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180 Item 6c AP-92-5/GP-91-9/PUD-91-17, Kaufman & Broad Appeal of the denial of a General Plan Amendment from High Density Residential to Medium Density Residential; and application for Planned Unit Development rezoning and development plan approval to construct 108 single-family homes on an approximately 17 acre parcel located generally on the north side of Stanley Boulevard between First Street and California Avenue (3801 Stanley Blvd.). Zoning for the property is PUD (Planned Unit Development) - High Density Residential District and PUD (Planned Unit Development) - Commercial District. (SR92:151) Also consider adoption of a Negative Declaration Mr. Mercer declared the public hearing open on the application. Mike Forsum, 39180 Liberty Street, Fremont, represented Kaufman & Broad. He explained that K & B is a builder of entry level single-family detached housing. He indicated that the moderate income housing program as required by staff, with artificially low sales prices and price caps, did not work for.this project. Affordable housing could not be built on this site as for sale type housing because of the mortgages. K & B was offering attainable housing with a subsidized mortgage component. Multi- family attached housing does not mitigate adverse sound impacts and it does not lend itself to more flexible land planning. Mike Woodley, 180 N. Riverview Drive, Anaheim, Kaufman & Broad architect, conducted a slide presentation on Kaufman & Broad projects. The presentation included examples of the units planned for this project. He explained that K & B's developments are designed to give the residents a sense of territory and identity. Many of the homes would include front porches and would not be garage dominated. Mr. Woodley pointed out the neighborhood layout of the plan and the community oriented atmosphere. Ms. Forsum spoke concerning the conditions of this project. He indicated that he had been working with the Country Roads Association and agreed that there should be a fifteen foot backyard setback. He referred to Condition 6 and asked that it be amended to apply to those houses that back up to Stanley. He then referred to Condition 11 and indicated that due to the configuration of the project they were unable to move it and asked that it remain as is. He referred to Condition 18 and asked that they be able to have a left turn in and out of the project. Steve Reynolds, 269 Rachael Place, spoke in support of this item. (A petition was given to Council) He explained that his Homeowner's Association was in support of this project. He felt that it was a needed project. He stated that all of the neighbors were noticed and felt that if more people were noticed, more people 4/7/92 12