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PLANNED UNIT DEVELOPMENT FINDINGS Please refer to the October 14, 2012 Planning Commission staff report, pages 18 to 20 for a discussion of the findings needed to approve the proposed PUD development plan. PUBLIC NOTICE Notices regarding the proposed project and related City Council public hearing were mailed to the surrounding property owners and occupants within a 1,000-foot radius of the project site, as well as the property owners and occupants of the entire Happy Valley Specific Plan Area. A map of the noticing area is attached (Attachment 3). The public notice was also published in the local newspaper. Staff has not received any inquires regarding the project at the time this staff report was written. ENVIRONMENTAL ASSESSMENT A Final Environmental Impact Report (EIR) was approved by the City Council for the Happy Valley Specific Plan in conformance with the standards of the California Environmental Quality Act (CEQA). The California Environmental Quality Act (CEQA) specifies that residential development projects that are proposed pursuant to the requirements of an adopted specific plan for which the EIR has been prepared and certified are exempt from additional environmental review provided: 1) there are not substantial changes to the project or to the circumstances under which the project is being undertaken that involves new significant environmental effects or that substantially increase the severity of previously identified effects; or 2) that new information of substantial importance which was not known at the time 1:he previous EIR was certified shows the project will have one or more significant effects not discussed in the EIR. Staff does not believe that there are any changes in the project, circumstances, or new information causing new significant environmental effects. Thus staff recommends this project be reviewed without any additional CEQA review or process. CONCLUSION Staff believes that, as conditioned, the proposed PUD is in keeping with the themes, policies, and requirements of the General Plan, the Happy Valley Specific Plan, and the surrounding rural area. The proposed development plan has been designed to be consistent with the Happy Valley Specific Plan and the allowable densities. The proposed development obtains the balance required of a rural development: provision of single-family housing that incorporates the design and development standards of the surrounding area while respecting the concerns of, and minimizing the impacts on, nearby residents. The development of this PUD would be carried out in a manner that blends in and preserves the unique make-up of the surrounding rural area. Staff believes that the existing infrastructure would adequately serve the proposed development. Staff, therefore, recommends that the City Council approve the proposed project. Page 5 of 6