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HomeMy WebLinkAbout8.2 Calabria @ Positano SDRSTAFF REPORT PLANNING COMMISSION DATE: October 11, 2011 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2011-00030 Calabria at Positano (Neighborhood D-2) Site Development Review for a portion of the Positano project which includes 88 single-family detached residential units on approximately 18.2 acres within Tract 8082 and Tract 8096 Report Prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: K. Hovnanian Homes is proposing to construct 88 single family detached homes on 18.2 acres within the Positano planned community. The proposed project will be named "Calabria," and will be located in Neighborhood D-2 within the Positano community. The project will provide three separate floor plans with options shown in four 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 Permit for Calabria at Positano for 88 single-family detached residential units on approximately 18.2 acres within Tract 8082 and Tract 8096. ~~ -_ ~ I ~ ~ - Submitted By: eviewed By Consulting Planner Planning Manager COPIES TO: Applicant File ITEM NO.: Page 1 of 10 G:1PA#120111PLPA-2011-00030 K Hovnanian Site D2 (Calabria)IPCSR 10.11.11 Calabria D-2 K Hovnanian.doc DESCRIPTION: 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 includes a Stage 1 and a Stage 2 Development Plan. Vesting Tentative Tract 7586 was approved in November 2005 by Planning Commission Resolution 05-61 as a subdivision of 1,043 low density residential lots within Positano. The Positano project generally is located east of Fallon Road. The Calabria neighborhood is situated in the east central area of Positano. The Calabria neighborhood is located east of La Strada Drive and north of the extension of Forino Drive (Please refer to the Vicinity Map below) with 32 lots shown to the east on both sides of Forino Drive between Valentano Drive and Avanti Avenue. The Planning Commission has approved 485 units within Positano not including the 69 detached single-family homes on 16.7 acres currently being developed by K. Hovnanian Homes. Primary access to Calabria will be from La Strada Drive and Forino Drive. The layout of the streets permits convenient vehicular or pedestrian access to future parks and elementary school planned, respectively, to the northwest and south of the neighborhood. The project site is currently vacant and has been mass graded in accordance with the Conditions of Approval for Vesting Tentative Tract Map 7586. Home site pads and street grading for much of the project area is underway. Non-native vegetation has been removed with mass grading and stepped pads were created for each home site, with sloped banks occurring on some lots. The site elevation increases easterly of La Strada along Forino Drive 2of10 up to the project boundary at Valentano Drive with the lowest elevation located in the southerly portion of the site climbing to higher elevations towards the north. The streets and other infrastructure are constructed and in place west of La Strada Drive. The Applicant currently requests approval of a Site Development Review (SDR) Permit for 88 single family detached homes (Attachment 1). The proposal includes three different floor plans; each floor plan will be offered in four different architectural styles. All three plans are two- stories, and Plans 1 and 3 may be built out with a "granny flat" option to fulfill the inclusionary housing requirements for this portion of the Positano Neighborhood. ANALYSIS: The Site Development Review addresses the site layout and architecture, as well as front yard landscaping, hardscape, and details for walls and fences. As with the neighborhoods approved and constructed previously within Positano, the Calabria neighborhood is subject to the development regulations and design standards approved and adopted with the Planned Development Zoning Stage 2 Development Plan. The Calabria neighborhood is proposed for development by K. Hovnanian Homes which is the Applicant for this SDR. 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 Calabria neighborhood is 5,000 square feet with minimum dimensions of 50 feet by 100 feet in keeping with the minimum standard adopted for the Positano community over all. As with the other neighborhoods within Positano, site coverage is limited to a maximum of 45% fortwo-story floor plans, including patio options covered by a second level deck. The homes planned for the Calabria neighborhood are similar in style and size to other homes on similar size lots already constructed in Positano and neighboring Dublin Ranch. Site Layout/Plotting -The street and plotting pattern for this neighborhood were previously approved by the Planning Commission with adoption of the Vesting Tentative Tract Map. The homes within the Calabria neighborhood face one of four streets, each of which is an extension of an existing street west of La Strada Drive. The most direct street from the west into the neighborhood is Forino Drive. Valentano Drive, Brandini Drive and Montiano Court extend from the west across La Strada Drive and tie into Forino Drive (See Attachment 2, Sheet C1.A). No homes face La Strada Drive which is a collector street within Positano and separates the homes with a community wall. About half of the lots in the Calabria neighborhood are about 6,000 square feet to the smallest (Lot 88) at 5,103 square feet with remainder of the lots between 6,000 and 15,235 square feet (Lot 38). The largest lots include Lot 17 at 12,586 square feet due to hillside slope and Lots 37, 38, and 39 each in excess of 10,000 square feet primarily due to irregular configuration adjacent to a cul-de-sac on Montiano Court. For the Calabria neighborhood, rear yards are required to have a 5-foot minimum depth with an overall average depth of 12 feet. In most cases the actual rear yard setback would exceed these dimensions being closer to 20 feet depending on the floor plan type placed on each individual lot. All lots are required to have a usable (flat) rear yard area a minimum of 400 square feet with that area having a minimum dimension of 10 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 88 lots, with some exceptions identified in the floor plan "fit list" for each lot (See Attachment 2, Sheets C1.A, C1.B and C1.C) and the other conditions described below. As with the other neighborhoods in Positano, the purpose of allowing this flexibility is to enhance sales and marketing while maintaining sufficient diversity along the street scene. Also, 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. The parameters for this plotting provision would be applied as follows: 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. These standards have been included as Condition #22 of Attachment 1. 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. Floor Plans -The floor plans are all two stories and range in size from 3,221 square feet for Plan 1 (Residence 1) to as much as 3,605 square feet for Plan 3 (Residence 3). Because no one-story floor plan is proposed, Plan 1 is designed with one-story elements along the front and 50% of each side yard to reduce mass in the sideyard areas, enhance pedestrian scale, and provide additional light and air between adjacent properties. All plans are configured with the master bedroom on the second floor at the rear of the structure. The laundry rooms for all three plans are located on the second floor. Also, all plans can accommodate an optional non-wood burning fireplace in the family room or great room with an optional fireplace available for the upstairs Master Bedroom for Plans 2 and 3. All plans have an eating area or nook adjacent to the ground floor kitchen. All three plans have a covered front porch. Each plan has two covered patio options. Patio Option A extends across a portion of the rear elevation and Option B generally extends across the full width of the rear elevation including deck space for a second bedroom. Both covered patio options for each floor plan would be subject to the site coverage maximum of 45% which would vary among each lot. All plans have astreet-facing double garage door and a third tandem space within the garage. The area of the third car tandem space may be used fora "granny flat" option in Plans 1 and 3 or an additional bedroom for Plan 2. The optional one-bedroom "granny flat" or secondary unit offered with Plans 1 and 3 are anticipated to serve as an inclusionary or below market rate (BMR) unit. For both Plan 1 and Plan 3, the "granny flat" would occupy a ground floor bedroom, bathroom, and the tandem space in the garage. All "granny flat" units would have separate outdoor access from a side yard door. For Plan 1, the "granny flat" would add approximately 170 square feet of living area, and for Plan 3, the "granny flat" would add approximately 255 square feet to the ground floor living area. The granny flat option would not expand the building footprint of either plan. In addition to one bedroom, each granny flat would be equipped with a living area, full bathroom, and kitchenette. 4of10 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. Table 1: Calabria -Floor Plans Floor Plan~'~ Bedrooms Bathrooms Square Footage (t pical) Elevations~3~ Parking Optional Living Space Plan 1 4 + 1 opt. 4 + 1 granny 3,221 sf<4~ A, B, C & D 2 + 1 ~~~ granny flat or fifth bedroom Plan 2 4 + 3 opt. 5 3,465 sf<5~ A, B, C & D 2 + 1~'~ including options for loft, den, and seventh bedroom or tandem s ace Plan 3 5 + loft opt. 4 3,605 sf<6~ A, B, C & D 2 + 1 ~'> granny flat or tandems ace Total: 88 Units ~~~ Any one floor plan is limited to no more than 40% of the total. cz~ Living area only, excluding granny flat optional space (converted 3rd/tandem parking space). c3~ (A) Italianate, (B) Tuscan, (C) French Country, and (D) Craftsman c4> Granny flat option would remove one bedroom, convert garage space, and add 170 sf ~s> Conversion of tandem space to a bedroom would add 190 sf cs> Granny flat option would remove one bedroom, convert garage space, and add 255 sf ~~~ Tandem space Plan 1 -Plan 1 is a 5-bedroom unit of approximately 3,221 square feet. The largest covered front porch for Plan 1 is provided with the Craftsman style. This plan features a combined living and dining room area at the front of the ground floor separated by a butler's pantry from the kitchen, nook, and great room at the rear of the ground floor. One bathroom also is located on the lower level. The second floor provides four bedrooms and three bathrooms. The fifth bedroom would be situated on the ground floor or could be built out as a 422 square foot "granny flat" with its own full bathroom. (See Attachment 2, Sheets Al-1 and Al-2,) Plan 2 -Plan 2 is designed with living area flexibility and the most bedroom and bathroom options. Plan 2 is approximately 3,465 square feet arranged with a large kitchen and spacious living, dining, and family rooms on the ground floor. As with Plan 1, the second floor provides four bedrooms and three bathrooms with loft space that may be built out as another bedroom. Interior space between the front porch/entry and interior garage wall is shown as a den or office, but may be configured as an additional bedroom with an in-suite bathroom. The tandem garage space may be built out as another bedroom with an adjacent full bathroom by reducing the size of the walk-in kitchen pantry on the opposite side of the wall. (See Attachment 2, Sheets A2-1 and A2-2,) Plan 3 - At approximately 3,605 square feet, Plan 3 is the largest floor area with compact formal living and dining areas near the entry and a Great Room/Kitchen toward the back of the ground floor. Five bedrooms (one bedroom on the first floor) plus flexible loft space and three bathrooms are located on the second floor. Bedroom 2 is provided with awalk-in closet. Outdoor covered patio space on the front of the house is integral with the Tuscan elevation of this Plan. Plan 3 allows the tandem garage space to be built out as a 522 square foot "granny flat" by eliminating the bedroom (Bedroom 5) on the ground floor. (See Attachment 2, Sheets A3-1, A3-2, and A3-3) Architecture -The Planned Development Zoning Stage 2 Development Plan includes Design Guidelines which approved a series of architectural styles. This SDR offers four architectural styles for each of the three floor plans: (A) Italianate, (B) Tuscan, (C) French Country, and (D) Craftsman. All three floor plans may be built in any one of the four architectural styles. (See Attachment 2, Sheets Al-4, A2-4 and A3-4) Sof10 The homes in the Calabria neighborhood will incorporate themed architectural elements integrated into the front facades and 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. 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. Plan 2 can be built with a faux exterior chimney in a corresponding architectural style. Exterior elevations of all styles are primarily stucco and are be finished with one of 14 color and materials combinations to provide an additional layer of diversity. Exteriors would be accented with manufactured stone elements on the Tuscan, French Country, and Craftsman elevations. Roof material is either flat concrete the for the French Country and Craftsman styles or "S" concrete the for the Italianate and Tuscan styles. The following provides an abbreviated description of each approved architectural style reflecting the proposed exteriors commensurate with the adopted architectural guidelines for the Positano neighborhoods: - (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, and S-shaped concrete roof tiles. Corbelled double rafter tails accent the eaves. Exteriors are fine to light stucco with a heavy stucco base/wainscot in a contrasting color. Ground level openings such as the entry and windows 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, or gable roof projections. Roof overhangs, covered with barrel-shaped concrete roof tiles, have continuous fascia boards with beams projecting at the gable ends. Exteriors are fine to light stucco finish with stone veneer accenting the foremost element on the front elevations including entries and forward living areas. Windows are vertically shaped with 4 to 6 panes in a series of squares to allow light penetration at the upper level. Windows are accented with heavy rustic trim and louvered or paneled shutters. Doorways feature an over-scaled cast archway on Plans land Sand aheavy-stoned rectangular entry for Plan 2. - (C) French Country -The French Country style uses a main hip roof with intersecting gables end projections, all at a steeper pitch of 6:12. Roof materials are flat concrete tiles presenting an image of wood shake or slate with exterior details featuring manufactured stone on the facade of Plan 2. Wainscot or column bases present an image of heaviness with heavy cap. The stone accents would wrap the front facade along the side elevations for those areas of the structure within streetscape lines of sight; gable ends would be accented with stucco niches. Stucco foam trim provides the appearance of simple wood trim and is used to frame windows and doorways. Vertical, multi-paned 6of10 windows with would be flanked by arched picket shutters on the front elevation of Plan 2, and rectangular picket shutters would be used to enhance second-story windows. - (D) Craftsman -The Craftsman style features a roof pitch of 4:12 with concrete tiles representing wooden shingles and enhanced gabled ends. Manufactured stone is used to accent ground floor wainscots and porch column bases. Hardboard "wooden" elements are used to accent upper levels in the form of clapboard or shiplap siding; eaves and overhangs are defined with wooden brackets or kickers below the fascia boards. Gabled ends on elevations visible from the street would be finished with "wooden" hardboard siding or shingles. Window and door shapes generally are rectangular with multi-paned patterns in the upper portion of each window. Parking - In accordance with the development standards, each of the 88 single-family homes in the Calabria neighborhood is provided, at a minimum, with atwo-car garage resulting in compliance with the minimum requirement of 176 covered spaces. In addition, each of the three floor plans can accommodate a tandem space in the garage if not built out as a "granny flat" for Plans 1 or 3 or as an additional bedroom for Plan 2. All units are required to provide for one guest space (a minimum of 88 guest spaces for the Calabria neighborhood overall) which may be accommodated curbside within the public right-of-way. Attachment 2, Sheet C4, presents the calculation of required and available parking, and identifies 110 spaces located curbside along each of the public streets within the Calabria neighborhood subdivision. 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-site in the driveway or curbside on the street in one of the 22 extra or 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, Sheets L0.1 through L0.5 and L1.1 through L1.3) 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 interior and corner lots for each of the three floor plans. The landscaping for the parkways and the individual lots will be required to conform to the City Water Efficient Landscape Ordinance (WELO). The street landscaping unifies the neighborhood and integrates it with the adjacent neighborhoods within Positano. The walls and fence designs proposed for the Calabria neighborhood are consistent with the design and hierarchy of walls and fences previously approved for adjacent neighborhoods in Positano through the Stage 1 and Stage 2 Development Plans. Community Walls are- designated along La Strada Drive and along Valentano Drive south of Forino Drive. The community wall is designed to reinforce the continuity within the Calabria 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 and lattice-top fences of an appropriate height where necessary 7of10 and as the interface between adjacent properties on the upslope, the down slopes, and/or abutting public right-of-way. 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 Calabria at Positano project in the form of a minimum of 10 one-bedroom "granny flats." The homes on the following ten lots are identified as below market rate (BMR) or affordable: Tract 8082; Lots 16 and 31 and Tract 8096; 17, 20, 25, 27, 30, 39, 42, and 49. All of these lots are plotted for Plans 1 or 3 with Lot 39 plotted for Plan 1 only. Each of these lots would be built out with the "granny flat" option for these floor plans. 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. Subsequent phases of Positano are each required to comply with the Public Art Program or contribute an in-lieu fee. Calabria 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, Condition 15, page 9). The Applicant has submitted a Public Art Compliance Report (See Attachment 2, Project Plans, page 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 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. The "Green Point rated Checklist" is included as Attachment 3. 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. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project and provided Conditions of Approval where appropriate to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution (Attachment 1). 8of10 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 also was published in the Valley Times and posted at several locations throughout the City. A copy of this Staff Report has been provided to the Applicant. ATTACHMENTS: 1. Resolution approving a Site Development Review for Calabria at Positano for 88 single-family detached residential units on approximately 18.2 acres within Tract 8082 and Tract 8096. 2. Applicant's submittal package dated September 27, 2011. 3. "Green Point Rated Checklist: Single Family" 9of10 GENERAL INFORMATION: PROPERTY OWNER/APPLICANT: K. Hovnanian Homes c/o Carrie Gooding 1375 Exposition Boulevard, #300 Sacramento, CA 95815 (916) 920-0200 LOCATION: The project is located north of Forino Drive and east of La Strada Drive APN: Portion of 985-0002-006-04, portion of 985- 0075-012, and portion of 985-0028-007-02 Lots 1 - 36 of Tract 8082 and Lots 1-52 of Tract 8096 ZONING: PD-Residential: Low Density/Single-Family GENERAL PLAN & EASTERN DUBLIN SPECIFIC PLAN: Residential: Single Family SURROUNDING USES: CURRENT USE OF LOCATION ZONING GENERAL PLAN LAND USE PROPERTY North pp Neighborhood Park, Low Density Vacant/under construction Residential South PD Low Density Residential Vacant/under construction East PD Low Density Residential Vacant under construction West PD Low Density Residential Vacant/under construction REFERENCES: • General Plan Amendment • Eastern Dublin Specific Plan Amendment • Fallon Village Stage 2 PD, Vesting Tentative Map, Site Development Review Approved December 2004 and revised October 2005 • Fallon Village Stage 2 PD, Amended GPA/SPA October 2005 10 of 10