ORD 2234 - Laserfiche WebLink

Ordinance No. 2234 Page 3 of 8 Map while the Specific Plan provides additional detail. The Project site is located in the Happy Valley Specific Plan (HVSP) area. Therefore, the proposed development will need to conform to the Land Use Designation and density indicated by the HVSP. The General Plan Land Use Map designates the project site as Low Density Residential, allowing one unit per 1.5 gross acres in the Happy Valley area when the project is developed in conjunction with major dedication of open -space land or agriculture/open space easements to the City. The project site is approximately 112 acres in area. The proposed development consists of 22 residential single- family unit in an approximately 33 -acre portion of the site, with a resultant density of 1 unit per 1.5 acres, with the remaining approximately 80 acres be preserved as agriculture/open space through an easement dedication to the City. The Project meets the General Plan Density requirement. The HVSP has land use designations of PUD-SRDR and PUD-A/OS for the project site. The HVSP density section for the subject site states a maximum of 22 units may be permitted at the 33 -acre PUD-SRDR portion of Lot 98 in return for major dedication of open space land or agriculture/open space easements to the City at the time of final subdivision map approval. As proposed, the Project meets this density requirement. As such, the City Council concludes that this finding can be made. 3. Whether the plan is compatible with previously developed properties in the vicinity and the natural, topographic features of the site: The existing surrounding neighborhoods include a mixture of one- and two-story residences with a variety of architectural styles. The City Council finds that the design criteria listed in the Design Guidelines would result in future homes constructed in a style and manner compatible with the land use pattern in the neighborhood and previously developed properties in the vicinity. The proposed pad elevations are compatible with the existing lots in the vicinity and the development standards and design guidelines would ensure the future homes are sited to minimize impacts on surrounding neighbors to the extent feasible. The Project has been designed around wetlands on the project site and the existing historic windmill will be retained as a special feature. The heights on several lots have been limited to a single story so as to preserve views towards the hillsides from both public streets and the interior of the site. As such, the City Council finds the development is sensitive to the existing environmental setting. In addition, proposed new home sites will have adequate space for outdoor living area which will relate well to the site's natural and built features. The City Council concludes that this finding can be made. 4. Whether 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 HVSP states grading should be limited as much as feasible, and where cuts and fills are necessary, contour grading shall be used which blends new grades with existing grades. Grading is proposed throughout the development area to