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HomeMy WebLinkAboutOrd 07-10 Approving a PD-Planned Development Rezone and Related Stage 1 / Stage 2 Development Plan Amendments for the Sorrento East Project PA 08-002ORDINANCE NO. 7 -10 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN ~*******~~**~ APPROVING A PD-PLANNED DEVELOPMENT REZONE AND RELATED STAGE1/STAGE 2 DEVELOPMENT PLAN AMENDMENTS FOR THE SORRENTO EAST PROJECT PA 08-002 THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS: Section 1. RECITALS A. The Sorrento East project site is located in Dublin Ranch Area F. Through Ordinance 12- 04, the City Council adopted PD-Planned Development zoning and a related Stage 1 Development Plan which, among other approvals, established the maximum number of residential units for Dublin Ranch Area F at 1,290 units. B. Through Ordinance 24-05, the City Council amended the Ordinance 12-04 Stage 1 Development Plan to increase the maximum number of residential units forArea F to 1,351, with 240 units allocated north of Gleason Drive and 1,112 units allocated south of Gleason Drive. Ordinance 24-05 also adopted a PD-Stage 2 Development Plan for the area south of Gleason Drive consisting of the Sorrento East and West development with 688 and 423 units, respectively. Subsequently by administrative amendment the overall number of units for Sorrento East and West was revised to 1,112 with 694 units allocated to the east and 418 units allocated to the west. C. The Sorrento East project amends the previously approved PD-Stage 1 and Stage 2 Development Plans to reduce the residential units from 694 to 581 units, revise the unit mix from mostly attached to mostly detached units, and reconfigures the neighborhood layout around a more centrally located neighborhood park site. Section 2. FINDINGS A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows: The Sorrento East P/anned Development Zoning, including a Stage1/Stage 2 Development P/an amendment, meets the purpose and intent of Chapter 8.32 in that it maintains the residential character and medium density of the previously approved development plans while providing a more diverse mix of residence types through an increased percentage of detached units with private yards. The amended development plans maintain a desirable use of land that complements surrounding land uses, particularly through the central open space pedestrian corridor connection to the adjacent Sorrento West development. 2. The PD rezone with amended Stage1/Stage 2 Development Plans for Sorrento East will be harmonious and compatible with existing and potential development in the surrounding area in that the Project continues to reflect and implement the type and scale of development envisioned in the General Plan and Eastern Dublin Specific Page 1 of 6 Plan. The Project is generally similar to the character and density of the previously approved development. It provides attractive and interesting development on its four street frontages and maintains pedestrian connectivity to its companion residential development in Sorrento West through the central open space corridor. B Pursuant to Section 8.120.050.A and B of the Dublin Municipal Code, the City Council finds as follows: The PD rezone with amended Stage1/Stage 2 Development Plans for Sorrento East will be harmonious and compatible with existing and potential development in the surrounding area in that the Project continues to reflect and implement the type and scale of development envisioned in the General Plan and Eastern Dublin Specific Plan. The Project is generally similar to the character and density of the previously approved development. It provides attractive and interesting development on its four street frontages and maintains pedestrian connectivity to its companion residential development in Sorrento West through the central open space corridor. 2. The Project Site is physically suitable for the type and intensity of the zoning district being proposed in that the Project maintains the general character and density of the previously approved development and will implement all adopted CEQA mitigation measures identified in the prior EIR and MND related to potential environmental impacts associated with development of the site. With four street frontages the Project site is highly accessible and provides for extensive pedestrian mobility through sidewalks and the central pedestrian corridor. 3. The PD rezoning with amended Stage1/Stage 2 Development Plans 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 because the Project will comply with all applicable development regulations and standards and will implement all applicable mitigation measures in the prior EIR and MND. The CEQA Addendum for the Project identified no potential for significant environmental impacts beyond those in the previous analyses. 4. The PD rezoning with amended Stage 1/Stage 2 Development Plans is consistent with the Dublin General Plan and Eastern Dublin Specific Plan in that the amended development plans remain consistent with the Medium Density Residential uses and densities and reflect the designated Neighborhood Park. C Pursuant to the California Environmental Quality Act, on April 20, 2010 the City Council adopted Resolution No. 46-10 adopting an Addendum to the Eastern Dublin EIR and 2000 Area F Mitigated Negative Declaratio Considerations for the Sorrento East Project, reference. n and a related Statement of Overriding which resolution is incorporated herein by Page 2 of 6 Section 3. ZONING MAP AMENDMENT. Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Dublin Zoning Map is amended to rezone the following property ("the Property") to a PD-Planned Development district: 68 gross acres within APN 985-0053-003-00. A map of the rezoning area is shown below: ~~c~s~~~ .~ / ~~}\(~.-u CQ~\"C , .~ -A~ nr41~ i"' toc~cHnRr SIRHEF Section 4. STAGE 1/2 DEVELOPMENT PLAN APPROVAL The current regulations for the use, development, improvement, and maintenance of the subject property are set forth in the Ordinance 12-04 PD-Stage 1 Development Plan as amended by Ordinance 25-04, and in the Ordinance 25-04 PD-Stage 2 Development Plan. Amendments to the PD-Stage 1 and Stage 2 Development Plans, as set forth below, are hereby approved. Any amendments to the approved PD-Stage 1/Stage 2 Development Plans shall be in accordance with Section 8.32.080 of the Dublin Municipal Code. Amendment to PD-Stage 1 Development Plan Ordinance 12-04, as amended by Ordinance 24-05. This Ordinance amends Ordinance 12-04, as amended, and supersedes Ordinance 24-05, Section 4, "Stage 1 Planned Development Zoning Amendment to Ordinance No. 12-04", to decrease the maximum number of units for the portion of Area F south of Gleason Drive (Sorrento East and West) from 1,112 units to 999 units. Specifically, the Stage 1 and Stage 2 Planned Development Rezone Amendment booklet dated December 18, 2009 as it relates to Sorrento East only which Ordinance 12-04 incorporates by reference is amended as follows: Page3of6 1. Line 4 on the table on Page 4 of the "Stage 1& 2 Development Plan/Planned Development rezone Project Description" is revised to read: "- south of Gleason Drive 110.6 acres 1106 du* 105.0 acres 999 du" 2. The last line of the table on Page 4 of the "Stage 1& 2 Development Plan/Planned Development rezone Project Description" is revised to read: "Total 289.3 acres 1426 du 285.4 acres 1177" Amendment to PD-Stage 2 Development Plan Ordinance 24-05. The following is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance which amends and replaces the Stage 2 Development Plan adopted in Ordinance 24-05 as to the Sorrento East Project site only. The Stage 2 Development Plan consists of the items and plans identified below, many of which are contained in the bound booklet "Stage 1& 2 Planned Development Rezone Amendment", dated December 18, 2009 (hereafter PD Booklet), attached as Exhibit A to Attachment 2 and incorporated by reference to the April 20, 2010 City Council Staff Report. 1. Statement of compatibility with Stage 1 Development Plan. The Sorrento East Stage 2 Development Plan is consistent with the Stage 1 Development Plan for Dublin Ranch Area F, as amended, in that it provides for Medium Density Residential uses and density with a Neighborhood Park, and open space corridor as approved in Ordinance 12-04, as amended. 2. Statement of uses. Permitted, conditional, accessory and temporary uses are allowed as set forth in R-M Multi-Family Residential District including a public park and open space. 3. Stage 2 Site Plan. The Stage 2 Site Plan for Sorrento East is set forth below: 1~ ~ ~l ~ ~ - ~~~ _ f~.~- ~`,.~ ~VpS - --_ ._ , ~, ~ ._... _ ~ ~ Ce N ~J '_"" ."_' _ ,n~al 114~_~ -\.t ~ .lt•; ~ ~T ...~„~ '- ' . -.. ` ~~ . i ., __ a .' ` , ~ ~„ ~~ ~ 1 !~-$~` ~ ::. r ` ~.-~ 5 ~ w ~ f i 1 ~ f y.grF~~t l,TU+"+ /~w~~~t ~ i . !z-1'_ 4i k~_. °' ~l 'ti~'.""9~~I~::'~`l ~R~~4.f' ; . .. .Jt: . E]QaTL\G LA.\'D V SE s:~L~tAR1' i.ze;.,.n..,r~ w. ~1 c . ~ ~ ~ ., 19ed.u~ avrR~rAmnx O~cS E. . 6 Sv l:d+- .3au~c. ke~ihb<-haEPat . ? - ~ i .:A :OTiL b.e a0.. E9 h .l.i.tr> 1..6~ba-u. tl .~d1 _. ~~.t... ~S,_.l. d ~` % " 4 F Y •; j: ~~571\G~°E1GF6SOAH[KJDSI.M.\SARY 'c ...`T~~ ~~ . ~=...s s '~°~ • _ r: F .N.,.. .~ ~ I~ t3cuM D-mf~tnsrt. tm~asami~« uartv~ ~u" d~•a+i~ lacs ::v@rt F+ . I Tesnhe.ue ! ,~/I)(f. r.Lae .'.I.Se< :ISa: Il.6e: I Eis`fE~T.~Ry .:s/ .. .L'u~„ t~ ~s t'.Sa. a)e j ~F' o.. ~ise ~:• :w `~EICiHBORHCXJD~ S ifn~L . R Orw:Dm ~ -a s ~~_ . 18.` PAR.f: 1 t~'OT.iPAA~ a ;Dt.G~xt~' . . _. .. ~ /~ 'e•M~i 'a3 .. li! ._ :.~.E. i ~.r ~f in.-;,:,,,.:: ~ f YRGPO ED LL~ I,SE ~L3LNAFtY ~.~~~z ~ ~f . . _ `ti`~~SSi~~~{4'~i-~~' S j ~ ,.~~.~ z ~ ~L~ ~ ~a~ ~#~. t ~~~ ~ +~.{~ ~' ~ V'n~ tmL«dPz.i L~ .r ~~~~~J~ %1 ~ ! Tp .E ...~ { . .: I ~. c .3' .Y^ 4. C ' ~ : O~ 3~aa.~. ~ _8.~~~ -.v~- ffi'~,Y ~ ~ . ~~ {~ ~ PROPO.iEDlEIGE~ORHOOD ^.~LVARS. "~ . } aC/ ~' '~ ~ +-t ~. ~ ~ ; ~ ~~ ~ . a; -r:~° ~/^ ~ . S - N ,: - \ ~ . L ti IN ..~ 4 ~l""' a~) ., ~~~~~ ~.~ i~ n~~~~~~ 4~~-`~ ,,,,, / .. . 1' ~ -w+.~.~ •~~-.~~ y ` p~ ( d `t'°t `'1 4~'~~ ~ ... .~ -~,. - ``~.' .d h ~ ~-~rL~~ ti.ab~,Ji ~ - ~ ~_ .} ~~1T~ ~"^^^....g-.-w«-.-.= ,:.,<.~ . . ..e.:.- ~,,~ .~ + \ -r --~~ _~ , "'-^`.' .:.-...~..,_ ,~.1 - - --'„~`~-. ; ~~~ ~ ~ :b~.YmM b i • T~3e . .rc O+«mCa,ux D<.ssted ~yC.v >q ~ <mcC-.~. }v<k ~::de: lc~,~s Sm~k = 7~..~~<d S:a~'s ~i F.mih. D.:.caM r.Anr F!> ~Oa.n _9a: li._r. ' . G~~v~{xa Ciae - ~ ~~D i::. ... l-1 ... .. . , ~r~r 'D. Gr.f Y:.:• 1:.- .. ._n .~ _ S 9~ Page 4 of 6 4. Site area, proposed densities. The gross and net area of the Stage 2 site, maximum densities and maximum numbers of residential units by type are set forth in the Table 3 below: Table 3: SArrente East - NPinhhnrhnnrl S~~mm~rv PA 04-042 PA 08-002 Units Units Acres Acres Density Density (net) Neighborhood - Unit Type +/_ ~r (gross) (net) (gross) 6- Detached/Green Court 75 +27 102 10.8 9.2 9.4 du/ac 11.1 du/ac 7- Detached/Green Court 94 +1 95 10.0 8.5 9.5 du/ac 11.2 du/ac 8- Detached/Green Court 148 -10 138 11.4 10.8 12.1 du/ac 12.8 du/ac 9- Townhomes/Tuck-Under and/or Stacked Flats 117 -49 68 6.6 4.9 10.3 du/ac 13.9 du/ac 10 - Sin le Famil Detached 260 -148 112 14.9 13.2 7.5 du/ac 8.5 du/ac 11 - Sin le Famil Detached n/a +66 66 7.4 7.2 8.9 du/ac 9.2 du/ac Pedestrian Corridor 0 .6 .5 Communi Recreational Facilit 0 .6 .6 Total 694 -113 581 62.3 54.9 Density 11.12 du/ac 9.3 du/ac 10.6 du/ac 5. Development Regulations. See Stage 1 and Stage 2 Planned Development Rezone Amendment, December 18, 2009, Land Use Criteria Tab, Pages 1 and 2. 6. Architectural Standards. See Stage 1 and Stage 2 Planned Development Rezone Amendment, December 18, 2009, Design Guidelines Tab, pages 1-38. 7. Preliminary Landscaping Plan. See Stage 1 and Stage 2 Planned Development Rezone Amendment, December 18, 2009, Design Guidelines Tab, pages 1-18. 8. Phasing Plan. No specific phasing is required. Any project phasing shall be established at the time of grading permit issuance for individual neighborhoods. 9. Inclusionary Zoning Regulations. The Project's inclusionary requirements have been satisfied through credits for affordable housing built in The Groves project. Section 5. Pursuant to the Dublin Zoning Ordinance, section 8.32.060.C, the use, development, improvement, and maintenance of the Project area shall be governed by the provisions of the closest comparable zoning district as determined by the Community Development Director and of the Dublin Zoning Ordinance except as provided in the Stage 1/Stage 2 Development Plans, as amended. Section 6. EFFECTIVE DATE AND POSTING OF ORDINANCE This Ordinance shall take effect and be in force thirty (30) days from and after the date of its passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. Page 5 of 6 PASSED, APPROVED AND ADOPTED this 4th day of May, 2010 by the following vote: AYES: Councilmembers Biddle, Hart, Scholz, and Mayor Sbranti NOES: None ABSENT: Councilmember Hildenbrand ABSTAIN: None ~ ~ ,w..-- . . Mayor ATTEST: / ` ~ ~~ ~ ~~ City Clerk Ord. No. 7-10, Adopted 5-4-10, Item 4.2 Page6of6 /4,*_ion RECEIVED gal SORRENTO EAST AT DUBLIN RANCH AREA F 0 REGENT PROPERTIES 1 t990 San VIcenle Blud.. SsFie 20.0 Las Angeles, California 9o0.19 FEB 2 ?, 2010 DUBLIN PLANNING 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 wr 4- 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 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: 925-084-0220 FAX: 925-846-9645 CONTACT: FRANK BERLOGAR JOINT TRENCH UTILITY CONSULTANT: ROBERT GRAY & ASSOCIATES 4683 CHABOT DRIVE #150 PLEASANTON, CA. 94588 TEL: 925-063-8873 FAX: 925-734-0233 CONTACT: ROBERT GRAY LANDSCAPE ARCHITECT: R3 STUDIOS 57 MONTAGE COMMONS SUITE 201 LIVERMORE, CA 94551 TEL: 925-294-4190 FAX: 925-294-0059 CONTACT: ROMAN DE SOTA EXHIBIT A TO ATTACHMENT 2 Ranch !ircaF Dz.. Podium Z A9 V/N 4 plus basementlgarage (living areas may occur in basement/garage level) ?? Z- N N Z m i�1 Z W Z C7 �, N/A 50 sf minimum deck or patio w15' minimum dimension z 1.5 spaces/1 bedroom or less (includes .5 guest space) 2 5 spaces/2+ bedrooms (includes .5 guest space) a h 5 ti Z a 3 plus basement/garagelliving space .— ,— Z "— BD o Z io u] ' Z.iu W ] 10' building to building 8' patio to patio 28' Patio wl6' min. dimension in one orientation or deck w15' min. dimension in one orientation ZCO 1.5 spaces/1 bedroom or less (includes .5 guest space) 2.5 spaces/2+ bedrooms (includes .5 guest space) Alley Loaded Detached 2,100 S.F. 40' o io io 4' 4', 3' at curb return on corner lots io F., LL ? ¢ 28' 150 s.f. area including an area measuring at least 8' x 10' 2 covered and 1 guest ZZ Front Loaded Detached 1 _ m Oo N M W [U 4' 3' at curb return on corner lots Er, N O re, in _ _ W L- _ 19 Q 28' 150 s,f. area including an area measuring at least 8' x 10' 2 covered and 1 guest Z Paseo-Green Court 00 tfrl 1,300 S.F. 40' en r r0.1 04 r 5', 3' at curb return on corner lots 5', 3' at curb return on corner lots 5', 3' at curb return on corner lots in O Z M _ W �. _ n Q 28' 100 sfarea including an area measuring at least 8' x 8' 2 covered and 1 guest Z ProducULot Criteria Neighborhood Lot Size Min. S.FA nl lai Maximum Buildino Heioht (z) ICI Maximum Number of Stories 1'I Min. Bldg. Setback from Grafton St, Central Pkwy, Lockhart St, and Gleason Dr R.O.W. 19I (5) (A2)1Dl C y O � It Rear Porch Min. Bldg. Setback from Other Street R.O.W. (4) 15i i67 (41)IDl Front Side Rear Porch Min. Bldg. Setback from Drive AislelPrivate Street/Alley/Common Driveway 17110I Min. Bldg. Setback from Interior Property Line (mil Encroachments Accessory Structures Patio Walls Minimum Building Separation (A2) Building to Building Garanr Fare to Coracle Fare Minimum Private Usable Open Space (8) Required Parking 0)1121 Single Family Detached '10' Condominiums-Townhomes 111 EastDevStandar.-07 December 18, 2009 SORRENTO EAST AT DUBLIN RANCII AREA F RESIDENTIAL SITE DEVELOPMENT STANDARDS W h z z towers (without living space), and elevator T E -10 a 5 u▪ 'I L G) • E 3 w • UI a 2 ✓ K ▪ v E E • a)E c E o o '5 Z 4] (Al) Setbacks measured between building foundation and right-of-way. 0) 5 co U C E fl 0 0 O rn 0 O V U_ E E A OI C v 0 L_ 3 a co O o E '0 Y 0 2 N 5 Subject to Building Code requirements for access. Mi (4) These setbacks apply to all lots, including corner lots. (5) Setbacks subject to review and approval of Building Official for Building Code and Fire Code issues. E 3 L t O O y HC ▪ p Yo 32 N U d `m E C d v O) m -E N L N • UI N _2C m b L -O 0 U O a n rn "o E c N N -0_c j E -O p O N v i d ° m a N -. o 4,1m -= N ` U U" >> 0 5 a E E a;mfl _c a t OIL N N .5' 2- d N O L 0-)O) .c 6I 9 t a L C E N m m p -° v E 8, Mc o nm . N T." Eo 0 ❑ E "O 's N O L s t Wv O -°o -mc UC O%' LUO) ' 0. a 0 0 C ,p '5 y -c p ro cop o a, -0 L c d C U � � v o 0 L �_ E: o 'E_ 1.0 Eia ^ a m 0 Curbside parking may be counted toward required number of guest spaces. rn (t 0) A minimum of two parking spaces shall be covered. SORRENTO EAST AT DUBLIN RANCH Landscape and Open Space Guidelines December 2009 51166 12 Sorrento East at Dublin Ranch Dece►nher 1009 4- SORRENTO EAST LANDSCAPE AND OPEN SPACE GUIDELINES TABLE OF CONTENTS Entries 3 Corner Monuments 4 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 5gb Sorrento East at Dublin 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 Spree 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. 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 comer 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 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'-O" high by 7-0' square stucco veneered portico that matches Sorrento West in size and shape. The file 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. Cypress --- Recessed sign location with tile backing T-0" Square Tile roof with rafters Corner Monument structure with stucco veneer. Color to compliment architecture (earth tone) 2' x 2r-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. Ca11 boxes are provided to allow guest communication with owners and guest access to the neighborhood. 1..R' RV Store Oecaxabre Meld MehaW Gale Veneer Marian wail OewraGs Mel Veh'gaar Gape 2V-0' , 16.0' , IIP-0' Large Gaaa Tan Large ONee Tr L7pees - "- T-- Si Moe sander meden rrel Stone reneer entry *ea - see .. see ieage l'ae[L57v rnepewsw Ls2.0 - crpreee Owasso.e, n.ml p daM" "wee - ..�w gpa. w hedge e.m R:ue xehn COW m ee ark hroan 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 2 9 mat 4101, 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. I 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 (011 Ig Sorrento East ca Dublin Rai'icll December 2 19 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. Wall elevation; Color end Man to melon Sorrento 1 6'-6" High stone veneer pilaster with concrete cap: Color and finish to match Sorrento 1 (Gleason Drive. Lockhart Street, Grafton Saws!) 6'-0" Precast Concrete wall with stone veneer pilaster U111111111111111111111111111111 lm.. t.t...n.,%tomm -_ Cppr metal to be dark tfrown 6-0" High painted metal fence Collector Streets - Grafton Street and Lockhart Street Walt height transition at pilaster only 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 Landscape and Open Space Design Guidelines • Page 9 Sorrento East at Dublin Hunch 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, 3'-0" high decorative metal fences over 3'-0" high stucco veneer walls are utilized to provide privacy and light to the residents. 5lucoo veneer color le rxrnplimenl arohitecWre. Concrete cop to match Sorrento 1 36* hg. stare veneer pilasters. Slone to meld. Sorremo 1 Pllaslers to occur al slep5 0117 2'-6" high stucco veneer retaining wall with precast cap and 3'-4" high stone veneer pilasters with cap (wall to change elevation at pilasters only) {Along Central Parkway only) Landvcape and Open Space Design Guidelines • Page 10 tolo Cog Sorrento East at Dublin Ranch Decemb009 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 3'-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. 0* Landscape and Open Space Design Guidelines • Page 11 Sorrento East al 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 68 q) iz8 Sorrento East at Dublin Ranch December 2009 Fadng sheeb'publ.u. 4' high opaque panel with 2' high laid e. Etera[ion: Between units 6'-0' High Good Neighbor Fence - Neighborhoods 6, 7, 8, 10 & 11 (Rear side of units) GENERAL LANDSCAPE SPECIFICATIONS Plant Palatte Grade Transition Concept 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 triangulate N/A N/A STREET TREES Celtis occidentalis Pistacia chinensis Platanus x acerifolia 'Bloodgood Pyrus calleryanas "New Bradford' Litmus parviflora 'True Green' SCREEN TREES Laurus nobilis 'saratoga' Melaleuca sp. Pinus pinea Cedrus deodora Quercus agrifolia FLOWERING ACCENT TREES Prunus spp. Magnolia sp. Lagerstroemia faurei Malus sp. Prunus sargenti lcolumnaris' Pyrus calleryana chanticleer common hackberry chinese pistache ' London plane tree 15 Gallon 15 Gallon 15 Gallon flowering pear 15 Gallon Chinese elm 15 Gallon grecian laurel flax - leaf paper bark tree stone pine Deodor cedar coast live oak flowering plum magnolia crape myrtle flowering crab apple columnar sargents cherry flowering pear 15 Gallon 15 Gallon 15 Gallon 15 Gallon 15 Gallon 15 Galion 15 Gallon 15 Gallon 15 Gallon 15 Gallon 15 Gallon N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Landscape and Open Space Design Guidelines • Page 13 (rT (f Sorrento East at Dublin Ranch December 2009 .+w w oNvy 01,111 ill FOCAL TREES Betula pendula Cupressus sempervirens Liquidamber styraciflua Olea europaea (fruitless variety) NARROW UPRIGHT TREES Arbutus `marina' Cupressus sempervirens Carpinus betulus 'fastigiata' SMALL FLOWERING TREES Juniperus torlosa Arbutus unedo Camellia Rhaphiolepis `majestic beauty'. Prunus caroliniana BACKROUND/ FOUNDATION SHRUB Arbus Unedo Arctostaphylos species Rosmarinus 'Tuscan Blue' Feijoa sellowiana Grevillea canberra 'noellii' Lavatera species Osmanthus fragrans Leucophyllum sp. Westringia fruticosa Viburnum tinus INTERMEDIATE SHRUB Azalea Cistus sp. Dietes sp. Salvia spp. CalIistemon'little john' Nandina domestica'compacta' Tagetes lemmonnii Phormiun sp. Teucrium fruticans Rhaphiolepis indica Rosmarinus sp. Rosa Asplenium bulbiferum european white birch italian cypress sweet gum olive ncn Italian cypress hornbeam Hollywood juniper strawberry tree camellia NCN Carolina plum Strawberry tree manzanita rosemary Pineapple guava NCN Tree mallow Sweet olive ncn ncn viburnum azalea rockrose Fortnight lily sage dwarf bottle brush dwarf heavenly bamboo Mexican marigold New Zealand flax germander Indian hawthorn rosemary rose Mother fern 15 Gallon 15 Gallon 15 Gallon 15 Gallon 15 GalIon 15 Gallon 15 Gallon 15 gallon 15 Gallon 15 Gallon 15 Gallon 15 Gallon 15 Gallon 5 Gallon 5 Gallon 5 Gallon 5 Gallon 5 Gallon 5 Gallon 5 Gallon 5 GalIon 5 Gallon 5 Gallon 5 Gallon 5 Gallon 1 Gallon 5 Gallon 5 Gallon 5 GaIlon 5 Gallon 5 Gallon 5 Gallon 5 Gallon 2 Gallon 5 Gallon N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 4'o.c. 3'o.c. 3'o.c. N/A 5'o.c. 4'o.c. 4'o.c. 4' o.c. 3'o.c. 3' u.c. varies 3' o.c. varies 3' o.c. 2' o.c. 4' o.c. varies 3' o.c. N/A varies varies. varies „a, Landscape and Open Space Design Guidelines • Page 14 )) rig Sorrento East at Dublin Ranch Decernber 2009 FOREGROUND SHRUB Agapanthus sp. Aloe sp. Penstemon spectabilis Phlomis species Punica granatum Phormium sp (dwarf variety) Tuecrium sp. Hemerocallis sp Lavandula sp. Myrtus communis Anigozanthos sp. Liriope sp. VINES Campis radicans ' Monbal' Distictis species Gelsemium sempervirens Jasminum polyanthum Parthenocissus tricuspidata Wisteria species Rosa GROUNDCOVER Arctostaphylos species Lantana montevidensis Rosa sp. coprosma kirkii Erigeron karvinskianus Fragaria chiloensis Mahonia repens Myoporum parvifolium Rosmarinus sp. Teucrium chamaedrys Trachelospermum asiaticum Verbena GRASSES Juncus species Miscanthus species Penisetum species Stipa tenusissma Calamogrotic foliosa Carex species Helichtotrichon sempervires Festuca sp. Chondropetalum sp. TURF Fescue by Classic Turf lily of the Nile aloe Bearded tongue Phlomis Dwarf non fruiting pomegranite New Zealand flax germander daylily lavender myrtle kangaroo paws blue lily turf trumpet vine trumpet vine Carolina jasmine pink jasmine Boston ivy Wisteria climbing rose Manzanita Lantana groundcover rose Coprosma Santa Barbara daisy wild strawberry Oregon grape ncn Rosemary germander jasmine Verbena Rush euralia grass fountain grass Mexican feather grass reed grass carex Blue oat grass festuca ncn 1 Gallon 5 Gallon 1 GaIlon 1 Gallon 1 Gallon 1 Gallon 1 Gallon 1 Gallon 1 Gallon 5 Gallon 1 Gallon 1 Gallon 5 Gallon 5 Gallon 5 Gallon 5 Gallon 5 Gallon 5 Galion 5 Gallon 1 Gallon 1 GalIon 1 Gallon 1 Gallon 1 Gallon 1 Gallon 1 Galion 1 Gallon 1 Gallon 1 Gallon 1 Gallon 1 Gallon 1 Gallon 1 Gallon 1 Gallon 1 Gallon 1 Gallon 1 Gallon 1 Gallon 1 Gallon 5 Gallon varies N/A. 3' o.c. 3' o.c. 2' o.c. varies N/A 2' o.c. varies 2' o.c. varies 2' o.c. N/A N/A N/A N/A N/A N/A N/A 18" o.c. 18" o.c. varies 2' o.c. 18" o.c. 18" o.c. 18" o.c. 2' o.c. 18" o.c. 18" o.c. 18" o.c. 18" O.C. 30" o.c. 3' o.c. 3' o.c. 30" o.c. 2'o.c. varies. 3'o.c. varies 3' o.c. Landscape and Open Space Design Guidelines • Page 15 Sorrento fast 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 AB325. 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 tots 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 Sorreno 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 Hydrornent "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 7J)g RESIDENTIAL GUIDELMIES TABLE OF CONTENTS Design 3 i, 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 ?? 6 j 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 rig ( 3 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 7 � � (2' ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDE INES 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. u Projections and recesses should be used to provide shadow and depth. Li Combinations of one, two and three story forms should be used to help to create variety in setback and overall building form. u 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. u 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. u 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. • Selected finish materials should be appropriate in their use and application, and be durable and of quality. u 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. u Roof treatments should be consistent with the architectural style of the dwelling. D 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. u 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 RESIDENTIAL GUIDELINES ARCHITECTURAL DESIGN AND STYLE STANDARDS © Repetitious gable ends framed side to side on rear elevations are discouraged along perimeter edges of residential neighborhoods, when visible from a public street. u 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. u Roof materials should be compatible with the architectural style of the residence. ■ Permitted Roof Materials u Concrete Barrel Tiles ▪ Clay or Concrete "S" Tiles u Low profile S-tiles u Concrete Flat Tiles • Metal Roofs for bays or porches Prohibited Materials u Wood Shake u 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 gf'b iau 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. u When provided, porches should be designed as an integral component of the building's architecture. u 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. a Patio covers and balconies, if utilized, should be designed as an integral component of the architecture. D 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: 3 Pop -out surround D Recessed window: a A bay window with projection and detailing appropriate to the architectural style of the residence; u An enhanced sill: • Head/jamb surround; u Accent column; D Decorative shutters; u Decorative balcony projecting forward of or flush with the wall plane; or c Decorative metal window grille projecting forward of the wall plane. 2 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. Detail elements include, but are not limited to: o Shutters; o Enhanced sills; o Decorative wood and metal railings or balconies; o Decorative eaves; o Decorative rafter tails ea Door or window surrounds; u Decorative vents; a Outlookers, corbels, or supports; ❑ Quoins; o Decorative raised panels; o Decorative grille work; and o Accent materials. GUTTERS AND DOWNSPOUTS Exposed gutters and downspouts 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. u Mechanical equipment such as air conditioners, heaters, television and radio antennas, and other such devices should not be mounted on any roof. u Satellite dishes shall be located so that they are limited from view from the street or public way as much as possible. u 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 12 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. o 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. SDRRENTD EAST AT DUBLIN RANCH AREA F RESIDENTIAL GUIDELINES 10 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES CI 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. u Grading of existing topography has already occurred under the previous approvals. u 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. u 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 DUBUN 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 o 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 u 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 u Additional roof plane breaks La 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: o Principal window treatments like those found on the front elevations u 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 u 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: u 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 • Color blocking D 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. u 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. ❑ 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 PROJECTIONS 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. u 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. ❑ Mechanical equipment is not permitted on the roof SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 14 December 2009 gg IA 2, ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES u Satellite dishes shall be located so that they are limited from view from the street or public way as much as possible. u 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. Li 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: o Stucco u Wood ❑ Stone Veneer u 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 gq I )g RES1 DE NTIAL GU IDELINES 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. o 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 ql /4S ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINE 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 u Second and third floor setbacks ❑ Variation in floor plan design a 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 u Bay windows Li 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: o Principal window treatments like those found on the front elevations ❑ Additional decorative shutters o Additional roof plane breaks © Additional accent colors, materials and decorative detailing o 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 u 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 u Color blocking ❑ Additional decorative detailing u 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. a 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 PROJECTIONS 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: ❑ Decorative surrounds u 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. u 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. u Mechanical equipment is not permitted on the roof ❑ 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 u 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 o Wood ❑ Stone Veneer o 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 95 ;6 ()( 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; o Principal window treatments; u Off -set wall planes; u Roof plane breaks; SORRENTO EAST AT DUBLIN RANCH AREA F • RESIDENTIAL GUIDELINES 22 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES ❑ Color blocking; v 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 o 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. u Buildings should incorporate offsets both horizontally and vertically, minimizing expansive uninterrupted wall planes. o Projections and recesses should be used to provide shadow and depth. o 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: o Stepping down of three-story buildings with the grade plane u 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 7‘ idg 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. cr Building materials (including accent materials, roof materials, and paint colors) should be consistent with the architectural style of the residence. La All surface treatments or materials should be designed to appear as an integral part of the design. u 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. Li Roof treatments should be consistent with the architectural style of the dwelling. a Variety in roof forms, ridge heights and direction of gables help to avoid monotonous roof lines along master planned streets and paseos. a Roofs extending over porches, patios or other similar features are encouraged where appropriate to the architectural style. u 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. u Roof materials should be compatible with the architectural style of the residence. SORRENTO EAST AT DUBLIN RANCH AREA F • RESIDENTIAL GUIDELINES 24 December 2009 qgj j01{ ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINE • Permitted Roof Materials J Concrete Barrel Tiles u Clay or Concrete "S" Tiles ra Low profile S-tiles • Concrete Flat Tiles u Metal Roofs for bays or porches • Prohibited Materials • Wood Shake u Rolled roofing material • 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. 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 aka ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES sru „w BALCONIES Balconies, when provided, should be designed to be in scale and proportion with the architecture of the adjoining building. u Covered or trellised balconies are preferred. u Balcony supports, if used, should be proportional to the size of the balcony. u 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. u 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 the architectural style. Detail elements include, but are not limited to: u Shutters; ❑ Enhanced sills; u Decorative lights; o Decorative railings or balconies; u Decorative eaves; ❑ Decorative rafter tails; a Door or window surrounds; o Decorative vents; • Outlookers, corbels, or supports; o Decorative raised panels; ❑ Decorative stone or brick; u Decorative grille work; and u Accent materials. 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. u 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. ! he 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 Horne community is Rustic Tuscan. SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 28 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS (� r� Id:B RESIDENTIAL GUIDELINES Lombardy Design i IDENTIFYING CHARACTERISTICS ❑ FormaI arrangement of building forms ❑ Mostly hipped roof forms w/occasional shed or gable u Predominantly barrel tile roofs STANDARD ELEMENTS Building Form Li Formal, symmetrical arrangement of two story forms with added one and three story wings. Roofs ❑ Typical Overhang: 9"-1S" • Typical Roof Slope: 3:12 - 4:12 • Typical Roof Form: Predominantly Hipped Roof Forms with Gables or Sheds in feature locations LJ Typical Roof Material: Barrel Concrete Tile Walls & Windows u Stucco with a light texture u Occasional use of hood element and deep sill supported by corbel • Window grids facing all public streets and other locations in clear public view LI Garage doors setback 4" Details u Decorative raised stucco panels at bay windows or upper floor projections U Decorative metal railing u Enhanced head, and sill details at windows u Stucco over foam corbels at eaves © Architectural vents O Stucco over foam detailing ❑ Decorative shutters o Enhanced entry surround C1 Decorative Corinthian or Doric columns Colors -1 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 /L3f ;g RESIDENTIAL GUIDELINES ARCHITECTURAL DESIGN AND STYLE STANDARDS Provence Design i IDENTIFYING CHARACTERISTICS ❑ Informal arrangement of building forms ❑ Mostly shed roofs with gable roofs in featured locations © Predominantly barrel -tile roofs i l Decorative eave detailing STANDARD ELEMENTS Building Form u Informal, asymmetrical arrangement of one, two, and three story building forms Roofs u Typical Overhang: 9"-18" ❑ Typical Roof Slope: 3:12 - 4:12 u 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 ❑PPORTUNITIES ❑ 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 /Pt) i ry RESIDENTIAL GUIDELINES Tuscan Design i IDENTIFYING CHARACTERISTICS u Informal arrangement of building forms o Mostly shed and gable roofs with occasional hip at tower Li Exposed Rafter Tails Predominantly barrel the roofs STANDARD ELEMENTS Building Form u Informal, asymmetrical arrangement of one, two, and three story building forms Roofs © Typical Overhang: 9"-18" O Typical Roof Slope: 3:12 - 4:12 ❑ Topical Roof Form: Shed and gable with cantilevered Barge supported by Outlookers u 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 u Enhanced head, and sill details at windows u Gable ends accented with Decorative rosette or outlookers ❑ Stucco over foam detailing L.) Decorative shutters Colors ❑ Variety of rich "earthy" body colors with lighter or darker contrasting colors for trim and accent elements. ENHANCEMENT ❑PPORTUNITIES © Additional detailing at exposed side and rear elevations where viewed from the public street or public way u 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 /t!3 jd lab RESIDENTIAL GUIDELINES Romagna Design IDENTIFYING CHARACTERISTICS • Informal arrangement of building forms • Mostly shed roofs with occasional gable roofs in featured locations • Exposed Rafter Tails u Predominantly steep pitch roofs with flat tile STANDARD ELEMENTS Building Form u Informal, asymmetrical arrangement of one, two, and three story building forms Roofs u Typical Overhang: 9"eaves with tight rakes as occurs u Typical Roof Slope: 6:12 - 8:12 J Typical Roof Form: Shed with Gable ❑ Typical Roof Material: Flat Concrete Tile Walls & Windows • Stucco with a light texture LI Window grids facing all public streets and other locations in clear public view ! Garage doors setback 4" Details ❑ Enhanced entry i 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 u 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 41. public way SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 32 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS M61 i6 ias RESIDENTIAL GUIDELINES Florentine Design i 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 tile STANDARD ELEMENTS Building Form u 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 Flip ❑ Typical Roof Material: Flat Concrete Tile Walls & Windows ❑ Stucco with a light texture ❑ Minimal horizontal window grids u 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 u Select elevations with arched feature door or window 3 Decorative shutters 3 Stucco over foam detailing u Decorative metal Juliet balcony railing Colors • Variety of rich "earthy" body colors with lighter or darker contrasting colors for trim and accent elements. ENHANCEMENT ❑PPORTUNITIES Q 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 74 icE 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 u Informal, asymmetrical arrangement of one, two, and three story building forms Roofs O Typical Overhang: 9"eaves with tight rakes as occurs o Typical Roof Slope: 6:12 - 8:12 o Typical Roof Form: Gable with Shed O Typical Roof Material: Flat Concrete Tile Walls & Windows ❑ Stucco with a light texture O Minimal horizontal window grids Li Garage doors setback 4" Details ❑ Enhanced entry ❑ Decorative metal railing o Simple head with no jamb or sill trim © Enhanced surround at feature window O Decorative shutters u Stucco over foam detailing J 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 I IDENTIFYING CHARACTERISTICS ❑ Design cues from the regions of Toscana and Umbria u 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 u Informal, asymmetrical arrangement of one, two, and three story building forms Roofs u Typical Overhang: 6-12"eaves ❑ Typical Roof Slope: 4:12 - 8:12; pitch breaks permitted at porches, minimum slope of 3.5:12 La Typical Roof Form: Hip, Shed, and Gable ❑ Typical Roof Material: Concrete S-Tile Walls & Windows u Stucco with a light texture L] Minimal or no window grids U Window grids, if any, facing all public streets and other locations in clear public view ❑ Recessed garage doors Details ❑ Fully rounded or segmented arch elements on select elevations ❑ Decorative metal railing u Simple head and sill trim at windows ❑ Enhanced stucco over foam surround at feature arches p 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 10 Decorative exposed rafter tails Colors • Variety of rich "earthy" body colors with lighter or darker contrasting colors for trim and accent elements. ENHANCEMENT OPPORTUNITIES • 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 /07,6 )).,g ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES Village Italian Design 1 IDENTIFYING CHARACTERISTICS ❑ Influenced by the character of the cities and villages in Italy u Simplified style relies on a combination of traditional Italian elements and crisp architectural detailing to create a fresh architectural vocabulary Li Feature elements and low profile roofs that combine to create their quiet elegant style. STANDARD ELEMENTS Form & Roof: D 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 U Square or a minimum 2:1 proportioned vertical rectangular windows La 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 u 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 u Accent: light or dark shades that contrast to the body color ENHANCEMENT OPPORTUNITIES U 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 �aF ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES Coastal Italian Design IDENTIFYING CHARACTERISTICS ❑ Combining the coastal influences of the provinces of Sardinia and Campania u More casual homes that have a crisp style that is light and fresh U 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 ▪ 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 u Window grids facing all public streets and other locations in clear public view u Recessed garage doors Details ❑ Stucco wainscot detail ❑ Architectural iron work ❑ Simple head, sill and jamb details at windows ❑ Stucco over foam detailing ❑ Architectural medallions D Decorative shutters ❑ Enhanced window sill details at selected locations u Architectural arches ❑ Decorative door surrounds ❑ Decorative columns at porches ❑ Decorative rafter tails Colors • Body: whites, light -tinted colors, and rich earth tones D Trim: whites and lighter tinted colors that compliment the body color J 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 J Additional detailing and elevational relief on corner lots SORRENTO EMT AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 37 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS lll�f 1�7$ RESIDENTIAL GUIDELINES Country Italian Design i IDENTIFYING CHARACTERISTICS u Drawing from the provinces of Calabria and Abruzzo L7 Homes incorporate uncomplicated detailing, rich S-tile roofing and appropriate decorative elements to create a familiar Italian vernacular. STANDARD ELEMENTS Form & Roof u 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 ❑ Concrete `S' the roofing Walls & Windows ❑ Stucco with a light texture ❑ Square or a minimum 21 proportioned vertical rectangular windows u Typical grid pattern is 4/1 ❑ Window grids facing all public streets and other locations in clear public view • Deep set garage doors Details © Stucco wainscot detail O Architectural iron work ❑ Simple head, sill and jamb details at windows J Stucco over foam detailing ❑ Architectural medallions u Decorative shutters ❑ Enhanced window sill details at selected locations ❑ Decorative exposed rafter tails Colors u Body: whites, light -tinted colors, and rich earth tones u 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 J Additional detailing and elevation relief on corner lots SORRENTO EAST AT DUBLIN RANCH AREA F - RESIDENTIAL GUIDELINES 38 December 2009