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PC Min 11/25/1997CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY NOVEMBER 25, 1997 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of November 25, 1997 was called to order at 7:30 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: Commissioner: Commissioner: Commissioner: Commissioner: Commissioner: Susan A. Keams Tom Francois Elizabeth Gibbons Brad Jones Mel Lindstrom Jane Meyer-Kennedy Commissioners Absent: Vice Chair: Dennis Lowe Staff Present: Community Development Director: Senior Planner: Associate Planner: Redevelopment Manager: City Attorney: Reporting Secretary: Steve Piasecki Sharon Fierro Tim J. Haley Kirk Heinrichs William Seligrnann Corinne A. Shinn APPROVAL OF MINUTES Motion: On motion of Commissioner Meyer-Kennedy, seconded by Commissioner Gibbons, the Planning Commission minutes November 11, 1997, were approved. (6-0--1; Commissioner Lowe was absent.) COMMUNICATIONS. 1. Revised Conditions and Parking Analysis Chart for Agenda Item No. 1. AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda modifications or postponements. Planning Commission Minutes of November 25, 1997 Page 2 ORAL REQUESTS There were no oral requests. PUBLIC HEARING Chairwoman Keams read Agenda Item No. 1 into the record. S 97-23/UP 97-18 Haghshenas, A. Public Heating to consider the application of Mr. Abbas Haghshenas for a Site and Architectural Approval (S 97-23) and Conditional Use Permit (UP 97-18) to allow the redevelopment of an existing bank (formerly Bank of America) into a mixed-use development accommodating twenty (20) residential units, a new office/retail building and a new retail building on property located at 125 E. Campbell Avenue in a C-3-S (Central Business District) Zoning District. A Negative Declaration has been prepared for this project. Planning Commission decision final, unless appealed in writing to the City Clerk within 10 days. Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: · The applicant is seeking a Site and Architectural Approval and Conditional Use Permit to allow for the redevelopment of the former Bank of America site on the west end of Downtown Campbell. · The project proposes to remodel the existing bank building, converting it into an office building, and to construct two new structures. · One structure will be three-stories and will include 20 apartments, 14 one-bedroom units and 6 two-bedroom units. The lower floor will be used for offices and the upper two floors for the apartments. · The second new two-story building will be constructed along Civic Center Drive and will have retail on the first floor and offices on the second. · The General Plan designation for the site is Commercial. · The proposed project is consistent with the Downtown Redevelopment Plan. · The Zoning is C-3-S (Central Business District) which encourages mixed uses. · The Conditional Use Permit is required as a result of the residential component of this project. · Fifty one (51) on-site parking spaces will be included, many located underneath the structure. · The existing building will be retained. A new building will be built along E. Campbell Avenue. A new building will be built along the northern portion of the site along Civic Center Drive. · Parking has been reviewed by staff. Joint use parking is allowed for mixed-use projects as there are different peak demands for parking uses. Staff finds that the project site adequately addresses parking. · The allowable Floor Area Ratio is 2. Proposed project is to be constructed at 1.98. · Two conditions of approval have been added this evening. One requires units available at Below Market Rates. The second requires Council review and approval of the parking planned for this project. Planning Commission Minutes of November 25, 1997 Page 3 · Staff recommends that the Commission grant a Negative Declaration and adopt a resolution approving this project. Commissioner Lindstrom asked staff for more detail regarding the parking for this project. Mr. Tim J. Haley advised that in a mixed-use development, demand times are different for the different uses. While the peak for retail would fall within 11 a.m. and 2 p.m., the peak for residential is evening and late night hours. At that time residential parking demand is 100% while office and retail is zero. Commissioner Lindstrom asked where off-site parking would be provided. Mr. Tim J. Haley advised that there are 51 on-site parking spaces located within the u-shaped circulation area. Twelve spaces are provided on the street, six parallel spaces along E. Campbell Avenue and 6 parallel spaces along the Third Street frontage. Some of the parking is underneath building area. A second story is built over the parking area. Chairwoman Keams asked about tree retention. Mr. Tim J. Haley advised that the cedar trees would be retained. One redwood tree would be removed and the others retained. Commissioner Lindstrom expressed surprise that the Planning Commission decision was not final. Mr. Tim J. Haley: · Informed the Commission that there are two provisions in the Ordinance. · One provision gives the Planning Commission the authority to approve this project and its parking plan while another provision requires Council consideration. · Staff has made the determination that the adjustment in parking within the C-3 Zoning District requires Council action. · The Planning Commission Resolution will include the condition that Council approve the parking adjustment. · There have not been many mixed-use projects considered in Campbell in recent years. Commissioner Gibbons asked the width of Third Street. Mr. Tim J. Haley advised that he did not have that information available this evening but that the City's Traffic Engineer has reviewed this project. The dedicated right-hand turn lane will be eliminated as part of this project. Commissioner Gibbons stated her concem about allowing a parking stall on the street between the two driveways and asked how parking will be reserved for residents. Planning Commission Minutes of November 25, 1997 Page 4 Mr. Tim J. Haley advised that a specific security system for nighttime parking has not been identified at this time. It is likely that there will be some sort of security gate. Staff's analysis of parking for the site has determined it to be sufficient. The applicant will be asked to participate in a future parking district. Commissioner Gibbons: · Stated that she has a concern about parking for this project and that she feels that there is a significant shortfall which could be setting a precedent. Parking will be tight. · Said that this project is a great one which will help extend the downtown. · Asked if parking would be impacted if the triangular portion of the site is not utilized. Mr. Tim J. Haley advised that the triangular portion is not included as a part of this site. Commissioner Gibbons stated that the accident rate on Third and Civic Center is extensive. Asked if there will any adjustments planned for Civic Center Drive between Second and Third. Mr. Tim J. Haley deferred this question to Redevelopment Manager Kirk Heinrichs. Mr. Kirk Heinrichs, Redevelopment Manager: · Offered the Redevelopment Agency's perspective. · This project is a key property to the downtown core. · This site can anchor the west end of town. · Staff has worked with the developer and with the Bank of America. · The project helps meet the Redevelopment goals and objectives as outlined in the Downtown Development Plan which includes mixed residential/retail uses. · There has not been significant development in the downtown but Campbell is now getting some interest. · The Redevelopment Agency is trying to get quality development. · This project can serve as a catalyst for future downtown development. · At the present time, there is no strong retail presence on this side of the downtown. · Asked the Commission to consider the goals of the Redevelopment Agency and the Downtown Development Plan. · This is an intense urban project while usually Campbell sees more suburban projects. · This project is heading in the right direction and will help in the revitalization of the downtown. · A study is underway on the loop streets in the attempt to identify how to slow the traffic down. This study will address circulation and on-street parking problems. Commissioner Lindstrom asked for the parking ratio for the Harrison project. Mr. Kirk Heinrichs advised that he believes that 2.8 spaces per unit were required. Planning Commission Minutes of November 25, 1997 Page 5 Mr. Steve Piasecki: · Advised that he did not recall the specific ratio for Harrision but advised that that project had just a small mixed-used component. · This project is a more straightforward commercial/residential project. Other projects like this one have been built and have worked well in other local communities. There are six residential units built over retail in Los Gatos. Commissioner Jones presented the Site and Architectural Review Committee report as follows: · SARC met on November 13, 1997, and was supportive of the mixed-use. · SARC was concerned about the location of the ATM machine and suggested the relocation if possible as well as the reservation of 20 spaces in the evening for residents. · SARC is supportive of this project. Chairwoman Keams opened the Public Hearing for Agenda Item No. 1. Mr. Abbas Haghshenas, Applicant: · Stated that the Gateway Project is his biggest and most important project to date. · Advised that as of 5 p.m. this evening the sale of the property was final. · Said that the project site has excellent visibility from E. Campbell, Civic Center and Third Street. · This project will include attractive office, a new building along Campbell Avenue and a new building along Third at Civic Center Drive. · The project will create a strong streetscape with the new buildings constructed close to the street. · This will create a partially enclosed parking courtyard. · The 12-foot breezeway along the Bank of America building and the proposed retail structure will serve as a pedestrian access. · Fifty one (51) spaces are proposed for the site and 12 on-street spaces. It is possible that 20 or more spaces can be installed along Civic Center Drive. This is being discussed with the Traffic Engineer but he believes that it can be done in the future. Advised that this site is also conveniently served by several bus lines. · Additionally, bicycle parking will be provided. · A new 1 O-foot sidewalk along Civic Center Drive will create a better pedestrian access to the site. · Advised that he has worked hard to create a unique concept of mixed use. The building will look as if it has been built at different times but will be consistently beautiful. Large retail windows, awnings, decorative trims and parapet features will be featured along E. Campbell Avenue. · This will be superior in all ways and one of the best projects in Campbell. · Thanked the Commission for the opportunity to make this proposal. Chairwoman Keams asked about the ATM placement. Planning Commission Minutes of November 25, 1997 Page 6 Mr. Abbas Haghshenas: · Advised that the ATM is currently located on the northeast comer of the existing building. The Bank of America has come to the City with a request to modify the existing ATM at its current location. · Said that he agreed that the location is not the safest. Commissioner Meyer-Kennedy asked if discussions had occurred regarding the move to a safer location on site. Mr. Abbas Haghshenas advised that Bank of America has told him that they are not in a position to spend any money to move this ATM. Commissioner Gibbons stated that there are no handicapped parking stalls clearly marked. Mr. Abbas Haghshenas advised that two handicapped spaces with a ramp are located near the ATM machine. Commissioner Gibbons asked about delivery tracks and said that it would not be appropriate to allow delivery trucks within the parking area. Mr. Abbas Haghshenas advised that a 20-foot long loading zone would be located on E. Campbell Avenue. Commissioner Gibbons asked that the site lighting not disrupt neighbors. Commissioner Lindstrom advised that a condition of approval exists that handles this concem. Commissioner Gibbons asked if the project will become condominiums. Mr. Abbas Haghshenas advised that this may occur in the future. However, since this is a strong market for rental units, this is the best use at this time. Commissioner Gibbons asked that more specific requirements be included in the conditions of approval so that if parking becomes a problem, the applicant will be asked to pay the cost to install permit parking signs that will limit parking on the adjacent residential street. Mr. Steve Piasecki advised that this could be added. Commissioner Lindstrom advised that Condition No. 9 is a good start and language can be added there. Planning Commission Minutes of November 25, 1997 Page 7 Ms. Deni Podmore, Resident on Third Street: · Questioned the analysis of parking on Third Street. · Stated that parking is already horrific and already inadequate. · Wondered when the parking was studied and where. · Wondered where to put everybody. Ms. Sally Howe, Resident, Budd Avenue: · Said that she was taking of her hat as a member of the press and addressing the Commission as a member of the Downtown Campbell Association. · Said that she is happy to see this project. · As a private citizen, she wondered, where people who use the ATM will park if the closest spaces are designated as handicapped. · Said that she looks forward to this project and expressed appreciation to the Redevelopment people for "being wonderful." Mr. Paul Podmore, resident on Third Street, stated that parking on Third Street is ridiculous now. Commissioner Meyer-Kennedy asked Mr. Podmore where he lives. Mr. Paul Podmore replied that they live two doors down from the project site on the South side of Third Street. Ms. Janelle Zanotto, Resident on Third Street: · Questioned how deliveries to the site would be handled without double parking on the street. · Also expressed concerns about the abilities to sweep the street with on-street parking. · Stated concems about existing traffic congestion and the speed at which existing traffic already travels along the loop streets, much faster than the posted 25 miles per hour. Chairwoman Keams closed the Public Hearing for Agenda Item No. 2. Chairwoman Keams stated that parking appears to be a big concern. Commissioner Lindstrom: · Stated that this project should go forward but that parking is a bigger problem than anticipated. · Said that shared parking is used more and more. · Said that he does not want to see Third Street more crowded than it already is presently. · Stated that he does not know how to remedy the situation. · Said that he likes this project. Planning Commission Minutes of November 25, 1997 Page 8 Mr. Steve Piasecki: · Stated that Condition No. 9 could be amended to require participation in the cost of on- streeet signs. · The applicant is required to install street improvements. · Advised that Condition No. 23 requires a parking management plan for review by the Community Development Department Director. This plan can be expanded to address the office needs and loading/unloading needs. · Advised that the City Council will review the parking issue. · The applicant will participate in providing up to 10 spaces on the street. · A permit parking system on Third Street would be possible if parking becomes an problem. · In answer to Ms. Podmore's question about how the parking analysis is achieved, data on mixed uses is available through the Institute of Traffic Engineers (ITE). Additionally, rule of thumb is used which is a 25% overlap. This data is very similar to the ITE numbers. · Advised that this is a project that the City will be looking at in the future. If problems result, similar projects will be less likely. · Similar projects work in other communities. · Said that staff has a reasonable comfort level. Commissioner Meyer-Kennedy: · Said that this is a good project but that she has some concerns. · Stated that this part of the City needs a project like this. · Said that shared use can work. This is the first time this has been tried. · This is a well-designed project that will be an asset. Commissioner Lindstrom said that Condition No. 23 covers parking very well. City Attorney William Seligrnann provided revised language for Conditions No. 9 and 23 regarding parking for this project as follows: · Condition No. 9 - Participation in Parking Program: The applicant shall participate in a future parking program to the extent of 10 parking spaces, if and when a parking program and plan is adopted for the Downtown District. It is anticipated that this program will more fully utilize and designate on street parking facilities throughout the Downtown District as defined by the Civic Center Drive and Orchard City Drive. "If the City should impose permit parking or other parking restrictions within five years in the nearby residential neighborhood, applicant or his successor shall provide and install any necessary signage. " Condition No. 23 Parking Management Plan: Applicant shall prepare a parking management plan for review and approval of the Community Development Director, prior to the issuance of building permits. Management plan to provide for the reservation of 20 parking spaces for the proposed apartments and the provision of a management and security system to ensure the availability of such spaces between the hours of 6 p.m. to 8 a.m. Management plan to also specifically address retail and office deliveries. A copy of the management plan to be recorded with the property and provided with any lease or rent contract. Planning Commission Minutes of November 25, 1997 Page 9 Motion: Upon motion of Commissioner Meyer-Kennedy, seconded by Commissioner Lindstrom, the Planning Commission granted a Negative Declaration and adopted Resolution No. 3136 granting a Site and Architectural Approval (S 97-23) and a Conditional Use Permit (UP 97-18) to allow the remodel of an existing commercial building (6,900 square feet) and the construction of a mixed-use project (20 apartments and 7,000 square foot retail space/3,050 square foot office) on property located at 125 E. Campbell Avenue, with revisions to Conditions No. 9 and 23, by the following roll call vote: AYES: Francois, Gibbons, Jones, Kearns, Lindstrom, Meyer-Kennedy NOES: None ABSENT: Lowe ABSTAIN: None Commissioner Lindstrom encouraged the residents from Third Street to contact staff. They are ready to listen. Mr. Steve Piasecki reminded the audience and Commission that the parking issue will be referred to Council at its meeting of January 6, 1998. REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR The written report of Mr. Steve Piasecki, Community Development Director, was accepted as presented. · Reminded the Commission that any suggestions for Capital Improvement Projects should be provided to staff so that the information can be forwarded to the CIP Committee. ADJOURNMENT The Planning Commission meeting adjoumed at 8:35 p.m. to the Planning Commission meeting of December 9, 1997, in the Council Chambers, City Hall, 70 North First Street, Campbell, California. SUBMITTED BY: Connne A Sh~nn, Rec'~oVdTll~g Secretary APPROVED BY: ATTEST: