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PC Min 03/08/2005 CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY MARCH 8, 2005 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of March 8, 2005, was called to order at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Acting Chair Rocha and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Acting Chair: Commissioner: Commissioner: Commissioner: Michael Rocha George Doorley Mark Ebner Bob Roseberry Commissioners Absent: Chair: Vice Chair: Commissioner: Elizabeth Gibbons Bob Alderete Tom Francois Staff Present: Community Development Director: Senior Planner: Associate Planner: Planner I: Recording Secretary: Sharon Fierro Geoff 1. Bradley Tim J. Haley Stephanie Willsey Corinne A. Shinn APPROV AL OF MINUTES Motion: On motion of Commissioner Doorley, seconded by Commissioner Roseberry, the Planning Commission minutes of February 22, 2005, were approved as submitted. (4-0-3; Commissioners Alderete. Francois and Gibbons were absent) COMMUNICATIONS 1. Revised conditions for Agenda Item No.2. Planning Commission Minutes of March 8, 2005 Page 2 AGENDA MODIFICATIONS OR POSTPONEMENTS Director Sharon Fierro advised that Agenda Item No.1 would be continued to the meeting of April 12, 2005, at the request of the applicant. The hearing was originally opened at the February 22, 2005, meeting and left open at that time upon continuance to this meeting. The public hearing remains open until the hearing occurs on April 12, 2005. 1 PLN2004-133 Cloud, S. Motion: This item will be continued to the Planning Commission meeting of April 12, 2005. Continued Public Hearing (from the Planning Commission meeting of February 22, 2005) to consider the application of Mr. Stephen Cloud, on behalf of R.V. Cloud Co., for a Sign Exception (PLN2004-133) to allow two freestanding signs where one is allowed and the installation of a 14-foot high electronic reader board sign on property owned by Mr. Stephen Cloud et al located at 3000 S. Winchester Boulevard in an M-1-S (Light Industrial) Zoning District. Staff is recommending that this project be deemed Categorically Exempt under CEQA. Planning Commission decision final, unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Geoff 1. Bradley, Senior Planner Upon motion of Commissioner Doorley, seconded by Commissioner Roseberry, the Planning Commission continued to its meeting of April 12, 2005, the consideration of the application for a Sign Exception (PLN2004- 133) to allow two freestanding signs where one is allowed and the installation of a 14-foot high electronic reader board sign on property owned by Mr. Stephen Cloud et al located at 3000 S. Winchester Boulevard. (4-0-3; Commissioners Alderete, Francois and Gibbons were absent) *** Director Sharon Fierro read Item No.3 into the record and advised that it would need to be continued to the meeting of March 22, 2005, as there is not a quorum of the Commission available this evening to conduct this hearing. Commissioner Roseberry recused himself from this item as he resides within 500 feet of this project site. He left the dais and chambers for the duration of discussion on this item. Planning Commission Minutes of March 8, 2005 Page 3 3 PLN200S-04 Lineburger, D. Public Hearing to consider the application of Mr. Dale Lineburger for a Site and Architectural Review Pennit (PLN2005-04) to allow the construction of a new two-story single-family residence on property owned by Greg and Sue Jones located at 1396 Westmont Avenue in an R-1-9 (Single Family Residential) Zoning District. Staff is recommending that this project be deemed Categorically Exempt under CEQA. Planning Commission decision final, unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Stephanie Willsey, Planner I Acting Chair Rocha opened the Public Hearing for Agenda Item No.3. Ms. Patricia Nichols, 1430 Westmont Avenue, Campbell: . Advised that she is a 40 year resident of this neighborhood. . Expressed concern about the trend for mega houses. . Explained that she understands that this project falls within the guidelines but that single- story homes are located on either side of this site as well as across the street and all the way down the street, between the creek and Harriet. . Admitted that there is a large house on the back side of this property, approximately 3,200 square feet, but that house sits on a two-acre lot while this lot is only about a quarter acre. . Stated that this project does not fit in as far as size and architecture. It represents the occupation of land with so large a house that barely meets the .45 maximum ratio at .44. . Said that this is such a different structure and that the neighbors should have spoken to neighbors about this project in advance. Motion: Upon motion of Commissioner Doorley, seconded by Commissioner Ebner, the Planning Commission continued to its meeting of March 22, 2005, the consideration of a Site and Architectural Review Permit (PLN2005-04) to allow the construction of a new two-story single-family residence on property owned by Greg and Sue Jones located at 1396 Westmont Avenue. (3-0-3-1; Commissioners Alderete, Francois and Gibbons were absent and Commissioner Roseberry recused himself because he lives within noticing distance of the project site) Commissioner Roseberry returned to the dais following the conclusion of Agenda Item No.3. *** ORAL REQUESTS There were no oral requests. *** Planning Commission Minutes of March 8, 2005 Page 4 PUBLIC HEARING Acting Chair Rocha read Agenda Item No.2 into the record. 2 PLN2004-132 (PD) PLN2004-186 (TS) PLN2005-10 (TRP) Bowen, B. Public Hearing to consider the application of Mr. Bruce Bowen, on behalf of B & C Homes, Inc., for a Planned Development Permit (PLN2004-132) to allow the construction of 11 new small-lot single- family residences; a Tentative Subdivision Map (PLN2004-186) to create 11 residential lots and one common lot; and a Tree Removal Permit (PLN2005-10) to allow the removal of one protected tree (Monterey Pine) on property owned by Mr. Axel Jonasson located at 1822 W. Hacienda Avenue in a P-D (Planned Development) Zoning District. A Mitigated Negative Declaration has been prepared for this project. Tentative City Council Meeting Date: April 5,2005. Project Planner: Tim J Haley, Associate Planner Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: . Advised that the applicant is seeking approval of a Planned Development Permit, Tentative Subdivision Map and Tree Removal Permit to construct 11 small lot single-family residences on property located at 1822 W. Hacienda Avenue, located on the south side of Hacienda Avenue. . Described surrounding uses as single family residential on the south and east and townhome projects to the north and west ofthe site. . Stated that these homes would be two-story located off of aT-shaped private drive. Ten units would be three-bedroom and one unit would be a one-bedroom unit. The maximum height is 24 feet. . Explained that the property is currently developed with a circa 1964 12-unit apartment building that would be demolished. The project site is nearly an acre. . Stated that the proposed density is 10.09 units per gross acre. The General Plan allows a range between 6 to 13 units per gross acre. The proposed FAR is .41. . Said that four parking spaces would be provided for the three-bedroom units. The parking ration is 3.8 spaces per unit. The parking standard is 3.5 spaces per unit. Each unit would have a one-car garage and three uncovered spaces. . Reported that the units range in size from 1,500 to 1,850 square feet. . Stated that the project provides a IS-foot setback around the perimeter. . Said that staff finds this project to be consistent with the San Tomas Area Neighborhood Plan. . Stated that the zoning is P-D (Planned Development). The applicant is requesting a PD Permit; a Tentative Subdivision Map to create 11 single-family lots and one common lot that consists of the T -shaped driveway. . Reported that there is a variety of architectural styles. . Added that the open space provided includes 15 foot rear yards that range is square footage between 700 and 1,320 square feet of private open space. Planning Commission Minutes of March 8, 2005 Page 5 . Reminded that one larger size Monterey pine would be removed and replaced. Additional 12 24-inch box trees would be planted on the project site. The proposed landscape plan depicts 26 trees on site. . Recommended adoption of Resolutions to recommend that Council adopt a Mitigated Negative Declaration, Planned Development Pennit, Tentative Subdivision Map and Tree Removal Permit. . Reported that a desk item was distributed that modified the Conditions of Approval as they relate to the Homeowners Association. Acting Chair Rocha opened the Public Hearing for Agenda Item No.1. Ms. Jeannine Olson, 1801 W. Hacienda Avenue, Campbell: . Asked for clarification on the actual project site address. Commissioner Roseberry advised that the project site currently contains an apartment complex with the street address 1800 W. Hacienda Avenue. Ms. Jeannine Olson asked if this is a vacant lot. Commissioner Roseberry replied no. It is the lot that has an apartment complex. Ms. Jeannine Olson asked when construction would begin and reported that this is the first she had heard of this project. Acting Chair Rocha reported that the project was noticed to local residents and that additionally a legal notice was published in the local paper. Mr. Jim Wagner, 2882 Del Loma Drive, Campbell: . Stated he has concerns. . Reported that his street consists of eight homes and he is concerned about the idea of having 11 homes in his back yard. It is too much. . Advised that the new owner came around and had him sign a waiver, which he did upon learning that the plan was for just two single-story homes on this vacant parcel. Now, it appears this person wants to build a city in his backyard, which could block his sunlight and result in people looking into his backyard. . Said he has resided here since 1966 and is now retired. . Thanked the Commission for its consideration of his concerns. Senior Planner Geoff 1. Bradley explained to Mr. Jim Wagner that there is another lot across the street for which a two-lot subdivision is being processed. It is this lot that abuts Mr. Wagner's home. Acting Chair Rocha restated that this project site under consideration this evening currently has a 12-unit apartment complex on it. The other project on the currently vacant lot that is nearer to Mr. Wagner's home would be considered at another time. Planning Commission Minutes of March 8, 2005 Page 6 Mr. Bruce Bowen, Project Applicant: . Agreed that his project site is across the street from the vacant lot. His site has a 13-unit apartment complex, of which 12 units are rented out and one is a storage unit. There is also a laundry facility and pool. The building area is approximately 15,000 square feet. There is parking at the front, a trash enclosure, two closed garages and 20 parking spaces. There are two one-bedroom units located over the parking garages. There are eight separate two- bedroom cottages consisting of approximately 1,000 square feet. There is a building across the back that consists of three units. The middle unit is used for storage only. Currently there are 12 units rented out. . Explained that there are townhome complexes to the north and west and single-family residences to the south and east. . Described his project as a transitional property between townhomes and single-family residences. He is proposing smaller homes in the 1,300 square foot range for a total building area of 17,917 square feet. . Advised that the project to the west consists of 20,200 square feet of building area. His project would have more units that that one but less square footage. His project would have more of a single-family feeling. . Stated that this project is well articulated and has reduced mass. It is very transitional. They have used single-car garages to keep the proportions needed. The garages are extra deep to allow some storage to occur at the back. . Described the architectural style as traditional with different materials for each house to provide variety. . Explained that he has concerns about some of the Conditions of Approval that relate to the CC&Rs. Item 4D requires upkeep for common areas and shared access and he wanted clarification as to what areas this would relate to. Item 4E calls for on-going maintenance of the front yards under the HOA. . Advised that there are no dues proposed for the maintenance of the front yards and each owner is expected to be responsible for their own yard maintenance. . Expressed concern about Condition 4G as it relates to storage on site. He pointed out that many people have items such as jet skis and small boats that should be able to be stored in the back outdoor parking stalls without adversely impacting the appearance of the project. . Said he was available for questions. Commissioner Doorley asked staff if the language for Condition 4D is similar to that used for other Planned Development approvals. Director Sharon Fierro replied that common access refers to anything owned in common including the driveway. Senior Planner Geoff 1. Bradley reported that common access would also include parking spaces. Director Sharon Fierro added that common access is generally the road or driveway. In this instance it is access to the property itself. Planning Commission Minutes of March 8, 2005 Page 7 Commissioner Doorley said that Condition 4E appears to be from previous townhome developments. However, it may not fit with this single-family individually owned lot development. Senior Planner Geoff I. Bradley reported that for small lot developments such as this one, it is not unusual to require that street frontage lots be maintained by the HOA. If the front lot owners do not maintain their properties, it represents a problem for the whole development. Commissioner Doorley stated that the condition should be consistent with how other small lots projects have been handled. Director Sharon Fierro reminded that this should also pertain to maintenance of the four common spaces. Commissioner Roseberry asked how trash collection would be handled. Mr. Bruce Bowen said that the garage trucks would come onto the common drive to collect the garbage. Commissioner Roseberry asked if the drive would be able to accommodate the heavy garbage trucks. Mr. Bruce Bowen assured that the road would be built to handle this. Commissioner Roseberry asked if Waste Management is willing to come onto the site. Director Sharon Fierro said that this can be verified and if not possible the Condition could be modified. Associate Planner Tim J. Haley reported that Fire had reviewed the site for accessibility and was comfortable. The radius and width of the driveway is sufficient to accommodate both fire and garbage trucks. Acting Chair Rocha closed the Public Hearing for Agenda Item No.1. Commissioner Roseberry: . Said that the zoning regulations describe allowed uses and this project is consistent with the General Plan and zoning designations for this site. . Stated that he likes this project and drove by the site this evening. . Said it would be a welcome addition as the 1964 era structure on this site is relatively tired looking. . Stated that the applicant is saving four good sized and healthy trees on this property, including walnut trees and an avocado. He has no problem with the removal of one Monterey Pine. . Expressed concern that the project constructed utilizes quality materials to fit in well with this nice neighborhood. Planning Commission Minutes of March 8, 2005 Page 8 . Said he could be supportive of this request. Commissioner Doorley: . Agreed that this is a tired looking building on this property. . Pointed out that this is the first time that he can recall a project proposing fewer units than are currently included on an existing site. It is also rare to go from apartments to single- family residences. . Stated that this is a plus for this project and this neighborhood. . Said that while he usually is not in favor of small lot development outside of the Downtown Area, he feels that this project represents a nice transition from townhome developments to single-family residences. . Suggested that Condition 4D can be made more clear as to what areas are included, the driveways and common parking area. . Said he is not supportive of allowing recreational vehicles to be stored in the outdoor parking and would support the condition remaining as staff has proposed. . Added that overall he is supportive ofthis project. Commissioner Ebner: . Said that Condition 4G should be kept in as this is an area for abuse. . Said that this project has a refreshing look and includes beautiful units. The project is well done and well designed and will remove a tired looking apartment complex from this neighborhood. . Stated that he can support this proposal. Acting Chair Rocha presented the Site and Architectural Review Committee report as follows: . SARC reviewed this project at its meeting of February 22,2005. . Reported that SARC was supportive of the project and asked staff to provide a table of comparable medium density developments in the City. Staff did provide that data. Acting Chair Rocha: . Agreed that this existing structure is due for a facelift. . Said that this project is a good idea whose time has come. . Said he can understand why the single-car garage was proposed. . Stated he would support this application as it fits in well into the community. Motion: Upon motion of Commissioner Doorley, seconded by Commissioner Roseberry, the Planning Commission took the following actions for property located 1822 W. Hacienda Avenue: . Adopted Resolution No. 3631 recommending adoption of a Mitigated Negative Declaration; . Adopted Resolution No. 3632 recommending approval of a Planned Development Permit (PLN2004-132) to allow the construction of 11 small lot single family residences with modifications to Condition 4D to require the maintenance of the common drive and parking areas; modification to Condition 4E to require that the front yard landscaping Planning Commission Minutes of March 8, 2005 Page 9 of Units 1 and 11 that face Hacienda Avenue are to be considered part of the common lot that are to be maintained by the CC&Rs; . Adopted Resolution No. 3633 recommending approval of a Tentative Subdivision Map (PLN2004-186) to allow the creation of 11 single family lots and one common lot; and . Adopted Resolution No. 3634 recommending approval of a Tree Removal Permit (PLN2005-10) to allow the removal of one Monterey Pine; by the following roll call vote: AYES: Doorley, Ebner, Rocha and Roseberry NOES: None ABSENT: Alderete, Francois and Gibbons ABSTAIN: None Acting Chair Rocha advised that this item would be forwarded to Council at its meeting of AprilS, 2005, for final action. *** Acting Chair Rocha read Agenda Item No.4 into the record. 4 PLN2005-07 Nguyen, T. Public Hearing to consider the application of Ms. Tiffany Nguyen, on behalf of Le Spa, for a Modification (PLN2005-07) to a previously approved Conditional Use Permit (PLN2004-92) to allow the expansion of a health spa, including massage therapy, into an adjacent commercial tenant space with a parking adjustment on property owned by Jeffrey and Gaylene Wyatt located at 18 N. Central Avenue in the C-3-S (Central Business District) Zoning District. Staff is recommending that this project be deemed Categorically Exempt under CEQA. Planning Commission decision final, unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Stephanie Willsey, Planner I Ms. Stephanie Willsey, Planner I, presented the staff report as follows: . Advised that the applicant is seeking approval for the Modification of a Use Permit to allow the expansion of a health spa into an adjacent tenant space that was formerly occupied by a chiropractic office. . Explained that the applicant obtained a Conditional Use Permit for 14 N. Central Avenue in September 2004. The location is on the east side of N. Central Avenue, between Campbell Avenue and Civic Center Drive. . Added that the project site is surrounded on all sides by commercial uses. . Reported that the applicant provides esthetician services and sale of skin care products. . Explained that the C-3 Zoning District requires a business to meeting parking requirements when expansion is proposed unless a parking adjustment is granted by Council. The parking ratio is one space for every 425 square feet. The applicant is requesting a parking adjustment. Planning Commission Minutes of March 8, 2005 Page 10 . Advised that staff finds that the parking provided adequately meets the needs of this business. . Recommended adoption of a Resolution approving this Modification to a Use Pennit and to forward a recommendation to Council to approve a Parking Adjustment. Acting Chair Rocha opened the Public Hearing for Agenda Item No.4. Ms. Tiffany Nguyen, Applicant and Owner, Le Spa, 14 N. Central Avenue, Campbell: . Said that she is expanding her business located at 14 N. Central into the adjacent space at 18 N. Central. . Thanked Planner Stephanie Willsey for her recommendation of approval. . Said that she has one concern in that her business is called a health spa when she prefers the term day spa. . Reminded that another day spa was recently approved nearby. . Asked that her business also be called a day spa. Director Sharon Fierro said that both are the same under the zoning. Acting Chair Rocha stated that Ms. Nguyen could call her business a day spa if she wishes to do so. Commissioner Doorley said that business must be good since she is expanding. Ms. Tiffany Nguyen replied yes, business is good. Acting Chair Rocha asked what services are provided with this expansion. Ms. Tiffany Nguyen replied that Le Spa provides esthetician services, facials, waxing, makeup and massage. Additionally, the expansion will allow her to provide a staff lunch room and a customer waiting area. Acting Chair Rocha said that it appears that this use would be no more intensive than the previous chiropractic use. Acting Chair Rocha closed the Public Hearing for Agenda Item No.4. Motion: Upon motion of Commissioner Doorley, seconded by Commissioner Roseberry, the Planning Commission took the following actions regarding property located at 18 N. Central Avenue: . Adopted Resolution No. 3635 approving a Modification (PLN2005-07) to a previously approved Conditional Use Permit (PLN2004-92) to allow the expansion of a day spa, including massage therapy, into an adjacent commercial tenant space and . Adopted Resolution No. 3636 recommending that Council grant a parking adjustment in conjunction with the Modification of a Use Permit, Planning Commission Minutes of March 8, 2005 Page 11 by the following roll call vote AYES: Doorley, Ebner, Rocha and Roseberry NOES: None ABSENT: Alderete, Francois and Gibbons ABSTAIN: None *** REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR The written report of Ms. Sharon Fierro, Community Development Director, was accepted as presented with the following additions: . Thanked Commissioner Rocha for filling in as Chair with little advanced warning. . Reported that at its last meeting Council recognized Councilmember Hernandez for his years of service on the Planning Commission. . Advised that a proposed project on Campbell Avenue at San Tomas Expressway would come to the Commission in the future. This site currently consists of a Water District facility. RDA's 20 percent funds would be allocated to help support this project. These funds must be spent on creation of affordable housing. . Reported that the two projects, located on Harriet and Walters, were appealed to Council regarding Public Works street improvement conditions. Council continued consideration to its next meeting on March 2151. . Informed that the appeal on the Coptic Church approval was denied. The Planning Commission action was upheld. . Advised that the next Planning Commission agenda would include three items. Tonight's continued item on Westmont and new homes on San Tomas Aquino Road and York Avenue. . Pointed out the article in the current issue of Campbell Reporter on the Gilman Place project. This is a changing area. Mr. Sarkasian, a local business owner, was quoted as saying that he had initially been greatly concerned about the impacts of this project on the area. Since completion of the project, no problems have come up. Commissioner Doorley recalled that this had been a contentious project and that strong concerns were raised at the public hearing. ADJOURNMENT The Planning Commission meeting adjourned at 8:35 p.m. to the next Regular Planning Commission Meeting of March 22, 2005. Planning Commission Minutes of March 8, 2005 Page 12 SUBMITTED BY: APPROVED BY: ATTEST: ~ Corinne A. Shinn, Recording Secret~y j//M 1f1¿(; Michael =c9~ /~, Secretary