Planning Commission

City of Sunnyvale Meeting Minutes - Final Planning Commission Monday, November 10, 2014 6:30 PM Council Chambers and West Conference Room, City Hall, 456 W. Olive Ave., Sunnyvale, CA 94086 SPECIAL START TIME - 6:30 P.M. PLANNING COMMISSION - STUDY SESSION - WEST CONFERENCE ROOM 1 14-1079 Explore the Use of Stacker and Tandem Parking Spaces to Meet Parking Requirements (Study Issue) (Planning File # 2014-7435) Staff Contact: Amber El-Hajj, (408) 730-2723 2 14-1080 File #: 2014-7584 Location: 215 Moffett Park Drive (APN: 110-34-006) Zoning: MP-I (Moffett Park - Industrial) Zoning District Proposed Project: MAJOR MOFFETT PARK DESIGN REVIEW to allow a second 86,400 square foot office R&D building and a new 5,000 square foot restaurant resulting in total of 248,460 square feet of building area on the site (59.9% FAR with LEED Gold incentive); and a new 3-level parking structure Applicant / Owner: Gensler / Dan Baroni Staff Contact: Shétal Divatia, (408) 730-7637, sdivatia@sunnyvale.ca.gov 3 14-1081 File #: 2013-7607 Location: 1100 N. Mathilda Ave. (APN: 110-27-025): Zoning: MP-C (Moffett Park - Commercial) Zoning District Proposed Project: SPECIAL DEVELOPMENT PERMIT for an expansion of the 173-room Sheraton Hotel to 342 rooms (new 9-story building with 232 rooms; demolition of 63 rooms with a net total of 139 new rooms) serviced by a 166-stall, 3-level parking structure. Applicant / Owner: Ken Rodrigues Staff Contact: Shétal Divatia, (408) 730-7637, sdivatia@sunnyvale.ca.gov 4 Public Comment on Study Session Agenda Items City of Sunnyvale Page 1 Planning Commission Meeting Minutes - Final November 10, 2014 5 Comments from the Chair 6 Adjourn Study Session 8:00 P.M. PLANNING COMMISSION - PUBLIC HEARING - COUNCIL CHAMBERS CALL TO ORDER Chair Melton called the meeting to order at 8:00 p.m. SALUTE TO THE FLAG Chair Melton led the salute to the flag. ROLL CALL Present: 7 - Chair Russell Melton Vice Chair Ken Olevson Commissioner Ralph Durham Commissioner Sue Harrison Commissioner Larry Klein Commissioner Ken Rheaume Commissioner David Simons PUBLIC ANNOUNCEMENTS/PUBLIC COMMENTS None. CONSENT CALENDAR 1.A 14-1078 Approval of the Draft Minutes of the Planning Commission Meeting of October 27, 2014 Comm. Klein moved to approve the draft minutes. Comm. Durham seconded. The motion carried by the following vote: Yes: 7 - Chair Melton Vice Chair Olevson Commissioner Durham Commissioner Harrison Commissioner Klein Commissioner Rheaume Commissioner Simons No: 0 City of Sunnyvale Page 2 Planning Commission Meeting Minutes - Final November 10, 2014 PUBLIC HEARINGS/GENERAL BUSINESS City of Sunnyvale Page 3 Planning Commission Meeting Minutes - Final November 10, 2014 2 14-1042 File #: 2014-7486 Location: 238 Carroll Street (APN: 209-10-064) Proposed Project: SPECIAL DEVELOPMENT PERMIT to allow 24 residential condominium units. VESTING TENTATIVE MAP for 24 residential condominiums and one common lot. Applicant / Owner: Classic Communities / Classic 238 Carroll L.P. Environmental Review: Mitigated Negative Declaration Project Planner: Noren Caliva-Lepe, (408) 730-7659, ncaliva-lepe@sunnyvale.ca.gov Noren Caliva-Lepe, Associate Planner, presented the staff report. Comm. Klein clarified with Ms. Caliva-Lepe the Condition of Approval (COA) regarding garage dimensions, which Ms. Caliva-Lepe noted was provided in a corrected copy of the COAs on the dais, and discussed the design features that address the privacy concerns of the neighbors. Vice Chair Olevson confirmed with Ms. Caliva-Lepe that staff and the developer now agree on how to calculate storage space and that the proposed amount of storage space meets code requirements. Vice Chair Olevson also discussed with Trudi Ryan, Planning Officer, downtown transit-oriented developments (TOD) and whether the proposed project qualifies as one. Comm. Durham discussed with Ms. Caliva-Lepe the number of assigned and unassigned parking spaces proposed for the project, and discussed with Ms. Ryan the formula for calculating the number of spaces required. Comm. Durham discussed the Parking Management Plan (PMP) with Ms. Caliva-Lepe. Chair Melton verified with Ms. Caliva-Lepe that there are two address numbers on the building, and confirmed the definition of quit claim in COA TM-7. Chair Melton discussed with staff the possibility of changing TM-7 to require Pacific Gas and Electric (PG&E) to execute quit claim of the PG&E easement. Chair Melton commented on the lack of color in the design of the project. Comm. Simons discussed with staff the realignment of the utilities on the easement, and Ms. Caliva-Lepe clarified the intent of the easement. Comm. Simons and Ms. Ryan discussed COA EP-17 regarding sanitary sewer video. Comm. Simons also commented on the lack of color in the design, and Ms. Caliva-Lepe presented a sample of the color pallette. Comm. Rheaume further discussed the Parking Management Plan with Ms. City of Sunnyvale Page 4 Planning Commission Meeting Minutes - Final November 10, 2014 Caliva-Lepe, and Ms. Ryan commented on the lower parking requirement for a Downtown project. Comm. Rheaume confirmed with Ms. Caliva-Lepe that parking is currently restricted on Carroll Street. Chair Melton opened the public hearing. Jim Pollart, with Classic Communities, presented illustrations and provided details of the proposed project. Comm. Klein dicussed with Mr. Pollart neighbor concerns about parking. Comm. Simons and Mr. Pollart discussed several proposed architectural features. Vice Chair Olevson discussed the requested setback deviation with Mr. Pollart, and confirmed that three Below Market Rate (BMR) units will be provided. Vice Chair Olevson also discussed with Mr. Pollart the reasoning behind using a chain link fence on the site. Comm. Durham and Mr. Pollart discussed the species of trees chosen for screening, and Comm. Durham commented on the coverage provided by short-lived trees. Comm. Durham also confirmed with Mr. Pollart the type of material used for the roof and how long it is proposed to last. Comm. Rheaume disclosed that he met with the applicant, and discussed window quality with Mr. Pollart. Chair Melton disclosed that he also met with the applicant, and discussed with Mr. Pollart potentially adding more color to the design of the building. Comm. Harrison confirmed with Mr. Pollart that the proposed architectural features were intended to mimic the nearby downtown buildings. Dawn Marquez, a nearby Sunnyvale resident, discussed her concerns with limited parking and the area becoming dense and over-built. Vice Chair Olevson confirmed with Ms. Marquez that she can see the south-facing flat wall from her home. Comm. Rheaume confimed with Ms. Marquez that the parking restrictions are in place between Washington and E. McKinley. City of Sunnyvale Page 5 Planning Commission Meeting Minutes - Final November 10, 2014 Falline Danforth, a nearby Sunnyvale resident, said her main concern with the project is the lack of parking. Mr. Pollart commented on the COA regarding the utility easement and requested changing the COA so the quit claim occurs when the first building permit is pulled or some later date, and addressed Commissioner and neighbor concerns. Chair Melton closed the public hearing. Comm. Klein and Ms. Caliva-Lepe discussed the mixture of density on Carroll Street, and discussed the analysis of peak hour trips. Vice Chair Olevson discussed with Ms. Ryan whether use of a chain link fence fits with policies in place defining the look and feel the City is trying to achieve downtown. Ms. Ryan added that the final of design will have to come back to staff for review. Vice Chair Olevson discussed with Ms. Caliva-Lepe the quit claim timing, and Ms. Caliva-Lepe said changing the COA would require Public Works Director review and approval. Comm. Simons moved Alternative 2 to adopt the Mitigated Negative Declaration and approve the Special Development Permit and Vesting Tentative Map with modified conditions: 1) No chain link fence; 2) That staff consider the selected trees be longer-lived than the proposed trees if they are feasible and meet screening, shading, or other goals; 3) That stucco surface joints have a minimum of one inch radius curves and corners; and 4) That the heavily textured stucco with sand finish have a more random pattern; Comm. Simons inquired about adding a modification to allow the Homeowners Association (HOA) to assign parking spaces using a fee structure for presently unassigned parking spaces. Ms. Ryan said staff feels like it is new policy direction on which there is no current policy. Comm. Simons withdrew the modification. Comm. Harrison seconded. Comm. Simons said he is not certain about this particular project due to issues with the site, such as utilities under the lot, potential better utilization, privacy and City of Sunnyvale Page 6 Planning Commission Meeting Minutes - Final November 10, 2014 impacts to shading. He said the perfect place to locate a structure is against a utility building that no one works in; and that there are some visual interest issues which he did not include in the motion because he thinks they need to be reviewed and because of the comments from the applicant, which include the south side of the long wall of the building having projections that might have alternate colors, similar to the east side. He said he does not think it may work as well as on the east side, but does not want to change the design based solely on his own opinion. He said higher density near transportation is a very desireable thing, and that the traffic coming from people who live further away from the train station is going to impact this area much more than residents who live there and will likely be using transportation at a higher rate. He said potential residents may want to hang out and walk around downtown, and that while he understands there are congestion problems, he thinks a successful downtown has congestion. He added that the concern about parking on the 300 block of Carroll is real and he recommends the neighbors consider working together to extend the parking restrictions. Comm. Harrison said she will be supporting the motion and can make the findings. She said the requested deviation from the setback requirement is minor and enhances the pedestrian feel and the architecture. She said she appreciates the pedestrian walk-through from Carroll Street into the units in the back, and appreciates that this is a difficult site to work with. She said the applicant has done a good job providing access and courtyards that provide open space for the residents, and for adhering to policy LT-3.2 encouraging homeownership choice, which is a benefit to the neighborhood. Comm. Rheaume said he will be supporting the motion, and that after sitting down with the applicant and hearing about the limitations of building on this site, he thinks the applicant has come up with a good design. He said when he first looked at the project he thought single-family homes may be more appropiate before learning that the minimum number of units required is 24. He said he understands the issue about parking, and that when Caltrain riders were no longer allowed to park in the Macy's parking lot everyone started to park on Carroll Street, which he sees as a separate issue. He said this project encourages home ownership that is close to transit, and that while it may seem that having three bedroom units means residents will have three cars, the younger generation does not think like that and we need to stay open to where things are heading and encourage homeownership near transit. He said he commends the applicant for a nice design that is not rectangular with a flat roof and too much color, which he thinks looks dated, and he agrees with the idea of having a Santa Barbara like building. He said the design looks classic, and that adding a little bit of color is great, but he is okay with white. City of Sunnyvale Page 7 Planning Commission Meeting Minutes - Final November 10, 2014 Comm. Durham said he will be supporting the motion and can make the findings, and that the setbacks do add visual interest to the project which does not intrude into the space. He said he is happy with the design, and that a lot of developers are moving toward different color blocks, so having something that looks like a more continuous project looks better. He said he hopes the applicant can come up with some sort of treatment for all of the white spaces, and that there is no way around the parking issue and the spaces provided comply with the code. He said people who need additional parking spaces are less likely to buy homes with limited spaces, but that he has a concern that a buyer will rent out the place and not let renters know that they have limited space. He said more people are getting out of their cars and that this gives them an option to get to the train station and the downtown area, which is slowly improving. Comm. Klein said he will be supporting the motion, and noted that this site has been empty for some time. He said he has reservations about the number of deviations with the design, including the setbacks and especially the storage, and he hopes we are not setting a precedence. He said these are good rules that the City and developers should follow, and that the deviations add visual enhancement but the project could have been reduced slightly and even more enhancements could have been done. He said the density is part of the downtown plan developed years ago and that 24 units is the minimum in terms of zoning. He said parking issues are increasing dowtown, and he hopes residents work with staff to discuss whether the 300 and 400 blocks of Carroll and even Frances Streets should have more restricted parking, or require parking permits. He said these ideas were talked about in the past as part of a future study issue, and while it might be just regulation, enforcement often moves problems from one area to another. He said this project has a good design using quality materials, and shows the progression of dowtown as older buildings are replaced with newer ones. Vice Chair Olevson said he will be supporting the motion, and said he wants to recognize the neighbors' comments, particularly on parking and the visual fit of this project within the neighborhood. He said this area is zoned to provide a transition from commercial downtown to R-1 residential on the perimeter and he thinks this project provides a good transition. He said the developer has worked hard for some time to bring us a project that meets zoning requirements with very minor deviations. He said for those who would like to extend parking restrictions, he encourages them to work with the Department of Public Safety and others who may have input to reach a satisfactory resolution. He said other neighborhoods have accepted zoning they did not care for but have worked with the City to obtain an overlay of restrictions to prevent homes from becoming too big or having designs that do not fit within the neighborhood. He said he can make the findings that this City of Sunnyvale Page 8 Planning Commission Meeting Minutes - Final November 10, 2014 meets our goals for ownership and general plan density, and is compatible with existing uses as part of a transition area of dowtown. He said he agrees that none of the findings that would deny the project's tentative map exist. Chair Melton said he will be supporting the motion, and thanked the members of public for speaking. He said he thinks this is a good project and that upon first review he realized that City policy provides a minimum number of units that need to be built on this lot. He said there is another policy for BMR housing, which is a critical thing in the City and this project accomplishes both providing an increase in housing and providing BMR units. He said it is a good project and while he can squawk about the exterior color, the applicant has done a good job and he is okay with the requested deviations for storage and setbacks. He said this project will be a nice capital injection into the neighborhood and a nice development to keep things moving foward in a positive direction downtown. He added that he is comfortable with the analysis on traffic and what may happen in terms of younger people moving in with hopefully fewer cars, and said he would like to offer a friendly amendment or receive clarification about what may replace the chain link fence. He asked Comm. Simons if the fence would be masonry Comm. Simons said it would be determined by staff because the final design will come back for review. Chair Melton said he would not make that friendly amendment. MOTION: Comm. Simons moved Alternative 2 to adopt the Mitigated Negative Declaration and approve the Special Development Permit and Vesting Tentative Map with modified conditions: 1) No chain-link fence around the perimeter of the site; 2) Consider longer-lived tree species on site; 3) That stucco surface joints have a minimum of one inch radius curves and corners; and 4) That the heavily textured stucco with sand finish have a more random pattern. Comm. Harrison seconded. The motion carried by the following vote: Yes: 7 - Chair Melton Vice Chair Olevson Commissioner Durham Commissioner Harrison Commissioner Klein Commissioner Rheaume Commissioner Simons City of Sunnyvale Page 9 Planning Commission Meeting Minutes - Final November 10, 2014 No: 0 City of Sunnyvale Page 10 Planning Commission Meeting Minutes - Final November 10, 2014 3 14-1069 File #: 2014-7488 Location: 1101 Elko Drive (APN: 104-33-010 ) Zoning: M-S (Industrial and Service) Zoning District Proposed Project: Consideration of an application on a 0.51-acre site: USE PERMIT: to allow a 51-room hotel in an industrial zoning district VARIANCE: to allow a 15-foot front yard setback Applicant / Owner: Hiten Suraj / Stay Cal Sunnyvale LLC Environmental Review: Mitigated Negative Declaration Project Planner: Momoko Ishijima, (408) 730-7532, mishijima@sunnyvale.ca.gov Momoko Ishijima, Associate Planner, presented the staff report, and said two standard sections of the recommended Conditions of Approval (COA), GC-3 on Indemnity and GC-4 on Notice of Fees Protest, were accidentally left out. She said staff requests the sections be added to the final COAs. Comm. Klein confirmed with staff the numbering of the conditions, and discussed with Ms. Ishijima the proposed signage on the building. Comm. Klein also discussed with Ms. Ishijima the setback requirements of projects on Elko and verified the setback of the proposed building. Comm. Durham confirmed with Ms. Ishijima that the requested variance for the setback requirement is the only deviation, and that the fifth floor has the same floor plan as the third and fourth. Comm. Rheaume discussed the maximum height available for this hotel with Trudi Ryan, Planning Officer, and discussed wtih Ms. Ishijima whether adding an additional floor rather than requesting a deviation was considered. Comm. Rheaume verified with Ms. Ishijima the number of stories of the building at Lawrence Station. Chair Melton clarified with Ms. Ishijima that the two wings shown projecting out of the east side of the building are the stairwells and storage, and confirmed that the view from the east side of the building would be limited by these structures and would look down onto the parking lot. Chair Melton also confirmed with Ms. Ishijima that the wall represented by a long black rectangle in the plans will be a masonry wall. Chair Melton commented on the site being a detritus collector due to blowing wind, to which Ms. Ishijima responded that the applicant will have hotel management to maintain cleanliness. Chair Melton opened the public hearing. City of Sunnyvale Page 11 Planning Commission Meeting Minutes - Final November 10, 2014 David Acevedo, with Staycal Hotels, presented illustrations and provided details about the proposed project. Hiten Suraj, CEO of Staycal Hotels, provided additional information about the project. Vice Chair Olevson confirmed with Mr. Suraj that the color pallette of the building has been agreed upon and finalized by the tenant. Comm. Rheaume discussed with Ken Fong, the project architect, several architectural features of the proposed building. Comm. Durham discussed with Mr. Suraj the energy saving room key that will be used. Comm. Durham also confirmed with Mr. Suraj the anticipated duration of construction and the use of bike lanes during that time. Comm. Simons and Mr. Suraj discussed the intent of the fence, and discussed with Mr. Suraj potentially adding features near the trash collector to enhance the view. Ms. Ryan added that an art requirement could be imposed through the Use Permit process and would be reviewed by the Arts Commission. Comm. Simons confirmed with Mr. Suraj that he has not had discussions about making the hotel a car share site, and discussed with Mr. Fong the use of white painted stucco. Chair Melton discussed further with Mr. Fong the view obstructed by the two structures projecting out from the east, and the theory of the wind vortex. Chair Melton also discussed, with Mr. Suraj, staff maintenance of any potential debris. Comm. Rheaume commented on struggling with the design of the building. Comm. Durham confirmed with Mr. Suraj that landscaping will be added to break up the look of the black wall. Comm. Harrison confirmed with Mr. Suraj that it is a strong possibility that photovoltaic panels will be placed on the roof, and that the building will attain LEED Silver. Comm. Harrison also confirmed with Mr. Suraj the definition of all-suite, and that he is open to suggestions for material to add on the inside of the wing walls. Mr. Suraj further addressed the Commissioners' concerns. Chair Melton closed the public hearing. Comm. Harrison verified with Ms. Ryan that photovoltaic panels on the roof is not a City of Sunnyvale Page 12 Planning Commission Meeting Minutes - Final November 10, 2014 requirement if the building meets LEED silver. Comm. Harrison moved Alternative 2 to adopt the Mitigated Negative Declaration and approve the Use Permit and Variance with modified conditions, including encouraging the use of photovoltaic panels on the roof to reduce the energy bill, and working with staff to enhance the material on the inside of the wing walls. Comm. Simons seconded and offered a friendly amendment to add to the Conditions of Approval sections GC-3 on Indemnity and GC-4 on Notice of Fees Protest. Comm. Harrison accepted. Comm. Simons offered a friendly amendment to change the white stucco to aluca bond or similar material subject to approval by the Director of Community Development. Comm. Harrison accepted. Comm. Simons offered a friendly amendment to include in the design an option for any combination of stone, art or green wall subject to approval by the Director of Community Development. Comm. Harrison accepted. Comm. Harrison said she appreciates that the applicant is working with a small site that has a lot of constraints, and that she is happy that the project is close to the light rail. She said she likes the curved front, and that the detailed stonework on the first floor enhances the pedestian experience, and she can make the findings. Comm. Simons said the issues with this project are a combination of a requested Variance and whether the project has the quality of utility and offers a benefit to community. He said his major concerns have been partially addressed, and that he would not support a project if he had the expectation that it would not meet certain quality of material for the exterior. He said it has potential to be a nice quality-looking hotel, and he hopes that if the motion passes it turns out to be wonderful project. Comm. Durham offered a friendly amendment to applicant work with staff and the Transportation and Traffic Division to address safety and signage for bike lanes near the project during construction. City of Sunnyvale Page 13 Planning Commission Meeting Minutes - Final November 10, 2014 Comms. Harrison and Simons accepted. Comm. Durham said he will be supporting the motion and can make the findings. He said that while the building has an odd U-shape, between the trees and ground floor it is a better use of the property than the space that is there now, especially considering the heavy constraints on it. He added that he wishes the applicant the best of luck. Vice Chair Olevson said he will be supporting the motion, although he is concerned that we are starting to impose last minute changes on a project site with a history of failed projects. He said he is concerned that a black cloud hovers over the site, which is currently ugly, but that he is looking forward to project completion and substantially enhancing an industrial neighborhood. He said it has good access to Lawrence and to Tasman going over to the 49ers stadium, and it is close to a large amount of new industry going into the Moffett Park area. He said he looks at this as a project that is in the right place at the right time, and that he is not concerned with the boxy look because it will be the attractive project in area. He said it is new and has attractive visual elements, and the setback Variance is justified by the type of project without giving special privileges to the applicant. He added that he can make the findings that it meets the General Plan goals for variety of uses, to enhance the image of the City, to improve the site and neighborhood and that the setback Variance is not detrimental to other properties in the area. Chair Melton said he will be supporting the motion, and thanked the applicant for bringing this project forward, which he said is a tough one because it is a small-sized lot with the setback and easement, so the applicant has had to work hard. He said we have had a lengthy conversation about the structure or wing walls, which are unique, so he hopes the applicant understands why they were poking around the concept, which was to aide in optimizing the potential for success. He said he can make the findings, and that this is a nice looking property in terms of architectural variety and bringing business use to the community which will have a nice opportunity for success. He said the new addition to the neighborhood and the dynamic in this part of Sunnyvale is Levi's stadium, which will provide that opportunity. He added that he understands the rationale behind the setback and can say that this meets the policy of the City, and he is looking forward to the project coming to fruition. MOTION: Comm. Harrison moved Alternative 2 to adopt the Mitigated Negative Declaration and approve the Use Permit and Variance with modified conditions: 1) Encourage the use of photovoltaic panels on the roof; City of Sunnyvale Page 14 Planning Commission Meeting Minutes - Final November 10, 2014 2) Enhance the material on the inside of the wing walls; 3) Add to the Conditions of Approval sections GC-3 on Indemnity and GC-4 on Notice of Fees Protest; 4) Change the white stucco to aluca bond or similar material subject to approval by the Director of Community Development; 5) Include in the design of the wing walls an option for any combination of stone, art or green wall subject to approval by the Director of Community Development; and 6) Applicant work with staff and the Transportation and Traffic Division to address safety and signage for bike lanes near the project during construction. Comm. Simons seconded. The motion carried by the following vote: Yes: 7 - Chair Melton Vice Chair Olevson Commissioner Durham Commissioner Harrison Commissioner Klein Commissioner Rheaume Commissioner Simons No: 0 NON-AGENDA ITEMS AND COMMENTS -Commissioner Comments None. -Staff Comments Ms. Ryan said dates are available for the California League of Cities Planning Commissioners Academy, and provided an update on City Planning staffing. She also reiterated the upcoming joint study session with the Bicycle and Pedestrian Advisory Committee and the City Council, and Ms. Ryan also provided an overview of upcoming items going to, and those recently heard by, City Council. Ms. Berry announced her retirement. Chair Melton commented on Ms. Berry's retirement. INFORMATION ONLY ITEMS None. City of Sunnyvale Page 15 Planning Commission Meeting Minutes - Final November 10, 2014 ADJOURNMENT With no further business Chair Melton adjourned the meeting at 11:06 p.m. City of Sunnyvale Page 16