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STAFF REPORT
PLANNING COMMISSION
DATE: January 24, 2012
TO: Planning Commission
SUBJECT: PUBLIC HEARING - PA 07-005 Capistrello Court, General Plan
Amendment, Eastern Dublin Specific Plan Amendment, Planned
Development Rezone and related Stage 1 and Stage 2 Development Plan
Amendment, Site Development Review and Vesting Tentative Tract Map
8072 for 12 single-family homes in a 12-lot subdivision, and CEQA
Addendum to prior certified Environmental Impact Reports fora 2.8-acre
area within the Positano planned community
Report prepared by Mike Porto, Consulting Planner
EXECUTIVE SUMMARY: The subject of this application is a 2.8-acre area referenced by the
Applicant as Capistrello Court located within the Positano planned community of the Fallon
Village area. This site currently is designated Semi-Public in the General Plan and the Eastern
Dublin Specific Plan with consistent zoning of Planned Development (PD) Semi-Public. The
Applicant/Property Owner has requested land use amendments to both the General Plan and
the Eastern Dublin Specific Plan, with a related Planned Development Rezone and related
Stage 1 and Stage 2 Development Plan Amendments to change the land use designation and
zoning from Semi-Public to Single-Family Residential. Concurrent app>roval has been requested
for Site Development Review for 12 single family detached units and Vesting Tentative Tract
Map 8072 fora 12-lot residential subdivision.
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; 5) Adopt the following Resolutions: a) Resolution
recommending that the City Council adopt a CEQA Addendum to the Eastern Dublin
Environmental Impact Report, the Supplemental Environmental Impact Report for the Eastern
Dublin Property Owners, and the Supplemental Environmental Impact Report for Fallon Village
for the Project known as Capistrello Court at Positano; b) Resolution recommending that the
City Council adopt a Resolution amending the General Plan and Eastern Dublin Specific Plan to
change the land use designation from Semi-Public to Single-Family residential for the project
known as Capistrello Court; c) Resolution recommending that the City Council adopt an
Ordinance approving Planned Development Rezone and related Stage 1 and Stage 2
Development Plan Amendment fora 2.8-acre parcel known as Capistrello Court within the
Planned Community known as Positano; and d) Resolution approving a Site Development
Review and Vesting Tentative Tract Map 8072 for Capistrello Court at Positano, a residential
subdivision of 12 Ingle-fam' detached units on approxi at .8 acres.
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Submitted By R i d By
Mike Porto, Consulting Planner Planning Manager
COPIES TO: Applicant
File
ITEM NO.: ~
Page 1 of 12
G:1PA#12007107-005 PositanolPC Mtg 1.24.12 Capistrello Court GPA.SPA.Stage 1,2.SDR.VTMIPCSR 1.24.12 Capistrello_GPA-SPA-SDR.doc
DESCRIPTION:
Background:
The Positano project is a 488-acre area which is part of the 1,134-acre Fallon Village area of
Eastern Dublin. The Positano at Fallon Village project generally is located north and east of
Fallon Road extending to the City limits. The 2.8-gross acre (2.1 net acres) project site was
approved as one of four sites totaling 8,6 acres designated for Semi-Public uses within the
Fallon Village plan area.
The project site is situated in the lower central portion of the Positano planned community at the
southeast corner of Positano Parkway and West Cantara Drive/Salerno Drive generally located
east of the intersection of Positano Parkway and Fallon Road. The project site is surrounded by
single-family residential areas and a bio-retention cell to the north across Positano Parkway.
Also, the project site is bounded on the south by a narrow hillside open space area separating
the Positano project from the 189-acre Jordan Ranch project, a planned community approved
for 780 residential units.
The project site for Capistrello Court is relatively flat and currently vacant with some non-native
grasses and low vegetation. The site has been rough graded in connection with prior land use
approvals. The vicinity map below shows the project in relation to the surrounding area.
The project site has a current General Plan and Eastern Dublin Specific Plan land use
designation of Semi-Public. The Semi-Public land use allows commuinity serving uses, such as
child care centers, youth centers, senior centers, special needs program facilities, religious
institutions, clubhouses, community centers, community theatres, hospitals, private schools, and
other facilities that provide cultural, educational, or other similar services The project site also
has existing Planned Development Zoning to allow Semi-Public uses.
Current Proposal:
The Applicant is requesting approval of General Plan and Eastern Dublin Specific Plan
Amendments to re-designate the site from Semi-Public to Single-Family Residential .(0.9-0.6
du/ac). The request includes a corresponding Planned Development Rezone and related Stage
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VICINITY MAP
1 and Stage 2 Development Plan Amendment. The proposed PD zoning would allow for the
development of 12 single-family detached homes. Additional requests include Site
Development Review and Vesting Tentative Tract Map 8072 for a residential subdivision of 12
single-family detached units on approximately 2.8 acres consistent with the development
standards associated with the Planned Development zoning for single-family homes.
ANALYSIS:
General Plan & Eastern Dublin Specific Plan Amendment
The 488-acre Positano planned community was approved with the following land uses:
Table 1: Land Use Plan
Existing Proposed
Land Use Desi nation Gross Acres units Gross Acres units
Low-Densit Residential 240.2 1,043 243.0 1,055
Rural Residential/A riculture 123.5 0 123.5 0
(Elementar School) 11.1 0 11.1 0
Communit Park 0 0 0 0
(Nei hborhood Park) 6.3 0 6.3 0
Nei hborhood S uare 5.3 0 5.3 0
O en S ace Corridor/Multi-Use Trails 99.0 0 99.0 0
Semi-Public 2.8 0 0 0
Total 488.2 1,043 488.2 1,055
The General Plan defines Semi-Public Facilities uses as community serving uses, such as child
care centers, youth centers, senior centers, special needs program facilities, religious
institutions, clubhouses, community centers, community theatres, hospitals, private schools, and
other facilities that provide cultural, educational, or other similar services. Semi-Public uses
may be built at a maximum Floor Area Ratio (FAR) of .50.
The Applicant has stated that the land use change is necessary because: 1) the site is small,
isolated and inefficiently configured for Semi-Public use; and 2) they have been unable to attract
a Semi-Public user.
The proposed General Plan and Eastern Dublin Specific Plan amendments would modify the
existing land use designation of the 2.8-acre site from Semi-Public to Single-Family Residential
(0.9 to 6.0 dwelling units per acre). If approved, the land use designation would allow up to 16
single-family dwellings although the Applicant is only proposing to develop 12 homes as further
discussed below.
The project proposal includes related amendments to the various figures, texts, and tables in the
General Plan and Eastern Dublin Specific Plan to ensure consistency throughout the
documents. Please refer to Exhibit A of Attachment 1 for a complete list of the proposed
amendments to the General Plan and Eastern Dublin Specific Plan.
A Resolution recommending the City Council approve a General Plan Amendment and an
Eastern Dublin Specific Plan Amendment for the Capistrello Court project is included as
Attachment 1.
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Planned Development Rezone and related Stage 7 and Stage 2 Development Plan
Amendment
The Applicant also requests approval of a Planned Development Rezone and related Stage 1
and Stage 2 Development Plan Amendment consistent with the requested General Plan and
Eastern Dublin Specific Plan land use amendments. The rezone will amend the existing PD
zoning to allow single-family residential uses in the subject site.
The proposed Stage 1 and Stage 2 Planned Development Zoning is consistent with the
requirements of the Zoning Ordinance (Chapter 8.32-Planned Development Zoning).
Approval of this application would also increase the total dwelling unit count over all for the
Positano development from 1,043 dwellings to 1,055 dwellings while, at the same time,
removing future Semi-Public uses on this site. The 2005 SEIR for Fallon Village evaluated the
construction of up to 1,078 dwelling units for the Positano project which means the additional
units resulting from the land use amendments and rezoning would remain within the maximum
number of units evaluated for environmental impacts (1,078 units) in the SEIR.
A Stage 2 Development Plan for Fallon Village (PA 05-038) was approved in 2005 by City
Council Ordinance 33-05 (See Attachment 2) and among other things established Development
Standards for residential development in Positano. With the proposed PD Amendments these
residential development standards would now apply to the project site. Therefore, the
subdivision would be consistent with surrounding residential development in Positano overall,
including: lot size, frontage, setbacks, coverage, distance between buildings, common outdoor
areas, usable outdoor areas, height limits, parking, driveways, and grading standards.
The Development standards for Capistrello Court would be the same as the development
standards established for the low-density residential product planned for lots having a minimum
lot size of 3,200 square feet. Lot sizes are proposed at 40' x 80' which is similar to the adjacent
Cantara neighborhood. Maximum lot coverage is 55%. The rear yards are required to have a
10-foot minimum depth with an overall average depth of 15 feet. Tf~e 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 300 square feet with that
area having a minimum dimension of 8 feet.
A Resolution recommending the City Council adopt an Ordinance approving the Planned
Development Rezoning and related Stage 1 and Stage 2 Development Plan Amendment for the
Capistrello Court project is included as Attachment 3.
Site Development Review
Site Layout/Plotting -Capistrello Court is an extension of Capistrello Street within the Cantara
neighborhood to the north and east of the project site. Capistrello Court is a residential cul-de-
sac that would provide access to the 12 lots proposed. Eight of the lots would back onto
Positano Parkway. Lots at the end of the cul-de-sac back on to hillside open space, and the 4
lots on the southeast side of Capistrello Court back on to the homes on Scala Court at a grade
differential. These lots are at or below the lots on Scala Court. The lots range in size from the
minimum of 3,708 square feet (Lot 4) to 9,968 square feet (Lot 8) with the larger lots generally
being irregularly shaped or affected by hillside slope. Each of the 12 lots are listed below by
size:
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Site Plan
Tahle 2' Lots in Canistrello Court
Lot -Tract 8072 Lot Area (sf)
1 4,081
2 3,716
3 3,716
4 3,708
5 3.930
6 4, 577
7 4, 379
8 9,968
9 7,207
10 4,357
11 4, 359
12 5, 926
Based on the plotting matrix/fit list any of the three approved floor plans will fit on all 12 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 eliminate the repetitious look of many
subdivisions. These standards have been included as Condition #22 of Attachment 4. As
individual plot plans are submitted for each lot, the Applicant shall provide a master plotting plan
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for the previous phases to ensure compliance with these standards. The proposed project
would comply with all other adopted development standards.
Floor Plans -The architectural elevations and floor plans for CapistrE:llo Court are identical to
the architectural styles and floor plans recently approved for Cantara (71 units) located to the
northwest on the opposite side of Positano Parkway. All 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 3 shows proposed square footage, bedrooms, bathrooms, parking, available styles, and
the living space options for each of the proposed plans.
Table 3: Capistrello Court -Floor Plans
Square Optional
Floor
~~~
Plan Bedrooms Bathrooms Footage
2 Elevations~3~ Parking Living
(typical)~
~ Space
Plan 1 3 + 1 opt. 2.5 2,049 sf A, B & C 2 lobedroomh
Plan 2 3 + 1 o t.
p 2.5 2,310 sf A, B & C 2 bonus room or
fourth bedroom
bedrooms v.
ground floor
Plan 3 4+ 1 o t.
p 3+ 1 o t.
p 2,692 sf A, B& C 2 den, second
floor bonus
room, master
retreat
Total: 12 Units
~'~ Any one floor plan is limited to no more than 40% of the total.
c2~ Living area only.
c3~ (A) Spanish Colonial, (B) Cottage, and (C) Italianate
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 5, 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 5, 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, ar~d build out of a smaller
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bedroom adjacent to the master bedroom as a retreat. (See Attachment 5, Architecture tab,
Sheets A3.1)
Architecture - As previously mentioned, the architectural elevations for Capistrello Court are
identical to the architectural styles recently approved for Cantara to the northwest north of
Positano Parkway. The SDR for Capistrello Court 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. Because no one-story
floor plan is proposed, floor plans and exterior elevations are 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 three
plans present a strong one-story element to the street and recessed second story elements to
reduce mass and enhance pedestrian scale. The garage facades have been de-emphasized
with architecture forward plans, multi-plane front elevation setbacks, arrd 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 5,
Architecture tab.
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
5, 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
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 veneer. 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.
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(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 in the approved Stage 2 Development
Plan, each of the 12 single-family homes in Capistrello Court is provided with atwo-car garage
resulting in compliance with the minimum requirement of 24 covered spaces. In addition, all
units are required to provide one guest space (a minimum of 12 guest spaces). Attachment 5,
Sheet C.4, presents the calculation of required and available parking, and identifies 12 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 5, Landscape Architecture tab, Sheets L-1 through L-7).
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
sidewalks paralleling the streets will be shaded and enhanced by trees and plantings.
Hardscape elements along with landscaping will be used to create a neighborhood entry and
identity similar to other neighborhoods in Positano.
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.
The street landscaping and perimeter walls unify the neighborhood and integrate it with the
adjacent neighborhoods within Positano. The walls and fence designs proposed for Capistrello
Court 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.
As with the other tracts and neighborhoods within Positano, the fence plan takes into
consideration retaining walls and view fencing with wrought iron fencing along the southerly
boundary of the project, specifically with ornamental iron fencing at the end of the cul-de-sac at
the top of the sloping hillside below. A "community-themed wall" which ties together
neighborhoods throughout the Positano planned community would be located adjacent to
Capistrello Court along Positano Parkway and would wrap the property boundary along Lot 8
adjacent to the open space hillside area above Jordan Ranch to the south.
Affordable Housing/Inclusionary Zoning -The proposed project i:~ not subject to the City's
Inclusionary Housing requirements as it is less than 20 units.
Public Art Compliance -The project is not subject to the City's public art requirements as it is
less than 20 units.
A draft Resolution approving the Site Development Review with required findings along with the
Vesting Tentative Tract Map 8072 for the Capistrello Court project is included as Attachment 4.
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Vesting Tentative Tract Map 8072
Vesting Tentative Tract Map 8072 would subdivide the 2.8-acre site into 12 lots along a
residential cul-de-sac. Lots would range in size from 3,708 square feet to 9,968 square feet. A
Resolution approving Vesting Tentative Tract Map 8072 with required findings along with the
Site Development Review for the Capistrello Court project is included as Attachment 4.
CONSISTENCY WITH GENERAL PLAN, SPECIFIC PLAN & ZONING ORDINANCE
The application includes a request for Planned Development rezoning with a related Stage 1
and Stage 2 Development Plan Amendment that is consistent with the proposed land use
amendments under the General Plan and Eastern Dublin Specific Plan. The Stage 2
Development Plan for Fallon Village (PA 05-038) was approved in 2005 by City Council
Ordinance 33-05 (See Attachment 2) and established the Stage 2 Planned Development zoning
and Development Standards to be applied to the Vesting Tentative Tract Map and Site
Development Review. The current SDR request would be consistent with Planned
Development zoning standards applicable to this project.
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 the larger Positano
project that has implemented pathways, gathering spaces, and open spaces. The Applicant
intends to exceed the City of Dublin Green Building Ordinance (See Attachment 6) 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 ire compliance with all local
Ordinances and Regulations. Conditions of Approval from these departments and agencies
have been included in the attached Resolution (Attachment 4).
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
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. A copy of this Staff Report has been
provided to the Applicant.
ENVIRONMENTAL REVIEW:
The General Plan and the Eastern Dublin Specific Plan were adopted by the City to encourage
orderly growth of the Eastern Dublin area. The Eastern Dublin EIR was a Program EIR and
evaluated the potential environmental effects of urbanizing Eastern Dublin over a 20 to 30 year
period.
On May 10, 1993, the Dublin City Council adopted Resolution No. 51-93, certifying an
Environmental Impact Report (EIR) for the Eastern Dublin General Plan Amendment and
Eastern Dublin Specific Plan (Eastern Dublin EIR, SCH #91103064). The certified EIR consisted
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of a Draft EIR and Responses to Comments bound volumes, as well as an Addendum dated
May 4, 1993, assessing a reduced development alternative. The City Council adopted
Resolution No. 53-93 approving a General Plan Amendment and a SpE:cific Plan for the reduced
area alternative on May 10, 1993. On August 22, 1994, the City Council adopted a second
Addendum updating wastewater disposal plans for Eastern Dublin.
The Eastern Dublin EIR addressed the cumulative effects of developing in agricultural and open
space areas and the basic policy considerations accompanying the change in character from
undeveloped to developed lands. For identified impacts that could not be mitigated to a less
than significant level, the City Council adopted a Statement of Overriding Considerations for
cumulative traffic, extension of certain community facilities (natural gas, electric and telephone
service), regional air quality, noise, and other impacts. Because the Eastern Dublin project
proposed urbanization of the almost completely undeveloped Eastern Dublin area, the Eastern
Dublin EIR also analyzed conversion of agricultural and open space lands to urban uses. These
impacts together with visual and other impacts from urbanization were also determined to be
significant and unavoidable. Where the Eastern Dublin EIR identified impacts that could be
mitigated, the previously adopted mitigation measures continue to apply to implementing
projects such as the Capistrello Court project.
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 approximately 1,134 acres, including 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
51-93).
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 ar~d 2002 EIRs which was
circulated for public review from August 23, 2005 through October 6, 2005 (SCH #2005062010).
A Final SEIR dated October 2005 contained 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 in connection with
the land use approvals.
Consistent with CEQA, Section 21166 and CEQA Guidelines Sections 15162 and 15163, an
Initial Study was prepared by the City, as the Lead Agency, to determine whether there would be
significant environmental impacts occurring as a result of the current project beyond or different
from those already addressed in the EIRs previously certified. Consistent with CEQA
Guidelines, Section 15164, a determination was made to prepare an Addendum to the three
EIRs certified previously. Attachment 7 is the Resolution of the Planning Commission
recommending that the City Council Approve the CEQA Addendum. Exhibit A to Attachment 7
is the CEQA Addendum. The Initial Study and an Addendum to previously certified EIRs
concluded that the proposed project did not identify any new or more severe significant impacts
that were not analyzed in the three EIRs referenced above, and that. no further environmental
review under CEQA is required. Pursuant to the 2002 Citizens for a Better Environment case,
approval of the Addendum will include a Statement of Overriding Considerations for significant
unavoidable impacts identified in the prior EIRs that are applicable to the project or project site.
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The CEQA Addendum and all of the EIRs, Reso-utions and Ordinances referenced above are
incorporated herein by reference and are available for review ai: City Hall during normal
business hours.
CONCLUSION:
The Applicant's submittal package is included as Attachment 5 to the Staff Report. The
proposed General Plan and Eastern Dublin Specific Plan amendments would modify the existing
land use designation from Semi-Public to Single-Family Residential (0.9 to 6.0 dwelling units per
acre). Approval of the Planned Development Rezone with a related Stage 1 and Stage 2
Development Plan Amendment would allow for the subdivision of 12 lots and 12 detached
single-family units to be built on the 2.8-acre site along a residential cul-de-sac. The homes
would be available in three separate floor plans with three architectural elevation styles available
for each of the three plans.
ATTACHMENTS: 1) Resolution recommending that the City Council adopt a Resolution
amending the General Plan and Eastern Dublin Specific Plan to
change the land use designation from Semi-Public to Single-Family
residential for the project known as Capistrello Court with .the draft
City Council Resolution attached as Exhibit A.
2) City Council Ordinance 33-05 amending 1:he Zoning Map to rezone
the 488 acre Braddock and Logan properties within Fallon Village
project site to the PD-Planned Development District and adopting a
related Stage 2 Development Plan (without exhibits).
3) Resolution recommending that the City Council adopt an Ordinance
approving a Planned Development Rezone and related Stage 1 and
Stage 2 Development Plan Amendment for a property known as
Capistrello Court, with the draft City Council Ordinance included as
Exhibit A.
4) Resolution approving a Site Development Review Permit and
Vesting Tentative Tract Map 8072 for Capistrello Court at Positano, a
residential subdivision of 12 single-family detached units on
approximately 2.8 acres.
5) Application materials for Capistrello Court.
6) Green Building Checklist.
7) Resolution recommending that the City Council adopt a CEQA
Addendum to the Eastern Dublin Environmental Impact Report, the
Supplemental Environmental Impact Report for the Eastern Dublin
Property Owners, and the Supplemental Environmental Impact
Report for Fallon Village for the Project known as Capistrello Court at
Positano with the draft City Council Resolution attached as Exhibit A.
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GENERAL INFORMATION:
APPLICANT/PROPERTY:
OWNER
LOCATION:
ASSESSORS PARCEL
NUMBER:
EXISTING LAND USE
DESIGNATION:
EXISTING ZONING:
PROPOSED LAND USE
DESIGNATION:
PROPOSED RE-ZONING:
SURROUNDING USES:
Braddock & Logan
4155 Blackhawk Plaza Circle, Suite 201
Danville, CA 94506-5700
Attn: Andy Byde
Southeast corner of Positano Parkway and Cantara
Drive
985-0073-005-00
Semi-Public
PD PA 05-038 City Council Ordinance 33-05
Single-Family Residential (0.9 to 6.0 units per acre)
PD
CURRENT USE OF
LOCATION ZONING GENERAL PLAN LAND USE PROPERTY
Po:~itano Neighborhood
Northeast PD Low Density Residential Cantara
Sinclle-Famil Residential
Positano Neighborhood
North PD Low Density Residential Fiorano
Sinclle-Famil Residential
Positano Neighborhood
Northwest PD Low Density Residential Salerno
Sinclle-Family Residential
West PD Open Space Bio-Retention Cell
South PD Open Space Vacant
Reference: General Plan
Eastern Dublin Specific Plan
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