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obligations of the development of the property, park improvements, and the use of the private clubhouse. In addition to the 36 single-family homes and private clubhouse, the project includes: • New public streets and sidewalks with landscape strips; • Sidewalk improvements to Valley Trails Drive; • New private open space and other landscape improvements; • Pedestrian/bicycle connections to the existing Valley Trails Park pathway; • Tree removal and preservation; and • Dedication of land (Parcel C) and improvements to Valley Trails Park; BACKGROUND/HISTORY The subject site has a General Plan land use designation of Public and Institutional and is zoned R-1-6,500 (One-Family Residential) District, meaning that the site's zoning is not consistent with its General Plan designation of Public and Institutional. For over a decade, the site has been the subject of various City discussions regarding amending the General Plan land use designation, independent of and as a part of General Plan and Housing Element updates, to allow for some form of housing on the site. In cases where the General Plan land use designation and zoning are not consistent, the General Plan land use designation governs. Thus under the current Public and Institutional land use designation, no housing could be developed on the site. Previous Attempts to Amend the General Plan Land Use Designation In 2004, the City Council considered processing an amendment to the General Plan, independent of the General Plan update, to change the land use designation of the site from Public and Institutional to Medium Density Residential and Parks and Recreation land uses. City records indicate that the item was discussed by the City Council; however, the discussion was continued indefinitely. During a joint Planning Commission-City Council Work Session in 2006, the City considered amending the General Plan land use designations of various vacant or underdeveloped in-fill properties City-wide. The subject site was evaluated and was considered as a potential high density residential site. A concept explored as part of this discussion involved retaining the church and its attendant Public and Institutional land use designation on 6 of the 9 acres, and designating the remaining 3 acres for high density residential uses. However, the site was eventually removed from the high density housing sites list. In 2011, the City held a series of community work sessions for the General Plan Housing Element update to obtain feedback on designating specific sites throughout the City for higher density housing. The subject property was again considered as a potential higher density residential site. However, after hearing neighbor concerns, the Housing Element Task Force committee ultimately removed the subject site from the list as it believed a higher density residential project would not be consistent with the surrounding neighborhood. Development Proposal Over the last few years, Ponderosa has worked with the church to plan a residential development project for the entire 9-acre site. On July 29, 2015, the applicant submitted an P16-1386, P17-0155, PUD-113, & TRACT 8259; 6900 Valley Trails Drive Planning Commission 3 of 32