City of San Carlos

San Carlos Planning Commission

February 19, 2008 7:00 PM

San Carlos City Hall Council Chambers

Approved Minutes

I. Meeting Called to Order

Chair Phillips called the meeting to order at 7:00 PM

II. Roll Call

All Commissioners were present, Commissioner Lee Thompson was excused.

III. Public Comment

Chair Phillips opened the public comment period for items not on the Agenda.There was no one wishing to speak.

IV. Approval of Minutes

M/S Divney/Iwasa to approve the minutes of the February 4, 2008 Planning Commission meeting, as amended.Motion passed 3-0.

V. New Business

a) San Carlos Transit Village - presentation and discussion

Community Development Director, Al Savay gave a presentation of the Transit Village Project.He introduced members of the project team:

• Whitney McNair and Karen Hong, Metropolitan Group, contract project managers
• Jessie Couch and Brian Staver, Legacy Partners, developers of the Transit Village
• Brian Fitzpatrick, SamTrans
• Sherry Scott, Christiani Johnson Architects

Commissioners asked questions of various members of the project team and provided input regarding:

• Delivery routes for commercial space
• Any use of Old County Road for delivery
• Relationship to the Grand Boulevard initiative
• Relationship of the public space to planned landscape improvements on El Camino Real
• Water or art feature in the public place
• Sound attenuation of the units and effects of structures as potential to bounce sound from the train to existing neighborhoods
• Any plans to move the “Depot”
• Plans for the existing café located in the Depot
• Clarifications regarding any studio units planned in the development
• Provisions for Park and Ride
• How the parking ratio is determined for the project and if it is adequate to designate one space per unit
• How visitor parking is accommodated
• Project design relative to future plans for rail improvements such as third rail
• Location of station relative to multi – modal facility and parking for the train

Chair Phillips thanked the Team for the opportunity provided to the Planning Commission to comment early in the process.

Chair Phillips opened the item to public comment.Speakers were:

• Pat Bell, 987 Sylvan Drive
• Scot Marsters, 990 Cherry Street
• Tim Hilborn, 1052 Sylvan Drive

Comments included:

• Support for the design of the buildings, color choices, plaza, connectivity to Old County Road and downtown
• Encouragement for more review and attention to impacts and existing traffic, circulation and pedestrian needs at the Holly/El Camino/Old County Road intersections
• Concern that the project may further create a divide of the community
• Concern about building height, potential loss of light and sun, shadow impacts and loss of views
• Safe connections to Laureola Park
• Emphasis that the project should unite the community rather than physically split the community

It was noted that the next public meeting will be February 21, 2008.

b) Consideration of a Planning Commission Work Plan - FY 2008-2009

Planning Manager, Deborah Nelson presented a proposed Planning Commission Work Plan for FY 2008-2009.

M/S Divney/Iwasa to recommend the FY2008-2009 Work Program to the City Council.

Motion passed 3-0.

VI. Public Hearing

Chair Phillips explained the procedure for public hearing.

a) Consideration of the application of Joobin Bahrami of Bounce U for a Conditional Use Permit to operate a recreational facility at 844-848 Brittan Avenue pursuant to San Carlos Municipal Code Chapters 18.72, 18.86 and 18.124 (Assessor's Parcel Number 046 151 040).Item continued from January 22, 2008 meeting.

Chair Phillips introduced the item and asked for a motion to continue the item to March 3, 2008 to allow sufficient time for circulation and parking analysis to be completed and the results to be reported to the Commission.

M/S Iwasa/Divney to continue the hearing to March 3, 2008.Motion passed 3-0.

b) Consideration of the application of Ray Nehzad, for a MITIGATED NEGATIVE DECLARATION, GRADING APPROVAL/DIRT HAUL CERTIFICATE and RESIDENTIAL DESIGN REVIEW, pursuant to San Carlos Municipal Code Chapters 12.08, 15.36, 18.28 and 18.116 associated with the REDESIGN of a proposed new single family residence of 4,862 square feet with grading of 1,410 cubic yards of earth materials on a vacant lot in the R-1 (Single Family Residential) District at 167 Madera Avenue, San Carlos (Assessor's Parcel Number 049 341 440).

Planner II, Serena Ponzo presented the item. She noted that since the Planning Commission hearing on August 6, 2007, the applicant had met with staff to discuss design changes and installed story poles on-site in December 2007.The applicant has held several meetings with neighbors and modified the design to respond to privacy concerns expressed by neighbors.

Commissioners asked questions of staff regarding height of a “high sill” window, management of dirt haul including flag person(s), size of other recent projects on Madera, excavation and landslide potential and drainage impacts to the street and neighboring properties.

City Geotechnical Consultant, Dave Connell answered questions of the Commissioners.He noted that he had conducted a peer review of the Sampson Engineering report for the proposal at 167 Madera Avenue.He noted that there are no mapped geologic hazards for the site location and the property is bedrock and sandstone which in his opinion is sound material.He also noted that hydrology is not his expertise and therefore could not comment on the drainage.

City Arborist, Richard Huntington of Mayne Tree Experts, described the construction impacts to existing trees and noted that most will need removal.He answered questions of the Commissioners regarding root systems and potential for damage to driveway and pavement, size and growth potential, height within 10 yrs and maximum height of 24” box Live Oak Trees.

Chair Phillips opened the item to public comment.Chair Phillips also asked the applicant if they would like to speak before completion of the public comments.Kent Khorrami, representative of the property owner indicated that the applicant representatives will reserve their right to address the Commission following all public comment.

The following people addressed the Commission with comments and questions:

• Max Meadow, 15 Coleman Court
• John Young, 139 Madera Avenue
• Pat Potter, 135 Manor Drive
• Bob Black, 585 Dartmouth Avenue
• Randall Smith, 171 Madera Avenue
• Jayne Smith, 171 Madera Avenue
• Horst Jung, 52 Coronado Avenue
• Agnes Roberts, 200 Manor Drive
• Lane Welton, 151 Manor Drive

Comments included:

• Concern about drainage and runoff and a plan to address the issue such that there is no additional impact to the neighborhood and downhill properties
• House reduced by 10% since August is still a really big house
• Other houses this size are on wide lots
• The house is a beautiful design and will fit eventually over time
• Proportion of height of the house compared to width of the street is too big
• Changes in design have been primarily to the elevations not seen from the street.No changes to the front have been made
• Changes should occur to front elevation, not just mask with trees
• Maximum coverage on the sloped lot should be similar to requirements in the subdivision ordinance – restricted to 30%
• Know something will be built, but want a house the neighborhood can accept
• Bulk and mass and off street parking have not been addressed
• Asked if arborist could inspect the pine tree on adjoining property to ensure it is not damaged by excavation
• Applicant complemented on outreach efforts
• Story poles do not show height of all roof peaks
• Planting trees to mask what is incompatible is not right solution
• Nice house, wrong house for the lot, applicant should propose another design
• Compound shaped lot makes for overhang into neighboring property
• Questions received regarding the specifics of the dirt haul plan for staging, parking, driveway blockage and number of trucks at a time
• Need a study to determine existing drainage patterns and how the house and impervious surfaces will change the runoff and how water is to be disposed
• Trees will only cover the garage height.

Applicant Architect, Glush Dada presented the factors that were considered in project design including:function, applicant needs, light, grading, garage location, interior stair location, setback, height, living area flow and function.She described in detail the changes made since August and the calculations relative to floor area.She noted a correction that was not available to staff for preparation of the report.

Commissioners asked questions of the designer regarding window height, height of the structure at various locations, adequacy of driveway and garage depth for parking, relative visibility of peaks from the vantage point of standing on the street, how living area is calculated.

Applicant’s representative, Kent Khorrami, expressed his appreciation to neighbors and the Commission for their time.He expressed apology on behalf of the owner for an absence due to illness.He noted that the owner intends to build the house to live in.

Chair Phillips asked for a motion to close the public hearing.M/S Divney/Iwasa to close the public hearing.Motion passed 3-0

The Planning Commission discussed the item, expressing the difficulty in balancing the applicant’s right to build, the fact that the proposal meets the building standards in the code for height, setback, coverage, etc vs. concerns for street parking, run-off, impact of height relative to the street and overall neighborhood compatibility.Commissioners noted that the house is a beautiful design, that outreach conducted to the neighbors is valued and that progress has been made since the previous review.They noted that the house may not be appropriate for the lot as proposed.

Chair Phillips asked for a motion.

Moved by Commissioner Divney to approve the application (with a correction to the square foot calculation – 288 S.F. less) based on the findings in the staff report, Option 1.Motion died for lack of second.

Iwasa/Phillips to deny the application based on the findings in the staff report, Option 2.Chair Phillips noted his second was based mostly on finding #2.Motion passed 2-1 (Divney).

City Attorney Lanzone noted that applicant has right to appeal and that the City Council hearing is de novo.

VII. Reports, Correspondence and General Information

a) Report on recent City Council actions

Planning Manager Nelson reported:

1) That the second reading of the downtown ordinance was held on February 11, 2008.The ordinance will be in effect 30 days from the second reading and the interim ordinances will no longer be in effect, and

2) The GPAC Vision Statement was slightly modified by the Council.Both the Planning Commission recommendation and the City Council recommendation will be transmitted to GPAC

b) Planning Commission comments or reports

Commissioner Iwasa reported that a GPAC meeting will be held Wednesday February 20, 2008.

Commissioner Iwasa noted that many recent staff reports offered Options and no staff recommendation.She asked that the Options be accompanied by a staff recommendation.

c) Correspondence

There is none to report.

d) Planning Staff comments, reports and updates of current projects

Planning Manager, Deborah Nelson indicated that the City Clerk’s office had received 10 applications for Planning Commission.Interviews will be held by the City council on February 26, 2008.A new Commissioner could be seated on the Planning Commission by March 3, 2008.

VIII. Adjournment

The meeting was adjourned by Chair Phillips at 9:53 PM