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HomeMy WebLinkAbout8.2 PLPA-2010-00041 Cortona SDR @ Positano OF STAFF REPORT 19 - 82 PLANNING COMMISSION DATE: August 24, 2010 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2010-00041 Cortona Site Development Review for a portion of the Positano project which includes 68 single- family detached residential units on approximately 15.8 acres within Tract 8037 Report prepared by Mike Porto, Consultant Planner EXECUTIVE SUMMARY: D. R. Horton, Inc. is proposing to construct 68 single family detached homes on 15.8 acres within the Positano neighborhood. The proposed project will be named "Cortona" and will provide four separate floor plans with three different elevation styles for each 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 a Resolution approving a Site Development Review for Cortona at Positano for 68 single-family detached residential units on approximately 15.8 acres within Tract 8037. Submitted By: ' wed By Consulting Planner Planning Manager COPIES TO: Applicant File Q' ITEM NO.: N Page 1 of 9 G:IPA#120101PLPA-2010-00041 CORTONA C-2 D R Horton SDRIPCSR Cortona 8.24.10.doc DESCRIPTION: The proposed Site Development Review (SDR) for the neighborhood known as Cortona at Positano includes 68 single family residential lots within the portion of the Positano master plan area being developed by Braddock & Logan. As with the neighborhoods approved and constructed previously within the Positano planned development, the Cortona neighborhood is subject to the development regulations and design standards approved and adopted with the Stage 2 Development Plan. The Cortona neighborhood is proposed for development by D. R. Horton, Northern California Division, which is the applicant for this SDR. Most recently this home builder was granted approval for Fiorano at Positano, a residential project of 43 single- family detached units. Backqround The Positano project is a 488-acre area which is part of the 1,134-acre Fallon Village master plan. The Planned Development zoning for Positano (PA 05-038) was approved in December 2005 and included a Stage 1 and Stage 2 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. A final tract map 8037 is pending for the 68-unit Cortona neighborhood. 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. Cortona at Positano is comprised of 68 lots within approximately 15.8 acres and represents one of the neighborhoods (C-2) in the Positano planned development. The Cortona neighborhood is located in the northwesterly portion of the Positano project area generally along the frontages of Valentano Drive and Brandini Drive between La Strada Drive on the east and Avellina Drive on the west. Primary access to Cortona at Positano will be from La Strada Drive to the east which intersects with Positano Parkway to the south and the two east-west streets within Cortona. The vicinity map below shows the Cortona neighborhood in relation to the Positano neighborhood over all: * µP('Kf`'.s' t +SU / ~i f .y*7 svarECr ~ ~ strE, t ti j - _I. .J.~ t ~ DUBLIiY P-t ~ i t r~~! a t'7LT~ $ ! 4 _ kw ~r 1 S, 2 W4`/~pa : 1 K{L,1n r5 ~ ~ ir "„*K % ~ ~.cgp .`tauENCI (}N a S i v i PLE4S:9 Y7'OA' Cortona: Vicinity Map • 2of9 Land uses on the properties to the immediate north are planned for future residential development. Properties to the east currently are vacant and planned for future residential uses and future Neighborhood Square. Dublin Ranch Golf Course and Dublin Ranch Area A are located west of the Cortona neighborhood beyond an open space strip within the Positano boundaries and other undeveloped residential lots planned for later phases. The project site is characterized by gentle slope and hillsides and currently is vacant. Mass grading has taken place in accordance with the Conditions of Approval for Vesting Tentative Tract Map 7586. The area currently is being finish graded in preparation for the construction of streets and other infrastructure. To date, 247 units within the Positano project area have been completed or are under construction. These projects include: Salerno, Salerno 2, Fiorano, Cantera 1 and Cantara 2. The Cortona neighborhood represents 6.5% of the units approved for the Positano project over all. The Applicant currently requests approval of a Site Development Review (SDR) Permit for 68 lots. The proposal includes four different floor plans, including a one story plan; each floor plan will be offered in three of four different architectural styles. ANALYSIS: The Site Development Review addresses the plotting and architecture, as well as front yard landscaping, hardscape, and details for walls and fencing. The PD development standards established a minimum lot size of 5,500 square feet. Maximum lot coverage for all single story homes (Plan 1) was established at 55%. Lots developed with 2-story homes (Plans 2, 3, and 4) are limited to a maximum of 45% coverage. These standards would not change. The proposed project is in conformance with these development standards. Minimum lot dimensions for the Cortona neighborhood are laid out at 60' x 100'. Rear yards are required to have a 10-foot minimum depth with an overall average depth of 15 feet. In most cases the actual rear yard setback would exceed these dimensions depending on the floor plan type placed on each individual lot. All lots are required to have a usable (flat) rear yard area at a minimum of 500 square feet. Plotting - As with previously approved SDRs within the Positano project area, any of the four approved floor plans may be constructed on nearly any of the 68 lots. The exceptions are Lots 41 and 42 which are restricted to Plan 2 based on a fit list showing site coverage determined by comparing the floor plan footprint to the actual lot size. To maintain sufficient diversity along the street scene, this provision would be allowed within the following parameters: (See Attachment No. 1, page 8, Condition 13) - 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. 3 of 9 - 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. As individual plot plans are submitted for each phase of development, the Applicant shall provide a master plotting plan for the previous phases to ensure compliance with these standards. As with the other neighborhoods in Positano, the purpose of allowing this flexibility enhances sales and marketing. Also, the ability to plot any house on any lot will add a more distinctive look to the neighborhood and eliminates the repetitious look of many subdivisions. To review plotting for the Cortona neighborhood see Attachment 2, page P1.A. Floor Plans - Under the proposed SDR the new floor plans would range in size from 2,475 square feet (for Plan 1) to as much as 3,527 square feet (for Plan 4) depending on build out of the various options offered. (Please refer to Table 1 below). Plans 3 and 4 can accommodate a"granny flat," or separate suite. For this neighborhood, the "granny flaY" would be built out as a one-bedroom unit which could accommodate a separate entry from outdoors, kitchenette, and bathroom facilities. For the purposes of ineeting the inclusionary housing requirement, a one-bedroom granny flat optional in Plans 3 and 4 may be applicable for satisfying that requirement. Table 1 shows proposed square footage, bedrooms, bathrooms, parking, available styles, and the living space options (including the granny flat option) for each of the proposed plans. Table 1: Cortona - Floor Plans Square Optional FIoo1) Bedrooms Bathrooms Footage Elevations Parking Living Plan t pical (Z) Garage Space PIan1 3+1+1 3 2,475- sf A,C&D 2+1 opt. 2,682 Plan 2 4+ 1+ 1 2 5+ 2 opt. 2'785 sf B, C& D 2+ 1(4) Bed/bath opt. 3,079 suite s Granny flat Plan 3 4+ 1 + 1 3.5 + 1 opt. 2'983 sf A, C& D 2+ 2(4) or opt. 3,245 Bed/bath suite s Granny flat Plan 4 4+ 1 opt. 3.5 + 1 opt. 33,527 sf B, C& D 2+ 1 ged/bath suite s Total: 68 units Any one floor plan is limited to no more than 40% of the total. ~2) Living area only. (3) (A) Tuscan, (B) Italianate, (C) Spanish Colonial, and (D) French Country (4) Tandem space(s) Plan 1- Plan 1 is a single-story floor plan with a low profile to the street designed for a mature or downsized family with great room living. An outdoor living room or loggia is a standard feature between the indoor living area and the rear yard. A formal dining area may be utilized as fourth bedroom. A third garage space may be used as a 5th bedroom or an office. This floor plan may be built in the Tuscan, Spanish Colonial, or French Country styles. (See Attachment 2, Architecture tab, pages A 1.1 and A 1.2) 4of9 Plan 2- Plan 2 offers a large sitting front porch, formal dining area, first floor interior bedroom suite, second floor bedroom suite option, and great room extending across the rear of the home. The laundry room is located on the second floor, and a third tandem garage space may be used as a second optional ground floor bedroom/bath suite. This floor plan may be built in the Italianate, Spanish Colonial or French Country styles. (See Attachment 2, Architecture tab, pages A 2.1 and A 2.2) Plan 3- Plan 3 offers a unique great room layout, fifth or sixth bedroom options (including interior suite configurations), and two-car garage with two-car optional tandem parking. Plan 3 also accommodates the granny flat option of approximately 480 square feet within the two tandem garage spaces or the optional sixth bedroom/bath suite. This plan also allows for the optional conversion of the ground floor powder room to a full third bathroom. Plan 3 may be built in the Tuscan, Spanish Colonial, or French Country styles. (See Attachment 2, Architecture tab, pages A 3.1, A 3.2 and A 3.3) Plan 4- Plan 4 is the largest, most traditional plan with family room and dining area across the rear of the unit and living area extending through the dining area to an adjacent outdoor loggia oriented towards the rear yard. Garages are split between a two-car garage on one side of the front elevation and a side-entry single-car garage on the other side of the fagade. Upstairs the Master bedroom can be built out with an optional retreat, or that space may be used as an additional bedroom. Plan 4 also accommodates the granny flat option of approximately 524 square feet in place of the single-car garage and the fourth bedroom. This floor plan may be built in the Italianate, Spanish Colonial or French Country styles. (See Attachment 2, Architecture tab, pages A 4.1, A 4.2 and A 4.3) 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 homes in Cortona are of high-quality architecture with themed architectural elements integrated into the front facades, wrapping all sides of the buildings. Plans 2 and 3 offer a strong one-story element to the street and stepping at the sides to enhance pedestrian scale. 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 Stage 2 Development Plan includes Design Guidelines which include a series of architectural styles. The Applicant chose 4 styles. Exterior elevations of all styles primarily are stucco finished with accents in manufactured stone elements. Roof materials are either flat concrete tile for all styles or barrel tile for some of the plans in the Tuscan and Spanish Colonial styles. (See Attachment 2, Architecture tab) The following provides an abbreviated description of each approved architectural style reflecting the proposed exteriors: -(A) Tuscan - The Tuscan style presents simple forms with a hip roof configuration and accent gables. Lower roof forms are hip or shed. Windows are vertical with rectangular mullions. Entries are accented with manufactured stone, and windows are enhanced with picket shutters. Front porch columns are vertical, straight, and symmetrical with a plaster finish. This style is available for Plans 1& 3. 5 of 9 -(B) Italianate - The Italianate roof form projects a large central gable with hip and gable accents enhanced by louvered gable end vents. Lower roof forms are hip or shed. Front porch columns are vertical, straight, and symmetrical with a plaster finish similar to the Tuscan style. Windows may be framed with awnings, and gable ends accented with louvered vents. This style is available for Plans 2& 4. -(C) Spanish Colonial - the Spanish Colonial style features a hip roof configuration with gable end accents enhanced with clay pipe or louvered vents and arched entries. Lower roof forms are a gable or shed form. Entries are arched while plas,tered porch columns rest on a heavy base. Windows are framed with heavy lintels and sills, wrought iron details, window boxes, or picket shutters. This style is available for all floor plans. -(D) French Countrv - This style uses a steep roof form of abbreviated hips with gable ends which may be embellished with louvered vents. Lower roof forms are hip or shed. Exteriors are accented with manufactured stone, vertical gable end siding with corbels, and vertical windows. Front porch columns feature wooden posts with bracketed corners, and windows may be framed with vertical paneled shutters. For Plan 1, the covered front porch is not as deep on the French country style elevation as on the other two styles. This style is available for all floor plans. Parking - In accordance with the development standards, each of the 68 single-family homes in the Cortona neighborhood is provided, at a minimum, with a two-car garage resulting in compliance with the minimum requirement of 136 covered spaces. Plan 1 has a 2-car garage with an optional adjacent single garage space. Plan 2 has an optional third tandem space within the garage. Plan 3 has a 2-car garage with 2 tandem spaces, and Plan 4 has a 2-car garage with an optional separate side-entry single-car garage. For Plans 3 and 4, the additional parking may be built out as a one-bedroom granny flat. In all cases the extra parking spaces may be built out as a bedroom/bath suite. All units are required to provide for one guest space (a minimum of 68 guest spaces for the Cortona neighborhood over all) which may be accommodated on the driveway or curbside within the public right-of-way. Attachment 2, Planning/Civil tab page P4, presents the calculation of required and available parking and identifies 117 spaces located curbside along each of the public streets within the subdivision, except where marked for traffic safety and access by emergency vehicles. Although the granny flats may be considered separate residential units, only one additional parking space per unit and no additional guest spaces would be required Landscaping/Fence Plan - The Landscaping Plan in the current submittal generally is consistent with the plans approved with previous SDRs for neighborhoods within Positano. (See Attachment 2, Landscape Architecture tab, pages L-2 through L-5) As with the SDRs approved previously, the landscaping is proposed to be generous, with trees lining the neighborhood streets, parkways, and landscaped strips. All project streets 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 floor plan. In addition to the overall landscape plan for the neighborhood, a typical landscape/site plan is provided for both an interior and corner lots for each of the three floor plans. (See Attachment 2, Landscape Architecture tab, pages L-1, L-6 through L-11) 6 of 9 The street landscaping unifies the neighborhood and integrates it with the adjacent neighborhoods within Positano. The walls and fence designs proposed for the Cortona neighborhood are consistent with the design and hierarchy of walls and fences previously approved for adjacent neighborhoods in Positano. The "community wall" along La Strada Drive would reinforce continuity between the adjacent neighborhoods within Positano. AfiFordable 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 Cortona at Positano project in the form of a minimum of 10 granny flats. The one-bedroom granny flats in Plans 3 and 4, ranging in size from 480 square feet to 524 square feet, may be used to satisfy that requirement. 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 Cortona at Positano, would be an agent of the property owner and therefore, subject to the terms and conditions of the Development Agreement. Public Art Compliance - The first phase of the Positano project (247 lots) was conditioned to provide Public Art in accordance with "Chapter 8.58 Public Art Program" of the City of Dublin Zoning Ordinance. However, subsequent phases of Positano are each required to comply with the Public Art Program. Cortona will be required to comply with the Public Art Program and an appropriate Condition of Approval has been applied to this project. (See Attachment 1, page 8, Condition 10). The applicant has submitted a Public Art Compliance Report (See Attachment 2, Planning/Civil tab, page 4). Consisfency with the Genera/ 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 is consistent with the General Plan and Specific Plan land use designations and Planned Development zoning. 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 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 7 of 9 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 also was 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 Planned Development Zoning and related Stage 1 and Stage 2 Development Plans 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 Positano project over all. As different developers develop portions of Positano, unique and interesting variations in plans and styles are offered making the community more interesting, diverse, and custom. ATTACHMENTS: 1. Resolution approving a Site Development Review for Cortona at Positano for 68 single-family detached residential units on approximately 15.8 acres within Tract 8037. 2. Applicant's submittal package dated August 2, 2010. 8 of 9 GENERAL INFORMATION: PROPERTY OWNERWPPLICANT: D. R. Horton, Northern California Division c/o Dean Mills 6630 Owens Drive Pleasanton, CA 94588 LOCATION: The project is located north of Positano Parkway, generally along the frontages of Valentano Drive and Brandini Drive between La Strada Drive on the east and Avellina Drive on the west APN: portion of 985-0075-004 Lots 1- 68 of Tract 8037 ZONING: PD-Residential: Low Density/Single-Family GENERAL PLAN & EASTERN DUBLIN SPECIFIC PLAN: Residential: Single Family 9of9