HomeMy WebLinkAbout05-22-2007 Special Meeting-Cantara & Salerno at Positano
SPECIAL MEETING
1.1 Study Session - Cantara at Positano and Salerno at Positano
A Study Session will be held to acquaint the Planning Commission with the proposed Site
Development Review and Conditional Use Permit for a 72-acre portion of Fallon Village known as
Phase 1 of Cantara at Positano and Salerno at Positano for 247 single-family detached units.
RECOMMENDATION: Staff recommends that the Planning Commission receive Staff presentation
and provide comments.
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SPECIAL MEETING
1.1 Study Session—Cantara at Positano and Salerno at Positano
A Study Session will be held to acquaint the Planning Commission with the proposed Site
Development Review and Conditional Use Permit for a 72-acre portion of Fallon Village known as
Phase 1 of Cantara at Positano and Salerno at Positano for 247 single-family detached units.
RECOMMENDATION: Staff recommends that the Planning Commission receive Staff presentation
and provide comments.
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�, �// AGENDA STATEMENT
�'1LI PLANNING COMMISSION STUDY SESSION
-"� MEETING DATE: May 22, 2007
SUBJECT: STUDY SESSION: Site Development Review and Conditional Use
Permit for a 72-acre portion of Fallon Village known as Phase 1 of
Cantara at Positano and Salerno at Positano for 247 single-family
detached units (PA 07-005).
Report Prepared by Michael Porto, Project Planner
ATTACHMENTS: 1) Applicant's Design Package (divided into 2 Sections: Cantera
and Salerno).
2) Location Map.
RECOMMENDATION: 1) Receive Staff presentation and provide comments.
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PROJECT DESCRIPTION:
Background
This project represents 72 acres of the 488-acre project initially presented as the Braddock & Logan
portion of the 1,134-acre Fallon Village planning area, formerly known as the Eastern Dublin Property
„d•.. Owners (EDPO). The Fallon Village planning area encompassed 13 individual properties north of
Interstate 580 (I-580) along the easterly city limits (please see Attachment 2 for the Location Map).
In December 2005, the City Council took actions on a number of approvals related to Fallon Village. The
entire 1,134-acre Fallon Village area (PA 04-040) included:
1) Amendments to both the General Plan and Eastern Dublin Specific Plan;
2) Planned Development (PD)rezone and related Stage 1 Development Plan for the area; and
3) A Supplemental Environmental Impact Report (SEIR).
Additionally, Ordinance No. 33-05 (PA 05-038) was adopted by the City Council, which addressed only
the Braddock and Logan properties within the northerly 488 acres of the overall Fallon Village area. The
approval included:
1) Planned Development (PD) rezone
2) Stage 2 Development Plan; and
3) A Development Agreement.
The approval was also accompanied by Vesting Tentative Tract Map 7586 approved by the Planning
Commission (Resolution 05-61) at the November 2005 public hearing, which allowed for the creation of
COPIES TO: Applicant
Property Owner t
File i
ITEM NO. ' •
Page 1 of 9
G:\PA#\2007\07-005-Positano\Dub-draftPCSR(SS)-Positano.doc
Table 2: Unit Summary—Cantara
Floor Plan Bedrooms Bathrooms Square Foot No. of Units
(typical)
Plan 1 4 2.5 1,942 sf 13 units 18%
Plan 2 3 3 2,242 sf 10 units 14%
i-.
Plan 3 3 3.5 2,663 sf 18 units 24%
Plan 4 4 3.5 2,674 sf 14 units 20%
Plan 5 3 2.5 3,027 sf 17 units 24%
Total: 72 units 100%
*Living area,only.
All five floor plans are two-story in design and all floor plans feature a second-level family room that can
serve as an upstairs play area for children separate from the more formal and public ground floor family
room. Plans 3 and 5 include a ground level courtyard and provide for a third story tower element which
can accommodate a study or office. Plan 3 would also allow for a second-level secondary "granny flat"
unit with a separate outside entry accessible from a sideyard stairway which will be used to meet a portion
of the inclusionary housing ordinance requirements (please see page 7 of this Staff Report for additional
information). Plan 5 allows for a ground level casita or home office accessible from an outdoor vestibule,
but separate from the main living quarters.
Salerno Neighborhood
The Salerno Neighborhood is envisioned as an upscale hillside neighborhood (shown in Attachment 1,
page Pl.A of the Salerno Section). The boundaries for the Salerno neighborhood extend from Positano
Parkway on the south to Forino Drive and Montiano Lane on the north and between the easterly boundary
of Dublin Ranch on the west to La Strada Drive on the east. This neighborhood includes 175 single-
family detached residential units (Lots 73 through 247). The approved Stage II Planned Development
allowed for two different minimum lot sizes; 45 feet by 100 feet (4,500 square-feet) or 50 feet by 100 feet
' " (5,000 square feet). All 175 lots within the Salerno neighborhood are proposed at a minimum of 5,000
square feet.
The maximum lot coverage for the Salerno Neighborhood is 45% for 2-story homes and 55% for single-
story homes. Within the Salerno Neighborhood, there are 25 homes that are proposed to present as
single-story appearance; the remaining 150 homes are 2-story in design. Of the 175 lots, 18 lots could
exceed the maximum lot coverage if the optional second-floor balcony is constructed. The Applicant is
requesting the review and approval of a Conditional Use Permit to amend the Planned Development Plan
to allow the excess lot coverage (please see page 6 of this Staff Report for further discussion).
The Salerno Neighborhood offers four different floor plans, five architectural styles, and 12 color
schemes. The floor plans generally are described and distributed for Salerno as shown below:
Table 3: Unit Summary— Salerno
Square Footage No. of °�°
Floor Plan Bedrooms Bathrooms (typical)* Units
Plan 1 3 2.5 2,747 sf 25 Units 14%
Plan 2 4 3 3,158 sf 41 Units 24%
Plan 3 4 4 3,323 sf 48 Units 27%
Plan 4 4 4 3,555 sf 61 Units 35%
Total: 175 Units 100%
*Living area,only.
•-. Plan 1 is designed with a "nested" second story presenting a one story profile to the street. This plan is
arranged with a second story in the center of the house away from the front and rear ground floor
perimeter walls. It is used as a way to reduce visual building mass and density, preserve views of
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Architectural styles represented in the currently proposed project include the following:
•
Table 4: Architectural Styles —Cantara
Floor Plan Spanish Colonial (A)* Tuscan (B)* Italianate(C)* Monterey (D)* _ Units _
Plan 1 5 2 6 0 13
Plan 2 3 4 0 3 10
Plan 3 8 5 0 5 18
Plan 4 4 0 6 4 14
Plan 5 5 7 5 0 17
Total Units: 25 18 17 12 72
*The letters represent the architectural design schemes presented in the elevation section of the project plans.
Table 5: Architectural Styles—Salerno
Floor Plan Spanish (A)* Tuscan (B)* Cottage (C)* Italianate(D)* French Country (E)* Units
Plan 1 5 0 10 0 10 25
Plan 2 0 15 0 8 18 41
Plan 3 17 16 15 0 0 48
Plan 4 22 0 20 19 0 61
Total.Units: 44 31 45 27 28 175
*The letters represent the architectural design schemes presented in the elevation section of the project plans.
Approved architectural styles not represented with the currently proposed project include: Craftsman,
East Coast Traditional, and Cape/Coastal Seaboard.
Parking
In accordance with the development standards, each single-family home in both the Cantara and Salerno
Neighborhoods is provided, at a minimum, with a two-car garage. Plans 2, 3 and 4 of the Salerno project
will also each have a third tandem parking space within the garage. The guest parking will meet or
exceed 1 space per home, located curbside along each of the public streets within the subdivision, except
where marked for traffic safety and access by emergency vehicles. Parking for the secondary "granny
flat" units in the Cantara neighborhood is proposed to be provided as an uncovered tandem space in the
driveway outside the two-car garage for the main dwelling.
Neighborhood Required Parking Proposed Parking
Cantara Garage Spaces 144 144
Guest (on-street) 72 96
Secondary Units 13 13
Total 229 253
Salerno Garage Spaces 350 392
Guest (on-street) 175 279
Total 525 671
The garage parking for both neighborhoods meets the parking requirements of the Zoning Ordinance and
the guest parking exceeds the requirements.
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an option visually enhances the architecture, adds diversity among the dwellings, provides an alternative
product design, and generally improves the residential quality of the subdivision.
Chapter 8.32.080 of the Zoning Ordinance states that a CUP can be approved by the Planning
i -. 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 18 lots that could exceed the maximum lot coverage requirement of 45% are listed below:
Table 5: Salerno Lots that Exceed Maximum 45% Coverage
Lot No. Lot Area Floor Plan Coverage
w/patio
1 Lot 76 5,136 sf Plan 4 45.42%
2 Lot 94 5,003 sf Plan 3 46.79%
3 Lot 95 5,000 sf Plan 2 45.82%
4 Lot 97 5,000 sf Plan 3 46.82%
5 Lot 98 5,000 sf Plan 4 46.66%
6 Lot 107 5,000 sf Plan 2 45.82%
7 Lot 109 5,000 sf Plan 3 46.82%
8 Lot 110 5,000 sf Plan 4 46.66%
9 Lot 111 5,000 sf Plan 2 45.82%
10 Lot 112 5,000 sf Plan 3 46.82%
11 Lot 113 5,042 sf Plan 4 46.27%
12 Lot 122 5,000 sf Plan 2 45.82%
13 Lot 123 5,000 sf Plan 4 46.66%
14 Lot 124 5,000 sf Plan 3 46.82%
15 Lot 128 5,073 sf Plan 2 45.16%
16 Lot 138 5,000 sf Plan 2 45.82%
17 Lot 157 5,148 sf Plan 4 45.32%
18 Lot 216 5,000 sf Plan 2 45.82%
The increase of the allowable lot coverage for these 18 lots is minor, based on the table above. The
allowance for the increased lot coverage would allow for a deck or covered patio as an option which will
visually enhance the architecture, add diversity among the dwellings, provide an alternative product
design, and generally improve the residential quality of subdivision. While the increase of lot coverage
ranges from 45.16%to 46.82%, Staff is recommending that the allowable lot coverage for these 18 lots be
50%, which is the nearest round-whole number. The increase of lot coverage for the added option of a
second-story deck is consistent with previous Planning Commission actions for other projects.
Inclusionary Zoning Ordinance/Affordable Housing
In October of 2005, the City Council reviewed and approved in concept, the applicant's initial affordable
housing proposal for the entire 1,047-unit Braddock and Logan Positano development project, including;
1) the construction of 26 single-family detached units on 4,500 square-foot lots in the southern portion of
the Positano project area; 2) the construction of 26 secondary"granny flat" units on 6,000 square-foot lots
in the northern portion of the overall Positano project area; 3) the construction of an off-site affordable
housing project to satisfy the remaining 78 affordable units; and 4) a contribution of a $1,000,000
community benefit payment to the City. At that meeting, the Council also requested that the affordable
housing units: 1) include landscaping for the rear yards and use energy-efficient measures in the homes to
reduce the cost of living; and 2) incorporate green building principles, as practical.
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GENERAL INFORMATION:
PROPERTY OWNER: Braddock& Logan Services, Inc.
c/o Jeff Lawrence
4155 Blackhawk Plaza Circle, #201
Danville, CA 94506
APPLICANT: Braddock& Logan Services, Inc.
c/o Jeff Lawrence
4155 Blackhawk Plaza Circle, #201
Danville, CA 94506
LOCATION: The project area is located within the City of Dublin and is
bordered by: 1)Fallon Road and Dublin Ranch to the west, 2)the
remainder of the Positano development which abuts the City's
Sphere of Influence/City Limit boundaries to the north and east,
and 3)the Jordan Ranch to the south.
APN: 985-0028-002
ZONING: Planned Development
PD-Single Family Residential
PD-Medium Density Residential
PD-Elementary School
PD-Neighborhood Square
PD-Neighborhood Park
PD-Open Space
GENERAL PLAN Single Family Residential, Medium Density Residential,
LAND USE DESIGNATION: Elementary School,Neighborhood Park, Neighborhood Square,
and Open Space
SPECIFIC PLAN/ Single Family Residential, Medium Density Residential,
LAND USE DESIGNATION: Elementary School, Neighborhood Park,Neighborhood Square
and Open Space
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Cantara & Salerno
at Positano
Site Development Review
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