2003-0600 - Dale Meyer [Applicant] Fukui Construction [Owner] - Application for related proposals on a 13,650 square foot site located at 391 S. Bernardo Avenue in an R-3 (Medium Density Residential) Zoning District. (Negative Declaration) (APN: 161-20-026) SL (Also to City Council on 11/11/03)

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

·        Special Development Permit to allow construction of six attached townhomes, and

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

Steve Lynch, Project Planner, presented the staff report.  He gave a summary of the proposed project highlighting the use, site layout, architecture, landscaping, parking, circulation and trash enclosure.  Staff added that a condition to re-design in order to meet the open space requirement and to add architectural detail has been included.  He reported that the project meets the development standards and staff was able to make the required Findings.  Staff recommended that the Planning Commission recommend adopting the Negative Declaration and approving the Rezone, Special Development Permit and Tentative Map to City Council.

Comm. Simons asked staff whether the added Conditions of Approval were in response to the study session comments and if there have been any changes incorporated in the plan. Staff responded that the applicant submitted a re-designed plan to address the comments from the study session.

Vice Chair Moylan asked about the front setback deviation.  Staff responded that the design is compatible with the neighborhood and there are other structures across the street that are fairly close observing a similar front setback, which is common in townhomes.

Vice Chair Moylan commented that the site is surrounded on two sides with private roads and asked staff whether accessing the site through the private roads was investigated to eliminate design constraints.  Staff responded that it was discussed during the preliminary stage but was not considered in earnest.

Comm. Chu inquired whether reducing the aisle width to 20 feet would increase landscaping area thereby meeting the required usable open space.  Staff responded that it could increase the rear yard to meet the minimum requirement but would not meet the required driveway width requirement of 24-foot backup distance.

Chair Babcock opened the public hearing.

Dale Meyer, applicant/architect, provided a copy of a new color rendering to the Planning Commission and staff.  He commented that the required open space could be met with the re-designed plan by removing the stairway down to storage area under the deck resulting in a 14 x 15-foot area.  He added that the minimum dimensions would remain in compliance.  He noted that they did not investigate the use of the private to access the site in response to Comm. Moylan's inquiry.

Comm. Swegles confirmed that there are 15 parking and three guests parking spaces and that on-street parking is allowed.  Mr. Meyer responded yes and that on-street parking is allowed.  He added that there would be an additional guest parking space in the re-designed plans.

Comm. Swegles asked Mr. Meyer whether there would be any restrictions on what could be stored in the garage.  Mr. Meyer responded that it could be added to the CC&Rs.  He added that there is a separate storage space in the garage without encroaching into the car space.

Ms. Ryan commented that Condition of Approval #26 addresses these concerns.

Chair Babcock closed the public hearing.

Comm. Hungerford asked staff if there is any requirement for two points of entry for emergency access.  Ms. Ryan responded no noting that Fire and Safety Division reviewed the application and felt that the distance is sufficient for emergency access.

Comm.  Lee commented that it appears that two units have the narrowest driveway and asked staff what is the minimum requirement for the common driveway and whether it includes the pop-outs from the second story. Staff responded that there is a 24-foot minimum clearance requirement and that the structures have a cantilever and each house has a walk-in bay window.

Comm. Swegles commented that the project is good and thanked the applicant for making the modifications as discussed during the study session.  He was pleased that guest parking was added to the proposed plan.

Comm. Simons concurred with Comm. Swegles and wished the applicant the best on his project.

Comm. Lee did not support the project and felt that the proposed units are too large for a small piece of land.  He thanked the applicant and urged him to re-design for smaller units.

Ms. Ryan stated that the item is scheduled for City Council on November 11, 2003.