Planning Commission

City of Sunnyvale Meeting Minutes Planning Commission Monday, August 11, 2014 7:00 PM Council Chambers and West Conference Room, City Hall, 456 W. Olive Ave., Sunnyvale, CA 94086 7:00 P.M. PLANNING COMMISSION - STUDY SESSION - WEST CONFERENCE ROOM 1 14-0772 File #: 2014-7433 Location: Citywide Project Description: Review City Policies Governing Housing Density (Study Issue) Staff Contact: Andrew Miner, (408) 730-7707, aminer@sunnyvale.ca.gov 2 Public Comment on Study Session Agenda Items 3 Comments from the Chair 4 Adjourn Study Session 8:00 P.M. PLANNING COMMISSION - PUBLIC HEARING - COUNCIL CHAMBERS CALL TO ORDER Vice Chair Olevson called the meeting to order at 8:00 p.m. SALUTE TO THE FLAG Vice Chair Olevson led the salute to the flag. ROLL CALL Present: 6 - Vice Chair Ken Olevson Commissioner Ralph Durham Commissioner Sue Harrison Commissioner Larry Klein Commissioner Ken Rheaume Commissioner David Simons Absent: 1 - Chair Russell Melton City of Sunnyvale Page 1 Planning Commission Meeting Minutes August 11, 2014 PUBLIC ANNOUNCEMENTS / PUBLIC COMMENTS None. CONSENT CALENDAR 1.A 14-0771 Approval of the Draft Minutes of the Planning Commission Meeting of July 28, 2014 Comm. Klein moved to approve the draft minutes. Comm. Harrison seconded. The motion carried by the following vote: Yes: 6 - Vice Chair Olevson Commissioner Durham Commissioner Harrison Commissioner Klein Commissioner Rheaume Commissioner Simons No: 0 Absent: 1 - Chair Melton PUBLIC HEARINGS/GENERAL BUSINESS City of Sunnyvale Page 2 Planning Commission Meeting Minutes August 11, 2014 2 14-0677 File #: 2014-7424 Location: 300 W. Iowa Ave. (APN: 209-28-095) Zoning: DSP Block 13 Proposed Project: SPECIAL DEVELOPMENT PERMIT to allow 13 residential townhouse units; and TENTATIVE MAP to subdivide one lot into 13 lots and a common lot. Applicant / Owner: Classic Communities / Classic 300 Iowa LP Environmental Review: Categorically Exempt - Class 32 Project Planner: Shaunn Mendrin, (408) 730-7429, smendrin@sunnyvale.ca.gov Gerri Caruso, Principal Planner, presented the staff report, and said the project is for 13 single-family ownership units. She added that Condition of Approval (COA) BP-26 regarding the requirement for a solid waste disposal plan should read that residential guidelines should be used, and that COA PF-7 should be changed to require a noise study for only the three homes across the north of the site and the one that wraps around immediately onto Taaffe. Comm. Harrison confirmed with Ms. Caruso that while there is no setback requirement on the sides of the units, there is setback between the units. Comm. Klein and Ms. Caruso discussed the proposed removal of all street trees along Taaffe, and the demolition and reconstruction of the sidewalk to have it fit the Downtown Specific Plan (DSP). Comm. Klein verified with Ms. Caruso that trash will be collected from the private street and that carts can be staged in front of the home to which they belong. Comm. Klein and Ms. Caruso discussed the lack of space for parking in front of the garage aprons, and Ms. Caruso said that language can be added to COAs BP-22 and AT-8 to prohibit parking there. Comm. Durham discussed with staff the number of assigned and unassigned parking spaces per unit. Comm. Durham commented on the potential impact of stamped asphalt on ADA compliance and Ms. Caruso added that the City will ensure ADA compliance. Comm. Rheaume confirmed with Ms. Caruso that the sidewalks will need to be redone on Taaffe and improved on Iowa. Comm. Rheaume discussed his concern for removing the street trees, and Ms. Caruso discussed options for saving more of the trees. Comm. Simons and Ms. Caruso discussed appropriate language to recommend a City of Sunnyvale Page 3 Planning Commission Meeting Minutes August 11, 2014 COA to add arhcitectural design elements to the buildings. Comm. Simons confirmed with Ms. Caruso that if the Planning Commission wanted to save the street trees with methods such as having an engineered fill above the rootline it may require an engineer from the Department of Public Works to verify that it can be maintained. Vice Chair Olevson opened the public hearing. Adam Kates, with Classic Communities, presented information about the proposed project. Comm. Simons discussed with Mr. Kates the kind of material chosen for the exterior window framing, and discussed with Mr. Kates and Jim Pollock, also with Classic Communities, the potential addition of architectural details to the outside of the buildings. Comm. Harrison discussed with Mr. Kates the reasoning behind not choosing a zero lot line and having a larger setback. Comm. Rheaume verified with Mr. Kates that four units have a French Country design and nine have Spanish-style designs. Comm. Rheaume listed additional design features he would like to see added to the homes. Comm. Durham confirmed with Mr. Kates that the grades of the stamped asphalt would be compliant with ADA requirements. Mary Bradley, a nearby Sunnyvale resident, discussed her support of the proposed project. Mr. Kates addressed the Commissioners' concerns regarding the simplicity of the building facades. Comm. Simons confirmed with Mr. Kates that the roadway will be asphalt and the pedestrian walkway will be stamped asphalt, and confirmed with Ms. Caruso that this design is not described specifically in the COAs. Trudi Ryan, Planning Officer, clarified Mr. Kates' discussion of the parking standards. Comm. Klein moved Alternative 2 to adopt the Categorical Exemption and approve the Special Development Permit and Vesting Tentative Map with modifications: 1) To add the changes that Ms. Caruso listed in her presentation; 2) To change EP-28 to maintain the five street trees along Taaffe within reason and City of Sunnyvale Page 4 Planning Commission Meeting Minutes August 11, 2014 installing root protection and bulb outs if necessary; 3) To add BP-22(g) and AT-8(e) to prohibit parking in front of the driveway aprons at all times; and 4) To work with staff to reexamine the facade of the house on the corner of Taaffe and Iowa to determine whether more architectural features should be added. Comm. Simons seconded. Comm. Klein said he generally likes the design of the site, and that it fills in the neighborhood. He said that he has seen this property sit there for many years and is glad to see that it is finally being converted into something useful. He noted that this many single-family homes is not something one sees being built in Sunnyvale right now, and said he likes that the developer has changed some styles of the homes so that they are not all Spanish. He said changing the facades on the frontage of the homes and especially the corner unit is important, and that during the study session they discussed preseving as many on site trees as possible and he is sorry to see trees in the interior go away. He said maintaining the street trees would help make the units coexist with the single-family homes across the street and would make it look like a longer standing community. He said the street trees along Iowa are interesting but that it will take much time until they mature enough to make it seem like the units have been there a long time. He added that he likes the architecture, and is glad that additional visitor parking was found because he worries that parking may become an issue with three-to-five bedroom units and only two spaces in the garage. He said overall he likes the design and that it will fit in well with the community and that he looks forward to the project moving forward. Comm. Simons offered a friendly amendment to add language to COA EP-28 that an engineering review occur to minimize long-term City and site maintenance. Comm. Klein accepted. Comm. Simons offered a friendly amendment that the asphalt within the development be color stamped. Comm. Klein accepted. Comm. Durham said he will be voting for the project and that it fits in well with community standards and will be a good addition. He said keeping the trees on Taaffe will make the project blend well with the existing houses on the other side of Taaffe, and that regarding the decorations on the corner house, adding more City of Sunnyvale Page 5 Planning Commission Meeting Minutes August 11, 2014 seems superfluous but that he is willing to accept them. He said he is looking forward to seeing the project come to fruition. Comm. Harrison said she will be supporting the motion and appreciates the varied elevations and that there will not be long, blank walls facing the area where people walk. She said she also appreciates the applicant building to the required density in this transit, jobs and shopping rich area, and appreciates the five bedroom units because households are doubling up and this allows young people to afford housing costs if they are living with parents and other generations. She added that baby boomers and younger generations also appreciate a walkable neighborhood. Comm. Rheaume said he will be supporting the motion and thanked the applicant for listening to the comments at the study session. He said he was hoping more of the trees could be saved along the perimeter of the site and that they could have softened the transition over to the banks, but he understands that there is only so much space. He said it is a prominent corner and the project will add to the downtown, and that while it might seem like the Commission is nitpicking at the details, everyone will be getting a better product. He said we are not building anymore land in Sunnyvale, that it is at a premium and so asking for more is okay and will be good for the neighborhood, builders and the City. He said this is a nice plan and will be a great addition to downtown. Vice Chair Olevson said he will be supporting the motion, and that a year ago the Commission approved a development on Fremont Avenue, east of Hollenbeck, and he remembers the developer saying that the project may be the last single-family homes built in Sunnyvale because of the available land. He said it is nice to know we were wrong, and that he likes the development style and that it adds to the existing single-family homes. He said we are trying to make the downtown area more vibrant, and that we have had a lot of challenges with the core downtown area and bringing in new homes and families into downtown will add to that vibrancy. He said specifically he can make findings 1 and 2 that the project will fit the General Plan and enhance the neighborhood, and that with respect to the tentative map he can make the findings that none of the eight items that would kill the project are present. MOTION: Comm. Klein moved Alternative 2 to adopt the Categorical Exemption and approve the Special Development Permit to allow the construction of 13 new single family homes and associated site and landscaping improvements and approve a Vesting Tentative Map to subdivide the site into 13 lots and one common lot with modified conditions: 1) Change the language of Condition of Approval BP-26 to use residential City of Sunnyvale Page 6 Planning Commission Meeting Minutes August 11, 2014 guidelines for the solid waste disposal plan; 2) Change Condition of Approval PF-7 to reduce the noise study from all homes to just those three homes on the north side of the site and the one wrapping around Iowa onto Taaffe; 3) Change Condition of Approval EP-28 from “remove” to “maintain” the five street trees if possible, installing root protection and bulb outs if necessary, and to add language that an engineering review occur to minimize long term maintenance; 4) Add to Conditions of Approval BP-22 and AT-8 to prohibit parking in the driveway apron and in front of all garages at all times, and to add the prohibition to the parking plan and Homeowners' Association requirements; 5) That the applicant work with staff to reexamine and add features to the facade of the house on the corner of Taaffe and Iowa; and 6) That the asphalt within the development be color stamped. Comm. Simons seconded. The motion carried by the following vote: Yes: 6 - Vice Chair Olevson Commissioner Durham Commissioner Harrison Commissioner Klein Commissioner Rheaume Commissioner Simons No: 0 Absent: 1 - Chair Melton City of Sunnyvale Page 7 Planning Commission Meeting Minutes August 11, 2014 3 14-0551 Introduce an Ordinance to Amend Title 19 (Zoning) of the Sunnyvale Municipal Code related to General Procedures and noticing requirements; Adopt a Council Policy to Increase Public Awareness of Development Proposals (Study Issue, 2014-7261); and make a Finding that the Proposed Project is Exempt from the Requirements of the California Environmental Quality Act (CEQA) Pursuant to CEQA Guideline 15061(b)(3) (Study Issue, Planning File number: 2014-7261) Amber El-Hajj, Senior Planner, presented the staff report. Comm. Simons confirmed with staff that the Ordinance will only set minimum noticing standards and that there will be flexibility to change methods of noticing without it coming back to the Planning Commission and the City Council for approval of the changes. Comm. Harrison said the methods for updating the public notices to distinguish them from junk mail are good ideas, and discussed with Ms. El-Hajj the reasoning behind recommending a 1,000-foot noticing radius for proposed projects with six or more stories. Comm. Durham thanked staff for the staff report, and confirmed with Trudi Ryan, Planning Officer, that noticing radii are measured from the property line. Comm. Durham clarified with Ms. El-Hajj that staff is recommending excluding single family home projects. Ms. Ryan added that staff is recommending changing the minimum notice standard for all projects to a 300-foot radius. Comm. Klein clarified with staff the increase in the minimum notice standard. Ms. Ryan added that staff is not recommending changes to the process and said that applications for projects under the review threshold would still require no notice. Comm. Klein commented on the appropriateness of 300 feet for notification of new telecommunications facilities. Ms. Ryan eplained that the Ordinance would define the minimum noticing standard and that the policy paper would outline guidance for taking the number of stories or height of a building or structure into account to determine the noticing distance. Comm. Klein discussed with Ms. Ryan why Use Permits in the Places of Assembly (POA) zones would still require a 1,000-foot noticing radius. Vice Chair Olevson and Ms. Ryan discussed the reasoning behind why the draft Ordinance no longer specifically references each design guideline or precise plan. Vice Chair Olevson discussed wtih Kathy Berry, Senior Assistant City Attorney, why the Public Notice section of the draft Ordinance regarding the failure to receive notice was added. City of Sunnyvale Page 8 Planning Commission Meeting Minutes August 11, 2014 Vice Chair Olevson opened the public hearing. Jody Tidwell, a Sunnyvale resident, said no methods work if the noticing radius is 1,000 feet, and she recommended a minimum of three miles for all projects. Vice Chair Olevson closed the public hearing. Comm. Harrison Harrison moved to recommend to City Council Alternatives: 1) Introduce an Ordinance to Amend Title 19 (Zoning) of the Sunnyvale Municipal Code related to General Procedures and noticing requirements; 2) Adopt a Council Policy to Increase Public Awareness of Development Proposals; 3) Find that the Proposed Project is Exempt from the requirements of the California Environmental Quality Act (CEQA) Pursuant to CEQA Guidelines 15061(b)(3); and 4) To modify the policy: a. That City Council consider increasing the project noticing radius of buildings that are six or more stories to 2,000 feet. Comm. Klein seconded. Comm. Harrison said a six-story building is a significant thing for any neighborhood, and that everything else is fine but recommends considering on a case-by-case basis whether the noticing distance should be more than 1,000 feet on a six-story building. Comm. Klein said he will be supporting the motion and can make the findings. He said he applauds this effort to increase communication within the City, and that he often hears comments from neighbors about not knowing what is going on. He said that part of that is remedied by communication with neighborhood associations, and that he would like to see more self-noticing or deciding on a property by property basis how much noticing one would like. He said that is not feasible now and needs to be looked at by staff, and that long term that is the best way to find out what is going on. He said currently there are ways to find out about developments going before the Planning Commission and City Council and that can be the stop gap while these changes continue. He said increasing noticing in the case of very tall buildings is a big plus and that 1,000 versus 2,000 feet is a big cost difference, but that large projects do have large effects. He noted that he supports Comm. Harrison's modification to the policy, and that standardizing the noticing for smaller developments is a big plus and will help in the long term as far as making it standards and setting that basis. He said it makes sense and he City of Sunnyvale Page 9 Planning Commission Meeting Minutes August 11, 2014 hopes it is flexible enough to add the ability to make noticing decisions on a per-resident or per-site basis as it becomes available. He said once it is added it will help everyone in the City to decide their level of interest in new projects, and that he looks forward to this moving forward and to future enhancements as a resident. Comm. Simons said he will be supporting this slightly modified item, and said there has to be a balance between notification and notification overload and if everyone gets notified on everything in the City then it is just as bad as if no one gets any notification. He said long term it must be more of the kind of solution in which people select the level of notification desired, and that some people will worry about venues down the street from them while others will not care about what gets built around them and will want no notification. He said regarding the Ordinance modification and the Council directives, he is hoping more of an effort is put into trying different things on a regular basis to determine what does and does not work. He said noticing has been a problem for decades, especially for controversial issues, and said the proposed increased distance will not be perfect, but that these changes are part of a process of trying to do better. He reiterated the importance of flexibility to accommodate future changes. Comm. Durham thanked the member of the public for her comments, and said he too has had issues with notification as he had not received the Sunnyvale Sun until it came with the Mercury News, but that notification via newspaper may not be viable much longer. He said one has to decide that to actively look for information regarding what is going on in their neighborhood, and that websites for the City have greatly improved. He said he supports the motion and he is hoping to see in the near future more interactive notification systems such as interactive maps that will help people who want to find out what is going on in the community. Comm. Rheaume said he will be supporting the motion and thanked staff for putting together the policy. He said if the noticing distance is increased to three miles what may happen is that there will be someone right beyond the limit who will want notification and that some people will feel overloaded if they receive notification on everything. He said one thing that is more effective than waiting for the information to be pushed to them is to pull the information themselves from the website instead of waiting on the mail, especially with the concerns about development in Peery Park. He reiterated Comm. Simons' comment that nothing will be perfect, that we should continue to look at how to improve this and that this is a great start. Vice Chair Olevson said he will be supporting the motion, and that this is a major step forward to by Ordinance to set a minimum standard throughout the City and City of Sunnyvale Page 10 Planning Commission Meeting Minutes August 11, 2014 concurrently establish a policy that allows for larger areas to be noticed with a policy being much more easy to change than an Ordinance. He said he is also encouraged that staff has already started looking into contract vendors to supply websites to make it easier for residents to look throughout City. He noted that San Francisco, Palo Alto and Concord are already using vendors that allow you to click on a map that immediately shows you what is going on at that address. He said that while it does not cover all of our citizens, it at least provides another alternative. He echoed Comm. Durham's comment about the Mercury News and Sunnyvale Sun possibly not being viable much longer, and added that if you do not subscribe to the Mercury you will not receive the Sun. He said that with the work that staff has done an excellent job getting the assignment from Council into a method that we can support. MOTION: Comm. Harrison moved to recommend to City Council Alternatives: 1) Introduce an Ordinance to Amend Title 19 (Zoning) of the Sunnyvale Municipal Code related to General Procedures and noticing requirements; 2) Adopt a Council Policy to Increase Public Awareness of Development Proposals; 3) Find that the Proposed Project is Exempt from the requirements of the California Environmental Quality Act (CEQA) Pursuant to CEQA Guidelines 15061(b)(3); and 4) Modify the policy: a. That City Council consider increasing the project noticing radius of buildings that are six or more stories to 2,000 feet. Comm. Klein seconded. The motion carried by the following vote: Yes: 6 - Vice Chair Olevson Commissioner Durham Commissioner Harrison Commissioner Klein Commissioner Rheaume Commissioner Simons No: 0 Absent: 1 - Chair Melton 4 14-0736 Standing Item: Potential Study Issues for 2015 Comm. Durham said he is contemplating a study issue to extend Transportation Demand Management programs to large-scale residential projects, and will come back to the Planning Commission with more details. NON-AGENDA ITEMS AND COMMENTS City of Sunnyvale Page 11 Planning Commission Meeting Minutes August 11, 2014 Commissioner Comments None. Staff Comments Trudi Ryan, Planning Officer, discussed upcoming Planning items and those recently heard by City Council. INFORMATION ONLY ITEMS None. ADJOURNMENT With no further business Vice Chair Olevson adjourned the meeting at 9:54 p.m. City of Sunnyvale Page 12