Planning Commission - Regular Meeting

[clears throat] to order. Let us stand for a flag salute and a moment of silence. I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all.

Okay, you may be seated. [clears throat] Laura, may we have roll call, please? Uh, yes. Commissioner Sautille, present. Commissioner Ciro, present. Commissioner Morose, present. And Commissioner Paul Rude, present. Let the record show Commissioner Edison is absent. Okay.

Welcome to the Alcohone Planning Commission meeting. This meeting is being livereamed on the city of Alcohon website. Appeals of final decisions of the planning commission made this evening must be filed in writing with a city clerk before 5:00 pm Monday, February 2nd, 2026, and must include the payment of a filing fee. If you wish to speak on either a non-aggenda or an agenda item tonight, please fill out a request to speak a card, I'm sorry, located by the secretary and give it to the secretary who will call you up to speak when the agenda item comes up for public comment. We ask that you give us your name, spelling your last name. Speakers are limited to three minutes. The display on the podium as well as other monitors in the chambers will show time counting down. At 30 seconds, the podium clock readout will turn red, signifying you have 30 seconds until the end of your time. Applicants and individuals representing groups of people may be allowed more time if appropriate. All public hearing comments should be addressed to me as the chair of the commission and not to individual commissioners or staff members. Please turn off all electronic devices if you have not already done so. Pursuant to city council resolution number 114-79, a commission who has received evidence related to a matter before the planning commission other than an unescorted view of the proper subject property is required to disclose such information at the hearing. At this time, we will take comments from any member of the public on any item of business within the jurisdiction of the commission that is not on the agenda. Under state law, no action can be taken

on items brought forward under public comment except to refer to staff for administration or place it on a future agenda. Is there anyone who wishes to address the commission under public comment? Please come forward. Okay. Okay. The next item is the consent calendar. A single motion will cover all items on the consent calendar. Does the commission wish to pull a consent calendar item for discussion? No, sir. Mr. Chair, does the staff wish to pull a consent calendar item for discussion? No changes from staff. Okay. Thank you. I move to adopt the minutes as recorded.

Second. Motion made by Commissioner Sco, second by Commissioner Pollock RDE. Please vote. Motion carries by unanimous vote of members present. The uh next item, agenda item two, the project name is Chase Common Interest Development. It's a request of a conversion of an existing 4-unit residential development to common interest. It's SQA exempt and staff recommends city council approval. Staff.

All right. Good evening, planning commissioners. My name is Spencer Hayes Flores. I'm an associate planner with the development development services department. The first uh item for public hearing uh is to convert an existing residential development to common interest. Uh the project includes a planned unit development or a PUD and a tenative subdivision map or a TSM which would convert four existing residential units uh to for sale units. Spencer, the backdrop does not work. Sure. Looks like it might be powering on. I believe everyone can see in the screens up front though as well hopefully. Yeah, thank you.

The subject homes are detached single style family homes. Uh and the project includes the creation of four residential sublotss and a common lot for access and underground utilities. The subject site is addressed as 653 through 669 West Chase Avenue, which is on the south side of Chase uh between Lemon Avenue and Emerald Avenue. The site is within the medium density residential uh designation of the general plan uh and has a consistent residential multif family 6,000 ft² zone or RM6000 zoning designation. The gross lot area is uh 26,613 square ft or 61 acres. Uh and the project site is directly adjacent to another plan unit development as as well as other uh multif family residential in the RM6000 zone. Um two of the existing four homes have attached twocar garages. Um and the project plans show that the other two units uh could also uh include two uh car garages. Um though garages are not required as part of this conversion. It's important to note that one of the existing dwelling units addressed as 657 East Chase Avenue uh is permitted as an accessory dwelling unit or an ADU. Uh the proposed conditions of project approval require that that ADU be updated to primary dwelling unit standards through a building permit action prior to formalizing the conversion to common interest. And this is just another uh view of that site. Um, and a quick note that the proposed conditions of approval do include the rehabilitation of landscaping uh in the exterior yard as well as in the parkway adjacent to the public rideway. And this is the proposed tenative map. Uh, the proposed sublotss are outlined in blue and the common lot for access is indicated in red. The residential

sublotss range from 4,031 square ft to 7,720 ft² and the common lot is roughly 5,000 square ft. The PUD permit requires that the units be served by separate gas and electric meters and the project also proposes a separate water meter for each unit. The common driveway is um proposed to be widened to 22 feet which is the minimum requirement for four uh or more units uh primary dwelling units in the RM6000 zone. Uh and it should be noted that multiple patio covers and other accessory structures are proposed to be removed in conjunction with this project. Finally, I wanted to point out that the northerly driveway entry uh is will be closed and replaced with curb gutter and sidewalk. Uh and the proposed conditions of approval require that the southerntherly driveway which uh serves the common lot uh be updated to the current regional standard as well. One of the main requirements of the conversion to common interest is a physical elements report. Uh the peer is an overall assessment of the current conditions of the site and it's important to ensure that the units that are eventually sold are free of any major issues or defects. The PER notes that the units are in good condition, but does make some recommendations for items such as uh updated egress windows from bedrooms, uh the replacement of two water heaters, uh and the rehabilitation of landscaping as mentioned before among uh other minor repairs. Uh those recommendations in the physical elements report have been included in the proposed conditions of project approval. Uh in addition, the PUD uh the conversion to common interest requires that uh covenants conditions and restrictions or CCNRs be recorded. Uh and it also requires the formation of an HOA or a homeowners association. The HOA is required to maintain common facilities such as the common driveway, uh the common utilities that run through

it and then common landscaped areas for example. In addition, um uh the conversion to common interest requires certain tenant notifications. So in this case, uh the renters of the existing units were notified of this process commencing. They will also be offered a 90-day right to contract to purchase. Um that right to purchase is offered is required to be offered at the same or more favorable terms u as those offered to the general public. [snorts]

It's proposed that the project is exempt from environmental review pursuant to section 15301 of the California Environmental Quality Act or SQUA guidelines. Uh the section 15301 exemption is for existing facilities where only minor modifications are proposed such as uh utilities connections. It's staff's recommendation that the planning commission recommend city council approval of the SQA determination as well as plan unit development number 2025-00001 and tenative subdivision map number 2025-000014 uh since they're consistent with the general plan and housing element objectives for a variety of housing types uh and since the project creates home ownership opportunities in the city. That concludes our report and we're here to answer any questions you have. Uh yes, that uh 90-day rights of u purchasing the uh property, is that state law or or city uh ordinance?

It's definitely in city ordinance. I believe it does reference back to a state law um that unfortunately I'm not super familiar with. Okay. So, it's either equal or or a better deal than than others. Equivalent or better terms than what's offered to the public. And who makes the decision what to offer? It would be the owner. The owner. Yes, the honor. Okay. All right. Very good. Um, any questions, fellow commissioners? Yes, I have one question which struck me as I was following this. One of the buildings was an ADU,

but all three or four were rental units. I'm trying to picture. Was this a lot split that already happened to do the two and two or how did we get four units on a property before getting to this?

Sure. So, originally um in my research, there was an existing home on the site. Uh in terms of year built, I I'm not certain, but uh they at some point someone came in for a conditional use permit to add two units to the site. uh at that time under the former R2R zone I believe it was uh that was the requirement for basically multif family units in that zone uh that was approved and two units were constructed uh at at a later date uh a a two to threecar garage was constructed on the site through a building permit um and then with the updates to state law for accessory dwelling units that allowed for that conversion of that accessory structure to an accessory dwelling unit and that was finalized uh they received occupancy in in 2022. So, just recently.

Okay. Thank you, Mr. Chair. If I may, can I add to that? Yes. Um, so under the existing zoning, or I should say the general plan, it allows up to 10 dwelling units per acre.

So, the existing zoning at one unit per 6,000 square feet, um, equates to less than that. So, that equates to about seven units per acre. Um, under state law, if you have multiple detached single family homes on one lot, um, you can add an ADU. And so the addition of an ADU um is oftentimes preferable to developers because there's less uh fees and uh impacts and costs associated with adding the ADU. Uh but the unique aspect of this project is that having the four units on the 26,000T lot is still consistent with the general plan and the zoning.

Question. Does this go towards the housing element or was this already counted now that it's being converted? it would have uh for the housing element and when we report um on our regional housing needs assessment, we only report for building permits that have been issued. So, it wouldn't be counted as a new uh dwelling unit. Okay. Thank you. Any other questions, Rebecca? Okay. All right. Seeing that there are no other questions, let's open it up for uh public uh comments. Uh, anyone here? Oh, I'm sorry, Laura. Do we have any speaker cards?

Uh, yes, we do. Um, Fabian Diaz Luana. [cough]

Good evening. Good evening. Uh, thank you for, uh, allowing me to comment. I live very close to the proposed um, uh, Fabian, how do you spell your last name? Uh D I A Z D I A Z and then the second last name is Lano L U V A N O. Okay. Thank you.

Thank you. Um my my question is um I would like to understand about this project more. It seems that the changes from what is existing to what is proposed is um renting one owner um versus four owners. Uh and then the other change would be updating one ADU to a a primary dwelling unit. Um, besides that, are there any other uh changes, any demolitions? Um, I don't think so, but let's ask that to staff to answer that question.

So, uh, there are some patio cover structures and other smaller accessory structures that are proposed to be removed. Uh, in the scope of the project, those would require typically a demo permit. Um, there also are areas shown on the plans for potential uh two-car garages. Uh, those are not a requirement of the project, but you could see in the future a building permit for an accessory garage structure essentially. It's more adding adding structures and some uh patio covers which are not not dwelling. Okay.

Right. So, accessory structures would be demolished potentially. There would be new accessory structures. There would be updates to landscaping. uh some updates to the paved surfaces to make the road the private road a little bit wider. Um and then some minor improvements to the public rideway for the driveway entry uh into the site. Okay. Thank you. In other words, it'll be improvement on the property. Improvement will get better. I I I initially got a letter regarding this and I thought I wanted to know more about it and thank you. Yes. Oh, you're welcome. Any uh other cards, Laura? No other cards.

Okay. Um do you want to speak with the owner or the project manager? No. Owner here. Yeah. I mean, is is there the owner here or the project manager that would like to speak? No. Oh. Or the owner. Would you like to come up, please? I want to see if my fellow commissioners have any questions. My brother and I are both owners. Okay. What is your name, sir? John Caruso. John Caruso. Yes. The singer. Not quite. Enrico. [laughter] Mia. That's Italian. You read all the conditions of approval? Yes. Yeah. Do you agree with them? Yes, sir.

Okay. Uh, fellow commissioner, do you have any questions, Mr. Caruso? Yes. Just a quick question. I assume it's uh you're splitting it then to sell the properties off individually, correct? Uh we wanted to keep a couple of the houses ourselves. Okay. Oh, perfect. Okay. So then you'll just split the lot and sell off a couple units and keep this. If we had to sell it right now, we would have to sell all four as one as one unit. So Yeah. Yes. Because right now it's one lot. So you're going to subdivide the parcels so they're individual. Okay. So one lot. Awesome. Okay. Great. It looks like a real good project. Yeah. No, definitely. Definitely. All right. Thank you very much, Mr. Council.

All right. Do I have a motion to close a public hearing? I'll make a motion. I'll second. Motion made by Commissioner Rose, second by Commissioner Pollock RDE. Please vote.

Mr. Morose, I didn't quite catch it. There we go. All right. [laughter] Motion carries by unanimous vote of members present. Okay. Well, I'm going to make a motion. I move to adopt the next resolution in order recommending city council approval of the SQA exempt PUB number 2025-00001 and TSM number 2025-000014 subject to conditions. Second that. I love do real estate in Elcohone. So second [laughter] motion Babe Commissioner Sautille, second by Commissioner Pollock RDE. Please vote.

Motion carries by unanimous vote of members present. Good. So this will be heard also by the city council. Yes. Thank you, Mr. Chairman. Um this uh item uh will go to the city council for final decision. Um u sometimes we will joint notice. Uh this item was not joint notice. So a separate hearing notice will be uh distributed for the council hearing. Okay. Very good. Thank you.

Okay. Now the the next item is the um the planning election of the planning commission chair and vice chair. and I'm going to hand it over to uh to Alvie.

Great. Uh thank you, Mr. Chairman. Uh so typically at the beginning of each calendar year, the planning commission will decide upon uh the chair and vice chair. Um in this instance, uh though, um I would note that chair Soautil's term is expiring and a hearing uh with the city council is scheduled for uh next week. Uh so in light of that as well as the um absence by uh Commissioner Edison, uh staff would recommend that the uh planning commission um delay uh decisions on the chair and vice chair until we have a full commission. Um so to continue uh this item to the next planning commission meeting on February 3rd. Do we need to make a motion on that? Yes, that would be great. Thank you. I'll make a motion to continue.

Second. Okay. Motion made by Commissioner Mroe, second by Commissioner Pollock Rude. Please vote. Motion carries by unanimous vote of members present. Okay. Staff, any other uh communications? Uh no other communications from staff. Okay. Commissioners, any reports or comments? Nothing to report. Okay. Um does one I'll adjourn it. [laughter] I'll adjourn. The commission meeting is adjourned to February 3rd, 2026 at 7 p.m. I'll second that.

Okay. Motion made by Commissioner Sille, second by Commissioner Ciro. Please vote. And motion carries by unanimous vote of members present.