PC 082207 - Laserfiche WebLink

Ms. Decker noted that Serenity at Callippe development was a PUD, which required that the lots be a minimum of one acre. There were some minor reductions of those lot sizes to less than one acre through the PUD process and through the development of the Callippe Preserve Golf Course. Staff’s concern with respect to modifying the Happy Valley Specific Plan to increase the density of the plan is that only a specific number of lots would then be permitted. On the other hand, there was the consideration that there were various lots within the area that may or may not be built to the density that was slated within the Specific Plan. For instance, the Spotorno project had an entitlement of 121 units and has come in for a consideration of 79 units; it provided flexibility regarding the number of appropriate units within the Happy Valley Specific Plan. The other consideration for the proposed project’s appropriateness was the configuration and proximity to the golf course itself and whether it was compatible with that site. Commissioner O’Connor noted that lot size was an important consideration and requested clarification on the number of lots and total acreage for the Serenity at Callippe development, which he believed was 12 lots and 42 acres. He added that while Mariposa had small lot sizes, there was a lot of open space. He was concerned about open space versus lot size for this proposal. With respect to the Spotorno project’s 121-unit entitlement, Chairperson Fox inquired whether it had vested rights to the development, or whether it was the holding capacity. Ms. Decker replied that when the Happy Valley Specific Plan was developed and adopted, it designated a certain number of units per site which were entitlements with respect to the density. She noted that it was not approved based on geotechnical issues. She noted that the allowable density in the Specific Plan was approximately 120 units, which provided the City with some flexibility. She noted that this was an opportunity for the Commission to consider whether this particular request should be increased by four units. Chairperson Fox inquired whether the applicant had a PUD-SRDR (Planned Unit Development – Semi-Rural Density Residential) District and an approved PUD at this time. Ms. Decker replied that the applicant did. THE PUBLIC HEARING WAS OPENED. Don Babbitt, Heartwood Communities, applicant, described the background and layout of the proposed project. He noted that they had discussed the possibility of the new residents being able to have horses on that kind of acreage and that people would not likely plant on or care for an entire two acres. Some Councilmembers suggested putting in some smaller lots that could be fully landscaped and maintained to back up to the golf course; they also considered replacing the chain link fence along the driveway that went back to Mr. Jensen’s property with a wrought-iron fence. They had held discussions with staff as well as Greenbriar Homes with the idea of somehow buying some of the unused density from the Spotorno property. He noted that they considered putting the four lots towards an amenity fee to be put towards the cost of the bypass road. PLANNING COMMISSION MINUTES August 22, 2007 Page 17 of 20