PLANNING COMMISSION APPROVED MINUTES OF 05/10/04

2004-0258 – Michael Abdollahi [Applicant[ John Oliver [Owner]: Application for related proposals on a 36,154 square foot site located at 612 East Ahwanee Avenue in an R-2/PD (Low Medium Density Residential/Planned Development) Zoning District  (Mitigated Negative Declaration) (APN: 205-02-007 and 008) RK  (Also to City Council on 06/15/04)

·     General Plan Amendment from Low Medium Density Residential to Medium Density Residential;

·     Rezone from R-2/PD (Low Medium Density Residential/Planned Development) Zoning District to R-3/PD (Medium Density Residential/Planned Development) Zoning District;

·     Special Development Permit to allow the development of 17 town homes, and

·     Tentative Map to subdivide two lots into 17 lots and one common lot.

Ryan Kuchenig, Project Planner, presented the staff report. He summarized the proposed project noting that a Resolution and a Rezone are necessary to achieve the proposed project.  He highlighted the use, site layout, architecture, landscaping, parking and circulation.  He noted that there were concerns about  the trash enclosure and staff recommended a condition to address this concern. He further noted that the applicant would like to remove the centralized trash enclosure condition of approval. Staff reported that some code deviations were necessary and staff was able to justify these deviations and that the project meets landscaping, parking, open space and zoning requirements.  Furthermore, he noted that there are Conditions of Approval to mitigate noise concerns.  Staff was able to make the required Findings and recommended approval of the General Plan Amendment, Rezone, Special Development Permit and Tentative Map.

Vice Chair Moylan asked staff what public transit is in close proximity to the project site.  Staff responded that there is a bus route along Fair Oaks Avenue with a bus stop nearby.

Comm. Simons asked whether a southern entrance would be a better location to address the circulation concerns and to minimize the amount of driveways on site.  Staff responded that staff considered and explored several options and concluded that the proposed entrance location is the best location.

Chair Babcock asked staff to point out where the proposed trash enclosure would be located.  Staff directed the Commission to the site plan and noted that the trash enclosure would be located at the end of space #17 towards the parking lot.

Chair Babcock opened the public hearing.

Michael Abdolahi, applicant, thanked staff for the assistance.  He stated that his company has completed a few projects in San Jose and the latest project in Sunnyvale is on Poplar Avenue that does not include a centralized trash enclosure.  He noted that there are vandalism, nuisance and maintenance concerns associated with centralized trash enclosures.  He asked the Commission to remove the Condition of Approval for a centralized trash enclosure. However, he is amenable to the Commission’s direction.

Comm. Klein was pleased that the applicant added more pedestrian walkways.  He expressed his concerns about the southern most exit and suggested adding landscaping to avoid cut-through traffic.  He asked the applicant whether the project on Poplar Avenue is similar to the proposed project.  The applicant responded yes and it is a 22 townhouse development.

Comm. Simons asked if staff has looked into the issue of vandalism on trash enclosures.  Ms. Ryan responded that this is the first time she heard of this and she will look into it and find out whether it is a widespread issue or an isolated one.

Further, Comm. Simons asked whether a locked trash enclosure would avoid vandalism.  Mr. Abdollahi responded that he was not sure about the city’s requirement on trash enclosures.

Comm. Fussell thanked the applicant and asked him whether there is a better location for the trash enclosure to avoid potential vandalism.  The applicant responded that the proposed location is excellent as it is centralized.  He noted, however, that he would lose 250 square feet of potential landscaping and that a high trash enclosure could be an eyesore.  Further, he stated that the proposed project has attached garages and owners would prefer to have their trash in the garage.

Tom Littlepage, resident, suggested having a centralized trash enclosure and noted that the proposed entrance is the best location for the site.

Michael Abdollahi, applicant, thanked the Commission for the opportunity.  He stated that he is amenable to the Planning Commission recommendation, although he would rather hope for the removal of the centralized trash enclosure Condition of Approval.

Chair Babcock asked staff whether parking is allowed on either side of Ahwanee.  Staff responded no.

Chair Babcock closed the public hearing.

Comm. Simons offered a friendly amendment to Condition of Approval #11 to include additional condition that the design of the trash enclosure shall be reviewed by the Director of Community Development.  Accepted by the maker.

Comm. Fussell was pleased with the opportunity to have additional housing that blends well with the neighborhood.  Overall, it is a good project.

Comm. Simons was pleased that the applicant addressed the concerns expressed by the Commission at the Study Session.  He expressed his concerns about the roadway and the opportunity to address it.  However, overall it is the best design and supports the motion.

Vice Chair Moylan commented that he would prefer to remove Condition of Approval #11.  He noted that the applicant made a good point that there is a difference between homeownership and rental housing and that centralized trash enclosure is not necessary for this development.  He felt that the centralized trash enclosure requirement is mainly for the convenience of staff. He appreciated staff’s effort in making the design and that the architecture blends well with the neighborhood.  He supported the motion.

Chair Babcock offered a friendly amendment to remove Condition of Approval #11.  She agreed with Vice Chair Moylan that the centralized trash enclosure is for the convenience of staff and not necessarily of the residents and felt that it is not necessary for this development.

Comm. Simons commented on finding a balance whether a centralized trash enclosure is really more of a negative than toters in the garage.  He felt that the centralized trash enclosure is more of a community benefit.

Comm. Fussell agreed with Comm. Simons that there are benefits for centralized trash enclosures and expressed concerns with the number of toters to be collected.

The friendly amendment was not accepted.

Despite Chair Babcock’s efforts in removing Condition of Approval #11, she supported the motion. She stated that the proposed project is a nice plan with appropriate density.

FINAL MOTION:

Ms. Ryan stated that the project will be considered by City Council on June 15, 2004.