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PC 09-14-98CITY OF CUPERTINO 10300 Torte Avenue Cupertino, CA 95014 (408) 777-3308 APPROVED MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION HELD ON SEPTEMBER 14, 1998 SALUTE TO THE FLAG ROLL CALL Commissioners present: Harris, Stevens, Chair Austin (Com. Doyle arrived at 6:57 p.m.) Commissioners absent: Mahoney Staffpresent: Robert Cowan, Director of Commtmity Development; Ciddy Wordell, City Planner; Colin Jung, Associate Planner; Carmen Lynaugh, Public Works; Eileen Murray, Deputy City Attorney APPROVAL OF MINUTES: 1. August 10, 1998 minutes Approval of the minutes was postponed until later in the meeting. WRITTEN COMMUNICATIONS: Chair Austin noted communication from residents regarding the Bethel Lutheran Church item. POSTPONEMENTS/REMOVAL FROM CALENDAR: Mr. Robert Cowan, Director of Community Development, requested that in addition to the items listed for postponement and removal, Item 8, Application No. 33-U-87(M), be postponed until October 12, 1998, in light of a letter received from homeowners adjacent to the Bethel Lutheran Church, regarding the use of the property over a period of time. Staffis requesting additional time to assess the requirements for the property use. The applicant concurred that it would be beneficial to postpone the item. 3. Application No.(s): 6-U-98, 8-Z-90 (1V0, 16-EA-98 (eonslruction of 8 townhomes) Applicant: Judy Chen Location: 7359 Rainbow Drive (easterly most apartment lot on north side Rainbow Drive - next to freeway) Use permit to demolish an existing apartment and construct an 8 unit towahouse development on a .34 acre parcel. To rezone a .34 acre parcel from P(Res 20-30) to P (Res 10-20). Continued from Planning Commission meeting of July 27, 1998 Tentative City Council Hearing date of October 5, 1998 Request continuance to Planning Commission meeting of September 28, 1998 geptember 14, 1998 Planning Commission Minutes Application No. (s): Applicant: Location: 14-U-97 Ji-Mei Chert 10580 John Way Report to Council: Use permit to construct a second story addition to an existing residence. Tentative City Council hear~ng date of September 21, I998 Request continuance to Planning Commission meeting of September 28, 1998 Application No.(s) Applicant: Location: 11-EXC-98 (sign exception) Taisei Construction 10741 No. Wolfe Road (southwest comer of Wolfe road'and Pmnefidge Avenue) Sign exception to exceed the allowed wall sign height in accordance with Chapter 17.24.060 of the Cupertino Municipal Code. Planning Commission decision final unless appealed Continued from Planning Commission meeting of July 27, 1998 Request continuance to Planning Commission meeting of September 28, 1998 Application No. (s): Applicant: Location: 10-EXC-98 (parking exception) Kanisha (Sobrato Development) 10351 Bubb Road (Approximately mid-block between Stevens Creek Blvd. and McClellan Road) Parking exception to allow a shared parking agreement for an existing office building. PLANNING COMMISSION DECISION FINAL UNLESS APPEALED REQUEST REMOVAL FROM CALENDAR MOTION: SECOND: ABSENT: VOTE: Com. Harris moved to remove Application No. 10-EXC-98 fi:om the calendar Com. Stevens Com. Mahoney Passed 4-0-0 Application No.(s): Applicant: Location: 11 -U-98 Sam & Helen Sung 10420 So. DeAnza Boulevard Blvd.#C (Town Center Professional Center) Use pemait to operate a specialized school (educational) in an existing office center. Planning Commission decision final unless appealed Request continuance to Planning Commission meeting of September 28, 1998 Application No.(s): Applicant: Location: 33-U-97(M) Bethel Lutheran Church 10181 Finch Avenue Use permit modification to relocate the existing picnic area to the play area and to relocate the existing sandbox from the paved playground/parking lot area to the grass playground area, to accommodate an approved classroom addition. Planntng Commission decision final unless appealed Planning Commission Minutes 3 September MOTION: SECOND: ABSENT: VOTE: Com. Harris moved to continue Item 4 to the September 28, 1998 Planning Commission meeting; continue Items 3, 5, 7 and 8 to the October 12, 1998 Planning Commission meeting, and remove Item 6 from the calendar. Com. Stevens Com. Mahoney Passed 4-0-0 ORAL COMMUNICATIONS: None CONSENT CALENDAR ARCHITECTURAL REVIEW: Application No.(s): Applicant: Location: 23-U-96-(M) MBH Architects (Target) 20745 Com. Stevens Creek Blvd. Director's referral ora minor modification to an approved plan related to landscaping and parking. Planning Commission decision final unless appealed Smft' presentation: The video presentation reviewed the application for minor landscaping and parking changes, as outlined in the staff report. The landscaping modifications include relocation of trees which will result in a net increase of 17 trees on the site. The parking modifications consist of restriping the parking lot to increase the total number of parking spaces for the Bottegas Center and the remodeled Target store. Staff recommends approval of the application. Mr. Robert Cowan, Director of Community Development, referred to an overhead of the site plan, reviewed the proposed changes and noted that the parking request was being presented because the Planning Commission had reviewed the previous striping proposal. Mr. Chuck Kopas, MBH, answered questions about the proposed landscaping and parking lot changes, as well as the proposed restaurant for the center. Chair Austin opened the meeting for public input; there was no one present who wished to speak. Com. Harris said she was in favor of the proposed restaurant which would be an enhancement to the commuaity; however, she was opposed to 33% compact spaces because of the number of sport vehicles driven, and the number of staff at the restaurants in the center. Com. Doyle noted that parking is presently a problem at the Target store and the addition of another restaurant would only exacerbate the problem. All commissioners with the exception of Com. Harris were in favor of the restfiping for compact cars. Ail were in favor of the increase in bike and handicap parking. MOTION: SECOND: ABSENT: VOTE: Com. Stevens moved to approve Application 23-U-96(M) according to the model resolution and addition of bike and handicap spaces Com. Doyle Com. Mahoney Passed 4-0-0 Chair Austin moved the agenda back to approval of the minutes. planmng Commission Minutes September 14, 199g Minutes of the August 10, 1998 regular meeting MOTION: SECOND: ABSTAIN: ABSENT: VOTE: Com. Hards moved to approve the August 10, 1998 minutes as presented Com. Doyle Chair Austin Com. Mahoney Passed 3-0-I Chair Austin moved the agenda back to Item 9. Application No.(s): Applicant: Location: 7-EXC-98 (21 -EA-98) Thomas Hutton 22820 San Juan Road Hillside exception to locate a 2,500 sq. ft. addition to a residence on a prominent ridgeline in accordance with Chapter 19.40 of the Cupertino Municipal Code. Planning Commission decision final unless appealed Continued from Planning Commission meeting of August 10, 1998 Staff presentation: Ms. Ciddy Wordell, City Planner, referred to the site plan and elevations which illustrated the proposed addition to the home and proposed widening of San Juan Road, as outlined in the staff report. Ms. Wordell passed around the color board which illustrated the proposed change to the color of home so that it would blend well into the hillside. Proposed mitigation measures to reduce or eliminate the addition's visibility were outlined in the attached staff report. They include change of exterior wall color, elimination of a bedroom and bathroom from the main level addition, extension of the porch around the south elevation, revised skirt on south elevation, and addition of eight 24" box trees to help screen views of the residence, Ms. Wordell requested the following wording change to Condition 5, Section III of the resolution: "Street widening, improvements and dedications for ingress and egress on San Juan Road, is provided in accordance with City Standards and specifications and as required by the City Engineer." Ms. Wordell said that staff supports the application. In response to Chair Austin's question. Ms. Wordell illustrated how the proposed road wrapped around the properly and stated that the applicant was worlfing out agreements with the other property owners to repay their part of the road improvements. Mr. Thomas Hutton. applicant, 22820 San Juan Road, referred to the site plan and indicated the location of the trees which provided screening. He noted that the property was 2.88 acres and was moderate to heavily wooded. He said the residence is visible t~om only one vantage point. Mr. Hutton said that several of the neighbors had voiced their support of the proposed addition. He illustrated the proposed modifications to the road, and said that the wooden retaining wall on the hillside would be replaced by a concrete wall. In addition, a number of storm dmina will come into the city storm drain connection at Cordova Road. He illustrated photos of the present home, noting that it was 60 years old, and indicated the location of the proposed addition. Mr. Greg Stowers, architect, referred to the slide presentation of the existing house and the surrounding property to illustrate the proposed addition and mitigation measures to minimize the visibility of the addition to the neighbors and the valley floor. He answered commissioners' Planning Commission Minutes September 14, 1998 questions relating to the design of the house and proposed addition, color and landscaping plan, and road improvements. Chaff Austin opened the meeting for public input. Br. Robert Jinneman, Mafianists, said that they strongly endorsed the project. He complimented the Huttons as neighbors and said the architect had worked with them before also. Mr. Cary Queen, 622 Benvenue Ave., Los Altos, said that he supported the project. He said the HuRons were fortunate to own a sizable piece of property of econoimc value; however, the home is a small war house which does not economically fit in with the property any longer. He said it was fortunate that the HuRons wanted to build an expansion that is consistent with the channing existing house, and if they had not purchased the property, it might have been purchased by a developer who would have tom down the existing house and proposed a two story Mediterranean style in its place. He said he supported the project and urged the planning Commission to do So also. Mr. Derek Fluker, property owner across the street from the Hutton& said he had not built a home on his property as yet. He said he met the Huttons and he felt they were working with the city to follow all the city guidelines to make the property more pleasant, and he supported the project. Mr. Roger Preston, neighbor, said that he approved the project, and said he felt the surrounding properties would benefit from any improvement made to the road or storm drain system. He said that the proposed addition would have a ~ninimal visual impact on the neighborhood. He said that the proposed storm drainage work and road work would benefit the neighbors in the winter. Chair Austin closed the public input portion of the meeting. There was a brief discussion regarding the condition of approval relative to staWs requirement of having the skirt of the east elevation changed to match the south elevation, to reduce the visual impact of the skirt. Mr. Stowers requested that it not be included as a condition of approval, and presented his argument for the request. He said he was willing to work with staff, and felt it was more in character with that style of architecture. Com. Harris said she was in favor of approving the application and requested that Condition No. 2 be removed because she felt architecturally it was attractive to the front of the house. She said it was set into the hillside, with a highly reflective color; is not visible from most places; and most importantly it was not on the top ridge. Com. Doyle said he agreed with Com. Hams, except that he would add some vegetation requirements to the planting phase, and make certain it is watered, with some sort of a shrub to break it up. Com. Hams said that she agreed to add that condition. Com. Stevens said he agreed, and said that he also felt the Huttons were vexy considerate to their neighbors and tho community; the addition is downhill and does not lunge out, and will tuck into the hill suitably. He complimented staff on proposing two possible changes and their effects and said he felt that the resultant recommendation is the best of options. He said he approved of the project, and because there ae so many trees, he was not concerned about the skirt issue. Planning Commission Minutes 6 September 14, 199g Chair Austin said she concurred with the other commissioners, and was impressed with the fact that they talked to the neighbors and met and discussed their proposal with them, and had the support of the neighbors. She said the application was well prepared and complimented them on the excellent presentation. She said that she would recommend adding more vegetation. MOTION: SECOND: ABSENT: VOTE: Com. Harris moved to approve Application 21-EA-98 Com. Doyle Com. Mahoney Passed 4-0-0 MOTION: SECOND: ABSENT: VOTE: Com. Harris moved to approve 7-EXC-9g with the change in the Public ~Vorks condition (HS) as read previously with Section 3 Condition 2, changed to read: the skirt of this elevation shall be remedied with landscaping to be approved by staff Com. Doyle Com. Mahoney Passed 4-0-0 Planning Commission decision considered final unless appealed within 14 calendar days. 10. Application No.(s): Applicant: Location: 12-U-98 & 26-EA-98 Harold Ghazuini 10061 Pasadena (near Granada Avenue) Use permit to demolish an existing residence and construct a 4,206 sq. fr. building consisting of 1,439 sq. rt. of office/retail space and 2.767 sq. fr. of residential (3 apartments). Planning Cornmisston decision final unless appealed Staff presentation: The video presentation reviewed the application for a use permit to demolish an existing residence and build a building consisting of office/retail space and 3 apartments. The parcel presently consists of a vacant residence and is connected to the property to the south in terms of shared access and parking. The surrounding properties consist of office buildings and apartments. The design and parking issues were outlined in the attached staffreport Ms. Wordell clarified that only 2 units would be taken fxom the undesignated category, leaving a balance of 48 units in the undesignated category. She referred to the site plan and the perspective of development and gave a brief overview of the proposed development. Relative to the parking issue, Ms. Wordell explained that the General Plan Policy 2-6 for the Munta Vista area allows for one space per apartment instead of the 2 required spaces in the parking ordinance, with the additional requirement of shared parking and on-street spaces. Staff feeis the proposed development meets the Monta Vista guidelines and approves the project. A discussion followed wherein staff answered questions relative to setbacks, FAR and parking. Mr. Cowan explained that when the Monta Vista plan was developed in the mid-70s, the idea was to create traditional downtown streetscapes; and buildings were supposed to be close to the street by design and to also encourage the m/xed use concept to create some height and angle. He said in his opinion it was successful as can be seen fi'om ckiving down the streets and seeing the commonality of the setbacks, the heights and the use of apartments on top of office space to create a more traditional downtown look. planmng Commission Minutes ? September 14, 1998 Mr. Russ Gamble, project architect, explained the height of the building was tall because it was his goal to interface with the comer building which has a 10 and 12 slope and the building on the right which has a 4 on the 12 slope. He pointed out the massive appearance of the building on the right hand side. He noted that the building was wood siding. He also briefly discussed the proposed planting plan. A discussion ensued regarding parking wherein Com. Stevens expressed concern about possible lack of adequate parking space for the building. Ms. Wordell said that the rationale for the one space per unit requirement was that it was felt that the one bedroom unit would..have one automobile. Mr. Cowan explained that the concept for the Monta Vista plan was to create an urban environment with a downtown atmosphere, and it was the only area in town that street parking was counted to meet the needs, because there was an incentive program to see the area develop. Mr. Gamble said that there was a reciprocal parking agreement in easement form already existing with the comer property and also with the parcel on the north. Com. Doyle questioned if the house which was going to be destroyed was ever on the list to be preserved. Mr. Cowan noted that the house was not being considered for preservation. Chair Austin opened the meeting for public input; there was no one present who wished to speak. Com. Harris said she felt the project would be an enhancement to the community. She said the building to the south at 14 feet is an improvement at setback and 10 is too tight. She noted that they received rack before for other properties set too close to the slxeet. Com. Hams said that the building to the south has an overhang all around, and the subject property has no overhang but a blank wall which is very prominent and unattractive. She recommended that it have an overhang and also requested a landscape plan, noting that the south elevation was very stark. She said she felt the FAR was very high, which is brought to a 14 foot setback would change the FAR slightly, reduce the size of the wall and solve some of the problems. She said that she did not object to the height of the building, and found it architecturally attractive. Com. Doyle said he agreed with Com. Hams about breaking up the plane on the south side in particular. He said he would like to have an understanding of where the development stands in relation to others in the area, whether or not it sets a precedent. He said he would like to have the parking addressed. Relative to the streetscape plan, he said he was unsure if the designs shown were for the side of the street in question. Ms. Wordell said that the palm trees were the street trees for the project. He recommended that the Monta Vista guidelines be addressed relative to retaining the cottages. Com. Doyle said that the setbacks should be in line with what is in existence every day. Com. Stevens said that in response to the historical ordinance, he said that the cottage in question was not protected, but probably should have been as it was on the list. He said he was not satisfied with the parking, and said it should be two spaces per unit. but felt it could be worked out with the adjacent property owner. He said he did not feel it was ready for approval. Chair Austin said she had mixed feelings; although she liked the architecture, she did not like the north and south sides. She said she agreed with Com. Harris that overhangs would make it more interesting; and she felt sad that the cottage was being destroyed because it was not identified as historical. She said she was opposed to only one parking space per dwelling umt. and that it should be specified as one covered and one open space. She said she felt the height was too high, and she Planning Commission Minutes 8 September 14, 1998 was opposed to the .63 FAR. She said that she would prefer to continue the item to work on issues as she did not feel comfortable approving it. MOTION SECOND ABSENT: VOTE: Com. Doyle continue Application Nos. 12-U-98 and 26-EA-98 to the October 26, 1998 Planning Commission meeting . Com. Stevens Com. Mahoney Passed 4-0-0 1 i. Set a public heating to consider emending Chapter 19.56 (General Commercial Zones) of the Cupertino Municipal Code to allow certain conditional use permits to be used by the Director of Commtmity Development. MOTION: SECOND: ABSENT: VOTE: Com. Harris moved to set a Public Hearing to consider amending Chapter 19.565 (General Commercial Code) of the Cupertino Muncipal Code to allow certain conditional use pea-mits to be used by the Direclor of Community Development. Com. Doyle Com. Mahoney Passed 4-0-0 OLD BUSINESS: None NEW BUSINESS: None REPORT OF THE PLANNING COMMISSION: memorandum from Kim Smith. City Clerk. Com. Harris noted receipt of a REPORT OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: None DISCUSSION OF NEWSPAPER CLII>PINGS: None ADJOURNMENT: The meeting adjourned at 8:45 p.m. to the regular Planning Commission meeting at 6:45 p.m. on September 28, 1998. Respectfully Submitted, ElizabetlMEllis Recording Secretary Approved as presented: September 28, 1998