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08-23-2022 - PC Assembled PacketREGULAR PLANNING COMMISSION MEETING City of Campbell, California Register in advance for this webinar: https://campbellca.gov/PCSignup. After registration, you will receive a confirmation email containing information about joining the webinar. During the registration process, you will be asked if you would like to speak on any of the agenda items. Please provide detail on the items you would like to discuss. August 23, 2022 7:00 p.m. City Hall, Council Chambers AGENDA NOTE: To protect our constituents, City officials, and City staff, the City requests all members of the public to follow the guidance of the California Department of Health Services', and the County of Santa Clara Health Officer Order, to help control the spread of COVID-19. Additional information regarding COVID-19 is available on the City's website at www.campbellca.gov. This Regular Planning Commission meeting will be conducted in person with the Commissioners meeting at City Hall, Council Chambers, as well as via telecommunication (Zoom) being available for members of the public. The meeting is compliant with provisions of the Brown Act. This Regular Planning Commission meeting will also be live streamed on Channel 26, the City's website and on YouTube at https://www.youtube.com/user/CityofCampbell for those who only wish to view the meeting but not participate. Those members of the public wishing to provide public comment at this meeting virtually are asked to register in advance at https://campbellca.gov/PCSignup. After registering, you will receive a confirmation email containing information about joining the meeting via Zoom. Members of the public may attend the meeting in person at Campbell City Hall - Council Chambers. If attending in person, face coverings and physical distancing will be required until further notice. Public comment for the Planning Commission meetings will be accepted via email at planning@campbellca.gov by 5 p.m. on the day of the meeting. Written comments will be posted on the website and distributed to the PC. If you choose to email your comments, please indicate in the subject line “FOR PUBLIC COMMENT” and indicate the item number. ROLL CALL APPROVAL OF THE MINUTES July 12, 2022 approval of minutes. July 26, 2022 and August 9, 2022, PC Meetings were cancelled. COMMUNICATIONS AGENDA MODIFICATIONS OR POSTPONEMENTS 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. Planning Commission Agenda for August 23, 2022 Page 2 of 2 SPECIAL PRESENTATION 1. N/A Special presentation by Commissioner Buchbinder and Kamkar on Missing Middle in Campbell. STUDY SESSION 2. PLN-2022-90 Study Session to provide an overview of the Objective Standards work plan, project schedule, and community outreach and engagement plan. REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR ADJOURNMENT Adjourn to the next Regular Planning Commission meeting of September 13, 2022 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 (as space allows while maintaining on-going face covering and social distancing). Americans with Disabilities Act (ADA) In compliance with the Americans with Disabilities Act, listening assistance devices are available for meetings held in the Council Chambers. If you require accommodation to participate in the meeting, please contact the Community Development Department, at planning@campbellca.gov or (408) 866-2739. CITY OF CAMPBELL Planning Commission Minutes 7:30 P.M. TUESDAY July 12, 2022 PLANNING COMMISSION REGULAR MEETING CITY HALL COUNCIL CHAMBERS The Planning Commission meeting on Tuesday July 12, 2022, was called to order at 7:30 p.m. in the Council Chambers of City Hall, 70 N. First Street, Campbell, CA, by Chair Ching and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chair: Stuart Ching Vice Chair: Adam Buchbinder Commissioner: Matt Kamkar Commissioner: Michael Krey Commissioner: Maggie Ostrowski Commissioner: Andrew Rivlin Commissioner: Alan Zisser Commissioners Absent: Commissioner: None Staff Present: Senior Planner: Daniel Fama City Attorney: Bill Seligmann Admin Analyst: Ken Ramirez APPROVAL OF MINUTES Commissioners discussed meeting minutes being recorded as Action Minutes and requested having expanded summaries within the meeting minutes. Chair Ching, noted requests for Commissioners and stated that it was industry standard to have action minutes with available video recordings available digitally to those that are interested to review Campbell Planning Commission Meeting Minutes – July 12, 2022 Page 2 meeting details. Approval of June 28, 2022, meeting minutes with a correction to a misspelling of Commissioner Zisser’s last name. COMMUNICATIONS None AGENDA MODIFICATIONS OR POSTPONEMENTS None ORAL REQUESTS None PUBLIC HEARINGS Chair Ching asked if any of the Commissioners had any disclosures, hearing none Chair Ching read Agenda Item No. 1 into the record as follows: Senior Planner (Acting Secretary) Daniel Fama presented the revised draft ordinance for SB-9 implementation within the City of Campbell and asked Planning Commission to adopt the resolution recommending that the City Council adopt the draft SB-9 ordinance and the associated area plan amendments. 1. City Initiated Public Hearing to consider a City-initiated Zoning Code Text Amendment (PLN-2021-187) adding new Chapter 21.25 (Two-Unit Housing Developments) and Chapter 20.14 (Urban Lot Splits) to the Campbell Municipal Code to implement Senate Bill No. 9 (SB-9) and amending various other sections of the Municipal Code pertaining to the regulation of accessory dwelling units (ADUs); an Amendment to the Campbell Village Neighborhood Plan and a General Plan Amendment to the San Tomas Area Neighborhood Plan to incorporate by reference the proposed SB-9 implementation provisions. Staff is recommending that this item be deemed Statutorily Exempt under CEQA. Tentative City Council Meeting Date: August 2, 2022. Project Planner: Daniel Fama, Senior Planner Note: This matter was previously considered by the Planning Commission at its regular meeting of March 22, 2022. Subsequently, however, additional revisions to the draft ordinance were required for consistency with HCD guidance. Pursuant to Government Code Sec. 65857, the Planning Commission must review substantial modifications to the proposed amendment prior to consideration by the City Council. Campbell Planning Commission Meeting Minutes – July 12, 2022 Page 3 The Commission had initial questions about the number of parcels available in Campbell that may qualify for an Accessory Dwelling Unit; the time period which an owner has to build a second unit and when they will need to reapply; and the number of stories allowed to be built as part of the SB-9 ordinance. Planner Fama clarified application timetable process and that City of Campble building standards still apply. Questions regarding deed/residency requirements were clarified by Planner Fama that Owner Occupancy requirement can be met through an affidavit by the owner that the owner will intend to reside on the property. Further questions were asked to Planner Fama regarding urban lot splits and the planning/application process when applicants are putting together plans for a construction that they may not execute. Planner Fama explained that the applicant needs to show what the full project build-out would look like but will not be required to execute the entire project. Vice Chair Buchbinder clarified that the normal process includes a multi-step process to allow for an iterative review on lot splits with tentative and final plans, but ministerial review did not allow for that, so having plans presented to lot split time is a way of adapting to the new ordinance. Planner Fama clarified that there are two scenarios for an SB-9 application; there are two primary units on an existing lot plus an ADU and JADU or separately from that you can do an urban lot split, where you are limited to two units on each lot inclusive of primary unit, ADU, or JADU, in either scenario one piece of property will get you four units. In regard to maximizing non-residential useable space, Commissioner Ostrowski, asked why balconies or decks would be prohibited. Planner Fama clarified that this restriction was to minimize the privacy impact as a result of building a balcony or deck. City Attorney Bill Seligmann clarified that objective design standards are not required by the ordinance but if they are left in the proposed ordinance they will required. The Planning Commission is able to make recommendations to the City Council and the details to be included in the adopted SB-9 ordinance. Chair Ching opened the public hearing and asked if anyone wished to speak, hearing none Chair Ching closed public hearing and opened discussion for Planning Commission. Commissioner Kamkar began the discussion by wanting to address the privacy impact of building balconies or decks. Vice Chair Buchbinder proposed modifying design review standard to say that rooftop terraces and decks are only allowed if they have, for example, front exposure. Planner Fama clarified that removing limitations on balconies or terraces would remove any recourse from a neighbor if they had any privacy issue(s). After extensive discussion, the Commissioners agreed to move forward with recommending the draft ordinance to City Council without any proposed modifications or revisions and closed discussion. Motion: Upon motion by Commissioner Zisser, seconded by Commissioner Krey, the Planning Commission adopted resolution No. 4651 recommending that the City Council adopt (1) an ordinance to add new chapter 21.25 (two-unit housing developments) and chapter 20.14 (urban lot splits) to the Campbell Municipal Code to implement senate bill no. 9 and amending various section of the municipal code pertaining Campbell Planning Commission Meeting Minutes – July 12, 2022 Page 4 to the regulation of Accessory Dwelling Units (ADUs); (2) an amendment to the Campbell Village Neighborhood Plan to incorporate by reference the proposed SB-9 implementation provisions; and (3) a general plan amendment to the San Tomas Area Neighborhood Plan to incorporate by reference the proposed implementation SB-9 provisions. PLN-2021-187, by the following roll call vote: AYES: Rivlin, Zisser, Ostrowski, Kamkar, Krey, Buchbinder, Ching NOES: None ABSENT: None ABSTAIN: None REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR No additional comments were provided, aside from what was included in the Director's written report. ADJOURNMENT The Regular Planning Commission meeting adjourned at 9:22 p.m. to the next Regular Planning Commission Meeting on Tuesday, July 26, 2022, at City Hall, Council Chambers, 70 N. First Street, Campbell, CA. SUBMITTED BY: ______________________________________ Ken Ramirez, Administrative Analyst APPROVED BY: ______________________________________ Stuart Ching, Chair ATTEST: ______________________________________ Daniel Fama, Acting Secretary Missing Middle in Campbell Adam Buchbinder, Matt Kamkar Context ●“Missing Middle” between single-family homes and high-rises. ●Eleven “types” at missingmiddlehousing.org. ●All prohibited here based on objective standards. ●Examined: Parking, Density, Minimum Lot Size, Minimum Lot Width, and FAR. Eleven Missing Middle Types A.Duplex, Side by Side, Alley Loaded B.Duplex, Side by Side, Front Loaded C.Duplex, Stacked, Alley Loaded D.Duplex, Stacked, Front Loaded E.Triplex, Alley Loaded F.Triplex, Front Loaded G.Fourplex, Alley Loaded H.Fourplex, Front Loaded I.Multiplex, Alley Loaded J.Multiplex, Front Loaded K.Townhouse Format ●Each form is evaluated in a particular zoning district. (For example, duplexes in R-D.) ●Each form is checked for five factors: Parking, Density, Lot Size, Lot Width, and FAR. ●If the zone does not permit the form due to a particular factor, it’s highlighted in red; if it’s permitted, it’s in black. ●For example, the alley-loaded side-by-side duplex provides two off-street parking spaces, but we require four: “Parking (2 < 4)” ●On the other hand, the alley-loaded side-by-side duplex has a density of 12 gross du/ac, and we have a maximum of 13 in R-2, so: “Density (12 < 13)” Caveats ●This doesn’t include everything. (For example, setback or open space standards.) ●The FAR restrictions here are non-enforceable for projects between three and ten units per parcel, per SB 478. (Minimum 1.0 for 3-7 units, 1.25 8-10.) ●Duplexes are generally legalized in R-1 and R-2 zones by SB 9, but can only be developed one-by-each. ●Lot sizes and widths are mostly irrelevant, as lots already exist. A. Duplex, Side-by-side, Alley-loaded (R-D) ●Parking (2 < 4 stalls) ●Density (12 < 13 du/ac) ●Lot Size (5k < 6k ft2) ●Lot Width (50 < 60 ft) ●FAR (0.24 < 0.45) B. Duplex, Side-by-side, Front-loaded (R-D) ●Parking (2 < 4 stalls) ●Density (11 < 13 du/ac) ●Lot Size (6.05k > 6k ft2) ●Lot Width (55 < 60 ft) ●FAR (0.20 < 0.45) C. Duplex, Stacked, Alley-loaded (R-D) ●Parking (2 < 4 stalls) ●Density (18 > 13 du/ac) ●Lot Size (3.5k < 6k ft2) ●Lot Width (35 < 60 ft) ●FAR (0.58 > 0.45) D. Duplex, Stacked, Front-loaded (R-D) ●Parking (2 < 4 stalls) ●Density (18 > 13 du/ac) ●Lot Size (5.6k < 6k ft2) ●Lot Width (45 < 60 ft) ●FAR (0.36 < 0.45) E. Triplex, Alley Loaded (R-M) ●Parking (3 < 6 stalls) ●Density (23 > 13 du/ac) ●Lot Size (4.2k < 9k ft2) ●Lot Width (40 < 60 ft) ●FAR (0.72 > 0.50) F. Triplex, Front Loaded (R-M) ●Parking (3 < 6 stalls) ●Density (20 > 13 du/ac) ●Lot Size (4.2k < 9k ft2) ●Lot Width (45 < 60 ft) ●FAR (0.58 > 0.50) G. Fourplex, Alley Loaded (R-2) ●Parking (4 < 8 stalls) ●Density (22 > 20 du/ac) ●Lot Size (6k < 8k ft2) ●Lot Width (50 < 60 ft) ●FAR (0.80 > 0.55) H. Fourplex, Front Loaded (R-2) ●Parking (4 < 8 stalls) ●Density (18 < 20 du/ac) ●Lot Size (7.8k < 8k ft2) ●Lot Width (60 = 60 ft) ●FAR (0.62 > 0.55) I. Multiplex, Alley Loaded (R-3) ●Parking (9 < 30 stalls) ●Density (35 > 27 du/ac) ●Lot Size (10.9k < 21k ft2) ●Lot Width (95 > 60 ft) ●FAR (0.84 > 0.55) J. Multiplex, Front Loaded (R-3) ●Parking (12 < 30 stalls) ●Density (30 > 27 du/ac) ●Lot Size (14.2k < 21k ft2) ●Lot Width (105 > 60 ft) ●FAR (0.65 > 0.55) K. Townhouse (R-3) ●Parking (2 = 2 stalls) ●Density (12 < 27 du/ac) ●Lot Size (2.7k < 6k ft2) ●Lot Width (25 < 60 ft) ●FAR (0.64 > 0.55) Parking Density Lot Size Lot Width FAR A. Duplex, Side by Side, Alley Loaded (R-D)FAIL PASS FAIL FAIL PASS B. Duplex, Side by Side, Front Loaded (R-D)FAIL PASS PASS FAIL PASS C. Duplex, Stacked, Alley-loaded (R-D)FAIL FAIL FAIL FAIL FAIL D. Duplex, Stacked, Front Loaded (R-D)FAIL FAIL FAIL FAIL PASS E. Triplex, Alley Loaded (R-M)FAIL FAIL FAIL FAIL FAIL F. Triplex, Front Loaded (R-M)FAIL FAIL FAIL FAIL FAIL G. Fourplex, Alley Loaded (R-2)FAIL FAIL FAIL FAIL FAIL H. Fourplex, Front Loaded (R-2)FAIL PASS FAIL PASS FAIL I. Multiplex, Alley Loaded (R-3)FAIL FAIL FAIL PASS FAIL J. Multiplex, Front Loaded (R-3)FAIL FAIL FAIL PASS FAIL K. Townhouse (R-3)PASS PASS FAIL FAIL FAIL CITY OF CAMPBELL ∙ PLANNING COMMISSION Staff Report ∙March 23, 2022 PLN-2021-12 Study Session to provide an overview and update on the Residential Design Standards work plan, project schedule, and community outreach and engagement strategy (File No.: PLN-2022-90). RECOMMENDED ACTION That the Planning Commission receive a report on the upcoming Residential Design Standards work plan, including the upcoming schedule, stakeholder outreach, and initial list of discussion areas, policies and programs to be reviewed by the Planning Commission and City Council during this process. PURPOSE The primary purpose of this item is to provide an overview and update to the Planning Commission on the Residential Design Standards work plan effort, project schedule, and associated community outreach and engagement plan. To guide the effort, staff has also identified guiding principles which will be used to ensure the project focuses on priorities and stays on schedule. This report also serves to introduce the project consultant, Opticos Design (hereinafter ‘Opticos’) and provide an overview of the services they have been hired to perform. BACKGROUND On April 2, 2019, the City Council was provided an overview of state legislative updates that require changes to the way the City processes housing development applications1. Specifically, changes to the Housing Accountability Act (Gov. Code §65589.5) have made it more difficult for the City to deny or reduce the density of proposed housing and mixed-use projects that meet “objective” General Plan and zoning requirements. Recognizing the changes to state law, the City identified a need to perform a comprehensive update of its policies and regulatory standards applicable to the development of housing projects to be objective (see ‘Objective Standards / Residential Design Standards’). To complete the update, the City hired its previous consultant, Raimi + Associates, on June 12, 2020, and focused the work plan on clarifying existing vague/subjective policies rather than attempting to create new standards. In reviewing Raimi + Associates’ initial work products, staff identified significant challenges in the methodology used for the project. For example, it was not practical to make existing policies such as “require the use of high-quality building materials” to be objective without introducing new standards to govern the location, application, and type of materials accepted. 1 On September 16, 2021, SB 8 was adopted which further refined and expanded on legislation covered in the April 2019 staff report. Planning Commission Meeting of August 23, 2023 Page 2 of 13 PLN-2022-90 | Residential Design Standards With the Objective Standards (now referenced as the Residential Design Standards) project still underway, the City began work on updating the Housing Element in the fall of 2021, resulting in the identification of new housing densities that would require new zoning standards for implementation. Recognizing the need to address challenges with the initial scope and provide new standards for the housing densities under consideration, staff returned to the Council on April 19, 2022 to provide a status update and request authorization for a new workplan and associated consultant procurement process. Following Council direction to revise the project scope, staff circulated a new RFP (Request for Proposals) resulting in the selection of the current design consultant, Opticos, on July 13, 2022, to help facilitate the Residential Design Standards update. On August 17, 2022, the City Council received a report on the subject item and provided the following guidance on key aspects of the work plan: • Parking: The Council identified the need to strike the right balance between parking reduction strategies aimed to facilitate housing development and unintended neighborhood impacts. • Open Space / Landscaping: Indicated the need for definitions to ensure open space areas can function recreationally and consistency in landscaping patterns. • Campbell Specific Standards: Creating standards that reflect the unique character of Campbell and not a “one size fits all” approach. Furthermore, ensure the residential design standards consider potential impacts that may result from projects that apply for a state density bonus. • Guiding Principles: The Council supported the three principles outlined in the report (i.e., Keep it Simple, Focused, and Engaging) and suggested the inclusion of a fourth, “Keep it Moving”, recognizing the limited time available. On this point, the Council also expressed interest to maintain a list of issues identified throughout the update process to be returned for consideration and Council prioritization following the initial phase of review. • Ad-Hoc Subcommittee: The Council report included a discussion on the potential formation of an ad-hoc subcommittee of the City Council and/or Planning Commission. The Council declined to create an ad-hoc subcommittee comprised of Council members but identified the possibility of a subcommittee comprised of only members of the Planning Commission. • Community Engagement: Provided direction to prioritize broader engagement over engagement to select community groups. OBJECTIVE STANDARDS / RESIDENTIAL DESIGN STANDARDS State law defines objective standards as those that “involve no personal or subjective judgement by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant and public official prior to submittal.” Further, state law considers any of the following to constitute a housing project: a) a project with residential units only, b) mixed-use Planning Commission Meeting of August 23, 2023 Page 3 of 13 PLN-2022-90 | Residential Design Standards developments consisting of residential and nonresidential uses with at least two-thirds of the square footage designated for residential use, and c) transitional housing or supportive housing. Considering changes to the Housing Accountability Act prohibit the use of subjective policy statements, such as ‘ensure new development is harmonious with the neighborhood’, to deny or reduce the density of housing projects, the City needs to focus on creating objective residential design standards to regulate the design of housing projects. That said, subjective goals and policies still have a crucial role to play in the development of the City of Campbell and guiding the development of new standards as well as the review of commercial and industrial projects (which are still subject to discretionary review). Policies may also serve to provide guidance on minor items, such as paint and finish, which may still be addressed as conditions of approval. As discussed later in this report, staff intends to retain the City’s design goals and policies to the extent feasible, while creating objective residential design standards to implement that vision where appropriate. DISCUSSION The City of Campbell needs to adopt objective standards to facilitate the review and development of housing projects, consistent with state law. Once established, these standards will serve to provide significant control over the site layout and architectural design of new housing projects, over which the City currently has limited or no control. As an example, without defensible objective residential design standards, a large multi- family building (such as a recent project in San Jose adjoining the southeast border of Campbell - Figure 1) could be built in Campbell without incorporating design measures to soften the impact on adjacent residences. Figure 1 – Six-Story Mixed-Use Commercial/Residential Building2 2 Source: Campbell Press, August 2021. Planning Commission Meeting of August 23, 2023 Page 4 of 13 PLN-2022-90 | Residential Design Standards Further, as the City is preparing updates to the General Plan (Envision Campbell) and Housing Element (Campbell’s Plan for Housing) which are scheduled for adoption in March of 2023 (reference Attachment B – Combined Project Schedule), the City also needs to create objective residential design standards for new building types and densities that are planned for as part of these updates. Specifically, densities in the 45- du/acre, 60-du/acre, and 75-du/acre range, which were not previously contemplated at the time Campbell’s area and neighborhood plans were adopted, presenting the need to create new standards from the ground up. Revised Workplan Approach Under the proposed workplan, the City will prepare objective Residential Design Standards over the next seven-months coinciding with completion of the General Plan and Housing Element. Given the complexity of the update, the following points summarizes the key aspects of the workplan: 1. Resolve Prior Challenges: The revised workplan is intended to resolve key issues and challenges presented by the prior work plan effort by focusing on the creation of new standards rather than attempting to clarify vague and subjective guidelines found in existing policy documents (see ‘Background’). The following table outlines key distinctions in the revised workplan approach: Topic Area Initial Approach Revised Approach General Approach Attempted to clarify vague and subjective policy language into objective standards Creates new standards to replace existing; provides framework to implement enhanced land use control Impact to Area Plans Attempted to retain Area Plans intact; only add new language as required Retain Area Plans for policy guidance, commercial development, and streetscape standards Densities Covered 0 to 27 du/acre; single-family included 8 to greater than 75 du/acre; single-family excluded Finished Product Fragmented. Standards repeated and recreated in each Area Plan Consolidated. Standards outlined by a single policy document which will provide limited exceptions where necessary 2. Prioritizes Multi-Family and Mixed-Use Development: Instead of focusing on the full range of housing types, the workplan effort will prioritize the creation of new standards and zoning districts to facilitate the development of; multi-family, mixed- use residential and small-lot single-family (e.g. townhomes, rowhomes development projects which will have the most impact on Campbell’s built Planning Commission Meeting of August 23, 2023 Page 5 of 13 PLN-2022-90 | Residential Design Standards environment and community character. Single-family detached residences are not included in this work effort. While existing policy documents will be referenced to understand the community’s desired development form and develop the objective standards, several existing policy documents will be superseded with this update (i.e., area plans, design standards for low-medium density residential development). 3. Form-Based Zoning vs. Conventional Zoning: The City’s existing land use policies are organized by distinctions in land use as opposed to physical form. As part of the update, the City will incorporate a ‘form-based’ zoning approach as the primary organizing principle for housing development to foster more predictable outcomes for developers and the public. Figure 2 – Organizing Principles of Conventional vs. Form-Based Zoning As a result of this change, the standards established by the update process will be more focused on the character and form of the buildings and spaces they create, than the uses that occupy them. This approach is particularly useful for regulating residential and mixed-use development projects, recognizing that within the same building envelope a project could have 4-6 units, or a building could have 50-100 units, and may contain a variety of uses which a conventional zoning approach would typically seek to separate. This approach focuses more directly on how members of the community typically view and experience new development within the city, based on the shape, form and design of buildings rather than their contents. While the City will maintain zoning controls on use and density, the focus will be on establishing zones based on the desired form and character of an area, which will then be further refined and mapped to specific properties. Planning Commission Meeting of August 23, 2023 Page 6 of 13 PLN-2022-90 | Residential Design Standards Figure 3 – Form-Based Approach Overview In practice, a property regulated by a form-based code may be required to develop at different scale (height, building size) along a major commercial corridor than along the side or rear of a property where it may abut lower intensity development. Figure 4 – Application of Form-Based Zones 4. Zoning Ordinance Considerations: With creation and adoption of the objective Citywide Residential Standards, the zoning ordinance will need to be restructured to reference the new standards. The update will replace the R-D, R-M, R-2, R-3 residential zoning districts, supersede portions of the C-3 (Central Business District), and serve to implement new zoning districts for land uses/densities under consideration by the General Plan and Housing Element. The R-1 zoning district will not be affected. As part of the update, staff intends to implement Council direction to restrict the usage of the P-D zoning district within Campbell. 5. Neighborhood Plan / Area Plan Considerations: Standards contained within the City’s area/neighborhood plans pertaining to the design and development of multi- family residential and mixed-use development (i.e., Winchester Boulevard Master Plan, East Campbell Avenue Master Plan, Downtown Campbell Development Plan) will be reviewed in the development of new standards and ultimately superseded by new objective Residential Design Standards. Where appropriate, adjustments to the city-wide objective Residential Design Standards may be made Planning Commission Meeting of August 23, 2023 Page 7 of 13 PLN-2022-90 | Residential Design Standards to address a specific standard contained within an area/neighborhood plan that should remain and not be applied city-wide. While the update process will attempt to provide comparisons between existing and proposed standards, many of Campbell’s existing standards lack the clarity or equivalent standard to facilitate this review and as a result may not be available. 6. Changes to Parking Standards: As part of the update process, staff will intend to revisit the City’s parking standards for housing projects, following initial policy direction provided by the Council in review of the draft Housing Element as provided in Program H-3a of the Draft Housing Element as follows: Program H-3a: Update the Municipal Code to reduce parking requirements. The following parking reduction strategies in areas adjacent to light rail, and other parts of the City which will not present impacts to residential neighborhoods, shall be considered: • Reducing the parking requirements to require no more than two parking spaces per unit • Provide incentives for reduced parking in the Affordable Housing Overlay Zone (program H-1c) • Remove guest parking requirements • Allow parking to be unbundled from residential units • Consider allowing a combination of unbundled and assigned parking in housing developments • Consider relationship to permit parking programs in the right of way Recognizing a comprehensive update to the City’s parking standards could be a workplan in and of itself, the approach will be to identify a standard that can be accomplished based on a practical review of site constraints and considering the parking standards granted to density bonus projects per state law as referenced below: Planning Commission Meeting of August 23, 2023 Page 8 of 13 PLN-2022-90 | Residential Design Standards Figure 5 – City Parking Standard and Density Bonus Parking Standard Comparisons 7. Community Engagement: Working with the selected design consultant, Opticos, the City will hold ongoing community and stakeholder meetings to ensure that the standards reflect community goals and design expectations. The project scope also anticipates presentation of draft work products to the Planning Commission and City Council at key milestones. 8. Future Phases: Recognizing that not all parts of the code or area plans that require updates can be updated in the first phase of the city-wide objective Residential Design Standards work plan effort, staff intends to have follow up work efforts that will refine the code and standards for several years following their adoption. For example, while staff recognizes the need to establish objective standards for single-family homes (in response to HCD guidance that SB 9 requires ministerial review of such projects), updates to the R-1 zoning district, San Tomas Area Neighborhood Plan, and Campbell Village Neighborhood Plan will need to be addressed as a subsequent planning project. Separately, staff will need to update various sections of the City’s code to make standards clear and enforceable (e.g., Subdivision Ordinance, Utility Undergrounding Ordinance, Tree Protection Ordinance), and consistent with state law (e.g., Density Bonus Ordinance, Land/Development Review Procedures). Guiding Principles Given the very short timeline for the residential design standards workplan, the significance of the final products, and the need for the City to review and provide guidance on a number of significant decisions as the standards are being developed, establishing Guiding Principles is important to ensure the scope of work remains focused on identified priorities as follows: Planning Commission Meeting of August 23, 2023 Page 9 of 13 PLN-2022-90 | Residential Design Standards Guiding Principle #1: Keep it Simple - Consolidate the standards in a single document - Supersede, rather than attempt to amend, existing standards - Limit the comparison of proposed standards against vague/existing policies Rather than updating each of the City’s area/neighborhood plans, the workplan aims to consolidate all objective standards in a single document. While existing standards will be used as reference, the process anticipates superseding existing standards and limiting the comparison between existing and proposed in order to ensure that the process is not hampered by past practice. Guiding Principle #2: Keep it Focused - Focus on priority housing types (townhomes/rowhomes, multi-family, mixed-use development) - Prevent ‘scope creep’ by deferring non-priority items (i.e., single-family) in this first phase - Stay on schedule to avoid conflicts with Housing Element/General Plan work effort As the workplan progresses, staff anticipates identifying additional areas of the code warranting updates. However, to stay focused and prevent ‘scope creep’ (adding more items) the initial update will need to remain focused on priority items outlined by the scope of work to stay on schedule. Following the initial update phase, staff will return to the Planning Commission and City Council with a new list of priorities for discussion. Guiding Principle #3: Keep it Engaging - Illustrate design concepts rather than rely on narrative and technical terms - Provide multiple opportunities to participate in-person and online - Hold targeted meetings on needs of key stakeholders - Provide for on-demand appointments, as needed To engage with the public, outreach efforts will be illustrative, using photos and graphics to convey concepts and focus on identifying building types and site layouts that fit well with the community instead of focusing on planning terms and standards (i.e., FAR, Lot Coverage). Overlap with Council’s Refinement of Housing Opportunity Sites To help guide refinements to the Housing Opportunity Site Map, scheduled for November of this year, the Residential Design Standards workplan includes the preparation of “test fits” (reference Figure 6) which will serve to visualize the residential densities and building types under consideration. Understanding these test fits will help identify where potential compatibility concerns may occur, staff will include them as part of its analysis and recommendation to the Planning Commission and Council on potential refinements and reductions to the Housing Opportunity Sites that will also consider State of California Housing and Community Development feedback, environmental review considerations, and other factors. Planning Commission Meeting of August 23, 2023 Page 10 of 13 PLN-2022-90 | Residential Design Standards Figure 6 – Test Fit Example Staff has identified the following five sites would be prioritized in this effort and made available to the Planning Commission/Council for consideration in October/November: • 600 E. Hamilton Avenue (former Fry’s Electronics) o Target Reason: Represents 75 du/acre range; gateway location • 2415 S. Winchester Boulevard (Safeway) o Target Reason: Represents 75-du/acre range; transit-oriented • 92 N. San Tomas Aquino Rd. (San Tomas Aquino Plaza Shopping Center) o Target Reason: Represents up to 60 du/acre range; residential adjacency • 621 E. Campbell Avenue (Greylands Professional Office Park) o Target Reason: Represents up to 45 du/acre range; residential adjacency • 251 Llewellyn Avenue (Uplift Family Service) o Target Reason: Represents up to 25 du/acre range; large site Project Schedule As previously indicated, the Residential Design Standards update is anticipated take a little over seven months to complete (August 2022 to March 2023) and will require multiple meetings with the public, stakeholders, Planning Commission, and City Council. The initial work products from the objective residential design standard update, such as the test fits, will be provided in time to assist the City in the review and refinement of the Housing Opportunity Sites which is planned to occur in November of this year. An initial draft of key objective standards will be also presented to the City Council in November. Based on direction provided, an administrative draft and second round of test fits for identified project sites will be presented to the public and subcommittee for feedback in Planning Commission Meeting of August 23, 2023 Page 11 of 13 PLN-2022-90 | Residential Design Standards December of 2022 but will not be available for Council review until January/February of 2023. The adoption of the Residential Design Standards is also proposed to coincide with the adoption of the General Plan, and Housing Element in March of 2023. Below is the anticipated project schedule based on milestones: Task/Milestone Timeframe Purpose Phase 1 – Community Outreach, Education and Engagement (2022) City Council Meeting #1 (Kick-off Meeting) August Introduce and receive direction on workplan and community outreach plan Planning Commission #1 August Introduce workplan and community outreach plan Release of Community Survey August Solicit feedback on priorities Community Meeting Series #1 August Educate and obtain feedback on community priorities Phase 2 – Preparation/Review of Administrative Draft (2022) City Council Meeting #2 September Status update and solicit feedback Community Meeting Series #2 October Continue to obtain feedback on the standards Draft Citywide Residential Design Standards November Release a draft of the Residential Design Standards with community feedback included Planning Commission Meeting #2 November To introduce the draft and accompanying test fits to Planning Commission and obtain feedback City Council Meeting #3 November To introduce the draft and accompanying test fits to City Council and obtain feedback Community Meeting Series #3 December To introduce the draft to the general public and obtain feedback Phase 3 – Residential Design Standards Finalized (2023) Finalize Residential Design Standards January Release a final draft with all feedback Planning Commission Hearing #4 Jan/Feb. Present final draft to Planning Commission for review and Planning Commission Meeting of August 23, 2023 Page 12 of 13 PLN-2022-90 | Residential Design Standards comments City Council Meetings #5 & 6 March Present final draft for review and adoption Community Outreach and Engagement Plan The project scope provides for broad community outreach and engagement as follows: 1. City Council & Planning Commission Meetings: The project anticipates holding up to four (4) Planning Commission meetings and five (5) City Council meetings. The meetings will provide opportunities to receive public comment and feedback, direction, and ultimately review and adopt the proposed standards. 2. Social Media Outreach / City’s Website / Email Interest List: Community outreach will be provided online through a dedicated project website, news flashes under the “News and Announcements” section of the Campbell homepage, and informal blasts provided through Nextdoor, Facebook, Twitter, and a courtesy email opt-in list that was developed throughout the General Plan and Housing Element update. 3. Community Survey: An online survey soliciting feedback on the types of buildings, transitions, setbacks, and trade-offs will be distributed online and advertised at community meetings, stakeholder workshops, and at the Farmer’s Market. The survey will be set up to allow for community members to review a series of pictures illustrating different development types with a series of questions following those pictures. The intent is to understand, at a high level, what the community preferences are for future development in the community, with the understanding of the need to plan for housing as part of the General Plan and Housing Element Update. The survey will also provide the ability for the public to upload their own photos/examples of projects that they would prefer to see developed in Campbell which will be used to develop standards to accomplish. 4. Community Meetings / Stakeholder Workshops: The project scope anticipates holding a total of nine (9) community meetings with the public, interested parties, and stakeholders. Additionally, staff will attend neighborhood group meetings on location as described below. • Public Meetings: Meetings with the public will primarily be held virtually, and after 5 PM, but will include at least one meeting to be held in-person as well as an ‘open-house’ style meeting which will provide the opportunity to join at their convenience and discuss topics of interest. • Stakeholder Workshops: While open to the public, stakeholder workshops will be targeted to property owners of housing opportunity sites and developers. These meetings will be more focused on technical standards and requirements related to the architecture design and creation of standards under development. • Neighborhood Meetings: Staff will reach out to neighborhood/community groups and offer to attend meetings at their regularly scheduled locations and meeting times. Planning Commission Meeting of August 23, 2023 Page 13 of 13 PLN-2022-90 | Residential Design Standards 5. Office Hours / On-Demand Appointments: Office Hours will also be held to allow interested parties or neighborhood groups to meet with staff and discuss pointed questions and topics. These meetings will be coordinated through Microsoft Bookings. 6. Farmers Market Pop-Up Booth: Staff intends to host a booth at the Farmers Market and provide an interactive exercise for the public to indicate preferences on building forms and types and make decisions on key design tradeoffs (height vs. open space). Examples of local projects will be provided as well as projects at densities under consideration as part of the General Plan and Housing Element update. FISCAL IMPACT There is no fiscal impact associated with receipt of this informational report. Prepared by: _________________________________ Tracy Tam, Associate Planner Prepared by: _________________________________ Stephen Rose, Senior Planner Approved by: _________________________________ Rob Eastwood, AICP, Community Development Director Attachments: A. Scope of Work B. Combined Project Schedule Tentative Project Schedule June July August September October November December January February March April May Administrative Draft Review Draft General Plan Published w/ EIR General Plan Review General Plan Adoption CC Meeting (Aug. 2 // Subject Meeting) Review/Response to HCD Feedback (Late Nov.) Housing Element Review Housing Element Adopted HCD Submittal Due: January 31st HCD Adoption Deadline: May 31 EIR Administrative Draft Review EIR Published w/ General Plan EIR Reponse to Comments EIR Certified (Tentative) Project Kick‐Off Objective Standards Adopted CC Meeting #1  CC Meeting #2  CC Meeting #3 CC Meeting #4 & 5 PC Meeting #1 PC Meeting #2  PC Meeting #3 & 4 Public Meetings Series #1 Public Meeting Series #2 Public Meeting Series #3 Phase 1: Kick‐Off / Community Outreach & Education Phase 2: Preparation/Review of Administrative Draft Standards Phase 3: Objective Standards Finalized EIR Public Comment  Community Survey Comment Period (August 1st to October 17th ) 2022 Objective Standards 2023 General Plan PC/CC Meetings: Community Design Element Review, Land Use Refinements Housing Element Public Comment Period (Jun. 9 to Jul. 11) HCD Submittal #1 (Aug. 5 to Nov. 3 // 90‐day review) HCD Submittal #2  (Dec. 23 to Feb. 21 // 60 day review) PC/CC Meetings: Housing Opportunity Site Refinement City of Campbell -- Community Development Department 70 N. First Street, Campbell, CA 95008 MEMORANDUM To: Members of the Planning Commission Date: August 23, 2022 From: Rob Eastwood, Community Development Director Subject: Report of the Community Development Director I. CITY COUNCIL: The City Council met on Tuesday, August 16th, 2022 and considered the following items of interest to the Planning Commission: General Plan and Zoning Map Amendment to Allow a Portion of 1336 Parsons Avenue to Change in Land Use Designation from Low-Density Residential (Less Than Six Units Per Gross Acre) to Professional Office, and Zoning Designation from R-1-6 (Single-Family Residential) to P-O (Professional Office) in Order to Facilitate the Transfer of a Portion of a Commercial Parking Lot Built on a Residential Property to an Adjoining Commercial Property Located at 1308 Parsons Avenue, including Review and Approval of a Conditional Use Permit with Site and Architectural Review to Allow the Conversion of a Single-Family Residence to a Commercial Use and Parking Modification Permit to Allow a Reduction in the Number of Required Parking Spaces for Property Located at 1308 Parsons Avenue. The City Council approved the proposed actions. Request of Nicholas and Andrea Key for Property at 705 El Patio Drive to Rescind the Listing of a Designated Structure of Merit from the Historic Resource Inventory (HRI). The City Council approved the recission including application of a $5,000 fee as recommended by the Planning Commission and Historic Preservation Board .