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HomeMy WebLinkAbout8.2 Verona Estates @ Positano SDR & CUP OFD ,�� STAFF REPORT sz PLANNING COMMISSION DATE: February 26, 2013 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2012-00059 Verona Estates at Positano Site Development Review and Conditional Use Permit for 30 single- family detached residential units on approximately 5.1 acres Report Prepared by Mike Porto, Consulting Planner EXECUTIVE SUMMARY: K. Hovnanian Homes is proposing to construct 30 single-family detached homes on 5.1 acres within Positano. The proposed project is identified for marketing as "Verona Estates at Positano" and will offer seven different floor plans in four different architectural elevation styles with two of the elevation styles available for each of the plans. Also, up to six lots would be subject to a Conditional Use Permit allowing lot coverage to exceed the adopted standard of 45% that may result from the construction of an optional covered lower level loggia/upper level veranda within the rear yard. 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 and Conditional Use Permit for Verona Estates at Positano for 30 single-family detached residential units on approximately 5.1 acres within Tract 8051 (Lots 1 through 23) and a portion of Tract 7854 (Lots 114 and 126 through 130). Submitted By: w d By Mike Porto, Consulting Planner Planning Manager COPIES TO: Applicant File Q ITEM NO.: U• Page 1 of 13 G:1PA#120121PLPA-2012-00059 Verona @ Positano(Lin 30)1PCSR Verona SDR_CUP 2.26.13.doc PROJECT DESCRIPTION: Positano is generally located north and east of Fallon Road. 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 a Stage 1 and Stage 2 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. The proposed project site includes 30 lots on 5.1 acres within Positano. The 23 lots generally are located along both sides of Avellina Drive between Encanto Way and Ravello Way. Of the remaining seven lots, six are located at the end of the cul-de-sac on Forino Court, and one is situated at the end of Palatino Court. All but one lot has direct views onto Dublin Ranch Golf Course to the west. The project site currently is vacant and located on a gentle slope with increasing elevation to the north and east and downslopes to the south and west. Each lot has already been graded with slope banks occurring on some lots. Installation of infrastructure is complete in accordance with the Conditions of Approval for the respective Tract Maps, including streets, utilities, driveway cuts, and retaining walls, as needed. The vicinity map below shows the area included within the Verona Estates project in relation to the Positano neighborhood over all: PROA T ----------I DUBLIN L o 'AMA, r k�NP ti !� OPJti"I- i1R1Yi otp ,C PNIkAt. 1Pj7k r fF.k"IRA1. ULrki(dY F, 01:911N 4tIlULb"V AA9 --{{ J p G ---------------- -------- ---------- �.------- 1.500 Verona Estates: Vicinity Map 2 of 13 The Applicant, K. Hovnanian Homes, currently requests approval of a Site Development Review (SDR) Permit for 30 lots. The proposal includes seven different floor plans and four different architectural styles. Each floor plan will be offered in two of the four architectural styles. As with the other neighborhoods within Positano, site coverage is limited to a maximum of 45% for two- story floor plans. All floor plans are proposed as two-stories. The requested Conditional Use Permit would allow up to six lots identified in Table 2 below to exceed the maximum lot coverage of 45% in order to allow construction of an optional ground level loggia with or without a second level veranda. The homes planned for the Verona Estates project are similar in style and size to other homes already constructed in Positano and neighboring Dublin Ranch. ANAYLSIS: Site Development Review 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 2 Planned Development are proposed to be changed except for lot coverage on certain designated lots. A Conditional Use Permit to amend the PD Zoning for lot coverage on specific lots is included. The lots were previously subdivided with a 50-60 foot minimum width. As with previously approved SDRs within the Positano project area, as much flexibility as possible is provided by allowing a range of floor plans to be constructed on most of the 30 lots. Also, the ability to plot any house on any lot will add a more distinctive look to the neighborhood and would eliminate the repetitious look of many subdivisions. General exceptions to this provision are stated as follows to provide flexibility, enhance sales and marketing, and maintain sufficient diversity along the street scene: - 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 Site Development Plan (Sheets C1.A and C1.13) has been submitted along with a "fit list" (Sheet C2.2) showing potential development by floor plan (including architectural element options) on a lot-by-lot listing. The most significant factor in determining floor plan options is compliance with maximum coverage standards and setbacks affected by lot configuration. 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. Site layout and plotting for the Verona Estates project are shown as follows: 3 of 13 nr •. m `. VAIF!YfA,yp r: 19 z« M �10Ay Q •,r 4.4, 3 � m + • JID S f m i« m• say oar A WVF[LO-AY 21 a• ! A w 1 x � t.11'• �]0 11b t1J 11A a19 "it 1-10 -\�© • 1G Al " ,l i y, ,; V i d n � t i Verona Estates Site Plan Lots range in size from 5,073 square feet for Lot 128 of Tract 7854 to 10,638 square feet for Lot 13 of tract 8051. Floor Plans — The collection of floor plans has been designed to provide maximum flexibility and versatility options to respond to the varied lifestyles of today's buyers. Several floor plans address the needs of multi-generational households. Under the proposed SDR, the floor plans for the 30 units within Verona Estates would range in size from 3,433 square feet for Plan 1X (4026) to as much as 4,144 square feet for Plan 4 (4524). All floor plans are two stories and generally are larger than the typical floor plan constructed within the Positano planned community. Building footprints generally are similar between the floor plans for the following pairs: Plan 1 (4024)/Plan 1X (4025), Plan 3 (4521)/Plan 3X (4522), and Plan 4 (4523)/Plan 4X (4524). However, the "X" indicates a significant difference between the two interior configurations, generally for the second floor by the location of the Master Bedroom either at the rear of the home overlooking the rear yard or at the front with smaller loft space and a spacious veranda. Plan 2 (4026) has no X floor plan variation. Depending on build out of the tandem space in the garage, as much as the following area may be added to each floor plan: 1) Plan 2 - 262 to 272 square feet of additional floor area; 2) Plans 3 (4521) and 3X (4522) - 240 square feet; and 3) Plans 4 (4523) and 4X (4524) - 189 square feet. Plans 1 and 1X fit on most of the 30 lots. Since any one floor plan may not exceed 40% of the subdivision, a maximum of 12 lots may be built out with any one plan. Plan 4 and 4X fit on 24 of the 30 lots, the fewest number. Lots 127 and 128 are the most restricted, accommodating only 1 floor plan. Lot 128 is further restricted, allowing only Plan 1 in the Craftsman (D) architectural style as this architectural style has the smallest footprint. All floor plans have a covered front porch and a double garage with a recessed street-facing door and direct access from the garage through a hall or transition area into the house. All plans are provided with one tandem parking space in the garage in addition to the two required 4 of 13 spaces with build-out options for all but Plans 1 and 1X. All plans include formal dining rooms with dedicated living rooms in all but Plan 3 and 3X. An optional non-wood burning fireplace would be available for each family room and master bedroom with Plans 4 and 4X making a second optional fireplace available for the living room in place of a master bedroom fireplace. All plans have the family room oriented towards the rear yard with the option for an attached covered loggia on Plan 1, 1X, and 2 (loggia options A and B). Loggia and veranda options are taken into consideration when calculating compliance with lot coverage standards. Table 1 shows proposed square footage, bedrooms, bathrooms, parking, elevation styles, and the living space options for each of the proposed plans. Table 1: Verona Estates - Floor Plans Floor Plan(l) Bedrooms Bathrooms Sq(t pical)uare Footage Elevations(3) Parking Plan 1 4024 4 + 1 + loft 2'/z + 1+ 1 3,486 sf B & D 2 + 1 Optional Living den off of entry may be built out as 5th bedroom +en suite bathroom Space • walk-in closets for Bedroom#2&#3 maybe built out a jack-and-jill configuration Plan 1X 4025 4 + 1 + loft 1 2'/z + 1+ 1 1 3,433 sf I A& C 2 + 1 Optional Living . den off of entry may be built out as 5th bedroom+ en suite bathroom Space • Bedroom#2 may be built out as an adjunct exercise room to the Master bedroom suite • Bedroom#3 walk-in closet may be built out as en suite bathroom Plan 2 (4026) 4 + 1 + 1 + loft 3 + 1/2 +1 - 3,9420 sf B & C 2 + 1(4) Optional Living • ground floor den may be built out as 5th bedroom + en suite bathroom Space tandem parking space may be built out as 6th bedroom or ground floor suite adding 262 sf or 272 sf • Bedroom#2 walk-in closet may be built out as en suite bathroom Plan 3 (4521) 4 + 1 + 1 + loft 3 + '/2 (or 1) + 1 to 4,188 sf A& D 2 + 1(4) Optional Living . den off of entry may be built out as 4`h, 5`h, or 6`h bedroom +en suite bathroom Space , tandem parking space may be built out as 7th bedroom, media room, or home theater adding 240 sf • ground floor powder room may be built out as full bath • loft may be built out as 5`h bedroom or remove 1 bedroom as superloft Plan 3X (4522) 4 + 1 + 1 + loft 3 + '/ (or 1) + 1 to 4,911 sf B & C 2 + 1") Optional Living • den off of entry may be built out as 5`h bedroom+ en suite bathroom Space , tandem parking space may be built out as 6th bedroom adding 240 sf • ground floor powder room may be built out as full bath Plan 4 (4523) 4 + 1 + 1 + loft 3'/z + 1 + 1 to 4 333 sf B & C 2 + 1(4) Optional Living • ground floor den and living room may be built out as a 5th bedroom, home office, or second master Space suite with adjacent bathroom • tandem parking space may be built out as 6`h bedroom with en suite bath adding 189 sf Plan 4X(4524) 4 + 1 + 1 + loft 3'h + 1 + 1 to 4 321 sf A& D 2 + 1(4) Optional Living • ground floor den and living room may be built out as a 5th bedroom, home office, or second master Space suite with adjacent bathroom • tandem parking space may be built out as 6th bedroom with en suite bath adding 189 sf Total: 1 30 units (1) Any one floor plan is limited to no more than 40%of the total. (z) Living area only, excluding build-out of tandem garage space[check] 5of13 (3) (A) Spanish Colonial, (B) Italianate, (C)Tuscan, and (D) Craftsman ca Tandem space cs) Elevation (C) (Tuscan)would be permitted only for Lot 128. Plan 1 (4024) - Plan 1 is approximately 3,486 square feet. The ground floor is arranged with the living and dining rooms near the entry and the family and kitchen area at the rear. The ground floor bathroom is limited to a powder room. However, the den near the entry may be built out as a 5th bedroom with en suite bathroom. The second floor is designed with the master bedroom suite at the rear of the structure, three secondary bedrooms (each with a walk-in closet), and loft space. A build-out option for the second floor is shown as a jack-and-jill bathroom arrangement for bedrooms #2 and #3. No tandem space build out options are available for Plan 1 or 1X. (See Exhibit A to Attachment 1, Architecture tab, pages Al-1 thru A1.9) Plan 1X (4025) - Plan 1 is the smallest at 3,433 square feet with a ground floor plan generally the same as Plan 1. The ground floor and associated build-out options for the ground floor are the same as Plan 1. However, the second floor master suite is located at the front of the house with smaller loft area and a spacious front-facing veranda. Second floor options include build out of bedroom #2 as an adjunct exercise room to the master bedroom suite, and conversion of the walk-in closet for bedroom #3 as an en suite bathroom. (See Exhibit A to Attachment 1, Architecture tab, pages A2-1 thru A2-8). Plan 2 (4026) — At approximately 3,670 square feet, the ground floor for Plan 2 is arranged with living and dining rooms forward, the Family room at the rear, and the kitchen centrally located. A ground floor bedroom is served by an adjacent full bathroom. Plan 2 has the largest tandem space area in the garage which may built out as a sixth bedroom or combined to form a suite with the existing ground floor bedroom and adjacent bathroom that may accommodate handicapped access, as needed. In that case, a powder room accessible to the ground floor living space would also be built out from a portion of the walk-in pantry and coat closet adjacent to the stairway. The master bedroom suite is located at the rear of the second floor. This plan offers a walk-in shower option and two-sided fireplace option between the Master bedroom and bathroom. The remaining space on the second floor contains bedrooms #2, #3, #4, and a large loft space; two of the three bedrooms would be provided with walk-in closets. However, a full en suite bathroom may be built-out for bedroom #2 through the combination and reconfiguration of the walk-in closet and a linen closet. There is no Plan 2X. (See Exhibit A to Attachment 1, Architecture tab, Sheets A3-1 thru A3-10) Plan 3 (4521) — Is 3,948 square feet and features a large covered front porch. Plan 3 has no formal living room but does have a formal dining area connected to the kitchen through a butler's pantry. The spacious family room kitchen and nook at the rear of the home serves as the primary living area. The den off of the entry is equipped with an en suite bath or may be built out as a den without bathroom or closet. A ground floor powder room serves the living areas, but may be built out as full bathroom generally if the tandem garage space is built out as an additional bedroom, media room or home theater. The master bedroom suite is situated across the rear of the second floor. The loft area may be built out as a 5th bedroom or may be laid out as a super loft by removing bedroom #4. None of the secondary bedrooms are provided with walk-in closets. (See Exhibit A to Attachment 1, Architecture tab, Sheets A4-1 thru A4-9) Plan 3X (4522) —At 3,911 square feet, Plan 3X is slightly smaller than Plan 3, and as with Plans 1 and 1X, Plan 3X represents a reconfiguration of the second floor which reverses the master suite from the rear to the front of the house with a smaller loft area and spacious front-facing veranda. The ground floor of Plan 3X essentially is the same as Plan 3 featuring a large covered front porch, large family room, formal dining area, butler's pantry transition, den or 6 of 13 bedroom near the entry, potential build out of the tandem garage space, Exhibit A to Attachment 1 and a powder room. The second floor area is shown the same as Plan 3. (See Exhibit A to Attachment 1, Architecture tab, Sheets A5-1 thru A5-7) Plan 4 (4523) — Plan 4 is the largest at 4,144 square feet. This plan encloses a 3-sided outdoor courtyard as an extension of the living room area and connection across to the family room. A formal dining room would be located in a transition area opposite the courtyard. Second story balconies overlook the courtyard from both sides. The ground floor bedroom off the entry and adjacent to the living room would be provided with an en suite bathroom but may be built out as a den. The living room, with optional fireplace, may be built out as a home office, or the two rooms and full bathroom may be combined to create a second master bedroom suite with the bathroom towards the front and the living room as the sleeping quarters. In addition, the tandem space in the garage may be built out as an additional bedroom with en suite bathroom increasing the residence by 189 square feet. The master bedroom suite on the second floor is located at the rear of the structure. It features two walk-in closets, but does not accommodate a fireplace. The remaining second floor space would be occupied by three secondary bedrooms, two secondary bathrooms, and a large loft area. (See Exhibit A to Attachment 1, Architecture tab, Sheets A6-1 thru A6-7) Plan 4X (4524) — Plan 4X is slightly smaller than Plan 4 at 4,132 square feet. Plan 4X locates the master bedroom at the front of the home consistent with variations in configuration for Plans 1X and 3X. Ground floor configuration and build-out options essentially would be the same as for Plan 4 including the build out of a secondary master suite and build out of the tandem space in the garage. The reconfigured second floor allows the loft area and creates an opportunity for bedrooms #3 and #4 to share a bathroom via jack-and-jill doors. (See Exhibit A to Attachment 1, Architecture tab, Sheets A7-1 thru A7-7) Architecture - The Stage 2 Development Plan includes Design Guidelines which approved a series of architectural styles. This SDR offers four of these architectural styles: (A) Spanish Colonial, (B) Italianate, (C) Tuscan, and (D) Craftsman. Each floor plan is offered in two styles. The homes in Verona Estates are of high-quality architecture with themed architectural elements integrated into the front facades and wrapping all sides of the buildings. The use of multiple styles is intended to enhance the diversity of the street scene with varied roof forms, pitches, and overhangs; window shapes and mullion variations; shutter configurations; trim profiles; gable end treatments, exterior materials; garage door patterns; and style-specific details. Each front fagade features one or more lanterns unique to each style. All exterior elevations include style-appropriate detail with additional enhancement incorporated into the exteriors of corner lots. The garage facades have been de-emphasized and reflect living forward architecture through the use of: multi-plane front elevation setbacks, covered front porches, and recessed doors to reduce mass and enhance pedestrian scale. Plans 1, 1X, and 2 provide a 50% "single-story condition" (stepped back) on at least one side and to the street. On Plans 3, 3X, 4, and 4X, the single story elements would be located mainly on the front elevation with the courtyard on Plans 4 and 4X creating sideyard separation. Special attention has been paid to the design and materials used to enhance and embellish the featured second level veranda on the front elevations of Plans 1X, 3X, and 4X. Exterior elevations of all styles primarily are smooth stucco or plaster-finished with diverse color and material schemes and a variety of combinations to provide an additional layer of diversity. Exteriors of the Tuscan (C) and Craftsman (D) styles would be accented with manufactured stone elements. 7of13 Roof material is concrete tile with S-shaped tiles for all but the Craftsman style. In that case, a flat concrete tile has been designed with the appearance of either wood shake or slate. All roofs of all styles would be pitched at 4:12. The following provides an abbreviated description of each approved architectural style reflecting the proposed exteriors: - (A) Spanish Colonial - The Spanish Colonial style is characterized by two-story massing with strong one-story elements, simple hip or gable roof projections having 12-inch to 18- inch overhangs with a main intersecting hip roof structure, minor interacting hip projections, stucco soffits, and S-shaped concrete roof tiles. Exteriors are smooth- finished stucco. Porches are accented with arched openings and stucco columns. Doorways and windows are defined with stuccoed foam trim, cast or formed archways, square-paned windows, and louvered shutters. Wrought iron accents are used for veranda railings and gable ends embellishments over plaster recesses. Garage doors have a horizontal rectangular pattern. Accent stone trim would not be used as an element of the Italianate style. Five color schemes, including four roof tile colors, would be available. - (B) Italianate - The Italianate style is characterized by two-story massing with a main hip roof structure and minor interacting hip projections, stucco soffits, and S-shaped concrete roof tiles. Exteriors are fine to light stucco with a heavy stucco base/wainscot. Eaves are detailed with tightly corbelled soffits and rectangular louvered vent embellishments. Porches are accented with squared or arched openings and stucco columns. Doorways and windows are defined with stuccoed foam trim, heavy sills, square panes, and louvered shutters. Verandas have wrought iron railings. Garage doors have either a square or horizontal rectangular pattern. Accent stone trim would not be used as an element of the Italianate style. Four color schemes, including three roof tile colors, would be available. - (C) Tuscan - The Tuscan style presents a simple two-story rectangular form with a main hip roof and significant single story elements at the perimeter in the form of shed, gable, or hip or roof projections. Roof overhangs, covered with barrel-shaped concrete roof tiles, have overhangs of approximately 18 inches with continuous fascia boards and rake outlookers. Exteriors are fine to light stucco finish with stone veneer accents along the wainscot base and at entries. Windows are vertically shaped with 4 to 6 panes or are in a series of squares to allow light penetration at the upper level. Windows are accented with heavy rustic trim, corbelled front sills, and plank shutters. Ornamental wrought iron would be used for exterior detail accents and veranda railings. The Tuscan style features a rustic patterned garage door. Four color schemes, including roof tile colors, would be available. (D) Craftsman - The Craftsman style presents a simple two-story massing form with significant single-story elements, a main gable roof with intersecting secondary gables, and 16-inch overhangs framed by continuous fascia boards and outlookers, Roof materials are flat concrete tiles presenting an image of wood shake or slate. In addition to stucco, exterior finishes include a variety of wooden or cementitious materials such as shingled siding and vertical board and bat, and lapsiding which also may be used as gable end embellishments. Front and enhanced elevations are accented with river rock or fieldstone veneer as a wainscot and/or cladded column bases with concrete cap accented with wooden brackets. Windows surrounds mimic wood-crafted details with 8of13 smaller 4-inch to 6-inch panes dividing the upper glass area. Veranda railings are enclosed with a lapsiding exterior, and garage doors are square patterned. Three color schemes, with one color of roof tile, would be available. Parking - Each of the 30 single-family homes in the Verona Estates project is provided with a two-car, front-loaded garage with direct driveway access to the street. However, each floor plan also provides space within each garage that may be used as a one bonus tandem parking space or may be built out as optional living area in 5 of the 7 floor plans; build-out options would not be available for Plan 1 (4024) and PIan1X (4025). Therefore, the enclosed parking spaces satisfy the development standards of two enclosed garage spaces per unit representing the required minimum of 60 spaces for the project. In addition, each project is required to have, at a minimum, one guest space per unit which may be available as curbside parking. For the Verona Estates project, a minimum of 30 curbside guest parking spaces would be required. Exhibit A to Attachment 1, Sheet C4.A presents the calculation of required and available parking; it identifies 82 spaces located curbside along the public streets within the project except where marked for traffic safety and access by emergency vehicles which exceeds the minimum required. Landscaping/Fence Plan - The Landscaping Plan generally is consistent with the plans approved with previous SDRs for neighborhoods within Positano. (See Exhibit A to Attachment 1, Landscape Architecture tab, Sheets L1.1 through L4.2) As with the SDRs approved previously, the landscaping is proposed to be generous, with trees lining the neighborhood streets, parkways, and landscaped strips. All project streets and paths paralleling the streets will be shaded and enhanced by trees and plantings. Hardscape elements along with landscaping will be used to create neighborhood entries and identity. The landscape plans in the current submittal have been prepared to reflect the building footprint of each floor plan 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 four 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 fencing unify the neighborhood and integrate it with the adjacent neighborhoods within Positano. The walls and fence designs proposed for The Verona Estates project are consistent with the design and hierarchy of walls and fences previously approved for the Positano planned community 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-top fences, 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. The 50-foot wide lots are required to have rear yards with a 12-foot average depth, a 5-foot minimum dimension from any one point, and a usable (flat) rear yard area at a minimum of 400 square feet. The wider lots are required to have rear yards with a 15-foot average depth, a 10- foot minimum dimension from any one point, and a usable (flat) rear yard area at a minimum of 500 square feet. In most cases the actual rear yard setback would exceed these dimensions depending on the floor plan type placed on each individual lot. The proposed project would comply with all other adopted development standards. 9of13 Conditional Use Permit (CUP) In addition to the Site Development Review application, the application also includes a request for a CUP to amend the Stage 2 Development Plan to allow lot coverage in excess of the current required maximum allowable lot of coverage of 45% for certain lots in the Verona Estates project. Excess coverage could potentially occur on 6 of the 30 lots in cases where an optional ground level loggia with or without a second level veranda is constructed within rear yard. These 6 lots represent 20% of the total lots within this project. Similarly, a CUP was granted for the Salerno neighborhood to allow covered loggias to include more lot coverage. The need for a CUP to allow excess coverage on these particular lots would depend upon the size/square footage of each lot based on the "Lot/Unit Design Reference Table" which can be found on pages in Exhibit A to Attachment 1, page C1.C. Chapter 8.32.080 of the Zoning Ordinance states that a CUP can be approved by the Planning Commission for a minor amendment to a Planned Development upon a finding that the amendment substantially complies with and does not materially change the provisions or intent of the adopted Planned Development Zoning Ordinance for the site. The 6 lots that could exceed the maximum lot coverage requirement of 45% are listed below: Table 2: Verona Estates Lots that Exceed Maximum 45% Coverage Tract No. Lot No. Lot Area Floor Plan Coverage with Rear LoggiaNeranda 1 8051 Lot 11 6,536 sf Plan 3 & 3X 47.32% 2 8051 Lot 14 6,298 sf Plan 4 45.43% 3 8051 Lot 15 6,653 sf Plan 3 & 3X 46.82% 4 7854 Lot 127 5,400 sf Plan (Elevations 1 s A& B) 46.09% 5 7854 Lot 128 5,073 sf Plan 1 51.21% (Elevation D) 6 7854 Lot 129 5,798 sf Plan 2 & 2X 45.77% The increase of the allowable lot coverage for these 6 lots is minor. The optional structure would visually enhance the architecture, add diversity among the dwellings, provide an alternative product design, and generally improve the quality of subdivision. The increased lot coverage resulting from construction of the optional loggia/veranda ranges from 45.43% to 51.21%. Regardless, not all plans would fit on all lots. Therefore, the recommendation would be to allow the maximum lot coverage for these 6 lots to be 52%. The increase of lot coverage for the added option of a second-story deck is consistent with previous Planning Commission actions for other projects. Affordable Housing/Inclusionary Zoning - The proposed project is subject to the Affordable Housing Agreement with the master developer, Braddock & Logan. 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 "Low Density Residential" and zoned "PD." PA 05-038 approved in 2005 established the Stage II Planned Development zoning and Development Standards for 1,043 10 of 13 units. The SDR and CUP currently requested would be consistent with the General Plan land use designation and Planned Development zoning established at that time. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan. The project itself is a portion of a larger project already approved that has implemented pathways, gathering spaces, open spaces, and a village concept. K. Hovnanian Homes intends to exceed the City of Dublin Green Building Ordinance and will exceed the 50 point threshold in the City's program. In general, K. Hovnanian Homes is furthering the goals of the Community Design and Sustainability Element of the General Plan by providing a high quality of life and preserving resources and opportunities for future generations. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District reviewed the project and provided Conditions of Approval where appropriate to ensure that the Project is established in compliance with all local Ordinances and Regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution for the Site Development and Conditional Use Permit (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 and CUP 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. 11 of 13 ATTACHMENTS: 1. Resolution approving a Site Development Review and Conditional Use Permit for Verona Estates at Positano for 30 single-family detached residential units on approximately 5.1 acres within Tract 8051 (Lots 1 through 23) and a portion of Tract 7854 (Lots 114 and 126 through 130), with the project plans included as Exhibit A. 12 of 13 GENERAL INFORMATION: PROPERTY OWNER/APPLICANT: K. Hovnanian Homes c/o Scott Montgomery 1375 Exposition Boulevard, #300 Sacramento, CA 95815 LOCATION: The project is located generally along both sides of Avellina Drive, but also includes lots along Forino Court and one each on Ravello Way and Palatino Court. A total of 30 lots: a) Tract 8051 (23 lots) - Lots 1 through 23 APNs 985-0080-074 through 078 and 985-0081- 060 through 985-0081-076, and b) portion of Tract 7854 (7 lots) - Lots 114 and 126 through 130, APNs 985-0076-048 and 985-0076- 059 through 985-0075-064. ZONING: PD-Residential: Low Density/Single-Family GENERAL PLAN & EASTERN DUBLIN SPECIFIC PLAN: Residential: Low Density/Single-Family SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD Low Density Residential Single-Family residentialNacant South PD Low Density Residential Single-Family residentialNacant East PD Open Space (Corridor) Single-Family residentialNacant Open Space/Golf Course Open Space/Golf Course West PD Single-Family residential Single-Family residential (Dublin Ranch) 13 of 13