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The applicant is proposing the following General Plan Amendments: 1. Redesignate areas coinciding with the proposed residential lots from Open Space -Public Health and Safety to Low Density Residential; and 2. Redesignate areas proposed as private and public open spaces areas, and currently designated as Low Density Residential, to Open Space — Public Health and Safety or Open Space -Parks and Recreation. The applicant is proposing to create single-family home lots within land use areas currently designated as Open Space — Public Health and Safety. Five lots within this Open Space designation are on the Shriners property and are proposed in areas where there isn't steep topography — outside of areas where the slope is 25 percent or greater (with the exception of very small, anomalous areas — see discussion of Measure PP conformance, later in this report); and outside of areas with other environmental site constraints such as wetlands. The Planning Commission could consider designating these five lots as Low Density Residential, with areas outside of the lots remaining designated as Open Space. The remaining two lots that have Open Space — Public Health and Safety are those proposed on the developed Lester properties. The improvements on these lots are proposed in areas that have existing development or are graded and improved and would be located away from Devaney Creek. However, the Planning Commission could consider requiring a creek setback or easement to restrict development on portions of those properties that are immediately adjacent to the creek. Based on the above, staff believes the change in designation from Open Space to Low Density Residential could be supported for these lots (as currently configured). Additional environmental analysis will be completed through the CEQA review of the project, which will ultimately provide more guidance to the Planning Commission on whether the General Plan amendment can be supported. Discussion Question 1: Based on currently available information, would the Commission support changing the General Plan Open Space Land Use Designation to allow residential development on Lots 22-26, 32, and 33? 2. Urban Growth Boundary The 2005-2025 General Plan designates an Urban Growth Boundary (UGB), which delimits the outer extent of land planned for urban development at General Plan buildout. Per the General Plan, areas outside of the UGB are generally suitable for the long-term protection of natural resources, large -lot agriculture and grazing, parks and recreation, etc. Parcel B in Exhibit B of the proposal is located outside of the City's UGB and would be donated to the EBRPD as permanent open space, which would be consistent with the intent of the UGB. The remainder of the proposed development, including all residential lots, roads and infrastructure would be located within the UGB. 3. Measure PP and Mapping Methodology Housing developments of 10 or fewer housing units on a legal lot of record, existing as of January 1, 2007, are exempt from Measure PP. Splitting, dividing or subdividing a `legal parcel' to approve more than 10 housing units is not allowed. Ponderosa has suggested that the new lots on the Shriners property would be exempt from Measure PP because the property, a legal lot that existed as of January 1, 2007, would contain P18-0078IP18-00791P18-00801P18-0081/PUD-130 Planning Commission 10807, 11021, and 11033 Dublin Canyon Road and the parcel west of 11021 Dublin Canyon Road 12 of 26