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Gerri Caruso, Principal Planner, presented the staff report.
Councilmember Lee asked for clarification of the different number of guest parking spaces being approved by the Planning Commission and being recommended by staff.
Planner Caruso stated that originally the number of guest parking spaces was 14, and that the Planning Commission reduced the number to 8. She noted that staff is still recommending 14 parking spaces and is also recommending that 53, rather than 55 homes be built, allowing more space for guest parking.
Councilmember Lee asked for clarification of the different street width as approved by the Planning Commission and that being proposed by staff; also how the movement of emergency vehicles is being addressed.
Planner Caruso stated that when the sidewalk design was originally submitted, the sidewalks meandered up into the front yards across the driveways. The applicant changed the design of the sidewalk, to where it is delineated at the same level as the street, with a different paving pattern, and is placed within the existing 20-foot vehicle way. She stated that after considering traffic, fire, and solid waste issues, it is determined that the street must be 24.5 feet wide to accommodate the new sidewalk design.
Councilmember Hamilton asked if this street/sidewalk design is used anywhere in Sunnyvale at this time.
Planner Caruso stated that this is the first time this design would be used in Sunnyvale.
Councilmember Howe asked if the proposed sidewalk would be constructed to the same standards as the street as far as being able to accommodate the weight of trash trucks and emergency vehicles.
Planner Caruso replied that the sidewalk would have to be designed to hold the weight of these vehicles.
It was clarified that the applicant wanted the entire street, including the sidewalk, to be 20 feet wide; the Planning Commission and staff are requiring that the entire street, including the sidewalk, be 24 feet wide.
Councilmember Hamilton asked how parking on the sidewalk would be prevented.
Planner Caruso stated that the homeowners association would enforce the non-parking on the sidewalk.
Councilmember Hamilton stated that she considers the proposed design to be a safety problem.
Planner Caruso stated that the Building Code requires that there be a stripe along the sidewalk and the placement of raised domes to delineate the sidewalk from the street, but that it is conceivable that cars could or would drive on the sidewalk.
At 8:03, Mayor Chu opened the public hearing.
Mr. Jeff Jacobs, representing Centex Homes, provided a brief history of the development of the proposed project and stated that he wanted to address the issues discussed earlier this evening as follows: He stated that it is his understanding that the Planning Commission had approved the street/sidewalk area to be 20 feet wide. He stated that the Planning Commission lowered the number of guest parking spaces from 14 to 8. He stated that, while the site has some challenges, they were able to achieve reasonable density, two-car driveways, and sizeable back yards.
Councilmember Miller asked if a 20-foot wide street could accommodate emergency vehicles.
Mr. Jacobs stated that it is the width of a fire lane and can accommodate such vehicles.
Vice Mayor Swegles asked for clarification as to what street width was approved by the Planning Commission. He stated that he thought it was 20 feet.
Planner Caruso stated it is staff’s understanding that the Planning Commission supported staff’s recommendation for the wider street.
Discussion was held regarding the shared side yards, maintenance of garages, and placement of trash cans.
Councilmember Lee asked for an update on relocation of mobile home park residents from this site.
Mr. Jacobs replied that 15-20 mobile homes have been removed from the site; all but six families have relocated; assistance in relocation is being provided to those remaining residents.
Werner Gans stated that the proposed project will result in less affordable housing in Sunnyvale and will encourage other mobile home park owners to sell their property to developers for projects similar to the one being proposed.
Harriet Rowe expressed her dissatisfaction with the proposed project.
David Simons, Planning Commissioner, stated that he was interested in establishing the least amount of space for street use while maximizing the amount of space for non-street use. He noted that this matter would be the subject of a Study Issue next year.
Councilmember Hamilton asked Mr. Simons if he would clarify what the Planning Commission’s intent was related to this project.
Mr. Simons responded that his motion was to remove excess parking and approve 55 units being constructed. Regarding street width, he stated that he wanted to know what the minimum required street width would be. He stated that his recollection is that the intent was to approve the 20-foot street, but that was not spelled out in the motion.
Arthur Schwartz stated that he considers the proposed plan to be an ill-conceived project in that the homes are too large for the lots.
Councilmember Fowler asked staff where the closest park or public open space is located in relation to the proposed project.
Planner Caruso replied that Serra Park is the closest.
Discussion was held related to constructing the street with a pervious product. Mr. Jacobs stated that, since the utility lines are located under the street, it is preferable to use a non-pervious product for the street portion and a pervious product for the sidewalk.
Councilmember Miller asked for information related to pricing, building materials, and colors.
Mr. Jacobs stated that pricing would be dictated by what the market is when this project would be completed, which would be approximately 1-1/2 years. He said they would be in the neighborhood of $700,000 to $900,000.
Emily Bennato, with the Dahlin Group Architects, described the various building materials, colors, and architectural styles being proposed.
Councilmember Miller asked if green building techniques are being proposed.
Mr. Jacobs stated that Centex is in the forefront of green building techniques and that their projects meet and exceed current criteria for this area.
At 9:02, Mayor Chu closed the public hearing.
Mayor Chu asked staff to comment on the street-width issue.
Planning Officer Trudi Ryan stated that staff recommends the 24-foot street width which includes sidewalks on each side of the street.
Moved by Vice Mayor Swegles and seconded by Councilmember Howe that Council approves Alternative No. 1: Adopt the Mitigated Negative Declaration. Adopt a resolution to amend the General Plan from Mobile Home Park to Low-Medium Density Residential. An Ordinance entitled, “An Ordinance of the City Council of the City of Sunnyvale Amending the Precise Zoning Plan, Zoning Districts Map, to Rezone Certain Property Located at 610 Alberta Avenue from MHP (Mobile Home Park) to R-2/PD (Low-Medium Density Residential/Planned Development) Zoning District” be read by title only, further reading be waived and this be declared its introduction. Approve the Special Development Permit and Tentative Map with attached conditions as recommended by staff to include 53 units and 12 guest parking spaces. It was further moved that the street be 22 feet wide.
Councilmember Hamilton asked if it would be possible to raise the grade of the sidewalk to the grade of the yard.
Planner Caruso replied that it would require a rolled curb, with accompanying design revisions.
Planning Officer Ryan stated that the rolled curb approach would impact the “shared” space that could be used by emergency vehicles.
Councilmember Lee offered a friendly amendment to reduce the number of units from 55 to 53.
Vice Mayor Swegles did not accept the friendly amendment.
Councilmember Fowler asked for clarification on the motion. It was clarified that the motion is for 55 units, 12 guest parking spaces, and for the street to be 22 feet wide.
Councilmember Hamilton offered a friendly amendment to split the motion, separating the Special Development Permit and Tentative Map with Attached conditions from the rest of the proposals in Alternative 1.
Vice Mayor Swegles did not accept the friendly amendment.
Councilmember Lee stated that he will not support the motion for several reasons, including that the project lowers the number of affordable houses available in Sunnyvale and the houses are too large for the lots.
Councilmember Hamilton stated she supports rezoning of this property, but does not support this project because of various issues including parking and safety issues.
Councilmember Fowler stated that, while he is not comfortable with some of the elements of the project, he prefers it to having apartments built on this site.
Councilmember Howe offered a friendly amendment that the motion include the requirement that it is mandatory that residents maintain their garages for parking, and that this requirement is included in the CC&R’s or that the Homeowners Association is responsible for seeing that garages are maintained for parking.
The friendly amendment was accepted by Vice Mayor Swegles.
Mayor Chu noted that consumers now prefer single-family homes to higher density multi-family units. He stated that he believes this is an appropriate project for this area.
Motion carried 5-2, with Councilmembers Lee and Hamilton opposed.
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