Yes, it's easier to swallow following a thousand bites than in one gulp. But if the planning parameters, such as overall density and height limitations are set at the beginning, it is much more difficult to make substantive changes later. On the face of it, it would seem there is no overriding benefit or argument as to why this developer should get exceptions to existing ordinances and other County plans. I do not see any redeeming qualities in this design. I see some buidling envelopes encroaching into wetlands areas.
In fact, a closer look makes me wonder if this will pass muster with the fire protection provider. They have provided this turnaround for the engine, but if the houses are two-story (or taller, as you indicate he requests), then it will be very difficult to fight a fire and prevent it from spreading from one house to the next. The sideyard setbacks are too close and the height of walls too great. The "Stack-a-Shack" concept that I referred to had a fire in a ski community just outside Aspen and the fire department could not effectively fight the fire because of the construction and proximity of sidewalls within the development. The entire project was lost to fire.
The folks on the bus will want to ask the fire department about their review of this project and point out that there may be no "clear access" around the buildings due to the minimal sideyards and > height of structures. In cases like this, a ladder truck would be required. Does the closest response fire station have a ladder truck? Many don't. The cost for these trucks is around $875K, which doesn't include requirements for additional trained personnel at the station to operate the trucks (two drivers instead of one, etc.).
If I was a neighbor commenting on this project, I would ask for more variation in the building styles, sizes and elevations. I would ask for a landscaping concept that justifies the clean cutting of the forest there. I would carefully read all the in-house comments that other departments make (Fish & Game, Building Dept., Fire Department, Public Works, etc.) and make sure that their requirements are clearly conditions of approval that must be met before a building permit can be issued. And most importantly, I would lobby the County staff and officials to the effect that the project does not include any redeeming or overriding benefits that justify a deviation from the County's existing plans and ordinances and design review precedents. Good luck.
