HomeMy WebLinkAbout8.1 Salerno II at Positano PA07-005 SDR Amndmt & CUP AmndmtG~?? Of DU??ti
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19t 2'.,a2 AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: April 14, 2009
O?LIFOR???
SUBJECT: PUBLIC HEARING: PA 07-005 Site Development Review
Amendment and Amendment of Conditional Use Permit for a
portion of the Positano project known as Salerno II, 149 single-
family detached residential units on approximately 34 acres within
Tract 7586.
Report Prepared by Mike Porto, Consultant Planner
ATTACHMENTS: 1) Resolution approving an amendment to Site Development Review
PA 07-005 and amending the Conditional Use Permit for a portion
of the Positano project knows as Salerno II which includes 149
single-family detached residential units on approximately 34 acres
within Tract 7586.
2) Planning Commission Resolution #07-45 approving a Conditional
Use Permit to amend the Development Standards in the existing
Stage 2 Planned Development Plan to exceed lot coverage for
Salerno at Positano and for a S: to Development Review for Phase I
of Cantara at Positano and Salc rno at Positano for 247 Units on 72
acres in Fallon Village.
3) Approved Front Elevations.
4) Applicant's submittal package elated March 24, 2009.
RECOMMENDATION: 1) Receive Staff presentation;
2) Open the public hearing;
3) Take testimony from the Applicant and the public;
v 4) Close the public hearing and deliberate; and
5) Adopt Resolution approving the Site Development Review
amendment and amending the Conditional Use Permit for Salerno
Il, a portion of the project known as Salerno at Positano.
PROJECT DESCRIPTION:
Applicant's Proposal s?B `I
The Applicant, Jeff Lawrence
Di BLI.? ?i -
of Braddock and
Logan, is proposing an amendment to the Site
Development Review (SDR) for the 149 structures
within the previously approved Salerno property
that are not yet completed or u nder construction.
The new proposal will revise the size and Vicinitv Man
COPIES TO: Applicant
Property Owner
ITEM NO. •'
Page 1 of 10
G: IPA41200T'07-005 PositanolPC Mtg Salerno Amd 4.14.0ffCSR 4.14.09 amendSDR FINAL. DOC
configuration of the approved floor plans and revise the building elevations and lot coverage for those
remaining structures. This request is being made to provide flexibility for sales and marketing and to
provide much larger rear yards. Additionally, the Amendment also requests the ability to plot any house
on any lot (subject to setback and lot coverage requirements). Approval of the Amendment will result in
the need to amend the Conditional Use Permit (CUP) for the original project, which allowed for excess lot
coverage on 18 lots. One of those lots, Lot 76, has been built, sold and is now occupied. The owner did
take the option to utilize the excess lot coverage available. Therefore the CUP would be amended to
eliminate the excess lot coverage authorization as to the other 17 lots but leave it in place as to Lot 76
which has already been completed.
Background
On September 11, 2007, the Planning Commission approved a Site Development Review PA 07-005 by
Resolution 07-45 for 247-units on 72 acres comprising the first phase of the Braddock & Logan project
known as Positano. This first phase included 175 units/lots for Salerno and 72 units/lots for the first
phase of Cantara. The Positano project is a 488-acre area within Ve,:ting Tentative Tract 7586 generally
located north and east of Fallon Road extending to the City limits. The project also is located within the
Eastern Dublin Specific Plan Area.
Vesting Tentative Tract 7586 is a subdivision of 1,043 low density residential lots approved in November
2005 by Planning Commission Resolution 05-61 that was subject to approval of the proposed Fallon
Village General Plan/Specific Plan Amendments and PD Rezone. The Positano project is part of the
1,134-acre Fallon Village master plan, formerly known as the Eastern Dublin Property Owners (EDPO)
approved as PA 04-040. The Planned Development zoning for Positano PA 05-038 was approved in
December 2005 by Ordinance 33-05 and included:
1) Planned Development (PD) rezone;
2) Stage It Development Plan; and
3) A Development Agreement
The Positano development area includes five neighborhoods within Vesting Tentative Tract Map 7586.
Each neighborhood was approved with its own development standardE.
The Salerno and Cantara neighborhoods lie within the southwesterly portion of the Positano project and
include portions of Neighborhoods 1, 2, and 4. The Cantara neighborhood (Lots 1 through 72) is located
south of Positano Parkway, and the Salerno neighborhood (Lots 73 through 247) is located to the north
and laid out on lots slightly larger than those approved for the Cantara Neighborhood. 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 boundaries of Dublin Ranch on the west to La Strada Drive
on the east.
POSITANO-,
SITE
NEIGHBGRHO!OD B\-,\ SALERNO I
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Project Site Boundaries
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The project site has been mass graded in accordance with the Conditions of Approval for Vesting
Tentative Tract Map 7586. The Salerno Neighborhood has since been divided, as follows:
Salerno I 26 Lots Lots 73 - 93, Lot 105, and Lots 228 - 231
Salerno II 149 Lots Lots 94 - 104, Lots 106 - 227, and Lots 232 - 247
175 Lots
To date, all 26 units of Salerno I are under construction. Also, the entire infrastructure, including streets,
has been constructed.
In addition to the SDR approved in 2007, PA 07-005 included a Conditional Use Permit (CUP) for the
Salerno Neighborhood which allowed 18 of the 175 lots to exceed the 45% maximum coverage standard
up to 50% in cases where a rear yard second-floor deck and/or coverc d patio is selected as an option. The
various options previously allowed, which would have exceeded tt e lot coverage requirements of the
Planned Development, were the reason for the Conditional Use Perri it. The options are no longer being
proposed with this Amendment and therefore the Conditional U3e Permit is no longer necessary.
However, one lot, Lot 76, has been developed and occupied and tha: owner did opt to have the covered
roof deck. The allowable 45% lot coverage was exceeded by 0.4%. If the application is approved, the
CUP would be amended to eliminate the excess-lot-coverage approval on all lots except Lot 76.
Surrounding Uses
Land uses on properties adjacent to the north of Salerno consist of cattle grazing and limited dry land
farming with rural residential and open space. Properties to the sou-:h and east currently are vacant and
planned for future residential and commercial uses as part of the Fallon Village master plan. Dublin
Ranch Area A, a residential community, and Dublin Ranch Golf Cour3e are located to the west.
Existing Approvals (September 11, 2007)
The Salerno Neighborhood is envisioned as an upscale hillside neighborhood and has been designed to be
compatible with the hillside characteristics and sloping topography of the site. The SDR was approved
with four different floor plans and five architectural styles to create; varied massing to the street for a
diverse street scene. Of the five architectural styles approved, each floor plan could be built in one of
three exterior styles designated for each plan. Each style had two to three different color palettes for a
total of twelve.
The architectural styles for Salerno were approved as: (A) Spanish, (13) Tuscan, (C) Cottage, (D)
Italianate, and (E) French Country. The floor plans approved at that time ranged in size from 2,747square
feet to 3,555 square feet and were distributed as follows:
Table 1: Salerno - previous approval
Floor Plan Bedrooms Bathrooms Square Footage
(typical)* No. of Units % Elevations
Plan 1 3 2.5 2,747 sf 25 Units 14% A, C & E
Plan 2 4 3 3,158 sf 41 Units 24% B, D & E
Plan 3 4 4 3,323 sf 48 Units 27% A, B & C
Plan 4 4 4 3,555 sf 61 Units 35% A, C & D
Total: 175 Units 100%
*Living area only.
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Plan 1 was approved originally with a nested second-story recessed from the outer walls of the ground
floor. 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. Due to its single-story profile and
appearance to the street, a number of corner lots had been plotted with Plan 1 which also was the least
frequently plotted within the neighborhood.
Plans 2, 3, and 4 are two-story structures and will remain two-stories under the proposed amended SDR.
Each of these three plans also offered a third tandem parking space within the garage. Plan 2 featured
balconies and a number of porch elevations. Plan 3 was designed wi :h a central kitchen, front living area
or office off the entry, and use of fill floor plates for both stories. Plans 2 and 3 both allowed for an
optional third floor tower or sky room in a tower element compatible with the hillside setting. Plan 4, the
largest and most plotted of the four plans, was arranged around a side courtyard open to the dining and
living room. Under the SDR approved previously, the Cottage style appeared the most frequently planned
and Italianate, the least.
The PD development standards initially adopted also established a minimum lot size of 5,000 square feet.
Maximum lot coverage for those lots plotted for Plan 1 on the approved site plan was established at 55%.
Lots developed with Plans 2, 3 & 4 (2-story homes) would be limited to a maximum of 45% coverage
with a later exception for those lots addressed by the CUP referenced above.
Eighteen (18) of the lots specifically identified for the CUP coverage exception were designated for Plans
2, 3, or 4 and represented about 10% of the Salerno Neighborhood.
Between the increased coverage allowed for Plan 1 (55%) and the CLIP granted to the 18 lots, 25% of the
original Salerno Neighborhood as a whole (or 24% of Salerno II) potentially could have been built in
excess of the adopted maximum 45% coverage standard. However, with the redesigned floor plans and
elevations as represented in this SDR Amendment, the Applicant is no longer proposing options that
would increase the allowable site coverage. Therefore, the previously approved Conditional Use Permit to
amend the lot coverage in the Planned Development is no longer nee3ed (except for Lot 76) and is being
repealed with this SDR Amendment.
Current Proposal/Proiect Description
The current proposal is to amend the Site Development Review approved as PA 07-005 related to the
remaining phases of the Salerno portion only.
• SDR Amendment
- Site Layout/Plotting - The current proposal would allow fny one of the four floor plans to be
constructed, with certain limitations, on any of the 149 lots within Salerno II see following
page which is also included as Sheet PLA of Attachment 4.
- Architecture/Floor Plans -- The current proposal would modify some elements of the exterior
elevations and reduce the area for each of the four floor plans.
- Landscqpin Fencing - The current proposal adopts/revisi,s the landscape plan, front setback
landscape plan, and fence plan.
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ANALYSIS:
General Plan/Zoning
The Stage II Planned Development zoning and Development Standards were previously approved with
PA 05-038. Under the General Plan and the Eastern Dublin Specific; Plan, the area within the proposed
project is designated "Residential: Single-Family" and zoned "PD-Low Density/Single-Family
Residential" as stated above. The current request would have no eff.-ct on consistency with the General
Plan land use designation and Planned Development zoning determin-od at that time when the project was
initially approved.
Site Development Review
The Site Development Review addresses the site layout and architecture, as well as front yard
landscaping, hardscape, and details for walls and fencing. Other than the previously approved CUP, none
of the development standards (i.e. lot size, setbacks, building height, f arking, etc.) adopted as a part of the
Stage II Planned Development are proposed to be changed.
• Site Layout/Plotting - The SDR approved previously inc uded a site plan and layout that
designated specific floor plans and corresponding elevations for each of the 175 lots. For the
remaining 149 lots within Salerno II, the proposed amendment would allow any one of the four
approved floor plans to be constructed on any lot. The request has been made to provide
flexibility for sales and marketing. The reduced size and reconfigured homes will also allow for
much larger rear yards (minimum 20' with many lots having larger rear yards) and the ability to
plot any house on any lot will add a more distinctive look to the neighborhood and eliminate the
repetitious look of many subdivisions. This approach was used with respect to Dublin Ranch Area
A and resulted in providing a custom home appearance foi- the neighborhoods. To maintain
sufficient diversity along the street scene, this provision would be allowed within the following
parameters:
As individual plot plans are submitted for each phase of development, the Applicant also shall
provide a master plotting plan for the previous phases to ensure compliance with the
following:
- Any single floor plan may not exceed 40% of the subdivision.
Individual floor plans may be placed next to each other. However, only two of the same
individual floor plans may be plotted next to each other without being interrupted by a
different floor plan.
If two of the same individual floor plans are plotted next to each other, the same individual
floor plan may not be plotted across the street from the two.
- In no case will the same architectural elevation or color scheme be allowed next to or across
the street from each other, unless they are a different indivi 3ual floor plan.
The Applicant has agreed to these requirements.
Additionally, the previously approved Conditional Use Permit (CUP) is no longer necessary, except as to
Lot 76, which has already been constructed. Optional roof decks and second floor balconies that could
have been allowed on the 18 lots approved for excess lot coverage by the previously approved CUP are
not being offered. With the reduction of the building foot print for thy,- 149 individual lots remaining, the
maximum allowable square footage! of site coverage (45% two-story, 55% one-story) will not be
exceeded.
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• Architecture - The most significant change in the architectur-- is the modifications and reduction
in square footage to each of the floor plans. Under the proposed Amendment, the new floor plans
would range in size from 2,003 square feet to 3,467 square feet, with options. The five
architectural styles for the Salerno Neighborhood generally remain as approved previously with
some modifications. The multiple styles provide varied roof forms, pitches, and overhangs;
window shapes and break-ups; shutter configurations; trim profiles; gable treatments; exterior
materials; and style-specific details. The twelve color palettes, two or three per style, essentially
are the same approved previously with the addition of a second trim or accent color in several
cases. The Applicant states that the quality of the architectun: will be carried to the side and rear
elevations.
The floor plans, as proposed with this amendment, each still offers three architectural styles in
slightly different combinations as shown in the following table:
Table 2: Salerno - Proposed Plan Modifications
Floor Plan (3) Bedrooms Bathrooms Square Footage (typical)(') Elevations (2)
Plan 1 3 2 2,003 sf A, D& E
Plan 2 4 3 2,526 sf B, C& D
Plan 3 4 3 2,680 sf A, B& E
Plan 4 4 4 3,343 sf A, B& C
Total Units: 149 units
(') Living area only.
(2) (A) Spanish, (B) Tuscan, (C) Cottage, (D) Italianate, and (E) French Country
(3) Any one floor plan is limited to no more than 40%u of the total.
Plan 1 - This plan simply is a single story with a revised floor plan. The nested second story and
tower element off of the entry have been removed. The rei,ised Plan 1 provides 2 bathrooms,
rather than 2.5 bathrooms. Cottage style was replaced by Italianate.
Plan 2 - Plan 2 maintains a low profile to the street with a strong front porch element. The size of
the second floor has been reduced and recessed substantially from the front elevation than
previously approved. Balcony options and wrought iron detail have been removed, and the third
tandem parking space has been eliminated. The Italianate architectural style would be replaced by
Cottage. For both Plans 2 and 3, the optional room within a third floor tower element cannot be
accommodated by the revised floor plan and would no longer be offered.
Plan 3 - Plan 3 has a mid-recessed garage and one-level massing on the non-garage side for most
of the plan depth. The central kitchen shown on the previously approved plan has been shifted
towards the rear, and the living room or optional den space c ff of the entry has been configured
exclusively as a downstairs fi-ont bedroom or den. One bathroom has been eliminated from this
plan. The Cottage style would be replaced by French Country However, both Plans 3 and 4 have
retained the third tandem parking space within the garage. In this plan, the Applicant could also
offer as an option a second unit instead of a tandem garage as long as it meets the requirements
under the Zoning Ordinance.
Plan 4 - Plan 4 has a two-story profile, stepped at the side, with a notch in the rear yard that relates
to the Great Room and nook. This configuration has replaced the side courtyard shown in the
previously approved Plan 4. The Tuscan style would be replaced by Italianate.
Styles/Elevations - Stone or brick veneers are used to highlight an exterior generally of stucco.
The Spanish, Tuscan, and Italianate styles use a concrete S-style roof while the Cottage and
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French Country styles use a flat concrete tile shingle. The following provides an abbreviated
description of each approved .style reflecting the modified exteriors:
- (A) Spanish - Architectural distinction is established through the use of arched front door,
accent windows, tile roofs, stucco walls, heavily textured wood, and decorative tiles.
- (B) Tuscan - The informality of this rural farmhouse style includes a rustic character expressed
in warm colors, textures, and materials including stone veneer, rustic wooden elements, arched
arcade porches, and shutters
- (C) Cottage - The Cottage style is exemplified by concrete tile shingle on a gabled or hipped
roof, wood lapped siding on gabled ends, shed-style awnings, and vertical plank style shutters
and doors. Stone provides the accent for the lower architectural elements. Windows have
heavy corbelled sills and mullions that divide the upper portion window panes.
- (D) Italianate - Traditional classical elements of this style : nclude symmetrical fagade, squared
tower entry forms, arched windows, stuccoed walls, and stone exterior accents above a low
base. Symmetrical windows are flanked by paneled shutters.
- (E) French Country - This style makes use of stone exterior surfaces, bulky window and door
headers, enhanced sills, rustic shutters, and some display of dormer windows. Roof pitches
vary from shallow to steep with little overhang and are structured as a modified hip with
concrete tile shingles. Window panes are divided by mullions in the upper portion.
Attachment 3 - the elevations of the previous SDR approval, is provided showing the existing front
architectural elevations to provide the Planning Commission with a representative of the previous
approval in comparison with the proposed amendment.
• Parking - In accordance with the development standards, each single-family home in the Salerno
Neighborhood is provided, at a minimum, with a two-car garage. Plans 3 and 4 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 as shown on Attachment 4, Sheet P4.
• Landscaping/Fence Plan - The landscape design and materials were a part of the Stage II
Development Plan approved in 2005. The Landscaping Plan in the current submittal generally
reflects the plans approved with the previous SDR in 2007. 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. Hnrdscape elements along with
landscaping will be used at entries to create neighborhood identity. The current plan includes the
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 approvec as a part of the Stage 11 Planned
Development Plan.
The landscape plans in the current submittal have been revised to reflect the building footprint of
each revised floor plan. A typical landscape/site plan is provided for both an interior and corner
lot for each of the four revised floor plans.
The current submittal includes the plans for the hierarchy of walls and fences within the
neighborhood. Community walls are used to provide continuity among the neighborhoods within
the Positano project over all. The "view fence" style is the only one of the five neighborhood
fences shown that would change from the previously approved SDR. Implementation of the fence
plans and details have shown that modification to the view fence is needed and appropriate on the
existing development. 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.
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All other conditions and requirements such as, but not limited to the provision of Public Art, Inclusionary
Housing, and Green Building Principles would be applied to this Amendment.
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. The 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 reference.
The Fallon Village project proposed in 2005 (for PA 04-040) included a specific proposal for the
Braddock and Logan properties (PA 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.
The proposed SDR amendment would not require any further environmental review.
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 throughout the City.
CONCLUSION:
The proposed Site Development Review amendment, as conditioned, is consistent with the previous Stage
I and Stage II Development Plans and Planned Development zoning, standards previously adopted. The
Conditional Use Permit that amended the original Planned Development to allow excess lot coverage is
no longer needed (except for Lot 76) and is to be amended accordingly with this SDR amendment. The
proposed project, as amended, is suitable and appropriate for the project site and will not adversely impact
adjacent and surrounding properties. The proposed SDR, as amended, remains consistent and in
compliance with 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 and
deliberate; and 5) Adopt Resolution approving the Site Development Review amendment and amending
the Conditional Use Permit for Salerno II, a portion of the project known as Salerno at Positano.
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GENERAL INFORMATION:
PROPERTY OWNER: Braddock & Logan Services, Inc.
c/o Jeff Lawrence
4155 Blackhawk Plaza Circle, #201
Danville, CA 94506
APPLICANT: Braddock & Logan Services, Inc.
c/o Jeff Lawrence
4155 Blackhawk Plaza Circle, #201
Danville, CA 94506
LOCATION: The project area is located east of Fallon Road and north of
Positano Parkway.
APNs: 985-75-1 to 985-75-3, 985-76-1, 985-76-28 to
985-76-38, 985-76-40 to 985-76-92, 985-77-1 to 985-
77-9, and 985-77-14
ZONING: Planned Development
PD-Residential: Low De)isity/Single-Family
GENERAL PLAN &
EASTERN DUBLIN SPECIFIC PLAN: Residential: Single Fami ly
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