The URL can be used to link to this page

Home My WebLink About8.2 PA 07-005 PH-Calarosa@PositanoSDRG~~~ OF Dp~l fy 19~ . ~ ~~• 8Z ~~-~~i ~~ IFOR DATE: TO: Planning Commission SUBJECT: PUBLIC HEARING: PA 07-005 Calarosa at Positano (Neighborhood D-1) Site Development Review for a portion of the Positano project which includes 71 single-family detached residential units on approximately 12.2 acres within Tract 8081 Report Prepared by Mike Porto, Consultant Planner EXECUTIVE SUMMARY: Braddock & Logan Homes is proposin acres within Positano. The propose provide three separate floor plans with the three plans. RECOMMENDATION: g to construct 71 single family detached homes on 12.2 d project is identified as "Neighborhood D-1" and will three architectural elevation styles available for each of 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 Calarosa at Positano (Neighborhood D-1) for 71 single-family detached residential units on approximately 12.2 acres within Tract 8081. v~ Submitted By: Mike Porto, Consulting Planner COPIES TO: Applicant File STAFF REPORT PLANNING COMMISSION November 8, 2011 ev ed By Planning Manager ITEM NO.: ~• Page 1 of 9 G:IPA#12007107-005 PositanolPC Mtg Calarosa D1 8 & L 11.8.111PCSR Calarosa D1 SDR 11.08.11.doc DESCRIPTION: The proposed Site Development Review (SDR) is for Calarosa at Positano (Neighborhood D-1 ). This neighborhood includes 71 single family residential lots within this portion of the Positano planned community being developed by Braddock & Logan Homes, which is the Applicant for this SDR. Attachment 1 is the Resolution recommending approval of this Site Development Review with the associated Conditions of Approval. Backctround The Positano project is a 488-acre area which is part of the 1,134-acre Fallon Village master plan located within the Eastern Dublin Specific Plan (EDSP) area. The Planned Development Zoning for Positano (PA 05-038) was approved in December 2005 and includes a Stage 1 and 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. A final tract map 8081 is pending for the 71 units in Neighborhood D-1. The Positano project generally is located east of Fallon Road. Neighborhood D-1 at Positano is comprised of 71 lots within approximately 12.2 acres. The project is located in the north-central portion of the Positano project area along the north side of Positano Parkway across from a neighborhood park/elementary school site, east of La Strada Drive, and just west of the hillside open space corridor. The project boundaries extend from La Strada Drive on the west to Avanti Avenue on the east between Forino Drive on the north and Positano Parkway on the south. Neighborhood D-1 is situated south of Neighborhood D-2 ("Calabria" Tract 8082 by K Hovnanian Homes). The land to the east would remain as an open space corridor. The vicinity map below shows Neighborhood D-1 in relation to the Positano planned community over all: _~ <~:, . - _,~,~_ z ~_~_ t I ~ _ t _ t' _ 1 L P l~r ~+ t i i J ~"` ~ , ~ ,~, ;: `t; g _ ~ ~ ~ wit Vicinity Map Primary access to Neighborhood D-1 is from Positano Parkway at its intersection with La Strada where it intersects on the east with Forino Drive. Primary circulation within the neighborhood tract is provided by a local street, shown as Haggerty Drive, which will connect with Forino Drive 2 of 9 near La Strada Drive and with Avanti Avenue along the east near a future connection to Positano Parkway. The layout of the streets permits convenient vehicular or pedestrian access to future parks and a planned elementary school to the south. Neighborhood D-1 represents 6.8% of the units approved for the Positano project over all. The project site currently is vacant and originally was characterized by gentle to steeply rolling hills with slopes exceeding 30% in some places increasing in elevation from the lowest in the south climbing to higher elevations towards the north and east. The site has been mass graded in accordance with the Conditions of Approval for Vesting Tentative Tract Map 7586. Construction of streets and infrastructure for much of the Positano project (including Neighborhood D-1) is currently underway. Non-native vegetation was removed with the mass grading, and stepped pads were created for each home site, with sloped banks occurring on some lots. The Applicant/Property Owner currently requests approval of a Site Development Review (SDR) Permit for 71 single family detached homes (Project Plans, Attachment 2). The proposal includes three different floor plans, all two stories, each in one of three architectural styles. ANALYSIS: The SDR addresses the site layout and architecture, as well as front yard landscaping, hardscape, and details for walls and fencing. As with the neighborhoods approved and constructed previously within the Positano planned community, Neighborhood D-1 is subject to the development regulations and design standards approved and adopted with the Stage 2 Development Plan. Development Regulations for Neighborhood D-1 are comparable to the Development Regulations for the tract south of Positano Parkway known as Cantara. The minimum lot size for this neighborhood is 3,200 square feet with minimum dimensions of 40 feet by 80 feet. However, consistent with Cantara, all lots in Neighborhood D-1 have minimum dimensions of 43 feet by 80 feet. No lot is less than 3,440 square feet. Also, similar to Cantara, the maximum lot coverage is 55% including covered patios. The homes planned for this neighborhood are similar in style and size to other homes on similar size lots already constructed in Positano and neighboring Dublin Ranch. None of the development standards (i.e., lot size, setbacks, building height, parking, etc.) adopted as a part of the Stage 2 Planned Development Zoning are proposed to be changed. Site Layout/Plotting -The street and plotting pattern for the neighborhood were previously approved by the Planning Commission with the adoption of the Vesting Tentative Tract Map. The sloping terrain has a marked influence on the character of this neighborhood subdivision. Sixty-four of the 71 lots within Neighborhood D-1 face onto both sides of Haggerty Drive which generally runs east-west between Valentano Drive and Avanti Avenue then curves northward west of Valentano Drive toward Forino Drive. Seven homes face onto the south side of Forino Drive west of Valentano Drive and the intersection of Forino Drive and Haggerty Drive. The lots range in size from the minimum of 3,440 square feet (Lot 42) with the smallest lots located along the south side of Haggerty Drive. The largest lot is 8,871 square feet located at the corner of Haggerty Drive and Avanti Drive (Lot 53). The average lot size is 5,063 square feet with half of the lots at or less than the median size of 4,693 square feet. The larger lots generally are affected by areas that are located closest to the hillside near Avanti Avenue or include greater areas of slope. 3 of 9 The rear yards in Neighborhood D-1 are required to have a 5-foot minimum depth with an overall average depth of 12 feet. The rear yard setback may 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 400 square feet with that area having a minimum dimension of 10 feet. Based on the plotting matrix/fit list (Attachment 2, Sheet C1.1.B) any of the three approved floor plans will fit on all 71 lots within the coverage limitations of 55%. As with previously approved SDRs for the Positano project area, this flexibility would be allowed within the plotting parameters described 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. 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 eliminates the repetitious look of many subdivisions. 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. The proposed project would comply with all other adopted development standards. Floor Plans -All floor plans are two stories and range in size from 2,049 square feet for Plan 1 to 2,692 square feet for Plan 3. All three plans have a covered front porch and a double garage with astreet-facing door. All plans are configured with the master bedroom on the second floor at the rear of the structure and provide awalk-in closet. 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. All plans have a dining area or nook adjacent to the ground floor kitchen, and all plans have, at a minimum, a half bathroom on the ground floor. Any patio cover, not shown with the floor plans, would be subject to further review for coverage maximum of 55% which would vary among each lot. Table 1 shows proposed square footage, bedrooms, bathrooms, parking, available styles, and the living space options for each of the proposed plans. Table 1: Neighborhood D-1 -Floor Plans Floor ~'~ Bedrooms Bathrooms Square Footage cz> Elevations~3~ Parkin g O tional Livin S ace P g P Plan t ical Plan 1 3 + 1 o t. 2.5 2,049 sf A, B & C 2 loft or fourth bedroom Plan 2 3 + 1 opt. 2.5 2,310 sf A, B & C 2 bonus room or fourth bedroom bedrooms v. ground floor Plan 3 4 + 1 opt. 3 + 1 opt. 2,692 sf A, B & C 2 den, second floor bonus room, master retreat Total: 71 units ~'~ Any one floor plan is limited to no more than 40% of the total ~z) Living area only c3> (A) Spanish Colonial, (B) Cottage, and (C) Italianate 4 of 9 Plan 1 -Plan 1 is the smallest with a large covered front porch and the living room, dining, and kitchen areas at the rear of the ground floor. With three bedrooms (including the Master bedroom) on the second floor, a large loft area at the top of the stairs may be built out on this level as a fourth bedroom. (See Attachment 2, Architecture tab, Sheet A1.1) Plan 2 -Plan 2 offers a Great Room layout along the rear of the ground floor which incorporates a dedicated dining room. A separate formal living room is located off of the entry. Optional second floor space may be used as a bonus room or built out as a fourth bedroom with large walk-in closet. (See Attachment 2, Architecture tab, Sheets A2.1) Plan 3 -Plan 3 is the largest with the most build-out options. The ground floor is arranged with the living and dining room space beginning near the entry and leading to the family room, kitchen, and nook along the rear of the home. Plan 3 also provides for a full bathroom on the ground floor and a den which may be built out as a bedroom. Second floor options include build out of a bonus room area as a bedroom with on-suite bathroom, and build out of a smaller bedroom adjacent to the master bedroom as a retreat. Architecture -The Stage 2 Planned Development Zoning was adopted with Design Guidelines which include a series of architectural styles. The SDR for Neighborhood D-1 offers three architectural styles for each of the three floor plans. The homes are designed with themed architectural elements integrated into the front facades and enhanced corner elevations that wrap the sides of the structures. Due to the size of the lots, no one-story floor plan is proposed, however, floor plans and exterior elevations are designed with one-story elements along the front to reduce mass in the front yard areas to enhance pedestrian scale. The garage facades have been de-emphasized with architecture forward plans, multi-plane front elevation setbacks, and recessed doors. 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. To provide wide diversity to the exterior elevations and architectural styles, four color and materials palettes are available for each of the three architectural styles for a total of 12 combinations using 52 colors by Kelly Moore Paint identified on Sheet A0.6 of Attachment 2, Architecture tab. Among the three styles, exterior elevations of all styles primarily are stucco or plaster finish with accents in manufactured EI Dorado stone elements on the Cottage style. Roof materials are Eagle products in either flat concrete the for the Cottage style or concrete S-tiles for the Spanish Colonial and Italianate styles. Each plan has a roof the palette of four colors (See Attachment 2, Architecture tab, Sheet A0.6) Roll-up garage doors present horizontally rectangular panels on all styles, except for Plan 1 of the Cottage style which are square. The following provides an abbreviated description of each approved architectural style reflecting the proposed exteriors in the neighborhood: - (A) Spanish Colonial -For this neighborhood, the Spanish Colonial style features gable roof forms pitched at 4:12. Architectural projections are accented with gable and arched elements. Exterior material is primarily stucco or plaster. Entries, garage openings, and front porch columns are arched or shaped. Gable ends are enhanced with the appearance of terra cotta vents as a singular element on smaller gables or grouped in 5 of 9 threes. Windows feature vertical mullions and are framed with heavy sills and wooden shutters on Plans 1 and 3. Exterior lighting features wrought iron accents. - (B) Cottage -This style uses a steep gable roof form pitched at 6:12 accented with an abbreviated hip cut-off at ridge ends or short ridges flanked by hip roof forms. Architectural projections are framed by gable and shed forms. Front facades and entry exteriors are accented with one of four styles of manufactured stone with brick veneer accent. The Cottage style also features wooden accents in the form of porch posts with wooden brackets and horizontally lapped gable end embellishment. Windows with Craftsman style mullions are framed by rough-hewn headers, corbelled pot shelves, and wooden shutters. Exterior lighting is provided by rustic-style lanterns. - (C) Italianate -The Italianate roof features low-pitched hip elements (4:12) and corbelled eave details. Like the Spanish Colonial style, roof materials are S-concrete tiles and the exterior finish primarily is plaster. Entries and front porches are framed by an arch, and upper level windows sit on an extended sill band. Windows are defined by heavy frames, formed sills, and square mullion pattern with wooden shutters on Plan 1. Exterior lighting fixtures are classic pendant-shaped. Parking - In accordance with the development standards, each of the 71 single-family homes in Neighborhood D-1 is provided with atwo-car garage resulting in compliance with the minimum requirement of 142 covered spaces. In addition, all units are required to provide one guest space (a minimum of 71 guest spaces for Neighborhood D-1 ). Attachment 2, Sheet C4.1, presents the calculation of required and available parking, and identifies 86 spaces located curbside along the streets within the public right-of-way adjacent to the project except where marked for traffic safety and access by emergency vehicles. 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, Sheets L-1 through L-13 As with the SDRs and Development Plans approved previously, the landscaping is proposed 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 and the slope of each lot. 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 and perimeter walls unify the neighborhood and integrate it with the adjacent neighborhoods within Positano. The walls and fence designs for Neighborhood D-1 are consistent with the design and hierarchy of walls and fences previously approved for Positano through the Stage 1 and Stage 2 Development Plans. 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 and as the interface between adjacent properties on the upslope, the down slopes, and/or 6 of 9 abutting public right-of-way. A "community-themed wall" which ties together neighborhood throughout the Positano planned community would be located adjacent to Neighborhood D-1 along Positano Parkway, La Strada Drive, and Valentano Drive between Positano Parkway and Forino Drive. View fencing is planned between the rear yards of those steeply sloping properties between Haggerty Drive and Forino Drive. Affordable Housing//nclusionary Zoning -The proposed project is subject to an Affordable Housing Agreement for the Positano planned community over all. The requirement for individual units has been complied with as units are interspersed throughout Neighborhoods D-2 and D-3 as there are the larger lots (5,000 and 6,000 square feet) and can more easily accommodate the second unit. 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. Neighborhood D-1 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 10, Condition 23). The Applicant has submitted a Public Art Compliance Report (See 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 "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 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. The Applicant intends to exceed the City of Dublin Green Building Ordinance (See Attachment 3) and will exceed the 50 point threshold in the City's program. In general, the applicant 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). 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 7 of 9 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 Permit for Calarosa at Positano (Neighborhood D-1) for 71 single-family detached residential units on approximately 12.2 acres within Tract 8081. 2. Applicant's submittal package dated November 2011. 3. Green Point Rated Checklist 8of9 GENERAL INFORMATION: PROPERTY OWNER/APPLICANT: Braddock & Logan Homes OWNER 4155 Blackhawk Plaza Circle, Suite 201 Danville, CA 94506-5700 Attn: Andy Byde LOCATION: The project is located between Forino Drive on the north and Positano Parkway on the south, and between La Strada Drive on the west and Avanti Avenue on the east, adjacent to the open space corridor. APN: portion of 985-0002-006-04, portion of 985-0075- 012, and portion of 985-0028-007-02, Lots 1 - 71 of Tract 8081 ZONING: PD-Residential: Low Density/Single-Family GENERAL PLAN & EASTERN DUBLIN SPECIFIC PLAN: Residential: Single Family SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD Low Density Residential Vacant/under construction Nei hborhood D-2 Cortona II South PD Elementary School and Park Vacant across Positano Parkwa East PD Open Space (Corridor) Vacant/Open Space Low Density Residential Single family residential West PD (across La Strada Drive) nei hborhood 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 9 of 9