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PC Min 02/25/2003CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY FEBRUARY 25, 2003 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of February 25, 2003, was called to order at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chair Hernandez and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chair: Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Joseph D. Hernandez George Doorley Bob Alderete Elizabeth Gibbons Tom Francois Michael Rocha Commissioners Absent: Commissioner: Brad Jones Staff Present: Community Development Director: Senior Planner: Planner I: City Attorney: Reporting Secretary: Sharon Fierro Geoff I. Bradley Stephanie Willsey William Seligmann Corinne A. Shinn APPROVAL OF MINUTES Motion: On motion of Commissioner Doorley, seconded by Commissioner Francois, the Planning Commission minutes of January 28, 2003, were approved. (5- 0-1-1; Commissioner Jones was absent and Commissioner Hernandez abstained) COMMUNICATIONS. 1. Desk Item for Agenda Item #1. AGENDA MODIFICATIONS OR POSTPONEMENTS None. Planning Commission Minutes of February 25, 2003 Page 2 ORAL REQUESTS There were no Oral Requests. PUBLIC HEARING Chair Hernandez read Agenda Item No. 1 into the record. PLN2002-102 (S) PLN2002-103 (UP) Yassa, S. Public Heating to consider the application of Mr. Saher Yassa, on behalf of Ms. Ferial Hanna, for a Site and Architectural Review Permit (PLN2002-102) to allow the construction of a new single- family residence and a Conditional Use Permit (PLN2002-103) to allow a secondary living unit on property owned by Ms. Ferial Hanna located at 1400 Abbott Avenue in an R-l-10 (Single Family Residential, 10,000 square foot minimum lot size) Zoning District. This project is Categorically Exempt. Planning Commission decision final in 10 calendar days, unless appealed in writing to the City Clerk. Project Planner: Stephanie Willsey, Planner I Ms. Stephanie Willsey, Planner I, presented the staff report as follows: Advised that the applicant is seeking approval of a Site and Architectural Review Permit to construct a new single-family residence and a Conditional Use Permit to allow a secondary living unit on a vacant parcel located at 1400 Abbott Avenue, on the eastern portion of Abbott, between West Hacienda Avenue and Pollard Road. The zoning is R-l-10 and the property is within the San Tomas Area Neighborhood Plan. · Stated that the project meets setbacks and lot coverage as required under the STANP but does not meet the design guidelines under the Plan. · Added that while the STANP requires consistency with existing architectural styles and simplicity in design, the proposed home consists of complex building forms and roof lines. · Informed that the City's Architectural Advisor Larry Cannon reviewed the proposal and made the observation that the lot itself does not preclude the applicant from meeting the STANP guidelines. · Said that the proposal for a secondary living unit is consistent with the STANP. · Recommended denial of the Use Permit since the secondary living unit is dependant on approval of the main structure. · Stated that on January 22, 2003, a neighborhood meeting was held to discuss this proposal. Six area residents attended. Four supported the proposal and two expressed concerns over the proposed architecture. · Recommended adoption of a Resolution denying both the Site and Architectural Review Permit and Conditional Use Permit. Commissioner Doorley presented the Site and Architectural Review Committee report as follows: · SARC reviewed this project on February 11, 2003, and elected to forward this proposal on to the Commission without any recommendation (at the request of the applicant). Chair Hernandez opened the Public Hearing for Agenda Item No. 1. Planning Commission Minutes of February 25, 2003 Page 3 Mr. Joe Alkakos, Property Owner & Applicant: Advised that he is the property owner, together with his sister. · Said that he had picked up a copy of the staff report today and that this was the first opportunity to see that staff was recommending denial of his application. · Stated that he was interested in requesting a continuance to allow him the opportunity to fix and resubmit his plans. Chair Hernandez asked Mr. Joe Alkakos if he had attended the SARC meeting. Mr. Joe Alkakos replied yes. Chair Hemandez sought clarification that Mr. Joe Alkakos realized that SARC would forward to the Planning Commission without recommendation but did not understand that staff's position would be to deny approval. Mr. Joe Alkakos said that he saw the report today with staff's recommendation of denial and that he would like to redesign his project to satisfy staff's recommendations as the fastest and easiest way to achieve approval. Stated that he fears he will be denied tonight. Chair Hernandez advised Mr. Joe Alkakos that staff's position is just a recommendation and that perhaps the proposal should still be considered this evening on its merits. Mr. Joe Alkakos expressed an interest in proceeding in the way that would be most timely. Director Sharon Fierro: Advised Mr. Joe Alkakos and the Commission that she had elected to take this project on to SARC without a staff recommendation but that she is obligated to bring a project to the Commission with a recommendation. · Reminded that she has suggested that the applicant prepare a letter to outline his position. · Suggested that the Commission proceed this evening with the public hearing. · Said that the Planning Commission can approve, deny or recommend a continuance. Mr. Joe Alkakos said that he was unaware that the Director was required to make a recommendation to the Commission and that he felt staff support of his project is an important component. Chair Hernandez: · Reiterated that there are a couple of options. · Suggested that the Commission consider this application tonight and hear input from the Commission. · Said that a continuance is possible to allow any necessary changes to be made. · Asked Mr. Joe Alkakos which option he prefers. Mr. Joe Alkakos said that he is willing to hear the suggestions from the Commission. Commissioner Gibbons: Planning Commission Minutes of February 25, 2003 Page 4 · Advised that she was at the SARC meeting and apologized for any misunderstanding of the process. · Said that she understood that staff did not have to provide a recommendation to SARC and that SARC did not have to provide a recommendation to the Planning Commission but could also understand why the applicant was confused. · Said that there is an opportunity here to work things through so that the applicant would not be required to reapply. · Agreed that the applicant has tried to work with the City on his project. Mr. Joe Alkakos distributed a document signed by two of his neighbors who support his proposal. Said that the neighbor at 1418 Abbott is the one with concerns. Commissioner Francois: · Pointed out the recommendation from the City's Architectural Advisor that was contained in the staff report and that suggests modifications to the floor plan and design to simplify the roofline and to use a consistent mix of architectural features. · Asked Mr. Joe Alkakos if he has any opposition to the recommendations of the Architectural Advisor. Mr. Joe Alkakos: · Replied yes. · Pointed out that the shape of his lot is odd and that he has tried to fit a house onto that odd- shaped lot. · Said that there are three circa 1950 homes in the nearby area as well as other newer homes. · Said that the property was originally going to cost him $300,000 but ultimately cost him $530,000 as the result of several changes required to create a legal lot. Commissioner Francois said that the only issue is architectural compatibility. Chair Hemandez: · Cautioned that staff is still looking for substantial changes. · Asked whether Mr. Joe Alkakos is interested in trying to achieve that change by requesting a continuance of whether this proposed design is the only house that Mr. Joe Alkakos is interested in building on this lot. Mr. Joe Alkakos: · Said that he did not care, he simply wants to move his family onto this property. · Displayed a fax he had received from staff with a sample design and stated that he had worked using that sample elevation to plan his own home. · Said he is confused since his proposal is close to what that sample drawing depicted. · Reiterated that he wants to construct a home for him, his sister and his mother. Mr. Michael Banks, 1418 Abbott Avenue, Campbell: · Said that a copy of his correspondence has been provided to the Commissioners. · Stated that his issue is the subject of easements and restrictions imposed when this lot was created. Planning Commission Minutes of February 25, 2003 Page 5 · Added that one key issue for him is the number of structures allowed. · Said that only one structure, or one structure with a detached garage is permitted. · Said that there is an easement from the applicant's property to his property and that the proposed driveway appears to violate that easement. · Stated that staff has made him aware that enforcement of easements are a civil issue. · Informed that he contacted the project architect last week. · Urged the Commission to reject this proposal. · Stated that the easement issues have to be addressed. Chair Hernandez closed the Public Hearing for Agenda Item No. 1. Commissioner Francois said that he was not opposed to a continuance as long as the applicant is willing to cooperate with the requested modifications. Commissioner Rocha agreed and said that it appears more information is needed. Commissioner Alderete: · Expressed support for a continuance. · Questioned how this project got to this point (Planning Commission meeting) in this condition. · Said that he has done a couple of hours of research to prepare for tonight's hearing but that he is willing to support the continuance. · Stated that it appears a key issue is the complexity of the roof and questioned who sees the roof and why it makes a difference. Director Sharon Fierro: · Replied that the complex roofline reflects what is going on with the building itself. · Reminded that the STANP calls for simple forms. · Added that the elevation provided does not clearly depict the complexity of this building. Commissioner Gibbons: · Declared that this was a very difficult project to work through. · Said that she is relieved to see a continuance occur. · Stated the importance of making it clear to the applicant where the design needs to go. · Said that one of the reasons for the confusion is the complexity and the fact that there are numerous elevations to this home. The mass is so large and the roofs intersect in a way that is complex. · Added that it is difficult to imagine what it will really look like and that the drawing provided is a simplification of what is proposed and is incomplete. · Advised that the applicant had wanted to come forward to the Planning Commission with his proposal as they had a plan they wanted to pursue. · Added that the plan is a difficult one to offer critique and input upon. · Said that an effort has been made to keep the front of the home parallel to the street. · Stated that the lot is buildable in a rectangular configuration. · Said that it was not up to staff and/or SARC to tell the applicant to start from scratch as this is what they wanted. Planning Commission Minutes of February 25, 2003 Page 6 · Said that there are ways to solve the problems with the design but that they are substantive and that the applicant had asked to come forward to the Planning Commission with his plan. · Added that the comments from the Architectural Advisor show what we want to see. Commissioner Alderete: · Pointed out that the Architectural Advisor states that this is a "very difficult project due to the odd shaped lot." · Said that he did not realize that the front elevation provided does not show the whole front elevation. · Said that this project is required to meet all of the metrics and dimensions and that it appears to meet the dimensional requirements. · Said that he does not see the proposed home as detracting from the property. · Said that the larger question appears to be whether it is still compatible with the neighborhood overall. Chair Hernandez reopened the Public Heating for Agenda Item No. 1 Mr. Saher Yassa, Project Architect: · Informed that they have spent a year working on this project. · Pointed out that if they build on a square, their buildable area is too small and therefore it does not make sense to build on a square. Ms. Meg Stein, Representative, San Tomas Neighborhood Association: · Said that staff planner, Stephanie Willsey, attended a meeting with the San Tomas Neighborhood Association to discuss this project. · Said that the question is not how this project fits on the property but rather how it fits into the overall neighborhood. · Said that their group did not feel that it meets the requirements of the STANP and does not keep up with the area architecturally speaking. · Stated that when looking at the property one sees more than the front elevation but also the angle. · Declared that the proposal just does not look right. · Advised that the San Tomas Neighborhood Association sent in a letter. Commissioner Alderete: · Thanked Ms. Stein for her comments. · Said that one problem with the building is the shape of the lot. · Said that he does not see other lots that shape in the neighborhood. · Asked how different an architectural style the area is willing to accept. Chair Hernandez reclosed the Public Heating for Agenda Item No. 1. Commissioner Doorley: · Said that it appears consensus has been reached for a continuance. · Suggested that clear direction be provided. Planning Commission Minutes of February 25, 2003 Page 7 · Asked how long the continuance should be. Chair Hemandez: · Stated that the Commission owes the applicant sufficient guidelines. · Agreed that some necessary information is missing. · Said that the applicant needs to take a hard look at the staff report and Architectural Advisor's comments. Motion: Upon motion of Commissioner Francois, seconded by Commissioner Alderete, the Planning Commission continued consideration of a Site and Architectural Review Permit (PLN2002-102) to allow the construction of a new single-family residence and Conditional Use Permit (PLN2002-103) to allow a secondary living unit on property owned by Ms. Ferial Hanna located at 1400 Abbott Avenue, to a date uncertain, by the following roll call vote: AYES: Alderete, Doorley, Francois, Gibbons, Hernandez and Rocha NOES: None ABSENT: Jones ABSTAIN: None Mr. Saher Yassa, Project Architect, stated that they have already worked with staff extensively. Director Sharon Fierro: · Offered to submit his revised plans directly to the Site and Committee and to the City's Architectural Advisor for comment. Architectural Review MISCELLANEOUS Chair Hernandez announced that staff is recommending cancellation of the next regular meeting as there are no pending items for that meeting. Motion: Upon motion of Commissioner Doorley, seconded by Commissioner Gibbons, the Planning Commission cancelled the Planning Commission meeting for March 11, 2003. (6-0-1; Commissioner Jones was absent) REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR The written report of Ms. Sharon Fierro, Community Development Director, was accepted as presented with the following additions: · Advised that things are currently a bit slow as both a function of the season and the economy hence the need to cancel the next meeting. · Reminded the Commissioners of the pending League of California Cities Conference from March 20 through March 22, 2003, in San Diego. Planning Commission Minutes of February 25, 2003 Page 8 ADJOURNMENT The Planning Commission meeting adjourned at 8:23 p.m. to the next Regular Public Hearing on March 25, 2003, (the March 11, 2003, meeting has been cancelled) in the Council Chambers, City Hall, 70 North First Street, Campbell, Californ~ SUBMITTED BY: oChB"fi~nnn~A. Shinn, Record~y APPROVED BY: ~~~~~~ ~-~._... ATTEST: Joseph q-Iemande~~, Chair Sharon F~erro, Secretary