CITY OF VACAVILLE 650 MERCHANT STREET VACAVILLE, CALIFORNIA

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1 ESTABLISHED 1850 CITY OF VACAVILLE 650 MERCHANT STREET VACAVILLE, CALIFORNIA LEN AUGUSTINE Mayor RON ROWLETT Vice Mayor DILENNA HARRIS Councilmember CURTIS HUNT Councilmember MITCH MASHBURN Councilmember February 5, 2016 Community Development Department Planning Division Mr. Brian Cutting Director of Land Acquisition Woodside Home 111 Woodmere Road, Suite 190 Folsom, CA SUBJECT: BRIGHTON LANDING VILLAGES 1-6 HOUSE PLANS - DESIGN COMMENTS South Side of Elmira and East of Leisure Town Road Planned Development (File No ) Dear Mr. Cutting: Thank you for submitting the Brighton Landing House Plans for Villages 1-6, to be constructed on the south side of Elmira Road and east of Leisure Town Road. We are excited to see the continued development of Bright Landing. The Project Review Committee has reviewed the application submittal items and deemed the submittal complete. During Planning s review of the project, staff identified several items of concern. Our main concern is regarding the number of requested exceptions for this project. Generally, staff and the Planning Commission have been supportive of exceptions for no more than 10% of the total lots. It appears the project would require more than the typical allowance. In addition, the project (except for Villages 5 & 6) doesn t appear to meet the applicable sections of the Brighton Landing Specific Plan (BLSP) or the City s Residential Design Guidelines for Single-Family Development (RDG). There are two options to consider in proceeding with the application request: (1) perform the necessary, as deemed by the Community Development Director, enhancements and improvements to the project to gain staff s support; or (2) instruct staff to proceed with the project and schedule the Planning Commission hearing without staff s support. The following comments identify the Planning Division s concerns and provide options and suggestions in creating a project that staff can support. Please see our comments below: COMPLIANCE WITH BRIGHTON LANDING SPECIFIC PLAN AND RESIDENTIAL DESIGN GUIDELINES FOR SINGLE-FAMILY DEVELOPMENT 1. PROJECT DESCRIPTION According to Section 3.5 (Residential Element Goals) of the BLSP, new houses shall be designed to minimize energy use by utilizing the Build it Green concept. The submitted project description does not describe how the proposed house plans will meet this requirement. Please update the project description letter to include this description.

2 2. AREA 1 DEVELOPMENT PLAN (VILLAGE 1) Please revise the development plans as described below: a. SETBACKS Concern: According to Section (Building Standards) of the BLSP, the minimum rear yard setback shall be 15 ft. and the minimum angled corner setback shall be 8 ft. As proposed, several lots do not meet these requirements. Solution: Please modify the building footprints to ensure the following lots comply with the required setbacks: i. Rear Yard Lots 276, 278, 280, 298, 302, 305, 316, 318, 320 and 324 (10 lots total). ii. Corner Setback Lots 276, 278, 279, 282, 315 and 328 (6 lots total). b. HOUSE PLAN MIXTURE Concern: According to the City s RDG, each house plan shall be plotted a minimum 15% throughout development, and such plotting shall contain a minimum 25% one-story homes and 25% two-story homes. As proposed the project provides a minimum plotting of 13% with a minimum 13% one-story. Solution: Please revise the plotting mixture table to comply with the RDG and ensure 25% of the homes are one-story. c. ONE/TWO STORY HOMES IN ROW Concern: According to the City s RDG, no more than four one-story or two-story homes shall be plotted in a row. As proposed, the following lots do not comply with this standard: Lots , , , and Solution: Please revise the development plan to comply with the guidelines and ensure no more than four one-story or two-story homes are plotted in a row. d. ADJOINING HOUSE PLANS Concern: According to the City s RDG, identical house plans shall not be placed on adjoining lots. As proposed, the following lots do not comply with this requirement: Lots 304 & 305, and Lots 315 & 316. Solution: Please revise the plotting mixture to comply with the RDG to ensure identical house plans are not on adjoining lots. 3. AREA 2 DEVELOPMENT PLAN (VILLAGES 2, 3, 4) Please revise the development plans as described below: a. SETBACKS Concern: Section (Building Standards) of the BLSP states: (i) the minimum rear yard setback shall be 15 ft.; (ii) the minimum angled corner setback shall be 8 ft.; (iii) the minimum side yard setback shall be 5 ft.; and (iv) the minimum front setback to garage doors shall be 20 ft. As proposed, several lots do not meet these requirements. Solution: Please modify the building footprints to ensure the following lots comply with the required setbacks: i. Rear Yard Lots 439, 442, 446, 466, 467, 485, 486, 499, 519, 527, 528, 536, 555, 563, 564, 572, 590, 591, 599 and 600 (20 lots total). 2

3 ii. Corner Lots 438, 439, 467, 485, 486, 499, 500, 519, 527, 528, 536, 545, 546, 555, 563, 564, 572, 573, 581, 582, 590, 591, 599, 600 and 608 (25 lots total). iii. Side Yard Lot 512. iv. Front Garage Door Lots 446 and 466. b. HOUSE PLAN MIXTURE Concern: According to the City s RDG, each house plan shall be plotted a minimum 15% throughout development, and such plotting shall contain a minimum 25% one-story homes and 25% two-story homes. As proposed, the project does not meet this standard because the proposal includes only two-story homes for this area. Solution: Please revise the development plan to introduce a one-story home to comply with the RDG and ensure 25% of the homes are one-story. c. ONE/TWO STORY HOMES IN ROW Concern: According to the City s RDG, no more than four one-story or two-story homes shall be plotted in a row. As proposed, the project does not meet this standard because the proposal includes only two-story homes. Solution: Please revise the development plan to introduce a one-story home to comply with the guidelines and ensure no more than four one-story or two-story homes are plotted in a row. d. ADJOINING HOUSE PLANS Concern: According to the City s RDG, identical house plans shall not be placed on adjoining lots. As proposed, the following lots do not comply with this standard: Lots 556 & 557, 600 & 601 and 616 & 617. Solution: Please revise the development plan to comply with the RDG to ensure identical house plans are not on adjoining lots. e. MINIMUM NUMBER OF HOUSE PLANS Concern: The City s RDG require a minimum of one house plan design for every 30 lots. Given this requirement, the 190-unit area containing Villages 2, 3 & 4 would need to provide a total of six house plans with three elevations each. As proposed, the project provides four house plans with three elevations each. Solution: Please add two additional house plans with three elevations each to this area to comply with the RDG. 4. AREA 3 DEVELOPMENT PLAN (VILLAGES 5 & 6) Please revise the development plans as described below: a. SETBACKS Concern: According to the Section (Building Standards) of the BLSP, the minimum angled corner setback shall be 8 ft. As proposed, the following lots do not meet this requirement: Lots 392 & 412. Solution: Please change the elevation styles to either option A or C to comply with the BLSP. 3

4 b. ONE/TWO STORY HOMES IN ROW Concern: According to the City s RDG, no more than four one-story or two-story homes shall be plotted in a row. As proposed, the following lots do not comply with this standard: Lots and Solution: Please revise the plotting layout to comply with the guideline and ensure no more than four one-story or two-story homes are plotted in a row. c. ADJOINING HOUSE PLANS Issue: According to the City s RDG, identical house plans shall not be placed on adjoining lots. As proposed, the following lots would not comply with this standard: Lots 404 & 405, 409 & 410 and 427 & 428. Solution: Please revise the plotting mixture to comply with the guideline to ensure identical house plans are not on adjoining lots. ARCHITECTURAL/DESIGN COMMENTS During Planning s review of the house plans, staff noticed several architectural features such as shutters, pediments, roofline variations and masonry materials that complement the appearance of the house, thank you for including these design features. Overall however, staff has identified areas of concern regarding compliance with the design goals of the Brighton Landing Specific Plan (BLSP). Specifically, the project does not meet Design Goal (Residential Element Goals), which requires a high variety of house plan types and exterior configurations with varied options and styles. In an effort to be as detailed as possible regarding our concerns, staff has provided some enhancements to improve the overall design quality of the house plans. Staff is open to alternative design suggestions by your team that would meet the City s design goals including the BLSP. Please note the highest quality project for the City can only be achieved if Planning staff and your team work together. We are not architects but we do have experience and a responsibility to present the best project for the City. Our comments are intended to provide an explanation of what we believe needs to be improved and how, in our opinion, they can be improved. We welcome other design suggestions your team has in addressing our comments. 5. AREA 1 EASTHILL HOUSE PLANS (VILLAGE 1) a. FRENCH COUNTRY STYLE Concern: Based on our review, the French Country architectural style typically includes the following characteristics: (1) stucco with stone, brick and shake siding; (2) steep roof pitches at varying heights; (3) curved roof pitches incorporated in one or two locations; (4) high peaked rooflines on two-story homes; (5) tall, thin windows with slat-board shutters and decorative wrought iron railings around windows and doors; and (6) multiple gables and assorted arches. As proposed, the French Country house plans do not include these distinctive characteristics. Solution: Revise the exterior elevations to include more of these distinct design features. Please note that these features should be carried over to all elevations. 4

5 b. ITALIAN COUNTRY STYLE Concern: Based on our review, the Italian architectural style typically includes the following characteristics: (1) low-pitched hip roofs; (2) projecting eaves supported by corbels with decorative cornicing: (3) triangular framing above windows and doors (e.g. pediments); (4) arch windows and entryways with pronounced framing (e.g. architraves and archivolts); (5) tall first floor windows and angled bay windows; and (6) decorative edging at the corners of the building (e.g. quoins). As proposed, the Italian Country house plans do not include these distinctive characteristics. Solution: Revise the exterior elevations to include more of these distinct design features. Please note that these features should be carried over to all elevations. c. PARISIAN MANOR STYLE Concern: Based on our review, the Parisian Manor style appears to be modeled from the French Eclectic architectural style, which typically includes the following characteristics: (1) roofing that is steeply pitched and hipped; (2) eaves commonly flared upward; (3) masonry wall cladding of stone or brick; (4) rounded Norman towers; (5) French windows and doors that open outward; and (6) second floor windows that raise above the eave. As proposed, the Parisian Manor house plans include decorative stone on the front elevations that looks amazing. However, the remaining architectural features that reflect the model design appear to be missing. Solution: Revise the exterior elevations to include more of these distinct design features. Please note that these features should be carried over to all elevations. 6. AREA 2 ADDINGTON HOUSE PLANS (VILLAGES 2, 3 & 4) a. SPANISH COLONIAL STYLE Concern: Based on our review, the Spanish architectural style typically includes the following characteristics: (1) Walls: (1) low, shallow-pitched hip or gable roofs; (2) wide overhang eaves with exposed rafters or brackets; (3) arched windows and doors; (4) front porch roofs supported by large square piers that are connected by arches at the top; and (5) ornamental wrought iron and carved stone. As proposed, the house plans include some of these characteristics, but there are other elevations that remain flat and uninteresting. Solution: Revise the side and rear elevations to include more of these district design features. b. SANTA BARBARA STYLE Concern: Based on our review, the Santa Barbara style appears to be modeled from Spanish Eclectic architecture, which typically includes the following characteristics: (1) low pitch roofs with little or no eave overhang; (2) one or more archways placed above the front door and/or main windows; (3) decorative tile or stonework around doors; and (4) front porch with arches between supporting columns. As proposed, the house plans include some of these characteristics, but there are other elevations that remain flat and uninteresting. Solution: Revise the side and rear elevations to include more of these district design features. c. ADOBE RANCH STYLE Concern: Based on our review, the Adobe Ranch style appears to be modeled from a combination of Ranch and Adobe (or Pueblo) architecture. As proposed, the front elevations include several interesting features including: (1) wood shutters; (2) stucco with adobe brick and 5

6 wood siding; and (3) wide overhanging front porches. However, there are several side and rear elevations that contain flat and uninteresting walls. Solution: Revise the side and rear elevations to include more of the district design features provided on the front elevations. 7. AREA 3 TANDRIDGE HOUSE PLANS (VILLAGES 5 & 6) The house plans proposed for this area include Ranch, Craftsman and Cottage architectural styles. The exterior elevations include several good design features that provide visual interest, including: (1) stucco siding with accenting board and batten, lap-siding and stone veneer; (2) large window sills and shutters; (3) large front porch columns; and (4) decorative garage doors. As proposed, we think these house plans will be a great addition to Brighton Landing, and we encourage your team to use design ideas from these plans. As I mentioned earlier, we are excited about the continued development for Brighton Landing, but we have some concerns about the design for this project. We believe these comments will provide guidance in addressing our concerns. I would be happy to meet with you to discuss any of the above-mentioned items. As part of your resubmittal package, please include a written response to the individual items in this letter. If you have any questions or if you would like to meet regarding this letter please do not hesitate to contact me at (707) or by at Sincerely, ALBERT ENAULT, Assistant Planner 6

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