14 ATTACHMENT 1-5 - Laserfiche WebLink

PUD-138 and Vesting Tentative Subdivision Map 8616 Planning Commission 18 of 28 establish objective design standards for housing development and urban lot splits that result from the new state law. While requiring the review and approval of both housing developments units, and of urban lot splits by local jurisdictions to be ministerial (by right), SB 9 does not prohibit a Homeowners Association (HOA) from imposing restrictions or limitations on lot sp lits or housing developments through its Covenants, Conditions and Restrictions (CC&Rs); therefore an individual HOA could choose to enforce or adopt restrictions in this regard . The proposed project would have CC&Rs to govern rules and regulations within the development and establish a HOA to oversee and manage CC&Rs. However, the City does not take any role in enforcement of CC&Rs that may be more restrictive than City codes . Thus, the future HOA could adopt in its CC&Rs a restriction on further lot splits or construction of more than one primary unit on a lot. Thereafter, it would be a matter between individual homeowners and their HOAs as to whether or how to enforce any limits on SB 9 developments within a subdivision. Accessory Dwelling Units (ADUs) §18.106.045.A.of the PMC pertaining to standards for detached ADUs allow new PUD proposals to include detached ADUs greater than 16 feet in height. As such, the applicant proposes a maximum height of 25 feet for a detached ADU. The applicant further proposes the setbacks for a detached ADU to be 10 feet from the rear and side property lines. Staff finds height proposal is acceptable considering the size of the lots which would not create significant visual impacts to adjoining properties. Staff note s, for the six lots that have a one-story height limit, the detached ADU would be limited to 16 feet in height. Attached ADUs would be subject to the height limits of the primary structure (whether one story or two story in height). Architectural Design Guidelines Since custom homes are proposed for all lots, the applicant has prepared a set of design guidelines and site development standards for the project (“The Flat @ Spotorno Ranch”) which addresses architecture, house size, setbacks, building height, grading, fencing, landscaping, etc. Staff believes the guidelines are generally consistent with the requirements of the HVSP and present a good set of development standards for the project and adhere to PUD-SRDR requirements and those specifically applied to the project site. ▪ Architectural Styles The HVSP, with reference to home designs states “Happy Valley architectural design is generally informal in character and reflects the agricultural heritage of the Neighborhood.” The HVSP encourages style diversity suitable to Happy Valley’s semi- rural character, architectural elements that add visual interest to the homes, and the second-floor of a two-story home to be set back to minimize the building’s massing. As mentioned earlier in the report, the proposed design guidelines list a variety of architectural styles suitable for the area. Instead of requiring a certain architectural style home to be constructed, it allows the homeowners and their design teams the