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3.27.23-3.28.23 PC meeting minutes - signedCITY OF CAMPBELL Planning Commission Minutes 7:30 P.M. TUESDAY March 28, 2023 PLANNING COMMISSION SPECIAL JOINT MEETING CITY HALL COUNCIL CHAMBERS The Planning Commission regular meeting on Tuesday March 28, 2023, was called to order at 7:30 p.m. in the Council Chambers of City Hall, 70 N. First Street, Campbell, CA, by Chair Buchbinder and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chair: Adam Buchbinder Vice Chair: Alan Zisser Commissioner: Matt Kamkar Commissioner: Michael Krey Commissioner: Maggie Ostrowski Commissioner: Davis Fields Commissioners Absent: Stuart Ching Staff Present: Director: Rob Eastwood City Attorney: Bill Seligmann Senior Planner: Daniel Fama Associate Planner: Larissa Lomen Admin Analyst: Ken Ramirez APPROVAL OF THE MINUTES PC & HPB Special Joint Study Session meeting - February 28, 2023 PC Regular Meeting – February 28, 2023 All approved Campbell Planning Commission Meeting Minutes – March 28, 2023 Page 2 COMMUNICATIONS Supplemental piece of information was provided by Vice Chair Zisser regarding Item 1. AGENDA MODIFICATIONS OR POSTPONEMENTS None ORAL REQUESTS This is the point on the agenda where members of the public may address the Commission on items of concern to the Community that are not listed on the agenda this evening. People may speak up to 5 minutes on any matter concerning the Commission. PUBLIC COMMENT Chair Buchbinder opened for public comment Hearing none, Chair Buchbinder closed public comment. Chair Buchbinder read Agenda Item No. 1 into the record as follows: PUBLIC HEARINGS 1. PLN-2022-145 Public Hearing to consider the request of TOPA Architecture to allow the exterior façade alteration, including repainting and the removal of existing awnings, of an existing commercial building listed on the Campbell Historic Resource Inventory as a designated structure of merit, commonly known as the B.O. Curry Building, for property located at 415 E. Campbell Avenue in the C-3 (Central Business District) Zoning District. The applications under consideration include Tier 1 Historic Resource Alteration Permit and Site and Architectural Review Permit. File No.: PLN-2022-145. Staff is recommending that this item be deemed Categorically Exempt from CEQA. Planning Commission action is final unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Larissa Lomen, Assistant Planner. Associate Planner Lomen presented staff report to allow the exterior façade alteration, including repainting and the removal of existing awnings, of an existing commercial building listed on the Campbell Historic Resource Inventory as a designated structure of merit, commonly known as the B.O. Curry Building. Planning Commissioners complemented Associate Planner Lomen on the report and were in favor of the project. Vice Chair Zisser presented a graphic representation of proposed paint color of Campbell Planning Commission Meeting Minutes – March 28, 2023 Page 3 building and displayed the contrast of what the building may have looked like previously and what it would look like with the new paint color. Applicant Geno Catalano stated that they will ensure that project and painting of the building will be done correctly. Motion: Upon motion by Commissioner Ostrowski, seconded by Commissioner Fields, the Planning Commission adopted Resolution No. 4665 approving a Site and Architectural Review Permit and Tier 1 Historic Resource Alteration permit to allow the exterior façade alteration, including repainting and the removal of existing awnings, of an existing commercial building listed on the Campbell Historic resource Inventory as a Designated Structure of Merit, commonly known as the B.O. Curry Building, for property located at 415 E. Campbell Avenue in the C-3 (central Business District). File Non.: PLN-2022-145., by the following roll call vote: AYES: Fields, Ostrowski, Krey, Buchbinder, Kamkar, Zisser NOES: None ABSENT: Ching ABSTAIN: None Chair Buchbinder read Agenda Item No. 2 into the record as follows: 2.PLN-2019-00058 Public Hearing to consider the request of Terra Firm Development for property located at 911 S. McGlincy Lane to allow construction of an approximately 5,350 square-foot industrial building with a requested increase to the allowable floor area ratio (FAR), elimination of the side and rear setbacks, and a reduction to the required landscaping area; and retention of overhead frontage utility lines. The applications under consideration include a Site and Architectural Review and a (Utility) Variance. File No.: PLN2019-58. Staff is recommending that this item be deemed Categorically Exempt from CEQA. Planning Commission action is final unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Daniel Fama, Senior Planner. Disclosure Vice Chair Zisser and Commissioner Krey visited the site. Senior Planner Fama presented report to allow construction of an approximately 5,350 square-foot industrial building. Planning Commissioners had minimal questions regarding project having zero foot setback. In support of staff recommendation. Planning Commission confirmed that they will deny variance without prejudice. Campbell Planning Commission Meeting Minutes – March 28, 2023 Page 4 Applicant spoke and stated that the warehouse is storage for business. Chair Buchbinder closed public comment. Motion: Upon motion by Commissioner Krey, seconded by Commissioner Fields, the Planning Commission adopted Resolution No. 4666 approving a Site and Architectural Review Permit to allow construction of an approximately 5,350 square-foot industrial building with a requested increase to the allowable Floor Area Ratio (FAR), elimination of the side and rear setbacks, and a reduction to the required landscaping area, on property located at 911. S. McGlincy Lane in the M-1 (Light Industrial) zoning district. File No.: PLN-2019-58., by the following roll call vote: AYES: Fields, Ostrowski, Krey, Buchbinder, Kamkar, Zisser NOES: None ABSENT: Ching ABSTAIN: None Motion: Upon motion by Commissioner Krey, seconded by Commissioner Fields, the Planning Commission adopted Resolution No. 4667 denying without prejudice a variance to allow retention of existing overhead utility lines to serve a proposed development on property located at 911 S McGlincy Lane, by the following roll call vote: AYES: Fields, Ostrowski, Krey, Buchbinder, Kamkar, Zisser NOES: None ABSENT: Ching ABSTAIN: None Chair Buchbinder read Agenda Item No. 3 into the record as follows: 3. PLN-2022-79 Public Hearing to consider the request of Joma Studio Architects for property located at 24-28 E. Campbell Avenue to allow construction of a 3-story, approximately 8,000 square-foot mixed-use building, consisting of ground-floor and 2nd-level (mezzanine) commercial/office space, and three 1- bedroom upper-level apartment units. The application under consideration includes a Planned Development Permit. File No.: PLN-2022-79. Staff is recommending that this item be deemed Categorically Exempt under CEQA. Tentative City Council Meeting Date: May 2, 2023. Project Planner: Daniel Fama, Senior Planner Senior Planner Fama presented staff report to allow construction of a 3-story, approximately 8,000 square-foot mixed-use building, consisting of ground-floor and 2nd-level (mezzanine) commercial/office space, and three 1-bedroom upper-level apartment units Campbell Planning Commission Meeting Minutes – March 28, 2023 Page 5 Planning Commissioners confirmed with Senior Planner Fama that parking could not be required on this type of project. Senior Planner Fama confirmed that the narrow sidewalk will be broadened and become a standard commercial sidewalk of 10 feet.. Dan Sarkisian, neighbor, stated that he does not see much parking incorporated in the project and wants to know where tenants of the property will be parking. Architect, Anthony Joma. Feel stated that in lieu fee can work in their case. Would like to keep mass similar to the adjacent building. Have integrated a separate residential entry to the building. Would like to maintain commercial continuity. Would like to maintain street character and façade. Planning Commissioners asked applicant what lot is being shared; whether the parking agreement is for business; quantity of parking stalls; and where the tenants will park. Applicant Payman Farzaneh clarified that the lot where the Subway is located will be shared with the business, per the parking agreement, and that the four stalls located at the rear of the property will be for tenants. Chair Buchbinder closed public comment. Planning Commissioners were in support of project and proposed design. Were glad to hear there was a parking agreement in an area where there is not much available parking. Motion: Upon motion by Commissioner Zisser, seconded by Commissioner Kamkar, the Planning Commission adopted Resolution No. 4668 recommending that the City Council approve a Planned Development Permit to allow construction of a 3-story, approximately 8,000 square- foot mixed use building, consisting of ground-floor and 2nd level (mezzanine) commercial/office space, and three 1-Bedroom upper level apartment units, for property located at 24-28 E. Campbell Avenue. File No.: PLN-2022-79., by the following roll call vote: AYES: Fields, Ostrowski, Krey, Buchbinder, Kamkar, Zisser NOES: None ABSENT: Ching ABSTAIN: None REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR 1. During Spring of 2022, Cal Poly students presented a Campbell Development Plan, students applied for a planning award and were awarded. Email last spring for cal poly. Applied for planning award and were awarded. Campbell Planning Commission Meeting Minutes – March 28, 2023 Page 6 2. City Council will be considering items from 3/27/23 PC Special Meeting on April 18, 2023 at 4pm. 3. There was an appeal on 68 Page St. City Council continued the item. Item will come back to City Council on May 3rd. Motion: Upon motion by Commissioner Buchbinder, seconded by Commissioner Krey, the Planning Commission agreed to agendize discussion of a declaration of Shelter Crisis according to California Government Code 8698.4, by the following roll call vote: AYES: Fields, Ostrowski, Krey, Buchbinder, Kamkar, Zisser NOES: None ABSENT: Ching ABSTAIN: None ADJOURNMENT The Planning Commission regular meeting adjourned at 8:45p.m. to the next Regular Planning Commission Meeting on Tuesday, April 11, 2023, at City Hall, Council Chambers, 70 N. First Street, Campbell, CA. SUBMITTED BY: ______________________________________ Ken Ramirez, Administrative Analyst APPROVED BY: ______________________________________ Adam Buchbinder, Chair ATTEST: ______________________________________ Rob Eastwood, Secretary 3-28-23 PC meeting minutes Final Audit Report 2023-04-14 Created:2023-04-12 By:Ken Ramirez (kenr@campbellca.gov) Status:Signed Transaction ID:CBJCHBCAABAAsIXXAX3muUEDeuUo1czVyUR0OaC6VmTW "3-28-23 PC meeting minutes" History Document created by Ken Ramirez (kenr@campbellca.gov) 2023-04-12 - 4:24:51 PM GMT Document e-signed by Ken Ramirez (kenr@campbellca.gov) Signature Date: 2023-04-12 - 4:25:39 PM GMT - Time Source: server Document emailed to Rob Eastwood (robe@campbellca.gov) for signature 2023-04-12 - 4:25:41 PM GMT Email viewed by Rob Eastwood (robe@campbellca.gov) 2023-04-12 - 4:28:02 PM GMT Document e-signed by Rob Eastwood (robe@campbellca.gov) Signature Date: 2023-04-12 - 4:28:10 PM GMT - Time Source: server Document emailed to abuchbinder@google.com for signature 2023-04-12 - 4:28:12 PM GMT Email viewed by abuchbinder@google.com 2023-04-14 - 4:17:53 PM GMT Signer abuchbinder@google.com entered name at signing as Adam Buchbinder 2023-04-14 - 4:18:25 PM GMT Document e-signed by Adam Buchbinder (abuchbinder@google.com) Signature Date: 2023-04-14 - 4:18:27 PM GMT - Time Source: server Agreement completed. 2023-04-14 - 4:18:27 PM GMT Names and email addresses are entered into the Acrobat Sign service by Acrobat Sign users and are unverified unless otherwise noted. CITY OF CAMPBELL Planning Commission Minutes 6:00 P.M. TUESDAY March 27, 2023 PLANNING COMMISSION SPECIAL MEETING CITY HALL COUNCIL CHAMBERS The Planning Commission special meeting on Monday 27, 2023, was called to order at 6:00 p.m. in the Council Chambers of City Hall, 70 N. First Street, Campbell, CA, by Chair Buchbinder and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chair: Adam Buchbinder Vice Chair: Alan Zisser Commissioner: Matt Kamkar Commissioner: Michael Krey Commissioner: Maggie Ostrowski Commissioner: Davis Fields Commissioner: Stuart Ching Commissioners Absent: None Staff Present: Director: Rob Eastwood City Attorney: Bill Seligmann Senior Planner: Stephen Rose Senior Planner: Tracy Tam Admin Analyst: Ken Ramirez Consultants Present: Opticos Roger Foreman M-Group Geoff Bradley, Asher Kohn, Karen Warner DeNovo Ben Richie ROLL CALL APPROVAL OF THE MINUTES No minutes needed to be approved. Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 2 COMMUNICATIONS None AGENDA MODIFICATIONS OR POSTPONEMENTS None ORAL REQUESTS This is the point on the agenda where members of the public may address the Commission on items of concern to the Community that are not listed on the agenda this evening. People may speak up to 5 minutes on any matter concerning the Commission. PUBLIC HEARINGS Chair Adam Buchbinder read Agenda Item No 1 into the record as follows: 1. City Initiated PLN-2022-90 PLN-2021-12 Public Hearing to consider the following: 1. General Plan and Housing Element Updates (by Resolution): The City of Campbell has prepared a comprehensive update to the General Plan (Envision Campbell - 2040 General Plan) and Housing Element (Campbell’s Plan for Housing - 2023-2031 Housing Element) which serve to identify the community’s vision for the future and provide a framework that will guide local government decision-making related to a range of topics including land use, transportation, community design, economic development, fiscal sustainability, conservation and open space, community services and facilities, safety, noise, community health and wellness, and sustainability over the related planning periods and beyond. 2. Zoning Map Update & Amendments to Campbell Municipal Code (by Ordinance): The city has prepared a new Zoning Map and amendments to the Campbell Municipal Code, including Title 6 (Health and Sanitation), Title 7 (Animals), Title 20 (Subdivision and Land Development), and Title 21 (Zoning) to implement the new land uses, as well as goals, policies, and programs, contemplated by the General Plan and Housing Element. Associated with the code updates, the city seeks to revise permitting procedures and processes, retire the P-D (Planned Development) Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 3 and C-PD (Condominium Planned Development) zoning districts, and establish Multi-Family Development and Design Standards (MFDDS), and an associated Form-Based Zone Map, for the regulation of all multi-family and mixed-use development project that build upon Campbell’s unique character and conform with recent changes to State law that require local jurisdictions to adopt objective standards and streamline the review and permitting processes for housing development. 3. Area Plans & Design Guidelines (by Resolution): To rescind the South of Campbell Avenue Area Plan (SOCA), North of Campbell Avenue Area Plan (NOCA), Central Campbell Redevelopment Plan (CCRP), and Design Guidelines for Low-Medium Density Residential Projects and reestablish other existing area and neighborhood plans. 4. Environmental Analysis (by Resolution): In consideration of the above updates, the City of Campbell, serving as Lead Agency, has prepared a Programmatic Environmental Impact Report (EIR) that identifies that the proposed project will result in one or more significant adverse environmental effects that cannot be avoided even with the incorporation of all feasible mitigation measures. Pursuant to requirements of the California Environmental Quality Act (CEQA), notice is hereby given that, the city will conduct a public hearing to consider certification of the Final EIR for the proposed project (State Clearinghouse #2022030566) with a statement of overriding considerations finding that the project benefits outweigh the potentially adverse effects of the significant impact(s). Director Eastwood provided an overview of the Special Meeting Structure as follows: Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 4 Director Eastwood outlined the broad goals of the major efforts as follows: Senior Planner Stephen Rose outlined the overview of the Special Meeting initiated by the City as follows: Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 5 Senior Planner Rose presented in detail key elements of the proposed 2040 General Plan, 2023 – 2041 Housing Element, Identified Campbell Technology Park, and Environmental Impact Report. 2040 General Plan Overview: 2023-2031 Housing Element Overview: Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 6 Campbell Technology Park Recommendations and Alternatives: Environmental Impact Report Overview: Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 7 Commissioner Davis asked for more details about the submitted letter from Campbell Technology Park’s owner and for the City to provide more insight on the issue. Director Eastwood clarified that the site was preliminary identified as a possible corporation yard for the City but wanted to retain the option of looking at the potential for different uses in the future. Indicated interest to retain the opportunity for potential development for a corporation yard in the future. Commissioner Ching asked what happened to the open space property on Virginia Avenue. Senior Planner Rose indicated that the former water district property on Virginia Avenue would no longer be open space, as it would now be designated for housing. Ostrowski asked whether area plans would be done away with and if there would be a provision for the San Tomas area within the General Plan. Senior Planner Rose clarified that the current General Plan will be repealed and plans and documents included as appendices will need to reestablished by separate action. Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 8 Commissioner Krey asked whether normal for the EIR to state that we have unavoidable and unmitigable issues and whether all general plans self-mitigating? Senior Planner Rose clarified that self-mitigating approaches within the General Plans speak to the sections. Mitigation efforts in play are added to address items. What this is saying is there are significant impacts but project benefits outweigh the impacts. Commissioner Krey asked if the City was changing the parking standards? Senior Planner Rose indicated that the parking standards will be adjusted by the update, and broadly resulting in a reduction in parking standards for residential uses. Commissioner (inaudible) asked why minor adjustments to existing residential densities were being made. Senior Planner Rose clarified minor adjustments in residential density due to new gross counting now the corners of the property as opposed to counting to the centerline of the street. Commissioner Kamkar asked what the other property corrected on the land use map had been? Open space area north of Hamilton Avenue and which other? Senior Planner Rose stated the other correction was at the southwest intersection of East Campbell and Union Avenue. Commissioner Kamkar provided an opinion that the name of the standards should be multi-unit instead of multi-family. Commissioner (inaudible) asked how the form-based zones were adjusted. Senior Planner Rose stated that form-based standards were adjusted to better align with the land use designations, placing less emphasis on existing context. Vice Chair Zisser asked if the proposed zoning map (Fig. 18) on page 25 was the final iteration? Senior Planner Rose clarified that the zoning map will be discussed later in the meeting but designations will be carried forward and not changed. Vice Chair Zisser asked if the Kohls parcel is designated as medium high density mixed use. Senior Planner Rose clarified that the idea was to accommodate residential components within the parcel but to not allow wholesale redevelopment of the site. Vice Chair Zisser asked about for clarification on group home policy for more than 6 persons. Senior Planner Rose clarified that current group home policy can be seen as discriminatory per HCD review and will need to revisit the municipal code to provide for larger group home settings than we currently restrict without requiring a conditional use permit. Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 9 Chair Buchbinder asked why if General Program L-U 1.15 allows the City to ignore zoning, do we need to keep the Campbell Tech Park zoned as R&D? Senior Planner Rose clarified that the R&D designation was intended to limit the property from developing from housing. Senior Planner Rose presented in detail key elements of the Multi-Family Development & Design Standards. The following changes were noted with Form-Based Map: Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 10 The following are changes for Commercial Ground Floor along the corridors to ensure that spaces are as leasable as possible without curtailing the housing supply: The following Architectural & Building type standards would attempt to avoid boxy building and repetitious designs. Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 11 Requirement for larger buildings to be divided to more discrete modules to reach eclecticism desired by the community and staff. Developers advised building narrower townhomes (18 ft. to 16 ft.). intent is to prevent garage door façade and introduce genuine frontage for units. Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 12 Many concerns with adjacency standards were modified with Form Based map. No seven-story homes adjacent to single-family homes in Campbell. Adjacency standards better account for narrower/shallow lots. No longer mapping incompatible zones right next to each other. Limits now match with adjacent buildings: Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 13 Per City Council’s feedback, terminology was clarified. The Large Site standards encompassed the following: Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 14 Commissioner Krey asked what the biggest difference in height would be next to a single-family home. Roger Foreman (consultant from Opticos) stated that the immediate adjacent height would be limited at 2.5 stories. Senior Planner Rose stated that protections were retained for single-family zone. Zone mapped based on what it could be not what it is today. Commissioner Krey asked if the ground floor for mixed use can be leased? Roger Foreman clarified that homes along yellow have allowance of 50% that can be leased Commissioner Kamkar asked if 2.5 story adjacency standard would apply for a multi-family use in one lot but if there a single-story building . Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 15 Roger Foreman, Opticos, clarified that it would go by multi-family land use. Commissioner Kamkar asked if the adjacency standards would apply if the designation is for single-family. Roger Foreman confirmed that they would. Commissioner Fields asked how it was determined that Tier 1 and Tier 2 standards would fulfill the needs, how would Tier 1 work when Tier 2 wouldn’t. Also asked how 16 foot with minimum dimension of a space was determined. Roger Foreman clarified that the Economic Development consultant stated that a 16 and a half foot wide space is the minimim width for a space that a tenant could lease. This is how the minimum dimension was determined. Tier 2 standards were determined after the Economic Development consultant stated that only 50-70% of prospective tenants would look for a gold standard and some tenants would be ok with lower ceilings and small spaces. . Senior Planner Rose stated that when you don’t build to the minimum sizes advised by the economic consultant that you will result in commercial spaces that are vacant. Commissioner Ching asked if staff can provide for an example of a 16.5 ft width requirement. Senior Planner Rose clarfied that 16.5ft is width of the front space but the depth can be longer (like hair salon) Commissioner Ching asked what the minimum width of townhomes and whether the 16.5 ft width minimum comes from. Senior Planner Rose that 16ft minimum accomodates narrower widths like townhouses. Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 16 Roger Foreman stated that developers brought floor plans for units and stated that 16ft was the minimum width that a unit would need to build. Commissioner Ching asked if the open space requirement is still 10%. Senior Planner Rose stated that 10% is still the requirement. Commissioner Ostrowski asked about height of single-family adjacencies and how high they could be and how they account for fire access. Senior Planner Rose stated that standards provide for needs from fire department about rear access requirements. Vice Chair Zisser asked about maximum height in single family adjacency. Expressed concern abount having narrow standards that will produce 16 ft wide, three story narrow homes with tandum parking, resulting in massive narrow homes and propenderence of market rate, expensive homes in the future that do not fulfill the needs of the missing middle or lower-income people. Vice Chair asked what it would if somebody wants to redevelop a block of downtown and what the maximum height would be. Senior Planner Rose clarified that the maximum height would be 3 stories for single-family home adjacency and development in the downtown can be upto 4 stories in pre-density bonus scenario. Chair Buchbinder asked if it is the intent to prohibit wrap buildings entirely by changing the depth to 50 ft in required commercial spaces. Roger Foreman clarified that it is not the intent and minimum depth does not apply to entire façade. Chair Buchbinder asked if there were no adjustment to open space requirements. Senior Planner Rose clarified that there was no change to open space requirements and that adjcacency standards apply to for the full run of properties. Senior Planner Rose presented in detail key elements of the Code Amendments, Plans and Zoning Map, Multi-Family Development & Design Standards. Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 17 t Commissioner Krey asked if any other sites changed zoning besides Campbell tech Park. Senior Planner Rose clarified that zoning is aligned with changes in land use designation. Chair Buchbinder asked if there were going to be future streetscape standards Senior Planner Rose stated that it was not a presently slated update. Chair Buchbinder asked about the following Code References: Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 18 1) 21.36.130; requiring City to maintain LOSD operations which seem to contradict our attempts to swith to VMT, why is that? 2) 21.23.100; attempts to legalize ADUs and solve problem for ADUs built one foot to close to one side. 3) 21.28.045; references AB2097 maps, are they available yet. 4) 21.36.070; appear to be getting rid of large family childcare homes. Director Eastwood clarified the first point that under CEQA City can no longer look at LOS Senior Planner Rose clarified that ADU problem would be resolved with update, that maps are development with GIS team and would be available with effective date ordinance, and that provisions applying special requirements to uses such as childcare homes be treated the same as other single-family home uses, so by deleting provisions within the city code would be accomplishing that. Chair Buchbinder closed public hearing for a 5 min break, public hearing would recommence at 7:54 PM. Chair Buchbinder opened public hearing. Chair Buchbinder opened Public Comment on Item 1. Jim Sullivan, member of the public, made 3 points, appears to be a gap on the density ranges between 16 to 18 acres. Noted City Council meeting moved to 4/18/23. EIR has significant impacts that cannot be mitigated. Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 19 Tim Pasquinglli stated that there was a discussion not about a land swap but about giving up 3 acres. At the the time asked what he would received in return but did not receive a response. 11 days ago was zoned all 4 parcels (17 acres) at 26 units per acre. Made repeated requests for the City to reduce that density. Planning a development on 26 units per acre. 10 days ago, without communication from staff, was told that they would be removing the 3 acres off the list and forcing them to build instead of 34 units per acre after telling the City that 26 units per acre does not work. Stated that Mr. Eastwood received information from apartment developers that high-density apartments would work well on that site. Completely disagree, offers received from developers asked to reduce density, not increase it. No interest in discussing a landswap or City corp yard. Understand that the city has an interest in building homes but not like this. Commissioner Ostrowski asked Tim Pasquinglli why they are interested in developing lower density. Tim has been told by large developers that site does not do well for high density apartments it does well for townhomes and can’t build townhomes at 26 units per acre. Commissioner Ostrowski asked what is it specifically of the geometry of the site that prohibits a larger density development. Tim responded that realistically 19-20 townhomes can be built on the acres. Planning to build an apartment building on remaining 3 acres. Been told that townhomes are a better product type. Per market analysis that was conducted. Commissioner Ching asked Tim if they were planning for 26 units per acre . Tim stated that 14 acres were going to be for townhomes of townhouse. One single apartment building was going to be built on 3 acres to make up the density. Commissioner Kamkar asked if apartments are sold by buildings but townhomes are sold individually. Tim confirmed that although he believes that is a developer question that that is correct. Raj Pallela addressed the retiring and reestablishing of neighborhood plans. Had previosuly addressed changing the height limitations in neighborhood plans. Would have had a petition from people, if they knew there was not diversity in housing. Requesting that the commission not incorporate the changes. Chair Buchbinder closed public comment. Commissioner discussion started. Commissioner Krey thinks that Campbell Technology Park project should be a separate item to be discussed at a different time. In regards to General Plan and Housing element, believe that the City is paving the way for advances. Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 20 Commissioner Kamkar believes that we should be open to special consideration, regarding Campbell Tech Park. Sometimes bottom line can be affected in other ways. Because it can produce so many units, should consider working with the developer and owner. Commissioner Ostrowski is wondering if there is another way that items at Campbel Tech Park can be looked at to find a creative solution. Encouraged thinking a little bit outside of the box. Senior Planner Rose clarified that the City’s corporation yard also functions as an equipment and storage yard, and provides storage for police. Director Eastwood clarified that moving a corps yard is not a small deal. Looked at other sites like parking garages. Council mandated that this (Campbell Tech Park) was the only viable site for a potential City corp yard at this time. Commissioner Ching observed disconnect with owner concerns and what were trying to do. Would be uncomfortable pushing it through with that existing disconnect. Should explore the options for Campbell Tech Park site. Rezoning it as housing could be a benefit for the owner. Might not be the ideal outomce from what is being proposed. Keeping it at R&D would be a bad outcome for the city and the owner. Commissioner Fields commented that an option might be a resolution or adopting as is. Have empathy of city staff but in favor of doing something. Concerned, however, of blocking the path of the city and the progress that has been accomplished given time-specific schedule. Vice Chair Zisser apprecaites hearing from the owner. City has researched other possibilities and has not come up with other choices. Makes practical sense for the corp yard to be there. Public area should be more accessible for the city. Would like to see 400 units but not 200 condos with a private community with their own park rather than something that would benefit a wide-variety of people with different incomes. Would like to see more negotiations between both parties. Believe it should be more of a community. Chair Buchbinder stated that there is an issue with something being rentable and something being constructable. Not in favor of supporting a working housing proposal to a non working proposal. Chair Buchbinder recommended adjusting sections of general plan: 1) L-U. 9B and C-3F; discourages non-residential development in lieu of waiting for the Hamilton Ave precise plan or gateway ordinance to be adopted. Suggest changing to when it is adopted or 2 years from now to not wait for something to happen that may not happen. 2) Would like add a process for residents to request speed reductions in non-arterials nearby streets that produce excessive noise. Being able to address a significant driver of noise at a local level. Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 21 3) CD 2-9; references reducing light pollution. Suggest including the Internation Dark Sky Association’s Model Lighting Ordinance or it’s goals by reference. Has different levels of intensity. 4) Want to add a policy to rely on design elements to enforce slow speeds rathen than just speed limit signs. Chair Buchbinder asked for specific actions that would require straw polls to be included as recommendations for City Council. Senior Planner Rose clarified that the intent is following the adoption of what is currently presented, they will follow up with other area plans. Vice Chair Zisser stated that there are not a lot of parcels for a corporation yard. Director Eastwood clarified that there are not a lot of sites. Once you zone something it’s a one way zone. Not the only parcel but would need to do a lot more due diligence to look at other parcels. Below is a summary of key actions and suggested revisions: 1. Proposal to restore Campbell Tech Park’s 4-parcels to the original residential zoning (4 Commissioners in favor, 3 opposed) a. Item was later discussed in the meeting, with greater clarity on the motion which was confused in its original presentation, and the Commission decided against this initial action. 2. Land Use Element (5 Commissioners in favor, 2 opposed) a. Amend action LU-9b. to sunset the period of time in which nonresidential uses will be discouraged in the event the Hamilton Avenue Precise Plan is not established in a timely manner as follows: i. LU-9.b Discourage the development of nonresidential uses within the Hamilton Avenue Precise Plan area until the plan is adopted, or two years from the adoption of the General Plan, whichever is less. 3. Transportation Element (7 Commissioners in favor) a. Amend action T-3.e. as follows: i. T-3.e Consider implementation of traffic calming measures, including traffic calming design elements and devices, to ensure safe and reasonable speeds in residential neighborhoods, consistent with the City’s adopted Neighborhood Traffic Management Program (NTCP), as long as the measures do not impede emergency response, bicycle travel, or hinder the complete streets functionality of the roadway. Methods such as radar speed signs may be used to alert drivers on streets where speeding is prevalent. Further, consider how traffic calming measures may be used to decrease excessive noise on non-arterial streets to achieve the goals of the city Noise Element. Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 22 ii. City Attorney clarified that if reducing speeds in the 85th percentile it would make speeds unenforceable. 4. Noise Element (Note: Optional with amendment to T-3.e.) - (5 Commissioners in favor, 2 opposed) a. Add the following action to explore the use of traffic calming to further the goals of the Noise Element: i. N-1.21 Consider the use of traffic calming measures, as provided for by T-3.e., to reduce excessive noise on non-arterial streets. 5. Community Design Element (5 Commissioners in favor, 2 opposed) a. Amend action CD-2.9 to add a specific reference to the best practices established by the International Dark-Sky Association: i. CD-2.9 Require that lighting and fixtures be integrated with the design and layout of a project and that they provide a desirable level of security and illumination without creating glare and overflow on adjacent properties or excessive artificial light at night (light pollution). Lighting should be directed downward and should be designed to preserve dark skies, and incorporate the best practices established by the International Dark-Sky Association, to the greatest extent feasible. b. Amend action CD-3.f to sunset the period of time in which nonresidential uses will be discouraged in the event the City Gateway Policy or Ordinance is not established in a timely manner as follows: i. CD-3.f Discourage development of nonresidential uses at Gateway locations until the City Gateway Policy or Ordinance is adopted, or two years from the adoption of the General Plan, whichever is less. 6. Proposal to restore Campbell Tech Park’s 4-parcels to the original residential zoning was withdrawn by Planning Commission through a straw poll vote (2 commissioners in favor, 5 opposed)} 7. Implementation Element (Note: adjustment to PC recommendation to sunset related policy from 2 years to 6 to 10 years to align with the ‘medium’ priority timing) a. Amend the priority/timing related to LU-9a from medium to short to align with the sunset period separately established. Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 23 Motion: Upon motion by Commission Krey and seconded by Commissioner Fields, the Planning Commission move to taking the following actions: 1) adopt a Resolution recommending that the City Council certify the Final Programming Environments Impact Report (EIR) and adopt required findings with a statement of overriding considerations in accordance with CEQA; 2) adopt a Resolution, recommending that the City Council adopt the 2040 General Plan (Envision Campbell); and 3) adopt a Resolution, recommending that the City Council adopt the 2023-2031 Housing Element (Campbell’s Plan for Housing). AYES: Fields, Ching, Ostrowski, Krey, Kamkar, Zisser, Buchbinder NOES: None ABSENT: None ABSTAIN: None Chair Buchbinder opened public comment for Part 2. Jim Sullivan spoke about the benefit to have different garage door widths. Request that commission have 3-story minimum on larger sites.Open civic spaces and park spaces that are neighborhood inducing would not be possible with existing standards. Mark Field wanted to discuss the concept of parking ratios. Parking in higher density gets absorbed by communities with lower density. Recommends adjacency standards for parking ratios similar to adjacency standards to building heights. If you cant do it City has to do it City will have to deal with issues in other areas if this is not done. Sarah Chaffin pointed out three areas that could be amended in plan; 1) T-5 neighborhood and T-5 Main street should have the same standards as T-5 main streets; 2) Instead of having yellow and orange tier just have the orange tier; and 3) PD zones standard to be dropped from 50 to 25 units. Raj Pallela encourages Planning Commissioners to tour and visit developments in Santa Clara County and East Bay where developments are being constructed with 16 ft. wide. Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 24 The immmediate adjacency standards should have 4 story minimums. Asked whether the City knows how much space is needed for a Corporation yard. Parts of Campbell can be repurposed for a site like a corporation yar. Matt Weber, developer with Ellis Partners, expressed concerns with Tier 1 and Tier 2 requirements, as is not acieveable with small sites. 50 ft wiuld preclude wrap and podium building. Prior draft had a 15ft minimum floor to floor. proposing 12x12ft floor to floor minimum. Recommend that section 3.110, be reverted back to 30 ft. with no maximum width. depth minimum no maximum width. Sepearate section 7.040 states that you could only 50 ft. wide when some tenants want to have a wider width. Section7.30 subsection 3-5 requires 8 different types of architectural variety but that amount of architectural variety would create inefficiencies and mismatched units, resulting in fewer units being built. Recommend having an architectural variety of 2-3. Commissioner Krey asked for staff to confirm that issues were brought up and discussed with developers and recommendations kept input in mind. Director Eastwood stated that Economic Consultant cautioned the City to not put too much ground floor retail in developments. Very important to build spaces that people will occupy. Senior Planner Rose spoke and gave context to the issues brought up by Sarah Chaffin and her property’s unique situation. Roger Foreman clarfied that when you have multiple modules in single buildings there are a total of 8 differences that need to be introduced between those modules. In response to Jim Sullivan’s comments, conditioning the zones by adjacency means that there are no longer blanket requirements in multiples zones. Commissioner Kamkar stated that there should be more leniency with setback issues with corner lots. Vice Chair Zisser asked if issues from Matt Weber were clarified. Senior Planner Rose clarified that Mr. Weber was arguing for a lower clear height requirements, and that photographs provided for the Pruneyard as a desk item were provided which indicate lower ceiling heights for leased spaces. Chair Buchbinder closed Public comment. Chair Buchbinder opened Commissioner discussion. Commissioner Ostrowski recognizes that there will be situations that the City has not encountered. In agreement with having an appeal process for 25 units and above. Commissioner Fields in favor with the balance that the City is pursuing. Campbell has struck a nice balance. Trying to strike a good mix. In favor of what we are proposing. Good place to start. Very supportive of plan. In favor of an iterative process that looks to Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 25 improve and the hard work from City staff. Not particularly in favor of 3-story town homes that may not be ideal for older adults or families. Commissioner Ching echoed Commissioner Fields comments. plan have considerable thoughts by the city. Overwriting recommendations of the cty at this stage is a tough thing to think about. City has spent a lot of time with consultants to get it right. Fully in suport with staff’s recommendtaion. Commissioner Kamkar in support of 16ft wide townhomes. Need to be open to 3 stories. Set 25 unit per acre as desirable density.Flexibility in meeting goals is important. Commissioner Krey in favor of staff reommendations. Lowering limits to 25 units for appeal in Campbell is fine. Would not being in favor of allowing up to 50% of ground floor in the yellow area. Vice Chair Zisser echoes Commissioner Ching and Field’s comments. Supports staff recommendations. Acknowledges not always being able to meet everybodys particular needs. Downtown works really well with dominantly retail space. Concerned about 50% where new development replaces storefronts. Three stories are not the missing middle. Developers building 16 ft. wide townhomes is not indicative or reflective of the need but rather the availability. Support what staff has developed. Agree with lowering limits to 25 units for appeal in Campbell. Chair Buchbinder states that lowering limits to 25 units for CB overlay is fine. Concerned with idea that useful commercial spaces preclude the possibility of prodicng a wrap building which is very common, very reasonable low-cost way to produce a lot of housing with availability on the ground floor. Have to err on the side of building too much. Trusts the staff. Nothing in this city is going to be taller than 7 stories. Below is a summary of key actions and suggested revisions: 1. 21.14.040 CB (Community Benefit) overlay/combining zoning district.(6 commissioners in favor, 1 opposed) a. Lower the eligibility threshold from 50 to 25 units. 2. Non-Residential Ground Floor Requirement (6 commissioners in favor, 1 opposed) a. Amend Section 3.110.B.1 to exclude credit for lobbies, leasing offices, and amenities for properties located within the limits of the Downtown Development Plan Area, and further clarifying that where upper-floor residential units within the limits of the Downtown Development Plan area require ground-floor access, a ground-floor lobby may be allowed provided that it is sized to meet the minimum requirements for such access. 3. Recommended adjacency limitations should not apply once you get about 3 stories, that is, that if you have something that’s 3 stories tall, and it’s adjacent to something that might be taller than that, you don’t have to setback or gradual that. Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 26 a. (2 commissioners in favor, 5 opposed) 4. Town-homes and multi-family homes should have a minimum average width of 18 ft. instead of 16 ft. Individual homes can be 16 ft. but have a higher than average ceiling height. a. (3 commissioners in favor, 4 opposed) 5. Recommend removing 2.5 story limitation in T-4 N.S neighborhoods to 3 stories. a. (3 commissioners in favor, 4 opposed) Motion: Upon motion by Commission Kamkar and seconded by Commissioner Krey, the Planning Commission move to taking the following action: 1) adopt a Resolution recommending that the City Council adopt Multi-Family Development and Design standards and an associated Form-Based Zone Map. AYES: Fields, Ching, Ostrowski, Krey, Kamkar, Zisser, Buchbinder NOES: None ABSENT: None ABSTAIN: None Chair Buchbinder opened public comment for Part 3. Alan Ainsley Hicks long time community member stated that he was happy to see this resolve. Will be submitting an application later this year and hopefully add to the housing stock of Campbell. Thankful that the Planning Departmnet has helped make the governement more efffective. Campbell Planning Commission Meeting Minutes – March 27, 2023 Page 27 Raj Pallela request that the City not adopt the area plan of San Tomas neighborhood. Believes commissioners are disconnect from reality. Emotions have no place in economics. Urges that the City increase the number of units. More supply than the demand will help reduce home prices. Chair Buchbinder closed public hearing. Planning Commissioners are in support of Code Amendments, Plans, and Zoning Map. Acknowledge that staff went through an exhaustive process to solicit feedback. Appreciatitive of public comments. Motion: Upon motion by Commission Ching and seconded by Commissioner Kamkar, the Planning Commission move to taking the following action: 1) adopt a Resolution recommending that the City Council rescind the South of Campbell Avenue Area Plan (SOCA), North of Campbell Avenue Plan (NOCA) Central Campbell Redevelopment Plan (CCRP), and Design Guidelines for Low-Medium Density Residential Projects and reestablish other existing area, streetscape, and neighborhood plans; and 2) adopt a Resolution, recommending that the City Council adopt an Ordinance establishing a new zoning map and amending Title 6 (Health and Sanitation), Title 7 (Animals), Tule 20 (Subdivision and Land Development), and Title 21 (Zoning) of the Campbell Municipal Code. AYES: Fields, Ching, Ostrowski, Krey, Kamkar, Zisser, Buchbinder NOES: None ABSENT: None ABSTAIN: None REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR None ADJOURNMENT Adjourn to the next Regular Planning Commission meeting of March 28, 2023, at 7:30 p.m. This meeting will be in person for the members of the Planning Commission at Campbell City Hall, Council Chambers, 70 N. First Street, Campbell, CA. Members of the public are still allowed to participate remotely by Zoom or attend in person/ SUBMITTED BY: ______________________________________ Ken Ramirez, Administrative Analyst APPROVED BY: ______________________________________ Adam Buchbinder, Chair ATTEST: ______________________________________ Rob Eastwood, Secretary 3-27-23 Special PC meeting minutes Final Audit Report 2023-04-14 Created:2023-04-12 By:Ken Ramirez (kenr@campbellca.gov) Status:Signed Transaction ID:CBJCHBCAABAA9N1ri9aX4PCBbq1dbE-4xfqHnH-RVRRe "3-27-23 Special PC meeting minutes" History Document created by Ken Ramirez (kenr@campbellca.gov) 2023-04-12 - 4:19:49 PM GMT Document e-signed by Ken Ramirez (kenr@campbellca.gov) Signature Date: 2023-04-12 - 4:20:47 PM GMT - Time Source: server Document emailed to Rob Eastwood (robe@campbellca.gov) for signature 2023-04-12 - 4:20:49 PM GMT Email viewed by Rob Eastwood (robe@campbellca.gov) 2023-04-12 - 4:27:17 PM GMT Document e-signed by Rob Eastwood (robe@campbellca.gov) Signature Date: 2023-04-12 - 4:27:46 PM GMT - Time Source: server Document emailed to abuchbinder@google.com for signature 2023-04-12 - 4:27:48 PM GMT Email viewed by abuchbinder@google.com 2023-04-14 - 4:18:38 PM GMT Signer abuchbinder@google.com entered name at signing as Adam Buchbinder 2023-04-14 - 4:19:14 PM GMT Document e-signed by Adam Buchbinder (abuchbinder@google.com) Signature Date: 2023-04-14 - 4:19:16 PM GMT - Time Source: server Agreement completed. 2023-04-14 - 4:19:16 PM GMT Names and email addresses are entered into the Acrobat Sign service by Acrobat Sign users and are unverified unless otherwise noted.