MEETING DATE: 7/25/2001

TO: PLANNING COMMISSION

FROM: JAYNI ALLSEP, CONTRACT PLANNER

SUBJECT: TIBURON GLEN RESIDENTIAL DEVELOPMENT: SCOPING MEETING FOR AN ENVIRONMENTAL IMPACT REPORT (EIR) TO BE PREPARED FOR A PROPOSED 8-LOT RESIDENTIAL SUBDIVISION ON 26 ACRES OF LAND LOCATED ON PARADISE DRIVE NEAR NORMAN WAY; XANADU PROPERTY HOLDINGS, INC, OWNER; TOM NEWTON, APPLICANT; ASSESSOR PARCEL 39-241-01

DATE: JULY 20, 2001

Zoning: RPD (Residential Planned Development)

Property Size: 26.03 acres

Current Use: Undeveloped Land

Owner: Xanadu Property Holdings, Inc.

Applicant: Tom Newton, PAC-Planning Advisory Corporation

Date Complete: February 15, 2001

BACKGROUND

This is the first of two separate scoping meetings (July 25 and August 8) scheduled for this project. Both meetings are expected to follow the same format and disseminate the same project information. Due to the lengthy Commission agenda for the July 25^th meeting, Staff is encouraging attendance at the second meeting, where another scoping meeting for a separate project (Sorokko) on Paradise Drive will also be held.

This meeting is the first step in a lengthy development review process during which numerous public hearings and opportunities for public input will occur. Staff will outline this process in general terms at the meeting and will have a public handout further describing the project review process.

PROJECT DESCRIPTION

The project sponsor has filed an application for a Precise Development Plan for the development of eight single-family lots for subsequent custom development with single-family homes, construction of on-site private roads, and installation of utilities and drainage facilities. The project, known as Tiburon Glen, would be located on a 26.03-acre parcel on Paradise Drive near its intersection with Norman Way. The U-shaped property is on a steep, densely vegetated hillside that wraps around the 11-lot Norman Estates subdivision.

Six lots (Lots 1 through 6) are proposed west of the Norman Estates subdivision. Access to these lots would be via a private road off Paradise Drive, west of Norman Way. The two other lots (Lots 7 and 8) are proposed southeast of the Norman Estates subdivision, and would also be accessed from Paradise Drive via a second private road located south of the Norman Way intersection with Paradise Drive. Lots would range in size from 0.77 to 9.5 acres with a median lot size of 3.25 acres. Building envelopes for each of the lots are located on the lower portion of the site (near Paradise Drive) and range from 6,170 to 11,230 square feet. Homes are proposed to have a maximum floor area of 7,000 square feet. All areas outside of the building envelopes would be maintained by individual lot owners, with the exception of the private roadways serving the eight homes. Maintenance of the on-site roadway improvements is proposed to be the responsibility of all lot owners under a "common driveway maintenance agreement" to be recorded after review and approval by the Town of Tiburon. The site is densely vegetated with mixed bay-live oak woodland, and includes a swath of serpentine grassland at its highest elevations. Rock outcroppings and seasonal drainage courses are also located on the site.

ENVIRONMENTAL ANALYSIS

The California Environmental Quality Act (CEQA) and the Tiburon Environmental Review Guidelines describe the procedures for the preparation of an Environmental Impact Report (EIR). Although formal scoping meetings are not required by State CEQA law, they have proven useful to ensure that the EIR addresses all pertinent environmental issues related to the project, and are required by the Town of Tiburon. The public scoping meeting provides an opportunity to solicit input from any and all interested persons regarding the scope and content of the EIR that will be prepared.

As stated previously, an Initial Study has been prepared that identifies, based on staff’s analysis of the proposed project, the potentially significant impacts that would be caused by the project. During the scoping meeting, other potentially significant impacts to be addressed in the EIR can be identified. CEQA requires that substantial evidence be presented which supports a fair argument that such potential impacts would occur. The term "substantial evidence" includes facts, fact-related reasonable assumptions and expert opinion. According to CEQA, substantial evidence does not include argument, speculation, unsubstantiated opinion or narrative, clearly inaccurate or erroneous evidence, or socioeconomic impacts not related to the physical environment.

Upon completion of the scoping meetings, work will commence on preparation of the EIR. The Town has sent out a request for proposals to prepare the EIR and will soon be evaluating the proposals that are submitted. The Town will then select a consultant to prepare the EIR and continue with the environmental review of the project.

RECOMMENDATION

Following a presentation of the project by staff and/or the applicant, the Planning Commission should receive public comments and conclude by providing its own comments to staff regarding the issues to be addressed in the Environmental Impact Report. The Commission should then continue the item to the meeting of August 8, 2001.

EXHIBITS

1. Project Description

2. Technical Studies submitted by Applicant

3. Conceptual Architectural Plans/Photos

4. Initial Study

5. Plans

6. Letter from Janis and Arthur Von Thaden dated July 17, 2001

7. Letter (e-mail) from Bob Benbow dated July 18, 2001.

8. Letter (e-mail) from Cynthia McGuinn dated July 18, 2001