14 ATTACHMENT 1-5 - Laserfiche WebLink

PUD-138 and Vesting Tentative Subdivision Map 8616 Planning Commission 7 of 28 2017 and 2018 Planning Commission Work Sessions for Prior 39-Lot Proposal The Planning Commission reviewed a proposed 39-lot residential subdivision on the Spotorno Property, in substantially the same footprint as the current proposal, as a work session item. The 2017 work session focused on the overall design while the 2018 focused on the environmental analysis. The prior project was more complex when compared to the current proposal, since it involved increasing density in the lower Spotorno Flat area beyond the 22 units suggested in the HVSP, and this, in combination with the configuration and layout of the proposed subdivision would have required amendments to the HVSP. The current proposal does not require similar Specific Plan amendments . UGB Line Discussion Among the topics discussed by the Planning Commission at the work sessions, and applicable to both projects, is clarification of the location of the Urban Growth Boundary (UGB) line on the Spotorno Flat Area. In 1996, Pleasanton voters approved The Pleasanton Urban Growth Boundary Initiative (Measure FF) that added a policy and programs to the General Plan2 requiring that urban growth boundary changes be approved by voters, unless minor as defined in the initiative. The text of Measure FF regarding the southern location of the UGB line in Happy Valley, Section 2 , Findings, Subsection B states: “The UGB line was established in recognition of the location of open space lands protected by a voter approved initiative, jurisdictional boundaries, and physical terrain constraints. … The UGB to the south is based upon physical terrain as it extends along the base of the steep hills that enclose the Happy Valley area. It is situated in nearby hilly locations to accommodate future development which has been permitted by the General Plan for many years.” Transposing the UGB line from the General Plan’s City-wide map to the project site is not precise due to map scale and the lack of an exact geo-reference for this portion of the UGB at the time that mapping was created. Staff had suggested an appropriate interpretation of Measure FF was to align the UGB more precisely based on mapped topographic contours reflecting the “base of the steep hill” to the east of the Spotorno Flat area, and that the UGB line could be refined accordingly. The Planning Commission reviewed this location issue and there was consensus to support the interpretation proposed. Based on the proposed civil plan that indicates site topography, the development area is located along the base of the hills and within the UGB line. At the work sessions, the Planning Commission also discussed the following: ▪ Additional units proposed on the Spotorno Flat Area (22 lots are allowed but the 2018 project proposed 39 lots); ▪ Elimination of the bypass road and retention of Westbridge Lane as it currently is; ▪ Proposed site layout, development standards, architectural designs, and trails; ▪ Pedestrian and bicyclists safety on Alisal Street (a county owned street) The concerns about additional units and elimination of the bypass road are no longer applicable to the current proposal. Site layout has changed, and production homes have 2 See General Plan, Land Use Element, Policy 22 and Programs 22.1-22.5, pages 2-36 and 2-37.