HomeMy WebLinkAboutItem 4.02 Sorrento East PD RezoneG~~~ OF DU~~2
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DATE: May 4, 2010
TO: Honorable Mayor and City Councilmembers
FROM: Joni Pattillo, City Manager
SUBJE : PA 08-002 Sorrento East at Dublin Ranch Stage 1 and Stage 2 Planned
Development Rezone Amendment and Amendment to the Development
Agreement.
Report Prepared by Mike Porto, Consulting Planner
EXECUTIVE SUMMARY:
The Applicant is requesting approval of a PD-Planned Development Rezone and related Stage
1/Stage 2 Development Plan Amendment and an Amendment to the Development Agreement.
The proposed project would slightly reconfigure the approved street pattern, change the product
design from mostly attached single family housing to detached single family housing, and add a
sixth neighborhood. The Applicant's proposal increases parking, revises the development
standards to conform to the new product type, and introduces revised design guidelines for
various neighborhoods.
FINANCIAL IMPACT: None
RECOMMENDATION:
Staff recommends that the City Council: 1) Waive the reading and adopt an Ordinance
approving a PD-Planned Development Rezone and related Stage 1/Stage 2 Development Plan
Amendment for the Sorrento East project; and 2) Waive reading and adopt an Ordinance
approving an amended Development Agreement between the City of Dublin and SR Structured
Lot Options I, LLC.
ubmitted By
Community Development Director
COPIES TO: Applicant
File
Assistant Cit~ iVlanager
ITEM NO.: T ~
Page 1 of 3
G: IPA#120081PA 08-002 Regents Lnnd Inv Sorrento EastlCiry Council 4.20.IOICCSR SORRENTO EAST 5.4.10 2nd rending.doc
DESCRIPTION:
Background
The proposed project, known as "Sorrento East Dublin Ranch Area F," (Sorrento East) is
part of a project approved in 2005 as Sorrento at Dublin Ranch Area F East & Area F West (PA
04-042). On October 2, 2007, the City approved a Development Agreement between the City of
Dublin and SR Structured Lot Option I, LLC for Sorrento East (Ord. 20-07). The project is
located within Dublin Ranch in the Eastern Dublin Specific Plan area. Sorrento East/West was
approved as a 105-acre project comprised of 1,112 units located north of Central Parkway,
south of Gleason Drive, east of Brannigan Street, and west of Lockhart Street. Sorrento East
and Sorrento West are separated by Grafton Street which runs north and south between
Gleason Drive and Central Parkway (please refer to the vicinity map below). Sorrento East is
an area of approximately 68 acres (excluding the elementary school) east of Grafton Street.
Sorrento West encompassing 418 units is currently under development by Toll Brothers, Inc.
Sorrento West is nearing completion.
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VICINITY MAP
Current Application
The current application includes a request for a Stage 1 and Stage 2 Planned Development
Rezone Amendment and Development Agreement Amendment.
In general, the differences between the project approved in 2005 and the project currently
proposed are described as follows:
• Number of Units/Neighborhoods - Sorrento East was approved at 694 units within five
neighborhoods (Neighborhoods 6 through 10) which provided a variety of housing types.
The current request proposes to construct 581 units within six neighborhoods
(Neighborhood 6 through 11), resulting in an increase of one neighborhood and an
overall reduction of 113 units.
Page 2 of 3
• Neighborhood Layout/Reconfiguration - Sorrento East is proposed to reorient the
neighborhoods towards a centralized park. The new park configuration would improve
usability, enhance visual and physical access, and allow for more effective grading.
• Product Mix - The proposed project would increase the number of single family
detached units from 11 %(68 units) in the previously approved project to 88% (513 units).
On April 20, 2010, the City Council waived the reading and introduced the Ordinance approving
a PD Planned Development Rezone and a related Stage 1 and Stage 2 Development Plan for
Sorrento East and waived the reading and introduced the Ordinance approving an Amendment
to the Development Agreement. Please refer to the April 20, 2010 City Council Staff Report for a
complete discussion of these Ordinances (Attachment 1). The City Council is currently
requested to waive the second reading and adopt the Ordinances (Attachment 2 and
Attachment 3).
ATTACHMENTS: 1. City Council Staff Report dated April 20, 2010 (without attachments).
2. Ordinance approving a PD-Planned Development Rezone and related
Stage1/Stage 2 Development Plan Amendments for the Sorrento East
Project PA 08-002, with the Sorrento East spiral bound book Stage 1&
2 Planned Development Rezone dated December 18, 2009 attached
as Exhibit A.
3. Ordinance approving an Amended Development Agreement for PA 08-
002 Sorrento East at Dublin Ranch (Dublin Ranch Area F East) between
the City of Dublin and SR Structured Lot Options I, LLC., with the
Amended Development Agreement attached as Exhibit A.
Page 3 of 3
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1~\~'~J STAFF REPORT C I T Y C L E R K
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DUBLIN CITY COUNCIL
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DATE: April 20, 2010
TO: Honorable Mayor and City Councilmembers
FROM: Joni Pattillo, City Manager
SUBJEC . PUBLIC HEARING: PA 08-002 Sorrento East at Dublin Ranch Stage 1 and
Stage 2 Planned Development Rezone Amendment, Development Agreement
Amendment, and adoption of a California Environmental Quality Act Addendum.
Report Prepared by Mike Porto, Consulting Planner
E~XECUTIVE SUMMARY:
The Applicant is requesting approval of a PD-Planned Development Rezone and related Stage
1/Stage Z Development Plan Amendment, Amendment #1 to the Sorrento East at Dublin Ranch
DevelopmentAgreement between the City of Dublin and SR Structured Lot Options 1, LLC, and
a California Environmental Quality Act (CEQA) Addendum to reduce the number of dwelling
units from 694 to 581. The proposed project would slightly reconfigure the approved street
pattern, change the product design from mostly attached single family housing to detached
single family housing,~ and add a sixth neighborhood. The Applicant's proposal increases
parking, revises the development standards to conform to the new product type, and introduces
revised design guidelines for various neighborhoods.
FINANCIAL IMPACT: None
RECOMMENDATION:
Staff recommends that the City Council: 1) Receive Staff presentation; 2) Open the public
hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and
deliberate; and 5) Take the following actions:
a. Waive reading and introduce an Ordinance approving a PD-Planned Development
Rezone and related Stage 1/Stage 2 Development Plan Amendment for the Sorrento
East project.
b. Waive reading and introduce an Ordinance approving an amended Development
Agreement for PA 08-002 Sorrento East at Dublin Ranch (Dublin Ranch Area F East)
between the City of Dublin and SR Structured Lot Options I, LLC.
c. Approve Resolution adopting a CEQA Addendum to the Eastern Dublin
Environmental Impact Report and 2000 Dublin Ranch Area F Mitigated Negative
Declaration for the Sorrento East Project.
u ' ed By evie d y
Community Development Director Assistant City anager
COPIES TO: Applicant
File
Page 1 of 9
ATTACHMENT 1
C:1Documents and SettingsldebrallLoca/ SettingslTemporary Intemet Filesl0LKE51CCSR SORRENTO EAST 4 20 10 (2).doc 3~~r ~
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DESCRIPTION:
Background
The proposed project, known as "Sorrento East Dublin Ranch Area F," (Sorrento East) is
part of a project approved in 2005 as Sorrento at Dublin Ranch Area F East & Area F West (PA
04-042). On October 2, 2007, the City approved a Development Agreement between the City of
Dublin and SR Structured Lot Option I, LLC for Sorrento East (Ord. 20-07). The project is
located within Dublin Ranch in the Eastern Dublin Specific Plan area. Sorrento East/West was
approved as a 105-acre project comprised of 1,112 units located north of Central Parkway,
south of Gleason Drive, east of Brannigan Street, and west of Lockhart Street. Sorrento East
and Sorrento West are separated by Grafton Street which runs north and south between
Gleason Drive and Central Parkway. Sorrento East is an area of approximately 68 acres
(excluding the elementary school) east of Grafton Street. Sorrento West encompassing 418
units is currently under development by Toll Brothers, Inc. Sorrento West is nearing completion.
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Surrounding land uses include:
(A) North (across Gleason Drive) - Verona, a single-family low-density residential project.
(B) South (across Central Parkway)
1) TF~e Courtyards, a medium-high density residential community
2) The Promenade (currently vacant).
(C) East (across Lockhart Street) Fallon Sports Park (Community Park).
Page 2 of 9
VICINITY MAP
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(D) Wesf (across Grafton Street) Neighborhoods 1 through 5 of Sorrento at Dublin Ranch,
with construction nearly complete.
Current Application
The current application includes a request for a Stage 1 and Stage 2 Planned Development
Rezone Amendment, Development Agreement Amendment, and adoption of a CEQA
Addendum for Sorrento East.
In general, the differences between the project approved in 2005 and the project currently
proposed are described as follows:
• Number of Units/Neighborhoods - Sorrento East was approved at 694 units within five
neighborhoods (Neighborhoods 6 through 10) which provided a variety of housing types.
The current request proposes to construct 581 units within six neighborhoods
(Neighborhood 6 through 11), resulting in an increase of one neighborhood and an
overall reduction of 113 units.
• Neighborhood Layout/Reconfi~uration - Sorrento East is proposed to reorient the
neighborhoods towards a centralized park. The new park configuration would improve
usability, enhance visual and physical access, and allow for more effective grading.
• Product Mix - The proposed project would increase the number of single family
detached units from 11% (68 units) in the previously approved project to 88% (513 units).
- The three configurations of the single-family detached residential units include: a)
Paseo-Green Court (Neighborhoods 6, 7 and 8), b) Front-Loaded Detached
. (Neighborhoods 10 and 11), and c) Alley-Loaded Detached (Neighborhood 10).
- The finro forms of attached units are: a) Tuck-Under Townhouses and b) stacked flats
within the townhouse structures (Neighborhood 9).
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Page 3 of 9
ANALYSIS:
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STAGE 1 PLANNED DEVELOPMENT REZONE - The proposed Stage 1 Planned
Development Rezone reduces the total number of units for Sorrento East by 113 from 694 to
581. Therefore, the unit count for Sorrento East and West combined would be reduced from
1,112 units to 999 units. Under the PD zoning approved previously, the combined density of
Sorrento East and West was 10.59 units per acre (1,112 units divided by 105 acres). By
reducing the number of units in Sorrento East as proposed to 581 units, the overall density of
Sorrento East and West combined would be reduced to 9.7 units per acre (999 units divided by
105 acres) which is consistent with the Medium Density Residential density range of 6.1-14
units per acre. All units are intended to be sold as lots or condominiums.
STAGE 2 PLANNED DEVELOPMENT REZONE - The Stage 2 Planned Development Rezone
would amend Ordinance 24-05 and would address modifications to: 1) the overall layout and
neighborhood configuration; 2) the Development Standards/Regulations; 3) the building size
and areas; 4) access and circulation; and 5) the system of open space, greenbelts, and public or
common areas. The Stage 2 Development Plan most importantly addresses:
* Residential Design Guidelines * Development Regulations and Standards
* Streetscape * Lot sizes
* Neighborhoods ~` Building Heights
* Residential Unit Types * Private Open Space and Yard areas
* Architectural Styles * Parking
Residential Design Guidelines - Residential Design Guidelines are provided in the last 38
pages of the Stage 1& Stage 2 Planned Development Rezone Amendment book, dated
"December 18, 2009," included as Exhibit A to Attachment 1. They address Building Form,
Materials & Color and architectural details and treatments for each Residential product type in
each Neighborhood. The emphasis is on offering an affordable development concept as an
alternative to attached homes by utilizing clustering, private open space and enhancement of
units visible from adjacent streets. An "Imagery Book" is included as Attachment 2 which
provides an overview of the Architectural Styles of the various neighborhoods.
Streetscape - The streetscape theme, including all forms of entry monuments, entry walls,
pedestrian bridge, and street furniture, will draw from various Italian elements relating back to
classic landscape and hardscape design elements associated with Italian hill towns (Exhibit A to
Attachment 1, Design Guidelines tab, pages 1 through 18). The focal point is the existing
Pedestrian Bridge which connects Sorrento West with Sorrento East across Grafton Street
(midway between Central Parkway and Gleason Drive) to the pedestrian corridors in each area.
The landing of the pedestrian bridge in Sorrento East will include design elements (stucco
veneer walls, concrete railings, and caps) similar to those of the existing bridge. The design
incorporates several retaining walls to accommodate the height difference between the bridge
and the pedestrian corridor (Attachment 3, Book 1 of 2, Landscape Architecture tab, Page L6.0).
Neighborhoods - A general description of each of th
type, floor plans, and available architectural styles) wa
Staff Report (Attachment 4, Pages 10-16) for the Site
Planning Commission at their meeting of March 9, 2010.
requested approvals is summarized, as follows:
e six neighborhoods (including housing
s provided in the Planning Commission
Development Review approved by the
A comparison of the past and currently
Page 4 of 9
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Table 1: Sorrento East - Past and Proposed Unit Type and Distribution
PA 04-042
No. of % of PA 08-002 (proposed) No. oT % of
(previous approval)
Units Total Units Total
s Detached 2-story 75 du 11 % Detached 2& 3-story 102 du 18%
Cluster homes Paseo- Green Court cluster homes
7 Tuck-under Townhomes g4 du 14% Detached 2& 3-story 95 du 16%
Paseo- Green Court cluster homes
$ Alley-loaded Townhomes 148 du 2~ ~~a Detached 2& 3-story 138 du 24%
Paseo- Green Court cluster homes
Large tuck-under 5& 6-unit buildings of attached
9 Townhomes 117 du 17% Townhouses and Stacked Flats 68 du 12%
with Tuck-under arkin
10 Multi-level Buildings 260 du 37% 2& 3-Story Single Family Detached 112 du 19%
above Podium structure Front-Loaded and Alle -Loaded
11 n/a 2& 3-story Single Family Detached 66 du 11%
Front-Loaded
Total 694 du 100% 581 du 100%
Architectural Styles - Architectural styles and color palettes were presented with the original
approval of Sorrento East and West which were intended to establish standards for
neighborhood quality and identity. With the underlying theme of an Italian hill town, new
architectural style names were assigned to the Neighborhoods in Sorrento East consistent with
the previous designations and materials, as follows: Neighborhood 6= Lombardy,
Neighborhood 7= Tuscan, Neighborhood 8= Roman, Neighborhood 9= Rustic Tuscan, and
Neighborhoods 10 and 11 = Roman.
Development Regulations/Standards - The matrix of Development Regulations/Standards for
the six neighborhoods proposed for Sorrento East (Neighborhoods 6 through 11) have been
identified by the unit type (Exhibit A to Attachment 1, pages 1 and 2 under "Land Use" tab).
Lot Size - Under the development regulations currently proposed, the detached single family
homes in Neighborhoods 10 and 11 (178 units) would have a minimum lot size of 2,100 square
feet. The Paseo-Green Court cluster homes in Neighborhoods 6, 7, and 8(335 units) would
have a minimum lot size of 1,300 square feet.
Building Heights - Maximum building height within the Sorrento East Project is 3 stories for all
detached single-family units and 3 stories + garage or living quarters in basement or below
grade due to slope contours. While the stories permitted have increased, the height in feet is
the same or slightly less than previously adopted.
Private Open Space/Yard Area - Private open space is required for residential products.
Availability of private outdoor lifestyle space is one objective for modifying the plan and
increasing the number of detached units. The Development Regulations establish the minimum
area and dimensions for that space. All detached units have a private yard area. Exterior
private space for the attached units in Neighborhood 9 is provided by patios and/or decks.
Table 2: Private Yard Area
Nei hborhood # and T e Area T e Minimum Dimension/S uare feet
6, 7, 8- Green Court Yard 8 feet or 100 s uare feet
9- Attached Deck 6 feet X 5 feet/30 s uare feet min.
10,11 - Individual lot Yard 8 feet X 10 feet/150 s uare feet min.
Page 5 of 9
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Yard/private open space will vary based on site specific condition. However, the typical
yard/private open space would exceed these requirements as shown on Table 3(page 8) of
Exhibit A to Attachment 1, PD Amendment tab.
Parking - As with the prior approval, the project parking standard is based on the Zoning
Ordinance~-~Each unit is provided with a minimum of two covered spaces as required. However,
the guest parking provided (Table 3 below) exceeds the required spaces under the Zoning
Ordinance by 244 spaces (1.36 guest stalls per unit).
Table 3: Parking for Sorrento East by Neighborhood
Neighborhood Units Required Spaces Provided Spaces
Guest
Covered Guest Total
Req'd Covered
for Units on-street
(public) on
lots on HOA
(private
street) Total
Guest Total
Nei hborhood 6 102 204 102 306 204 96 0 6 102 306
Nei hborhood 7 95 190 95 285 190 83 0 12 95 285
Nei hborhood 8 138 276 138 414 276 132 20 6 158 434
Nei hborhood 9 68 136 34 170 136 60 0 8 68 204
Nei hborhoodl0 112 224 112 336 224 78 73 34 185 409
Nei hborhood 11 66 132 66 198 132 52 117 14 183 315
TOTAL 581 1,162 547 1,709 1,162 501 210 80 791 1,953
DEVELOPMENT AGREEMENT - Projects within the Eastern Dublin Specific Plan (EDSP)
require a Development Agreement befinreen the Developer and the City. California Government
Code §§ 65864 et seq. and Chapter 8.56 of the Dublin Municipal Code (hereafter "Chapter
8.56") authorize the City to enter into an agreement for the development of real property with
any person having a legal or equitable interest in such property in order to obtain certain
commitments and establish certain development rights for the property. The Development
Agreement must be approved prior to recordation of the final Tract Map and issuance of building
permits for the development of the property.
The Applicant and the City are a party to an existing development agreement for the property,
dated August 7, 2007. The existing Development Agreement, the term of which expires on
October 31, 2012, satisfies the requirement in the Eastern Dublin Specific Plan requiring a
Development Agreement. The applicant desires to extend the term of the Development
Agreement until 2020, and the attached amendment to the existing Development Agreement
has been negotiated with City Staff. In exchange for the City's agreement to extend the term of
the Development Agreement, the developer has agreed to make certain community benefit
payments. These payments are refundable if the developer meets certain construction
benchmarks. In addition, the agreement provides that the developer will make payments to the
City in satisfaction of its Public Art requirement under Chapter 8.58 of the Zoning Ordinance. In
all other respects, the Development Agreement as amended is based on the standard
Development Agreement adopted by the City Council for projects located within the EDSP.
The Development Agreement, as amended, provides security to the developer that the City will
not change its zoning and other laws applicable to the project for a period ending on October 31,
Page 6 of 9
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2020. The City also benefits from entering into the Development Agreement with the property
owner. This document is a contract that establishes obligations for meeting the goals of the
EDSP and guarantees timing for construction of public infrastructure and facilities for the project
area. Additionally, it ensures that dedications of property and easements are made, project
phasing is followed, the appropriate fees are paid for the development, and any additional terms
of the agreement are carried out as development proceeds. The proposed Development
Agreement also would be consistent with the preceding development agreements.
In return, the Developer agrees to comply with the Conditions of Approval and, in some cases,
make commitments for which the City might otherwise have no authority to compel the
Developers to perform. Specifically, the Development Agreement augments the City's standard
development regulations; defines the precise financial responsibilities of the developer; ensures
timely provision of adequate public facilities for each project; and provides terms for the
Developer to advance funds for specific facilities which have community or area-wide benefit or
for reimbursement from future development, as appropriate. Since the Development Agreement
runs with the land, the rights thereunder can be assigned. Specifically, Section 17 of the
Development Agreement would delegate authority for approval of such requests for transfer or
assignment to the City Manager.
An Ordinance approving the adoption of an amended Devetopment Agreement between the City
of Dublin and SR Structured Lot Options I, LLC is included as Attachment 5 with the draft
Development Agreement attached as Exhibit A.
PLANNING COMMISSION ACTION (Site Development Review and Vesting Tentative Tract
Maps):
The Planning Commission, at their meeting on March 9, 2010, reviewed the Staff Report
(Attachment 4) and listened to a presentation by Staff and the Applicant. Several residents
spoke in favor of the project. Specific items of discussion were: 1) Tandem parking; ~) The
sizeable increase in the guest parking ratio; 3) The pedestrian friendly nature of the project, the
linkages to Sorrento West and the recreation centers, parks and school; and 4) the "good"
architecture and the gateway elements.
The Planning Commission did add a note to the Stage 2 Development Plan requiring Planning
Commission review should the project be amended to include tandem parking.
The Planning Commission unanimously recommended approval of the Vesting Tentative Tract
Maps and Site Development Review with the Conditions of Approval included. Additionally the
Planning Commission recommended that the City Council consider approval of the
environmental Addendum, the Ordinance approving the Development Agreement and the
Ordinance approving the Amended Stage 1 and Stage 2 Development Plans with a provision
that, should a revision be requested that would incorporate tandem parking, that such revision
be brought before the Planning Commission for review and action. (Attachment 6 Planning
Commission Draft Minutes of March 9, 2010)
Page 7 of 9
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CONCLUSIONS:
The proposed project requests a reduction in the number of units previously approved for
Sorrento East. The reconfiguration and unit mix provide more single family detached units and
more private open space per unit. The density for Sorrento East would be 10.59 units per acre
and 9.7 units per acre for the Sorrento project over all. This density is consistent with the
Medium Density Residential density range of 6.1 to 14 units per acre. The Stage 2 Planned
Development rezone and development plan amend the Development Regulations to reflect the
currently proposed neighborhood configuration and housing types.
The Site Development Review, including elevations and landscaping, is consistent with the
architectural and design concept based on an Italian hill town and is appropriate in view of the
topography, hillside slope and difference in grade which characterize the project site. The
architectural elements are consistent with the concept and the pedestrian circulation system
continues the pedestrian pathway integrated with the trail system program emphasized in the
Eastern Dublin Specific Plan and Sorrento West. The Tentative Maps comply with the proposed
Development Regulations and zoning.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
In accordance with State law, a public notice was mailed to all property owners and occupants
within 300 feet of the entire Sorrento East and West Development, to advertise the project and
the upcoming public hearing. A public notice was also published in the Valley Times and posted
at several locations throughout the City. To date, the City has received four letters of support
(Attachment 7) and no objections from surrounding property owners regarding the current
proposal.
Community Meeting: On February 10, 2010, the Applicant met with the Sorrento West
homeowners to present the project, listen to questions and provide overall details.
Approximately 30 people attended with the reaction of the residents being positive.
ENVIRONMENTAL REVIEW
In 1993, the City Council certified an Environmental Impact Report (EIR) for the Dublin General
Plan Eastern Extended Planning Area and the Eastern Dublin Specific Plan area, including
revisions to Part I of the Responses to Comments relating to the Kit Fox, Addendum to the DEIR
dated May 4, 1993, and a DKS Associates Traffic Study dated December 15, 1992
(SCH#91103064); collectively these documents comprise the "Eastern Dublin EIR." The
Eastern Dublin EIR is a program EIR, which anticipated numerous subsequent actions related to
future development; it also identified some impacts resulting from implementation that could not
be mitigated. Upon approval of the Eastern Dublin General Plan Amendment/Specific Plan, the
City adopted a statement of overriding considerations for such impacts. The City also adopted a
mitigation-monitoring program, which included a series of ineasures intended to reduce impacts
from the implementation of the plan. The timing for implementation of these mitigation
measures is summarized in the adopted Mitigation and Monitoring Program matrix.
In 2000, an Initial Study/Mitigated Negative Declaration ("MND") was approved by the Dublin
City Council (Resolution No. 34-00, dated February 15, 2000) for a General Plan Amendment,
Eastern Dublin Specific Plan Amendment and a Stage 1 Planned Development rezoning for
Page 8 of 9
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Dublin Ranch Planning Area F. The Initial Study analyzed all of the environmental topics
recommended in CEQA Guidelines Appendix G. Based on additional site-specific analysis of
biological resources, cultural resources, hydrology and water quality, and traffic and circulation
supplemental mitigation measures were adopted by the City.
On March 16, 2004, a CEQA Addendum was adopted by City Council Resolution No. 43-04
pursuant to CEQA Guidelines Section 15164. The Addendum related to the Dublin Ranch Area
F North project (PA 01-037) addressed the following: a) General Plan Land Use Amendment; b)
Eastern Dublin Specific Plan Amendment; c) Vesting Tentative Tract Map Nos. 7281, 7282, and
7283; and d) the Site Development Review. The Addendum also included an updated traffic
study. The Addendum determined that the project would cause no environmental impacts
beyond those previously identified in the Eastern Dublin EIR and the 2000 Mitigated Negative
Declaration. Also, in conjunction with the prior EIR and MND, the property owner has since
obtained permits from state and federal agencies for alteration of wetlands and has
implemented related offsite mitigation.
An Addendum to the prior EIR and MND has been prepared to address the currently proposed
project (see Exhibit A to Attachment 8). The Addendum and a related Initial Study reviewed the
reduced number of units and the revised product type and layout and concluded that the project
would cause rro new or more severe environmental impacts than identified in the Eastern Dublin
EIR and 2000 Mitigated Negative Declaration. As noted in the Addendum, all previously
adopted mitigation measures applicable to the project would continue to be required. Because
significant environmental impacts were previously identified for the project, any approval must
be supported by a Statement of Overriding Consideration.
ATTACHMENTS: 1. Ordinance approving a PD-Planned Development Rezone and related
Stage 1/Stage 2 Development Plan Amendment for the Sorrento East
project with the Sorrento East spiral bound book Stage 1& 2 Planned
Development Rezone dated December 18, 2009 attached as Exhibit A.
2. Imagery Book (reference only).
3. Site Development Review Amendment Book 1 of 2(reference only).
4. Planning Commission Staff Report dated March 9, 2010, without
attachments.
5. Ordinance approving an amended Development Agreement for PA 08-
002 Sorrento East at Dublin Ranch (Dublin Ranch Area F East) between
the City of Dublin and SR Structured Lot Options I, LLC with the draft
Development Agreement attached as Exhibit A.
6. Planning Commission Draft Minutes dated March 9, 2010.
7. Letters of support (4). ,
8. Resolution adopting a CEQA Addendum to the Eastern Dublin
Environmental Impact Report and 2000 Dublin Ranch Area F Mitigated
Negative Declaration for the Sorrento East Project with the California
Environmental Quality Act Addendum attached as Exhibit A.
Page 9 of 9
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ORDINANCE NO. XX - 10
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*************
APPROVING A PD-PLANNED DEVELOPMENT REZONE AND RELATED STAGE1/STAGE 2
DEVELOPMENT PLAN AMENDMENTS FOR THE SORRENTO EAST PROJECT
PA 08-002
THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. RECITALS
A. The Sorrento East project site is located in Dublin Ranch Area F. Through Ordinance 12-
04, the City Council adopted PD-Planned Development zoning and a related Stage 1
Development Plan which, among other approvals, established the maximum number of
residential units for Dublin Ranch Area F at 1,290 units.
B. Through Ordinance 24-05, the City Council amended the Ordinance 12-04 Stage 1
Development Plan to increase the maximum number of residential units for Area F to 1,351, with
240 units allocated north of Gleason Drive and 1,112 units allocated south of Gleason Drive.
Ordinance 24-05 also adopted a PD-Stage 2 Development Plan for the area south of Gleason
Drive consisting of the Sorrento East and West development with 688 and 423 units,
respectively. Subsequently by administrative amendment the overall number of units for
Sorrento East and West was revised to 1,112 with 694 units allocated to the east and 418 units
allocated to the west.
C. The Sorrento East project amends the previously approved PD-Stage 1 and Stage 2
Development Plans to reduce the residential units from 694 to 581 units, revise the unit mix from
mostly attached to mostly detached units, and reconfigures the neighborhood layout around a
more centrally located neighborhood park site.
Section 2. FINDINGS
A. Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as
follows:
The Sorrento East Planned Development Zoning, including a Stage1/Stage 2
Development Plan amendment, meets the purpose and intent of Chapter 8.32 in that
it maintains the residential character and medium density of the previously approved
development plans while providing a more diverse mix of residence types through an
increased percentage of detached units with private yards. The amended
development plans maintain a desirable use of land that complements surrounding
land uses, particularly through the central open space pedestrian corridor connection
to the adjacent Sorrento West development.
2. The PD rezone with amended Stage 1/Stage 2 Development Plans for Sorrento East
will be harmonious and compatible with existing and potential development in the
surrounding area in that the Project continues to reflect and implement the type and
scale of development envisioned in the General Plan and Eastern Dublin Specific
Page 1 of 6 ATTACHMENT 2
~~ ~ 1 a~
Plan. The Project is generally similar to the character and density of the previously
approved development. It provides attractive and interesting development on its four
street frontages and maintains pedestrian connectivity to its companion residential
development in Sorrento West through the central open space corridor.
B. Pursuant to Section 8.120.050.A and B of the Dublin Municipal Code, the City Council
finds as follows:
The PD rezone with amended Stage1/Stage 2 Development Plans for Sorrento East
will be harmonious and compatible with existing and potential development in the
surrounding area in that the Project continues to reflect and implement the type and
scale of development envisioned in the General Plan and Eastern Dublin Specific
Plan. The Project is generally similar to the character and density of the previously
approved development. It provides attractive and interesting development on its four
street frontages and maintains pedestrian connectivity to its companion residential
development in Sorrento West through the central open space corridor.
2. The Project Site is physically suitable for the type and intensity of the zoning district
being proposed in that the Project maintains the general character and density of the
previously approved development and will implement all adopted CEQA mitigation
measures identified in the prior EIR and MND related to potential environmental
impacts associated with development of the site. With four street frontages the
Project site is highly accessible and provides for extensive pedestrian mobility through
sidewalks and the central pedestrian corridor.
3. The PD rezoning with amended Stage1/Stage 2 Development Plans will not adversely
affect the health or safety of persons residing or working in the vicinity or be
detrimental to the public health, safety and welfare because the Project will comply
with all applicable development regulations and standards and will implement all
applicable mitigation measures in the prior EIR and MND. The CEQA Addendum for
the Project identified no potential for significant environmental impacts beyond those
in the previous analyses.
4. The PD rezoning with amended Stage1/Stage 2 Development Plans is consistent with
the Dublin General Plan and Eastern Dublin Specific Plan in that the amended
development plans remain consistent with the Medium Density Residential uses and
densities and reflect the designated Neighborhood Park.
C. Pursuant to the California Environmental Quality Act, on April 20, 2010 the City Council
adopted Resolution No. -10 adopting an Addendum to the Eastern Dublin EIR
and 2000 Area F Mitigated Negative Declaration and a related Statement of Overriding
Considerations for the Sorrento East Project, which resolution is incorporated herein by
reference.
Page 2 of 6
~~ ~ ~a~
Section 3. ZONING MAP AMENDMENT.
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Dublin Zoning Map is
amended to rezone the following property ("the Property") to a PD-Planned Development
district:
68 gross acres within APN 985-0053-003-00.
A map of the rezoning area is shown below:
REA
~
Section 4. STAGE 1/2 DEVELOPMENT PLAN APPROVAL
The current regulations for the use, development, improvement, and maintenance of the subject
property are set forth in the Ordinance 12-04 PD-Stage 1 Development Plan as amended by
Ordinance 25-04, and in the Ordinance 25-04 PD-Stage 2 Development Plan. Amendments to
the PD-Stage 1 and Stage 2 Development Plans, as set forth below, are hereby approved. Any
amendments to the approved PD-Stage 1/Stage 2 Development Plans shall be in accordance
with Section 8.32.080 of the Dublin Municipal Code.
Amendment to PD-Stage 1 Development Plan Ordinance 12-04, as amended by Ordinance
24-05.
This Ordinance amends Ordinance 12-04, as amended, and supersedes Ordinance 24-05,
Section 4, "Stage 1 Planned Development Zoning Amendment to Ordinance No. 12-04", to
decrease the maximum number of units for the portion of Area F south of Gleason Drive
(Sorrento East and West) from 1,112 units to 999 units. Specifically, the Stage 1 and Stage 2
Planned Development Rezone Amendment booklet dated December 18, 2009 as it relates to
Sorrento East only which Ordinance 12-04 incorporates by reference is amended as follows:
Page 3 of 6
i3 ~~g
~
1. Line 4 on the table on Page 4 of the "Stage
rezone Project Description" is revised to read:
ELSVE~TAR~'
~il.:iCri~L
!':OT A PM:~
"- south of Gleason Drive 110.6 acres 1106 du* 105.0 acres 999 du"
2. The last line of the table on Page 4 of the "Stage 1& 2 Development Plan/Planned
Development rezone Project Description" is revised to read:
"Total 289.3 acres 1426 du 285.4 acres 1177"
Amendment to PD-Stage 2 Development Plan Ordinance 24-05.
The following is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning
Ordinance which amends and replaces the Stage 2 Development Plan adopted in Ordinance
24-05 as to the Sorrento East Project site only. The Stage 2 Development Plan consists of the
items and plans identified below, many of which are contained in the bound booklet "Stage 1& 2
Planned Development Rezone Amendment", dated December 18, 2009 (hereafter PD Booklet),
attached as and incorporated by reference to the April 20, 2010 City Council Staff
Report.
1. Statement of compatibility with Stage 1 Development Plan. The Sorrento East Stage 2
Development Plan is consistent with the Stage 1 Development Plan for Dublin Ranch Area F,
as amended, in that it provides for Medium Density Residential uses and density with a
Neighborhood Park, and open space corridor as approved in Ordinance 12-04, as amended.
2. Statement of uses. Permitted, conditional, accessory and temporary uses are allowed as
set forth in R-M Multi-Family Residential District including a public park and open space.
3. Stage 2 Site Plan. The Stage 2 Site Plan for Sorrento East is set forth below:
'~~,~! ~ ~ ~ _ ~~
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Page 4 of 6
~~ ~~ l~~
4. Site area, proposed densities. The gross and net area of the Stage 2 site, maximum
densities and maximum numbers of residential units by type are set forth in the Table 3
below:
Table 3: Sorrento East - Neiahborhood Summarv
PA 04-042 PA 08-002
Units Units Acres Acres Density Density (net)
Neighborhood - Unit Type +/- ~Ic (gross) (net) (gross)
6- Detached/Green Court 75 +27 102 10.8 9.2 9.4 du/ac 11.1 du/ac
7- Detached/Green Court 94 +1 95 10.0 8.5 9.5 du/ac 11.2 du/ac
8- Detached/Green Court 148 -10 138 11.4 10.8 12.1 du/ac 12.8 du/ac
9- Townhomes/Tuck-Under
and/or Stacked Flats 117 -49 68 6.6 4.9 10.3 du/ac 13.9 du/ac
10 - Sin le Famil Detached 260 -148 112 14.9 13.2 7.5 du/ac 8.5 du/ac
11 - Sin le Famil Detached n/a +66 66 7.4 72 8.9 du/ac 92 du/ac
Pedestrian Corridor 0 .6 .5
Communi Recreational Facili 0 .6 .6
Total 694 -113 581 62.3 54.9
Density 11.12
du/ac 9.3 du/ac 10.6 du/ac
5. Development Regulations. See Stage 1 and Stage 2 Planned Development Rezone
Amendment, December 18, 2009, Land Use Criteria Tab, Pages 1 and 2.
6. Architectural Standards. See Stage 1 and Stage 2 Planned Development Rezone
Amendment, December 18, 2009, Design Guidelines Tab, pages 1-38.
7. Preliminary Landscaping Plan. See Stage 1 and Stage 2 Planned Development Rezone
Amendment, December 18, 2009, Design Guidelines Tab, pages 1-18.
8. Phasing Plan. No specific phasing is required. Any project phasing shall be established at
the time of grading permit issuance for individual neighborhoods.
9. Inclusionary Zoning Regulations. The Project's inclusionary requirements have been
satisfied through credits for affordable housing built in The Groves project.
Section 5. Pursuant to the Dublin Zoning Ordinance, section 8.32.060.C, the use,
development, improvement, and maintenance of the Project area shall be governed by the
provisions of the closest comparable zoning district as determined by the Community
Development Director and of the Dublin Zoning Ordinance except as provided in the Stage
1/Stage 2 Development Plans, as amended.
Section 6. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be in force thirty (30) days from and after the date of
its passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at
least three (3) public places in the City of Dublin in accordance with Section 36933 of the
Government Code of the State of California.
Page 5 of 6
IS~6 ~a~
PASSED, APPROVED AND ADOPTED BY the City Council of the City of Dublin, on this
day of 2010 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
1380350
G:IPA#120081PA 08-002 Regents Land Inv Sorrento EastlPlanning
Commissionlpd ordinance for regent sorrento_east dp amendments(1J.DOC
Page 6 of 6
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RECE( E[3
FEB 2 ~ 2Q10
SORRENTO EAST pUBLIN PL.ANNIN(a
AT
DUBLIN RANCH AREA F
REGENT PROPERTIES
71990 San Vicente BIvE., Suite 200
los Angeles, Cali(ornia 90049
-
........__-
Stage 1& 2 Planned Development Rezone Amendment
City of Dublin, California
December 18, 2009
`~ PROJECT TEAM:
OWNER/APPLICANT:
,,~, REGENT PROPERTIES
11990 SAN VICENTE BLVD, SUTfE 200
LOS ANGELES, CA 90049
CONTACT: PAT COSTANZO 408-888-4224
~ JIIvi KERN 925-570-3671
„ PROJECT ARCHITECTS:
NEIGHBORHOODS 6, 7, & 8
~++ ANGELENO ASSOCIATES, INC.
147 CTTY PLACE DRNE
SANTA ANA, CA 92705
TEL: 714-285-1888
~ FAX: 714-285-1988
CONTACT: DAVID KO
CHRISTINE LY
°~ NEIGHBORHOOD 9
THE KTGY GROUP, INC.
- 17992 MTTCHELL SOUTH
II2VINE, CA 92614
~'o' TEL: 949-851-2133
FAX: 949-851-5156
CONTACT: CHRIS TEXTER
JESSICA MUSICK
~
NEIGHBORHOODS 10 & 11
' DAHLIN GROUP
5865 OWENS DRIVE
~" PLEASANTON, CA 94588
TEL: 925-251-7200
"" FAX: 925-251-7201
CONTACT: DON RUTHROFF
~
a~r
CIVIL ENGINEER/LAND PLANNER:
MACKAY & SOMPS
5142 FRANKLIN DR., SLJTI'E B
PLEASANTON, CA 94588
TEL: 925-225-0690
FAX: 925-225-0698
CONTACT: RICHARD CHEUNG
CONNIE GOLDADE
GEOTECHMCAL ENGINEER:
BERLOGAR GEOTECHNICAL
CONSULTANTS
5587 SLJNOL BLVD.
PLEASANTON, CA 94566
TEL: 925-484-0220
FAX: 925-846-9645
CONTACT: FRANK BERLOGAR
JOINT TRENCH UTILITY CONSULTANT:
ROBERT GRAY & ASSOCIATES
4683 CHABOT DRNE #150
PLEASANTON, CA. 94588
TEL: 925-463-8873
FAX: 925-734-0233
CONTACT: ROBERT GRAY
LANDSCAPE ARCHITECT:
R3 STiJDIOS
57 MONTAGE COMMONS
SU1TE 201
LIVERMORE, CA 94551
TEL: 925-294-4190
FAX: 925-294-4059
CONTACT: ROMAN DE SOTA
EXHIBIT A TO
~ ATTACHMENT 2
l ~ l~~
CITY OF DUBLIN P`LANNING APFLICATION FORM
NOTL: Please discuss pour proposai with Planning StafT prinr to complGting this fonn, All itams on this form related to your specific t~pe of
ap~lication musc be compteted Sorne of the items listed might nat apply to your spccific appiication. Ptease print or type legibly. Attach
additional sheets, it'necessary.
If ~rou are cnrrer~tla~ worAing with a Plrrnner on a pre-app/icatian project, ptease schedule an rri~pointment prior tv s~cb~nrni~rg ~~ot~r ap~ticarion.
t. TYPF.. OF APPLICATION:
Are-application Review [Any typef Sig~~/Site Developmeni Review (STGN/SDR]
Conditional Use Permit (CI.IP] ~taster Si~ Program [MST'/Sblt]
w X Site Development Revietiv [SDRj 7i. Planned Der~elopmcnt Rczone [PA R~7.]
Varianer. [VAK] Rezone ([Z~;"L]
~ Tenwtive Subdivision A4ap (T NtAPJ General/Specific Plan Amendment [GPA)
,« II. GENP:ItAI. DA7'A
A. AddresslLocalion of I'roperty: North oE Centrol Yurk~vuv, s~~~th of Gieas~n Drive, cast of Grafton Strect
wesl of Loclchart Street in Dabiin Ranch Area F
B, Assessor 1'arcel Number(s}: 985-0053-OD3-QO
C. Site Area: +/- GR acres D, .7.oning: Pi)-141edium Uensitv Residenfial and PD-Neiehborhood Parlc
E. General Plan Uesi~rratinn: Medium Densitv i2esiclential and Ncit!hborl~ood Park
F. I:xistingJl'roposed Use of Praperty: The nroncrtv is cue~rentlv vaca~rt stnd unused. '1'hc nrnaertv is nr+a~ased
to be Medium Dcasitv residential a~~d Nei~hborhood 1'ark
`"~ G. Iixisting Uses af Suiroundin~ I'ropcrties: I,an~l uses an the surraundiu~ pru~eMies arc nrim~rilv resi~iential:
to thc north is Verona, u low densitv residentis-1 neiehbnrhnodi fa lhe saukh are fhe mediuttt hi~h densit~~
Ti. ~TJitl~in 1,000 feet ofa military inst~ll~tion {Camp Parks)? No I. Military NoYificafion 17equired? )? No
II1. :11~'I"IIQRIZ:~7'IUl'V OT+ PROPER7'V O«'~LR Ai+lD API'1,ICAN'C
,~1. PROPCRTY Obl~11`GR: Irr xigning this applicaliarz, l, as I'ro~erty OGUxer, c•erlify thui 1 have firll legaf capucrty to,
arrd herebv do, a~~tho~~i~e rFie fili~zg af this applicntion. I wzderstr~rraf ti~at coraditioras of appr•oval are bindrng. 1
agree ~o be bolr~tc! by those conditrnns, srrl~ject only !o the rigl~t to abjec! at ilte ltear•ings or dztrrng tl~e a~pea!
period 1 fi~rtl~er cert~ that llre rnformaiFarr arad exh[bits subntitted are trrte arrd c~rrect.
(Note: Afl Propert~~ Oivners rrta~st 3•i„n if prvpertv is jninttv ntirnedJ
[~1nte: Jnseph Lucgs II1 C,~paciry: Authc~rized ~ignator~
Company: SR Stn~ctui~d 1_ot (7plions I.I:C: Phone: (41_4)2IA-70Q0
Address: 3600 S. Lake llrive Fax :(A 14)244-7G25
St. Prancis. 1~'1 53235
Signature: Date:
" L3. .9PPLIC~IN7' (OTHER T/~'AN PROPER%'Y OtNNC;H): h~ si~»ring tfris c,p~/icutrun, 1, as ~ipplica~rt, certif f lhal I
l~ave oGtained ivritlerr aulf~ariznlrnn fi-ona the propc.rty olvner and have r~ttachecl separate docuutentarion slao~vilig
r~ry~rlt Iegal ca~mcily lo file tfris upplicatiUS~. 1 agree to be bounc~ Gy th~ eondidions of a~aproval, snbject onl}~ tn
the ri~Ill l0 pIJJCCI Rf 1I7~ FtCQ!'l!?~TS OJ' C~tlYIiTP, l~lC' A))~)BUI ~)G'1'lOCI 1 furzher certify that the ixformu~ion und eshibrrs
"'" .st<hmltted cn•e true und co~recr.
Name: 1`~,' 7'ide: !~~' ,~ )f i ~ c~l Gl~~~~
Comp~n5'•-1J.~t . ~_ _ -~-~'hone: ~L~K~~~i~. /~Q~
~Q
fniait: _ i~ax:
_ _ ~--~^ ___~ __
Add~ ess: ~/ c,S. ,,,,~P __'v' ~i_ S~IN_~' Y~C-lS• ~~ 'S,~r i~ ~,,~
Sagnature: ' '-~~;~`~ . a.~~„-,, Da~e: .
.. l~S~ ,~'7-U~
= 4 P 11939dtpffice\Submida1s1P01PfanninqAppForm-20~90804.dpc
~~ ~ ~2~
Application Name: Sorrenta East Sta~c 1& 2 Aevelonment Plan Amendment . Site
` Develflnment Review Amendment, Vestin~ Tentative Ma~ Amendment, .ind
amended Deveiot~ment A~reement
~nitiat Study~
(CNVIRONMENTAL iNFORMATION r4RlYi - PART 1)
(To be completed hy A~Plicant pursuant to City of Dublin
Enviranmental Guic~elines Seetion l.d)
Date Filed: Au;ust~ 2009
GENERAL INFORMATION:
l. Name and address of authorized representative of pro~erty owner:
~, Jnsenh Lacas
Stark Offshorc Mana~ement for SR Structured Lot Options I LLC
--___ _
3600 S, Lake Drive
St. Francis, WI 53235
2. Address of Praject: Between Central Parkwav, Gle~son Drive, Lackhart
Street and Grafton Street in Dublin Ranch
3. Narne, address and phone nuniber of person to be contacted cancerning this projeet:
Pat Castanzn
Re~ent I'ranerties
3526 Villero Court
Pleasanton, CA 94SG6
_(4Q8)888-4224
4. List and describe any ather relatcd permits aiid r,ther pt~blic approvals requireci for
this ~roject, including thc~s~ required ~or this projeci, inclt~din~ thase required by
~ eity, re~ioz~~l, state anc~ fed~ral a~e~~cies:
Buildin~ Pcr~nit
5. Zonin~ District: Medium Den~ifiv Resitlenti<xi-PD~ Nei~#~borhovd Park-Pi3
E~~vlnfoFiarni-~{l{)~)ft(ls.ci~x:
~~~~a~
6. Description of Praject: (Include site area, uses, size and number of buildings,
parking, number of dwelling unifs, scheduling, and any other infarrnatian necessary
or Elelpful to understand project. Tltis attactied description must be cotnplete and
accurate. E~~ibits or photographs should be ider~tified and attached.)
The Proiect annlie~tion is a renuest for a StaEe 1 and 2 Development Plan
Amendment, a Vestin~ Tentative M~p amendment and Site Develo~ment Review
amendment for an anproximatelY G8 acre site. Tlie nroiect is a medium densitv
~ residential c~mmunitv, includin~ a nei~hborhaad nark. A maximum of ~81 units
will be part of the cornmunitv.
Please refer to the Sta~e 1& 2 PD An~e~dment= Vestin~ Tentative Map
Amendment a~~d Site De~7elonment Review Amendment ap~fication documents
foliowing for greater detail.
7. Are tlle folto«~ing items ap~licable to the project o~• its ef~'ecfis? Discuss below all
items checked (attach addit~onal sheets as necessary}.
Yes No
X I. Change in existin~ features of any t~ays, tidelands, beaches,
Iakes or hil(s, or subsiantial alterafion nf ground contours.
X 2. Ghange in scenic vie~~rs or vistas frorn existing residential
areas ar public lands or roads.
X 3. Change u~ pattern, scale or t~haracter of general area of
pro~ect.
X 4. Significant amounts of solid ~iraste ar litter.
X 5. Chan~e in dust, ash, smake, fumes or t~cinrs in vicinity.
X 6. Change i» oceana bay~, lake,,stream ar grc~und water quality or
quant~ty, ar alteration of existing drainage ~atterns.
X 7. S~i~istac~tia] change in existing noise or vibratian levels in the
vicinity.
X 8. Site on filled land or c~n slope af 10 percent { 1 Q%) or more.
X 9. Use af disposal of potentially harar•dous materials, such as
tax~c sulastances, ilammables ar explosives.
X l Q. Substantial change 'v~ deinand far ~n~znicipal services (police,
firc, water, sewage, etc.?.
X 11. Substantial increase in fossil fiael consutnption (electricity,
oil, natural gas, etc.).
~nvlnfoT'orm-2~1(1~UtfClS.doc
~ ~~ ~
X 12. Relationship to larger prajecl ar series of projects.
~
Eziv InfoFarm-2t)Q90805.dc~~
~
ENVIRUNM~~CNTAL SETTING:
~/ ~ ~ag
°° 8. Briefly describe the project site as it exists before~ the project, including
inforrnation on topograp}Yy, sail sCability, plants and anima(s, and any cultural,
l~istorical or scenic aspects. Describe any e~~stin~; structures on the s~te, and the
use ofthe structures. lfnecessary, attacl~ photographs ofth~ site.
Ptease refer to the Easter» Dublin GPAISr~ecific Pian FIR n~~es 2-2 and 2-3,
Eastcrn Dt~blin S~eeific Plan ~;~;~~es 5 and 6, and tiie ~nitial SturlytMiti~ated
~~~ Ne~ative lleclaratian ~~repared for Dc~btin Ranch Plar~nin~ Area F(PA 98-
OG8), November 1999. Als~, view the atfached nhota~rar~(is of the area for
additional ciata re~ardin~ existir~~ site canditions.
9. Brief~y describe the surr~t~nc~ing properties, incluclin ir~farmation on p(~nts and
animals, any cultural, historica) c~r scenic as~~ects and t~e fype af~ land use.
P_leasc refer to the Castern DY~b[in GPA/Specific 1'laxn EIR pa~e 2-Z, Eastcrn
Dublin Snecific Plan r~a~es S-7, and the Initi:tl 8#udvlMitieated Ne~ativc
Decl.~r~atinn ~repared far llut~tin Ranch P[a~enin~ Area F(PA 98-Ob„8~.
No~~en~ber 1999.
C~RTIFICEI'I'TON, i hereb~~ cei~ify that tlie sta.tements ~'iirnish~d above and i~~ tiie
ai~tac~~ed ~xtiit~its p~•esent the data a11d information r~c~~~irecf for this initial evatr~ation
~ to the best of rny ability, a~~d tl~at tl~ie facts, staternents a~~d ii~f~ormation present~d are
true and corr~ct l~ the best of n~~~ knor~vledge and belief
r /Z . ~. "'ti.
Dated: '~ ~ ``~~.~-~~~.~ `~
Si~na ure ~``
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CIVIL ENGINEERINC•LAND PLANNINC•lANO SURVEVING
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12-16-2009 3:53pm Lisa Vilhauer P:~19394~PLANNING~PD~PHOTO_LOC-AREA F-EAST.DWG
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CITY OF DUBLIN
f00 Civic Piar~3, i~ublin, C~lifornia 945b8 Wcbsite: hctp:r/~~~ww.ci,dublin.ca.us
Pt~blic Art Compliance It~port
To. City of Dublin Cotnmunity f~ev~lap~nent Directar
Cc: City of Dublin Setiiar Building QrTicial
`~' As rec~uired by Chapter 8.58 of t1~e Dubiin Ntunicipal Code, a Public ~rt Compliance Report must be
submitted in c:onjunction with ne~v development ~rojects ~vl~ich ve subject to Site Development Revie«r,
PRp,T~CT INFORMATTON:
Name ofPrajeci: Sorrento ~ast at tJublin Ranch APN tJ: ~~8]-0053-p03
Project Description: The Project applicatinn is a req,uest for a~nend~t~ents to the St~~e 1 and Sta~e
2 Development [tezone Plans, amencit~~ents to the Vestin~ "1"cntative Map and amendments to
Site Developme~ii Iteview. The prc~ject is a medium d~nsitv rESidential communiiv includin~ a
neiehbort~oad ~ark ai~d open spaces, The Sta~e 2 PU ar~a is a~proximatelv 68 aeres and 581
~~~~ ui~its with a mix afdetach~d anc! attached (~ousin~ prc~d«cts.
APPLICAI!'T INhpRMATI~N:
~ Developer: SR Si~r•uctur Lot Optio»s C< LLG Contact person: Pat Costanzo _~
Phane: (408~~88-422~
E-Mail: cc~s~ __ tanzc~~re~ent prn~~ert~i~s.co~n
C:~pected d~re of accupancy: 201U
_ ¢~ )
Signature: . ` , ~~'.`"'~•'~. C~ate: ,~ ~(~ ~ 1 ~
I, Joset~lx Luccrs, as tlte~ipplica~u', hcrch;F etecX ta satis~~ thc~ puGlic rrrt obli~ation tttu~fer C77aptc~r 8.~8 af
tlie Drrblirr Zonira~~ Orrlin~trce hy ~rr~vicliir~ rr:
( X j Ps~blic Art 1'rt~ject [Refer to Sc:cticrn 1 below~
412
[} Payme~~t In-Lieu of Patylic Art Praj~et [R~~t~er f~ Sc~:tion ? beloti~~J
------------------------------------->____---____----------___-----------
(Office Use On3y)
SECTION 1. I'UBLIC ART F'R4JEC'~'
If the Applicant elects to acyuire and irastt~ll a Public Art I'roject, tl~e A~plicant sh:ill:
~ • Acquir~; and install a 1~'utalic lirt E'rcajc;ct, ira a~ec~rdance ~t~ith Chaptee ~.~8 c~f d~e E~~~t~lin Zonin~
~Gr~3inarice, ti~e vaiue r~f w~nici~ si~~ii e~qua3 or ~~cecc~ ti~e an~c~~uu s~t f'ortii ~eiow 4~»d tne iacation
of ~~~hicli slaall b~ ~s set fc~rtE~ ir~ tlze map attachec~ as l:xl~it~it It to this Public rlrt C~amplianc~.
,~ Report.
Area CatE (925) • City IvFanager 533-6G5C~ • CiE~~~ Council 833-GG50 •['ui•snnnel R3~-tiG05 •~:conomic L7e~~clt.iprnent 833-6f50
f~inance ~33-664t) • 1'ablic WorkslGn~ir~c~:rin~; 833-6630 ~ Parks ~i Conriniur~ity Ser~rices 833-bf~~~~• Pulice 533-5G?0
' I'lannitt~,~Cotlc Gi~fareement 833-fitilO •[3uilcJita~ Inapecuia~t &a3-t~b~l;! - t=ire l~~~~~entic~n Eiure<{u 333-bfi~fi
~~
Buildir~g T~aluatian (exclusii~e of la~~d):
$
As deteri~zi~~ed by City"s Bz~ilc~ing D~cial on
Mantlz, Da~; Year
Percentage of 13uilclin~ Italuatior~ frizposed for Public Art Proj~ct:• 0.51
ll~lirzim~qn t~alue of Pz~blic ~rt At•oject:
.R
• Submit an Artist/Develo~er ConU~act and Budgetary Gtiideline priar to installatinn of the Public
Art Project.
~ Secure completion of the I'ublic Art Pr~ject, ~rinr to occupancy of the ltrs! struciure in ti~~
project, in a manner deemed sltisfactory by the Cily Mana~er.
a~s ~ ~ ~~
• Cxecute an agreemenC between the City and the Applica~lt, priar to occupancy of the first
structure in the project, which sets forth tl~e o~~vnership, maintena~7ce responsibilities, and
~insurance coverage ~'or the Public Art P~~oject.
SECTION 2. PAYMENT IN-LIEU C?F PUI3LI:C ART PROJrCT
If the APplicant elects to contribnte fiinds in-tieu of a 1'ublic Art Project, the Applicant shatl:
• PAy a Public Art In-lieu Contribution, priar to i:he issua-7ce af the first building pcrmit in the
project, ir- the amount that results fr~m the producl nf the buildiclg valuation (e~clusive of land)
as determined by the Building Ofticial at t~uilding permit issuar~ce and tl~e percentage indicatecl
belo~~~:
[~ 0.5°/u for non-residential buildings of ~nnre than 50,000 square feet in accordance with
Section 8.58.QSO.B of the Dublin Zoning Ordinance; ar residen#ial projects with mare ti~an
20 units in accordance witil Section 8.S8.OSO.D of tl~e I~ublin 7_oni~ig Ordinance
[] 0.45°l~ for non-residential buildings af less than SQ,000 sqf~are teet iit accordance with
Section 8.~8.O50.G of the Dublin Zanin~ Orclinar~ce
• Reserve a site for future installatian of ~ublic art, the location oP which s1ia11 be as set forth in the
tnap attached as Exhibit A to this P~~blic Art C~tnpliance Report, a-3d provide a public axt
easeinent and access e~sement: for tl~e sita, i1'rer~L~ireci by the City as indicated belo~v:
f ~ AP~iicable
[ J Not Applieable
('a~;e 2 4f ?
P:~.l 9:i 94to PficelSubm itkalslSDR1t'u bl i c:'~rtCompliance-SorrentoL'~ist.I?C)C'
.~
~xi-~iBiT ~
Map Depicting Proposed Location ofPublic Art Project Purs«ant to
Section 1 ofPubiic Art Compliance T~eport
OR
~y~
Map Depicting Proposed Loeatian of Site Reservation, if Required, Pursuant to
Section 2 of PuUlic Art Compliance Repai~t
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Stone Mosaic on stucco wall
Paseo's (Neiqborr
Tile Mosaic on stucco walis or enUy monument base Decorative Paving
s6,7,8,10,&11)
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Concept Concept Cancept Concept
Pedestrian Corridor, Neigborhootl 10
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Concept
3~ ~i~
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metal scrolls
s
;rete steps
ied wood post
er bowl
~
SORRENTO
EAST
Ai
DUBLIN
R~NrR
Dublin, California
AREA F
Q REOENi iROPER71E5
R E V I S 1 0 N S:
DESCRIPfION DATE
PROJECTNUMBER: 3o6u
SCALE: ASNOiED
DATE ISS[lE~: 17118109
Public Art
Opportunities
UND9CAPE ARCNITECTURE
- . , roi
s~ernunmex:
L98.0
Concept: Stucco veneer columns with tile trim and metal
arch with lantem
Paseo Entry Monuments (to be desiqned bv Artists)
Stone veneer base with painted wood post and metal straps
Slone veneer columns with decorative painted metal
post arch and lantem
Metal panels on base
~a ~ ~~
Sorrerrto Easz crt Dublxn Ranclz Ar-ea F• December I8 2009 ~
Project Description
for
SORRENTO EAST AT DUBLIN RANCH AREA F
STAGE 1& STAGE 2 PLANNED DEVELOPMENT REZONE AMENDMENTS
Introduction, Existing Site
Conditions and Land Use
The Sonento East at Dublin Ranch i -~"
~
Area F Site is currently subject to a r- ~-' ~~;~
Stage 1 and 2 Development (PA 04- p~~~~,~~:~~~~~~~z,,~ ` ~~~ ~~~ ~~~~~ `,
042, approved by the Dublin City
~. :
~, .
' '~
,-
~
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Council on October 4, 2005). The ~ i
~;
Sorrento East at Dublin Ranch Area F < ~
~
Project ("Project") will require a Plan 4 ~' ~: .~~
'
~
Rezone Amendment (PDA) as defined 4Lk:5. r-" -°-`-
~
so,ti~ nK,,,.,; S~~ a
by Sectioli 8.32 of the Dublin Zoning c~~TR.~~r ~A~~,~ ~~~ ~~~~ ptt0~~ s~
Ordinance. This PDA is being ~~ ~
proposed as the Project has been pti~~~ nL~r~~ ;° ~~~ '~~ ~
redesigned to provide a greater ~ ' ~
l
i '~s~° - °'
a
component of detached resident
units, improved project organization ~,~, ~
.
and neighborhood circulation patterns, ,~~` ~,~ ~
~, ~.
improved parking and a more =~' ~' yzF f~s,i:~'rc~<4~ ; ~
marketable and feasible project. Please ir7
~'
refer to the previous PD Rezone submittal (PA 04-042) for greater detail regarding
background information and site context. These sections have been provided here briefly
as no changes l~ave occurred since the pre vious submittal.
In addition to the PDA, the Project will require amendments to the Site Development
Review, Vesting Tentative Map applications, and the Development Agreement.
~ The Project Area is located within the City of Dublin and is generally bordered by
Grafton Street and Sorrento West at Dublin Ranch Area F ta the west; Gleason Drive and
residential neighborhoods (Verona) to the north; Central Parkway, the future The
""~ Promenade main street village center, and The Courtyards and The Groves residential
conununities and Dublin Ranch Area B to the south; and Lockhart Street and the future
Fallon Sports Park to the east. The Project Area of the Stage I PDA consists of
"~ approximately 112 gross acres whereas the Project Area of the Stage 2 PDA consists of
approximately 68 gross acres. The Stage 1 PDA encoinpasses both Sorrento West at
Dublin Ranch Area F and Sorrento East at Dublin Ranch Area F; whereas the Stage 2
~" PDA is comprised of only Sorrento East at Dublin Ranch Area F. The School Site
designated in the State 1 PDA, Site Development Review, Vesting Tentati~~e lVlap and
Developn~ent Agreement has recently been transferred to the Dublin Unified School
Stage 1/Stage ' Development Plan%Planr~ecl Development Rezone Amendrnent Project T~escr°iption • 1
~
~a
I8. 2 09
District consistent with the requirements of the School Mitigation Agreement and is not
part of the Project.
The Sorrento West at Dublin Ranch Area F portion of the Stage 1 PDA is currently under
construction and predominantly built out with various residential products and a
neighborhood square. The Project site is cui-rently vacant and has been mass graded
pursuant to the existing entitlements. The topography consists of mass graded terraces,
generally trending northeast to southwest.
Community Theme
The neighborhood villages of Sorrento East at Dublin Ranch Area F capture the essence
of a European hillside community with entwining villages and numerous intimate
pedestrian ways connecting the homes. Five of the neighborhoods are comprised of
detached single family dwelling units in a cluster, a11ey or front load configuration; and
the remaining neighborhood is a multi-family community with townhouses. This differs
from the currently approved project that has only one neighborhood of detached single
family dwelling units with the remainder units distributed amongst row townhouses,
courtyard townhouses, and podium structures that have no private yards and a larger
building footprint than that proposed. These neighborhoods and home types offer a range
of home sizes, affordability, and amenities. Detached units provide privacy and enhance
pride of ownership and individuality. Private yard space is well integrated into the active
living spaces of each home, pr°omoting outdoar living. The landscape will be integrated
and consistent with the architecture to create a harmonious and attractive residential
environment. The Project also provides a visible and connected vehicular access and
pedestrian circulation that is sensible to the existing topograpby, building infrastructure,
and adjacent residential neighborhoods.
The architectural scale and styles are aimed to complement the existing adjacent
neighborhoods of Sorrento West at Dublin Ranch Area F, and fiirther reflect the
European hill town theme. Varying roof configurations and building massing embody
the flavor of the hillside European villages in Italy and nearby provinces, with the styles
of Loinbardy, Tuscan, Provence, Veneto, Florentine, Romagna, Coastal Italian, Rustic
Italian, Country Italian, and V illage Italian creating an appealing street scene. The use of
inultiple styles is intended to enhance the diversity of the street scene with varied roof
forms, pitches and overhangs; window shapes and mullion variations; shutter
configurations; trim profiles; gable end accents; and site-specific detaiis. Refer to the
amended Residential Design Guidelines and amended Landscape and Open Space
Guidelines in this document for fiirther discussion and details.
Various entiy monuinents are located throughout the community to emphasize the
passage into the project, neighborhoods, and courtyards. Streets have separated
sidewalks with landscape parkways or tree planting bays within the parking lane.
Landscape walls, accents and sidewalks are emphasized to heighten the pedestrian
experience by connecting together the various neighborhoods, recreational center, park
and school.
Stage 1lStage 2 D~velopnsent 1'lan/Plnnne~l DEVelopment Re~one Anzendr~zevrt Project I~esc~~iption • 2
3 ~~ l~g
Sorrento East crt Dublin Rarzcla Area F• Decernber 18 ?OfJ9
All of the neighborhoods share a community recreation center with fitness center, pool,
family play areas, and other amenities. This recreation center is placed at the eastern
tenninus of the pedestrian conidor, at Lee Thompson Street and serves as a connecting
node and iconic landmark far the neighborhoods and the corrununity. The recreation
center addresses the scale and styles of the community's architectural styles to create an
identity for the neighborhoods and overall community. The use of courtyard walls, gates,
and architectural forms similar to those of the homes enhances the walking experience
and visual appearance to and from the center.
Proposed Land Use and Development Concept
The Development Plan for this project proposes 58l units of Medium Density Residential
homes on approxiinately 63 gross (55 net) acres along with a 5.0 net neighborhood park
and approximately l.l net acre pedestrian corridor and recreation facility for a total of
approximately 60 net acres or 68 gross acres. The overall residential density for the
Sorrento project falls within the range permitted by the Eastern Dublin Specific Plan and
General Plan, medium density residential land uses of 6.1 to 14.0 units per acre with a
mid-point of 10.0 units per acre.
Tl~e proposed project has been redesigned with 581 homes while the current approval
allow up to 694 homes. The revised developinent concept provides six neighborhoods
that consist of a variety of housing choices with a centralized neighborhood park, a
common recreation area, and pedestrian walkways coimecting each neighborhood as well
as connections back to the Sorrento West at Dublin Ranch Area F community, and. The
project will cansist of the following elements:
• The Sorrento East at Dublin Ranch Area F community site plan was reorganized to
better locate and centralize the neighborhood park within tlie residential
neighborhoods while creating a park parcel that is more usable in terms of
configuration, visual and physical access, and grading.
• The redesign of the Project creates a predominately detached neighborhood
community. Previously only oi~e neighborhood was designed as a detached
community. Four additional neighborhoods now utilize d~tached units, increasing the
detached component of the project by 438 units, or an increase of 584%. There are
now 513 detached homes compared to the existing entitled 75 detached units.
• Overall unit count has decreased by 113 units to 581, or generally a l 6% reduction.
• The overall Sorrento Project gross average density has decreased by 1.0 du/ac and the
amended Sorrento East/Sorrento West at Dublin Ranch Area F gross average density
has decreased by 1.8 du/ac, but remains well within the 6.1-14.0 density range
permitted for medium density residential, at 9.7 for the overall Sorrento East/Sorrento
West project. The central open space elemet~t and pedestrian walk located betvveen
Neighborhood 8 North and South has been enlarged froin the original approval and
facilitates the pedestrian bridge overcrossing and trail coirnection from Sorrento West
at Dublin Ranch Area F, provides access to the private recreation facility, and
tern~inates at the Sorrento East at Dublin Rancl~ Area F neighborhood park. This
enables an iinproved pedestrian connection between Son~ento West ~nd East at
Stage 1%Stc~ge ? Developnzent Plan/Planned Development Re°or~e Aniendfnent Project Descripfion • 3
_ _ . . ....~..... ~. ., ..,..r~.~T..__.~..,, ,~,~,,,
~~ ~ ~~~
Sorrerrto East at D~sblzn Rarzch Area F• Decernber 18 2009
Dublin Ranch Area F, provides a more substantial greenbelt and amenity within the
community, and provides more convenient access to its residents.
• The proposed recreation facility provides a wonderful amenity to the community and
includes two pools, a hot tub, meeting room/event room, outdoor dining and living
areas, a bbq area and exercise facilities similar to the recreation facility provided in
Sorrento West at Dublin Ranch Area F. The relocation and redesign of the facility
creates a better centrally located complex that is an architectural icon for the Sorrento
East at Dublin Ranch Area F community.
• The revised project has resulted in the following chaz~ges in the residential product
types: Neighborhood 6 was a motor court product with driveways and front doors
being served off the motor court and is now a paseo-green court cominuuity of two
and three story detached homes with paseos providing access to the front doors of the
homes at the rear of the court. Neighborhood 7 used ta be row townhouses and are
now paseo-green court two and three story detached single family homes,
Neighborhood 8 used to be motor court townhouses and are now paseo-green court
two and three story detached single family homes, Neighborhood 10 used to be a
podiuin stacked flat building complex and has now been revised to an alley loaded
and front loaded, gated single family detached home corrununity, and Neighborhood
11 is a new neighborhood that consists of t~~o and three story front loaded single
family detached homes replacing some of the townhomes in the original
Neighborhood 9. The remaining portion Neighborhood 9 remains a row townhouse
product franting Central Parkway and complements the existing Siena neighborhood
located in Sor-rento West at Dublin Ranch Area F.
• The majority of the interior residential streets has been realigned and incorporates
separated sidewalks with parkways or tree planting bays within the parking lane in
certain neighborhoods. This enhances the scale, livability and character of the
neighborhoods and contributes to the overall attractive appearance of the community.
• Backbone streets Capoterra Way and Lee Thompson Street have been realigned to
accommodate the new neighborhoods. This reorganization of the streets iinproves
pedestrian and vehicular cuculation within and through the project.
• The grading concept has been modified to accommodate the increase of detached
units and the realigned street system now integrated into the Project. The detached
ho~nes and attached buildings incorporate deepened foundations to reduce the need
for numerous retaining walls.
• Infiastructure layouts have been reconfigured to accommodate the new street and
neighborhood designs.
""' The Project iinproves upon the initial concept of creating a high quality, attractive and
livable community. The increase from five to six neighborhoods expand the range of
holisuig choices and they a~e all integrated with the centrally located amenities ineluding
the neighborhood park, linked trail systems, community recreation facility, open space
system, and a school. Arcllitectural and landscape elements and details are designed to
relate to and maintain the Italian charactei- established in the earlier Sorrento project.
Stage liStage 2 I~evelopn2ent Plan%Plannecl Developrnent Re~or7e Anzerzdment Project Description •~F
~~ ~ ~i~~
• December 1 ~. 2009
The following tables compare the proposed development program to the existing
approved project:
i n TT i___a 7 T.... nt,.« C.~r,-o..~~. Arnic ~t hv PYMPCt AYP.A
1.QU1G 1. Jlct G 1 uuu c, i L,..JU..u ~.~...
Existing .. _».- ...,.--
Existing ----- --- -
Existing ,,
Proposed
Pro~osed
Proposed
Larzd U.se G~ross Acres Units Gross Gross Units Gross
Densiry Acres Densiry
Sorrento West at
Dublin Ranch Area F
Medium Density ~l.l 418 10.2 41.1 418 10.2
Residential
Neighborhoods 1-5
Neighborhood Square 2.4 NA 2.4 NA
Open Space 0.6 0.6
Sorrento East at Dublin
Ranch Area F
Medimn Density
62.4
694
11.1
62.3
SKl
9.3
Residential
Neighborhoods 6-11
Neighborhood Park 5.5 NA 5.6 NA
Pedestrian Corridor NA* NA* (0.5 net)** NA
Community (.68 net)** NA (0.6 net)** NA
Recreational Facility
.
TOTAI 112.0 ac 1,112 du 10.7 du/ac ll2.0 ac 999 du 9.7
. dWac***
* This element was not a separate parcel under this plan and ~~~as included within the tiledium llensity
Resideutial acreage.
** Acreage inchided under Mediwn Density Residential; acreage showr~ here to provide reference of
actual individual facility size.
*** Gross density is based on the acreage of residential, community recreational facility, and pedestrian
corridor lands anly, as appropriate, which are all zoned Medium Density Residential.
The Project is consistent with the type, location, and size of the land use designations
assigned to the properties by the current version of the Eastern Dublin Specific Plan. The
tables below indicate the proposed land uses, units, and densities for the proposed
amended Project as compared to the approved land uses presented in the Eastern Dublin
Specific Plan and Sorrento East at Dublin Ranch Area F Stage 1 and 2 Development
Plans.
~.~
Stnge 1!Stage 2 Developntent Plan%Plannecl Developrnent Re~one Amendment Project l~escr•iption • S
, ~(~ ~a ~
Ar-ea F• Decernber _I ~g, ~ fI0 V
°~ Tables 2a and 2b: Unit Summary by Neighborhood- Sorrento East at Dublin Ranch Area
F Comparison
_. 2a. Existin~ Land Use Summarv
Existing Land Use Existing
Gross Acres Existing Net
Acres Existing
Units Existiy~g
Gross
Density Existing
Net Derisity
Neighborhood 6 10.1 8.5 75 7.4 du/ac 8.8 du/ac
Neighborhood 7 10.9 9.5 94 8.6 du/ac 9.9 du/ac
Neighborl~ood 8 11.9 112 148 12.4 du/ac 13.2 du/ac
Neighborhood 9 13.8 11.8 117 8.5 du/ac 9.9 du/ac
Neighborhood 10 14.3 12.6 260 18.2 du/ac 20.6 dulac
Neighborhood 11 NA NA NA NA NA
Open Space (zoned residential) 1.4 NA NA NA NA
Total Medium Density
Residential 62.4 69~1 11.1 du/ac 12.6 c~u/ac
Neighborhood Park 5.5 5.2
Community Recreational
Facility (excludes private
recreation facilities in
Neighborhoods 9 and 10) .68 *
TOTAL b7.9 694 11.1
du/ac*** 12.6
du/ac***
* Acreage included under Medium Density Residential; acreage shown here to provide reference of
actual individual facility size.
**School Site has been transferred and is not part of the Project.
*** Gross and net density is based on the acreage of residential and commimity recreational facility lands
only, which are all zoned Medium Density Residential.
2b. Proposed Land Use Summarv
Proposed Land U.se Proposed
Gf~oss Acres Proposed
Net Acres Proposed
Units Proposed
Gross
Density Proposed
.'Vet Den.sity
Neighborhood 6 10.8 9.2 102 9.4 du/ac 11.1 du/ac
Neighborhood 7 10.0 8.5 95 9.5 du/ac 11.2 du/ac
Neighborhood 8 11.4 10.8 138 12.1 du/ac 12.8 du/ac
Neighborhood 9 6.6 4.9 68 10.3 du(ac 13.9 du/ac
Neighborl~ood 10 14.9 13.2 112 7.5 du!ac 8.5 duJac
Neighborhood 11 7.4 7.2 66 8.9 du/ac 9.2 du/ac
Pedestrian Corridor (zoned
Medium Density Residential) 0.6* 0.5* -
Commtmity Recreational
Facility (zoned Medium
Density Residential) 0.6* 0.6* -
Total tl~ledium I~ensitv
Residential 62.3 54. 9 581 9.3 du; ac 10. 6 du/ac
Neighborhood Park 5.6 5.0 -
TOTAL b7.9 59.9 581 9.3
du/ac*** 10.6
du/ac***
~` Acreage included under mzdium dens~ty resident~al; acreage sho~m here to provide retzrence of~actua]
`~ individual facility size.
**School Site has been transferred and is no longer a part of the Project.
*** Gross and net density is based on the acreage of residential, community recreational facility, and
pedestrian corridor lands only, which are all zoned Medium Density Residential.
Stage 1/Stage 2 Developnaent Plar~%Planrrec~ Developmer7t Re~one Amendrnent Project Descf-iptzon • 6
P~\1979d`,nk7~re:,C~ihm~italc\PIl\PTl_Clnoe.l?_ARFAFFA~T.:~.nrl~.~f 7F~{.~:.
~~`~° Sorreriro East a~ Di-rbTnz Ranclz Area F• December 18 2009 `~~ ~~ ~~
~ Neighborhoods 6, 7, 8, 10, and 11 will be composed of various sizes of detached single
family dwellings sited in a paseo-green court, alley or front-load configuration. Paseo-
, green courts are designed to have dwelling unit entries at the rear of the court accessed
from a common central green space (paseo) that is separated from vehicular traffic and
the homes at the front of the court that face the street are accessed from the public
.~
sidewalk. Neighbarhood 8 is divided by an open space corridor with pedestrian access
(connecting to the pedestrian bridge over Grafton Street) and a community recreation
facility. The western end of this corridor is the eastern landing of the Sorrento pedestrian
over-crossing of Grafton Street, which connects Sorrento West at Dublin Ranch Area F to
~
Sorrento East at Dublin Ranch Area F. Neighborhood 9 will be row tuck under
- townhouses similat• to the existing units in Sorrento West at Dublin Ranch Area F
Neighborhood 4 (Siena).
The Project has been designed to create an environment that will encourage pedestrian
activity. A significant feature of this Project is a central east-west pedestrian corridor
bisecting Neighborhood 8, which links the Sorrento East at Dublin Ranch Area F
community recreation facility, Neighborhood Park and Elementary School to the Open
Space/Pedestrian Corridor as well as a Neighborhood Square and recreation facility in the
neighboring Sorrento West at Dublin Ranch Area F residential development. This paseo
will cross Grafton Street (midway between Central Parkway and Gleason Drive) via an
, existing pedestrian bridge.
For the purposes of this proposal, Neighborhoods 6, 7 and 8 are designed under the
Cluster Court Site Developinent Criteria, Neighborhood 9 is laid out using the
Townhouse category, Neighborhood 10 follows the criteria of the Alley Loaded Detached
and Front Loaded Detached categories, and Neighborhood 11 utilizes the site
development criteria found uuder Front Loaded Detached as shown under the
Architectural Style and Design Guidelines section located elsewhere in this booklet.
Yard Area
The dwelling units within the Project provide a wide range of usable and total yard areas.
Private yards occur in all detached units, extending the livability of the homes into the
outside and providing active and functional living spaces. All attached units provide
private exterior space with the use of patios and/or decks. Usable yard areas are defined
as a space that is a minimum size with a minimum dimension in one direction (see
Residential Site Development Standards Table). Neighborhoods 6, 7 and 8 have a
rninimum 100 square foot yard including an area measuring a minimum of eight feet by
eight feet. Neighborhoods 10 and 11 have a minimum 150 square foot yard including an
area measuring a minimum of eight feet by ten feet. Neighborhood 9 has either a patio
with a minimum of six feet in one dimension or a deck with a miniinum five feet in one
direction. While these are the minimum usable yard areas required, the typical yards
provided as part of this Project are much more generous as illustrated in the following
table. Yard sizes ~vill vary in the field based on site specific conditions.
~~ Stage 1%Stage 2 Developmerrt Plan/P1an~zed Developmeftt Re.zone Anie~zdrne,m Project Desc~•iption • 7
P:\1439-1~,ofTicetSubmittals\PD\pD-Sla~el?-AREAFP:ART-:~..,d,,,~ ~~a,,,.
• Decernber 18 20~~ ~ ~ ~ ~
~'° Table 3: Detached Unit Typical Yard Area
lveaghborhood Plan Model Typical Yard Area in SF
6 1 248
6 1 X 248
6 2 296
6 3 224 downhilU734 uphill
6 3X 224 downhilU734 u hill
6 4 200 downhilU681 uphill
6 4X 200 downhilU681 uphill
~ 1 295
~ 1 X 295
~ 2 284
~ 2X 284
~ 3 304 downhi]U498 uphill
~ 3X 304 downhilU498 u hill
~ 4 358
~ 4X 358
~ ~ 244
g 2 241
g 3 273
g 3X 273
g 4 291 downhilU339 uphill
~ 4X 291 downhilU339 uphill
10 1 295
10 2 320
~ 1 ~ 2X 320
10 3 273
10 3X 273
10 4 302
10 4X 302
10 5 559
1 Q SX 559
10 6 491
11 1 631
11 2 3 93
11 3 655
11 3X 655
1 l 4X 487
Note: Neighborhood 9 is comprised of row townhouses whose
open spaces are prov ided by a combination of decks and patios.
Stage 1/Stage ? DeveTopmerrt Plan/Planl~ecll~evelopment Rezone flnzendz~~ertt Project Descriptton • 8
P-`~I9394~ot7icelSubmittals\PD\P0.SL•~geL-AREAFEAST-nmdmt 16.doc
`~o ~ I ~-.
~ Sorrer:ro East at Dzrblin Ranclr Ar-ea F• December 18 ?009 ~ ~~~'
~~` Public Art
Pursuant to Section 8.58.050 (A) of the Dublin Zoning Ordinance, public art will be provided
on-site. An ordinance was recently adopted that temporarily suspends the provisions of
Sections 8.58.OSOA and 8.58.OSOD of the Dublin Municipal Code relating to public art
contribution requirements for residential projects in excess of 20 units for two years (until
generally May of 2011) if a project reaches one of two trigger points-at the issuance of the
~ first occupancy permits for art providers ar upon issuance of the first building permit for in-
lieu fee payers. If it is found this Project complies with the temporary suspension
requirements, the Project will request this exemption. If the Projcct is not exempted for
~ complying with this ordinance the applicant prefers to provide public art on-site per the
Public Art Compliance Location Plan included in the Site Development Review submittal of
this application.
Affordable Housing Credits
-~ The approved project (694 units) has 86 credits for affardable housing as part of the greater
Dublin Ranch project provided under a separate agreement (The Groves). Since the Project
is now 581 units (113 units less than the original approvals), the applicant has an excess of 13
affordable credit certificates. The applicant may request that the City allow the sale and/or
transfer of these unused, affordable unit credit certificates to be used anywhere within the
City as determined in conjunction with the revised development agreement.
Parking
The Project has been designed for each neighborhood to meet or exceed the required amount
ofparking for its residents and their guests. The Project significantly exceeds the
minimum quantity of guest parking as required by the City's zoning cade. The overall
project has 311 additional guest spaces (which accounts for 57% more guest spaces than
are required) that are not counted as required guest parking. In three neighborhoods, the
guest parking stalls exceed the required number of stalls as cui7-ently planned, with
Neighborhood 9 providing double the amount of guest parking required. Additionally,
Neighborhood 11 includes two-car driveway aprons on the majority of lots and both
Neighborhoods 10 and 8 have some lots with two-car driveway aprons. As seen in the
following tables, this project provides a significant increasc in parking compared to the
current entitl.ed project.
„,, Stage I: Stage 2 I~evelopnzent Plarr/Planr~ecl D~velopme~it Rezoize Anierrdrnent Praject Descf•zptzon • 9
P:\19_l94\,~ttice\Sub~nittals\PD\PD-Slasel2-ARF.,AFEAST-amdmt 16dr~.~ .
" Sorrerato East at Dz-~blin Raracft Ar•~a F• December 18 2009 ~~ I~~
~
~ .r. ,
s< a"r'E::! J~:~>.,. <~ ,.~~~~"s.rt~ de A~ .'~h,:k: 1 S st'~eE ~tf"~eFtti
. .. °~i'.~ t.xE':2 &~,~.'.i~Srte,:..~.~.¢..'>FF:ti
S~age 1/Stage 2 Denelopment Plan/P]anned Develnpnient Rezone,4rnendment Project Deseription • 10
P:!19394!trtli.r'~,Submittals`PD`,,pD-SL:~e12-.qRF,AFEA~Tamdmt lfido:
Key: SF = Single Family Dwelling TH = To~~~nl~ouse Dwelling
<~ Sorr~rrto East at Dasblin Ranch Ar-ea F• December 18 2009 ~~ ~
~ .
~ Project Access and Circulation
Primary access to the Project Area is from four at-terial or collector streets that fraine the
~~
project-- Central Parkway, Lockhart Street, Gleason Drive and Graftoil Street. Intenlal
circulation is provided by numerous residential streets including Lee Thompson Street,
a Capoterra Way, and Palermo Way. These spine streets will link Area F East to Area F
,~
West and the Neighborhood Square to the west, to the Fallon Sports Park to the east, and
the main street district and parks of The Promenade to the south. Residents and visitors
~ will easily be able to walk or drive to the Village Center development (The Promenade)
,~~
that is proposed to be built (by others) to the south of the Project Area on Grafton Street;
to surrounding neighborhoods, and the Fallon Sports Park currently being conshucted
~° immediately to the east of the Project, as well as utilizing the trail in the pedestrian
~~¢
corridor located in Neighborl~ood 8 tl~at coimects to Sorrento West at Dublin Ranch Area F.
Proposed street sections are cornparable to those already approved or built in other areas
of the Eastern Dublin Specific Plan, Sorrento West at Dublin Ranch Area F, and tl~e Area
F North Stage 1 PD Amendment area. All residential streets in the Project Area leading
to the Neighborhoods will be puhlic streets. Within the Neighborhoods there will be
, private motor courts and lanes in addition to public streets. Alleys will be private as well
as shared driveways and motor courts. Neighborhood 10 is also planned to have resident
vehicular gates at its two entries, along with private streets. Street circulation systems
~~,: within the neighborhoods are designed with safety, convenience, and visual quality ul
A mind and address pedestrians' and bicyclists' needs. Pedestrian connections to adjacent
areas have been incorporated into the overall land plan.
The Project proposed with this PD amendment provides a more interconnected network
of streets with separated sidewalks or tree planter bays along the streets. These designs
allow for a more pleasant street scene character, provide a more livable commiinity,
create human scale, and provide a buffer between pedestrians and vehicular traffic.
Utility Services
The Dublin San Ramon Services District (DSRSD} will provide water, wastewater and
recycled water service to the Project Area. These services are planned in accordance
with the DSRSD Eastern Dublin Facilities Master Plan (and/or subsequent revisions) that
includes the proposed project area. Final locations and sizing of these facilities will be in
accordance with the standards and recommendations of DSRSD.
Wastewater service for the Project Area will require connection to DSRSD's existing
5~ sewer system and sewer treatment will occur at DSRSD's treatment plant. Gravity sewer•
mains exist in the adjoining streets. Final sizing and location of sewer facilities will be
determined in conjunction with DSRSD. Force mains may also be utilized, if necessary.
~
If available from the DSRSD wastewater treatment plant, recycled water may be
provided for irrigation of the Neighborhood Park and the school, thereby reducing
~` potable water use. Final location and sizing of recycled watel- facilities will be per the
updated Master Water Facilities Plan prepared by DSRSD.
.~.~
Stage 1/Stage 2 IJeveloprnent Plan/Planned Developnaent Rezone Arnendment Project Description • I 1
P:\I9394~otlice~,5ubmittalslPD\PD-Sta~ei_'-ARLAFF.AST-;~,,,d~„~ i~a,.,.
~4k J
Sorrerito East at Dublin Rancl~ ~rea F• December 1 b' 2009 ~~ ~~~
'~' The starm drain system for the Project Area will consist of local facilities. Local
_ facilities will generally consist of smaller diameter pipes connecting individual sites or
areas to the collector system previously installed in adjoining streets. The actual sizes
'""'` and locations of proposed storni drain facilities will be determined with each individual
project's improvement plans. The Project Area is within the Zone 7 Drainage Study
Area, therefore, its expected flows are anticipated and planned for by Zone 7 and the
~ project's facilities will be sized appropriately.
Specific stormwater quality treatment requirements applicable to this project have been
~` fully resolved per a Transmittal of Order (R2-2003-0032) from the San Francisco Bay
Region Regional Water Quality Control Board (April 22, 2003). This includes the
.~
connection of Project stornlwater to the regional Dublin Ranch water quality basin that is
constructed in Dublin Ranch Area H near Grafton Plaza, Grafton Station, Interstate 580
and DSRSD's G3 channel.
Proposed Neighborhood Phasing Approach
Phasing for the overall proposed Project is unlcnown and subject to market demands.
Backbone infrastructure improvements will ]ikely be installed in phases to accommodate
the market driven absorption of the homes in individual neighborhoods. Utility
connections, access, grading and emergency services wilt be provided to meet the
requirements of the City of Dublin and other potentially affected service providers.
Ownership and M:aintenance of Open Space and Pedestrian Areas
A homeowners' association will be created in the :Project and a Declaration of Covenants,
Conditions and Restrictions (Declaration) wrll be prepared, reviewed by the City, and
recorded. The Declaration will establish easements and other rights necessary for the
association to fulfill its responsibilities. The Declaration will require the homeowners'
association to own and/or maintain the lands in accordance with the followin~ table.
Feature
Pavement/Landscape Areas in Owner
HOA Maintenance Res onsibility
Private Streets HOA
Knuckles and Islands in Local City HOA
Residential Streets and at
Corrnnunity and Neighborhood
Entries
Medians in Arterial and City City
Collector Streets
Trails/Paseos HOA HOA
Multi-Use Trails/Sidewalks City City
along Arterials/Collectors
Right-of-way Landscaping and City HOA
Sidewalks
(curb to ROW line)
Subdivision or Community HOA./Private HOA
Landscaping Homeowner
Stage 1%Stage 2 Developmerrt Plan./Planned Developnaer~t Rezone Amendment Pr•oject Description • 12
P:\193941oflicct5u6mittals\PD\PD-~m~el?-.AREAFF,AST-~mdmt lh.dn:-
.~ ~ ~ ~
~+ Sorrenro East at Dzrblzn Rarlclz Ar-ea F• Decernber 18 3009 ~ '~
`#~` Hazardous Waste Analysis
A Phase 1 and 2 Environmental Assessment of tlle Project Area and surrounding areas
„~, has been conducted by Berlogar Geotechnical Consultants (dated 9/25/97) to detennine
the presence of any hazardous waste and substance sites. The findings of these studies
indicated that no problems were found. In addition, an envuonmental records search was
~ conducted by Berlogar to determine if the site was included on a list of hazardous waste
and substances areas. The results of this search indicated that neither the Amendment
"" Area nor any areas within a two-mile radius of the site are listed as a hazardous site,
~ hazardous material generator or transporter, or known to have underground storage tank
leaks. The site has been mass graded and sits vacant.
Benefits and Costs of the Project upon the City
Sorrento East at Dublin Ranch Area F will provide for much needed and desired Single
~~:
Family housing with yards and adequate parking. Additionally, a private community
recreation area, public 5.0 net acre neighborhood park, and a pedestrian corridor/open
space will be provided for the use and enjoyment of firture residents. The construction of
homes within the project will contribute to the City's desire to achieve a balance between
jobs and housing.
These new residents will strengthen the market for adjacent commercial uses projected to
occur in accordance with the Eastern Dublin Specific Plan and Dublin General Plan.
This, in turn, may substantially increase sales and property taxes for the City of Dublin.
The developer would pay for all infrastructure and capital facility costs required for
development of the proposed project as development proceeds. As is typical of
development requirements in Dublin, property-owners/project proponents would dedicate
land required foi• roads, and the neighborhood park; constnict roads and contribute funds
as required through the City's Traffic Impact Fee program, school fees, and park in-lieu
fees as required. The land for the school has already been dedicated to the school district
by the current land owner of this Project. Along with this, normal expenditures for City
services (fire, police, recreation, general administration, etc.) would be compensated by
the development through required fees and property tax revenues. It is ailticipated that
property tax revenues, along with increased local sales tax attributable to the Project, will
cover or exceed the public service costs.
Stage 1/Stage 2 De~~eloprnent PluniPlanned Developntent Rezone A~rrendment Pr~oject Description • 13
P:U9394\ofiicc'~.Submittals\PD`,.PD-S~a~,e12-ARF.AFF.AST-:,,,,~1..,~ itid,.,. ~
~ Sorrer7lo Eas/ at Dzrblin Rar~ch ~1r•ea F• December 14 ? ~~ ~ ~~~~
~ ~ 009 ~
~
Findings Statement
for
}~' SORRENTO EAST AT DUBLIN RANCH AREA F
Will the pf°oposal be harmonious and compatible tivith e~-isting and future development in
the surrounding area?
~
Development of the Project Area will be harmonious and compatible with existing and
future development in the surrounding area. The policies and goals of the Eastern Dublin
Specific Plan and General Plan will ensure that this project will be compatible both in
terms of land use and physical design with adjacent development. Proposed land uses
will follow the intent of and are consistent with those uses provided for in the permitted
and conditional uses included in the approved Stage 1 and 2 PD rezone submittal, the
City of Dublin Zoning Ordinance and Eastern Dublin Specific Plan.
I,s the site pl~ysically suitable fo~° the type and intensity of the zoning dist~ict being
proposed? y
The Project Area is physically suitable for the type of residential development proposed.
The topography of the site is best suited to residential uses and no trees exist in the area.
This project's proposed land use plan is consistent with that indicated in the General Plan
and Eastern Dublin Specific Plan. The project will mitigate impacts on the environment,
inchiding wildlife and its habitat. All applicable local, state and federal regulations
concerning the protection of these elements will be adhered to.
Will the pr-oposal adverselv effect the health or safety of pe~sons residing or~ ~~%orking in
the vicinity, or- be detr•imental to the public health, safety and welfare?
The Project will not adversely affect the health or safety of persons residing or workii~g
in the vicinity, or be detrimental to the public health, safety and welfare for numerous
reasons. No uses that produce noxious odors, hazardous materials, or excessive noise are
permitted. Any landslide areas that may potentially impact development would be
avoided, stabilized or removed as required to allow for safe development. According to
the Flood Insurance Rate Map, (community-panel number 060705-0002B) for Dublin,
California, dated revised September 17, 1997, no portions of the Project Area are within
the 100-year flood plain.
All traffic impacts of the Project that might affect the public, health, safety or welfare
will be analyzed and mitigated as needed.
Stage 1/Stage 2 I~evelo~naent Plan/Planned Development Rezone ~1 nzendment Project Desc~°iption • 14
P:\19394\officelSubmittalslPD\pD-Sta~~el2-ART'.nFFecT.,..,,i.,., ~~.,._.
~
'~° Sarresrto East czr Dublin Ranc6T Area F• Decernber 18 3009 ~~ ~~~
'~' Is the proposal consistent with all elernents of tl~e Gene~°al Plun and crny appliccrble
,„ Specific Plans of the Citv of Dublirr?
"~" As noted previously, the Project is consistent with the elements, goals and policies of the
~a Dublin General Plan and the Eastern Dublin Specific Plan.
~ How does this p~°oject satisfv the purpose and intent of a"Planned Development"?
This project satisfies the purpose and intent of a"Planned Development" by establishing
~ a zoning district wherein:
~ A mix of uses is provided that is consistent with the intent and uses of the General
Plan and the Eastern Dublin Specific Plan.
• Efficient and creative land planning has been implernented and utilized to provide
° central and accessible open space, a neighborhood park, a school, a recreation
facility, and trails while allowing development consistent with the City's goals for
the area within the overall Dublin Ranch project.
• A mix of home sizes and lots will be located within the neighborhoods, ensuring
diversity of housing products at the site, while recognizing the desire for more
detached units and usable yards.
~ Special amenities such as open space, local and regional multi-use trails, and
neighborhood park are incorporated into the greater Dublin Ranch project to help
create and sustain a livable community, enhance and preserve the existing
environment, and provide for effective development of public services and
facilities.
• Unifying landscape and architectural treatments and elements join neighborhoods
in Sorrento West at Dublin Ranch Area F and Sorrento East at Dublin Rancli Area
F into an identifiable cohesive unit.
• The proposed project is planned as a comprehensive community with distinct
neighborhoods and will have development standards tailored to the specific needs
of the site.
~
,;„~ S>nge I/.Stnge 2 Developn2ent Plan/Planrred Developnze~~t Rezone Arnendment Project Description • 1 S
P:\19399`wflice'~,Submitials\PD\PD-Sta~ei?-auFe~r-n.r,.....~._. „,
~r
~w
P/SP
P/SP
~ ~
',!
~ (Mult~-Use Trail)
~ ~
0.6 ac gross~ ~~
°~
,
~
~
.
~' SOlTe11t0 W2St at 0.6 ac net ..
`
~"
~ Dublin Ranch ~ Np ES
~ Area F p 5.6 ac gross (Not a Part)
z
~ NS 5.0 ac net
C7
~ .4 ac gros
2.0 ac net ~
~
~
M ~
41.1 ac gross '" ~
t' i
; 34.8 ac net „
LAND USE SUMMARY
Existing Proposed
Stage 1 PD Rezone I.and Use Plan Stage 1 PD Rezone Amendment
(PA 02-028) Land Use Plan
LandUse Gross Net Gross Net Gross Net Gross Net
Area F- Sorrento WesUEast Acres Acres Units Density Density Acres Acres Units Density Density
Medium Density Residential I Open Space 41.1 34.8 418 10.2 12.0 41.1 34.8 418 10.2 12.0
(Sonento West)
Medium Density Residential / Open Space 62.4 54.9 694 11.1 12.6 62.3 54.9 581 93 10.6
(Sorrento East)
NeighborhoodPazk 5.5 5,2 ---- ---- ---- 5,6 S,Q --•- ---- .._.
Neighborhood Square 2.4 2.0 ---- ---- ---- 2.4 2.0 ---• ---- ----
0 en S ace 0.6 0.6 ---- ---- ---- 0.6 0.6 ---- ---- ----
Total 112.0 97.5 1,112 10.7 12.3 112.0 973 999 9.7 11.1
*Gross acreage is measured to center line of streets.
*Net acreage is determined by eliminating ROW area of suTrounding collecto~s and arterials.
,~, ,
.,, ,
,~~ ti ~'~
~o ~
~~~\_:\
' ;,
,; ;,
r
„w
~;,;
;''h r
~ ;
U ~
; 0-
; N;
CP
(Future Fallon
Sports Park)
~S
M
LEGEND
CP Community Park
ES Elementary School
L Low Density Residential
M Medium Density Residential
NII3 Medium High Density Residential
H High Density Residenrial
NS Neighborhood Square
NP Neighborhood Park
OS Open Space/Stream Comdor
P/SP PublicJSemi- Public
sP semi-Public
VC Village Commercial
~ 7 a ~a~
SO NTO
EAST
A1
1/UDLll1
RANCH
Dublin, California
AREA F
O RECENT iROYEAT/E8
~ ,.......~..,...ev.
R E V I S I 0 N S:
DflSCR@170N DA18
PR072L'f NUMBER: 19J94-0
SCALE: ASNO'1'2D
DATE63UHD: Dcc~bal&A109
STAGE 1
PLANNED
DEVELOPMENT
AMENDMENT
DEVELOPMENT'~
PLAN
~
IOA1M
a~ ~ar 200' ~ar
~
~~~
aa uwwrmxc.~wo ruwinc.vuo svx+rnxc
nusM+ral a wsee pzs} us-aeso
PD.1.0
iz-n-moe i¢mm~ co~me c~mee-e~aaaqaur~c~a~ro.i.o_s~ i u~no~xr.~c
~~
I~
EXISTING LAND USE SUMMARY
LandUseDesignation Gross
Acres Net
Acr~ Number
of Units Gross
Density Net
Density
Medium Densiry ResidenriaU
Open Space 62.4 54.9 694 du 11.1 dulac. 12.6 du/ac.
Neighborhood Park 5.5 5.2 NlA N/A N/A
TOTAL 67.9 60.1 694 du 11.1 du/ac. 12.6 du/ac.
EXISTING NEIGHBORHOOD SUMMARY
Neighborhood 6 7 8 9 10
Type Detached
3-StoryCluster Tuck-Under
'~ownhomes Alley-Loaded
Townhomes Large
Tuck-Under
Townhome Podium
~~ldings
Net Area 8,5 ac 9.5 ac 11.2 ac 11.8 ac 12.6 ac
Gross Area 10.1 ac 10.9 ac 11.9 ac 13.8 ac 14.3 ac
# of Units ~5 94 148 117 260
Gross Density
(DU/Gross Ac.) 7,4 8.6 12.4 8.5 18.2
Net Density
(DU/Net Ac.) g,g 9,9 13.2 9.9 20.6
'OSED LAND USE SUMMARY
___._.. .. . . .
Jse Designation Gross
Acres Net
Acres Numbez`
of Units Gross
Density Net
Density
im Density ResidentiaU
Space 623 54.9 581 du 93 du/ac, 10.6 du/ac.
borhoodPazk 5,6 5.0 N/A N(A N!A
Z 67,9 59.9 581 du 9.3 du/ac. 10.6 dulac.
OSED NEIGHBORHOOD SUMMARY
borhood 6 7 8 9 10 11
Detached
Green Court Detached
Green Court Detached
Green Court Tuck-Under
Townhome Single
Family
Detached Single
Family
Detached
~~ 9.2 ac 8.5 ac 10.8 ac 4.9 ac 13.2 ac 7.2 ac
Area 10.8 ac 10.0 ac 11.4 ac 6.6 ac 14.9 ac 7.4 ac
~1~ 102 95 138 68 112 66
Density
aoss Ac.) 9.4 9.5 12.1 103 7.5 8.9
ensity
iross Ac.) 11.1 11.2 12.8 13.9 8.5 92
~~~
SORRENTO
EAST
~r
D~L~
R~HCe
Dublin, California
AREA F
O i PROPERT/E8
.
.~. ,..~....~.~,...,.~,e~~
R E V I S I 0 N S:
D~fION DA18
PROJECf MIM6Hk 19]99~U
SCALE: ASNO]ED ~
DA7EISSIJED: Doe~b~rll,2009
I~ STAGE 2
!, PLANNED
~ DEVELOPMEN'I
! AMENDMENT
DEVELOPMENT
PLAN
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SORRENTO
EAST
NOTES
1, Phasing to be approved by the City prior to
construction of residential units or
buildings.
2, Pbasing exhibit does not address timing of
school construction, recreation facility or
park facilities development
3. Other phasing scenarios may be pursued
subject to approval of the City Engineer.
4. Model complex parking area will be
devetoped as last phase.
5. Neighborhoods 6& 7 may require a
temporary EVA per fire department
6. Infrashucture wili likely be installed in
phases with grading and portions of the
spine infrastructure Tract 7982(Palecmo
Way and Lee Thompson Sheet) being
installed first and the remainder spine
(Tract7982)andindividualneighborhood
infrastructure following in different phases.
Other phasing scenarios may be pwsued
subject to approval of the City Engineer.
KEY
~ Model Complex
~ Parking For Model Complex
O Order Of Unit Phasing By Neighborhood
~T
~UBLIN
~ANCB
Dublin, California
AREA F
O REGENTNPROPER7/ES
~ ,d.,..,~.n..,a,,,
R E V I S I 0 N S:
DPSCRP'fION OA7E
PROIECE NUMBEA: 19194-0
SCALE: ASNO'fED
nAt~6suen: n~e~,,a~
STAGE 2
PLANNED
DEVELOPMEN7
AMENDMENT
PHASING
PLAN
~
a~ so~ 100' 200~
~
~
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"..~ iz-n-2oaa iazi m i
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ELEMENTARY
SCHOOL
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48'
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ROW
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Completed with Tract 7651
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SECTION KEY
N.T.S.
LEGEND
( 3 ) Entry Cross Section
~-
~ ; Traffic Signal
0 Neighborhood Designation
~i
'~ 1 ~~
SORRENTO
EAST
d1
DUBL~
RdNCE
Dublin, California
AREA F
O REGEN7wYROPERTlE3
_
R E V I S I 0 N S:
OEiCRIPI'ION OA78
PRO]ECE NUMBER: 19194-0
sca~E: nsrroieo
nnr~~ssucn: n~ia~
STAGE 2
PLANNED
DEVELOPMENT
AMENDMENT
STREET CROSS
SECTIONS
& DETAIL
~
D' 5' 10' 20'
~
IIIACKAT&SOIOPS
cm~ ewcixe~anuc.wNO aw+wncx.wo soavrnxc
PlFAS4NiLN. G 91509 (925) 1t5-0690
~{~~1~:
PD.4.1
5' 6' 6' 24' 6' 14' 6' 6' S'
~g TRAVEL TRAVEL PS:
~'
. F~ 68' FC
ROW ROW ROW
~ ~ Lee Thompson Street Entrance ~
~ ~ is-naoov ~oswm ca~Ne c~maae-~net~ee~aqwuwiAqao~PO.f.o_nwen~sm¢teeoss_sECnorrsowc
xow eow
Entry Road (Cherico Lane) at
Lockhart Street ,
~ I ~~ ~~~
SORRENTO
EAST
d1
D~L~
RANCH
Dublin, California
AREA F
5' 6' 8' , 12' 12' , 8' 6' S'
P56 SW PAAKIN6 TRAVEL 1RAVEL PAR[@]0 SW PSB
40'
FC 52~ FC
ROW ROW
Palermo Wa ,
Ca oterra ~a &
Lee Thom n tr t
so S ee
A
~
3' S' S' 8' 10' 10' 8' S' S' 3'
PSE SW I/S PARKQJ T&*~ '~+~ PARKAI fJS SW PSE
36'
FC 56, FC
ROW ROW
Residential Street
C
S' 6' 6' 14' 14' 6' , 6' S'
ese sw ~s rw,vm. ~xr,vei, Ls sw ase
TR V ,
28'
FC 52~ FC
ROW ROW
Palermo Way, Capoterra Way &
Lee Thompson Street
With Mid-Block Bump-outs
B
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Giovanni Way at
Mid-block Bumpouts and
Intersections
N.T.S.
A Street Cross Section
O Neighborhood Designation
D Bum out Detail
N.T.S.
STREET CROS~
SECTIONS
& DETAIL
~
o~ s~ ~o. ~o~
~
IMCKAT&S~PS
om~ er~sixeemec•uuo auxuincx.wo surrvEnNc
lFASANtON, C4 9~588 (92~ 225-0fi9D
PD.4.2
O „o,^y,^NT PROPERT/E8
REGE
~ ...~;...~..,....,e,.e
R E V I S I 0 N S:
D~CR~ftON DA18
rxomcrn~r,m~: ~~~+.a
scn~E: nsr,m~o
DAiE15SUED: Dm^m6aIB,t009
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PLANNED
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AMENDMENT
s~
is-n-aooa io~.saom e~~~e r~iaaaredalaa~e+~PV~+HiHC~co~P~.s.o_nPic~~srn¢teaosisEanoNSnwc
SECTION KEY LEGEND
DW °S~Y~' COMMONDRIVEWAY'-' DW
Typical Private Alleys/Driveways/Strf
For Neighborhoods 6. 7. R. 9_ 1 ~& 11
~
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Existing Lockhart St.
1RAVEI,
~~
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Private,Common Driveway
With Sidewalk
E7CCET]TRALPARKWAY L
ROW
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Central Parkway Frontage
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SORRENTO
EAST
AT
llUDLllY
RaKCe
Dublin, California
AREA F
~ REGENT PROiER7lE3
_ ....o...~.......~.o
R E V] S I 0 N S:
D~SCA@fION DA1E
PRO]ECE NUMBER: 19394A
SCALE: ASN0IED
DATEISSUED: Daemba18,71q9
STAGE 2
PLANNED
DEVELOPMEN'I
AMENDMENT
STREET CROSS
SECTIONS
& DETAIL
~
0' S' 10' 20'
IIIACKAT&SOI~PS
CML ENGMEERINGUN~ PIM~NINL~VND SUMEIING
PIFASWiON, CA 9158B (925) ]25-0690
~'f ~~~'
PD.4.3
i¢-n-aoaa ~aae~ eo~~~a ~,imae-~da~eaaeqauvuir~volao.e.anPicn~s~a~i_o~aszsEanau.or~
ROW AOW
Entry Road (Tarcento Lane) at
Lee Thompson ~
SECTION KEY LEGEND
N.T.S. /~
(A) Street Cross Section
~-
O Neighborhood Designation
3, ~ 1' 10' 10' 3' MIN
APR6N 'CRAVEL TRAVEL APRON
BC 20r
~7, BC
Existing Gleason Dr. ~
,,
~~
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LEGEND
~ MASTER HOA
~ NEIGHBORHOOD 6 HOA
~ NEIGHBORHOOD 7 HOA
~ NEIGHBORHOOD 8 HOA
~ NEIGHBORHOOD 9 HOA
_ NEIGHBORHOOD 10 HOA
~ NEIGHBORHOOD 11 HOA
0 MEDIAN LANDSCAPII~IG -
MAINTAINED BY CITY
~ SORRENTO WEST
NOTES:
~~
NEIGHBORHOOD 9 SUB ASSOCIATION TO
MAINTAIN ALL GROItNDS AND FACES OF
BUILDINGS.
PEDESTRIAN BRIDGE MAINTENANCE IS PRO
RATA BASED ON THE FINAL N0. OF UNITS IN
SORRENTO EAST AND WEST.
C~N~f~UNI7Y PAk{<
DETAIL OF GLEASON DR. AND FALLON RD.
N.T.S.
~ ~~~
SORRENTO
EAST
et
liUDL~V
R~NCA
Dublin, California
AREA F
O AEGFNT iROPERiIES
~ ,....... ~,..... ,....
R E V I S I 0 N S:
o~ca~rtori nn~
PROIEC] NUMBER: ~9394U
SCALE: ASNO]EO i
DA7E65UED: ~a~cm6a~6,2009
STAGE 2
PLANNED
DEVELOPMENT
AMENDMENT
OVERALL
HOA
MAINTAINANCF
PLAN
~
v sa~ +~ ~
~~~
cm~ ewcwcunwc~w+o Pu.wnm~w+o wz+[nr~
w,ucuaan, a wsee (925) 225-0890
Sf~Ef NUMBER:
PD.5.0
oz-0~_zo,o
Sonento East ai Dublin Ranch Area F December 18, 2009
~~ b~ ~a~
SORRENTO EAST AT DUBLIN RANCH AREA F
RESIDENTIAL SITE DEVELOPMENT STANDARDS
Product/Lot Criteria PaseaGreen Court Front Loaded Detached Alley Loaded Detached Townhouse Podium
Neighborhood 6, 7, 8 10,11 10 9 N1A
~~-~B~ 1,300 S.F. 2,100 S.F. 2,100 S.F. NIA NlA
' ~2~ ~~~ 40' 40' 40' 45' 60'
Maximum Number of Stories ~'~ 3 3 40' 3 plus basemenUgaragelliving space 4 plus basementlgarage
(living areas may occur in
basement! ara e level
Min. Bldg. Setback from Grafton St, Central Pkwy, Lockhart St,
and Gleason Dr R.O.W. ~4~~s>~az-~o~
Front 12' 10' 10' 15' 14'
Side 12' 5' 5' 10' 14'
Rear 12' 8' NA N/A N1A
Porch 8' 6' 6' 10' 8'
Min. Bld , Setback from Other Street R.O.W. (4) (5) (6) (A1) (D)
Front 5', 3' at curb return on corner lots 4', 3' at curb return on corner lots 6' 8' 12'
Sitle 5', 3' at curb return on corner lots 4' 4' 8' 12'
Rear 5', 3' at curb return on corner lots 5' 4', 3' at curb return on corner lots N/A NlA
Porch 3' or 5' 3' or 5' 6' S' 8'
Min. Bldg. Setback from Drive AislelPrivate
StreetlAlleylCommon Driveway ~7~ ~D~ N/A 3' 3' 3' 3'
Min. Bldg. Setback from Interior Property Line ~"~~ 3' 3' 3' N/A NIA
Encroachmerits E E E E E
Accesso Structures F F F F NA
Patio Walls G G G G G
Minimum Building Separation ~~~
Building to Building (A1) (A1) (A1) 10' building to building
8' patio to patio 24'
~7~ 28' 28' 28' 28' NlA
Minimum Private Usable Open Space ~8~ 100 s.f. area including an area
measuring at least 8' x 8' 150 s.f. area including an area
measuring at least 8' x 10' 150 s.f. area inclutling an area
measuring at least 8' x 10' Patio wl 6' min. dimension in one
orientation or deck w/5' min.
dimension in one orientation 50 sf minimum deck or patio w/5'
minimum dimension
Required Parking ~9~j12~
Single Family Detached ~40j 2 covered and 1 guest 2 covered and 1 guest 2 covered and 1 guest N/A N/A
Condominiums-Townhomes ~"~ N/A N/A NIA 1.5 spacesll bedroom or less
(includes .5 guest space)
2.5 spaces/2+ bedrooms
(includes .5 guest space) 1.5 spaces/1 bedroom or less
(includes .5 guest space)
2.5 spacesl2+ bedrooms
(includes .5 guest space)
'Where a conflict occurs beiween a graphic and text, the more liberal standard shall apply.
SarrenroEastDevstandardso7(i).xis S~age 2 DevelopmentPlan Residential Site Development Standards Page 1 of 2
SorrentoEastatDublinRanchAreaF Decemberl8, 2009
SS ~~ ~~ ~
SORRENTO EAST AT DUBLIN RANCH AREA F
RESIDENTIAL SITE DEVELOPMENT STANDARDS
NOTES:
(A1) Setbacks measured beiween building foundation antl right-of-way.
(A2) Structure facades with openings to meet building to property line setback requirements of Building
Code in effect at time of building permit application.
(B) Due to the unique nature of the detached housing products and the attached products, there is no
maximum lot coverage requirement.
(C) Building height is measured from the finished ground level atljacent to the finished floor to the
highest point of the roof system. (Building height excludes deepened foundation conditions which may
be as deep as an adtlitional 3' in a detached homes and 10' in attached buildings. Screed to follow
slope and be provided at appropriate height per building code above finished grade for deepened
fountlation conditions. Deepened foundations may enclose a basement, garage, or living area).
(D) At cul-de-sacs, knuckles, corners, and other related non-conventional lot shapes where lot depths
are less than the standard depth, minimum usable yard setback requirements may be reduced by an
amount equal to the standard depth minus the actual depth of the lot. In no case will the usable yard
setback be reduced to less than 8'.
(E) Items such as, but not limited to, exterior stairs, air conditioning condensers, pool and spa
equipment, porches, patios, chimneys, bay windows, media centers, etc. may encroach up to 3' into the
required setback provided a minimum of 36" flat and level area (including shared easements) is
maintained for access on one side of the house or building.
(F) Setbacks for accessory structures shall be in accordance with tl~e building code in effect at the time
of constructionfinstallation.
(G) Patio walls may occur on property line as long as corner traffic visibility area requirements are met
and landscaping is provided between wall and back of sidewalk.
(1) No minimum lot depth or width required.
(2) Building height excludes elements such as chimneys, accent towers (without living space), and elevator
shafts.
(3) Subject to Building Code requirements for access.
(4) These setbacks apply to all lots, including corner lots.
(5) Setbacks subject to review and approval of Building Official for Building Code and Fire Code issues.
(6) Minimum dimension shall correspond to the width of the public service easement (PSE). For instance, if the
PSE is 3', then the minimum setback is 3'.
(7) Upper story living area over garage may encroach up to 3' into driveway apron or alley width as long as it
does not extend into travel way.
(8) Minimum Private Usable Open Space may be in front, side, rear, or interior of unit, provided that yard is
enclosed. Private Usable Open Space may be covered by balconies and other architectural projections.
(9) Curbside parking may be counted toward required number of guest spaces.
(10) A minimum of two parking spaces shall be covered.
(11) A minimum of one parking space shall be covered for studio and one bedroom units and a minimum of two
parking spaces shall be covered for units of two bedrooms and greater.
(12) Required parking shall not be tandem. If tandem parking is requested, that issue shall be returned to the
Planning Commission for their review and approval.
sorrentoEast~evstandamso7(1)xis Stage 2 Development Plan Residential Site Development Standards Page 2 of 2
rd ~~ ~ a ~
SORRENTO EAST
AT DUBLIN F~A.NCH
Landsca e and O en S ace
p p p
Guidelines
December 2009
~
~~~~ ~~8
Sor•rento East at Dz~blin Ranch Decembe~• 2009
SORRENTO EAST LANDSCAPE AND OPEN SPACE GUIDELINES
TABLE OF CONTENTS
Entries 3
Corner Monuments 4
Gated Entry 5
Pedestrian Bridge 6
Pedestrian Corridor 6
Recreation Center 6
Sign Program 7
Community Accessories 7
Street Lights 7
Vehicular Circulation 8
Neighborhoods 11
General Landscape Specifications 13
Landscape Maintenance 17
Materials Source List 18
Lanc~scape and Open Spcrce Design Guidelines • Page 2
~ S8 ~ ~ag
Soirento Ecrst at Darblin Ranch Decembef• 2(709
ENTRIES
A hierarchy of monuments has been established for the community entries for Sorrento East
at Dublin Ranch that establishes a consistent theme with existing Sorrento West and the
architecture of the community. This design theme is maintained throughout the
development. Formality of architectural elements and the landscape will impart a visual
image of the community, which has been designed as a hillside Italian village. Various
elements of Italian architecture were utilized in the design of the monuments and
landscaping.
~ Primary Entries
~ Existing primary entries at Grafton Street at Central Parkway at the south entrance and
Grafton Street at Gleason Drive at the north entrance announce a clear sense of arrival and set
~ the community theme. Stone veneered walls extend the architecture toward the street and
provide a dramatic gateway into the community. Porticos extending over the sidewalks
~~ provide access for pedestrians at the entrances while select statuary set on tile-faced pilasters
~ stand in the medians. Sconces, concrete statuary and decorative tile insets highlight key
features on both sides of the entry wall and porticos. The color and texture of the stucco
complements the architecture.
~
Secondary Entries
= Located at Central Parkway and Lee Thompson Street and Lockhart Street and Palermo Way,
~ the secondary entries include design elements of stone veneer walls and columns similar to
those at the primary entries. Stone columns with decorative metal arches overhanging the
sidewalks align with the planter placed in the medians. Low stone veneer walls extend into
~ the community on Palermo Way and Lee Thompson Street and outward to Lockhart Street
and Central Parkway. Signage placed on the stone columns is compatible with the Primary
Lanclscape and Open Space Design Cuidelirzes • Page 3
1
'
~
'
~
~ ~9~ i~~
Sof•r•enlo East at Darblin Rarach December• 2009
Entries. A cypress alee graces the entries on each side of the street with olive trees located in
the background behind the veneer entry walls.
RhV
SroneveneerenMmlumns.~-. - ~. . -..--
wnn me~si am«
oe~o~-aa~e xo~ce - s~
~maye eewa
rne~ai amo~ ro ee ~ e• w~ae e~a
painletl tlark brown
30' ~igh slGro veneer wall
T~an ~sss
~- AMIaI ar0or to ba t e• wiae aM
I
Landscape Treatment
Numerous drought tolerant plants are placed to accentuate the low stone walls at the entries.
Beyond the walls, formal rows of evergreen trees provide a dense canopy and site context,
while masses of shrubs of varying heights create a layering affect. Flowering groundcover
has been propose to topple over the low veneered walls.
Paving Material
Secondary entries have enhanced paving in the form of concrete pavers identical in shape and
color to those existing at the primary entries at Grafton Street and Gleason Drive and Grafton
Street and Central Parkway as well as median areas within other areas of Sorrento at Dublin
Ranch.
CORNER MONUMENTATION
Corner Monuments are located in the landscape area at the corner of Gleason Drive and
Lockhart Street and Lockhart Street and Central Parkway. The Corner Monuments are
intended to link the proposed Sorrento East Community with the existing Sorrento west
Lancfscape und Open Spnce Desig~~ Guidelines • Page 4
~ ~- -
60 ~ ~ ~~g
6
~ Soyrento East at Dttblin Runch December 2009
community shape and height however the design and materials match the proposed
, architecture in the proposed Sorrento East. Stone veneer retaining/freestanding walls with
concrete caps are linked to a 9'-0" high by 7'-0' square stucco veneered portico that matches
~ Sorrento West in size and shape. The tile roof and painted stucco match the adjacent
architecture while stone is proposed to match the secondary entries.
~~
,
~1
~
Landscape Treatment
Italian cypress in rows line the back of the Corner Monument while upon location upright
roses or cascading roses highlight the freestanding stone veneer wall or cascade over the
stone veneer walls, waves of flowering groundcover highlight the foreground and complete
the landscape.
- 2'-6" high stucco veneer retaining wall with precast cap - see image
sheet L15.0
-- 2'-6" high by 2'-0" wide stone veneer retaining wall.
Cypress
, Recessed sign location with tile backing
/ ! 20'-0" ~~'-0"Square/
Tile roof with rafters
~- Corner Monument structure with stucco
f~ veneec Color to compliment architecture
~ (earth tone)
in
in
N
GATED ENTRY - Neighborhood 10
~ 2' x 2'-6" recessed (1'-0") window with stucco
backing window on all four sides
~-- Stone veneer with precast water table
Neighborhood 10, a gated community, has entries at Lockhart Street and Lee Thomson Street;
with the primary entry being at Lee Thomson Street. Gates at the entrances will un- manned.
Owners will have electronic transponders to open the gates. Call boxes are provided to allow
guest communication with owners and guest access to the neighborhood.
Landscape and Open Spnce Design Garidelines • Page S
n l~l b6 ~~g
~
Sorrento East at Dublin Rrnzch Decernber• 2009
~ PEDESTRIAN BRIDGE
~ The landing of the eastern termination of the existing Pedestrian Bridge will include design
a elements similar to those of the existing bridge such as stucco veneer walls, and precast
~ concrete railings and caps. The design incorporates several retaining walls to accommodate
for the height difference between the bridge and pedestrian corridor.
~„ PEDESTRIAN CORRIDOR
~ The Pedestrian Corridor provides a pedestrian link from the existing Sorrento West
~ community to the proposed Sorrento East community and contains many of the same
materials and amenities. Low stucco veneer walls with rolled caps support the adjacent
Neighborhood S and provide for a level area for the Corridor and its varying outdoor uses.
~ West of the Recreation Area the Corridor contains several gathering areas, and focal points in
= the walkway and in the two garden areas to the far west. An 8' wide concrete trail is placed
~, through the Corridor in a formal pattern starting from the existing bridge landing to the
Recreation Area and out to the street to Lee Thompson. This pedestrian pathway will be
~~ illuminated in the evening by round metal light bollards. The design for the bollard lights
~ shall match those used adjacent to the pedestrian pathway in Sorrento West. The Corridor is
proposed with a large linear lawn area, two flowering garden areas, a bocce ball court,
stained wood pergolas and seating areas within landscape areas and flagstone paving.
~"` Seating is in the form of inetal benches located throughout the Corridor in specific areas to
.~ take advantage of unique vistas and focal points.
~
Landscape Treatment-Pedestrian Corridor
,;~ Groves of olive trees and cypress allees line the Carridor and provide for a formal "Italian
garden" while lower growing drought tolerant shrubs and groundcover cascade over
retaining walls and screen building corners and foundation walls. Gardens are proposed
~ with roses and lavender with boxwood adjacent to walkways for formality and context. The
landscape is intended to provide a verdant landscape during each of the four seasons.
~"` RECREATION AREA
The Recreation Area is located east of the Pedestrian Corridor and the existing Pedestrian
~
Bridge and fronts Lee Thompson. It is intended to provide a unique opportunity for
-° residents to enjoy both indoor and outdoor activities thru the inclusion of both active and
,~„ passive areas. Active areas include adult and toddler swimming pools, a spa and work out
facility. Passive activities are accommodated by open lawn , covered dining area and
~` courtyard areas. These areas also accommodate overflow from the interior rooms of the
~ Recreation Building. Outdoor courtyards are highlighted with flagstone paving. An outdoor
e fireplace is adjacent to the pool deck and is aligned with the main entry along with the
outdoor fountain. Pottery and relevant plant material are located at key focal points and
~ areas to provide attractive accents. A barbecue area is located at the southeast side of the
~. Recreation Area. Plant material including olive trees and cypress are located to soften
corners of the Recreation building and highlight key entrances.
~
Landscape and Open Spnce Design Guidelines • Page 6
~ ~a ~ ia~~
~ ~ ~ _ .. _ . _ ~_
Shrubs and groundcover in masses illustrate continuity with the surrounding neighborhood
with turf located adjacent to the sidewalk.
SIGN PROGRAM
A Master Sign Program will be submitted at a later date for complete community signage.
COMMUNITY ACCESSORIES
Street Furniture
Street furniture should reflect the community theme and architectural styling of this Italian
~ theme neighborhood. Benches and other pedestrian amenities should be placed at the mid-
block pedestrian access. Additional street furniture such as bollards, mailboxes, and
~ streetlights shall be placed according to function to provide a cohesive design. Refer to
Materials Source List, for specifications of product types to be used.
Bollards
Illuminated bollards, if utilized, shall be consistent with the theme of the project and should
be placed in locations where pedestrian walks and vehicular traffic meet.
Benches
Benches shall be consistent with the theme of the project. Benches shall be place at locations
where people congregate, long walkways and at intersections of walkways.
Trash Receptacles
Trash receptacles shall complement the benches. They should be placed in convenient and
accessible locations from pedestrian walks.
Mailboxes
Mailboxes shall meet the U.S. Postal Service standards. Mailbox station shall complement the
adjacent neighborhoods in materials and colors.
STREET LIGHT STANDARDS
~ Street lighting plays a crucial role in enhancing the level of quality and character of Sorrento
West and East. Light standards shall be uniform in color and style. The Decorative lights to
be used along collector and local residential streets. Streetlights on collector streets and in
°~ residential areas will be the same decorative fixture design and height approved for Sorrento
West. All lighting shall be designed to conform to City of Dublin, Pacific Gas and Electric
and IES safety standards and illumination requirements.
.~
Lanc~scape and Open Spcrce Design Guidelines • Page 7
~ ~3 -~ ~a~
"°"" Sorrento East at Dzrblin Ranch December 2009
VEHICULAR CIRCULATION
~
. A hierarchy of streets comprises the vehicular circulation system around, within and through
the community; creating a particular scale, character and series of logical connections.
;~
Sorrento East is connected to Sorrento West by the continuation of Palermo Way and
T Capoterra Way. Palermo Way allows access to the Neighborhood Park, Elementary School
~ and Lockhart Street including the Fallon Sports Park. Pedestrian walks and bicycle lanes
adjacent to streets provide a favorable atmosphere for recreational pursuits and efficient
~ connections throughout the community and alternative types of commuter transportation.
'~" Multi use trails along Grafton Street, Lockhart Street and Gleason Drive will link Sorrento
~, East to the City's multi use trail system.
'~ Traffic Circle
,~, Two (2) existing traffic circles along Grafton Street provide traffic calming for vehicles
entering the neighborhood from the south and north. Each will include decorative urns and
pedestals, as well as flowering accent trees, cypress and flowering roses.
~
Arterial Streets
``""' Arterial streets define edges of Sorrento East czt Dublin Ranch. Gleason Drive to the north and
M Central Parkway to the south provide an opportunity for several levels and choices of travel
such as vehicular, public transit, bicycles, and walking. Walkways are separated
~
from the street by planting strips to provide safer pedestrian environment. Planting is
~ designed to define the arterial street from adjacent land uses and provide an interesting view
~, corridor for both the motorist and pedestrian.
Street Design Concept
~
Arterial streets consist of four traffic lanes, a landscaped median, and bicycle/emergency
lanes on both sides of the street. Each side of the street includes a separated sidewalk. Public
"~' service and landscape easements extend beyond the right-of-way line on both sides of the
.. street. A public service easement (PSE) will be provided as required by the City and will be
dedicated to the public as shown on the Tentative Map. Parcels adjacent to the street right -
~
of-way act as landscape buffer areas and will be maintained by the Homeowners Association.
,;~, Landscape Treatments-Arterial Streets
~" Arterial landscape areas and parkways will be predominantly planted with deciduous street
~ trees. Drifts of tiered landscape occur behind sidewalks and adjacent to decorative metal
x fencing and stucco and stone retaining walls. This will provide a buffer adjacent to
residential development as well as providing an attractive environment for motorists,
~" pedestrians, and bicyclists. Turf is placed in the parkways allowing pedestrian access to
w,E sidewalks.
~
Landscape and Open Spcrce Design Guidelines • Page 8
~
~~ I~g
~ So~renZO East at Uuhlin Ranch December 2 09
Perimeter Walls and Fencing - Arterial Streets
~
A community wall with stone pilasters matching those existing at Sorrento West is provided
~ at the intersection of Grafton Street and Gleason Drive. Open fencing with stone pilasters ties
~ into this wall and extends along the residential lots that back onto Gleason Drive to the
secondary entrance at Lockhart Street and Palermo Way. Low stucco retaining walls and
stone veneer pilasters with concrete caps matching those in Sorrento West occur along the
~ residential lots along Central Parkway in Neighborhoods 9 and 10.
~
6'-0" Precast Concrete wall with stone veneer
6'-0" High painted metal fence
Collector Streets - Grafton Street and Lockhart Street
To create a more pedestrian friendly environment and sense of community, Grafton Street
has an expanded right-of-way greater than the City of Dublin standards. This increased
width allows for a landscape parkway and separated multi-use trail or sidewalk along each
side of the roadway. A triangulated row of shade trees will be planted along the sidewalk,
one within the parkway and one within the landscape easement beyond the right-of-way.
This will allow the pedestrian path-of-travel to act as a safe domain by visually and
physically minimizing the interaction of the pedestrian and motorist while creating a more
pedestrian-oriented neighborhood corridor.
- Grafton Street between Gleason Drive and Central Parkway consists of two traffic lanes, two
parking lanes and a landscaped median/turn lane. A parkway strip with a separated multi-
, use trail (one-way pedestrian/bicycle travel on the east side and two-way pedestrian bicycle
Landscape and O~en Spnce Design Guidelines • Page 9
Wall elevation: Color and finish to
match Sorrento 1
6'E" High slone veneer pilaster wilh concrete cap: Color and finish lo
match Sorrento 1(Gleason Drive, Lockharl5treet, Grafton Street)
Wall heghl transition at pilaster only
Eleva6on:
Color melal to be dark brown
~ ~ ~ ~~~
~ Sorrento East at Dublin Ranch December 2009
travel on the west side) will be provided. A public service easement (I'SE) will be provided as
~ required by the City. Parcels will be created for landscape buffer areas adjacent to
Neighborhoods and will be maintained by the Homeowners Association.
The improvements of Lockhart Street consists of two travel lanes, two parking lanes, a
median linking Central Parkway and Gleason Drive and a parkway strip with separated
multi-use trail for two-way pedestrian/bicycle travel along the west side of the street. Parcels
adjacent to the right-of-way will be created for landscape buffer areas in selected locations
and maintained by the Homeowners Association.
Landscape Treatment-Collector Streets
~ The dominant landscape feature along the residential collectors is a series of deciduous shade
trees that create a canopy effect for pedestrians and motorists. A single species of tree will be
' placed to clearly and consistently link each collector to the next. Shrubs and groundcover are
planted where a community wall runs parallel to the multi-use trail. Flowering deciduous
vines are planted adjacent to the community wall. Turf is planted within the parkway strip
~
~ Perimeter Walls and Fencing-Collector Streets
' Neighborhoods 6, 8, 9 and 10 border Grafton Street. Neighborhood 6 perimeter walls will
consist of a sound wall described above at the intersection of Grafton Street and Gleason
~ Drive, 5'6" high privacy walls for the residential units bordering Grafton Street and a 2'6"
stucco veneer retaining wall with a precast cap at the intersection of Grafton Drive and
Palermo Way.
~
~
Where Neighborhood 8 occurs along Grafton Street there will be a lower retaining wall of
stucco with a concrete cap and an upper retaining wall of stucco with rolled caps. Along
Grafton Street at Neighborhood 9 existing walls match those adjacent in Sorrento West,
Neighborhood 4. Where Neighborhood 11 residential units border Grafton Street and
Neighborhood 10 units border Lockhart Street, 3'-0" high decorative metal fences over 3'-0"
high stucco veneer walls are utilized to provide privacy and light to the residents.
2'-6" high stucco veneer retaining wall with precast cap and 3'-0" high stone veneer pilasters with cap (wall to change elevation at pilasters only)
(Abng Central Parkway onN) __ _. . . . ..__._ _._ __ ... _ .. . ... ...... ... .__ . .. . _ ... . ... .
Landreape and Open Spnce Design Guidelines • Page 10
Slucco veneer color to compliment architecture. Concre~e cap to
melch Sorrenlo 1
36' ~igh stone veneer pilasters. Stona to mafch Sortento i
Pllasters to occur at steps only
.. f~ ~ ~ l~g
~ ~----.- n-~ - ~ - ~- n - ~ ~ - ,- ~~~
Residential Streets
`'~' Residential public streets include Palermo Way, Lee Thompson Street, Capoterra Way and
. Giovanni Way. These streets are pedestrian oriented and accommodate a lighter volume of
traffic. They have a strong influence on the character of the neighborhood.
~
~ Landscape Treatment-Residential Streets
~
Street trees in landscape "pop outs" with drought tolerant ground covers act as the primary
~ landscape element.
~
NEIGHBORHOODS
~" Paseo Green Court Neighborhoods
The single family homes in Neighborhood's 6, 7 and 8 are served by public streets. The front
~
doors of the units at the front of the court are accessed from the public street and the homes
at the middle and rear of the court are accessed through nicely landscaped paseos. The
~, entries to the paseos are proposed with either low stucco veneered walls and concrete caps or
low stone veneered walls with concrete caps as identified in the landscape drawings. Walls
and pilasters provide a"front door" to the units with entries served by the paseos.
~
Landscape Treatment-Paseo Green Court Neighborlioods
~" Each neighborhood has been designed with three paseo concepts to provide variety
- throughout the cornmunity. Evergreen plant material including flowering shrubs and
ground cover and vines along with stately upright trees are proposed for the paseos. All
~
plant material shall be tolerant of low light conditions and provide a verdant landscape
throughout each of the seasons. A focal specimen tree will be located at the terminus of the
~. paseos where a paseo does not connect neighborhoods and this tree will be placed in a low
stucco wall planter at various locations. Paseos which provide access between two streets
will have metal arbors with vines located at several places along the paseo walkway.
~
M Front Loaded Detached and Alley Loaded Detached Neighborhoods
~
~ The single family homes in Neighborhood's 10 and 11 are served by private streets. Varying
~ arrangements of stucco retaining walls with rolled caps exist within the front loaded
detached and alley loaded neighborhoods and add to the "Hill Town Community" while
~" helping provide for level private usable yards and a unique hillside landscape canvas.
~ Private yards are adorned with stucco veneer privacy walls facing the street while wood
Good Neighbor Fences separate yards internally. Patio walls in Neighborhood 10 along
Central Parkway will be 3'-6" high and consist of stucco veneer with a precast concrete cap.
~" Similar walls will be offered as optional at the fronts of homes along the paseos throughout
, Neighborhood 10.
Lanc~scape and Open Spcrce Design Guidelines • Pnge 11
d~
n ~7~~ i~g
~ Sor•rento East at Dz~blin Ranch December• 2009
~ Landscape Treatment-Front and Alley Loaded Detached Neighborhoods
~` A variety of flowering drought tolerant plant material consistent with the overall theme of
the project shall be proposed for the various planter areas within each of the neighborhoods.
~ Plants closer to the building edges shall be taller evergreen shrubs while cascading
intermediate and low growing grasses and shrubs shall be placed in the foreground. Shrubs
`~ and groundcover shall cascade over retaining walls and provide a verdant landscape
~ throughout each of the seasons. Trees shall be located to soften walls, building edges and
~ provide shade to the south and west facing buildings. Trees shall be located to provide
visual interest through varying species including olive, cypress and flowering pear and
~`"' flowering plum. All plant material shall be proposed as low maintenance and low to
._ medium water use.
~
Attached Neighborhoods
,~, Neighborhood 9 shall match the existing adjacent Neighborhood 4 in Sorrento West. 2'-6"
high stucco veneer walls with concrete caps and stone veneer pilasters with concrete caps
' shall be consistent with Neighborhood 4 and Sorrento West along Central Parkway and
~ provide access via steps to walkway providing access to the front doors facing Central
Parkway. Low stucco veneer retaining walls with rounded caps are located between units to
support varying grades between buildings. Enhanced paving in the form of concrete unit
~'"' pavers are proposed in the alleys at even increments to provide interest and consistency with
~» the existing Sorrento West conditions.
~
Lc~ndscape Treatment-Attached Neighborhood
~,,, The landscape along Central Parkway in Neighborhood 9 shall be consistent with the existing
landscape in Neighborhood 4. Accent trees, background and foreground shrubs and
groundcover shall be located to soften walls, building edges, unadorned walls and provide
~ visual interest to the neighborhood and continuity with the community. Flowering shrubs
w and groundcover shall be located to cascade over walls or down slopes. A variety of shrubs
and grasses with a combination of low light and sun tolerance shall be proposed for a
'"~` neighborhood with many exposures and shadow patterns.
Good Neighbor Fences
~
°~ Good neighbor wood fences shall occur between lots and /or at private yard easements in
,w, Neighborhoods 6, 7, 8, 10 and 11. Where fencing sections face onto streets, a 12" high lattice
panel shall be incorporated within the top portion of the good neighbor fence. Good
~" neighbor fences facing a street or court will be typically 6' in height and 5'6" or 6' in height
~' between yards.
~
~
Lancfscape and Open Space Design Guidelir:es • Page 12
wr
~ ~~~i~~
Sorrento Enst at Dtrblin Ranch Deccmber~ 2009
Eievation:
Behveen uni~s
6'-0" High Good Neighbor Fence - Neighborhoods 6, 7, 8, 10 & 11 (Rear side of units) Grade Transition Concept
GENERAL LANDSCAPE SPECIFICATIONS
Plant Palatte
The plant palette below establishes the desired character at Sorrento East and is complimentary to
~ Sorrento West. Plants have been selected to enhance entries and streets and provide shade where
necessary. Special attention has been paid to the selection of indigenous and ornamental plants that are
adaptive to the natural characteristics of the site and are suited to the climate, soils, and recycled
, irrigation water where applicable.
~ BOTANICAL NAME COMMON NAME MIN.CON. SIZE SPACING
STREET TREES
Celtis occidentalis common hackberry 15 Gallon triangulate
Pistacia chinensis chinese pistache 15 Gallon N/A
Platanus x acerifolia'Bloodgood' London plane tree 15 Gallon N/A
Pyrus calleryanas "New
Bradford' flowering pear 15 Gallon N/A
Ulmus parviflora `True Greeri Chinese elm 15 Gallon N/A
SCREEN TREES
~ Laurus nobilis'saratoga' grecian laurel 15 Gallon N/A
' Melaleuca sp. flax - leaf paper bark tree 15 Gallon N/A
Pinus pinea stone pine 15 Gallon N/A
~ Cedrus deodora Deodor cedar 15 Gallon N/A
Quercus agrifolia coast live oak 15 Gallon N/A
, FLOWERING ACCENT TREES
Prunus spp. flowering plum 15 Gallon N/A
Magnolia sp. magnolia 15 Gallon N/A
~ Lagerstroemia faurei crape myrtle 15 Gallon N/A
Malus sp. flowering crab apple 15 Gallon N/A
Prunus sargenti'columnaris' columnar sargents cherry 15 Gallon N/A
r Pyrus calleryana chanticleer flowering pear 15 Gallon N/A
Lancfscape and Open Spcrce Design Guidelines • Pnge 13
Elevatlon:
Facing sireetlpuWic, 4' hg~ opaque panel wiM 2' high lattice.
Fence corMition for slopes 5:1 lo level
~ ~~ J~ ~~~
Sorrento East crt Dublirt Ranch December 2009
~r
~
~
~
FOCAL TREES
Betula pendula european white birch
Cupressus sempervirens italian cypress
Liquidamber styraciflua sweet gum
Olea europaea (fruitless variety) olive
15 Gallon
15 Gallon
15 Gallon
15 Gallon
N/A
N/A
N/A
N/A
NARROW UPRIGHT TREES
Arbutus 'marina'
Cupressus sempervirens
Carpinus betulus'fastigiata'
ncn
Italian cypress
hornbeam
, SMALL FLOWERING TREES
Juniperus torlosa
'~" Arbutus unedo
Camellia
Rhaphiolepis `majestic
`~' beauty'.
Prunus caroliniana
BACKROUND/ FOUNDATION
~ SHRUB
Arbus Unedo
Arctostaphylos species
~ Rosmarinus'Tuscan Blue'
Feijoa sellowiana
Grevillea canberra 'noellii'
~~ Lavatera species
Osmanthus fragrans
Leucophyllum sp.
~~ Westringia fruticosa
Viburnum tinus
,~ INTERMEDIATE SHRUB
Azalea
' Cistus sp.
~ Dietes sp.
Salvia spp.
~' Callistemon'littlejohn'
~ Nandina domestica'compacta'
Tagetes lemmonnii
~' Pharmiun sp.
~, Teucrium fruticans
Rhaphiolepis indica
' Rosmarinus sp.
~~ Rosa
Asplenium bulbiferum
Hollywood juniper
strawberry tree
camellia
NCN
Carolina plum
15 Gallon
15 Gallon
15 Gallon
15 gallon
15 Gallon
15 Gallon
15 Gallon
15 Gallon
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
Strawberry tree 15 Gallon N/A
manzanita 5 Gallon 4'o.c.
rosemary 5 Gallon 3'o.c.
Pineapple guava 5 Gallon 3'o.c.
NCN 5 Gallon N/A
Tree mallow 5 Gallon 5'o.c.
Sweet olive 5 Gallon 4'o.c.
ncn 5 Gallon 4'o.c.
ncn 5 Gallon 4' o.c.
viburnum 5 Gallon 3'o.c.
azalea 5 Gallon 3' o.c.
rockrose 5 Gallon varies
Fortnight lily 5 Gallon 3' o.c.
sage 1 Gallon varies
dwarf bottle brush 5 Gallon 3'o.c.
dwarf heavenly bamboo 5 Gallon 2' o.c.
Mexican marigold 5 Gallon 4' o.c.
New Zealand flax 5 Gallon varies
germander 5 Gallon 3' o.c.
Indian hawthorn 5 Gallon N/A
rosemary 5 Gallon varies
rose 2 Gallon varies.
Mother fern 5 Gallon varies
Lanc~scape and Open Space Design Guidelines • Page 14
:~
~ ~~ ~ ~~~
h
FOREGROUND SHRUB
Agapanthus sp. lily of the Nile 1 Gallon varies
"~ Aloe sp. aloe 5 Gallon N/A.
Penstemon spectabilis Bearded tongue 1 Gallon 3' o.c.
Phlomis species Phlomis 1 Gallon 3' o.c.
`~°" Punica granatum Dwarf non fruiting pomegranite 1 Gallon 2' o.c.
r Phormium sp (dwarf variety) New Zealand flax 1 Gallon varies
Tuecrium sp. germander 1 Gallon N/A
'"' Hemerocallis sp daylily 1 Gallon 2' o.c.
Lavandula sp. lavender 1 Gallon varies
Myrtus communis myrtle 5 Gallon 2' o.c.
"~" Anigozanthos sp. kangaroo paws 1 Gallon varies
Liriope sp. blue lily turf 1 Gallon 2' o.c.
VINES
Campis radicans ' Monbal' trumpet vine 5 Gallon N/A
Distictis species trumpet vine 5 Gallon N/A
Gelsemium sempervirens Carolina jasmine 5 Gallon N/A
Jasminum polyanthum pink jasmine 5 Gallon N/A
Parthenocissus tricuspidata Boston ivy 5 Gallon N/A
Wisteria species Wisteria 5 Gallon N/A
Rosa climbing rose 5 Gallon N/A
GROUNDCOVER
Arctostaphylos species Manzanita 1 Gallon 18" o.c.
Lantana montevidensis Lantana 1 Gallon 18" o.c.
"'""` Rosa sp. groundcover rose 1 Gallon varies
coprosma kirkii Coprosma 1 Gallon 2' o.c.
Erigeron karvinskianus Santa Barbara daisy 1 Gallon 18" o.c.
~ Fragaria chiloensis wild strawberry 1 Gallon 18" o.c.
Mahonia repens Oregon grape 1 Gallon 18" o.c.
Myoporum parvifolium ncn 1 Gallon 2' o.c.
°~ -' Rosmarinus sp. Rosemary 1 Gallon 18" o.c.
Teucrium chamaedrys germander 1 Gallon 18" o.c.
Trachelospermum asiaticum jasmine 1 Gallon 18" o.c.
~ Verbena Verbena 1 Gallon 18" o.c.
~ GRASSES
~' Juncus species Rush 1 Gallon 30" o.c.
r Miscanthus species euralia grass 1 Gallon 3' o.c.
Penisetum species fountain grass 1 Gallon 3' o.c.
~'"' Stipa tenusissma Mexican feather grass 1 Gallon 30" o.c.
y Calamogrotic foliosa reed grass 1 Gallon 2'o.c.
Carex species carex 1 Gallon varies.
~ Helichtotrichon sempervires Blue oat grass 1 Gallon 3'o.c.
Festuca sp. festuca 1 Gallon varies
Chondropetalum sp. ncn 5 Gallon 3' o.c.
TURF
Fescue by Classic Turf
~~
Landscape and Open Spcrce Design Guidelines • Page 1 S
~ ~~ ~~ I~g
GENERAL LANDSCAPE
NOTES:
1. All new container plantings to be irrigated with low flow
~ commercial grade irrigation equipment. All seeded turf areas
to be irrigated with high efficient overhead rotor spray
irrigation system to be full automated with rain moisture sensors.
,;~; Installation shall comply with alllocal ordinances and guide
lines.
" 2. Plant materials may be substituted based on availability.
;~„ 3. All street trees shall be at least 15' from stop signs and
streetlights
Irrigation
~ Irrigation throughout the public rights-of-way, landscape setbacks, Pedestrian Corridor and
, all common landscape areas shall be accomplished by means of automatically controlled
spray, bubbler, and drip irrigation systems. The design shall incorporate water saving
~" techniques and equipment and shall meet the water efficient requirements of the water
efficient landscape ordinance adopted by the City of Dublin and AB325. Irrigation systems
that use recycled water shall conform to the Dublin San Ramon Services District Recycled
~ Water Use Guidelines. All irrigation systems shall be efficiently designed to reduce
° overspray onto walks, walls, fences, pilasters, street and other non-landscaped areas and into
,,~, natural open space areas.
Drip or other water conserving irrigation systems should be recommended for installation
~ throughout Sorrento East. When spray systems are installed, low gallon/low precipitation
spray heads should be used in accordance with soil infiltration rates.
~` Irrigation systems shall be zoned separately depending on plant ecosystems, orientation and
~- exposure to sun, shade, and wind. The design shall be sensitive to the water requirements of
~ the plant material selected and similar water using plants shall be zoned together. Slope and
soil conditions will also be considered when zoning the irrigation system.
Landreape and Open Spnce Design Guidelines • Page 16
~ ~a~bl~~
Sor•rento East at Dzrblin Ranch December 2009
m Retaining Walls
Ma teria ls
~ All portions of retaining walls that are along and facing public areas (i.e. streets) shall be
faced in stucco or stone. The stone pattern shall be stacked ledgestone or similar with random
' larger angular stone accents. Retaining walls that are veneered with stone shall be finished
~ with a cap. Retaining walls in all other locations such as behind units in private yards or
courts in Neighborhoods 6, 7, 8, 10 and 11 may be keystone, pre cast concrete, masonry or
similar.
Paseo Entry walls where utilized at the entry of the paseos and facing streets in
Neighborhood 6, 7 and S, shall be 30" high with 36' high pilasters and veneered with either
~
stucco or stone veneer as identified on the Wall and Fence Plans for each neighborhood.
~ Retaining walls along Central Parkway in Neighborhoods 9 and 10 shall not exceed 3'0" in
p height and will be stucco veneer with a precast cap with color to match Sorrento West. These
walls include 3'-0" high stone or stucco veneer pilasters at appropriate locations in
~" Neighborhoods 9 and 10.
LANDSCAPE MAINTENANCE
The Master and Sub Homeowner's Associations of Sorrento East at Dublin Ranch will
~ maintain all landscaping along Gleason Road from the curb line to the community fence line,
along Lockhart Street from the curb line up to the private yard fencing of residential lots in
Neighborhoods 7 and 10, along Central Parkway from the curb line up to the private yard
~ fencing of residential lots in Neighborhood 10, and from the curb line including all the
grounds of Neighborhood 9, along Grafton Street from the curb line up to the private yard
fencing of residential lots in neighborhoods 6, 8 and 11, and the Pedestrian Bridge and
~ Landings and Corridor.
Placing this responsibility for maintenance with Homeowner's Associations will provide a a
higher likelihood for consistent care and the long term appearance of the community.
Landsccrpe and Open Space Design Guidelines • Page 17
~
~__. .~~. ~ ,. ~~.~.`~~~~b~~~~
MATERIALS SOURCE LIST
~` Some of the following materials have been utilized within Sorrento West. The
~ use of these or similar materials is encouraged on perimeter streets or the
~ pedestrian corridor to maintain a consistent community visual image.
Stone - Cultured Stone "Country Ledgestone - Caramel" #CSV-20007. Available
from Cultured Stone Corporation, (S00) 255-1727.
Mortar - Davis Colors #5447. Available from Davis Colors, (800) 356-4348.
Stucco (Community wall) -"Texcoat" finish and painted to match La Habra X-82,
Hacienda.
Precast Wall and Pilaster Caps - Color is "Pacific Coast Sandstone" #15W. Grout is
~~ Hydroment "Cameo by Bostic, Inc. Available from Napa Valley Cast Stone
Systems, (707) 252-3933.
Interlocking Concrete Pavers -"Basalite Cobble III".Holland Blend" Use 80mm
thickness for streets and 60mm elsewhere. Color blend to be 45% Sandalwood,
""° Granite Blend to match existing concrete pavers in Area F West. 45 % Carmel, and
10 % Marin.
Neighborhood Street Lights/Poles - 5" round straight aluminum clam shell base
~,~ cover. (Fixture shall be luminaire L60-70MH-6L-C-120-SF60-HS-Dh8-6N8TX AU
components shall have block finish.)
~ Bollard Lights - 42" high, 7" round, 70w metal halide lamp and cutoff option.
n Housing to have extruded or cast aluminum components. All components shall
be powder-coated dark brown. Manufactured by Architectural Area Lighting, La
`~ Mirada, CA. (BOR-80).
Bench - Transit Bay Series from Urban Accessories powder coated dark brown
Bike Rack - Model D from Urban Accessories powder coated dark brown.
Waste Receptacle - OT series from Urban Design Accessories powder coated dark
brown
~
Landscape and Open Space Design Guidelines • Page 18
~ ~ ~~~
S O RRENT O EAS T
Architectural
Desi n and St le
g y
Guidelines
December 2009
~' ARCHITECTURAL DESIGN AND STYLE STANDARDS
`]~ I~~
RESIDENTIAL GUIDEL ES
TABLE OF CONTENTS
Design ......................................................................3
I. Paseo-Green Court Homes (Neighborhoods 6,7,8)
a. Site Planning
b. Architectural Design
II. Alley Loaded Single Family Homes (Portion of Neighborhood 10)
a. Site Planning
b. Architectural Design
III. Front Loaded Single Family Homes (Neighborhood 11, Portion of N10)
a. Site Planning
b. Architectural Design
IV. Attached Homes (Neighborhood 9)
a. Site Planning
b. Architectural Design
ArchitecturalStyles ..........................................................28
Lombardy
Provence
Tuscan
Romagna
Florentine
Veneto
Rustic Tuscan
Village Italian
Coastal Italian
Country Italian
SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTIAL GUIDELINES
2
December 2009
~~ ~~ ~~g
`~ ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTTAL GUIDELINES
~
DESIGN
The following Site Planning and Architectural Design Guidelines outline basic design
principals that were created to help ensure quality development throughout the overall
community. The Guidelines are intended to promote a varied yet cohesive residential
environment with a strong focus upon the pedestrian and human-scale streetscapes.
~~.<,.
Development standards can be found in the Residential Site Development Standards
table.
Furthermore, architectural style specific design criteria are also provided to help
illustrate the basic intent of the Italian and Provincial hilltop theme envisioned for the
~~~ community.
The guidelines in the following sections are intended for conceptual purposes only.
Flexibility and design creativity are encouraged so long as the community concept is
intact throughout the design of the residential neighborhoods.
°~5 SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTIAL GUIDELINES
3
December 2009
~ 77 ~~ ~~~>
ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTTAL GUIDELINES
Paseo Green Court Homes
SITE PLANNING
~~
LOT ORIENTATION
CLUSTERING UNITS
"° Detached clustered housing is an innovative planning tool which can be used to de-
emphasize the impact of garage doors, thus creating a more pedestrian friendly street
, scene. By clustering driveway access off a central drive aisle rather than a
neighborhood street, fewer curb cuts are required. Detached clustered housing is
encouraged throughout the Sorrento East neighborhoods.
PRIVACY
~" Privacy is an important consideration in residential site planning. Site design
techniques should be used to the extent possible to preserve privacy while promoting
social opportunities in residential neighborhoods. In particular, windows of homes
, ~;
should be located to minimize visual intrusion on neighbors' yards. Site design
techniques, including landscaping, and placing high windows or no windows adjacent
„~ to private yard easements should be incorporated where appropriate to provide privacy
to residents. Paseos offer an opportunity to residente for social interaction.
~" At least one side elevation of the homes, in most cases, is placed along a Private Yard
easement and is also retaining with a deepened foundation. Thus, these sides will not
have architectural relief similar to the front elevations of the home. Locations of
s~ windows on these elevations should consider the neighbor's privacy as explained
above.
VISIBLE LOTS
CORNER LOTS
Homes plotted on corner lots should feature enhanced elevations that provide a similar
~ level of detail to corner side elevations as the front elevation. Enhancements may
include elements such as:
~~ SORRENTO EAST AT DUBLIN RANCH AREA F• RESIDENTIAL GUIDELINES 4
December 2009
~~
ARCHITECTURAL DESIGN AND STYLE STANDARDS
~S ~b I a ~~
RFCTTIFT~TTTAT ~:T im~T r~i~c
o Principal window treatments;
^ Decorative Shutters
- ^ Decorative stone or brick accents
^ Roof plane breaks; or
^ Accent colors, materials and detailing.
PERIMETER EDGE CONDITIONS
' On lots adjacent to perimeter streets, open space or other public areas, side and rear
. elevations that face such areas should be articulated and treated to provide visual
interest to the edge condition. Particular consideration should be given to the treatment
of second and third stories and roof elements.
Articulation to visible side and rear elevations along perimeter areas can be achieved
through the use of the following, but not limited to, elements:
^ Upper story decks;
~ u Principal window treatments;
n Off-set wall planes;
^ Roof plane breaks;
^ Color blocking;
o Introduction of accent building materials and colors;
^ Introduction of accent elements such as vents, out lookers, decorative shutters, and
decorative grille work consistent with the front elevation; or
^ Other similar features that provide visual accents to the side or rear elevation being
enhanced.
ARCHITECTURAL DESIGN
INTRODUCTION
,~~ The Architectural Design Guidelines for the residential areas of Sorrento East at Dublin
Ranch are intended to facilitate the creation of diverse and varied streetscapes, while
` creating a cohesive sense of place in keeping with the overall traditional community
~ design concept.
BUILDING FACADE
BUILDING FORM
~~
Variety in building forms provide diversity and visual interest to the neighborhood
street scene and can be used to create a desirable human scale. At least one of the
"~ SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTIAL GLTIDELINES 5
December 2009
~ d~~a~
ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDE INES
following elements should be incorporated into the design of residential structures
within Sorrento East Paseo Green Court Homes:
~ Building wall planes, particularly on the street facing elevation, should be staggered
to create interest along the street scene.
^ Projections and recesses should be used to provide shadow and depth.
o Combinations of one, two and three story forms should be used to help to create
variety in setback and overall building form.
~ Roof lines should be varied in type, pitch, height and direction to create visual
interest.
BUILDING MATERIALS AND COLOR
Building materials and color are important elements to the visual quality of homes with
the neighborhoods of Sorrento East at Dublin Ranch.
o Building materials (including accent materials, roof materials, and paint colors)
should be consistent with the architectural siyle of the residence.
^ All surface treatments or materials should be designed to appear as an integral part
of the design.
^ Material changes should occur at inside corners, pop-outs or other reasonable
location. Materials applied to any elevation should be returned to a logical point of
termination at a perpendicular change of plane - where practical, on the adjacent
elevation.
^ The color palette should be selected with the design objectives of avoiding
monotony, providing a variety of colorful schemes, and promoting visual diversity.
a Selected finish materials should be appropriate in their use and application, and be
durable and of quality.
u Homes adjacent to each other or immediately across the street from each other
should not have the same color scheme or same body color.
ROOFS
ROOF FORM AND SLOPE
Similar to building materials and color, roof form and slope are also important design
elements in creating a well-developed street scene.
`~ ~ Roof treatments should be consistent with the architectural style of the dwelling.
^ Variety of roof design, color, and treatment is encouraged to provide visual interest
.;~ to the neighborhood roofscape throughout Sorrento East at Dublin Ranch, including
the use of gable, cross-gable, hip, or a combination of these roof forms. ~
u Likewise, variety in roof lines is encouraged to avoid a common roof line along
~ neighborhood streets.
-~ SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTIAL GUIDELINES (
December 2009
..~
~ ~~ l a ~~
ARCHITECT'URAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES
o Repetitious gable ends framed side to side on rear elevations are discouraged along
perimeter edges of residential neighborhoods, when visible from a public street.
~ Broken roof pitches extending over porches, patios or other similar features are
encouraged where appropriate to the architectural style.
ROOF MATERIALS AND COLORS
In order to avoid a monotonous roofscape appearance, a variety of roof colors are
encouraged throughout the neighborhoods of Sorrento East at Dublin Ranch.
o Roof materials should be compatible with the architectural style of the residence.
^ Permitted Roof Materials
^ Concrete Barrel Tiles
^ Clay or Concrete "S" Tiles
~a Low profile S-tiles
^ Concrete Flat Tiles
^ Metal Roofs for bays or porches
^ Prohibited Materials
^ Wood Shake
~ Rolled roofing material
^ Architectural Grade Composition Shingles
GARAGES
GARAGE PLACEMENTS
~
Residential garages should be positioned to take access from drive aisles and court
streets to de-emphasize their visual impact on the public street. This will allow the
visually interesting features of the house to dominate the streetscape. All garage doors
should be recessed a minimum of 4 inches behind the garage wall plane.
GARAGE DESIGN
Garages should be designed to de-emphasize their architectural prominence. Garages
° not taking access from a court or drive aisle should have garage doors that vary in
design, and/or color as appropriate to individual architectural styles.
DETAIL ELEMENTS
ENTRIES
The entry of a residential dwelling should be articulated as a focal point of the
x building's front elevation. Roof elements, columns, porticos, recesses or projections,
_ SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTIAL GUIDELINES 7
December 2009
D~b I o7D
ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELIN S
accent doors, door surrounds, window or other architectural features should be used to
accentuate the entryway.
PORCHES
Porches provide pedestrian scale elements to the building massing and also allow for an
area for residents to enjoy the outdoor climate.
!~ When provided, porches should be designed as an integral component of the
building's architecture.
u Porches should be fully covered in one of the following ways:
• Roof element and tile complimenting the residence
• Second floor balcony or overhang
BALCONIES
The use of patio covers and upper story balconies provide an excellent opportunity for
the articulation of facades, particularly along visible perimeter conditions (i.e., public
spaces or streets). Upper story balconies provide further visual interest to the street
scene by increasing the perceived setback of the upper story.
~ Patio covers and balconies, if utilized, should be designed as an integral component
of the architecture.
^ Columns used in conjunction with the patio covers and balconies should be
appropriately spaced and sized.
PRINCIPAL WINDOW TREATMENTS
At least one principal window is encouraged on front elevations. Principal windows are
defined as having one of the following characteristics:
^ Pop-out surround
~ ~ Recessed window:
~ A bay window with projection and detailing appropriate to the architectural style of
the residence;
`~` ~ An enhanced sill:
. ^ Head/jamb surround;
u Accent column;
~~ u Decorative shutters;
u Decorative balcony projecting forward of or flush with the wall plane; or
~ o Decorative metal window grille projecting forward of the wall plane.
a Decorative hood projecting forward of the wall plane
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December 2009
~a ~ I~' ~
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ARCHITECTURAL DESIGN AND STYLE STANDARDS
RESIDENTIAL GUIDELINES
WINDOW TREATMENTS
All other windows on the front elevations and visible side and rear elevations should
feature some trim. Surrounds, headers or sills or be recessed. Windows with no trim or
enhancement are not allowed.
ARCHITECTUR,AL DETAILS
Detail elements should be consistent with the architectural style
include, but are not limited to:
^ Shutters;
^ Enhanced sills;
~ Decorative wood and metal railings or balconies;
o Decorative eaves;
u Decorative rafter tails
o Door or window surrounds;
u Decorative vents;
u Outlookers, corbels, or supports;
^ Quoins;
u Decorative raised panels;
^ Decorative grille work; and
^ Accent materials.
Detail elements
- GUTTERS AND DOWNSPOUTS
Exposed gutters and downspouts should be colored to match or complement the
surface to which they are attached.
MECHANICAL EQUIPMENT
-° Special care should be made so that mechanical treatment does not detract from the
architecture of the primary residence.
u Mechanical equipment such as air conditioners, heaters, television and radio
~k antennas, and other such devices should not be mounted on any roof.
u Satellite dishes shall be located so that they are limited from view from the street or
public way as much as possible.
u Mechanical devices such as exhaust fans, vents and pipes should be painted to
match adjacent roof surfaces.
- u Ground mounted air conditioning units should be screened from view from public
streets, where possible. Landscaping, lattice, and fencing are acceptable screening
techniques.
SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTIAL GUIDELINES 9
December 2009
ARCHITECTURAL DESIGN AND STYLE STANDARDS
~~ 0
~
RESIDENTTAL GUIDELINES
Alley Loaded Single Family Homes
The following standards apply to alley loaded single family homes. As small lot single
family homes in the Sorrento East development, this design concept is intended to
create affordability by design, offering an alternative to attached homes that provides a
similar size of home and also provides a private usable yard space to compliment the
public open space within the project. Development standards are appended by City
Ordinance found in the Residential Site Development Standards table.
SITE PLANNING
OVERVIEW
It is important to create a street scene that provides visual quality and variety. The
nature of alley design requires this to be accomplished by providing architectural
massing relief through recessed garages, varying the planes between the first second
and/or third stories and providing balconies and other architectural details and
elements along the street. Along the paseos this can be accomplished by siting homes
with varying setbacks and providing porches and or patios with courtyard walls.
PRIVACY
It is extremely important to pay close attention to the area between the homes as this
area is used to provide the private yard space for each residence through the use of
shared-use easements. The architect must pay close attention to the window placement
on the first and second floors in order to ensure maximum privacy between homes.
These homes should be viewed with an "active" and a"passive" side when placing
windows and arranging rooms and uses.
~, SIDE YARDS ~
The homes shall be plotted so as to maximize the visual separation between homes
within the project.
°"`"~ o Care shall be given as to how windows between plan types align on side elevations.
Where possible the visual sight lines between the homes shall be located to
minimize visual intrusion on neighbor's yards.
~ ^ Air conditioner condensers are permitted to be located within the side yard setbacks
where shared-use easements permit passage around the units but the condenser
shall be on the property it serves.
I~ ~
}~° SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTIAL GUIDELINES 10
December 2009
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ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTTAL GUIDELINES
^ Trash receptacles are permitted to be located within the side yard setbacks provided
that they are screened from view by appropriate side yard fencing and have access
to the street through an appropriate gate.
REAR YARDS
Since these are alley loaded homes they do not have traditional rear yards. The garages
shall be placed a consistent distance from the alley and should be recessed where
possible. However, driveway aprons should be eight feet or less in depth or eighteen
feet or greater.
ENCROACHMENTS
Encroachments of up to three (3) feet are permitted into required yards. Items such as,
but not limited to exterior stairs, air conditioning condensers, pool and spa equipment,
porches, chimneys, bay windows, media centers, etc. may encroach 3' into the required
setback of one side yard, provided a minimum of 36" flat and level area is maintained
for access on one side of the house or building. Encroachments cannot extend beyond
property lines.
SLOPE AND GRADING CONSIDERATION
It is the design intent of this project to work with the existing topography of the site. It
is expected that there will be a balance between cutting and filling on the site.
:~ Grading of existing topography has already occurred under the previous approvals.
o It is preferable for lots to step in elevation along streets rather than across streets;
stair stepping streets up the slope shall be avoided as much as possible.
^ Homes located at the bottom of a slope shall be plotted so as to maximize the flat,
useable portion of the year yard for the home.
u The use of retaining walls to take up the slopes between the lots shall be minimized.
The use of deepened foundations is encouraged. The use of retaining walls to
increase usable yard areas is acceptable.
ARCHITECTURAL DESIGN
f OVERVIEW
The purpose of this section is to provide guidance on the architectural design and
massing of the various home plans within the community. Care and consideration
should be given when plotting specific home plans on specific lots to insure a variety of
massing, architectural style and color and material variation within the project.
°° SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTIAL GUIDELINES 11
December 2009
85 ~ /~~~
ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES
MASSING
The homes shall be articulated so that the massing of the perceived street scene of a
neighborhood has variety and visual interest. This is applicable to the front, and street
facing side elevations of the corner lots, as well as easily visible rear elevations such as
those that back onto public streets outside the development. Unless it is not appropriate
to the architectural style, this can be accomplished by providing a variety of both single
double and third story elements. Solutions to achieve these goals include:
^ Single story porch elements
o Second and third floor setbacks
a Variation in floor plan design
o Variation in roof lines
ARCHITECTURAL FORM
The use of various architectural forms is encouraged within the architectural
vocabulary of the project. Examples of these forms are:
,~.~ ~ Porches
u Balconies
^ Bay windows
u Chimneys
CORNER LOTS
The building materials on the front fa~ade should wrap to a logical termination point or
perpendicular change of plane on the elevation adjacent to the exterior side yard.
Typical enhancements may include:
^ Principal window treatments like those found on the front elevations
^ Additional decorative shutters
u Additional roof plane breaks
~a Additional accent colors, materials and decorative detailing
^ Accent elements such as vents, outlookers, and decorative grille work
~a Other similar features that create additional visual interest
PERIMETER EDGE CONDITIONS
When homes are adjacent to perimeter streets, open space or other public spaces, side
and rear elevations that abut these areas should be enhanced to provide visual interest
to the edge condition. The architect should pay close attention to second and third
stories. Typical enhancements may include:
^ Principal window treatments like those found on the front elevations
~ Additional decorative shutters
a Additional wall-plane breaks
o Additional roof-plane breaks
o Color blocking
~ SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTIAL GUIDELINES 12
December 2009
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ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTTAL GUIDELINES
^ Additional decorative detailing
^ Other similar features that create additional visual interest on the exposed elevations
REAR ELEVATIONS
Due to the alley loaded nature of these homes, the rear elevation is of equal importance
as the front elevation and should be treated as such. Typical architectural features may
include:
o Principal window treatments like those found on the front elevations
o Additional decorative shutters
^ Additional decorative architectural detailing
^ Additional architectural materials as found on some front elevations
^ Color blocking
^ Other similar features that create additional visual interest
PORCHES AND DECKS
. Porches can be used as single story elements at the street or paseo elevations if they are
incorporated into the architecture and rooflines of the home.
^ A minimum of 20% of the homes should have front porches
u Porches and decks shall be designed to reflect the appropriate scale and detail for
the architectural style they are associated with.
u Porches shall be a minimum of three (3) feet in depth so that they are usable to the
residents
ARCHITECTURAL TREATMENT
ELEVATIONS
Where materials from one elevation terminate on an adjacent elevation, care and
consideration shall be given to identify an appropriate terminus for the material.
Material changes should occur at inside corners, pop-outs or other reasonable location.
Materials applied to any elevation should be returned to a logical point of termination
at a perpendicular change of plane - where practical, on the adjacent elevation.
RECESS AND SHADOW
- Consideration shall be given on every elevation to providing opportunities for recesses
and shadow lines to be created by the architecture of the home by varying the building
plane or adding shade and shadow details.
~
ARCHITECTUR.AL PROTECTIONS
~. Appropriately scaled architectural projections are encouraged to provide additional
massing forms on the various elevation styles.
~^ SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTIAL GUIDELINES 13
December 2009
~~~~ ~~C~
ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTTAL GUIDELINES
STEPPING FORMS
Where appropriate and possible, articulation should be created with portions of the
first, second and/or third floors of the home being located behind or in front of each
other.
ENTRY STATEMENT
Each home shall have an appropriately scaled entry element. These elements may
include:
o Decorative surrounds
^ Porches
^ Porticos
^ Garden walls and gates
INTERIOR CONDITIONS (SIDE YARDS)
" Side elevations of the homes are, in most cases, placed along a Private Yard Easement
and are also retaining with a deepened foundation. Thus these sides will not have
architectural relief similar to the front and rear of the home. Locations of windows shall
be considered as explained in the Privacy section of these guidelines.
WINDOWS AND DOORS
Windows and doors shall vary because of the various elevation styles required among
the plan types. In addition, they should reflect restraint in the number of types, styles
and sizes. Consistency of window and door detailing on all elevations must be
maintained.
u On all elevations, openings shall be articulated with the appropriate head and sill
detail as a minimum. Jamb trim can be added where appropriate.
o Shutters, if incorporated, should be traditional in design and sized appropriately for
- the window they are intended to serve.
o Window grids should be appropriate to the architectural style of the residence
o Windows may be provided in various shapes and sizes provided that they are
appropriate to the architectural style.
~ Bay windows should be carried down to grade or express appropriate visual
support of a cantilevered condition. The wall area of bay windows shall be detailed
in a manner that is appropriate to the architectural style of the home.
~~ ROOFS
A variety of roof plans and pitches is desired and will assist in meeting the massing and
site criteria for this project. There are no stipulations for roof pitch, other than that the
.,*
roof pitch should be appropriate to the elevational style of the home.
^ Mechanical equipment is not permitted on the roof
'~ SORRENTO EAST AT DUBLIN RANCH AREA F• RESIDENTIAL GLJIDELINES 14
December 2009
g~~ ~a~
~
ARCHII~ECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES
~ Satellite dishes shall be located so that they are limited from view from the street or
public way as much as possible.
o Roof penetrations for vents shall be on the rear side of roof ridges whenever
possible. All vents shall be painted to emulate the color of the adjacent roofing
material.
^ Overhangs shall be consistent throughout the neighborhood and shall be
appropriate to the elevational style of the home.
~ Porch roofs shall be appropriate scale for the home's elevational style.
MATERIALS AND COLORS
Within a given architectural style, the exterior shall receive a consistent use of materials
and colors. Accent materials such as brick and stone used on street facing elevations
shall be returned to a logical point of termination at perpendicular change of plane -
where practical on the adjacent elevations. Materials shall be used as details to
compliment the various architectural styles, and may include:
u Stucco
u Wood
u Stone Veneer
^ Brick Veneer
u High density foam
Full metal roofs are prohibited, but metal roofing as an accent on a porch roof or bay
window is permitted. Composition shingles, built-up or roll roofing or similar materials
are prohibited.
ACCESSORY STRUCTURES
Accessory and garden structures are subject to the City of Dublin Building Code in
effect at the time of construction. Development standards are appended by City
Ordinance found in the Residential Site Development Standards table.
~ SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTIAL GUIDELINES 15
December 2009
~~ b~ ~o~~
ARCHIT'ECTURAL DESIGN AND STYLE STANDARDS RESIDENTTAL GUIDELINES
Front Loaded Single Family Homes
The following standards apply to front loaded single family homes. As small lot single
family homes in the Sorrento East development, this design concept is intended to
create affordability by design, offering an alternative to attached homes that provides a
similar size of home and also provides a private usable yard space to compliment the
public open space within the project. Development standards are appended by City
Ordinance found in the Residential Site Development Standards table.
The following sections are intended for conceptual purposes; flexibility and design
creativity are welcome, so long as the community concept is kept intact.
SITE PLANNING
OVERVIEW
It is important to create a street or paseo scene that provides visual quality and variety.
Front loaded homes with minimum setbacks and driveway aprons requires this to be
accomplished by providing architectural massing relief through recessed garages,
varying the planes between the first second and/or third stories and providing
balconies and other architectural details and elements along the alley or street. Along
paseos or where setbacks allow, this can be accomplished by siting homes with varying
setbacks and providing porches and or patios with courtyard walls in addition to
providing relief in the massing of the home itself.
PRIVACY
It is extremely important to pay close attention to the area between the homes as this
area is used to provide the private yard space for each residence through the use of
shared-use easements. The architect must pay close attention to the window placement
on the first and second floors in order to ensure maximum privacy between homes.
These homes should be viewed with an "active" and a"passive" side when placing
windows and arranging rooms and uses.
~m~ SIDE YARDS
The homes shall be plotted so as to maximize the visual separation between homes
within the project.
~°~ SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTIAL GUIDELINES 16
December 2009
I~ ~~ ~~4~
ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTTAL GUIDELINES
~ Care shall be given as to how windows between plan types align on side elevations.
Where possible the visual sight lines between the homes shall be located to
minimize visual intrusion on neighbor's yards.
a Air conditioner condensers may be located within the side yard setbacks.
~ Trash receptacles are permitted to be located within the side yard setbacks provided
that they are screened from view by appropriate side yard fencing and have access
to the street through an appropriate gate.
REAR YARDS
The homes shall be plotted so as to maximize the rear usable portion of the lot for the
homeowner's private open space. Air conditioner condensers may be located in the rear
yards of these homes.
ENCROACHMENTS
Encroachments of up to three (3) feet are permitted into required yards. Items such as,
but not limited to exterior stairs, air conditioning condensers, pool and spa equipment,
porches, chimneys, bay windows, media centers, etc. may encroach 3' into the required
setback of one side yard, provided a minimum of 36" flat and level area is maintained
for access on one side of the house or building. Encroachments cannot extend beyond
property lines.
SLOPE AND GRADING CONSIDERATION
It is the design intent of this project to work with the existing topography of the site. It
is expected that there will be a balance between cutting and filling on the site.
o Grading of existing topography has already occurred under the previous approvals.
o It is preferable for lots to step in elevation along streets rather than across streets;
stair stepping streets up the slope shall be avoided as much as possible.
a Homes located at the bottom of a slope shall be plotted so as to maximize the flat,
useable portion of the year yard for the home.
o The use of retaining walls to take up the slopes between the lots shall be minimized.
The use of deepened foundations is encouraged. The use of retaining walls to
increase usable yard areas is acceptable
ARCHITECTURAL DESIGN
OVERVIEW
The purpose of this section is to provide guidance on the architectural design and
massing of the various home plans within the community. Care and consideration
°°~ SORRENTO EAST AT DUBLIN RANCH AREA F• RESIDENTIAL GUIDELINES 1~
December 2009
f ~ l~ ~
~ g
ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINE
should be given when plotting specific home plans on specific lots to insure a variety of
massing, architectural style and color and material variation within the project.
MASSING
The homes shall be articulated so that the massing of the perceived street scene of a
neighborhood has variety and visual interest. This is applicable to the front, and street
facing side elevations of the corner lots, as well as easily visible rear elevations such as
those that back onto public streets outside the development. Unless it is not appropriate
to the architectural style, this can be accomplished by providing a variety of both single
and double story elements. Solutions to achieve these goals include:
. o Single story porch elements
^ Second and third floor setbacks
a Variation in floor plan design
c~ Variation in roof lines
ARCHITECTURAL FORM
The use of various architectural forms is encouraged within the architectural
vocabulary of the project. Examples of these forms are:
~ Porches
^ Balconies
o Bay windows
~ Chimneys
CORNER LOTS
The building materials on the front fa~ade should wrap to a logical termination point or
perpendicular change of plane on the elevation adjacent to the exterior side yard.
Typical enhancements may include:
o Principal window treatments like those found on the front elevations
^ Additional decorative shutters
^ Additional roof plane breaks
o Additional accent colors, materials and decorative detailing
o Accent elements such as vents, outlookers, and decorative grille work
~ Other similar features that create additional visual interest
~ PERIMETER EDGE CONDITIONS
When homes are adjacent to perimeter streets, open space or other public spaces, side
~ and rear elevations that abut these areas should be enhanced to provide visual interest
to the edge condition. The architect should pay close attention to second and third
stories. Typical enhancements may include:
~ ~ Principal window treatments like those found on the front elevations
o Additional decorative shutters
,~, SORRENTO EAST AT DUBLIN RANCH AREA F• RESIDENTIAL GUIDELINES 18
December 2009
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ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTTAL GUIDELINES
~ Additional wall-plane breaks
o Additional roof-plane breaks
^ Color blocking
a Additional decorative detailing
^ Other similar features that create additional visual interest on the exposed elevations
PORCHES AND DECKS
Porches can be used as single story elements at the street elevations if the are
incorporated into the architecture and rooflines of the home.
^ Front porches are encouraged
a Porches and decks shall be designed to reflect the appropriate scale and detail for
the architectural style they are associated with.
a Porches shall be a minimum of three (3) feet in depth so that they are usable to the
residents
ARCHITECTURAL TREATMENT
~-Y ELEVATIONS
Where materials from one elevation terminate on an adjacent elevation, care and
consideration shall be given to identify an appropriate terminus for the material.
" Material changes should occur at inside corners, pop-outs or other reasonable location.
Materials applied to any elevation should be returned to a logical point of termination
at a perpendicular change of plane - where practical, on the adjacent elevation.
RECESS AND SHADOW
Consideration shall be given on every elevation to providing opportunities for recesses
and shadow lines to be created by the architecture of the home.
ARCHITECTURAL PROTECTIONS
Appropriately scaled architectural projections are encouraged to provide additional
massing forms on the various elevation styles.
~ STEPPING FORMS
Where appropriate and possible, the second floor of the home shall be located behind
single story elements created either by some of the following: living space, garage space
or porch elements.
°• SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTTAL GUIDELINES 19
December 2009
ARCHITECTURAL DESIGN AND STYLE STANDARDS
9~~ ~~ la~~,
RESIDENTIAL GUIDELINES
ENTRY STATEMENT
Each home shall have an appropriately
~ include:
o Decorative surrounds
^ Porches
~.,
o Porticos
^ Garden walls and gates
scaled entry element. These elements may
INTERIOR CONDITIONS (SIDE YARDS)
Side elevations of the homes are in most cases placed along a Private Yard Easement
and are also retaining with a deepened foundation. Thus these sides will not have
architectural relief similar to the front and rear of the home. Locations of windows shall
be considered as explained in the Privacy section of these guidelines.
WINDOWS AND DOORS
Windows and doors shall vary because of the various elevation styles required among
the plan types. In addition, they should reflect restraint in the number of types, styles
and sizes. Consistency of window and door detailing on all elevations must be
maintained.
~~ On all elevations, openings shall be articulated with the appropriate head and sill
detail as a minimum. Jamb trim can be added where appropriate.
~a Shutters, if incorporated, should be traditional in design and sized appropriately for
the window they are intended to serve.
~ Window grids should be appropriate to the architectural style of the residence
^ Windows may be provided in various shapes and sizes provided that they are
appropriate to the architectural style.
~ Bay windows should be carried down to grade or express appropriate visual
support of a cantilevered condition. The wall area of bay windows shall be detailed
in a manner that is appropriate to the architectural style of the home.
~ ROOFS
A variety of roof plans and pitches is desired and will assist in meeting the massing and
site criteria for this project. There are no stipulations for roof pitch, other than that the
roof pitch should be appropriate to the elevational style of the home.
u Mechanical equipment is not permitted on the roof
~ Satellite dishes shall be located so that they are limited from view from the street or
~' , public way as much as possible.
o Roof penetrations for vents shall be on the rear side of roof ridges whenever
possible. All vents shall be painted to emulate the color of the adjacent roofing
~
material.
~~ SORRENTO EAST AT DUBLIN RANCH AREA F• RESIDENTTAL GUIDELINES 20
December 2009
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ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTTAL GUIDELINES
o Overhangs shall be consistent throughout the neighborhood and shall be
appropriate to the elevational style of the home.
o Porch roofs shall be appropriate scale for the home's elevational style.
MATERIALS AND COLORS
Within a given architectural style, the exterior shall receive a consistent use of materials
and colors. Accent materials such as brick and stone used on street facing elevations
shall be returned to a logical point of termination at perpendicular change of plane -
where practical on the adjacent elevations. Materials shall be used as details to
compliment the various architectural styles, and may include:
^ Stucco
^ Wood
^ Stone Veneer
~ Brick Veneer
o High density foam
Full metal roofs are prohibited, but metal roofing as an accent on a porch roof or bay
window is permitted. Composition shingles, built-up or roll roofing or similar materials
are prohibited.
ACCESSORY STRUCTURES
Accessory and garden structures are subject to the City of Dublin Building Code in
effect at the time of construction. Development standards are appended by City
Ordinance found in the Residential Site Development Standards table.
SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTIAL GUIDELINES 21
December 2009
ARCHITECTURAL DESIGN AND STYLE STANDARDS
95 ~ ~~ ~~
RESIDENTIAL GUIDELINES
Attached Homes
The guidelines in the following sections are intended for conceptual purposes only.
r„ Flexibility and design creativity are encouraged so long as the community concept is
intact throughout the design of the residential neighborhoods.
~4 SITE PLANNING
LOT ORIENTATION
~
PRESERVING VIEWS
Careful building placement and street orientation can help protect visual quality for
residents throughout Sorrento East at Dublin Ranch. Where feasible, preserving views,
as well as creating vistas to other open space elements, is encouraged.
PEDESTRIAN CONNECTIONS
Due to the higher densities of attached units, special design consideration is needed to
- assure a high-quality living environment. In particular, convenient access to sidewalks
and trails that lead to open space is important. Where appropriate, buildings should be
grouped to create effective outdoor space and respect privacy of residents and adjacent
uses.
VISIBLE BUILDINGS
~
PERIMETER EDGE CONDITIONS
On buildings adjacent to perimeter streets, open space or other public areas, elevations
'~ that face such areas should be articulated and treated to provide visual interest to the
edge condition. Particular consideration should be given to the treatment of second and
third stories and roof elements.
,~~
Articulation to visible elevations along perimeter areas can be achieved through the use
~~ of the following, but not limited to, elements:
o Upper story decks; ~
!~ Principal window treatments;
~' o Off-set wall planes;
u Roof plane breaks;
~ SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTIAL GUIDELINES 22
December 2009
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ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTTAL GUIDELINES
o Color blocking;
^ Introduction of accent building materials and colors;
^ Introduction of accent elements such as vents, out lookers, decorative shutters, and
decorative grille work consistent with the front elevation; or
o Other similar features that provide visual accents to the side or rear elevation being
- enhanced.
ARCHITECTURAL DESIGN
INTRODUCTION
By the very nature of the product, attached projects function as small neighborhoods or
communities. Each neighborhood should be designed for internal compatibility, using a
blend of building types, harmonious architectural styles and a tastefully balanced
palette of colors and materials.
Regardless of its architectural style, the architecture of a building is comprised of four
basic components. These architectural components consist of Building Facades, Roofs,
° Garages, and Detail Elements. Together, when these components are designed
appropriately, a cohesive yet diverse residential neighborhood environment will be
realized, consistent with the goals and objectives of Sorrento East at Dublin Ranch.
BUILDING FACADE
BUILDING FORM
Human scale is a key factor in maintaining a pedestrian oriented neighborhood. This
can be achieved through variety in building forms and by breaking up building shapes
into multiple forms.
u Buildings should incorporate offsets both horizontally and vertically, minimizing
expansive uninterrupted wall planes.
~ Projections and recesses should be used to provide shadow and depth.
o Combinatians of one, two and three story forms should be used to help to create
variety in setback and overall building form.
a Roof lines should be varied in type, height and direction to create visual interest.
BUILDING HEIGHT
Buildings should incorporate height reducing elements such as:
~ Stepping down of three-story buildings with the grade plane
~ !~ Offset stories to create one or two story roofed elements
u Material changes
SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTIAL GUIDELINES 23
December 2009
~~ ~~~ ~~~
ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUI ~
_ DELINES
PUBLIC FACING ARCHITECTURE
All elevations visible from public streets and spaces should be treated as a"front"
' elevation and should include sufficient articulation of building walls.
~ ARTICULATION
Articulation and massing are particularly important to avoid bulky, barracks-like
structures. The use of dormers, gables, building offsets, balconies, porches, and other
~ articulation techniques are encouraged.
~~ BUILDING MATERIALS AND COLOR
Building materials and color are important elements to the visual quality of homes with
the neighborhoods of Sorrento East at Dublin Ranch.
`~ ^ Building materials (including accent materials, roof materials, and paint colors)
, should be consistent with the architectural style of the residence.
u All surface treatments or materials should be designed to appear as an integral part
~ of the design.
' ~ Material changes should occur at inside corners, pop-outs or other reasonable
,~ location. Materials applied to any elevation should be returned to a logical point of
termination at a perpendicular change of plane - where practical, on the adjacent
elevation.
~ ^ The color palette should be selected with the design objectives of avoiding
monotony, providing a variety of colorful schemes, and promoting visual diversity.
ROOFS
ROOF FORM AND SLOPE
Similar to building materials, color, roof form and slope are also important design
elements in creating a well-developed street scene.
^ Roof treatments should be consistent with the architectural style of the dwelling.
~ Variety in roof forms, ridge heights and direction of gables help to avoid
monotonous roof lines along master planned streets and paseos.
^ Roofs extending over porches, patios or other similar features are encouraged where
~~ appropriate to the architectural style.
~ Gambrel and mansard roof forms are prohibited.
ROOF MATERIALS AND COLORS ~
In order to avoid a monotonous roofscape appearance, a variety of roof colors are
ti" encouraged throughout the neighborhoods of Sorrento East at Dublin Ranch.
~ Roof materials should be compatible with the architectural style of the residence.
~ SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTIAL GL7IDELINES 24
December 2009
~ ~ ~~ ~ ~ Ia~~
~~~ ~
ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES
• Permitted Roof Materials
^ Concrete Barrel Tiles
~ Clay or Concrete "S" Tiles
u Low profile S-tiles
u Concrete Flat Tiles
o Metal Roofs for bays or porches
• Prohibited Materials
, ~ Wood Shake
^ Rolled roofing material
^ Architectural Grade Composition Shingles
SKYLIGHTS
Skylights are permitted, but should be designed as an integral part of the roof. White
"bubble" skylights are not permitted. Skylight framing material should be bronze
- anodized or colored to match the adjacent roof.
GARAGES
GARAGE DOORS
Garage doors should be recessed from the wall plane.
DETAIL ELEMENTS
ENTRIES
Front entry doors and entryways should provide a focal point to each residential unit
and should be protected with overhangs, recesses, porches, or trellises.
COURTYARDS
Courtyards are encouraged as they provide a transition from the public space of the
street to the entrance of the dwelling.
u Courtyard walls, when provided, should be finished appropriately to match the
adjacent structure and should appear as an extension of the architecture of the main
building.
~ Stone, ceramic tiles, steps, recesses, cut-outs, or wrought iron accents appropriate to
the architectural style of the residence are encouraged within the courtyard.
SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTIAL GUIDELINES 25
December 2009
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.~~ ~
ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTTAL GUIDELINES
BALCONIES
~~ Balconies, when provided, should be designed to be in scale and proportion with the
architecture of the adjoining building.
u Covered or trellised balconies are preferred.
~ Balcony supports, if used, should be proportional to the size of the balcony.
u Balconies should be designed as an integral component of the architecture.
.f.; ~ Columns used in conjunction with the patio covers and balconies should be
appropriately spaced and sized.
o Balconies are considered part of the building envelope and should conform to the
°~ setback criteria.
WINDOW TREATMENTS
Windows on the front elevations and visible side and rear elevations should feature
trim surrounds, headers or sills. The style of windows should be compatible with the
"' architectural style of the residence.
~ ARCHITECTURAL DETAILS
Detail elements should be consistent with the architectural style. Detail elements
include, but are not limited to:
;~ Shutters;
u Enhanced sills;
„ o Decorative lights;
o Decorative railings or balconies;
u Decorative eaves;
~ ~ Decorative rafter tails;
u Door or window surrounds;
~ Decorative vents;
~~ u Outlookers, corbels, or supports,
~ Decorative raised panels,
~ u Decorative stone or brick;
!~ Decorative grille work; and
u Accent materials.
VENTS
t8~ 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.
;°r SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENT'IAL GUIDELINES 2C
December 2009
~~ ~~ ~~~
ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES
GUTTERS AND DOWNSPOUTS
Exposed gutters and downspouts, when used, should be colored to match or
complement the surface to which they are attached.
MECHANICAL EQUIPMENT
Special care should be made so that mechanical treatment does not detract from the
architecture of the primary residence.
o Mechanical equipment such as air conditioners, heaters, television and radio
antennas, and other such devices should not be mounted on any roof. When this is
infeasible, effort should be made to screen the equipment as practical with a solid
screen.
^ Ground mounted air conditioning units should be screened from view from public
streets, where possible. Landscaping , lattice, and fencing are acceptable screening
techniques
o Satellite dishes shall be located so that they are limited from view from the street or
public way as much as possible.
METERS
Where feasible, meters should be screened from view as not to distract from the
i~~ architecture of the building.
u Natural gas meters should be grouped and screened behind walls or placed in
;~ cabinets.
o Electrical meters should be ganged and located behind doors.
o Screen walls and electrical enclosures should be designed integral to the project's
~ architecture.
°~ y SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTIAL GUIDELINES
27
December 2009
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ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES
ARCHITECTURAL STYLES
OVERVIEW
The communities of the Sorrento East Specific Plan are conceived as a series of Italian
µ r hillside villages. The architecture is intended to evoke a sense of consistency and place
from home to home rather than specific architectural styles. Landscape Architecture
and grading within the project have been designed to further the theme of the village
a"~ and encourage a sense of connectedness to the surrounding natural beauty of the area.
Above are the various architecture design standards and the following will describe the
main architectural elements of each which will provide guidance for architectural
elements and materials that may be used on this project.
The architectural styles included in the current Paseo Green Court Homes are
Lombardy, Tuscan, Provence, Romagna, Florentine and Veneto.
`~ The architectural styles for the Alley Loaded and Front Loaded Single Family Homes in
the current proposal include the following styles; Rustic Italian, Country Italian, Village
Italian and Coastal Italian.
The architectural style included in the current Attached Home community is Rustic
Tuscan.
~~ SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTIAL GUIDELINES 28
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ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTTAL GUIDELINES
Lombardy Design
IDENTIFYING CHARACTERISTICS
^ Formal arrangement of building forms
o Mostly hipped roof forms w/occasional shed or gable
' ~1 Predominantly barrel tile roofs
STANDARD ELEMENTS
Building Form
!~ Formal, symmetrical arrangement of two story forms with added one and three story wings.
Roofs
^ TypicalOverhang: 9"-18"
} u Typical Roof Slope: 3:12 - 4:12
u Typical Roof Form: Predominantly Hipped Roof Forms with Gables or Sheds in feature locations
u Typical Roof Material: Barrel Concrete Tile
Walls & Windows
^ Stucco with a light texture
^ Occasional use of hood element and deep sill supported by corbel
~ Window grids facing all public streets and other locations in clear public view
u Garage doors setback 4"
> Details
^ Decorative raised stucco panels at bay windows or upper floor projections
u Decorative metal railing
, u Enhanced head, and sill details at windows
u Stucco over foam corbels at eaves
C7 Architectural vents
o Stucco over foam detailing
' ~ Decorative shutters
o Enhanced entry surround
~ Decorative Corinthian or poric columns
Colors
^ Variety of rich "earthy" body colors with lighter or darker contrasting colors for trim and
accent elements.
~-- ENHANCEMENT OPPORTUNITIES
~ Additional detailing at exposed side and rear elevations where viewed from the public street or
~, public way
' a Additional detailing and elevational relief on corner lots
SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENT'IAL GLTIDELINES 29
December 2009
~a3~ ia8
~. ~
ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTTAL GUIDELINES
Provence Design
IDENTIFYING CHARACTERISTICS
0 Informal arrangement of building forms
^ Mostly shed roofs with gable roofs in featured locations
u Predominantly barrel-tile roofs
~t Decorative eave detailing
STANDARD ELEMENTS
Building Form
^ Informal, asymmetrical arrangement of one, two, and three story building forms
Roofs
,;,:~
u TypicalOverhang: 9"-18"
u Typical Roof Slope: 3:12 - 4:12
u Typical Roof Form: Gable with varying Roof Planes
"~` o Typical Roof Material: Barrel Concrete Tile
Walls & Windows
"'~ ~7 Stucco with a light texture
o Window grids facing all public streets and other locations in clear public view
o Garage doors setback 4"
Details
~ Enhanced entry surround
~ Decorative stucco over foam Genoise -look treatment at select enhanced eaves
o Decorative metal Juliet Balconies
Cl Enhanced head, and sill details at windows
o Architectural vents at gable ends
;~..~
~ Decorative shutters
u Stucco over foam detailing
` Colors
^ Variety of rich "earthy" body colors with lighter or darker contrasting colors for trim and
accent elements.
ENHANCEMENT OPPORTUNITIES
.~
o Additional detailing at exposed side and rear elevations where viewed from the public street or
public way
„~, ^ Additional detailing and elevational relief on corner lots
~ SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENT'IAL GUIDELINES 30
December 2009
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ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES
Tuscan Design
IDENTIFYING CHARACTERISTICS
~ Informal arrangement of building forms
^ Mostly shed and gable roofs with occasional hip at tower
^ Exposed Rafter Tails
~t Predominantly barrel tile roofs
STANDARD ELEMENTS
Building Form
u Informal, asymmetrical arrangement of one, two, and three story building forms
Roofs
U TypicalOverhang: 9"-18"
u Typical Roof Slope: 3:12 - 4:12
a Typical Roof Form: Shed and gable with cantilevered Barge supported by Outlookers
^ Typical Roof Material: Barrel Concrete Tile
Walls & Windows
' ^ Stucco with a light texture
^ Window grids facing all public streets and other locations in clear public view
u Garage doors setback 4"
Details
^ Enhanced entry surround
o Decorative rafter tails at enhanced eaves
C1 Decorative metal railing
~ Enhanced head, and sill details at windows
u Gable ends accented with Decorative rosette or outlookers
u Stucco over foam detailing
u Decorative shutters
`~ Colors
u Variety of rich "earthy" body colors with lighter or darker contrasting colors for trim and
accent elements.
ENHANCEMENT OPPORTUNITIES
~~.
GI Additional detailing at exposed side and rear elevations where viewed from the public street or
public way
.,~ ^ Additional detailing and elevational relief on corner lots
~ SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTIAL GUIDELINES 31
December 2009
/~ ~~ )ag
ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTTAL GUIDELINES
Romagna Design
IDENTIFYING CHARACTERISTICS
^ Informal arrangement of building forms
^ Mostly shed roofs with occasional gable roofs in featured locations
~ Exposed Rafter Tails
u Predominantly steep pitch roofs with flat tile
STANDARD ELEMENTS
Building Form
^ Infarmal, asymmetrical arrangement of one, two, and three story building forms
Roofs
^ Typical Overhang: 9°eaves with tight rakes as occurs
^ Typical Roof Slope: 6:12 - 8:12
u Typical Roof Form: Shed with Gable
Ct Typical Roof Material: Flat Concrete Tile
Walls & Windows
^ Stucco with a light texture
^ Window grids facing all public streets and other locations in clear public view
U Garage doors setback 4"
Details
D Enhanced entry
, ^ Select feature door or window with arch top
o Feature windows with head and sill trim
^ Gable ends accented with decorative vents
~t Decorative awnings
^ Decorative shutters
_ U Stucco over foam detailing
^
~ Decorative metal Juliet balcony railing
Colors
u Variety of rich "earthy" body colors with lighter or darker contrasting colors for trun and
accent elements.
ENHANCEMENT OPPORTUNITIES
o Additional detailing at exposed side and rear elevations where viewed from the public street or
public way
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December 2009
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ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES
Florentine Design
IDENTIFYING CHARACTERISTICS
G] Formal arrangement within a complex whole
^ Mostly hipped roofs with minimal shed and gable roofs in featured locations
`~^ u Predominantly steep pitch roofs with use of flat tile
STANDARD ELEMENTS
Building Form
u Formal arrangement of individual building forms within a more complex whole
Roofs
^ Typical Overhang: 9"eaves with tight rakes as occurs
o Typical Roof Slope: 6:12 - 8:12
Ct Typical Roof Form: Predominantly Hip
~ Typical Roof Material: Flat Concrete Tile
Walls & Windows
^ Stucco with a light texture
^ Minimal horizontal window grids
u Garage doors setback 4"
Details
o Enhanced entry
^ Decorative stucco over foam detail at eaves
C~ Simple, head, jamb and sill trim
^ Enhanced sill at feature window
U Select elevations with arched feature doar or window
~ Decorative shutters
u Stucco over foam detailing
!~ Decorative metal Juliet balcony railing
Colors
u Variety of rich "earthy" body colors with lighter or darker contrasting colors for trim and
accent elements.
ENHANCEMENT OPPORTUNITIES
o Additional detailing at exposed side and rear elevations where viewed from the public street or
public way
° SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENT'IAL GUIDELINES 33
December 2009
~'~~~~ l~'~
ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES
Veneto Design
IDENTIFYING CHARACTERISTICS
o Informal arrangement of building forms
^ Mostly Gable roofs with occasional shed roofs in featured locations
'~ ^ Predominantly steep pitch roofs with use of flat tile
STANDARD ELEMENTS
Building Form
u Informal, asymmetrical arrangement of one, two, and three story building forms
Roofs
!~ Typical Overhang: 9"eaves with tight rakes as occurs
^ Typical Roof Slope: 6:12 - 8:12
o Typical Roof Form: Gable with Shed
^ Typical Roof Material: Flat Concrete Tile
Walls & Windows
^ Stucco with a light texture
~ Minimal horizontal window grids
^ Garage doors setback 4"
>< Details
a Enhanced entry
o Decorative metal railing
o Simple head with no jamb or sill trim
o Enhanced surround at feature window
':~ Decorative shutters
^ Stucco over foam detailing
C1 Decorative rosette or outlookers at gable ends
Colors
~ ^ Variety of rich "earthy" body colors with lighter or darker contrasting colors for trim and
accent elements.
ENHANCEMENT OPPORTUNITIES
~ Additional detailing at exposed side and rear elevations where viewed from the public street or
public way
-~£ SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTIAL GUIDELINES 34
December 2009
~~g~ ~~
ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES
Rustic Tuscan
IDENTIFYING CHARACTERISTICS
^ Design cues from the regions of Toscana and Umbria
0 Rustically styled homes are evocative of the Italian countryside
o Detailing tends to be rustic in keeping with the heavier materials such as stone that are used to
enhance these homes.
STANDAftD ELEMENTS
Building Form
.. ^ Informal, asymmetrical arrangement of one, two, and three story building forms
Roofs
,,~ U TypicalOverhang: 6-12"eaves
^ Typical Roof Slope: 4:12 - 8:12; pitch breaks permitted at porches, minimum slope of 3.5:12
[~ Typical Roof Form: Hip, Shed, and Gable
O Typical Roof Material: Concrete S-Tile
~
Walls & Windows
~ Stucco with a light texture
^ Minimal or no window grids
Q Window grids, if any, facing all public streets and other locations in clear public view
u Recessed garage doors
Details
^ Fully rounded or segmented arch elements on select elevations
, ^ Decorative metal railing
^ Simple head and sill trim at windows
^ Enhanced stucco over foam surround at feature arches
^ Decorative shutters
^ Decorative metal details at gable ends on select elevations
U Manufactured stone accents
u Stucco over foam detailing
u Enhanced window sill details at selected locations
~ Decorative columns at porches
~ Decorative exposed rafter tails
Colors
^ Variety of rich "earthy" body colors with lighter or darker contrasting colors for trim and
°° accent elements.
ENHANCEMENT OPPORTUNITIES
u Additional detailing at exposed elevations where viewed from the public street or public way
SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTIAL GUIDELINES 35
December 2009
ARCHITECTURAL DESIGN AND STYLE STANDARDS
~~~~ ~~~
RESIDENTTAL GUIDELINES
~ Village Italian Design ~
IDENTIFYING CHARACTERISTICS
^ Influenced by the character of the cities and villages in Italy
"`~ u Simplified style relies on a combination of traditional Italian elements and crisp architectural
detailing to create a fresh architectural vocabulary
u Feature elements and low profile roofs that combine to create their quiet elegant style.
~
STANDARD ELEMENTS
~ Form & Roo£
u Low profile hipped roof forms with accent gables at selected locations
- U 4:12 to 5:12 roof pitches; pitch breaks permitted at parches, minimum slope of 3.5:12
o Minimum 12 inch eaves and minimum 8 in gable ends
~` ~ Flat concrete tile roofing
Walls & Windows
*"' u Stucco with a light texture
~t Square or a mirtimum 2:1 proportioned vertical rectangular windows
t~ Typical grid pattern is 2/2
~. U Window grids facing all public streets and other locations in clear public view
o Recessed garage doors
, Details
~3 Gable-end accents
^ Architectural iron work
^ Window surround details
^ Stucco over foam detailing
^ Awing details at selected windows
r.~ Decorative shutters
` ^ Enhanced window sill details at selected locations
Colors
u Body: whites, light-tinted colors, and rich earth tones
u Trim: whites and lighter tinted colors that compliment the body color
u Accent: light or dark shades that contrast to the body color
ENHANCEMENT OPPORTUNITIES
u Additional detailing at exposed side and rear elevations where viewed from the street ar pedestrian
way
u Additional detailing and elevational relief on corner lots
t~' SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTIAL GUIDELINES
36
December 2009
~~o ~ ~ ~ ~
ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTTAL GUIDELINES
~ Coastal Italian Design ~
IDENTIFYING CHARACTERISTICS
^ Combining the coastal influences of the provinces of Sardinia and Campania
o More casual homes that have a crisp style that is light and fresh
^ Simple massing forms and gable roofs are familiar architectural elements reminiscent of the simple,
easy lifestyle near the coast.
STANDARD ELEMENTS
Form & Roof
u Hipped roof forms with accent gables
u 4:12 to 5:12 roof pitches; pitch breaks permitted at porches, minimum slope of 3.5:12
U Minimum 12 inch eaves and minimum 8 in gable ends
u Concrete'S' tile roofing
Walls & Windows
0 Stucco with a light texture
*~ ^ Square or a minimum 2:1 proportioned vertical rectangular windows
u Typical grid pattern is 4/1
U Window grids facing all public streets and other locations in clear public view
~ ^ Recessed garage doors
Details
,~,, ^ Stucco wainscot detail
U Architectural iron work
~ u Simple head, sill and jamb details at windows
^ Stucco over foam detailing
u Architectural medallions
^ Decorative shutters
o Enhanced window sill details at selected locations
o Architectural arches
^ Decorative door surrounds
^ Decorative columns at porches
!~ Decorative rafter tails
Colors
o Body: whites, light-tinted colors, and rich earth tones
^ Trim: whites and lighter tinted colors that compliment the body color
o Accent: light or dark shades that contrast to the body color
ENHANCEMENT OPPORTUNITIES
^ Additional detailing at exposed side and rear elevations where viewed from the street or pedestrian
way
u Additional detailing and elevational relief on corner lots
° SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTTAL GUIDELINES 37
December 2009
ARCHITECTURAL DESIGN AND STYLE STANDARDS
/// ~ 1~ ~`
RESIDENTIAL GUIDELINES
Country Italian Design
IDENTIFYING CHARACTERISTICS
o Drawing from the provinces of Calabria and Abruzzo
o Homes incorporate uncomplicated detailing, rich S-tile roofing and appropriate decorative elements
to create a familiar Italian vernacular.
STANDARD ELEMENTS
Form & Roof
^ Hipped roof forms with accent gables
u 4:12 to 5:12 roof pitches; pitch breaks permitted at porches, minimum slope of 3.5:12
u Minimum 12 inch eaves and minimum 8 in gable ends
^ Concrete'S' tile roofing
Walls & Windows
0 Stucco with a light texture
^ Square or a minimum 2:1 proportioned vertical rectangular windows
u Typical grid pattern is 4/1
^ Window grids facing all public streets and other locations in clear public view
u Deep set garage doors
Details
^ Stucco wainscot detail
^ Architectural iron work
^ Simple head, sill and jamb details at windows
^ Stucco over foam detailing
u Architectural medallions
^ Decorative shutters
o Enhanced window sill details at selected locations
^ Decorative exposed rafter tails
Colors
^ Body: whites, light-tinted colors, and rich earth tones
u Trim: whites and lighter tinted colors that compliment the body color
U Accent: light or dark shades that contrast to the body color
ENHANCEMENT OPPORTUNITIES
~ Additional detailing at exposed side and rear elevations where viewed from the street ar pedestrian
way
^ Additional detailing and elevation relief on corner lots
~ SORRENTO EAST AT DUBLIN RANCH AREA F- RESIDENTTAL GUIDELINES 38
December 2009
~/~ ~ ~~~
ORDINANCE NO. XX -10
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*****************************
APPROVING AN AMENDED DEVELOPMENT AGREEMENT FOR
PA 08-002 SORRENTO EAST AT DUBLIN RANCH (DUBLIN RANCH AREA F EAST)
BETWEEN THE CITY OF DUBLIN AND SR STRUCTURED LOT OPTIONS I, LLC
THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. RECITALS
A. The proposed project known as Sorrento East at Dublin Ranch (Dublin Ranch
Area F East) is located within the boundaries of the Eastern Dublin Specific Plan, and was
included in a group of amended approvals for Planned Development under PA 08-002.
B. Pursuant to the California Environmental Quality Act (CEQA), CEQA Guidelines
Section 15168, the Developer's project is within the scope of the Final Environmental Impact
Report for the Eastern Dublin General Plan Amendment and Specific Plan, which was certified
by the City Council by Resolution No. 51-93, the Addenda dated May 4, 1993 and August 22,
1994 (hereafter "Eastern Dublin EIR" or "program EIR") (SCH91103064), incorporated herein by
reference. The program EIR was integral to the planning process and examined the direct and
indirect effects, cumulative impacts, broad policy alternatives, and area wide mitigation
measures for developing Eastern Dublin. In 2000, the City Council adopted a Mitigated
Negative Declaration for development of Area F(Resolution 34-00, incorporated herein by
reference). In connection with project PA 01-037 for Dublin Ranch Area F, the City Council
adopted an Addendum (Resolution No. 43-04) that is available for review in the planning
department and is incorporated herein by reference. In connection with project PA 04-042
Sorrento at Dublin Ranch Area F West and Area F East and consistent with CEQA and the
CEQA Guidelines, the City made a determination that the project was adequately addressed
and would cause no environmental impacts beyond those previously identified and addressed.
In connection with project PA 08-002 for Sorrento East, the City Council adopted an Addendum
to the prior EDEIR and MND (Resolution No. -10) that is available for public review in the
planning department and is incorporated herein by reference. All adopted EDEIR and MND
mitigation measures continue to apply to the project area; and
C. A Development Agreement between the City of Dublin and Regent Land
Investment LLC, a Delaware limited liability corporation ("Developer") for Sorrento East was
approved on October 2, 2007. An amended Development Agreement has been presented to
the City Council attached hereto as Exhibit A to Attachment 3.
D. A public hearing on the proposed amended Development Agreement was held
before the Planning Commission on March 9, 2010, for which public notice was given as
provided by law.
E. The Planning Commission has made its recommendation to the City Council for
approval of the Development Agreement (Resolution 10-10, incorporated herein by reference).
ATTACHMENT 3
~/~ ~ /~ ~
F. A public hearing on the proposed Development Agreement was held before the
City Council on , 2010, for which public notice was given as provided by law.
G. The City Council has considered the recommendation of the Planning Commission
who considered the item at their March 9, 2010 meeting, including the Planning Commission's
reasons for its recommendation, the Addendum and prior EIR and MND, Agenda Statement, all
comments received in writing and all testimony received at the public hearing.
Section 2. FINDINGS AND DETERMINATIONS
Therefore, on the basis of: (a) the foregoing Recitals which are incorporated herein; (b)
the City of Dublin's General Plan; (c) the Eastern Dublin General Plan Amendment; (d) the
Specific Plan; (e) the prior EIR and MND; (f) the Addendums; and (g) the Staff Report, and on
the basis of the specific conclusions set forth below, the City Council finds and determines that:
1. The Development Agreement is consistent with the objectives, policies, general
land uses and programs specified and contained in the City's General Plan, as amended by the
Eastern Dublin General Plan Amendment, and in the Specific Plan in that: (a) the General Plan
and Specific Plan land use designation for the site is Medium Density Residential and
Neighborhood Park, and the proposed project is consistent with that land use; (b) the project is
consistent with the fiscal policies of the General Plan and Specific Plan with respect to provision
of infrastructure and public services; and (c) the Development Agreement includes provisions
relating to vesting of development rights and similar provisions set forth in the Specific Plan.
2. The Development Agreement is compatible with the uses authorized in, and the
regulations prescribed for, the land use districts in which the real property is located in that the
project approvals include amendments to approved Stage 1 Development Plan, Stage 2
Development Plan, Site Development Review and Vesting Tentative Maps.
3. The Development Agreement is in conformity with public convenience; general
welfare and land use policies in that the Developer's project will implement land use guidelines
set forth in the Speci~c Plan and the General Plan which have planned for Medium Density
Residential and Neighborhood Park uses at this location.
4. The Development Agreement will not be detrimental to the health, safety and
general welfare in that the Developer's project will proceed in accordance with all the programs
and policies of the Eastern Dublin Specific Plan.
5. The Development Agreement will not adversely affect the orderly development of
property or the preservation of property values in that the project will be consistent with the
General Plan and with the Specific Plan.
Section 3. APPROVAL
The City Council hereby approves the amended Development Agreement (Exhibit A to
the Ordinance) and authorizes the Mayor to execute it.
2
//~~~
Section 4. RE ~ ~~~
CORDATION
Within ten (10) days after the Development Agreement is fully executed by all parties, the
City Clerk shall submit the Agreement to the County Recorder for recordation.
Section 5. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be in force thirty (30) days from and after the date of
its passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at
least three (3) public places in the City of Dublin in accordance with Section 36933 of the
Government Code of the State of California.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of
, 2010 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
Mayor
G:IPA#120081PA 08-002 Regents Land Inv Sorrento EastlPlanning Commissionlcc da ordinance for sorrento east.DOC
3
~1,~~ I~g
RECORDING REQUESTED BY:
CITY OF DUBLIN
When Recorded Mail To:
City Clerk
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Fee Waived per GC 27383
Space above this line for Recorder's use
AMENDMENT NO. 1 TO DEVELOPMENT AGREEMENT
BETWEEN THE
CITY OF DUBLIN
AND
SR STRUCTURED LOT OPTIONS I, LLC
FOR SORRENTO EAST AT DUBLIN RANCH
(DUBLIN RANCH AREA F EAST)
EXHIBIT A TO
ATTACHMENT 3
~1,~ ~ l~~
~
THIS AMENDMENT ("Amendment") is made and entered in the City of
Dublin on this _ day of , 2010, by and between the City of Dublin, a
Municipal Corporation (hereafter "City"), and SR Structured Lot Options, I LLC, a
Delaware limited liability company (hereafter °Develope~'), pursuant to the
authority of §§ 65864 et seq. of the California Government Code and Dublin
Municipal Code, Chapter 8.56.
RECITALS
1. California Government Code §§ 65864 et seq. and Chapter 8.56 of
the Dublin Municipal Code (hereafter "Chapter 8.56") authorize the City to enter
into an agreement for the development of real property with any person having a
legal or equitable interest in such property in order to establish certain
development rights in such property.
2. Developer desires to develop and holds legal interest in certain real
property consisting of approximately 68 acres of land, located in the City of
Dublin, County of Alameda, State of California, which is more particularly
described in Exhibit 1 attached hereto and incorporated herein by this reference,
and which real property is hereafter called the "Area F East Property"; and
3. Pursuant to that authority, City and Developer entered into that
certain "Development Agreement Between the City of Dublin and SR Structured
Lot Options I, LLC for Sorrento East at Dublin Ranch (Dublin Ranch Area F
East)," dated August 7, 2007 and recorded in the Official Records of Alameda
County ("Official Records") on November 8, 2007 as document number 2007-
7391172 ("the Agreement").
4. Developer previously proposed the development of the Area F East
Property with 694 residential units, and City approved various land use approvals
in connection with the development of the Area F East Property, and the
Agreement referred to the proposal and the associated development approvals
as, respectively, "the Project° and "the Project Approvals."
5. Developer now proposes the development of the Area F East
Property {as defined in the Agreement) with 581 residential units ("the Revised
ProjecY').
6. Developer has applied for, and City has approved various land use
approvals in conjunction with the development of the Revised Project, including
an amendment to the General Plan and Eastern Dublin Specific Plan (City
Council Resolution No. 47-04), PD District rezoning and related Stage 1 and
Stage 2 development plans (City Council Ordinances No. 12-04 and No. 24-05),
Master Vesting Tentative Map for Tract 7982 (Planning Commission Resolution
No. _~, Neighborhood Vesting Tentative Maps for Tract 7652 (Neighborhood
6), Tract 7653 (Neighborhood 7), Tract 7654 (Neighborhood 8), Tract 7655
Amendment No. 1 to Dublin/SR Structured Lot Options I, LLC Page 2 of 5
Development Agreement for Sorrento East at Dublin Ranch (Area F East}
//~~ l~~
(Neighborhood 9), Tract 7656 (Neighborhood 10) (Planning Commission
Resolution =~, Tract 7983 (Neighborhood 11) (Planning Commission
Resolution _) and site development review (Planning Commission Resolution
No. _~(collectively, together with any approvals or permits now or hereafter
issued with respect to the Revised Project, "the Revised Project Approvals")
7. Section 9.4 of the Agreement requires that the Agreement be
amended where the Project Approvals are substantially amended, and the
parties have agreed that the Revised Project Approvals require an amendment to
the Agreement.
S. In addition, Developer has requested that the term of the
Agreement be extended by eight years (until October 31, 2020), and the City has
agreed to extend the term in exchange for certain community benefit payments to
be paid by developer.
9. The City Gouncil has found that, among other things, the
Agreement, as amended, is consistent with its General Plan and the Eastern
Dublin Specific Plan and has been reviewed and evaluated in accordance with
Chapter 8.56; and
10. City and Developer have reached agreement and desire to express
herein a development agreement that will facilitate development of the Project
subject to conditions set forth herein; and
11. On , 2010, the City Council of the City of Dublin
adopted Ordinance No. approving this Agreement. The ordinance took
effect on , 2010 ("the Approval Date°).
NOW, THEREFORE, with reference to the foregoing recitals and in
consideration of the mutual promises, obligations and covenants herein
contained, City and Developer agree as follows:
AGREEMENT
Section 1. The Parties acknowledge that, as a result of the Developer's
transfer of certain real property to the Dublin Unified School District, the real
property to which this Development Agreement is subject consists of 68 acres,
rather than the 80 acres referenced in the Agreement.
Section 2. All references to "the Project" and "the Project Approvals" in
the Agreement shall be deemed to refer to, respectively, "the Revised Project"
and "the Revised Project Approvals"
Section 3. Section 4.2 of the Agreement is amended to read as follows:
Amendment No. 1 to Dublin/SR Structured Lot Options I, LLC Page 3 of 5
Development Agreement for SoRento East at Dublin Ranch (Area F East)
r~~~ ~~
"4.2 Term. The term of this Agreement shail commence on the
Effective Date and extend thirteen (13) years thereafter, unless said
term is otherwise terminated or modified by circumstances set forth
in this Agreement. "
Section 4. Amendmenf fo Exhibrt 8. Exhibit B to the Agreement is
hereby replaced in its entirety with Exhibit 2 to this Amendment.
Section 5. Counterparts. This Agreement is executed in two (2)
duplicate originals, each of which is deemed to be an original.
Section 6. Recordation. City shall record a copy of this Agreement
within ten (10) days following execution by all parties.
IN WITNESS WHEREOF, the parties hereto have caused this Agreement
to be executed as of the date and year first above written.
CITY OF DUBLIN:
By:
Tim Sbranti, Mayor
ATTEST:
By:
Caroline Soto, City Clerk
APPROVED AS TO FORM:
John Bakker, City Attorney
Date:
Date:
SR STRUCTURED LOT OPTIONS I, L.L.C.,
a Delaware limited liability company
Stark Offshore Management, L.L.C.,
A Wsconsin limited liability company,
Its Manager
By: Date:
Joseph J. Lucas, III
Its Managing Member
Amendment No. 1 to Dublin/SR Structured Lot Options I, LLC Page 4 of 5
Development Agreement for Sorrento East at Dublin Ranch (Area F East)
l/~ f~ ~~ ~
(NOTARlZATlON ATTACHED)
Amendment No. 1 to Dublin/SR Structured Lot Options I, LLC Page 5 of 5
Development Agreement for Sorrento East at Dublin Ranch (Area F East)
l~~ Y~ l~ ~
Exhibit 1
Legal Description of Area F East Property
Real property in the City of Dublin, County of Alameda, State of California,
described as follows:
Parcels 2, 3, and 4 as shown on the Final Map of Tract 7651, filed November 11,
2008, Map Book 303, Pages 77 to 81 inclusive, Alameda County Records.
~~~ ~ ~ ~
/
Exhibit 2
Amended Exhibit B to the Agreement
/~~ ~ %~ ~
EXHIBIT B
Additional Conditions
The following ~4dditional Conditions are hereby imposed pursuant to
Paragraph 5.3 above.
Subparaqraph 5.3.1 - Subsequent Discretionarv Approvals
None.
Subparaqraph 5.3.2 - Mitiaation Conditions
Subsection a. Infrastructure Sequencinq Proqram
The Infrastructure Sequencing Program for the Project is set forth below.
(i) Roads:
The project-specific roadway improvements (and offers of
dedication) identified in Resolution No. of the City of Dublin Planning
Commission approving Site Development Review for Sorrento at Dublin Ranch
Area F, Master Vesting Tentative Tract Map 7982 for Area F East, and
Neighborhood Vesting Tentative Tract Maps 7652, 7653, 7654, 7655, 7656, and
7983 for Neighborhoods 6 through 11 for PA 08-02 (hereafter "SDR and VTM
Resolution") shall be completed by Developer to the satisfaction of the City
Engineer at the times and in the manner specified in the SDR and VTM
Resolution unless otherwise provided below. All such roadway improvements
shall be constructed to the satisfaction and requirements of City's City Engineer.
(ii) Sewer.
All sanitary sewer improvements to serve the project site (or any
recorded phase of the Project) shall be completed in accordance with DSRSD
requirements.
(iii) Water.
An all weather roadway and an approved hydrant and water supply
system shall be available and in service at the site in accordance with the
tentative map conditions of approval to the satisfaction and requirements of the
City's fire department.
A~II potable water system components to serve the project site shall
be completed in accordance with the DSRSD requirements.
Dublin/SR Structured Lot Options I, LLC Development Agreement Page 1 of 7
For Sorrento East at Dublin Ranch (Area F East) - EXHIBIT B[Revised)
/~ ~ ~~ ~
Recycled water lines shall be installed in accordance with the
tentative map conditions of approval.
(iv) Storm Drainaqe.
The storm drainage systems off-site, as well as on-site drainage
systems for the areas to be occupied, shall be improved consistent with the
tentative map conditions of approval and to the satisfaction and requirements of
the Dublin Public Works Department applying the standards and policies of the
City and Zone 7(Alameda County Flood Control and Water Conservation
District, Zone 7) that are in force and effect at the time of issuance of the permit
for the proposed improvements. Pursuant to Alameda County's National
Pollution Discharge Elimination Permit (NPDES) No. CAS0029831 with the
California Regional Water Quality Control Board, or pursuant to subsequent
permits adopted by the Board, all grading, construction and development
activities within the City of Dublin must comply with the provisions of the Clean
Water Act. Proper erosion control measures must be installed at development
sites within the City during construction, and all activities shall adhere to Best
Management Practices.
(v) Other Utilities (e.q. qas, electricitv, cable televisions,
telephone)
Construction shall be completed by phase prior to issuance of the
first Certificate of Occupancy for any building within that specific phase of
occupancy for the Project.
Subsection b. Miscellaneous
(i) Completion Mav Be Deferred.
Notwithstanding the foregoing, the City's Public Works Director
may, in his or her sole discretion and upon receipt of documentation in a form
satisfactory to the City's Public Works Director that assures completion, allow
Developer to defer completion of discrete portions of any public improvements for
the Project if the City's Public Works Director determines that to do so would not
jeopardize the public health, safety or welfare.
Subparaqraph 5.3.3 - Phasinq, Timinq
This Agreement contains no requirements that Developer must initiate or
complete development of the Project within any period of time set by the City. It
Dublin/SR Structured Lot Options 1, LLC Development Agreement Page 2 of 7
For Sorrento East at Dublin Ranch (Area F East) - EXHIBIT B[Revised]
/~ ~ ~ ~0~ ~
is the intention of this provision that Developer be able to develop the Property in
accordance with its own time schedules and the Project Approvals.
Subparaqraph 5.3.4 - Financinq Plan
Developer will install all improvements necessary for the Project at its own
cost (subject to credits for any improvements which qualify for credits as provided
in Subparagraph 5.3.6 below).
Other infrastructure necessary to provide sewer, potable water, and
recycled water services to the Project will be made available by the Dublin San
Ramon Services District. If so required by the Dublin San Ramon Services
District, Developer will enter into an "Area Wide Facilities Agreement" with the
Dublin San Ramon Services District to pay for the cost of extending such
senrices to the Project. Such services shall be provided as set forth in
Subparagraph 5.3.2(a)(ii) and (iii) above.
Subparaqraph 5.3.5 - Fees, Dedications
Notwithstanding anything to the contrary in this Subparagraph 5.3.5,
Developer shall pay any fees required by Subsections a-g at the time such fees
are due under the resolutions and/or ordinances establishing and/or amending
such fees.
Subsection a. Traffic Impact Fees.
Developer shall pay the Eastern Dublin Tra~c Impact Fee (uTIF~)
established by Resolution No. 111-04, including any future amendments to such
fee that may be in effect at the time of issuance of building permits. Developer
will pay such fees no later than the time of issuance of building permits and in the
amount of the impact fee in effect at time of building permit issuance.
Subsection b. Traffic Impact Fee to Reimburse Pleasanton for
Freewav Interchanqes.
Developer shall pay the Eastern Dublin I-580 Interchange Fee in the
amounts and at the times set forth in Resolution No. 155-98 or any subsequent
resolution that revises such Fee that may be in effect at the time of issuance of
building permits. Developer will pay such fees no later than the time of issuance
of building permits.
Subsection c. Public Facilities Fees.
Dublin/SR Structured Lot Options I, LLC Development Agreement Page 3 of 7
For Sorrento East at Dublin Ranch (Area F East) - EXHIBIT B[Revised]
l~L~ ~~g
Developer shall pay a Public Facilities Fee established by City of Dublin
Resolution No. 214-02, including any future amendments to such fee that may be
in effect at the time o`f issuance of building permits. Developer will pay such fees
no later than the time of issuance of building permits.
Subsection d. Noise Mitiqation Fee.
Developer shall pay a Noise Mitigation Fee established by City of Dublin
Resolution Na. 33-96, including any future amendments to such fee that may be
in effect at the time of issuance of building permits. Developer will pay such fees
no later than the time of issuance of building permits.
Subsection e. School Impact Fees.
School impact fees shall be paid by Developer in accordance with
Government Code section 53080 and the agreement between Developer or its
predecessor in interest and the Dublin Unified School District regarding payment
of school mitigation fees.
Subsection f. Fire Facilities Fees.
Developer shall pay a fire facilities fee established by City of Dublin
Resolution No. 12-03 including any future amendments to such fee that may be
in effect at the time of issuance of building permits. Developer will pay such fees
no later than the time of issuance of building permits.
Subsection q. Tri-Vallev Transportation Development Fee.
Developer shall pay the Tri-Valley Transportation Development Fee in the
amount and at the times set forth in City of Dublin Resolution No. 89-98 or any
subsequent resolution which revises such fee. Developer will pay such fees no
later than the time of issuance of building permits and in the amount of the
impact fee in effect at time of building perrnit issuance.
Subparaqraph 5.3.6 - Credit
Subsection a. Tra~c Impact Fee Improvements - Credit
City shall provide a credit against Eastern Dublin Traffic Impact Fees to
Developer for those improvements described in the resolution establishing the
Eastern Dublin Traffic Impact Fee if such improvements are constructed by the
Developer in their ultimate location. All aspects of the credit shall be governed
by the TIF Guidelines.
Dublin/SR Structured Lot Options I, LLC Development Agreement Page 4 of 7
For Sorrento East at Dublin Ranch (Area F East) - EXHIBIT B[Revised)
~~~ ~ ~~~
Subsection b. Traffic Impact Fee Riaht-of-Wav Dedications --
Credit
Ciry shall provide a credit against Eastern Dublin Traffic Impact Fees to
Developer for any TIF area right-of-way to be dedicated by Developer to City
which is required for improvements which are described in the resolution
establishing the Eastern Dublin Traffic Impact Fee. All aspects of the credits
shall be govemed by the TIF Guidelines.
Subsection c. Public Facilitv Fee - Neiqhborhood Parkland
Component
City shall provide a credit against Public Facilities Fees to Developer for
any neighborhood parkland to be dedicated by the Developer which exceeds the
amount required under section 9.28 of the Dublin Municipal Code. Such credits
shall be expressed in acres of parkland. All aspects of the credits shall be
govemed by the City's Public Facilities Fees Administrative Guidelines.
Subparaqraph 5.3.6 - Miscellaneous
Subsection a. Communitv Benefit Pavments.
(i) Communitv Benefit Pavments.
Developer shall make the following Community Benefit Payments
to the City at the time specified, which payments may be subsequently refunded
pursuant to Subparagraph (ii) below:
Community Bene~t Due Date Amount
Payment
First October 31, 2016 $50,000
Second October 31, 2017 $75,000
Third October 31, 2098 $75,000
Fourth October 31, 2019 $75,000
Total $275,000
Notwithstanding the foregoing, Developer shall not be required to make the First,
Second, Third, or Fourth Community Benefit Payment if on the date the payment
is due Developer has provided City Manager proof of the happening of,
respectively, the First, Second, Third, or Fourth Contingency specified in
Subparagraph (ii} below. Nofinrithstanding anything to the contrary in Section 4.2,
if any Community Benefit Payment under this Subsection 5.6.3(a) is not received
in full by the City by the Due Date for such payment, this Agreement shall
automatically terminate.
Dublin/SR Structured Lot Options I, LLC Development Agreement Page 5 of 7
For Sorrento East at Dublin Ranch (Area F East) - EXHIBIT B[Revised)
~~~ ~.. 1~ ~
~
(ii) Continqent Refunds.
Upon the happening of the following contingencies, the City will
refund the Community Benefit Payment in the amount specified below. The City
will make the refund payment within 60 days of Developer providing proof, to the
satisfaction of the City Manager, of the happening of the contingency, provided
that the Developer has made the applicable Community Benefit Payment at the
time the proof is provided. The City shall not be obligated to make the specified
refund if Developer fails to provide the required proof of the happening of the
contingency within 30 days of the contingency date.
Contingency Contingency Refund
Date Amount
Dec. 31, 2017 First. Developer has obtained at $50,000
least 25 building permits for
residential structures within the
Project since the Effective Date.
Dec. 31, 2018 Second. Developer has either $75,000
obtained (i) at least 50 building
permits between January '!, 2018
and the Contingency Date or (ii) at
least 75 building permits for
residential structures in the
aggregate within the Project since
the Effective Date.
Dec. 31, 2019 Third. Developer has either $75,000
obtained (i) at least 50 building
permits between January 1, 2019
and the Contingency Date or (ii) at
least 125 building permi#s for
residential structures in the
aggregate within the Project since
the Effective Date.
Dec. 31, 2020 Fourth. Developer has either $75,000
obtained (i) at least 50 building
permits between January 1, 2020
and the Contingency Date or (ii) at
least 175 building permits for
residential structures in the
aggregate within the Project since
the Effective Date.
Dublin/SR~Siructured Lot Options 1, LLC Development Agreement Page 6 of 7
For Sorrento East at Dublin Ranch (Area F East) - EXHIBIT B[Revised]
l~~' ~~~
Subsection b. Public Art ReQUirement.
Condition 7 of SDR and VTM Resolution ("Condition 7") sets forth
the "public art contribution" requirement for the Project pursuant to Chapter 8.58
of the Dublin Municipal Code ("Chapter 8.58"). Notwithstanding Condition 7 and
Chapter 8.58, the requirements of the following paragraph shall supersede
Condition 7 in its entirety and shall be deemed to satisfy the requirements of
Chapter 8.58 for the Project.
Concurrently with the execution of the Amendment to the
Agreement, Developer has made a payment of $100,000 to the City. Developer
shall make two additional payments as follows:
1. $100,000 on or before October 31, 2012.
2. $100,000 on or before October 31, 2016; provided, however,
that the payment due on or before October 31, 2016 shall be
reduced to $50,000 in the event that Chapter 8.58 of the
Dublin Municipal Code [Public Art Program] is amended or
repealed so as to eliminate the obligation of residential
developers to make a"public art contribution," as defined in
Chapter 8.58.
Notwithstanding any applicable law, Developer, on behalf of itself
and its successors and assignees, agrees that the City may withhold building
permits, occupancy authorizations, and final map approvals within the Project
until the payments required by this subsection are made.
The provisions of this Subsection shall sunrive the early termination
of this Agreement.
Subsection c. Term of Site Develoament Review Approval.
Nofinrithstanding anything to the contrary in the City's Zoning
Ordinance and Section 10 of this Agreement, the term of the Site Development
Review approval granted by the City of Dublin Planning Commission by
Resolution No. , and any subsequent revisions to it, shall be automatically
extended for the term of this Agreement.
1375118.9
DubIiMSR Structured Lot Options I, LLC Development Agreement Page 7 of 7
For Sorrento East at Dublin Ranch (Area F East) - EXHIBIT B[Revised]