PC 10/13/99 - Laserfiche WebLink

PUD-99-04, SummerHill Homes Application for Planned Unit Development development plan approval for a new 79 single- family detached home development with lots ranging in size from 8,000+ square feet to over one acre in size on the approximately 158-acre Spotorno Ranch site located in the Happy Valley Specific Plan area. Zoning for the property is Unincorporated. The Planning Commission will also consider a preannexation agreement between Alex V. Spotomo and the City of Pleasanton, and the General Plan and Specific Plan consistency for a Development Agreement between SummerHill Homes and the City of Pleasanton. Mr. Plucker referenced a staff report dated October 13, 1999, and highlighted key areas contained in the report including background information, project and site description, grading, geotechnical issues, visual impacts, circulation system, architecture, development standards, and trees. Mr. Plucker noted there is a discrepancy in the staff report relating to the reference to 79 lots and that should be amended to read 78 lots. In conclusion, Mr. Plucker noted that staff's recommendation is that the Commission deny the project. However, he noted that if the Commission's determines that the project, with the appropriate conditions, is acceptable, the Commission could recommend approval of Case PUD-99-004 to the City Council by finding that the proposed PUD development plan is consistent with the General Plan and the Happy Valley Specific Plan; make the PUD findings as listed in this staff report; and, recommend approval of the project subject to the conditions listed in Exhibit "B.I". Discussion ensued relating to the location of the urban growth boundary as it relates to the Spotomo property, the Foley Ranch property, definition of on-site and off-site habitat mitigation, whether a home will be built in open space areas, fill left by grading of by-pass road, the Fish and Game Commission's opinion of grading; liability of the City relating to mud slides, utilization of retaining walls and slope banks, whether other cities have performed extensive earth work projects, liability to the City from landslides, location of retaining walls, and MDR being reduced from 45 to 40 percent. Commissioners Kumaran and Maas and Chairperson Roberts disclosed they have visited the property and met with the developer. PUBLIC HEARING WAS OPENED Craig Champion, 799 California Avenue, noted that this project is the last leg of the Happy Valley project and approval of the project is critical to implement the municipal golf course and the elements of the North Sycamore and Happy Valley Specific Plan. He noted that both of those projects were approved by the Council and the Commission and that since approval, every developer has been working as expeditiously as possible to implement the goals and objectives. He noted that after two years, it is disappointing to receive a staff report that recommends denial of the project and that the project does not merit denial. Mr. Champion commented on the benefits that the Happy Valley Specific Plan provides for the project including the bypass road for the golf course and the provision of off-site sewer and water improvements for approximately a hundred homes in the Happy Valley area, which is a major element to encourage annexation. Mr. Champion noted that the developer is in concurrence with staff that the alternative plan Planning Commission Minutes October 13, 1999 Page 12