22 ATTACHMENT 03 - Laserfiche WebLink

As shown in the exhibit above, the proposed Lot 1 and a portion of the proposed Lot 2 would be located within the "mustard colored" area as identified in the VACSP Land Use Plan for hillside residential development. The VACSP indicates that all hillside home sites must be located within the designated development areas as generally depicted (underline added) on the land use plan, the "mustard colored blob" as it was referred to. Staff notes that the land use plans are not usually meant to be precise, but can be flexible. Prior to the proposed hillside residential development, there were two hillside residential developments in the VACSP on Lot 25 (PUD-54/Reznick) and Lot 27 (PUD-32/Sarich). During PUD development plan reviews of these projects, much discussion occurred concerning the "blob" locations vs the proposed home sites. As a result, staff prepared a memo the Planning Commission addressing hillside development issues including the "blobs". The memo is attached as Exhibit F, and an excerpt of the memo referring to the development area as "blobs" or "dots" stated: The dots show the number of planned residential units with an asterisk for an existing home. Where more than one unit is planned,the dots take on an irregular shape presumably signifying the general location for the units. These"dots"or"blobs,"as the case may be,do not appear to be randomly placed. However, Figure IV-2 does not have the precision of topographic contours or other descriptive features that would specify an exact location. Again,as noted on page 23 of the Specific Plan,there was some flexibility built into the Specific Plan to allow specific site development standards to be looked at through the City's PUD process and varied"for unusual site conditions as long as any new standards are consistent with the intent of the Specific Plan." In response to staff's questions whether the Specific Plan requires the proposed home to be built precisely on the "blob" shown on the land use plan or whether there was flexibility with respect to interpretation of the Specific Plan, there was consensus among the Commissioners that there could be flexibility considered in the siting of the future lots and that the proposed home did not need to be located precisely on the "blob" shown on the land use plan. In reviewing the previous PUD developments, the general consensus that the location of the lots was consistent with the intent of the VACSP, and was no direction was provided to amend the VACSP. The City Council concurred with the Commission's discussion. To that end, the Sarich and Reznick developments both stray from the location of the illustrative "blobs." The VACSP requires hillside residential lots to have a minimum lot size of 40,000 square feet. The subject "blob" area is approximately 78,000 square feet in size, which would not accommodate three, 40,000-square-foot lots. However, this 78,000-square-foot hillside residential area would accommodate three home sites or building envelopes. If the homes were located in this "blob" area, these homes would need to be located closer to the southeastern portion of the "blob" where grades are more gentle than the north portion of the Page - 8