PC 04/22/1998 - Laserfiche WebLink

The proposed golf course site was displayed and described. Mr. Rasmussen stated that it would be developed on 165 acres that would be acquired by the City. The azeas surrounding the golf course were also identified and described, and Mr. Rasmussen stated that this area was covered by the Happy Valley Land Use Plan. He also stated that the intention for the Greater Happy Valley area is to preserve the semi-rural character and that the design guidelines also call for preservation of rural buildings. A slide was also presented of the proposed golf course routing plan that was approved by the Golf Course Committee and the City Council. The surrounding areas and proposed residential developments and streets were again identified. In addition, Mr. Rasmussen explained the flood prevention plan by use of water detention basins. Mr. Rasmussen reported that the City recently received a reconfirmation letter from the owners of the Christesen property proposing to dedicate 10 acres of land to the City for expansion of the golf course in exchange for a density bonus of one additional home site on their property (Lot 110). Mr. Rasmussen Further explained that the specific plan calls for preservation of the hills around the Happy Valley area. All homes would be located at the base of the hill only, and this condition also applies to all of the open space azeas. The proposed circulation plan was described, and Mr. Rasmussen pointed out that the key circulation feature is the bypass road that starts at the North Sycamore Specific Plan azea. The Happy Valley Trails Plan was also described. Mr. Rasmussen advised the Commission that some of the main issues with this application deal with having density. Some neighbors are in support of one-acre density and some of two-acre density. Therefore, the City Council asked staff to analyze those two densities and one in between in the EIR. Mr. Rasmussen pointed out that the EIR and the specific plan identify the two acre density as an alternative only because a number had to be used in order complete the EIR. Staff recommends that the Planning Commission review this issue carefully. In addition, Mr. Rasmussen stated that infrastructure cost sharing continues to be a concern. He stated that the plan is for the City to construct the line for the golf course and the golf course housing. However, under the specific plan, the existing homeowners and new developers would have to pay their pro rata shaze. Mr. Rasmussen stated that a report relating to this issue was just completed and mailed to property owners today. He distributed copies to the Commissioners. With regard to the draft EIR report, Mr. Rasmussen noted that responses were sent to all persons who submitted comments. He noted that copies were available for members of the audience. He also advised that the responses to public comments and the draft EIR have been combined as the final EIR. He suggested that the Planning Commission take public comment this evening and make possible requests of staff, but to reserve any action since there is still at least one more public hearing on the matter. RECESS TAKEN AT 9:10 P.M. RECONVENED AT 9:15 P.M. Planning Commission Page 11 April 22, 1998