HomeMy WebLinkAbout8.3 PH PLPA-2011-00036 Cortona II @ PositanoSTAFF REPORT
PLANNING COMMISSION
DATE: October 11, 2011
TO: Planning Commission
SUBJECT: PUBLIC HEARING: PLPA-2011-00036 Neighborhood D-3 Cortona II
at Positano Site Development Review for a portion of the Positano
project which includes 70 single-family detached residential units on
approximately 20.3 acres within Tract 8083
Report Prepared by Mike Porto, Consultant Planner
EXECUTIVE SUMMARY:
D. R. Horton, Inc. is proposing to construct 70 single family detached homes on 20.3 acres
within Positano. The proposed project is identified as "Neighborhood D-3 Cortona II" and will
provide five separate floor plans with four architectural elevation styles available for three of the
plans; three architectural styles available for two of the five plans.
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 Permit for
Neighborhood D-3 Cortona II at Positano for 70 single-family detached residential units on
approximately 20.3 acres within Tract 8083.
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Submitted By:
Mike Porto, Consulting Planner
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ewed By
Planning Manager
COPIES TO: Applicant
File
ITEM NO.: ~
Page 1 of 10
G:1PA#120111PLPA-2011-00036 DR Horton D-3 PositanolPCSR Cortona 11 D-3 Horton 10.11.11.doc
DESCRIPTION:
The proposed Site Development Review (SDR) is for Positano Neighborhood D-3, also known
as Cortona II. This neighborhood includes 70 single family residential lots within the portion of
the Positano planned community being developed by Braddock & Logan. Neighborhood D-3 is
proposed for development by D. R. Horton Northern California Division which is the Applicant for
this SDR.
Background
The Positano project is a 488-acre area which is part of the 1,134-acre Fallon Village master
plan which is part of the Eastern Dublin Specific Plan (EDSP). The Planned Development
Zoning for Positano (PA 05-038) was approved in December 2005 and includes a Stage 1 and
Stage 2 Development Plan. Vesting Tentative Tract 7586 was approved in November 2005 by
Planning Commission Resolution 05-61 as a subdivision of 1,043 low density residential lots
within Positano. A final tract map 8083 is pending for the 70 units in Neighborhood D-3.
The Positano project generally is located east of Fallon Road. Neighborhood D-3 Cortona II at
Positano is comprised of 70 lots within approximately 20.3 acres. The project is located in the
north-central portion of the Positano project area against the hillside and just west of the open
space corridor. The project boundary extends generally north of Positano Parkway and east of
La Strada Drive, and more specifically north of Forino Drive, east of Valentano Drive. Please refer
to the vicinity map below. Neighborhood D-3 Cortona II is situated immediately north of
Neighborhood D-2 (K Hovnanian's "Calabria" Tract 8082). The land to the east, north, and
northwest would remain as hillside preservation areas and open space corridor.
The vicinity map below shows the Cortona neighborhood in relation to the Positano
neighborhood over all:
Vicinity Map
Primary access to Neighborhood D-3 Cortona II is from Positano Parkway where it intersects
with Valentano Drive and from a future connection from Positano Parkway to Avanti Avenue
when that roadway is constructed. The layout of the streets permits convenient vehicular or
pedestrian access to future parks and planned elementary school to the south.
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Neighborhood D-3 represents 6.7% of the units approved for the Positano project over all.
The project site currently is vacant and is characterized by gentle to steeply rolling hills with
slopes exceeding 30% in some places increasing in elevation from the south at Avanti Avenue
and northeast of Valentano Drive. The site has been mass graded in accordance with the
Conditions of Approval for Vesting Tentative Tract Map 7586. Finish grading for home site pads
and construction of streets and infrastructure for much of the project area currently are
underway. Non-native vegetation has been removed with mass grading, and stepped pads
were created for each home site, with sloped banks occurring on some lots with the lowest
elevation located in the southerly portion of the site climbing to higher elevations towards the
north.
D. R. Horton currently requests approval of a Site Development Review (SDR) Permit for 70
single family detached homes (Attachment 1). The proposal includes five different floor plans,
all two stories. Four architectural styles will be offered. Three of the plans will be offered in four
architectural styles and two of the plans will be available in three of the styles. D.R. Horton
was most recently granted approval for Cortona at Positano (Neighborhood C-2), a residential
project of 68 single-family detached units which is currently under construction and selling.
ANALYSIS:
The SDR addresses the site layout and architecture, as well as front yard landscaping,
hardscape, and details for walls and fencing. As with the neighborhoods approved and
constructed previously within the Positano planned community, Neighborhood D-3 is subject to
the development regulations and design standards approved and adopted with the Stage 2
Development Plan. None of the development standards (i.e., lot size, setbacks, building height,
parking, etc.) adopted as a part of the Stage 2 Planned Development Zoning are proposed to be
changed. The minimum lot size for this neighborhood is 5,500 square feet with minimum
dimensions of 60 feet by 100 feet. As with the other neighborhoods within Positano, site
coverage is limited to a maximum of 45% for two-story floor plans, including covered patio
options. The homes planned for this neighborhood are similar in style and size to other homes
on similar size lots already constructed in Positano and neighboring Dublin Ranch.
Site Layout/P/otting -The street and plotting pattern for the neighborhood were previously
approved by the Planning Commission with the adoption of the Vesting Tentative Map. The
homes within Neighborhood D-3 Cortona II face on to one of three streets or one of three cul-
de-sacs. This neighborhood is situated against the hillside behind Neighborhoods D-2 (K.
Hovnanian's "Calabria"). There are no community walls since all through streets are local. The
project will not block views of the protected primary ridgeline to the north and east.
The lots range in size from a minimum of 5,610 square feet (Lot 24) to 11,609 square feet (Lot
32) the average Lot size is 8,264 square feet with a fairly proportional distribution of half of the
lots above and half below these figures. The smallest lots would be located along the south
side of Avanti Avenue in the southerly portion of the neighborhood, and the northwest side of
Montese Court (most northerly cul-de-sac). The largest lots are located against the hillside
along the northside of Avanti Avenue.
For Neighborhood D-3 Cortona II rear yards are required to have a 10-foot minimum depth with
an overall average depth of 15 feet. The rear yard setback may exceed these dimensions
depending on the floor plan type placed on each individual lot. All lots are required to have a
usable (flat) rear yard area at a minimum of 500 square feet with that area having a minimum
dimension of 10 feet.
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The proposed project would comply with all other adopted development standards.
As with previously approved SDRs for the Positano project area, the Site Development Plan
(Attachment 2, Sheet C1.A) generally allows any of the five approved floor plans to be
constructed on any of the 70 lots, with some exceptions identified in the floor plan matrix for
each lot (Attachment 2, Sheets C1.B and C1.C) and the other conditions described below. As
with the other neighborhoods in Positano, 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 #22 of Attachment 1. 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.
Floor Plans -The five floor plans proposed for this project are labeled as Plans 7 through 11
and are comparable in size to the plans built with Cortona I (Neighborhood C-2). Depending on
the various build-out options offered, the floor plans would range in size from 2,773 square feet
for Plan 7, to as much as 3,528 square feet for Plan 11.
All floor plans are two stories. All plans have a deep front porch with recessed entry, and all
front doors are flanked on both sides by sidelights except for Plan 7. Family rooms, kitchens,
and eating area (nook or dining rooms) are oriented towards the rear of the ground floor.
Laundry rooms are located on the ground floor with exception of Plan 7 where it is located on
the second floor. Also, all plans can accommodate optional non-wood burning fireplaces. For
Plans 10 and 11, an outdoor living room or loggia is a standard element between the indoor
living area and the rear yard which has been taken into consideration for the purpose of
calculating lot coverage.
Plans 9 and 11 include a second unit or "granny flat." The second units are shown as having
one (1) bedroom with awalk-in closet, one bathroom, a small living area, kitchenette, and direct
access through an exterior door from the sideyard. For both plans, the second unit would be
located on the ground floor adjacent to the front porch. The second unit is approximately 432
square feet for Plan 9 and 520 square feet for Plan 11.
Table 1 shows proposed square footage, bedrooms, bathrooms, parking, available styles, and
the living space options (including the second unit option) for each of the proposed plans.
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Table 1: Neighborhood D-3 Cortona II -Floor Plans
Square Optional
Floo~ ~
Plan gedrooms Bathrooms Footage
2 Elevations~3~ Parking Living
)
ical c S ace
Plan 7 4 + 1 [+1 ] 2.5 [+1 ] 2'773 sf A, B, C & D 2 + 1 cs> Office/loft
o t. 3,081
loft, library,
Plan 8 3 + 1 + 1 +1 2 5 + 1 3,024 - sf C & D
A
B 2 + 2~5> formal living,
opt. 3,408 ,
, and interior
suite
loft, library
Plan 9 3 + 1 + 1 2.5 + 1 3,1924 sf C & D
B 2 + 2~5> interior suite,
opt. opt. 3,576 , and second
unit
Plan 10 4 + 1 o t. 3.5 3,264 sf A, B, C & D 2 + 1 loft and office
Plan 11 4 +1 3.5 +1 3,524 ~ sf A, C & D 2 second unit
Total: 70 units
~~~ Any one floor plan is limited to no more than 40% of the total.
c2> Living area only.
c3> (A) Tuscan, (B) Italianate, (C) Spanish Colonial, and (D) French Country
(4> includes second unit
ce> Tandem space(s)
Plan 7 -Plan 7 is the smallest with a large family room/kitchen and nook at the rear of the
ground floor, and a separate formal dining room. All four styles feature a columned front porch.
Living space at the front of the house adjacent to the front porch could be built out as an office
or as an optional fifth bedroom. In addition, the one tandem garage space could be built out as
a separate ground floor suite of approximately 288 square feet, sixth bedroom, or media room.
The second floor provides four bedrooms (including the master bedroom with alarge awalk-in
closet), a bonus room, two bathrooms (including the master bathroom), and laundry room. (See
Attachment 2, Architecture tab, Sheet A1.1)
Plan 8 -Plan 8 offers a great room layout along the rear of the ground floor, and a separate
formal dining room. However, living space at the front of the house adjacent to the front porch
could be built out as a formal living room with wet bar, an office, or an optional fourth bedroom.
The formal dining room can also be developed as an optional library. Loft space on the second
floor could be built out as an optional fifth bedroom in addition to the master bedroom with large
walk-in closet, master bathroom, secondary bathroom, and two bedrooms. The two tandem
garage spaces may be built out as an optional ground floor interior suite of approximately 294
square feet. (See Attachment 2, Architecture tab, Sheets A2.1 and A2.9)
Plan 9 -Plan 9 is very similar to Plan 8 in that the front of the house is slightly reconfigured to
provide a second unit of approximately 432 square feet that would be situated adjacent to the
front porch with dedicated access from the sideyard. The second floor is virtually identical to the
second floor of the Plan 8 except that the loft space on the second floor could be built out as an
optional bedroom. Plan 9 is similar to Plan 8 by allowing the two tandem garage spaces to be
built out as a separate bedroom or media room of approximately 384 square feet.
Plan 10 -Plan 10 is one of the two largest, most traditional plans with family room and dining
area across the rear of the unit and living area extending through the dining area to an adjacent
outdoor loggia oriented towards the rear yard. The living area near the entry can be built out as
an office or a separate interior suite (fourth bedroom) with bathroom and walk-in closet.
Garage spaces are split between atwo-car garage on one side of the front elevation and a side-
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entry, single-car garage on the other side of the facade. Upstairs the master bedroom can be
built out with an optional retreat, or that space may be used as a second bedroom. Loft space
can be built out as an optional fifth bedroom. (See Attachment 2, Architecture tab, Sheet A4.1)
Plan 11 -Plan 11 is very similar to Plan 10 except that Plan 11 includes an additional second
unit of approximately 520 square feet within the area adjacent to the front porch with dedicated
access from the sideyard. Like Plan 10, the master bedroom can be built out with an optional
retreat, or that space may be used as a second additional bedroom. Upstairs, the Master
bedroom can be built out with an optional retreat, or that space may be used as a second
bedroom with the loft space options including build-out as a fourth bedroom with in-suite
bathroom. Plan 11 has only the two required covered garage spaces. Plan 11 is limited to
three of the four architectural styles -Tuscan, Spanish Colonial, or French Country styles. (See
Attachment 2, Architecture tab, Sheet A5.1)
Architecture -The Stage 2 Planned Development Zoning was adopted with Design Guidelines
which include a series of architectural styles. The SDR for Neighborhood D-3 offers four
architectural styles for three of the five plans (Plans 7, 8, and 10) and three styles for two of the
five plans (Plans 9 and 11). The homes are designed with themed architectural elements
integrated into the front facades and enhanced corner elevations. All five 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 architecture
forward plans, multi-plane 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, three color and
materials palettes are available for each of the Tuscan and Italianate style, and four color and
materials palettes are available for each of the Spanish Colonial and French Country for a total
of 14 combinations using 56 colors by Sherwin Williams Paint identified on Sheet A0.6 of
Attachment 2, Architecture tab.
Among the four styles, exterior elevations of all styles primarily are stucco or plaster finish with
accents in manufactured EI Dorado stone elements on the Tuscan and French Country styles.
Roof materials are Eagle products in either flat concrete the for the Spanish Colonial and French
Country styles or concrete S-tiles for the Tuscan and Italianate styles. (See Attachment 2,
Architecture tab, Sheet A0.6) A framed louvered vent generally is used on all styles for
ventilation of main second floor gables and garage gables.
The following provides an abbreviated description of each approved architectural style reflecting
the proposed exteriors in the neighborhood:
- (A) Tuscan -The Tuscan style presents simple forms with concrete S-tiles on a hip roof
configuration and accent gables or sheds overhangs on the lower roof forms. Entries,
garage door openings, and front porches are accented with one of three styles of
manufactured stone veneer, and are enhanced with decorative corbels. Front porch
column are straight and symmetrical. Windows mullions are two columns of square
panes, and windows are framed with slat shutters or surrounds and formed lintels and
sills. Gable end accents are square and enhanced with decorative vents as shown for
Plans 10 and 11.
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- (B) Italianate -The Italianate roof form projects a large central gable with hip and shed
roof projections. Like the Tuscan style, roof materials are S-concrete tiles with decorative
eave details. Entries and front porches are framed by a low arch over straight
symmetrical columns. The exterior finish primarily is plaster similar to the Tuscan style.
Window accents include decorative metal awnings, enhanced sills, and trim. Mullion
patterns follow a hierarchy of either one and two columns of single panes on upper and
lower windows, respectively or two and three columns, respectively.
- (C) Spanish Colonial -For this neighborhood, the Spanish Colonial style features gable
roof forms with flat concrete tiles. Entries, garage openings, and front porch columns are
arched. Exterior material is primarily stucco or plaster. Gable ends are enhanced with
the appearance of clay half-pipes. Windows are framed with heavy lintels and sills, and
upper window sills are enhanced with decorative metal railing. Roll-up garage door
panels are horizontally rectangular on this style while they are square for the other three
styles.
- (D) French Country -This style uses a steep gable roof form with flat concrete tiles. Like
the Tuscan style, entries and garage openings are enhanced with one of four styles of
manufactured stone veneer. Gable ends are embellished with vertical wood siding and
corbels. Front porch columns are wood, and overhangs are accented with wooden
brackets. Windows are framed with slat or paneled shutters and heavy lintels and sills.
Window panes are vertical.
Parking - In accordance with the development standards, each of the 70 single-family homes in
the Cortona neighborhood is provided, at a minimum, with atwo-car garage resulting in
compliance with the minimum requirement of 140 covered spaces. In addition, all plans except
Plan 11 include more than two spaces in the form of either one or two tandem spaces or a
separate side-entry single car garage. Plan 7 has a 3-car garage including one tandem space.
Plans 8 and 9 have a 2-car garage plus 2 tandem spaces for a total of four covered spaces
each; alternatively, these two plans would be limited to 2 covered spaces when the tandem
spaces are built out as optional additional living areas. Plan 10 provides a third covered parking
space in a single side entry garage separate from the two-car garage. Plan 11 provides only
two garage spaces.
All units are required to provide one guest space (a minimum of 70 guest spaces for the
Neighborhood D-3 overall) curbside within the public right-of-way.
Attachment 2, Sheet C4, presents the calculation of required and available parking, and
identifies 115 spaces located curbside along each of the public streets within the project except
where marked for traffic safety and access by emergency vehicles. When a second unit is
constructed, only one additional parking space per unit and no additional guest spaces would be
required. Parking for second units can be accommodated on-site in the driveway or curbside on
the street in one of the 45 extra or uncommitted curbside guest parking spaces.
Landscaping/Fence Plan -The Landscaping Plan in the current submittal generally is
consistent with the plans approved with previous SDRs for neighborhoods within Positano. (See
Attachment 2, Landscape Architecture tab, Sheets L-1 through L-11)
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.
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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 the neighborhood, a typical
landscape/site plan is provided for both interior and corner lots for each of the five floor plans.
The landscaping for the parkways and the individual lots will be required to conform to the City
Water Efficient Landscape Ordinance (WELO).
The street landscaping unifies the neighborhood and integrates it with the adjacent
neighborhoods within Positano. The walls and fence designs proposed for Neighborhood D-3
are consistent with the design and hierarchy of walls and fences previously approved for
adjacent neighborhoods in Positano 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 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. Since Neighborhood D-3 is not adjacent to any of the primary
collector streets within Positano, none of the right-of-way within this neighborhood is bounded
by a "community wall."
Affordable Housing/Inclusionary Zoning -The proposed project is subject to an Affordable
Housing Agreement with ~ the master developer, Braddock & Logan. A portion of this
requirement will be satisfied within the Neighborhood D-3 Cortona II in the form of a minimum of
eleven second unit, one-bedroom "granny flat" options. Plans 9 and 11 provide the "granny
flat". The homes on the following eleven lots are identified as providing the second unit, Below
Market Rate (BMR) or affordable housing units: Tract 8082: Lots 5, 10, 19, 28, 36, 39, 42, 46,
52, 56 and 62. All of these lots are plotted for Plans 9 or 11. Each of these lots would be built
out with the "granny flat" option for these floor plans.
Public Art Compliance -The first phase of the Positano project (247 lots) was conditioned to
provide Public Art in accordance with "Chapter 8.58 Public Art Program" of the City of Dublin
Zoning Ordinance. However, subsequent phases of Positano are each required to comply with
the Public Art Program. Cortona II will be required to comply with the Public Art Program, and
an appropriate Condition of Approval has been applied to this project. (See Attachment 1, page
9, Condition 15). The Applicant has submitted a Public Art Compliance Report (See Attachment
2, page 4).
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 "Residential: Single-Family." The site is zoned "PD-Low Density/Single-
Family Residential." PA 05-038 approved in 2005 established the Stage II Planned
Development zoning and Development Standards. The current SDR request would be
consistent with the General Plan land use designation and Planned Development zoning
determined at that time when the project was initially approved.
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. D. R. Horton 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, D.
R. Horton is furthering the goals of the Community Design and Sustainability Element of the
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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 (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 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 Permit for
Neighborhood D-3 Cortona II at Positano for 70 single-family
detached residential units on approximately 20.3 acres within
Tract 8082.
2. Applicant's submittal package dated August 26, 2011.
3. Green Point Rated Checklist
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GENERAL INFORMATION:
PROPERTY OWNER/APPLICANT: D. R. Horton, Northern California Division
c/o Dean Mills
6630 Owens Drive
Pleasanton, CA 94588
LOCATION: The project is located along and north of Avanti Avenue
east of Valentano Drive and the proposed Neighborhood
Park, and west of the open space corridor.
APN: portion of 985-0002-006-04, portion of 985-0075-
-012, and portion of 985-0028-007-02, Lots 1 - 70 of
Tract 8082
ZONING: PD-Residential: Low Density/Single-Family
GENERAL PLAN &
EASTERN DUBLIN SPECIFIC PLAN: Residential: Single Family
SURROUNDING USES:
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF
PROPERTY
North PD Neighborhood Park, Open Space Vacant/open space
South PD Low Density Residential Vacant/under construction
East PD Open Space Open Space
West PD Low Density Residential Vacant/under construction
REFERENCES:
• General Plan Amendment
• Eastern Dublin Specific Plan Amendment
• Fallon Village Stage 2 PD, Vesting Tentative Map, Site Development Review Approved
December 2004 and revised October 2005
• Fallon Village Stage 2 PD, Amended GPA/SPA October 2005
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