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PC Min - 11/14/2017CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. NOVEMBER 14, 2017 CITY HALL COUNCIL CHAMBERS TUESDAY The Planning Commission meeting of November 14, 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: Commissioner: Michael L. Rich Donald C. Young Cynthia L. Dodd JoElle Hernandez Maggie Ostrowski Andrew Rivlin Commissioners Absent: Commissioner: Mike Krey Staff Present: Community Development Director: Paul Kermoyan Associate Planner: Stephen Rose City Attorney: William Seligmann Recording Secretary: Corinne Shinn APPROVAL OF MINUTES Motion: Upon motion by Commissioner Young, seconded by Commissioner Hernandez, the Planning Commission minutes of the meeting of October 24, 2017, were approved as presented (6-0-1; Commissioner Krey was absent) Campbell Planning Commission Minutes for November 14, 2017 Page 2 COMMUNICATIONS None AGENDA MODIFICATIONS OR POSTPONEMENTS None ORAL REQUESTS None *** PUBLIC HEARINGS Chair Rich read Agenda Item No. 1 into the record as follows: 1. PLN2016-221 Continued Public Hearing, from the meeting of September 12, 2017, to consider the application of Dan Paustian for an Administrative Planned Development Permit (PLN2016-221) to allow for the construction of an approximately 1,860 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. Director Paul Kermoyan asked Planner Stephen Rose how much of a reduction would get this home to 50 percent FAR. Planner Stephen Rose replied that the home is currently 638 square feet larger than a 50 percent FAR. Director Paul Kermoyan: • Stated that it is possible to develop this site with a house that is in keeping with this neighborhood. • Added that the problem has been convincing the applicant to get there. Planner Stephen Rose said that another home located nearby at 271 Grant Street is a good example of a design that fits. Chair Rich asked staff if there has had been any discussion with this applicant about the FAR prior to his purchase of this property. Campbell Planning Commission Minutes for November 14, 2017 Page 3 Planner Stephen Rose replied not with him but he couldn't say if other planners may have spoken with this applicant. He pointed out that there are reasons and/or intents behind the standards behind the City's standards. Staff communicates those to applicants at the counter. Chair Rich reminded that the Planning Commission had concerns about the FAR at the ,last meeting in. September. Did staff discuss that with the applicant since that time? Planner Stephen Rose: • Said that the issue of FAR was included in initial incompleteness letters. • Added that staff told the applicant that their proposed FAR was a concern. • Reported that after the last PC hearing, staff sent a letter to this applicant outlining the points of concern that had been made by the Commissioners at their meeting. Dan Paustian, Applicant and Property Owner of 250 Grant Street, Campbell: • Gave a brief background by explaining that he bought the property from the Buckfeys in August 2013. • Advised that this new home will become their residence since they have ties to family already living in Campbell. • Reported that he was told the City wanted atwo-story on this parcel. He was also told that there are no rigid requirements fora Planned-Development-zoned property. . • Added that as a precaution prior to purchase, he went to the expense of having the property surveyed and obtained a Certificate of Compliance. • Said that the initial guidance he received from the Planning Department was a FAR of 75 percent or less. • Pointed out that the unique (small) size of this lot is challenging. • Described several planned highlights of this proposed home including its Craftsman architectural style; energy efficiency; low water and drought tolerant landscaping; an elevator for later in life so they don't "age-out" of being able to continue to live in the home when they are older. • Explained that this home is of modular construction that is approximately 90 percent built off-site and brought in by four trucks and assembled on-site using a crane in about a day's time. • Stated that the home is visually indistinguishable from traditional construction. This home will hold up very well in the event of earthquake. • Described some of the changes they have made thus far: redesigned the second floor by moving the massing to the back; added a bay window; reduced the FAR (a bit); wrapped the metal roof treatment around to the front on one side; incorporated white batten board and included stone facing on the front elevation; added decorated columns with stone; added a railing to the porch; incorporated pervious pavers and changed the house's paint color and different roofline, increased the dormer a bit and added a decorative chimney. • Said that the question seems to be whether this home is now in line with this neighborhood. He gave reasons why he thinks it is by pointing out that their proposed home is .set back further than the fence currently located on the adjacent Campbell Planning Commission Minutes for November 14, 2017 Page 4 property. Their proposed home is taller than the one-story on one side but shorter than the two-story on the other side. • Reminded that this is a smaller lot than others in the neighborhood. • Opined that their home is not overly tall. It is anormal-looking house as seen from the street. They will create an open area there. • Said that question is: "Is this a big house or a shallow lot?" • Said that their main floor is .1,031 s.f. and the second floor is 829 s.f. for a total of 1,860 s.f. and a FAR of 75 percent. • Pointed out that even if it were a deeper lot than it is, one could not tell that fact as seen from the front of the property. In other words, they are sacrificing backyard space with this smaller lot. • Reiterated that they have a really shallow lot. • Reminded that they are required to have aone-car garage that takes up some FAR. • Reminded that the PD Zone does not have prescriptive FAR. • Added that had he been told about a possible 50 percent FAR maximum he wouldn't have bought this property. • Stated that he eliminated the cantilevered portion as asked as he had been told by staff that it would be an improvement. • Said that they have appropriate setbacks for the front porch and have added railing, wainscoting and trim. The extended the front porch a bit to hold the railing. • Advised that as a result of the concern of "mass" the second bedroom has been moved from the front to the back of the house. They reduced the master bedroom by 16-inches and added a bay window. • Opined that the roof looked better with awrap-around. The front porch gave articulation and makes it look better. If it is an issue, they can move it back. • Informed that as to the side door, there is less than aseven-inch drop so no landing is required. They feel that side door breaks up the wall there. They can take that door out if necessary but it would be convenient to have it. • Added that he is okay with recording a covenant indicating there would be no second unit established in their basement space. • Pointed out that to one side there is a six-foot fence with one-foot lattice and a garage building blocking views from the other side. • Said that the requirement for an additional parking space on site is new to them. They had been told one covered and one uncovered parking space. Why would such a small lot require more parking than a normal residential lot requires? He said he thinks two parking spaces are appropriate for this house. • Said that he would take out the bay window, side door and is okay with the . covenant prohibiting a second unit on site. • Stated that he does want to add solar. • Asked the Commission to give them a definite FAR number. Chair Rich opened the Public Hearing for Agenda Item No. 1. Chair Rich closed the Public Hearing for Agenda Item No. 1. n Campbell Planning Commission Minutes for November 14, 2017 Page 5 Commissioner Young: • Said that he wouldn't reiterate everything said at the last meeting. • Asked if this complies with the General Plan. • Advised that he has some issue with the front articulation. • Added that the second door at the side goes against the intent of the General Plan. • Clarified that the recommended reduction of the cantilevered area was for that area over the garage not the entire area. • Stated that the flexibility of the PD Zoning would not allow the FAR to exceed so much: The current FAR is a problem. He's not sure what would be the appropriate maximum. • Said that parking is limited'on this site. There will be one garage space and one single uncovered spade for a total of two parking spaces. • Admitted he would like to see this come back with a different layout that appropriately removes areas of the second floor and bring it back. • Suggested sliding the second story that is over the garage back and getting closer to a 50 percent FAR. That would align better with the General Plan. Director Paul Kermoyan: • Said that although the applicant spoke to it being impossible to get to 50 percent, it is possible. • Gave several examples of reducing the first floor footprint. For example the proposed bottom floor is 28 x 28 or 784 square feet not counting the garage. If that footprint was to be reduced by five 'feet in both directions to 23 x 23, that would reduce by 250 square feet and leave 529 square feet of living space. If it were reduced to 23 x 20 that would reduce by 602 square feet and leave 460. • Stated that his point is that this home can be modified slightly and, reach great gains to getting them to the 50 percent FAR. Commissioner Rivlin: • Said that he appreciates the adjustments made and acknowledged the applicant's efforts. • Admitted that the high FAR is a slight concern but he doesn't think that it has to go down as far as to 50 percent but perhaps to 58 percent or so could be acceptable. • Said he would support the side door with covenant. • Asked if there might be an option to get a third car in there. • Concluded that asking them to reduce to 50 percent FAR seems to be a drastic change for them. Director Paul Kermoyan: • Admitted that relaxing standards is a given in a P-D Zoning. • Added that he believes the City has missed the point of P-D Zoning in the past. "Do what you want" contradicts the intent of the PD Zoning. • Said that parking can be relaxed in a PD Zone as long as "we" get everything else right. We can waive that standard in exchange for other reductions. Chair Rich asked whether this house has to be two-story because of setbacks. Campbell Planning Commission Minutes for November 14, 2017 Page 6 Planner Stephen Rose replied probably to have all-that they want in their home. Commissioner Dodd: • Said that she is willing to relax the parking requirement and is glad that Director Kermoyan clarified that. • Added that the FAR is off. • Questioned why the basement access has to be from within the house. Planner Stephen Rose replied that provision is from the Code. Commissioner Dodd: • Said that she likes the new color and the architecture of this home. She appreciates the features added to the outside. • Concluded that this home needs more work bringing it closer to the 50 percent FAR. Commissioner Hernandez: • Commended the applicant for the work done on the front elevation and porch. It's unfortunate that the porch had to come closer to the sidewalk. • Said that the side door will cause concerns and issues. Those unpermitted second units become Code issues in the future. • Suggested bringing the FAR down closer to 60 percent. • Said she is glad they got rid of the cantilevered feature. Taking the piece off over the garage would be major. • Reiterated the need to achieve an FAR of 60 percent maximum. Chair Rich reminded that the garage is 220 square feet. Commissioner Dodd said that cuts it to 60 percent. Commissioner Ostrowski: • Said that she likes the look of the revised home. It looks very welcoming and fits in well. • Agreed that this is a challenging lot to work~with. • Pointed out that with the church lot behind this one, she is less concerned about potential for privacy impacts. On the other side there is a detached garage. • Suggested that we might be able to allow some exceptions for this lot that we might not for others because of those differences. Commissioner Rivlin: • Said that he agrees with Commissioner Ostrowski. • Reminded that this is small to start with. They are trying to have a normal sized house. • Added. that they are proposing a fairly reasonably sized home at approximately 1,800 square feet. Campbell Planning Commission Minutes for November 14, 2017 Page 7 Chair Rich: • Thanked the applicant for picking this lot in Campbell. • Stated that he likes this project in general. He has no major issues with it except for the issue with the side entry that could become a problem from a code enforcement perspective. • Added that parking is not an issue but the 70 percent FAR is his main concern. • Admitted that he is not stuck at 50 percent FAR but less than 60 percent FAR. A number with a "5" in it. Fifty-something. • Stated that there are ways to get there. It is up to the owner to have that creativity on how to get to that number. Commissioner Young reminded that the staff recommendation is to deny this. He asked if it might be better to bring this back after further reduction. While there is no firm number for the FAR, 75 percent is not in line with the General Plan. Chair Rich said he is not in favor of deciding what to remove but rather leaves that to the applicant. Commissioner Dodd listed a reduced FAR, the removal of the side door, and bringing this home back to both SARC and the Planning Commission. The applicant can work with the Planning staff. Chair Rich asked what exactly the Commission may not have articulated clearly enough about FAR at the last meeting. Commissioner Hernandez suggested the Commission give the applicant a "not to exceed" FAR number. Director Paul Kermoyan: • Said the applicant didn't appear to hear the desire by the Commission to see a reduced FAR. While the Commission and staff heard it clearly it didn't resonate with the applicant. . • Pointed out that the applicant might prefer the Commission take its action this evening. It may- behoove the Commission to ask them if they're willing to reduce their FAR. Planner Stephen Rose suggested giving them a hard FAR. That will help the applicant moving forward. Chair Rich re-opened the Public Hearing for Agenda Item No. 1. Dan Paustian, Applicant and Property Owner: • Said that he is willing to work with staff to reduce the FAR. • Said that they have continued to play around with their design even today. They came up with one design idea today relating to the section over the garage. They propose to eliminate the section on the back half of the garage, which eliminates 500 square feet. Campbell Planning Commission Minutes for November 14, 2017 Page 8 Chair Rich said Mr. Paustian can come back after the Planning Commission gives him an FAR number to reach. Chair Rich re-closed the Public Hearing for Agenda Item No. 1. Chair Rich suggested "not to exceed 60 percent FAR". Commissioner Hernandez agreed with that recommendation and listed removal of the side door~and allowing just two parking spaces, one covered and the other uncovered. Commissioner Dodd said she too supports the maximum of a 60 percent FAR, the removal of the side door and the on-site parking remaining at two spaces. This is a beautiful house that will enhance this street. Commissioner Ostrowski suggested 68 percent FAR explaining that represents a 10 percent reduction in their desired home. She pointed out that a~maximum 60 percent FAR requires them to cut 20 percent of their desired living space. Commissioner Rivlin said he was thinking 65 percent FAR and asked if any others could support that number. Chair Rich said he supports the 60 percent FAR, the exception for two parking spaces rather than three and the elimination of the side door. Commissioner Dodd said it seems the applicant now has a ideas on how and where to reduce. She's really comfortable with that. Commissioner Rivlin asked about allowing the side door with a covenant. Commissioner Dodd said those are hard to enforce. Commissioner Young reminded that the PD Zone is intended to optimizing open space. That is not the case with this lot. He said he would be willing to go with a 65 percent FAR but not beyond that. Commissioner Dodd suggested splitting the difference and going with 65 percent FAR. Commissioner Hernandez: • Stated that she realizes this is a tough lot. It has always been. That's why it sat there for years. • Said that the applicant researched options in the beginning. • Stressed the need to work within the confines of the General Plan. The PD zoning may offer variable standards but not just whatever you may want. The City's other guidelines must be taken into account. They are there for a reason. If you push them, you negate them. If so, the guidelines are there for no reason. Everyone is going to want what they want because that's what they want. We should be very careful about tossing these standards away. • Concluded that 65 percent FAR and that's really it. That is enough. Campbell Planning Commission Minutes for November 14, 2017 Page 9 Chair Rich said it appears that Commissioners Rivlin, Ostrowski, Dodd and Hernandez support up to 65 percent FAR. Therefore the Commission's direction to staff is: two parking spaces on site (one covered/one uncovered); no side entry door; and a FAR not to exceed 65 percent. Commissioner Rivlin suggested not restricting a side entry door outright but rather just ensuring that there is direct access from that entry door to the stairs leading upstairs to the main floor. If the applicant wants to be creative where he places that side door it is possible to have one. Planner Stephen Rose said that a third entry might be possible in a way that is not very disruptive to the interior floor plan. Director Paul Kermoyan said both are saying the same thing differently. Commissioner Rivlin said he is okay with that. Chair Rich asked for a motion. Motion: Upon motion of Commissioner Dodd, 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 1,860 square-foot two-story single-family residence on property. located at 250 Grant Street, with instructions to staff and the applicant to reduce the size of the home to achieve greater compliance and with a FAR not to exceed 65 percent; allowing an exception for two parking spaces (one covered/one uncovered); inclusion of a side door entry that does not prevent direct access to stairs leading to the rest of the house, by the following roll call vote: AYES: Dodd, Hernandez, Ostrowski, Rich, Rivlin and Young NOES: None 'ABSENT: Krey ABSTAIN: None Chair Rich advised that this item will return to the Commission at a later date not yet specified. *** REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR Director Paul Kermoyan had no additions to his written report. Campbell Planning Commission Minutes for November 14, 2017 ADJOURNMENT The Planning Commission meeting adjourned at 8:49 p.m. Planning Commission Meeting of November 28, 2017. SUBMITTED BY: Corinne Shinn, Recording Secretary APPROVED BY: ATTEST: '~~ Michael L. Rich, Chair Paul Kermoyan, Secretary Page 10 to the next Regular