PC 01/11/1995 - Laserfiche WebLink

,-- Because of the above issues, staff was unable to make the PUD findings and, therefore, could not recommend approval of this application. Mr. Plucker advised that if the Commission believes the subject application is appropriate, but that the project may have an adverse significant impact on the environment, the Commission should recommend an EIR be prepared. Furthermore, if the Commission does not believe this project will have a significant impact on the environment, the Commission should adopt a resolution approving the draft Negative Declaration but with no De Minimis impact and direct staff to make the appropriate PUD findings and conditions of approval. Commissioner McGuirk noted for the record that he met with the applicants two times during December and January. He noted that the geotechnical issues in the staff report at that time are different from those in the current staff report. Mr. Plucker advised that staff had talked with the applicants regarding the addition of cosmetic articulation around the windows of the sides and backs of street-visible houses and was not viewed as a significant issue. The focus of the discussions have been trying to resolve the main issue of the design relationship to the Arroyo. Commissioner McGuirk inquired what the City would expect of the applicant in terms of an extra amenity in compensation for the higher density. Mr. Plucker stated that the Commission could determine that what is proposed is adequate. He noted that the original unit number decreased from 45 to 43 homes and the creek staging area was enlarged. Perhaps additional play equipment could be added. Chairman Wright stated that the three issues surrounding staff's inability to make the PUD findings revolved around density, fire, and geotechnical issues. He noted that the geotechnical issues were resolved with the letter received from Kleinfelder. The fire issues seem to center around the vegetation along the creekbed. He noted that fire-resistant native grasses could be planted along the Arroyo. The density question is the most important, and Chairman Wright discussed how he felt the density calculation was made, and staff's request of a frontage road to provide an additional amenity to compensate for the density ratio. Chairman Wright feels that the points discussed above would satisfy the PUD findings. In response to Chairman Wright's inquiry about the request for a one-story house design, Mr. Plucker noted the request was made because there are one-story homes in the surrounding neighborhood. Regarding whether the Arroyo acreage is included in the density calculation, Mr. Plucker noted that the Arroyo area has been zoned Public Health and Safety. The density is calculated on the area zoned PUD-MDR. The Commission could find that the Arroyo area is a public amenity. PUBLIC HEARING WAS OPENED Fred Bates, Principal, New Cities Development Group, Monterey, California, represented the application for St. John's Place. Planning Commission Minutes Page 3 January 11, 1995