PC 04/29/1998 - Laserfiche WebLink

3. PUBLIC HEARINGS a. GPA-97-O1 SP97-Ol RZ-97-O1 HAPPY VALLEY SPECIFIC PLAN Application for a General Plan amendment, specific plan, PUD prezoning and environmental impact report prepared for the 860-acre Happy Valley Specific Plan Area located in the currently unincorporated land south of Sycamore Road. The project includes the development of an 18-hole municipal golf course, up to 179 future homes, extension of a collector road to serve the Plan area, and extension of City water and sanitary sewer facilities. Wayne Rasmussen stated that at last week's meeting, there were several questions asked by the audience and the Planning Commission. He noted that some of these comments and questions related to the changes in the specific plan, and the proposed changes aze included in the recent staff report. With regazd to the Christesen property, it was reported at last week's meeting that the property owner had withdrawn its proposal to dedicate 10 acres for golf course land in return for a density bonus for one additional home. However, Mr. Rasmussen was advised in writing yesterday that the property owners now wish to participate under the agreement noted in the specific plan. He stated that staff is happy with this decision and feels that it will make for a more attractive golf course. Mr. Rasmussen also addressed the previous concerns raised regarding horseback riding. He stated that if the Happy Valley Area becomes part of the City, there is presently no ordinance that would prohibit horseback riding in the area, although it would not be permitted on same City arterial streets. As recommended by Commissioner Barker, a hotline service will be set up and will provide immediate service to citizens who call in with complaints or concerns regazding construction. This program will be administered by the Public Works Department. Mr. Rasmussen recommended that the Planning Commission continue the public heazing this evening, and if concluded, take an action at the close of the meeting approving the Final EIR; approving the proposed General Plan amendments; approving the Specific Plan subject to the changes included in the staff report; and approving the proposed PUD pre-zoning. Commissioner Wright asked how the new sewer system plan costs were derived. Mr. Higdon responded that, as far as the system design, it made very little difference between 1 unit per 2 acres and 1 unit per acre. Commissioner Wright also questioned the wording in the staff report relating to "restricting vehicular traffic" on the Happy Valley Loop. Mr. Rasmussen noted that the change was made based on the concern of one of the property owners, and the change was not intended to change the meaning of the sentence. Mr. Rasmussen stated that the word "restrict" could be changed to "limit" in order to prevent any misunderstanding. Chair Cooper asked Mr. Rasmussen to clarify Condition 15 relating to whether the construction of "Trail Connection 8A" would be delayed until the Foley property trail opens. Mr. Rasmussen agreed that the existing wording is misleading, and that the intention was to apply only to the portion of the trail beyond Planning Commission Page 2 April 29, 1998