PC 06/24/1998 - Laserfiche WebLink

existing City storm system. In addition, staff has included a recommendation that subdrains be installed at the base of every cut slope. Another concern raised was erosion on the creek bank. A biological/hydologic report indicated that the amount of storm water run-off entering the creek would be slightly reduced once the project's proposed grading and drainage were completed. In addition, the slope banks would be revegetated to dissipate the velocity of the water entering the creek, thus preventing future erosion of the channel and improving the biological quality of the area. Ms. Kline then gave a digital presentation illustrating the various house designs. The flat-pad design proposed by the developer for single-story homes creates flat pads through the grading of slope banks and the installation of retaining walls. In contrast, the split-pad design, which consists of one story on one part of the house and two or more stories on another, utilizes a contour grading which maintains the natural topography of the site. The step-foundation design is similar to the split-pad design and also retains the existing topography of the land. Ms. Kline also discussed the drainage system. She stated that the City's standazd for relatively flat lots is to grade the lots so that they drain towards the street at a minimum one-percent slope. The water then enters the catch basins and drain inlets in the street and flows into the City's stormwater collection system. For slope lots, however, the method proposed is to allow the lots to drain to the rear through a drain inlet or open concrete V-ditch and into underground pipes to the City system. Ms. Kline then proceeded to explain the Neighbors' Plan developed by the Ventana Hills neighborhood which includes 42 lots with 41 new lots and one existing lot. The lotting configuration is similaz to the Developer's Plan and the "Historical" Plan except at the north side of the site, where it proposes a 200- to 300-foot wide buffer zone with trees between the north tier of lots in the development and the homes on the southernmost edge of Ventana Hills; maintenance of the same grading as the existing topography; single-story homes set back 300 feet and with side elevations oriented towards Ventana Hills; and a greenbelt open space between the cul-de-sacs of the slopebazik. In addition, this Plan proposes that the road to the future Lund Ranch II project be shifted from the northern to the southern side of site and to maintain the top of the ridgeline on the south side of the knoll. Ms. Kline then described the "Historical" Plan developed by staff which basically adheres to the design principles of the NSSP. It proposes contour grading and split-pad homes at the same elevation as the Ventana Hills on the northern end of the site, with a 40-foot sideyazd setback. This eliminates the slope banks and retaining walls proposed in the Developer's Plan. Ms. Kline requested direction from the Commission regarding the FAR. She stated that the NSSP establishes a 30 percent FAR, Ventana Hills and Mission Pazk have 40 percent, Greenbriaz was approved with 35 percent with the exception of a few lots allowed to build at 37 percent, and New Cities Development is proposing up to 40 percent. Ms. Kline stated that the azchitecture for the buildings aze well-designed including a vaziety of vernaculaz house styles. She noted that Plan 1 shows 23-foot high single-story homes with the option to become two stories. She requested the Commission to provide direction on whether or not the styles _ would be appropriate for the azea inasmuch as the NSSP calls for ablending-in with the natural rural Planning Commission Minutes Page 20 June 24, 1998