City of San Carlos

San Carlos Planning Commission

Tuesday, January 23, 2007 7:00 PM

San Carlos City Hall Council Chambers, City Hall 600 Elm Street, San Carlos, CA

Approved Minutes

I. Meeting Called To Order

Planning Director, Elizabeth Cullinan, introduced and welcomed Al Savay, the new San Carlos Community Development Director to the Planning Commission.

II. Roll Call

III. Approval Of Minutes: November 6, 2006

M/S Phillips/Royce to approve the November 6, 2006 minutes as submitted.

IV. Public Comment

None.

V. Public Hearing

a) Consideration of a proposed Ordinance Amendment to San Carlos Municipal Code Sections 18.08.310, 18.24.040, 18.28.040, 18.104.085 and 18.116.135 amending Exception Design Control Committee (EDCC)/Residential Design Review requirements within the City of San Carlos.

Planning Director, Elizabeth Cullinan, presented a background and summary of the Draft Ordinance.

The Commission discussed the definition of basements to be excluded from and the intention of the Floor Area limitations. They concluded that the intention of the Floor Area limitations were to reduce visual impacts associated with bulk and mass of new homes, and that the utilization of below grade improvements can mitigate these impacts.

Donna Higgins, EDCC member expressed support for the revised Committee name from the EDCC to the Residential Design Review Committee.

Bonnie McClure, EDCC member, expressed support for basement exclusions from the Floor Area thresholds within the Design Guidelines component of the residential development standards.

M/S Philips/Royce to approve the draft ordinance with an amendment that the exclusion of basements be eliminated from the definition of Floor Area within the Zoning Code and added as an incentive/basis for approval and determination of neighborhood compatibility under the Design Guidelines sections of the single family residential development standards.

b) Application of SPI Holdings, LLC for consideration of certification of a Focused Environment Impact Report pursuant to the provisions of the California Environmental Quality Act (CEQA) and approval of a Conditional Use Permit pursuant to Chapters 18.68 and 18.124, a Grading and Dirt Haul Approval Certificate pursuant to Chapter 12.08 to permit grading over 1,000 cubic yards of dirt and Chapter 15.36 to permit associated dirt hauling, and Architectural Review pursuant to Chapters 18.68, 18.150 and Section 18.116.130 associated with the proposed demolition of the existing, 140,698 square foot vacant “Breuner’s” building and the construction of one, new primary 95,937 square foot retail building and one, new ancillary approximately 12,100 square foot retail building located at 1133 Industrial Road (Assessor Parcel Number 046-211-270).

Planning Director, Elizabeth Cullinan, presented a summary and environmental impacts of the project.She also noted the required decisions for the Commission to make in order for the Planning Commission to approve the project, based on the potentially significant cumulative traffic impacts associated with the proposal.

Rod Jeung, EIP/PP&J, presented the Final Environmental Impact Report, and made Hexagon Transportation available for questions.

The applicant, Peter Meier of SPI Holdings, made a presentation on the project.

Kenneth Rodrquez, architect for the project, presented the architectural details of the project, noting the efforts to enhance the Industrial Road façade and the use of high quality materials in the proposal.

Ralph Coniff, Pacific Neon, presented a summary of the proposed signage program.

Gail Ghose, 602 Cedar Street, questioned how the City would pay for the proposed traffic mitigation measures, emphasized the importance of tenant selection, noted opportunities for aesthetic improvements to the project, and concerns with potential traffic impacts at Holly Street.

Bonnie McClure, San Carlos, expressed concern with traffic impacts at Holly Street and encouraged the City to explore widening Holly Street to mitigate respective impacts.

Planning Director, Elizabeth Cullinan, noted that the applicant would be required to pay their pro-rated share of the traffic mitigation measures and that the proposed conditions of approval allowed for additional architectural enhancements to the project.

Commissioner Thompson questioned whether the CalTrans comments on the project could be addressed.Gary Black of Hexagon Transportation informed the Commission that their comments were addressed.

Commissioner Royce presented questions on site access (vehicular and pedestrian), bike parking, limitations on proposed Brittan Avenue mitigation measure in relation to the existing PG&E utility box, intersection capacity for the number of vehicular trips expected at the site, and whether other opportunities for traffic mitigation should be explored. Gary Black of Hexagon noted that all of these issues had been considered and/or addressed within the Final EIR.

In response to Commissioner Royce’s comments on needed improvements to the aesthetics of the parking lot, Staff noted that the proposed conditions of approval allowed for that opportunity.

In response to Chair Thompson’s question regarding access to Tenant Space number four, the applicant explained that since there was a grade difference, steps and a ramp would be required.

In response to Chair Thompson’s concerns regarding duplicative tenants, the applicant indicated that this issue was addressed through lease agreements.

In response to questions from Commissioner Iwasa, the applicant informed the Commission that “Best Buy” was involved in the proposed signage selection, that the “Best Buy” building would be incorporated in the proposed buildings through complementary colors, scale and massing, that one of the tenants would not be “Kohls” department store, that the floor plans should indicate a division between tenant space 1 and 2 similar to the site plan.

In response to Commissioner’s interest in improvements to parking lot landscaping and pedestrian access improvements, the applicant stated that changes would be a concern since there is a market demand for 606 parking spaces.

In response to a concern by Commissioner Divney regarding the visibility of the Industrial Road sign, the applicant noted that the proposed “San Carlos Marketplace” identification signage on the building would help increase visibility from a variety of perspectives.

Chair Thompson noted the importance of Transportation Demand Measures (TDMs) for the project and throughout San Carlos.

The Commission expressed support for the project and noted that the Final Environmental Impact Report was thorough, adequate and well written, that no feasible alternatives were present for the proposed project, and that the benefits outweighed the cumulative traffic impacts of the project.

M/S Iwasa/Divney to adopt the Resolution certifying the Focused Final environmental Impact Report and adopting a Statement of Overriding Consideration for the project with an amendment that the Resolution include the Assessors Parcel Number.

M/S Iwasa/Divney to approve the Entitlement Certificate for the project with an amendment that proposed condition number 2 include an additional sentence stating that “Uses not specifically listed in the Attachment are subject to review by the Planning Commission” and an amendment that the Resolution include the Assessors Parcel Number.

VI. Reports, Correspondence And General Information

a) Report on recent City Council actions

Planning Director, Elizabeth Cullinan, presented a summary of City Council actions from the January 22, 2007 meeting.

b) Planning Commission comments or reports

Chair Thompson noted that Councilmember Tiegle-Doherty was appointed as the City Council liaison to the Planning Commission.

c) Correspondence

None.

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

Planning Director, Elizabeth Cullinan, noted that Planning Commission Final EIR hearing on the Palo Alto Medical Foundation Project at 301 Industrial Road was tentatively scheduled for the March 5, 2007 Planning Commission hearing.Additionally, Ms. Cullinan noted that Chair Thompson had requested that the Planning Commission discuss their role at the February 5, 2007 Planning Commission meeting.

VII. Adjournment

The meeting was adjourned at 9:30 p.m.