HomeMy WebLinkAbout07-005 Positano SDR&CUP Phs 1 Cantara & Salerno
AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: September 11, 2007
SUBJECT:
PUBLIC HEARING: Site De\'elopment Review and Conditional
Use Permit for a 72-acre portiOltl of Fallon Village known as Phase
1 of Cantara at Positano and Salerno at Positano for 247 single-
family detached units (P A 07-005)
Report Prepared by Michael Porto, Consultant Planner
A TT ACHMENTS:
1) Resolution approving the Site Development Review for a 72-acre
portion of Fallon Village known as Phase 1 of Cantara at Positano
and Salerno at Positano for 2"..7 single-family detached units and a
Conditional Use Permit to amend the Stage II Planned
development to allow an increlse in lot coverage from 45% to 50%
for 10% of the proposed lots in the Salerno neighborhood
2) Location Map.
3) Applicant's submittal package dated June 26, 2007.
4) Green Building Checklist.
5) Revised Positano Residential Development Standards.
RECOMMENDATION:
I) Receive Staff presentation;
2) Open the public hearing;
3) Take testimony from the Applicant and the public;
4) Close the public hearing;
5) Deliberate; and
6) Adopt Resolution approving the Site Development Review for a
72-acre portion of Fallon Vilhge known as Phase 1 of Cantara at
Positano and Salerno at Positano for 247 single-family detached
units and a Conditional Use P~rmit to amend the Stage II Planned
Development to allow an increase in lot coverage from 45% to
50% for 10% of the proposed lots in the Salerno neighborhood
PROJECT DESCRIPTION:
Back2round
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 Attacbment 2 for the Location Map). The
Braddock & Logan properties included two of the 13 properties, but have since been combined and
reconfigured under Tentative Tract 7586 for the development of 1,04::, residential lots.
COPIES TO: Applicant
Property Owner
File
ITEM NO. 8./
Page 1 of 12
G:\PA#\2007\07-005 PosilanoIPCSR-SDR&CUP.Positano 9.11.07.doc
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 (PA 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 (P A 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 II 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. This Tentative Tract Map created
1,043 residential lots within the property controlled by Braddock and Logan, subject to the approval of
the proposed Genl;lral Plan/Specific Plan Amendments and PD Rezone which occurred in December 2005.
The approvals for the Braddock and Logan development area include five neighborhoods, as described on
the Vesting Tentative Tract Map 7586, each with its own development standards. The developer has
designated the five-neighborhood subdivision, located at the tel minus of Old Fallon Road at its
intersection with Fallon Road, as the community of Positano. Th(: Planned Development Rezone and
Stage II Development Plan, approved previously with PA 05-038 ill December 2005, established these
neighborhoods as a part of the Positano community.
Planning Commission Study Session
The current proposal, for the first phase of development for the community of Positano which will allow
up to 247 units, was presented to the Planning Commission for review and comment at a Study Session on
May 22,2007. At that time, no significant issues of concern were identified. The Planning Commission
discussed the placement of the trash/recycle cans and the air conditioning units as well as the provision of
doors from the garage to the exterior side yards. Staff indicated that the Applicant is required to indicate
trash cans placement and where the air conditioning units were to be located. Staff indicated that
trash/recycle cans will be located in the garage and the air ccnditioning units will be screened.
Additionally, the trim window detail for several of the architectural treatments are not included on all four
sides. Staff discussed this feature as it applied to the details of the period of architecture that the Applicant
was trying to achieve.
Existin2 Site Conditions and Uses
The proposed project lies within the southwestern-most area of the approved 488-acre Braddock and
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. Cun-ently, the site is being rough graded
in accordance with the Conditions of Approval for Vesting Tentativ(: Tract Map 7586. Additionally, the
Applicant is also working on complying with the Conditions of Approval for the Final Map for the first
247 lots.
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Current Proposal/Proiect Description
The proposed project is a Site Development Review for 247 single-family detached residential units on
72 acres, and a Conditional Use Permit (CUP) for a minor amendnent to the Planned Development. It
includes portions of Neighborhoods 1,2, and 4 as shown on the approved Stage II Planned Development.
The requested Site Development Review includes Phase 1 of Cantara at Positano (south of the proposed
Positano Parkway) and Salerno at Positano (north of Positano Parkway) See Applicant's submittal
package, Attachment 3, Sheet 01. The Cantara Neighborhood includes 72 single-family detached
residential units within Phase 1 of Neighborhood lout of a total of 177 homes. The Salerno
Neighborhood includes 175 single-family detached units on lots slightly larger than those proposed for
the Cantara Neighborhood.
The Site Development Review addresses architecture and site 1aYOl:t, as well as front yard landscaping,
hardscape, and details for walls and fencing. The CUP would allow specific lots in the Salerno
Neighborhood to exceed the maximum allowable coverage establish,~d at 45% in cases where a rear yard
second-floor deck and/or covered patio is selected as an option. All other development standards (i.e. lot
size, setbacks, building height, parking, etc.) were adopted as a part of the Stage II Planned Development.
The project has been designed to be compatible with the hillside characteristics and sloping topography of
the site.
ANALYSIS:
General Plan/Zonin2
Under the General Plan and the Eastern Dublin Specific Plan, the area within the proposed project is
designated Single-Family Residential and zoned PD-Sing1e-Family Residential as stated above. The
Stage II Planned Development zoning and Development Standards were previously approved with P A 05-
038. The proposed project is consistent with the General Plan land use designation and Planned
Development zoning approved at that time.
Site Development Review
Neighborhood Lots and Floor Plans
Cantara Neighborhood - The Cantara Neighborhood (shown in Attachment 3, page Pl.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 of Vesting Tentative Tract Map 7586). 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 Neighbor:lood are shown below:
Table 1: Unit Summary - Cantara
Floor Plan Bedrooms Bathrooms Square Footage N". of Units %
ltvDical}*
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.
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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 10r a third story tower element which
can accommodate a study or office. Plan 3 would also allow for a :;econd-1evel 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 pag(: 9 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 Neighborhood - The Salerno Neighborhood is envisioned as an upscale hillside neighborhood
(shown in Attachment 3, 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 of Vesting
Tentative Tract Map 7586). 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% fer 2-story homes and 55% for single-
story homes. Within the Salerno Neighborhood, there are 25 homes that are proposed to present a sing1e-
story appearance with a nested second-story recessed from the outer walls of the ground floor. The
remaining 150 homes are 2-story in design. Of the 175 lots, 18 lots could potentially exceed the
maximum lot coverage if the optional second-floor balcony is constructed. The Applicant is requesting
review and approval of a Conditional Use Permit to amend the Plmmed Development Plan to allow the
excess lot coverage in such cases (please see page 8 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,a1erno as shown below:
Table 2: Unit Summary - Salerno
Floor Plan Bedrooms Bathrooms Square Footage No. of %
ltvDical}* 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. This plan present~: a one-story profile to the street. A
second story is situated in the center of the house away from the front and behind the ground floor
perimeter walls. The purpose of this design is to reduce visual building mass and density, preserve views
of 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 maximum 45% 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 pJivate open space opportunities in the
front and sideyards in addition to having ample backyard space. All floor plans allow for several interior
space options configured as studies, retreats, dens, lofts, enclosed balconies, or additional bedrooms. An
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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 II Development Plan
for the entire Positano development which included nine architectural styles. However, only the
following six architectural styles are proposed and represented in the two neighborhoods that comprise the
first 247 homes of the Positano project currently. They are:
. Cottage - Derived from medieval Norman and Tudor domestic architecture. The English and French
inspired "cottage" incorporate stone and brick veneer.
. Monterev - 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.
. 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 Co10nia1- An adaptation of Mission Revival enriched wlth additional Latin American details.
Architectural distinction is established through the use of tile roofs, stucco walls, heavily textured
wooden doors, and highlighted ornamental ironwork.
. Ita1ianate - 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 fayade, squared
tower entry forms, arched windows, quoined corners, and bracketed eaves.
. Tuscan - Representing 15th and 16th century houses built along Toads and hillsides in rural Tuscany.
The informality of this rural farmhouse style includes a rustic ,;haracter expressed in warm colors,
textures, and materials.
Approved architectural styles not represented with the currently proposed project include: Craftsman,
East Coast Traditional, and Cape/Coastal Seaboard.
Architectural styles represented in the Cantara 1 and Salerno include:he following:
Table 3: Architectural Styles - Cantara
Floor Plan . Spanish Colonial (A)* Tuscan (B)* Italianate (C)* Monterey (0)* 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 4: Architectural Styles - Salerno
Floor Plan Spanish (A)* Tuscan (B)* Cottage (C)* Italianate (0)* French Country (E)* Units
Plan 1 5 0 10 I) 10 25
Plan 2 0 15 0 a 18 41
Plan 3 17 16 15 I) 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.
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Cantara - For the Cantara neighborhood four architectural styles are shown with each represented by at
least three floor plans:
. The Spanish Colonial style is expressed with a stucco finish and concrete S-tile roofing. Exterior
details include arches over porches, windows, or doors; gable ends with stucco scallops,
decorative molding, or exposed rafter tails; and ornate wroufht iron railings along balconies or as
grillwork gates. Balconies also may be framed by wood po;;t railings with supports embellished
by corbels and shaped stucco soffits. Windows are fram(:d by louvered or tongue & groove
paneled shutters with built-out beam, sills, and headers. Mullions are symmetrical in square or
rectangular patterns. Plan 5 with the third floor tower and easita options features decorative tile
medallions within the gable ends, milled wood window frames near the entry, and decorative
conch windows accents. The Spanish Colonial style is provided for all five floor plans and is the
most prevalent.
. The Tuscan style is identified by stone veneer elements on a stucco exterior, S-ti1e roofing, rustic
shutters, exposed rafter tails, and corbelled window sills and -)alconies. Plan 2 in Tuscan the style
provides a brick bordered garage-door header, wood posts and railings, and round scupper accents.
On Plan 3, the Tuscan tower element is detailed with a decorative spire which also appears on Plan
4 of the Ita1ianate style.
. The Ita1ianate style is provided for three of the five floor plans. This style features a stucco
exterior with concrete S-tile roofing and rake along eaves, arched accent windows with heavy
sculpted sills, ornate wrought iron railings, and decorative tiles. Plan 4 is finished with stone
veneer exterior cladding on ground floor sections or near the entry and on the two-story fayade of
Plan 5. On some plans both the Tuscan and Italianate styles include old world diamond patterned
mullions on arched or squared accent windows.
. The Monterey style also is shown for three of the five floor plans. The stucco finished exterior is
accented with brick and wooden elements, especially used as siding on portions of the second
floor exterior. Wood is also used for post and railings, exposed rafter tails, and on corbelled
eaves, sills, and loggia headers. Shutters are simulated to represent wooden accents. Plan 3 with
its tower features an arched entryway, details below windows, and stucco scallops along the gable
ends. On Plan 4 second level balconies have wooden posts ald rails, as well as headers typical of
the Monterey style.
Salerno - For the Salerno neighborhood, five architectural style:; are represented with three styles
provided for each of the five floor plans. As with the Cantara, neighborhood stone or brick veneers are
used to highlight an exterior generally of stucco. The Spanish, Tuscall, and Italianate styles use a concrete
S-style roof while the Cottage and French Country styles use a flat concrete tile shingle.
. The Spanish style for these plans includes arched accent windows, scalloped eave borders,
decorative tiles with wrought iron details, and scalloped moldmg along the eaves.
. The Tuscan style is used for Plans 2 and 3. Stone veneer alld wrought iron details are featured
with the Tuscan style in addition to rustic wooden elements ar.d wrought iron details.
. The Cottage style is the most prevalent in this neighborhood exemplified by a concrete tile shingle
roof on a gabled or hipped roof, wood lapped siding on gabled ends, shed-style awnings, and
distinctive dormers. Stone provides the accent for the lower architectural elements including a
stone border over arched entry ways. Windows have heavy corbelled sills and mullions that
divide the panes in the upper portion. Balcony railings also are wood.
. The Italianate style, least represented in this neighborhood, shows corbelled eaves, arched entries,
and stone exterior accents above a low base. Symmetrical windows are flanked by louvered
shutters. Stucco recesses, sculpted window sills, and ornanlen~a1 wrought iron railings provide
exterior detc:ils.
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. The French Country style makes use of stone exterior surfaces and bay windows. Roofs are
structured as a modified hip with concrete tile shingles anc. "eyebrow" attic vents. This rustic
style is represented by bulky window and door headers and !;ills, as well as wrought iron railings
and grillwork over stucco recesses.
Parking
In accordance with the development standards, each single-family hJme 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 :;treets 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.
Table 5: Parking
Neighborhood Reauired Parkin!! Proposed Parkin!!
Cantara Garage Spaces 144 144
Guest (on-street) 72 96
Secondary Units 13 13
totall 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.
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 neighborhood;; and internal circulation would be
provided by Cantara Drive to the south and Salerno Drive to the north of Positano 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 wllls 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) are 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. The design and intensity of the landscape was a part of the Stage II Planned
Development approved in 2005.
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
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landscaping and restrict turf (grass) to no more than 33% of these r~ar yard areas. Additionally, drip or
bubbler irrigation systems will be required to be installed for these 13 lots. Please refer to Condition 4 of
Attachment No.1.
There is a trail connection at the end of Monte1ena Court to existin.~ 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 Cantara 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 and 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.
Public Art
The proposed project is subject to the City's Public Art Ordinance. The Applicant can choose either to
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 3, page 02).
The Applicant is proposing to install public art in two locations: 1) ~t 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 art
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% of the building valuation. (See
Condition No. 9 or Attachment No.1) 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.
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 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 lot:; would depend upon the size/square
footage of each lot based on the "lot/unit design reference table" which can be found in Attachment 3,
page Pl.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 Neighbo:-hood.
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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 proviBions or intent of the adopted Planned
Development Zoning Ordinance for the site. (Findings for approval are provided on Page 2 of Attachment
No.1.)
The 18 lots that could exceed the maximum lot coverage requirement of 45% are listed below:
Table 6: Salerno Lots that Exceed Maximum 45% Coverage
Lot No. Lot Area Floor Plan Goverage
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 Lot 216 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 eovered 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 the subdivision. While the increase of lot
coverage ranges from 45.16% to 46.82%, Staff is recommending tha'; the allowable lot coverage for these
18 lots be 50%, which is the nearest round-whole number. The in;rease of lot coverage for the added
option of a second-story deck is consistent with previous Planning Commission actions for other projects.
Condition No. 1 of Attachment No. 1 specifically limits the lots on which this additional coverage would
be allowed. Attachment No.5, page 2 "note 13" documents this change for the Stage II Planned
Development.
Inclusionarv Zonin2 Ordinance/Affordable Housin2
In October of2005, the City Council reviewed and approved in conc'~pt, the Applicant's initial affordable
housing proposal for the entire 1,047-unit Braddock and Logan Positano development project, including:
1) the construction of 26 single-family detached units on 4,500 square-foot lots in the southern portion of
the Positano project area; 2) the construction of26 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 Cound1 also requested that the affordable
housing units: 1) include landscaping for the rear yards and use energy-efficient measures in the homes to
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reduce the cost of living; and 2) incorporate green building principles, as practical. (See Green Building
Check List, Attachment No.4)
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 3, page P4 of the Cantara section of the Project Plans). A1l26
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.
At the City Council meeting of June 5, 2007, the City Council disclLssed the modification of the original
criteria to permit the construction of the Inclusionary Units in:he Cantara neighborhood with the
combination of 13 Plan 1 units and the 13 secondary units. At:hat meeting, the City Council was
supportive of the Applicant's request for modification which is detc.iled above. The Affordable Housing
Agreement was approved at that meeting which documents this proposal.
ENVIRONMENTAL REVIEW:
The proposed project is part of the larger project known as Fallon Village (formerly known as the Eastern
Dublin Property Owners, or EDPO). In 2002, a number of owners in Eastern Dublin filed applications for
annexation of portions of the current project site to the City and to Dublin San Ramon Services District
(DSRSD.) At that time, the City prepared and certified a Supplemental Environmental Impact Report
(SEIR) (SCH # 2001052114, Resolution 40-02) for that project. Th(: SEIR was a supplement to the 1993
Eastern Dublin EIR certified by the City Council on May 10, 1993 (SCH # 91103064, Resolution 51-
930). Both the 1993 EIR and 2002 SEIR are incorporated herein by leference.
The Fallon Village project proposed in 2005 (for P A 04-040) included a specific proposal for the
Braddock and Logan properties (P A 05-038), now referenced as Positano. Based on the results of an
Initial Study, the City prepared a Draft SEIR to the 1993 and 2002 EIRs which was circulated for public
review from August 23, 2005 through October 6,2005 (SCH #2005062010). A Final SEIR dated October
2005 containing written responses to all comments received on the Draft SEIR was reviewed and certified
by the City Council on December 6, 2005 by Resolution No. 222-05. In each case, significant
unavoidable impacts also were identified that required the City Council adoption of a Statement of
Overriding Considerations in connection with any project approval.
PUBLIC NOTICING:
In accordance with State law, a public notice was mailed to all property owners and occupants within 300
feet of the proposed project to advertise the project and the upcoming public hearing. A public notice was
also published in the Valley Times and posted at several locations thr,)ughout the City.
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CONCLUSION:
The proposed project is consistent with the previous Stage I and Stage II Development Plans and Planned
Development zoning standards previously adopted. The proposed project is suitable and appropriate for
the project site and will not adversely impact adjacent and surround:ng properties. The proposed project
confirms to the goals, policies, and objectives established in the City's General Plan and the Eastern
Dublin Specific Plan.
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; 5)
Deliberate; and 6) Adopt Resolution approving the Site Development Review for a 72-acre portion of
Fallon Village known as Phase 1 of Cantara at Positano and Sa1emo at Positano for 247 single-family
detached units and a Conditional Use Permit to amend the Stage II Planned Development to allow an
increase in lot coverage from 45 % to 50 % for 10 % of the proposed lots in the Salerno neighborhood
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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 ofthe 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- Low Density Residential
PD-Medium Density Residential
PD-Elementary School
PD-Neighborhood Square
PD-Neighborhood Park
PD-Open Space
Low Density Residential, Medium Density Residential,
Elementary School, Neighborhood Park, Neighborhood Square,
and Open Space
Low Density Residential, Medium Density Residential,
Elementary School, Neighborhood Park, Neighborhood Square
and Open Space
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