PC 022708 - Laserfiche WebLink

allowed. Ms. Decker replied that the Planning Commission requested that staff revisit what had actually been approved. The applicants had previously indicated they would go either way but that 25 percent and 35 percent would be acceptable. This particular condition would have to be revised should the Commission support the originally approved production home sizes. She added that the home sizes differed and were somewhat less in size than as indicated in Table 3. Commissioner Fox noted that Tab 4 of the Attachments discussed PAP-53, when the Planning Commission had voted to deny the Tentative Map; the grading was originally for a tract home. She inquired whether staff knew why there had not been an alternate grading plan submitted since custom homes were now proposed. Ms. Decker replied that construction process began with laying out the backbone infrastructure, which included the mass grading at one time. The intent of this request was not to modify the grading but to have the same pad and house design with respect to location. The applicants have reconfirmed their interest in having the same floor areas and sizes; they were somewhat limited in terms of where the homes could be placed on those sites. The grading, infrastructure and house sizes would remain the same; the exterior appearance of the houses would change. In response to an inquiry by Commissioner Fox regarding whether a custom home development could take as long as ten years for all the lots to be purchased and developed, Ms. Decker replied that this issue had been the subject of extensive discussion by staff. She identified several similar examples in Pleasanton that had previous approvals but were never built. She noted that a production home approval did not warrant or guarantee any sooner construction and that there must be a buyer, choices made by the buyer, and completion of the escrow period. Production homes would be custom in terms of interior finishes, floor materials, carpeting, and cabinetry; staff had found that completion of production homes can take the same length of time because it was market-driven. The timeline for buildout could go quickly in a good market, and a slower market would lead to a longer buildout period. Commissioner Fox inquired whether the lots would be graded all at once prior to the buildout. She further inquired whether the landscaping would be installed around the grading until the house was built. Ms. Decker clarified that this action was not to modify the tentative map, which was already approved for all the lots. She noted that the final map was not approved and would return to the City Council for review, approval, and recordation. The final map would carry a list of conditions of approval through the tentative tract map that must be fulfilled, as well as development fees that must be paid. She noted that this action before the Planning Commission did not address or change the tentative tract map and that the lots would remain. The grading as proposed under the tentative map would also remain. The only item to be considered by the Planning Commission at this time is the Planned Unit Development modification from production homes to custom homes. With respect to landscaping, Ms. Decker noted that the site maybe graded once the final map and improvement plans had been approved. She noted that mass grading would then PLANNING COMMISSION MINUTES, February 27, 2008 Page 3 of 26