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PC Min - 09/26/2017CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY SEPTEMBER 26, 2017 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of September 26, 2017, was called to order at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Acting Chair Young and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chair: Michael L. Rich (arrived @ 7:45 p.m.) Vice Chair: Donald C. Young Commissioner: Cynthia L. Dodd Commissioner: JoElle Hernandez Commissioner: Mike Krey Commissioner: Maggie Ostrowski Commissioner: Andrew Rivlin Commissioners Absent: None Staff Present: Community Development Director: Paul Kermoyan Assistant Planner: Victoria Hernandez City Attorney: William Seligmann Recording Secretary: Corinne Shinn APPROVAL OF MINUTES Motion: Upon motion by Commissioner Krey, seconded by Commissioner Hernandez, the Planning Commission minutes of the meeting of September 12, 2017, were approved as presented (4-0-1-2; Chair Rich was absent and Commissioners Dodd and Ostrowski abstained) Campbell Planning Commission Minutes for September 26, 2017 Page 2 COMMUNICATIONS 1. Desk Item for Agenda Item No. 1 (Material Sample) 2. Desk Item for Agenda Item No. 2 AGENDA MODIFICATIONS OR POSTPONEMENTS Director Paul Kermoyan advised that the Study Session Agenda for this evening's meeting was not properly posted outside of City Hall as required. Therefore it will have to be rescheduled for another date. ORAL REQUESTS None *** PUBLIC HEARINGS Acting Chair Young read Agenda Item No. 1 into the record as follows: 1. PLN2017-51 Public Hearing to consider the application of Katrina Riddle on behalf of Burger King/Quikserve for a Site and Architectural Review Permit (PLN2017-51) and Modification to a previously- approved Use Permit (UP76-13) to allow facade modifications and removal of outdoor seating from an existing commercial building (Burger King), on property located at 49 W. Hamilton Avenue. 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: Victoria Hernandez, Assistant Planner Ms. Victoria Hernandez, Assistant Planner, presented the staff report. Acting Chair Young asked if there were questions for staff. There were none Acting Chair Young opened the Public Hearing for Agenda Item No. 1. Mr. Kaur, representative for Burger King: • Provided photographs of some of their other locations that demonstrate what the end result of their remodel proposal looks like. It is their standard Burger King design being used throughout the country. • Said that the remodel will make this location more modern and safe. • Reported that a great deal of their business is drive-thru service with customers taking their food rather than staying and eating in the restaurant. Campbell Planning Commission Minutes for September 26, ~~~ 7 F~age 3 • Added that are incorporating LED lighting and other energy efficient options. They are installing FRP panels that are easier to clean. • Stated that the new Title 24 requirements will be implemented. • Reported that they are installing gender-neutral bathrooms that are ADA compliant and will include security locks. Acting Chair Young asked if there were any questions for the applicant. There were none. Acting Chair Young closed the Public Hearing for Agenda Item No. 1. Commissioner Krey: • Stated that he likes this project that looks nice. • Said that the roof is really an improvement. • Admitted to some concern about the removal of outside seating only to be replaced with parking. He though that perhaps more green space would have been better. However, it is understood that they already exceed the requirements for landscaping. • Concluded that this is a good project. Commissioner Dodd said it was nice to see added parking rather than a reduction. Commissioner Rivlin said that this is a somewhat "tired" looking location. It will be nice to see it updated. Commissioner Ostrowski said she can appreciate what they are doing with their branding in this remodel and update of their site. Commissioner Hernandez: • Said that she is supportive of the project. • Added that the only question was the potential for the red ceramic the to perhaps be too bright. • Stated that she wanted to be sure it was not too glaring. • Admitted that after seeing the sample the provided this evening that concern is alleviated. Motion: Upon motion of Commissioner Rivlin, seconded by Commissioner Hernandez, the Planning Commission adopted Resolution No. 4411 approving a Site and Architectural Review Permit (PLN2017-51) and Modification to apreviously-approved Use Permit (UP76-13) to allow facade modifications and removal of outdoor seating from an existing commercial building (Burger King), on property located at 49 W. Hamilton Avenue, subject to the conditions of approval, by the following roll call vote: AYES: Dodd, Hernandez, Krey, Ostrowski, Rivlin and Young NOES: None Campbell Planning Commission Minutes for September 26, 2017 Page 4 ABSENT: Rich ABSTAIN: None Acting Chair Young advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. *** Chair Rich arrived at 7:45 p.m. and assumed the gavel for the balance of the meeting. Chair Rich read Agenda Item No. 2 into the record as follows: 2. PLN2017-116 Public Hearing to consider the application of Studio G Architects for a Site and Architectural Review Permit (PLN2017-116) to allow fagade modifications and an approximately 384 square foot addition to an existing office building on property located at 65 W. Hamilton Avenue. 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: Victoria Hernandez, Assistant Planner Ms. Victoria Hernandez, Assistant Planner, presented the staff report. Chair Rich asked if there were questions of staff. There were none. Chair Rich opened the Public Hearing for Agenda Item No. 2. Glen Bolich, Project Architect: • Said that one can appreciate what they're trying to do with this circa 1979 building. They are trying to update it in order to attract tenants to the building. • Reported that at SARC there had been discussion about the side returns and just how far they should go. • Explained that their current design is a three-foot return on each side. • Said that there is discussion to extend it to eight-foot returns. • Admitted that they prefer the three-foot return since that allows them to update the back of the building including the two entry points. If there is an eight-foot return, only one entrance can be updated in order to stay below 50 percent site improvements. • Stated that they are open to the revised solution if that is what is required for approval of the project. • Concluded that he was available for any questions. Chair Rich closed the Public Hearing for Agenda Item No. 2. Commissioner Young presented the Site and Architectural Review Committee update as follows: Campbell Planning Commission Minutes for September 26, 2017 Page 5 • Stated that SARC discussed the front view as seen from the street. • Noted that part of the two side elevations is seen from the street as well. • Advised that SARC recommended the extension of the returns to more than the proposed three-feet on both sides. Commissioner Hernandez, the second member of SARC, agreed that SARC's biggest concern was the return being only three-feet. That is not very much and could look funny. Commissioner Dodd whether the possible use of landscaping along the building sides might be considered or perhaps the use of paint. Commissioner Hernandez advised that she had proposed landscaping there as well but the space available may be too tight to allow it since the area serves as the driveway access to the parking in the back. Planner Victoria Hernandez said that there is just about one-foot of available space between the driveway and the side of the building. Commissioner Ostrowski asked for the distance/length of the building's side elevations. Director Paul Kermoyan: • Explained that the areas of concern relate to the difference between the returns on the front and back elevations onto the side elevations. • Pointed out that the areas behind the building are not visible from the street. • Admitted that he is more concerned that they are keeping the mansard roof but it is unclear how it will be joined with the proposed new flat roof. It may be awkward. Commissioner Ostrowski: • Pointed out that the total depth of the building is 40 feet. They are proposing extending the return six-feet at the front and three-feet at the back. • Stated that three feet versus eight is not very different and she would prefer the back entrances are allowed to be improved and that the returns be lesser on the sides to allow that to occur. Commissioner Rivlin said that he is comfortable with the proposed three-foot returns. He asked staff what is entailed with the public improvements required if the site is improved by more than 50 percent. Planner Victoria Hernandez responded that it would require aseven-foot dedication and result in new setbacks. The front property line would move closer to the building. Commissioner JoElle Hernandez asked how that is monitored. Planner Victoria Hernandez replied that a Deed Restriction is recorded on the property that keeps track of the percentages of incremental site improvements. Once the 50 percent level is reached the public improvements will be required. Campbell Planning Commission Minutes for September 26, 201 ~ ~'<~~~ 6 Commissioner Krey asked if it is normal to keep improvements to less than 50 percent in order to avoid public improvements. Planner Victoria Hernandez said that some try to do so. Eventually, in the future, the site will comply with the street standards. Commissioner Dodd asked Director Paul Kermoyan to elaborate on his roofline concern. Director Paul Kermoyan said that it is not a concern but rather more of an observation. He said that the flat roof is a modern element. The question is how it returns into the existing mansard roofline. Commissioner Dodd said she doesn't see a picture of it. Director Paul Kermoyan said there's not one. Commissioner Dodd said she looked at the front elevation and back of new roofline. Director Paul Kermoyan referenced page 76 -Right Elevation #2, East Side -and pointed out the return as it enters into the mansard situation. He said it was a design issue and something for the Planning Commission to talk about. Commissioner Rivlin referenced Elevation #3 on page 76 -Back Elevation -North - and Elevation #2 that depicts the new panel higher than the level of the dripline. There is a strange job between the mansard and flat roofs. Commissioner Hernandez: • Said that this could end up looking like a Frankenstein although admittedly she is not an architect or designer. • Stated that the three-foot return is not big enough to disguise. It's going to be a "bad" facelift. Not big enough to hide the mansard roof. • Added that she loves the fact that they are trying to update this building but she wishes it was the whole building. Commissioner Young: • Said that these are the points that SARC went through in its review. That transition was the question. • Added that he is not opposed to pushing this forward allowing the details to be worked out with staff. Commissioner Dodd: • Said that she likes the front of the building. It looks amazing. • Stated that the concern of this Commission is on the sides of the building. • Admitted that she is not as concerned by the side elevations as much as the roof of the building. • Asked if the applicant just does the front elevation and the roofline does that stay under the 50 percent cap they are trying to stay within. Campbell Planning Commission Minutes for September 26, 2017 Page 7 • Stated that she would prefer a smooth transition all around the building. Director Paul Kermoyan said that Public Works determines what represents reaching the 50 percent point to require installation of public improvements. They use a linear mathematical equation between what is changing and what is being preserved. Commissioner Dodd said that she was okay with the front elevation, prefers the update of both back entrances and wants to see a unified roofline all around. Commissioner Young said that the Commission has a couple of options on how to proceed. One may be having the applicant work further with staff and SARC and come back with a revised proposal. Chair Rich suggested providing sufficient instructions to the applicant and staff. Commissioner Rivlin: • Said that he likes the front elevation as well. • Asked staff to clarify what the trigger is to require the public improvements and what that would do to this building. What does the Commission have available to consider? Director Paul Kermoyan: • Reiterated that Public Works looks at what is existing and what is new. That equates to a mathematical evaluation. • Added that the developer doesn't want to do an expensive public improvement. • Said that if crucial, the Commission can have the applicant and staff work further and bring this back. Commissioner Ostrowski asked if it might be possible to secure a 3-D rendering of the side angle of the roof and how it ties in to the front elevation. Director Paul Kermoyan said that the applicant could prepare that and return with it. Chair Rich: • Admitted that there are a lot of elements that he likes here. He likes the idea of improving the entrances. • Added that he is okay with the three-foot return onto the sides. • Stated that if the Commission feels that is a major point a continuance is possible. That is not his preference but he would support that option. Commissioner Dodd: • Pointed out that staff is asking the Commission for its direction. • Added that staff is hearing that the Planning Commission does not want to have a "funky" or "Frankenstein" appearing roofline. • Asked if staff feels they have received specific enough direction. • Said that the Commission is asking for something to ensure a nice transition that is aesthetically pleasing. ~: ,~'; Campbell Planning Commission Minutes for September 26, 2017 Page 8 Director Paul Kermoyan elaborated that the preference articulated is to have the two ends balanced. Commissioner Hernandez said she is looking for a good transition between the front and side elevations. Better than what's currently proposed. Director Paul Kermoyan pointed out that what are proposed are three-foot, three-inch return on the front and an eight-foot return on the back. Perhaps instead they can implement afive-foot return on both sides instead. Commissioner Dodd asked the Commissioners if they would be willing to go with that recommendation. Commissioner Hernandez asked staff to verify that the other alternative was to go with an eight-foot return at the front. Planner Victoria Hernandez replied yes. Chair Rich cautioned that would remove their ability to improve both entrances at the back. Planner Victoria Hernandez replied yes. Commissioner Dodd said she prefers to see both back entrances improved so as to be balanced. Commissioner Ostrowski: • Said that she would support moving some facade improvements from the back to the front side. • Pointed out that as to the roof itself, the front vertical will hide the roof to the back. • Agreed that it is important that both rear entrances be updated. • Added that it is also important for this developer to stay within the 50 percent or less improvements. • Stated that this update will be a huge improvement to this existing building. Chair Rich asked if there were further comments or perhaps a motion. Commissioner Hernandez said she would move to have afive-foot return at least. Chair Rich asked staff if they have enough direction. Director Paul Kermoyan replied yes. Motion: Upon motion of Commissioner Hernandez, seconded by Commissioner Dodd, the Planning Commission adopted Resolution No. 4412 approving a Site and Architectural Review Permit (PLN2017-116) to allow facade modifications and an approximately 384 square foot addition to an existing office Campbell Planning Commission Minutes for September 26, 2017 Page 9 building on property located at 65 W. Hamilton Avenue, subject to the conditions of approval, including the direction for the applicant to: • Work with staff to change and/or balance the side returns; and • To ensure that the existing mansard roofline integrates into the new modern roof, by the following roll call vote: AYES: Dodd, Hernandez, Krey, Ostrowski, Rich, Rivlin and Young NOES: None ABSENT: None ABSTAIN: None Chair Rich 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 comments on his written Director's Report: • Reported that two Commissioners (Young and Hernandez) and three staff members attended the APA-California Conference in Sacramento this past weekend. Added that Campbell received an Award of Merit for the Pruneyard Master Use Permit that was presented at a reception at this conference in the category of Economic Development. Invited Commissioners Hernandez and Young to discuss their impressions on the conference. Commissioner Young: • Said that there were all-day sessions on a wide variety of topics. • Added that there were roundtable discussions for Planning Commissioners and opportunities to see new laws coming out. This is an exciting time and this conference offered a lot of stuff to pick up on. Commissioner Hernandez: Stated that she highly recommends it. Every planner should go at least every other year if not every year. Said that she attended a session on "Women in Planning" and another on "Missing Middle Housing". She also attended a session on "Automatic Driving Cars" that covered both sides of the issue, those in support and those in opposition. Concluded that she really enjoyed attending this. Director Paul Kermoyan said that the next CaIAPA Conference will be held in October 2018 in San Diego. Additionally the League of California Cities Planners Institute usually occurs in February or March of each year. Campbell Planning Commission Minutes for September 26, 2017 Page 10 Commissioner Dodd asked if anything would be changing in how we do traffic studies in the future. Director Paul Kermoyan replied yes. Commissioner Hernandez asked about the next meeting. Director Paul Kermoyan said while there are not items pending he had thought about scheduling a Planning 101 Session. However, the Study Session intended for tonight has now been continued to that meeting. Commissioner Dodd said she would prefer to limit that evening to just the Study Session item. She added that she believes a future Planning 101 Session is very valuable and should be held in the near future. ADJOURNMENT The Planning Commission meeting adjourned at 8:43 p.m. to Planning Commission Me i g o October 10, 2017. SUBMITTED BY: rinn Shinn, Recording Secretary APPROVED BY: M v~ ~~ Donald Youn A ng Chair APPROVED BY ATTEST: the next Regular Michael L. Richr Chair Paul ry