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HomeMy WebLinkAbout8.2 Attch 1 Exh B PD Rezone Amendmentr I RECEIVED SORRENTO EAST FEB 2 2 70ap AT DUBLIN PLANNING DUBLIN RANCH AREA F 0 REGENT PROPERTIES 11990 San vicen'a Blve.. Suite 200 Los Ange la s, California 90049 _ Stage 1 & 2 Planned Development Rezone Amendment City of Dublin, California _ December 18, 2009 PROJECT TEAM: OWNER/APPLICANT: REGENT PROPERTIES 11990 SAN VICENTE BLVD, SUITE 200 LOS ANGELES, CA 90049 CONTACT: PAT COSTANZO 408-888-4224 JIM KERN 925-570-3671 PROJECT ARCHITECTS: NEIGHBORHOODS 6, 7, & 8 ANGELENO ASSOCIATES, INC. 147 CITY PLACE DRIVE SANTA ANA, CA 92705 TEL: 714-285-1888 FAX: 714-285-1988 CONTACT: DAVID KO CHRISTINE LY CIVIL ENGINEER/LAND PLANNER MACKAY & SOMPS 5142 FRANKLIN DR., SUITE B PLEASANTON, CA 94588 TEL: 925-225-0690 FAX: 925-225-0698 CONTACT: RICHARD CHEUNG CONNIE GOLDADE GEOTECHNICAL ENGINEER: BERLOGAR GEOTECHNICAL CONSULTANTS 5587 SUNOL BLVD. PLEASANTON, CA 94566 TEL: 925-484-0220 FAX: 925-846-9645 CONTACT: FRANK BERLOGAR NEIGHBORHOOD 9 THE KTGY GROUP, INC. 17992 MITCHELL SOUTH IRVINE, CA 92614 TEL: 949-851-2133 FAX: 949-851-5156 CONTACT: CHRIS TEXTER JESSICA MUSICK NEIGHBORHOODS 10 & 11 DAHLIN GROUP 5865 OWENS DRIVE PLEASANTON, CA 94588 TEL: 925-251-7200 FAX: 925-251-7201 CONTACT: DON RUTHROFF JOINT TRENCH UTILITY CONSULTANT: ROBERT GRAY & ASSOCIATES 4683 CHABOT DRIVE #150 PLEASANTON, CA 94588 TEL: 925463-8873 FAX: 925-734-0233 CONTACT: ROBERT GRAY LANDSCAPE ARCHITECT: R3 STUDIOS 57 MONTAGE COMMONS SUITE 201 LIVERMORE, CA 94551 TEL: 925-29411190 FAX: 925-29411059 CONTACT: ROMAN DE SOTA EXHIBIT B TO ATTACHMENT I b n y z CITY OF DUBLIN PLANNING APPLICATION FORM NOTE: Please discuss your proposal with Planning Staff prior to completing this form. All items on this form related to your specific type of application must be completed. Some of the items listed might not apply to your specific application. Please print or type legibly. Attach additional sheets, ifnecessary. Ifyou are currently working with a Planner on a pre-application project, please schedule an appointment prior to subenitting your application. 1. TYPE. OF APPLICATION: Pre-application Review [Any type] Conditional Use Permit [CUP] X Site Development Review [SDR] Variance [VAR] X Tentative Subdivision Map [T MAP] II, GENERAL DATA Sign/Site Development Review [SIGN/SDR] Master Sign Program [MSP/SDR] X Planned Development Rezone [PD REZ] Rezone [REZ] General/Specific Plan Amendment [GPA] A. Address/Location of Property: North of Central Parkway, south of Gleason Drive, east of Grafton Street, B. Assessor Parcel Number(s): 985-0053-003-00 C. Site Area: +/- 68 acres D. Zoning: PD-Medium Density Residential and PD -Neighborhood Park E. General Plan Designation: Medium Density Residential and Neighborhood Park F. Existing/Proposed Use of Property: The property is currently vacant and unused. The property is proposed to be Medium Density residential and Neieliborhood Park, G. Existing Uses of Surrounding Properties: hand uses on the surroundine properties are primarily residential: H. Within 1,000 feet of a military installation (Camp Parks)? No I. Military Notification Required? )? No III. AUTHORIZATION OF PROPERTY OWNER AND APPLICANT' A. PROPERTY OWNER: In signing this application, 1, as Property Owner, certify that 1 have fall legal capacity to, and hereby do, authorize the filing of this application. I understand that conditions of approval are binding. 1 agree to be bound by those conditions, subject only to the right to object at the hearings or during the appeal period I further certify that the information and exhibits submitted are true and correct. (!Vote: All Property Owners must sign if property is jointly owned) Name: Joseph Lucas Ill Capacity: Authorized Signatory Company: SR Structured Lot Options LLC Phone: (414)294-7000 Address: 3500 S. Lake Drive Fax : (414)294-7625 St. Francis. Wl 53235 Signature: Date: B. APPLICANT (OTHER THAN PROPERTY OWNER): In signing this application, 1, as Applicant, certify that 1 have obtained written authorization fi-om the properhy owner and have attached separate documentation showing my fall legal calvcity to file this application. 1 agree to be bound by the conditions of approval, subject only to the right to object at the hearings or during the appeal period. I farther certify that the information and exhibits submitted are true and correct. Name: S Company:y ?„?t„ ? ?Cj2 JJ_r Email: _ Address: tUli cS, . l1YP? tide: /'Cl bri cSfQt t1JCU _t Phone: q/F. ,4?qq 77,00 Tax: Date: P:119394?ofticelSubm i ttals%P D%Plann ingAppForm-20090804. doc Application Name: Sorrento East Stage 1 & 2 Development Plan Amendment, Site Develonment Review Amendment, Vesting Tentative Map Amendment, and amended Development Agreement Initial Study (ENVIRONMENTAL INFORMATION FORM - PART 1) (To be completed by Applicant pursuant to City of Dublin Environmental Guidelines Section 1.6) Date Filed: August, 2009 GENERAL INFORMATION: 1. Name and address of authorized representative of property owner: Josenh Lucas Stark Offshore Management for SR Structured Lot Options I LLC 3600 S. Lake Drive St. Francis, WI 53235 2. Address of Project: Between Central Parkway, Gleason Drive, Lockhart Street and Grafton Street in Dublin Ranch 3. Name, address and phone number of person to be contacted concerning this project: Pat Costanzo Regent Properties 3526 Villero Court Pleasanton, CA 94566 (408) 888-4224 4. List and describe any other related permits and other public approvals required for this project, including those required for this project, including those required by city, regional, state and federal agencies: Building Permit 5. Zoning District: Medium Density Residential-PD, Neighborhood Park-PD Env lnfoFomi-20090805. doc 6. Description of Project: (Include site area, uses, size and number of buildings, parking, number of dwelling units, scheduling, and any other information necessary or helpful to understand project. This attached description must be complete and accurate. Exhibits or photographs should be identified and attached.) The Protect application is a request for a Stage 1 and 2 Development Plan Amendment, a Vestina Tentative Map amendment and Site Development Review amendment for an approximately 68 acre site. The project is a medium density residential community, including a neighborhood park. A maximum of 581 units will be part of the community. Please refer to the Stage 1 & 2 PD Amendment, Vesting Tentative Map Amendment and Site Development Review Amendment application documents following for greater detail. 7. Are the following items applicable to the project or its effects? Discuss below all items checked (attach additional sheets as necessary). Yes No X 1. Change in existing features of any bays tidelands, beaches, lakes or hills, or substantial alteration of ground contours. X 2. Change in scenic views or vistas from existing residential areas or public lands or roads. X 3. Change in pattern, scale or character of general area of project. X 4. Significant amounts of solid waste or litter. X 5. Change in dust, ash, smoke, fumes or odors in vicinity. X 6. Change in ocean, bay, lake, stream or ground water quality or quantity, or alteration of existing drainage patterns. X 7. Substantial change in existing noise or vibration levels in the vicinity. X 8. Site on filled land or on slope of 10 percent (10%) or more. X 9. Use of disposal of potentially hazardous materials, such as toxic substances, flammables or explosives. X 10. Substantial change in demand for municipal services (police, fire, water, sewage, etc.). X 11. Substantial increase in fossil fuel consumption (electricity, oil, natural gas, etc.). EnvlnfoPorm-20090805.doc X 1 2. Relationship to larger project or series of projects. EnvIofoForm-20090805.doc ENVIRONMENTAL SETTING: 8. Briefly describe the project site as it exists before the project, includin information on topography, soil stability, plants and animals, and any cultural, historical or scenic aspects. Describe any existing structures on the site, and the use of the structures. If necessary, attach photographs of the site. Please refer to the Eastern Dublin GPA/Specific Plan EIR pages 2-2 and 2-3, Eastern Dublin Specific Plan pages 5 and 6, and the Initial Study/Mitigated Negative Declaration prepared for Dublin Ranch Planning Area F (PA 98- 068), November 1999. Also, view the attached photographs of the area for additional data regarding existing site conditions. 9. Briefly describe the surrounding properties, including information on plants and animals, any cultural, historical or scenic aspects and the type of land use. Please refer to the Eastern Dublin GPA/Speciric Plan EIR page 2-2, Eastern Dublin Specific Plan pages 5-7, and the Initial Study/Mitigated Negative Declaration Prepared for Dublin Ranch Planning Area F (PA 98-068), November 1999. CERTIFICATION: I hereby certify that the statements furnished above and in the attached exhibits present the data and information required for this initial evaluation to the best of my ability, and that the facts, statements and information presented are true and correct to the best of my knowledge and belief Dated:. "1 a Signs re y zi44ph,i-- t- u ra a zkl± VJ;Wa S Print ame/Title 01 Dated: Signature Print Name/Title Envivior inn-20090805.doc p,coslp / Co?- ?N¢Up' C? .o P, ?OYi,LO? lRANCH AREA LOCKHART STREET SORRENTO EAST 0 NOT TO SCALE MAMMSO?s CIVIL ENGI EERING.WlD PIANNINGdAND SURVEYING Plecowbon, CA (920) - 275-0090 AT DUBLIN RANCH Dublin, CalifOMia Dx mber 18, 2M rv. [ j \ 7 rf lit _ .. /,r r r 1 f r rr ?' J t et? •? ?Y ??f f 1 1 ( It -77 }t \ t 't ES U, ! if, 'f ,fit 11 ii / ' po? 1 I l1 ' ? ?? °`.. .•'' / //' //// ` ?y.?/f kttSi "tt??'t,. ? •tt ~ `?... r m l ? 1 ' t . r V l \ lit fill 1 Q) Nn I E? r /, ,\ ,\Ytt'i t \\`,\ ?' 3 t t k'.\\\? \ :: v i r t j jw? \ W, ml 4 it \ \`\? X I F t t 1 ??,3Ftgg{`?:' gj t ff 'r/, 1 r'i /! ? i? fJ ti\? v ?• ?? i .may i ?t\ \ ? t `,..?? ??` '{FE {? E '-?{ f 1 i r L rat/r j F t?, 1\`i t ?i t0 f Ijl ; f r--` t PHOTO LOCATIONS SO TO EAST Q 0' 200' 400' 800' iiiii SCALE: 1"=400' MACKAY & SMS CIVIL ENGINEERING. LAND PLANNING.LAND SURVEYING Pl--t.n, CA (925) - 225-0690 DU'B'LIN RANCH Dublin, California Dxember18, 20109 12-16-2009 3:53pm Lisa Vilhouer P:\19394\PLANNING\PD\PHOTO_LOC-AREA F-EAST.DWG PHOTO 1 PHOTO 2 SORRENTO 8 0' 200' 400' 800' r SCALE: I"=400' MACU MSOMPS avn FN3iNErRIV-[AND PLANN1NC-LAND suRVEnNc !-16-2009 3:54pm Lisa Vilhauer P:A19394\PLANNING\PD\PHOTO- LOC-AREA F-FAST.DWG EAST AT DU'B'LIN RANCH DOA7, Ollf=i3 December 18, 2009 PHOTO 3 PHOTO 4 Now, L _ m a+r io"a ?• i -- -- '? a law t `i5 t _ I 0' 200' 400' 800' SCALE: 1"-400' MACKRY&SOMPS 12-16-2009 3:54pm Lisa Vilhauer P:\ 1 9394\ PLANNING\ PD\ PHOTO- LOG -AREA F-EAST.DWC SORRENTO EAST AT DUBLIN RANCH Dublin, California December 18, 2009 PHOTO 5 8 0200, 400' 800' Mommi SCALE: I"=400' MACKR 8c SOMPS SORRENTO EAST DU'B''LIN RANCH DOA7, Cahfom a December 18, 2009 T7-16-2009 3:55pm Lisa Vilhauer P:\19394\PLANNING\PD\PHOTO_LOC-AREA F-EAST.DWG CITY OF DUBLIN 100 Civic Plaza, Dublin, California 94568 Website: http://www.ci.dublin.ca.tis Public Art Compliance Report To: City of Dublin Community Development Director Cc: City of Dublin Senior Building Official As required by Chapter 8.58 of the Dublin Municipal Code, a Public Art Compliance Report must be submitted in conjunction with new development projects which are subject to Site Development Review, PROJECT INFORMATION: Name of Project: Sorrento East at Dublin Ranch APN #: _985-0053-003 Project Description: The Project application is a request for amendments to the Stage I and Stage 2 Development Rezone Plans, amendments to the Vesting Tentative Map, and amendments to Site Development Review. The project is a medium density residential community, including a neighborhood park and open spaces. The Stage 2 PD area is approximately 68 acres and 581 units with a mix of detached and attached housing products. APPLICANT INFORMATION: Developer: SR Structur Lot Options I, LLC Contact person: Pat Costanzo Phone: (408)888-4224 E-Mail: cosstanzo a regent properties.com Expected date of occupancy: 2010 Signature: Date: a N, I, Joseph Lucas, as the Applicant, hereby, elect to sadsf r the public art obligation under Chapter 8.58 of the Dublin Zoning Ordinance by providing a: [ X ] Public Art Project [Refer to Section I below] OR [ ] Payment In-Lieu of Public Art Project [Refer to Section 2 below] ------------------------------------------------------------------------- (Office Use Only) SECTION 1. PUBLIC ART PROJECT If the Applicant elects to acquire and install a Public Art Project, the Applicant shall: • Acquire and install a Public Art Project, in accordance with Chapter 8.58 of the Dublin Zoning Ordinance, the vaitte of which shali equal or exceed the amount set forth below and the location of which shall be as set forth in the map attached as Exhibit A to this Public An Compliance Report. Area Code (925) • City Manager 833-6650 • City Council 833-6650 - Personnel 833-6605 • Economic Development 833-6650 Finance 833-6640 - Public WorkslEngincering 833-6630 • Parks & Community Services 833-6645 Police 833-6670 Planning/Code Enforcement 833-6610 - Building Inspection 833-6620 • Fire Prevention Bureau 833-6606 Building Valuation (exclusive of land): As determined by City's Building Official on Month, Day, Year Percentage of Building Valuation Imposed for Public Art Project: 0.5% Minim um Value of Public Art Project • Submit an Artist/Developer Contract and Budgetary Guideline prior to installation of the Public Art Project. • Secure completion of the Public Art Project, prior to occupancy of the first structure in the project, in a manner deemed satisfactory by the City Manager. • Execute an agreement between the City and the Applicant, prior to occupancy of the first structure in the project, which sets forth the ownership, maintenance responsibilities, and insurance coverage for the Public Art Project. SECTION 2. PAYMENT IN-LIEU OF PUBLIC ART PROJECT If the Applicant elects to contribute funds in-lieu of a Public Art Project, the Applicant shall: • Pay a Public Art In-lieu Contribution, prior to the issuance of the first building permit in the project, in the amount that results from the product of the building valuation (exclusive of land) as determined by the Building Official at building permit issuance and the percentage indicated below: [ ] 0.5% for non-residential buildings of more than 50,000 square feet in accordance with Section 8.58.050.13 of the Dublin Zoning Ordinance; or residential projects with more than 20 units in accordance with Section 8.58.050.13 of the Dublin Zoning Ordinance [ ] 0.45% for non-residential buildings of less than 50,000 square feet in accordance with Section 8.58.050.C of the Dublin Zoning Ordinance • Reserve a site for future installation of public art, the location of which shall be as set forth in the map attached as Exhibit A to this Public Art Compliance Report, and provide a public art easement and access easement for the site, if required by the City as indicated below: [ l Applicable [ ] Not Applicable Page 2 of 2 PA 19394\office\Su bm ittals\SDR\Pu bl i cArWomp fiance-SorrentoL°-:ast. DOC' EXHIBIT A Map Depicting Proposed Location of Public Art Project Pursuant to Section. I of Public Art Compliance Report OR Map Depicting Proposed Location of Site Reservation, if Required, Pursuant to Section 2 of Public Art Compliance Report STREET 1 ? y ?- LPL k - ?' O P e ? - O _ i z I > o- a ? _ ? oNi a w NOr'd \ I tl ^f "?\ l.il e e s - R s ? a I / - 5 e _ y e ? y 71 R b - I 6 1 e 19, Ye Z t < _.v1 la oo rarft . ? ?? aw al dp??* F i z n, 07, T Mm, _ tl C R a a?e ! m z v 8c a 8 v . , + . . . mmv m m row ig c?N c m 6 g q y S 8 g.v m ,g s g mm? " i r ? ?' V ? m a c m ° c ? 3 o m ? f w s4m m m v o' V o' w A o m v ? g ? y? ? ? m m a a r po m s I a s > O 1 E? ? ? c to O O tlq lT N USe z -h _0 0 6 t?'i ? < FEQ C? ?b 7s .0 0 ? + rA y - =m c c y a1= o m_ m <D y z N e , CO) D "Z y .. q ? N W K z ¢n $ z a ? cd Q a= U 7 CY) 1 64 6 O O W. 0 ; T T ti V J w r1 1?1 n W, ?Si W:: z O ?Dl Q a Q Z< V z u o O C?` u7 O a < I a d U C O U m d E ? N c ca a 0 m `o U I d ? I L_ - 3 N C C E a? ? c t o ? U - d ? C C cc > ` U L Ca c " f o N cn oa Q O C, m ? m .N E (D v a c o a) E ?o S O r ? 3 C c a) c E E o U C C O O L) a; C C6 a w a? a) 3 p U co U m a 4) N m n c 0 N G1 C a (0 N rn c m a N O m O N a c O E c 0 E Z c a? 0 N co 3 U 7 fq C O U m O 2 N F- r r 06 O r Cd CO "a O O (0 3 O o -0 v U_' w N ?? O Z .O U V) C ca O a a? a m U C O U d U 0 U U C O U O O O C co a?CLi ? O a U N N ° O a N a -0 d ca N 3 0 O [? E N .`a". ? N O b d ? Cr! x N Sorrento East at Dublin Ranch Area F • December 18, 2009 Project Description for SORRENTO EAST AT DUBLIN RANCH AREA F STAGE 1 & STAGE 2 PLANNED DEVELOPMENT REZONE AMENDMENTS Introduction, Existing Site Conditions and Land Use The Sorrento East at Dublin Ranch Area F Site is currently subject to a Stage 1 and 2 Development (PA 04- DUBLIN RANCH DRIVE ; 042, approved by the Dublin City DUBLIN RAIv01 a Council on October 4, 2005). The a - Sorrento East at Dublin Ranch Area F s Project ("Project") will require a Plan Rezone Amendment (PDA) as defined rr soy DRIVE 1 by Section 8.32 of the Dublin Zoning ;u' ;„ • ,? STAGE 2 PD - sty STAGE D Ordinance. This PDA is being CENTRAL PKWY PROJECT SITE proposed as the Project has been DUBLIN BLVD - 7 redesigned to provide a greater nt of detached residential n compo e units, improved project organization a and neighborhood circulation patterns, improved parking and a more PLFA.sArvTg.IV marketable and feasible project. Please W refer to the previous PD Rezone submittal (PA 04-042) for greater detail regarding background information and site context. These sections have been provided here briefly as no changes have occurred since the previous submittal. In addition to the PDA, the Project will require amendments to the Site Development Review, Vesting Tentative Map applications, and the Development Agreement. The Project Area is located within the City of Dublin and is generally bordered by Grafton Street and Sorrento West at Dublin Ranch Area F to the west; Gleason Drive and residential neighborhoods (Verona) to the north; Central Parkway, the future The Promenade main street village center, and The Courtyards and The Groves residential communities and Dublin Ranch Area B to the south; and Lockhart Street and the future Fallon Sports Park to the east. The Project Area of the Stage I PDA consists of approximately 112 gross acres whereas the Project Area of the Stage 2 PDA consists of approximately 68 gross acres. The Stage 1 PDA encompasses both Sorrento West at Dublin Ranch Area F and Sorrento East at Dublin Ranch Area F; whereas the Stage 2 PDA is comprised of only Sorrento East at Dublin Ranch Area F. The School Site designated in the State 1 PDA, Site Development Review, Vesting Tentative Map and Development Agreement has recently been transferred to the Dublin Unified School Stage 1/Stage 2 Development Plan/Planned Development Rezone Amendment Project Description • I P:\19394\oflice?,Submittals\PD\PD-Sla.-e 12-AREAFEAST-amdmt- 16.doc Sorrento East at Dublin Ranch Area F • December 18, 2009 District consistent with the requirements of the School Mitigation Agreement and is not part of the Project. The Sorrento West at Dublin Ranch Area F portion of the Stage 1 PDA is currently under construction and predominantly built out with various residential products and a neighborhood square. The Project site is currently vacant and has been mass graded pursuant to the existing entitlements. The topography consists of mass graded terraces, generally trending northeast to southwest. Community Theme The neighborhood villages of Sorrento East at Dublin Ranch Area F capture the essence of a European hillside community with entwining villages and numerous intimate pedestrian ways connecting the homes. Five of the neighborhoods are comprised of detached single family dwelling units in a cluster, alley or front load configuration; and the remaining neighborhood is a multi-family community with townhouses. This differs from the currently approved project that has only one neighborhood of detached single family dwelling units with the remainder units distributed amongst row townhouses, courtyard townhouses, and podium structures that have no private yards and a larger building footprint than that proposed. These neighborhoods and home types offer a range of home sizes, affordability, and amenities. Detached units provide privacy and enhance pride of ownership and individuality. Private yard space is well integrated into the active living spaces of each home, promoting outdoor living. The landscape will be integrated and consistent with the architecture to create a harmonious and attractive residential environment. The Project also provides a visible and connected vehicular access and pedestrian circulation that is sensible to the existing topography, building infrastructure, and adjacent residential neighborhoods. The architectural scale and styles are aimed to complement the existing adjacent neighborhoods of Sorrento West at Dublin Ranch Area F, and further reflect the European hill town theme. Varying roof configurations and building massing embody the flavor of the hillside European villages in Italy and nearby provinces, with the styles of Lombardy, Tuscan, Provence, Veneto, Florentine, Romagna, Coastal Italian, Rustic Italian, Country Italian, and Village Italian creating an appealing street scene. The use of multiple styles is intended to enhance the diversity of the street scene with varied roof forms, pitches and overhangs; window shapes and mullion variations; shutter configurations; trim profiles; gable end accents; and site-specific details. Refer to the amended Residential Design Guidelines and amended Landscape and Open Space Guidelines in this document for further discussion and details. Various entry monuments are located throughout the community to emphasize the passage into the project, neighborhoods, and courtyards. Streets have separated sidewalks with landscape parkways or tree planting bays within the parking lane. Landscape walls, accents and sidewalks are emphasized to heighten the pedestrian experience by connecting together the various neighborhoods, recreational center, park and school. Stage I/Stage 2 Development Plan/Planned Development Rezone Amendment Project Description • 2 PA) 9394'wfiice\Submittals\PD\PD-Stave I2-AREAFEAST-amdmt 16.doc Sorrento East at Dublin Ranch Area F • December 18, 2009 All of the neighborhoods share a community recreation center with fitness center, pool, family play areas, and other amenities. This recreation center is placed at the eastern terminus of the pedestrian corridor, at Lee Thompson Street and serves as a connecting node and iconic landmark for the neighborhoods and the community. The recreation center addresses the scale and styles of the community's architectural styles to create an identity for the neighborhoods and overall community. The use of courtyard walls, gates, and architectural forms similar to those of the homes enhances the walking experience and visual appearance to and from the center. Proposed Land Use and Development Concept The Development Plan for this project proposes 581 units of Medium Density Residential homes on approximately 63 gross (55 net) acres along with a 5.0 net neighborhood park and approximately 1.1 net acre pedestrian corridor and recreation facility for a total of approximately 60 net acres or 68 gross acres. The overall residential density for the Sorrento project falls within the range permitted by the Eastern Dublin Specific Plan and General Plan, medium density residential land uses of 6.1 to 14.0 units per acre with a mid-point of 10.0 units per acre. The proposed project has been redesigned with 581 homes while the current approval allow up to 694 homes. The revised development concept provides six neighborhoods that consist of a variety of housing choices with a centralized neighborhood park, a common recreation area, and pedestrian walkways connecting each neighborhood as well as connections back to the Sorrento West at Dublin Ranch Area F community, and. The project will consist of the following elements: • The Sorrento East at Dublin Ranch Area F community site plan was reorganized to better locate and centralize the neighborhood park within the residential neighborhoods while creating a park parcel that is more usable in terms of configuration, visual and physical access, and grading. • The redesign of the Project creates a predominately detached neighborhood community. Previously only one neighborhood was designed as a detached community. Four additional neighborhoods now utilize detached units, increasing the detached component of the project by 438 units, or an increase of 584%. There are now 513 detached homes compared to the existing entitled 75 detached units. • Overall unit count has decreased by 113 units to 581, or generally a 16% reduction. • The overall Sorrento Project gross average density has decreased by 1.0 du/ac and the amended Sorrento East/Sorrento West at Dublin Ranch Area F gross average density has decreased by 1.8 du/ac, but remains well within the 6.1-14.0 density range permitted for medium density residential, at 9.7 for the overall Sorrento East/Sorrento West project. The central open space element and pedestrian walk located between Neighborhood 8 North and South has been enlarged from the original approval and facilitates the pedestrian bridge overcrossing and trail connection from Sorrento West at Dublin Ranch Area F, provides access to the private recreation facility, and terminates at the Sorrento East at Dublin Ranch Area F neighborhood park. This enables an improved pedestrian connection between Sorrento West and East at Stage 1/Stage 2 Development Plan/Planned Development Rezone Amendment Project Description • 3 P:\ 19394`,ot7icc\Submittals\PD\PD-Stage 12-AREAPEAST-amdmt_ 16.doc Sorrento East at Dublin Ranch Area F • December 18, 2009 - Dublin Ranch Area F, provides a more substantial greenbelt and amenity within the community, and provides more convenient access to its residents. • The proposed recreation facility provides a wonderful amenity to the community and includes two pools, a hot tub, meeting room/event room, outdoor dining and living areas, a bbq area and exercise facilities similar to the recreation facility provided in Sorrento West at Dublin Ranch Area F. The relocation and redesign of the facility creates a better centrally located complex that is an architectural icon for the Sorrento East at Dublin Ranch Area F community. • The revised project has resulted in the following changes in the residential product types: Neighborhood 6 was a motor court product with driveways and front doors being served off the motor court and is now a paseo-green court community of two and three story detached homes with paseos providing access to the front doors of the homes at the rear of the court. Neighborhood 7 used to be row townhouses and are now paseo-green court two and three story detached single family homes, Neighborhood 8 used to be motor court townhouses and are now paseo-green court two and three story detached single family homes, Neighborhood 10 used to be a podium stacked flat building complex and has now been revised to an alley loaded and front loaded, gated single family detached home community, and Neighborhood 11 is a new neighborhood that consists of two and three story front loaded single family detached homes replacing some of the townhomes in the original Neighborhood 9. The remaining portion Neighborhood 9 remains a row townhouse product fronting Central Parkway and complements the existing Siena neighborhood located in Sorrento West at Dublin Ranch Area F. • The majority of the interior residential streets has been realigned and incorporates separated sidewalks with parkways or tree planting bays within the parking lane in certain neighborhoods.- This enhances the scale, livability and character of the neighborhoods and contributes to the overall attractive appearance of the community. • Backbone streets Capoterra Way and Lee Thompson Street have been realigned to accommodate the new neighborhoods. This reorganization of the streets improves pedestrian and vehicular circulation within and through the project. • The grading concept has been modified to accommodate the increase of detached units and the realigned street system now integrated into the Project. The detached homes and attached buildings incorporate deepened foundations to reduce the need for numerous retaining walls. • Infrastructure layouts have been reconfigured to accommodate the new street and neighborhood designs. The Project improves upon the initial concept of creating a high quality, attractive and livable community. The increase from five to six neighborhoods expand the range of housing choices and they are all integrated with the centrally located amenities including the neighborhood park, linked trail systems, community recreation facility, open space system, and a school. Architectural and landscape elements and details are designed to relate to and maintain the Italian character established in the earlier Sorrento project. Stage I/Stage 2 Development Plan/Planned Development Rezone Amendment Project Description • 4 PA 193941..ofticelsubmittalslPD1PD-Sta-,c 12-.AREAFEAST-amdml _ 16.doc Sorrento East at Dublin Ranch Area F • December 18, 2009 The following tables compare the proposed development program to the existing approved project: Table 1: Stage 1 and 2 PD Land Use Plan- Sorrento Project by Project Area Existing Existing Existing Proposed Proposed Proposed Land Use Gross Acres Units Gross Gross Units Gross Density Acres Density Sorrento West at Dublin Ranch Area F Medium Density 41.1 418 10.2 41.1 418 10.2 Residential Neighborhoods 1-5 Neighborhood Square 2.4 NA 2.4 NA Open Space 0.6 0.6 Sorrento East at Dublin Ranch Area F Medium Density 62.4 694 11.1 62.3 581 9.3 Residential Neighborhoods 6-11 Neighborhood Park 5.5 NA 5.6 NA Pedestrian Corridor NA* NA* (0.5 net)** NA Community (.68 net)** NA (0.6 net)** NA Recreational Facility TOTAL 112.0 ac 1,112 du 10.7 du/ac 112.0 ac 999 du 9.7 du/ac*** * This element was not a separate parcel under this plan and was included within the Medium Density Residential acreage. ** Acreage included under Medium Density Residential;-acreage shown here to provide reference of actual individual facility size. *** Gross density is based on the acreage of residential, community recreational facility, and pedestrian corridor lands only, as appropriate, which are all zoned Medium Density Residential. The Project is consistent with the type, location, and size of the land use designations assigned to the properties by the current version of the Eastern Dublin Specific Plan. The tables below indicate the proposed land uses, units, and densities for the proposed amended Project as compared to the approved land uses presented in the Eastern Dublin Specific Plan and Sorrento East at Dublin Ranch Area F Stage 1 and 2 Development Plans. Stage I/Stage 2 Development Plan/Planned Development Rezone Amendment Project Description • 5 P:\19394\otlice\submittals\PD\PD-Sta2el2:ARF..AFEASTamdmt 16.doc Sorrento East at Dublin Ranch Area F • December 18, 2009 Tables 2a and 2b: Unit Summary by Neighborhood- Sorrento East at Dublin Ranch Area F Comparison 2a. Existing Land Use Summary Existing Land Use Existing Gross Acres Existing Net Acres Existing Units Existing Gross Density Existing Net Density Neighborhood 6 10.1 8.5 75 7.4 du/ac 8.8 du/ac Neighborhood 7 10.9 9.5 94 8.6 du/ac 9.9 du/ac Neighborhood 8 11.9 11.2 148 12.4 du/ac 13.2 du/ac Neighborhood 9 13.8 11.8 117 8.5 du/ac 9.9 du/ac Neighborhood 10 14.3 12.6 260 18.2 du/ac 20.6 du/ac Neighborhood 11 NA NA NA NA NA Open Space (zoned residential) 1.4 NA NA NA NA Total Nfedium Density Residential 62.4 694 1 L I du/ac 12.6 du/ac Neighborhood Park 5.5 5.2 Community Recreational Facility (excludes private. recreation facilities in Neighborhoods 9 and 10) .68 TOTAL -67.9 694 11.1 du/ac*** 12.6 du/ac*** * Acreage included under Medium Density Residential; acreage shown here to provide reference of actual individual facility size. **School Site has been transferred and is not part of the Project. *** Gross and net density is based on the acreage of residential and community recreational facility lands only, which are all zoned Medium Density Residential. 2b. Proposed Land Use Summarv Proposed Land Use Proposed Gross Acres Proposed Net Acres Proposed Units Proposed Gross Density Proposed Net Density Neighborhood 6 10.8 9.2 102 9.4 du/ac 11.1 du/ac Neighborhood 7 10.0 8.5 95 9.5 du/ac 11.2 du/ac Neighborhood 8 11.4 10.8 138 12.1 du/ac 12.8 du/ac Neighborhood 9 6.6 4.9 68 10.3 du/ac 13.9 du/ac Neighborhood 10 14.9 13.2 112 7.5 du/ac 8.5 du/ac Neighborhood 11 7.4 7.2 66 8.9 du/ac 9.2 du/ac Pedestrian Corridor (zoned Medium Density Residential) 0.6* 0.5* - Community Recreational Facility (zoned Medium Density Residential) 0.6* 0.6* - Total Medium Density Residential 62.3 54.9 581 9.3 dulac 10.6 du/ac Neighborhood Park 5.6 5.0 - TOTAL 67.9 59.9 581 9.3 du/ac*** 10.6 du/ac*** * Acreage included under medium density residential; acreage shown here to provide reference of actual individual facility size. **School Site has been transferred and is no longer a part of the Project. *** Gross and net density is based on the acreage of residential, community recreational facility, and pedestrian corridor lands only, which are all zoned Medium Density Residential. Stage I/Stage 2 Development Plan/Planned Development Rezone Amendment Project Description • 6 P:\ 19394\of7icelSubmittals\PD\PD-Stage I?-AREAFF.AST-amdml_ _ 16.doc Sorrento East at Dublin Ranch Area F • December 18, 2009 Neighborhoods 6, 7, 8, 10, and 11 will be composed of various sizes of detached single family dwellings sited in a paseo-green court, alley or front-load configuration. Paseo- green courts are designed to have dwelling unit entries at the rear of the court accessed from a common central green space (paseo) that is separated from vehicular traffic and the homes at the front of the court that face the street are accessed from the public sidewalk. Neighborhood 8 is divided by an open space corridor with pedestrian access (connecting to the pedestrian bridge over Grafton Street) and a community recreation facility. The western end of this corridor is the eastern landing of the Sorrento pedestrian over-crossing of Grafton Street, which connects Sorrento West at Dublin Ranch Area F to Sorrento East at Dublin Ranch Area F. Neighborhood 9 will be row tuck under townhouses similar to the existing units in Sorrento West at Dublin Ranch Area F Neighborhood 4 (Siena). The Project has been designed to create an environment that will encourage pedestrian activity. A significant feature of this Project is a central east-west pedestrian corridor bisecting Neighborhood 8, which links the Sorrento East at Dublin Ranch Area F community recreation facility, Neighborhood Park and Elementary School to the Open Space/Pedestrian Corridor as well as a Neighborhood Square and recreation facility in the neighboring Sorrento West at Dublin Ranch Area F residential development. This paseo will cross Grafton Street (midway between Central Parkway and Gleason Drive) via an existing pedestrian bridge. For the purposes of this proposal, Neighborhoods 6, 7 and 8 are designed under the Cluster Court Site Development Criteria, Neighborhood 9 is laid out using the Townhouse category, Neighborhood 10 follows the criteria of the Alley Loaded Detached and Front Loaded Detached categories, and Neighborhood 11 utilizes the site development criteria found under Front Loaded Detached as shown under the Architectural Style and Design Guidelines section located elsewhere in this booklet. Yard Area The dwelling units within the Project provide a wide range of usable and total yard areas. Private yards occur in all detached units, extending the livability of the homes into the outside and providing active and functional living spaces. All attached units provide private exterior space with the use of patios and/or decks. Usable yard areas are defined as a space that is a minimum size with a minimum dimension in one direction (see Residential Site Development Standards Table). Neighborhoods 6, 7 and 8 have a minimum 100 square foot yard including an area measuring a minimum of eight feet by eight feet. Neighborhoods 10 and l l have a minimum 150 square foot yard including an area measuring a minimum of eight feet by ten feet. Neighborhood 9 has either a patio with a minimum of six feet in one dimension or a deck with a minimum five feet in one direction. While these are the minimum usable yard areas required, the typical yards provided as part of this Project are much more generous as illustrated in the following table. Yard sizes will vary in the field based on site specific conditions. Stage I/Stage 2 Development Plan/Planned Development Rezone Amendment Project Description • 7 PA 19394`,.otticelSubmittals\PD\PD-S Wge 12-AREAPEAST-amdmt _ 16.doe Sorrento East at Dublin Ranch Area F • December 18, 2009 Table 3: Detached Unit Typical Yard Area Neighborhood Plan Model Typical Yard Area in SF 6 1 248 6 ix 248 6 2 296 6 3 224 downhill/734 uphill 6 3X 224 downhill/734 uphill 6 4 200 downhill/681 uphill 6 4X 200 downhill/681 uphill 7 1 295 7 ix 295 7 2 284 7 2X 284 7 3 304 downhill/498 uphill 7 3X 304 downhill/498 uphill 7 4 358 7 4X 358 8 1 244 8 2 241 8 3 273 8 3X 273 8 4 291 downhill/339 uphill 8 4X 291 downhill/339 uphill 10 1 295 10 2 320 10 2X 320 10 3 273 10 3X 273 10 4 302 10 4X 302 10 5 559 10 5X 559 10 6 491 11 1 631 11 2 393 11 3 655 11 3X 655 11 4X 487 Note: Neighborhood 9 is comprised of row townhouses whose open spaces are provided by a combination of decks and patios. Stage 1/Stage 2 Development Plan/Planned Development Rezone Amendment Project Description • 8 PA 19394`•.ot7ice'Submittals\PD\PD-Stage 12-AR EAFF.AST-amdmt _ I b.doc Sorrento East at Dublin Ranch Area F • December 18, 2009 Public Art Pursuant to Section 8.58.050 (A) of the Dublin Zoning Ordinance, public art will be provided on-site. An ordinance was recently adopted that temporarily suspends the provisions of Sections 8.58.050A and 8.58.050D of the Dublin Municipal Code relating to public art contribution requirements for residential projects in excess of 20 units for two years (until generally May of 2011) if a project reaches one of two trigger points-at the issuance of the first occupancy permits for art providers or upon issuance of the first building permit for in- lieu fee payers. If it is found this Project complies with the temporary suspension requirements, the Project will request this exemption. If the Project is not exempted for complying with this ordinance the applicant prefers to provide public art on-site per the Public Art Compliance Location Plan included in the Site Development Review submittal of this application. Affordable Housing Credits The approved project (694 units) has 86 credits for affordable housing as part of the greater Dublin Ranch project provided under a separate agreement (The Groves). Since the Project is now 581 units (113 units less than the original approvals), the applicant has an excess of 13 affordable credit certificates. The applicant may request that the City allow the sale and/or transfer of these unused, affordable unit credit certificates to be used anywhere within the City as determined in conjunction with the revised development agreement. Parking The Project has been designed for each neighborhood to meet or exceed the required amount of parking for its residents and their guests. The Project significantly exceeds the minimum quantity of guest parking as required by the City's zoning code. The overall project has 311 additional guest spaces (which accounts for 57% more guest spaces than are required) that are not counted as required guest parking. In three neighborhoods, the guest parking stalls exceed the required number of stalls as currently planned, with Neighborhood 9 providing double the amount of guest parking required. Additionally, Neighborhood 11 includes two-car driveway aprons on the majority of lots and both Neighborhoods 10 and 8 have some lots with two-car driveway aprons. As seen in the following tables, this project provides a significant increase in parking compared to the current entitled project. Stage 1/Stage 2 Development Plan/Planned Development Rezone Amendment Project Description • 9 PA 193941u17ice\Submittals\PD\PD-Stage l2-ARF.AFF,AST-amdmt_ 16.duc Sorrento East at Dublin Ranch Area F • December 18, 2009 Table 4: Sorrento East at Dublin Ranch Area F Parking Summary/Comparison between Toll Brothers & Regent Properties Sorrento East at Dublin Ranch Area F Parking Summary/Comparison between Toll Brothers 8r Regent Properties Sorrento West at Dublin Ranch Area F Toll Brothers Approved Parking Stalls Sorrento East at Dublin Ranch Area F - Regent Properties Proposed Parking Stalls ei hborhood Note 1 welling Units Resident Garage Parkin Garage Parking per Unit Guest Street Parking R 'd Additional Guest Street Parking Provided Guest Spaces in Private Drives** Guest Spaces Individual Lots** Excess Spaces at Park and School Sites** Guest Parking per Unit Combined Parking per Unit N6 Detached SF 102 204 2 102 1.00 3.00 N7 Detached SF 95 190 2 95 1.00 3.00 N8 Detached SF 138 276 2 138 20 1.14 3.14 N9 Attached TH 68 136 2 34 34 1.00 3.00 N10 Detached SF 112 224 2 112 46 27 1.65 3.65 N11 Detached SF 66 132 2 66 117 1.64 3.64 6 Neighborhoods Total: 581 1162 2 547 34 183 27 67 1.45 3.45 Additional Parking not Required/Counted 311 Percent Compared to Approved Project* 84% 182% 123%a Notes: 1. Guest parking for attached units required at 0.5 stalls per unit per city Code, but Project proposes 1 stall per unit. 2. The Project has been designed to exceed the minimum quantity of guest parking as required by the City's zoning code. The overall project has 311 additional guest spaces 57% more than is reugired that are not counted as required guest parking. ' This Project provides 16% fewer units than the previous project approved b Toll Brothers Not counted in required parking. Key: SF = Single Family Dwelling TH = Townhouse Dwelling Stage I/Stage 2 Development Plan/Planned Development Rezone Amendment Project Description • 10 P:\ 19394\ot7 ice\Submittals\PD\PD-Stage 12-AREAFEAST-amdmt_ 16.doc Sorrento East at Dublin Ranch Area F • December 18, 2009 Project Access and Circulation Primary access to the Project Area is from four arterial or collector streets that frame the project-- Central Parkway, Lockhart Street, Gleason Drive and Grafton Street. Internal circulation is provided by numerous residential streets including Lee Thompson Street, Capoterra Way, and Palermo Way. These spine streets will link Area F East to Area F West and the Neighborhood Square to the west, to the Fallon Sports Park to the east, and the main street district and parks of The Promenade to the south. Residents and visitors will easily be able to walk or drive to the Village Center development (The Promenade) that is proposed to be built (by others) to the south of the Project Area on Grafton Street; to surrounding neighborhoods, and the Fallon Sports Park currently being constructed immediately to the east of the Project, as well as utilizing the trail in the pedestrian corridor located in Neighborhood 8 that connects to Sorrento West at Dublin Ranch Area F. Proposed street sections are comparable to those already approved or built in other areas of the Eastern Dublin Specific Plan, Sorrento West at Dublin Ranch Area F, and the Area F North Stage 1 PD Amendment area. All residential streets in the Project Area leading to the Neighborhoods will be public streets. Within the Neighborhoods there will be private motor courts and lanes in addition to public streets. Alleys will be private as well as shared driveways and motor courts. Neighborhood 10 is also planned to have resident vehicular gates at its two entries, along with private streets. Street circulation systems within the neighborhoods are designed with safety, convenience, and visual quality in mind and address pedestrians' and bicyclists' needs. Pedestrian connections to adjacent areas have been incorporated into the overall land plan. The Project proposed with this PD amendment provides a more interconnected network of streets with separated sidewalks or tree planter bays along the streets. These designs allow for a more pleasant street scene character, provide a more livable community, create human scale, and provide a buffer between pedestrians and vehicular traffic. Utility Services The Dublin San Ramon Services District (DSRSD) will provide water, wastewater and recycled water service to the Project Area. These services are planned in accordance with the DSRSD Eastern Dublin Facilities Master Plan (and/or subsequent revisions) that includes the proposed project area. Final locations and sizing of these facilities will be in accordance with the standards and recommendations of DSRSD. Wastewater service for the Project Area will require connection to DSRSD's existing sewer system and sewer treatment will occur at DSRSD's treatment plant. Gravity sewer mains exist in the adjoining streets. Final sizing and location of sewer facilities will be determined in conjunction with DSRSD. Force mains may also be utilized, if necessary. If available from the DSRSD wastewater treatment plant, recycled water may be provided for irrigation of the Neighborhood Park and the school, thereby reducing potable water use. Final location and sizing of recycled water facilities will be per the updated Master Water Facilities Plan prepared by DSRSD. Stage 1/Stage 2 Development Plan/Planned Development Rezone Amendment Project Description • 11 PA 19394\oflice\Submittals\PD\PD-Singe 12-AREAFEAST-amdmt _ 16.doc Sorrento East at Dublin Ranch Area F • December 18, 2009 The storm drain system for the Project Area will consist of local facilities. Local facilities will generally consist of smaller diameter pipes connecting individual sites or areas to the collector system previously installed in adjoining streets. The actual sizes and locations of proposed storm drain facilities will be determined with each individual project's improvement plans. The Project Area is within the Zone 7 Drainage Study Area, therefore, its expected flows are anticipated and planned for by Zone 7 and the project's facilities will be sized appropriately. Specific stormwater quality treatment requirements applicable to this project have been fully resolved per a Transmittal of Order (R2-2003-0032) from the San Francisco Bay Region Regional Water Quality Control Board (April 22, 2003). This includes the connection of Project stormwater to the regional Dublin Ranch water quality basin that is constructed in Dublin Ranch Area H near Grafton Plaza, Grafton Station, Interstate 580 and DSRSD's G3 channel. Proposed Neighborhood Phasing Approach Phasing for the overall proposed Project is unknown and subject to market demands. Backbone infrastructure improvements will likely be installed in phases to accommodate the market driven absorption of the homes in individual neighborhoods. Utility connections, access, grading and emergency services will be provided to meet the requirements of the City of Dublin and other potentially affected service providers. Ownership and Maintenance of Open Space and Pedestrian Areas A homeowners' association will be created in the Project and a Declaration of Covenants, Conditions and Restrictions (Declaration) will be prepared, reviewed by the City, and recorded. The Declaration will establish easements and other rights necessary for the association to fulfill its responsibilities. The Declaration will require the homeowners' association to own and/or maintain the lands in accordance with the following table. Feature Owner Maintenance Responsibility Pavement/Landscape Areas in HOA HOA Private Streets Knuckles and Islands in Local City HOA Residential Streets and at Community and Neighborhood Entries Medians in Arterial and City City Collector Streets Trails/Paseos HOA HOA Multi-Use Trails/Sidewalks City City along Arterials/Collectors Right-of-way Landscaping and City HOA Sidewalks (curb to ROW line) Subdivision or Community HOA/Private HOA Landscaping Homeowner Stage I/Stage 2 Development Plan/Planned Development Rezone Amendment Project Description • 12 PAI939a\ofHce\Submittals\PD\PD-Stage 12-AREAFEAST-amdmt._)6.doc Sorrento East at Dublin Ranch Area F • December 18, 2009 Hazardous Waste Analysis A Phase I and 2 Environmental Assessment of the Project Area and surrounding areas has been conducted by Berlogar Geotechnical Consultants (dated 9/25/97) to determine the presence of any hazardous waste and substance sites. The findings of these studies indicated that no problems were found. In addition, an environmental records search was conducted by Berlogar to determine if the site was included on a list of hazardous waste and substances areas. The results of this search indicated that neither the Amendment Area nor any areas within a two-mile radius of the site are listed as a hazardous site, hazardous material generator or transporter, or known to have underground storage tank leaks. The site has been mass graded and sits vacant. Benefits and Costs of the Project upon the City Sorrento East at Dublin Ranch Area F will provide for much needed and desired Single Family housing with yards and adequate parking. Additionally, a private community recreation area, public 5.0 net acre neighborhood park, and a pedestrian corridor/open space will be provided for the use and enjoyment of future residents. The construction of homes within the project will contribute to the City's desire to achieve a balance between jobs and housing. These new residents will strengthen the market for adjacent commercial uses projected to occur in accordance with the Eastern Dublin Specific Plan and Dublin General Plan. This, in turn, may substantially increase sales and property taxes for the City of Dublin. The developer would pay for all infrastructure and capital facility costs required for development of the proposed project as development proceeds. As is typical of development requirements in Dublin, property-owners/project proponents would dedicate land required for roads, and the neighborhood park; construct roads and contribute funds as required through the City's Traffic Impact Fee program, school fees, and park in-lieu fees as required. The land for the school has already been dedicated to the school district by the current land owner of this Project. Along with this, normal expenditures for City services (fire, police, recreation, general administration, etc.) would be compensated by the development through required fees and property tax revenues. It is anticipated that property tax revenues, along with increased local sales tax attributable to the Project, will cover or exceed the public service costs. Stage 1/Stage 2 Development Plan/Planned Development Rezone Amendment Project Description • 13 P:\ 19394tofTice\Submittals\PD\PD-Stage 12-ARF.AFF.AST-amdmt_ _ 16,doc Sorrento East at Dublin Ranch Area F • December 18, 2009 Findings Statement for SORRENTO EAST AT DUBLIN RANCH AREA F Will the proposal be harmonious and compatible with axisting and future development in the surrounding area? Development of the Project Area will be harmonious and compatible with existing and future development in the surrounding area. The policies and goals of the Eastern Dublin Specific Plan and General Plan will ensure that this project will be compatible both in terms of land use and physical design with adjacent development. Proposed land uses will follow the intent of and are consistent with those uses provided for in the permitted and conditional uses included in the approved Stage 1 and 2 PD rezone submittal, the City of Dublin Zoning Ordinance and Eastern Dublin Specific Plan. Is the site physically suitable for the type and intensity of the zoning district being proposed? The Project Area is physically suitable for the type of residential development proposed. The topography of the site is best suited to residential uses and no trees exist in the area. This project's proposed land use plan is consistent with that indicated in the General Plan and Eastern Dublin Specific Plan. The project will mitigate impacts on the environment, including wildlife and its habitat. All applicable local, state and federal regulations concerning the protection of these elements will be adhered to. of persons residing or working in Will the proposal adversely effect the health or safety the vicinity, or be detrimental to the public health, safety and welfare? The Project will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare for numerous reasons. No uses that produce noxious odors, hazardous materials, or excessive noise are permitted. Any landslide areas that may potentially impact development would be avoided, stabilized or removed as required to allow for safe development. According to the Flood Insurance Rate Map, (community-panel number 060705-000213) for Dublin, California, dated revised September 17, 1997, no portions of the Project Area are within the 100-year flood plain. All traffic impacts of the Project that might affect the public, health, safety or welfare will be analyzed and mitigated as needed. Stage I/Stage 2 Development Plan/Planned Development Rezone Amendment Project Description • 14 P:\ 19394`•ottice%Submittals\PD\PD-Stage 12-AR EAFEAST-amdmt _ l6.doc Sorrento East at Dublin Ranch Area F • December 18, 2009 Is the proposal consistent with all elements of the General Plan and any applicable Specific Plans of the City of Dublin? As noted previously, the Project is consistent with the elements, goals and policies of the Dublin General Plan and the Eastern Dublin Specific Plan. How does this project satisfy the purpose and intent of a "Planned Development"? This project satisfies the purpose and intent of a "Planned Development" by establishing a zoning district wherein: • A mix of uses is provided that is consistent with the intent and uses of the General Plan and the Eastern Dublin Specific Plan. • Efficient and creative land planning has been implemented and utilized to provide central and accessible open space, a neighborhood park, a school, a recreation facility, and trails while allowing development consistent with the City's goals for the area within the overall Dublin Ranch project. • A mix of home sizes and lots will be located within the neighborhoods, ensuring diversity of housing products at the site, while recognizing the desire for more detached units and usable yards. • Special amenities such as open space, local and regional multi-use trails, and neighborhood park are incorporated into the greater Dublin Ranch project to help create and sustain a livable community, enhance and preserve the existing environment, and provide for effective development of public services and facilities. • Unifying landscape and architectural treatments and elements join neighborhoods in Sorrento West at Dublin Ranch Area F and Sorrento East at Dublin Ranch Area F into an identifiable cohesive unit. • The proposed project is planned as a comprehensive community with distinct neighborhoods and will have development standards tailored to the specific needs of the site. 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CD 0 0 cn 0 3 O o ?' v o 0 3 °a FV. 3 c =r 3 m c 0 0 Z :3 0 CL in 0--o (n T y 0 u> < CD ?. m c0i o Ec - 0 v ID CD 3• n 0 0 so 0• s 0 3 CD y C1 0 cn y CD C 3 Can a co 3 0 CD < O O f/l C n S CD O y O H H d td two z x b 3 m w N °o NO d z c? r SORRENTO EAST AT DUBLIN RANCH Landscape and Open Space Gu*ldel*nes December 2009 Sorrento East at Dublin Ranch December 2009 SORRENTO EAST LANDSCAPE AND OPEN SPACE GUIDELINES TABLE OF CONTENTS Entries 3 Corner Monuments 4 w Gated Entry 5 Pedestrian Bridge 6 - Pedestrian Corridor 6 Recreation Center 6 Sign Program 7 Community Accessories 7 Street Lights 7 Vehicular Circulation 8 _ Neighborhoods 11 - General Landscape Specifications 13 _ Landscape Maintenance 17 Materials Source List 18 Landscape and Open Space Design Guidelines • Page 2 Sorrento Ecrst crt DuhUn Ranch December 2009 ENTRIES A hierarchy of monuments has been established for the community entries for Sorrento East at Dublin Ranch that establishes a consistent theme with existing Sorrento West and the architecture of the community. This design theme is maintained throughout the development. Formality of architectural elements and the landscape will impart a visual image of the community, which has been designed as a hillside Italian village. Various elements of Italian architecture were utilized in the design of the monuments and landscaping. Primary Entries Existing primary entries at Grafton Street at Central Parkway at the south entrance and Grafton Street at Gleason Drive at the north entrance announce a clear sense of arrival and set the community theme. Stone veneered walls extend the architecture toward the street and provide a dramatic gateway into the community. Porticos extending over the sidewalks provide access for pedestrians at the entrances while select statuary set on tile-faced pilasters stand in the medians. Sconces, concrete statuary and decorative tile insets highlight key features on both sides of the entry wall and porticos. The color and texture of the stucco complements the architecture. Secondary Entries Located at Central Parkway and Lee Thompson Street and Lockhart Street and Palermo Way, the secondary entries include design elements of stone veneer walls and columns similar to those at the primary entries. Stone columns with decorative metal arches overhanging the sidewalks align with the planter placed in the medians. Low stone veneer walls extend into the community on Palermo Way and Lee Thompson Street and outward to Lockhart Street and Central Parkway. Signage placed on the stone columns is compatible with the Primary Landscape and Open Space Design Guidelines • Page 3 Sorrento East at Dublin Ranch December 2009 Entries. A cypress alee graces the entries on each side of the street with olive trees located in the background behind the veneer entry walls. Metal arbor to be t 6^ wide and aamtad dark brown R/W Metal Sign - color W be RIW 30' high - veneer wall Planting Deyond Stone veneer entry wl-ns dark brown wnn metal abor V-0 s'-n Dewmb- sconce -see Palermo Way < Cypress image above ?Y Landscape Treatment Numerous drought tolerant plants are placed to accentuate the low stone walls at the entries. Beyond the walls, formal rows of evergreen trees provide a dense canopy and site context, while masses of shrubs of varying heights create a layering affect. Flowering groundcover has been propose to topple over the low veneered walls. Paving Material Secondary entries have enhanced paving in the form of concrete pavers identical in shape and color to those existing at the primary entries at Grafton Street and Gleason Drive and Grafton Street and Central Parkway as well as median areas within other areas of Sorrento at Dublin Ranch. CORNER MONUMENTATION Corner Monuments are located in the landscape area at the corner of Gleason Drive and Lockhart Street and Lockhart Street and Central Parkway. The Corner Monuments are intended to link the proposed Sorrento East Community with the existing Sorrento west Landscape and Open Space Design Guidelines • Page 4 Tract 7656 Metal arbor to be i6' wide and painted dark brown Tract 7655 pnw Metal Sign - color to be R/W 30' high scone veneer wa11 Sorrento East at Dublin Ranch December 2009 community shape and height however the design and materials match the proposed architecture in the proposed Sorrento East. Stone veneer retaining/ freestanding walls with concrete caps are linked to a 9'-0" high by 7-0' square stucco veneered portico that matches Sorrento West in size and shape. The tile roof and painted stucco match the adjacent architecture while stone is proposed to match the secondary entries. Landscape Treatment Italian cypress in rows line the back of the Corner Monument while upon location upright roses or cascading roses highlight the freestanding stone veneer wall or cascade over the stone veneer walls, waves of flowering groundcover highlight the foreground and complete the landscape. 2'-6" high stucco veneer retaining wall with precast cap - see image sheet L15.0 2'-6" high by 2'-0" wide stone veneer retaining wall. ith the backing Tile roof with rafters Corner Monument structure with stucco veneer. Color to compliment architecture earth tone) 2'x 2'-6" recessed (1'-0") window with stucco backing window on all four sides Stone veneer with precast water table GATED ENTRY - Neighborhood 10 Neighborhood 10, a gated community, has entries at Lockhart Street and Lee Thomson Street; with the primary entry being at Lee Thomson Street. Gates at the entrances will un- manned. Owners will have electronic transponders to open the gates. Call boxes are provided to allow guest communication with owners and guest access to the neighborhood. Landscape and Open Space Design Guidelines • Page. 5 Sorrento East at Dublin Ranch December 2009 PEDESTRIAN BRIDGE The landing of the eastern termination of the existing Pedestrian Bridge will include design elements similar to those of the existing bridge such as stucco veneer walls, and precast concrete railings and caps. The design incorporates several retaining walls to accommodate for the height difference between the bridge and pedestrian corridor. PEDESTRIAN CORRIDOR The Pedestrian Corridor provides a pedestrian link from the existing Sorrento West community to the proposed Sorrento East community and contains many of the same materials and amenities. Low stucco veneer walls with rolled caps support the adjacent Neighborhood 8 and provide for a level area for the Corridor and its varying outdoor uses. West of the Recreation Area the Corridor contains several gathering areas, and focal points in the walkway and in the two garden areas to the far west. An 8' wide concrete trail is placed through the Corridor in a formal pattern starting from the existing bridge landing to the Recreation Area and out to the street to Lee Thompson. This pedestrian pathway will be illuminated in the evening by round metal light bollards. The design for the bollard lights - shall match those used adjacent to the pedestrian pathway in Sorrento West. The Corridor is proposed with a large linear lawn area, two flowering garden areas, a bocce ball court, stained wood pergolas and seating areas within landscape areas and flagstone paving. Seating is in the form of metal benches located throughout the Corridor in specific areas to take advantage of unique vistas and focal points. Landscape Treatment-Pedestrian Corridor Groves of olive trees and cypress allees line the Corridor and provide for a formal "Italian garden" while lower growing drought tolerant shrubs and groundcover cascade over retaining walls and screen building corners and foundation walls. Gardens are proposed with roses and lavender with boxwood adjacent to walkways for formality and context. The landscape is intended to provide a verdant landscape during each of the four seasons. RECREATION AREA The Recreation Area is located east of the Pedestrian Corridor and the existing Pedestrian Bridge and fronts Lee Thompson. It is intended to provide a unique opportunity for residents to enjoy both indoor and outdoor activities thru the inclusion of both active and passive areas. Active areas include adult and toddler swimming pools, a spa and work out facility. Passive activities are accommodated by open lawn , covered dining area and courtyard areas. These areas also accommodate overflow from the interior rooms of the Recreation Building. Outdoor courtyards are highlighted with flagstone paving. An outdoor fireplace is adjacent to the pool deck and is aligned with the main entry along with the outdoor fountain. Pottery and relevant plant material are located at key focal points and `- areas to provide attractive accents. A barbecue area is located at the southeast side of the Recreation Area. Plant material including olive trees and cypress are located to soften corners of the Recreation building and highlight key entrances. Landscape and Open Space Design Guidelines • Page 6 Sorrento East at Dublin Ranch December 2009 Shrubs and groundcover in masses illustrate continuity with the surrounding neighborhood with turf located adjacent to the sidewalk. SIGN PROGRAM A Master Sign Program will be submitted at a later date for complete community signage. COMMUNITY ACCESSORIES - Street Furniture Street furniture should reflect the community theme and architectural styling of this Italian theme neighborhood. Benches and other pedestrian amenities should be placed at the mid- block pedestrian access. Additional street furniture such as bollards, mailboxes, and streetlights shall be placed according to function to provide a cohesive design. Refer to Materials Source List, for specifications of product types to be used. Bollards Illuminated bollards, if utilized, shall be consistent with the theme of the project and should be placed in locations where pedestrian walks and vehicular traffic meet. Benches Benches shall be consistent with the theme of the project. Benches shall be place at locations where people congregate, long walkways and at intersections of walkways. Trash Receptacles Trash receptacles shall complement the benches. They should be placed in convenient and accessible locations from pedestrian walks. Mailboxes Mailboxes shall meet the U.S. Postal Service standards. Mailbox station shall complement the adjacent neighborhoods in materials and colors. STREET LIGHT STANDARDS Street lighting plays a crucial role in enhancing the level of quality and character of Sorrento West and East. Light standards shall be uniform in color and style. The Decorative lights to be used along collector and local residential streets. Streetlights on collector streets and in residential areas will be the same decorative fixture design and height approved for Sorrento West. All lighting shall be designed to conform to City of Dublin, Pacific Gas and Electric and IES safety standards and illumination requirements. Landscape and Open Space Design Guidelines • Page 7 Sorrento East at Dublin Ranch December 2009 VEHICULAR CIRCULATION A hierarchy of streets comprises the vehicular circulation system around, within and through the community; creating a particular scale, character and series of logical connections. Sorrento East is connected to Sorrento West by the continuation of Palermo Way and Capoterra Way. Palermo Way allows access to the Neighborhood Park, Elementary School and Lockhart Street including the Fallon Sports Park. Pedestrian walks and bicycle lanes adjacent to streets provide a favorable atmosphere for recreational pursuits and efficient connections throughout the community and alternative types of commuter transportation. - Multi use trails along Grafton Street, Lockhart Street and Gleason Drive will link Sorrento East to the City's multi use trail system. Traffic Circle Two (2) existing traffic circles along Grafton Street provide traffic calming for vehicles entering the neighborhood from the south and north. Each will include decorative urns and pedestals, as well as flowering accent trees, cypress and flowering roses. Arterial Streets Arterial streets define edges of Sorrento East at Dublin Ranch. Gleason Drive to the north and Central Parkway to the south provide an opportunity for several levels and choices of travel such as vehicular, public transit, bicycles, and walking. Walkways are separated from the street by planting strips to provide safer pedestrian environment. Planting is designed to define the arterial street from adjacent land uses and provide an interesting view corridor for both the motorist and pedestrian. Street Design Concept Arterial streets consist of four traffic lanes, a landscaped median, and bicycle/ emergency lanes on both sides of the street. Each side of the street includes a separated sidewalk. Public - service and landscape easements extend beyond the right-of-way line on both sides of the street. A public service easement (PSE) will be provided as required by the City and will be dedicated to the public as shown on the Tentative Map. Parcels adjacent to the street right - of-way act as landscape buffer areas and will be maintained by the Homeowners Association. Landscape Treatments-Arterial Streets Arterial landscape areas and parkways will be predominantly planted with deciduous street trees. Drifts of tiered landscape occur behind sidewalks and adjacent to decorative metal fencing and stucco and stone retaining walls. This will provide a buffer adjacent to residential development as well as providing an attractive environment for motorists, pedestrians, and bicyclists. Turf is placed in the parkways allowing pedestrian access to sidewalks. Landscape and Open Space Design Guidelines • Page 8 Sorrento East at Dublin Ranch December 2009 Perimeter Walls and Fencing - Arterial Streets A community wall with stone pilasters matching those existing at Sorrento West is provided at the intersection of Grafton Street and Gleason Drive. Open fencing with stone pilasters ties into this wall and extends along the residential lots that back onto Gleason Drive to the secondary entrance at Lockhart Street and Palermo Way. Low stucco retaining walls and stone veneer pilasters with concrete caps matching those in Sorrento West occur along the residential lots along Central Parkway in Neighborhoods 9 and 10. i .':fill ciCVahon. Culoi dnu Iln l$Y', lu ?• match Sorrento 1 6'-0" Precast Concrete wall with stone veneer 6-0" High painted metal fence Collector Streets - Grafton Street and Lockhart Street To create a more pedestrian friendly environment and sense of community, Grafton Street has an expanded right-of-way greater than the City of Dublin standards. This increased width allows for a landscape parkway and separated multi-use trail or sidewalk along each side of the roadway. A triangulated row of shade trees will be planted along the sidewalk, one within the parkway and one within the landscape easement beyond the right-of-way. This will allow the pedestrian path-of-travel to act as a safe domain by visually and physically minimizing the interaction of the pedestrian and motorist while creating a more pedestrian-oriented neighborhood corridor. Grafton Street between Gleason Drive and Central Parkway consists of two traffic lanes, two parking lanes and a landscaped median/ turn lane. A parkway strip with a separated multi- use trail (one-way pedestrian/ bicycle travel on the east side and two-way pedestrian bicycle LancGcape and Open Space Design Guidelines • Page 9 6'-6" High stone veneer pilaster with concrete cap: Color and finish to match Sorrento 1 (Gleason Drive, Lockhart Street, Grafton Street) Wall height transition at pilaster only Elevation: Color metal to be dark brown Sorrento East (it Dublin Ranch December 2009 travel on the west side) will be provided. A public service easement (PSE) will be provided as required by the City. Parcels will be created for landscape buffer areas adjacent to Neighborhoods and will be maintained by the Homeowners Association. The improvements of Lockhart Street consists of two travel lanes, two parking lanes, a median linking Central Parkway and Gleason Drive and a parkway strip with separated multi-use trail for two-way pedestrian/ bicycle travel along the west side of the street. Parcels adjacent to the right-of-way will be created for landscape buffer areas in selected locations and maintained by the Homeowners Association. Landscape Treatment-Collector Streets The dominant landscape feature along the residential collectors is a series of deciduous shade trees that create a canopy effect for pedestrians and motorists. A single species of tree will be placed to clearly and consistently link each collector to the next. Shrubs and groundcover are planted where a community wall runs parallel to the multi-use trail. Flowering deciduous vines are planted adjacent to the community wall. Turf is planted within the parkway strip Perimeter Walls and Fencing-Collector Streets Neighborhoods 6, 8, 9 and 10 border Grafton Street. Neighborhood 6 perimeter walls will consist of a sound wall described above at the intersection of Grafton Street and Gleason Drive, 5'6" high privacy walls for the residential units bordering Grafton Street and a 2'6" stucco veneer retaining wall with a precast cap at the intersection of Grafton Drive and Palermo Way. Where Neighborhood 8 occurs along Grafton Street there will be a lower retaining wall of stucco with a concrete cap and an upper retaining wall of stucco with rolled caps. Along Grafton Street at Neighborhood 9 existing walls match those adjacent in Sorrento West, Neighborhood 4. Where Neighborhood 11 residential units border Grafton Street and Neighborhood 10 units border Lockhart Street, Y-0" high decorative metal fences over Y-0" high stucco veneer walls are utilized to provide privacy and light to the residents. 2'-6" high stucco veneer retaining wall with precast cap and T-0" high stone veneer pilasters with cap (wall to change elevation at pilasters only) (Along Central Parkway only) Landscape and Open Space Design Guidelines • Page 10 Pilasters to occur at steps only 36' high stone veneer pilasters. Stone to match Sorrento 1 ` Sorrento East at Dublin Ranch December 2009 Residential Streets Residential public streets include Palermo Way, Lee Thompson Street, Capoterra Way and Giovanni Way. These streets are pedestrian oriented and accommodate a lighter volume of traffic. They have a strong influence on the character of the neighborhood. Landscape Treatment-Residential Streets Street trees in landscape "pop outs" with drought tolerant ground covers act as the primary landscape element. NEIGHBORHOODS Paseo Green Court Neighborhoods The single family homes in Neighborhood's 6, 7 and 8 are served by public streets. The front doors of the units at the front of the court are accessed from the public street and the homes at the middle and rear of the court are accessed through nicely landscaped paseos. The entries to the paseos are proposed with either low stucco veneered walls and concrete caps or low stone veneered walls with concrete caps as identified in the landscape drawings. Walls and pilasters provide a "front door" to the units with entries served by the paseos. Landscape Treatment-Paseo Green Court Neighborhoods Each neighborhood has been designed with three paseo concepts to provide variety throughout the community. Evergreen plant material including flowering shrubs and ground cover and vines along with stately upright trees are proposed for the paseos. All plant material shall be tolerant of low light conditions and provide a verdant landscape throughout each of the seasons. A focal specimen tree will be located at the terminus of the paseos where a paseo does not connect neighborhoods and this tree will be placed in a low stucco wall planter at various locations. Paseos which provide access between two streets will have metal arbors with vines located at several places along the paseo walkway. Front Loaded Detached and Alley Loaded Detached Neighborhoods The single family homes in Neighborhood's 10 and 11 are served by private streets. Varying arrangements of stucco retaining walls with rolled caps exist within the front loaded detached and alley loaded neighborhoods and add to the "Hill Town Community" while helping provide for level private usable yards and a unique hillside landscape canvas. Private yards are adorned with stucco veneer privacy walls facing the street while wood Good Neighbor Fences separate yards internally. Patio walls in Neighborhood 10 along Central Parkway will be X-6" high and consist of stucco veneer with a precast concrete cap. -- Similar walls will be offered as optional at the fronts of homes along the paseos throughout Neighborhood 10. Landscape and Open Space Design Guidelines • Page 11 Sorrento East at Dublin Ranch December 2009 Landscape Treatment-Front and Alley Loaded Detached Neighborhoods A variety of flowering drought tolerant plant material consistent with the overall theme of the project shall be proposed for the various planter areas within each of the neighborhoods. Plants closer to the building edges shall be taller evergreen shrubs while cascading intermediate and low growing grasses and shrubs shall be placed in the foreground. Shrubs and groundcover shall cascade over retaining walls and provide a verdant landscape throughout each of the seasons. Trees shall be located to soften walls, building edges and provide shade to the south and west facing buildings. Trees shall be located to provide visual interest through varying species including olive, cypress and flowering pear and - flowering plum. All plant material shall be proposed as low maintenance and low to medium water use. Attached Neighborhoods Neighborhood 9 shall match the existing adjacent Neighborhood 4 in Sorrento West. 2'-6" high stucco veneer walls with concrete caps and stone veneer pilasters with concrete caps shall be consistent with Neighborhood 4 and Sorrento West along Central Parkway and provide access via steps to walkway providing access to the front doors facing Central Parkway. Low stucco veneer retaining walls with rounded caps are located between units to support varying grades between buildings. Enhanced paving in the form of concrete unit pavers are proposed in the alleys at even increments to provide interest and consistency with the existing Sorrento West conditions. Landscape Treatment-Attached Neighborhood The landscape along Central Parkway in Neighborhood 9 shall be consistent with the existing landscape in Neighborhood 4. Accent trees, background and foreground shrubs and groundcover shall be located to soften walls, building edges, unadorned walls and provide visual interest to the neighborhood and continuity with the community. Flowering shrubs and groundcover shall be located to cascade over walls or down slopes. A variety of shrubs and grasses with a combination of low light and sun tolerance shall be proposed for a - neighborhood with many exposures and shadow patterns. Good Neighbor Fences Good neighbor wood fences shall occur between lots and /or at private yard easements in Neighborhoods 6, 7, 8, 10 and 11. Where fencing sections face onto streets, a 12" high lattice panel shall be incorporated within the top portion of the good neighbor fence. Good neighbor fences facing a street or court will be typically 6' in height and 5'6" or 6' in height - between yards. Landscape and Open Space Design Guidelines • Page 12 Sorrenao East at Dublin Ranch December 2009 n e r+" 171, '77.r Elevation: Between units 6'-0" High Good Neighbor Fence - Neighborhoods 6, 7, 8, 10 & 11 (Rear side of units) Grade Transition Concept GENERAL LANDSCAPE SPECIFICATIONS Plant Palatte The plant palette below establishes the desired character at Sorrento East and is complimentary to Sorrento West. Plants have been selected to enhance entries and streets and provide shade where necessary. Special attention has been paid to the selection of indigenous and ornamental plants that are adaptive to the natural characteristics of the site and are suited to the climate, soils, and recycled irrigation water where applicable. BOTANICAL NAME COMMON NAME MIN.CON. SIZE SPACING STREET TREES Celtis occidentalis common hackberry 15 Gallon triangulate Pistacia chinensis chinese pistache 15 Gallon N/A Platanus x acerifolia'Bloodgood' London plane tree 15 Gallon N/A Pyrus calleryanas "New Bradford' flowering pear 15 Gallon N/A Ulmus parviflora 'True Green' Chinese elm 15 Gallon N/A SCREEN TREES Laurus nobilis'saratoga' grecian laurel 15 Gallon N/A Melaleuca sp. flax - leaf paper bark tree 15 Gallon N/A Pinus pinea stone pine 15 Gallon N/A Cedrus decdora Deodor cedar 15 Gallon N/A Quercus agrifolia coast live oak 15 Gallon N/A FLOWERING ACCENT TREES Prunus spp. flowering plum 15 Gallon N/A Magnolia sp. magnolia 15 Gallon N/A Lagerstroemia faurei crape myrtle 15 Gallon N/A Malus sp. flowering crab apple 15 Gallon N/A I'runus sargenti 'columnaris' columnar sargents cherry 15 Gallon N/A Pyrus calleryana chanticleer flowering pear 15 Gallon N/A Landscape and Open Space Design Guidelines • Page 13 Elevation: Facing street1puolic, 4' high opaque panel with 2' high lattice. Fence condition for slopes 5:1 to level Sorrento East at Dublin Ranch December 2009 FOCAL TREES `- Betula pendula european white birch 15 Gallon N/A Cupressus sempervirens italian cypress 15 Gallon N/A Liquidamber styraciflua sweet gum 15 Gallon N/A - Olea europaea (fruitless variety) olive 15 Gallon N/A NARROW UPRIGHT TREES -- Arbutus'marina' ncn 15 Gallon N/A Cupressus sempervirens Italian cypress 15 Gallon N/A Carpinus betulus'fastigiata' hornbeam 15 Gallon N/A SMALL FLOWERING TREES Juniperus torlosa Hollywood juniper 15 gallon N/A - Arbutus unedo strawberry tree 15 Gallon N/A Camellia camellia 15 Gallon N/A Rhaphiolepis 'majestic -- beauty'. NCN 15 Gallon N/A Prunus caroliniana Carolina plum 15 Gallon N/A BACKROUND/ FOUNDATION SHRUB Arbus Unedo Strawberry tree 15 Gallon N/A Arctostaphylos species manzanita 5 Gallon 4'o.c. _ Rosmarinus'Tuscan Blue rosemary 5 Gallon 3'o.c. Feijoa sellowiana Pineapple guava 5 Gallon 3'o.c. Grevillea canberra'noellii' NCN 5 Gallon N/A Lavatera species Tree mallow 5 Gallon 5'o.c. Osmanthus fragrans Sweet olive 5 Gallon 4'o.c. Leucophyllum sp. ncn 5 Gallon 4'o.c. Westringia fruticosa ncn 5 Gallon 4' o.c. Viburnum tinus viburnum 5 Gallon 3'o.c. _ INTERMEDIATE SHRUB Azalea azalea 5 Gallon 3' o.c. Cistus sp. rockrose 5 Gallon varies Dietes sp. Fortnight lily 5 Gallon 3' o.c. Salvia spp. sage 1 Gallon varies Callistemon'little john' dwarf bottle brush 5 Gallon 3'o.c. Nandina domestica 'compacta' dwarf heavenly bamboo 5 Gallon 2' o.c. Tagetes lemmonnii Mexican marigold 5 Gallon 4' o.c. Phormiun sp. New Zealand flax 5 Gallon varies _ Teucrium fruticans germander 5 Gallon 3' o.c. Rhaphiolepis indica Indian hawthorn 5 Gallon N/A Rosmarinus sp. rosemary 5 Gallon varies Rosa rose 2 Gallon varies. Asplenium bulbiferum Mother fern 5 Gallon varies Landscape and Open Space Design Guidelines • Page 14 Sorrento East at Dublin Ranch December 2009 FOREGROUND SHRUB Agapanthus sp. lily of the Nile 1 Gallon varies - Aloe sp. aloe 5 Gallon N/A. Penstemon spectabilis Bearded tongue 1 Gallon 3' o.c. Phlomis species Phlomis 1 Gallon 3' o.c. - Punica granatum Dwarf non fruiting pomegranite 1 Gallon 2' o.c. Phormium sp (dwarf variety) New Zealand flax 1 Gallon varies Tuecrium sp. germander 1 Gallon N/A - Hemerocallis sp daylily 1 Gallon 2' o.c. Lavandula sp. lavender 1 Gallon varies Myrtus communis myrtle 5 Gallon 2' o.c. Anigozanthos sp. kangaroo paws 1 Gallon varies Liriope sp. blue lily turf 1 Gallon 2' o.c. - VINES Campis radicans ' Monbal' trumpet vine 5 Gallon N/A Distictis species trumpet vine 5 Gallon N/A Gelsemium sempervirens Carolina jasmine 5 Gallon N/A Jasminum polyanthum pink jasmine 5 Gallon N/A Parthenocissus tricuspidata Boston ivy 5 Gallon N/A `- Wisteria species Wisteria 5 Gallon N/A Rosa climbing rose 5 Gallon N/A GROUNDCOVER Arctostaphylos species Manzanita 1 Gallon 18" o.c. Lantana montevidensis Lantana 1 Gallon 18" o.c. Rosa sp. groundcover rose 1 Gallon varies coprosma kirkii Coprosma 1 Gallon 2' o.c. Erigeron karvinskianus Santa Barbara daisy 1 Gallon 18" o.c. Fragaria chiloensis wild strawberry 1 Gallon 18" o.c. Mahonia repens Oregon grape 1 Gallon 18" o.c. Myoporum parvifolium ncn 1 Gallon 2' o.c. -- Rosmarinus sp. Rosemary 1 Gallon 18" o.c. Teucrium chamaedrys germander 1 Gallon 18" o.c. Trachelospermum asiaticum jasmine 1 Gallon 18" o.c. -- Verbena Verbena 1 Gallon 18" o.c. GRASSES -- Juncus species Rush 1 Gallon 30" o.c. Miscanthus species euralia grass 1 Gallon 3' o.c. Penisetum species fountain grass 1 Gallon 3' o.c. Stipa tenusissma Mexican feather grass 1 Gallon 30" o.c. Calamogrotic foliosa reed grass 1 Gallon 2'o.c. Carex species carex 1 Gallon varies. Helichtotrichon sempervires Blue oat grass 1 Gallon 3'o.c. Festuca sp. festuca 1 Gallon varies Chondropetalum sp. ncn 5 Gallon 3' o.c. TURF Fescue by Classic Turf Landscape and Open Space Design Guidelines • Page 15 Sorrento East at Dublin Ranch December 2009 GENERAL LANDSCAPE -- NOTES: 1. All new container plantings to be irrigated with low flow commercial grade irrigation equipment. All seeded turf areas to be irrigated with high efficient overhead rotor spray irrigation system to be full automated with rain moisture sensors. Installation shall comply with all local ordinances and guide lines. 2. Plant materials may be substituted based on availability. 3. All street trees shall be at least 15' from stop signs and streetlights Irrigation _ Irrigation throughout the public rights-of-way, landscape setbacks, Pedestrian Corridor and all common landscape areas shall be accomplished by means of automatically controlled spray, bubbler, and drip irrigation systems. The design shall incorporate water saving techniques and equipment and shall meet the water efficient requirements of the water efficient landscape ordinance adopted by the City of Dublin and A13325. Irrigation systems that use recycled water shall conform to the Dublin San Ramon Services District Recycled Water Use Guidelines. All irrigation systems shall be efficiently designed to reduce overspray onto walks, walls, fences, pilasters, street and other non-landscaped areas and into natural open space areas. Drip or other water conserving irrigation systems should be recommended for installation - throughout Sorrento East. When spray systems are installed, low gallon/low precipitation spray heads should be used in accordance with soil infiltration rates. Irrigation systems shall be zoned separately depending on plant ecosystems, orientation and exposure to sun, shade, and wind. The design shall be sensitive to the water requirements of the plant material selected and similar water using plants shall be zoned together. Slope and soil conditions will also be considered when zoning the irrigation system. Landscape and Open Space Design Guidelines • Page 16 Sorrento East at Dublin Ranch December 2009 Retaining Walls °- Materials All portions of retaining walls that are along and facing public areas (i.e. streets) shall be faced in stucco or stone. The stone pattern shall be stacked ledgestone or similar with random larger angular stone accents. Retaining walls that are veneered with stone shall be finished _ with a cap. Retaining walls in all other locations such as behind units in private yards or courts in Neighborhoods 6, 7, 8, 10 and 11 may be keystone, pre cast concrete, masonry or similar. Paseo Entry walls where utilized at the entry of the paseos and facing streets in Neighborhood 6, 7 and 8, shall be 30" high with 36' high pilasters and veneered with either stucco or stone veneer as identified on the Wall and Fence Plans for each neighborhood. Retaining walls along Central Parkway in Neighborhoods 9 and 10 shall not exceed 3'0" in height and will be stucco veneer with a precast cap with color to match Sorrento West. These walls include 3'-0" high stone or stucco veneer pilasters at appropriate locations in - Neighborhoods 9 and 10. LANDSCAPE MAINTENANCE The Master and Sub Homeowner's Associations of Sorrento East at Dublin Ranch will maintain all landscaping along Gleason Road from the curb line to the community fence line, along Lockhart Street from the curb line up to the private yard fencing of residential lots in Neighborhoods 7 and 10, along Central Parkway from the curb line up to the private yard fencing of residential lots in Neighborhood 10, and from the curb line including all the grounds of Neighborhood 9, along Grafton Street from the curb line up to the private yard fencing of residential lots in neighborhoods 6, 8 and 11, and the Pedestrian Bridge and Landings and Corridor. Placing this responsibility for maintenance with Homeowner's Associations will provide a a higher likelihood for consistent care and the long term appearance of the community. Landscape and Open Space Design Guidelines • Page 17 " Sorrento at Dublin Ranch Area F East September 2009 MATERIALS SOURCE LIST Some of the following materials have been utilized within Sorrento West. The use of these or similar materials is encouraged on perimeter streets or the pedestrian corridor to maintain a consistent community visual image. Stone - Cultured Stone "Country Ledgestone - Caramel" #CSV-20007. Available from Cultured Stone Corporation, (800) 255-1727. Mortar - Davis Colors #5447. Available from Davis Colors, (800) 356-4348. Stucco (Community wall) - "Texcoat" finish and painted to match La Habra X-82, Hacienda. Precast Wall and Pilaster Caps - Color is "Pacific Coast Sandstone" #15W. Grout is Hydroment "Cameo by Bostic, Inc. Available from Napa Valley Cast Stone Systems, (707) 252-3933. Interlocking Concrete Pavers - "Basalite Cobble III".Holland Blend" Use 80mm thickness for streets and 60mm elsewhere. Color blend to be 45% Sandalwood, Granite Blend to match existing concrete pavers in Area F West. 45% Carmel, and 10% Marin. Neighborhood Street Lights/Poles - 5" round straight aluminum clam shell base _ cover. (Fixture shall be luminaire L60-70MH-6L-C-120-SF60-HS-Dh8-6N8TX AU components shall have block finish.) Bollard Lights - 42" high, 7" round, 70w metal halide lamp and cutoff option. Housing to have extruded or cast aluminum components. All components shall be powder-coated dark brown. Manufactured by Architectural Area Lighting, La Mirada, CA. (BOR-80). Bench - Transit Bay Series from Urban Accessories powder coated dark brown Bike Rack - Model D from Urban Accessories powder coated dark brown. Waste Receptacle - OT series from Urban Design Accessories powder coated dark brown Landscape and Open Space Design Guidelines • Page 18 SORRENTO EAST Architectural Design and Style Guidelines December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES TABLE OF CONTENTS Design ......................................................................3 1. Paseo-Green Court Homes (Neighborhoods 6,7,8) a. Site Planning b. Architectural Design II. Alley Loaded Single Family Homes (Portion of Neighborhood 10) a. Site Planning b. Architectural Design III. Front Loaded Single Family Homes (Neighborhood 11, Portion of N10) a. Site Planning b. Architectural Design IV. Attached Homes (Neighborhood 9) a. Site Planning b. Architectural Design Architectural Styles ..........................................................28 Lombardy Provence Tuscan Romagna Florentine Veneto Rustic Tuscan Village Italian Coastal Italian Country Italian SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 2 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES DESIGN The following Site Planning and Architectural Design Guidelines outline basic design principals that were created to help ensure quality development throughout the overall community. The Guidelines are intended to promote a varied yet cohesive residential environment with a strong focus upon the pedestrian and human-scale streetscapes. Development standards can be found in the Residential Site Development Standards table. Furthermore, architectural style specific design criteria are also provided to help illustrate the basic intent of the Italian and Provincial hilltop theme envisioned for the community. The guidelines in the following sections are intended for conceptual purposes only. Flexibility and design creativity are encouraged so long as the community concept is intact throughout the design of the residential neighborhoods. SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 3 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES Paseo Green Court Homes SITE PLANNING LOT ORIENTATION CLUSTERING UNITS Detached clustered housing is an innovative planning tool which can be used to de- emphasize the impact of garage doors, thus creating a more pedestrian friendly street scene. By clustering driveway access off a central drive aisle rather than a neighborhood street, fewer curb cuts are required. Detached clustered housing is encouraged throughout the Sorrento East neighborhoods. PRIVACY Privacy is an important consideration in residential site planning. Site design techniques should be used to the extent possible to preserve privacy while promoting social opportunities in residential neighborhoods. In particular, windows of homes should be located to minimize visual intrusion on neighbors' yards. Site design techniques, including landscaping, and placing high windows or no windows adjacent to private yard easements should be incorporated where appropriate to provide privacy to residents. Paseos offer an opportunity to residents for social interaction. At least one side elevation of the homes, in most cases, is placed along a Private Yard easement and is also retaining with a deepened foundation. Thus, these sides will not have architectural relief similar to the front elevations of the home. Locations of windows on these elevations should consider the neighbor's privacy as explained above. VISIBLE LOTS CORNER LOTS Homes plotted on corner lots should feature enhanced elevations that provide a similar level of detail to corner side elevations as the front elevation. Enhancements may include elements such as: SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 4 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES ? Principal window treatments; ? Decorative Shutters ? Decorative stone or brick accents ? Roof plane breaks; or ? Accent colors, materials and detailing. PERIMETER EDGE CONDITIONS On lots adjacent to perimeter streets, open space or other public areas, side and rear elevations that face such areas should be articulated and treated to provide visual interest to the edge condition. Particular consideration should be given to the treatment of second and third stories and roof elements. Articulation to visible side and rear elevations along perimeter areas can be achieved through the use of the following, but not limited to, elements: ? Upper story decks; Principal window treatments; ? Off-set wall planes; ? Roof plane breaks, ? Color blocking; ? Introduction of accent building materials and colors; ? Introduction of accent elements such as vents, out lookers, decorative shutters, and decorative grille work consistent with the front elevation; or ? Other similar features that provide visual accents to the side or rear elevation being enhanced. ARCHITECTURAL DESIGN INTRODUCTION The Architectural Design Guidelines for the residential areas of Sorrento East at Dublin Ranch are intended to facilitate the creation of diverse and varied streetscapes, while creating a cohesive sense of place in keeping with the overall traditional community design concept. BUILDING FACADE BUILDING FORM Variety in building forms provide diversity and visual interest to the neighborhood street scene and can be used to create a desirable human scale. At least one of the SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 5 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES following elements should be incorporated into the design of residential structures within Sorrento East Paseo Green Court Homes: ? Building wall planes, particularly on the street facing elevation, should be staggered to create interest along the street scene. ? Projections and recesses should be used to provide shadow and depth. ? Combinations of one, two and three story forms should be used to help to create variety in setback and overall building form. ? Roof lines should be varied in type, pitch, height and direction to create visual interest. BUILDING MATERIALS AND COLOR Building materials and color are important elements to the visual quality of homes with the neighborhoods of Sorrento East at Dublin Ranch. ? Building materials (including accent materials, roof materials, and paint colors) should be consistent with the architectural style of the residence. ? All surface treatments or materials should be designed to appear as an integral part of the design. Material changes should occur at inside corners, pop-outs or other reasonable location. Materials applied to any elevation should be returned to a logical point of termination at a perpendicular .change of plane - where practical, on the adjacent elevation. ? The color palette should be selected with the design objectives of avoiding monotony, providing a variety of colorful schemes, and promoting visual diversity. ? Selected finish materials should be appropriate in their use and application, and be durable and of quality. Homes adjacent to each other or immediately across the street from each other should not have the same color scheme or same body color. ROOFS ROOF FORM AND SLOPE Similar to building materials and color, roof form and slope are also important design elements in creating a well-developed street scene. ? Roof treatments should be consistent with the architectural style of the dwelling. ? Variety of roof design, color, and treatment is encouraged to provide visual interest to the neighborhood roofscape throughout Sorrento East at Dublin Ranch, including the use of gable, cross-gable, hip, or a combination of these roof forms. ? Likewise, variety in roof lines is encouraged to avoid a common roof line along neighborhood streets. SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 6 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES ? Repetitious gable ends framed side to side on rear elevations are discouraged along perimeter edges of residential neighborhoods, when visible from a public street. ? Broken roof pitches extending over porches, patios or other similar features are encouraged where appropriate to the architectural style. ROOF MATERIALS AND COLORS In order to avoid a monotonous roofscape appearance, a variety of roof colors are encouraged throughout the neighborhoods of Sorrento East at Dublin Ranch. ? Roof materials should be compatible with the architectural style of the residence. ¦ Permitted Roof Materials o Concrete Barrel Tiles u Clay or Concrete "S" Tiles ? Low profile S-tiles u Concrete Flat Tiles u Metal Roofs for bays or porches ¦ Prohibited Materials u Wood Shake ? Rolled roofing material ? Architectural Grade Composition Shingles GARAGES GARAGE PLACEMENTS Residential garages should be positioned to take access from drive aisles and court streets to de-emphasize their visual impact on the public street. This will allow the visually interesting features of the house to dominate the streetscape. All garage doors should be recessed a minimum of 4 inches behind the garage wall plane. GARAGE DESIGN Garages should be designed to de-emphasize their architectural prominence. Garages not taking access from a court or drive aisle should have garage doors that vary in design, and/or color as appropriate to individual architectural styles. DETAIL ELEMENTS ENTRIES The entry of a residential dwelling should be articulated as a focal point of the building's front elevation. Roof elements, columns, porticos, recesses or projections, SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 7 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES accent doors, door surrounds, window or other architectural features should be used to accentuate the entryway. PORCHES Porches provide pedestrian scale elements to the building massing and also allow for an area for residents to enjoy the outdoor climate. ? When provided, porches should be designed as an integral component of the building's architecture. ? Porches should be fully covered in one of the following ways: • Roof element and tile complimenting the residence • Second floor balcony or overhang BALCONIES The use of patio covers and upper story balconies provide an excellent opportunity for the articulation of facades, particularly along visible perimeter conditions (i.e., public spaces or streets). Upper story balconies provide further visual interest to the street scene by increasing the perceived setback of the upper story. ? Patio covers and balconies, if utilized, should be designed as an integral component of the architecture. ? Columns used in conjunction with the patio covers and balconies should be appropriately spaced and sized. PRINCIPAL WINDOW TREATMENTS At least one principal window is encouraged on front elevations. Principal windows are defined as having one of the following characteristics: ? Pop-out surround ? Recessed window: ? A bay window with projection and detailing appropriate to the architectural style of the residence; ? An enhanced sill: ? Head/jamb surround; u Accent column; ? Decorative shutters; ? Decorative balcony projecting forward of or flush with the wall plane; or ? Decorative metal window grille projecting forward of the wall plane. ? Decorative hood projecting forward of the wall plane SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 8 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES WINDOW TREATMENTS All other windows on the front elevations and visible side and rear elevations should feature some trim. Surrounds, headers or sills or be recessed. Windows with no trim or enhancement are not allowed. ARCHITECTURAL DETAILS Detail elements should be consistent with the architectural style. include, but are not limited to: ? Shutters; ? Enhanced sills; ? Decorative wood and metal railings or balconies; ? Decorative eaves; u Decorative rafter tails ? Door or window surrounds; u Decorative vents; u Outlookers, corbels, or supports; Li Quoins; ? Decorative raised panels; Li Decorative grille work; and ? Accent materials. GUTTERS AND DOWNSPOUTS Exposed gutters and downspouts should surface to which they are attached. Detail elements be colored to match or complement the MECHANICAL EQUIPMENT Special care should be made so that mechanical treatment does not detract from the architecture of the primary residence. Li Mechanical equipment such as air conditioners, heaters, television and radio antennas, and other such devices should not be mounted on any roof. Li Satellite dishes shall be located so that they are limited from view from the street or public way as much as possible. ? Mechanical devices such as exhaust fans, vents and pipes should be painted to match adjacent roof surfaces. ? Ground mounted air conditioning units should be screened from view from public streets, where possible. Landscaping, lattice, and fencing are acceptable screening techniques. SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 9 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES Alley Loaded Single Family Homes The following standards apply to alley loaded single family homes. As small lot single family homes in the Sorrento East development, this design concept is intended to create affordability by design, offering an alternative to attached homes that provides a similar size of home and also provides a private usable yard space to compliment the public open space within the project. Development standards are appended by City Ordinance found in the Residential Site Development Standards table. SITE PLANNING OVERVIEW It is important to create a street scene that provides visual quality and variety. The nature of alley design requires this to be accomplished by providing architectural massing relief through recessed garages, varying the planes between the first second and/or third stories and providing balconies and other architectural details and elements along the street. Along the paseos this can be accomplished by siting homes with varying setbacks and providing porches and or patios with courtyard walls. PRIVACY It is extremely important to pay close attention to the area between the homes as this area is used to provide the private yard space for each residence through the use of shared-use easements. The architect must pay close attention to the window placement on the first and second floors in order to ensure maximum privacy between homes. These homes should be viewed with an "active" and a "passive" side when placing windows and arranging rooms and uses. SIDE YARDS The homes shall be plotted so as to maximize the visual separation between homes within the project. © Care shall be given as to how windows between plan types align on side elevations. Where possible the visual sight lines between the homes shall be located to minimize visual intrusion on neighbor's yards. ? Air conditioner condensers are permitted to be located within the side yard setbacks where shared-use easements permit passage around the units but the condenser shall be on the property it serves. SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 10 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES ? Trash receptacles are permitted to be located within the side yard setbacks provided that they are screened from view by appropriate side yard fencing and have access to the street through an appropriate gate. REAR YARDS Since these are alley loaded homes they do not have traditional rear yards. The garages shall be placed a consistent distance from the alley and should be recessed where possible. However, driveway aprons should be eight feet or less in depth or eighteen feet or greater. ENCROACHMENTS Encroachments of up to three (3) feet are permitted into required yards. Items such as, but not limited to exterior stairs, air conditioning condensers, pool and spa equipment, porches, chimneys, bay windows, media centers, etc. may encroach 3' into the required setback of one side yard, provided a minimum of 36" flat and level area is maintained for access on one side of the house or building. Encroachments cannot extend beyond property lines. SLOPE AND GRADING CONSIDERATION It is the design intent of this project to work with the existing topography of the site. It is expected that there will be a balance between cutting and filling on the site. ? Grading of existing topography has already occurred under the previous approvals. ? It is preferable for lots to step in elevation along streets rather than across streets; stair stepping streets up the slope shall be avoided as much as possible. ? Homes located at the bottom of a slope shall be plotted so as to maximize the flat, useable portion of the year yard for the home. ? The use of retaining walls to take up the slopes between the lots shall be minimized. The use of deepened foundations is encouraged. The use of retaining walls to increase usable yard areas is acceptable. ARCHITECTURAL DESIGN OVERVIEW The purpose of this section is to provide guidance on the architectural design and massing of the various home plans within the community. Care and consideration should be given when plotting specific home plans on specific lots to insure a variety of massing, architectural style and color and material variation within the project. SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 11 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES MASSING The homes shall be articulated so that the massing of the perceived street scene of a neighborhood has variety and visual interest. This is applicable to the front, and street facing side elevations of the corner lots, as well as easily visible rear elevations such as those that back onto public streets outside the development. Unless it is not appropriate to the architectural style, this can be accomplished by providing a variety of both single double and third story elements. Solutions to achieve these goals include: ? Single story porch elements ? Second and third floor setbacks ? Variation in floor plan design ? Variation in roof lines ARCHITECTURAL FORM The use of various architectural forms is encouraged within the architectural vocabulary of the project. Examples of these forms are: ? Porches ? Balconies ? Bay windows Chimneys CORNER LOTS The building materials on the front facade should wrap to a logical termination point or perpendicular change of plane on the elevation adjacent to the exterior side yard. Typical enhancements may include: ? Principal window treatments like those found on the front elevations ? Additional decorative shutters Additional roof plane breaks ? Additional accent colors, materials and decorative detailing Accent elements such as vents, outlookers, and decorative grille work ? Other similar features that create additional visual interest PERIMETER EDGE CONDITIONS When homes are adjacent to perimeter streets, open space or other public spaces, side and rear elevations that abut these areas should be enhanced to provide visual interest to the edge condition. The architect should pay close attention to second and third stories. Typical enhancements may include: ? Principal window treatments like those found on the front elevations ? Additional decorative shutters ? Additional wall-plane breaks ? Additional roof-plane breaks ? Color blocking SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 12 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES ? Additional decorative detailing ? Other similar features that create additional visual interest on the exposed elevations REAR ELEVATIONS Due to the alley loaded nature of these homes, the rear elevation is of equal importance as the front elevation and should be treated as such. Typical architectural features may include: ? Principal window treatments like those found on the front elevations ? Additional decorative shutters ? Additional decorative architectural detailing ? Additional architectural materials as found on some front elevations u Color blocking ? Other similar features that create additional visual interest PORCHES AND DECKS Porches can be used as single story elements at the street or paseo elevations if they are incorporated into the architecture and rooflines of the home. ? A minimum of 20% of the homes should have front porches u Porches and decks shall be designed to reflect the appropriate scale and detail for the architectural style they are associated with. Li Porches shall be a minimum of three (3) feet in depth so that they are usable to the residents ARCHITECTURAL TREATMENT ELEVATIONS Where materials from one elevation terminate on an adjacent elevation, care and consideration shall be given to identify an appropriate terminus for the material. Material changes should occur at inside corners, pop-outs or other reasonable location. Materials applied to any elevation should be returned to a logical point of termination at a perpendicular change of plane - where practical, on the adjacent elevation. RECESS AND SHADOW Consideration shall be given on every elevation to providing opportunities for recesses and shadow lines to be created by the architecture of the home by varying the building plane or adding shade and shadow details. ARCHITECTURAL PROTECTIONS Appropriately scaled architectural projections are encouraged to provide additional massing forms on the various elevation styles. SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 13 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES STEPPING FORMS Where appropriate and possible, articulation should be created with portions of the first, second and/or third floors of the home being located behind or in front of each other. ENTRY STATEMENT Each home shall have an appropriately scaled entry element. These elements may include: ? Decorative surrounds ? Porches ? Porticos ? Garden walls and gates INTERIOR CONDITIONS (SIDE YARDS) Side elevations of the homes are, in most cases, placed along a Private Yard Easement and are also retaining with a deepened foundation. Thus these sides will not have architectural relief similar to the front and rear of the home. Locations of windows shall be considered as explained in the Privacy section of these guidelines. WINDOWS AND DOORS Windows and doors shall vary because of the various elevation styles required among the plan types. In addition, they should reflect restraint in the number of types, styles and sizes. Consistency of window and door detailing on all elevations must be maintained. ? On all elevations, openings shall be articulated with the appropriate head and sill detail as a minimum. Jamb trim can be added where appropriate. ? Shutters, if incorporated, should be traditional in design and sized appropriately for the window they are intended to serve. ? Window grids should be, appropriate to the architectural style of the residence ? Windows may be provided in various shapes and sizes provided that they are appropriate to the architectural style. ? Bay windows should be carried down to grade or express appropriate visual support of a cantilevered condition. The wall area of bay windows shall be detailed in a manner that is appropriate to the architectural style of the home. ROOFS A variety of roof plans and pitches is desired and will assist in meeting the massing and site criteria for this project. There are no stipulations for roof pitch, other than that the roof pitch should be appropriate to the elevational style of the home. ? Mechanical equipment is not permitted on the roof SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 14 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES ? Satellite dishes shall be located so that they are limited from view from the street or public way as much as possible. ? Roof penetrations for vents shall be on the rear side of roof ridges whenever possible. All vents shall be painted to emulate the color of the adjacent roofing material. ? Overhangs shall be consistent throughout the neighborhood and shall be appropriate to the elevational style of the home. ? Porch roofs shall be appropriate scale for the home's elevational style. MATERIALS AND COLORS Within a given architectural style, the exterior shall receive a consistent use of materials and colors. Accent materials such as brick and stone used on street facing elevations shall be returned to a logical point of termination at perpendicular change of plane - where practical on the adjacent elevations. Materials shall be used as details to compliment the various architectural styles, and may include: ? Stucco Wood Stone Veneer ? Brick Veneer High density foam Full metal roofs are prohibited, but metal roofing as an accent on a porch roof or bay window is permitted. Composition shingles, built-up or roll roofing or similar materials are prohibited. ACCESSORY STRUCTURES Accessory and garden structures are subject to the City of Dublin Building Code in effect at the time of construction. Development standards are appended by City Ordinance found in the Residential Site Development Standards table. SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 15 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES Front Loaded Single Family Homes The following standards apply to front loaded single family homes. As small lot single family homes in the Sorrento East development, this design concept is intended to create affordability by design, offering an alternative to attached homes that provides a similar size of home and also provides a private usable yard space to compliment the public open space within the project. Development standards are appended by City Ordinance found in the Residential Site Development Standards table. The following sections are intended for conceptual purposes; flexibility and design creativity are welcome, so long as the community concept is kept intact. SITE PLANNING OVERVIEW It is important to create a street or paseo scene that provides visual quality and variety. Front loaded homes with minimum setbacks and driveway aprons requires this to be accomplished by providing architectural massing relief through recessed garages, varying the planes between the first second and/or third stories and providing balconies and other architectural details and elements along the alley or street. Along paseos or where setbacks allow, this can be accomplished by siting homes with varying setbacks and providing porches and or patios with courtyard walls in addition to providing relief in the massing of the home itself. PRIVACY It is extremely important to pay close attention to the area between the homes as this area is used to provide the private yard space for each residence through the use of shared-use easements. The architect must pay close attention to the window placement on the first and second floors in order to ensure maximum privacy between homes. These homes should be viewed with an "active" and a "passive" side when placing windows and arranging rooms and uses. SIDE YARDS The homes shall be plotted so as to maximize the visual separation between homes within the project. SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 16 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES ? Care shall be given as to how windows between plan types align on side elevations. Where possible the visual sight lines between the homes shall be located to minimize visual intrusion on neighbor's yards. ? Air conditioner condensers may be located within the side yard setbacks. ? Trash receptacles are permitted to be located within the side yard setbacks provided that they are screened from view by appropriate side yard fencing and have access to the street through an appropriate gate. REAR YARDS The homes shall be plotted so as to maximize the rear usable portion of the lot for the homeowner's private open space. Air conditioner condensers may be located in the rear yards of these homes. ENCROACHMENTS Encroachments of up to three (3) feet are permitted into required yards. Items such as, but not limited to exterior stairs, air conditioning condensers, pool and spa equipment, porches, chimneys, bay windows, media centers, etc. may encroach 3' into the required setback of one side yard, provided a minimum of 36" flat and level area is maintained for access on one side of the house or building. Encroachments cannot extend beyond property lines. SLOPE AND GRADING CONSIDERATION It is the design intent of this project to work with the existing topography of the site. It is expected that there will be a balance between cutting and filling on the site. ? Grading of existing topography has already occurred under the previous approvals. ? It is preferable for lots to step in elevation along streets rather than across streets; stair stepping streets up the slope shall be avoided as much as possible. ? Homes located at the bottom of a slope shall be plotted so as to maximize the flat, useable portion of the year yard for the home. ? The use of retaining walls to take up the slopes between the lots shall be minimized. The use of deepened foundations is encouraged. The use of retaining walls to increase usable yard areas is acceptable ARCHITECTURAL DESIGN OVERVIEW The purpose of this section is to provide guidance on the architectural design and massing of the various home plans within the community. Care and consideration SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 17 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES should be given when plotting specific home plans on specific lots to insure a variety of massing, architectural style and color and material variation within the project. MASSING The homes shall be articulated so that the massing of the perceived street scene of a neighborhood has variety and visual interest. This is applicable to the front, and street facing side elevations of the corner lots, as well as easily visible rear elevations such as those that back onto public streets outside the development. Unless it is not appropriate to the architectural style, this can be accomplished by providing a variety of both single and double story elements. Solutions to achieve these goals include: ? Single story porch elements ? Second and third floor setbacks ? Variation in floor plan design ? Variation in roof lines ARCHITECTURAL FORM The use of various architectural forms is encouraged within the architectural vocabulary of the project. Examples of these forms are: ? Porches ? Balconies ? Bay windows ? Chimneys CORNER LOTS The building materials on the front facade should wrap to a logical termination point or perpendicular change of plane on the elevation adjacent to the exterior side yard. Typical enhancements may include: ? Principal window treatments like those found on the front elevations ? Additional decorative shutters ? Additional roof plane breaks ? Additional accent colors, materials and decorative detailing ? Accent elements such as vents, outlookers, and decorative grille work ? Other similar features that create additional visual interest PERIMETER EDGE CONDITIONS When homes are adjacent to perimeter streets, open space or other public spaces, side and rear elevations that abut these areas should be enhanced to provide visual interest to the edge condition. The architect should pay close attention to second and third stories. Typical enhancements may include: ? Principal window treatments like those found on the front elevations a Additional decorative shutters SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 18 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES ? Additional wall-plane breaks ? Additional roof-plane breaks ? Color blocking ? Additional decorative detailing ? Other similar features that create additional visual interest on the exposed elevations PORCHES AND DECKS Porches can be used as single story elements at the street elevations if the are incorporated into the architecture and rooflines of the home. ? Front porches are encouraged ? Porches and decks shall be designed to reflect the appropriate scale and detail for the architectural style they are associated with. ? Porches shall be a minimum of three (3) feet in depth so that they are usable to the residents ARCHITECTURAL TREATMENT ELEVATIONS Where materials from one elevation terminate on an adjacent elevation, care and consideration shall be given to identify an appropriate terminus for the material. Material changes should occur at inside corners, pop-outs or other reasonable location. Materials applied to any elevation should be returned to a logical point of termination at a perpendicular change of plane - where practical, on the adjacent elevation. RECESS AND SHADOW Consideration shall be given on every elevation to providing opportunities for recesses and shadow lines to be created by the architecture of the home. ARCHITECTURAL PROTECTIONS Appropriately scaled architectural projections are encouraged to provide additional massing forms on the various elevation styles. STEPPING FORMS Where appropriate and possible, the second floor of the home shall be located behind single story elements created either by some of the following: living space, garage space or porch elements. SORRENTO EAST AT DUBLIN RANCH AREA F • RESIDENTIAL GUIDELINES 19 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES ENTRY STATEMENT Each home shall have an appropriately scaled entry element. These elements may include: u Decorative surrounds ? Porches u Porticos ? Garden walls and gates INTERIOR CONDITIONS (SIDE YARDS) Side elevations of the homes are in most cases placed along a Private Yard Easement and are also retaining with a deepened foundation. Thus these sides will not have architectural relief similar to the front and rear of the home. Locations of windows shall be considered as explained in the Privacy section of these guidelines. WINDOWS AND DOORS Windows and doors shall vary because of the various elevation styles required among the plan types. In addition, they should reflect restraint in the number of types, styles and sizes. Consistency of window and door detailing on all elevations must be maintained. On all elevations, openings shall be articulated with the appropriate head and sill detail as a minimum. Jamb trim can be added where appropriate. ? Shutters, if incorporated, should be traditional in design and sized appropriately for the window they are intended to serve. ? Window grids should be appropriate to the architectural style of the residence u Windows may be provided in various shapes and sizes provided that they are appropriate to the architectural style. ? Bay windows should be carried down to grade or express appropriate visual support of a cantilevered condition. The wall area of bay windows shall be detailed in a manner that is appropriate to the architectural style of the home. ROOFS A variety of roof plans and pitches is desired and will assist in meeting the massing and site criteria for this project. There are no stipulations for roof pitch, other than that the roof pitch should be appropriate to the elevational style of the home. u Mechanical equipment is not permitted on the roof u Satellite dishes shall be located so that they are limited from view from the street or public way as much as possible. ? Roof penetrations for vents shall be on the rear side of roof ridges whenever possible. All vents shall be painted to emulate the color of the adjacent roofing material. SORRENTO EAST AT DUBLIN RANCH AREA F • RESIDENTIAL GUIDELINES 20 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES ? Overhangs shall be consistent throughout the neighborhood and shall be appropriate to the elevational style of the home. ? Porch roofs shall be appropriate scale for the home's elevational style. MATERIALS AND COLORS Within a given architectural style, the exterior shall receive a consistent use of materials and colors. Accent materials such as brick and stone used on street facing elevations shall be returned to a logical point of termination at perpendicular change of plane - where practical on the adjacent elevations. Materials shall be used as details to compliment the various architectural styles, and may include: ? Stucco ? Wood ? Stone Veneer ? Brick Veneer ? High density foam Full metal roofs are prohibited, but metal roofing as an accent on a porch roof or bay window is permitted. Composition shingles, built-up or roll roofing or similar materials are prohibited. ACCESSORY STRUCTURES Accessory and garden structures are subject to the City of Dublin Building Code in effect at the time of construction. Development standards are appended by City Ordinance found in the Residential Site Development Standards table. SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 21 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES Attached Homes The guidelines in the following sections are intended for conceptual purposes only. Flexibility and design creativity are encouraged so long as the community concept is intact throughout the design of the residential neighborhoods. SITE PLANNING LOT ORIENTATION PRESERVING VIEWS Careful building placement and street orientation can help protect visual quality for residents throughout Sorrento East at Dublin Ranch. Where feasible, preserving views, as well as creating vistas to other open space elements, is encouraged. PEDESTRIAN CONNECTIONS Due to the higher densities of attached units, special design consideration is needed to assure a high-quality living environment. In particular, convenient access to sidewalks and trails that lead to open space is important. Where appropriate, buildings should be grouped to create effective outdoor space and respect privacy of residents and adjacent uses. VISIBLE BUILDINGS PERIMETER EDGE CONDITIONS On buildings adjacent to perimeter streets, open space or other public areas, elevations that face such areas should be articulated and treated to provide visual interest to the edge condition. Particular consideration should be given to the treatment of second and third stories and roof elements. Articulation to visible elevations along perimeter areas can be achieved through the use of the following, but not limited to, elements: ? Upper story decks; ? Principal window treatments; ? Off-set wall planes; Roof plane breaks; SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 22 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES ? Color blocking; Li Introduction of accent building materials and colors; ? Introduction of accent elements such as vents, out lookers, decorative shutters, and decorative grille work consistent with the front elevation; or ? Other similar features that provide visual accents to the side or rear elevation being enhanced. ARCHITECTURAL DESIGN INTRODUCTION By the very nature of the product, attached projects function as small neighborhoods or communities. Each neighborhood should be designed for internal compatibility, using a blend of building types, harmonious architectural styles and a tastefully balanced palette of colors and materials. Regardless of its architectural style, the architecture of a building is comprised of four basic components. These architectural components consist of Building Facades, Roofs, Garages, and Detail Elements. Together, when these components are designed appropriately, a cohesive yet diverse residential neighborhood environment will be realized, consistent with the goals and objectives of Sorrento East at Dublin Ranch. BUILDING FACADE BUILDING FORM Human scale is a key factor in maintaining a pedestrian oriented neighborhood. This can be achieved through variety in building forms and by breaking up building shapes into multiple forms. ? Buildings should incorporate offsets both horizontally and vertically, minimizing expansive uninterrupted wall planes. ? Projections and recesses should be used to provide shadow and depth. ? Combinations of one, two and three story forms should be used to help to create variety in setback and overall building form. ? Roof lines should be varied in type, height and direction to create visual interest. BUILDING HEIGHT Buildings should incorporate height reducing elements such as: ? Stepping down of three-story buildings with the grade plane ? Offset stories to create one or two story roofed elements ? Material changes SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 23 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES PUBLIC FACING ARCHITECTURE All elevations visible from public streets and spaces should be treated as a "front" elevation and should include sufficient articulation of building walls. ARTICULATION Articulation and massing are particularly important to avoid bulky, barracks-like structures. The use of dormers, gables, building offsets, balconies, porches, and other articulation techniques are encouraged. BUILDING MATERIALS AND COLOR Building materials and color are important elements to the visual quality of homes with the neighborhoods of Sorrento East at Dublin Ranch. ? Building materials (including accent materials, roof materials, and paint colors) should be consistent with the architectural style of the residence. u All surface treatments or materials should be designed to appear as an integral part of the design. ? Material changes should occur at inside corners, pop-outs or other reasonable location. Materials applied to any elevation should be returned to a logical point of termination at a perpendicular change of plane - where practical, on the adjacent elevation. u The color palette should be selected with the design objectives of avoiding monotony, providing a variety of colorful schemes, and promoting visual diversity. ROOFS ROOF FORM AND SLOPE Similar to building materials, color, roof form and slope are also important design elements in creating a well-developed street scene. u Roof treatments should be consistent with the architectural style of the dwelling. u Variety in roof forms, ridge heights and direction of gables help to avoid monotonous roof lines along master planned streets and paseos. ? Roofs extending over porches, patios or other similar features are encouraged where appropriate to the architectural style. Li Gambrel and mansard roof forms are prohibited. ROOF MATERIALS AND COLORS In order to avoid a monotonous roofscape appearance, a variety of roof colors are encouraged throughout the neighborhoods of Sorrento East at Dublin Ranch. ? Roof materials should be compatible with the architectural style of the residence. SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 24 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES • Permitted Roof Materials ? Concrete Barrel Tiles u Clay or Concrete "S" Tiles Li Low profile S-tiles u Concrete Flat Tiles ? Metal Roofs for bays or porches • Prohibited Materials ? Wood Shake u Rolled roofing material u Architectural Grade Composition Shingles SKYLIGHTS Skylights are permitted, but should be designed as an integral part of the roof. White "bubble" skylights are not permitted. Skylight framing material should be bronze anodized or colored to match the adjacent roof. GARAGES GARAGE DOORS Garage doors should be recessed from the wall plane. DETAIL ELEMENTS ENTRIES Front entry doors and entryways should provide a focal point to each residential unit and should be protected with overhangs, recesses, porches, or trellises. COURTYARDS Courtyards are encouraged as they provide a transition from the public space of the street to the entrance of the dwelling. ? Courtyard walls, when provided, should be finished appropriately to match the adjacent structure and should appear as an extension of the architecture of the main building. u Stone, ceramic tiles, steps, recesses, cut-outs, or wrought iron accents appropriate to the architectural style of the residence are encouraged within the courtyard. SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 25 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES BALCONIES Balconies, when provided, should be designed to be in scale and proportion with the architecture of the adjoining building. ? Covered or trellised balconies are preferred. ? Balcony supports, if used, should be proportional to the size of the balcony. Balconies should be designed as an integral component of the architecture. ? Columns used in conjunction with the patio covers and balconies should be appropriately spaced and sized. ? Balconies are considered part of the building envelope and should conform to the setback criteria. WINDOW TREATMENTS Windows on the front elevations and visible side and rear elevations should feature trim surrounds, headers or sills. The style of windows should be compatible with the architectural style of the residence. ARCHITECTURAL DETAILS Detail elements should be consistent with include, but are not limited to: ? Shutters; ? Enhanced sills; ? Decorative lights; ? Decorative railings or balconies; ? Decorative eaves; Decorative rafter tails; Door or window surrounds; ? Decorative vents; ? Outlookers, corbels, or supports; ? Decorative raised panels; ? Decorative stone or brick; ? Decorative grille work; and ? Accent materials. the architectural style. Detail elements VENTS Type B vents for gas appliances, water heaters, and heating units should be painted to match the roof color. Such elements should be located to minimize visual impact to building elevations. SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 26 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES GUTTERS AND DOWNSPOUTS Exposed gutters and downspouts, when used, should be colored to match or complement the surface to which they are attached. MECHANICAL EQUIPMENT Special care should be made so that mechanical treatment does not detract from the architecture of the primary residence. ? Mechanical equipment such as air conditioners, heaters, television and radio antennas, and other such devices should not be mounted on any roof. When this is infeasible, effort should be made to screen the equipment as practical with a solid screen. ? Ground mounted air conditioning units should be screened from view from public streets, where possible. Landscaping , lattice, and fencing are acceptable screening techniques ? Satellite dishes shall be located so that they are limited from view from the street or public way as much as possible. METERS Where feasible, meters should be screened from view as not to distract from the architecture of the building. ? Natural gas meters should be grouped and screened behind walls or placed in cabinets. ? Electrical meters should be ganged and located behind doors. ? Screen walls and electrical enclosures should be designed integral to the project's architecture. SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 27 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES ARCHITECTURAL STYLES OVERVIEW The communities of the Sorrento East Specific Plan are conceived as a series of Italian hillside villages. The architecture is intended to evoke a sense of consistency and place from home to home rather than specific architectural styles. Landscape Architecture and grading within the project have been designed to further the theme of the village and encourage a sense of connectedness to the surrounding natural beauty of the area. Above are the various architecture design standards and the following will describe the main architectural elements of each which will provide guidance for architectural elements and materials that may be used on this project. The architectural styles included in the current Paseo Green Court Homes are Lombardy, Tuscan, Provence, Romagna, Florentine and Veneto. The architectural styles for the Alley Loaded and Front Loaded Single Family Homes in the current proposal include the following styles; Rustic Italian, Country Italian, Village Italian and Coastal Italian. The architectural style included in the current Attached Home community is Rustic Tuscan. SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 28 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES Lombardy Design IDENTIFYING CHARACTERISTICS ? Formal arrangement of building forms ? Mostly hipped roof forms w/ occasional shed or gable ? Predominantly barrel tile roofs STANDARD ELEMENTS Building Form Formal, symmetrical arrangement of two story forms with added one and three story wings. Roofs ? Typical Overhang: 9"-18" Typical Roof Slope: 3:12 - 4:12 Typical Roof Form: Predominantly Hipped Roof Forms with Gables or Sheds in feature locations ? Typical Roof Material: Barrel Concrete Tile Walls & Windows ? Stucco with a light texture Occasional use of hood element and deep sill supported by corbel Window grids facing all public streets and other locations in clear public view ? Garage doors setback 4" Details Decorative raised stucco panels at bay windows or upper floor projections Decorative metal railing ? Enhanced head, and sill details at windows ? Stucco over foam corbels at eaves ? Architectural vents ? Stucco over foam detailing ? Decorative shutters ? Enhanced entry surround ? Decorative Corinthian or Doric columns Colors ? Variety of rich "earthy" body colors with lighter or darker contrasting colors for trim and accent elements. ENHANCEMENT OPPORTUNITIES ? Additional detailing at exposed side and rear elevations where viewed from the public street or public way ? Additional detailing and elevational relief on corner lots SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 29 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES Provence Design IDENTIFYING CHARACTERISTICS ? Informal arrangement of building forms ? Mostly shed roofs with gable roofs in featured locations ? Predominantly barrel-tile roofs ? Decorative eave detailing STANDARD ELEMENTS Building Form ? Informal, asymmetrical arrangement of one, two, and three story building forms Roofs Typical Overhang: 9"-18" Typical Roof Slope: 3:12 - 4:12 L:j Typical Roof Form: Gable with varying Roof Planes ? Typical Roof Material: Barrel Concrete Tile Walls & Windows ? Stucco with a light texture ? Window grids facing all public streets and other locations in clear public view ? Garage doors setback 4" Details Enhanced entry surround Decorative stucco over foam Genoise -look treatment at select enhanced eaves ? Decorative metal Juliet Balconies ? Enhanced head, and sill details at windows ? Architectural vents at gable ends ? Decorative shutters ? Stucco over foam detailing Colors ? Variety of rich "earthy" body colors with lighter or darker contrasting colors for trim and accent elements. ENHANCEMENT OPPORTUNITIES ? Additional detailing at exposed side and rear elevations where viewed from the public street or public way ? Additional detailing and elevational relief on corner lots SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 30 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES Tuscan Design IDENTIFYING CHARACTERISTICS ? Informal arrangement of building forms ? Mostly shed and gable roofs with occasional hip at tower ? Exposed Rafter Tails Predominantly barrel tile roofs STANDARD ELEMENTS Building Form Informal, asymmetrical arrangement of one, two, and three story building forms Roofs Typical Overhang: 9"-18" Typical Roof Slope: 3:12 - 4:12 ? Typical Roof Form: Shed and gable with cantilevered Barge supported by Outlookers ? Typical Roof Material: Barrel Concrete Tile Walls & Windows ? Stucco with a light texture Window grids facing all public streets and other locations in clear public view ? Garage doors setback 4" Details ? Enhanced entry surround ? Decorative rafter tails at enhanced eaves ? Decorative metal railing Enhanced head, and sill details at windows ? Gable ends accented with Decorative rosette or outlookers ? Stucco over foam detailing ? Decorative shutters Colors ? Variety of rich "earthy" body colors with lighter or darker contrasting colors for trim and accent elements. ENHANCEMENT OPPORTUNITIES ? Additional detailing at exposed side and rear elevations where viewed from the public street or public way ? Additional detailing and elevational relief on corner lots SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 31 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES Romagna Design IDENTIFYING CHARACTERISTICS ? Informal arrangement of building forms ? Mostly shed roofs with occasional gable roofs in featured locations ? Exposed Rafter Tails ? Predominantly steep pitch roofs with flat tile STANDARD ELEMENTS Building Form ? Informal, asymmetrical arrangement of one, two, and three story building forms Roofs ? Typical Overhang: 9"eaves with tight rakes as occurs ? Typical Roof Slope: 6:12 - 8:12 ? Typical Roof Form: Shed with Gable ? Typical Roof Material: Flat Concrete Tile Walls & Windows ? Stucco with a light texture ? Window grids facing all public streets and other locations in clear public view ? Garage doors setback 4" Details ? Enhanced entry ? Select feature door or window with arch top ? Feature windows with head and sill trim ? Gable ends accented with decorative vents Decorative awnings ? Decorative shutters ? Stucco over foam detailing ? Decorative metal Juliet balcony railing Colors Variety of rich "earthy" body colors with lighter or darker contrasting colors for trim and accent elements. ENHANCEMENT OPPORTUNITIES ? Additional detailing at exposed side and rear elevations where viewed from the public street or public way SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 32 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES Florentine Design IDENTIFYING CHARACTERISTICS ? Formal arrangement within a complex whole ? Mostly hipped roofs with minimal shed and gable roofs in featured locations Predominantly steep pitch roofs with use of flat file STANDARD ELEMENTS Building Form ? Formal arrangement of individual building forms within a more complex whole Roofs ? Typical Overhang: 9"eaves with tight rakes as occurs ? Typical Roof Slope: 6:12 - 8:12 ? Typical Roof Form: Predominantly Hip ? Typical Roof Material: Flat Concrete Tile Walls & Windows ? Stucco with a light texture ? Minimal horizontal window grids L:J Garage doors setback 4" Details ? Enhanced entry ? Decorative stucco over foam detail at eaves ? Simple, head, jamb and sill trim ? Enhanced sill at feature window ? Select elevations with arched feature door or window Decorative shutters ? Stucco over foam detailing Decorative metal Juliet balcony railing Colors ? Variety of rich "earthy" body colors with lighter or darker contrasting colors for trim and accent elements. ENHANCEMENT OPPORTUNITIES ? Additional detailing at exposed side and rear elevations where viewed from the public street or public way SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 33 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES Veneto Design IDENTIFYING CHARACTERISTICS ? Informal arrangement of building forms ? Mostly Gable roofs with occasional shed roofs in featured locations ? Predominantly steep pitch roofs with use of flat tile STANDARD ELEMENTS Building Form ? Informal, asymmetrical arrangement of one, two, and three story building forms Roofs ? Typical Overhang: 9"eaves with tight rakes as occurs ? Typical Roof Slope: 6:12 - 8:12 ? Typical Roof Form: Gable with Shed ? Typical Roof Material: Flat Concrete Tile Walls & Windows ? Stucco with a light texture ? Minimal horizontal window grids Garage doors setback 4" Details ? Enhanced entry ? Decorative metal railing ? Simple head with no jamb or sill trim ? Enhanced surround at feature window Decorative shutters ? Stucco over foam detailing Decorative rosette or outlookers at gable ends Colors ? Variety of rich "earthy" body colors with lighter or darker contrasting colors for trim and accent elements. ENHANCEMENT OPPORTUNITIES ? Additional detailing at exposed side and rear elevations where viewed from the public street or public way SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 34 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES Rustic Tuscan Design IDENTIFYING CHARACTERISTICS ? Design cues from the regions of Toscana and Umbria ? Rustically styled homes are evocative of the Italian countryside ? Detailing tends to be rustic in keeping with the heavier materials such as stone that are used to enhance these homes. STANDARD ELEMENTS Building Form ? Informal, asymmetrical arrangement of one, two, and three story building forms Roofs ? Typical Overhang: 6-12"eaves Typical Roof Slope: 4:12 - 8:12; pitch breaks permitted at porches, minimum slope of 3.5:12 ? Typical Roof Form: Hip, Shed, and Gable ? Typical Roof Material: Concrete S-Tile Walls & Windows ? Stucco with a light texture ? Minimal or no window grids ? Window grids, if any, facing all public streets and other locations in clear public view u Recessed garage doors Details ? Fully rounded or segmented arch elements on select elevations ? Decorative metal railing ? Simple head and sill trim at windows ? Enhanced stucco over foam surround at feature arches ? Decorative shutters ? Decorative metal details at gable ends on select elevations Manufactured stone accents ? Stucco over foam detailing Enhanced window sill details at selected locations ? Decorative columns at porches ? Decorative exposed rafter tails Colors ? Variety of rich "earthy" body colors with lighter or darker contrasting colors for trim and accent elements. ENHANCEMENT OPPORTUNITIES L:j Additional detailing at exposed elevations where viewed from the public street or public way SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 35 December 2009 - ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES Village Italian Design IDENTIFYING CHARACTERISTICS ? Influenced by the character of the cities and villages in Italy Simplified style relies on a combination of traditional Italian elements and crisp architectural detailing to create a fresh architectural vocabulary Feature elements and low profile roofs that combine to create their quiet elegant style. STANDARD ELEMENTS Form & Roof: ? Low profile hipped roof forms with accent gables at selected locations 4:12 to 5:12 roof pitches; pitch breaks permitted at porches, minimum slope of 3.5:12 ? Minimum 12 inch eaves and minimum 8 in gable ends ? Flat concrete tile roofing Walls & Windows Stucco with a light texture ? Square or a minimum 2:1 proportioned vertical rectangular windows ? Typical grid pattern is 2/2 Window grids facing all public streets and other locations in clear public view ? Recessed garage doors Details ? Gable-end accents ? Architectural iron work ? Window surround details Stucco over foam detailing Awing details at selected windows ? Decorative shutters Enhanced window sill details at selected locations Colors ? Body: whites, light-tinted colors, and rich earth tones Trim: whites and lighter tinted colors that compliment the body color ? Accent: light or dark shades that contrast to the body color ENHANCEMENT OPPORTUNITIES ? Additional detailing at exposed side and rear elevations where viewed from the street or pedestrian way ? Additional detailing and elevational relief on corner lots SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 36 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES Coastal Italian Design IDENTIFYING CHARACTERISTICS ? Combining the coastal influences of the provinces of Sardinia and Campania ? More casual homes that have a crisp style that is light and fresh ? Simple massing forms and gable roofs are familiar architectural elements reminiscent of the simple, easy lifestyle near the coast. STANDARD ELEMENTS Form & Roof ? Hipped roof forms with accent gables L:J 4:12 to 5:12 roof pitches; pitch breaks permitted at porches, minimum slope of 3.5:12 Minimum 12 inch eaves and minimum 8 in gable ends ? Concrete'S' tile roofing Walls & Windows ? Stucco with a light texture ? Square or a minimum 2:1 proportioned vertical rectangular windows ? Typical grid pattern is 4/1 Window grids facing all public streets and other locations in clear public view ? Recessed garage doors Details ? Stucco wainscot detail Architectural iron work ? Simple head, sill and jamb details at windows Stucco over foam detailing Architectural medallions ? Decorative shutters ? Enhanced window sill details at selected locations ? Architectural arches ? Decorative door surrounds ? Decorative columns at porches Decorative rafter tails Colors ? Body: whites, light-tinted colors, and rich earth tones ? Trim: whites and lighter tinted colors that compliment the body color ? Accent: light or dark shades that contrast to the body color ENHANCEMENT OPPORTUNITIES ? Additional detailing at exposed side and rear elevations where viewed from the street or pedestrian way ? Additional detailing and elevational relief on corner lots SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 37 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES Country Italian Design IDENTIFYING CHARACTERISTICS ? Drawing from the provinces of Calabria and Abruzzo ? Homes incorporate uncomplicated detailing, rich S-tile roofing and appropriate decorative elements to create a familiar Italian vernacular. STANDARD ELEMENTS Form & Roof ? Hipped roof forms with accent gables u 4:12 to 5:12 roof pitches; pitch breaks permitted at porches, minimum slope of 3.5:12 u Minimum 12 inch eaves and minimum 8 in gable ends u Concrete'S' tile roofing Walls & Windows ? Stucco with a light texture ? Square or a minimum 2:1 proportioned vertical rectangular windows C] Typical grid pattern is 4/1 u Window grids facing all public streets and other locations in clear public view ? Deep set garage doors Details ? Stucco wainscot detail ? Architectural iron work u Simple head, sill and jamb details at windows u Stucco over foam detailing ? Architectural medallions u Decorative shutters ? Enhanced window sill details at selected locations ? Decorative exposed rafter tails Colors ? Body: whites, light-tinted colors, and rich earth tones ? Trim: whites and lighter tinted colors that compliment the body color ? Accent: light or dark shades that contrast to the body color ENHANCEMENT OPPORTUNITIES ? Additional detailing at exposed side and rear elevations where viewed from the street or pedestrian way ? Additional detailing and elevation relief on corner lots SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 38 December 2009