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HomeMy WebLinkAbout8.1 PA07-005 SDR Amdmt Positano Cantara IIG~?? OF DU??2 19' r -Re ,82 AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: June 22, 2009 04LIFOR?? SUBJECT: PUBLIC HEARING: PA 07-005 Site Development Review Amendment for a portion of the Positano project known as Cantara II, affecting 40 of the 72 single-family detached residential units with the area proposed for Amendment covering approximately 6 acres of Vesting Tentative Tract 7586, Final Map 7853. Report Prepared by Mike Porto, Consultant Planner ATTACHMENTS: 1) Resolution approving an amendment to Site Development Review PA 07-005 for a portion of the Positano project known as Cantara II, affecting 40 of the 72 single-family detached residential units with the area proposed for Amendment covering approximately 6 acres of Tract 7853. RECOMMENDATION: PROJECT DESCRIPTION: Background 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 Site Development Review for Phase I of Cantara at Positano and Salerno at Positano for 247 Units on 72 acres in Fallon Village. 3) Approved Front Elevations. 4) Applicant's submittal package dated May 6, 2009. 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 for Cantara II, 3 portion of the project known as Cantara at Positano. 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 COPIES TO: Applicant Property Owner ITEM NO. 0 • I Page 1 of 10 G: IPA#12007107-005 PositanolPC Mtg Cantara Amd 6.22.091PCSR 6.22.09 AmendSDR.doc Cantara. The Positano project is a 488-acre area within Vesting Tentative Tract 7586 generally located north and east of Fallon Road extending to the City limits. The pro: ect also is located within the Eastern Dublin Specific Plan Area. Vesting Tentative Tract 7586 is a subdivision of 1,043 low density r°sidential 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 11 Development Plan; and 3) A Development Agreement. POSITANO Project Site Boundaries The Cantara neighborhood lies within the southwesterly portion of the Positano project. The Cantara neighborhood (Lots 1 through 72) is located south of Positano Parkway. A subsequent tract map, Tract 7853 was recorded for the 72 lots. The boundaries for Cantara extend from Positano Parkway on the north and west, to La Strada Drive on the east, and to the project area boundaries on the south. The reference to Phase I of Cantara in the original SDR approval includes all 72 lots comprising the Cantara neighborhood and was meant to represent the first phase of development for the Positano project over all. The boundaries for Cantara II roughly extend from Capistrello Street along Amatrice Way to Valcrio Street, and then generally along, and including areas south of, West Cantara Drive. Primary access is from Positano Parkway to the north. Of the 72 lots approved for Cantara with PA 07-005, 32 lots (Canta-a I) have been completed, are under construction, or have been issued building permits. Some rr inor modifications were approved administratively in December 2008. 2of10 ?c`} WA?i The two phases of Cantara are identified as follows: Cantara I 32 Lots Lots 1 - 5 and Lots 46 - 72 Cantara II 40 Lots Lots 6 - 45 72 Lots The project site has been mass graded in accordance with the Conditions of Approval for Vesting Tentative Tract Map 7586. Also, the entire project infrastructure, including streets, has been constructed. Surrounding Uses Land uses on properties adjacent to and surrounding the Cantara nei€;hborhood are described as follows: The Salerno neighborhood in its various states of construction is located to the north across Positano Parkway. Uses north of the Positano project area include cattle graz ng and limited dry land farming with rural residential and open space. Properties to the south and east 3urrently 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 Course are located to the west. Existing Approvals (September 11, 2007) The Cantara tract was approved as a neighborhood of single family detached residential units. The required minimum lot size for the Cantara neighborhood is 3,200 square-feet (40 feet by 80 feet). All lots in the Cantara neighborhood are a minimum of 3,440 square feet (wi:h minimum dimensions of 43 feet by 80 feet), and no lot is less than 3,440 square feet. The maximum lot coverage for the Cantara Neighborhood is 55%. None of the 72 lots (existing or proposed) exceed the maximum lot coverage. The Cantara neighborhood was approved with five different floor plans, four architectural styles, and ten different color schemes for the 72 homes. The architectural styles for Cantara were approved as: (A) Spanish Colonial, (B) Tuscan, (C) Italianate, and (D) Monterey. The floor plans approved at that time ranged in size from 1,942 square feet to 3,027 square feet and were distributed as follows: Table 1: Cantara - previous approval Floor Plan Bedrooms Bathrooms Square Footage (typical)* No. of Units % Elevations Plan 1 4 2.5 1,942 sf 13 units 18% A, B & C Plan 2 3 3 2,242 sf 10 units 14% A, B & D Plan 3 3 3.5 2,663 sf 18 units 24% A, B & D Plan 4 4 3.5 2,674 sf 14 units 20% A, C & D Plan 5 3 2.5 3,027 sf 17 units 24% A, B & C Total: 72 units 100% "Living area only. All five floor plans were two-stories and featured a second-level family room designed to serve as an upstairs play area for children separate from the more formal and public ground floor family room. Plan 1 was approved as a 4-bedroom unit with all bedrooms on the second floor. Plan 2 was approved as a 3-bedroom unit with two bedrooms, including the Owner's Suite, on the upstairs level and a third bedroom on the ground floor. Plans 3 and 5 were designed with a ground level courtyard and provided for a third story tower element which could have accommodated a study or office. Plan 3 also accommodated a second-level, secondary "granny flat" unit with a s °parate outside entry accessible from a sideyard stairway. Plan 4 was laid out with a side-facing front entry, and Plan 5 allowed for a ground 3of10 level casita or home office accessible from an outdoor vestibule but separate from the main living quarters. All floor plans also were provided with a front-facing 2-car garage. Initially, 26 units provided by a combination of Plan 1 or Plan 3 units were intended to satisfy a portion of the City's Inclusionary Housing ordinance requirements for the first phase of the Positano project. Cantara II will no longer incorporate Inclusionary units. Inclusionary units will now be provided in the Salerno neighborhood. An Amendment to the Affordable Housing Agreement modified that requirement. Subsequent Minor Variations Subsequent to the approval in 2007, the minor variations/waivers were requested in the latter part of 2008 and were administratively granted in December 2008 for Cantara I. In addition to changing some minor architectural details, the most significant minor modification was the elimination of Plan 5 from those lots which had not yet been granted a building permit. Five Plan 5's have been constructed within Cantara I (16% of the lots built or under construction). Current Proposal/Proiect Description The current proposal to amend the Site Development Review approved as PA 07-005 relates only to the remaining phases (40 lots) of the Cantara neighborhood, referred to as Cantara II. The requested amendment/modifications are summarized as follows: • SDR Amendment - Site Layout/Plotting - The current proposal would allow any one of the three new floor plans proposed currently to be constructed, with certain limitat.ons, on any of the remaining 40 lots within Cantara II (Lots 5 through 45) - see following page which also is included as Sheet PLA of Attachment 4. The request has been made for Cantara II to provide flexibility for sales and marketing. Floor Plans - The proposed SDR Amendment would repl ice the five floor plans included with the original SDR approval with three new and different floor plans for the 40 units comprising Cantara II. The three new floor plans would range in ;,ize from 1,757 square feet to 2,297 square feet. Four (4) lots in Cantara I were developed with Plan 1 as shown in the original SDR approval. - Architecture - The four exterior elevation styles referenced above would be replaced by five new architectural styles: (A) Craftsman, (B) Spanish Colonial, (C) Mediterranean, (D) French Country, and (E) European Eclectic. Landscaping_/Fencing - The current proposal adapts or revises the landscape plan, front setback landscape plan, and fence plan based on the new floor plans. • New Models - Lots 30, 31 & 32 will be developed as the models for Cantara II. The Temporary Use Permit for the models and related parking and landscaping will be addressed separately. 4of10 -p -- -Z ?Z -=-s ?' ? 3 r f ?? ? e c P F- c w v I r °A, a z a,? c n- -r K .. . _ 79 ' a y ? F Y T : J ` 1 '4{p 4 r_ ` - Y It 11 i f i E Site Plan 5of10 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." The current request would have no effect on consistency with the General Plan land use designation and Planned Development zoning determined at the time when the project was initially approved. Site Development Review The Cantara neighborhood was designed as a hillside residential community. The Site Development Review addresses the site layout and architecture, as well as front ya:•d landscaping, hardscape, and details for walls and fencing. None of the development standards (i.e. lot size, setbacks, building height, parking, etc.) adopted as a part of the Stage It Planned Development are proposed to be changed. • Site Layout/Plotting - The SDR approved previously included a site plan and layout that designated specific floor plans and corresponding elevations for each of the 72 lots in the Cantara neighborhood. For the remaining 40 lots within Cantara II, the proposed amendment would allow any one of the three floor plans currently proposed for approval to be constructed on any lot. To maintain sufficient diversity along the street scene, this provision would be allowed within the following parameters: As subphases (financing phases) are submitted for building permits, 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 Cantara 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 olher without being interrupted by a different floor plan. - If two of the same individual floor plans are plotted ne::t 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 individual floor plan. The Applicant has agreed to these requirements. All lots would remain in compliance with the maximum coverage requirement of 55%. • Floor Plans/Architecture - Three new floor plans have been -3roposed for Cantara II to replace the five floor plans included with the original SDR approval. The three new floor plans would range in size from 1,757 square feet to 2,297 square feet, with options. The reduced floor plan size would allow for larger setbacks and outdoor areas on each lot. Most rear yards will be 20 feet or greater. The four architectural styles approved with the origi zal SDR are proposed to be replaced with five different architectural styles. As before, three (of the 5) architectural styles would be available for each of the plans based on appropriate massing and chosen from a palette of compatible themes found in the City. 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. A total of ten different color palettes are proposed for 6of10 the five different styles. Some of the architectural details found on the front elevations will be carried to the side and rear elevations. In addition to a reduction in size, the exterior would be different from those approved initially with the SDR. All units now would be built with front-facing entries. None of the three proposed plans have "granny flat," separate quarters, casita, or third story tower space as previously approved. All three floor plans would now be equipped with a second floor laundry area, similar to 4 of the 5 floor plans approved previously. As before, all plans have one gas-burning fireplace. The floor plans with this amendment, each still offer three architectural styles in slightly different combinations as shown in the following table: Table 2: Cantara - Proposed Plan Modifications Floor Plan (3) Bedrooms Bathrooms Square Footage (typical)(') Elevations (2) Plan 1 3 2.5 1,757 sf A, B & E Plan 2 4 3 2,159 sf A, C& E Plan 3 4 2.5 2,297 sf B, C & D Total Units: 40 units (') Living area only. (2) (A) Craftsman, (B) Spanish Colonial, (C) Mediterranean, (D) French Country, and (E) European Eclectic (3) Any one floor plan is limited to no more than 40% of the total. Plan 1 - The revised Plan 1 proposed with this amendment is slightly smaller than the Plan 1 approved previously; it has one less bedroom, but similar in i :s layout. Plan 2 - The revised Plan 2 is smaller than Plans 2 thru 5 of the previously approved floor plan. However, the optional arrangements allow as many as four bedrooms to be configured from the interior space. One optional den/bedroom would be located downstairs with the other sleeping quarters upstairs. Plan 3 - The revised Plan 3 most closely resembles Plan 2 as originally approved, however, with an additional bedroom and less bathroom space. Styles/Elevations - The mass of each structure presents one- Story elements to the street and steps back from the sides to provide visual relief from vertical planes. Each proposed architectural style is briefly described, below. All plans have a covered front er try accented in the architectural style of that unit. With exception of French Country, the other four styles proposed have been designed for two of the three floor plans. The French Country style would be available for Plan 3, only. Mediterranean, French Country, and European Eclectic provide a slightly steeper roof pitch than Craftsman and Spanish Colonial. Only the Spanish Colonial style, with modifications, remains from four styles approved previously: - (A) Craftsman - The Craftsman style typically is constructed with a gable roof, concrete tile to resemble shake roofing materials, and gable end details in the form of vertical siding. Other details include exposed beam end with kickers, porch and overhang columns supported on a stone-clad base, and upper mullions within window aroas. Window details include either plank shutters or decorative wood frames with corbelled sills. Exterior material generally is stucco. - (B) Spanish Colonial - Architectural distinction is established through the use of arched front door, accent windows, S-tile roofs, stucco walls, heavily textured wood, and decorative tiles. Roof configuration would include hip and gable combinations. 7of10 (C) Mediterranean - The Mediterranean style has a stucco exterior and uses S-tile roofing material also in combination with hips and gables. Window and door openings are defined by arches or squares and tapering lower sill with accents c f louvered shutters or wrought iron. Second floor extensions with windows are visually supported with heavy corbels. (D) French Country - French Country is available for Plan 3, only, and incorporates hip roof structures of flat concrete; tile and brick veneer cladding on a gabled entry. Exterior material is primarily stucco with windows vertically accented by two-pane rustic shutters and window panes divided by upper mullions. (E) European Eclectic - The European Eclectic style combines hip and gable roof structures covered by flat concrete; tile. This style makes use o 7 stone exterior surface accents and combines second floor sill bands with both rustic and refined details such as vertical gabled end siding and coffered or plank shutters. Attachment 3 - Elevations of the previous SDR approval arc presented as part of the submittal to show the existing front architectural elevations representative of the previous approval in comparison with the proposed amendment. The side and rear elevations are similar to the previously approved project in that selected architectural elements from the front elevations such as headers, sills and shutters are still incorporated into there new proposed elevations but on a more limited basis. • Parking - In accordance with the development standards, each single-family home in the Cantara Neighborhood is provided, at a minimum, with a two-car garage. All garage doors face the street but are provided with recesses and variations in the front elevation plane along with other articulation elements to de-emphasize the garage doors and to create visual interest. The guest parking will meet or exceed 1 space per home, would be 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. With elimination of the "granny flat" or guest unit approved previously for Plan 3, additional parking permitted as a tandem space in the driveway would no longer be a requirement, however, resident or guest parking would be available on the driveway of each unit. • 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 which was consistent with the requirements of the Development Plan approved in December 2005. The landscaping is proposed to be generous, with trees lining the neighborhood streets, parkways, and medians as previously approved. 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. The proposed development physically and visually connects to the surrounding hills and provides pedestrian and open space linkages into these areas with open space corridors and trails. Hardscape elements along with landscaping will be used at entries to create neighborhood identity. 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 three revised floor plans. Most of the plans have been designed to create usable private open space opportunities in front, as well as, usable rear yards. 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. A fence plan, including styles, was approved in April 2009 as part of the SDR Amendment relating to Salerno II. At that time, the "view fence" style was the only one of the five neighborhood fences shown that changed fi•om the originally approved SDR. Implementation of the fence plans and details showed at that time that modification to the view fence as proposed and approved was necessary and appropriate. The fence plan submitted with 8of10 the current SDR amendment would be applicable to the Cantara neighborhood over all, and the fence styles currently proposed are consistent with the fence styles approved previously for Salerno II. All other conditions and requirements such as, but not limited to, the provision of Public Art, Inclusionary Housing, and Green Building Principles (as modified) would be applied to this Amendment and are conditioned on the original approval. The conditions of approval for this SDR Amendment require compliance with the original Resolution 07-45. 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 51-93). 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 (Pik 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 BIRs which was circulated for public review from August 23, 2005 through October 6, 2005 (SCH #2005052010). 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 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 for Cantara II, a portion of the project known as Cantara at Positano. 9of10 GENERAL INFORMATION: PROPERTY OWNER: APPLICANT: LOCATION: ZONING: 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 east of Fallon Road and south of Positano Parkway. APNs: 985-73-12 to 98`)-73-51 Planned Development PD-Residential: Low Density/Single-Family GENERAL PLAN & EASTERN DUBLIN SPECIFIC PLAN: Residential: Single Family 10 of 10