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<br />V. ANALYSIS <br /> <br />Vineyard Avenue Corridor Specific Plan Conformance <br /> <br />Densitv and Uses <br /> <br />A copy of Figure IV-2, "Vineyard Avenue Corridor Land Use Plan", is attached. The subject <br />property is designated for Low Density Residential (LDR) and Open Space (OS) Land Uses. <br />Table IV-I, "Existing and Planned Homes", from the Vineyard Avenue Corridor Specific Plan <br />specifies 13 new homes in addition to the existing Hatsushi home. <br /> <br />The proposed density and the location of density conform to the Specific Plan. Development <br />standards and uses for Lots 1 through 13 and for Parcel "A" are defined in the draft conditions <br />of approval and reflect the Specific Plan. The proposed lot sizes, lengths, and widths meet or <br />exceed the standards of Table IV -2, "Residential Development Standards" of the Specific Plan. <br />As conditioned, a conservation easement will cover the open space areas of Parcel "A" thereby <br />preserving it for open space and limited agricultural uses. <br /> <br />Site Design <br /> <br />The Vineyard Avenue Corridor Specific Plan specifies the location of lots, public streets, and <br />open space areas for this site and the location and use of the EVA connecting the cul-de-sac to <br />Montevino Drive. Public street and EVA locations and the separation of developed and open <br />space areas match the general separation of use areas defined by the Specific Plan. A site- <br />specific analysis follows: <br /> <br />Lot 10 throuf!h Lot 13 Comments: <br /> <br />Ed and Sharon Nowak (862 Montevino Drive), Ron Cote (870 Montevino Drive), and Ron <br />Lloyd (8S4 Montevino Drive) have commented in writing to staff on these lots, specifically re- <br />garding the planned construction on Lots 12 and 13. An aerial photograph showing the Hatsu- <br />shi/Nowak/CoteLloyd properties is shown on the following page. The Public Comments sec- <br />tion of this staff report contains a summary of their comments. <br /> <br />The location of density and alternate locations of density was analyzed with the Vineyard Ave- <br />nue Corridor Specific Plan and Environmental Impact Report. The location of Lots 10 through <br />13 conform to the Specific Plan. Regarding impacts to the privacy and views of adjoining <br />neigh-bors, the Specific Plan also states that, <br /> <br />"The maximum height of the future buildings on Lots 1, 2, and 3 may be reduced <br />to 2S-feet, if necessary, to preserve the privacy and views of existing residents on <br />Montevino Drive". <br /> <br />Item 6.b., PUD-99-14 <br /> <br />Page 6 0124 <br /> <br />April 26, 2006 <br />