Loading...
PC Min - 08/14/2012CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. The Planning Commission meeting of August 14, 2012, was called to order at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chair Alster and the following proceedings were had, to wit: AUGUST 14, 2012 CITY HALL COUNCIL CHAMBERS TUESDAY ROLL CALL Commissioners Present: Chair: Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Theresa Alster Philip C. Reynolds, Jr. Brian Brennan Mark Ebner Elizabeth Gibbons Paul Resnikoff Commissioners Absent: Staff Present: APPROVAL OF MINUTES Commissioner: Interim Community Development Director: Associate Planner: City Attorney: Recording Secretary: Bob Roseberry Paul Kermoyan Steve Prosser William Seligmann Corinne Shinn Motion: Upon motion by Commissioner Reynolds, seconded by Commissioner Gibbons, the Planning Commission minutes of the meeting of July 24, 2012, were approved. (4-0-1-2; Commissioner Roseberry was absent and Commissioners Brennan and Ebner abstained) COMMUNICATIONS There were no communications items. Campbell Planning Commission Minutes for August 14, 2012 Page 2 AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda modifications or postponements. ORAL REQUESTS There were no oral requests. *** PUBLIC HEARINGS Chair Alster read Agenda Item No. 1 into the record as follows: 1. PLN2012-90 Public Hearing to consider the application of the Santa Clara SCC Library County Library District for a Conditional Use Permit (PLN2012- District 90) to allow the establishment of the administrative offices of the Santa Clara County Library District (Government offices and facilities) within an existing industrial building on property located at 1370 Dell Avenue in a C-M (Controlled Manufacturing) Zoning District. Staff is recommending that this project be deemed Categorically Exempt under CEQA. Planning Commission action final unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Steve Prosser, Associate Planner Mr. Steve Prosser, Associate Planner, presented the staff report as follows: • Said that the applicant is seeking approval of a Conditional Use Permit to establish an administrative office including the allowance to provide required parking on an abutting parcel also owned by the applicant. • Described the project site as being located on Dell Avenue between Hacienda and Vandell Way. The existing two-story industrial building was constructed in 1975 and includes 26,000 square feet on the ground floor with a 3,000 square foot mezzanine on the second. The site contains 50 at grade parking spaces. The entrance to the site is from Dell Avenue. • Advised that the adjacent property, 1344 Dell Avenue, is currently developed with a single-story structure that is occupied by an American Legion Post. The Santa Clara County Library District purchased both properties recently. • Added that the SCC Library District Offices are currently located on Winchester Boulevard in Los Gatos. • Said that the surrounding uses are industrial to the north, south and west and a county park to the east. • Explained that the entitlements sought include a Conditional Use Permit to establish a governmental use in an existing building and to allow necessary off- street parking on an abutting property. • Stated that Ordinance provisions do allow parking to be provided on an abutting parcel as long as a covenant is recorded to ensure that parking remains available for the life of the proposed use. Campbell Planning Commission Minutes for August 14, 2012 Page 3 • Said that the SGC Library Administration Office will house 60 employees, 20 percent of whom work off site. One-third of the building will be used for warehousing and storage including the bookmobile and the receipt and distribution of new publications. • Added that operational hours are between 8 a.m. and 5 p.m., Monday through Friday, with the potential for six weekend public meetings per year. These public hearings are held once every two months on a Saturday. • Reported that the parking requirement for a governmental office use is the same as for a traditional office use, which is one space per every 225 square feet of space. The maximum parking required for this proposed use, including office and warehousing, is 100 spaces. Fifty seven (57) of those required spaces are available on site (1370 Dell Avenue) and 50 additional spaces are available on the adjacent site (1344 Dell Avenue). • Advised that the existing use of parking at 1344 Dell Avenue by the American Legion Post was evaluated. This private club's parking requirement is 1 space per 200 square feet of space or a total of 25 spaces. There are 75 existing parking spaces at 1344 Dell Avenue or a surplus of 50 over the required 25 spaces. • Concluded that the spaces at 1344 Dell Avenue were adequate to serve the additional parking necessary to serve 1370 Dell Avenue with recordation of a covenant. • Explained that project improvements will include minor modifications to the elevation and storefront including an upgrade to the entry. Details include a metal canopy and second story windows being added to the north elevation to bring daylight into the mezzanine level. Additionally, a trash enclosure will be installed on the northeast corner of the site. • Reported that SARC held two meetings to review this project on July 10tH and 24tH On July 10tH there were concerns raised about the adequacy of the proposed parking and site security issues in relation to fencing. The applicant had sought to relocate existing security fencing. SARC recommended that the existing fencing remain in place and be upgraded in appearance. The applicant accepted that recommendation although time did not permit revised plans to that effect to be prepared between the second SARC meeting on July 24tH and this Planning Commission meeting. • Said that SARC strongly recommended the preparation of a Parking Management Plan that will assign employee spaces and specify guest parking areas. The north driveway will serve one-way traffic onto the site and the south driveway will service one-way traffic off the site. • Recommended that the Planning Commission find this project to be Categorically Exempt under CEQA. • Added that the draft conditions of approval have incorporated the SARC recommendations. Commissioner Ebner asked if any other vehicles would be stored on this property in addition to the bookmobile. Planner Steve Prosser said that it is likely that library vehicles to be used daily by employees would be parked on site at the rear. Campbell Planning Commission Minutes for August 14, 2012 Page 4 Commissioner Ebner said that he is most concerned about the potential for maintenance and/or vehicle repairs occurring on site. He asked if there is a storage area for vehicles. He also questioned if the County has another facility for repairs of its vehicles. Planner Steve Prosser said that he did not know and unfortunately the applicant is not present to answer those questions. Director Paul Kermoyan said that there has been no expression of intent to store any other vehicles except for the bookmobile. Commissioner Ebner: • Said that he would like to know that for sure. • Cautioned that he does not want to see this site become a dumping ground for vehicles not in use. • Questioned who might be considered guests to this office. Planner Steve Prosser: • Explained that this site would serve as the SCC Library's administrative/governmental office. • Added that the office would be open to the public for administrative services such as verifying residency for use of county libraries and opportunities for the general public to deal with other routine library issues. Commissioner Ebner asked about the storage of excess vehicles. Planner Steve Prosser: • Reminded that per his parking calculations, the parking provided is seven spaces in excess of that required. • Suggested that the Commission could consider an added condition to state that no more than seven county vehicles can be stored on site. Commissioner Gibbons pointed out that there are actually two bookmobiles to be parked on site as depicted on the applicant's plan. Commissioner Brennan asked about the full fencing that currently separates the two sites (1370 & 1344 Dell Avenue). He asked how that would function and whether the fencing that separates the two properties would be removed. Planner Steve Prosser advised that the dashed line on the plans shows where a pedestrian access point will be created with a security access gate. Commissioner Reynolds: • Elaborated on the SARC discussion of parking. Said that two administrative vehicles would be located at the back in addition to the two bookmobiles. These two administrative vehicles are for staff use to visit library locations. • Assured that SARC discussed parking considerations thoroughly. Campbell Planning Commission Minutes for August 14, 2012 Page 5 Planner Steve Prosser said that some of the information from the applicant has been a bit confusing. Commissioner Resnikoff said that with the Parking Management Plan every library and employee vehicle will be assigned a specific parking space. The parking near the entrance will be marked as visitor spaces only. Director Paul Kermoyan said that a March memo included in the staff report demonstrates the parking need and how that need can be satisfied as proposed. There are seven surplus parking spaces, which gives some room to work. Perhaps a limit of no more than seven county vehicles to be stored on site could resolve any Commission concerns. Commissioner Reynolds presented the Site and Architectural Review Committee report as follows: • Explained that SARC reviewed this project on both July 10tH and July 24tH • Said that on July 10tH SARC members asked the applicant for more information about parking on 1344 Dell Avenue. SARC asked for verification that there are no parking rights existing for this site to provide parking for 1350 Dell Avenue SARC wanted to ensure that when counting the 75 spaces on 1344 Dell that 1350 Dell has no rights to parking there. • Said that on July 24tH the applicant agreed to upgrade the existing security fencing in its current location as reflected in condition of approval #5. The applicant was asked to prepare Parking Management Plan to be reviewed and approved by the Community Development Director. This plan will include the assignment of employee parking and designated visitor parking. The SARC recommendations were incorporated into the conditions of approval. Chair Alster opened the Public Hearing for Agenda Item No. 1. Chair Alster closed the Public Hearing for Agenda Item No. 1. Commissioner Gibbons: • Stated that this is a great use but there are a couple of challenges to discuss. • Said that the use of this site is "stretching the envelope". • Reported that Planner Steve Prosser has already answered many of her questions and concerns. • Added that she was surprised to learn that it is possible to allow parking for one site to be provided on an adjacent parcel. • Added that in previous instances requests have both been approved and denied. • Said that the American Legion is a banquet/event facility that is categorized as a private club with a parking ratio of one space per 200 square feet of space. • Concluded that she is comfortable that the rules are not being stretched in this case. Campbell Planning Commission Minutes for August 14, 2012 Page 6 • Added that the grade difference between the two parcels makes it difficult to connect them directly without expensive site changes due to new environmental regulations and standards. • Said that outstanding issues include the consideration of an added condition that no permanent county vehicle parking should occur on this site except for the two bookmobiles. Additionally, no vehicle maintenance should be performed at this location. • Questioned whether the parking easement on the adjacent parcel might impact the further development of the adjacent site (1344 Dell Avenue). The restriction means that the parking ratio of one space per 200 square feet cannot be exceeded. • Suggested another condition of approval to be added that states that the banquet facility at the American Legion Post cannot book an event on the same nights that the County Library conducts one if its six annual public meetings. • Said that it's unfortunate there is no direct access to the Creek Trail but having such an access could represent a security issue. • Questioned the limit of 400 square feet in warehousing space versus the balance being office use since no specific diagram has been provided. • Pointed out that R&D uses generate sales tax revenue for the city while a governmental use such as this equals no property tax revenue for the city. She said there is not a lot that can be done about this loss. • Stated that this is a complex approval and she can support it with more conditions imposed. Commissioner Ebner asked Commissioner Gibbons to elaborate on the environmental conditions. Commissioner Gibbons explained that the reason there is no driveway proposed between the two properties 1370 and 1344 Dell Avenue is the grade difference. New regulations make joining these two sites a very expensive process. Commissioner Ebner asked how close this site is to the percolation ponds. Commissioner Gibbons explained that every property has to drain on site or into the storm drain system. Commissioner Ebner asked if addressing site drainage is not desired at this time. Planner Steve Prosser assured that this site does not currently drain into the percolation ponds but rather into the storm drain systems and/or onto Dell Avenue as required. It does not drain to the trail or percolation ponds. Commissioner Ebner asked why not enforce these new environmental standards. Commissioner Gibbons said that there is no functional need to physically connect these two properties given the Parking Management Plan that has been prepared. Campbell Planning Commission Minutes.for August 14, 2012 Page 7 Commissioner Brennan asked if the pedestrian gate access from 1344 to 1370 Dell Avenue would be locked at any time. He asked if the American Legion Post would use parking from 1370 Dell at any time during its banquets. Commissioner Reynolds said that SARC discussed these issues. The gate would be locked at the end of the Library District's business day to secure their site after closing. Commissioner Resnikoff: • Explained that the gates exist now. • Agreed that the condition against any on-site vehicle maintenance is a good point as well as no permanent vehicle storage. • Added that he can support having two or three county vehicles available on site that employees use during the day but don't take home at night. Those cars would have assigned parking spaces. • Advised that the grade difference was a big issue that forced a second SARC meeting, which led to the preparation of a Parking Management Plan. • Reported that there is Creek Trail access nearby that is just about a two minute walk away. Commissioner Ebner said he too can support the parking of the bookmobiles and a couple of staff vehicles for day use but he fears there is always the temptation that the County may choose to store older unused vehicles on this property if a prohibition against that vehicle storage is not specifically spelled out. Commissioner Brennan cautioned that there may be the need for occasional overnight parking by employees of their personal vehicles. Commissioner Gibbons said that the condition should indicate that up to seven operational county vehicles can be parked on site but no inoperable county vehicles can be stored on site. Commissioner Ebner agreed that no older or out-of-use vehicles should be stored here. Commissioner Gibbons: • Said that she can support the parking of library vehicles on site that are provided for library staff to use during work hours and maintained for daily use. This number of vehicles should not exceed seven including the two bookmobiles. • Suggested that if the other site (1344 Dell Avenue) is sold by the county, the easement for parking to serve 1370 Dell Avenue will be clearly worded. As such, any redevelopment of 1344 Dell Avenue cannot exceed a parking ratio demand for less than one space per 200 square feet. Director Paul Kermoyan: • Explained that the title report for a property includes any deed restrictions. • Added that this deed restriction will be self regulating and means there are only 50 parking spaces for the 1344 Dell Avenue site to work with given the covenant that will be implemented as conditioned. Campbell Planning Commission Minutes for August 14, 2012 Page 8 • Pointed out that shared use parking provisions are already authorized by the code. Commissioner Ebner said that coordination of the calendar of events between the library and American Legion is a good idea. Commissioner Gibbons asked how large a public group might attend a library meeting. Planner Steve Prosser said that there are 100 seats proposed in the hearing area. Parking includes the 57 spaces (minus two for bookmobiles) and 75 on the adjacent parcel. Commissioner Ebner asked if there are any evening events. Planner Steve Prosser said that they occur on evenings and weekends. He added that he had conducted several site visits to review current parking useage. Commissioner Gibbons said that the American Legion Hall was expanded in the last few years but has not been successful in sufficiently increasing its banquet use as had been hoped. They were fortunate to sell their parcel to the County and still be able to stay there. Commissioner Ebner supported a condition that limits the storage of county vehicles and prohibiting any vehicle maintenance on site. Commissioner Brennan: • Stated that public attendance at Library District public meetings is likely to be as light as the attendance at Planning Commission meetings. • Questioned the term in the report that reads that covenants run with lands. • Said that the required covenant for 1344 Dell Avenue relating to parking being made available to serve 1370 Dell Avenue seems pretty clear. It is in black and white that there is a constraint there in regards to use of parking. Commissioner Resnikoff supported clarifying language that provides a finite number of parking spaces that can be used for County vehicles. Motion: Upon motion of Commissioner Resnikoff, seconded by Commissioner Reynolds, the Planning Commission adopted Resolution No. 4080 approving a Conditional Use Permit (PLN2012-90) with parking on an adjacent parcel to allow the establishment of the administrative offices of the Santa Clara County Library District (Government offices and facilities) within an existing industrial building on property located at 1370 Dell Avenue, with the following conditions: • No vehicle maintenance shall occur on site; and • Parking Management Plan shall ensure that the 107 parking spaces shall include assigned parking for employees, visitor parking and assigned parking for administrative vehicles; by the following roll call vote: Campbell Planning Commission Minutes for August 14, 2012 Page 9 AYES: Alster, Brennan, Reynolds NOES: None ABSENT: Roseberry ABSTAIN: None Ebner, Gibbons, Resnikoff, and Chair Alster advised that this item is final unless appealed in writing to the City Clerk within 10 calendar days. *** REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR Interim Director Paul Kermoyan advised that there were no updates to his written report. Commissioner Gibbons suggested a future discussion on Administrative approvals and an update on recent projects that have been approved at staff level. ADJOURNMENT The Planning Commission meeting adjourned at 8:27 p.m. to Planning Commission Meeting of August 28, 2012. SUBMITTED BY: rin inn, Recording Secretary ~~/ / L~~i~-. APPROVED BY: Theres Alster, Chair ATTEST: Paul Kermoya ,Secretary the next Regular