08 ATTACHMENTS 4-10 - Laserfiche WebLink

5. Whether streets and buildings have been designed and located to complement the natural terrain and landscape: The subject property is not located in the Alquist -Priolo Special Study Zone. Requirements of the Uniform Building Code, implemented by the City at Building Permit review, would ensure that building foundations and private road /on -site parking areas are constructed on satisfactorily compacted fill. Erosion control and dust suppression measures will be documented and administered by the City's Community Development Department. Therefore, staff believes that this finding can be made. 6. Whether adequate public safety measures have been incorporated into the design of the plan: The homes will be designed to meet the requirements of the Uniform Building Code, other applicable City safety codes, noise, energy, and accessibility requirements. Adequate access is provided to all structures for police, fire, and other emergency vehicles. Through the provisions of the Happy Valley Specific Plan, staff believes that all public safety measures would be addressed. Therefore, staff believes that this finding can be made. 7. Whether the plan conforms to the purposes of the PUD District: The proposed PUD plan sets forth the parameters for the development of the subject property in a manner that is not consistent with the General and the Happy Valley Specific Plans. The proposed PUD development plan does not implement the purposes of the City's PUD Ordinance by providing a residential development consisting of custom -lot, single family building sites and open space areas and at a density that is consistent with the City's programs and policies. Therefore, staff recommends that this finding not be made. If the City ultimately supports the General Plan Amendment, this finding could be made. ENVIRONMENTAL ASSESSMENT An Environmental Impact Report (EIR) for the Happy Valley Specific Plan was approved which did not assume increasing the density, such as that proposed, at the project site. Should the Commission recommend an approval for an increase of lots above three, staff would need to conduct an environmental assessment before the project could be approved. CONCLUSION The proposed PUD development plan is not consistent with the themes, policies, and requirements of the General Plan, the Happy Valley Specific Plan, and the surrounding rural area. Staff believes that an insufficient case has been made to support the increase in density currently allowed and that a total of six home sites should not be recommended for approval. Although the proposed development standards /design guidelines contain numerous provisions PUD- 75/PGPA- 14/PSPA -3: Wentworth Planning Commission Page 12 of 13