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PC Min - 09/12/2017CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. SEPTEMBER 12, 2017 CITY HALL COUNCIL CHAMBERS TUESDAY The Planning Commission meeting of September 12, 2017, was called to order at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chair Rich and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chair: Vice Chair: Commissioner: Commissioner: Commissioner: Commissioners Absent: Commissioner: Commissioner: Staff Present: Community Development Director: Senior Planner: Associate Planner: City Attorney: Recording Secretary: APPROVAL OF MINUTES Michael L. Rich Donald C. Young JoElle Hernandez Mike Krey Andrew Rivlin Cynthia L. Dodd Maggie Ostrowski Paul Kermoyan Daniel Fama Stephen Rose William Seligmann Corinne Shinn Motion: Upon motion by Commissioner Young, seconded by Commissioner Rivlin, the Planning Commission minutes of the meeting of August 22, 2017, were approved as presented (3-0-2-2; Commissioners Dodd and Ostrowski were absent and Commissioners Hernandez and Krey abstained) Campbell Planning Commission Minutes for September 12, 2017 Page 2 COMMUNICATIONS Desk Item for Agenda Item No. 2. AGENDA MODIFICATIONS OR POSTPONEMENTS None ORAL REQUESTS None *** PUBLIC HEARINGS Chair Rich read Agenda Item No. 1 into the record as follows: PLN2017-229 Public Hearing to consider the application of the Midpeninsula Regional Open Space District fora Conditional Use Permit (PLN2017-229) to allow the establishment of a public works maintenance facility and storage yard, including remodel of an existing industrial building, various site and landscaping improvements, and construction of a trash enclosure, storage sheds, and material bins, on property located at 240 Cristich Lane. The District, acting as Lead Agency, has determined the project to be Categorically Exempt under CEQA and filed a Notice of Exemption (NOE). Planning Commission action final unless appealed in writing to the City Clerk within ten (10) calendar days. Project Planner: Daniel Fama, Senior Planner Mr. Daniel Fama, Senior Planner, presented the staff report. Chair Rich asked for the SARC report. Commissioner Young provided the Site and Architectural Review Committee report as follows: • SARC reviewed this project on August 22, 2017. • Reiterated that SARC determined that the slat fence was both appropriate and the best screening fencing option. Chair Rich opened the Public Hearing for Agenda Item No. 1. Brian Malone, Land Manager for Midpeninsula Regional Open Space District: • Said that he is accompanied this evening by key team members and all present are available for any questions. Campbell Planning Commission Minutes for September 12, 2017 Page 3 • Describe their organization as a Special District with an elected Board of Directors. Its mission is to preserve the green belt. • Reported that this new Campbell facility would serve the southern region that encompasses 63,000 acres within 24 preserves. This location will be ideal for their needs and uses and will help them to serve their locations. • Advised that field staff would report to this location. The site will house maintenance staff between the hours of 7 a.m. and 4:30 p.m. doing typical facility tasks such as small tool maintenance, sign fabrication and administrative support. • Concluded that he is available for any questions. Commissioner Rivlin asked how far it is for staff to drive to and/or from this Campbell location. Brian Malone replied that their nearest preserve is Rancho San Antonio, which is a driving distance of about 20 minutes. Chair Rich closed the Public Hearing for Agenda Item No. 1. Commissioner Young: • Stated that SARC had questions that have since been responded to within the staff report. • Added that the findings for this proposal are clear in the draft resolution. • Concluded that he would support this request as presented. Commissioner Krey: • Admitted that he was initially curious about this location. • Pointed out that half of Mid-Pen's staff will be based out of this location. • Stated that he has no problem with this request. Motion: Upon motion of Commissioner Young, seconded by Commissioner Hernandez, the Planning Commission adopted Resolution No. 4410 approving a Conditional Use Permit (PLN2017-229) to allow the establishment of a public works maintenance facility and storage yard, including remodel of an existing industrial building, various site and landscaping improvements, and construction of a trash enclosure, storage sheds, and material bins, on property located at 240 Cristich Lane, by the following roll call vote: AYES: Hernandez, Krey, Rich, Rivlin and Young NOES: None ABSENT: Dodd and Ostrowski ABSTAIN: None Chair Rich advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. *** Campbell Planning Commission Minutes for September 12, 2017 Page 4 Chair Rich read Agenda Item No. 2 into the record as follows: 2. PLN2016-221 Public Hearing to consider the application of Dan Paustian for an Administrative Planned Development Permit (PLN2016-221) to allow for the construction of an approximately 1,876 square-foot two-story single-family residence on property located at 250 Grant Street in the P-D (Planned Development) Zoning District. 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 ten (10) calendar days. Project Planner: Stephen Rose, Associate Planner Mr. Stephen Rose, Associate Planner, presented the staff report. Chair Rich asked if there were questions of staff. There were none. Chair Rich asked for the SARC report. Commissioner Young provided the Site and Architectural Review Committee report as follows: • Said that SARC had several items of concern including recommending a reduction in size; change of color; porch design; provision of an arborist report and inclusion of permeable pavers. Chair Rich opened the Public Hearing for Agenda Item No. 2. Dan Paustian, Applicant and Property Owner: • Provided a brief background by saying that he and his partner, Terri, are recently both retired from Lockheed Martin. Terri has lots of ties to Campbell so they bought this vacant property in August 2013. At the time they paid to secure a Certificate of Compliance for the parcel prior to purchasing it. • Reported that in the early days of researching the potential for this lot, they were told by staff that the P-D (Planned Development) zoning had no official FAR (Floor Area Ratio). • Admitted that the unique size of this lot is a challenge. • Stated that they have used Craftsman-style elements to best match this neighborhood. Their home will be highly energy efficient and incorporate water- efficient landscaping. The home will have an elevator so they don't "age out" of their home as they age. • Explained that they will be utilizing "modular" construction. The home will be constructed in a factory and will be shipped in four trucks. It will be installed in one day utilizing crane installation. As a result, their neighbors will not be subjected to a year-long construction period. Instead there will be very minimal impact on the neighborhood. • Added that this home will be very sturdy. FEMA (Federal Emergency Management Agency) rates this construction highly against weather impacts. • Reported that the main concern remaining is their proposed FAR. Campbell Planning Commission Minutes for September 12, 2017 Page 5 • Said that while SARC suggested reducing the size of their home, they haven't found anything to reduce that would not adversely impact their intended usability of their home. • Reminded that their initial early guidance was with a 75 percent FAR. What they are proposing is in line with their neighbors. There is a shorter house on the right. Their home is just a little taller than the house on the left. Their home is tucked back further than those two houses. • Pointed out that they won't have a deep backyard. It's only about 10-feet deep. • Assured that their home would not look bigger than other nearby homes. The smallness of the lot is not obvious since the backyard is out of view. • Concluded that their home would be smaller than the average home in this immediate area. • Advised that they are talking to Tesla regarding possibly using their solar roof products. If it's not possible, they would utilize composite shingles. Chair Rich closed the Public Hearing- for Agenda Item No. 2. Director Paul Kermoyan: • Admitted that the P-D Ordinance is a strange one. • Explained that zoning is created to protect the health, safety and welfare of the public. Development standards are created to do that. • Advised that the City was trying to establish areas of the City where strict standards would stifle creativity when designing for an unusual lot. • Added that even with a less rigid PD zoned property, the development of such a property would still have to follow the intents of the General Plan designation. • Said that the creators of this PD Ordinance wanted to allow some flexibility to create more open space and a more unique development. However, the "sky's not the limit" in a P-D zoned property. There are still standards. One must look at the surrounding neighborhood to ascertain existing size, heights and setback standards. • Stated that there are a couple of ways of looking at this. First, is whether this is a constrained site. Another is to ensure that the home design respects the surrounding area and is proportional to what exists nearby. • Admitted that this project could be a good one but it's not there yet. It still needs to be worked out. Chair Rich asked Director Kermoyan why he brought this project to the Planning Commission rather than keeping it at an Administrative PD level. Director Paul Kermoyan replied that it is a very different kind of project altogether. It rose to a different level than is typically handled using a ministerial process so he elevated it to the Planning Commission level to allow public hearing. Commissioner Young: • Said that the project is pretty good. It's just a matter of fitting it onto this lot. • Added that while he does not believe this home needs to go back to a maximum 50 percent FAR, it is difficult to approve/support something in excess of 70 percent. Campbell Planning Commission Minutes for September 12, 2017 Page 6 • Said he would be interested in hearing from others on the Commission especially about how this home fits on its lot. Commissioner Hernandez: • Agreed with Commissioner Young. • Stated that the house is too big for this lot. • Added that whether or not there are much larger houses in the neighborhood is not relevant. There are differing lot sizes and different house sizes in a neighborhood. • Stated that this proposed home is too big for that lot size. The massing is too much for that neighborhood. • Suggested that the home be brought down in height. • Pointed out that a lot of things will work. However, the cantilevered portion of this home's design adds to the appearance of massing. • Said it is important that the home be more in line with other homes nearby in size as well as in architectural style. • Stated that she would like to see it come back and be closer to a 50 percent FAR. Commissioner Rivlin: • Agreed that the cantilevered portion bothers him as well. • Added that while this is a small lot there could be a creative way to modify that element. It would likely be better if that cantilevered portion were removed. • Reminded that the basement is not considered in the overall square footage that is counted against the FAR. • Said that more consideration and study is needed. Commissioner Krey: • Said that this is a tricky site. It is challenging. The main issue is mass. It is currently too big for this smaller lot. • Stated that the applicants can work further with staff. Chair Rich: • Pointed out that this parcel has sat empty for many years now. • Admitted that he is glad that someone has finally come forward to build on it. • Said that he likes the Craftsman-style architecture proposed. • Added that while he likes the direction they are going in, they should come back with a modified design that all can agree with. Commissioner Young: • Said that the direction being offered includes reducing the FAR and finding a more cohesive alignment with the adjacent properties. • Stated he would like to see staff and the applicants bring back this project revised in a way that accomplishes those goals. Commissioner Hernandez: • Listed her suggestions as removal of the cantilevered portion, increasing the size of the front setback by bringing the front of the building back further onto the lot. Campbell Planning Commission Minutes for September 12, 2017 Page 7 • Said these changes would bring it more in line with the surrounding properties and provide more character with the porch. Chair Rich asked for further guidance and recommendations from the Commission including those things that are positive about the proposal. Commissioner Rivlin: • Said that the setback of the garage is compatible with the neighborhood and the architectural feel of the Downtown. He would not modify that. • Asked whether attic space is counted toward the FAR. Planner Stephen Rose explained that attic space is counted if it is usable area. Commissioner Rivlin said that perhaps there is a creative way to use attic space to provide storage thereby leaving more usable living space within the home itself. He said that Craftsman or Victorian style architecture is the right direction. Commissioner Young said he likes the proposed color palette and the proposed landscaping. He reiterated the desire to bring the home more in line with its adjacent properties. Commissioner Rivlin asked the other Commissioners how they feel about taking the "red" portion of the design out. Commissioner Hernandez replied, "Sure." Chair Rich agreed that might be sufficient. Commissioner Rivlin said it is a good first step. Commissioner Hernandez reiterated the need to step the house back. Commissioner Krey said the red portion's massing gives the home a bulky boxy appearance. Motion: Upon motion of Commissioner Rivlin, seconded by Commissioner Hernandez, the Planning Commission CONTINUED TO A DATE UNCERTAIN the consideration of an Administrative Planned Development Permit (PLN2016-221) to allow for the construction of an approximately 1,876 square-foot two-story single-family residence on property located at 250 Grant Street, with the request for a reduction in the size of home and architectural changes to achieve greater neighborhood compatibility. (5-0-2; Commissioners Dodd and Ostrowski were absent) *** Campbell Planning Commission Minutes for September 12, 2017 Page 8 REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR Director Paul Kermoyan had no additions to his written Director's Report. Commissioner Hernandez asked Director Kermoyan about the Council's action to uphold an appeal on the PC's decision to deny the DJ Booth at Willard Hicks. Director Paul Kermoyan explained that Council felt that since no issues had been raised during the use of the DJ Booth, each member felt there were ways to differentiate this use (Willard Hicks) from other uses in order to support the retention of this DJ Booth. ADJOURNMENT The Planning Commission meeting adjourned at 8:27 p.m. to the next Regular Planning Commission M in of September 26, 2017. SUBMITTED BY: Corinne Shinn, Recording Secretary APPROVED BY: Z --~_~~ / ~~'f~~ Michael L. Richr Chair ATTEST: ~ X ~'i' ~ /`--~ Paul K~ho~ar4/Secretary