PC-2021-18 - Laserfiche WebLink

Resolution No. PC-2021-18 Page Three 2. Whether the plan is consistent with the City's General Plan and any applicable specific plan: The Project site has a General Plan Land Use designations of"Low Density Residential/Open Space" on the General Plan Map. The General Plan Land Use Element indicates that General Plan Land Uses, densities and street alignments that are within specific plan areas are only conceptually shown on the General Plan 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 proposal 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. 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 Commission recommends that the City Council find 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 Planning Commission recommends that the City Council find the development is sensitive to the existing environmental setting. In addition, the vicinity. Page 18 of 25 Plan as part of the improvement plans prepared by a California licensed civil engineer, which include but is not limited to the type, location, and sizing calculations of the PUD-114-01M& P20-0995 Planning Commission Page 16 of 25 d) individuals. PUD-114-01M& P20-0995 Planning Commission Page 3 of 25