December 4, 2019 Environmental Planning Commission

Video

Transcript

Segment 1

[00:10:18] Chair Pamela Baird: Okay. Um, it is 7:01, so we will begin the meeting this evening, um, for December 4th. Can I have roll call?

[00:10:41] City Staff: Commissioner Capriles?

[00:10:44] City Staff: Commissioner Cranston?

[00:10:45] Commissioner Bill Cranston: Here.

[00:10:46] City Staff: Commissioner Hehmeyer?

[00:10:47] Commissioner Preeti Hehmeyer: Here.

[00:10:48] City Staff: Commissioner Lo?

[00:10:49] Commissioner Kammy Lo: Here.

[00:10:51] City Staff: Commissioner Yin?

[00:10:52] Chair Pamela Baird: And she is ill.

[00:10:57] City Staff: Vice Chair Cox?

[00:10:58] Vice Chair Robert Cox: Here.

[00:11:00] City Staff: Chair Baird?

[00:11:01] Chair Pamela Baird: Present.

[00:11:05] City Staff: Commissioner Capriles hello.

[00:11:08] Commissioner Margaret Capriles: Apologies.

[00:11:12] Chair Pamela Baird: Okay, thank you very much for reading the roll call. I'll give you a minute to sit down. So this evening, uh, there are no minutes to approve. So we will move on to 4.0, which is oral communications from the public. This portion of the meeting is reserved for persons wishing to address the commission on any matter not on the agenda. Speakers are allowed to speak on any topic for up to three minutes during this section. Is there anyone from the audience who would like to speak?

[00:11:51] Chair Pamela Baird: Seeing none, we will now move on to item five. Item 5.1 is a public hearing for consideration of a general plan amendment, zoning map amendment, planned unit development permit, development review permit, heritage tree removal permit, and tentative map to construct a nine-unit rowhouse development at 851 and 853 Sierra Vista Avenue. Per the, um, instructions from our legal counsel, um, we are now, um, being asked, the commissioners are asked, um, if we have met with the applicant or if we visited the job site. So can I see from left to right, uh, who has met?

[00:12:36] Commissioner Margaret Capriles: I did not meet with the applicant and I've not visited the site.

[00:12:40] Commissioner Bill Cranston: I have met with the applicant and visited the site.

[00:12:44] Commissioner Preeti Hehmeyer: I had a phone call with the applicant and I visited the site.

[00:12:48] Commissioner Kammy Lo: And I met with the applicant and I've driven by the site on a regular basis.

[00:12:53] Vice Chair Robert Cox: I met with the applicant and I did visit the site.

[00:12:57] Chair Pamela Baird: No and no. Okay, great. So, um, we now have a staff presentation from Diana Pancholi. And after that we will have EPC questions, um, and public comment and then deliberation. And I think there's also a presentation from the applicant as well. So first we'll hear from staff. Thank you.

[00:19:35] Applicant Maras Ahi: All right. Um. Good evening commissioners. Uh, my name is Maras Ahi. I'm the architectural designer for the project as well as the representative for the applicant. Um, I'd like to start off by thanking staff for their presentation and for their staff report. Um, I will try to be, uh, very brief. Um. So the project had an informal submittal in August of 2018. Since then it has had three formal submittals and has met with the Design Review Commission twice. Uh, we've been very receptive towards comments and suggestions from staff and the DRC throughout this process. Um, just some background on the site. Um, the site is adjacent to two large rowhouse developments, uh, single family residences and Sierra Vista Park. Um, the two northern parcels, which is 853 Sierra Vista A and B are zoned R3-2SD, uh, and the southern parcel, which is 851 Sierra Vista, is zoned MM-40 industrial. Uh, the parcel which is industrial is essentially an island surrounded by R3-2. So this project would actually finally allow the site to match with the surrounding parcels on the zoning map and the general plan. Um, for this project we had certain concepts that we really tried to follow. Uh, first looking at where the project is in relation to the existing neighborhood. Uh, second making sure the site layout, open space, and architecture were all fully developed. And third creating a project that would be the most successful for the community. So for the site layout, you can see from the site plan we have two attached units, three attached units, and four detached units. This was done to create variety within the project, but to also create a project that would not feel heavy or dense. Um, the orientation of the units, which includes setbacks, shifting, and the driveway placement were all heavily examined. Um, and the goal was to create a project that would seamlessly fit into the site. The common open space for the project equals 2900 square feet, which is more than three times the minimum requirement. Um, the private open space for the project equals 1,718 square feet, which is almost two times the minimum requirement. This was done intentionally to create somewhat of a green, uh, ribbon that goes directly through and all around the project. Um, finally with the architecture we combined the traditional craftsman aesthetic which is common in the area and tried to mix modern architectural details and accents, which include colors, and materials. Um, fiber cement panels with vertical, uh, horizontal and shingle patterns, composition roofing, metal railing, and stone accents for the columns. Uh, an initial study was prepared for the project due to the general plan change. The analysis determined that the implementation of the three mitigated measures in the conditions of approval would reduce all impacts to the project. So in conclusion, uh, the project provides an incredible opportunity to fully maximize the existing site and to create something that will benefit the community with no significant impact on the area. Uh, the project not only complies with every ordinance and guideline but it also goes above and beyond certain requirements to provide the best possible project for the site. Um, every design-related decision was carefully addressed and thought out to ensure the best possible project for the city of Mountain View. And thank you very much. And I'm available if you have any questions.

[00:23:13] Chair Pamela Baird: Thank you. So at this point we will have questions from the commissioners, um, then public comment and then our deliberation. So is there anyone on the commission who would like to ask a question? Vice Chair Cox.

[00:23:28] Vice Chair Robert Cox: Okay. Uh, just a small handful. Um, the first one, uh, so this is back to staff. Um, are there other projects that we have in the pipeline right now that, that, uh, take advantage of this specific gatekeeper exemption?

[00:23:46] Senior Planner Diana Pancholi: This is the only one.

[00:23:48] Vice Chair Robert Cox: Okay. And, um, as I said before, I met with the applicants. I'm just going to ask the applicant to have this on the record. I believe when we discussed this you told me that the houses were, uh, solar ready. Uh, can you talk a little bit about that feature?

[00:24:05] Applicant Maras Ahi: Um, yes. So we, the plan is to have all nine units be have the hookup for solar panels and for electrical car, um, charging units in the garage. Okay. That would be the plan.

[00:24:18] Vice Chair Robert Cox: And then thank you. And then just one more question, back to staff. What's the difference between R3-2 and R3-2SD?

[00:24:28] Senior Planner Diana Pancholi: So R3-2 is basically a straightforward multi-family residential zoning district. When we add the SD, it is for special design considerations, are given to those uh, parcels which are zoned under SD. And it is our understanding that back in the day, because of the uh industrial zoning in the area, there were some special considerations which had to be, uh, implemented which we wanted to protect in order to kind of comply with what kind of, uh, neighborhood transitions that we're creating. At this point of time this particular parcel, which is the southernmost of the project site, is the only industrial island remaining in the area surrounded by all multi-family residential all around, and that's why we believe that uh, transitioning from an SD condition to just a normal uh multi-family residential R3-2 is compliant and consistent with the surrounding neighborhoods.

[00:25:26] Vice Chair Robert Cox: So will the other designations for the ones that are marked SD change or just this one will just be R3-2?

[00:25:33] Senior Planner Diana Pancholi: This is the only one remaining around with with an SD consideration.

[00:25:38] Vice Chair Robert Cox: Ah, okay. Okay. Thank you. Those are my questions.

[00:25:42] Chair Pamela Baird: Are there any other questions from commissioners? Commissioner Cranston.

[00:25:47] Commissioner Bill Cranston: So I have a just a little, it seemed like an inconsistency and, and maybe it's just the way the the zoning is set up, this is a question for staff. Um, on page five at the bottom of the staff report it says that this density, this area allows, this project is effectively a 16 unit per acre, but that this zoning category allows from 13 to 25 dwelling units per acre. And then in the table it says that nine is the maximum. So I was, if it's only doing 16 units per acre as designed but the zoning would allow 25, why is the maximum only nine? If it's, if that zoning allows it it seems like it should allow more units on this, on the property.

[00:26:33] Senior Planner Diana Pancholi: It depends upon the total site area. So what we consider is that, you know, it is per acre. So it, it kind of varies between that. So the nine maximum is based on, you know, 0.56 acre of the, um, site area that we have. Based on that the maximum allowed is only nine.

[00:26:53] Commissioner Bill Cranston: Wouldn't that, if it's roughly half an acre, wouldn't it be more like 12? Up to 12?

[00:26:59] Senior Planner Diana Pancholi: If it's more than that, yes. It will vary depending upon the site area, um, we'll have to do an exact calculation based on that.

[00:27:08] Planning Manager Stephanie Williams: Yeah and R3 is a sliding scale based on lot size. There's different densities associated with different R3 designations like there's R3-1, R3-1.5, R3-2 and so, uh, on and on. And so, um, and also uh, something to keep in mind is general plan density is taken into account all land area including the public right-of-way. And our, really historically meant to be a more higher level kind of plan area for services and infrastructure rather than drilling down to individual properties, which is what the zoning actually does is it, is it implements the density within the general plan range but for the specific property.

[00:27:54] Commissioner Bill Cranston: Okay. Thanks.

[00:27:58] Chair Pamela Baird: Commissioner Capriles? No? Oh, okay. Okay. Commissioner Lo.

[00:28:05] Commissioner Kammy Lo: Um, I have a quick question to the staff. I've already asked this through email, but I just wanted to ask, uh, for the record. Um, do we have a policy to require developers to replace non-heritage trees when they're removed?

[00:28:24] Senior Planner Diana Pancholi: So the city code does not require any special, uh, replanting requirement for removal of non-heritage trees. Uh, it is a standard practice to encourage the applicant to replace those trees as well, but it is not required by the code.

[00:28:43] Commissioner Kammy Lo: Um, a question for the applicant. And it could be just the drawing too. When I drove by the, uh, the site, I noticed um, along Sierra Vista there's a light pole right outside of one of the units. And it's, would that be underground after you redo the sidewalk or would it still be there?

[00:29:12] Applicant Maras Ahi: Um, the sidewalk on Sierra Vista would be remove and replace. So if it is in that area and it is going to be affected by that remove and replace then we probably would have to look and see if there's another option for undergrounding. Yes. Okay. Yeah, I'm not fully sure about, how close it is. Once we remove and replace that new sidewalk. Um, but we can look into that.

[00:29:38] Commissioner Kammy Lo: Cause that will give the trees a lot more space to grow too.

[00:29:40] Applicant Maras Ahi: Yes, yeah, definitely. Okay. Yeah.

[00:29:46] Chair Pamela Baird: So to to clarify, you're not talking about a street light pole, you're talking about a a pole that conveys telephone and...

[00:29:53] Commissioner Kammy Lo: Yeah.

[00:29:54] Chair Pamela Baird: Okay.

[00:30:01] Chair Pamela Baird: Okay, uh, I have one question, um, unless there's another, I have a question, um, that was a, was asked earlier, um, and I don't think it got responded by staff. Um, in the EIR and the staff report there's a differing amount of trees that will be added. I saw one that said 17, another that said 20, and another one that said 21. Can you please clarify how many, um, uh, trees will be planted on the site?

[00:30:40] Senior Planner Diana Pancholi: 21.

[00:30:43] Chair Pamela Baird: Okay, that's better. Thank you. We like trees. Okay, um, any other questions from commissioners? Commissioner Lo.

[00:30:55] Commissioner Kammy Lo: Yeah, I do have a quick question. Um, I did ask staff an email also, but I wanted to clarify. So given the timeline of the project, will they be required to do all electric and no natural gas?

[00:31:09] Senior Planner Diana Pancholi: Yeah, so this project will be reviewed by city council in January, so they'll not be getting their entitlement before that. So they will be subject to the new 2019 building code which only allows, um, all electric.

[00:31:24] Commissioner Kammy Lo: Thank you.

[00:31:26] Chair Pamela Baird: Any other questions from commissioners? Okay, so at this point we will open it up for public comment. Can I see a show of hands of how many people would like to participate? Okay, I don't see any hands going up, so I guess, um, we will move on to our deliberation. So, um, and when we do get to the point where we have a motion, um, staff has recommended that all five points be, um, read at the same time and we will not be taking each, um, resolution separately. So do we have any, uh, deliberation? Vice Chair Cox.

[00:32:12] Vice Chair Robert Cox: Um, yeah, I think this is a really good project. Um, it provides much needed uh, housing opportunities for families, uh, particularly because it has the four-bedroom footprint. Um, it's near Google and it's near a neighborhood park. So I mean it should be a great place for people to be able to raise their kids. Um, and uh, I echo what staff says about improving the consistency of the zoning in the neighborhood. I personally think uh, this North Sierra Vista area is one of Mountain View's uh greatest success stories. Um, it's replacing what was kind of a decaying and blighted industrial district with a highly desirable area for modern housing. So I thank the applicant for bringing that forward. Um, I'm happy to see that there's not going to be any, uh, displacement and the loss of the warehouse is a minor impact on the community. Um, and I had said to the applicant when I spoke to them uh, earlier, that I was very happy that without, you know, leaving aside, you know, the special gatekeeper provision, it's really nice that they come to us with a compliant project and uh one that goes above and beyond particularly in the area of open space. Um, I like that uh that there's only one additional peak trip in the evening and morning on traffic and that the heritage trees, some of them will be preserved and the canopy will be significantly improved at maturity. So, um, the only concern that I have, and it's not a concern on this project, it's just for the area in general, is that I did notice that the streets are really parked up a lot and I'm just wondering, you know, partly what that comes from. Although since they're compliant with the parking requirements, I don't think that should impose any burden on them. So that's my comments. And I could make the motion, but I'll wait for commissioners.

[00:34:17] Chair Pamela Baird: Okay. Would anyone else like to make a comment? Commissioner Capriles.

[00:34:21] Commissioner Margaret Capriles: So I'd like to uh thank the applicant for coming with for some for-sale housing in Mountain View, we really appreciate that. And um, would appreciate your consideration of really replacing as many trees as you can, either non-heritage or not, and um, also uh, I think we'd like to see those that are native to California so they're, uh, you know, easy to care for and they will be sustained over time. So would appreciate that consideration from the applicant. And other than that, I think it is a, uh, excellent project for the, uh, area. I think the, um, you know, rezoning makes a whole lot of sense because of, you know, everything else is zoned the same around there, it makes no sense to leave that as an island so to speak. So uh, thank you very much for your efforts and uh uh look forward to uh making the recommendation to council.

[00:35:25] Chair Pamela Baird: Commissioner Hehmeyer.

[00:35:28] Commissioner Preeti Hehmeyer: Um, like my fellow commissioners I support the project. I think um there are many elements including the intensification of land use which are, are quite desirable. Um, while it's not directly germane to this, I do think that as the commission looks at the R3 standards in the future, and I talked about this with the applicant, um, the row homes and ownership opportunities are great, but I would like to better understand why the applicant and so many other applicants when they're looking at this transformation are going solely for row homes. Um, I understand it's consistent with the land area, but I think there's an opportunity to perhaps provide more ownership opportunities or a variety of housing stock that um, as much as a 4-bedroom home for a family is nice, I think it's beyond reach for, for many of the people who are looking for homes in this area and might not want that traditional um row home. So, great project. I'm excited about the the pedestrian entryway in particular. I think that there's a lot of green open space that'll make it very complementary to the neighborhood.

851-853 Sierra Vista Avenue

[00:13:20] Senior Planner Diana Pancholi: Thank you and good evening Chair and members of the commission. My name is Diana Pancholi, Senior Planner with the city's Planning Division and I have with me tonight our Planning Manager Stephanie Williams.

[00:13:31] Senior Planner Diana Pancholi: The project in front of you tonight is a nine-unit row house development proposal at 851 and 853 Sierra Vista Avenue.

[00:13:39] Senior Planner Diana Pancholi: The 0.56 acre project site is located onto the northeast corner of Sierra Vista Avenue and Colony Street, between Plymouth Street and Colony Street.

[00:13:50] Senior Planner Diana Pancholi: The project site is surrounded with multi-family residential developments and single-family homes, and a city park to the north at the intersection of Plymouth and Sierra Vista Avenue.

[00:14:01] Senior Planner Diana Pancholi: The current project site is comprised of three parcels which are split zone. The northern section of the project site is zone multi-family residential, whereas the southern site is zoned general industrial.

[00:14:17] Senior Planner Diana Pancholi: And the general plan land use designation of the northern portion is also medium-intensity residential and the southern portion is general industrial.

[00:14:29] Senior Planner Diana Pancholi: The project site is currently developed with three single-family homes and a warehouse buildings, which will be demolished as part of this project.

[00:14:39] Senior Planner Diana Pancholi: The project applicant is proposing to develop the site with four, with nine buildings, and there are nine row house units. They are all ownership.

[00:14:50] Senior Planner Diana Pancholi: And the project site will comprise of two common open spaces. The project is laid out along Sierra Vista Avenue and a private driveway, which provides access to all the nine units.

[00:15:02] Senior Planner Diana Pancholi: The project site has two common open spaces which comprises around 2,900 square foot of open space. The units along Sierra Vista Avenue are attached units and the units towards the rear of the property are detached units.

[00:15:19] Senior Planner Diana Pancholi: The project is proposing a architectural style which is a mix of craftsman elements with traditional architecture, using porches, balconies, and composite shingles, railings, porch columns.

[00:15:35] Senior Planner Diana Pancholi: Units are differentiated through use of different exterior materials and massing. The site is laid out with visible front doors and substantial porches facing the street.

[00:15:46] Senior Planner Diana Pancholi: In addition, the front doors and porches also face the common areas. The proposed architecture is compatible with the varied architectural styles that are found in the neighborhood.

[00:15:58] Senior Planner Diana Pancholi: The project is proposing a general plan and zoning modification from general industrial to multi-family residential and medium-density residential general plan land use.

[00:16:12] Senior Planner Diana Pancholi: Although this project is requiring the general plan and zoning modification, it did not go through Gatekeeper Authorization because the project is using the Gatekeeper exemption under Section 36.52.15 and 36.52.55 for special application requirements.

[00:16:31] Senior Planner Diana Pancholi: The project site is less than 2 acres, it is owned by a single entity, and is surrounded by similar residential uses, and hence they are getting this exemption.

[00:16:41] Senior Planner Diana Pancholi: The project went through Development Review Committee twice, and in the August 2019 meeting, the DRC recommended approval with minor comments for the applicant to work with the staff. Since then, the applicant has revised the design to address those minor comments.

[00:16:58] Senior Planner Diana Pancholi: The project also, an Initial Study was prepared for the project because this was a general plan and a zoning modification project.

[00:17:08] Senior Planner Diana Pancholi: The Initial Study analysis has found that implementation of the mitigation measures, as mentioned in the staff report, and the standard conditions of approval of the project will reduce all the significant impact to less than significant levels.

[00:17:25] Senior Planner Diana Pancholi: Therefore, a mitigated negative declaration is recommended for the project along with the mitigation monitoring plan.

[00:17:32] Senior Planner Diana Pancholi: The project is not subject to city's Community Stabilization and Fair Rent Act and tenant relocation ordinance because all the three single-family homes on the site are on different parcels.

[00:17:48] Senior Planner Diana Pancholi: Tonight EPC is recommending, this is reviewing this project, and staff is asking for a recommendation to the City Council, which will, which will be reviewed by City Council in January 2020. The City Council will make a final determination on this project.

[00:18:09] Senior Planner Diana Pancholi: In conclusion, staff recommends that the City Council, the EPC recommend to the City Council to approve and adopt the Initial Study, the draft mitigated negative declaration, and mitigation monitoring plan, adopt a resolution recommending City Council to approve general plan amendment, the zoning map amendment,

[00:18:34] Senior Planner Diana Pancholi: approval of the planned unit development permit, development review permit, and a heritage tree removal permit, and also approve the tentative map for nine residential condominium units located at 851 and 853 Sierra Vista.

[00:18:50] Senior Planner Diana Pancholi: Alternatively, EPC can still consider some alternatives to send this back to staff for further review. But as a next step, the project will be reviewed by City Council in January 2020.

[00:19:01] Senior Planner Diana Pancholi: This concludes staff presentation. We do have the applicant present in the audience tonight, if you have any questions, and they do have a presentation. Thank you.

851 and 853 Sierra Vista Avenue

[00:42:18] Commissioner Margaret Capriles: Second.

[00:42:20] Chair Pamela Baird: Seconded by Commissioner Capriles.

[00:42:28] Chair Pamela Baird: So if we can get our devices to work...

[00:42:39] Chair Pamela Baird: And we are voting.

[00:43:38] Chair Pamela Baird: And the motion passes unanimously with Commissioner Yin uh not here because of illness.

[00:43:47] Chair Pamela Baird: Okay. So that concludes this portion of our meeting. The next portion of our meeting will take place in the plaza room next door. So we will take a minute to walk next door and proceed with the next portion of our meeting. Thank you.

[00:38:32] Chair Pamela Baird: And again, I would uh like to echo the comments from the fellow commissioners. Um, I laud the applicant for being creative and putting together um a challenging uh situation of trying to com- uh accommodate uh different zonings and how do you put that all together. I think you've done a great job of utilizing some um unusual uh property zoning. And we also did talk about there's other other uh properties uh down the street and around the corner. So, um, I would um encourage the applicant once they get through this one to uh keep your eyes open for other opportunities 'cause obviously you do a good job of following the rules as some of the other um commissioners said. So, um, can I hear a motion from someone? And again uh per staff we're supposed to read all five um and vote on all five. Vice Chair.

[00:39:32] Vice Chair Robert Cox: Okay. I would like to make the motion, uh move the staff recommendation to recommend that the City Council approve and adopt the an Initial Study, Draft Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for the Sierra Vista Rowhouse Project in accordance with the California Environmental Quality Act, Exhibit 1 to the staff report. Number 2, adopt a resolution recommending that the City Council approve a General Plan Map Amendment for the properties located at 851 and 853 Sierra Vista Avenue, from the General Industrial to Medium-Density Residential, to be read in title only, further reading waived, Exhibit 2 to the staff report. Number 3, adopt a resolution recommending that the City Council approve a Zoning Map Amendment for the properties located at 851 and 853 Sierra Vista Avenue, from the R3-2 SD multi-family residential and the MM-40 general industrial districts to the R3-2 multiple family residential district, to be read in title only, further reading waived, Exhibit 3 to the staff report.

[00:36:10] Commissioner Preeti Hehmeyer: home for a family is nice, I think it's beyond reach for, for many of the people who are looking for homes in this area and might not want that traditional, um, row home. So, great project. I'm excited about the, the pedestrian entryway in particular. I think that there's a lot of green open space that'll make it very complementary to the neighborhood.

[00:36:31] Chair Pamela Baird: Commissioner Lo.

[00:36:32] Commissioner Kammy Lo: Um, I echo my fellow commissioners' comments. Um, I also really like the project. Um, and during my meeting with the applicant, um, I made a couple of suggestions including, uh, using more native plants, um, as well as trees, native trees such as oaks.

[00:36:56] Commissioner Kammy Lo: Um, I also suggested to the applicants to try and increase the area of permeable surface to reduce stormwater runoff if possible, in particular in the two open space area, as well as the guest parking, uh, the pavers areas, if we can make them permeable that'd be great.

[00:37:18] Commissioner Kammy Lo: Um, but overall, yeah, I think this is a nice project. I welcome it. Thank you.

[00:37:25] Chair Pamela Baird: Commissioner Cranston.

[00:37:27] Commissioner Bill Cranston: So I have to compliment the applicant, I don't think I've ever played a game or any other thing where somebody came this close to the rules on so many different categories. It's, it's kind of amazing.

[00:37:39] Commissioner Bill Cranston: So I, I do like the project. I like the fact that you stayed within the guidelines. But I will echo Commissioner Hehmeyer's feedback. I am, I am not disappointed by the project. I am disappointed that our zon-

[00:40:30] Commissioner Bill Cranston: 851 and 853 Sierra Vista Avenue, from the R3-2 SD, multi-family residential, and the MM40, general industrial districts, to the R3-2, multiple-family residential district, to be read in title only, further reading waived, Exhibit 3 to the staff report.

[00:41:22] Commissioner Bill Cranston: Two more points, please. Number 4, adopt a resolution recommending the City Council conditionally approve a planned unit development permit and development review permit to construct a nine-unit rowhouse development and heritage tree removal permit to remove six heritage trees at 851 and 853 Sierra Vista Avenue, to be read in title only, further reading waived, Exhibit 4 to the staff report; and

[00:42:48] Chair Pamela Baird: And do I hear a second?

• ← Previous
• Next →