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HomeMy WebLinkAbout8.2 PLPA -2010-00043, Livorno SDR OF DpB~~ 82, STAFF REPORT PLANNING COMMISSION DATE: September 14, 2010 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2010-00043 Livorno Site Development Review for a portion of the Positano project which includes 69 single- family detached residential units on approximately 16.7 acres within Tract 8036 Report Prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: K. Hovnanian Homes is proposing to construct 69 single family detached homes on 16.7 acres within the Positano neighborhood. The proposed project will be named "Livorno" and will provide three separate floor plans with options shown in 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 Livorno at Positano for 69 single-family detached residential units on approximately 16.7 acres within Tract 8036. Submitted By: R vi e By Consulting Planner Planning Manager COPIES TO: Applicant~ File ITEM NO.:~ Page 1 of 10 G:1PA#120101PLPA-2010-00043 Hovnanian - Livomno @ Positano SDRIPCSR LIVORNO 9.14.10.doc PROJECT DESCRIPTION: The proposed Site Development Review (SDR) for the neighborhood known as Livorno at Positano includes 69 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, the Livorno neighborhood is subject to the development regulations and design standards approved and adopted with the Stage 2 Development Plan. The Livorno neighborhood is proposed for development by K. Hovnanian Homes which is the Applicant for this SDR. 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. The Positano project is generally located north and east of Fallon Road extending to the City limits. The Livorno neighborhood is located in the northwesterly portion of the Positano project area north of Positano Parkway and the Salerno neighborhood, one of the first neighborhoods approved for the Positano project. The Livorno neighborhood generally is situated between La Strada Drive on the east and Avellina Drive on the west, north of Forino Drive and south of Brandini Drive, a residential street to be constructed as part of Cortona at Positano (C-2). Cortona at Positano is the neighborhood immediately adjacent to and north of Livorno. The Applicant for Cortona (D. R. Horton, Northern California Division), recently was approved to develop 68 single family homes. The vicinity map below shows the Livorno neighborhood in relation to the Positano neighborhood over all: ~ SliB.7ECT - SIZE~ j - \ ~ , i , ~ ,ti 1 a ~ I ~ ~l DiBL7t' g ~ '1 i ec.u-t , I sl ' t i ~~F F ~ ~ I 5~, ° uHso.... tr f<FTx~' rc~~~G r~. s VI I ' \ .I ~ PgGawS ..4 ~ ~ I `n nw+ niu tun.. /s l ~s Id30 .c% _ PLFJIS.4<N'7'ON Livorno: Vicinity Map 2of10 Land uses on the properties to the immediate north are planned for the recently approved neighborhood of Cortona at Positano (Neighborhood C-2, discussed above) and future residential development. Uses further north consist of cattle grazing and limited dry land farming with rural residential and open space. Properties to the east currently are vacant and planned for future residential uses as part of the Positano planned development and Fallon Village master plan. Dublin Ranch Golf Course and Dublin Ranch Area A are located west of the Livorno neighborhood beyond an open space strip within the Positano boundaries and other undeveloped residential lots along Avellina Drive planned for later phases. Primary access to Livorno at Positano will be from Salerno Drive, the primary north-south street within the Livorno neighborhood, which intersects with Positano Parkway to the south and from La Strada Drive which intersects with Amantea Way. Access from the west would be from Avellina Drive which intersects with all three east-west running streets within Livorno - Amantea Way, Cipriani Way, and Ravello Way. The layout of the streets permits convenient vehicular or pedestrian access to future parks and elementary school planned, respectively, to the northeast east and southeast of the neighborhood. 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. The Applicant currently requests approval of a Site Development Review (SDR) Permit for 69 lots. The proposal includes three different floor plans, including a one-story plan; each floor plan will be offered in three different architectural styles. ANALYSIS: The Site Development Review addresses the site layout and architecture, as well as front yard landscaping, hardscape, and details for walls and fencing. A finding also must be made regarding compliance with the Site Development Standards. None of the development standards (i.e., lot size, setbacks, building height, parking, etc.) adopted as a part of the Stage 2 Planned Development are proposed to be changed. Minimum lot size for the Positano community over all is 5,000 square feet. Minimum lot dimensions for the Livorno neighborhood are laid out at 55' x 100' resulting in a minimum lot size for this neighborhood of 5,500 square feet. As with the other neighborhoods within Positano, site coverage is limited to a maximum of 55% for single-story floor plans (Plan 1) and 45% for two-story floor plans (Plans 2 and 3). The homes planned for the Livorno neighborhood are similar in style and size to other homes already constructed in Positano and neighboring Dublin Ranch. Site Layout/Plotting - Most of the 69 lots have frontage on Salerno Drive running north-south or Amantea Way running east-west. The remaining lots have frontage along two local streets (Cipriani Way and Ravello Way) linking Salerno Drive on the east and Avellina Drive on the west. 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. The proposed project would comply with all other adopted development standards. 3of10 As with previously approved SDRs for the Positano project area, any of the three approved floor plans may be constructed on any of the 69 lots, with a few exceptions which are described below. To maintain sufficient diversity along the street scene, this provision would be allowed within the following parameters: - 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. 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 is to enhance 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 the plotting for Livorno lots see Attachment 2, "Planning/Civil" Tab, Page P1.A. Floor Plans - The floor plans range in size from 2,427 square feet (for Plan 1) to as much as 3,190 square feet (for Plan 3) depending on build out of two granny flat options offered for Plans 2 and 3. With Plan 1 as a single-story dwelling, all living area and bedroom area is on the ground floor. Plans 2 and 3 have some bedroom area on the ground floor, and both are offered with a covered patio and second story upper deck with railing within the rear yard area. All plans have a street-facing double garage door with Plan 2 accommodating a third tandem space within the garage. Also, all plans can accommodate an optional non-wood burning fireplace in the family room with an optional fireplace available for the upstairs Master Bedroom suite (extended) for Plan 2. The laundry rooms for Plans 2 and 3 are located on the second floor. Plans 2 and 3 are offered with an optional granny flat or secondary unit. A studio unit of approximately 278 square feet would be optional with Plan 2. Either a studio granny flat of approximately 278 square feet or one-bedroom "super" granny flat of approximately 525 would be available for Plan 3. In addition to a separate exterior entry, each "granny flaY" could accommodate a kitchenette and bathroom facilities. For the purposes of ineeting the inclusionary housing requirement, the one-bedroom super granny flat option for Plan 3 may be counted towards the affordable housing requirement applicable to this neighborhood; the studio granny flat with either Plan 2 or Plan 3 would not be eligible for satisfying that requirement. Table 1 shows proposed square footage, bedrooms, bathrooms, parking, elevation styles, and the living space options (including the granny flat options) for each of the proposed plans. 4of10 Table 1: Livorno - Floor Plans Floor Plan~'~ Bedrooms Bathrooms Square Foo2age Elevations(3) Parking Optional Living (t ical S ace Plan 1 3+ 1 o t. 2 2,427 sf A, B& C 2 Fourth bedroom Plan 2 4+ 1 o t. 3 2,870 sf A, B& C 2+ 1 Grann flat studio Plan 3 3+ 1+ 1 opt. 2 or 3 3,190 sf A, B& C 2 Granny flat (studio or su er Total: 69 Units (1) Any one floor plan is limited to no more than 40% of the total. (Z) Living area only, excluding granny flat. (3) (A) Italianate, (B) Tuscan, and (C) French Country (4) Tandem space Based on the "fiY" list showing site coverage, five lots (Lots 5, 46, 47, 48, and 49) could be developed with Plan 3 but would exceed the maximum coverage standard of 45% for Plan 3 with optional rear patio (covered) living area, and thereby are precluded from development with that feature. Plan 1- Plan 1 is a 3-bedroom, one-story unit of approximately 2,427 square feet designed with a covered front porch. This plan features a large family room and kitchen at the rear of the house. A dedicated living room near the foyer (adjoined by a dining room) may be built out as an optional fourth bedroom. The location of Bedroom 2 in the front of the house with proximity to the foyer makes it suitable for an optional office. (See Attachment 2, Architecture Tab, Pages A 1-1) Plan 2- As with Plan 1, the front facade of Plan 2(for all three styles) is designed with the emphasis on the covered front porch. Plan 2 is approximately 2,870 square feet arranged with central living and dining areas, and includes a large family room and kitchen area oriented towards the rear yard. Plan 2 offers several options in terms of bedrooms and build-out. One option is the build-out of a studio granny flat of 278 square feet within a designated tandem third parking space within the garage. Three bedrooms are located on the second floor with a fourth bedroom/den option located on the ground floor immediately off of the foyer. The Master bedroom upstairs may be extended into adjacent space and built out as a suite, or the adjacent area may be built out as a den or fifth bedroom. (See Attachment 2, Architecture Tab, Pages A 2-1 and A 2-2) Plan 3- At approximately 3,190 square feet, Plan 3 is the largest and features a spacious covered front porch which complements the living room area located off of the foyer and carries the living area through to the rear of the home with the kitchen, nook, and family room. Like Plan 2, Plan 3 offers several bedroom build-out options. However, unlike Plan 2 it can accommodate two granny flat options: 1) a studio granny flat of 278 square feet, or 2) a one- bedroom super granny flat of 525 square feet. The studio granny flat would occupy workshop or storage space in the rear of the covered garage that otherwise would be too shallow for a third or tandem parking space. The one-bedroom super granny flat would occupy the workshop area in addition to ground floor space at the rear of the home that may be built out optionally as a fourth or fifth bedroom option. However, with the studio granny flat option the ground floor bathroom would remain adjacent to the ground floor bedroom. As with Plan 2, space adjacent to the Master bedroom may be extended as a Master bedroom suite or built out as a fourth or fifth bedroom. (See Attachment 2, Architecture Tab, Pages A 3-1, and A 3-2) 5 of10 Architecture - The Stage 2 Development Plan includes Design Guidelines which include a series of architectural styles. This SDR offers three architectural styles for each of the three floor plans: (A) Italianate, (B) Tuscan, and (C) French Country. All three floor plans may be built in any one of the three architectural styles. (See Attachment 2, Architecture Tab) The homes in Livorno are of quality architecture with themed architectural elements integrated into the front facades, wrapping all sides of the buildings. 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. All exterior elevations include style-appropriate detail with additional enhancement incorporated into the exteriors of corner lots. Plans 2 and 3 offer a strong one-story element to the street and stepping at the sides to enhance pedestrian scale and to provide additional light and air between units. The garage facades have been de-emphasized and reflect living forward architecture through the use of: multi-plane front elevation setbacks, covered front porches, and recessed doors. Exterior elevations of all styles primarily are stucco and shall be finished with one of nine color and materials combinations to provide an additional layer of diversity. Exteriors would be accented with manufactured stone elements (EI Dorado) on six of the nine color and material combinations. Roof material is concrete tile (Eagle Roofing) with two styles of S-shaped tiles and two forms for flat concrete tile. The two barrel-shaped or S-shaped roof tiles are identified as "Capistrano" (smooth) or "Malibu" (ridged). The two flat concrete tiles are designed with the appearance of either wood shake or slate. Each front faCade features one or more lanterns unique to each style The following provides an abbreviated description of each approved architectural style reflecting the proposed exteriors: -(A) Italianate - The Italianate style is characterized by massing with a main hip roof structure at a pitch of 4:12 and minor interacting hip projections, stucco soffits, and S- shaped concrete roof tiles. Exteriors are fine to light stucco with a heavy stucco base/wainscot. Porches are accented with arched openings and stucco columns. Doorways and windows are defined with stuccoed foam trim, vertical paned windows, and louvered shutters. Accent stone trim would not be used as an element of the Italianate style. -(B) Tuscan - The Tuscan style presents a simple rectangular form with a main hip roof at a pitch of 4:12 and significant single story elements at the perimeter in the form of shed, gable, or hip or roof projections. Roof overhangs, covered with barrel-shaped concrete roof tiles, have overhangs of approximately 18 inches with continuous fascia boards. Exteriors are fine to light stucco finish with stone veneer accents along the wainscot base and at entries. Windows are vertically shaped with 4 to 6 panes or are in a series of squares to allow light penetration at the upper level. Windows are accented with heavy rustic trim, corbelled front sills, and louvered or paneled shutters. Doorways feature over- scaled cast arches. Ornamental wrought iron would be used for exterior detail accents and balcony railings. -(D) French Countrv - The French Country style uses a main hip roof with intersecting gables at a steeper pitch of 6:12 with 12-inch overhangs. Roof materials are flat concrete tiles presenting an image of wood shake or slate with exterior details featuring wood. 6of10 Gabled ends would be finished with clapboard or shiplap siding and accented with wooden brackets or kickers. Manufactured stone is a predominant accent feature of the heavy base wainscot or column bases with heavy cap and covered entry porches. The stone accents would wrap the front fagade along the side elevations for those areas of the structure within streetscape lines of sight. Simple vrood trim is used to frame windows and doorways and porch columns are accented with wooden brackets. Vertical multi-paned are flanked by arched picket shutters. As with the Tuscan style, a series of square windows would be used to bring light in at the upper levels. Parking - In accordance with the development standards, each of the 69 single-family homes in the Livorno neighborhood is provided, at a minimum, with a twacar garage resulting in compliance with the minimum requirement of 138 covered spaces. Plan 2 has a third tandem space within the garage that optionally may be built out as studio granny flat. All units are required to provide for one guest space (a minimum of 69 guest spaces for the Livorno neighborhood over all) which may be accommodated within a tandem space, 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 97 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. Parking for Granny Flats can be accommodated on the driveway apron or on street in one of the uncommitted guest parking stalls. 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-1 through L-8) 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 prepared 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-6, L-7, and L-8) The street landscaping unifies the neighborhood and integrates it with the adjacent neighborhoods within Positano. The walls and fence designs proposed for the Livorno neighborhood are consistent with the design and hierarchy of walls and fences previously approved for adjacent neighborhoods in Positano. Community Walls are designated along La Strada Drive, Salerno Drive, Forino Drive, and Amantea Way. The community wall is designed to reinforce the continuity within the Livorno neighborhood and between the adjacent neighborhoods within Positano. As with the other tracts and neighborhoods within Positano, the fence plan takes into consideration retaining walls where necessary and appropriate interface between adjacent properties on the upslope, the down slopes, and/or abutting public right-of- way. 7of10 Affordable Housing/Inclusionary Zoning - The proposed project is subject to an Affordable Housing Agreement with the master developer, Braddock & Logan. A portion of the affordable housing requirement will be satisfied within the Livorno at Positano project in the form of a minimum of 12 one-bedroom granny flats. The one-bedroom super granny flats for Plan 3, at 525 square feet, may be used to satisfy that requirement. The optional granny flat in studio configuration, at 278 square feet for Plans 2 and 3, may not 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/master developer) on December 20, 2005 by Ordinance 34-05. K. Hovnanian Homes, the Applicant and Developer of Livorno 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. Livorno 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 13). The Applicant has submitted a Public Art Compliance Report (See Attachment 2, Project Plans, Page 3, 4 and 5). 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 be consistent with the General Plan land use designation and Planned Development zoning determined at that time when the project was initially approved. 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. K. Hovnanian Homes intends to exceed the City of Dublin Green Building Ordinance and will exceed the 50 point threshold in the City's program. In general, K. Hovnanian Homes 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 8of10 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 Stage 1 and Stage 2 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 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 Livorno at Positano for 69 single-family detached residential units on approximately 16.7 acres within Tract 8036. 2. ApplicanYs submittal package dated August 30, 2010. 9of10 GENERAL INFORMATION: PROPERTY OWNER/APPLICANT: K. Hovnanian Homes c/o Scott Montgomery 1375 Exposition Boulevard, #300 Sacramento, CA 95815 :LOCATION: The project is located north of Positano Parkway, generally along the frontages of Salerno Drive (north- south) and Amantea Way (east-west) between La Strada Drive on the east, Avellina Drive on the west, Brandini Drive on the north, and Forino Drive on the south APN: Portion of 985-0075-003 and portion of 985-0075-004 Lots 1- 69 of Tract 8036 ZONING: PD-Residential: Low Density/Single-Family GENERAL PLAN 8 EASTERN DUBLIN SPECIFIC PLAN: Residential: Single Family 10 of 10