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HomeMy WebLinkAbout8.1 Public Hearing: plpa-2010-00055 Silvera Ranch Ph 4-MonteBellaSTAFF REPORT PLANNING COMMISSION DATE: TO February 8, 2011 Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2010-00055 Silvera Ranch Phase 4 - "Monte Bella" Site. Development Review for 44 single-family detached residential units on approximately 5.9 net acres (57.9 gross acres) Report prepared by Mike Porto, Consultant Planner EXECUTIVE SUMMARY: KB Home is proposing to construct 44 single family detached homes on 5.9 net acres (57.9 gross acres) within the Silvera Ranch Phase 4 neighborhood. The proposed project will be named "Monte Bella" 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 Monte Bella at Silvera Ranch Phase 4 for 44 single-family detached residential units on approximately 5.9 net acres (57.9 gross acres) within Tract 7540. r? Submitted By: Consulting Planner COPIES TO: Applicant File Re ' wed By Planning Manager ITEM NO.: Page 1 of 8 GAPAM20101PLPA-2010-00055 Silvera Ranch Phase 41Silvera PCSR 2.08.11.doc DESCRIPTION: Background The Silvera Ranch project is located on 87.7 acres east of the Tassajara Road/Fallon Road intersection. The project site has a General Plan and Eastern Dublin Specific Plan Land Use designation of Low, Medium and Medium-High Density Residential. Land uses on the properties to the immediate north are planned for a combination of single family detached homes (Standard Pacific - Fallon Crossing) and open space. Properties to the east (Redgewick, Dublin Ranch North) currently are vacant and planned for a future four lot subdivison and open space uses. Dublin Ranch Golf Course and Dublin Ranch Area A are located south of the Monte Bella neighborhood beyond an open space strip within the Dublin Ranch boundaries. The project site is characterized by fairly steep topography with a central knoll with hillside areas and currently is vacant. Mass grading has taken place in accordance with the Conditions of Approval for Vesting Tentative Tract Map 7540. The area currently is finish graded and partial street improvements have been constructed. OJECT 'E Monte Bella: Vicinity Map The Planning Commission, at their meeting of September 23, 2003, recommended approval of the Stage 2 Development Plan to the City Council and approved the Site Development Review (SDR) and Master Vesting Tentative Tract Map (Resolution No. 03-48) for development of the entire property (PA 02-024). The City Council subsequently approved the Stage 2 Development 2of8 Plan (Ord. # 15-03) on October 21, 2003. The Site Development Review included approval of 254 residential units, which includes 4 product types located in 5 neighborhoods. The original developer, Pinn Brothers, ran into financial difficulties during construction and the project is in various stages of completion. The following table illustrates the different unit types and stages of completion. Table 1: Original Project Approval PA 02-024, PC Resolution 03-48 Land Use # Approved # Constructed To be Completed* Single Family Detached 44 0 44* north of Fallon Rd Single Family Detached 35 35 0 south of Fallon Rd Single Family Detached 73 73 0 Cluster Homes south of Fallon Rd Condominiums 102 44 58 south of Fallon Rd TOTALS 254 152 102 *The subject of this SDR application The Site Development Review included approval of plans for the remaining 44 single family homes. The previous approval was for three floor plans ranging in size between 2,479 to 2,858 square feet with four different elevation styles. The Applicant currently requests approval of a Site Development Review (SDR) Permit for 44 lots. The proposal includes four different floor plans and each floor plan will be offered in three different architectural styles. This approval would supersede the previous 2003 approval. ANALYSIS: The proposed Site Development Review (SDR) for the neighborhood known as Monte Bella at Silvera Ranch Phase 4 includes 44 single family residential lots within the portion of the Silvera Ranch master plan area originally developed by Pinn Brothers. As with the neighborhoods approved and constructed previously within Silvera Ranch, the Monte Bella neighborhood is subject to the development regulations and design standards approved and adopted with the Stage 2 Development Plan. 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 4,000 square feet with the smallest lot being 4,202 square feet and the largest lot being 7,281 square feet. Minimum lot dimensions for the Monte Bella neighborhood are laid out at a minimum of 50' x 80'. Maximum lot coverage for all plans is limited to a maximum of 45% coverage. These standards would not change. The proposed project is in conformance with these development standards. Rear yards are required to have a 10-foot minimum depth with an overall average depth greater. In most cases the actual rear yard setback would exceed these dimensions depending on the floor plan type placed on each individual lot. 3 of 8 Plotting - As with other recently approved SDRs, any of the four floor plans may be constructed on nearly any of the 44 lots. The exceptions are Lots 115, 120, 121, 125, 133, 134, 135, 141, 147, 148, 149 and 152 which are restricted to various Plans because of physical topographic site constraints. In several instances the width and length 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 plotting 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. 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 residential developments, 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. Floor Plans - Under the proposed SDR the new floor plans would range in size from 2,199 square feet (for Plan 1) to as much as 2,946 square feet (for Plan 4) depending on build out of the various options offered. Table 2 shows the proposed square footage, bedrooms, bathrooms, parking, available styles, and the living space options for each of the proposed plans. Table 2: Monte Bella- Floor Plans Floor Square Elevations Parking Optional Plan Bedrooms Bathrooms Footage 2 Garage Living ) t ical ( Space Plan 1 3 2.5 2,199 to sf A B & C 2 Loft vs 2,227 , bedroom Plan 2 4 2.5 21361 to sf A, B &C 2 2366 Plan 3 3+1 2.5 21585 to sf A B &C 2 Loft vs 2,611 , , bedroom Bonus Room Plan 4 4+1 +1 2.5 2,943 to A B & C 2 & Den vs 2,946 , Bedrooms 5 &6 Total: 44 units "' Anyone floor plan is limited to no more than 40% of the total. ?2) Living area only. (3) (A) Tuscan, (B) Craftsman, (C) Spanish 4of8 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 step back of the second floor along a portion of the passive side of the home will create more light and air between the houses. This is a very conventional plan with opportunities to create lofts from two of the bedrooms. 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. The area above the living room and front porch is a single story element. The laundry room is located on the second floor as it is on all plans. No optional bedroom configurations are being proposed. Plan 3 - Plan 3 is the most conventional plan being a two-story home with a minor single story element over the front porch. The Family/Nook/Kitchen area is at the rear of the home with the living and dining room oriented along the side of the house as in all four plans. A one-story front porch element dominates the front elevation and a provision is made for either a fourth bedroom or a bonus room on the second floor. Plan 4 - Plan 4 is similar to the other plans with the living portion of the unit oriented to the rear yard, however, a provision is made on the first floor for either a den or an additional bedroom depending on owner preference. On the second floor there is also the opportunity for either a bonus room or an additional bedroom. This plan can accommodate up to 6 bedrooms if all of the bedroom options are chosen. 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 Monte Bella are of high-quality architecture with themed architectural elements integrated into the front facades, wrapping all sides of the buildings. Plans 1 and 2 offer a one- story element over ground floor living space, stepping at the side to enhance pedestrian scale. Plans 3 and 4 have a one story porch element pulled forward over the main building mass to provide a lower appearance on the front plane. 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 3 styles as described below. Exterior elevations of all styles primarily are stucco finished with accents in manufactured stone and wood elements. Roof materials are barrel the for all of the plans in the Tuscan and Spanish styles and flat concrete tiles for the Craftsman style. The following provides an abbreviated description of each approved architectural style reflecting the proposed exteriors: Spanish - The Spanish style features a gable roof configuration with limited shed accents (Plan 1 and 2) enhanced with tile and arched entries. Lower roof forms are a shed form. Entries are arched plaster banded with foam accents. Windows are framed with heavy sills, shutters knee bracing and corbels. 5 of 8 Tuscan - The Tuscan style presents simple forms with a hip roof configuration and accent gables and shed roof elements. Lower roof forms are mostly gable. Windows are vertical with rectangular mullions on the front elevations. Entries are accented with manufactured stone, and windows are enhanced with a heavy foam sill and header. Front porch elements are vertical with a manufactured stone finish. Craftsman - The Craftsman style combine various building materials representative of homes built during the craftsman period. Roof forms are mostly gable with some hip accents. Most gable ends of the front elevations are accented with vertical wood siding in a "board and batten" configuration. This same wood accent is used punctuate major building elements on the front elevations of all plans and on the rear elevations of the Plan 3 and 4. Manufactured stone bases are used on all plans with stone columns supporting battered columns supporting the porch roofs. Parking - In accordance with the development standards, each of the 44 single-family homes in the Monte Bella neighborhood is provided with a two-car garage resulting in compliance with the minimum requirement of 88 covered spaces. No three car garages are proposed. All units are required to provide for one guest space which may be accommodated on the driveway or curbside within the public right-of-way. There are 77 on-street guest parking stalls provided. (See Sheet C3 of 8 of Attachment 2) Landscaping/Fence Plan - The Landscaping Plan in the current submittal generally is consistent with the plans approved with the previous SDR for Silvera Ranch Phase 4. As with the SDR approved previously, the landscaping is proposed to be consistent with other neighborhoods in Eastern Dublin, with trees lining the neighborhood streets. The overall project site is 57.9 gross acres with development being concentrated on only 5.9 net acres. The majority of the site will be maintained in permanent open space managed and maintained by a City administrated Geologic Hazard Abatement District (GHAD). Landscaping is proposed to be natural. 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 street trees in the neighborhood, a conceptual landscape/site plan is provided for each of the four floor plans. (See Sheet L-4 of Attachment 2) The walls and fence designs proposed for the Monte Bella neighborhood are consistent with the design and hierarchy of walls and fences previously approved in Eastern Dublin. Additionally an entry monument is proposed where the main access road (Cydonia Court) intersects with Fallon Road and a conceptual landscape plan is provided. (See Sheet L-3 of Attachment 2) CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE: Under the General Plan and the Eastern Dublin Specific Plan, the area within the proposed project is designated "Low Density Residential." The site is zoned "PD-Low Density/Single- Family Residential." PA 02-024 approved in 2003 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 and represents an upgrade to the previously approved project in the provision of a fourth floor plan and the introduction of more premium materials on the buildings themselves. 6of8 The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. The project is a portion of a larger project already approved and mostly built that has implemented pathways, gathering spaces and open spaces. KB Home intends to exceed the City of Dublin Green Building Ordinance and will exceed the 50 point threshold in the City's program. In general, KB Home 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: Pursuant to the California Environmental Quality Act (CEQA), Staff recommends that the Project be found exempt from CEQA pursuant to Government Code section 65457 for residential projects that are consistent with an adopted specific plan. This recommendation is based on a determination that there are no supplemental impacts that would require preparation of a Supplemental EIR, as further documented in the project record/documentation prepared by the City, dated October 21, 2003, and incorporated herein by reference. The project review found that the environmental impacts of the Silvera Ranch Project were addressed by the approved Environmental Impact Report for the Eastern Dublin General Plan Amendment and Specific Plan (SCH 91103064) which was certified by the Dublin City Council in Resolution No. 51-93 and the Addenda dated May 4, 1993 and August 22, 1994; along with the project-specific Addendum for PA 02-024 dated October 2003. 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. A Public Notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has received no objections from surrounding property owners regarding the Project. A copy of this Staff Report was provided to the Applicant. ATTACHMENTS: 1. Resolution approving a Site Development Review for Monte Bella at Silvera Ranch Phase 4 for 44 single-family detached residential units on approximately 5.9 net acres (57.9 gross acres) within Tract 7540. 2. Applicant's submittal package dated January 10, 2011. 7 of8 GENERAL INFORMATION: PROPERTY OWNERXAPPLICANT: LOCATION: ASSESSORS PARCEL NUMBER: ZONING: KB Home c/o Ray Panek 6700 Koll Center Parkway, Suite 200 Pleasanton, CA 94566 The project is located east of Fallon Road, northeast of the intersection of Fallon and Tassajara Roads comprised of Tract 7540. APN: portion of 985-0055-003-02 PD-Residential: Low Density/Single-Family GENERAL PLAN & EASTERN DUBLIN SPECIFIC PLAN: Low Density Residential SURROUNDING USES: CURRENT USE OF LOCATION ZONING GENERAL PLAN LAND USE PROPERTY North PD Low Density Residential and Vacant Open Space Single family detached homes, South PD Low, Medium & Medium-High detached cluster homes & Density Residential condominiums East PD Low Density residential and Vacant Open Space West PD Low Density Residential Vacant 8of8