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HomeMy WebLinkAbout8.2 PCSR Veneto at Positano (E-1)SDR of ED STAFF REPORT 82 PLANNING COMMISSION O�LIFOR�l� DATE: January 22, 2013 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA 2012-00056 Veneto at Positano (Neighborhood E-1) Site Development Review for a portion of the Positano project which includes 134 single-family detached residential units on approximately 30.7 acres within Tract 8106 Report Prepared by Mike Porto, Consultant Planner EXECUTIVE SUMMARY: D. R. Horton, Inc. is proposing to construct 134 single-family detached homes on 30.7 acres within Neighborhood E-1 of Positano. The proposed project is identified as Veneto at Positano. The project will provide four separate floor plans with four architectural elevation styles available for all four 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 Veneto at Positano (Neighborhood E-1) for 134 single-family detached residential units on approximately 30.7 acres within Tract 8106. Submitted By: �' Rev wed By Mike Porto, Consulting Planner Assistant Community Development Director COPIES TO: Applicant File ITEM NO.: Page 1 of 11 GAPAM20121PLPA-2012-00056 Veneto at Positano\PCSR Venetto 01.22.13.doc PROJECT DESCRIPTION: Background The Positano project is a 488-acre area which is part of the 1,134-acre Fallon Village master plan and included within 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. The proposed Site Development Review (SDR) for the project is known as Veneto at Positano (Neighborhood E-1). This neighborhood includes 134 single-family residential lots. Positano is generally located east of Fallon Road. Veneto at Positano (Neighborhood E-1) is comprised of 134 lots within approximately 30.7 acres. The project is located in the northeast portion of the Positano project area south and east of the open space stream corridor, south and west of the City limits, and immediately north of Neighborhood E-2. The vicinity map below shows Neighborhood E-1 in relation to the Positano neighborhood over all: 4 a I � y -G 1 CzFS r Vicinity Map Primary access to Veneto is from Positano Parkway past the elementary school site where it crosses the open space/stream corridor and terminates with an intersection at the end of Croak Road. The residential lots in Neighborhood E-1 are served by a spine road (labeled as Porcellano Way) and loop road (labeled as North Terracina Drive) with four cu-de-sacs branching off toward the hillside to the north and east. The loop road continues south into Neighborhood E-2 where it again intersects with Croak Road. 2of11 Legend L All Plan 2 elevations fit on this lot Plan 3 fits on this lot El All Plan 1 eledabons fit on this lot ® Plan 1A fits on this lot Plan 2A fits on this lot plan 4 fits on this lot ! ;. & Plan 2B fits on this lot r, ® Plan r� PIan4A fits on this lot 19 Plan 1 C fits on this lot & Plan 2C fits on this lot w; Plan 4B fits on this lot t� 0 Plan 1D fits on this lot A Plan 2D fits on this lot x Plan 4C fits on this lot Plan 4D fits on this lot Lot Numbers Only plans without Loggia will fit p} F Enhanced Lots P1\ LIJ i 17 p` "oxrr, RAawA arose . t 5D ©�k!1 i {«i r d11� d� rrcwc U Pi�, I r YQ" t a y l � j tf© �01) /, Y Y" r .'- �... .. AOR�gLCd YOB , /s"-� � l - f >rAy Note: , a '^-=1. ®r Applicant hs the abilitywkere possible,andwith City approval,W eomtmetup to 4ff/o of or asefloplanwikw hesnbdv on. Fir Or Et Irdividual floor pla ss maybe plied rext tow across the street fi eachotl>er. Only two ofthe sane-d—d-1 floor plans maybe plotted next to eachotherwitlwut j.©t ` i cy., ,J beug irder-ptedbya difT nt floor plan.iftwo ofthe s arre individual floorplam are ® m { plotted rext M eachotivr,tle same individual floorpLa yrot be plotted across t1v streetfr tle two,Innocasewillthesame arclutectual elevaticuior cdorschemebe i i,ba alloyed mxt to or across tle street from each otlmr,unles s tley axe a different individual floor plan 1'h Applicard shall Provide amaster lltuxx4 Plan for fh curreed and lneviaus phases of development at&same time the individual plot pl�foreach lot ardor phase submitted to enure coxx>pliarxcewith the above referenced rote. l` X Lot 66:T7e use ofPlan 413 and 4D will onlybe allowed aftera Lot Lire Acipsh—d to increase the lot SITE PLAN The project 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 the mass grading. The Applicant, D. R. Horton, currently requests approval of a Site Development Review (SDR) Permit for 134 single-family detached homes. The proposal includes four different floor plans, all two stories. Four architectural styles will be offered for each floor plan. ANALYSIS: The SDR addresses the architecture, plotting of homes, as well as front yard landscape, hardscape, and details for walls and fencing. As with the neighborhoods approved and constructed previously within Positano, Neighborhood E-1 is subject to the development regulations and design standards approved and adopted with the Stage 2 Development Plan. Site Layout/Plotting — The street and plotting pattern for the neighborhood were previously approved by the Planning Commission with the adoption of Vesting Tentative Map 7586. The sloping terrain has a marked influence on this neighborhood subdivision. Approximately 87 lots (65%) face onto the loop or spine roads mentioned above, and approximately 47 lots (35%) face onto cul-de-sacs. The project will not block views of the protected primary ridgeline to the north and east. 3of11 The minimum lot size for this neighborhood range from a minimum of 5,500 square feet (with minimum dimensions of 55 feet by 100 feet) to a maximum of 13,474 square feet. As with the other neighborhoods within Positano, lot coverage is limited to a maximum of 45% for two-story floor plans, including covered patio and loggia 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. 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. 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. For this project, a typical lot is anticipated to have a minimum usable area of 800 square feet with a standard rear yard setback of 18.5 feet. In concept, any of the four approved floor plans would be permitted among the 134 lots subject to maximum coverage requirements of 45%. The Site Development Plan for this Neighborhood (Sheet C1.A of Attachment 1) is accompanied by a plotting matrix/fit list (Sheets C1.13 and C1.C) that shows each of the 134 lots and which of the four approved floor plans would be permitted subject to the coverage limitations, including the optional loggia/second level deck. As with previously approved SDRs for the Positano project area, this flexibility would be allowed within the plotting parameters described 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. 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. 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. The proposed project would comply with all other adopted development standards. Floor Plans - The four floor plans proposed for this project would range in size from 3,640 square feet for Plan 2 to 4,180 square feet for Plan 4, depending on the build-out options offered. All floor plans are two stories with at least four bedrooms. Plans 1 and 2 have deeply recessed entries. Entries to Plans 3 and 4 are in front of or flush with the garage face. All plans have front entry double garages and covered front porches sited forward from the garage face. With the exception of Plan 2, all plans are provided with one tandem parking space in the garage in addition to the two required spaces. A smaller space in the garage of Plan 2 can accommodate a workshop or additional storage but would be too small for a tandem parking space. 4of11 The kitchen, dining area, and Family Room/Great Room are oriented towards the rear of the ground floor on all four plans. With exception of Plan 2, all Plans have a separate living room near the front of the home and each of the three plans has a formal dining area. All kitchens have a large island and walk-in pantry. With exception of Plan 1, all plans can accommodate at least two non-wood burning fireplaces in the Family Room/Great Room and living room/flex area; Plan 1 includes one fireplace. Most of the lots can accommodate an outdoor living room or loggia as a standard element between the indoor living area and the rear yard which would be taken into consideration for the purpose of calculating lot coverage. The loggia also may be built out with a fireplace. With the exception of Plan 1, all Plans are provided with a ground floor bedroom suite with full ensuite bathroom. The tandem parking space may be built out as a ground floor bedroom suite for Plan 1 or as supplemental living area adjacent to the ground floor bedroom suites in Plans 3 and 4. All plans are configured with the master bedroom on the second floor at the rear of the structure with the option for an attached outdoor deck option above the loggia. Each Master bedroom is provided with double basins and two walk-in closets, except for Plan 4 which has one large walk-in closet. Some secondary bedrooms are provided with ensuite bathrooms and walk-in closets; build out options allow for bonus rooms, loft space, or an additional bedroom. All plans have laundry rooms located on the second floor. Table 1 shows proposed square footage, bedrooms, bathrooms, parking, available styles, and the living space options for each of the proposed plans. Table 1: Veneto at Positano (Neighborhood E-1) - Floor Plans Floor Bedrooms Bathrooms Square Footage Elevations Parking Parking Optional Living Space Plan(') (typical)"' Plan 1 4 + 1 opt. 3.5 or 4 3,650-3,960 sf A, B, C & D 2 + 1(4) ground floor den maybe p built out as fifth bedroom bonus room or fifth Plan 2 4 + 1 opt. 3.5 + 2 3,640 sf A, B, C & D 2 bedroom Loft space may become bedroom. Ground floor Plan 3 4 + 1 opt. 4.5 3,905-4,062 sf A, B, C & D 2 + V) bedroom may expand into tandem parking space. Ground floor bedroom Plan 4 5 4.5 4,025-4,180 sf A, B, C & D 2 + 1(4) may expand into tandem parking space. Total: 134 units (1) Any floor plan is limited to no more than 40%of the total (Z) Living area only (3) (A)Tuscan, (B) Italianate, (C) Spanish Colonial, and (D) French Country (4) Tandem space(s) Plan 1 - At 3,650 square feet, Plan 1 is designed with the living room off of the entry. All four styles feature a large columned front porch. A formal dining room is separated from the kitchen by a butler's pantry. The ground floor half bathroom may be built out as a full bathroom. The tandem space in the garage may be built out as a ground floor bedroom (fifth bedroom) with ensuite bathroom, increasing the size of the unit to 3,960 square feet. The second floor includes four bedrooms. Each bedroom is provided with a walk-in closet with the master bedroom having two. Bedrooms #2 and #3 have jack-and-jill access to an upstairs bathroom with dual basins. Bedroom #4 is provided with an ensuite bathroom and walk-in closet. (See Attachment 1, Architecture tab, Sheet A1.0) 5of11 Plan 2 - Plan 2 is the smallest at 3,640 square feet and the fewest build-out options. However, it is different from the other three plans by its entry location beyond a breezeway and entry courtyard before approaching the entry from a covered front porch. The primary living area features a Great Room with no formal living or dining rooms. "Flex area" off of the entry serves as informal living area oriented toward the entry courtyard. A bedroom with ensuite bathroom at the front of the home is connected to the opposite side of the entry by a hallway where the ground floor powder room is located. The additional garage area space would be too small to use as a tandem parking space, but may be used as a work shop or for extra storage space leading into a transition area designed as home management or drop space before emerging into the kitchen. Second floor space includes the Master bedroom/Master bathroom with two walk-in closets. Two additional bedrooms also are located on the second floor. One of the two (Bedroom #3) is equipped with an ensuite bathroom. The second floor bonus room may be built out as a fifth bedroom with an ensuite bathroom. (See Attachment 1, Architecture tab, Sheet A2.0) Plan 3 - Plan 3 and Plan 4 are similar in that they both allow the tandem space in the garage to be built out as supplemental space adjacent to a ground floor bedroom suite with walk-in closet at the rear of the ground floor. With the tandem space, Plan 3 would have 3,905 square feet of living area which would increase to 4,062 square feet if built out. A formal living room connected to a formal dining area is located off of the entry. The dining area is serviced by a butler's pantry leading into the kitchen. Access to the garage is through a hallway past a powder room. Second floor loft space may be built out as Bedroom #2. In that case, Bedrooms #2 and #3 would be configured with jack-and-jill access to an upstairs bathroom with dual basins like Plan 1 which also shows Bedroom #4 provided with an ensuite bathroom and a walk-in closet. (See Attachment 1, Architecture tab, Sheet A3.0) Plan 4 - Plan 4 is the largest of the floor plans. With the tandem space, the size of the home would be 4,025 square feet. With build out of the tandem space, this plan could include as much as 4,180 square feet. The ground floor of Plan 4 also includes a formal living room and formal dining room. However, on Plan 4 the dining room and family room are connected while the dining and living rooms are separated by a ground floor powder room (half bathroom) and the staircase to the second floor. The Plan 4 ground floor also includes a drop zone as a transition area from the garage. The second floor also includes the Master Bedroom with ensuite Master bathroom having dual basins and one large walk-in closet. The three secondary bedrooms on the second floor are similarly designed like Plan 3 with Bedrooms #2 and #3 sharing a bathroom, and Bedroom #4 having a private bathroom, but no walk-in closet or other build out options. (See Attachment 1, Architecture tab, Sheet A4.0) Architecture - The Stage 2 Planned Development Zoning was adopted with Design Guidelines which include a series of architectural styles. The SDR for Neighborhood E-1 offers four architectural styles for each of the four floor plans. The homes are designed with themed architectural elements integrated into the front facades and enhanced corner elevations that wrap the sides of the structures. Since no one-story floor plans are proposed, floor plans and elevations have been designed to present one-story elements along the street elevation to enhance pedestrian scale and recessed second story elements along the sideyards to create openness and the appearance of reduced mass. 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. 6of11 Among the four styles, exterior elevations of all styles primarily are stucco or plaster finish with accents in manufactured stone on the Tuscan and French Country styles. Roof materials are either flat concrete tile for the French Country style or concrete S-tiles for the Tuscan, Italianate, and Spanish Colonial styles. Each plan has a roof the palette of 4 colors. (See Attachment 1, Architecture tab, Sheet A5.0 and A5.1) To provide wide diversity to the exterior elevations and architectural styles, 4 color and materials palettes are available for each of the styles for a total of 16 combination identified on Sheet A5.0 and A5.1 of Attachment 1, Architecture tab. The following provides a brief description of each approved architectural style reflecting the proposed exteriors in Neighborhood E-1: (A) Tuscan - The Tuscan style presents simple forms with concrete S-tiles on a hip roof configuration and accent gables on both first and second story projections. Front porch columns and front fagade walls are accented with manufactured stone veneer. Entries and front fagade windows may be arched and edged in brick. Windows mullions generally are two columns of vertical rectangular panes. Windows may be accented with formed lintels and sills and framed by slat shutters. Plan 3 provides for wooden porch posts in a style similar to the shutters. Gable end embellishments are round medallions that give the appearance of decorative vents. Roll-up garage doors present square- patterned panels. Plan 4 features manufactured stone on the fagade which accents a two-story entry and sloping roof above the front living room wall. Plan 4 also presents sawn beam ends to enhance gables in place of the thematic medallions shown for the other plans. - (B) Italianate — With exception of Plan 1, the Italianate style generally is structured as a series of hip roof forms with hip and shed projections. Plan 1 is configured as a large central gable with hip and shed projections. The gable end is embellished with a dual louvered vent. Like the Tuscan style, roof materials are concrete S-tiles with decorative eave details. The exterior finish primarily is plaster. Front facades feature cast arched elements on the entry or front windows which are more formally symmetrical in shape and placement. Window accents include decorative metal awnings, enhanced sills, and trim. Mullion patterns on vertical windows follow a hierarchy of three columns on the lower windows and two columns on the upper windows. The second story bedroom above the garage is enhanced with a narrow balcony metal railing on Plans 3 and 4. Shutters are used to frame the second level windows. Roll-up garage doors present square-patterned panels. - (C) Spanish Colonial - The Spanish Colonial style features gable roof forms with concrete S-tiles and accent gables on both first and second story projections. Exterior walls are stucco finished. At least one arched element is featured in the form of the entry, boxed based front window, or porch fagade. Entry or breezeway arches may be edged in brick. Vertical wall projections and eaves may be shaped with curved lines. Gable ends are embellished with the appearance of clay pipes in patterns of three or four. Windows are framed with heavy lintels and sills. A round porthole window with wrought iron trim placed on the front wall at the second level over the entry would serve as a signature for the Spanish Colonial Style on Plans 2 and 4. Decorative metal railing is used to enhance front windows on Plan 1 and a front balcony on Plan 4. Wooden shutters are used to accent windows on two of the four plans. Garage door openings are framed by a shaped soffit, and roll-up garage doors present square-patterned panels, except for Plan 1 which features rustic barn door elements. 7of11 - (D) French Country — The roof form for the French Country style ranges from a large central gable for Plan 1, abbreviated hips for Plan 2, and a series of hip roof forms for Plans 3 and 4. For all roof configurations, the material is flat concrete tile. Like the Tuscan style, entries and front fagade walls are enhanced with manufactured stone veneer. Gable ends are embellished primarily by vertical wood siding supported by corbels on the primary elevations including a dual louvered vent on the secondary elevations. Plan 4 gable ends are accented on the front fagade by an arched decorative reglet. Exteriors are informal either with wooden front porch column posts accented with wooden brackets or a stucco archway. Wooden brackets also are used to accent the eave overhang above the front window on Plan 2. Windows forms are designed with heavy lintels and sills supported by corbels or bracketed pot shelves and framed with plank shutters. The upper level balcony on the front fagade of Plan 3 is enhanced with a bracketed wooden frame and wooden railing. Mullions are square or rectangular on the ground level and square on the upper levels. The garage door for Plans 2, 3, and 4 feature a rustic barn door pattern. Parking - In accordance with the development standards, each of the 134 single-family homes in the Veneto neighborhood is provided, at a minimum, with a two-car garage resulting in compliance with the minimum requirement of 268 covered spaces. In addition, Plans 1, 3, and 4 include a third single tandem space within the car garage. On Plan 1 this space may be built out as a fifth bedroom. On Plans 3 and 4, this third tandem space optionally may be converted to living area adjacent to a ground floor bedroom. All units are required to provide one guest space - a minimum of 134 guest spaces for Neighborhood E-1 overall which are proposed to be provided curbside within the public right-of- way. Attachment 1, Sheet C4, presents the calculation of required and available parking, and identifies 201 spaces as guest parking to be located curbside along each of the public streets within the project except where marked for traffic safety and access by emergency vehicles. 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 1, Landscape Architecture tab, Sheets L-1 through L-12) As with the SDRs approved previously, the landscaping is proposed 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. The landscape plans in the current submittal have been prepared to reflect the building footprint of each floor plan and the slope of each lot. 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 four floor plans. The landscaping for the parkways and the individual lots will be required to conform to the City Water Efficient Landscape Ordinance (WELD). The street landscaping and perimeter fencing unify the neighborhood and integrate it with the adjacent neighborhoods within Positano. The walls and fence designs proposed for Neighborhood E-1 are consistent with the design and hierarchy of walls and fences previously approved for 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, lattice-top fences, and view fences of an appropriate height where 8of11 necessary and as the interface between adjacent properties on the upslope, the down slopes, and/or abutting public right-of-way. There are no community themed walls identified in the landscape plans for Neighborhood E-1 since it is not bounded by any of the primary collector streets within the Positano planned community, and all streets within its boundaries are designed and function as local streets. Affordable Housing/Inclusionary Zoning - The proposed project is subject to the Affordable Housing Agreement approved by the City Council for Positano. The Affordable requirement for Positano will be satisfied through a combination of inclusionary units, granny flats and a community benefit payment. Public Art Compliance — Neighborhood E-1 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, Condition 23). The Applicant has submitted a Public Art Compliance Report included in the project submittal package. Consistency with the General Plan, Specific Plans, and Zoning Ordinance -, The proposed project is designated "Single-Family Residential" in the General Plan and the Eastern Dublin Specific Plan. The site is zoned "PD-Low Density/Single-Family Residential" (PA 05-038). The current SDR request is consistent with the General Plan and Specific Plan land use designation and Planned Development zoning. 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. The Applicant intends to exceed the minimum 50 point threshold in the City of Dublin Green Building Ordinance (See Attachment 2). In general, D. R. Horton is furthering the goals of the Community Design and Sustainability Element of the 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 9of11 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 Veneto at Positano (Neighborhood E-1) for 134 single-family detached residential units on approximately 30.7 acres within Tract 8106 with the project plans attached as Exhibit A 2. Green Point Rated Checklist. 10 of 11 GENERAL INFORMATION: PROPERTY OWNER/APPLICANT: D. R. Horton, Northern California Division c/o Dean Mills 6630 Owens Drive Pleasanton, CA 94588-3334 LOCATION: The project is located in the southeasterly portion of the Positano planned community, north of Positano Neighborhood E-2, east of Croak Road and Positano open space/stream corridor, and south and west of the northeasterly city limits beyond vacant land designated for Estate Residential and hillside preservation. APN: portion of 985-0086-13 Tract 8106, Lots 1 - 134 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 Estate Residential/Open Space Vacant/Hillside Preservation South PD Low Density Residential Vacant (Neighborhood E-2) East PD Estate Residential Vacant/Hillside Preservation West PD Open Space Open Space/Stream Corridor 11 of 11