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2024.6.25 PC MinPLANNING COMMISSION REGULAR MEETING MINUTES Tuesday, June 25, 2024 I 7:00pm City Hall Council Chamber CALL TO ORDER The Regular Planning Commission meeting of June 25, 2024, was called to order at 7:00 pm by Chair Zisser, and the following proceedings were had to wit. ROLL CALL Staff Present: Rob Eastwood, Director Bill Seligmann, City Attorney Daniel Fama, Senior Planner Larissa Lomen, Assistant Planner Ken Ramirez, Administrative Analyst APPROVAL OF MINUTES 1.Approval of Minutes of May 28, 2024 (Roll Call Vote) a.Meeting Minutes, 5/28/2024 (Regular Meeting) Commissioner Ostrowski abstained. Commissioner Buchbinder and Majewski absent. COMMUNICATIONS Desk Items submitted with multiple emails from the surrounding community of Item 4. AGENDA MODIFICATIONS OR POSTPONEMENTS Planning Commissioners Present: Alan Zisser, Chair Matt Kamkar, Vice Chair Maggie Ostrowski Michael Krey Davis Fields Planning Commissioners Absent: Adam Buchbinder Cori Majewski Campbell Planning Commission Meeting Minutes – June 25, 2024 Page 2 of 8 ORAL COMMUNICATIONS This portion of the meeting is reserved for individuals wishing to address the Planning Commission on matters of community concern that are not listed on the agenda. In the interest of time, the Chair may limit speakers to five minutes. Please be aware that State law prohibits the Commission from acting on non-agendized items, however, the Chair may refer matters to staff for follow-up. PUBLIC HEARING Note: Members of the public may be allotted up to two (2) minutes to comment on any public hearing item. Applicants/Appellants and their representatives may be allotted up to a total of five (5) minutes for opening statements and up to a total of three (3) minutes maximum for closing statements. Items requested/recommended for continuance are subject to Planning Commission’s consent at the meeting. Commissioner Ostrowski will recuse herself from Item 2. Commissioner Kamkar checked with City Attorney and will not be recusing himself on Item 4. Chair Zisser visited project sites. 2. 2633 S. Bascom Ave – Conditional Use Permit with Site and Architectural Review (Resolution/Roll Call Vote) Public Hearing to consider the request of Lentz Consulting on behalf of McQueen Limited Partnership to allow the construction of a 75-foot wireless facility tower designed to resemble a eucalyptus tree on property located at 2633 S. Bascom Avenue. The project involves seeking a specific exception to existing zoning regulations, as the proposed tower exceeds the property’s standard allowable height limit (45 feet). The application(s) under consideration includes a Conditional Use Permit with Site and Architectural Review. File No.: PLN-2023-1. 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. Recommended Action: That the Planning Commission adopt a resolution approving a Conditional Use Permit with Site and Architectural Review. Assistant Planner Larissa Lomen presented staff report Hearing to consider the request of Lentz Consulting on behalf of McQueen Limited Partnership to allow the construction of a 75-foot wireless facility tower designed to resemble a eucalyptus tree on property located at 2633 S. Bascom Avenue Commissioners received clarification from Assistant Planner Lomen that the applicant would provide updated designs as concerns were expressed on the proposed design of the wireless facility. Assistant Planner Lomen communicated that the applicant had various reasons for selecting the proposed tree species and height. Selecting a different height would be infeasible as it would allow the applicant to address the gaps and issues in wireless coverage. Campbell Planning Commission Meeting Minutes – June 25, 2024 Page 3 of 8 Applicant, Eric Lentz, spoke and stated that AT&T would be wireless provider for this particular wireless facility. The provided service would also assist first responders as ATT participates in a special program for first responders called First Net. The applicant will be looking at concealing antennas as best as possible. Building a shorter wireless facility would not be conducive to obtaining the desired communication network improvements. Assistant Planner Lomen informed Commissioners that the location, height, and concealment method were thoroughly evaluated. Director Rob Eastwood informed Planning Commission of their options for approving, denying, or continuing given the state law shot clocks. The City Attorney informed the Commissioners that their ability to deny the project is very limited. Chair opened public comment. No public comment. Commissioners expressed desire for the applicant to offer a different tree design option for the wireless facility. Understand the purpose and utility of the wireless facility’s initial height and proposed design options. Motion: Upon motion by Commissioner Fields, seconded by Commissioner Kamkar, the Planning Commission motioned to grant approval of Reso No. 4709 granting a approval of a Conditional Use Permit with Site and Architectural Review (PLN- 2023-1) to allow the construction of a 75-foot wireless facility tower designed to resemble a eucalyptus tree on property located at 2633 S. Bascom Avenue. The project involves seeking a specific exception to existing zoning regulations, as the proposed tower exceeds the property’s standard allowable height limit (35 feet) in the NC (Neighborhood Commercial) Zoning District. Project File.: PLN-2023-1, by the following roll call: AYES: Krey, Fields, Ostrowski, Kamkar, Zisser, NOES: None ABSENT: Majewski, Buchbinder ABSTAIN: None 3. 515 E Hamilton Ave – Conditional Use Permit (Resolution/Roll Call Vote) Public Hearing to consider the request of Brendan McNamara on behalf of Argonaut Investments, to reinstate an expired Conditional Use Permit that allowed establishment of an approximately 40,000 square-foot Health/fitness Center with ancillary temporary childcare services and a public opening time of 5:00 AM, within an existing commercial building formally occupied by Bed, Bath, and Beyond on property located at 515 E. Hamilton Avenue. The application(s) under consideration includes a Conditional Use Permit. File No.: PLN-2024-87. 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. Campbell Planning Commission Meeting Minutes – June 25, 2024 Page 4 of 8 Recommended Action: That the Planning Commission adopt a resolution approving a Conditional Use Permit. Senior Planner Daniel Fama presented report to consider the request of Brendan McNamara on behalf of Argonaut Investments, to reinstate an expired Conditional Use Permit that allowed establishment of an approximately 40,000 square-foot Health/fitness Center with ancillary temporary childcare services and a public opening time of 5:00 AM, within an existing commercial building formally occupied by Bed, Bath, and Beyond on property located at 515 E. Hamilton Avenue. Commissioners were informed that the new sports fitness center would be called Villa Sports and the childcare facility on site would be exempt from state child care licensing requirements due to the short duration of childcare supervision. Applicant, Brennan McNamara spoke on behalf of the applicant. Stated that they are interested in Tesla EV charging stations in the future. Commissioners in favor of application. Motion: Upon motion by Commissioner Krey, seconded by Commissioner Kamkar, the Planning Commission motioned to grant approval of Reso No. 4710 granting an approval of Conditional Use Permit to allow establishment of an approximately 40,000 square-foot health/fitness center with “Late Night Activities,” and ancillary non-licenses temporary childcare services within an existing commercial building formally occupied by Bed, Bath, and Beyond, for property located at 515 E. Hamilton Avenue. File No.: PLN-2024-87, by the following roll call: AYES: Krey, Fields, Ostrowski, Kamkar, Zisser, NOES: None ABSENT: Majewski, Buchbinder ABSTAIN: None Chair closed public hearing for a 5-minute break. Chair opened public hearing. 4. PLN-2023-164 – 251 Llewellyn Avenue – (Resolution/Roll Call Vote) Public Hearing to consider the request of the PulteGroup, Inc. to allow the construction of a 108-unit housing development project, inclusive of 18 detached single-family homes and 90 townhome-style condominium units across 12 buildings with associated site improvements, including an 8-foot sound wall; creation of 30 residential lots, 12 common lots, and related public and private easements; and use of Density Bonus Law waivers and a concession from the Zoning Code and Multi-Family Development Design Standards (MFDDS), on property located at 251 Llewellyn Avenue. The application(s) under consideration includes a Major Housing Development Project Permit and Tentative Vesting Subdivision Map, with use of Density Bonus Law (DBL) submitted under an SB-330 preliminary application filed in Campbell Planning Commission Meeting Minutes – June 25, 2024 Page 5 of 8 compliance with Government Code § 65941.1. File No.: PLN-2023-164. Staff is recommending that this item be deemed Exempt from CEQA pursuant to § 15183 (Projects Consistent with a Community Plan or Zoning), including partial reliance on a previously certified Program EIR per § 15168. Tentative City Council Date: July 16, 2024. Project Planner: Daniel Fama, Senior Planner. Recommended Action: Adopt a Resolution recommending that the City Council approve a Major Housing Development Project Permit and Tentative Vesting Subdivision Map with use of Density Bonus waivers and a concession. Senior Planner Daniel Fama presented staff report to consider the request of the PulteGroup, Inc. to allow the construction of a 108-unit housing development project, inclusive of 18 detached single-family homes and 90 townhome-style condominium units across 12 buildings with associated site improvements, including an 8-foot sound wall; creation of 30 residential lots, 12 common lots, and related public and private easements; and use of Density Bonus Law waivers and a concession from the Zoning Code and Multi- Family Development Design Standards (MFDDS), on property located at 251 Llewellyn Avenue. Commissioners were informed by Senior Planner Fama that a project application of more than 5 acres requires Planning Commission and City Council consideration due to its size and potential impacts. This application would also be the City’s first application to be approved through a public venue that went through the Multi-Family Development Design Standards (MFDDS). Senior Planner Fama shared with the Planning Commission that the project was particularly challenging because it would incorporate boulevards and alleys all in one. Commissioners received clarification from Senior Planner Fama that if there are traffic concerns in the future, the community can look into traffic calming measures with the City. Senior Planner Fama informed the Planning Commission that in order for the city to meet state housing mandates, buildings being built will need to be taller and tighter. Density bonus law is exceedingly powerful. The project being proposed could have been substantially denser than what is being presented. Applicant, Jim Sullivan, spoke and stated that at one point the plans showed lesser units. Staff expressed interest in increasing the number units to help meet state goals. The application requested for 22 waivers which accounts for about 5-6% of the total number of requirements from the MFDDS. The applicant feels comfortable with the proposed project as the City conducted a large EIR on all of the proposed Housing Sites, the proposed site was included in the review. Applicant also informed the Planning Commission that there will be no trash pick-ups on Llewellyn or Latimer. Steven Saunders, member of the public, spoke and asked for a change of the site plans. Would like to see a four-way intersection at King Court. Believes a four-way intersection would help avoid issues. Campbell Planning Commission Meeting Minutes – June 25, 2024 Page 6 of 8 Doug King, board member of the HOA in the neighborhood shared his concerns about parking in the neighborhood. Recommends that the applicant consider installing a roundabout. Saddened to hear that the trees will be cut down. John Field, member of the public shared that he has a real concern with traffic at the intersection of Llewelyn and Latimer and the potential traffic issues with Llewellyn and Hamilton. Shared concerns about the projects impact to the community and the change it would cause to the general feel of the neighborhood. Don Taylor, Executive Director of Pacific Clinics, spoke and stated that they had been working with the City and the applicant on developing the best approach. Pacific Clinics is a Behavioral Health and Foster Care organization. SD, member of the public spoke and wanted to echo community concerns regarding congestion and traffic. Expressed concern with there not being through traffic to San Tomas expressway from the proposed site and that the amount of traffic generated from the development of the project would create a safety issue for pedestrians Vern Anderson, neighbor, expressed safety concerns for pedestrians and would rather see single-family development instead of multi-family development. Chris, neighbor, spoked and stated that they purchased a home a year ago. Would like to see a lower density development being built. Not looking forward to construction occurring for several years in the neighborhood. Neighbor, spoke and stated that there are issues with parking. Concerned about dust and possible toxins. Would like to know when construction would start. Concerned about parking overflow. Doug King, spoke, and stated that people have to park far away and that there is currently parking crisis in the neighborhood. Applicant Jim Sullivan, spoke and replied to public concerns. Shared that the traffic consultant, Hexagon, did a traffic study to improve the traffic flow. Stated that they plan on relocating the stop sign on Llewellyn. Recognize there are outstanding trees on site but plan to replant 332 trees. Tree replacement ratio is 4:1. Wiling to work with City on the traffic related matters. Senior Planner Fama informed the Planning Commission that the project does not require a traffic study analysis and what was conducted was a traffic safety analysis. Traffic is not a substantial impact consideration, per state law, as it used to be in the past. If it’s consistent with the general plan it’s exempt from traditional VMT. Informed Commissioners that a site this large calls for throughfares, something that looks like public streets. Project was in fact redesigned to add a walkway allow for better pedestrian mobility. Units face the walkway whereas before front doors used to face the alley and not the walkway. Campbell Planning Commission Meeting Minutes – June 25, 2024 Page 7 of 8 Applicant informed the Commissioner that the development will be governed by CC&R, that garage spaces will be used by residents and that guests spaces will not be allowed to be used by residents. Senior Planner Fama informed the Commissioners that the applicant is fully compliant in regard to parking, that a pedestrian ramp will be installed to allow for pedestrian access across Llewellyn, and that the community can look at traffic calming measures in the future. Planning Commission was informed that the park on site will not be open to the public. Roger Storz, Public Works Engineer, informed Commissioners that the project meets stormwater requirements and standards. Chair closed public comment. Commissioners acknowledged the valid concerns from the community and understand why the surrounding neighborhood has concerns about the proposed density but are comfortable with how walkability, traffic, and parking was assessed. As such the Commissioners feel that the design was thoughtful and the plan put forth is the best plan for the City. This development application will help the City of Campbell reach its housing goals and trusts the developer. Motion: Upon motion by Commissioner Krey, seconded by Commissioner Ostrowski, the Planning Commission motioned to grant approval of Reso No. 4711 granting approval of a Major Housing Development Project Permit with use of Density Bonus Law (DBL) waivers and a concession from the zoning code and Multi- family Development and Design Standards (MFDDS) to allow construction of a 108-unit housing development project, inclusive of 18 detached single-family homes and 90 townhome-style condominium units across 12 buildings, with associated site and landscaping improvements; and a tentative vesting subdivision map to allow creation of 30 residential lots, 12 common lots, and related public and private easements, on property located at 251 Llewellyn Avenue. File no.: PLN-2023-164, by the following roll call: AYES: Krey, Fields, Ostrowski, Kamkar, Zisser, NOES: None ABSENT: Majewski, Buchbinder ABSTAIN: None REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR Director Eastwood communicated that the FY 2025 budget was adopted and would present work plan items in the upcoming Planning Commission meetings. Campbell Planning Commission Meeting Minutes – June 25, 2024 Page 8 of 8 Commissioner Fields and Ostrowski will not be able to participate next meeting and Commissioner Majewski will be participating remotely. ADJOURNMENT Adjourned meeting at 10:08 p.m. to the next Regular Planning Commission Meeting on Tuesday, July 9, 2024, in the City Hall Council Chambers, 70 North First Street, Campbell, California and via telecommunication. PREPARED BY: _______________________________ Ken Ramirez, Administrative Analyst APPROVED: ______________________________ Alan Zisser, Chair ATTEST: ________________________________ Rob Eastwood, Secretary Alan Zisser (Jul 26, 2024 13:07 PDT) 6-25-24 Planning Commission meeting minutes Final Audit Report 2024-08-05 Created:2024-07-25 By:Ken Ramirez (kenr@campbellca.gov) Status:Signed Transaction ID:CBJCHBCAABAAMSRvUiKaOYZEPmxg8Wbzq32Oiej5RuLz "6-25-24 Planning Commission meeting minutes" History Document created by Ken Ramirez (kenr@campbellca.gov) 2024-07-25 - 5:12:07 PM GMT Document emailed to Rob Eastwood (robe@campbellca.gov) for signature 2024-07-25 - 5:12:15 PM GMT Document emailed to Alan Zisser (alanzisser@gmail.com) for signature 2024-07-25 - 5:12:15 PM GMT Document emailed to Ken Ramirez (kenr@campbellca.gov) for signature 2024-07-25 - 5:12:16 PM GMT Email viewed by Ken Ramirez (kenr@campbellca.gov) 2024-07-25 - 5:39:30 PM GMT Document e-signed by Ken Ramirez (kenr@campbellca.gov) Signature Date: 2024-07-25 - 5:39:39 PM GMT - Time Source: server Email viewed by Alan Zisser (alanzisser@gmail.com) 2024-07-26 - 8:06:29 PM GMT Document e-signed by Alan Zisser (alanzisser@gmail.com) Signature Date: 2024-07-26 - 8:07:14 PM GMT - Time Source: server Email viewed by Rob Eastwood (robe@campbellca.gov) 2024-08-05 - 3:48:15 PM GMT Document e-signed by Rob Eastwood (robe@campbellca.gov) Signature Date: 2024-08-05 - 3:48:23 PM GMT - Time Source: server Agreement completed. 2024-08-05 - 3:48:23 PM GMT