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Architectural Review Board Staff Summary / Findings ReportDATE: January 27, 2005 File: Faria Preserve Master Planned Development; VTM 8891, MJ 04-900-001, RZ 05-600-001, AR 05-200-001, and DP 05-300-001 Project Planner: Beatriz N. Duffy, Associate Planner Recommended Action: Provide Preliminary Design Comments and Recommendations I. Applicant/Owner’s Name: Claremont Homes / Faria AJF Partnership III. Zoning: Proposed: PD -Planned Development (Property Pre-Zoned – Properties currently outside City Limits) Request: The applicant is proposing to subdivide 448 acres to create a master planned residential community including 400 single-family homes (Neighborhoods A & B), 84 townhomes, 216 condominiums (neighborhood C), and 86 senior housing units (neighborhood D). The project includes an affordable component whereby 25% of the total residences will be designated to very low, low and moderate income housing, consistent with requirements of the recently adopted Housing Element. The proposal also includes a 12.7 acre park, a 1.6 acre education facility, a 6.1 acre religious facility and open space. Background: The Northwest Specific Plan Process The City of San Ramon General Plan 2020, approved by San Ramon voters in 2002 serves as a guide for growth within the City’s Urban Growth Boundaries. The General Plan established policies addressing the City’s Northwest area whereby development is subject to the approval of a Specific Plan document establishing site specific policies and standards. Specifically, the General Plan states the following regarding the type of development within the northwest area: "…compact urban neighborhoods offering a mix of housing types, including workforce housing, public and semi-public uses, and significant park and open space areas…" The General Plan acknowledges that up to 830 residential units may be addressed in the Northwest Plan area, provided that a Specific Plan document is prepared and approved for residential uses of varying densities, affordable housing, community facilities, parks, and provisions adopted for the preservation of open space and other sensitive natural resources in accordance with applicable policies of the General Plan. Within the last two years, various property owners within the Northwest Plan area joined forces to fund the Specific Plan process and as a result, the City hired the services of EDAW Inc. to prepare the document and Environmental Impact Report (EIR) and therefore to work under the City’s general project management and guidance in preparing the Plan. To date, the Plan concept has gone through several community workshops, including Planning Commission and City Council meetings. The draft specific plan (and associated draft EIR) are scheduled for public review before the Planning Commission in early Spring and City Council hearings as early as Summer of 2005. Since the Northwest Specific Plan document is being prepared to provide a policy framework to guide development within the Plan area; the Faria Ranch Master Planned Residential Development proposal (subject to this Architectural Review) is therefore an implementation item of the Northwest Plan. Ultimately, approval of the Faria Ranch Master Planned Community will be conditional upon adoption of the Northwest Specific Plan document and associated EIR. The City agreed to process the Specific Plan and the Faria Ranch Vesting Map efforts concurrently. The Faria Ranch applications (VTM 8891, RZ 05-600-001, AR 05-200-001, and DP 05-300-001) are subject to Architectural Review Board review. This Architectural Review Board meeting has been scheduled for a preliminary review of the Faria Ranch Master Planned Community application. Since it is the first time the ARB will be introduced to this project, staff has requested that EDAW, the Northwest Specific Plan (NWSP) consultants attend the meeting to provide an introduction and elaborate on the project’s background, NWSP process overview, big picture site analysis, etc; so that the Board understands how we got to where we are in the process: The Faria Ranch Vesting Map, Architectural Review and Development Plan application. VI. Project Description: The property had been previously designated for agricultural uses under Contra Costa County’s zoning and is now pre-zoned in anticipation of this Master Planned residential development. The proposal includes a request for a Major Subdivision, Development Plan, Architectural Review and Environmental Review (jointly processed with the Northwest Specific Plan EIR). The project is expected to be built in phases as follows: Phase 1: Site Grading, Phases 2&3: Neighborhoods A & B, Phase 4: Park/Educational Facility Phase 5: Neighborhood C, Phase 5: Neighborhood D Project Location
The Plan Layout & Design The General Plan 2020 established an illustrative land use diagram that was further refined by the Planning Commission as a basis for developing the Specific Plan. The proposed Faria Ranch Residential Development Master Plan (i.e. proposed Vesting Tentative Map and Development Plan) includes a land use layout consistent with the direction provided by the Planning Commission and in conformance with the proposed Northwest Concept Plan last reviewed by the Planning Commission. The residential neighborhoods are clustered by density and type of household living style (i.e. large-lot residential estate, small-lot single family dwelling, townhomes and apartments) with densities ranging from approximately 1.5 units per acre to 40 units per acre. A 12.7 acre community park is proposed to serve the needs of the residential community. The park would be located off a new arterial road providing primary access to all sections of this master planned community. The park includes a garden, picnic areas and various sports courts (soccer, basketball and softball). In addition, a 1.6 acre site is devoted to an educational facility (i.e. private school, museum, etc ;) and a 6.1 acre site is reserved for a new religious facility, which could also include day care center and a pre-school. The plan includes a variety of open space areas designated for preservation, including a riparian corridor and a major ridgeline trail system designed to connect to East Bay Regional Parks District land. It also includes a 133-acre open space area located off-site and proposed to be dedicated and preserved in perpetuity. Primary access to the development would occur via a new arterial road crossing the property in the east/west direction and connecting Bollinger Canyon Road to San Ramon Valley Blvd. This new arterial road will provide access to all neighborhoods within the Master Planned community. The streets were designed to accommodate bike traffic and the master plan includes many bike/pedestrian connections from various key points within the various proposed residential neighborhoods to other open space areas and parks within the City. Architectural Design The proposal included 4 residential neighborhoods (A, B, C and D) clustered in order to effectively preserve Open Space within the plan. The residential neighborhoods represent varying densities and living styles as follows: Neighborhood A: This neighborhood represents the single-family detached residential living style within the development as lot sizes average 6.8 sq ft in area and 2-story home sizes vary between approximately 2,400 sq. ft to 3,500 sq. ft. The architectural style is blend of Colonial and Californian with stucco exterior, roof tiles and varying exterior details including wood, stucco pop-outs, stone veneer, window shutter details. Neighborhood B: This neighborhood represents the higher density single-family urban style living with 3-story homes located within lot sizes averaging 2,200 sq. ft and home sizes varying between approximately 2,100 sq. ft. and 2,200 sq. ft. The proposed exterior materials include stucco and tile roof with varying exterior details. The overall architectural theme is consistent with that of Neighborhood A. These homes face a pedestrian scale alleyway and have rear entry garages. Neighborhood C: This is the higher density multi family residential area consisting of apartments and townhomes. The design styles and exterior building materials/colors appear consistent with those proposed within the single-family neighborhoods. The townhome style units sizes vary between approximately 1,700 sq. and 1,900 sq. ft. as there are a variety of building sizes proposed (2-plexes, tri-plexes, 4-plexes, 5-plexes, and 6-plexes). The apartment buildings include 3 unit sizes as follows: a 1 bedroom 856 sq. ft unit, a 2-bedroom 1,155 sq. ft., and a 3-bedroom 1,360 unit. Neighborhood D: This is the senior restricted 3-story apartment building containing a total of 86 units with 1 and 2-bedroom options varying between approximately 550 sq. ft to 800 sq. ft. in size. The exterior materials include s-tile roof, stucco exterior, window foam and wood trim detailing and wrought iron balcony enhancements. Landscape Plans The preliminary landscape plans submitted include the typical frontyard landscape design proposed for the single family homes with a frontyard tree, lawn area and paved decorative entry. The neighborhood landscape plan is very conceptual in nature, but depicts 1 street tree per home and slope planting. A detailed plan will be subject to further architectural review as each project phase is processed. The landscape plans for Neighborhood B depict frontyard and rear/alley decorative landscaping such as Crape Myrtles, Oleanders and Ferns. Each home will have its own front lawn , decorative entry and frontyard tree. The open space and parkway areas adjoining these homes will have additional landscaping with native vegetation such as oak trees and evergreens near pedestrian walkways and outdoor gathering areas containing shade trees, decorative shrubs , and items such as bird baths, a bird house, etc; CEQA: A project specific Environmental Impact Report (EIR) for the Vesting Map application is being prepared alongside the Program EIR for the Northwest Specific Plan Document pursuant to the California Environmental Quality Act (CEQA). The EIR document will be reviewed with the supporting documents by the Planning Commission at the time the Specific Plan Document and project applications enter the project hearing phase, anticipated for Spring. Discussion/Issues: It is recommended that the Board review the plans provided to date, and provide comments regarding the project’s overall design components, including overall site layout, building design, and the project’s landscaping elements, using the following questions as a guide for discussion. Master Plan Layout Does the overall siting of the homes provide enough privacy for residents as well as enjoyment of the adjoining open space areas? Are the setbacks between buildings adequate for the various residential densities proposed? Does the proposed layout of homes provide appropriate relationship between open space areas, units and other pedestrian scale amenities? Does the project provide sufficient and appropriate internal pedestrian and bike access? In general, does the ARB support the proposed master plan layout? Are there specific site design recommendations you wish to forward to the Planning Commission? Architectural Design Are the proposed architectural design themes and streetscapes overall design quality appropriate for this Master Planned development? Is there enough architectural detailing provided for each elevation, in particular the elevations facing the public right-of-way? Is the combination of building masses and scale appropriate for this project? Is there sufficient articulation and façade treatment to provide visual interest? Does the architecture meet the City’s "360 degree" rule? Are the proposed building colors and materials appropriate? In general, does the ARB support the overall design direction of the proposed buildings in their form and design? Landscaping Do the conceptual landscape plans provided allow for sufficient variety of plant materials and design interest along highly visible points throughout the development? Do the landscape plans provided allow for appropriate street frontage landscaping throughout the development? Does the Board support the typical frontyard landscaping plans proposed? Does the Board support the proposed landscaping and hardscaping features planned for various points throughout the project area (i.e. ornamental wall at bridge, open fence design, location of decorative paving, etc)? In general, does the ARB support the overall direction of the proposed landscape plans, planting schemes and miscellaneous decorative design elements? IX. Attachments: 1)Vicinity Map Click here to view Faria Preserve Master Plan
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