SR 06:065 - Laserfiche WebLink

requirements of the District are implemented by the City in conjunction with its review of projects, PUD development plans, design review, tentative subdivision maps, and building permits Calculation of Residential Density: The properties located west of Foothill Road discussed below include several land use designations including: Rural Density Residential (RDR), Low Density Residential (LDR), Parks and Recreation, Agricultural and Grazing, Public Health and Safety, and Wildlands Overlay. RDR has a density of up to I unit per five acres and LDR is assumed to have a mid-point density of I unit per acre and a maximum density ofless than 2 dwelling units per acre. The Open Space designations have virtually no density. Although the land use designation for the sites described below is generally not at issue, staff is seeking input on the issue of whether or not to include land over 25 percent slope in the calculation of residential density in the Foothill Road area. As noted in previous staff reports, the existing General Plan includes policies that may restrict or prohibit development on slopes over 25 percent, and further states that land with slopes over 25 percent should be designated as open space. However, the General Plan still allows the inclusion ofland with 25 percent slope or more (and land in seismic hazard areas and land prone to landslides) in the calculation of residential density when the property is designated RDR or LDR. The information below shows the residential (mid-point) density calculation both including and excluding land over 25 percent slope. It should be noted that these calculations were prepared at a General Plan level in order to estimate the overall impact of this policy; a more site-specific analysis would need to be prepared to calculate the actual slope and development potential for individual parcels at the time of any development application. The location of these properties and the areas equal to or over 25 percent are shown in Attachment 3. Staff is seeking City Council and Planning Commission input on the calculation of residential density for property west of Foothill Road. Residential Character: Large Lot, Large House vs. Smaller Lot "Affordable by Design": The typical project west of Foothill Road consists oflarge lots and large houses, developed at the mid-point density or lower. There has been interest, however, on the Lester property, for example, in developing smaller "affordable by design" housing with second units, at the higher end of the density range. (Second units are not counted towards the City's residential cap or included in the calculation of density, per State law.) The owners of the Westbrook property have also recently requested consideration of a plan for 21 detached and attached units on approximately 5,000 square foot lots on a site that has a mid-point of 5 units. Also to consider is the existing General Plan Program 11.4 that encourages lower intensity uses immediately inside the Urban Growth Boundary. Staff is seeking City Council and Planning Commission feedback on the issue of permitting or encouraging higher densities and smaller units in this area. Foothill Road Properties: Nine Foothill Road properties are evaluated in this staff report. Each is presented below with regard to current conditions and planning considerations that staff believes relate to General Plan Update opportunities. An approximate development potential has SR 06:065 Page 3 of 12