Month 1986.11 November.


Day 1986.11.18PC

PLANNING COMMISSION MINUTES
City of Vacaville
7:30 P.M. - City Council Chambers    November 18, 1986

CALL TO ORDER:
    The regular meeting of the City Planning Commission was called to order at 7:30 P.M. by Chairman Matsuhara.

PRESENT:    Chairman Matsuhara, Commissioner Breece, Commissioner Brewer, Commissioner Gjervold, Commissioner McCulley, Commissioner Rajander, Commissioner Rasmussen
ABSENT:    None
ALSO PRESENT:    Planning Director Werner, Senior Planner Sexton, Associate Planner Traut, Assistant Public Works Director Baird

COMMUNICATIONS:
    - Design Review Committee Memo, approval of Albertson's Design Review.
    - Letter from the applicant requesting withdrawl of the Village East Commercial Center.
    - Letters in support of Item #3 - Gupton Day Care Center.
    - Revised Condition "G" - Silvey Acres Design Review.

MISCELLANEOUS:
    None

1.    CONSENT CALENDAR
    Commissioner Rasmussen moved, Rajander seconded to approve the following items as listed on the consent calendar.  Motion approved 7-0.

    a.    CREEKSIDE CONVALESCENT HOSPITAL TIME EXTENSION - Richard Schachten, applicant
    Conditional Use Permit (CUP-17-86)
    Variance (V-36-86)
    Pertains to a request for a one-year time extension for the conditional use permit and variance for a 120 bed convalescent hospital proposed on Nut Tree Court, north of the Solano County Flood Control Channel.
    b.    Approval of Minutes of September 16, 1986

    Approval of Minutes of October 21, 1986.

2.    VILLAGE EAST COMMERCIAL CENTER TIME EXTENSION  -  Stephen Gazzera Jr., applicant
    a.    Conditional Use Permit (CUP-14-86)
    This item was withdrawn by the applicant.

3.    APPEAL OF GUPTON FAMILY DAY CARE HOME  -  Dorothy Simons, appellant
    Pertains to an appeal of the approval of a Family Day Care Home, for 7 to 12 children, located at a single family residence at 437 Cordoba Lane.

    The appellant is a nearby property owner, at 442 Valencia Lane, who objects to the issuance of the permit because of noise from the children.  The day care facility has been licensed by the State since April 1983, with a capacity of 12 children.  The children usually play outdoors in the morning, and are inside at lunchtime.  After lunch, some children take naps while others play outside on playground type structures. During the summer, children are outdoors every day, but during the winter months, only if weather permits.  Both parties came to an agreement to limit the number of children outdoors at one time.  Staff recommended approval, with conditions of staff report.

PUBLIC HEARING:
Those speaking in favor of the appeal:
    None.  The appellant was not present.

Those speaking in opposition to the appeal, and giving testimony in favor of the day care center were:
    Mr. Martinez, next door neighbor
    Mr. Pierce, neighbor across the street
    Gerald and Juli Patterson, 449 Cordoba Lane
    Jody Hansen, 360 Chelan Drive
    Letter:  Liz Popovich, 436 Valencia Lane
    Letter:  Susanne Geist, 112 Marco Lane
    Letter:  Laurie L. Ott, area resident

Public hearing closed.

COMMISSION DISCUSSION:
    The Commission felt that the neighbors adjoining the day care property did not feel that the use was causing a problem in the neighborhood, and since the appellant was not present to speak to the appeal, that the appeal should be denied and the day care home approved to operate.

COMMISSION ACTION:
    Commissioner Gjervold moved, Brewer seconded, to deny the appeal of a Family Day Care Home Permit for 437 Cordoba Lane, finding that the Performance Standards within Section 17.38.020 of the Zoning Ordinance can be met, and subject to the following condition of approval:
    "Children shall not play outside before 8:00 a.m. during the summer months (May to October), nor before 9:00 during the winter months (November to April). Motion approved 7-0.

4.    ALBERTSON'S CENTER  -  Albertson's Inc., applicant
    a.    Environmental Assessment (EA-30-86)
    b.    Conditional Use Permit (CUP-16-86)
    c.    Tentative Map (TM-15-86)
    d.    Zone Change (Z-12-86)
    Pertains to a request for approval of a 78,430 square foot shopping center, including a 43,130 square foot Albertson's to be located on 7.7 acres at the northwest corner of E. Monte Vista Avenue and the Depot Street extension.  The proposal also involves the subdivision of 23 acres, including the shopping center site, into 9 lots.  The rezoning pertains to the redesignation of the 7.7 acre shopping center site, from RM-3000, R-1-6000 and CG to General Commercial-Conditional.

    Commissioner Rasmussen declared a conflict of interest and stepped down.

    Associate Planner Sexton reviewed the project and introduced the staff report dated November 18, 1986 into the record, noting that the design review aspects of the building were approved by the Design Review Committee at their meeting of November 13, 1986.  Additionally, Public Works met with the applicants and worked out some changes in the Public Works memo.  The design aspects of the buildings were approved by the Design Review Committee at their meeting of November 13, 1986. The shopping center will be composed of a large L-shaped structure with two smaller freestanding buildings.  Designs for the two pad buildings have not been provided yet, but the design of these buildings would be consistent with the larger building and would use the same exterior building materials.  Access would be provided by two driveways onto E. Monte Vista Avenue and onto Depot Street.  No access is proposed onto Vine Street.  A total of 366 parking spaces would be provided.  A large amount of grading is needed on the site and masonry walls are proposed along the west an north boundaries of the site.  Major street improvements are proposed as part of the project. These include the realignment of Vine street, extension of Depot Street and its realignment with Markham Avenue, Widening of E. Monte Vista Street (including raised medians) and the dedication of Vine Street right-of-way and improvement of Vine Street from Depot Street to the western boundary of Lot 9.  The project is consistent with the General Plan and staff recommended approval subject to conditions as listed in the staff report.

PUBLIC HEARING OPENED:
    Mike Emmert, Real Estate Manager for Albertson's, said that he basically concurred with Planning and Public Works staff and was satisfied that the changes were acceptable. David Suder, 736 Wesley Avenue, was concerned about the environmental assessment and felt that this project warranted a more in-depth study.  He felt the traffic study did not look into the interim traffic after the project is completed until parcel 7 is developed and Vine Street is realigned.  Director Werner replied that an Initial Study was done, supplemented by the traffic analysis.  The traffic analysis does not solve all of Vine Streets problem now, but does provide another alternative and would resolve the problems in a maximum of 5 years.  Vine Street's problems go back for years, but this project would provide a solution in the future.

    Jack Wade, 112 Breece Avenue, said that he was in favor of Albertson's, but was concerned about traffic on Wesley Street.  Wesley is already a dangerous street with a blocked view.

    Richard Greno, 718 Wesley Street, said that he was pleased with Albertson'S, but concerned about the improvements of lots 7 and 8.

    Robert Cross, 42 Vine Street, said that there would be a very awkward curve if Vine Street were realigned to dump out from a very narrow section to the new section of street.

    Jim Mattison, 143 Beard Street, stated that the traffic on E. Monte Vista is already a big problem and felt that the raised medians would add to the traffic jam and congestion.  He felt the traffic should be controlled by traffic lights, not left to the discretion of drivers--some would make U-turns to go back to McClellan. Adding the shopping traffic to the school, parking, and Fiesta Days, traffic will be a worse problem.

    Mike Emmert said that they are very concerned about traffic safety and have complied with all requirements of the City to alleviate the problem.  He asked that the project be approved without further delays.

Public hearing closed.

COMMISSION COMMENTS:
    Chairman Matsuhara was concerned about the overall traffic circulation of the site and the east/west corridor from the throat of the parking lot off of Monte Vista, and suggested a change in the parking layout to allow widening of the corridor.  The overall consensus of the Commission was that the overall plan was good, and would be a positive addition to the Monte Vista area.  They felt that the improvement of Vine Street would be slow down traffic in the area and eliminate the hazardous inter-section of Monte Vista and Vine.  Other Commissioners noted concern with the traffic circulation in the parking area, and noted that the breezeway from Albertson's to the employee parking area would be an improvement. They asked that an alternate parking layout be submitted to staff for review.

COMMISSION ACTION:
Environmental Assessment:
    Commissioner Rajander moved, Breece seconded, to approve a Negative Declaration (EA-30-86) as the environmental assessment for the project with the finding that the development will not have a significant impact on the environment.  Motion approved 6-0-1 (Abstaining: Rasmussen).

Conditional Use Permit:
    Commissioner Rajander moved, Breece seconded, to approve CUP-16-86 as meeting findings 1-4 as specified in Section 17.60.050.C of the Zoning Ordinance, including a 5% reduction in the total number of required parking spaces in accordance with Section 17.36.20.F of said ordinance, and subject to conditions of approval A-D as listed in staff report.  Motion approved 6-0-1 (Abstaining: Rasmussen).

Tentative Map:
    Commissioner Rajander moved, Gjervold seconded, to approve Tentative Map (TM-15-86) for the nine lot subdivision as meeting the required findings for tentative maps and with conditions of approval A-E as listed in staff report. Motion approved 6-0-1 (Abstaining: Rasmussen).

Zone Change:
    Commissioner Rajander moved, Gjervold seconded, to recommend to the City Council that the shopping center site (approximately 7.7 acres) be rezoned from R-1-6000, RM-3000 and CG to CG-Conditional under the provisions of Section 17.78.080.C of the Zoning Ordinance with the finding that the proposed rezoning is consistent with the City's General Plan and subject conditions A-C, and adding D. as follows:
    "D.  The complete realignment of Vine Street to connect to Depot Street shall be completed by November 11, 1991, or with the development of either Lot 7 or Lot 8 (as shown on the Tentative Map, which ever comes first.

Motion approved 6-0-1 (Abstaining: Rasmussen).

    Commissioner Rasmussen returned to the Commission.

5.    SILVEY ACRES DESIGN REVIEW  -  Phil Gray, applicant
    a.    Environmental Assessment (REA-59-86)
    b.    Design Review (DR-44-86)
    Pertains to a request for approval of the design of single family homes to be built on 20 existing lots within the Silvey Acres Subdivision on Beard Street and Silvey Acres Drive.  There are 3 modular style models proposed, ranging in size from 1100 to 1380 square feet.

    Associate Planner Traut reviewed the proposal and introduced the staff report dated November 18, 1986 into the record, noting that the final map has been recorded for the subdivision.  The sound wall requirement in condition "G" was determined within a 60 decibel standard.  The proposed homes are pre-manufactured one-story units with a site-built garage to be attached to each home.  Staff recommended approval of the project with conditions as listed in staff report.

PUBLIC HEARING OPENED:
    Phil Grey, representing the owner, was present to answer any questions.

    Jim Mattison, 143 Beard Street, said that a sound wall is needed, he would like to see the City put in one along the entire area, like the Masonry walls Fairfield is putting up along the freeway.

Public Hearing closed.

COMMISSION ACTION:
Environmental Assessment:
    Commissioner Rajander moved, McCulley seconded, to approve Environmental Assessment (REA-59-86) as reaffirming the previously approved Negative Declaration (EA-19-81), for the Silvey Acres Design Review with findings A-D as listed in staff report.  Motion approved 7-0.

Design Review:
    Commissioner Rajander moved, McCulley seconded, to approve the Silvey Acres Design Review (DR-44-86) for the houses on lots 1 through 15, 17 and 20 of Silvey Acres as meeting the required findings of design review, and subject to conditions A-F as listed in staff report, and amending condition "G" to read:
    G.  The required decorative masonry acoustical walls along lots 12, 13, 19 and 21, and the houses on lots 12, 13 and 21 shall be completed prior to occupancy of any units.  As an interim alternative, wooden acoustic walls may be constructed along the property lines.  Motion approved 7-0.

6.    DIRECTOR'S REPORT:
    a.    Schedule of upcoming agenda items.
    b.    Report on City Council actions o Planning Commission related items.

7.    ADJOURNMENT:
    There being no further business to discuss at this regular meeting of the City Planning Commission, the meeting was adjourned at 10:45 p.m.

Respectfully submitted,

Phyllis Lorenzo, Recording Secretary