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ATTACHMENT 5 PUD -75 /PGPA -14 /PSPA -3, Don Babbitt/Heartwood Communities Application to amend the General Plan and the Happy Valley Specific Plan; and for Planned Unit Development rezoning and development plan approval for additional lots over the allotted number for the 6.13 -acre parcel located at 1157 Happy Valley Road. Zoning for the property is PUD -SRDR (Planned Unit Development Semi -Rural Density Residential) District. Ms. Amos presented the staff report and described the background, layout, and key elements of the project. She noted that in one of the visuals, a tree was omitted in error and will remain in place. THE PUBLIC HEARING WAS OPENED. Don Babbitt, applicant, apologized for the mistake in the visual regarding the tree that was removed and indicated that the consultant would put it back. He stated that back in April, some of the Commissioners had requested a photomontage of the development as viewed from the golf course. He indicated that they had met with staff and the Commissioners at the project site and walked the golf course. He noted that in the three five and six -lot plans, with the tree in place, the development is not quite visible from the gold course. He stated that the development standards for this project exceed those of the Mariposa Ranch and Serenity Terrace projects. He added that they are proposing wrought iron fencing and a deep well on the property that could be used for emergency purposes for the golf course. He indicated that he would be happy to answer any questions regarding the photomontages and the green points. Commissioner Blank asked Mr. Babbitt if he was still proposing the six lots. Mr. Babbitt replied that at this point, they were open to the five -lot plan. Commissioner Narum asked Mr. Babbitt if he was considering setting aside a piece of land for open space as part of the five -lot plan. Mr. Babbitt replied that he had a discussion with staff regarding this matter and that he believes the development would look better with houses and some larger separation, possibly a conservation easement along the creek. He stated that he was trying to avoid an empty lot that would require maintenance by a homeowners association. Commissioner Narum inquired if there was an open space in the Serenity Terrace development. Mr. Babbitt said yes, adding that the open space was deeded to the City with the trail system and the mitigation and construction of the 15`" fairway. He noted that they applied for a minor modification and will now put in place a maintenance agreement rather than a homeowners association as there is no common land owned by the property owners. EXCERPTS: PLANNING COMMISSION MINUTES, October 28, 2009 Page 1 of 5