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Item 6.3 SorrentoTollBroAttch 1
I I I I I I I I I I I I I I I I I I I SORRENTO AT DUBLIN RANCH AREA FEAST/WEST 7 011 ~rothers Stage IIStage II PD Rezone Package City of Dublin, California LOCATION MAP: -' .CI'J'I"'~.--_.~ ¡:L,,;øs·~~:t~r< .....__.~r;.:¡æ.r! "" .. ~. DUBUN -~ . f \ l'LEASANWN , Ii , PROJECT TEAM: OWNER/APPLICANT, TOLL BROTHERS, INe. 100 PARK PLACE #140 SAN RAMON, CA 94583 TEf.: 925-855-0260 FAX: 925-875-9073 CONTACT: JON PA YNTERlERHCA SALUM CIVIL ENGlNEERiLAND PLANNER, MACKAY & SOMPS 5142 FRANKLIN DRIVE, SUITE B PLEASANTON, CA 94588 TEL: 925-225-0690 FAX: 925-225-0698 CONTACT: JIM TEMPLETONI DA VB CHADBOURNE PROJECT ARCHITECT, THE KTGY GROUP, INe. 17992 MITCHELL SOUTH IRVINE, CA 92614 TEL: 949-84 I -2133 FAX: 949·851·5156 CONTACT cmus TEXTERlDAVESENDEN VAN TILBURG BANV ARD & SODERBUROH, AlA PENTHOUSE, 225 AlUZONA A VENUE SANTA MONICA, CA 90401 TEL: 310-394-0273 FAX: 310-675-0052 CONTACT: TED YOUNGS/MICHAEL DE VILLIERS GEOTECHNICAL ENGINEER, BERLOGAR GEOTECHNICAL CONSULTANTS . 5587 SUNOLBLVD. PLEASANTON, CA 94566 TEL: 925·484·0220 FAX: 925-846-9645 CONTACT: PAUL LAI LANDSCAPE ARCIIITECT, VANDER TOOLEN ASSOCIATES 855 BORDEAUX WAY #240 NAPA. CA 94558 TEL: 707-224-2299 FAX: 707-224-6821 CONTACT: ROMAN DE SOT A ACOUSTICAL CONSULTANT, WILSON, IH!UO & ASSOCIATES, INe. 5776 BROADW A Y OAKLAND, CA. 94618-1531 TEL: 510-658-6719 FAX: 510·652·4441 CONTACT: CARLOS H. REYES CITY SUBMITTAL 8/1212005 I I CITY OF DUBLIN PLANNING APPLICATION FORM I t\OTE: Plei.~se discuss your propw;i:.il "...'ith PIi.1I1T1ing Sh1ff prim to (" mrldìnl~ this form. All jt>:.~'{ll~ I,Jn thi~ fmm T¡.>J;!t~d to your specific type of appliC:i.ltinr~ mLl~t be c()¡"r\pldNL SO¡'m~ { f tht~ ikrmì liskd might not i:lpply to your ;pt~t:ifìc i:lpplici:ltion. Please rÎnt or t r 1e Ie iblv. Attach additjonal ShCd~r if Iî(.'t~c~~ilr I I. TYPE OF AI'I'LlCATl.ON: I x Temp\lrary URe Po€!~mlt lTI}PJ Condilional U~ f'~rm,l\ lCUP] Siil'! Dt>vt>J¡1pownt R('víeW [SDPj V<\rii.tI1œ[VAR] Tentative Subdivision Map [1 MAP] x Sìr,n/Sitp DI~v~l )pÜ\e:",t R~vì,~w [5JGN/SDR] Mafltl'!f Sip,n Pi:'ogt~m [J\15P ISDR] Pl<I.I\J)('~t Dl'wlopmc[\t Rezone lPD REZ] Reronc {REZ] Ceneral/Specific elan Amendment [G;I)A] I x II. GE_!,>!!;)!ð;_L DATA I A. AJJre,,/LocaHon of Property: DUBLIN RANCH - AREA F WEST See attaçhed deoçription. I B. As""ssor Parcol Number(s): See attached description. C. Site Area: +/- 44 acres D. Zoning: See attached. E. General Plan DesignaIlon: See attached. P. Existing/Proposed Use of Property: ..ßeeA.!J:!!,Ç.lje_d f"'.d.ull description. -~,...,~~,. I G. Existing Use of Surrounding Properties: See attached for full descript;on. JII. AUTHORIZATION OF PROPliRTY OWNER AND APPLICANT I A. P..E.QP¡;J~.D:_º."W!'{f:~: ltt siglling this appIiwtimz, 'r a1-i Pmraty ()wna, (:i.:rt~fy thtH I hm)l~ fi~llll.. R ¡l capacity to, a'/1d hl..'1"i.:hy do, llut}wrizf: t}u~ filillg of thi~ app'Ù:atÙm, l ¡H .de.r~ttmd that COllditiOn/-; (~f approval (m: hindÙt:<. 1 agree to he fJoimd fjy t}¡(1.<;~: umditio1li;, .<;IÛ~;ed only to t1u,: J'ight to objf.(."t at thf~ hearing/; (lr durÙW tlu: lq:tpf:al period. I fi~i'the1' œr/iJ:i¡ that th/~ i1~fiW1/'2f.ltÙJl1. mill exhihit,<; 1-i1-Û""Úttt:J tIre true ¡:¡mf correct, I (Not(~; AU IJrupf~rty OWtICrS must SÎgpl ifproper(' is joit/tly owned) I Name: Chane Su-O Un. H. Yao Un &BJ," U.!L... Bv: Mr. Tames Tong I Chabot Dr. Suite 100 santon CA 94588 '·'m".,_"~_,.,,,~,.~ Capacity: Propertv Owner Capacity: Authorized Re'Oresentative Phone: ( 925 ) 463-1666 Fax:( 925) 463·1861 I 2 --- Date: - L.t- - u ~ _.'n_' ~._",'" ~"'~~'_'___~'^___ I B. APPL :A '1' OTHER 'THAN l'J{OPflflY OWNER: In signing this application, Ir as AppliCl.mt, œrtify Ol~t J Jua.1f! olJtain ¡ wr lkn authorization fronl the p1'O'perty OHmer a/1d have attached separal,e âocumentatial1 showi1lS my fullle.g(l.l capaci( to, II! thilÌ application. I agree to hf: h/)lmd hy tlu: (:011äiti("I1.~ /?f approval. ¡:; ,¡/Jject o'nly to the righi, lo object at thf: hf{lrin .. or durir¡g Ou: app(.(Û period, I further cert.ify tl1¡:¡f the. i1~f(lrmíl.tion ami /::dIihitl;; fiuhmittd are trw? and correct. I N,¡1mc: Ion Paynter Toll Brothers. Inc. lOa Park Place. Ste. 140 Title: Vice President Phone: (925) 314-3159 I Company: Address: Pax: ( 925) 855-9927 I . _...........~. mon C. A 94583 . Slgnature:__ . .._ ~__ Date: 1Jvilotj I PI,1n!)A ¡>f'FI)¡'[jLAt~<lfW~~Ld.,-,<.: I I I I I I I I I I I I I I I I I I I Attachment to City of Dublin Planning Application Form II. (;eneral Data 1ititW'¡ Iq¡:_1']¡tp~i0\~R*7F¡i~~Wf~~1if~~~~~~<ifP~'fF¡) hW4m \\1¡m~ i i:::' I:·:" :' ,I' ~f~~r.1'1Jf '\' ¡r,¡1\'II'~',%~r"" . II) I I \¡ \\1 ~;!!,~Yj:jwy ,'II'!~ I I I .\ \¡ "ì¡)~' ! "'I'" I, I~' \II""~ ~"!,. ~ '\~~¡¡"¡P ¡...I"~ II).> II ¡ I I' , 11 L ,i, II!!" ~,;~ tí .!~ ¡ I. I ,~" '~I;-.J¡~J"T~)' '-'~'I ,-, ,r,,11 J lli.\\~". ",'~~l(,> /, 'I I ! J Parcel 6 of Tract 7281 Tentative Map North of Central Parkway, south of Gleason Drivc, east of Brannigan Street, west of Grafton Street in Dublin Ranch 985-0052-008 -..-..---.-. 44 ae Medium Density Residential-PO Neighborhood Square-PO Opell Space-PO Medium Dcnsity Rcsidential Neighborhood Square Open Space F. Existing/Proposed Use ofPrnperty: The existing uses of the properties listed above consisted primarily of dry land farming. The site is current vacant and unused. Proposed uses include: Medium Oensity Residential-PO Neighborhood Square-PD Open Space-PO G. Existing Uses of Surrounding Properties Land uses on the surrounding properties to the Ilorth (Neighborhood F I), south (Area G) and east (Area F East) are residential. Area G is mostly built-out, Neighborhood FI is approved for 117 single family residential lots, but unbuilt, and Area F East has been zoned for medium density residential uses, though no development plan has been submitted. To the west is land owned by the Oublin Land Company zoned for Medium High Residential and High Density Residential. IJI¡¡'I\TIAppt'lJrlnAreat;W~~t.d(1I,; I I I I I I I I I I I I I I I I I I I 4/05 Application Name: Sorrento at Dublin Ranch - Area j;" West Sta!:!e 2 Development Plan. Vestin!:! Tentative Map and Site Development Review Tn itial Study (ENVIRONMENTAL INFORMATION FORM - PART I) (To be completed by Applicant pursuant to City of Dublin EnvironIIIental Guidelines Section 1.6) Date Filed: April 2005 GENERAL INFORMATION: 1. Name and address of aulhorized representative of property owner: Toll Brothers. Inc.. c/o Erika Salum 100 Park Place. Suite #140 San Ramon. CA 94583 2. Address of Project: Between Central Parkway. Gleason Drive. Branni1!an Street and Grafton Street in Dublin Ranch 3. Name, address and phone number of per~on to be contacted concerning this project: Ms. Erika Salum Toll Brothers. Inc. 100 Park Place. Suite 140 San Ramon. CA 94583 (925) 314·3159 Dave Chadbourne MacKav & Somps 5142 Franklin Dr. Suite B Pleasanton. CA 94588 (925) 225-0690 4. Li~l and describe any olher related permit~ and other public approvals required for this project, including those required for this project, including those required by city, regional, state and federal agencies: Service from DSRSD and Dublin Unilied School District 5. Existing Zoning District: Please refer to attached 6. Dc~cription of Project: (Include site area, uses, size and number of buildinEs, parking, number òf dwelling units, scheduling, and any other informatIOn P:\ 19Z92-1&2.-T.)1l\ o{( ct?\~\lbJ¡IiIt!\I~\ b;nvln(oP<))'IYI-S(!\!lf 2 AI:"'"J?W...~!,d(1,- I I I I I I I I I I I I I I I I I I I necessary or helpful to understand project. This attached description must be e.omplete and accurate. Exhibits or photographs should be identiJíed and atlacned. ) Please refer to attached 7. ÁIe the followillg items applicable to the project or its effects? Discuss below all items checked (aHach additional sheets as Ilecessary). All of the followin iteIIIs are addressed in the Pro raIII EIR re ared or t e .,astern u m enera an men ment, eel Ie an Iii ate e ahve ee aratlOn or n mane annm ovem er Yes No I. Change in existing features of any bays, tidelands beaclles, lakes orllills, or substantial alteration ot ground contours. 2. Change .in scenic views pr vistas from existing resldentm1 areas or publIc lands or roads. 3. ChangSJ in pattern, scale or character of general area õf project. 4. Signi1kant amounts of solid waste or litter. 5. CJwnge in dust, asb, smoke. fumes or odors in vlemity. 6. Change in ocean, b.ay, lake, strean) or ground.w\Üer qualiìy or quantIty, or alteratIon of eXlstmg dram age patterns. 7. Substantial change in existing noise or vibration levels in the vicinfly. 8. Site on filled land or on slope of ] 0 percent (10%) or more. 9. Use of disposal oCpotentially hazardous materials, such as toxic substances, flammables or explosIves. 10. Substantial chan!;..e in demand for m.unicipal services (police, lire, water, sewage, etc.). 11. Substantial increase ill fossil fuel consumption (electricity, oil, natural gas, cte.). 12. Re1!ltionship to larger project or series of projects. 1':\ 192Y2-1&2.-Toll\off¡~"'\Bubmi!(~ls\ Env'nfoF..mn-St~f,~ 2 ^TI~~FW~~t.l.k.:: 4/05 I I I I I I I I I I I I I I I I I I I 4/05 ENVIRONMENTAL SETTING: 8. Bricfly dcscribe the project ~ite as it exist~ hcfore the project, including information on topography, soil stability, plants and animals, and any cultural, historical or sccnic aspects. Describe any existing structures on the site, and the use of the structurcs. If necessary, attach photographs of the sitc. Please refer to the Eastern Dublin GPA/Snecifie Plan EIR pal!es 2-2 and 2-3. Eastern Dublin Specific Plan Dal!eS 5 and 6. and the Initial Studv/Mitil!ated Ne!!ative Declaration prepared for Dublin Ranch Planninl! Area )<' /PA 98-068), November 1999. Also. "lease refer to the attached "hotO!!raDhs of the area for additional data rel!ardinl! existinl! site conditions. 9. Brielly describe the surrounding properties, induding information on plants and animals, any eultural, historical or scenic aspects and the type of land use. Please refer to the Eastern Dublin GPA/Specific Plan EIR pal!e 2-2, Eastern Dublin Specific Plan "al!es 5-7, and the Initial Studv/Mitil!ated Nel!ative Declaration prepared for Dublin Ranch Planninl! Area F /P A 98-068), November 1999. CERTIFICATION: I hereby certifY that the statements furnished above and in the attached exhibits pre~ent the data and information required tor this initial evaluation to the best of my ability, and that the tàcts, statements. and information prcsented are true and cUITect to the best of my know ledge and belief. Dated:-1/1/5 10-> ~ Signature p~~~!~~ krf ~ V f ceJ7r (S; n..Otnr Dated: Signature Print Name/Title 1":\ 19292-1 &~1 'uH \ (>f{¡(~ \!>L.Lb[lLitt!\l~ \ LftV InfúFQrm-81>16" 2 Ar~;¡py.¡~~t .dor I I I I I I I I I I I I I I I I I I I 4/05 Attachment to the ~nvironmental Information Form, Part 1 5. IJxisting Zoning Districts: Medium Density Residential-PD Neighborhood Square-PD Open Space-PD 6. Description oj'Project: 1ne Project is a request for a Stage 2 Development Plan, a Vesting Tentative Map and Site Development Review fÖr an approximately 80-aere area. The project is a 71 9-unit residential neighborhood, including a neighborhood park and an elementary school. . The project area is located south of Gleason Drive, north of Central Parkway, east of I3rannigan Street and west of Grafton Street. The site will be accessed via these roads and access from 1-580 will come via Fallon Road and Tassajara Road. A variety of land uses arc proposed for the Project as follows: Medium Density Residential Neighborhood Square Open Space Please refer to the Stage 2 PD, Vesting Tentative Map and Site Development Review application documents following for greater detail. P:\,19292-'l&.2 Tnl1\nIfic~\~ubmitt;¡I~\r:¡nvInf¡¡Fl.'Im-St¡¡!o;~ 2. Ar~¡¡fW~~hllX I I I I I I I I I I I I I I I I I I I 4105 7. Discussion ofApplicahle Items I. Change in existing jèatures o{ any bays. tidelandl', beaches, lakes or hills or substantial alteration of ground contours Thi~ proj~ct ~ntails the alteration of ground contours, including the grading ofhillsidcs and valleys to penllit developmcnt of residential n~ighborhoods, roads, a neighborhood square and a Opcn Spacc/Pedestrian Conidor. Where possiblc, the grading has been dcsigncd to follow the natural topography of the sitc. 2. Change in view or vistas ¡rom existing residential areas, public lands or roads Views into the site from ~xi~ting residential areas, public lands, and road~ will change as th~ land us~ tran~forms Ii-om undevelopcd land into urban use~. 3. Change in pattern, scale or character of general area (,{project The projcct arca is adjaccnt to constructed or approv~d residential neighborhoods, ~o the character and scale ofth~ gen~ral area would not changc. 4. Signifìcant amounts of solid waste and litler As homes replace ¡hc agricultural uses historically found at thc sitc, thc amount of solid wastc and littcr produced will increas~. 5. Change in dust, ash, smoke,fumes or odurs in the vicinity During construction, an increa~~ in the amount of dust and fum~~ at the sitc is anticipated, though all r~quired measures to minimize the production of dust will be implement~d at that tim~. This period of a potcntial increa~e in dust will only be temporary. Upon completion of construction, the level of dust may bc cqual or lesser than the existing conditions where plowing and reaping havc taken place. 6. Change in ocean, bay, lake, stream or ground water qualily or quantity, or alteration of existing drainage patterns The general direction of wat~r flows wi1l continuc as per the exi~ting pallem. Watcr will be collected into pip~s or continue within natural drainag~~ and will evcntually reach the G·3 channel a~ i~ currently donc. 7. Suhslantial change in existing noise or vibration levels in the vicinity Thc proposal may change exi~ting noise or vibration levels. It is anticipated that thc proposed proj~ct may, on a temporary basis, create new noi~~s or vibrations that wuuld a1T~ct the general vicinity duringthc dcmolition uf ~xi~ling structurcs and the constructiun of the proj~çl. Once constructcd, the project will create noisc and possibly vibration greater than currently found on the site. FJ1vlnfQForm-8tage 2 Al'~a!'We5t.doc I I I I I I I I I I I I I I I I I I I 4/05 R. Site on filled land or on slope of 10 percent (10%) or more The site lie~ On a hi11sides, with many areas having slopes of 10% Or greater. 10, Substantial change in demandfor municipal services (police, fìre, water, sewage, etc.) The EDSP contains financing programs and policies that address the provision of services. The Project proponents anticipate entering into a Development Agreement with the City and other service provides, which would reflect these policies and help to ensure the rate of service provision in relation to development. Fire, police, school, and utility services were previously evaluated, and are continualJy evaluated by the City and a Jected agencies as development within the area continues. FurthenT1ore, the developer wiJI dedicate 4.1 acres jbr a neighborhood square. The developer will also instalJ joint trench and main line sewer, water and storm drain pipes for the projcet. 11. Substantial increase infossilfi¡el consumption (electricity, oil, natural gas, etc.) The construction of 432 residential units will increase the demand for electricity and natural gas over that demanded by the current vacant land. The project's location ncar the futurc VilJagc Commcrcial arca of Arca G should encourage shorter automobile trips to commcrcial areas and should promote walking and bicycling to and from the centrally-located commcrcial uses, thus reducing some fossil fuel consumption. 12. Relationship to larger project or series ofjm!jects Dublin Ranch is located within the Dublin Ranch Specifíc Plan Area and comprises 1,311 acres, the majority or which have heen anncxcd to thc City of Dublin. This development is the bridge between the hillside single-family neighborhoods of Dublin Ranch and the high density residential and commercial areas onhe greater project. Env1rúoForrn-Stagc 2 ArcaPWest.doc I I CITY OF DUBLIN PLANNING APPLICA nON FORM I NOTE; Ph:'i'J.f:le dÜi(,'u~s your pr'Oposal with Phnning Staff prior tn compleUng this forn1, All it~rns nn this fornl related to your specific type of applio.Jtinj) must be cornpleted. Some of th(~ iterr!:;; lisled might not apply to ynuT ~pccHk application. Pleas€' ")rint Qr t e Ie 'ribl Attach additional sheets, if neœ!:isilr' I L TYPE OF APPLICATION, I x Tempor.ary Ui;¡e Permit [TUP} COI,d~tit)tlal U'If! Pelmit [CUPl Site Dt'vdopn1ent Rf!view rSlJRl Variance [V ARJ Tf!ntative Subdi1,'ision Mi:tp IT MAP] x Sign/Sit~~ Development J{eview [SIGNjSDR] M"sn~r Sigl'\ Pror,ram [MSl) ¡5DR] Planned DI'\J(-']opJnent Remne WD .REZ] [~ezone [REZ Gf!/"IeraljSpeciHc Plan Ar'rn:Jldmen\ IGl-' A] I x 11. GENERAl- DATA I A. Addr,,""/Location of Froperty: DUBLIN RANÇH. - AREA l' EAST See att!!$hed descrivtion. I B. Assessor Pared Numb"r(,): . See attached dcscription._ C. Site Area: +/- 80 "crc, D. Zoning: See attached. E. General Flan IJesignation: See atta_che.<l F. Existing/Proposed Use of Property: .. S~e attached for full de,cription'- I G. Exisling US" of Surrounding Properties: Scc attached fg.! full descrivtion. --"'-,""'~ .'''..- I ITI. AUTHORIZATION OF PROPERTY OWNER AND APPLICANT I A. PROPERIY O'\.-VN:ÇR,: In signing lhis applicf1tÙm, 1, Q..'i Pi'OfJcr/y Owner, ært(fy tlud f have full/eRal capacity to, ami hereby do, ar,tt1wrizt: tlu: fili7W í!l Uti~ applicalíoH, I umkr.'itu.ltd HiM conditio/'ls of approval ,Ir,: l!il1di'/1,1{. l' agree to l~~ bound by those cor~rIitÙms.J .LiUfJif:d orlly 10 I.he right to objæt (It thf~ ¡tl~(¡ti1 K¡; or during the 11PPr.CÛ pf:riod. I jÚl'lher cert~fy iha/lhe infor/'llatiof~ and c:.rhibits ,':;'llhtrJitted aft! true and correct. I (NrJtf.: A lllJyoperty Oumers mlil:õt. sigj if prOf'I!rty ig jOÙltly oWflc(l) I Name: Chan!!: Su-O Un. H. X!\Q. Un & H.t. Un B . Mr. ames Top...g,,,.__. Compan : Addre,,,",46 O'Chabot Dr.. Suite 100 '¡ ~." _. anton CA 94588 Sign Capacity: Provcrlv Owner Çapacity: Authori~ed ReVr.~sentative Phone: ( 925 ) 463-1666 Fax:( 925) 463-1861 I Date: '7- 'If --- 0-1. I B. OTH~J~ THAN PROPERIY OtvNER).: Itl signíng thís.appbç¡s.ti(ll1, /, as Applic(mt, catify that I have obtained uri t.en authorizatÙrr! ¡/'01tt the p'/'Operty owner tU/ll hll¡)/~ attached separate dOCUmf.1ltuHott showing my julllf.gal capacity ,0 e this applÙ:¡s.tÙm. ll1:gtô~ ta be bound by th~~ C(lnúitÙmf; Ii 1111proval, subject only to t}œ rif;ht /0 object at the lœaritlSs or dluing the appf.rÛ J7i.á-il!ll. 1 jarther œrtify th(.lt t/-w. infoni¡idÙm and e:rhibits tiJ4.bmittf:d are true and (:orred. I Name: Ion Pavntcr Tilk: Vi.¡:;~ ,President Company: _.._.__ Toll Brothers. lnc, Ph()ll~: L2.2,5,) 3.14-3159 ^ddr",,, 1 00 Park ,Place. Ste. 140 Fax: ( 925) 855-99.27 ---.., .. san~ CA 94583 f"} /-z.t.: lor Signature: µ~ Date: I I I fl~ \nApr)?QKLw"')\ë>1 FP..,~t ,do~ I I I I I I I I I I I I I I I I I I I Attachment to City of Dublin Planning Application Form II. General Uata ImmJI ,:::¡ '," 'f!'¡Kimm!\1r~¡'¡;I?f~~¡¡;MIJ'~"( IF?I,r,r,11 "::,..¡:rì·,,,:.,.w~-¡¡,¡.,lh"l;~rlf!~f¡If~ ~'~ <~~~I¡ij¡~~~ ! \t\~¡. WI': 1''<' ^ I ¡II I I, ¡ ~ ~~ 1~11;\l~1:r\~r;v."::~;';'~>: I i)~!,'.ISF¡¡!'\T;::¡¡)~I\,1 I \:,,/;~ (~!·:~,~:~~~l\!lf,l1'tll¡; ¡, I 1.1:!~~~~iI1+}.· ß l1J,J,~ìth¡)'I\ d:)~)\'1 I "H~.p· IH" (I l II j' I_ I .. ,I", - I I ,11,1 "I 1 )",1. .,' I, ¡. (~~JI. _ 1_ J. ,\1." .,~, I., ;~'), /~ Parcel 7 of Tract 7281 Tentative Map North of Central Parkway, south of Gleason Drive, cast of Graflon Street, west of Lockhart Street in Dublin Ranch 985-0053-003 79.8 ae Medium Density Residential-PO Neighborhood Park-PO Elementary Sehool-PD Medium Density Residential Neighborhood Park Elementary School F. Existin,gœroDosed Use of Proper tv: The existing uses of the properties listed above consisted primarily of dry land farming. The site is <.ourrent vacant and unused. Proposed uses include: Medium Density Residential-PD Neighborhood Park-PO Elementary Sehool-PD G. Existing Uses of Surrounding Properties Land uses on the surrounding properties to the north (Neighborhood P2), south (Area G and Fairway Ranch Residential Community) and west (Area F West) arc residential. Area G and Fairway Ranch are mostly built-out, Neighborhood F2 is approved for 121 single family residential lots. and is under eonstru<:tion. Area Ii West has been zoned I()f medium density residential uses, though no development plan has been submitted. To the cast is land planned for the lilture Fallon Sports Park. 1'[~nl1 ^ pp Fr1Ym A rc.~FFõlr.t.d()c I I I I I I I I I I I I I I I I I I I 6/05 Application Name: Sorrento at Dublin Ranch - Area FEast Sta!!e 2 Development Plan. Vestin!! Tentative Map and Site Development Review Initial Study (ENVIRONMENTAL INFORMATION FORM - PART 1) (To be completed by Applicant pursuant to City of Dublin Environmental Guidelines Section 1.6) Date Filed: .June 2005 GENERAL INFORMATION; 1. Name and address of authorized representative of property owner: Toll Brothers. T ne., c/o Erika Salum 100 ParkPlace. Suite #140 San Ramon. CA 94583 2. Address of Project: Between Central Parkwav. Gleason Drive, Brannil!an Street and Grafton Street in Dublin Rancb 3. Name, address and phone number of person to be contacted concerning this project: Ms. Erika SaluIII Toll Brothers. Inc. 100 Park Place. Suite 140 San Ramon, CA 94583 (925) 314~3159 Dave Chadbourne MaeKav & Somps 5142 Franklin Dr. Suite B Pleasanton. CA 94588 (925) 225-0690 4. List and describe any other related pennits and other public approvals required for this project, including those required for this project, including those required by city, regional, state and federal agencies: Service from DSRSD and Dublin Unified School District 5. Existing Zoning District; Please refer to attached 6. Des~ription of Proje.ct: (Include s\te area, use.s, size and number of buildings, parkmg, number of dwell11Jg umts, schedulmg, and any other mfonnatJOn P:\ 192?2-1 &2_ T 0)1\ (1ffi('(' \ ~~1 hmitt" 1~ \ Env'nfo¡;\)nn-Stl\~~ :.? Ar~<I¡;bMI ,dO<2 I I I I I I I I I I I I I I I I I I I necessary or helpful to under~tand project. This attached description must be complete and accurate. Exhibits or' photographs should be identitled and attacned. ) Please refer to attached 7. Are the following item~ applieahle to the project or it~ efTeets? Discuss below all items checked (attach additional sheets as necessary). All of the followin iteIIIs are addressed in the Pro or t e astern II m enera an men men IÌJ ate e atlve ec araÌJon or u n anc ovem er raIII EIR re ared eel IC an or t e annm . rea Yes No I. Change in existing features of any bays tideland~ beaches, lakes or hill~, or substantial alteration at ground contours. Changc in scenic views or vistas from exj~ting residential areas or public lands or roads. Ch¡¡nge in pattern, scale or character of general area of project. 2. 3. 4. 5. Signi Ocant amounts of solid wa~te or lilter. Change in dust, ash, smoke, fume~ or odors in vicinity. Changc in ocean bay, lake, slream or ground water quality or quantiÌy, or alteration of exisTing drainage patterns. (>ubstan.ti¡¡l,change in existing noise or vibration levels m the VICInIty. 6. 7. 8. Site on filled land or on slope of 10 percent (10%) or more. 9. U~e of disposal of potentially hazardous materials, such as toxic substances, flammables or explosives. Substantial changc in demand for municipal services (polIce, fire, water, sewage, ctc.). 10. II. Substantia! increa~e 1tl tossil fuel consumption (electricity, oil, natural ga~, etc.). 12. Relationship to larger project or series of projects. P"\ 19292-1&2_T('IH\offk"\~\lbmitt~I~\ ¡:;nv'nfo1'nrm.'St;JlIi~ 2 Ar=t'biI~t.do( 6!O5 I I I I I I I I I I I I I I I I I I I 6/05 ENVIRONMENTAL SETTING: 8. Bri~ny d~sçribe the project site as it exists bdÒr~ th~ project, including information on topography, soil stahi1ity, plants and animals, and any eultnral, historical or scenic aspects. D~scribe any existing structures on the site, and the use of the structures. If necessary, atlaeh photographs of the site. Please refer to the Eastern Dublin GP NSøecific Plan EIR pa¡¡:es 2-2 and 2-3. Eastern Dublin Specific Plan øal!cs 5 and 6. and the Initial StudvlMitil!ated Nel!ative Declaration prepared for Dublin Ranch Planninl! Area F (PA 98-068). November 1999. Also. Dlease refer to the attached øhotOl!raphs of the area for additional data rel!ardinl! existin!! site conditions. 9. Briefly describe the surrounding properties, including information on plants and animals, any cultural, histoTlcal or scenic aspects and the type of land use. Please refer to the Eastern Duhlin GPA/SDecific Plan EIR øal!e 2-2. Eastern Duhlin Specific Plan pa¡¡:es 5-7. and the Initial Studv/Miti¡¡:ated Nel!ative Declaration prepared for Dublin Ranch PJannin!! Area F (PA 98-068), NoveIIIber 1999. CERTIFICATION: J h~r~by certify that the statements furnished above and in the attacbed ~xhibits present the data and information required for this initial evaluation to the best of my ability, and that th~ facts, statements and information presented are tru~ and correct to the best of my knowledge and belkC Dated; 1125" 105' ~ß<1 Signature I J OV" PClt.AY\k¥ V 'Cr. Prt'S Id~ t- Print Name/TUï;;l' Dated: Signature Print Name/TitIe r:\ IY292,· &2...T¡)lI\()ffic~\~\Jbmi!t~I~\l:::l\Vhlfv.)F\Jnn-St!'l¡';'= 2 Ar~",t't~~l.dú<.' I I I I I I I I I I I I I I I I I I I 6105 Attachment to the F:nvil'onmentallnformationllorm, Part I 5. Existing Zoning Districts: Medium Density Residential-PO Neighborhood Park-PD Elementary School-PO 6. Description of Project: The Project application is a request for a Stage 2 Development Plan, a Vesting Tentative Map and Site Development Review for an approximately 80-aere area. The project is a 694-unit residential eommunity, induding a Neighborhood Square and an Open Spaee/Pedestrian Corridor along Grafton Street. The project area is loeated south of Gleason Drive, north of Central Parkway, east of Grafton Street and west of LoddJart Street. Th~ si te will he accessed via these roads and access from 1-580 will be provided via Fallon Road and Tassajara Road. A vari~ty of land uses are proposed for the Project as follows: Medium Density Residential Neighborhood Park Elementary School Please refer to the Stage 2 PO, Vesting Tentative Map and Site Development Review apphcatiun documents following for greater detail. 1':\ 1 \!~1<}2-1&:2.-Tl.1JJ\¡¡Hk~\l!ubmitt;sI~\Env[II.Ú¡fúrlIl-Shl¡.;~.2 Are';\t'bilI!I.JVI.' I I I I I I I I I I I I I I I 6/0.\ 7. Discus.vion of Applicable Items 1. Change in existing fèalures of any ba)ls, tide/antil', beaches, lakes or hills or substantial alteration '!I'ground contours This project entails the altcration of ground contou.rs, including the grading of hillsides and valleys to pem1Í! deveJopmcnt of rcsidential neighborhoods, roads, an elementary school and a neighborhood park. Whcre possible, the grading has been designed to conform to the natuml topography of the site. 2. Change in view or vistas./i"om exi.vting residential areas, publiç lands or roads Views into the site from existing residential areas, public lands, and roads will changc as the land use transforms from undeveloped land into urban uses. 3. Change in pal/ern, scale or character of general area of project Thc project area is adjacent to constructed or approved rcsidential neighborhoods, therefore, the charactcr and seide of the general arca would not change. 4. Significant amounts '!I'solid waste and litter As homcs and an elementary school replace the agricultural uses historically found at the sitc, thc amount of solid waste and litter produced will increasc. 5. Chan¡;e in dust, ash, smoke,fùmes 01' odors in the vicinity During construction, an increase in thc amount 01' dust and fumes at the site is anticipated, though all requircd mcasures to minimize thc production of dust will be implemented at that time. This period 01' a potcntial increase in dust will only be temporary. Upon completion 01' construction, the level 01' dust may be equal to or lesser than the existing conditions where plowing and reaping have taken place. 6. Change in ocean, bay, lake, stream or ground water quality or quanti()I, or alteration of existing drainage pat/ems Thc general direction or water tlows will continue as per thc natural pattern. Surtàee water runoH' will he col1ectcd into pipes or continuc within natura] drainagcs and will eventually reach the 0-3 channel as is cUITcntly done. 7. Suhs/antial change in existing noi8e or vibration levels in the vicinity I I I I The proposal may change exi~ting noisc or vibration levels. It is anticipated that the proposcd project may, on a temporary basis, create new noises or vibrations that would affect land in thc gcncral vicinity ùuring thc dcmolition \'1' existing structure~ and tI1e construction ofthc project. Once constmcted, the projec! will crcate noise anù po~sibly vihration greater than currently found on the vacant site. Env nJoForm-Stage 2 AreaFEClöb.lm: I I I I I I I I I I I I I I I I I I I ó!(IS H. Site on/Wed land or on slope of 10 percent (10%) or more The site is located in a hi IIside area, with many an;a~ having slopes of 10% or gre'lter. 10. Substanlial change in demandfor municipal serviçe.l' (police, jìre, water, sewage, ete.) The EDSP contains financing program~ and policies that address the provision of services. The Project proponent~ anticipate entering into a Development Agreement with the City and other ~ervice provides, which would addre~s the~e policies and help to ensure the rate of service provision in relation to development. Fire, police, school, and utility services were previously evaluated, and are continually evaluated by the City and affected agencies as development within the Eastern Dublin area continues. Furthermore, the developer will dedicate 11,9 acres for an elementary school and 5.4 acres for a neighborhood park. The developer will also install joint trench and main line sewer, water and stonl1 drain pipes fi,)r the project. II. Suhstantial increase infossilfuel consumption (eledricity, oil, natural gas, etc.) The construction of 694 residenlial units will increase the demand ,)r electricity and natural gas over that demanded by the current vacant land. The project's location near the future Village Center in Area G should encourage shorter automobile trips to commercial areas and should promote walking and bicycling to and Irom the centrally- located commercial uses, thus reducing some fossil fuel consumption. 12. Relalionship to larger project or series ofprojeds Dublin Ranch is located within the Dublin Ranch Specific Plan Arca and comprises 1,311 acres, the majority of which have been annexed to thc City of Dublin. This dcvelopment is the bridge between the hillside singlc-family neighborhoods of Dublin Ranch and the high density residential and commercial areas south ofthc projcet site. EnvhúoForIIl-Sh\gc 2 AreaFEilst.doc I I I I I I I I I I I I I I I I I I I --- .-- .-- .-- .-- '{ ..--' OU'" ,..--' 'OS\ 1;-S-':'-- co~'~'c.: '--¡..·cou"r'/ .---- ,,,JI-y;D .-- _ - ¡.,l,<> I>UBLJN RANCH DRIVE .,'-- .....-.... .--- ----- ð DUBLIN " GI,b'AsO DilJV;'N CENTRAL PARKWAY nVllLIN go RO'ULEV AR.D [-580 '" p -~ . \ iß"" 4;"" 0 ~Q ~p .¡,."" it""" o{? ¡;ð " <¡' Õ~ 0" ý II: w PLEASANTON DUBLIN RANCH AREA F WEST VICINITY MAP ~ STAGE 2 DEVELOPMENT PLANiPLANNf.JJ DEVELOPMENT REZONE AREA F EAST AND AREA F WEST VESTING ThN"rA TlVE MAPS SITE DEVELOPMENT REVIEW NOT TO SCALE -.... ""1 t¡¡ I ....~=: Dublin, Caljlomia July 20IiJ I I I I I I I I I I I I I I I I I I I ......u.....__ \j'J:r-,' ¡..;\\,,~\~ ~' --- =::JC FUTURE SPORTS PARK J--\\----~S .' '\' NP I ____"-.-. ! j -'. - -----".. AREA FEAST ~\ ~\ ~~L''''''''~Y c^' AREA F WEST PHOTO LOCA TJONS 0' 400' 800' 1600' , ","'''---------Á--·----- ""~\~~~¡;;.""1 , ---;:¡-""~~ --- " - -. DUBLIN RANCH AREA F WEST SITE PHOTO EXHIBIT r.I'."N.m,""."" IJJII.",,,Hcø' J)UJJU'" ....- p6~ I~ ~~'- -- ¡ i¡ (j tØ/ II' J'l..t'.1.'>.~NmN \, I STAGE ¡ IJFVELOPMENT I'LAN/1'LANNED DEVELOPMENT REZONE AREA I' FAST ANIJ AREA F WEST VESTING TENTATIVI'. MAl'S SITE DEVELOP'.1ENT RE\%W VICINITY MAP N.T.S. mum. SOlD'S CI\IIL EN~NEERIf¡(;.LAND PlAflNII-IColAND SLJRVE"NC PleQ~~~lQn. ~I\ (!.I2~) - 22~-D69D Dub/Ii), Ca/ilòmia July 2Mf 7_J~_¡OO~ II:'",,~ >1011.". ":\'¡¡n '' ':¡ 'O"\,IO~''''IW'',,~"_..,, '~'''~'~',,,"~ I I I I I I I I I I I I I I I I I I I View ¡: Area 1" West rrom the northwest (Gleason Drive) View 2: Looking north aeross F¡ Neighborhood View 3: Looking south to AJea G SORRENTO AT DlJBLIN RANCH - AREA F WEST SITE PHOTOS, MAY 2005 I I I I I I I I I I I I I I I I I I I View 4: Area F West from the northeast View 5: Future Grafton Street from Gleason Drive intersection View 6: View west to Tassajara Road rrom I10rthwest comer of Area F West SORRENTO AT DUBLIN RANCH - AREA F WEST SITE PHOTOS, MAY 2005 I I I I I I I I I I I I I I I I I I I View 7: View to the northeast across Area F West ITom Brannigan-Central intersection Vicw 8: View of AJea FEast ITom southeast along Central Parkway SORRENTO AT DUBLIN RANCH - AREA F WEST SITE PHOTOS, MAY 2005 I I I I I I I I I I I I I I I I I I I - ~. ~ 1-580 ~ Q "~ - ....,1'1 _~_. COU':'-' o~¡,. .- "RI' C~ - - íJ-¡¡í'/ c.þt''\_-- Ot-CO _-.\ ,tAt, .- t-P "- --- ~-- ..__..r -" ~ DUBLIN G1.ßAso Dl/jV. 'N CENTRAL PARKWAY DUBLIN BO[IWVARD p ~~ §~ '" *Q"" v<li. if <;-"" '" ~'I;:.,p 'i>1.f' ., o ~~ a~ .... '" PLEASANTON DUBLIN RANCH AREA FEAST VICINITY MAP ~ STAGE ¡ DEVEl.üPMENT PLAN/PLANNHJ DEVELOPMENT REZONE AREA F BAST AN" ARKA F WEST VESTING TENTATIVE MAPS SITtDBVHLOrMIiNT REVIEW NOT TO SCALE ....... r;:JWII.L~ L'''II-rl''la....~ ~Ç& (IIIAJ-2iI-ØIIII Dublin, CaJifòmia Ju/y 11J1)} I I I I I I I I I I I I I I I I I I I \ j~'1 Þ.\~ø'" ~ -- J) C;1".~,('n[!CI~ JC- FUTURE SPORTS PARK . AREA F EAST PHOTO LOCATIONS 0' 400' 800' 1600' , --- ______.;~~~f£;t-~~~f----- ----. ",,",_«>w ~)^"" ¡ .""'''~:: -:~~'~.," - , '--- - ~f: - -:11 "..,..... - ¡,,¡II ,..... ~ ;¡ ·fJ <tJ 111 f'I.E,/,I'AIv"T(J,V \ DUBLIN RANCH AREA FEAST SITE PHOTO EXHIBIT STAGE 2I1EVFWPMhNTI'LAN!l'LANNED DEVELOPMENT REZONE AREA FEAST ANIJ AREA E WEST VESTfNCiTENT ATIVE MAPS SITE DEVELOPMENT REVIEW VICINITY MAP N.T.S. lDAelAY' sam,s CML ENCINEERINCoLAt.¡D Pi..ANNIN(;.LAND:5uRvEYINC I'I.n"MIM, 1':'" (~2~) 225 06~O Dllblin, Ca/ifòmia Ju~- 2005 ',-,',-1',''':' , ':'~'U¡ ,I,"~" ~:\ '~n¡ I~¡. 'ol''''pIo"''''I\,l1<lo"loc_l.!t'r¡~~T.;"'1 I I I I I ·1 I I I I I I I I I I I I I View I: View southeast ITom corner of Grafton Street and Gleason Drive View 2: View southwest ITom Gleason Drive near future Lockhart Street intersection View 3: View south from Gleason Drive near future Lockhart Street intersection. FaiIway Ranch is behind the knolls. SORRENTO AT DUBLIN RANCH -AREA F EAST SITE PHOTOS, MAY 2005 I I I I I I I I I I I I I I I I I I I View 4; View northeast from Grafton Street-Central Parkway intersection View 5: View northwest from Lockhart Street-Centra! Parkway intersection SORRENTO AT DlJBLlN RANCH -AREA F EAST SITE PHOTOS, MAY 2005 I I I I I I I I I I I I I I I I I I I ____.n."... ......_ßorre.J·W! q.t .[}uþl(n"Rpflr.1J,:::,A.r£-ªJ~· West· Auf'u'}'! 2005 Project Description for SORRENTO AT DUBLIN RANCH RESIDENTIAL COMMUNITY ARRA F WRS1' STAGE 1/STAGE 2 PLANNED DEVELOPMRNT REZONE Introdnction The Area F West Project ineludes a proposed Stage 1 and 2 Development Plan as defÏned by Section g.32.030(A) of the Dublin Zoning Ordinance. roea F West is ineluded within the Sorrento at Dublin Ranch Residential Community. Thc geographical extent of the Project roea refen'ed to in this document is the same for both the Stage I and Stage 2 PlalUlCd Development Rezone proposals. The Project roea is loeatcd within the City of Dublin and is bordered by Brannigan Street to the west, Gleason Drive to the south and Grafton Street to the east. The Project roea consists of approximately 44 acres, encompassing portions of Area F of Dublin Ranch. s ~ ,. Thc Stage 1 PD Rezonc submittal will amcnd the Stage I PD 10r Arca F (PAOI-037) previously approved by the Dublin City Council on Fehmary 24, 2004. This submittal includes a Stage I PD development plan; data on site area, proposed densities and maximum number of dweHing units; and textual information sufficient to establish consistency with the Dublin General Plan and Eastern Dublin Specific Plan (GPIEDSP) as amended. The proposed Stage 1 Planned Redevelopment Land Use Plan is based on the type, location and intensity of land uses 10lmd in the Eastern DubEn Specific Plan for that particular area. Notable land use changes include: . The relocation and re-orientation of the Neighborhood Park, NeighbOIhood Square and Elementary School sites within the Project Area as rcquested by the City Parks and Recreation Department and Dublin Unified School Dis(Jid staff. . The incrcase in the net acreage for park and school sites to match minimum acreage (gross) requirements of thc Speci1Ïe Plan as requcsted by Parks and Recreation and DUSD. ......,.-..--.......-..".. .. .", __...._.____..._..._.,..._.__..__n...._.___... Stage ¡/Stagel Development Plan/Planned Development Rezone Project Description. Page I P: \! 9292_1 &2_ T ¡¡I1\"ffice\.<;u hmitt;I.I~\f>fJ_Smfe 1 _:Õ;tn&eI_^Rp.AFWr~~T ,001: I I I I I I I I I I I I I I I I I I I Sorro"'o at Dublin Ranch - Area F We,>.I· A~gwt ]IIOJ. . The adjustments to acreage and configuration of adjacent land uses within Project Area based on final borizontal and ve¡iieal alignment of Lockhart Street and Graììon Street. The Stage 2 PD Rezone submittal includes a Stage 2 PD Land Use Plan; listing of permitted and conditional uses; site, architecture and landscape development standards; data on site area, proposed densities and maximum number of dwelling units; a phasing plan and prototypical street sections. BackJ::ronnd Dublin Ranch is localed within the Eastem Dublin Specilîc Plan Area and comprises 1,311 acres, the majority of which have been annexed to the City ofDubl;n. This annexation was pre-zoned in confomÜty with the Specific Plan land use designations under P A 94-030. Area F of Dublin Ranch was later rezoned under PA 98-068. Applications for the development of the portions of Area F north of Gleason Drive have been approved (the FI and F2 neighborhoods). The most recent land use designations for the Project Area were approved February 24, 2004 (Resolution 04-]5). Existing Site Conditions and Land Use The Project Area slopes to upward to the north towards the Fl Neighborhood and knolls within Area F East, exceeding 30% only in isolated areas. The lowest elevation of the Project Area is at approximately 359 feet above sea level, while the highest clevation is at approximately 419 feet. Drainage flows generally in a north to south orientation. The site is barren of trees, with non-native grasses covering the majority of the area The Project Area has prcdominantly been used liw dry land farming and cattle grazing. Cunent land uses sUIT\JUnding the project are a Low Density Residential neighborhood (1'-1) located nOlih of Gleason Drive; future Medium Density Residential housing within Area F East to the east, future Medium High Density Residential (not witlÜn Dublin Ranch limits) to the west and the future Dublin Ranch Village Center and the existing Medium High and High Density Residential buildings of Area G to the south. Various biological studies have becn undertaken within thc Project Area and sunounding areas by H. T. Harvey & Associates. The presence of the California rcd-Iegged frog and the California tiger salamander was addressed in the Initial Study/Mitigatcd Negative Declaration (MND) for Dublin Ranch Plmming Area F (PA 98-068) prepared by the City of Dublin. Mitigation Measures were designated and approved as part of the MND. Two delineations conducted by Ted W inficld & Associates idcntified the areas that are subj eel to the USACE jurisdiction within thc Project Area. These submittals were formally verified by the USACE on August 18, 1999 and December 2. 1999. Mitigation measures have becn incolporated in the wetland fil1 pennit issued by the U.S. Army COIpS of Engineers (US ACE) on May 23,2003. A copy OftllC permit may be found in Appendix G. A summary of the Biological Survey conducted has been included in Appendix E. Please refer to the documents on file at the City ofDuhlin fi)r additional inJormation. Stage l/Stage2 Development Plan/Planned Development Rezone Project Description. Page 2 1"\1 n~J2- I ~,;1, T~,!I\')i"'I(,~\~\J l~TIIII./II~\PI}-~ 1~l:ç I-,~I./Ii:.ç~-AI{ I-:A ~·WE::;T, ,1,)~ I I I I I I I I I I I I I I I I I I I --.---." ..~ S'orrento at Dublin Ran.ch_-:. d..r~q f!... West· Auvust 2005 Geotechnical investigations of the Project Area and surrounding areas have been conducted by Berlogar Geotechnical Consultants to determine the soil condition and stability. The studies indicated no areas of eoneem within the Project Area. These studies have been inclnded in Appendix F. ComIIIuuity Theme The Sorrento at Dublin Ranch project seeks to mirror the urban fonn of an Italian hill town by creating attached housing perched on a hillside above the Village Center located to the sOllth in Area G. The buildings have been laid Ollt sensitively to step with existing sloping conditions across the Project Area. Just as Italian neighborhoods developed around the needs of the pedestrian, SOITento at Dublin Ranch will emphasize pedestrian activity VIa connections within the project between housing, the neighborhood sqnare, HOA recreational facilities, neighborhood park and the elementary school along a central paseo and to nearby neighborhoods vIa the Open Space/Pedestrian Corridor that parallels Grafton Street. Proposed architectural styles (Roman, Tuscan, Rustic Tuscan, Lombardy and Campania) will further reflect the Italian theme. Refer to the Residential Site Development Plan, Architectural Design Standards and Landscape Design and Open Space Guidelines in the Land Use and Design Standards section for further discussion and details. Propos cd Land Use (lnd Development Concept The Development Plan for this project proposes 423 units of Medillm Density Residential homes and a private recreation facility on approximately 41.6 acres. Residential densities proposed for each neighborhood fall within the ranges pemlitted by the residential category as specified in the EDSP/GP. Additionally, this project proposes an approximately 2.4 acre Neighborhood Square. The proposed project IS consistent with the type, location and sIze of the land use designations prcviously approved with the current version of Eastern Dublin Specific Plan. The table below indicates the proposed land uses, units, and densities for the project as compared to the approved land uses prcsented in the General Plan/Specific Plan. Proposed Stage I and 2 PD Land Use Plan East Dublin General Plan ISpecific Plan Land IIse Plan .. Land Use Designation Gross Net Number Grvs::.' Net Gross Number Gross Acres Acres "fUnits Density Density Acres of IInits Density _ __n_n ,,__ -"... Meùium Dengi! :;:-Residential 41.6' 35.4 423 du 10.2 du 11.9 ùu 42.0 420 du 10.0 clu" Adjusted Medium Density -.-. 42.0 N/A 423 10.1 N/A Residential"'** ~~ig\1borhõ;;d'Sq;'are _.n -.------.- .-..". .n. 2.4 2.0 NlA N/A NIA 2.0 N/A N/A ....-- Open Sp.ce··.. NlA N/A N/A N/A N/A 0.5 N/A t</~_ TOTAL 44.0 37.4 42"T;¡;-" 10.ldu"· 11.9 du 44.5 420du 10. 0 du . Includes Pedestri.n Corridor along Grafton Street, .nd IIOA Parcel. Based on Specific Plan mid-point density of 10 nnit, per acre for Medium Density Residential. Due tu the increase of acreage in the Neighborhood Square by O.4ac, and what is allowed under tbe GPA/SPA. Open Space designation includes the Pedestri.n Corridor within Gran"n Street R.O.W.. .. ... ¡llIlnln ! -. ... Stage J /Stage2 Development Plan/Planned Developrnent Rezone Project Description. Pa.ge 3 P: \ 19292 - ! &.2 J (¡nlom(;~\~ul.>l1lill~I~\J'D-1)l~~ 1-~I~,¡:a-A H HA ¡;WI:;~T (1(,~ ! ! I I I I I I I I I I I I I I I I I I I Sor:.IT.,!to, (It TJub}i1J. .8.qn.çh - Area F W(:'.j,t . Aw!ust 2005 Five neighborhoods of di rfering residential products will be provided in the Project, enabBng a range of home sizes. A private HOA recreational raeility provides residents with additional amenities. The following table illustrates the ddaiJs of each neighborhood and BOA recreation faeiBty. ~~__ .._____ .n ..-.... --.-... UNIT SUMMARY BY NEIGHBORHOOD/HOA !__un Neil(hborhood Number_of1)nits ... ...__ .____~creal!c Gross Density 1* 75 10.6 7.1 dulae ,..--------- .... --I---. ,.... -.... 2 117 1004 11.3 du/ac ...---.- 3 69 5.5 12.5 du/ae .-.... .. ..... ..... 4* 66 7.3 9.0 du/ae .__ _.. ..'.. n......._ .. ......... 5* 96 6.1 15.7 du/ae ---..,. ....--.. HOA Parcel NI A 1.7 NI A .... Total 423 41.6 aCres 10.2 du/ac . _m. _______... _~_ _.._._..,..."..... .~.,".., .., ._.,,,~"',,. 'Include, porlions ofllt. 0.5 aCres of Pedeslrian Corridor Open Space in Grafton Street R.O.W.. Neighborhood I, comprised of detached three-story cluster homes, is located at the southwest comer of Gleason Drive and Granon Street. Neighborhood 2 lies along Bramligan Street between Gleason and Central Parkway, including a section that extends to the Neighborhood Square at the center of the project. These townhomes gam vehicular access from motorcourts at tbe rear of the building and face Brannigan, the entry road, or a green corridor. Neighborhood 3, along the northem frontage of Central Parkway, includcs small tuck-under townhomes that front onto streets or a green corridor and are accessed via alleys. In the southeast comer of the Project, at the inteIsection of Central and Granon, large tuck- under townhome units comprise Neighborhood 4. Located between the Neighborhood Square, Neighborhood I and 4 and Grafton Street, Neighborhood 5 contains Jour three-story buildings with attached units (flats and townhomes) over subterranean parking. The Project will provide an apPJOximately 2A-acre (gross) Neighhorhood Squarc located at the center of the project. The Neighborhood Square has been planned to provide a total or approximately 2.0 acres of net usable land. Speeilîc recrcational facilities to be located within the sqllare will he hased on the requirements of the City's Parks and Recreation Master Plan. A private recreation facility is located adjacent to the Neighborhood Square, conveniently concentrating recreational opportunities at the Genter of Area F West. Private on-site amenities will be provided including access to swimming pools and spas in the recreational facility, tot lots and other designated areas for child play and exterior courtyards tàr passive activities. The applicant will dedicate the proposed elementary school site (located within Ihe Area F East development) and either build the school, known as B-3, or pay State level 2 or 3 fees. The obligations of this project under the City's Public/Semi-Public Facilities Ordinance have becn fulfilled previously as part oj' thc entire Dublin Ranch development obligation in conjunction with approval of PAOI-037. This Public/Semi-Puhlie land is locatcd west of Brannigan Slreet, adjacent to Fallon Middle School. u. __.',' ,._.." ._n_..._._......., .._ 'u__.___... ..__ .._ Stage IIStage2 Development Plan/Plann.ed DevelQpment Rezone Project Descriptiun .. Page 4 P:\ 19292 1 &2_TiJlIIoHice'.submiu;¡ls\I"D Stõ!fe I" Stage2..AREAfoWEST,doc I I I I I I I I I I I I I I I I I I I ---1YorrenlO at Duhlin Ranch - Area F West· AyggU).J]05 ".'-'''0''''.'_'". Area F West has been designed to create an environment that will encourage active pedestrian use. A signitïeant feature of the plan is the central Open Space/Pedestrian Corridor, located along the western edge of Grafton Street. This Corridor consists of a twelve foot-wide multi"use trail linking Central Parkway with the existing m~l1li-use trai] temlinus in the Fl Neighborhood. An additional pedestrian amenity, an east-west paseo, is planned to extend across the Neighborhood Square and will eventuaJly cOlmect to the future Neighborhood Park and school in Area F East. This paseo will cross Grafton Street via a pedestrian bridge that will be utilized as a major community design element ofthc project. The project has been designed to utilize terracing and step the buildings up the slope. Internal slopes will generally be at 3:1, though retaining waJls and 2:1 slopes may be used, when necessary. Additionally, side yard retaining waJls may be necessary in Neighborhood 6. Some residential units have been designed as split-level, so as to step up the slope ,md eliminate the necd Jor cxterior retaining walls. Project Access and Circulation Primary access to the Project Area will be via the four arterial or collector streets that frame the project, Ccntral Parkway, Bralmigan Street, Gleason Drive and Gralìon Street. Residents and visitors coming from the west or east will typically utilize Gleason Drive or Central Parkway. Access from the n0l1hern neighborhoods of Dublin Ranch will be provided via Grafton and Brannigan Streets. Residcnts will easily be able to walk or drive to the Village Center development U1at will be buill to the south of the Project Area on Grafton Street. These prineipal streets will inelude separated sidewalks for additional pedestrian comfort and neighborhood design. Additionally, bus stops will be provided on Gleason Drive and Central Parkway. Internal circulation will Joeus on two residential streets. A community entry streel extends from Brannigan Street, approximately halfway bctween Central Parkway and Gleason Drive, to the western edge of tbe Neighborhood Sqllare. At this point, the street intersects with the internal "spine street" system that loops around the n0l1hern and southcrn edges of the Neighborhood Square continuing to the cast to Grafton Street. This "spine street" will eventually link Area F West to Area F Bast as we]] as the Fallon Sp0l1s Park to the eaä Additional circulation from Central Parkway will be achieved via the extension of Chancery Lane to the spine street. Proposed street sections arc comparable to thosc already approved or built in other areas of the Eastern Dublin SpeciJie Plan area, the recent Area F North Stage 1 PD, with additional sections being incolporated to address site speci Jí c desi gn needs, such as paralleling the open space to provide the multi-use trail. All Project Area streets will be public streets based on a slightly modified section from the 'City of Dublin's design standards. Alleys wi11 be private as well as 1110tor courts. Street circulation systems within the neighborhoods will be designed with safety, convenience, and visual quality in mind and, at the same time, they will addrcss pedestrians' and bicyclists' needs. Pedestrian cOill1ections to adjacent areas and emergency vehicle access have becn incorporatcd into the overall land plan. Stage / !.Wage2 Development Plan/Planned Development Rezone Project Description. Page 5 P:\ 19292_ j &2_ T 011\0 ffice\.o;uhmittal.\\PD~'ìtJ.ge I_Stagel AREAFWE.ST, doc I I I I I I I I I I I I I I I I I I I ~,-,._-"~. SO"r~~lvgtPub/i~ ß'IIKh - Area F West· Auvust 2U05 -..",.",,-.''',-.-- Many special features are designed into the project to provide a nnique and livable community, including roundabouts and curb bumpouts for tIaffie calming and commnnity identity. The multi-use trail within the open space eOITidor along the west side of l'flalton Street in the Fl Neighhorhood will he extended south through Area F West to Central Parkway, providing an attractive and functional pede8trian eOImeetion to Fallon Middle School to the north and pede8trian acceS8 for the northern neighborhoods of Dublin Ranch to the Village Center uses in Area G. Utility Services The Dublin San Ramon Services District (DSRSD) will provide water, wa8tewater and recycled water service to the Project Area. Thcsc scrviccs arc plmmed in accordance with the DSRSD Eastern Dublin Facilities Master Plan (amVor subsequent revisions) that includes the proposed project area. It is anticipated that existing water storage reservoim and pumping stations will provide water service for the Project Area through buildolll. The Project Area will be served by Pressure Zone 2 potable water. Zone 2 mains exist around the project from nearby existing streets in Dublin Ranch. Final locations mld sizing of these facilities will be in accordance with the standards and rccommcndations of DSRSD. Sewer service for the Project Area will require C0111lection to DSRSD's existing sewer system and sewer treatment wilI occur at DSRSD's treatmcnt plant. Gravity sewer mains exist in the adjoining streets. Final sizing and location of sewer facilitics will be determined in conjunction with DSRSD. Force mains may also be utilized, ifnecessary. When available from the DSRSD wastewater treatment plant, recyclcd water will bc provided for irrigation of parks, schools and major street rights-of-way, thereby reducing potahle water u8e. Final location and sizing of recycled water facilities will be per the updated Master Water Facilities Plan prepared by DSRSD. Recycled watcr distribution mains will be constructed to serve landscaped areas within the project site as required. The storm drain system for the Project Area will consist of local facilitie8. Local facilities will generally consist of smaller diameter pipes connecting individual 8ite8 or areas to the collector system previously installed in adjoining streets. The actual sizes and locations of proposed stoml drain facilities wilI be dctern1ined with each individual project's improvement plans. The Project Area is within the Zone 7 Drainage Study Area, therefore, its expected flows are anticipated and planned for by Zone 7 and the project's facilities will be sized appropriately. Specific storm water quality treatment requirements applicable to this project have been fully resolved per a Transmittal of Order (RZ-2003-0032) from the San Francisco Bay Region Regional Water Quality Control Board (April 22, 2003). Proposed Neighborhood Phasing Approach The five neighborhoods in Area F West will be constructed simultaneously with the spinc street system and its backbone in frastmeture elements wi1l be constructed first. The models units for each neighborhood will be built along the spine street, in conjunction with the initial buildings. The remainder of the units will be built upon completion of the modcls. It is '.-'---" Stage / !..S'Jage2 Development Plan/Planned Development Rezone Project Description. Page 6 P:\ 19292 -I &2 _ T....II\,'-' tti~c\t;u!!milL~b'.I'.D-S t~g~ I SI¡¡I!:¡;2· AREAFWEST, ¡ ¡¡~ I I I I I I I I I I I I I I I I I I I So"e"'o 01 Dublin Ranch - Area F West· "j¡¡gl!!i! 2005 anticipatcd that most, irnot all ofthc bulk site grading would be done with the initial phascs of construction. Park and school facilities phasing arc subject to the dctcrmination of timing by the City of Dublin and the Dublin Unified School District. Sanitary, water, and recycled water services will be provided by the Dublin San Ramon Services Dishict (DSRSD) in accordance with their Facilities Master Plans. Final locations and sizing of these facilities wi1l be determined in conjunction with the recommendation of the DSRSD Facilities Master Plan. Ownership and Maintenance of Opcn Spacc and Pedestrian Areas ^ homeowners' association will be created in the Project and a Declaration of Covenants, Conditions and Rcstrictions (Dcc1aration) will be prepared and recorded. The Declaration will establisb easements and other rights necessary for the association to fulfill its responsibilities. The Declaration wil1 require the homeowners' association to own and/or maintain the lands and project elements in accordance with the fol1owing table. ._,...~,--,._-"-_..., """.,.- .-.. Feature Medians, Knuckles and Islands in Public Sheets ......-----..-... ._--,~-" ,. Open Space PedestIi.an Corridor Multi-Use Trail along Grafton Street ..".,.... ....-. Other Trails/Paseos Multi-Use Trails/Sidewalks .<ll~)ng Art~r}<l~~/Collectors Right-of~way Landscaping (curb to ROW line) Subdivision Community Landscaping Owner City Maintenance ~esp()ll~ibiIity City ...--....--- City City -...--".-.--....--.... .. ........--..--.........-..--- .. HOA City HOA City -- -...-.... City HOA ....-.--.. HOA BOA ...--..-. . "..,. Tnclusionary Zoning Ordinance Dublin's Inclusionary Zoning Ordinance currently requires 12.5% of all housing to be affordable to those of very low, low and moderate incomc. In ordcr to comply with the City's lnclusionary Zoning Ordinance requirements, a proportionate share of thc affordable units within the Fairway Ranch Residential Community have been assigned to this Project to meet the requirements for Area F East. Construction of the Fairway Ranch projcct, located within Arca B of Dublin Ranch betwccn Central Parkway and Dublin Boulevard is currcntly underway and initial occupancy is cxpected to occur in Fall 2005. Hazardous Waste Analysis A Phase 1 and 2 Environmental Assessment of the Project Area and surrounding areas has bccn conductcd by Bcrlogar Gcotcclmical Consultants (dated 9/25/97) to determine the presence of any hazardous waste and substance sites. The findings of thcse studies indicated -."..... _.__.n ..----- Slage llSIage2 DevelopmeM Plan/Planned Developmellt Rezone Project Description' Page 7 \>:\1 <)1<)~ _ &2 _ toJl\"ffir~\.<;L!hl11itrn!~\~[)_S or:e I -~tofe1-^k E^ PWf.::,'r" mC". I I I I I' I I I I I I I I I I I .' I I So"e~.Ii!.i LQ4blin Ranch - Area F We:,:!.'.AU!'IIst 2005 that no problems were found. In addition, an environmental records seareh was conducted by Berlogar to detennine if the site was included on a IÜ;t of hazardous waste and substances areas. The results of tbis search indicated that neither the Amendment Area nor any areas within a two-mile radius of the site are listed as a hazardous site, hazardous material generator or transporter, or known to have underground storage tank leaks. Benefits and Costs of the Project upou the City This project will allow the construction of up to 423 dwelling units lor the City of Dublin. In addition, a neigbborhood square and an extension of the Open Space/Pedestrian Conidor will be constructed. These new residents will strengthen the market for adjacent commercial uses projected to occur in accordance with the Eastern Dublin Specific Plan and Dublin Gcncral Plan. This, in turn, will substantially increase sales and property taxes for the City of Dublin. The developer would pay tor all infrastructure and capital facility costs required for development of the proposed project as development proceeds. As is typical of development requirements in Dublin, property owners/project proponents would dedicate land required for roads, the elementary school, and neighborhood park; construct wads and improve school and park lands; and contribute funds as requircd through the City's Tral1Ïc Impact Fee program, school fees, and park in-lieu fees, Along with tills, nonnal expenditurcs tor City services (fire, police, recreation, general administration, etc.) would be compensated by the development through requircd fees and property tax revenues. It is anticipated that properly tax revenues, along with increased local sales tax attributable to the Project, will cover or exceed the public service costs. -----.-...-.,.."... Stage II.SMge2 Development Plan/Planned Developmel/.t Rezone Prnject Description. . Page 8 1':\¡~I92_] &I_T¡¡Hloffice\.<;ubmittals\PD,St;¡geJ .St;¡ge2 AREA(1\V"EST,ooc. I I I I I I I I I I I I I I I I I I I ,,'on-f:':IIt{) at Dublin Ranch ~ Area F West· Aue-us! 2005 Findings Statement for SORRENTO AT DUBLIN RANCH AREA F WEST Will the proposal be harmonious and compatible with existing and future development in the surrounding area? Development of the Project Area will be hannonious and compatible with existing and future development in the surrounding area. The policies and goals of the Eastern Dublin Specific Plan and General Plan will ensure that this project will be compatible both in tenns of land use and physical dcsign with adjaccnt dcvelopment. Proposcd land uscs will follow thc intcnt of and be consistent witb tbose uses provided for in the pem1illed and conditional uses included in this Stage I and 2 PD Rezone submittal, the City of Dublin Zoning Ordinance and Eastern Dublin Specific Plan. Is the site physicallv suilablejòr the type and intensity of the zonin" district bein" proposed? The Project Area is physically suitable for the type of residential development proposed. The hillsides of the site are best suited to residential uses and no trees exist in tbe area. Tbe site will be designed sucb that the Neighborhood Square will have grades that meet the City Parks and Recreation Department's site requirements. This project's proposed land use plan is consistent with that indicated in the General Plan and Eastern Dublin Specific Plan, in terms of type and density of residential liSe. The project will mitigate impacts on the environment, ineluding wildlife and its habitat. All applicable local, state and federal regulations coneeming the protection ofthese elements will be adhered to. Will the proposal adversely affect the health or safély of persons residing or workin" in the vicinity, or be detrimental to the publi!; health, sajéZy and we/jilre:> The project will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public hcalth, safety and weltàre for numerous reasons. No uses that produee noxious odors, hazardous materials, Or excessive noise are permitted. Any landslide areas that may potentially impact developmenl would he avoided, stabilized or removed as required 10 allow lor safe development. According to the Flood Insurance Rate Map, (community-panel number 060705-0002ß) fOI Dublin, California, dated revised September 17, 1997, no portions of the Projeet Arca are within the IOO-year flood hazard zone. All traffic impacts of the Projeet that might arTect the publie, bealth, safety or wellàre wil1 be analyzed and mitigated. --..-.-.--."......- Stage //S/(1ge2 Development Plan/Planned Development Relone Project DescripTion' Page 9 P \1 nn-I&2,.T\JI!\¡¡ml.:\;\~ubmill~I~L.rD·St;¡,g~I" St;¡,ge2,.AR~AFWF.:=;"f,d.;c I I I I I I I I I I I I I I I I I I I ,I.¡'orrento at Dublit.lH,q,nch - Area F West . AU'2us~lQ()5 ....'... ___.n Is the proposal consistent with all elements of the General Plan and any applicable Specific Plans afthe City ,{Dublin? As noted previously, the Project is consistent with the dements, goals and policies of the General Plan and the Eastern Dublin Specific Plan. Haw does this project satisfy the purpose and intent o{a "Planned Development"? This project satisfies the purpose and intent of a "Planned Development" by establishing a zoning district wherein: · A mix of uses is provided tbat is consistent with the intent and uses ofthe Geneml Plan and the Eastem Dublin Specific Plan. · Efficient and creative land planning has been implemented and utilized to preserve open space and sensitive areas while allowing development consistent with the City's goals tor the area within the overall Dublin Rancb project. · A mix of home design options, sizes and lots will be located within the neighborhoods, ensuring diversity of housing products at the site. · Special amenities such as an elementary school, local and regional multi-use tmils, neighborhood square, and neighborhood park are incorporated into the land use concept tor the Project AJea and are consistent with the overall Dublin Ranch project. These anlenities help to create and sustain a livable community, enhance and preserve the existing environment, and provide for effective development of public services and facilities. · Unifying landscape and architectural treatments and pedestrian elements join neighborhoods in Area F West ami Area F East into an identifiable cohesive unit. · The proposed project is plaJl1led as a comprehensive community with distinct neighborhoods and will have development standards tailOJed to the specific needs oflhe site. ..-.--...-., .,".'- Stage 1 IStage2 Development Plan/Planned Development Rezune Ptoject Description ø Page 10 P: \ 19292 ' ] &2.. T ,-,HI!) m~c\~l!L.>LIII[\~ I~\t' l}-S¡~i:,' ¡ -S1~.í:~ì,-A~ EA F wr..'j'l" .<t..r. 10. f-< t-< II 0 .. ~ ::;, 1::', ffi '" ~ ~ L.IJ ~ Z 8 f-< If 1 ..... ~:,' Eo- Ë3 ~.j 0' m ~ I ~=. ~ ]¡ .-d::¡ ¡.¡¡ !;ê N Z ~ <E ~ 0 , ~~ 2;~ , ¡.¡¡~¿ ,¡ ........ ~ ..-J- ~ o ê)O ~¡ :5 dd ~ :: e3~ U ~ ~ e 0 ~~ O,..¡ ~ Õ ;3' ~ oj <t:<t:,...:¡~ "'¡p.. 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't cD <è iJJ ,,¿ --' ~ o <J') <C I I I I I I I I I I I I I I I I I I I ________.." .8Qrre.nLtJ (ll Duh{in Ranch - Area FEast· Aueu.s:t 20,05 Project Description for SORllliNTO AT DUBLIN RANCH RESIDENTIAL COMMUNITY AREA FEAST STAGE 1/STAGE 2 PLANNED DEVELOPMENT REZONE Introduction The Area Ii East Project is a Stage I and 2 Development. Plan as deJíned by Seetion 8.32.030(A) of the Duh1in Zoning Ordinanee. Area F East is included within the SOITento at Dublin Raneh Residential Community. The geographical extent or the Projeet Area referred to in this document is the same for both the Stage I and Stage 2 Plarmed Development Rezone proposals. The Project Area is located within the City of Dublin and is bordered by Grafton Street and Area F West to the west; Gleason Drive and the F2 Neighborhood to the north; Central Parkway, Area G residential development, Fairway Ranch residential community and Area 8 to the south and Loekhar1 Street and the future Fallon Sports PaTk to the east. The Projeet Area consists of approximately 80 acres, eneompassing portions of Areas 8 and F of Dublin Ranch. o ~ " ~ ~ ,. The Stage I PD submittal is based on the Stage 1 I'D for Area F (PAOI-037), approved by the Dublin City Council on Febmary 24, 2004. This submittal includes a Stage I I'D development plan; data on site area, proposed densities and maximum number of dwelling units; and textual information suffieient to establish consistency with the Dublin General Plan and Eastem Dublin Specific Plan (GPIEDSP) as amended. The proposed Stage I Plarmed Redevelopment Land Use Plarl is based on the type, location and intensity or land uses found in the Eastern Dublin Speeific Plan for that particular area. Notable land use changes include: . The rcloeation and rc-oricntation of the Neighborhood Park, Neighborhood Square and Elementary School sites within the Project Area as requested by the City Parks and Recreation Department and Dublin Unified School District staff: P:\ I !'In·· ¡ &2_ ToU\t.J m(;t'aublT!ill~h;\PD-SI¡¡¡:~' I &1.-AR :;Af~.As·r dv~ Stage llStage 2 Develupment Plan/Planned Development Rezone Project Description . Page / I I I I I I I I I I I I I I II I II I I _,_~~'(,!rt~g',!.M...!.!1...Dllhlin Ranch - Area E East· AUFUst 2005 . The increase in the net acreage for park and school sites to match minimum acreage (gross) requirements of the Specific Plan as requested by Parks and Recreation and DUSD, . The adjustments to acreage and configuration of adjacent land uses within Project Mea hased on final horizontal and vertical alignment of Lockhart Street and Grafton S trcct. The Stage 2 PD Rezone submittal ineludes a Stage 2 PD Land Use Plan; listing of perrnilled and conditional uses; site, architecture and landscape development standards; data on site area, proposed densities and maximum number of dwelling units; a phasing plan and prototypical street sections. BackgrouDd Dublin Ranch is located within the Eastem Dublin Specific Plan Mea and comprises 1,311 acres, the majority of which have been annexed to the City of Dublin. This annexation was pre-zoned in eonfonnity with the Specific Plan land use designations established under PA 94-030. Area F of Dublin Ranch was later rezoned under PA 98- 068. Applications for the development of the portions of Mea F north of Gleason Drive have been approved (the FI and F2 neighborhoods). The most recent 1and use designations for the Project Area were approved February 24, 2004 (Resolution 04-15). Existing Site Conditions and Land Use The Project Mea slopes up ward from the south to two knolls near the center of the project area, exceeding 30% only in isolated areas on the knolls. The site slopes down to a temporary drainage swale and then resumes climbing to the north towards the F2 Neighborhood located north or Gleason Drive. The lowest e1evation within the Project Area is at approximately 355 feel above sea level, while the highest elevation is at approximately 460 feet. Drainage flows generally in a northwest to southeast direction through the center of the site. The site is barren or trees; non-native grasses cover the majority ofthe area The Project Area has predominantly been used historieally for dry land fanning and cattle grazing. Cunent land uses sUITOlUlding the project are a Low Density Residential neighborhood (F-2) to the north; Iilture Medium Density Residential neighborhoods in Area F West to the west; f\lIUre Fallon Sports Park to the east; ruture Village Center and the existing Medium High Density Residential buildings of Area G to the south and High Density Residcntial uses (under construction) at Fairway Ranch Residential Community and future Medium High Density Residential uses in Area B to thc southeast. VarioLLs hiologieal studies have been undertaken within the Project Area and surrounding areas by H. T. Harvey & Associates. The presence of thc California red-legged frog and the California tiger salamander was addressed in the Initial Study/Mi6gated Negative Declaration (MND) tor Dublin Ranch Planning Area F (P A 98-068) prepared by the City of Dublin. Mitigation Measures were designated and approved as part of the MND. Two ... .".. ,,-,,- Stage lISrage 2 Development P!an/P!amwd Deve/apmenl Rezone Project Description. Page 2 P:\ 19292 -I &2 J ,-,1I\u fti~ç\~\I jmi¡I~I>\1' [ -)Ìrng~! &l_AREAr-EA~T .doc I I I I I I I I I I I I I I I I I I I Sorre.nto at Dubli!LRanch ~ Area FEast· AUeu.,'i..t.2005 delincations conducted by Ted Winlield & Associates identified the arcas that are subject to the US ACE jurisdiction within the Project Arca. These submittals wcrc formally verified by U1e USACE on August 18, 1999 and December 2, 1999. Mitigation measurcs havc bccn incoIporated in thc wctland fill pennit issued by thc U. S. Army Corps of Engineers (USACE) on May 23,2003. A copy of the pemit may bc found in Appendix G. A summary of the Biological Surveys conducted has been included in Appendix E. Please refcr to tlle documents on filc in thc City of Dublin for additional infonnation. Geotechnical invcstigations of the Project Arca and surrounding areas havc been conducted by Bcrlogar Geotechnical Consultants to detemlÍne the soil condition and stability. The studics indicated no areas of concern within the Project fuea. These studies have been included in Appcndix F. Community Theme The Sorrcnto at Dublin Ranch project seeks to mirror the urban fonn or an Italian hill town by creating attached housing perched on a hillside abovc the Village Center locatcd to the south in Arca G. The buildings have been laid out sensitively to step in confonnance with existing sloping conditions across the Project Arca. Just as Italian neighborhoods developed around the necds of the pedestrian, Sorrento at Dublin Ranch will emphasize pedestrian activity via connections within the project between housing, the park and HOA recreational facilities and the elemcntary school along a central pasco and to nearby ncighborhoods via the Open Space/Pcdcstrian Corridor along Grafton Street. Architcctural styles (Roman, Tuscan, Lombardy and Campania) will reflect thc Italian theme. Rcfer to the Rcsidential Site Development Standards, Architectural Design Standards and Landscapc Dcsign and Open Space Guidelines in the Land Use and Design Standards section for filrthcr discussion and details. Proposed Laud Use and Development Concept The Developmcnt Plan for this project pJOposes 688 units ofMcdium Density Residential homes and a privatc HOA recreation facility on approximately 62.4 acres. Residential densities proposed lor each ncighborhood fall within the rangcs permitted by the residential category as specified in thc EDSP/GP. Additionally, this project proposes an approximately 5.5-acre Neighborhood Park and an 11.9-acre Elementary School site. The proposcd projcct is consistent with the type, location and size of the land usc designations assigned to thc propcrtics by the current version or thc Eastern Dublin Specific Plan. The table below indicates the proposed land uses, units, and densitics for the projcct as compared to the approved land uses presentcd in the General Plan/Specific Plan, .._~".'-"""._.' ... ~.~--"'-- .--..... Stage ¡¡Stage 2 Development PlaniPlamwd Development Rezone Project De,fìCl'iption ~ Page 3 p:\lnn-1&2. Tùll\Qffi~¢I~ubmittnl~\f>rJ_St¡¡gel&2-ARÐAFE.AST,doc I .'-",'-,-"-" Sorrento at Dublit[Rqryçh - Area FEast· AUf!ust20QJ. I Proposed Stage I and 2 PD Rad Dublin General Planl I Land lJ.e Pia" Speeilìe Plan Land Use PIa" Land Use Designation Grn,'\s Net Number Gross Net Gross Number Gro.," Acres Acres of Units Density Density Acres ofUnils Density I Medium Density Residential 62.4' 55,0 688 du l1.0du 12.5 du 63,0 630 du 10duoo ,- ,- AdjusIcd Medium Density 63,0 N/A 688 10.9 N/A Residential>Þ** ..."- r-o-c-"-~'" ."'--- I ' Neighborhood Park 5.5 5.5 N/A N/A N/A 5.6 NlA N/A -, -, ,- ._~-, ..~ Elementary School 11.9 10.9 N/A N/A NlA 10.0 N/A N/A ..- - .. .. TOTAL 79. 8 "',. I <t: 7/.4 688 du 10.9 du~u 12. 5 du 78,6 630 du 10 du" I , Includes HOA parcd(s) and ptiyaIe recreation facility. 00 IIased on Specific Plan mid-point density of 10 per acre for Mcdium Density Residential. 000 Due to thc increase of acreages in the Neighborhood Park, E1cmenIary school site, and thc rc· I alignmenI "fLockhart Stteet; 65.0 ac of medium density is allowcd LUlder the GPAlSPA. ........ The discrepancy in land use acreages is due to the fe-alignment of Lockhart Street. I Five neighborhoods of differing residential products will be provided in the Project, enabling a range of home sizes. A private !-IOA recreational J'acility provides residents with additional amenities. The tòl10wing table illustrates the details of each I neighborhood and HOA recrcation facility. I .-... , .. ......... -.",.. UNIT SUMMARY BY NE1GIIßORHOOD/HOA --. ..."... A~~,ca2e --~. ,Nei2hborhood Number of Units Gross }~~nsity I 6 75 10.1 7.1 du/ac ___on.'_'·' ,'---- ....'- 7 94 10.9 11.3 du/ac ..~'-_. .. --, 8 148 ........ 11.9 12.5 du/ac -..... . .-----.-..-- .-..-..--". . ~,"-". I 9 117 13.8 9.0 du/ac -".--. ----...-.-.--..-.-- -..I, 10 254 14.3 15.7 du/ac ,., . m HOA Parcel N/A 1.4 N/A I ..- . ...-.- .n. .. .- -...-... ,.--. Total 688 62.4 acres 11.0 dn/ac ,....'..-- ,,. -~,._.- ~.,...,. ",' I Neighborhood 6, comprised of detached three-story cluster homes, is located southeast of the Gleason Drive/Grafton Street intersection. Neighhorhood 7 is comprised of tuck- under townhomcs and is located at the southwest comer of Gleason Drive and Lockhart I Street. Neighhorhood 8, between Grafton Street and the neighhorhood park, includes alley-loaded townhomes. South of Neighborhood 8 and north of Central Parkway, large tuck-under townhome units make up Neighborhood 9. Located between the elementary I school and CcntraI Parkway, Neighborhood 10 contains seven 3-story podium buildings over one level of parking. I The Project will provide an approximately 5.5-acre (gross) Neighborhood Park located generally at the center of the project area to pnJvide the easy access to a signitïcant I --- , ,-, ..-- -, Stage /I.\'tage 2 Develupment Plan/Planned Development Rezone Project Description. Page 4 P:\J9292_1&2_ Tol!\Oflicfl!;Llbmiltal/¡lPD· SI~l']&2.-ARëAFEAST d(!~ I I I I I I I I I I I I I I I I I I I I Sorrento at Dublin R(tl £h - Area FEast . Au~ust 2005 number ofresidenls. The ncighborhoods of the Project will benefit from the Elemontary School, located betweon thc Neighborhood Park and the future Fallon Sports Park along Lockhart Street. The park and scboollocations which were originally sited along GrafÌon Street, have been relocated to the east lìom their locations in the Area F North Geueral Plan Amcndment/Specific Plan Amendment. The applicaul will dedicate and either build this elemenlary school, known as E-3, or pay State 2 or 3 level fees. The obligations of this project IIIlder the City's Public/Scmi- public Facilities Ordinance have been fulfilled previously in conjunction with approval of P AOI-037. This Public/Semi-Public land is located west of Brannigan Street, adjacent to the Fallon Middle School. Area F East has been designed to creale an environment that will encourage active pcdcstrian use. A significant feature of the pbn is a central east-west pedestrian pas eo, which links the Neighborhood Park and Elementary School in Area F East to the Open Space/Pedcstrian Corridor and Ncighborhood Square in Area F West. This corridor consists of a twelve-foot wide multi-use trail that will cross Grafton Street (midway between Central Parkway and Gleason Drive) via a pedestrian bridge that will be utilized as a major community design element of the project. Additionally, the paseo runs along thc south boundary of the private recreation facility for Area F East, located between Neighborhood 8 and the Neighborhood Park. The project has bccn dcsigncd to utilizc tcrracing and step the buildings up the slopc. Internal slopcs will gcnerally bc at 3: I, though retaining walls and 2: 1 slopes may bc used, when necessary. Additional1y, sideyard rctaining walls may be necessary in Neighborhood 6, Some residential units have been designed as split-level, so as to step up the slope and eliminate the need for exterior retaining wal1s. Project Access and Circulation Primary access to thc Project Area wil1 be via thc four artcrial or collector streels that trame the project, Ccntral Parkway, Lockhart Strcct, Gleason Drive and Grafton Street. Residents and visitors coming from the west or east will typically utilize Gleason Drive or Central Parkway. Access from the northern neighborhoods of Dublin Ranch will be provided via Grafton and Lockhart Streets. Residents will easily be able to walk or drive to the Village Center development that will be built to the south of the Project Area on Grafton Street. These principal streets wj]] inclnde separated sidewalks for additional pedestrian comfort and neighborhood design. The Open Space/Pedestrian Corridor will parallel Grafton Street. In addition, bus stops will be provided on Gleason Drive and Central Parkway. Internal circulation will focus on two residential streets. AD internal "spiue street" system begins at Lockhart Street (at the northeastern corner of the school site), heads west and loops around the northern and southern edges of the neighborhood square in Area F West continuing back to Lockhart Street. This "spine street" will eventually link Area F East to Area F West and the Neighborhood Square to the west. Additional -_._-,_._,'-'~--" .,--.- '.~,"-'.'.,---_.,-_., ...". .---_._,-',-,'...~ StaKe IISta?e 2 Development Plan/Planned Development Rezone Project Descriptton . Page 5 P:\1929:2_1 &2_Toll\offic~\sLlbmitlO1Is'.P'D,.S!agel&2.AR:EAmAST,doc I I I I I I I I I I I I I I I I I I I Sorrento at Dublit!,J?,.{J!JflJ._=-ilJ·ea F Ea.,t . A "I'1Ist 2005 circulation fÌom Central Parkway will be achieved via the extension of Kccgan Street to the spine street. Proposed street sections are comparable to those already approved or built in other areas of the Eastern Dublin Specific Plan area and the recent Arca F North Stage I PD, with additional sections being incorporated to address site speeifie design needs. All Project Area streets will be pub lie streets based on a slightly modi fled seetion from the City of Dublin's design standards. Alleys will be private as well as motor eourts. Strect eirculation systems within the neighborhood will be designed with safety, convenience, and visual quality in mind and, at the same time, address pedestrians' and bicyclists' needs. Pedestrian connections to adjacent areas and emergency vehicle access have been incorporated into the overall land plan. Many features arc designed into the projcet to provide a livable community, including roundabouts at the intersections of tbe spine street aod Grafton Street and curb bumpouts for traffic calming and eonnnunity identity. The multi-use trail within Ihe Open Space Corridor along Grafton Street in the FI neighborhood will be extended through Area F West to Gleason Drive, providing an attractive and funetional pedestrian connection to Fallon Middle School to the north and pedestrian access for the northern neighborhoods to Ihe Village Center uses in Area G. Utility Services The Dublin San Ramon Serviees Distriet (DSRSD) will provide water, wastewater and reeycled waler service to the Project Area, These services arc plamled in accordance with the DSRSD Eastern Dublin Facilities Master Plan (and/or subsequent revisions) that includes the proposed project area. It is anticipated that existing water storage reservoirs and pumping stations will provide water service for the Project Area through huildout. The Project Area will be served by Pressure Zone 2 potable wateL Zone 2 mains exist around the project fÌom nearby existing streets in Dublin Ranch, Fioal locations and sizing of these facilities will be in accordance with the standards and recommendations of" DSRSD. Sewer service for the Project Area will require connection to DSRSD's existing sewer system and sewer treatment will oecur at DSRSD's treatment plant. Gravity sewer mains exist in the adjoining streets. Final si:áng and location of sewer facilities will be detennined in conjllnction with DSRSD. Force mains may also be lltilized, i[necessary. When available from the DSRSD wastewater treatment plant, recycled water will he provided for irrigation of parks, schools and major strect rights-of-way, thereby reducing potablc water use, Final location and sizing of rccycled water facilities will bc pcr thc updated Master Water Facilities Plan prepared by DSRSD. Recycled water distributien mains will be constructed to serve landscaped areas within the project site as required. The storm drain system lor the Project Area wiH consist of local facilities. Local facilities will generally consist of smaller diameter pipes connecting individual sites or ._.'.~...._.,"~._-"'--,"'" - .----...-,'..-..'-- Stage ¡¡Stage 2 Development Plan/Planned Development Rezone Project I)escription . Page 6 P:\19292. 1&2 _ ro]l\lIffi¡:e\!;uhmitta\¡;\PD_Stag~ I &2-AREAFP.A::'ïf,dC'Ic I I I I I I I I I I I I I I I I I I I SO"renIQ at pyhlin Ranch - Area F Eq§!.· A ""ust 2005 areas to the collector system previously illstalled in adjoining streets. Thc actual sizes and locations of proposcd stonn drain facilities will be detennined with cach individual project's improvemcnt plans. The Project Arca is within the Zone 7 Drainage Study Area, therefore, its expccted flows are anticipatcd and planI1ed for by Zone 7 and the project's facilities will be sized appropriately. Specific stormwater quality treatmcnt requirements applicablc to this project have been fully resolved per a Transmittal of Order (R2-2003-0032) fron1 thc San Francisco Bay Rcgion Regional Water Quality Control Board (April 22, 2003). Proposed Neighborhood Phasing Approach Phasing of tbe neighborhoods is anticipated to be completed in an orderly fashion, generally from west to east, and from south to nortb, Thc model units for each neighborhood will be built along tbe internal spine streets, in conjunction with the initial building construction. This approach is based upon the existence of, or ability to connect to, needed water, sanitary, and storm facilities and other infrastructure and roadway connections. Phasing and development timing of the project will depend largely upon market demand. All necessary stonn drainage, scwcr, and water backbone improvements may occur by phase and will provide service tor cach phase, Tt is anticipated that most, if not all, bulk site grading would be done with the initial phases. Park and school phasing are subject to the dctcrmination of timing by the City of Dublin and the Dublin Unified School District. Sanitary, water, and recycled water serviccs will be provided by thc Dublin San Ramon Serviccs District (DSRSD) in accordance with thcir Facilities Mastcr Plans. Final locations and sizing of these facilities will be dctcrmined in conjunction with the reconuncndation of the DSRSD Facilities Master Plan. OWDcrship and Maintenance of OpeD Space and pcdestrian Areas A homeowners' associati on will be creatcd in the Proj ect and a Dcclaration of Covenants, Conditions and Restrictions (Declaration) will be prepared and recordcd. The Declaration will establish easements and other rights necessary for the association to fulfîU its rcsponsibilities. The Declaration will require the homeowners' association to own and/or maintain the lands in accordance with thc following table, ...--,.. Stage J/Stage 2 lkvdopment Plan/Planned Development Rezone Project Description. Page 7 P:\] 9292·, 1&2 _T (In\()[1ic~\~"blnili~]~\PD-to:t~f:.c.1 &:ì-A.IIY.AJ!1:\A~1." ð(><.' I ..!:iy~rfl1l9g! .f!Jlhlin Ranch· Area F EaSI . AUf!ust 2005 I ,- .--.., ... 0."'.. Feature Owner Maintenance Responsibility ...-.,,-.-- I Trame Circles and Associated City HOA PavemenVLandseape Areas in Public Streets .--. ,-_.,~,.".,,,.- I Knuckles and Islands in Local City HOA Residential Streets and at Community and Neighborhood I Entries --=0--'-'--- ..-.... Medians in Arterial and City City Collector Streets I ----.... City Open Space Corridor/Multi-Use City Trail along Grafton Street ~,_. Other Trails/Paseos BOA HOA I ........ ' ,- ..-.-.-- Multi-Use Trails/Sidewalks City City along Arterials/Collcctors -. .. Right-of-way Landscaping City HOA I (curb to ROW linc) _.._--~~. .".,.,~- Subdivision Community HOA HOA I Landscaping --, '".- I IncIusionary Zoning Ordinance Dublin's Inclusionary 7.oning Ordinance cUlTenlly requires 12.5%, of all housing to be affordable to those of very low, low and moderate incomes. In ordcr to comply with the I City's Inclusionary Zoning Ordinance reqwrements, a proportionate share of the affordable units within the Fairway Ranch Residential Community have been assigned to this Project to meet the requirements for Area FEast. Construction of the Fairway Ranch I project, located within Area B of Dublin Ranch between Ccntral Parkway and Dublin Boulevard, is cUlTenlly underway ami initial occupancy is cxpected to occur in Fall 2005. I Hazardous Waste Analysis A Phase I imd 2 EnvironIIIental Assessment of the Proj ect Area and surrounding areas I has been conducted by Berlogar Geotedmieal Consultants (dated 9/25/97) to determine the presence of any hazardous waste and substance sites. The findings of these studies indicated that no problems were found. Tn addition, an environmental records search was I conducted by Berlogar to detell11ine if the site was included on a list of hazardous waste and substances areas. The results of this search indicated that ncither the Amendment Area nor any areas within a two-mile radius of the site are listed as a hazardous sitc, I hazardous materia] generator or transporter, or known to have underground storage tank leaks. . I .,.,-..,,,.. "'-.'" -"- Stage 1 ¡Stage 2 Development Plan/Planned Develupment Rezone Project Description. Page 8 p:l.[ nn-I&2_T,-,II\,-,m~c\~!I[¡l1Iilt~¡~\rll-S!~\;1&2-AREAfEAST,oo\; I I I I I I I I I I I I I I I I I I I I ....--,.."','....--. Sorrento at Dt.J.,b.lin Ranch - Area FEast . ÆH~ Benefits and Costs of the Project upon the City This project will allow the constmction of up to 688 dwclling units for the City of Dublin. In addition, a neighhorhood park and elementary school will also be constwcled. These new residcnts will strengthen the market for adjacent commereial uses projected 10 occur in accordance with the Easlem Dublin Specific Plan and Dublin General Plan. This, in tum, will substantially increase sales and property taxes for the City of Dublin. 111e developer wou.ld pay for all infrastructl.lre and capital facility costs required for development of the proposed project as developmellt proceeds. As is typical of development requirements ill Dllblin, property-owners/project proponents would dedicate land required for roads, the elementary school, and neighborhood park; construct roads and improve school land and parks; and contribute funds as reqnired through the City's Traffic Impact Fee program, school fees, alld park in-lieu fees as required. Along with this, normal expenditures for City services (fire, police, recreation, general administration, etc.) would be compensated by the development throl.lgh required fees and property tax revenues. It is anticipated that property tax revenues, along with increased local sales tax atlributable to the Project, will cover or exceed the public seIVice costs. Stage l/Stage 2 Development Plan/Planned Development ReZOlie Project Description - Page 9 _.,~--".,,_. 1',,\1 ')~~n_ 1» 'fQll'1í1fli~e,<>uhmitt¡¡j~\PD_StõlSe! &2_AR:EA¡;I3AST.d\!~ I I I I I I I I I I I I I I I I I I I Sorrento at DuNin Ranch· Area FEast· dUg,,"! 2005 Findings Statement for SORRENTO AT DUBLIN RANCH AREA FEAST Will the proposal be harmonious and compatible with existing and future development in the surrounding area~ Development of the Project Arca will be hanllonious and compatible with existing and future development in thc surrounding area. The policies and goals of the Eastern Dublin Specific Plan and General Plan will ensure that this projcet will be compatible both in terms of land use and physical design with adjacent development. Proposed land uses will follow the intent of and be consistent with those uses provided for in the permitted and conditional uses included in this Stage 1 and 2 PD rezone submittal, the City of Dublin Zoning Ordinance and Eastern Dublin Specific Plan. Is the site physically suitable for the type and intensity of the zoning district being proposed? The Project Area is physically suitable for the Iype of residential development proposed. The hillsidcs of the site are best suited to residential uses and no trees exist in the area. The site will be designed such that the neighborhood park and elementary school will have grades that mect City Parks and Recreation Department's site requirements and Dublin Unified School District's design standards and site development requirements, This project's proposed land ll~e plan is consistent with that indicated in the General Plan and Eastern Dublin Specific Plan, The project will mitigate impacts on the enviromnent, including wildlife and ils habitat. All applicable local, stale and ICderal regulations concerning the protection of these elements will be adhered to. Will the proposal adversely eJJect the health or safety of persons residing or working in the vicinity, or be detrimental to the publiç health, safety and welfare! The project will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, ~afety and welfare for numerous rea~ons, No uses that produce noxious odors, hazardous matcrials, or excessive noise arc permitted. Any landslide areas that may potentially impact development would be avoided, stabilized or removed as Jequired to allow for safe development. According to the Flood Insurance Rate Map, (community-panel number 060705-0002B) for Dublin, California, dated revised September 17, 1997, no portions of thc Project AJea are within the 100- year flood plain. All trame impacts of thc Project that might affect the public, health, safety or welfare will be analyzed and mitigated. _______ ."0__.__'."--- Stage ¡/Stage 2 Development ptan/Planned Development Rewne Project De>cription . Page 10 I' \1~ ;1.'J2_1&2 T(,U\<)ffi~.e~ubmitL1.1~\l'fJ_St~1 &2_AR]jA[1EA.'>T.do~ I I I I I I I I I I I I I , I I I I I I Sorrellto at pµ,hlill Ranch - Are~F Ea.,t . Aue-ust 2QQJ. Is the proposal consistent with all elements of the General Plan and any applicable Specijìc Plans of the City of Dublin? As noted previously, the Project is consistent with the elements, goals and policies of the Dublin General Plan and the Eastern Dublin SpeciÜc Plan. IIow does this prr!iect satisfy the purpose and intent of a "Planned Development "? This project satisfies the purpose and intent of a "Planned Development" by establishing a zoning district wherein: · A IlIÌx of uses is provided that is consistent with the intent ami uses of the General Plan and the Eastern Dublin SpeciÜe Plan. · Ef!1cicnt and creative land plmming has been implemented and utilized to preserve open space and sensitive areas while allowing development consistent with the City's goals for the area within the overal1 Dublin Rm1Ch project. · A mix of home sizes and lots will be located within the neighborhoods, ensuring diversity orhousing products at the site. · Special amenities such as an elementary school, open space, local and regional multi-use trails, neighborhood square and neighborhood park arc incorporated into the greater Dublin Ranch project to help create and sustain a livable community, enhance and preserve the existing environment, and provide for effective development of public services and facilities. · Unifying landscape and architectural treatments and elements join neighborhoods in Area F West and Area F East into an identifiable cohesive unit. · The proposed project is planned as a comprehensive community with distinct neighhorhoods mIl! will have development standards tailored to the specific needs of the site, ---""..-- Stage ¡¡Stage 2 Development Plan/Planned Development Rezone Project Description. 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D '" "" " ,-, " '" f- $. ., -¡..& .I " - '" 1Y '" · If "- j ¡¿ I - ¿¡ " " :¡; ¡¿ ~ ~ '" Jj " § · ]- · ¿¡ " i /' ~ ¡¡ z .. ~, ~ · z ,;, t, 'Ii · c ~ ~ ~ '" o "§ I ~ ¡j; N ~ ,. - I I I I I I I I I I I I I I I I I I I SORRfNTO ffT DUBLIN RffNCff RESIDENTIAL DESIGN GUIDELINES September 2005 I I TABLE OF CONTENTS I INTRODUCTION I COMMUNITY DESIGN CONCEPT I ARCHITECTURAL THEME I NEIGHBORHOOD ONE I SITE PLANNING Lot Orientation 1-1 Visible Lots 1-2 I ARCHITECTURAL DESIGN I Building Façade 1-3 Roofs 1-4 Garages 1-5 I Detail Elements 1-6 I NEIGHBORHOOD TWO SITE PLANNING I Building Orientation 2-] ARCHITECTURAL DESIGN I Building Façade 2-2 Roofs 2-3 I Garages 2-4 Detail Elements 2-5 I NEIGHBORHOOD THREE I SITE PLANNING Building Orientation 3-1 I ARCHITECTURAl, DESIGN Building Façade 3-2 Roofs 3-3 I Garages 3-4 Detail Elements 3-5 I I I NEIGHBORHOOD FOUR I SITE PLANNING Building Orientation 4~1 I ARCHITECTURAL DESIGN Building Façade 4-2 I Roofs 4-3 Garages 4-4 I Detail. Elements 4-5 NEIGHBORHOOD FIVE I SITE PLANNING Building Orientation 5-1 I Building Design 5-2 I ARCHITECTURAL DESIGN Building F.u;ade 5-4 Roofs 5-5 I Garages 5-6 Detail Elements 5-6 I NEIGHBORHOOD SIX I SITF PLANNING Lot Orientation 6-1 Visible Lots 6-2 I ARCHITECTURAL DESIGN I Building Façade 6-3 Roofs 6-4 Garages 6-5 I Detail Elements 6-6 I I I I I I NEIGHBORHOOD SEVEN I SITE PLANNING Building Orientation 7·1 I ARCHITECTURAL DESIGN Building Façade 7-2 Roofs 7-3 I Garages 7-4 Detail Elements 7-5 I NEIGHBORHOOD EIGHT I SITE PLANNING Building Orientation 8-1 I ARCHITECTURAL DESIGN Building Façade 8-2 I Roofs 8-3 G¡lTages 8-4 Detail Elements 8-5 I NEIGHBORHOOD NINE I SITE PLANNING Building Orientation 9-1 I ARCHITECTURAL DESIGN Building Façade 9-2 I Roofs 9-3 Garages 9-4 De lail ElemeIl ts 9-5 I NEIGHBORHOOD TEN I SITE PLANNING Building Orientation 10-1 I Building Design 10-2 ARCHITFCTURAL DESIGN I Building raçade 10-5 Roofs 10-6 I Garages 10-7 Detail Elements 10-7 I I I I I I I I I I I I I I I I I I I I APPENDIX - ARCHITECTURAL STYLES Architectural Style - Lombardy Design Criteria Architectural Style - Roman Design Criteria Architectural Style - Tuscan Design Criteria Architectural Style - Rustic Tuscan Design Criteria Architectural Style - Campania Design D:iteria I I I I I I I I I I I I I I I I I I I I NTRODlJ( liON RES I DENTIAL GlJl D[LI NLS I NT ROD V (1 ION The community vision for Sorrento at Dublin Ranch is a IIIix of traditional values and contemporary solutions. Tree-lined streets, diversity in housing, community open space, and pedestrian oriented design are just a few of the design components that wi11 add to the unique community envisioned for Sorrento at Dublin Ranch. COMMUNITY DESIGN CONCEPT The creation of trus traditional development plan establishes ¡he fraIIIework in wruch diversity in design and development can be achieved while maintaining and ensuring quality development and neighborhoods. The key elements of Sorrento at Dublin Ranch include: o Traditional architectural character with a high quality design; u Diversity in housing types; I:J Formal street pattern, with alternative routes to each destination; o A pedestrian-friendly circulation system; o Strong sense of neighborhood; .J Variety of architectural styles; and u Strong visual and physical connection with the central paseo, neighborhood square, and neighborhood park. For additional design requirements, refer to the Residential Site Development Standards. SORRENTO AT DUBLI N RANCH - RESI DENTlAL CUI DELI NES July, 2005 i-1 I j ~ ,. : I: ~ .c: ! :t · oS " · ... .0- :) · Q ... " a , ! c I: ~ 0 II I I z- I I I I I <-I -~=\ I ,- _~I ' L--I,-'-"'I "I.----i~ï,- ~ :,:-:-= J=--J . - , - , _.. - I .. I ~__ r-- -r-,;,.,..-rw:..;" I 'II 'I' '. ,i I , I 'I // I 'I _.,_l_, _11"··, - I, ,I 'I 'I' I~ I, I I ,/"'1 ,: '~Jr¡' 'I ~:;;8 IiI f-\~~CL?~ ,~~" ~;~~:;-\,,\-""j\ ll-,,-,_l_,IJ kl~, "T-:":";,'i -',\\ U , I" ¡'r-" ,I, I 'II' '\- \ -', ~--YIJ:, \ ; i "'~}':-~-\--;;~:~'~-\'" I :"r':'·~,,,..'Í \ ì, \.,..-.J,-,~\---_. ",,\), , I·,'· \ \ '." \\'" , I I _.....~ \ \ ,............ ,\~ ,¡-( \ \ \.-,':'" :'-( ,\\ì , , : _I..,,';;, -,:",\\ \,' ''\ , T,~,:,:...(\\\...\\'\ I I I '¡ ,.\_.~\ \..\.,.\,,~..:,/.,' .; t C Ii: .~ )., i: ( c: ~g-atl~5~~IJ; ~ E ~ g ~ ~ ~ ~ U E ~ c ) ; ~ E ~ C ~ a _ t ~ ~ u 3 ~ ~ Z ~ (\, (") ""II - l4"! (b (l) Cb Q) QJ 0) IJ) C)) 0:. Q) >~~~~~ $ > > ". I I I I I I I I I '>Q '.. en 0.. CI ~!/L\ -J~ I II', ',,' I' ~ ,- ~ I II u c -~ -~ - 0....... ""_~ ~ ~-I ~::: ~~. ~~ :; ~ ~ :6..':: "'.. .... '" '" ~ ., .<= ~ <> ~ '" <> I- I I I I I I I I I I I I I I I I I I I INTRODUCTION RESIDENTIAL CUI DELI NES ARCHITECTURAL THEME In response to the topography of Sorrento at Dublin Ranch, the Architectural Design Concept is based on creating a hillside village, similar to those found on the hillsides in Italy. In order to achieve tlús, architectural styles and coIIIponents that complement Italian architecture were selected. Moreover, these varieties of architectural styles (Lombardy, Roman, Tuscan, Rustic Tuscan, and Campania) focus on human scale details, thus enhancing the pedestrian friendly charader of the neighborhoods of Sorrento at Dublin Ranch. Such elements may include the use of front porches, enhanced entries, a mix of materials and textures, and detailing on features such as coluIIIns, balconies, windows, doors, shutters, flower boxes, and lighting. Together, such design features enliven the street scene and promote the friendly interaction of neighbors. The following Architectural Design Guidelines for the residential are<ls of Sorrento at Dublin Ranch are inte:J1ded to facilitate the creation of diverse and varied streetscapes, while creating a cohesive sense of place inspired by the hillside village ofItaly. Furthermore, the descriptions provided in these Architectural Design Guidelines are intended to help serve as the design "inspiration" for the development of residential architecture within the community. The sketches and graphic representations contained in the appendix are for conceptual purposes only, and are to be used as helping one to envision the basic intent of the residential design intended for the Sorrento at Dublin Ranch community. .. . ~ ~ ~ ! - ~ _L,,:.. _ -". '"~~·~:;:~.:ïl - --- ';:'.:::i_-.... SOfl-fl-ENTOAT DVBLlN fl-ANCH - fl-ESIDENTIALCVIDELlNES July, 2005 i-3 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD ONE RESI DENTIAL GVI DLLI N ES 1 NflGftBORftOOD ONf The following Site Plan11ing and Architectural Design "'. :"",,,. Guidelines outline basic design principals that were created to help ensure quality development throughout the commu11ity. The Guidelines are intended to promote a varied yet cohesive residential environment with a strong focus upon the pedestrian and human-scale streetscapes. Furthermore, architectural imagery and style specific design criteria are a1so provided to help illustrate the basic intent of the Italian hilltop theme envisioned for the commu11ity. The permitted architectural style for Neighborhood One is Lombardy. The imagery shown in the following sections are intended for conçeptual 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 CLUSTERING UNITS Clustered housing is an innovative plan11ing tool which can be used to de-emphasize the impact of garage doors, thus creating a morc pedestrian friendly streetsœne. By clustering driveway access off a central drive aisle rather than a neighborhood street, fewer curb cuts are required. Gustered housing is encouraged throughout Neighborhood One. SORRENTOAT DVBLlN RANCH - RESIDENllALGVIDELlNES jlme, 2005 1-1 I I I I '. I I I I I I . I I I I I I I NEIGHBORHOOD ONE RESIDENTIAL GUI DELI NES PRIVACY Privacy is all importallt cOllsideratioll ill residential site plallllillg. Illllovative site design techniques should be used to preserve privacy while promotillg social opportwuties in residential neighborhoods. In particular, windows of homes should be IOCi:1ted to minimize visual intrusion on neighbors' windows and backyards. Innovative site design techniques, including landscaping, should be incorporated where appropriate to provide privacy to residents. VISIBLE LOTS ~ HOIIIes plotted on corner lots should feature enhanced elevations that provide a similar level of detail to corner side elevations as the front elevatioll. Enhancements may include elements such as: u Prillcipal willdow treatments; ¡¡ Roof plane breaks; or ¡¡ Accent colors, materials and detailing. PERI M EIEß....EQÇ,E CO N D IT! 0 NS On lots adjacent to perimeter streets, open space or other public areas, side alld rear elevations that face such areas should be articulated and trealed to provide visual interest to the edge condition. Particular consideration should be given to the treatment of second stories and roof elements. Articulation to visible side and rear elevations along perimeter areas can be achieved through the use of the following elements: ¡¡ Second story decks; o Principal window treahnents: o Off-set wall planes; u Roof plane breaks; u Color blocking; o Introduction of accent building IIIaterials and colors; u Introduction of accent elements such as vents, out lookers, and decorative grille work consistent with the front elevation; or ¡¡ Other similar features that provide articulation to the visible side or rear elevation. SORRENTO AT DUBLIN RANCH - RESIDENTIAL GUIDELINES June, 2005 1-2 I I I I I I I I I I I I I I I I I I I NEIGHBO~,HOOD ONE RESI DENTIAL GUI DELI NE5 ARCHITECTURAL DESIGN INTRODUCTION The Architectural Design Guidelines for the residential areas of Sorrento 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 ß.\.!lLDING FORM Variety in building forms provide diversity and visual interest to the neighborhood sITeetscene and can be used to create a desirable human scale. The following eleIIIents should be incorporated into the design of residential structures within Neighborhood One: u Building wall planes, particularly on the front elevation, should be staggered to create interest along the street scene. u Projedions and recesses should be used to provide shadow and depth. u Combinations of one and two story forms should be used to help to create variety in setback and overall building form. SORRENTO AT DVBLI N RANCH - RESI DENTIAL GVI DELlNES Tune, 2005 1-3 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD ONE RESIDENTIAL GUIDELINES BUILDING MATERIALS AND COL..Qß Building materials and color are important elements to the visual quality of homes within the neighborhoods of Sorrento at Dublin Ranch. u Building materials (induding accent materials, roof materials, and paint colors) should be consistent with the architectural style of the residence. w All surface treatments or materials should be designed to appear as an integral part of the design, and not merely applied. All materials shou.1d wrap columns, porches, or balconies in their entirety. ¡¡ Material changes should occur at inside corners or other meaningful location. Materials applied to any elevation should turn the outside corner of the building a minimum of 3' before terminating. ¡¡ The color palette should be selected with the design objectives of avoiding monotony, providing a variety of colorful schemes, and promoting visual diversity. L.J Selected finish m<lterials should be appropriate in their use and application, and be durable .md of high quality. ¡¡ Homes adjacent to each other or immediately across the street from each other should not have the same color scheme or same body color. ROO FS ROOF FORM AND SLOPE Similar to building IIIaterials and color, roof form and slope arc also important design elements in creating a well-developed streetscene. o Roof treatments should be consistent with the architectural style of the dwelling. L.J Variety of roof design and treatment is encouraged to provide visual interest to the neighborhood roofscape throughout Sorrento at Dublin Ranch, including the use of gable, cross-gable, hip, or a coIIIbinalion of these roof forms. 10 Likewise, variety in roof lines is encouraged to avoid a COIIImon roof line along neighborhood streets. Rooflines of adjoining residences should vary ridge heights, roof forms, and direction of gables. SORRENTO AT DVBLI N RANCH - RESI DENTlAL GVI DELI NES ¡line, 2005 1-4 I I I I I I I I I I I I I I I I I I I NEIGHBOIZHOOD ONE RESIDENTIAL GUIDElINES o Repetitious gable ends framed side to side on œ<lr elev,Üions are not permitted along perimeter edges of residential neighborhoods, when visible from a public space or street. o Broken roof pitches extending over porches, patios or other similar features are encouraged where appropriate to the architectural style. ,ROOF MATERIALS In order to avoid a monotonous roofscape appearance, a variety of roof materials and colors are encouraged throughout the neighborhoods of Sorrento at Dublin Ranch. u Roof materials should be compatible with the architectural style of the residence and should have a matte finish to minimize glare. . Permitted Roof Materials 1:1 Clay or Concrete Flat Tiles o Clay or Concrete Shakes u Slate . Prohibited Materials o Wood Shake u Rolled roofing material ¡¡ Architectural Grade Composition FASCIAS Fascias may be either stucco, wood, or tile. II wood is used, it should be stained or p<linted. ~ Skylights me permitted, but should be designed as an integral part of the roof. Willte "bubble" skylights are not permitted. Skylight framing material should be bronze anodized or colored to match the adjacent roof materials. GARAGES GARAGE.DESIGN Garages should be designed to de-eIIIphasize their architectural prominence. To achieve this desired effect, these structures should incorporate the following: u Garage doors should vary with respect to windows and/or color as appropriate to individual architectural styles. SORRENTO AT DVBLI N RANCH - RESI DENTIAL CUI DELlNES June, 2005 1-5 I I I I I I I I I I I I I I I I I I I NCICHBORHOOD ONE RESI DENTIAL GVI DCLi N ES .J 00 cooveotiooal home plotting, in effort to buffer the view impact of garages and garage doors from the sidewalk or street, optional treahnents such as a trellis or porte-cochere ¡Ue encouraged. A recessed garage plan with a porte-wchere can create an additional partially covered parking space, and also can serve as an outdoor private space. D Rear loaded homes are also encouraged. The garages of these homes generally take access from drive aisles and court streets, allowiog more architecture to front onto the neighborhood streets and opeo spaces. When plotting rear loaded units, since the garage side of the homes will only be visible to the drive aisles, it is not necessary to recess the garage doors. GARAGE PLACEMENIS. Residential garages should be positioned to de-emphasize their visual impact 00 the street. This will allow the visual1y ioteresting features of the house to domioate the streetscape. All garage doors should be recessed a minimum of 6 inches behind the garage wall plane. DETAI L ELEM ENTS ENTRI ES The entry of a residential dwelling shoLÙd be articulated as a focal point of the building's front elevation. Roof elements, columns, porticos, recess.:s or projections, window or other .', ~ ;/'-,;, ardùtectural features should be ·~-l;:1 ' used to accentuate the entryway. "~t' COVR1YAR!2S. Courtyards provide a transition from the public space of the street to the entrance of the dwelling. D Courtyard walls, when provided, should be finished to match the house. D Stone, .;eramk tiles, steps, 5ÜR.R.ENTOAT DVBLlN RANCH - RESIDENllALGVIDELlNES June, 2005 1-6 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD ONE RESIDENTIAL GVIDELI NES recesses, cut-outs, or wrought iron accents "ppropriate to the architectural style of the residence are encouraged. £QßQiE5 Porches not only provide pedestrian scale elements to the building massing but also allow for an area for residents to enjoy the ~ outdoor climate and a place converse with neighbors. L.J When provided, porches should be d~'signed as an integral component of the buildin g' s architecture. o Porches should h¡lVe railings and be fully covered in one of the following ways: · Roof element and tile matching the residence · Trellis structure · Second floor bakony or overhang COLUMNS & ARCHWAYS The use of columns and archways adds articulation to the character of the residence and is encouraged where appropriate to the architectural style. When used, columns and archways should be scaled appropriately to provide a sense of strength and support compatible with the architectural style of the home. TRELLIS AND ARBORS Trellises and arbors, when used, should be designed to maintain their appearance considering the climatic conditions of the area. ~ The use of rear patio covers and second story balconies provide an excellent opportunity for the articulation of rear facades, particularly along visible SORRENTO AT DVBLI N MNCH - RESI DENTlAL GVI DELI NES Jllne, 2005 1-7 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD ONE RESIDENTIAL GVIDELlNES perimeter conditions (i.e., public spaces or streets). Second story balconies provide further visual interest to the streetscene by increasing the perceived front setback of the second stol}'. w Patio covers and balcolÚes should be designed as an integral component of the architecture. w Columns used in conjunction with the patio covers and balcolÚes should convey a sense of strength and support. PRINCIPAL WINDOW TREATMENTS At least one principal window is required on front elev<lUons. Prindpal windows are defined as having one of the following characteristics: w Recessed window or a pop-out surround; o A bay window with projection and detailing appropriate to the architectural style of the residence; w A enhanced sill with corresponding roof element and corbels; u An overhead trellis element; or u Decorative iron window e;rille projecting fo.rward of the wall plane. WI N DOW TREATMENTS All other windows on the front elevations and visible side and rear elevations should reature trim surrounds, headers or sills. The minimum reve" I for trim elements is 1". The style of windows should be comp"tible with the architectural style of the residence. 6ßd:ilIECTVRAL DETAILS Detail elements should be consistent with the architectural style. Detail elemenls indude: o Shutters; o Enhanced sills; o Decorative wood and iron railings; o De<.:orative grille work; and w Accent materials. GUTTERS A~OWNSPOVTS Exposed gutters and downspouts should be colored to match or complement the surface to w mch they are attached. SORRENTOATDVBUN RANCH - RESIDENTIAL GVIDELlNES June, 2005 ~ 1-8 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD ONE RESIDENTIAL GUI DELI NES T 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, evaporative coolers, television and radio antennas, and other such devices should not be mounted on any roof. o Mechanical devices such as exhaust fans, vents and pipes should be painted to match adjacent roof surfaces. o Ground mounted air conditioning units must be located behind side yard privacy return walls. SORRENTO AT DUBLIN RANCH - RESIDENTIAL GUIDELINES June, 2005 1-9 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD TWO RESI DENTIAL GVI DELI NES 2 I NflCHBORHOOD TWO ~ The following Site Planning and Architectural Design ''''',,,,,,,,,,,,'',e;''''''''IC¡ß Guidelines outline basic design principals that were created to help ensure qual.ity development throughout the community. The Guidelines are intended to promote a varied yet cohesive residential environment with a strong focus upon the pedestrian and human-scale streetscapes. Furthermore, architectural imagery and style specifjç design criteria are also provided to help illustrate the basic intent of the Italian hilltop theme envisioned for the community. The permitted architectural style for Neighborhood Two is Roman. The imagery shown in the following sections are intended for conceplual purposes only. Flexibility and design crealivity are encouraged so long as the community concept is intad throughout the design of the residential neighborhoods. SITE PLANNING BVILDING ORIENTATION £ß.ESERVING VIEWS Careful building placement and street orientation can help protect visual quality for residents tluoughout SOITento at Dublin Ranch. Where feasible, preserving views, as well. as creating vistas to other open sp'lCe elements, is encouraged. ffDESTRIAN CONNECTI~TY TO COMMON AR~ 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 open space is important. Where appropriate, buildings should be grouped to create effective outdoor space and respect privacy of residents and adjacent uses. SORRENTOAT DVßLlN RANCH - RESIDENTlALGVIDELlNES June, 2005 2-1 I I I I I I I I í I I I I I I I I I I NEIGHBORHOOD DNO RESI PENTIAE GUI DELI N E5 ARCHITECTURAL DESIGN INTRODVCTlQN By the very nature of the product, attached high density projects function as small Neighborhoods or communities. Each neighborhood should be designed for internal wrnpatibility, using a blend of building types, harmonious architectural styles ..nd a tastefully balanced palette of colors and IIIaterials. Regardless of its architectural style, the architecture of a building is comprised of four basic components. These architedural 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 at Dublin Ranch. BVI LDI NG FACADES ~ Human scale is a key factor in maintaining a pedestrian oriented neighborhood. This can be achieved tluough variety in building forms and by breaking up building sh..pes into multiple forIIIS. o Buildings should íncorpomte significant offsets both horizontally and vertically, minimizinf; expansive uninterrupted wall planes. SORRENTOATDVBLlN RANCH - RESIDENllAEGVIDEUNES Tune, 2005 2-2 I I I I I I I I I I I I I' I I I I I I NLlGHBORHOOD lWO RESIDENTIAL GUIDELINES BUILDING HEIGHT Buildings should incorporate height reducing elements such as: o Stepping down of three-story buildings to two-story elements at prominent corners u Large open balconies at building corners to provide negative space o Shed roof forIIIS o Material changes FOUR SIDED ARCHITECTVßE All elevations visible from public spaces should be treated as a "front" elevation and should include sufficient articulation of building walls. ~ 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. ROO FS ROOF FORM Similar to building form, roof form and slope are also important design elements in creating a visually interesting community. u Roof treatments (including slope and form) should be consistent with the architectural style of the building. u Variety in roof forms, ridge heights and direction of gables help to avoid monotonous rooflines along master planned streets and paseos. D Broken roof pitches extending over porches, patios or other similar features are encouraged where appropriate to the architectural style. u Gambrel and mansard roof forms are prohibited. SORRENTO AT DUBLIN RANCH - RESIDENTlALGUIDELlNES TUlle, 2005 2-3 I I I I I I I I I I I I I I I I I I I NEICHBORHOO[J TWO RESIDENTIAL GUIl)ELI NE5 ROOF MATERIALS In order to avoid a monotonous roofscape appearance, a variety of roof materials is encouraged throughout the neighborhoods of Sorrento at Dublin Ranch. u Roof materials should be compatible with the architectural style of the residence and should have a IIIatte .finish to minimize glare. . Pennitted Roof Materials u Clay or Concrete "s" Tiles CI Clay or Concrete Flat Tiles [J Clay or Concrete Shakes q Slate u Low profile S-tiles . Prohibited Materials u Wood Shake CI Rolled roofing material CI Architectural Grade Composilion FASCIA Fascias may be stucco, wood, wood composite or tile. If wood is used, it should be stained or painted. 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 All garage doors should be recessed 6" or be surrounded with 6" minimum pop-outs. When used, door lites should be appropriate to the architectural style of the building. SORRENTO AT DUBLI N RANCH - RESI DENTlAL CUI DELI NES Tune, 2005 2-4 I I I I I I I I I I I I I I I I I I I N[ICHBO~.HOOD TWO DETAIL ELEMENTS RESI DENTIAL CUI DELI N ES f.tITßJ.E Front entry doors and enLryways should provide a focal point to each residential unit and should be protected with overhangs, rl'Cesses, porches, or trellises. COVRTY ARlli Courtyards are encouraged and should appear as an extension of the architecture of the main building. Courtyard walls should be finished to match the building. Stone, ceramic tiles, steps, recesses, cut-outs, or wrought iron accents are encouraged. ~ Balconies, when provided, should be designed to be in scale and proportion with the architecture of the adjoinin¡>; building. I:J Covered or trellised balconies are preferred. o Scuppers or internal drains are required on all balconies for drainage. ü Balcony supports, if used, should be a minimum of 12" square and proportional to the size of the balcony. o Balconies are considered part of the building envelope and should conform to the setback criteria. WINDOW TREATMENTS All other 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. ARCH ITECTVRAL I2ET AILS Detail eleIIIents should be consistent with the architectural style. Detail elements indude: u Shutters; u Enhanced sills; ¡¡ De<~orative wood and iron railings; o Decorative grille work; and o Accent materials. SORRENTOAT DVßLlN RANCH - RESIDENnAL GVIDELlNES Tune, 2005 I' ~.., } - , '_:?:._? ,: .~., ,:-t=-.,,_. .r'~~"~'__ ,F ... I.~ ~'~._' I ; ¿"'hi ¡_.~ , -;:;;-:-.t,~'~- )\,,,{.~~~--t'---l-,'_.)'~:-i( .'0"'''·'''- - , I '.. ~..C=,::_c:.c..:,,""..,=-o,=~::::,~ ~ 2-5 I I I I I I I I I I I I I I I I I I I NLlCHßORHOOD TWO RESI DENTIAL GUI DELI NES 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 mirúmize visual impact to building elevations. EXTERlQR STAlß5. Exterior stairs should be designed as an integral part of the architecture. u Stairs are induded in the setback calculation and must remain within lhe building envelope, as defined by an oulermost wall and! or roof. o Stair f;uardrail design should be consistent with the architecture of the building. MECHANICAL EQVIEMlliI Special care should be made so that mechanical treatment does not detract from the architecture of the primary residence. o Mechanical eqwpment such as air conditioners, healers, evaporative coolers, television and radio antennas, and other such devices should not be mounted on any roof. o Mechanical devices such as exhaust fans, vents and pipes should be painted to match adjacent roof surfaces. o Ground mounted air conditioning units must be located behind side yard privacy return walls. METERS Where feasible, meters should be screened from view as not to distract from the architectme of the building. o Natural gas meters shoLÙd be grouped and screened behind walls. o Electrical meters should be ganged and located behind doors. u Screen walls and electrical endosures should be designed integral to the project's architecture. GUTTERS AI'.:-ill...POWNSPOVTS Exposed gutters and downspouts, when used, should be colored to either match or complement the surface to which they are attached. SORRENTO AT DUBLIN RANCH - RESIDENTIAL GUIDELINES June, 2005 2-6 I I I I I I I I I I I I I I I I I I I NLIGHBORHOOD THREE RESIDENTIAL C\Jll'LL1NES 3 NflGffBORffOOD TffRff £ , The following Site Planning and Architectural Design :¡ " '",,¡,,' Guidelines outline basic design principals that were created to help ensure quality deveJopmf'nt throughout the community. The Guidelines are intended to promoh> a varied yet cohesive residential environment with a strong focus upon the pedestrian and human-scale streetscapes. Furthermore, architectural imagery and style specific design criteria are also provided to help illustrate the basic intent of the Italian hilltop theme envisioned for the community. The permitted architectural style for Neighborhood Three is Tuscan. The imagery shown in the following sections are intended for conceptual purposes OlÙy. Flexibility and design creativity are ençouraged so long as the community concept is intact throughout the design of the residential neighborhoods. SITE PLANNING BUILDING ORIENTATION PRESERVING VIEWS Careful building placement and street orientation can help protect visual quality for residents throughout SOITento at Dublin Ranch. Where feasible, preserving views, as well as creating vistas to other open space elements, is encouraged. WESTRIAN CONNECTIVITY TO COMMQbI AREAS Due to the higher densities of attached units, special design consideration is needed to assure a high-quality living environment. In particrnar, convenient access to open space is important. Where appropriate, buildings should be grouped to create effective outdoor space and respect privacy of residents and adjacent uses. 5ORRENTO AT DUBLIN RANCH - RESIDENTlAL GUIDELINES Tillie, 2005 3-1 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD THREE RESIDENTIAL GVIDELI NES ARCHITECTURAL DESIGN INTRODVCTJQ.t:{ By the very nature of the product, attached high density projects function as sm¡dl 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 bLÙlding 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 wil1 be realized, consistent with the goals and objectives of 50rrento at Dublin Ranch. BUILDING FACADES BVILDING 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. i:.I Buildings should incorporate significant offsets both horizontally and vertically, minimizing expansive uninterrupted wall planes. SORRENTO AT DVBLlN RANCH - RESIDENTlAL GVIDELlNES June, 2005 3-2 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD THREE ReSIDENTIAL GUIDELINES NG HEIGHT Buildings should incorporate height reducing elements such as: ..J Stepping down of three-story buildings to two-story elements at prominent comers ¡¡ Large open balcorues at building corners to provide negative space ¡¡ Shed roof forms u Material changes FOUR 51 DED ARCH ITECTURE All elevations visible from public spaces should be treated as a "front" elevation and should indude sufficient articulation of building walls. ARTICUlATION Articulation and massing are particularly important to avoid bulky, barracks-like structures. The use of dorIIIers, gables, building offsets, balcorues, porches, and other articulation techniques are encouraged. ROO FS ROOF FORM Similar to building form, roof form and slope are also important design elem.ents in creating a visually interesting community. u Roof treatments (including slope and forIII) should be consistent with the architectural style of the building. ¡¡ Variety in roof forms, ridge heights and direction of gables help to avoid monotonous roof lines along master planned streets and paseos. ..) Broken roof pitches extending over porches, patios or other similar features are encouraged where appropriate to the architectural style. ¡¡ Gambrel and mansard roof forms are prohibited. SORRENTO AT DUBLIN RANCH - RESIDENllAL GUIDELINES June, 2005 3-3 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD THREE RESI DENTIAL CUI DELI N E5 .ROOF MATERIALS In order to avoid a monotonous roofscape appearance, a variety of roof materials is encouraged throughout the neighborhoods of Sorrento at Dublin Ranch. :J Roof materials should be compatible with the architectural style of the residence and should have a matte finish to mirúmize glare. . Permitted Roof Materials :J Clay or Concrete "s" Tiles :J Clay or Concrete Flat Tiles u Clay or Concrete Shakes o Slate u Low profile S-tiles . Prohibited Materials ¡¡ Wood Shake o Rolled roofing material u Arcrntectuul Grade Composition FASCIA Fascias may be stucco, wood, wood composite or tile. If wood is used, it should be stained or painted. 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 All garage doors should be recessed 6" or be surrounded with 6" miI1imum pop-outs. When used, door lites should be appropriate to the architectural style of the building. SORRENTO AT DUBLIN RANCH - RESIDENTIAL GUIDELINES Tune, 2005 3-4 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD THREE DETAIL ELEMENTS RE51DENTIAL GlJlDLLlNES ~ Front entry doors and entryways should provide a focal point to each residential unit and should be protected with overhangs, recesses, porches, or trellises. COVR TY Aß12S. Courtyards are encouraged and should appear as an extension of the architecture of the main building. Courtyard walls should be finished to match the building. Stone, ceramic tiles, steps, recesses, cut-outs, or wrought iron accents are encouraged. BALCONIES Balconies, when provided, should be designed to be in scale and proportion with the architecture of the adjoining building. .J Covered or trellised balconies are preferred. :J Scuppers or internal drains are required on all balconies for drainage. .J Balcony supports, if used, should be a IIIinimum of 12" square and proportional to the size of the bakony. :J H.lInmies are considered part of the building envelope and should conform to the setback criteria. WINDOW TREATMENTS All other 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. ARCHITECTVRAL DETAILS Detail eleIIIents should be consistent with the architectural style. Detail elements include: o Shutters; o Enhanced sills; o Decorative wood and iron railings; u Decorative grille work; and o Accent materials. SORRENTO AT DVBLI N RANCH ~ RESI DENTlAL CUI DELI NES Tune, 2005 l·· -"'~~...... :,~:. ' - "'\ \. ,'y' 91111 Il~: ~..I.' j '··\'¡rV ("'r~ '(; \cc:'_, _E.~-,-~~d- .'-,,-^"'--"' .- -. ,,-~=.'::':;',~~--=~',.:-:,~. 3-5 I I I I I I I I I I I I I I I I I I I NeiGHBORHOOD THREe RESI DENTIAL GUI DELI NE5 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. Exterior stairs should be designed as an integral part of the architecture. u Stairs are included in the setback calculation and must remain within the building envelope, as defined by an outermost wall and/ or roof. ¡¡ Stair guardrail design should be consistent with the architecture of thl' buildinf;. MECHANICAL EQVIPMENT Spedal care should be made so that mechanical treatment does not detract from the architecture of the primary residence. u MechaIÚcal equipment such as air conditioners, heaters, evaporative coolers, television and radio antennas, and other such devices should not be mounted on any roof. (J MechaIÚcal devices such as exhaust fans, vents and pipes shoLÙd be painted to match adjacent roof sLUfaces. (J Ground mounted air conditioning units must be located behind side yard privacy return walls. METERS Where feasible, meters should be screened from view as not to distract froIII the architecture of the building. u Natural gas meters should be grouped and screened behind walls. (J Electrical meters should be ganged and located behind doors. u Screen walls and electrical endosures should be designed integral to the prOject's architecture. G\JTTERS AN I2....DOWNSPOVTS Exposed gullers and downspouts, when used, should be colored to either match or complement the surface to which they are attached. 5ORRENTOATDUBLlN RANCH - RESIDENTlAL GUIDELINES June, 2005 3-6 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOlJ r-QUR RESIDENTIAL GUIDELI NE5 4- ~i NflGftBORftOOD fOUR I~:\ '. ~; :" The following Site Planning and Architectural Design ""'.'^,",,,,,,,,",,,,,.,! Guidelines outline basic d.'siBn principals that were created to help ensure quality development throughout the community. The Guidelines are intended to promote a varied yet cohesive residential environment with a strong focus upon the pedestrian and human-scale strcetsrapes. Furthermore, architectural imagery and style specific design criteria are also provided to help illustrate the basic intent of the Italian hilltop theme envisioned for the community. The permitt\:'d architectural style for Neighborhood Four is Rustic Tuscan. The imagery shown 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 BVILDING ORIENTATION PRESERVING VIEWS Careful building placement and street orientation can help protect visual quality for residents throughout SOIT\:'nto ,1t Dublin Ranch. Wheæ fu¡¡sible, preserving views, as well as creating vistas tu uther open space eleIIIents, is encouraged. £.EDESTR~ECTIVITY TO COMMQN AREAS 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 open space is important. Where appropriate, buildings should be grouped to create effective outdoor space and respect privacy of residents and adjacent uses. SORRENTO AT DUBLIN RANCH - RESIDENTIAL GUIDELINES lUlie, 2005 4-1 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD FOUR RE51 DENTIAL GUI DELI N [5 ARCHITECTURAL DESIGN I NTR.ODUCTION By the very nature of the product, attached high density 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 ardrite<.,tural 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 at Dublin Ranch. BVILDING FACADES BUILDING FOR.M 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 significant offsets both horizontally and vertically, IIIinimizing expansive uninterrupted wall planes. SORRENTO AT DUBLIN RANCH - RESIDENTIAL GVIDELlNES lune, 2005 4-2 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD FOUR RESIDENTIAL GUIDELINES BUILDING HEIGHT Buildings should incorporate height reducing elements such as: LJ Stepping down of three-story buildings to two-story elements at prominent corners LJ Large open balconies at building corners to provide negative space LJ Shed roof forIIIs o Material clmnges All elevations visible from public spaces should be treated as a "front" elevation and should include sufficient articulation of building walls. ~ 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. ROO FS ROOF FORM Similar to building form, roof .,-, form and slope are also iIIIportant design elements in creating a visually interesting community. [J Roof treatments (including slope and form) should be consistent with the architectural style of the building. LJ Variety in roof forms, ridge heights and direction of gables help to avoid monotonous roof lines along master planned streets and paseos. [J Broken roof pitches extending over porches, patios or other siIIIilar features are encouraged where appropriate to the architectural style. LJ Gambrel and mansilrd Toof fonns are prohibited. SORRENTO AT DUBLIN RANCH - RESIDENTlAL GUIDELINES June, 2005 4-3 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD FOUR RESIDENTIAL GUI DELI NES Tn order to avoid a monotonous roofscape appearance, a variety of roof materials is encouraged throughout the neighborhoods of Sorrento at Dublin Ranch, o Roof materials should be compatible with the ardútedural style of the residence and should have a matte finish to minimize glare. . Permitted Roof Materials o Clay or Concrete "S" Tiles u Clay or Concrete Flat Tilcs o Clay or Concrete Shakes o Slate o Low profile S-tiles . Prohibited Materials u Wood Shake u Rolled roofing IIIaterial u Architectural Grade Composition FASCIA Fascias maybe stucco, wood, wood composite or tile. If wood is used, it should be stained or painted. SKYLlGIiIS. Skylights are permitted, but should be designed as ¡m 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 All garage doors should be recessed 6" or be surrounded with 6" minimum pop-outs. When used, door lites should be appropriate to the architectural style of the building. SORRENTOAT DVBLlN RANCH - RESIDENTIAL GVIDELlNES June, 2005 4-4 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD FOUR DETAIL ELEMENTS RESIDENTIAL CUI DELI NES lliTRIES 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 and should appear as an extension of the ardùtecture of the main building. Courtyard walls should be finished to match the building. Stone, ceramic tiles, steps, recesses, cut-outs, or wrought iron accents are encouraged. ~ Bakonies, when provided, should be designed to be in scale and proportion with the ardùtecture of the adjoining building. cJ Covered or trellised balconies are preferred. cJ Scuppers or internal drains are required on all balconies for drainage. o B..kony supports, if used, should be a IIIinirnurn of 12" square and proportional to the size of the b¡tlcony. o Balconies are considered part of the building envelope and should conform to the setback criteria. WINDOW TREATMENTS All other 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 eleIIIents include; o Shutters; o Enhanced silJs; o Decorative wood and iron railings; o Ue..~orative grille work; and w Accent materials. SORRENTOAT DVBLlN RANCH - RESIDENTlALCVIDELlNES Tune, 2005 ..EI ' I.~I ~= 1-, I ""-¡ ...·¡,tV ~ .. I' ' ( .. ' .l';r~,~:. (- I\:"_.-L.~ J.._"-:z... - .'I_~ ,:;..,.,...", "- ....^ -". , ¡ ,...":..:.:-"""=,,,-,,:,,',,,,-~--=~h"· 4-5 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD I'QlJR RESIDENTIAL GUIDELINES ~NTS 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 mÌ1Ùillize visual impact to building elevations. EXTERIOR ST Alß5. Exterior stairs should be designed as an integral part of the architecture. o Stairs are included in the setback calculation and must remain within the building envelope, as defined by an Ol1termost wall and! or roof. ¡¡ Stair gl1ardrail design should be consistent with the architecture of the building. VIPMENT Special care should be IIIade so that mechanical treatment does not detract from the architectme of the primary residence. o Mechanical equipment such as air conditioners, heaters, evaporative molers, television and radio antennas, and other such devices should not be mounted on any roof. u Mechanical devices such as exhaust fans, vents and pipes should be painted to match adjacent roof surfaces. u Ground mounted air conditioning units must be located behind side yard privacy return walls. METERS Where feasible, meters should be screened froIII view as not to distract from the ilrchitedure of the building. u Natural gas meters should lx' grouped and screened behind walls. u Electrical meters should be ganged and located behind doors. o Screen walls and eledricill enclosures should be designed integrill to the project's architectu.re. GUTTERS AND DOWNSPOUTS Exposed gutters and downspouts, when used, should be colored to either match or coIIIplement the surface to which they are attached. SORRENTOAT DVBLlN RANCH ~ RESIDENTlALGUIDELlNES Tune, 2005 4-6 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD FIVE RESI DENTIAL ClIl DELI NES ,~,i¡ '. , ; , ~ , i ¡ ".1] :::~ ~~ ':! The following Site PlanlÙng and Arcruteclural Design '''''''''''''''''''''''''"'''''" "',') Guidelines outline basic design principles that were created to help ensure quality developIIIent throughout the community. The Guidelines are intended to promote a varied yet cohesive residential environment with a strong focus upon the pedestrian and human-scale streets capes. 5 NflGftBORftOOD flVf Furthermore, architectural imagery and style-specific design criteria are also provided to help illustrate the basic intent of the Italian hilltop theme envisioned for the community. The permitted architectural style .for Neighborhood 5 is CampalÙa. The imagery shown in the following sections is intended for conceptual purposes only. Flexibility and design creativity are encouraged so long as the commulÙty concept is intact throughout the design of the residential neighborhoods. SITE PLANNING BUILDING ORIENTATION PLACEMENT OF BUILDINGS ON SITE Two central buildings opposite each other should address the public walk, which hi sects the site. They should be more-or-less parallel to the walk and to each other, fonning the enclosing sides of a street-scaled public space. Other buildings should be configured to create similarly street-scaled spaces with the fronts of more-or-less parallel buildings addressing each other. Perimeter buildings should address the surrounding streets. UlÙts should be distributed in individual buildings. Each building should relate to one or more of the perimeter public streets in such a way that its identity and "address" on those streets is dear to visitors. The buildings should contribute positively to a streetscape composition of the streets. They should be placed to respond to opportunities offered by the sloping topography. Tall retaining walls and tall slopes should be avoided. Buildings SORRENTO AT DlIBLI N RANCH - RESIDENTIAL elll DELlNES 5-1 June, 2005 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD ,IVL RES I DENTIAL GVI DELI NE5 should rehIte to one another so that outdoor space between them is multi- functional, coherent and attractive. OPEN SPACE A main landscaped open spiKe should be provided at the center of the community. This space would be bisected by the public walk, which links amenities in the larger community (community center, school). The walk, or secondary paths off it, should access the front entries of units in the buildings fraIIIing this space. The space would serve as a g<lrden entry for the units, and as passive recreation for residents Other buildings should frame other landscaped "walk-street" spaces, also serving as garden entry and passive recreation, with walks accessing units. Open space at buildings fronting perimeter streets may be configured similarly to "walk streets", with p<lths accessing unit entries leading accessed from public sidewalks. All open spaces should emph<lsize l<lndscape plantin& and minimize hardscape. VEH ICVtAR ACCESS The north-south street at the west of the site provides access to the driveways leading to the basement parking garages of e<lch building. Guest parking is on the perimeter streets. £.EDESTRIAN ACCESS The community should empha<¡ize pedestrian accessibility and connectivity. Paths should be provided between buildings to provide access from perimeter streets to the walk-streets and to the front doors of individu<ll units. BVILDING DESIGN MASSING OF BVILDINGS ON SITE Building height may range from two to four stories. Massing should produce picturesque roofscapes. Units may overlook roofs below. Stepping should also be used to maximize daylight exposure to private outdoor spaces. SORRENTOAT DVßLlN RANCH - RESIDENllALGVIDELlNES June, 2005 5-2 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD FIVE RE51 DENTIAL GUI DELI N E5 £AßK!hlÇ Two parking spaces should be assigned to each unit, preferably in a side-by- side arrangement, plus a ratio of one half space per unit for guest parking. Assigned resident parking should be directly accessible from lUlits where possible. It should be covered and screened from view, preferably located in a structure lUlder each building. Street parking adjacent to street curbs surrounding the site may accommodate the guest parking requireIIIent. Additional guest spaces, if needed should be accommodated on site. 5..E.C.lL.ßJ.IY The walk streets should be publicly accessible, nol gated, for pedestrian connectivity through the larger community. However the walks streets and open space should be configured to IIIake them feel to be the territory of this Neighborhood 5 community, with windows overlooking public areas providing" passive" security. Units would have their individual front doors accessed off the walk streets, parking garages, including covered driveway areas, would be gated. IN Units should be designed to be spacious and open and. Living rooms should have ceilings at least 9 feet high and have access to outdoor terraces. Windows should allow light to reach deep into rooms. Kitchens should have views to windows. PRIVATE OVTDOOß.2Ma Each unit shou.ld have private outdoor terrace area of at least 75 square feet. The main terrace area should be not less than 7 feet wide. ORIENTATION / ACCESS TO SVt::{bIGHT Where possible, units should have windows in multiple exterior wall exposures. SORRENTO AT DuBLIN R,<\NCH - RESIDENTIAL GUIDELINES 5-3 June, 2005 I I I I I I I I I I I I I I I I I I I NLlGHBORHOOD FIVE RESIDENTIAL GVIDELI NES ARCHITECTURAL DESIGN INTRODUCTION By the very nature of the product, attached high-density projects function as small internal 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 a project's architectural style, when the buildings' components are designed appropriately, a cohesive yet diverse residential environment will be re¡¡lized, consistent with the goals and objectives of Sorrento at Dublin Ranch. BVI LDI NG FACADES BUILDING FORM Human scale is a key factor in maintaining a pedestrian neighborhood. TIús can be achieved through variety in building forms and by breaking shapes into multiple forms. o Buildings should incorporate significant offsets both horizontally and vertically, minimizing expansive uninterrupted wall planes. BUILDING HEIGHT Buildings should incorporate height-reducing elements such as: u Stepping down of three-story to two~story elements to break long facades o Varied roof forms SORRENTOAT DVBLlN RANCH - RESIDENTIAL GUIDELINES June, 2005 5-4 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD IWE o Materiall,haTlges RESIDENTIAL GUIDELINES FOVR-SI{lli) ARCHITECT1JRE All elevations visible from public spaces should be treated as "front" elevations ¡md should indude sufficient articulation of building walls. A.&Il.C.lLJ.1il Articulation and massing are particularly important to avoid bulky barracks- like structures. The use of gable-or pediment ends l,ontrasting with predoIIIinant hip roof forms, building offsets, balconies, porches and other articulation techniques is encouraged. ROO FS ROOF FORM Similar to building form, roof form and slope are also important design elements in cc<!ating a visually interesting community. o Roof treatments (induding slope and form) should be consistent with the architectural style of the buildings. LJ Variety in roof forms, ridge heights and direction of hips help to avoid monotonous roof lines along public streets and internal circulation roules. LJ Broken roof pitches extending over porches, patios or other similar features are encouraged where i:lpproprii:lte to the architectural style. ¡¡ Gambrel and steep mansard roof forms are prohibited, ROOF MATERIALS Roof materials should be consistent with the Italian style sources of the community, generally clay barrel tile. Substitutes of similar appearance IIIay be used. Concrete tile should have a matte finish to minimize glare. . Pennitted roof materials: o Clay or concrete barrel tile o Clay or concrete "5" tile SORRENTO AT DUBU N RANCH - RESI DENTIAl GUI DELI NES June, 2005 5.-5 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD FIVE RESIDENTIAL GUIDELINES . Prohibited roof materials: o Wood or composition roofing materials o Rolled roofing, except for low-slope areas completely screened frOIII view FASCIA Fascias may be plaster, wood or wood composite or precastjGFRc. If wood is used it should be painted. 5.KY..l.J..ÇljJ Skylights are permitted but should be designed as an integral part of the roof. Skylights should be glass. White, polycarbonate or "bubble" skylights are not perIIIitted. Skylight framing material should be bronze anodized or colored to match the adjacent roof. GARAGES GARAGE DESIGN Garage-type doors accessing common or individual garages, trash enclosures and the like, when located in an exterior wall, should be recessed at least 6" from the wall plane. Door material should be appropriate to the building style. Picket-style or other open gates IIIay be substituted provided there will not be unsightly or untidy conditions beyond. DET AI L ELEM ENTS ENTRI ES Each unit should have an individual front door entry at the first floor level directly accessible from the walk-street. Unit entries should be articlÙated with overhangs, recesses, porches or trellises. (OUR TV AR[2S Comtyards are encouraged and sholÙd appear as ..n extension of the architecture of the main building. Courtyard walls should be finished to match the blúlding. Architectural accents are encouraged. SORRENTO AT DUBLIN RANCH - RESIDENTIAL GUIDELINES Tune, 2005 5-6 I I I I I , I I I I I I I I I I I I I I NEIGHBORHOOD I'lVL RE51DEN J1AL GUI DELiNE5 £ßjVATE COVRTYAß.DS. TERRACES AtiILBALCONIES Generous private outdoor areas should be provided for each unit. If covered, outdoor areas should have good daylight access. Private outdoor areas shoLÙd be configured to enhance privacy aod sunlight access, and to contribute to a lively streel:1Kape. u A combination of covered, uncovered and trellised outdoor spaces is encouraged :J Scuppers leading to downspouts, or internal drains, are required. Only overflow scuppers may daylight. o Bakony supports should be appropriate to the material used. Plastered elements should have the proportion of masonry walls or columns o Ground floor outdoor spaœ enclosures may projed beyond unit entry walls. WINDOWS Windows should be set bat,k at least 2 inches from the prevailing exterior wall face. Trim surrounds may be substituted for this requirement. Projecting sills expressed lintels/headers are encouraged. Window style should be compatible with building style. Detail elements should be consistent wi.lh the architectural style. Detail elements include: u Enhanced sills and lintels/headers o Decorative stone/precast and wrought iron/painted metal railings o Decorative grilles and gates u Accent materials ~ Type-B vents for gas appliances, water heaters and heating units should be painted to match the adjacent roof or wall color. Such elements should be located to IIIinirni7k' visual impact to building elements. EXTERIOR STAIRS Exterior stairs, if any, should be consistent with the architecture of the building. SORRENTOAT DVBLiN RANCH - RESIDENTlAL GVIDELlNES 5-7 June, 2005 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD FIVE RESIDENTIAL GUI DELI NES Spedal care should be made so that mechanical treatment does not detract from the ardritecture of the primary residence. o Mechanical equipment such as air conditioners, heaters, evaporative coolers, television and radio antennas, and other such devices should not be IIIounted on any roof. Q Mechanical devices such as exhausl fans, vents and pipes should be painted to match adjacent roof surfaces. Q Ground mounted air conditioning units must be located behind side yard privacy return walls. METERS Gas and electTkalmeters and equipment must be located inside buildings or in areaways below grade screened from view. GUTTERS AND DOWNSPOUTS Exposed gutters and downspouts, when used, should be should be colored to either match or complement the surfaces to which they are attached. SORRENTO AT DUBLIN RANCH - RESIDENnAL GVIDELlNES June, 2005 5-8 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD SIX RESI DENTIAL GUI DELI N ES 6 í NflGffBORffOOD SIX ^, ,'. \ The following Site Planning and Architectural Design ,}"""",,,-,,,,,,,,,,.,,¡¡¡ Guidelines outline basic design principals that were created to help ensure quality development throughout the coIIImunity. The Guidelines are intended to promote a varied yet cohesive residential environment with a strong focus upon the pedestrian and human-scale s treetscapes. Furthermore, architectural imagery and style specific design criteria are also provided to help illustrate the basic intent of the Italian hilltop theme envisioned for the community. The permitted architectural style for Neighborhood Six is Lombardy. The imagery shown in the following sections are intended for conceptual purposes oruy. 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 CLUSTER.ING UNITS Clustered housing is an irmovative planning tool which can be used to de-emphè.size the impact of garage doors, thus creating a more pedestrian friendly streetsœne. "By clustering driveway access off a œntral drive aisle r¡¡theT than ¡¡ neighborhood street, fewer curb cuts are required. Oustered housing is encouraged throughout the Neighborhood Six neighborhood. I ,11 "1· III '''iR",'!'''!)'' 11= 1&1. ! ,..,,_._...,...';J __fA . I..~.ø \~fR! ~,0)j :1',¡~~~~(::,~V ~~';) ~' , 5ORRENTO AT DUBLIN RANCH - RESIDENTIAL GUIDELINES June, 2005 6--1 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD SIX RESIDENTIAL GUI DEUNES £ß.jVACY Privacy is an important consideration in residential site planning. Innovative site design techrúques should be used to preserve privacy while promoting sodal opportU1Ùties in residential neighborhoods. In particular, windows of homes should be located to minimize visual intrusion on neighbors' windows and backyards. Innovative site design techrúques, including landscaping, should be incorporated where appropriate to provide privacy to residents. VISIBLE LOTS ~ HOIIIes plotted on corner lots should feature enhanced elevations that provide a similar level of detail to corner side elevations as the front elevation. EnhanceIIIents may include eleIIIents su.ch as; o Principal window treatments; 1.I Roof plane breaks; or 1.I Accent colors, materials and detailinß. PERIMET 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 edß>' condition. Particular consideration should be given to the treatment of second stories and roof elements. Articulation to visible side and rear elevations along perimeter areas can be achieved through the use of the following elements; o Seçond story decks; 1.I Principal window treatments; o Off-set wall planes; o Roof plane breaks; o Color blockinß; o Introduction of accent building materials and colors; o Introduction of accent elements such as vents. out lookers, and deçorative grille work consistent with the front elevation; or o Other similar features that provide articulation to the visible side or rear elevation. SORRENTO AT DUBliN RANCH - RESIDENTlAL GUIDEliNES JUlie, 2005 6-2 I I I I I I I I I I I I I I I I I I I NLlCHBORHOOlJ 51X RESI DENTIAL CUI DELI NE5 ARCHITECTURAL DESIGN INTRODUCTION The Ardùtectural Design Guidelines for the residential areas of Sorrento at Dublin Ranch are intended to facilitate the creation of diverse and varied streetscapes, while creating a cohesive sense of place in keeping with thO' overall traditional community design concept. BUILDING FACADE ~ Variety in building forms provide diversity and visual interest to the neighborhood streetscene and can be used to create a desirable human scale. The following elements should be incorporated into the design of residential structures within Neighborhood One: u Building wall planes, particularly on the front elevation, should be staggered to create interest along the street scene. ¡:¡ Projections and recesses should be used to provide shadow and depth. ¡:¡ Combinations of one and two story forIIIS should be used to help to create variety in setback and overall huilding form. SORRENTO AT DVBLlN RANCH - RESIDENnAL GVIDELlNES June, 2005 6-3 I I I I I I I I I I I I I I I I I I I NEIGHBOR-HOOD )IX RESIDENTIAL GUIDELINES Building materials and color are important elements to the visual quality of homes with the neighborhoods of Sorrento 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 IIIaterials should be designed to appear as an integral part of the design, and not merely applied. All materials should wrap columns, porches, or balconies in their entirety. o Material changes should occur at inside corners or other meaningful location. Materials applied to any elevation should turn the outside corner of the building a IIIilÚmum of 3' before terminating. o The color palette should be selected with the design objectives of avoiding monotony, providing a variety of colorful schemes, and promoting visual diversity. o Selected finish materials should be appropriate in their use and application, and be durable and of high quality. o Homes adjacent to each other or immediately across the street from each other should not have the same color scheme or same body color. ROO FS ROOF FORM AND SLOP...E Similar to building IIIaterials and color, roof form and slope are also important design elements in creating a well-developed streetscene. u Roof treatments should be consistent with the arclútectural style of the dwelling. o Variety of roof design and treatment is encouraged to provide visual interest to the neighborhood roofscape throughout Sorrento at Dublin Ranch, including the use of gable, cross-gable, lúp, or a combination of these roof forms. u Likewise, variety in roof lines is encouraged to avoid a common roof line along neighborhood streets. Rooflines of adjoining residences should vary ridge heights, roof forms, and direction of gables. SORRENTOAT DVßLlN RANCH - RESIDENTlAL GVIDELlNES June, 2005 6-4 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD SIX RESIDENTIAL GVIDELI NLS w Repetitious gable ends framed side to. side o.n rear elevations are not permitted alo.ng perimeter edges o.f residential neighborhoods, when visible from a public space or street. w Bro.ken roof pitches extending o.ver po.rches, patios or other similar features are encouraged where appropriate to. the architectural style. ROOF MATERIALS In order to. avoid a mo.no.tono.US ro.o.fscape appearance, a variety o.f roo.f materials and colors are enco.uraged thro.ughout the neighbo.rhaods of Sarrenta at Dublin Ranch. o Rao.f materials shauld be campatible with the architectural style o.f the residence and shauld have a matte finish to. minimize glare. . Permitted Roof Materials o Clay o.r Co.ncrete Flat Tiles w Clay or Concrete Shakes u Slate . Pro.hibited Materials o W o.o.d Shake o Ro.lled rOo.fing material o Architectural Grade Camposition FASCIAS Fascias may be either stucco, woo.d, or tile. If wood is used, it should be stained or painted. SKYLIGHTS Skylights are permitted, but should be designed as an integral part of the ro.af. White "bubble" skylights are not permitted. Skylight framing material shauld be branzI' anadized ar calored to. match the adjacent roaf materials. GARAGES GARAGE DESIGN Garages should be designed to de-emphasize their architectural prominence. To achieve this desired effect, these structures should incorporate the following: o Garage daors should vary with respect to windo.ws and/ or color as appropriate to individual architectural styles. SORRENTO AT DVBLlN RANCH - RESIDENTIAL GVIDELlNES June, 2005 6-5 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD SIX RESI DENTIAL GVI DELI NE5 CJ On conventional home plotting, in effort to buffer the view impact of garages and garage doors from the sidewalk or street, optional treatments such as a trellis or porte-cochere are encouraged. A recessed garage plan with a porte-cochere can create an additional partial1y covered parking space, and also can serve as an outdoor private space. CJ Rear loaded homes are also encouraged. The garages of these homes generally take access from drive aisles and COULt streets, allowing more architecture to front onto the neighborhood streets and open spaces. When plotting rear loaded units, since the garage side of the homes will only be visible to the drive aisles, it is not necessary to recess the garage doors. GARAGE PLACEMENTS Residential garages should be positioned to de-emphasize their visual impact on the street. This will allow the visually interesting features of the house to dominate the streetscape. All garage doors should be recessed a minimum of 6 inches behind the garage wall plane. DETAIL ELEMENTS ENTRI ES The entry of a residential dwelling shoLÙd be articulated as a focal point of the building's front elevation. Roof dements, columns, porticos, recesses or projedions, window or other ~~ tc~;- architecturlll features should be .~ ,. ¿ ~~.J{ . used to accentuate the entryway. -,~~' CO VR1YARDS Courtyllrds provide a transition from the public space of the street to the entrance of the dwelling. w Courtyard waIls, when provided, shoLÙd be fiIÚshed to match the house. D Stone, ceramic tiles, steps, SORRENTO AT DVBLI N RANCH - RESI DENTlAL CUI DELI NES June, 2005 6-6 I I I I I I I I I I I I I I I I I I I NLICHBORHOOD SIX RESIDENTIAL CUI DELI NES recesses, cut-outs, or wrought iron accents appropTiate to the architectural style of the residenœ are encouraged. PORCHES Porches not only provide pedestrian scale elements to the building massing but also allow for an area for residents to enjoy the outdoor climate and a place converse with neighbors. u When provided, porches should be designed as an integral component of the building's architecture. u Porches should have railings and be fully covered in one of the following ways: · Roof element and tile matching the residence · Trellis structure · Second floor b..kony or ov€rhang COLUMISS & ARCHWAYS The use of columns and archways adds articulation to the charact€r of the residence and is encouraged where appropriate to the architectural style. When used, columns and archways should be scaled appropriately to provide a sense of strength and support compatible with th€ ardútectur¡.1 style of the home. TRELLIS AN D ARBORS Trellises and arbors, when used, should be designed to maint..in their appearance considering the climatic conditions of the area. MLCONIES The use of rear patio covers and second story balconies provide an excellent opportunity for the articulation of rear facades, particularly along visible SORRENTOAT DVBLlN RANCH - RESIDENTIAL GUIDELINES June, 2005 6-7 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD SIX RESIDENTIAL GVIDELlNLS perimeter conditions (i.e., public spaces or streets). Seçond story balconies provide further visual interest to the streetscene by increasing the perœived front setback of the second story. o Patio covers and balconies should be designed as an integral component of the architecture. u Columns used in conjunclion with the patio covers and balconies should convey a sense of strength and support. PRINCIPAL WINDOW TREATMENTS At least one principal window is required on front eIev<ltions. Principal windows are defined as having one of the following characteristics: o Recessed window or a pop-out surround; u A bay window with projection and detailing appropriate to the architectural style of the residence; o A enhanced sill with corresponding roof element and corbels; o An owrhead trellis element; or u Decorative iron window grille projecting forward of the wall plane. WINDOW TREATMENTS All other windows on the front elevations and visible side and rear elevations should feature trim surrounds, headers or sills. The minimum reveal for trim elements is 1". The style of windows should be compatible with the architectural style of the residence. Detail elements shoLÙd be consistent with the <lTl,hitectun.1 style. Detail elements indude: u Shutters; u Enhanced sills; o Decorative wood and iron railings; o Decorative grille work; and u Accent materials. GV1T~OWNSPOVTS Exposed gutters and downspouts should be colored to match or complement the surface to which they are attached. SOR.RENTO AT DVBLlN RANCH - R.ESIDENTlAL GVIDELlNES June, 2005 ~ 6-8 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOP 51X RE51DENTIAL GVI DELlNE5 MECHANICAL EQUIPMENT Special care should be made so that IIIechanical treatment does not detract from the arcrutecture of the primary residence. ¡¡ Mechanical eqLÙpment such as air conditioners, heaters, evaporative coolers, television and radio antennas, and other such devices should not be mounted on any roof. ¡¡ Mechanical devices such as exhaust fans, vents and pipes should be painted to match adjacent roof surfaces. LJ Ground mounted air conditioning units must be located behind side yard privacy return walls. 5ORRENTOAT DVBLlN RANCH - RESIDENTlALGVIDELlNES June, 2005 6-9 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD SEVEN RESIDENTIAL GVIDELI NES "I I, I :j¡ , 'I t J The following Site Planning and Architectural Design ',L","" Guidelines outline basic design principals that were created to help ensure quality development throu&hout the community. The Guidelines are intended to promote a varied yet cohesive residential environment with a strong focus upon the pedestrian and hUIIIan-scale streetscap<:,s. 7 NflGffBORffOOD SfVfN Furthermore, architectural. imagery and style specifk d<:,sih'n criteria are also provided to help illustrate the basic intent of the Italian hilltop theme envisioned for the community. The permitted architectural style for N<:'ighborhood Seven is Tuscan. The iIIIagery shown 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 BUILDING ORIENTATION PRESERVING VIEWS Careful building placement and street orientation can help protect visual qualily for residents throughout Sorrenlo al Dublin Ranch. Where feasible, preserving views, as welt ¡¡s creating vistas to other open space elements, is encouraged. PEDESTRIAN CONNECTIVITY TO COM~ Due to the higher densities of attached units, special design consid<:,ration is needed to assure a high-quality living environment. In particular, convenient access to open space is iIIIportant. Where appropriate, buildings should be grouped to create effective outdoor space and respect privacy of residents and adjacent uses. 5ORRENTO AT DUBLI N RANCH - RES I DENTIAL CUI DELI NES lune, 2005 7-1 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD SEVEN fŒSIDENTIAL G\JI[)[LI NES ARCHITECTURAL DESIGN INTROQVCTION By the very nature of the product, attached rngh density projects function as small Neighborhoods or communities. E¡¡ch neighborhood should be designed for internal comp<ltibility, using ¡¡ blend of building types, harIIIonious arcrntectural styles and a tastefully balanced palette of colors and materials. Regardless of its arcrntectural slyle, Ihe arcrntedure of <I building is comprised of four bask components. These architectural components consist of Building Facades, Roofs, Garages, and Detail EleIIIents. 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 at Dublin Ranch. BUILDING FACADES ~ 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 multipl.e forms. u Buildings should incorporate significant offsets both horizontally and vertkally, minimizing expansive uninterrupted wall planes. SORRENTOATDVBLlN RANCH - RESIDENllALGVIDELlNES June, 2005 7-2 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD SEVEN RESIDENTIAL ClilDELI NES T Buildings should incorporate height reducing elements such as: o Stepping down of three-story buildings to two-story elements at prominent corners u Large open balconies at building corners to provide negative space o Shed roof forIIIs o Material changes FOUR SI DED ARCH ITECTVRE All elevations visible from public spaces should be treated as a "front" elevation and should indude 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. Similar to building form, roof form and slope are also important design eleIIIents in creating a visually interesting community. o Roof treatments (including slope and form) should be consistent with the architectural style of the building. o Variety in roof forIIIs, ridge heights and direction of gables help to avoid monotonous roof lines along master planned streets and paseos. o Broken roof pitches extending over porches, patios or other similar features are encouraged where appropriate to the architectural style. u GaIIIbrel and IIIaJ1Sard roof forms are prohibited. ROOFS ROOF FORM 5ORRENTO AT DUBLIN RANCH - RESIDENTIAL GUIDELINES Tune, 2005 ·-1 '_.. - , 7-3 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD SEVEN RESIDENTIAL GUIDELINES ROOF MATERIALS Tn order to avoid a monotonous roofscape appearance, a variety of roof materials is encouraged throughout the neighborhoods of Sorrento at Dublin Ranch. ¡¡ Roof IIIaterials should be compatible with the architectural style of the residence and should have a matte fitùsh to minimize glare. . Permitted Roof Materials u Clay or Concrete "5" Tiles ¡¡ Clay or Concrete Flat Tiles u Clay or Concrete Shakes ü Slate u Low profile S-tiles . Prohibited Materials u Wood Shake ¡¡ Rolled roofing material :I Architectural Grade Composition FASClð Fascias may be stucco, wood, wood composite or tile. If wood is used, it should be stained or painted. SKYLIGHTS Skyl.ights are permitted, but should be designed as an integral part of the roof. White "bubble" skylights are not permitted. Skylight frdIIIing materi,,1 should be bronze anodized or colored to match the adjacent roof. GARAGES ,ÇARAGE DOORS All garage doors should be recessed 6" or be surrounded with 6" minimum pop-outs. When used, door lites should be appropriate to the architectural style of the building. 5ORRENTO AT DUBLIN RANCH - RESIDENTIAL GUIDELINES Tune, 2005 7·4 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD SEVEN DETAIL ELEMENTS RLSI [JLNTlAL GUI DELI N ES ~ Front entry doors and entryways should provide a focal point 10 each residential unit and should be protected with overhangs, recesses, porches, or trellises. COVRTYARJ2S. Courtyards are encouraged and should appear as an extension of the architecture of the main building. Courtyard walls should be .finished to match the building. Stone, ceramic tiles, steps, recesses, cut-outs, or wrought iron accenl5 are encouraged. BALCONIES Balconies, when provided, should be designed to be in scale and proportion with the arclútecture of the adjoining building. I:J Covered or trellised balconies are preferred. u Scuppers or internal drains are required on al1 balconies for drainage. u Balcony supports, if used, should be a IIIirúmum of 12" square and proportional to the size of the bakony. o Balconies are considered part of the building envelope and should conform to the setback criteria. WINDOW TREATMENTS All other windows on the front elevations and visible side and rear elevations should feature trim surrounds, he,\ders 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 eleIIIents indude: o Shutters; o Enhanced silJs; u Decorative wood and iron railings; I:J Uecorative grille work; and u Accent materials. SORRENTO AT DVBLI N RANCH - RESI DENnAL GVI DELI NES Tune, 2005 J. Jti~: c .-"-o.-~-<" ,.-;::,...... ......,...., ~ .. 7-5 I I I I I I I I I I I I I I I :1 I I I NlICHBORHOOD SEVEN RESI DENTIAL CUI DELI NE5 VENTS Type B vents for gas appliances, water heaters, and heating units should be painted to IIIatch the roof color. Such clements shoLÙd be located to minimize visual impact to building elevations. EXTERIOR ST ALßS. Exterior stairs should be designed as an integral part of the architecture. [] Stairs are included in the setback calculation and must remain within the building envelope, as defined by an outermost wall and/ or roof. u Stair guardrail design should be consistent with the architecture of the building. MECHANICAL EQUIPMENT Special care should be made so thilt mechanical treatment does not detract from the ardútecture of the primmy residence. [] Mechanical equipment such as air conditioners, heaters, evaporative coolers, television and radio antennas, and other such devices should not be IIIounted on any roof. CJ Mechanical devices such as exhaust fans, vents and pipes should be painted to match adjacent roof surfaces. [] Ground mounted air conditioning units IIIust be located behind side yard privacy return walls. METERS Where feasible, meters should be screened from view as not to distract from the architecttue of the building. CJ Natural gas meters shoLÙd be grouped and screened behind walls. [] Electrical meters should be ganged and located behind doors. u Screen walls and electrical endostues should be designed integral to the project's architecture. GVITERS AND DOWNSPOUTS Exposed gullers and downspouts, when used, should be colored to either match or complement the surface to which they are attached. SORRENTO AT DUBLIN RANCH - RESIDENTIAL GUIDELINES TUlle, 2005 7-6 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD EIGHT RESIDENTIAL GVIDELlNES 8 "i NflGtlBORtlOOD flGtlT The following Site Planning and Architectural Design .¡"". Guidelines outline basic design principals thaI were created to he1p ensure quality development throughout the community. The Guidelines are intended to promote a varied yet cohesive residential environment with a strong focus upon the pedestrian and human-scale s treetscapes. Furthermore, architedural imagery and style specific design criteria are also provided to help illustrate the basic intent of the Italian hilltop theme envisioned for the community. The permitted architectural style for Neighborhood Eight is Roman. The imagery shown in the following sections are intended for conceptual purposes only. Flexibility and des.ign creativity are encouraged so long as the community concept is intact throughout the design of the residential neighborhoods. SITE PLANNING BUILDING ORIENTATION PRESERVING VIEWS Careful building placement and street orientation can help proteçt visual quality for residents throughout Sorrento at Dublin Ranch. Where feasible, preserving views, as well as creating vistas tu uther open space elements, is encouraged. WESTRIAN CO~NECTIVITY TO COMMON AREAS 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 open space is important. Where appropriate, buildings should be grouped to create effective outdoor space and resped privacy of residents and adjacent uses. SORRENTOAT DVBLlN MNCH - RESIDENTlALGVIDELlNES TUlle, 2005 8-] I I I I I I' I I I I I I I I I I I I I NEIGHBORHOOD EIGHT RE51 DENTIAL GUI DELI NES ARCHITECTURAL DESIGN INTRODUCTION By the very nature of the product, attached high density projects function as sIIIall 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 slyle, 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 at Dublin Ranch. BV1LD1NG FACADES BUILDING FORM Human scale is a key factor in maintaining a pedestrian oriented neighborhood. Trns can be achieved through variety in building forms and by breaking up building shapes into multiple forIIIs. o Buildings should incorpoT<'te significant offsets both horizontally and vertically, minimizing expansive uninterrupted wall planes. SORRENTO AT DUBLIN RANCH - RESIDENnALGVIDELlNES jlllle, 2005 8-2 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD EIGHT RESI DENTIAL elfl DELI NES BUILI21NG HEIGHT Buildings should incorporate height reducing elements such as: u Stepping down of three-story buildings to two-story elements <It prominent corners D Large open balconies at building corners to provide negative space u Shed roof forms CJ Material changes FOUR SIDED ARCI:IITECTVRE All elevations visible from public spaces sholÙd be treated as a "front" elevation and should indude sufficient articulation of building walls. MTICULA TIObi Articulation and massing are parti.cularly important to avoid bulky, barrad.s-like structures. The use of dormers, gables, building offsets, balconies, porches, and other articulation techniques are encouraged. ROO FS 1lff&J:~<!:1¡;y.. . (~',: ROOF FORM 1:." Similar to building form, roof form and slope are also important design elements in cre<lting a visually interesting cOIIImunity. ':1 Roof treatments (including slope and fonn) should be consistent with the architectural style of the building. ¡¡ Variety in roof forms, ridge heights and direction of gables help to avoid monotonous roof lines along master planned streets and paseos. D Broken roof pitches extending over porches, patios or other similar features are encouraged where appropriate to the architectural style. D Gambrel and mansard roof forms are prohibited. 5ORRENTO AT DVBLlN RANCH - RESIDENTIAL GVIDELlNES Tune, 2005 8-3 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD EIGHT RESIDENTIAL GVIDELiNES ROOF MATERIALS Tn order to avoid a IIIonotonous roofscape appearance, a variety of roof IIIaterials is encouraged throughout the neighborhoods of Sorrento ilt Dublin Ranch. o Roof materials should be compatible with the architectural style of the residence and should have a Uliltte finish to minimize glilre. . Permitted Roof Materials o Clay or Concrete "s" TiI"s o Clay or Concrete Flat Tiles .J Clay or Concrete Shakes .J Slate o Low profile S-tiles . Prohibited Materials u Wood Shake u Rolled roofing material .J Architectural Grad" Composition .F ASC IA Fascias may be stucco, wood, wood composite or tile. If wood is used, it should be stained or painted. 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 All garage doors should be recessed 6" or be surrounded with 6" minimum pop-outs. When used, door lites should be appropriate to the architectural style of the building. 5ORRENTO AT DVBLi N RANCH - RESI DEN1lAL GVI DEli NES June, 2005 8-4 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD liGHT DETAIL ELEMENTS RESIDENTIAL G\JIDELlNES ENTRID Front entry doors and entryways should provide a focal point to each residential unit and should be protected with overhangs, recesses, porches, or trellises. COVR1YAßJ2S Courtyards are encouraged and should appear as an extension of the architecture of the main building. Courtyard walls should be finished to match the building. Stone, ceramic tiles, steps, recesses, cut-outs, or wrought iron accents are encouraged. .BALCONIES Balconies, when provided, should be designed to be in scale and proportion with the ardútecture of the adjoining building. o Covered or trellised balconies are preferred. u Scuppers or internal drains are required on all balconies for drainage. Q Balcony supports, if used, should be a minimum of 12" square and proportional to the size of the bakony. o B..lconies are considered part of the building envelope and should conform to the setback criteria. WINDOW TREATMENTS All other 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 ardútectural style of the residence. ARCHITECTVRAL DETAILS. Detail elements should be consistent with the architectural style. Detail elements include: o Shutters; o Enhanced sîlls; Q Decorative wood and iron railings; u Decorative grille work; and o Accent materials. 5ORRENTO AT DVBLlN RANCH - RESIDENnAL GVIDELlNES Tune, 2005 1·. ,~-<~. ,.,., A-..Ç'\·...., .-.-.~" " )~ '" :":""~':~: aBElI I~J~ ~." i' \",' ;'v' ,-", "0-" 1"/-' ( '( '-"',,,.J" t"\" ,.~r ,! \':::'\";~J.,,_-_t,..,/-: ~ .' --.. { , '-'--'="''Ii.-~';.;;- . .--" 8--5 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD EIGHT RE51 DENTIAL GUI DEli NE5 ~ 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 miIÙmize visual impact to building elevations. EXTERlQR STALßS. Exterior stairs should be designed as an integral part of the architecture. o Stairs are induded in the setback calculation and IIIust feIIIain within the building envelope, as defined by an outermost wall and/ or roof. u Stair guardrail desir;n should be consistent with the architecture of the building. MECHANICAL EQVIPMruI Special care should be made so that mechaIÙcal treatment does not detract from the architecture of the primary residence. u Mechanical equipment such as air conditioners, heaters, evaporative coolers, television and radio antennas, and other such devices should not be mounted on any roof. o MechaIÙcal devices such as exhaust fans, vents and pipes should be painted to match adjacent roof surfaces. u Ground mounh>d air conditioning units must be located behind side yard privacy return walls. METERS Where feasible, meters should be screened from view as not to distract from the architecture of the building. o Natural gas meters should be grouped and screened behind walls. u Electrical meters should be ganged and located behind doors. u Screen walls and electrical endosures should be designed integral to the project's architecture. et.rrrERS AN D DOWNSPOVTS Exposed gutters and downspouts, when used, should be colored to either match or complement the surface to which they are attached. SORRENTO AT DUBLIN RANCH - RE51DENnALGVIDELlNE5 Tune, 2005 8-6 I I I I I I I I I I I I I I I I I I I NLlGHBORHOOD NINE R[II DLNTlAL CUI DELI NE5 9 j NEIGHBORHOOD NINE '~ The following Site Planning and Architectural Design """""..","''',','",''',1,..'' Guidelines outline basic desißn principals that were created to help ensure quality development throughout the community. The Guidelines are intended to promote a varied yet cohesive residential environment with a strong focus upon the pedestrian and human-scale streetscapes. Furthermore, architectural imiigery and style specific design criteria are also provided to help illustrate the basic intent of the Italian hilltop theme envisioned for the community. The permitted architectural style for Neighborhood Nine is Rustic Tuscan, The imagery shown 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 BUILDING ORIENTATION mSERVING VIEWS Careful building placement and street orientation can help protect visual quality for residents throughout Sorrento at Dublin Ranch. Where feasible, preserving views, as well as creating vistas to other open space elements, is encouraged. E.EDESTRIAN CONN ECIl'LI1Y TO cOMMO~ AREAS Due to the higher densities of attached units, special design consideration is needed to assure a high~uality living environIIIent. In particular, convenient access to open space is important. Where appropriate, buildings should be grouped to create effedive outdoor space and respect privacy of residents and adjacent uses. SORRENTOAT DVBLlN RANCH - RESIDENTIAL GVIDELlNES lUlie, 2005 9-1 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD NINE RESI DENTI AL GUI D ELI NES ARCHITECTURAL DESIGN JNTROPVCTION By the very nature of the product, attached high density projects function as small Neighborhoods or communities. Each neighborhood should be designed for internal coIIIpatibility, 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 architeduT<.1 components consist of Building }'acades, 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 at Dublin R¡mch. BUILDING FACADES 1lliJJJ21 N G FO RM 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 significant offsets both horizontally and vertically, IIIinimizing expansive uninteITupted wall planes. SORRENTO AT DVBLlN RANCH - RE51DENllAL GVIDELlNE5 Tune, 2005 9-2 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD NINE RE51 DENTIAL GUI DELI NE5 BUILDING HEIGHT Buildings should incorporate height reducing elements such as: u Stepping down of three-story buildings to two-story elements at prominent corners u Large open balconies at building corners to provide negative space u Shed roof forIIIs ¡¡ Material changes All elevations visihle from public spaces should be treated as a "front" elevation and should indude sufficient articulation of building walls. A RTLCULATION 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. ROO FS ROOF FORM J!j'....-"""" "" " ,:-_.;n"7> "b/'~¡ ,'"~'" ~ ' . ,~;,þ r)/::;é' Fi t,,! ". Similar to building form, roof form and slope are a]so import¡mt design elements in creating <I visu<llIy interesting community. ¡¡ Roof treatments (induding slope and form) should be consistent with the architectural style of the building, u Variety in roof forms, ridge heights and direction of gables help to avoid monotonous roof lines along master plaJlned streets and paseos. ¡¡ Broken roof pitches extending over porches, patios or other similar features are encouraged where appropriate to the architectural style. D Gambrel and mansard roof forms are prohibited. .,.J" , SORRENTOATDVBLlN RANCH - RESIDENTIAL GVIDELlNES Tune, 2005 9-3 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD NINE RESI DENTIAL GVI DELI NE, _ROOE..MA TERIALS In order to avoid a monotonous roofscape appearance, a variety of roof IIIaterials is encouraged throughout the neighborhoods of Sorrento at Dublin Ranch. [.J Roof materials should be compatible with the architectural style of the residence and should have a matte finish to miJÙmize glare. . Permitted Roof Materials u Clay or Concrete "S" Tiles o Clay or Concrete Flat Tiles u Clay or Concrete Shakes u Slate [.J Low profile S-tiles . Prohibited Materials u Wood Shake o Rolled roofing m<lterial :J Architectural Grade Composition fASCIA Fascias may be stucco, wood, wood composite or tile. If wood is used, it should be stained or painted. ~ Skylights are permitted, but should be designed as an integral part of the roof. While "bubble" skylights are not permitted. Skylight .framing material should be bronze anodiz.ed or colored to match the adjacent roof. GARAGES ,ÇARAGE DOORS All garage doors should be recessed 6" or be sLUrounded with 6" minimum pop-outs. When used, door lites should be appropriate to the ¡.rchitectural style of the building. SORRENTO AT DUBLIN RANCH - RESIDENTIAL GVIDELlNES lillie, 2005 9-4 I I I I I I I I I I I I I I I I I I I NLlGHBORHOOD NINE DETAIL ELEMENTS RESI DENTIAL GUI DELI NES ENTRI ES Front entry doors and entryways should provide a focal point to each residential unit and should be protected with overhangs, recesses, porches, or trellises. COURìYARDS Courtyards are encouraged and should appear as an extension of the architedure of the main building. Courtyard walls should be finished to match the building. Stone, ceramic tiles, steps, recesses, cut-outs, or wrought iron accents are encouraged. BALCONLE5. 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 Scuppers or internal drains are required on all balconies for drainage. o Balcony supports, if used, should be a minirnlilll of 12" square and proportional to the size of the bakony. o Balconies are considered part of the building envelope and should conform to the setback criteria. WI N DOW TREATMENTS All other windows on the front elevations and visible side and rear elev"tions should feature trim surrounds, headers or sills. The style of windows should be compatible with the architectural sty Ie of the residence. ARCHITECTURAL DETAIlS Detail elements should be consistent with the architectural style. Detail elements indude: u Shutters; u Enhanced sills; o Decomtive wood and iron railings; u Decomtive grille work; and o Accent materials. SORRENTO AT DUBLIN RANCH - RESIDENTlAL GUIDELINES Tune, 2005 l-,~~, -. ,~...... . '. ~, . ~,.. a-BEl I'~ ~~" ' ! \"'_ ,'r' '<JL, \,...r.. : 1,.,,~ . i' " (,^ "~,/,,,)'q,l/ ( ,\,~~ ..)....-,_.'""1........:1: 2,,_ JI~:'::I'--- ,- -- -- < " ;:;;¡; 9--5 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD NINE RESIDENTIAL GUIDELINE) 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. EXTERIOR STAIRS Exterior stairs should be designed as an integral part of the ardútecture. lJ Stairs are induded il1 the setback calculation and must .remain w.itrun the building envelope, as defined by an outennost wall and I or roof. lJ Stair guardra.il design should be consistent with the arcrutectu.re of the building. MECHANICAL EQVl£M.E..bŒ Special care should be IIIade so that me\.,hanical treatment does not det.ract from the architecture of the primary residence. lJ Mechanical equipment such as air conditioners, heaters, evaporative coolers, television and radio antennas, and other such devices should not be mounted on any roof. lJ Mechanical deviœs such as exhaust fans, vents and pipes should be painted to match adjacent roof surfaces. lJ Ground IIIoUIl.ted air conditioning units must be located behind side ya.rd privacy return walls. METERS Where feasible, meters should be scn-..'ned from view as not to distract from the architecture of the building. o Natural gas meters should be grouped and screened behind walls. o Electrical mete.rs shoLÙd be ganged and located behind doors. o Screen W¡¡[ls and electrical enclosures should be designed integral to the project's ¡¡rchitecture. GVITERS AN rLDOWt:iS.POVTS Exposed gutte.rs and downspouts, when used, should be colored to either match or complement the surf¡¡ce to which they are attached. SORRENTOAT DVBLlN RANCH - RESIDENTIAL GVIDELlNES Tune, 2005 9-6 I I I I I I I I I I I I I I I I I I I NLlCHBORHOOD TEN RESI DENTIAE CVI DELI NE5 10 ,:j; ~J ,,'¡~ :J <,! NfIG~BOR~OOD TIN ~ ,~ The following Site Plarming and Architectural Design ,,,,.,,'..'':..'.,, ,;..' '~ Guidelines outline basic design principles that were created to help ensure quality development throughout the community. The Guidelines are intended to promote a varied yet cohesive residential environment with a strong focus upon the pedestrian and human-scale streetscapes. Furthermore, architectural imagery and style-spednc design criteria are also provided to help illustrate the basic intent of the Italian hilltop theIIIe envisioned for the community. Th.e permitted architectural style for Neighborhood 10 is Roman. The imagery shown in the following sections is intended for conceptual purposes oruy. Flexibility and design creativity are encouraged so long as the community concept is intact throughout the design of the residential neighborhoods. SITE PLANNING BVILDING ORIENTATION P Units should be distributed in several individual buildings. Each building should relate to one or more of the perimeter public streets in such a way that its identity and "address" on those streets is clear to visitors. The buildings should contribute positively to a streetscape composition of the streets. They should be placed to respond to opportunities offered by the sloping topography. Tall retaining walls and tall slopes should be avoided. Buildings should relate to one another so that outdoor space between them is multi-functional, coherent and attractive. Qff;N SPACE Buildings should be arranged in such a way that the site contains one large open space "Green" of approximately one-half acre at its heart, largely for SORRENTO AT DVBLlN RANCH - RESIDENTIAL GVIDELlNES June, 2005 10..1 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD TEN ReSIDlNTIAl GUIDELINES recreation for residents. Pedestrian walkways, patios and active recreation amellities, but not roads or parking, may be within this area, provided it remains primarily a landscaped reCTeation area. A range of smaller landscaped open spaces should be provided so as to form a hierarchy of small to large spaces. Open spaces should be interlinked and pedestrian-accessible (see Pedestrian Access), each space positively contribuling to the next: Street-setback "frontyard" gardens should lead to gardens between buildings, which should lead to the large Green. Courtyard gardens within each building should also contribute to the hierarchy of open spaces. Each building should have an Entry Court leading to its main pedestrian access gate. These entry courtyards should be easy for visitors to locale from the perimeter street (see also Pedestrian Accessibility and Security). A secondary Entry Court should be provided on all opposite side of each building from the main Entry Court, also connected to the pedestrian network to maximize pedestrian access and connectivity. Central courtyards within each building should optimize daylight access, views and privacy for each unit facing into them. Building massing enclosing the courtyards should step down towards the south to maximize daylight access, and openings should be provided for view connections to Entry Courls, lo other open spaces in the hierarchy and to other buildings. All open spaces should emphasize landscape planting and minimize hardscape. VEH ICVLA~ ACC~ Primary access is by the perimeter public streets. A two-way internal minor road connecting at least two of these slreets shall be provided within the project. This road should be comparable to an alley in width, its narrowness contrasting with the width of the perimeter streets. This road should be publicly accessible. Vehicular access to individual buildings by residents, visitors, service vehicles (trash, fire ele.) may be from the perimeter streets and/ or the internal road. PEDESTRIAN ACCESS Each building should be directly accessible to pedestrian visitors from the perimeter street which is the address of that building. A marker structure such as an arch, paired columns, trellised arbor etc. should be placed near the street sidewalk with the street number of the building. The structure may SORRENTO AT DUBLI N RANCH - RESI DENTIAl GVI DELI NES 10-2 Tune, 2005 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD TEN RESIDENTIAL GUI DELI NES contain mailboxes for the building. An additional similar marker structure IIIay be necessary to further direct visitors to the main Entry Court of each building. BVILDING DESIGN MASSING OF BUILDINGS ON SITE Height within each individual building may range from two to four stories. Massing should step in response to the topography, and to produce picturesque roofscapes. Units may overlook roofs below within the same building. Stepping should also be used to maximize daylight exposure to courtyards by placing taller forms to the north, shorter towards the south, in each building. PARKING Two parking spaces should be assigned to each unit, plus a ratio of one half space per unit for guest parking. Assigned resident parking, prefer<lbly in a side-by-side arrangement, shoLÙd be conveniently accessible from units, at the same level or by elevator. It should be covered and screened from view, preferably located in a structure under each building. Street parking adjacent to street curbs surrounding the site may be included in the guest parking count. Additional guest parking IIIay be provided in the individual buUding garages and along the internal road. SECURITY Individual buildings may be gated, but the community as a whole shoLÙd not be gated. While th.e perimeter of this community should be "permeable" to entry by the larger community, the internal road, w<llks and open space should be configured to make them fed to be the territory of this Neighborhood 10 community, with windows overlooking public areas providing "passive" security. For buildings, it is anticipated that telephone access to units would be provided at primary and secondary building entry latch gates, and at gates accessing buildings from ba5eIIIent visitor parking areas. SORRENTO AT DUBLIN RANCH - RESIDENTIAL GUIDELINES June, 2005 10-3 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOl) TEN RESIDENTIAL GlJIDELI NES Units should be designed to be spacious, open and "house-like". Primary rooms should have ceilings at least 9 feet high and have access to outdoor terraces. Windows should be tall (head height at least 8 feet above floor) to allow light to reach deep into rooms. Kitchens should have views to windows. Windows in bathrooms are encouraged. PRIVATE OUTDOOR SPACE Each unit should have private outdoor terrace area of at least 125 square feet. The main terrac'~ area should be not less than 7 feet wide. ORIENTATlQN / ACCESS TO SUNLIGHT Units should have windows in IIIultiple exterior wall exposures, and where possible, primary rooms should have windows in multiple walls. Units with southern exposures should have livingrooms and terraces with ¡¡ southern exposure. Care should be taken that units without a southern exposure get direct sunlight to terraces and priIIIary rooms by IIIeans of room- and terrace placement, and adequate windows wen~placed to capture sunlight. North-facing units must have a second exposure with access to light from a direction other than north for at least one terrace. 5ORRENTO AT DVBLI N RANCH - RESI DENTIAL GUI DELlNES Tune, 2005 10-4 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD TEN RESI DENTIAL GVI DELI N [5 ARCHITECTURAL DESIGN INTRODVCTION By the very nature of the product, ;:lttached high-density projects function as small internal Neighborhoods or communities. Each neighborhood should be designed for internal compatibility, using a blend of building types, harmonious architectural styles .mJ .\ tastefully balanced palette of colors and materials. Regardless of a project's architectural style, when the buildings' components are designed appropriately, a cohesive yet diverse residential environment will be realized, consistent with the goals and objectives of Sorrento at Dublin Ranch. BUILDING FACADES BVILDING FOßM Human scale is a key fador in maintaining a pedestrian neighborhood. This can be achieved through variety in building forms and by breaking shapes into multiple forms. Buildings should incorporate significant offsets both horizontally and vertically, minimizing expansive uninterrupted wall planes. 5ORRENTOAT DUßLlN RANCH - RESIDENTlAL GUIDELINES Tillie, 2005 10-5 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD TEN RESIDENTIAL GVIDELlNES BUILDING HEIGHT Buildings should incorporate height-redUcing elements such as: o Stepping down of three-story to two-story elements to break long facades and to facilitate views and sunlight access u Varied roof forms o Material changes In addition, height-enhancing clements, such as corner towers, may be sparingly used to vary massing and provide focal points. All elevations visible from public spaces should be treated as "front" elevations and should include sufficient articulation of building walls. ~ Articulation and massing are particularly important to avoid bulky barracks- Like structures. The LISe of gable-or pediment ends contrasting with predominant hip roof forms, building offsets, balconies, porches and other articulation techniques .is encouraged. ROO FS ,ROOF FORM Similar to building form, roof forIII and slope are also important design elements in creating a visually interesting community. u Roof treatments (including slope and forIII) should be consistent with the architectural style of the buildings. CJ Variety in roof forms, ridge heights and direction of hips help to avoid monotonous roof lines along public streets and internal circulation routes. u Broken roof pitches extending over porches, patios or other siIIIHar features are encouraged where appropriate to the architectural style. u Gambrel and mansard roof forms are prohibited. SORRENTO AT DUBLIN RANCH - RESIDENllAL GUIDELINES lUlie, 200.'1 10-6 I I I I I I I I I I I I I I I I I 'I I NEIGHBORHOOD TEN RESI DENTIAL GVI DELI NLS Roof materials should be consistent with the Italian style sources of the community, generally day barrel tile. Substitutes of similar appearance may be used. Concrete tile should have a matte finish to minimize glare. . Permitted roof materials: :J Clay or concrete barrel tile :J Clay or conc.rete "5" tile . Prohibited roof materials: :J Wood or composition roofing materials :J Rolled roofing, except for low-slope areas completely screened from view FASCIA Fascias may be plaster, wood or wood composite or precast/GFRC. If wood is used it should be painted. SKYLIGHTS Skylights are permitted but should be designed as an integral part of the roof. Skylights should be glass. White, polycarbonate or "bubble" skylights are not permitted. Skylight framing material should be bronze anodized or colored to match the adjacent roof. GARAGES GARAGES Garage-type doors accessing comIIIon or individui:ll garages, trash endosures and the like, when located in an exterior wall, should be recessed at least 6" froIII the wall plane. Door material should be appropriate to the building style. Picket-style open gates may be substituted provided there will not be unsightly or untidy conditions beyond. ARCHITECTURAL DETAILS .E.bJ.IBJ..E5 Each building entry should be dearly loù\ted from the street (see Pedestrian Access) and should be a focal point on the elevation of the building SORRENTO AT DVBLlN RANCH - RESIDENTIAL GVIDELlNES 10-7 Tillie, 2005 I I I I I I I I I I I I I I I I I I I, NEIGHBORHOOD TEN RESIDENTIAL GVIDELlNES containing the entry, articulated with a significant arch, doorway, gate or other threshold element appropriate to the scale of the building. o Entry courts are encouraged to make a "place" of the entry. ..J Entries should adequately provide for telephone access, shelter while waiting. parcel deliveries etc. o Secondary building entries should be scaled down as appropriate to their function. o Entries to individual residences should be recessed when on internal corridors, and suitably articulated when exposed to view from public Sp<Ices. CO V RTV AR.lli Courtyards are ençouraged and should appear as an extension of the architecture of the main building. Courtyard walls should be finished to match the building. Architectural accents are encour<Iged. PRIVATE TERJ<ACES ANI2J3ALCONIES Terraces and balconies should be designed to be in scale and proportion to the building. o Stacked balcony elements may vary by floor, and variety of expression is encouraged. For example lower level balconies may be incorporated within building walls while top floors may be contained only by guardrails and partly coveTCd by building eaves. o Scuppers leading to downspouts, or internal drains, are required. Only overflow scuppers may daylight. u Balcony supports should be appropriate to the material used. Plastered elements should have the proportion of masonry walls or columns, precast/GFRC columns the proportion of stone. Decorative brackets should be provided with metal supports o To encourage projections, balconies may project no more than 25% beyond the prevailing building wall into setbacks. WINDOWS Windows should be set back at least 2 inches from the prevailing exterior wall face. Trim surrounds are allowed, but may not substitute for this requireIIIent. Stone, brick, precast or smooth-plaster projecting sills are required. Expressed SORRENTOAT DVßLlN RANCH - RESIDENTIAL GUIDELINES Tillie, 2005 J ~. ~-<,_"t.~,. _ ~=",:,~,""\' - . ,,'z ~".._""""""'" ¡¡JaEl IJ~, 1Ç:-.""",....' '- ;"'".. '1..,.·.....i"·:l,j·· "" .' ,...r ~It_.. " ',"' '\ ' ," ",:.I.,_,_,·L:' 1 ',J':'( "'" -... ~~---,,- . ,:.....,........"".. 10-8 I I I I I I I I I I I I I I I I I I I NEICHBORHOOD TEN RL51DLN flAL ClIl DELI NES lintels/headers of these materials are encouraged, Window style should be compatible with building style. ARCHITECTURAL DETAIl,5 Detail elements should be consistent with the architedural style, Detail elements include; u Enhanced sills and lintels/headers u Decorative stone/precast and wrought iron/painted IIIetal railings u Decorative gril1es and gates u Accent materials VENTS Type-B vents for gas appliances, water heaters and heating units should be painted to IIIatch the adjacent roof or wall color. Such elements should be located to minimize visual impact to building elements, STAIßS Setting outside walls of exit stairs back frOIII the prevailing building face is encouraged as a means to break façade length and allow side windows to rooms. Exterior stairs exposed to view in public areas should be designed as an integral part of the architecture; guardrail design, stringers, treads, risers ete. should be consistent with the architecture of the building. T Special care should be made so that IIIechanical treatment does not detract from the architecture of the primary residence. o Mechanical equipment such as air conditioners, heaters, evaporative coolers, television and radio antennas, and other such devices should not be mounted on any roof. u Mechanical devices such as exhaust fans, vents and pipes should be painted to match adjacent roof surfaces. u Ground IIIounted air conditioning units must be located behind side yard privacy return walls. METERS Gas and electrical meters and equipment must be located inside buildings or in enclosures of walls consistent with the architectLue of the project at least S' tall SORRENTOAT DVBLlN RANCH - RESIDENTlALCVIDELlNE5 Tune, 2005 10-9 I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD TEN RESI DENTIAL Glll DELI NES GVlTERS A~OWNSPOVTS F.xposed gutters and downspouts, when used, should be bTOnze or bronze colored metal. 5ÜRRENTO AT DVBLlN RANCH ~ RESIDENllAL GVIDELlNE5 Tune, 2005 10-10 I I I I I I : flrPfNDIX I ARCHITECTURAL S1YLES ,I I I, I I I I I I I I I, I I I I I I I I I I' I I I I I I I ~LOMBffRDY- íf- " " ¢' !þ ~ ; ¡ :,'to': 'I, ¡,!{ 1 'i iJ¡ Îj ~: " ~¡ I DENTI FYI NG CHA R.ACTER.ISTICS '.J Informal arrangement of building forms o Mostly gable roof forms with steep pitch w Predominantly flat tile roofs '0 Brick is used as an acœnt ebl1ent w Rich earthy color tanes _,~, :.., ',~, ¡, 'u~' c, "',: ~-\."" ., jh ".\' :'". . _:~ . ' LOMBARDY DESIGN CRITERIA :,~.~';~.,'; ,;.;i'll ~:' ~','~' ',~ .}:,:~~:'~):", ." ¡:";,.',';' ,';;' ..; :" ~..~,~ '~,:,,;, ,,~:~",,~ ~1, ~,i'IL , :' ,:!':',' \ ¡,,;'~ ~~", ',~~"~. . :,' .,~~;" ~;,{, ,~ ":),: '" Building Form w Informal, asymmetrical arrangement of one, two, and three story building forms. Doors ¡¡ If entry is not covered, the fronl door should be recessed (min. 12"). Roofs o Typical Overhang: 12"-18" o Typical Roof Slope: 7:12 - 9:12 o Typical Roof Form: Gable o Typical Roof Material: Flat Tile Detail Elements ¡¡ Arches - Ful1y rounded or segmented arch elements with arch surrOlmds w Deçor~tive Iron - "Lacy" wrought iron grille work ¡¡ Decorative Wood - Wooden balconies and wood trim .J Shutters - Standard shutters ¡¡ Tower Elements - Rounded or square Accent Materials w Brick and stone are used as ~cœnt m~teri~ Is Windows ¡¡ Deeply recessed windows (nù.n. 12") w Enhanced sil1 with roof element and corbel D Decorative iron window grille projecting forward of the wall plane. D Full grid window mullion patterns w Vertical Windows Colors o V~riety of rich "earthy" body colors with lighter or d~rker contrasting colors for trim and accent elements. Entries u Entries are gener~lly articulated through the use of a porch, tower element, courtyard, ~rch or other simil~r element to accentuate the seI15e of ~rriv~1. I I I I il I I I I I I I I Brick Shutters Flal Tile Roofs Wood Trim Steeply Pitched Roofs Vertical Windows Wide Picket Railings Wooden Balconies Ðom bnrÕy I I I I~ I I I I I I I I I I I I I I I ;Ii ~", I~~ ,I'~ 'j; ;11 'I!~ "¡t 'I~~ ,II~ " ~ It ~11 ;11 "::)":,1',· ··~I'W;·)"'*~J:i ¡', ~\*:~!;.".I~. .~ d.: ,L",.' ¡.'j."~.~~', :.u'.\~'. \~'.' _~~'I~' >:,' .,!,II~ ROMAN DESIGN CRITERIA N ElGHIJORHOOIJ Two CRITERIA -ROMffN- IDENTIFYING CHAP-ACTEP-15TIC5 u FlJrmal arrangf!fn("nt ofbuilding forms u Mostly shed and gable roof forms D Predominantly barrel tile roofs u Refined character through the use of cut stone and other finish materials ¡ A'!, ,I,. I., .,.W,,!'::; ,,~,.¡,~,~ . t:!·,~{.;;1 \." ~:: ,.~ Bunding Form u Formal, symmetrical arrangement of one, two, and three story building forms. J _f(~·,. '.:'\;.,.<.... ~ ,¡ t:JaEl II~i ' ~' ~ .... ;~¡"'~'.,, (, ~,~" ,". , / "".f,'>i,NI' / ,""'," "~"',:,:"::" '~¡~_._:'. ':~,~::..:../-. :.' :;:4:'"".0~<t. , ...." C,'~'" :::-...'_...:.. "'..""""""':"-,,-,~. -----.. 1.:¡ , I; ,~, .. :'. , .' Doors D If entry is not covered, the front door should be recessed (min. 12"). Detail Elements D Arches - Fully rounded or segmented ¡¡f\:h elements D Arcades ~ Fully rounded ;,¡ Decorative Iron - "Lacy" wrought iron grille work :J Shutters ~ Standard shutters D Pre-cast Trim u Pre-cast Balustrades ;,¡ Tower Element - Rectangu!ò.r Roofs u Typical Overhang: 12" ~18" u Typical Roof Slope: 3:12 - 4:12 u Typical Roof Form Shed and gable u Typical Roof Material: Barrel Tile Accent Materials u Cut stone ¡¡nd special stucco finish is used as an accent element Windows D Deeply recessed windows (min. 12") o Decorative iron window grille projecting forward of the wall plane. D Vertical windows Colors u Variety of rich "earthy" body colors with lighter or darker contrasting colors for trim and a,ccent elements_ Entries D Entries are generally ¡¡rliculated through the use of a porch, tower element, courtyard, arch or other similar element to accentuate the sense of arrival. I I I I I I I I I I I I I I I I I I I NEIGHBORHOOD TEN CRITERIA f' H Ii ¡I~, II I; rí IDENTIFYING CHAR.ACTER.ISTICS § o Formal arrangement of individllal building forms !~ o Mostly hip roofs with pediment-fronted gabks in " featllred 10catiOfl s t ,~~! i:I Predominantly barre/-tile roofs ¡~,i. u Refined character throllgh the IIse of ClIt stone and ), other finish materials ~ ~'! .'! -ROMffN- ,~.:~:~I('r:~,!""1,, ¡~.,O::;'~:'.:il:i!1>I(,. '¡';11:L,Ib'~ .,. ,"'. ;;' 'A ROMAN DESIGN CRITERIA " , ",,,,,:~) ,. '<1 ,": ,",<~,,<,j, ,:'::,~ .,~-~,~:<',: .. ,',,;< ;,.: ,~~," , 1 '. ';:"" ~,.. 'ù". .,. ;~, ,,"~':\~ .~c~" ,~', ~ '~" ',~,~" :-;. Building Form w Formal, symmet.ri(:al arrangerniP'nt of individual buîldinR forms within a more complex whole ] " -~~.- \ ~ ..,..l,~, '. ClaEl IJ~I ~-' ...." , ... ^ r~ _> ! ", J .I_,q,~- ¡ r '" 1"_ ~".,~ .,.., .. '(ï Entries I:J Entries are brenerally mlk:ulcltt!lÍ through the use of a p<m.:h, tuw~r (~lement, cO'urtya.:rd... arch or uther similar elen\enl lo acCt""!ntuatc the ~cnsc of élIrivul. Roofs c:J Typical roof slope; 3;12 to 4: 12 u TypÜ..:al Roof Ff..}ßn; PreùomiIumUy hip; sht'!ù, gtl.bl~, p~diment, parnpet .for vtuit'!ty u Eaves: Typical overlutng: 24"-36"; PJaster and/or painted wood, w Hh articulated rafter tails or eave bracket,;;. Doors ¡:¡ If entry is not cov~red, th~ front door should be ren~ssed (min. 12") Wall. u Painled pluslt'!r, lighl stlIul tUld t>IIlf..1(1lh finish; brick accenl walls; Plaster control joinls should lJt'! minimized, no uhunil1.um duuuwl joints permiUed Detail Element. c:J ArcM> oml ArUlde:; - fully rounded half-circle U D&umtivt'! Iron - Hlacy" or geometric wrought iron grillc~work U PreUl>ljGfRC trim, balustrades ele, Decorative Accents o Terra coUa or ccrami(~ tile, terra cotta or pr()'~~1BI pot."ì, precast or plaster finished a.(,n~ntJì projecting from won. Accent Materials o SiJls, lintels, balustrades, cornices, planter a.nd wall caps, decorativ~ columns etc.: o Co]ort",=d pftx'..a~l, cnncrt",=h",= or r.;las.."ì fiher rcÎnforc~d concrete (GFRq; smooth plaster Rail. gate., grilles etc. o Wrought iron} or painted or tUlodized aluminum or s:teeJ with bronzt'! appt'!uHI.I'I.ff! Windows U Wood, dtul Or vinyl; o Windows should be tall with vt~rtic.a] expn.'Ssion: windows În main rooms should be from not mor~ tnan 20' above tloor, to not less than 8' abov~ floor. Filo."'= of wind.(",..w~ ~hould hll",= ren",=s."ì¡~d at leas.t 2" from prevailing face of wall.. more in sclœt areas. o Openings: decoralive iron grilll"'=t recessed in openÎnK- or fOfWard of op('~nil1r.;. Scuppers.. gutters and downspouts CJ. Brunze or aluminum wilh bronze appearance Exterior lighting and lighted address number.: U Bronze o:r bronze-.fînjshed fixtures U Mo>l lighling to I", directed downward; luminous out-direc;ted sources are to he minimized; up-lightinr, .ff<:<,ts not p",mitted Color. Variety of rich "earthy" body color> with lighter, darkN or ,:onb'a..sHng color~ fur trim or ~cc~nt dtilllt'!uls. . ~,'~m;;:',i\~'@íj¡,jli¡*~.;t~~iM.j.1if¢àii,î¡¡¡¡f " .;,,*~~~æ~ij~I'1:i~2t-m~t"""(~:~)@ "1"'"'·" I I I I I I i I lì I I I I I I I I " ,: ~ ,"~ ~~6i.:'~"'~I'::J'· ~!,:;~'.i :,~~~~;. '~,:",~~, .,", ",.J :"·."~I,, "~,';',;' ,:,I',',~;:;,~Ir\"~~;,~'M~,~':.I kIo:*::Ø:¡'J,I>!ìi:!.t>:iI¥,,,~,~,Iit.>\.' \,.1¡'>';¡¡~' "~~:)"~~_:'.~"" ',:r/""¡¡"fI.\~""~J"\:i<..;.:,,,~o¡.¡itJ.~~~~""'>i',r.:.'I,,,I>'i ':,,\ ',;~',,>,o:",.',~W.:;¡¡II. R. ~ ~ ~.A...I'I Formal Arche$ Column$ Iron Railings Ordered Pre-Cast Trim Clay Tile or Flat Roofs Symmetrical j , 'J ¡ '~ , I . ',¡ j ¡ 1 ï / ·1 , .J ,~ I I I I I I I I I I I I I I, I I I I I I '~* -TUSCffN-i' ø \i~ :::; ,'>:i ;1 IDENTIFYING CHARACTERISTICS' ' o lnfwmal arrangement of building forms ~ u Mostly shed and hip roofs with occasional gable :tl or cross gables ~¡ " 'u Predominantly barre/tile roofs ~¡ '" Rural clUlracler through the use of fie/dstarze or :11 otfær rustic materials "I CL',~ ;~1 \ ,,~.:, ~, ! ¡ '!',~ ,,"!'~.' 'it·:,~ ,,~L:'I!<',#:¡:¡':';', ',', ~i,'~', 1\' 1"~"",>~i,!Ki~~¡',~r<'..I\ ':'~I,~;t.~~rõ,:,!¡ ~I\~I::': ", ·'{'II. ,t:: !'>'I, ,"~~'~". /!.. \ '~!\'~ TVSCAN DESIGN CRITERIA ¡ 1 . ,~! ;li· " :r,¡;:,,~~','::,,~·¡,.: 'i,~" ., ~', ':~:;'<:'i"<,,I::,:\ i ï·:, ., ci,,, ',. ".' ,:¡,. ,. ,'f'.,'~' ",. ~,,:ij _ 't..¡.'\~',~!'¡,!,' :w:~; " '~, ~,'}¡~'f~~1 "r, ~ '" Building Form u Informal, asymmetrical arrangement of one, two, and three story building forms. Doors u If entry is not covered, the front door should be recessed (min. 12"). Roofs u Typical Overhang: 12"-18" u Typical Roof Slope: 3:12 - 4:12 o Typical Roof Form: Shed and gable o Typical Roof Material: Barrel Tile Detail Elements u Arches - Fully rounded or segmented arch elements u Decorative Iron - "Lacy" wrought iron grille work '" Shutters - Standard or BeTIlluda "hutters Accent Materials o Fieldstone is used as an accent element Colors u Variety of rich "earthy" body colors with lighter or darker contrasting colors for trim and accent elements. Windows o Deeply recessed windows (min. 12") '" Enhanced sill with roof element and corbel o Overhead trellis elements projecting a minimum of 12" u Decorative iron window grille projecting forward of the wal1 plane, i:J Full grid window mullion patterns Entries o Entries are generally artieulated through the use of a porch, tower element, courtyard, arch or other similar element to accentuate the sense of arrival. I I I I I I I I I I Agrarian FiEld StonE Informal Wood Railings and Posts Clay Tile Roofs Monochromatic D....ply RecessEd Windows Shed Roof ElEmEnts I I I I I I I I I I I I I I I I I I I -RUSTIC TUSCflN· 'j f ;I~' ì¡ '"'7 ~,'.,I ~ 'I '~. ; ,', "t ,¡ -, ~ IDENTIFYING CHARACTERISTICS u Informal arrangemenl of building fonns u Mostly shed and hip roofs with occusional gable or cross gables u Predominantly barrel li/" roofs u Rural character through the use of fieldstone or olher mstic materials u Rich earthy c%r lones ~' t. H 1M< \ ,"', ~',. ~ '..'... $.';1'·, .,.. "', RUSTIC TUSCAN DESIGN CRITERIA ,'. ,:,':" .;,'1: ,':: .t:.!i ".;',::'/~ ' .,: <" ,1,,",'- ", " \1',1. :"'.~'" i~ , '. , ,.;1 <. :.; ;' ""!" ":,', ~"'~ ..:" 1;, ~'.,',', '1,.... ~ r.] ,:"< f~ .;, >, !,!" .11,'. ',." ,,, <:'" ;". ,', , . ,..".. Building Form o Informal, asymmetrical arrangement of one, two, and three story building forms. Doors u If entry is not covered, the front door should be recessed (min. 12"). Roofs o Typical Overhang: 12"-18" u Typical Roof Slope: 3:12 - 4:12 o Typical Roof Form: Shed and gable u Typical Roof Material: Barrel Tile Detail Elements ..I Arches - Fully rounded or segmented arch elements u Decorative Iron . "Lacy" wrought iron grille work ..I Shutters - Standard or Bermuda shutters Accent Materials u Fieldstone is used as an accent element Colors ü Variety of rich "earthy" body color~ with lighter or darker contrasting colors for trim and accent elements. Winduws CJ Deeply recessed windows (min. 12") CJ Enhanced sill with roof elemenl and corbel I.J Overhead trellis elements projecting a minimum of 12" o Decorative iron window grille projecling forward of the wall plane. o Full grid window mullion patterns Entries o Entries are generally articulated through the use of a porch, tower element, courtyard, arch or other similar element to accentuate the sense of arrival. I I I I I I I I I I Agratian Field Stone Informal Wood Railings and Posts Clay Tile Roofs MonodlIomatic Deeply Recessed Windows Shed Roof Elements I I I I I I I I I I I I I I I I I I I ~'~ '(,~ f? îJ 'I IDENTIFYING CHARACTERISTICS ~, o Linear arrangement of tall multi-story building ¡! forms ~ iî o Mostly shed roofs with hip and gable roofs ill ~ fratured locations ~ ¡¡ Predominantly barrel-tile roofs -CflMPflNlfl- '~')é, :' ~,~ ,:,~:(1¡:.\ . ,tl.~: .~;ij, "t;,,~:f;~ I I(.; ~.r. ~,; "~I 4õ~ .~, ~',S. .:"15 >; <; .. ..: ~ I,:~"~,~~,.~~~~O\~~~~:~:,;:~,,,~::~!~~:,~,,~~~~i Entries ¡¡ Entries are g£'I\,'raily articulated through the use of a porch, lower elem"nt, courtyard, arch or Othff sirrrilar element to accentuat" the sens" of arrival. Building Form o Vernacular forms with varied architectural features. Roofs o Typical Overhang: 12"-24" I:.J Typical Roof Slope: 3:12 - 6:12 I:.J Typical Roof Form: Shed, hip, gable, parapet wall w Typical Roof Materia]: Barrel TiI" Doors o If entry is not covered, the should be recessed (min, 6") Detail Elements w Rafter Tails· Plast<'r ,mdj or pallted wood, with ~rticulat"d raft", tails or (>¡IW br~cket', ¡¡ Arches and Arc~des - composite curv" arch w Decor~Live Iron - "Ia<:y" or geometrk wrouf~ht iron grille-work ¡¡ Precast/GFRC trim, Þaluslr~des "te. o Rails gates and grilles - Wrought iron, or paint<'d or anodiæd aluminum or sted with bronze appearanœ o De<:nrative Accents - Paink'<Í shutters, wood or meial pot shelves, plaster roundels, prer~st or plast"r finished arcrnts projerling from walls w Exterior lighting & lightffi address numbt'fs . Bronz" or bronze-finished fixtures; most lighLing to be directed downw~rd; luminous out-diœt:tffi sources are to be minimizro; up-lighting ~rrerts not permitted Walls w Painted plaster, light s~nd ~nd smooth finish; slone acœnt walls; PI,~,ter control joinl' should be minimiz"d, no alum:inum chann"l joints permitted Accent Materials o Sills, lintels, balustrades, mmi",'s, planter and w~ll caps, decorative columns etc.: ¡¡ Colored precast concrete or gl~ss fiber reinforced concret" (GFRC); smooth plaster Windows w Wood, clad or vinyl; ¡¡ F~ce of windows should b" recessed at least 2" from pr"vailing face of wall or surround ing trim. o Openings: dewrative iron grille, reccs5<.'<Í in opening, or forw~.rd of opening fron l door Colors ¡¡ Vari.,ty of rich and lively body colors with lighter, darker or conlr~sling tolors for trim or accent element" I I I I I I I I I Eclectic L.yered Stepping Shutters "]r: .lief~ Bakon.i.es F.bric Awnings Vertical M...Üc¡g C<>ropilation of Pans Colorful Accents Stncco with Metal Work I I I I I I I I I I I I I I I I I I I I I I Sornmto at f)uhlin Uum.:h Area ¡.' Fa..o;'/We.\·JAu!t"lIstv 2005 LANDSCAPE AND OPEN SPACE GUIDELINES ENTRIES A hierarchy of Monuments, designed to blcnd with thc adjacent architectUle, have been established for the community and neighborhood entries for Sorrento at Dublin Ranch that ensure a cohesive theme is maintained throughout the development. Fonnality of architectural elements and landscape themes will iIIIpart a consistent visual image ofthe community. The community has been designed as a hillside vi1lage similar to those found in the hillsides ofItaly, In order to achieve this architectural style various Components of Italian architecture were selected, Primary Entry The primary entries on Grafton Street at Central Parkway and Grafton Street at Gleason DIÎve will announce a clear sense of arrival and set the theme fOI Sorrento at Dublin Ranch. Using stucco veneered waHs to extend the architecture toward the stæe! and provide a dramatic gateway into the neighborhood flOm the North and South. Porticos straddling the sidewalk shall provide access for pedestrians while select statuary set on a tiIe-faccd pilaster, Stand in the median. Lighter sconces, concrete statuary and decorative tile insets highlight key features on both sides of the entry waH and porticos, Color and texture of stucco shall compliment the architecture Land.fcape Treatment Waves of drought tolerant plant material shaH be placed to accentuate the low stonewall at the pIÎIIIary entry. Beyond the low stone veneer walls formal rows oftrees shall provide a dense canopy of evergreen trees, Masses of shrubs and groundcovers of varying heights shaH be planted adjacent to the aIchitedUle to create a layering effect, while cascading groundcoveI topples over low stone veneer walls. Pilasters and Walls Low stone veneer walls with stucco veneer pilasters announce the arrival and funnel vehicles and pedestrians into the neighborhood. Landscape and Open Space Dt!!.o'iKn GuÙleliJ'!e.'i . PaKe 1 I I I I I I I I I I I I I I I I I I I So,.rento at Dublin l?anch Area I<"¡,:tbl/WeslAIH!UStv 2005 Paving Materials The Primary Entries on Omfton Stæet at Gleason Drive and Centra! Parkway will be given a treatmenl similar to Dublin Ranch Phase I community entries al South Dublin Ranch Drive and north Dublin Ranch Drive. Enhanced paving in the fOIIII of concrete pavers shall be located in the street. Thesc pavers shall be identical in shape and color to those used in strect and mcdian areas within Phase 1 of Dublin Ranch, Textured or colorcd asphalt surfacing is not peIIIIiltcd for use at Primary Entries, Refer to Materials List on Page 40 for additional intonnation on pavers. Signage Identitication of the neighborhood entry shall consist of IIIetal/bron/.e Ictters to be placed on the primary entry monuments. The lettcrs shall identify Sorrento at Dublin Ranch and be set into a tile background. ÜmdJ"(:(.",1t (.md Open Space Design Guideline!!' . PUKf! 2 0 !! i J I'" ~I w <II "'! ~ . " E---< 'c I- ~ z t >01- .... CI) C:Z- .. ~ e, ~ W 0 .. 25;: . I ~ ~'S ««!:E " It) - -"~ <II ., ,.. P"!- t) u.. '" iii ~C:J: .. ~ ~~ .. Iii . Å .:t I .. ...J .5 w "p I -1->< ¡¡¡ 0 :is II: hI C::zw ::J .:t w§ IJ..w U'.) 0 «:D ð - ~I 0 ,Ii ~ g~ ~.1 i~ I ...\ H ~.~ H ~.:~ ~:3 U Æ ~ ~ . . ~ H ~ Ii . ''¡ ~<i B 8 F U B ~ u . ¡¡ ~ ~ " p. " ~ - ~ 11 ... & " ~ ~ ~ " 0 '" oJ " C) ~ " L H II r Jí ! 'fJ .'> . itg ;::..¡ '-','1 ".3S P< . " . h~ 'I ª ~ \i~ ,jIj ~ .,'1 >-, oJ ~ ... ... oJ C. '" ... ~ ... u -s 6 '" j H P "Ji " §' ~ B q~ <> ' ~ } j B ~' " I¡ ~ I 6 .. ¡:¡ h :,,¡~ c:![:'~ ~ ,~ ã 'ô. 8. rJ '" ] c-< 11.\ j ~ E æ j'i .. ~ .~ :-s; ~. , ô ¡ ~'.~ £~:3 r~ I" ----', 'I '''>., "" ;¡ ~ ~ 1 . ~E ~ ~! I ~ ¡¡ 1 ~ ,;; ~ ~ ¡; '"~ ' '. . ~ ~ ~ "", ~ ~.~ '~ . 0 ,~ " o. ~ ".~ ~~ Hi . u j .... '" '~ "' " , " 'V t.' '-' ~ s::: " , . e ã Ih - H ¡;; p.. U b '" 8. L § 03 ..... <> .... ] 03 > ~ - 11.\ 11.\ 11.\ <> <> § " li § b b ¡:¡ ~ 18 ¡:¡ i ,~ >-. c3~ ~ ~ _li ~ ~q i ~ TI,1j ------------------- I I I I I I I I I I I I I I II I I I I I ,)'QrrenJu at /Juhlin Ranch Area F ":a..¡,'"WestAU£1'lI,Wv 2005 Secondary Entries Secondary Entries for neighborhoods will reflect similar design elements such as the primary entry, Stucco venccr walls extending Irom the architecture on both sides of the street towards the sidewalk compliment the architectural theme and provide a rcuse of arrival. Colorful tile insets highlight pilasters whik statuary a-top low pilasters sit within the median. Containcr trees in Terra-cotta pots sit a-top stucco venccr pilasters with tile inscts connected to a stone vcneer wall pJOvide continuity with the community. Landscape Treatment Waves of drought tolerant plant matcrial shall be placcd to accentuate the low stonewall at the primary entry, ßeyond thc low stone veneeI walls 10llOal rows of trees shall provide a dense canopy of evergrccn trees, Masses of shrubs and groundcovers of varying heights shall be planted adjacent to the architecture to create a layering dIect, while cascading groundcover topples over low stone veneer walls. Pi/a.Yter.yand Walls Low stone veneer walls with stucco veneer pilasters announce the arrival and tunncl vehicles and pedestrians into the neighborhood, Stone veneer walls will bc located in highly visible areas. Paving Material Thc Secondary Entry on Rrannigan StICet and ('rom Central Parkway will be given a tICatment similar to Phase I community entries at South Dublin Rm1ch Drive and North Dublin Ranch Drive, Enhanced paving in the folIO of concrcte pavers shall be located in the street. These pavcrs shall be identical in shape and color to those used in stICet and median areas within Phasc I of Dublin Ranch. Tcxtured or coloICd asphalt surfacing is not pellOitted for use at Primary Entries, Refer to matcrials list for additional information on pavcrs, Signage Identification of the neighborhood entry shall consist of metal/bronze letters to be placcd on the comer monument walls. The lettcrs shall illustrate Sorrento at Dublin Ranch and be set into a tile background. Landscape and Upen Space Design Ciuidd¡,u:~.\' ,. Page 4 0 ~ I in >-w .!!! " ,¡ a:UI- . . ~ <:: I- ~ " .. If '. ... (J f <[z- ~ 0 w 0 " I ;:s;;: ::: ~ ~'S CI<[ŒI " (Q :;~.:; ¡¡; '" .. ,... () II.. ~~ " w za::ï: .. i I <:: 0:( - ! I °l-X -, .-J w : i I . a: ~ uzw , 0 .c 0:( h~ .... I ::I Ww CZ) c ~ 6 en II H ~ Ii ~~ ,l~ I~ g~ > ~ , ij.. ~" !1 t"~ "] ¡ ~ . §." ~,O~ .1 ' 9 , ~" I:: U 1 .,-; 1'-. t::. ~ ~1 H ~~ u . <. a. ~ ~ I:; " ¡:,.,-..... I !i §] ,- Ii 0 . !U · <¡] t " " " if" ' " ~ ~ ->i n] ª '::hl :ËOij \D tI Ë:;..c: ij ~. ; ,1 t: it ~ ~ So ª ~ii 8'~.' g ß i!S ~ tit ~¡ ......J ~., ~ "--' '"~ L L~___ "~-. A[[[m, . ~ 1 h H , -ii,'" ;if" !èh '" 1 ~-1 "" ª. . § ,^,~ ! 1 ~'! J~ I ~3 :R . . ~ 11 R ~ è É > - ~ ~ 8 " ~ ~ æ õ.. & '" {) '" ] --' QJ {) § 1::J ~ QJ i ~ o {) Jj ~ ",I < ' ~f II .., 1 ¡ '0' ~3 ¡~ d Uij f ~,~ ~ C" l______ -<4 ::: o '¡;J '" ;>- QJ --' QJ QJ g '" , 1::J I ~ ::: ~h ~ ;1<0 "'0 oC' j:EJ ¡j 8 =: to' ~ 8 ,,",~r..r ~ UJ ------------------- I I I I I I I I I I I I I I I I I I I Sorl'enlo al n,lhlil1 Ranc:h Area F j·.£rsl/Wf!stAuti!lIstv 2U05 TERTJARY ENTRY Similar to the Primary and Secondary entIÎes in color and materials, tertiary entJies are highlighted with stucco veneer pilasteIs and tile insets, stucco veneer walks with precast conerctc caps, Land,~cape Trearment Waves of DlOught tolerant plant material shall be placed to accentuate the low stonewal1 at thc tertiary entry. Beyond the low stone veneeI walls formal lOWS of tlowcring trees shall provide a lively entry to the conununity. Masses of shrubs and groundcoveIs of varying hcights shall be planted adjacent to thc architccture to create a layering elfect, while cascading ground cover topples ovcr low stone veneer walls. Pilasters and Walls Low stone veneer walls with stucco veneer pilasters announcc thc arrival and funnel vehicles and pedestrians into the neighborhood. Paving Material Tertiary entries shall bc similar to secondary entJies with stucco veneeI walls and pilasters. Stone veneer low walls accent each side of the street. The Tcrtiary Entry on CentIaI Parkway and Lockhart Street will be given a treatment similar to Phase I community entries at South Dublin Ranch Drive and North Dublin Ranch Drive, Enhanced paving in the fOIm of concrete pavcrs shaH be located in the street. These pavcrs shaH be identical in shape and color to those used in street and median arcas within Phase 1 of Dublin Ranch. Textured or colored asphalt surfacing is not permitted for use at Tertiary Entries. Refer to materials list for additional information on pavers. Signage Identillcation of the neighborhood entry shall consist of metal/blOnze lelters to be placcd on the corner IIIonUIIIent waHs. The letters shaH illustrate Sorrento at Dublin Rançh and be set into a tile background, 1£l1id~cape and Open Space DesiJ.;1J vlÚddines ./}age 6 -.-.----- 0 ø ~ I I~! W . '" 11" >-u~ . E--< I: t- ~ z t ~ (f a:z- ". ~ 'a 0 W 0 .. - I ~~ :!:: 3= ::$«ŒI '. ..... ~-S ". - '" u.. ~ " z T"" ~'"' U '" ~a::I: -' ~~ i . ð « - ~ = a:~x ;.'. ...J I: W i! I ; -- a: ,. WZW " 0 ,Q 16 ::¡ « w ii~ ~W CJ") c '" § P.. ~ . U "' '" rcJ ~ § if' c-< I!.> § H ~ V -= f¡ , ~ ~ [;, ~ ~ ~ b ~ ¡ §H ~ t U,.p, > - H - ..".... -a~ "' ~ ~~ 8:¡¡ ",' - " H n ~ > p " ~ ij . .:¡ '. ~ ] ~ 0- ",:, ;, " ~~ E " H . ,~ i ~ . 'Õ 8 "§ H ~J ~ l~ ~ * ~ §1 - " " - ~ ~ ~! It ~ ,,'~' ~1"!J~ · 'iJ É ~ t 1H th h~ §H .~i ajio jo8 ~"- "g L L --- --- ~ ~; 1 oi5 :8 .~ ~ ¡Jj h:;: , 0 ~ o " Ii ~ ~õ $a.' ~ g ~ ~ a.. ~ § '¡: 03 ~ c-< V 13 § I:: ~ V ------------------- I Sorn:nlo lit /Juhlin H.anch Area F East/WestAuVlulv 2005 I I I Lot Front 44' OR 46' ~- , \ --I - ROW SIDE'WAl:.I( PUEUC SERVICE! LANDSCAPE EASEMENT I 8' 5' SIDEWA¡.K - ¡s=r praLlC S"RVlCE!__ _.J LANDSCAPE ~As~MENT ROlf :34' OR 3ff I I. I.OCAL RESIDENTIAL STREET - 46' STREET OR 44' CUL-DE-SAC ROW I N.T.S. +Notfl:; Public S"J"Vh~1! BB.4Il',Iientl!l wl.ll be 8' in front of lot. and 5' on ¡gt 1I!I14el!l. I Fl ~eighborhood Se:hool Site I I VARIES !5' 6' t'5' 10' I-'A~KWAY f;ì'rRfr------1 Sro~:W.LK--.J no. PARC"J.!-.J pum,IC SFlRVICR/ LANDSCAPE EASEMENT 12' B' RAVELPKC· ¡..AN" LAN 6' 6' . . '-- '- - SIDEWALK ~, PUÐLlt' SERVICE EASEMENT I HOW I ROW 2. KOHNEN LANE - 62' ROW School Site from Brllnni¡Iln St. to N_T.S. 62.'., I (South of Grafton St.) +Nl;lt.I..: I Stl1;!l~t aecUQD, nni;!ll!;l Wi;!Il!It of inteJ'l!leCUOD of KoÞ.D.eD W'*, and Gratton Street" where KOhntlD ."..,. W1U bOT" a median. Strelñ tlllldlQD ..t(l vllU'1.l!ta a.t SchöCl} BUll Drop-off Zone, with a pull-out for vehloles and when oÞ-.U4IIi!lt parkinJ: will be prohibited dl,¡ri,JI, .cþ.Dcl hóUN. I I I I I '- I Landsc(lpl! wul. Open ."pace Design Guidelinl!8 . Page X I Sorrento at J)llhlin Nanch Area F F.a.'ìtiWe,!¡·t4uvu\:lv 2005 I I I WEST I PubliC!jSemi-PubliC! Neiihorhood I VARIES 5' MIN R' vARKWAY STRIP . ~.~- ---i MULTI-USE TRAIL- - J HO.\ PARCEL/ - ---1 PUEUC SERVICE/ LANDSCAPE tAsEMENT ROW VARIES B' 5' MIN -- - PARKWAY STHll' \.. ... - MUI.'('I-UffF. TRAIL '-- I ROW .. HO.\ PARCeL/ PUHI.IC SERVICE! LAN1.JSÇAPE EASEMENT 72' I 3. BRANNIGAN STREET -72' ROW (Fl Neighborhood North or Caoco Way) N.T.S. I SOL"TH NOR'I'H I I I B' PARKWAY STRIP- ~ SIVEW ALK ,-- PUBLIc SERVICE/ _ J L.lNVSCAPE EASEMENT 6' 16' MEDIAN TURN LANES 104' I HOA. P.U:C~_ 12' '"' 6' ~' 6' rn~~J Ti"\VEÌ'1TRAVELIBIKE Cj~ -- - PARKWAY STRIP LANE LANE LANJ::: '- _ _ SIDEWALK 44' \., - PUBLIC SE¡¡VWE/ w LAND~CAPE EA.SÉMENT ¡¡O" (BY OTHE~S) I I ROW I 4, GLEASON DRIVE -104' ROW (at Project Frontage with land. ot Dublin Land Co.) N.T.S. I I I I I l..£miÍióìcape and Open Space Design Guideline.~' . P,r¡.,>e 9 I ..~~,. 5t'orrento at Dublin Ranch Area F Eu,},t/WesJAIlVlI"Jv 2005 I I WF.S'I' EAST I ~TREAM ÇORRIDQR I HOA PARClj:L I HOA PARCEL ,,' '6' -';¡ËDlAÑ! TURN LANE g.' 8' 0' I i- PARKWAY STRIP '-I MUIJTI-U~E TRAIL ~ PUBlJC SEIW1CF.! LANDSCAPE EASEMENT RO" I PARKWAY STRIP MUL.1.I-USEmAIL _.J I ROW 5. GRAFTON STREET. 94' ROW I t(:r.s. I WI1:ST EAST I "TR~;AM CORf,IUOR HOA PARtEr, I 78' _ PARKWAY STRIP - MULTI-USE TRAIL \...L...- PUBLIC SERVICE/ LANÐSCAPE EASEMeNT I 42' Ro' RO" I 6. GRAFTON STREET -78' ROW (At Boundary with Existing Phase 1 - Dublin Ranoh) N.U. I I I I I I I,and.w:a¡ht and Open Space r.ksign Guidelines . PUKe iO I I I I I I I I I I I I I I I I I I I SorrelJJo £II /Juhlin RClllCh Area F F..ast·1Ve,!¡'tAuvl.l\"lv 2005 RECREATION AREA Two distinct recreation facilities serving Area F West and Area F /c-'ast are proposed. Each recreation area is intended to provide unique opportunities to the resident for indoor and outdoor use by creating an environment that serves the need and demands of the resident. Recreation building, swimming pool and spa highlight the key outdoor amenities. Colored concrete paving and pool coping accent the swimIIIing pool and spa while lush landscape and rows of trees provide a continuous landscape theme. A .Ir, competition swimming pool highlights the Area F East recreation area, A community garden with decomposed granite pathways, benches, decorative urns and perennial garden provide a unique opportunity for passive uses. Landscape (md Open SpliCe J)I!.~'ign (;uidelines "Page 11 0 ~ I i ~ I Z W '" '" ~ :( 0 c. . . E-< c: Iii ~ z i' .. i I-««Z " .... ~ ,. 0 w 0 2S~ - ~ Q,) '. I C\I .~~;: 'iij ~i3 «WU« ". C\I u u. '" ffi Wa:(/J...J I <I: ~~ m ~ ...J .. ë a:«Clc. "\:. c: w :p ~ ii a: ~ .. '!I U Z .,J 0 .c I~; " « W « CI':) c '" 6 a: ...J ." ........ , " , , , '" .- . '" -."\ '\ - --.-.-.... "/ ( // I ( \'-"\/ ,,\ ( \ \\ \ " ~\\ \\, \\--' \ \ \ \ " \ \.'1 \ \ \ _..- \ . ..-..- \ _.~-_..,.. ..-..... --..... ~ .... / \ \ ,...- .--- ~. - ........ ._0' .> ...- I ] ~ ;¡ n f~ vI ~:~<:, /' /" i '" "8 i ß ß .., z ] ~ § -B '. 0' " , ~ ~ ~j ~ I I I I 1- - -'- >. . t " o I Ir.:.:,.:,." \\& ,'It, ~,:,\ ~,\, , '""".,....'..' '"' ,",'" ",",-', +,~. ~--'-----: .:::::------ --- '-- --_....:-- \..:-,:::::-'------ 1 ~ M ~ ¡¡ I [, ]..¡¡ 11 ~ t q , ¿s Q. 1---__ I-L, I! I I f 1/ ,- <"::>------- ........ ~-- ....-.,. "-" ij ~ ....... "0 "'. ........~.. " § õ.. Ii ~ en § ..-; ~ ~ § '+:1 ~ ~ u ~ ......- '-' ·····-_1 -"-" , .. ---. ,. ....-. ";11 g.~ 11" " . h B 0 ~ "\J" " "~ ð '~~:q ~ [l II> ~ ~ " "" , 'D ~ ~ :;; ~.. ......~~~---- '~ ~ g ~ ·i' ~ ö ¡ , ~ -"- .......< .....~ -'--- ......-.. - - ----- - - -- - - -- - -- - 0 ,;; d i~! z W .!\! g ~ 0 a. $ . E-< c Iii ~ z ~i i=ct<Cz .. " ~ ~ £ ~ 0 .' £:!:i~ <Cw°<c ., I CO ~ ~'S '. ~'" ~.;: u.. .. I i Wa:cn..." ~"" .' ,.. ~ ê5 ~~ : c-J . i I ¿ C - a:<cca. ..." p III II '> :is a: ". Ih ° z 0 .5 c w W <C <::- crJ '" a: ..." 1 " ~ ~ " H ~ '" ~ j ,5 '" M ' -.. !~ 11 . ..:, Jj ~ " t iJ .., .~ I ] 2 g:d. ~ '~ !í ;¡¡ .§ L- f ,1;' :; ~ " ~~ -1 ~ u '~ 1i & " " '!::".¡:! ;;:; Lg õ ] 1i q n "8 ~ H 0 1I.'ii 8 " I !i "8 "E " ª" .¡¡ .§,~ lj 8, '"g ,~ I ¡¡ \ i ,- ~ 8! ¡¡;: ~ S < ~ ~.", ~ \; o ¡;¡ Õ ., ,1 H "8 '" ~ ¡¡:~, u ., U '" ....'" \ \ \ ~~~.T~T T ~ _ - '~ ". r > 1\__ . _ . >(Xi / ~ ?l '-"11 I ~ { . ~ :... -d (' - -.. . X - X)', / W ~- ..- ,1 ----- _' -; , ' --;:- // ~... ~ ' \....... ~ . '" fir¡, -, > '." ,X -' / /\, X ,^/ ~ ,. . ,---:- I,C ..--:-' ,.,.' ....'J{. . .11£.. ". . 'X' ~ ;! '" ,),,1 x/X, . I I " " II ,h ~'I~ ~ """';',".i" ..w..J..itJ..... ~ II II II II I tx, þ:I.: ~,... . ~~".' þ" -- ~ ~, ~ t(·~. ... ·,I···· I,;¡ "", ~<.¡Ç L '......' , c' iY .-- .'_,:_ \_ --.....,'ol... , 1>'" ~ ,....-., --' , , ~ "'Ii ,'i ",~' ;:. "'.~# ~.~ '\.'. ~;~.f->< ;, )þ._~.. . .'9'.--, ,....,..... ,"'"\: . , . . '" . . .". . T . . .\ . . " .".--.h' . . '^' i. . A''- .... ^:2 ¿ -, '" .---:A; ..lC ,-,.,....', .. .., ./.... i--/ ( ,\ £ .§, "' [~ ' ~ I , r' U U L ¡.........--.......~ I U U l Þ L í - U-ì c ~ ( rt ~ ( "-". '] . ~, '"§ .~ N ] õ. lj t ¡¡ " S " .¡¡¡ 1 ~ '~ ! M i ,g !> " ] ~ 1 I i! ¡¡ ~ ~ " . ~ '. 5 1\- ~ > -IJ ~ >. a ~ ~ > . ] ~ 1:1 """ .~~ .., -9 ~) .:; .¡¡ ~ &1 ~i b J! ~ ~ :J I / / / '--/ / ------------------- I I I I I I I I I I I I I I I I I I I S017'ento at Duhlin Ri.ltlch Area I'" j,Lt.'i:t:'WeslAur?ustv 2005 TRAFFIC CIRCLE Two traftlc circles are proposed for GraHon Strcct. Each traffic ciIcle is intended to providc traffic calming for vehicles entering the neighbOIhood from the south and north. Traffic circles are located at intersections of "spine" streets. Intcrsections are paved with concrctc bands and concrete pavers. Each circle contains Low stucco veneered walls with precast concrete caps and a prccast concrete tiered ilower fountain containing various shrubs and percnnials, Stucco veneer wal1s and tiered fountain colors and materials to match adjacent architecture. rand~cape and Open Spu,''! f)e."i¡~n Guidelines. Page 14 0 .. !! I I Ii I I- os W:!I . UJ . . E--< !: I- ~ z .~ .. z~wt: ~ rn .. .. z ~ g w 0 .. ~ ~~~ ~ ::¿j;9 OLL...Ja:¡ '. I m .. OS U. >Ë t~~:E .. ,.... (J W z ~~ !~¡ i I !: <C ...J w : I I «a:ü>< 0 .c a: a:1- w '" <C ~ ~ U') CI g " ~ ~~ - '" '" " ~ § ~- ",," .§ ] '" ~ " 8- æ [ "3 1;! ] .ä t:: ~ "g i< ¡j - o :> ¡¡ ':'; oJ! ~~ <oj ~g ~ 3 ~ ~ 10.. \U.......£,SII.I~ ~ ,8 1:1 1< i3:Ë " ä~ã.g'8!;j2 .... . ,~ ,'ª' '3 § .s: ~ "" '8 ~ ~ ¡; u R ,¡¡ s ~ ¡;; "" i! u = 8 I: " 'I '" - <.> .... .- <.> <.> .- ..... ..... '" '" ~ - - <.> ~ - '" <.> '" <.> .- ..... .. - ..... '" '" ¡¡¡ I '" ....- \ - ~ 11918 0 ..... , , ~ '" I ~ 'i o > -,!¡ I ..... '" , ~ '¡OJ ¡j ~.¡j §~ [ § ¡j ~ § n ¡;j ~ i I !; I .!:i ,£ jij i ~Jj ~ ... ff ~ "'1'!fi.a ~-s.9 ¡¡¡.s ¡(j !:;:.a ~~ ~8!;j . . . ------------------- I I I ,I I I I I I I I II I I I I I I I .\'orr/!nto at J)uMin Ranch Area F East·1Ve~'tArlVu..tv 20115 PEDESTRIAN BRIDGE ^ pedestrian bridge connecting Area F West and Area F East shall be reminiscent of the architectural theme. Precast concrete veneering along with concrete caps shall complement the supports while concrete balustrades and concrete handrails accent the bridge leveL There shall be a single center support veneered with similar material and finishes along with tile insets. The bridge deck shall be 12' wide and surfaced with scored concrete. Stone veneer retaining walls shall extend to the bridge abutment into the landscape perpendicular to Grafton Street on both sides L,rttd'õt.:ape and Open SpaCl! Design Guidelin/!.'Ii ill fage /6 0 ",I 1101 Z .!!! "'¡¡II «wt- .~ ~ 0: I- ~ z ~ tf "- en , :t ., g " c:,,- i::!:::~ <I: ., .. C") w ~-s t-ce:! '" I :;~.:; ãi .. .. T"" () L1. ~C '" Is; (/)-::I: I I <I: '.. ..J 0: ~ wc:>< 'c w : II Ca:lw ; 0 :õ a: .' ::I <I: W U'.:I CI " B a. I -. ur "~LJ"lA ,," 1 _ . ~þ' 81' c-.. r "-~-' ,rf--.-~"_j _,' _ ~ ~ ;.' ~ L..'1: ...,...,. A;;s---Jl(3' .~ ( l~c_' E~'- I' ft_ I ~....~~:~<') . . i) ;>: Lc::f-r~ ",J -I----c:,''' . .) ~ >-'1 ~ . . I\". ~,...." .['-" ¡ ((I- ~-:. ¡1 110 ¡~~ ~-~kJ" u_~; i» § . r ~\., > - ì ~ 'W( "" ' . J\j .. ~ :{ t- . t1'_. . 1 ~ 'i~ .' .Q1" ¡',&^1 ~ ~ ~ ~ 1;>-, . ~-I-p >-:,., . ~ ¡ (/ ..~ ~ u _~ I .J--;J- ,.., -C "J-þ-- ~....¡ .~- ~,:~ . ~ I I .I It~)¡ I .,1 ---!-v .' .". I!. ;.t:....<i!"'~ .. [ \b-~ -.,,~ ~Á' -^. ',,' ^ t'11l' .~. .~.~ § [(~ ~!J!!.~ ~r:::=fWl"-"rv IV "-"' ~ vi I . Þ u:¡' ( I .T. ~ I r '-- h "..Ji I L..-J , . ~ ::r:.(.~_ J~.~-' ~ ~-~~ti §(~ --: -~ ~ ~ ',.:..... . ["J (!) ~ .., " "" .. ill I- . . r ( r: '~~[~ ~ (~. . ,~v.,. . -I> ,~ [;:I (~>',;, ( - '- - ~. ;-, ~ >i ~~-,J- .,. C::?-....:-- ~ . ",.~ 'L",,- ...,... u · >- ~ I-L;¡..---J::-:: J- ¡f 1- ~-. II p~ t _ ~) ..... c . ~ L~ .11 ?'[l~:I' - --...-- I" --:1.=: - -- -- ~--' ) ., ~ ··-L.l.J-:J- ..,., I_,-:,.r--~ . ~~. ¡;.:..,>"...- v ~~-.."..'- L-....~r-. ,n. 'Ii' '. '»J9~.-~ .; , . . ~ \~~-~:!~:·~.'-A~' ..,'.' ,.,.~., \jÀ~ "-w ,.Á ). ~ "",........ '. '. 1'8 ....;.-.¡. ~~~~w· _:, . ( " .: > . ~ ,; Jr¡ ,1- ~ :~ 'f-:;'PA:zi. '. 1, T ~_'_L~ ~~-~tJ:JY -"..,- / ~ ' -" -;;; " 1J' '0 '~ ~ '" '" " ('"'j þ: "' .;j ¡¡ .¡¡ '1! :B :¡¡ t ~ ~ 'j ~ lâ ~ .~D ~ ~ ~ B 'J 1.Iij "' ~:g ~ ~ 2· .;j" ~ ~ fa :S -¿ ~Jt ~ ~ ('.} "9 ,? f, .'J!;j Ci íj ~ ~ " £ ~ Æ l ,"'I '[ ] ~ jj ~ . " !' , '"' > . -~.:.b-.,-,. U ~ t . '8 2 Ii, 8 ] H 1._ ~ ¡j v iü ::, ] o $, - v 0 "'8 h .~ J "" ~ . \~ '"C ~, ~ -¡j ~ " ¡¡ 8 ~ ~ i'J Ii £ ~ c.__~... 1 --- .~.. -------....-.- .~, L ' -------. -.-- ... 00 0 <!) OJ) '" - - .- § >- ~ '¡:J '" g :>- - ~ 0. <!) ! OJ) "0 .¡::: ,- .D .a I:: § '" 'E 'S '" '" .g \Ii .g æ . "$I æ ~' '.;I'" ------------------- I I I I I I I I I I I I I I I I I I I Sorretllo at f)uhlin Nanch Area F Fæ,,//WestAw!ustv 2005 NEIGHBORHOOD STREET IXl1.;aSECTlON ^ hierarchy of neighbOIhood streets shall be dictated at key intersections by the use of concrete pavers, concrete bands, pilasters and enhanced planting including Italian cypress and crape IIIyrtle tæes. Concrete pavers arc located at the back of pedestrian crosswalks and contained within a large circular concrete band that outlines the interscction, white or yellow concrete paveIs are utilized for crosswalks and stop bars, A lively planting scheme including colorful flowering shrubs and ground cover highlight (he intersection comers while decOIative urns rest atop pilasters reinforcing (he Italian theme. .~~-, Land~(.'apl;! WId Open Space f.>t!.fign C;uidelilWJ,' _ Page 18 , ¡:; I IU Cz 0 ° ,!!! "':lit o°t- . Ii; ~ z t .. & E f ." '" :r:1-- 0 w 0 c:Ua::¡ " ~ CO 2;~ - ;:: ~;S I ¡¡¡ Ow- .. ""'" ~~,;: " ~ " ~ U LL ~~ '" I ~ mcn:I: i . «I: , ..J I: W :,1 :r:C:x , a: ~ &i~¡¡ CJww ¡ .Q ::¡ «I: ~ Ii -I- en CI '" 6 wZ Z- ~ . r 1;1 g,., :q Ii ( ,,~ l l ~ . ----------~----< g '~) " ~ .:¡ . /" } I ] ~ ;.., \i 1 '\ r', ~ t· " I o. M :R . . i! ,~ ! ~ ,~! f¡ I JU " Ii " .~ ' ~ " B " ~H 'g ~ ..... ~,~] -;' V 'i! R.....: ~ "' / r ) m ~ -~ H ~ ~ 1~ " Ii :1' ~,~ "''';; Þ:]J ,\,..-- , \ !1 '" <3 ....., 's.. § § ~ '¡:J § '" o " ~ ~.. '~ ~ I<-!î ] " "~ ]:Ò ~~ ~l ] -ä o ~ .!1 ~ § õ.. ~ o ] ....., § 'B ri ~ .S "'d o ~ :ê OJ:) 'M <1) Z ~------------------ I I I I I I I I I I I I I I I I I I I 5t'orrento at !Juhlin Ranch Area F f.'ast.¡'WestAul?ustv lO(J5 VEHICULAR CIRCUI,ATION A hierarchy of streets comprises the vehicular circulation system within and through thc neighborhood. The goal has been to create and maintain a particular scale, community character, and plUvide a series of logical conne~iions. Pedestrian walks, bicycle lanes, and multi-use trails adjacent to streets will providc a favorable atmosphcrc for recreational pursuits and emcient connections throughout thc community, in addition to alternative types of commutcr transportation. Tnttastructure design consistency is executed thlUugh a wdl- established vocabulary of site furnishings, streetlights, signage and plant material articulating arterial, collector, and local rcsidential streets rights-ot:way. Thesc clements provide thc consistcnt visual image that unifies the community theme and character established with the Italian hillside Theme, Arterial Streets - Gleason Drive Arterial streets detïne edges of spccific planning arcas within Sorrenlo at Dublin Ranch. Gleason orivc provides an opportunity lor several levds and choices of travel such as vehicular, public transit, bicycles, and walking, Walkways shall be separated from the street to pJOvide for a safer pedestrian enviJOnment. Planting shall be designed to define the arterial street from adjacent land uses and provide an interesting view corridor for both the motorist and pedestIian, Street Design Concept Gleason Drive will consist of four traffic lanes, a landscaped median, and bicycle/emcrgcncy lancs on both sides of the street. Each side of the street will ultimately include a separated sidewalk within a landscaped parking area. An additional public service and landscape casement extends beyond the right-ot:way line on both sides of the street. A public service casement (PSE) will be provided as rcquired by the City and will be dedicated to the public as shown on the Tentative Map, Parcels adjacent to the street light --of-way will be created for landscape buffer areas and will be owned and maintained by the Homeowners Assoeiation. Landscape and Open Space Design Guidf;!lin~~ . PaXt: 20 I I I I I I I I I I I I I I I I I I I !:JQrrento at Dublin Rimc:h Area F EastWestAuffustv 2005 Landycape Treatments Gleason Drive medians and parkways will be predominantly planted with deciduous strect trccs. Flowcring trccs will be used as accents in kcy locations. Drifts of tiered (or layered) shrubs and low growing groundcover shall be repeated in elongated patterns oveI large areas for viewing at higher travel speeds, This wi1l provide a butTer adjaccnt to residcntial developmcnt as well as providing an attractive cnvironmcnt for motorists, pcdcstrians, and bicyclists. Where appropriatc, groundcovcr will bc placcd within the parkway and bchind the sidewalk Pilu.yter,y and Wall.y The community wall shall be placed adjacent to residential lots that sideibaek to Gleason Drive, with stone pilasters placed at every other property line. Where sound attenuation is required, the community wall and stone pilasters will be placed adjacent to residential lots for neighborhoods ¡ and 6 only. The incoIjJoration of the community wall and stone pilasters as accents for the neighborhood entry shall provide visual interest and continuity while reflecting the character of the community, Collector Street - Grafton Street/Lockhart Street/Brannigan Street To create a IIIore pedestrian friendly environment and sense of community, the Grafton Street shall have an expanded right-of-way greateI th,m tlle City of Dublin standards. This increased width will allow for a landscape parkway and separaled multi-use trail or sidewalk along each side of the roadway, ^ row of shade trees will bc planted on either side of the sidewalk, one within the parkway and onc within the landscape easement beyond the right-ot~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 from Gleason Drive to the property linc consists of two tramc lanes, two parking lanes and a landscaped median/turn lane. A parkway strip with a separated IIIulti-use train (one· way pedestrian/bicycle travel on the east side and two-way pedestri<m bicycle travel on the west side) wi1l be provided, A public service casement (PSE) will be providcd as rcquired by the City and wi1l be dedicated to the public as shown on the Tentative Map, Parcels wi1l be created tor landscape butler areas adjacent to Neighborhoods and will be owned and IIIaintained by the IIoIIIeowners Association. On the west side, beyond the Iight-of-way line, is the pedestrian corridor. Umd'õL'apl! and Opl!f/ ;:"paæ I Jesign Glljde/in~s ~ IJage 2/ I I I I I I I I I I I I I I I I I I I .f.¡'orrI!1ll0 at Huh/in Ilanch Area F Fast/We,ftAll1?1istv 2()()5 The extension of Brannigan Street will consist of two travel lanes, two parking lancs and a landscaped median/turning lane extending Irom Gleason Drive interseclion southerly to Central Parkway. A parkway strip with separated multi-use trail (tor two-way pedestrian/bicycle travel on the east side) or sidewalk (on west side) will be provided, Parcels adjacent to the right-of-way will be created for landscapc buffcr arcas in selccted locations and will bc owned and maintained by the Homeowner's Association. Land.scape Treatment The dominant feature of the residential collector shall be deciduous shadc trecs to create a canopy eUcct tor pcdcstrians and motorists, Numerous species of tree shall be allowed to clearly and consistently define each collectoJ. Shrubs and groundcover shall be planted where a cOIIIIIIunity wall runs parallel to the multi-use trail. Plowering deciduous vines shaH be planted adjacent to thc community wall. Planting along the rail fence should be predominantly indigenous species when transitioning into thc open spaces or intcJTI1ittcnt strcam corridors. I.awn shall be planted within the parkway strip. I,undw,:£lpf! ,'tul Open S'pt.lCt! J )e.'i"ign (]lûdelines . Pag/:! 22 I I I I I I I I I I I I I I I I I I I I Sorrento at Dublin Ranch Area F Aasf/WntAuY7.1SlV 2005 Pila,~ter.~ and Walls The cOIIImunity wall or wall shall be placed along the rear lot lines of Iesidential lots that side into Grafton Street and Gleason Drive (Neighborhoods 1 and 6). Where sound attenuation is required, the community wall and stone pilasters will be placed adjacent to the residential lots. The incorporation of the community wall and stone pilasters as accents for the secondary neighborhood entIies shall provide visual interest and continuity while reflecting the characteI of the community. Residential Streets Residential streets are pedestrian oriented and accommodate a lighter volume oftmffic. They have a strong intluence on the character of the neighborhood. Street trees shall act as the primary landscape element allording each neighborhood individualized personality, beauty, and seasonal character, Land~cape Treatment Each neighborhood shall create its own identity through the use of one species of street tree per neighborhood. Through the use of a single species per neighborhood, a grove elIee! will be created, Where practical, each lot shall be required to have a minimum of one stœet tree and corner lots shall require three. Street trees arc to be planted behind the sidewalk or in planter "pop-outs" within the rUE/landscape easement. Pilasters and Wall,~ For Neighborhoods 1 and 6 fences placed at property lines, returns to homes, and the side yard of all corner lots shall be wood good neighbor fences. Where fences are visible li'om any residential street the good neighbor fence shall have an open lattice top conforming to the typical details in these guidelines. Landscape and Upn Sp'u..'/;: Dl!siXh Guidelines. I'age 23 I I I I I I I I I I I I I I I I I I I S()frenlo at j)uhlin Ranch Art~a F East/We\,tA1.IYlHlv 2005 Cul-de-sac Connection.f Rcsidential streets terminating in cui-de-sacs shall be designed to provide visual and pedestrian access to arterial or collector streets and open space wherever possible, Motor Courts Neighborhoods 1,2 and 6 shall have a colored stamped asphalt material with a IT wide concrete band along the perimeter adjacent to the concrete driveway apron. Stamped asphalt color and texture shall compliment architecture alleys: For neighborhoods with allcys, there will be a colored stamped asphalt paving material with a 12' wide concrete band proposed at various increments, The location of the st<mlped asphalt will be at the alley entries and at locations where pedestrians cross alley or where there is a separation in the buildings, Stamped asphalt color and texture shall compliment architecture. J.and'ìcape and U~n Spt.IL't! I)e.~ign (¡u¡defines flPage 24 I I I I I I I I I I I I I I I I I I I SorrentQ at DuM,,, Ranch A,.ell F Ir,ä..·t/WestAul!ustv 2005 STREET FURNITURE Street furn iture should reflect the coIIImunity theme and architectural styling of this Italian theIIIe 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, tor specifications of product types 10 be used. Bollards Illuminated bollards shall consistent with the theme of the project and should be placed in locations where pedestrian walks and vehicular traffic meet. Benches Benches shall be shall be compliment the illuminated bollards !md 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 the illuminated bollards. They should be placed in convenient and accessible locations from pedestrian walks, Mailboxes Mailboxes shall meet the LJ,S, Postal Service standards. Mailbox station shall compliment the adjacent neighborhoods in materials and colors and be similar to Area A Dublin Ranch mailbox post and base, LWldw.."ape and Open Space De.'tign Guideline'!" . PUKI! 25 I I I I I I I I I I I I I I I I I I I Sorl'ento at Dublin R.am:/1 Area F F(1\"/We.\"lAlt :'1~s{v 2()()5 Street Light Standards Street lighting plays a crucial role in enhancing the level of quality and charactcr of ,)"orrento Dublin Ranch. Light standards shall be unitonn in color and style, The Decorative lights to be used along collector and local rcsidcntial strcets, Streel1ights on collector streets and in residential areas will bc thc same decorative Hxture dcsign and hcight approved for Phase I to renect the eharactcr of the Duhlin Ranch community. All lighting shall be designed to confonn to City of Dublin, Pacific Gas and Electric and IES safety standards ,md illumination rcquirements. With the exception of the arterial streets, all other streets shall utilizc a metal halide light source in conformance with the approved light source for Phase I of Dublin Ranch, Street Identification Signage Street signs shall be round galvanized steel poles painted to match the decorative street light standards. Graphics on signs will display the City of Dublin logo and the name of the street. Bicycle Route Bike Lane The bicycle route bike lane, occurring within arterial streets, will seIVe to link residential areas to community-wide open spaces and parks, and other local and rcgional trail systems, Dimensions Hike lanes shall be a minimum of 5' wide. Materials Striping shall meet City standards, l.alld.'ìcape and Open Spa(.'1! Df!,t;IXn Gu¡deliJ' e.~ j jJage 26 I I I I I I I I I I I I I I I I I II I S01rento at Dlthlin Rt.lfI£:h Area I" ¡·.£tst/We.'ttAuf!lIstv 2005 Signuge Appropriate directional and infonnational slgnage shall be provided, Multi-use Trails A 12' wide multi-use trail shall be concrete and link Area F West to Area F East. Trail shan be limited to bicycle and pedestrians. Pedestrian Access Pathways Pedestrian pathways œpresent the interior pedestrian circulation route linking neighborhoods to surrounding stœets. Pedestrian pathways are included in both neighborhoods and shall be accented with low stone walls or pilasters to draw the pedestrian into the pathway, Wheœ feasible, pedestrian paths should be accessible to all. Dimensions The width of the pedestrian pathway shall be 8'. Removable bollards shall be placed at an entry points at the arterial and residential streets to prevent unauthorized motorized access. Signage ^ppJOpIiate diœctional and location signage shall be provided, Lighting The pedestrian pathways will be illuminated in the evening by round, tlat-topped IIIetal light bollards, Design, COIOI, ¡md materials for bollard lights shan match those used adjacent to the pedestrian pathway Recommended Plant Palette u.md\'cape and Open Space DesiJ.:1J (j,Údl:?/ine,f _Page 27 I I I I I I I I I I .' I I I I I I I I ~~~-~~.~.....- S07nmto at Dublin Ranch Area F ¡';(.l';eWe.\"lAu(r ~SIV 2()()5 Following are recoIIImended plant palettes which estahlish the desired character of Dublin Ranch. Plants have been selected to enhance entries and streets, provide shade where necessary, Special attention has been paid to the selection of indigenous and ornamental pl<U1ts that are horticulturally adaptive to the natural characteristics of the site and are suited to the el imate, soils, and recycled irrigation water. ú.mdn:upë and Open Space Design Guidelines· P"}(f! 2H I I I I I ,I I I I I I I I I I I I I I Sorrenlo at nuhtiT! Ranch Area F ¡'."aH./WestAuwstv 20()5 PROPOSED PLANT PALETTE BOT ANICAL NAME COMMON NAME MIN.CON. SIZE SPACING STREET TREES Celtis s.inensis. Chinese hackberry 24" Box t.riangulated Pi!luspi!lea Italian stone pine 24 IT Box N/A Pistacia chinensis chinese pistache 2411 Box N/^ Platanus x aceritòlia 'Columbia' I .ondon plane tree 2411 Box N/^ Pyrus ealleryanas 'Redsipre' t10wering pear 2411 Box N/A Qucrcus virhrlniana southern Ii ve oak 2411 Box N/A Tilia cordola IiIde . leaflinden 24 II Box NIA Ulmus parvitolia 'True green' chinese elm 2411 Box N/^ SCREIiN TREES Laurus nobilis Isaratoga' greeianlaurel 24" Bux NIA Melaleuca sp. Flax . leaf paper hark tree 24" Box N/^ Pinu..s halapensis alcppo pine 2411 Box N/A Pínu..o,¡ thunbcThrii japanese black pine 24" Box N/A Quercus agrifolia coasllive oak 24" Box NIA FLOWERING ACCENT TREES Arbutus Imanna! NCN 24" Box NIA Cercis canadensis eastern fed bud 36" ßox NI^ Lagcrstrocmla taurei crape myrtle 36" Box N/A Malus sp, floweting crab apple 36" Box NlA Prunus sargcnti 'coILunnarÙ,;/ columna/' sargems eheny 36" Box NIA Pyrus eallelyana chanIicleer Ilowel'ing peof 3611 Box NIA GROVE OR FOCAL TREES Betula penùula ern'opean white bi/'ch 241! Box NIA Carpinus betulus European hornheam 2411 Box N/A Cuprcssus scmpcrvln.."TIs italian cypress 24" Box N/A Laurus nobilis Is.araloga' grecianlaurel 24" Box NI^ MaytetlllS boal'ia mayten t/'ee 3611 ßox N/^ Olea emopaea (tiuitless va/'iety) olive 3611 Box N/^ Phoenix canariensis Canary i.land date palm 15'BTH N/A CONTAINER TREES Arbutus unedo st.rawbeny tree 2411 Box N/A Camellia camellia IS Gallon NIA Cit/'us sp, orange/loquat 2411 Box N/^ Chamaemops humilis medit.erranean pan palm 2411 Box N/A El'iobotrya dellexa bronze loquat 2411 Box N/A Punica granatum pomegranate 15 Gallon N/A 'l'rachyci:lIpllS fortunc) windmill palm 2410 Box NIA BACKROUNDiFOUNDATlONSHRUB Land~·f..·'lpt! and Open Space Design Guiddines . Paw 29 I I I I I I I I I I I I I I I I I I I Sorrento at !Juhlin Ranch Area F East/WestAuvu~"fv 20Q5 Arbus Unedo Arctost~phylos species Artemisia ¡pOWlS cast.le! Oodonaea vlscosa Fcijoa ~cllowiana Grevillea canberra 'nodlii' Lavatera species Leonotis leonurm:¡ Os.rnanthus fragrans. Tagetes sp. Westrinhria fruticosa Viburnum tlnus 15 Gallon N/A IS (iallon 5' a.c. 5 (iallon 5' o.C. 15 (iallon N/A IS Gallon 4' o.C. 5 Gallon 4' o.c. IS Gallon 5Io.c. IS Gallon 4' o.c. 5 Gallon 4' o,c. 5 (iallon 4' O.c. 5 Gallon 4' o,c, 5 Gallon 2' o,c. strawberry tree manzanita NCN Hop bush pineapple guava NCN Tree mallow I jon's tail sweet olivt> s!mlb marigold NCN laurustinus INTERMEDIATE SHRUB Azalea CisÍlls sp. Dit::tcs sp. Ferns Myrtus communis Narldina dúm~stica 'cumpactal Perovskia .triplicifolia Phonniun sp, Potentilla species RhaphioiL-pis indica Ros.marinus sp. Rosa Sollya hctorophylla Woodwardi. sp, .z.leo 5 Gall on )' o.c. rock rose 5 Gallon vanes. fortnighI lily 5 Gallon 3' Q,C, Ferns 5 Gallon N/A myrtle 5 Gallon 2' o,c. dwarf heavenly bamboo 5 Gallon 2' o,c, rUSSIan sage I Gallon 3' o,c. New zealand flax 5 Gallon T a.c. cinquefoil shnlb 5 (bllon 3' o.C. indian hawt.horn 5 Gallon 41 a,c. ro~t:mary 5 Gallon 31 D.C. rose 5 Gallon Ya.c. australian bluebell creeper 5 Gallon T o,c. hr1í:i11t chain fem 5 Gallon N/A lily ofthe nile I Gallon N/A Aloe 5 Gallon N/A evergreen d"ylily I Gallon 2Io.c. lavender I Gallon 31 a,c, bt::aru tongue I Gallon T o.e. phlomis I Gallon 3Io.c. Non·íilliting pomegranite I Gallon Y o,c. lavender cotton I Gallon Y o,c. gennander I Gallon 18" o,c. society garlic I Gollon IY' o.c. balboa sunset trumpet vim~ 5 Gallon N/A trnmpet vine 5 Gallon N/A carolina jasmine 5 Gallon N/A pink jasmine 5 Gallon N/A boston Ivy 5 (iallon N/A wisteria 5 Gallon N/A FOREGROUND SHRUB Agapanthus sp. Aloe sp, Hemerocallis species Lavandula ~pecie~ PensIemon specI.bilis PhlolTl;s species Punica gTanatum Santolina species Tuecrium sp. Tulbaghia violacca VINES Campis radicans t Munbal' Distictis species Gclscmium sempervirens JasminUITl pOly"utrum ParthenociSSl1s trîcuspidata Wisteria species Landscape and Open ~'p(.l(.'f! l)/;:siKtJ C-;uiddines ..Page 30 I I I I I I I I I I I I I I I I I I I Sorrt.'nfo al f)i~hlin Ullm:h Area F lÙI,\"f/We,\"lAu,'w;lv 20n 5 GROUNDCOVER Afctostaphylos species Asteriscus maritimus Ceanothus sp. Cont<:measter species Erigeron karvinskianus Fragafia chiloensis Mahonia repens Myoporurn parvifollUffi Rosmarinus sp. Thymus sp. ' 'rachclospennum asiaticum V crbcna species prostrate manzanita 1 Gallon 24" O.ç. NCN I Gallon 2411 o.c. wild lilac I Gallon 24" o.c. cotoneas.ter I Gallon JOtlo.c. mexican daisy I Gollon 24" a.c. wild strawberry I Gallon 18" a.c, oregon grape I Gallon 181t o.c. groundcover rose 2 Gallon 3' a,c. rosemary 1 Gallon 18" o.c. thyme i Gallon l81! a.c. staring jasmine I Gallon 18" o.e. NCN I Gallon 18" o.C. GRASSES Festuca species Mìscanthus species PenisetU1u species Stipa tenusîssma fescue I Gallon 1211 o.c. eulalia grass I Gallon 2' a,c. fountain h'Tass 1 Gal10n 3' o.c. mexican leather grass I Gallon 24" a.c. F esçue Sod rods N/A TURF Fescue by Classic Turf GENERAL LANDSCAPE NOTES' I. All new cont.ainer plantings to be irrigated with low flow commercial hrradc irrigation t::quipmt.""TIt. All seeded turf areas to be irrigated with high enlc;ent overhead roror spray irrigarion sysrem 1'0 be fun automared with rain moisture sensors, Installatiun shall comply with all local ordinances and guide tilles. 2. five acces.s roadways to have unobstructed width of20' - 0", ), All tfCC planting. ,hall meet the following set back requirements; a. T from fire hydrants, stonll drains, sanitary sewers and/or gas lines. b. 5' from driveways, mailboxes, waleI' telephone and elecIrical mains, c, 51 from utility boxes, d. 151 from stop Slh'llS, street or curb sih'll returns. e, 15' from eiIher side Ofglre'llights, f All uIilily boxes and enclosures to be screened wiIh landscape planIings, Lund.w..'"pf! ,mJ Opl/n Spw.:e J)/!sign Guiddin/!s ~ ¡Jag/:.! 3/ I I I I I I I I I I I I I I I I I I I Soyrenlo al f)uhlil1 Ranch Area F F.ll.\1;1fi> \,tA UVl'''f1;,1QQJ. Irrigation Irrigation throughout the public rights-of-way, landscape setbacks, mid-block pedestrian pathway and temporary irrigated open spaces shall be accoIIIplished by means of automatically contIOlled spray, bubbleI, and drip irrigation systems, The design shall incorporate water saving techniques and equipment and shall meet the water et'tkicnt requirements of the water effkient landscape ordinance adopted by the City of Dublin and AB325. Irrigation systems that use recycled water shall eonlonn to the Dublin San Ramon SeIVices DistIÎct Recycled Water Use Guidelines, All irrigation systems shall be et'tkicntly designed to reduce overspray onto walks, walls, tcnees, pilasters, street and other non-landscaped areas and into natural open space areas. All irrigation systems within the public Iight-of-way, such as arterial streetseapes, with the exception of the intermittent stream corridor shall be designed to accommodate the use of recycled water in !he event that it becomes available in !he future. Drip or other water conseIVing inigation systems should be recommended for installation thIOughout Dublin Ranch, When spray systems are installed, low gallon/low precipitation spray heads should be used in accordance with soil infiltration rates. Irrigation systems shall be valved separately depending on plant ecosystems, oIientation and exposUle 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 valved together. Slope and soil conditions will also be considered when valving irrigation systems. --~_._"~,.,..'.",~ l.and~ape and Open Space Design Guidelines ~Pa~ 32 I I I I I I I I f f f f f [ r [ f f r ~."'...."~"'·~'.~·W~'~"_..''" SOt/WI") at /Juhlin N.anch Area F f.t.1st/WestAw!Ustv 20U5 PILASTERS, WALLS, AND FENCES Pilaster and walls are part of the common clements that compose the consistent and recurring community theme, Due to the high visibility of walls and pilasters, their location and design have a direct affect on the overall community appearance, Patterns and textures within Dublin Ranch have been chosen to complement the existing and proposed architectural styles. Stone Veneer Pilasters Location Stone Veneer pilasters shall be located along Gleason Drive at every-other lot line intersections of aU Good neighbor fences. Stone pilasters shall conform to the typical elevation as shown - see page Dimensions The height of the pilasteI at the community wall shall be 6' -9 Y." in height. Pilasters will have a 4.5 degree balter with an I g" square dimension below the cap at the base pilaster shaU be 30"square. Materials Stone veneer pilasters shall be square with a battered form and precast concrete cap. The stone pattern. shall be stacked ledgestone with random angular larger stone accents. Refer to "Materials Source List" for specifications and availability of stone and precast concrete cap. Paseo pilu~·ter Stucco veneer pilasters shall have a precast concrete cap and shall be located at key walkway entries. Pilasters shall be 24" high and square with statuary above and up-lighted with accent lights fLm.dscape and Open Spa(.'(~ Design GuùlelinCf)" #I paxe 33 I I I I I I I I I I I I I I I !I I I I SOl'rento at !Juhlin Nanch Area F East/Wej."tAuf!ustv ]()()5 Community Wall Localion The community wall shall be localed along Gleason Drive adjacent to village I and 6. The community wall shall confonn to the typical elevation as shown. Dimensions Height of the community wall will be 6'- 0"- Spacing of stone pilasters and interIIIediate stucco columns shall bc detennined by the length of the precast wall panel and shall always be cqually spaced. Typical spacing will bc such that fòur stucco columns will be placed bctween stone pilasters, Materials The community wall shall consist of a precast wall pancl with a stucco finish to compliment the stone pilasters. A continuous concrcte cap to match the stucco shall run the length of the wall pancls. AI" horizontal reveaJ to provide architectural interest and a trim linc tor vines shall be incorporatcd into the wall panel 12"- below the wall cap, Four intenncdiate stucco columns, to match the color and tïnish of the precast wall panels, shall be equally spaced bctween Slone pilasters. Refer to "Materials Source List" for specifications and availability of stucco and precast eoncrcte cap. Ißlltio;CG/NJ and Opl!n Spuc:i:! Design Guidelines _Page 35 0 .. M ~ ~I iH '1:iI Z ~ ï: Iñ ~ '" 4, oØwz ~ .. -t - g w 0 , .; I ~ ~J~ ã iI= ~'S ...Joe( ~¡ ~ C") I I Co ' ~ ..:. IL .. ...Jz...J ¡;:;~ 00 i = ; - ;~a. " II ;¡ " "" .. ¡ 0 &I Iii '" .c .. u en c .. t j j j! ~ 1 ~ I ~ j j II '; '; 1 I II h I~ ] i 1 1 Jr,¡ i i 1 h I~ II i I §,:¡ ~ l! , 1:1. ~,!! ,~ ~1 '1 P ~ ;!'i ~t '" '" ~ é1: ~ ~ ~ t r;:, ~~:~ . .. . ".."" ~ . . z .!! 1\ \'!,\,f" , , ill I . ' I I, \.It¡ '.-.-r: ',,' III :1\ '¡ \'\ ç \,. ~1J~.)1 I,: \ ' "\.11"...' '. \,.1,1'1. 1.,'." 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".. \ .. \ I (1.'(../ /7 /1 - - - - - - - - - - - - - - - - - - - I I I I I I I I I I I I I I I I I I I 1 ~ 0- "" "" ."O/unto at Dublin Ranch Area F E('lJ,tiWt!~,tAuvust\) 2005" PRECAST WALL PANEL· STUCCO FINISH PRECAST CONCRETE CAP STONE PILASTER COMMUNITY WALL WITH PILASTER PRECAST WALL CAP I" REVEAL INTERMEDIATE HIDDEN COLI JMN Landscaf'(~ and Of.)(m Spat.:/;! {)e"i¡:n (7uü:klines . Page 38 I I I I I I I I I ¡I I I I ¡I I I I I I Sorrento at Dublin Ranch Area F EastiWe\,tA1.I'-"li..Jv 2005 Recreation Area Pool Fence Pool fence located at both recreation areas shall be 6' high tubular steel with post at 8' -0" o.c. pickets shall be 5/8' square. A top and bottom rail along with a secondary rail wil1 complete the horizontal plane, while pickets with a 4" clear space completes the vertical. All tubulaI steel to be powder coated black. 8' - {}" o.e. r~J t ¡" ~ 4" L 5 I \4"CLR B lH AR STERL O$T AT 8' o.c. /8 " PICKETS POOL FENCE Lwtd.'íCllpe lltld Open Space /)esign Guidelines _ Page 39 I I I I I I I I I I I I I I I I I I I SmTer/to at Huh/in Ranch Area F RæwWesrAuS?ustv 200 S Good Neighbor Fences Location Good neighboI fences shall occur bctwccn lots in village I and 6. Where fencing sections face onto stJeets, a 12" high latticc panel shall be incOJporated within the top portion of thc good neighbor fence. Good neighbor fences shall confonn to the typical elcvation a<; shown, Dimensions Good neighbor tenccs will he 6' in height. Where a 12" high lattice panel is incorporatcd into the top portion of the good neighbor fence, the ovcrall hcight will rcmain at 6' in height. Decorativc post caps shall be incorporatcd into the good neighbor tence with lattice top at all changcs of direction and at 16' on center. Materials Good ncighbor fences will be constwcled of wood. LatllÚ'cape and Open Sp(Jce DestKn Uuidldlt!e.\' .¡lage 40 I I I I I I I I I I I I 5t'orrento at Dublin Ram:h Area ¡: FusJ.: Wl!stAUti!U.'ì1V 2005 '--WOOD POST (8' O,e.) ;- DECORATIVE pOSTaPIIS' O,C.) j' V!!RTICAL BOARDS iL ~I I -'!r"'-'- GOOD NEIGHBOR FENCE WITH LATTICE TRIM (LOCATEI) 8ETWJ;::EN Ail.. RESIDENTIAL UNIT~ f."ACING STREET) ;, WOOD POST 18' O,C.) GOOD NEIGHBOR FENCE (W('-A TED BE1WEEN AND AT REAR OF UNITS) I I I I I I I .."_.~,,,,,'.,.,,',- Landj"C(.I{.11;: l"nd Opi!n .S¡wce Design Guidelines. P'lK/t 4/ I I I I I I I I I I I I I I I I I I I Sorrento at Duhlin Ranch Area F ¡';£lsl/W~.~·tAUf!'l/stv 2005 Retaining Walls Location Retaining walls shall be incorporated into areas with slopes when necessary to retain grade at entries into the neighborhoods, around street I ight pole bases, hydrants, utility vaults/equipmcnt, etc, and where retaining walls betwecn lots are required to accommodate grade chlmges. Dimensions The height ofthe retaining wall shall be determined by the existing and proposed grade but in no case shan it exceed 30' in height from finish grade or sur race. Any retaining wall with an overall height of 30" or less from finish grade will not require approval from the City of Dublin, Ma1erials All portions ofretaining walls that are viewable by the public or facing public areas (i,e, stæets) shall be faced in stone to match the stone pi[asleIs within the community. Thc stone pattern shall be stacked ledge stone with random larger angular stone accents. Retaining walls that are venccrcd with stone shan be línished with a precast concrcte cap to match the community wall. Retaining walls in all othcr locations such as between units in village 1 and 6, 3 and 4 shall be vcrtical rough tàced versa-Iok or equal. Walls facing streets in Village 3, 4 and 9 shall be 24" high and vcneered with either stucco or stone veneer depending upon thc adjacent architecture elevations. Stonc veneer and stucco walls shall have a matching precast concrctc cap, Walls in Neighborhoods 1 and 6 shall be a 24" high stucco veneer wall color and finish to match the architecture with a precast concrete cap. Refer to "Materials Source List" page 40 for specifications and availability of stone and precast concrete cap, /.andfîcape and Open Space Design Guideliffl!8 . P~ KI! 42 I I I I I I I I I Sorrento at Duhlin Ranch Area F Eas(We~·tAuvu.'i(v 2005 SLOPE LINE WHEN WALL IS , REQUIRED TO RETAIN GRADE ~. /~/~ _ ___ ~ TRANSFORMER, PG&E BOX ETC... ~ PRECAST CONCRETE CAP TO MATCH CAP ,/ AT COMMUNI1fY ENTRIES I I I I I I I I I I on u.I ~ :> STONE VENEER """"'" IILIVAt10N RET AININO AND/OR SCREEN WALL NOTE: .'-LL RETAINING/GARDEN WALI,s VIEWABI.E BY THE PUBLIC OR FACmG PUBLIC AREAS (I.E. STREETS) SHALL BE CONSTRUCTED WIT!! STONE VENEER (BOlli SWES WHERE VISffiLE) AND WITH A PRECAST CONCRETE: CAP THA T MATC.....M {~OMMIJN(T'( I:iNl~\" CAP, Landsc:apl! and Opl::n Space IJesign (}lIidelim~s . P(.'Kt:: 43 I I I I I I I I I I I I I I I I I I I Sorren/val J)uhlái Uanc:h Area F FLu:t;'WestAuf!Ustv 2005 Materials Source List Some of the following materials have been utilized within Phase I of Dublin Ranch to maintain a consistent community visual image. Stone - Stone shall be Cultured Stone "Country Ledgestone - CaraIIIe!" #CSV-20007. Available from Cultured Stone Corporation, (800) 255-1727. Marlar - Mortar shall be Davis Colors #5447. Available from Davis Colors, (800) 356-4348. Stucco (Community wall)- Stucco shall have a "Texcoat" finish and painted to match La Habra X-82, Hacienda. Precast Wall and Pila-yter Cap,y - Color to be "Pacific Coast Sandstone" # 15W. Grout to be Hydroment "Cameo by Bostic, Inc, Available flOm Napa Valley Cast Stone Systems, (707) 252-3933, Interlocking Concrete Pavers Interlocking Paver Bands -"Paves tone" 80 mm thickness for streets - color to contrast concrete pavers Grafton Street Ligllt.wPole,y - Poles shall be 5" round straight aluminum, 20' high with cast aluminum clmnshell base cover. Fixtures shall have 24" diaIIIeter straight hood, Type !II reflector, 70w IIIetal halide lamp, house side shield and photo receptacle. AU fixtUles to have ann assembly for either single or double head luminaries with adapter for fitter to slip fit a 5"po1c. All components to have dark green finish, Streetlights and poles to be components flOm Universe Series as IIIanulàetured by Architectural AlCa Lighting, La MiIada, CA. (Fixture: lJCM-SR-STR· H3-70M H-MT-DGN-IISS; Pole: DB 1O-55R20-188- DGN; Arm Assembly: SLAI7-DGN-AD5-PCR) Neigllborllood Street LiglltslPoles - Poles shall be 5" randfìcape and Open Space LkJtKn UlIidl:.'lini.'s ~ J'age 44 I I I I I I I I I I I I I I I I I I I ."orretlto aJ /Juhlin Ranch Area F Rast'We.'ttAu1i!ustv 2005 round straight aluminum clamshcll base cover. (Fixture shall be luminaire L60-70MH-6L-C-120- SF60-HS-Dh8-6N8TX AU componcnts shall have black tïnish,) Bollard Lights - Bollard lights shall be 42" high, T' round, 70w mctal halide lamp and cutoff option. Housing to have extrudcd or cast aluminum components, All components shall be powdcr-coatcd black. Rollard light to be III¡mufactured by Architectural Arca Lighting, La Mirada, CA. (BOR- 80). Bench - Transit Ray Series from Urban Accessories powdeI coated black Bike Ruck - Model 0 from Urban AccessOJies powder coated black. Waste Receptacle - OT scries from Urb¡m Design Accessories powder coatcd black. J..and')ca¡x~ and ()pcm Sp,r(,:e J)e,\ign Guidelines _ Page 45 I I I I I I I I I I I I I I II I I I I I ~ Us on OIJI' _œ: www.dlC.rom ell) Chicago Title Company 6210 5ton.~dge Mall Road Ste. 320 _!'Ieasanton, CA 94S88 925 817-0181 - FAX 925 84?-0836 PREUMINARY REPORT Title Officer: Ross Kennedy Escrow Officer: Jan Costanzo Escrow No.: OS-5233AOOOO-JC TO: Toll Brothers, Inc. 100 Par\( Place, Suite 140 san Ramon, CA 94583 ATTN: Jean Westphal l1tle No.: OS-5233ADDDO·RI( locate No.: CAcn7701-7701-5591-OS233AOOOO SHORT TERM RATE: PROPERTY ADDRESS: Dublin Highlands, Dublin, CA EFFEcnvE DATE: May 23, 2005, 07:30 A.M. The form of Policy or Policies of title insurance contemplated by this report Is: ALTA Homeowner's Policy of Title Insurance Fora One·To-Four Family Residence (10/22/03) ALTA Loan Policy (10/17/92) with ALTA Endorsement·Form 1 Coverage 1. THE ESTATE OR INTEREST IN THE LAND HEREINAFTER DESCRIBED OR REFERRED TO COVERED BY THIS REPORT IS: A Fee 2. lITl.E TO SAID ESTATE OR INTEREST AT THE DATE HEREOF IS VESTED IN: Chang su-O Lin, a married woman as her sole and separate property; Hong Yao Un, a single man; Hong Lien lIn, a single man; Jennifer Un, a marril!d woman as her sole and separate property and Fredl!ric Un, a single man, as joint tenants, as their interest m;oy appear. 3. THE LAND REFERRED TO IN THIS REPORT IS DESCRIBED AS FOLLOWS: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF SS\SS 06/03/2005 1 CLT" Prdiml.wy ~ fgJm (11'17/04) I I I I I I I I I I I I I I I I I I I TItle No. 05-5233AOOGO-RK Lo<:ate No. CACT17701-7701-559H15233AOOOO LEGAL DESCRIPTION EXHIBIT "AW All th;:lt "';:II property situated in the City of Dublin, County of Alameda, State of California, described ;:IS follows: " Parcels 6 and 7 of Tract Map 7281, filed September 3, 2004, In Book 277 of Maps, Pages 82 through B8, Inclusive, OfflCi;:ll Records of Alameda County. APN: 985-0009-006 (portion), 985-0009-007-03 (portion), 985-0027·000B-06 (portion), 985-0030-001-02 (portion) 2 o.T"PnYlMll'IlIry~forJl'1(1l/17/Ø4) I I I I I I I I I I I I I I I I I I I Title No. OS-S233AOOOO-RK Locate NO. CACT17701-7701·559HI5233AOOOO AT THE DATE HEREOF, ITEMS TO BE CONSIDERED AND EXCEP1iONS TO COVERAGE IN ADDmON TO THE PRINTED EXCEP1iONS AND EXCLUSIONS IN SAID POUCY FORM WOULD BE AS FOLLOWS: 1. Property taxes, which are a lien not yet due and payable, including any assessments col\eded with taxes to be levied for the fiscal year 2005-2006. 2. The lien of supplemental taxes, if any, assessed pursuant to the provisions of CJ1apter 3.5 (Commencing with Section 75) of the Revenue and TaxatIon code of the State of California. 3. Property taxes, including any personal property taxes and any assessments collected with taxes, for the fiscal year 2003·2004, Assessor's Parcel Number 985-0030·00HJ2 (partlon) ...... ESCAPED 8ILL ****~. Code Area Number: 1st Installment: 2nd Installment: Land: Improvements: Exemption: Persona I Property: 26-026 $1,23Q.92 DELlNQUENT $1,230.92 DEUNQUENT $231,572.00 $0.00 $0.00 $0.00 1st Installment penalty Is $123.09. 2nd Installment penalty is $133.09. (Affects this and other property) 4_ Property taxes, Including any personal property taxes and any assessments collected with taxes, for the fiscal year 2002·2003, MSessor's Parcel Number 985-0030-001-02 (portion) .**... ESCAPED BILL ......n. Code Area Number: 1st Installment: 2nd Installment: Land: Improvements: Exemption: Personal Property: 26-023 $1,203.15 DEUNQUENT $1,203.15 DEUNQUENT $227,031.00 $0.00 $0.00 $0.00 1st Installment penalty is $120.31. 2nd Installment penalty Is $130.31. (Affects this and other property) 5. The property is within the boundaries of the following pending district and is subject to all taxes, assessments and obligations thereof. Said taxes are collected with the City and County Taxes. District: A.D. 1999-1 (Dublin Ranch) 3 Q.TA Pn!llmI""rv~Fcrm (1JJ17/1M) I I I I I I I I '. I I I I I I I I I I .ITEMS: (con~nued) Title No. D5·S233AOOOO-RK Locate No. CACTI7701-7701-5591-05233AOOOO 6. A waiver of claims for damages by reason of the location, construction, landscaping or maintenance of a contiguous freeway, highway or roadway, as contained tn the document recorded July 18, 1950 as Book 6166, Page 447 of Official Records. 7. A waiver of any claims for damages by reason of the location, construction. landsc.aping or maintenance of a contiguous freeway, highway or roadway, as contained In the document rec;orded July 7, 1967 as Reel 1995, Image 3'13 and Reel 1995, Image 3'17 of Official Records. 8. The terms and provisions contaIned In the document entitled "AnnexatIon Agreement" recorded March 9, 1995 as Series No. 95053080 of Official Rec;ords. 9. The terms and provisions contained In the document entitled "Drainage Agreement" recorded April 1. 1998 as Series No. 98110030 of Official Records. 10. The terms and provisions contained in the document entitled "Master Development Agreement" recorded July 8, 1999 as Series No. 99251790 of Official Records. The terms and provisions contained in the document entitled "Supplemental Development Agreement" recorded November 13, 2000 as series No. 2000335772 of Official Rec;ords. The terms and provisions contained In the document entitled "Estoppel Certifiœte - Dublin Ranch Development Agreement" recorded April 20, 2002 as series No. 2002158247 of Official Records. The terms and provisions contained In the document entitled "Assignment of Deveiopment Agreement" recorded January 9, 2004 as series No. 2004011638 of Qfflclal Records. 11. The terms and provisions contained in the document entitled "Assignment and Assumption Agreement" recorded April 3, 2001 as series No. 2001112431 of Official Records. 12. The terms and provisions contained In the document entitled "Assignment and Assumption Agreement" recorded November 14, 2002 as series No. 2002523070 of Official Records. 13. The terms and provisions contained In the document entitled "Memorandum of Agreement" recorded May 28, 2004 as series No. 2004240384 of Official Records. 14. An easement for temporary drainage release and incidenud purposes. recorded June 10, 2004 as Series No. 2004258879 of Official Records. In Favor Of: City of Dublin. a Municipal Corporation Affects: Pa~el7 ~ ClTA PreðmINlIV itcpcrt Form (n/17/04) I I I I I I I I I I I I I I I I I I I ITEMS: (continued) TItle No. OS-5233AOOOO-RK Locate NO. CACTI7701,7701-5591-05233ADOOO 15. Easement(s) for the purp05eS(s) shown below and rights Incidental thereto as delineated or as offered for dedication, on the map of said tract. PurpOse: Affects: Storm Drain and Incidental Purposes A 30 foot strip In the western portion of Parcel 6, a 30 foot strip adjacent to the northern line of Parcel 6, a 30 foot strip In the northern line of Parcel 7, a 30 foot strip in the northwest corner of Parcel 7 16. Easement(s) for the purposes(s) shown below and rights incidental thereto as delineated or as offered for dedication, on the map of said tract Purpose: Affects: Public Service and Incidental Purposes An B foot strip in Parcels 6 and 7 17. A covenant and agreement entitled" Agreement to Extend Conditions On Master Vesting TentiliVe Tract Map 7281" Executed by: In favor of: Recorded: Chang Su..() Un, H. Yoo Un and H.L. Un City of Dublin, a Municipal Corporation September 28, 2001, Instrument No. 200'1'139405, of Official Records Reference is hereby made to said document for full particulars. RK/sds 06/03/05 END OF ITEMS Note 1. No known matters othelWlse appropriate to be shown have been deleted from this report, which is not a policy of title Insurance but a report to facilitate the issuance of a policy of title insurance. For the purpose of policy Issuance, items, if any, which may be eliminated on the basis of an indemnity agreement or other agreement satisfactory to the Company are as follows: NONE. Note 2. Property taxes for the fiscal year shown below are PAID. For proration purposes the amounts are: APN: Fisœl year 1st Installment: 2nd Installment:, Exemption: l.<Ind : Improvements : Personal Property: Code Area: 9BS-0009-006 (portion) 2004-2005 $18,857.83 PAID $18,B57.83 PAID $0.00 $3,504,330.00 $0.00 $0.00 26-025 5 aTA Pr'eIIrnlRM't ~ Form (11/17fD4 I I I I I I I I I I I I I I I I I I I NOTES: (continued) Note 3. Note 4. Note S. TltJe No. OS-S233AOOOO·RK Locate No. CACl1770H701-SS91-05233AOOOO (Affects this and other property) Property taxes for the fiscal year shown below are PAID. For proration purposes the amounts are: APN: Fiscal year 1st Ins!;¡ollment: 2nd Ins!;¡ollment; Exemption; Land: Improvements: Personal Property: Code Area: 98S-0009'()()7-03 (portion) 2004-2005 $138,581.71 PAID $138,581.71 PAID $0.00 $25,767,045.00 $0.00 $0.00 26-026 (Affects this and other property) Property taxes for the fiscal year shown belOw are PAID. For proration purposes the amounts are: APN: Fiscal year 1st ¡ns!;¡ollment: 2nd Installment: Exemption: Land: Improvements: Personal Property: Code Area: 985-0027-{JOO8-06 (pOrtion) 2004-2005 $68,434.12 PAID $68,43'1.12 PAID $0.00 $12,722,827.00 $0.00 $0.00 26-026 (Affects this and other property) Property !;¡oxes for the fiscal year shown below are PAID. For proration purposes the amounts are: APN: Fiscal year 1st Installment: 2nd Ins!;¡ollment: Exemption: Land: Improvements: Personal Property: Code Area: 985-0027-008·06 (portion) 2003-2004 $67,291.'11 PAID $67,291.41 PAID $0.00 $12,659,'171.00 $0.00 $0.00 26-026 6 ClTA. PreltmlMrY Report Fon'tI (11,1'/00iI) I I I I I I I I I I I I I I I I I I I I NOTES: (continued) Note 6. Note 7. Note 8. Tltie No. .OS-S233AOOOO-RK Locate No. CAcn770l-7701-559I-OS233AOOOO ******* ESCAPED BILL ******. (Affects this and other property) Property t<!xes for the fiscal year shown below are PAID. For prorCltion purposes the amounts are: APN: Fiscal year 1st Installment: 2nd Inst<!lIment: Exemption: Land: Improvements: Personal Property: Code Area: 985-0027-Q08-œ (portion) 2002-2003 $65,773.27 PAID $65,773.27 PAID $0.00 $12,411,223.00 $0.00 $0.00 26-026 ******* ESCAPED BILL ******* (Affects this and other property) Property taxes for the fiscal year shown below are PAID. For proration purposes the amounts are: APN: Fiscal year 1st Installment: 2nd Inst<!lIment: exemption: land: Improvements: Personal Property: Code Area: 985-0030-001-02 (portion) 2004-2005 $1,312.47 PAID $1,312.47 PAJD $0.00 $235,895.00 $0.00 $0.00 26-026 (Affects this and other property) There are NO deeds affecting said land, recorded within twenty-four (24) months of the date of this report. 7 CLn. Preliminary ItI;pcIrt. Form (UJ:l.7JD4) I I I I I I I I I I I I I I I I I I I NOTES: (continued) Title No. OS-5233AOOOÐ-RK locate No. CAcn770l-7701-S591-05233AOOOO Note 9. Wiring instructions for Chiœgo TItle Company, Pleasanton, CA, are as follows: Receiving Bank: Comerlca Bðnk California 9920 SO. La Oeneg<l Blvd. Inglewood, CA 90301 121137522 New Home Center 1891966440 05-5233AOOOO-JC ABA Routing No.: Credit Account Name: Credit Account No.; Escrow No.; These wiring Instructions <Ire for this specific transaction Involving the TItle Department of the Pleasanton office of Chicago Title Company. These Instructions therefore should not be used in other transactions without first verifying the Information with our açmuntlng department. It Is Imperntlve that the wire text be exactly as Indicated. Any extraneous Information may cause unnecessary delays In conflnnlng the receipt of funds. Note 10. Section 12413.1, California Insurance COde became effective January I, 1990. This legislation deals with the disbursement of funds deposited with any title entity acting in an escrow or subescrow capacity. The law requires that all funds be deposited and collected by the title entity's escrow ",ndlor sUbescrow acrount prior to disbursement of any funds. Some methods of funding may subject funds to a holding period which must expire before any funds may be disbursed. In order to avoid any such del",ys, ",II funding should be done through wire transfer, certified check or checlŒ drawn on California (¡n",ncial institutions. Note 11. The charge where an order Is canceled after the issuance of the report of title, will be that amount which In the opinion of the Company Is proper compensation for the services rendered or the purpose for which the report Is used, but In no event shall said charge be le5s than the minimum amount required under Section 12404.1 of the Insurance Code of the State of California. If the report cannot be canceled "no fee" pursuant to the provisions of said Insurnnœ Code, then the minimum cancellation fee shall be that permitted by law. Note 12. California Revenue and Taxation Code Sectlon 18552, effective January 1, 1994 and by amendment effective January 1, 2003, provides that the buyer In all sales of Qllifornla Real Estate may be required to withhold 3 and 1/3% of the total sales price as california State Income Tax, subject to the various provisions of the law as therein contained. 8 CLTA PlØmIr*Y ~ Form (n/17/M) I I I ATTACHMENT ONE AMERICAN 1.^I"iD TiTLE ASSOCIATION RESmr.;rfTIAL TITLE INSURANCE POLIC'\' (6-1-a7) DCLlJSlON$ I In ad~iop 10 th~ £XCeptÎOfI' m $chedule B,)IOU lITe not inRir~d again&t loss, ço~", IIntlTM)IÍ fcca,aftdcxpc1)R,mukin¡r:fi"OfII; I. ~aI pol~c )Ower and thl: e1tì,im1t.1!i or vioIatÎOTI cñ ÌIf .} I~w or gtWCmrJIC!Il rc¡WatKKi. 'this Mludl!~ bu(ldlng and zooinl ~ and al:so 1IIws itnd. rc¡¡u!,;¡¡tlOUi cooçcmin¡: · I.nd.... · ìmprovafJIcnu. 00 lbe: land · \;p¡ddivi~œ 110 I!ßYiIoomcnlæ pr(]tC!Ction This c:xcJ~ion does. hot apþly to violations or ~ ~nrQfcement ofthcse marten; wl'ric~ aJlPC"uinlhcpubtielftorOtll\pclil!)'da!e. Thj:!; 1II~IWlion docs not limit Iße ~io¡; to\lelagc Ile5cribed in !tenai I~ and 13 of C[]ve:~d Tide: Riw. 2. The rΡh1 t(I w-e ~ 1õ11114 by oondcmning It, unIa:¡;: 110 ill fIOticl; of c::urcu!l!g the ri¡ð¡IIIPpe¡Ut in tM publit: rcctlf"d5 00 thl: 1'(tlley Dati!" · 1hc tlkÎnl fuappencd priQr to thf: Policy Dale øOO Q; l1ì'lXlifll: on ~Oll if you bIxIPt tb: land wil:hoYl knowledge ohtle t;akL!g I I I ID addition to th~ E~ 1,I$¡(lns. you 8l! not ias.\lJcd 8E11In:!t IO$!I. co~ts. attorneys' f'=C~, and lhe e)[penIiCS~P1hÎn l&om; I. hly ñJJ11J., Inlelll~s'~, Of ¡;¡Iaiau; of partil& in :IO'õ~lõiõÎ01'l oftll.lud not shown by th~ publiçl'e(.(llds. .2. An)' ~me\1~ or lil:lJ5 ll}t shown by the plibliç r~çqrd~. Thili doo5 no! limit lhe IÎ~n ~ovcrqc in Item 8 ofCovcrcd Tide: tlsk!l. I I 3. TitlcRi5b.: · thai aNI c:lU1Ml. aI~, M agrKd 10 byyoo · !hat arc knoYm loyou, but ftOI1o Qt., en"'~ 'PoI1q' Dal:c--\UlI~$ ¡My"~ in the public; rel:;unh thai I'C5UIIin 110 IOJSItlyoII thll first aft'eÇt YOUI' btlc after ~ Poticy Date ~ this. docs not limit me labor IInd malariallicn ~I!i in Item ø "fCðwredTitlc Risks 4. FaiIUfCIO~'Vahlcfuryaurlllkr. $. UclI:arlri~ · to _any !and outside (he : ft3 spc(:1&a11y de,cribcd ¡wJ '1!ftJmd II) in Ittm 3 of &ÞctlülIIIA ... · ¡n",~,allcys..Ðrwatl:fW;1yi.thaI~hyol,ll"l:arKI .. This ~\;NÅoon ~5 nullimi1 Uae ""bfiU CO'r'a'IJC in Itfi!lll ~ ofcovcœd ·flt" Rillb. J. Any fKU abotll thtllaDdwtriçh a (¡Cft'Cl:t slll'Ye)' WIJU~ dls.do.5C IM,.,hk;h &rIC DOI,1mwð b)' the public 1"ffi]IÙI;. Thi! dOC;:!! nol limit lb.!! forced reJOðWI roYCJ'ill~ in ilem 11. 1;11 Covcml tiu~ . ."k$. 4. AJaywaler rip!!; Of ~Iidrtis: o.r title II} wMt!r ift ~ Iißder the 14uId, whc:therarfIQl showJI by thepubliçT~, CAUFORN'A. J.AND TITI.E ASSOCIATION S1ANn"R.D ÇOVERAGE POLICY - 1990 EXCI.\JSIONS PROM COV¡:R,Af¡¡~ I The following maiier~ .-e: ~~~~Iy cxtluded frlJl'll the cawrage of this. policy ~ ¡I'ItI COlRJ)IIßYwill nut pily b;s Of øamllgc. eo~!I.lIlIomeys' f~~ [If ~~s which arise by ~ of, 1. (II) AlI'1law. ordinwc4; or li!o~ental Rlgulallon (inl:ludinø bø not limik!dlo building: &:nd I.omng lawlI, ordilWlce5, or r~gu õ!tiDlU] r(¡;! tri~, ~pI!';Iins. pn;¡hibl¡W¡Sor rclatUll III the OOI:upan~. uae, or enlO)1MfJl (lrth IUld; (Ii) thech~I~, dÎl~iull~m' I«;arioo () any impro'YCmcnt now or hereafter ere1..1d on the land; (iii)o se~~li[JJlln o~rmjp (lr II t. g¡¡8~ in Ih~ djmens:(()n~ M IIlt:a cf die land (It aJ1Y pul:cl ofwrul:h !he l¡p~ i~ Qt Willi pM1¡ (lr (iv) envÎronml51tõlll protðction, or the eff~1 Df MY violaliOI\ ( f ~!I(: Ia.ws, ordinaaec! or ~enlal lel"lation" Clx(¡l!!pl 10. tho exlen1 that 51 JIOtiç~ of 11Ie ~nrurccn [;1I1 ¡JM:;Iw1' UI" .II 001," of a defeç , li~n or ¡¡1~lbtan~c rcaultilll fi"m¡ II vlob!ignQr alll!:gl!d viDbtiol'l affecting the landlilS bet::n ucarded In die plJbliç ~oob~ Date oC~~icy. (b) ~ny ~~mm~~1 ~1i1:2 J'M'Iwtr net ~cluded. by (iI)¡ OO~, ~;œ.tpt io thecxtcnt!hill "lIOII1:11 ofUle e~~¡¡e tbcrcofor" notìtecfl'!l defi!CI Jam ('E ØJÇum~ ~swld'lg fTom II viDlabon (If alll:gcd .,101allon aff«liogtlw:i IIlIKi has ~ rcçontcd in 1M ~blΡ¡ reronis aiDlktcofPoliçy. 2_ RJghta ofcminmt domain Wlles5 notiçc Oflhe I!I)tl!:felse thc~ofhas been RÇ~J in 11m puh1lc record!! aI Dðte o.fPolicy. but DOl cx~lwJîna¡ (tom ooveœgc any takin¡ wbi~b ~ O\;ÇUlTed plÌOI' ro Døt¡: I;IrPoIIC)' which would be bindil'lj ~ Ihl!! ri !.ht! o.ra purcbSIiCl for \raIu~ wilhool knowtedglll. ]. ~,*.Ilfitt. 'U\eumbtatic." adv«H ellli.,all, []I" other matlm~ (8) whet~r or 1101 Jeçor.d in Ih~ rubli!:! hICOfœ It P~I: ()f PolJl:)', but ~r.a1cd, 5\1ffcrcd, NII'llned or q:ree4 10 by ¡bl! mll\IJta~ dalm8l11; I I I I (b) IIOI1{n¡J'IiI'f\ tQ the Cornpltrl)'. not foçorded În the publ:le I'CC( rds. lit ~ofPoI~, but lUiown Ie the ~d tJalmant IUId i:lDI dl1iC1oscd Ul writiDI5 1.0 Ihc Company ~ thl! m::~s:::::t:I:;:~~:::=.:::~~e an in~~ under dli$ d) *ttactùn3 or created l\lb5l!qum1 e~ ~ 01 PoI¡~i or . e} raullíng. In 1000s or da/I"'B~ whil:h w(I\lI!;i not )1I!."fIC bcCIJ :;usl.õ!~.d if ~~ II'IEUrCd I:laillJUll h~~ pal4 valtx: fur the II!surcd mortgage or rw illl!; estate or Irlkt'CM mllirtld b)o ihis.poli~)'. 4. Uncnfõn:.l!!dlilily aftheJi!!n of . he !ns\1lcd mDItp¡c ~aU!ll: ofiIK: In~l;Þilily 01' failure o.f the: in \nd lilt I}¡¡h! of Pulil:)', OJ the u;sab¡lity (If rail~ ofatl)' !ilu~td.o~er.of~ indcbtcdr1c§.I(I ÇQmpl.y with me øpplK;;ilblc doing busiJl.e~ bws. of~Jäle In whll;h!hl! hmdlll.Bitualcà. :¡, In\'ldidily or WleDfon¡ca\lillry of the Iie1I (þ(thflln!lW'ed 1J1011,-15II, or I!::laiPl thauJi, wÞ.ich tuiscs 0.... of~ traaaactÎon evidellCld by the in:swed mortgage and I!I basedupon 118m)' or IIQ}' ~DnS1lJller ~redll prol«IÎmI or tTUlb in koom.l:Þ'. . 6. An)'I ]iIlÎlrl, whKlb misluootofehe~ion VCI tin,ì:nlh~ Iluurcdthe ~alc or~ ID5m by thu pcli(¡~ or tlw: Ir~..I()ft cl'Mtin(l UI~ ~I orthc imlll'&d kn~. b)' TC&50n of die øp¡:mtitdt o.f fed:nd bankntplcy. !tate imI;Ily~ (II" s.imllar l:rc4îton;' rightsløws, SCHEDULE D, PART I EXCJ:rTJONS mOM COVERAGE This poli~y ~s nul ip:sue iI¡¡¡¡ill51 M:I> ~II d;.w¡¡jSc (aad llIe COlllpi!ny will nDI põil)' costs. Bt10mey¡;' tCl~' 1;11" upc;mœ) which arise by re~DI'I of; P.o\.KTI I 1. TAXCS 1)1" 1I'I~~ml:nI;a whieh ~re ~ shawn as !!X ~~tl~ licII5 by It'le- rec(lrds or any bxltt8 authority that 1C"t'i~ !axes Of &æcssmel1l:11o (III rolll pttJpCrt)' or by Uae p!,lb1i~ "I!!turds. Proœ!dings by a public agenc)' whiçh ma)' rl::!õ!,llt in biX.U or fUi!lifl!lsmcnls., or nolÎce, of s:1IdI pZ'OCl!;l!Iding!l, wl~lhi:¡r Of no.t shewn by the reçlTãl. ðf weh IIgenl:)' or by the publi¡; -, 2_ Any fact!l. righlS. irnl!r~t!I or claims whiçh ~ no! ~11(Jwn b)' 1he publil: ~ b\it wllieh I:culd be I!.stl !rtlkilied by IIß inS:p«-tion of the [arid QI" which may ~ RHltrtt:<l by ~~ in p0551!zlõn hetillOf. I I I I J. EII~s. liens or eJII:",mbrw'l(¡u.orclõlilll;;ih~.whielilR.('I[shoWll bythepubli~ "",",", 4. DiaçJ':)*1çœ$, conOlcls in bo1J,pdaty line5,I!aQl1I1J3e iD area.. enÇR'll lChmcnts., (II" ;u y~ fac:ls wbÎçh iI ç(ll"l"!;d. ~W"Ve)' ""!}\lId di!l:loac, IVId whitb arc not ~ by th~ pLibltc rc¡:.0rd5. . ~. {a} Un )atm'lted mining I:laiTml' (b) re!il:l'V1\Irom. at exl:.:ptiOl1s iLl pailCflI¡; Dr In Acœ. authmizinlllhe iss.Llí\fJCtI thf:rc:ot¡ (c:) Wilier rights. I:laÎlIts (lr title to w ltft". whl:ltle1' ornol the.P1~en; ~:rwepœd ætl:!er (1I),(b),or (c)BJC lIhownby Ihe fi'lbliçæmrd!l.. Aa.chment Qnt: (11/11104) I I ATTACHMENT ONE (CON11Nt,JED) ¡\M£R.ICAN LAND TITI.E ASSOCIA.TION 1.oAN ",UCV (U...,-82) wlt'1I A.l..T.A. ENDORSF. \ttNT.JlORM I COVERA(¡;& ~xCLtJ$10NS FROM COVERAGIt I The foIl~nB m;lft~ ~ eltpll!lg]y excllKled from tM cO'V(:Tage of l:tJi~ pl'Jlky and '¡he. Comp~ will nol )II)' 108& Dr dM1l1jll, alsts., Mtomc)'s' foB~ ðt j¡ ,j)en8CS whiçh ~ .ð by re;I:I[Jf1l;1f: I. (:11) It.¥Iylaw,ordlnan.~orgo1r'mlfßCflt8lrci\l~IOII{lncIudingbutoollîmiledtobullding·· and zonl~ law&, ordlllllll:CS, or ~a:ulatioD51 n:mliÐ8J ~e:µIatirI. g, protu"bitin¡orltlIdin8 to. (i)tbe oœ~1 Œe. or ctUO}'IJI1!nt n tM land; ,ii) !be t)'¡aneler, dimensionlli or IDUtIðI'\ of my improYmll£fl1 now (Il" h~19" .m-ctcd Oß'~ land¡ (iii) to ~pmtion in DWIII!Blaip or a cballlgø in the dimCllai0ll3 QI" pIYII M'thc Iud or II")' ~ crwhich ¡be I8Dd ÎI or wu . put¡ I;Ir (iv) ~VÚ'l)¡'¡fj)cfJ1Ærotectg, or tM: flffltel of an)' vÎol~iCn Dr UletIC taws, IXdlnllm;;Cl5 or ~rm~t8l1 iioos, C)((:epl1(1 Ihe ~telll that II noliU of tbe enforœm.cnt 'l:hcJc(¡f or B notiCICI of * f6ct. lien or encumbrluJee Tl!Isultillg from I \riolation or allcecdviolation ~linith¡::Þr\dtw bccn~d.ißtbeI¡)I.1blicrecordsat DaleofPo1 ç'.)'. (b) AIry ~~1511 potiÇCl JIDWU nul eu;hadcd by (II-) 1Ibovt!. IIxtt¡jttothc cJ(\CIII tIud: a ooij~c of tile C'Xcn:i~ thC~(lr II nuli¡;¡s era defcd.11t::11 OJ" m¡¡¡wr~l'(;!l tinetrOfD "vkllallon or allcged\liolø.lion affc~tÎf1.Ulel~d haslN:cn R:l;:ordcd :qtlle: )lIbllc~ lit p"leofPQli(:y. 2. Rights or emmcnt domain lIIil~SJ t'IOlic8 ofthl: C {Cn:Î \e lher1!lofhu bttn J"Cl:ordc:d in ¡he: puhljt ftlCords at DIU! ofPolic)I, but not hdud~ from \:ovcr.~"'Y IOOng whidl has occurred prier 10 Dalc ofPoli(¡y w}aich wDUld be bindin. 0I'!he. right!! ofa plD"thMcr fOr' v&)iK; willlOl.lt knowledge. 3_ Del\ets.. (i(;nø., em:umbninl:cs. advcr~ ç1i11itn~ Dr oilier mø.nCI1i: (¡¡) ~õUe:d, ~uffmld, JWumcd or I.~cd 10 ~ ¡b1!5 in!lUJcd c;:!lÎmBDt; (b) n~ Imnwn In 1M C(m'IP¡U¡)', noi r&COJ'ded In the public tu:ord! ø.1 Dalc ot'Policy, buI knO'Ml 'to ,lie ir1~ !Claimant III:Id I\öi dlseloøed III wriÛl1g tð dlt: Cðmpany by the iDsured ç1airr¡ml PJWr 10 ~t! dllte the ii!lWcd ..liimlPlI bec.iIm'Ie j' inJured under this ~Ii"'; c) lesultln¡ III 00 toss Of dima;l¡p 101M Lt!lured claimm¡ d) attachiD~ or c~tcd IUbscq~"t 10 Dall! of PolK:)' (e~ 10 thl!l I!OI:tMI that Ihis policy iD!JUJCS Ihc priority oflltlc 1P:al ofthl!llösured mOl1¡qe ~t Ü)' Ilatutol)' lien for SClVicc!.1abor0fmltcri:illor~~~ll9IIil'l.clltanCCl;i511~dh~inZl;to~!i:lument!i f;:!f 'lriIXII PnpI"D'Vl:!mr:nQ \llldm"oon5trutdotl or complett!d ÐI: I:bœ iJrP( ;llc)'); or I I I I I I (I!I) mulling În 10M (If ~gc whtdl would not MVI: ~ sllStaincd ¡Uhl! iß51Rd ç 8iman\ IIRd ~d v.al.uc: fOl the iJ¡t;ured 1ll000pFo 4, Unenforccllbitily oriM Ilt.n aflhc ilDURNi rhðl'tpge Mea~(IottM inability (II failure of Ihl!llnsured 81 Dalc ofPQiM:>:, Ur: the inlbilily Dr .&UlmcofAfly,ubllCqUClIt ownet oflho indcbU:dnea. 10 (:ompIy WIth tpf1leable doÎni: bÐliÎ~ laws mlhe: ,taU in wtûçh, ,hI!! Iandîs ,ilu8l:cd. S. Inva1idityorUJ ~blll~ofth:li¡:nof'~IMW'CdlllOltl4lp:l.l)tclaim~f.~ .-ÌHI~ out ðftb.trmlllçriØIIllWidelM:ld by tb~ ia~ martga¡elllDd II bøscd \ItIM IiSIII)' or III)' ÇO 1õ1,lDM:lr' endii prcICl:ltoo ~ tNth in kndÎI1l 1:~, 6. ÃIlystlltulm:Yli~ror~Iøborot~lIIs(orlhc"WmðfpñomyoCmylliatutoly IW!Ið fQr!llf\llccs, labor ormaterialø. aver 1M UeI'i otthe in&uRd fI\tIl"Ig8gc} IlUing60rnan htt¡)roWmc:nt or wud; relatO(! to !be ~ whJeh Is l:OIItB(;tcd far- Ißd ~~ fI\IlJ.seqlleTIt 10 DIIII ofPoticy aDd ¡. net fmancro in wÞrl"ilt ø in pIII1 by ~ oflhe: inøbtodnal SCN;IurM by thl innred mOItßagl whic:h a1 Datil ðfPoliçy 1M iil5Ul'Cd ~ .IId't'MCed or j5 (lblip~ to adt.'anoc. 7, Nry claim, whil:1I aril~ ('lilt ofthc tJUlødiUR I7EIIIlng the ÎrllClnml of the IJII;rrtPF in~d by lhj~poiiC)ll by RiUOI\ oflhc: 0 JCRI1on of(edu.aI bBnknIplC;y,Slatc iDI;I;Itwtq. or similar ~IQrs' nghb.laws. ~ is, \Wed 00; (i) tht tnlnliKtÌOT1 Cre'&Ûftf! 1M întCl"e. of 1M insuRd JiWtgap:e bcìnt àemncd i fraudulent COII~or:liBudulmt ~lIr' or (il) !be &lI.bordinllÎOJr of ¡l1C; Inl~:rt or ~ inIurcd JDQrtp~ as A 11151111 of Ihe ~plleatlOll of tile !Joçltlne. Qr er:p.dœbh: SlIbQf(iInalloll.; or (IIi) tbt: ~ction c:rcailAi the intcrcl!ll pf I~ inslU'ld mor1p.i!!1!I DeiDB ~ce:llMld III prcrcrcntll11 tJmd,f!rl!lxcep! vffl~ Ih~prm...a1bal tnm:dtt ~5 from tÞe rallure; II) 1(I*Îmt!ly~th.insQ'\UDl!Dtðftranlftr;or b) ohlld! wc;IotdõUion to impart nðl¡¡:e to- III pW'Cl\a$~r f¡)f value or ,judguncnt or ~~cl'Cditor, AMERICAN LAND TITLE ASSO(;IA'tION OWNER'S POLICY (10-(7-91) p,:;x.(:UJSWNS FROM COVERAGE I Thl!" follawiÐr maners are I¡¡PT~5:5.1y exclLXied lrctn. Ibc !COVCll1lac r;,.f this pO[jey and ¡he CompMry wU l\uI. pay laa! or darnagç, I:œtl, ot!Qrnq'5' fut! or cxpcn3C3 whÎçh ~ by fCtiOO Dr: I, ( ¡) An,! 1"-"",, ðr~Q\' gowmmcnllll ~i'lIRtion (ind~butnollinritcdIO ÞYi1l1În8 ;¡Ind :p;m1111!: Ia.w!, oo!ifWtCt¡g. or regulatioll.'!!) TC5tricling. l'lllgulating. probibilin¡orJl:l~inß 10 (í) 11M: OÇ(:1,I~cy, 11~. ()r enjoymcrn of 1hc: p; (II) th~ character, dÎmcll5ìon~ (It locatÎl:m Jr my imp~1 ftðW or hereafter 4:T«ted on tho land¡ (iii) '" ~paradDn to (lW ef$hip JJ" II çhan~ ùr the dltnl!5tl!liuna or IIJC8 o(1h1i! Irmrl Or' any parccl ofwhiçh the lõIIIKI i~ Qr WII5 õII pu1; N (Îv) cnvirutimctltal protel::tion, c[ tin:; df(;c of any viol lti~ Jf tbc5e tillWIi, tll"din¡UII;:.r:5 QI" 8QWlmlnental regu!ations. exçe:PII(I the txlmi thø.t a notiçe o( !tic: enforcemcnl rhcreof or II lIolÎ(:e IJf III Wee!, lic:n or cnçwnbm'!ee ~!luJtin!!: from 11.1 \taIatinn or alle¡cd ";oIalian affccliugthc tand has ~ rl!lCOrdcd in t!tcpublK:~ aI OaleorPoljçy. (b) Átly govl!lmmClntaJ pollet" JXlwer not c"c:IwJ.cd by (Ii) It.oow. C) çcpl tod14: cJlknl thM III ootÎçc of bt eXiClfF;¡¡e lhr:rt!QfDr I lIoLi(;[ ofa dcfCiCl, hen Of ~nbnuIcc resulting from 11.1 violation or alleged violation affeçlin¡ 1h~ WId ba~ been TC«II"dc.d In Ihe public: records at Dille or Poliey. 2. Ri¡¡h13 of'lPIJImt:lDt dcmain unlMlI ~ cc oHhl! e1II.l!rdlll! IiIl;rr:tJrbll5 be~ rec.ordl!d in tlUI pulilie ftIOQI'tÙ al Dale orpoJicy, but not c,.!ClydinB from ~Ct\1411"IIp any ~¡"B whith h;at; I;IIX\IIIJ1:d prior to Dlltt! [ fþiJlity whidJ would be: biDding I;In Iht rlgh!a ofa ~ha~r før .....111(: wi!tloutlrnowlcdsc. ;\, D~~15. 11eII:iõ, r::nçI,IIß\lrllllKoiC$, ~vet~ cl£L1ffi!1, or other manen: (II) ~rc*d. ~Lllfl!l'ed, aüum/!d 0/" &.gI'I!If:d to by the ilWiw~ dPllrnaöt; I I I I (b) 001 ktt¡;,wn tQ tJ¡4: Com W\y, n'" Jl:1;1)niI!5d in 1M publiç rerotdJ at Date ¡;¡fPðlic)I, bin knQwn iD Ib(; itoon:d o1~iJT¡imt and no1 d.i~1mad 1ft wrilin¡ tc ttn!I CompllI1}' by tt.e insured d.irUllt prior to the ~ fi! Ihc iWllvcd çI.Ñ.mmrt bccunç l1li in~W"cd undllt this poli",; ('I) resQ!llmg Ia no JO!;8 or dim. to thc: in:r;uml çl;Pman1; (d alt8l:hint (It (:uatc:d sub&eQ~Jl.t to DBle ofPoli¡;y. (II (c reililrins ÍD Iou or damase which 'Wouki !lOt haw been !W5tøi~d if the Îp:5oIIf'td c:ht.imBIII had [IIIid ~1t.11I1!I f( f!tlc es11ll111! or waul insund by Ibis JXllil;)'. ... An)' claim, wfuçharilSCJ.~1 of the Irmulllttlon 'VC;Stint: in the irIJurcd the mlirll8 01 intmml inaured by thi5potlt:Y} by I'I!:Bmn ofUir cpatal¡ðrlIJHcdcRI~,~insoIvençy. Of ~ m.i1ar cuddorl' nahts, laM, !hat is. btud Dn: lî) tbl: ~C!ÜHl C:rc:al.ÎII¡ the cSt:IIU" or Îlltm:&t in$Ut~ by It1is pOlicy bcillg ~med B ètír.ltdu&ell! conveywrçe Qt freooull!"nl tr"1uQ;m-~ or (îi) the tmQS4Ct1Oft ercllÛnø d1e O$IAN or iIItcrc5t ÎP~ by this polity beîng.~med a ]il'l!;ftI(;oollll tran:!õf4:r ~pl whuc 1he pl'1!fI!Irm¡tJ~ ttandcr 1"Ii!5ults from dU! flt.i1\II'CI: ~) t(ltimc:lyrcCOl'd'hetJI$II'IIßICnlottI'Wfer;or ~ mluçh rt(;()I'(\aiiao to impart. noli~c:1o ø. purdwet for value Dr ajudgCTDellI fir Icncfelditm". no ~WI ALTA polic:y~, dllll!ld 10-1 7-92, ~ be il5\1ed 10 aft'ord ei~1!II' SlaI'Jdald CM'CT1Ip' (JI [:uel1llcd C( Ve '1lI!iI!. In æ.Wmon 10 the.bovt:. Ex£lu~I1I.)~ 6t:n11 Co'm'llgC, tbI:: ~il~ &um ú:rn:rB¡t: In a Stlll1dard Ct;lvð':aß'l!l policy will also inçlude I~ fQl ð'tNlng CMnml B.xa:ptiOO5; I EXCEPTIONS I'-ROM COVERAGE I Thil pul~y dœ~ ftt)1 iI"IiutiJ II.l!;lIill!1. los~ or damø.gc (õllld thl:: COlllpül)' will nul pay \;1J:Iõ1:J, ¡r.tIOn'lty!l' Thea or expensel) wtJiçh ~!i:i!I by reason 0(; I. Tues or iSIClliments whiçh ~ 1101 ~bt)\.\r1'I 3.' hi~ine liens by the re(;()rð~ of any laxÎIle: ), f..t$tmBltI$. liClIø oreJ\~br lilces. or çlö\ims thtnof. whiçh;i.rt not shoWflo by tile PllbU.. authority tbøt IC'IIieH taxes 0' "~5-I'TDeT\t~ (In tÐl property or by the I'ublíe l'1I!I~ords. rec~. Prouc.djng~ by.lll public: I{!cnç)' whiiCh mlilY ~5I.I11 in Wiõe5 or I.II8CBSI11cnti, or liOtitedl of .t. {JiSCrepllI1CleS, eonflic:t5 În bo\mdmty linC5, iI:JOfta¡e iõ arc;a, 4:J1ÇrQ1Idwenls.,I)t";Iit1y ~ ~LJt:;h prlK'.llediñßð. whthQr or 001 sIIown b)' tJ¡ç ~c.on:b. cfJudI agcnçy or by,he publ¡G føçt, whioh II corrtc1 S\U'Vçy W(1uiddisdOlo. If}i;I whidi m nQt shown by thl!! pllbhç I'"«brd~. rccord:!õ. 2. ~ fac:iø.. rlgl1ts. inte:re:morcløimswbiçh¡u~nl)(sh( Wi1l>ytbcpuI)1jcR:Øi"d.ibulwhich ~. (1jI.) Vnpitl!!lIIl!Id IIIlnin1l çllJim~; (b) JCKrY"¡C;lIiJ. Or' uccpi:ilJJl5 in pe:tcn~ Dr ill ~ could be B!lcertainc:d by BII inspc.ç!ioo or.pc ~ crwhich mø.)' be lI:5.5CItcd by ptl'!lOn!l in ailihorl2:l1\8 ¡he iB.!lUBDCC I~r; (~)watcr ñ~S, t~£LIms ortille to waIcr, wtLMhcror lo\ po!lSI!~!lion. thereof. t~ ~ excepled under (II). (b) cr (ç) 1Ife.~ by the JI\IbUt; 1'IlIOOI".. I I I AnactlmentOne (I 1/17104) I I ATTACHMENT ONE (CONfINUED) l..... 'fA nOMr:OWNER'S POLlCY OF TITLE IN$\Jø.ANCE \IO-Z2-OJ) AI.TA KOMf.Úw~f.R'S J>OI.ICV OF TITLE INSURANCE .o..:t1.m) EXCLUSIONS I In ~¡Iigll 1:0 till: ~lI.çepl:iQn5 in Sç~~ e n., YQII U1I nul ww'td .Ins: IDaB, 1:000a, MtQm~ t'er:s. õiind (¡¡¡ptl'l",S I'C8Uttin¡ 1Tom; I, G!m:mmcntal policc power. and the exi&teßçe (II" \Íoladot'l of 8IIY law or l!,o'Vm1fDen1 TCllltalion. ThÎli Îmludc:s ordinanccs. l.ws.oo rqulailOI'd C( ftumin¡r:: 11.. oojldin~ b. zorrin¡ c. Landu:sc d. bnprovcmcnt5 on Land e. ,.di\l'i$ion t. environmental protl!ielion 1\i~ ~(:h~¡ond~s not ~Iy io'VÌl;tl;atì(uj$ otUwll!!ñlðretmldlt oftbtu matters îClKIticc of'tb: viob6()1 or (¡ ' ful'C(;M{ tJI: ~atS II!. 1M Public Rcoords at the Po1ÎI:)' bite. ni$út;l\i$i~dI;ll:lJTU.lllinlll ~e Ç( vm:lit:ld~:¡:eril)f¡d In Cowud Risk 14l~'" 16, 17 or 24, 2. The failun:: of Your existing :s:tructtR:!l, or iIlIY JAI'I or theil', 'I) !;Ie" OOß.!ltruetcd bI II.trofdanœ with applicablt: buildmg codc:!.. Thi! EJœlosion doä not BPJ.'Ily \(I violaûan.~ of buildiJ1$ 0Jd~ ¡ft'iðii~Qf'lh~ ;..ì4)1õWíon flppGlU1I in thd Public Record! at the p.,liçy n. ~. 3. The ri¡/¡4 10 ~c t~ Land b)' çoockmJIina Ît.~; II. ooti~e (If eMrçiaing the rigM appeMB in tÞe. rwli" ,R~conb III. tN; Pollc:)' Dllltc¡ or b. the takinl! happened before the Policy Date a/IIII j¡ bÎmlin, 00 YI,I\I ¡ry (III bou~!.I. !be; I...aDd wit~t KnQwìn : dthll!l taJcing. I I I 4. llI:!Ik.!I: a. that arc c:rclled, ill~, or a¡rccd 10 Þr You. wIIl!!dW' or Dot they IJIPðM in the Public Rcœnlsi b. thai arc KnI)WJl \0 You ' t tht; Poli¡:.y Pille, ~ nøllo Ut, 1IIIi~ they Ippell/" In Ihc l'uMicRcl:orlbilt~P(JllcyDII'c; c, Ihai: II!i~ult ill no IO!l!to 'y(ILI; ell d. IhiU: !itsl oeC:\II'.øhr the Polity Dlle - dIb ~ not limit the ~~r dt;&c.ribcd in CovemI. Risk 7, 1I.d, 2.2, 23.:;!:. or 25. .5. F¡¡jlU1t1tO~¡J1Je fi)l'Yol.lr1ítk. 6. Uckoful : a. to any d oulsiÔCI ¡hI! ana apcciliç.Uy de3çribod.m rd'etred to in ~ 3 of $t;~11I A and b. in Itred:lõ, ¡J1B)1, or Wlltmvl)'S dtallow:b 1M Land. Thi! E:xcJUIIÏDII doc! noIlimlt 1M- eOVCTa~dcKribed b¡Ccwm:I Risk II or 18, LIMITATIONS ON çoVERED tuSK!¡ I YÐIII' jn5ut;V¡C(; for the followinl C~~ Risks U limill!d DII ¡b(; OvIncr'a Covera¡c Sta~, as (iJllow5: fer Covc~¡;J Risk 14, t~, 16 and I&, Yoor Deductible AmOlM1t õIIml Oql 'Max.Jn.,UftI Dollar Lirnil ofLiabi1h:y !hown in &beduk ^' Th~ dedudibJ.. lUnoLIIIl1 and maximum doiLa1 I¡mil&. "bown 011 Sl.n~dule A IIUIII!I follow!; I Your D.....\lr"ih1,. Am04mt Co"e~dR.lsk 14: .LJQ% ofPoIic:y ArnOIl!\! " S ~~~~~illC:ü) I C,.,..dlUoklS, .Lm!'54 of Po1ic:y Amolllll '" S~~tis:]m) I Covered Iû~ 16~ J..OO% of Polic:y Amounl " $iW~h~~i81csa) I Co-.,cftd R.isk 18: U!Q% or iJ()liF;:}' Amount " I2.W.QI\ (wbiçhc\'CriJilc~) I Our MbjIMm no11ar I Îmitoft..mbilitv 1.I.!!.!!!I2.2!I 1lli!!&!!Q I~ I~ ALTA EXPANDEDOOVE1t.MìE RESIDENTIAL LOAN POLICY (10111/01) EXCLUSIONS FROM l.'OVt;RA(j1: I 'Tht; followil!ß matters 3r'e ~x Jreuly ~xduded frmn th~ co~ of thi! policy and n~ Çomp Ul)' wi]111OI pay 1088 or damage:, coals, attomc~s fcc8 or c~n~~ which ari~ by ......of. I. (a) AJ1y ,law, CIIdi1IU1¡¡ð I,U ¥1,I"fi!l'1II' It,IJI~;l1 TC¥,!IøLMI (¡lIdL ~íll¡: bul not limiled 10 ZUT1iJJg I,W5, ordlnN¡çl:$, (lr~lalloßJi) rcJitriCling, rcgulatillg, prohibilin¡: OJ ~liItÎn.IO (I) ¡tie occupancy. use. or C:lIJoymttnl o}'thl!i l...aJ,d: (ii) Ih~ charact!lr. dimtnsions or loœllon or any impro~mcats nI'Iw i'1t hereloft~r ~fr.[¡I~d iJII Ih~ Und: (ill) a !e:paralion. in owm:rBlIip OJ' *,chml!l!I!n the dimen5iorl5 (II" I "Ø.I()(ttle t...and OJ' any ~orwhjt¡hlhl!l Land ia or WIU; piIrt; Dr (iv) I!rwirt)(1f!\~nt..] pr<M~¡;:1i{ln. (If tJ¡~ cfk.çt af¡¡ny viollltion Ðft)lIi~~ law!. I;Irdin.l nl:¡r.$ I,1T .IIf.1Vt:mmenlal rc~llIlioTlS. e:<c:ept to llie CJ¡lmt ~I I. IIl;Iti¡z uf 11115 ~bt¡:¡r.m~111 It¡c~f or 8. notice of III defe¡:.l, lien or CJll:umbrançe R.wlli~g fTUm ; , ",(II"fÎ(m or :¡Iller-cd ...iolatioR affeclil1i the Land 1m been ICwrdcd in llie roolic Jt~ 4I1)1I1:~(lrPf¡1îçy. Thi! ItXclU!l.ioo dðe;l not limit tlle c:ovcrage provided \IT\ilr.r C~red Ri¡k¡ 12, 1J, 14, and 16 efthl& pullcy. (b) Aßy govCrnlßCfllaI polk. pOwa' hot C1I.clI.II:'I«I by ta) lllbove, ~pI to the extent IbM a n~tiçe .oflhc cxcrc:J!ì(¡ thcI(¡ofiJr II. no!ì"li of; ¡ ikf~t. !1t;n or cnçL1h'lbrlllßCC: rcs\Iltin¡ from III \110181100 or alleged V a ~lIon. ~(dR8 the Und hIS: bt!eR recorded in the Public: Rccooii J'l1 D~11!i (If PoIiçy, l11is e~çlusion doc~ Ð(II!În¡jt IhI! '::(lv~r"8I!I p¡-ovídt.d Wldcr Ca\lmld Risks 12, I)., 14,IU1d Hi orthi! polic:y. 2. JliØ1I.1 of~miBr.nI dolJlRjll¡mles!iI notÎ" of Ute cxerdie ~rhN been ~ctxded In the Publi~ ~~~crd.lõ lit DAte ofPoJiçy, b\ll not CJœhxlil.'(! from ÇI;WeI1lIJI:I ¡my 111i:Îng 'WhÎ[ h has ()Çcurrcd prior 10 Da!ð of Politi)' whk.h woutd bt; blndifig ot¡ the rigt\l! of.. ~hí'lscr ((If valutwilh(lu!.K.rKJw!ed¡e. J, Dcfcçt!,lieR5, cnçumbnlriclI~, adverse claims or oIhcrmltlcn;.; (a) çrealed. WffCf4::d. aJ$ I TJefÍ Of agreed to by di~ Ins:W'Cd Claimant; (b) hot Ki1QwtI t() the Cl;llflpilTiY, IIQI rccw:1cd ill Ih~ Public R.e~Ord.s 111 D;¡¡ e ofPolic)I. bl.Jl KlIownlo tlw: mmrcd CJaimant and not diø.çloscd in wn1jlli ~ tile Company by d\fI 'nSIITed Ç ~ilJl¥ll prior Ie the date Ihe lnslIre;d Claimant bcçame 111 !ml,Q'cd I,IJ1dl5T thi., policy; (ç) rcsultin 1; in no lo!!S dJ'Imagt Iö Infi b!$Iit~d Ç¡aJll'ant: I I I I I I (d) IItlaillna or created sub.scQ\I~n' to DU. or Petie)' (thia ~h docs limit W, co...møc~ovided~Co1i'l!red~1J8.16, IR"9.:;tO,21,22.,2:3~24.~'1IId:26);iJf (~) ftlwltin. ! in 1018 or damBsI!I which would not hlW4: bem ~tained If Ih~ )RI;IIfI!id çWmllll! had ¡;.aid 'laJuc fur the ßJU]'t:d Mal'l:gqc. ... 4. UneofOr=lbiilly ClI.t1e lien. (If the: 1nlRll'Cd Mw1pJC ~IQI:I oflhc IDIbi11t)' or faihltcoí Ih~ Ift$IIIed at Date of PoIiç)', ortht!' inabiti~ orfailurc of my SlIbstqUl:nl owrø,ofthlll ilHlehl.l!l4tl!l!i. ID comply with IIPpli.:;ablc doing oo:!liness Is'NS ol"lI1e: stale in whK:h die Lind¡'¡~. S. 11fV.1i411:y I;lol" lDIen(OI'OIIlIbil~ ofiþe li~n JIM basurIId Mertgal l, OHIIIim ~of. whiçh ariscs out oflÞfi! tIlUL'\,¡ [¡åOll t!I""¡den~cd by thll ~ Mf;II1gfl!;C and iII~ upon~. except 113 provided in C(;I\IIWd Risk 27, gr ftIIy ~¡;~ tm::Iit prot"lign 'Or truth In Icndmgllllw. 6. Reid prepc:rty taxes or 1I~ ¡;m~nt:!l of any ¡evcmmCDtaI mllorlty which bcÇ(lm~ I IIÃcn Un ÜU: Land ~bø.qucmt to Date Df Policy, This nc'lo,ioo dor.~ ntJIlimii the çovem~ prc...-idlld Uiidtl:r Covcrod Riib '1, 8(fI) and 26. ,. Any "IBim ~fÖl....alidil)'. IITICIÚOIl"I3I!lb\tii)' (N' lac:k of priority oriM ~I'I eflhc Insw'lld M0I18~'" to advanceø orm¡x jfiç~lìQJ\/ , made after the: b1sw'cd hIlS Ktiowlcdge \taat!he veslce Mown in Sçhlfiiullll A Is no 100$1:1' tlie ~t af!blll estaIe or i~t1551. caVCfCd l;Jy IhîJipotiçy.1'h S~;t(:h.l$I/)ftdor.:!lnol jm¡tlhl!'~r lge pI'O'Vidcd in~kist 8. 8. LM:k o(priorily I)tthe 11ei!. "fthe Insured Monp~ ü 10 If18Cb and e'VCl)' ~\'üCe rrwde a:ft.rDlltcofMicy,lIßdldllnll!'testc:lIar¡edthe'l'~¡;m.01œtlltJfts..~addotbcr ilWlðt:!I flffc,e;tiII!! the title, thCl "IIl!llll!lnee ofwhÎchllnl KooW11lotM m8n lit; (1\) 1111:11~JIII u ilK; !l.dv8llCC;or (b) The: lime II l1'1odifl~tlon is lDIIdc 10 l11e Icttn$ (Jr 1M 1n5\D"Cld M(JrIÞ8c wbjd¡ çh~g!::!Ilbe IIIlc of intc:~st c.lwged. if the fIIte of inlereS! 4. IUIIIcJ lIS ;II l'1:Iiull of Þ JDQdifK:.titln IbllA iI would hllve fie~ bl!ifOft¡ tlx! modification. This, ~clusion does nol limil1hcçQWI1III:I! p~difl Con~¡;I Rlsk S. 9. The flillll'C ortÞ~ RI,í¡;lcnHId Itrud.UR, Of any pDrtion lhflteoflo ß¡ ye bl!l1IIn constructed befort, on or &ner DatII' orPolit::¡ in aceordanc., with applicable- building 1:00c.s, Thi!i ~lus OII dQ!I, ÐI)I apply 10 viob ~ of building codes jhoriœ oflr.c: \'iol.lli~ ~pc:sr!i in the Pub.fjç :f,~QrtI~ ;'II: DIIII!! orFolicy, A"""~,"""IOn. (I 11171(4) I I I I I I I I I I I I I I I I I I I Notice You may be entitled to receive a $20.00 discount on escrow services If you purchased, sold or refinanced residential property In California between May 19, 1995 and November 1, 2002. ]f you had more than one qualifying transaction, you may be entitled to multiple discounts. If your previous transaction Involved the same property that Is the subject of your current transaction, you do not have to do anything; the Company will provide the discount, provided you are paying for escrow or title services in this transaction. ]f your previous transaction involved property different from the property that Is subject of your current tr¡msactlon, you must inform the Company of the earlier transaction, provide the address of the property Involved In the previous transaction, and the date or approximate dðte thðt the escrow closed to be eligible for the discount. Unless you Inform the Company of the prior tr¡¡nsaction on property thðt Is not the subject of this transaction, the Compðny hðs no obligation to conduct an Investigðtlon to determine if you qualify fora discount. If you provide the Company Information concerning a prior trðnsectlon, the Company is required to determine if you qualify for ð discount. ,Effective through November 1, 2014 I I I Fklelltv National Flni=lnt.lr.tl Gmun of CDmcanles' PrIvacy StiltpmP.nt I JulV 1, lOG1 I W~ '-";09nl", and respect !he pr1vaq expect;a~ons of tr>day'. consumers and \he requirements of applicable federal and state prNacy lows. W. believe that making you aware of how w. use your non-public petsOl'lð1 information ,P.""",IInIoITnatlon"). and to whom it Is disclosed, will form !he basis for a relationship of b'ust between u. and \he public !hat we serve. Thl. Privacy Statement J>'OIIIdes !hat explanation. we reserve the right to Change !hI. PrIvacy Slot.men! from ~m. to ~m. rnnsistent wl!h applicable privacy laws. In the co...... of our business, w. may COllect personal information aÞout yOu frOm the following sources: · From appllca~Cll' Or other fO/TJ1' we receive from you or your authorized re~n!atIve; .. From your transadlons wIth, or from the services being petfQrmed by; us, our affiliates. or others; · Frctn our Internet web sites; ,. from !he public record. malnœlne<! by governmental entitle. that we el\her obt!ln directly from those entltl.., or from OUr affiliatE5 or others; and · From consumer or other reporting ðÇJ!ncles. 0.... Policies Regarding the Protettlon of the Connclenti.llty and Se<.urlty of Your PersonallnformatJon We malntalh phYSical, electronic and procedural sareguards to protect your Per.;onal InformatIOn from unauthorize<! acceSS or Intr1JSion. We limit access to the Permnal Information only to those emp)oye8!ì who f'l@@d such aCCe5!i In ænnediOn wJth providing ..-<>duct>; Or services to you or tor other 1"9I~mMe bustness purposes, OUf Polld" and Practictls Regarding the Sharing ofY'Dur Pltl"5Onill Infonnation We may sh~re your Personal Information witn our afflhates, such as lr\5Uranœ companies, agentsl and other teal esb:Ite settlement serviœ providers. We also may dlsdose your Personal Information: · to agents. brokers Or representa~ves to provide you WltI1 ",rvlCes you have requested; " to thlrdrparty contractors or service providers who provk:le services or perform marketing or other functions on QUI' behalf; and · to others with whom we enter Into Joint mar'<etlng agreements tor products Or serviœs that we believe you may find ct Interest. I I I I I I In additlon, we will dlsdose your Personal Information when yol,) direct: or givE!: us permission, when we are required by iaw to do so. or when we suspect fraudtlent Dr CJimlnal actiVIties. We also m¡:¡y dlsdose your Personal Inrormatlon when otherwise permitted by applicable prlvaçy laws st..d1 ilS, for example, when dlsdosure 15 needed to enforce our rights arising cut of any agreement:,. b"ansactlon or relationship wllh you. One or the Important re'ponSIblll~es of some of OUr affiliated companies Is to record documents In the publl< domain. Surn documents may contain your Personal Information. Right tD Aoc_ Your Personal Information and Ability tD Corred: Emirs or Requeot Changes or DoI.lion Certain states afford you the right to access your Personal Information and, under certain circumstances, to find out to whom your Personal Inlcrma~on has _n dlsdœed. AlSO, certain states af/Or( you !he nght to request correction, amendment or deletion of your Personal Information. We reserve the right, where permitted by law, to Charge ð reasonable fee to rover the costs incurred In r~lng to such ""Iuests, All requests must be made In writing to the following address: Fld@l1ty National Financial, Inc;. Pr1vacy Compliance Officer 601 RJ\IE!rside A.venue ¡ad<sonvllle, Fl32204 I I I I I I Multiple Products or s..rvlcu If we provide you wIth mOre than one fll1andal product or service YO'J ma:y receive mote than one privacy notice from us. We apologize tor any ;neonven;""", !hIS may cause you. I ~~~{~)(lOJOJ) I ASSESSOR'S 8""'''''"'''' ~ ~ I MAP Code Are~ Nos. 26-023 .... 26-025 , 26-025 RANCHO SAN RAMON (J.M.AMAOOR) "'."."'"1111 RANCHO SANTA R TA (J, YOUNTZI "'."."'/'" TR. 7 [48 ;i!!!J'/"-T Inl TR. 6959 2!5u~IiI-4:' 985 ,j 1 1 intI! . I"~ " 1 Ið~ , j I ¡ 986/15 ' .< j" r1 ¡1 ~ ¡ l- i ¡ ~ I ¡ p.RKwAY '~ j - "' i 1 ., I ~ tl ~ I , ¡ ~. ".. ¿ "N~·.w·~I·' ~54 ~Iœ¡ ¡ ~/~N""U"""'''N'''''''I.I'r.: BOUI.EVARO ~ ' ¡ t , f>. · I~, \~A;\~ f.d.;~ IIU ~."\ "'''~J¡¡,!~ ~ "'" '''......''Il'i'ml X .. -..¡,¡r~>£- .,' ~/-N""'A"#IINIA"'II"',µ",.... -m 1",16 w ¡. ~'(tll' . '1?!fI.~Dz......n"'''''''''''''''''''NI'''NWli@l:iW:; :.......... J . ,. . ',". ," . ~ . NH'~'14'1tU. ,1 NTERSTATE ..1'-"'......_I",.,..n.............I"u...."'........»)~»-~.......... N ........T~'....'~r...."........lul; iJ...."'I"'....""""""....'.I'IMlnU.... ... AI....~5BO ~-Wl 580 ~......n#"""""''''''''U''''''#'''''''''''''''''''''''''''''Nn''''''I'''''''"- tR-60 ......·..........1 '{r: -iíf nn........H.'.·.'...... 11,t!~ ~(5 IDot 111/37 . RIB I~;i! '2;i!L~-- ~""'\ \ HPN~ .,;:--- I ,g-09S I Nil PSI ~ I:;!:jt;~!; mn ~¿h¡ ~-ooo 986/17 !:;'=;!:;~~~~~t:; ~m*~8m _~"N _"NN_ ..III J..'f'1 , " I j¡!~~õ¡:;¡s=õ~!;¡ c.~N,.tt:þ.\.. ]~. ~ , w '" r: ~ 986/17 N " <D '" '" ¡i;~ij, ¡ , DuBLIN 986/16 ~ .'oeMt <IS SBE~ !i!iB ~ _125 12 23 2 '{. " . 23 23 If I! CfS'5,- (XV ) ,de -( 11 f so rIG ; J I I ... " .. 0 BD_2!! AC.± 48 , 39 D !JI.~·ft'?r. ~~ ~-- eOUl[VARD ,.F , c:~ 6a.-39"¡:.:j:. " I Area No', 26-024 26-026 26-033 26-034 RANCHO SANTA R ITA (John Youn I ,) m,,",-'·IPO.'" T.2S..R.IE.'SEC.34 (þJ TR. 6925 241/~9-.s2 tel TR. 7 453 :W:l/!l~-Ui 28 . 'Ir'-- 'I' CD' " ..~~ ../ 4; ; , o I 75. ~r AC. ± 905 2 ~ ? :<J ./ ,;I ". 48 ì; / íl . CD ... '" >Ø ti' 8 905 I , 1í!5.54 AC.± 1:!I.!i.4!i1AC.:I: ..-".-~~~~~ --~~"'~" /~ "~JI!:i~ ,,' "'\. s!:!: I -"", ,."'" \ ¡",AIL,!"', I 4'¡~~ '", ~'f,:- \, ..,." .,' ..7..... ~t6' \, , . ' ---,,; .... ' f "'i,t'&f~7',, I ~ ~ .....,I\IiII,!B .\,i \ ~ø·"-'~t".. ~ \ ~' ¡ " . . , Sf!:' 1$", '\. ¡ ~ /r.-. .... ...'U"'''_!,^,. /$,'1< '<?", ,. 05-004 . _,,',.,..1 ..../ "'''4 "" . 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Iii/iii" 4a.~1 S8EI 4!;,46r.!5.!5B.550,!;!6 ~ ~ REfr P:/:S 100.5 ril/~T R/3 lf5r1!i i!~/31 CD I ~!1':.!ii("l Ar.,j; i 9 !I.\I~/! 1~.5 It ¡ ~ . N *U ~~¡ ,. HPNI !jI . ; '"'b:Q, .~~\ . CRQ~'" :===~==~===~;;¡~::~:::~~::f=-=::=:: ïNïii;sœt--~~ jI,C PGI i! I:; ~ ¡ '" ... I ~ \ 33 " , ? ~ ~ '" ,¡, " .. iii 12 ;" !::¡t;!::¡ " ." P- , " 33 H?r¡ ;. "I-~ - ... Hd 12 ë <' Î m 'f, > ", ~ I ~ " ~ ~ ",,0>£ Ij-. ~ 30 -- -"- ,I ., 24 ~ ~ :¡ $0 'A .' " . ~ ,~0 . '" ? ' % n 24 ~ " r! '" ~ <õ ( w , ;;! SOUTH 'O~(,.f' ------ ,;¡~' rl 24 ~G -0 " " .. . 'iI\".... n.~ ( · ,Ii I · ~ 9 27 Ii J · ~ .. ~ ~ " J ,I,CW ~ <IS "eç; ~ .s! ie fŒ~1 . HI"NI M I r-Ð PGI ~ ,1/ I II I ~._-,~~~,,~,_.,. .... ASSESSOR'S MAP 985 o 'CA"" 1".100' Code Area Nos. 26~023 26~02~ IAI TR. 6960 242/8.5 --, ASSESSOR"S MAP 985 8"""'·'''0' Code AreQ No~. 25-023 26-026 \ \ IA) TR.7141 ;¡!!il/ ~~ ~~ ~f'", t;;'=;t:¡ "'~1" T ? ? ?' _ N O?N .~~ ~ #" ~ > ~ ,ø/~ I.- " :;: , 0 ! 0 '\ -07.. i ~-o rJ(i) .' y ... . ree ! . 8 ~0 ,£ .- . ~ TWIN Ij ~"GI.ES L.ANE:1j ... 0~ <Ii " 0~' " 0~ ~0 . ~:ø .....,'.- e~" m0 SiONEHAVEN ./<Nt ¡III " IIIIIIII,{IIIII Ilfllll,/I' /IIIIII/! i5 i ~ ... "' ,..,.~ I .~" 1-:-: <" ~......'"" . ~~ ..'J' ~ ;. .~® ,~ ,,' ~c , ~ " . ~ . rAlLON . ROAD ",,-, ",,"""'" ¡".-" ". ",'c> ~".'c""'" , ,,~~~.'\,. ".:',11 ':'~"'" ". ". ..' , ~(,J:\'¿.j;;~:1.:'" .'~~i; ~.1;:II·'¡:""':.'"'I":~'·"';"": t~ ...t'~1f:" .\, ",:LJ,~,<:'~:'¡"1":'::-r:('. ''''.:'.,.., .".,',,,".. ,,~.,"<',~. ADdI 48 ~B[I 55B,~6 REFt HPNI loa I~ tal 2 ~_.~~ I ASSESSOR · S MAP 985 0''''-'''-'''''' Co de Ar eo No 5. 26~023 26~026 \" \ TR.7142 2el/.5 ~'ò g « TWIN I;:AGl[$ ----l-~ TWIN !:A[;L€:S LAMt .:.",,~. ~ÓN ~ '5 o " ®~ ®~ i "- 11111/ Ill!//11 .... /11' ¡III '1",1~~¡I!llllrl tl'I"'ib ," 'ô' . ".,'.. ·.KIL.B~IDE " "cAN,"' SOUTH IIII/¡/ II/!/I ,¡¡I' .. III/!I:J. >- o '" ~ '. o " " o @'e!) ~!' ~'I" :5!! 0:Ø"@ "0 . ",' ~" ~I " " r-~. < o MI1411'iIII' .. 1111" ~ "- ....~/ ^ ~ . i . ;; 11 r " fAllON ROAD . ,.;;,! -';.::, ~~;,:~~:~j?¡' -.~. .. ':,_~" ,,4 ~i .,.1" ... ';:!,,::,,~, ':rh' . "~~. !' ~'". , , ~ ':¡'"P:,:''' ¡,. .,\ .', ~-.:.!¡' .:\ ~' ","C. -~~ AC~~.48 SII[I "'~er:!õ¡¡ f\~Tt . HPNI III f'.[ PIi: 2 ,. ~/ i,: III/II ,JI,l ~IIII ..;¡,'f/l ," " \. . \ \ i .\. ·"1"·'· \< '¡.i ASSESSOR'S 8 'CM.E, '".100' , ¡ 9 ~ > W s f ~ I I I I I I I I I I ~'" '; CENTAAc PARKWAY ¡ ~ I 37 FINNIA,N WAy 9 ..",..¡;\)\~(. ~" 44 THRu 47 ~ ~ ~ ~ ;; . ¡ , DUeL. IN BOULEVARD MAP 985 COde Area Nos. 26-026 (AI TR. 7 453 l1~/52~56 r¡ , , . . .. ... W .. I' 4' .. ~l'rI<-~.;¡t. /~"''9."...¡.:. ~.-," ¡.p" ./(" 0( "'4fã ~·t PO",TION2 < ~-.~1f"ld·11·r I' ¡¡ " w \2 '" '';:\II ~B !iB~¡!i5B9 REr,.·r C£NTf\Þ.1. ,,"_U~fI,i !.·i ~"y,., . DUBLIN ~ " ".,. ' . ¡.;.;"¡> T I CD ~,85 AC. t: 1 15.l!Ir1.C.:I. PORTION 2 CD tj.6~ AC.t. , CD ~.~ AC..:t .. <' þ~".~¢ .¡ill ( ~.-. ¡.\I;S1- .£..L ( 'n ,. M~ r w ,,....,..,~ . l ¡ , " 'R..~. WJ!~'~" IJ," "'<Ii'~~ '-" N ' ..:t,·ß¡t_....._. ./ 1~ "y: ...t..: . .'" " BOULEVARD -- .;1r.,,·Ap...... ~ ~·~,lþf -.., ~WJJI1::',._\"\ " ,., ..~i-( " . '" '" ~ '" \ '5 õ I1f'NI 5 27 " , lID P!i ~ :5 :' { :í ¡ ASSESSOR'S MAP o "m, '" - ". __-t,.~ I I I I I I ~ Ii . ;: I i I ""," --,," FITlWll-LIAM SBEI 556 985 Code Ar eQ No, "6 . . -026 TR.7.325 2&5/70-78 ill (1\1 " . . 1/'1 loT 11 ~ BIJ\LD\\iGO~\II.6,JI;e::" ® 516 ~ ~ ~ 10~ ®\.!I®\!!@ @@@®® ----ª \ I" '" <S> " ~ ~ STREET sí® ;¡~@®$ ~ ~ m® ®~ 0" ¡;~®®" '" i¡ "" .. ~ '" \"®®; \ ~;®®¡¡ ',,®®" @t ~ - \"Q"¡'iI\J\LD\tlQC~rJI,(.'" E;i~\ 52 ~4 ~T ~ @@®®0 ®®®® " ' . . ' f\t,\ 1.01"5 _"".uol'l"''i\'f-/'. @l" -..;::y @'iW\\JJ\K!i.......~~,. ( ! ~45"e.SO ~ 0®®®~ ~\ @®®~ .. \ ~ uJT \0e\,l\\..O\¡.¡G c¡»N.01'I ~"''f-~ \ ~ 11 \0 T ð 3 1. \ ø®ø00@@@ ®®@®0 lij ~ ... " ". ''I\, >-(¡. 01' . 1:;. '" 0't > s,or.(.t1 . ~EE.'" AEFI. _________~N~ '" I/-ÐPlÒ'i :, '" -\ ASSESSOR'S MAP 985 G """ ". ". Cod~ Ar~ö Nos. 26-025 (A) TR. 7325 26!5/7Q-Tß \ ~ \ 37 , " , " " ~ 0 ~ 0 ö ~ . > 0 ~ 0- '" '" "' s :;; " ~ ,1 , ,,, ~ (0 00 . ï I- 0 ~ 0 1° 1 0 t·~ I " 01 (0 , :¡ I ! I _ I "' I I "' ~ N 9 ~ , ~ . 11 (') 10 , r;;iÎ ~ I I I @tt II Ii 11 o ~ 0 ¡L_~_~_.. ¡, I i '" I ,..,>" II'" I ~- . . . I ~ ~ I i -~ i I , ! ACM, dB !;:I;IE:I .~.~B !'\U¡ , I \AONAG-HAt't - I" @ ~ S1REE1 00 · 31 " (0 ", " (') GO' . ------ ,. CD --L_J 10 tV " "~Q" ''\'e ·4 r --- . ~, AI IìPNI7$ IND P(:il ~ ~SSESSOR'S MAP G'''''''·"''· " 9 ~ ?? :B~ 48 sI!I!1 ~:5~ ------. /õlA ;f}('lfA.Y . '. AA ~ . " ® "0 " " 0 0 - 985 Ar eo Nos. 26-026 CQd,~ (A) TR.7324 2155/1!I;!-69 ~ M I 9 - CENTRAL. , , " Q . IO~ 101\" Be '0' '" '" ,,, '" '" 11, '" '" . '" @ @ e @ @ @J @@@® ", ® ~OT 10 LOt® elJlLDING @ ""mkJ 8= fj eu COIoiADN A,It[e ~ ,~O~NARt':A <3:; . - " ~ 0@J @~ '" e~ ~e e~ ò@ e~ @ '" u . ~@ ê@ ~@ "8 ~@ N " ... '" ¡g "' " @ e~ @)æ e~ ~e ~@ oJIIfÍÍÌ' .~ . @)~ 1,.1.:/ ÐUILDIN~ ~C'(II,tIIONARE:A.@ @@ e gO aT II~ {I!iI r" 73 P 71 7~ee8§ e LDfG B\,IILDING Q ~ ~ cOl, ~oN AREA Ö CI ;¡:~ 'V ::r@ : @$ @~ '" I.. ~ l, T .5 ~ ~ A,".. ...:t ~e@e ~ !... .5" f. I!I W . LfJ1"14 !IlJILD¡N8@I;CIt.ifo~ ~E"A @@J@@@) !4l I <IS 14! 144 /< .5 @ ~@ ~@ ~@) ?@ e® ¡<lgo 1<16 . ~@ e .. e~ @~ @.? @.! @ I" ~ QQ . " o " . , o L012 8\JILDJNa@COt.lllioNAREA l:l j3 14 15 II!' 0@0@® "Œ" 010 II I."@ _0 _~ WHITWaRfl-l DRIVE" "ANt ~e ~@ e '" 'i '" ~ ò! ~ " o OU""","~ ~e 61 B2 I!i~ 154 /!is " e~ ~e @eeB@ . {)¡@ LOTe ElU1LOIN¡; @:; .!'.i COMI,¡OIlj AlìrA e~ ~@ , . ~@) _(LO'r",@) BUJlDING' e~ e @ ~N.t,R[A @¡ @ @ @ B e @ @ . " " " " {or" " " " ------..r-~~ " " ®8 C~Df~ 1;--" ~__ (» >, 0 e'''<. " 00 >, e rlNNIAN " " 0 (--~ HPNJ <!~4 lI.£rl. ~ ... . 9 IND flGI ! ASSESSOR'S 0"'...",·",,· 9B6/15 CASTERSON ORIV[ 986/15 r ;; ,!. ¡ c 986/19 · ~ · '" o · i c MAP ¡ ! ¡ ¡ ¡ , ¡ ¡ , ~ I ¡ I ! ¡ ~ ¡ ¡ ! I ¡ i ! ¡ ~ ! ¡ ! ¡ ~ ! 'm,,"m,,<,,"J§;,gµ'm'~ ~ ~ ~ 4: ' ? a:: !9¡~ ~ -<: Y~T ,~ ---, \D~'D "'j <{ -r ¡ <f'J ¡ , <f'J ' ! « ¡ ¡ .... ¡ ¡ , , ¡ ~ ~ ¡ ¡ , , ~ ~ :::. ~ ~ % , , ~ ~ , , I i ~ ~ ~ :::. ~ ~ , ' , ¡ ï ~ :::. ~ :::. ~ I ¡ I ~ I o « o a:: - þ,¡:;ML 48 SBEI ~.sß R~n . 985 Code: Area Nos. 26-025 I....J TR. 6925 :l4t/~¡j (ð! TR.6964 247/"'4 ~ ~ 22 ~ ~ '" 'II G ¡- 0 í 8\1\ ~¡ 0 ~~':1G \ ,,' 0 Oij· :0 " o - ~ , @~ . . ~ -T6f.!!iRìlM "_.kQVBL. . 1I!'~,i;NBY"- . ..m'iAL "0 II" ! I ¡®Ui~ , liE@) <" '" " 0 . , -ØRlbGTðÑ- pOllo,a . ___q~!![l.1___ 0 , . '" '" 0 0 ..'ML . ,~ . .,' ~.¡, ;&0 :II ".t,:'\ . .' ;0~ I 0- '~O . , C:IR.C:LE ~ ;F~G G~ORGETOWN 9 ~0 't'l"~8~ "'G rill ~ '.;:;;J , tlTtUOÀc;r · g '" ;i~0 J.ðiÑã'ToÑ o " · 0~" ~0 0~~ ~@ 0· mI\ß@ 0~'~ . . 0 i® e' s0 0~ I¡ .. " " " " " 0?2 0 0 ® Illta0 . . @~~ "~0 t:!0 @oft '. " . G ~0 i i -' " ; 1! ~ .. ~ Q I!i ~=@ ___~~~t'-L. ,,~ e ;i'il.0 III "' . " ~ ;j; 0 ~rI .. '" . -~'tr'itÃW- · ~0 PÖ!\.I , 8 &11\=0 . , ~,..Ç9JlBL_ @ · " ~ " @ o .h~ .. A GEORGETOWN .. CIRCI.E i~ .~i 1r~0 i~ e' @r;; ~0 !~ ·ii " 0~ :¡ .¡¡: " . : u! :- ui 1 ' :t;i : ::!F : '. ~® ~® ! , . ~ , . 0 @ , ® '0 e , ~ " '" ," 100 " " " " 9 '. '. '. HI"NI !:Ie I~ I"SI 2' . , ~. ,. ~ ' ~ ·~i 0 t; £ ® ®r~ :0 '" L£ IOS ® '" ASSESSOR'S 0,,,,,-,,,··,,, ,,~ n ,- *~ 966 ~ 25 I " I > ~ CACAO[ CIUTK LA'" - t; 986 · 25 · , 7 , ï 0 --.......----'-,' 986/15 · '" " · ~ CASTE:RsON IL DI\IVE 1-'1 ACMI 04& 8D[1 5~~ MAP I ¡ I ¡ I ! j ¡ , ¡ ¡ t t ¡ I ¡ ¡ ~ ð I ð¡ cr:¡ ¡ I ¡ ¡ ¡ ¡ ¡ I ~~ ~¥J ¡ ¡ , I ¡ I I , ¡ ¡ , ! I I , I '" .. <{ cr: <{ -, <{ (f) (f) <{ .... REf' I . 985 SOUTH Code Area Noa. 26-025 1,11,1 TR.6964 2.47/.44 18 ~ \ ~ 14 BE:lL.£VU[ CIRCLE 18 ì~ 18 ----------~ ~------------- DUBLIN' RANCH DR I VE , , , -4 <¡,f' : 0 0 0 ò , 0~ ="'8 ~ '" WEST CHEsr~RrJ~L.D C\Rc~t .. .. ¡j .. < u " . -' .. ¡¡, .. .... '" . ~ . .... '" ~ i . ~ 23 23 ~ £ '"' f'P \ ! ...'" !I\r1Pr.· .. -l , . ,". . > ASSESSOR'S MAP 985 I;ode Area 8"~" 2. ~ '" TR.6960 ,."" Ir_2IJO· '" TR. 5957 '''I'' 29 ! DUSt-IN I . " 24 '" ~ ~ N " \ J " ID ¡ - ~ I ~ 16 % ~ 2\ " 21 },¡IPlEiV.T( ~ <D læ.Ø/I~ I I N ~ t;t:;!;j " <D 100 "' I 16 en do 21 8~r!. 0- 1 ØMftYT ¡ . ,... 1 , ¡ clTV cITY t;t;t;. (0 , nõõ \ 18 0 N_~$ ¡ ~ ~. 00 ",ç. ; NNN 12 "!"~.!.N !.O ~ 000 N 1. 17 ~~~t; ;a ¡ IU¡~B:8 ~ I g ,!...!..,!.,h. ~~~¡ ¡; ~ 18 FEI\'NCllon 1 ~ ..--- ~ ¡ ~ 17 ~ ,. , 18 " WAY ! ':i "' ¡ ~ ,[ ~ N 51! ~ , i :5 "- ~ <D ~ ~ 00 ~¡ 17 15 .. 0> . T ¡ ~ ~lAÇE; ! i , i ! I Dt.t~ >- . . ".1---. ~ ...-\8 """', ~ 15 e:~tE ( ~~ . " r 9 "' 22 22 N "- 1 <D ,. ¡ 00 tlflC1..t 0> ¡ , ö I f 22 "' \ "- ¡ i '" ¡ ~< "' 9 0> il "'::'., . ¡" l' ""',- i1i ' ': 01\1'>'( \ !:,!, >-¡ " , ¡ "' ""¡ " J 23 "' <D en 0' .b\ 23 ! {~n~ ~ t ~¡ . I . ~ ¡ ~ en " T' J' "- ¡ ! Çlllti.~ ~ <D ~".,,,,, '" ~ Iil6d en ¡ ¡ 23 i ' , nnINUU/u'"N'¡U"......,',AUU ¡ ¡ ~ 9 ¡\.~ -liS !'IfI~1 558 ~!.:~ I (fl!. !!9~:I 2;.11 1/.=i9 !-IPNt ole INDPGI2 Ii ( (-,. I I I I I I I I I I I I I I I I I I I DEPARTMENT OF THE ARMY SAN FRANCISCO DISTRICT, CORPS OF ENGINEERS 333 MARKET STREET SAN FRANCISCO, CALIFORNIA 94105.2197 MAY 23 zaaa RegulatOly Branch SUBJECT: File Number 25144S ÌVÚ'. James Tong 6601 Owens Drive, Suite 100 Pleasanton, California 94566 Dear Mr. Tong: Enclosed is your signed copy of a Department of the Army pennit (Enclosure I) to construct a masterplarmed residential, commercial and open space development in the City of Dublin, Alameda County, California. ' Please complete the appropriate parts of "Notice to Permittee" fonn (Enclosure 2), and return it to this ofilce, You are responsible for ensuring that the contractor and workers executing the activity authorized herein are knowledgeable ",ith the terms and conditions of this authorization, Should you have any questions regarding this matter, please call Bob Smith of our Regulatory Branch at 415-977-8450. Please address all correspondence to the Regulatory Branch and refer to the file number at the hcad ofthis letter, Sincerely, (JJ~~~ Michael McCormick ~ Lieutenant Colonel, U.S. Army District Engineer Enel osures Copy Furnished (w/encll only): US EPA, San Francisco, CA US FWS, Sacramento, CA CA RWQCB, Oakland, CA CA DFG, Y ountville, CA I {PRIVATE} NOTICE TO PERMITTEE I Please Use the forms below to report the dates when you start and finish the work autllQrized by the enclosed permit. Also if yon suspend war! for an extended period of time, use the fotms below to report the dates you suspended and resumed work. The seeoud copy is for your records. If you find that you eauuot complete the work withir¡ the time granted hy the permit, please apply for a time extension at least one mouth before your permit expires, Ifyoo materially change the plan or scope of the work, it will be necessary for you to submit new drawings and a request for a modification of your permit. (cut out as needed) nm-------___n.m____________.__.m__________mm_______________---nm.._______________.m.n.._...______________"_____nm__________ I I Date: NOTICE OF COMPLETION OF WORK under Depatiment ofth" Army permit No, 25144S TO: District Engir¡eer, US AImy Corps of Engineers, Regulatory Branch, 333 Market Street, 8th Floor, San Francisco, CA 94105-2197 I In compliance with the conditions of the permiI dated 5/23/03 to construct a master planned community in the City of Dublin, Ihis is to notifY you that the work was completed on. I I Permittee: Jemlifer Lin, et. al. Address: 6601 Owens Drive, Suite 100 Pleasauton, CA 94566- ____~~~__r.~__~_.___~____~~__.__.~_______~~~_.__._____---~~~____~~_~______~____u~~______________~~_____~~~__------------~_.___~~________________u~~~~~___________ I Date: NOTICE OF RESUMPTION OF WORK under Deparnnent of the AImy permit No. 251 44S TO: District Engineer, US Army Corps of Engineers, Regulatory Branch, 333 Markel Street, 8th Floor, San Francisco, CA 94105-2197 I In compliance with the conditions of the pemlit dated 5123/03 to construct a master planned community iu the City of Dublin, this is to uotifY you that work was resumed on I Permittee: Jenuifer Lin, et, a1. ,Address: 6601 Owens Drive, Suite 100 Pleasanton, CA 94566- ------~·---~-·~~~-------____~&~_____________r_~~~~~~__-----____u~___________._uu________________n____~~~_______________.______________________~~~_______________~.__&__~ I Date: NOTICE OF SUSPENSION OF WORK under Departmeot of the AImy pennit No. 25144S TO: District Engineer, US Anny Corps ofEugincers, Regulatory Branch, 333 Market Street, 8th Floor, San Francisco, CA 94105-2] 97 I In compliance with the conditio,," of the permit dated 5/23/03 to COnstruct a master planned community in the City of Dublin, this is to notify you that work was suspended on I Penni!!ee: Jennifer Lin, et. a1. Address: 660 I Owens Drive, Suite 100 Pleasanton, CA 94566. I ~-----~-----------~--~-------r_~r.~________-:____n____~~~----------------------_n__~___~_________________~.u~_________________rw.______________.___~&_~_____________ I I lu compliance with the conditions ofthe permit dated 5/23103 to constntCI a ma'Ier plam1ed community inlhe City of Dublin, this is 10 notify you that work was commenced on I Date:_~__ NOTICE OF COMMENCEMENT OF WORK under Department of the Anny permit No, 25144S TO: District Engineer, US Army Corps of Engineers, Regulatory Branch, 333 Market Street, 8th Floor, San Francisco, CA 94105-2197 Penn;!!ee: Jennifer Lin, eI. a1. Address: 6601 Owens Drive, Suite 100 Pleasantou, CA 94566. I ~~&---._~--~---&~------.-~---------~"---~--------------··----------_·___·___________~___ft__~________________---~~~~-~------------_n__~__~__________.___u..~___________ I Au! : 94 I · I"~ . {PRIVATE} NOTICE TO PERMITTEE I Please use the forms below 10 report the dates when you .tart and finish the work authorized by tho enclosed pennit, Also if you suspend work an extended period of time, use the forms below to report the dates you suspended and resumed work. The second copy is for your ,.~ords. If you find that you cannot complete the work within tile time granted by the permit, ple..e apply for a time exteusion at least oue I month before your permit expires. If you materia(Jy change the plan or scope of the work, it will be necessary for you to submit new drawings and a request for a modification of your perrnit. (cut out as needed) ---m.....···___""______________________________.mn..._m..mm......_m________"___________~---------------------.m.m..__-----_____ I ~ :'!OTICE OF COMPLETION OF WORK under Depa¡m1ent of the Anny permit No, 25144S I fO: District Engineer, US Army Corps of Engineers, Regulatory Branch, 333 Market Street, 8th Floor, San Francisco, CA 94105·2197 [n compliance with thc conditions of the permit dated 5/23/03 to construct a master pla1111ed community in the City of Dublin, this is to notify you that the work was completed on I Pern1ittee: Je1111ifer Un, et. al. Address; 6601 Owens Drive. Suite 100 Pleasant on, CA 94566· I-·····...··...··m..................."-","---"-------------------------..................m..m__"..______________________________m...n..m.......mmm..... Date;~~~._~...........~ I 'OTICE OF RESUMPTION OF WORK under Departmcnt of the Army permit No. 25144S fO: District Engineer, US Army Corps of Engineers, Regulatory Branch, 333 Market Street, 8th Floor, San Francisco, CA 94105-2197 tin compliance with the conditions of the pem1it dated 5/23103 to construct a master planned community in the City of Dublin, this is to notify you that work was resumed on , D....fTI1itte:e: Jennifer Lj¡1, et. a!. I 'iress: 6601 Owens Drlve, Suite 100 Pleasanton, CA 94566- ·_~._~__~_&._~__~_._._M.~__________________________________~.r.r~__.y__~_~__~_____________________________________r_______~__r___._.____~_~____________________ I Date: "OTICE OF SUSPENSION OF WORK under Department of the Army pennit No, 25144S I fO: District Engineer, US Army Corps of Engineers, Rcgulatory Branch, 333 Market Street, 8th Floor, San Francisco, CA 94105-2197 ,n compliance with the conditions of the permit daIeù 5/23/03 to construct a master pla1111ed community in tho City of Dubliu, this is to notify IOU that work was suspended on I~erm.ittee: Jennifer Lin, et. al. \ddress: 6601 Owens Drive, Suite 100 Pleasanton, CA 94566- I,""-----....---------mn...mmmm__---"---------------------_----__-.-._-..........m..m.m."_..m______________________________..m.m._m_..m..m. Date: ."OTICE OF COMMENCEMENT OF WORK under Department of the Anny permit No, 25144S fO: District Engineer, US Army Corps of Engineers, Regulatory Branch. 333 Market Street, 8th Floor, San Francisco, CA 94105"2197 I,n compliance with the conditions of the permit dated 5/23/03 10 Construct a master pla1111ed community in the City of Dublin, this is to notify IOU that work was commenced on ". l.>ermittee: Je1111ifer Lin, et. al. '\.ddress: 660 I Owens Drive, Suite 100 Pleasanton, CA 94566· _&_____________________rrr___"__._________._____&__~_______________________________r__r__n_____n_____________n____.____.~._._&_~______________._._________________ I' Au!! 94 I I I I I I I I I I I I I I I I I I I, I " DEPARTMENT OF THE ARMY PERMIT Permittee:: Jennifer Linn. et at Permit No,; 25I44S Iswing Office: San Francisco Dj~trÌi;:t NOTE. The. term .LyoU~· and its de:rivativos, as used in this pormit means tbe petrnit1ee or any future transfcr~c. The t~rm "this office" rcfl:rs to the appropriatl: district or division office:' of the Corps of Enginr;c:rs having jurî$dic;~ion QYl':':r tho permitted activity or the appropriate: official of that office: acting under the. authority of tho commanding officer, You are authorized to perform work in açcordancc with the terms and conditions specified below Project Dcsctiptiol'\; You are authorized to discharge fill into 10.22 acres of wetlands and waters of the United Slates to construct a residential and commercial development. Work shall be catried out in accordance with the attached plans and drawings labeled" APPLICATION BY: Jennifer Lin, et al; LOCATION: Dublin, CÀ; COUNTY; Alameda; PURPOSE; Residential, Commercial and Open Spaee Development" in 17 sheets, dated April 17, 2000 and April 21, 2003. Project Loca.tion; The project site is located on unnamed drainages hetween Tassajara Road and Fallon Road in the City of Dublin, Alameda, County, California. IJe.rmit Conditions: Gcnl:ral Conditions: 1. The time ¡Ünit for completing the work authorizod c:mds on Oct 15. 2008. If you find that you need more time to complete the a.uthorized activity, submit your request for a time extension to this office for consideration at least one month before: th~ above: dat~ is reached, 2. You must l11aintaìn the activÎty a.uthorized by this permit in good condition and ìn conformance with the terms and conditions of this permit. You a.re not n::l.ic:ve.d of this requirement ¡fyou abandon the pe'rmitted a.ctivity, although you may make: a good faith transfer to a third party in compliance: with Gen.eral Condition 4 below. Should you wish to cease to maintaìn the authorized activity or should you,desire to abandon it without a good faith, transfer, you must obtain a mQdifl~ cation of this p<:rrnit from this office, which may require restoraÜon of the area. 3. If you discoyt:r any previously ul*nt)wI1 historic or archeological rema.ins \vhik accomplishing the activity authorized by this permit, Y01.1 must immediately notify this office of what you hav~ found. We will initiate the Federa.l a.nd state coordioation required to deterrnin~ if the remains warrant a rocovcry effort or if the site is eligible fOT listíng in the Natiooal Register of Historic PI.a.cl;s. ENG FORM 1721, Nav 86 EDITION OF SËÞ 82 IS OBSOLETE (]] CFR ]25 (App<ndix A)) I I I I I I I I I I I I I I I I I I I 4. Ifyùl,l 3dl the property associa.ted with this permit, you must obte.in the signature of th~ new Owner in tht< space. providé:d and forward a copy of the p.errnit to this office to valida.te the: transfer of this authorization. 5. If a conditioned water quality c~rtífication ha.., b~on issuod fQr your prQj~çt, you must comply with th<!: cQnditions specified in the çc:rtîfication as special conditions to tijis permit. For' your convenience, a. copy of the cc-rtification. is atta..ched if it contains such conditions. 6. You must a.llow r~prcsenta.tivi!:s from this office to inspect the ao.tb.orized activity at ani time deemed necessa.ry to enSUr~ that it is being or has bl:eD accomplished in accordance with the terms and condition.s of yau¡- permit. SpccÎa.[ Con.ditìoJi$: 1. ""lie pl:!rmlttt:~ sJuIJ comply.wHh tlH: rl:rrns and conditÎl)ns of the Biohtgic:al Opinion. issu(:d on July . 2002 by the U.S, FÎsb a.nd Wildllfl: Se¡'viccs Serviçe þunll.ant to Sec.t'íùn 7 of th(: Endange.red Spe.çjes Act. A copy at tllI~ opinion is Att.ac.hed. 2. Mitigrttioß shall be canied Dut in accordaß(.e witb th mitigation .and mOQHorin¡:; plan prepu(:dfQI" thIs project by If,T. ).{a.rvey & Associnks labelt:d: " Projeçt Arl!8 Mitîgation Rnd Monitoring Plan, Dublin. Cali- fornia" dated March. 3 2003. Further Information: L Congr~ssjQna.l Authorities~ You hav~ bcert a.uthorized to und¢Ttake the activity d~scribed a.bove pursuant to: ( ) SecIi<)n 10 Mlhe ]{;vors ."d Harbors Act of 1899 (33 U,S,c. 403), (X) ,Sootion 404 of the CIc." Water Aot (33 U.S,c. 1344), () Section 103 of the Marînt ProtectiQn, ReS1;areh al1d Sanctu¡jnes Act of 1972 (33 U.S.C 1413). 2. Limits of this authoriza.tion. Q. This perruit dO€;$ not obvja.~c the nr::cd to obtain othc:r Federal.. state, Or Ioea] authorjta.tions requirc:d by law. b. ThIs pc.rrn,it does not grant any proporty rights or exdusÎve prlvÎlêges. c. This permit does not authorÌze. .any injury to the property or rights of others. d. This ptõrmit does not au.thorize. interference with any existing Or propo~ed Federal project. 3. Limits of Fe:deral Liability. In issuing. this perm.it, the F~dora1 GovornmelH dOl:<s not ~sume any liabfHty for the following: ~, Dwna,ges t() the pe.rmitted project or uses t.h¡:;reof as a rcsult of other pormitted Dr unpermitted activities or from DattuaI causc,$. b. Damages to the permitted projeòt or me:') thcreof a~ a result of CUtrent or fut¡¡rc acÜvitìc:s undertaken by Or on behalf of the United States in thl!; publìe intorc:st. c. Da.JtJ.~gcs to p¡::rsons, pToper~y, or to other pennitted or unperroittod aòtivities Or structures caused by the: activity authorìzed by this permH-, d. De;sjgn or con.struetiû!1 dcfki~ncies as~ociated with the permitteù WOl'k. 2 I I e. Damage cl¡1,ims assocjat~d with any fut1..1r~ modification, suspension; or revocation öf this permit, 4_ Reljal1ce on Applicant's Data: The detcrmÌnatiöll uf this office that issuance of this permit is not ('.ontraJ'Y to the pubhc intcrcst was m¡HI¡: in reliance on the: inforTTIation you provi<kd. I 5. Rt:cvaluatiùn of Permit Decision. This offÜ;c. may reevaluate its decision on this permit a.t any time the circumstances Warrant. Ci.-cumstances that could requite a Tc-cvaluatio11 include, but a.re not limited to, th~ foJlow~ mg: I a. You fail to comply with the: term.s and conditions of this pcrmít. I b. The information provjded by you in support of your permit applitabon proves to have been faJse, incom- pJc:tc, Or' jJ:1a,~curate (See 4 above). I L:. Significant new information $urfaces which this office did not consjder in te-aching the:: original public interest de.cision. I Such a reevaluation may r~suJt in a determination that it is approprialc: to use the: suspension, modific.a.1:ion¡ tmd revocation ptoe;edures contained in 33 CFR. 325.7 or enforcement procedure~ such as those contained in 33 CFR 326.4 and 326.5. The referenced enforcement procedure.s provide for the Îssuance of an administrative order requir- ing YOll to cQmply with the terms and conditions of your pe:rrnit and for the initiatìon of lega.l action where appropriatc-. You wi1l be required to pa.y for any corrective measures ordered by this offje;e, and if you fail to comply with such directive, this office n1a.y in certain situations (such as those: specifie.d in 33 CFR 209.170) a.e;c;omplish the corrective meaS~lrc:s by contrat.t Or otherwise and bi1J you for the cost. I I 6. Extensions. General condition 1 e:stahHshes a time limit fOr th~ completion of ~h~ activity authori:l.~d by this ptrmit. Unless th~ro arc circ.urnstanccs requiring cilhor a prompt cor:np]~tion of the authorizod activÎty or a reevalua- tion of the publi¡;:; interest deci~ion, the Corps will norrnally give fa.vorable consideration to a request for an extension of thjs time limit. I Your s· natmc bc:Jow, a~ p~rmittee:, jndicates that you acce:pt fmd agree to c.omply with th~ terms arid eon(htions of this t:n it. I (PCirmit /lÁv ::> 2 ~þ ð=3 (Date) , _._.~~-,,~~,~- I I This permit becomes effective when the Federal oftkial, designated to act for th~ Seçrctary of the Army, has signed below. I s-L~: j Q.~) I I When the structute:s Or work authorized by this permit are: stil1 in c:x.istonce at the tÎ1'í.le: the propl::rty is transferred, the terms and conditions of thi,s permit will continue to be binding 011, tht; n¡¡::w owncr(s) of the property, To validate the transfer M this pcrmh and the assocìated liabiJitics associated with compliance wíth its terms and conditions, have the transfetee sign and date belQw. I (Tran,fer..) (Date) I 3 I I I I I I I I I I I I I I I I I I I I San Francisco Pacific Ocean Livermore ... "V " {I ~ ' 'I VlCIN1TY MAP ÞURJ>OSE:Resiäential, Commercial and Ope~ Space- D¢vel0p[ti.~nt SOURCE OF BASE: NGVD ADJACENT PROPERTY O\VNERS: See Application PROJECT AREA Seal" I" ~ 10 "'¡ LOCATION, Dublin, CA. 900'± Easr of Ta:;sajara Road and 20m:: North ofI~580. Al'PUCATION BY: J cnnifer Lin, et aJ, c/o Je.mC"s Tong 660 I OWons Dr., Suite 10ð P¡...antm, CA 94566 COUNTY: Alameda FJOURE: I of 11 DATE: April 17,2000 I I I I .' -:--, < ,~f ,#"~ ""J' '''h/{L$ \ ---------- / , ...,., .....-:·1~~> /\pf\.flI, I I './; - "\ --------- - \ D ~~'tF ¡>.!"-"'¡"'\~" @-' , g --~~ _-;,\1 .--..' "ì,'*' I ~+.r ë'.J,I ~~;~,ii \. I ~,", þ....~,'...... I I I ,&~, .\;'... ~~ I!- I """" . -'\..-.- I ,', "'0,. '" ~t~ '" I :t.,. ./ ~ I I * I.II)Rjl'( I PURPOSE: Re;side.ndal, Cornm~rçial and Open Space De.ve:lopm¡;::nt DETAIL AREA MAP PROJECT AREA Scale=:: I It = 3 mi LOCATION: Dublin, CA, 900'± East of r..,ajara Road and 200'± NOrlb. QfI·580. I SOURCE OF BASE NOVO APPUCA nON BY: J ~nnifer Linl et a.1. tio J .ames Tong 6601 OW.DS Dr., sill,. 100 PIC""'DtOD, CA 94566 COUNTY; AI.moda I ADJACENT PROPERTY OWNERS: See Applícatìon FIGURE; 2 of 17 DATE: April 17, 2000 I I I I I I I <:s '" I ~ ¡<' '" '" I '" '" ~ I I I I I I I I 1IIIIH.~1IIIiII~ " , I J 1 III M' I '0'""_ ,,. \ \ ~.3~Cfõt_ l ~.:r I'C. ".'to. GI~~~ðl1 Dr'IVe ~ ~- L- ---/?--- --=~ M I ".",- !' " ;:¡; -1-"---' 1~..3~<>""", E¡t.CGroor o~ / o.~ I<C.'"'~,~ I I r- !f¡ì,'i[ P¡Sf! ".!;1,_ ¡ -- - '::'/ - _ ~---Qyb¡," ~\ f. " l ~::- :.::::'::"~I~h_, I ~':r-.:. ~_ ~ f r¡.,....~;c---~- I GC -.~~ 1<..41\(:'..".> I I / t ~Q:O- - -I I CI.~1'C.1õi+n H 1",IN:.Gr... . M IO.'oC~. M2 1~."N;.(iç/ ) , EO IIJQA.«(¡"",. f -) '-~ 1 J ~~l--- NP ;.".-c"raM 1 þ M IS.~o.CG~ ___ _.1 M4 II.ði'C.i;õ.-- r.t.loCGra.. M, H 11"\",,,<;:,=. ¡~".~ (;",.. CO .3.~ÞC. "'HI'» I ....-..-1-1~ ....~t.II..I~.... CP ~~,;; loG ¡;""" M3 Jo/Qr A ~AR,T - ~........... 05 --~ zz.~/IC~.. ",~',-. ,----,--1---,---_ M7J I GO I ,,"''- : "':- _.J i 1~~'-=1 ..L_ ~. f GO Z&.3f1C.fi«>I. ¡ co .......n;<>~ L£GEND 1-580 .-.&-I-.....-....-....IIIIII~HiIIf+I._ " ~ " LOWPl:IC!Im"/I:t!oIDi!M1Al M!:PI\.IUOO./!o/TY~I~IlTIAL ~1:!II,!MH (;110~~""'IIt='IDJ::IIITUIl NK:I'IOI!~I1'Y~I~f1AL CiMI"U!oOI'l"ICI: ¡;¡;~!:J!,Al~Al ~~~J!,Al GOMM!:RCIAI. / 1;AIIoI1'~ orrlC!: CDMMIJNITYrAAK N!I¡P~I'J1OOD~ k!h;:;H~Ci'OO~ O!'!'tl~.·~ ~l.fM~AI';r",;,o-,ooL MIOO¡l!!:>o1CJOL ro GO '''"0 0- '" "' '" " .... ~t.'ol' ~1!::r~MlI"\.II)UC -- '"... CIll'ATW ANCI,l.VOIDro WAT!1I:.'!I (:II' TI1~ L!t-.liHD ~~AT~~ PURPOSE: ResidentiaJ, Commercia] ar¡d Open ~Qace Dtv~I(lpment o 1~!700 lOOP DEVELOPMENT PLAN I JURCE OF BASE: NGVD ~CAtË: ,"", j 000· ADJACENT PROPERTY OWNERS: Sc:e AppHcatîún APPUCA TION BY: Jennifer Lin, et. al. c/o Jam~ Tong 6601 Ow~s Dr.! Suíte 100 Pleas'nlol!, CA 94566 I '~!H;IQ a",,,Õ!fIO P'\Ir.O~~-)(I\p\QI"oI'14nt¡\r"";""""'rntQ\\ lUbnctk:~OCVP1."'ong * PROJECT AREA LOCATION: DubIirt, CA. 900t± East of TaSMljara Road..d 200'± North o[ [-580. COUNTY; Alameda FIGURE: 3 of 17 DATE: Ap,il2], 2003 I I I I 'of...· I ':~ If,;."'" t:C··'" I j~:-,.., "- -\r- I I ~ J! ~H '" ;¡¡> <11 '" .~. Ii-' I I i) "",^ , ,- I , !i ·r: I "" íl ."" /- .:r" ,{.~.. . ." :'-~. ...~,... ~"":}.'..'.'.'.::---:-' ,:. I ,.. y .'i~·. I ., ~ {,¡,;...t: ""'¡,þjf,!k:':-;" ,,_':. ""'i";"':." J.- " ·~~~g~,i \; -¡;A~:> "'"...:" ..II'· :'. t':I!'~\<:jr,'~,·.'· ;¡" :';~g:i~:,,¡i_ '. ~ ' ~. ,- . .f ." ., :-',: ~~:.. _{?~'," "j i!U.~A . "., :,,'~! 'OJ )) ;~~~/!IIW:;¡·' ...,,~~ r!~~j¡~: .... :'~- .,.'...../ ,. ~ : ; (\~\,<.:.:\. . .. 'J : :. ....~'.:: ._..~ ,.'...... " -' .... f\ t) --, I' /10. !-\ I .. ./:..._/-\", ,~") "".. "" ~, ( ~"""~'"'""-"/ "'- J m --.,' 01_ ....... ~ ~ ' ~------- ~,:.., ,;-q¡ ~-ìf f r '- ", .. ,.' ..,: ~-',-ì ~ '" .. ' , " ,,~ A'-' f" ,'. <' j -'Í ¡ . , t",_"A .., " I ('" ....' ", :-\LJEA .1--> ~ ' ,...., .:.....................J..... . D Li .....-.::\"':".-='"".-- 1-560 ~ I JURISDICTIONAL WATERS ....... .. ~ ~, . ~9~1Iy"~ W~I~fld H.¡¡¡',!:I.! D~fll.,cd Dr'''N'3~ ÖlII:WI¿ ....UIoLII: W~J~d.~ OthçrW~te.~ Df !he u.~, ... ~~ Tt;>~1 I I ð.~2 M:. D..4,A.C o.~~ I'-l:. 19..nþ.c PURPOSE; Resìde:ntia.l, Commcrçial and Op~D Space Dc:vcloprnetlt WCA 110M: Dublin, CA, 900'~ 80s' "fTos"j". Roaò ..ò 200'!' North of 1·580, I SOURCE OF BASE: NGVD JUlUSDTCTIONAL WATERS OF TIIE UWTED STATES ó .2~ 500 ~OOQ PROJECT AREA SCALE: 1M _1 000· APPUCA110N BY: Jennifer LiD. ,to .1. c/o Jamc:3 Tong 6601 Ow,", Dr., Suite 100 Pleas.nton, CA 94566 I ADJACENT PROPERTY OWNERS: See Application COUNTY: AJ"",,da FIGURE: 4 of 17 DATE; AFrillJ, 2000 I. I I I "I) .2 . i ð ~-----.; ¡ ~, ] ~~~ a"""Y~7 . i J ; , , I AREA F I \ GII!:;:\:';Ioi1 D!1ve I \ I , ~ s ~ , ] I r I E '" iii' '" '" '" f- ( ~ I -- ~~-2"-.12i!N" "'0"'_ ì ""-;,i '-- I .....------------------- ,AREA C I ~-~,-- - ---- I 1-580 I * LEGEND ...'\_ W¡1.11:~ or THI: l,JhilTED &fATð TO O~ rILL~D ~ ~. T K I I I PURPOSE: Re~idlmtial, CotnmereiaJ and Ope.n $pace Development , WATERS OF THE UNITED STATES TO BE FILLED o ~50 :'01;) 1000 PROJECT AREA "OURCE OF BASE: NGYl> I ADJACENT PROPERTY OWNERS: Se¡: Application SCALE:: 1 ··...1 000' APPLICATION BY: Jennifer LiD, el aI. c/o Jamos TQng 660 ¡ Owon, Dr., Suit. 100 p¡."""lon, CA 94566 LOCATION: DubHn, CA. 900'+. EB$t.QfTa~.!¡aj3ra Road and 200" North of 1-580, COUNTY: AI,mOO. 1,-.." "..,.., """"-'~o"^....,<^"_~.^,,,,.....,<o...n,,,.." FIGURE: 5 of 17 DATE: Apri12 I, 2003 I I ...ßt=~f>Qr\ OI"V~ I I I ..---------::::- L_.~---------~/--- ------- I , j J AREA ! ¡ ¡ I F I 11 ¡{Z ¡<> '" :¡j '" ~ ·r~~~---c~~ j a aYj" L~,,~ 1-/ ~~~ þ 1 ~ ,.. ,.. ( AREA -..... .... -. \ I I I AREA H .----- ~/ AREA C I 1-580 I ~- ~ I LEGEND - -... c:P.t:Af~D DRAINAG;r,5 I I I PURPOSE: Residentia.I, Commercial and Open Space Dev~lopment ON·SlTE MITIGATION PROJECT AREA o 2~Q 500 10ÛO I SOURCE OF BASE: NGVD ADJACENT PROPERTY OWNERS: See Application $LAlE;,"_1000' LOCATION: Dublin, CA. 900t± East ofTassajara Ro.ò .nò 200', North of ¡·580. I """00' ".,,,, "''''''.'''o''_''~'~.o,..,_~«...m''",... APPLICATION BY; Jo:nnifer Lin, et. al. c/o JatnC:5 Tong 6601 Owens Dr., Suite 100 Pleas>nton, CA 94566 COUNTY; Alameda FIGURE; 6 of 17 DATE; April 21, 2003 I I PURPOSE: Residential; Coml1lercja! and Open Space- D~Yclopm~nt '. I I I I I I I I I I I I I I I ~ HClII:11t OFF·SITE MITIGATION PROJECT AREA I ADJACENT PROPERTY OWNERS; See AppJication APPLICATION BY; J ~nifer Lin, c:t. al. c/o Jam., Ton~ 6601 Owens Dr.~ Suite I DO PI.asanton, CA94S66 LOCATION; Dublin, CA. 900'± East of Tas,.jara Road and 200'± North ofl-580. JOURCE OF BASE: NGYD COUNTY: Alamoda I FIGURE: 70fl7 DATE; April 21,2003 . .1' I. I '.':it,l"'-I, j I.~ ¡ :'", r "').1/li " ~ .. ¡1, '",'('! :',:. ~'. ~~ ji,!':i¡¡JI¡O/ , '. ,u',f' ;".1,,/,,, ' :i.lJ¡";'::'I ' I " i;: f ''''~i~~'~' ---- :U'lt~!,i,n ' ,-<.!:ø ~i ;' ~"';" I: , . ". ., él " l-!j'I ¡ ,Ii:, ,}:':, .. ",:':Ï¡<1" , I,:' j . ~', :, ;. ; i i: ;;;; ,-- !",Iri.! .. '1;'1':'" ·:.iil,- ':it- I I r"i', :l/} , . I ,\l,!! \ ,ill,., ' .. Il/.;J.':. . I .J ,01'1\ i,¥!;'k ..~~-! - --'f - \~ ~ - ... ì:\' I.' .I.. 1:;". ~. !)/lI'1 \ j ,1.11 I . "". ,I¡'l\il\'t \ !,~!~~\ '. . --.,-n·'1 I .' ti!vt¡c:/r - I .-t~! ' .' ~'~,",1' \ ~ .. i '~r' I.. I'. ""Ii' II' , .' '.'" I. ., .;--1' "." 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SlOp 1 Pool ,",,- Unp~~FI~d I . - - I - ~~I'\Iq¡IheßlD~fIõIIg¡t ~ ~~A~¡¡ I .. - 11m uSl.oe W«lan&;~ bl!l Pre..~ ·iIfK ~ha¡' ~;: ~t1rl~H'I ~C$tQr.l.~OI'l A~ Lt/..:..~r NtJoo:'Ih.!rr1 Dnun~ C~-\..p AT1I;I I .. ¡ ~L " , "'tt.I'f:lljar{1 Cr~~k " ," c· " I '" (;, r ~.,i.. _ l~ I. -"...., I ~,':1'! ·-~:r 1'1. . ,..\J!'~. c,·" ,... ,., I _' ""<, 'I, ~:,. . r :' ,:~' .i<"... 1,I'~tl 1 ~/; ~ ~":. .c·, _..;.;>.,1,.. _~I:r·!..." ,(~., ,J~ . ,,',<"" '''''I' '. .' ,,'5 ,.'G" .,,¡m. ";",. """ '.¡ .J' .'.'. 1. ,,::;:j·!;?~"I'1 ~.~ .". '...' """.. .,'.. "#....:':".\;~~,,:~:, - J ~\' 2!-..:..~._ .,'¡t~.... ' ...., ,,_ , '\jl '11Jf Iq i' ~; dll~'I~~':irJ'tht: r :-'l";...«:!·\~f.~ij!t»...... ,-.~ -" I" ~".'" " ,'CP', ~. ""....- '.. î:9! Ii·', -" , ..." ,,_:.'1; ~~jo, ii\¡¡l'~ . --·~.if y,' "~,,¡;:!.--, : '\ ~; . ~ 'I!_, '\:" "-' ..~. , '11'f.,.....· "", ..., ".-.." ".'·\'k" ","~.. :(: :, /. ,'.: I;''I.\:~ _, M .:1,.., ,1,;..., \Wp,. '_'. _ 11 I, r ,""\ ~~ !'.';",i~.' '.j .;-::. 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'i ")'" I ií /f ,~ ;Ú\I\\' . , f j d ¡'101/' r",,~:,";~,,\,\ T· :' ¡ /" II ; f',-,'I" 'f.' :' í/' !I~'//!/ ',' l ' I,,,' i,' .://f¡rTï!l/ '-J} .,~~\\IL..'.~ r I:, IfF'. "!tf _---'~ ....§. 'I' ,,' I i I ./t'/. J . '. ~ ""~-",,,..;' }'. :.,., . , .. _.,./ ¡ \.. '.,- -~... .- -1-..;- \~., ~!i,'{f,// .:......./,.:--.:--..>-.\ fIT!,~ ;"...': :\ I.~.¡ I! -.:;-...' j j ~f -"'.\" L l' ":~I·: ·¡".lí1\\. /.' ......:..- ':} \ ,\ \ \,; ~~ N1'" : .\:y.:': ··</~:...'->::::·'-:·-:'· :'~\ \\ ¡-n II !Ji~' 1 \,c /.~.. O'","oC"')"¡'¡: I" " ; II,' .,~ ~- I I'''¡~.~--; /' ...., r'I' ~'. :"~.-: f ,jr:t:~:;?/,.:/, I ~ ¡\.:-~- /'!, : ¡~'1! ·'rJ ",!" ,""/1, f:' , , 'I ; i 'I r ~ ' . i r, I" I, . ~r: ¡,I; \ :J L, .. ~, "·'f' , , " J..., " ,'. ",.". '))"'1 / I ,i. ,~,I L:;:, /~.~; '1\11' jg l.dr; ¡,. ,....;? i I' {1. 1.'li \' /",. "I 11'~ I.¡ II; 'Ii ,.' "'¡'I I.; , ',11 ..ill' ·1" .~ I ) )~ï'. if íl. " ; .. .I:~i .'~~., . ¡":.,' 'I:',:, _/i;i,/ .J: " .~,. At\~.;~·' .. ~~; ';." ·ï ',' :;:',.. ·'M~;. ":.',!' ~'~;.. - -~--._- - .. ,':¡:':., .. ~ , , c' \ - I·),:'" ",,". . .,,:..,,':. ··õ';", " ,.. \:r, -\ . - .. ;' 'I ¡ :"·~);~'!(I \~ ,: ,;.'.: . ,., ,~:. I ~ ì.il 'If'·' ,," I, (1)1;1111; ; f! JP\I,. t,¥~:· . ~ i 1 .. .. !'¡f:HU;'i,. ' '; ,,:,::,'!L~//,'.! , "'/JI'II'" ; ·!,'111·,'1 ~ . 1 . I,! .. :. ,,' "..,." ,·:\<:~~t~~~ltf..'· ~.. :~t·$}'~' ~'" ,; ....-,. -' -;....- . .. :¡"-.'¡ o ',( ';".í ' .", , 1'1 ' " .¡'I' .' ... ~\\. t .:.,:. n ~ - I' l:I/1 fl .1 .¡"",~ . ' ,,1- .,>"'. \' .;_L\ ~I'~.I- II , l I', \~r ~ :'\-L: ¡ TA'$~Af¡/\"'ACAO, . ,...~,... _~,.:~_~..€r PROJECT AREA PURPOSE; RðS:identi,aJ, CQmmercial aIld Open Space DevelQpment NORTHERN DRAINAGE & REDGWICK PLAN VIEW LOCATION; D»blin, CA. 900'~ &.t of T .assaj9.11! Road and 2001± North ûf1~580_ I .. SOURCE OF BASE: NOVO I ADJACENT PROPERTY OWNERS: S~ Application APl'LICATIONBY Jennifør Lin, et_ a1 clo,J~i.Tang 660 I Owœs Dr., Suite 100 Ple<saoto.. CA 94566 I COUNTY: A1"",<d. FIGURE: 10 of 17 DATE Ap'¡12I, 2003 I ~ ~~ I / ~ " "" , , , , ~ , , , , , , , , , ~ , I I I I ¡¡¡ ~ <t "' ~ " .Q .2 " .. .?i " m Æ a: 0 . ...., '0 8 . "- .. Ii' 1: c- o. :J ...", ",' " ",IE co- " at ""'~ '" :;¡" .c"" C. !!J,¡; ~~B " ""ê , c c~ Ii! u~ 13 '" ...., ~ :R "" ~ ,;¡j u - "§ 0 E 0 ¡¡ .. '=' a: '=' 0 ~ .. Ii ii' "" ~,- .c-" -Q. n ..~ Em "§:¡ d) ~~ã-¡'¡ .o:(,ª-ª E '" ~ '[:¥ ~ 11 ",en ~£ 0- .sf ¡¡- 50 I I I I <0:: 2 '" ~ ~ ,,~';;~~~ fl' ~ OJ n ~ ,90 R~ õîE1I~~ : C InQ ê g.ê : .~~ s 2 j ~ 1 ~~~.¡¡.€ : :m.ct~~ : J::~~022 I .... ~"'Q.1I ~ " , If : ~: ~: -- I I , , , , , , , , , , , , , , I I " 0 " m ~ l . ~ I <.> .§: 1: ~ ~ " j " 0,11 i.. 15. ~ !\ j '! ~ 0 " 0 ~; 0. œ " 11 ,., ~ <3 ~ r , ~" "IF. H .~ ~ ~1: w z " ,;~~. ~ ij¡ .5 - I I I PURPOSE: Res;Jon!ÌaJ, Commercial and 0p",> Space De:vclopn-lImt NORTHERN DRAINAGE & REDGWlCK SECTION VIEW PROJECT AREA ,)URCE OF BASE: NGYD I ADJACENT PROPERTY OWNERS: Sœ Applica.tion APPLICATION BY: Jermifer Lin, e:l at c/o James Tong 660 I Owens Dr., Suite 100 Ploasaotoo, CA 94566 LOCATION: Dublin, CA, 900'± Ea" of Tassajara Road and 200'± North ofI-580, COUNTY: Alameda I FIGURE: II of 17 DATE: April2!, 2003 I. I I I I I I I I I '--.... ,.~.:\ ....... "\ , .. " " .---' .~ ~....... I 1...--/---· --..... L_-~'" ;ro, . ~_.J1 I I (,\--\ \ ' "\ 1'- , " I \. -/-\., ., .,..-.. \, I .",iI\:¡~-:-,_ I I ( ~ i'''''.---··'-·- '~~~ "L ·,....._/1 ~~ \, ,. "I .J" .'..1 {/'. " ..-, ", '" .. "--. -.,j ',." i -J \ ---ç---;-' I· ' oCt ~.., "', ~.~ t.~_._/~··.,,___/j -.:-:-___ !, c I .--"- -\ ( -, "--, I'"~ ¿ ¡'jl I '.. t\ N I..ag,nd R~F~P~I'III· PDnd' 3.\711¡:rjt!1 Sn.~1IIII w,,~and POI'œ: PI;II'td:2. ,."" ,..." pupil ~ p~d6 PDI'dT ....... 'oo· pord1(1 p~11 potri!;'2 pond1J pcnd14 panl!'S p~1& pand17 "ß.4~ {].9!}I"'" o.7Tamoi O.e.3mçmJ o.6'I'~ ,:DøBe' 2..11 .m;¡oIIS ~.9' lOC'1Ii 1.401lçfM o.l.Iaan 1.4611eIK 1.3Q1(2'11:5 1.3-'lIIoad 1.7611~ O.9~ 1cr*'S 1.7/iICl1'll ·..........T6Yl8D&I)f1QI WiIIIGIIKIPondS: 22.~açtes Tl;ltIIl '~ W.lllpIIlk'od p;LJlPOPds¡ 25,18""''' ØZbE~~p.;Z\d /Ð1 ~~.øJ'Prt! )OØdW"lliEnd G!J N_ 6PM!1'IIII yft6-,d PonÇ ~E1;iillnIÎlW.ßBndl\C>btI PI'''.NlIodlrtdE~ . JfI;ln¡;:havaf1l'i lllpOl'ldlflO0j4.øII1 . i211'cI1AWrW;lltPOO.;Jn¡ dø¡¡lh *PoMI1,'1.!lII I/I'1"'¡~I~ ðtll ~r~Ub~n! .il\llill1¡nOOp'ü11' ¡j.pt\Ao{411....0hod -------unUv~Cðl1,lK'I:¡I.lIor1A/11I11o ^ \J~ETtlb\l'III'fWIlI*r\ÇIbll / . p",'en'11I ~t1II El\to~ UN LIVERMORE MITIGATION SITE PLAN VIEW PROJECr AREA LOCAT10N; Dablin, CA, 900'± E"'" of Tassajar. Rood and 200'± North ofl-580, COUNTY: Alameda -.' . PURPOSE; Residwti:a.1, Commercial and Open Space Dovelopmc1'Jt APPLlCATIÜN BY; Jennifer Un. c:t. al. do James Tong 6601 Owens Dr" Suite 100 rloasanton, CA 94566 FIGURE: 12 of 17 I \SOTJRCE OF BASE; NGYD ADJACENT PROPERTY OWNERS: See Applica.tion - S.~gl~r\g~toJbtlf'~I*N..:I /'0 iIIl1d£"I\IIn¢1KI DATE; April :¡¡, 201 I I I I I I I I I I I I I I I I £; ;;¡ - 0« (f) "" 't: 0« z -" "0 £ 8,: .s: -. - . ..' ". ~, ,,: o' - . .!!!; t <, I PURPOSE: Residential, Commercial and Open Space Development -,OURCE OF BASE: NGYD I ADJACENT PROPERTY OWNERS: S~e Application I t . ~ ¡ "" g[r¡ (f) /:£.-., " - o " D . '" '" .,. "" to 01:0 Z on "0 " " "" UN LIVERMORE MITIGA nON SITE SECTION VIEW APPLICAnON BY: JenJ1ifcr Lin¡ et. al 0/0 James Tong 660 I. Owen, Dr.. Suito 100 Plcasanton, CA 94566 " .2': ~, -, Ii-j' ~. ". 'i!; ". ,g.: " . 0' §:: .", , s <D a ID <= '0 '" ~ ~ <= '" .. '" '" "- <= c ~ '" '" ~ ," 'Õ ~ " w co '0 I; '" <1> (J) OJ ...J PROJECT AREA LQCATION: Dublin, CA. 900'± East of Tass¡¡.jara Road and 2QQ'± North ofI~580. COUNTY: Al.ameda FIGURE: !3 of 17 DATE: April 21. 2003 I I I I I I I I I I I I I I I I I I I § .. ¡ ! "f ~ .. . , , $, ~ ii ~ ~ :¡ ! Ii . " , f·," ,< ~ ~~ ,I "I:, ~ " .. ;, ~ .. ~ p CJ ~~ ''', .~ . z ,- :if:-. 5~ i~ í "' ~,i " " ·m ~ >' iJ ,,1! f¡; ~f- j! ~ d , f~ !! iN 'I ~ ~~ J ';;::t", < ::::'0 ~(I I I ( PURPOSE: R<:sidt1ntÎaI, Commercial ~Jd Op~n Sp!\(·.e Devolopm0:llt SOURCE OF BASE: NOVD ADJACENT PROPERTY OWNE-RS: ·S~ Aþplic:nj()n" FROJECT AREA APPLICATION BY: Jcn.njfer Lie. ct. ai, (;/.()Jamœ Tuna: 6601 Owens Dr., Sui.ti;} 100 I'h,,,,.,,'oo. CA 94566 LOCAT!ON: Duòh". CA. 900'± f",,' of . Ta:.¡sajsl1I. RCJad and 200!± North ofT~5g0. (;OUN'l"Y: 1\1.¡' n1~¡). FIGURE: 140(17 DATE: Ap,iI21.2(J03 I' I I I I I I 1 I 1 I I , @ I I I I I SE:itback I Open Space (average 100 fool selback; from top··ùr-bank) West Bank: LEGEND 11 Native Wßbw ¡lnO Oal( Saplings. 10 be Pr{ l~ct~ .. N~tiv., Willow Cut!lnQ~ II) b. 1n.~lallød In FIOödpl.lil '¡ .¡!Il1d at The of Eroded S~"f1ibank Slope ~xi5IiJ1\J Fence to tll!t Rfilmoved Gamage I Dlilbris to be AemQved NaY ¡: A, tnuIIi-UIPIII tnI.~ \VIR ~ kl¢t'I~18d Yfilhln tl'iftl!l;elb~~II..,.aQnll'roo!l~l!Il5Ibl!lnk PURPOSE: R~idc:ntial, COli1.morçial and Open ~'face Development _bURCE OF BASE; NGVIJ I ADJACENT PROPERTY OWNERS; See Application I Tassajara Creek Channel ~ width varies: RIparian Restüratlon SIte Existing RIparian Habitat r ,I width varies ......... Setback I Open Space ¡.. (setback varlE!15 from 100-260 ft. dependiilg on Un property boundary and futl.1re Fallon Rd. location) t- ~." % East Sank CDFG Jl,Jri~dil;lilJn81 area ml1lgallon " c.. TASSAJARAŒEEK SECTION VIEW PROJECT AREA APPLlCA nON BY; JClmifc:r LiD, I:t. al. c/o James Tong 6601 Owens Dr., Suite 100 Pleasan'on, CA 94566 LOCATION; Dublin, CA. 900'± East of Tassajara Road ""d 200'± North ofI-5S0, COUNTY, Alamoda FIGURE; 15 of 17 DATE: April 2J, 2003 I'· " I I I I I I ~~ :12 1 I .~~ -=t--: - -~~ ~/ ............... - --....... .-- .. I :::=::±::=-~ - ~ --- -----~-- ==-=-~ ~- -~. ~_.'.',. --- I I " 1 // .-" / ,--- , ( r:=::J ...-OIL- = U ,. ,. I "! I '" ~\ / { "t'- ....I... I o cj c' .,. . I " I _.../ /---~-:;::~ '. - - " / /~/--X ,.¿_~___ --- /.... ~---.' ----.~-- ---~-,~::;:,...-'~ PURPOSE: Residential, Commorcial an(l Op<n LOWER NORTIlERN PRAINAGE Space: Development PLAN VIEW PROJECT AREA I SOURCE OF BASE; NGVD APPLICATION BY: Jennifer Lin, et at. cI9 Jam"" Tong 6601 Qwons Dr. Sui~ LOO PIcas.nOOn, CA 94566 LOCATION; Publin, CA, 900't East of Tassajar. Ro.d and 200'± North of 1-580. ADJACENT PROPERTY OWNERS: See App]Îca.tion COUNTY: AI,moda I FIGURE; 16 of 17 DATE: April 21,2003 I 1 .e '" I U) -" '" o u Q) '" '" 11 " " D- o ~.21" 0" c g¡ _ " ",=" " 0 i3 ,;; g..!!! "'-Q, '" c '\:J~~ '" C c "'''''' ~-?c. -¡¡;:>!~ "'E.e - c '6 00,,,, 1;; ,. Q) 1=1 DHD - Õ c= u "'.!!!.~~ ~o.m[/) ãim>(þ «i.cÕ2S E.9!n5! ~ ~ B·~ CL~@rn o..o.,L..~ ...:(.820 I I ë '" ;;; i£ ..:. c .ern", O'!'C ..D => :! 2 e._ .e 00:(1] I I ! ë -§ ~ .c jQ CJ;I ..Lc""8 .ern'" g"fð :ß 2.S. QJ ca:~ 1 I I' I 1 I I 1 I I I I I I I 1 ~" ~ ~ ~- I I ë I!! " i2 ":'c ..cro.8~ g>~ => o 0. ~ L.. __..c o rUn I 1 ~-- - I -- -- --- I ;>¡ u£/ :ä" ' ~~~ 3:;:: I " " I!! ~ '" c "' '" Jj \ /- ....----- .......r"-- // // // , -- g> a; '6 "'5 ¡¡¡" .!!! Q, " Q.(I)C:P(lj " i!i" 0. .c '" .<: '" oS:'6~ - .'!!'".c = 1...;5' t'; '" ~ ",= ~ o·!; ~ "' - 1:' '" ~5~§ I '" I!! « ",'5 c §'§i "", ~ ,¡¡.e i\! ::: 1:: ~ '" 0 0 I1JZO /" \...r / I .' " I I PURPOSE: Re:$ide:n.tia.I, Commercial and Open Space Deve.lopm~t bURCE OF BASE, NGVD ADJACENT PROPERTY OWNERS: See. Application tOWER NORTHERN DRAINAGE TYPICAL CROSS SECTION OF ADDITIONAL RESTORATION SITE WHERE SPACE IS A V AIl.ABLE APPLICATION BY, J.ennîfer tin. e:.t. aL c/o Jam.. To"g 660 I Owens Dr., Suite 100 P¡...anton, CA 94566 I I " c " '" 3 '0 !II ::¡ ð 1: .8 ,., .e ~ CD o t ~ z ,~~~ ~ ~ '" 8- ,2 CD C ~ '¡¡ UJ '" ~.s %1 " g¡ E ·~:gQ.di (0 (/ Dc. :;.., c,ëß ~ m:2t== +' "C 0'- '" 11:." S .§ tIJ ~ (I) ë.a: j!! ~ 8:¡gc.(b «õ.8i '" c " .- " 13- c J!! ~ 8. ~ o.1.HJ ~ .8 I!!;; '" £21;!~ ~",,=C.$ - ID 0)-- .a·~~ 'iií c ~ .r:: £0>0 " c :ä 6~ i 1j ~= is c §LI-. 1); f¡j ~ 1: [iw) , ë - " 15.~ E -<D~ ~1ii1Ð z::;:o: '" <ii, u en <> - - <> Z PROJECT AREA LOCATION: Dublin, CA, 900'~ East of Tas.ajar> Road and 200'± North ofl-580, COUNTY, Alameda FIGURE, I 7 A of 17 DATE: April 2 I, 2003 I I I I I I ~~~'__ø,_~~ " -<= 0- ~ D> o ~ " D> :: :: ~ ïi Q ,'x ..J I1J a¡ ;¡; ~ ü oJ .c ¡¡ it ~ g "- ¡2 '< J1! ~ I h, B ~ b! ~ ~ ~ ~ .. I~,:: ''< ¡(ë;-;, .,f;::;] ;;¡';'¡(.Iv..I1··. -,;J~: T " .~!~¡ :~, '," '''. '~. ~ .,' ,'" " ~ ~ 1 , " '.~I'" .¡;; I~~~ ~ 1;; ~ " ~ <~ ~-,.",~. I -<= '" <= <= ~ """'-----..._~« (f) '" ò I I I I I I I '" I!' -< 0>0<= ~~~ "'CD <: .~..c !X t:: 't:' c .-'~ Æ ~ 8 /~ I '\.r - PURPOSE: Residentia.l, Cornmc:rcìal and Open Sp(tc~ Developm~t I I I I SOURCE OF BASE: NGYD ADJACENT PROPERTY OWNERS: Soc Application I -g~c: '" 0 ° m ~ :æ _-----~ ,,"'- "€ " ~ m ¡¡r (9:1:> -~~ ~ '" "O~ / ~~/ .! ~~ =,,~ :¡::¡: " ~ '" 0> .O¡ ¡;; .;¡ w \ --- ..-"---------..- /--------~./.---..-- LOWER NORTHERN DRAINAGE TYPICAL CROSS SECTION Of ADD!110NAt RESTORATION SITE WHERE SPACE IS LIMITED APPUCA TlON BY: Jennifer Un, et at cJo Jam.. Tong 660 I Owons Dr., Suito 100 Ploasanton, CA 94566 '" I!' " i ::¡¡ ga¡ ~.~ ~ ~ Q) ~ :§'; ~ (f) '" :¡: ~I ~" €I: ;¡; - '" ~ '" .¡'J@ 32: S ~ D> " " ,- '" "D <) -" '" 0 ~" 1i(¡J,,:ij (Ì) u"'O 0... .c ¡g -<= '" o is.$! - j!! '-.c = Ion :t m r.c (p r;J)~ ~~.~~ (t C I.'CI C L 0 > 0 111: " c '" 6~ O)~ "LL ~~ t!j.B go " .- r¡ - -g "'o~" o..rßœ~ m u"'O õ.. J:: ~..c (f. o .... -B r» - j!!._:¡o; == L.. ~ ctI ......!b r;n= Æ.B,~ '" :: ;¡; " Z 0 > 0 PROJECT AREA Q) '@ ð5 .8 ~ o Z LOCATION: Dublin, CA. 900'< East of Tassajarn Road and 200'± NortÞ ofI-S80. COUNTY: Alameda FIGURE: 17B of 17 DATE: Apr:i121, 2003 I I I I I I I I I I I I I I I I I I I Via :Facsimile and Mail BGC BERLOGAR GEOTECHNICAL CONSULTANTS ..... December IS. 2004 Job No. 1394.0 II Mr. Bill Morrison, Regional Director oJ" Land Development Toll Brothers, Ine, 4451 Chancery L~ne Dublin, California 94568 Subject: Geotechnical Assessment oJ" Residential Development Sub-areas I, 2 and 3 Dublin Ranch Dublin, California Dear Mr. Morrison: This letter provides our geotechnieal assessment of residential development at Sub-areas 1, 2 and 3 (the site) of Dublin Ranch in Dublin, C~liji.1rnia. Sub-area I and Sub-area 2 are bounded by Gleason Dri ve on the north, Lockhart Street on the east, Central Parkway on the south and future Brannigan Slreet on the west. Sub-area 3 is generally located on the cast side of Lockhart Street, hdween Central Parkway and Dublin Boulevard. Based on our discussion with you, we understand that you arc planning to develop the site with about 1,600 units of townhouses, in- tract roadway~. underground utilities and recreation centers. As part of a larger project, we previously performed six geotechnical investigations and one J"ault study at the ~ite and pre~ented the results in the following documents: 1. Geotechnical investigation report titled "Dublin Ranch, Assessment Dish'iLl, Infrastructure Improvements, Tassajara Road and Fallon Road, Dublin, California," dated April 23, 1999 (BGC Job No. 1394.112). 2, Draft geoteclmical investigation report titled "Dublin Ranch - Areas B through E, Fallon Road, Dublin, California," dated May 5, 1999 (BGC Job No. 1394.115). J. Geotechnical investigation report titled "Dublin Ranch - Pao-Yeh Lin Properly, Tassajara Road. Dublin, Califomia," dated August 30, 1999 (BGC Job No. 1394.11 J). 4. Geotechnical investigation repOlt titled "Preliminary Geologic and Geotechnical Investigation, Pao-Yeh Lin Property, Tassajara Road, Dublin, California," dated November 13, 1998 (BGC Job No. 1394,1(6). S()II. r:N( ;INf:ŒS . I:N(jIN[[RII~(,; (;[(.lLO(;IS"1 s " r; ::;37 .sUr--..'()1 H()I.I I-ViWI) . 1'11';V1,\,'J'ION¡ CA \)4S66 . (925) 484 OL?O . I-AX: (,112.'')) !l4( -(.I(,4~) I I I I I I I I I I I I I I I I I I I December 15,2004 Job No, 1394.0 II Page 2 5. Report titled "Preliminary Geologic Investigation, Preliminary Site Assessment, Fallon Business Park Property, Fallon Road, Dublin, Califìm1ia," dated August 18, 1988 (BGC .Job No. 1396.100). 6. Report titled "Preliminary Geologic Investigation, Prcliminary Site Assessment, Pappas Property, Fallon Road, Dublin, California," dated August 22, 1988 (BGC Job No. 1395.1(0). 7. Fault study report titled "Moeho Fault Investigation, Dublin ranch, Pappas and Fallon Business Park Properties, Dublin, California," dated February 24, 1988 (BOC .Job No. 1406.000), During our previous investigations, we reviewed aerial photographs of the site and its vicinity, pertinent geologic maps and available published reports; and performed geologic mapping of the site. We also excavated a total of about 160 test pits to depths of about 5 to 19 feet and drilled a total of about 30 borings to depths of ahout 7 to 70 feet to explore the soil, bedrock and groundwater conditions at the site and its vicinity. To evaluate the expansion potential, settlement characteristics, liquetaetion potential, shear strengths and corrosion potential of the soil, bedrock and engineered (iJI, we conducted 72 Atterberg Limits, 123 single-point eonsolidatiolliswell, 96 direct shear, 49 unconfined compression, 17 consolidation. 19 gradation, 12 compaction and 12 corrosion tests. It is our opinion that the large numbers of borings, test pits and laboratory tests will provide adequate information and data to estimate the remedial grading quantities. To evaluate the presence and absence of earthquake laults within the site, we reviewed pertinent fault maps and aerial photographs of the site, perflmned magnetometer survey along six alignments and excavated four exploration trenches. No earthquake faults (active or inactive) are found within the site. In the vicinity of the site, the active Cabveras, Greenville and Hayward Ümlts lie about 4 miles southwest, 8 miles northeast and 10 mi1cs southwest of tbe site, respecti vely. It is our opinion that, from a geotechnical engineering standpoint, the nearby active faullS do not preclude residential housing development at the site. In general, townhouses with slab-on-grade (not located atop of sub-terrain garages) can be supported on post-tension slab foundations. Townhouses located atop of sub-terrain garages can be founded on shallow footing foundations. In summary, it is our opinion that, from a geotechnical engineering standpoint, the site is suitable li,r residential housing development. Our previous reports provide sufficient conclusions and recommendations for site mass grading, roadway construction and underground utility installation. Aller the site is mass graded, design-level foundation investigation/study should be perfonned at each sub-area to provide specific conclusions and recommendations for the design and construction of the townhouses. BERlOGAR GEOTECHNICAL CONSULTANTS I I I I I I I I I I I I I I I I I I I December 15,2004 Job No, 1394.011 Page 3 We trust this IeUer provides the infi.1rmation you require at this lime. If you have any questions, do not hesitate to call us. Respectfully submitted, B RLOGAR GEOTECHNICAL CONSULTANTS t&IS-'¿'~~~ au at~~fLW . rineipal Engineer GE 2326, Exp. 12/31/05 PSL:psllpv Copies: Addressee (3) wnr(UI~lt¡:r/l!j649 BERLOGAR GEOTECHNICAL CONSULTANTS I I I I I I I I I I I I I I I - I I I WilSON, IHRIG & ASSOCIATES, INC. ACOUSTICAL CONSULTANTS 5776 BROADWAY OAKLAND,CA U.S.A. 94618·1531 Tel: (510) 658·6719 Fax: (510) 652·4441 ¡·mail, info@wiai.com Web: W\'II\N.wiai.com ENVIRONMENTAL NOISE ASSESSMENT SORRENTO RESIDENTIAL PROJECT f'ð~ Pablo A. Daroux Principal DUBLIN, CALIFORNIA July 11, 20llS Prepared for: Toll Brothers 100 Park Place, Suite 140 San Ramon, CA 94583 By: I '. I I I I I I I I I I I I I I I I I WilSON, IHRIG & ASSCX:::IATfS, INC. 1 Acoustica.1 Evaluation Study Sorrento Residential Project, Dublin Table of Contents Paae List of Tables ........................................................ iii-Iv Introduction . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . , . . . . . . . . . . . . . . . . . . . . . .. 1 Noise Evaluation Methodology and Assumptions. . . . . . . . . . . . . . . . . . . . . . . . . . , . , 1 Future Noise Level Modeling ....................".,,'....'..................... 2 Additional Mitigation Options Studied ". ' , . . . . . . . . . . . . . . , . . . . . . . , , , . ' , . , , . . . . . . . . . 2 Prevailing Noise Environment. . . . . . . . , . , , , , , , . . . . . . . . . . . . . . . . . . . . . . . . . . . , , , , , , 2 Present Legislation ........................,............................ 3 Interior Noise due to Exterior Sources. . . . . . . . . . . . . . . . . . . . , , , , . , , , , . ' . ' , , , , . . . ' . . . . . 3 Exterior Noise ................................................................ 3 Ventilation ....',......."."..,.... .' . . . . . . . . . . . . . . , . , . . . . . , . . ' , . ' . . . . . . . . . . . 4 Modeling Results ....................................................... 4 Sound Sc¡eening Benefits bv Neighborhood. . . . . . . . . , , , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 SOllnd Screening Benefit With a Reduced Speed Scenario (30 mDh max.) ............"",7 Recommended Mitigation ................................................ 8 SOllnd screens. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . , , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 Window glass tvpe . ' , , , , , , , , . ' , .' . . . . . . . . . . . . . . . . . . . . , , , . . ' , , . ' . ' , , , , , , , , , . . 9 Neighborhood 1 . Single Family Residences ...........,'.'...........".'......... 9 Exterior Noise ......................,,'..................................,. 9 Interior Noise . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Neighborhood 2 - Motorcourt Townhomes . . . . . . . , , , . . . . . . . . . . .. . . . . . . . . . . . . . . . . . 10 Exterior Noise "........,..,..'..'. _ . . . . . . . . . . . . . . . . . . . . , , . . ' , . . . . , , , , , . . . 10 Interior Noise . . . . . . . . . . . . . . . . . . . . . . . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . , , 10 Neighborhood 3 - Tuck under Townhomes . . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 Exterior Noise .............................",'........................... 10 Inlerior Noise . . ' , , , . . ' . . . . ' . . . . . . . . . . . . . . . . .. . . . . . . . . . . . , , . , , , . . , . , , , , . , , , 11 Neighborhood 4 - Tuck under Townhomes . . . . . . . . . . . , , , . , , , . . . , . . . . . . . . . , . . , , , , , 11 Exterior Noise ....'....................................................... 11 Interior Noise . . . . . . . . . . . . . . . . . . . , . . . , , , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Neighborhood 5- Podiums . . . . . . . . . . . . . . . . , , , . . . . . . . . . . . . . . . . . . . . . . ' , , . . ' , , , 11 Neighborhood 6 - Single-Family Homes """..........................'..."". 12 Exterior Noise ............................................................ 12 InterioI Noise . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Neighborhood 7 - Motorcourt Townhomes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ' . . , . . . 12 Exterior Noise .......................,.,.............................',,'. 12 Interior Noise . . . . . . . . . . . . . . . . . . . . . . . . , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13 Neighborhood 8 ..................."",'.................................... 13 I I I I I I I I I I I I I I I I I I I WILSON, IHRIG & ASSOCIATES, INC. II Acoustical Evaluation Study Sorrento Res.idential Project, Dublin Neighborhood 9 ............................................................. 13 Exterior Noise .........,.....""""",'................................. 13 Interior Noise . . . . . . . . . . . . . . . . . . . . , . . . . . . , , . . . . . . . . . . . , , . ' . . . . . . . . . . . . . . . . . 13 Neighborhood 10 - Multi·level Condominiums, . , . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . , , , 14 Exterior Noise ...........................""""...',.................... 14 Interior Noise . ' . ' _ , , . . . , . . . . ' . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . , , , , , , , , , 14 Figures 1 thru 11 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . , . . . . . .' 15 to 26 APPENDIX A Description of Acoustical Terms ........................... A-l/A-3 I I I I I I I I I I I I I, I I I I I I WIlSON, IHRIC & ASSCX:lAlð, INC Table I: Table 2: Table 3: Table 4: Table 5: Table 6-1: Table 6·2: Table 6-3: Table 6-4: Table 6-5: T¡,ble 6-6: Table 6-7: III Acoustical Evaluation SlUdy Sorrento Residential Projecl, Dublin LIST OF TABLES PaQe Traftlc breakdown for each of the threc day periods used in the calculation of the Community Noise Equivalent Level (CNEL). Based On two day long survey by TJKM . . . . . . . . . . . . . . . . . . . , , . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Traffic volumes based on build-out scenario Year 2005 .. . . . . . . . . . . . . . . . . . . . . . 2 Long-term measurement locations and nighttime noise levels ...'" , , .. . . . . 3 Projected outdoor community noise expose levels (CNEL) for two types of pavement without mitigation (full buildout - Year 2005) .....,.......... . . . . . . 4 Projected CNEL at bldg setback for two pavement types without mitigation assuming 30 mph maximum speed (full buildout Year 2025) . . . . . . . . . ' . . ' ,5 Projected ground floor outdoor community noise expose levels (CNEL) with and without mitigation (Year 2025) - standard pavement, posted speed. Neighborhood I ....................""", , , , , , , . . . . . . . . . . . 5 Projected ground floor outdoor community noise expose levels (CNEL) with and wilbout mitigation (Year 2025) - standard pavement, posted speed. Neighborhood 2 ....... . . . . . . . . . . . . . , . , , , , , , , , , , , , , , , . , . . . . . . . . . . . . 6 Projected ground floor outdoor community noise expose levels (CNEL) with and without mitigation (Year 2025) - standard pavement, posted speed. Neighborhood 3 ....................., , , , , , . , _ , . . , , . . . . . . . . . . . 6 Projected ground floor outdoor community noise expose levels (CNEL) with illld without mitigation (Year 2025) - standard pavement, posted speed. Neighborhood 4 """.., , . . . , , , , , , , , , , , , , , . . . . ' , . ' , , , . . ' , , , , , , , . , . . , , ó Projected ground floor outdoor community noise cxpose levels (CNEL) with and without mitigation (Year 2025) - standard pavement, posted speed. Neighborhood 5 '.'"""""",'..............'""'.',,.,........... 6 Projected ground floor outdoor community noise expose levels (CNEL) with and without mitigation (Year 2025) - standard pavement, posted speed, Neighborhood 6 .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ' . ' , . . . . . . 6 Projecled ground !loor outdoor community noise expose levels (CNEL) with and without miligation (Year 2025) - standard pavement, posted speed, Neighborhood 7 "",.,..,."'.'..........................',,,........ 7 I I I I I I I I I I I I I I I I I I I WilSON, UlRIC & ASSeX]A T5, INC I Acoustical Evaluation Study Sorrento Residential Project, Dublin Introduction This acoustical report presents thc findings from an acoustical study of the expected future exterior noise due to local vehicular traffic and noise mitigation recommendations for the proposed 10 Neighborhood Sorrento project to be built within the CiIy of Dublin, CaJifornia. The study consisted on the evaluation of the prcscnt leve! of environmcntal noise due to distanI sources, the prediction of the expected future level of noise due to local traffic by means of a computerized traffic noise model and the preparation of recommendation for thc mitigation of exterior noise and intcrior noise due to eXlerior sources based on acoustical calculations derived from the expected future levels of noise calculatcd by the computer model. Noise Evaluation Methodology and Assumptions Future Noise Level ModeJing Thc modeling of the future noise environment was done using the state-of-the-art Traffic Noisc Model (TNM) version 2.5, which is the computer model produced by the Federal Highway Administration (FHW A) and is as of this year the only model accepted for use on any federally or state funded project. This software is significantly more sophisticated than previous models, particularly for low vehicle speeds and for receptors at close distances to the roads, such as it is the case in this developmenI. The A verage Daily Traffic (ADT) volumes used for the new roads was that provided by TJKM traffic engineers. These volumes arc for the future, fully built condition of year 2025. As Ihe daily average noise level indicator used by the City of DubJin is the Community Noise Equivalent Level (CNEL), the ADT provided by the traffic study had to be broken down into hourly traffic volumcs, so that the hourly equivalent (L,q) level of noise for each hour could be calculated and from those, the CNEL. Hourly traffic distribution was obtained from a traffic count conducted by T.TKM on Tassajara Road between 24 and 26 May, 2005. As the CNEL descriptor divides the 24 hours of each day in three groups: daytime (7am-7pm), evening (7pm-lOpm) and nighttime (1 Opm-7am), the ADT volumes provided by TJKM had to be divided into those three volume groups also. Based on thc hourly trame distrihution counted by the traffic engineers, calculated percentage breakdown for each of Ihe three periods used in the CNEL calculation were made, These are shown in Table I, below. Table I: Traffic breakdown for each of the three day periods used in the calculation of the Community Noise Equivalent Level (CNEL). Based On two day long survev bv TJKM Tuesday May 24 . AllT 6,848 Period Hours NB SIJ Total Percentage or ADT Day 7;00 to 19:00 3,248 2.273 5,521 80.6% Eve 19:00 to 22:0ü 392 4HR 880 12.9% Night 22:00 to 07:00 100 347 447 6.5% Thursday May 26 - AllT 6,441 Period lIours NIJ SB Total Percentage of ADT D.y 7:001019:00 3,005 2,195 5.200 80.7% Eve 19:00 to 22:00 295 493 78R 12.2% Nioht 22:00 to 07:00 126 327 453 7.0% I I . I I I I I I I I I I I I I I I I WilSON, IIIRIG &AS5CX:IATES, INC. 2 Acoustical Evaluation Study Sorrento Residential Project, Dublin The volumc breakdowns for each direction of traffic (i.e. WB vS EB) for each of the hours of the day were based on the percentage of the traffic for each direction provided by TJKM for the peak hour. As the computer noise model requires a breakdown of the traffic composition into cars, medium size trucks (i.e. regular delivery trucks) and heavy trucks and that information is not available from the traffic study, we have assumed a 2% medium truck and 0% heavy truck mix. The acoustic effect resulting from vehicles accelerating at traffic light signals was also included into the model for all six street intersections. It was assumed that fifty percent of all vehicles entering these intersections were affected by the traffic signals, Additional Mitigation Ootions Studied We have studied two mitigation options in addition to sound barriers: the use of open graded asphalt (OGAC) which reduces the amount of noise created by the tire-road interaction and reducing Ihe posted spced limit in various areas. However, even though OGAC has been used in othcr nearby communities to reduce traffic noise, both of the major roads which could have benefitted from its use, namely Central Parkway and Gleason Drivc, have already been paved, therefore our calculations to determine mitigation assume the use of regular pavement. Similarly, as reducing the traffic spced might not be practical, we have assumed the regular, posted speeds in our mitigation recommendations. Traffic spced was obtained from Mackay & Somps for Gleason Drive, Central Pkwy. and Brannigan St. However, this information was not available at the time for Grafton or Lockhart StrecK Therefore, given their similaIity to Brannigan SI., the samc 25 MPH specd was assumed therc. Table 2, below, prescnts a listing of the various ADT and speeds used in our study, both for the regular. posted speed and for the limited specd scenario. Figure I presents the same information in graphical form On a plan of the site. Table ~_ Traffic vo]umcs based On build-out scenario Year 2025 Street/Section ..~~&~~ Posted Limited Speed ADT Speed Scenario (m )h) (m )h) 6,737 35 30 5,831 35 3D - 13,629 4D 3D 12,095 40 30 1,334 25 25 1,944 25 25 2,029 25 25 Central Pkwy. between Brannigan and Grafton Central Pkwv, net ween GraflOn and Lockhart Gleason Drive between Brannigan and Grafton Gleason Drive between Grafton and Lockhart ßranni ~an St. bd ween Central and GJeason Grafton St. heIween Central and Gleason LockharI St. helween Cenlral and Gleason Prevailing Noise Environment In addition, measurements of the prevailing leve] of noise were made at the four corners of the project by means of precision, calibrated, digitaJly logging sound level meters Icfl unattended for three consecutive days. Figure 2 indicates the locations at which thc meters were installed. These meters provided around-the-clock information on the level of noise in the area which was then added at areas exposedto distant freeway noise to the nighttime noise prediction provided by the computer mode], with corrections intended to account for acoustic shielding to be provided by structures soon to be built. Data from daytime hours was heavily contaminated by construction activities taking I I I I I I I I I I I I I I I I I I I WILSON, IHRIG & ASS(XJAI ES, INC 3 Acoustical Evaluation Study Sorrento Residential Project, Duhlin place On the days surveyed and therefore is not shown. Table 3 presents a summary of the typical level of nighttime noise measured at each of the four locations surveyed. Tahle 3: Lon -term measurement lncations and ni httime noise levels Location Description I On median at Central Pkwy, approx. 90 feet from Lockhart St. 2 On median at CenIraJ Pkw , a rox. 60 feet from Branni an Sc 3 On median at Gleason Dr at the future location of Branni an SL 4 On median at Gleason Dr at the future location of Lockhart SL Nighttime level dBA 48 - 52 4R - 53 47 - 54 4R - 53 Present Legislation The State of California Uniform Building Code Section 1208 - Sound Transmission Control - specifies æquirements that apply to new constTllction of multi-family dwellings. As part Oflhe General Plan, the City of Dublin's Noise Element, chapter 9, sets interior and exterior noise standards which are essentially the same as those required by California's UBC. Interior Noise due to Exterior Sources The Noise Element and the UBC require that the interior noise exposure levels attributable to exterior sources shalI not exceed an annual Day-Night level (1",,) of 45 dBA in any habitable room, Furthermore, the UBC requires that the building shalI be oriented, shielded, and designed to have such sound insulation that. with all exterior doors and windows in the closed position, the .interior noise level attributable to exterior sources shall not exceed an annual Ldn of 45 dBA in any habitable room. Rooms considered "habitable rooms" ineludes Ihe bedroom, living room, dining room, kitchen and the den. Bathrooms are not considered habitable rooms. Both the UBC and the Noise Element state that any new multi-family residential structure to be located in an area where the annual Ldn exceeds 60 dBA shall æquire an acoustical analysis. The report is to identify noise attenuation measures to he applied and provide an analysis demonstrating that proposed buildings have been designed to limit intTllding noise to the allowable interior noise exposure of Ldn 45 dBA. The Element considers areas exposed to CNEL levels up to 60 decibels as "Normally Aceeptable" Those between 60 and 70 CNEL are considered "Conditionally Acceptable" which require a noise study and noise insulation features, while areas exposed to between 70 and 75 CNEL are considered "Normally Unacceptable". Areas exposed to more than 75 CNEL are considered "Clearly Unacceptable". Exterior Noise Although nowhere in the Noise Element of the General Plan is there a statement of the maximum allowahle exterior CNEL, the present report assumes and the recommendations are designed to mitigate noise in those areas to 65 CNEL maximum when achieving levels of 60 CNEL or less is impractical or undesirahle because of aesthetic issues. It is our understanding also that unlikr I I I I I I I I ,I I I I I I I I I I I WilSON, IHRIG & ASSOCIATES, INC 4 Acoustical Evaluation Study Sorrento Residential Project, Duhlin ncighboring cities (such as Pleasanton, Walnut Creek or Fremont), which specifically diScourage the application of the outdoor noise criteria to small balconies or decks associated with apartments or condominiums, the City of Dubl.in does indeed require mitigation of exterior noise in such areas. Ventilation CCR Title 24 and Section 350 I © of the UBC states the following regarding ventilation of dweJlings: "If interiN allowable noise levels are mct by requiring that windows be unopenable or closed, Ihe design for the structure must also specify a ventilation or air-conditioning systcm to providc a habitahle interior environment. The ventilation system must not compromise the dwelling unit or guesl room noise reduction." Therefore at rooms of all those units where the level of exterior noise exceeds 60 CNEL and thercfore compliance of the maximum interior noise level of 45 CNEL is only achievable with the windows in the closed position will require some form of ventilation system. Modeling Results Tables 3 and 4 present the predicted levels of noise without mitigation for two types of pavement, regular and OGAC, using the currently posted speeds and a limited speed scenario, rcspcctively. Table 4: Projected outdoor community noise expose levels (CNEL) for two f . I f b Id Y 2025) tvnes 01 navement y.'lt lOut mJtJgation ( ull U! out- r Building Predicted CNEL Neighborhood Dense-graded Open.graded Exposure Asnhaltic Concrete ASDhaltic Concrete 1 Gleason Dr, 73 72 - 73 Grafton St. 63 nla 2 Gleason Dr. 73 - 74 72 - 74 Brannie:an 51. 63 - 66 62 - 64 Central Pkwv, 68 - 70 68 - 70 3 Central Pkwv, 68 - 70 67 - 69 4 Central Pkwv, 68 - 69 68 GrafIon 51. 60 nla 5 Grafton SI. 58 nla 6 Gleason Drive 72 - 73 72 - 73 Grafton 51. 64 nla 7 Gleason Drive 70 - 72 70-71 Lockhart SI. 60 Ilia 8 Grafton 51. 59 Ilia 9 Central Pkwv, 68 - 69 67 - 68 Grafton 51. 60 nla .'," 10 Central PkwL 67 - 68 66 - 68 Lockhart St. 61 Ilia I I I I I I I I I I I I I I I I I I I WILSON, IHRIC & ASSeXJAJES, INC. 5 Acoustical Evaluation Study Sorrento Residential Project, Dublin Tahle 5: Projected CNEL at bldg setback for. two pavement types without t t 30 h d (f II hId Y 2025) mlJga IOn assummg m maXlOmm spee u UI out I Predicted CNEL Neighborbood Street exposure Dense-graded Open-graded -. Asphaltic Couercie Asphaltic Concrete ] Gleason Dr. 69 - 72 69 - 72 Grafton St. 62 nla Gleason Dr. 70 - 72 70 - 72 2 Brannigan SI. 6] -63 6] -62 Central Pkwy. 69 69 ,-,-- ..- ~.__.. 3 Central Pkwy, 66 65 - 66 - 4 Central Pkwy. 67 67 Gra flon S I. 59 nla 5 GraflOn SI. 57 nla 6 Gleason Drive 69 - 70 68 - 70 Grafton St, 63 n/a 7 Gleason Drive 67 - 68 67 - 68 Lockhart SI. 59 nla 8 Grafton St. 59 nla 9 Centra] Pkwv. 66 - 70 66 - 70 Graflon SI. 60 n/a 10 Cemral Pkwv, 65 - 66 . 64 - 66 Lockhart SI. 61 n/a As can be seen ,in Ihese tables, the henefit to be derived from the use of OGAC at the relatively low traffic speeds involved is quite limited, typically on the order of I CNEL deeibe] or less. However, reduelion of Ihe maximum posted speed could yield higher gains, particularly on roads with the highest posted speeds such as GJeason, where decreased noise levels on the order of 4 to 5 CNfL decihe]s are to he expected. Please See Figures 3A and 3B for a graphical descriptions of the future CNEL noise contours predicted for neighborhoods I to 5 and 6 to 10, respectively, for a posted speed, standard pavement condition. Sound Screening Benefits bv Neighborhood The following tables (6-J 106-10) summarize the expected level of noise (in CNEL) to be derived from the different sound screen heights studied al each Neighborhood: Table 6-1: Projected ground floor outdoor community noise. expose levels (CNET.) wilh and without "!iti ation (YI 2025.- standard pavement, osted seed. Nei hborhood I CNEL 6' SBW 7' SBW @ PL @ PL 66-69 64-66 nla nla Ex posu re Speed (m b) 40 25 Unmitigated 8'SBW @ I'L 61 - 65 n/a Gleason Dr. Graflon SI. 73 63 I I I I I I I I I I I I' I I I I I I I WILSON, IHRIC & A5S0CIATI:S, INC. 7 Acoustical Evaluatioo Study Sorrento Residential Project, Dublio Exposure Speed at Ground Floor Patio at 211d Floor (mph) Unmiti '...ted 4.5' SßW s'SßW 5.5' SBW 6'SBW Gleasoo Drive 40 68-71 63 - 67 63 - 66 62 - 65 62 - 64 o/a Lockhart St. 25 60-63 n/a o/a n/a o/a nta Table 6-8: Projected ground floor outdoor community noise expose levels (CNEL) with and without miti ation (Yr 2025) - standard avement, osted seed. Nei hborhood 8 CNEL Exposure Speed (m h) 25 Unmitigated 59 Mitigated n/a Grafton St. Table 6-9: Projected ground floor outdoor community noise expose .Ievels (CNTIL) with and without miti ation (Yr 2025) - standard avement, osted seed, Nei hborhood 9 CNRL at Ground J<'loor I'atio Unmiti ated 4.5' SBW 5' SßW 6g - 70 64 - 68 62 - 65 60 n/a n/a Exposure 2·" Floor Cemrat Pkw Graftoo St. 5.5' SßW 60-64 n/a n/a n/a Table 6-10: Projected ground floor outdoor community noise expose levels (CNEL) with and without miti ation (Yr 2025) - standard avemeot, osted seed. Nei hborhood 10 CNEL at Ground, 2'" ...nd 3'" Floor 4' SBW 4.5' SBW 5' snw 65 - 68 64 - 68 6] - 66 n/a o/a o/a Exposure Unmiti ated 67 - 6g 61 5.5' SßW 59 - 63 n/a Ceotral Pkw Lockhart 51. Sound Scrccning Benefit With a Reduced SDeed Scenario (30 moh max.1 The resulting noise levels from the modeling effort made using limited speeds for thc major arterials and the benefits which could be derived from screens of different heights are summarized in Table 7, below: I I I I II I I I I I a I I I I I I I I WILSON, IHRIG & ASSCX::IA TES, INC. 8 Acoustical Evaluation Study Sorrento Residential Project, DubJin Table 7: Projectcd ground 1100r outdoor community noise expose levels (CNEL) with and without (b Î 1 2025) 30 h d mitigatIon UJ ( -out scenario yr - avg. pavement, mpl max, spee CNEL Neigh bor-hood Exposure Speed 6'SBW 7'SBW 8'SßW (mph) Unmitigated @PL @PL @PL 1 Gleason Dr. 30 68 - 70 62 - 65 60 - 63 59 - 61 Grafton St. 25 62 nla nla n/a Gleason Dr. 30 71 n/a n/a n/a 2 Brannigan SI. 25 61 -63 nla n/a . n/a Ccntral Pkwy. 30 69 n/a n/a nla 3 Ccmral Pkwy. 30 66 n/a n/a n/a 4 CenIral Pkwy. 30 67 n/a n/a n/a GrafIon St. 25 59 n/a n/a n/a 5 Grafton St. 25 57 n/a n/a n/a 6 Gleason Dr. 30 69 - 70 62 - 63 60-61 59 - 60 Grafton St. 25 63 nla n/a n/a 7 Gleason Drive 30 67 - 68 n/a n/a n/a _.-~ Lockhan 51. 25 59 nla nla nJa 8 Grafton St. 25 59 nla nla n/a ;-----,-" Central Pkwy. 30 66 -70 9 n/a -- -- Grafton St. 25 60 n/a n/a "/a 10 Ü:ntral Pkwy. 30 65 - (,6 n/a n/a "/a L_,_~.. Lockhart 51. 25 61 "/a n/a "I a Recommended Mitigation Following is a brief summary of the modeling resulls and mitigation recommendations for each Neighborhood. The recommendations are divided into two major groups: exterior noise and interior noise, The exterior noise seçtion indicates the minimum recommcnded hcight of sound scrccns necessary to mitigate noise on backyards (for single-family homes) or private balconies (for condominiums or townhomes). Sound screens The location of sound screens for single-family homes (Neighborhoods 1&6) is at the property I ine. The height recommended in this report is relative to the highest of the street level or the backyard pad. The material for these screens can be wood fencing with a density of not less than 4 Ib/sq.ft. constructed out of tongue-and-groove lumber, with no openings between boards or al the bOl1om. Alternatively, these could be built out of masonry blocks (CMU), bricks or pre-fabricated concrete panels. We will be glad to review the final design. For all private balconies, the location of the sound screen is to be directly behind the metal railing. The height recommended is measured from the finished noor of the bakony, The screens could be made out of tempered glass or plexiglass, of a thickness sucb that it satisfies wind loadings as deteImined by the structural engineer and/or minimum safety requirements. Similarly, in the case of ground-level decks, the location for the screens is at the edge of the deck I I I I I I I I I I I I I I I I I I I WilSON, IHRIG & ASSCXIATES, IN:, 9 Acoustical Evaluation Study Sorrento Residelltial Project, Dublin itself. The material could be glass or plexiglass behind metal railillgs if visual transparency is required, or opaque materials such as tOllgue-and-groove wood or masonry. Window glass tvpe As the source of noise is traffic, which is fairly broadhand in nature, it is highly recommended that double glazed assemblies he fitted with glass layers of dissimilar thickness. This will minimize the very common "ringing" effect observed in douhle glazed assemblies whellever hoth layers have the same thickness. Alternatively, if bOlh layers are to be of the same thickness, one of these (i.e. either the outside Or inside one, but not both) should be made out of laminated glass, which is much superior to regular plate glass in terms of resonances (or "rillging). On the other hand, if a single layer of glass is sufficient to comply with Title 24's thermal insulation requirements, we recommend that laminated glass be used instead of regular plate glass. In the case of rooms wilh exposure to two different levels of exterior noise, such as it is the case in corner unils, it is advisable to use windows with the highest ratings for all of the windows of the two types which would normally apply, as windows with different sound ratings will have noticeable different tonal qualities. Neighhorhood 1 - Single FaIIIily Residences Exterior Noise Due to the large traffic volume along Gleason Dr. (13,600 ADT), the CNEL for Single family Residences (SFR's) facing Gleason is 73. Homes closer to Grafton St. will he exposed to slightly higher levels (74 CNEL) due to the additional noise created hy acceleratillg vehicles at the stoplight there. The minimum necessary rnitigation is a 6' tall sound barrier wall along the northern property line with Ihe exception of the three easternmost homes which will require a 7' tall sound wall. A wing wall extending south from the northeast corner of this Neighhorhood along the property line parallel to Grafton 51. of the northernmost home will he necessary also. Figure 4 presents the location and extent of this mitigation in graphical form. .......-.-- Exposure Mitigation Screen Type height Gleason Dr. ... A 6 feet Gleason Dr, B 7 feet Grafton 51. B 7 feet Screen location Observations Along north PL. AI properly limil division from Villa~e 2 Along north PL. Eastern sound wall wing to extend 180' south of north l'L Along east PL Only applies 10 three easternmost hmnes Fi,·st.180 feel from Gleason's PI. Interior Noise As the level of exterior noise will be mitigatedlo approximately 65-66 CNEL at the/irst story only, second story windows with line of sight to Gleason Dr. will require acoustical glazing in order to meet the interior noise requiremem of 45 CNEL. It is assumed in this report that the interior noise requirement of 45 CNEL will also be extended to single-family homes by the City of Dublin. Should that not be the case, then exterior-to-interior noise mitigation measures will --- . , WILSON, IHRIG & A<;$CXIATES, INC. 11 Acoustical Evaluation Study I Sorrento Residential Project, Dublin I Exposure Mitigation Screen Screen Observations Type height location Cenlral Pkwy. G 5 feet front patio Applies to western mOSI building along I Central Parkwav (SPlex Pial) Cenlral Pkwy. I· D 4,5 feel front deck Applies to remaining two buildings facing Central Parkwav I Interior Noise I The minimum recommended sound isolating properties for windows in this neighborhood arc as follows (this applies to all stories): I Building Exposure STC Rating (min) Soulhwestmost sOUlh, wesl & casl 28 I SOUlh center & south, wesl & east 26 southeast .. I All others any not raled I Neighborhood 4 - Tuek under Townhomes Exterior Noise Again, due to Ihe high traffic volumes at Cenlral Pkwy, the minimum mitigation recommended I for decks will be the use of 4.5' high screens. Please see Figure 7 for Ihe recommended location of those sCreenS. Exposure Mitigalion Screen Screen location Observations I Type height Celllral Pkwy, D 4.5 feel At front patio í GrafIon SI. n/a --- on No noise mitio:ation needed I, Interior Noise The minimum recommended sound isolaling properties for windows in this neighborhood are as follows (Ihis applies to all stories): I ßuilding Exposure STC Rating (min) Suulhmusl (al1) sOUlh, WCSI & cast 26 --. I AI1 others any not rated I Neighborhood 5 - Podiums Noise levels aIe low throughout this NeighboIhood (58 CNEL), no mitigation necessary. I I I WIlSON, IHRIC & ASS(XIATES, INC 12 Acoustical Evaluation Study Sorrento Residential Project, Dublin I I Neighborhood 6 . Single-Family Homes Exterior Noise A 6' lall sound screen will be necessary for this Neighborhood, and wing walls on the west and cast cnds extcndin as far south as the first home. Please refer to Fi ure 8. I I Exposure Mitigation Screeu Sound walllocntion Observations Type height ~~~--,~ Gleason 6 feet Aloog north 1'L. to WesIern sound wall wing to extend Drive A boundary line with l80' south of Gleason's PL Nei hborhood 7 Grafton St. A 6 feet Along wcst PL West wing wall to eXIend 180' from Gleason's PL I II Interior Noise The minimum recommended sound isolating properties for windows in this neighborhood arc as follows: I, Home Exposure l<'loor STC Rating (min) Northmost row norIh, west & cast I" 25 NorthmoSI raw north, west & easI 20' & higher 30 All olhers any any nOl rated r I r Neighborhood 7 - Motorcourt Townhomes Exterior Noise The relatively high traffic volumes and speeds at Gleason Dr. require the use of 4.5' minimum height screens at the ground-level decks. The current design calls for openings on Ihe north between buildings (pleasc see Figure 9 for a detail labeled 'G'). If these openings Can be closed with a 5' minimum height sound screen, then no sound mitigation will be necessary at the ground Ie j 0 I II I b f h . h ve. t 1erWJSe, these rcar decks wi nee( to e Itted with 4.5' minimum e¡gt t screens. Exposure Mitigation Screen Screen Observations Type height location Gleason Dr, G 5 feel End of alley bClwccn --- huilding facade Gleason Dr. \) 4,5 fect AI front patio --- ._~~_. Small 2";; st¿ry Gleason Dr. F 5,5 feet balcon ies Lockhart St. @ D 4.5 feet AI front palio Applicable for north west Gleason Dr. ..- buildino: aJon" Lockhart St. -~- Lockharl Sl. . not --- --- - olher bld"s necessary I r I WilSON, IHRIG & A<;SCX:IATES, INC. 13 Acoustical Evaluation Study I SorrenlO Residential Project, Dublin Interior Noise I The minimum recommended sound isolating properties for windows in this neighborhood are as follows (anplies to all floors): , Building Exposure STC Rating (min) Northmost row (all) north, west & east (within LOS of Gleason) 25 I Northeaslern corner north & west 30 Northeastern comer east (facing Lockhart) 28 I A II others any nO! raIed I: Neighborhood 8 No mitigation is necessary there, as thelevcl of noise .is expected to be 58 CNEL, which is within I, acceptable limits per the City of Duhlin, I Neighborhood 9 Exterior Noise The predicted CNEL in the area of Central adjacent to buildings in this Neighborhood is 68. I Therefore, the minimum sound screen height recommend is as follows: ., Exposure Mitigation Scr~en Screen Observations Typc height location I Central Pkwy. 0 4.5 feet At front patio All remaining buildings along Central Pkwv I Centrall'kwy. G 5 feel At front patio Applies to building next 10 Grafton (6-Plex Flat) Grafton SI. nla --- --- No noise miti"ation needed I Please refer to Figure 1 0 for a graphical description of the minimum height and location for the sound screens. I Interior Noise The minimum recommended sound isolaling properties for windows in this neighhorhood are as I folIows (this applies to all stories): i Building Exposu re STC Ratiug (min) , ,.,"...- -......' I I South most (all) sOllth, west & east 26 All olhers any not rated I I I I I -,- ...----....---------...--.,..-.....--..-..-- I I I I I I I I I I I I I I I I I I I WILSON, IHRIG & A'iSCX:IATES, INC. 14 Acoustical Evaluation Study Sorrento Residential Project, Dublin Neighborhood 10· Multi-level Condominiums Exterior Noise Predicted CNEL levels for units facing Central Pkwy is 68, with the exception of the building on the southeast corner facing the intersection of Lockhart and Central where acceleration noise due to the stoplight increases the level of noise to 70 CNEL. Also, as the buildings in this development are muiLiple-story, different minimum SCreen heights are necessary for each of the stories, The minimum recommended noise miti ation at Nei hborhood 10 is as follows; Exposure Mitigation Screen Screen Observations Type , height location Central Pkw D 4.5 feet Ground floor baleon Buildin 7 Central Pkw D 4.5 feet 2" floor balcon Buildin 7 Central Pkw E 4 feet 3' floor baleon Buildin 7 Ccntral Pkw G 5 feet Ground floor balcon Buildin ] CenIral Pkw G 5 feet 20ci floor baleon Buildin ] ç:~!Iral PkwL_. D 4.5 feet 3'" floor baleon Buildin ] Loekhm1 St. D 4.5 feet ground, 2" and 3" floor Building 1 baleon Lockhart St. nla No noi!\e rniti alion needed Plcasc 'refer to figure I) for a graphical description of the minimum height and location for the sound screens. lnterior Noise The minimum recommended sound isolating properties for windows in this neighborhood are as follows (a lies to all floors): 7 Exposure cas! (facing Lockhart) south (facing Central Pkwy) south (facing Central Pkwy) STC Rating (min) Building 24 28 26 7 west 24 All others any not rated I I I I I I I I I I I I 1 I I I I I I WASON, f«C;&~TES, N:. 15 Acoustical Evaluation Study Sorrento Residential Project, Dublin / h~~" JI ~ ~~~~ ~ R: '---- ¡--------. ~ ? .MtU Ci ~ ," (Ii ::i ::J: c.l ~ _ ~? '-:' ~.,}~!;'~~ - ~ Ii, ~M\' ,~ \'1;........... '\ - \ ;~ ~ t!:= --" ~ .\ '\ ,..d'~~, ~ ~~ ~ c.. --i ¡~'-' '~~ç¡:: .1 " "'r' ~t .... aÒ \__.J \.... _,,::; ------- ~ \\11' ~ I~'~ ' \ ~~ l ~fuí 'w> ~w ~ JJ/' 41W II\C- I ~- ~ ! ñlIIJ '\'- .iii:1 ~~ Ir?'.! ~II~ ',\ c: \l'!jj~ g¡i ~ If ~r. -Icm' :- f.: I ~ \ It- \ m\õ' ¡¡:ti 'W'~\'t _J..... ~ - 'j;\ ;; .t ì'-1~ 'Ef!m -il~ :\!i" 5:! ~ \ ! ¡:;>\ ! f- - I~- \ =.; 1(" =;\ .\ \ :II _r:;;, ! I. _I L-- . \ _ '}-:.:/ «'Y \ ¡¡1i (¡\~I!'; ", \U'~f\~ I J / ,/þ;, {!j; w>1\ \ \\!\\:1 I! ;;: ¡tt fþ c¿? 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I I I I I I I I I I I I I I I I I I I WILSON, IHRIC & ASSOCIATES, INC. A-I Acoustical Evaluation Study Sorrento Residential Project, Dublin APPENDIX A DESCRIPTION OF ACOUSTICAL TERMS A-Weighted Sound Level (dßA): The sound pressure level in decibels as measured on a sound level meter using the internationally standardized A-weighting filter or as computed from sound. spectral data.to which A-weighting adjustments have been made. A-weighting de-emphasizes the low and very high frequency components of the sound in a manner similar to the response of the average human ear. A-weighted sound levels correlate well with subjective reactions of people to noise and are universally used for community noise evaluations. Airborne Sound: Sound that travels through the air, as opposed to structure-home sound. Amhient Noise: The prevailing general noise existing at a location or in a space, which usually consists of a composite of sounds from many sources near and far. Community Noise Equivalent Level (CNEL): The Leq of the A-weighted noise !evel over a 24-hour period with a 5 dB penalty applied to noise levels between 7 p.m. and 10 p.m, and a 10 dB penalty applied to noise levels between 10 p.m. and 7 a,m. Day-Night Sound Level (Ldn): The L of the A-weighted noise level over a 24-hour period with a 10 dB penalty applied to noise levels 'ßetween 10 p.m. and 7 a.m. The lO dB adjustment added to sound levels occurring during the nighttime hours is meant to account for the higher sensitivity of people to noise during the evening and nighttime hours relative to the daytime. A-weighting is implicit in noise levels stated in DNL. Decibel (dB): The decibel is a measure on a logarithmic scale of the magnitude of a particular quantity (such as sound pressure, sound power, sound intensity) with respect to a standardi7.ed quantity. Energy Elluivalent Level (Leq): The level of a steady noise which would have the same energy as the fluctuating noise level integrated over the time peIiod of interest. Leq is widely used as a sing!e·number descriptor of environmental noise. Leq is b¡¡sed on the logarithmic or energy summation and it places more emphasis on high noise level periods than does LSO or a straight arithmetic average of noise level over time. This energy average is not the same as the average sound pressure levels over thc period of interest, hut must be computed by a procedure involving summation or mathematical integration. I I I I I I I I I I I I I I I I I I I "'" WILSON, IHRIG & ASSOCIATES, INC A-2 Acoustical Evaluation Study Sorrento Residential Project, Dublin Fre(IUency (Hz): The number of oscillations per second of a periodic noise (or vibration) expressed in Hertz (abbreviated Hz). Frequency in Hertz is the same as cycles per second. Octave Band - 1/3 Octave Band: One OClave is an interval between two sound frequencies that have a ratio of two. For example, the frequency range of 200 Hz to 400 Hz is one octave, as is the frequency range of 2000 Hz to 4000 H7.. An octave band is a frequency range that is one octave wide. A standard series of octaves is used in acoustics, and they are specified by their center frequencies. In acoustics. to increase resolution, the frequency content of a sound or vibration is often analyzed in terms of 113 octave bands, where each octave is divided into three 1/3 octave bands. Ontdoor-Indoor Transmission Class (OITC): Single number rating, specified by the American Society for Testing and Materials (ASTM) Standard E-1332, which can be used to measure the sound insulation properties of materials, building clements, and structures. The rating is based on the A-weighted decibel reduction of transportation-type noise sources, having been designed to correlate with subjective impressions of the ability of building elements to reduce the overall loudness of ground and air transportation noise. It is preferred to the STC rating whenever the source of noise is transportation, being used extensively for rating sound insulation characteristics of building materials and products, Sound Absorption Coefficient (*): The ahsorption coefficient of a material is the ratio of the sound ahsorbed by the material to that absorbed hy an equivalent area of open window. The absorption coefficient of a perfectly absorbing surface would be 1.0 while that for concrcte or marble slate is approximately 0.01 (a perfect reflector would have an ahsorption of 0.00), Sound Pressure Level (SPL): The sound pressure level of sound in decibels is 20 times the logarithm 10 the base of 10 of the ratio of the RMS value of the sound pressure to the RMS value of a reference sound pressure. The standard reference sound pressure is 20 micro-pascals as indicated in ANSI S1.8-1969, "Preferred Reference Quantities for Acoustical Levels" Statistical Distribution Tcrms; 1.99 and L90 arc descriptors of the typical minimum or "residual" hackground noise (or vibration) levels observed during a measurement period, normally made up of the summation of a large number of sound sources distant from the measurement position and not usually recognizable as indivi,dual noise sources. Gcnerally, Ihe prevalent source of this residual noise is distant street traffic. L90 and L99 are not strongly influenced by occasional local motor vehicle passbys. However, they can be influenced by stationary sources such as air conditioning equipment. LSO represents a long-term statistical median noise level over the measurement period and does reveal the long-term influence of local traffic. , I I I I I I I I I I I I I I I I I I I WilSON, IHRIG & ASSCX:lATES, INC. A-3 Acoustical Evaluation Study Sorrento Residential Project, Dublin L 10 describes typical levels or average for the maximum noise levels occurring, for example, during nearby passbys of trains, trucks, buses and automobiles, when there is relativcly steady traffic, Thus, while L 10 does not necessarily describe the typical maximum noise levels observed at a point, it is strongly influenced by the momentary maximum noise level occurring during vehicle passhys at mosllocations. L I, the noise level exceeded for I % of the time is representative of the occasional, isolated maximum or peak level which occurs in an area. LI is usually strongly int1uenced by the maximum shorl-duration noise level events which occur during the measurement time period and are oftcn determined by aircraft or large vehicle passbys.