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268 253 are available, but without PUD approval the applicant cannot request them. Mr. Fair- field reviewed the proposed street access on Bernal Avenue. He advised he had met with residents of Pleasanton Heights to discuss this matter, and that they support the Bernal Avenue route without connection through Angela Street. He stated this project would contribute to the water tank, help solve the major traffic problems in this area, there would be minimum grading, and would be an asset to the area. He advised that the open space will be maintained by the homeowners association. Mr. Fairfield reviewed the emergency access roads and alternatives. He suggested that the upper emergency access road be determined at a later date, if and when it is needed. In terms of which 50 units would be built first, Mr. Fairfield stated he could not answer that now but when it is determined how many units will be allowed then it will be decided where the first phase will be constructed. He advised that the recreation units would be included in the first phase construction. Mr. William Herlihy, 816 Abbie Street, President of the Pleasanton Heights Home- o~mers Association, stated that the applicant and engineer had met with this group and representatives from the Vintage Hills Homeowners Association, to discuss traffic concerns. He advised that the Pleasanton Heights Homeowners Association concerns have been satisfied and they now support the project. The following persons spoke in opposition to this metter: Mrs. Cindy Long, 3735 Grillo Court, stated that a petition had been presented to Council approximately one year ago when the property was o~n~ed by Art Dunkley, requesting that the land remain low density/open space. She stated the people who signed the petition still feel the property should remain low density. She stated that speaking for herself, she felt Concord Street is a poor street to use as an access to the development; children run back and forth on that street to go to school, cars are parked on the street, and the street is unable to take the influx of added housing. She stated her greatest concerns are traffic and apartment housing. Mr. Verlon Gabrielson, 1191 Kottinger, stated the natural flow of traffic on Bernal Avenue will bring more traffic on Kottinger going to First Street. He ex- pressed concern regarding increased traffic on Kottinger. He stated he is also con- cerned regarding how the open space will be managed, and the potential fire hazard. Mr. John Joel, 3771 Grillo Court, stated he did not think the plan approved by Planning Commission complied with the standards of the R-i-20,000 zoning. He stated he is particularly concerned about the double cul-de-sac off Concord Street just south of Grillo; he feels the density is too high for this cul-de-sac. He stated he felt the bulb in the center of the cul-de-sac should be removed and that only six lots should be allowed. He expressed concern about the pad elevation and drainage, stating that there are soil problems in this area and he does not want a drainage problem at his residence because of this project. Mr. Fairfield rebutted the concerns of the opponents. He stated that the general plan amendment change from low density to medium density does not increase the density but allows for rearrangement of the configuration. He stated the project should have very little effect on Concord Street. He stated there are no apartments shown on the plan. He advised that the open space will be landscaped and maintained by homeowners association dues. He stated that development of the ridge lands will be almost iden- tical to the development of the lands in Vintage Hills. He advised that criteria established by the PUD zoning will govern the project. He reviewed the lot sizes as being from 14,300 to 24,000 sq. ft., with 1/3 over 20,000 sq. ft. in size. He stated the drainage problems will be solved and that no lots will be higher than adjoining surrounding lots. He assured the homeowners that he is willing to work with them individually for transitional slopes and will need mutual cooperation. Mr. Fairfield stated that the double cul-de-sac is necessary to allow for more frontage for more 7. 10/16/84