Planning Commission Meeting Update

July 13, 2005                         Wednesday                                7:00 p.m. 

CALL TO ORDER/PLEDGE OF ALLEGIANCE

ROLL CALL:      Commissioners Carlyn Christianson, Alice Loh, Andrea Miller, Orval Osborne, Andrew Carter, Chairperson Michael Boswell and Vice-Chair Jim Aiken.

Chairperson Boswell was absent.

ACCEPTANCE OF AGENDA:  The order of the agenda was not modified.

MINUTES:  The minutes of 6-28-05 were accepted with noted amendments.

PUBLIC COMMENT:  There was no public comment other than on regular agenda items. 

PUBLIC HEARINGS:

1.   1413 Calle Joaquin. ANNX, GP/R, MS, ER 237-04: Annexation of the McBride Property, General Plan Amendment and Pre-Rezoning to change the boundaries to match the proposed development plan, Tentative Parcel Map to create four commercial lots and one open space lot, and environmental review; Kelly Gearhart, applicant. (Pam Ricci)

There were several motions made regarding an action on the project, including denial of the General Plan Amendment, a continuance, and the staff’s recommendation for approval of all entitlements, over the approximately three hours of discussion and deliberation.  All of these motions received a second, but ended up tied in a 3-3 vote.  One motion made by Commr. Osoborne to recommend the pursuit of a specific plan for the project site as well as the Madonna and Dalidio properties failed to garner a second.  Because there was an insufficient quorum to either recommend approval or denial of the requested project entitlements, the Planning Commission will transmit a report explaining the situation and noting the summary comments of the individual Commissioners present.  These comments are listed below:

Andrea Miller – She expressed concerns with the land use reconfiguration proposed as part of the General Plan Amendment in terms of viewshed impacts related to the City gateway and the viability of the agricultural land and recommended that the applicant be required to develop the property consistent with the current General Plan land use designations and configuration.

Orval Osborne – He maintained that the General Plan Land Use Element (LUE) map should be left as is. He felt that the proposed reconfiguration of the land use designations would degrade the aesthetic quality of the southern gateway to the City and adversely impact the plan’s relationship to adjacent properties and recommended denial of the General Plan Amendment. He also supported a Specific Plan be prepared for all properties within Special Design Area 8 of the General Plan.

Alice Loh – She supported the proposed General Plan Amendment because it results in the same land use designations and proportions that are shown on the current LUE map.  She noted that the open space designation serves to maintain both the agricultural resources and other sensitive resources on site such as the riparian area.  She noted that the record indicated that there were adequate water and sewer services available to serve proposed development and would recommend the General Plan Amendment.

Andrew Carter – He was concerned with protection of the viewshed and the viability of the agricultural land, especially the area behind proposed Lots 1-3.  He felt proposed grading in the open space area was excessive and not consistent with General Plan Policy 6.1.2.  Commissioner Carter recommended continuing consideration of the General Plan Amendment and directing the applicant to return with an amended grading plan and authoritative information regarding the impact of the General Plan Amendment on the viability of agricultural operations in the open space area that would result from the amendment.

Carlyn Christianson – She supported the staff’s recommendation included in the agenda report and felt that potential viewshed impacts were adequately addressed and mitigated.  She pointed out that the General Plan identified the sites for expanded auto sales and recommended approval of the General Plan Amendment.

Jim Aiken – He indicated his support for staff’s recommendation to approve the General Plan Amendment.  He noted that the half of the site designated Open Space was appropriately set aside for on-going agricultural as well as protection of other sensitive site resources such as the riparian area and recommended approval of the General Plan Amendment.

2.    499 Brizzolara Street.  GP/R, TR, ER 9-05: General Plan Amendment and Rezone from R-1-S to R-2-S, vesting tract map to create common interest subdivision with 8 residential lots; R-1-S zone; Kelly Gearhart, applicant. Continued from June 29, 2005. (Jaime Hill )

On a motion by Commissioner Miller, seconded by Commissioner Osborne, the commissioners voted 4-1 to recommend that the City Council 1) approve a resolution amending the General Plan Land Use Element map to change the land use designation for the site from Low Density Residential to Medium Density Residential and approve a Mitigated Negative Declaration (ER 9-05); 2) Adopt an ordinance changing the zoning on the subject property from Single Family Residential with Special Considerations (R-1-S) to Medium Density Residential with Special Considerations (R-2-S), and; 3) Adopt a resolution approving the vesting tentative tract map for an 8-lot residential common interest subdivision, including exceptions for tandem parking and reduced side yard setbacks. This recommendation was based findings and conditions as recommended by staff with two amendments; 1) That a covenant be recorded on title for each of the units on lots 2-8 that limits them to one-bedroom dwellings. The covenant for lot-1 shall limit the dwelling to the existing 3 bedroom (Carter), and; 2) The sidewalk adjacent to lot 1 shall be redesigned so as to allow the Magnolia tree to be retained (Osborne). Commissioners noted that the project  was an appropriate infill project, is consistent with the neighborhood pattern, and would supply more than adequate parking to meet their needs and would not negatively contribute to the existing limited street parking. Commissioner Loh voted against the project as she did not feel that it would provide the quality of housing that is desired, and that reducing the number of units could result in some of the tree clusters to be saved. Commissioner Christianson abstained due to a conflict of interest.

In addition to presentations by staff and Natural Resource Manager Neil Havlik, several members of the public spoke, including a citizen who thought the small lot development was consistent with the neighborhood. Three neighbors, two living at 499 Brizzolara and one living directly adjacent to the site at 505 Brizzolara spoke against any development on the site due to the creek habitat and importance of the existing trees on the site.

3.    3210, 3212, 3220, 3230, 3240 Broad Street. PD, ER 78-05: Plan Development rezone to expand allowable uses for The Village Marketplace, and environmental review; C-N-S zone; Dan Lemberg, applicant. (Phil Dunsmore)  

This item was continued without discussion to allow input from County Airport Land Use Commission.

COMMENT AND DISCUSSION:

3.   Staff

A.    Agenda Forecast

4.   Commission

A.       Biennial Review of PC Bylaws.

The Commission recommended no changes to the Bylaws.

The meeting ADJOURNED at 11:30 p.m., to the regular meeting of the Planning Commission scheduled for Wednesday July 27, 2005, at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street.