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HomeMy WebLinkAbout12-03-1985 Planning Commission Minutes CITY OF SARATOGA PLANNING COMMISSION MINUTES DATE: Tuesday, December 3, 1985 - 7:30 p.m. PLACE: City Council Chambers, 13777 Fruitvale Avenue, Saratoga, CA TYPE: Special Meeting ROUTINE ORGANIZATION Roll Call Present: Commissioners Burger, B. Harris, J. Harris, Guch, Peterson, Pines and Siegfried Absent: None Chairman Peterson introduced new Commissioner Susan Guch. PUBLIC HEARINGS 1. Consideration of Potential Use of Paul Masson Site at 13150 Saratoga Avenue The public hearing was opened at 7:35 p.m. Larry Paul and Lawrence Kramer, architects for the Denevi family, gave a presentation on their proposal for the site, which is basically a mixed use recreation and sports facility. They showed slides and submitted a booklet on the proposal. They indicated that they propose to use the building presently on the site to create a first-class indoor/outdoor athletic facility, such as a tennis club with other activities. They stated that they would like to utilize some of the characteristics of the winery and decorative elements that reflect the history, i.e. the barrels throughout the winery.' They described the layout of the proposed facility, indicating that on the north end of the site they propose to put a community of residential townhouses that will include both senior housing and conventional townhouse construction. They commented that in the center of the site they are proposing a 250 unit hotel which will be oriented to the sports center. They described the proposed circulation and indicated that they plan to have a landscaped buffer zone, with some kind of visual and sound barrier. They commented that they plan to have 25 tennis courts and discussed the height and lighting of them. They addressed the layout of the buildings and discussed the setbacks, elevations and heights. They indicated that they were proposing two-story buildings, and it was pointed out to them that most of .the adjoining existing homes are very low rise structures. Further discussion followed on traffic circulation. They showed a basic layout of the club, noting the location of the offices, day care facility, senior center, racquetball weight rooms and support shops. They noted that the shops will be related to the sports facility. They addressed the proposed restaurant and museum to be located in the existing structure, commenting that it is oriented toward the club members.* Mr. Paul stated that this is a family owned and operated operation, and the project is designed for family activities. Discussion followed on the proposed retail space. Mr. Paul noted that approximately 40,000 sq. ft. of the proposal is for retail and stated that it is going to be predominantly sports and recreational oriented. He explained that they plan to have a small mall which would appeal to people who use the club. Mr. Paul and Mr. Kramer stated that they propose a glass wall between the indoor and outdoor swimming pools, using some of the barrels and creating a small falls area. Commissioner Pines expressed the concern that all of the traffic is being generated basically from one point on the site. Mr. Kramer pointed out the proposed accesses. Commissioner Siegfried questioned *but will be open to the public. Planning Commission Page 2 Meeting 12/3/85 the availability of a proposed access if a freeway ramp were constructed. He commented that the whole proposed concept depends on the ability to save the existing structure, and he feels that if the circulation is lost, the concept probably almost disappears. Mr. Kramer disagreed, stating that they feel that the existing access is in addition to what they have planned. Commissioner Siegfried pointed out the large amount of parking proposed in the back of the area, which backs up to the existing residential area. Mr. Kramer explained that they are providing a buffer zone and a lot of landscaping in that area to mitigate any concerns. Mr. Denevi addressed the proposed. retail operation, in relationship to his project in San Carlos. He commented that there they had a travel agency, sandwich shop, health food store, sports medicine shop, an indoor archery range and shop, and a ski deck. He added that the shops would be open to the public; however, they would be oriented to the sports activities at the club. Further discussion followed on the height and setbacks of the buildings. Commissioner Siegfried commented that the existing building is one that probably would not be approved anywhere in Saratoga today; however, Mr. Denevi is proposing in front of it a hotel which is as high or higher and very close to the street. Mr. Paul and Mr. Kramer indicated that they would have a Mediterranean style of architecture. They commented that the senior housing would be one-story and the other townhouses would be two-story. The parking and the square footage of the project were addressed. Commissioner Siegfried inquired about the impervious coverage. He commented that the numbers on the project are so far above anything that the Commission has ever seen; therefore, it almost makes it unbelievable that the concept could be ever be possible in this community. Mr. Paul stated that the building coverage itself is 38%; the rest is a mixture of hard surface and landscaped surface. Commissioner Siegfried noted that on the Owen site, which is 10 acres, the City allowed 90,000 sq. ft. of buildings. Chairman Peterson commented that the concern clearly is that the total amount of buildings, pavement, concrete, pools, appears to be high by the City's standards. Commissioner Siegfried added that it is so high by the City's standards, that he questions whether bringing it down to anything near the standards would even make this concept viable. Mr. Paul stated that to be fair to the project, the various uses on their own merit would have to be considered. He pointed out that there is a very large existing building on the project; it is a unique kind of use for the site, and he feels it has to be considered as a separate issue. Chairman Peterson indicated that he could not support lights on the tennis courts. He also commented that the density of the project is very high. He noted that the co.St~ of the huge existing building is relatively high, and to make it viable he understands that some relatively high density residential, by Saratoga standards, would be necessary. He added that he feels 25 small retail shops will not work, especially set back off of the highway. He indicated that the biggest problem he has with the proposal is that they are trying to squeeze a lot on this 26 acres. Mr. Kramer indicated that it is possible to provide a feasibility study relative to the retail shops. He commented that they understand that the density of the proposal is greater than is usually found in the City. He stated that he believes that the land cost is extraordinarily high, as compared to other areas. He noted that they had had a favorable reaction from the public at their earlier presentation and felt that it was well accepted by the immediate neighbors. *of maintenance Planning Commission Page 3 Meeting 12/3/85 Tom Stevens, Headmaster of the Andrew Harbrook School, stated that they*propose a quality, co-educational, independent college prep high school as an educational alternative that is not currently available in this area. He indicated that over 250 members of the Saratoga community have already expressed interest in the school. He stated that 40% of their financial support has come from Saratoga residents. He commented that their initial enrollment for opening in September of 1986 on a leased site is projected at approximately 160 students, with planned growth to an anticipated maximum of 350-400 students. He indicated that they are interested in the Paul Masson site as the ultimate and permanent location for the school because (1) They feel strongly that a school of this calibre would enhance the community and increase the value of real property; (2) They would be in the midst of their largest identified constituents; (3) The location is easily accessible;(4) It is more cost effective to modify existing structures than to build new ones; (5) the beauty and serenity of the site is condusive to learning, and (6) They feel that they can make a significant contribution to the community in many ways. He commented that they are keenly aware of the fact that the City planners have the responsibility to secure the mostadvantageous, financially and socially beneficial option for the community. He stated that their school's proposal could be the compromise that offers the best combination--numerous advantages for the community and a tax revenue producing commercial enterprise that could be established utilizing the 12-15 acres of land towards the rear, which would be screened by the school's campus from the Saratoga Avenue side, and it would also be screened by a visual and sound barrier from the residences in the rear. He stated that they* plan to use the existing building and approximately 50% of the land, which would leave the 50% towards the back for a commercial and tax producing venture. He indicated that they would be agreeable to have any co-venture partner which would be advantageous to the City of Saratoga and compatible with the school. Mr. Stevens cited some of the program benefits in having the school in this location: (1) a high school alternative which is wanted and needed in the area, (2) a resource and partnership for other public and other private schools through shared programs for students and faculty, (3) students would be involved in community service, working together with senior citizens to develop relationships, with the handicapped, and also as tutors. He indicated that the school would be a facility that would be available for summer and evening programs. He added that they expect minimal traffic impact from the school. Tom Thornton, President and Chief Executive Officer of Orchard Supply Hardware, stated that he does not come to the Commission with a proposal for the entire property, although he thinks that is a possibility given the fact that they are a subsidiary of W. R. Grace Company. He commented that they would probably have the ability to develop the entire property. However, as a subsidiary he is interested in Orchard Supply Hardware. He stated that they would probably need to occupy probably 4-5 acres of the site. He commented that they offer the following unique opportunities to the property: (1) Revenue - He indicated that he thinks a store in that location could possibly generate upwards to $10 million in sales, which would be significant in terms of sales tax; (2) Strength - The City needs a strong financial operation on that property. He commented that he feels that the strength is not in the size of Orchard or W. R. Grace, but in the preacceptance of Orchard in Saratoga; (3) Flexibility - He stated that, because of the preacceptance, they would not insist on a frontage location. He added that they could also use the existing buildings or build new ones; (4) They could work well with any partner that the City would deem as being a good enterprise for the property. He added that he feels they could participate on the property and make it a more viable concept for other types of uses that the City may desire; (5) Orchard will continue to be an excellent corporate citizen. Mr. Thornton submitted pictures of their stores° He indicated that the average size of the main store area is 35,000 sq. ft. He added that , the school - 3 - Planning Commission Page 4 Meeting 12/3/85 they have a nursery attached which is approximately 10,000 sq. ft, and usually a pick up building and support area. Elizabeth Lawris, of Vineyard Lane, commented that she feels that lighted parking lots for Orchard Supply would be as offensive, or more so, as the lights on the tennis courts proposed by the Denevi family. Brian Barnard, resident of Los Gatos and a tennis player, spoke in support of the proposal of the Denevi family. He commented that he feels such a family oriented sports facility is needed, and would be an excellent project for the Paul Masson site. Jack Christian, 20230 Bonnie Brae'Way, addressed the site plan presented by the Denevi family. He stated that he feels it shows insensitivity to the people living in the area. He pointed out the parking lot next to the residential area. Harvey Orndorff, Bonnett Way, stated that he had worked at the Paul Masson facility for ten years. He expressed interest in athletic facilities, particularly if they are family oriented. He commented that he is also interested in the density problem, but feels it needs to be looked at in its parts. He stated that the townhouse complex in the Denevi proposal is 9-10 units per acre, which is in line with other townhouse developments in the community. He noted the open space court proposed inside of the units. Mr. Orndorff stated that the most dense part of the proposal is the hotel, and it brings most of the revenue to the City. He added that there are inadequate tennis facilities in the City. He stated that he does not feel this parcel should be zoned completely residential because it is sandwiched between Saratoga Avenue, a potential freeway, the Owen property and the one residential street behind. He stated that he feels that the architects are very flexible and creative people, who can work with the City to develop mitigation on the back part of the property. Mr. Orndorff commented that the residents have lived with whatever Paul Masson has had on the site over the number of years, and the noises of a complete industrial complex are much greater than what he would expect to be generated by the Denevi project. He noted that Paul Masson has had a two-shift operation there for many years. Commissioner Burger moved to close the public hearing. Commissioner J. Harris seconded the motion, which was carried unanimously. It was moved and seconded to adjourn the meeting. The motion was carried unanimously, and the meeting was adjourned at 9:05 p.m. SecretarE~'Y°~°~ RSS:cd