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PC Min 02/23/1999CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. FEBRUARY 23, 1999 CITY HALL COUNCIL CHAMBERS TUESDAY The Planning Commission meeting of February 23, 1999, was called to order at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chairman Jones, and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chair: Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Brad Jones Elizabeth Gibbons Tom Francois Joseph D. Hernandez Mel Lindstrom Dennis Lowe Commissioners Absent: Commissioner: Susan A. Kearns Staff Present: Community Development Director: Senior Planner: Associate Planner: Redevelopment Coordinator: City Attorney: Reporting Secretary: Steve Piasecki Sharon Fierro Tim J. Haley Geoffrey Bradley William Seligmann Corinne A. Shinn APPROVAL OF MINUTES Motion: On motion of Commissioner Francois, seconded by Commissioner Lowe, the Planning Commission minutes of February 9, 1999, were approved. (5-0-1-1; Commissioner Kearns was absent and Commissioner Gibbons arrived after the vote.) Planning Commission Minutes of February 23, 1999 COMMUNICATIONS. There were no communication items. Page 2 AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda modifications or postponements. ORAL REQUESTS There were no oral requests. PUBLIC HEARING Chairman Jones read Agenda Item No. 1 into the record. S 99-01 Williams, K. Public Hearing to consider the application of Mr. Kraig Williams for a Site and Architectural Approval (S 99-01) to allow the construction of a new single-family residence on property located at 1660 W. Hacienda Avenue in an R-l-9 (Single Family Residential) Zoning District. This project is Categorically Exempt. Planning Commission decision final unless appealed in writing to the City Clerk within 10 days. Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: · The applicant is seeking a Site and Architectural Approval to allow the construction of a new single-family residence on property located at 1660 W. Hacienda within the San Tomas Area. · The property is zoned R-1-9. · The proposed residence is a two-story, 3,888 square foot structure with an 800 square foot, 3- car garage. · The building coverage would be 25 percent and the Floor Area Ratio is .3. · The project meets the minimum setbacks required by both the San Tomas Area Neighborhood Plan and the Residential Zoning District. · Staff recommends that the Commission adopt a Resolution approving this application. Commissioner Francois presented the Site and Architectural Review Committee report as follows: · SARC reviewed this project on February 9, 1999, found the project to be consistent with the San Tomas Area Neighborhood Plan and was supportive. Chairman Jones opened the Public Hearing for Agenda Item No. 1. Chairman Jones closed the Public Hearing for Agenda Item No. 1. Commissioner Lowe stated that, although he understood that gutters are not required under the San Tomas Area Neighborhood Plan, he believes that such improvements are necessary. For that reason alone, he announced that he would not support the project. Planning Commission Minutes of February 23, 1999 Page 3 Mr. Steve Piasecki advised that this street does required curbs, gutters and sidewalks but that such improvements will be deferred at this time. The property owner will be required to install the improvements but at a later date. Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Francois, the Planning Commission adopted Resolution No. 3219 granting a Site and Architectural Approval to allow the construction of a new single- family residence on property located at 1660 W. Hacienda, by the following roll call vote: AYES: Francois, Gibbons, Hernandez, Jones, Lindstrom NOES: Lowe ABSENT: Kearns ABSTAIN: None This approval is final in 10 days unless appealed in writing to the City Clerk. Chairman Jones read Agenda Item No. 2 into the record. Commissioner Lindstrom advised that he would abstain from discussion and vote on this project as his family has had personal involvement with Habitat for Humanity. He left the dais and sat in the audience. PD 98-07 Arnopp, B. Public Hearing to consider the application of Mr. Bill Arnopp, on behalf of Silicon Valley Habitat for Humanity, Inc., for a Planned Development Permit (PD 98-07) to allow the construction of two new single-family residences on property located at 271 & 275 Grant Street in a PD (Planned Development) Zoning District. This project is Categorically Exempt. Tentative City Council Meeting Date: March 16, 1999. Mr. Geoff Bradley, Redevelopment Manager, presented an overview as follows: · Stressed the Redevelopment Agency's commitment to providing affordable housing within the City of Campbell. · Advised that 20 percent of collected tax is earmarked for the development of affordable housing. Provided examples of other projects that provided affordable housing including Canyon Creek (69 units were set aside) and fifteen four-plexes in the Sharmon Palms area. This project will result in two affordable ownership units. The project site is vacant land that is owned by the City of Campbell. Planning Commission Minutes of February 23, 1999 Page 4 When put out for development bids, three agencies prepared and submitted proposals for this site, Catholic Charities, Community Housing Development and Silicon Valley Habitat for Humanity. · At a Redevelopment Agency meeting held on October 6, 1998, the Silicon Valley Habitat for Humanity was selected. It was found that this is a unique, volunteer-oriented program. · The Redevelopment Agency will purchase the land at fair market value and deed the land to Habitat for Humanity. Commissioner Lowe questioned whether the Agency would own the project. Mr. Geoff Bradley advised that the homes are sold to eligible families. Commissioner Gibbons informed that the City does not own any of the affordable housing units. RDA provides funds but the projects are turned over to non-profits to run, such as Catholic Charities. Chairman Jones asked what would prevent the owners from selling at market rate six months after getting the house. Mr. Geoff Bradley advised that there is a 30 year deed restriction that requires that the unit remain an affordable unit. Commissioner Hernandez asked if the units would have to be owner occupied. Mr. Geoff Bradley answered that the two units would be owner occupied. Chairman Jones asked if the recipients of the Habitat homes are required to work or reside in Campbell. Mr. Geoff Bradley advised that at the time of qualification for one of the units, the applicant would have to either currently live or work within the City of Campbell. If they should later work outside of Campbell, that would not be a problem. Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: · Advised that the application is for a Planned Development Permit to allow the construction of two single-family residences. · The proposed density is consistent with the General Plan which is 6 to 13 units per gross acre. This project is being developed at a density of 9 units per gross acre. · The units will be 1,848 square feet and the structures meet the general development standards. · Staff recommends that the Commission adopt a Resolution recommending that Council approve this project. Planning Commission Minutes of February 23, 1999 Page 5 Commissioner Francois presented the Site and Architectural Review Committee report as follows: · SARC reviewed this project on February 9, 1999, and found it to be an excellent project by an excellent agency. · SARC is supportive and stated that this project would be a good compliment to Grant Street. Chairman Jones opened the Public Hearing for Agenda Item No. 2. Ms. Jaunell Waldo, Representative, Habitat for Humanity: · Advised that Habitat for Humanity has built three homes in San Jose using the same plan as is proposed for this Campbell site with some modifications as suggested by Campbell Planning staff. · Thanked staff in the Redevelopment Agency, Planning and Public Works Departments. Ms. Veronica Perry, 157 Harrison Avenue: · Advised that she is a neighbor to the proposed project site and attended the community meeting to learn about the project. Informed that as a result of her participation at that meeting, she has joined the Family Selection Committee established by Habitat for Humanity for the selection of the recipients of the two units. Stated that it would be nice to have two homes on the site rather than the vacant lot that is currently there. Mr. Waldemar Sommer, 186 N. First Street: · Advised that he did not attend the community meeting. · Asked about how the property will be sold and by whom. · Inquired about the significance of a Categorical Exemption. · Questioned whether the project would be required to meet all City codes. · Wondered about how the deed restriction would work. · Stated that Habitat for Humanity is a good program and this seems to be a good project. Mr. Geoff Bradley answered Mr. Sommer's questions as follows: · The City had an appraisal done and $275,000 was determined to be the fair market value for the property. · Advised that a Disposition and Development Agreement (DDA) has not yet been finalized for the sale of the property by the City to the Redevelopment Agency. · Stated that once the land is sold to the Redevelopment Agency, the Agency then will deed the property to Habitat for Humanity. · Explained that the Categorical Exemption status means that the project is exempt from CEQA (California Environmental Quality Act) review as it is a small project with no major environmental impacts on the surrounding area. · Advised that there are absolutely no exemptions from City Codes in the design and construction of these two homes. Planning Commission Minutes of February 23, 1999 Page 6 Informed that the deed restriction is a legal agreement that binds the owners to terms of the agreement. Specifically that the units remain affordable and that they be maintained. The deed restriction is overseen by the City. Commissioner Gibbons stated that it is clear that Habitat has a nice process for the selection of which families get the homes as evidenced by Ms. Perry's comments and involvement. Chairman Jones closed the Public Hearing for Agenda Item No. 1. Motion: Upon motion of Commissioner Lowe, seconded by Commissioner Francois, the Planning adopted Resolution No. 3220 recommending approval of a Planned Development Permit (PD 98-07) to construct two new single-family residences on property located at 271 & 275 Grant Avenue, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Francois, Gibbons, Hernandez, Jones, Lowe None Kearns Lindstrom Chairman Jones advised that this item will be considered by Council at its meeting on March 16, 1999, for final approval. Commissioner Lindstrom rejoined the Commission and stated that he finds Habitat for Humanity to be an excellent program and stated that his daughter was someone who was helped by the program. MISCELLANEOUS Chairman Jones read Agenda Item No. 3 into the record. 3. Staff Three month update report concerning complaints relative to Elephant Bar Restaurant located at 499 E. Hamilton Avenue. Ms. Sharon Fierro, Senior Planner, presented the staff report as follows: · This matter is before the Commission to provide a three-month update on complaints regarding the Elephant Bar Restaurant raised by a neighbor, Mr. Roger Rezaenouri, who lives in the adjacent apartment complex. The Commission had instructed staff to bring the matter back three months after it had considered the complaints in November 1998. Since that time, the Police Department has received no further complaints regarding noise from Mr. Rezaenouri or anyone else. Planning Commission Minutes of February 23, 1999 Page 7 · Staff recommends that further monitoring can occur and any future complaints be brought back to the Commission. Mr. Roger Rezaenouri, 601 Almarida Drive, #E3: · Thanked the Commission and City staff for their efforts. Admitted that he has not complained since the last Planning Elephant Bar has tried to cooperate. · Said that overall, the last three months have been great but continued monitoring. Commission and that the that he would like to see Stated that he wanted to be put on record about the parking impacts since the Elephant Bar no longer has the right to use Breuners for its overflow parking needs. Commissioner Lowe asked Mr. Rezaenouri how many off street parking spaces are provided for the apartments. Mr. Roger Rezaenouri replied that there are two spaces for the two-bedroom units and one space for the one-bedroom units. Motion: Upon motion of Commissioner Lindstrom, seconded by Commissioner Francois, the Planning Commission voted to accept the staff recommendation to have staff continue to monitor noise complaints against the Elephant Bar Restaurant and bring concerns back to the Commission for further consideration if necessary. (6-0-1; Commissioner Kearns was absent.) Chairman Jones read Agenda Item No. 4 into the record. 4. Staff Review of Parking Information: Review of office parking requirements including the number of stalls, dimensions and percentage of compact parking spaces. Ms. Sharon Fierro, Senior Planner, presented the staff report as follows: · Advised that she had conducted a small study on parking standards. · Stated that she has learned that a uni-stall is used by many cities. · As for percentage of compact spaces allowed, Campbell is in the ballpark. In fact, Campbell has one of the highest parking ratios for office use. · Stated that staff is happy to add parking standards to the work plan for the next fiscal year. Commissioner Lowe stated that staff had provided a good summary. Asked what the result would be if the percentage of compact spaces allowed is reduced. Stated that his Suburban does not fit in compact spaces. Chairman Jones stated that staff has been informative. Asked where this report goes from here. Planning Commission Minutes of February 23, 1999 Page 8 Mr. Steve Piasecki advised that at this point, this report goes nowhere. Staff is reporting at the Commission's request. However, at the Commission's instruction, this subject can be added to the work program. Chairman Jones stated that he prefers tighter parking restrictions. The Commission can look at exceptions as need arises. Mr. Steve Piasecki asked whether the Commission is suggesting leaving the Parking Standards as they are? Chairman Jones replied that was correct. Commissioner Lindstrom stated that the City has high standards already. Chairman Jones said that he could support a reduction in the percentage of compact spaces allowed. Mr. Steve Piasecki advised that he hears an interest in reducing percentage of compact spaces. Advised that uni-stall spaces are only allowed by exception. Commissioner Lowe stated that Kirkwood Plaza is a difficult lot in which to park as the back up space is inadequate. Mr. Steve Piasecki advised that that particular development was approved as an exception and agreed that the parking is tight. Suggested that staff can work with applicants to discourage any future deficient parking ratios. Chairman Jones stated that he agreed with the suggestion to have staff work with applicants discouraged in creating any deficient parking, particularly for smaller projects. Also suggested a reduction in the percentage of compact spaces allowed. Commissioner Gibbons stated that it would be beneficial to have a staff study. Stated her concerns about under building parking spaces. Said that an overall review of the parking standards is in order. Mr. Steve Piasecki stated that it appears to be the consensus that this subject be added to the work program for the next fiscal year. Suggested that consideration of the different ratios for Zone 1 and Zone 2 in the Downtown should also be studied. Motion: Upon motion of Commissioner Lowe, seconded by Commissioner Gibbons, the Planning Commission voted to add a review of the Parking Ordinance to the staff work program in fiscal year 1999/00. (6-0-1; Commissioner Kearns was absent.) Planning Commission Minutes of February 23, 1999 Page 9 REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR The written report of Mr. Steve Piasecki, Community Development Director, was accepted as presented with the following additions: * Informed that Council has authorized a General Plan Application for 20 Union Avenue. · Advised that the second meeting of the General Plan Task Force occurred on February 22, 1999. The focus of the first two meetings was orientation and review of foundation documents. The General Plan will be built on existing documents. Issues for each area of the City will be identified. How much growth should be allowed will be studied. Commissioner Lindstrom asked where the computer school that will be considered by the Commission on March 9, 1999, would be located. Mr. Steve Piasecki replied that it is at San Tomas Plaza. ADJOURNMENT The Planning Commission meeting adjourned at 8:25 p.m. to the Planning Commission meeting of lgareh~ 9~, 1999, in the Council Chambers, City Hall, 70 North First Street, Campbell, California. SUBMITTED BY: ~-~.~.t)~.----~ C~cretary APPROVED BY: Br~~;h~~ ATTEST: A I ,~~~ _..,4" , SteveN~aseck~,"~ecretary