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PC Min - 02/28/2017CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. FEBRUARY 28, 2017 CITY HALL COUNCIL CHAMBERS TUESDAY The Planning Commission meeting of February 28, 2017; was called to order at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chair Kendall and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chair: Vice Chair: Yvonne Kendall Michael L. Rich. Cynthia L. Dodd JoElle Hernandez* Philip C. Reynolds, Jr. Andrew Rivlin Donald C. Young Commissioner: Commissioner: Commissioner: Commissioner: Commissioner: *Per Government Code Section 54953(b)(3), Commissioner Hernandez teleconferenced .from the LAX Airport Marriott at 5855 W. Century Blvd, Los Angeles. The teleconference location was accessible to the public for the open session portion of the meeting per Government Code Section 54953(b)(3). Commissioner Hernandez called in after the conclusion of Item 1 and participated in the balance of the meeting. Commissioners Absent: None Staff Present: Community Development Director: Paul Kermoyan Senior Planner: Daniel Fama Associate Planner: Stephen Rose .City Attorney: William Seligmann Recording Secretary: Corinne Shinn SPECIAL PRESENTATION TO 2016 PLANNING COMMISSION CHAIR Chair Kendall presented Commissioner Dodd with her 2016 Planning Commission Chair Plaque. Commissioner Dodd was pleased to receive it. Campbell Planning Commission Minutes for February 28, 2017 Page 2 APPROVAL OF MINUTES Motion: Upon motion by Commissioner Dodd, seconded by Commissioner Reynolds, the Planning Commission minutes of the meeting of February 14, 2017, were approved with corrections to the spelling of Commissioner Rivlin's name in two locations within the draft minutes. (5-0-1-1; Commissioner Hernandez was not yet present for this vote and Commissioner Rich abstained) COMMUNICATIONS Director Paul Kermoyan listed the table items distributed: 1. Staff memo with. revised proposed language for the motions for Agenda Item No. 3. 2. Cover memo with 11 written communications (letters and emails) from members of the community regarding Item No. 3. AGENDA MODIFICATIONS OR POSTPONEMENTS None ORAL REQUESTS None *** PUBLIC HEARINGS Chair Kendall advised that she had to recuse from consideration of Agenda Item 1 as her home is located within noticing distance of the project site. Chair Kendall turned the meeting over to Vice Chair Rich and left the dais and chambers. Acting Chair Rlch read Agenda Item No. 1 into the record as follows: PLN2016-47 Public Hearing to consider the application of Robert and PLN2016-280 Jeanne Moore for a Planned Development Permit . (PLN2016-47) to allow the construction of two single-family residences and a Tree Removal Permit (PLN2016-280) to allow the associated removal of protected on-site trees on property located at 96 E. Rincon~ Avenue. Staff is recommending that this item be deemed Categorically Exempt under CEQA. Tentative City Council Meeting Date: March 21, 2017. Project Planner: Daniel Fama, Senior Planner Mr. Daniel Fama, Senior Planner, provided the staff report. Acting Chair Rich asked if there were questions of staff. There were none. Campbell Planning Commission Minutes for February 28, 2017 Page 3 Acting Chair Rich provided the Site and Architectural Review Committee report as follows: • Reported that SARC reviewed this project at its meeting on December 13, 2016. • Advised that SARC was generally supportive with one small recommendation that the project incorporate a carport instead of a parking pad. They also requested the preparation of sight-line drawings. Those have since been provided by the applicant. Acting Chair Rich opened the Public Hearing for Agenda Item No. 1. Jeanne Moore, Applicant and Property Owner: • Said that her proposal is in keeping with the character of this neighborhood and the City of Campbell in general. • Assured that this project would help make this neighborhood look great. • Introduced her architect who is available in the event there are any technical questions. Acting Chair Rich closed the Public Hearing for Agenda Item No 1. Commissioner Reynolds: • Stated that this is a beautiful project for Downtown. It will add some character. • ~ Admitted that he is glad that this project is not a flag lot. • Advised that he would be supportive. Motion: Upon motion of Commissioner Reynolds, seconded by Commissioner Dodd, the Planning Commission took the following actions: • Adopted Resolution No. 4362 recommending approval a Planned Development Permit (PLN2016-47) to allow the construction of two single-family residences; and • Adopted Resolution No. 4363 approving a Tree Removal Permit (PLN2016-280) to allow the associated removal of protected on-site trees on property located at 96 E. Rincon Avenue, by the following roll call vote: AYES: Dodd, Reynolds, Rich, Rivlin and Young NOES: None ABSENT: Hernandez ABSTAIN: Kendall Acting Chair Rich advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. Chair Kendall returned to the chambers and dais at the conclusion of the public hearing for Agenda Item 2. *** Campbell Planning Commission Minutes for February 28, 2017 Page 4 Commissioner Reynolds advised that he would need to recuse from Agenda Item No. 2 due to Council campaign contributions he received from this property owner. Commissioner Hernandez called in to the meeting at 7:45 p.m. Chair Kendall read Agenda Item No. 2 into the record as follows: 2. PLN2016-166 Continued Public Hearing (from the meeting of January 24, 2017) to consider the application of Dave Banducci for a Master Sign Plan (PL' N2016-166) with provisions to allow an additional number of signs and an increase in allowable sign area for the Kirkwood Plaza Shopping Center located at 1570-1820 W. Campbell Avenue and 75 S. San Tomas Aquino Road. Staff is recommending that this item 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. Chair Kendall asked if there were questions of staff. There were none. Commissioner Rich provided the Site and Architectural Review Committee report as follows: • Advised that SARC had five recommendations as follows: o Further separate the distance/placement of the two monument signs. o Establish 20 square feet as the minimum sign size. o Raising the maximum fascia from 75 percent to 90 percent. o Allow greater flexibility in letter style and materials. o Raise the tenant space size for a master tenant from 5,000 to 10,000 square feet. Chair Kendall opened the Public Hearing for Agenda Item No. 2. Chair Kendall closed the Public Hearing for Agenda Item No. 2. Chair Kendall asked whether SARC was in favor of removing the sixth monument sign. Commissioner Rich replied yes. The applicant agreed with SARC's recommendations and incorporated them into their plan. Commissioner Rivlin asked why there is no monument sign for the San Tomas Aquino Road entrance point. Commissioner Rich admitted that issue didn't come up at SARC. Campbell Planning Commission Minutes for February 28, 2017 Page 5 Commissioner Dodd pointed out that there isn't the room there for a monument sign. She pointed out that there is the driveway and the adjacent gas station right there close together. . Chair Kendall said that it might be overkill as well to have yet another monument for this site. Commissioner Young added that with this approval, this program will represent the maximum amount of signage for the site. Chair Kendall said the program is establishing that there will be no more signs. Commissioner Hernandez advised that this proposal is good to approve "as is". Commissioner Rivlin said he appreciates the design of it. It unifies the entire site. Motion: Upon motion of Commissioner Young, seconded by Commissioner Rich, the Planning Commission adopted Resolution No. 4367 approving a Master Sign Plan (PLN2016-166) with provisions to allow an additional number of signs and an increase in allowable sign area for the Kirkwood Plaza Shopping Center located at 1570-1820 W. Campbell Avenue and 75 S. San Tomas Aquino Road, subject to the conditions of approval, by the following roll call vote: AYES: ®odd, Hernandez, Kendall, Rich, Rivlin and Young NOES: None ABSENT: None ABSTAIN: Reynolds Chair Kendall advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. Commissioner Reynolds returned to the chamber and dais after the conclusion of Item 2. *~~ Commissioner Young advised that he must recuse from Agenda Item 3 because he had received a Council campaign donation from this property owner. He left the dais and chambers. Chair Kendall and Commissioners Dodd, Reynolds and Rich advised that they had met privately with representatives of Agenda Item 3. Chair Kendall read Agenda Item No. 3 into the record as follows: Campbell Planning Commission Minutes for February 28, 2017 Page 6 3. PLN2016-187 Public Hearing to consider the application of Jeffrey Eaton, PLN2016-309 on behalf of Imwalle Properties, for a Site and Architectural PLN2017-009 Review Permit (PLN2016-187) to allow the construction of an approximately 10,819 square-foot two and three-story expansion of an existing commercial building, in place of the existing private parking lot behind Opa's/Mo's, and extending over a portion of Willard Hicks, and to allow the removal of one driveway and tree on public property, the expansion of a trash enclosure and restriping of parking stalls on the adjacent City parking lot, and to forward a recommendation to the City Council on a request for a Parking Modification Permit (PLN2017-009) to allow a . reduction in the number of required parking spaces, on property located at 276-280 E. Campbell Avenue & a portion of a City parking lot (46 S. First Street). Staff is recommending that a Mitigated Negative Declaration (PLN2016-309) be adopted for this project. Planning Commission action final unless appealed in writing to the City Clerk within 10 calendar days. Tentative City Council Meeting Date on the Parking Modification Permit: March 21, 2017. Project Planner: Stephen Rose, Associate Planner Mr. Stephen Rose, Associate Planner, presented the staff report. Chair Kendall asked if there were questions of staff. Commissioner Dodd said she supports the concept of redirecting use of parking and asked if staff has an idea of the cost to do so. Planner Stephen Rose said that the applicant has a presentation on that issue. Director Paul Kermoyan: • Said that this is just an example of how the money could be used. • Reported that the proposed fee amount was established as recommended in the Downtown Development Plan. • Added that he would rather keep specifics on use of development impact fees to be broad. • Said that there may be opportunities to build more parking and/or signage to redirect the public to existing parking garages. Commissioner Dodd clarified that the Commission is not deciding how the money is to be used. Director Paul Kermoyan replied correct. The parking fee was put on hold during the downturn in order to encourage development in the Downtown. Campbell Planning Commission Minutes for February 28, 2017 Page 7 Planner Stephen Rose said that ways the money could be used are listed in the last draft resolution. The Commission is not deciding but rather recommending ways. Commissioner Rich reiterated that the recent Downtown Parking Assessment there is a surplus of 173 spaces. Planner Stephen Rose said that one study indicated a deficiency of 27 stalls if all uses in the Downtown were maxed out. Another scenario excludes uses with private lots and that study resulted in a surplus of 127 spaces. Director Paul Kermoyan said that the purest approach is looking at the entire demand versus the entire supply. Planner Stephen Rose said that a deficiency of 17 parking spaces is the purest number. Director Paul Kermoyan added that that is assuming every business is maxed out at all times. Commissioner Rich said that it appears that the daytime photograph of the third level of the Second Street Garage shows that level to be basically vacant at that time. Planner Stephen Rose said that operational restrictions can be recommended. Chair Kendall: • Reported that with past applications encouragement for use Light Rail was included. Can that be a recommendation? Perhaps as a part of the Conditional Use Permit to require parking in the Second Street Garage? . Planner Stephen Rose said that type of condition would be difficult to implement and more so to verify. Commissioner Hernandez: • Advised that like her colleagues on the Commission she too had occasion to meet with this project's applicants. •. Asked whether in the event that the Planning Commission approves this project but the Council denies the Parking Modification Permit, would this project then have to come back before the Planning Commission for modifications. Planner Stephen Rose replied yes. Any project approval is contingent on all parts being approved. Commissioner Hernandez asked if requiring just four parking spaces is realistic to serve the proposed small restaurant with 12 seats and staff. Planner Stephen Rose said that this number of parking spaces reflects the Code requirement using the City's parking standards. Campbell Planning Commission Minutes for February 28, 2017 Page 8 Commissioner Hernandez asked staff what the occupancy would be for all of this proposed new space. Planner Stephen Rose replied that the Project Architect is present and can provide that information based on building occupancy. Commissioner Hernandez asked what the highest building in the Downtown is. Planner Stephen Rose replied 45 feet. Commissioner Rich said it appears this project's parking deficiency is between 30 and 31 parking spaces. Commissioner Rivlin asked whether the in-lieu parking fee would account for inflation. Planner Stephen Rose said that is dealt with through Conditions 5 and 6 of the Parking Modification Permit resolution. Commissioner Reynolds presented the Site and Architectural Review Committee report as follows: • Said that SARC had comments about the second story outdoor patio with gas heaters and what species of plants are proposed for the planters on that patio. • Added that SARC had concerns about the maintenance of plants up there. • Stated that there was discussion on the wall design and the recommendation was made by SARC to utilize high-quality brick for that wall. • Said that SARC recommended alternative color options for the Planning Commission to consider as well as signage. Chair Kendall questioned that SARC had a discussion about plants? Commissioner Reynolds said that the question/concern at SARC was about the maintenance. How they will be accessed to ensure they are maintained. Chair Kendall opened the Public Hearing for Agenda Item No. 3. Don Imwalle, Project Applicant: • Thanked the Commission for this evening's hearing of their project. • Said that they are excited to be at this point. • Reported that his father had started this company. • Added that he cannot be more excited and/or proud of a project. • Stated that this could be the most beautiful thing we've (Imwalle) have ever done. John Razumich, Project Applicant: • Thanked the Commission. • Stated that it is nice that Commissioner Hernandez can join in via tele-conference. • Reported that he lived in Downtown Campbell for a few years in one of the Water Tower Condos. Campbell Planning Commission Minutes for February 28, 2017 Page 9 • Added that Imwalle's office is now located in Downtown Campbell. • Said he wants to explain why they propose this project now. • Explained that they have been talking about this project for the last three to four years. In fact, they had wanted to include this portion from "Day 1" but the economics weren't there at the time. What they had originally wanted for this site was a large three-story mixed-use project. • Stated that this will be ahigh-quality Class A project. • Said that they propose 8,500 square feet of office space on the second and third floors. There will be an 800 square foot retail tenant for the new first floor as well as restaurant storage space to serve both Mo's and Opa! Additionally the project will help clean up the back area, improve the trash area and resolve problems they currently have there. • Reported that there have been 25 or more iterations of design to get this project to this point. Don Imwalle: • Reported that he had walked the Downtown with Jeffrey Eaton, Project Architect, to see what is there that architecturally could be drawn into their project. • Stated that they have created something really unique, including an outdoor patio space to serve the upstairs office uses. The third story is a mezzanine. John Razumich: • Said that their proposed building plays homage to the Water Tower I, the building in which he one lived. • Pointed out that the 45-foot height is situated 100 feet back from Campbell Avenue. • Admitted that the restaurants (Mo's and Opal) were even more successful than expected. • Reported that he had met with managers of all three restaurants (Willard Hick's, Mo's and Opal. • Explained that this new project will improve and increase the trash enclosure by 65 percent and include a trash compactor. • Stated that the LED parking garage signage concept has been successfully utilized in other communities. • Pointed out that 53 percent of the available parking spaces in Downtown Campbell are located within the First and Second Street Garages. Commissioner Rivlin asked if there would be monitoring as well or just the LED signs. John Razumich replied that there could be switches, cameras and LED signs at a cost of about $150,000. Commissioner Rich asked how many signs are anticipated with the sign proposal. John Razumich said that as a "retail guy" he would always say the more the better. Commissioner Hernandez: Campbell Planning Commission Minutes for February 28, 2017 Page 10 • Restated what she had heard that when Imwalle first bought this property they wanted to develop with a two to three-story building but decided against due to the economic downturn. • Asked if their bringing forward today the same designs they had considered then. Don Imwalle replied no. This type of project was un-financeable at that time. It was a "pipe dream" during that period. Commissioner Hernandez asked what their proposed occupancy load was. John Razumich invited their Project Architect, Jeffrey Eaton, to respond. Jeffrey Eaton, Project Architect: • Said that based upon the 1 person per 100 square feet ratio, their occupancy would be between 80 and 85 persons. • Added that the first floor restaurant load would be 12 to 17 depending upon seats. Commissioner Hernandez said that totals the occupancy at about 100. Don Imwalle agreed that was true if maxed out. He added that they don't currently have a tenant lined up. Commissioner Rivlin asked the applicants if they have made provisions for the on- going maintenance of the trash enclosure. John Razumich reported that they now manage this property themselves in-house. The new trash enclosure will be larger. They will routinely power wash the trash enclosure to ensure cleanliness. Don Imwalle added that they have redesigned the path of travel for the new trash enclosure that will make maintenance more manageable. John Razumich explained that they took over management of the trash and pay for extra services to have trash container placed back into the enclosure after service pick up. Don Imwalle added that there will also be a sewer connection within the trash enclosure for drainage management. Director Paul Kermoyan: • Pointed out Conditions 41 and 44. Condition 41 is regarding the maintenance of the landscaping. Condition 44 amends the existing maintenance agreement. • Explained that the City works directly with a property owner when there are issues of property maintenance. Not the tenant. He wanted clearly stated that on the record . Jackie Costanzo, Resident on Alice Avenue: • Stated that she is very excited by how this project looks. Campbell Planning Commission Minutes for February 28, 2017 Page 11 • Agreed that a concern is always with the parking. • Said that if the parking fees collected by this project are directed to the installation of electronic signs that direct the public to the parking structures that will help them to utilize the garages. Susan Blake, Resident on Third Street. • Listed issues of the development standards for the Downtown as including scale, density and historic character. • Added that while the standards offer opportunities for retail and mixed-use buildings, they also call for maintaining the small-town sale and avoiding contemporary design. • Reference LU4-1 -Downtown Character, which requires being sensitive to the unique character of the Downtown. • Stated that this project is not representative of traditional character or theme. It doesn't follow the existing scale and character. • Opined that it is not how we should be defining progress for the Downtown. • Provided some statistics from a recent public survey conducted as part of the General Plan Update. Priorities with high support included: preserving scenic views and retaining small town character. • Pointed out that this 45-foot height will block visibility of the Water Tower as seen from across the street (bookstore) on Campbell. Barry Shilman, Resident on Third Street. • Said that his concern is the parking. • Added that with this project there is the loss of five public parking spaces in the public parking lot being sacrificed for a new building. • Stated that about 1,000 square feet of public land is being moved into private ownership. • Sad that $6,000 per parking space is too little to pay. • Reminded that this site is 30 spaces under parked. • Cautioned that office workers in this new building would park in the early morning and not leave their space until they go home at the end of the day. That means that others coming to the downtown will not have used those parking spaces. • Opined that this is a losing proposition for the City. • Stated that the Downtown is impacted totally and there is no place to park. • Suggested some solution requiring this development to provide spaces they should be providing. Don Imwalle: • Said that the five spaces referenced are on private property. They are not buying spaces from the City. Rather they are paying money to the City to use as the City sees fit. Chair Kendall closed the Public Hearing for Agenda Item No. 3. Commissioner Hernandez: Campbell Planning Commission Minutes for February 28, 2017 Page 12 • Commended the applicants on their current building. It is well designed and maintained. • Added that it is successful and a great draw for Campbell. • Said that she does have issues with the proposed new buildings. • Stated that there is potential for an additional 100 people coming to this building but they are providing five spaces. • Said that she is concerned for general traffic and congestion issues both in the day and evening hours. .. • Advised that her problem is with the design of the building. It is too high. The massing is not compatible. The designs are too varied. It doesn't blend well with building below and with the Downtown in general. • Added that the Water Tower views will be obstructed. • Cautioned that Campbell is not a Santana Row. • Concluded that this is not the .right design and she looks forward to seeing something different. Chair Kendall asked Commissioner Hernandez what she means by canyon-type shadow. Commissioner Hernandez said that when walls are so high, they create a lot of shade below. She added that she understands that 45-feet is the maximum height allowed. Commissioner Rich asked Commission Hernandez if she is more comfortable if design is lowered and more in the style of the existing Opa building. Commissioner Hernandez said she would like to see a more cohesive design that matches the sense of flow to that corner. Commissioner Rich asked Commissioner Hernandez if she could support the same square footage as proposed but with architectural changes and lowering of the height. Commissioner Dodd: • Said that as she looks at the rendering the applicant has brought forth the 45-foot height doesn't start until 40 feet back from the existing building. • Stated that therefore there should be no shadow on the street at all. This project is not setting acanyon-like feel. Commissioner Rivlin: • .Said that the rendering may give a better feel. • Commended the Architect's strategy to provide visual interest across three to four themes. • Cautioned that use of one architectural style could look like a "mega block". • Stated that use of brick, woods and varied setbacks provides visual interest. • Said that parking is going in the right direction including the potential for use of signage to direct the public to existing parking structures with available spaces at any given time. • Asked if the City-owned parking has restrictions on time a vehicle can be left. Campbell Planning Commission Minutes for February 28, 2017 Page 13 Director Paul Kermoyan replied two hours. Commissioner Rivlin: • Asked if it is possible to post signage prohibiting office use of public parking. • Said that the back of house design is very important and what is being proposed is a quality trash enclosure that will better serve existing and future uses. • Stressed the need to maintain the trash enclosure. • Asked how deliveries work. Planner Stephen Rose explained that in the., Downtown, deliveries occur in the street. That includes loading and unloading. ~ Downtown businesses try to target early morning deliveries. Director Paul Kermoyan: • Said that outside of a Downtown environment, commercial uses tend to be in larger shopping centers with loading docks. Downtown is different. • Stated that the Commission could look at delivery hours. • Pointed out that there is surface parking in back. The City-owned parking has a two-hour limit. The public parking garage just a bit further down the street allows for 10-hour parking. Commissioner Rivlin said that with resolutions on the parking issues and architectural themes as well as the goal to maintain the existing quality of the project already in place, he is in full support of this proposed project. Commissioner Rich: • Said he likes the project, which brings office space into the Downtown. • Stressed the need to minimize parking impacts. • Questioned what steps could be taken to make sure that office tenants don't use up the street parking. Director Paul Kermoyan: • Questioned the enforceability of such an effort. • Added that during the week days the street parking-is routinely monitored for two hour limits. There is lots of ticketing that occurs. Commissioner Rich: • Questioned whether there are ways to "encourage" office uses to park in the garage(s). • Suggested that perhaps limiting the office uses work hours on Saturday to 5 p.m. so they are not using up street parking during peak times in the :Downtown. • Said that the use of in-lieu fees for signage that advises the public of available garage parking could help alleviate parking concerns. • Stated that perhaps they should explore funds for provision of additional parking. Campbell Planning Commission Minutes for February 28, 2017 Page 14 Director Paul Kermoyan: • Said one example of possible new parking was brought. forth by Mayor Gibbons and Public Works Director Todd Capurso at the Water Tower I that could create additional spaces through circulation design and striping. Commissioner Rich said his first priority for parking is new/added 'spaces and his second priority would be the signage proposed directing the public to the public garages. He added that his recommendation to limit office operation hours to 5 p.m. on Saturdays is another option. Commissioner Dodd: • Said that she likes the idea of mitigating daytime parking. • Added that she doesn't want parking to make the building unusable. • Said she prefers to limit where people park rather than the days and hours they can work. • Stated that the street parking should be limited to two hours. • Advised that she likes the building design. She likes the fact they are not exactly the same like Santana Row. • Said that she likes the brick veneer and the water tower logo. • Admitted that she wasn't a fan of the office building originally but it goes with the Downtown. • Added that she likes the architectural differences of the project. She doesn't want them. all to be the same. • Said that she likes the staggered heights and the separate building appearances. • Stated that she likes the idea of ranking the parking priority options. • Concluded she is in favor of this project. Chair Kendall: • Said she likes the look of the project design. It looks as if it were built at different times. She appreciates the packing house roofline. She likes the brick and design of that part. • Stated that the brick as shown looks new. She would prefer brick that more closely matches the bricks at the Water Tower Building. Director Paul Kermoyan said that materials are within the Commission's purview. They can be asked to incorporate aged/recycled/reclaimed brick as a condition of approval. Planner Stephen Rose said that the conditions require use of full brick and not veneer. Chair Kendall asked if the image depicted on the elevation is also proposed. Planner Stephen Rose said it is planned. Director Paul Kermoyan said that the applicant was asked to treat that wall differently. It could be an art piece there. It's wide open. Campbell Planning Commission Minutes for February 28, 2017 Page 15 Chair Kendall said she bikes the architecture and finds the closing of the office use by 5 . p.m. on Saturday to be suitable. She added that her priority use of the in-lieu parking fees be on parking signage. Director Paul Kermoyan suggested letting Council dictate that use. Chair Kendall said the Commission could recommend to Council the use of signage placed just outside the First and Second Street Downtown parking structures that advise the public if parking is available within before they enter the garage(s). Commissioner Reynolds: • Reported that he has read all of the letters received from the community. Concerns tend to be parking and growth. • Asked what if we say no. What are the consequences? It's hard to stop growth/change. • Stated that the job of this Commission is to bring the best to our City. • Agreed that parking has been a concern for years. • Added that it seems we are heading to solutions with some ideas being brought forth tonight. • Said that this project meets the requirements of the General Plan. We can't say no to this project. • Pointed to the quality of their original project at this location. The site was previous to that the Odd Fellows Lodge. • Reminded that the Commission was protective of that corner and imposed restrictions and conditions on Imwalle. Imwalle far exceed what was asked of them. • Stated that now when they bring a project, they have a track record with us. • Said that he likes the 2nd story patio setback. and proposed having gas piped in so heaters can be placed on the patio to allow year-round use. • Said that he is impressed that the applicant has offered to pay in-lieu fees. They didn't have to do that. They wanted to. That impresses him. • Suggested the inclusion of solar panels on the roof where feasible and not visible from the street. • Said he would not support imposing restrictions on the Saturday operational hours for the office space. This space may well attract startups. We want to bring startups to our City. It is important to our City Council. • Reminded that this use will bring a possible 80 to 100 jobs. • Reiterated he would prefer to control parking than office use hours. • Pointed out that office workers will support our retail and restaurants. • Stated he would support this project and would like to make it a priority of the Commission's recommendation to Council that the LED signage be the top option for use of the in-lieu parking fees being paid by this applicant. Commissioner Hernandez: • Said there are elements that she likes about the building. She likes the different architecture. She likes the inclusion of brick. However, she finds the southern elevation to be blocky. • Said she supports the restriction of office use after 5 p.m. on Saturdays. Campbell Planning Commission Minutes for February 28, 2017 Page 16 • Stated that there should be no outdoor seating with the new first floor retail/restaurant space. • Agreed that the in-lieu parking fee is best directed to the suggested LED signage at the two City parking garages. • Pointed out that the FAR being requested is above the standard. The standard is 1.25 and they are asking 1.33. Chair Kendall asked staff whether the FAR' is over the allowed. Planner Stephen Rose explained that 1.25 is the standard FAR but can be approved up to a 1.5 FAR with findings. Commissioner Rivlin said that he would ask staff to work on increasing parking in-lieu fees based on inflation amounts. What is proposed now is $7, 027 per space. He asked if the tree.that will be removed would be replaced. Planner Stephen Rose explained that would be left to the discretion of the Public Works Director. Commissioner Rivlin said he would encourage replacement. Commissioner Rich: • Said it seems that five of the six members of the Commission are okay with the proposed architecture. • Said that all support the recommendation for inclusion of solar panels if possible. • Reminded that a third consideration was to restrict the Saturday hours for the office use to conclude by 5 p.m. Commissioner Rivlin said that he didn't agree with limiting hours. He said he would rather handle it a different way specifically with encouraging/requiring garage parking for the office use. Commissioner Dodd: • Said that people become accustomed to parking in a regular spot. • Agreed that she too is not a fan of limiting the Saturday hours for the offices in this project. Commissioner Rich said he is in agreement not to limit the Saturday office hours to 5 p.m. Director Paul Kermoyan said that it is difficult to monitor such a restriction thus enforcement is also difficult. Commissioner Reynolds agreed that the hours should not be restricted. Instead see what comes and adjustments can be made accordingly afterwards. Campbell Planning Commission Minutes for February 28, 2017 Page 17 City Attorney William Seligmann said that is the case as long as there are "triggers" contained within the Conditions of Approval to bring this use back if problems should come up. Commissioner Hernandez: • Cautioned that it seems that once a business comes in and once there problems arise, once the City tries to enforce the use the business claims the City is "punishing" them and the City backs down. • Suggested putting something in place now. Commissioner Dodd asked what is possible. What do other cities do? Director Paul Kermoyan said such issues are more easily managed on a site like the Pruneyard with lots of dedicated ground and garage parking. This is a Downtown setting. It is very different and more difficult and sometimes impossible to fully manage parking. Chair Kendall: • Asked if this should be addressed in a different way. • Suggested that perhaps the City should call a meeting of the downtown businesses to encourage them to ask their employees to park in the nearest public garage in the Downtown. Director Paul Kermoyan: • Reported that the Downtown Campbell Business Association (DCBA) does that. • Reiterated that the Downtown is a "different animal". The obligation to provide Downtown parking is on the City. • Reminded that buildings occupy the entire property. They are built wall to wall. Chair Kendall reminded that the Commission has not discussed color preference. Commissioner Rich said that it is okay as proposed. Chair Kendall reminded that the applicant provided two color options. Commissioner Reynolds said it is important to be careful about color choices. Motion: Upon motion of Commissioner Reynolds, seconded by Commissioner Rivlin, the Planning Commission took the following actions for a proposed development on property located at 276-280 E. Campbell Avenue & a portion of a City parking lot (46 S. First Street): • Adopted Resolution No. 4364 adopting a Mitigated Negative Declaration (PLN2016-309); and • Adopted Resolution No. 4365 approving a Site and Architectural Review Permit (PLN2016-187) to allow the construction of an approximately 10,819 square-foot two and three-story expansion of an existing commercial building, in Campbell Planning Commission Minutes for February 28, 2017 Page 18 place of the existing private parking lot behind Opa's/Mo's, and extending over a portion of Vuillard Hicks, and to allow the removal of one driveway and tree on public property, the expansion of a trash enclosure and restriping of parking stalls on the adjacent City parking lot, and incorporating findings 10 through 24 provided in the Parking Modification Permit Resolution and a new finding stating that the "Parking Fee of $6,000 is based on the amount established by the suspended City's Downtown Parking In-Lieu Fee used to create new parking in the Downtown" and adding a conclusionary finding that "There is a reasonable relationship between the fee's use and the type of development project on which the fee is imposed, and • Adopted Resolution No. 4366 recommending that the City Council approve a request for a Parking Modification Permit (PLN2017-009) to allow a reduction in the number of required parking spaces adding a new finding stating that the "Parking Fee of $6,000 is based on the amount established by the suspended City's Downtown Parking In-Lieu Fee used to create new parking in the Downtown' and a conclusionary finding that "There is a reasonable relationship between the fee's use and the type of development project on which the fee is imposed"; and • Made the recommendation that solar power be used where possible on the rooftop; and • Forwarded on to Council that the .Planning Commission's recommendations for use of the parking in-lieu fee be prioritized as first the proposed LED garage signage and second the creation of additional parking spaces as designed by staff; and • Forward any proposed artwork to the Art Commission for review and approval; by the following roll call vote: AYES: Dodd, Kendall, Reynolds, Rich and Rivlin NOES: Hernandez ABSENT: None ABSTAIN: Young Chair Kendall advised that the Site and Architectural Review Permit action is final unless appealed in writing to the City Clerk within 10 calendar days. The Parking Modification Permit will be considered by the City Council at its meeting on March 21, 2017. Commissioner Young returned to the chambers and dais at the conclusion of Agenda Item 3. *** Campbell Planning Commission Minutes for February 28, 2017 Page 19 Chair Kendall read Agenda Item No. 4 into the record as follows: 4. PLN2016-406 Continued Public Hearing (from the meeting of January 24, 2017) to consider the City-initiated Zoning Text Amendment (PLN2016-406) to amend Campbell Municipal Code Sec. 21.42.020 (Site and architectural review permit required) to add an exception to the site and architectural review process for minor additions and remodels to existing single-family residences in the R-1-8 (Single-Family Residential) zoning district that are located outside of the San Tomas Area Neighborhood Plan. Staff is recommending that this item be. deemed Categorically Exempt under CEQA. Tentative City Council Meeting Date: March 21, 2017. Project Planner: Stephen Rose, Associate Planner Mr. Stephen Rose, Associate Planner, presented the staff report. Chair Kendall asked if there were questions of staff. Commissioner Rich clarified that Tier 2 are those items that will be brought forward to the Planning Commission. Planner Stephen Rose: • Tier 1 is strictly a building permit process. • Tier 2 is a Director' Decision or Administrative process. • Tier 3 goes to the Planning Commission. Chair Kendall opened the Public Hearing for Agenda Item No. 4. Jennifer Armer, Resident on Stonehurst Way: • Thanked the Commission for listening to the residents at the last hearing, and lessening the burden on small projects. • Said she is glad to see the 3-Tier program and the removal of the visibility from the street standard. • Suggested that second-story additions should not be allowed to be processed under as a Tier 1. • Asked that the criteria to have the additions only at the back of the property allowed as Tier 1 be eliminated. • Stressed the need to make sure that the required process is appropriate to the~size of the proposed project/addition. Maggie Ostrowski, Resident on Cambrian Drive: • Reported that she is the newly-elected President of the Campbell Village Neighborhood Association (CVNA). However, she is here speaking for herself and not for the CVNA. • Thanked the Commission for the changes to the proposed. Text Amendment. Campbell Planning Commission Minutes for February 28, 2017 Page 20 • Reminded that a lot of input was provided and concerns were raised at the last hearing. • Stated that the 3-Tier approach is great and a nice compromise. • Suggested that for the Tier-1 project, it could be limited to 500 square feet or less but should exclude the language that reads "not viewable from the street." • Questioned what problems we are trying to solve here. • Pointed out that there is only about five feet of building space in the front of most homes in both their front and side elevations. Kristen Johansen, Resident on Normandy Drive: • Reminded that she started with a 1,200 square foot home for her family of four. • Reported that they have gone through the whole process fora 500 square foot addition. • Supported removal of the "visibility" clause. • Advised that she has an existing front patio that is unusable. She would love to bump out her front wall by four feet to add some nice additional space in her front room living space. • Suggested that ,there is not much that's going to be offensive with an addition that is less than 500 square feet. That is very minor • Thanked the Commission for listening. Chris Zuleeg, Resident on Erin Way: • Said he is the new Treasurer for the CVNA. • Reported that there are 492 homes in their. area. • Stated that front of house additions would help a lot of these properties, his included. • Stated that they have big lots in this area. Chair Kendall closed the Public Hearing for Agenda Item No. 4. Chair Kendall asked staff to address the suggestion to allow smaller front elevation additions as a Tier 1 project. Director Paul Kermoyan: • Said that there was a split opinion in the neighborhood about process front elevation additions. Some had concerns. • Added that it seemed the consensus of those in attendance at the workshop not to allow that with just a building permit. • Said that visibility is very subjective. A requirement for further review of frontage additions is to address the preservation of the frontages in the neighborhood as people know it. Commissioner Rich asked what burden or process would be relieved if we were to allow up to a 500 square foot addition at the front of a house as'a Tier 1 level project. Director Paul Kermoyan said it would be a building permit. Campbell Planning Commission Minutes for February 28, 2017 Page 21 Planner Stephen Rose pointed out that Tier 2 offers a more cost-effective and quicker review process than they' property owners are currently experiencing since all additions are currently coming before the Planning Commission. Commissioner Dodd said that this Text Amendment is creating a middle step. Director Paul Kermoyan asked if Commissioner Rich is suggesting lowering the Tier 1 threshold. Commissioner Rich suggested leaving Tier 1 as it stands or perhaps allowing for a certain amount of small addition at the front. Chair Kendall said that staff often has recommendations to refine things in an original building. Commissioner Rich concluded that he is in favor of the Text Amendment as it is. Commissioner Hernandez advised that she too supports it as it is written. Commissioner Reynolds said that while he likes to reduce the footprint of government but he doesn't want to open a can of worms. Therefore he will support this Text Amendment as written. Commissioner Young said that compromise works for both residents and staff as well. He is okay with what we have here. Motion: Upon motion of Commissioner Rich, seconded by Commissioner Reynolds, the Planning Commission adopted Resolution No. 4368 recommending that the City Council adopt an Ordinance approving aCity-initiated Zoning Text Amendment (PLN2016-406) to amend Campbell Municipal Code Sec. 21.42.020 (Site and architectural review permit required) to add an exception to the site and architectural review process for minor additions and remodels to existing single-family residences ` in the R-1-8 (Single-Family Residential) zoning district that are located outside of the San Tomas Area Neighborhood Plan;- by the following roll call vote: AYES: Dodd, Hernandez, Kendall, Reynolds, Rich, Rivlin and Young NOES: None ABSENT: None ABSTAIN: None **,~ Campbell Planning Commission Minutes for February 28, 2017 Page 22 REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR Director Paul Kermoyan had no additions to his written report. ADJOURNMENT The Planning Commission meeting adjourned at 10:56 p.m. to the next Regular Planning Commission Meeting of March 14, 2017. SUBMITTED BY: orinne Shinn, Recording Secretary APPROVED BY: /G~ Michael Rich, Acting Chair, Item 1 APPROVED BY: O ~~~ ~~ ~/ / vonne Kendall. Chair ATTEST: Paul Ker~noy~~(, Secretary ,