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2. Whether the plan is consistent with the City's General Plan: The Happy Valley Specific Plan designates the subject property for Semi- Rural Density Residential with a maximum density of three units for the overall site. Therefore, staff recommends that a finding of consistency between the General Plan and this proposed project not be made. Should the City move ahead with the request to amend the General Plan this finding could be made. 3. Whether the plan is compatible with previously developed properties in the vicinity and the natural, topographic features of the site: The proposed design guidelines have incorporated numerous provisions to integrate the design of future homes with deep setbacks, split -level designs, open fencing, and private landscaping emphasizing native plant materials. As proposed, the project would be similar to adjacent developments within Happy Valley, except that it lacks internal open space areas included in other recently approved projects that contribute to the semi -rural character of the area. Staff does not recommend that this finding be made. The Commission could conclude that such open space areas are not necessary to achieve compatibility and conclude that the similar lot pattems of the proposed project are comparable to nearby developments and, thus, adequate to make this finding. 4. Whether the grading takes into account environmental characteristics and is designed in keeping with the best engineering practices to avoid erosion, slides, or flooding to have as minimal an effect upon the environment as possible: The proposed grading for the private road has been designed consistent with the Happy Valley Specific Plan requirements and the geotechnical report recommendations that have been prepared for the development. The split -level design specified in the design guidelines are used to reduce the amount of graded area and /or to produce graded building sites following natural topography. The location and configuration of the proposed public /private streets generally follow natural contours. Staff believes that the grading that has been proposed is effective in balancing the requirements of the Happy Valley Specific Plan and the grading that is needed to create the proposed development. Therefore, staff believes that this finding can be made. PUD- 75/PGPA -14 /PSPA -3: Wentworth Planning Commission Page 11 of 13