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09/05/2013 Planning Commission Regular Meeting Adopted 10/03/20131 Planning Commission Minutes 9-5-2013 Planning Commission Regular Meeting September 5, 2013 I. PLEDGE OF ALLEGIANCE Chair Sanford called the meeting to order at 6:30 p.m. and led the pledge of allegiance. II. REPORT ON POSTING THE AGENDA AND ROLL CALL Deputy City Clerk Knerr reported that the agenda for the regular Planning Commission meeting of September 5, 2013 had been posted on August 30, 2013 at 10:20 a.m. and the revised agenda had been posted on August 30, 2013 at 3:00 p.m. Roll Call Present: Commissioner Brad Bannister; Commissioner Christi Garcia; Commissioner Richard Gullen; Vice Chair Tom Fischer; Commissioner Paul Kloecker; Commissioner Kai Lai; Chair Elizabeth Sanford Staff present: Teri Wissler Adam, Planner; Jolie Houston, Assistant City Attorney; Jennifer Knerr, Deputy City Clerk; Teresa Mack, Senior Civil Engineer (Development); Susan Martin, Planning Manager; Henry Servin, City Transportation Engineer III. APPROVAL OF MINUTES A. July 18, 2013 Motion on Item III.A. Motion: to approve the minutes of July 18, 2013 Moved by Commissioner Paul Kloecker, seconded by Vice Chair Tom Fischer. Vote: Motion carried 6-0-0-1. Yes: Commissioner Brad Bannister; Vice Chair Tom Fischer; Commissioner Christi Garcia; Commissioner Paul Kloecker; Commissioner Kai Lai; Chair Elizabeth Sanford No: None 2 Planning Commission Minutes 9-5-2013 Absent: None Abstain: Commissioner Richard Gullen IV. PRESENTATION BY MEMBERS OF THE PUBLIC None. VII. NEW BUSINESS A. Use of Roundabouts in Gilroy Chair Sanford stated that staff had proposed the Commission hear Item VII.A. prior to Items V.A. and V.B. as roundabouts were an element of the project to be heard during the public hearing. There was consensus among Commissioners to hear Item VII.A. prior to the public hearing. The staff report was presented by Transportation Engineer Servin. Commissioner Lai asked about the protocol for changing lanes within a roundabout and the operation of bicycles within that space. Transportation Engineer Servin explained which areas were appropriate for lane changes within the roundabout and noted that bicycles would operate by the same regulations as a motor vehicle. Commissioner Fischer asked about the cost of constructing a roundabout versus a signalized intersection. Transportation Engineer Servin explained that roundabouts run about half the cost although factors such as the size of the roundabout and land required would need to be considered. Commissioner Bannister asked whether a roundabout would fit at the intersection of Wren and Mantelli. Transportation Engineer Servin noted that traffic in that area was not anticipated to increase significantly over the next 20 years and that a six-lane roundabout would fit in that location. Commissioner Bannister asked if the roundabouts recommended for the Hecker Pass Specific Plan would be of a similar size. 3 Planning Commission Minutes 9-5-2013 Transportation Engineer Servin indicated that a single lane roundabout would be proposed initially with enough land acquired for potential expansion in the future. He added that the approach from Autumn onto Hecker Pass Highway would be one lane. Chair Sanford asked if the Hecker Pass roundabout would be a part of the Complete Streets program and qualify for State funding. Transportation Engineer Servin confirmed that it would be a part of that program and the City could compete to receive partial funding. Commissioner Kloecker noted that roundabouts could present an opportunity to feature public art and other decorative features such as fountains. Commissioner Bannister stated that he supported the use of public art within the roundabouts rather than using less expensive alternatives such as stamped concrete which he stated was overused in the city. Commissioner Lai asked about the amount of land needed for a roundabout versus a traditional intersection and noted the need to accommodate trucks in certain parts of the city. Transportation Engineer Servin explained that a traditional intersection requires approximately 15% more land area than a single-lane roundabout, which has the capacity of a four-lane street. He stated that anything designed in the future must accommodate all users. Chair Sanford opened the public comment period. Seeing none, Chair Sanford closed the public comment period. Chair Sanford stated that the report had been received and comments provided to staff. V. PUBLIC HEARINGS A. Tentative Map TM 13-02: A Tentative Map proposal to create 186 single-family residential lots, one 8-acre park with detention basin, three Uvas Creek parcels and three agricultural production parcels on approximately 112 acres located in the east cluster of the Hecker Pass Specific Plan area, south of Hecker Pass Highway (Hwy 152) and west of the Third Street and Santa Teresa Boulevard intersec tion. Assessor’s Parcel Numbers 810-21-001, 810-21-003 and 810-21-007. An Environmental Impact Report "Hecker Pass Specific Plan EIR was certified in 2004 for this project. 4 Planning Commission Minutes 9-5-2013 B. Architectural & Site A/S 13-06: A request for Architectural and Site review for planned unit development review of the 186-lot residential subdivision located in the east cluster of the Hecker Pass Specific Plan area, south of Hecker Pass Highway (Hwy 152) and west of the Third Street and Santa Teresa Boulevard intersection. Assessor’s Parcel Numbers 810-21-001, 810-21-003 and 810-21-007. An Environmental Impact Report "Hecker Pass Specific Plan EIR was certified in 2004. Assistant City Attorney Houston stated that questions had arisen regarding the public noticing process on Items V.A. and V.B. She explained that the Planning Commission could continue the item to the next meeting in order t o allow time to re-notice. Assistant City Attorney Houston recommended the Planning Commission hear the item, take public comment and continue the public hearing to a date certain. Planner Wissler Adam provided the Commissioners with a memo of modifications to the staff report and conditions of approval. The staff report was presented by Planner Wissler Adam. She noted that the applicant planned to submit an application to amend the development agreement and, if approved, that might change the conditions of approval. Commissioner Lai asked about the location of exits and entrances to the subdivision and at what point the westerly extension of Third Street woul d be completed. Planner Wissler Adam explained that the subdivision would have access from the Third Street intersection with Santa Teresa Boulevard. She further explained that before the building permit for the 75th unit was issued, the westerly extension of Third Street would be complete. Commissioner Lai asked if a roundabout was being considered for the intersection of Third Street and Santa Teresa Boulevard. Transportation Engineer Servin confirmed that a roundabout was being considered for that location. Commissioner Kloecker asked for clarification on the time frame for the westerly extension of Third Street. Planner Wissler Adam stated that the developer would need to complete the extension at approximately the time the 75th building permit was issued and they would not receive any additional building permits until the road was completed. Commissioner Kloecker asked for clarification on the number of units to be built. Planner Wissler Adam explained that the correct number of residential units was 186 and the numbers were clarified in the memo which she had just provided to Commissioners. 5 Planning Commission Minutes 9-5-2013 Commissioner Kloecker expressed concern about the left turn f rom Hecker Pass onto Autumn. Planner Wissler Adam and Transportation Engineer Servin each explained that the intersection had not yet been defined completely. Commissioner Kloecker asked about the tree located in one of the roundabouts as described on the landscaping plan. Planner Wissler Adam stated that a 48" tree would be located within the roundabout. Commissioner Kloecker expressed concern about the intersection at Third Street and Santa Teresa Boulevard. Transportation Engineer Servin explained that the facility was located on a County road and it would be up to the County to consider allowing a conversion from a signalized intersection to a roundabout. Commissioner Kloecker asked for clarification about why the project might be delayed. Assistant City Attorney Houston reiterated that staff needed time to verify the noticing process and re-notice as a precaution. She explained that the Commission would take public comment and continue the public hearing to a date certain. Chair Sanford commented on the project densities described in the staff report and noted that figures had been further clarified in the amendment memo which had been distributed that evening. Planner Wissler Adam summarized how density figures had been calculated and noted that they were well within the maximum number of units allowed within the east cluster. Chair Sanford opened the public hearing. Jim Hoey asked why the shoulder widening on Hecker Pass was a part of Condition 14. He referenced an earlier directive by the City Council to create a Class 1 trail in lieu of shoulder widening on Hecker Pass. Chris Lyffyt asked if there would be an additional stop sign on Third Street near Village Green, if there were plans to build homes east of Cobblestone Court and a new church or school north of that area. Mr. Lyffyt expressed concern that 186 units were to be built when he had understood it would be 50 homes and stated that he had not been notified and wondered how such projects were noticed. Mrs. Lyffyt spoke about traffic and pedestrian safety concerns with the roundabout at Third Street and Santa Teresa Boulevard and asked how close the new residential units would be to their fence at Village Green. Mrs. Lyffyt expressed concern about the noise 6 Planning Commission Minutes 9-5-2013 and dust associated with construction. Planning Manager Martin stated that the project had been noticed on site and his name could be added to the noticing list if he was outside the noticing area. Skip Spiering, representing the applicant Meritage Homes, stated that they were accepting the conditions as written except for conditions under the development agreement which would be amended. He further stated that the payment of the community benefit fee would be amended as well. Mr. Spiering addressed improvements to the intersection at Third Street and Santa Teresa Boulevard. He further addressed the status and future plans of the church property to the east of the Meritage Homes development noting that it would include 15 homes, a park and school. He then spoke about the mitigation plans to reduce the impacts of construction on neighboring properties. Chair Sanford noted that there had been a question about a stop sign on the existing portion of Third Street. Transportation Engineer Servin stated that there were no plans to add an additional set of stop signs in that area. Mr. Spiering asked if the public hearing were continued to the regular Planning Commission meeting of October 3rd whether they could meet deadlines for the project to be heard at the October 21st City Council meeting. Planning Manager Martin confirmed they could meet deadlines. Commissioner Lai asked about how the school traffic would access surrounding streets. Rob Oneto, with RJA, addressed the traffic studies on the church and school site confirming access would be through Third Street and Cobblestone Court. Chair Sanford praised the additional parking spaces and natural landscaping elements included in the development. Assistant City Attorney Houston recommended that a motion be made to continue the public hearings to a date certain. Motion on Items V.A. and V.B. Motion: to continue public hearings on TM 13-02 and A/S 13-06 to October 3, 2013 Moved by Commissioner Richard Gullen, seconded by Commissioner Christi Garcia. Vote: Motion carried 7-0-0-0. 7 Planning Commission Minutes 9-5-2013 Yes: Commissioner Brad Bannister; Vice Chair Tom Fischer; Commissioner Christi Garcia; Commissioner Richard Gullen; Commissioner Paul Kloecker; Commissioner Kai Lai; Chair Elizabeth Sanford No: None Absent: None Abstain: None VI. OLD BUSINESS A. Variance Application V 13-01: Adoption of a resolution affirming the Planning Commission’s decision at its July 18, 2013 meeting to deny a request for variance from Section 37.58 of the Zoning Ordinance to allow an existing freeway-oriented pylon sign located at 6980 Chestnut Street to exceed the maximum allowed area by an additional 147 square feet (APN 841-66-032). The staff report was presented by Planning Manager Martin. Chair Sanford opened the public comment period. Seeing none, Chair Sanford closed the public comment period. Motion on Item VI.A. Motion: to adopt resolution denying V 13-01 Moved by Commissioner Paul Kloecker, seconded by Vice Chair Tom Fischer. Vote: Motion carried 6-0-0-1. Yes: Commissioner Brad Bannister; Vice Chair Tom Fischer; Commissioner Christi Garcia; Commissioner Paul Kloecker; Commissioner Kai Lai; Chair Elizabeth Sanford No: None Absent: None Abstain: Commissioner Richard Gullen VIII. CORRESPONDENCE None. 8 Planning Commission Minutes 9-5-2013 IX. INFORMATIONAL ITEMS A. Current Planning Projects B. Planning Staff Approvals Planning Manager Martin gave a brief summary of the current planning projects and planning staff approvals. X. PRESENTATIONS BY MEMBERS OF THE PLANNING COMMISSION None. XI. ORAL REPORTS BY COMMISSION MEMBERS A. City Council Meeting of August 5, 2013 Commissioner Garcia stated that she had no report to present. B. Housing Advisory Committee Chair Sanford stated that there was no report. C. Historic Heritage Committee Commissioner Garcia stated that there had been no meeting. D. Arts & Culture Commission Commissioner Bannister gave a brief summary of their meeting. E. South County Joint Planning Advisory Committee Commissioner Kloecker stated that there had been no meeting. F. Street Naming Committee Commissioner Lai stated that there had been no meeting and asked about the regulations or criteria which would require an item be brought before that committee. Assistant City Attorney noted that the City Code contained some provisions and that tentative map procedures allowed for the applicant to name the streets. Planning Division Manager Martin replied that she would look into that question further and report back to the Commission. 9 Planning Commission Minutes 9-5-2013 G. Development Standards Task Force Commissioner Fischer reported that the Task Force had reviewed draft amendments to their general guidelines, received an update on storm water management requirements, discussed their visit to Planned Unit Development (PUD) projects, reviewed draft amendments to Engineering specifications and heard a report from the Zoning Standards Subcommittee. H. Sign Ordinance Review Task Force Chair Sanford reported that Task Force recommendations would be presented to the City Council on September 16th and, subsequently, to the Planning Commission. XII. PLANNING DIVISION MANAGER REPORT Planning Manager Martin noted that the General Plan Advisory Committee should be added to committee reports portion of the agenda and noted that no meetings had taken place. Planning Manager Martin addressed the feasibility of adding a stop sign at the Mesa Road/Thomas Road intersection. She summarized the traffic engineer's analysis and possible alternatives to a stop sign. Commissioner Kloecker asked how to find a status report on the RDOs and he stated that he would like a report regarding apparent delays on the project at Luchessa and Monterey. Planning Manager Martin stated that she could report on the RDOs and would look into the status of the project along Luchessa. Commissioner Lai also requested a status update on the project at Luchessa and Monterey Road. Chair Sanford asked if it would be possible to receive reports as the information became available rather than waiting for matters to be agendized. Assistant City Attorney Houston stated that the information should be presented at a regular meeting under the Planning Division Manager Report. Commissioner Fischer reiterated his question about why a stop sign could not be placed on Mesa Road at the intersection with Thomas Road and asked if staff would review the matter further. XIII. ASSISTANT CITY ATTORNEY REPORT None. 10 Planning Commission Minutes 9-5-2013 XIV. PLANNING COMMISSION CHAIR REPORT None. XV. ADJOURNMENT Adjournment at 8:08 p.m. Jennifer Knerr, Deputy City Clerk