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categories (energy, indoor air quality, resources, and water) comparing homes with these green point ratings (Attachment 8) based on information provided by Build It Green. However, staff is not aware of any accepted methodology for providing a detailed comparative quantitative analysis of the overall impact to the environment based on a certain green point rating. While the six -home project would be similar to some of the surrounding developments in the HVSP, nearby developments with one acre lots have also included substantial open space parcels that contribute to the semi -rural character of the area. This proposal does not. Staff believes that the development of the property at the proposed density would not preserve the semi -rural character of the Happy Valley area. The Specific Plan was approved to implement the City's General Plan for the Happy Valley area. Amending the General Plan and the HVSP in order to allow this project to proceed would be inconsistent with the policies and programs of those Plans and would not conform to the vision that the Council has created for this area. Accordingly, staff recommends that the proposed amendments and the project be denied. Photomontages In staff's opinion, the photomontages support the conclusion that increasing the number of lots above three would diminish the rural character of the area. The five and six lot patterns have a suburban appearance and no open space to break up the lot patterns. The increase in density, although visually similar to adjoining developments, is less consistent with the intent of the character of the Happy Valley area. Please refer to Attachment 4 for the photomontages and lot layouts with three, five, and six lots. If, however, the Council disagrees with the Commission's recommendation of denial on the amendments and the PUD development plan, a discussion of the project particulars is provided in the Planning Commission staff report in the Analysis section (Attachment 6). PUD FINDINGS Please refer to the attached Planning Commission staff report, pages 10 -13 for a discussion of the findings. PUBLIC COMMENTS Notice of this application was sent to all property owners and occupants within the Happy Valley area. In response to the noticing, staff has not received additional comments beyond those provided at the Planning Commission meetings. These comments of non support can be found in Attachment 9. ENVIRONMENTAL ASSESSMENT An Environmental Impact Report (EIR) for the Happy Valley Specific Plan was approved which did not assume increasing the density, such as that proposed, at the project site. Should the Council consider approving the project for an increase of lots above three, Page 6 of 7