Agenda - 06-03-2008-5b5d - Laserfiche WebLink

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~~ 4. A site plan will be reviewed for compliance with all applicable standards in accordance with the provisions of the Ordinance. 5. Staff, in accordance with the Ordinance, will administratively approve this site plan. Question 2 This is a request that the applicant provide enough information about the site plan/conceptual design of the proposed development, (including the information required by Section 8.2.1 of the County Zoning Ordinance), to demonstrate the design intention achieved by applying the "value substitutes' offered by the applicant in lieu of the EDD Design Manual's performance objectives in Waiver #s 2, 3, 5, 8, 9, 10, 13, 14 (summarized below). Related to the project's intensity of land use, the applicant has requested 8 Waivers of the performance and design criteria of the EDD Design Manual, stating they are needed in order to "accommodate the particular nature of this project"; and in part, to "Preserve existing vegetation, especially significant stands of trees and along drainage ways, on steep slopes, and in buffer areas" and "Use the natural sliape of the land witli minimal grading to locate features in a way that minimize iraapacts on and off the site". However the applicant has not demonstrated that the Waivers are necessary to the design of the project on the site, or that the alternative solutions presented will increase the preservation of any of the existing natural features of the site. For example, a very fundamental and key performance criteria, applicable to all projects proposed for development in the County's EDDs is the ability to meet the "land use intensity standard that projects in the Economic Development Districts must meet" (Section 2.3 of the EDD Design Manual). The EDD Design Manual was prepared by the County specifically for the purpose of defining the performance and design standards for development projects in the County's Economic Development Districts, so that these projects could reflect the County's objective to maintain a "desired balance between economic development and environmental protection". The application package for the Buckhorn Village Development has said, but not demonstrated, that the overall. development, as planned, would meet the land use intensity performance standards of the EDD Design Manual (as defined on page 2.3.12, of the EDD Design Manual). To the contrary, given that 8 of the 14 Waivers that the applicant has requested for this project (suzninarized below) are Waivers that would potentially increase the land use intensity for this project... Landscape Design Criteria (fewer shade tree plantings for parking lots and 70% less foundation plantings around the buildings), ® Land Use Buffer Criteria (a decrease in the required buffex widths from 100 feet to 25 feet), e Land Use Buffer Criteria (increasing the amount of allowed tree buffer removal from 25% to 60% removal) Site Grading Limits (increasing the allowable graded slopes from 33% to 50%), ® Building Setback Requirements (decreasing the landscaped areas between the parking/driveway and buildings from 10-25 feet to 0-10 feet), ® Land Use Lntensity Standards (a request to entirely delete this performance criteria of the EDD Design Manual ), and o Landscape Design Criteria (decreasing the amount of setback between walls/fences to road right of ways/property lines from 10 feet to 1 foot.)