Loading...
HomeMy WebLinkAbout8.1 07-028 Arroyo Vista GP Amdmt, Stg1&2 PD Rez, TMap, SDR,EIR AGENDA ST A TErvlENT PLANNING COMMISSION STUDY SESSION: July 22, 2008 \ \'\r- I'~ \. I .. \ \ l~ V A TT ACHME-NTS: PA 07-028 Arroyo Vista - General Plan Amendment, Stage 1/Stage 2 Planned Development Rezone, Tentative Tract Map, Site Development Review and EIR Report prepared by Erica Fraser, Senior Planner 1. Project Plans BACKGROUND: Arroyo Vista is located at 6700 Dougherty Road on the west side of Dougherty Road, south of the intersection of Dougherty Road with Amador Valley Boulevard and north of the intersection of Dougherty Road with the Iron Horse Trail, a regional multi-use trail (see location map on the left side of this page). Alamo Creek forms a portion of the western boundary of the site, whi ch is a regionally significant creek in eastern Alameda County. The Site contains approximately 24 acres of land. The site is surrounded by residential developments to the north, south and west and Camp Parks RFT A to the east. ~ /--_. ~,,/, '1/ .. ., 'Il-? .1/ ~ ,'~~~ 1:</' \ \ ~ i'>>~'/ r~1\ \\. '1 // / ~ \\~ \ // PRMCT ')IT( /X<: f5 ____~\;~~---\ _ t \\1f \ -----\\.- \.---' -.-."Yt>."'1J(~ .. \\ \ ""'" V!qt-lIITMAP Arroyo Vista is a 150 unit detaehed public housing project which is owned by the Dublin Housing Authority (DHA) and managed by the Alameda County Housing Authority under contract. The housing complex was constructed over 25 years ago. The complex has design problems which have created ongoing building maintenance problems, as well as sewer and water main problems. The City has begun the process of reviewing 1he redevelopment of the existing site for a new residential development ("Project") which will contain up to 378 dwelling units, commu:1ity building, childcare facility and related improvements. PROJECT DESCRIPTION: The proposed Arroyo Vista residential development would be a community of approximately 378 units comprised of market rate and affordable units. The affordable portion of the project will be located at the center of the site with the market rate portion of the project surrour.ding it. Other improvements on-site include a childcare facility, community building, parking, tot lots and passive recreation areas (please refer to the site plan on Sheet PD 04 of Attachment 1). The market rate component of the project will include 198 market dwelling units including 141 attached and 57 detached dwellings. Up to 14 for-sale affordable dwelling:;, pursuant to the City Inclusionary Housing Ordinance, will also be provided. This portion of the project will be constructed by Citation Homes Central (here after "Citation Homes"). COPIES TO: In House Distribution File Page 1 of I3 ITEM NO. G:\Arroyo Vista\SDR\PC SS Agenda Statement 7-22-08.DOC The affordable component of the project will include 130 affordaJle family apartment units with 129 income restricted units (one unit will be designated as a live-in manager unit), which will be constructed by Eden Housing. The family apartments will be comprised of 1, 2, 3 and 4 bedroom units in a combination of stacked flats and multi-level apartments. The apa1ment units will be broken up into several two and three-story residential wood-frame buildings. The affordable component will also include 50 senior income-restricted apartments (with 49 I-bedroom apartments and 1 2-bedroom manager unit). The senior apartmen1s will be located in one three story building located near the center of the development, adjacent to the childcare center. A small courtyard will be constructed between the senior building wings. A community building will be constructed near the Public Loop road (as shown on Sheet PD04 of Attachment 1). The community building will be used in conjunction with the affordable housing project to serve the needs of those residents. The 3,200 square foot building includes a community room that can be used for parties, meetings and other events; offices to support the affordable housing project and a computer room with open computer times as well as educational pro~:rams. The childcare facility will be located near the intersection of the public loop road and Public Street A. This facility will be 3,400 square feet in size and will contain a preschool classroom, toddler classroom and offices. The facility will be open to the general public. The facility can accommodate up to 48 children and will also include an outdoor play area. The anticipated:1ours of operation for the facility are 7:00 am to 6:00 pm, Monday through Friday. The total anticipated nllmber of employees for the facility is 8 which include teachers and administration and maintenance staff. The affordable portion of the project (including the community buJding and childcare facility) will be constructed by Eden Housing. Eden Housing is a nonprofit development group that constructs and manages affordable housing projects throughout the area. Eden Housing is also responsible for the construction and operation of the senior housing project located next to Target in the City of Dublin (approved in 2003). ANALYSIS: The purpose of tonight's study session is to discuss the proposed architecture, site plan, parking and conceptual landscape plan of the site. The site plan is still under review by the City and therefore, minor changes may still need to be made prior to the project being before the Planning Commission during a Public Hearing. Tonight's meeting is intended to discuss the overall design of the project prior to preparation of the final plans. Prior to the public hearing for this project, additional information must be provided in the plans and all departments will need to complete thl~ir review of the project. A General Plan Amendment, Stage 1/Stage 2 Planned Development Rezone and Tentative Map will be required as part of the overall project. Site Plan (Sheet PD04 of Attachment 1) As previously discussed, the Arroyo Vista site will contain both an affordable project (Eden Housing) and a market-rate project (Citation Homes). The market-rate homes are located near Dougherty Road and along the northern and southern portions of the site. The affordable portion of the project is located in the center of the site. Other facilities on the site include a childcare facility located near the intersection of Page 2 of I3 Public Street A and the Public Loop road (which also includes an attached play area), a community building (located next to Public Loop road at the center of the development) and tot lots and passive recreational areas throughout the site (street names will be officially named at a later date). Access to the site may be taken from three driveways off of Dougherty Road, Public Street A and Public Street B provide a connection to the parking areas and dwellings in the development and are connected by the Public Loop road in the center ofthe project. One entrance into the development will be signalized. The Applicants propose an overall building lot coverage of 52% of 1he site with the remainder of the site dedicated to landscaping, courtyards and tot lots (playgrounds). Parking lots and parking areas have been distributed throughout the site to limit wide expanses of parking. Additionally, landscaping is also provided throughout the site, including within the parking areas. The residential dwelling unit breakdown and location of all building types can be found on Sheet PD 04. Parking (Sheet PD 07 of Attachment I) The number of parking stalls provided will vary by type of housing product. On-street parking will be available on the public streets only (excluding the public loop road md driveway entrances into the site). Each of the Citation Homes market rate homes (198 total dwelling units) include two-car garages (with a minimum unobstructed opening of 20 feet x 20 feet) which meet the requirements of the Zoning Ordinance. The following table illustrates the required parking for the Eden Homing portion ofthe project. Required Parking I Parking Provided Surplus/Deficit Affordable Family Apartments (130 units) Covered 130 130 0 Guest 130 108 -22 Total 260 238 -22 Senior Apartments (50 units) Covered 50 38 -12 Guest 16.6 0 -16.6 Total 66.6 38 -18.6 Daycare 18 25 +7 Community Building 0 10 +10 Total 345 ( 344.6) 311 -34 Community Building The community building is a building that will be used by the residems of the Eden Housing portion of the Arroyo Vista project only. Because of its nature, parking is not req'lired by the Zoning Ordinance. The Applicants are proposing to provide 10 parking stalls for use by visit::>rs and employees at the community building, which are in excess of what the Zoning Ordinance require~,. Additionally, bicycle racks will be located at the community building and pedestrian paths and sidewalks connect the community building with the dwellings to encourage residents to walk to the building rather than drive. These additional 10 parking stalls can also be used for overflow parking from the senior or affordable housing projects, when not in use. Page 3 of I3 Affordable Family Apartments Chapter 8.76, Off-Street Parking and Loading Regulations requires apartment complexes to provide one covered or garaged parking stall for each dwelling unit and one uncovered parking stall for guest or unrestricted parking per unit. Based on the requirements of the Zoning Ordinance, the affordable apartments would be required to provide 260 total parking spaces (n\'o parking spaces for each of the 130 dwelling units). The Applicants have proposed to include 130 cO'fered parking stalls (under carports) which meet the requirements of the Zoning Ordinance and 108 uncc,vered guest parking stalls, which are 22 fewer stalls than what is required, The Planning Commission can allow a reduction in the required number of parking stalls in conjunction with the Stage I/Stage 2 Planned Development Rezone. Eden Housing has constructed several affordable family projects in the Bay Area and has indicated that typically, they provide 1.76 parking stalls per unit which they have found to be adequa1e to serve this type of housing product. The Arroyo Vista project proposes 1.92 parking stalls per unit wtich is close to the required ratio (2 parking stalls per unit). The project site is well served by transit and pedestrian opportunities which reduce the need for vehicles. The site is located in close proximity to services, including the new Tralee development located on the corner of Dublin Boulevard and Dougherty Road. Additionally, a bus stop is located inside the development which provides connections to jobs and services in the City as well as the Tri-Valley area and the BART station. Pedestrian paths and sidewalks will be located throughout the site and bicycle racks have been provided at each of the apartment buildings to encourage residents to use alternative modes of transportation. Due to the location of the bus stop, the nature of the site as an affordable project and services located in walking distance, StIff recommends that the Planning Commission allow the parking ratio for the affordable portion of the project to be established as 1.92 parking spaces per unit as part of the Planned Development. Senior Housing Apartments Chapter 8.76, Off-Street Parking and Loading Regulations requires senior complexes to provide one covered or garaged parking stall for each dwelling unit and one uncovered parking stall for guest parking for every three units. Based on the requirements of the Zoning Ordilllnce, the senior apartments would be required to provide a total of 67 parking stalls. The Applicants a:e proposing to provide 38 covered parking stalls to support the senior housing project. This will result in a deficit of 29 parking stalls below what the Zoning Ordinance requires. As discussed above, the Planning Commission can allow a reduction in the required number of parking stalls in conjunction with the Stage 1/Stage 2 Planned Development Rezone. Eden Housing has constructed several affordable senior projects in the Bay Area (including the senior housing project adjacent to the Target store) and has indicated that typically, they provide .76 parking stalls per unit, and this ratio has not resulted in any parking problems at their projects. The overall parking ratio for the proposed project is 0.76 per unit, which exceeds the industry standard ratio of 0.5 spaces for senior apartments. The lower parking ratio reflects the industry standard because senior apartment occupants typically have a lower rate of automobile ownership than normal market-rate units. In comparison, the senior housing project located next to Target was approved with a ratio of .56 parking stalls per unit. Staff has not observed any parking problems at this site, nor has Staff re,;eived any complaints regarding the number of available parking spaces. Overflow parking can also be accommodated at the childcare facility, during non operating hours, and in the surplus parking spaces provid{:d at the community building. Due to the location of the bus stop, the nature of the site as an affordable project, services located in walking Page 4 of 13 distance and parking reductions allowed at other senior residential projects Staff recommends that the Planning Commission allow the parking ratio for the senior portion of the project to be established as .76 parking spaces per unit as part of the Planned Development. Daycare Center Chapter 8.76, Off-Street Parking and Loading Regulations requires one parking stall to be provided per employee and one loading space to be provided for each five chikren served by a daycare center. The childcare facility at Arroyo Vista will have a total of 8 employees and will serve 50 children and therefore 18 parking stalls are required to meet the requirements of the Zoning Ordinance. The Applicants are proposing to provide a total of 25 parking stalls including a loading zone in front of the facility which will result in a surplus of 7 parking stalls. Because this site has open par<ing areas and parking can be shared between uses, Staff intends to add a condition of approval which will require signage to be installed for 18 of these parking stalls which indicates that the parking stalls are to he used for the childcare facility only during operating hours. When the childcare facility is closed, these stalls may be used as overflow parking for the senior or family apartments. The childcare facility will be open Monday through Friday from 7:00 am until 6:00 pm when most people are at work. These stalls can then be used as people return from work or for visitor parking in the evening or on the weekends when guest parking use peaks. Overall, the Eden Housing portion of the project will provide 311 parking stalls which will result in a slight deficit of 34 parking stalls. This results in an overall parking reduction of 10 percent. The Zoning Ordinance allows the City to approve a parking reduction of 10%. In this case, the parking reduction is warranted due to the close proximity of services, on-site bus stop and shared uses, such as the childcare facility, which will not be in operation when most of the parking on the site will be needed (evenings and weekends). If the Planning Commission determines that a lower par~ing ratio is appropriate for this site, the Stage lIStage 2 Planned Development will include language which establishes the parking requirement for the overall site, as discussed above. Landscape (Sheets PD 09 - 14 of Attachment 1) Conceptual landscape plans have been provided on Sheets PD OS, - 14. A variety of trees including evergreen and deciduous trees have been provided throughout the site. Greenbelts are located in the center of the development which connects the affordable family apartments. Landscaped paseos will also be installed between the front entrances to the market-rate portion of the project. At the center of the development, adjacent to the Public Loop road, an existing stand of redwood trees will be preserved. Although these trees do not qualify as heritage trees (due to their size) these are attractive, mature trees that will further enhance the environment of the site. A park area will be constructed in this area (see detailed plan on Sheet PD 10) which will include a tot lot, grass, picnic tables and benches for use by the residents of Arroyo Vista. A small courtyard will also be constructed between the wings of the senior building (Sheet PD 11). This courtyard will include attractive plant materials including trees and shrubs. The courtyard will also include raised gardening planters (which will allow the senior residents to plant their own gardens), walkways, benches and game tables. This courtyard is intended for use by the residents of the senior housing apartments only. Passive recreational opportunities are provided throughout the site in large green areas. These open areas can be used by all of the residents of Arroyo Vista. Page 5 of 13 Landscaped paseos will be provided in lieu of traditional front yards for the market-rate portion of the project. The use of these paseos encourages homeowners to leave their house and interact in a common area. These areas can be used for passive recreation and provides connectivity between neighbors by eliminating distinctive front yards. Front porches have also been included in several of the architectural designs to encourage homeowners to step outside of the home. A short fence will be provided at the front of each house (3 feet 6 inches in height) to provide a small front yard, The existing Eucalyptus trees on Dougherty Road will be removed as a part of this project and replaced with London Plane trees which are consistent with the City's adopted Streetscape Master Plan. The existing sound wall will also be redesigned. The final design of ttis wall is under review and will be included in the public hearing set of plans. Staff intends to add a Gondition of approval on the project which will require 36" box trees to be planted on Dougherty Road because the existing trees do provide a significant buffer to the street since it will take several years before the London Plane trees reach their full SIze. Architecture Staffs discussion of the architecture of the site is described by housing or building type below. All sheets referenced are contained in Attachment 1, unless otherwise noted. Eden Housing As previously mentioned, the Eden Housing portion of the project will be located in the center of the Arroyo Vista development. The Applicants have proposed to use ;} farmhouse design, with variations between each of the buildings, to complement the historical rural character of the City of Dublin. The farmhouse design theme is not typically used in this City and as a result, these apartment buildings will have a unique design in the City. Affordable Family Apartments (Sheets PD16 through PD 31) The affordable apartment portion of this project will have four different building types (the locations of the buildings can be found on the site plan on Sheet PD04). The affordable family apartments contain one, two, three and four bedroom units. Each unit will have a front porch :md a small deck. The affordable family apartment buildings have been designed witt. the farmhouse architectural theme. The farmhouse architectural style can be characterized through the USI~ of simple materials and colors with shed roofs and windows. Each apartment building has been designed so that each dwelling has its own entrance which is accessed from the first floor. The use of individual entrances will activate the streets as well as the landscaped areas in front of the buildings. Individual I~ntrances will also complement the market-rate portion of the project. The apartment buildings will include gable and pitched roofs. The heights of the building will vary with projections away from the body of the building which will breaklP the massing of the building and provide visual interest. A combination of balconies and covered porches will be used to complement the farmhouse design. Materials include the use of board and batten siding and horizontal wood siding which are also consistent with the farmhouse style. The proposed design of the apartments includes architectural details, varying height, good massing and enhanced materials which will result in an attractively designed project. Page 6 of 13 Senior Housing (Sheets PD32 through PD 37) The senior housing portion of the project will also be constructed by Eden Housing. The senior apartments form a 'V' shape with a courtyard in the center. The building will contain a total of 50 units, with 49 1- bedroom units dedicated to low income senior households and one 2-bdroom unit for an on-site manager. This building is also designed with a farmhouse style. Materials include the use of board and batten and horizontal wood siding. Windows are located throughout the building which break up the massing of the building as well as provide a connection between the inside and th(: outside. Details include sun shades, window trim and trellises to provide further interest on the building. A combination of pitch and gable roofs will be used on the building. Community Building (Sheets PD38 through PD42) The community building will also be constructed by Eden Housing to serve the needs of the families in the affordable and senior apartments. The community building includes a community room and computer room as well as administrative offices. This building has been designed to complement the design of the affordable apartments and the senior apartments. The architecture of the building is in the farmhouse style. As shown on the east elevation (the elevation that faces the Public Loop road), the building will have se'veral roof styles which are consistent with the farmhouse design. The building will have board and batten Hiding and windows on all elevations. A combination of gable and shed roofs can be seen on this building. Childcare Center (Sheets PD43 through PD 47) The childcare center will also be constructed by Eden Housing. This facility is open to residents of Arroyo Vista as well as the community at large. A playground for the childccLl'e facility is located at the rear of the building and fencing will be located around the playground. This building has been designed to complement the design of the affordable apartments and the senior apartments. The building will have a combination of horizontal wood siding as well as board and batten siding to create visual interest. The building will have two gable roof:; and a covered entryway on the front elevation (east elevation) to break up the massing of the building. A variety ofroofpitches (3:12, 5:12, 6: 12 and 11 :12) further enforce the architectural style of the building as well as providing visual interest. Windows will be located on all elevations. Colors and Materials (Eden Housing) Overall, the Eden Housing portion of the project utilizes a combination of colors and materials which are compatible with the farmhouse design theme. The exterior siding materials include board and batten and horizontal wood siding which are consistent with materials found on farmhouses. The color palette for the Eden Housing portion of the project includes neutral colors with blue, green red and yellow accent colors to provide a good color mix on the site. The color palette can be found on Sheet PD 49 and the material palette can be found on Sheet PD 50. Samples of the colors and materials will also be available during the Study Session and can be viewed at City Hall. While a variety of color and material types are proposed, Staff is concerned with the proposed roofing materials for the Eden Housing project. The Applicants have proposed to use 30 year Pabco roofing materials in various colors. While the proposed colors are complimentary and appropriate to the building Page 7 of 13 design, the use of the 30 year material is not. Farmhouses typically have wood shingle roofs. While the use of wood shingle roofs is not practical in California, a material should be used which has a similar texture, thickness and shadow effect. Simulated stone or other materials, likewise, would not be compatible with the farmhouse design and should be avoided. Typical 30 years materials do not achieve the appearance of wood shingles because this material tends to have a flat appearance. In order to achieve an appearance which is,imilar to that of real wood shingles, Staff recommends that a 50 year roof material be used on the buildings. This material is more expensive; however, the material has a longer life and has a thickness and shadow effect which is similar to that of wood shingles which would be consistent with the proposed design of the buildings. Staff also recommends that a ridge treatment be used on the roofs to simulate the appearance of wood shingles. Citation Homes Housing As previously mentioned, the Citation Homes Central portion of the project will be located adjacent to Dougherty Road and on the northern and southern portions of the pnperty. The attached housing product is located adjacent to Dougherty Road and on the southern portion of the site. The Applicants have proposed to use three different architectural designs: Craftsman, Contemporary American West and Cape Cod to complement the farmhouse design of the Eden Housing port] on of the project. While the Citation Homes Central architectural themes are different than the Eden Housing design theme, the use of an American architectural style will reinforce the connection between the affordable and market rate portions of the project. The market-rate houses are well designed; provide a unique architectural style to the area and will result in an attractive residential development. Single Family Detached (Sheets PD 51 through PD 66) A colored street scene showing five of the design types can be seen on Sheet PD 51. Citation Homes Central has proposed three different architectural styles for the shgle family detached portion of the project. These architectural styles include: Craftsman, Contemporary American West and Cape Cod. These designs will be located throughout the project to promote vlsual interest. Each design has three different elevations which will increase the number of architectural styles provided in the development and will prevent monotony ofthe overall project. The front elevation of the single family detached houses will face a landscaped paseo which is connected to the street by a sidewalk. The paseo will be landscaped with trees, :;hrubs and grasses. The garage to the houses can be accessed via an auto court. Although not shown on lhe landscape plans, small landscape planters are shown on the auto court. Staff recommends that small trees be planted in these landscape areas to reduced the amount of paving at the rear of the houses and provide an attractive addition to the auto courts. Cape Cod Design Three different versions of the Cape Cod design will be offered in the project. Plan 1 can be found on Sheet PD 52. This three story building includes gable roofs and a covered front porch with overhang which is consistent with the Cape Cod style. Plan 1 will also have stucco and horizontal wood siding, with horizontal wood siding comprising most of the building. Shutters wit also be used on several windows on the front elevation. The Cape Cod houses will be 3-4 bedrooms and will have 3.5 bathrooms. These houses will be approximately 1,965 square feet in size. The open portion of the garage (no obstructions) will measure 20 Page 8 of 13 feet wide and will have a depth of 23 feet which is consistent with the requirements of the Zoning Ordinance. All air conditioning units will be located at grade and will be blocked from view by a gate. Floor plans for this design can be found on Sheets PD 60-61. Plan 2 can be found on Sheet PD 57. The massing of this house is different from plan 1 in that the front porch is significantly different and the third floor has a different roof style. Additionally, this elevation also features wood shingle siding as the main siding material on the front elevation. Shutters will also be used on this elevation consistent with the Cape Cod design theme. Plan 3 can be found on Sheet PD-62. This elevation is significantly different from Plans 1 and 2 due to the massing of the house. Additionally, a portico over the front door i~. incorporated into the design, rather than a covered front porch. Horizontal wood siding will be used and the house will also have shutters to tie this elevation in with the other Cape Cod design houses. In some cases, one of the sides of the house may face the street. When this situation occurs, an enhanced elevation will be used so that the portion of the house facing the street includes architectural details for visual interest, rather than a blank wall. Examples of this enhanced elevation can be found on Sheet PD 58. The applicant proposes to use window frames, consistent wil:h the Cape Cod design as well as shutters. Additionally, a projection is proposed on the third floor, which will also include shingle siding, to break up the massing of this elevation. The siding on the front elevation will also wrap around to the side elevations which will provide an additional material on this elevation to promote visual interest. A non-enhanced version of the sides of the craftsman house can be ~:een on Sheet PD 59. Two different versions of the rear elevation (visible only from the auto court) have also been provided. The enhanced rear elevation can be found on Sheet PD 58 and the non-enhanced elevation can be found on Sheet PD 59. Contemporary American West Design Three different versions of the Contemporary American West design will be offered in the project. This design theme is unique to this development because it has not been widely used in Dublin. Additionally, it will further enhance the site by including a design in the project whJCh is significantly different from the other proposed architectural styles. The Contemporary American West design has rustic characteristics and is characterized by the use of wood materials, balconies and stone accents. The craftsman houses will be 3-4 bedrooms and will have 3.5 bathrooms. These houses will be approximately 1,993 square feet in size. The open portion of the garage (no obstructions) will measure 20 feet wide and will have a depth of 23 feet which is consistent with the requirements of the Zoning Ordinance. All air conditioning units will be located at grade and will be blocked from view by a gate. Floor plans for this design can be found on Sheets PD 65-66. Plan 1 can be found on Sheet PD 52. This house features stucco and horizontal wood siding with a stone base. A balcony is located on the second floor to break up the massing of the house as well as to complement the design of the house. The house will also feature gable and pitched roofs for visual interest. Shutters can be found on the third floor ofthis house. Plan 2 is similar to Plan 1 and can be found on Sheet PD 57. The dijference between these two plans can be found in the use of materials (more stucco is used on Plan 2) and the design of the roof is different. Page 9 of 13 Plan 3 can be found on Sheet PD 62. The massing of this elevation] s significantly different from Plans 1 and 2. The second floor balcony on this elevation is centered in the middle of the house, rather than on the right side as is the case for Plans 1 and 2. Additionally, this balcony overhangs the first floor and includes support posts to provide an additional architectural detail. Shutters are included on the third floor to tie this elevation in with the other Contemporary American West designed houses. In some cases, one of the sides of the house may face the street. When this situation occurs, an enhanced elevation will be used so that the portion of the house facing the street includes architectural details for visual interest, rather than a blank wall. Examples of this enhanced elevation can be found on Sheet PD 63. The Applicant proposes to include a variety of windows as well as the use of shutters and a gable roof to promote visual interest of this elevation. Materials on the front and rear elevations will wrap to the sides of the house to provide additional materials on the side eleva1ions. A non-enhanced version of the sides of the craftsman house can be seen on Sheet PD 64. Two different versions of the rear elevation (visible only from the auto court) have also been provided. The enh;mced rear elevation can be found on Sheet PD 63 and the non-enhanced elevation can be found on Sheet I'D 64. Craftsman Design Three different versions of the Craftsman design will be used in this project. The Craftsman design theme features wood accents, variety of materials and gable roofs. The Cn:.ftsman houses will be 3-4 bedrooms and will have 3.5 bathrooms. These houses will be approximately 1,906 square feet in size. The open portion of the garage (no obstructions) will measure 20 feet wide and will have a depth of23 feet which is consistent with the requirements of the Zoning Ordinance. All air ,:;onditioning units will be located at grade and will be blocked from view by a gate. Floor plans for this design can be found on Sheets PD 55- 56. Plan 1 can be found on Sheet PD 52. The massing of this elevation is significantly broken up by the use of projections and variations in the massing on the front elevation. A portico and covered front porch with stone accents and wood railings can be found on the first floor, c::>nsistent with the Craftsman design theme. For variety, a combination of stucco, wood shingle siding anc. horizontal wood siding will be used on the front elevation. Corbels and other wood accents, such as ledges, will also be used on this elevation to promote visual interest and in keeping with the craftsman theme. Plan 2 can be found on Sheet PD 57. The massing and roof pattern of the third floor on this elevation is significantly different from Plan 1. Other additional details on this elevation include the use of shutters and board and batten siding in the gables of the roof. Plan 3 can be found on Sheet PD 62. This elevation features a simple form. On the first floor, a wide portico with stone and wood supports is used in lieu of a covered porch. This elevation also features horizontal, shingle and stucco siding to tie in this elevation with the other Craftsman styled homes. In lieu of corbels, decorative trim is used throughout the elevation consistent with typical characteristics of a Craftsman home. In some cases, one of the sides of the house may face the street. When this situation occurs, an enhanced elevation will be used so that the portion of the house facing the street includes architectural details for visual interest, rather than a blank wall. Examples of this enhanced elevation can be found on Sheet PD 53. The Applicant proposes to use attractive window frames, consistent with the Craftsman design as well as shutters and decorative trim. Additionally, a projection is proposed on the third floor, which will also Page 10 of 13 include shingle siding, to break up the massing of this elevation. Window muntins (grids) will also be included on the windows which are consistent with Craftsman hOllses. A non-enhanced version of the sides of the Craftsman house can be seen on Sheet PD 54. Two different versions of the rear elevation (visible only from the auto court) have also been provided. The enhanced rear elevation can be found on Sheet PD 53 and the non-enhanced elevation can be found on Sheet I'D 54. Market-Rate Attached Homes (Sheets PD 68-87) The market-rate attached homes are divided up among three building types which will include four, five or six dwelling units. Each unit will have its own entrance on the first floor, accessible by a short flight of stairs or at grade. Two different designs will be used, the Craft;man design and the Contemporary American West design to provide a connection between the attached and detached products as well as the affordable family apartments. Two colored street scenes have been provided in the Applicant submittal and can be found on Sheets PD 68 and 69 (please note that the colon; on these elevations are not accurate, please refer to the color boards that will be available during the Study Session for a more accurate representation of the colors of these buildings). The color and materials palettes found on Sheets PD 88 and 89 provide a better representation of the proposed colors and materials for the development. The Craftsman elevations incorporate most of the traditional Craftsman architectural details. The use of shingle, horizontal and stucco siding will be used on all of the attached Craftsman style products. Additionally a minimum 4 foot tall stone base will also be used on the building. Architectural details include the use of corbels, decorative wood trim, attractive window frames, the use ofmuntins (grids) and shutters which are all consistent with the Craftsman design characteristics. A combination of porticos and covered porches will be used at the entrances to the units to promot~ visual interest. The massing of this building is significantly broken up by the use of varying roof forms and projections on the front elevation. The Contemporary American West elevations incorporate architectl.:ral details which are consistent with this design theme. The use of rustic materials, including board and batten, horizontal wood and stucco siding will be used. Additionally a minimum 4 foot tall stone base will also be used on the front elevation of the building. Architectural details include the use of decorative wood trim, window ledges, attractive window frames, the use ofmuntins (grids) and shutters which are all consistent with the Craftsman design characteristics. A combination of porticos and covered porches will be used at the entrances to the units to promote visual interest. The massing of this building is significantly broken up by the use of varying roof forms and projections on the front elevation. CONCLUSION: The Applicants are requesting approval of a 378 unit residential development which includes affordable family apartments, affordable senior apartments, market-rate attached and detached units, community building and childcare facility. The proposed development includes a mixture of architectural styles which all utilize common American architectural design themes. The marht-rate and affordable units have been mixed throughout the site and provide connections between each o~ the product types. The redeveloped Arroyo Vista project will enhance the existing area and provide a unique development within the City. Staff is asking for feedback from the Planning Commission on the following: . Is the design of the project acceptable as proposed? Page 11 of 13 . Should Eden Housing provide a 50 year roof, rather than a 30 year roof material? . Is the proposed number of parking stalls adequate for this site? RECOMMENDATION: Staff recommends that the Planning Commission provide Staff and the Applicant with direction/comments on the proposed Arroyo Vista residential development and provide feedback to Staff on the questions in the above section. Page 12 of 13 GENERAL INFORMATION: APPLICANT: Eden Housing, Inc. 409 Jackson Street Hayward, CA 94544 Citation Homes Central 404 Saratoga Avenue Suite 100 Santa Clara, CA 95050 PROPERTY OWNER: Dublin Housing Authority LOCATION: 6700 Dougherty Road ASSESSORS PARCEL NUMBER: 941-0007 -001-07 GENERAL PLAN DESIGNATION: Medium-Density Residential SPECIFIC PLAN AREA: None EXISTING LAND USE: Public Housing SURROUNDING USES: Location Zoning General Plan Land Use Current Use of Property Site PD (Planned Medium Density Public Housing Development) Residential (existing) Medium/High Density Residential (or::>posed) North PD (Planned Medium Density Housing Development) Residential South PD (Planned Medium/High Density Housing Development) Residential East Agriculture Public Lands Camp Parks West PD (Planned Medium Density Housing Development) Residential Page 13 of 13