PC-99-41 - Laserfiche WebLink

Resolution No. PC-99-41 Page 2 issues. Staff and the City's consultants have been working closely with the existing residents in the area to mitigate any impact which the proposed development may have on them, including street location, grading, drainage, view, and privacy concerns. 2. The plan is consistent with the City's General Plan. The Happy Valley Specific Plan was developed to implement the City's General Plan for the Happy Valley area. The Happy Valley Specific Plan has been found to be consistent with the General Plan policies including development outside 100-year flood zone areas, development on stable soils, construction (future) of semi-custom housing stock, densities consistent with surrounding properties, preservation of open space, protection of wildlife habitat, and mitigation of drainage impacts. 3. The plan is compatible with previously developed properties in the vicinity and the natural, topographic features of the site: The proposed project has incorporated numerous provisions to integrate the design of the golf course, streets, and future home sites into the existing rural character of the area. The new streets have been situated in a manner which is consistent with the Happy Valley Specific Plan, and the proposed streetscape landscaping will create a rural streetscape design. The project has also included a realigned drainage channel through the golf course which is proposed to be revegated in a natural appearing fashion. The project will comply with the EIR mitigation measures to save as many heritage size trees as possible throughout the development and to mitigate any such removal through tree replacement and/or possible tree relocation. 4. The grading takes into account environmental characteristics and is designed in keeping with the best engineering practices to avoid erosion, slides, or flooding to have as minimal an effect upon the environment as possible. The proposed grading has been designed to be consistent with the Happy Valley Specific Plan requirements and geotechnical reports and recommendations that have been prepared for the development. The proposed grading plan generally follows the natural contours. The proposed grading balances the requirements of the Happy Valley Specific Plan to have sensitive grading and the grading that is needed to create the proposed development.