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AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: December 8, 2009
SUBJECT: PUBLIC HEARING: PA 09-034 Fiorano Site Development Review
for a portion of the Positano project which includes 43 single-family
detached residential units on approximately 9.2 acres within Tract
7951 formerly known as Salerno II.
Report Prepared by Mike Porto, Consultant Planner
ATTACHMENTS: 1) Resolution approving a Site Development Review for Fiorano at
Positano for 43 single-family detached residential units on
approximately 9.2 acres within Tract 7951.
2) Applicant's submittal package dated November 24, 2009.
RECOMMENDATION: 1) Receive Staff presentation;
2) Open the public hearing;
ti 3) Take testimony from the Applicant and the public;
' 4) Close the public hearing and deliberate; and
? 5) Adopt Resolution approving a Site Development Review for
Fiorano at Positano for 43 single-family detached residential units
on approximately 9.2 acres within Tract 7951.
PROJECT DESCRIPTION:
The proposed Site Development Review (SDR) affects 43 lots within the portion of the Positiano project
formerly known as Salerno II at Positano. The Salerno neighborhood project was approved for 175
single-family detached residential units. The Salerno neighborhood is divided between Salerno I (26 lots)
and Salerno II (149 lots). All 26 lots in Salerno I are complete or under construction, and a portion of the
homes in Salerno II are also under construction.
The property owner/master developer, Braddock and Logan, has sold 43 of the lots in Salerno II to
homebuilder D. R. Horton who has requested the proposed SDR. The SDR would provide an additional
grouping of floor plans and elevations, but would remain with the design standards previously approved.
The area included with this proposed SDR will be marketed as Fiorano at Positano.
Background
The Positano project is a 488-acre area which is part of the 1,134-acre Fallon Village master plan,
formerly known as the Eastern Dublin Property Owners (EDPO). The Planned Development zoning for
Positano (PA 05-038) was approved in December 2005 and included a Stage I and Stage II Development
Plan. The approval also included Vesting Tentative Tract 7586 approved in November 2005 by Planning
Commission Resolution 05-61 as a subdivision of 1,043 low density residential lots.
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COPIES TO: Applicant
Property Owner
ITEM NO. •
Page 1 of 9
G. IPA#12009WA 09-034 Fiorano DR Horton lDraftPCSR-SDRamend[l].doc
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Salerno: Project Site Boundaries
The Positano project is 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. The initial development (or first
phase) within the Positano project included 247 units on 72 acres for the Salerno neighborhood (175 units
- Lots 73 through 247) north of Positano Parkway and the first phase of the Cantara neighborhood (72
units - Lots 1 through 72) south of Positano Parkway. The boundaries for Salerno 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. This initial development was
approved by the Planning Commission as Site Development Review PA 07-005 on September 11, 2007,
by Resolution 07-45. In April 2009, Site Development Review PA 07-005 was amended further to revise
the size and configuration of the approved floor plans. The Salerno and Cantara neighborhoods lie within
the southwesterly portion of the Positano project. Salerno is laid out on lots slightly larger than those
approved for the Cantara.
Project Site Description
Fiorano at Positano is comprised of 43 lots covering 9.2 acres within Salerno II. It is located north of
Positano Parkway, south of Forino Drive, east of Salerno Drive, and west of La Strada Drive in the
southwesterly area of the Positano project over all and specifically in the southeasterly area of the Salerno
neighborhood.
The project site was has been mass graded in accordance with the Conditions of Approval for Vesting
Tentative Tract Map 7586 and currently is vacant, however the streets are paved and retaining walls
between lots are constructed. Also, the entire utility infrastructure has been constructed.
Land uses on the properties to the north and the east currently are vacant and planned for future residential
uses as part of the Fallon Village master plan. The Fiorano neighborhood abuts the Cantara neighborhood
to the south across Positano Parkway. Salerno I lies to the west across Salerno Parkway from the Fiorano
project, and the remainder of Salerno II is located to the north across Forino Drive and to the west across
Montiano Drive.
The Applicant currently requests approval of a Site Development Review (SDR) Permit for 43 lots within
Positano. The proposal includes three different floor plans, including a one story plan, and four
architectural styles. The SDR allows the use of three of the four architectural styles for each floor plan.
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ANALYSIS:
The Site Development Review addresses the site layout and architecture, as well as front yard
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 II Planned Development are
proposed to be changed.
The proposed Site Development Review for 43 lots that comprise Fiorano at Positano would include three
floor plans and five architectural styles.
Site Layout/Plotting - The previously approved SDR amendment for Salerno II allowed any of the four
approved floor plans to be constructed on any lot. The current proposal for Fiorano at Positano similarly
would allow any of the three floor plans to be constructed on any lot under the same requirements and
limitations approved previously for Salerno II. As before, the purpose of allowing this flexibility
enhances sales and marketing, 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. To maintain sufficient
diversity along the street scene, this provision would be allowed within the parameters listed below. 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 individual floor plan.
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Fiorano Site Plan
Floor Plans - Under the proposed SDR for the 43-unit project known as Fiorano at Positano, the new
floor plans would range in size from 1,953 square feet (for Plan 1) to 2,991 square feet (for Plan 3 with
Granny Flat option). With limitations that no floor plan may exceed 40% of the subdivision (maximum
17 units), the potential exists for an additional 34 units if each Plan 2 and Plan 3 are built out with the
Granny Flat option. All plans have rear living/family room areas, and all plans can accommodate a non-
wood burning fireplace with that feature optional on Plans 1 and 2 and standard on Plan 3.
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Table 1 shows proposed square footage, bedrooms, bathroom, parking, available styles, and the Granny
Flat option for each of the proposed plans
Table 1: Fiorano - Floor Plans
(1)
Floor Plan
Bedrooms
Bathrooms Square Footage
(typical)(" Elevations (3) Parkin
g Optional
Granny Flat
Plan 1 3+ 1 opt. 2+ 1 opt. 1,953 sf A, C& D 2 --
Plan 2 4 + 1 opt. 2.5 + 1 opt. 2,266 sf A, B & C 3 or 2 +318 sf
Plan 3 4+1 o t. -
2.5 + 1 o t. -
2,700 sf A, B & E 3 or 2 +291 sf
Total: 43 units
(1) Any one floor plan is limited to no more than 40% of the total.
(Z) Living area only.
(3) (A) Craftsman, (B) Spanish Colonial, (C) Cottage, (D) French Country, and (E) European Eclectic.
Plan 1 - Plan 1 is a single-story floor plan designed for a young or mature family and offering a low
profile to the street with a porch element to mark the entry on the front elevation. Plan 1 provides 3
bedrooms and 2 bathrooms and offers two options: (1) an office or a fourth bedroom with third bathroom,
and (2) a third bedroom which can be built out as an office or formal dining area. This floor plan may be
built in the Craftsman, Cottage, or French Country style.
Plan 2 - Plan 2 of the proposed project is designed with a side door front entry. A strong porch element
allows this plan to maintain a low profile to the street with a recessed second level, especially on corner
lots. This floor plan would appear to be the most flexible in terms of build-out options. A library or den
is located off of the entry at the front of the home and separate from the living area. All four bedrooms,
including the master suite, are located on the second floor. Bathrooms include the master bath, upstairs
bathroom, and a powder room on the ground level which can be expanded to a full third bathroom. The
laundry area is located on the second floor. The downstairs space, shown on the basic plan as a third
tandem parking stall, allows for a number of optional configurations. One would be a 318 square foot
Granny Flat with separate entry, bathroom, and kitchenette. A second option allows for a garage
workshop, and a third option could accommodate a fifth bedroom. This floor plan may be built in the
Craftsman, Spanish Colonial, or Cottage style.
Plan 3 - Plan 3 has a front porch entry with a den or optional bedroom on the ground floor at the front of
the unit. This plan also provides for a formal dining area. The master suite and three bedrooms are
located on the second floor along with the master bathroom and second bathroom. Plan 3 also
accommodates the Granny Flat option of approximately 291 square feet within the third tandem parking
space. This plan also allows for the optional conversion of the ground floor powder room to full third
bathroom. Plan 3 may be built in the Craftsman, Spanish Colonial, or French Country style.
Architecture - This SDR offers three of four architectural styles for each of the three floor plans. The use
of multiple styles is intended to enhance the diversity of the street scene with varied roof forms, pitches,
and overhangs; window shapes and mullion variations; shutter configurations; trim profiles; gable end
treatments; exterior materials; and style-specific details. The garage facades have been de-emphasized
with architecture forward plans, multi-plane front elevation setbacks, and recessed doors. A wide color
palette will be available to provide an additional layer of diversity to the exteriors.
The Applicant's statement says that the homes in Fiorano are of high-quality architecture with
architectural theming integrated into the front facades and wrapping around the sides of the buildings.
The massing of the buildings offers strong one-story elements to the street and stepping at the sides to
avoid "boxy" homes and to provide an interesting and pedestrian-friendly streetscape.
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Exterior elevations of all styles primarily are stucco finished with accents in manufactured stone or brick
elements. Roof materials on all styles are flat concrete tile. Second floor bands are used to visually
break-up exterior elevation surfaces.
The Stage II Development Plan includes Design Guidelines which include a series of architectural styles.
The Applicant chose 4 styles. The following provides an abbreviated description of each approved
architectural style reflecting the proposed exteriors:
- (A) Craftsman - The Craftsman style has not been represented in any of the previous SDR
approvals for Salerno so far until this project, but was included with the original design guidelines
approved for Positano in 2005. For this project, the Craftsman style roof lines are almost
exclusively gable, except on Plan 1 which uses a basic hip structure over the main structure.
Exterior elements include: double wood-post porch supports on manufactured stone-clad pylons,
louvered vent or lap-siding gable end treatments, and extended beams with kicker supports.
Header articulation and heavy sills with supports accent the windows which are also delineated
with upper mullions. This style is available for all three floor plans.
- (B) Spanish Colonial - The Spanish Colonial style also has not been represented in any of the
previous SDR approvals for Salerno until this project, but was included with the original design
guidelines approved for Positano and has been approved for Cantara. Prior SDR approvals for
Salerno have included a Spanish style. The Spanish Colonial style proposed for Fiorano at
Positano uses arched porch elements and louvered vents, recesses, or decorative accented gable
ends. Windows are defined with plank shutters, square or vertical mullions, and supported heavy
window sills that provide the appearance of pot shelves. This style is used for 2 of the 3 floor
plans.
- (C) Cottage - The Cottage style uses hip, gable, and shed elements for the roof. Porches are
supported by tapered wooden columns, and gable ends are shingled with exposed corbels.
Windows are accented with heavy articulation, louvered shutters, and vertical mullions. This style
is used for 2 of the 3 floor plans.
- (D) French Country - This style uses a combination hip and gable for the roof structure, and
decorative elements where a gable end is exposed. Windows are accented with vertical mullions
and heavy headers and sills. Manufactured stone wainscot with cap accents the front elevation.
Only Plan 1 uses this style.
Parking - In accordance with the development standards, each single-family home in the Fiorano
Neighborhood is provided, at a minimum, with a two-car garage. In addition, Plans 2 and 3 also each
have a third tandem parking space within the garage which can be built out as a Granny Flat ranging in
size from 291 square feet for Plan 3 and 318 square feet for Plan 2. Parking for the Granny Flat units
would be permitted as an exterior tandem space on site in the driveway for lots taking that option or
within the excess curbside guest parking. As before, 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.
Landscaping/Fence Plan - The Landscaping Plan in the current submittal generally reflects the plans
approved with the previous SDR for Salerno. The current submittal addresses walls and fences within the
previously approved design and hierarchy that are applicable to this neighborhood.
As with the overall SDR approved previously for Salerno, the landscaping is proposed to be generous,
with trees lining the neighborhood streets, parkways, medians, and landscaped strips. All project streets
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and paths paralleling the streets will be shaded and enhanced by trees and plantings. Hardscape elements
along with landscaping will be used to create neighborhood entries and 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 lots for each
of the three floor plans. A previously approved "community wall" would separate the rear of the lots
along the south side of Cantalise Drive/Court (shown on former plans as Vallentia Drive) from Positano
Parkway.
Access - Primary access to the Fiorano at Positano neighborhood will be from Salerno Drive to the west
and La Strada Drive to the east which both intersects with Positano Parkway.
Solar - D. R. Horton has proposed to prewire each home for solar connections as an option. The
potential exists that, should a purchaser elect the option of a solar system at the time of construction,
photovoltaic roof tiles would be installed in much the same manner as the Lennar Homes, Sonata project.
Depending on the orientation of each house, the solar tiles could be on the front, the rear or may not be
utilized at all.
D. R. Horton is exploring the proposed State program for leased solar facilities on new homes and will
demonstrate the proposed solar program in their model homes.
Development Standards - The PD development standards established a minimum lot size of 5,000 square
feet. Maximum lot coverage for single story homes (Plan 1) was established at 55%. Lots developed
with 2-story homes (Plans 2 and 3) are limited to a maximum of 45% coverage. These standards would
not change. The project is in conformance with these development standards.
Rear yards would range between 24 feet and 34 feet minimum, depending on the plan type and in some
cases would exceed these dimensions.
Affordable Housing/Inclusionary Zoning_ The proposed project is subject to an Affordable Housing
Agreement with the master developer, Braddock & Logan. Based on an over all development of 1,043
units, the Positano project would be required to provide 130 affordable units in accordance with the City's
Inclusionary Zoning Ordinance, a requirement of 12.5%. A portion of this requirement will be satisfied
within the Fiorano at Positano project in the form of 11 granny flats. These granny flats could occur in
Plans 2 and 3.
Development Agreement - A Development Agreement for the Positano project was approved between the
City and Braddock & Logan (property owner) on December 20, 2005 by Ordinance 34-05. D.R. Horton,
the Applicant and Developer of Fiorano at Positano, would be an agent of the property owner and
therefore, subject to the terms and conditions of the Development Agreement.
Provisions for Public Art have been addressed in the over all SDR approval granted to the master
developer, Braddock & Logan. The proposed Fiorano at Positano project is subject to Green Building
Principles, Inclusionary Housing, and other requirements.
Consistency with the General Plan, Specific Plans and Zoning Ordinance - Under the General Plan and
the Eastern Dublin Specific Plan, the area within the proposed project is designated "Residential: Single-
Family." The site is zoned "PD-Low Density/Single-Family Residential." PA 05-038 approved in 2005
established the Stage II Planned Development zoning and Development Standards. The current SDR
request would have no effect on consistency with the General Plan land use designation and Planned
Development zoning determined at that time when the project was initially approved.
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The proposed project has been reviewed for conformance with the Community Design and Sustainability
Element of the General Plan. The project itself is a portion of a larger project already approved that has
implemented pathways, gathering spaces, open spaces and a village concept. D. R. Horton, in proposing
to wire each home for solar access will be providing home purchasers with an easy means of connecting
to a solar system now or in the future by making sure that there is adequate roof area to place the solar
array and an inexpensive means to connect to the homes power system with the prewire. Additionally,
D. R. Horton intends to exceed the City of Dublin Green Building Ordinance and will exceed the 50 point
threshold in the City's program. In general, D. R. Horton is furthering the goals of the Community Design
and Sustainability Element of the General Plan by providing a high quality of life and preserving
resources and opportunities for future generations.
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 the 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 and was reviewed and
certified by the City Council on December 6, 2005 by Resolution No. 222-05. Significant unavoidable
impacts were identified in these EIR's that required the City Council to adopt Statements of Overriding
Considerations with the approval of each EIR.
The proposed SDR 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, as conditioned, is consistent with the 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 surrounding
properties. The proposed SDR remains consistent and in compliance with the goals, policies, and
objectives established in the City's General Plan and the Eastern Dublin Specific Plan, and with the
previously approved SDR for the Salerno neighborhood and Positano project over all. As different
developers develop portions of Salerno, unique and interesting variations in plans and styles are offered
making the neighborhood more interesting, diverse and custom.
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 a Site Development Review for Fiorano at Positano for
43 single-family detached residential units on approximately 9.2 acres within Tract 7951.
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GENERAL INFORMATION:
PROPERTY OWNER:
APPLICANT:
LOCATION:
ZONING:
Braddock & Logan Services, Inc.
c/o Jeff Lawrence
4155 Blackhawk Plaza Circle, #201
Danville, CA 94506
D. R. Horton, Northern California Division
c/o Dean Mills
6630 Owens Drive
Pleasanton, CA 94588
The project area is located north of Positano Parkway, south of
Forino Drive, east of Salerno Drive, and west of La Strada
Drive. APNs: 985-77-2, 985-77-3, and 985-77-4
(Lots 1-43 of Tract 7951)
PD-Residential: Low Density/Single-Family
GENERAL PLAN &
EASTERN DUBLIN SPECIFIC PLAN: Residential: Single Family
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