22 ATTACHMENT 05 - Laserfiche WebLink

Each site layout has its "pros" and "cons." The proposed site layout would require the least amount grading; but the future home would likely be more visible off site as the building pad elevation would be located higher than the alternative site layouts. On the other hand, the future home of Alternative 2 site layout may be the least visible from off-site because of its pad elevation; but it would need a significant amount of grading, which would significantly disturb the existing hillside. Staff finds that the proposed Alternative 1 site layout would provide a compromise between the proposed site layout and the Alternative 2 site layout in the following areas: o Amount of Grading. Alternative 1 site layout would require significantly less grading, approximately 4,000 cubic yards less of earth off haul, when compared to Alternative 2. This alternative site layout is more sensitive to the hillside terrain than the proposed Alternative 2 site layout. a Visibility from Off Site. The building pad elevation of the Alternative 1 site layout would be located five feet lower than the pad elevation shown on the proposed site layout. As such, the future home would be less visible from off-site and have less visual impacts to the surrounding residential properties. a Distance to Existing Homes. The future home on the Alternative 1 site layout would be approximately 375 feet away from the rear corner of Lots 7 and 9 on Silver Oaks Lane. This distance is an adequate buffer between homes. As such, staff recommends the Commission select Alternative 1 and the applicant agreed with staff's recommendation. Building Envelopes. The applicants propose building envelopes for both lots. The proposed home and all structures include pool/spa would need to be located within the defined building envelope on each lot. The Specific Plan requires the following setbacks for hillside lots as measured from property lines: Front: 35 feet Side: 20 feet Rear: 40 feet As the less-steep areas are limited, the applicants have proposed a building envelope area on each lot to regulate the location of all structures. As proposed, building envelopes would be located further away from the property lines than the required setbacks. The proposed Alternative 1 site layout would also provide adequate distance between the building envelope and the property lines. Staff finds that using the defined building envelope area each lot to define development area instead of setbacks is acceptable. As the specific home design would be proposed by future homeowners, orientation of the each custom home would be determined when the design is proposed. PUD-84 Planning Commission Page 13 of 23