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Excerpts from the Planning Commission Regular Meeting Minutes December 18, 2014 Page 2 of 4 the project and met with the neighbors for input and comments, in which they requested less density and more off-street parking options. The current project received good feedback from the neighbors and a petition was signed by the neighbors in support of the project. Commissioner Leung asked who would be responsible for managing private property rules, specifically enforcing prohibited storage in garages and parking management in the common driveway. He commented that when tenants occupy the property, they often have more cars and may not park in the garage, and instead, park in the common driveway. Commissioner Leung also asked if the units would be owner occupied only. Planner Penaranda responded that the units will not be owner occupied only and that a person or a party will be able purchase and rent out the unit where the resident would need to abide by the CC&Rs. Planner Penaranda stated that a homeowners association will be created and provisions in the CC&Rs will guide residents to keep each other accountable and to enforce the rules upon themselves, which would also apply to tenants as well. Commissioner Hernandez inquired if any of the trees on the property will be cut and if any are native species. He commented that the trees at The Village became an issue and wanted to address all tree matters at hand. For the trees at the Warren Avenue property, Commissioner Hernandez asked if any of the trees were a concern or needed to be mitigated. Planner Penaranda commented that there is a walnut tree and no indigenous trees. The Boundary Survey topography map stated that there is only one walnut tree and one other tree located on the back property line, which can be saved depending on the tree trunk size and fencing placement. The foundation of the house will most likely require removal of the walnut tree and is too large to save. The final plans require a minimum condition of 15 -gallon trees on the property. Commissioner Hernandez stated that the in -lieu fee is 0.6% [for a 4 unit development] at $28,140 and asked about the City's median sale price that helped calculate that formula. Commissioner Hernandez also asked about the homeownership cost. Secretary Liao responded that the City takes the average median of a recent period, usually 6 months, which is currently about $470,000. The City reviewed comparable detached -single family housing. The estimated cost for the homeownership cost is about $423,000, with the difference from the average median sales price applied to the inclusionary fraction to calculate the estimated $28,000. The in -lieu fee will not be official until the building permits are pulled and may be revised if the average median has changed. Over the last several months, the average median has been trending upwards per Secretary Liao. Commissioner Hernandez asked for more information about the environmental analysis character goal exemptions in California Environmental Quality Act (CEQA) Article 19, Section 15332 and asked how the project is exempt. Planner Penaranda answered that the planned development is exempt because the project meets the General Plan zoning code; it is located on a site that is no more than five acres; there is no value for endangered, rare or threatened species; approval of the project would not result in any significant effects relating to traffic, noise, air or water quality; and all required utilities and public services can adequately service the site, per CEQA Article 19, Section 15332. Kit Faubion, Assistant City Attorney, replied that the intent of the class 32 infill exemption is to recognize that the area around the site is developed, substantially urbanized, and has existing services. The potential for environmental effects are minimal, although, there can still be no potential for significant habitat effects. Since there are no wetlands or grasslands in the immediate area where natural habitants live, no significant habitats are affected. The statement recognizes that in physical certain circumstances, there is less potential for significant environmental effects.