08 ATTACHMENTS 4-10 - Laserfiche WebLink

General Plan and HVSP for additional Tots is not warranted. Staff acknowledges that the "surplus" units could be looked at as available units for other property owners that wish to develop above their properties' designated density allocation, but that was not the intent of the HVSP. The property is not visible from public streets and is only visible from the golf course. The adjacent Serenity project, even though it is not built out yet, has a tighter lot pattern than what is being proposed with this application, but this project has the benefit of including some open space which would break up the more suburban lot pattern. While the property, with six homes, would "visually" 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 be inconsistent with Policy 18 of the Community Character Element of the General Plan to "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 staffs 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 3, Exhibit C for the photomontages and lot layouts with three, five, and six lots. If, however, the Commission decides to provide a favorable recommendation to the City Council on the amendments and the PUD development plan, a discussion of the project particulars is provided below. Design and Site Development Standards Proposed Design Guidelines: The proposed design guidelines have been written to be similar to the design guidelines of both the Mariposa Ranch and Serenity projects. The design criteria contained in the proposed design guidelines are detailed and comprehensive. The guidelines include the setbacks, building height, and floor area ratio for the development and also cover the recommended architectural styles, landscaping, fencing, etc. The detail of architectural elements, such as dormers, shutters, bay windows, roofline, etc., ensures successful translation from guideline statements to physical designs. Staff believes that the proposed guidelines provide a comprehensive level of detail and direction for future homeowners regarding all aspects of the designs of their homes. PUD- 75/PGPA -14 /PSPA -3: Wentworth Planning Commission Page 8 of 13