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PC Min - 09/23/2014CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. The Planning Commission meeting of September 23, 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: SEPTEMBER 23, 2014 CITY HALL COUNCIL CHAMBERS TUESDAY Rni i rni i Commissioners Present: Chair: Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Commissioner: Paul Resnikoff Pam Finch Cynthia L. Dodd Yvonne Kendall Philip C. Reynolds, Jr. Michael L. Rich Donald C. Young Commissioners Absent: Staff Present: APPROVAL OF MINUTES None Community Development Director: Planning Manager: Associate Planner: Associate Planner: City Attorney: Recording Secretary: Paul Kermoyan Aki Honda Snelling Daniel Fama Stephen Rose William Seligmann Corinne Shinn Motion: Upon motion by Commissioner Reynolds, seconded by Commissioner Kendall, the Planning Commission minutes of the meeting of September 9, 2014, were approved as submitted. (7-0) Campbell Planning Commission Minutes for September 23, 2014 Page 5 o Colors -SARC was generally supportive and sample color elevations have been provided. One proposed color (orange-rust) was found to be too industrial in appearance. A condition of approval is proposed requiring review and approval of final colors by SARC. o Said that SARC encouraged the use of stone to soften the appearance of the sound wall to the satisfaction of the Community Development Director. o Advised that SARC is recommending that trash bin storage space be provided within the garages. o Said that a second kitchen proposed for one model should be removed from any of the units to avoid potential secondary units being created. Acting Chair Finch asked staff for clarification on the trash bin storage issue. Planner Daniel Fama said that a condition of approval has been added requiring trash bin storage space be provided within the garages. Acting Chair Finch closed the Public Hearing for Agenda Item No. 1. Mike Enderby, Representative for Robson Homes: • Reported that Robson has a townhome project currently under construction at Hamilton and San Tomas Expressway. • Said that this proposed project location is well located, next to the Los Gatos Creek Trail, close to the VTA Light Rail station, near Campbell Park and about 2,000 feet from the Pruneyard. There are many amenities within walking distance. • Advised that this project utilizes an assemblage of 10 properties. They are also working to purchase a portion of the City's Corporation Yard. • Admitted that it is a difficult task to assemble so many parcels but doing so allows them to create a more complete neighborhood and gives better space and access including frontage on Sam Cava Lane. This combination of properties really improves this project and is better within the interior of the site. • Said that the parking requirement for the proposed 100 units is 2.5 spaces per unit. • Stated that this is a mixed-bag neighborhood. There is a nice townhome project located across the street. Dillon Avenue is an industrial area. • Said that they changed the site plan significantly and made it better. They took out a loop road that created way too much exposure and reoriented the development with a main driveway off Sam Cava Lane. There are better views of units and a nice centralized open space area in the middle. • Explained that the 13 buildings will have different color palettes. • Advised that they have addressed SARC's comments that the view of the buildings as seen along the private street looked too long and linear. They have attempted to address that and will consider reduction from 10-units to 7-units on the end if the entire Commission feels that reduction would improve the appearance. • Said that they have shifted the small parking area further down the road. • Reported that the lot on Sam Cava serves a critical purpose and there are some challenges from a design standpoint. • Said that they will make sure that cars are not backing up onto the sidewalk. Campbell Planning Commission Minutes for September 23, 2014 Page 6 • Admitted that there are concerns about parking in general but three existing curb cuts will be closed along the street. • Added that it is possible to change two parallel spaces into four perpendicular spaces. There is an ability to add motorcycle spaces as four motorcycle parking spaces equates to one vehicle space. • Said that SARC had recommended larger apron spaces although those spaces are not recognized by Code as "real" parking but could still be useable for the residents. • Admitted that there is the potential to add six more parking spaces internally on site. • Reiterated that closure of those curb cuts will help with street parking issues as well by providing more space for street parking. • Said that the Creekside and sound walls are very do-able. Stacked stone can be incorporated but after a certain height they would no longer be able to use stacked stone. Instead a stone veneer could be used as necessary. They are open to alternatives. • Advised that they are okay with the condition to allow the Director to make the final call on proposed colors. They would prefer to work at the staff level rather than through SARC as it is easier and quicker than scheduling for SARC. • Said that the issue of trash bin storage is trickier when it comes to the apartments due to tandem parking. • Assured that they would make sure to be compliant with the requirement to provide indoor storage space for trash containers. • Reported that they would likely take steps to further develop the building elevations to help break up and emphasize the porches. They have plans to request modifications in order to add stoops and other small site modifications as well. • Thanked staff for all their hard work. • Said that the initial requirement is for 12 three-bedroom BMR units. Six are to be moderate-income and six low-income units. However, they would like to propose something they see as a better alternative. That is six moderate-income three- bedroom units and six moderate-income four-bedroom units but sold at the price of the three-bedroom units. That would total 42 bedrooms versus 36 with the initial requirement. • Acknowledged that the kitchen originally included in one plan has been reduced to a wet bar. They understand that the City is concerned about the potential conversion into a secondary living unit if a kitchen were included in that level. Additionally, they are also willing to remove a proposed exterior door from this plan leading directly outside. • Stated that this is a great project for the City. • Reported that they conducted a neighborhood meeting on May 9, 2014, that was well attended and good comments were received over all. • Requested approval. Commissioner Reynolds asked Mike Enderby what their thoughts are about the VTA program. Campbell Planning Commission Minutes for September 23, 2014 Page 7 Mike Enderby replied that it comes with stipulations and they would have to buy a pass for every person living in the development. That is a big undertaking. If there are other alternatives they are open to considering those but they run counter to what VTA wants to provide per their Ecco Program. Commissioner Rich said that this will be a great addition to the community if it goes forward. He asked Mike Enderby what the impact would be with the reduction in units from 10 to 7. Mike Enderby replied 27 units when using a different configuration. Commissioner Rich expressed concern with the deficiency of parking by three spaces and asked Mike Enderby how the project could reach compliance with the parking standards. Mike Enderby: • Said that there are ways to increase on-site parking. They would realize a net gain of two parking spaces by using the perpendicular parking configuration. Four motorcycle spaces equates to one vehicle space. With those changes they would meet the parking requirement on site. • Pointed out that apron parking is also available to the residents and their guests although Campbell does not count those spaces against the parking requirement. Commissioner Rich said that keeping Sam Cava parking at four they would be two above what's required. Mike Enderby said that they would actually be ahead with the creation of three more on-street spaces by removing existing curb cuts. Commissioner Rich asked how the project might be impacted if the negotiations with the City for a portion of the Corporation Yard are not finalized. Mike Enderby said that the Corporation Yard portion is now included in the proposal. If that portion of land is not incorporated into the project there will have to be some shifting to the site plan and potentially the loss of three units. Director Paul Kermoyan reminded that the Commission will be forwarding its recommendations for this project on to Council. If the negotiations for a portion of the Corporation Yard are not successful, staff would suggest that this be referred back to the Planning Commission as it would result in a pretty big change. Commissioner Kendall asked whether the apron spaces could be used for bicycle parking. Mike Enderby replied probably not as it would block access to the garage. Commissioner Kendall asked if four motorcycle spaces equates to one car space, would bicycle parking for eight equate to one car space as well? Campbell Planning Commission Minutes for September 23, 2014 Page 8 Mike Enderby said that they intend to put bike racks within the project and pointed out that each unit has a garage, which is the safest place to store expensive bikes. However, there will also be surface bike parking areas for visitors. That detail will become a part of the landscaping plan. Commissioner Kendall acknowledged that there is no direct access to the park due to security concerns. There is an access point from the nearby Avalon Apartments so is there any way that these new residents could somehow utilize that access point. Mike Enderby clarified that they are not directly next to Avalon. He admitted that they would love to have their residents have good access to the Creek Trail perhaps with utilization of a locked gate. However, County Parks does not like that idea as they like to control access. Acting Chair Finch reiterated that the elimination of curb cuts equals more parking along the street but the traffic study appears to call for limiting parking within 15 feet of driveways. Mike Enderby said not at all and that new curb parking would be created as a result of this development. Dave Perry, Campbell Chamber of Commerce: • Explained that the Chamber's job is to attract residents and businesses to Campbell. This project helps achieve that goal. • Stated that he is happy that Robson Homes has decided to select Campbell. Robson is a Chamber member business. • Reported that he spoke with the Chamber's Board of Directors and can extend their unanimous support for this proposed development. • Pointed out that the development will provide 2.5 parking spaces per unit and is conveniently located within walking distance to the Downtown as well as to Pruneyard. • Stated that "Robson" equals "family" in Campbell. • Concluded that this is a positive project for the community. Liz Gibbons, Resident on Cherry: • Agreed that this is a great project for the community and significantly better than originally proposed. They are close but not quite there. • Listed areas of concern including: Safety (dead end points); circulation for this transit-oriented development as it is not clear when looking at the proposed walkways whether they go somewhere; parking on Sam Cava is odd; and there is a tremendous amount of back-to-back garage frontages. • Said that it is important to create a sense of community and neighborhood. • Suggested postponing action to get some issues resolved. One issue is the retaining wall and its impacts and the need for transit-oriented parking. Campbell Planning Commission Minutes for September 23, 2014 Page 9 Commissioner Reynolds asked Liz Gibbons what she recommends in regards to the dead ends. Liz Gibbons said that it is up to the Planning Commission to consider safety. Lisa Harmer, Resident on Briarwood: • Expressed regret that Chair Resnikoff had to recuse from this item. • Stated that she has problems with the traffic assessment as it makes no sense. • Pointed out that you cannot force people to use public transit or to walk. People use cars. Armidia Costello, Resident on Gilman Avenue: • Said that this is a nice project over all. • Said that her main concern is the entrance and egress onto Sam Cava at Gilman. • Reported that this is already a dangerous area and this project will draw additional traffic to Gilman for people to reach Railway. • Pointed out that there are lots of industrial businesses on Gilman and that there are often huge trucks delivering materials to Sunstone. • Concluded that she would like to see this project work for everyone. Gabriel Young, Resident on Dillon Avenue: • Explained that his is the only single-family residence impacted by this project. • Stated that he is happy to negotiate but has a few concerns he'd like to raise: o Disclosure of soil contamination results. What contaminates were identified? How can the residents be protected from them? o Asked that the developer coordinate with the Humane Society to deal with the existing feral cat population that will be displaced by redevelopment of this area. o The Sam Cava dead end. • Explained that the St. Anton's developer is willing to incorporate a gated entrance at Sam Cave and he'd like the Robson project to do so as well. • Reported that the fence at the south side of his home, near his newborn's nursery, is adjacent to the Robson project. • Reminded that Dillon Avenue was not meant to be a thoroughfare. • Pointed out that a number of very old growth trees are on the project site. One very large walnut tree is situated at his shared property line and it is slated to be destroyed. He said he highly opposes removal of that tree and asks that it be retained since it offers some privacy screening. • Said that the access way for this proposed development is just feet from their bedrooms. He is concerned about air quality since his wife has asthma. Lee Ann Kuntz, Resident on EI Caminito: • Pointed out that there are seven projects in the works right now. • Opined that it is short-sighted not to look at them collectively especially in regards to traffic impacts. Campbell Planning Commission Minutes for September 23, 2014 Page 10 • Said that the City continues to allow reduced parking provisions based on the assumption of potential Light Rail use but she believes that more research needs to be done about actual Light Rail use. Acting Chair Finch closed the Public Hearing for Agenda Item No. 1. Commissioner Young: • Said that this is an exciting project. • Stated that there are important issues to consider prior to implementing this project including aging utilities. • Said that he anticipates that utilities would be underground. • Suggested that this development could encourage pedestrians and use of bicycles. • Stated that Police Department input is important in regards to public safety. • Said that discussion should be had on whether to maintain existing trees or replace them. • Said that not including St. Anton's in this project's traffic study is scary. • Agreed that the curve at Sam Cava and Gilman needs to be discussed. • Suggested that more time might be required to consider issues raised. Commissioner Rich: • Stated that this is a wonderful project. • Reiterated his preference that this project adheres to the City's parking requirements without need for any exceptions. • Reminded that the traffic study is based upon projects already approved. • Pointed out that the Commission can only address the project being discussed here. Further traffic studies will be done with future projects. • Suggested that Robson Homes work with the Young Family on the wall separating their single-family home from this development. Additionally, if possible, to preserve the Walnut tree that is important to the Youngs. • Said that he is supportive of this project with issues of parking and traffic being worked out. Commissioner Kendall: • Stated that this is a great project and she is looking forward to seeing it built. • Said that she actually likes the rust color and finds it to be industrial looking. • Advised that she is inclined to nix parking on Sam Cava and instead do other adjustments for the on-site provision of adequate parking. • Said that she grew up on a farm and to the issue of trees, while this site is losing existing fruit and nut trees, new fruit trees will be added back into the development with this project. • Supported retaining the walnut tree for the adjacent neighbor if that is possible and the tree is in good condition. • Suggested some sort of wall and perhaps a "living' wall to allow the Youngs to enjoy privacy in their backyard. • Stated that bicycles can be stored in garages and she would also like to see electric car charging stations in those garages as well. Campbell Planning Commission Minutes for September 23, 2014 Page 11 • Proposed a condition in the CC&R's requiring that owners within this development have one year of occupancy prior to converting these units into rentals. • Opined that it doesn't appear that athree-story structure will overlook the Young home. Additionally, the walnut tree they hope to see preserved acts as a natural barrier. • Suggested a sign on Dillon advising that it is not a through street. • Asked staff if Campbell Police Department has indicated an ability to provide public safety services with this development. Is the sanitation infrastructure adequate? Are the water supplies adequate? • Asked if there is enough information to make a decision on this development tonight? Commissioner Dodd: • Stated her appreciation for the time taken by the developer to follow upon the concerns/suggestions made by SARC. • Expressed concern about on-site street widths in relation to garbage collection. • Said that she worries about the creation of wind tunnels with the heights of these buildings. • Added that she sees dead ends, which allow no egress and therefore are a potential safety concern. She hopes those dead ends are well lit. That is a valid issue for consideration. • Said that despite the traffic study she worries about Gilman Avenue and suggested the inclusion of bumps or dips in the roadway to slow traffic down there. • Reiterated that the traffic study looks at what current conditions are plus anticipated impacts of a development. • Suggested that method equates to a first come/first serve mode and she doesn't think the City wants to do that. She said it is important to look at the existing infrastructure and consider a bigger picture. • Said that architecture is not what designates a neighborhood but sometimes it is prevalent landscaping that can define an area. Commissioner Reynolds: • Said that there are overall traffic concerns for this project and for the City as a whole. There is a serious traffic problem city-wide so there is potential for impacts with any project. While traffic studies are done, traffic patterns are subject to change. • Stated that what needs to be done is to look at the entire City. Council needs to be more forward-thinking in regards to initiating acity-wide traffic and circulation study. • Added that when the economy goes up traffic also goes up. When the economy is down, so is traffic. • Said that citywide circulation can perhaps be improved with technology to encourage better traffic flow. • Stated that this project has an impact that goes clear up to Salmar. It is a much broader impact. • Said that motorcycle parking is encouraged and reminded that 17 motorcycle spaces will be provided at the development under construction at 1677 S. Bascom. Campbell Planning Commission Minutes for September 23, 2014 Page 12 • Agreed with Commissioner Rich regarding the developer working with the neighbor on the concerns raised, which seem to be reasonable requests. • Cautioned to tread very carefully on the issue of color selection and discussion. • Reported that he has done a little research on this applicant. They are a top developer, as far as quality goes, in the U.S. • Added that people should go to Robson's current project under construction at Hamilton and San Tomas Expressway. There is a structure in place that is there simply to allow them to test colors, windows and other details to see how they will look installed. This is not a requirement but simply due to the perfectionism of this developer. • Stated that he would not question the applicant on color and window choices. • Pointed out that there will be changes going forward due to this developer's high expectations. • Said that as to the issue of the wet bar in one plan, he supports the removal of the exterior door and would support keeping the wet bar sink in place. • Reminded that this developer offers amenities in its projects. For instance the Hamilton project includes rooftop patios with gas piped in for barbecues. • Said he is supportive of the project including their proposal for the BMR unit breakdown. Having six four-bedroom units sold at three-bedroom BMR prices is a good option. Buyers will get top quality. • Admitted that security concerns go beyond this project. Campbell is a growing City. • Stated that requiring additional lighting at dead ends is not an unreasonable request. • Agreed that large developments equates to more need for police officers. Council will take that on. • Said that this is a beautiful project for which a lot of thought has gone into. It is good for our City and will be gorgeous and certainly better than what is there today. Commissioner Young said he also supports the project but respects the big-picture concerns being raised by speakers. Commissioner Kendall asked Commissioner Young to be specific as those concerns. Is it the parking of trucks in the road to offload? Commissioner Young stated that business is fluid as well and can change current operations. Perhaps it will be possible to determine if there are ways to limit timing for deliveries. Commissioner Kendall asked staff if double parking to make deliveries is allowed. Director Paul Kermoyan: • Stated that this is a neighborhood in evolution. There are existing land use conflicts when residential and industrial uses have adjacencies. This area is evolving from an industrial area to a residential area. • Reported that staff has seen and heard complaints from new residents about their surrounding pre-existing industrial uses. Campbell Planning Commission Minutes for September 23, 2014 Page 13 • Advised that big 18-wheeler trucks do have to short-term park, much like UPS and FedEx trucks do throughout the community for deliveries. This practice is seen often in the Downtown with deliveries for those businesses. • Stated that over time the problem will go away when current industrial sites are redeveloped with housing. • Added that there will be a 10-foot wall between this project and the Sunstone business location. Sunstone has indicated that they are looking for a new location as they see this area redevelop. Acting Chair Finch re-opened the public hearing for Agenda Item 1. Commissioner Kendall asked Mike Enderby what is at the end of the alley way. Mike Enderby: • Replied that it varies. He said that there is no guest parking down there and they can put appropriate signage up to that effect. • Added that this is not an uncommon design and assured that they have worked with County Fire and they're satisfied with the site design. There is an emergency vehicle turnaround. • Said that they have incorporated balconies that overlook the alley which provides good surveillance opportunities. Acting Chair Finch re-closed the public hearing for Agenda Item 1. Acting Chair Finch: • Said that she appreciates Ms. Costello's comments regarding impacts on Gilman. • Admitted that she is concerned about the curve in the road near the proposed entrance and supported the idea of a speed bump or some limits on who can go down that street. • Added that she agrees with the concerns raised by the Young family especially about the disclosures of any ground contaminates. She said that she would also like to see the developer address the issue of feral cats as well. • Agreed that traffic signs can be helpful. • Pointed out that the project had one entrance early on (Dillon) but now has two with one on Dillon and the other on Sam Cava. That makes a huge difference. • Said that overall she is in favor of this project and finds it to be a beautiful development. • Agreed that Robson Homes is a quality builder. • Cautioned that she does not like issuing a blank check regarding changes to any approval. There must be checks and balances for changes either through a return to SARC or via the Director. • Said that she supports the inclusion of four perpendicular parking spaces and the addition of four motorcycle spaces. She is not excited about the Sam Cava parking spaces and if so there are only three. • Admitted that she would prefer to see all parking within the development. People utilizing Campbell Park are already using the street parking along this street. Campbell Planning Commission Minutes for September 23, 2014 Page 14 • Expressed support for the condition that there be a minimum one-year owner occupancy prior to allowing units to become rentals. This may discourage investors from swooping all of the units. • Supported the inclusion of safety features including lighting in dead-end spaces. • Stated appreciation for the efforts taken by the applicant to satisfy SARC's requirements including their offer to reduce from 10 to 7 units in one building. • Supported the condition requiring the removal of one exterior door on the unit with the wet bar at the bottom level. Director Paul Kermoyan clarified that the originally proposed second kitchen is now a wet bar with sink but no door leading to the exterior. He pointed out that changes to this development will occur and he asked the Commission to what level will architectural changes fall to the review and approval of the Community Development Director. Commissioner Dodd said that given the concerns about parking on site, the potential for creation of a second unit is of concern so these changes will help alleviate the potential of creating a second separate living unit. Commissioner Reynolds said that the Director can and will streamline the processing of minor modifications to the project. Commissioner Dodd asked Director Kermoyan whether he wants to ask SARC to review these anticipated changes. What has been the past practice? Director Paul Kermoyan advised that staff works with the applicant on changes that can be made at staff level. However, anything that impacts form, height, or FAR has to come back to the Planning Commission. Commissioner Dodd asked staff by how much less time does staff level review of modifications take when compared to SARC or the Commission. Director Paul Kermoyan replied "a lot." He added that it takes between 30 and 45 days to bring an item to either SARC or the Planning Commission. Commissioner Rich said that the spirit of the Planning Commission regarding this development had been clearly communicated to the Director. Motion: Upon motion of Commissioner Kendall, seconded by Commissioner Reynolds, the Planning Commission took the following actions: • Adopted Resolution No. 4166 recommending that the City Council approve a Mitigated Negative Declaration (PLN2013- 337); • Adopted Resolution No. 4167 recommending that the City Council approve a Vesting Tentative Subdivision Map, subject to the conditions of approval as modified: Campbell Planning Commission Minutes for September 23, 2014 Page 15 o Allow provision of twelve (12) moderate-income townhome units to satisfy the Inclusionary Housing requirement including six (6) 3-bedroom units and six (6) 4-bedroom units with all BMR units sold at the 3-bedroom price. o Allow consideration of traffic calming measures (e.g., "speed bumps"). o Provide a restriction in the CCS~R's (or comparable instrument) to require owner-occupancy for one year prior to rental. o Provide a restriction in the CC&R's requiring maintenance of all edible landscaping. • Adopted Resolution No. 4168 recommending that the City Council approve a Planned Development Permit (PLN2013-337) subject to the conditions of approval as modified: o Incorporation of SARC's recommendation to modify townhome buildings 12 and 13 to break-up the massing. o Changes to the parking configuration including addition of four additional on-site spaces, removal of one space at the Sam Cava/Gilman corner, and addition of four on-site motorcycle parking spaces. o Provision that the Community Development Director be permitted to administratively review and approve the changes to the building design and site configuration. o Require that final building colors be approved by the Community Development Director. o Provide security lighting down the "dead end" streets. o Provide signage indicating that there is no guest parking available down "dead end" streets. o Allow the wet bar in the ground floor bedroom suites, but prohibit a second exterior (front) door. o Require a barrier/fence between the project and Young Family residence at 272 Dillon Avenue. • Adopted Resolution No. 4169 recommending that the City Council approve a Tree Removal Permit (PLN2014-191) subject to the conditions of approval, except for retention of the Walnut tree adjacent to the Young Family Home if determined feasible by the Community Development Director, by the following roll call vote: AYES: Finch, Kendall, Reynolds and Rich NOES: Dodd and Young ABSENT: None ABSTAIN: Resnikoff Campbell Planning Commission Minutes for September 23, 2014 Page 16 Acting Chair Finch advised that this item would be considered by the City Council at its meeting of October 21, 2014 for final action. *~* Chair Resnikoff returned to the chambers and assumed the gavel for the balance of the meeting. MISCELLANEOUS 2. Mayor's Roundtable Update Chair Resnikoff advised that there is nothing new to report at this time. *** REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR Director Paul Kermoyan had no additions to his written report. ADJOURNMENT The Planning Commission meeting adjourned at 10:17 p.m. immediately to a Study Session and subsequently to the next Regular Planning Commission Meeting of October 14, 2014. - - ~- -~ is ~ _ ~! SUBMITTED BY: ~ ;- ~ ,~-..,.~--.._--- orirPrie Shyln, Recording Secretary ~,. APPROVED BY: Pam Finch, Acting Chair -Item 1 APPROVED BY: ~~-t ~ ; Paul Resnikof~, Chair -'~ ATTEST: ~ ~ ;' ~- ~--- Paul Kermollyan, Secretary