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PC Min - 03/08/2011CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. The Planning Commission meeting of March 8, 2011, was called to order at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chair Roseberry and the following proceedings were had, to wit: MARCH 8, 2011 CITY HALL COUNCIL CHAMBERS TUESDAY ROLL CALL Commissioners Present Chair: Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Commissioner: Bob Roseberry Theresa Alster Brian Brennan Mark Ebner Elizabeth Gibbons Paul Resnikoff Philip C. Reynolds, Jr. Commissioners Absent: Staff Present: APPROVAL OF MINUTES None Community Development Director: Planning Manager: City Attorney: Recording Secretary: Kirk Heinrichs Paul Kermoyan William Seligmann Corinne Shinn Motion: Upon motion by Commissioner Gibbons, seconded by Commissioner Alster, the Planning Commission minutes of the meeting of February 22, 2011, were approved. (5-0-0-2; Commissioner Ebner and Chair Roseberry abstained) Campbell Planning Commission Minutes for March 8, 2011 Page 2 COMMUNICATIONS 1. Staff memo with a recommended added condition for Agenda Item No. 1. 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. PLN2010-271 Public Hearing to consider the application of Imwalle Properties Imwalle (Oddwalle Campbell, LLC) for a Site and Architectural Review Properties Permit to allow the remodel of an existing 5,400 square foot commercial building, to construct a new 4,971 square foot addition to the existing building, to forward a recommendation to the City Council to adjust the off-street parking requirements, and to allow the construction of a trash enclosure on the adjacent City parking lot, on property located at 276 E. Campbell Avenue within the C-3 (Central Business District) 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: Paul Kermoyan, Planning Manager Mr. Paul Kermoyan, Planning Manager, presented the staff report as follows: • Advised that staff and the Commission have worked with this applicant over the last four to five months through aPre-Application and meetings. • Said that the applicant is seeking Site and Architectural Review Permit approval with different components that include a recommendation to Council for the granting of a Parking Adjustment; encroachment permits; trash enclosures, an electric transformer and landscaping in a public parking lot. • Described the project site as being in the Heart of the Downtown, on the southeast corner of First Street and Campbell Avenue. • Added that this is one of the last underutilized parcels in the Downtown that is right for some form of development. • Said that this corner parcel contains the Oddfellows Hall. • Reminded that the Planning Commission reviewed the Pre-Application on September 14, 2010, that involved a proposed phased project. Phase I would have Campbell Planning Commission Minutes for March 8, 2011 Page 3 divided the existing Oddfellows Hall building into three tenant spaces with an outdoor dining area. Phase II was proposed as an addition to the existing building. • Said that the proposed Pre-Application presented building facades were viewed very favorably by the Commission with use of different materials. The existing building incorporates stucco, cornice trim and a short the base. The addition would incorporate plaster-shaped modular elements, corbelled cornices and a taller the base. • Pointed out that each storefront in the Downtown has a different elevation. • Reminded that the Commission expressed a preference for a single permit over a phased project and requested both shade and vista studies. • Said that staff had been concerned about the large expanse of storefronts and proposed accordion-style glass doors. • Stated that following the Pre-Application comments, the applicant submitted their formal application that incorporated the remodel, addition, retention of parking, reduction in patio from approximately 2,000 square feet to approximately 1,500 square feet; lighting, the replacement of the dumpster in the public parking lot and installation of an electric transformer. The building was slightly wider at 74 feet. There was an added seat wall. • Reported that currently there is a trash enclosure large enough to hold two dumpsters. What is proposed is one that is big enough for six dumpsters and eight recycling bins with no impact on parking stalls. • Added that the biggest change in the design is the height, which is 19 feet; 21 feet at the cornice and a maximum of 28 feet at the corner. • Reported that staff finds the design to be supportable. • Suggested that issue areas can be worked out between staff and the applicant. • Said that everyone was in support of having a patio enclosure but questions were raised on how to relate the patio area to the public experience. Should it be seamless or should there be a hard-line separation. • Said that it is proposed that some of the existing public right-of-way area be vacated to this site since it is clear the street will never be enlarged. • Said that staff finds that the storefront design elements are different enough to avoid any sort of a monotonous appearance. • Added that staff is proposing use of more base treatments with more durable materials. • Explained that a lot merge of the project site will join two existing parcels that comprise this property into one lot. • Said that the Commission had requested a shade study. • Said that staff had looked at several patios in several cities. What is proposed is having no line separating diners from the public right-of-way but incorporating columns with hanging planters and lights to help make this a prominent site. • Said that staff is recommending that excess public right-of-way be vacated back to the applicant. • Said that the canopy and light sconce are the only similarities between the old and new parts of this building. The rest is different. There are different cornice treatments, different textures including sand finish stucco and smooth trowelled Campbell Planning Commission Minutes for March 8, 2011 Page 4 stucco. This difference will make the project look more integrated into the Downtown. • Said that instead of the vista view study, the applicant provided aerials of each Downtown corner. • Said that the parking for Downtown is different from other parts of the City. Parking credits are given and new parking is required only for new structures. Six spaces will remain on site. • Reported that in the late 90's the City hired a parking consultant that did a parking study of the Downtown taking into consideration the feasible development into the future. Based on that study, it was determined that the City needed 300 more spaces to serve the Downtown. The City garage was constructed with 300 stalls. • Stated that staff recommends this project be deemed Categorically Exempt under CEQA, approve this project based on the Downtown Development Plan and forward a recommendation that Council approve a parking adjustment. Commissioner Alster presented the Site and Architectural Review Committee report as follows: • Reported that SARC reviewed this project at its meeting on February 22, 2011. • Said that SARC was supportive of the project as presented with the request that more durable base materials be used for the storefronts. • Added that the two members of SARC had differing opinions on the outdoor patio area. One supported a more open design and the other a more enclosed design. Chair Roseberry opened the Public Hearing for Agenda Item No. 1. Mr. Don Imwalle, Project Applicant: • Thanked Planning Manager Paul Kermoyan, Director Kirk Heinrichs, the Planning Commission and SARC for their time, consideration and thoughtful feedback. • Said that conversations began with Kirk and Paul approximately 18 months ago. • Added that he is pleased to see some signs of economic recovery underway in Silicon Valley. • Added that they have found strong interest in this project by potential tenants and they have support from their bank for anon-phased project. • Said they would appreciate the Commission's support. With this approval, they can go back to their potential tenants. Commissioner Brennan: • Said that this is a very exciting project for the Downtown. • Said that the provided study of intersections was helpful for him. • Asked why that was provided rather than vista and shade studies. Mr. Don Imwalle said that the form and massing were the most critical components to consider. Added that based on the size of street this site is on, they would have had to build 14 foot tall buildings. Campbell Planning Commission Minutes for March 8, 2011 Page 5 Commissioner Resnikoff said that he had been concerned about a phased project and is glad that it is now a single phased project. He asked for clarification about a lot merger. Planner Paul Kermoyan explained that the title report describes two lots. It's not obvious but the title shows it. This will be cleaned up by merging the two into one lot. Chair Roseberry closed the Public Hearing for Agenda Item No. 1. Commissioner Gibbons: • Agreed that everyone has worked hard. • Said she has a few comments and is in support. • Stated that in the future it would be appreciated if staff ensures that any studies the Commission might request actually are provided. She said she was a little disappointed that did not happen here. • Said that the parking lot doesn't show accessible parking spaces and suggested this be referred back to the Director for clarification. • Said that another study that would have been helpful is one that demonstrates the relationship of this proposed outdoor seating area to the historic building located across the street. • Expressed support for the addition of a condition that documents acknowledgement of the occurrence of weekly Farmers Market and special events that occur in the Downtown. • Said that she supports a light railing that can easily be removed and/or changed. • Suggested that solar panels be incorporated on this larger flat roof either now or some time in the future. Commissioner Alster: • Pointed out that the accessible parking is depicted on Plan Sheet A-2. • Advised that SARC had requested use of different textures and colors. • Added that she loves the changes made to the exterior of this building. Commissioner Ebner: • Stated that he too was disappointed that the vista and shade studies were not provided. • Added that having this building block the historic landmark (Water Tower) is also disappointing. • Said that he doesn't like a permanent railing but potted larger planters would be attractive with plantings. • Supported the proposed condition recognizing the Downtown events. • Said that deeding over the excessive right-of-way is a good idea. • Stated that he does not like the green color. • Agreed that use of solar panels is a great idea. Commissioner Reynolds: Campbell Planning Commission Minutes for March 8, 2011 Page 6 • Said that he likes this project and thanked the applicant for bringing this project to our City. • Said that he likes the proposed colors. They stand out. • Added that he is tired of peach-colored buildings. • Said that he really likes the idea of hanging planters. He has seen them used in other cities, including Mountain View, and in Oregon. • Said he has questions about hedge versus fence. • Said that he is not too keen on the use of a fence but likes the idea of a hedge, which adds a European flair and class while adding separation but a hedge would require constant maintenance. • Stated that the storefront design is well done. • Agreed with Commissioner Gibbons about the use of solar panels and with the proposed condition recognizing the Downtown events. Chair Roseberry: • Said that everyone agrees this is a good project. The review system worked and the project benefitted from the process. • Said that the original design didn't do it but the revised design accentuates this corner. • Suggested that unresolved issues be left to the discretion of the Director, including how to delineate outdoor space to East Campbell Avenue. • Stated that this is a big busy corner and it makes sense to interact between these two spaces but leaves that to the Director. • Reminded the Commission of staff's recommendation for an added condition to require the applicant to install a plaque recognizing the 100 year history of the Oddfellows Commissioner Ebner asked Chair Roseberry for his impressions of the proposed colors. Chair Roseberry: • Stated that he agrees with Commissioner Reynolds comments about use of color. • Said that there are often monochromatic phases as far as use of colors. • Pointed out that Downtown Campbell is eclectic. There are lots of different textures and types of architecture. • Stated that these proposed colors are not a bad thing and he thinks they'll be all right. • Concluded that he hopes the applicant is committed to use of a more durable base material. Planner Paul Kermoyan pointed out that Condition 14 defers final selection of materials to the Director. Commissioner Alster pointed out that the exterior of the former Toast Shop (now Ayla) is painted green. It represented a good addition to the Downtown. Campbell Planning Commission Minutes for March 8, 2011 Page 7 Commissioner Ebner said it appears it is just him that has concern about the colors. It appears more lime than forest green. He thanked the Commissioners for their input on that issue. Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Alster, the Planning Commission adopted Resolution No. 4014 approving a Site and Architectural Review Permit to allow the remodel of an existing 5,400 square foot commercial building, to construct a new 4,971 square foot addition to the existing building, to forward a recommendation to the City Council to adjust the off-street parking requirements, and to allow the construction of a trash enclosure on the adjacent City parking lot, on property located at 276 E. Campbell Avenue, with the following additions: • Include staffs proposed condition of approval requiring the installation of a plaque commemorating the Oddfellows; • Add a condition that acknowledges the Downtown events; • Encouraging the use of solar panels on the roof of this building; • Leaving the final decision on the railing option for the outdoor seating area to the discretion of the Community Development Director; and • Leaving the final decision for a more durable base material to the discretion of the Community Development Director, by the following roll call vote: AYES: Alster, Brennan, Ebner, Gibbons, Resnikoff, Reynolds and Roseberry NOES: None ABSENT: None ABSTAIN: None Chair Roseberry 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 advised that the City has entered into contract with Summerhill for the housing development project at San Tomas Expressway and West Campbell Avenue. This project has been an approximate six-year effort. Commissioner Gibbons reminded staff of the Latimer Circle resident who had raised drainage issues. Director Kirk Heinrichs advised that the next meeting agenda will consist of four items. Campbell Planning Commission Minutes for March 8, 2011 Page 8 ADJOURNMENT The Planning Commission meeting adjourned at 8:24 p.m. to the next Regular Planning Commission Meeting of March 22, 2011. SUBMITTED BY: on hinn, Recording Secretary ^-, , APPROVED BY: '`C' ~-t~ Bob Roseberry, Chair„ ATTEST: Heinr chs, Secretary