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HomeMy WebLinkAbout05-015 Dubln Rnch Area F North - Sonata SDR AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: August 8, 2006 SUBJECT: PUBLIC HEARING: PA 05-015 Dublin Ranch Area F North, Neighborhood F-l (Tract 7282), Standard Pacific 'Sonata' Site Development Review - Standard Pacific Homes is requesting approval of a Site Development Review (SDR) for the construction of 119 medium-density, single family detached homes on 16+ acres of land bounded by Kohnen Way to the north, Gleason Drive to the south, Brannigan Street to the west, and Grafton Street to the east. Report Prepared by Marnie R. Nuccio, Associate Planner ATTACHMENTS: 1) Resolution approving Site Development Review for Dublin Ranch Area F North, Neighborhood F-1 ('Sonata') with project plans attached as Exhibit A. ;/i;\BU I) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt Resolution (Attachment I) approving Site Development Review for Dublin Ranch Area F North, Neighborhood F-I ('Sonata') for 119 medium-density single family detached residential units, by Standard Pacific Homes, located north of Gleason Drive between Brannigan Street and Grafton Street. RECOMMENDATION: BACKGROUND: The project site is located in Neighborhood F-1, located in Eastern Dublin at Gleason Drive east of Tassajara Rd. This neighborhood was part of a General Plan Amendment, Eastern Dublin Specific Plan Amendment, Planned Development Rezone including, Stage I and Stage 2 Development Plans, a Vesting Tentative Tract Map and Site Development Review which were approved by the Planning Commission and City Council in early 2004 for the entire 2:285.4 acre Dublin Ranch Area F project area (See Figure 2). COPIES TO: ApplicantJProperty Owner File ITEM NO. S. 3 Figure 2. Pro' ect Area for Dublin Ranch Area F Gleason Drive Central Parkway Dublin Blvd Fallon Road As part of that General Plan Amendment and Eastern Dublin Specific Plan Amendment, a Medium Density Residential land use designation was established for Neighborhood F-l. The Planned Development Rezone and Stage 1 and Stage 2 Development Plans established the zoning and development standards for the 2:88.5 acre project area known as Dublin Ranch Area F North (See Figure 3). Vesting Tentative Tract Map 7282 created 119 medium density single family lots within Neighborhood F-I (See Figure 4) and the Site Development Review established guidelines and standards for Dublin Ranch Area F North, including Neighborhood F-I, with respect to residential site development; architectural design; and landscaping and open space areas. The Site Development Review did not contemplate the specific design of the future homes for neighborhood F-l. General Plan Amendment and Eastern Dublin Specific Plan Amendment The amendments to the General Plan and the Eastern Dublin Specific Plan, as they related to Neighborhood F-I, were a result of a reduction in the acreage needed for the Fallon Middle School site. A portion of the 2:30.6 acre middle school site was re-designated as Medium Density Residential and was combined with an existing 2:9.9 acres of Medium Density Residential to create a 2:20.0 acre Medium Density Residential project area which is Neighborhood F-l. 2 of II Stage 1 and Stage 2 Development Plans/or Planned Development Zoning (PA 01-037) The Stage 1 and Stage 2 Development Plans for Neighborhood F-1 included three components: I) Residential Site Development Standards, 2) Architectural Desigu Standards, and 3) Landscape and Open Space Guidelines. Residential Site Development Standards Neighborhood F-I is designated as Medium Density Residential, detached single family homes on lots ranging from 3,150 square feet to 5,000 square feet. The minimum street frontage (or lot width) is 35-feet with maximum lot coverage of 50%. The maximum building height is 38-feet and 3-stories. Minimum front yard setbacks are 12-feet to living area, lO-feet to porches, and 18-feet to front-on garages; turn-in garages are prohibited due to insufficient lot width. Minimum side yard setbacks are 4-feet to property line for interior lots and 9-feet to property line for the street side yard on corner lots. Minimum rear yard setbacks are 5-feet to living spaces with a 12-foot average per lot; a minimum 300 square foot flat, contiguous rear yard area is also required. Three parking spaces are required; 2 covered and I guest. The guest parking may be provided curbside (on-street). Architectural Design Standards The architectural design standards adopted for Neighborhood F-I are intended to "establish a pedestrian- friendly neighborhood with variety and interest and to uphold a high level of quality and value in the overall community. The goal for this neighborhood is to achieve a safe and pleasant neighborhood environment within which varied architecture, reduced dominance of automobiles, pedestrian scaled landscapes and walkways, and connections to other community areas are all present. " The guidelines address neighborhood design, slope considerations, building mass and form, treatment of elevations, roof considerations, architectural design elements and residential architectural styles. These elements, as they relate to the 'Sonata' project, will be highlighted below in the Site Development Review section under Architecture. Landscape and Open Space Guidelines The landscape and open space guidelines address neighborhood entries, vehicular circulation, street furniture, open space and pedestrian circulation, general landscape, and pilasters, walls and fences. These elements, as they relate to the 'Sonata' project, will be highlighted below in the Site Development Review section under Landscaping and Fencing. Additionally the project was found to be consistent with the Eastern Dublin Scenic Corridor Policies and Standards. Vesting Tentative Tract Map 7282 Vesting Tentative Tract Map 7282 approved by Planning Commission Resolution 04-16 on February 24, 2004 established 119 medium density single family residential lots within Neighborhood F-1. Streets and lots were laid out in accordance with the Stage 2 Development Plan. Final Map/ Grading and Improvement Plans Rough grading of the Dublin Ranch Area F North project area was completed in December 2003; rough grading of the individual lots began in July 2005. The individual lots have been graded and are ready for the construction of the homes. The Final Map for Tract 7282 was approved on January 3, 2006. PROJECT DESCRIPTION: At this time, the Applicant, Standard Pacific Homes, is requesting approval of a Site Development Review (SDR) for the construction of 119 medium-density, single family detached residential units on 2:16 acres ofland within a portion of the Eastern Dublin Specific Plan area known as Dublin Ranch Area 3 of II F North. The project area is Neighborhood F-I (Tract No. 7282) within Area F North and is proposed to be called 'Sonata'. The project would have an overall density of 7.4 dwelling units per acre with a minimum lot size of 3,150 square feet. The uses surrounding the project site are as follows (See Figure 1 ): . To the north: Eleanor Murray Fallon School (Opened in 2005). . To the west: Vacant land designated as public/semi-public facilities. . To the east: A stream corridor and across Grafton Street Neighborhood F-2, Pulte Homes 'Verona' which is currently under construction. . To the south: Across Gleason Drive, Area F South, Toll Brothers 'Sorrento' which is currently being graded. Area F South, Toll Brothers 'Sorrento' Neighborhood F-2, Pulte Homes 'Veron~' Fallon Middle School Public/Semi- Public Stream Corridor Neighborhood F-l, Standard Pacific 'Sonata' SITE DEVELOPMENT REVIEW: While there was a previous Site Development Review in 2004, that approval did not include design and landscaping of the individual lots. The proposal before the Planning Commission is for the design of the single-family homes within this neighborhood. Prior to initial grading of the project area, the Neighborhood F-I project site was vacant rolling hills of non-native grasses with a topography that generally sloped from north to south. There is an open space stream corridor to the east of Neighborhood F-1 which flows from north to south. Site Plan The 119 Medium Density Residential, single family lots that comprise Neighborhood F-I are located on 16:i: acres ofland between Kohnen Way to the north, Gleason Drive to the south, Brannigan Street to the west, and Grafton Street to the east. The sloping topography of Neighborhood F-I (which slopes from north to south) provides an opportunity for views to the south of the project area. Due to the slope of the site retaining walls are required to be constructed on a majority of the lots (See Landscaping and Fencing section below). Eight lots (Lots 79-86) back up to a stream corridor which runs along the eastern edge of the project area, adjacent to Grafton Street (See Landscaping and Fencing section below). Lot coverage for Neighborhood F-1 would range from 29.5% to 49.4%. Lots with a coverage greater than 45% will be limited in their ability to accommodate accessory structures such as tool sheds or patio covers. The Planning Commission previously recognized this and adopted Resolution 04-43 allowing one, 120 square foot accessory structure to be exempt from lot coverage restrictions. Many of the lots 4 of II will also be unable to accommodate in-ground pools or spas. Condition of Approval No. 12 requires the developer to disclose this information to potential homebuyers. Access, Circulation and Parking The main vehicular access point to the project would be from Brannigan Street with two additional vehicular access points off of Kohnen Way. A new bus stop is proposed on the corner of Gleason Drive and Grafton Street. Multiple pedestrian pathways have been incorporated into the project area to emphasize the neighborhoods walkability and encourage pedestrian circulation throughout the project which is located immediately south of Fallon Middle School. Pedestrian pathways can be found in the following locations: . Gleason Drive, southwest of Lot 90 . Brannigan Street, southwest of Lot 100 . Kohnen Way, at the end of Trescott Court between Lots 8 and 9 . Kohnen Way, at the end of Houlton Court between Lots 29 and 30 . Kohnen Way, at the end of Colchester Court between Lots 68 and 69 The neighborhood is comprised largely of streets that terminate into auto courts. There are no thru-streets within Neighborhood F-l. Off of Trescott Court, 6 single family dwellings (Lots 11-16) are situated around a private drive. Similarly, off of Thorndike Lane, 5 single family dwellings (Lots 84-88) are also situated around a private drive. Alll19 dwellings have an attached 2-car garage. A total of 139 on-street parking spaces are proposed for guests parking. The total guest parking spaces provided exceed what the Planned Development Zoning requires by 20 spaces. On-street parking is prohibited within the cul-de-sac bulbs of Houlton Court, Colchester Court and Edgecomb Court to allow for fire truck access and maneuvering. Trescott Court can have on-street parking within the bulb due to the private drive located between Lots 11 and 16. This drive will double as an access point for fire trucks to turnaround and exit the court. Architecture The Architectural Design Standards and Architectural Style Guidelines adopted as part of the Dublin Ranch Area F North project in 2004 required each neighborhood (Neighborhoods F-1 and F-2) to incorporate an architectural plan and style mix that would achieve varied and interesting street scenes. The architectural plan and style mixes are as follows: . A minimum of 3 floor plans, . A minimum of 3 elevations per plan, and . A minimum of 4 different architectural styles per neighborhood. OR . A minimum of 4 floor plans, . A minimum of 3 elevations per plan, and . A minimum of 3 different architectural styles per neighborhood. The Guidelines also established an architectural palette from which developers could select their own combinations of architectural styles. The styles include: . California Craftsman/Bungalow . American Colonial . European Eclectic . Monterey 5 of 11 . California Ranch . American Farmhouse . East Coast Traditional The Neighborhood F-I project proposes 3 plan types, 4 elevations per plan and 5 different architectural styles (See Table 1). This mix of elevations and architectural styles provides more variation than what is required under the Architectural Design Standards. Table 1. Elevation Styles Plan Architectural Style American East Coast Monterey (C) Craftsman European Farmhouse (A) Traditional (B) (D) Eclectic (E) I X X X X 2 X X X X 3 X X X X All plan types include architectural detailing on all four sides of the building. Exterior finishes, including stucco; horizontal, vertical and shingle siding; and, combinations thereof, wrap all four sides of the building. All elevations are treated with the same level of architectural detail and include elements such as, gable end details, shutters, and wood window trim. The front and rear elevations also include a pot shelve design element. These elements are not expected to have live plants since the tops of the elements have a solid surface. Side elevations along public right-of-ways are enhanced with window projections, braced eaves and pot shelves. Roof forms and pitches are varied to further diversify the street scene. Roof elements can also be found over porches and provide single story elements which aid in breaking up the massing ofthe homes. Floor Plans There are two, 2-story floor plans and one, 3-story floor plan proposed for Neighborhood F-l. All plans have a traditional two-car garage. Plan I In order to add variety and interest to the front elevation and distinguish Plan 1 from the other plan types, the Plan I has two, single car, front on garage doors. The garage doors are offset by 3-feet creating added dimension to the front elevation. An approximately 90 square foot porch frames the entry to the residence. A living room is located just beyond the front door followed by a staircase and powder room. A kitchen, separate dining area and family room are located to the rear of the residence. On the second floor are four bedrooms, two full baths, a laundry room and an optional loft (See Table 2). An enhanced floor plan includes a window projection on the landing of the staircase leading to the second floor. Plan 2 Plan 2 has a traditional two car, front on garage door. An approximately 36 square foot porch provides a covered entry to the residence. Just beyond the front door is an extended entry way with an optional fourth bedroom or den at the front of the residence followed by full bathroom and staircase. A family room, kitchen and separate dining area are located to the rear of the residence. On the second floor there are four bedrooms, three full baths, a laundry room and an optional loft (See Table 2). Similar to Plan I, an enhanced floor plan includes a window projection on the landing of the staircase leading to the second floor. Plan 3 Plan 3 also has a traditional two car, front on garage door. An approximately 112 square foot wrapped porch identifies the entry which leads to a parlor. Beyond the parlor is a staircase followed by a powder 6 of 11 room. A kitchen, separate dining area and family room are located to the rear of the residence. On the second floor are four bedrooms, two full baths and a laundry room. Two of the four bedrooms have options for an exercise room or master bedroom retreat. Similar to Plans I and 2, the enhanced floor plan includes a window projection on the landing of the staircase leading to the second floor. The third floor includes a fifth bedroom and full bath with an optional bonus room (See Table 2). Table 2. Floor Plans - Features No. of No. of No. of No. of Laundry Options Parkin2 Spaces Stories Bedrooms Bathrooms Room Plan 1 2 covered 2 4 2.5 Yes Loft Plan 2 2 covered 2 5 4 Yes Loft Den Plan 3 2 covered 3 5 3.5 Yes Exercise Room Retreat Room Bonus Room Plan types are distributed as follows within Neighborhood F-I (See Table 3): T bl 3 PI T D' 'b f a e . an Lype Istn u IOn Plan Square Foota2e* Unit Count Percental!e 1 2,245 39 32.7% 2 2,515 40 33.6% 3 2,852 40 33.6% Total -- 119 100% * Does not include the garage which is approximately 400 square feet. Landscaping and Fencing There are a variety of retaining walls throughout the project. Staff has included a Condition of Approval (# 51) which requires that all retaining walls to be masonry. The Applicant has proposed a variety of keystone retaining walls which are designed with a pre-cast concrete cap. The heights of the retaining walls vary; however in most cases side yard retaining walls do not exceed 2- feet in height and rear yard retaining walls do not exceed 4-feet in height. Condition of Approval No. 51 addresses exceptions to this standard for unique lot conditions. All side yard retaining walls will be stepped down as they approach the public sidewalk and will terminate no closer than 3-feet behind the sidewalk. Rear yard retaining walls that are over 2-feet in height have been set back 3-feet from the rear property line. This reduces the perceived height of the rear yard fence which would otherwise be up to lO-feet in height. It also allows for a raised planter bed in which homeowners can add landscaping to soften the appearance of the rear yard fence. Retaining walls proposed around utility vaults will be faced with stone veneer. The proposed landscaping adjacent to the public right-of-way and within the front yards of the proposed homes is consistent with the approved landscape guidelines that were a part of the previously approved Planned Development Stage II and Site Development Review for the Dublin Ranch Area F, which included Neighborhood F-I in 2004. 7 of II Affordable Housing The City's affordable housing requirement (12.5% of the total number of units) will be satisfied within The Groves at Dublin Ranch residential community (formerly known as Fairway Ranch). The Groves is an affordable housing community comprised of 930 residential units. Of the 930 units, 587 units will be affordable to very-low, low and moderate income households. The construction of the 587 affordable housing units will satisfy the Inclusionary Zoning requirements for 2,655 future residential units within Dublin Ranch, including Neighborhood F-l. Environmental Review An EIR Addendum and Statement of Overriding Considerations were certified on March 16, 2004 by City Council Resolution No. 43-04 pursuant to CEQA Guidelines section 15164. The Addendum addressed the following: a) General Plan Amendment; b) Eastern Dublin Specific Plan Amendment; c) Planned Development Rezone including Stage I and Stage 2 Development Plans; d) Vesting Tentative Tract Map Nos. 7281, 7282, and 7283; and e) Site Development Review. At that time it was determined that the project would not cause environmental impacts beyond those previously identified in the Eastern Dublin EIR certified in 1993 (SCH#91103064) and the subsequent Negative Declaration adopted in November 1997 through Resolution 140-97 and Mitigated Negative Declaration adopted in February 2000 through Resolution 34-00. General Plan, Specific Plan and Zoning Conformity The project is located within the Eastern Extended Planning Area and is designated as Medium Density Residential (6.1-14.0 dwelling units per acre) on the General Plan Land Use Map. The Eastern Dublin Specific Plan designates the project site as Medium Density (6.1-14.0 dwelling units per acre). The project is located within the Foothill Residential Planning Subarea which is predominately residential. The Foothill area consists primarily of hilly topography ranging from relatively gentle slopes to steep hillsides. The F-1 project is located on a gentle slope. The stream corridor which runs along the eastern edge of the F-1 project is preserved as part of the proposed development and includes natural vegetation. Existing creeks and drainage corridors are preserved and enhanced with natural vegetation to extend open space corridors down into the development which connects the built and natural environments. The Planned Development Zoning District in which the project is proposed was established for low density and medium density single family detached residential homes. The F-I project is a medium density detached residential project consistent with the Development Plan adopted as part of the Planned Development Zoning District. The project would be consistent with the Zoning Ordinance in that the project has been designed and conditions of approval have been applied to ensure compliance with all development regulations and standards not otherwise specified in the Development Plan for the Planned Development Zoning District. Noticing In accordance with State law, a public notice was mailed to all property owners and occupants/residents within three hundred feet of the proposed project to advertise the project and the public hearing scheduled for August 8, 2006. The public notice was also published in the Valley Times and posted at several locations throughout the City. Review by Applicable City Departments and Agencies The Public Works Department, Building Division, Dublin Fire Prevention, Dublin Police Services, and Dublin San Ramon Services District have all reviewed the proposed project. Conditions of approval from these departments and agencies have been included in the proposed Resolution (Attachment I). 8 of 10 DEVELOPMENT AGREEMENT: A Development Agreement is required in accordance with the Eastern Dublin Specific Plan of which this project is a part. The Development Agreement will be drafted and brought before the Planning Commission at a later date. CONCLUSION: This application has been reviewed by all applicable City departments and agencies, and their comments have been incorporated into the Conditions of Approval for the project. The proposed project, as conditioned, is consistent with the Dublin General Plan, the Eastern Dublin Specific Plan and the Planned Development Zoning District in which the project is located and represents an appropriate project for the site. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation, 2) Open the public hearing, 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; 5) Adopt Resolution (Attachment 1). 9 of 10 GENERAL INFORMATION: PROPERTY OWNER: Standard Pacific Corporation APPLICANT: Michael Whitby, Project Manager Standard Pacific Homes 3825 Hopyard Road, Suite 195 Pleasanton, CA 94588 LOCATION: Northwest corner of Grafton Street and Gleason Drive ZONING: PD, Planned Development (PA 01-037) GENERAL PLAN LAND USE DESIGNATION: Medium Density Residential (6.1-14.0 du/ac) SPECIFIC PLAN/ LAND USE DESIGNATION: Eastern Dublin Specific Plan, Medium Density (6.1-14.0 du/ac) SURROUNDING USES: Location Zoning General Plan Land Use Current Use of Prooertv Site PD, Planned Medium Density Vacant Development Residential North PD, Planned Community Park! Public Facility Development Medium Density Residential South PD, Planned Medium Density Vacant Development Residential East PD, Planned Low Density Residential Residential (under Development construction) West PD, Planned Public/Semi-Public Vacant Development Facility 100flO GENERAL INFORMATION: PROPERTY OWNER: Standard Pacific Corporation APPLICANT: Michael Whitby, Project Manager Standard Pacific Homes 3825 Hopyard Road, Suite 195 Pleasanton, CA 94588 LOCATION: Northwest corner of Grafton Street and Gleason Drive ZONING: PD, Planned Development (PA 01-037) GENERAL PLAN LAND USE DESIGNATION: Medium Density Residential (6.1-14.0 dulac) SPECIFIC PLAN/ LAND USE DESIGNATION: Eastern Dublin Specific Plan, Medium Density (6.1-14.0 dulac) SURROUNDING USES: Location Zoning General Plan Land Use Current Use of Property Site PD, Planned Medium Density Vacant Development Residential North PD, Planned Community Park! Public Facility Development Medium Density Residential South PD, Planned Medium Density Vacant Development Residential East PD, Planned Low Density Residential Residential (under Development construction) West PD, Planned Public/Semi-Public Vacant Development Facility 110fll