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PC Min - 08/26/2014CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. The Planning Commission meeting of August 26, 2014, was called to order at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chair Resnikoff and the following proceedings were had, to wit: AUGUST 26, 2014 CITY HALL COUNCIL CHAMBERS TUESDAY Rni i r_ni i Commissioners Present: Chair: Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Paul Resnikoff Pam Finch Cynthia L. Dodd Yvonne Kendall Philip C. Reynolds, Jr. Donald C. Young Commissioners Absent Staff Present: APPROVAL OF MINUTES Commissioner: Community Development Director: Planning Manager: Associate Planner: City Attorney: Recording Secretary: Michael L. Rich Paul Kermoyan Aki Honda Snelling Daniel Fama William Seligmann Corinne Shinn Motion: Upon motion by Commissioner Kendall, seconded by Commissioner Young, the Planning Commission minutes of the meeting of August 12, 2014, were approved as submitted. (5-0-1- 1; Commissioner Rich was absent and Commissioner Dodd abstained) COMMUNICATIONS None Campbell Planning Commission Minutes for August 26, 2014 Page 2 AGENDA MODIFICATIONS OR POSTPONEMENTS None ORAL REQUESTS None ** PUBLIC HEARINGS Chair Resnikoff read Agenda Item No. 1 into the record as follows: 1. PLN2014-150 Public Hearing to consider the application of Arash Arasteh Arasteh, A. fora Conditional use Permit (PLN2014-150) to allow a wholesale and retail automotive sales use on property located at 125 E. Sunnyoaks Avenue #111 in the M-1 (Light Industrial) 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: Stephen Rose, Associate Planner Mr. Stephen Rose, Associate Planner, presented the staff report. There were no Commission questions for staff. Chair Resnikoff opened the Public Hearing for Agenda Item No. 1. Chair Resnikoff closed the Public Hearing for Agenda Item No. 1. Commissioner Reynolds said that this retail use will be a good balance for our City given it has lost some retail space other places within the City such as San Tomas Plaza where the swim school replaces former retail uses. He said that he would be supportive of this request. Commissioner Finch said that this is a boutique type of operation similar to the fitness trainer recently approved. She said that she sees this as a great project and is in favor of approval. Motion: Upon motion of Commissioner Reynolds, seconded by Commissioner Finch, the Planning Commission adopted Resolution No. 4162 approving a Conditional Use Permit (PLN2014-150) to allow a wholesale and retail automotive sales use on property located at 125 E. Sunnyoaks Avenue #111, by the following roll call vote: Campbell Planning Commission Minutes for August 26, 2014 Page 3 AYES: Dodd, Finch, Kendall, Resnikoff, Reynolds, and Young NOES: None ABSENT: Rich ABSTAIN: None Chair Resnikoff advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. *** Chair Resnikoff read Agenda Item No. 2 into the record as follows: 2. PLN2014-165 Public Hearing to consider a City Initiated Zoning Text Staff Amendment (PLN2014-165) involving revisions to the City's requirements for emergency shelters, transitional housing and supportive housing in conformance with Senate Bill 2 (Local Planning Approval for Emergency Shelters and Transitional and Supportive Housing); manufacturing housing; single room occupancy facilities; and updates to definitions in accordance with the City's 2009-2014 Housing Element of the General Plan. The Revisions affect Chapter 21.08 (Residential Districts); Section 21.10.080 (M-1) Light Industrial Zoning District; Sections 21.36.085 and 21.36.230; and Section 21.72.020 (Definitions) of the Zoning Ordinance. A Negative Declaration has been prepared for this project. Tentative City Council Meeting Date: September 16, 2014. Planner: Aki Honda Snelling, Planning Manager Ms. Aki Honda Snelling, Planning Manager, presented the staff report. Commissioner Reynolds asked if the allowance for manufactured housing within residential zones means "mobile homes". Planning Manager Aki Honda Snelling said that mobile homes are on wheels but manufactured (modular) homes do not. City Attorney William Seligmann pointed out that it is been within State law for years that manufactured housing is treated the same as regular construction housing. Manufactured homes must comply with design standards. Planning Manager Aki Honda Snelling assured that mobile homes are not allowed under this Zoning Text Amendment. Commissioner Reynolds asked staff how "special needs" is defined by the State. Planning Manager Aki Honda Snelling said that it refers to target populations including those with disabilities. Campbell Planning Commission Minutes for August 26, 2014 Page 4 Commissioner Reynolds asked who builds these types of housing. Is it up to governmental agencies to put this housing in place or private entities? Planning Manager Aki Honda Snelling said that it depends upon who is proposing such a facility. It could be a private or public non-profit agency. Commissioner Reynolds clarified that they would own and maintain these facilities and not controlled by the City. Planning Manager Aki Honda Snelling said that is correct unless the City itself had chosen to establish such a project. Director Paul Kermoyan explained that these facilities are typically operated by non- profits such as Catholic Charities. They have their own rules to allow participation in their programs. They maintain them and fund their operations. Commissioner Reynolds asked if the surrounding neighbors have been notified of this. Planning Manager Aki Honda Snelling clarified that this is a city-wide zoning. Those property owners located within 300 feet of impacted M-1 Zoning were notified. Commissioner Dodd sought clarification that this Text Amendment would allow transitional housing in the residential areas. Planning Manager Aki Honda Snelling said that within all residential zoning. Commissioner Dodd said that this is required to be in compliance with Senate Bill 2. However the City would still have channels for approval and regulations. Planning Manager Aki Honda Snelling replied yes. Commissioner Young commented that manufactured homes are not the same thing as mobile homes. Some are so high end that it is not obvious that it was a manufactured home. He added that he saw that shelters would have to have security and asked if that could have an impact on the Police Department. Planning Manager Aki Honda Snelling said that these requirements would be considered on a case-by-case basis. She added that the Police Department did review this proposed Text Amendment. Commissioner Young pointed out that this M-1 area is close to the Los Gatos Creek Trail that would draw the homeless to shelters placed in that vicinity. He asked if noise and air impacts from an industrial area might not expose residents to existing manufacturing business impacts. Campbell Planning Commission Minutes for August 26, 2014 Page 5 Planning Manager Aki Honda Snelling clarify that these would be short-term and not long-term living facilities. She added that that issue was considered in 2009 when this proposal was first considered. Commissioner Young said that the area itself is not much of a food/shopping area. Commissioner Kendall asked if the City currently has any such facilities. Planning Manager Aki Honda Snelling replied that there are currently no such shelters but there are supportive housing facilities also known as group homes serving between 6 and 8 residents per facility. City Attorney William Seligmann said that he was not sure if any of those serve targeted populations (disabled and low-income). Commissioner Kendall pointed out that manufactured homes are very affordable and very quick to procure and put up. This could be something useful in a post- catastrophic event. Planning Manager Aki Honda Snelling explained that emergency shelters are intended to serve homeless populations and not those who are homeless due to a catastrophic event. Director Paul Kermoyan added that some have the mental visual image of "homeless" to be dressed in rags and pushing a shopping cart of belongings. However shelters also serve abused women and other groups. He advised that the term "emergency shelter" is a broad term. Commissioner Finch said that she likes this Text Amendment and agrees with it. It will bring Campbell into compliance with State law. Commissioner Reynolds asked if other nearby cities are compliant, particularly affluent neighbors. Or will Campbell become the haven because they are not compliant? Planning Manager Aki Honda Snelling pointed out that State Senate Bill 2 applies to all cities and towns. She gave an overview of other nearby cities. Los Gatos allows in their C-M Zone by right. Monte Sereno allows in Public Use Zones by right. Cupertino is working on revising Emergency Public Zoning. Mountain View allows in General Industrial Zoning. Most nearby cities have already adopted similar Text Amendments. Chair Resnikoff opened the Public Hearing for Agenda Item No. 2. Chair Resnikoff closed the Public Hearing for Agenda Item No. 2. Commissioner Dodd said that she is pleased to see standards for emergency shelters. She thanked staff and said this is wonderful. She added that she is pleased that the Police Department looked at this proposal as well. Campbell Planning Commission Minutes for August 26, 2014 Page 6 Commissioner Finch: • Said that manufactured homes are important to a neighborhood. One cannot tell that a home is "manufactured". They are on foundations and are gorgeous inside and out. • Said that this would be a "no go" if the City lost oversight ability. The City will have the ability to review uses for each location. They would be required to comply with State guidelines. • Concluded that she doesn't see anything harmful. Commissioner Reynolds: • Said that in the five years he has been on the Planning Commission the issue of emergency shelter has never come up. • Said that this is a significant land use issue. • Recommended to staff that the Planning Commission be apprised of pending big issues such as this as early in the process as possible. • Stated that a homeless shelter raises concerns in the community. • Concluded that this is a good thing, it is mandated by State law, and the Text Amendment was well thought out. Commissioner Young: • Agreed with the comments made. • Said that hearing about homeless shelters strikes a cord with people but it is clear that there are people out there who need help. • Added that he looks forward to seeing manufactured homes proposed in our community. Commissioner Dodd: • Said that she takes a different look at transitional housing. • Pointed out with emergencies such as the recent Napa earthquake, she bets Napa wishes they had such a plan so that it is easier to provide to the community. Chair Resnikoff: • Said that this amendment meets the needs of the community. • Asked staff what the impacts of not doing this would be. • Stated the need to plan and provide for those in need. They're here already. • Suggested that if compliance is not reached, the City could be forced to and it costs money. • Said it is important not to demonstrate NIMBY attitudes. This is where the need is so it is important to do this. Commissioner Kendall: • Stated that she is glad to see the City be pro-active about this and in creating a streamlined process. • Agreed that there is a fear factor about such facilities within a community. Some fear that "if you build it, they will come." • Pointed out that land in this area is expensive and that alone would probably prevent a proliferation of facilities. Campbell Planning Commission Minutes for August 26, 2014 Page 7 • Concluded that she likes the parameters put in place with this Text Amendment. Chair Resnikoff add that it is not a case of "if they build it, they will come. They are already here." Motion: Upon motion of Commissioner Finch, seconded by Commissioner Dodd, the Planning Commission adopted Resolution No. 4163 recommending that the City Council approve a Negative Declaration and adopt a Zoning Text Amendment (PLN2014-165) involving revisions to the City's requirements for emergency shelters, transitional housing and supportive housing in conformance with Senate Bill 2 (Local Planning Approval for Emergency Shelters and Transitional and Supportive Housing); manufactured housing; single room occupancy facilities; and updates to definitions in accordance with the City's 2009-2014 Housing Element of the General Plan. The Revisions affect Chapter 21.08 (Residential Districts); Section 21.10.080 (M-1) Light Industrial Zoning District; Sections 21.36.085 and 21.36.230; and Section 21.72.020 (Definitions) of the Zoning Ordinance, by the following roll call vote: AYES: Dodd, Finch, Kendall, Resnikoff, Reynolds, and Young NOES: None ABSENT: Rich ABSTAIN: None Chair Resnikoff advised that this item would be considered by the City Council at its meeting of September 16, 2014 for final action. *** MISCELLANEOUS 3. Mayor's Roundtable Update Chair Resnikoff provided an update of the August 21St Mayor's Roundtable. Included was the announcement that this year's Commission Dinner might be held at Orchard City Kitchen, which is the restaurant replacing Hobe's at the Pruneyard if it is ready to open in time. He advised that the meetings will go from monthly to bi-monthly. *** REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR Director Paul Kermoyan added the following to the written report: • Advised that the September 9th Planning Commission agenda includes a review and scoping discussion prior to the preparation of the Environmental Impact Report for the Dell Avenue Area Plan. The Notice of Intent has been circulated and the 30 Campbell Planning Commission Minutes for August 26, 2014 Page 8 day comment period is underway. A number of residents on Walnut claimed to have not received this notice although they were on the noticing mailing list. While the noticing distance requirement is 300 feet, staff did a 1,000 foot mailing for the DAAP. Chair Resnikoff asked staff if there is any plan to increase noticing. Director Paul Kermoyan said there has been no such talk at Council level. However, the Planning Commission could initiate a request for a Text Amendment to consider a change in noticing standards. He advised that 300 foot noticing distance is the "norm". Three hundred feet used to be the "conflict of interest" distance but that has been raised to 500 feet. He pointed out that the notice for this September 9th discussion is also advertised in the Campbell Express and information is readily available on the City's website. Chair Resnikoff said he would like to see this topic on a future agenda. Director Paul Kermoyan noted that request. ADJOURNMENT The Planning Commission meeting adjourned at 8:28 p.m. to the next Regular Planning Commission Meeting of September 9, 2014. ," SUBMITTED BY: Corinne STiinn, Recording Secretary APPROVED BY: ~ `r"e ~~~ Paul Resnikoff, .Chair ATTEST: ~ „ ~, ~-----'-_ Paul Ke~moytan, Secretary