Day 1999.10.19PC

Also Present: Community Development Director Rowland, City Planner Emerson, Senior Planner McDowell, Associate Planner Trippi, Assistant Planner Hardy, City Engineer Baird, Deputy City Manager Werner, City Landscape Architect Farrington.

Commissioner Dimmick noted a correction that Commissioner Williams had made the motion for the Alza Security Fence. Commissioner Dimmick moved, Commissioner Aldrich seconded to approve the minutes of October 5, 1999 as corrected. Motion approved 4-0-2 (Wilkins & Drake abstained).

Project Manager Hubbell reviewed the proposal and introduced the staff report into the record, noting that it is a proposal to update the City’ s 1990 General Plan. The amendments are of a technical nature limited to revisions in information such as population and housing data; status of public facilities that have been constructed since 1990, such as schools, parks, roads and sewer, etc.; and policy revisions and diagram changes necessary to achieve consistency with other approved policy documents and implementation actions. The Planning Commission reviewed a draft of the proposed amendments at a study session held on October 5, 1999.

Mr. Hubbell reviewed the present status of the General Plan and Update Program. He noted that they consist of three areas, which are: 1) Diagram Changes, 2) Informational Changes, and 3) Policy Revisions. He also reviewed the conclusions and recommendations.

Commissioner Aldrich moved, Commissioner Turpen seconded that the Planning Commission adopt Resolution No. 99-195 recommending approval to the City Council of the amendments to the City of Vacaville General Plan (File No. 99-195), contained in Exhibit A and Attachment A. Motion approved 6-0.

Proposal to replace previously approved house plans for the partially developed Normandy Meadows subdivision with three new models to be built by Silver Wing Development. The project includes construction of new single family homes on the 62 remaining vacant lots in the subdivision located at the northwest corner of Leisure Town Road and Alamo Drive. The three floor plans range in area from 1,615 sq. ft. to 1,892 sq. ft., and feature two-story homes with two-car garages. Three elevations are proposed for each house plan, and building materials include asphalt composition shingles, and stucco and wood siding. Pursuant to Section 15162 of the California Environmental Quality Act (CEQA), the project is within the scope of the previous Normandy Meadows Negative Declaration, which adequately described the impacts of this project and meets the requirements of CEQA. This item was continued to November 2, 1999.

Assistant Planner Hardy reviewed the project and introduced the staff report into the record, noting that this is a proposal to construct a 3,360 sq. ft. convenience market/service station, and request for master plan approval for a 34,880 sq. ft. mixed-used commercial center at the southeast corner of Mason Street and Depot Street, adjoining Interstate 80. The service station features stucco and brick siding, and a concrete tile mansard roof. Driveways are proposed on Mason Street and on Depot Street to provide access to 175 off-street parking spaces. The project had previously been approved by the Planning Commission, but expired last June. Pursuant to Section 15162 of the California Environmental Quality Act (CEQA), the project is within the scope of the previous Mason Plaza Negative Declaration, which adequately described the impacts of this project and meets the requirements of CEQA.

Tom Phillippi, Phillippi Engineering, stated that they are working diligently to proceed with the project. He reviewed the history of the project and the previous approval. He noted that the architectural elements and landscaping will be superior.

Commissioner Drake moved, Vice-Chairman Minkler seconded that the Planning Commission adopt Resolution 98-080, reaffirming the previous Negative Declaration and Mitigation Monitoring program, and approving a Conditional Use Permit for the Mason Plaza project, subject to the conditions of approval. Motion approved 6-0.

Associate Planner Trippi reviewed the project and introduced the staff report into the record, noting that this is a proposal to construct a 50 ft. by 77 ft. enclosed outdoor storage yard for electrical supply equipment at 186 Bella Vista Road in the Waterworks commercial center. The storage yard includes construction of a 6 ft. high, chain-link perimeter fence with colored slats for screening of materials within the yard.

Dick Quinn, property owner, noted that the proposed storage is interior to the Water Works project, so it won’ t be visible from the street. He also noted that the vinyl slat fence will screen any views of the area.

Terry Montier, Regional Manager for Platt Electric, clarified that the area will be used for conduit storage. He noted that it will not be a heavy traffic area, but there may be periodic noise from forklifts loading and unloading trucks.

Vice-Chairman Minkler moved, Commissioner Dimmick seconded that the Planning Commission adopt Resolution No. 99-212 approving the Conditional Use Permit for the Platt Electric Supply outdoor storage area. Motion approved 6-0.

Associate Planner Trippi reviewed the project and introduced the staff report into the record, noting that this is a proposal to construct a tire and automotive service center on 3.24 acres located at the northwest corner of Mason Street and Depot Street. The proposed single-story building is 18,000 sq. ft., and features 10 service bays and a retail sales showroom. Building materials consist of split-face concrete block, brick, and a stucco mansard. A total of 67 parking spaces are provided, and driveways are proposed on McClellan Street and Mason Street.

Christine Farrell, Les Schwab Tire Centers, stated that they concur with most of the conditions of approval for this site. She stated that this is a compatible use for this location and will be an up-scale operation. She noted that they understand that this is a gateway and that other adjoining uses utilize brick on their elevations. She requested that they be allowed to utilize a four-foot wainscot of brick with a cream split face block rather than have the entire storefront brick. She requested that they not be required to close off the second access to McClellan so they can preserve the ability to utilize the triangular portion of the site at a later date. She provided a revised site plan that would address their future needs. She noted that they agree to provide plantings along Mason Street, but requested that they be allowed to use 50-gallon shrubs.

Lance Hardy, Project Designer, provided renderings of their proposed changes to the front elevation, noting that the columns and entry would be brick. He stated that they are trying to keep as much of their standard building type as well as blending with the surrounding area. He provided a copy of a revised site plan to illustrate the revisions they would like to implement. He noted that they were requesting to asphalt the triangular portion of the lot in preparation for future development.

Vice-Chairman Minkler noted concern about the triangle area being dark at night and providing an area for cars to park. Mr. Hardy noted that the lighting on the building would be sufficient and they may potentially use the area for overflow parking.

Commissioner Drake questioned if this was the first opportunity staff has had to see their proposed changes, adding that they may need additional time to review the proposal. Mr. Hardy noted that they are small changes to the site plan in response to the staff conditions of approval.

Chairman Wilkins stated that staff needs the opportunity to review the changes and it may be premature for the Commission to review their proposal.

Commissioner Turpen stated that the changes need to be articulated for their review, and be consistent with what they are being shown.

Commissioner Dimmick noted concern about paving of the unused area along the creek without a curb in the area. He felt that it would be important to prevent drainage into the creek from the site.

Vice-Chairman Minkler stated that it is an attractive project, but staff needs more time to work out the details.

Commissioner Drake noted that this area is a gateway to Vacaville, and it is important to know what it will look like.

City Planner Emerson clarified that the Commission can approve the plan as submitted, and the applicant could come back with modifications to the site at a later date.

Commissioner Turpen stated that minor changes should be left to staff for their discretion.

Commissioner Aldrich stated that the plans look nice and the project will be an improvement to the currently vacant corner.

Commissioner Drake stated that it is important to come to an agreement, adding that he welcomed another tire store to Vacaville.

Chairman Wilkins thanked the representatives from Les Schwab for their efforts to fit into the area and wished them the best of luck with their business.

Commissioner Dimmick moved, Vice-Chairman Minkler seconded that the Planning Commission adopt Resolution No. 99-197 approving the Conditional Use Permit and Negative Declaration for the Les Schwab Tire Center, with the following revisions to the conditions of approval:

9. All areas within the site not used or specifically intended for structures, parking, or other necessary site improvements, shall be landscaped. The undeveloped portion of the site shall be maintained in a weed free condition. Any revisions to the plans approved with this action (except as required by the conditions of approval herein), including but not limited to paving the remainder of the site, are subject to separate review and approval by the City Planner in accordance with the Land Use and Development Code.

12. Provide a 6-inch high concrete curb, asphalt berm, or an approved equivalent, at the access point to the undeveloped portion of the site to prevent vehicular access.

14. The exterior elevations shall be substantially in accord with Exhibit B, dated October 19, 1999, attached except that the painted split-face block wainscot around the retail portion of the building shall be replaced by additional brick veneer, subject to the review and approval by the City Planner.

Senior Planner McDowell reviewed the project and introduced the staff report into the record, noting that this is a proposal to construct a 25-lot, single family home subdivision on 16.6 acres located on the west side of California Drive at the intersection of Creekside Drive. Lots will range in size from 10,000 sq. ft. to 24,460 sq. ft., and the applicant proposes dedication of 4.76 acres of hillside property to the City as permanent open space. Seven house plans are proposed with floor areas ranging from 2,609 sq. ft. to 3,663 square feet. Building materials include a variety of concrete tile and asphalt composition roofing, wood and stucco siding, and decorative architectural elements. This item was continued from the October 5, 1999 Planning Commission meeting.

Mr. McDowell reviewed the changes to the conditions of approval for the dedication of Alamo Drive, noting revised wording for Condition 16. He also clarified what California Drive will look like when it is widened. He noted that it would not be appropriate to have general public access to the open space through the subdivision, but access may be possible for the future subdivision residents.

Denise Peters, representing the applicant, Mike Gasperini, stated that they are in agreement with the conditions of approval. She noted her appreciation for the work that staff has done on the project. She provided an illustration of the development and the open space area. She requested that they have the flexibility to change the house plans to meet the needs of the market. She noted that they will consider the use of side entry garages where appropriate.

Rochelle Stacey, 1248 Hidden Oaks Court, noted concern about drainage and the potential for flooding in the area. She questioned if the lots will drain independently. City Engineer Baird noted that it will drain similar to Hidden Oaks. Ms. Stacey questioned if the level of the lots will be raised above the level of the existing homes. She noted concern about second story windows looking down into existing homes. Mr. McDowell noted that a condition could be added that grading be similar to the existing homes. Ms. Stacey questioned what fencing will be provided. Mr. McDowell noted that a standard condition could be added that requires the existing fence be replaced if necessary. He noted that the applicant would be required to work with the residents regarding the fence line. Ms. Stacey stated that smaller homes would not be desirable and requested that the homes be similar in size to the existing homes.

Commissioner Turpen stated that the range of average square footage should be more specific and should be consistent with the adjoining homes. Mr. McDowell clarified that a change in house plans would be at staff’ s discretion, which would also be subject to public review.

Mike Gasperini, developer of the project, stated that the reason for the request to have flexibility is to be able to determine what the market wants. He noted that they have a theme that they will follow, and they will build as large as homes as possible, but wanted a reasonable window of adjustment. He noted that they would be comfortable with a minimum requirement of 2,400 square feet. He requested that revisions be reviewed at staff level so the process is less time consuming.

Commissioner Turpen noted concern about CEQA and school impacts. He stated that they need to pay attention to how the forms are filled out, and proposed that school impacts be noted as a potentially significant impact. He felt that it is important to acknowledge that there is an impact, but that it can’ t be mitigated because the current laws won’ t allow the City to mitigate the impacts. He stated that it is legitimate to ask that the letter from the school district be given to homebuyers early in the purchase process.

Community Development Director Rowland clarified that you can’ t have it both ways, if the form is checked significant, it would require a full EIR which could take as long as a year. He noted that larger homes do provide a higher fee that goes to the school district, and the small number of units in this development are not considered to be a significant impact.

Commissioner Dimmick moved, Vice-Chairman Minkler seconded that the Planning Commission adopt Resolution No. 99-183 approving the California Drive Subdivision Tentative Map and Planned Development, and Mitigated Negative Declaration with the recommended revision:

6. Modifications to the house plans approved with this action shall be reviewed by the City Planner if the architectural quality and design of the homes significantly matches the design approved with this action, and the home sizes are between 2,400 and 4,000 square feet. Proposed modifications to house plans that are inconsistent with this condition are subject to review and approval by the Planning Commission.

16. California Drive shall be widened in accordance with the typical section on the tentative map (56 feet curb to curb, 76 feet of right-of-way). However, the area east of the centerline will need to be reconstructed, rather than merely doing an overlay. The eastern boundary of that area shall be the existing yellow line in the pavement. A TI of 10 shall be used for the new pavement. The developer may be reimbursed for the cost of widening the portion of California Drive that exceeds 20 ft. in width, subject to review and approval by the City Council. The applicant’ s engineer shall submit a cost estimate to the City Engineer for recommendation to the City Council prior to recording the final map and improvement plans.

52. A new perimeter fence shall be constructed along the project boundary bordering the existing homes in the Hidden Oaks Subdivision. The applicant shall contact the adjoining property owners in the Hidden Oaks Subdivision to gain permission to remove and replace the existing wood property line fence. In the event that consent of the adjoining property owners cannot be reached, a new fence abutting the existing fence shall be constructed prior to final occupancy of the homes on lots 1 through 5.

53. Lots 1 through 5 shall be graded such that the rear yards and building pad elevations match, or are lower than the pad elevations of the existing homes adjoining the project in the Hidden Oaks Subdivision, subject to review and approval by the City Planner and City Engineer.

54. The applicant is encouraged to maximize the use of the side entry garage option for home placement. Prior to recording the final map, the applicant shall submit a preliminary development plan indicating the placement of homes on lots.

Deputy City Manager Werner, reviewed the proposal and introduced the staff report into the record, noting that this is a proposal to establish a policy for improving the appearance of Vacaville from Interstate 80 and 505. The project includes concepts for landscaping upgrades, design requirements for future uses adjoining the freeway, public and private freeway signage concepts, and establishing gateways to the community. This item was continued from the meeting of September 21, 1999.

Chairman Wilkins stated that it gives Vacaville an identity and should accentuate the existing assets. He noted that it was an excellent presentation, adding that he hopes that the City can work with Cal-Trans to improve the roadways.

Commissioner Dimmick noted that it was a pleasure to work on the committee as a representative of the Commission. He commended Mr. Werner for his work on the project, adding that it provides a vision for the future and promotes good planning.

Vice-Chairman Minkler agreed with Commissioner Dimmick's comments, adding that it will improve the quality of life in Vacaville. He noted his appreciation for those who worked on the committee.

Bob Jordan, property owner on Butcher Road, questioned if landscaping would go onto people’ s property. Mr. Werner clarified that additional private property would not be acquired for this project. He clarified the tree planting that was proposed for the area. Mr. Jordan noted that trees were the reason he was not able to develop his property in the past. He stated that it is unfair to limit a property because of a tree.

Donna Harr, Lagoon Valley Resident, stated that the Gateway Plan is a magnificent document, and will provide a tremendous asset to the City. She noted that Lagoon Valley is a gateway to the City. She felt that the document sets a tone for the identity of Vacaville, adding that quality and unique elements are important. She felt that this is an opportunity to pull together resources and make this happen in a timely manner. In Lagoon Valley, she noted the beauty that exists and the opportunity to enhance recreational facilities. She requested that they consider an additional entrance into Lagoon Valley to connect the area with the City without having to access the freeway.

City Planner Emerson reviewed the Plan for the Lagoon Valley Park which is a 306 acre former county regional park that is proposed to be a combination of a 40 acre community park, 100+ acre recreational lake, and public open space. These plans will be reviewed by the City Council, and could eventually be incorporated into amendments/revisions to both the General Plan and the Parks and Recreation Master Plan.

Landscape Architect Farrington reviewed the background and purpose of the master plan and its components. He reviewed the lake management problems and the four phases to address the problems. He noted the potential revenue and funding sources available for improvements and the annual costs for maintenance.

Del Berg, owner of the Ranchotel, stated that this is a good plan, but noted concern about a major road being located close to the shoreline. He provided a copy of a plan that indicated that Rivera Road will be removed and a four-lane road would be installed behind his property. He stated that there are no plans to improve the overcrossing, and was concerned about four lanes of traffic merging into a two-lane overpass. He felt that the plan was outdated and needs to be revisited and consider how the old plans would affect the park. He noted that he will be in opposition if there are plans to close the existing Rivera Road. Mr. Rowland commented that there was a four-lane road approved as part of the Policy Plan in 1989, and unless the Council changes the plan, it would proceed. He noted that as part of a review for executive housing, the issue of circulation would be reconsidered. He clarified where the road would be in conjunction with the shoreline.

Commissioner Dimmick questioned if the Rancho Lagunitas Detention Basin is part of this proposal. Mr. Farrington noted that it is a separate project that is funded through a CIP process. Mr. Dimmick noted that the area could provide continuity through the area with additional natural plantings.

Vice-Chairman Minkler applauded the idea of moving the Pena Adobe picnic areas away from the freeway. He questioned if there is the potential for another entrance into Lagoon Valley. Mr. Farrington, noted that it could be looked into, but it may be difficult, and you wouldn’ t want a major road going through the middle of the park. Mr. Minkler asked for clarification of a cut-off wall and plunge pool. Mr. Farrington clarified that it is a way to slow down water that moves through an area.

Commissioner Aldrich, agreed that Lagoon Valley is a great area, and questioned if there are plans to locate electricity within the park. Mr. Farrington noted that power and conduit are available to the area. Ms. Aldrich suggested that Ducks Unlimited be contacted about assisting with wetland preservation.

Commissioner Turpen noted that this is an impressive plan. He stated that Lagoon Valley is a beautiful natural environment, as well as a complex artificial environment. He felt that it may require more active management of open space preservation in areas such as run-off and grazing. He applauded the efforts to have Hines Nursery have clean run-off into the lake. Mr. Farrington noted that they have a cooperative effort with Hines Nursery who is willing to work with the City. Mr. Turpen noted that they need to be cautious when considering utilizing chemicals. He stated that he is looking forward to the plan being implemented.

1. 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.

2. City Planner Emerson provided a brief presentation on the proposed Nut Tree Stadium and adjoining uses. Vice-Chairman Minkler strongly encouraged that close attention be made to the lighting, since it is in such close proximity to the airport. Chairman Wilkins stated that he hopes something equally as attractive as the Nut Tree is developed at this location. He noted concern about a business such as Lowes locating at this location. He felt that the City should wait for a use that is more fitting for this location. Mr. Rowland noted that the building would be somewhat shielded by the freeway and won’ t be very visible. He reviewed potential uses for other portions of the site that are intended to keep the area a special place.

3. City Planner Emerson provided an update on the following items: 1) U-Haul truck storage, 2) undergrounding of the power lines on Butcher Hill, 3) Blue Block Sunglasses, 4) temporary sign for the Royal Hotel; and 5) the Travis Federal Credit Union street sign.

Commissioner Turpen noted a recent article in the paper, which reported a breakout of TB at CMF. He felt that it would be important to know the operations of the prison and how they affect the community. He also noted that he would be unable to attend both Planning Commission meetings in November.