PROJECT DATA

Address: South (upslope) side of Trestle Glen Boulevard west of its intersection with Turtle Rock Court (PD#18B)

AP No.: 58-061-80 & 86

File No.: 39903

General Plan: L (Low Density Residential (up to 0.3 du./acre)

Zoning: RPD (Residential Planned Development Zone - up to 0.3 du./acre)

Property Size: 13.25 acres

Subdivision: PM 10-8 (1974)

Current Use: Undeveloped land

Owner: Round-Two Development Joint Venture

Applicant: Don Henderson & Craig Pilgrim

Date Complete: August 20, 1999

BACKGROUND

This project was reviewed by the Planning Commission at its meeting of October 11, 2000. The Commission expressed concern over a number of issues and provided direction to the applicant for a significant redesign of the project. Minutes of the October 11, 2000 meeting are attached as Exhibit 1 for convenience.

Since that time, the applicant has made modifications to the project and submitted revised application materials. Several meetings between the applicants and Belveron Association representatives have been held.

REVISED PROJECT MATERIALS

Full-size plan-view drawings of the revised project are separately attached as Attachment A (whole site plan) and Attachment B (schematic landscape plan). A booklet containing reduced site and landscape plans as well as site statistics, elevations, sections, floor plans and photosimulations, is separately attached as Attachment C. A revised story pole plan is attached as Attachment D. Miscellaneous other materials include a "Letter of Agreement" (Exhibit 2) and "Bank Planting and Stabilization Specifications" attached as Exhibit 3.

PLANNING COMMISSION DIRECTION/REVISIONS TO THE PROJECT

Below is a brief description of Planning Commission direction from the October 11, 2000 meeting, and the revisions made by the applicant in response:

Commissioners indicated a consensus to reduce the number of units in the project; the Commission found Lot 3 (the lot nearest to Trestle Glen Boulevard and with the tennis court) especially marginal. The revised project retains four single-family dwellings, although the buildings have been rearranged within a slightly reduced development area and the cul-de-sac shifted upslope.

Commissioners indicated that the sizes of the homes should be reduced. Revised plans indicate that house sizes (including garage) would range from 5,160 square feet to 5,370 square feet, only slightly smaller than the 5,400 square feet originally proposed.

Commissioners indicated that the heights of homes should be reduced to 1 to 1 ½ stories. Revised materials indicate that no home would exceed 24 feet in height at any point, every attempt will be made to keep homes lower than that.

Commissioners indicated that a minimum 50 foot setback from the centerline of the drainageway and a minimum 60 foot setback from existing Trestle Glen Boulevard pavement be established. Revised drawings indicate these minimum setbacks have been provided.

Commissioners indicated that project parking be greatly increased, especially non-lot specific parking spaces. Revised drawings show a total of 12 non-lot specific parking space along the private roadway access, and at least five lot-specific spaces per lot (20 total) for a grand total of 32 parking spaces for the four-unit project. Parking now appears more than adequate.

Commissioners indicated that the proposed tennis court on Lot 3 should be eliminated and that certain building envelopes should be reduced in size. The tennis court has been eliminated and building envelopes reduced generally as suggested.

Commissioners wanted better visual impact analysis, and challenged the applicant to revise the project in a manner that could demonstrate that it would not result in unacceptable visual impacts. Photosimulations have been prepared under contract to the Town that show the project from two vantage points along Trestle Glen Boulevard and one from Belveron (Venus Court). In addition, enhanced story poles have been erected (six poles per house) based upon actual house designs and heights.

Commissioners indicated that the design, materials, and landscaping were inappropriate. The materials and design of the proposed homes has been modified. Rather than stucco, the homes would shingle or board and batten siding with fieldstone walls and chimneys. Colors have been muted to blend better with the surrounding environment. Landscaping has been enhanced.

Commissioners indicated that a substantial naturalized landscaping buffer be created along Trestle Glen Boulevard. The applicant has submitted a schematic landscape plan with plant list. The drawing depicts a meandering footpath within the otherwise landscaped buffer. The drawing does not reflect the proposed widening of the right-of-way for pedestrian and bike lane purposes, nor is the footpath a likely improvement within that expanded right-of-way.

Commissioners expressed concern about the use of rip-rap for stream bank repair and stabilization. Rip-rap has been eliminated in favor of biomechanical techniques.

Staff is of the opinion that while the design, materials, and visibility of the homes have been somewhat improved through the revisions, the fundamental concerns expressed by the Planning Commission regarding density, size of homes, visual impacts, and neighborhood character have not been substantially alleviated by the project revisions.

OTHER ISSUES

Possible Archeological Feature

The potential archaeological feature identified in the letter from Grassetti Environmental Consulting was investigated by David Chavez & Associates, Cultural Resources Consultants (see Exhibit 4). This feature had been noted in the original site investigation by Chavez, but dismissed as an object of recent origin (less than 50 years old). Mr. Chavez believes the feature to be a septic system that originally served the Benton Court homes for the first several years following their construction in about 1950. The homes were later connected to the public sewer system.

Project Drainage

Project drainage is now proposed to be conveyed via a 24" diameter underground pipe directly to the drainage system within Tiburon Boulevard without crossing Trestle Glen Boulevard, apparently at the request of the Belveron Association. No technical analysis of this alternative drainage scheme has been submitted and the feasibility and desirability of this unexplored drainage alternative remain unknown at this time.

Pedestrian Trails

In addition to the originally-proposed Ridge Trail connection, that applicants have now proposed additional trail easements connecting to the Lower Trestle Glen property and down to Trestle Glen Boulevard near its intersections with Juno Road. Final alignments would be determined in the field. These easements are shown on the colored site plan inside the booklet (Attachment C).

PUBLIC CORRESPONDENCE

A letter and petition has been received from the Trestle Glen Hill Committee of the Belveron Association, dated January 3, 2001. This letter is attached as Exhibit 5, and contains very specific suggestions and recommendations to the Planning Commission regarding both undeveloped parcels along Trestle Glen Boulevard. .

All other correspondence received since the October 11, 2000 meeting is attached as Exhibit 6.

RECOMMENDATION

The Planning Commission should review the revised submittal in the context of the direction provided at the October 11, 2000 meeting and provide additional specific direction to the applicant.

EXHIBITS

Minutes of October 11, 2000 Commission meeting.

Letter of Agreement (undated) regarding revised design features, 2000.

Bank Planting & Stabilization Specifications (undated).

Letter addendum to Cultural Resources Report by David Chavez dated 12/12/2000.

Letter and petition from Belveron Association dated January 3, 2001.

Late mail (several letters) received since October 11, 2000 meeting.

ATTACHMENTS

Full size revised site plan dated November 8, 2000.

Schematic Landscape Plan dated November 8, 2000.

Booklet containing revised drawings, elevations, and photosimulations date-stamped 1/4/2001.

Story Pole Plan dated January 4, 2001 (11" X 17") for field use.

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