SR 05:335 - Laserfiche WebLink

properties or portions of properties which include areas of steep slopes or which have geotechnical issues are included within the "Rural Density Residential" designation which allows development at .2 dwelling units per acre (or one unit per five acres), or "Low Density Residential" with a mid-point of I dwelling unit per acre, and a maximum density of one dwelling unit per two acres. As a matter of interest, the 1986 General Plan "Rural Density Residential" definition specifically excluded land with slopes of25 percent or more. However, this was not included in the 1996 General Plan definition of "Rural Density Residential." A parcel that has no land with slopes less than 25 percent should be limited to one single-family home per existing lot of record, according to Program 13.1 of the 1996 General Plan Conservation and Open Space Element. When the Planning Commission discussed the density issue in June 2005, it indicated an interest in considering the following draft policy (to be included in the Land Use Element) to deal with this issue: Policy X: The maximum number of units allowed in parcels zoned Planned Unit Development (PUD) shall not exceed the maximum for the underlying General Plan Map designation (plus a density bonus as allowed for under State law), multiplied by the number of gross developable acres. Gross developable acres shall not include any portion of the lot with slopes of 25 percent or greater, land prone to landslides, and unstable slope areas. Since "gross developable acres" is used to calculate minimum, mid-point and maximum densities, staff recommends a revised definition, as follows (additions to the 1996 General Plan shown with underline): "Gross developable acres" shall include all privately owned acreage within a parcel and shall exclude all publicly owned facilities (e.g.,City-owned parks, flood control channels, and public school sites) or such sites planned to be purchased by a public agency. Acreage to be devoted to publicly owned facilities dedicated as part of a project (e.g. roadway rights-of-way, parks and trails) shall be included as "gross developable acres" unless such acreage is rendered undevelopable by other General Plan provisions. Gross developable acres shall not include anv portion of a propertv with slopes of 25 percent or greater. land prone to landslides. or unstable slope areas. as determined bv the Citv Engineer. The revised definition of "gross developable acres" would change the calculation of density and could substantially reduce the mid-point and maximum number of units. Figure I provides an indication of how this could impact several currently undeveloped parcels. It should be noted that although the city-wide slope information used for this map is adequate at a General Plan level, site-specific studies would most likely need to be prepared by applicants for specific projects. Areas shown in red are areas with slopes of 25 percent and above. For example, SR 05:335 Page 4 of9