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PC Min - 04/24/2007 CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY APRIL 24, 2007 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of April 24, 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: Commissioner: Commissioner: Commissioner: Commissioner: Commissioner: Michael Rocha Bob Alderete George Doorley (8:15 p.m.) Mark Ebner Tom Francois Elizabeth Gibbons Commissioners Absent: Vice Chair: Bob Roseberry Staff Present: Acting CDD Director: Associate Planner: Planner II: City Attorney: Public Works Director: Redevelopment Manager: City Engineer: Senior Civil Engineer: Traffic Engineer: Recording Secretary: Jackie C. Young Lind Tim J. Haley Kimberly Brosseau William Seligmann Robert Kass Kirk Heinrichs Michelle Quinney Lisa Petersen Matthew Jue Corinne A. Shinn APPROVAL OF MINUTES Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Alderete, the Planning Commission minutes of the meeting of March 27, 2007, were approved. (4-0-2-1; Commissioner Roseberry was absent, Commissioner Doorley arrived after this vote and Commission Francois abstained) Campbell Planning Commission Minutes for April 24, 2007 Page 2 COMMUNICATIONS 1. Elevations for Agenda Item NO.1. 2. Email comments on Agenda Item NO.3. 3. Revised Draft Resolution with corrected date for Item No.3. 4. Email and Traffic Analysis for Agenda Item No.3 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. PLN2007-24 Dariani, R. Public Hearing to consider the application of Mr. Ramin Dariani, on behalf of Dariani Enterprises, Inc., for a Modification (PLN2007-24) to a previously-approved Conditional Use Permit (PLN2005-164) for the remodel of an existing service station to accommodate a car wash, convenience store with beer and wine license and 24- hour operational hours on property owned by Dariani Enterprises, Inc., located at 2855 S. Winchester Boulevard in an C-2-S (General Commercial) Zoning District. 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: 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 Conditional Use Permit to allow the remodel of an existing service station at the corner of Sunnyoaks Avenue and Winchester Boulevard. . Reminded that on March 28, 2006, the Planning Commission approved a remodel for this site that included a convenience market, two-story addition and a pump service island with four dispensers. . Explained that the modifications to the originally approved plan include a single-story grocery story, 24-hour operation, a beer and wine license, fuel dispenser island with five dispensers and a car wash. Campbell Planning Commission Minutes for April 24, 2007 Page 3 . Stated that the site currently includes two service bays, an office and a pumping island. . Describe the General Plan Land Use designation as Commercial. The proposal is consistent with that designation. The Zoning is C-2-S (General Commercial). Some aspects of this project require approval of a Conditional Use Permit including late hours, beer and wine sales, the car wash and grocery market. . Said that the new building is a single-story with Mediterranean-style architecture. Colors include tan stucco and tile wainscoting and a terra cotta entrance roof. There is a zero setback at the rear property line. The adjacent property (a 7-11) also has been built along the property line. . Explained that the Commission can approve the zero setback at the back if additional setbacks are elsewhere on site. . Said that the staff finds the 24-hour operation to be appropriate since the site is not adjacent to residential uses and is located on an arterial street. . Added that the staff is recommending specific operational hours for the proposed self-service car wash. . Said that with the original approval the gas delivery trucks were restricted to specific hours to minimize adverse impacts. . Reported that the applicant is asking that his market be considered a grocery. Since this site is located adjacent to an existing 7-11 convenience market that has a beer and wine license, this market must be found to be a grocery in order for this site to be able to obtain a beer and wine license. If not, two convenience markets cannot be located on adjacent parcels and this business would not be permitted beer and wine sales. . Stated that Campbell Police did not have an issue with this location having a beer and wine license. . Said that the landscaping is similar to that on the previous proposal. . Recommended the adoption of a Resolution approving this Conditional Use Permit either as a convenience store without beer and wine sales or as a grocery with beer and wine sales. Commissioner Francois asked staff if the store at the Rotten Robbie Service Station at Central and Hamilton Avenues is considered to be a convenience market or grocery. Planner Tim J. Haley replied a convenience market. Commissioner Francois asked if there are alcohol sales at that Rotten Robbie. Planner Tim J. Haley replied that he was not sure. Commissioner Alderete asked about the proposed architectural details being included on the canopy, including roofing tile on the mansard roof. Campbell Planning Commission Minutes for April 24, 2007 Page 4 Planner Tim J. Haley advised that there would be a cornice and stucco on the canopy. The applicant did not feel he could incorporate the same Spanish barrel tile used on the building on the canopy because the height would have to be increased substantially to accommodate that tile, which would cause the canopy to overwhelm the building. He chose the cornice and stucco treatment instead. Commissioner Gibbons asked if there is a rendering with this canopy. Planner Tim J. Haley said that a perspective was distributed this evening as a desk item. It is fairly square in shape with a small cornice at the top. Commissioner Alderete asked if the Municipal Code defined a convenience store versus a grocery store. Planner Tim J. Haley replied yes and advised that both definitions have been included in the staff report. Acting Director Jackie C. Young Lind directed the Commissioners to page 4 of the report. Commissioner Alderete asked why there is still a question. What is not clear? Planner Tim J. Haley replied that there are many similar products in a corner market versus a convenience store. The major distinction is the inclusion of fresh food products, also known as daily products, that include fruit, vegetables and fresh meat. Commissioner Francois provided the Site and Architectural Review Committee report as follows: . SARC reviewed this proposal at its meeting of April 10, 2007. . Added that SARC was supportive with changes and additions to the plan. o Said that the building was to be reduced from to 2,100 square feet so that the provided parking is consistent at a ratio of 1 :200. o Said that SARC suggested a revised elevation of the canopy structure and that the canopy utilizes the same materials as the main building. o Requested that decorative bollards be incorporated as well as a low screen wall. o Asked the applicant to provide a detailed landscaping plan with plant types and sizes. . Advised that all the above requests have been addressed in the conditions of approval. Chair Rocha opened the Public Hearing for Agenda Item No.1. Chair Rocha closed the Public Hearing for Agenda Item No.1. Campbell Planning Commission Minutes for April 24, 2007 Page 5 Commissioner Francois: · Said that making the distinction between a convenience market and grocery bothers him. . Added that he has no problem with beer and wine sales. · Stated that he finds this to be a good project and that noise and light issues have been addressed. Commissioner Ebner said that he has the same concerns. He asked if there would be a problem with the existing Rotten Robbie if this use were to be denied because it is not a grocery. Is that Rotten Robbie even selling liquor? City Attorney William Seligmann said that the Rotten Robbie convenience store is currently a legal non-conforming use. Commissioner Gibbons said that the plans don't reflect the parking required in the conditions of approval. Planner Tim J. Haley advised that there is one less parking space than the ratio requires. Commissioner Gibbons asked about the revised submittal following SARC's review. The conditions are not reflected. Planner Tim J. Haley said that this is a fairly minor item. The plans reviewed by SARC were for a 2,400 square foot building. SARC reduced that by 300 square feet to 2,100 square feet. Commissioner Gibbons asked if the project now complies. Planner Tim J. Haley said yes. Staff needs to see the detailed landscaping plan, lighting details and signage. The canopy is fairly preliminary in design. Commissioner Gibbons reminded that when this project was considered a year ago there was a concern about density with four dispenser stations and now there are five. She added that she is concerned over the idea of a liquor license so close to existing residential. Chair Rocha advised that he lived down Sunnyoaks Avenue for approximately 19 years. He asked if the problem is proximity to another liquor establishment within 500 feet. Planner Tim J. Haley replied yes. If the Planning Commission cannot find this to be a grocery, this site is too close to another liquor establishment (7-11). The 500-foot radius is the criteria and the 7-11 is directly adjacent to this site. Chair Rocha said that he is concerned about the grocery definition. Campbell Planning Commission Minutes for April 24, 2007 Page 6 Commissioner Alderete: . Said that at their meeting, SARC asked the applicant what he intends to sell. . Added that at that time the applicant provided a floor plan for the inside of the store that was more detailed. . Pointed to the applicant's letter (Attachment #3) that says that the applicant has received requests from patrons to sell items such as milk, juice, ice cream, fresh vegetables, fruit, condiments, etc. . Stated that if this store sells those items, they fall within the definition of a grocery store. Commissioner Francois said that he was disappointed that the schematic provided at the SARC meeting was not included in the staff report. It would have helped. Chair Rocha reminded how hard the Commission worked on the issue of circulation when this project was first considered by SARC last year. Commissioner Francois said that there is a delivery schedule and the applicant has said that is not a problem. Commissioner Gibbons reminded that two aspects of circulation were discussed. One was deliveries and the other was drive patterns for trucks. Commissioner Ebner asked what would occur if this market were not to sell fruits and vegetables. Chair Rocha said that it would become an enforcement issue. City Attorney William Seligmann: . Said that if the Commission wants to make the sale of grocery items enforceable, it should be made a condition of approval. . Suggested edits to the findings. o The addition of Finding 11 that states. "The store qualifies as a grocery store as the owner plans to see a sizeable assortment of fresh fruits and vegetables." o Striking Finding 3 from the conclusionary findings. Motion: Upon motion of Commissioner Alderete, seconded by Commissioner Francois, the Planning Commission adopted Resolution No. 3803 granting a Modification (PLN2007-24) to a previously-approved Conditional Use Permit (PLN2005-164) for the remodel of an existing service station to accommodate a car wash, grocery store with beer and wine license and 24-hour operational hours on property owned by Dariani Enterprises, Campbell Planning Commission Minutes for April 24, 2007 Page 7 Inc., located at 2855 S. Winchester Boulevard, by the following roll call vote: AYES: Alderete, Ebner, Francois, Gibbons and Rocha NOES: None ABSENT: Doorley and Roseberry ABSTAIN: None Chair Rocha advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. *** Chair Rocha read Agenda Item NO.2 into the record as follows: 2 PLN2007 -29 American Brands Construction Public Hearing to consider the application of American Brands Construction for a Site and Architectural Review Permit (PLN2007-29) to allow the construction of a new enclosed patio addition of 450 square feet to an existing two-story residence and a floor area ratio greater than .45 on property owned by Mr. Bert Haugen located at 1575 Keith Drive in an R-1-6 (Single-Family Residential) Zoning District. 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: Tim J. Haley, Associate Planner Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: . Advised that the applicant is seeking a Site and Architectural Review Permit to allow the construction of a new enclosed 450 square foot patio addition that brings the total square footage to a .5 FAR. . Said that the site is zoned R-1-6 (Single Family Residential). The property is located within the San Tomas Area Neighborhood Plan area. . Explained that there is a provision in the Zoning Code to allow additions to existing residences up to a .5 FAR based on required findings. . Stated that staff finds that this request complies with those standards and recommends the adoption of a resolution approving this enclosed patio addition and a .5 FAR. Commissioner Francois presented the Site and Architectural Review Committee report as follows: . Advised that SARC reviewed this proposal on April 10, 2007, and was supportive. Chair Rocha opened the Public Hearing for Agenda Item No.2. Campbell Planning Commission Minutes for April 24, 2007 Page 8 Chair Rocha closed the Public Hearing for Agenda Item NO.2. Commissioner Gibbons asked if the square footage is based upon the original permit. Planner Tim J. Haley replied that it is based on the plans. Motion: Upon motion of Commissioner Francois, seconded by Commissioner Ebner, the Planning Commission adopted Resolution No. 3804 approving a Site and Architectural Review Permit (PLN2007 -29) to allow the construction of a new enclosed patio addition of 450 square feet to an existing two- story residence and a floor area ratio greater than .45 on property owned by Mr. Bert Haugen located at 1575 Keith Drive, by the following roll call vote: AYES: Alderete, Ebner, Francois, Gibbons and Rocha NOES: None ABSENT: Doorley and Roseberry ABSTAIN: None Chair Rocha advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. *** Chair Rocha read Agenda Item NO.3 into the record as follows: 3. Staff Public Hearing to consider the City-initiated East Campbell Avenue Master Plan (covering East Campbell Avenue between Union Avenue and the Railroad Tracks) that establishes guidelines and policies for public improvements and private development within the study area. Staff is recommending that this project be deemed Categorically Exempt under CEQA. Tentative City Council Meeting Date: May 15, 2007. Project Engineer: Lisa Petersen, Senior Civil Engineer Ms. Jackie C. Young Lind, Acting Community Development Director, presented the staff report as follows: . Reminded that there were three desk items distributed this evening for this project. They include a memo from the Public Works Director with an attached traffic analysis (that was also emailed), an email from Neil Collins with comments on the plan and a correction to the draft resolution (updating the date). Campbell Planning Commission Minutes for April 24, 2007 Page 9 . Explained that this evening the Commission will conduct its public hearing on the East Campbell Avenue Master Plan. This follows three previously-held community meetings, two Planning Commission Study Sessions and one City Council Study Session. . Added that after this evening the project will go to Council for public hearing on May 15, 2007. . Said that Public Works Director Bob Kass would present the streetscape and public improvements and she would present the development standards. Mr. Bob Kass, Public Works Director: . Reminded that this process began in October of last year and included three community meetings, two Planning Commission Study Sessions and one Council Study Session to reach this evening's public hearing. . Explained that the concept of the East Campbell Avenue Master Plan is the extension and unification of Downtown with the Pruneyard. . Introduced staff and consultants present. Consultants include Terry Bottomly and James Watson. Staff includes Michelle Quinney, City Engineer; Lisa Peterson, Senior Civil Engineer; Matthew Jue, Traffic Engineer; and Kirk Heinrichs, Redevelopment Manager. . Stated that the traffic analysis memo focused on two primary options. . Said that while a two-lane option would be wonderful, its impact on traffic would be great. . Added that the recommendation is for the four-lane option, with two lanes in each direction. . Stated that the current configuration is four-lanes, two-lanes in each direction with a center turn lane. . Reported that the proposal would have two-lanes in both directions with on- street parking and wider sidewalks from the Downtown to Union Avenue. There would be no dedicated left turn pockets. The bulb outs would be extended as would street trees and street lighting. . Said that the potential exists for Foote Avenue to become abandoned at some point with development. . Said that bulb outs could be used for outdoor seating amenities and/or street furniture. Commissioner Doorley arrived at 8:15 p.m. PW Director Bob Kass continued his presentation: . Said that as a result of meetings held, the bulb outs have been increased and the street alignment changed. . Added that simplified and larger bulb outs will slow traffic. This is a future enhancement. . Stated that consideration was given to facilitating and not degrading residents' ability on the north and south side from getting out of their neighborhood. Campbell Planning Commission Minutes for April 24, 2007 Page 10 . Said that staff is now recommending the signalization of Page Street, with a design concept that will result in some sort of integrated intersection between Page and Gilman Avenue. This will allow pedestrian crossing and result in improved park access and would also allow the addition of street parking on Campbell Avenue along the park. . Stated that changes to the Campbell Avenue Bridge over the creek would be considered that still maintains the historic structure, perhaps utilizing a cantilevered portion. . Added that modifications to the under crossing at Highway 17 would be implemented. This under crossing serves as a significant choke point right now between the Downtown and Pruneyard. It is not a comfortable place to walk or ride a bike. The sidewalk will be widened there and more light, openings and artwork installed to enhance the feeling when passing through. . Stated that a gateway element is proposed. . Informed that last week staff met with representatives from CalTrans regarding the potential of doing work in the underpass. The response was exceptionally positive by CalTrans. There are some structural considerations but they are not overwhelming. As a result, this component may be accelerated. . Added that there is some bad news from the meeting with CalTrans. They are not supportive of a gateway structure being located within CalTrans right- of-way. CalTrans has a statewide policy against gateway structures or signs within a CalTrans right-of-way so this feature may not be feasible. Commissioner Alderete: . Said that this plan is so huge. . Expressed his appreciation for the ability to discuss the plan in segments. . Stated that he was grateful for staffs work. . Joked that if CalTrans is unwilling to support gateway signs, why are they so willing to put an outhouse right at the top of the overpass. PW Director Bob Kass said that a CalTrans contractor does that. Commissioner Alderete asked how the intersection at Railway would work if westbound traffic on Campbell wants to go left on Railway. PW Director Bob Kass said that the operation does not change from the current signal phasing. It will not have to impede traffic. Commissioner Alderete said that he had been concerned about that. PW Director Bob Kass cautioned that when the pedestrian crossing is going the two lands on Railway will not be able to go. Campbell Planning Commission Minutes for April 24, 2007 Page 11 Commissioner Alderete said that is would be great to have a crosswalk. He asked if the bridge is included on the Historic Resources Inventory. PW Director Bob Kass replied that it has been identified as historic but is not listed on the HRI, which will result in the need for fewer hoops when it comes to design. Commissioner Alderete asked how the bike lane would work. PW Director Bob Kass said that it would be generous to call it a bike lane. It is more a shared bike and car lane that would be 13-feet wide rather than 10-feet wide. It is not possible to get a full five-foot wide bike lane and still get street parking. Commissioner Alderete asked the width of existing lane 2. PW Director Bob Kass replied between 13 and 14-feet as it varies along the street. Commissioner Alderete asked if the proposed lane width would be the same except for having cars parked along the street. PW Director Bob Kass said that it would not be as accommodating to bikes as he would like to see but it is better than what exists. Commissioner Alderete asked if the Page signal would be the same as Gilman's. PW Director Bob Kass replied that it may need to be split phase. He added that he does not yet know exactly how it will be operated. That will be determined during the signal design process and may involve a programmable signal head. Commissioner Alderete thanked PW Director Bob Kass for the traffic analysis provided and said that it raised questions and answered some. He asked about the three alternatives. PW Director Bob Kass said that there was a theoretical alternative considered whereby 40 percent of traffic could be diverted off Campbell to Hamilton. Commissioner Alderete asked how reducing and/or reverting traffic in such a way is accomplished. PW Director Bob Kass said that it is based on the assumption of driver behavior depending on conditions on Campbell Avenue. He added that this result is not known until the conditions are in place and therefore neither Councilor staff felt comfortable with that alternative. Campbell Planning Commission Minutes for April 24, 2007 Page 12 Commissioner Alderete asked why not make Campbell Avenue into a two-lane road as was raised as meetings. PW Director Bob Kass reiterated that doing so depended upon the expectation of diverting 40 percent of the existing traffic volume which could not be assured. Commissioner Alderete asked if any part of the traffic study took into consideration the added traffic due to an increase in patrons of the new businesses. PW Director Bob Kass replied no, that was not a part of the scope done here. He reminded that traffic analysis would be required with new development applications. An increase in trips equals traffic analysis. Commissioner Alderete stated that the amount of potential traffic should be looked at as part of this plan with mitigations developed now. PW Director Bob Kass: . Said that this plan needs to be balanced between a public improvement focus and how the private development component fits into this. · Advised that there are limitations to creating a public improvement program. · Added that development capacity and impacts must be considered. · Stated that the small size of properties means that there would not be huge numbers of new trips. There is the potential for approximately 170 residential units total in this area. Impacts are best done with individual development proposals. Commissioner Alderete said he agrees that development itself will be managed through the development guidelines. PW Director Bob Kass said that he is hoping that there is consensus regarding the public improvement phase of this plan. Commissioner Alderete raised the question about existing traffic versus Alternative #3 (four-lane). The Level of Service (LOS) is proposed to go down by two steps at Page while the LOS is only expected to go down by one step at Gilman. Mr. James Watson, Traffic Consultant, explained that the ranking for Page Street (from LOS C to LOS E) at East Campbell Avenue does not reflect signalization. Commissioner Alderete asked about folks waiting for light or traffic. Mr. James Watson said that there is currently not a traffic signal at Page. Right now cars must cross two-way traffic. Campbell Planning Commission Minutes for April 24, 2007 Page 13 Commissioner Alderete said that he wanted to make sure questions are answered. He told PW Director Bob Kass that he did a great job. He asked why parking along Gilman (east side) needs to be removed. PW Director Bob Kass assured that no parking on Gilman has been removed and is proposed to remain. Commissioner Doorley asked for clarification that no paint would indicate a bike lane. PW Director Bob Kass agreed and said that it is just a wider lane. To paint a bike lane, that lane needs to be four to five-feet wide. Commissioner Doorley asked how far back the gateway feature would have to be located to be beyond the CalTrans right-of-way. PW Director Bob Kass said that their right-of-way runs up to the apartment building on one side and up to the gazebo at the Pruneyard on the other side. Commissioner Doorley said that a gateway feature is a key thing to him. PW Director Bob Kass said that it is included in the plan but CalTrans is not enthusiastic about it. Commissioner Doorley asked about crosswalks at Gilman and Page PW Director Bob Kass said that a western crosswalk is being added. Commissioner Doorley asked how much crosswalks impede signalization as he worries about human nature to cross from the Gilman side to the other side of Campbell Avenue. PW Director Bob Kass replied that he is not optimistic that a crosswalk can be added there. Commissioner Ebner said that some cities try to discourage traffic coming to certain areas. He asked if four lanes of traffic might encourage more traffic. PW Director Bob Kass pointed out that there are currently already four lanes with left turn bays. The plan will not increase traffic in the Downtown but may result in some diversion of traffic. Commissioner Gibbons: . Complimented staff for listening at the Study Sessions. . Said that the capacity of the Page and Gilman intersection is not identified in th is report. Campbell Planning Commission Minutes for April 24, 2007 Page 14 PW Director Bob Kass said that the signalization would operate better and slow traffic but will not materially change prior conditions. Commissioner Gibbons said that it solves the pedestrian issue nicely. PW Director Bob Kass said that there may be some cueing issues as storage capacity is being lost. Commissioner Gibbons said that the signal may have to change to allow the traffic volume to get through. She asked how bicyclists transition from 13 to 11- foot wide width lanes. PW Director Bob Kass said that there is more bike lane capacity and a shared sidewalk with nine-foot width. Commissioner Gibbons asked if there would be a transition curb cut. PW Director Bob Kass replied correct. Commissioner Gibbons: · Said that the complex part of this plan is the development guidelines. . Stated that it is easy to make assumptions and make a model. · Added that waiting for specific development conditions is after the fact and she can see this as problematic. Chair Rocha called for a short break at 9:05 p.m. Chair Rocha reconvened the meeting at 9:10 p.m. Ms. Jackie C. Young Lind, Acting Community Development Director: · Provided some background on the scope for the project area. . Described the area as consisting of 2,000 lineal feet or approximately one- third of a mile. There are nine properties totaling seven acres on the north side and five properties totaling three acres on the south side. . Added that this will serve as a transitional area between the Downtown core and Pruneyard. The Pruneyard itself is 20 acres. . Reminded that at the last Commission Study Session building heights were discussed and since that time the Onyx project was added. Some specifics are as follows: o The Sonoma Chicken Coop building is 37 feet tall and two stories. The first floor retail height is 14 feet. o The new mixed-use development across the street is 52 feet tall and three stories. The first floor retail height is 20 feet. o The Starbucks building is 36 feet tall and two stories. The first floor retail height is 13 feet. o The Schrader Building (Mirabella's) is 30 feet tall and two stories. Campbell Planning Commission Minutes for April 24, 2007 Page 15 o The Office Building on Civic Center Drive is 27 feet high and two stories. o Pruneyard Tower I is between 150-160 feet tall and 17 stories. o Pruneyard Tower II is 90 feet tall and 10 stories. o Pruneyard Tower III is 55 feet tall and six stories. · Stated that the current zoning in this plan area is P-D (Planned Development) and the underlying General Plan Land Use is Central Commercial. · Added that a P-D Zoning does not have a specific maximum height limitation but rather is based on a case-by-case basis. However, the underlying zoning is looked at. In the C-3 (Central Commercial) Zoning District, the maximum height is 45 feet. The maximum height citywide is 75 feet. . Reported that at the last Study Session the Commission reviewed the draft development guidelines for this project area. Some revisions have been made to the guidelines based upon the Study Session comments. · Stated that the plan provides a transitional corridor from the Downtown Core to the Pruneyard. It proposes mixed use buildings oriented toward the street as well as gateway improvements. The intent is to have this area be compatible but not duplicate the Downtown Core or the Pruneyard. It takes into consideration the adjacencies to residential. · Said that the uses would be those allowed in the C-3 Zoning. It would permit ground floor retail or restaurants with residential or offices above. . Explained that the plan requires that sidewalks necessary to accommodate outdoor seating would become a part of the relationship with the building. . Added that building heights are not to exceed three or four stories. Three to four-story structures can mean different things regarding height. . Maximum heights include varying heights in a wedding cake or tiered form. A massing study would be required. . Stated that the plan seeks to maintain the eclectic rhythms of the Downtown Core but not repeat them. · Said that a revision was requested on the proposed FAR up to 2. . Pointed out that the General Plan states that mixed-use development does not count residential components into the total FAR. . Said that the front setbacks would be zero. There was some discussion of having deeper breaks in the streetscape with larger parcels. Rear setbacks are listed and based upon residential adjacencies behind the parcels. . Stated that side setbacks are zero if no vehicular access way is required. If parking is underground a side yard setback is not required. . Said that pedestrian access is expected to be from the street frontage. . Reiterated that the intent is for buildings that front onto the street with underground parking and a minimum in driveway cuts. Garbage collection and deliveries for retail must be taken into consideration. Parking must be provided on site. · Advised that there is no intention for a shared public garage in this area at this time. . Said that ground level treatments are expected such as display retail, building articulation, storefront details and planters. Larger buildings would be broken Campbell Planning Commission Minutes for April 24, 2007 Page 16 into smaller storefronts with variations in the building plane. Attention to detail such as finish materials, fa<;:ade orientation and lighting will be made. . Stated that corner parcels will have special features such as varied rooflines, parapets, cornices and use high-quality materials. . Added that signs would comply with the Downtown Core Sign Standards. . Cautioned that if the redevelopment of this area is a goal, the City must look closely at building heights due to the need for undergrounding of parking. . Explained that these guidelines will become a part of the Downtown Development Plan, which is an appendix of the General Plan. Commissioner Francois asked for a local example of a development that demonstrates a wedding cake tiered architecture. Acting Director Jackie C. Young Lind said there were some examples in Downtown Mountain View and that she would send some photographs by email. Commissioner Alderete: . Said that Acting Director Jackie C. Young Lind provided a great report with attention to detail and based upon previous sessions. . Said that one item has not changed and that is the potential to still allow four story buildings. . Asked if the 50 foot maximum height would allow for a four-story building. Acting Director Jackie C. Young Lind: . Stated that a maximum height of 50 feet allows for varying heights and requires a massing study. . Added that the need for this height is an economic reality to encourage redevelopment of the area due to the need to provide underground parking. Commissioner Alderete: . Said that massing is one thing but aesthetic appearance, beauty of the area and intensity of uses are other important considerations. . Stressed the need to plan for ways of dealing with these issues in advance. . Said that the economic balance needs to be considered but that he would like to see what that balance is, to see real numbers in order to better understand. Acting Director Jackie C. Young Lind: . Said that the maximum density in the City is 27 units per gross acre. Compared to other communities, that density is low. . Gave the example of the Lloyd Square, which is 1.4 acres and would allow for 39 units. . Reiterated that the provision of on-site parking will drive the design of projects since no plan for a public parking garage in this area is a limiting factor. Campbell Planning Commission Minutes for April 24, 2007 Page 17 Commissioner Alderete asked about rear setbacks. He also asked about the adjacent parcels and whether they are zoned R-1-6. He wanted to know if granny units were possible on those residential parcels. Acting Director Jackie C. Young Lind reminded that the minimum lot size for a granny unit is 10,000 square feet. Commissioner Alderete asked if the residences could construct a second story on their homes. Acting Director Jackie C. Young Lind advised that there is no single-story overlay district in the City that prevents a second-story addition. Commissioner Gibbons thanked Acting Director Jackie C. Young Lind for her presentation that was most helpful. She asked for clarification on the point that a residential component in a mixed-use development is not counted against the allowable FAR. Acting Director Jackie C. Young Lind said that the General Plan states that when considering FAR do not consider the residential portion of a mixed-use project just the commercial portion. Again, parking really drives this. Chair Rocha asked if the reason the residential is not counted against the FAR is due to a shared parking concept. Acting Director Jackie C. Young Lind replied that the intention is to build residential over commercial. Other factors limit what can be developed including height limitations. Chair Rocha opened the Public Hearing for Agenda Item NO.3. Mr. Carl San Miguel, E. Campbell Avenue: . Gave kudos to staff for the great presentation. . Added that he is quite pleased. . Said that height limits and allowable number of stories are important in redeveloping these properties. . Reiterated that parking is a big problem currently and needs to be provided. Surface parking costs approximately $25,000 each space. . Added that a four to five story building is not bad if architecturally appealing and that he would like to see Campbell look at that kind of development. . Applauded Acting Director Jackie C. Young Lind and PW Director Bob Kass. . Stated again that redevelopment requires parking. Mr. Jeff Hofstrand, Hawthorne Ave: . Identified himself as a member of the City's Civic Improvement Commission who is speaking this evening as a private citizen. Campbell Planning Commission Minutes for April 24, 2007 Page 18 · Asked what analysis supports having an intersection at Page over other streets. · Inquired whether a pedestrian-only signal crossing was considered. Ms. Susan Blake, Third Street: · Expressed appreciation for the opportunity to speak this evening. · Said that community meetings and study sessions are important and give people the opportunity to tell their hopes and fears. . Said that at the February 5th Council Study Session many strongly opposed building heights above 45 feet or three to four stories. Mr. Barrie Shilman, Third Street: · Said that having 12 to 16-foot width sidewalks was discussed at meetings. · Said that he is worried about the current definition of sidewalks without specification. · Stated that building heights could create concrete canyons. Mr. Bruce Bowen, Central Avenue: · Stated that a great job has been done on this plan and the ideas offered are really good. · Said that this is a project that will happen but will take some time. . Explained that he owns the Lloyd Square Shopping Center. · Stated that good design is what this is all about and that projects have to make sense financially. · Added that allowing four stories is the driving factor. · Pointed out that Campbell has a very high parking requirement compared to other cities and there should be some flexibility to design in allowing up to four stories. · Suggested allowing design to drive a project and not a concrete number. · Stressed that the sidewalk should be very wide on Campbell Avenue. Ms. Julie W., N. First Street: · Said that she is a representative of the Downtown Campbell Neighborhood Association. . Asked that the City take a look at the lighting at Gilman and Sam Cava due to criminal activities going on there. · Stated that she would love to see a safe and prosperous Downtown. . Said that she has some concerns including parking and traffic flow. · Reported that a recent San Jose Mercury article outlined how distracted drivers present a safety issue. · Said that she would like to see a deeper and more detailed traffic study on the Downtown. · Opined that a pedestrian trigger signal is not safe and she never uses those located on Lincoln Avenue in Willow Glen when she is there with her child. Campbell Planning Commission Minutes for April 24, 2007 Page 19 . Joked that if CalTrans will not allow a gateway sign perhaps they will allow a sign to be placed on their very visible outhouse. Mr. Gene Sandecki, Saratoga Avenue: . Thanked Acting Director Jackie C. Young Lind. . Said that traffic flow has not gone away. . Reported that a traffic study was done 10 years ago and that hard counts are regularly done today. · Suggested that the old traffic study be compared to today's traffic numbers to compare for increases. . Offered the Delirrile site is a good location for a public parking structure. . Pointed out that Campbell is centrally located and serves as a nice nucleus. . Said that this plan is redefining what is wanted as far as building elevations. . Stated that Campbell is unique. . Suggested that buildings don't have to go straight up. They can be tiered back. Mr. Quincy Virgilio, Grace Avenue: . Said that his property was recently annexed into Campbell and expressed his thanks to Council for that. . Said that this is an incredible and fantastic plan and he applauds the changes it will bring to the face of Downtown Campbell. . Stated that a height requirement is an economic issue and urged the City to look at it in that respect. Ms. Julie W., N. First Street: . Stated that if the commuter traffic can be pinched off, that would allow for some diagonal parking on the loop streets. . Suggested a temporary closure in certain areas to test how it goes. Chair Rocha closed the Public Hearing for Agenda Item NO.3. Acting Director Jackie C. Young Lind . Restated the questions raised by the members of the public. . Said that Jeff is asking why the light is proposed at Page specifically. He also wants to know if a pedestrian only crossing light had been considered and how ingress/egress from the side streets would be facilitated. PW Director Bob Kass: . Replied that the light at Page is to provide access to that neighborhood. Concerns were raised by the loss of refuge lanes. This will offer safer ingress and egress. . Added that they did not look at a signal at Poplar. . Stated that they are not including at this time any lighted pedestrian crossings. Campbell Planning Commission Minutes for April 24, 2007 Page 20 Acting Director Jackie C. Young Lind said that one questions was raised about lighting at Dillon and Sam Cava. PW Director Bob Kass said that this is an issue of safety lighting that is out of scope of this study. He added that he has noted the concerns about criminal activities in that area that were mentioned by Julie and will relay those concerns to the Police Department. Commissioner Alderete asked if any financial contribution would be solicited by developers of parcels on this street for the utility undergrounding that has already occurred. PW Director Bob Kass replied no. Commissioner Alderete asked what the cost might be. PW Director Bob Kass reiterated that this undergrounding work is already done on E. Campbell Avenue. He advised that the cost for undergrounding runs approximately $600 per linear foot on Winchester Boulevard based on bids from PG&E and experience San Jose has. Costs depend on the distance that equipment must be placed underground. Commissioner Gibbons asked if there would be one signal serving both Page and Gilman. PW Director Bob Kass replied yes and no. He said that whether they operate as one signal or not needs to be determined during the design process that might be represented as one consolidated signal system. Acting Director Jackie C. Young Lind: . Reminded that Barrie Shilman asked why the specific sidewalk width was stricken from the draft plan. . Explained that the intent is not to diminish the size of sidewalks but rather to remove specificity of dimension in these design guidelines. Sidewalk requirements are part of the plan line for the street. Commissioner Gibbons asked about standard street sidewalks independent of the City sidewalk. She asked if the buildings would have to be set back further to accommodate outdoor seating. PW Director Bob Kass said that with the sidewalk component, the right-of-way available to the City must be determined. He added that 14-feet is the desired width. Campbell Planning Commission Minutes for April 24, 2007 Page 21 Acting Director Jackie C. Young Lind suggested adding wording regarding sidewalks to Section B-2 to read, "including additional width of sidewalk within the development." Commissioner Gibbons opined that having seating in the bulb out does not work very well. Acting Director Jackie C. Young Lind said that varying opinions were raised about building heights. On one hand, there is the desire to maintain views of the hills and retain similar heights to the Downtown buildings. On the other hand, economic realities for redevelopment and the need to provide parking requires the allowance for some building height. Chair Rocha asked about the traffic study mentioned from about 10 years ago. PW Director Bob Kass said that the City has traffic counts going back a number of years. Chair Rocha said that if such a study exists it might be a basis of comparison. PW Director Bob Kass: . Stated that he is not sure of the value of that comparison. . Reiterated that the impact on traffic conditions is about 190 units and 190 additional trips. With the current trip number during peak being 1,100, this increase would be between 10 and 15 percent, which is not a significant decrease in the level of service. . Added that the question becomes, "it does that increase promote the diversion of existing traffic." . Said that it is not that difficult to run calculations. . Reminded that the City would still require traffic analysis for development. . Stated that the balance is in trying to slow down traffic speed and make this area more pedestrian oriented. Commissioner Francois: . Said that great points have been raised by the Planning Commission and members of the public. . Agreed with Bruce Bowen's point about good design. Some design is driven by parking and by profit. . Stressed the need to look at design from an aesthetic standpoint. . Advised that he is having a problem with height and that if height is driven by the need for parking there must be parameters for height. . Stated that he wants to do this right. Commissioner Ebner: . Stated that he concurs and also is concerned about height. Campbell Planning Commission Minutes for April 24, 2007 Page 22 . Said that a maximum allowed height needs to be determined. · Disagreed that development would not occur if height is not allowed. Commissioner Gibbons: . Stated that the presentations this evening were superb. · Advised that she participated at most of the meetings held on this plan and is more than impressed with where we've ended up this evening. . Said that she is very supportive of the PW improvements. . Stated that she is more concerned with the implementation of the design guidelines. . Asked how the plan would be implemented and used. Would it be an appendix to the General Plan? . Stated that she has always felt that the San Tomas Area Neighborhood Plan (ST ANP) offers more concrete things to respond to than does the General Plan. . Asked how much "teeth" this plan would have. Acting Director Jackie C. Young Lind: . Advised that this East Campbell Avenue Master Plan would become an appendix to the General Plan. Area plans included as an appendix to the General Plan are the NOCA, SOCA, Downtown Development Plan and the STANP. . Added that the STANP has specific design review requirements, different setbacks and development standards. Commissioner Gibbons said that she feels the ST ANP has more tangible clout. Will this plan have the same clout? Acting Director Jackie C. Young Lind replied yes. Commissioner Gibbons said that issues remain about access, parking and podium parking. She pointed out that the Water Tower project is four stories. She asked if that was over podium parking. Acting Director Jackie C. Young Lind said that she does not have the rendering for that project here this evening. Commissioner Gibbons: . Stated that there is not enough clarity in the document before us this evening, including access from side streets. . Said that previous materials had a diagram about parcels and that there is an implication of canyon-like development. . Expressed appreciation for including her notes in the revisions. . Stated that she does not support a 50-foot maximum height. Campbell Planning Commission Minutes for April 24, 2007 Page 23 . Said that if a one-acre parcel is allowed to put two levels of retail with housing on top, below grade parking increases the incentive to go from property line to property line. . Said that the Pre-Application process needs to be clarified here like it is in the STANP. · Pointed out that a massing diagram is three-dimensional. . Stated that adjacency needs to be considered and a transition from one type of use to another. . Expressed the need for SARC to be involved early and to have access to a shading study and parking study for any proposed development. . Said that in attempting to divert traffic she hopes that it does not end up in neighborhood streets. . Stated her support for allowing restaurants on the second level. Commissioner Ebner: . Expressed his appreciation for the hard work done by staff on this plan. ., Said that it has his overall support but his areas of difficulties include traffic and building heights. Chair Rocha asked those Commissioners who do not support a maximum height of 50 feet if they have a number they could support. Commissioner Gibbons said she could come up with a number. She added that she is not supportive of going forward tonight as this plan is too big to forward a recommendation to Council at this point. Commissioner Doorley: . Said that he does not believe the Commission is here to maximize a builder's profit. . Pointed out that there are just three reasonable sites along here that are likely to be developed, which does not result in the creation of a concrete canyon. . Added that he is not supportive of coming down from the 50-foot maximum height. Commissioner Alderete: . Advised that he agrees with all the other Commissioners. . Stated that staff has done an impressive job on this document. . Said that what is going on in this corridor is very complex. . Pointed out that the City is bisected north and south by Highway 17 and Campbell Avenue has to accommodate traffic coming through Campbell. . Added that people crossing Campbell are on the outskirts going to work. . Agreed that economic growth and development is necessary to create tax revenue as is accommodating the population with excellent City services and transportation. Campbell Planning Commission Minutes for April 24, 2007 Page 24 . Reminded that Light Rail is very close to this corridor, which makes it an excellent area for high-density residential. . Suggested that allowing a fourth story takes us beyond the intensity of the area and results in trying to pack 100 to 150 new residences within 100 feet of Campbell Avenue. This drains those businesses and residences onto the nearby side streets. He added that he has difficulty in allowing four-story structures. . Added that this is California and that added height is not needed to attract developers. Someone will come along. . Said that both a strong tax base for the City and what's good for the citizens and neighbors must be taken into account. . Said that he really likes so much of this plan and supports much of it. . Reiterated that the maximum building height is the chief outstanding issue. . Said that he is supportive of the 40 to 46 foot range and that four-stories is too intense a use for this area. Commissioner Gibbons: . Said that this is food for thought for this Commission. . Suggested a 45-foot maximum height to give a building some character and eclecticism with the requirement that 20 percent be a maximum of 40 feet in height and 20 percent be a maximum of 30 feet in height. . Added that the City runs the risk of allowing developers to build to the limit of everything if allowed. Commissioner Alderete said that building height is already included in the language at 50 feet. He said that the term wedding cake when talking about a multi-storied building is a new one for him. Commissioner Gibbons: . Said that she is a cynic and does not think that the existing language is strong enough to enforce. . Added that she likes more clarification. . Mentioned that the rear yard setbacks have not yet been discussed. Commissioner Alderete asked Commissioner Gibbons if she is prepared to recommend language for building height. Commissioner Gibbons promised to think about it. Commissioner Francois: . Agreed that the language is vague and that concerns him too. . Stated that the language needs to be more specific. Chair Rocha: Campbell Planning Commission Minutes for April 24, 2007 Page 25 . Listed the two to three subjects that keep coming up as being height, traffic and parking. . Thanked staff for all of their hard work on this as well as members of the public for their participation in the process. . Assured that the City and this Commission are sensitive to public comments. Commissioner Gibbons: . Said that the rear setback criteria are not enough at 20 feet. It is not enough for a 40 to 45 foot high building and needs to be clarified. . Suggested that the FAR be limited to 1 or 1.5 rather than the currently proposed 2. . Stressed the need to underground all utilities including backflow prevents, transformers, etc. . Stated that the Pre-Application process needs to be clearly established. . Said again that perhaps height could be tiered with 20 percent of the building up to 45 feet and 20 percent up to 30 feet. This would force eclectic variation. Acting Director Jackie C. Young Lind: . Said that sidewalks would have to be included on private property for increased depth to accommodate outdoor amenities. . Said that the side yard is being looked at as it relates to corner properties. . Stated that podium parking is not allowed per this plan. . Suggested reducing the allowable FAR to 1.5 exclusive of residential. . Said that all utilities would need to be underground. . Added that a massing study would be required for the Pre-Application process and serve as a ground-level jumping off point for development. Commissioner Gibbons asked how this is enforced. Acting Director Jackie C. Young Lind replied the same way the STANP is enforced. She suggested adding the Pre-Application process to the plan document. Commissioner Gibbons asked if there is enough here to enforce. Acting Director Jackie C. Young Lind said yes with the added tools of a Pre- Application process through SARC as well as the involvement of the City's Architectural Advisor. Commissioner Francois said that he thinks the necessary language is in place as the language already reads that the "Pre-Application review shall..." Acting Director Jackie C. Young Lind asked the Commission if there is any further recommendation on the public improvements. Campbell Planning Commission Minutes for April 24, 2007 Page 26 Commissioner Gibbons: · Said that she didn't hear of any substantive changes brought up on the issue of public improvements. · Added that she would like Council to have a more accurate model of traffic impacts. Acting Director Jackie C. Young Lind said that one suggestion made by PW Director Bob Kass was to estimate a built out number of units and translate that into maximum density and trip generation rates. PW Director Bob Kass: · Said that if the Planning Commission feels that it is important for Council to have that information, they can put some assumptions in regarding build out and include that in the data provided to Council. . Added that the time is tight to accomplish that but he thinks that it can be done as an addendum to the traffic analysis. . Suggested that the PW component be moved forward and, if necessary, additional work be done on the design guidelines. Commissioner Gibbons suggested that a motion be made to forward this item to Council with a recommendation for the approval of the PW public improvements and with the recommendation that Council return the design guidelines to the Planning commission for fine tuning. Commissioner Alderete cautioned that he did not want to move forward an open- ended recommendation to Council. Commissioner Ebner said that if not enough height is allowed a developer will simply build out. He supported a 40 foot maximum height. Commissioner Alderete said he supports a 41 foot maximum height, which represents a 15-foot high first floor; four feet for utilities and two levels of residential. Acting Director Jackie C. Young Lind: . Said that if the first floor height is 15 feet there is no additional height available for a roof element or mechanical screens, etc. . Advised that in the C-3 Zoning District, the Code allows a maximum height of 45 feet not including mechanical screens. . Pointed out that this plan would be more restrictive than the C-3 Zoning. Commissioner Gibbons said that she agreed with Commissioner Alderete that this cannot be left open-ended since Council has the option not to send the design guidelines of this plan back to the Commission. She said that she supports a more restrictive standard for this plan than exists for the C-3 Zoning that allows a maximum height of 45 feet. Campbell Planning Commission Minutes for April 24, 2007 Page 27 Commissioner Francois asked if that includes roof screening in the C-3. Acting Director Jackie C. Young Lind replied no. Commissioner Doorley: . Supported the recommendation by Bob Kass. · Reminded that Council can make whatever number they want and he prefers specificity. · Suggested forwarding this plan to Council with the request that it be sent back to the Commission but also communicate the analysis and thoughts of this Commission. Chair Rocha said that he supports a maximum height somewhere between 42 and 45 feet. Commissioner Alderete said that this Commission is trying to do its job and make a specific recommendation. Commissioner Ebner said that Council can do what they choose, however, the Commission is doing its job. He added that most people don't want four stories and many don't even support three stories. He added that he could live with a maximum height of 45 feet. Commissioner Doorley clarified that he in no way intended to challenge any Commissioner's seriousness. Commissioner Gibbons said that mechanical equipment can be above this height as it is not unusual to have a mechanical cabinet above the maximum height. Chair Rocha said that 45 feet is proposed in place of the 50 foot maximum and asked for a specific motion. Commissioner Gibbons suggested 45 feet maximum height inclusive of mechanical equipment. Acting Director Jackie C. Young Lind: . Offered to outline the Commission's recommendations to Council regarding amendments to the design guidelines for this plan as follows: o Sidewalk section on private property to accommodate outdoor amenities such as outdoor seating. o Enhancing the side yard setback requirements for corner side streets. o Prohibiting podium parking in the plan area. o Reducing the allowable FAR from 2 to 1.5. o Requiring all utilities to be under ground. Campbell Planning Commission Minutes for April 24, 2007 Page 28 o Establishing a specific Pre-Application process that includes providing a massing study to SARC. o Reduce the maximum height limitations from 50 feet to a maximum height of 45 feet inclusive of mechanical equipment. o Forwarding the streetscape plan as presented. o Requesting that trip counts be prepared and provided to Council. Commissioner Doorley said that he would be voting no as a result of the reduction of the 50 foot maximum height. Motion: Upon motion of Commissioner Alderete, seconded by Commissioner Gibbons, the Planning Commission took the following actions: · Adopted Resolution No. 3805 finding that the Environmental Impact Report done for the General Plan Update is adequate for the adoption of the East Campbell Avenue Master Plan; and · Adopted Resolution No. 3806 recommending approval of the draft East Campbell Avenue Master Plan (covering East Campbell Avenue between Union Avenue and the Railroad Tracks) that establishes guidelines and policies for public improvements and private development within the study area, as modified, by the following roll call vote: AYES: Alderete, Ebner, Francois, Gibbons and Rocha NOES: Doorley ABSENT: Roseberry ABSTAIN: None Chair Rocha advised that this item would be considered by Council at its meeting of May 15, 2007. *** 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 at its meeting of April 17, 2007, Council proclaimed Mayas Historic Preservation Month in the City of Campbell. . Advised that at the next Planning Commission on May 8,2007, two items will be considered. . Added that also on May 8th a Study Session will be held immediately following the regular meeting to go over a preliminary development proposal for the redevelopment of the Riverside Plaza Shopping Center. Campbell Planning Commission Minutes for April 24, 2007 Page 29 ADJOURNMENT The Planning Commission meeting adjourned at 11 :47 p.m. to the next Regular Planning Commission Meeting of May 8, 2007. SUBMITTED BY: ~L orinne . Shinn, Recording Secretary APPROVED BY: /1 dll~ Michael Rocha, Chair ATTEST: