PC Min 11/05/2001CITY OF CAMPBELL PLANNING COMMISSION
MINUTES
7:30 P.M. TUESDAY
NOVEMBER 5, 2001
CITY HALL COUNCIL CHAMBERS
The Planning Commission meeting of November 5, 2001, was called to order at 7:35
p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chair
Francois, and the following proceedings were had, to wit:
ROLL CALL
Commissioners Present:
Chair:
Commissioner:
Commissioner:
Commissioner:
Commissioner:
Commissioner:
Tom Francois
Bob Alderete
George Doorley (@7:43 p.m.)
Elizabeth Gibbons
Brad Jones
Felicia Leonard
Commissioners Absent:
Vice Chair:
Joseph D. Hemandez
Staft Present:
Community
Development Director:
Senior Planner:
Planner II:
Housing Coordinator:
City Attorney:
Reporting Secretary:
Sharon Fierro
GeoffI. Bradley
Darcy Smith
Sharon Teeter
William Seligmann
Corinne A. Shinn
APPROVAL OF MINUTES
Motion: On motion of Commissioner Gibbons, seconded by Commissioner
Alderete, the Planning Commission minutes of October 30, 2001, were
approved. (3-0-2-2; Commissioners Jones and Leonard abstained and
Commissioners Doorley and Hernandez were absent)
COMMUNICATIONS.
1. Memo regarding Agenda Item No.1
AGENDA MODIFICATIONS OR POSTPONEMENTS
There were no agenda modifications or postponement
Planning Commission Minutes of November 5, 2001 Page 2
ORAL REQUESTS
There were no oral requests.
PUBLIC HEARING
Chair Francois read Agenda Item No. 1 into the record.
1. PLN2001-35 Public Hearing to consider the Update to the City of Campbell
City Staff Housing Element. A Negative Declaration has been prepared for this
project. Council Meeting Date: November 20, 2001.
Mr. Geoff I. Bradley, Senior Planner, presented the staff report as follows:
· Advised that the Housing Element is one of seven required elements of the General Plan.
The Housing Element provides a five-year strategy to accommodate the ABAG fair share
housing allocation, identifying future housing sites, encouraging development of a variety
of types of housing, conservation of housing and addressing governmental constraints.
· Described the various income levels as Very Low ($43,650 annual income per four person
family); Low ($69,050 annual income per four person family); Medium ($87,300 annual
income per four person family) and Moderate ($104,750 annual income per four person
family).
· Pointed out that the City's ABAG fair share housing allocation is 777 units. Of that, 212
units have already been built since 1999, leaving 565 units remaining to meet the five-year
allotment.
· Said that the City of Campbell is a well-balanced city with a balance between jobs and
housing.
· Identified the policy direction regarding the Housing Element received from Council to
include:
o Secondary living units - consideration of a reduction from 12,000 to 10,000
minimum lot size.
o Affordable units in residential development projects - creation of an Affordable
Housing Ordinance.
o Meeting housing needs for essential civic employees - a BMR program.
· Recommended that the Planning Commission take the following action this evening:
o A Resolution recommending Council adopts the Negative Declaration for the
Housing Element.
o A Resolution recommending that Council repeal the existing Ordinance that
adopted the current Housing Element.
o A Resolution adopting the Updated Housing Element.
Commissioner Leonard asked staff if the City has received the final letter from the HCD and if
there is any possibility that the HDC will not provide this letter.
Director Fierro replied that there is always an outside possibility that HCD might impose
additional requirements. Staff is fairly confident and is making every effort to comply with the
State's deadline by moving forward with the Council hearing on November 20th since that is
the last meeting for the year on which it can be considered.
Planning Commission Minutes of November 5, 2001 Page 3
Commissioner Doorley arrived at the meeting at 7:43 p.m.
Commissioner Gibbons:
· Said that the detailed letter from the State provides a good basis for the document.
· Asked if the density bonus mentioned on Page 5 is intended to be above and beyond the
existing density bonus.
Senior Planner Geoff I. Bradley replied that the intent is to make a link between BMR and
density and not to create a separate density bonus.
Ms. Karen Warner, Consultant to the City of Campbell, Cotton Bridges Associates, Pasadena:
· Clarified that this must mesh with the State Inclusionary Law.
Commissioner Gibbons asked if it was okay that the City's level is 15 percent and that it is not
necessary to go to 25 percent density bonus.
Ms. Karen Warner replied yes.
Chair Francois opened the Public Heating for Agenda Item No. 1.
Commissioner Gibbons:
· Advised that there are a lot of follow up items needed including guidelines and definitions.
· Asked staff to develop a list so that nothing is inadvertently left undone.
· Pointed out several key areas such as Solar, Neighborhood One and Secondary Living
Units.
Director Sharon Fierro assured Commissioner Gibbons that a binder has been developed that
identifies every amendment that will be required to go with the General Plan Update. From
that information, a priority list will be developed. Cautioned that this work will take more than
a single year to complete and that a reasonable work program will have to be mapped out.
Commissioner Gibbons asked if the City has a Lot Development Consolidation Program.
Senior Planner Geoff I. Bradley replied yes within SOCA.
Commissioner Gibbons asked whether the City is intending to promote change through lot
consolidation.
Senior Planner Geoff I. Bradley replied no.
Commissioner Gibbons pointed out that the City's parking requirements are significantly
higher than most other cities in the County.
Senior Planner Geoff I. Bradley replied that the HCD requires that some flexibility be built into
the Housing Element.
Director Sharon Fierro added that shared parking is a key way of providing that flexibility.
Planning Commission Minutes of November 5, 2001 Page 4
Commissioner Gibbons
· Pointed out that a definition appearing on page H-6 should also be added to page H-5 for
clarity.
· Said that Table H-2 on page H-12 indicates all anticipated units projected without
consideration of residential bonuses although some could be subject to bonuses and could
go higher.
Director Fierro agreed that theoretically the numbers could go higher.
Commissioner Gibbons:
· Suggested that an asterisk be added that states that this number does not include potential
bonuses.
· Asked that Map H-1 be updated on Winchester Boulevard.
· Said that essential civic employees are not defined.
Suggested that page H-31 and H-33 should be including "payment provision and
appreciation provision."
· Pointed out that on H-33 under Special Needs Housing, nothing is specifically addressing
disabled housing for the 15 percent set aside units as ADA compliant units.
Director Sharon Fierro suggested that the Commission draf~ language to add this program in.
Commissioner Gibbons said that H-37 needs guidelines.
Commissioner Jones:
· Stated that his comments do not reflect against staff, who has done a great job.
· Declared that Campbell is taking more than its fair share of density, which will add more
congestion and people to the City.
· Said that while he recognizes that a Housing Element is a State requirement, he would not
be supporting it although he appreciates the work done by staff.
· Said that this growth would degrade our quality of life.
· Suggested that over development is not the best thing for this area and if it goes unchecked
people in Campbell will have to drive around the block searching for parking just like those
who live in San Francisco must do.
· Said that the Planning Commission has been on top of parking requirements and he wants
to stay that way.
· Pointed out that the City of Campbell is landlocked.
Chair Francois closed the Public Hearing for Agenda Item No. 1.
Motion:
Upon motion of Commissioner Gibbons, seconded by Commissioner
Doorley, the Planning Commission took the following actions on the
Housing Element Update::
1. Adopted Resolution No. 3388 recommending that Council adopt a
Negative Declaration for the Housing Element Update;
2. Adopted Resolution No. 3389 recommending that Council Repeal
the Ordinance which adopted the current Housing Element; and
Planning Commission Minutes of November 5, 2001 Page 5
3. Adopted Resolution No. 3390 recommending that Council adopt the
Updated Housing Element with following modifications:
a. Modify the text of the Housing Element per the memorandum
from the Community Development Director to the Planning
Commission dated November 5, 2001;
b. Develop criteria for payment and distribution of appreciation;
c. Define accessible unit housing sites map; and
d. Allow staff to modify the Housing Element text for clarity and
completeness to satisfy the State's requirements.
by the following roll call vote:
AYES: Alderete, Doorley, Francois, Gibbons and Leonard
NOES: Jones
ABSENT: Hernandez
ABSTAIN: None
Chair Francois advised that Council would consider the Housing Element at its November 20,
2001, meeting.
REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR
The written report of Ms. Sharon Fierro, Community Development Director, was accepted as
presented with the following additions:
· Introduced and thanked the City's Housing Consultant Karen Warner and acknowledged
the City's Housing Coordinator Sharon Teeter for their participation in the preparation of
the Housing Element.
· Reminded that Council will consider General Plan 2020 on November 6th and the Housing
Element on November 20th.
· Informed that the next Planning Commission agenda will have three items.
ADJOURNMENT
The Planning Commission meeting adjoumed at 8:15 p.m. to the regular Planning Commission
meeting to be held on Monday, November 13, 2001, in the Council Chambers, City Hall, 70
North First Street, Campbell, California.
SUB MITTED BY: ~,-)'~., JL,/~tt--4''~' TJorinne A. Shinn, geqording Secretary
eP owo
~ T6'm Francois, Chair
ATTEST:
Sharon Fierro, Secretary