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HomeMy WebLinkAbout02-26-2013 - AgendaPlanning Commission Regular Meeting City of Dublin February 26, 2013 City Council Chambers 7:00 P.M. 100 Civic Plaza 1. CALL TO ORDER & ROLL CALL 2. PLEDGE OF ALLEGIANCE TO THE FLAG 3. ADDITIONS OR REVISIONS TO THE AGENDA 4. MINUTES OF PREVIOUS MEETINGS – January 22, 2013 and Study Session December 11, 2012 5. ORAL COMMUNICATION - At this time, members of the public may address the Planning Commission on any non-agendized item(s) of interest to the public. In accordance with State Law, no action or discussion may take place on any item not appearing on the Planning Commission agenda. The Planning Commission may respond briefly to statements made or questions posed, or may request Staff to report back at a future meeting concerning the matter. Any member of the public may contact the Assistant Community Development Director regarding proper procedure to place an item on a future Planning Commission agenda. 6. CONSENT CALENDAR 7. WRITTEN COMMUNICATIONS 8. PUBLIC HEARINGS 8.1 PLPA 2012-00009 PetSmart Conditional Use Permit to operate a kennel and a day camp for dogs at 6960 Amador Plaza Road. 8.2 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. 8.3 PLPA-2011-00037 Jordan Ranch/Brookfield Homes, new Site Development Review for 87 Single-Family Homes and a Site Development Review Amendment to add a fourth floor plan to the existing Windwood Neighborhood. 9. NEW OR UNFINISHED BUSINESS 10. OTHER BUSINESS: Brief INFORMATION ONLY reports from the Planning Commission and/or Staff, including Committee Reports and Reports by the Planning Commission related to meetings attended at City Expense (AB 1234). 11. ADJOURNMENT This AGENDA is posted in accordance with Government Code Section 54954.2(a) and Government Code Section 54957.5 If requested, pursuant to Government Code Section 54953.2, this agenda shall be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Section 12132), and the federal rules and regulations adopted in implementation thereof. To make a request for disability-related modification or accommodation, please contact the City Clerk’s Office (925) 833-6650 at least 72 hours in advance of the meeting. A complete packet of information containing Staff Reports (Agenda Statements) and exhibits related to each item is available for public review at least 72 hours prior to a Planning Commission Meeting or, in the event that it is delivered to the Commission members less than 72 hours prior to a Planning Commission Meeting, as soon as it is so delivered. The packet is available in the Community Development Department. (OVER FOR PROCEDURE SUMMARY) �� Of DUB STAFF REPORT 19/ 82 PLANNING COMMISSION �LIFO�� DATE: February 26, 2013 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA 2012-00009 PetSmart Conditional Use Permit to operate a kennel and a day camp for dogs at 6960 Amador Plaza Road Report prepared by: Seth Adams, Assistant Planner EXECUTIVE SUMMARY: The Applicant is requesting approval of a Conditional Use Permit for Animal Sales and Services to operate a kennel for the boarding of dogs and cats, and a day camp for dogs at 6960 Amador Plaza Road. 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 Conditional Use Permit for Animal Sales and Services to operate a kennel for the boarding of dogs and cats, and a day camp for dogs at 6960 Amador Plaza Road. i Submitted By Re ed By Assistant Planner Assistant Community Development Director COPIES TO: Applicant/Property Owner File . 1 ITEM NO.: GAPA#\2012\PLPA-2012-00009 PetSmart Kennel CUP\PCSR 2.26.13 PetSmart.doc Page 1 of 5 DESCRIPTION: Figure 1. Project Site The Project site is located at 6960 Amador Plaza Road and consists of the existing PetSmart retail store building and associated parking. The " site has a General Plan Land ra Use designation of Downtown Dublin — Retail District and is located within the Downtown ' Dublin Specific Plan Area. The Project site is zoned Downtown ; Dublin Zoning District (DDZD). . x t Vehicular access to the site is provided from existing driveways on Dublin Boulevard �Oys and Amador Plaza Road. The subject building is adjoined to a smaller commercial building that is presently 50-percent occupied by an aquarium retail store; the remainder of the adjoining building is currently vacant. The Applicant, PetSmart, is proposing to operate a kennel for the boarding of dogs and cats, and a day camp for dogs within a portion of their existing 25,500 square foot retail store. The kennel and day camp would occupy approximately 3,500 square feet of existing floor area that is presently used for the display of retail merchandise. Construction of the kennel and day camp would involve only interior improvements; no exterior modifications to the building have been proposed. The Downtown Dublin Specific Plan permits, conditionally permits, and prohibits a broad range of commercial use types. While the Specific Plan does not specifically list kennels as a use type, Section 8.30.050 (Permitted Uses) of the Dublin Zoning Ordinance grants the Community Development Director the authority to determine the permissibility of any uses not specifically listed in the Specific Plan. Consistent with the current Zoning Ordinance definition for kennels as an Animal Sales and Services Use Type, the Community Development Director has determined that Animal Sales and Services is a conditionally permitted use within the Downtown Dublin Specific Plan area subject to review and approval by the Planning Commission. As such, the Applicant is requesting approval of a Conditional Use Permit for Animal Sales and Services for the operation of a kennel for the boarding of dogs and cats, and a day camp for dogs within the existing PetSmart retail store. ANALYSIS: The Conditional Use Permit process exists to ensure the compatibility of use types due to their unique nature. The proposed Project's operating characteristics have been reviewed for potential impacts to surrounding uses and the environment, as well as compliance with off-street 2 of 5 parking requirements. Conditions of Approval have been included where appropriate to ensure compatibility with the surrounding uses and the environment (Attachment 1). Operating Characteristics The kennel would be open for customer drop-off and pick-up of their pets Monday through Saturday from 7:00 a.m. to 9:00 p.m., and Sunday from 8:00 a.m. to 6:00 p.m. Boarding services would be provided for dogs and cats only (Attachment 2). The kennel would be located entirely indoors and animals would not be taken outside of the store. The kennel would employ 6-7 persons on an average day, and staff would be on the premises 24 hours per day, 365 days per year. Overnight there would be 1 or 2 employees working in the kennel to monitor and care for the pets, clean, etc. The kennel would contain 40 "rooms" for the animals that range in size from 4'x4' to approximately 5'x7' (Attachment 1, Exhibit A). In addition, the facility would have three indoor play rooms, and two "relief rooms" for the discharge and disposal of pet waste. Pet waste would be disposed of in toilets and drains within the relief rooms. The kennel would be constructed with CMU walls designed to prevent animal noise from traveling into the retail store, adjacent tenant spaces, and outside the building. Canine "guests" would receive a minimum of two exercise walks per day within the retail store and be given waste relief opportunities as often as necessary. The kennel would also include a "Doggy Day Camp" that would be open to canine kennel guests as well as general customers looking to provide their dogs with supervised care and play time rather than leaving them unattended at home. For those dogs not being boarded overnight, the pet owner would drop off their dog in the morning and pick it up in the evening. Parking The City of Dublin Zoning Ordinance contains parking requirements by Use Type (Section 8.76.080). A kennel and doggy day camp is required to provide one space per 300 square feet, the same parking requirement as general retail uses such as the PetSmart retail store. As the Project would be established within the existing retail store footprint, the required parking for the kennel would be the same as it is presently for the retail store. As a result, the Project would not generate additional parking requirements beyond what is currently required for the retail store. Table 1 below summarizes the number of parking stalls that are required for the kennel and retail store. Adequate parking is provided on-site to meet the Zoning Ordinance parking requirements. Table 1. Parking Requirements Parking Total Area Required Number of Use Requirement Parking Stalls Kennel & Day Camp 1 per 300 sq. ft. 3,500 12 General Retail 1 per 300 sq. ft. 22,000 73 Total Parking Spaces Required 85 Total Parking Spaces Provided 109 3 of 5 ENVIRONMENTAL REVIEW: The California Environmental Quality Act (CEQA), together with the State Guidelines and City Environmental Regulations, require that certain projects be reviewed for environmental impacts and when applicable, environmental documents prepared. Staff is recommending that the Planning Commission find this project exempt from further environmental review pursuant to CEQA Guidelines Section 15301 (Existing Facilities). The project consists of a minor alteration to an existing retail pet store for the operation of a kennel for the boarding of dogs and cats and involves a negligible expansion of the existing use. CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE: The project, as conditioned, is consistent with the General Plan land use designation of Downtown Dublin — Retail District and the Downtown Dublin Specific Plan in that it provides a service that is complimentary to an existing retail pet store. Additionally, the Project is consistent with the Zoning Ordinance in that the Community Development Director has determined that Animal Sales and Services uses within the Downtown Dublin Zoning District are conditionally permitted subject to approval of a Conditional Use Permit by the Planning Commission and the Applicant has submitted a complete application for a Conditional Use Permit. The Project meets the parking requirements set forth in Chapter 8.76 (Off-Street Parking and Loading Regulations) of the Dublin Zoning Ordinance and Conditions of Approval have been applied to the Project to ensure on-going compatibility with surrounding uses and the environment. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, 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 have been included in the attached Resolution (Attachment 1). NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300 feet of the proposed Project. A public notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has received no objections from surrounding property owners regarding the Project. This Staff Report has been posted to the City's website and a copy has been provided to the Applicant. ATTACHMENTS: 1) Resolution Approving a Conditional Use Permit for Animal Sales and Services to operate a kennel for the boarding of dogs and cats, and a day camp for dogs at 6960 Amador Plaza Road, with the project plans included as Exhibit A. 2) Applicant's Written Statement 4of5 GENERAL INFORMATION: APPLICANT: Melissa Lopez, PetSmart, Inc., 19601 N. 27th Avenue, Phoenix, AZ 85027 PROPERTY OWNER: Geoffrey and Barbara Nunberg, 370 Fair Oaks Street, San Francisco, CA 94110 LOCATION: 6960 Amador Plaza Road ASSESSORS PARCEL NUMBER: APN 941-0305-039 GENERAL PLAN LAND USE DESIGNATION: Downtown Dublin — Retail District SPECIFIC PLAN LAND USE DESIGNATION: Downtown Dublin Specific Plan, Downtown Dublin — Retail District ZONING: Downtown Dublin Zoning District (DDZD) SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North DDZD Downtown Dublin-Retail District Retail, Restaurants South DDZD Downtown Dublin-Retail District Retail, Restaurants East DDZD Downtown Dublin-Retail District Retail West DDZD Downtown Dublin-Retail District Retail 5 of 5 RESOLUTION NO. 13-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A CONDITIONAL USE PERMIT FOR ANIMAL SALES AND SERVICES TO OPERATE A KENNEL FOR THE BOARDING OF DOGS AND CATS, AND A DAY CAMP FOR DOGS AT 6960 AMADOR PLAZA ROAD (APN 941-0305-039) PLPA-2012-00009 WHEREAS, the Applicant, Melissa Lopez, of PetSmart, Inc., has requested approval of a Conditional Use Permit for Animal Sales and Services to operate a kennel for the boarding of dogs and cats, and a day camp for dogs at 6960 Amador Plaza Road (the "Project"); and WHEREAS, the Project is proposed to be located in the Downtown Dublin Zoning District (DDZD); and WHEREAS, the Community Development Director has determined that Animal Sales and Services is a conditionally permitted use within the Downtown Dublin Zoning District subject to approval of a Conditional Use Permit by the Planning Commission; and WHEREAS, the Applicant has submitted a complete application for a Conditional Use Permit; and WHEREAS, the California Environmental Quality Act (CEQA), together with State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and WHEREAS, pursuant to the CEQA, the Planning Commission finds the Project Categorically Exempt from CEQA pursuant to CEQA Guidelines Section 15301 (Existing Facilities). The project consists of a minor alteration to an existing retail pet store for the operation of a kennel for the boarding of dogs and cats, and a day camp for dogs, and involves a negligible expansion of the existing use; and WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission recommending approval of the Conditional Use Permit request; and WHEREAS, the Planning Commission held a public hearing on said application on February 26, 2013; and WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth and used its independent judgment to evaluate the project. NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission does hereby make the following findings and determinations regarding the Conditional Use Permit: ATTACHMENT 1 A. The proposed use and related structures is compatible with other land uses, transportation and service facilities in the vicinity in that: 1) the Project will occupy a portion of an existing commercial building and all activities will be conducted indoors; 2) the Project site is accessible from existing driveways on Dublin Boulevard and Amador Plaza Road; and 3) the Project is surrounded by existing commercial uses. B. The proposed use will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare in that: 1) the Project has been conditioned to require that all activities associated with the operation of the kennel and dog day camp are conducted entirely within the existing building so as not to disturb surrounding businesses; and 2) the Project will conform to all applicable regulations contained in the Dublin Zoning Ordinance. C. The proposed use will not be injurious to property or improvements in the neighborhood in that: 1) the Project has been conditioned to require that all activities associated with the operation of the kennel and dog day camp are conducted entirely within the existing building; and 2) adequate parking exists to serve the Project in accordance with Chapter 8.76 (Off-Street Parking and Loading Regulations). D. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structures would not be detrimental to the public health, safety, and welfare in that: 1) the Project will be located on a fully developed site that is served by existing utilities and services; 2) the Project has been reviewed by Dublin San Ramon Services District; and 3) the Project will not create a demand for additional utilities or services beyond that which already exists to serve the retail commercial building. E. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed in that: 1) the Project would be located on a fully developed parcel that is accessible to vehicles and pedestrians from existing driveways and sidewalks on Dublin Boulevard and Amador Plaza Road; 2) the required parking for the Project is the same as for the existing retail pet store in which the Project will be located and as a result the Project would not generate additional parking beyond what is currently required for the retail store; and 3) all required parking will be provided on the Project site. F. The proposed use will not be contrary to the specific intent clauses, development regulations, or performance standards established for the zoning district in which it is located in that: 1) as conditioned, the Project is compatible with the Downtown Dublin Zoning District in which it is located; and 2) adequate parking exists to serve the Project in accordance with Chapter 8.76 (Off-Street Parking and Loading Regulations). G. It is consistent with the Dublin General Plan and with any applicable Specific Plans in that: 1) the Project site is consistent with the General Plan and Downtown Dublin Specific Plan land use designation of Downtown Dublin — Retail District in that it provides a service that is complimentary to an existing retail pet store; and 2) the Project would be located on a parcel that is developed with an existing commercial building. BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby approve a Conditional Use Permit for Animal Sales and Services for the operation of a kennel 2of10 for the boarding of dogs and cats, and a day camp for dogs at 6960 Amador Plaza Road, as shown on the project plans date stamped received by Dublin Planning on May 29, 2012 and included as Exhibit A, and in the written statements date stamped received by Dublin Planning on February 28, 2012 and May 29, 2012 and incorporated by reference, subject to the following Conditions of Approval: CONDITIONS OF APPROVAL Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of the use_and shall be subject to Planning Division review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval: [PL] Planning; [B] Building; [PO] Police; [PW] Public Works; [ADM] Administration/City Attorney; [FIN] Finance; [PCS] Parks and Community Services; [F] Dublin Fire Prevention; [DSR] Dublin San Ramon Services District; [LDD] Livermore Dublin Disposal; [CO] Alameda County Department of Environmental Health; [Zone 7] Alameda County Flood Control and Water Conservation District, Zone 7; [LAVTA] Livermore Amador Valley Transit Authority; and [CHS] California Department of Health Services. When NO. CONDITIONS OF APPROVAL Agency Required, Source Prior to: GENERAL 1. Approval. This Conditional Use Permit PL Planning approval is for the establishment of a kennel and day camp for dogs (Animal Sales and Services) at the existing PetSmart retail store located at 6960 Amador Plaza Road (PLPA- 2012-00009). This approval shall be as generally depicted and indicated on the plans prepared by BRR Architecture dated received by Dublin Planning on May 29, 2012, the written statements dated received on February 28, 2012 and May 29, 2012, and other plans, text and diagrams related to this approval, stamped approved and on file in the Community Development Department, except as modified by the following Conditions of Approval. 2. Effective Date. This Conditional Use Permit PL DMC approval becomes effective 10 days following 8.96.020. action by the Planning Commission unless H appealed before that time in accordance with and the Dublin Zoning Ordinance. 8.136 3. Permit Expiration. Construction or use shall PL 1 year from DMC commence within one (1) year of Permit approval 8.96.020. approval or the Permit shall lapse and become D null and void. 4. Time Extension. The original approving PL 1 year from DMC 3of10 decision-maker may, upon the Applicant's approval 8.96.020. written request for an extension of approval E prior to expiration, and upon the determination that any Conditions of Approval remain adequate to assure that applicable findings of approval will continue to be met, grant a time extension of approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing or public meeting shall be held as required by the pa rticular Permit. 5. Minor Amendments. Modifications or PL On-going DMC changes to this Conditional Use Permit 8.100.080 approval may be considered and approved by the Community Development Director if the modifications or changes proposed comply with Chapter 8.100.080 (Amendments) of the Dublin Zoning Ordinance. 6. Revocation of Permit. The Permit approval PL On-going DMC shall be revocable for cause in accordance with 8.96.020.1 Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 7. Requirements and Standard Conditions. Various Issuance of Various The Applicant/Developer shall comply with building applicable City of Dublin Fire Prevention permits or Bureau, Dublin Public Works Department, installation of Dublin Building Department, Dublin Police improve- Services, Alameda County Flood Control ments District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 8. Fees. Applicant/Developer shall pay all Various Issuance of Various applicable fees in effect, including, but not building limited to, Planning fees, Building fees, Traffic permits Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees (per agreement between Developer and 4of10 School District), Fire Facilities Impact fees, Noise Mitigation fees, Inclusionary Housing In- Lieu fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. 9. Indemnification. The Developer shall defend, ADM On-going Admin/Cit indemnify, and hold harmless the City of Dublin y Attorney and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 10. Clarifications to the Conditions of Approval. PL On-going Planning In the event that there needs to be clarification to the Conditions of Approval, the Community Development Director has the authority to clarify the intent of these Conditions of Approval to the Applicant without going to a public hearing. The Community Development Director also has the authority to make minor modifications to these Conditions of Approval without going to a public hearing in order for the Applicant to fulfill needed improvements or mitigations resulting from impacts to this roiect. 11. Controlling Activities. The PL Through Planning Applicant/Developer shall control all activities construction on the project site so as not to create a and on-going nuisance to existing/surrounding businesses and/or residences. 12. Clean-up. The Applicant/Developer shall be PL Through Planning responsible for clean-up and disposal of project construction related trash to maintain a safe, clean, and litter-free site. 13. Pro ert Maintenance. The Ap licant/ PL On- oin DMC 5of10 Developer and property owner shall be 5.64.050 responsible for maintaining the site in a clean and litter free condition during construction and through completion. Per the City of Dublin Non-Residential Property Maintenance Ordinance, DMC Section 5.64.050, the Applicant/ Property Owner shall maintain the building, site and all signage in good condition and shall keep the site clear of trash, debris and graffiti vandalism on a regular and continuous basis. PLANNING DIVISION - GENERAL 14. Trash Enclosure. In accordance with PL Issuance of Planning Condition of Approval No. 38, the existing trash Building enclosure shall be upgraded to meet current Permits City requirements. Prior to the issuance of a Building Permit, the Applicant shall apply for a Site Development Review Waiver for the final design of the upgraded trash enclosure. The design of the trash enclosure shall comply with all of the requirements of Chapter 7.98 of the Dublin Municipal Code. 15. Signs. All signage shall conform to Chapter PL On-going DMC 8.76 of the Dublin Zoning Ordinance at all 8.84 times. Window signs shall be limited to 25% of the window area. All temporary promotional signs and banners require a Zoning Clearance from the Planning Division prior to installation. 16. Prohibited Signage. The use of any A-frame, PL On-going DMC portable, sandwich board, or any other sign 8.84.150 contained in Chapter 8.84.150 (Prohibited Signs) of the Dublin Zoning Ordinance, is prohibited. 17. Noise/Nuisance. The Applicant shall control PL On-going Planning all activities on the site so as not to create a nuisance to the surrounding businesses and residents. 18. Accessory/Temporary Structures and Uses. PL Placement DMC A Temporary Use Permit is required for all on-site 8.108 construction trailers, security trailers and storage containers used during construction. 19. Temporary Promotional Banners and PL On-going DMC Balloons. Temporary Promotional Banner 8.84 Signs and Balloons are subject to compliance with Chapter 8.84 of the Dublin Zoning Ordinance. 20. Equipment Screening. All electrical and/or PL Issuance of Planning mechanical equipment shall be screened from building public view. Any roof-mounted equipment shall permits 6of10 be completely screened from view by materials architecturally compatible with the building and to the satisfaction of the Community Development Director. The Building Permit plans shall show the location of all equipment and screening for review and approval by the Community Development Director. 21. Bicycle Racks. Prior to the issuance of PL Issuance of DMC building permits, the Applicant/Developer shall building 8.76 work with Staff to provide sufficient bicycle permits racks at various locations throughout the project site. The bicycle racks shall be unobtrusive and out of the path of travel. CONDITIONAL USE PERMIT 22. Use. All activities associated with the operation PL On-going DMC of the kennel shall be conducted entirely within 8.24.020 the building. 23. Final Inspection/Occupancy Permits. Final PL, B, PW Final Planning, inspection or occupancy permits will not be Inspection/ Building, granted until all construction and site work is Occupancy Public complete in accordance with approved plans Works and the conditions required by the City. 24. Approval Period. This Conditional Use Permit PL On-going Planning approval shall be null and void in the event the approved use fails to be established within one year, or ceases to operate for a continuous one-year period. 25. Annual Review. On an annual basis, this PL On-going Planning Conditional Use Permit approval may be subject to a review by the Community Development Director to determine compliance with the Conditions of Approval. PLANNING DIVISION -CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN 26. Non-Residential Security Requirements. The PL On-going Planning property owner and/or their designee shall comply with the City of Dublin Non-Residential Security Requirements. 27. Graffiti. The site shall be kept clear of graffiti PL On-going DMC vandalism on a regular and continuous basis. 5.68 Graffiti resistant materials shall be used including but not limited to graffiti resistant paints for the structures and graffiti resistant film for windows or glass. 28. Employee Exit Doors. Employee exit doors PL Occupancy Planning shall be equipped with a 180-degree viewer or a burglary resistant window panel within the door from which to scan the exterior. BUILDING DIVISION 29. Buildin Codes and Ordinances. All ro'ect B Through Buildin 7of10 construction shall conform to all building codes Completion and ordinances in effect at the time of building permit. 30. Building Permits. To apply for building B Issuance of Building permits, Applicant/Developer shall submit five Building (5) sets of construction plans to the Building Permit Division for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participating non-City agencies prior to the issuance of buildin permits. 31. Construction Drawings. Construction plans B Issuance of Building shall be fully dimensioned (including building Building elevations), accurately drawn (depicting all Permits existing and proposed conditions on site), and prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. 32. Addressing. Addresses will be required on all B Occupancy Building doors leading to the exterior of the building. Addresses shall be illuminated and be able to be seen from the street, 5-inch height minimum. 33. Green Building Guidelines. To the extent B Through Building practical, the applicant shall incorporate Green Completion Building Measures. Green Building plan shall be submitted to the Building Official for review. The Project shall comply with the CA Green Building Standards Code, as applicable. FIRE PREVENTION BUREAU 34. Building and Fire Codes. The Project shall F Through Fire comply with the applicable Building and Fire Completion Codes in effect at the time of building permit submittal. PUBLIC WORKS DEPARTMENT 35. Standard Public Works Conditions of PW Prior to Public Approval. App Iicant/Deve lope r shall comply Approval of Works with all applicable City of Dublin Public Works Improvement Standard Conditions of Approval. In the event Plans of a conflict between the Public Works Standard Conditions of Approval and these Conditions, these Conditions shall prevail. 8of10 36. Grading/Demolition/Sitework Permit. All PW Issuance of Public improvement work must be performed per a Grading/Site Works Grading/Demolition/Sitework Permit issued by Work Permit the Public Works Department. Said permit will be based on the final set of civil plans to be approved once all of the plan check comments have been resolved. Please refer to the handout titled Grading/Site Improvement Permit Application Instructions and attached application (three 8-1/2" x 11" pages) for more information. The Applicant/Developer must fill in and return the applicant information contained on pages 2 and 3. 37. Site Accessibility Requirements. All parking PW Prior to Public spaces for the disabled, and other physical site Occupancy Works improvements shall comply with current UBC Title 24 requirements and City of Dublin Standards for accessibility. 38. Site Improvements. As specified on the PW Prior to Public Project plans, Applicant/Developer shall be Occupancy Works responsible for completing the following on-site improvements: 1. The existing disabled access parking stalls directly serving the Project shall conform to current ADA/Title 24 standards, with a "Minimum Fine $250" sign installed. 2. Twelve (12) inch wide concrete step-out curbs shall be constructed at each parking space where one or both sides abut a landscaped area or planter. 3. An inlet stormceptor (Triton Filter or similar) shall be installed in the existing parking lot catch basin. 4. The existing trash enclosure shall be upgraded per City Ordinance [13-12]. 5. Truncated domes (three (3) foot wide minimum) shall be installed along the entire length of the flush curb at the --building entrance. 9of10 PASSED, APPROVED AND ADOPTED this 26th day of February 2013 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director G:IPA#120121PLPA-2012-00009 PetSmart Kennel CUPIPC Mtg 02.26.131PC Reso PetSmart Kennel CUP.doc 10 of 10 '�88 Sa�g„`Nr�p aV Ig Y #d3� s x:xsga a .a i s o d g Q Z r+ J O CL F" z ® s N w a. 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G1 0- 4) m Q c� V d ❑ ❑ ❑ U) Cn I- ~ Z Z w I i I - Ntll-3 I - No-3 , U U Z IL � O w Og' 9' 9' 11' O b O L7 j Itl) (ll) (ll) g I r- g (5) l5) L£ if L£ LE L£ l£ l£ 31 31 31 31 31 31 31 L£ l£ l£ if l£ if L£ if if I W S .9-.ZL n U & y 31 31 31 31 31 I 31 31 31 31 W K S / g LC LC W L£ Lf LC LC LE Lf L O a.S o 31 31 31 31 31 31 31 31 31 Ns a n d to I y .Y-.Zl �r 6d t 1 III l£ lC L£ L£ l£ l£ if l£ l O - n a — — 19 19_ 19 19 19 19 18 19 19 1 � I _ S =_s I I ncc- rn� I i` £81N8 gb 18 19 19 I I _ /` /� Fm j t L .0-.9 .0:b 0-S 0;4 �Im J} i I ~m II ALL-.t A- ,0-.b -.f II N zz LP z F sL z sL i I I �J I n a I II f I -- -- R M 9_,gL b° 11 11111 a N H H 9-,Zl _ m •� n •� .9-.S ? .9-.S ^' .�9-.b ol.tl -.h-,f ,4-.. h�'ml .8-.9 f, w IL`WILL AS N L-J aan g I; s .� •� 1 -.4 Zf Ig 19 19 19 19 a N } x O v -� (D ,ll J1 .Ll W 0 B oo c N Q SAAART Melissa Lopez Phone:(623)587-2506 MeLopez@SSG.PetSmart.com RECEIVED Date: February 8,2012 FES 2 8 Z01Z DU j3LIN PLANNING VIA OVERNIGHT MAIL City of Dublin 100 Civic Plaza Dublin,CA.94568 Attn: Seth Adams RE: PetSmart Store#0059 6960 Amador Plaza Rd. Dublin,CA.94568 PetsHotel Construction Remodel Dear Mr.Adams: PetSmart is planning on making alterations to the above referenced premises. We will be remodeling the interior of our space and adding a PetSmart PetsHotel to support our pet parents when they have to be away from their furry friends. I�ATUF_CDA.Y The hours of operation will be Monday thru Eridwy 7am to 9pm,Sunday 8am to 6pm. The lobby is closed on Thanksgiving and Christmas Day. There should be an average of about 12 employees, alternating schedules from day to night shifts. At PetSmart PetsHotel, we provide all the comforts of home for dogs and cats,while giving Pet Parents the peace of mind that their pets are receiving the love and the attention they deserve from our PetCare Specialists,who are PetSmart Safety-Certified Caregivers. We believe adding a PetsHotel to the community will be beneficial by giving our Pet Parents the peace of mind that we understand that pets are important members of the family and we are thankful for the opportunity to care for our pet guests. PetSmart PetsHotel is dramatically different from a traditional kennel environment that may include unsightly chain link fences and unruly sounds. PetSmart designed the space to incorporate measures that lessen the impact of odors, noise and pet waste on our neighbors. We apply state of the art construction practices, such as noise- reduction materials and advanced waste-elimination systems to accomplish this. There should be no negative impact for people residing or working with in the same vicinity. The Pet Hotel will target a community where the community involves Pet Parents. The PetSmart PetsHotel is a place with everything we'd want for our own pets, so Pet Parents can have peace of mind that their pet is as safe and healthy as possible when they're away. Since the Pets Hotel will be constructed in our existing space, it should have very minimal if none at all, impact on the traffic, property,and existing improvements. As to my knowledge,the PetSmart location is not located on any hazardous waste and substances site. ATTACHMENT 2 s if you have any questions, please do not hesitate to contact me at the number listed above. Thank you for your prompt attention to this matter. Kind regards, RECEIVED FEB 2 8 2012 DUBLIN PLANNING Melissa S. Lopez Enclosure cc: P ssAART ET Melissa Lopez Phone:(623)587-2506 MeLopez@SSG.PetSmart.com Date: May 24,2012 VIA OVERNIGHT MAIL City of Dublin 100 Civic Plaza Dublin,CA.94568 Attn: Seth Adams RE: PetSmart Store#0059 6960 Amador Plaza Rd. Dublin,CA.94568 PetsHotel Construction Remodel Dear Mr.Adams: The operations of the PetsHotel are an indoor facility only and no outdoor uses are allowed for our Pet guests. The canine guests are walked inside our retail space for exercise including any play time purchased by the pet parent. Relief rooms are constructed inside of the hotel space which is designed to reflect an outdoor area for pets that are trained to relieve themselves on exterior material. Inside our relief room is a toilet for animal waste to be flushed immediately to prevent any disease or odor. The PetsHotel only boards dogs and cats at this time.We do not see this changing anytime in the near future. The PetsHotel will offer Day Camp to our boarded guests and this allows the pet guest to play in the play rooms multiple times a day,in lieu of staying inside of their kennels and the walks twice a day inside of the store. The PetsHotel is built with an exterior CMU wall which acts as a sound proof barrier from Co-Tenants and interior noise heard from the outside of the retail space. Thank you for your prompt attention to this matter. Kind regards, RECEIVED Melissa S. Lopez MAY.2 9 2012 Enclosure DUBLIN PLANNING cc: 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 RESOLUTION NO. 13 - XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN 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) PLPA 2012-00059 WHEREAS, the Applicant, K. Hovnanian Homes, has submitted applications for approval of a Site Development Review and Conditional Use Permit, PLPA 2012-00059, for 30 single- family detached residences within a portion of the Positano Planned Development known as known as Verona Estates at Positano; and WHEREAS, Verona Estates at Positano is approximately 5.1 acres located in the westerly portion of the Positano planned community generally along Avellina Drive, Ravello Way, Forino Court, and Pallatino Court; and WHEREAS, Verona Estates at Positano is comprised of Lots 1 through 23 of Tract 8051 and Lots 114 and 126 through 130 within a portion of Tract 7854; and WHEREAS, on December 13, 2005, the City Council adopted Ordinance No. 32-05 approving Planned Development (PD) Zoning - Stage 1 Development Plan for the entire 1,134- acre Fallon Village (PA 04-040) and Ordinance 33-05 approving the Stage 2 Development Plan for the 488-acre Braddock & Logan properties now known as Positano; and WHEREAS, on December 6, 2005, the City Council adopted Resolution No. 222-05 certifying a Supplemental Environmental Impact Report (SEIR) (SCH #2005062010) to the Eastern Dublin EIR, a program EIR, initially certified by the City of Dublin in 1993 (SCH#91103064) and the Supplemental EIR for the Eastern Dublin Property Owners (EDPO) (SCH # 2001052114) certified in 2002 by Resolution 40-02; and WHEREAS, no further environmental review is required. There are no new impacts identified with this proposed project that are beyond those impacts studied in the Supplemental Environmental Impact Report; and WHEREAS, the Applicant has submitted project plans, including floor plans and elevations, dated February 20, 2013, for a Site Development Review and Conditional use Permit relating to Verona Estates at Positano on file in the Community Development Department; and WHEREAS, a complete application was submitted and is available and on file in the Community Development Department; and WHEREAS, the Planning Commission did hold a public hearing on said application on February 26, 2013, for this project; and ATTACHMENT 1 WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve the Site Development Review and Conditional Use Permit subject to required findings and Condition of Approval; and WHEREAS, the Planning Commission did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. WHEREAS, in accordance with Chapter 8.32.080 of the Zoning Ordinance, the Planning Commission may approve a Conditional Use Permit as a means for minor amendments 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; and NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding said proposed Conditional Use Permit: Conditional Use Permit: A. The proposed use and related structures are compatible with other land uses, transportation and service facilities in the vicinity because: the use remains as intended for low density/single family residential of a high quality. The availability of options will visually enhance the architecture, add diversity among the dwellings, provide an alternative product design, and generally improve the residential quality of neighborhood. B. The requested Conditional Use Permit to exceed 45% coverage on as many as six lots will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare because: the excess coverage is minor and the project generally complies with all other Development Regulations for the Positano planned community over all. C. The requested Conditional Use Permit to exceed 45% coverage on as many as six lots will not be injurious to property or improvements in the neighborhood because: the minor exceptions substantially comply with and do not materially change the provisions or intent of the adopted Planned Development Zoning Ordinance 33-05 (PA 05-038) in that it would allow the accommodation of an optional ground floor (covered) loggia and upper level veranda in the rear yard of the lot. D. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structures would not be detrimental to the public health, safety, and welfare because: 1) the proposed project site is already subdivided and conforms to the required lot size; 2) the infrastructure, including streets and utilities, is complete; and 3) the project complies with the approved grading plan. 2 E. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed because: it allows for compliance with adopted development regulations including private usable open space and adequate rear yard setbacks. F. The requested Conditional Use Permit to exceed 45% coverage on as many as six lots will not be contrary to the specific intent clauses, development regulations, or performance standards established for the zoning district in which it is located because: 1) the lots have already been subdivided to conform with the General Plan, Eastern Dublin Specific Plan and the Planned Development Zoning Stage 1 and 2 Development Plan for this area; and 2) the proposed homes to be developed on the property meet all of the Development Regulations established to regulate development in the Positano planned community and Fallon Village over all. G. The requested Conditional Use Permit to exceed 45% coverage on as many as six lots is consistent with the Dublin General Plan and with any applicable Specific Plans because: the use remains as intended for low density/single family residential. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding said proposed Site Development Review for 30 lots (Lots 1 through 23 of Tract 8051, and Lots 114 and 126 through 130 within a portion of Tract 7854) known as Verona Estates at Positano: Site Development Review: A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance, with the General Plan and any applicable Specific Plans and design guidelines because: 1) The project will not undermine the architectural character and scale of development in which the proposed project is to be located; 2) the project will provide a unique, varied, and distinct housing opportunity; 3) the project is consistent with the General Plan and Eastern Dublin Specific Plan Land Use designation of Low Density Residential; and 4) the project complies with the development standards established in the Planned Development Zoning Stage 2 Development Plan. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1) the project contributes to orderly, attractive, and harmonious site and structural development compatible with the existing site lay out and subdivision mapping and blends well with the surrounding properties; and 2) the project complies with the development regulations set forth in the Zoning Ordinance where applicable. C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and the lot in which the project is proposed because: 1) the project augments the architectural style offerings in the vicinity; 2) the size and mass of the proposed houses are consistent with the lot sizes and other residential developments in the surrounding area; 3) the project will supply unique and varied floor plan options and enhanced elevations on the corner lots; and 4) the project will provide more design offerings contributing to a more "custom" look of the Positano planned community. 3 D. The subject site is suitable for the type and intensity of the approved development because: 1) the lots have already been subdivided to conform with the General Plan, Eastern Dublin Specific Plan and the Planned Development Zoning Stage 1 and 2 Development Plan for this area; and 2) the proposed homes to be developed on the property meet all of the Development Regulations established to regulate development in the Positano planned community and Fallon Village over all. E. Impacts to existing slopes and topographic features are addressed because: 1) the proposed project site is already subdivided; 2) the infrastructure is under construction including streets and utilities; 3) the project complies with the approved grading plan and conforms to the required lot size and building envelope. F. Architectural considerations including the character, scale and quality of the design, site lay out, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other developments in the vicinity because: 1) the proposed houses will utilize four (4) of the approved architectural style standards established in the Fallon Village Planned Development Plan; 2) the materials referenced in the style guidelines will be utilized; 3) the homes when constructed will blend with and be similar to homes already being constructed in the general vicinity; and 4) the color and materials proposed are similar and complementary to colors and material being utilized on homes currently being constructed in the vicinity. G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public because: 1) all perimeter landscaping, walls, fences, and hardscape are proposed for construction in accordance with the master plan; and 2) the project front yard landscaping and sideyard fencing is consistent with other developments currently under construction in the vicinity and conform to the requirements of the Stage 2 Development Plan and the Water Efficient Landscape Ordinance. H. The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because: 1) all infrastructure including streets, parkways, pathways, sidewalks, and streetlighting are proposed for construction in accordance with the master plan; and 2) development of this project will conform to the major improvements already installed allowing residents the safe and efficient use of these facilities. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby approve a Conditional Use Permit to exceed lot coverage on 6 lots and Site Development Review for the proposed project known in Verona Estates at Positano, as shown on plans prepared by Edinger Architects, MTWgroup, and Mackay & Somps dated February 20, 2013 subject to the conditions included below. CONDITIONS OF APPROVAL: Unless stated otherwise all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use and shall be subject to Planning Department review 4 and approval The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. [PL.1 Planning [131 Building, [POJ Police, [PW1 Public Works [P&CS1 Parks & Community Services [ADM1 Administration/City Attorney, [FIN1 Finance [Fl Alameda County Fire Department [DSRI Dublin San Ramon Services District, [CO1 Alameda County Department of Environmental Health, [Z71 Zone 7. NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: PLANNING DIVISION 1. Approval. This Site Development Review approval is for PL Ongoing Standard the construction of 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). This approval shall be as generally depicted and indicated on the plans prepared by Edinger Architects, MTWgroup, and Mackay & Somps dated February 20, 2013 on file in the Community Development Department, and as specified by the following Conditions of Approval for this project. 2. Permit Expiration: Construction or use shall commence PL One year Standard within one (1) year of Site Development Review (SDR) from approval, or the SDR shall lapse and become null and approval void. Commencement of construction or use means the actual construction or use pursuant to the approval, or demonstrating substantial progress toward commencing such use. If there is a dispute as to whether the SDR has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If a SDR expires, a new application must be made and processed according to the requirements of the Dublin Zoning Ordinance. 3. Time Extension. The original approving decision-maker PL One year Standard may, upon the Applicant's written request for an following extension of approval prior to expiration, and upon the approval determination that any Conditions of Approval remain date adequate to assure that applicable findings of approval will continue to be met, grant a time extension of approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing or public meeting shall be held as required by the articular Permit. 4. Effective Date. This Site Development Review approval PL On going Standard becomes effective 10 days after action by the Planning Commission. 5. Compliance with previous approvals: The Applicant PL On going Standard shall comply with all Conditions of Approval for Vesting Tentative Tract 7586 as approved by the Planning 5 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: Commission, Resolution No. 05-61 on November 8, 2005. 6. Revocation of permit. The permit shall be revocable for PL Ongoing Standard cause in accordance with Chapter 8.96 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 7. Required Permits. Applicant/Developer shall comply with PL, PW Issuance of Standard the City of Dublin Zoning Ordinance and obtain all Building necessary permits required by other agencies (Alameda Permits County Flood Control District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, State Water Quality Control Board) and shall submit copies of the permits to the Public Works Department. 8. Requirements and Standard Conditions. The Various Issuance of Standard App Iicant/Deve lope r shall comply with applicable Building Alameda County Fire, Dublin Public Works Department, Permits Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 9. Modifications: The Community Development Director PL On going Standard may consider modifications or changes to this Site Development Review approval if the modifications or changes proposed comply with Section 8.104.100 of the Zoning Ordinance. 10. Satellite Dishes: The App Iicant/Deve lope r's Architect PL Issuance of Project shall prepare a plan for review and approval by the building Specific Director of Community Development and the Building permit Official that provides a consistent and unobtrusive location for the placement of individual satellite dishes. Individual conduit will be run on the interior of the unit to the satellite location on the exterior of the home to limit the amount of exposed cable required to activate any satellite dish. It is preferred that where chimneys exist, the mounting of the dish be incorporated into the chimney. In instances where chimneys do not exist, then the plan shall show a common and consistent location for satellite dish placement to eliminate the over proliferation, 6 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: ha hazard and irregular placement. 11. Indemnification: The Applicant/Developer shall defend, PL, B On going Standard indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Applicant/Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 12. Retaining Walls: The Applicant/Developer shall indicate PL Issuance of Project on the plot plans, with dimensions, the precise location of building Specific the point on the side yard retaining walls where the wall permit material will change from precision block (able to be stuccoed) to split face block. The intent of this condition is to assure that the entire portion of the wall visible to the street (from the perpendicular side-yard fence to the end of the wall closest to the street) is able to be enhanced with stucco material as required in the Planned Development Plan. Also, it is intended that the perpendicular side yard fence should be located at the transition point of the two block materials. No stucco wall face should occur behind the perpendicular side yard fence. Potential issues may arise in the field conditions which will be addressed on a case-by-case basis as directed by the Stage 1 and Stage 2 Planned Development Plan. 13. Clean up. The Applicant/Developer shall be responsible PL On going Standard for clean-up and disposal of project related trash and for maintaining a clean, litter-free site. 14. Controlling Activities. The Applicant /Developer shall PO, PL On going Standard control all activities on the project site so as not to create a nuisance to the surrounding residences. 15. Noise/Nuisances. No loudspeakers or amplified music PO, PL On going Standard shall be permitted to project or be placed outside of the residential buildings during construction. NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: 16. Accessory Structures. The use of any accessory PL, B, F On going Standard structures, such as storage sheds or trailer/container units used for storage or for any other purpose during construction, shall not be allowed on the site at any time unless a Temporary Use Permit is applied for and approved. 17. Final building and site development plans shall be PL Issuance of Project reviewed and approved by the Community Development building Specific Department staff prior to the issuance of a building permit permit. All such plans shall insure: a. That standard residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls, if necessary. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including air conditioning condensers, electrical and gas meters, is architecturally screened from view, and that electrical transformers are either underground or architecturally screened. f. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. g. That all materials and colors are to be as approved by the Dublin Community Development Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes, which affect the exterior character, shall be resubmitted to the Dublin Community Development Department for approval. h. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. All materials shall wrap to the inside corners and terminate at a perpendicular wall plane. i. That all other public agencies that require review of 8 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: the project are supplied with copies of the final building and site plans and that compliance is obtained with at least their minimum Code requirements. 18. Fees. The Applicant/Developer shall pay all applicable PW Zone 7 and Standard fees in effect at the time of building permit issuance Parkland In- including, but not limited to, Planning fees, Building fees, Lieu Fees Dublin San Ramon Services District fees, Public Facilities Due Prior to fees, Dublin Unified School District School Impact fees, Filing Each Public Works Traffic Impact fees, City of Dublin Fire Final Map; Services fees, Noise Mitigation fees, Inclusionary Other Fees Housing In-Lieu fees, Alameda County Flood and Water Required Conservation District (Zone 7) Drainage and Water with Connection fees, and any other fees either in effect at the Issuance of time and/or as noted in the Development Agreement. Building Permits 19. Final landscape plans, irrigation system plans, tree PL Issuance of Standard preservation techniques, and guarantees, shall be building reviewed and approved by the Dublin Planning Division permit prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. d. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces where applicable. f. That all cut and fill slopes conform to the master vesting tentative map and conditions detailed in the Site Development Review packet. g. That all cut and fill slopes graded and not constructed 9 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. h. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree, if applicable. i. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement, if applicable. 20. Water Efficient Landscaping Regulations: The PL On going Standard Applicant shall meet all requirements of the City of Dublin's Water-Efficient Landscaping Regulations, Section 8.88 of the Dublin Municipal Code. 21. Sustainable Landscape Practices: The landscape PL On going Standard design shall demonstrate compliance with sustainable landscape practices as detailed in the Bay-Friendly Landscape Guidelines by earning a minimum of 60 points or more on the Bay-Friendly scorecard and specifying that 75% of the non-turf planting only requires occasional, little or no shearing or summer water once established. 22. Plotting: The approved Site Development Review would PL Issuance of Project allow any of the approved floor plans to be constructed building Specific on any of the lots within Verona Estates at Positano permits subject to the site plan and matrix/fit list on Sheets C1.0 and the following criteria and limitations: • 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. 10 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: ■ 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. 23. Public Art Project: If the project is required to comply P&CS Issuance of Project with Sections 8.58.05A and 8.58.05D of Chapter 8.58 building Specific (Public Art Program) of the Dublin Municipal Code then permits Zoning the Applicant/Developer has elected to pay an in-lieu fee Ord Chp in accordance with Chapter 8.58 of the Dublin Municipal 8.58 Code and shall comply with the Public Art Compliance Report submitted by Applicant/Developer, dated February 20, 2013, and on file with the Planning Department. The value of the public art project is required to equal or exceed 0.5% of the building valuation (exclusive of land) for the project. The Building Official has determined that the total building valuation of the project (exclusive of land) is $16,719,330.00. Therefore, Applicant/Developer will pay a public art fee valued at a minimum amount of $83,596.65. 24. Clarification. In the event that there needs to be PW, PL On going Standard clarification to these Conditions of Approval, the City Engineer or Community Development Director has the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The City Engineer or Community Development Director also has the authority to make minor modifications to these conditions without going to a public hearing in order for the Applicant/Developer to fulfill needed improvements or mitigations resulting from impacts of this project. 25. Applicant/Developer shall obtain an Encroachment PW Construction Standard Permit from the Public Works Department for all construction activity within the public right-of-way of any street where the City has accepted the improvements. At the discretion of the City Engineer an encroachment for work specifically included in an Improvement Agreement may not be required. 26. Applicant/Developer shall obtain a Grading / Sitework PW Construction Standard Permit from the Public Works Department for all private grading and site improvements. This will include any community walls or sound walls installed as part of the project. Wall construction will be subject to plan review by the Public Works Department and the Building Division, and will be subject to special inspections during 11 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: construction. 27. Plot plans shall be submitted for review and approval by PW Building Standard the Public Works Department and the Community Permits Development Department prior to approval of building permits. 28. Roof drainage shall be connected to a closed conduit, PW Tract impmt Standard discharging to a curb drain or connected to the storm agreement drain system. Concentrated flows will not be allowed to drain across pu blic sidewalks 29. The Applicant/Developer is responsible for ensuring that PW During Standard all contractors implement all storm water pollution construction prevention measures in the SWPPP. 30. Removal of Obstructions. Applicant/Developer shall PW Issuance of Standard remove all trees including major root systems and other Occupancy obstructions from building sites that are necessary for Permits public improvements or for public safety as directed by the soils engineer and Public Works Director. 31. Utility Siting Plan. The Applicant/Developer shall PW, PL Issuance of Standard provide a final Utility Siting Plan showing that Grading transformers and service boxes are placed outside of Permits public view where possible and/or screened to the satisfaction of the Community Development Director and Public Works Director. Applicant/Developer shall place all utility infrastructures underground including electric, telecommunications, cable TV, and gas in accordance with standards enforced by the appropriate utility agency. Utility plans showing the location of all proposed utilities shall be reviewed and approved by the City Engineer/Public Works Director prior to installation. a 32. Building Codes and Ordinances: All project B Through Standard construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 33. Retaining Walls: All retaining walls over 30 inches in B Through Standard height and in a walkway area shall be provided with completion guardrails. All retaining walls located on private property, over 24 inches, with a surcharge, or 36 inches without a surcharge, shall obtain permits and inspections from the Building Division. 34. Phased Occupancy Plan: If occupancy is requested to B Occupancy Standard occur in phases, then all physical improvements within of any each phase shall be required to be completed prior to affected occupancy of any buildings within that phase except for building items specifically excluded in an approved Phased Occupancy Plan, or minor handwork items, approved by 12 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: the Community Development Department. The Phased Occupancy Plan shall be submitted to the Directors of Community Development and Public Works for review and approval a minimum of 45 days prior to the request for occupancy of any building covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all parcels in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual building shall be occupied until the adjoining area is finished, safe, accessible, and provided with all reasonable expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Community Development Director, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 35. Building Permits: To apply for building permits, B Issuance of Standard Applicant/Developer shall submit seven (7) sets of building construction plans to the Building Division for plan check. permit Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of building permits. 36. Construction Drawings: Construction plans shall be B Issuance of Standard fully dimensioned (including building elevations) building accurately drawn (depicting all existing and proposed permit conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape Ian and details shall be consistent with each other. 37. Air Conditioning Units: Air conditioning units and B Occupancy Standard ventilation ducts shall be screened from public view with of unit materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials approved by the Building Official and Community Development Director. Air conditioning units shall be located such that each dwelling unit has one side yard with an unobstructed width of not less than 36 inches. Air conditioning units 13 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: shall be located in accordance with the PD text. 38. Temporary Fencing: Temporary Construction fencing B Through Standard shall be installed along the perimeter of all work under completion construction. 39. Addressing: B Issuance of Standard a) Provide a site plan with the City of Dublin's address building grid overlaid on the plans (1 to 30 scale). Highlight all permit and exterior door openings on plans (front, rear, garage, through etc.). (Prior to release of addresses) completion b) Provide plan for display of addresses. The Building Official and Director of Community Development shall approve plan prior to issuance of the first building permit. (Prior to permitting) c) Addresses will be required on the front of the dwellings. Addresses are also required near the garage door opening if the opening is not on the same side of the dwelling as the front door. (Prior to permitting) d) Address signage shall be provided as per the Dublin Residential Security Code. (Occupancy of any Unit). e) Provide a site plan with the approved addresses in 1 to 400 scale prior to approval or release of the project addresses. (Prior to permitting) f) Exterior address numbers shall be backlight and be posted in such a way that they can be seen from the street. 40. Engineer Observation: The Engineer of record shall be B Scheduling Standard retained to provide observation services for all the final components of the lateral and vertical design of the frame building, including nailing, hold downs, straps, shear, roof inspection diaphragm and structural frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame inspection. 41. Foundation: Geotechnical Engineer for the soils report B Through Standard shall review and approve the foundation design. A letter completion shall be submitted to the Building Division on the approval. 42. Green Building: Green Building measures as detailed B Through Standard may be adjusted prior to master plan check application completion submittal with prior approval from the City's Green Building Official. Provided that the design of the project complies with the City of Dublin's Green Buildin 14 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: Ordinance and State Law as applicable. In addition, all changes shall be reflected in the Master Plans. (Through Completion) The Green Building checklist shall be included in the master plans. The checklist shall detail what Green Points are being obtained and where the information is found within the master plans. (Prior to first permit) Prior to each unit final, the project shall submit a completed checklist with appropriate verification that all Green Points required by 7.94 of the Dublin Municipal Code have been incorporated. (Through Completion) Homeowner Manual — if Applicant/Developer takes advantage of this point the Manual shall be submitted to the Green Building Official for review or a third party reviewer with the results submitted to the City. (Through Completion) Applicant/Developer may choose self-certification or certification by a third party as permitted by the Dublin Municipal Code. Applicant/Developer shall inform the Green Building Official of method of certification prior to release of the first permit in each subdivision / neighborhood. 43. Electronic File: The Applicant/Developer shall submit all B Issuance of Standard building drawings and specifications for this project in an building electronic format to the satisfaction of the Building Official permit prior to the issuance of building permits. Additionally, all revisions made to the building plans during the project shall be incorporated into an "As Built" electronic file and submitted prior to the issuance of the final occupancy. 44. Construction trailer: Due to size and nature of the B Issuance of Standard development, the Applicant/Developer, shall provide a Building construction trailer with all hook ups for use by City Permits Inspection personnel during the time of construction as determined necessary by the Building Official. In the event that the City has their own construction trailer, the applicant/developer shall provide a site with appropriate hook ups in close proximity to the project site to accommodate this trailer. The Applicant/Developer shall cause the trailer to be moved from its current location at the time necessary as determined by the Building Official at the Applicant/Developer's ex ense. 45. Co ies of Approved Plans: Applicant/Developer shall B 30 days Standard 15 NO. Agency When Source CONDITIONS OF APPROVAL Required, Prior to: provide City with 4 reduced (1/2 size) copies of the after permit approved plan. and each revision issuance 46. Security During Construction. PO, B, During Standard a. Fencing — The perimeter of the construction site shall PW construction be fenced and locked at all times when workers are not present. All construction activities shall be confined to within the fenced area. Construction materials and/or equipment shall not be operated or stored outside of the fenced area or within the public right-of-way unless approved in advance by the Public Works Director. b. Address Sign - A temporary address sign of sufficient size and color contrast to be seen during night time hours with existing street lighting is to be posted on the perimeter street adjacent to construction activities. c. Emergency Contact — Prior to any phase of construction, Applicant/Developer will file with the Dublin Police Department an Emergency Contact Business Card that will provide 24-hour phone contact numbers of persons responsible for the construction site. d. Materials & Tools — Good security practices shall be followed with respect to storage of building materials and tools at the construction site. e. Security lighting and patrols shall be employed as necessary. 47. Graffiti. The Applicant/Developer shall keep the site clear PO, PL Ongoing Standard of graffiti on a regular and continuous basis and at all times. Graffiti resistant materials should be used. PASSED, APPROVED AND ADOPTED this 26th day of February 2013 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commissioner Chair ATTEST: Community Development Director GAPAM20121PLPA-2012-00059 Verona @ Positano(Lin 30)IPC Reso-SDR&CUP Verona 2.26.13.doc 16 ` f .:e ►A:i t d .t x J� ti. .y V l 11114 _ ►,�a� �gjrn CL LLJ t EV Ll- r -1 Jay. :Y W H Z � M �i. o n, t A fw� �i�l W ❑ono W ❑❑D❑ ❑❑❑❑ �.•� �r 1 al.l� �Ay f'f k •. A O r w W r W + ~ 01 e � 'pla f, 1 .ter/•. � � � O ,'' ;y .,, :�2}�- 14-1 •�i •O `��.'rr v W X m O w a U O M cn = s-- 00 O — Q. O > .--� Qr cC3 U 00 Cl) C.1 U O N Q\ O N o0 C, O O Cz 00 U _ r, � cz p v) . Ri U U O O� cC -" Q U O ao ,� o N p.., 4- .� cz CZ cz ai U b0 U CA cz ct p a o o x x NCd a _°? U U wOda! UwWO I a cz d zzzzzzzz +C. U cd OW �, p� p p P4 P4 04 P4 U O • N M k�) 11? 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W SEEN ><a ■ xa SEEN m W ----------- ■■■ �w O a° SEES *01 a N ■■■ 4 N ■■■■ r7I- ■■ SEES ■■■ SEES L�------------- ■■■ SEES �- EE Iii £I-£I-ZO/4IOZItl' jansem ldo/4ZSY'L NV-ld STAFF REPORT 19� i—I— 82 PLANNING COMMISSION IF04'-��� 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. 2of9 The map below shows the location of Neighborhood 1 of Jordan Ranch (see shading for the Windwood project): _a TA.'.T 7RAn7 1855 -Y'°� TFAGT F8'i 7Rd4'T'855 7M r TRACI 7I43 , J •. m "a« Y „�,gym � ,� � m ., .. 7 R k C T a 0 f 4 TR.4r 2d " � • �Y.>a«° H,x a MIT of rht-s�SM / iPl?Y A P'RT'JY T'HI3 FbUl BET/ --..1 �t�e Y ' Y k" mY a�.. e r n� cg* q�+-y`•w�._ .a,. .Y ° 0�° `TRACT $074 fCAm mY?r'.. TF�11 YI YI YI e'.�M.I it Y- Ra,l95n Ual Dd al[men YReQUl3Nfll Proposed project site YAY7 3321 \ k7E"3'A;E T R A C T 3 7 J � 1140T A PART U THES FUJI 5L71 - --- - -�, TRACT 8076 ' . ... Exiting • A�Rt,o d: Windwood —TF.Ar7 5C,z4 ,�,•,�„�, �, Ar= b ,N'sY A PARY I?P YHIS PW{SEtI ... ... d m••-..b.m l•�sw♦ 8, �..a PARCEL`?ETAItE; (]+ c.r•I��mv5 HT nr` RJAV cnu� cu• SITE DEVELOPMENT PLAN - JORDAN RANCH rn ar ousalL uncnY earin,uuraw .�.�. �gua�a,�ni6o_I,wZAIc 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. 3of9 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. 4of9 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. 5of9 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 6of9 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. 7of9 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. 8of9 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 9of9 RESOLUTION NO. 13 - XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN 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 PLPA-2011-00037 WHEREAS, the Applicant, Brookfield Homes Northern California, has requested approval of a Site Development Review Amendment to add a fourth floor plan to the 81-unit Windwood project and a Site Development Review to develop 87 detached single-family residential units within the neighborhood known as Windwood in Neighborhood 1 of Jordan Ranch; and WHEREAS, Jordan Ranch is located within the planning area approved as Fallon Village which is included as part of the Eastern Dublin Specific Plan; and WHEREAS, on December 13, 2005, the City Council adopted Ordinance No. 32-05 approving Planned Development (PD) Rezoning - Stage 1 Planned Development Plan for the entire 1,134-acre Fallon Village (PA 04-040); and WHEREAS, a Planned Development Rezone with a Stage 2 Development Plan for Neighborhoods 1 through 6 of Jordan Ranch (PA 09-011) was adopted by City Council Ordinance 13-10 and adopted on June 22, 2010, and addressed Architectural Design Standards, including materials; and WHEREAS, on May 11, 2010 the Planning Commission adopted Resolution No. 10-25 approving Vesting Tentative Tract Map 8024; and WHEREAS, the project site is located: (a) east of Fallon Road, Fallon Sports Park, and Positano Parkway; (b) north of Jordan Ranch Drive; (c) south of the Positano planned community; and (d) west of the open space corridor and neighborhood park site; and WHEREAS, the Project is in the General Plan Eastern Extended Planning Area and the Eastern Dublin Specific Plan area, for which the City Council certified a Program Environmental Impact Report by Resolution 51-93 ("Eastern Dublin EIR" or "EDEIR", SCH 91103064) on May 10, 1993 (incorporated herein by reference). The Eastern Dublin EIR identified significant impacts from development of the Eastern Dublin area, some of which could not be mitigated to less than significant. Upon approval of the Eastern Dublin General Plan Amendment and Specific Plan, the City Council adopted mitigations, a mitigation monitoring program and a Statement of Overriding Considerations (Resolution 53-93, incorporated herein by reference); and WHEREAS, the City prepared a Supplemental EIR in 2002 for the 1,120-acre East Dublin Property Owners (EDPO) project in Eastern Dublin, including the Jordan Ranch property ("2002 SEIR", SCH # 2001052114). The 2002 SEIR assessed the impacts of annexing these properties to the City of Dublin and the Dublin San Ramon Services District, detaching the properties from ATTACHMENT 1 the Livermore Area Parks and Recreation District, prezoning the properties to the PD-Planned Development district and adopting a related Stage 1 Development Plan for future development of residential, retail, office, open space and other uses. The SEIR was certified on April 2, 2002 by City Council Resolution No. 40-02; and WHEREAS, in 2005 the City prepared a second Supplemental EIR to analyze the Fallon Village project, consisting of a General Plan and Eastern Dublin Specific Plan amendment, and a PD-rezoning and revised Stage 1 Development Plan for the same properties as the EDPO project, including the Jordan Ranch site. The second SEIR ("2005 SEIR", SCH #2005062010) was certified on December 5, 2005 by City Council Resolution No. 222-05. The 2005 SEIR analyzed the revised Stage 1 Development Plan, including a maximum of 1,064 units on the Jordan Ranch site, at a programmatic level anticipating that the analysis would be used for approval of future development projects unless project or other changes were to require additional environmental review under CEQA section 21166 and related CEQA Guidelines sections 15162 and 15163; and WHEREAS, on June 1, 2010, the City Council adopted Resolution 80-10 approving an Addendum to the 2002 SEIR and 2005 SEIR prepared pursuant to California Environmental Quality Act (CEQA) relating to the PD-Planned Development Stage 2 Development Plan which included a reduction in the number of units approved previously for Jordan Ranch from 1,064 units to 780 units. The Addendum and Resolution found that the Project impacts had been adequately addressed in previously certified EIRs and that no further environmental review would be required; and WHEREAS, this Site Development Review (SDR) is in compliance with the previous environmental documents referenced above, and WHEREAS, the application and all of the above resolutions, ordinances, the Addendum, Initial Study, Eastern Dublin EIR, 2002 SEIR, and 2005 SEIR are incorporated by reference and are available on file for public review during normal business hours at the Community Development Department, Dublin City Hall, 100 Civic Plaza, Dublin, CA. WHEREAS, on February 26, 2013, the Planning Commission did hold a public hearing on said applications for this project; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve the Site Development Review Amendment to add a fourth floor plan to the existing 81 detached single-family residential units for Windwood and approve the Site Development Review to use the four floor plans on the remaining 87 lots within Neighborhood 1 of Jordan Ranch; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding said proposed Site Development Review: Page 2 of 22 Site Development Review: A. The proposal is consistent with the purposes of Chapter 8.104 of the Zoning Ordinance, with the General Plan and any applicable Specific Plans and design guidelines because: 1) The project will not undermine the architectural character and scale of development in which the proposed project is to be located; 2) the project will provide a unique, varied, and distinct housing opportunity; 3) the project is consistent with the General Plan and Eastern Dublin Specific Plan Land Use designation of Low Density Residential; and 4) the project complies with the development standards established in the Planned Development Zoning Stage 2 Development Plan. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because. 1) the project contributes to orderly, attractive, and harmonious site and structural development compatible with the existing site lay out and subdivision mapping and blends well with the surrounding properties; and 2) the project complies with the development regulations set forth in the Zoning Ordinance where applicable. C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and the lot in which the project is proposed because: 1) the project augments the architectural style offerings in the vicinity; 2) the size and mass of the proposed houses are consistent with the lot sizes and other residential developments in the surrounding area; 3) the project will supply unique and varied floor plan options and enhanced elevations on the corner lots; and 4) the project will provide more design offerings contributing to a more "custom" look of the Jordan Ranch/Fallon Village area. D. The subject site is suitable for the type and intensity of the approved development because: 1) the lots have already been subdivided to conform with the General Plan, Eastern Dublin Specific Plan and the Planned Development Zoning Stage 1 and 2 Development Plan for this area; and 2) the proposed homes to be developed on the property meet all of the development standards established to regulate development in Jordan Ranch. E. Impacts to existing slopes and topographic features are addressed because: 1) the proposed project site is already subdivided, 2) the infrastructure is under construction including streets and utilities, 3) all grading is near completion, and 4) retaining walls will be constructed to establish the required lot size and building envelope. F. Architectural considerations including the character, scale and quality of the design, site lay out, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other developments in the vicinity because: 1) the proposed houses will utilize 4 of the approved architectural style standards established in the Fallon Village Planned Development Plan; 2) the materials referenced in the Architectural Standards will be utilized; 3) the homes when constructed will blend with and be similar to homes already being constructed in the general vicinity; and 4) the color and materials proposed are similar and complementary to colors and material being utilized on homes currently being constructed in the vicinity. G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to Page 3 of 22 ensure visual relief, adequate screening and an attractive environment for the public because: 1) all perimeter landscaping, walls, fences and hardscape are proposed for construction in accordance with the master plan; and 2) the project front yard landscaping and sideyard fencing is consistent with other developments currently under construction in the vicinity and conform to the requirements of the Stage 2 Development Plan and the Water Efficient Landscape Ordinance. H. The site has been adequately designed to ensure the proper circulation for bicyclists, pedestrians, and automobiles because. 1) all infrastructure including streets, parkways, pathways, sidewalks, and streetlighting are proposed for construction in accordance with the master plan; and 2) development of this project will conform to the major improvements already installed allowing residents the safe and efficient use of these facilities. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby approve a Site Development Review Amendment to add a fourth floor plan to the project known as Windwood at Jordan Ranch and a new Site Development Review Permit for 87 single- family residential units as shown on the plans prepared by the Woodley Architectural Group, Inc., Gates and Associates, and Ruggeri-Jensen-Azar dated received January 16, 2013 subject to the conditions included below. CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. [PL.1 Planning, Bl Building, [PO1 Police, [PW1 Public Works rP&CS1 Parks & Community Services, [ADMI Administration/City Attorney, [FINI Finance, [F1 Alameda County Fire Department, [DSR1 Dublin San Ramon Services District, [CO1 Alameda County Department of Environmental Health, [Z71 Zone 7. NO. CONDITIONS OF APPROVAL Agency When Source Required, Prior to: PLANNING DIVISION 1. Approval. This approval is for a Site Development PL Ongoing Standard Review Amendment to add a fourth floor plan to the project known as Windwood at Jordan Ranch and a new Site Development Review Permit for 87 single- family residential units within portions of Tracts 8073 and 8074 within Neighborhood 1 of Jordan Ranch in Fallon Village. This approval shall be as generally depicted and indicated on the plans prepared by Ruggeri-Jensen-Azar dated January 16, 2013 on file in the Community Development Department, and as specified by the following Conditions of Approval for this project. Page 4 of 22 NO. CONDITIONS OF APPROVAL Agency When Source Required, Prior to: 2. Compliance with Prior Approvals. All applicable PL On going Standard Conditions of Approval related to Jordan Ranch shall be applicable and remain in effect, including the Conditions of Approval in Resolution 10-25 for Tentative Map 8024. 3. Effective Date. Approval of this Site Development PL On going Standard Review PLPA-2001-00037 becomes effective 10 days after action by the Planning Commission. 4. Permit Expiration. Construction or use shall PL One year Standard commence within one (1) year of Site Development following Review (SDR) approval, or the SDR shall lapse and approval become null and void. Commencement of construction date or use means the actual construction or use pursuant to the approval, or demonstrating substantial progress toward commencing such use. If there is a dispute as to whether the SDR has expired, the City may hold a noticed public hearing to determine the matter. Such a determination may be processed concurrently with revocation proceedings in appropriate circumstances. If a SDR expires, a new application must be made and processed according to the requirements of the Dublin Zoning Ordinance. 5. Time Extension. The original approving decision- PL One year Standard maker may, upon the Applicant's written request for an following extension of approval prior to expiration, and upon the approval determination that any Conditions of Approval remain date adequate to assure that applicable findings of approval will continue to be met, grant a time extension of approval for a period not to exceed six (6) months. All time extension requests shall be noticed and a public hearing or public meeting shall be held as required by the pa rticular Permit. 6. Revocation of permit. The permit shall be revocable PL On going Standard for cause in accordance with Chapter 8.96 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 7. Required Permits. Applicant/Developer shall comply PL, PW Issuance Standard with the City of Dublin Zoning Ordinance and obtain all of Building necessary permits required by other agencies (Alameda Permits County Flood Control District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, State Water Quality Control Board) and shall submit copies of the permits to the Public Works Department. 8. Requirements and Standard Conditions. The Various Issuance Standard Applicant/Developer shall comply with applicable of Building Alameda County Fire, Dublin Public Works Department, Permits Dublin Building Department, Dublin Police Services, Page 5 of 22 NO. CONDITIONS OF APPROVAL Agency When Source Required, Prior to: Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 9. Modifications. The Community Development Director PL On going Standard may consider modifications or changes to this Site Development Review approval if the modifications or changes proposed comply with Section 8.104.100 of the Zoning Ordinance. 10. Fees. The Developer shall pay all applicable fees in PW Zone 7 and Standard effect at the time of building permit issuance including, Parkland but not limited to, Planning fees, Building fees, Dublin In-Lieu San Ramon Services District fees, Public Facilities fees, Fees due Dublin Unified School District School Impact fees, prior to Public Works Traffic Impact fees, City of Dublin Fire filing each Services fees, Noise Mitigation fees, Inclusionary Final Map; Housing In-Lieu fees, Alameda County Flood and Water Other fees Conservation District (Zone 7) Drainage and Water required Connection fees, and any other fees either in effect at with the time and/or as noted in the Development Agreement. issuance of Building Permits 11. Indemnification. The Developer shall defend, PL, B On going Standard indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. Page 6 of 22 NO. CONDITIONS OF APPROVAL Agency When Source Required, Prior to: 12. Clean up. The Applicant/Developer shall be PL On going Standard responsible for clean-up and disposal of project related trash and for maintaining a clean, litter-free site. 13. Fire Codes and Ordinances. All project construction B Through shall conform to all fire codes and ordinances in effect completion at the time of building permits. 14. Removal of Obstructions. PW Issuance Applicant/Developer shall remove all trees including of major root systems and other obstructions from building Occupancy sites that are necessary for public improvements or for Permits public safety as directed by the soils engineer and Director of Public Works. 15. Traffic Control. During all phases of construction, two- B, PL Issuance way traffic is to be maintained along the abutting roads. of Building Any proposed detouring or temporary signage and lane Permits delineation along these roadways shall be approved in advance by the Director of Public Works. 16. Controlling Activities. The Applicant /Developer shall PO, PL On going Standard control all activities on the project site so as not to create a nuisance to the surrounding residences. 17. Noise/Nuisances. No loudspeakers or amplified music PO, PL On going Standard shall be permitted to project or be placed outside of the residential buildings during construction. 18. Accessory Structures. The use of any accessory PL, B, Ongoing Standard structures, such as storage sheds or trailer/container F units used for storage or for any other purpose during construction, shall not be allowed on the site at any time unless a Temporary Use Permit is applied for and approved. 19. Satellite Dishes. The Developer's Architect shall PL Issuance Project prepare a plan for review and approval by the Director of building Specific of Community Development and the Building Official permit that provides a consistent and unobtrusive location for the placement of individual satellite dishes. Individual conduit will be run on the interior of the unit to the satellite location on the exterior of the home to limit the amount of exposed cable required to activate any satellite dish. It is preferred that where chimneys exist, the mounting of the dish be incorporated into the chimney. In instances where chimneys do not exist, then the plan shall show a common and consistent location for satellite dish placement to eliminate the over proliferation, haphazard and irregular placement. Page 7 of 22 NO. CONDITIONS OF APPROVAL Agency When Source Required, Prior to: 20. Final building and site development plans shall be PL Issuance Project reviewed and approved by the Community Development of building Specific Department staff prior to the issuance of a building permit permit. All such plans shall insure: a. That standard residential security requirements as established by the Dublin Police Department are provided. b. That ramps, special parking spaces, signing, and other appropriate physical features for the handicapped, are provided throughout the site for all publicly used facilities. c. That continuous concrete curbing is provided for all parking stalls, if necessary. d. That exterior lighting of the building and site is not directed onto adjacent properties and the light source is shielded from direct offsite viewing. e. That all mechanical equipment, including air conditioning condensers, electrical and gas meters, is architecturally screened from view, and that electrical transformers are either underground or architecturally screened. f. That all vents, gutters, downspouts, flashings, etc., are painted to match the color of adjacent surface. g. That all materials and colors are to be as approved by the Dublin Community Development Department. Once constructed or installed, all improvements are to be maintained in accordance with the approved plans. Any changes, which affect the exterior character, shall be resubmitted to the Dublin Community Development Department for approval. h. That all exterior architectural elements visible from view and not detailed on the plans be finished in a style and in materials in harmony with the exterior of the building. All materials shall wrap to the inside corners and terminate at a perpendicular wall plane. i. That all other public agencies that require review of the project are supplied with copies of the final building and site plans and that compliance is obtained with at least their minimum Code requirements. 21. Final landscape plans, irrigation system plans, tree PL Issuance Standard reservation techniques, and guarantees, shall be of building Page 8 of 22 NO. CONDITIONS OF APPROVAL Agency When Source Required, Prior to: reviewed and approved by the Dublin Planning Division permit prior to the issuance of the building permit. All such submittals shall insure: a. That plant material is utilized which will be capable of healthy growth within the given range of soil and climate. b. That proposed landscape screening is of a height and density so that it provides a positive visual impact within three years from the time of planting. c. That unless unusual circumstances prevail, at least 75% of the proposed trees on the site are a minimum of 15 gallons in size, and at least 50% of the proposed shrubs on the site are minimum of 5 gallons in size. d. That a plan for an automatic irrigation system be provided which assures that all plants get adequate water. In unusual circumstances, and if approved by Staff, a manual or quick coupler system may be used. e. That concrete curbing is to be used at the edges of all planters and paving surfaces where applicable. f. That all cut and fill slopes conform to the master vesting tentative map and conditions detailed in the Site Development Review packet. g. That all cut and fill slopes graded and not constructed by September 1, of any given year, are hydroseeded with perennial or native grasses and flowers, and that stock piles of loose soil existing on that date are hydroseeded in a similar manner. h. That the area under the drip line of all existing oaks, walnuts, etc., which are to be saved are fenced during construction and grading operations and no activity is permitted under them that will cause soil compaction or damage to the tree, if applicable. i. That a guarantee from the owners or contractors shall be required guaranteeing all shrubs and ground cover, all trees, and the irrigation system for one year. j. That a permanent maintenance agreement on all landscaping will be required from the owner insuring regular irrigation, fertilization and weed abatement, if applicable. Page 9 of 22 NO. CONDITIONS OF APPROVAL Agency When Source Required, Prior to: 22. Occupancy Permit Requirements. Prior to issuance PW Issuance of an Occupancy Permit, the physical condition of the of project site shall meet minimum health and safety Occupancy standards and City requirements including, but not Permit limited to the following: a. The streets and walkways providing access to each building shall be complete, as determined by the City Engineer/Public Works Director, to allow for safe, unobstructed pedestrian and vehicle access to and from the site. b. All traffic control devices on streets providing access to the site shall be in place and fully functional. c. All street name signs and address numbers for streets providing access to the buildings shall be in place and visible. d. Lighting for the streets and site shall be adequate for safety and security. All streetlights on streets providing access to the buildings shall be energized and functioning. Exterior lighting shall be provided for building entrances/exits and pedestrian walkways. Security lighting shall be provided as required by Dublin Police. e. All construction equipment, materials, or on-going work shall be separated from the public by use of fencing, barricades, caution ribbon, or other means approved by the City Engineer/Public Works Director. f. All fire hydrants shall be operable and easily accessible to City and ACFD personnel. g. All site features designed to serve the disabled (i.e. H/C parking stalls, accessible walkways, signage) shall be installed and fully functional. h. As-Built or Record Drawings printed on mylar of all site improvements shall be submitted to the Public Works Department. i. A Declaration or Report from the Geotechnical Engineer of Record confirming that all grading work associated with the project had been performed in accordance with the Engineer's recommendations. 23. Access During Phasing. Any phasing shall provide for B Issuance adequate vehicular access to all building(s) in each of Building phase, and shall substantially conform to the intent and Permits purpose of the subdivision approval. No individual Page 10 of 22 NO. CONDITIONS OF APPROVAL Agency When Source Required, Prior to: building shall be occupied until the adjoining area is finished, safe, accessible, and provided with all reasonable expected services and amenities, and separated from remaining additional construction activity. 24. Repair of Damages. Applicant/Developer shall repair all PL, PW Issuance damaged existing street, curb, gutter, sidewalk, or other of public facilities that result from construction activities to Occupancy the satisfaction of the Director of Public Works. permit 25. Water Efficient Landscaping Regulations. The PL On going Standard Applicant shall meet all requirements of the City of Dublin's Water-Efficient Landscaping Regulations, Section 8.88 of the Dublin Municipal Code. 26. Sustainable Landscape Practices. The landscape PL On going Standard design shall demonstrate compliance with sustainable landscape practices as detailed in the Bay-Friendly Landscape Guidelines by earning a minimum of 60 points or more on the Bay-Friendly scorecard and specifying that 75% of the non-turf planting only requires occasional, little or no shearing or summer water once established. 27. Plotting: The approved Site Development Review PL Issuance Project would allow any of the three approved floor plans to be of building Specific constructed on any of the lots within Neighborhood 1 of permits Jordan Ranch, subject to limitations 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. 28, Public Art Project. If the project is required to comply P&CS Issuance Project with Sections 8.58.05A and 8.58.05D of Chapter 8.58 of building Specific (Public Art Program) of the Dublin Municipal Code then permits Zoning the Applicant/Developer has elected to pay an in-lieu Ord Chp fee in accordance with Chapter 8.58 of the Dublin 8.58 Municipal Code and shall comply with the Public Art Compliance Report submitted by Applicant/Developer, dated December 6, 2011 and on file with the Planning Page 11 of 22 NO. CONDITIONS OF APPROVAL Agency When Source Required, Prior to: Department. The value of the public art project is required to equal or exceed 0.5% of the building valuation (exclusive of land) for the project. The Building Official has determined that the total building valuation of the project (exclusive of land) is $69,432,504. Therefore, Applicant/Developer will pay a public art fee valued at a minimum amount of $347,162.53. Based on the current temporary suspension of Sections 8.58.050.A and 8.58.050.D established by Ordinance No. 06-09, if the project receives building permits on or before May 21, 2012, the requirement of this condition shall be extinguished. 29. Final inspection or occupancy permits will not be PL Construc- granted until all construction and landscaping is tion and complete in accordance with approved plans and the landscap- conditions required by the City. ing is complete PUBLIC WORKS 30. General Public Works Conditions of Approval. PW On going Developer shall comply with the City of Dublin General Public Works Conditions of Approval for Tracts 8024, 8073, and 8074 contained below unless specifically modified by these Conditions of Approval. 31 . Clarification. In the event that there needs to be PW, PL On going Standard clarification to these Conditions of Approval, the City Engineer or Community Development Director has the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The City Engineer or Community Development Director also has the authority to make minor modifications to these conditions without going to a public hearing in order for the Applicant/Developer to fulfill needed improvements or mitigations resulting from impacts of this project. 32. Developer shall obtain an Encroachment Permit from PW Construc- Standard the Public Works Department for all construction activity tion within the public right-of-way of any street where the City has accepted the improvements. At the discretion of the City Engineer an encroachment for work specifically included in an Improvement Agreement may not be required. 33. Developer shall obtain a Grading / Sitework Permit PW Construct- Standard from the Public Works Department for all private ion grading and site improvements. This will include any community walls or soundwalls installed as part of the project. Wall construction will be subject to plan review by the Public Works Department and the Building Page 12 of 22 NO. CONDITIONS OF APPROVAL Agency When Source Required, Prior to: Division, and will be subject to special inspections during construction. 34. Plot plans shall be submitted for review and approval PW Building Standard by the Public Works Department and the Community Permits Development Department prior to approval of building permits. 35. Roof drainage shall be connected to a closed conduit, PW Tract Standard discharging to a curb drain or connected to the storm impmt drain system. Concentrated flows will not be allowed to agreement drain across pu blic sidewalks 36. SWPPP. The Developer is responsible for ensuring PW During Standard that all contractors implement all storm water pollution construc- revention measures in the SWPPP. tion 37. Utility Siting Plan. The Applicant/Developer shall PW, PL Issuance Standard provide a final Utility Siting Plan showing that of Grading transformers and service boxes are placed outside of Permits public view where possible and/or screened to the satisfaction of the Community Development Director and Public Works Director. Applicant/Developer shall place all utility infrastructures underground including electric, telecommunications, cable TV, and gas in accordance with standards enforced by the appropriate utility agency. Utility plans showing the location of all proposed utilities shall be reviewed and approved by the City Engineer/Public Works Director prior to installation. 38. Development Agreement. In accordance with the PW Final Map requirements of the Eastern Dublin Specific Plan a Development Agreement between the City of Dublin and the Developer shall be required and recorded. 39. Ownership and Maintenance of Improvements. PW Final Map Ownership, dedications on final map, and maintenance and of street right-of-ways, common area parcels, and open ongoing space areas shall be by the City of Dublin, the Homeowner's Association, and a Geologic Hazard Abatement District. 40. Landscape Features within Public Right of Way. PW Final Map The Developer shall enter into an "Agreement for Long Term Encroachments" with the City to allow the HOA to maintain the landscape and decorative features within public Right of Way including frontage & median landscaping, decorative pavements and special features (i.e., walls, portals, benches, etc.) as generally shown on Site Development Review exhibits. The Agreement shall identify the ownership of the special features and maintenance responsibilities. The Homeowner's Association will be responsible for maintaining the surface of all decorative pavements Page 13 of 22 NO. CONDITIONS OF APPROVAL Agency When Source Required, Prior to: including restoration required as the result of utility repairs. 41. Covenants, Conditions and Restrictions (CC&Rs). A PW Final Map Homeowners Association shall be formed by recordation of a declaration of Covenants, Conditions, and Restrictions to govern use and maintenance of the landscape features within the public right of way contained in the Agreement for Long Term Encroachments and interior streets. Said declaration shall set forth the Association name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for the maintenance, in good repair and on a regular basis, of the landscaping & irrigation, decorative pavements, median islands, fences, walls, drainage, lighting, signs and other related improvements. The CC&Rs shall also contain all other items required by these conditions. The Developer shall submit a copy of the CC&R document to the City for review and approval. 42. Public Street. Developer shall construct street PW Final Map improvements and offer for dedication to the City of Dublin the rights of way for arterials and interior streets as shown on the Tentative Map, to the satisfaction of the Cit Engineer. 43. Acoustic Study. The acoustical recommendations PW Final Map referenced in the Acoustic Report shall be incorporated into this project. 44. Geographic Information System. Once the City PW Issuance Engineer/Public Works Director approves the of development project, a digital vectorized file on floppy or Occupancy CD of the Improvement Plans shall be submitted to the Permit City and DSRSD. Digital raster copies are not acceptable. The digital vectorized files shall be in AutoCAD 14 or higher drawing format or ESRI Shapefile format. Drawing units shall be decimal with the precision of 0.00. All objects and entities in layers shall be colored by layer and named in English, although abbreviations are acceptable. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U.S. foot. Said submittal shall be acceptable to the City's GIS Coordinator. BUILDING DIVISION 45. Master Plan Check. The master plan check approved g Through Project for the original Site Development Review is valid for this Completion portion of the project. The master plan check shall be Page 14 of 22 NO. CONDITIONS OF APPROVAL Agency When Source Required, Prior to: kept current to Through Completion the codes in effect at the time of permitting for each dwelling. 46. Building Codes and Ordinances. All project B Through Standard construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 47. Retaining Walls. All retaining walls over 30 inches in B Through Standard height and in a walkway area shall be provided with completion guardrails. All retaining walls located on private property, over 24 inches, with a surcharge, or 36 inches without a surcharge, shall obtain permits and inspections from the Building Division. 48. Phased Occupancy Plan: If occupancy is requested to B Occupancy Standard occur in phases, then all physical improvements within of any each phase shall be required to be completed prior to affected occupancy of any buildings within that phase except for building items specifically excluded in an approved Phased Occupancy Plan, or minor handwork items, approved by the Community Development Department. The Phased Occupancy Plan shall be submitted to the Directors of Community Development and Public Works for review and approval a minimum of 45 days prior to the request for occupancy of any building covered by said Phased Occupancy Plan. Any phasing shall provide for adequate vehicular access to all parcels in each phase, and shall substantially conform to the intent and purpose of the subdivision approval. No individual building shall be occupied until the adjoining area is finished, safe, accessible, and provided with all reasonable expected services and amenities, and separated from remaining additional construction activity. Subject to approval of the Community Development Director, the completion of landscaping may be deferred due to inclement weather with the posting of a bond for the value of the deferred landscaping and associated improvements. 49. Building Permits. To apply for building permits, B Issuance Standard Applicant/Developer shall submit five (5) sets of of building construction plans to the Building Division for plan permit check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non-City agencies prior to the issuance of building permits. Page 15 of 22 NO. CONDITIONS OF APPROVAL Agency When Source Required, Prior to: 50. Construction Drawings. Construction plans shall be B Issuance Standard fully dimensioned (including building elevations) of building accurately drawn (depicting all existing and proposed permit conditions on site), and prepared and signed by a California licensed Architect or Engineer. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. 51. Air Conditioning Units. Air conditioning units and B Occupancy Standard ventilation ducts shall be screened from public view with of unit materials compatible to the main building and shall not be roof mounted. Units shall be permanently installed on concrete pads or other non-movable materials approved by the Building Official and Community Development Director. Air conditioning units shall be located such that each dwelling unit has one side yard with an unobstructed width of not less than 36 inches. Air conditioning units shall be located in accordance with the PD text. 52. Temporary Fencing. Temporary Construction fencing B Through Standard shall be installed along the perimeter of all work under completion construction. 53. Addressing. B Issuance Standard a) Provide a site plan with the City of Dublin's address of building grid overlaid on the plans (1 to 30 scale). Highlight permit and all exterior door openings on plans (front, rear, through garage, etc.). (Prior to release of addresses) completion b) Provide plan for display of addresses. The Building Official and Director of Community Development shall approve plan prior to issuance of the first building permit. (Prior to permitting) c) Addresses will be required on the front of the dwellings. Addresses are also required near the garage door opening if the opening is not on the same side of the dwelling as the front door. (Prior to permitting) d) Address signage shall be provided as per the Dublin Residential Security Code. (Occupancy of any Unit). e) Exterior address numbers shall be backlight and be posted in such a way that they can be seen from the street. 54. Engineer Observation. The Engineer of record shall B Scheduling Standard be retained to provide observation services for all the final components of the lateral and vertical design of the frame Page 16 of 22 NO. CONDITIONS OF APPROVAL Agency When Source Required, Prior to: building, including nailing, hold downs, straps, shear, inspection roof diaphragm and structural frame of building. A written report shall be submitted to the City Inspector prior to scheduling the final frame inspection. 55. Foundation. Geotechnical Engineer for the soils report B Through Standard shall review and approve the foundation design. A letter completion shall be submitted to the Building Division on the approval. 56. Green Building. Green Building measures as B Through Standard detailed may be adjusted prior to master plan check completion application submittal with prior approval from the City's Green Building Official. Provided that the design of the project complies with the City of Dublin's Green Building Ordinance and State Law as applicable. In addition, all changes shall be reflected in the Master Plans. (Through Completion) The Green Building checklist shall be included in the First permit master plans. The checklist shall detail what Green Points are being obtained and where the information is found within the master plans. (Prior to first permit) Through Prior to each unit final, the project shall submit a completion completed checklist with appropriate verification that all Green Points required by 7.94 of the Dublin Municipal Code have been incorporated. (Through Completion) Project Homeowner Manual — if Applicant takes advantage of this point the Manual shall be submitted to the Green Building Official for review or a third party reviewer with the results submitted to the City. (Through Completion) Approval of Landscape plans shall be submitted to the Green landscape Building Official for review. plan Developer may choose self-certification or certification by a third party as permitted by the Dublin Municipal Code. Applicant shall inform the Green Building Official of method of certification prior to release of the first permit in each subdivision / neighborhood. 57. Electronic File. The Applicant/Developer shall submit B Issuance Standard all building drawings and specifications for this project in of building an electronic format to the satisfaction of the Building permit Official prior to the issuance of building permits. Additionally, all revisions made to the building plans during the project shall be incorporated into an "As Built" electronic file and submitted prior to the issuance of the Page 17 of 22 NO. CONDITIONS OF APPROVAL Agency When Source Required, Prior to: final occupancy. 58. Universal Design. The dwellings shall conform to the B Final universal design standards in the Dublin Municipal Code inspection Chapter 7.90. The applicant shall provide the following of each information or reports: dwelling a) Provide options with master plans detailing design methods for proper compliance with Universal Design. The information shall be included in the master plans used for permitting. (Prior to issuance of 1 st permit) b) Provide check list(s) for each model type, indicating mandatory options and voluntary options and cut off dates for selection for review and approval of the City. (Prior to issuance of 1 st permit) c) Provide form(s) detailing the selected items to the City. 59. Construction Trailer. Due to size and nature of the B Issuance Standard development, the Applicant/Developer, shall provide a of Building construction trailer with all hook ups for use by City Permits Inspection personnel during the time of construction as determined necessary by the Building Official. In the event that the City has their own construction trailer, the applicant/developer shall provide a site with appropriate hook ups in close proximity to the project site to accommodate this trailer. The applicant/developer shall cause the trailer to be moved from its current location at the time necessary as determined by the Building Official at the applicant/developer's expense. 60. Copies of Approved Plans: Applicant shall provide B 30 days Standard City with 4 reduced (1/2 size) copies of the approved after permit plan. and each revision issuance SECURITY AND POLICE 61. Applicant must comply with Dublin Municipal Code PO, B, During Section 7.32.220, Residential Security Ordinance, which PW construc- covers lighting, landscaping, locks, gates and doors. tion 62. Developers must ensure that police radios function in the PO, PL On going area prior to starting the project. An appointment may be made with Dublin Police Services Crime Prevention Unit, 925) 833-6677. 63. Applicant must indicate the location of available light On going sources for parks and footpaths 64. Applicant must indicate how they will address the On going residences. Where will address numbers be positioned Page 18 of 22 NO. CONDITIONS OF APPROVAL Agency When Source Required, Prior to: on each residential design? Dublin Police Services has the following conditions of approval regarding addressing: a) Address numbers shall be displayed on all buildings, on the fagade closest to the street. Addressing may be placed on another fagade facing the street (e.g., the garage) if it is not setback more than 25 feet away from the street. It does not appear that addressing on the garage will be acceptable on Plan 3 (refer to page A3.1). b) Residences that share a common driveway shall incorporate [monument] signs with the address range. [Monument] signs shall be made visible during hours of darkness by a light source c) Address numbers shall be unobstructed by architectural/design features (trims or accents) or landscaping. d) Address numbers shall be in a color that contrasts with the background color and shall be made visible at night by a light source. e) Must abide by Security Ordinance's addressing requirements (lighting, diagrammatic maps). 65. Postal Service "gang boxes" (group postal boxes) shall On going be illuminated with a uniformly maintained minimum level of one foot candle of light. 66. During the Construction phase of this project, the During developer shall ensure that construction crews will not Construc- block ingress/egress to the detriment of existing tion neighbors as well as a potential threat to emergency vehicle access. 67. During the construction phase, the site shall be fenced, During and locked at all times when workers are not present. Construc- tion 68. A temporary address sign, of at least 36 inches by 36 During inches with a white background and stenciled black Construc- numbers and letters that can be seen during night time tion hours with existing street lighting or additional lighting is to be posted on all approaches to the site. Addressing is required to aid the response of emergency services. 69. The developer/contractors will file a Dublin Police During Emergency Contact Business Card prior to any phase Construc- of construction. The emergency card will provide 24 tion hour p one contact numbers of persons responsible for Page 19 of 22 NO. CONDITIONS OF APPROVAL Agency When Source Required, Prior to: the construction site. 70. Good security practices shall be followed with respect to During storage of building materials and storage of tools at the Construc- construction site. tion 71. Lighting levels during darkness shall be sufficient to During prevent or reduce theft or burglary. Construc- tion 72. Security During Construction. PO, B, During Standard a. Fencing — The perimeter of the construction site PW construc- shall be fenced and locked at all times when workers tion are not present. All construction activities shall be confined to within the fenced area. Construction materials and/or equipment shall not be operated or stored outside of the fenced area or within the public right-of-way unless approved in advance by the Public Works Director. b. Address Sign - A temporary address sign of sufficient size and color contrast to be seen during night time hours with existing street lighting is to be posted on the perimeter street adjacent to construction activities. c. Emergency Contact — Prior to any phase of construction, Applicant/Developer will file with the Dublin Police Department an Emergency Contact Business Card that will provide 24-hour phone contact numbers of persons responsible for the construction site. d. Materials & Tools — Good security practices shall be followed with respect to storage of building materials and tools at the construction site. e. Security lighting and patrols shall be employed as necessary. 73. Graffiti. The Applicant/Developer shall keep the site PO, PL On going Standard clear of graffiti on a regular and continuous basis and at all times. Graffiti resistant materials should be used. FIRE INSPECTION 74. The homes that are adjacent to open space or On going undeveloped land shall comply with the Wildfire Management Plan as specifies in the conditions of approval: a) The homes shall be provided with an automatic sprinkler system. b) The roof covering shall be class A. c) The underside of the eaves shall be one hour rated. Page 20 of 22 NO. CONDITIONS OF APPROVAL Agency When Source Required, Prior to: d) The exterior wall shall be one hour rated on the side facing the open space. e) The exterior doors shall be non-combustible or solid core 1 3/4 inch thick. f) Attic vents or other vent openings shall not exceed 144 sq. in. and covered with non- combustible corrosion resistant mesh with openings not to exceed 1/4 inch. g) Fences constructed of combustible materials shall be separated from the perimeter of buildings containing habitable by connecting to buildings with a masonry pilaster as shown in the Wildfire Management Plan. Pilaster are not required if a noncombustible fence is provided on the side(s) facing the open space and additional 10 feet towards the home. h Comply with the vegetation requirements. 75. The landscape plans for the REAR YARDS adjacent to On going open space or undeveloped land shall comply with the standards for vegetation establishment and maintenance as required in the Wildfire Management Plan: a) Plants within 3 feet of the homes shall be irrigated flowers only. The area within 3 feet shall have non-combustible materials only (no combustible mulch). b) Plants 3 to 15 feet from the home shall only be those listed for use in Areas A and B in the plant species table. c) Trees shall be a minimum of 4 feet from the homes. Trees between 4 ft and 30 feet of the homes shall have a minimum of 10 feet between crowns. The trees shall be limited to those types listed for use in Areas B through D in the plant species table. d) Plants 15 to 30 feet from the home shall only be those listed for use in Areas A through C in the plant species table. e) The distances increase for areas with slopes over 30%. See the Wildfire Management Plan. 76. The landscape shall be maintained year round to On going comply with the Wildfire Management Plan. Trees between 4 and 15 feet from the homes shall have their limbs pruned 10 feet from grade or 1/3 of the total live crown height. Trees between 15 and 30 feet from the homes shall have their limbs pruned 6 to 10 feet from grade. The distances increase for areas with slopes Page 21 of 22 NO. CONDITIONS OF APPROVAL Agency When Source Required, Prior to: over 30%. See the Wildfire Management Plan. 77. Grasses in the undeveloped land shall be kept mowed On going to a height of 4 inches in the Fire buffer zone. The fire buffer zone is defined as follows: a) 15 feet beyond the maintenance road. b) 45 feet beyond the fence lines where there is no maintenance road. c) 15 feet beyond the public roads. The buffer zone shall be defined by a non-combustible fence. 78. Provide escape or rescue window for every sleeping On going room below the fourth story in accordance with the UBC section 310.4. 79. The project shall comply with Building and Fire Codes as On going adopted by the City of Dublin. 80. Signage. This project shall be subject to Chapter On going 8.84.050D of the Dublin Zoning Ordinance "Community Identification Signs" unless additional signage is required. The Applicant may apply for "Master Sign Program/Site Development Review" in accordance with Chapter 8.84.130 of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 26th day of February 2013. 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It also includes a Conditional Use permit to amend the Planned Development Zoning Stage 2 Development Plan specific to alternative roof materials adopted with the Architectural Design Standards. Jordan Ranch is located in the Fallon Village planning area. 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 for 166 single- family residential units for the Windwood and Mariposa neighborhoods on approximately 31 acres (portions of Tracts 8024, 8073 and 8074) within Neighborhood 1 of Jordan Ranch in Fallon Village, and a Conditional Use Permit to amend the Stage 2 Development Plan regarding approved roof materials. ubmitted By: F46liedid By Mike Porto, Consulting Planner Planning Manager COPIES TO: Applicant File ITEM NO.: • _ Page 1 of 12 G:1PA#120111PLPA-2011-00037 Brookfield Jordan Ranch Winwood.Mariposa SDRIPCSR Brookfield 12.13.11.doc ATTACHMENT 2 DESCRIPTION: Background The Jordan Ranch project site is located in the Fallon Village planning area. The City Council adopted Ordinance No. 32-05 on December 13, 2005, approving Stage 1 Planned Development (PD) Zoning (PA 04-040) for Fallon Village. The PD rezoning 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 with the property owner, BJP ROF Jordan Ranch LLC (Mission Valley Properties) The Stage 2 Development Plan established the mix of residential units and land uses within the six neighborhoods and substantially reduces the number of allowable units for Jordan Ranch from the 1,064 units approved previously to a maximum of 780 units. The vicinity map below shows the Jordan Ranch property overall. DUBLIN LIVERMORE CENTRK �=1 � 0113UVV 1dCY�i !EOMAY W a LIVERMORE PLEASANTON Vicinity Map 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. BJP ROF Jordan Ranch LLC, the owner of Jordan Ranch, sold 166 lots in Neighborhood 1 to Brookfield Homes. P w 2of12 The non-native vegetation has been removed from the area within Neighborhood 1, and the area has been mass graded in accordance with the Conditions of Approval for Vesting Tentative Tract Map 8024. Finish grading for home site pads and construction of streets and infrastructure for much of the project area currently are underway. The map below shows the location of Neighborhood 1. 11!. 111 Tekcr TRACT 8024 yjFj o a � 11m A►.1RT Or bE run Berl ` KOOMOM OW TRACT 8074 T R A C T 8 0.7 1 p.Nyu/g1 N �• pier PAW a TA Am yen- too + A !O 6 j ! V tic*PAM 1212 +?!? 1211 $ • TRACT 8078 " " • • CT •, Aso ws," ra[ns rr 'D ...x �w U I TRACT SW4 N VA- SITE DEVELOPMENT PLAN ' JORDAN RANCH 9R1I 9........ro..r.n.w,+..+ � .�••• "SSi'LtS.CJ"..�CSh'L"� Current Request Brookfield Homes is requesting approval of a Site Development Review Permit and Conditional Use Permit to construct a total of 166 single-family detached homes on approximately 31 acres within Neighborhood 1 of Jordan Ranch. The proposed project includes two separate developments. • Windwood - 81 homes having a minimum lot size lot of 4,000 square feet generally located in the southwest portion of Neighborhood 1. Three floor plans would be available ranging in size from 2,251 square feet to 2,668 square feet. Windwood would be developed within potions of Tract 8024 (Lots 5 through 40), and Tract 8073 (Lots 1 through 8 and Lots 29 through 65). • Mariposa - 85 homes having a minimum lot size lot 5,200 square feet generally located in the northern portion of Neighborhood 1. Three different floor plans are available ranging in size from 2,971 square feet to 3,436 square feet. Mariposa would be developed within potions of Tract 8024 (Lots 1 through 4 and Lots 41 through 59), and Tract 8074 (Lots 1 through 51 and Lots 68 through 78). 3of12 The SDR addresses the site layout and architecture, as well as front yard landscaping, hardscape, and details for walls and fencing. The application also includes a CUP which would amend the Architectural Design Standards adopted with the Planned Development Zoning Stage 2 Development Plan. In this case the amendment would allow concrete roof tiles in place of, or as an alternative to, composition. The amendment has been requested in an effort to satisfy market preferences and compatibility of materials with other housing developments in the area. ANALYSIS: Conditional Use Permit The Applicant is proposing to use concrete roof tile (both flat and S-curve, depending on architectural style) as roofing material in both the Windwood and Mariposa neighborhoods. Their statement indicates that this material is preferred by potential homebuyers and residents. The Architectural Design standards adopted by City Council Ordinance 13-10 with the Planned Development zoning Stage 2 Development Plan specifically states on page 18 of 50 (page 2-14 of the Design Standards): "Roofing material shall consist of: • Composition shingle (high quality, 40 year minimum shingle with shadow relief). • Standing seam metal roofing on accent roofs or bay windows. • Concrete tile roofing is not appropriate to the style and is not allowed." Chapter 8.32.080 of the Zoning Ordinance states that the Planning Commission may approve a Conditional Use Permit as a means for minor amendments 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 requested change in roof materials would not represent a material or significant change to those standards. The style and quality proposed would be consistent with the materials approved for other residential projects in the area and compatible with the proposed architectural styles. Site Development Review Site Layout/Plotting — The street and plotting pattern for Neighborhood 1 was previously approved by the Planning Commission with the adoption of the Master Vesting Tentative Tract Map 8024. Homes generally face onto a circulation system of internal perimeter roads connected by east-west local access. Primary access is from Jordan Ranch Drive where it intersects with Fallon Road. Jordan Ranch Drive runs adjacent to the Open Space corridor and neighborhood park along the southeasterly boundary and connects with La Vina Street which extends into the Cantara neighborhood of the Positano planned community to the north. Secondary access from Positano Parkway is provided at Vinton Avenue located near the northwesterly boundary of Neighborhood 1. (See location map above) • WINDWOOD - For the Windwood neighborhood, the lots range in size from a 4,000 square foot minimum to a maximum of 10,460 square feet (Lot 5, corner lot). The smallest lots are interior lots located along the east-west running streets, Whitehorse Way and Bassetts Way. The average lots size (excluding Lots 5 and 39 previously mentioned) is 5,110 square feet. 4of12 • MARIPOSA - For the Mariposa neighborhood, the lots range in size from 5,265 square feet (Lots 2 and 39) to 14,909 square feet (Lot 68) with 5 lots over 10,000 square feet. The average lot size is 6,350 square feet excluding (Lots 68 and 69 Tract 8074). The smaller lots are located along the east-west running streets, Valley Vista Drive and La Vina Street. The larger lots are located on hillside slopes. 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 Site Development Plan for both the Windwood and Mariposa neighborhoods is shown on Sheet C1 of Attachment 2. Sheet C3 provides a plotting or "fit list" for each lot by floor plan in both the Windwood and Mariposa neighborhoods. The tables show coverage based on architectural elevation style and compliance with setbacks. Also provided (Attachment 2, Sheet C4) is a table of "preferred" plotting of floor plans and elevations on specific lots. The applicant is indicating that they are pre-plotting certain houses on certain lots to assure the enhanced elevation on the side and rear elevations visible to the street. As with a number of SDRs approved previously in the Eastern Dublin Specific Plan area, the currently requested Site Development Review Plans applicable to each of the two neighborhoods generally would allow any of the three approved floor plans to be constructed on any of the lots within their respective neighborhoods as shown on the Site Development Plan (Attachment 2, Sheet C2). 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. The parameters for this plotting provision would be applied 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. 28 (Attachment 1). In addition to the restrictions listed above, exceptions for specific lots are identified in the fit list for each lot within the neighborhood (Attachment 2, Sheets C3 and C4). 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, and the project will not block views of the protected primary ridgelines. Floor Plans—As stated above, three floor plans are available for 81 homes in Windwood on the smaller lots, and three floor plans are available for the 85 homes in Mariposa which are larger homes on the larger lots. 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. 5of12 All floor plans in both neighborhoods 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 in compliance with the Universal Design Ordinance (UDO) requirements for accessible access. In each case, these bedrooms are located at the front of the house adjacent to the entry or garage. 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. All plans are equipped with a non-wood burning fireplace. Elevation styles for particular floor plans on specific lots may be limited as shown on the Site Development Plan (Attachment 2, Sheet C2) due to coverage or setback restrictions. Tables 1 and 2 show, respectively for the Windwood and Mariposa neighborhoods, the proposed square footage, bedrooms, bathrooms, parking, available styles, and the living space options for each of the proposed floor plans. Table 1: Windwood/Jordan Ranch - Floor Plans (4,000 sf minimum lot size) Square Footage Covered Optional Living Space Floor Plan(l) Bedrooms Bathrooms 1)(2) Elevations (typica Parking Bonus room as Plan 1 4+ 1 opt. 3 2,251 sf A, B& E 2 optional bedroom/ ground floor bedroom as stud Loft as optional Plan 2 4 + 1 opt. 3+ 1 2,457 sf A, C& E 2 bedroom with on- suite bathroom Plan 3 5+loft 4 2,668 sf B, C&E 2 bedroom as option I stud Total: 81 units Table 2: Mariposa/Jordan Ranch - Floor Plans (5,200 sf minimum lot size) Floor Square Covered Optional Living . ..ms Bathrooms Footage Elevations Loft as fifth Plan 1 4+ 1 3.5+1 2,971 sf A, C&E 2+ 1(4) bedroom with optional on-suite bathroom Plan 2 5 3.5 3,170 sf A, B&E 2+ 1(4) Plan 3 5 4.5 3,435 sf A, B&C 2+ 1(4) Total: 85 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 Tandem space(s) Windwood Plan 1 - Plan 1 is the smallest at 2,251 square feet, with an L-shaped "great room" and a galley style kitchen. This plan is provided with a transition area, including a pantry between the doorway to the garage. In addition to the two smaller bedrooms on the second floor, a bonus room may be built out as an optional bedroom. The ground floor bedroom may be 6of12 configured with an on-suite bathroom or as a study (see Attachment 2, ONE 05 and ONE 06). Plan 1 may be built in the (A) Farmhouse, (B) Cottage, or (E) Italianate styles (see Attachment 2, Sheets 08 through 12). Plan 2 — Plan 2 is 2,457 square feet. The dining room divides the "great room" with the living area on one side and the kitchen on the other. A corner fireplace is shown in the great room. The kitchen is U-shaped with a rectangular island and walk-in pantry. In addition to the two smaller bedrooms on the second floor, loft space may be built out as an optional bedroom with walk-in closet or on-suite bathroom. The master bedroom suite has two walk-in closets, in addition to a spacious master bathroom. (See Attachment 2, Sheets 13 and 14). Plan 2 may be built in the (A) Farmhouse, (C) Shingle, or (E) Italianate styles (see Attachment 2, Sheets 16 through 21). Plan 3 - Plan 3, at 2,668 square feet, is the largest of the three floor plans in the Windwood neighborhood; it has an L-shaped kitchen and walk-in pantry. The ground floor bedroom space may be built out as a study. The master bedroom suite, two walk-in closets, and spacious master bathroom occupy the rear portion of the house on the second floor. Bedroom #2 is designed with an on-suite bathroom, while Bedrooms #3 and #4 share a dual basin bathroom with jack-and-jilt doors. (See Attachment 2, Sheets 22 and 23). Plan 3 may be built in the (B) Cottage, (C) Shingle, or (E) Italianate styles (see Attachment 2, Sheets 25 through 30). Mariposa Plan 1 - Plan 1 is 2,971 square feet and the smallest of the three plans. It has a volume entry open to the second floor above and a laundry room on the ground floor. A half- bathroom/powder room is located near the entry. Access from the garage to the house leads through a walk-in pantry into an L-shaped kitchen with a large rectangular island. Both the master bedroom and Bedroom #3 on the second floor have walk-in closets. Loft space on the second floor may be built out as a fifth bedroom with an optional on-suite bathroom. (See Attachment 2, Sheets A8.05) Plan 2 may be built in the (A) Farmhouse, (C) Shingle, or (E) Italianate styles (see Attachment 2, Sheets A8.08 through A8.12). Plan 2 - Plan 2 is 3,170 square feet and provides a formal dining area between the entry and rear family room and kitchen area. Access from the garage to house is through a transition area with pantry which also has a back door to the rear yard. The kitchen is L-shaped with a large rectangular island, and a half-bath powder room is located near the entry. The laundry room is located on the second floor, and the secondary bathroom on the second floor has dual basins. (See Attachment 2, Sheet A8.13) Plan 2 may be built in the (A) Farmhouse, (B) Cottage, or (E) Italianate styles (See Attachment 2, Sheets A8.16 through A8.20). Plan 3 - Plan 3 is the largest at 3,435 square feet, designed with a dedicated living room/dining room area and a volume ceiling that is open to the second floor above. A passageway through a pantry area from the dining room provides secondary access to the kitchen. Access from the garage is through a transition area past a half-bathroom/powder room. The master bedroom suite on the second floor is provided with two walk-in closets. Bedroom #2 has an on-suite bathroom, and Bedrooms #3 and #4 have bathroom access via jack-and-jill doors. The laundry room and several linen storage spaces also are located on the second floor. (See Attachment 2, Sheet A8.21) Plan 2 may be built in the (A) Farmhouse, (B) Cottage, or (C) Shingle styles (See Attachment 2, Sheets A8.24 through A8.28). 7of12 Architecture - The Planned Development Zoning Stage 2 Development Plan was adopted with specific Architectural Design Guidelines which include a series of architectural styles: (A) Farmhouse; (B) Cottage; (C) Shingle; (D) Folk Victorian; (E) Italianate; (F) Colonial; and (G) Rural Contemporary. For the Windwood and Mariposa neighborhoods in Jordan Ranch, homes are proposed in four of the approved styles: (A) Farmhouse; (B) Cottage; (C) Shingle; and (E) Italianate. Each of the three floor plans is offered in three of the four styles proposed. The homes are designed with themed architectural elements integrated into the front facades and enhanced corner and rear elevations. All six plans present a strong one-story element to the street and recessed second story elements to reduce mass and enhance pedestrian scale. The garage facades have been de- emphasized with 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, twelve color and materials schemes are provided for the Windwood homes and for the Mariposa homes. As discussed with the requested CUP, roof materials for the four architectural styles in each neighborhood are proposed as flat concrete tile. The exception is the Italianate style in the Windwood neighborhood which would be a concrete S-tile. For Windwood, the proposed colors and materials are shown on Attachment 2, Sheets 35 through 40. For Mariposa, the proposed colors and materials are shown on Attachment 2, Sheets A8.29 through A8.34. 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 features carriage style roll-up garage doors. Only Mariposa shows porch railings that would be either vertical or vertical and cross railings. The following provides an abbreviated description of each approved architectural style reflecting the proposed exteriors in the neighborhood: (A) Farmhouse — The Farmhouse style is identified by steeply pitched gable roof forms with shed roof over ground floor porches. Roof projections may have hip roofs with varied second floor plate heights and accent dormers. Exterior accents include board- and-batten siding and 4-inch or 8-inch lap siding with both neighborhoods utilizing brick veneer. Exterior board-and-batten siding may be used on the upper portion of the second floor. Windows forms are vertical, double hung, and fixed accent windows or sliders with heavy foam frames, slat shutters, and pot shelves accents propped by decorative corbels or box bays. Front porches are supported by wood posts with kickers or box columns on with a brick veneer base, and porch railings with vertical lines. Eaves are distinguished with gutter returns, and gable ends are accented with board-and-batten siding, rake tiles, and 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. 8 of 12 Windows against stone veneer may be recessed with brick window sills. Square formed windows may be double hung with plank shutter. Porches are supported by wooden box columns either full height or on a stone base. Porch railings may include vertical elements. Eaves are highlighted with barge board rafters, and gable ends are embellished with board-and-batten or lapsiding, decorative corbels, and false vents. (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 in other forms such as diamond patterned to accent gable ends or prominent walls. Exterior shingle siding may be used on the upper half of second floors. Rectangular windows are framed with heavy foam trim and narrow shutters. Decorative gable end vents are classically round, oval, or louvered, and accent windows may be oval with keystone elements. Second floor projections are supported by decorative kickers and corbels, and eaves are trimmed by a tile rake and barge board rafters. Porch railings may be vertical and cross railings. (E) Italianate — Italianate features the most stucco and, in the Windwood neighborhood, 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 box bay windows and round or box porch columns that are full length or placed on a base. Entries may be arched, and mullion patterns are simple. Heavy window sills are supported by decorative corbels. Railings between porch posts may be vertical with cross railings. Parking - In accordance with the development standards, each single-family home is provided, at a minimum, with a two-car garage. All of the units in Windwood have a two-car garage meeting the requirements for a total of 162 covered spaces. All three floor plans for Mariposa are provided with a three-car garage, including one tandem space for a total of 255 covered spaces which exceed the 170-space requirement. For each unit, one guest space is required to be available which is proposed to be provided curbside within the public right-of-way. Based on this standard, a minimum of 166 curbside spaces would be needed. Attachment 2, Sheet C5, presents the calculation of required and available parking for the Windwood and Mariposa areas combined, and identifies 265 spaces curbside along each of the public streets within the project except where marked for traffic safety and access by emergency vehicles. Based on the parking plan, the Windwood and Mariposa neighborhoods would be provided with an excess of guest parking. Landscaping/Fence Plan - The Landscaping Plan in the current submittal for Jordan Ranch generally is consistent with the plans approved previously for SDRs in the adjacent communities of Positano and Dublin Ranch. (See Attachment 2, Landscape Architecture tab, Sheets L-1 through L-3) The street landscaping unifies the neighborhood and integrates it with the adjacent communities and ultimately with subsequently developed neighborhoods in Jordan Ranch. As with the SDRs 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. In addition to the overall landscape plan for each neighborhood established in the Stage 2 Development Plan, a typical landscape/site plan is provided for both interior and 9of12 corner lots for each of the three floor plans in both neighborhoods. The landscaping for the parkways and the individual lots will be required to conform to the City Water Efficient Landscape Ordinance (WELO). The plan of walls and fence designs proposed for the Windwood and Mariposa projects within Neighborhood 1 conform to a hierarchy that is consistent with Design Standards approved previously with the Stage 2 Development Plan. As with the other communities in the Eastern Dublin Specific Plan area, the fence plan takes into consideration retaining walls and lattice-top 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 theme wall" specific to Jordan Ranch is proposed to be constructed along Fallon Road and Positano Parkway on the westerly boundary. Affordable Housing/inclusionary Zoning — The previous land owner, BJ-ROF Jordan Ranch LLC worked with City Staff and the City Council to establish alternative methods for providing inclusionary housing for all of Jordan Ranch. Therefore, there is no requirement of this developer to provide inclusionary housing. Public Art Compliance — The proposed project is subject to "Chapter 8.58 Public Art Program" of the City of Dublin Zoning Ordinance. The Ordinance allows public art installations subject to an established value or payment of an in-lieu fee. An appropriate Condition of Approval has been applied to this project. (See Attachment 1, Condition No. 29, pages 12 and 13) 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 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 and Planned Development zoning determined at that time when the project was initially approved. The Conditional Use Permit to modify the roof materials from composition to concrete tile will be consistent with architectural standards elsewhere in Dublin. The proposed project has been reviewed for conformance with the Community Design and Sustainability Element of the General Plan and represents the first phase of Jordan Ranch (PA 09-011). Elements approved as part of the Fallon Village planning area include pathways, gathering spaces, open spaces, and a village concept. Brookfield Homes intends to exceed the City of Dublin Green Building Ordinance (See Attachment 3) 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). 10 of 12 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. ATTACHMENTS: 1. Resolution approving a Site Development Review for 166 single-family residential units for the Windwood and Mariposa neighborhoods on approximately 31 acres (portions of Tracts 8024, 8073 and 8074) within Neighborhood 1 of Jordan Ranch in Fallon Village, and a Conditional Use Permit to amend the Stage 2 Development Plan regarding approved roof materials. 2. Applicant's submittal package dated November 10, 2011. 3. Green Point Rated Checklist. 11 of 12 GENERAL INFORMATION: PROPERTY OWNER/APPLICANT: Brookfield Homes Northern California c/o Kevin Pohlson 500 La Gonda Way, Suite 100 Danville, CA 94526 LOCATION: Neighborhood 1 of Jordan Ranch is located east of Fallon Road, Fallon Sports Park, and Positano Parkway; north of Jordan Ranch Drive; south of the Positano residential planned community; and west of open space corridor. Portion of APN 985-0027-007-02, including portions of: (1) Tract 8024 (Lots 1 through 59), (2) Tract 8073 (Lots 1 through 8 and Lots 29 through 65), and (3) Tract 8074 (Lots 1 through 51 and Lots 68 through 78) ZONING: PD-Residential: Low Density/Single-Family GENERAL PLAN & EASTERN DUBLIN SPECIFIC PLAN: Residential: Single-family SURROUNDING USES: CURRENT USE OF LOCATION ZONING GENERAL PLAN LAND USE PROPERTY North PD Low Density Residential Vacant, low-density residential, and Public/Semi-Public and hillside preservation area Neighborhood Park Vacant South PD and Open Space East PD Neighborhood Park Vacant/Open Space and Open Space West PD Low Density Residential Low Density Residential and Community Park and Community Park REFERENCES: • General Plan Amendment • Eastern Dublin Specific Plan Amendment • PA 09-011 for Jordan Ranch Stage 2 PD, Site Development Review for Neighborhoods 1 through 6, and Vesting Tentative Map 8024 • Tentative Tract Maps 8073 and 8074 12 of 12