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PC Min - 03/24/2015CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. MARCH 24, 2015 CITY HALL COUNCIL CHAMBERS TUESDAY The Planning Commission meeting of March 24, 2015, was called to order at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Acting Chair Dodd and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Commissioners Absent Staff Present: APPROVAL OF MINUTES Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Commissioner: Chair: Community Development Director: Planning Manager: Senior Planner: Associate Planner: Associate Planner: City Attorney: Recording Secretary: Cynthia L. Dodd Ron Bonhagen Yvonne Kendall Philip C. Reynolds, Jr. Michael L. Rich Donald C. Young Pamela Finch Paul Kermoyan Aki Honda Snelling Cindy McCormick Daniel Fama Stephen Rose William Seligmann Corinne Shinn Motion: Upon motion by Commissioner Bonhagen, seconded by Commissioner Kendall, the Planning Commission minutes of the meeting of February 24, 2015, were approved as submitted. (6-0- 1; Chair Finch was absent) Campbell Planning Commission Minutes for March 24, 2015 Page 2 COMMUNICATIONS None AGENDA MODIFICATIONS OR POSTPONEMENTS None ORAL REQUESTS None *,~* PUBLIC HEARINGS Acting Chair Dodd read Agenda Item No. 1 into the record as follows: PLN2015-11 Public Hearing to consider the application of Michael Pham Pham, M. for a Site and Architectural Review Permit (PLN2015-11) to allow the construction of a one-story single-family residence on property located at 730 Kenneth Avenue in the R-1-10 (Single Family Residential) 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. Commissioner Kendall presented the Site and Architectural Review Committee report as follows: • SARC reviewed this project at its meeting of March 10, 2015, and was supportive with the added recommendation that the applicant utilize stone wainscoting along the entire western elevation rather than just a portion of it. Acting Chair Dodd opened the Public Hearing for Agenda Item No. 1. Acting Chair Dodd closed the Public Hearing for Agenda Item No. 1. Motion: Upon motion of Commissioner Rich, seconded by Commissioner Reynolds, the Planning Commission adopted Resolution No. 4196 granting a Site and Architectural Review Permit (PLN2015-11) to allow the construction of a one-story single-family residence on property located at 730 Kenneth Avenue, subject to the conditions of approval, by the following roll call vote: Campbell Planning Commission Minutes for March 24, 2015 Page 3 AYES: Bonhagen, Dodd, Kendall, Reynolds, Rich and Young NOES: None ABSENT: Finch ABSTAIN: None Acting Chair Dodd advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. *** Acting Chair Dodd read Agenda Item No. 2 into the record as follows: 2. PLN2014-313 Note: This item will be continued to a date uncertain. Farzaneh, P. Public Hearing to consider the application of Payman Farzaneh for a Site and Architectural Review Permit (PLN2014-313) to allow the construction of a two-story single-family residence on property located at 1365 Juanita Way in the R-1-10 (Single Family Residential) 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 Motion: Upon motion of Commissioner Bonhagen, seconded by Commissioner Reynolds, the Planning Commission CONTINUED TO A DATE UNCERTAIN the consideration of a Site and Architectural Review Permit (PLN2014-313) to allow the construction of a two-story single-family residence on property located at 1365 Juanita Way. (6-0-1; Chair Finch was absent) **~ Acting Chair Dodd read Agenda Item No. 3 into the record as follows: 3. PLN2014-258 Public Hearing to consider the application of Andy Lin for Lin, A. an Administrative Planned Development Permit (PLN2014-258) to allow for the establishment of a health spa (d.b.a. Float Station) and an addition and remodel to an existing one-story commercial building at 36 Railway Avenue with offsite parking at 40 & 48 Railway 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: Stephen Rose, Associate Planner Campbell Planning Commission Minutes for March 24, 2015 Page 4 Mr. Stephen Rose, Associate Planner, presented the staff report. Commissioner Kendall presented the Site and Architectural Review Committee report as follows: • SARC reviewed this project at two meetings. At their February 10, 2015, meeting SARC had concerns with the site configuration, architectural design and materials and continued the item to a second meeting on March 10, 2015. • Reported that at the second SARC meeting, the applicant presented an alternative site plan using two parcels instead of three. That revised site plan was supported by SARC. Commissioner Rich questioned the proposed provision of parking and he notices a mention of four, seven and ten in different places in the report. Planner Stephen Rose explained that there will be a total of seven on the property. Over time, four spaces would be required. Commissioner Rich asked if that is based on current square footage. Planner Stephen Rose said that it represents the current parking demand of the proposed use. Commissioner Bonhagen asked about the parking area since it looks like the parking lot is cut down the middle. Planner Stephen Rose explained that a new driveway would be installed with parallel parking on both sides of it. Planning Manager Aki Honda Snelling added that there are two separate parcels/properties reflected in that parking area but just one of those two parcels would accommodate the parking to support this use. Acting Chair Dodd opened the Public Hearing for Agenda Item No. 3. Acting Chair Dodd closed the Public Hearing for Agenda Item No. 3. Commissioner Kendall stated that a nice job was done by the applicants and the project was improved with their changes. She added that she is glad to see seven parking spaces. Commissioner Rich expressed thanks to the applicants for bringing the unique use to Campbell. It will be a great addition and help to create some diversification in the types of business in the community. Motion: Upon motion of Commissioner Reynolds, seconded by Commissioner Rich, the Planning Commission adopted Resolution No. 4197 approving an Administrative Planned Campbell Planning Commission Minutes for March 24, 2015 Page 5 Development Permit (PLN2014-258) to allow for the establishment of a health spa (d.b.a. Float Station) and an addition and remodel to an existing one-story commercial building at 36 Railway Avenue with offsite parking at 40 Railway Avenue, by the following roll call vote: AYES: Bonhagen, Dodd, Kendall, Reynolds, Rich and Young NOES: None ABSENT: Finch ABSTAIN: None Acting Chair Dodd advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. *** Acting Chair Dodd read Agenda Item No. 4 into the record as follows: 4. PLN2015-67 Public Hearing to consider the application of Don Babbitt for Babbitt, D. a Variance (PLN2015-67) to allow a reduction in the number of utility poles to be removed and linear feet of overhead lines to be replaced underground in association with a previously-approved 18-unit townhome project at 45-81 Kennedy Avenue. A Mitigated Negative Declaration was previously approved for this project. Planning Commission action final unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Stephen Rose, Associate Planner Mr. Paul Kermoyan, Community Development Director, commented as follows: • Pointed out that just a couple of the current members of the Planning Commission were serving when the Undergrounding of Utilities Ordinance was updated a few years' ago. • Explained that this Ordinance created thresholds by which undergrounding would be required but there was a waiver process and waivers were often granted. Therefore the existing Ordinance was viewed as ineffective. • Added that for a new subdivision, not only must utilities be placed under ground but any existing poles must also be removed. • Reported that a Variance is not the same process as a waiver. Variances are regulated in the Government Code. A City must demonstrate that the required findings to support a Variance can be made. Those findings in part indicate that there is/are unique circumstance(s) that makes the property different from other similar properties in the area that would deprive adequate development without a Variance. • Added that few Variance applications are filed. • Reiterated that findings need to be made of an existing hardship and that granting a Variance does not reflect the granting of a special privilege. • Admitted that it is difficult to reach all of the required findings for a Variance. Campbell Planning Commission Minutes for March 24, 2015 Page 6 • Stated that the question here is, "What is so unique about this property that makes it different from the other properties in the area?" Commissioner Kendall asked staff what the anticipated width of the required trenches might be. Planner Stephen Rose estimated that these trenches are generally three feet or less wide. Commissioner Kendall reminded that there is a school across the street (St. Lucy's). She questioned what the potential safety concerns might be that would benefit from undergrounding. Planner Stephen Rose advised that undergrounding is usually beneficial. There is potential for damage to above-ground utilities. Another reason for undergrounding is the aesthetics. Commissioner Kendall asked what the yellow line depicted on the site plan reflects Planner Stephen Rose said that it is a service line that would remain. However, it would need to be undergrounded if this Variance request is denied. Commissioner Rich asked who is responsible for maintaining substandard poles. Planner Stephen Rose said that PG&E indicates that this pole is acceptable for now. It is considered anon-conforming pole. He added that whoever is adding utilities would cover the cost. He said that there are three existing poles two of which would remain at the end per the applicant's current proposal. Commissioner Reynolds referenced page 6 of the staff report and asked what testing has been done on that pole by PG&E. Planner Stephen Rose replied that testing has not been conducted on that pole as of yet. Commissioner Reynolds stated that it is not known for sure yet that this pole needs to be replaced. It is possible a new pole could be placed that does not require a guy wire. He pointed out that if the requested Variance is not approved a guy wire would end up needing to be placed on the pole at that corner. Planner Stephen Rose said that there are different and alternative pole types from steel to composite. However a guy wire may be required. Commissioner Reynolds asked the City Attorney if the City would be able to require a specific type of pole be placed by a utility. Campbell Planning Commission Minutes for March 24, 2015 Page 7 City Attorney William Seligmann said that if an Ordinance allows it, the City could. There are some restrictions with a regulated utility. They must comply with Public Utilities Commission (PUC) requirements. Commissioner Reynolds asked what statistics there are available regarding the need to underground utilities for safety reasons. Director Paul Kermoyan said that when he was going through previous Ordinance revision files, there were images of poles that had been hit by cars. He advised that there are no statistics specific to Campbell available. Commissioner Reynolds asked staff if the owner of 145 Kennedy was notified of this meeting. Planner Stephen Rose replied yes. All property owners within 300 feet were noticed about this hearing. Commissioner Young asked how expensive it might be and advised that he had noticed a transformer at the carwash. Director Paul Kermoyan said that's possible since undergrounding along Winchester was done fairly recently. Commissioner Young: • Pointed out that at the middle of the property there is a pole coming down. It has lines going across the street to St. Lucy's. Three of those lines are communications lines and the other is for street lights. • Opined that logically that pole is a lot more important than it seems. Director Paul Kermoyan said that for the pole on the corner, if it remains, they can drop the line down the pole in conduit but that may add weight to the pole. Commissioner Rich said that it seems like the applicant is okay with the required undergrounding of 300 feet along their project frontage but not the last 90 feet that is also required along adjacent properties. He asked what the cost would be for that added 90 feet. Director Paul Kermoyan: • Cautioned that cost is irrelevant when it comes to reaching the required Variance findings. • Pointed out that a Variance must be directly related to something physical (condition) on the property that is unique and different from other similar properties. • Added that as they have a long span of development site frontage, they are required to remove poles. That is normal for development projects. Commissioner Bonhagen asked Director Paul Kermoyan if the ordinance requires undergrounding for single-family residential. Campbell Planning Commission Minutes for March 24, 2015 Page 8 Director Paul Kermoyan said that it would have to be a big enough project to impose a costly improvement such as undergrounding. Commissioner Bonhagen asked the difference between overhead lines versus metal boxes. Director Paul Kermoyan said that most PG&E transformers are actually placed under ground when located in a public street. On private property they are tucked somewhere on the property in boxes. Acting Chair Dodd opened the Public Hearing for Agenda Item No. 4. Eric Keller, Applicant Representative for DR Horton: • Commended Planner Stephen Rose for a great job on his project presentation. • Pointed to an exhibit he provided and indicated the area (in green) where they would be undergrounding utilities. The areas in pink with x's depicts where they will be removing all utilities running across Kennedy. Across Kennedy they will be removing 100% of existing lines as well as the pole located near the carwash. • Stated that by Ordinance, they must remove the overhead lines up to the first overhead pole at their property border. That pole carries utilities in four different directions. PG&E won't allow a riser be placed on that existing pole. That's what makes it "substandard." • Added that the next two poles down Kennedy are already completely encumbered and there is also no room for new risers on those poles. • Advised that he has been accompanied by Paul Giacalone, who is experienced with utilities. Commissioner Bonhagen asked whether street trees would have to be ripped up if this Variance is not granted and they have to move further down the street with required undergrounding. Eric Keller said that decision would be up to PG&E. If there is no room to have a riser, they would have to chase it up the road until you get to a pole that could accommodate a riser. Commissioner Bonhagen pointed out that this development underwent a couple of rounds of approval. Why is this being discussed at this point and not at the beginning. Eric Keller replied that his team apparently misinterpreted the conditions of approval and their understanding of what is meant by "on-site utilities undergrounding." They took a literal interpretation to mean on the project site itself and not beyond. He advised that they were advised of the expanded undergrounding requirement when they applied for an encroachment permit. Commissioner Rich asked about the trees that might have to be removed to accommodate undergrounding the utilities. What species? Are they protected trees? Campbell Planning Commission Minutes for March 24, 2015 Page 9 Director Paul Kermoyan: • Said that PG&E would dictate how their utilities are designed. That cost is borne by the developer. • Suggested the Commission focus on the pole in question and its replacement in such a way as to avoid any further disruption further down the street. • Stated that staff can consult with PG&E and work together to apply common logic. Right now he cannot confirm much of what Mr. Keller has stated as fact. Commissioner Reynolds asked to see the photograph of the pole in question once again. Paul Giacalone, Utility Expert for the Applicant, explained that it is his belief that PG&E will not allow them to add a riser to that pole. Commissioner Kendall asked if PG&E has denied the request for that pole. Paul Giacalone said they haven't yet submitted. Acting Chair Dodd closed the Public Hearing for Agenda Item No. 4. Commissioner Kendall: • Pointed out that the City Council has been very clear in its intent. • Added that the requirement for Variances rather than Waivers comes from Council. • Advised that the direction Council wants to go is with the undergrounding of utilities. • Said that if removing the requirement to underground the adjacent 90 feet occurs, it will still be above ground 30 plus years from now. • Reminded that this is a major site situated right off of Winchester. • Said that if there is a clear safety issue, it is important to be conscientious because there are kids near there with the school. • Said that it feels like the project is being inched away by the change in ownership from one developer to another developer. • Opined that she can't see this Variance request meeting even one required finding let alone all five of them. Commissioner Reynolds: • Reported that he watched carefully when Council was discussing the Undergrounding of Utilities Ordinance update. Aesthetics was a main goal. • Explained that he has a 36-year career with a large utility in construction and engineering. • Described "car poles" (cars that have crashed into utility poles), which are usually drivers under the influence or teenagers driving at high rates of speed. • Said that when discussing "safety" of utility poles, they are not going to fall over too easily. If they do, then there has been a major event like a big earthquake before that "might" even happened. • Said that undergrounding of utilities is intended for the aesthetics and beautification of our City. Campbell Planning Commission Minutes for March 24, 2015 Page 10 • Asked the Commission to think about this carefully as it can create a domino effect for any pole that becomes the "dead end" pole. • Said that moving the guy wire from in front of a commercial site (carwash) to instead in front of a residence further down the road the question is raised, "Where to place the guy wire? Does it go in front of a new home or in front of the existing home located at the corner? • Suggested that one option to avoid use of a guy wire might be to incorporate a "slack span" to the dead end pole. The corner pole located at Industrial and Kennedy could accommodate such a slack span. • Opined that "somebody" is going to be impacted. The question is who. That's why he had inquired whether the property owner of 145 Kennedy had been notified. • Stated that he is looking to protect the other residents along Kennedy. • Added that if this developer puts the new pole in front of its own project site, the guy wire will be located in front of one of their new units rather than down the street in front of an existing residence. • Advised that although some say that undergrounded utilities are more reliable than overhead that is not always true. There is the potential for damage to underground utilities be it from water, squirrels or other impacts. Commissioner Young: • Said that he read the regulation (Ordinance) and sees it as a long-term vision. • Said that there is a tree retention question raised by the potential of having to move the undergrounding even further down the street than currently planned. • Pointed out that there also could be a need for temporary services. • Said that there's a lot of guessing right now without consulting first with PG&E. • Advised that he does not see the five required Variance findings being met so he is inclined to deny this Variance. Commissioner Bonhagen: • Said that he is looking forward to this project and feels it will be a great addition to this neighborhood. • Said that it is possible the current resident may not be aware of the possibility of the need for the guy wire. • Added that if the guy wire is placed in front of this new development, the new owner will know what he's buying into. • Agreed that there are many unknowns here. It would be better if the Commission knew just what PG&E will and will not allow this developer to do. • Said that he wishes there were a way to not grant the Variance but still allow placement of a pole somewhere on that street. • Stated he is not supportive of the Variance. • Urged that the current properties not be adversely impacted by this undergrounding of utilities. Commissioner Reynolds: • Stated that a continuance is in order to allow the applicant to bring more info from PG&E as to their options. Campbell Planning Commission Minutes for March 24, 2015 Page 11 • Agreed that there are a lot of unknowns here. He added that he doesn't like to make decisions with so many unknowns. Commissioner Young: • Agreed that a continuance is a good idea in order to allow this applicant to come back after talking with PG&E. • Added that talking with PG&E costs money. It's not free. Commissioner Rich said that PG&E providing its recommendation would be helpful. Acting Chair Dodd: • Expressed appreciation for past DR Horton projects constructed in Campbell. • Said that she's sorry there was a misunderstanding by DR Horton on the undergrounding requirements for this project they assumed from Villa Development. • Said that the undergrounding of utilities is a long-term vision for the city and it is the Planning Commission's charge to move forward with that vision. • Agreed that there are too many unknowns here and she would like to see PG&E involved. • Stated that she does not support the Variance but does support a continuance. Director Paul Kermoyan asked the Commission to articulate its direct questions that need to be answered. What is the Commission looking for before this is returned? Acting Chair Dodd said that they need more information about that last pole and the necessity for a guy wire. If a guy wire is necessary, where would it be located? Commissioner Reynolds said that a pole at the property line is his preference. That option would require allowing the Variance. Commissioner Kendall asked for a specific number of trees that may be impacted in the event that undergrounding must go further down Kennedy Avenue. Commissioner Reynolds said that he believes that no trees require removal. He suggested that if the undergrounding goes further east, the guy wire would end up being located to the front of existing commercial (auto repair) properties. Commissioner Young said he'd like to see the options for placement of guy wire locations, the potential for replacement of that pole and the possible impacts on Industrial Way. Motion: Upon motion of Commissioner Reynolds, seconded by Commissioner Young, the Planning Commission CONTINUED TO A DATE UNCERTAIN the request for a Variance (PLN2015-67) to allow a reduction in the number of utility poles to be removed and linear feet of overhead lines to be replaced underground in association with apreviously-approved 18-unit townhome project at 45-81 Kennedy Avenue. (6-0-1; Chair Finch was absent). Campbell Planning Commission Minutes for March 24, 2015 Page 12 ,~*.~ Acting Chair Dodd read Agenda Item No. 5 into the record as follows 5. PLN2015-74 Public Hearing to consider the Appeal (PLN2015-74) by Williams, S. Stephanie and Richard Williams of an Administrative Tree Removal Permit (PLN2015-045) that approved removal of a Cedar tree on property owned by Stephanie Johnson located at 714 Monica Lane in an R-D (Two-Family Residential) 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: Cindy McCormick, Senior Planner Ms. Cynthia McCormick, Senior Planner, presented the staff report Commissioner Kendall said that there appears to be many other cedar trees in this neighborhood and asked how many cedar trees there are along this street. Planner Cindy McCormick said that this particular cedar stands out due to is massive size. She added that she is not a tree expert and cannot accurately quantify the number of cedar trees located along this street. Commissioner Kendall pointed out that junipers and cedar trees are from the same family. Planner Cindy McCormick said that staff was provided with lab results that demonstrate that this property owner (Stephanie Johnson) has an allergy to cedar trees. She advised that she has no arborist report that verifies exactly what the species of this tree in question is. Acting Chair Dodd opened the Public Hearing for Agenda Item No. 5. Stephanie Williams, Appellant and Resident on N. Central Avenue: • Explained that she lives directly behind this property. • Urged the Planning Commission to find that removal of this tree for this reason is unacceptable. • Pointed out that there are approximately 10 cedar trees within a 1,000 foot radius of this tree. • Reminded that pollen doesn't stop at property lines even with the removal of this tree this type of pollen will still be found in the area. • Advised that Ms. Johnson tested at "Level 1" allergy level that represents just a slight allergy level just above no impact and/or allergy. • Stated that it seems this owner wants to remove this tree for an undisclosed reason. Campbell Planning Commission Minutes for March 24, 2015 Page 13 • Reminded that the Tree Protection Ordinance was written to protect this tree. It is a half-century-old tree. Stephanie Johnson, Owner of home and cedar tree at 714 Monica Lane: • Advised that she has been struggling with severe headaches over the last six months including spending time in the hospital being diagnosed. The result reached is that she is allergic to cedar trees. • Asked the Commission to approve her tree removal request. • Informed that use of allergy medications do not work for her. • Pointed out that her bedroom is directly beneath where this large cedar tree is located. • Assured that she would replace the removed tree with a new tree. Commissioner Rich said that he too has severe allergies. He said that given Ms. Johnson's low level of allergy to cedar (Level 1) and given her severe symptoms, is it possible that it's not just an allergy to cedar trees but rather that there are other reasons for her health concerns? Stephanie Johnson said that based on the many medical tests taken over the last six months, she believes it is the only source of her health issues. Commissioner Bonhagen asked Ms. Johnson how long she has resided at this home. Stephanie Johnson said that she moved there in late 2012. It was approximately six months later that her symptoms because unbearable. Ms. Vickie Johnson, mother of Stephanie Johnson, added that the results provided come from her daughter's doctor. Acting Chair Dodd closed the Public Hearing for Agenda Item No. 5. Commissioner Reynolds: • Said that he is supportive of personal property rights. • Stated that he loves trees and this one is beautiful • Reiterated that he does consider personal property rights. Since there has been evidence provided by this property owner that the cause of her health issues has been determined to be this tree he cannot give more consideration of a tree over a person's health. • Said that he would be supportive of the Director's original decision to allow this tree removal and thereby deny the appeal. Commissioner Kendall: • Said that she too is allergic to a tree on her property but that she wouldn't consider taking that tree out. Instead she takes shots to deal with the allergies. • Suggested that other options be attempted first. This tree is another living thing. • Said that she is sympathetic to the impacts of allergies as she too has them and has dealt with them from every place at which she has resided. Campbell Planning Commission Minutes for March 24, 2015 Page 14 • Reminded that Ms. Johnson will still suffer from the effects of cedar trees due to pollen from other nearby cedars in this neighborhood when their pollen is blowing around in the wind. Commissioner Young asked if the replacement tree would be comparable to what is being removed. He added that with the allergy testing results offered to substantiate the need for this tree removal, he is comfortable supporting the Director's action to allow this tree be removed. Commissioner Rich: • Stated that he too understands allergies as he has dealt with them his entire life and gets allergy shots. • Added that Commissioner Reynolds hit the nail on the head regarding personal property rights and advised he would not support the appeal. Commissioner Kendall asked about a 24-inch book tree. Is that the diameter of the trunk? Planning Manager Aki Honda Snelling said that a 24-inch box tree is not that big. That actually reflects the size of container in which the tree comes. Acting Chair Dodd: • Said that trees are important and help to beautify our neighborhoods. • Reminded that there are six other cedars that will remain in that neighborhood so removal of this one cedar tree will not have an adverse aesthetic impact. • Said that due to property rights and this owner's health concerns she can support this tree removal. Motion: Upon motion of Commissioner Reynolds, seconded by Commissioner Rich, the Planning Commission adopted Resolution No. 4198 DENYING the Appeal of an Administrative Tree Removal Permit (PLN2015-045) and upholding the Administrative Tree Removal Permit that approved removal of a Cedar tree on property owned by Stephanie Johnson located at 714 Monica Lane, by the following roll call vote: AYES: Bonhagen, Dodd, Reynolds, Rich and Young NOES: Kendall ABSENT: Finch ABSTAIN: None Acting Chair Dodd 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 had nothing to add to the written report. Campbell Planning Commission Minutes for March 24, 2015 Page 15 ADJOURNMENT The Planning Commission meeting adjourned at 9:45 p.m. to the next Regular Planning Commission Meeting of aril 14, 2015. SUBMITTED BY: orinne~hinn, Reccy~ing Secretary APPROVED BY: Cyia~dd, glcting Chair ATTEST: Paul Kermoy~r5!Secretary