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PC Min 11/11/1997CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY NOVEMBER 11, 1997 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of November 11, 1997 was called to order at 7:37 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chairwoman Keams, and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chair: Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Commissioner: Susan A. Keams Dennis Lowe Tom Francois Elizabeth Gibbons Brad Jones Mel Lindstrom Jane Meyer-Kennedy Commissioners Absent: None Staff Present: Community Development Director: Senior Planner: Associate Planner: Planner II: Planner I: City Attorney: Environmental Manager: Traffic Engineer: Reporting Secretary: Steve Piasecki Sharon Fierro Tim J. Haley Gloria Sciara Aki Irani William Seligmann Bill Helms Peter Eakland Corinne A. Shinn Chairwoman Keams introduced new Planning Commissioner Tom Francois who is attending his first meeting as a member of the Commission. APPROVAL OF MINUTES Motion: On motion of Commissioner Lowe, seconded by Commissioner Gibbons, the Planning Commission minutes of October 28, 1997, were approved. (6-0-0-1; Commissioner Lindstrom abstained.) Planning Commission Minutes of November 11, 1997 Page 2 COMMUNICATIONS. 1. Revised Findings and Conditions and Mitigation Measures for Agenda Item No. 2. AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda modifications or postponements. ORAL REQUESTS There were no oral requests. PUBLIC HEARING Chairwoman Keams read Agenda Item No. 1 into the record. 1. UP 97-17 Drake Public Heating to consider the application of Peter and Regina Drake for approval of a Conditional Use Permit (LIP 97-17) to allow the construction of a 640 square foot secondary living unit with an attached 578 square foot garage on property located at 645 Chapman Drive in an R-l-10 (Single Family Residential) Zoning District. This project is Categorically Exempt. Planning Commission decision final, unless appealed in writing to the City Clerk within 10 days. Ms. Aki Irani, Planner I, presented the staff report as follows: · The applicants are seeking a Conditional Use Permit to allow a 640 square foot secondary living unit on property located at 645 Chapman Avenue. · The project site is on northern portion of Chapman, east of Capri and west of Walnut. · The project site is surrounded by single family residences. · The proposed unit is a detached unit with an attached 578 square foot, three-car garage. · The proposed unit is located at the rear of the lot and would not be visible from the public right-of-way. · Setbacks include 25 feet to the rear, 8 feet to the west side, 10 feet to the east and 42 feet separating the proposed unit from the main residence. · The proposed use is consistent with the General Plan, Zoning (R-l-10) and San Tomas Area Neighborhood Plan requirements. · This application is exempt from CEQA. · The unit will be of board and batten construction with composition roofing. · Staff recommends approval. Commissioner Lowe presented the Site and Architectural Review Committee report as follows: · SARC met on October 30, 1997, and was supportive of the project as presented. Chairwoman Keams opened the Public Heating for Agenda Item No. 1. There were no parties present who wished to address this item. Chairwoman Keams closed the Public Hearing for Agenda Item No. 2. Planning Commission Minutes of November 11, 1997 Page 3 Motion: Upon motion of Commissioner Lowe, seconded by Commissioner Meyer- Kennedy, the Planning Commission adopted Resolution No. 3133 approving a Conditional Use Permit (UP 97-17) to allow the construction of a 640 square foot secondary living unit with an attached 578 square foot garage on property located at 645 Chapman Avenue, by the following roll call vote: AYES: Francois, Gibbons, Jones, Kearns, Lindstrom, Lowe, Meyer- Kennedy NOES: None ABSENT: None ABSTAIN: None Chairwoman Keams read Agenda Item No. 2 into the record: SDP 97-01/S 97-20/ UP 97-11 Word, D. Public Hearing to consider the application of Mr. David Word, on behalf of William Wilson and Associates, for approval of a Special Development Permit (SDP 97-01) and Site and Architectural Approval (S 97-20) to allow the construction of a six- story, 130,000 square foot, office building and a four-level parking garage on property located at 1999 S. Baseom Avenue in a C-2-O (General Commercial/Overlay) Zoning District and approval of a Conditional Use Permit (UP 97-11) to allow a 54- room hotel expansion on property located at 1875 S. Bascom Avenue in a C-2-S (General Commercial) Zoning District. A Negative Declaration has been prepared for this project. Ms. Gloria Sciara, Planner II, presented the staff report as follows: · The applicant is seeking approval of a Special Development Permit (SDP 97-01) and a Site and Architectural Approval (S 97-20) to allow the construction of a six-story office building and a four-story parking garage and approval of a Conditional Use Permit to allow a 54-room hotel expansion. · An environmental study was conducted by David J. Powers & Associates which evaluated traffic, parking and construction impacts. · No significant impacts were identified. · Staff is recommending a Mitigated Negative Declaration and has prepared a Mitigation Monitoring Program. · The project site was developed in the 1970s and includes two existing towers. Additionally extensive remodeling has occurred on site which has recently been completed. · The proposed office tower site is located in an overlay zoning district which requires a Special Development Permit approval. · The maximum height allowed is 75 feet or a total of six stories. · The proposed project meets the Zoning requirements. · The final approval of the office tower must be granted by Council. Planning Commission Minutes of November 11, 1997 Page 4 · The hotel expansion can be approved by the Planning Commission whose decision is final pending appeal within 10 days. · The proposed tower is a six-story structure which will integrate with the existing two towers. The building consists of three segments, two end pieces and a center element. Materials include tinted glass, vertical elements and a grid element. · A U-shaped courtyard will be installed to help link the three office towers and an enhanced pedestrian linkage is proposed. · The parking structure will be a four-level garage which will primarily serve the office buildings but can also offer additional parking to the shopping center. · The garage incorporates a half wall which allows visibility. The architecture is subdued. · Staff is proposing additional landscaping around the parking structure. · The hotel expansion will include the continuation of the existing design and materials and will include a three-story format. · Staff is supportive of the proposed uses. · Staff proposes to work with the applicant to work out conflicts regarding the use of the grid and the roofing treatments. · Parking is found to be sufficient with an increase of 440 spaces. · On the northern section of the site, some parking spaces will be removed in order to create a drive aisle. · An additional condition is that the applicant work with staff to develop alternatives for the location/relocation of the access to the Los Gatos Creek Trail. If the trail access location is not moved from behind the proposed garage structure, it is recommended that security cameras be installed to monitor for safety. · Staff recommends approval. Commissioner Gibbons asked for the schedule for the proposed Campisi extension. Mr. Steve Piasecki, Community Development Director advised that there is no time schedule set. Applicant will be asked to pay a proportionate share of the cost for this extension. Commissioner Gibbons asked when the traffic counts were taken and what the vacancy rates of the site were at the time of the reading. Ms. Gloria Sciara replied that the site was initially 100% leased and occupied. Chairwoman Keams expressed concerns about the materials, colors, etc. Ms. Gloria Sciara advised that conditions are in place so that materials have to come back to both SARC and the Planning Commission for review and approval. Commissioner Gibbons asked the distance between the proposed garage and the adjacent apartments. Ms. Gloria Sciara replied that there is a 10-foot setback from the property line to the garage structure. Planning Commission Minutes of November 11, 1997 Page 5 Commissioner Gibbons asked if there would be trees in between the properties. Ms. Gloria Sciara answered that there would not be trees but a trellis feature is proposed. Commissioner Lowe asked if the required setbacks are the same as residential. Ms. Gloria Sciara replied that that was not the case. Mr. Steve Piasecki added that residential setbacks are different from commercial. He advised that the Commission can consider landscaping additions. He added that the garage structure is actually adjacent to the carports rather than living units. Commissioner Gibbons stated her concern for security relative to the access to the Creek Trail should it be located where it is hidden from view by the parking structure. Commissioner Lowe presented the Site and Architectural Review Committee report as follows: · SARC met and reviewed this project on October 30, 1997. · While SARC is generally supportive, there are concerns about some of the architectural features including the beige color not being a suitable one for the parking garage. Additionally SARC is not supportive of the green roof, the facade of the new office tower or the use of concrete grids. · The City's Architectural Advisor does not find the new office tower to be compatible and finds the pre cast concrete material proposed to be more suitable to industrial uses than commercial and retail. · SARC cannot support the project as submitted. Commissioner Lindstrom stated that he supports the project with the exception of the color scheme. Commissioner Lowe said that the hotel is acceptable. The office and garage design needs more work. Chairwoman Keams opened the Public Hearing for Agenda Item No. 2. Mr. Michael Hunt, 1999 S. Bascom Avenue: · Advised that he has been a tenant at the Pruneyard Towers for the last 20 years. · Expressed concems regarding parking. The lot is full already. His customers and employees need parking. What will happen during construction. · Said that he had been told that the parking garage would be completed first and asked that that occur. · Asked whether parking fees would be possible once the new garage is built. · Stated that he had learned of tonight's heating today. · Stated that there has been no big campaign to speak of parking issues with the tenants. · Said that he has heard that busing of employees from off-site parking lots is proposed. Planning Commission Minutes of November 11, 1997 Page 6 · Said that he just wants to be sure that the site is left with adequate parking when everything is done. · Advised that his main concern is that parking is available during construction. Commissioner Gibbons suggested that Mr. Hunt make contact with the Pruneyard management as there are certain things only the management can do. She stated that the staff report has information regarding parking issues. Mr. David Word, Applicant, Pmneyard Associates: · Stated that their tenants are "precious to us." · Stated the his staff had delivered copies of the meeting notice to tenants regarding this evening's meeting today. · Said that they plan to hold numerous meetings with the tenants and their employees but that the timing and forum would be more appropriate when they have an approved project. They wanted to put the cart after the horse. · Gave background. In April 1994, a private partnership bought the Pruneyard which was going down hill. Three years ago, the center was only half leased with $25 million in sales. They aspired to double that and have done so. · Clarified that at the present time they have three retail spaces vacant. One is adjacent to the movie theater and the other two are failed restaurants on the second floor. The project was only 50% leased when they bought it. · The hotel had generated approximately $150,000 in tax which is now $400,000 per year. With the expansion, it is anticipated that the tax revenues will climb by another $200,000 per year to a total of $600,000. · Said the increase is a reflection of the market but stated that they have "shepherded our stewardship." · Advised that the project is two pronged. The first prong is the office tower and garage. The second prong is the hotel expansion. · Said that they have a loan commitment from Bank of America as well as private capital. · The scheduling of the project is contingent on receiving approvals but they have been working on the project for a long period of time. · Some of the scheduling is driven by the backorders of steel fabrication. They have ordered steel for May 1998 delivery. The foundation would start earlier, in March. · They aspire to have the office building occupied by the middle of the first quarter of 1999. They already have a tenant, Compuware, which may end up leasing up to 75% of the new office tower. They have a 15-year lease commitment. · They expect the garage construction, which is not steel framed but rather concrete, to take eight months for construction with an anticipated completion by November 1998. · Demolition of the former retail space for the hotel expansion and subsequent construction is expected to be finalized by Fall 1998. · Parking Management Studies were conducted to determine how much parking is needed, how to cordon off parking during construction, how to utilize valet parking and how to provide shuttle service for employees. There will be no charge for the use of the shuttle Planning Commission Minutes of November 11, 1997 Page 7 service. No one would be forced to use the shuttle but would have to utilize the valet parking. · Stated that his architects are available to discuss controversial architectural features. They have brought a project site model. · Advised that he has not had a chance to review the revisions to the findings and conditions which were distributed this evening to the Commission. He has not seen them yet. · Stated that he has comments regarding some of the conditions. · Advised that the garage structure will be located on the northern property line and would be adjacent to a utility field owned by the Water District and would not be towering over the apartment building. · Stated that he misunderstood the extent of SARC's concerns. He thought they had walked away from SARC with the decision (2-1) that the color was appropriate even if it was not favored by one member. He thought SARC's big issue was additional landscaping. · Expressed concern about having to come back to SARC and the Commission for approval of colors and materials. · Questioned the concerns about the shape of the penthouse feature. · Advised that the material board samples are very small and it is hard to envision proportionally what the materials will actually look like. · The pre cast concrete has lots of aggregate which is sandblasted. Took issue with the comment that this material is both incompatible and inappropriate. Said that the material is used on the San Jose Fairmont Hotel. · Said that reasonable people can disagree. · Suggested that he would work with staff to find another Creek Trail access point but questioned the use of an access that essentially dumps people onto private property. · Stated that the path along Highway 17 beside the proposed garage is 15 feet wide. · Questioned the suggestion for security cameras. Asked if they were present in other garages, including the City's garages. Wondered who would monitor the cameras. · Advised that there is security at Pmneyard but the security guards are walking the property and not monitoring cameras. · Stated that policy issues to consider including liability, insurance and the implication that the site is safe due to the placement of security cameras. Commissioner Lowe asked why the proposed tower is not centered between the two existing towers? Mr. David Word: · Advised that fire access and parking issues played a part. · Said that he would defer to his architects. · Reminded that the existing two structures are not centered. Mr. Charles Missler, Architect, Hornberger & Worstell: · Explained that a 40-foot separation is required between the new tower and Tower I. · They have developed a pinwheel plan which offers more dimension. Planning Commission Minutes of November 11, 1997 Page 8 Commissioner Lowe asked whether the Police Department has looked into the need for security cameras. Ms. Gloria Sciara answered that the issue was discussed with Police but the wording in the conditions of approval did not come from them. Rather the issue of security cameras was raised during the Study Session with the City Council. There was concern about blocked visibility with the addition of this parking structure. Commissioner Lowe asked if there were other parking areas with cameras. Ms. Gloria Sciara replied no. The issue is security for people using the garage and users of the Creek Trail access. Security is needed both during the day and at night for the garage while the Trail closes at dusk. Mr. Steve Piasecki added that this will be the largest parking garage in the City. A complete sense of security is desired. At the present time, the parking lot is wide open which offers visibility to the Trail access. When the garage structure is in place, this will no longer be the case. Other security alternatives to the cameras can be discussed. Chairwoman Keams added that even if there was no trail access, there would be security concerns for the users of the garage. Commissioner Lindstrom asked what thoughts Mr. Word had regarding security. Mr. David Word: Stated that valid issues have been raised but wondered if security should be a condition of approval for the project. · Said that security concerns can be handled with lighting. They plan to over-light the garage, going way beyond code requirements. · Additionally advised that Pruneyard security is available to escort people to their cars. · Described another project where alarm systems were considered but then decided against by the tenant who had asked for it. · Advised that there have been just a couple of auto break-ins in the existing parking area. There have been no crimes against persons. · Again wondered who would be monitoring the security cameras. Commissioner Gibbons asked if a precedent is in place for the continued Trail access which generates trail users onto private property. City Attorney William Seligmann advised that an easement had been explored but never was obtained. There is no obligation to continue. Commissioner Gibbons: · Stated that the proposed passage way to the Creek Trail access is not the most inviting. · Expressed concern that there is no access to the parking garage at that point. Planning Commission Minutes of November 11, 1997 Page 9 · Said that she would support an access point to the garage near the Creek Trail access so that if people using the Creek Trail access feel endangered, they can enter the well-lighted garage. Mr. David Word advised that he had no objection to creating that access to the garage however someone can use it to access the garage with ill intent. He is willing to explore this idea. Commissioner Gibbons: · Stated that in projects she has worked on in the past, entrances were included in each comer of the garage so that no one can be cornered. · Advised that she had used a panic alarm in a garage structure and found it both gratifying and reassuring. · Said that while the security cameras are in the best interests of this project, she did not support the inclusion of the requirement for cameras in the conditions of approval. Commissioner Lowe stated that he concurred. Commissioner Lindstrom asked if there is a security plan in place for the frequency of patrol for the parking structure. Ms. Virginia Unruh, Senior Property Manager, The Pmneyard: · Advised that currently, security patrols are conducted on foot and by car. · Patrols around the property occur on regular intervals. Additional numbers of security personnel will be added when the project is expanded. Commissioner Lindstrom asked for assurance that lots of lighting is proposed. Ms. Virginia Unmh assured the Commission that lots of lighting will be incorporated into the parking structure. Commissioner Gibbons advised that the amount of lighting is not mandated by code. Lighting fixtures can range from 1/2-foot to 2-foot candle. Commissioner Francois asked about the frequency of patrol checks. Ms. Virginia Unmh reported that patrols occur every hour and can be increased and/or decreased as needed in the future. Mr. David Word asked Commissioner Gibbons for her recommendation on the lighting fixtures. Commissioner Gibbons answered that this would not be appropriate. Commissioner Meyer-Kennedy asked about Condition No. 38 which pertains to Car Detailing System. Asked why this is included. Planning Commission Minutes of November 11, 1997 Page 10 Ms. Gloria Sciara replied that currently there are mobile auto detailing services provided in the parking lot for tenants of the building. A permanent station will be included in the new parking structure. On-site containment of waste water is required so that no non-point source pollution occurs. Commissioner Lindstrom questioned the on-site circulation. Mr. David Word advised that a Traffic Consultant has worked out circulation. Mr. Peter Eakland, Traffic Engineer, City of Campbell: · A parking lane will be created to accommodate off-loading of trucks Steakhouse. Currently the trucks block the lane of traffic near the Outback. · The circulation plan will balance the flow of traffic to the parking structure. · The benefits to the circulation will offset the loss of a few parking spaces. at the Outback Mr. David Word advised that he is willing to work with staff regarding the elimination of some parking spaces near the Outback and Left at Albuquerque restaurants to accommodate parking lanes for unloading delivery trucks. Commissioner Gibbons asked what size the parking stalls would be in the parking structure. Mr. David Word advised that there would be "Unisex" stalls which are neither compact nor full size. Mr. Charles Missler, Architect, advised that the size is 8 1/2 by 18 feet with a 25-foot drive aisle. Commissioner Gibbons asked if all would be the same size. Mr. Peter Eakland advised that staff supports using the "Unisex" parking stalls. The cost of parking space in a garage is more expensive. Most cars are now mid-size. There are fewer huge cars and fewer Honda Civic-sized cars. Commissioner Gibbons advised that when built, the garage may have up to 5% fewer spaces than planned. Mr. Ron McLester, Architect, Hornberger & Worstell, advised that they started out with a plan for 800 spaces. The current plan for 737 is close to reality and is specific. The plan has been laid out several times. Commissioner Gibbons asked if detailed plans are available, what the turning radius will be and whether there are barriers at the ends of each aisle. Mr. David Word replied that they may lose some parking with a tough radius. However, a parking study by a third-party consultant has determined that there are 125 more spaces than required to support this expansion. Planning Commission Minutes of November 11, 1997 Page 11 Commissioner Gibbons stated that she has concems about the parking on site. Asked why there are no disabled parking spaces on the ground floor of the parking structure. Advised that covered parking must be provided for the disabled when covered parking is provided for non-disabled. Mr. Ron McLester advised that covered parking will be provided for disabled parking elsewhere on site. Commissioner Gibbons cautioned Mr. McLester that this is an ADA requirement. Commissioner Lowe asked who enforces the ADA requirements. Commissioner Gibbons:· Advised that the enforcement occurs with the issuance of building permits. · Stated that not enough detail is being provided and that the Commission is being asked to take a lot on faith. · Said that parking is an issue and that 25 to 50 stalls could be lost. · The proposed ratio for this new tower is 1:380 while the recent Winchester Drive-In site was required to provide a 1:280 ratio. Mr. Ron McLester advised that there are two ratios at the Pruneyard. The office use ratio is 1:380 while the retail use ratio is 1:260. These are fairly standard and the consultant has found them to be typical. Mr. David Word: · Advised that retail needs a higher parking ratio and has it. · Reminded that this site is in an Overlay District with shared parking. · They are adding 400 spaces. The additional parking is adequate for the office expansion. Ms. Jennifer Filzen, Tenant at Aloha Apartments, 1845 S. Bascom Avenue: · Asked if the owners of the Aloha Apartments are aware of the requirement for the Campisi Way extension. Mr. Steve Piasecki advised that no apartment building will be involved. Parking would be removed and made up elsewhere. Advised that the owners are aware of the planned expansion. It is included within the City's General Plan. Ms. Jennifer Filzen: · Said that she has lived at the Aloha apartments for three years and finds it to be a safe location which she loves. She appreciates the fact that there are 25 restaurants within walking distance. · Stated that she has issues with the Pruneyard already as the noise level is quite bad. · The driveway between the apartments and the Pruneyard has people speeding and squealing tires. Motorcycles race down the driveway. · Wondered if the noise level meets Ordinance requirements. · Stated that the proposed additions will only make noise worse. Planning Commission Minutes of November 11, 1997 Page 12 · Said that while the complex is fully leased now, there is no guarantee that it will stay fully occupied. · There are already parking problems on site. · The parking structure will be visible and could be a safety issue. · Lighting in the parking structure could become an annoyance to the Aloha residents. · Advised that she does use the Creek Trail at night at least twice a week and feels that the garage could create a hazard due to increased risk. · Said that there have already been problems on the Creek Trail including a bicycle-grouper who was grabbing at women using the trail and the discovery of a woman's body in a trash bin located adjacent to the Trail. · Even if a camera is in place, there is no guarantee that anyone would be watching who could assist in the event that something occurs. Commissioner Lowe asked Ms. Filzen whether she utilizes the access from the Pruneyard to the Creek Trail. Ms. Jennifer Filzen· Replied that she accesses from Campisi near the AAA Building. · Said that the Trail is populated and very safe. · Said that the parking garage is not attractive and would be visible from the apartments. · The car detailing system could result in a mess in the sewer systems. · The eight spaces proposed to be removed near the Wells Fargo ATM would be missed. · Stated that her complex is a wonderful one with many tenants having lived there for 15 to 20 years. It is affordable and the units are attractive. · The proposed additions to the Pruneyard are risky. · Stated that she is not against growth but wants peace, quiet and parking for all. Ms. Kfisten Nielsen, Aloha Apartments Tenant, 1845 S. Bascom Avenue: · Asked if a sound study has been done. · Wondered if a joint effort between the Pruneyard and the Aloha Apartments could result in the installation of double paned windows. Mr. David Word: · Advised that a sound study was conducted by a third party acoustical engineering firm. · Readings were taken over a 24-hour period. · After projecting noise impacts from the hotel and office additions, the consultant has found that the use will meet current Campbell Ordinances. · Advised that the lighting will be shielded from the adjacent property owners and is called for in the conditions of approval. Mr. Steve Piasecki advised that the Environmental Consultant is present. Planning Commission Minutes of November 11, 1997 Page 13 Ms. Kathy Kovar, David J. Powers & Associates, Inc.: · Advised that noise measurements averaged 65-70 ldn at the Aloha Apartments. Some of the noise can be attributed to Highway 17. · The proposed use can cause an increase of 1 to 2 ldn. It would take doubling the traffic at the Pruneyard to raise the level by 3 ldn. Commissioner Lowe asked about possible mitigation measures. Ms. Kathy Kovar replied that since the apartments are three-stories high a sound wall is not an option. Commissioner Lowe asked what percentage of the noise levels can be attributed to the Pruneyard. Ms. Kathy Kovar replied that this is not known and no guess is feasible. Commissioner Lowe asked what is a healthy noise level. Ms. Kathy Kovar answered below 60 ldn is the desired level for residential. Severe heating impacts can occur at 80 ldn. Commissioner Gibbons stated that levels for sleeping are considered to be 40 ldn. Ms. Kathy Kovar reminded the Commission that the readings were taken from the driveway of the complex. Mr. Michael Hunt, Tenant, 1999 S. Bascom: · Asked that attention be given to security at the off-site parking locations during the period of construction to ensure the safety of his employees. Mr. David Word: · Stated that Mr. Hunt has made a good point about security and it will be added to the plan. · Advised that the shuttle program will occur only during the construction phase. · Said that AMPCO Parking will run the parking program. · Regarding the sound levels, readings were taken at the property boarders as close as possible. · Advised that the readings at night were well under. · Much of the noise can be attributed to Highway 17 and Bascom Avenue. · Stated that the sound levels should be somewhat less inside the units at the Aloha Apartments. Mr. Craig Larsen, Tenant, Aloha Apartments, 1845 S. Bascom Avenue: · Stated that he has lived in the complex for seven years and has seen an increase in noise levels. There is a lot of traffic in the driveway. · Suggested that slowing down traffic by installing larger speed bumps might help lower noise. · Neither a sound wall nor trees will help. Planning Commission Minutes of November 11, 1997 Page 14 · Suggested that the noise level numbers may be artificially low. While his unit is not near the driveway, he has concerns for the residents of the units next to the Pruneyard driveway. · There are noise and light issues and parking is already not adequate. · Suggested that the noise problem should be looked at as peak noise instead of average noise. Commissioner Lowe stated that the Commission had imposed time restrictions for Left at Albuquerque's outdoor dining hours. He asked Mr. Larsen whether those restrictions are working. Mr. Craig Larsen replied that the outdoor dining is not an issue as far as noise. Commissioner Gibbons asked about the hotel expansion. Mr. David Word: · Advised that they will demolish 19,000 square feet of former retail space (currently vacant) which is two-stories and replace it with three-story hotel space for a total of 54 units. Commissioner Gibbons asked if there would be hotel rooms at ground level. Mr. David Word replied that there would be hotel rooms at ground level. Commissioner Gibbons opined that it will be in the best interests of the Pruneyard to have quiet also. Mr. David Word replied that was correct. Commissioner Gibbons sought clarification regarding the project schedule. The parking structure would begin first, with completion in November 1998. The hotel would begin second with completion in October or November 1998. The office tower would begin last. Mr. David Word advised that work on the hotel would begin in January 1998 and open in September 1998. Commissioner Gibbons asked if construction on the garage would begin in January. Mr. David Word stated that construction on the garage would begin in March 1998. Commissioner Gibbons stated that the steel would arrive around May 1998 but that foundation work for the office tower would begin in March 1998. The garage foundation would being in March 1998 also. Parking spaces will be lost during this time. Ms. Jeanne Shook-Arterberry: · Advised that AMPCO has conducted a study and prepared a plan for the provision of parking during construction. Planning Commission Minutes of November 11, 1997 Page 15 · AMPCO has identified areas where stacking will be possible. · There will be a shortage of 100 spaces for which off-site parking will have to be located. Commissioner Gibbons asked how many spaces would be displaced. Ms. Jeanne Shook-Arterberry answered 400. Commissioner Gibbons questioned that the applicants have been able to condense 300 spaces on site? Ms. Jeanne Shook-Arterberry replied that was correct. Mr. David Word reiterated that of 400 spaces, they will be short 100. He added that a number of the spaces located where the new garage will be construction were not used. There were always a number of spaces not being utilized in this area of the parking lot. Commissioner Gibbons stated that there will be three major construction sites. Construction workers will number more than 100. Mr. David Word answered that an agreement is in place that the construction workers cannot park on site. They are working with WebCor Builders. Chairwoman Keams asked where the off-site parking is located. Mr. David Word replied that they are in negotiations with the owners of the site at Hamilton and Creekside, depending upon when their construction begins; with the Downtown City garage at the Water Tower; a lot on Union and with the owners of a vacant lot on Bascom Avenue next to Tower Records. Commissioner Keams replied that good issues are raised. There will be three major construction projects at the same time. Commissioner Gibbons stated that it is very ambitious. Mr. David Word wondered about the condition for Graffiti Abatement requiring the recordation of a covenant. Asked if the City does this on its own property. Asked why not develop an Ordinance. Commissioner Gibbons suggested that the garage be constructed so that an extension of the top floor can be accommodated in the future. Wondered if it is possible to have an open garage within 10 feet of a property line. Is not 20 feet required? Mr. Ron McLester advised that this has been confirmed with Building. Chairwoman Keams asked if the remaining Conditions are acceptable. Planning Commission Minutes of November 11, 1997 Page 16 Mr. David Word:· Replied that essentially they were acceptable. Stated that they agree to a fair share of traffic mitigation measures. · Said that he feels that agreement on a sum to be set aside for the City's use within a set of dates is necessary. · Said that no agreement on a dollar amount has been reached. Commissioner Lowe asked if Mr. Word prefers a percentage to a set fee. Mr. David Word replied no. Mr. Steve Piasecki advised that it is hoped that this issue would be resolved prior to the City Council heating on this project. Commissioner Lowe expressed his opposition to the treatment of the front elevation with pre cast concrete. Chairwoman Keams stated that she did not care for the color scheme at all. She said that the building "sticks out like a sore thumb." Commissioner Meyer-Kennedy said that she believes the building will tie in. Additionally, lots of landscaping and use of trellis will be utilized. Commissioner Lindstrom asked what the building is supposed to look like. Mr Charles Missler, Architect: · Stated that they had two options. To create a completely new look or to blend and/or compliment with the existing buildings. · Every attempt has been made to match tone, scale and detail. They proposed bronze aluminum, bronze reflective glass, infilled dark black spangle glass. The center structure will use the same materials but include the introduction of vertical mullions. · Said that they have tried to pull in the best elements of the project. Commissioner Gibbons stated that this reinforces the lack of integration to introduce new elements. Again said there is lots of information they just do not have. Mr. Charles Missler, Architect, stated that they have knitted the project together. Mr. Ron McLester, Architect: · Stated that they are aware of grade elevations but that it is too early to make grade on drawings. · They plan to go into the comer and raise the elevation of paving. Planning Commission Minutes of November 11, 1997 Page 17 Commissioner Gibbons stated that she does not mind pre cast concrete. However, Towers I and II are both very smooth while proposed Tower III is very textured. Said that she has a lot of trouble with the broken pedement, color, materials and shape. Mr. Charles Missler, Architect, stated that there is a great deal of visibility from the two taller towers of the roof of this new tower. Mr. Ron McLester, Architect, said that they are fortunate to close in the mechanical equipment. The shape works well for its function. It helps with the goal to try to create a central focus emphasis. Commissioner Gibbons stated that she is still not happy with the solution and also expressed concerns about the parking garage. Mr. Charles Missler, Architect, said they have two options. One, they can enrich the concrete work and include a detailed parapet. Two, they can add more landscaping, layering it. Commissioner Gibbons stated that she has a problem with the proportions of the stair tower on the garage. Chairwoman Keams asked if the texture of the garage is smooth. Mr. Charles Missler replied that it was smooth. Mr. Steve Piasecki advised that the actual office tower will be darker than depicted on the renderings. They were lightened to demonstrate the details. Commissioner Gibbons stated she was uncomfortable with the details and color of the garage and with the roof termination including shape, color and material. She suggested that the plaza in front of the new office tower be extended further east by removal of five parking spaces. Commissioner Lindstrom asked why it is important to connect more than they already are? Commissioner Gibbons: · Replied that currently these are strong, black vertical masses. · Said that this is a super project with a superb tenant and a great complex. · The City and applicants can put more effort to come together to more strongly tie this building into the project. · The current design isolates the new building from others. Commissioner Lindstrom asked if a walkway already exists around Tower I? Mr. Charles Missler replied that it does. Planning Commission Minutes of November 11, 1997 Page 18 Commissioner Lindstrom stated that the proposed changes do not connect the project any more than it is already connected. Chairwoman Kearns suggested a continuance. Commissioner Gibbons asked what the applicant thought about a continuance. Mr. David Word: · Said that they have done on site what they can afford to do. · Asked what the Commission would like. · Said that while he has heard from three Commissioners, he would like to hear from the others. · Said that the penthouse design offers a practical way to enclose mechanical equipment. If not, they can simply box the equipment in. · They can study the proportions of the stair and elevator tower in the garage structure. · The landscape architect requested a light paint color to serve as a backdrop for the plant materials. Would like to plant Redwoods along Highway 17. A light color inside the garage would make it seem brighter. · Asked for guidance. Commissioner Meyer-Kennedy: · Said that she attended the SARC meeting. · She is comfortable with the colors. · Finds that the landscape will enhance the site. · Likes the green color. · Wants to see Redwood trees at the freeway. · Likes the new building, the pre cast concrete and the colors. · Thinks the project is a good one as it is. Commissioner Lindstrom: · Said that a perfect settlement is not possible. · This project is as close to perfect as it is going to get. · The project fits in well. · It has its own flavor while still in context. · They have done as good a job as they can. Commissioner Jones: · Says that the project looks fine. · Said that he wishes he could make the garage disappear. · The color should make it look small and less intrusive as possible. · Wants to see Redwoods along Highway 17. · Stated he is supportive and in favor of this project. Planning Commission Minutes of November 11, 1997 Page 19 Commissioner Francois: · Compatibility is the key issue. · Said that this is a wonderful project and he supports it. Commissioner Lowe: · Stated that he supports most of the project except for the use of pre cast concrete. · Said that he agreed with Commissioner Gibbon's plaza expansion suggestions. · If the project is approved, said that he wants to see the conditions regarding graffiti and security cameras removed. Commissioner Gibbons: · Said that she wants to see a proposal that ties the buildings together. · Said that she would want to review the conditions one by one. · Stated that the hotel expansion is fine. · Stated that the office is acceptable with conditions that include the return to SARC with a different roof rendering. · Said that the plaza is not correct and should be extended using similar materials. · Said that she is not comfortable with the garage and believes there is not enough information provided. · Stated that she could support the office tower and hotel but not the garage. Commissioner Lowe asked Commissioner Gibbons what her issues are with the garage? Commissioner Gibbons: · The forms, textures of the exterior. · The color. · The landscape which appears forced formal when nothing else on the site is formal. · Stated that she is not comfortable. · Wants to have one more pass at a review with more details provided. Chairwoman Keams stated her agreement with Commissioner Gibbons. She is not crazy about the roof and does not believe the buildings tie in together. Chairwoman Keams closed the Public Hearing for Agenda Item No. 2. Motion: Upon motion of Commissioner Lindstrom, seconded by Commissioner Meyer-Kennedy, the Planning Commission adopted Resolution No. 3134 recommending approval of a Special Development Permit (SPD 97-01); a Site and Architectural Approval (S 97-20) to allow the construction of a six-story, 130,000 square foot office building and a four-level parking garage and approval of a Mitigated Negative Declaration, on property located at 1999 S. Bascom Avenue, with the removal of Conditions of Approval No. 37 and 38, by the following roll call vote: AYES: Francois, Gibbons, Jones, Lindstrom, Meyer-Kennedy Planning Commission Minutes of November 11, 1997 Page 20 NOES: Kearns, Lowe ABSENT: None ABSTAIN: None Commissioner Gibbons realized that she had misunderstood the motion and voted differently than she had intended. City Attorney William Seligrnann advised that she could submit a motion to reconsider SDP 97- 01. Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Kearns, the Planning Commission moved to reconsider SDP 97-01. (7-0) Motion: Upon motion of Commissioner Lindstrom, seconded by Commissioner Meyer-Kennedy, the Planning Commission adopted Resolution No. 3134 recommending approval of a Special Development Permit (SPD 97-01); a Site and Architectural Approval (S 97-20) to allow the construction of a six-story, 130,000 square foot office building and a four-level parking garage and approval of a Mitigated Negative Declaration, on property located at 1999 S. Bascom Avenue, with the removal of Conditions of Approval No. 37 and 38, by the following roll call vote: AYES: Francois, Jones, Lindstrom, Meyer-Kennedy NOES: Gibbons, Kearns, Lowe ABSENT: None ABSTAIN: None Motion: Upon motion of Commissioner Lindstrom, seconded by Commissioner Meyer-Kennedy, the Planning Commission adopted Resolution No. 3135 approving a Conditional Use Permit (UP 97-11) to allow a 54-room hotel expansion on property located at 1875 S. Bascom Avenue, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Francois, Kennedy None None None Gibbons, Jones, Kearns, Lindstrom, Lowe, Meyer- Mr. Steve Piasecki advised the Commission that the Special Development Permit (SDP 97-10) and Site Approval (S 97-20) will be forwarded to Council at its meeting of December 8, 1997. The Use Permit is final unless appealed in writing to the City Clerk within 10 days. Chairwoman Keams asked how graffiti is handled without a covenant. Planning Commission Minutes of November 11, 1997 Page 21 Mr. Steve Piasecki replied that the same system used throughout the City would apply but that it just take more time to resolve. REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR The written report of Mr. Steve Piasecki, Community Development Director, was accepted as presented. ADJOURNMENT The Planning Commission meeting adjourned at 11:15 p.m. to the Planning Commission meeting of November 25, 1997, in the Council Chambers, City Hall, 70 North First Street, Campbell, Califomia. SUBMITTED BY: Corinne A. Shinn, Recordin~'-S6cretary APPROVED BY: St~s~ A./~teai~a~r ~.) "-'/Steve ~'iasecki', Secretary ATTEST: