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ATTACHMENT 5 PREV -650, Robert Wentworth Work Session to review and receive comments on a preliminary review proposal to subdivide an existing 6.04 -acre parcel into three lots ranging from 1.54 acres to 2.75 acres in conformance with the Happy Valley Specific Plan, or to consider increasing the number of lots up to eight, ranging from 9,200 square feet to 68,080 square feet. The project is located at 1157 Happy Valley Road and is zoned PUD -SRDR (Planned Unit Development Semi-Rural Density Residential) District. Ms. Decker wished to apologize to the applicant and the Planning Commission for the erroneous wording in the legal description, which read "up to eight units." She noted that the description should have read "up to seven units." Ms. Amos summarized the staff report and described the background, scope and layout of the proposed project. Commissioner O'Connor noted that the staff report stated that the applicant would like to amend the Happy Valley Specific Plan so that the subject site would be similar to the Serenity at Callippe development. He believed the Serenity at Callippe development required one home per two acres. Ms. Decker noted that Serenity at Callippe development was a PUD, which required that the lots be a minimum of one acre. There were some minor reductions of those lot sizes to less than one acre through the PUD process and through the development of the Callippe Preserve Golf Course. Staff's concern with respect to modifying the Happy Valley Specific Plan to increase the density of the plan is that only a specific number of lots would then be permitted. On the other hand, there was the consideration that there were various lots within the area that may or may not be built to the density that was slated within the Specific Plan. For instance, the Spotorno project had an entitlement of 121 units and has come in for a consideration of 79 units; it provided flexibility regarding the number of appropriate units within the Happy Valley Specific Plan. The other consideration for the proposed project's appropriateness was the configuration and proximity to the golf course itself and whether it was compatible with that site. Commissioner O'Connor noted that lot size was an important consideration and requested clarification on the number of lots and total acreage for the Serenity at Callippe development, which he believed was 12 lots and 42 acres. He added that while Mariposa had small lot sizes, there was a lot of open space. He was concerned about open space versus lot size for this proposal. With respect to the Spotorno project's 121 -unit entitlement, Chairperson Fox inquired whether it had vested rights to the development, or whether it was the holding capacity. Ms. Decker replied that when the Happy Valley Specific Plan was developed and adopted, it designated a certain number of units per site which were entitlements with respect to the density. She noted that it was not approved based on geotechnical issues. She noted that the allowable density in the Specific Plan was approximately 120 units, which provided the City with some EXCERPTS: PLANNING COMMISSION MINUTES, August 22, 2007 Page 1 of 3