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Home My WebLink About04-042 DublnRnch F-Stg2 PD&SDR AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: June 14,2005 SUBJECT: STUDY SESSION - P A 04-042 Toll Brothers - Dublin Ranch Area F - Stage 2 Planned development and Site Development Review. (Report Prepared by: Michael Porto, Planning Consultant) ~{--- 1. Area F Applicant's Design Package ATTACHMENTS: RECOMMENDATION: 1. Receive Staff Presentation DESCRIPTION: The Planning Commission, at their meeting of January 25,2000, recommended to the City Council that they consider approving a Stage I and Stage II Planned Development rezoning for Areas F, G and H. That Resolution, 00-04 included all ofthe necessary findings and accompanied many other items relative to the developments in Areas F, G & H that were approved at that meeting. At their meeting of February 15, 2000, the City Council considered Ordinance No. 6-00 rezoning portions of Dublin Ranch (specifically Areas F, G and H - PA 98-068, 069 and 70 respectively). Upon the effective date of the Ordinance, the Area F portion ofthe overall Area F, G and H Plan had project specific zoning. On February 24,2004, the Planning Commission considered an ErR Addendum, General Plan and Eastern Dublin Specific Plan Amendment, Stage 1 and Stage 2 Planned Development Rezone and a Vesting Tentative Tract Map and Site Development Review. This application was for Area F and superseded the action in 2000. The Site Development Review and Stage 2, however, was for a portion of Area F; the area referred to as Area F North, Sites F-1 and F-2 and did not encompass the property considered in this application. The City Council ultimately approved this project on March 16,2004. The Planning Commission, as a part of the rezoning process considered all of the land use types, densities and development standards that were a part ofthe Applicant's submittal. The approval ofthe land use pattern set forth a medium density land use designation for the property that is a part of this application. This is consistent with the original Eastern Dublin Specific Plan and all subsequent amendments. The approval ofthat 2004 Stage 1 Planned Development Plan set forth all of the criteria that would be needed to move onto a Stage 2 Planned Development Plan, Site Development Review and Vesting Tentative Tract Maps. The current application is for a Stage 2 Planned Development Plan, a Site Development Review and Vesting Tentative Map approval for the 10 proposed residential areas contained in Area F. Location: The area referred to in this application is bounded by Central Parkway to the south, Gleason Drive to the north, Lockhart Street to the east and Brannigan Street to the west. The site encompasses 105 acres. The site is roughly the geographic center ofthe central Dublin Ranch (Lin Family) holdings excluding Wallis Ranch. To the west across Lockhart Street is the new, proposed 60 acre Sports COPIES TO: Applicant Property Owner In-House Distribution ITEM NO. { g:\pa#\2004\04-042 toll area f & b\pc study session 6-14-05.doc Complex, to the south across Central Parkway is the Fairway Ranch affordable housing project, the Medium-High and High Density neighborhoods ofthe Dublin Ranch Town Center and ultimately will include the Neighborhood Commercial (Village Center) shopping district. Development to the north is occurring with Medium Density Development and Low Density Development (Pulte Homes). Vacant land is located to the west but a pre-application has been received on this property to adjust some inconsistent land uses. As with all eastern Dublin land, this site slopes downward from the northeast to the southwest with a change in topographic elevation of approximately 113 feet. Grafton Street, which runs from north to south in the geographic middle of the site, falls approximately 65 feet from Gleason Drive on the north to Central Parkway on the south. There are ten (10) individual sites designated for medium-density residential development within Area F. There are also two private recreation centers, a Neighborhood Square, a Neighborhood Park and an Elementary School. It is the Applicant's intention to offer "for sale" housing on these 10 sites and it is this desire by the Applicant that is triggering the need for Tentative Tract maps for each site. Condominiums are being proposed on eight of the sites. Two of the neighborhoods are proposed to have small lot cluster homes. Toll Brothers acquired all of Area F from the Lin's after the Lin's completed the Stage 1 Planned Development zoning of the property in early 2004. Where we could be talking with several developers, Toll Brothers will be designing and processing the approval of the Stage 2 Planned Development Plan zoning, Site Development Review and Tentative Maps for the 10 sites. Because Toll Brothers will be developing the ten properties, they have developed a hierarchy of design and square footage areas for the units so that one product will blend with and complement the other. The project consists of an application for a Stage 2 Planned Development Plan, Site Development Review and Tentative Tract Maps for the 10 neighborhoods that comprise Area F of Dublin Ranch. This Area has generally been referred to as "Dublin Highlands" by the Applicant and is the approximate center of the Dublin Ranch project previously owned by the Lin Family. The purpose of this Study Session is to provide the Planning Commission with a general overview of the various sites, the number of dwelling units and the design concepts of those units as well as the overall design theme of this area and to identify any Planning Commission issues or concerns early in the process. No decision will be made at this meeting, as the formal applications will be brought before the Planning Commission later this summer. DISCUSSION: As a part of the General Plan and Specific Plan Amendment for the property in question, minimum and maximum densities were established for each site. The Applicant has prepared a design development plan that averages the densities within the Medium Density range. Toll Brothers is proposing approximately 1,130 dwelling units which is within the Medium Density land use designation. Development Theme: Toll Brothers, Inc. will be designing the entire 105 acres with 10 separate neighborhoods. This is the first opportunity Dublin has had to look at a major land holding and a major land development where a consistent design theme and approach to architectural and landscape development could be applied. For this project, including all 1,130 units located within the ten neighborhoods and the interior and surrounding landscape areas and streets, the developer is proposing an Italian Hilltown type of development. Because of the excessive topography and the allowable density, 2 this development concept will significantly enhance the product offerings while maintaining a sense of topography. Unlike development in many hilly areas, this developer is proposing to use the architecture of the buildings to take up the grade and to transition across the hilly topography. What this means is that the architecture itself will support the grade adjacent to it and many side-to-side or front-to-back splits in the floor plans will be utilized. Retaining walls will be minimized and used primarily for landscape accents and entry statements. There will not be a sea of retaining walls as usually associated with development in hillside areas. The development of the theme means that all of the landscaping, monuments, walls, streetscapes and architecture will carry out a consistent and coordinated commitment. There has never been an opportunity to do this in Dublin or any other City locally to the scale and magnitude that is approached with this development. This can truly be a major focal element for Dublin and Dublin Ranch as a whole. The landscape theme including all forms of entry monuments, entry walls, pedestrian bridge and street furniture will draw from various Italian elements relating back to classic landscape and hardscape design elements associated with Italian hilltowns. This ground plane design will be carried up into the architecture of the building with the four architectural design themes proposed. Preliminary details of each architectural type are presented below. Lombardy: Lombardy design elements are more closely related to the architectural styles closer to the hilltowns of Northern Italy. Brick, shutters and flat tile roofs comprise the main elements while features such as wood trim, flower boxes, steeply pitched roofs, vertical windows, wide picket railings and wooden balconies are used as accents. Roman: Roman architecture tends toward the more formal and massive elements and features arches, columns, iron railings, cut stone, pre-cast trim, clay or flat tile roofs, and elements to convey a symmetrical and more ordered approach to design. Tuscan: Tuscan design comes from more of a land based architectural vernacular. Natural elements such as stone, stone veneer, and rock serve to accentuate the architecture while features such as towers, deeply recessed windows and battered walls further define this thematic scheme. The architecture appears more informal with monochromatic colors, clay tile roofs and shed roof elements completing the look. Campania: Lastly, the Campania design elements feature more of the fun and whimsy found in the hilly coastal regions of Italy. Multiple colors, shutters and awnings adorn the architecture and a more eclectic and layered look helps to carry the buildings up the slopes in a stepping manner. There is a lot of vertical massing associated with this architecture with metal balconies punctuating the elevations to add interest. An architectural style will be applied to each ofthe 10 neighborhoods to add interest and to vary the architecture but because ofthe underlying theme they will each link to the other to create an overall community with significant identity. Product Types: There are 10 neighborhoods which will each be unique and different even though the product type will be repeated once in a couple of instances. Listed below is a brief description of the products: Neighborhoods 1 and 6: These two neighborhoods will be comprised of very small lot single family homes clustered around a central motor court very similar to the Medium Density neighborhood built by Standard Pacific along Tassajara Road. However these units will be unique. The units that will back up to Gleason will incorporate an uphill split at the rear ofthe units allowing the product to take up the grade. 3 Units fronting the interior loop street will have downhill splits and will have front doors located on the loop while auto entry will be toward the motor court access from the internal street. This should allow for over nine (9) separate and distinct floor plans. Neighborhoods 2 and 8: Although similar in design, these two attached products are actually different in their layout and approach to land pattern. Product 2 will front Brannigan Street and side-to-side splits will allow the product to take up grade in a north to south manner. All vehicular access will be gained from motor courts at the rear of the buildings similar to the Cottage product currently under construction in Area G. Product 8 will be similar in how it utilizes the grade, however, there will be "island" buildings located on Central courtyards. Product 8 will front Grafton Street and the Neighborhood Park. A pedestrian bridge across Grafton will be utilized to link the east side ofthe project to the west and will be a major focal element in the center of Product 8. Neighborhoods 3 and 7: This product is a standard town house product, with garages that will be tucked under the main structure on the uphill side, again utilizing the building to take up the associated grade change. The square footages of these units will be some what smaller than other similar products. (See below). Different architectural treatment will be given to the two sites to distinguish location and to not create repetition. Neighborhoods 4 and 9: These two neighborhoods will also be town house designs but will incorporate significantly larger square footages than the product to be built in neighborhoods 3 and 7. Similar in design to product 3 and 7, these units will also take up grade in the garage but the retaining wall used for this will be located closer to the front wall of the units allowing for a much larger garage area to allow for additional parking and storage for the individual unit. Neighborhood 5: Similar in design to the Villa's in Area G, this product employs a totally subterranean garage, with individual access doors. Units will face units across a paseo and will be topographically similar. The pedestrian bridge across Grafton will be centrally located in this project and will provide the linkage across that roadway. Neighborhood 10: This is a very sophisticated project utilizing a podium with all subterranean parking. These will be three story structures that crawl down the hill with stoop units wrapping the garage on the lowest point of each individual structure. Incorporating approximately 35 units per building, these structures will be much less dense than similar products recently seen by the Planning Commission in the Transit Center. The units will all be single story stacked flats with balconies and will range in size from 2,500 square feet and larger. A truly unique opportunity is to be achieved here as it affords people who have a very active life style a very sophisticated living environment. The 10 neighborhoods will be detailed more significantly during the Study Session and in the Staff Report and Developer's application packet provided during review later this summer. Open Space and Density: There is a considerable amount of open space found within the 105 acre site. In addition to the public open space which includes a 10 acre Elementary School, a 5 acre Neighborhood Park and a 2 acre Neighborhood Square, the developer is proposing two private recreation complexes to include both swimming pools and recreation buildings. Additionally, because ofthe need to take up so much grade between the buildings and the various development products, significant on-site open space has been created. Overall product densities average 10 to II units to the acre and on a purely product based calculation it would appear that there is 37% open space across the 105 acres. Incorporating the school, and parks, along with the private open space recreational complexes the developer is building, the 4 amount of open space area would jump to 56.9%. Assuming that the standard of 25% of the land area is devoted to streets and circulation, it would work out to approximately 15% of the site being covered by buildings. With the exception of including the golf course in Area A, no other development in Dublin will incorporate this amount of open space. The Applicant's overall project design began with a linear thematic scheme where views and access through the center of the project were important. A central open space and pedestrian spine from the Neighborhood Square at the termination of the westerly entrance drive, through the westerly recreation building and across Neighborhoods 5 and 8 to the Neighborhood Park, the Elementary School and the easterly recreation building, provides a unique opportunity for residents to walk though this area without crossing any major streets. A pedestrian bridge across Grafton (a street that serves to funnel traffic from Phase I and Area A to the Village Center Shopping Street in Area G) makes it easy for residents to get anywhere in the overall development area. Roundabouts or traffic circles are being incorporated at the two intersections north and south of the pedestrian bridge to further slow traffic and to provide a very walkable community familiar to hilltowns. CONCLUSION: The Applicant, Toll Brothers, Inc. is proposing a unique development that has a broad range of product type that are sensitive to the topography of the site. The project creates a large amount of open space and provides an over all cohesive and coordinated design theme not done on this scale elsewhere in Dublin or in Northern California. The requirements of the General Plan, Eastern Dublin Specific Plan and existing Stage I Planned Development zoning are all accommodated within the developer's presentation. The densities, number of units and development patterns are all in conformance with previous approvals. Environmentally, previous documentation has been established commensurate with this proposal. RECOMMENDATION: Receive Staff presentation. 5 RESIDENTIAL COMMUNITY AT DUBLIN RANCH AREA F WEST AND EAST DUBLIN HIGHLANDS TOLL BROTHERS Study Session Package City of Dublin, California LOCATION MAP (TO BE INSERTED) ATTACHMENT I ACOUSTICAL CONSULTANT: CHARLES SALTER ASSOCIATES 130 SUTTER STREET SAN FRANCISCO, CA 94104 TEL: 415-397-0442 FAX: 415-397-0454 CONTACT: MICHAEL TOY CIVIL ENGINEER: MACKAY & SOMPS 5142 FRANKLIN DRIVE, SUITE B PLEASANTON, CA 94588 TEL: 925-225-0690 FAX: 925-225-0698 CONTACT: JIM TEMPLETON/ DAVE CHADBOURNE GEOTECHNICAL ENGINEER: BERLOGAR GEOTECHNICAL CONSULTANTS 5587 SUNOL BLVD. PLEASANTON, CA 94566 TEL: 925-484-0220 FAX: 925-846-9645 CONTACT: PAUL L AI PROJECT TEAM OWNER! APPLICANT: TOLL BROTHERS, INC. 100 PARK PLACE #140 SAN RAMON, CA 94583 TEL: 925-855-0260 FAX: 925-875-9073 CONT ACT: JON PAYNTER/ERIKA SALUM PROJECT ARCHITECT: THE KTGY GROUP, INC. 17992 MITCHELL SOUTH IRVINE, CA 92614 TEL: 949-841-213 3 FAX: 949-851-5156 CONTACT: CHRIS TEXTER/DAVE SENDEN V AN TILBURG BANV ARD & SODERBURGH, AlA PENTHOUSE, 225 ARIZONA AVENUE SANTA MONICA, CA 9040] TEL: 310-394-0273 FAX: 310-675-0052 CONTACT: TED YOUNGS/MICHAEL DE VILLIERS LANDSCAPE ARCHITECT: VANDER TOOLEN ASSOCIATES 855 BORDEAUX WAY #240 NAP A, CA 94558 TEL: 707-224-2299 FAX: 707-224-6821 CONTACT: ROMAN DE SOT A e page.doc .. DUBLIN HIGHLANDS NEIGHBORHOOD SUMMARY 6/1/05 AREA F WEST (SUB AREA ONE) VILLAGE 1 2 3 4 5 Type Detached 3-Story Cluster Motocourts Tuck-Under Townhomes Large Tuck-Under Townhomes Podiums Architectural Style Lombardy Roman Tuscan Tuscan Campania Net Area (ac) 8.7 8.9 4.7 5.9 5.3 Number of Units 75 117 69 66 96 DU / Net AC 8.6 13.1 14.6 ILl 18.1 Open Areas/Rec Area (SF) 154,692 122,050 42,000 3 I ,400 105, I 00 AREA F EAST (SUB AREA TWO) VILLAGE 6 7 8 9 10 Type Detached 3-Story Cluster Tuck-Under Townhomes Motocourts Large Tuck-Under Townhomes Podiums Architectural Style Lombardy Tuscan Roman Tuscan Roman Net Area (ac) 8.3 9.5 11.2 11.8 12.6 Number of Units 75 l05 140 131 256 DU / Net AC 9.0 11.0 12.5 11.1 20.3 Open Areas/Rec Area (SF) 9,600 93,500 136,200 75,600 199,196 OPEN SPACE /PARK / SCHOOL SUMMARY Neighborhood Park Area FEast AREA Open Space Villages Area F West Neighborhood Square Area F West School Area FEast 0.0 ac Location Net Area l J :J 1['-Il-LL-r:1.- r~ M.- \ ~ --I --\ . - - - - ~ - - - - ". .. - - J J"\.. ~ ~I . . "-JJa~ ~..t 1 . þ ~'Jo, ::T = --. :J --. . _ nA 1 --- rW ~ ~o.. ~+ ~. .... I I I pedestrian bridge plan pedestrian bridge elevation . . L . ~'p. . ~ . - ~ . " ~ ~. .... .'-- 'II' I . ; , >f .~. .. . ..... ~ . L . ~ " _ '7t'~ ;t:. 0..x l . . . . ) .' 1 , ~ µ -1 ~ =j I . II - I I I . . o I /" an primary entrance south andscape p r" , -"II.....>. I ( an p andscape on entrance elevati mary entrance north po pr andscape entrance secondary ~~ ~~r (.~ -70 I': /þ;;~- /1-/ Ii / ........iI:, an /. ;.../.;~'-.':> . " .',...... " .,0 ".-" -....... "" /;¿( .."\ it \ \~ ~\ \Iit' . p n 'y~~ J . ~ elevation secondary entrance ~.."" ertiary entrance landscape plan tertiary entrance elevation I:: o ..... 0; > 0) 0) .-. >. ~ ~~ t:: 0.. (1)'; S~ ~ ~ t:: ~ o ~ S ~ .... ~..... (1) '" t:: ; ~ co o 'Q u; .... ~ '-' ... .....: )f' C' ¡:: ~ - ~ ...,.JI-. >. ~ ~ 0.. - ~ .... ..... ¡:; ~ u Ut3l3IUUt3lQ--- ~<J<Jns (( jrecreation area Neighborhood square i}Jlan ~ /'- ì~, /" (f-( . r(f /'vv- -~ ~, ( v ~ / 'I~ ' ì . I 1, . [~. \ I ¡ )~I.t'r~À ~ I ~',r< -~ 1 ¡. ~ ~ t. (/ i ~ t \ \~ l ~'~ ~ \ )\ . i¡ . ; l 1/ Vi' :21 \. ¡ I; 11. {\;;'~ I }\ i }¡ ~ ~~j' \)1 \) ·~t ~ \~ I '\.~lj ~ .\ \ ~ ,JJ /(J t . \. Plan '\. ) '" ) ~'" ~ L L ! I ) I~ ~ r gateway[ square northwest elevation _ Neighborhood precast concrete flower fountain · tile insets Jasmme · color to compliment adjacent · precast cap · troweled stucco veneer architecture · no water flower fountain concrete band tile ground cover insets traffIc CIrCle plan ~ ~ ~ ~ 0 ~ >0 I '^.., flower fountain a traffic CIrCle elevation pilaster with decorative urn carpet roses - concrete pavers ground cover precast concrete pilaster · tile insets · precast cap and base · color to compliment architecture nr DOlm Brick Shutters FlatTBeRoo& Wood Trim Flower Boxes Steeply Pitched Roofs Vertical Wmdows Wide Picket Railings Wooden B~conies KTGY Group, Inc. .-0 Dublin Highlands 0- Dublin, CA Villages 1 & 6 Brothers Toll Note: Site plan not to scale. for reference only DOWNHILL PLAN KTGY Group, Inc. UPHILL PLAN . PEl CLIJSTI!I PLAN o . n o -_ 0 4 16 --0 Dublin Highlands 0- Dublin, CA Village 1 Brothers Toll KTGY Group, II1C. ~ Dublin Highlands 0- Dublin, CA Village 2 Brothers Toll Note: Site plan not to scale, for reference only \5' , . ',' ¡ ~ ,.~ ·r 3·STORY UNIT \ .~ ··2 \ , rOWNHOME TOWNHOMf. rolfNHQYE SECTION THROUGH FLAT UNITS J6'-r 26- wtDE DRIVE ISLE PER SliE PLAN 4r...... w-r . PORCH J6'r 26< WIOI PER SECTION THROUGH MOTOR COURTS KTGY Group, Inc. ~ Dublin Highlands 0- Dublin, CA Village 2 20 5 Brothers Toll KTGY Group, Il1c. --0 Dublin Highlands 0- Dublin, CA Villages 3 & 7 Brothers Toll " ,.:,,-,..+ .- l~"'· . ~j. ,.)0· ... . \ .' o s;: ~ o z is' -I Ã\ '" -\ 5 " ...... 2 3 4 L Note: Site plan not to scale. for reference only KTGY Group, II1C. 42'..0· U··O' 8 2T·0· " .. 0:1 ~ ~~ :(1;; 0 ; ~ ALLEY IE DRIV , I o 8 32 . ~ . 4 16 ~ Dublin Highlands C?- Dublin, CA Village 3 :I ~ >- '" 8 .. ..... ':.'0 ... z ~ 2 o .. ; - g Toll Brothers KTGY Group, Inc. .~ Dublin Highlands 0- Dublin, CA Villages 4 & 9 Brothers Toll :m:. ;¡m.~:;~ l : i ; ~ : ¡ ! : : ~ -~.' .-......."'... ..-+-....~--".. i"" '~' l ':hi 5 ,':,11,::\, " -li-,","t,.,,,,-¡,,,¡,,,,-'H-fJ h~~i!!.>±M±J ffPr'rf?~~- HlIio ¡--r.PJIf;'{J ¡"¡';"u ... '·'¡;¡';'ri-H ~-~1:4,~~ Note: scale. WIIU!! THlaD PLOOR I!XCI!I!DII seo IQ. PT. SBCONDAIlT IoI1!ANS 0' lORE!! IS PROVID8D KTGY Group, Inc. 13'-10" no... ISLI!) I o 8 32 ~ I . 4 16 -0 Dublin Highlands 0- Dublin, CA Village 4 25'.10" :I ~ 8 0" ~~H.. ~ ~ 2 Q i I:! Brothers Toll DUBLIN HIGHLANDS 1 T DUBLIN R .1 \C H AREA F WEST Village 5 Dublin,Califomia 7011 t:¡3rothers , u ç., , T.O. PlA:J .' -V'V lv~. k'\"f /0>.,.. \ í/ :J~_(~! 'nn\ '? ( ,_. ( §'è~;;b~ ~ ,-.1\,-\ / ~ I ( (\~: m I ?Ln~FL, ---i,-'-,--,\ n~:,,{ \}. ~\'\uài\' /< 6 ij.,~)j:f ';;,Í$TFI.~~.-, ,I, ¡L;:¡-..ßI"";-""Þ-._c_~_~t.+':"" i~- 2~~ ~j r~' ~/\', J'~-1, S , II SODERBERGII, AlA . "'¡'1IiJ,:i~ .:''0 ~:=, ~, m_ ,~" :~ A'~, ld1~ ~'(.\~" VAN TIU!URG, BANVARD ¥ 1f'r:r 24 16' 8' Street Elevation I< mACKAY & SORlPS SHEET NUMBER: I ¡ DUBLIN HIGHLANDS V iIlage 10 ... Dublin.California CENTRAL PARK\VA Y STREET SCENE G:ßrothers 7011