HomeMy WebLinkAbout8.3 Jordan Ranch/Brookfield Homes STAFF REPORT
19� i—I— 82 PLANNING COMMISSION
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DATE: February 26, 2013
TO: Planning Commission
SUBJECT: PUBLIC HEARING: PLPA-2011-00037 Jordan Ranch/Brookfield
Homes, Site Development Review Permit Amendment for the existing
Windwood project to add a fourth floor plan and a new Site Development
Review Permit for 87 Single-Family residential units within Neighborhood
1 of Jordan Ranch.
Report Prepared by Mike Porto, Consulting Planner
EXECUTIVE SUMMARY:
The Applicant, Brookfield Homes, is requesting an amendment to the existing Windwood Site
Development Review to add a fourth floor plan. The Applicant is also requesting a new Site
Development Review for 87 single-family homes, with the same architecture and four floor plans
for the existing Windwood project.
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 an amendment to a Site Development
Review Permit for the existing Windwood project to add a fourth floor plan and a new Site
Development Review Permit for 87 Single-Family residential units (portions of Tracts 8073 and
8074) within Neighborhood 1 of Jordan Ranch.
Submitted By: Keviewe' d By
Mike Porto, Consulting Planner Planning Manager
COPIES TO: Applicant
File 3
ITEM NO.: "
Page 1 of 9
C:IPA#120111PLPA-2011-00037 Brookfield Jordan Ranch Winwood.Mariposa SDRIPC Mtg 02.26.13 SDR Windwood donutlPCSR Windwood
02.26.13.doc
PROJECT DESCRIPTION:
Background
Jordan Ranch is a 189.4-acre area that is part of the greater Fallon Village planning area of the
Eastern Dublin Specific Plan. Jordan Ranch generally is located south of Positano Parkway,
east of Fallon Road, west of Croak Road. The Windwood project is located in Neighborhood 1
of the Jordan Ranch master plan area and is the subject of the requested Site Development
Review Amendment.
On December 13, 2005, the City Council adopted Stage 1 Planned Development (PD) Zoning
(PA 04-040) for Fallon Village. The PD zoning established a maximum of 1,064 residential units
and up to 83,635 square feet of non-residential (commercial) use for Jordan Ranch. In 2010,
the Planning Commission and City Council reviewed and approved PA 09-011 for Jordan Ranch
which included:
• A Planned Development Rezone with a Stage 2 Development Plan
• Site Development Review for six neighborhoods in Jordan Ranch
• Master Vesting Tentative Map 8024, and
• Development Agreement
The Stage 2 Development Plan (Ordinance 13-10), established the mix of residential units and
land uses within the six neighborhoods of Jordan Ranch and substantially reduced the number
of allowable units for Jordan Ranch from the 1,064 units approved previously to a maximum of
780 units.
Master Vesting Tentative Tract Map 8024, adopted on May 11, 2010 by Planning Commission
Resolution 10-25 established the overall subdivision pattern for Neighborhoods 1 through 6 of
Jordan Ranch. For Neighborhood 1, the map created 253 lots with a minimum size of 4,000
and 5,200 square feet for single-family detached homes. The owner of Jordan Ranch sold 166
lots in Neighborhood 1 to Brookfield Homes.
In 2011, Brookfield Homes submitted an application for a Site Development Review Permit for
the 166 lots divided as: a) Windwood - 81 lots subdivided at a minimum size of 4,000 square
feet with three floor plans in four architectural styles, and b) Mariposa - 85 lots having a larger
minimum lot size of 5,200 square feet. The Planning Commission approved the SDR on the two
projects on December 13, 2011 (Resolution 11-35). The approval also included a Conditional
Use Permit (CUP) allowing a minor amendment to the adopted Planned Development zoning
Stage 2 Development Plan to allow concrete tile roof materials in place of composition shingle
roof materials.
A subsequent amendment in 2012 to the Jordan Ranch Planned Development (PLPA 2010-
00068) slightly revised the overall land use mix, increased densities in some parts of
Neighborhoods 2 through 6 to south and east of Neighborhood 1 and established the total
number of homes for Jordan Ranch at 964 units. This approval had no impact on the previous
approvals for Neighborhood 1 where the Windwood project is located.
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The map below shows the location of Neighborhood 1 of Jordan Ranch (see shading for the
Windwood project):
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Site Plan
Brookfield Homes is requesting approval of an amendment to the existing Site Development
Review Permit approved in 2011 to include a fourth floor plan in addition to the three floor plans
approved previously. Additionally, they are requesting a new Site Development Review for an
additional 87 lots within Neighborhood 1 using the same architectural styles and four floor plans
as the Windwood project.
ANALYSIS:
The existing SDR approved three floor plans in 3 of the 4 architectural styles established with
the Planned Development zoning. The previously approved floor plans include: Plans 1 - 2,251
square feet, Plan 2 — 2,457 square feet, and Plan 3 - 2,668 square feet. The Applicant
proposes to add Plan 4, which would be the largest of the four plans at 2,744 square feet and is
proposed to be available in all four approved architectural styles.
Site Development Review
Site Layout/Plotting— The proposed street and plotting pattern for the Windwood project within
Neighborhood 1 of Jordan Ranch was approved previously by the Planning Commission
through by the adoption of: 1) Master Vesting Tentative Tract Map 8024; 2) the Stage 2
Development Plan adopted by Ordinance 13-10; and 3) the Site Development Review for both
the Windwood and Mariposa projects.
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The plotting provisions for the new lots would allow any of the four approved floor plans to be
constructed on any of the lots and the existing SDR subject to compliance with the lot coverage
standards (Exhibit A to Attachment 1, Sheet C3). These provisions allow flexibility to enhance
sales and marketing while maintaining sufficient diversity along the street scene and creating a
more distinctive look to the neighborhood while eliminating the repetitious look of many
subdivisions.
These provisions are reiterated 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.
These standards have been included as Condition No. 27 (Attachment 1). In addition to the
restrictions listed above, exceptions for specific lots as to elevation style are identified in the fit
list. 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.
In addition to lot size and coverage requirements, all homes are required to have a minimum of
500 square feet of flat and usable rear yard area with a minimum dimension of 10 feet. The
proposed project would comply with all other adopted development standards.
Floor Plans — The Planning Commission Staff Report for the Windwood project, dated
December 13, 2011, described in detail Plans 1, 2 and 3 (Attachment 2, pages 5 - 9). As stated
above, the proposed SDR amendment would allow a fourth floor plan to be available for the 81-
unit Windwood project, in addition to the three floor plans approved previously. No changes are
proposed to Plans 1, 2 and 3.
Plan 4 is consistent with the other three plans as follows:
• All floor plans are two stories and provide an open plan family room/kitchen arrangement
or great room living space on the ground floor within the rear of the house.
• All plans can accommodate a bedroom and a full bathroom on the ground floor.
• All homes have a recessed garage face with direct access from the garage to the living
portion of the home.
• For the master bedroom suite, all plans include at least one walk-in closet and dual basin
in the master bathroom.
• Plans 1, 2, and 3 are shown equipped with a non-wood burning fireplace. For Plan 4, the
fireplace is shown as optional.
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Plan 4 is different from the three previously approved plans in that it provides:
• A ground floor bedroom option at the rear of the home
• One bonus tandem garage space.
Table 1 shows the square footage, bedrooms, bathrooms, parking, available styles, and the
living space options for each of the proposed floor plans in the Windwood project, including the
newly proposed Plan 4.
Table 1: Windwood/Jordan Ranch - Floor Plans Covered Optional
Floor Plan(l)
Space(typical) Parking
Bonus room as
Approved optional bedroom.
Plan 1 4 + 1 opt. 3 2,251 sf A, B & E 2 Ground floor
bedroom as stud
Approved Loft as optional
Plan 2 4 + 1 opt. 3 + 1 2,457 sf A, C & E 2 bedroom with on-
suite bathroom
Approved 5 + loft 4 2,668 sf B, C & E 2 bedroom as
Plan 3 optional stud
Tandem garage
Proposed 5 + 1 opt. 4 2,744 sf A, B, C 2 + 1 space may be
Plan 4 & E built out as sixth
bedroom
Total: 81 units
Notes:
(1) Any one floor plan is limited to no more than 40% of the total.
(2) Living area only.
3 (A) Farmhouse, (B) Cottage, (C) Shingle, and (E) Italianate
�4� Tandem space(s)
Plan 4 - Plan 4 is the largest at 2,744 square feet with a "great room," kitchen and nook at
the rear of the house. In addition to a dedicated study off the entry, Plan 4 is configured with
a ground floor bedroom and adjacent bathroom at the rear of the home that optionally may
be used as a home office. The tandem garage space also may be built out as an additional
bedroom. Four bedrooms, including the master suite, are located on the second floor. The
Master bedroom suite is provided with dual basins, private water closet, and two walk-in
closets. Bedroom #2 is arranged with an on-suite bathroom. Bedrooms #3 and #4 have
access to a jack-and-jill bathroom with an access door from each side. No build out options
are presented for the loft space (Exhibit A to Attachment 1, FOUR 05 and FOUR 06)
Plan 4 may be constructed with any of the four approved architectural styles.
Architecture - The SDR approved previously for the Windwood and Mariposa projects included
four architectural styles with each plan available in three of the four styles. The four approved
styles included: (A) Farmhouse; (B) Cottage; (C) Shingle; and (E) Italianate.
The adopted Architectural Design Standards paid special attention to architectural massing and
visual relief through varying setbacks, articulated facades, one-story elements at the ground
level, and recessed second stories. Elevation styles for particular floor plans on specific lots
may be limited as shown on the Site Development Plan (Exhibit A to Attachment 1, Civil Sheets,
page 2) due to coverage or setback restrictions. The homes are designed with themed
architectural elements integrated into the front facades and enhanced corner and rear
elevations.
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As with Plans 1, 2, and 3, Plan 4 plans presents 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 multi-panel doors, 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, eleven color and
materials schemes, approved with the previous SDR, also would be applicable to Plan 4 and are
included with this amendment request. (Exhibit A to Attachment 1, Sheets 45 through 50)
As discussed with the requested CUP, roof material for the three of the four architectural styles
is proposed as flat concrete tile. For the Italianate style, a concrete S-tile would be used.
Among the four styles, exterior elevations of all styles primarily are stucco or plaster finish with a
variety of siding and manufactured stone or brick elements. The Windwood neighborhood also
features carriage style roll-up garage doors.
The following provides an abbreviated description of each approved architectural style reflecting
the proposed exteriors elevations:
- (A) Farmhouse — The Farmhouse style is identified by steeply pitched gable roof forms
with shed roof over ground floor porches. Exterior accents include 4-inch or 8-inch lap
siding and brick veneer accents. Windows forms are vertical and single hung, with fixed
accent windows or sliders framed with built-up sills, slat shutters, and decorative corbels.
Eaves are trimmed by barge board rafters, and front porches are supported by wood
posts with kickers or box columns on a brick veneer base, and vertical lines. Gable ends
are accented with louvered vents.
- (B) Cottage — The Cottage style is characterized by steeply pitched gable roof forms,
abbreviates hips, and shed roofs over bays and hipped or shed porch roofs. Exterior
accents include lap siding with cultured stone veneer on the ground floor walls or as a
wainscot with concrete cap. Accent windows and porch entries may be arched and
framed with brick or stone. Square formed windows may be single hung with slat
shutters. Porches are supported by stucco columns or arches on a stone base. Eaves
are trimmed by barge board rafters and gable ends embellished with Iapsiding.
- (C) Shingle — The Shingle style presents low pitched gable roof forms with gable or shed
porches. In addition to stucco, the building exteriors feature wood shake siding or shingle
siding patterned to accent gable ends or prominent walls. Exterior shingle siding may be
used on accent walls or the upper half of second floors. Second story projections may be
enhanced with trim bands and shaped corbels. Rectangular windows are single hung
framed with heavy foam trim and panel shutters. Second floor projections are supported
by decorative corbels.
- (E) Italianate — Italianate features the most stucco and is the only style utilizing a
concrete S-tile on hip roof forms. Eaves are enclosed, and exterior materials include
stone veneer with brick accents. Ground floor levels provide for stone-accented entries
and arches framed with brick or stone. Vertical windows are single hung and accented
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by heavy sills. Second story projections may be enhanced with trim bands and shaped
corbels.
Parking — As with the three previously approved floor plans, Plan 4 provides a two-car garage
meeting the minimum requirement of two enclosed spaces per unit. Unlike the three previously
adopted floor plans, Plan 4 is laid out with one tandem parking space in the garage similar to the
floor plans for the adjacent Mariposa project. No additional units or changes to the curbside
guest spaces are proposed from the previous approval. Therefore, proposed parking remains in
compliance with the previously approved SDR and the adopted Development Regulations.
Landscaping/Fence Plan - The landscape plan in the current submittal has been prepared to
reflect the building footprints. A typical landscape/site plan is provided for both interior and
corner lots and is consistent with the landscape plans for the three floor plans approved
previously (Exhibit A to Attachment 1, Page L-1).
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 "Low Density Residential." The site is zoned "PD-Low Density/Single-
Family Residential." PA 09-011 approved in 2010 established the Stage 2 Planned
Development Zoning and Development Standards. The current SDR request would be
consistent with the General Plan and Eastern Dublin Specific Plan land use designation, the
Planned Development zoning determined at that time when the project was initially approved,
and the previously approved SDR.
The proposed project has been reviewed for conformance with the Community Design and
Sustainability Element of the General Plan. Elements approved as part of the Fallon Village
planning area include pathways, gathering spaces, open spaces, and a village concept. For all
proposed floor plans, Brookfield Homes intends to exceed the City of Dublin Green Building
Ordinance (See Exhibit A to Attachment 1, Page 51-53) and will exceed the 50 point threshold
in the City's program. In general, the proposed project will further 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 DEPARTMENTS 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.
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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. No further environmental review is required.
PUBLIC NOTICING:
In accordance with State law, a public notice was mailed to all property owners and occupants
within 300 feet of the proposed project to advertise the project and the upcoming public hearing.
A public notice also was published in the Valley Times and posted at several locations
throughout the City. A copy of this Staff Report has been provided to the Applicant.
ATTACHMENTS: 1. Resolution approving an amendment to a Site Development
Review Permit for the existing Windwood project to add a
fourth floor plan and a new Site Development Review Permit
for 87 Single-Family residential units (portions of Tracts 8073
and 8074) within Neighborhood 1 of Jordan Ranch with the
project plans included as Exhibit A.
2. Planning Commission Staff Report dated December 13, 2011,
without attachments.
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GENERAL INFORMATION:
PROPERTY OWNER/APPLICANT: Brookfield Homes Northern California
c/o Kevin Pohlson
500 La Gonda Way, Suite 100
Danville, CA 94526
LOCATION: The Windwood project within Neighborhood 1 of
Jordan Ranch is located east of Fallon Road and
Positano Parkway; north of Jordan Ranch Drive; south
of the Mariposa neighborhood of Jordan Ranch; and
north and west of the open space corridor.
Portion of APN 985-0027-007-02, including portions of:
Tract 8073 and Tract 8074
ZONING: PD-Residential: Low Density
GENERAL PLAN &
EASTERN DUBLIN SPECIFIC PLAN: Low Density Residential
SURROUNDING USES:
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF
PROPERTY
North PD Low Density Residential Single family residential/Vacant
South PD Mixed Use and Vacant
Open Space Corridor
East PD Low Density Residential Vacant/Open Space
and Open Space
West PD Low Density Residential Single family residential
and Community Park and Community Park
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