08 ATTACHMENTS 4-10 - Laserfiche WebLink

Site Improvements The existing chain link wood slated fence currently separating the subject site from the golf course would be replaced with a powder coated wrought iron fence. Each of the homes, when developed, would be required to achieve a minimum of 150 green points, exceeding the City's Municipal Code requirement by 100 points. Additionally, the applicant is proposing to dedicate to the City an easement to the existing well and the right to use the water from the well should the City choose to maintain and use the well to provide water to the golf course. ANALYSIS Amendments General Plan: The General Plan land use designation for the subject site is Low Density Residential (one dwelling unit per 2 gross acres). This land use designation would support three housing units. Therefore, to allow this proposal, the General Plan Land Use map would need to be amended to less than 2 dwelling unit per gross acre to allow more than three lots. Happy Valley Specific Plan (HVSP): The land use designation for the property is PUD -SRDR which allows a maximum density of one lot per two acres, thus restricting the number of total units at this site to three. Therefore, the proposed project would require the land use designation to be changed to PUD -LDR (Planned Unit Development -Low Density Residential) to increase the allowable density for the subject site and reduce the size of the parcels. The HVSP allows for flexibility in site development standards (e.g., lot size, dimensions, building setbacks, etc.) for "unusual site conditions as long as any new standards are consistent with the intent of the Specific Plan." Here, however, there is nothing particularly unusual about the site to warrant an increase in the density. The applicant feels that a homeowner is not going to landscape a two -acre site and, therefore, could create an eyesore next to the golf course. As proposed, the majority of the lots would be less than an acre in size and would be required, under design guidelines, to be completely landscaped prior to occupancy and therefore, according to the applicant, would provide for an attractive project adjacent to the Callippe Preserve Golf Course. (This is similar to what was proposed during the processing of Serenity at Callippe; in that case, the lots were approved at less than one acre in size.). A comparison chart of adjacent developments showing that the proposed project would have similar, or in some instances more restrictive, development standards is provided in Attachment 5, Exhibit E. To ensure that there is still a "rural" feel to the site, the applicant has proposed larger setbacks and a lower FAR as "compensation" for the increase in the allowable density. To assist in how this could look, the site plan (Attachment 2, Exhibit B) includes building footprints of previously approved homes in the Happy Valley area and a corresponding streetscape view of those homes from the golf course. Staff has considered the issue of potentially overbuilding this particular site in comparison to what was originally approved. Staff concludes, however, that although there have been fewer units approved in the HVSP area as compared to what was first contemplated, amending the PUD- 75/PGPA -14 /PSPA -3: Wentworth Planning Commission Page 7 of 13