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require the site to be rezoned to a PUD district to allow for flexibility in development standards (i.e., lot sizes, setbacks, and FAR). The second option would generate higher volumes of traffic and noise. The third option wouldn't require a General Plan amendment; however, a private school could generate higher volumes of traffic and noise within the established neighborhood. For option four, a new religious organization could occupy the existing church and propose to expand the building or use (i.e., daycare/preschool). This option could also generate higher volumes of traffic and noise. PROS AND CONS FOR THE PROPOSED PROJECT Pros Cons The General Plan and zoning designation New development would be added to an would be consistent (i.e., residential). established neighborhood. The development plan, when revised, would The project would incrementally increase conform to the current zoning designation. traffic, noise, activity, and parking demand. The Parks and Recreation Master Plan Existing trees would be removed to recommendations for Valley Trails Park would accommodate the development. be installed by the applicant. The project is well-designed and would protect the character of Valley Trails Neighborhood by adding residential population on an underutilized site adjacent to a public park in an established neighborhood. CONSIDERATIONS FOR THE WORK SESSION Staff is presenting the Commission with development plans for the site (Exhibit B) for consideration and comment. This work session will allow the Planning Commission the opportunity to provide direction to the applicant and staff regarding any issues it wishes to be addressed prior to consideration of project approval. The areas noted below are where staff would find the Commission's input most helpful. General Plan Amendment The subject property currently has a General Plan land use designation of "Public and Institutional," which does not allow residential uses. Therefore, a General Plan amendment is proposed to change the existing land use designation to "Medium Density Residential." The Medium Density Residential General Plan land use designation allows for 2 to 8 dwelling units per acre (du/ac) with a midpoint density of 5 du/ac. The General Plan indicates that residential projects which propose densities greater than the midpoint should be zoned PUD and include sufficient public amenities. The proposed project would have a density of 4.1 du/ac (37 lots on a 9-acre site) or 4.0 du/ac (36 lots on a 9-acre site), which is below the midpoint density. Therefore, PUD zoning and public amenities are not required for the proposed project. However, the applicant is proposing to provide amenities (please refer to the amenities section of this report). P15-0551, 6900 Valley Trails Drive Planning Commission 12 of 16