HomeMy WebLinkAbout8.2 PCSR ph The Heights @ Positano-SDR OF ED
� d STAFF REPORT
1` - 82 PLANNING COMMISSION
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DATE: May 28, 2013
TO: Planning Commission
SUBJECT: PUBLIC HEARING: PLPA 2013-00003 Neighborhood E-2 The
Heights at Positano Site Development Review for a portion of the
Positano project which includes 84 single-family detached residential
units on approximately 21.08 acres within Tract 8109
Report Prepared by Mike Porto, Consultant Planner
EXECUTIVE SUMMARY:
KB Home is proposing to construct 84 single-family detached homes on 21.08 acres within
Neighborhood E-2 of the Positano planned community. The proposed project is identified for
marketing as The Heights at Positano and will provide four separate floor plans with three of
four architectural elevation styles available for each plan.
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 The
Heights at Positano (Neighborhood E-2) for 84 single-family detached residential units on
approximately 21.08 acres within Tract 8109 (Lots 1 through 84).
Submitted By: Reviewed By
Consulting Planner Assistant Community Development Director
COPIES TO: Applicant
File
ITEM NO.:—E
Page 1 of 10
GAPAM20131PLPA-2013-00003 E-2 The Heights @ Positano\PCSR Heights E2 @ Positano 5.28.13.doc
PROJECT DESCRIPTION:
Background
The Positano project is a 488-acre area which is part of the 1,134-acre Fallon Village master
plan located 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. Neighborhood E-2 (The Heights at Positano) includes 84 single-family residential lots
within Tract 8109 and is the last neighborhood in Positano to be approved for development.
The Positano project generally is located east of Fallon Road. Neighborhood E-2 is comprised
of 84 lots within approximately 21.08 acres. The project is located in the southeast portion of the
Positano project area: north of the Croak property; east of Croak Road and the open space
corridor; and south and west of Veneto (Neighborhood E-1).
The vicinity map below shows Neighborhood E-2 in relation to the Positano neighborhood over
all:
FROJEC
SITE
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v F w FALLON a�
VILLAGE
PARKTyAY o q j �G��p+
Vicinity Map
Primary access to Neighborhood E-2 is from Positano Parkway past the elementary school site
where it crosses the open space corridor and terminates with an intersection at the end of Croak
Road. The primary entrance into Neighborhood E-2 is Tramonti Drive where it connects with
South Terracina Drive, a loop road that connects with Croak Road at the southerly boundary of
this neighborhood and with a northerly segment stresSee Att chment 2, Plan
that Neighborhood
g Tab ,
Neighborhood E-2 also is served by two internal
Sheet C1.A).
The project site currently is vacant and increases in elevation from the south and west to the
north and east. 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
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streets and infrastructure for much of the project area currently are underway. Non-native
vegetation has been removed with the mass grading.
The Applicant, KB Home, currently requests approval of a Site Development Review (SDR)
Permit for 84 single family detached homes (Attachment 2). The proposal includes four different
floor plans, all two stories, with each floor plan offered in three of four different architectural
styles. Neighborhood E-2 represents 8.1% of the units approved for the Positano project over
all.
ANALYSIS:
The SDR addresses the architecture, as well as front yard landscaping, hardscape, and details
for walls and fencing. As with the neighborhoods approved and constructed previously within
Positano, Neighborhood E-2 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 E-2 previously were
approved by the Planning Commission with the adoption of Vesting Tentative Map 7586. The
sloping terrain has a marked influence on this neighborhood subdivision with over half of the lots
(43 of the 84 lots) fronting onto the internal loop road, 37 lots situated on internal blocks, and 4
lots transitioning into Neighborhood E-1 north of the primary intersection. The project will not
block views of the protected primary ridgeline to the north and east. As a water quality control
measure, a bio-retention basin is located within the boundaries of Neighborhood E-2 at the
southwest corner along Croak Road.
The minimum lot size for this neighborhood is 5,000 square feet with minimum dimensions of 50
feet by 100 feet. However, the lots range in size from a minimum of 5,288 square feet (Lot 8) to
as large as 14,304 square feet (Lot 30). As with the other neighborhoods within Positano, site
coverage is limited to a maximum of 45% for two-story floor plans, including covered front
porches. 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 5-foot minimum depth with an overall average depth of 12
feet. The rear yard setback exceeds 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 400 square feet with that area having a minimum dimension of 10 feet. For this project, a
typical lot is anticipated to have a minimum m lof area of 792
feet to 18 feet.square feet with a standard rear
yard setback of ranging in depth from a
In concept, any of the four approved floor plans would be permitted among the 84 lots subject to
maximum coverage requirements of 45%. The Site Development Plan for this Neighborhood
(Sheet C1.A of Attachment 2) is accompanied by a plotting matrix/fit list (Sheets C1.13 and C1-C)
that shows each of the 84 lots and which of the four approved floor plans would be permitted
subject to the coverage limitations, including covered front porches.
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.
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- 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 adopted development standards.
Of the 84 lots, over half can accommodate any of the four floor plans in each of the elevation
styles offered for each particular plan. Model homes for this tract are proposed to be located on
Lots 63, 64, 65, and 66.
Floor Plans - The four floor plans proposed for this project would range in size from 3,148
square feet for Plan 1 to as much as 4,369 square feet for Plan 4 depending on the build-out
options offered.
All floor plans are two stories with covered front porches and at least four bedrooms. Living
rooms are located at the front of the home near the entry and with the kitchen and family room
oriented towards the rear of the ground floor. All plans have front entry double garages and,
except for Plan 1, garage faces are sited behind the entry. All plans have a dedicated dining
area and informal nook, except for Plan 4 which opts for a larger formal Living Room with
integrated Dining and Great Rooms. All plans have direct access from the garage to the ground
floor.
All kitchens have a large island (optional on Plan 3), and all plans can accommodate at least
one optional non-wood burning fireplace in the Family Room/Great Room area. Depending
upon build-out options for Plans 2 and 3, all plans could be provided with a ground floor
bedroom including full en suite bathroom. Bathroom facilities in the form of a powder room at a
minimum are located on the ground floor. Plans 2 and 4 are provided with one tandem parking
space in the garage in addition to the two required spaces which may be built out as a ground
floor bedroom with full en suite bathroom.
All plans are configured with the master bedroom on the second floor at the rear of the structure
Each master bedroom is provided with double basins, private water closets (toilet), and separate
tub and shower. Each master suite has one large or two smaller walk-in closets. Some
secondary bedrooms are provided with en suite bathrooms and walk-in closets. In addition to
the build-out options of the tandem garage space for Plans 2 and 4, additional bedrooms with a
full en suite bathroom can be configured r located and the secondp floor for all budt Plan 2 where t
on two of the 4 plans. Laundry room
is located on the ground floor.
Table 1 shows proposed square footage, bedrooms, bathrooms, parking, available styles, and
the living space options for each of the proposed plans.
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Table 1: Neighborhood E-2 (The Heights at Positano) - Floor Plans
Floor Bedrooms Bathrooms Square Footage Elevations(3) Parking Optional Living Space
Plan(' (t ical
Plan 1 5 3.5 3,148 sf A, B, & C 2 --
Tandem parking space in
Plan 2 4 + 1 opt. 3.5 + 1 3,427 sf A, B, & D 2 + 1(4) garage may be built out as
+ loft ground floor bedroom (#5)
with full en suite bathroom.
Ground floor den may be
built out as Bedroom#5 or
4 + 1 opt. 2.5 or 3 3,608 sf A, B, & D 2 additional Living Room
Plan 3 + 1 opt. + 1 opt. area. Loft may be built out
as Bedroom#6 with full en
suite bathroom.
Tandem parking space in
garage may be built out as
a second ground floor
Plan 4 5+11 opt. 4.5 + 1 opt. 4,014-4,369 sf B, C & D 2 + 1(4) bedroom (#6)with full en
suite bathroom. Loft may
be built out as Bedroom#6.
Den near entry.
Total: 84 units
1') Any floor plan is limited to no more than 40%of the total
(2) Living area only
(3) (A) Cottage, (B) Cape/Coastal Seaboard, (C) Craftsman and (D)Tuscan
(4) Tandem space(s)
Plan 1 — Plan 1 is the smallest at 3,148 square feet and has limited build out options, Plan 1 is
designed with the Living Room off of the entry. The fifth bedroom on the ground floor with full
en suite bathroom is a standard feature with the living areas served by a ground floor powder
room. A u-shaped kitchen surrounds a large island. The second floor includes four bedrooms.
The Master Bedroom suite has two walk-in closets. Bedrooms #2, #3, and #4 are served by a
full upstairs bathroom with dual basins. Bedroom #3, located over the garage, is provided with a
walk-in closet. (See Attachment 2, Architecture tab, Sheets A1.3-4, A1.6-7 and A1.9-10)
Plan 2 - Plan 2 is 3,427 square feet. Plan 2 and Plan 4 are similar in that they both allow the
tandem space in the garage to be built out as a ground floor bedroom with full en suite
bathroom. In the case of Plan 2, this optional area is labeled as a Junior Master bedroom.
Without the option, this floor plan does not offer a ground floor bedroom as a standard feature.
Also, it is different from the other three plans by the placement of a sideyard courtyard or patio
separating the living room and entry area from the formal dining room. This feature enhances
natural light between the two rooms. Also, it is the only one of the four plans with a ground floor
Laundry room. The second floor includes the Master Bedroom suite, Bedrooms #2 and #3
served by a dual-basin bathroom, and spacious loft space. Bedroom #4 located at the front of
the house over the garage is provided with a walk-in closet and full en suite bathroom (See
Attachment 2, Architecture tab, Sheets A2.2-3, A2.6-7 and A2.10-11)
Plan 3 - Plan 3 has 3,608 square feet of living area with 4 bedrooms and as many as two more
bedrooms depending on build-out options. A formal living room connected to a formal dining
area is located off of the entry. Ground floor build out options include a fifth bedroom with walk-
in closet and full detached bathroom or an expanded (super) family room area. In addition to
the Master Bedroom suite, Bedrooms #2, #3, and #4 each are provided with a walk-in closet
and are served by a full dual-basin bathroom. The second floor loft space may be built out, as a
fifth or sixth bedroom, with a full en suite bathroom (See Attachment 2, Architecture tab,
Sheets A3.2-3, A3.5-6, and A3.8-9)
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Plan 4 - Plan 4 is the largest of the floor plans at 4,014 square feet. With build-out of the
tandem space, the size of the home could be as much as 4,369 square feet. This optional area,
identified as a Junior Suite, could add 355 square feet and be built out as a sixth or seventh
bedroom with full en suite bathroom, or second ground floor suite, depending upon other build
out options. Plan 4 is the only one of the four plans with a dedicated den off of the entry and a
Butler's pantry connecting the Living Room and Kitchen area: it also serves as the location for
garage interior access. A Great Room along the rear of the ground floor integrates the Kitchen
and casual living areas including a larger dining area in place of a nook. In addition to the
Master Bedroom suite, the second floor is provided with a Junior Master bedroom including a
walk-in closet and full en suite bathroom. Two secondary bedrooms and build out of optional
loft space as a sixth bedroom, all with walk-in closets, would be served by one full dual-basin
bathroom. Potentially, this floor plan could be built out with as many as four of seven bedrooms
provided with a full en suite bathroom. (See Attachment 2, Architecture tab, Sheets A4.2-3,
A4.6-7, and A4.10-11)
Architecture - The Stage 2 Planned Development Zoning was adopted with Design Guidelines
which include a series of architectural styles. The SDR for Neighborhood E-2 offers four
architectural styles with three of the four styles for each of the four floor plans. The homes are
designed with front porches, themed architectural elements integrated into the front facades,
and enhanced corner elevations that wrap the sides of the structures and articulated with
second story window projections. 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 which also provide a visual distinction between
first and second stories. Garage facades have been de-emphasized on three plans, 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.
Among the four styles, exterior elevations of all styles primarily are stucco. Exterior materials
also include stone accents in three styles of manufactured El Dorado stone on the Cottage,
Craftsman, and Tuscan styles and brick veneer for the Cape/Coastal Seaboard style. To
provide wide diversity to the exterior elevations and architectural styles, nine color and materials
palette combinations are available among the four styles. Painted stucco exterior may include
one or more colors depending upon accent walls. Roof materials are flat concrete tile for the
Cottage, Craftsman, and Cape/Coastal Seaboard styles in a palette of eight colors, and
concrete S-tiles for the Tuscan styles in two colors. (See Attachment 2, Architecture tab, Sheets
A5.0, A5.1, and A5.2)
Decorative metal porch railings would be used on the Cape/Coastal Seaboard and Craftsman
styles. The Cottage and Cape/Coastal Seaboard styles are designed with the higher ridge
beams while the Craftsman and Tuscan styles present a lower profile ridge beam. A row of
glass window panes in the roll-up garage doors is an optional feature on all styles.
The following provides an abbreviated description of each approved architectural style reflecting
the proposed exteriors in Neighborhood E-2:
- (A) Cottage - This style used on Plans 1, 2, and 3. It uses a steeper roof pitch with a
ridge beam parallel to the street and combination of gable ends and hip configurations;
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an abbreviated hip is used to further enhance one-story elements on the sideyard
facades. A manufactured stone veneer base is balanced by wooden features in the form
of wooden porch posts supported by wooden corbels. Gable ends are enhanced by a
rectangular louvered gable end vent. Grouped windows present vertical elements
articulated with foam trim. Enhanced window treatments include roof-structured awnings
supported by wooden corbels with kickers.
- (B) Cape Coastal Seaboard — This style is used on all four plans. The Cape/Coastal
Seaboard style, along with the Cottage style uses a steeper roof pitch in a hip
configuration and higher ridge beam than the other two styles with false exposed rafter
tails or corbels. In addition to stucco, exterior finishes include a brick veneer base
element or a shingled upper story and shingled siding with banded accents on front and
enhanced facades. Front porch columns are smooth-panel boxed wooden posts with
wood trim on brick veneer columns. The front porch is enclosed with a vertically
patterned decorative metal railing. Windows are divided with large panes in the lower
half and square patterned mullions in the upper half; windows are framed by louvered
shutters, thick headers, and heavy sills. The front elevation of Plans 3 features a round
accent window in an upstairs closet.
(C) Craftsman — This style is used on Plans 1 and 4. Along with the lower roof pitch, this
style has a lower ridge line which runs perpendicular to the street. Roof forms generally
are gable with exposed ridge beam ends framed by wooden corbels accented with
kickers. This style uses the most wood and stone elements with a manufactured stone
veneer base and horizontal wood siding above on front and enhanced elevations,
including gable ends. Side and rear gable ends are embellished with single or dual
louvered vents with Craftsman styled and shaped frames. The front porch is supported
with round wooden columns on a stone-clad base. Windows are divided with large panes
in the lower portion and smaller vertical panes in the upper portion. Windows are
delineated with shaped and stylized wood trim on headers, sills, and sides. The front
porch features a stucco soffit with shaped foam trim. On Plan 1 it is enclosed with a
decorative metal railing.
(D) Tuscan - This style is used on Plans 2, 3, and 4 is configured with low hip roof forms
on Plans 2 and 4, and gable roof forms on Plan 3 with the ridge line running parallel to
the street. This style is the only one of the four with concrete s-tiles for the roof. In
addition to stucco, the exterior accent material includes manufactured stacked stone
veneer as a base or porch enclosure. The front porches on Plans 2 and 3 feature a half-
round stucco soffit above a stone clad arched entry. Plan 4 presents wooden porch
posts on a stone clad base. Windows are symmetrical with square or rectangular panes
and accented with heavier sills and headers. Decorative awnings accent the upper level
windows of Plan 3. Gable ends are embellished with a single rectangular inset or with
single or dual louvered vents on side and rear facades.
Parking - In accordance with the development standards, each of the 84 single-family homes in
Neighborhood E-2 is provided, at a minimum, with a two-car garage resulting in compliance with
the minimum requirement of 168 covered spaces. In addition, Plans 2 and 4 include a third
single tandem space within the car garage. On both plans, this space may be built out as a
ground floor bedroom.
All units are required to provide one guest space, a minimum of 84 guest spaces for
Neighborhood E-2 overall which are proposed to be provided curbside within the public right-of-
way. Attachment 2, Sheet C4, presents the calculation of required and available parking, and
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identifies 136 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,
exceeding the requirement.
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, and in accordance with the landscape theme
established with the Stage 2 Development Plan previously approved, the landscaping is
proposed to include 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 street tree 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.
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-2 are consistent with the design and hierarchy of walls and fences previously
approved for the Positano planned community 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
necessary and as the interface between adjacent properties on the upslope, the down slopes,
and/or abutting public right-of-way. A community themed wall will be constructed near the
neighborhood entry at Tramonti Drive where Positano Parkway terminates at the intersection
with Croak Road. This style of wall will continue along the east side of Croak Road south of this
intersection to South Terracina Drive, the southerly entry into Neighborhood E-2. All other
streets within the boundaries of this neighborhood are designed and function as local streets.
Affordable Housing/Inclusionary Zoning - The proposed project is subject to an Affordable
Housing Agreement approved by the City Council for Positano. The Affordable Housing
requirement for the Positano planned community overall would be satisfied by a combination of
inclusionary units, granny flats, and a community benefit payment.
Public Art Compliance — the project is required to comply with the Public Art Program, and an
appropriate Condition of Approval has been applied to this project. (See Attachment 1, page 10,
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 - Under the
General Plan and the Eastern Dublin Specific Plan, the area within the proposed project is
designated "Single-Family Residential." The site is zoned "PD-Low Density/Single-Family
Residential" (PA 05-038). The current SDR request is consistent with the General Plan and
Eastern Dublin Specific Plan use designation and Planned Development zoning.
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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. In general, KB Home would be 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
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
The Heights at Positano (Neighborhood E-2) for 84 single-
family detached residential units on approximately 21.08
acres within Tract 8109 (Lots 1 through 84).
2. Applicant's submittal package dated May 7, 2013.
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GENERAL INFORMATION:
PROPERTY OWNER/APPLICANT: KB Home
c/o Ray Panek
5000 Executive Parkway, Suite #125
San Ramon, CA 94583
LOCATION: The project is located in the southeasterly portion of the
Positano planned community, at the easterly terminus
of Positano Parkway, south and west of Positano
Neighborhood E-1 (Veneto at Positano), east of Croak
Road and the Positano open space/stream corridor,
and north of the Croak Ranch property.
APN: 985-0086-07
Tract 8109, Lots 1 - 84
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 Low Density Residential Under Construction
(Neighborhood E-1)
South PD Low Density Residential Vacant
East PD Low Density Residential Under Construction
(Neighborhood E-1)
West PD Open Space Open Space/Stream Corridor
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