Planning Commission

City of Sunnyvale Meeting Minutes - Final Planning Commission Monday, March 12, 2018 7:00 PM Council Chambers, City Hall, 456 W. Olive Ave., Sunnyvale, CA 94086 Study Session Cancelled | Special Meeting - Public Hearing 7 PM STUDY SESSION CANCELLED 7 P.M. PLANNING COMMISSION MEETING CALL TO ORDER Chair Rheaume called the meeting to order at 7:00 PM in the Council Chambers. Present: 7 - Chair Ken Rheaume Vice Chair Carol Weiss Commissioner Sue Harrison Commissioner Daniel Howard Commissioner John Howe Commissioner Ken Olevson Commissioner David Simons SALUTE TO THE FLAG Chair Rheaume led the salute to the flag. ROLL CALL Present: 7 - Chair Ken Rheaume Vice Chair Carol Weiss Commissioner Sue Harrison Commissioner Daniel Howard Commissioner John Howe Commissioner Ken Olevson Commissioner David Simons ORAL COMMUNICATIONS CONSENT CALENDAR Vice Chair Weiss moved and Commissioner Howe seconded the motion to approve the Consent Calendar. The motion carried by the following vote: City of Sunnyvale Page 1 Planning Commission Meeting Minutes - Final March 12, 2018 Yes: 6 - Chair Rheaume Vice Chair Weiss Commissioner Harrison Commissioner Howard Commissioner Howe Commissioner Olevson No: 0 Abstained: 1 - Commissioner Simons 1. A 18-0227 Approve Planning Commission Meeting Minutes of February 26, 2018 PUBLIC HEARINGS/GENERAL BUSINESS 2. 18-0121 File #: 2017-7567 Location: 160 Persian Drive (APN: 110-11-088) Zoning: C-1/PD (Neighborhood Commercial/Planned Development) Proposed Project: Related applications on a 1.2-acre site: SPECIAL DEVELOPMENT PERMIT: to allow demolition of existing buildings and construction of 18 three-story townhomes and associated site improvements. The project also request deviations to allow for a reduced front setback from 70-feet to 15-feet, exceed the number of building stories, and to reduce the building to building setback from 26-feet to 24-feet. TENTATIVE MAP: to subdivide the site into 18 residential lots and three common area lots. Applicant / Owner: Summerhill Homes (applicant) / G & K Enterprises, LLC and Fallenleaf Enterprises, LLC (owner) Environmental Review: Exempt from further environmental review pursuant to Section 15332, Class 32 Exemption (In-fill Development) of the California Environmental Quality Act (CEQA) Guidelines. Project Planner: Cindy Hom, (408) 730-7411, chom@sunnyvale.ca.gov Associate Planner Cindy Hom presented the staff report. Commissioner Harrison confirmed with Associate Planner Hom that the requested deviation for distance between buildings would apply between all buildings. Commissioner Harrison confirmed with Associate Planner Hom that the grocery store cited in the public comment letters is the currently vacant commercial building. Commissioner Harrison confirmed with Associate Planner Hom that the adult entertainment use on the site is currently non-conforming. Associate Planner Hom City of Sunnyvale Page 2 Planning Commission Meeting Minutes - Final March 12, 2018 and Planning Officer Miner provided additional background about this use and related changes to Sunnyvale Municipal Code (SMC) after the adult entertainment use on the subject property commenced. Commissioner Olevson confirmed with Planning Officer Miner that the staff report should state 0.65 unassigned parking spaces for the four bedroom units. Commissioner Simons commented on the City’s original planned distribution of commercial areas and the current lack of neighborhood support for commercial establishments. Planning Officer Miner advised that a rezone is not required to resolve the existing land use conflict and that a Special Development Permit can be used for residential uses in a commercial zone. Planning Officer Miner provided information about the need for and compatibility of residential development for this site. Commissioner Simons noted an opinion that the Planning Commission has historically focused on the long-term use for a site and not based decisions on the current use. Planning Officer Miner stated that it is an untenable use at this location and that residential would serve another need by providing housing. Commissioner Howe noted that the proposed project’s three story height would be adjacent to single-family homes and asked staff about neighborhood compatibility. Planning Officer Miner stated that staff received this application for a residential development which is compatible with the neighborhood and a good transition from R-0 (low-density residential) to R-3 (medium-density residential). Planning Officer Miner also provided an overview of the City Council policy that restricts adult entertainment use within 1,000 feet of residential developments, schools and parks. Commissioner Howard asked staff about the history of the Planned Development (PD) combining district in this area. Planning Officer Miner provided details about the PD designation. Commissioner Howard confirmed with Planning Officer Miner that the Special Development Permit would still be applicable without a PD designation. Commissioner Howard asked about a recent review by the Planning Commission for a residential use in a commercial district. Planning Officer Miner provided details about the St. Anton residential project on El Camino Real. Chair Rheaume opened the Public Hearing. Kevin Ebrahimi, representing Summerhill Homes, presented images and information about the proposed project. City of Sunnyvale Page 3 Planning Commission Meeting Minutes - Final March 12, 2018 Pamela Putman, Sunnyvale resident, noted her appreciation of the removal of the Brass Rail and discussed the general neighborhood needs related to curb cuts and overgrown landscaping. Planning Officer Miner advised that staff will follow up with the Department of Public Works (DPW). Commissioner Howard asked Ms. Putman about her preference for residential or commercial use at the project site. Ms. Putman stated that a commercial establishment should not be developed because it is an isolated neighborhood that cannot support commercial establishments. Commissioner Simons clarified with Ms. Putnam that she would prefer no future commercial establishments at the project site. George Sarkissian, owner of 1115 Borregas Ave, provided information about the difficulty renting his property as commercial space and asked the Planning Commission to approve the proposed project. Richard Skenandore, Sunnyvale resident, discussed his concerns regarding the Brass Rail and responded to comments made by the Planning Commissioners. Commissioner Howe and Commissioner Simons clarified the intention of their statements. Keith Mitchell, Sunnyvale resident, spoke in support of the proposed project and discussed the need for housing. Mr. Mitchell stated that a commercial establishment cannot be sustained at the project site. Peter Trajmar discussed his concerns with neighborhood traffic impacts from the proposed project. Commissioner Howard clarified with Mr. Trajmar that he is not a City resident. Jasmine Kerr-DeAvila requested that the proposed project positively benefit the business owners, residents and community. Linda Brandewie, Sunnyvale resident, discussed her concerns with the lack of neighborhood parks and existing traffic issues. City of Sunnyvale Page 4 Planning Commission Meeting Minutes - Final March 12, 2018 Commissioner Simons confirmed with Ms. Brandewie that it would be possible to access commercial entities using the new bicycle and pedestrian bridge into Moffett Park. Mr. Ebrahimi presented additional information about the proposed project. Commissioner Howard asked Mr. Ebrahimi if they considered a mixed-use project. Mr. Ebrahimi stated that this was considered but that it was not feasible for the project site. Commissioner Harrison confirmed with Mr. Ebrahimi that the project site is outside of the 100-year floodplain. Commissioner Harrison confirmed with Mr. Ebrahimi that the proposed project’s park will only be accessible for the townhome residents. Chair Rheaume closed the Public Hearing. MOTION: Commissioner Howe moved and Commissioner Simons seconded the motion for Alternative 1 – Adopt the findings for Section 15332, Class 32 Categorical Exemption for In-Fill Development and approve the Special Development Permit with deviations to the front setback, building stories and distance between buildings, and Vesting Tentative Map based on the findings in Attachment 3 and recommended conditions of approval in Attachment 4. Commissioner Howe stated that based on the public hearing comments, residents would prefer a residential development at the project site. Commissioner Howe noted an opinion that this part of the City is neglected and that the proposed project will improve the neighborhood. FRIENDLY AMENDMENT: Commissioner Simons offered a friendly amendment to specify the use of native trees and implementation of tall species trees adjacent to the single-family homes. Commissioner Howe accepted the friendly amendment. FRIENDLY AMENDMENT: Commissioner Simons offered a friendly amendment to specify that the quality of materials and hardware be implemented as depicted in the site plans. Commissioner Howe accepted the friendly amendment. City of Sunnyvale Page 5 Planning Commission Meeting Minutes - Final March 12, 2018 Commissioner Simons commented on the need for an improved pedestrian environment for this neighborhood. Commissioner Howe confirmed with Planning Officer Miner that the proposed project meets all City standards. Planning Officer Miner stated that staff will follow up regarding the offsite neighborhood needs. Commissioner Olevson stated that he will be supporting the motion. Commissioner Olevson noted his initial skepticism due to the commercial designation but stated that given the public comments and history of the Brass Rail, this project will be an improvement for the City and neighborhood. Vice Chair Weiss noted her appreciation of the following items: variations in earth tones; improvements made from the study session comments; unity of the architecture; play area for children. Vice Chair Weiss noted her agreement with the need for reduced setbacks due to the residential nature of the project and lot configuration. Vice Chair Weiss stated an opinion that this project will be a huge improvement for the safety, stability and appearance of the neighborhood. Vice Chair Weiss commented on the project’s adjacent nature to transit and employment centers and noted that it will provide much needed housing. Commissioner Howard noted his skepticism and stated that he will not be supporting the motion. Commissioner Howard commented that an analysis was not completed for potential commercial development in the area. Commissioner Howard stated an opinion that residential will be the most profitable development that could take place in exchange for the removal of the Brass Rail. Commissioner Howard commented on the specifics of the St. Anton residential development. Commissioner Howard noted that this is the only commercial district in this neighborhood and that it was established as part of a City plan. Commissioner Howard stated that traffic can be mitigated by giving commercial options to people within their neighborhood. Chair Rheaume stated that he can make the findings and will be supporting the motion. Chair Rheaume thanked the applicant for listening to the study session comments and incorporating those changes. Chair Rheaume noted that replacing a non-conforming commercial use will be an improvement for the area that also will add housing and encourage home ownership. Chair Rheaume commented on the project’s proximity to Moffett Park, transit and schools. Chair Rheaume stated that he respects the desire to have commercial use on the project site but that it is not feasible. Commissioner Harrison stated that she can make the findings and noted an City of Sunnyvale Page 6 Planning Commission Meeting Minutes - Final March 12, 2018 understanding of Commissioner Howard’s comments. Commissioner Harrison reiterated the two findings that must be met to approve the Special Development Permit and stated that the proposed project meets those findings. The motion carried by the following vote: Yes: 5 - Chair Rheaume Vice Chair Weiss Commissioner Harrison Commissioner Howe Commissioner Olevson No: 2 - Commissioner Howard Commissioner Simons Planning Officer Miner stated that this decision is final unless appealed to the City Council within 15 days or called up by the City Council within 15 days. STANDING ITEM: CONSIDERATION OF POTENTIAL STUDY ISSUES Commissioner Howe asked staff about a study issue for ownership opportunities in the City. Planning Officer Miner provided background about the housing strategy and advised that the existing housing policy and new state law will be addressed in an upcoming Planning Commission study session. NON-AGENDA ITEMS AND COMMENTS -Commissioner Comments Commissioner Simons asked staff if the Valley Transportation Authority (VTA) Pedestrian Technical Guidelines can be reviewed at a future study session in regards to sidewalks and landscaping. Planning Officer Miner confirmed that staff can coordinate with the Department of Public Works (DPW) for this request. Commissioner Simons requested a comparison between VTA and City guidelines. -Staff Comments Planning Officer Andrew Miner stated that the City Council heard the call for review of the proposed project at 838 Azure Street and that it was approved with two changes. ADJOURNMENT Chair Rheaume adjourned the meeting at 8:12 PM. City of Sunnyvale Page 7