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Shady Grove redesign set for Dec. 5 Planning Commission hearing

The Planning Commission now has a December 5 date to hear a proposed revision of the architectural design and floor plans for the Shady Grove development.

The redesign was originally docketed for the Planning Commission’s November 7 meeting, but family medical issues involving members of the presentation team led to a request for the continuance which was accepted by the four Planning Commissioners present.

If the Major Use Permit modification is granted by the Planning Commission, three new designs would be added to the six designs approved at previous hearings.

The three new designs would be single story and would incorporate Cottage or Craftsman, French Country, and Spanish architectural themes with floor plans of 1,690, 1,997, and 2,275 square feet.

The Planned Residential Development southeast of the intersection of Gum Tree Lane and Stage Coach Lane consists of 101 single-family residential lots and eight open space or recreation lots.

The modification would not change the density of the 62.8-acre project, nor would it change the lot sizes, the total number of lots or dwelling units, or the street configuration.

The smaller homes would result in reduced lot coverage, and the reduced building footprint would provide greater separation from the rear of the homes to open space areas and to abutting lots.

The request for a Major Use Permit modification seeks to have 40 homes built using the designs previously approved and 61 homes constructed with the new designs.

Consideration would be taken to group the locations of the home designs to create the appearance of distinct villages within the development to limit contrast.

In July 2003 the county’s Planning and Environmental Review Board approved a tentative map and Major Use Permit for the Shady Grove development with floor plans ranging in size from 2,100 to 3,100 square feet and all homes consisting of a single story.

In June 2005 the Planning Commission approved a Major Use Permit modification replacing the original designs with four new designs ranging from 2,600 to 3,500 square feet and with two-story floor plans.

In July 2006 Department of Planning and Land Use staff approved a minor deviation to allow a two-foot encroachment into the front yard setback, which enabled the inclusion of architectural pop-outs into the home design.

In December 2006 DPLU staff approved a minor deviation to add home designs of 2,250 and 2,290 square feet.

An environmental Mitigated Negative Declaration was filed in April 2003 and revised in June 2003, and the Major Use Permit modification process includes an update checklist review.

The development has taken place in phases, and during a March 20 meeting between Shady Grove residents and KB Home project manager Eric Scheck, Scheck informed the residents that KB Home would no longer build the current models and would offer homes ranging from 1,600 to 2,200 square feet throughout the remaining phases.

Scheck also informed the residents that the new homes would sell for prices between $300,000 and $500,000, which is significantly lower than the cost of the existing homes.

KB Home cited the downturn in the economy and the lack of a market for higher-end homes.

The Planning Commission’s April 4 meeting included discussion of correspondence from Shady Grove resident Mickie St. Pierre regarding concerns of residents to the plans of KB Home to downsize models in the development.

Residents have expressed concern that the smaller homes would decrease the value of existing homes and alter the demographics of the neighborhood.

St. Pierre’s letter indicated that demand for the higher-end homes still exists.

During the April 4 hearing acting DPLU director Eric Gibson indicated that DPLU had more control over the Shady Grove development, which is a planned development with a Major Use Permit, than over a regular subdivision.

The Fallbrook Community Planning Group voted 9-0 September 15 to recommend approval of the Major Use Permit modification.

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