Commission approves 10‑lot Valley Road subdivision setback change; adds 6‑foot opaque fence for privacy

The National City Planning Commission adopted a resolution on March 16 approving a planned development permit that authorizes reduced 15‑foot rear yard setbacks for lots in a previously approved 10‑lot subdivision at 3410 Valley Road, and amended the approval to require a minimum 6‑foot opaque fence along any residential property lines abutting the project.

Staff planner David Welch said the subdivision was annexed into the city in March 2024, that tentative map entitlements included a mitigated negative declaration and mitigation measures, and that this hearing focused only on memorializing a planned development permit to adjust rear yard setbacks to accommodate larger open‑plan homes and preserve on‑site open space and wetland buffers. "Given the isolated context and prior approvals, it's an appropriate location to have a development pattern that somewhat deviates from what we're used to," Welch said, while noting prior mitigation and department conditions remain in effect.

Neighbors objected to the CEQA class 5 exemption and the reduced setbacks. Jennifer Sanchez told commissioners that recent clearing removed privacy vegetation and that her family room now faces the site. "I strongly oppose the staff recommendation that this project qualifies for a categorical exemption from CEQA under class 5," she said, and requested mandatory protections including an engineered wall, documented utility easement protections, restricted construction hours and dust controls.

Applicant Arturo Valdez said perimeter fencing and landscape plans are included in the grading and improvement plan and that the project will provide perimeter fencing and landscaping; he confirmed perimeter fencing and vinyl/wood privacy screening would be provided and said the developer plans tree planting and other mitigation. Commissioners and staff discussed temporary construction controls (silt fencing, BMPs) and whether any work done to clear overgrown foliage had exceeded thresholds that would require a grading permit; staff said construction outside standard hours or work without a permit would be addressed through code enforcement.

To address privacy concerns raised in public comment, Commissioner Goguen moved — and Vice Chair Castle Salgado seconded — an amendment requiring a minimum 6‑foot opaque fence along residential property lines abutting the project (excluding protected wetland/open space areas). The motion to adopt the resolution approving the planned development permit as amended carried (vote announced as "carried with commissioners present"). The approval preserves prior subdivision conditions, requires perimeter screening and landscaping per the submitted plans, and makes the project subject to the city's standard construction and dust‑control requirements.