08 ATTACHMENTS 9 -16 - Laserfiche WebLink

already has zoning for residential development. The circumstances are not identical. An attachment to the staff report is a memo provided by Acting City Attorney Julie Harryman which addresses the question of whether or not the City has the ability to say no to this development based on water. Staff Recommendation Mr. Dolan stated that staff is recommending that the Commission take all the actions necessary to approve the project, which would require certifying the Final EIR, approving the PUD, approving the Development Agreement, approving the PUD Development Plan subject to the recommended Conditions of Approval and staffs memo on some minor revisions: minor adjustments to the setbacks discussed with the applicant very recently, and some additional conditions requested by Planning Commissioners to tighten things up, including a condition that is currently being required of all existing construction projects that if the drought it still going on when this project is built, recycled water must be used for dust control. He added that staff is recommending that the project be amended to reflect Option 3 in the staff report: that the project be re-designed to create a cul-de-sac serving ten homes off of Lund Ranch Road or some number that the Commission might want to consider other than ten; the Middleton Place residents would continue to use the access that they currently have; and the remaining project homes would be accessed from a new project roadway that would have to cross the creek, cut across the hill, and connect to Sunset Creek Lane. He noted that the implications of that would obviously be the assumption that a road can do that and do it within the rules of Measure PP, and staff is suggesting that the Commission has the ability to conclude that it can, but that the traffic essentially be split as proposed. He further noted that staff's recommendation is the best way to balance all of the concerns raised by City policies, the previous discussions amongst the City's decision-makers, and the input of the community. Commissioner Balch inquired what the traffic impact would be on the split 10/40 that staff is proposing. Mr. Dolan displayed a graphic that shows that split: the total trip generation is still 550, with ten homes using one access and the rest going out the other way. Mr. Tassano stated that the trip generation is pretty straight forward. He explained that the general rule-of-thumb is ten trips per vehicle, and the study used a calculation for the standard rule-of-thumb which works into 11 trips per home for a single day: the daily trip figure of 550 would be split with the ten homes on that north side totaling 110 trips, and the remaining 40 homes going the other way would total 440 trips. EXCERPT: PLANNING COMMISSION MEETING MINUTES, June 24, 2015 Page 7 of 45