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application that would have resulted in the development of 43 single-family residences targeted to seniors on the site and associated site changes. After reviewing the application, staff provided the applicant with a letter discussing concerns relating to the proposed development. As proposed, staff did not believe the project was sufficiently integrated into the surrounding neighborhood, as it was proposed to be surrounded by a wall and would be accessible only after passing through a security gate. The security gate would also conflict with the City's General Plan. Staff also sought other changes in the proposed design, ranging from modifications to the architecture to changes in the orientation of residences along Valley Trails Drive and the configuration of open space. In addition to revising the proposal to address staff's comments, staff also encouraged the applicant to continue to host neighborhood meetings with Valley Trails residents to discuss the project prior to presenting an application to the Planning Commission as a work session item. Staff's comment letter and initial project site plan are included as attachments within Exhibit D. Planning Commission Work Session Submittal Since receiving staff's initial comments in 2015, Ponderosa sought additional input from staff and the residents in the Valley Trails Neighborhood, including a group known as the "Valley Trails Homeowners Association" (VTHOA). Staff notes that the VTHOA disbanded in 2014; however, a few residents of the Valley Trails Neighborhood created a subset of the VTHOA, which is described by one member as an advocacy group or social club that does not have dues or compulsory rules, with the leadership of the advocacy group being informal with no elected positions (please refer to the letter provided by Ed Broome, dated October 21, 2016, in Exhibit M). The outcome of Ponderosa's meeting with the VTHOA subset group, referred to hereafter as the Valley Trails Advocacy Group (\/TAG), resulted in Ponderosa revising the project to address the neighborhood's desire to have Ponderosa construct a clubhouse, with a restroom facility, open to all Valley Trails Neighborhood residents. On June 24, 2016, Ponderosa submitted revised plans that were intended to conform to the development standards of the R-1-6,500 District (e.g., minimum lot area, depth, and width requirements for each parcel, meeting the minimum setbacks and building-to-building separation, etc.). Although the majority of the project conformed to the R-1-6,500 District development standards, two of the five corner lots had substandard widths, the front porches were substandard in dimensions and/or exceeded the maximum allowed encroachment into the front yard setback, and 12 of the 37 lots were substandard in building-to-building separation. Key changes made to the proposal also included: o Changing the age-restricted gated development to a non-age-restricted and non-gated development; o Reducing the number of lots from 43 to 37; o Removing the perimeter wall and installing traditional redwood fences; o Designing streets and sidewalks that meet the City's Complete Street standards; o Providing a street presence along Valley Trails Drive by orienting the homes to face Valley Trails Drive; and o Redesigning the development layout to be compatible with the development pattern of the existing neighborhood. P16-1386, P17-0155, PUD-113, & TRACT 8259; 6900 Valley Trails Drive Planning Commission 4 of 32