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Home My WebLink About8.1 PLPA 2011-00058 Fiorano IIG~~~ OF DUe~ti ~~~ ~~LIFOR~~~ AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: February 14, 2012 SUBJECT: PUBLIC HEARING: PLPA-2011-00058 Fiorano II Site Development Review for a portion of the Positano project which includes 5single-family detached residential units on Lots 131 through 135 within Tract 7854 Report Prepared by Mike Porto, Consultant PlannE~r EXECUTIVE SUMMARY: The Planning Commission will consider a Site Development Review (SDR) for a portion of the Positano project known as Fiorano II for 5single-family detached residential units. The SDR proposes to develop 2 of the original Fiorano I plan types on 5 existing residential lots with 4 different architectural elevation styles, fencing, landscaping, and site planning, etc. RECOMMENDATION: 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 Resolution approving a Site Development Review for Fiorano II at Positano for 5single-family detached residential units on lots 131 through 135 within Tract 7854. ,~.1 C°~ /'I l ~~ ~ R. Submitted By Consulting Planner COPIES TO: Applicant Property Owner jam--- evi By Planning Manager ITEM NO. Page 1 of 9 G:IPAi'~~2011 iPLPA-1011-00058 Fiorano 11 SDR DR Horton'~~PCSR FIORANO I12.1~/.l2 SDR.doc PROJECT DESCRIPTION: Background The Positano project is a 488-acre area which is part of the 1,134-acre Fallon Village. The Planned Development zoning for Positano (PA 05-038) was approved in December 2005 and included a Stage I and Stage II Development Plan. The approval also included Vesting Tentative Tract 7586 approved in November 2005 by Planning Commission Resolution 05-61 as a subdivision of 1,043 low density residential lots. Vicinity Map The Positano project is generally located north and east of Fallon Road extending to the City limits. The project also is located within the Eastern Dublin Specific Plan Area. The following map describes all of the various neighborhoods in Positano that have been approved to date. 2 of 9 .~~ •. ~ -___-- - ~. J /{ ' d O Tea tYL Hei My fNe My 6a Uy! A) fiI kMlPemee ]Y.YI , ~ Nj '?!?'~ tiucr cress ' ~ O CAATAlAIlOe pI lad ` i4Jh. { - ~ ~ c.u.Twu a sue ~ ~wl..l . a W ~ ~ F 1 . ~~ ~~ r - Tee tV. Re! M.p ®(wr Mytr>W el ro,w.arm.~ee.+i 1 ~ „K. 7RII~i f155 ~ . ,; L O Ter eu. yr My tH kblP-m.r~ lln.rt s ., _ r 4 ~.' 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During the mass grading for the entire 488 acres Positano community Braddock and Logan determined that a smoother more natural transition between their property and the Lin's Dublin Ranch Golf Course could be achieved if the two developers worked together. The result was that 35 lots were created as a part of Positano but the ownership was retained by the Lins. The proposed Site Development Review (SDR) affects 5 lots that werE; owned by the Lin Family. These lots are within the portion of the Positiano project formerly known as Salerno II at Positano. The Salerno neighborhood project was approved for 1 i'5 single-family detached residential units. Twelve of the lots within Salerno II were not develop~~d and the proposed SDR is for 5 of those lots. The remaining 163 lots within the Salerno neighborhood have been developed and are now occupied. The 5 lots have been mass graded and retaining walls constructed in accordance with the Conditions of Approval for Vesting Tentative Tract Map 7586 and are currently vacant, however the streets are paved. Also, the entire utility infrastructure has been constructed. The developments to the north (K. Hovnanian) currently are under construction and developments to the east (Braddock and Logan) are constructed and occupied. The Applicant, D. R. Horton, currently requests approval of a Site DE~velopment Review (SDR) Permit for 5 lots within Positano (Lots 131-135 of Tract 7854). The proposal includes two different floor plans, including a one single story plan, one two story plan with four distinct architectural elevation styles. The SDR provides that 2 elevation styles will be used on the single story plan and 3 elevation styles will be used on the 2-story pl~ln. These elevation styles are identical to the existing Fiorano I Plan. 3 of 9 ANALYSIS: The Site Development Review addresses the site layout and architecture, as well as front yard landscaping, hardscape, and details for walls and fencing. None of the development standards (i.e. lot size, setbacks, building height, parking, etc.) adopted as a part of the Stage II Planned Development are proposed to be changed. A Resolution requesting approval of the SDR is included as Attachment 1. Site LayoubPlotting -The 5 lots on which the proposed Fiorano II units are to be constructed are already subdivided and are existing legal lots: Lots 131 through 135 of Tract 7854. The lots range in size between 7,963 square feet up to 9,308 square feet. Thf~ Applicant's project plans are included as Attachment 2. Fiorano Site Plan Floor Plans - D.R. Horton is proposing to use their previously approvE=d Plan 1 and Plan 2. The floor plans would range in size from 1,953 square feet (for Plan 1) to 2,266 square feet for Plan 2. Plan 1 is a single story and Plan 2 is a two story plan with a 3~d car tandem garage. Table 1 shows proposed square footage, bedrooms, bathroom, parM;ing, available styles, and the Granny Flat option for each of the proposed plans: Table 1: Fiorano II -Floor Plans Square Optional Floor Plan~'~ Bedrooms Bathrooms Footage Elevations~2~ Parking Granny (t pical)~'~ Flat Plan 1 3+ 1 opt. 2+ 1 opt. 1,953 sf A& C 2 -- Plan 2 4 + 1 opt. 2.5 + 1 opt. 2,266 sf A, B & C 3 or 2 +318 sf Total: 5 units ~'~ Living area only. Uzi (A) Craftsman, (8) Spanish Colonial, (C) Cottage 4 of 9 Plan 1 -Plan 1 is a single-story floor plan designed for a young or mature family and offering a low profile to the street with a porch element to mark the entry on the front elevation. Plan 1 provides 3 bedrooms and 2 bathrooms and offers two options: (1) an office or a fourth bedroom with third bathroom, and (2) a third bedroom which can be built out as an office or formal dining area. Lot 132 will be constructed as a C elevation, Cottage and Lot 134 will be constructed as an A elevation, Craftsman. Plan 2 -Plan 2 is designed with a side door front entry. A strong porch element allows this plan to maintain a low profile to the street with a recessed second level, especially on corner lots. This floor plan appears to be flexible in terms of build-out options. A library or den is located off of the entry at the front of the home and separate from the living area. All four bedrooms, including the master suite, are located on the second floor. Bathrooms include the master bath, upstairs bathroom, and a powder room on the ground level which can be expanded to a full third bathroom. The laundry area is located on the second floor. The downstairs space, shown on the basic plan as a third tandem parking stall, allows for a number of optional configurations. One would be a 318 square foot Granny Flat with separate entry, bathroom, and kitchenette. A second option allows for a garage workshop, and a third option could accommodate a fifth bedroom. Lot 131 will be constructed as an A elevation, Craftsman; Lot 133 will be constructed as a B elevation, Spanish Colonial and Lot 135 will be constructed as a C elevation, Cottage. Architecture -This SDR offers 2 elevation styles for the Plan 1 and 3 elevations styles for the Plan 2. The use of multiple styles over the 5 lots 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 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 massing of the buildings offers strong one-story elements to the street and stepping at the sides to avoid "boxy" homes and to provide an interesting and pedestrian-friendly streetscape that will blend well with the existing homes in the area. Exterior elevations of all styles primarily are stucco finished with accents in manufactured stone, brick elements and wood siding in the gable ends. Roof materials on all styles are flat concrete tile. Second floor bands and pop outs are used to visually break-up exterior elevation surfaces. The Stage II Development Plan includes Design Guidelines which include a series of architectural styles. The Applicant chose 3 styles and in no case are the same styles plotted next door to each other. The following provides an abbreviated description of each approved architectural style reflecting the proposed exteriors: - (A) Craftsman -The Craftsman style has not been represented in any of the previous SDR approvals for Salerno so far until this project, but was included with the original design guidelines approved for Positano in 2005. For this project, the Craftsman style roof lines are almost exclusively gable, except on Plan 1 which uses a basic hip structure over the main structure. Exterior elements include: double wood-post porch supports on manufactured stone-clad pylons, louvered vent or lap-siding gable end treatments, and extended beams with kicker supports. Header articulation and heavy sills with supports accent the windows which are also delineated with upper mullions. This style is available for all three floor plans. 5 of 9 - (B) Spanish Colonial -The Spanish Colonial style also has not been represented in any of the previous SDR approvals for Salerno until this project, but was included with the original design guidelines approved for Positano and has been approved for Cantara. Prior SDR approvals for Salerno have included a Spanish style. The Spanish Colonial style proposed for Fiorano at Positano uses arched porch elements and louvered vents, recesses, or decorative accented gable ends. Windows are defined with plank shutters, square or vertical mullions, and supported heavy window sills that provide the appearance of pot shelves. This style is used for 2 of the 3 floor plans. - (C) Cottage -The Cottage style uses hip, gable, and shed elements for the roof. Porches are supported by tapered wooden columns, and gable ends are shingled with exposed corbels. Windows are accented with heavy articulation, louvered shutters, and vertical mullions. This style is used for 2 of the 3 floor plans. Parking - In accordance with the development standards, each single-family home in the Fiorano II neighborhood is provided, at a minimum, with atwo-car garage. In addition, the Plan 2 also has a third tandem parking space within the garage which can be built out as a 318 square foot Granny Flat. Parking for the Granny Flat units would be permitted as an exterior tandem space on-site in the driveway or within the excess curbside guest parking. As before, the guest parking will meet or exceed 1 space per home, located curbside along each of the public streets within the subdivision, except where marked for traffic safety and access by emergency vehicles. Landscaping/Fence Plan -The Landscaping Plan in the current submittal generally reflects the plans approved with the previous SDR for Salerno. The current submittal addresses walls and fences within the previously approved design and hierarchy that are applicable to this neighborhood. As with the overall SDR approved previously for Salerno, the landscaping is proposed to be generous, with trees within the parkway lining Forino Drive in front of the homes. The landscape plans in the current submittal have been revised to reflect the building footprint of each revised floor plan. Atypical landscape/site plan is provided for both floor plans. Access -Primary access to the 5 lots comprising Fiorano II at Positano will be from Salerno Drive to the east. The lots front onto Forino Drive. Development Standards -The PD development standards established a minimum lot size of 5,000 square feet. Maximum lot coverage for single story homes (Plan 1) was established at 55%. Lots developed with 2-story homes (Plans 2) are limited to a maximum of 45% coverage. These standards would not change. The project is in conformance with these development standards. Rear yards would range between 17 feet and 56 feet minimum for the flat usable area. Each lot has a up slope in the rear yard beyond the flat usable area making the actual rear yard setbacks range between 70 to 94 feet to the property line shared with the K. Hovnanian homes Affordable Housing/Inclusionary Zoning -These lots are accounted for in the overall Affordable Housing Agreement for Positano. Public Art Compliance -The project is not subject to the City's public art requirements as it is less than 20 units. 6 of 9 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 have no effect on consistency 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. Additionally, D. R. Horton intends to exceed the City of Dublin Green Building Ordinance and will exceed the 50 point threshold in the City's program (See Attachment 3). In general, D. R. Horton is furthering the goals of the Community Design and Sustainability Element of the General Plan by providing a high quality of life and preserving resources and opportunities for future generations. ENVIRONMENTAL REVIEW: The proposed project is part of the larger project known as Fallon Village (formerly known as the Eastern Dublin Property Owners, or EDPO). In 2002, a number of owners in Eastern Dublin filed applications for annexation of portions of the current project site to the City and to the Dublin San Ramon Services District (DSRSD.) At that time, the City prepared and certified a Supplemental Environmental Impact Report (SEIR) (SCH # 2001052114, Resolution 40-02) for that project. The SEIR was a supplement to the 1993 Eastern Dublin EIR certified by the City Council on May 10, 1993 (SCH # 91103064, Resolution 51-930). Both the 1993 EIR and 2002 SEIR are incorporated herein by reference. The Fallon Village project proposed in 2005 (for PA 04-040) included a specific proposal for the Braddock and Logan properties (PA 05-038), now referenced as Positano. Based on the results of an Initial Study, the City prepared a Draft SEIR to the 1993 and 2002 EIRs which was circulated for public review from August 23, 2005 through October 6, 2005 (SCH #2005062010). A Final SEIR dated October 2005 containing written responses to all comments received on the Draft SEIR and was reviewed and certified by the City Council on December 6, 2005 by Resolution No. 222-05. Significant unavoidable impacts were identified in these EIR's that required the City Council to adopt Statements of Overriding Considerations with the approval of each EIR. The proposed SDR 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 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. 7 of 9 ATTACHMENTS: 1) Resolution approving a Site Development Review for Fiorano II at Positano for 5single-family detached residential units on lots 131 through 135 within Tract 7854. 2) Applicant's submittal package dated December 16, 2011. 3) Green Point Rated Checklist. 8 of 9 GENERAL INFORMATION: PROPERTY OWNER: APPLICANT: LOCATION: ZONING: D. R. Horton, Northern California Division c/o Dean Mills 6630 Owens Drive Pleasanton, CA 94588 D. R. Horton, Northern c/o Dean Mills 6630 Owens Drive Pleasanton, CA 94588 California Division The project area is located north of Positano Parkway, north of Forino Drive, west of Salerno Drive. APNs: 985-0076-065, 985-0076-066, and 985-0076- 067, 985-0076-068, 985-0076-069. (Lots 131 through 135 of Tract 7954) PD-Residential: Low Density/Single-Family GENERAL PLAN & EASTERN DUBLIN SPECIFIC PLAN: Residential: Single-Family 9of9