location of the viewer and the unit designations within the
complex. The map should be oriented speeific to each entrance. Directory map boards shall be
installed at projeet's entrances at a Kiosk that is positioned at eye level of a person driving a
vehicle and would not require the drive to exit the vehicle to read the map. The map Kiosk
location should bc in a loeation that wou1d not have interfercnec with parked vehicles or parking
stalls. The Kiosk shollld be located so as to eliminate vehicle stacking or the interference with
smooth vehicle movement. The boards shall be readable and well lighted. The Jettering or
diagrams should be large enough to read from three feet.
11. Parking areas or structures controlled by unmanned meehanieal parking type gates shall provide
for emergeney aeeess as follows:
a. An approved Knoxbox or Knox type key switch is to be mounted on a eontrol pedestal
consisting of a metal post/pipe at a height of 42 inehes and a minimum of 15 feet (4.6m)
rrom the entry/exit gates ofthc parking strueture. The Knox box device shall be located on
the left side of the road or driveway of the gate. It shall be accessible in such a manner that
it will not require a person to exit their vehicle to reach it, nor to require any vehicle back-
up movement to enter a parking strueture.
b. Multi-tenant buildings utilizing e1eetronie aeeess eontrol systems on the main entry door
shall provide police emergency access utilizing an approved key pad switeh device whieh
shalJ be instaJJed as foJJows:
. AJJ doors using an eleetromagnetie type of lock shall iustaJJ a key pad switch
device at the building's exterior. A telephone/intercom console or a control
housing, needs to be of a heavy gauge metal, vandal and weather resistant
housing, which is aeeesihle to a driver of a vehicle. An approved Knoxbox or
Knox type key switch is to be mounted on the side facing the roadway loeated
within close proximity and in a visible area near the door.
36
(01 ~ ~~
12. Tenant buildings shall be equipped with electromagnetic type of locks on the main entry doors and
gates. Locked gates shall secure the private pool courtyard, leasing offiee, clubhouse and fitl1ess
area. Loeks can be electromagnetic type or standard proteeted door/lock mechanisms.
13. Aeeess to the common areas al1d elevators on the podium leve1 shall be restricted_ Gates and
signage may be used to accomplish this.
Parking Stwctllre (Avvlicable to Nei ghhorhoods 5 and 10)
14. The City of Dublin Non-Residential Building Secllrity Provisions 7.32.230 (h) (3) requires that
parking struetures have installed seeurity telephones with monitoring eapahility. 11 is
recommended that each telephone loeation have a parking structure security phones shaH he
equipped with a blue light to identify the locations of emergency/security telephones. If a blue
light is not used it is recommended that the phol1e box or area around the phone box be marked
with letters that read "Emergency Telephone". The letters should be in red and each letter should
be thrce (3) inehes tall.
15. The interior of any common parking strueture shall be painted white allowing lighting to be
reflective. The parki!lg structure lighting requirements are eovered in 7.32.230(e) (10)
16.5 M.P.H. signs be posted inside the sttllcture to limit vchicle signs be posted inside the struetllte to
limit vehicle accidents and protect pedestrians.
17. Stairways shall have shatter resistant mirrors or other equally refleetive material at eaeh level and
landing and be designed or placed in such manner as to provide visibility around comers.
18. Areas beneath stairways at or below ground level shall be ful1y enclosed or access to them
restricted_
19. Blind comers in parking structure shall be provided with shatterproof eonvex mirrors to improve
visibility for both operators of vehicles and pedestrians.
20_ The parkil1g strueture shall be seeure and controlled by electronically COl1trolled gates and security
screens over ventilation spaces to prohibit access by unauthorized persons.
21. Pedestrian paths in parking structure will be shown with appropriate crosswalks areas depicted.
22. Grill work eovering openings for the parking area will be designed to prohibit their use as ladders
or aeeess points to podium level windows or doors.
23. Lighting fixtures shan be of a vandal resistant type.
24_ The interior portion of the parking strueture shall be illuminated with a uniformly maintained
m.inimum level of one-foot candles of light between ground level and 6 vertical feet. Submit a
lighting plan prepared hy a certified lighting speeialist with point-by-point photometric
measurements for the parking structure. Parking Garage Lighting is covered under Security
Requirements 7.32.230, (c) (10).
25. The developer shall insure Radio Frequency transmit and receive capabilities for
Police/Fire! Ambulance Radios.
26. An on site closed eireuit surveillance eamera network in the parking garage is reeommended.
Closed circuit sllTVeillance cameras will aide law enforeement if eriminal aets occur. The
equipment would be monitored by site management and aetivity should be recorded on closed
circuit sUTVeillanee tape.
37
t.Þ"L ~gy
PASSED, APPROVED, AND ADOPTED this 13tb day of September, 2005 by the following
vote:
AYES:
Chair Schaub, Cm. Biddle, King, Wehrenberg, Fasulkey
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
G,IPA#\2004\04-042 roll Area f '" BIPCIJ'C Ros" SDR & TIM'po.DOC
38
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE:
f.p5 ti(:; 84-
September 13, 2005
SUBJECT:
ATTACHMENTS: 1.
RECOMMENDATION: 1.
2.
3.
4.
5.
6.
PUBLIC HEARING: PA 04-042 Sorrcnto at Dublin Ranch Area F
(south of Gleason Drive) submitted by Toll Brothers, Inc. requesting an
anlendment Stage I Planned Development Zoning amendm.ent to P A 01-
037, Stage 2 PlatUled Development zoning, Site Development Review,
Master Vesting Tentative Tract Maps 7641 & 7651, and ten Neighborhood
Vesting Tentative Tract Maps 7642, 7643, 7644, 7645, 7646, 7652, 7653,
7654, 7655 & 7656.
(Report Prepared by Mike Porto, Planning Consultant)
2.
Sorrento at Dublin Ranch Area F East/West·· spiral bound proposal
Stage I & II PD Rezone Package dated received on August 17,
2005 (Distributed under separate eover)
Sorrento at Dublin Ranch Area F West - spiral bound proposal Site
Development Review Package dated received on August 17, 2005
(Distributed under separate eover)
Sorrento at Dublin Ranch Area F East spiral bound proposal Site
Development Review Package dated received on August 17,2005
(Distribllted under separate eover)
Sorrento at Dublin Ranch Area FEast/West - spiral bound Vesting
Teßtative Mnp Pnckage dated received on August 17,2005
(Distributed under separate cover)
Resolution recommending City Council approval of an amendment
to Stage I Planned Development Zoning to PA 01-037 and Stage 2
Planned Development (PD) Zoning for Sorrento at Dublin Ranch
Area FEast & Area F West (south of Gleason Drive) with draft
Ordinance attaehed as Exhibit A
Resolution approving Site Development Review (SDR) for Sorrento
at Dublin Ranch Area FEast & 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
3.
4.
5.
6.
Open public hearing
Receive staff presentation
Hear public testimony
Close public hearing
Deliberate
Adopt the following Resolutions:
a. ResoJution rccommending City Council approval of Stage I
Planned Development Zoning amendment to PA 01-037, Stage 2
Planned Development Zoning for Sorrento at Dublin Ranch
Area FEast & Area F West (south of Gleason Drive)
(Attaehment 5)
COPIES TO:
The Applicant
The Property Owner
:;:~eNo.ATTACHMENT '5
(ì:\PA#\2004\04-042 Ton ATI~a ¡.; ~ R\PC\PCSR 9-13-05)B çommcnts.doç
b. Resolution approving Site Development Review (~t) ~ 8 tf
Sorrcnto at Dublin Ranch Area FEast & 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 Raneh Area F" is located in Area F of
Dublin Ranch within the Eastern Dublin Specific Plan area as shown on the loeation map. A loeation
map is on the cover page of each spiral bound document package referenced above. The proposed projcct
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
Loekhart Street on the east. The site consists of two of the master parcels ereated by Tract Map 7281,
whieh arc 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 applieation includes:
a) An amendment to the existing Stage I 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 FEast;
e) Master Vesting Tentative Traet Map 7641 (ereating separate master parcels for Neighborhoods 1
through 5);
d) Master Vesting Tentative Traet Map 7651 (ereating separate master parcels for Neighborhoods 6
through 10); and
e) Vesting Tentative Tract Maps 7642, 7643, 7644, 7645, 7646, 7652, 7653, 7654, 7655 & 7656
creating individual lots and eondominium pareels within Neighborhoods I through 10,
respective1y.
f) Site Development Review (SDR) for Area F West (including Neighborhoods I though 5); and
g) Site Development Review for Area FEast (ineluding Neighborhoods 6 through 10).
The Stage I Planned development for the site was approved in April 2004 by PA 01-037. The land uses
of the site approved by PA 01-037 are shown in Table I, below. Of the 124.8 acres ofthe project site,
105 acres are designated for Medium Density Residential use, with the remaining 19.8 acres designated
for sehools, parks, rcereation, and open spaee.
Existing Use - The projeet site is currently vacant, rolling hills of non-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 spaee stream corridors included
in the proposed plan also flows in that direction. In this case, the grade differential or ehange 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 applieant 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 oeeurred in JuJy 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 Loekhart Street to the east.
2
General Plan and Specific Plan Designations - General PJan and Specific Plan Land Use M~r;gn~ ~
within the project site are Medium Density Residential, Elementary School, Neighborhood Square,
Neighborhood Park, and Open Spaee. The Stage I deveJopment plan for the site zoned all of the site
consistently with the General and Specific Plan designations.
The total number of units 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 PJan. 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 surrounding the projcet area are deseribed as follows:
· To the north (north ofGJeason Drive) - Dublin Ranch Area F North including Medium Density
residential development within Neighborhood FI and Low Density residential development within
Neighborhood F2 currently undcr eonstruetion by Pulte Homes.
· To the west (across the proposed extension ofBraßnigan Street) - Vacant property owned by the
Dublin Land Company generally designated for Medium-High and High density residential land
lIses, but currently anticipated for an upcoming application and review to establish land use and
:toning consistency.
· To the cast· (aeross the proposed extension of Fallon Road and the Fallon Sports Park) - Area A
of Dublin Raneh, 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 ofthe proposed project.
· To the south Central Parkway, Area G, and a portion of Dublin Raneh Area B to the southeast.
In Area G: a) the Fairway Ranch affordable housing project whieh is a high-density residential
development eurrent1y under construction, b) Neighborhoods MH-I and MH-2 in Area G, both
Medium-High Density Residential projects currently completing construction and occupancy, and
c) the Village Center Neighborhood Commercial development.
Land Use Snmmary - The land uses resulting from the last amendment and number of units allowed
under each land lIse category for Area F (south ofGJeason Drive) are summarized in Table I, below.
Table 1:
land Use and Residential Unit/Density Distribution
land Use and Distribution of Residential Units Prior to PA 01-037 Approved Stage 1 PD
(all acreage Is represented bva gross total amount)
Area F lsouth of Gleason Drive} aross aeres no. of units aross acres no. of units
M Medium Density Residential (south of Gleason Road) 11D.6 ao 1,105 du 105.0 ao 1,050 du
MICP Medium Density Residential/Community Park 13.0 ao 130 du 0.0 ao 0 du
CP Community Park 52.0 ac 65.9 ac
NP NeiQhborhood Park(1) 5.6 .0 5.6 ao
NS Nelohborhood Sauare 2.0 ac 2.0 ac
ES Elementarv School Site 10.0 ac 10.0 .c
OS Open Space/Stream Corridor/Multi-Use Trail 5.3 .c 8.4 ao
PISP Public/Semi-Public 3.9 .c 0.0 ao
Subtotal Area F (south of Gleason Drivel 202.4 ac 1236 du 196.9 .0 1050 du
Subtotal Area F (north of Gleason) - Nei!lhbOfhoods F1 & F2 86.9 ao 190 du 66.5 ac 240 du
Total'" aooroved bY PA 01·037 289.3 ao 1,426 du 265.4 ac 1290 du
Units orooosed bv PA 04-042 1,111 du
within Area F North 240 du
Total lor Area F with units currentlv proposed 1351 du
unils less than iniUallv allowed '421>-135~75 75.00 du
3
t!2I!!: ~ tfL ðr. ~ ~
(') Neighborhood Square, Elementary School, and Neighborhood Park sites remained the same size and at the same 'J(;cation.
121 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 Usa Desionation Gross Acres No. of Units Gross Density
Area F We.t Between Branniaan Street and Grafton Street:
M Medil!_~~.~ensitv Residential 42.6 ac 423 du 10.17 du/ac
NS Neinhborhood Sq.L§I!~.~",~,,~ 2.4 ac N/A N/A
Area F West SublOlal 45.0 ac 423 du
Area FEast Between Grafton Street and Lockhart Street:
.-
M Medium !J~nsllv Residential 62.4 ac 6BB du 11.03 .~u!~
NP Neinhborhood Park 5.5 ao N/A N/A
"..
ES ...~leme"larv Sohool Site 11.9 ac N/A N/A
~._-~~~~.
Area FEe.' Subtotal 79.8 00 688 du
~!al Sorrento at Dublin Ranch· Area F south of Gleason 124.8 ac
Averaoe Oensitv 105.0 ac 1,111 du 10.58 dulao
Consistencv with the General Plan - Sorrento at Dublin Ranch currently proposes to develop 1,111
units within the 105 aeres 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 figure included 130 units to be developed in a transitional zone
encompassing both a Community Park and Medium Density Residential uses, identified as the M/CP land
use designation and PD- M/CP zone. The putpose of this mixed land use designation was to buffer the
residential neighborhoods rrom the proposed Community Park.
The General Plan amendment approved with P A 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
Cotps of Engineers and the Department of Fish and Game. As a result, 50 units of the total a1Jowed by
the approved densities were redistributed to thc Neighborhoods F1 and F2 north of Gleason Drive and the
Community Park and Open Space eorridor showed an increase in acreage. The 90 units remaining rrom
the total originally approved were not redistributed or reassigned.
The eurrent applieation for 1,111 units applicable to 105 gross aeres 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 Genera! Plan and
Eastern Dublin Specific Plan. In addition, the proposed level of development has been addressed in prior
environmental reviews, analyses, and assessments (ineluding traffic studies) identifying potential
envirorunental impacts as those preceding documents approved 90 more units than the 1050 units
approved under the most recent actions (P A 01-037, Ord. No. 12-04). Doeumentation, determinations,
and aetions taken on envirorunental reports related to the proposed projects are discussed in the
Envirorunental Review seetion in this staff report. Since no further impaets beyond those addressed
previously would result, the proposed development is eonsistent and in eonformity with the seope of those
envirorunental reviews, studies, and reports as adopted with mitigation measures.
STAGE 1 PLANNED DEVELOPMENT ZONING AMENDMENT - A Stage I Development Plan
does the following:
I. establishes the entire area as a PJanned Development (PD) zoning district;
4
2. establishes the pem1itted, conditional, aeeessory, and temporary uses;
3. depiets the ovcr all site plan and development site areas;
4. identifies proposed densities, maximum number ofresidential units, and (as applieab1e) the
maximum sqllare footage of non-residential building area;
5. presents the general circulation systems, phasing pJan, and Master Landscaping Plan; and
6. establishes consistency with the General Plan and (in tbis case) aJso with Eastern Dublin Speeifie
Plan.
6276ìJ et/
(See Dublin Munieipal Code, sect. 8.32.040.) The Stage I PD zoning set forth a unit total of 1,290 units
for all of Area F, whieh 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
IIII 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 execcds the requirements oCthe City of Dublin Zoning Ordinance for parking
(Chapter 8.76). As stated abovc, under the eonsisteney with the "General Plan" discussion, currently the
proposed total of I, III units is eonsistent with the General Plan and the previous envirolllnental reviews,
including traffic studies, conducted and adopted with prior approvals.
81' AGE 2 PLANNED DEVELOPMENT ZONING - The Stage 2 PD zoning would appJy to the 105
acres of Medium Density Residential within Area F West and Area F East. The Zoning Ordinance
provides that a Stage 2 devclopment plan includes:
I. A statement of compatibility with the Stage 1 Development pJan;
2. A statement ofPerrnitted, Conditional, Accessory & Temporary Uses;
3. A detailed site plan;
4. Site areas and proposed densities;
5. Development Regulations -. including lot area, lot dimensions, lot eoverage, setbacks,
building height, and parking standards;
6. Architectural Design Standards; and
7. Preliminary Landseaping Plans.
The application for the Stage 2 Development Plan includes a spiral-bound booklet in an 8y.." x II" 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 ineorporates each of these elements by reference. The
booklet also contains a narrative deseription of both Area F West and Area F East and each
Neighborhood. The Development Regulations to be ineorporated into the Ordinanee are presented as a
matrix for both Area F West and Area F East. The standards, speeifie to eaeh of the 10 neighborhoods
within this PD zone, are shown on the matrix. These standards conform to the Residential Devclopment
Guidelines presented and adopted with the Stage I Development Plan P A 01-037.
This document also includes a development plan, phasing plan, street eross seetions, residentiaJ design
guidelines (including architecture), and design elements for pedestrian and vehicular circulation,
streetseape, and recreational components of the plan. Parking standards are discussed under this seetion,
while the design elements have been incorporated into the discussion under the Site Development
Review.
Parklng- One ofthe key issues for this application is the parking standards. The design and placement of
parking is a key factor for integrating the strnetures in the project with the hillside slope. Covered parking
5
is accommodated in garagcs tucked beneath the living spaces and accessed via alleyways an~~o7J;¡ ß4
courts. About one third of the required guest parking is provided on areas eontrolled by the Homeowners
Association (HOA). The other two-thirds ofrequired guest parking and excess parking is primarily
provided curbside as parallel parking on the streets to be dedieated as public right-of-way.
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 ofthe City of Dublin Zoning Ordinance for
parking (Chapter 8.76).
The Development Regulations set forth a separate standard for each neighborhood. However, the
standards, whieh are summarized in Table 3, are the same for each produet type throughout the
developmcnt:
Table 3:
be on-street
AU units will provide 2 enclosed parking stalls. Guest parking spaces are primarily provided on the
access roads, alleys, garages (Neighborhood 10) and strccts within the project area. PreviollS projects in
Area G and throughout properties designated for medium density development or higher, have provided
gllest parking in an identical manner. Throughout these neighborhoods, the street patterns are a
combination of public (owned and maintained by the City) and private (owned and maintained by a
Homeowners Association) with guest parking equally applied.
The parking 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 eouJd
even accommodate exeess parking along the streets.
Table 4:
Parking for Sorrento at Dublin Ranch Area F
Nelnhborhood Units Reaulred §Daces Provided Speces +/-
Covered Guest Total Covered Guest Total
for Units Rea'd for Units on-site an-street an alan
NeTc;hborl1aad 1 75 150 75 225 150 0 78 228 + 3
Neiahbarl1aod 2 117 234 59 293 234 9 70 313 + 20
Neiahborl1ood 3 69 138 35 173 138 9 29 176 + 3
Neìnhborl1ood 4 66 132 33 165 132 15 62 209 + 44
Neiahborhood 5 96 192 48 240 192 0 48 240 2.
Recreation FaciliiV West 20 19 39
NeiChborhood 6 75 150 75 225 150 0 83 233 + 8
NeiChborhood 7 94 188 47 235 188 47 47 282 + 47
Neinhborhood 8 148 296 74 370 296 10 94 400 + 30
NeiChborhood 9 117 234 59 293 234 10 131 375 + 82
Neinhborhood 10 254 508 127 635 508 51 75 634 - 1
Recreation Facilitv East 24 12 36
.
TOTAL 1,111 2,222 632 2,854 2,222 195 748 3,165 + 236
Notes'
(1) Data compiles from Neighborhood Parking Plan 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 arc 236 excess parking stalls over and above those required by the City ~ bu'{J?n 8 ~
Zoning Ordinanee.
SITE DEVELOPMENT REVIEW - The pllTpose of Site DeveJopment Review is to
A. To promote orderly, attractive and harmonious site and struetural development compatible
with individual site environmental eonstraints and eompatiblc with surrounding properties
and neighborhoods.
B. To resolve major projcct-rclated issues including, but not limited to, building loeation,
architectural and landscape design and theme; vehicular and pedestrian access and on-site
circulation, parking and traffic impacts.
C. To ensure compliance with deve10pment rcgulations and thc requirements of zoning
districts, including but not 1imited to, setbacks, heights, parking, landseaping and fenees,
aecessory strllctures, 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 fi.nd
among other things that the applieation (a) is consistent with the above criteria; (b) complies with all of
the polieies of the City's General Plan and Eastern Dublin Spccifie Plan and the requirements of the
Zoning Ordinance; (c) the proposed site development wi1l provided a desirable environment for the
development; and (d) that architeetural considerations have been incorporated into the development to
esnur eompatibihty of the development with the development's design eoneept or theme and the eharaeter
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 sllbmitted 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 Doeument. Eaeh booklet also eontains design plans for the site, landscaping, and
architecture. ArehjteetllTal pJans include all floor pJans for each Neighborhood, elevations for eaeh
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 seetion headings I) Residential Design Guidelines, 2)
Architeetural Theme and Design Coneept, 3) Architectural Styles (exterior elevations), 4) Descriptions of
each of the ten Neighborhoods, 5) FJoor Plans, 6) Streetseape, 7) Landseaping Concept Plan, 8) Access
and Circulation relating to both vehieles and pedestrians, 9) open spaee improvements, and 10) other
items reJated to development of the area. All design elements are intended to serve the purposes of
enhancing functionaJity 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 eompatibility. The Site Dcvelopment Review for this project is consistent with the
General Plan, Eastern Dublin Specific Plan, and along with the proposed Stage 2 pJanned Development
Zoning also will allow for the aesthetic implementation of the proposed project through the proposed
Vesting Tentative Tract Maps.
Residential Desi!!n Guidelines
For eaeh Neighborhood, the Residential Design Guidelines, whieh will be incorporated into the project
zoning by the Stage 2 PD, inelude a diseussion of: Building Form, Materials & Color, Roofs, Fascias,
Skylights, and Garages. Other standards address architectural details and treatments of windows, doors,
porehes, arbors, trellises, balconies, and interrace 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 seetions discuss both the Residential Design Guidelines and the pJ~ foP 2.4
individual structures interchangeably.
Arehiteetural Theme/Desien Concept - Due to the existing hiJIside topography ofthe site, Sorrento at
Dublin Raneh 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 wiJI be sited to conform with the
topography of the sloping billside and to transition across variations in grade and elevation. The layout
provides an ideal opportunity for utilizing the architectllre to support adjacent properties and minimizing
the use ofretaining walls which often are used exeessivcly in typical hiJIside developments. In keeping
with the elements of an Italian hill town, the neighborhood design wiJI emphasize pedestrian circulation
with links as follows: I) 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. Arehitcctural elevations which emphasize elements typical of Italian hill towns in
various styJes and regions are proposed to further represent the theme.
Architectural Stvles - The Arehiteetural styles and eolor palettes presented are used to establish
standards for neighborhood quality and identity. An arehiteetural style will be applied to eaeh of the 10
neighborhoods to create visual interest and to create a variety in the arcbiteeture. However, the
underlying theme as an Italian hiJI town wiJIlink each to the other to create an overall community with
significant identity. As required with previous development, arehiteetural elements will be required to be
articulated on all elevations of eaeh building. The arehiteetural styles generally are described as follows:
· Lombardy Neighborhoods 1 & 6
· Tusean 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 arehiteetural styles in hill towns of
Northern Italy. Brick, shutters, and flat tile roofs comprise the main elements while features such as wood
trim, t10wer boxes, steeply pitched roofs, vertieal windows, wide pieket railings, and wooden balconies
are used as accents. Informal massing, extensive use of wood detailing, and stone aeeents are typieal of
the details found in the viJIages of this region. Roofs, steeply pitched and typieally gabled in form, vary
in height ITom one to three stories. They are finished with "flat" conerete tile 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 eontrasting color for trim and aceent elements.
Tuscan: Tuscan design comes ITom more land based architectural elements. Natural elements sueh as
stone, stone veneer, and rock serve to aecentuate 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 Freneh doors. Other features such as battered
walls further define this thematic seheme. The arehiteeture appears more informal with monochromatic
colors, clay tile roofs, and shed roof elements completing the Jook.
Rustic Tuscan: This style is an alternative used to distinguish residential products between eertain
neighborhoods. In addition to the elements shown in the Tusean style above, Rustic Tuscan adds rural
eharacter through the use of fieJdstones, asymmetrical arrangement, fewer arches, and more wooden
elements such as shutters, planter boxes, and railings.
Roman: Roman arehiteeture presents a more formal arrangcment of building forms that tend toward the
8
J . 1 I d· . . h I '11 .l,òI8'-1
c asslca e ements an more massIve scale. CharaetenstlCs feature arc es, co. umns, recessed clrcu ar
pediment windows, ornamental iron railings, cut stone, capstones, stone spindle balustrades, louvered
doors, pre-cast trimmed clay or flat tile roofs to convey a symmetrical, more onlered, 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 attaehed,
arrangement of buildings rising out of the landscape, recall the rugged terrain ofthis southern Italian
region. Jt features a more casual and unstruetured pJay among buiJdings. Barrel ti1e shed roofs draining
forward, with minimal caves, at different heights corresponding to individllal building height, are
predominant and are complemented by occasional gable-end and parapet roof forms. Further enlivening
this style are balconies and porehes, stone accents, shutters, window hoxes, and rich-colored plaster walls.
Multiple eolors, shutters, awnings, and metal halconies adorn and punctuate the exteriors along with
arbors, trellises, plaster medallions, and metal brackets or accents. A more 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.
Neil!'hborhoods - The ten neighborhoods are listed by development type and location in the
Neighborhood Summary (Table 5). The Unit Distribution is shown in Table 6, and a narrative deseription
ofeaeh neighborhood follows:
Table 5:
Neighborhood Summary
Locatton Type No. of Gross
Units Acreage
~·'..'7~
AREA F WEST
1 SW corner Gleason Drive & Grafton Street Detached 2-story Cluster homes 75 du 10.6 ac
2 Brannigan Street frontage, east side Motor court 117 du 104 ac
3 SW quadrant of Area F West Tuek-under Townhomes 69 du 5.5 ac
north of ç_~ntral Parkwav
4 NW corner Large tuck-under Townhomes 66 du 7.3 ac
Central Parkwav & Gratton Street
5 West side of Gratton Street - mid-block Multi-level Buildings 96 du 6.1 ac
above Podium structure
Homeowners Association Common Area Recreation area and open space 0 du 2.7 ac
Subtotal 423 du 42.6 aC
AREA FEAST
6 SE corner Gleason Drive & Grafton Street Detached 2-story Cluster homes 75 du 10.1 ac
7 SW corner Gleason Drive & Lockhart Street Tuck-under T ownhomes 94 du 10.9 aC
8 Grafton ~t~~et frontage, east side Alley-loaded Townhomes 146 du 11.9 ao
9 NE corner Large tuck-under Townhomes 117 du 13.8 ac
Central Parkwav & Gratton Street
10 NW corner Multi-level Buildings 254 du 14.3 ac
Central Parkwav & Lockhart Street above Podium structure
Homeowners Association Common Area Recreation area and open space 0 du 14 ac
Subtotal 688 du 624 ac
Total 1,111 du 105.0 ac
Average Density 10.58 du/ac
Notes:
(1) Data was complied from the Development Plans In the "Stage II PD Rezone Package."
(2) Acreage figures Include the Gratton Street Open Space Corridor.
9
Table 6:
Unit Distribution
72 Oþ 84
Area/Neighborhood Number of Units % of Total
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 FEAST 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 inlormation was compiled from narrative in "Stage II PD Rezone Paekage"
and plans in the two "Site Development Review Package" booklets for Area F West and Area FEast:
Neighborhood 1 (Area F West) and Neighborhood 6 (Area F East): Both neighborhoods have similar
layouts and floor plans. Each are comprised of75 singJe family detached homes. The homes are
arranged in clusters of five units organized arOllnd 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 a two-car garage with side-by-side parking
stalls. This arrangement results in the housing clusters having an uphiJ or down hill split to the floor
plans which address the change in grade. The clusters run parallel 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 baeks 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 (PaJermo Way in
both) and. across ¡¡-om 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 al1 homes in Neighborhoods I & 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 staeked 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
seeond-story balcony space. The buildings run the length of Area F West fronting Brannigan Street
al10wing a side-by-side split which covers the change in grade. Neighborhood 2 is situated on both sides
of A viano Way, the main entry spine street which also serves as the east-west pedestrian paseo.
Addresses arc assigned by street or paseo frontage. The floor plans, but not the clustering arrangement,
are similar to Neighborhood 8 in Area FEast.
Floor Plans: 6 (Plans A, A-I, 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 7~tfÞae~'1
for a total of 69 eondominium lInits. The flat pad or the two and three level rowhouse units range in si>\e
from 1,762 sfto 2,500 sf Each unit has a private outdoor patio area and 2 private side-by-side parking
spaees in an alley-loaded garage that is tucked under the main stmeture on the uphi1l side. The bllildings
take up 10 feet of elevation between garage level and the main living level. The buildings face Central
Parkway, Capoterra Way (an internal spine street), or an internal paseo. This housing is similar to
Neighborhood 7 in Area F East However, in both Neighborhoods 3 & 7, the unit size is smaller that the
tuck-under parking design used in Neighborhoods 4 & 9 where a variation on the Tusean architecturaJ
style also wOllld be applied to create a distinetion among the neighborhoods and residential products.
Floor Plans: 7 (Plans A, B, F, G, H, J & K) Color Schemes: II
Architectural Style: TlIscan - for all buildings in Neighborhood 3
Neighborhood 4: Neighborhood 4 includes 16 buildings ranging in si",e from 3 to 6 units for a total of66
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 sizc from
2,170 sf to 2,972 sf. Eaeh unit has a 2-car, tuck-under side-by-side garage and a private patio. The
retaining wall of each stmeture 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 internal paseos. This housing is similar to Neighborhood 9.
Floor Plans: 6 (Plans A, B, C, D, F & G) Color Schemes: II
Architectural Style: Rustic Tuscan - for all homes in Neighborhood 4.
Neighborhood 5: Neighborhood 5 is a 96-lInit multi-story podium structure centrally located along the
west side of Grafton Street Four building of 24 eondominium units eaeh extend 3-stories above the
podium and frame the greenbelt associated with the east-west pedestrian paseo. The buiJding placement
transitions the grade differential from the north to south and creates a variation in the roofseape designs.
The focal point is the Grafton Street pedestrian bridge. Two-level townhouse (walk-ups) with individual
access doors are situatcd over ground level flats. Units range in size from 1,359 sf to 1,605 sfwith a
minimum private patio area of 1 00 sf each. All units have individual entries aeeessed from the greenbelt
pathways. Fifty percent ofthe ground floor units are handieapped aeeessible.
Each unit also is provided with an individual two-car side-by-side garage with direct stair access. Parking
is completely subterranean. Separate driveway aecess to each building's underground garage is provided
from Perugia Lane to tbe west. Garage entry gates and ventilation grilles at the opposite cuds are
screened either by landscaping or surrounding topography. In addition to the roofseapes, arehiteetural
elements contribute to creating the image reflective of an Italian hllJ town. Such elements include entry
porches, covered or uncovered patios and balconies, trellises, projeeting roof tiles, parapets, and special
treatment of building ends.
Floor Plans: 4 (Plans A, A-I, B & C) Color Scheme: Color elevation provided.
A..chitectural Style: Campania - for an buildings Neighborhood 5
Neighborhood 6 (Area FEast): [see Neighborhood I discussed above] Neighborhood 6 is similar to
Neighborhood 1 in terms of unit count, lot layout, floor plans, arehiteetural elevations, auto access,
relationship to the street, and method of addressing the slope with an uphil1 or downhill orientation.
Neighborhood 7 (Area F East): Neighborhood 7 ineludes 94 condominium units in 20 buiJdings 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 internal
road, Vittoria Way which narrows to Vittoria Court.
Floor Plans: 6 (Plans A, B, F, G, H & K) Color Schemes: 11
11
Architeetural Style: Tuscan - for all buiJdings in Neighborhood 7
7lfl5b g~
Neighborhood 8 (Area FEast) - Neighhorhood 8 is a community 148 condominium units in 20 buildings
of3 or 5 units eaeh and 8 L-shaped huildings of 12 units eaeh. Neighborhood 8 is similar to
Neighborhood 2 in Area F West in terms of lInit 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 eorner plans.
Neighborhood 8 is bisected by the cast-west pedestrian paseo that links the Grafton Street pedestrian
bridge to the private reereation faeility 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 oftwo internal streets
(Araldi Court or Bramante Street), or an internal paseo.
Floor Plans: 6 (Plans A, A-l, B, C, D & E) Color Schemes: 5
Arebitectural 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
eonfiguration would be developed in 28 buildings ranging in size from 2 to 6 units. The buildings which
include flat pads or townhouses arc stepped to take up ten feet of hi Ilside slope between the garage level
and the main living Jevel. As with Neighhorhood 4, a Rustic Tuscan variation will be applied as the
exterior architeetUTal style. The alley-loaded townhouse buildings front onto Central Parkway, Capoterra
Way, or internal paseos.
Floor Plans: 9 (Plans A, B, C, C-AIt, D, F, F-AIt, G & G-AIt) Color Schemes: II
Arehltectural Style: Rustie Tuscan for all homes in Neighborhood 9
Neighborhood 10 (Area FEast) - Neighborhood to oecupies a 12.6 aere area whieh 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 aeeessible. 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 ofthe site and two to
three stories at the lower levels, and stoop units would wrap the parking areas along the lowest levels of
the struetures. The stepped effect created would be eharacteristie to an Italian hill town. The density of
this Neighborhood specifically wouJd be greater than the others, but complies with the overall density
established for the Sorrento project.
The buildings would be arranged to follow the alignment ofthe perimeter streets while maintaining a
relationship with a eentraJ 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 individllal
buildings while integrating each into the neighborhood. The perimeter street sidewalk connects to the
internal 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 seeured 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
ofthc ground level units also would have an opportunity for secondary aecess to the gardens direetly from
their patios. Neighborhood 10 also has a small community building that would house limited fitness
equipment and faeilities related to thc pool area.
Floor Plans: 4 (Plans A, B, C & D) Color Schewe: Color elevation provided.
Architectural Style: Roman - for all buildings Neighborhood 10
Floor Plans - A total of 57 floor plans are avaiJable 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
12
with 3 plus an alternate. The largest floor plan is Plan 3 in Neighborhoods I & 6, the detaeheih~~ ß &.\
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 ofthe 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 fircplaee. The parking
provided for each unit is described in the Neighborhood deseriptions above. All of the units are provided
with two eovered parking spaces consistent with the requirements of the Dub1in Zoning Ordinance,
whether in a pri vate garage or a parking structure.
Table 7 is a summary of floor pJans compiled from Overall Site Development Plans included in each of
the two "Site Development Review Packages"presented for the proposed devclopmcnt:
Table 7:
Floor Plans
Neighborhood Floor - Ünll Size No. of Units Percent of
Bedrooms Bathrooms
Plan wlo aaraae Neiahborh~~
NeiCiiborhood-¡ 1 Flat 2,606 sf 3+Dan 3 30 du 40%
5 Floor Plans "-2U;;¡"11I 2,887 sf 3+Dan 2.5 18 du 24%
75 units 3 Unhlll 2,987 sf 4+Dan 2.5 9 du 12%
..
4 Downhill 2,689 sf 4 3.5 12 du 16%
5 Downhill sf .~~- 6 du 8%
2,088 3 2.5
Nei;;hborhood 2 A 2,150 sf 3 2 18 du 15%
6 Floor Plans A·1 2,150 sf 3 2 5 du 4%
117 Units B 1320 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%
Ë 2,250 sf 3 3.5 15 du 13%
N9inhborhood 3 A 2,164 sf 3 2 12 du 17%
7 Floor Plans B 1,762 sf 3 2.5 12 du 17%
_!?9 Units F 2053 sf 3 2.5 9 du 14%
G 1,956 sf 3 2.5 12 du 17%
H 2.500 sf 4+Dan 4 12 du 17%
J 1,827 sf 3 3.5 4 du 6%
K 2,384 sf 3 3.5 8 du 12°/0
NeIQhborhood 4 A 2170 sf 3+Loft 2.5 10 du 16%
6 Floor Plans B 2681 sf 4 3.5 8 du 12%
66 Units C 2225 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%
Nelahborhood 5 A 1.453 sf 2 2.5 32 du 33%
4 Floor Plans A-1 1359 sf 2 2.5 32 du 33%
96 Units B 1,605 sf 2 2.5 16 du 17%
C 1,605 sf 3 2 16 du 17%
Nelahborhood 6 1 Flat 2606 sf 3+D9n 3 30 du 40%
5 Floor Plans 2 Ur1hlll 2887 sf 3+Den 2.5 18 du 24%
75 Units 3 Unhill 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 I· 6 du 8%
Nelahborhood 7 A 2164 sf 3 2 26 du 28%
6 Floor Plans B 1762 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+Dan 4 10 du 11%
K 2,384 sf 3 3.5 15 du 16%
Nelahborhood 8 A 2150 sf 3 2 8 du 5%
6 Floor Plans A-1 2150 sf 3 2 4 du 3%
148 Units B 1320 sf 2 2 4 du 3%
C 2,110 sf 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%
Nelc1hborhood 9 A 2,170 sf 3+Loft 2.5 11 du 9%
13
Neighborhö-õ¡¡ Floor Unit Size Bedrooms Bathrooms No. of Units Percent of 7 ø B &~
Plan w/o garage Neighborhood
9 Floor Plans B 2,681 sf 4 3.5 16 du 14%
117 Units C 2,225 $f 3 2.5 4 du 3%
.~,.., "
C-AI! 2,225 sf 3 2.5 4 du 3%
D 2,421 $f 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-AI! sl _~~~·~M'~
2,400 3+ Loft 2.5 2 du 2%.
Neillhborhoòd 10 A 2,600 sf 4 3.5 72 du 28
4 Floor Plans B sl -
2350 4· 3 84 du 33
254 Units ,-~~-~.~~
C _3,1ºº.~ 2 3 66 du 26
D _.1&00 sf 2 2.5 32 du 13
~~'~
Total No. of Plans 57 1,111 du
Streets cape
The streetseape theme including all forms of entry monuments, entry wal1s, pedestrian bridge, and street
furniture will draw from various Italian elements relating back to classic landseape and hardscape design
elements associated with Italian hill towns. (See Landscape Section in the SpÜ'al Bound Booklet titled
"Site Development Review Paekage"), The ground plane design will be carried 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 aeeess and
circulation and also creates unifYing eommunity 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 an1enities 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 DlIblin Ranch. All streets within the project will be public streets based on the standards
adopted with this plan with the execption ofTarcento 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, interseetions, and entry points within the project are identified as primary, secondary, and tertiary
with corresponding paving, traffie improvements, entry walls, markers or monuments, and landscaping
consistent with the architectural theme, Points of interests or destinations along each roadway or internal
inteTSeetions 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 distinetions between vehicular and pedestrian paths. A number of features are ineorporated into the
streetscape design to enhance community identity and funetion as traffic calming devices such as
roundabouts, circles, curb bump-outs, and knuckles with raised planters.
The circulation system and streetseape within the neighborhoods has been designed to address safety and
eonvenienee for pedestrians and bicyclists, as well as aesthetics. Street sections showing right-of-way and
improvements are provided for: I) major arterials or collector street spine streets at the entrances or
intersections, 2) spine streets within the tract, 3) spine streets with traffic eahning bump-outs, 4) internal
neighborhood streets, 5) typieal alleys, and 6) motor court details.
Primary interseetions 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, landseaped
median islands with statuary on pilasters inset with tile, and flowering accent trees in addition to
decorative street lighting. Classic archway porticos will eall 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 landseaping between Gleason
Drive and Central Parkway. However, the foeal point is the Grafton Street Pedestrian Bridge whieh
connects Area F West with Area F East along an east-west paseo and publie aeeess 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 sOllthbound 17nls i5(¡ &4
and supported with a center pilaster in a landscaped median island. Materials will represent cut stone with
tile insets and heavy railing. The two spine street crossings of Grafton Street (Capoterra Way and
Palermo Way) will feature flower-fountain roundab()lIts or another decorative element marked with
unique paving, plantings, statuary, or sculptllre.
Secondary strccts entries are represented in several ways. At the interseetion of Brannigan Street and
Aviano Way in Area F West, the entry would be improved with a 6-foot wide landscaped median strip as
depieted in the streetscape graphies. 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 landseape is1and
which aceommodates other traffic calming features further into the projeet along the right-of-way.
Entries located off of Central Parkway wOllld 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 turning lane in
plaee 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 eonerete pilasters, 7.5 feet in
height with tile inlay, StllCCO veneer, and precast conerete eap. The interior pilaster would be buttressed
by a "lion wall" from Central Parkway which is named for a p1aque 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 Tareento Lane would be improved at a lesser aecess classifieation 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 arehiteeture. The proposed location of the kiosks is shown on Preliminary
Landseape Plans for each neighborhood and the proposed architecture ofthe kiosks is presented under
Street Furniture. Motor courts arc shown having stamped colored asphalt paving concrete bands for
identifying personal space.
Corner monuments, as well as traffic signals, would be instalJed at the four comers ofthe project: SE
corner of Gleason Drive and Brannigan Street, 2) SW comer of Gleason Drive and Lockhart Street, 3) NE
corner of CentraJ Parkway and Brannigan Street, as a condition of approval, and 4) NW eomer of Central
Parkway and Lockhart Street. These monuments are presented as an 8-foot, preeast concrete structure
with statuary insets.
The main pedestrian corridors are lined with fooual rows of trees which visually eonnect the
neighborhoods to various destinations including parks, reereational facilities, and open spaee. Pcdestrian
corridors also would be marked with pilasters or obelisk markers for the speeifie purpose of identifying a
pedestrian route.
Landscapin!!/Landseane Plan & Concept, Open Space & Plant Materials
A eoneeptual Jandscape plan has been submitted whieh is consistent with the Landscape & Open Space
Guidelines/Standards approved previously with the Stage I Planned Development zoning. Landscaping
serves not only as a physical bllffer, but also as a visual separation between uses. Based upon the Italian
hill town theme, the plant palette emphasizes the use of Italian cypress, olive trees, poplars, and Canary
Island palms. All shrubs and groundeovers shall be eonsistent with a typical Italian agrarian theme
including sage, rosemary, santolina, boxwood, and thyme.
The charaeter of each neighborhood is aeeentuated with plant materials that eorrespond to the arehiteeture
of the region represented on the building exteriors. However, native and non-native plant materials also
are part ofthe palette. All shrubs and groundeover 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, streJ!>an~ 81.{
neighborhoods. Strcct trees with large canopies are proposed for shading and visual relief while tal1er,
more vertical trees arc proposed adjaeent to buildings in eourtyards for providing scale and offering
perspective to building mass. Ver!ical 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 shruhs would be placed at key intersections, traffic circles, entries, and courtyards for foeal and
seasonal interest.
Container trees such as citrus, loquat, and camellias eould be plaeed in large, decorative terra cotta
planters and eontainers typieal 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 eommon theme element already in lIse and an established preeedent is the stone-clad eonerete
pilaster with a pre-cast concrete cap. The details for the stone pilasters approved initial1y with the
Landscape & Open Space Standards/Guidelines also are a part ofthe proposed improvements.
Certain elements related to the streetscape already have been discllssed above. A sheet which details
the proposed pilaster, walls and fences has been provided as part ofthe landscape plan submittal and
the Site Development Review refleeting 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, e) tubular steel view fences, d) precast concrete wall, e} precast concrete wall with
stone veneer pi laster at the corner, f) precast concrete wall with stone veneer pilaster at the lot line, g)
preeast eoncrete wall with stone veneer pilasters and 24-inch planter at base, h) stone veneer wall
with precast concrete cap, and i) the precast conerete block wall with stucco veneer.
Retaining walls would be treated with arehiteetural elements as appropriate for compatibility.
Street Furniture - The plans submitted also include a number of street furniture items which would be
instal1ed in public or common access areas. Such items include: benehes, lighting, trash reeeptacles,
lighted and unlighted bollards, mailbox stations, signage, and other pedestrian amenities.
Irrigation - Irrigation systems throughout the public right-of-way and common areas maintained by
the HOA shall be accomplished by a means of automatieally controlled spray, bubbler, and drip
irrigation systems. The systems shall ineorporate water eonseTVation techniques and shall meet water
effieieney requirements adopted by the State and the City. All irrigation systems within the pubic
right-of-way, with exception of the stream eorridor, shal1 be designed and eonstrueted to
accommodate recycled water when it becomes available in the future. Irrigations systems that use
recycled water shall eonforrn to the Water Use Guidelines of the Dublin San Ramon Services Distri.ct.
Other Site Development Review Items
TrafficlCirculation--Primary vehicular access will be via the two arterials (Central Parkway and Gleason
Drive whieh run east-west) or the three eol1eetor streets (Brannigan, Grafton, and Loekhart Streets) which
run north-south. Gleason Drive, a four-lane divided arterial, recently completed between Tassajara and
Fallon Roads. Central Parkway also is currently under eonstruetion and complete to Fal10n Road.
Grafton Street, one of the north-south eolleetors, separates Area F West from Area F East and will have
landscaped parkways along both sides of the street. South of Gleason Drive, it will have a landseaped
median. Eventually, it will be extended south of Central Parkway where it wiJJ serve as the "main street"
for Dublin Ranch Village Center. Both Grafton and Loekhart Streets are flanked on one side by an Open
Space/Stream eorridor/MuJti-use traiJ, 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 wilJ focus on two residential stree7s~II~!i
West, a community entry street, shown on the plan as Aviano Way, would be taken off of Brannigan
Street and extend to the western edge of the Neighborhood Square. At that point, the street would
intersect with the interna1 "spine street" system that loops around the Neighborhood Square eontinlling
east to Grafton Street at two locations. The proposed plans show this loop to inclllde streets named:
Palermo Way and Perllgia Lane flanking the west and east sides ofthe Neighborhood Sqllare. PaleITno
Way on the north and CapotelTa Way on the south would eontinue out to Grafton Street. Central Parkway
to the south would be accessed fiom 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 Loekhart 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 sehoo1.
Corridors. Trails & Pedestrian Circulation - Sorrento at Dublin Raneh has been designed to create an
environment that will eneorrrage active pedestrian use. The open space/trail system is proposed to link
with the comprehensive eity plan and the county regiona1 systems. Residents should be able to walk or
drive easily to the intCTllal and slllTollnding road system and to the VilJage Center that will be bllilt on
Grafton Strect south of the project. Thesc prineipal streets will include separated sidewalks exclusiveJy
for pedestrians. Additionally, blls stops will be located on Gleason Drive and Central Parkway.
Pedestrian circulation has becn ineorporated into the project by an east-west paseo linking Brannigan
Street at the westerly boundary castward to the COInmunity Park (proposed Sports Park complex) at the
westerly boundary. Connections inelllde the Neighborhood Square, Neighborhood Park, elementary
school sitc and the private recreation facilities in both Area F West and Area F East. The focal point and
major design eomponent of this link of this corridor is the pedestrian bridge over Grafton Strcct through
the eenter ofthe project. A eentral north-south Open Space/Pedestrian Corridor is loeated along the
western edge of Grafton Street. The north-south multi-use trails along the west side of Brannigan Street
and the traiJ along the west side of the Community Park arc both diseussed below under pedestrian
eireuJation.
Another significant feature of the plan is the Open Space trail corridor along the west side of Grafion
Street. The Corridor consists of a 12-foot wide multi-use trail Jinking Central Parkway with the existing
multi-lIse trail tcrminus in Neighborhood Fl north of Glcason Drive.
Oven Snace/Reereation -Tn Area F West a Neighborhood Square of approximateJy 2.4 acres will be
providcd and located at the eentcr of the projeet. In Area F East a Neighborhood Park of approximately
5.5 acres is proposed. Spceific recreational faeilities to be located within either public open space will be
based on requirements ofthc City's Parks and Recrcation Master Plan.
Tn both Area F West and Area F East, a 1.2-aere site will be designated and developed as a private
elllbhouse and recreation center near the public open space areas. The placement serves to eonveniently
centralize recreational opportunities. Each submittal includes a preliminary site plan, floor plan,
landscape plan, and elevations for the Homeowners Association private recreation facility. Each
buiJding's floor space is confined to a single leve1. 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 strueture of approximately 4,869 sf of space used for pool
locker rooms, mceting rooms, kitchen, cxereise rooms, restrooms, foyer, and utility. On-site
amcnities of the private recreation facility would include swimming pool, spas, tot lots, community
gardens, and other courtyard areas for pJay area or passive activities. An on-site parking lot of
17
approximately 24 spaces would be accessed from the adjaeent spine street while a pedestrian PiCktc~ 8~
up/drop-off area would be Joeated from a cul-de-sae on the opposite side trom the lot. Street parking
is shown at 12 spaces for a total of36 spaces.
. The building in Area F West is significantly larger at 8,820 sq ft. with a striking tower clement that
would ereate a landmark in the vicinity. It has more space devoted to meeting rooms and exereise
faci]jties in addition to an office, a small library room, and an ample multi-purpose room. The
schematic on-sitc parking lot provides 20 spaees plus 17 street spaees for a total of 37 spaces.
An added open spaee 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 entranees to the parks
along the paseo also will be marked with special paving, seating, gardens, and markers. In addition, as
stated above, two of the ncighborhoods plans have reereational areas specific and oriented to those
oeeupants. Neighborhood 5 has two areas - a tllrf area north of the pedestrian pasco leading to the
Grafton Street Bridge and a hardseape area south ofthe paseo. Neighborhood 10 has a eentraJJy located
swimming pool and pool house.
Elementary 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 ofthis project under the City's
PublicfSemi-Public Facilities Ordinance have been fulfilled previously as part of the conditions of
approval for Dublin Ranch as a whole and speeifieaJJy with the approvaJ of P A 01-037 as it related to
Area F North.
Sound Mitigation - Tn 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. Dctails 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 satisfied with affordable-housing credits that the current property, the Lin Family, obtained
by eonstrueting the Fairway Ranch Projeet.
Grading and Utilities - As part of the EIR Addendum certified in March 2000, BerJogar Geoteehnieal
Consultant conducted a soils and hillside stabiJity study dated August 20, 1999 and determined that the
project area is free from landslides and other geotechnical coneerns. 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 eondominiums or lots for detached single-family units. Tract Maps also arc a method of
establishing vested rights. Tract Maps are subject to the State Subdivision Map Act (Section 66410 et.
seq. ofthe State Government Code). If a Tract Map eomplies with the approved land use, zoning, and
development standards, which generally would be eonsistent 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 Couneil prior to reeordation. The City Engineer is authorized to sign Final Tract Map typically
with approvaJ of the legislative body. In this case the Vesting Tentative Traet Maps wouJd be referred to
the City COlllleil 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 FEast, respeetively, five neighborhoods included within each. Area F
West includes Neighborhoods 1 through 5 subdivided by Vesting Tentative Tract Maps 7642, 7643, 7644,
18
7645 & 7646, respectively. Area F East includes Neighborhoods 6 through 10 subdivided by V esting ~ I rib € Y
Tentative Traet Maps 7652, 7653, 7654, 7655 & 7656, respectively.
A summary of eaeh proposed Vesting Tentati ve Tract by acreage and use is shown in Table 8, as follows:
Table 8:
Proposed Vesting Tentative Tract Maps
--- .,~~,,~.
AreaJNeig~bor- Tract Descdption Units Acres No. of Parcels Density
hood
."'-' .n
Area F West NO. 7641 423 units 36.4 ac J - 10 11.62 dulac
"'"-.......-.-.-
Nei.~bor~oud I No. 7642 Smal1 Lot Subdivísion 75 units 8.3 aC 1-75 ; A-D 9.04 du/ac
Neig~borboo>L~ No. 7643 Condominiums 117 units 7.8 ac 1- 9 A··P 15.0 du/ac
Nei.bborbood 3 No. 7644 Condominiums 69 units 4.7 ac 1 -12 : A-P 14.68 du/ac
Neighborbood 4 No. 7645 Condominiums 66 units 5.3 ac 1·16 A-P 12.45 dulac
~ighborhood 5 No. 7646 Condominiunjs, 96 units 4.6 .c 1-4 : A-I 20.87 dulac
" -~
Area FEast No. 7681 6S8 units 71.2 ac 1 - 8 9.66 du/ac
Neighborhood 6 No. 7652 Small Lot Subdivision 75 units 8.0 ac 1" 75 : A·C 9.38 du/ac
,..-',....,.,~,.'~,
Neighborhood 7 No. 7653 Condo mini urns 94 units S.6 ae 1- 20 A-K 10.93 du/ac
..- :
Nei.hborhood 8 No. 7654 Condominiums 148 units 10.6 aC 1- 20 A-I( 13.96 du/ac
Neighborhood 9 No. 7655 Condominiums 117 unìts 11.0 ac 1 ·28 A-L 10.64 du/ac
Neighborhood HI No. 7656 Condomini urns 254 units 11.6 ac 1·7 A-S 21.9 dulac
.,.
Total 1111 units 107.6 at : 10.33 du/ac
Ownership and Mainte.nnnce ResPonsibilities of LandseaDed and ODen SDace Areas
A Homeowners Association (HOA) wjJI 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 aeeess rights necessary for the HOA to fulfill its responsibilities for maintenance and upkecp of
common or abutting public areas. Responsibilities are proposed as follows:
Table 9: Landscaped and Open Space Area Ownership and Maintenance Responsibilities
Element Own Maintain
· Medians, knuckles & islands in oublie streets City City
· Open Space Pedestrian Corridor/Multi-Use HOA HOA
Trail along Grafton Street
· Other Trails/Paseos HOA HOA
· MlIlti-Use Trails/Sidewalk City HOA - Landscaping
(alonQ arterial & collector streets) City - Hardscaoe
· Right-of-Way Landscaping (curb to ROW City HOA
line)
· Subdivision/Community Landscaoino Private/HOA Private/HOA
ENVIRONMENTAL REVIEW
In 1993, the City CouneiJ certified an Environmental hnpact Report (EIR) for the Dublin General Plan's
Eastern Extended Planning Area and the Eastern Dublin Speeific 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 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 eertifieation of the EIR, the City adopted a statement
of overriding considerations for sueh impacts. The City aJso adopted a mitigation-monitoring program,
which included a series of measures intended to reduce impacts trom the implementation of the plan. The
19
timing for implementation of these mitigation measures is sllmmarized in the adopted Mitigation and S2.ðJ 8~
Monitoring Program matrix. l)
Tn 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 eommunity park of approximately 42 aeres_ For the portions ofthe
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 reloeate the residential and commercial uses of the proposed Village Center south to Dublin
Ranch Area G.
On March J6, 2004, an EIR Addendum was certified by City Council Resolution No. 43-04 pursuant to
CEQA Guidelines Seetion 15164. The Addendum related to PA 01-037 addressed the following: a)
General Plan Land Use Amendment; b) Eastern Area Specifie Plan amendment; c) Vesting Tentative
Traet Map Nos. 7281,7282, and 7283; and d) the Site Devclopment Review proposed. The Addendum
also included an updated traffic study. At that time it was detcrmined that the projeet would cause no
environmental impacts beyond those previousJy identified in the Eastern Dublin EIR and the subsequent
Mitigated Negative Declaration and Negative Declaration. Also, in eonjunction 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 proj ect proposed under this application P A 04-042 that it has been
adequatcly addressed in the 2004 EIR Addendum and would eause no environmental impacts beyond
those previollsly identified and addressed. Based on the analysis in the section "Consistency with the
GeneraJ Plan" toward the beginning of this Staff Report, the number of units proposed is stil1 within the
numher and density range considered in the Eastern Dublin Specific Plan and EIR (SCH 91103064), two
addenda dated May 4, 1993, and August 22, 1994 (both adopted by the City Council) and the Mitigated
Negative Declaration prepared for Area F (SCH 99112040).
PUBLIC NOTIFICATION:
Tn accordance with State law, a pub lie 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 AGENCYIDEP ARTMENT 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: (I) City standards are maintained; (2) polieies 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 are fulfilled.
CONCLUSIONS
The proposed projeet requires an amendment to the existing Stage I Planned Development zoning
amendment to increase the maximum number units permitted on the Project site. The 1,111 units
proposed for the 105 aeres designated for Medium Density ResidentiaJ land use result in an over all
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density of 10.58 units per aere. This density is consistent with the Medium Density Residential density ß~Ô\ 8~
range of 6.1 to 14 units per acre for all ofDuhlin Ranch Area F.. The Stage 2 Planned Development -0
zoning followcd by Site Development Review and tentative maps are the next sequence of approvals for
Duhlin Raneh Area F south of Gleason Drive.
Thc 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 arehiteetUTal and design eoneept based on an
Italian hill town is appropriate in view of the topography, hillside slope, and difference in grade which
characterize the projeet site. The architectllral eJements are consistent with that coneept, and the
pedestrian eireulation system is integrated with the trail system program emphasized in the Eastern Dublin
Speeifie Plan. Additional and required findings and conclusions are stated in the attached Resolutions.
RECOMMENDATION
Staffrccommends the Planning Commission open the public hearing, receive Staff presentation, hear
publie testimony, deliberate, close the public hearing, and adopt the following resolutions:
a. Resolution recommending City Council approval of the Stage I Planned Development
zoning amcndment to PA 01-037 and the Stage 2 Development Plan for Sorrento at Dublin
Ranch Area FEast & Area F West (south of Gleason Drive) (Attachment 5)
b. Resolution approving Site Development Review (SDR) for Sorrento at Dublin Ranch Area
FEast & 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 (Attaclnnent 6)
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GENERAL INFORMATION:
APPLICANT:
PROPERTY OWNER:
REPRESENTATIVE:
LOCATION:
EXISTING ZONING:
GENERAL PLAN/SPECIFIC
PLAN LAND USE
DESIGNATION:
s~ OO~~
Jon Paynter, Vice President
Toll Brothers, Inc.
100 Park Plaee, Suite 140
San Ramon, CA 94583
Chang Su-O Lin, et. al.
4690 Chabot Drive, Suite 100
Pleasanton, CA 94588
James Tong
7707 Koll Center Parkway, Suite 120
Pleasanton, CA 94566
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 Fallon Road and Dublin
Ranch bOllndaries
APNs; 985-0052-008,985-0052-010 & 985-0053-003
PD Medium Density Residential, PD Elementary Sehool, PD
Neighborhood Square, PD Neighborhood Park, PD, and PD Open
Space
Medium Density Residential, Elementary School, Neighborhood
Square, Neighborhood Park, and Open Spaee
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