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HomeMy WebLinkAboutItem 6.1 Sorrento East PD RezoneC~ OF ti i9~ ~ ~ ~• Fez `~~~~// STAFF REPORT `~, ~~~/ DUBLIN CITY COUNCIL CITY CLERK File # ^~]®~-®® DATE: April 20, 2010 TO: Honorable Mayor and City Councilmembers ~(o~- 2a 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 EXECUTIVE SUMMARY: The Applicant is requesting approval of a PD-Planned Development Rezone and related Stage 1/Stage 2 Development Plan Amendment, Amendment #1 to the Sorrento East at Dublin Ranch Development Agreement 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 ~ ted By evie d y Community Development Director Assistant City anager COPIES TO: Applicant File ITEM NO.. Page 1 of 9 C:IDocuments and SettingsldebrallLoca/ SettingslTemporary Internet Filesl0LKE51CCSR SORRENTO EAST 4 20 70 (2).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 EastM/est 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. Surrounding land uses include: (A) North (across Gleason Drive) -Verona, asingle-family low-density residential project. (B) South (across Central Parkway) 1) The Courtyards, amedium-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 (D) West (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 LayoutlReconfiguration -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 two forms of attached units are: a) Tuck-Under Townhouses and b) stacked flats within the townhouse structures (Neighborhood 9). 1~~_-_ _--_ -z, -~- ______=-- ~l ELE~tE:tiTARY :•'EI~iH8ORHOiOD scHOO1 PARR Q:,OT A PART) New Site Plan With Neighborhoods Identified ~ ~' 9 a/q/ ~F fR,yt-Y -. _h !f~ / `-` Page 3 of 9 ANALYSIS: 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 the six neighborhoods (including housing type, floor plans, and available architectural styles) was provided in the Planning Commission Staff Report (Attachment 4, Pages 10-16) for the Site Development Review approved by the Planning Commission at their meeting of March 9, 2010. A comparison of the past and currently requested approvals is summarized, as follows: Page 4 of 9 Table 1: Sorrento East -Past and Proposed Unit Type and Distribution PA 04-042 (previous approval) No. of % of PA 08-002 (proposed) No. of % of Units Total Units Total 6 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 21 % 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 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 Neighborhood 9 68 136 34 170 136 60 0 8 68 204 Nei hborhood 10 112 224 112 336 224 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 between 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 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 Development 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; 2) 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 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 measures 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 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 no 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 i~ ~~ ~ 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 Stage 1/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 Stage1/Stage 2 Development Plans for Sorrento East will be harmonious and compatible with existing and potential development in the surrounding area in that the Project continues to reflect and implement the type and scale of development envisioned in the General Plan and Eastern Dublin Specific Page 1 of 6 ~~ ~ o . ~~ ATTACHiviENT 1 a~ ~ F 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: 1. The PD rezone with amended Stage 1/Stage 2 Development Plans for Sorrento Easf will be harmonious and compatible with existing and potential development in the surrounding area in that the Project continues to reflect and implement the type and scale of development envisioned in the General Plan and Eastern Dublin Specific Plan. The Project is generally similar to the character and density of the previously approved development. It provides attractive and interesting development on its four street frontages and maintains pedestrian connectivity to its companion residential development in Sorrento West through the central open space corridor. 2. The Project Site is physically suitable for the type and intensity of the zoning district being proposed in that the Project maintains the general character and density of the previously approved development and will implement all adopted CEQA mitigation measures identified in .the prior EIR and MND related to potential environmental impacts associated with development of the site. With four street frontages the Project site is highly accessible and provides for extensive pedestrian mobility through sidewalks and the central pedestrian corridor. 3. The PD rezoning with amended Stage1/Stage 2 Development Plans will not adversely affect the health or safety of persons residing or working in the vicinity or be detrimental to the public health, safety and welfare because the Project will comply with all applicable development regulations and standards and will implement all applicable mitigation measures in the prior EIR and MND. The CEQA Addendum for the Project identified no potential for significant environmental impacts beyond those in the previous analyses. 4. The PD rezoning with amended Stage 1/Stage 2 Development Plans is consistent with the Dublin General Plan and Eastern Dublin Specific Plan in that the amended development plans remain consistent with the Medium Density Residential uses and densities and reflect the designated Neighborhood Park. C. Pursuant to the California Environmental Quality Act, on April 20, 2010 the City Council adopted Resolution No. -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 ~~ ~~ ~ 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: ,~r~ ..---~ `~ ~, F-' .' ~' ~~ ~~ ~. .~ -'" ~~arhra~ ., ~ 1, j~;F f ~~ .~ i Section 4. STAGE 1/2 DEVELOPMENT PLAN APPROVAL _ ....'1 f , (. ~' 1 n,OJ. f '' zLR~A 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 J f f ~ ~ ~' 1. Line 4 on the table on Page 4 of the "Stage 1 & 2 Development Plan/Planned Development rezone Project Description" is revised to read: "- south of Gleason Drive 110.6 acres 1106 du* 105.0 acres 999 du" 2. The last line of the table on Page 4 of the "Stage 1 & 2 Development Plan/Planned Development rezone Project Description" is revised to read: "Total 289.3 acres 1426 du 285.4 acres 1177" Amendment to PD-Stage 2 Development Plan Ordinance 24-05. The following is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance which amends and replaces the Stage 2 Development Plan adopted in Ordinance 24-05 as to the Sorrento East Project site only. The Stage 2 Development Plan consists of the items and plans identified below, many of which are contained in the bound booklet "Stage 1 & 2 Planned Development Rezone Amendment", dated December 18, 2009 (hereafter PD Booklet), attached as 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: ~ tl ~~~ ~ " _ ~4 ~~; ~. r~ 5 ~ l t~ ., a-. lG ~ ~ ; t' 1 l {~ , •' ~~ , t ~(, ~' ~1 ~7~ ~~ _ h~ : ~ ~ ~ ~, ~_ ~- T~ 1 i y lf~ i~~ ~ } ~ a 5',t ~ ~ '~ ~' --- - ~ 4` 1 ` a R'~ ~ ~ ~ ~~ ~. ~' `' , ~" ~ ~ r t' .~ , ~ ,` ~~ ~ 1 1 ~ ,,. , , ~. ~~ rXLS7SVl'I.eLV'D VIE -- '\L\L0.RY L !- A Go 4 <. D ~ mss S i t. fi. i ctc[C. •.S ; v{ ., X"ISTL\( "E1G'HHOI.}[OOD-'LJH'.&'\RY Trnnteu. 8.!u tSU 1~.6 r: ~iaa. cam.: D.:~:.~~ ~ .a i__ s. 1,._ z< DCC'd~P~ .y ._ u_ c_ .~~ '~ Page 4 of 6 ~~~~~~ 4. Site area, proposed densities. The gross and net area of the Stage 2 site, maximum densities and maximum numbers of residential units by type are set forth in the Table 3 below: Table 3: Sorrento East -Neighborhood Summary PA 04-042 PA 08-002 Units Units Acres Acres Density Density (net) Neighborhood -Unit Type +/- ~Ir (gross) (net) (gross) 6 -Detached/Green Court 75 +27 102 10.8 9.2 9.4 du/ac 11.1 du/ac 7 -Detached/Green Court 94 +1 95 10.0 8.5 9.5 du/ac 11.2 du/ac 8 -Detached/Green Court 148 -10 138 11.4 10.8 12.1 du/ac 12.8 du/ac 9 - Townhomes/Tuck-Under and/or Stacked Flats 117 -49 68 6.6 4.9 10.3 du/ac 13.9 du/ac 10 -Sin le Famil Detached 260 -148 112 14.9 13.2 7.5 du/ac 8.5 du/ac 11 -Sin le Famil Detached n/a +66 66 7.4 7.2 8.9 du/ac 9.2 du/ac Pedestrian Corridor 0 .6 .5 Communit Recreational Facilit 0 .6 .6 Total 694 -113 581 62.3 54.9 Density 11.12 du/ac 9.3 du/ac 10.6 du/ac 5. Development Regulations. See Stage 1 and Stage 2 Planned Development Rezone Amendment, December 18, 2009, Land Use Criteria Tab, Pages 1 and 2. 6. Architectural Standards. See Stage 1 and Stage 2 Planned Development Rezone Amendment, December 18, 2009, Design Guidelines Tab, pages 1-38. 7. Preliminary Landscaping Plan. See Stage 1 and Stage 2 Planned Development Rezone Amendment, December 18, 2009, Design Guidelines Tab, pages 1-18. 8. Phasing Plan. No specific phasing is required. Any project phasing shall be established at the time of grading permit issuance for individual neighborhoods. 9. Inclusionary Zoning Regulations. The Project's inclusionary requirements have been satisfied through credits for affordable housing built in The Groves project. Section 5. Pursuant to the Dublin Zoning Ordinance, section 8.32.060.C, the use, development, improvement, and maintenance of the Project area shall be governed by the provisions of the closest comparable zoning district as determined by the Community Development Director and of the Dublin Zoning Ordinance except as provided in the Stage 1/Stage 2 Development Plans, as amended. Section 6. EFFECTIVE DATE AND POSTING OF ORDINANCE This Ordinance shall take effect and be in force thirty (30) days from and after the date of its passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. Page 5 of 6 t~ ~~ ~~ 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 ~~b ~~j ~ECEIVE® SOR:RENTO EAST FEB 2 2 2Q10 AT MUSLIN PLAIVNIfV~ DUBLIN RANCH AREA F WW -- "` REGENT PROPERTIES 11990 San Vicente Blvd., Suite 200 Los Angeles, California 90049 Stage 1 & 2 Planned Development Rezone Amendment City of Dublin, California December 18, 2009 PROJECT TEAM: OWNER/APPLICANT: CIVIL ENGINEER/LAND PLANNER: err REGENT PROPERTIES MACKAY & SOMPS 11990 SAN VICENTE BLVD, SUITE 200 5142 FRANKLIN DR., SUITE B ~.., LOS ANGELES, CA 90049 PLEASANTON, CA 94588 CONTACT: PAT COSTANZO 408-888-4224 TEL: 925-225-0690 +~ JIlv1 KERN 925-570-3671 FAX: 925-225-0698 CONTACT: RICHARD CHEUNG r". PROJECT ARCHITECTS: CONNIE GOLDADE NEIGHBORHOODS 6, 7, & 8 ANGELENO ASSOCIATES, INC. GEOTECHNICAL ENGINEER: 147 CITY PLACE DRIVE BERLOGAR GEOTECHNICAL SANTA ANA, CA 92705 CONSULTANTS TEL: 714-285-1888 5587 SUNOL BLVD. "~ FAX: 714-285-1988 PLEASANTON, CA 94566 CONTACT: DAVID KO TEL: 925-484-0220 CHRISTINE LY FAX: 925-846-9645 CONTACT: FRANK BERLOGAR NEIGHBORHOOD 9 THE KTGY GROUP, INC. JOINT TRENCH UTILITY CONSULTANT: 17992 MITCHELL SOUTH ROBERT GRAY & ASSOCIATES IRVINE, CA 92614 4683 CHABOT DRIVE #150 """ TEL: 949-851-2133 PLEASANTON, CA. 94588 FAX: 949-851-5156 TEL: 925-463-8873 ""' CONTACT: CHRIS TEXTER FAX: 925-734-0233 JESSICA MUSICK CONTACT: ROBERT GRAY NEIGHBORHOODS 10 & 11 LANDSCAPE ARCHITECT: "" DAHLIN GROUP R3 STUDIOS 5865 OWENS DRIVE 57 MONTAGE COMMONS PLEASANTON, CA 94588 SUITE 201 '~ TEL: 925-251-7200 LTVERMORE, CA 94551 FAX: 925-251-7201 TEL: 925-294 190 CONTACT: DON RUTHROFF FAX: 925-294-4059 CONTACT: ROMAN DE SOTA ~~ ~~ ~ CITY OF DUBLIN PLANNING APPLICATION FORM NOTL: Phase discuss your proposal with Planning Staff prior to completing this form. All items on this form related to your specific type of application must be cnmpieted. Some of the items listed might not apply to your specific application. Please print or type legibly. Attach addition<3l sheets, ifnecessary. rf oar are currently wor~in~ tivirh a Ptamrer orr a pre-apptication pro'ect please schedule an appointment prior to subnrining your application 1. TYPE OF AI'PLICATIO~i: Pre-application Review [Any t}q~e] Sign/Site Development Review [SIGN/SDR) Conditional Use Permit [CUPj Master Sigtt Program [A4SP?SDR) X Site Development Review [SDRj 3C Planned Development Rezone [I'D Rlr7.,) Variance [VAR) Rezone [RL"-"-!] 'Pentative Subdivision Map [T bIAP) General/Specific Plan Amendment [GPA) II. GENE1tAI, DA7`A A. AddresslC,ocation of Property; North of Central Park~vav, south of Gleason Drive east of Grafton Strecl west of Loclthart Street in Dublin Ranch Area F ~~ B. Assessor Parcel Number(s): 985-0053-003-00 C. Site Area: +/- 68 acres D.7.oning: P_D-Medium llensity Residential and PD-Nei bborhood Parle E. General Plan Designation: Medium Densit~• Residential and Nci~hborhood Park F. rxistinglPi•oposed Use of Properly:.. The nronerty is currently vacant and unused '1'he~ropcriv is proposed to he Medium Dcusity residential and Nei bborhood Parlt G. L'xisling Uses of Sun•ounding Properties: Land uses on the surrountling properties arc nrimarih• residential• to the north is Verona a low densiri residential neiehborha~d_to the south are the mc~iup- hieh density and high densiri• residential communities of 'The Courtyards and Groves. To the west is Sorrento West, a medium density residertial and park community that is currently under construction To the couthKest is I he Promenstdc, a mixed use "mom street" component of the Dublin Ranch protect the Sitc at this time is vacant. 7 u the cast rs the future Fallen Snorts 1'arlc, of tivhich the site is currently vacant H. Within 1,000 feet of a military installation {Camp Parks)? No I. Military Notification ]tegaired? )? No III. AU'fNOItIIA'CIOI'V OF PROPERTY 01'VNllt A?VD APPL[CAN'C ,9. PROPERTY OlI~A7,R: In signing tlri,r applicatiart, 1, as f'roper7}+ Otvrzer, certify 1{url 1 have f i!! legal capacity to, and hereby do, authorize the filing of this application. ! trnderstanrf that cotrditrons of approval are binding. 1 agree to be borutcl by those canditrons, srrhject artily to the riglTt to abject at the hearings or during the appeal period. 1 fzrrther certify that the information and ehibits .rnbnrttted ar•e true arrrl correct. (!Vote: Alf Property Orvnen• rrutst srgrr if praperXV is jaintlV otvrtedJ Name: Joset~h Lucas III Capacity: Authorized Signatory Compan}~: SR Structur~:d Lot. Options 1 I C Phone:1414)2y4-7000 Address: 3600 S: Lake Drive Fax : (4141294-7625 St. Francis. 1Vl 53235 Sign<dure: Date: ""°~" 6. ,APPL/CANT' (OTHER TI/AN PROPEk'IY Otf'NCRL In sigrrirrb thie upplicatia7, I, as ffpplicmrt, certif}: shat I have obtained written atrtharizatian j'ranr the praperh~ axmer and have attached .separate docnmentatron sl7arvng my jicll legal capacity to file this application. I agree to be Bound Gy the conditions cif approval, subject only ra the right to object at the bearings ar rlurirrg the appeal Lrer•iarl 1 furtfrer- certify that the infarmutian acrd exhibits submitted are erne and correct. Narne: ] S 'T'itle: ~•1 ,{ ',f i ~~ ~I q- J12( ~ ,,, Company:s ~ .)~1~~1~ ~ - -[-(~~i'hone: ~l~i~~~ ~L/L7 - [;mail: _._ _ ._ r _ _..._ Pak- ~ _..._ . Signature: ~:; .. •. M . .;~,~..,>> Date: ~ . ,~"7•- f~ ~_ P 11938dlaTTice~Submktltits!P01PlanningAppFpnn-20090844.dpc ~` ~~ ~~~R Application Name: Sorrento Easf Stage 1 & 2 Development Plan Amendment ,Site x`~ Development Review Amendments Vesting Tentative M.~en Amendment, :end amended Development Agreement Initial Study (ENVIRONMENTAL INFORMATION FORM -PART 1} (Ta be completed by Applicant pursuant to City of Dublin Environmental Guidelines Section 1.6} Date Filed: Au~ust~ 2009 GENERAL INFORMATION: Name and address of authorized representative of property owner: Joseph Lucas Stark Offshore Management for SR Structured Lot Options I LLC 3600 S. Lake Drive St. Francis, WI S323S 2. Address of Project: Between Central Parkway, Gleason Drive, Lockhart Street and Grafton Street in Dublin Ranch 3. Name, address and phone number of person to be contacted concerning this project: Pat Costanzo ___ _ event Properties 3526 Vellero Court Pleasanton CA 94566 X408) 888-4224 .-_"-. 4. List and describe any other related permits and other public approvals required for this project, including those required for this project, including those required by ~~"" city, regional, state and federal agencies: Building Permit 5. Zoning District: Medium Density Residential-PD, Nei hborhood Park-PD Env InfoFonn-2f)(~1t)8ff~.cla~c 6. Description of Project: (Include site area, uses, size and number of buildings. parking, number of dwelling units, schedulingg, and any other information necessary ar helpfuI to understand project. This attached description must be complete and. accurate. Exhibits ar photographs should be identified and attached.) The Project application is a request for a Stage 1 and. 2 Development Plan Amendment, a Vesting Tentative Mau amendment and Site Development Review amendment for an approximately b8 acre site. The ,project is a medium density residential community, including a neighborhood park. A maximum of 5$1 units will be part of the community. Please refer to the Stage 1 & 2 PD Amendment: Vesting Tentative Man Amendment and Site Development Review Amendment application documents following, for greater detail. 7. Are the fallo«~ing items applicable to the project or its effects? Discuss below all items checked (attach additional shoots as necessary}. Yes No X 1. Change in existing features of anyy bays, tidelands, beaches, lakes or hills, or substantial alterafion of ground contours. X 2. Change in scenic viers or vistas from existing residential areas or public lands or roads. X 3. Change in pattern, scale ar character of general area of project. X 4. Significant amounts of solid waste or litter. X 5. Change in dust, ash, snake, fumes ar odors in vicinity. X G. Change in ocean, bay, lake,: stream ar ground water quality or quantity, or alteration of exrstmg drainage patterns.. X 7. Substantial change in existing noise or vibration levels in the vicinity. X 8. Site on filled land ar an slope of 1Q percent (10%) ar mare. X 9. Usq of disposal of potentially hazardous materials, such as toxic substances, flammables ar explosives. X ] Q. Substantial change u~ demand far municipal services (police, fire, water, sewage, etc.}. X 11. Substantial increase in fossil fuel consumption (electricity, oil, natural gas, etc.). ~nvl nfaPorm-2(l()9CJ805.dac ~ ~~ ~~ ~ X l2. Relationship to larger project or series of projects. ~n~ [nfoFuran 200917&05.dr~e ,r S: ENVIRONMENTAL SETTING. - 8. Briefly describe the project site as it exists before the project, including information on topography, soil stability, plants and animals, and any Cultural, historical or scenEC aspects. Describe any existing stn~ctures on the site, and the use of the structures. I f necessary, attach photographs of the site. Please refer to the Eastern Dublin GPA/Specific Plan EI:R ~a~cs 2-2 and 2-3, Eastern Dublin Specific Plan pa~cs S and G, and the Initial StudytMiti~ated s Negative Declaration preparedM for Dublin Ranch Planning Area F fI'A 98- 068}, November 1999. Also, vices the attached photo raphs of the area far additional data rel;ardins existing site conditions, 9. Briefly describe. the surrounding properties, including information on plants and animals, any cuhural, historical or scenic asp~:.ts and the t}~pe of land use. Please refer to the Eastern Dublin CPAISpecif"tc I'Can EIl2 page 2-~, Easton Dublin Specific Plan pages 5-'7, and the Initial StudylMiti~ated Negative Declaration prepared for Dublin Ranch Planning Area F (PA h8-068), November 1999. CERTIFT~ATION. I hereby ce~•tify~ that the statements furnished above and in the attached exhibits present the data and information redui~red for this initial evaluation to the best of my ability, and that the facts, statements and information presented are true and correct Co the best ofmy kno~~vledge and belief: •~__-____~.,~--~y Dated: ~~ ::~.~:~: ``,~. Signa re T Print amelTitle Dated: Signature Print Name/Title k:nv[cti~Forrr~-2(1~r147flU5.dac ,~r ~. r-..r .,.~ (~, s..i {,.'~i i ~~~~/' -' '/. cosy ~= ~ "mot C~~%DA C0~ ~ .~. A .~' // PL ~.gpLO~ PROJECT AREA -LOCKHART qq STREET a~~' NOT TO SCALE Y~ CML ENdNE~tINCnUND PLANNING•LAlQ SURVEYING PNasOrlton, CA (925) -225-0890 Z-18-'1009 ~Jlpm lLo Winw P.\197\PINNNG\PMVIP.wIYU~o rrr SORRENTO EAST Ar Dt~L~ RANCH Dublluu, Cal~for~a DlacemGer 18, ZGb9 ~. ~, .,, ~ - ~./ , ~.,~ < ~ ; I ~ ~ J~ ~, , ~ ~/ / ~` f ,, ~ ~ ,,. ,. _. -~ ~~~-. ~ ` . ~ ~ :' , _ .-- ti t~ ~ .. /~''~ ` . ~ ~ ., ~ _ .~ `~ ~~ ~ ~ ~, ;~. ~ ~, .. f ~ ~, g, ~ .~ ^ _ ~ r _ _ ` ~. .- ~.. :- _...... ~ ,~' ~ t _. „- _ ,;. _._~ ~' ~ .... ,~ r ~' _. ,-,' ~• ~ "~ ~ lVl J ~~ ~ ~ ~~ '. A ~ ~ ~.~...-~ 1 ~,,.._.~-R-~' 1 ~. ~ I I t z ~ Si ~~~ ~ \~ ~., ~' ~ \ ~`. ~ ~ ` k ~ `~ r, ~ _ ,' ; ., r ~ ~ f' \ 11 ~ ~ ~ ~ 77 L t E ~ t:J ~ ) g .,BEST` ~ ; '`~~ ~ _, ` ; ; ~ ---_ t cr ,` ,, yam- 1 l ~ t, ~'., ~ ~' ~ ~ f I t .... .. ..... .. ..~ ~ ~ ~ A. .. A,~ .,. ~. ,, . ~~ =AAA F E.~~~` .,_.~ ~ ~ ' ~ t ~ ~, o `\ ` ~ .. ~ntra~ x ~ -.. _., - _~ , 4 ~ ~_ ,~ ~, _.. y ~ `,. ., _ ~ , ; ~ _. ,, .~ ~ , ,,. ~~ ~, ,r ~: a _ ... ~ ,. ~, .~ ., ~ ~, ~ ~. _~ °,~. i ~ _ +~ ~~ =+~>,~ _. ^ v -~,e _ ~ . ., :. . ~. ,~ , , - ~, , ,_ ~. ~., - PHOTO LOCATIONS SORRENTO EAST o' 200' 400' 800' SCALE: 1"=400' mac~Y~somps CIVIL ENGINEERINC•LAND PLANNINC•LAND SURVEYING Pleasanton, CA (925) - 225-0690 D~sim Xnx[x DUbJ~, Califor~a Decemberl8, 2009 ;~„,IZ-16-2009 3:53pm Lisa Vilhauer P:~19394~PLANNING~PD~PHOTO_LOC-AREA F-EAST.DWG PHOTO 1 A i~ PHOTO 2 ~, . _ _ _ ~~. SORRENTO EAST 0' 200' 400' 800' SCALE: 1"=400' macKaY ~ Somps ~~~~ EN~~N~~~,v~.~N~ P~NN~~~~._,w~> >~R~E~~~N~ ....,.. cn _ «s-oe9o T ACTT ~T ULLll~ RANCH Dubl~, Callforula December 18, 2009 -16-2009 3:54pm Lisa Vilhauer P:\19394\PLANNING\PD\PHOTO_LOC-AREA E-EAST.DWG PHOTO 3 ~~- ~ ~-_ ro ... y' -r w r. ~~ k~ ~ ~~ *'~, i rr 3 ",qtr ._. .~...' SORRENTO T A~Tj ~T U1~L11~ RANCH Dubhv, California R'° 0' 200' 400' 800' SCALE: 1" =400' mAC~Y ~ comps h. ,;.~nNO a~nNwn~~-. ., 12-16-2009 3:54pm Lisa Vilhauer P:\19394\PLANNING\PD\PHOTO_LOC-AREA f-EAST.DWC December 18, 2009 i~ PHOTO 5 1~~ SORRENTO EAST o' 200' 400' 800' ~ SCALE: 1" =400' mAC~Y $~ comps >N„ir,EEF•mr::...nNO P~nNwric•:aNO ;uavenNe, ~_._...,. or. CA (927 - «5-0690 12-16-2009 3:55pm Lisa Vilhauer P:\19394\PLANNING\PD\PHOTO_LOC-AREA F-EAST.DWG ~ ~ApTT ~T UDL11V RANCH Dubhn, Cahfort~ra December 18, 2009 f~t /~1 ~~f'~i I .. _~~=_ ~~ CITY OF DUBLIN 100 Civic 1'lazr3, Dublin, California 94568 Website: http://ti~'vv~v,Gi,clublin.ca.us Public Art ~on~pli~nce R~>port To: City of Dublin Community Develnpmcnt Director Ce: Ci#y of Dublin Senior Building Official As required by Chapter 8.58 of the Dublin Municipal Code, a Public Art Compliance Report must be submitted in conjunction with ne4v development projects which are subject to SiteDevelopment Review. PROJECT INFORMATION: Name of Project; Sorrento East at Dublin Ranch AI'N #: _985-OOS~-003 Project Description: The Project al~lication is a re~_uest for amendments to the Stake 1 and Stage 2 Devolopmcnt Ctezone Plans atnendtnents to the Vesting"T"c:ntative Map, and amendments to Site Development Review The project is a medium density residerlfial community inchtdins; a netehborhaod park and open spaces. Tht; Stage 2 PD area i5 al3proximately 68 acres and S& 1 units with a mix ofi detached and atfiac~hed housin products. APPLICAII'T INFORR'IATION: Developer: SR Structur Lot Qptiorls I. I_LC Contact. person: Pat Costanza Phone: (408 888-4224 E-Mail: costanzcr c .rc~ent properties.com Expected date of ncc.upancy: ?014 _. Signarirre: -'~'~~ ~ ~ \,~., ~r ,~,~ Dater ~[~ ~ 1 I, Josenlt L~tcer<r, t~s theApplica~tr~, hc~reh,}~ ~~ecz to satisfy tlr~e puhllc rtt't t~b[igation unrter Gitrtpter ~ S~ of 11ie DublB~a Zonirrbr Qrdinrr~xce by ~rm~itJh~g u: [ ~: ] Public Art Project [Refer to Section 1 below] OR O Payme~~t to-Lieu of Public Art Project [Refer to Section ? belocvj {OtTiee Use OnI~~) SECTION 1, I'UI3LIC ART PROJECT If the Applicant elects to acquire s~nel instalt a Public Art Project, the Applicant shall: • Acquire- and install a Public Art F'rr~jeet, in accordance with Chapter 8.55 of the Dulilin Zoning ordinance, tine value or which shall equal or exceed the amount set forth below and the location of ~~'hich shall be as set 1«rth in the map attached as I~~h,ibit ~'~ to this Public Art Compliance Report. - Area Code (925) • Cit}~ A~tanager 533-6650 ~ Cite C°ouncil 833-6f>S0 • I'crsonaiel 83~,-6605 ~ Economic h)c:velopmenr 83.i-(i6S0 Finance &33-6fi4U ~ Public WorkslEngincerin~ 83S-fifi3f} ~ Pae-ks ~K: Cornrnunity Se-rvices 8i3-GFiaS• 1~'c~liec. 833-6670 t'lannin~,fCode Enforcement 833-ti610 ~ t3nildin~ In~Fectioti 8 33-6620 • t~ irc ('»vention E3urexni 833.6606 Building Valuation (exclusive of land): ~~~~~% As determined by City"s Building Official on Marzth, Day, Year Percetz#age of Building Valuation Imposed far Public Art Project: p, s Mirzimtozz Value of Public Ar-t Praject: • Submit an Artist/Developer Contract and Budgetary Guideline prior to installation of the Public Art Praject. • Secure completion of the Public Art Project, prior to occupancy of the f-rst structure in the project, in a manner deemed satisfactory by the City Manager. • Execute an a~•eement between the City and the Appliedtlt, prior to occupancy of the first structure in the project, which sets forth tl~e ownership, maintenance responsibilities, and insurance coverage for the Public Art Project. SECTION 2. PAYMENT IN-LIEU OF PUBLIC ART PROJECT If the Applicant elects to contribute fiends in-lieu of a Public Art Project, the Applicant shall: • Pay a Public Art to-lieu Contribution, prior to the issuance of the. first building permit in the project, in the amount that results from the product of the building valuation (exclusive of land) as determined by the Building Official at building permit issuance and the percentage indicated below: [ ] 0.5% for non-residential buildings of more than 50,000 square feet in accordance with Section 8.58.OSO.B of the Dublin Zoning Ordinance; or residential projects with more than 20 units in accordance ~vitia Section S.SB.OSO.D of the Dublin Zoning Ordinance [ ] 0.45% for non-residential buildings of less than X0,000 square feet: in accordance with Section 8.58.OSO.C of the Dublin Zoning Ordinance • Reserve a site for future installation of public art, the location of which shall be as set forth in the map attached as Exhibit A to this Public Art Compliance Report, and provide a public art easement and access easement for the site, if required by the City as indicated. below: [ ] Applicable [ ] Nat Applicable Page 2 of 2 1':~,1939}lofficelSubmittalslSDR\PublieArtCornpliance-SarrentoEa~t.[~C)C' EXT-TIBIT A Map Depicting Proposed Location ofPublic Art Project Pursuant to Section 1 of Public Art Compliance Report OR Map Depicting Proposed Location of Site Reservation, if Required, Pursuant to Section 2 of Public Art Compliance Report ~' -~~liJ~ i,l ~ ti '" / ~~ ~1 fY / 111~,~, '^-~ ,~ ~ ~,~ j ~' ~ I, A,~ ~, , ~~. { \~\ h' ~~ ~~ 1 1 /~ ~~ ~ ~I iii ~~ ,~ _ -_-_ -_ \, y r B E ~ A~-d! HOOL ®e` ~ a _ ~~- ~ ~ e I / p i e I I ~i ~ ~ r r i I ~ ~ o ~~ ~ i ~~ I _-~~~~ s 1 ~~~ ~ ~ "~` , ~~, ~ ~ ,< ~ ~- ~i ~ i ~~~ ,i~~i ~~ ~il~l~ _ ~ i ~~ ~1,~~~ - ~ ~; `~ j'°~ i i~ ~I i ', i~~ ~1 ~~ IiG ~~ ~l ~~, ~ a ~i~ `~ 3 I I ~~ ~~ ~ ~i i ` 1 " ~ ~ ,~ ~~~ ;~ ~~ ,~~ ~ ~ . ~~ - ~ ~ ~ ~ -~ ~~~ %~ ._/~ it i,~ ~- ~'- __~ ~~ I ~ II ! I ~'~'i~ ~ ;~ ~ ~~~~~ ~ ~ j~ ~i ~~i \ ~ ~i 1~ i l~ ~ i ;l l_~~ i~l ,, '1 ~~ '~' i 1 ~~ i U r. p I ',I,,~ ~ ~~ /r LEGEND SYMBOL DESCRIPTION • PaseoEMryMonuments: Neighborhoods 8, 7, 6 ant 10 'Public art to include ArborlPergola base and posts and arch. Base to match al each end of the paseo, ArhorlPergola may be different SeeconceptimagessheetL84.0 'Stone Veneer entry walls whh specimen trees Pedestrian Cooddor. ' Statuary ' Garden Centerpiece ' Fountain Paseo's: "' Neighborhoods 8, 7, 8 and 10 ' Screen panels ' Mosaics ' Pergolas ' Arbors See concept'xnnages sheet L98.0 fa Public Ad Opportunity corrcepl Images. PLAN VIEW ~, SORRENTO EAST DUBLIN ~~ ~ ~ AI>rce Dublin, California AREA F I O REGENT PROPERT/E R E V I S I O N S: DESCP,6TIDN DATE PROJECT Nf IMBER: 7pp.7 ~ SCALE: ASNOTEO _ DAT'ELSSUED: 17/18109 Public Art Opportunities (If required) _0 O sNEETNUnIeER L97.0 vl ms metal scrolls ,S Crete steps red wood post rer bowl SORRENTO EAST aT D~L~ RaerE Dublin, California AREA F R N O EOE T PROPERTIES R E V I S I O N S: DESCRIPTION DATE PROTECT M1A~ER: 300.11 SCALE: ASNOTED DATE ISSUED: 11/18109 Public Art Opportunities Stone Mosaic on stucco wall Tile Mosaic on stucco walls or entry monument base Paseo's (Neigborhood's 6, 7, 8,10, & 11) ~`_'^ Concept Concept Concept Concept Pedestrian Corridor, Neigborhood 10 Concept tANOSCAPE ARCXITEETURE . >m sFDETN1Ih®ER~. L98.0 t;oncept: Stucco veneer columns with file trim and metal arch with lantern Paseo Entry Monuments (to be designed by Artists) Stone veneer base wish painted wood post and metal straps Stone veneer columns with decorative painted metal post arch and lantern Decorative Paving Metal panels on base Sorrento East at Dleblin Ranch Area F • December 18 ?009 -7 `..~~., Project Description for SORRENTO EAST AT DUBLIN RANCH AREA F STAGE 1 & STAGE 2 PLANNED DEVELOPMENT REZONE AMENDMENTS Introduction, Existing Site ~ .~~, Land Use Conditions and ~°d°~~~ __ _ _ __ The Sorrento East at Dublin Ranch Area F Site is currently subject to a - ~ Stage 1 and 2 Development (PA 04- ~ ` 042, approved by the Dublin. City D~$~,~ R1'~<FI r~Rivr fl~tt~r x~xcx Council on October 4, 2005). The x ,~,~,,,; Sorrento East at Dublin Ranch Area F "'°' Project ("Project") will require a Plan Rezone Amendment (PDA) as defined ~~~~sa>,; " ; ~~~~t,„raj s anr~~F b Section 8.32 of the Dublin Zonin y g ~t,k,t,.~, t,, ~ ~ STAGE2PD `~'~' - ; ~ Ordinance. This PDA is being ct~ rRn[~ ekti'<~ , ~~ PROJECT SITE proposed as the Project has been ncn~,>v a~~rn x redesigned to provide a greater component of detached residential ---~- '-~~° -_ units, improved project organization and neighborhood circulation patterns, ~~`~q improved parking and a more ~~ ~° yzFA.s.~;vrr~:~° ~ t.,~ marketable and feasible project. Please ~ L~t.~ refer to the previous PD Rezone submittal (PA 04-042} for greater detail regarding background information and site context. These sections have been provided here briefly as no changes have occurred since the 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 .n Grafton Street and Sorrento West at Dublin Ranch Area F to the west; Gleason Drive and residential neighborhoods (Verona} to the north; Central Parkway, the future The Promenade main. street village center, and The Courtyards and The Groves residential communities and Dublin Ranch Area B to the south; and Lockhart Street and the future Fallon Sports Park to the east. The Project Area of the Stage I PDA consists of approximately 112 gross acres whereas the Project Area of the Stage 2 PDA consists of approximately 68 gross acres. The Stage 1 PDA encompasses both Sorrento West at Dublin Ranch Area F and Sorrento East at Dublin Ranch Area F; whereas the Stage 2 PDA is comprised of only Sorrento East at Dublin Ranch Area F. The School Site designated in the State 1 PDA, Site Development Review, Vesting Tentative Map and Development Agreement has recently been transferred to the Dublin Unified School p Stage 1/Stage 2 Development Plan/Planned Development Rezone Amendment Project Description • 1 P~\I9i94-trti7ce ~4uhmittalslPD\PD-Sta~el2-AREAFGAST-arndmt 76.doc Sorrento East at Dzzblln Ranch Area F • December 18 2009 ~ e..} ~ ~•-5 District consistent with the requirements of the School Mitigation Agreement and is not part of the Project. The Sorrento West at Dublin Ranch Area F portion of the Stage 1 PDA is currently under construction and predominantly built out with various residential products and a neighborhood square. The Project site is currently vacant and has been mass graded pursuant to the existing entitlements. The topography consists of mass graded terraces, generally trending northeast to southwest. Community Theme The neighborhood villages of Sorrento East at Dublin Ranch Area F capture the essence of a European hillside community with entwining villages and numerous intimate pedestrian ways connecting the homes. Five of the neighborhoods are comprised of detached single family dwelling units in a cluster, alley or front load configuration; and the remaining neighborhood is amulti-family community with townhouses. This differs from the currently approved project that has only one neighborhood of detached single family dwelling units with the remainder units distributed amongst row townhouses, courtyard townhouses, and podium structures that have no private yards and a larger building footprint than that proposed. These neighborhoods and home types offer a range of home sizes, affordability, and amenities. Detached units provide privacy and enhance pride of ownership and individuality. Private yard space is well integrated into the active living spaces of each home, promoting outdoor living. The landscape will be integrated and consistent with the architecture to create a harmonious and attractive residential environment. The Project also provides a visible and connected vehicular access and. pedestrian circulation that is sensible to the existing topography, building infrastructure, and adjacent residential neighborhoods. The architectural scale and styles are aimed to complement the existing adjacent neighborhoods of Sorrento West at Dublin Ranch Area F, and further reflect the European hill. town theme. Varying roof configurations and building massing embody the flavor of the hillside European villages in Italy and. nearby provinces, with the styles of Lombardy, Tuscan, Provence, Veneto, Florentine, Romagna, Coastal Italian, Rustic Italian, Country Italian, and Village Italian. creating an appealing street scene. The use of multiple styles is intended to enhance the diversity of the street scene with varied roof forms, pitches and overhangs; window shapes and mullion variations; shutter configurations; trim profiles; gable end accents; and site-specific details. Refer to the amended Residential Design Guidelines and amended Landscape and Open Space Guidelines in this document for fitrther discussion and details. Various entry monuments are located throughout the community to emphasize the passage into the project, neighborhoods, and courtyards. Streets have separated sidewalks with landscape parkways or tree planting bays within the parking lane. Landscape walls, accents and sidewalks are emphasized to heighten the pedestrian experience by connecting together the various neighborhoods, recreational center, park and school. Stage 1%Stage 2 Development Plan/Plamzed Development Rezone Anzendrnent Project Description • 2 y Sorrento Easl at Dublin Ranch Area F • December 18 2009 ~ ~~ ~S ~ All of the neighborhoods share a community recreation center with fitness center, pool, family play areas, and other amenities. This recreation center is placed at the eastern terminus of the pedestrian corridor, at Lee Thompson Street and serves as a connecting node and iconic landmark for the neighborhoods and the community. The recreation center addresses the scale and styles of the community's architectural styles to create an identity for the neighborhoods and overall community. The use of courtyard walls, gates, and architectural forms similar to those of the homes enhances the walking experience and visual appearance to and from the center. Proposed Land Use and Development Concept ~~° The Development Plan for this project proposes 58I units of Medium Density Residential homes on approximately 63 gross (55 net} acres along with a 5.0 net neighborhood park and approximately 1.1 net acre pedestrian con•idor and recreation facility for a total of approximately 60 net acres or 68 gross acres. The overall residential density for the Sorrento project falls within the range permitted by the Eastern Dublin Specific Plan and General Plan, medium density residential land uses of 6.1 to 14.0 units per acre with a mid-point of 10.0 units per acre. The proposed project has been redesigned with 581 homes while the current approval allow up to 694 homes. The revised development concept provides six neighborhoods that consist of a variety of housing choices with a centralized neighborhood park, a common recreation area, and pedestrian walkways connecting each neighborhood as well as connections back to the Sorrento West at Dublin. Ranch Area F community, and. The project will consist of the following elements: • The Sorrento East at Dublin Ranch Area F community site plan was reorganized to better locate and centralize the neighborhood park within the residential neighborhoods while creating a park parcel that is more usable in terms of configuration, visual and physical access, and grading. • The redesign of the Project creates a predominately detached neighborhood community. Previously only one neighborhood was designed as a detached community. Four additional neighborhoods now utilize detached units, increasing the detached component of the project by 438 units, or an increase of 584%. There are ~_ now 513 detached homes compared to the existing entitled 75 detached units. • Overall unit count has decreased by 1 l 3 units to 581, or generally a 16% reduction. • The overall Sorrento Project gross average density has decreased by 1.0 d >/ac and the amended Sorrento East/Sorrento West at Dublin. Ranch Area F gross average density has decreased by 1.8 du/ac, but remains well within the 6.1-14.0 density range permitted for medium density residential, at 9.7 for the overall Sorrento East/Sorrento West project. The central open space element and pedestrian walk located between _„ Neighborhood 8 North and South has been. enlarged from the original approval. and facilitates the pedestrian bridge overcrossing and trail connection from Sorrento West "'~ at Dublin Ranch Area F, provides access to tihe private recreation facility, and ternlinates at the Sorrento East at Dublin Ranch Area F neighborhood park. This enables an improved pedestrian connection between. Sorrento West and East at Mr.a Stage 1/Stage 2 Development Plan/Planned Development Rezozze Amendment Project Description • 3 Sorrento East czt Dzzblin Ranch Area F • December I S 20(1.9 ~~ ~ ~„~, ~' 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 roorn/event room, outdoor dining and living areas, a bbq area and exercise facilities similar to the recreation facility provided in Sorrento West at Dublin Ranch Area F. The relocation and redesign of the facility creates a better centrally located complex that is an architectural icon for the Sorrento East at Dublin Ranch Area F community. • The revised project has resulted in the following changes in the residential product types: Neighborhood 6 was a motor court product with driveways and front doors being served off the motor court and is now apaseo-green court community of two and three story detached homes with paseos providing access to the front doors of the homes at the rear of the court. Neighborhood 7 used to be row townhouses and are now paseo-green court two and three story detached single family homes, Neighborhood 8 used to be motor court townhouses and are now paseo-green court two and three story detached single family homes, Neighborhood 10 used to be a podium stacked flat building complex and has now been revised to an alley loaded and front loaded, gated single family detached home community, and Neighborhood 11 is a new neighborhood that consists of two and three story front loaded single family detached homes replacing some of the townhomes in the original Neighborhood 9. The remaining portion Neighborhood 9 remains a row townhouse product fronting Central Parkway and complements the existing Siena neighborhood located in Sorrento West at Dublin Ranch Area F. • The majority of the interior residential streets has been realigned and incorporates separated sidewalks with parkways or tree planting bays within the parking lane in certain neighborhoods. -This enhances the scale, livability and character of the neighborhoods anal contributes to the overall attractive appearance of the community. • Backbone streets Capoterra Way and Lee Thompson Street have been realigned to accommodate the new neighborhoods. This reorganization of the streets improves pedestrian and vehicular circulation within and through the project. • The grading concept has been modified to accommodate the increase of detached units and the realigned street system now integrated into the Project. The detached homes and attached buildings incorporate deepened foundations to reduce the need for numerous retaining walls. • Infrastructure layouts have been reconfigured to accommodate the new street and neighborhood designs. `~ The Project improves upon the initial concept of creating a high quality, attractive and livable community. The increase from five to six neighborhoods expand the range of housing choices and they are all integrated with the centrally located amenities including the neighborhood park, linked trail systems, community recreation facility, open space _ system, and a school. Architectural and landscape elements and details are designed to relate to and maintain the Italian character established in the earlier Sorrento project. Stage 1/Stage ? Dei~elopnzent PIaJa/Planned Devetopmerzt Re°one Amendment Project Description • ~ Sorrento East at Dublin Ranch Area F • December 1 S 200.9 ~~ ~ ~ ?;~ ~ The following tables compare the proposed development program to the existing approved project: Table 1: Stage 1 and 2 PD Land Use Plan- Sorrento Proiect by Proiect Area Existing Existing Existing Proposed Proposed Proposed Lartd USe GYOSS Acres Llntts (ir'OSS Gross UnI[s Gross Density Acres Density Sorrento West at Dublin Ranch Area F Medium Density 41.1 418 10.2 41.1 418 10.2 Residential Neighborhoods 1-5 Neighborhood Square 2.4 NA 2.4 NA Open Space 0.6 0.6 Sorrento East at Dublin Ravel: Area F Medium Density 62.4 694 11.1 62.3 581 9.3 Residential Neighborhoods 6-11 Neighborhood Park 5.5 NA 5.6 NA Pedestrian Corridor NA* NA* (0.5 net)** NA Community (.68 net)** NA (0.6 net)** NA Recreational Facility TOTAL 1.12.0 ac 1,1.12 du 10.7 du/ac 1.1.2.0 ac 994 du 9.7 dulac*** * This element was not a separate parcel under this plan and was included within the Medium Density Residential acreage. ** Acreage included under Medium Density Residential; acreage-shown here to provide reference of actual individual facility size. *** Gross density is based on the acreage of residential, community recreational facility, and pedestrian corridor lands only, as appropriate, which are all zoned Medium Density Residential. -, The Project is consistent with the type, location, and size of the land use designations assigned to the properties by the current version of the Eastenl Dublin Specific Plan.. The tables below indicate the proposed land uses, units, and densities for the proposed ~~ amended Project as compared to the approved land uses presented in the Eastern Dublin Specific Plan and Sorrento East at Dublin Ranch Area F Stage 1 and 2 Development Plans. Stage 1/Stage 2 Development Plan/"Planned Development Rezone Amer~drnent Project DescYiption • S Sorrento East at Dublin Ranch Area F • December 18 ?009 a~j' ~ ~~~> Tables 2a and 2b: Unit Sumtnary by Neighborhood- Sorrento East at Dublin Ranch Area F Comparison 2a. Existing Land Use Summary Existing Land Use Existing Gross Acres Existing Net Acres Existing Units Existing Gross Density Existing Net Density Neighborhood 6 10.1 8.5 75 7.4 du/ac 8.8 du/ac Neighborhood 7 10.9 9.5 94 8.6 du/ac 9.9 du/ac Neighborhood 8 11.9 11.2 148 12.4 du/ac 13.2 du/ac Neighborhood 9 13.8 11.8 117 8.5 du/ac 9.9 du/ac Neighborhood 10 14.3 12.6 260 18.2 du/ac 20.6 du/ac Neighborhood I 1 NA NA NA NA NA Open Space (zoned residential) 1.4 NA NA NA NA Total Medium Density Residential 62.4 694 11.1 du/ac ]2.fi du/crc Neighborhood Park 5.5 5.2 Community Recreational Facility (excludes private recreation facilities in Neighborhoods 9 and 10) .68 TOTAL 67.9 694 11.1 du/ac*** 12.6 dWac*** * 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 commtmity recreational facility lands only, which are all zoned Medium Density Residential. 2h. Proposed Land Use Summary Proposed Land U.se Proposed Gross Acres Proposed Net Acres Proposed Units Proposed Gross Density Proposed Net Density Neighborhood 6 10.8 9.2 102 9.4 duiac 11.1 du/ac Neighborhood 7 10.0 8.5 95 9.5 du/ac 11.2 du/ac Neighborhood 8 11.4 10.8 138 12.1 du/ac 12.8 du/ac Neighborhood 9 6.6 4.9 68 10.3 du/ac 13.9 du/ac Neighborhood 10 14.9 13.2 112 7.5 du/ac 8.5 du/ac Neighborhood 11 7.4 7.2 66 8.9 du/ac 9.2 du/ac Pedestrian Corridor (zoned. Medium Density Residential) 0.6* 0.5* - Community Recreational Facility (zoned Medium Density Residential) 0.6* 0.6* - Total Medium Density Residential 62.3 54.9 581 9.3 du/ae 10.6 du/ac Neighborhood Park 5.6 5.0 - TOTAL 67.9 59.9 581 9.3 du/ac*** 10.6 du/ac*** * Acreage included under mednim density residential; acreage shown here to provide reference of actual individual facility size. **School Site has been transferred and is no longer a part of the Project. *** Gross and net density is based on the acreage of residential, community recreational facility, and pedestrian corridor lands only, which are all zoned Medium Density Residential. Stage 1/Stage ? Development Plan/Planned Development Rezone Antendrnent Project Description • 6 Sorrento East at D~rblin Ranch Area F • December I8 2009 ~ ~"` - Neighborhoods 6, 7, 8, 10, and l 1 will be composed of various sizes of detached single family dwellings sited in a paseo-green court, alley or front-load configuration. Paseo- green courts are designed to have dwelling unit entries at the rear of the court accessed from a common central green space (paseo) that is separated from vehicular traffic and the homes at the front of the court that face the street are accessed from the public sidewalk. Neighborhood 8 is divided by an open space corridor with pedestrian access (connecting to the pedestrian bridge over Grafton Street) and a community recreation facility. The western end of this corridor is the eastern landing of the Sorrento pedestrian over-crossing of Grafton Street, which connects Son-ento West at Dublin Ranch Area. F to Sorrento East at Dublin Ranch Area F. Neighborhood 9 will be row tuck under townhouses similar to the existing units in Sorrento West at Dublin Ranch Area F Neighborhood 4 (Siena). The Project has been designed to create an environment that will encourage pedestrian activity. A significant feature of this Project is a central east-west pedestrian corridor bisecting Neighborhood 8, which links the Sorrento East at Dublin Ranch Area F community recreation facility, Neighborhood Park and Elementary School to the Open Space/Pedestrian Corridor as well as a Neighborhood Square and recreation facility in the neighboring Sorrento West at Dublin Ranch Area F residential development. This paseo will cross Grafton Street (midway between Central Parkway and Gleason Drive) via an existing pedestrian bridge. For the purposes of this proposal, Neighborhoods 6, 7 and 8 are designed under the Cluster Court Site Development Criteria, Neighborhood 9 is laid out using the Townhouse category, Neighborhood 10 follows the criteria of the Alley Loaded Detached and Front Loaded Detached categories, and Neighborhood 11 utilizes the site development criteria found under Front Loaded Detached as shown under the Architectural Style and Design Guidelines section located elsewhere in this booklet. Yard Area The dwelling units within the Project provide a wide range of usable and total yard areas. Private yards occur in all detached units, extending the livability of the homes into the outside and providing active and functional living spaces. All attached units provide private exterior space with the use of patios and/or decks. Usable yard areas are defined as a space that is a minimum size with a minimum dimension in one direction (see Residential Site Development Standards Table). Neighborhoods 6, 7 and 8 have a minimum 100 square foot yard including an area measuring a minimum of eight feet by eight feet. Neighborhoods 10 and 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 minimum five feet in one direction. While these are the minimum. usable yard areas required, the typical yards provided as part of this Project are much more generous as illustrated in the following table. Yard sizes will vary in the field based on site specific conditions. Stage 1/Stage 2 Development Plan%Planned Development Re~a7e Amendment Project Description • 7 P~\19'lpd`,..fly:~.•\C~.V...~~t1~..Ic\PTl\PTLCI-~as•I?_~RFd FF aCT omrimf iF. rlnr Sorrento East at Dzeblin Ranch Area F • December 18 2009 ~ ~ ~~.~ ~. t Table 3: Detached Unit Typical Yard Area Neighborhood Plan Model Typical Yard Area in SF 6 1 248 6 1 X 248 6 2 29b 6 3 224 downhilU734 uphill 6 3X 224 downhilU734 uphill 6 4 200 downhilU681 uphill 6 4X 200 downhill/681 uphill 7 1 295 7 1X 295 7 2 284 7 2X 284 7 3 304 downhilU498 uphill 7 3X 304 downhilU498 u hill 7 4 358 7 4X 358 8 1 244 8 2 241 8 3 273 8 3X 273 8 4 291 downhilU339 u hill 8 4X 291 downhilU339 uphill 10 1 295 10 2 320 10 2X 320 ]0 3 273 10 3X 273 10 4 302 10 4X 302 10 5 559 10 SX 559 10 6 491 11 1 631 11 2 393 11 3 655 11 3X 655 11 4X 487 Note: Neighborhood 9 is comprised of row townhouses whose open spaces are provided by a combination of decks and patios. Stage 1%Stage ? Development PlanlPlanned Development Rezone Anzezzdment Project Description • 8 P:\19394\of7ice\Submittals\PD\PFJ-Sm~e12-.ARFAFF.AST-amdmt 1(i.duc Sorrento East at Dazblin Ranclz Area F • December I8 2009 ~ (~ ~, ` Public Art Pursuant to Section 8.58.050 (A) of the Dublin Zoning Ordinance, public art will be provided on-site. An ordinance was recently adopted that temporarily suspends the provisions of Sections 8.58.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 tvvo trigger points-at the issuance of the first occupancy permits for art providers or upon issuance of the first building permit for in- lieu fee payers. If it is found this Project complies with the temporary suspension requirements, the Project will request this exemption. If the Project is not exempted for ~~ complying with this ordinance the applicant prefers to provide public art on-site per the Public Art Compliance Location Plan included in the Site Development Review submittal of this application. Affordable Housing Credits The approved project (694 units) has 86 credits for affordable housing as part of the greater Dublin Ranch project provided under a separate agreement (The Groves). Since the Project is now 581 units (113 units less than the original approvals), the applicant has an excess of 13 affordable credit certificates. The applicant may request that the City allow the sale and/or transfer of these unused, affordable unit credit certificates to be used anywhere within the City as determined in conjunction with the revised development agreement. Parking The Project has been designed for each neighborhood. to meet or exceed the required amount of parking for its residents and their guests. The Project significantly exceeds the minimum quantity, of guest parking as required by the City's zoning code. The overall project has 311 additional guest spaces (which accounts for 57% more guest spaces than are required) that are not counted as required guest parking. In three neighborhoods, the guest parking stalls exceed the required number of stalls as currently planned, with Neighborhood 9 providing double the amount of guest parking required. Additionally, Neighborhood 11 includes two-car driveway aprons on the majority of lots and. both Neighborhoods 10 and 8 have some lots with two-car driveway aprons. As seen in the following tables, this project provides a significant increase in parking compared to the current entitled project. Stage 1/Stage ? Development Plan/Planned Development Rezone Amendment Project Description • 9 Sorrento East at Dz>!blin Ranch Area F • Decernber 18 2009 .~ ~ ~~ ~ ~ 4 Sorrento East at Dublin Ranch Area F -Regent Properties Proposed Parking Stalls ei hborhood Note 1 welling Units Resident Garage Parkin Garage Parking er Unit Guest Street Parking R 'd Additional Guest Street Parking Provided Guest Spaces in Private Drives** Guest Spaces Individual Lots** Excess Spaces at Park and School Sites** Guest Parking er Unit Combined Parking per Unit N6 Detached SF 102 204 2 102 1.00 3.00 N7 Detached SF 95 190 2 95 1.00 3.00 N8 Detached SF 138 276 2 138 20 1.14 3.14 N9 Attached TH 68 136 2 34 34 1.00 3.00 N10 Detached SF 112 224 2 112 46 27 1.65 3.65 N11 Detached SF 66 132 2 66 117 1.64 3.64 6 Nei hborhoods Total: 581 1162 2 547 34 183 27 67 1.45 3.45 Additional Parking not Required/Counted 311 Percent Compared to Approved Project* 84% 182% 123% Notes: 1. Guest arkin for attached units re wired at 0.5 stalls er unit er Cit Code, but Project ro oses 1 stall er unit. 2. The Project has been designed to exceed the minimum quantity of guest parking as required by the City's zoning code. The overall project has 311 additional guest spaces 57% more than is reugired that are not counted as required guest parkin . * This Project rovides 16°/ fewer units than the revious ro'ect a roved b Toll Brothers '* Not counted in required parkin . Key: SF =Single Family Dwelling TH =Townhouse Dwelling Stage 1/,Stage 2 Development Plan/Planned Development Rezone Amendment Project Description • 10 P:\19394-ot1ic°\Submittals\PD\PD-Stssel2-AR EAEEAST-amdmt 1(i_dnc Sorrento East at Dtrbtin Ranch Area F • December 18 2009 ~,~' ,,,~ ,.r Project Access and Circulation Primary access to the Project Area is from four arterial or collector streets that frame the project-- Central Parkway, Lockhart Street, Gleason Drive and Grafton Street. Internal circulation is provided by numerous residential streets including Lee Thompson Street, Capoterra Way, and Palermo Way. These spine streets will link Area F East to Area F ;e, West and the Neighborhood Square to the west, to the Fallon Sports Park to the east, and the main street district and parks of The Promenade to the south. Residents and visitors will easily be able to walk or drive to the Village Center development (The Promenade) that is proposed to be built (by others) to the south of the Project Area on Grafton Street; to surrounding neighborhoods, and the Fallon Sports Park currently being constructed immediately to the east of the Project, as well as utilizing the trail in the pedestrian corridor located in Neighborhood 8 that connects to Sorrento West at Dublin Ranch Area F. Proposed street sections are comparable to those already approved or built in other areas of the Eastern Dublin Specific Plan, Sorrento West at Dublin Ranch Area F, and the Area F North Stage 1 PD Amendment area. All residential streets in the Project Area leading to the Neighborhoods will be public streets. Within the Neighborhoods there will be private motor courts and lanes in addition to public streets. Alleys will be private as well as shared driveways and motor courts. Neighborhood 10 is also planned to have resident vehicular gates at its two entries, along with private streets. Street circulation systems within the neighborhoods are designed with safety, convenience, and visual quality in mind and address pedestrians' and bicyclists' needs. Pedestrian connections to adjacent areas have been. incorporated into the overall land plan. The Project proposed with this PD amendment provides a more intercoimected network of streets with separated sidewalks or tree planter bays along the streets. These designs allow for a more pleasant street scene character, provide a more livable community, create human scale, and provide a buffer between pedestrians and vehicular traffic. Utility Services The Dublin San Ramon Services District (DSRSD} will. provide water, wastewater and recycled water service to the Project Area. These services are planned in accordance with the DSRSD Eastern Dublin Facilities Master Plan (and/or subsequent revisions) that includes the proposed project area. Final locations and sizing of these facilities will be in accordance with the standards and recommendations of DSRSD. Wastewater service for the Project Area will require connection to DSRSD's existing sewer system and sewer treatment will occur at DSRSD's treatment plant. Gravity sewer mains exist in the adjoining streets. Final sizing and location of sewer facilities will be determined in conjunction with DSRSD. Force mains may also be utilized, if necessary. If available from the DSRSD wastewater treatment plant, recycled water may be provided for irrigation of the Neighborhood Park and the school, thereby reducing ~' potable water use. Final location and sizing of recycled water facilities will be per the updated Master Water Facilities Plan prepared by DSRSD. Stage 1/Stage 2 De!~eloPnaent Plan/Planned De~~elopnaent Rezone Amendment Project Description • 11 P:\19394\oliceiSubmithils\PD1PD-Sta:el2-ARF,APEAST-amdmt 16.doc Sorrento East at Dublin Ranch Area F • December 18 ?009 3 ~ `,~ ~ `~ The storm drain system for the Project Area will consist of local facilities. Local facilities will generally consist of smaller diameter pipes connecting individual sites or areas to the collector system previously installed in adjoining streets. The actual sizes and locations of proposed storm drain facilities will be determined with each individual project's improvement plans. The Project Area is within the Zone 7 Drainage Study Area, therefore, its expected flows are anticipated and planned for by Zone 7 and the project's facilities will be sized appropriately. Specific stormwater quality treatment requirements applicable to this project have been '` fully resolved per a Transmittal of Order (R2-2003-0032) from the San Francisco Bay Region Regional Water Quality Control Board (April 22, 2003). This includes the connection of Project stornzwater to the regional Dublin Ranch. water quality basin that is constructed in Dublin Ranch Area H near Grafton Plaza, Grafton Station, Interstate 580 and DSRSD's G3 channel. Proposed Neighborhood Phasing Approach Phasing for the overall proposed Project is unknown and subject to market demands. Backbone infrastructure improvements will likely be installed in phases to accommodate the market driven absorption of the homes in individual neighborhoods. Utility connections, access, grading and emergency services will be provided to meet the requirements of the City of Dublin and other potentially affected service providers. Ownership and Maintenance of Open Space and Pedestrian Areas A homeowners' association will be created in the Project and a Declaration of Covenants, Conditions and Restrictions (Declaration) will be prepared, reviewed by the City, and recorded. The Declaration will establish easements and other rights necessary for the association to fulfill its responsibilities. The Declaration will require the homeowners' association to own and/or maintain the lands in accordance with the following table. ~~ Feature Owner Maintenance Res onsibilit Pavement/Landscape Areas in HOA HOA Private Streets Knuckles and Islands in Local City HOA Residential Streets and at Community and Neighborhood Entries Medians in Arterial and City City Collector Streets Trails/Paseos HOA HOA Multi-Use Trails/Sidewalks City City along Arterials/Collectors Right-of--way Landscaping and City HOA Sidewalks (curb to ROW line) Subdivision or Community HOA/Private HOA Landscaping Homeowner r Stage 1/Stage ? Development PlaniPlanned Development Rezone Amendment Project Description • 12 P:\19394u tfice\Submittals\PD\PD-Stanel?-AR FAFPART-nmdm~ ttid~.- ;~ Sorrento Eart at Dublin Ranch Area F • December 18 2009 ,3~Qz V~ Hazardous Waste Analysis A Phase I and 2 Environmental Assessment of the Project Area and surrounding areas has been conducted by Berlogar Geotechnical Consultants (dated 9/25/97) to determine the presence of any hazardous waste and substance sites. The findings of these studies indicated that no problems were found. In addition, an environmental records search was conducted by Berlogar to determine if the site was included on a list of hazardous waste and substances areas. The results of this search indicated that neither the Amendment Area nor any areas within atwo-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 fiiture residents. The construction of homes within the project will contribute to the City's desire to achieve a balance between jobs and housing. These new residents will strengthen the market for adjacent commercial uses projected to occur in accordance with the Eastern Dublin Specific Plan and Dublin General Plan. This, in turn, may substantially increase sales and property taxes for the City of Dublin. The developer would pay for all infrastructure and capital facility costs- required for development of the proposed project as development proceeds. As is typical of development requirements in Dublin, property-owners/project proponents would dedicate land required for roads, and the neighborhood park; construct roads and contribute funds as required through the City's Traffic Impact Fee program, school fees, and park in-lieu fees as required. The land for the school has already been dedicated to the school district by the current land owner of this Project. Along with this, normal expenditures for City services (fire, police, recreation, general. administration, etc.) would be compensated by the development through required fees and property tax revenues. It is anticipated that property tax revenues, along with increased local sales tax attributable to the Project, will cover or exceed the public service costs. s Stage 1%Stage 2 Development Plan/Planned Development Rezone Amendment Project Description • 13 P:`,19394`,ntlice~_CuhmittalstP~1\Pil-Staoe l?_aR Fa Pr-acr •,.»a.,,t tF d,.,. .* Sorrento East at Dublin Ranch Area F • December 18 ?009 ~(p ~ ~ 51 Findings Statement for SORRENTO EAST AT DUBLIN RANCH AREA F Will the proposal be harmonious and compatible with existing 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 anal 2 PD rezone submittal, the City of Dublin Zoning Ordinance and Eastern Dublin Specific Plan. Is the site physically suitable for the type and intensity of the zoning district being proposed'? The Project Area is physically suitable for the type of residential development proposed. The topography of the site is best suited to residential uses and no trees exist in the area. This project's proposed land use plan is consistent with that indicated in the General Plan and Eastern Dublin Specific Plan.. The project will mitigate impacts on the environment, including wildlife and its habitat. All applicable local, state and federal regulations concerning the protection of these elements will be adhered to. Will the proposal adversely effect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare? The Project will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare for numerous reasons. No uses that produce noxious odors, hazardous materials, or excessive noise are permitted. Any landslide areas that may potentially impact development would be avoided, stabilized or removed as required to allow for safe development. According to the Flood Insurance Rate Map, (community-panel number 060705-0002B) 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 Deueloprnent Plan/Planned Development Rezone Amendment Project Description • 14 Sorrento East at Dublin Ranclz Area F • December 18 2009 3--~ ~~~~ 2~. ~~ E Is the prvposul consistent with all elements of the General Plan and any applicable Specific Plans of the City of Dublin? As noted previously, the Project is consistent with the elements, goals and policies of the Dublin General Plan and the Eastern Dublin Specific Plan.. How does this project satisfy the purpose and intent of a "Planned Development"? This project satisfies the purpose and intent of a "Planned Development" by establishing a zoning district wherein: • A nvx of uses is provided that is consistent with the intent and uses of the General Plan and the Eastern Dublin SpeciEc Plan. • Efficient and creative land planning has been implemented and utilized to provide central and accessible open space, a neighborhood park, a school, a recreation facility, and trails while allowing development consistent with the City's goals for the area within the overall Dublin Ranch project. + A mix of home sizes and lots will be located within the neighborhoods, ensuring diversity of housing products at the site, while recognizing the desire for more detached units and usable yards. • Special amenities such as open space, local and regional multi-use trails, and neighborhood park are incorporated into the greater Dublin Ranch project to help create and sustain a livable community, enhance and preserve the existing environment, and provide for effective development of public services and facilities. • Unifying landscape and architectural treatments and elements join neighborhoods in Sorrento West at Dublin Ranch Area. F and Sorrento East at Dublin Ranch Area F into an identifiable cohesive unit. • The proposed project is planned as a comprehensive community with distinct neighborhoods and will have development standards tailored to the specific needs of the site. ,~ Stage 1/.Stage ?Development Plan/Planned Development Rezone Amendment Project Description • 15 D.\10](]~....Y.,.,..c..i.........i..~nr.~nn c....._~i .nr. rr-... ~.- . ... t- W 'H ,~ '~ W ~.. ,.a.a ~~~ ~au..~ 0.6 ac gross SOrrent0 We t t ~,,~ ' s a 0.6 ac net Dublin Ranch ~ Area F ~ ~' Z 5.6 ac gross NS 5.0 ac net .4 ac Bros ~ 2.0 ac net 7~ M 41.1 ac gross ' 34.8 ac net ES (Not a Part) $f; ,, , ,,, ; , ,,, ~ ,, ~~~ ~- w ti ~'; 'U 0- v f CP (Future Fallon Sports Park) 3~~~ X51 saRRE o EAST ~r D~c~ DANCE Dublin, California AREA F ~~ BEGEN7 PROPERTIES R E V I S I O N S: DESCRPnON ppig PROIECr NUMBHR: 193940 LAND USE SUMMARY and U Existing Stage 1 PD Rezone Land Use Plan (PA 02-028) Proposed Stage 1 PD Rezone Amendment Land Use Plan se Area F -Sorrento West/Fzst Gross Acres Net Acres Units Gross Density Net Density Gross Acres Net Acres Units Gross Densit Net D i Medium Density Residential /Open Space 41.1 34.8 418 10.2 12 0 41 1 34 8 418 y ens ty (Sorrento West) . . . 10.2 12.0 Medium Density Residentia110pen Space 62.4 54.9 694 11.1 12.6 62 3 54 9 581 9 3 (Sorrento East) . . . 10.6 Neighborhood Park 5 5 5 2 Neighborhood Square . 2 4 . 2 0 ---- ---- ---- 5.6 5.0 ---- ---- ---- en Sace . 0 6 . 0 6 ---- ---- ---- 2.4 2.0 ---- ---- ---- . . ---- 0.6 0.6 Total 112.0 97.5 1,112 10.7 12.3 112.0 97.3 999 9.7 ___ 11.1 «rr„~ --- --~ a- -- ____D- -.,.-.~»~».~» .v vvuwa aauY Va JLL\rVW. 'Net acreage is determined by eliminating ROW area of surrounding collectors and arterials. i:-ii-moe inma~ c~Y~~Y cdmee-etsusegvuNwxc~ao~ao.i.o_sr~ i ramuourxr.vxc H ._ M LEGEND CP Community Park ES Elementary School L Low Density Residential M Medium Density Residential MH Medium High Density Residential H High Density Residential NS Neighborhood Square NP Neighborhood Park OS Open Space/Stream Corridor P/SP Public/Semi-Public SP Semi-Public VC Village Commercial ~: ASNO]ED DAiE6SUED; DaxmbQlB20p9 STAGE 1 PLANNED DEVELOPMENT AMENDMENT DEVELOPMENT PLAN YYYIY e' ~ar 200' pan R ~~YaPo~.~,o ~~Y~~o ~~„~ . ~. ~~ ~„~ sBEerNUMBER: PD.1.0 EXISTING LAND USE SUMMARY Land Use Designation Gmss Net Number Gross Net Acres Acres of Units Density Density Medium Density ResidentiaU 62.4 54.9 694 du 11.1 du/ac. 12.6 du/ac Open Space , Neighborhood Park 5.5 5.2 N1A N/A N!A TOTAL 67.9 60.1 ~ 694 du 11.1 dulac. 12.6 du/ac. EXISTING NEIGHBORHOOD SUMMARY Neighborhood 6 7 8 9 10 Type Detached 3-Story Cluster Tuck-Under Townhomes Alley-Loaded Townhomes Large Tuck-Under Townhome Podium Bmldmgs Net Area 8.5 ac 9.5 ac 1 L2 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 7$ 94 148 117 260 Gross Density (DU/Gross Ac.) 7,4 8.6 12.4 8.5 18.2 Net Density (DUINet Ac,} g,g 9.9 13.2 9.9 20.6 USED LAND USE SUMMARY se Designation Gross Acres Net Acres Number of Units Gross Density Net Density n Density Residential/ pace 62.3 54.9 581 du 9.3 du/ac. 10.6 du/ac. orhood Park 5.6 5.0 N/A N/A N/A 67.9 59.9 581 du 9.3 dulac. 10.6 du/ac. )SED NEIGHBORHOOD SUMMARY ~rhood 6 7 8 9 10 11 Detached Green Court Detached Green Court Detached Green Court Tuck-Under Townhome Single Family Detached Single Family Detached a 9.2 ac 8.5 ac 10.8 ac 4.9 ac 13.2 ac 7.2 ac rea 10.8 ac 10.0 ac 11.4 ac 6.6 ac 14.9 ac 7.4 ac ~ 102 95 138 68 112 66 ensity ass Ac.) 9,4 9.5 12.1 10.3 7.5 8.9 sty ass Ac.) 11.1 11.2 12.8 13.9 8.5 9.2 -~ ~~i S0~ TO EAST er D~L~ R~HCe Dublin, California AREA F O NT ® E PROPERTIES w~l. ~...... n~,~..~. ~ o~~ R E V I S I O N S: DESCRN17pN DAni rxomcrNUtimEa; (~~.o SCALE; ASNO]PD DATE6SUEp; Daw6c16,11g9 STAGE2 PLANNED DEVELOPMENT AMENDMENT DEVELOPMENT PLAN N711X a sa 100' ear CMl ENOINEFPoNG.LWO PV.WINCM/Np SURIENNO %fASWfON~ G 71588 (725) 725-0890 S~ETNUAIBER: iz-n-zoo? ioaxm coN~e ColdaEe-e I PD.2.0 ~7aaeN~auNNNlnc~ao~aozo_srac[ z auermweM.oeG 1 _---; f \, j A --~~o --~"~,7. ~, i I~ %II~ _JW• ~° z~ __ 0 AREA F WEST -- I2-11-2009 t ca • ;A 0' ~- i o I ~' ,~ ~z c ~' i., i I '' I' . <, 1 6 2 J A~ 9 3 ~- 5 ~It~,1~11 r /j/~j1~/1 Uw ~ p WAY ~~/ ,~ ~ ~, ..~ - 11. pALERM u ~11~11~11~11~11 u~11~11~11~11~n~11~11~11~u~1. H 4 2 w 8 ~ 6 ~ F, 8 BRAMANTE LAIC `~ 3 1 ~ ELEMENTARY 0 5 a scxooL COMMUNITY ~' NEIGHBORHOOD ~C1~ATION ~ PARK PEDESTRIAN CORRIDOR FACILITY H W ,11 12 14 16 18 a 10 ~ ' i ---- ~ ~, AR?,LDI LANE ,-~ `~ 8 ~ ___- r' ----, 9 13 15 17 19 1, ,- r~~f 1 3 6 gB coieoee-er~~9a®<\av~NNiNC\PO\PO.3.o_aHns~c~ia` ai ~~1j~11~~~~ X10 13 4 sB 2B '. ~ ~' o ~ ~~. S 7 9 ~ ~~ ,~ ,~~ NOTES 1. Phasing to be approved by the City prior to construction of residential units or buildings. 2. Phasing 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 developed as last phase. S. Neighborhoods 6 & 7 may require a temporary EVA per fire department 6. Infrastructure will likely be installed in phases with grading and portions of the spine infrastructure Tract 7982(Palermo Way and Lee Thompson Street) being installed first and the remainder spine (Tract 7982) and individual neighborhood infrastructure following in different phases. Other phasing scenarios may be pursued subject to approval of the City Engineer. KEY © Model Complex ® Parking For Model Complex O Order Of Unit Phasing By Neighborhood SO NTO EAST dr D~c~ RANCA Dublin, California AREA F I O FEGEN.7 VROiERTlE3 I R E V I S I O N S: DESCRIPnON DATE PRO]ECf NUMBER; lgi9g.p SCALE: ASN0IED DATE65UED: ]k<®ba1&m09 STAGE 2 PLANNED DEVELOPMENT AMENDMENT PHASING PLAN 0' S0' 100' 20a' mAC~Y~somps cm~ [uciN[[anc.uxo cuvrvinc.uuo suw[n~ PIFMAMON, G 9.588 (92v7 225-069D ~~a PD.3.0 ~. 0 t` 0 r%~ a A ''~ W Z 5' I, 6' I. 9' ROW EX1Stl 24' 8' 16' 9' 6' T1tAVEL T1tAVEL 48' FC FC 78' ROW Palermo Way Entrance O~ 0 ~° "o .~ z O 0 "o ;~ . z 3' S' 6' 6' 24' 6' 14' 6' 6' S' PSE PS TRAVEL TRAVEL PS] 44' FC 68' FC ROW ROW Lee Thompson Street Entrance Completed with Tract 7651 'b 0 0 .~ z b 0 .q ~o ~~, z * 3' PSE for north side of Palermo way 5' ~ 6' 8' 12' ~ 12' ~, 8' ~, 6' ~,5' 40' 52' FC ROW ROW Palermo Way & oterra Way Entrance -, ~: ~~~. ,. ~ . GLFASONDWVE ~~ / ~~~ ~, ~,~ ~~~ a~ --- _ ~i - ~, ;' .~ ~~ ~~ ~, ~~ g ~~, U ~~ 3 6_. ~n ~10 ~` 4 11 ~ a . ~,~ ~` ~~ RA1,Fq~DAY. _. i;'~.,1- ~.. - ii LEGEND SECTIONKEY N.T.S. (3) Entry Cross Section „Traffic Signal O Neighborhood Designation ~i~ ~5~ SOLE NTO EAST ~~~r UUDLur RANCH I Dublin, California AREA F to NEGENTvPROPERT/ES ~~ R E V I S I O N S: DRCCR@TIQN DA78 PRO3ECfM1MBER: ]9344.0 SCALE: ASNOlED DATEISSUED: Datm6a1B,2009 STAGE 2 PLANNED DEVELOPMENT AMENDMENT STREET CROSS SECTIONS & DETAIL o' s' io' 20~ mAC~~somps cros ervcirveewrq.uxo curvwxc.uxo suxvrnrvc a~awrtax, ra s<see (szs) s2s-0sso I2-It-20oB t0:lkm Connie Colaape-EriN~0AJ94\PIANN~PO\Pp.4.0_rnICALSIR~ CRO55_SECIIONS.xWG SBELTNVAfl)ER: PD.4.1 Row Row Entry Road (Cherico Lane) at Lockhart Street Palermo W_ay , Capoterra Wa & Lee Thom son Street A 5' 6' 6' 14' 14' 6' 6' S' PSE Sw LS TRAVEL TRAVEL LS Sw PSE 28' FC 52' FC ROW ROW Palermo Way, Capoterra Way & Lee Thompson Street With Mid-Block Bum -outs SORR~NTO EAST AT D~L~ R~>rce Dublin, California AREA F p REGENT PROPERTlE8 R E V I S I O N S: D86l~fIDN DADS PROJECf NUMBER: 19341-0 ,_., ,~ - , ,`, DRIVE L -~~ GLEASON ~ ~ 4 ~~ ~ ~~ 7 z~ ~~~.~-6w ~~^ _~ ~ ~ NP x 8 B ~~~ ~ . ~ ~ o ~-- ti; ~ ~ `~ :~~ A ~~ ~.~~~ 10 , ~~. ~,, 11 ~ ~ t~ _.. 9 ~ ,~ ~_. eErvT °~-- -~ m ~ ..~ w Rar P,~xw~r . ~. f '~ I R 1,, SECTION KEY LEGEND N.T.S. (A) Street Cross Section Neighborhood Designation SCALE ASNOlED DATEISSUID: Da~6vl&R109 3' S' S' 8' 10' 10' 8' S' S' 3' PSE SR' US ppRRD,I TRAVEL TRAVEL ARRAI LS Sw PSE 36' FC 56, FC ROW ~ ROW Residential Street c Giovanni Way at Mid-block Bumpouts and Intersections D Bumpout Detail N.T.S. ~x~rv~ rzo 0096 (m1 STAGE 2 PLANNED DEVELOPMENT AMENDMENT STREET CROSS SECTIONS & DETAIL a~ s' 10' 2a' IIIACKATB(~ps cm~ ~xcirv[[awuuuo vuvrNixc.uro sum~mrvc PLFAFNiON, CA 945A8 (9]5) 325-069 9•EEI NUAIDER ii-n-mos ~o-2eom aa~xre Coldade-Erslaessgavaeiec~aoVPO.b,a_ttaicaLSrz¢r crvosts~cnws.ow~ ~ PD,4,2, ROW ROW k t -----~ 5' S' 24' 16' 20' Sw LB TRAVEL WAY MEDIAN D;LAND TRAVEL WAY Row 86' Entry Road (Tarcento Lane) at Lee Thompson 5' , 5' , DW 'SW-' COMMON DRIVEWAY '° DW R°w Private Common Driveway With Sidewalk ~ G EX CENTRAL PARKWAY --y Typical Private Alleys/Driveways/Street For Neighborhoods 6, 7, 8, 9,10 & 11 .. ~ TRAVEL MEDIAN ' TRAVEL PA I! US Existing Lockhart St. u-n-zoos iozaom coN~~fi c~imae-[~ayae~seyvuNNiNC~so\aa4o_nncn~smEEr_ceoss_sccnoNS.owc 8' 8' 34' 16' SIR' L5 TRAVEL Row Central Parkway Frontage i S1W C5 TRAVEL ' ~~ Existing Gleason Dr. H TRAV~, GLEASDN DRIVE ~~' ~ ~ ~ I`~ w ~ ~ ` ~ ~ ~ g ~ :~ e x ~ F , o' ~.~ , ~, ~~ --.~--~-~ ~~~ `~d 11 ~~ °~ ~_. 9 >i ~i. }. ' 7 i ~.,r. CE SWAY ~~~ n}. SECTION KEY LEGEND N.T.S. A Street Cross Section G Neighborhood Designation ~~ S~ NTO EAST ar DUBLIN RaNC9 Dublin, California AREA F O REGENTwPROPERTIES R E V] S I O N S: DRSCARTION DADS PA(UECf NUMBER: 14394A SCALE: ASNOIED DATEISSUED: Dx®baIB, K1p9 STAGE 2 PLANNED DEVELOPMENT AMENDMENT STREET CROSS SECTIONS & DETAIL a~ s' Io' zo° mAC~r~~mps CML ENGINEEftING•UNp PIANNING•UNO SURJEYING PlFA4Wi0N, G 94588 (945) 225-Ofi90 SBEEfNUFIDER PD.4.3 3, MIl~1 1' 10' 10' 3' MIN APRON rRAVEL TRAVEL APRON BC 20' FL BC ~M ~. ~r7 r ~~:rr~ C ~ ~I~I,~~~~rro ll~rr;;r ~~ ~~ ~~ i ~'~ r 1 ,:~ ~~c-~~I _~ / ~1~1 I I I I I i i I LEGEND ~~ MASTER HOA NEIGHBORHOOD 6 HOA NEIGHBORHOOD 7 HOA NEIGHBORHOOD 8 HOA 0 NEIGHBORHOOD 9 HOA _ NEIGHBORHOOD 10 HOA C~ NEIGHBORHOOD 11 HOA _ MEDIANLANDSCAPING - MAINTAINED BY CITY SORRENTO WEST NOTES: NEIGHBORHOOD 9 SUB ASSOCIATION TO MAINTAIN ALL GROUNDS AND FACES OF BUILDINGS. PEDESTRIAN BRIDGE MAINTENANCE IS PRO RATA BASED ON THE FINAL NO.OF UNITS IN SORRENTO EAST AND WEST. ~~ ~~ ~ ~ ~ /~~ ~ ~~i / ,,, /~/ ~ ~ ~ /~~ ~¢74 ,, ;, ~~ ,~ ,a ,~,~ ,~ y~~ C9PANlUNI7Y rAK1C linlr+,,, yr vLn,v~uN llK. AND FALCON RD. N.T.S. ~~ SO NTO EAST ~r D~L~u RANCH I Dublin, California AREA F I ~ REGEN,TePRO PER T/ES R E V I S I O N S: D~DON Dnta PAWACI',whlgAp; ]9394p I ~~ AS NOIED DATEISSUAD: Arerobx18,2009 STAGE 2 PLANNED DEVELOPMENT AMENDMENT OVERALL HOA !VIAINTAINANCF PLAN u sn 1~~, CMl EXG~IXDgµ %FASWfON, p W585 (815) 215-01;J R-01-281D 9~Ef NVG~R: PD.5.0 Sorrento East at Dublin Ranch Area F December 18, 2009 ~-t-j ~~°'~ ~~ I SORRENTO EAST AT DUBLIN RANCH AREA F RESIDENTIAL SITE DEVELOPMENT STANDARDS Product/Lot Criteria Paseo•Green Court Front Loaded Detached Afley Loaded Detached Townhouse Podium Neighborhood 6, 7, 8 10,1 t 10 9 NIA l~1(BJ 1,300 S.F. 2,100 S.F. 2,100 S.F. NIA NIA • (z~ (c- 40' 40' 40' 45' 60' Maximum Number of Stories (3~ 3 3 40' 3 plus basement/garagelliving space 4 plus basementlgarage (living areas may occur in basement! ara a level Min. Bldg. Setback from Grafton 5t, Central Pkwy, Lockhart St, and Gleason Dr R.O.W. (°~(s~(az-(°) Front 12' 10' 10' 15' 14' Side 12' 5' 5' 10' 14' Rear 12' 8' NA NIA N1A Porch 8' 6' 6' 10' 8' Min. Bld .Setback from Other Street R.O.W. (a) (s) (s~ (n~> (o) Front 5', 3' at curb return on corner lots 4', 3' at curb return on corner lots 6' 8' 12' Side 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 NIA NIA Porch 3' or 5' 3' or 5' 6' S' 8' Min. Bldg. Setback from Drive AislelPrivate StreetlAlleylCommonDrivewoy (7) (DI N/A 3' 3' 3' 3' Min. Bldg. Setback from Interior Property Line (~1 3' 3' 3' NIA NIA Encroachments E E E E E Accesso Structures F F F F NA Patio Walls G G G G G Minimum Building Separation (AZj Building to Building {A1) (A1) (A1) 10' building to building 8' patio to patio 24' 1~1 28' 28' 28' 2$' NIA Minimum Private Usable Open Space ($l 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 including an area measuring at least 8' x 10' Patio w/6' min. dimension in one orientation or deck w15' min. dimension in one orientation 50 sf minimum deck orpatio w/5' minimum dimension Required Parking (9-(~z- Single Family Detached (10~ 2 covered and 1 guest 2 covered and 1 guest 2 covered and 1 guest N/A NIA Condominiums-Townhomes (~~) NlA NIA NIA 1.5 spaces/1 bedroom or less (includes .5 guest space) 2.5 spacesl2+ bedrooms (includes .5 guest space) 1.5 spacesl1 bedroom or less (includes .5 guest space) 2.5 spacesl2+ bedrooms (includes .5 guest space} `Where a conflict occurs between a graphic and text, the more liberal standard shall apply. SorrentoEastDevStandards-o7(1).xis Stage 2 DevelopmentPlan Residential Site Development Standards ~ Page 1 of 2 Sorrento East at Du61in Ranch Area F December I8, 2009 ~~ ~P~! SORRENTO EAST AT DUBLIN RANCH AREA F RESIDENTIAL SITE DEVELOPMENT STANDARDS NOTES: (A1) Setbacks measured between building foundation and right-of-way. (A2) Structure facades with openings to meet building to properly 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 adjacent 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 additional 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 far deepened foundation 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 the building code in effect at the time of construction/installation. (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 Cade and Fire Cade 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 aver 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 maybe 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 maybe 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. SarreMoEastDevSYandards-07(t).xls ~ Stage 2 Development Plan Residential Site Development Standara's Page 1 of 2 r ~~~ ~~`~~ SORRENTO EAST AT DUBLIN RANCH Landscape and Open Space Guidelines December 2009 Sorrento East at Dublin Ranch Decem, bler 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 Landscape and Open Spcrce Design Guidelines • Page 2 Sorrento East at Dublin Ranch December 2009 ~S~ ~5 I 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 the-faced pilasters ~ stand in the medians. Sconces, concrete statuary and decorative the insets highlight key features on both sides of the entry wall and porticos. The color and texture of the stucco complements the architecture. 4,. ', a ~.r- Secondary Entries ' Located at Central Parkwa and Lee Thom son Street and Lockhart Street and Palermo Wa y p y, * the secondary entries include design elements of stone veneer walls and columns similar to those at the primary entries. Stone columns with decorative metal arches overhanging the sidewalks align with the planter placed in the medians. Low stone veneer walls extend into the community on Palermo Way and Lee Thompson Street and outward to Lockhart Street and Central Parkway. Signage placed on the stone columns is compatible with the Primary Landscape and Open Space Design Guidelines • Page 3 Sorrento East at Dublin Ranch Decembe}r2009 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. Stone veneer entry columns wim metal areor oecorah~e emote - aee image aho~e Trail 7855 p/W Slone veneer entry columns w1N nretal rbor obis-sea ~1 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 ---------------- - Metal arborbbe l8'witla antl palnteE Cark Mown RrW 30' high Slone veneer wall Planting hayantl Traa ~sss ~nr..•~:y-~ Mehl aNOr to be 18' witle and ' painletl aark Brown -- Metal Sign-color to be ~ ---30'hlgh slene veneer wall tlark brown v'~~y. w' 5 0' PI tlgq 'fP 8' -0' 8'-0' SE T~^ / / / / (- CYpress ~ a ~~ Lea Thompson Street t.'0. ~ '. 5 s Landscape and Open Space Design Guidelines • Page 4 Sorrento East at Dublin Ranch December- 2009 ' community shape and height however the design and materials match the proposed architecture in the proposed Sorrento East. Stone veneer retaining/freestanding walls with concrete caps are linked to a 9'-0" high by T-0' square stucco veneered portico that matches ' Sorrento West in size and shape. The Ile roof and painted stucco match the adjacent architecture while stone is proposed to match the secondary entries. Landscape Treatment Italian cypress in rows line the back of the Corner Monument while upon locaton 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 file backing 20'-0" T-0" Square f ___ l 12 I Tile roof with rafters is N t GATED ENTRY -Neighborhood 10 Corner Monument structure with stucco -~ veneer. Color to compliment architecture ~ (earth tone) ~I -~ 2' x 2'-6" recessed (1'-0") window with stucco backing window on all four sides ~l -_ 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. House Lot 1 j Landscape and Open Space Design Guidelines • Page S ~~ ~~~ Sorrento East at Dz~blin Ranch December- 200 PEDESTRIAN BRIDGE The landing of the eastern termination of the existing Pedestrian Bridge will include design elements similar to those of the existing bridge such as stucco veneer walls, and precast concrete railings and caps. The design incorporates several retaining walls to accommodate for the height difference between the bridge and pedestrian corridor. PEDESTRIAN CORRIDOR The Pedestrian Corridor provides a pedestrian link from the existing Sorrento West community to the proposed Sorrento East community and contains many of the same ~, materials and amenities. Low stucco veneer walls with rolled caps support the adjacent Neighborhood 8 and provide for a level area for the Corridor and its varying outdoor uses. West of the Recreation Area the Corridor contains several gathering areas, and focal points in the walkway and in the two garden areas to the far west. An 8' wide concrete trail is placed through the Corridor in a formal pattern starting from the existing bridge landing to the Recreation Area and out to the street to Lee Thompson. This pedestrian pathway will be illuminated in the evening by round metal light bollards. The design for the bollard lights shall match those used adjacent to the pedestrian pathway in Sorrento West. The Corridor is { proposed with a large linear lawn area, two flowering garden areas, a bocce ball court, stained wood pergolas and seating areas within landscape areas and flagstone paving. '° Seating is in the form of metal benches located throughout the Corridor in specific areas to -• take advantage of unique vistas and focal points. Landscape Treatment-Pedestrian Corridor Groves of olive trees and cypress allees line the Corridor and provide for a formal "Italian garden" while lower growing drought tolerant shrubs and groundcover cascade over retaining walls and screen building corners and foundation walls. Gardens are proposed with roses and lavender with boxwood adjacent to walkways for formality and context. The landscape is intended to provide a verdant landscape during each of the four seasons. RECREATION AREA The Recreation Area is located east of the Pedestrian Corridor and the existing Pedestrian Bridge and fronts Lee Thompson. It is intended to provide a unique opportunity for residents to enjoy both indoor and outdoor activities thru the inclusion of both active and passive areas. Active areas include adult and toddler swimming pools, a spa and work out facility. Passive activities are accommodated by open lawn ,covered dining area and courtyard areas. These areas also accommodate overflow from the interior rooms of the Recreation Building. Outdoor courtyards are highlighted with flagstone paving. An outdoor ,~ fireplace is adjacent to the pool deck and is aligned with the main entry along with the outdoor fountain. Pottery and relevant plant material are located at key focal points and areas to provide attractive accents. A barbecue area is located at the southeast side of the Recreation Area. Plant material including olive trees and cypress are located to soften corners of the Recreation building and highlight key entrances. Landscape and Open Space Design Guidelines • Page 6 ww 5Z ~, :~ i Sorrento East at Dublin Ranch December 2004' ~ . Shrubs and groundcover in masses illustrate continuity with the surrounding neighborhood with turf located adjacent to the sidewalk. SIGN PROGRAM A Master Sign Program will be submitted at a later date for complete community signage. COMMUNITY ACCESSORIES Street Furniture Street furniture should reflect the community theme and architectural styling of this Italian theme neighborhood. Benches and other pedestrian amenities should be placed at the mid- ~° block pedestrian access. Additional street furniture such as bollards, mailboxes, and streetlights shall be placed according to function to provide a cohesive design. Refer to Materials Source List, for specifications of product types to be used. Bollards Illuminated bollards, if utilized, shall be consistent with the theme of the project and should be placed in locations where pedestrian walks and vehicular traffic meet. Benches Benches shall be consistent with the theme of the project. Benches shall be place at locations where people congregate, long walkways and at intersections of walkways. Trash Receptacles Trash receptacles shall complement the benches. They should be placed in convenient and accessible locations from pedestrian walks. Mailboxes Mailboxes shall meet the U.S. Postal Service standards. Mailbox station shall complement the adjacent neighborhoods in materials and colors. STREET LIGHT STANDARDS Street lighting plays a crucial role in enhancing the level of quality and character of Sorrento ,. West and East. Light standards shall be uniform in color and style. The Decorative lights to be used along collector and local residential streets. Streetlights on collector streets and in "`~° residential areas will be the same decorative fixture design and height approved for Sorrento West. All lighting shall be designed to conform to City of Dublin, Pacific Gas and Electric and IES safety standards and illumination requirements. Landscape and Open Space Design Guidelines • Page 7 ~.~' Sorrento East at Dublin Ranch December 2009 k VEHICULAR CIRCULATION A hierarchy of streets comprises the vehicular circulation system around, within and through the community; creating a particular scale, character and series of logical connections. Sorrento East is connected to Sorrento West by the continuation of Palermo Way and Capoterra Way. Palermo Way allows access to the Neighborhood Park, Elementary School «~ and Lockhart Street including the Fallon Sports Park. Pedestrian walks and bicycle lanes * adjacent to streets provide a favorable atmosphere for recreational pursuits and efficient connections throughout the community and alternative types of commuter transportation. "'~" Multi use trails along Grafton Street, Lockhart Street and Gleason Drive will link Sorrento East to the City's multi use trail system. Traffic Circle Two (2) existing traffic circles along Grafton Street provide traffic calming for vehicles entering the neighborhood from the south and north. Each will include decorative urns and pedestals, as well as flowering accent trees, cypress and flowering roses. Arterial Streets ~'" Arterial streets define edges of Sorrento East at Dublin Ranch. Gleason Drive to the north and Central Parkway to the south provide an opportunity for several levels and choices of travel such as vehicular, public transit, bicycles, and walking. Walkways are separated from the street by planting strips to provide safer pedestrian environment. Planting is designed to define the arterial street from adjacent land uses and provide an interesting view corridor for both the motorist and pedestrian. Street Design Concept Arterial streets consist of four traffic lanes, a landscaped median, and bicycle/emergency lanes on both sides of the street. Each side of the street includes a separated sidewalk. Public "~ service and landscape easements extend beyond the right-of-way line on both sides of the M street. A public service easement (PSE) will be provided as required by the City and will be dedicated to the public as shown on the Tentative Map. Parcels adjacent to the street right - of-way act as landscape buffer areas and will be maintained by the Homeowners Association. Landscape Treatments-Arterial Streets Arterial landscape areas and parkways will be predominantly planted with deciduous street trees. Drifts of tiered landscape occur behind sidewalks and adjacent to decorative metal fencing and stucco and stone retaining walls. This will provide a buffer adjacent to residential development as well as providing an attractive environment for motorists, pedestrians, and bicyclists. Turf is placed in the parkways allowing pedestrian access to - sidewalks. Landscape and Open Space Design Guidelines • Page 8 1 1 Sorrento East at Dublin Ranch December 2009 `" Perimeter Walls and Fencing -Arterial Streets A community wall with stone pilasters matching those existing at Sorrento West is provided at the intersection of Grafton Street and Gleason Drive. Open fencing with stone pilasters ties into this wall and extends along the residential lots that back onto Gleason Drive to the secondary entrance at Lockhart Street and Palermo Way. Low stucco retaining walls and stone veneer pilasters with concrete caps matching those in Sorrento West occur along the residential lots along Central Parkway in Neighborhoods 9 and 10. Wall elevation. Dolor antl finish to match Sorrento 1 6'-0" Precast Concrete wall with stone veneer 6'-Q" 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 Open Spcu•e Design Guidelines • Page 9 6'E" High stone veneer pilaster with concrete cap: Color and finish to match Sorrento 1 (Gleason Drive, Lockhart Street, Grafton Street) Wall height transition at pilaster only Elevation: Color metal to be dark brown 1 ~~ ~~~ Sorrento East at Dublin Ranch December 200 travel on the west side) will be provided. A public service easement (PSE) will be provided as required by the City. Parcels will be created for landscape buffer areas adjacent to Neighborhoods and will be maintained by the Homeowners Association. The improvements of Lockhart Street consists of two travel lanes, two parking lanes, a median linking Central Parkway and Gleason Drive and a parkway strip with separated multi-use trail for two-way pedestrian/bicycle travel along the west side of the street. Parcels adjacent to the right-of-way will be created for landscape buffer areas in selected locations and maintained by the Homeowners Association. Landscape Treatment-Collector Streets The dominant landscape feature along the residential collectors is a series of deciduous shade trees that create a canopy effect for pedestrians and motorists. A single species of tree will be placed to clearly and consistently link each collector to the next. Shrubs and groundcover are planted where a community wall runs parallel to the multi-use trail. Flowering deciduous vines are planted adjacent to the community wall. Turf is planted within the parkway strip Perimeter Walls and Fencing-Collector Streets Neighborhoods 6, 8, 9 and 10 border Grafton Street. Neighborhood 6 perimeter walls will consist of a sound wall described above at the intersection of Grafton Street and Gleason Drive, 5'6" high privacy walls for the residential units bordering Grafton Street and a 2'6" stucco veneer retaining wall with a precast cap at the intersection of Grafton Drive and Palermo Way. Where Neighborhood 8 occurs along Grafton Street there will be a lower retaining wall of stucco with a concrete cap and an upper retaining wall of stucco with rolled caps. Along Grafton Street at Neighborhood 9 existing walls match those adjacent in Sorrento West, Neighborhood 4. Where Neighborhood 11 residential units border Grafton Street and Neighborhood 10 units border Lockhart Street, 3'-0" high decorative metal fences over 3'-0" high stucco veneer walls are utilized to provide privacy and light to the residents. 2'-6" high stucco veneer retaining wall with precast tap and 3'-0" high stone veneer pilasters with cap (wall to change elevation at pilasters only) (Along Central Parkway onty) _. _.._........... Landscape and Open Space Design Guidelines • Page 10 Sluao veneer color to compliment architecture. Controls cap to match Sorrento 1 36' high stone veneer pilasters. Stone to match Sorrento 7 Pilasters ro occur at steps onty ~~~~~~ Sorrento East at Dublin Ranch December 2009 _„ Residential Streets "~ Residential public streets include Palermo Way, Lee Thompson Street, Capoterra Way and - Giovanni Way. These streets are pedestrian oriented and accommodate a lighter volume of traffic. They have a strong influence on the character of the neighborhood. Landscape Treatment-Residential Streets Street trees in landscape "pop outs" with drought tolerant ground covers act as the primary landscape element. NEIGHBORHOODS ~" Paseo Green Court Neighborhoods ~,,, The single family homes in Neighborhood's 6, 7 and S are served by public streets. The front doors of the units at the front of the court are accessed from the public street and the homes `~ at the middle and rear of the court are accessed through nicely landscaped paseos. The entries to the paseos are proposed with either low stucco veneered walls and concrete caps or low stone veneered walls with concrete caps as identified in the landscape drawings. Walls and pilasters provide a "front door" to the units with entries served by the paseos. ~. Landscape Treatment-Paseo Green Court Neighborhoods Each neighborhood has been designed with three paseo concepts to provide variety throughout the community. Evergreen plant material including flowering shrubs and ,~, ground cover and vines along with stately upright trees are proposed for the paseos. All plant material shall be tolerant of low light conditions and provide a verdant landscape throughout each of the seasons. A focal specimen tree will be located at the terminus of the paseos where a paseo does not connect neighborhoods and this tree will be placed in a low stucco wall planter at various locations. Paseos which provide access between two streets will have metal arbors with vines located at several places along the paseo walkway. Front Loaded Detached and Alley Loaded Detached Neighborhoods ~• The single family homes in Neighborhood's 10 and 11 are served by private streets. Varying arrangements of stucco retaining walls with rolled caps exist within the front loaded detached and alley loaded neighborhoods and add to the "Hill Town Community" while 4 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. Landscape and Open Space Design Guidelines • Page 11 ~-~ ~5l Sorrento East at Dzrblin Ranch December 200 m 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. r,,, 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 "W pavers are proposed in the alleys at even increments to provide interest and consistency with ~- the existing Sorrento West conditions. Landscape Treatment-Attached Neighborhood ~,,, The landscape along Central Parkway in Neighborhood 9 shall be consistent with the existing landscape in Neighborhood 4. Accent trees, background and foreground shrubs and groundcover shall be located to soften walls, building edges, unadorned walls and provide visual interest to the neighborhood and continuity with the community. Flowering shrubs and groundcover shall be located to cascade over walls or down slopes. A variety of shrubs and grasses with a combination of low light and sun tolerance shall be proposed for a ' neighborhood with many exposures and shadow patterns. Good Neighbor Fences Good neighbor wood fences shall occur between lots and /or at private yard easements in ,;~ Neighborhoods 6, 7, 8, 10 and 11. Where fencing sections face onto streets, a 12" high lattice panel shall be incorporated within the top portion of the good neighbor fence. Good neighbor fences facing a street or court will be typically 6' in height and 5'6" or 6' in height ~" between yards. Landscape and Open Space Design Guidelines • Page 12 1 ~~ ~,~~ ~ Sorrento East at Dublin Rarzch December 2009 Elevatlon: Elevation: Fadng shaeUpublic, 4' high opaque panel with 2' high lattice. Bahveen units 6'-0" High Good Neighbor Fence -Neighborhoods 6, 7, 8, 10 & 11 (Rear side of units) GENERAL LANDSCAPE SPECIFICATIONS Plant Palatte Grade Transition Concept ~ The plant palette below establishes the desired character at Sorrento East and is complimentary to Sorrento West. Plants have been selected to enhance entries and streets and provide shade where necessary. Special attention has been paid to the selection of indigenous and ornamental plants that are adaptive to the natural characteristics of the site and are suited to the climate, soils, and recycled irrigation water where applicable. ~ BOTANICAL NAME COMMON NAME MIN.CON. SIZE SPACING STREET TREES ~ Celtis occidentalis Pistacia chinensis common hackberry Chinese pistache 15 Gallon 15 Gallon triangulate 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' Pyrus calleryana chanticleer columnar sargents cherry flowering pear 15 Gallon 15 Gallon N/A N/A Landscape and Open Space Design Guidelines • Page 13 Fence condition (or slopes 5:1 to level s~ ~ ~ Sorrento East at Dublin Ranch December 2009 +.. FOCAL TREES ~ Betula pendula european white birch 15 Gallon N/A w. Cupressus sempervirens italian cypress 15 Gallon N/A Liquidamber styraciflua sweet gum 15 Gallon N/A ~ Olea europaea (fruitless variety) olive 15 Gallon N/A ~. NARROW UPRIGHT TREES ~ Arbutus'marina' ncn 15 Gallon N/A .,, Cupressus sempervirens Italian cypress 15 Gallon N/A Carpinus betulus'fastigiata' hornbeam 15 Gallon N/A ^. SMALL FLOWERING TREES Juniperus torlosa Hollywood juniper 15 gallon N/A ~ Arbutus unedo strawberry tree 15 Gallon N/A Camellia camellia 15 Gallon N/A Rhaphiolepis 'majestic ~ beauty'. NCN 15 Gallon N/A Prunus caroliniana Carolina plum 15 Gallon N/A rrr BACKROUND/FOUNDATION r" ' SHRUB Arhus Unedo Strawberry tree 15 Gallon N/A ~" Arctostaphylos species manzanita 5 Gallon 4'o.c. r'r"' Rosmarinus'Tuscan Blue' rosemary 5 Gallon. 3'o.c. Feijoa sellowiana Pineapple guava 5 Gallon 3'o.c. "~" Grevillea Canberra 'noellii' NCN 5 Gallon N/A ~ Lavatera species Tree mallow 5 Gallon 5'o.c. Osmanthus fragrans Sweet olive 5 Gallon 4'o.c. """` Leucophyllum sp. ncn 5 Gallon 4'o.c. Westringia fruticosa ncn 5 Gallon 4' o.c. Viburnum onus viburnum 5 Gallon 3'o.c. r"' INTERMEDIATE SHRUB Azalea azalea 5 Gallon 3' o.c. ""' Cistus sp. rockrose 5 Gallon varies ~ Dietes sp. Fortnight lily 5 Gallon 3' o.c. Salvia spp. sage 1 Gallon varies "'" Callistemon'little john' dwarf bottle brush 5 Gallon 3'o.c. ~ Nandina domestica 'compacta' dwarf heavenly bamboo 5 Gallon 2' o.c. Tagetes lemmonnii Mexican marigold 5 Gallon 4' o.c. "" Phormiun sp. New Zealand flax 5 Gallon varies ~ Teucrium fruticans germander 5 Gallon 3' o.c. Rhaphiolepis indica Indian hawthorn 5 Gallon N/A '"" Rosmarinus sp. rosemary 5 Gallon varies ~' Rosa rose 2 Gallon varies. ,,. Asplenium bulbiferum Mother fern 5 Gallon varies irr ""' Landscape and Open Space Design Guidelines • Page 14 Sorrento East cat Dublin Ranch December 2 9 ~, 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. "'*~ Punka granatum Dwarf non fruiting pomegranate 1 Gallon 2' o.c. n Phormium sp (dwarf variety) New Zealand flax 1 Gallon varies Tuecrium sp. germander 1 Gallon N/A `'~' Hemerocallis sp daylily 1 Gallon 2' o.c. • Lavandula sp. lavender 1 Gallon varies Myrtus communis myrtle 5 Gallon 2' o.c. "~' Anigozanthos sp. kangaroo paws 1 Gallon varies Liriope sp. blue lily turf 1 Gallon 2' o.c. VINES Campis radicans ' Monbal' trumpet vine 5 Gallon N/A Distictis species trumpet vine 5 Gallon N/A Gelsemium sempervirens Carolina jasmine 5 Gallon N/A _ Jasminum polyanthum pink jasmine 5 Gallon N/A Parthenocissus tricuspidata Boston ivy 5 Gallon N/A ~"" Wisteria species Wisteria 5 Gallon N/A Rosa climbing rose 5 Gallon N/A """ GROUNDCOVER Arctostaphylos species Manzanita 1 Gallon 18" o.c. Lantana montevidensis Lantana 1 Gallon 18" o.c. """ Rosa sp. groundcover rose 1 Gallon varies coprosma kirkii Coprosma 1 Gallon 2' o.c. Erigeron karvinskianus Santa Barbara daisy 1 Gallon 18" o.c. ~`" Fragaria chiloensis wild strawberry 1 Gallon 18" o.c. Mahonia repens Oregon grape 1 Gallon 18" o.c. Myoporum parvifolium ncn 1 Gallon 2' o.c. ~'"" Rosmarinus sp. Rosemary 1 Gallon 18" o.c. Teucrium chamaedrys germander 1 Gallon 18" o.c. Trachelospermum asiaticum jasmine 1 Gallon 18" o.c. ~"" Verbena Verbena 1 Gallon 18" o.c. GRASSES ""' Juncus species Rush 1 Gallon 30" o.c. ~. Miscanthus species euralia grass 1 Gallon 3' o.c. Penisetum species fountain grass 1 Gallon 3' o.c. ~"" Stipa tenusissma Mexican feather grass 1 Gallon 30" o.c. ~. Calamogrotic foliosa reed grass 1 Gallon 2'o.c. Carex species carex 1 Gallon varies. Helichtotrichon sempervires Blue oat grass 1 Gallon 3'o.c. re Festuca sp. festuca 1 Gallon varies Chondropetalum sp. ncn 5 Gallon 3' o.c. _ TURF Fescue by Classic Turf Landscape and Open Space Design Guidelines • Page I S ~i~~~~~ Sorrento East at Dublin Ranch December 2 9 GENERAL LANDSCAPE NOTES: 1. All new container plantings to be irrigated with low flow ~» commercial grade irrigation equipment. All seeded turf areas to be irrigated with high efficient overhead rotor spray irrigation system to be full automated with rain moisture sensors. Installation shall comply with all local ordinances and guide lines. 2. Plant materials may be substituted based on availability. 3. All street trees shall be at least 15' from stop signs and streetlights Irrigation Irrigation throughout the public rights-of-way, landscape setbacks, Pedestrian Corridor and W all common landscape areas shall be accomplished by means of automatically controlled spray, bubbler, and drip irrigation systems. The design shall incorporate water saving techniques and equipment and shall meet the water efficient requirements of the water -.,. efficient landscape ordinance adopted by the City of Dublin and AB325. Irrigation systems that use recycled water shall conform to the Dublin San Ramon Services District Recycled Water Use Guidelines. All irrigation systems shall be efficiently designed to reduce overspray onto walks, walls, fences, pilasters, street and other non-landscaped areas and into natural open space areas. .... Drip or other water conserving irrigation systems should be recommended for installation throughout Sorrento East. When spray systems are installed, low gallon/low precipitation spray heads should be used in accordance with soil infiltration rates. "" Irrigation systems shall be zoned separately depending on plant ecosystems, orientation and exposure to sun, shade, and wind. The design shall be sensitive to the water requirements of the plant material selected and similar water using plants shall be zoned together. Slope and soil conditions will also be considered when zoning the irrigation system. Landscape and Open Space Design Guidelines • Page 16 ~` Sorrento East at Dublin Ranch December 20 Retaining Walls Materials All portions of retaining walls that are along and facing public areas (i.e. streets) shall be faced in stucco or stone. The stone pattern shall be stacked ledgestone or similar with random larger angular stone accents. Retaining walls that are veneered with stone shall be finished .~ with a cap. Retaining walls in all other locations such as behind units in private yards or courts in Neighborhoods 6, 7, 8, 10 and 11 may be keystone, pre cast concrete, masonry or similar. .,, Paseo Entry walls where utilized at the entry of the paseos and facing streets in Neighborhood 6, 7 and 8, shall be 30" high with 36' high pilasters and veneered with either stucco or stone veneer as identified on the Wall and Fence Plans for each neighborhood. Retaining walls along Central Parkway in Neighborhoods 9 and 10 shall not exceed 3'0" in height and will be stucco veneer with a precast cap with color to match Sorrento West. These ., walls include 3'-0" high stone or stucco veneer pilasters at appropriate locations in Neighborhoods 9 and 10. LANDSCAPE MAINTENANCE The Master and Sub Homeowner's Associations of Sorrento East at Dublin Ranch will maintain all landscaping along Gleason Road from the curb line to the community fence line, along Lockhart Street from the curb line up to the private yard fencing of residential lots in Neighborhoods 7 and 10, along Central Parkway from the curb line up to the private yard fencing of residential lots in Neighborhood 10, and from the curb line including all the grounds of Neighborhood 9, along Grafton Street from the curb line up to the private yard fencing of residential lots in neighborhoods 6, 8 and 11, and the Pedestrian Bridge and Landings and Corridor. Placing this responsibility for maintenance with Homeowner's Associations will provide a a higher likelihood for consistent care and the long term appearance of the community. Landscape and Open Space Design Guidelines • Page 17 ~~~~~~~ Sorrento at Dublin Ranch Area F East September 2009 MATERIALS SOURCE LIST ~"" Some of the following materials have been utilized within Sorrento West. The use of these or similar materials is encouraged on perimeter streets or the pedestrian corridor to maintain a consistent community visual image. Stone -Cultured Stone "Country Ledgestone -Caramel" #CSV-20007. Available from Cultured Stone Corporation, (800) 255-1727. Mortar - Davis Colors #5447. Available from Davis Colors, (800) 356-4348. Stucco (Community wall) - "Texcoat" finish and painted to match La Habra X-82, Hacienda. ~- Precast Wall and Pilaster Caps -Color is "Pacific Coast Sandstone" #15W. Grout is Hydroment "Cameo by Bostic, Inc. Available from Napa Valley Cast Stone Systems, (707) 252-3933. T Interlocking Concrete Pavers - "Basalite Cobble III".Holland Blend" Use 80mm thickness for streets and 60mm elsewhere. Color blend to be 45% Sandalwood, Granite Blend to match existing concrete pavers in Area F West. 45% Carmel, and ~, 10 % Marin. Neighborhood Street Lights/Poles - 5" round straight aluminum clam shell base ,, cover. (Fixture shall be luminaire L60-70MH-6L-C-120-SF60-HS-Dh8-6N8TX AU components shall have block finish.) Bollard Lights - 42" high, 7" round, 70w metal halide lamp and cutoff option. Housing to have extruded or cast aluminum components. All components shall be powder-coated dark brown. Manufactured by Architectural Area Lighting, La "° Mirada, CA. (BOR-80). Bench -Transit Bay Series from Urban Accessories powder coated dark brown Bike Rack - Model D from Urban Accessories powder coated dark brown. Waste Receptacle - OT series from Urban Design Accessories powder coated dark brown Landscape and Open Space Design Guidelines • Page 18 ~.. ~. ,~„ rir SORRENTO EAST Architectural Design and Style Guidelines ~. ~. .. December 2009 '" ARCHITECTURAL DESIGN AND STYLE STANDARDS t~~~4~~ RESIDENTIAL GUIDELINES TABLE OF CONTENTS Design ......................................................................3 I. Paseo-Green Court Homes (Neighborhoods 6,7,8) a. Site Planning b. Architectural Design II. Alley Loaded Single Family Homes (Portion of Neighborhood 10) a. Site Planning b. Architectural Design III. Front Loaded Single Family Homes (Neighborhood 11, Portion of N10) a. Site Planning b. Architectural Design IV. Attached Homes (Neighborhood 9) a. Site Planning b. Architectural Design _,. Architectural Styles ..........................................................28 Lombardy `mot 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 l~Lot~,~~i ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES DESIGN The following Site Planning and Architectural Design Guidelines outline basic design principals that were created to help ensure quality development throughout the overall community. The Guidelines are intended to promote a varied yet cohesive residential environment with a strong focus upon the pedestrian and human-scale streetscapes. Development standards can be found in the Residential Site Development Standards table. Furthermore, architectural style specific design criteria are also provided to help illustrate the basic intent of the Italian and Provincial hilltop theme envisioned for the community. The guidelines in the following sections are intended for conceptual purposes only. Flexibility and design creativity are encouraged so long as the community concept is intact throughout the design of the residential neighborhoods. SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 3 December 2009 "" ARCHITECTURAL DESIGN AND STYLE STANDARDS l~~~~~~ RESIDENTIAL GUIDELINE Paseo Green Court Homes SITE PLANNING LOT ORIENTATION CLUSTERING UNITS Detached clustered housing is an innovative planning tool which can be used to de- emphasize the impact of garage doors, thus creating a more pedestrian friendly street scene. By clustering driveway access off a central drive aisle rather than a neighborhood street, fewer curb cuts are required. Detached clustered housing is encouraged throughout the Sorrento East neighborhoods. PRIVACY Privacy is an important consideration in residential site planning. Site design techniques should be used to the extent possible to preserve privacy while promoting social opportunities in residential neighborhoods. In particular, windows of homes should be located to minimize visual intrusion on neighbors' yards. Site design techniques, including landscaping, and placing high windows or no windows adjacent to private yard easements should be incorporated where appropriate to provide privacy to residents. Paseos offer an opportunity to residents for social interaction. At least one side elevation of the homes, in most cases, is placed along a Private Yard easement and is also retaining with a deepened foundation. Thus, these sides will not have architectural relief similar to the front elevations of the home. Locations of windows on these elevations should consider the neighbor's privacy as explained above. VISIBLE LOTS CORNER LOTS Homes plotted on corner lots should feature enhanced elevations that provide a similar level of detail to corner side elevations as the front elevation. Enhancements may include elements such as: SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 4 December 2009 ~~~~~ "' ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES ^ Principal window treatments; ^ Decorative Shutters ^ Decorative stone or brick accents ^ Roof plane breaks; or Accent colors, materials and detailing. PERIMETER EDGE CONDITIONS On lots adjacent to perimeter streets, open space or other public areas, side and rear elevations that face such areas should be articulated and treated to provide visual interest to the edge condition. Particular consideration should be given to the treatment of second and third stories and roof elements. Articulation to visible side and rear elevations along perimeter areas can be achieved through the use of the following, but not limited to, elements: ^ Upper story decks; ^ Principal window treatments; ^ Off-set wall planes; ^ Roof plane breaks; ^ Color blocking; ^ Introduction of accent building materials and colors; ^ Introduction of accent elements such as vents, out lookers, decorative shutters, and decorative grille work consistent with the front elevation; or Other similar features that provide visual accents to the side or rear elevation being enhanced. ARCHITECTURAL DESIGN INTRODUCTION The Architectural Design Guidelines for the residential areas of Sorrento East at Dublin Ranch are intended to facilitate the creation of diverse and varied streetscapes, while creating a cohesive sense of place in keeping with the overall traditional community design concept. BUILDING FACADE BUILDING FORM Variety in building forms provide diversity and visual interest to the neighborhood street scene and can be used to create a desirable human scale. At least one of the SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 5 December 2009 ~~ ~ ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES following elements should be incorporated into the design of residential structures within Sorrento East Paseo Green Court Homes: ® Building wall planes, particularly on the street facing elevation, should be staggered to create interest along the street scene. Projections and recesses should be used to provide shadow and depth. Combinations of one, two and three story forms should be used to help to create variety in setback and overall building form. Roof lines should be varied in type, pitch, height and direction to create visual interest. BUILDING MATERIALS AND COLOR Building materials and color are important elements to the visual quality of homes with the neighborhoods of Sorrento East at Dublin Ranch. Building materials (including accent materials, roof materials, and paint colors) should be consistent with the architectural style of the residence. ® All surface treatments or materials should be designed to appear as an integral part of the design. ^ Material changes should occur at inside corners, pop-outs or other reasonable location. Materials applied to any elevation should be returned to a logical point of termination at a perpendicular change of plane -where practical, on the adjacent elevation. u The color palette should be selected with the design objectives of avoiding monotony, providing a variety of colorful schemes, and promoting visual diversity. ^ Selected finish materials should be appropriate in their use and application, and be durable and of quality. 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 awell-developed street scene. a Roof treatments should be consistent with the architectural style of the dwelling. a 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 ARCHITECTURAL DESIGN AND STYLE STANDARDS ~~~~~~ RESIDENTIAL GUIDELINE ~ Repetitious gable ends framed side to side on rear elevations are discouraged along perimeter edges of residential neighborhoods, when visible from a public street. Broken roof pitches extending over porches, patios or other similar features are encouraged where appropriate to the architectural style. ROOF MATERIALS AND COLORS In order to avoid a monotonous roofscape appearance, a variety of roof colors are encouraged throughout the neighborhoods of Sorrento East at Dublin Ranch. ® Roof materials should be compatible with the architectural style of the residence. ^ Permitted Roof Materials ~ Concrete Barrel Tiles Clay or Concrete "S" Tiles Low profile S-tiles ~ Concrete Flat Tiles Metal Roofs for bays or porches ^ Prohibited Materials ~ Wood Shake u Rolled roofing material u Architectural Grade Composition Shingles GARAGES GARAGE PLACEMENTS Residential garages should be positioned to take access from drive aisles and court streets to de-emphasize their visual impact on the public street. This will allow the visually interesting features of the house to dominate the streetscape. All garage doors should be recessed a minimum of 4 inches behind the garage wall plane. GARAGE DESIGN Garages should be designed to de-emphasize their architectural prominence. Garages not taking access from a court or drive aisle should have garage doors that vary in design, and/or color as appropriate to individual architectural styles. DETAIL ELEMENTS ENTRIES The entry of a residential dwelling should be articulated as a focal point of the building's front elevation. Roof elements, columns, porticos, recesses or projections, SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES ~ December 2009 ~o~~~~ ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES accent doors, door surrounds, window or other architectural features should be used to accentuate the entryway. PORCHES Porches provide pedestrian scale elements to the building massing and also allow for an area for residents to enjoy the outdoor climate. ^ When provided, porches should be designed as an integral component of the building's architecture. ^ Porches should be fully covered in one of the following ways: Roof element and the 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; Accent column; ^ Decorative shutters; ^ Decorative balcony projecting forward of or flush with the wall plane; or ^ Decorative metal window grille projecting forward of the wall plane. ^ Decorative hood projecting forward of the wall plane SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES g December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES _4 WINDOW TREATMENTS All other windows on the front elevations and visible side and rear elevations should feature some trim. Surrounds, headers or sills or be recessed. Windows with no trim or enhancement are not allowed. ARCHITECTURAL DETAILS Detail elements should be consistent with the architectural style. include, but are not limited to: ® Shutters; Enhanced sills; ® Decorative wood and metal railings or balconies; ® Decorative eaves; Decorative rafter tails a Door or window surrounds; u Decorative vents; Outlookers, corbels, or supports; u Quoins; !~ Decorative raised panels; ^ Decorative grille work; and Accent materials. GUTTERS AND DOWNSPOUTS Exposed gutters and downspouts should surface to which they are attached. Detail elements be colored to match or complement the MECHANICAL EQUIPMENT Special care should be made so that mechanical treatment does not detract from the architecture of the primary residence. Mechanical equipment such as air conditioners, heaters, television and radio antennas, and other such devices should not be mounted on any roof. ~ Satellite dishes shall be located so that they are limited from view from the street or public way as much as possible. Mechanical devices such as exhaust fans, vents and pipes should be painted to match adjacent roof surfaces. 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 RESIDENTIAL GUIDELINES ~./ Alley Loaded Single Family Homes The following standards apply to alley loaded single family homes. As small lot single family homes in the Sorrento East development, this design concept is intended to create affordability by design, offering an alternative to attached homes that provides a similar size of home and also provides a private usable yard space to compliment the public open space within the project. Development standards are appended by City Ordinance found in the Residential Site Development Standards table. SITE PLANNING OVERVIEW It is important to create a street scene that provides visual quality and variety. The nature of alley design requires this to be accomplished by providing architectural massing relief through recessed garages, varying the planes between the first second and/or third stories and providing balconies and other architectural details and elements along the street. Along the paseos this can be accomplished by siting homes with varying setbacks and providing porches and or patios with courtyard walls. PRIVACY It is extremely important to pay close attention to the area between the homes as this area is used to provide the private yard space for each residence through the use of shared-use easements. The architect must pay close attention to the window placement on the first and second floors in order to ensure maximum privacy between homes. These homes should be viewed with an "active" and a "passive" side when placing windows and arranging rooms and uses. SIDE YARDS The homes shall be plotted so as to maximize the visual separation between homes within the project. a Care shall be given as to how windows between plan types align on side elevations. Where possible the visual sight lines between the homes shall be located to minimize visual intrusion on neighbor's yards. ^ Air conditioner condensers are permitted to be located within the side yard setbacks where shared-use easements permit passage around the units but the condenser shall be on the property it serves. SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 10 December 2009 ~~~~i ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES ~ Trash receptacles are permitted to be located within the side yard setbacks provided that they are screened from view by appropriate side yard fencing and have access to the street through an appropriate gate. i 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 ~5 possible. However, driveway aprons should be eight feet or less in depth or eighteen feet or greater. ENCROACHMENTS Encroachments of up to three (3) feet are permitted into required yards. Items such as, but not limited to exterior stairs, air conditioning condensers, pool and spa equipment, porches, chimneys, bay windows, media centers, etc. may encroach 3' into the required setback of one side yard, provided a minimum of 36" flat and level area is maintained for access on one side of the house or building. Encroachments cannot extend beyond property lines. SLOPE AND GRADING CONSIDERATION It is the design intent of this project to work with the existing topography of the site. It is expected that there will be a balance between cutting and filling on the site. Grading of existing topography has already occurred under the previous approvals. It is preferable for lots to step in elevation along streets rather than across streets; stair stepping streets up the slope shall be avoided as much as possible. ® Homes located at the bottom of a slope shall be plotted so as to maximize the flat, useable portion of the year yard for the home. u The use of retaining walls to take up the slopes between the lots shall be minimized. The use of deepened foundations is encouraged. The use of retaining walls to increase usable yard areas is acceptable. ~~ ARCHITECTURAL DESIGN OVERVIEW ,; The purpose of this section is to provide guidance on the architectural design and massing of the various home plans within the community. Care and consideration should be given when plotting specific home plans on specific lots to insure a variety of massing, architectural style and color and material variation within the project. ~~ SORRENTO EAST AT DUBLIN RANCH AREA F • RESIDENTIAL GUIDELINES 11 December 2009 .. ARCHITECTURAL DESIGN AND STYLE STANDARDS ~s~~~~ RESIDENTIAL GUIDELINES MASSING The homes shall be articulated so that the massing of the perceived street scene of a neighborhood has variety and visual interest. This is applicable to the front, and street facing side elevations of the corner lots, as well as easily visible rear elevations such as those that back onto public. streets outside the development. Unless it is not appropriate to the architectural style, this can be accomplished by providing a variety of both single double and third story elements. Solutions to achieve these goals include: ® Single story porch elements ® Second and third floor setbacks o Variation in floor plan design - Variation in roof lines ARCHITECTURAL FORM The use of various architectural forms is encouraged within the architectural vocabulary of the project. Examples of these forms are: u,. ~ Porches Balconies Bay windows "" a Chimneys ,~~, CORNER LOTS The building materials on the front facade should wrap to a logical termination point or perpendicular change of plane on the elevation adjacent to the exterior side yard. Typical enhancements may include: o Principal window treatments like those found on the front elevations ~ Additional decorative shutters Additional roof plane breaks -~ Additional accent colors, materials and decorative detailing u Accent elements such as vents, outlookers, and decorative grille work Other similar features that create additional visual interest PERIMETER EDGE CONDITIONS When homes are adjacent to perimeter streets, open space or other public spaces, side and rear elevations that abut these areas should be enhanced to provide visual interest to the edge condition. The architect should pay close attention to second and third stories. Typical enhancements may include: .~„ Principal window treatments like those found on the front elevations Additional decorative shutters Additional wall-plane breaks Additional roof-plane breaks ^ Color blocking £~~~ SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 12 December 2009 ~~~~5- ` ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES a Additional decorative detailing ® Other similar features that create additional visual interest on the exposed elevations REAR ELEVATIONS Due to the alley loaded nature of these homes, the rear elevation is of equal importance as the front elevation and should be treated as such. Typical architectural features may include: ~ Principal window treatments like those found on the front elevations a Additional decorative shutters ~ Additional decorative architectural detailing ~ Additional architectural materials as found on some front elevations ^ Color blocking a Other similar features that create additional visual interest PORCHES AND DECKS x Porches can be used as single story elements at the street or paseo elevations if they are incorporated into the architecture and rooflines of the home. u A minimum of 20% of the homes should have front porches 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. ARCHITECTURAL PROTECTIONS .~ Appropriately scaled architectural projections are encouraged to provide additional massing forms on the various elevation styles. SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 13 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS ~°tu~ ~! RESIDENTIAL GUIDELIN~ n 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: a Decorative surrounds o Porches ^ Porticos ~ Garden walls and gates INTERIOR CONDITIONS (SIDE YARDS) Side elevations of the homes are, in most cases, placed along a Private Yard Easement and are also retaining with a deepened foundation.. Thus these sides will not have architectural relief similar to the front and rear of the home. Locations of windows shall be considered as explained in the Privacy section of these guidelines. WINDOWS AND DOORS Windows and doors shall vary because of the various elevation styles required among the plan types. In addition, they should reflect restraint in the number of types, styles and sizes. Consistency of window and door detailing on all elevations must be maintained. On all elevations, openings shall be articulated with the appropriate head and sill detail as a minimum. Jamb trim can be added where appropriate. ~ Shutters, if incorporated, should be traditional in design and sized appropriately for the window they are intended to serve. u 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 GUIDELINES 14 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS ~ ~ ~~i RESIDENTIAL GUIDELIN Satellite dishes shall be located so that they are limited from view from the street or public way as much as possible. ^ Roof penetrations for vents shall be on the rear side of roof ridges whenever possible. All vents shall be painted to emulate the color of the adjacent roofing material. ® Overhangs shall be consistent throughout the neighborhood and shall be appropriate to the elevational style of the home. a 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 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 ARCHITECTURAL DESIGN AND STYLE STANDARDS ~~~~~ RESIDENTIAL GUIDELIN Front Loaded Single Family Homes The following standards apply to front loaded single family homes. As small lot single family homes in the Sorrento East development, this design concept is intended to create affordability by design, offering an alternative to attached homes that provides a similar size of home and also provides a private usable yard space to compliment the public open space within the project. Development standards are appended by City Ordinance found in the Residential Site Development Standards table. The following sections are intended for conceptual purposes; flexibility and design creativity are welcome, so long as the community concept is kept intact. SITE PLANNING OVERVIEW It is important to create a street or paseo scene that provides visual quality and variety. Front loaded homes with minimum setbacks and driveway aprons requires this to be accomplished by providing architectural massing relief through recessed garages, varying the planes between the first second and/or third stories and providing balconies and other architectural details and elements along the alley or street. Along paseos or where setbacks allow, this can be accomplished by siting homes with varying setbacks and providing porches and or patios with courtyard walls in addition to providing relief in the massing of the home itself. PRIVACY It is extremely important to pay close attention to the area between the homes as this area is used to provide the private yard space for each residence through the use of "~" shared-use easements. The architect must pay close attention to the window placement on the first and second floors in order to ensure maximum privacy between homes. These homes should be viewed with an "active" and a "passive" side when placing windows and arranging rooms and uses. - ~ SIDE YARDS The homes shall be plotted so as to maximize the visual separation between homes within the project. SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 16 December 2009 ~`- ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDE~NES 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 may be located within the side yard setbacks. o Trash receptacles are permitted to be located within the side yard setbacks provided that they are screened from view by appropriate side yard fencing and have access to the street through an appropriate gate. REAR YARDS The homes shall be plotted so as to maximize the rear usable portion of the lot for the homeowner's private open space. Air conditioner condensers may be located in the rear yards of these homes. v,"~ ENCROACHMENTS Encroachments of up to three (3) feet are permitted into required yards. Items such as, but not limited to exterior stairs, air conditioning condensers, pool and spa equipment, porches, chimneys, bay windows, media centers, etc. may encroach 3' into the required setback of one side yard, provided a minimum of 36" flat and level area is maintained `~ for access on one side of the house or building. Encroachments cannot extend beyond property lines. SLOPE AND GRADING CONSIDERATION It is the design intent of this project to work with the existing topography of the site. It - is expected that there will be a balance between cutting and filling on the site. ~ Grading of existing topography has already occurred under the previous approvals. ^ It is preferable for lots to step in elevation along streets rather than across streets; `#" stair stepping streets up the slope shall be avoided as much as possible. . 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. c~ The use of retaining walls to take up the slopes between the lots shall be minimized. " The use of deepened foundations is encouraged. The use of retaining walls to increase usable yard areas is acceptable ARCHITECTURAL DESIGN OVERVIEW The purpose of this section is to provide guidance on the architectural design and massing of the various home plans within the community. Care and consideration SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 17 December 2009 ~~ ~5E ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDEL ES should be given when plotting specific home plans on specific lots to insure a variety of massing, architectural style and color and material variation within the project. MASSING The homes shall be articulated so that the massing of the perceived street scene of a % neighborhood has variety and visual interest. This is applicable to the front, and street facing side elevations of the corner lots, as well as easily visible rear elevations such as those that back onto public streets outside the development. Unless it is not appropriate to the architectural style, this can be accomplished by providing a variety of both single and double story elements. Solutions to achieve these goals include: ^ Single story porch elements ~ Second and third floor setbacks a Variation in floor plan design ~ Variation in roof lines ARCHITECTURAL FORM The use of various architectural forms is encouraged within the architectural vocabulary of the project. Examples of these forms are: Porches ~ Balconies a Bay windows u Chimneys CORNER LOTS The building materials on the front facade should wrap to a logical termination point or perpendicular change of plane on the elevation adjacent to the exterior side yard. Typical enhancements may include: c~ Principal window treatments like those found on the front elevations a Additional decorative shutters Additional roof plane breaks ® Additional accent colors, materials and decorative detailing u Accent elements such as vents, outlookers, and decorative grille work Other similar features that create additional visual interest M 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 SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 1g December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS ~Z~~~ ~. RESIDENTIAL GUIDELI S ^ Additional wall-plane breaks ^ Additional roof-plane breaks ® Color blocking ^ Additional decorative detailing ^ Other similar features that create additional visual interest on the exposed elevations PORCHES AND DECKS Porches can be used as single story elements at the street elevations if the are incorporated into the architecture and rooflines of the home. ^ Front porches are encouraged ^ Porches and decks shall be designed to reflect the appropriate scale and detail for the architectural style they are associated with. ^ Porches shall be a minimum of three (3) feet in depth so that they are usable to the residents ARCHITECTURAL TREATMENT ELEVATIONS Where materials from one elevation terminate on an adjacent elevation, care and consideration shall be given to identify an appropriate terminus for the material. Material changes should occur at inside corners, pop-outs or other reasonable location. Materials applied to any elevation should be returned to a logical point of termination at a perpendicular change of plane -where practical, on the adjacent elevation. RECESS AND SHADOW Consideration shall be given on every elevation to providing opportunities for recesses -~ and shadow lines to be created by the architecture of the home. ARCHITECTURAL PRO ECTIONS 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. ..4 SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 19 December 2009 ~ 3 J~ ~~ i ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELIN ENTRY STATEMENT Each home shall have an appropriately scaled entry element. These elements may include: ^ Decorative surrounds ^ Porches ~.~ ^ Porticos ^ Garden walls and gates INTERIOR CONDITIONS (SIDE YARDS) Side elevations of the homes are in most cases placed along a Private Yard Easement and are also retaining with a deepened foundation. Thus these sides will not have architectural relief similar to the front and rear of the home. Locations of windows shall be considered as explained in the Privacy section of these guidelines. WINDOWS AND DOORS '°~ Windows and doors shall vary because of the various elevation styles required among the plan types. In addition, they should reflect restraint in the number of types, styles and sizes. Consistency of window and door detailing on all elevations must be maintained. On all elevations, openings shall be articulated with the appropriate head and sill detail as a minimum. Jamb trim can be added where appropriate. ^ Shutters, if incorporated, should be traditional in design and sized appropriately for the window they are intended to serve. °°~ ^ Window grids should be appropriate to the architectural style of the residence ^ Windows may be provided in various shapes and sizes provided that they are appropriate to the architectural style. ~~, ^ Bay windows should be carried down to grade or express appropriate visual support of a cantilevered condition. The wall area of bay windows shall be detailed in a manner that is appropriate to the architectural style of the home. ROOFS A variety of roof plans and pitches is desired and will assist in meeting the massing and site criteria for this project. There are no stipulations for roof pitch, other than that the roof pitch should be appropriate to the elevational style of the home. ^ Mechanical equipment is not permitted on the roof ^ Satellite dishes shall be located so that they are limited from view from the street or public way as much as possible. Roof penetrations for vents shall be on the rear side of roof ridges whenever possible. All vents shall be painted to emulate the color of the adjacent roofing material. -° SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 20 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS ~~}} ~~ ~ ~ I RESIDENTIAL GUIDELIN~ ^ Overhangs shall be consistent throughout the neighborhood and shall be appropriate to the elevational style of the home. ^ Porch roofs shall be appropriate scale for the home's elevational style. MATERIALS AND COLORS Within a given architectural style, the exterior shall receive a consistent use of materials and colors. Accent materials such as brick and stone used on street facing elevations shall be returned to a logical point of termination at perpendicular change of plane - where practical on the adjacent elevations. Materials shall be used as details to compliment the various architectural styles, and may include: ^ Stucco Wood ^ Stone Veneer ^ Brick Veneer ^ High density foam Full metal roofs are prohibited, but metal roofing as an accent on a porch roof or bay window is permitted. Composition shingles, built-up or roll roofing or similar materials are prohibited. ACCESSORY STRUCTURES Accessory and garden structures are subject to the City of Dublin Building Code in ,,~ effect at the time of construction. Development standards are appended by City Ordinance found in the Residential Site Development Standards table. s,. SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 21 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINE Attached Homes The guidelines in the following sections are intended for conceptual purposes only. Flexibility and design creativity are encouraged so long as the community concept is intact throughout the design of the residential neighborhoods. SITE PLANNING LOT ORIENTATION PRESERVING VIEWS Careful building placement and street orientation can help protect visual quality for `"* residents throughout Sorrento East at Dublin Ranch. Where feasible, preserving views, as well as creating vistas to other open space elements, is encouraged. PEDESTRIAN CONNECTIONS Due to the higher densities of attached units, special design consideration is needed to assure ahigh-quality living environment. In particular, convenient access to sidewalks and trails that lead to open space is important. Where appropriate, buildings should be grouped to create effective outdoor space and respect privacy of residents and adjacent uses. VISIBLE BUILDINGS PERIMETER EDGE CONDITIONS On buildings adjacent to perimeter streets, open space or other public areas, elevations that face such areas should be articulated and treated to provide visual interest to the edge condition. Particular consideration should be given to the treatment of second and third stories and roof elements. Articulation to visible elevations along perimeter areas can be achieved through the use of the following, but not limited to, elements: Upper story decks; Principal window treatments; ~ Off-set wall planes; u Roof plane breaks; ~~ w SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 22 December 2009 ~~~~~ i " ` ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINE ~ Color blocking; ^ Introduction of accent building materials and colors; ^ Introduction of accent elements such as vents, out lookers, decorative shutters, and decorative grille work consistent with the front elevation; or Other similar features that provide visual accents to the side or rear elevation being enhanced. ARCHITECTURAL DESIGN INTRODUCTION By the very nature of the product, attached projects function as small neighborhoods or communities. Each neighborhood should be designed for internal compatibility, using a blend of building types, harmonious architectural styles and a tastefully balanced palette of colors and materials. Regardless of its architectural style, the architecture of a building is comprised of four basic components. These architectural components consist of Building Facades, Roofs, Garages, and Detail Elements. Together, when these components are designed appropriately, a cohesive yet diverse residential neighborhood environment will be realized, consistent with the goals and objectives of Sorrento East at Dublin Ranch. BUILDING FACADE BUILDING FORM Human scale is a key factor in maintaining a pedestrian oriented neighborhood. This can be achieved through variety in building forms and by breaking up building shapes into multiple forms. Buildings should incorporate offsets both horizontally and vertically, minimizing expansive uninterrupted wall planes. ... ~ Projections and recesses should be used to provide shadow and depth. Combinations of one, two and three story forms should be used to help to create variety in setback and overall building form. ® Roof lines should be varied in type, height and direction to create visual interest. BUILDING HEIGHT Buildings should incorporate height reducing elements such as: Stepping down of three-story buildings with the grade plane Offset stories to create one or two story roofed elements u Material changes SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 23 December 2009 „~ ~~~ ~~I ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDE NES ,., it PUBLIC FACING ARCHITECTURE ,A., 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. ~ ^ 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 w 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 r elements in creating awell-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 ~'"' encouraged throughout the neighborhoods of Sorrento East at Dublin Ranch. ~, ^ Roof materials should be compatible with the architectural style of the residence. '~ SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 24 ~.. December 2009 .~ ~, ~~~ ~5~ ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES • Permitted Roof Materials u Concrete Barrel Tiles Clay or Concrete "S" Tiles ~ Low profile S-tiles n Concrete Flat Tiles o Metal Roofs for bays or porches • Prohibited Materials a Wood Shake a Rolled roofing material Architectural Grade Composition Shingles SKYLIGHTS Skylights are permitted, but should be designed as an integral part of the roof. White "bubble' skylights are not permitted. Skylight framing material should be bronze anodized or colored to match the adjacent roof. GARAGES GARAGE DOORS Garage doors should be recessed from the wall plane. DETAIL ELEMENTS ENTRIES Front entry doors and entryways should provide a focal point to each residential unit and should be protected with overhangs, recesses, porches, or trellises. COURTYARDS Courtyards are encouraged as they provide a transition from the public space of the street to the entrance of the dwelling. Courtyard walls, when provided, should be finished appropriately to match the adjacent structure and should appear as an extension of the architecture of the main building. Stone, ceramic tiles, steps, recesses, cut-outs, or wrought iron accents appropriate to the architectural style of the residence are encouraged within the courtyard. SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 25 December 2009 ~ ARCHITECTURAL DESIGN AND STYLE STANDARDS S~ ~ ~5I RESIDENTIAL GUIDELINES ,.. w ~' BALCONIES ""'' Balconies, when provided, should be designed to be in scale and proportion with the ,. architecture of the adjoining building. u Covered or trellised balconies are preferred. rw ^ Balcony supports, if used, should be proportional to the size of the balcony. ~°- a Balconies should be designed as an integral component of the architecture. w ~ Columns used in conjunction with the patio covers and balconies should be appropriately spaced and sized. '"" ~ Balconies are considered part of the building envelope and should conform to the ~" setback criteria. ~• WINDOW TREATMENTS Windows on the front elevations and visible side and rear elevations should feature trim surrounds, headers or sills. The style of windows should be compatible with the "'~ architectural style of the residence. ~' ARCHITECTURAL DETAILS ~„ Detail elements should be consistent with the architectural style. Detail elements include, but are not limited to: u Shutters; ~° u Enhanced sills; +~ ® Decorative lights; a Decorative railings or balconies; "~ u Decorative eaves; "' u Decorative rafter tails; ,~, Door or window surrounds; !~ Decorative vents; ~~ Outlookers, corbels, or supports; _~ a Decorative raised panels; ~., u Decorative stone or brick; ~ Decorative grille work; and '"" ~ Accent materials. VENTS Type B vents for gas appliances, water heaters, and heating units should be painted to match the roof color. Such elements should be located to minimize visual impact to ~„ building elevations. +. ~ SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 26 ~, December 2009 ~~ ~ ~~1 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELIN GUTTERS AND DOWNSPOUTS Exposed gutters and downspouts, when used, should be colored to match or complement the surface to which they are attached. MECHANICAL EQUIPMENT Special care should be made so that mechanical treatment does not detract from the architecture of the primary residence. ® Mechanical equipment such as air conditioners, heaters, television and radio antennas, and other such devices should not be mounted on any roof. When this is infeasible, effort should be made to screen the equipment as practical with a solid screen. ® Ground mounted air conditioning units should be screened from view from public streets, where possible. Landscaping ,lattice, and fencing are acceptable screening techniques Satellite dishes shall be located so that they are limited from view from the street or public way as much as possible. METERS Where feasible, meters should be screened from view as not to distract from the architecture of the building. Natural gas meters should be grouped and screened behind walls or placed in cabinets. ~ Electrical meters should be ganged and located behind doors. ^ Screen walls and electrical enclosures should be designed integral to the project's architecture. - ° SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 27 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELIN ARCHITECTURAL STYLES OVERVIEW The communities of the Sorrento East Specific Plan are conceived as a series of Italian hillside villages. The architecture is intended to evoke a sense of consistency and place from home to home rather than specific architectural styles. Landscape Architecture and grading within the project have been designed to further the theme of the village and encourage a sense of connectedness to the surrounding natural beauty of the area. Above are the various architecture design standards and the following will describe the main architectural elements of each which will provide guidance for architectural elements and materials that may be used on this project. The architectural styles included in the current Paseo Green Court Homes are Lombardy, Tuscan, Provence, Romagna, Florentine and Veneto. The architectural styles for the Alley Loaded and Front Loaded Single Family Homes in the current proposal include the following styles; Rustic Italian, Country Italian, Village Italian and Coastal Italian. The architectural style included in the current Attached Home community is Rustic Tuscan. SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 28 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES Lombardy Design IDENTIFYING CHARACTERISTICS ^ Formal arrangement of building forms ^ Mostly hipped roof forms w/occasional shed or gable Predominantly barrel the roofs STANDARD ELEMENTS Building Form Formal, symmetrical arrangement of two story forms with added one and three story wings. Roofs ~~ Typical Overhang: 9"-18" Typical Roof Slope: 3:12 - 4:12 Typical Roof Form: Predominantly Hipped Roof Forms with Gables or Sheds in feature locations Typical Roof Material: Barrel Concrete Tile Walls & Windows u Stucco with a light texture ~:~ Occasional use of hood element and deep sill supported by corbel Window grids facing all public streets and other locations in clear public view Garage doors setback 4" Details u Decorative raised stucco panels at bay windows or upper floor projections Decorative metal railing U Enhanced head, and sill details at windows Stucco over foam corbels at eaves ^ Architectural vents ® Stucco over foam detailing Decorative shutters C3 Enhanced entry surround [~ Decorative Corinthian or Doric columns Colors ~ Variety of rich "earthy" body colors with lighter or darker contrasting colors for trim and accent elements. ENHANCEMENT OPPORTUNITIES Additional detailing at exposed side and .rear elevations where viewed from the public street or public way a Additional detailing and elevational relief on corner lots SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 29 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS ~~~~s~ RESIDENTIAL GUIDELI S Provence Design IDENTIFYING CHARACTERISTICS ^ Informal arrangement of building forms ^ Mostly shed roofs with gable roofs in featured locations ^ Predominantly barrel-tile roofs Decorative eave detailing STANDARD ELEMENTS Building Form Informal, asymmetrical arrangement of one, two, and three story building forms Roofs !:~ Typical Overhang: 9"-18" ^ Typical Roof Slope: 3:12 - 4:12 ^ Typical Roof Form: Gable with varying Roof Planes ^ Typical Roof Material: Barrel Concrete Tile Walls & Windows ^ Stucco with a light texture ^ Window grids facing all public streets and other locations in clear public view ^ Garage doors setback 4" Details ^ Enhanced entry surround ^ Decorative stucco over foam Genoise -look treatment at select enhanced eaves ^ Decorative metal Juliet Balconies ^ Enhanced head, and sill details at windows ^ Architectural vents at gable ends ^ Decorative shutters ^ Stucco over foam detailing Colors Variety of rich "earthy" body colors with lighter or darker contrasting colors for trim and accent elements. ENHANCEMENT OPPORTUNITIES ^ Additional detailing at exposed side and rear elevations where viewed from the public street or public way ^ Additional detailing and elevational relief on corner lots SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 30 December 2009 "'~ ARCHITECTURAL DESIGN AND STYLE STANDARDS ~~~~5s RESIDENTIAL GUIDEL ES Tuscan Design IDENTIFYING CHARACTERISTICS ® Informal arrangement of building forms ^ Mostly shed and gable roofs with occasional hip at tower :~ Exposed Rafter Tails u Predominantly barrel the roofs STANDARD ELEMENTS Building Form U Informal, asymmetrical arrangement of one, two, and three story building forms Roofs Typical Overhang: 9"-18" u Typical Roof Slope: 3:12 - 4:12 Typical Roof Form: Shed and gable with cantilevered Barge supported by Outlookers ® Typical Roof Material: Barrel Concrete Tile Walls & Windows u Stucco with a light texture Window grids facing all public streets and other locations in clear public view u Garage doors setback 4" Details 0 Enhanced entry surround ~ Decorative rafter tails at enhanced eaves ® Decorative metal railing u Enhanced head, and sill details at windows U Gable ends accented with Decorative rosette or outlookers Stucco over foam detailing u Decorative shutters Colors ~ Variety of rich "earthy" body colors with lighter or darker contrasting colors for trim and accent elements. ENHANCEMENT OPPORTUNITIES Additional detailing at exposed side and rear elevations where viewed from the public street or public way ~ Additional detailing and elevational relief on corner lots SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 31 December 2009 .~ ~~~~~~ ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELINES Romagna Design IDENTIFYING CHARACTERISTICS ® Informal arrangement of building forms C7 Mostly shed roofs with occasional gable roofs in featured locations ^ Exposed Rafter Tails u Predominantly steep pitch roofs with flat the STANDARD ELEMENTS Building Form ^ Informal, asymmetrical arrangement of one, two, and three story building forms Roofs ~ Typical Overhang: 9"eaves with tight rakes as occurs u Typical Roof Slope: 6:12 - 8:12 ~ Typical Roof Form: Shed with Gable ~ Typical Roof Material: Flat Concrete Tile Walls & Windows Stucco with a light texture Window grids facing all public streets and other locations in clear public view u Garage doors setback 4" Details Enhanced entry ~ Select feature door or window with arch top ~ Feature windows with head and sill trim !~ Gable ends accented with decorative vents 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 trim and accent elements. ENHANCEMENT OPPORTUNITIES Additional detailing at exposed side and rear elevations where viewed from the public street or public way SORRENTO EAST AT DUBLIN RANCH AREA F • RESIDENTIAL GUIDELINES 32 December 2009 ~,~~~~~ ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDEL ES Florentine Design IDENTIFYING CHARACTERISTICS ~ Formal arrangement within a complex whole Mostly hipped roofs with minimal shed and gable roofs in featured locations Predominantly steep pitch roofs with use of flat the STANDARD ELEMENTS Building Form Formal arrangement of individual building forms within a more complex whole Roofs Typical Overhang: 9"eaves with tight rakes as occurs !~ Typical Roof Slope: 6:12 - 8:12 Typical Roof Form: Predominantly Hip ® Typical Roof Material: Flat Concrete Tile Walls & Windows ^ Stucco with a light texture ® Minimal horizontal window grids Garage doors setback 4" Details ~ Enhanced entry ~ Decorative stucco over foam detail at eaves ® Simple, head, jamb and sill trim ® Enhanced sill at feature window u Select elevations with arched feature door or window Decorative shutters U Stucco over foam detailing u Decorative metal Juliet balcony railing Colors ~ Variety of rich "earthy" body colors with lighter or darker contrasting colors for trim and accent elements. ENHANCEMENT OPPORTUNITIES ~ Additional detailing at exposed side and rear elevations where viewed from the public street or public way SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 33 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS ~~ ~-~i RESIDENTIAL GUIDELI S Veneto Design IDENTIFYING CHARACTERISTICS ® Informal arrangement of building forms ^ Mostly Gable roofs with occasional shed roofs in featured locations k, ^ Predominantly steep pitch roofs with use of flat the STANDARD ELEMENTS Building Form ^ Informal, asymmetrical arrangement of one, two, and three story building forms Roofs ^ Typical Overhang: 9"eaves with tight rakes as occurs ^ Typical Roof Slope: 6:12 - 8:12 ^ Typical Roof Form: Gable with Shed ^ Typical Roof Material: Flat Concrete Tile Walls & Windows ^ Stucco with a light texture ^ Minimal horizontal window grids Garage doors setback 4" Details ^ Enhanced entry ^ Decorative metal railing ® Simple head with no jamb or sill trim ® Enhanced surround at feature window Decorative shutters Stucco over foam detailing Decorative rosette or outlookers at gable ends Colors ^ Variety of rich "earthy" body colors with lighter or darker contrasting colors for trim and accent elements. ENHANCEMENT OPPORTUNITIES ^ Additional detailing at exposed side and rear elevations where viewed from the public street or public way SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 34 December 2009 ~~ ARCHITECTURAL DESIGN AND STYLE STANDARDS ~'~ ~~ ~~ I RESIDENTIAL GUIDEL ES Rustic Tuscan Design IDENTIFYING CHARACTERISTICS Design cues from the regions of Toscana and Umbria Rustically styled homes are evocative of the Italian countryside -° ® Detailing tends to be rustic in keeping with the heavier materials such as stone that are used to enhance these homes. STANDARD ELEMENTS Building Form Informal, asymmetrical arrangement of one, two, and three story building forms Roofs Typical Overhang: 6-12"eaves Typical Roof Slope: 4:12 - 8:12; pitch breaks permitted at porches, minimum slope of 3.5:12 ^ Typical Roof Form: Hip, Shed, and Gable ® Typical Roof Material: Concrete S-Tile Walls & Windows Stucco with a light texture Q Minimal or no window grids ^ Window grids, if any, facing all public streets and other locations in clear public view Recessed garage doors Details ® Fully rounded or segmented arch elements on select elevations ~ Decorative metal railing ^ Simple head and sill trim at windows ^ Enhanced stucco over foam surround at feature arches u Decorative shutters Decorative metal details at gable ends on select elevations u Manufactured stone accents 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 ' Additional detailing at exposed elevations where viewed from the public street or public way - SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 35 December 2009 ~~ ~~~ ARCHITECTURAL DESIGN AND STYLE STANDARDS RESIDENTIAL GUIDELIN 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 Feature elements and low profile roofs that combine to create their quiet elegant style. STANDARD ELEMENTS Form & Roof: Low profile hipped roof forms with accent gables at selected locations 4:12 to 5:12 roof pitches; pitch breaks permitted at porches, minimum slope of 3.5:12 Minimum 12 inch eaves and minimum 8 in gable ends ~ Flat concrete the roofing Walls & Windows Stucco with a light texture ~ Square or a minimum 2:1 proportioned vertical rectangular windows Typical grid pattern is 2/2 u Window grids facing all public streets and other locations in clear public view ® Recessed garage doors Details ~ Gable-end accents a Architectural iron work ® Window surround details Stucco over foam detailing Awing details at selected windows U Decorative shutters Enhanced window sill details at selected locations Colors J Body: whites, light-tinted colors, and rich earth tones Trim: whites and lighter tinted colors that compliment the body color u Accent: light or dark shades that contrast to the body color ENHANCEMENT OPPORTUNITIES ~ Additional detailing at exposed side and rear elevations where viewed from the street or pedestrian way Additional detailing and elevational relief on corner lots SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 36 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS Gn ~ ~~ RESIDENTIAL GUIDELINE Coastal Italian Design IDENTIFYING CHARACTERISTICS o Combining the coastal influences of the provinces of Sardinia and Campania ® More casual homes that have a crisp style that is light and fresh u Simple massing forms and gable roofs are familiar architectural elements reminiscent of the simple, easy lifestyle near the coast. STANDARD ELEMENTS Form & Roof Hipped roof forms with accent gables U 4:12 to 5:12 roof pitches; pitch breaks permitted at porches, minimum slope of 3.5:12 Minimum 12 inch eaves and minimum 8 in gable ends u Concrete's' the roofing Walls & Windows ~ Stucco with a light texture ^ Square or a minimum 2:1 proportioned vertical rectangular windows Typical grid pattern is 4/ 1 Window grids facing all public streets and other locations in clear public view !~ Recessed garage doors Details Stucco wainscot detail u Architectural iron work Simple head, sill and jamb details at windows Stucco over foam detailing ~ Architectural medallions ® Decorative shutters Enhanced window sill details at selected locations ^ Architectural arches ^ .Decorative door surrounds ® Decorative columns at porches ~ Decorative rafter tails Colors a Body: whites, light-tinted colors, and rich earth tones Trim: whites and lighter tinted colors that compliment the body color Accent: light or dark shades that contrast to the body color ENHANCEMENT OPPORTUNITIES a Additional detailing at exposed side and rear elevations where viewed from the street or pedestrian way ^ Additional detailing and elevational relief on corner lots SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 37 December 2009 ARCHITECTURAL DESIGN AND STYLE STANDARDS ~~- ~+~~ ~ RESIDENTIAL GUID ES Country Italian Design IDENTIFYING CHARACTERISTICS o Drawing from the provinces of Calabria and Abruzzo ® Homes incorporate uncomplicated detailing, rich S-tile roofing and appropriate decorative elements to create a familiar Italian vernacular. STANDARD ELEMENTS Form & Roof Hipped roof forms with accent gables u 4:12 to 5:12 roof pitches; pitch breaks permitted at porches, minimum slope of 3.5:12 Minimum 12 inch eaves and minimum 8 in gable ends u Concrete's' the roofing Walls & Windows ^ Stucco with a light texture ^ Square or a minimum 2:1 proportioned vertical rectangular windows [~ Typical grid pattern is 4/1 u Window grids facing all public streets and other locations in clear public view u Deep set garage doors Details ^ Stucco wainscot detail a Architectural iron work U Simple head, sill and jamb details at windows Stucco over foam detailing Architectural medallions u Decorative shutters ^ Enhanced window sill details at selected locations ^ Decorative exposed rafter tails Colors t~ Body: whites, light-tinted colors, and rich earth tones Trim: whites and lighter tinted colors that compliment the body color Accent: light or dark shades that contrast to the body color ENHANCEMENT OPPORTUNITIES !~ Additional detailing at exposed side and rear elevations where viewed from the street or pedestrian way Additional detailing and elevation relief on corner lots SORRENTO EAST AT DUBLIN RANCH AREA F -RESIDENTIAL GUIDELINES 38 December 2009