22 ATTACHMENT 05 - Laserfiche WebLink

As shown in the figure, the proposed Lot 1 and a portion of the proposed Lot 2 would be located within the mustard-colored-are 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 on the land use plan, the mustard-colored-area. Staff notes that the land use plans are not usually meant to be precise, but can be flexible. Previous Hillside Residential Developments. Prior to the proposed hillside residential development, there were two hillside residential developments approved in the VACSP on Lot 25 (PUD-54/Reznick) and Lot 27 (PUD-32/Sarich). During PUD development plan reviews of these projects, there was also discussion concerning the "blob" locations versus the proposed home sites. In the October 3, 2005, memo to the Planning Commission during the review of PUD-32, it 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 a follow-up memo to the Planning Commission, staff stated that "... typically these types of dots shown on specific plans are somewhat general in terms of location, and that specific plans allow for some degree of flexibility as to the precise building or road locations shown on specific plan land use maps." To further explain the "blob," staff consulted the project planner for the Specific Plan, and was informed that he believed that the house locations were meant to be fairly precise as represented by the "blobs." The Planning Commission and the City Council approved house locations which varied from the locations represented by the "blobs" on the Specific Plan Land Use map by finding that the new locations "would result in an environmentally superior plan." The Planning Commission reached consensus that there could be flexibility considered in the siting of future lots; that future homes did not need to be located precisely in the "blob" shown on the land use map; and, that the location of the lots was consistent with the intent of the VACSP. In addition, 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 had some flexibility in the location of the homes in relation to the illustrative "blobs". Both memos are attached as Exhibit C. The Proposed Hillside Residential Development. The Planning Commission again discussed the "blob" when the proposed development was heard at the work session on July 24, 2013, and the consensus from the Commission was that the location of the "blob" was not precise but flexible and conceptual. The Commission also reviewed and discussed alternatives presented at the workshop as a comparison to the proposed layout. The proposed layout presented a plan that would be able to preserve all existing trees located near and within the PUD-84 Planning Commission Page 9 of 23