HomeMy WebLinkAbout8.1 PCSR Calarosa II at Positano STAFF REPORT
82 PLANNING COMMISSION
DATE: December 11, 2012
TO: Planning Commission
SUBJECT: PUBLIC HEARING: PA 07-005 Calarosa II at Positano
(Neighborhood D-4) Site Development Review for a portion of the
Positano project which includes 98 single-family detached residential
units on approximately 29.9 acres within Tract 8105
Report Prepared by Mike Porto, Consultant Planner
EXECUTIVE SUMMARY:
Braddock & Logan Services is proposing to construct 98 single family detached homes on 29.9
acres (Lots 1 through 98) within Neighborhood D-4 of the Positano planned community. The
proposed project is identified for marketing as "Calarosa II" and will provide three separate floor
plans with four architectural elevation styles.
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
Calarosa II at Positano (Neighborhood D-4) for 98 single-family detached residential units on
approximately 29.9 acres within Tract 8105.
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Submitted By: IRev ed By
Mike Porto, Consulting Planner Planning Manager
COPIES TO: Applicant
File I
ITEM NO.: I
Page 1 of 10
G:1PA#12007107-005 PositanolD-4 Calarosa 21PCSR Calarosa D4 SDR 12.11.12.doc
PROJECT DESCRIPTION:
The proposed Site Development Review (SDR) is for Positano Neighborhood D-4, also known
as Calarosa II. This neighborhood includes 98 single-family residential lots within the portion of
the Positano planned community being developed by Braddock & Logan which is the Applicant
for this SDR. As with the neighborhoods approved and constructed previously within the
Positano planned community, Neighborhood D-4 is subject to the development regulations and
design standards approved and adopted with the Stage 2 Development Plan. Most recently this
home builder completed Calarosa I (Tract 8081), a 71-unit neighborhood of single-family
detached units along the north side of Positano Parkway.
Background
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 included Stage 1 and Stage 2 Development Plans. 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.
The Positano project generally is located east of Fallon Road extending to the City limits within
the Eastern Dublin Specific Plan Area. Positano Neighborhood D-4 is comprised of 98 lots
within approximately 29.9 acres; it generally is located in the southerly portion of the Positano
project area south of Positano Parkway with a portion west of La Strada Drive and another
portion on both sides of North Spago Drive and South Spago Drive east of East Cantara Drive
(See the vicinity map below).
A Neighborhood park and elementary school are planned for the area north of Neighborhood D-
4. The Cantara neighborhood, one of the first developments within the Positano project, lies
west of Neighborhood D-4. Jordan Ranch is located to the south and separated by
undeveloped slope area. A preservation corridor with an open space designation is located to
the east.
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Vicinity Map
Calarosa II (Neighborhood D-4)
Access to the Neighborhood D-4 primarily is from the intersection of La Strada Drive and
Positano Parkway or from the Cantara Drive intersection with Positano Parkway. The layout of
Neighborhood D-4 includes two full blocks and parcels long streets that generally follow straight
or curved lines. The parcels along the northerly portion of this tract are oriented towards the
future neighborhood park or back on to the proposed elementary school.
The project site currently is vacant. 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-4) is currently
underway. Non-native vegetation was removed with the mass grading.
The Applicant currently requests approval of a Site Development Review permit for 98 lots. The
proposal includes three different floor plans, all two stories, with four architectural styles. Two of
the plans (Plans 1 and 3) will be offered in all four architectural styles and one of the plans (Plan
2) will be available in three of the four styles. This project is identical to the existing Calarosa
(D-1) project previously approved by the Planning Commission. A Resolution approving the Site
Development Review is included as Attachment 1, with the project plans included as Exhibit A to
Attachment 1.
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 Positano, Neighborhood D-4 is subject to the development
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regulations and design standards approved and adopted with the Stage 2 Development Plan.
Development Regulations for Neighborhood D-4 are comparable to the Development
Regulations for the Cantara neighborhood.
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
7586. The sloping terrain has a marked influence on the character of this neighborhood
subdivision.
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 and Calarosa I, all lots in Neighborhood D-4
have minimum dimensions of 43 feet by 80 feet. No lot is less than 3,440 square feet. Average
lot size is approximately 3,950 square feet. Also, similar to Cantara and Calarosa I, 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.
The rear yards in Neighborhood D-4 are required to have a 5-foot minimum depth with an
overall average depth of 10 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 300 square feet.
Based on the plotting matrix/fit list (Exhibit A to Attachment 1, Sheets C1.A, C1.B and C1.C) any
of the three floor plans will fit on all 98 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 - The three floor plans proposed for Neighborhood D-4 are labeled as Plans 1, 2,
and 3 and are comparable in size to the plans built with Calarosa I (Neighborhood D-1). 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 a street-facing
door. All plans are configured with the master bedroom on the second floor at the rear of the
structure and provide a walk-in closet. The laundry rooms for all three plans are located on the
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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.
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-4 (Calarosa II) - Floor Plans
Floor Square Footage is)
Plan(' Bedrooms Bathrooms (typica1)(2) Elevations Parking Optional Living Space
Plan 1 3 or 2.5 or 3 2,049-2,272 sf A, B. C & D 2 fourth bedroom and or loft
4 + 1 opt. build-out as 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 & D 2 den, second floor bonus
room, master retreat
Total: 98 units
�') Any one floor plan is limited to no more than 40%of the total
(2j Living area only
(3) (A) Spanish Colonial, (B) Cottage, (C) Italianate, and (D)Tuscan
Plan 3 and a Plan 1 option provide accommodations for a ground floor bedroom and full
bathroom.
Plan 1 - Plan 1 is the smallest at 2,049 square feet but offers a build out option with a ground
floor bedroom and a full ensuite bathroom that would increase the size of the unit to 2,272
square feet. Without the ground floor bedroom, the front of the house features a covered front
porch. The entry leads past the staircase to 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 as a fifth bedroom or left open to
the living area below. (See Exhibit A to Attachment 1, Architecture tab, Sheets A1.1 and A1.9)
Plan 2 — At 2,310 square feet, 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 Exhibit A to Attachment 1, Architecture tab, Sheet
A2.1)
Plan 3 - Plan 3 is the largest with 2,692 square feet and 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 which may be built out as a bedroom with
ensuite bathroom or left open to the living area below. Also, a smaller bedroom adjacent to the
master bedroom on the second floor may be built out of as a retreat. (See Exhibit A to
Attachment 1, Architecture tab, Sheet A3.1)
Architecture - The Stage 2 Planned Development zoning was adopted with Design Guidelines
which include a series of architectural styles. The Applicant proposes to utilize four of the
approved architectural styles. The SDR for Neighborhood D-4 offers four architectural styles for
two of the plans (Plans 1 and 3) and three styles for one of the plans (Plan 2).
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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, with the Italianate and
Tuscan styles sharing the same palette, for a total of 12 combinations using 52 colors by Kelly
Moore Paint identified in Exhibit A to Attachment 1, Architecture tab, Sheet A0.9.
Among the four styles, exterior elevations of all styles primarily are stucco or plaster finish with
accents in manufactured El Dorado stone veneer on all styles except Spanish Colonial. Roof
materials are Eagle products in either flat concrete tile for the Cottage style or concrete S-tiles
for the Spanish Colonial, Italianate, and Tuscan styles. Each plan has a roof tile palette of four
colors (See Exhibit A to Attachment 1, Architecture tab, Sheet A0.9) Roll-up garage doors
present horizontally rectangular panels on all styles, except 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 Neighborhood D-4:
- (A) Spanish Colonial - For this neighborhood, the Spanish Colonial style features gable
roof forms pitched at 4:12 with sculpted eaves. 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 in groups of four which
are framed with heavy sills and wooden shutters on Plans 1 and 3. Garage doors are
framed with a shaped soffit, and 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 on Plans 1 and 3 or short ridges flanked by hip roof
forms on Plan 2. Architectural projections are framed by gable and shed forms. Front
facades and entry exteriors are accented with one of four styles of manufactured stone.
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 or multiple panes in the upper half 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. Window mullion patterns are square
with windows defined by heavy frames, formed sills, and square paneled wooden
shutters on Plan 1. Exterior lighting fixtures are classic pendant-shaped.
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(D) Tuscan - The Tuscan style presents simple roof forms pitched at 4:12 with concrete
S-tiles on a short-ridged hip roof for Plan 1 and gabled roof for Plan 3 with accent gables
or shed overhangs on the lower roof forms. Entries, garage door openings, and front
porches are accented with one of four styles of manufactured stone veneer, and are
enhanced with wooden headers. Window mullion patterns are square with windows
defined by heavy frames, corbelled pot shelves, and louvered wooden shutters with
ornamental latches. Gable end accents are double square enhancements of tile.
Exterior lighting fixtures are classic pendant-shaped.
Parking - In accordance with the development standards, each of the 98 single-family homes in
Neighborhood D-4 is provided with a two-car, side-by-side, garage resulting in compliance with
the minimum requirement 196 covered spaces. In addition, all units are required to provide one
guest space (a minimum of 98 guest spaces for Neighborhood D-4). Exhibit A to Attachment 1,
Sheet C4.1, presents the calculation of required and available parking, and identifies 110
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
Exhibit A to Attachment 1, Landscape Architecture tab, Sheets L-1 through L-14)
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 (WELD).
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-4
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, lattice-topped, and view fences of an appropriate height where
necessary and as the interface between adjacent properties on the upslope, the down slopes,
and/or abutting public right-of-way. A community themed wall would be located along the rear
interface of the lots along North Spago Drive with the elementary school to the north.
Affordable Housing/Inclusionary Zoning - The proposed project is subject to the Affordable
Housing Agreement approved by the City Council for Positano. The Affordable requirement for
Positano will be satisfied through a combination of inclusionary units, granny flats and a
community benefit payment.
Public Art Compliance - Neighborhood D-4 is 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).
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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 Single-Family Residential." PA
05-038 approved in 2005 established the Stage II 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 2) 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
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.
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PUBLIC NOTICING:
In accordance with State law and City policies, 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 was provided to the Applicant.
ATTACHMENTS: 1. Resolution approving a Site Development Review Permit for
Calarosa II at Positano (Neighborhood D-4) for 98 single-
family detached residential units on approximately 29.9 acres
within Tract 8105, with the project plans included as Exhibit A.
2. Green Point Rated Checklist
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GENERAL INFORMATION:
PROPERTY OWNER/ APPLICANT: Braddock & Logan Homes
4155 Blackhawk Plaza Circle, Suite 201
Danville, CA 94506-5700
Attn: Jeff Lawrence
LOCATION: The project is located south of Positano Parkway with a
portion west of La Strada Drive and another portion on
both north and south sides of North and South Spago
Drive east of East Cantara Drive.
APN: 985-0075-013-05
Lots 1 through 98 of Tract 8105
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 Neighborhood Park Vacant
Elementary School
South PD Low Density Residential Vacant
East PD Open Space Vacant/Open SpaceMalking
Trail
West PD Single-Family Residential Single family residential
(Cantara 1 & 2 - Tract 7853)
REFERENCES:
• General Plan
• Eastern Dublin Specific Plan
• Vesting Tentative Map 8105
• Planned Development Zoning, Stage 1 & 2 Development Plans (Ordinance 32-05)
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