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PC Min - 03/27/2007 CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY MARCH 27, 2007 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of March 27, 2007, was called to order at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chair Rocha and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chair: Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Michael Rocha Bob Roseberry Bob Alderete George Doorley Mark Ebner Elizabeth Gibbons Commissioners Absent: Commissioner: Tom Francois Staff Present: Senior Planner: Associate Planner: Planner II: City Attorney: Recording Secretary: Jackie C. Young Lind Tim J. Haley Kimberly Brosseau William Seligmann Corinne A. Shinn APPROVAL OF MINUTES Motion: Upon motion of Commissioner Coorley, seconded by Commissioner Gibbons, the Planning Commission minutes of the meeting of March 13, 2007, were approved. (6-0-1 ; Commissioner Francois was absent) COMMUNICATIONS 1. Memo with revised plan sheet for Agenda Item No.2 - Campbell Planning Commission Minutes for March 27, 2007 Page 2 AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda modifications or postponements. ORAL REQUESTS There were no oral requests. *** PUBLIC HEARINGS Chair Rocha read Agenda Item No. 1 into the record as follows: 1. CIP2008-2014 Staff Public Hearing to consider the City of Campbell's 2008-2014 Capital Improvement Plan for citywide projects. These projects are Categorically Exempt. Tentative City Council Meeting Date: May 15, 2007. Project Planner: Tim J. Haley, Associate Planner Mr. Tim J. Haley, Associate Planner, presented "the staff report as follows: . Reminded that each year the City prepares a Capitol Improvement Plan for the acquisition and/or maintenance of publicly owned property, including the Community Center, City Hall and parks. Any project costing more than $25,000 is included in the CIP. Projects costing less than $25,000 are included in the City's Operating Budget for the respective Department. . Described this year's maintenance projects from the CIP as including maintenance of streets and parks. One project, the expansion of the off-ramp from Highway 17 was previously evaluated with the environmental analysis done for the Kohl's development. . Recommended that the Commission find the CIP to be consistent with the City's General Plan and to be exempt under CEQA, with the exception of the one project previously analyzed. Chair Rocha opened the Public Hearing for Agenda Item No.1. Chair Rocha closed the Public Hearing for Agenda Item No.1. Motion: Upon motion of Commissioner Doorley, seconded by Commissioner Alderete, the Planning Commission adopted Resolution No. 3801 finding the City of Campbell's 2008-2014 Capital Improvement Plan for citywide projects to be consistent with the City's General Plan and Categorically Exempt under CEQA, except for the off-ramp to Highway 17 that received Campbell Planning Commission Minutes for March 27, 2007 Page 3 environmental review with the development of the Kohl's project, by the following roll call vote: AYES: Alderete, Doorley, Ebner, Gibbons, Rocha and Roseberry None Francois None NOES: ABSENT: ABSTAIN: Chair Rocha advised that this item would be considered by Council at its meeting of May 15, 2007. *** Chair Rocha read Agenda Item No.2 into the record as follows: 2. PLN2007 -17 Schmierer, L. Public Hearing to consider the application of Mr. Larry Schmierer for a Site and Architectural Review Permit (PLN2007-17) to allow the placement of a single-family residence on property owned by Mr. Larry Schmierer located at 973 Crockett Avenue in an R-1-6 (Single Family Residential) Zoning District in the San Tomas Area Neighborhood. Staff is recommending that this project be deemed Categorically Exempt under CEQA. Planning Commission action final unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Kimberly Brosseau, Planner /I Ms. Kimberly Brosseau, Planner II, presented the staff report as follows: · Advised that the applicant is seeking Site and Architectural Review Permit approval to allow the construction of a new single-story single-family residence on a flag lot that is located to the rear of an existing single-family residence at 975 Crockett Avenue. · Stated that the proposal conforms to R-1-6 regulations and the General Plan land use designation of Low-Density Residential. It falls under the requirements of the San Tomas Area Neighborhood Plan. · Explained that the original proposal was found to lack articulation. It was submitted for an Administrative Site and Architectural Review but the Community Development Director elected to have it reviewed by SARC and the Planning Commission instead. · Reported that SARC reviewed the proposal at its meeting of March 13th. SARC suggested that clearstory windows be incorporated in the front and rear elevations and that 16-inch overhang be included. · Stated that the applicant has since incorporated those elements into the project. · Said that the project is Categorically Exempt under CEQA. Campbell Planning Commission Minutes for March 27, 2007 Page 4 . Recommended approval of a Resolution approving this Site and Architectural Review Permit as modified with the clearstory windows on both the front and rear elevation. Commissioner Roseberry presented the Site and Architectural Review Committee report as follows: . Said that SARC met and reviewed this proposal on March 13, 2007, at which time a lively discussion was held. . Recounted that SARC had talked about this being an eclectic neighborhood. . Said that SARC was concerned about this design although this home will be set back in a flag lot. . Stated that with minor changes, SARC felt this would be fine. The changes (clearstory, larger overhangs, etc.) have been incorporated. . Added that SARC asked staff to verify that the Santa Clara Valley Water District has signed off on this project given that it is adjacent to one of its creeks. . Concluded that the applicant had made the requested changes. Acting Director Jackie C. Young Lind reported that staff confirmed to SARC that SCVWD had signed off with the letter they had provided. Chair Rocha opened the Public Hearing for Agenda Item No.2. Mr. Larry Schmierer, Applicant and Property Owner: . Said he wanted to discuss the requirement for a clearstory window on the rear elevation. . Stated that this clearstory window would effectively destroy the interior lighting of the home in the evening hours. . Asked the Commission to eliminate the rear clearstory window. . Pointed out that since the property is on the creek, no one will see this house from behind. Chair Rocha asked if he is asking for the elimination of Condition 2-A. Commissioner Gibbons cautioned that only the rear clearstory is proposed for elimination and that Condition 2-A covers both the front and rear clearstory. Commissioner Doorley said that he does not see how this rear clearstory kills light. Mr. Larry Schmierer said that it eliminates the ability to hang a chandelier over the dining area. The impacts would be more at night than during the day. Commissioner Ebner asked Mr. Larry Schmierer if his concern is having a personal choice on the placement of light fixtures. Campbell Planning Commission Minutes for March 27, 2007 Page 5 Mr. Larry Schmierer said that he simply would prefer not to have a clearstory on the back elevation. Commissioner Roseberry: · Explained that the reason that clearstory is being requested is to satisfy the requirements of the San Tomas Area Neighborhood Plan guidelines that requires the addition of details on the roof. . Asked Mr. Larry Schmierer if it would be possible to have a dormer to break up the roofline of the back elevation. · Reiterated that there is a need to meet the architectural intentions of the STANP. Mr. Larry Schmierer asked if the clearstory could be a fake one that does not impact the interior of the home. Commissioner Roseberry said that this detail is needed to get away from a broad expanse of room. He asked Mr. Larry Schmierer if this goal can be accomplished with a different type of smaller dormer or some type of visual interest. Mr. Larry Schmierer said that if force to he would have to do it. Acting Director Jackie C. Young Lind: . Reminded that staff had had concerns about the long planes in design not meeting the requirements of the San Tomas Area Neighborhood Plan. . Reported that staff had contacted the manufacturer of this modular home. . Stated that staff learned that it is not a simple matter of adding a dormer. There are some features that are part of their available details such as a clearstory. . Explained that there are different standards of engineering and approval for a manufactured home. There is another type of manufactured home available but it is considerably more expensive. . Said that the applicant had looked into options to achieve articulation and the solution found was to incorporate clearstory windows. Commissioner Alderete said that there is an option to cover the windows when necessary, such as in the evening hours. He asked if that option would solve Mr. Larry Schmierer's concern. He asked if there is another reason, including financial hardship, in not wanting to include the rear clearstory window. Mr. Larry Schmierer said that he also has to have an indoor fire sprinkler system and that this rear clearstory would disturb that installation as it takes a big chunk out of the ceiling area. Campbell Planning Commission Minutes for March 27, 2007 Page 6 Commissioner Alderete asked if that is an area at which there might need to be a sprinkler. Mr. Larry Schmierer replied yes. Commissioner Gibbons: . Said that upon looking at plan sheets A-2 and A-3-0, it does not appear that the clearstory would interfere with the dining area and the ability to place a chandelier over it. . Added that there are ways to reconfigure light fixtures. . Stated that fire sprinklers have a throw distance and asked Commissioner Roseberry for further information about residential fire sprinklers. Commissioner Roseberry said that he is not an expert but that generally one sprinkler head is located in the middle of a room. Commissioner Gibbons said that it really doesn't appear to be much of a challenge but that changes can impact a manufactured home. She added that it doesn't make a difference one way or the other. Ms. Rachael Schmierer, 975 Crockett Avenue: . Said that she has a problem with the inclusion of a clearstory at the back of the house. . Said that she simply does not like it because it creates a big hole in the ceiling area. . Suggested that if a clearstory is absolutely necessary that they be allowed to install a fake one to prevent the impacts on the interior ceiling. Mr. Dennis Chan, Neighbor on Crockett Avenue: . Said that since the back faces the creek there are likely not visual impacts on others with that elevation as there is no one to look at it. . Asked for an explanation of being Categorically Exempt under CEOA. Acting Director Jackie C. Young Lind: . Explained that CEQA stands for California Environmental Quality Act and looks at potential environmental impacts. . Said that since this is a legally created single-family lot with one single-family residence proposed for it, it is Categorically Exempt from any further environmental review. Mr. Dennis Chen asked about environmental impacts such as drainage. Acting Director Jackie C. Young Lind: . Assured Mr. Dennis Chen that the City still looks at how the structure is constructed. There are building inspections, grading inspections as well as a Campbell Planning Commission Minutes for March 27, 2007 Page 7 review by the Santa Clara Valley Water District for impacts on the adjacent creek. . Stated that being Categorically Exempt under CEQA does not mean that the project is not regulated. It simply means that no Initial Study or Environmental Impact Report. . Reminded that this is an existing lot and that construction of a home itself on that lot is what is being considered this evening. Commissioner Gibbons suggested that Mr. Dennis Chen take a look at the staff report's Attachment #2 (Conditions of Approval) for an understanding of all the requirements this applicant will have to meet. Chair Rocha closed the Public Hearing for Agenda Item No.2. Commissioner Ebner: . Said that the appearance of a structure is a matter of personal taste. One neighbor has said that it would not be visible. . Stated that he thinks this home's rear elevation looks like a box car. . Suggested that perhaps a dummy clearstory could be used to break up that elevation. Commissioner Alderete: . Said that he is supportive of the SARC recommendation as it makes sense to meet the requirements of the San Tomas Area Neighborhood Plan. . Stated that he can also empathize with the Schmierers' preferences for their home. . Agreed that it is inherent in this particular type of home that there are limitations on the design changes possible. . Added that the clearstory helps meet the ST ANP requirements. Commissioner Gibbons: . Said that while the Commission is responsible to meet the ST ANP guidelines, this is such a modest home. . Added that she would need to think about how she would vote. Commissioner Doorley: . Agreed that this add on creates additional cost for the applicant. . Stated that there must be a balance between the requirements for articulation and the desires of the applicant. . Said that having less of a shoebox look is the intent of the STANP. . Reminded that there is an option for a more articulated structure but at a much higher cost. . Stated that this requirement for a clearstory on both the front and rear elevations is a minimum compromise to balance the STANP and the desires of the applicant. Campbell Planning Commission Minutes for March 27, 2007 Page 8 Chair Rocha: . Expressed agreement with the comments of Commissioner Doorley that this is a minimal compromise. . Said that the revised elevation with the clearstory is more attractive than the original without that clearstory. . Added that although not many would see the rear elevation, the STANP must be upheld. . Stated that he would support the SARC recommendation. Motion: Upon motion of Commissioner Roseberry, seconded by Commissioner Doorley, the Planning Commission adopted Resolution No. 3802 approving a Site and Architectural Review Permit (PLN2007-17) to allow the placement of a single-family residence on property owned by Mr. Larry Schmierer located at 973 Crockett Avenue, by the following roll call vote: AYES: Alderete, Doorley, Ebner, Gibbons, Rocha and Roseberry None Francois None NOES: ABSENT: ABSTAIN: Chair Rocha advised that this action is final unless appealed in 10 calendar days. *** REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR The written report of Ms. Jackie C. Young Lind, Acting Community Development Director, was accepted as presented with the following additions: . Reported that Council held a Study Session on March 20th at which an Underground Utility Program was discussion. Winchester is the next major street to be considered. . Said that Council approved an Underground Utility Waiver for the project at 2135-2145 S. Winchester, contingent on the applicant entering into a deferred agreement. . Advised that a feasibility study would be conducted on the subject of relocating the Campbell Historical Museum but in a larger context. . Informed that the next Planning Commission agenda for April 10, 20071, has one item. That item may end up being continued as a result of this evening's SARC review since SARC had concerns with the proposal. Campbell Planning Commission Minutes for March 27, 2007 Page 9 ADJOURNMENT The Planning Commission meeting adjourned at 8:17 p.m. to the next Regular Planning Commission Meeting of April 1 0, 2007. SUBMITTED BY: Co~illing Secretary APPROVED BY: II jM ~ Michael Rocha, Chair ATTEST: