21 ATTACHMENT 6 AND 7 - Laserfiche WebLink

An arborist report prepared for the project surveyed a total of 239 trees comprising 13 species within the development area. The report recommends preservation of 16 trees including 12 heritage -sized trees and removal of 223 trees, including 126 heritage -sized trees. The trees to be preserved are located along the southern bank of the arroyo. The report is attached as Exhibit B. A Vesting Tentative Map application has also been submitted to subdivide the existing 9.02 -acre site into 18 parcels - -16 residential lots (Phase 1), one reminder parcel (for the future Phase II development), and one common area parcel (Parcel A). The Vesting Tentative Map would be subject to review and action by the Planning Commission following the processing of the proposed PUD development plan. ANALYSIS General Plan Compliance The General Plan Land Use designation for the Arroyo Del Valle is Open Space — Public Health and Safety and Wildland Overlay. The non -creek portion of the subject site is designated Medium Density Residential (MDR) in the General Plan. The MDR designation allows a density of 2 to 8 dwelling units per acre (DU /AC). The General Plan states that major arroyos are not to be counted as part of residentially designated gross developable acreage. Excluding the arroyo area, the site has approximately 7.01 gross developable acres, resulting in a density of 2.7 DU /AC, which is consistent with the General Plan. Proposed Development Plan Lot Size During the planning process of previous developments along Rose Avenue west of Fair Street, the City Council and Planning Commission have directed that development along Rose Avenue maintain the existing rural character of the area through the creation of large single - family lots of at least 10,000 square feet in size. As proposed, all lots, except for one, meet the 10,000 square foot minimum lot size. The smallest lot is approximately 9,881 square feet, 119 square feet shy of 10,000 square feet. One of the purposes of a PUD is to provide greater flexibility in the design of integrated developments than is otherwise possible through strict application of zoning regulations. The intent of the proposed PUD development plan is to encourage the design of a well - planned residential development through creative planning. For example, there are lots within the Nolan Farm development and Roselyn Estates that are slightly under 10,000 square feet in size. As such, a proposed PUD development plan with only one lot just 119 square feet shy of 10,000 square feet is acceptable to staff, particularly when considering that almost one acre of the parcel is not developable due to the arroyo. PUD -99 Planning Commission 5