11 ATTACHMENT 04 - Laserfiche WebLink

Density Thirteen units on 1.17 acres would result in a density of 11.1 dwelling units per acre (11.1 du/ac). The proposed density complies with the site's General Plan and Downtown Specific Plan Land Use Designation of"High Density Residential" which requires projects to have densities greater than eight dwelling units per acre (8 du/ac). The General Plan requires Low Density Residential and Medium Density Residential designated properties to provide public amenities such as the dedication of parkland or open space beyond the standard City requirements in order to exceed the midpoint densities of these land use designations. The midpoint density of the High Density Residential land use designation is 15 du/ac and there is no public amenity requirement to exceed the midpoint density of High Density Residential designated properties. Discussion Points • Is the proposed density acceptable? Affordable Housing The City's Inclusionary Housing Ordinance requires single-family home or townhouse projects with 15 units or more to provide at least 20 percent affordable housing units at very low, low, or moderate income households. For example, three affordable housing units would be required for a 15-unit single-family home project. Discussion Points • Should a minimum of 15 units be built in order to require affordable housing units be constructed per the City's Inclusionary Zoning Ordinance? Site Plan Discussion Points • Are the single-family home lot locations and sizes acceptable? • Is the open space parcel acceptably located and sized? The applicant had considered locating the open space parcel at other locations and created conceptual site plans for Lots 5 and 6 (see Exhibit A). However, the applicant indicated that these other locations are not preferred for several reasons: they are not centrally located in the development; they are not as visible as the proposed location; they would not accommodate as many guest parking spaces; they would not reduce shading impacts on the neighbor's PV panels; and they would affect the placement and/or quantity of the Plan 3 model. Another possible location for the open space parcel is Lot 1, which may allow one or two of the large deodar cedar trees (#61 and#62) to be saved. However, it may not be ideal to have an open space/play area in close proximity to Stanley Boulevard due to noise impacts from traffic and possible safety concerns with children. Furthermore, retaining one or two of the deodar cedar trees would PUD-82 Work Session Page - 8 - February 9, 2011