PC Min - 09/14/2010CITY OF CAMPBELL PLANNING COMMISSION
MINUTES
7:30 P.M.
SEPTEMBER 14, 2010
CITY HALL COUNCIL CHAMBERS
TUESDAY
The Planning Commission meeting of September 14, 2010, was called to order at 7:30
p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chair
Gibbons and the following proceedings were had, to wit:
ROLL CALL
Commissioners Present: Chair:
Commissioner:
Commissioner:
Commissioner:
Commissioner:
Commissioner:
Commissioner:
Commissioners Absent: None
Staff Present: Comm. Dev. Director:
Planning Manager:
Associate Planner:
Assistant Planner:
City Attorney:
Recording Secretary:
APPROVAL OF MINUTES
Elizabeth Gibbons
Theresa Alster
Jeffrey Cristina
Mark Ebner
Paul Resnikoff
Philip C. Reynolds, Jr.
Bob Roseberry
Kirk Heinrichs
Paul Kermoyan
Steve Prosser
Daniel Fama
William Seligmann
Corinne Shinn
Motion: Upon motion by Commissioner Reynolds, seconded by
Commissioner Roseberry, the Planning Commission minutes of
the meeting of August 10, 2010, were approved. (4-0-0-3;
Commissioners Alster, Cristina and Resnikoff abstained)
COMMUNICATIONS
Email from neighbor in support of Agenda Item No. 2.
Campbell Planning Commission Minutes for September 14, 2010 Page 2
AGENDA MODIFICATIONS OR POSTPONEMENTS
There were no agenda modifications or postponements.
ELECTION OF VICE CHAIR
Motion: Upon motion by Commissioner Ebner, seconded by
Commissioner Alster, Commissioner Roseberry was selected to
serve as Vice Chair of the Planning Commission for the remainder
of 2010. (7-0)
ORAL REQUESTS
Mr. Tom Roberts asked if this was a proper forum to discuss the recent community
meeting held on the issue of the stop light at Campbell & Leigh Avenues.
Director Kirk Heinrichs said that the best person to speak to about this issue is Public
Works Director Bob Kass. The appropriate City meeting for such an issue would be a
Council meeting.
PUBLIC HEARINGS
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Chair Gibbons read Agenda Item No. 1 into the record as follows:
PLN2010-50 Public Hearing to consider the application of Ms. Aman Dulay
Dulay, A. for a Site and Architectural Review Permit (PLN2010-50) to
allow the construction of a new two-story single family residence
on property located at 324 Redding Road in an R-M (Multiple
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: Daniel
Fama, Assistant Planner
Mr. Daniel Fama, Assistant Planner, presented the staff report as follows:
• Advised that the applicant is seeking Site and Architectural Review Permit approval
for a new single-family residence to be constructed on a lot with an existing single-
family residence. The existing home will be retained resulting in one parcel with
two residences. The owners have no plans to subdivide their property at this time.
• Described the surrounding uses as commercial on two sides and residences on two
sides.
• Said that the General Plan designation of Low-Medium Density Residential allows a
density of 6-13 units per gross acre. The new 1,650 square foot unit will result in a
FAR of .37, lot coverage of .35 and a density of 7.23 units per gross acres. The R-
M (Multiple Family Residential) Zoning District allows apartments, duplexes and
Campbell Planning Commission Minutes for September 14, 2010 Page 3
single-family residences with a minimum lot size of 7,000 square feet. This parcel
meets that standard.
• Explained that this project is consistent with General Plan policies and goals
including neighborhood compatibility.
• Said that the proposed structure is two-stories with three bedrooms and three
bathrooms using a Mediterranean inspired contemporary design that includes
stucco and articulated windows and door trim. It meets the requirements of the
design guidelines.
• Said that the parcel is atriangular-configured lot. The new home would be situated
in the side yard of the existing residence with the homes separated by
approximately 9.5 feet. There will be a fence between the units so they will appear
as two separate parcels. There will be independent open space for each unit with
the required 445 square feet of open space per unit.
• Added that the project is subject to the public right-of-way improvements and
sidewalks, curbs and gutters will be required to be installed.
• Reported that an adjacent property was subdivided and developed with a new
home recently. That property owner entered into a deferred improvement
agreement with the City for future installation of sidewalks, curbs and gutters when
there was additional development on this street. With this project underway, that
owner will now be required install the sidewalk, curbs and gutters along their
property resulting in a total of 315 feet of sidewalk, curbs and gutters with both
projects.
• Recommended approval of this project.
Commissioner Reynolds presented the Site and Architectural Review Committee
report as follows:
• SARC's only comment was to recommend improvements to the existing residence.
• Added that SARC liked the project otherwise.
Chair Gibbons opened the Public Hearing for Agenda Item No. 1.
Chair Gibbons closed the Public Hearing for Agenda Item No. 1.
Commissioner Cristina said that this is an excellent project that he really likes that fits
in well in the neighborhood.
Motion: Upon motion of Commissioner Cristina, seconded by
Commissioner Roseberry, the Planning Commission adopted
Resolution No. 3996 approving a Site and Architectural Review
Permit (PLN2010-50) to allow the construction of a new two-story
single family residence on property located at 324 Redding Road,
by the following roll call vote:
AYES: Alster, Cristina, Ebner, Gibbons, Resnikoff,
Reynolds and Roseberry
NOES: None
ABSENT: None
Campbell Planning Commission Minutes for September 14, 2010 Page 4
ABSTAIN: None
Chair Gibbons advised that this action is final unless appealed in writing to the City
Clerk within 10 calendar days.
***
PUBLIC HEARINGS
Chair Gibbons read Agenda Item No. 2 into the record as follows:
2. PLN2010-55 Public Hearing to consider the application of Kulvinder & Amrat
Banwait, K & A Banwait for a Site and Architectural Review Permit (PLN2010-
55) to allow asecond-story addition to a one-story single-family
residence resulting in a FAR that exceeds .45 on property
located at 1685 Westmont Avenue 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: Steve
Prosser, Associate Planner
Mr. Steve Prosser, Assistant Planner, presented the staff report as follows:
• Advised that the applicant is seeking Site and Architectural Review Permit approval
to allow a second story addition to an existing single-story single-family residence
with a FAR exceeding .45.
• Said that the property is on the north side of Westmont Avenue, between Silacci
and Harriet, that is zoned R-1-6 and subject to the San Tomas Area Neighborhood
Plan.
• Explained that homes in this zone with an FAR above .45 and up to .50 requires
Site and Architectural Review Permit approval. This project's FAR is .497
representing 281 square feet above the allowable .45 FAR.
• Stated that the existing first floor of this home would be remodeled and a 1,000
square foot second-story addition would be constructed.
• Reported that the proposal complies with the requirements of the STANP and
incorporates the architectural features of homes in the San Tomas Area.
• Said that staff believes the home is in proportion, has architectural features that are
compatible with the neighborhood and is not significantly larger than the other
homes in the neighborhood. The second story is set back 18.5 feet.
• Explained that there are six criteria to allow FAR in excess of .45 including the
provision that the maximum not exceed .50; that the home having been
constructed and occupied for no less than one year; that the design obtain Site and
Architectural Review approval; that public hearing be noticed; that the lot is less
than 8,000 square feet and that the Planning Commission make required findings.
Those findings include: simple extensions along existing buildings; compliance
with the STANP design guidelines; and that the home be compatible with the
architecture of the existing home and neighborhood.
Campbell Planning Commission Minutes for September 14, 2010 Page 5
• Reported that SARC reviewed this project at its meeting on August 10th and was
unable to achieve consensus.
• Added that as a result of SARC's concerns, the applicant revised his second story
floor plan to provide balance along the front elevation.
• Said that this project is Categorically Exempt under CEQA.
• Pointed out that a desk item has been provided that represents an email of support
from an adjacent neighbor.
• Recommended adoption of a resolution approving this project and advised that the
applicant is present.
Commissioner Reynolds provided the Site and Architectural Review Committee
meeting report as follows:
• SARC did not reach an agreement on this proposal.
• Reported that Commission Rocha was concerned about exceeding the .45 FAR
while he (Commissioner Reynolds) had no problem with that.
• Added that his only concern was the design of the windows in the front elevation
that appeared off-balance and of different sizes. The applicant has changed that
elevation and it now looks much better.
Commissioner Alster asked about the two different colors.
Planner Steve Prosser said that staff feels use of two colors would highlight the second
story addition and that use of a single color would minimize the impact. Either
proposed color would work.
Chair Gibbons opened the Public Hearing for Agenda Item No. 2.
Commissioner Reynolds asked if the applicant was present.
Mr. Kulvinder Banwait, Applicant:
• Said that he has lived in the area for 18 years.
• Reported that the house was fine when his kids were little but they now want more
room.
• Asked the Commission to approve this addition.
Commissioner Reynolds thanked Mr. Banwait for attending this evening and for the
revisions he made on his design. He said that this is a beautiful project now. He
asked Mr. Banwait what the thoughts were behind the proposed use of two paint
colors.
Mr. Kulvinder Banwait said that he has no problem using just one color and the
depiction of two was a communications misunderstanding with his designer.
Chair Gibbons closed the Public Hearing for Agenda Item No. 2.
Campbell Planning Commission Minutes for September 14, 2010 Page 6
Motion: Upon motion of Commissioner Reynolds, seconded by
Commissioner Cristina, the Planning Commission adopted
Resolution No. 3997 approving a Site and Architectural Review
Permit (PLN2010-55) to allow a second story addition to a one-
story single-family residence resulting in a FAR that exceeds .45
on property located at 1685 Westmont Avenue, by the following
roll call vote:
AYES: Alster, Cristina, Ebner, Gibbons, Resnikoff,
Reynolds and Roseberry
NOES: None
ABSENT: None
ABSTAIN: None
Chair Gibbons advised that this action is final unless appealed in writing to the City
Clerk within 10 calendar days.
***
REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR
Director Kirk Heinrichs updated the written Director's Report as follows:
• The owner of Rasputin has advised staff that they will repaint their building per the
approved colors.
Chair Gibbons reminded that the September 28t" meeting has been cancelled and the
next regular meeting is set for October 12t". A study session immediate follows this
evening's meeting.
ADJOURNMENT
The Planning Commission meeting adjourned at 7:58 p.m. immediately to a Study
Session and subsequently to the next Regular Planning Commission Meeting of
October 12, 2010.
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SUBMITTED BY:
Corin inn, Recording Secretary
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APPROVED BY: e'
izabe Gibbons, Chair
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ATTEST:
Kirk Heinrichs, ecretary