Item 5 - PH on Laurel Hill Plan - Laserfiche WebLink

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There are some important considerations that are not specifically related to the criteria: First, note that in Exhibit E of the application, "Zone. Change Staff Report", page 5, first paragraph, Staff notes that: "The Applicant states that both tax lots are encumbered by electrical transmission lines and facilities so as to preclude residential development on the subject property. Referral comments from Public Works Engineering and Public Works Transportation both note that commercial development would likely be similarly constrained". The areas within the electrical transmission line easements cannot be built upon, leaving only a narrow strip between them that is actually buildable. Furthermore, as called for in the East Laurel Hill Plan and clearly indicated on the Map included in it, there is a need to reserve a strip of land along the east side of Laurel Hill Drive for residential development. This issue was addressed by planning staff in 1992 when the Applicant requested, and was granted, a zone change for tax lots 401 and 402. These lots are located south of the subject property on the east side of Laurel Hill Drive. At that time Staff noted, as noted by the Applicant and included in the application for this present zone change as Exhibit D, "Preliminary StaffNotes", page 11-2: "The intent of the Laurel Hill Refinement Plan is clear that the western edge of this property [that is tax lots 401 and 402] shall be retained for low density residential use and will provide a buffer between commercial uses to the east and existing residences in the east Laurel Hill area". Accordingly, the Heatings Official concluded, as can be found in the Applicant's Exhibit D, Findings of"Hearings Official", page 1, that the subject properties could be rezoned "with the exception of the westerly 90feet of tax lot 400". This strip of residentially zoned land is clearly indicated on the East Laurel Hill Plan Map. If this subject property was to be included within the commercial mode by a change in the Laurel Hill Refmement plan, as requested by the Applicant, the subject property should also be subject to the provision of that plan which calls for the retention of a strip of residential land, 90 feet wide, along the eastern side of the subject property. This would, of course, further encumber the subject property as a buildable site. It would in effect remove almost half of the buildable land left unencumbered by the electrical transmission line easements. Another consideration involves the topography of the area and the subject property. Commercial development of the subject property would dominate the area because of its prominent position vis a vis the residential neighborhood to the east which sits below the subject property with its already prominent transmission towers. Surrounding these towers with asphalt would enhance their already overbearing presence. Respectfully submitted, Rich Hazel Co-Chair Laurel Hill Valley Citizens. I-A-2