Month 1999.11 November.


Day 1999.11.02PC


PLANNING COMMISSION MINUTES
Planning Commission - Regular Meeting
City of Vacaville
7:30 p.m. - Council Chambers    November 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-Chair Minkler, Commissioner Aldrich, Commissioner Dimmick, Commissioner Drake, and Commissioner Williams.
Absent:    Commissioner Turpen.
Also Present:    Community Development Director Rowland, City Planner Emerson, Assistant Planner Hardy.

C.    COMMUNICATIONS:
None.

D.    APPROVAL OF THE AGENDA:
Commissioner Drake moved, Commissioner Dimmick seconded to approve the agenda.  Motion approved 6-0.

E.    APPROVAL OF MINUTES:
Vice-Chairman Minkler moved, Commissioner Aldrich seconded to approve the minutes of October 19, 1999.  Motion approved 6-0.

F.    BUSINESS FROM FLOOR:
None.

G.    PUBLIC HEARING:

1.    COUNTRYSIDE AT NORMANDY MEADOWS –  Silverwing Development, applicant
File No. 99-217
A.    Modification
B.    Reaffirmation of Environmental Assessment

    Assistant Planner Hardy reviewed the project and introduced the staff report into the record, noting that this is a proposal to replace previously approved house plans for the partially developed Normandy Meadows subdivision with three new house plans to be built by a new developer.  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.

    Commissioner Williams questioned the City’ s policy to provide a mix of one and two story units, and if this development would comply with the policy.  Mr. Emerson noted that it would not comply, and that the applicant was requesting an exception to provide a two-story home with a one-story element.    Vice-Chairman Minkler questioned if the units are laid out by the developer, or if they are chosen by the purchaser.  He noted concern that if none of the homes with the one-story elements were selected by homeowners, the development would be all two-story homes.  Mr. Emerson noted that a condition could be imposed regarding the mix of plans that can be built, which would guarantee that a percentage of the units with one-story elements would be built.  He noted that the developer is allowed some flexibility about where the units can be placed.
    Commissioner Dimmick questioned the request to reduce the rear yard setbacks.  Mr. Hardy clarified the location of the three lots that would be affected by the rear yard reduction, noting that they have compensating yard area, and that the lots would be unbuildable if the exceptions were not granted.
    Commissioner Williams stated that there is an inconsistency between the conditions of approval for the previous project.  Mr. Emerson clarified that the standards have changed since the original approval and reviewed the setbacks for the lots adjoining existing residences and the setbacks for the interior lots.
    Commissioner Drake questioned how many single story units are in phase one of the project. Staff noted that there are eight units or 20% of the existing units.

PUBLIC HEARING OPENED:
    Wayne Batavia, Silverwing Development, reviewed the history of their involvement in the subdivision.  He noted that their intent is to provide completion of the project that will work well with the existing residences.  He reviewed the history of the project and the problems that were existing when they purchased the project.  He noted that they have worked closely with the existing residents and established a cash holding account to address any unresolved warranty work. He stated that the City held a neighborhood meeting to discuss this proposal and the residents were supportive of the new house plans.  He noted that it is has been difficult to design homes that will fit on the lots and meet market demands.  He reviewed the elevations and plans, noting that 76% of the homes will have a 1-story element.  He noted that the style of the existing homes makes the single story unit appear to be two story.  He reviewed the architectural details of the project, adding that the homes will be functional and attractive.  He clarified for the Commission that they have conducted market studies that helped them determine the size of homes that are selling well at this time.
    Bill Kendrick, Residential Architect, reviewed the house plans and illustrated the features of each plan.  He reviewed the square footage of the units and the streetscape that will provide open views.  He also noted that the number of bedrooms provided would be 3-4 and that there would be six color schemes available which will provide a lot of variety within the subdivision.
    Carl Dysinger, President of the Normandy Meadows Homeowners Association, stated that all of the warranty issues from the previous developer have been resolved.  He complimented Senior Planner Macaulay who served on the arbitration committee as a representative from the city and helped reach a resolution to their problems.  He stated that area residents met with Silverwing and are satisfied with the house plans, adding that they are not concerned about providing a single story unit.  Mr. Dysinger added that the single story units in phase one of the development have all been resold or used as rental units because they are so small.  He requested that the developer be given the opportunity to finish the subdivision.
    Russell Lowe, local real-estate broker, reviewed the history of the project and problems associated with the subdivision.  He noted that the developer has looked at comparable projects in the area and felt that this subdivision will be successful.  He added that the homeowners are satisfied with what is being proposed and the size of homes is consistent with what will sell well. He noted for the Commission that smaller homes will sell, but are not as popular, and larger homes are more in demand.
    Jay Witt, President, Silverwing Development, stated that single story homes are more expensive to build per square foot, adding that they are often used as investment property.  He noted that the side yards will provide a larger yard area for the homes that require a reduced setback.
    Public hearing closed.

COMMISSION COMMENTS:
    Chairman Wilkins thanked Mr. Dysinger for attending the meeting and reporting on the progress of the subdivision.  He stated that he had spoken with Mr. Batavia, the applicant, and his concerns have been addressed.  He noted that the applicant has worked to address the existing problems and that they have invested in a difficult situation with the existing narrow lots, and have done a good job with the placement of the homes.
    Commissioner Dimmick noted concern about the reduced setback, stating that 15 feet will provide no privacy behind a second story unit.  He commented about a correction to be made to the numbering of the conditions of approval.
    Commissioner Drake noted that this is not a new project and the developer is providing a reasonable attempt to resolve an existing problem.
    Commissioner Williams stated that he appreciated that the problems with the existing residents has been resolved.  He noted concern about the development being modified to eliminate the small units and build all larger homes.  He felt that it will prevent some people from being able to buy in this development.  He noted that it is important to provide an adequate housing mix.  He stated that larger homes will bring larger families and will cause more impact on the schools.  He stated that he would support the project, but wanted to voice his concerns.  He added that the developer has made a good faith effort and resolved the residents’  concerns.  He noted concern with projects in the future coming back with larger homes on small lots.

COMMISSION ACTION:

    Commissioner Drake moved, Vice-Chairman Minkler seconded that the Planning Commission adopt Resolution 99-217, recommending that the Planning Commission reaffirm the previous environmental assessment and approve the modification.  Motion approved 6-0.

H.    DIRECTOR’ S REPORT:
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 noted that an administrative clean-up of the Development Code would be reviewed by the City Council, and would consist of no text changes, just renumbering sections to provide consistency.
3.    City Planner Emerson noted the upcoming Planning Commissioner Seminar at Sonoma State, and questioned who would be interested in attending.

COMMISSION COMMENTS:
Commissioner Drake noted that on the ABC radio news, there had been a report on Lagoon Valley.
Chairman Wilkins complimented Commissioner Williams on his letter to the editor regarding signs.  He noted that it had showed support for staff and clarified the role of the Commission.  He also commented that when there is a split vote on a project, it is important to recognize that comments to the paper be done with discretion and shouldn’ t question the judgement of fellow commissioners.  Mr. Wilkins noted that he may not be able to attend the next meeting.  He provided an example of a shirt that the Commission may want to consider with the City logo.
Commissioner Williams stated that his letter to the editor was to clarify the role of the Commission and staff.  He noted that he has a new job as Special Advisor to one of the Governors on the  State Energy Commission.  He added that he would be having a Winter Solstice party at his home on December 22nd, and everyone was invited to attend.
Commissioner Aldrich noted that she would be leaving for Wisconsin on December 20th to spend the holidays with her family, and won’ t be attending the meeting of December 21st.
Commissioner Drake stated that he has served on the Commission for 1 ½ years, as well as four years on a commission in another state.  He noted that the planning process is much more intricate than in the past. He felt that the Commission is doing a good job, thanks to the direction of staff and a levelheaded Chairman.  He thanked Chairman Wilkins for his patience and fairness, adding that it was a pleasure to serve on the Commission.
Chairman Wilkins echoed the comments about serving on the Commission.

I.    ADJOURNMENT:
There being no further business to discuss at this regular meeting of the Planning Commission, the meeting was adjourned at 8:45 p.m.

Respectfully submitted,

Mary Page, Recording Secretary