Month 1999.11 November.


Day 1999.11.16PC


PLANNING COMMISSION MINUTES
Planning Commission - Regular Meeting
City of Vacaville
7:30 p.m. - Council Chambers    November 16, 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, and Commissioner Drake.
Absent:    Commissioner Turpen and Commissioner Williams.
Also Present:    Community Development Director Rowland, City Planner Emerson, Senior Planner Traut, Associate Planner Trippi, City Engineer Baird, Deputy City Manager Werner, Assistant Engineer Skow.

C.    COMMUNICATIONS:
1.    Memo from staff regarding Item G.1, Planned Growth Ordinance Amendment.
2.    Planned Growth Ordinance Outline.
3.    City Gateways Plan.

D.    APPROVAL OF THE AGENDA:
Vice-Chairman Minkler moved, Commissioner Drake seconded to approve the agenda.  Motion approved 5-0.

E.    APPROVAL OF MINUTES:
Commissioner Drake moved, Commissioner Aldrich seconded to approve the minutes of November 2, 1999.  Motion approved 5-0.

F.    BUSINESS FROM FLOOR:
None.

G.    PUBLIC HEARING:

1.    PLANNED GROWTH ORDINANCE AMENDMENT –  City of Vacaville, applicant
File No. 99-226
A.    Zoning Ordinance Amendment
B.    Draft Negative Declaration

Senior Planner Traut reviewed the proposal and introduced the staff report into the record, noting that this is a proposal to amend Division V (Planned Growth) of the Vacaville Land Use and Development Code, to simplify the process by which building permits are allocated to proposed and approved developments. The new system will allocate building permits at the time of recordation of a Final Map, with a cap of 750 units per year to be recorded.  Existing projects with approved Tentative Maps and/or Final Maps would be grandfathered and not subject to the new procedures.  Allocations for multifamily residential projects would occur subsequent to approval of development applications.  There would be no restrictions on submittal of development applications for parcels within the City limits.  Development applications for parcels outside the City limits will be accepted for consideration only if the parcel is identified as a Near-Term Growth Area in the adopted Comprehensive Annexation Plan.  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.

Ms. Traut reviewed the background of the ordinance and the circumstances that have changed since the original PGO was adopted.  She noted the objectives of the new PGO and the allocation process.  Ms. Traut provided a graph of the PGO amendment inventory process and the anticipated timeline for units to be built.  She clarified that senior citizen projects and custom homes would continue to be exempt from the process.

PUBLIC HEARING OPENED:
Ernest Kimme, Chairman of the Orderly Growth Committee, felt that they as well as the community were not given sufficient time to review the proposed amendments.  He felt that this proposal ignores the impacts of growth on water, sewer, traffic, schools and jobs.  He stated that the City should be providing more jobs, not more homes, and adding impacts that can’ t be controlled.  He stated that the sewer treatment plant was designed to accommodate new businesses, not residences.  Mr. Kimme stated that subdivision maps have rights that are guaranteed, and the City would be adding rights to the maps.  He felt that the City won’ t have the ability to restrict permit issuance.  Ms. Traut clarified that the City Council has the authority to adopt measures to preclude permits if there are health and safety issues, adding that the Growth Audit report would review water, sewer and traffic.  Mr. Kimme stated that averages should not be used to measure growth rates.  He felt that cumulative impacts need to be addressed and a mechanism established.
Tom Phillippi, Phillippi Engineering, thanked staff for their work on the revisions to this ordinance.  He noted that the item has been discussed at length by the City Council and that it has not been a quiet process.  He stated that the development community does not want a complete removal of growth control.  He felt that the process needs to be simple and reasonable. He noted that in the past, builders have been asked to make reservations without a guarantee that they would be able to get permits.  He stated that this new process would allow builders a guarantee of a permit if they invest the time and resources for a final map.  He commented that the existing inventory is much smaller than in past years, and annexations will be the mode for growth in Vacaville.  He noted that annexations will have to go through a phasing plan or development agreement that will look at impacts such as schools and infrastructure.  He stated that he has worked with developers who have paid more school fees, adding that it is important to work together with the builders, the City and the community.
Public hearing closed.

COMMISSION COMMENTS:
Vice-Chairman Minkler asked if there is a mechanism that would prevent a peak of buildable lots.  Ms. Traut reviewed the inventory and the time constraints to record a final map and obtain building permits.  Director Rowland added that there is a numerical cap of 750 units that could be built.
Commissioner Drake noted that the plan recognizes that growth is driven by economics and the plan includes safeguards.
Commissioner Dimmick stated that the growth audit report is still an important document for the Council to review.  He stated that the current PGO is not very restrictive for the number of homes, and was a cumbersome process.   He stated that he liked the idea that once a final map is submitted, the development rights are guaranteed.  He felt that because the new ordinance sets a 750 cap and development will be phased, it will help control growth.
Commissioner Aldrich noted concern about schools, but understands that they can’ t be considered a health and safety issue.  Ms. Traut noted that development agreements allow an opportunity to get full mitigation fees for schools.  She clarified that custom homes are exempt because they are typically built by smaller builders, and a small number of homes per year, which does not create a large impact.  She noted that an executive housing project would probably have a phasing plan and schools will be considered.

COMMISSION ACTION:

Chairman Wilkins moved, Commissioner Drake seconded that the Planning Commission adopt Resolution No. 99-226, recommending to the City Council the approval of the Negative Declaration and Planned Growth Ordinance Amendments.  Motion approved 5-0.

H.    BUSINESS ITEMS:


1.    LOTHROP SELF-STORAGE PHASE 2 –  Cubix Construction, applicant
File No. 99-223
A.     Modification
B.    Reaffirmation of Previous Environmental Assessment

Associate Planner Trippi reviewed the project and introduced the staff report into the record, noting that this is a proposal to construct a 36,800 sq. ft. addition to the existing 46,675 sq. ft. self storage complex located at 170 Bella Vista Road.  The proposed new building consists of a two-story structure with concrete tilt-up panels and metal siding construction.  The new building is located within the complex in an area currently used for recreational vehicle parking.  Pursuant to Section 15162 of the California Environmental Quality Act (CEQA), the project is within the scope of the previous Lothrop Self-Storage Negative Declaration, which adequately described the impacts of this project and meets the requirements of CEQA.  

PUBLIC HEARING OPENED:
    Doug French, representing the applicant, provided a brief history of the project.  He stated that the demand for storage units is high, clarifying that the second floor can be accessed by a large elevator and carts are provided.  He clarified that the building material will be concrete columns with roll-up doors between.  He added that they agree with the conditions of approval.

COMMISSION ACTION:

Commissioner Aldrich moved, Vice-Chairman Minkler seconded that the Planning Commission adopt Resolution No. 99-223 approving the Modification application, and reaffirming the previous Negative Declaration for the Lothrop self-storage expansion project.  Motion approved 5-0.

2.     CALIFORNIA DEPARTMENT OF CORRECTIONS JOINT POWERS AGREEMENT –  City of
Vacaville, applicant
File No. 99-222
A.    Draft Mitigated Negative Declaration

Deputy City Manager Werner reviewed the proposal and introduced the staff report into the record, noting that the project is a joint powers agreement between the City of Vacaville and the California Department of Corrections regarding commitments of the two agencies pertaining to the California State Prison at Solano, and the California Medical Facility.  The subject property is located on 897 acres south of California Drive, west of Peabody Road, and east of the City’ s western ridgeline.  The agreement includes:
1)    Widening California Drive between Peabody Road and Alamo Lane to provide a center turning lane median, bike lanes, and curb and gutter on the south side of the street.
2)    A new park site of approximately 34.5 acres at the southwest corner of Peabody Road and California Drive.
3)    City provision of utility service to the facility.
4)    Joint use of facilities, such as Keating Park, fire training facilities and the firing range.
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.  Mitigation measures have been identified in the Draft Negative Declaration, and adoption of a Mitigation Monitoring Program is also recommended.

Mr. Werner noted that this is an information item and no action would be required by the Commission.  He reviewed the history of the area and the purpose of the agreement, adding that it would be for a 40-year term.

Mr. Werner provided an overview of the California Drive widening and the preliminary schedule.  He noted that construction is anticipated to occur from April to August 2000.

Assistant Engineer Skow reviewed how the rise in the road will be lowered to provide a smoother transition through the area.

PUBLIC HEARING OPENED:
    No comments, public hearing closed.

COMMISSION COMMENTS:
    The Commission complimented staff for their presentation, adding that the new ordinance will be a win-win situation.

COMMISSION ACTION:
No action required for this item.

I.    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.

J.    COMMISSION COMMENTS:
Chairman Wilkins commended staff for their ongoing excellent presentations.  He reminded the Commission of the upcoming Holiday Party, and showed the Commission the shirt he purchased with the City logo.
Commissioner Aldrich questioned the status of the sign ordinance update.  Mr. Rowland stated that they intent to schedule it for the Commission’ s consideration in January.  Ms. Aldrich also questioned the status of the Royal Motel sign.  Mr. Emerson stated that they have a commitment from the owner to remove the sign.
Vice-Chairman Minkler agreed with the need for the sign ordinance to move forward, adding that he hoped it will provide enforcement measures.

K.    ADJOURNMENT:
There being no further business to discuss at this regular meeting of the Planning Commission, the meeting was adjourned at 9:45 p.m.

Respectfully submitted,


Mary Page
Recording Secretary