Loading...
PC Min - 06/13/2017CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. JUNE 13, 2017 CITY HALL COUNCIL CHAMBERS TUESDAY The Planning Commission meeting of June 13, 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: Commissioners Absent: Commissioner: Staff Present: Yvonne Kendall Michael L. Rich JoElle Hernandez Philip C. Reynolds, Jr. Andrew Rivlin Donald C. Young Chair: Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Cynthia L. Dodd Community Development Director: Paul Kermoyan Senior Planner: Daniel Fama Senior Planner: Cindy McCormick Associate Planner: Stephen Rose City Attorney: William Seligmann Recording Secretary: Corinne Shinn APPROVAL OF MINUTES Motion: Upon motion by Commissioner Reynolds, seconded by Commissioner Young, the Planning Commission minutes of the meeting of May 23, 2017, were approved as submitted. (5-0-1-1; Commissioner Dodd was absent and Chair Kendall abstained) Campbell Planning Commission Minutes for June 13, 2017 Page 2 COMMUNICATIONS Director Paul Kermoyan identified the following items: 1. Desk Item for Item 4 -Westmont Avenue 2. Color material board and renderings for Item 1 - 1360 Burrows Road. AGENDA MODIFICATIONS OR POSTPONEMENTS None ORAL REQUESTS None **~ PUBLIC HEARINGS Chair Kendall read Agenda Item No. 1 into the record as follows: PLN2016-175 Public Hearing to consider the application of Nadia Pichko, on behalf of Volodymr Ivchenko, for a Site and Architectural Review Permit (PLN2016-175) to allow for a major addition to an existing home, essentially resulting in a new home, on property located at 1360 Burrows Road. 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 ten calendar days. Project Planner: Cindy McCormick, Senior Planner Ms. Cindy McCormick, Senior Planner, presented the staff report. Chair Kendall asked if there were questions of staff. Chair Kendall asked staff at what point in the review process is the applicant provided with any direction by staff in regards to their design. Planner Cindy McCormick: • Explained that the applicant usually comes to the Planning Department to seek guidance from staff before submitting their project. • Added that once a submittal is received it is routed to the various reviewing departments for comments and conditions. When all feedback is gathered a letter to the applicant/designer is prepared. Commissioner Rich provided the report of the Site and Architectural Review Committee meeting as follows: • SARC reviewed this proposal at its meeting of May Stn Campbell Planning Commission Minutes for June 13, 2017 Page 3 • Advised that SARC was concerned about the project's lack of articulation in the elevations. • Added that SARC asked that more renderings be prepared that offered added articulation to the elevations. Chair Kendall opened the Public Hearing for Agenda Item No. 1. Nadia Pichko, Applicant/Designer: • Reported that this project represents an addition to an existing single-family home. It consists of 240 square feet on the first floor. • Pointed out that with the way the lot is situated, they can only add at the front of the existing home, which is being pulled out by 3 feet. A left side extension is only a couple of feet. • Said that they have aligned the first and second stories together. • Reported that the structural engineer suggested that they align the walls of the first and second stories if possible. • Advised that they incorporated roof to help break up the massing. There is also a balcony on the second floor to break up the appearance of mass in back. • Pointed out that there are many trees there so there is not much visibility onto adjacent properties as a result of those screening trees. • Explained that they have been working with Planning for about a year now. • Assured that they are bringing forth their design in conjunction with design standards. • Asked for suggestions on how to improve what they propose. Chair Kendall asked Ms. Pichko if the 3-D elevations seen this evening are different than those seen by SARC. Nadia Pichko replied no. They are exactly the same. They are matching the neighbor's roof. Commissioner Hernandez asked if this project represents modern design. Nadia Pichko replied that it represents the applicant's desire and preference. Jo-Ann Fairbanks, Resident on Hacienda Avenue: • Stated her opposition to the proposed second story deck/balcony. • Said that such things are an imposition on neighbors and is assaulting the privacy of the surrounding area. Audrey Kiehtreiber, President, San Tomas Area Community Coalition (STACC): • Advised that STACC submitted a comment letter on this proposal. • Admitted that it can be difficult for a homeowner to put an effort in their home design and to be told by the City that it has issues with their design. • Pointed out that the San Tomas Area Neighborhood Plan does not preclude modern elements to proposed design but does preclude a lack of setbacks and/or articulation to the design. ~a~E77~~~11 r~iar~r~~nc~ Carr~a~~r7is~iar~ IV4in~tc~ far J~.~ne ~ 3, X017 Page 4 • Reiterated that new lines should not be precluded. Chair Kendall closed the Public Hearing for Agenda Item No. 1. Commissioner Rich: • Clarified SARC's position. SARC saw renderings without articulation. • Added that SARC had less concern once they saw the 3-D rendering. Commissioner Rivlin asked if the proposed balcony overlooks neighbors. Commissioner Rich said that there was not much concern based on setback and the fact there is avisibility-blocking wall on the balcony as well. Commissioner Reynolds: • Said that he supports the staff recommendations as well as STACC's. • Stated that the architect tried to bring forth something that doesn't look like atwo- story box. • Said that it really stands out and that a better design could be done. • Suggested that if this item were to be continued, the applicant could come back with a better design. • Listed the recommended changes as consisting of added articulation, roof design and to break up the boxy appearance. Commissioner Hernandez: • Said she too has concerns about the setbacks, roofline, massing and lack of articulation. • Agreed that this current design is very boxy and seems massive. • Suggested that the use of the roof between the two floors is not really helpful nor is the use of the lighter color. • Questioned whether she is seeing athree-foot setback at the back property line. Director Paul Kermoyan said that is the existing garage only. Planner Cindy McCormick added that the garage and workshop are as originally approved. There are no changes proposed. Commissioner Hernandez said she would support denial of the Site and Architectural Review and suggested that the applicant work with Planning and their architect. Chair Kendall said that there are two options available. One is to deny this request and it is over. The other is to continue this item and have the applicant come back with changes to the design. Director Paul Kermoyan: • Added that a decision for denial can be made "with prejudice" or "without prejudice". A denial "with prejudice" cannot come back with a similar design for one year. A denial "without prejudice" doesn't include that limitation. C;~~n~~~~ll PI4,r~t~~ t~ ~v}ri~r~~i~~i~r~ ~~iir~i.ri~.Ns fir :,i~arr~ 'I :3, ~C~ i 7 Page 5 • Added that rarely does the City deny asingle-family residence outright. • Admitted that he has struggled with this. • Said that staff even prepared an alternative draft resolution for approval in addition to their recommended resolution for denial. We rarely do that. • Suggested the Commission make it very clear to the applicant what is wrong with the current design so the applicant can come back with an improved design from the top down. Commissioner Young: • Said that Findings 5, 6 and 7 clearly state why this design does not match design standards. • Admitted that leads him more in the direction of denial versus offering options for change. • Pointed out that there is limited space available for additions to the first floor. • Stated that denial is the way the Commission has to go as he is not sure how to articulate a design that is better. Commissioner Rich: • Said that the applicant is trying to use as much of the structure as possible. They have tried to be as creative as they could be. • Stated that he is in favor of moving forward with a continuance after offering suggestions on how to improve it. • Concluded that he is not in favor of an outright rejection of this project. Commissioner Reynolds: • Said that he would start with the roof. He likes to see different rooflines. • Stated that some arbors help define a roofline. • Suggested different window patterns on the second floor and further articulation of the second floor. • Recommended the elimination of the false roof feature as it only adds to the boxy- ness. • Said that on the first floor use of stonework wainscoting could help add visual articulation. Different window patterns and perhaps a chimney could add depth. Commissioner Rivlin: • Said he had similar thoughts. This design needs some balance. • Opined that the non-symmetrical roof doesn't work together. • Added that he is fine with the balcony on the back. • Admitted that he was struggling with the window selection. There are six different types of windows in front. He suggested reducing that to perhaps two different styles. • Suggested further work be done on the design of the window and roof on second story including removal of the band that cuts across. • Stated that he is not comfortable with denying this project "with prejudice". Rather "without prejudice" makes more sense. Director Paul Kermoyan: Campbell Planning Commission Minutes for June 13, 2017 Page 6 • Pointed out that the Commission doesn't have to deny this application. • Stated that if the PC has recommended changes, this request can be continued to allow the applicant to make design changes. • Reiterated that the applicant is searching for guidance. Chair Kendall: • Stated that she is fine with the proposed balcony on the rear. • Cautioned that the use of paint color to break up massing is not a permanent solution. Any future owner could change it up. • Pointed out that the applicant had an entire year to bring something that fits within the STANP guidelines as well as staff's recommendations. • Admitted that she is in favor of a denial "with prejudice". It has been a year. A better design has not happened and isn't likely to happen. It will just be unnecessary added work for staff. • Reminded that this property falls within a particular jurisdiction with its own design guidelines. • Stated that there has already been feedback from SARC and there hasn't been much give on the part of the applicant. • Concluded that she is open to feedback and suggestions. Commissioner Rivlin asked for further discussion on where the denial would take this. Commissioner Rich said that a continuance would allow this applicant to come back to the Planning Commission. He pointed out that a person's home is their most important asset. It would be prudent at this time to allow them to continue to improve their proposal. Chair Kendall asked if the recommendation is denial but not with the restriction of one year passing prior to new submittal. Director Paul Kermoyan said that something similar could not be submitted until one year had passed. Commissioner Reynolds said that he would recommend Option 1. He said while he wants to enforce the design guidelines he thinks they should be able to come back with revisions. He'd like to give them that opportunity. Commissioner Hernandez asked Planner Cindy McCormick how much she worked with the applicant. Planner Cindy McCormick said that at this point the designer is looking for what is needed to make supportable changes. Motion: Upon motion of Commissioner Young, seconded by Commissioner Reynolds, the Planning Commission CONTINUED TO A DATE UNCERTAIN a Site and Architectural Review Permit (PLN2016-175) to allow for a major addition to an existing home, Campbell Planning Commission Minutes for June 13; 2Q1;~ 1~'~~~~~~--~ 7 essentially resulting in a new home, on property located at 1360 Burrows Road, directing the applicant to make design changes that more consistently meet the General Plan and Design Guidelines. (6-0-1; Commissioner Dodd was absent) ** Chair Kendall read Agenda Item No. 2 into the record as follows: 2. PLN2017-59 Public Hearing to consider the application of Igor Markovsky for a Site and Architectural Review Permit (PLN2017-59) to allow a major addition and remodel to an existing single- family residence on property located at 1829 Regina Way. 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 ten calendar days. Project Planner: Daniel Fama, Senior Planner Mr. Daniel Fama, Senior Planner, presented the staff report. Chair Kendall asked if there were questions of staff. There were none. Commissioner Rich provided the report of the Site and Architectural Review Committee meeting as follows: • SARC reviewed this proposal at its meeting of May gcn • Stated that SARC was supportive but encouraged some revisions to help diminish the verticalness of the house. Chair Kendall opened the Public Hearing for Agenda Item No. 2. Igor Markovsky, Applicant: • Advised that he has implemented SARC's recommendations in his design. Audrey Kiehtreiber, President of the San Tomas Area Community Coalition: • Stated that it was a real pleasure to work with these homeowners. • Advised that both SARC and STACC worked with them. They are overall great community members to work with. • Reported that this home offers an attractive design that meets all requirements. Jo-Ann Fairbanks, Resident on Hacienda: • Said that this project is appealing from various standpoints. • Pointed out that some two-story homes are very imposing on a neighborhood. • Added that in this case, the windows face the street rather than the side and back. • Stated that this is a great design. Campbell Planning Commission ~Jlinutes for tl~~n~ 1:3 ~t~1 ~ f~`~~~¢~ 8 Chair Kendall closed the Public Hearing for Agenda Item No. 2. Commissioner Reynolds: • Stated that this is a beautiful project. • Added that it clearly has buy-in from the surrounding community. • Concluded that it is everything that the STANP is looking for. Commissioner Hernandez: • Said that she agrees with Commissioner Reynolds. • Stated that this home's design is representative of good design. • Added that when you start with good design, minor tweaks can be done to make it great. Motion: Upon motion of Commissioner Reynolds, seconded by Commissioner Rivlin, the Planning Commission adopted Resolution No. 4382 approving a Site and Architectural Review Permit (PLN2017-59) to allow a major addition and remodel to an existing single-family residence on property located at 1829 Regina Way, subject to the conditions of approval, by the following roll call vote: AYES: Hernandez, Kendall, Reynolds, Rich, Rivlin and Young NOES: None ABSENT: Dodd ABSTAIN: None Chair Kendall advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. *** Commissioner Reynolds advised that he must recuse from Agenda Item No. 3 due to a professional conflict of interest. He left the dais and chambers for the duration of this item. Chair Kendall read Agenda Item No. 3 into the record as follows: Campbell Planning Commission Minutes for June 13, 2017 Page 9 3. PLN2017-121 Public Hearing to consider the application of Ryan McSorley for a Modification (PLN2017-121) to apreviously-approved Conditional Use Permit (PLN2014-273) to allow for the relocation of four antenna base stations/panels and to install three new diplexers on the roof of the existing commercial building on property located at 700 W. Hamilton Avenue in the C-2 (General Commercial) 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 ten 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. Commissioner Rivlin asked how this project relates to the Wireless Code modifications recently discussed. Planner Stephen Rose replied that this level of change would not be allowed if the Ordinance had already been adopted. However, this is an existing facility with a minor change requested and is consistent with the current code requirements. Commissioner Rich provided the report of the Site and Architectural Review Committee meeting as follows: • SARC reviewed this proposal at its meeting of May 23rd and was supportive. Chair Kendall opened the Public Hearing for Agenda Item No. 3. Chair Kendall closed the Public Hearing for Agenda Item No. 3. Commissioner Rivlin said that in general this is fine. He asked if anyone was concerned with the future ordinance. Motion: Upon motion of Commissioner Young, seconded by Commissioner Rivlin, the Planning Commission adopted Resolution No. 4383 approving a Modification (PLN2017-121) to a previously-approved Conditional Use Permit (PLN2014-273) to allow for the relocation of four antenna base stations/panels and to install three new diplexers on the roof of the existing commercial building on property located at 700 W. Hamilton Avenue, subject to the conditions of approval, by the following roll call vote: AYES: Hernandez, Kendall, Rich, Rivlin and Young NOES: None ABSENT: Dodd Campbell Planning Commission Minutes for June 13, 2017 Page 10 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 chambers and dais upon the conclusion of the previous hearing item. *** Chair Kendall read Agenda Item No. 4 into the record as follows: 4. PLN2017-70 Public Hearing to consider the application of Mark Lee for a Site and Architectural Review Permit (PLN2017-70) to allow the construction of a new, approximately 4,208 square-foot, two-story single-family residence on property located at 1350 Westmont Avenue. 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 ten 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. Commissioner Hernandez asked if there was a letter from STACC. Planner Stephen Rose replied no, not for this item. He said that the applicant reached out to his neighbors and resolved any concerns. Commissioner Rich provided the report of the Site and Architectural Review Committee meeting as follows: • SARC reviewed this proposal at its meeting of May 23`d • Said that SARC was supportive with two recommendations. One was that the driveway be constructed from pervious pavers. The other was that the roof color used would be lighter than originally proposed. Chair Kendall opened the Public Hearing for Agenda Item No. 4. Mark Lee, Applicant: • Said that he has no comments to add but is available for any questions. Chair Kendall asked Mr. Lee about the potential use of the Tesla roof. She asked about its benefits. Mark Lee said that he would consider use of the Tesla roof if the cost is acceptable. That's why there are two proposed options for the roof. C,'~~;~~~k~ell r=~l~nnie~~g C+~rnrnissicn Mi~~if~~ fir June 13, 2017 6~'~~~ `I Planner Stephen Rose reminded the Commission to make an amendment during the making of the motion to incorporate the desk item. Audrey Kiehtreiber, President of STACC: • Apologized for not submitted a STACC letter in this case. • Reported that Mr. Lee made some changes when asked. • Stated that the proposed glass garage doors were of concern and STACC had suggested use of wood garage doors. • Added that while this is a slightly more modern designed home it still has the elements called for within the STANP. • Supported the use of paver. • Stated that privacy was met. • Concluded that STACC is supportive of this application with the request that the proposed glass garage doors instead be changed to wood. Chair Kendall closed the Public Hearing for Agenda Item No. 4. Commissioner Young: • Said that he was pretty excited at the SARC meeting to hear about this applicant's potential use of the Tesla roof for this home. A Tesla roof would look like a "real" roof rather than like typical solar panels atop a roof. • Said that there is a good mix in the neighborhood. • Added that the setbacks are great. • Admitted that he likes the proposed glass garage door. s Concluded that he likes the project as presented. Commissioner Rivlin said he too supports this project as presented including the incorporation of the Tesla roof if that is financially viable. He said this project is great. Commissioner Rich said he too supports this project as is. Chair Kendall said that she loves the glass and metal garage door. It looks old-school modern. She personally likes that effect. Commissioner Hernandez: • Said that the project is fine as proposed with the glass garage door. • Pointed out that it is a giant house but it is also on a very large lot. • Admitted that she was surprised there were no neighbor objections. • Stated that this is a beautiful design with great elements to it. • Added that she won't force the garage door either way (glass or wood). • Concluded that she supports the project as presented. Commissioner Reynolds: • Stated his support for the project as proposed. • Said that includes leaving the applicant with the option to change the garage door if desired and with the option to use the Tesla solar roof. Campbell Planning Commission Minutes for June 13, 2017 Page 12 • Admitted that he hopes the use of the Tesla roof takes off as it is a wonderful product. Motion: Upon motion of Commissioner Rich, seconded by Commissioner Reynolds, the Planning Commission adopted Resolution No. 4384 approving a Site and Architectural Review Permit (PLN2017- 70) to allow the construction of a new, approximately 4,208 square-foot, two-story single-family residence on property located at 1350 Westmont Avenue, with a revised Condition 1 to incorporate the desk item dated June 13, 2017, subject to the conditions of approval, by the following roll call vote: AYES: Hernandez, Kendall, Reynolds, Rich, Rivlin and Young NOES: None ABSENT: Dodd ABSTAIN: None Chair Kendall advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. *** Chair Kendall read Agenda Item No. 5 into the record as follows: 5. PLN2017-61 Public Hearing to consider the application of Smith Ebrahimi for a Site and Architectural Review Permit (PLN2017-61) to allow fora 561 square-foot first floor addition to the front of an existing 2,363 square foot two-story single-family home resulting in a floor area ratio exceeding 45 percent (47 percent proposed) on property located at 447 Kings Court. 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 ten 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. Chair Kendall asked if the attached garage is being increased. Would it be 1,600 square feet? Planner Stephen Rose clarified that that area reflected is a bedroom being added next to the garage. The existing garage itself is 400 square feet. Chair Kendall clarified that she is in error and had been looking at the wrong project plans. Campbell Planning Commission Minutes for June 13, 2017 Page 13 Commissioner Rich provided the report of the Site and Architectural Review Committee meeting as follows: • SARC reviewed this proposal at its meeting of May 23rd and was supportive. The addition will enhance the home. Chair Kendall opened the Public Hearing for Agenda Item No. 5. Smith Ebrahimi, Applicant: • Thanked the Commission for their time in reviewing his proposal. • Thanked Planner Stephen Rose for his help and kindness. • Said he has nothing new to add but is available if there are any questions for him. Chair Kendall closed the Public Hearing for Agenda Item No. 5. Commissioner Young: • Stated that this is a good extension to blend this home into the community. • Added that it was a slam dunk for SARC to support as originally presented. Commissioner Hernandez said that she thought the same thing. The design balances the house. She will support it as proposed. Motion: Upon motion of Commissioner Reynolds, seconded by Commissioner Rich, the Planning Commission adopted Resolution No. 4385 approving a Site and Architectural Review Permit (PLN2017-61) to allow fora 561 square-foot first floor addition to the front of an existing 2,363 square foot two-story single-family home resulting in a floor area ratio exceeding 45 percent (47 percent proposed) on property located at 447 Kings Court, subject to the conditions of approval, by the following roll call vote: AYES: Hernandez, Kendall, Reynolds, Rich, Rivlin and Young NOES: None ABSENT: Dodd ABSTAIN: None Chair Kendall 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 made the following additions to his written report: • Reminded that the CaIAPA conference will occur in Sacramento in September (23rd through 26th) between Saturday and Tuesday. Campbell Planning Commis~ic~r~A 14~~;~,rc~~ ?;~~ ~Jt_~r~~j 7 ~?. ?~;~ 7 ~~~~c~o '14 Commissioner Hernandez asked for further information on what Council did about the appeal by The Spot. Director Paul Kermoyan: • Reported that the appellants (The Spot) wanted some flexibility with their seating (fixed versus unfixed). They want to be able to accommodate larger dining parties. • Said the use of the patio was also modified. The Spot will be able to use the patio with the processing and approval of the appropriate City applications. • Concluded that other than those changes, the balance of the Planning Commission's action was upheld. Chair Kendal asked for verification that the Live Entertainment Permit was revoked at this meeting. Director Paul Kermoyan replied yes. Director Paul Kermoyan: • Returned to the subject of the CaIAPA Conference. He said that he can cover the costs for two or three members of the Planning Commission. Attendees will drive since the conference is being held in Sacramento. • Said that this event offers very good training opportunities. The workshops are very relevant. Commissioner Young: • Said that he went last year and highly recommends his fellow Planning Commissioners attends as well this year. • Added that he would like to go again this year if no one else decides to go. Commissioner Rivlin asked about the next PC agenda, which consists of five items. That includes the continuation of the Campbell Village Neighborhood Plan. Director Paul Kermoyan explained that three of the five items are rather straightforward and should be quickly handled. The remaining two items will take longer. ADJOURNMENT The Planning Commission ting adjourned at 8:57 p.m. to the next Regular Planning Commission M in une 27, 2017. SUBMITTED BY: ~6rinne Shinn, Recor ing Se/cretary APPROVED BY: ~~ ~~ ~i~" ~z',~/ ~~~`; vo ne e d II, Chair ATTEST: Paul Ke o n, Secretary