Month 1986.12 December.


Day 1986.12.16PC

PLANNING COMMISSION MINUTES
City of Vacaville
7:30 P.M. - City Council Chambers    December 16, 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, Vice Chairman Rajander, Commissioner Breece, Commissioner Brewer, Commissioner Gjervold, Commissioner McCulley, Commissioner Rasmussen
ABSENT:    None
ALSO PRESENT:    Planning Director Werner, Senior Planner Sexton

COMMUNICATIONS:
    Revised Recommendation for Hidden Oaks Subdivision, Item 2.

MISCELLANEOUS:
    None

1.    CONSENT CALENDAR:
    Chairman Matsuhara moved, Rajander seconded, to approve the following item as listed on the Consent Calendar:  Motion approved 7-0.
    Minutes of November 18, 1986.

2.    HIDDEN OAKS SUBDIVISION  -  Bissell & Karn-Grossi, applicant
    a.    Environmental Assessment (EA-24-86)
    b.    Planned Unit Development (PUD-13-86)
    c.    Tentative Map (TM-13-86)
    d.    Zone Change   (Z-10-86)
    Pertains to a 94 lot single family residential subdivision proposed on 32.6 acres located southwest of Alamo Creek, west of Terrace Avenue.  The lots range in size from 6,000 to 10,000 square feet.  The proposal also involves rezoning the property from R-1-10,000 square feet.  The proposal also involves rezoning the property from R-1-10,000 to R-1-6,000 PD, R-1-8,000 PD and R-1-10,000 PD.

    Commissioner Breece declared a conflict of interest and stepped down.

    Senior Planner Sexton reviewed the proposal and introduced the staff report dated December 16, 1986 into the record that the proposal is consistent with the General Plan designations and policies, and zoning standards.  The development would require major extensions of utilities and street improvements to the site, however, these items have been addressed in the report.  The project would. provide an upgraded style of homes, which was anticipated in the area.  Staff recommended approval of the project subject to conditions of approval.

PUBLIC HEARING:
    Randy Baukney, representing Bissel Karne-Grossi, was present to answer any questions. He said that they understood the City's traffic circulation predicament, and if the City decides that California Drive should be an arterial, they would have to redesign the lots for a new tentative map.

    Peter English, 645 Coranado Court, said that he thought approval of the project should be delayed until the traffic study was actually completed.

    Kevin Smith, 1120 Terrace Avenue, said that he would like the option to buy the abandoned street right-of-way adjacent to his property.  Director Werner said that if the Terrace Avenue residents want to acquire the right-of-way property, the conditions could be modified.  The City just wanted to be sure it did not become a "no man's land" and cause problems later.
Public hearing closed.

COMMISSION COMMENTS:
    A lengthy discussion followed.  Director Werner noted that the project did not have an absolute vested right until building permits are issued.  Commissioner McCulley stated the following concerns:  he felt that changes were needed in the street designs to minimize the number of intersections; a back-up treatment would be a better design for a busy street; the traffic study might not be done in 6 months; the "no man's land" strip is uncertain; and that there are many R-1-6000 lot homes being constructed at this time, he felt this area should all be upgraded to R-1-l0,000 lots.  Chairman Matsuhara felt that upper-end housing was needed and was concerned about sufficient right-of-way if the street was made an arterial.  Commissioner
Rasmussen said that if 6 months is not long enough for Council approval of the traffic study, the Planning Commission could recall both this project and the California Drive project for redesign, as long as building permits have not been issued.  The majority of the Commission agreed that a condition should be placed on
the planned unit development approval, the same as Condition #11 of Public Works Memo #566.

COMMISSION ACTION:
Environmental Assessment:
    Commissioner Brewer moved, Rasmussen seconded, to approve Environmental Assessment (EA-24-86) involving a negative declaration for the subject development with the finding that the project will not generate a significant impact on the environment.  Motion approved 5-2.  No:  McCulley, Gjervold.

Planned Unit Development:
    Commissioner Brewer moved, Rasmussen seconded, to approve Planed Unit Development (PUD-13-86) subject to Mandatory Findings a-g and finding 1-6 of Section 17.54.070(c) of the Zoning Ordinance and subject to conditions A-O as listed in the revised recommendation, and amending condition "N.", and adding condition "P." as follows:
    N.    That the narrow strip of land adjoining the southerly boundary of the project and the existing single family homes shall be subdivided and incorporated into the development as shown on the tentative map, or an alternative arrangement as approved by the Planning Director.
    P. A traffic study is currently underway analyzing existing and future traffic patterns throughout the City.  As part of this study, the engineer will look into the possibility of widening California Drive to City Arterial Standards (84'R/W).  If the study determines that the arterial roadway is warranted, the approval of the tentative map shall be void.  No final map shall be approved until the study has been completed, or 6 months has elapsed from the date of the tentative map approval, whichever comes first.  If the study determines that the arterial roadway is not warranted, the Developer shall widen and improve California Drive such that the right-of-way and curb widths are 60 feet and 48 feet respectively.  Motion approved 5-2.  No:  McCulley, Gjervold.

Tentative Map:
    Commissioner Brewer moved, Rasmussen seconded, to approve Tentative Map (TM-13-86)
subject to Mandatory Findings a-g and with the following conditions as listed in the
revised recommendation:
    A.  That the developer comply with Standard Conditions of Approval for Tentative Maps (A-D, F-J, M & N), including Public Works Memo #566,  December ll, 1986.
    B.    That all applicable conditions of the PUD be applied to the tentative map.
    C.    That the final map designate those areas above the water service limit as open space and denote that buildings are restricted in these areas.  Motion approved 5-2.  No:  McCulley, Gjervold.

Zone Change:
    Commissioner Brewer moved, Rasmussen seconded, to recommend to the City Council that Zone Change (Z-10-86), rezoning the property from A-20 and R-1-10,000 to A-20, R-1-6000 PD, R-1-8,000 PD and R-1-10,000 PD be approved subject to the following findings:
    A.    The proposed prezoning is consistent with the General Plan.
    B.    The proposed prezoning will not be detrimental to the public health, safety or welfare of the community.  Motion approved, 5-2.  No:  McCulley, Gjervold.

3.    DIRECTOR'S REPORT:
    Director Werner presented the following items:  
    a.    A list of Upcoming Planning Commission Agendas
    b.    The 1987 Planning Commission Filing Deadline and Meeting Schedule
    c.    Update on Assembly Bill 2926 (school financing law)
    d.    Initiation of Amendment to Peabody-Alamo Policy Plan Commissioner Brewer moved, Rasmussen seconded to initiate the amendment.  Motion approved 7-0.
    e.    Report on City Council actions pertaining to Planning Commission items.

5.    ADJOURNMENT:
    The regular meeting of the City Planning Commission was adjourned at 9:25 P.M.

Respectfully submitted,

Phyllis Lorenzo, Recording Secretary