CITY OF SUNNYVALE
ADMINISTRATIVE HEARING
MINUTES
Wednesday, March 16, 2005
2005-0080 – Mark Modir [Applicant] Modirzadeh Mahmood Trustee & Et Al [Owner]: Application for a Special Development Permit on a 16,988 square foot site to allow a new 5,220 square foot retail/office center. The property is located at 883 Borregas Avenue (near Ahwanee Ave) in a C-1/PD (Neighborhood Business/Planned Development) Zoning District. (APN: 204-03-044) RK
In attendance: Mark Modir, Applicant; David Prado; Al Saall, Adjacent Property Owner; Paul Werner, Resident; Gerri Caruso, Administrative Hearing Officer; Ryan Kuchenig, Project Planner, Debbie Gorman, Administrative Aide; and, Gloria Barron, Recording Secretary.
Ms. Gerri Caruso, Administrative Hearing Officer, on behalf of the Director of Community Development, explained the format that would be observed during the public hearing.
Ms. Caruso announced the subject application.
Ryan Kuchenig, Project Planner, presented the staff report. He summarized the subject application by highlighting the site layout, landscaping, and parking issues. Staff noted that a letter was received expressing concerns with the proposed setbacks for the project. Staff recommended approval of the Special Development Permit subject to the Conditions of Approval recommended by staff.
Ms. Caruso confirmed with staff that the square footage of the building would be reduced to 5,000 square feet and that would allow for adequate parking on site. Staff agreed. She then reviewed the setback deviations with staff and asked for a brief explanation of the setbacks in the front. Staff explained that the recommendation is for a 6-foot setback which will help to meet the 5,000 square foot requirement of the building.
Ms. Caruso opened the public hearing.
Mark Modir, Owner/Applicant, stated that he received and reviewed a copy of the staff report. He then made a comment regarding the setbacks for the building and stated that he would work with staff on the space requirement. He agreed to the Conditions of Approval recommend by staff.
Paul Werner, Resident, stated that he had no objection to the proposed project and stated that it will be an improvement to the empty lot that has been there for decades. He did, however, express various concerns with traffic, surrounding parking, and issues with outside vendors from a neighboring store. He stated that the parking lot for the three businesses is always crowded in the afternoon and there is a lot of foot traffic as well. Mr. Werner suggested that the City provide a stop sign in each direction on the frontage road of Borregas Avenue and Ahwanee Avenue to make that a three way stop to help prevent car accidents. He also expressed concerns with a bicycle bridge that will be built in the area in the near future. He then suggested that the City paint the entire sidewalk around the proposed site red for no parking. He encouraged the new owner to install a speed bump in the Ahwanee entrance to the parking lot to slow down patrons. He noted that in recent years the City has been very cooperative when they have asked for minimal additional red parking in adjacent areas.
Ms. Caruso summarized Mr. Werner’s comments and stated the Neighborhood Preservation Division can be contacted when vendors are outside the neighboring store. She then asked staff to follow up with the Transportation Division regarding the status of the bicycle bridge project. Ms. Caruso then referred to the stop sign request at Borregas Avenue and asked staff to also follow-up with the Transportation Division to ask if any stop sign warrants have been done or an analysis has been done for that site. Ms. Caruso stated that she could not make a decision on whether to put a stop sign in that area. She then referred to the comment regarding painting the curb red. She stated that the curb will automatically be red around the corner. She then commented on the speed bumps and suggested that the applicant look into liability if he chose to add speed bumps. Ms. Caruso stated that she will talk to the Transportation Division regarding the additional red curb on Alturas Avenue.
Al Saall, Adjacent Property Owner, stated that he was pleased to see that the vacant lot was going to be developed. He then commented that the he owns the adjacent store to the south and stated that the vendors should not be on site and would take action to remove the vendors. He then spoke about the setbacks in the back area and expressed concerns with trash that is accumulated in the back. He suggested a larger area in the back so that the owner can get in and out to clean the trash. The then spoke about the setbacks from Awahnee Avenue.
David Prado made a comment regarding cars that are left for sale on the street on also spoke about the outside vendors.
Ms. Caruso reviewed the setbacks with staff and confirmed that the recommendation is to increase the back setbacks from 4 feet to 6 feet. She then asked staff if there was a landscaping plan for the site. Staff stated that the requirement is for general landscaping. Ms. Caruso suggested noting in the Conditions of Approval that the landscape plan will allow access to the back area.
Ms. Caruso closed the public hearing.
Ms. Caruso approved the Special Development Permit as recommended by staff with the shorter setback on Awahee Avenue as proposed by staff and with an increase setback along the rear of the property and that the landscape plan is designed so that access is easy for clean-up.
Ms. Caruso stated that the decision is final unless appealed to the Planning Commission with payment of the appeal fee within the 15-day appeal period.
The meeting was adjourned at 2:37p.m.
Minutes approved by:
Gerri Caruso, Principal Planner