08 ATTACHMENTS 4-10 - Laserfiche WebLink

BACKGROUND Don Babbitt, representing the property owner Robert Wentworth, has submitted an application to amend the General Plan (GP), the Happy Valley Specific Plan (HVSP), and the zoning of a 6.13 acre parcel at 1157 Happy Valley Road, in order to increase the number of lots currently allocated to the property. The applicant seeks to develop the site with a total of six lots and establish design guidelines for the proposed PUD project. The HVSP allocates a limited number of residential lots within the Plan area, allowing development consistent with the HVSP. The specific number of Tots, however, on a particular site may change due to special circumstances such as terrain, geotechnical issues, and utility services to a site. The HVSP currently allocates a maximum of three lots for the subject site that can be developed under the existing zoning designation (PUD -SRDR [Planned Unit Development Semi Rural Density Residential]). This designation allows one parcel per 2 acres. In 2007, the applicant submitted a preliminary review application depicting the development of the site with seven lots; four additional lots above the HVSP allocation. Staff discussed with the applicant whether the proposed increase in the number of lots would fit within the surrounding neighborhood, if utilities could serve the site, and if the increase would materially affect the overall number of homes projected for "build -out" of the HVSP area. The site layout with seven lots appeared to squeeze too many lots into the 6.13 acre site. In some instances, the lot sizes and their locations were awkward. After additional discussion with the applicant, staff brought this matter to a Planning Commission workshop in August 2007 and in January 2008. Planning Commission Meetings The proposed project was first considered by the Planning Commission at a workshop on August 22, 2007 and again on January 14, 2009. The comments from Commissioners during the two workshops are reflected in Attachment 4, Exhibit D.1 and D.2, Planning Commission Meeting Minute Excerpts. After considering the information received during the second workshop session, the Commission concluded that it could not provide direction on the application without receiving additional information. The Commission requested that the applicant retum for a third workshop session after providing additional information. Please refer to Attachment 4, Exhibit D.2 for the Commission's requested information. Although the direction from the Commission was to retum for a third workshop, staff and the applicant believed that there was sufficient information provided by the applicant for the Commission to make a recommendation to the City Council. The Commission considered the project at a public hearing on April 15, 2009. As with the two previous workshop sessions, the Commission felt that a recommendation could not be made until viewscapes of three, five, and PUD- 75/PGPA -14 /PSPA -3: Wentworth Planning Commission Page 2 of 13