HomeMy WebLinkAbout05-22-2007 Study Session-PA07-005 Cantara & Salerno at Positano
AGENDA STATEMENT
PLANNING COMMISSION STUDY SESSION
MEETING DATE: May 22, 2007
SUBJECT:
STUDY SESSION: Site Development Review and Conditional Use
Permit for a 72-acre portion of Fallon Village known as Phase 1 of
Cantara at Positano and Salerno at Positano for 247 single-family
detached units (PA 07-005).
Report Prepared by Michael Porto, Project Planner
ATTACHMENTS:
1) Applicant's Design Package (divided into 2 Sections: Cantera
and Salerno).
2) Location Map.
RECOMMEN.,. ~ATION:
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PROJECT DESCRIPTION:
1) Receive Staff presentation and provide comments.
Background
This project represents 72 acres of the 488-acre project initially presented as the Braddock & Logan
portion of the 1,134-acre Fallon Village planning area, formerly known as the Eastern Dublin Property
Owners (EDPO). The Fallon Village planning area encompassed 13 individual properties north of
Interstate 580 (1-580) along the easterly city limits (please see Attachment 2 for the Location Map).
In December 2005, the City Council took actions on a number of approvals related to Fallon Village. The
entire 1, 134-acre Fallon Village area (P A 04-040) included:
1) Amendments to both the General Plan and Eastern Dublin Specific Plan;
2) Planned Development (PD) rezone and related Stage 1 Development Plan for the area; and
3) A Supplemental Environmental Impact Report (SEIR).
Additionally, Ordinance No. 33-05 (PA 05-038) was adopted by the City Council, which addressed only
the Braddock and Logan properties within the northerly 488 acres of the overall Fallon Village area. The
approval included:
1) Planned Development (PD) rezone
2) Stage 2 Development Plan; and
3) A Development Agreement.
The approval was also accompanied by Vesting Tentative Tract Map 7586 approved by the Planning
Commission (Resolution 05-61) at the November 2005 public hearing, which allowed for the creation of
COPIES TO: Applicant
Property Owner
File
ITEM NO. '.1
Page 1 of9
G :IP A#\2007107 -005-PositanoIDub-draftPCSR(SS )-Positano.doc
1,043 residential lots within the property controlled by Braddock and Logan, subject to the approval of
the proposed General Plan/Specific Plan amendments and PD rezoning which occurred in December
2005.
The approvals for the Braddock and Logan development area include five neighborhoods, as described on
the Vesting Tentative Tract 7586, each with its own development standards. The developer has
designated the five-neighborhood subdivision, located at the terminus of Old Fallon Road at its
intersection with Fallon Road, as the community of Positano. The Planned Development Rezone and
Stage 2 Development Plan, approved previously with PA 05-038 in December 2005, established these
neighborhoods as a part of the Positano Community.
The first phase of development for the community of Positano will allow up to' 247 units, which is the
subject of the Study Session this evening.
Existing Site Conditions and Uses
The proposed project lies within the southwestern-most area of the approved 488-acre Braddock & Logan
portion of Fallon Village. It is west of the project's open space corridor and north of the Jordan property
boundary. The topography is described as gentle to steeply rolling hills with slopes exceeding 30% in
some places. The project site is currently vacant. There are no permanent structures in place, and no trees
meeting the City's definition of Heritage trees on-site. Currently, the site is being rough graded in
accordance with the conditions of approval for Vesting Tentative Tract Map 7586. Additionally, the
applicant is also working on complying with the conditions of approval for the Vesting Tentative Tract
Map for the Final Map for the first 247 lots.
Site Development Review
The current proposed project is a Site Development Review and Conditional Use Permit for a minor
amendment to the Planned Development for 247 single-family detached residential units on 72 acres. It
includes portions of Neighborhoods 1,2 and 4, as shown on the approved Stage II Planned Development.
The requested Site Development Review addresses architecture and site layout, as well as front yard
landscaping, hardscape, and details for walls and fencing. The project has been designed to be compatible
with the hillside characteristics and sloping topography of the site. All other development standards, (i.e.
lot size, setbacks, building height, parking, etc.) were adopted as a part of the Stage II Planned
Development.
Cantara Nei$!hborhood
The Cantara Neighborhood (shown in Attachment 1, page P1.A of the Cantara Section) is generally
located south of the proposed Positano Parkway, west of Croak Road, and north of the Jordan property
boundary to the south. This neighborhood includes 72 single-family detached residential units (Lots 1
through 72). The required minimum lot size for the Cantara Neighborhood is 3,200 square-feet (40 feet
by 80 feet). However, all lots in this neighborhood have a minimum dimension of 43 feet by 80 feet
(3,440 square-feet). No lot is less than 3,440 square feet. The maximum lot coverage for the Cantara
Neighborhood is 55%. None of the 72 lots exceed the maximum lot coverage.
Five different floor plans, four architectural styles, and ten different color schemes are proposed for these
72 homes. Floor plans and unit distribution for the Cantara Neighborhood is shown below:
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Table 2: Unit Summary - Cantara
Floor Plan Bedrooms Bathrooms Square Footage No. of Units %
(typical)*
Plan 1 4 2.5 1,942 sf 13 units 18%
Plan 2 3 3 2,242 sf 10 units 14%
Plan 3 3 3.5 2,663 sf 18 units 24%
Plan 4 4 3.5 2,674 sf 14 units 20%
Plan 5 3 2.5 3,027 sf 17 units 24%
Total: 72 units 100%
'Living area, only.
All five floor plans are two-story in design and all floor plans feature a second-level family room that can
serve as an upstairs play area for children separate from the more formal and public ground floor family
room. Plans 3 and 5 include a ground level courtyard and provide for a third story tower element which
can accommodate a study or office. Plan 3 would also allow for a second-level secondary "granny flat"
unit with a separate outside entry accessible from a sideyard stairway which will be used to meet a portion
of the inclusionary housing ordinance requirements (please see page 7 of this Staff Report for additional
information). Plan 5 allows for a ground level casita or home office accessible from an outdoor vestibule,
but separate from the main living quarters.
Salerno Nei$!hborhood
The Salerno Neighborhood is envisioned as an upscale hillside neighborhood (shown in Attachment 1,
page P1.A of the Salerno Section). The boundaries for the Salerno neighborhood extend from Positano
Parkway on the south to Forino Drive and Montiano Lane on the north and between the easterly boundary
of Dublin Ranch on the west to La Strada Drive on the east. This neighborhood includes 175 single-
family detached residential units (Lots 73 through 247). The approved Stage II Planned Development
allowed for two different minimum lot sizes; 45 feet by 100 feet (4,500 square-feet) or 50 feet by 100 feet
(5,000 square feet). All 175 lots within the Salerno neighborhood are proposed at a minimum of 5,000
square feet.
The maximum lot coverage for the Salerno Neighborhood is 45% for 2-story homes and 55% for single-
story homes. Within the Salerno Neighborhood, there are 25 homes that are proposed to present as
single-story appearance; the remaining 150 homes are 2-story in design. Of the 175 lots, 18 lots could
exceed the maximum lot coverage if the optional second-floor balcony is constructed. The Applicant is
requesting the review and approval of a Conditional Use Permit to amend the Planned Development Plan
to allow the excess lot coverage (please see page 6 of this Staff Report for further discussion).
The Salerno Neighborhood offers four different floor plans, five architectural styles, and 12 color
schemes. The floor plans generally are described and distributed for Salerno as shown below:
Table 3: Unit Summary - Salerno
Floor Plan Bedrooms Bathrooms Square Footage No. of %
(typical)* Units
Plan 1 3 2.5 2,747 sf 25 Units 14%
Plan 2 4 3 3,158 sf 41 Units 24%
Plan 3 4 4 3,323 sf 48 Units 27%
Plan 4 4 4 3,555 sf 61 Units 35%
Total: 175 Units 100%
'Living area, only.
Plan 1 is designed with a "nested" second story presenting a one story profile to the street. This plan is
arranged with a second story in the center of the house away from the front and rear ground floor
perimeter walls. It is used as a way to reduce visual building mass and density, preserve views of
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adjacent properties, and allow more natural light between buildings. Maximum coverage was established
at 55% for lots to be developed with this floor plan.
Plans 2, 3 and 4 are two-story structures with a 45% maximum lot coverage. Plans 2 and 3 allow for an
optional third floor tower or sky room in a tower element compatible with the hillside setting. Plan 4 has
a mid-home courtyard open to the middle of the floor plan and also allows for alternate roof forms.
The majority of the floor plans have been designed to create usable private open space opportunities in the
front and sideyards in addition to having ample back yard space. All floor plans allow for several interior
space options configured as studies, retreats, dens, lofts, enclosed balconies, or additional bedrooms. An
effort has been made to de-emphasize the street-facing garages with architecture-forward plans, varied
setbacks, 12-inch recesses, and upgraded garage doors with varied configurations, materials, and optional
glass panels.
Architecture
Architectural Design Guidelines/Standards were approved previously with the Stage 2 Development Plan
for the entire Positano development. The architectural styles in the adopted Design Guidelines/Standards
include the following:
. Cottage - Derived from medieval Norman and Tudor domestic architecture. The English and
French inspired "cottage" incorporate stone and brick veneer.
. Craftsman - Characterized by rustic texture of building materials, broad overhangs with exposed
rafter tails at the eaves, and trellises over the porches.
. Monterey - A combination of original Spanish Colonial and two-story New England colonial
designs with first and second stories that have distinctly different cladding materials such as siding
above with stucco and brick veneer base below, and cantilevered balconies.
. East Coast Traditional - Evolved in the early twentieth century with influences by American
Colonial styles such as Georgian Revival, Cape Code, New England Colonial, and Farmhouse.
. Cape/Coastal Seaboard - Traditional Colonial style with characteristic shingles covering exterior
walls and include towers, gabled dormers, shutters, and stair railings.
. French Country - Originating in the rural hillsides and villages within the Dordogne region in
France. Roof pitches vary from shallow to steep, but with little overhang. Rafter tail ends and
wood or wrought iron balconies are silhouetted against building facades.
. Spanish Colonial - An adaptation of Mission Revival enriched with additional Latin American
details. Architectural distinction is established through the use of tile roofs, stucco walls, heavily
textured wooden doors, and highlighted ornamental ironwork.
. Italianate - Beginning as part of the picturesque movement with a shift away from a strict
classical direction in art and architecture. Traditional classical elements include symmetrical
fa9ade, squared tower entry forms, arched windows, quoined corners, and bracketed eaves.
. Tuscan - Representing 15th and 16th century houses built along roads and hillsides in rural
Tuscany. The informality of this rural farmhouse style includes a rustic character expressed in
warm colors, textures, and materials.
While all of the above cited architectural designs were approved as a part of the Design Guidelines as a
part of the Stage II Planned Development Plan, not all architectural designs are represented for the first
247 homes of the Positano development.
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Architectural styles represented in the currently proposed project include the following:
Table 4: Architectural Styles - Cantara
Floor Plan Spanish Colonial (A)* Tuscan (B)* Italianate (C)* Monterey (D)* Units
Plan 1 5 2 6 0 13
Plan 2 3 4 0 3 10
Plan 3 8 5 0 5 18
Plan 4 4 0 6 4 14
Plan 5 5 7 5 0 17
Total Units: 25 18 17 12 72
*The letters represent the architectural design schemes presented in the elevation section of the project plans.
Table 5: Architectural Styles - Salerno
Floor Plan Spanish (A)* Tuscan (B)* Cottage (C)* Italian ate (D)* French Country (E)* Units
Plan 1 5 0 10 0 10 25
Plan 2 0 15 0 8 18 41
Plah 3 17 16 15 0 0 48
Plan 4 22 0 20 19 0 61
Total Units: 44 31 45 27 28 175
*The letters represent the architectural design schemes presented in the elevation section of the project plans.
Approved architectural styles not represented with the currently proposed project include: Craftsman,
East Coast Traditional, and Cape/Coastal Seaboard.
Parking
In accordance with the development standards, each single-family home in both the Cantara and Salerno
Neighborhoods is provided, at a minimum, with a two-car garage. Plans 2,3 and 4 of the Salerno project
will also each have a third tandem parking space within the garage. The guest parking will meet or
exceed 1 space per home, located curbside along each of the public streets within the subdivision, except
where marked for traffic safety and access by emergency vehicles. Parking for the secondary "granny
flat" units in the Cantara neighborhood is proposed to be provided as an uncovered tandem space in the
driveway outside the two-car garage for the main dwelling.
Nei!!hborhood Required Parkin!! Proposed Parkin!!
Cantara Garage Spaces 144 144
Guest (on-street) 72 96
Secondary Units 13 13
Total 229 253
Salerno Garage Spaces 350 392
Guest (on-street) 175 279
Total 525 671
The garage parking for both neighborhoods meets the parking requirements of the Zoning Ordinance and
the guest parking exceeds the requirements.
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Vehicular Access/Circulation
Primary access to the project is from Positano Parkway (formerly the Upper Loop Road as designated on
the approved Stage 1 Development Plan). Access to each of the two neighborhoods would be taken from
Positano Parkway. Additionally, access to the two neighborhoods and internal circulation within would
be provided by Cantara Drive to the south and Salerno Drive to the north ofPositano Parkway. Positano
Parkway is proposed to intersect with the realignment of Fallon Road on the west and continue through to
an improved Croak Road on the east.
Landscaping
The landscaping is proposed to be generous, with trees lining the neighborhood streets, parkways, and
medians. All paths along the streets will be shaded by trees and enhanced by landscaping in the medians,
parkways, and areas between pedestrian pathways and community walls and fences. Hardscape elements
along with landscaping will be used at entries to create neighborhood identity. A hierarchy of walls and
fences (including retaining walls) is proposed with the community walls unifying the two neighborhoods
along Positano Parkway. The views from the Salerno neighborhood to the adjacent Dublin Ranch golf
course are integrated into the site plan through the inclusion of open-ended cul-de-sacs that open onto the
golf course property.
Additionally, rear yard landscaping will be provided for the detached inclusionary units (13 units) per
City Council direction. The City Council requested that the Applicant incorporate bay-friendly
landscaping and restrict turf (grass) to no more than 33% of these rear yard areas. Additionally, drip or
bubbler irrigation systems will be required to be installed for these 13 lots.
There is a trail connection at the end of Montelena Court to existing Bent Tree Drive along the western
portion of the project site which was required and approved as a part of the Stage II Planned Development
Plan. There are no Heritage trees located on the project site.
Semi-Public & Open Space Parcels
A 2.8-acre semi-public site is located to the west of the Cantera Neighborhood at the intersection of
Positano Parkway and West Cantara Drive, the main residential street accessing the Cantara
neighborhood. While the semi-public site is part of the neighborhood, as defined as a part of the approved
Stage I and II Planned Development, it is not part of the current application. Other open space parcels
included within the neighborhoods are designated for water-quality management and grading/slope
management, which were also addressed as a part of the Stage I and II Planned Developments and the
Vesting Tentative Parcel Map.
Conditional Use Permit (CUP)
In addition to the Site Development Review application, the application also includes a request for a CUP
for an amendment to the Stage II Planned Development to allow lot coverage in excess of the current
required maximum allowable lot of coverage of 45% for certain lots in the Salerno Neighborhood. The
existing Planned Development did not contemplate the allowance of rear-yard second-floor decks and/or
covered patios. Excess coverage could potentially occur on 18 of the 175 lots in the event a permitted
structure, in the form of a rear yard second-floor deck and/or covered patio, if such is selected as an
option. The need for a CUP to allow excess coverage on these particular lots would depend upon the
size/square footage of each lot based on the "lot/unit design reference table" which can be found in
Attachment 1, page P1.B of the Salerno section of the project plans provided by the Applicant. These 18
lots represent about 10% of the total lots within the Neighborhood. Allowing the deck or covered patio as
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an option visually enhances the architecture, adds diversity among the dwellings, provides an alternative
product design, and generally improves the residential quality of the subdivision.
Chapter 8.32.080 of the Zoning Ordinance states that a CUP can be approved by the Planning
Commission for a minor amendment to a Planned Development upon a finding that the amendment
substantially complies with and does not materially change the provisions or intent of the adopted Planned
Development Zoning Ordinance for the site.
The 18 lots that could exceed the maximum lot coverage requirement of 45% are listed below:
Table 5: Salerno Lots that Exceed Maximum 45% Coverage
Lot No. Lot Area Floor Plan Coverage
w/patio
1 Lot 76 5,136 sf Plan 4 45.42%
2 Lot 94 5,003 sf Plan 3 46.79%
3 Lot 95 5,000 sf Plan 2 45.82%
4 Lot 97 5,000 sf Plan 3 46.82%
5 Lot 98 5,000 sf Plan 4 46.66%
6 Lot 107 5,000 sf Plan 2 45.82%
7 Lot 109 5,000 sf Plan 3 46.82%
8 Lot 110 5,000 sf Plan 4 46.66%
9 Lot 111 5,000 sf Plan 2 45.82%
10 Lot 112 5,000 sf Plan 3 46.82%
11 Lot 113 5,042 sf Plan 4 46.27%
12 Lot 122 5,000 sf Plan 2 45.82%
13 Lot 123 5,000 sf Plan 4 46.66%
14 Lot 124 5,000 sf Plan 3 46.82%
15 Lot 128 5,073 sf Plan 2 45.16%
16 Lot 138 5,000 sf Plan 2 45.82%
17 Lot 157 5,148 sf Plan 4 45.32%
18 Lot216 5,000 sf Plan 2 45.82%
The increase of the allowable lot coverage for these 18 lots is minor, based on the table above. The
allowance for the increased lot coverage would allow for a deck or covered patio as an option which will
visually enhance the architecture, add diversity among the dwellings, provide an alternative product
design, and generally improve the residential quality of subdivision. While the increase of lot coverage
ranges from 45.16% to 46.82%, Staff is recommending that the allowable lot coverage for these 18 lots be
50%, which is the nearest round-whole number. The increase of lot coverage for the added option of a
second-story deck is consistent with previous Planning Commission actions for other projects.
Inclusionary Zoning Ordinance/Affordable Housing
In October of 2005, the City Council reviewed and approved in concept, the applicant's initial affordable
housing proposal for the entire 1,047-unit Braddock and Logan Positano development project, including;
1) the construction of26 single-family detached units on 4,500 square-foot lots in the southern portion of
the Positano project area; 2) the construction of 26 secondary "granny flat" units on 6,000 square-foot lots
in the northern portion of the overall Positano project area; 3) the construction of an off-site affordable
housing project to satisfy the remaining 78 affordable units; and 4) a contribution of a $1,000,000
community benefit payment to the City. At that meeting, the Council also requested that the affordable
housing units: 1) include landscaping for the rear yards and use energy-efficient measures in the homes to
reduce the cost of living; and 2) incorporate green building principles, as practical.
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The first phase of development in the Positano project, to develop 247 units, requires 31 affordable
housing units, subject to the City's Inclusionary Zoning Ordinance. The location of the affordable
housing units varies from the original concept for the affordable housing units presented to the City
Council in October 2005. The affordable housing requirement is proposed to be satisfied by a
combination of 13 single-family detached units and 13 secondary units in the Cantara Neighborhood as
well as the payment of the in-lieu fee for the remaining 5 units. The 13 single-family homes are
designated for the Plan 1 design on 3,440 square-foot lots and the 13 secondary units are designated for
the Plan 3 design on 3,440 square-foot lots. The proposed secondary units would be located over the
garage of the primary unit and the off-street parking for the 13 secondary units will be provided in the
driveway of the primary unit (Attachment 1, page P-4 of the Cantara section of the Project Plans). All 26
units, including the 13 secondary units, and the payment of the in-lieu fee for the additional 5 units,
satisfy the inclusionary housing requirements for Phase I of the Cantara and Salerno Neighborhoods at
Positano for 247 units.
To the extent possible, the current proposal before the Planning Commission, incorporates the desires of
the City Council. As stated above, this proposal for compliance with the Inclusionary Ordinance would
be dependent upon execution of an Affordable Housing Agreement, which is anticipated to be reviewed
by the City Council in June 2007, including the modified locations of the affordable housing units from
the original concept that was reviewed by the City Council in October 2005.
Public Art
The proposed project is subject to the City's Public Art Ordinance. The Applicant can choose to either
locate public art as a part of the project or pay an in-lieu fee. In accordance with the Public Art
Ordinance, the location of where public art would be located is required to be shown on the project plans
and the Compliance Report as to how the Applicant proposes to comply with the Public Art Ordinance
(Attachment 1, page 02). The Applicant is proposing to install public art in two locations: 1) at the
intersection of Fallon Road and Positano Parkway (shown on the original concept plan as Upper Loop
Road); and 2) at the entrance of the project on the south side of the parkway south of the Semi-public
parcel. This proposal would satisfy the applicant's public art contributions for the 247-unit Phase I of the
Positano development. The public are obligation for the remainder of the Braddock and Logan
development project would be determined at Site Development Review for future phases of the project.
The Ordinance also requires that the building valuation, excluding the land value, be determined by the
Building Official. The value of the public art is required to be 0.5%. The public art requirement would
allow the Applicant to commission, produce, and install the public art based on a recommendation by the
City's Heritage and Cultural Arts Commission, adherence to a Public Art Compliance Report and
agreement as a Condition of Approval for the Site Development Review. Completion of this obligation
will be required prior to occupancy of first structure and to the satisfaction of the City Manager.
RECOMMENDATION:
Receive Staff presentation and provide comments.
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GENERAL INFORMATION:
PROPERTY OWNER:
APPLICANT:
LOCATION:
ZONING:
GENERAL PLAN
LAND USE DESIGNATION:
SPECIFIC PLAN/
LAND USE DESIGNATION:
Braddock & Logan Services, Inc.
c/o Jeff Lawrence
4155 Blackhawk Plaza Circle, #201
Danville, CA 94506
Braddock & Logan Services, Inc.
c/o Jeff Lawrence
4155 Blackhawk Plaza Circle, #201
Danville, CA 94506
The project area is located within the City of Dublin and is
bordered by: 1) Fallon Road and Dublin Ranch to the west, 2) the
remainder of the Positano development which abuts the City's
Sphere of Influence/City Limit boundaries to the north and east,
and 3) the Jordan Ranch to the south.
APN: 985-0028-002
Planned Development
PD-Single Family Residential
PD-Medium Density Residential
PD-Elementary School
PD-Neighborhood Square
PD- Neighborhood Park
PD-Open Space
Single Family Residential, Medium Density Residential,
Elementary School, Neighborhood Park, Neighborhood Square,
and Open Space
Single Family Residential, Medium Density Residential,
Elementary School, Neighborhood Park, Neighborhood Square
and Open Space
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