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PC Min - 02/12/2013CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. The Planning Commission meeting of February 12, 2013, was called to order at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chair Reynolds and the following proceedings were had, to wit: FEBRUARY 12, 2013 CITY HALL COUNCIL CHAMBERS TUESDAY ROLL CALL Commissioners Present: Chair: Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Philip C. Reynolds, Jr. Paul Resnikoff Brian Brennan Pam Finch Elizabeth Gibbons Bob Roseberry Commissioners Absent Staff Present: APPROVAL OF MINUTES Commissioner: Interim Community Development Director: Associate Planner: City Attorney: Recording Secretary: John Razumich Paul Kermoyan Daniel Fama William Seligmann Corinne Shinn Motion: Upon motion by Commissioner Brennan, seconded by Commissioner Gibbons, the Planning Commission minutes of the meeting of January 22, 2013, were approved. (5-0-1-1; Commissioner Razumich was absent and Commissioner Roseberry abstained) Campbell Planning Commission Minutes for February 12, 2013 Page 2 COMMUNICATIONS Desk item for Agenda Item #1 with minor corrections to the Conditions of Approval (page 2 of 3). AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda modifications or postponements. ORAL REQUESTS There were no oral requests. PUBLIC HEARINGS *** Chair Reynolds read Agenda Item No. 1 into the record as follows: 1. PLN2012-269 Public Hearing to consider the application of Ms. Elisabetta PLN2012-270 Benetollo for an Administrative Planned Development Permit PLN2013-18 (PLN2012-269), a Modification (PLN2012-270) to a previously Benetollo, E. approved Conditional Use Permit and a Parking Modification Permit (PLN2013-18) to allow for the expansion of an existing restaurant (Tigelleria Ristorante) into an adjacent tenant space on property located at 76 and 86 E. Campbell Avenue in the P- D (Planned Development) 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: Daniel Fama, Associate Planner Mr. Daniel Fama, Associate Planner, presented the staff report as follows: • Advised that the project site is within a commercial building containing three tenant spaces. The site is zoned P-D (Planned Development) and has an 11 space parking area in the back. • Reported that the existing Conditional Use Permit was granted by the Planning Commission in 2007 and included 32 dining seats with four of those seats at the bar. Closing hours were approved to 10 p.m. from Sunday through Thursday and to 11 p.m. on Friday and Saturday. • Explained that the applicant seeks to modify the existing business by expanding into the adjacent tenant space to create a private dining room with 24 additional seats for a maximum of 56 seats. The restaurant will increase from its existing 2.020 square feet to 2,600 square feet. There is no proposed change to the hours or the alcohol service. • Reminded that the site is zoned P-D with a Central Commercial underlying General Plan Land Use designation. • Added that this restaurant is similar to the restaurants in the Downtown (C-3) Zoning District and will conform to both General Plan and Zoning designations. Campbell Planning Commission Minutes for February 12, 2013 Page 3 Additionally, it is consistent in all respects to the Downtown Campbell Alcohol Policy. • Stated that the Parking Modification Permit is required due to a deficiency in parking as reflected by the P-D Zoning of the site. In the C-3 Zoning District, this could go in without the need for a Parking Modification but this location is outside of the C-3 District so the citywide standards are imposed, which requires an additional five parking spaces in this instance. • Advised that a Downtown Parking Study was prepared in the 90's and this site was part of the area studied. • Added that without approval of a Parking Modification Permit this use would be restricted only to an additional 9 seats. • Said that staff is supportive of this request. • Recommended that the Planning Commission adopt a resolution approving the proposed project. • Pointed out that the desk item distributed this evening updated page 2 of the conditions of approval where two typographical errors were corrected in reference to hours. Chair Reynolds asked the Commission if there were questions of staff. Commissioner Resnikoff asked if the sole purpose of this expansion is to create a private dining room or would that space be used for general dining service at times that it is not booked for private parties. Planner Daniel Fama said he would defer that question to the applicant. Commissioner Gibbons pointed to a condition of approval that could require the preparation of a Parking Management Plan in the event that there are problems with parking in the future. Daniel Fama said that was correct. Chair Reynolds opened the Public Hearing for Agenda Item No. 1. Ms. Elisabetta Benetollo, Applicant and Owner, Tigelleria Ristorante: • Reminded that she was last here about 6 years ago seeking her Conditional Use Permit. • Added that she comes back today as a happy and successful restaurant owner. • Advised that people love their services and they are considered to be one of the best Italian restaurants in the Bay Area. • Stated that she has a very nice team that is well supported and working in a peaceful and nice environment. • Informed that they have the cleanest kitchen in the area as per the Health Department. • Added that vendors are amazed at how clean the restaurant is. Campbell Planning Commission Minutes for February 12, 2013 Page 4 • Said that she feels it is important to target as many ways to be an energy saving business and to use organic food. They never waste and manage their resources to not throw things away. • Recounted that she decided to rent the adjacent space as she saw it as a good opportunity to expand. • Advised that she has had to refuse a lot of parties in the past. It is tough to allow larger groups in her small restaurant. She started thinking about using the adjacent space as a banquet space to have baby showers, receptions and more. • Cautioned that they are an expensive restaurant. The minimum charge per person is often too much for many smaller events to be seated within the restaurant itself. • Added that this expansion will be good for her business. • Said that in the future she would like to teach Italian language classes during the meal. • Reported that with the new door opening that will be put in to connect the two spaces, she will lose about 16 of her existing dining seats and instead will create a lounge area for people to linger and/or to wait for an available table. • Concluded that she is looking to provide a different kind of dining experience. Commissioner Roseberry: • Said that this is a great place where he has dined a few times. It was nice and enjoyable. • Reminded that 6 years ago there were concerns raised about the provision of parking. • Asked how parking for the restaurant has worked out. Ms. Elisabetta Benetollo: • Reported that parking has not been a problem. • Pointed out that other nearby uses are closed at night when she is open. The hair stylist in the building is gone in the evenings. • Advised that there are 11 nearby street parking spaces. • Assured that there are never issues with parking. • Said that their lunch business is slow and their evenings are busier. • Stated that she asked her residential neighbor, Dan Sarkisian, if there have been any problems with parking related to her business and he told her no. Commissioner Roseberry wished her continued good luck. Commissioner Resnikoff said it appears that instead of increasing from the current 32 to 56 maximum seats, that number is reduced by the 16 seats lost when creating the opening between the two spaces and thereby results in an increase of 8 seats to a maximum of 40 seats. Ms. Elisabetta Benetollo said that is correct. Commissioner Roseberry verified with staff that there is not a parking deficiency with a maximum of 40 seats. Campbell Planning Commission Minutes for February 12, 2013 Page 5 Planner Daniel Fama said that is correct. Chair Reynolds closed the Public Hearing for Agenda Item No. 1. Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Roseberry, the Planning Commission adopted Resolution No. 4093 approving an Administrative Planned Development Permit (PLN2012-269), a Modification (PLN2012-270) to a previously approved Conditional Use Permit and a Parking Modification Permit (PLN2013-18) to allow for the expansion of an existing restaurant (Tigelleria Ristorante) into an adjacent tenant space on property located at 76 and 86 E. Campbell Avenue by the following roll call vote: AYES: Brennan, Finch, Gibbons Resnikoff, Reynolds and Roseberry NOES: None ABSENT: Razumich ABSTAIN: None Chair Reynolds advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. *** REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR Director Paul Kermoyan: • Advised that the City Council would conduct a Study Session on March 5th to discuss the mix of uses in the Downtown. • Explained that there has been a trend toward restaurants coming to the Downtown and staff continues to get those requests. • Added that a restaurant use wants to secure the now vacant Sonja Paz retail location. • Pointed out that both the Planning Commission and the City Council have expressed concerns about the mix of uses. • Said that Daniel Fama will be the planner for this item. • Stated that members of the Planning Commission can attend and comment at this City Council Study Session. Planner Daniel Fama added that the Study Session would begin at 5:30 p.m. He added that a number of people have been- notified of this Study Session included the DCBA (Downtown Campbell Business Association), non-DCBA member business owners from the Downtown; Downtown property owners; the Campbell Chamber of Commerce and representatives of the DCNA (Downtown Campbell Neighborhood Association). Campbell Planning Commission Minutes for February 12, 2013 Page 6 Director Paul Kermoyan: • Said that the DCBA shares some of the concerns raised per the last Planning Commission meeting. • Added that it will be discussed as to whether there are ways to control the mix of uses in the Downtown or not. • Said that restaurants appear to be the best way for landlords to achieve higher rents. Commissioner Gibbons asked about the pending restaurant coming to the alley location. Director Paul Kermoyan: • Said that it appears there is some sort of stall between the tenant and the property owner. It could be a disagreement about improvements. • Advised that building permits have been pulled and some improvements were done but now work appears to be stalled. Commissioner Gibbons: • Suggested that a list of housing projects developed over the last 4 or 5 years be compiled. • Added that the members of the Commission should perhaps revisit those sites. • Listed several suggestions including the Pulte project on Llewellyn; the three developments near City Hall; the development on Gale; the Maravilla Development at Campbell & San Tomas Expressway, etc. • Suggested that the Commission take a look at what has been successful. Director Paul Kermoyan: • Suggested that this be agendized for a future meeting so that the sites under discussion can be properly identified by address. • Added this is a great suggestion. • Said that it would be advantageous for the Commission to review past projects and provide staff with feedback. Commissioner Gibbons said she would send staff a note with her thoughts. Chair Reynolds advised that the second member of SARC needs to be appointed. The next person in rotation is Commissioner Brennan. Commissioner Brennan said he would like to pass on that assignment at this time. Commissioner Gibbons said that she is happy to serve but it makes the next go- around complicated as Commissioner Brennan will have no experience serving as the second member of SARC in order to serve as the next Chair of SARC in 2014. Commissioner Brennan said that he understands that whoever takes on the role in SARC this year would move into the line of succession in his place next year. Campbell Planning Commission Minutes for February 12, 2013 Page 7 Commissioner Gibbons said that Commissioner Roseberry might have to assume the second seat on SARC after August when her current term expires. Chair Reynolds: • Clarified that the second member of SARC serves for one year. • Added that the Chair of SARC is also the Vice Chair of the Planning Commission and moves up to Chair of the Planning Commission the following year. • Explained that the second SARC member becomes the SARC Chair as well as the Vice Chair of the Planning Commission the year following. • Concluded that at that time a new second member of SARC is selected. ADJOURNMENT The Planning Commission meeting adjourned at 8:02 p.m. to the next Regular Planning Commission Meeting of F bruary 26, 2013. SUBMITTED BY: Corinne hinn, Recording Secretary - - > APPROVED BY: ` ~- Philip C. Reyno s, J ., air i ATTEST: Paul K rm an, Secretary