PC 04/22/1998 - Laserfiche WebLink

fair to change it now. He also stated that if the density were increased, it would create more traffic on the loop. He also voiced opposition to the number of homes proposed for the Spotornos Flat Area. He has not seen a plan that shows the view corridor or where the homes will be that would justify a 37% increase in the number of homes that go in that 33-acre Flat Area. He noted that Mr. Spotorno wants 22 homes for that area, but the number should be restricted to 16 under the General Plan. Mr. Rasmussen explained the proposed density bonus for the Spotorno Flat Area in exchange for a land grant for the open space easements and trails. Mr. Smith went on to say that the cost to existing homeowners for connecting to the public water and sewer would by much too expensive. He reported that the typical dwelling would have to pay approximately $50,000 in fees. Since that cost represents a significant fraction of the value of some of the homes in that area, he suggested that there be a cap placed on the assessment that a home would have to pay as a percentage of the value of their home or some other reasonable formula. In addition, he suggested that the Commission consider waiving all City connection fees and inspection fees. He also asked that they re-evaluate the cost allocation formulas between the golf course and the homeowners. He warned that a lot of people will oppose the plan if it's too expensive. Commissioner Kumaran asked what could be done to address the concerns with construction traffic. Mr. Rasmussen acknowledged that it has been a major concern for the neighbors and the City. He noted that the Specific Plan calls for the City to use the bypass road or partially completed bypass road in order to keep construction traffic off Happy Valley loop and only allows the use of Happy Valley loop as a last resort. With regard to the cost sharing and finance mechanisms, he stated that a report want mailed today to the neighbors that addresses those issues. William McCann, 5000 Hopyard Road, stated that he represents the owners of the Christesen property. He noted for the record that an agreement may be reached between the City and the property owners relating to the dedication of land for golf course use. AI Spotorno, Spotorno Ranch, addressed the density issue. He stated that the original General Plan allowed 22 units on the Flat Area before there was any concept for a golf course. At that time, he believed it was determined that 45 acres were buildable on that Flat Area. These units would have had Alisal Street for an access road. Subsequently, the City changed the guidelines and the buildable acres has been reduced to 33 acres. He stated that the density is needed in order to pay for the bypass road. He wants the record to reflect that from day one 22 homes were allotted for that Flat Area. Nick Chapman, 255 Happy Valley, identified his property on the map. He distributed a letter to the Commission and to Mr. Rasmussen detailing his comments on the Specific Plan and the changes he would like to see from an agricultural standpoint. He noted that he raises ostriches on his acreage, and it is a very viable business. He also reported that his surrounding neighbors have cattle. PUBLIC HEARING WAS CLOSED Commissioner Kumaran advised the members of the audience that the intent of this hearing was to hear _ public comment. He stated that the City appreciates the concems expressed and thanked them for coming to the meeting. He recognized that the most significant message he heard was the preservation Planning Commission Page 15 April 22, 1998