PC 072413 - Laserfiche WebLink

Joseph Gorny, Project Consultant, stated that he is available to answer any questions regarding the photo simulations. Gevan Reeves, neighbor, stated that he was present tonight with three other neighbors who are members of the Homeowners Association, and he was speaking on behalf of the homeowners. He noted that reading through the VACSP, it is apparent that hillside residential is set to a higher standard than other homes in the development area, with specific expectations and requirements. He indicated that he and his neighbors all moved into their homes recently and had an expectation that the Vineyard Avenue Corridor Specific Plan would govern the development of both the proposed Berlogar development and all future developments in the area, on both the intent and letter of the Specific Plan. He noted that there are two other hillside residential areas in Berlogar's parcel that could be developed in addition to what is being shown today, and another hillside residential. He expressed concern not just for this proposed property but also for future development. Mr. Reeves stated that he had sent a letter to the Commission, which is included in the packet. He indicated in that letter that the proposal to move one of the homes out of the proposed designated development area to the top of the hill violates both the spirit of the VACSP as well as two factual items. He noted that the VACSP states: "The purpose of this designation [of hillside residential] is to allow for a clustering of homes in well - defined areas of the hills in order to preserve significant natural features such as ridgelines, hilltops, oak woodland, creeks, and steep slopes. Open space land surrounding the HR district is to be permanently preserved." He stated that the location of the home is being moved from a designated development area to the top of a hill, which has been designated as open space, and 25 feet of the hill would be lopped for the house. He added that they too love the oak trees and that environment, and they are not advocating tearing down oak trees by any measure. He stated that with respect to hillside residential, the VACSP states: "in HR areas, all home sites must be located within the designated development areas as generally depicted on the land use plan. Lot lines may extend into land designated as Open Space, but primary residential buildings and residential accessory structures may only be sited within the designated development areas." Mr. Reeves stated that there was a discussion in the past about this, and he did not see that in the packet. He added that there was also a staff memo to the Planning Commission in 2006 indicating that staff had consulted with Wayne Rasmussen, former Principal Planner and Project Planner for the Specific Plan, and Wayne had stated that due to the environmental constraints of the hillside residential areas, house locations were meant to be fairly precise as represented by the 'blobs.' He noted that he thinks that is contrary to what was mentioned today. He added that he had sent an email regarding PUD -32, which was not included in the packet, and there was also a consideration for PUD -54 in which staff had since discovered that the VACSP and the EIR restrict construction from occurring within 100 feet of the center on jurisdictional waters of the U.S. He indicated that he believes because this is a drainage way, an EIR impact necessitated alternative considerations, and there is a Specific Plan, a related PLANNING COMMISSION MINUTES, July 24, 2013 Page 9 of 20