Land Use Element - General Land Use - Policy 1 <br />o Minimize land use conflicts by promoting compatibility between land uses, especially <br />among residential, commercial-industrial, and commercial-agricultural uses. (page 2-7) <br />The properties to the north and east of the subject site are zoned R-1 Low Density Residential, <br />properties to the southwest are zoned C-2 Community Commercial. The subject site is zoned as <br />R-2 Medium Density Residential. Staff finds that the applicant's proposal to create five (5) new <br />structures that will generally mimic the appearance of single family homes, complies with the <br />above policy by creating a transition between the potentially incompatible R-1, and C-2 zones. <br />Land Use Element - Residential Lane Use - Policy 2 <br />o Provide a diversity of housing types in the area. Available techniques include <br />encouraging reinvestment and rehabilitation of existing housing stock and the use of <br />development standards that provide for clustering or planned unit development. (page <br />2-14) <br />The above policy has a suggested action that recommends innovative residential development <br />through the PUD process for new residential development on large parcels. The applicant's <br />proposal provides a diverse housing type, and utilizes the PUD process. Staff finds that the <br />applicant's proposal complies with the above policy. <br />Based on the findings above, the proposal complies with EC 9.8320(2). <br />EC 9.8320(3) The PUD will provide adequate screening from surrounding properties <br />including, but not limited to, anticipated building locations, bulk, and height. <br />The applicant proposes to construct five (5) new Specialty Care structures which will be either <br />one (1) or two (2) stories tall. The applicant states that these buildings will be designed to <br />generally mimic bulk and height of a standard single-family home. The applicant also proposes <br />to build a seven (7) foot tall cedar fence along common property lines to the north and east. <br />The applicant is requesting this additional foot of height be allowed to provide security for <br />residents (beyond the typical maximum height of six (6) feet), but also proposes that it will add <br />additional buffering for the neighbors to the north. <br />The exterior elevation drawings in the site plan (sheet 16) provide a panoramic view of the <br />visual impact to the properties north of the subject site. The applicant also provided a detail in <br />the written narrative (page 5) which shows the properties to the north which will be impacted <br />by the second story windows. The applicant/owner noted that they had visited both properties, <br />the westerly property is vacant and for sale, and the easterly property was not easily accessible. <br />The applicant/owner left notes on each door offering to plant a tree on the property abutting <br />the subject site if the owner would like one. <br />Staff finds that per the definition of screening provided at EC 9.0500 Definitions, the additional <br />foot of fencing serves this purpose and supports the applicant's request. Staff also notes that <br />the property to the east is zoned as R-1 Low Density Residential and will also receive a <br />screening function from the additional foot of fencing height. Staff also recommends the <br />McKenzie Living Staff Report May 2016 <br />HO Agenda - Page 38 <br />188