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HomeMy WebLinkAboutASAC Minutes - 04-20-1978CITY OF CUPERTINO, STATE OF CALIFORNIA 10300 TORRE AVENUE Telephone: (408) 252-4505 MINUTES OF THE APRIL 20, 1978 ARCHITECTURAL AND SITE APPROVAL COMMITTEE MEETING, HELD IN THE CONFERENCE ROOM, ROOM 105, CITY HALL CUPERTINO, CALIFORNIA SALUTE TO THE FLAG The meeting was called to order at 7:16 p.m. by Chairman Bond with the Salute to the Flag. Chairman Bond congratulated John Claudy on his appointment to the Planning Commission. Because of the appointment, Commissioner Claudy has resigned from the Architectural and Site Approval Committee as of April 19, 1973. A new Committee member has been appointed in his place, but will not be able to take office until the next meeting. Commissioner Claudy expressed his appreciation to Committee members for their help and cooperation and anticipates developing a closer working relationship between the two bodies. ELECTION OF CHAIRMAN AND VICE-CHAIRMAN Because the Committee is not complete at this time, election of officers was postponed. ROLL CALL Members Present: Sallan, Ripplinger, Chairman Bond Members Absent: Irvine Staff Present: Kathryn McKenna, Planning Intern, Mark Caughey, Assistant Planner INFORMAL REVIEW OF PLANNED DEVELOPMENT USE PERMIT APPLICATIONS: 4-U-78 Sobrato-Berg: to construct a four-story industrial/office building consisting of approximately 201,600 sq. ft. on a 10.9 acre parcel located at the southeast corner of North De Anza Boulevard and Mariani Avenue in an existing P (Planned Development) zoning distri4 Mr. John Sobrato was present for this informal review. Chairman Bond noted that the artist's rendering of the proposed building is deceptive because it looks farther away than it would be from the street (120 ft.). Mr. Sobrato said that the building will be depressed 6' and that there will be mounding in front of the building. HC -216 Page 1 HC -216 MINUTES OF THE APRIL 20, 1978 ASAC MEETING Page 2 Member Sallan asked why more of the trees existing on the site are not going to be saved. Mr. Sobrato replied that nearly 1/2 of the trees were saved; however, because of the size of the building and because the applicant wishes to stay as far away as possible from the street and still keep the building in the middle of the parking lot, no more trees can be saved. Member Ripplinger said he doesn't have any problem with the application except with the height of the building. Mr. Caughey noted that there is no height restriction in a Planned Development. Mr. Sobrato noted that with the 6' depression of the first story and the mounding, the building would look like a 3 -story building. He noted that the present IV Phase building is 35' in height. This one will be 58' in height and has a higher budget. It will be a class A building and will be attractive. He also noted that there will be no equipment on the roof: it will be underground. Member Sallan noted that since the building is only 130' from De Anza Blvd. this would be a lot of mass very close to the street. Mr. Caughey commented that a 60' building with a 120' setback is not an unusual proportion and that moving it further may defeat the purpose by making details of the architecture too far away to see. Chairman Bond commented that the view from De Anza Blvd. is of the end of the building at an angle and would be a better view than a long wall of building. Member Sallan noted that the landscaping along the perimeter is only 7' instead of the 8'-12' that was requested. Mr. Sobrato pointed out that there are some hefty areas of landscaping which he hoped would make up for the narrowness of the perimeter landscaping. He noted that the landscaping could be wider by 2' if the parking lot rows were each 1/2' narrower. The Committee would prefer this wider planting strip, and Mr. Sobrato agreed to abide by the previously -imposed condition. Member Ripplinger noted that the landscaping in front of the IV Phase manufacturing building is not yet in and the building may look better when it is installed. Mr. Sobrato agreed that the 50' of greenery would look much better than 50' of dirt. Chairman Bond noted that the turning of the building to the angle proposed is interesting and the U -shape would make a break in the view from De Anza Blvd. Member Ripplinger suggested taking out the drive in front of the building and making it all landscaping. Mr. Sobrato noted that the Fire Department may have a problem with this and also he would not like to lose the parking in this area. Chairman Bond suggested just taking out some of the parking stalls directly in front of the building and making this landscaping. 5-U-78 Stevens Vista (Terrence Rose): to construct a 20,000 sq. ft. single story commercial/medical/office building located at the northwest corner of Stevens Creek Boulevard and Vista Drive. This informal review has been removed from the agenda. MINUTES OF THE APRIL 20, 1978 ASAC MEETING APPROVAL OF MINUTES: Minutes of Regular Meeting of April 6, 1978 The subject minutes were not available. POSTPONEMENTS - None WRITTEN COMMUNICATIONS - None ORAL COMMUNICATIONS - None PUBLIC HEARINGS: 1. Application HC -51,402.11 - Orchard Valley Partnership (Terranomics Development Corporation) requesting modification to the approved tenant sign program for a multi -tenant commercial center at the southwest quadrant of Stevens Creek Boulevard and Portal Avenue. Mr. Mel Peterson of Terranomics was present for this application. Chairman Bond noted that the exception would provide 3 signs per tenant. One would be in the fascia, one hanging in the walkway (not visible from front) and one in the door transom. Mr. Caughey commented that staff views the transom sign as part of the architecture. Mr. Peterson said that some of the transom signs would be stained glass, carved graphics, or butcher block with printing. He noted that he would also like to have some flexibility with copy color. White letter were previously approved for the whole center. He mentioned that the hanging signs will be 8 1/2' from the ground. Member Ripplinger said he agreed that the hanging sign should be allowe but noted that if the transom signs were allowed, the fascia sign would be close to this and would result in two signs close together. Mr. Peterson commented that the transom would be hidden by the overhang and is 15' deep. Chairman Bond reported that at another recently developed shopping center, the sign above the store is too high to be visible and blends in with the architecture so well that the stores are difficult to locate. Member Sallan stated she is not in favor of allowing a sign above the door. Member Ripplinger said he prefers not to see anything above the door unless it is truly an architectural embellishment. The applicant proposes something which would primarily be a sign, not architecture. Member Sallan added that if not having a sign on the transom creates a hardship, the applicant can always come back to the ASAC. Mr. Peterson asked if the Committee would allow him to give his tenants a choice of either a transom sign or the hanging sign. Member Sallan indicated she would not agree to this. Member Ripplinger and Chairman Bond said they would find this acceptable. Regarding the color of the copy for signs, Member Ripplinger said he does not want a rainbow of colors allowed. Mr. Peterson said that he would come back with each sign. He suggested a spectrum of earth tones be allowed. Member Sallan did not agree with this proposal, saying it would take a lot of time to come back every time a new sign was to go up. She would rather keep the white or an ivory color for all tenants. HC -216 Page 3 HC -216 I MINUTES OF THE APRIL 20, 1978 ASAC MEETING Page 4 j Chairman Bond said he would go along with a spectrum of acceptable colors. Member Ripplinger said he would agree if the tones were subdued., The samples shown by Mr. Peterson were not subdued in Member Ripplinger's opinion. Member Bond acknowledged Member Sallan's concern with uniformity and with the time consuming process of having to approve each sign, but noted that if a range of colors were approved, the applicant would not have to come back each time. Member Ripplinger commented that he would like to see the whole range of proposed colors before approving anything. The next topic of discussion was that of the proposed free-standing sign Member Ripplinger asked if this is a carved sign. Mr. Peterson replied that it is routed out wood with plastic behind it. Member Sallan asked what color the sign will be. Mr. Peterson said this is not shown on tle drawing and he does not know. This portion will have to be continued so that color samples can be obtained. Member Ripplinger asked about lighting. Mr. Peterson said it will be externally lighted. Mr. Caughey, in answer to a question by Chairman Bond, noted that the sign is atop a 2' mound, but may have to be moved a foot or so in order tb get sight clearance required by the traffic engineer for the entrance. The sign will be inside the sidewalk. Continuation Member Sallan moved that Application HC -51,402.11 be continued. The of Applica- motion was seconded by Member Ripplinger. tion HC -51,402.11 Motion carried, 3-0 2. Application HC -51,299.6 - Stevens Creek Office Center Associates requesting approval of exception to the approved sign program for an existing office center complex located on Stevens Creek Boulevard east of Saich Way. Mr. Noel Marquis of Amco Sign Company was present for this application. Chairman Bond noted that the Staff report is very complete. Member Ripplinger asked how a customer would know the office'is that of a realtor and why the initials "C&C" and then the name are included. Mr. Marquis said that C&C is a well-known realtor and the initials are used as a sort of trade mark on all ads. The applicant wanted to keep the sign simple and not add the word "realtor". The proposed sign is similar to that of V.I.P. Realty next to it. Member Sallan asked what the variance is. Ms. McKenna said that now only window signs hanging on chains are allowed and this is not sufficient for C&C's needs. Member Sallan noted that if a variance is allowed, other tenants would be nore likely to ask for variance also. Mr. Caughey noted that the sign program may not be meeting the needs of this location and a new sign program may need to be established. Chairman Bond said he would like to continue this application until the need for a new sign program is resolved. MINUTES OF THE APRIL 20, 1978 ASAC MEETING Mr. Caughey said that the owners of the building and the tenants would all have to agree on a sign program, and this may take some time. Ms. McKenna noted that this sign program was approved two years ago. Member Sallan asked how other tenants were operating under the present program. .[r. Caug said he did not know, but that a survey can be taken of present tenants to determine this. The building is fully occupied as far as he knows. Member Ripplinger moved and Member Sallan seconded that Application HC -51, 299.6 be continued. Motion carried, 3-0 3. Application HC -51,075.282 - The Westfield Company requesting approval of a sign program for a 2 -story office building located at the south- west quadrant of Tantau and Pruneridge Avenues. Mr. Joe Wucher was present for this application. Staff's -concern is the close proximity of tenant entrances on the same street. This proximity denotes insufficient justification for two ground signs and contributes to a cluttered appearance in staff's opinion. Mr. Wucher said that the entrances are 100 ft. apart, but there is over 600 ft. of frontage. (Note: The proposal is technically correct. Staff is concerned that it is not aesthetically pleasing.) Member Ripplinger suggested that the signs be separated further. He noted that a street number is not shown on the sign. Mr. Wucher indicated a street number can be added. Staff suggested that there be one sign structure with two panels. Chairman Bond asked Mr. Wucher what the objection to this approach is. Mr. Wucher said the tenants would prefer to have their own signs so that their separat, identities could be maintained. Member Ripplinger ascertained that these would be the only signs for the building. When asked what the height of the signs would be, Mr. Wucher said they are 11'1" high and 13' from exterior post to exterior post (width; and 4'3" from the ground. Chairman Bond stated that since they are small signs, he can't see any justification for not approving this application. Member Sallan noted that this is only one building, but with two separate entrances. Mr. Caughey stated that the building across the street will have two tenants also, but will have one sign with two panels. Mr. Wucher noted that the lot across the street is much smaller and that his lot also has two entrances whereas the one across the street has only one. Member Sallan asked why the signs were not put up 4 years ago when it was approved. Mr. Wucher said that signs were just never put up; there is now a new tenant. Since there was no comment from the audience, Member Sallan moved and Membe Ripplinger seconded that the public hearing be closed. Motion carried, 3-0 HC -216 Page 5 Continuance of Applica- tion HC -51,299.6 HC -216 Page 6 Approval of Application HC -51,075. 282 MINUTES OF THE APRIL 20, 1978 ASAC MEETING Mr. Wucher said he could separate the signs by an additional 50'. Member Sallan commented that the ASAC should get some guidance as to what "uncluttered" means with regard to separation. Mr. Wucher said that if the signs were set perpendicular to the corners of the building, they would be 234' apart. Member Sallan said that since the signs meet the ordinance, are small signs, and if the applicant is willing to separate them, she could not vote against approval. Chairman Bond and Member Ripplinger indicated they would vote in favor of approval for these reasons also. Member Sallan moved that Application HC -51,075.282 be approved subject to the standard ASAC conditions 1-8 and conditions 9-12 as follows: 9. That the recommendation of approval is based on Exhibits F and F-1 of this application except as may be amended by special conditions enumerated herein. 10. The proposed signs are to have the street number affixed to them in such a manner as to be architecturally pleasing, subject to staff approval as to the exact location of the numbers. 11. The applicant is to place the signs at a distance of approximately 234' apart. 12. Final selection of copy color and background color shall be subject to informal review by the Architectural and Site Approval Committee. The motion was seconded by Member Ripplinger. Motion carried, 3-0 4. Application HC -51,333.12 - International Consolidation Contractors, Inc. (Jenn Chiu) requesting approval of site, architecture, land- scaping, and signing for a restaurant and adjacent commercial building located westerly of and adjacent to De Anza Boulevard north of Valley Green Drive. Mr. Frank Wei and Mr. Dick Pacheco were present for this application. Ms. McKenna reported that the Traffic Engineer has reviewed the site plan and has no real concerns with the parking lot layout; however, the staff is concerned that a one-way aisle may cause traffic problems. Members Ripplinger and Sallan stated they had no problem with the one-way aisle if it is acceptable to the Traffic Engineer. Ms. McKenna noted that site plan dimensions do not always equal the scale measurements and gave several examples. She noted that aisles are only 14' wide in some cases; the requirement is 16' wide. Mr. Wei said his understanding was that the requirement was 13.5'. He also noted that the plan has been revised many times, which would account for the dimensions being off scale in some cases. MINUTES OF THE APRIL 20, 1978 ASAC MEETING HC -216 Page 7 Staff pointed out that no handicapped ramp is included in the site plan. Mr. Wei said that there will be a handicapped ramp, but it has not been drawn in. That correction will be made. Staff suggested that some sort of walkway be provided so that customers would not have to walk in traffic to get to the front of the restaurant. Mr. Wei said he could paint a stripe in the driveway, but that people would have to cross the driveway or go behind cars at some point anyway. Mr. Caughey noted that the Planning Commission would like to have some visual link such as a decorative pavement or a trellis walkway. Mr. Pacheco stated the only way to tie these buildings together is archi- tecturally, which the applicant has done. If a trellis is put up, there would be a problem with trucks and campers running into it. Decorative pavement would not be seen from De Anza anyway because there will be mounding. Mr. Caughey noted that the long driveway off De Anza Boulevard creates a sort of canyon effect. This should be broken up somehow. Mr. Pacheco said he would be willing to install a decorative walkway simila to that between City Hall and the Library. This was acceptable to the Committee. Chairman Bond opened the meeting to the public. Mr. John Sobrato expressed concern about the view from Valley Green Drive. He said he would like to have the commercial building squared up and more landscaping installed aloe Valley Green Drive. The view of the south wall is blank. He read part of a transcript of the City Council meeting where the use permit was approved, which indicated that the ASAC has more latitude than usual in this case. He suggested that perhaps the last two units of the commerical building be dropped so that the view from Valley Green Drive would include the restaura t, and suggested having 10' of landscaping on the west end instead of 5'. Mr. Pacheco answered that it would be very difficult to widen the building. He noted that he has been trying to develop the property for 16 years and would like to develop it. It is part of the gateway to Cupertino. He feel the architectural tie between the two buildings with the store fronts and the pagoda treatment on the east end will tie in compatibly with the restar ant. He indicated that the configurations of the buildings have been moved all over the board in trying to come up with the best one. He noted that the store fronts have no visibility from De Anza Boulevard and merchants will have to rely on the restaurant to bring people to the site. Member Ripplin er suggested moving the commercial building to the rear of the site. Mr. Pacheco said this would cut out all visibility from De Anza Blvd. for the merchants and said he is not willing to move the building to this location. Mr. Wei said that if the south elevation is the problem, he can add the same treatment as on the restaurant to make a more pleasant view. Member Ripplinger indicated he would agree to that. Mr. Sobrato suggested that this be given the same elevation as the store fronts. Mr. Wei said he has not seen any buildings with the same view from the back as from the front. This would cause confusion and restrict privacy for the store owners. HC -216 MINUTES OF THE APRIL 20, 1978 ASAC MEETING Page 8 Mr. Wei again suggested that the south elevation be made like the north elevation fothe restaurant. Member Ripplinger suggested some vertical columns to break up the 180' of blank wall. Member Sallan opted that the ASAC has more latitude on this application than is usual. If there is a concern with the south elevation, the ASAC also has the option of considering other configurations. She said she would be happy to see some architectural treatment of this elevation, but it is not unreasonable to consider moving the building if it will be difficult to make this elevation architecturally pleasing. She suggested that 1) the south elevation be redone to whatever is considered architecturally pleasing, or 2) the building be moved to a different configuration. Mr. Wei said that moving the building was discussed at the Planning Commission and at the City Council meetings, and that this configuration was approved. Mr. Caughey indicated that although the ASAC does have some flexibility, this site plan is essentially what was approved. If it is modified severely (i.e., the building configuration was changed) there may be a parking lot problem and it may have to go back to the Planning Commission. Mr. Pacheco added that it was his understanding that the Council basically approved the site layout, that they understand the problems with the site and could live with the buildings where they are. Mr. Sobrato said he felt the Council approved the concept , but that it is quite clear that it wanted the ASAC to improve the site if possible. He suggested this can be done by fattening up the commercial building. Mr. Wei asked if the ASAC had just seen these particular plans for the first time without any Council input, if they would like it. He stated he has done what the Council recommended by putting the pagoda on the east elevation and etc. He does not wish to do the plans over again. Member Ripplinger said he does not like the long building, but it has been approved by the Council. He stated he would have to see the archtectural improvements to the south elevation before he made any further comments. Chairman Bond noted that something has to be done with the south wall. He suggested fattening the building on the east side; he stated he does not wish to design the building for the applicant, but wants to look at other options besides just an architectural treatment of the south elevation. Mr. Pacheco noted that the applicant has done much work, and moved the buildings to many different configurations in trying to come up with the best one. It is an unusual piece of property and is a very typical type of architecture in other areas. The applicant is already constrained by the parking and size of the site. If the building is widened out, that would not really solve anything. Some- thing can be done architecturally; but the applicant needs to know what the ASAC would like to see. MINUTES OF THE APRIL 20, 1978 ASAC MEETING I HC -216 Page 9 Member Sallan said the south elevation is not unusual; however, the ASAC would like to see something beautiful, not typical. Mr. Pacheco replied that in the applicant's culture, that architecture is beautiful. Chairman Bond added noted that on almost any other street in Cupertino, that would be adequate, but since there are many people who would see the rear elevati from Valley Green Drive, it is not acceptable. He said he did not think he would vote against the application because of it, but he feels something more can be done. The application will have to be continued anyway because of the grading difficulties and the scale difficulties, so Member Sallan suggested that one more try may come up with a better solution. Staff suggested some added architectural treatment of the west elevation;'perhaps to match the east side. The ASAC did not feel this was necessary. Staff asked if the ASAC approved of the color of the tile for the roof. The Committee agrees with the color, saying it is very attractive. Mr. Pacheco said it was imported from Taiwan. Staff again brought up its concern about a walkway to direct people to the front of the building from the parking area. Generally, this consists of a sidewalk along the building. Mr. Wei indicated he does not wish to sacrifi any landscaping. Chairman Bond suggested taking out some of the parking near the building to provide for a sidewalk. Landscaping A concern about the skimpiness of the north perimeter landscaping was raised. Mr. Pacheco noted that the City wanted a reciprocal easement on the north property line and this landscaping will have to be removed. He indicated he is referring to a 1974 requirement. The 1977 requirement is opposed to this. Ms. McKenna noted that in the extreme southwest corner of the site, the plans show only ground cover. Chairman Bond noted that this is the location of the trash enclosure and should be screened by more landscaping. Mr. Wei said he will put some trees in that area. Member Ripplinger noted that none of the perimeter landscaping is particular dense. Six foot shrubs and bottlebrush trees won't screen anything. Member Sallan said that the landscaping in the front of the building is very nice. Member Ripplinger agreed. He noted that if the south elevation is changed, it will affect the landscaping plan. He asked to see a rendition o the pond in the front. Mr. Wei said it is similar to the pond at Gifu. He added that on the south elevation, the shrubs will be 6' tall and the eaveline is only 8' from the ground. This would leave only 2' showing anywa Member Ripplinger said one could see the building through the shrubs. Member Ripplinger expressed a concern about only having 1 gallon plants. Mr. Wei said they are 1 gallon on the north side because of the easement requirement. Member Sallan said 5 gallon shrubs should be put in the parkin area and 1 gallon plants near the building. HC -216 MINUTES OF THE APRIL 20, 1978 ASAC MEETING Page 10 Member Ripplinger noted that there are only 5 different varieties of plants around the perimeter. He does not feel this is enough. Member Sallan noted that on the west elevation of the commercial building, there are 1 gallon sweet olive shown. Mr. Sobrato suggested moving the building closer to De Anza Blvd. and putting more landscaping on the west side. He noted that the trash enclosure will be seen by people from Valley Green Drive. The Committee did not agree with this because it would take away landscaping from the front. Mr. Wei said a gate will be put on the trash enclosure. Member Sallan commented the trash enclosure should not show. Chairman Bond noted that the plants are placed all in rows. He suggested placing taller plants interspersed with smaller ones to give a little more interest. Mr. Wei said he would intersperse the plantings. Li gh t in g Staff's concern with lighting has to do with lighting in the parking lot. Mr. Wei said that he would put some additional lighting in to illuminate the lot. The only concern would be with intrusion and this can be worked out. The proposed fixtures are acceptable to the ASAC. Gradin The grading is not acceptable to the City. Mr. Wei understood the site is basically flat. He has given as many dimensions he could think of on the plan. He would like some guidance from the City as to what is required. Continuance Member Sallan moved that Application HC -51,333.12 be continued to give of Applica- the applicant an opportunity to incorporate ASAC suggestions for the tion next meeting. The motion was seconded by Member Ripplinger. HC -51,333.1 Motion carried, 3-0 The Committee recessed at 10:45 and reconvened at 10:50. Mr. Richard Lucero and Mr. Joseph Amestoy wished to present a preliminary plan for a savings and loan near the northwest corner of De Anza Blvd. and Stevens Creek Blvd. The gentlemen were informed of the procedure for informal review. Member Sallan stated it is not appropriate for the ASAC to review this plan at this time. Chairman Bond and Member Ripplinger said they would be willing to make comments on the plan after adjournment of the meeting, but that the plan would have to go through the regular procedure later. Member Sallan left at 10:56 p.m. and the meeting was adjourned for lack of quorom. APPROVED: ATTEST: Is/ H. Elliott Bond Chairman Is/ Wm. E. Ryder City Clerk