HomeMy WebLinkAbout04-042 DubRchF-Sorrento Stg2 PD
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: September 13, 2005
SUBJECT:
ATTACHMENTS: 1.
RECOMMENDATION: 1.
2.
3.
4.
5.
6.
PUBLIC HEARING: PA 04-042 Sorrento at Dublin Ranch Area F
(south of Gleason Drive) submitted by Toll Brothers, Inc. requesting an
amendment Stage I Planned Development Zoning amendment to PA 01-
037, Stage 2 Planned Development zoning, Site Development Review,
Master Vesting Tentative Tract Maps 7641 & 7651, and ten Neighborhood
Vesting Tentative Tract Maps 7642, 7643, 7644, 7645, 7646, 7652, 7653,
7654, 7655 & 7656.
(Report Prepared by Mike Porto. Planning Consultant) ~
2.
Sorrento at Dublin Ranch Area FEast/West - spiral bound proposal
Stage I & II PD Rezone Package dated received on August 17,
2005 (Distributed under separate cover)
Sorrento at Dublin Ranch Area F West - spiral bound proposal Site
Development Review Package dated received on August 17,2005
(Distributed under separate cover)
Sorrento at Dublin Ranch Area FEast - spiral bound proposal Site
Development Review Package dated received on August 17,2005
(Distributed under separate cover)
Sorrento at Dublin Ranch Area FEast/West - spiral bound Vesting
Tentative Map Package dated received on August 17,2005
(Distributed under separate cover)
Resolution recommending City Council approval of an amendment
to Stage I Planned Development Zoning to PA 01-037 and Stage 2
Planned Development (PD) Zoning for Sorrento at Dublin Ranch
Area FEast & Area F West (south of Gleason Drive) with draft
Ordinance attached as Exhibit A
Resolution approving Site Development Review (SDR) for Sorrento
at Dublin Ranch Area FEast & Area F West (south of Gleason
Drive), Master Vesting Tentative Tract Maps 7641 & 7651, and ten
Neighborhood Vesting Tentative Tract Maps 7642, 7643, 7644,
7645,7646,7652,7653,7654,7655&7656
3.
4.
5.
6.
Open public hearing
Receive staff presentation
Hear public testimony
Close public hearing
Deliberate
Adopt the following Resolutions:
a. Resolution recommending City Council approval of Stage I
Planned Development Zoning amendment to P A 01-03 7, Stage 2
Planned Development Zoning for Sorrento at Dublin Ranch
Area FEast & Area F West (south of Gleason Drive)
(Attachment 5)
COPIES TO:
The Applicant
The Property Owner
PAFile
ITEMNO.~
G:\P A#\2004\04-042 Toll Area F & B\PC\PCSR 9-13-05 J8 comments.doc
b. Resolution approving Site Development Review (SDR) for
Sorrento at Dublin Ranch Area FEast & Area F West (south of
Gleason Drive), Master Vesting Tentative Tract Maps 7641 &
7651, and ten Neighborhood Vesting Tentative Tract Maps
7642,7643,7644,7645,7646,7652,7653,7654,7655& 7656
(Attachment 6)
PROJECT DESCRIPTION:
The proposed project, which is known as "Sorrento at Dnblin Ranch Area F" is located in Area F of
Dublin Ranch within the Eastem Dublin Specific Plan area as shown on the location map. A location
map is on the cover page of each spiral bound document package referenced above. The proposed project
site is generally bounded by the proposed extension of Gleason Drive on the north, Central Parkway on
the south, the proposed extension of Brannigan Street on the west, and the proposed extension of
Lockhart Street on the east. The site consists of two of the master parcels created by Tract Map 7281,
which are known as Area F West (between Brannigan and Grafton) and Area F East (between Grafton
and Lockhart and adjacent to the proposed community park), and related roadway parcels.
The application includes:
a) An amendment to the existing Stage 1 planned development to increase the maximum number of
units permitted on the Project site;
b) Stage 2 Planned Development (PD) zoning for Area F West and Area FEast;
c) Master Vesting Tentative Tract Map 7641 (creating separate master parcels for Neighborhoods 1
through 5);
d) Master Vesting Tentative Tract Map 7651 (creating separate master parcels for Neighborhoods 6
through 10); and
e) Vesting Tentative Tract Maps 7642, 7643, 7644, 7645, 7646, 7652, 7653, 7654, 7655 & 7656
creating individual lots and condominium parcels within Neighborhoods 1 through 10,
respectively.
f) Site Development Review (SDR) for Area F West (including Neighborhoods 1 though 5); and
g) Site Development Review for Area F East (including Neighborhoods 6 through 10).
The Stage I Planned development for the site was approved in April 2004 by PA 01-037. The land uses
of the site approved by PA 01-037 are shown in Table 1, below. Of the 124.8 acres of the project site,
105 acres are designated for Medium Density Residential use, with the remaining 19.8 acres designated
for schools, parks, recreation, and open space.
Existing Use - The project site is currently vacant, rolling hills of non-native grass and barren oftrees
formerly used for dry land farming and livestock grazing. As with all eastern Dublin land, the project site
slopes /Tom the north and northeast to the south and southwest. The open space stream corridors included
in the proposed plan also flows in that direction. In this case, the grade differential or change in
topographic elevation is approximately 113 feet from the northerly boundary to the southerly boundary.
The proposed extension of Grafton Street, which separates Area F West from Area F East, falls
approximately 65 feet /Tom Gleason Drive on the north to Central Parkway on the south. This geography
is suitable for the design concept proposed by the applicant as an Italian hill town where the architecture
and structures conform to the contours of the hillside and opportunities are created for minimizing the
necessity for overgrading and extensive use of retaining walls. Rough grading of Area F south of Gleason
Drive occurred in July ofthis year, and the dirt from this site was needed and used to fill the proposed
60+ acre Sports Park across /Tom the proposed extension of Lockhart Street to the east.
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General Plan and Specific Plan Designations - General Plan and Specific Plan Land Use Designations
within the project site are Medium Density Residential, Elementary School, Neighborhood Square,
Neighborhood Park, and Open Space. The Stage 1 development plan for the site zoned all of the site
consistently with the General and Specific Plan designations.
The total number of units proposed for Sorrento at Dublin Ranch Area F is 1,111, which is consistent with
the Medium Density Residential land use designation (6.1 to 14 units per acre) in the General Plan and the
Eastern Dublin Specific Plan. Total units by neighborhoods are shown in Tables 5 and 6, below. All
units are intended to be sold as lots or condominiums.
Surrounding Uses - The uses surrounding the project area are described as follows:
· To the north (north of Gleason Drive) - Dublin Ranch Area F North including Medium Density
residential development within Neighborhood FI and Low Density residential development within
Neighborhood F2 currently under construction by Pulte Homes.
· To the west (across the proposed extension of Brannigan Street) - Vacant property owned by the
Dublin Land Company generally designated for Medium-High and High density residential land
uses, but currently anticipated for an upcoming application and review to establish land use and
zoning consistency.
· To the east - (across the proposed extension of Fallon Road and the Fallon Sports Park) - Area A
of Dublin Ranch, Dublin Ranch Golf Course, and associated single-family residential
neighborhoods with construction in progress. The proposed Community Park anticipated for
development as a sports park is located east of the proposed extension of Lockhart Street and east
of the residential area within Area F East all of which are east of the proposed project.
· To the south - Central Parkway, Area G, and a portion of Dublin Ranch Area B to the southeast.
In Area G: a) the Fairway Ranch affordable housing project which is a high-density residential
development currently under construction, b) Neighborhoods MH-I and MH-2 in Area G, both
Medium-High Density Residential projects currently completing construction and occupancy, and
c) the Village Center Neighborhood Commercial development.
Land Use Summarv - The land uses resulting /Tom the last amendment and number of units allowed
under each land use category for Area F (south of Gleason Drive) are summarized in Table I, below.
Table 1:
land Use and Residential Unit/Density Distribution
Land Use and Distribution of Residential Units Prior to PA01-037 Approved Stage 1 PD
lall acreaae is reD resented bv a aross total amount)
AreaF (south of Gleason Drive) gross acres no. of units gross acres no. of units
M Medium Density Residential (south of Gleason Road) 110.6 ac 1,105 du 105.0 ac 1,050 du
M/CP Medium Densitv Residential/Community Park 13.0 ac 130 du 0.0 ac 0 du
CP Community Park 52.0 ac 65.9 ac
NP NeiQhborhood Park(1) 5.6 ac 5.6 ac
NS Neiahborhood Sauare 2.0 ac 2.0 ac
ES Elementarv School Site 10.0 ac 10.0 ac
OS Open Space/Stream Corridor/Multi-Use Trail 5.3 ac 8.4 ac
P/SP Public/Semi-Public 3.9 ac 0.0 ac
Subtotal Area F (south of Gleason Drive) 202.4 ac 1,236 du 196.9 ac 1,050 du
Subtotal Area F (north of Gleason) - Neiohborhoods F1 & F2 86.9 ac 190 du 88.5 ac 240 du
Total(2) approved by PA 01-037 289.3 ac 1,426 du 285.4 ac 1,290 du
Units proposed bv PA 04-042 1,111 du
within Area F North 240 du
Total for Area F with units currentlv prODOsed 1,351 du
units less than initiallv allowed 1426-135=75 75.00 du
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Notes:
p, Neighborhood Square, Elementary School. and Neighborhood Park sites remained the same size and at the same location.
(2) The discrepancy in land use areas was due to imprecise land use calculations for the prior approvals and the realignment of
area roads.
Table 2 was prepared based on the plans and figures in this application.
Table 2:
Area F West and Area FEast - land Use Summary and Residential Density
Land Use Designation Gross Acres No. of Units Gross Densitv
Area F West Between Branniaan Street and Grafton Street:
M Medium Densitv Residential 42.6 ac 423 du 10.17 du/ac
NS Neiahborhood Sauare 2.4 ac N/A N/A
Area F West Subtotal 45.0 ac 423 du
Area FEast Between Grafton Street and Lockhart Street:
M Medium Densitv Residential 62.4 ac 688 du 11.03 du/ac
NP NeiQhborhood Park 5.5 ac N/A N/A
ES Elementarv Schoor Site 11.9 ac N/A N/A
Area FEast Subtotal 79.8 ac 688 du
Total Sorrento at Dublin Ranch - Area F south of Gleason 124.8 ac
AveraQe Density 105.0 ac 1,111 du 10.58 du/ac
Consistencv with the General Plan - Sorrento at Dublin Ranch currently proposes to develop 1,111
units within the 105 acres designated for Medium Density Residential land use. Prior to the last land use
amendment for all of Area F, a total of 1,426 units of Low Density and Medium Density Residential
development were allowed. This figure included 130 units to be developed in a transitional zone
encompassing both a Community Park and Medium Density Residential uses, identified as the M/CP land
use designation and PD-M/CP zone. The purpose of this mixed land use designation was to buffer the
residential neighborhoods /Tom the proposed Community Park.
The General Plan amendment approved with PA 01-037 allowed for the M/CP transitional zone to be
eliminated following the resolution of issues regarding the Applicant's 404 streambed permit by the Army
Corps of Engineers and the Department ofFish and Game. As a result, 50 units of the total allowed by
the approved densities were redistributed to the Neighborhoods FI and F2 north of Gleason Drive and the
Community Park and Open Space corridor showed an increase in acreage. The 90 units remaining from
the total originally approved were not redistributed or reassigned.
The current application for 1,111 units applicable to 105 gross acres of Medium Density Residential use
corresponds to a proposed average density of 10.58 units per acre. This figure is within the density for the
Medium Density designation, which is 6.1 to 14 units per acre. Therefore, the proposed residential
development is consistent with the land use designations and density permitted by the General Plan and
Eastern Dublin Specific Plan. In addition, the proposed level of development has been addressed in prior
environmental reviews, analyses, and assessments (including traffic studies) identifying potential
environmental impacts as those preceding documents approved 90 more units than the 1050 units
approved under the most recent actions (PA 01-037, Ord. No. 12-04). Documentation, determinations,
and actions taken on environmental reports related to the proposed projects are discussed in the
Environmental Review section in this staff report. Since no further impacts beyond those addressed
previously would result, the proposed development is consistent and in conformity with the scope ofthose
enviroumental reviews, studies, and reports as adopted with mitigation measures.
STAGE 1 PLANNED DEVELOPMENT ZONING AMENDMENT - A Stage 1 Development Plan
does the following:
I. establishes the entire area as a Planned Development (PD) zoning district;
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2. establishes the permitted, conditional, accessory, and temporary uses;
3. depicts the over all site plan and development site areas;
4. identifies proposed densities, maximum number of residential units, and (as applicable) the
maximum square footage of non-residential building area;
5. presents the general circulation systems, phasing plan, and Master Landscaping Plan; and
6. establishes consistency with the General Plan and (in this case) also with Eastern Dublin Specific
Plan.
(See Dublin Municipal Code, sect. 8.32.040.) The Stage 1 PD zoning set forth a unit total of 1,290 units
for all of Area F, which includes in addition to Area F West and Area F East. It provides for a maximum
of240 units in Area F North and 1,050 units south of Gleason Drive. The proposed amendment would
increase the maximum number of units within Area F West and Area F East by 61 units [rom 1050 to
1I11 units. It would also increase the aggregate maximum in Area F /Tom 1290 to 1,351 units. The
parking, as proposed by the applicant for both resident and guest, has been provided consistent with past
developments and in fact exceeds the requirements of the City of Dublin Zoning Ordinance for parking
(Chapter 8.76). As stated above, under the consistency with the "General Plan" discussion, currently the
proposed total of I, III units is consistent with the General Plan and the previous environmental reviews,
including traffic studies, conducted and adopted with prior approvals.
STAGE 2 PLANNED DEVELOPMENT ZONING - The Stage 2 PD zoning would apply to the 105
acres of Medium Density Residential within Area F West and Area F East. The Zoning Ordinance
provides that a Stage 2 development plan includes:
1. A statement of compatibility with the Stage 1 Development Plan;
2. A statement of Permitted, Conditional, Accessory & Temporary Uses;
3. A detailed site plan;
4. Site areas and proposed densities;
5. Development Regulations - including lot area, lot dimensions, lot coverage, setbacks,
building height, and parking standards;
6. Architectural Design Standards; and
7. Preliminary Landscaping Plans.
The application for the Stage 2 Development Plan includes a spiral-bound booklet in an 8Yz" x II" format
with fold-out exhibits, as appropriate, entitled "Stage II PD Rezone Package." This collection of
documents includes each ofthe required elements ofthe Stage 2 Development Plan, and the proposed
ordinance adopting the Stage 2 Development Plan incorporates each ofthese elements by reference. The
booklet also contains a narrative description of both Area F West and Area F East and each
Neighborhood. The Development Regulations to be incorporated into the Ordinance are presented as a
matrix for both Area F West and Area F East. The standards, specific to each of the 10 neighborhoods
within this PD zone, are shown on the matrix. These standards conform to the Residential Development
Guidelines presented and adopted with the Stage I Development Plan P A 01-037.
This document also includes a development plan, phasing plan, street cross sections, residential design
guidelines (including architecture), and design elements for pedestrian and vehicular circulation,
streetscape, and recreational components of the plan. Parking standards are discussed under this section,
while the design elements have been incorporated into the discussion under the Site Development
Review.
Parking- One of the key issues for this application is the parking standards. The design and placement of
parking is a key factor for integrating the structures in the project with the hillside slope. Covered parking
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is accommodated in garages tucked beneath the living spaces and accessed via alleyways and motor
courts. About one third ofthe required guest parking is provided on areas controlled by the Homeowners
Association (HOA). The other two-thirds of required guest parking and excess parking is primarily
provided curbside as parallel parking on the streets to be dedicated as public right-of-way.
The parking, as proposed by the Applicant for both resident and guest, has been provided consistent with
past developments and in fact exceeds the requirements of the City of Dublin Zoning Ordinance for
parking (Chapter 8.76).
The Development Regulations set forth a separate standard for each neighborhood. However, the
standards, which are summarized in Table 3, are the same for each product type throughout the
development:
Table 3: Required Parking (Per Chapter 8.76 City of Dublin Zoning Ordinance)
All units will provide 2 enclosed parking stalls. Guest parking spaces are primarily provided on the
access roads, alleys, garages (Neighborhood 10) and streets within the project area. Previous projects in
Area G and throughout properties designated for medium density development or higher, have provided
guest parking in an identical manner. Throughout these neighborhoods, the street patterns are a
combination of public (owned and maintained by the City) and private (owned and maintained by a
Homeowners Association) with guest parking equally applied.
The parking space figures in the following table reflect the plans submitted with the application. Based
on this information, the proposed project would comply with and exceed the adopted standard and could
even accommodate excess parking along the streets.
Table 4:
Parking for Sorrento at Dublin Ranch Area F
Neighborhood Units Required Spaces Provided Spaces +/-
Covered Guest Total Covered Guest Total
for Units ReQ'd for Units on-site on-street on plan
Neiahborhood 1 75 150 75 225 150 0 78 228 + 3
NeiQhborhood 2 117 234 59 293 234 9 70 313 + 20
NeiQhborhood 3 69 138 35 173 138 9 29 176 + 3
Neiahborhaad 4 66 132 33 165 132 15 62 209 + 44
Neighborhood 5 96 192 48 240 192 0 48 240 0
Recreation Facilitv West 20 19 39
NeiQhborhood 6 75 150 75 225 150 0 83 233 + 8
NeiQhborhood 7 94 188 47 235 188 47 47 282 + 47
Neighborhood 8 148 296 74 370 296 10 94 400 + 30
NeiQhborhood 9 117 234 59 293 234 10 131 375 + 82
Neighborhood 10 254 508 127 635 508 51 75 634 - 1
Recreation Facilitv East 24 12 36
TOTAL 1,111 2,222 632 2,854 2,222 195 748 3,165 + 236
Notes:
(1) Data compiles from Neighborhood Parking Plan in the Site Design Review booklets.
(2) Figures do not include street parking on the perimeter of the Neighborhood Square, Neighborhood Park, and Elementary
School.
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As noted above, there are 236 excess parking stalls over and above those required by the City of Dublin
Zoning Ordinance.
SITE DEVELOPMENT REVIEW - The purpose of Site Development Review is to
A. To promote orderly, attractive and harmonious site and structural development compatible
with individual site environmental constraints and compatible with surrounding properties
and neighborhoods.
B. To resolve major project-related issues including, but not limited to, building location,
architectural and landscape design and theme; vehicular and pedestrian access and on-site
circulation, parking and traffic impacts.
C. To ensure compliance with development regulations and the requirements of zoning
districts, including but not limited to, setbacks, heights, parking, landscaping and fences,
accessory structures, and signage.
D. To stabilize property values.
E. To promote the general welfare.
Accordingly, in completing Site Development Review, the Planning Commission is required to find
among other things that the application (a) is consistent with the above criteria; (b) complies with all of
the policies of the City's General Plan and Eastern Dublin Specific Plan and the requirements ofthe
Zoning Ordinance; (c) the proposed site development will provided a desirable environment for the
development; and (d) that architectural considerations have been incorporated into the development to
esnur compatibility of the development with the development's design concept or theme and the character
of adjacent buildings, neighborhoods, and uses; and (e) landscape considerations have been incorporated
to ensure visual relief and attractive enviroument for the public.
The applicant has submitted two large spiral-bound sets of plans labeled "Site Development Review
Package," one each for Area F West and Area F East. The plans are more specific than in the Stage 2
Development Plan Document. Each booklet also contains design plans for the site, landscaping, and
architecture. Architectural plans include all floor plans for each Neighborhood, elevations for each
architectural style, building sections, streetscape elements, and recreational amenities.
To assist the Planning Commission in this task, this staff report breaks the discussion of the Site
Development Review into the following section headings I) Residential Design Guidelines, 2)
Architectural Theme and Design Concept, 3) Architectural Styles (exterior elevations), 4) Descriptions of
each of the ten Neighborhoods, 5) Floor Plans, 6) Streetscape, 7) Landscaping Concept Plan, 8) Access
and Circulation relating to both vehicles and pedestrians, 9) open space improvements, and 10) other
items related to development ofthe area. All design elements are intended to serve the purposes of
enhancing functionality and insuring an attractive environment.
Staff has reviewed the plans, and believes that the proposed project satisfies the required findings in terms
of suitability and compatibility. The Site Development Review for this project is consistent with the
General Plan, Eastern Dublin Specific Plan, and along with the proposed Stage 2 Planned Development
Zoning also will allow for the aesthetic implementation of the proposed project through the proposed
Vesting Tentative Tract Maps.
Residential Desi!!:n Guidelines
For each Neighborhood, the Residential Design Guidelines, which will be incorporated into the project
zoning by the Stage 2 PD, include a discussion of: Building Form, Materials & Color, Roofs, Fascias,
Skylights, and Garages. Other standards address architectural details and treatments of windows, doors,
porches, arbors, trellises, balconies, and interface with adjacent and surrounding residential uses. These
standards are incorporated into the building elevations that are part ofthe SDR approval, and for ease of
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description the following sections discuss both the Residential Design Guidelines and the plans for
individual structures interchangeably.
Architectural Theme/DesÏ!!D Concept - Due to the existing hillside topography ofthe site, Sorrento at
Dublin Ranch Area F (south of Gleason Drive) has been designed in the image of an Italian Hill town
overlooking the proposed Village Center to the south. The buildings will be sited to conform with the
topography of the sloping hillside and to transition across variations in grade and elevation. The layout
provides an ideal opportunity for utilizing the architecture to support adjacent properties and minimizing
the use ofretaining walls which often are used excessively in typical hillside developments. In keeping
with the elements of an Italian hill town, the neighborhood design will emphasize pedestrian circulation
with links as follows: I) along an east-west paseo with connections to the schools, recreation areas, and
open space, and 2) via the north-south Open Space Corridor that parallels Grafton Street and connects to
nearby neighborhoods. Architectural elevations which emphasize elements typical ofItalian hill towns in
various styles and regions are proposed to further represent the theme.
Architectural Styles - The Architectural styles and color palettes presented are used to establish
standards for neighborhood quality and identity. An architectural style will be applied to each of the 10
neighborhoods to create visual interest and to create a variety in the architecture. However, the
underlying theme as an Italian hill town will link each to the other to create an overall community with
significant identity. As required with previous development, architectural elements will be required to be
articulated on all elevations of each building. The architectural styles generally are described as follows:
· Lombardy Neighborhoods I & 6
· Tuscan Neighborhoods 3 & 7
· Rustic Tuscan Neighborhoods 4 & 9
· Roman Neighborhoods 2, 8 & 10
· Campania Neighborhood 5
Lombardy: Lombardy design elements are closely related to the architectural styles in hill towns of
Northern Italy. Brick, shutters, and flat tile roofs comprise the main elements while features such as wood
trim, flower boxes, steeply pitched roofs, vertical windows, wide picket railings, and wooden balconies
are used as accents. Informal massing, extensive use of wood detailing, and stone accents are typical of
the details found in the villages of this region. Roofs, steeply pitched and typically gabled in form, vary
in height /Tom one to three stories. They are finished with "flat" concrete tile and accented with wood
brackets and outlookers. Further distinguishing this style, window boxes, shutters, balconies, and porches
or balconies with wood or metal railings add to the informality. Colors are rich and earthy with lighter or
darker contrasting color for trim and accent elements.
Tuscan: Tuscan design comes /Tom more land based architectural elements. Natural elements such as
stone, stone veneer, and rock serve to accentuate the architecture. Roof overhangs supported by wooden
corbels are minimal while windows and doorways are recessed. Entries are often articulated through a
tower element or courtyard arch leading to coffered or French doors. Other features such as battered
walls further define this thematic scheme. The architecture appears more informal with monochromatic
colors, clay tile roofs, and shed roof elements completing the look.
Rustic Tuscan: This style is an alternative used to distinguish residential products between certain
neighborhoods. In addition to the elements shown in the Tuscan style above, Rustic Tuscan adds rural
character through the use of fieldstones, asymmetrical arrangement, fewer arches, and more wooden
elements such as shutters, planter boxes, and railings.
Roman: Roman architecture presents a more formal arrangement of building forms that tend toward the
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classical elements and more massive scale. Characteristics feature arches, columns, recessed circular
pediment windows, ornamental iron railings, cut stone, capstones, stone spindle balustrades, louvered
doors, pre-cast trimmed clay or flat tile roofs to convey a symmetrical, more ordered, and formal
approach to the design.
Campania: The Campania Style takes its inspiration from the coastal region of Italy south of Rome. A
great deal of vertical massing is associated with this architecture. Its multi-story, informally attached,
arrangement of buildings rising out of the landscape, recall the rugged terrain of this southern Italian
region. It features a more casual and unstructured play among buildings. Barrel tile shed roofs draining
forward, with minimal eaves, at different heights corresponding to individual building height, are
predominant and are complemented by occasional gable-end and parapet roof forms. Further enlivening
this style are balconies and porches, stone accents, shutters, window boxes, and rich-colored plaster walls.
Multiple colors, shutters, awnings, and metal balconies adorn and punctuate the exteriors along with
arbors, trellises, plaster medallions, and metal brackets or accents. A more eclectic and layered look helps
to affix the buildings to the hillside or carry them up the slopes in a stepping manner. Colors are rich and
lively.
Nei!!hborhoods - The ten neighborhoods are listed by development type and location in the
Neighborhood Summary (Table 5). The Unit Distribution is shown in Table 6, and a narrative description
of each neighborhood follows:
Table 5:
Neighborhood Summary
Location Type No. of Gross
Units Acreaae
AREA F WEST
1 SW corner Gleason Drive & Grafton Street Detached 2-story Cluster homes 75 du 10.6 ac
2 Brannigan Street frontage. east side Motor court 117 du 10.4 ac
3 SW quadrant of Area F West Tuck-under Townhomes 69 du 5.5 ac
north of Central Parkwav
4 NW corner Large tuck-under Townhomes 66 du 7.3 ac
Central Parkwav & Grafton Street
5 West side of Grafton Street - mid-block Multi-level Buildings 96 du 6.1 ac
above Podium structure
Homeowners Association Common Area Recreation area and open space 0 du 2.7 ac
Subtotal 423 du 42.6 ac
AREA FEAST
6 SE corner Gleason Drive & Grafton Street Detached 2-story Cluster homes 75 du 10.1 ac
7 SW corner Gleason Drive & Lockhart Street Tuck-under Townhomes 94 du 10.9 ac
8 Grafton Street frontage, east side Alley-loaded Townhomes 148 du 11.9 ac
g NE corner Large tuck-under Townhomes 117 du 13.8 ac
Central Parkwav & Grafton Street
10 NW corner Multi-level Buildings 254 du 14.3 ac
Central Parkwav & Lockhart Street above Podium structure
Homeowners Association Common Area Recreation area and open space 0 du 1.4 ac
Subtotal 688 du 62.4 ac
Total 1,111 du 105.0 ac
Average Density 10.58 du/ac
Notes:
(1) Data was complied from the Development Plans in the 'Stage II PD Rezone Package."
(2) Acreage figures include the Grafton Street Open Space Corridor.
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Table 6:
Unit Distribution
Area/Neighborhood Number of Units % of Total
AREA F WEST 423 du 38%
· Neighborhood 1 75 du 7%
· Neighborhood 2 117 du 10.5%
· Neighborhood 3 69 du 6%
· Neighborhood 4 66 du 6%
· Neighborhood 5 96 du 9%
AREA FEAST 688 du 62%
· Neighborhood 6 75 du 7%
· Neighborhood 7 94 du 8%
· Neighborhood 8 148 du 13%
· Neighborhood 9 117 du 10.5%
· Neighborhood 10 254 du 23%
TOTAL 1,111 du 100%
The following is a narrative description of the ten neighborhoods and housing products within Area F
West and Area F East. The information was compiled /Tom narrative in "Stage II PD Rezone Package"
and plans in the two "Site Development Review Package" booklets for Area F West and Area FEast:
Neighborhood 1 (Area F West) and Neighborhood 6 (Area F East): Both neighborhoods have similar
layouts and floor plans. Each are comprised of 75 single family detached homes. The homes are
arranged in clusters of five units organized around a shared motor court. The five plan types range in size
/Tom 2,088 sf to 2,981 sf. Each house has a private yard and a two-car garage with side-by-side parking
stalls. This arrangement results in the housing clusters having an uphill or down hill split to the floor
plans which address the change in grade. The clusters run parallel to the existing slope and incorporate a
5-foot vertical separation between the garage level and the main floor to integrate the buildings with the
terrain. In each neighborhood, one row of clusters backs onto Gleason Drive keeping entries on the
internal road - Rimini Lane in Area F West and Vittoria Way in Area F East. In both Area F West and
Area F East a second row of clusters faces onto one of the main internal spine street (Palermo Way in
both) and across /Tom the north sides of the Neighborhood Square (in Area F West) or Neighborhood
Park and private recreation center (in Area F East). All auto entry will be taken from motor court access,
each with its own street name and address.
Floor Plans: 5 (Plans 1, 2, 3, 4 & 5) Color Schemes: 12
Architectural Style: Lombardy - for all homes in Neighborhoods I & 6
Neighborhood 2 (Area F West): Neighborhood 2 is a community of 117 condominium units within 9
separate buildings of I3 units each. Each I3-unit building is arranged in a "u" shape around a standard
motor court. The dwellings are a combination of stacked flats and two or three story townhouse/row
house units ranging in size /Tom 1,320 sf to 2,250 sf. Each unit has a private two-car garage, most
arranged side-by-side; however some interior corner plans have tandem spaces. Many of the units have
second-story balcony space. The buildings run the length of Area F West fronting Brannigan Street
allowing a side-by-side split which covers the change in grade. Neighborhood 2 is situated on both sides
of Aviano Way, the main entry spine street which also serves as the east-west pedestrian paseo.
Addresses are assigned by street or paseo /Tontage. The floor plans, but not the clustering arrangement,
are similar to Neighborhood 8 in Area FEast.
Floor Plans: 6 (Plans A, A-I, B, C, D & E) Color Schemes: 5
Architectural Style: Roman - for all buildings in Neighborhood 2
10
Neighborhood 3 (Area F West): Neighborhood 3 includes 12 buildings ranging from 5 to 8 units each
for a total of 69 condominium units. The flat pad or the two and three level rowhouse units range in size
/Tom 1,762 sf to 2,500 sf. Each unit has a private outdoor patio area and 2 private side-by-side parking
spaces in an alley-loaded garage that is tucked under the main structure on the uphill side. The buildings
take up 10 feet of elevation between garage level and the main living level. The buildings face Central
Parkway, Capoterra Way (an internal spine street), or an internal paseo. This housing is similar to
Neighborhood 7 in Area F East. However, in both Neighborhoods 3 & 7, the unit size is smaller that the
tuck-under parking design used in Neighborhoods 4 & 9 where a variation on the Tuscan architectural
style also would be applied to create a distinction among the neighborhoods and residential products.
Floor Plans: 7 (Plans A, B, F, G, H, J & K) Color Schemes: II
Architectural Style: Tuscan - for all buildings in Neighborhood 3
Neighborhood 4: Neighborhood 4 includes 16 buildings ranging in size /Tom 3 to 6 units for a total of66
condominium units. This housing is a combination of flat pad and mainly three-level townhouses stepped
and arranged parallel to the slope. The stepped buildings cover 10 feet of slope. Units range in size /Tom
2,170 sf to 2,972 sf. Each unit has a 2-car, tuck-under side-by-side garage and a private patio. The
retaining wall of each structure is located closer to the wall at the /Tont ofthe building which allows for a
larger garage area, additional parking, and more storage per unit. The alley-loaded buildings front along
Central Parkway, Capoterra Way, or internal paseos. This housing is similar to Neighborhood 9.
Floor Plans: 6 (Plans A, B, C, D, F & G) Color Schemes: II
Architectural Style: Rustic Tuscan - for all homes in Neighborhood 4.
Neighborhood 5: Neighborhood 5 is a 96-unit multi-story podium structure centrally located along the
west side of Grafton Street. Four building of 24 condominium units each extend 3-stories above the
podium and /Tame the greenbelt associated with the east-west pedestrian paseo. The building placement
transitions the grade differential /Tom the north to south and creates a variation in the roofscape designs.
The focal point is the Grafton Street pedestrian bridge. Two-level townhouse (walk-ups) with individual
access doors are situated over ground level flats. Units range in size /Tom 1,359 sf to 1,605 sfwith a
minimum private patio area of 100 sf each. All units have individual entries accessed from the greenbelt
pathways. Fifty percent of the ground floor units are handicapped accessible.
Each unit also is provided with an individual two-car side-by-side garage with direct stair access. Parking
is completely subterranean. Separate driveway access to each building's underground garage is provided
ITom Perugia Lane to the west. Garage entry gates and ventilation grilles at the opposite ends are
screened either by landscaping or surrounding topography. In addition to the roofscapes, architectural
elements contribute to creating the image reflective of an Italian hlIl town. Such elements include entry
porches, covered or uncovered patios and balconies, trellises, projecting rooftiles, parapets, and special
treatment of building ends.
Floor Plans: 4 (Plans A, A-I, B & C) Color Scheme: Color elevation provided.
Architectural Style: Campania - for all buildings Neighborhood 5
Neighborhood 6 (Area FEast): [see Neighborhood 1 discussed above] Neighborhood 6 is similar to
Neighborhood I in terms of unit count, lot layout, floor plans, architectural elevations, auto access,
relationship to the street, and method of addressing the slope with an uphill or downhill orientation.
Neighborhood 7 (Area F East): Neighborhood 7 includes 94 condominium units in 20 buildings ranging
/Tom 4 to 6 units per building. Neighborhood 7 is similar to Neighborhood 3 in Area F West in terms of
building height, unit size, floor plan, garages, and exterior elevation style using a combination of flat pad
and row houses. As with Neighborhood 3 in Area F West, alley-loaded tuck-under parking is the method
for dealing with the grade differential. Buildings are addressed either on Lockhart Street or an internal
road, Vittoria Way which narrows to Vittoria Court.
Floor Plans: 6 (Plans A, B, F, G, H & K) Color Schemes: II
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Architectural Style: Tuscan - for all buildings in Neighborhood 7
Neighborhood 8 (Area FEast) - Neighborhood 8 is a community 148 condominium units in 20 buildings
of3 or 5 units each and 8 L-shaped buildings of 12 units each. Neighborhood 8 is similar to
Neighborhood 2 in Area F West in terms of unit size, floor plan, exterior elevation style, and
configuration for addressing the slope with side-to-side splits that cover the change in grade. However,
unit clustering, parking access, and layout are substantially different. In Neighborhood 8 each building
cluster is arranged around a U-shaped motor court. As in Neighborhood 2, the dwellings are a
combination of townhouse/row house units and stacked flats ranging in size from 1,320 sfto 2,250 sf. and
private two-car garages are mostly arranged side-by-side with some tandem spaces for the corner plans.
Neighborhood 8 is bisected by the east-west pedestrian paseo that links the Grafton Street pedestrian
bridge to the private recreation facility and Neighborhood Park in Area F East. The buildings face onto
Grafton Street, one of the two spine streets (Capoterra Way and Palermo Way), one of two internal streets
(Araldi Court or Bramante Street), or an internal paseo.
Floor Plans: 6 (Plans A, A-I, B, C, D & E) Color Schemes: 5
Architectural Style: Roman - for all buildings in Neighborhood 8
Neighborhood 9 (Area FEast) - Housing development for Neighborhood 9 is very similar to that
proposed for Neighborhood 4 in Area F West; 117 condominium units ofthe larger tuck-under
configuration would be developed in 28 buildings ranging in size from 2 to 6 units. The buildings which
include flat pads or townhouses are stepped to take up ten feet of hillside slope between the garage level
and the main living level. As with Neighborhood 4, a Rustic Tuscan variation will be applied as the
exterior architectural style. The alley-loaded townhouse buildings front onto Central Parkway, Capoterra
Way, or internal paseos.
Floor Plans: 9 (Plans A, B, C, C-Alt, D, F, F-Alt, G & G-Alt) Color Schemes: II
Architectural Style: Rustic Tuscan - for all homes in Neighborhood 9
Neighborhood 10 (Area FEast) - Neighborhood 10 occupies a 12.6 acre area which includes 254 single-
level stacked flat condominium units ranging in size /Tom 1,800 sf to 2, 600 sf plus private patio areas
exceeding 150 sf. All units would be ADA accessible. Seven three-story buildings of 34 to 44 units each
would conform to the contours of the south-facing hillside while concealing subterranean parking
structures beneath a podium. All structures would be three stories at the upper level ofthe site and two to
three stories at the lower levels, and stoop units would wrap the parking areas along the lowest levels of
the structures. The stepped effect created would be characteristic to an Italian hill town. The density of
this Neighborhood specifically would be greater than the others, but complies with the overall density
established for the Sorrento project.
The buildings would be arranged to follow the alignment of the perimeter streets while maintaining a
relationship with a central green. Central Parkway and Lee Thompson Way would provide the entry to a
sidewalk-lined internal road that skirts the central green and provides driveway access to the individual
buildings while integrating each into the neighborhood. The perimeter street sidewalk connects to the
internal road with paseos between all buildings that enhance accessibility and the pedestrian experience.
From the sidewalk, a pathway would lead via an entry garden court to the secured ITont gate at the north
side of each building. A second gated entry would be provided at the south side on the lower level. Many
of the ground level units also would have an opportunity for secondary access to the gardens directly from
their patios. Neighborhood 10 also has a small community building that would house limited fitness
equipment and facilities related to the pool area.
Floor Plans: 4 (Plans A, B, C & D) Color Scheme: Color elevation provided.
Architectural Style: Roman - for all buildings Neighborhood 10
Floor Plans - A total of 57 floor plans are available within Sorrento at Dublin Ranch Area F (south of
Gleason Drive). Neighborhood 9 offers the most floor plans with 9, and Neighborhood 5 offers the least
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with 3 plus an alternate. The largest floor plan is Plan 3 in Neighborhoods I & 6, the detached homes.
The largest plan within the condominium or townhouse units is Plan F in Neighborhoods 4 & 9. The
smallest is Plan B in Neighborhood 2 & 8. All of the units have at least two bedrooms. Each unit has its
own laundry area, and all but three plans in Neighborhoods 3 and 7 have a fireplace. The parking
provided for each unit is described in the Neighborhood descriptions above. All of the units are provided
with two covered parking spaces consistent with the requirements ofthe Dublin Zoning Ordinance,
whether in a private garage or a parking structure.
Table 7 is a summary of floor plans compiled from Overall Site Development Plans included in each of
the two "Site Development Review Packages"presented for the proposed development:
Table 7:
Floor Plans
Neighborhood Floor Unit Size Bedrooms Bathrooms No. of Units Percent of
Plan w/o garage Neighborhood
Neighborhood 1 1 Flat 2,606 sf 3+Den 3 30 du 40%
5 Floor Plans 2 Uphill 2,887 sf 3+Den 2.5 18 du 24%
75 units 3 Uphill 2,987 sf 4+Den 2.5 9 du 12%
4 Downhill 2,689 sf 4 3.5 12 du 16%
5 Downhill 2,088 sf 3 2.5 6 du 8%
Neighborhood 2 A 2,150 sf 3 2 18 du 15%
6 Floor Plans A-1 2,150 sf 3 2 5 du 4%
117 Units B 1,320 sf 2 2 13 du 11%
C 2,110 sf 3 3.5 27 du 23%
D 2,250 sf 3 3.5 39 du 34%
E 2,250 sf 3 3.5 15 du 13%
Neighborhood 3 A 2,164 sf 3 2 12 du 17%
7 Floor Plans B 1,762 sf 3 2.5 12 du 17%
69 Units F 2,053 sf 3 2.5 9 du 14%
G 1,956 sf 3 2.5 12 du 17%
H 2,500 sf 4+Den 4 12 du 17%
J 1,827 sf 3 3.5 4 du 6%
K 2,384 sf 3 3.5 8 du 12%
Neighborhood 4 A 2,170 sf 3+Loft 2.5 10 du 16%
6 Floor Plans B 2,681 sf 4 3.5 8 du 12%
66 Units C 2,225 sf 3 2.5 8 du 12%
D 2,421 sf 4+Loft 3.5 16 du 24%
F 2,972 sf 4+Loft 3.5 16 du 24%
G 2,400 sf 3+Loft 2.5 8 du 12%
Neighborhood 5 A 1,453 sf 2 2.5 32 du 33%
4 Floor Plans A-1 1,359 sf 2 2.5 32 du 33%
96 Units B 1,605 sf 2 2.5 16 du 17%
C 1,605 sf 3 2 16 du 17%
Neiahborhood 6 1 Flat 2,606 sf 3+Den 3 30 du 40%
5 Floor Plans 2 UDhill 2,887 sf 3+Den 2.5 18 du 24%
75 Units 3 Uphill 2,987 sf 4+Den 2.5 9 du 12%
4 Downhill 2,689 sf 4 3.5 12 du 16%
5 Downhill 2.088 sf 3 2.5 6 du 8%
Neiahborhood 7 A 2,164 sf 3 2 26 du 28%
6 Floor Plans B 1,762 sf 3 2.5 30 du 32%
94 Units F 2,053 sf 3 2.5 6 du 6%
G 1,956 sf 3 2.5 7 du 7%
H 2,500 sf 4+Den 4 10 du 11%
K 2,384 sf 3 3.5 15 du 16%
Neighborhood 8 A 2,150 sf 3 2 8 du 5%
6 Floor Plans A-1 2,150 sf 3 2 4 du 3%
148 Units B 1,320 sf 2 2 4 du 3%
C 2,110 sf 3 3.5 44 du 30%
D 2,250 sf 3 3.5 64 du 43%
E 2.250 sf 3 3.5 24 du 16%
Neighborhood 9 A 2,170 sf 3+Loft 2.5 11 du 9%
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Neighborhood Floor Unit Size Bedrooms Bathrooms No. of Units Percent of
Plan w/o garage Neighborhood
9 Floor Plans B 2,681 sf 4 3.5 16 du 14%
117 Units C 2,225 sf 3 2.5 4 du 3%
C-Alt 2,225 sf 3 2.5 4 du 3%
D 2,421 sf 4+Loft 3.5 22 du 19%
F 2,972 sf 4+Loft 3.5 33 du 28%
F-Alt 2,972 sf 4+Loft 3.5 1 du 1%
G 2,400 sf 3+Loft 2.5 24 du 21%
G-Alt 2,400 sf 3+Loft 2.5 2 du 2%
Neighborhood 10 A 2,600 sf 4 3.5 72 du 28
4 Floor Plans B 2,350 sf 4 3 84 du 33
254 Units C 2,100 sf 2 3 66 du 26
D 1,800 sf 2 2.5 32 du 13
Total No. of Plans 57 1,111 du
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. (See Landscape Section in the Spiral Bound Booklet titled
"Site Development Review Package"). The ground plane design will be carried up into the architecture of
the building with the five (5) architectural design themes proposed.
The hierarchy of the road system determines the type of improvements needed for adequate access and
circulation and also creates unifying community elements that provide community identity. Those
elements of the proposed plan involving streetscape design will address rights-of-way, roadbed widths,
parking lanes, peripheral and median landscaping, and amenities for non-vehicular circulation, such as
pedestrian and bicycle traffic. Proposed street sections are comparable to those already approved or built
in other areas of Dublin Ranch. All streets within the project will be public streets based on the standards
adopted with this plan with the exception of Tarcento Lane in Neighborhood 10 which will provide access
to the garages and will remain a private street. Alleys and motor courts will be private.
Roads, intersections, and entry points within the project are identified as primary, secondary, and tertiary
with corresponding paving, traffic improvements, entry walls, markers or monuments, and landscaping
consistent with the architectural theme. Points of interests or destinations along each roadway or internal
intersections are identified with design elements such as scored asphalt, colored concrete bands, stamped
concrete, neighborhood traffic circles, or pavers at each entry. In addition, an effective streetscape draws
clear distinctions between vehicular and pedestrian paths. A number of features are incorporated into the
streetscape design to enhance community identity and function as traffic calming devices such as
roundabouts, circles, curb bump-outs, and knuckles with raised planters.
The circulation system and streetscape within the neighborhoods has been designed to address safety and
convenience for pedestrians and bicyclists, as well as aesthetics. Street sections showing right-of-way and
improvements are provided for: I) major arterials or collector street spine streets at the entrances or
intersections, 2) spine streets within the tract, 3) spine streets with traffic calming bump-outs, 4) internal
neighborhood streets, 5) typical alleys, and 6) motor court details.
Primary intersections are Grafton Street at both Gleason Drive and Central Parkway; both intersections
would be signalized. These intersection points will be marked with bands of concrete pavers, landscaped
median islands with statuary on pilasters inset with tile, and flowering accent trees in addition to
decorative street lighting. Classic archway porticos will call attention to the sidewalks and pedestrian
corridors on both sides of the intersection. An entry wall having statuary niches at the pedestrian links
would be integral to the design. Grafton Street will be identified by its landscaping between Gleason
Drive and Central Parkway. However, the focal point is the Grafton Street Pedestrian Bridge which
connects Area F West with Area F East along an east-west paseo and public access easement through
townhouse neighborhoods on either side to recreational destinations. This pedestrian corridor is discussed
under circulation, below.
14
The bridge will be lighted and designed with two arches, one each over the north and southbound lanes
and supported with a center pilaster in a landscaped median island. Materials will represent cut stone with
tile insets and heavy railing. The two spine street crossings of Grafton Street (Capoterra Way and
Palermo Way) will feature flower-fountain roundabouts or another decorative element marked with
unique paving, plantings, statuary, or sculpture.
Secondary streets entries are represented in several ways. At the intersection of Brannigan Street and
Aviano Way in Area F West, the entry would be improved with a 6-foot wide landscaped median strip as
depicted in the streetscape graphics. In Area F East, the secondary entries at the two intersections along
Lockhart Street at both Palermo Way and Capoterra Way would be improved with a landscape island
which accommodates other traffic calming features further into the project along the right-of-way.
Entries located off of Central Parkway would be located at MontaIcino Way in Area F West and at Lee
Thompson Way in Area F East. These two intersections were designed with an additional turning lane in
place of median landscaping at the entry. As mentioned above, all of the secondary entries are signalized.
These street entries typically would be identified with a pair of illuminated concrete pilasters, 7.5 feet in
height with tile inlay, stucco veneer, and precast concrete cap. The interior pilaster would be buttressed
by a "lion wall" from Central Parkway which is named for a plaque or embellishment shown in the
details.
Additional vehicular entries are those off of Grafton Street which would be identified with lower lying
pilasters and less adornment on the perimeter walls. A third entry into Area F East from Central Parkway
at Tarcento Lane would be improved at a lesser access classification aimed to serve Neighborhood 10.
Neighborhood entrances and other destinations are marked by concrete bands and pavers as well as short
pilasters and flowering accent trees. Mailboxes are proposed to be housed in mailbox stations or kiosks
that reflect the style of architecture. The proposed location of the kiosks is shown on Preliminary
Landscape Plans for each neighborhood and the proposed architecture of the kiosks is presented under
Street Furniture. Motor courts are shown having stamped colored asphalt paving concrete bands for
identifying personal space.
Corner monuments, as well as traffic signals, would be installed at the four corners of the project: SE
corner of Gleason Drive and Brannigan Street, 2) SW corner of Gleason Drive and Lockhart Street, 3) NE
corner of Central Parkway and Brannigan Street, as a condition of approval, and 4) NW corner of Central
Parkway and Lockhart Street. These monuments are presented as an 8- foot, precast concrete structure
with statuary insets.
The main pedestrian corridors are lined with formal rows of trees which visually connect the
neighborhoods to various destinations including parks, recreational facilities, and open space. Pedestrian
corridors also would be marked with pilasters or obelisk markers for the specific purpose of identifying a
pedestrian route.
Landscapinl!/Landscape Plan & Concept. Open Space & Plant Materials
A conceptual landscape plan has been submitted which is consistent with the Landscape & Open Space
Guidelines/Standards approved previously with the Stage 1 Planned Development zoning. Landscaping
serves not only as a physical buffer, but also as a visual separation between uses. Based upon the Italian
hill town theme, the plant palette emphasizes the use of Italian cypress, olive trees, poplars, and Canary
Island palms. All shrubs and groundcovers shall be consistent with a typical Italian agrarian theme
including sage, rosemary, santolina, boxwood, and thyme.
The character of each neighborhood is accentuated with plant materials that correspond to the architecture
of the region represented on the building exteriors. However, native and non-native plant materials also
are part of the palette. All shrubs and groundcover have been selected for compatibility with the use of
recycled water for irrigation.
15
Trees, shrubs, and other landscape materials will be associated with the hierarchy of entries, streets, and
neighborhoods. Street trees with large canopies are proposed for shading and visual relief while taller,
more vertical trees are proposed adjacent to buildings in courtyards for providing scale and offering
perspective to building mass. Vertical trees also are utilized as focal points for pedestrian links, trails,
corridors and paseos where appropriate, in addition to the obelisk markers proposed. Small flowering
trees and shrubs would be placed at key intersections, traffic circles, entries, and courtyards for focal and
seasonal interest.
Container trees such as citrus, loquat, and camellias could be placed in large, decorative terra cotta
planters and containers typical to Italian gardens. Windrows of Lombardy poplars and groves of olives
would highlight open areas with drought -tolerant shrubs such as lavender and rose.
Pilasters, Walls & Fences
A common theme element already in use and an established precedent is the stone-clad concrete
pilaster with a pre-cast concrete cap. The details for the stone pilasters approved initially with the
Landscape & Open Space Standards/Guidelines also are a part of the proposed improvements.
Certain elements related to the streetscape already have been discussed above. A sheet which details
the proposed pilaster, walls and fences has been provided as part of the landscape plan submittal and
the Site Development Review reflecting those items in the previously adopted guidelines and
standards. The styles shown are: a) wooden good neighbor fences, b) wooden good neighbor fences
with lattice top, c) tubular steel view fences, d) precast concrete wall, e) precast concrete wall with
stone veneer pilaster at the corner, f) precast concrete wall with stone veneer pilaster at the lot line, g)
precast concrete wall with stone veneer pilasters and 24-inch planter at base, h) stone veneer wall
with precast concrete cap, and i) the precast concrete block wall with stucco veneer.
Retaining walls would be treated with architectural elements as appropriate for compatibility.
Street Furniture - The plans submitted also include a number of street furniture items which would be
installed in public or common access areas. Such items include: benches, lighting, trash receptacles,
lighted and unlighted bollards, mailbox stations, signage, and other pedestrian amenities.
Irrigation - Irrigation systems throughout the public right-of-way and common areas maintained by
the HOA shall be accomplished by a means of automatically controlled spray, bubbler, and drip
irrigation systems. The systems shall incorporate water conservation techniques and shall meet water
efficiency requirements adopted by the State and the City. All irrigation systems within the pubic
right-of-way, with exception of the stream corridor, shall be designed and constructed to
accommodate recycled water when it becomes available in the future. Irrigations systems that use
recycled water shall conform to the Water Use Guidelines of the Dublin San Ramon Services District.
Other Site Development Review Items
Traffic/Circulation -Primary vehicular access will be via the two arterials (Central Parkway and Gleason
Drive which run east-west) or the three collector streets (Brannigan, Grafton, and Lockhart Streets) which
run north-south. Gleason Drive, a four-lane divided arterial, recently completed between Tassajara and
Fallon Roads. Central Parkway also is currently under construction and complete to Fallon Road.
Grafton Street, one ofthe north-south collectors, separates Area F West from Area F East and will have
landscaped parkways along both sides of the street. South of Gleason Drive, it will have a landscaped
median. Eventually, it will be extended south of Central Parkway where it will serve as the "main street"
for Dublin Ranch Village Center. Both Grafton and Lockhart Streets are flanked on one side by an Open
Space/Stream corridor/Multi-use trail, which serves as a natural drainage and a pedestrian link to the east-
west pedestrian corridor connecting the Neighborhood Square, elementary school, and park sites.
16
In both Area F West and Area F East, internal circulation will focus on two residential streets. In Area F
West, a community entry street, shown on the plan as Aviano Way, would be taken off of Brannigan
Street and extend to the western edge ofthe Neighborhood Square. At that point, the street would
intersect with the internal "spine street" system that loops around the Neighborhood Square continuing
east to Grafton Street at two locations. The proposed plans show this loop to include streets named:
Palermo Way and Perugia Lane flanking the west and east sides of the Neighborhood Square. Palermo
Way on the north and Capoterra Way on the south would continue out to Grafton Street. Central Parkway
to the south would be accessed /Tom the Capoterra way spine via Montalcino Lane. East of Grafton Street
in Area east, the two spine streets (Capoterra Way and Palermo Way) would continue as one oftwo spine
streets through Area F East to Lockhart Street. A connection between Central Parkway and the Capoterra
Way spine street is provided via Lee Thompson Way. Both spine streets flank the north and south sides
of the Neighborhood Park and elementary school.
Corridors, Trails & Pedestrian Circulation - Sorrento at Dublin Ranch has been designed to create an
environment that will encourage active pedestrian use. The open space/trail system is proposed to link
with the comprehensive city plan and the county regional systems. Residents should be able to walk or
drive easily to the internal and surrounding road system and to the Village Center that will be built on
Grafton Street south of the project. These principal streets will include separated sidewalks exclusively
for pedestrians. Additionally, bus stops will be located on Gleason Drive and Central Parkway.
Pedestrian circulation has been incorporated into the project by an east-west paseo linking Brannigan
Street at the westerly boundary eastward to the Community Park (proposed Sports Park complex) at the
westerly boundary. Connections include the Neighborhood Square, Neighborhood Park, elementary
school site and the private recreation facilities in both Area F West and Area F East. The focal point and
major design component of this link ofthis corridor is the pedestrian bridge over Grafton Street through
the center ofthe project. A central north-south Open Space/Pedestrian Corridor is located along the
western edge of Grafton Street. The north-south multi-use trails along the west side of Brannigan Street
and the trail along the west side of the Community Park are both discussed below under pedestrian
circulation.
Another significant feature of the plan is the Open Space trail corridor along the west side of Grafton
Street. The Corridor consists of a 12-foot wide multi-use trail linking Central Parkway with the existing
multi-use trail terminus in Neighborhood F1 north of Gleason Drive.
Open Space/Recreation -In Area F West a Neighborhood Square of approximately 2.4 acres will be
provided and located at the center of the project. In Area F East a Neighborhood Park of approximately
5.5 acres is proposed. Specific recreational facilities to be located within either public open space will be
based on requirements ofthe City's Parks and Recreation Master Plan.
In both Area F West and Area F East, a 1.2-acre site will be designated and developed as a private
clubhouse and recreation center near the public open space areas. The placement serves to conveniently
centralize recreational opportunities. Each submittal includes a preliminary site plan, floor plan,
landscape plan, and elevations for the Homeowners Association private recreation facility. Each
building's floor space is confined to a single level. However, the exterior architectural elements present
an impression otherwise. Both are designed in the Tuscan style exterior in keeping with the architectural
theme.
. The building in Area F East is a single-level structure of approximately 4,869 sf of space used for pool
locker rooms, meeting rooms, kitchen, exercise rooms, restrooms, foyer, and utility. On-site
amenities of the private recreation facility would include swimming pool, spas, tot lots, community
gardens, and other courtyard areas for play area or passive activities. An on-site parking lot of
17
approximately 24 spaces would be accessed /Tom the adjacent spine street while a pedestrian pick-
up/drop-off area would be located from a cul-de-sac on the opposite side from the lot. Street parking
is shown at 12 spaces for a total of36 spaces.
. The building in Area F West is significantly larger at 8,820 sq ft. with a striking tower element that
would create a landmark in the vicinity. It has more space devoted to meeting rooms and exercise
facilities in addition to an office, a small library room, and an ample multi-purpose room. The
schematic on-site parking lot provides 20 spaces plus 17 street spaces for a total of 37 spaces.
An added open space bonus, a passive greenbelt pocket park space with paseo monument and seating is
shown on the plan in an area that separates Neighborhoods I & 2. Destination entrances to the parks
along the paseo also will be marked with special paving, seating, gardens, and markers. In addition, as
stated above, two of the neighborhoods plans have recreational areas specific and oriented to those
occupants. Neighborhood 5 has two areas - a turf area north of the pedestrian paseo leading to the
Grafton Street Bridge and a hardscape area south of the paseo. Neighborhood 10 has a centrally located
swimming pool and pool house.
Elementarv School - The Applicant will dedicate the proposed elementary school site and either build it or
pay the State Level 2 or Level 3 fees. In addition, the obligations of this project under the City's
Public/Semi-Public Facilities Ordinance have been fulfilled previously as part ofthe conditions of
approval for Dublin Ranch as a whole and specifically with the approval ofPA 01-037 as it related to
Area F North.
Sound Mitigation - In accordance with Mitigation Monitoring program adopted with the Environmental
Impact Report, sound mitigation will be required for the neighborhoods subject to noise from traffic on
Gleason Drive or Central Parkway. Details for noise mitigation have been provided with the plans for
Neighborhoods 1,3,4,6 & 9.
Affordable Housing - The projects obligations under the City's IncIusionary Zoning Regulations are
intended to be satisfied with affordable-housing credits that the current property, the Lin Family, obtained
by constructing the Fairway Ranch Project.
Grading and Utilities - As part of the EIR Addendum certified in March 2000, Berlogar Geotechnical
Consultant conducted a soils and hillside stability study dated August 20, 1999 and determined that the
project area is free /Tom landslides and other geotechnical concerns. Hillsides will be stabilized in
accordance with recommendations of that report.
TENT A TIVE TRACT MAPS - The Tract Maps serve as the implementing maps necessary to subdivide
each neighborhood for residential development and as the recorded instruments allowing the sale of
housing as condominiums or lots for detached single-family units. Tract Maps also are a method of
establishing vested rights. Tract Maps are subject to the State Subdivision Map Act (Section 66410 et.
seq. of the State Government Code). If a Tract Map complies with the approved land use, zoning, and
development standards, which generally would be consistent with the Subdivision Map Act, the Planning
Commission typically is empowered to approve a Tentative Tract Map with Final Tract Map approved by
the City Council prior to recordation. The City Engineer is authorized to sign Final Tract Map typically
with approval of the legislative body. In this case the Vesting Tentative Tract Maps would be referred to
the City Council for approval with a recommendation by the Planning Commission.
The proposed project includes two Master Vesting Tentative Tract Maps and ten Neighborhood Vesting
Tentative Tract Maps as shown in the green covered, spiral-bound booklet with the submittal package
entitled "Vesting Tentative Map Package." Master Vesting Tentative Tract Maps 7641 and 7651
encompass Area F West and Area F East, respectively, five neighborhoods included within each. Area F
West includes Neighborhoods 1 through 5 subdivided by Vesting Tentative Tract Maps 7642, 7643, 7644,
18
7645 & 7646, respectively. Area F East includes Neighborhoods 6 through 10 subdivided by Vesting
Tentative Tract Maps 7652, 7653, 7654, 7655 & 7656, respectively.
A summary of each proposed Vesting Tentative Tract by acreage and use is shown in Table 8, as follows:
AreaINeighbor- Tract Description Units Acres No. of Parcels Density
hood
Area F West No. 7641 423 units 36.4 ac 1-10 11.62 dulac
Neighborhood I No. 7642 Small Lot Subdivision 75 units 8.3 ac 1-75 : A~D 9.04 du/ac
Neighborhood 2 No. 7643 Condominiums 117 units 7.8 ac 1- 9 A-P 15.0 du/ac
Neighborhood 3 No. 7644 Condominiums 69 units 4.7 ac 1-12 : A~P 14.68 du/ac
Neighborhood 4 No. 7645 Condominiums 66 units 5.3 ac 1 - 16 A-P 12.45 du/ac
Neighborhood 5 No. 7646 Condominiums 96 units 4.6 ac 1-4 A~1 20.87 du/ac
Area FEast No. 7651 688 units 71.2 ac 1 - 8 9.66 du/ac
Neighborhood 6 No. 7652 Small Lot Subdivision 75 units 8.0 ac 1 -75 A-C 9.38 duJac
Neighborhood 7 No. 7653 Condominiums 94 units 8.6 ac 1- 20 A~K 10.93 du/ac
Neighborhood 8 No. 7654 Condominiums 148 units 10.6 ac 1- 20 A~K 13.96 du/ac
Neighborhood 9 No. 7655 Condominiums 117 units 11.0 ac 1 - 28 A-L 10.64 du/ac
Neighborhood 10 No. 7656 Condominiums 254 units t1.6 ac 1-7 A-S 21.9 dulac
Total 1,111 units 107.6 ac 10.33 du/ac
Proposed Vesting Tentative Tract Maps
Table 8:
Ownership and Maintenance Responsibilities of Landscaped and Open Space Areas
A Homeowners Association (HOA) will be created for properties within the project as part of the
Covenants, Conditions and Restrictions (CC&Rs). The recorded CC&Rs will establish easements and
other access rights necessary for the HOA to fulfill its responsibilities for maintenance and upkeep of
common or abutting public areas. Responsibilities are proposed as follows:
Table 9: landscaped and Open Space Area Ownership and Maintenance Responsibilities
Element Own Maintain
· Medians, knuckles & islands in Duolic slreets Citv Citv
· Open Space Pedestrian Corridor/Multi-Use HOA HOA
Trail alona Grafton Street
· Other Trails/Paseos HOA HOA
· Multi-Use Trails/Sidewalk City HOA - Landscaping
(alonQ arterial & collector streets) City - Hardscape
· Right-of-Way Landscaping (curo to ROW City HOA
line)
· Suodivision/Community LandscaDina Private/HOA Private/HOA
ENVIRONMENTAL REVIEW
In 1993, the City Council certified an Environmental Impact Report (EIR) for the Dublin General Plan's
Eastern Extended Planning Area and the Eastern Dublin Specific Plan area, including revisions to Part I
ofthe 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 certification of the EIR, 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 /Tom the implementation of the plan. The
19
timing for implementation ofthese mitigation measures is summarized in the adopted Mitigation and
Monitoring Program matrix.
In 1997, the City Council approved a Negative Declaration (Resolution 140-97) which addressed an area
of approximately 453 acres in Dublin Ranch Areas B through E, including a variety of residential and
non-residential uses, as well as a community park of approximately 42 acres. For the portions of the
project within Area F, the City approved a Mitigated Negative Declaration on February 15, 2000 through
Resolution 34-00 which included approximately 147 acres from other areas within Dublin Ranch, and
proposed to relocate the residential and commercial uses of the proposed Village Center south to Dublin
Ranch Area G.
On March 16, 2004, an EIR Addendum was certified by City Council Resolution No. 43-04 pursuant to
CEQA Guidelines Section 15164. The Addendum related to PA 01-037 addressed the following: a)
General Plan Land Use Amendment; b) Eastern Area Specific Plan amendment; c) Vesting Tentative
Tract Map Nos. 7281, 7282, and 7283; and d) the Site Development Review proposed. The Addendum
also included an updated traffic study. At that time it was determined that the project would cause no
environmental impacts beyond those previously identified in the Eastern Dublin EIR and the subsequent
Mitigated Negative Declaration and Negative Declaration. Also, in conjunction with the Addendum, the
property owner has since obtained permits from state and federal agencies for alteration of wetlands and
has implemented related offsite mitigation.
A determination has been made for the project proposed under this application P A 04-042 that it has been
adequately addressed in the 2004 EIR Addendum and would cause no environmental impacts beyond
those previously identified and addressed. Based on the analysis in the section "Consistency with the
General Plan" toward the beginning of this Staff Report, the number of units proposed is still within the
number and density range considered in the Eastern Dublin Specific Plan and EIR (SCH 91103064), two
addenda dated May 4, 1993, and August 22, 1994 (both adopted by the City Council) and the Mitigated
Negative Declaration prepared for Area F (SCH 99112040).
PUBLIC NOTIFICATION:
In accordance with State law, a public notice was mailed to all property owners and occupants within 300
feet ofthe proposed project, to advertise the project and the upcoming public hearing. A public notice was
also published in the Tri-Valley Herald and posted at several locations throughout the City. To date, the
City has received no contact or objections from surrounding property owners regarding the current
proposal.
OTHER AGENCY IDEP ARTMENT REVIEW
The proposed project has been reviewed by the Building Department, the Public Works Department,
Police Services, and Alameda County Fire Department. The concerns raised are addressed in the
conditions of approval for the Site Development Review and Tentative Tract Maps as stated in the draft
Resolution (Attachment 6). These requirements are incorporated as the conditions of approval that are
recommended by Staff to ensure that: (1) City standards are maintained; (2) policies and standards by
certain outside agencies are met; (3) site specific compatibility and design issues are addressed; and (4)
Mitigation Measures ofthe Program EIR and any previous and applicable Mitigated Negative
Declarations are fulfilled.
CONCLUSIONS
The proposed project requires an amendment to the existing Stage I Planned Development zoning
amendment to increase the maximum number units permitted on the Project site. The 1,111 units
proposed for the 105 acres designated for Medium Density Residential land use result in an over all
20
density of 10.58 units per acre. This density is consistent with the Medium Density Residential density
range of 6.1 to 14 units per acre for all of Dublin Ranch Area F.. The Stage 2 Planned Development
zoning followed by Site Development Review and tentative maps are the next sequence of approvals for
Dublin Ranch Area F south of Gleason Drive.
The proposed project, as conditioned, complies with the General Plan, the Eastern Dublin Specific Plan,
the Stage I Planned Development zoning as amended. The Site Development Review, as conditioned,
complies with the Stage 2 Development Plan. The proposed architectural and design concept based on an
Italian hill town is appropriate in view of the topography, hillside slope, and difference in grade which
characterize the proj ect site. The architectural elements are consistent with that concept, and the
pedestrian circulation system is integrated with the trail system program emphasized in the Eastern Dublin
Specific Plan. Additional and required findings and conclusions are stated in the attached Resolutions.
RECOMMENDATION
Staffrecommends the Planning Commission open the public hearing, receive Staff presentation, hear
public testimony, deliberate, close the public hearing, and adopt the following resolutions:
a. Resolution recommending City Council approval of the Stage I Planned Development
zoning amendment to P A 01-037 and the Stage 2 Development Plan for Sorrento at Dublin
Ranch Area FEast & Area F West (south of Gleason Drive) (Attachment 5)
b. Resolution approving Site Development Review (SDR) for Sorrento at Dublin Ranch Area
FEast & Area F West (south of Gleason Drive), Master Vesting Tentative Tract Maps
7641 & 7651, and ten Neighborhood Vesting Tentative Tract Maps 7642,7643,7644,
7645, 7646, 7652, 7653, 7654, 7655 & 7656 (Attachment 6)
21
GENERAL INFORMATION:
APPLICANT:
PROPERTY OWNER:
REPRESENTATIVE:
LOCATION:
EXISTING ZONING:
GENERAL PLAN/SPECIFIC
PLAN LAND USE
DESIGNATION:
Jon Paynter, Vice President
Toll Brothers, Inc.
100 Park Place, Suite 140
San Ramon, CA 94583
Chang Su-O Lin, et. al.
4690 Chabot Drive, Suite 100
Pleasanton, CA 94588
James Tong
7707 Koll Center Parkway, Suite 120
Pleasanton, CA 94566
North of Central Parkway, south of the proposed extension of
Gleason Drive, east of the proposed extension of Brannigan Street,
and west of the proposed extension of Fallon Road and Dublin
Ranch boundaries
APNs: 985-0052-008,985-0052-010 & 985-0053-003
PD Medium Density Residential, PD Elementary School, PD
Neighborhood Square, PD Neighborhood Park, PD, and PD Open
Space
Medium Density Residential, Elementary School, Neighborhood
Square, Neighborhood Park, and Open Space
22
ATTACHMENT 1
SORRENTO AT DUBLIN RANCH AREA F
EAST/WEST - SPIRAL BOUND PROPOSAL
STAGE I & II PD REZONE PACKAGE
DISTRIBUTED UNDER SEPARATE COVER
ATTACHMENT 2
SORRENTO AT DUBLIN RANCH AREA F
WEST - SPIRAL BOUND PROPOSAL SITE
DEVELOPMENT REVIEW PACKAGE
DISTRIBUTED UNDER SEPARATE COVER
ATTACHMENT 3
SORRENTO AT DUBLIN RANCH AREA F
EAST - SPIRAL BOUND PROPOSAL SITE
DEVELOPMENT REVIEW PACKAGE
DISTRIBUTED UNDER SEPARATE COVER
ATTACHMENT 4
SORRENTO AT DUBLIN RANCH AREA F
EAST/WEST - SPIRAL BOUND PROPOSAL
VESTING TENTATIVE MAP PACKAGE
DISTRIBUTED UNDER SEPARATE COVER
RESOLUTION NO. 05 - XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT
AN ORDINANCE APPROVING A STAGE 1 PLANNED DEVELOPMENT ZONING
AMENDMENT AND A STAGE 2 DEVELOPMENT PLAN FOR "SORRENTO AT DUBLIN
RANCH AREA F" WITHIN A PORTION OF
THE PROPERTIES IN AN EXISTING PD-PLANNED DEVELOPMENT DISTRICT KNOWN
AS DUBLIN RANCH AREA F
LOCATED SOUTH OF GLEASON DRIVE
PA 04-042
WHEREAS, the Applicant, Toll Brothers, Inc. on behalf of Chang Su-O Lin, et. al. and
representative James Tong, submitted applications for an area of approximately 124.8 acres known as
"Sorrento at Dublin Ranch Area F" located within Dublin Ranch Area F south of Gleason Drive and north
of Central Parkway in the Eastern Dublin Specific Plan Area; and
WHEREAS, The applications include: a) Stage I Planned Development zoning amendment to
PA 01-037; b) Stage 2 Development Plan for 124.8 acres south of Gleason Drive; c) Site Development
Review for areas known as Area F West and Area F East; d) Master Vesting Tentative Tract Map 7641
(Area F West) and Master Vesting Tentative Tract Map 7651 (Area F East); and e) ten Neighborhood
Vesting Tentative Tract Maps 7642, 7643, 7644, 7645, 7646, 7652, 7653, 7654, 7655 & 7656 for
Neighborhoods 1 through 10, respectively. The project proposes a total of 1,111 residential units of
medium density residential use for sale as lots or condominiums and associated parking structures. Other
uses include an Elementary School site, Neighborhood Square, Neighborhood Park, Open Space/Stream
Corridor/Multi-Use Trail system, private recreation facilities, and associated public right-of-way. The
applications collectively define this "Project;" and
WHEREAS, the Project site generally is located north of Central Parkway and south of Gleason
Drive between the proposed extensions of Brannigan Street on the west and Lockhart Street on the east;
the project site currently is vacant land; and
WHEREAS, for the purposes of the California Environmental Quality Act (CEQA), the proposed
project generally was addressed by a program EIR (with all subsequent addenda and related mitigated
Negative Declarations), initially certified by the City of Dublin in 1993 (SCH#91103064) and in an
Addendum to the Eastern Dublin EIR, including an updated traffic study, addressing Dublin Ranch Area
F in its entirety (PA 01-037). The Addendum was certified by City Council Resolution No. 48-04 on
March 16,2004; and
WHEREAS, also for the purposes of the California Environmental Quality Act (CEQA), an
Initial Study was prepared for the proposed project Sorrrento at Dublin Ranch Area F and a determination
was made that the proposed project is within the scope of the Addendum certified by City Council
Resolution 48-04 and that no additional negative impacts would result from the proposed project; and
WHEREAS, the number of increased units was analyzed in the Eastern Dublin Specific Plan and
EIR (SCH No. 91103604), the two Addenda dated May 5, 1993 and August 22, 1994 and the Mitigated
Negative Declaration prepared for Area F (SCH No. 99112040); and
ATTACHMENT 5
WHEREAS, Stage I Planned Development zoning was approved with PA 01-037 adopted by the
City Council on March 4, 2004 by Ordinance No. 12-04 in which a maximum number of units for Area F
was established at 1,290 units; and
WHEREAS, the current application proposes to construct 1,111 units on the 105 gross acres
designated for Medium Density Residential use, resulting in the overall density of 10.00 units per acre for
all of Area F and this density is within the mid-point range for the Medium Density Land Use category of
the Dublin General Plan and the Eastern Dublin Specific Plan and therefore consistent with those
documents; and
WHEREAS, the maximum number of units established in the Stage I Planned Development
Zoning would increase to 1,351 units including the 240 units currently under construction north of
Gleason Drive in Area F North; and
WHEREAS, a staff report, dated September 13,2005 and incorporated herein by reference,
described and analyzed the Project; and
WHEREAS, the Planning Commission reviewed the staff report at a duly noticed public hearing
held on September 13, 2005 at which time all interested parties had the opportunity to be heard.
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED that the Dublin Planning Commission recommends
that the City Council approve the ordinance attached as Exhibit A and incorporated herein by reference,
which ordinance adopts: I) a Stage 1 Planned Development zoning amendment to Ordinance No. 12-04
to increase the maximum number of units for Area F in its entirety /Tom to 1,290 to 1,351; and 2) a Stage
2 Development Plan in an existing PD-Planned Development district based on findings that the PD
Development Plan is consistent with Stage I PD-zoning as amended, General Plan, and Eastern Dublin
Specific Plan, and that development of the project Sorrento at Dublin Ranch Area F south of Gleason
Drive will be harmonious and compatible with existing and future development in the surrounding area.
PASSED, APPROVED, AND ADOPTED this 13th day of September, 2005 by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
2 G:\PA#I1004\04-042 Toll Area F & 81PQPCReso recommending CC Stage 2 JB
comments,doc
ORDINANCE NO. - 05
AN ORDINANCE OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
*************************************
AMENDING STAGE 1 PLANNED DEVELOPMENT ZONING FOR PA 01-037
TO REVISE THE MAXIMUM NUMBER OF UNITS IN DUBLIN RANCH AREA F
TO 1,352 UNITS AND APPROVING A STAGE 2 DEVELOPMENT PLAN FOR
THE PROJECT KNOWN AS SORRENTO AT DUBLIN RANCH AREA F
SOUTH OF GLEASON DRIVE (TOLL BROTHERS, INC.) PA 04-042
THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS:
Section I. RECITALS
A. By Ordinance No. 12-04, the City Council rezoned the approximately 285.4 acres known
as the Dublin Ranch Area F to a Planned Development Zoning District and adopted Stage I Development
Plan zoning (PA 01-037) which, among other approvals, established the maximum number of units in
Area F at 1,290 units.
B. This Ordinance amends the Stage I Planned Development Zoning for PA 01-037 adopted
by City Council Ordinance 12-04 to allow the maximum of units to be 1,351 units - 240 units north of
Gleason Drive and 1,111 units south of Gleason Drive.
C. This Ordinance also adopts a Stage 2 Development Plan for a portion of Dublin Ranch
Area F, known as Sorrento at Dublin Ranch Area F south of Gleason Drive.
Section 2.
FINDINGS AND DETERMINATIONS
Pursuant to Section 8.32.070 of the Dublin Municipal Code, the City Council finds as follows:
I. The Stage I Planned Development zoning amendment to PA 01-037 and the Stage 2
Development Plan for the Project, known as Sorrento at Dublin Ranch Area F south of
Gleason Drive, Neighborhoods I through 10, (Toll Brothers, Inc.) Planned Development
Zoning meet the purpose and intent of Chapter 8.32 in that they provide a comprehensive
development plan that is tailored to the land uses for Medium Density Residential,
Neighborhood Square, Neighborhood Park, Elementary School site, private recreational
facilities, open space corridor with multi-use trail system, and other pedestrian amenities
proposed on the Project site and create a desirable use of land that is sensitive to
surrounding land uses by virtue of the layout, design, and conformity to the natural
topography.
2. The Stage 1 Planned Development zoning amendment to PA 01-037 and the Stage 2
Development Plan for development of Sorrento at Dublin Ranch Area F south of Gleason
Drive (Toll Brothers, Inc.) under the Planned Development Zoning will be harmonious and
compatible with existing and future development in the surrounding area in that the land
uses and site plan establish a Medium Density Residential community of single family
homes and condominiums, Neighborhood Square, Neighborhood Park, Elementary School
EXHIBIT A to Attachment 5
site, private recreational facilities, open space corridor with multi-use trail system, and
other pedestrian amenities. The land uses and site plan provide effective transitions to
surrounding development which is characterized by the proposed vehicular and pedestrian
circulation system.
Pursuant to Section 8.120.050.A and B ofthe Dublin Municipal Code, the City Council finds as follows:
I. The Stage I Planned Development zoning amendment to PA 01-037 and the Stage 2
Development Plan for Sorrento at Dublin Ranch Area F south of Gleason Drive (Toll
Brothers, Inc.) will be harmonious and compatible with existing and potential development
in the surrounding area in that the land uses and site plan establish a medium density
residential community of single family homes and condominiums, Neighborhood Square,
Neighborhood Park, Elementary School site, private recreational facilities, open space
corridor with multi-use trail system, and other pedestrian amenities. The land uses and site
plan provide effective transitions to surrounding development which is characterized by
the proposed vehicular and pedestrian circulation system.
2. The Stage I Planned Development zoning amendment to PA 01-037 and the Stage 2
Development Plan for Sorrento at Dublin Ranch Area F south of Gleason Drive (Toll
Brothers, Inc.) Planned Development Zoning has been designed to accommodate the
topography of the Project site which typically is characterized as vacant, low rolling hills
suitable for the development of a Medium Density Residential community of single family
homes and condominiums, Neighborhood Square, Neighborhood Park, Elementary School
site, private recreational facilities, open space corridor with multi-use trail system, and
other pedestrian amenities and therefore physically suitable for the type and intensity of the
proposed Planned Development Zoning district.
3. The Stage 1 Planned Development zoning amendment to PA 01-037 and the Stage 2
Development Plan for Sorrento at Dublin Ranch Area F south of Gleason Drive (Toll
Brothers, Inc.) Planned Development Zoning 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 in that the Project will comply with all applicable development regulations and
standards and will implement all adopted mitigation measures.
4. The Stage I Planned Development zoning amendment to PA 01-037 and the Stage 2
Development Plan for Sorrento at Dublin Ranch Area F south of Gleason Drive (Toll
Brothers, Inc.) Planned Development Zoning are consistent with the Dublin General Plan,
Eastern Dublin Specific Plan, and the Stage I Development Plan for Dublin Ranch Area F
(Ordinance No. 12-04) as they are is in conformance with the land use designations of
medium density residential single family homes and condominiums, Neighborhood
Square, Neighborhood Park, Elementary School site, private recreational facilities, open
space corridor with multi-use trail system, and other pedestrian amenities and the various
requirements of the Stage 1 Development Plan.
Pursuant to the California Environmental Quality Act, the City Council finds as follows:
I. An Initial Study was prepared and a determination was made that the proposed project was
adequately addressed in an Addendum to the Program EIR for the Eastern Dublin Specific
Plan area and annexation. The Addendum related to PA 01-037 was certified by the City
Council Resolution No. 48-04. On March 16, 2004 a determination was made that no
2
additional or further environmental impacts would result from the proposed project and the
increased units than those already addressed in the Eastern Dublin Specific Plan EIR (SCH
NO. 91103604), the two Addenda dated May 4, 1993 and August 22, 1994 and the
Mitigated Negative Declaration prepared for Area F (SCH No. 99112040). The program
EIR (with all subsequent addenda, supplemental EIRs, and related Mitigated Negative
Declarations), initially was certified by the City of Dublin in 1993 (SCH#91103064). A
Mitigation Monitoring program also was adopted at that time.
Section 3. Map of the Propertv.
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Stage I Planned Development
zoning amendment for PA 01-037 applies to Dublin Ranch Area F in its entirety.
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PLEASANTON
Pursuant to Chapter 8.32, Title 8 of the City of Dublin Municipal Code, the Stage 2 Development Plan
applies to the following property ("the Property"):
124.8 gross acres of Master Vesting Tract Map 7281 (Lots APNs: 985-0052-008,985-0052-010,
& 985-0053-003) proposed tó become parts of Master Vesting Tentative Tract Maps 7641 (for
Area F West) & 7642 (for Area F East) and Neighborhood Vesting Tentative Tract Maps 7642,
7643, 7644, 7645, 7646, 7652, 7653, 7654, 7655 & 7656 (for Neighborhoods I through 10),
respectively.
A vicinity map showing the area for a Stage 2 Development Plan is shown below:
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Section 4. APPROVAL
Stage 1 Planned Development Zoning Amendment to Ordinance No. 12-04
Ordinance No. 12-04 is hereby amended to increase the maximum number of units in Dublin
Ranch Area F West and Dublin Ranch East /Tom 1050 to 1111 and in Dublin Ranch Area F in its
entirety from 1,290 to 1,351 units. Specifically, the AS Booklet, which Ordinance No. 12-04,
incorporates by reference is amended as follows:
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 duo 105.0 acres 1111 du
2. The last line of the table on Page 4 of the "Stage I & 2 Development Plan! Planned
Development Rezone Project Description" is revised to read:
"Total 289.3 acres 1426 du 285.4 acres 1290 du"
Stage 2 Development Plan for Sorrento at Dublin Ranch Area F south of Gleason Drive
The following is a Stage 2 Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance.
This Development Plan meets all the requirements for a Stage 2 Development Plan and is adopted as a
zoning amendment pursuant to section 8.32.030.B of the Dublin Zoning Ordinance. The Stage 2
Development Plan consists of the items and plans identified below, many of which are contained in the
"Stage II PD Rezone Package," dated stamped received on August 17, 2005 and included as Attachment
I to the September 20, 2005 City Council staff report, which to the extent referenced below, is
incorporated herein by reference.
4
1. Statement of Compatibility with Stage 1 Development Plan. Sorrento at Dublin Ranch Area F
south of Gleason Drive (Toll Brothers, Inc.) Stage 2 Development Plan is compatible with the over
all Stage I Development Plan for Dublin Ranch Area F, as amended, in that the Project is
designated for Medium Density Residential land use with Neighborhood Square, Neighborhood
Park, Elementary School, Community Park, Open Space Corridor/Multi-Use Trail uses as planned
for in the Stage I Development Plan, and conforms with the development regulations established
under the Stage I Development Plan for maximum building heights, parking ratios, lot coverage,
setbacks, and other standards.
2. Statement of Proposed Uses. Permitted, conditional, accessory, and temporary uses are allowed
as set forth in the "Stage I & II PD Rezone Package" booklet attached as Exhibit A to this
Ordinance.
3. Stage 2 Site Plan. The Stage 2 Site Plans for Area F East and Area F West are found at pages
C.I.I and C.I.2, respectively, and are incorporated herein by reference. .
4. Site Area, Proposed Densities. For site area, proposed densities, maximum permitted residential
units, and maximum non-residential square footages, see "Stage II PD Rezone Package." (See
Page 12 of Exhibit A to the Ordinance)
5. Development Regulations. The Development Regulations for Areas F West and Area F East are
set forth in two separate, two-page tables labeled, respectively, "Sorrento At Dublin Ranch, Area
F West, Residential Site Development Standards" and "Sorrento at Dublin Ranch, Area FEast,
Residential Site Development Standards," which are found in the "Stage II PD Rezone Package"
booklet immediately following the "Land Use & Design Standards" tab.
6. Architectural Standards. The area-wide and project-wide architectural standards, concepts, and
themes are contained in the document labeled "Sorrento at Dublin Ranch, Residential Design
Guidelines, July 2005," which is found in the "Stage II PD Rezone Package" booklet, following
the "Land Use & Design Standards" tab.
7. Preliminary Landscaping Plans. The preliminary landscaping plans consist of the 45-page
"Landscape and Open Space Guidelines" which are found within "Stage II PD Rezone Package"
booklet, following the entitled "Land Use & Design Standards" tab and the Preliminary
Landscape Plans for Area F West and Area F East on page L-I of, respectively, the "Area F
West, Site Development Review Package," and "Area F East, Site Development Review
Package," both dated stamped received August 17, 2005 and included as Attachments 2 and 3,
respectively, to the September 20, 2005 City Council staff report.
8. Applicable Requirements of Dublin Zoning Ordinance. Except as specifically provided in this
Stage 1 Planned Development zoning amendment to PA 01-037 and Stage 2 Development Plan,
the use, development, improvement, and maintenance of the Property shall be governed by the
provisions of the Dublin Zoning Ordinance pursuant to section 8.32.060.C.
Section 5. EFFECTIVE DATE AND POSTING OF ORDINANCE
This Ordinance shall take effect and be in force thirty (30) days /Tom 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)
5
public places in the City of Dublin in accordance with Section 36933 of the Government Code of the
State of California.
PASSED AND ADOPTED BY the City Council of the City of Dublin, on this 4th day of October
2005, by the following votes:
AYES:
NOES:
ABSENT:
ABSTAIN:
Mayor
ATTEST:
City Clerk
G:\PA#\2004\04-042 Toll Area F & B\PC\CC Ordinance for PD 18 comments
6
Amendment to Stage I Planned Development
Zoning for PA 01-037
and
Stage 2 Planned Development Zoning District (PA 04-042)
Sorrento at Dnblin Ranch Area F sonth of Gleason Drive
Toll Brothers, Inc.
(APNs: 985-0052-008,985-0052-010,985-0053-003)
This is an amendment to the Stage 1 Planned Development zoning for PA 01-037 increasing
the maximum number of units for Dublin Ranch Area F in its entirety and a Stage 2
Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for Sorrento
at Dublin Ranch Area F south of Gleason Drive, located north of Central Parkway, south
of Gleason Drive, east of the proposed extension of Brannigan Street and west of the
proposed extension of Lockhart Street. This Development Plan meets all of the
requirements for Stage 2 Planned Development review of the project.
This Development Plan includes Site, Architectural, Circulation, and other plans and exhibits
prepared by MacKay & Somps and the subconsultants referred to as Project Plans consisting of
the packages, sheets, booklets, and plans, date stamped received August 17, 2005, labeled
Attachments 1 through 4 to the City Council Staff Report of September 20, 2005, and on file
with the Community Development Department. The Planned Development District allows the
flexibility needed to encourage innovative development while ensuring that the goals, policies
and action programs of the General Plan, Eastern Dublin Specific Plan, and provisions of Section
8.32, Planned Development Zoning District of the Zoning Ordinance are satisfied.
The Stage 2 Planned Development Zoning district Development Plan meets the requirements of
Section 8.32.040.B ofthe Zoning Ordinance and consists of the following:
1. Zoning
2. Permitted Uses, including Conditional Uses, Accessory Uses & Temporary Uses
3. Dublin Zoning Ordinance - Applicable Requirements
4. Density & Housing Type
5. Development Regulations
6. Parking
7. Site Plan and Architecture
8. Streetscape/Preliminary Landscape Plan
9. Phasing Plan
10. Master Infrastructure Plan
II. Inclusionary Zoning Ordinance
12. Compliance with Stage 2 Planned Development Plans
Stage 2 Planned Development Zoning District Development Plan
1. Zoning
PD, Planned Development Zoning District. This is a Medium Density Residential zoning
district which provides for Neighborhood Square, Neighborhood Park, Elementary School
site, and Open Space corridor/multi-use trail.
EXHIBIT A TO ORDINANCE
PD, Planned Development Zoning District
PA 04-042 Sorrento at Dublin Raneh Area F south of Gleason Drive
2. Permitted Uses, including: Conditional Uses, Accessory Uses & Temporary Uses
Permitted uses shall be as adopted by Ordinance 12-04, the Dublin Ranch Area F Stage I
Planned Development Zoning Development Plan (PA 01-037), as amended, and as follows:
A) PD Medium Density Residential
Intent: Medium Density land use designations are established to: a) reserve
appropriately located areas for family living in a variety of types of
dwellings at a reasonable range of population densities consistent with
sound standards of public health and safety; b) preserve as many as possible
of the desirable characteristics of the one-family residential district while
permitting higher population densities; c) ensure adequate light, air, privacy
and open space for each dwelling unit; d) minimize traffic congestion and
avoid the overloading of utilities by preventing the construction of buildings
of excessive size in relation to the land around them; e) provide necessary
space for off-street parking of automobiles and, where appropriate, for off-
street loading of trucks; and f) protect residential properties from the
hazards, noise and congestion created by commercial and industrial traffic.
Intensitv: 6.1 - 14.0 dwelling units per acre
Permitted Uses:
Multi-family dwelling
Single family dwelling
Accessory structures and uses in accordance with Section 8.40.030 of the
Dublin Zoning Ordinance
Community care facility/small (permitted ifrequired by law, otherwise as
conditional use)
Home occupation in accordance with Chapter 8.64 of the Dublin Zoning
Ordinance
Private recreation facility (for homeowners' association and/or tenants use
only)
Small family day care home per Chapter 8.08 of the Dublin Zoning Ordinance
Garage/Yard Sale
Parking Lot - residential
Conditional Uses:
Bed and breakfast inn
Boarding house
Community center
Day care center
Large family day care home
Parking lot - residential
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PO, Planned Development Zoning District
PA 04-042 Sorrento at Dublin Ranch Area F south of Gleason Drive
Religious facility
School/private
Parking Lot - residentiaI/neighborhood use, only
Accessory Uses:
All Accessory Uses shall be in accordance with Section 8.40. of the Dublin
Zoning Ordinance
Temporary Uses:
Temporary construction trailer
Tract and sales office/model home complex
B) PD Neighborhood Square
Permitted Uses:
Neighborhood Square
C) PD Neighborhood Park
Intent: Neighborhood open space and recreational areas, both active and passive.
Permitted Uses, including but not limited to:
Neighborhood Park
Recreational or educational facility
Trail staging area
D) Elementary School
Permitted Uses, including but not limited to:
Elementary School
Day Care facility, if associated with school use
Conditional Uses:
School/private
Parking Lot - residential/neighborhood use, only
F) PD Open Space
Intent: Open Space land use designations are established to ensure the protection
of those areas of special significance.
Permitted Use, including but not limited to:
Drainage and water quality ponds and other related facilities
Incidental and accessory structures and uses
3
PD, Planned Development Zoning District
PA 04-042 Sorrcnto at Dublin Ranch Area F south of Gleason Drive
Public or private infrastructure
Public recreation facility - active or passive
Resource management
Storm water detention ponds and other related facilities
Trails and maintenance roads
Other uses as approved by the Community Development director
3. Dublin Zoning Ordinance - Applicable Requirements
Except as specifically modified by the provisions of this PD, Planned Development Zoning
District Development Plan, all applicable general requirements and procedures of the Dublin
Zoning Ordinance shall be applied to the land uses designated in this PD, Planned
Development Zoning District Development Plan.
4. Density & Honsing Type
Residential Site Area: ± 1 05 acres (Medium Density Residential)
Density: 10.58 dwelling units per acre (gross)
as distributed within Sorrento at Dublin Ranch Area F south of
Gleason Drive
Number of Units:
1,111 dwelling units
A) Nei¡¡hborhoods/Unit Type:
Location Type No. of Gross
Units Acreaae
AREA F WEST
1 SW corner Gleason Drive & Grafton Street Detached 2-story Cluster homes 75 du 10.6 ac
2 Brannigan Street frontage, east side Motor court 117 du 10.4 ac
3 SW quadrant of Area F West Tuck-under Townhomes 69 du 5.5 ac
north of Central Parkway
4 NW corner Large tuck-under Townhomes 66 du 7.3 ac
Central Parkwav & Grafton Street
5 West side of Grafton Street - mid-block Multi-level Buildings 96 du 6.1 ac
above Podium structure
Homeowners Association Common Area Recreation area and open space 0 du 2.7 ac
Subtotal 423 du 42.6 ac
AREA FEAST
6 SE corner Gleason Drive & Grafton Street Detached 2-story Cluster homes 75 du 10.1 ac
7 SW corner Gleason Drive & Lockhart Street Tuck-under Townhomes 94 du 10.9 ac
8 Grafton Street frontage. east side Alley-loaded Townhomes 148 du 11.9 ac
9 NE corner Large tuck-under Townhomes 117 du 13.8 ac
Central Parkway & Grafton Street
10 NW corner Multi-level Buildings 254 du 14.3 ac
Central Parkway & Lockhart Street above Podium structure
Homeowners Association Common Area Recreation area and open space 0 du 1.4 ac
Subtotal 688 du 62.4 ac
Total 1,111 du 105.0 ac
Average Density 10.58 du/ac
Notes:
(1) Data was complied from the Development Plans in the "Stage II PO Rezone Package."
(2) Acreage figures include the Grafton Street Corridor.
4
PO, Planned Development Zoning District
PA 04~042 Sorrento at Dublin Ranch Area F south of Gleason Drive
B) Unit Distribution
Area/Neighborhood Number of Units % of Total
AREA F WEST 423 du 38%
· Neighborhood 1 75 du 7%
· Neighborhood 2 117 du 10.5%
· Neighborhood 3 69 du 6%
· Neighborhood 4 66 du 6%
· Neighborhood 5 96 du 9%
AREA FEAST 688 du 62%
· Neighborhood 6 75 du 7%
· Neighborhood 7 94 du 8%
· Neighborhood 8 148 du 13%
· Neighborhood 9 117 du 10.5%
· Neighborhood 10 254 du 23%
TOTAL 1,111 du 100%
C) Neighborhood Descriptions
Neighborhood 1 (Area F West) and Neighborhood 6 (Area F East): Both
neighborhoods have similar layouts and floor plans. Each are comprised of 75 single
family detached homes. The homes are arranged in clusters of five units organized
around a shared motor court. The five plan types range in size from 2,088 sf to 2,981 sf.
Each house has a private yard and a two-car garage with side-by-side parking staIls. This
arrangement results in the housing clusters having an uphiIl or down hill split to the floor
plans which address the change in grade. The clusters run paraIlel to the existing slope
and incorporate a 5- foot vertical separation between the garage level and the main floor
to integrate the buildings with the terrain. In each neighborhood, one row of clusters
backs onto Gleason Drive keeping entries on the internal road - Rimini Lane in Area F
West and Vittoria Way in Area F East. In both Area F West and Area F East a second
row of clusters faces onto one of the main internal spine street (Palermo Way in both) and
across from the north sides of the Neighborhood Square (in Area F West) or
Neighborhood Park and private recreation center (in Area F East). AIl auto entry will be
taken from motor court access, each with its own street name and address.
Floor Plans: 5 (Plans 1, 2, 3, 4 & 5) Color Schemes: 12
Architectural Style: Lombardy - for all homes in Neighborhoods I & 6
Neighborhood 2 (Area F West): Neighborhood 2 is a community of 117 condominium
units within 9 separate buildings of 13 units each. Each 13-unit building is arranged in a
"u" shape around a standard motor court. The dweIlings are a combination of stacked
flats and two or three story townhouse/row house units ranging in size from 1,320 sf to
2,250 sf. Each unit has a private two-car garage, most arranged side-by-side; however
some interior corner plans have tandem spaces. Many of the units have second-story
balcony space. The buildings run the length of Area F West /Tonting Brannigan Street
aIlowing a side-by-side split which covers the change in grade. Neighborhood 2 is
situated on both sides of Aviano Way, the main entry spine street which also serves as the
east-west pedestrian paseo. Addresses are assigned by street or paseo frontage. The
floor plans, but not the clustering arrangement, are similar to Neighborhood 8 in Area F
5
PO, Planned Development Zoning District
PA 04-042 Sorrento at Dublin Ranch Area F south of Gleason Drive
East.
Floor Plans: 6 (Plans A, A-I, B, C, D & E) Color Schemes: 5
Architectural Style: Roman - for all buildings in Neighborhood 2
Neighborhood 3 (Area F West): Neighborhood 3 includes 12 buildings ranging from 5
to 8 units each for a total of 69 condominium units. The flat pad or the two and three
level rowhouse units range in size from 1,762 sf to 2,500 sf. Each unit has a private
outdoor patio area and 2 private side-by-side parking spaces in an alley-loaded garage
that is tucked under the main structure on the uphill side. The buildings take up 10 feet
of elevation between garage level and the main living level. The buildings face Central
Parkway, Capoterra Way (an internal spine street), or an internal paseo. This housing is
similar to Neighborhood 7 in Area F East. However, in both Neighborhoods 3 & 7, the
unit size is smaller that the tuck-under parking design used in Neighborhoods 4 & 9
where a variation on the Tuscan architectural style also would be applied to create a
distinction among the neighborhoods and residential products.
Floor Plans: 7 (Plans A, B, F, G, H, J & K) Color Schemes: II
Architectural Style: Tuscan - for all buildings in Neighborhood 3
Neighborhood 4: Neighborhood 4 includes 16 buildings ranging in size from 3 to 6
units for a total of 66 condominium units. This housing is a combination of flat pad and
mainly three-level townhouses stepped and arranged parallel to the slope. The stepped
buildings cover 10 feet of slope. Units range in size from 2,170 sf to 2,972 sf. Each unit
has a 2-car, tuck-under side-by-side garage and a private patio. The retaining wall of
each structure is located closer to the wall at the /Tont of the building which allows for a
larger garage area, additional parking, and more storage per unit. The alley-loaded
buildings /Tont along Central Parkway, Capoterra Way, or internal paseos. This housing
is similar to Neighborhood 9.
Floor Plans: 6 (Plans A, B, C, D, F & G) Color Schemes: II
Architectural Style: Rustic Tuscan - for all homes in Neighborhood 4.
Neighborhood 5: Neighborhood 5 is a 96-unit multi-story podium structure centrally
located along the west side of Grafton Street. Four building of24 condominium units
each extend 3-stories above the podium and /Tame the greenbelt associated with the east-
west pedestrian paseo. The building placement transitions the grade differential /Tom the
north to south and creates a variation in the roofscape designs. The focal point is the
Grafton Street pedestrian bridge. Two-level townhouse (walk-ups) with individual
access doors are situated over ground level flats. Units range in size from 1,359 sf to
1,605 sfwith a minimum private patio area of 100 sf each. All units have individual
entries accessed ftom the greenbelt pathways. Fifty percent ofthe ground floor units are
handicapped accessible.
Each unit also is provided with an individual two-car side-by-side garage with direct stair
access. Parking is completely subterranean. Separate driveway access to each building's
underground garage is provided /Tom Perugia Lane to the west. Garage entry gates and
ventilation grilles at the opposite ends are screened either by landscaping or surrounding
topography. In addition to the roofscapes, architectural elements contribute to creating
the image reflective of an Italian hill town. Such elements include entry porches, covered
or uncovered patios and balconies, trellises, projecting roof tiles, parapets, and special
6
PO, Planned Development Zoning District
PA 04-042 SOfTcnto at Dublin Ranch Area F south of Gleason Drive
treatment of building ends.
Floor Plans: 4 (Plans A, A-I, B & C) Color Scheme: Color elevation
provided.
Architectural Style: Campania - for all buildings Neighborhood 5
Neighborhood 6 (Area F East): [see Neighborhood I discussed above] Neighborhood 6
is similar to Neighborhood 1 in terms of unit count, lot layout, floor plans, architectural
elevations, auto access, relationship to the street, and method of addressing the slope with
an uphill or downhill orientation.
Neighborhood 7 (Area F East): Neighborhood 7 includes 94 condominium units in 20
buildings ranging from 4 to 6 units per building. Neighborhood 7 is similar to
Neighborhood 3 in Area F West in terms of building height, unit size, floor plan, garages,
and exterior elevation style using a combination of flat pad and row houses. As with
Neighborhood 3 in Area F West, alley-loaded tuck-under parking is the method for
dealing with the grade differential. Buildings are addressed either on Lockhart Street or
an internal road, Vittoria Way which narrows to Vittoria Court.
Floor Plans: 6 (Plans A, B, F, G, H & K) Color Schemes: II
Architectural Style: Tuscan - for all buildings in Neighborhood 7
Neighborhood 8 (Area FEast) - Neighborhood 8 is a community 148 condominium
units in 20 buildings of3 or 5 units each and 8 L-shaped buildings of 12 units each.
Neighborhood 8 is similar to Neighborhood 2 in Area F West in terms of unit size, floor
plan, exterior elevation style, and configuration for addressing the slope with side-to-side
splits that cover the change in grade. However, unit clustering, parking access, and
layout are substantially different. In Neighborhood 8 each building cluster is arranged
around a U-shaped motor court. As in Neighborhood 2, the dwellings are a combination
of townhouse/row house units and stacked flats ranging in size /Tom 1,320 sf to 2,250 sf.
and private two-car garages are mostly arranged side-by-side with some tandem spaces
for the corner plans. Neighborhood 8 is bisected by the east-west pedestrian paseo that
links the Grafton Street pedestrian bridge to the private recreation facility and
Neighborhood Park in Area F East. The buildings face onto Grafton Street, one of the
two spine streets (Capoterra Way and Palermo Way), one of two internal streets (Araldi
Court or Bramante Street), or an internal paseo.
Floor Plans: 6 (Plans A, A-I, B, C, D & E) Color Schemes: 5
Architectural Style: Roman - for all buildings in Neighborhood 8
Neighborhood 9 (Area FEast) - Housing development for Neighborhood 9 is very
similar to that proposed for Neighborhood 4 in Area F West; 117 condominium units of
the larger tuck-under configuration would be developed in 28 buildings ranging in size
fTom 2 to 6 units. The buildings which include flat pads or townhouses are stepped to
take up ten feet of hillside slope between the garage level and the main living level. As
with Neighborhood 4, a Rustic Tuscan variation will be applied as the exterior
architectural style. The alley-loaded townhouse buildings front onto Central Parkway,
Capoterra Way, or internal paseos.
Floor Plans: 9 (Plans A, B, C, C-Alt, D, F, F-Alt, G & G-Alt) Color Schemes: II
Architectural Style: Rustic Tuscan - for all homes in Neighborhood 9
7
PD. Planned Development Zoning District
PA 04-042 Sorrento at Dublin Ranch Area F south of Gleason Drive
Neighborhood 10 (Area FEast) - Neighborhood 10 occupies a 12.6 acre area which
includes 254 single-level stacked flat condominium units ranging in size /Tom 1,800 sf to
2, 600 sf plus private patio areas exceeding 150 sf. All units would be ADA accessible.
Seven three-story buildings of34 to 44 units each would conform to the contours ofthe
south- facing hillside while concealing subterranean parking structures beneath a podium.
All structures would be three stories at the upper level of the site and two to three stories
at the lower levels, and stoop units would wrap the parking areas along the lowest levels
of the structures. The stepped effect created would be characteristic to an Italian hill
town. The density of this Neighborhood specifically would be greater than the others, but
complies with the overall density established for the Sorrento project.
The buildings would be arranged to follow the alignment of the perimeter streets while
maintaining a relationship with a central green. Central Parkway and Lee Thompson
Way would provide the entry to a sidewalk-lined internal road that skirts the central green
and provides driveway access to the individual buildings while integrating each into the
neighborhood. The perimeter street sidewalk connects to the internal road with paseos
between all buildings that enhance accessibility and the pedestrian experience. From the
sidewalk, a pathway would lead via an entry garden court to the secured front gate at the
north side of each building. A second gated entry would be provided at the south side on
the lower level. Many of the ground level units also would have an opportunity for
secondary access to the gardens directly from their patios. Neighborhood 10 also has a
small community building that would house limited fitness equipment and facilities
related to the pool area.
Floor Plans: 4 (Plans A, B, C & D) Color Scheme: Color elevation
provided.
Architectural Style: Roman - for all buildings Neighborhood 10
5. Development Regulations
Unless otherwise stated below, all development regulations in this Stage 2 Planned
Development Zoning district are subject to the requirements of the R-M Zoning District.
Each Neighborhood has its own development Regulations at shown in the attached table.
6. Parking
The Residential Site Development Standards for proposed unit and guest parking provides a
separate standard for each neighborhood. The design and placement of parking is a key
factor for integrating the structures in the project with the hillside slope. Covered parking is
accommodated in garages tucked beneath the living spaces and accessed via alleyways and
motor courts. About one third of the required guest parking is provided on areas controlled
by the Homeowners Association (HOA). The other two-thirds of required guest parking and
excess parking is primarily provided curbside as parallel parking on the streets to be
dedicated as public right-of-way.
A total of 2,854 parking stalls, either in covered garages for residents or on-site are required
for the project. However, curbside is the primary located for guests. All units are provided
with at least 2 private covered parking spaces.
Parking by neighborhood is provided as follows:
8
PD, Planned Development Zoning District
PA 04-042 Sorrento at Dublin Ranch Area F south of Gleason Drive
Parking for Sorrento at Dublin Ranch Area F
Neighborhood Units Reauired SDaces Provided SDaces +/-
Covered Guest Total Covered Guest Total
for Units Rea'd far Units on-site on-street on olan
Neighborhood 1 75 150 75 225 150 0 78 228 + 3
Neighborhood 2 117 234 59 293 234 9 70 313 + 20
Neighborhood 3 69 138 35 173 138 9 29 176 + 3
Neighborhood 4 66 132 33 165 132 15 62 209 + 44
Neiahborhood 5 96 192 48 240 192 0 48 240 0
Recreation Facility West 20 19 39
Neighborhood 6 75 150 75 225 150 0 83 233 + 8
Neighborhood 7 94 188 47 235 188 47 47 282 + 47
Neiahborhood 8 148 296 74 370 296 10 94 400 + 30
Neighborhood 9 117 234 59 293 234 10 131 375 + 82
Neighborhood 10 254 508 127 635 508 51 75 634 - 1
Recreation Facilitv East 24 12 36
TOTAL 1,111 2,222 632 2,854 2,222 195 748 3,165 + 236
Note: Figures do not include street parking on the perimeter of the Neighborhood Square, Neighborhood Park, and
Elementary School.
Parking shall be provided in accordance with the Dublin Zoning Ordinance standards and
regulations, except as stated herein and as shown otherwise on the plans and exhibits labeled
C.2.! through C.2.7 in each of the booklets entitled "Site Development Review Package"
prepared by MacKay & Somps date stamped received August 17, 2005 referred to as Project
Plans labeled as Attachments I through 4 to the September 20, 2005 City Council Staff
Report, stamped approved and on file in the Community Development Department.
7. Site Plan and Architecture
A) Architectural Theme/Design Concept - This Development Plan applies to
approximately ±124.8 acres that Sorrento comprise Area F West and Area F East. Due to
the existing hillside slope and topography of the site, Sorrento at Dublin Ranch Area F
(south of Gleason Drive) has been designed in the image of an Italian Hill town
overlooking the proposed Village Center to the south. The buildings will be sited to
conform with the topography of the sloping hillside and to transition across variations in
grade and elevation. The layout provides an ideal opportunity for utilizing the
architecture to support adjacent properties and minimizing the use of retaining walls
which often are used excessively in typical hillside developments. In keeping with the
elements of an Italian hill town, the neighborhood design will emphasize pedestrian
circulation with links along an east-west paseo with connections to the schools, recreation
areas, and open space and via the north-south Open Space Corridor that parallels Grafton
Street and connects to nearby neighborhoods. Architectural elevations which emphasize
elements typical of Italian hill towns in various styles and regions are proposed to further
represent the theme. A focal point of the project is the Grafton Street pedestrian bridge.
B) Architectural Styles - The Architectural styles and color palettes presented are used to
establish standards for neighborhood quality and identity. An architectural style will be
applied to each of the 10 neighborhoods to create visual interest and to vary the
architecture. However, the underlying theme as an Italian hill town will link each to the
9
PO, Planned Development Zoning District
PA 04-042 Sorrento at Dublin Ranch Area F south of Gleason Drive
other to create an overall community with significant identity. As required with previous
development, architectural elements will be required to be articulated on all elevations of
each building. The architectural styles generally are described as follows:
· Lombardy Neighborhoods I & 6
· Tuscan Neighborhoods 3 & 7
· Rustic Tuscan Neighborhoods 4 & 9
· Roman Neighborhoods 2,8 & 10
· Campania Neighborhood 5
See attached plans and building elevations in the booklet entitled "Stage II PD Rezone
Package" and in each of the booklets for Area F West and Area F east and entitled "Site
Development Review Package" prepared by MacKay & Somps date stamped received
August 17, 2005. Any modifications to the project shall be substantially consistent with
these plans and of equal or superior materials and design quality.
8. Streets cape/Preliminary Landscape Plan
Primary vehicular access will be via the two arterials (Central Parkway and Gleason Drive
which run east-west) or the three collector streets (Brannigan, Grafton, and Lockhart Streets)
which run north-south. Gleason Drive, a four-lane divided arterial, currently is under
construction between Tassajara and Fallon Roads. Central Parkway also is currently under
construction.
Grafton Street, one of the north-south collectors, separates Area F West from Area FEast
and will have landscaped parkways along both sides of the street. South of Gleason Drive, it
will have a landscaped median. Eventually, it will be extended south of Central Parkway
where it will serve as the "main street" for Dublin Ranch Village Center. Both Grafton and
Lockhart Streets are flanked on one side by an Open Space/Stream corridorlMulti-use trail,
which serves as natural drainage and a pedestrian link for the Neighborhood Square,
elementary school, and park sites.
A preliminary landscape plan has been submitted which is consistent with the Landscape &
Open Space Guidelines/Standards approved previously. Landscaping serves not only as a
physical buffer, but also as a visual separation between uses. Based upon the Italian hill
town theme, the plant palette emphasizes the use of Italian cypress, olive trees, poplars, and
Canary Island palms. All shrubs and groundcovers shall be consistent with a typical Italian
agrarian theme including sage, rosemary, santolina, boxwood, and thyme.
Pedestrian circulation has been incorporated into the project by an east-west paseo linking
the Brannigan Street at the westerly boundary eastward to the Community Park (proposed
Sports Park complex) at the westerly boundary. Connections include the Neighborhood
Square, Neighborhood Park, elementary school site and the private recreation facilities in
both Area F West and Area F East. The focal point, major design component of this link of
this corridor is the pedestrian bridge over Grafton Street at the mid-point of the project.
North-south multi-use trails along the west side of Brannigan Street and the trail along the
west side of the Community Park are discussed below under pedestrian circulation.
10
PO, Planned Development Zoning District
PA 04-042 Sorrento at Dublin Ranch Area F south of Gleason Drive
Another significant feature of the plan is the central Open Space/Pedestrian Corridor located
along the western edge of Grafton Street. The Corridor consists of a 12-foot wide multi-use
trail linking Central Parkway with the existing multi-use trail terminus in Neighborhood Fl.
Oven Space/Recreation - Over all planning for Area F focused on the amount of recreation
and open space that would be provided and preserved. In Area F West a Neighborhood
Square of approximately 2.4 usable acres will be provided and located at the center of the
project. In Area F East a Neighborhood Park of approximately 5.5 usable acres. Specific
recreational facilities to be located within either public open space will be based on
requirements of the City's Parks and Recreation Master Plan. A schematic parking plan for
the Neighborhood Square and Neighborhood Park was not included with the submittal.
In both Area F West and Area F East, a 1.2-acre site will be designated and developed as a
private clubhouse and recreation center near the public open space areas. The placement
serves to conveniently centralize recreational opportunities. Each submittal includes a
preliminary site, floor plan, landscape plan and elevations for the Homeowners Association
private recreation facility. Each building's floor space is confined to a single level. However,
the exterior architectural elements present an impression otherwise. Both are designed in the
Tuscan style exterior in keeping with the architectural theme.
See plans in each of the booklets entitled "Site Development Review Package" prepared by
MacKay & Somps date stamped received August 17, 2005 referred to as Project Plans and
labeled as Attachments 1 through 4 to the September 20, 2005 City Council Staff Report,
stamped approved and on file in the Community Development Department.
9. Phasing Plan - See plans in each of the booklets entitled "Site Development Review
Package" prepared by MacKay & Somps date stamped received August 17, 2005 referred
to as Project Plans and labeled as Attachments 1 through 4 to the September 20, 2005
City Council Staff Report, stamped approved and on file in the Community Development
Planning Department. Such project plans are incorporated by reference.
10. Master Infrastructure Plan - See plans in each of the booklets entitled "Site
Development Review Package" prepared by MacKay & Somps date stamped received
August 17, 2005 referred to as Project Plans and labeled as Attachments I through 4 to
the September 20, 2005 City Council Staff Report, stamped approved and on file in the
Community Development Department. Such project plans are incorporated by
reference.
11. Inclusionary Zoning Ordinance - The City Council has adopted a policy stating its
intent that new projects, including this project, will be subject to the Inclusionary Zoning
Ordinance, as amended, which requires that 12.5% of the units be inclusionary units
affordable to persons of very low, low, and moderate incomes. The City's 12.5%
affordable housing requirement will be provided and satisfied within the Fairway Ranch
residential community south of the project site.
11
PD, Planned Development Zoning District
PA 04-042 Sorrento at Dublin Ranch Area F south of Gleason Drive
12. Compliance with Stage 2 Planned Development Plans
The project shall substantially comply with plans in each of the booklets entitled "Site
Development Review Package" prepared by MacKay & Somps date stamped received
August 17,2005 referred to as Project Plans and labeled as Attachments I through 4 to the
September 20, 2005 City Council Staff Report, stamped approved and on file in the
Community Development Department. Such project plans are incorporated by reference.
Any modifications to the project shall be substantially consistent with these plans and of
equal or superior materials and design quality.
PD ZONING/LAND USE SUMMARY TABLE
Land Use Designation Gross Acres No. of Units Gross Densitv
Area F West Between Brannigan Street and Grafton
Street:
M Medium Densitv Residential 42.6 ac 423 du 10.17 du/ac
NS Neighborhood Square 2.4 ac N/A N/A
Area F West Subtotal 45.0 ac 423 du
Area FEast Between Grafton Street and Lockhart Street:
M Medium Densitv Residential 62.4 ac 688 du 11.03 du/ac
NP Neighborhood Park 5.5 ac N/A N/A
ES Elementarv School Site 11.9 ac N/A N/A
Area FEast Subtotal 79.8 ac 688 du
Total Sorrento at Dublin Ranch - Area F south of 124.8 ac
Gleason
Averaae Densitv 105.0 ac 1,111 du 10.58 du/ac
12
RESOLUTION NO. 05 - XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A SITE DEVELOPMENT REVIEW FOR "SORRENTO AT DUBLIN RANCH
AREA F," MASTER VESTING TENTATIVE TRACT MAP 7641 FOR AREA F WEST,
MASTER VESTING TENTATIVE TRACT MAP 7651 FOR AREA F EAST, AND TEN
NEIGHBORHOOD VESTING TENTATIVE TRACT MAPS 7642, 7643, 7644, 7645, 7646, 7652,
7653,7654,7655 & 7656 FOR NEIGHBORHOODS 1 THROUGH 10, RESPECTIVELY WITHIN
A PORTION OF THE PROPERTIES IN AN EXISTING PD-PLANNED DEVELOPMENT
DISTRICT KNOWN AS DUBLIN RANCH AREA F
SOUTH OF GLEASON DRIVE
PA 04-042
WHEREAS, the Applicant, Toll Brothers, Inc. on behalf of Chang Su-O Lin, el. al. and
representative James Tong, submitted applications for an area of approximately 124.8 acres known as
"Sorrento at Dublin Ranch Area F" located within Dublin Ranch Area F south of Gleason Drive and north
of Central Parkway in the Eastern Dublin Specific Plan Area; and
WHEREAS, The applications include: a) Stage I Planned Development zoning amendment to
PA 01-037; b) Stage 2 Development Plan for 124.8 acres south of Gleason Drive; c) Site Development
Review for areas known as Area F West and Area F East; c) Master Vesting Tentative Tract Map 7641
(Area F West) and Master Vesting Tentative Tract Map 7651 (Area F East); and e) ten Neighborhood
Vesting Tentative Tract Maps 7642, 7643, 7644, 7645, 7646, 7652, 7653, 7654, 7655 & 7656 for
Neighborhoods I through 10, respectively. The project proposes a total of 1,111 residential units of
medium density residential for sale as lots or condominiums and associated parking structures. Other
uses include an Elementary School site, Neighborhood Square, Neighborhood Park, Open Space Multi-
Use Trail system, private recreation facilities, and associated public right-of-way. The applications
collectively define this "Project"; and
WHEREAS, the Project site generally is located north of Central Parkway and south of Gleason
Drive between the proposed extensions of Brannigan Street on the west and Lockhart Street on the east;
the proj ect site currently is vacant land; and
WHEREAS, for the purposes of the California Environmental Quality Act (CEQA), the proposed
project generally was addressed by a program EIR (with all subsequent addenda and related mitigated
Negative Declarations), initially certified by the City of Dublin in 1993 (SCH#91l03064) and in an
Addendum to the Eastern Dublin EIR, including an updated traffic study, addressing Dublin Ranch Area
F in its entirety (PA 01-037). The Addendum was certified by City Council Resolution No. 48-04 on
March 16,2004; and
WHEREAS, also for the purposes of the California Environmental Quality Act (CEQA), an
Initial Study was prepared for the proposed project Sorrento at Dublin Ranch Area F and a determination
was made that the proposed project is within the scope of the Addendum certified by City Council
Resolution 48-04 and that no additional negative impacts would result from the proposed project; and
ATTACHMENT ro
WHEREAS, the Planning Commission adopted a Resolution on September 13, 2005
recommending City Council approval ofa Stage I Planned Development zoning amendment to PA 01-
037 and Stage 2 Development Plan for the Project; and
WHEREAS, a staffreport, dated September 13, 2005 and incorporated herein by reference,
described and analyzed the Project; and
WHEREAS, the Planning Commission reviewed the staff report at a duly noticed public hearing
held on September 13, 2005 at which time all interested parties had the opportunity to be heard.
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of
Dublin does hereby make the following findings and determinations regarding said proposed Site
Development Review:
Site Development Review:
A. Approval of the proposed project is consistent with the purpose and intent of Chapter 8.104,
Site Development Review of the Dublin Zoning Ordinance.
B. The proposed project, as conditioned, complies with the policies of the General Plan, the
Eastern Dublin Specific Plan and the Stage 2 Development Plan for P A 04-042 and with all
other requirements of the Dublin Zoning Ordinance.
C. The proposed project, as conditioned, 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 general
welfare because the development is consistent with all laws and ordinances and implements
the Eastern Dublin Specific Plan and Dublin General Plan.
D. The proposed project, as conditioned, will not be injurious to property or improvements in the
neighborhood and will comply with all requirements of the Building Division, Fire
Department, Public Works Department, and Dublin San Ramon Services District.
E. The proposed site development (including site layout, structures, vehicular access, circulation
and parking, setbacks, height, walls, public safety and similar elements) has been designed to
provide a desirable environment for the development.
F. The subject site is physically suitable for the type and intensity of the proposed project because
the exiting land is designated for medium density residential, substantial open space has been
incorporated, and the site can accommodate the proposed structures and uses.
G. The proposed project will not negatively impact views because the proposed project conforms
to the Eastern Dublin Scenic Corridor Policies and Standards.
H. Impacts to existing slopes and topographic features are addressed because attention has been
paid to the natural slope and contours of site in designing the architecture and siting the
structures so as to minimize over grading and extensive use of retaining walls.
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I. Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings, building materials and colors,
screening of exterior appurtenances, exterior lighting, and similar elements have been
incorporated into the project, and as conditions of approval, in order to insure compatibility of
this development with the development's design concept or theme and the character of adjacent
buildings within Sorrento at Dublin Ranch and Dublin Ranch as a whole.
J. Landscape considerations, including the location, type, size, color, texture and coverage of
plant materials, provisions and similar elements have been considered to ensure visual relief
and an attractive environment for the public.
K. The approval of the Site Development Review for the proposed project is consistent with the
Dublin General Plan and with the Eastern Dublin Specific Plan.
BE IT FURTHER RESOLVED that the Planning Commission ofthe City of Dublin does hereby
make the following findings and determinations regarding Master Vesting Tentative Tract Maps 7641 &
7651 and Neighborhood Vesting Tentative Tract Maps 7642, 7643, 7644, 7645, 7646, 7652, 7653, 7654,
7655 & 7656 for Neighborhoods I through 10, respectively:
Vestinl!: Tentative Tract Maps
A. The proposed Tentative Tract Maps are consistent with the intent of applicable subdivision
regulations and related ordinances.
B. The design and improvements of the proposed Tentatiye Tract Maps are consistent with the
General Plan and the Eastern Dublin Specific Plan, as amended, as they relate to the subject
property in that it is a subdivision for implementation of a portion of Dublin Ranch Area F, a
medium density residential community in an area designated for this type of development.
C. The proposed Vesting Tentative Tract Maps are consistent with the Planned Development
approved for Dublin Ranch Area F south of Gleason Drive (P A 04-042) and are therefore
consistent with the City of Dublin Zoning Ordinance.
D. The properties created by the proposed Vesting Tentative Tract Maps will have adequate
access to major constructed or planned improvements as part ofthe Dublin Ranch Master Plan.
E. Project design, architecture, and concept as an Italian hilI town have been integrated with
topography ofthe project site created by the proposed Vesting Tentative Tract Maps to
minimize overgrading and extensive use ofretaining walls. Therefore, the proposed
subdivisions are physically suitable for the type and intensity of development proposed.
F. The Mitigation Monitoring program adopted with the program EIR for the Eastern Dublin
Specific Plan Area and subsequent environmental documents would be applicable as
appropriate for addressing or mitigating any potential environmental impacts identified.
G. The proposed Vesting Tentative Tract Maps will not result in environmental damage or
substantially injure fish or wildlife or their habitat or cause public health concerns.
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H. The design of the subdivisions will not conflict with easements, acquired by the public at
large, or access through or use of property within the proposed subdivision. The City Engineer
has reviewed the maps and title report and has not found any conflicting easements of this
nature.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby
approves with conditions the Site Development Review P A 04-042 for "Sorrento at Dublin Ranch Area
F" south of Gleason Drive, including Area F West and Area F East, based on the findings set forth above.
All development within the area covered by this approval shall conform generally to the plans prepared by
MacKay & Somps and the subconsultants labeled, respectively, "Area F West, Site Development Review
Package" and "Area F East, Site Development Review Package," and attached to the Staff Report of
September 13, 2005 Planning Commission meeting as Attachment 2 and Attachment 3.
BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin hereby
approves with conditions Master Vesting Tentative Tract Map 7641 for Area F West (44.1 acres) and
Master Vesting Tentative Tract Map 7651 for Area F West East (79.8 acres); and ten Neighborhood
Vesting Tentative Tract Maps: Map 7642 (Neighborhood I - 75 units), Map 7643 (Neighborhood 2 - 117
units), Map 7644 (Neighborhood 3 - 69 units), Map 7645 (Neighborhood 4 - 66 units), Map 7646
(Neighborhood 5 - 96 units), Map 7652 (Neighborhood 6 - 75 units), Map 7653 (Neighborhood 7 - 94
units), Map 7654 (Neighborhood 8 - 148 units); Map 7655 (Neighborhood 9 - 117 units, and Map 7656
(Neighborhood 10 - 254 units). This recommendation is based on findings that the proposed Vesting
Tentative Tract Maps are consistent with the Site Development Review, Stage 2 Development Plan,
General Plan, and Eastern Dublin Specific Plan. This approval shall conform generally to the plans
prepared by MacKay & Somps and the subconsultants labeled Attachments I through 4 to the Staff
Report of September 13, 2005, consisting of the packages, sheets, booklets, and plans date stamped
received August 17,2005, and on file with the Community Development Department and the Applicant's
written statement, subject to the following conditions:
CONDITIONS OF APPROVAL
Unless otherwise stated, all Tentative Map Conditions of Approval shall be complied with prior to
approval ofthe Final Map. The Site Development Review Conditions of Approval shall be complied with
prior to final occupancy of any building (or depending on the context shall remain in effect throughout the
life of the Project) and shall be subject to Planning Department review and approval.
This approval for both the Site Development Review and Vesting Tentative Maps shall be subject to City
Council adoption of the Stage I and Stage 2 Planned Development Rezoning.
TENTATIVE TRACT MAP CONDITIONS OF APPROVAL
TRACT 7641 (Master Map West of Grafton Street)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Development Agreement: In accordance with Section 7 of the Master Development Agreement
between the City Of Dublin and the Lin family for Dublin Ranch and the Eastern Dublin Specific
Plan, a Development Agreement between the City of Dublin and the Developer shall be entered
into and recorded prior to any development.
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3. Street Lighting Maintenance Assessment District: The Developer shall petition to have the area
annexed into the Dublin Ranch Street Lighting Maintenance Assessment District and shall provide
any exhibits required for the annexation..
4. Landscape Features within Public Right of Way. The Developer shall enter into an
"Agreement for Long Term Encroachments" with the City for maintaining the landscape features
within public Right of Way including frontage & median landscaping, decorative pavements and
special features (i.e., fountain, wall, bench, etc.) as generally shown on Site Development Review
exhibits. The Agreement shall include the features within Grafton Street. The Agreement shall
identify the ownership of the special features and maintenance responsibilities. The Developer
will be responsible for maintaining the surface of all decorative pavements including restoration
required as the result of utility repairs.
5. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of the landscape features within the public right of way contained in the
Agreement for Long Term Encroachments, Parcel 9 and the /Tontage landscaping along Gleason
Drive, Grafton Street, Central Parkway and Brannigan Street. The landscaping in the medians in
Central Parkway and Gleason Drives are to be maintained by the City of Dublin and not by the
Homeowners Association. Said declaration shall set forth the Association name, bylaws, rules and
regulations. The CC&Rs shall also contain a provision that prohibits the amendment of the
provisions of the CC&Rs requested by City without the City's approval. The CC&Rs shall ensure
that there is adequate provision for the maintenance, in good repair and on a regular basis, the
landscaping & irrigation, decorative pavements, median islands, fences, walls, drainage, lighting,
signs and other related improvements. The Developer shall submit a copy of the CC&R document
to the City for review and approval relative to these conditions of approval.
6. Aviano Way, Palermo Way, Capoterra Way and Perugia Street: Developer shall construct
street improvements and offer for dedication to the City of Dublin the rights of way for Aviano
Way, Palermo Way, Capoterra Way and Perugia Street as shown on the Tentative Map, to the
satisfaction of the City Engineer. The improvements shall include six-foot wide walkways on
both sides of Aviano Way, Palermo Way and Capoterra Way, except that the walkway does not
need to be constructed by the Developer on the Neighborhood Square /Tontage, and five-foot wide
sidewalks on both sides ofPerugia Street. Six-foot wide parkways shall be included along Aviano
Way, Palermo Way and Capoterra Way at the entrance to the Tract.
7. Landscape Bump outs: The location of the midblock and corner bump outs maybe adjusted in
final design to optimize parking and landscaping. The 22-foot length of the end parking space
may be measured at the center of the parking space width. Single parking spaces should be
avoided.
8. Brannigan Street: The Developer shall construct improvements and offer for dedication to the
City of Dublin the rights of way for Brannigan Street, including walkways on the east side, as
shown on the Tentative Map, to the satisfaction of the City Engineer.
9. Central Parkway: The Developer shall complete the Central Parkway improvement /Tom
Brannigan Street to Grafton Street as shown in the Improvement Plans for Central Parkway
prepared by MacKay & Somps to the satisfaction of the City Engineer. The walkway along the
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northern frontage to be included with the development of the adjacent Tract improvements and not
with Tract 7641.
10. Grafton Street: The Developer shall construct the Grafton Street improvement, as shown in the
Improvement Plans for Grafton Street prepared by MacKay & Somps as modified to include the
12-foot wide walkway on the west side, 14-foot wide travel lanes, and the traffic circles &
decorative pavements per the SDR exhibits to the satisfaction ofthe City Engineer. The inner 25-
foot radius of the traffic circles shall be a rough surface. The Grafton Street improvements include
the traffic signal modifications. The pedestrian bridge is not included with the Tract 7641
improvements.
II. Gleason Drive Frontage Improvements: The Developer shall construct the Gleason Drive
walkway from Brannigan Street to Grafton Street with the Tract 7641 improvements.
12. Central Parkway Pathway: If the City obtains a pedestrian easement across the Dublin Land
Company's property, the Developer shall construct a temporary five-foot wide AC path on the
north side of Central Parkway between Tassajara Road and Brannigan Street to the satisfaction of
the City Engineer.
13. Traffic Signals on Brannigan Street: The Developer shall modify the traffic signals at the
intersection of Brannigan Street / Central Parkway and Brannigan Street / Gleason Drive as
needed to accommodate the addition of Brannigan Street.
14. Street Monuments: The Final Map shall include the street monuments to be set in Grafton Street
and Brannigan Street.
15. Neighborhood Square: The Neighborhood Square, Parcel 8, shall contain a minimum of2.00
acres and be shown on the Final Map as future parkland to be deeded to the City of Dublin by
separate document. The parcel line shall be at the back of curb. The Neighborhood Square shall be
rough graded, as shown on the Tract 7641 Tentative Map Grading Plan including erosion control
measures, to the satisfaction of the City Engineer, and dedicated to the City of Dublin prior to the
issuance of building permit for the 200th unit within Tract 7641. The City will not accept this
parcel until the site is rough graded. Neighborhood parkland credits will not be provided until the
site is accepted by the City.
16. Neighborhood Square Utility Stubs: Utilities shall be stubbed to the Neighborhood Square at
locations approved by the City's Parks & Community Service Department.
17. Public Access Easement: The Public Access Easement on Parcel 6 for the approach to the
pedestrian bridge as shown on the Tentative Map for Tract 7646 shall be offer for dedication on
the Tract 7641 Final Map.
18. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way and on
Parcel 9 shall be completed with the Tract 7641 improvements. This includes the parkway and
/Tontage landscaping along Aviano Way, Palermo Way, Capoterra Way, Perugia Street, Brannigan
Street (east side), Gleason Drive (south side) and Grafton Street (west side and median). The
Central Parkway landscaping will be installed with the development of the adjacent Tracts. All
street trees shall be installed along the parkways and /Tontage concurrently with the street
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improvements. Shrubs and ground cover installation shall be deferred until the construction of the
adjacent buildings but completed prior to occupancy.
19. Landscape Design Development Submittal: Developer shall submit design development
landscape plans, for all landscaping improvements within the public right of way and Parcel 9
showing details, sections and supplemental information as necessary for design coordination of the
various design features and elements including utility location to the satisfaction of the City
Engineer. The design development landscape plans shall be submitted for review prior to the
approval of the Improvement Plans, Tract Improvement Agreement and Final Map for Tract 7641.
20. Corner Landscape Monuments: The corner landscape monument features shown on Sheet L-20
of the Site Development Review package for Area F West shall also apply to the northeast corner
of Brannigan Street and Central Parkway.
21. Master Drainage Plan: The Developer shall update the Dublin Ranch Master Drainage Plan for
the proposed development within the Tract 7641 area.
22. Drainage Release: The Developer shall provide the City a Drainage Release for any drainage
from public streets that will temporarily drain across the undeveloped land of the Developer.
TRACT 7642 (Neighborhood 1)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy of the CC&R document to the City for review and approval relative
to this condition.
3. Rimini Lane and Perugia Street: Developer shall construct street improvements and offer for
dedication to the City of Dublin the rights of way for Rimini Lane and Perugia Street as shown on
the Tentative Map, to the satisfaction of the City Engineer.
4. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way and on
Parcel A, B, C & D shall be included in the Tract 7642 Improvements Agreement. Landscape
Plans for these improvements shall be submitted for review prior to the approval of the
Improvement Plans (public improvements), Tract Improvement Agreement and Final Map for
Tract 7642.
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TRACT 7643 (Neighborhood 2)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Motor Court Improvements: The "Motor Court" improvements on Parcels A thru G, as shown
in the Typical Section on the Tentative Map, shall be included in the Tract Improvement
Agreement.
3. Rimini Lane and Rimini Court: Developer shall construct street improvements and offer for
dedication to the City of Dublin the rights of way for Rimini Lane and Rimini Court as shown on
the Tentative Map, to the satisfaction of the City Engineer.
4. Central Parkway Frontage Improvements: The Developer shall construct the walkway on the
north side of Central Parkway along the frontage of Tracts 7643.
5. Public Access Easement: A public access easement shall be dedicated on the Final Map to
provide a turn-around for trucks at the end ofRimini Court.
6. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way including
the Central Parkway fTontage, shall be included in the Tract 7643 Improvements Agreement.
Landscape Plans for these improvements shall be submitted for review prior to the approval of the
Improvement Plans (public improvements), Tract Improvement Agreement and Final Map for
Tract 7643.
7. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy of the CC&R document to the City for review and approval relative
to this condition.
TRACT 7644 (Neighborhood 3)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Alley Improvements: The Alley improvements, as shown in the Typical Alley Section on the
Tentative Map, shall be included in the Tract Improvement Agreement.
3. Montalcino Street: Developer shall construct street improvements and offer for dedication to the
City of Dublin the right of way for MontaIcino Street as shown on the Tentative Map, including
six-foot sidewalks on both sides of the street, to the satisfaction of the City Engineer. The Typical
Section on the Tentative Map for the entrance shall be corrected to be 40 feet between curbs.
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4. Central Parkway Frontage Improvements: The Developer shall construct the walkway on the
north side of Central Parkway along the frontage of Tracts 7644.
5. Traffic Signal at MontaIcino Street and Central Parkway: The Developer shall install a traffic
signal at the intersection ofMontacino Street and Central Parkway. This traffic signal shall be
interconnected by hard wire with the existing City traffic signals on Central Parkway.
6. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way including
the Central Parkway /Tontage, shall be included in the Tract 7644 Improvements Agreement.
Landscape Plans for these improvements shall be submitted for review prior to the approval of the
Improvement Plans (public improvements), Tract Improvement Agreement and Final Map for
Tract 7644.
7. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy of the CC&R document to the City for review and approval relative
to this condition.
TRACT 7645 (Neighborhood 4)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Alley Improvements: The Alley improvements as shown in the Typical Alley Section on the
Tentative Map shall be included in the Tract Improvement Agreement.
3. Mirano Court: Developer shall construct street improvements and offer for dedication to the City
of Dublin the rights of way for Mirano Court as shown on the Tentative Map, to the satisfaction of
the City Engineer. The final design shall improve the street profile by reducing the magnitude in
grade changes to the satisfaction of the City Engineer.
4. Public Access Easement: A public access easement shall be dedicated on the Final Map to
provide a turn-around for trucks at the end of Mirano Court to the satisfaction of the City
Engineer.
5. Central Parkway Walkway: The Developer shall construct the walkway on the north side of
Central Parkway along the /Tontage of Tract 7645.
6. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way including
the Central Parkway /Tontage, shall be included in the Tract 7645 Improvements Agreement.
Landscape Plans for these improvements shall be submitted for review prior to the approval of the
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Improvement Plans (public improvements), Tract Improvement Agreement and Final Map for
Tract 7645.
7. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy of the CC&Rs document to the City for review and approval
relative to this condition.
TRACT 7646 (Neighborhood 5)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Pathway and Driveway Improvements: The pathway to the future pedestrian bridge, the
driveways and any improvements within the public right of way shall be included in the Tract
Improvement Agreement.
3. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy of the CC&R document to the City for review and approval relative
to this condition.
TRACT 7651 (Master Map East of Grafton Street)
1. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Development Agreement: In accordance with Section 7 of the Master Development Agreement
between the City Of Dublin and the Lin family for Dublin Ranch and the Eastern Dublin Specific
Plan, a Development Agreement between the City of Dublin and the Developer shall be entered
into and recorded prior to any development.
3. Street Lighting Maintenance Assessment District: The Developer shall petition to have the area
annexed into the Dublin Ranch Street Lighting Maintenance Assessment District and shall provide
any exhibits required for the annexation.
4. Landscape Features within Public Right of Way. The Developer shall enter into an
"Agreement for Long Term Encroachments" with the City for maintaining the landscape features
within Public Right of Way including /Tontage & median landscaping, decorative pavements and
special features (i.e., fountain, wall, bench, etc.) and the pedestrian bridge as generally shown on
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Site Development Review exhibits. The Agreement shall include the landscaping in the median
and both frontages of Lockhart Street and the frontage landscaping along Gleason Drive, Grafton
Street and Central Parkway. The Agreement shall identify the ownership of the special features
and maintenance responsibilities. The Developer will be responsible for maintaining the surface
of all decorative pavements including restoration required as the result of utility repairs.
5. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of the landscape features within the public right of way contained in the
Agreement for Long Term Encroachments and the Streambed Corridor (see below). The
landscaping in the medians in Central Parkway and Gleason Drives are to be maintained by the
City of Dublin and not by the Homeowners Association. Said declaration shall set forth the
Association name, bylaws, rules and regulations. The CC&Rs shall also contain a provision that
prohibits the amendment of the provisions of the CC&Rs requested by City without the City's
approval. The CC&Rs shall ensure that there is adequate provision for the maintenance, in good
repair and on a regular basis, the landscaping & irrigation, decorative pavements, median islands,
fences, walls, drainage, lighting, signs and other related improvements. The Developer shall
submit a copy of the CC&R document to the City for review and approval relative to this
condition. The Homeowners Association for Tract 7651 may be combined with the Homeowners
Association for Tract 764 I.
6. Palermo Way and Capoterra Way: Developer shall construct street improvements and offer for
dedication to the City of Dublin the rights of way for Palermo Way and Capoterra Way, as shown
on the Tentative Map, to the satisfaction of the City Engineer. The improvements to include six-
foot wide walkways on both sides ofthe Palermo Way and Capoterra Way including the park and
school frontage. Six-foot wide parkways along Palermo Way and Capoterra Way to be included at
the entrance to the Tract.
7. Lee Thompson Street: Developer shall construct street improvements and offer for dedication to
the City of Dublin the rights of way for Lee Thompson Street as shown on the Tentative Map,
including six-foot wide sidewalks on both sides of the street, to the satisfaction ofthe City
Engineer. The typical section at the entrance from Central Parkway shall be modified from that
shown on the Tentative Map to include six-foot wide parkways on both sides of the street.
8. Central Parkway: The Developer shall complete the Central Parkway improvement /Tom Grafton
Street to Lockhart Street as shown in the Improvemenl Plans for Central Parkway prepared by
MacKay & Somps to the satisfaction of the City Engineer. The walkway along the northern
/Tontage to be included with the development of the adjacent Tract improvements and not with
Tract 7651.
9. Grafton Street Frontage Improvements: The Developer shall construct the walkway on the east
side of Grafton Street /Tom Gleason Drive to Central Parkway with the Tract 7651 improvements.
10. Gleason Drive Frontage Improvements: The Developer shall construct the Gleason Drive
walkway from Grafton Street to Lockhart Street with the Tract 7651 improvements.
II. Lockhart Street Frontage Improvements: The Developer shall construct the Lockhart Street
walkway /Tom Gleason Drive to Central Parkway with the Tract 7651 improvements.
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12. Landscape Bump outs: The location of the midblock and corner bump outs may be adjusted in
final design to optimize parking and landscaping. The 22-foot length of the end parking space
may be measured at the center of the parking space width. Single parking spaces should be
avoided.
13. Lockhart Street Monuments: The Final Map shall include the street monuments to be set in
Lockhart Street.
14. Neighborhood Park: The Neighborhood Park, Parcel 7, shall contain a minimum of5.20 acres
and be shown on the Final Map as future parkland to be deeded to the City of Dublin under
separate document. The parcel line shall be at the back of curb. The Neighborhood Park shall be
rough graded, as shown on the Tract 7651 Tentative Map Grading Plan including erosion control
measures, to the satisfaction of the City Engineer, and dedicated to the City of Dublin prior to the
issuance of building permit for the 300'h unit within Tract 7651. The City will not accept this
parcel until the site is rough graded. Neighborhood parkland credits will not be provided until the
site is accepted by the City.
15. School Site: The school site, Parcel 8, shall contain a minimum of 10.00 acres and be shown on
the Final Map as future school site to be deeded to the Dublin Unified School District under
separate document. The Developer shall rough grade the school site, including erosion control
measures, as generally shown on the Tentative Map Grading Plan, including erosion control, to the
satisfaction of the City Engineer prior to the issuance of building permit for the 400th unit within
Tract 7651 or one year after notification /Tom the School District to complete the bulk grading
whatever occurs first.
16. Neighborhood Park & School Utility Stubs: Utilities shall be stubbed to the Neighborhood Park
and school site at locations approved by the City's Parks & Community Service Department and
School District.
17. Pedestrian Bridge: The Developer shall construct the pedestrian bridge over Grafton Street with
Tract 765lincluding both approaches. The bridge shall be bonded with Tract 7651 ,but
construction may be deferred until the start of construction of the Tract 7654 (Neighborhood 8)
improvements or the school whichever occurs first.
18. Public Access Easement: The Public Access Easement on Parcel 3 for the approach to the
pedestrian bridge which is shown on the Tentative Map for Tract 7654 shall be offered for
dedication on the Tract 7651 Final Map
19. Streambed Corridor: The Developer shall improve and landscape the Streambed Corridor,
including the 12-foot wide pathway, along the south /Tontage of Gleason Drive between Fallon
Road and Lockhart Street and along the eastern /Tontage of Lockhart Street between Gleason
Drive and Central Parkway (Parcel 13, Tract 7281). The maintenance of these improvements shall
be included in the maintenance responsibilities of the Homeowners Association of Tract 7651.
The completion of these improvements may be deferred until the acceptance of the first of Tracts
7653 (Neighborhood 7) or Tract 7656 (Neighborhood 10) improvements.
20. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way shall be
completed with the Tract 7651 improvements. This includes the parkway and /Tontage
landscaping along, Palermo Way, Capoterra Way, Lee Thompson Street, Grafton Street (east
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side), Gleason Drive (south side) and Lockhart Street (both sides and median). The Central
Parkway landscaping will be included with the development of the adjacent Tracts. Street trees
shall be installed along the parkways and frontage concurrently with the street improvements.
Shrubs and ground cover installation shall be deferred until the construction of the adjacent
buildings but completed prior to occupancy.
21. Landscape Design Development Submittal: Developer shall submit design development
landscape plans, for all landscaping improvements within the public right of way showing details,
sections and supplemental information as necessary for design coordination of the various design
features and elements including utility location to the satisfaction of the City Engineer. The design
development landscape plans shall be submitted for review prior to the approval of the
Improvement Plans, Tract Improvement Agreement and Final Map for Tract 7651.
23. Corner Landscape Monuments: The corner landscape monument features shown on Sheet L-17
(not L-16 as shown) of the Site Development Review package for Area F east shall also apply to
the northwest corner of Lockhart Street and Central Parkway.
22. Master Drainage Plan: The Developer shall update the Dublin Ranch Master Drainage Plan for
the proposed development within the Tract 7651 area.
23. Drainage Release: The Developer shall provide the City a Drainage Release for any drainage
/Tom public streets that will temporarily drain across the undeveloped land of the Developer.
24. Traffic Signal at Palermo Way and Lockhart Street: The Developer shall install a traffic
signal at the intersection of Palermo Way and Lockhart Street. This traffic signal shall be
interconnected by hard wire with the existing City traffic signals on Lockhart Street at Gleason
Drive and at Central Parkway.
25. Traffic Signal at Lee Thompson Street and Central Parkway: The Developer shall modify the
traffic signal at the intersection of Keegan Street and Central Parkway as needed to accommodate
the addition of Lee Thompson Street. This traffic signal shall be interconnected by hard wire with
the existing City traffic signals on Central Parkway.
26. School District Conduit: One empty 3" conduit with pull wire, to accommodate future School
District communication use, shall be installed from the existing conduit in Gleason Drive along
the west side of Lockhart Street /Tom Gleason Drive to Central Parkway, and along the south side
of Palermo Way fÌom Lockhart Street to the school entrance.
TRACT 7652 (Neighborhood 6)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
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Developer shall submit a copy of the CC&R document to the City for review and approval relative
to this condition.
3. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way and on
Parcel A, B & C shall be included in the Tract 7652 Improvements Agreement. Landscape Plans
for these improvements shall be submitted for review prior to the approval of the Improvement
Plans (public improvements), Tract Improvement Agreement and Final Map for Tract 7652.
4. Vittoria Way and Bramante Street: Developer shall construct street improvements and offer for
dedication to the City of Dublin the rights of way for Vittoria Way and Bramante Street as shown
on the Tentative Map, to the satisfaction of the City Engineer.
5. Vittoria Way: The west end ofVittoria Way shall be redesigned to provide Public Access
Easements and pavement delineation as required to accommodate auto and truck turn-around
capabilities, to the satisfaction ofthe City Engineer.
TRACT 7653 (Neighborhood 7)
1. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Vittoria Way, Vittoria Court and Årezzo Street: Developer shall construct street improvements
and offer for dedication to the City of Dublin the rights of way for Vittoria Way, Vittoria Court
and Arezzo Street as shown on the Tentative Map, to the satisfaction of the City Engineer.
3. Pathway Vittoria Court - Lockhart Street: A Public Access Easement shall be shown on the
Final Map and a pedestrian pathway shall be constructed connecting Vittoria Court and Lockhart
Street to the satisfaction ofthe City Engineer.
4. Alley Improvements: The Alley improvements as shown in the Typical Alley Section on the
Tentative Map, Sheet C.2.7 .B, shall be included in the Tract Improvement Agreement.
5. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way, shall be
included in the Tract 7653 Improvements Agreement. Landscape Plans for these improvements
shall be submitted for review prior to the approval of the Improvement Plans (public
improvements), Tract Improvement Agreement and Final Map for Tract 7653.
6. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy of the CC&R document to the City for review and approval relative
to this condition.
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TRACT 7654 (Neighborhood 8)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Araldi Court and Bramante Street: Developer shall construct street improvements and offer for
dedication to the City of Dublin the rights of way for Araldi Court and Bramante Street as shown
on the Tentative Map, to the satisfaction ofthe City Engineer.
3. Storm Drain Easement: Public storm drain lines should be within public streets whenever
practical. The storm drain line and easemen~ along the eastern boundary of Tract 7654 between
Araldi Court and Capoterra Way needs to be rerouted unless shown not to be practical to the
satisfaction of the City Engineer. The storm drain easement should not straddle the property line
and must provide a minimum five-feet of "flat" area on each side of the pipe.
4. Driveway and Walkway Improvements: The private driveway improvements as shown in the
Typical Section on the Tentative Map and the walkway to the pedestrian bridge (unless previously
constructed) shall be included in the Tract Improvement Agreement.
5. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way, shall be
included in the Tract 7654 Improvements Agreement. Landscape Plans for these improvements
shall be submitted for review prior to the approval of the Improvement Plans (public
improvements), Tract Improvement Agreement and Final Map for Tract 7654.
6. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy ofthe CC&R document to the City for review and approval relative
to this condition.
TRACT 7655 (Neighborhood 9)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Alley Improvements: The alley improvements as shown in the Typical Alley Section on the
Tentative Map shall be included in the Tract Improvement Agreement.
3. Sardinia LaDe: Developer shall construct street improvements and offer for dedication to the City
of Dublin the rights of way for Sardinia Lane as shown on the Tentative Map, to the satisfaction of
the City Engineer.
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4. Central Parkway Walkway: The Developer shall construct the walkway on the north side of
Central Parkway along the frontage of Tract 7655.
5. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way including
the Central Parkway frontage, shall be included in the Tract 7655 Improvements Agreement.
Landscape Plans for these improvements shall be submitted for review prior to the approval of the
Improvement Plans (public improvements), Tract Improvement Agreement and Final Map for
Tract 7655.
6. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
Developer shall submit a copy of the CC&R document to the City for review and approval relative
to this condition.
TRACT 7656 (Neighborhood 10)
I. General Conditions of Approval: Developer shall comply with the General Conditions of
Approval for Vesting Tentative Maps Tracts 7641-7646 & Tracts 7651-7656 contained below
unless specifically modified by these Conditions of Approval.
2. Tarcento Lane and Driveway Improvements: The Tarcento Lane & private driveway
improvements as shown in the Typical Sections on the Tentative Map and any improvements
within the public right of way shall be included in the Tract Improvement Agreement.
3. Central Parkway Walkway: The Developer shall construct the walkway on the north side of
Central Parkway along the /Tontage of Tract 7656.
4. Tarcento Lane: The Tarcento Lane shall be a private street with Public Service Easement and
Emergency Vehicle Easement. Trarcento Lane entrance from Central Parkway shall be a modified
driveway approach (not a full street intersection with curb returns); the entrance /Tom Lee
Thompson Street may be a street entrance with curb returns.
5. Landscape Improvements: All landscape plantings, irrigation, decorative pavements, and
structures as approved with the Site Development Review within the public right of way including
the Central Parkway /Tontage, shall be included in the Tract 7656 Improvements Agreement.
Landscape Plans for these improvements shall be submitted for review prior to the approval ofthe
Improvement Plans (public improvements), Tract Improvement Agreement and Final Map for
Tract 7656.
6. Covenants, Conditions and Restrictions (CC&Rs). A Homeowners Association shall be
formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use
and maintenance of common areas and facilities. Said declaration shall set forth the Association
name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for
the maintenance, in good repair and on a regular basis, the landscaping & irrigation, decorative
pavements, median islands, fences, walls, drainage, lighting, signs and other improvements. The
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Developer shall submit a copy of the CC&Rs document to the City for review and approval
relative to this condition.
GENERAL CONDITIONS OF APPROVAL FOR VESTING TENTATIVE MAPS, TRACTS 7641-
7646 & TRACTS 7651-7656
The following conditions shall apply to each ofthe following Vesting Tentative Maps for Tracts 7641,
7642,7643,7644,7645,7646,7651,7652,7653, 7654, 7655, and 7656:
Public Works:
General:
1. The Developer shall comply with the Subdivision Map Act, the City of Dublin Subdivision, Zoning,
and Grading Ordinances, the City of Dublin Public Works Standards and Policies, and all building
and fire codes and ordinances in effect at the time of building permit. All public improvements
constructed by Developer and to be dedicated to the City are hereby identified as "public works"
under Labor Code section 1771. Accordingly, Developer, in constructing such improvements, shall
comply with the Prevailing Wage Law (Labor Code. Sects. 1720 and following)
2. The Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents,
officers, and employees /Tom any claim, action, or proceeding against the City of Dublin or its
agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or
its advisory agency, appeal board, Planning Commission, City Council, Community Development
Director, Zoning Administrator, or any other department, committee, or agency of the City related to
this project to the extent such actions are brought within the time period required by Government
Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so
defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The
Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of
such actions or proceedings.
3. In the event that there needs to be clarification to these Conditions of Approval, the Director of
Community Development and the City Engineer have the authority to clarify the intent of these
Conditions of Approval to the Developer without going to a public hearing. The Director of
Community Development and the City Engineer also have the authority to make minor
modifications to these conditions without going to a public hearing in order for the Developer to
fulfill needed improvements or mitigations resulting from impacts of this project.
Agreement and Bonds:
4. The Developer shall enter into a Tract Improvement Agreement with the City for all public
improvements including any required offsite storm drainage or roadway improvements that are
needed to serve the Tract that have not been bonded with another Tract Improvement Agreement.
5. The Developer shall provide performance (100%), and labor & material (100%) securities to
guarantee the tract improvements, approved by the City Engineer, prior to execution of the Tract
Improvement Agreement and approval of the Final Map. (Note: Upon acceptance of the
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improvements, the performance security may be replaced with a maintenance bond that is 25% of
the value of the performance security.)
Fees:
6. The Developer shall pay all applicable fees in effect at the time of building permit issuance
including, but not limited to, Planning fees, Building fees, Dublin San Ramon Services District fees,
Public Facilities fees, Dublin Unified School District School Impact fees, Public Works Traffic
Impact fees, Alameda County Fire Services fees; Noise Mitigation fees, Inclusionary Housing In-
Lieu fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water
Connection fees; and any other fees as noted in the Development Agreement.
7. The Developer shall dedicate parkland or pay in-lieu fees in the amounts and at the times set forth in
City of Dublin Resolution No. 60-99, or in any resolution revising these amounts and as
implemented by the Administrative Guidelines adopted by Resolution 195-99.
Permits:
8. Developer shall obtain an Encroachment Permit from the Public Works Department for all
construction activity within the public right-of-way of any street where the City has accepted the
improvements. The encroachment permit may require surety for slurry seal and restriping. At the
discretion of the City Engineer an encroachment for work specifically included in an Improvement
Agreement may not be required.
9. Developer shall obtain a Grading / Sitework Permit /Tom the Public Works Department for all
grading and private site improvements that serves more that one lot or residential condominium unit.
10. Developer shall obtain all permits required by other agencies including, but not limited to Alameda
County Flood Control and Water Conservation District Zone 7, California Department of Fish and
Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide
copies of the permits to the Public Works Department.
Submittals
II. All submittals of plans and Final Maps shall comply with the requirements of the "City of Dublin
Public Works Department Improvement Plan Submittal Requirements", and the "City of Dublin
Improvement Plan Review Check List".
12. The Developer will be responsible for submittals and reviews to obtain the approvals of all
participating non-City agencies. The Alameda County Fire Department and the Dublin San Ramon
Services District shall approve and sign the Improvement Plans.
13. Developer shall submit a Geotechnical Report, which includes street pavement sections and grading
recommendations.
14. Developer shall provide the Public Works Department a digital vectorized file of the "master" CAD
files for the project when the Final Map has been approved. Digital raster copies are not acceptable.
The digital vectorized files shall be in AutoCAD 14 or higher drawing format. Drawing units shall
be decimal with the precision of the Final Map. All objects and entities in layers shall be colored by
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layer and named in English. All submitted drawings shall use the Global Coordinate System of
USA, California, NAD 83 California State Plane, Zone III, and U.S. foot.
Final Map:
15. The Final Map shall be substantially in accordance with the Tentative Map approved with this
application, unless otherwise modified by these conditions.
16. All rights-of-way and easement dedications required by the Tentative Map including the Public
Service Easement shall be shown on the Final Map.
17. Any phasing of the final mapping or improvements of a Tentative Map is subject to the approval
and conditions of the City Engineer.
18. Street names shall be assigned to each public/private street pursuant to Municipal Code Chapter
7.08. The approved street names shall be indicated on the Final Map.
Easements:
19. The Developer shall obtain abandonment from all applicable public agencies of existing easements
and right of ways that will no longer be used.
20. The Developer shall acquire easements, and/or obtain rights-of-entry from the adjacent property
owners for any improvements on their property. The easements and/or rights-of-entry shall be in
writing and copies furnished to the City Engineer.
Grading:
21. The Grading Plan shall be in conformance with the recommendations of the Geotechnical Report,
the approved Tentative Map and/or Site Development Review, and the City design standards &
ordinances. In case of conflict between the soil engineer's recommendations and City ordinances,
the City Engineer shall determine which shall apply.
22. A detailed Erosion Control Plan shall be included with the Grading Plan approval. The plan shall
include detailed design, location, and maintenance criteria of all erosion and sedimentation control
measures.
23. Tiebacks or structural fabric for retaining walls shall not cross property lines.
24. Bank slopes along public streets shall be no steeper than 3:1 unless shown otherwise on the
Tentative Map Grading Plan exhibits. The toe or top of any slope along public streets shall be three
feet back of walkway. Minor exception may be made in the above slope design criteria to meet
unforeseen design constraints subject to the approval of the City Engineer.
Improvements:
25. The public improvements shall be constructed generally as shown on the Tentative Map and/or Site
Development Review. However, the approval of the Tentative Map and/or Site Development
Review is not an approval of the specific design of the drainage, sanitary sewer, water, traffic
circulation, and street improvements.
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26. All public improvements shall conform to the City of Dublin Standard Plans and design
requirements and as approved by the City Engineer.
27. Public streets shall be at a minimum 1% slope with minimum gutter flow of 0.7% around bump
outs. Private streets and alleys shall be at minimum 0.5% slope.
28. Curb Returns to Brannigan Street, Central Parkway, Grafton Street and Lockhart Street shall be 40-
foot radius, all internal public streets curb returns shall be 30-foot radius (36-foot with bump outs)
and private streets/alleys shall be a minimum 20-foot radius.
29. Any decorative pavers installed within City right-of-way shall be done to the satisfaction of the City
Engineer. Where decorative paving is installed at signalized intersections, pre-formed traffic signal
loops shall be placed under the decorative pavement. All turn lane stripes, stop bars and crosswalks
shall be delineated with concrete bands or contrasting color pavers to the satisfaction of the City
Engineer Maintenance costs of the decorative paving shall be the responsibility of the Homeowners
Association
30. The Developer shall install all traffic signs and pavement marking as required by the City Engineer.
31. Street light standards and luminaries shall be designed and installed per approval of the City
Engineer. The maximum voltage drop for streetlights is 5%.
32. The Developer shall construct bus stops and shelters at the locations designated and approved by the
LA VTA and the City Engineer. The Developer shall pay the cost of procuring and installing these
improvements.
33. Developer shall construct all potable and recycled water and sanitary sewer facilities required to
serve the project in accordance with DSRSD master plans, standards, specifications and
requirements.
34. Fire hydrant locations shall be approved by the Alameda County Fire Department. A raised reflector
blue traffic marker shall be installed in the street opposite each hydrant.
35. The Developer shall furnish and install street name signs for the project to the satisfaction of the
City Engineer.
36. Developer shall construct gas, electric, cable TV and communication improvements within the
ITonting streets and as necessary to serve the project and the future adjacent parcels as approved by
the City Engineer and the various Public Utility agencies.
37. All electrical, gas, telephone, and Cable TV utilities, shall be underground in accordance with the
City policies and ordinances. All utilities shall be located and provided within public utility
easements and sized to meet utility company standards.
38. All utility vaults, boxes and structures, unless specifically approved otherwise by the City Engineer,
shall be underground and placed in landscape areas and screened from public view. Prior to Joint
Trench Plan approval, landscape drawings shall be submitted to the City showing the location of all
utility vaults, boxes and structures and adjacent landscape features and plantings. The Joint Trench
Plans shall be signed by the City Engineer prior to construction ofthe joint trench improvements.
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Construction:
39. The Erosion Control Plan shall be implemented between October 15th and April 15th unless
otherwise allowed in writing by the City Engineer. The Developer will be responsible for
maintaining erosion and sediment control measures for one year following the City's acceptance of
the subdivision improvements.
40. If archaeological materials are encountered during construction, construction within 100 feet of
these materials shall be halted until a professional Archaeologist who is certified by the Society of
California Archaeology (SCA) or the Society of Professional Archaeology (SOP A) has had an
opportunity to evaluate the significance of the find and suggest appropriate mitigation measures.
41. Construction activities, including the maintenance and warming of equipment, shall be limited to
Monday through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m.
except as otherwise approved by the City Engineer.
42. Developer shall prepare a construction noise management plan that identifies measures to be taken
to minimize construction noise on surrounding developed properties. The plan shall include hours of
construction operation, use of mufflers on construction equipment, speed limit for construction
traffic, haul routes and identify a noise monitor. Specific noise management measures shall be
included in the project plans and specifications.
43. Developer shall prepare a plan, to be submitted with the Improvement Plans, for construction traffic
interface with public traffic on any existing public street. Construction traffic and parking may be
subject to specific requirements by the City Engineer.
44. The Developer shall be responsible for controlling any rodent, mosquito, or other pest problem due
to construction activities.
45. The Developer shall be responsible for watering or other dust-palliative measures to control dust as
conditions warrant or as directed by the City Engineer.
46. The Developer shall provide the Public Works Department with a letter /Tom a registered civil
engineer or surveyor stating that the building pads have been graded to within 0.1 feet of the grades
shown on the approved Grading Plans, and that the top & toe of banks and retaining walls are at the
locations shown on the approved Grading Plans.
Storm Water Quality (NPDES):
47. Prior to any clearing or grading, the Developer shall provide the City evidence that a Notice of
Intent (NOI) has been sent to the California State Water Resources Control Board per the
requirements of the NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall
be provided to the Public Works Department and be kept at the construction site.
48. The Storm Water Pollution Prevention Plan (SWPPP) shall identify the Best Management Practices
(BMPs) appropriate to the project construction activities. The SWPPP shall include the erosion
control measures in accordance with the regulations outlined in the most current version of the
ABAG Erosion and Sediment Control Handbook or State Construction Best Management Practices
21
Handbook. The Developer is responsible for ensuring that all contractors implement all storm water
pollution prevention measures in the SWPPP.
49. Although the project drains to the Dublin Ranch Water Quality Pond, to the maximum extent
practical the roof drainage shall drain across landscape areas or into bio-swales prior to entering the
storm drain system. The landscaping and drainage improvements in the bio-swale shall be
appropriate for water quality treatment. The City Engineer may exempt specific roof leaders from
this requirement if space limitations prevent adequate water treatment without creating hazards,
nuisance or structural concerns. Concentrated flows will not be allowed to drain across public
sidewalks.
50. Developer shall enter into an agreement with the City of Dublin that guarantees the perpetual
maintenance obligation for all storm water treatment measures installed as part of the project. Said
agreement is required pursuant to Provision C.3.e.ii of RWQCB Order R2-2003-0021 for the
issuance of the Alameda Countywide NPDES municipal storm water permit. Said permit requires
the City to provide verification and assurance that all treatment devices will be properly operated
and maintained.
Fire:
I. All portions of the exterior walls of the buildings shall be within 150 feet of an emergency vehicle
access road. The distance is measured as someone would be able to walk and shall consider
parked cars. Sloped areas beyond the access roads needed for emergency access shall be
permanent walkway or stairs as required by the Fire Department. CFC 902.2.1, 902.3.1
2. The maximum length of a dead end street without an approved turn around for emergency vehicles
is 150 feet. Cul-de-sacs bulbs requiring a turn around for emergency vehicles shall be a minimum of
40-foot radius unobstructed by parking.CFC902.2.2.4
3. The radius for emergency vehicle turns shall be based on a 42 ft. radius. Emergency vehicle access
roadways must have a minimum unobstructed width of 20 feet and an unobstructed, vertical
clearance of not less than 13 feet 6 inches. Roadways under 36 feet wide shall be posted with
signs or shall have red curbs painted with labels on one side; roadways under 28 feet wide shall be
posted with signs or shall have red curbs painted with labels on both sides of the street as follows:
"NO STOPPING, FIRE LANE - CVC 22500.1". CFC 902.2.2.1
4. The maximum grade allowed for a Fire Department access road is 12%. CFC Appendix IlI-D
5. All emergency vehicle access roads (first lift of asphalt) and the public water supply including all
hydrants shall be in place prior to vertical construction or combustible storage on site.
6. Hydrants shall have an average spacing of 400 ft on center in the single family areas and 300 ft on
centers in all other areas. Thy hydrants shall be a maximum of 225 feet /Tom any point on a street or
driveway used for fire department access. UFC appendix IlIA and B. The applicant/Developer
shall construct all new fire hydrants in accordance with the ACFD and City of Dublin
requirements.
7. The minimum fire flow design shall be 1500 gallon per minute at 20 psi residual (flowing from a
single hydrant) and as required by CFC Appendix IlIA. Raised blue reflectorized traffic markers
shall be epoxied to the center of the street opposite each hydrant.
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8. Applicant/Developer shall comply with all Alameda County Fire Department (ACFD) rules,
regulations, City of Dublin standards, including minimum standards for emergency access roads
and payment of applicable fees including City of Dublin Fire facility fees.
DSRSD:
I. Prior to issuance of any building permit, complete improvement plans shall be submitted to
DSRSD that conform to the requirements of the Dublin San Ramon Services District Code, the
DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water
and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD policies.
2. All mains shall be sized to provide sufficient capacity to accommodate future flow demands in
addition to each development project's demand. Layout and sizing of mains shall be in
conformance with DSRSD utility master planning.
3. Sewers shall be designed to operate by gravity flow to DSRSD's existing sanitary sewer system.
Pumping of sewage is discouraged and may only be allowed under extreme circumstances
following a case by case review with DSRSD staff. Any pumping station will require specific
review and approval by DSRSD of preliminary design reports, design criteria, and final plans and
specifications. The DSRSD reserves the right to require payment of present worth 20 year
maintenance costs as well as other conditions within a separate agreement with the applicant for
any project that requires a pumping station.
4. Domestic and fire protection waterline systems for Tracts or Commercial Developments shall be
designed to be looped or interconnected to avoid dead end sections in accordance with
requirements of the DSRSD Standard Specifications and sound engineering practice.
5. DSRSD policy requires public water and sewer lines to be located in public streets rather than in
off-street locations to the fullest extent possible. If unavoidable, then public sewer or water
easements must be established over the aligrunent of each public sewer or water line in an off-
street or private street location to provide access for future maintenance and/or replacement.
6. Prior to approval by the City of a grading permit or a site development permit, the locations and
widths of all proposed easement dedications for water and sewer lines shall be submitted to and
approved by DSRSD.
7. All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered
to DSRSD or by offer of dedication on the Final Map.
8. Prior to approval by the City for Recordation, the Final Map shall be submitted to and approved
by DSRSD for easement locations, widths, and restrictions.
9. Prior to issuance by the City of any Building Permit or Construction Permit by the Dublin San
Ramon Services District, whichever comes first, all utility connection fees including DSRSD and
Zone 7, plan checking fees, inspection fees, connection fees, and fees associated with a wastewater
discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in
the DSRSD Code.
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10. Prior to issuance by the City of any Building Permit or Construction Permit by the Dublin San
Ramon Services District, whichever comes first, all improvement plans for DSRSD facilities shall
be signed by the District Engineer. Each drawing of improvement plans shall contain a signature
block for the District Engineer indicating approval of the sanitary sewer or water facilities shown.
Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and
provide an engineer's estimate of construction costs for the sewer and water systems, a
performance bond, a one-year maintenance bond, and a comprehensive general liability insurance
policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least
15 working days for final improvement drawing review by DSRSD before signature by the
District Engineer.
II. No sewer line or waterline construction shall be permitted unless the proper utility construction
permit has been issued by DSRSD. A construction permit will only be issued after all of the items
in Condition No.9 have been satisfied.
12. The applicant shall hold DSRSD, its Board of Directors, commissions, employees, and agents of
DSRSD harmless and indemnify and defend the same from any litigation, claims, or fines
resulting from the construction and completion of the project.
13. Improvement plans shall include recycled water improvements as required by DSRSD. Services
for landscape irrigation shall connect to recycled water mains. Applicant must obtain a copy of
the DSRSD Recycled Water Use Guidelines and conform to the requirements therein.
14. Any new development shall be constructed in conformance with the fire flow criteria documented
in the Dublin San Ramon Services District 2000 Water Master Plan, in order to not exceed the
water system infrastructure capacities.
15. The project will be located within the District Recycled Water Use Zone (Ord. 301), which calls
for installation of recycled water irrigation systems to allow for the future use of recycled water
for approved landscape irrigation demands. Recycled water will be available as described in the
DSRSD Water Master Plan Update, September 2000. Unless specifically exempted by the District
Engineer, compliance with Ordinance 301, as may be amended or superseded, is required.
Applicant must submit landscape irrigation plans to DSRSD. All irrigation facilities shall be in
compliance with District's "Recycled Water Use Guidelines" and Dept. of Health Services
requirements for recycled water irrigation design.
16. A landscape Master Plan shall be submitted to District to allow determination of appropriate
recycled water irrigation uses on site, prior to review and approval of improvement plans.
17. Potable mains, sewer mains and their appurtenances shall be located in areas accessible for
maintenance, repair and servicing at all times. Potable and Recycled water mains shall be located
within public right-of-way and easements with a set back of no less than 7.5 feet /Tom any
building or permanent structure. Sewer mains shall be located within public right-of-way and
easements with a set back of no less than 5 feet /Tom any building or permanent structure.
18. Improvement plans shall show all existing and proposed potable and recycled water mains, storm
and sanitary sewers in the vicinity of the project location.
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Landscape:
I. Final Landscape Plans: Final Landscape Plans for the streets medians, parkways & frontage,
prepared and stamped by a State licensed landscape architect or registered engineer, shall be
submitted for review and approval by the City Engineer and the Community Development
Director. The final Landscape Plans shall include the following:
a. Landscape grading plan with spot elevations. Grading information shall extend a
minimum of 10' beyond the property line.
b. Location and identification of all above grade and below grade utilities shown on all
sheets.
c. Planting plan
d. Irrigation plan.
e. Layout plan of any special paving areas such as walkways or driveways, and any proposed
walls.
f. Details and specifications for design elements, such as special paving finish and color,
drain inlets, fencing, walls, entrance features, corner monuments, pilasters, pots, urns and
mailbox stations including irrigation and drainage for pots and urns, and secure mounting,
anti-vandalism measures.
g. Design details for all entry features and monuments at a scale no less than I" = 10'.
Information shall show location, spot elevations, top and bottom of walls, colors, finishes
and all materials.
h. Design details for the site furniture and amenities that match the Tuscan village character
of the entry features.
2. Recycled Water: Landscape and irrigation plans shall provide for a recycled water system. Plans shall
be submitted to DSRSD for their review and approval.
3. Irrigation System: Irrigation systems shall be designed to current industry standards. No fixed risers art
allowed. Spay heads shall have MPR and check valves on slopes. Pressure regulating devices may be
required to prevent nozzle fogging. Irrigation shall provide for 100% head-to-head coverage of all
planting areas, with no over spray onto pavement, walls, fencing or buildings.
4. Plant Species: Developer shall submit a plant list, which has been reviewed by a qualified arborist or
horticulturist. The plant list shall reflect considerations such as heavy clay soil, climate, drought
tolerance, the relationship of plant size to intended space, and the character of the Tuscan village concept.
Street trees shall be high branching, produce minimal litter and not have seriously aggressive roots.
Following grading, soil samples throughout the project shall be tested by an approved soils testing
laboratory. The final plant list and soil amendment amounts shall be adjusted per the recommendations of
an approved soils testing laboratory. Final plant choices shall be submitted for review and approval by
the Director of Community Development.
5. Landscaping at Street Intersections: Landscape structures and planting shall not obstruct the sight
distance of motorists, pedestrians or bicyclists. Except for trees, landscaping (and/or landscape structures
such as walls) at drive aisle intersections shall not be taller than 30 inches above the curb. Landscaping
shall be kept at a minimum height and fullness giving patrol officers and the general public surveillance
capabilities of the area.
6. Lighting: The Developer shall prepare a lighting isochart to the satisfaction of the City Engineer,
Director of Community Development, the City's Consulting Landscape Architect and Dublin Police
Services. Exterior lighting shall be of a design and placement so as not to cause glare onto adjoining
25
properties, businesses or to vehicular traffic. Lighting used after daylight hours shall be adequate to
provide for security needs. Lighting and street tree placement shall be coordinated such that the street tre,
pattern takes precedence.
7. Street Tree Criteria: Trees planted adjacent to streets and sidewalks shall meet the following minimum
setback/clearance guidelines:
a 7' from fire hydrants, storm drains, sanitary sewers and/or gas lines.
b 5' from top of wing of driveways, mailboxes, water, telephone and/or electrical mains
c 5' from utility boxes
d 15' /Tom stop signs, street or curb sign returns.
e 15' from either side of streetlights.
8. Root Barriers: A 24" Deep Root Barrier shall be installed at each tree that is closer than 5' from existing
or future curb, sidewalk or wall. Length of barrier shall be 12' and shall be centered on tree trunk.
Include standard detail on plans.
9. Plant Standards: All street trees shall be 24" box minimum; all shrubs shall be 5-gallon minimum
within the public right of way.
10. Phasing: All physical improvements within each phase are required to be completed prior to occupancy
of any buildings within that phase. Subject to the approval of the Director of Community Development,
the completion of landscaping may be deferred due to inclement weather with the posting of a bond for
the value of the deferred landscaping and associated improvements.
11. Retaining Walls: All retaining walls over 30 inches in height and adjacent to a walkway shall be
provided with a guardrail. All retaining walls over 24 inches with a surcharge or over 36 inches without ¡¡
surcharge shall obtain permits and inspections /Tom the Building Division.
12. Project Walls: Private rear and side yards along a public street in Tracts 7642 and 7652 shall have a 6-
foot high community project wall.
13. Maintenance of Landscaping: All landscaping materials within the public right-of-way for this project
will be maintained by the Homeowners Association. This maintenance shall include weeding, the
application of pre-emergent chemical applications, and the replacement of materials that die. Any
modified landscaping to the site, including the removal or replacement oftrees, shall approved by the CitJ
Engineer.
14. Water Efficient Landscaping Ordinance: Developer shall submit written documentation to the Public
Works Department (in the form of a Landscape Documentation Package and other required documents)
that the development conforms to the City's Water Efficient Landscaping Ordinance.
15. Walls and Monument Features: Walls and project monument features shall be constructed of concrete,
CMU or other non-wood material approved by the City Engineer.
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SITE DEVELOPMENT REVIEW CONDITIONS OF APPROVAL
PROJECT SPECIFIC
1. Approval. This Site Development Review approval for Sorrento (Toll Brothers, Inc.), P A 04-
042, establishes the detailed design concepts and regulations for the project. Development
pursuant to this Site Development Review generally shall conform the project plans submitted by
Toll Brothers, Inc., dated received August 12, 2005, on file in the Community Development
Department, and other plans, text, and diagrams relating to this Site Development Review, unless
modified by the Conditions of Approval contained herein.
2. Indemnification. The Developer shall defend, indemnify, and hold harmless the City of Dublin
and its agents, officers, and employees from any claim, action, or proceeding against the City of
Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the
City of Dublin or its advisory agency, appeal board, Planning Commission, City Council,
Community Development Director, Zoning Administrator, or any other department, committee, or
agency of the City to the extent such actions are brought within the time period required by
Government Code Section 66499.37 or other applicable law; provided, however, that The
Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's
promptly notifying The Developer of any said claim, action, or proceeding and the City's full
cooperation in the defense of such actions or proceedings.
3. Modifications. The Community Development Director may consider modifications or changes to
this Site Development Review approval if the modifications or changes proposed comply with
Section 8.104.100 of the Zoning Ordinance.
4. Mitigation Monitoring Program. The Developer shall comply with the Eastern Dublin Specific
Plan EIR Mitigation Monitoring Program and subsequent environmental documents pertaining to
this site including all mitigation measures, action programs, and implementation measures on file
with the Community Development Department.
5. Tentative Map Conditions of Approval: All applicable Conditions of Approval for Tentative
Maps for Tracts 7641-7646 & 7651-7656 shall apply to this Site Development Review.
6. Grading / Sitework Permit: Developer shall obtain a Grading / Sitework Permit /Tom the Public
Works Department for all grading and private site improvements for each Neighborhood.
7. Landscape Design Development Submittal: Developer shall submit design development
landscape plans, for all landscaping improvements showing details, sections and supplemental
information including topography as necessary for design coordination of the various design
features and elements including utility location to the satisfaction of the City Engineer. The design
development landscape plans shall be submitted for review prior to the issuance of a Grading /
Sitework Permit for the private site improvements for each Neighborhood.
8. Private Recreation Facilities in Tract 7641: Complete building permit application for the private
recreation facility within Tract 7641 shall be submitted to the Building Department prior to the
issuance of the first building permit within Tracts 7642 - 7646 (Neighborhoods I - 5). The private
27
recreation facility shall be completed and open prior to the issuance of the occupancy permit for
the 300th unit within Tracts 7642 - 7646 (Neighborhoods I - 5).
9. Private Recreation Facilities in Tract 7651: Complete building permit application for the private
recreation facility within Tract 7651 shall be submitted to the Building Department prior to the
issuance for the first building permit within 7652 - 7656 (Neighborhoods 6 - 10). The private
recreation facility shall be completed and open prior to the issuance of the occupancy permit for
the 400th unit within Tracts 7652 - 7656 (Neighborhoods 6 - 10).
10. School Site: The school site shall be bulk graded as shown on the Tract 7651 Tentative Map
Grading Plan, to the satisfaction ofthe City Engineer prior to the issuance of building permit for
the 400th unit within Tract 7651 or one year after notification /Tom the School District to complete
the bulk grading whatever occurs first.
11. Walkways: Prior to the occupancy of any unit, that unit shall have continuous walkway access
from the unit to Gleason Drive and to Central Parkway.
12. Roadway Access: Two roadway access routes shall be open within Tract 7641 and within Tract
7651 prior to the issuance of the occupancy permit ofthe IOOth unit within that Tract.
13. Ownership/Maintenance Exhibit: Prior to recordation of the Final Map the Developer shall
submit an exhibit showing ownership and maintenance responsibilities of the site improvements
for that Neighborhood.
14. Trash Areas, Neighborhood 1 & 6: Revised building plans indicating areas for trashcans shall
be provided for House Plan 5 to the satisfaction of the Community Development Director prior to
the issuance of building permits for the first unit in either neighborhood.
15. Pedestrian Bridge: The pedestrian bridge shall be completed prior to the occupancy ofthe
adjacent buildings in Neighborhood 8.
16. Parking Garage Spaces, Neighborhood 10: Garage Parking spaces in Neighborhood 10 shall be
9 feet wide and 20 feet deep. Up to 35% of the spaces may be compact parking spaces 8 feet by
17 feet. Any parking space next to a wall shall be two additional feet in width. Parking space
dimensions shall be clear dimensions /Tee of columns or other obstacles. Wheel stops or concrete
curbs shall be provided for all spaces. The aisle width shall be minimum 24 feet.
17. Building 7, Neighborhood 10: Building 7 shall be designed to accommodate a six-foot parkway
along Lee Thompson Street. The building foundation shall be exposed as much as allowed by
Building Codes to minimize the height of any retaining wall between the sidewalk and the
building to the satisfaction of the City Engineer and Community Development Director. The brick
material shown on Page AIO.34 of the SDR package shall be applied to the building foundation
for a finished appearance.
18. Capoterra Way Frontage Landscaping, Neighborhood 5: Developer shall provide design
alternatives for the sloped landscape area between the Building 4 and Capoterra Way to include
retaining walls and stairs as part of the landscaping. Changes in direction for the stairs may be
required to accommodate landings and the number of stairs required. The design may replace the
two stairways with one stairway of upgraded design.
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19. Corner Landscape Monuments: The corner landscape monument features shown on Sheet L-20
of the Site Development Review package for Area F West shall also apply to the northeast corner
of Brannigan Street and Central Parkway. The corner landscape monument features shown on
Sheet L-17 (not L-16 as shown) of the Site Development Review package for Area F east shall
also apply to the northwest corner of Lockhart Street and Central Parkway
20. Wall & Patio Design: Developer shall submit refined wall/ rail/ patio designs to reflect grades, utilities,
paving and walls. Plans shall reflect site topography. Provide sections /Tom typical patios to the street.
Provide sections across typical patios, reflecting on-site grades and drainage. Minimum patio size shall
be 75 square feet.
21. Paseo Plan: Developer shall submit detailed plan of paseos/ walkways at sufficient scale to resolve
conflicts. Include grading information, spot elevations on walkway, finish floor elevations at all building
entrances, area drains, storm drain locations, utility boxes, screening and piping, AC unit locations with
required screening and trees. Site lights, sconces and bollards should be included as part ofthe streetscape
and paseo design.
22. Telecommunications: If the City of Dublin approves a revised telecommunications ordinance that
contains requirements to provide conduit to contain category 5 wiring /Tom the street to each
dwelling unit prior to Building Permit for the residential units, the Developer shall be required to
provide said conduit.
23. Satellite Dishes: Prior to the issuance of Building Permits, the Developer's Architect shall prepare
a plan for review and approval by the Director of Community Development and the Chief
Building Official that provides a consistent and unobtrusive location for the placement of
individual satellite dishes. Individual conduit will be run /Tom the individual residential unit to the
location on the building to limit the amount of exposed cable required to activate any satellite
dish. It is preferred that where chimneys exist, that the mounting of the dish be incorporated into
the chimney. In instances where the buildings have mechanical wells (Neighborhood's 5 and 10)
that those buildings provide locations within the well for individual unit connections. In instances
where neither chimneys nor mechanical wells exist, then the plan shall show a common and
consistent location for satellite dish placement to eliminate the over proliferation, haphazard and
irregular placement.
The Covenants Conditions and Restrictions (CC&R's) shall contain language stating that the
individual units contain conduit and central locations for satellite dish connections and failure to
use those conduits and locations (if the resident has or wants a satellite dish) will constitute a
violation of those CC&R's. The penalty for that violation shall be specified. Additionally, prior to
the issuance of building permits, the developer shall prepare a disclosure statement to be signed by
every first time home purchaser indicating that utilizing this dedicated conduit and central
mounting location is a requirement if a satellite dish is installed.
STANDARD CONDITIONS
Planninl! Division:
I. Permit Expiration. Construction or use shall commence within one (I) year of Permit approval
or the Permit shall lapse and become null and void. Commencement of construction or use means
the actual construction or use pursuant to the Permit approval or, demonstrating substantial
29
progress toward commencing such construction or use. If there is a dispute as to whether the
Permit has expired, the City may hold a noticed public hearing to determine the matter. Such a
determination may be processed concurrently with revocation proceedings in appropriate
circumstances. If a Permit expires, a new application must be made and processed according to
the requirements of this Ordinance.
2. Time Extension. The original approving decision-maker may, upon the Applicant's written
request for an extension of approval prior to expiration, and upon the determination that any
Conditions of Approval remain adequate to assure that applicable findings of approval will
continue to be met, grant a time extension of approval for a period not to exceed six (6) months.
All time extension requests shall be noticed and a public hearing or public meeting shall be held as
required by the particular Permit.
3. Revocation of Permit. The Site Development Review approval shall be revocable for cause in
accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms
or conditions of this permit shall be subject to citation.
4. Sound Attenuation. The Developer shall submit a site-specific acoustic report to be prepared by
qualified acoustical consultants. The acoustic report shall include detailed identification of noise
exposure levels on the individual project site and a listing of specific measures to reduce both
interior and exterior noise levels to normally acceptable levels including but not limited to glazing
and ventilation systems, construction of noise barriers and use of buildings to shield noise. Prior to
the issuance of building permits for any building where attenuation is required, plans shall be
submitted for review and approval of the Community development Director that indicate
compliance with recommendations contained in the acoustical report for the exterior noise
attenuation as applied by the City of Dublin General Plan Noise Element. Said Plans shall indicate
design continuity with the original approval for any barriers required for exterior noise attenuation
and should be designed to blend with the approved architecture and to be unobtrusive.
5. Equipment Screening. All electrical and/or mechanical equipment shall be screened /Tom public
view. Any roof-mounted equipment shall be completely screened /Tom view by materials
architecturally compatible with the building and to the satisfaction of the Community
Development Director.
6. Master Sign Program. If it is the Developer's intent to provide signage, it may be necessary
either to prepare a Master Sign Program or apply for a SDR waiver depending upon the amount
and location of proposed signage.
7. Colors. The exterior paint colors of the buildings are subject to City review and approval
consistent with the color and material boards presented. The Applicant may be required to paint a
portion of the building with the proposed color for review and approval by the Director of
Community Development prior to painting the entire structure.
8. Internet Access: The Developer shall comply with ANSVTIA.EIA-570-A Standard relating to
telecommunications and the installation of data outlets for high-speed Internet access within
individual residential units.
9. Final Building and Site Development Plans: Final Building and Site Development Plans shall be
reviewed and approved by the Community Development Director prior to the issuance of a
building permit. All such plans shall insure:
30
a. That ramps, special parking spaces, signing, and other appropriate physical features for the
handicapped, are provided throughout the site for all publicly used facilities.
b. That exterior lighting of the building and site is not directed onto adjacent properties and
the light source is shielded /Tom direct off site viewing.
c. That all mechanical equipment, including electrical and gas meters, is architecturally
screened from view, and that electrical transformers are either underground or
architecturally screened.
d. That all trash ehcIosures are of a sturdy material (preferably masonry) and in harmony with
the architecture of the building(s).
e. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of the
adjacent surface. Neighborhood 10 may have bronze color gutters and downspouts.
f. That all exterior architectural elements visible from view and not detailed on the plans be
finished in a style and in materials in harmony with the exterior ofthe building.
g. That all other public agencies that require review of the project be supplied with copies of
the final building and site plans and that compliance be obtained with at least their
minimum Code requirements.
10. Occupancy Permits: Final inspection or occupancy permits will not be granted until all
construction and landscaping is complete in accordance with approved plans and the conditions
required by the City.
LandscapiD!!:
1. General Landscape Conditions for Tentative Maps: Landscaping conditions I-Final
Landscape Plans, 2- Recycled Water, 3- Irrigation System, 4- Plant Species, 6-Lighting, 8- Root
Barriers, 12- Project Walls, 14- Water Efficient Landscaping Ordinance) & 15- Walls and
Monument Features contained in the General Conditions of Approval for the Vesting Tentative
Map for Tracts 7641-7646 & 7651-7656 shall also apply to the Site Development Review.
2. Plant Standards: All the proposed trees on the site shall be a minimum 15 gallons in size, and at least
80% of the proposed shrubs shall be a minimum 5 gallons in size.
3. Landscape Screening: Landscape screening is of a height and density so that it provides a positive visual
impact within three years /Tom the time of planting.
4. Landscape Edges: Concrete curbs or bands shall be used at the edges of all planters and paving surfaces.
The design width and depth of the concrete edge to be to the satisfaction of the Community Development
Director and City Engineer.
5. Wall and Fencing Plan: Developer shall submit a detail fencing, wall, walkway and retaining wall plan.
6. Tree Composite Plan: Developer shall submit composite utility, lighting, joint trench, mailbox cluster
and tree plan to resolve potential conflicts.
7. Mailbox Plan: Developer shall submit detailed vignette of typical mailbox location. Show: utilities,
streetlights, trees, grading, accessible path of travel, and design of the mailbox structure in relationship to
the building(s) and any landscape/retaining walls.
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8. Joint Trench Improvements: Joint trench and Utilities shall be considered part of the overall design.
Joint trench and Utilities shall be organized and grouped to preserve space for landscaping where
possible, and be placed under walkways, drive aisles or other pavement as much as possible.
9. Maintenance: Permanent provisions for all landscaping maintenance shall be included in the CC&Rs
insuring regular irrigation, fertilization, weed abatement and plant replacement. All shrubs, ground cover,
trees, and the irrigation system shall be guaranteed by the contractor for one year.
Buildinl! Division:
I. Accessible Units: All required accessible units will need to comply with the applicable code and
amendments at the time of permit issuance. Detailed drawings outlining access to all accessible
units showing elevations, and drawings showing floor plan with dimensions for the first floor shall
be submitted to the Building Division for review prior to the Grading/Sitework Permit for each
Neighborhood.
2. Accessible Parking at Garages: All accessible parking will be required per applicable codes and
amendments at the time of permit issuance.
3. Accessible Rontes: All accessible routes to accessible units including ramps and loading zones
throughout the project will be required per applicable codes and amendments at the time of
occupancy.
4. Third and fourth floor Square Footages: Each dwelling unit which has a floor area greater than
500 square feet at or above the 3'd floor will be required to have access to a 2nd exit ftom those
floors.
5. Under-Floor Area: The under floor areas appear to be useable space and therefore will be
required to meet the I hour fire resistive requirements under section 712 Uniform Building Code
(UBC). (Prior to permitting.)
6. Accessory Buildings and / or Structures: Building permits are required for all accessory
buildings and / or structures. This includes but is not limited to fountains, swimming pools, spas,
clock towers, sound walls, and mail kiosks. To apply for building permits, Applicant/Developer
shall submit eight (8) sets of construction plans to the Building Division for plan check.
Developer will be responsible for obtaining the approvals of all participation non-City agencies
prior to the issuance of building permits. (Issuance of accessory building permit)
7. Building Codes and Ordinances: All project construction shall conform to all building codes
and ordinances in effect at the time of building permit. (Through Completion)
8. Retaining Walls: All retaining walls over 30 inches in height and in a walkway shall be provided
with guardrails. All retaining walls over 24 inches with a surcharge or 36 inches without a
surcharge shall obtain permits and inspections /Tom the Building Division. (Through Completion)
9. Phased Occupancy Plan: If occupancy is requested to occur in phases, then all physical
improvements within each phase shall be required to be completed prior to occupancy of any
buildings within that phase except for items specifically excluded in an approved Phased
Occupancy Plan, or minor handwork items, approved by the Department of Community
Development. The Phased Occupancy Plan shall be submitted to the Director of Communitye32
Development and Public Works for review and approval a minimum of 45 days prior to the
request for occupancy of any building covered by said Phased Occupancy Plan. Any phasing shall
provide for adequate vehicular access to all parcels in each phase, and shall substantially conform
to the intent and purpose of the subdivision approval. No individual building shall be occupied
until the adjoining area is finished, safe, accessible, and provided with all reasonable expected
services and amenities, and separated from remaining additional construction activity. Subject to
approval of the Director of Community Development, the completion of landscaping may be
deferred due to inclement weather with the posting of a bond for the value of the deferred
landscaping and associated improvements. (Prior to Occupancy of any affected building)
10. Building Permits: To apply for building permits, Applicant/Developer shall submit eight (8) sets
of construction plans to the Building Division for plan check. Each set of plans shall have
attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate
how all Conditions of Approval will or have been complied with. Construction plans will not be
accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will
be responsible for obtaining the approvals of all participation non-City agencies prior to the
issuance of building permits. (Issuance of Building Permits)
II. Construction Drawings: Construction plans shall be fully dimensioned (including building
elevations) accurately drawn (depicting all existing and proposed conditions on site), and prepared
and signed by a California licensed Architect or Engineer. All structural calculations shall be
prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan
and details shall be consistent with each other. (Prior to issuance of building permits)
12. Air Conditioning Units: Air conditioning units and ventilation ducts shall be screened from
public view with materials compatible to the main building. Air conditioning units may be roof
mounted only on flat roofs with parapets or screening to the satisfaction of the Community
Development Director. Units shall be permanently installed on concrete pads or other non-
movable materials to be approved by the Building Official and Director of Community
Development. Air conditioning units shall be located such that each dwelling unit has one side
that is used for their pedestrian access and egress that has an unobstructed width of not less then
36 inches. Air conditioning units shall be located in accordance with the SDR exhibits.
13. Temporary Fencing: Temporary Construction fencing shall be installed along perimeter of all
work under construction.
14. Addressing Display: Provide proposal for display of addresses. To be secured in the field and
ready for view/acceptance prior to final. Addresses will be required on front ofbuilding(s) and
rear for dwellings for the Single Family Cluster Homes. Town homes will require address ranges
be'posted on street side of building.
15. Addressing.
a) Provide a site plan with the City of Dublin's address grid overlaid on the plans (I to 30 scale).
Highlight all exterior door openings on plans (/Tont, rear, garage, etc.). (Prior to release of
addresses)
b) Provide plan for display of addresses. The Building Official and Director of Community
Development shall approve plan prior to issuance of the first building permit. (Prior to
permitting)
33
c) Addresses will be required on the front of the dwellings. Addresses are also required near the
garage door opening ifthe opening is not on the same side of the dwelling as the front door.
(Prior to permitting)
d) Town homes / Condos are required to have address ranges posted on street side of the
buildings. (Occupancy of any Unit).
e) Address signage shall be provided as per the Dublin Residential Security Code. (Occupancy of
any Unit).
f) Provide a site plan with the approved addresses at 400-scale prior to approval or release of the
project addresses. (Prior to permitting)
g) Exterior address numbers shall be backlight and be posted in such a way that they may be seen
/Tom the street. (Prior to permit issuance, and through completion)
h) An approved apartment unit-numbering plan shall be incorporated into the construction
drawings. (Prior to permit issuance)
i) All landscaping controls, meters and utilities that would require addressing, will need to be
identified and addressed as part of the overall project.
16. Engineer Observation: The Engineer ofrecord shall be retained to provide observation services
for all components of the lateral and vertical design of the building, including nailing, hold downs,
straps, shear, roof diaphragm and structural frame of building. A written report shall be submitted
to the City Inspector prior to scheduling the final frame inspection.
17. Foundation: Geotechnical Engineer for the soils report shall review and approve the foundation
design. A letter shall be submitted to the Building Division on the approval. (Prior to permit
issuance)
18. Green Building Guidelines: To the extent practical the applicant shall incorporate Green
Building Measures. Green Building plan shall be submitted to the Building Official for review.
(Through Completion)
19. Cool Roofs: Flat roof areas shall have their roofing material coated with light colored gravel or
painted with light colored or reflective material designed for Cool Roofs.
20. Electronic File: The applicant/developer shall submit all building drawings and specifications for
this project in an electronic format to the satisfaction ofthe Building Official prior to the issuance
of building permits. Additionally, all revisions made to the building plans during the project shall
be incorporated into an "As Built" electronic file and submitted prior to the issuance of the final
occupancy.
21. Construction trailer: Due to size and nature of the development, the applicant/developer shall
provide a construction trailer with all hook ups for use by City Inspection personnel during the
time of construction as determined necessary by the Building Official. In the event that the City
has their own construction trailer, the applicant/developer shall provide a site with appropriate
hook ups in close proximity to the project site to accommodate this trailer. The
applicant/developer shall cause the trailer to be moved from its current location at the time
necessary as determined by the Building Official at the applicant/developer's expense.
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Fire Department:
I. The buildings shall not exceed 3 stories in height as defined in the California Building Code.
Basements shall meet the definition in CBC section 220.
2. All portions of the exterior walls of the buildings shall be within 150 feet of an emergency vehicle
access road. The distance is measured as someone would be able to walk and shall consider
parked cars. Sloped areas beyond the access roads needed for emergency access shall be
permanent walkway or stair as required by the Fire Department. CFC 902.2.1, 902.3.1
3. Provide escape or rescue window for every sleeping room below the fourth story in accordance
with the UBC section 310.4
4. Automatic sprinklers shall be provided throughout the multi-family buildings as required by the
Dublin Fire Code. Sprinkler systems with over 100 sprinklers shall be monitored by UL listed
central station. The monitoring system shall be UL certificated.
5. Buildings that are three stories or have 16 or more dwelling units shall have a fire alarm system as
required by CFC 1006.2.9.1.1.
6. The project shall comply with Uniform Building and Fire Codes as adopted by the City of Dublin
Police Department:
I. The Applicant shall comply with all applicable City of Dublin Residential Security Requirements.
In those projects where a parking structure is built the Applicant shall also comply with all
applicable City of Dublin Non-Residential Security Requirements.
2. The applicant shall keep the site clear of graffiti vandalism on a continuous basis at all times.
Graffiti resistant materials should be used.
3. The applicant shall work with Dublin Police Services on an ongoing basis to establish an effective
theft prevention and security program.
4. The perimeter of the sites shall be fenced during construction, a temporary address sign shall be
placed at the site and security lighting and patrols shall be employed as necessary. A
Business/Residence Site Emergency Response Card shall be completed and returned to Dublin
Police Services. The card will be supplied to the applicant by Dublin Police Services.
5. Addressing and building numbers shall be visible fTom the approaches to the buildings.
6. Address range markers shall be placed at exits /Tom elevators.
7. Elevator operation shall be designed to meet City of Dublin Residential Security Requirements.
8. All entrances to the private property areas shall be posted to identify the property as "Private
Property" per CPC 602L.
9. All entrances to the private parking areas shall be posted with appropriate signs per City of Dublin
Ordinance 6.04.200, to assist in removing vehicles at the property owner's/manager's request. A
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notice of a size at least seventeen inches by twenty-two inches (l7"x22") with letters at least one
inch (I") high.
10. There shall be positioned at each driveway entrance an illuminated diagrammatic representation
(map) of the complex that shows the location of the viewer and the unit designations within the
complex. The map should be oriented specific to each entrance. Directory map boards shall be
installed at project's entrances at a Kiosk that is positioned at eye level of a person driving a
vehicle and would not require the drive to exit the vehicle to read the map. The map Kiosk
location should be in a location that would not have interference with parked vehicles or parking
stalls. The Kiosk should be located so as to eliminate vehicle stacking or the interference with
smooth vehicle movement. The boards shall be readable and well lighted. The lettering or
diagrams should be large enough to read /Tom three feet.
II. Parking areas or structures controlled by uumanned mechanical parking type gates shall provide
for emergency access as follows:
a. An approved Knoxbox or Knox type key switch is to be mounted on a control pedestal
consisting of a metal post/pipe at a height of 42 inches and a minimum of 15 feet (4.6m)
from the entry/exit gates of the parking structure. The Knox box device shall be located on
the left side ofthe road or driveway of the gate. It shall be accessible in such a manner that
it will not require a person to exit their vehicle to reach it, nor to require any vehicle back-
up movement to enter a parking structure.
b. Multi-tenant buildings utilizing electronic access control systems on the main entry door
shall provide police emergency access utilizing an approved key pad switch device which
shall be installed as follows:
. All doors using an electromagnetic type of lock shall install a key pad switch
device at the building's exterior. A telephone/intercom console or a control
housing, needs to be of a heavy gauge metal, vandal and weather resistant
housing, which is accesible to a driver of a vehicle. An approved Knoxbox or
Knox type key switch is to be mounted on the side facing the roadway located
within close proximity and in a visible area near the door.
12. Tenant buildings shall be equipped with electromagnetic type oflocks on the main entry doors and
gates. Locked gates shall secure the private pool courtyard, leasing office, clubhouse and fitness
area. Locks can be electromagnetic type or standard protected door/lock mechanisms.
13. Access to the common areas and elevators on the podium level shall be restricted. Gates and
signage may be used to accomplish this.
Parking Structure (Applicable to Neighborhoods 5 and 10)
14. The City of Dublin Non-Residential Building Security Provisions 7.32.230 (h) (3) requires that
parking structures have installed security telephones with monitoring capability. It is
recommended that each telephone location have a parking structure security phones shall be
equipped with a blue light to identify the locations of emergency/security telephones. If a blue
light is not used it is recommended that the phone box or area around the phone box be marked
with letters that read "Emergency Telephone". The letters should be in red and each letter should
be three (3) inches tall.
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15. The interior of any common parking structure shall be painted white allowing lighting to be
reflective. The parking structure lighting requirements are covered in 7.32.230(c) (10)
16.5 M.P.H. signs be posted inside the structure to limit vehicle signs be posted inside the structure to
limit vehicle accidents and protect pedestrians.
17. Stairways shall have shatter resistant mirrors or other equally reflective material at each level and
landing and be designed or placed in such manner as to provide visibility around corners.
18. Areas beneath stairways at or below ground level shall be fully enclosed or access to them
restricted.
19. Blind corners in parking structure shall be provided with shatterproof convex mirrors to improve
visibility for both operators of vehicles and pedestrians.
20. The parking structure shall be secure and controlled by electronically controlled gates and security
screens over ventilation spaces to prohibit access by unauthorized persons.
21. Pedestrian paths in parking structure will be shown with appropriate crosswalks areas depicted.
22. Grill work covering openings for the parking area will be designed to prohibit their use as ladders
or access points to podium level windows or doors.
23. Lighting fixtures shall be of a vandal resistant type.
24. The interior portion of the parking structure shall be illuminated with a uniformly maintained
minimum level of one-foot candles of light between ground level and 6 vertical feet. Submit a
lighting plan prepared by a certified lighting specialist with point-by-point photometric
measurements for the parking structure. Parking Garage Lighting is covered under Security
Requirements 7.32.230, (c) (10).
25. The developer shall insure Radio Frequency transmit and receive capabilities for
PolicelFirel Ambulance Radios.
26. An on site closed circuit surveillance camera network in the parking garage is recommended.
Closed circuit surveillance cameras will aide law enforcement if criminal acts occur. The
equipment would be monitored by site management and activity should be recorded on closed
circuit surveillance tape.
PASSED, APPROVED, AND ADOPTED this 13th day of September, 2005 by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
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