HomeMy WebLinkAbout8.2 PLPA-2010-00044 Castello at Positano SDRSTAFF REPORT
PLANNING COMMISSION
DATE: October 12, 2010
TO: Planning Commission
SUBJECT: PUBLIC HEARING: PLPA-2010-00044 Castello at Positano Site
Development Review for a portion of the Positano project which includes
101 single-family detached residential units on approximately 25.3 acres
within Tracts 7855, 8050 and 8051.
Report prepared by Mike Porto, Consultant Planner
EXECUTIVE SUMMARY:
Braddock and Logan Services, Inc. is proposing to construct 101 single family detached homes
on 25.3 acres within the Positano neighborhood. The proposed project will be named "Castello"
and will provide three 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 Castello at
Positano for 101 single-family detached residential units on approximately 25.3 acres within
Tracts 7855, 8050 and 8051.
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Submitted By:
Consulting Planner
COPIES TO: Applicant
File
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eve ed By
Planning Manager
ITEM NO.: v •
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G:1PA#120101PLPA-2010-00044 Costello @Positano 88 LIPCSR Castello 10.12.10.doc
DESCRIPTION:
The proposed Site Development Review (SDR) for the neighborhood known as Castello at
Positano includes 101 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 Positano, the Castello neighborhood is subject to the development
regulations and design standards approved and adopted with the Stage 2 Development Plan.
Most recently this home builder was granted approval for Salerno 1 and 2 as well as Cantara 1
and 2 at Positano. Cantara 2 is being developed by KB Homes.
Background
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. The Castello
neighborhood is located north of Positano Parkway, northwest of La Strada Drive, west of
Haggerty Court and east of Avelina Drive and is comprised of tracts 7855, 8050 and 8051.
Primary access to Castello at Positano will be from La Strada Drive to the east which intersects
with Positano Parkway to the south and Encanto Way within the previously approved D. R.
Horton Cortona project south of Castello. The vicinity map below shows the Castello
neighborhood:
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Castello: Vicinity Map
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Land uses on the properties to the immediate north are planned for open space. Properties to
the east currently are vacant and planned for a future Neighborhood Square and open space
uses. Dublin Ranch Golf Course and Dublin Ranch Area A are located west of the Castello
neighborhood beyond an open space strip within the Positano boundaries and other
undeveloped residential lots planned for later phases of Positano.
The project site is characterized by a 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 and the construction of streets and
other infrastructure is currently occurring.
The Applicant currently requests approval of a Site Development Review (SDR) Permit for 101
lots. The proposal includes three different floor plans and each floor plan will be offered in three
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 6,000 square feet. Maximum lot coverage for all plans,
because they are two-story floor plans, 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 Castello neighborhood are laid out at a minimum of 55' x 100'
with the majority of the lots being 60' or wider. 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 three
approved floor plans may be constructed on nearly any of the 101 lots. The exceptions are Lots
10, 14, 17, and 23 of Tract 7855, Lots 2, 5, 10, 14, 23, 24, 29, 36, 41, 43, 47, 56, 59, 61, 71, and
74 of Tract 8050 which are restricted to various Plans based on a fit list showing site coverage
determined by comparing the floor plan footprint to the actual lot size. In several instances the
width of the floor plans will not allow for required setbacks and those Plans would be prohibited
on those lots.
To maintain sufficient diversity along the street scene, this provision would be allowed within the
following parameters: (See Attachment No. 1, page 8, Condition 12)
- 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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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 Castello neighborhood, see Attachment 2, Page P1.A and P 1.B.
Floor Plans -Under the proposed SDR the new floor plans would range in size from 2,901
square feet (for Plan 1) to as much as 3,747 square feet (for Plan 3) depending on build out of
the various options offered. (Please refer to Table 1 below).
Plans 1 and 3 can accommodate a "granny flat." For this neighborhood, the "granny flat" would
be built out as cone-bedroom unit which could accommodate a separate entry from outdoors, a
kitchenette, and bathroom facilities. For the purposes of meeting the inclusionary housing
requirement, cone-bedroom granny flat optional in Plans 1 and 3 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: Castello- Floor Plans
Floo Square
Elevations
Parking Optional
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Plan Bedrooms Bathrooms Footage
2
Garage Living
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t ical c S ace
Plan 1 3+ 1+ 1 3+1 2'901 sf B& C
A 2+ 1 Granny Flat
o t. 3,081 ,
Plan 2 + 1
4 o1 3.5 3,389 sf A, D & E 2 + 1~4~ Loft Bedroom
t
4
+ 1
3 Granny flat
Plan 3 opt 4.5 + 1 opt. 747 sf
3 B, C & D 3 or
, Bed/bath
Total: 101 units
"' Any one floor plan is limited to no more than 40% of the total.
cz~ Living area only.
t3~ (A) Tuscan, (B) Italianate, (C) Spanish Colonial, and (D) French Country
~4~ Tandem space(s)
Plan 1 -Plan 1 is a two-story floor plan with the garage stepped back behind the front plane of
the house. The living space is all oriented toward the back of the residence. A significant step
back of the second floor along the passive side of the home will create more light and air
between the houses. A third car tandem parking space can be utilized as additional living space
or with a 180 square foot addition a one bedroom Granny Flat is possible. This floor plan may
be built in the Tuscan, Spanish Cottage, or Tuscan styles. (See Attachment 2, Architecture tab,
pages 1.1)
Plan 2 -Plan 2 also orients the primary living space to the rear of the home. The primary
element of the front elevation is the front porch with both the garage and the front room being
pushed back and partially a single story element. A third car tandem space is provided and an
optional 6th bedroom is provided over the second floor loft space. The laundry room is located
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on the second floor. This floor plan may be built in the Italianate, Spanish or French Country
styles. (See Attachment 2, Architecture tab, pages 2.1)
Plan 3 -Plan 3 offers a great room layout, fifth or sixth bedroom options, and three-car front-on
garage. Plan 3 also accommodates the granny flat option by incorporating the 5th bedroom and
extending the rear of the house 8 feet. This adds an additional 116 square feet to the floor plan.
This plan also allows for the optional conversion of the 5th bedroom to a "club room. The second
floor is nested over the center of the home providing one story roof elements along both sides of
the home. Plan 3 may be built in the Tuscan, Cottage or styles. (See Attachment 2, Architecture
tab, pages 3.1)
Architecture -This SDR offers three 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 Castello are of high-quality architecture with themed architectural elements
integrated into the front facades, wrapping all sides of the buildings. Plans 1 and 3 offer a
strong one-story element, 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 5 styles as described below. Exterior elevations of all
styles primarily are stucco finished with accents in manufactured stone elements. Roof
materials are either flat concrete the for all styles or barrel the for some of the plans in the
Tuscan and Spanish styles. (See Attachment 2, Architecture tab, 1.1, 2.1, 3.1)
The following provides an abbreviated description of each approved architectural style reflecting
the proposed exteriors:
(A) Spanish -The Spanish style features a gable roof configuration with shed accents
enhanced with the and arched entries. Lower roof forms are a shed form. Entries are
arched plaster banded with foam accents. Windows are framed with heavy sills. This
style is available for Plans 1 and 2.
(B) 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 shutters. Front porch elements are vertical with a manufactured stone finish. This
style is available for Plans 1 and 3.
(C) Cottage -Cottage style homes are available on Plans 1 and 3. The roof planes are a
combination of hip and gable with the gable ends incorporating wood accents. Heavily
accented lintels over the windows are used in conjunction with vertical shutters with
support battans. Stone accents are employed on the front of the homes and the upper
portions of the windows are accented with 6-light horizontal and vertical mullions.
(D) Italianate -The Italianate roof form projects a large horizontal plane with hip accents
enhanced byfoam corbels. Lower roof forms are hip or shed. Front porches are
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accented by banded arches a plaster finish. Windows have a heavy sill with arched
windows on the front elevations. This style is available for Plans 2 and 3.
(E) French Country -This style uses a steep roof form of abbreviated hips with gable entry.
Lower roof forms are shed. Exteriors are accented with manufactured stone and vertical
windows. Front porches are accented with stone veneer and windows may be framed
with vertical paneled shutters. This style is available for only Plan 2.
Parking - In accordance with the development standards, each of the 101 single-family homes
in the Castello neighborhood is provided, at a minimum, with atwo-car garage resulting in
compliance with the minimum requirement of 202 covered spaces. Plans 1 and 2 have 2-car
garages with an optional tandem third garage space. Plan 3 has a 3-car garage. All units are
required to provide for one guest space (a minimum of 101 guest spaces for the Castello
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 A & B, presents the calculation of required and
available parking and identifies 186 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-1 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-6 through 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 Castello
neighborhood are consistent with the design and hierarchy of walls and fences previously
approved for adjacent neighborhoods in Positano.
Affordable Housing/Inclusionary Zoning -The proposed project is subject to an Affordable
Housing Agreement between the City of Dublin and Braddock & Logan. A portion of the
Affordable Housing requirement will be satisfied within the Castello at Positano project in the
form of a minimum of 20 one-bedroom granny flats. The one-bedroom granny flats in Plans 1
and 3, ranging in size from 402 square feet to 415 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. Braddock and Logan, the Applicant and Developer of Castello at Positano subject to the
terms and conditions of that original Development Agreement.
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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. Castello 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,
page 3 and 4).
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 2 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. Braddock and Logan Services, Inc. intends to exceed the City of Dublin Green
Building Ordinance and will exceed the 50 point threshold in the City's program. In general,
Braddock and Logan 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 does not require any further environmental review.
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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. A copy of this Staff Report was made available to the Applicant.
ATTACHMENTS: 1. Resolution approving a Site Development Review for Castello
at Positano for 101 single-family detached residential units on
approximately 25.3 acres within Tracts 7855, 8050 and 8051.
2. Applicant's submittal package dated October 4, 2010.
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GENERAL INFORMATION:
PROPERTY OWNERIAPPLICANT: Braddock and Logan Services, Inc.
c/o Andy Byde
4155 Blackhawk Plaza Citcle, Suite 201
Danville, CA 94506-4613
LOCATION: The project is located located north of Positano
Parkway, northwest of La Strada Drive, west of
Haggerty Court and east of Avelina Drive and is
comprised of tracts 7855, 8050 and 8051.
APN: portion of 985-0075-004
ZONING: PD-Residential: Low Density/Single-Family
GENERAL PLAN &
EASTERN DUBLIN SPECIFIC PLAN: Residential: Single Family
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