Month 1999.03 March.


Day 1999.03.02PC


PLANNING COMMISSION MINUTES
Planning Commission Regular Meeting
City of Vacaville
7:30 p.m. –  Council Chambers    March 2, 1999

CALL TO ORDER:
The regular meeting of the Vacaville Planning Commission was called to order by Chairman Wilkins at 7:30 p.m.

A.    ROLL CALL:
Present:    Chairman Wilkins, Vice-Chairman Minkler, Commissioner Aldrich, Commissioner Drake, Commissioner Turpen, Commissioner Williams.
Absent:    Commissioner Dimmick.
Also Present:    Community Development Director Rowland, City Planner Emerson, Senior Planner Macaulay, City Engineer Baird.

C.    COMMUNICATIONS:
    None.

D.    APPROVAL OF AGENDA:
    Commissioner Aldrich moved, Vice-Chairman Minkler seconded to approve the agenda and continue item G.1, Vineyard Hills Estates to March 16, 1999. Motion approved 6-0.

E.    APPROVAL OF MINUTES:
    Commissioner Turpen noted minor changes to his comments on a few of the items that were discussed at the last meeting.  Commissioner Drake moved, Commissioner Williams seconded to approve the minutes of February 16, 1999 with the proposed revisions.  Motion approved 6-0.

F.    BUSINESS FROM THE FLOOR:
    None.

G.    PUBLIC HEARINGS:

1.    VINEYARD HILLS ESTATES –  B D Properties, applicant
    File No. 98-197
    1. Tentative Map
    2. Planned Development
c.    Draft Mitigated Negative Declaration
    A proposal to construct an 18-lot custom home subdivision on a 23.6-acre site, located between Vine Street and Markham Avenue.  Access to the new subdivision would be from a single cul-de-sac connecting to Vine Street south of Alta Mira Drive.  The minimum lot size is 20,000 sq. ft.  Subsequent house plans will be reviewed on a case-by-case basis. Consideration of this item was continued from the Planning Commission meeting of February 16, 1999.  This item was continued to March 16, 1999.

2.    BLUE OAK UNIT I AND III SUBDIVISION –  Phillippi Engineering, applicant
    File No. 98-165
    1. Vesting Tentative Map
    2. Planned Development
    3. Draft Mitigated Negative Declaration

Senior Planner Macaulay reviewed the project and introduced the staff report into the record, noting that the project consists of a subdivision on 14.7 acres, located on the east side of Vine Street, just north of the Albertson’ s shopping center.  The northern portion of the project site (Unit I) consists of 33 custom-home lots on 10.9 acres with a minimum lot area of 8,000 sq. ft..  Subsequent house plans will be reviewed on a case-by-case basis.  The southern portion of the site (Unit III) consists of 25 lots on 3.8 acres, and is planned for production homes with floor areas ranging from 1,150 sq. ft. to 1,400 sq. ft.  The minimum lot size for this portion of the subdivision would be 4,200 sq. ft.  This project includes the realignment of Vine Street to connect with Markham Avenue. Consideration of this item was continued from the Planning Commission meeting of February 16, 1999.

Mr. Macaulay noted that all the homes in Unit 3 would be single story. He also reviewed how Vine Street would be realigned to connect with Markham Avenue.

City Engineer Baird clarified the water pressure for the proposed homes, noting that larger pipes and the condition that homes be limited to single story will help improve the water pressure in this subdivision.

Commissioner Williams noted that there are other custom lot subdivisions in Vacaville that are still partially undeveloped and there are often problems with weeds and erosion on the slopes.  He questioned why this subdivision was not being proposed as production.

Mr. Macaulay noted that the property owner has the choice of deciding how they want to develop their property.  He reviewed the current development activity in other custom lot areas and the conditions regarding hydroseeding, drainage and weed abatement.

Mr. Baird reviewed the requirements for grading and erosion control, adding that the City retains a clean-up deposit until all the lots are developed.
Commissioner Aldrich questioned if a minimum 2,000 sq. ft. home for a custom subdivision is standard.  Mr. Macaulay noted that it was appropriate for the size of the lots.
Commissioner Turpen questioned how many Oak trees would be removed.  Mr. Macaulay noted that a field study would be conducted to determine which of the trees would be preserved.  Mr. Turpen stated that he would like to receive the information from the study and encouraged staff to preserve as many trees as possible.

Vice-Chairman Minkler questioned the number of lots that will have a reduced front yard setback, and how much of a reduction would be allowed.  Mr. Macaulay reviewed the number of lots that would be affected, adding that the average range of the setback would be 18 feet, with none being less than 15 feet.

PUBLIC HEARING OPENED:
    Tom Phillippi, Phillippi Engineering, stated that he had worked in the area on the Albertson’ s site and this is a unique area to develop.  He felt that this project will help the circulation on Vine Street and that limiting the homes to single story will help with the water pressure.  He noted that the applicant would ultimately like to develop production homes, but it is difficult to find a builder without an approved tentative map.  He felt that this will be a good project for the area.  Commissioner Williams questioned the unusual lot configuration for Lots 10, 11 & 12, and the rational for providing three lots as opposed two.  Mr. Phillippi stated that they are at the base density, and cannot reduce the number of lots.  He noted that variety in lot size is often a benefit.

    Herb Case, representing the property owner of an adjoining parcel, noted his support for staff’ s recommendation.  He asked for clarification of the number of lots in Unit 1.  Mr. Macaulay noted that there would be 33 lots.

    Public hearing closed.

COMMISSION COMMENTS:
    Vice-Chairman Minkler stated that the development will be an advantage to the community and provide needed improvements to the Vine street area.

    Commissioner Williams stated that this is a good example of an infill project that works well within its constraints.  He felt that the smaller lots will fill a niche for lower cost housing, but did note concern about the potential of the custom lots not developing for many years.

    Commissioner Turpen stated that this is a good project, but was in favor of postponing any residential development in Vacaville until the school impact fees can be addressed.  He felt that the letters from the school district should be provided to new homebuyers, and the impact fees need to be recalculated.  He noted that he would continue to vote no on residential projects until these issues are resolved.

    Commissioner Drake felt that it is important to take action on the merits of the project.

    Vice-Chairman Minkler raised the issue of providing a copy of the letter from the school district, adding that he would like to add a condition that the letter from the school district be attached to documentation provided to new homebuyers.

    Director Rowland noted that the information from the school district may not be accurate at the time the lots are developed, which could be 3 to 4 years in the future.  He felt that it is more appropriate to provide a more general notification.

COMMISSION ACTION:

Commissioner Williams moved, Commissioner Aldrich seconded that the Planning Commission approve Resolution 98-243, recommending that the City Council adopt the Blue Oak Hills Unit I and III Draft Mitigated Negative Declaration and Mitigation Monitoring Program, Vesting Tentative Map and Planned Development, subject to the conditions of approval.  Motion approved 5-1 (Turpen, no).

3.    BLUE OAK UNIT II –  Phillippi Engineering, applicant
File No.  98-163
    1. Vesting Tentative Map
    2. Planned Development
    3. Draft Mitigated Negative Declaration

City Planner Emerson reviewed the project and introduced the staff report into the record, noting that the Blue Oak Unit II subdivision consists of 32 custom home single family lots on 12.9 acres, located on the west side of Vine Street, across from Wesley Avenue.  Site access is provided by three new street connections with Vine Street.  The minimum lot size would be 10,000 sq. ft.  An identical project was approved for the site approximately 3 years ago. Consideration of this item was continued from the Planning Commission meeting of February 16, 1999.

Commissioner Williams felt that a condition should be included to notify new homebuyers that the stubbed road could be extended at a future date.

Commissioner Turpen questioned if there was a standard condition that addresses this type of requirement, but felt that common sense would note that a stubbed road could be extended at a future date.

PUBLIC HEARING OPENED:
    Tom Phillippi, Phillippi Engineering, reviewed the phasing of the project and how sewer will be provided.  He reviewed the grading plan, and noted areas where there will be “ man-made”  slopes.

    Public hearing closed.

COMMISSION COMMENTS:
    Commissioner Drake noted his support for the custom subdivision, adding that it will be good for the Vine Street area.

    Vice-Chairman Minkler also noted his support for the project.

COMMISSION ACTION:

Vice-Chairman Minkler moved, Commissioner Drake seconded that the Planning Commission adopt Resolution No. 98-169 recommending to the City Council approval of the Blue Oak Unit 2 Vesting Tentative Map, Planned Unit Development and Mitigated Negative Declaration, with added condition 3.J to read as follows:

3.J.    Notification shall be provided to each property owner, in a form approved by the Director, that the proposed east-west street, which stubs into the adjoining property to the west, may be extended in the future.

Motion approved 5-1 (Turpen, no).

Chairman Wilkins called a ten minute recess and resumed the meeting at 9:00 p.m.  Commissioner Williams excused himself from the remainder of the meeting.

4.    NUT TREE AIRPORT FLIGHT PATH AND 1330 CALLEN STREET REZONINGS –  City of Vacaville, applicant
    File No. 99-029
    a.    Zone Change
    b.    Draft Negative Declaration

City Planner Emerson reviewed the proposal and introduced the staff report into the record, noting that it is a proposal to rezone two separate sites in Vacaville. The first site is vacant land owned by the Nut Tree Airport proposed to be rezoned from Open Space (OS) to Public Facilities (PF).  The subject properties are located west of the Nut Tree Airport runway between Putah South Canal and Allison Drive, and are bisected by Browns Valley Road.  The second site is at 1330 Callen Street.  The proposed rezoning consists of changing the rear portion of the property from General Commercial (CG) to Service Commercial (CS) to match the zoning on the front portion of the site.  Pursuant to Sections 15063 and 15073 of the Guidelines for the California Environmental Quality Act (CEQA), an Initial Study of potential environmental impacts has been prepared and circulated for this project.  Based on the findings of the Initial Study, adoption of a Negative Declaration is recommended.  

PUBLIC HEARING OPENED:
    No comments, public hearing closed.

COMMISSION COMMENTS:
    Commissioner Turpen felt that the airport property is very visible, and wanted the City to continue to regulate the types of uses that would be allowed.

    City Planner Emerson clarified that the City will continue to have review authority over private development on the site.  He added that the County has agreed to work with the City on land use and design issues related to their property.

    Commissioner Drake stated that he has faith in staff’ s ability to regulate the uses on the property.

COMMISSION ACTION:

Commissioner Aldrich moved, Vice-Chairman Minkler seconded that the Planning Commission adopt Resolution No. 99-029 recommending approval of the proposed rezonings to the City Council.  Motion approved 5-0.

H.    BUSINESS ITEMS:

1.    ALAMO STATION GAS STATION MODIFICATIONS -  Phillippi Engineering, applicant
    File No. 99-009
    a.    Modification
b.    Reaffirmed Environmental Assessment

Senior Planner Macaulay reviewed the project and introduced the staff report into the record, noting that this is a proposal to revise portions of the site layout for the gas station and convenience mart approved at the northwest corner of Alamo Drive and Peabody Road.  The revised layout would eliminate the car wash, and accommodate a drive-through fast food window.  Minor changes to the placement and alignment of the convenience mart building and other site improvements would also be made.  Pursuant to Section 15162 of the California Environmental Quality Act (CEQA), the project is within the scope of a previous Negative Declaration (File No. 96-169), which adequately described the impacts of this project and meets the requirements of CEQA.

PUBLIC HEARING OPENED:
    Tom Phillippi, Phillippi Engineering, noted that the major change from the previous approval, is that the car wash would be replaced with a drive through fast food restaurant.  He noted that a fast food business would be quieter than a car wash, adding that the soundwall that will be installed will help buffer any noise from the menu board.  He stated that there is a condition of approval to address the noise issue if it becomes a problem.

    Public hearing closed.

COMMISSION ACTION:

Commissioner Drake moved, Commissioner Turpen seconded that the Planning Commission adopt Resolution No. 99-009 approving the Alamo Station Modification, and reaffirming the previous Negative Declaration.  Motion approved 5-0.

    1. VACAVILLE STRATEGIC PLAN

Community Development Director Rowland noted that this discussion would be a review of the Planning Commission comments, made at the last regular meeting, on the update of the City’ s Strategic Plan.  The Strategic Plan is a list of City improvement goals and related implementation measures adopted by the City Council.  The Planning Commission recommendations, along with those from other Commission’ s will be forwarded to the City Council for consideration on March 9, 1999.

Mr. Rowland reviewed the goals that were suggested by the Commission at their last meeting.  Regarding the goal to provide students with a first class education and facilities, he noted that the school board is another public agency, elected by voters, that have the principal charge under the law to provide school facilities.  He noted that the City’ s efforts in that area are somewhat limited.  He added that it is an important goal, but the Commission needs to remember the parameters associated with this being a City of Vacaville effort.

COMMISSION COMMENTS:
    Chairman Wilkins stated that the visual impacts of the community, both for people who live here as well as those who pass through, should be addressed both for open space and freeway corridors.  He noted that education is difficult to address, and they should continue to do all they can to provide the best education available.

    Commissioner Turpen stated that it is important to raise the sensitivity of working with school districts, and may require being creative.  He questioned if charter schools are a possibility in Vacaville.

    Mr. Rowland noted that in Vacaville there is currently one charter school which is a public school run by the Vacaville School District.

    Vice-Chairman Minkler stated that along with enhancing public open space, it is important to look at how the open space is managed and what are the most appropriate uses for the area.  He noted that an example may be to not allow cattle to graze in an area and damage the land.  He also noted the importance of providing appropriate access areas.  He felt that it must be a cooperative effort to improve schools, working with the school districts and making the community aware of the issues.  He commented on a program he is involved in, adding that it is important to encourage people to get involved in the community.

    Commissioner Drake questioned SB50’ s ability to separate state and schools.

    Mr. Rowland clarified that SB50 restricts the City’ s ability to restrict approval based on school impacts, but it does not restrict other alternatives, such as joint use facilities.

    Chairman Wilkins stated that the City should encourage community involvement and support from community organizations for sponsorship of bond issues.  He stated that it is important to keep a perspective on how people perceive Vacaville when they travel along the freeway, and the need to present an attractive community.

    Commissioner Aldrich commented that they need to be diligent in the review of signs.

    Vice-Chairman Minkler agreed that they need to address the proliferation of signs, and how they can impact the public spaces.

    It was the consensus of the Commission that sign enforcement needs to be addressed.

PUBLIC HEARING:
    No comments, public hearing closed.

COMMISSION ACTION:

Mr. Rowland noted that the Commission comments would be forwarded to the City Council.


I.    DIRECTOR'S REPORT:

1.    Appointment of Planning Commissioners to the City Gateway Project Committee.  The Commission suggested that Commissioners Dimmick and Williams be contacted regarding their availability to serve on the committee and make appointments at a later date.


2.    Community Development Director Rowland reported on City Council actions pertaining to Planning Commission items and reviewed the tentative schedule of future Planning Commission items and select items under staff review.


3.    Community Development Director Rowland noted that the Planning Commission would be reviewing the sign ordinance at their April 20th meeting, adding that staff will be meeting with the Chamber of Commerce prior to that meeting.


J.    COMMISSION COMMENTS:

Chairman Wilkins asked if information regarding the water tank failure in Westminster will be available for the discussion of the reservoir replacement on Wykoff.  City Planner Emerson stated that they had held a neighborhood meeting and had received no opposition because of the potential of failure of the tank.  He noted that most people were concerned about who will pay the cost.  He added that the new tanks will be safer than the existing tanks.


Vice-Chairman Minkler questioned when the public would be able to provide input on the sign ordinance.  Mr. Rowland stated that last summer, staff had held two public meetings and articles were published in the local newspaper.  He added that there will also be opportunities for public comment at the future Planning Commission and City Council meetings.


Commissioner Turpen stated that he would not be able to attend the next Planning Commission meeting.


K.    ADJOURNMENT:

    There being no further business to discuss at this regular meeting of the Planning Commission, the meeting was adjourned at 9:50 p.m.

Respectfully submitted,

Mary Page, Recording Secretary