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proposed development is sensitive to the site's unusual conditions the seasonal drainages, wetland area and the southwestern portion of the site would be located within the open space parcel. Staff has concluded that the proposal merits the exceptio9n to the one acre minimum lot size allowed by the Specific Plan. Inclusionary Zoning Ordinance The City's Inclusionary housing ordinance exempts projects of 15 units or less. However, the applicant is required to pay for the low-income housing fees per the Master Fee Schedule for Development Fees as adopted by the City Council. Growth Management The proposed residential lots covered by this development would fall under the "First Come, First Served" category of the city's Growth Management programs. Design and Site Development Standards Proposed Design Guidelines: The proposed design guidelines have been written to be similar to the design guidelines of both the Mariposa Ranch at Callippe Preserve and Serenity at Callippe Preserve. The design criteria contained in the proposed design guidelines are detailed and comprehensive. The guidelines include the setbacks, building height, and floor area ratio for the development aad it also covers the recommended architectural styles, landscaping, fencing, etc. The detail of architectural elements, such as dormers, shutters, bay windows, roofline, etc., ensures successful translation from guideline statements to physical designs. Staff believes that the proposed guidelines provide a comprehensive level of detail and direction for future homeowners regarding all aspects of the designs of their homes. The design guidelines also recognize the topographic constraints for Lots 2, 3 and 5, where the sites do not exhibit a knoll suitable for an area suitable for on-grade construction. To prevent excessive grading, the design guidelines include split-level requirements for these lots. Design Guidelines Review Procedures: The review of the home designs for these lots would be administered by atwo-step process. 1. An "in-house" review conducted by the development's Design Review Board (DRB) to ensure consistent to the design guidelines. The design plans would be approved by DRB before being submitted to City staff for review. Case No. PUD-77 Planning Commission Page - 6 -