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PC Min - 07/10/2007 CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY JULY 10, 2007 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of July 10, 2007, was called to order at 7:32 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: Michael Rocha Bob Roseberry Bob Alderete George Doorley Mark Ebner Commissioners Absent: Commissioner: Commissioner: Tom Francois Elizabeth Gibbons Staff Present: Acting CDD Director: Planner II: Traffic Engineer: City Attorney: Recording Secretary: Jackie C. Young Lind Kimberly A. Brosseau Matthew Jue William Seligmann Corinne A. Shinn APPROVAL OF MINUTES Motion: Upon motion of Commissioner Doorley, seconded by Commissioner Roseberry, the Planning Commission minutes of the meeting of June 26, 2007, were approved. (5-0-2; Commissioners Francois and Gibbons were absent) Campbell Planning Commission Minutes for July 10, 2007 Page 2 COMMUNICATIONS There were no communications items. 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. PLN2006-126 (ZC) PLN2006-127 (PM) PLN2006-128 (PD) PLN2006-129 (TRP) Ho, Anthony PubJic Hearing to consider the application of Mr. Anthony Ho for a Zone Change (PLN2006-126) from P-D (Planned Development) to C-PD (Condominium-Planned Development); a Tentative Parcel Map (PLN2006-127) to create one land parcel and 123 air parcels; a Planned Development Permit (PLN2006-128) to allow the construction of a mixed-use project consisting of 14,045 square feet of retail space, at-grade and below-grade parking and 123 condominium units; and a Tree Removal Permit (PLN2007-129) to allow the removal of 35 protected trees on property owned by Bascom Financial California, LLC, located at 1677 S. Bascom Avenue in a P-D (Planned Development) Zoning District. A Mitigated Negative Declaration has been prepared for this project. Tentative City Council Meeting Date: August 7,2007. Ms. Kimberly A. Brosseau, Planner II, presented the staff report as follows: . Advised that the project site is 4.59 gross acres and located on S. Bascom Avenue between Hamilton Avenue and Creekside Way. The site is currently developed with 55,000 square feet of single-story office buildings. . Described the current zoning as Planned Development and the General Plan Land Use designation is Commercial/Professional/Residential (up to 27 units per gross acre). The project would be developed at 26.78 units per gross acre. The FAR proposed for both retail and residential is 1.65. . Added that the applicant is not asking for any exceptions. . Said that the project includes a four-story, mixed-use commercial/residential building with 123 market-rate condo units and 14,045 square feet of ground-level retail space fronting on Bascom Avenue. No retail tenants have been identified at Campbell Planning Commission Minutes for July 10, 2007 Page 3 this time. Amenities include a lobby, community room, pool/spa and deck garden, exercise/weight room and below grade parking. . Stated that the height of the proposed building ranges between 66 and 75 feet. · Said that the residential unit mix, which are located at grade level and three floors above grade level; consists of 48 two-bedroom units; 38 three-bedroom units and 22 three-bedroom units with a loft area; and 15 four-bedroom units with a loft area. The project includes full site improvements including landscaping and streetscape improvements. . Described the architectural details and elements: There are a variety of roof heights that include both hipped and gable forms, with two towers and a dome. Exterior materials blend to avoid a layered appearance. The stucco wall will be beige in color with stone veneer carried up to the upper floors at various locations and white trim. The roof would be predominately concrete tile that is dark grey in color with metal roof in a teal color on the tower roofs. The wood trellises and posts would be dark brown and the vinyl windows would be off-white. Additional architectural features of the proposed building include a fountain, wrought iron details, wooden trellises, decorative light fixtures and decorative tile accents. An outdoor patio seating area with umbrellas, tables and chairs will be located along the retail frontage along Bascom Avenue to create a pedestrian-friendly environment. The building edges Bascom Avenue and begins 18 feet from the back of sidewalk at a height of 18 feet. The portion of the building at a height of 66 feet is set back 23 from the back of sidewalk. · Reported that street improvements are required along Bascom Avenue, which includes a 10-foot landscaped buffer and seven-foot wide sidewalk behind the curb. · Informed that off-site improvements are proposed both along Creekside Way and along the interface between Los Gatos Creek Trail and the development. The area along the Creek Trail will be landscaped with native species. The pedestrian pathway access to the Los Gatos Creek Trail will be redesigned to improve the aesthetics of the existing ramp and will include landscaping, lighting, wall tiles, arbors/trellis and other decorative treatments. . Said that a total of 35 trees are proposed for removal. The landscape plan proposes the planting of 74 new 24-inch and 36-inch box trees, which exceeds the minimum one-to-one replacement ratio and complies with the Tree Protection Ordinance. . Advised that the project provides 72 retail parking spaces and 300 residential parking spaces. Based on retail parking requirements, the project would yield a requirement for 70 spaces and the applicant is providing 72 behind the retail component at grade. There will be a sign indicating "retail parking only" and a total of 12 bicycle racks will be located in the retail parking area and 34 bicycle racks will be located in the garage. . Said that based on the parking requirements for condos, the project would require 430 parking spaces. The applicant is providing 330 spaces or 2.6 parking spaces per unit. Of the 330 spaces, 305 would be for residents and 25 would be for guest parking. Forty-seven (47) spaces will be located at grade level for residential use and 283 spaces in a below-grade garage. Twenty-four (24) tandem parking spaces will be located in the parking garage. Each tandem parking space will be grouped Campbell Planning Commission Minutes for July 10, 2007 Page 4 with the standard parking space immediately in front of it and assigned to the same residential unit. . Explained that the two-bedroom units will have two reserved parking spaces. Three-bedroom units will have two or three reserved parking spaces and the four bedroom units will have three of four spaces. · Reported that several recent projects have been approved with a reduction in the parking requirement. The Zoning Code allows the Planning Commission to adjust the parking requirements when it determines that circumstances warrant an adjustment. This proposed project is a mixed-use development and is located within a quarter mile of a Light Rail station. · Advised that a traffic consultant, DKS Associates, was hired by the City to evaluate the potential traffic impacts as a result of the proposed project. The Traffic Study assumed the construction of 125 residential dwelling units and 15,000 square feet of retail space. . Added that the trip generation for the existing office buildings is approximately 79 a.m. peak and 77 p.m. peak hour trips. Trip generation for the proposed project will be 138 a.m. and 118 p.m. peak hour trips. Comparing the proposed land use with the existing land use, a net increase of 60 a.m. peak and 40 p.m. peak trips would occur. The study concluded that the project will not result in significant impacts to traffic. A consultant from DKS is here today to answer any questions regarding the Traffic Study. · Said that a Mitigated Negative Declaration was prepared pursuant to CEQA, which reviewed the potential for environmental impacts and sets forth, mitigation measures for Air Quality, Biological Resources, Cultural Resources, Geology, Water Quality and Noise. · Stated that staff is recommending the adoption of a resolution recommending that Council approve the Mitigated Negative Declaration, Zone Change, Subdivision Map, Planned Development Permit and Tree Removal Permit. Commissioner Roseberry asked for clarification about the issuance of traffic credits. Planner Kimberly A. Brosseau explained that credits are applied including the fact that this is a mixed-use project with shared parking and the fact that the project site is within a certain distance of Light Rail. Commissioner Alderete asked if there is a parking reduction offered because Light Rail is in close proximity. Planner Kimberly A. Brosseau replied that the applicant is requesting such a reduction. Commissioner Alderete asked if the parking provided includes the tandem spaces. Planner Kimberly A. Brosseau said that is correct. There are 12 tandem spaces totaling 24 parking spots. Commissioner Alderete: Campbell Planning Commission Minutes for July 10, 2007 Page 5 . Said that he had some questions and/or concerns about the draft CC&Rs. . Stated that he questions whether Item J that prohibits building-mounted antennas is enforceable that broadly and that perhaps the only prohibition areas might be common areas. . Asked for additional information on Condition of Approval #9 on the riparian corridor and how it would be applied. Does it apply to the Trail or the Water District property line? Planner Kimberly A. Brosseau said that the riparian corridor includes portions of the Creek and Trail. Native species must be planted. Commissioner Alderete asked how the area is defined. Acting Director Jackie C. Young Lind said that this is a requirement from the Water District, who asked for native planting. She explained that there is currently very high vegetation that is non-native. The landscape architect has been asked to re-Iandscape that area. Commissioner Alderete asked about Condition #18 regarding alternate transportation methods. He asked what it is and how it works. Planner Kimberly A. Brosseau said that it includes provision of bicycle spaces. Acting Director Jackie C. Young Lind said that there is a range of parking for the units. The two-bedroom have two reserved parking spaces. The three-bedroom units have either two or three spaces reserved. Owners with three assigned spaces will pay more than those with only two assigned spaces. Commissioner Alderete asked if it is safe to say that northbound traffic on Bascom will not be affected by this project. Planner Kimberly A. Brosseau said that the traffic study concluded no significant impacts. Acting Director Jackie C. Young Lind said that there are 60 additional trips for a.m. peak and 40 addition trips per p.m. peak. With a two-hour window, that represents one car every two minutes. Commissioner Ebner asked if a 25 percent reduction in parking has ever been approved before. Planner Kimberly A. Brosseau said that approved ratios have ranged between 2.0 and 3.0 and this project's ratio is 2.6. Commissioner Ebner said that he is concerned that allowing this reduction would be setting precedent. Campbell Planning Commission Minutes for July 10, 2007 Page 6 Commissioner Doorley asked what size project it would take to have an impact on traffic. He added that it seems that any traffic analysis done comes to the conclusion that there is no significant impact. Acting Director Jackie C. Young Lind suggested that the question be answered by the Traffic Consultant. Mr. Mark Spencer, Principal, DKS: . Advised that this question is often raised. . Said that when impacts are measured it is not always directly related to the size of a project but also the location and access points. . Stated that in this case the project is sending traffic southbound on Bascom Avenue and away from the area between Campisi and Hamilton. Drivers would also use Creekside to reach 880. . Added that there are lots of turn restrictions in the area. . Said that there is no simple answer to the question of how much of a project it takes to create impact. . Explained if this project was moved across the street the impacts could be evaluated differently. . Said that a smaller project could end up having a higher effect while bigger projects could have similar or no significant effects. Commissioner Doorley explained that in 7.5 years on this Planning Commission not one traffic study has explained an adverse impact. Mr. Mark Spencer: . Said that over time the standards for what qualifies have changed. The ranking scale has slide. . Added that how levels of service are defined has changed. . Said that it is very hard to explain but there is a science behind it. . Informed that technology has allowed more efficiency on what to do with the same amount of street space. They can accommodate more vehicles more efficiently and with less delay. Commissioner Roseberry said that he wanted to verify that what is done is the old use traffic counts are subtracted from the current actual traffic counts to set the net impact. Mr. Mark Spencer replied yes. Commissioner Roseberry asked what the magnitude is between the new versus the old counts. Mr. Mark Spencer: . Referred to page 25 of the traffic study. Campbell Planning Commission Minutes for July 10, 2007 Page 7 . Said that the current use includes 55,000 square feet in office space that generates 79 to 80 trips during peak a.m. traffic and 77-78 trips during peak p.m. · Compared those numbers with the post project being projected to increase from 79 to 138 trips per peak a.m. hour and from 77 to 118 trips per peak p.m. hour. · Said that the current office trip generation is subtracted from the proposed project trip generation. · Explained that a 13 percent reduction is allowed based upon research and VT A recommendations. · Added that an additional 9 percent reduction is allowed due to Light Rail proximity and based upon VT A recommendations. · Reported that the difference is 60 additional a.m. peak trips and 40 additional p.m. peak trips. Chair Rocha said that while he can appreciate a mixed-use shared parking concept he is not sure about the parking discounts supported by VTA and the rationale for them. Mr. Mark Spencer: . Explained that VT A looks at local examples. · Added that surveys are done of developments after they are occupied. . Said that there is also lots of nationally published data. . Stated that VT A takes weighted averages and uses the lower side of the range which is a more conservative rate. Chair Rocha pointed to page 30 of the traffic report and asked out the project exits onto Bascom with the existing median. Mr. Mark Spencer: · Said that this project is very close to some key intersections, including Bascom and Hamilton. · Said that the entrance to the site comes off Bascom with just right turns into and out of the project from this entrance. This avoids left-turn conflict creating a safer condition. There is no physical way to turn left out of the site onto Bascom or to come onto the site from Bascom through a left turn. · Added that left turns onto the site are possible from Creekside. However, left turns out from the site onto Creekside are currently prohibited and will continue to be prohibited through signage. People can exit onto Creekside only with a right turn. Chair Rocha said that it can be difficult to come off Creekside onto Bascom. Commissioner Roseberry presented the Site and Architectural Review Committee report as follows: · Said that SARC reviewed this project since June 26,2007. · Advised that SARC had several comments on issues such as noise (in and out), parking, traffic and outreach to neighbors. . Added that SARC liked the look of the project. Campbell Planning Commission Minutes for July 10, 2007 Page 8 . Said that it is not likely that overflow parking will end up on residential areas. Chair Rocha opened the Public Hearing for Agenda Item No.1. Ms. Connie Herrera, Resident on McBain Avenue: · Reported that she raised six children in her home on McBain. · Expressed concern that the community is being threatened every day with changes. · Pointed out that most local children from her neighborhood go to private schools and are driven to school. . Opined that this project will just make the area more dangerous. . Called the proposed development a "Monstrosity" and those developers simply get their projects approved. . Advised that she lives across the street and was never consulted. · Reported that the publication was sent out to a newspaper with a circulation of just 2,500. · Asked where all these children are going to go to school. · Reminded that schoolchildren do not come and go to school at peak hours. . Asked why children are not going to Dover School and answered her own question by stating that it is more profitable for school districts to lease out their campuses to private schools. . Informed that big protected trees are being taken out. . Said the project generates many questions. Chair Rocha asked Ms. Connie Herrera if she has a specific criticism of the project itself. He added that the school districts are a separate entity from the city. Ms. Mary Wang, Business Owner on S. Bascom Avenue: · Advised that she is the operator of the Jack in the Box restaurant adjacent to this project site. . Said that her main concern is how far the residential units will be from her business as she anticipates complaints resulting from impacts of her 24-hour operation. · Asked what retail stores are anticipated as some uses could impact her business. · Reported that the corporate turnaround standard for a drive through customer is 4 minutes. She added that her location does not meet that standard because of the difficulty in cars getting back onto Bascom Avenue but rather their turnaround is 5 minutes. Chair Rocha said that this was a good question regarding the 24-hour operation. He asked if this operation was previously reviewed. Acting Director Jackie C. Young Lind: · Said that this would have occurred before her time but the City Attorney has indicated his belief that this 24-hour operation was reviewed. Campbell Planning Commission Minutes for July 10, 2007 Page 9 . Advised that an amendment to the PD Zoning Ordinance will be considered by the Commission at the next meeting. . Said that in looking at the plans it appears that the nearest residential unit is 50 feet from the Jack in the Box restaurant. Chair Rocha asked about this existing operation and potential impacts on nearby residential units. Acting Director Jackie C. Young Lind: . Said that new developments have CC&R's that address existing conditions. . Stated that having this adjacent 24-hour restaurant is an existing condition. . Said that this condition would have to be disclosed to new property owners. Ms. Mary Wang asked again about what types of retail businesses are anticipated. Chair Rocha replied that this is not yet known but he also said that this is going to be pretty expensive rental space. Commissioner Alderete said that even if existing business conditions must be disclosed in the CC&R's, he also feels that the developer also bears the responsibility to help block lighting impacts now. Commissioner Ebner asked what the turnaround service time is supposed to be. Ms. Mary Wang replied 4 minutes. Commissioner Ebner sought clarification that her current turnaround time is 5 minutes. He asked what the peak time for her location is. Ms. Mary Wang said they average a peak trip count of 120 between noon and 1 p.m. Ms. Anita Filice, Resident on McBain: . Stated that the comments made by Mrs. Herrera are important. . Said that lots of traffic will result from the project under development at the Fung Lum's site. . Asked if provisions are being made for extra police and fire service. . Said that this project is a part of the neighborhood. . Added that it is a concern for them as they have to live there. . Said that it is difficult to make a left turn from Campisi onto Bascom. . Added that one can no longer make a left turn from McBain onto Bascom as there is an island there to prevent left turns. Ms. Elena Herrera, Resident of Cupertino and daughter of Ms. Connie Herrera: . Explained that she is one of the six children of Connie Herrera that was raised in this neighborhood. Campbell Planning Commission Minutes for July 10, 2007 Page 10 . Said that it is an area of responsibility for a Planning Commission to help grown the community. . Added that it is incumbent upon the Commission to see how it views the greater community. . Agreed that Dover is not a viable school right now. · Pointed out that Campbell is not as famous for its schools as it once was. · Stated her problems with the traffic study and expressed amazement that two to four parking spaces are provided per unit. · Said that the project would be more fruitful if there were a decrease in cars and encouragement for walking and using Light Rail. · Said that super high-density is what is needed to make transit-oriented development work. · Said that she can appreciate urbanization but suggested that this kind of complex is not suitable for this town. · Reminded that Light Rail does not go everywhere in the Valley that people want to go. . Stated that as for the removal of trees, the community will never get back the 20 to 30 years of growth of these existing trees. . Suggested that the developer be compelled to build around these trees. Chair Rocha closed the Public Hearing for Agenda Item No.1. Commissioner Alderete: . Cautioned that trees do have a life span and don't just live forever. . Added that this fact needs to be taken into consideration. . Reminded that 24 and 36-inch box trees are big trees and he is not particularly concerned about the removal of the trees on this property. . Said that while he is not himself an arborist, it does not appear to him that many of these trees are in good shape. · Asked staff if there is an arborist report. Planner Kimberly A. Brosseau said that there is one dated September 2006. Chair Rocha said he agreed with Commissioner Alderete's point and said that when he was on site there were not many trees that looked like they needed to be preserved. Commissioner Alderete said in quickly scanning the arborist report provided by staff this evening he sees that there are problems listed for a number of the trees including fungi, root lifting and others. Commissioner Roseberry: . Said that he appreciates the comments made by members of the community. · Commented that being a Commissioner is a tough job at times and this Commission tries to do a good job and tries to reach a balance. Campbell Planning Commission Minutes for July 10, 2007 Page 11 . Stated that not only Campbell is growing, the whole region is growing and he wants to see it grow in the right direction. . Stated that this is a good location for this type of project as it is close to public transit. . Cautioned that it is hard to project how many residents from this development will use Light Rail but the proximity is one reason he is okay with a reduction in parking from 3.6 to 2.6 spaces per unit. . Added that any more reduction in parking might result in spill out onto other nearby properties. . Said that as far as schools go, that is part of a larger demographic picture. There are not as many young kids as there used to be. . Added that he does not think that this project specifically is going to fix the schools. . Stated that schools are rented out to private uses because of declining enrollment. Commissioner Doorley: . Said that he wanted to clear up that the County has no control over schools. · Reminded that schools are funded by average daily attendance figures. · Pointed out that this development could be a fiscal benefit to local schools if kids more into this development. . Said that he is a bit torn on this project on two sides. On one hand he believes this type of density belongs along major transit corridors. However, on the other hand, issues of traffic congestion and parking do not provide sufficient guidance. . Reminded that the Commission never seems to see a project with a traffic analysis that demonstrates adverse impacts. That makes him doubt the value of what that analysis gives. Commissioner Ebner: . Said that this is a very attractive project and he agrees this is the right spot for this density close to Light Rail. · Said that he is concerned about the proposed parking provision that is 25 percent less than normally required. · Added that he is concerned about future proposals if this project sets precedence but it works with this project. . Said that he finds it hard to believe that people won't cut through the Pruneyard. . Said that while traffic impacts may be regretted this is the right site and this project is well designed. Commissioner Alderete: . Said that he feels awkward with a project of this size that has not had the opportunity to be reviewed through a Study Session. . Encouraged people to look at the City's website to stay on top of pending developments and public hearings. . Stated that this is such a big project and Study Sessions have been held for much smaller projects. . Said that the General Plan needs to be revisited on the issue of density. Campbell Planning Commission Minutes for July 10, 2007 Page 12 · Pointed out that multi-family residential projects have the highest drain on city services. That has to be offset with other types of development that brings revenue such as retail. · Stated that he shares Commissioner Doorley's concern about traffic reports and advised that he uses those in combination with what he personally knows about an area. · Said that this area between Campisi and Hamilton is slated for intense development. · Said that the parking reduction is huge and he wished it wasn't. · Added that tandem parking is problematic. · Said he likes the project's proximity to Light Rail and measured the distance as 400 steps. It is really close, which is great. · Said the he likes the fact that the wall that is a part of the ramp to the Creek Trail will have public art. · Stated that he likes the project design overall as it is designed to not be massive. The community amenities and landscape areas are great. Commissioner Rocha: · Stated his agreement with a number of points made by Commissioner Alderete. · Said that while they received this packet a week early, on July 3rd, this was a substantial report and project that was overwhelming. · Reminded that School Districts, Fire and Police weigh in on projects. · Stated that traffic and parking issues leapt out at him. · Questioned the impacts if this project does not lead to use of Light Rail by any of its residents. · Agreed that this is the area that is earmarked for urban infill development. · Said that as for a sense of community, these types of projects tend to become somewhat self contained or an island. · Said that his attitude on traffic studies tends to mirror that expressed by Commissioner Doorley. · Stated that as for the project itself, he would love to have more time to judge this proposal on its merits but is inclined to approve it as it is hard to say no. Acting Director Jackie C. Young Lind: · Reported on information distributed by the mayor this afternoon. · Said that the City of Campbell's Regional Housing Needs Assessment number for the period of 2007 through 2014 is 892 housing units. This number is assigned by ABAG (Association of Bay Area Governments) by which the regional need for housing is dispersed over the entire region. The number assigned to Campbell between 1999 and 2006 was 777 housing units. · Reported that Campbell added 482 market-rate units and 135 affordable units for a total of 617 during the last reporting period (1999 - 2006). That is 20 percent short of the goal. Campbell Planning Commission Minutes for July 10, 2007 Page 13 Commissioner Alderete stated that 80 percent is better than most communities accomplished. Acting Director Jackie C. Young Lind said that the State makes changes in law such as the requirement for Density Bonus Ordinances to look for provisions of additional affordable housing units. Commissioner Alderete: . Pointed out that what an affordable unit costs here would buy a huge spread somewhere else in the country. . Said that while there is a relationship between the Stat and municipalities, the City must preserve what it has in Campbell and he suggests that the City should give the State the minimum it can. . Said that since he has been active in a homeowner's association for 20 plus years he can share what is practical versus what is intended as far as what should be included in CC&R's. . Suggested that: o Section B that pertains to continued architectural controls add the language that "no exterior changes or additions shall be made." o Section G that pertains to parking of boats, trailers, etc. Suggested an outright prohibition of parking boats, trailers, etc., except for a four-hour window to allow for loading and unloading for trips. o Section H that pertains to parking control. Suggested that the proper signs (towing) be posted and the proper striping be in place so that any unauthorized and improperly parked vehicles will be towed. o Section I that pertains to tandem parking. Said that he is not in favor of tandem parking at all. o Reminded that the prohibition of antennas is something that needs to be looked into. o Section K on building exteriors states that all window treatments be the same. He suggested that this be modified to read that all interior window coverings be uniform. o Suggested that the Board of Directors for the HOA be required to develop a fine structure and procedures within the first 12 months to serve as a tool to enforce the CC&R's. Motion: Upon motion of Commissioner Roseberry, seconded by Commissioner Alderete, the Planning Commission took the following actions: . Adopted Resolution No. 3820 recommending that the City Council approve a Mitigated Negative Declaration for the mixed use project; . Adopted Resolution No. 3821 recommending that the City Council approve a Zone Change (PLN2006-126) from P-D (Planned Development) to C-PD (Condominium-Planned Development); Campbell Planning Commission Minutes for July 10, 2007 Page 14 · Adopted Resolution No. 3822 recommending that City Council approve a Planned Development Permit (PLN2006-128) to allow the construction of a mixed-use project consisting of 14,045 square feet of retail space, at-grade and below-grade parking and 123 condominium units with conditions as modified by the Commission and retaining the tandem parking; · Adopted Resolution No. 3823 recommending that the City Council approve a Tentative Parcel Map (PLN2006-127) to create one land parcel and 123 air parcels; and · Adopted Resolution No. 3824 recommending that City Council approve a Tree Removal Permit (PLN2007-129) to allow the removal of 35 protected trees on property owned by Bascom Financial California, LLC, located at 1677 S. Bascom Avenue, by the following roll call vote: AYES: Alderete, Doorley, Ebner, Rocha and Roseberry NOES: None ABSENT: Francois and Gibbons ABSTAIN: None Chair Rocha advised that this item would be considered by Council at its meeting of August 7, 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 no items on Council's July 3rd agenda were of interest to this Commission. · Advised that the next Planning Agenda includes one item, an appeal of a Director's Interpretation. Following that item, a Study Session will be held on draft incentives proposed for the Density Bonus Ordinance. ADJOURNMENT The Planning Commission meeting adjourned at 9:27 p.m. immediately to a Study Session and subsequently to the next Regular Planning Commission Meeting of July 24, 2007. Campbell Planning Commission Minutes for July 10, 2007 Page 15 C~ding Secretary SUBMITTED BY: APPROVED BY: IN M Michael Rocha, Chair ATTEST: