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PC Min - 03/11/2008 CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. UESDAY MARCH 11, 2008 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of March 11, 2008, was called to or er at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, Californi by Chair Roseberry and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chair: Vice Chair: Commissioner: Commissioner: Commissioner: Bob Roseberry Mark Ebner Gary Gairaud Elizabeth Gibbo s Michael Rocha Commissioners Absent: Commissioner: Commissioner: Bob Alderete George Doorley Staff Present: Acting Director: Associate Planner: Planner I: City Attorney: Recording Secretary: Jackie C. Young Lind Tim J. Haley Steve Prosser William Seligma n Corinne A. Shinn APPROVAL OF MINUTES Motion: Upon motion of Commissioner Gibbons, seco ded by Commissioner Gairaud, the Planning Commission minu es of the meeting of February 26, 2008, were approved. (5-0-2; Commissioners Alderete and Doorley were absent) COMMUNICATIONS There were no communications items. Campbell Planning Commission Minutes for March 11, 2008 Page 2 AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda modifications or postponements. ORAL REQUESTS There were no oral requests. PUBLIC HEARINGS Chair Roseberry read Agenda Item No. 1 into the record as follows: 1. PLN2007-194 Bissell, N & J Public Hearing to consider the application of Natasha & Jeffrey Bissell for a Site and Architectural Re iew Permit (PLN2007-194) for a modification to the side y rd setback and a second story addition for a total FA of.48 on property owned by Natasha & Jeffrey Bissell located at 122 Del Prado Drive in an R-1-6 (Sin Ie Family Residential) Zoning District. Staff is recomm nding that this project be deemed Categorically Exempt u der CEQA. Planning Commission action final unless a pealed in writing to the City Clerk within 10 calendar da s. Project Planner: Kimberly A. Brosseau, Planner /I Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: . Advised that the applicant is seeking Site and Architectural Review Per it approval to allow a residential addition to an existing two-story residence located in an R-1-6 Zoning District. . Reported that the applicant requests a total FAR of .48 where .45 is the ypical FAR in the R-1-6 Zoning District. However, there is a provision in the Zonin Code that allows the Planning Commission to approve up to a .5 FAR with require findings. . Added that findings must also be made for a modification of the side y rd setback to allow the second story to be located just five feet from the propert line. This setback is typically half the height of the wall but there is also the pro is ion in the Zoning District to allow a lesser setback under a minor modification if a proved by the Planning Commission with required findings. . Said that the applicant has provided a letter from the adjacent pro erty owner indicating that they are not opposed to this addition. . Said that the applicant has revised the proposal since the SARC meeting to address building elevation and massing issues. . Recommended that the Commission adopt a resolution a minor modification to a side yard setback and a total FAR at .48. Commissioner Rocha pointed out that in the past there have been vigoro s debates about allowing FAR in excess of allowable ranges. He asked whose id a it was to bring this proposal in at .48 FAR. Was there a staff recommendation not to exceed the Campbell Planning Commission Minutes for March 11, 2008 Page 3 .45 and the applicant simply wanted to pursue the provision available in the Zoning Code? Chair Roseberry verified that this is an existing residence that has a five fo t side yard setback right now with plans to extend along that same setback. Planner Tim J. Haley said that the addition would be over the existing wall. Chair Roseberry said that the roofline on the right side is the same, highe and going back. Planner Tim J. Haley said it sheds to both sides of the property line. Commissioner Gairaud asked if the applicant had been advised to move th proposed second story inward. Planner Tim J. Haley advised that there is currently a second story on th structure. Three is a shed roof structure with a flat roof section. They are attemptin to use the existing second story. Commissioner Gairaud said that it creates one continuous wall. Planner Tim J. Haley said that it is extending closer to the property line. Commissioner Gairaud again asked if the applicant ever considered movi g the wall forward. Planner Tim J. Haley said that the applicant wanted to exercise the provisi n available in the Zoning to consider a minor modification to a side yard setback. Acting Director Jackie C. Young Lind: . Reported that Planner Kimberly Brosseau worked with this applicant. . Explained that the applicant was asked to explore different roof config there were some structural difficulties. . Added that they have submitted a letter explaining what they did to t to design this addition. Commissioner Ebner provided the Site and Architectural Review Committe report as follows: . Said that SARC reviewed this proposal at its meeting on February 26, 2 08. . Reported that SARC did not find the scale and massing to be compatible. . Added that the possibility of moving the wall forward was discussed. Commissioner Rocha asked what changes have been incorporated on th proposal before this Commission this evening. Campbell Planning Commission Minutes for March 11, 2008 Page 4 Commissioner Ebner said that the applicant made some changes but is de ermined to bring the project forward as it is. Commissioner Gibbons asked if the dormers are fake. Commissioner Ebner said the inclusion of dormers is new to him. Commissioner Gibbons said they are a part of what the applicant came u with after SARC to soften the appearance of mass. Chair Roseberry opened the Public Hearing for Agenda Item NO.1. Ms. Natasha Bissell, Applicant and Property Owner: . Said that she had provided pictures of homes in their neighborhood. . Said that to do anything else with this second story addition would require the redesign of the entire second story, which would be too costly. . Assured that they had taken the comments from the SARC meeting a d softened the front elevation of the home with the inclusion of the dormers. . Added that if this effort is not enough to please the Commission, som additional guidance would be helpful. Commissioner Gibbons said that she can see why the dormers were inclu that they seem oddly non-functional. She asked what the benefit is. Ms. Natasha Bissell said nothing. The right side is over the garage attic. he left side is a walk in closet. Commissioner Gairaud asked for verification that there would be glass indows in these dormers. Ms. Natasha Bissell said yes. Commissioner Rocha said that he has difficulty with FAR above .45 a though the excess is only 200 square feet of living space. He agreed that thi project is constrained by the current layout of the house and that reducing the pro ect by 200 square feet would be cutting off a majority of that addition. Ms. Natasha Bissell agreed. Chair Roseberry closed the Public Hearing for Agenda Item No.1. Commissioner Gibbons: . Thanked staff for its clarification. . Said that she has a couple of issues including the appearance from t e front; the reduced side yard setback and the excessive FAR. However, if the foot, three inch required setback were to be imposed, it would cut the size of t e bedroom from 12 feet to 9. Campbell Planning Commission Minutes for March 11, 2008 Page 5 . Said that in this case she does not have a problem going from .45 to.4 FAR. She is okay with that as the Ordinance has a provision to allow this. . Stated that she is struggling with the side yard setback as it would set precedent in this neighborhood. . Said that she is okay with the dormers but they should be carefully pia ed so they serve some sort of function even if only providing natural daylight in the arage. . Added that the dormer over the front entrance will be in front of the fr nt door as that door is recessed. . Suggested that this approach be refined by working with staff or that ormer over the entrance will look different than the others. Chair Roseberry: . Stated that the FAR at .48 was not a big deal. . Said that his issue is that there are not neighborhood although there are some. . Added that he didn't see anything like this. doesn't seem to match anything on the street. this neighborhood. a lot of two-story ho in this Bringing the dormers ut in front Dormers are not in ch racter with Commissioner Ebner said that the addition of dormers was the applicant' attempt to react to the comments at SARC. There was such a perception of mass wit the heavy texture of the proposed tile roof. The dormers are an attempt to break it up. Acting Director Jackie C. Young Lind pointed out that the applicant also I wered the ultimate building height by two feet and changed the type of roofing ma erial. She added dormers to attempt to break up the massing. Commissioner Gairaud said that he concurs with the issues raised and d es not find anything like this in this neighborhood. This would set precedent althou h he is not sure that is a bad thing. He suggested something more consistent and app aling. Commissioner Gibbons said that staff has summarized and clarified w II and the applicant has dropped the height by 2.5 feet. She asked if they are rebuildi g the front slope of the roof. Planner Tim J. Haley said that the slope on the rear portion is being re uced. The applicant introduced dormers to respond to massing concerns. They hav no gain or use of that space. Commissioner Gibbons said that while she appreciates the efforts, these ormers are not needed. She asked for verification that the Ordinance allows a reduc d side yard setback. Planner Tim J. Haley replied yes, the Planning Commission may allow a five foot setback for a second story addition with two findings. That it would not be detrimental to the health, safety and welfare and it would not interfere with adjoining pr perties. Campbell Planning Commission Minutes for March 11, 2008 Commissioner Ebner said he could live without the dormers. They could go away. Commissioner Gibbons agreed. Page 6 Commissioner Ebner added that he has no problem with the side y rd setback modification since the neighbor next door agrees and the findings can be m de. Commissioner Gairaud asked if the letter is from the neighbor adja ent to the proposed reduced setback. Chair Roseberry replied yes. Upon motion of Commissioner Gibbons, see nded by Commissioner Rocha, the Planning Commission adopted Resolution No. 3872 approving a Site and Architectu al Review Permit (PLN2007 -194) for a modification to the side ya d setback and a second story addition for a total FAR of .48 0 property owned by Natasha & Jeffrey Bissell located at 122 Del P ado Drive, with the modification of Condition 2 to require the applic nt to work with the Director to remove the dormers prior to build ng permit issuance, by the following roll call vote: AYES: Ebner, Gibbons, Rocha and Roseberry NOES: Gairaud ABSENT: Alderete and Doorley ABSTAIN: None Motion: Chair Roseberry advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. *** Chair Roseberry read Agenda Item No. 2 into the record as follows: Public Hearing to consider the application f Mr. Stan Ljuban and Mr. Ron Cohen for a Planned D velopment Permit (PLN2007-196) to allow the construc ion of two single-family residences; a Tentative P rcel Map (PLN2007-197) to subdivide one property into 0 parcels and a Tree Removal Permit (PLN2008-10) t allow the removal of one Deodora Cedar tree on propert owned by Mr. Stan Ljuban and Mr. Ron Cohen loc ted at 45 Sunnyside Avenue in a P-D (Planned D velopment) Zoning District. Staff is recommending that thi project be deemed Categorically Exempt under CEOA. Tentative City Council Meeting Date: April 1, 2008. Proj ct Planner: Tim J. Haley, Associate Planner 2. PLN2007 -196 (PD) PLN2007 -197 (PM) PLN2008-10 (TRP) Ljuban/Cohen Campbell Planning Commission Minutes for March 11, 2008 Page 7 Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: · Reported that the applicant is seeking approval of a Planned Develop ent Permit to allow the redevelopment of property located on the north side of Sunnyside Avenue near Winchester. · Said that the Zoning is P-D and the General Plan Land Use designati n is Low to Medium Density Residential, which allows 6-13 units per gross acre. · Said that the applicant wants to construct two detached single-family esidences. The front resident will be on the street with a drive on the west propert line. The driveway provides access to both garages. · Said that the homes are Craftsman-style architecture. The front hou e is 2,575 square feet and the rear house is 2,685 square feet. Both homes hav a two-car garage. · Advised that there are seven parking spaces on site for the two nits, which satisfies the 3.5 space per unit requirement. . Said that the Parcel Map would create two lots. The front lot woul be 3,612 square feet and the rear lot will be 5,088 square feet. The resulting d nsity is 8.5 units per gross acre, which is the mid-range of the allowable density. · Reported that a cedar tree would be removed with issuance of a Tr e Removal Permit. The tree had previously been substantially trimmed to accom odate the wires. · Recommended the adoption of two resolutions. The first, to recomme d approval the PD Permit and Tree Removal Permit. The second, to recommend pproval of the Tentative Parcel Map to create two lots. Commissioner Gibbons asked staff if they knew what the FAR of the rear I t would be without including the flag portion. Planner Tim J. Haley said no. He added that the overall FAR is .6. The rear unit is .52 with the flag and the front unit is .71. Commissioner Gibbons said that she is trying to clarify lot coverage without he flag. Chair Roseberry said that the flag is approximately 1,000 square feet so he FAR is pushing .7. Commissioner Ebner provided the Site and Architectural Review Committe report as follows: · Said that SARC reviewed the project on February 26, 2008. · Advised that SARC recommended revisions to the plans to include de ails on the windows, trim and use of pavers on the driveway where appropriate. Chair Roseberry asked if this request has been incorporated. Planner Tim J. Haley advised that the paving is detailed on the plans an the other details will be addressed with the Building submittal and/or with the c nditions of approval. Campbell Planning Commission Minutes for March 11, 2008 Page 8 Chair Roseberry opened the Public Hearing for Agenda Item No.2. Mr. Lou Dorcich, Project Architect: · Identified himself as a Campbell High graduate. . Said he is available for any questions. Commissioner Gibbons asked about site drainage. Mr. Lou Dorcich said that drainage issues will be worked out with Civil En ineers and Public Works staff. Water would flow to the alley for the back half and to t e street for the front lot. There may be a small retaining wall. He added that a flat lot i more of a challenge than is a sloped lot. Commissioner Gibbons said it appears that the finish floor is three feet abo e the pad. Mr. Lou Dorcich said that may be a typo as three feet is high. Chair Roseberry closed the Public Hearing for Agenda Item No.2. Commissioner Gibbons: . Said that there are many very nice aspects of this project. Specifically ppreciated are the good quality plans and the completeness of the information provi ed. . Said that she is concerned with the driveway that is 15 feet wide at t e entrance and reduces to 12-feet in width afterwards. . Added that parking blocking the garage could be a problem and peopl up parking on the street. · Expressed privacy impact concerns over some of the second story wind ws. · Stated that she has mixed feelings. There are a lot of good things b t there are also things she wishes were not there. · Added that she is concerned with the high percentage FAR. Commissioner Rocha: . Said that Commission Gibbons makes a good point on the street parkin . However there is no street parking available on Sunnyside when Michi Sushi is op . Advised that he has lived on this street for nine years. . Said that the architect did a good job laying this project out. This i the most imaginative configuration that he has seen. · Reported that there is a drain in the alley and that the alley is 15-feet wid . . Agreed that the plans were a great package that answered a lot of quest ons. Chair Roseberry: . Agreed that this was a great package and a well thought out proposal. . Said he does not feel that there are any privacy issues with the upstairs indows. · Added that he finds the parking to be a good compromise and worth it or the look of it. He has no problem with perpendicular parking. Campbell Planning Commission Minutes for March 11, 2008 Page 9 · Stated that he also has no problem with the driveway being wider at t e curb to allow extra width to turn into the driveway from the street. . Said he is favorably impressed with this project. Commissioner Rocha stressed the importance of posting contractor informa ion on the site and that construction hours are honored. Acting Director Jackie C. Young Lind agreed that complaints are recei ed when construction starts early in this neighborhood. Commissioner Gairaud said he was originally concerned about the FAR b t changed his mind and supports this project. Acting Director Jackie C. Young Lind thanked Mr. Lou Dorcich for this p cket. He provided details per SARC request for porch, rail, window trim and pav rs on the driveway. Commissioner Gibbons joked that he is a licensed architect as well as a Campbell graduate. Motion: Upon motion of Commissioner Rocha, seconded by Com issioner Ebner, the Planning Commission took the following action : · Adopted Resolution No. 3873 recommending appr val of a Planned Development Permit (PLN2007 -196) and Tree Removal Permit (PLN2008-10) to allow the removal of one Deod ra Cedar to allow the construction of two single-family residence ; and · Adopted Resolution No. 3874 recommending appr val of a Tentative Parcel Map (PLN2007-197) to subdivide on property into two parcels on property owned by Mr. Stan Ljuba and Mr. Ron Cohen located at 45 Sunnyside Avenue, by the following roll call vote: AYES: Ebner, Gairaud, Gibbons, Rocha and Roseber NOES: None ABSENT: Alderete and Doorley ABSTAIN: None Chair Roseberry advised that this item would be considered by Council for nal action at its meeting of April 1 ,2008. *** Chair Roseberry read Agenda Item NO.3 into the record as follows: Campbell Planning Commission Minutes for March 11, 2008 Page 10 3. PLN2007 -163 Chamberlin, B. Public Hearing to consider the application of s. Breanna Chamberlin, on behalf of David and Lisa Bec ham, for a Site and Architectural Review Permit (PLN200 -163) for a remodel and addition to an existing single-famil residence on property owned by David and Lisa Beckha located at 849 Kenneth Avenue in an R-1-10 (Sin Ie Family Residential) Zoning District. Staff is recomm nding that this project be deemed Categorically Exempt u der CEQA. Tentative City Council Meeting Date: April 1 ,2 08. Project Planner: Tim J. Haley, Associate Planner Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: · Reported that the applicant is seeking approval of a Site and Architect ral Review Permit to allow a substantial addition (1,800) to an existing residence ( 88 square feet). The residence will remain a single-story. · Said that the lot is 10,000 square feet and the proposed lot coverage i .30 where .35 is allowed. · Said that there is a low profile roof and they are proposing a hip r f with the addition. The architectural style is a simple Mediterranean style. · Recommended that the Planning Commission adopt a resolution ap Site and Architectural Review Permit. Commissioner Rocha verified that there is just the single-car garage. Planner Tim J. Haley said yes. It is about a 1.5 car garage. Commissioner Rocha asked why a one car garage for a 3,000 square foot h use. Planner Tim J. Haley said that the garage size is the choice of the prop rtyowners who have lived in this home for a considerable time. Commissioner Ebner provided the Site and Architectural Review Committe report as follows: · SARC reviewed this project on February 26, 2008, and requested a landscape plan, replacement of a tree and architectural details for the garage do r, window trim, etc. Chair Roseberry opened the Public Hearing for Agenda Item NO.3. Mr. Rich Hartman, Hometec Architects: · Said that his clients have lived on this property for 22 years. · Said that this home is just at .30 FAR and is a nice simple structure. he garage door will be made slightly bigger than the existing. · Added that the owners are preserving the side yard for continued RV pa ing. Campbell Planning Commission Minutes for March 11, 2008 Page 11 Commissioner Gairaud said that this will be a beautiful home. Chair Roseberry said that this is a great neighborhood. He lives nearby. his addition will look good in the neighborhood. Chair Roseberry closed the Public Hearing for Agenda Item NO.3. Motion: Upon motion of Commissioner Gibbons, see nded by Commissioner Ebner, the Planning Commission adopted Resolution No. 3875 approving a Site and Architectu al Review Permit (PLN2007 -163) for a remodel and addition to n existing single-family residence on property owned by David and Lisa Beckham located at 849 Kenneth Avenue, by the followi g roll call vote: AYES: NOES: ABSENT: ABSTAIN: Ebner, Gairaud, Gibbons, Rocha and Rosebe ry None Alderete and Doorley None Chair Roseberry advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. *** Chair Roseberry read Agenda Item NO.4 into the record as follows: 4. PLN2008-22 Staff Public Hearing to consider the City-initiated ap Iication for a Text Amendment (PLN2008-22) to amend th Campbell Zoning Ordinance pertaining to assembly and ecreational uses in the M-1-S (Light Industrial) and C-M (Controlled Manufacturing) Industrial Zoning Districts. Staff is recommending that this project be deemed C tegorically Exempt under CEQA. Tentative City Council Meting Date: April 1, 2008. Project Planner: Steve Prosser, P anner I Mr. Steve Prosser, Planner I, presented the staff report as follows: · Reported that following a number of previous Conditional Use Permit pplications for recreational and public assembly uses in light industrial zoning distri ts, Council held a Study Session on February 5, 2008, and instructed staff to devel p policy for the management of special uses in manufacturing areas and to incl de review criteria to avoid an over-concentration. . Said that as a result of that review, three amendments are proposed: o Add two sections to Chapter 21.36 (provisions applying to special us s) relating to commercial schools and health and fitness centers. Campbell Planning Commission Minutes for March 11, 2008 Page 12 o Include revision criteria to the newly created commercial schools an health and fitness center uses that include a limited term use permit approva up to five years, parking and loading standards, circulation, hours of operatio ,noise and over-concentration review. o Modify the existing review criteria for Public assembly uses to incl de a time- limit on conditional use permits approved within the M-1 (Light Indus rial) and C- M (Controlled Manufacturing) districts. . Said that SARC did not review this application as there are no changes roposed to the architectural design approval process. . Recommended that the Planning Commission find that this project is C tegorically Exempt under CEQA. . Reported that staff provided public hearing notices to property owners ithin the M- 1 and CM districts and received approximately 13 inquiries. Once t e revisions were explained, the 13 owners who contacted the City were not opp sed to the proposed changes. . Recommended that the Commission adopt a resolution recommending approval of a Text Amendment amending the Campbell Zoning Ordinance pertaini g to public assembly, health and fitness centers and commercial school uses in t e M-1 and C-M zoning districts. Commissioner Gibbons asked how problematic adjacencies would be han led. Here or elsewhere in the Code? Planner Steve Prosser said it is not a part of this Text Amendment. Commissioner Gibbons asked if there were specific criteria. Acting Director Jackie C. Young Lind said that the Use Permit refers bac to Section 21.46, which is the health, safety and welfare condition. Commissioner Gibbons asked about parking and circulation issues with a common driveway. Acting Director Jackie C. Young Lind said that is handled by Section D-1. Chair Roseberry said that Section D-3 has strong language. Commissioner Gibbons said nicely done. Chair Roseberry opened the Public Hearing for Agenda Item NO.4. Chair Roseberry closed the Public Hearing for Agenda Item NO.4. Campbell Planning Commission Minutes for March 11, 2008 Page 13 Motion: Upon motion of Commissioner Rocha, seconded by Co Gairaud, the Planning Commission adopted Resolutio recommending that the City Council approve a Text endment (PLN2008-22) to amend the Campbell Zoning Ordinance pertaining to assembly and recreational uses in the M-1-S (Light Industrial) and C-M (Controlled Manufacturing) Industrial Zoning D stricts, by the following roll call vote: AYES: Ebner, Gairaud, Gibbons, Rocha and Rosebe ry NOES: None ABSENT: Alderete and Doorley ABSTAIN: None Chair Roseberry advised that this item would be considered by Council at its meeting of April 1, 2008, for final action. Commissioner Gibbons complimented Planner Steve Prosser for his work n this Text Amendment, saying he did an excellent job. Acting Director Jackie C. Young Lind agreed that he did an excellent job. *** REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR The written report of Ms. Jackie C. Young Lind, Acting Director, was a cepted as presented with the following additions: . Reported that at the March 4, 2008, Council meeting the Planned Dev lopment at 115 Sunnyside was approved, the preliminary design of the East Camp ell Avenue Master Plan was approved and the Public Works Director was au horized to proceed with an RFP. Chair Roseberry asked if there was a lot of discussion on ECAMP. Acting Director Jackie C. Young Lind said no. Acting Director Jackie C. Young Lind: · Continued her report by advising that she has forwarded an email u Planning Commission on the Riverside Plaza site. . Reported that the next Planning Commission meeting will include two ite s. Campbell Planning Commission Minutes for March 11, 2008 Page 14 ADJOURNMENT The Planning Commission meeting adjourned at 9:02 p.m. to the ne Regular Planning Commission Meeting of March 25, 2008. SUBMITTED BY: ~ ~ ~~ing Secretary APPROVED BY: g~ !L)'H- BObROSeberry:~~ ATTEST: