SUBJECT:
PDC03-012.
PLANNED DEVELOPMENT REZONING FROM R-1-1 RESIDENCE DISTRICT AND A (PD)
PLANNED DEVELOPMENT TO A (PD) PLANNED DEVELOPMENT TO ALLOW UP TO 213
SINGLE-FAMILY DETACHED RESIDENCES AND OPEN SPACE ON APPROXIMATELY 263.6 ACRES
LOCATED ON THE EASTERLY SIDE OF US 101, NORTHERLY OF METCALF
ROAD.
The Planning Commission voted 7-0-0 to recommend that the City Council approve the subject Planned Development Rezoning.
BACKGROUND
On March 17, 2003, the Planning Commission held a public hearing to consider a Planned Development from R-1-1 Residence District and A (PD) Planned Development District to A (PD) Planned Development District to allow up to 213 detached residences and open space.
The Director of Planning, Building and Code Enforcement recommended approval of the proposed .
Immediately prior to the hearing on the proposed rezoning, the Commission considered a General Plan Amendment (File No. GP03-02-01) to delete the Major Collector designation from Basking Ridge Avenue north of Metcalf. The testimony for this item was heard by the Commission together with comments on the proposed rezoning. The Planning Commission voted 7-0-0 to recommend approval of the General Plan Amendment, facilitating the proposed rezoning which closes the through street.
Several neighbors in the residential project to the north of the site spoke in favor of the project. They expressed support of the project which proposes a cul-de-sac street extension of Basking Ridge Avenue, and expressed the strong desire and need for public transit in their area to serve both the existing and future residents.
Several Commissioners expressed concerns about both the emergency vehicle access and Fire Department response times to the area, particularly in light of the proposed truncation of Basking Ridge Avenue 1300 feet northerly of Metcalf Road.
Staff clarified that the emergency vehicle access had been conceptually reviewed by all applicable City Departments, including Fire, Transportation, and Public Works, and deemed acceptable to serve both emergency vehicle access and potential evacuation of the neighborhood. Staff also noted that this access would be reviewed in greater detail at both the Planned Development Permit and Public Works/Fire Department Clearance stages, to ensure that the access road meets all applicable standards. With regards to response times, staff indicated that the relocated Fire Station No. 27 on Bernal Road, would provide the first response to this project in approximately 5 minutes, and that while this is longer than the target citywide of 4 minutes, the City Council had determined this area as appropriate for urban development through its approval of the existing Basking Ridge residential development to the north and the recent General Plan Amendment to increase the allowed density on the subject site
Several Commissioners stressed that infill development should occur first, before additional development at the edge of the city like the proposed project. The Commission was concerned about the 5 minute emergency first response time, although Commissioner Platten identified future opportunities to improve emergency service through siting of future facilities funded through the recent bond measure. Commissioner Levy urged that pedestrian/bicycle access be permitted on the emergency vehicle road and allow connections to regional trails and facilities. Staff concurred with his recommendation and indicated the specific design could be addressed though the PD permit.
The Planning Commission then closed the public hearing.
A community meeting was held for this proposed rezoning on February 25, 2003 with approximately 50-60 area residents, most of whom indicated support for the project. A notice of the Planning Commission and City Council public hearings for the General Plan Amendment and Rezoning were distributed to the owners and tenants of all properties located within 1,000 feet of the project site.
As standard procedure in the development review process, this project was coordinated with the Department of Public Works, Fire Department, Police Department, Environmental Services Department and the City Attorney.
CEQA
An Environmental Impact Report (EIR) was prepared for the prior project. That EIR identified air quality, biological resources, cultural resources, geology and soils, hazards and hazardous materials, hydrology and water quality, and noise as impacts that are potentially significant, but that are less than significant with mitigation. The EIR identified that the conversion of this vacant grassland site to housing will result in a significant unavoidable aesthetic impact and a significant unavoidable land use impact due to the loss of open space. The EIR concluded that this project, together with reasonably foreseeable projects, would result in significant unavoidable cumulative impacts in the areas of traffic, air quality, aesthetics, and loss of open space. The EIR was certified on appeal by the City Council on December 17, 2002.
Pursuant to the State of California, California Environmental Quality Act (CEQA) Guidelines, an Addendum has been prepared to address the potential environmental impacts of the re-designed and slightly larger project. Additional reports were prepared to address both traffic and geologic hazards issues, and these reports have been reviewed by the Public Works Department. Based upon that review, the Director of Planning concluded that an Addendum to the Final Environmental Impact Report was appropriate.
In order to approve the current project, the City Council will need to include Overriding Considerations in its Resolution of Findings for those significant project and cumulative impacts that cannot be avoided.
STEPHEN M. HAASE
Secretary, Planning Commission