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PC Min 06/24/2003CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY JUNE 24, 2003 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of June 24, 2003, was called to order at 7:00 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Acting Chair Doorley and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Commissioner: George Doorley Bob Alderete Elizabeth Gibbons Tom Francois Brad Jones Michael Rocha Commissioners Absent: Chair: Joseph D. Hernandez Staff Present: Community Development Director: Senior Planner: Associate Planner: Planner I: City Attorney: Reporting Secretary: Sharon Fierro Geoff I. Bradley Tim J. Haley Melinda Denis William Seligmann Corinne A. Shinn APPROVAL OF MINUTES Motion: On motion of Commissioner Francois, seconded by Commissioner Jones, the Planning Commission minutes of June 10, 2003, were approved as submitted. (6-0-1; Chair Hernandez was absent) COMMUNICATIONS There were no Communications Items. AGENDA MODIFICATIONS OR POSTPONEMENTS There were no Modifications or Postponements. Planning Commission Minutes of June 24, 2003 Page 2 ORAL REQUESTS There were no Oral Requests. PUBLIC HEARING Acting Chair Doorley read Agenda Item No. 1 into the record. PLN2002-146/ PLN2002-147/ PLN2003-42 Ring, P. Continued Public Heating (from the Planning Commission meeting of June 10, 2003) to consider the application of Mr. Paul Ring, on behalf of Regis Homes of Northern California, Inc., for a Planned Development Permit (PLN2002-146) to allow the development of 24 residential condominium units, a Tentative Subdivision Map (PLN2002-147) and a Tree Removal Permit (PLN2003-42) to allow the removal of three protected trees on property owned by Water Tower I, LLC, located at 300 Orchard City Drive in a C/P- D (Condominium/Planned Development) Zoning District. Staff is recommending adoption of a Mitigated Negative Declaration for this project. Tentative City Council Meeting Date: July 1, 2003. Project Planner: Stephanie Willsey, Planner I. Mr. Geoff I. Bradley, Senior Planner, presented the staff report as follows: · Advised that the Water Tower Plaza, used from 1892 to 1909 by the Sunsweet Growers Association, was a 20,000 square foot building that was heavily damaged by the 1989 Loma Prieta earthquake and subsequently demolished. The site is on the Historic Resources Inventory. · Reminded that the Planning Commission reviewed and City Council approved a 21-unit residential loft project that is still valid but was not constructed. · Compared the two projects. The old project consisted of 21 units while the new project includes 24 units. This project will have four BMR units, including one very low-income unit. The previous project included basement parking and the parking for the current project is at grade, as the basement parking was found not to be economically feasible. Said that the project will include 48 parking spaces. Stated that the Planning Commission held a Study Session on June 9th to review this proposal. Described the surrounding uses as being offices to the north and east, public parking to the south and single-family residential to the west. Said that the project is consistent with the General Plan and Zoning designations and that the project received a density bonus for including one very-low income unit for a total density of 33.66 units per gross acre. Outlined some of the General Plan and Housing Element policies and strategies that support this proposal. They include transit-oriented development, high density in and near the Downtown, high quality building materials, the inclusion of art in private development and providing incentives for the creation of affordable housing units. Pointed out that the Downtown Development Plan also encourages residential development and that this proposal is consistent with the Downtown Development Plan. Reminded that there are four affordable units with one being very low income. Planning Commission Minutes of June 24, 2003 Page 3 Said that the Tentative Subdivision will create Parcel 1 and Parcel 2. Parcel 1 will include the office building and Parcel 2 will include 24 air space units and one common lot. · Explained that one Condition of Approval will require that the CC&Rs be approved prior to the recordation of the Final Map. Described the site layout as consisting of 24 condominium units within one four-story building with a common courtyard area. The main pedestrian access will be from Hyde Park. An exhibit corridor will be included. Vehicular access will be from a driveway north of the existing parking structure. The architecture includes varied roof heights from 49 to 51 feet high. Two parking spaces will be assigned to each unit. · Said that an intern conducted a parking survey in 2002 for four higher density residential developments, including Canyon Creek, Gateway, Summerhill and Orchard Oak, the results of which supports the proposed provision of two spaces per unit. · Said that the City's Traffic Engineer has estimated 11 additional trips for the a.m. peak hour and 13 additional trips for the p.m. peak hour. There are 400 existing trips per day in the area so this is considered to be in insignificant addition. · Said that 500 square feet of open space per unit is provided and that three protected trees are proposed for removal within the private property and that they would be replaced with significant replacement trees. · Advised that there are proposed improvements to Hyde Park as part of this development and that the Parks and Recreation Commission reviewed the proposal at two meetings held on May 7 and June 4, 2003. A P&R subcommittee met on site and were unsupportive of tree removal on the Park. As a Condition of Approval, the developer will work with the Parks and Recreation Commission on this issue. · Said that the Historic Preservation Board reviewed this proposal at its April meeting and was supportive with their suggestions for improvements to the exterior architecture being included into the proposal. · Said that the Site and Architectural Review Committee reviewed the project on May 27 and June 10, 2003. · Recommended forwarding a recommendation to adopt a Mitigated Negative Declaration for this project and to adopt Resolutions to recommend approval of the Planned Development, Tentative Subdivision and Tree Removal Permit for this project. Commissioner Gibbons presented the Site and Architectural Review Committee report as follows: · SARC reviewed this project on both May 27th and June l0th. · Said that on May 27th, SARC recommending that a Study Session of the Planning Commission be held prior to the Public Heating. That Study Session was held on June 9th. · Advised that at its meeting held on June l0th, SARC was supportive of the proposal with the following changes: an alternative masonry base treatment, painting the galvanized metal flashing to match the stucco, dedication a parking space as accessible and modifying the driveway. Acting Chair Doorley opened the Public Heating for Agenda Item No. 1. Mr. Todd Regonini, Representative, Regis Homes: · Introduced his team to the Commission. Planning Commission Minutes of June 24, 2003 Page 4 · Commended staff on the report and thanked the Planning Commission for the opportunity to have a Study Session on this proposal as it was helpful and provided a good way to get across issues with the design. · Stated that they are very excited about this project that provides 24 opportunities for housing ownership, including four BMR units. · Said that this infill opportunity has been carefully crafted and that they have tried to outline responses to pedestrian and street frontage issues. · Said he would be available for any questions and thanked the Commission for its consideration. Acting Chair Doorley closed the Public Hearing for Agenda Item No. 1. Commissioner Gibbons asked about the substitute material for the base treatment. Senior Planner Geoff I. Bradley pointed out that displayed sample board and said that the Downtown Parking Garage offers a good example of what is proposed although in a different color. Commissioner Gibbons asked if additional brick is proposed. Senior Planner Geoff I. Bradley replied no. Commissioner Gibbons: · Stated that this is a challenging project for her. · Said that it is both a nice and a quality project but that she has concerns over the podium parking area. · Described this is a large high-density project and if such a density is desired, this is an excellent place to have it. · Stressed that parking and the driveway configuration are both concerns. · Pointed out that it is a key indicator that if parking is tight, the project itself is tight. · Said that she is able to accept the proposed mass but that parking is problematic, especially with no handicapped parking proposed. · Said that she struggles with no permanent disabled accessible parking. Commissioner Francois asked why there is none. Senior Planner Geoff I. Bradley: · Replied that for the 24-unit project, 48 spaces are provided. That results in two spaces per unit. · Reminded that the original plan had one space per unit. · Said that while two spaces could be converted into one handicapped space, the project could not then allocate two spaces per unit. · Said that four of the spaces could be adaptable to handicapped and if a purchaser requires accommodation, the parking could be adapted. Commissioner Gibbons agreed that the applicant worked hard to find a solution. Planning Commission Minutes of June 24, 2003 Page 5 Acting Chair Doorley advised that he had zero flexibility about not having two assigned parking spaces per unit. Commissioner Francois asked for clarification that some flexibility to provide handicapped parking is possible if necessary to accommodate a resident. Senior Planner Geoff I. Bradley replied correct. Acting Chair Doorley said that while the street presence issue is still a concern, on balance this compromise works well. Commissioner Francois: · Stated that compared to the previous Loft project, this project is well done. · Said he has no problem with the density issue and that this is a nice project. · Said that the street elevation is very attractive. Motion: Upon motion of Commissioner Francois, seconded by Doorley, the Planning Commission took the following action: 1. Commissioner Adopted Resolution No. 3503 recommending adoption of a Mitigated Negative Declaration; 2. Adopted Resolution No. 3504 recommending approval of a Planned Development Permit (PLN2002-146) to allow the development of 24 residential condominium units; 3. Adopted Resolution No. 3505 recommending approval of a Tentative Subdivision Map (PLN2002-147) to create 24 condominium units and one common lot; and 4. Adopted Resolution No. 3506 recommending approval of a Tree Removal Permit (PLN2003-42) to allow the removal of three protected trees on property owned by Water Tower I, LLC, located at 300 Orchard City Drive by the following roll call vote: AYES: Alderete, Doorley, Francois, Gibbons, Jones and Rocha NOES: None ABSENT: Hernandez ABSTAIN: None Senior Planner Geoff I. Bradley clarified that this item would go to Council on July 15th for final action. Acting Chair Doorley read Agenda Item No. 2 into the record. Planning Commission Minutes of June 24, 2003 Page 6 2. PLN2003-51 Rockhold, M. Public Heating to consider the application of Mr. Michael Rockhold, on behalf of Robert Dubcich and Vivian Bracher, for approval of a Reinstatement/Extension of Approval (PLN2003-51) of a previously approved Planned Development Permit to allow the construction of six townhomes on property owned by Robert Dubcich and Vivian Bracher located at 206 Shelley Avenue in a P- D (Planned Development) Zoning District. A Mitigated Negative Declaration was previously adopted for this project. Tentative City Council Meeting Date: July 15, 2003. 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 the Reinstatement and Extension of Approval for a Planned Development Permit to allow a six-unit townhome development. The Planning Commission and City Council previously granted this approval but the approval expired in August 2002. The Tentative Subdivision was also approved and is valid for an additional 10 months. · Recommended that the Planning Commissioner forward a recommendation to City Council to grant the Reinstatement/Extension of Approval of this Planned Development Permit. · Added that the project was previously found to be consistent with the General Plan and that a Negative Declaration was also previously approved. Commissioner Gibbons presented the Site and Architectural Review Committee report as follows: · SARC reviewed this project on June 10, 2003, and was supportive. Acting Chair Doorley opened the Public Heating for Agenda Item No. 2. Mr. Michael Rockhold, Applicant: · Said that he was available for any questions. Acting Chair Doorley closed the Public Hearing for Agenda Item No. 2. Motion: Upon motion of Commissioner Francois, seconded by Commissioner Gibbons, the Planning Commission adopted Resolution No. 3507 recommending approval of a Reinstatement/Extension of Approval (PLN2003-51) of a previously approved Planned Development Permit to allow the construction of six townhomes on property owned by Robert Dubcich and Vivian Bracher located at 206 Shelley Avenue, by the following roll call vote: AYES: Alderete, Doorley, Francois, Gibbons, Jones and Rocha NOES: None ABSENT: Hernandez ABSTAIN: None Planning Commission Minutes of June 24, 2003 Page 7 Acting Chair Doorley read Agenda Item No. 3 into the record. 3. PLN2003-63 Garza/Bendik Public Heating to consider the application of Mr. Daniel Garza and Ms. Helva Bendik for a Modification (PLN2003-63) to a previously approved Conditional Use Permit to allow office or retail uses in a commercial building previously approved as offices on property owner by Mr. Daniel Garza and Ms. Helva Bendik located at 2265 S. Winchester Boulevard in a P-D (Planned Development) Zoning District. Staff is recommending that this project be deemed Categorically Exempt under CEQA. Planning Commission decision final in 10 calendar days, unless appealed in writing to the City Clerk. 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 Modification to a Use Permit to allow retail and/or office uses within an existing commercial building. · Explained that in 1975, a Use Permit was granted to allow the conversion of a residence into office uses. · Said that at this time, the applicant is seeking further expansion of permitted uses to include retail. · Advised that the site is an adequately parked site for both retail and office uses. · Said that added requirements include the addition of landscaping along the street frontage, the screening of the trash enclosure and the screening of the air-conditioning unit. · Stated that the project is consistent with the Zoning and General Plan for the site and that no changes are proposed to the architecture of the building. · Recommended adoption of a Resolution approving this Modification to a Use Permit. Commissioner Doofley presented the Site and Architectural Review Committee report as follows: · SARC reviewed this project on June l0th and was supportive with the conditions that the planting areas be refurbished, that the air-conditioning unit be relocated and screened and that the trash enclosure be screened. These improvements should be installed prior to building occupancy and the completion of the tenant improvements. Acting Chair Doorley opened the Public Heating for Agenda Item No. 3. Mr. Daniel Garza and Ms. Helva Bendik, Applicants and Property Owners: · Identified themselves as co-owners of this property. · Wished the Commission a good evening. · Thanked the City for the promptness in the handling of their application. · Assured that they would take care of required conditions and will move ahead to lease their property. Acting Chair Doofley closed the Public Hearing for Agenda Item No. 3. Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Rocha, the Planning Commission adopted Resolution No. 3508 approving a Planning Commission Minutes of June 24, 2003 Page 8 Modification (PLN2003-63) to a previously approved Conditional Use Permit to allow office or retail uses in a commercial building previously approved as offices on property owner by Mr. Daniel Garza and Ms. Helva Bendik located at 2265 S. Winchester Boulevard and found this project to be Categorically Exempt under CEQA, by the following roll call vote: AYES: Alderete, Doorley, Francois, Gibbons, Jones and Rocha NOES: None ABSENT: Hernandez ABSTAIN: None Acting Chair Doorley reminded that this action is final in 10 calendar days unless appealed in writing to the City Clerk. MISCELLANEOUS ITEM Acting Chair Doorley read Agenda Item No. 4 into the record. 4. PLN2003-65 Millhollen, G. Heating to consider the application of Mr. Gary Millhollen, on behalf of Equity Office, for a Sign Exception (PLN2003-65) to allow the installation of two new ground signs on property owned by Equity Office located at 1995 S. Bascom Avenue in a C-2-S (General Commercial) Zoning District. Staff is recommending that this project be deemed Categorically Exempt under CEQA. Planning Commission decision final in 10 calendar days, unless appealed in writing to the City Clerk. Project Planner: Melinda Denis, Planner I. Ms. Melinda Denis, Planner I, presented the staff report as follows: · Advised that the applicant is seeking approval of a Sign Exception to allow two ground signs for the Pruneyard Inn, located at the Pruneyard at Campbell and Bascom. The site consists of three office buildings, a parking structure and hotel/retail complex. The Pruneyard Inn is a three-story hotel. · Said that the signage currently identifying this hotel includes one freestanding sign and four wall signs. The four signs on the tower are to be removed and two new ground signs, located on new low walls, will consist of individual bronze letters reading "Pruneyard Inn." The lettering for one sign totals 18 square feet for a total sign area of 36 square feet. · Said that allowable signage under the Sign Ordinance is one wall sign with one square foot allowed for each linear foot of frontage to a maximum of 50 square feet. · Said that on June 12, staff approved a Sign Application to allow one 36 square foot wall sign facing S. Bascom Avenue. Therefore, these additional signs exceed the allowances under the Ordinance. Stated that the hotel is unusually difficult to locate due to the size of the building and the location of the hotel in the center. Planning Commission Minutes of June 24, 2003 Page 9 · Reminded that the extension of Campisi occurred as a result of the construction of Office Tower III. This represents a new entrance to the Pruneyard and is where one of the new signs will be placed. · Said that staff could support the Sign Exception and recommended that the Commission grant this request. Commissioner Gibbons presented the Site and Architectural Review Committee report as follows: · Advised that SARC reviewed this project on June 24th and was supportive, since the signs would meet the requirements of a difficult site. · Stated that they were pleased with the improvements of the hotel as a whole. Motion: Upon motion of Commissioner Francois, seconded by Commissioner Rocha, the Planning Commission adopted Resolution No. 3509 granting a Sign Exception (PLN2003-65) to allow the installation of two new ground signs on property owned by Equity Office located at 1995 S. Bascom Avenue in a C-2-S (General Commercial) Zoning District and found this project to be Categorically Exempt under CEQA, by the following roll call vote: AYES: Alderete, Doorley, Francois, Gibbons, Jones and Rocha NOES: None ABSENT: Hernandez ABSTAIN: None Acting Chair Doorley reminded that this action is final in 10 calendar days unless appealed in writing to the City Clerk. 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 the City Council took second reading on the Hotel Project and approved the Planned Development Permit for the two homes on Mission Way. · Said that the Commission has five items on its next agenda. · Reported that former Commissioner Mel Lindstrom stopped by City Hall and is doing very well in Arizona. · Asked the Commissioners to advise staff in the event that they cannot attend the July 8th meeting to be certain that a quorum of the Commission can be achieved for that meeting. Acting Chair Doorley announced that he would be absent from the July 8, 2003, Planning Commission meeting. ADJOURNMENT The Planning Commission meeting adjourned at 8:17 p.m. to the next Regular Public Heating on July 8, 2003, in the Council Chambers, City Hall, 70 North First Street, Campbell, California. Planning Commission Minutes of June 24, 2003 Page 10 SUBMITTED BY: Corinne A. Shinn, Recording Secretary APPROVED BY: Geo~g~ Doorfey, Acting Chai~~ ATTEST: Sharon Fierro, Secretary