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PC Min - 03/22/2011CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P. M. The Planning Commission meeting of March 22, 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 22, 2011 CITY HALL COUNCIL CHAMBERS TUESDAY ROLL CALL Commissioners Present Chair: Vice Chair: Commissioner: Commissioner: Commissioner: Bob Roseberry Theresa Alster Brian Brennan Paul Resnikoff Philip C. Reynolds, Jr. Commissioners Absent Staff Present: APPROVAL OF MINUTES Commissioner: Commissioner: Community Development Director: Planning Manager: Associate Planner: City Attorney: Recording Secretary: Mark Ebner Elizabeth Gibbons Kirk Heinrichs Paul Kermoyan Steve Prosser William Seligmann Corinne Shinn Motion: Upon motion by Commissioner Brennan, seconded by Commissioner Reynolds, the Planning Commission minutes of the meeting of March 8, 2011, were approved. (5-0-2; Commissioners Ebner and Gibbons were absent) COMMUNICATIONS There were no communications items. Campbell Planning Commission Minutes for March 22, 2011 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. PLN2011-45 Public Hearing to consider the application of Merrill Gardens at Merrill Campbell, LLC for a Modification (PLN2011-45) of a previously- Gardens at approved Planned Development Permit that includes reducing Campbell, LLC Building A from three stories to one; reconfiguration and reduction in the size of the underground parking; modification of the rental apartments from 127 (99 senior/28 non-age restricted) to 126 senior living units; and an increase in retail space from 16,950 s.f. to 17,936 s.f. on property located at 2041-2127 Winchester Boulevard. A Mitigated Negative Declaration was previously adopted for this project. Tentative City Council Meeting Date: April 19, 2011. Project Planner: Steve Prosser, Associate Planner Mr. Steve Prosser, Associate Planner, presented the staff report as follows: • Advised that the applicant is seeking approval of a Modification to a previously- approved Planned Development Permit fora mixed-use development. The modified project consists of 126 senior living units (including 21 dementia units) and just below 18,000 square feet of commercial space. • Said that the project site is zoned P-D (Planned Development) and consists of 3.7 acres over six parcels currently developed with approximately 31,000 square feet in single-story commercial buildings and two residential units. Surrounding uses are commercial to the north, south and east and residential to the west. • Explained that the project changes were initiated by the applicant who submitted an application for this project Modification on January 27, 2011. The changes include a reduction from the original 127 units (99 senior/28 non-age restricted) to 126 senior living units. Additionally, Building A is being reduced from athree-story to a single-story; the reduction in the number of parking spaces; removal of the utility undergrounding requirement from the conditions of approval; and the correction of a calculation error in the affordable housing units. • Reported that the other entitlements granted with the original project approval included a General Plan Amendment; a Use Permit to create the dementia unit; a Master Sign Program and a Tree Removal Permit. Campbell Planning Commission Minutes for March 22, 2011 Page 3 • Said that the 126 senior rental units would be in Buildings B, C and D with the 21- bed dementia unit on the 2nd floor of Building D. The first floors of Building A and B would consist of retail space. • Advised that the underground parking beneath Buildings A and B would be modified. The rest of the buildings would be unchanged. • Stated that the original project provided 175 parking spaces with 83 residential/guest spaces, 11 to serve the dementia units and 81 for the retail space. The modified parking totals 142 spaces with 42 serving the senior living units, 11 for the dementia units and 89 for the retail space. Thirty seven (37) spaces are located behind Building A and 98 are underground beneath Buildings B, C and D. Additionally, there is a secure bicycle area. • Explained that since the original approval of this project, the Winchester Boulevard Master Plan was adopted that encourages buildings being set back a minimum of five feet from the frontage property line along Winchester Boulevard. A condition of approval has been drafted increasing the front setback along Winchester to meet this minimum of five feet. • Reported that SARC reviewed this project at its meeting on March 8, 2011, and the applicant revised their plans according to the recommendations of SARC. • Said that the 2007 Initial Study determined that there were no significant impacts with mitigation measures. Since this Modification represents a reduction in project size, any potential project impacts are also reduced. Therefore, no additional CEQA review was required. • Recommended that the Planning Commission adopt a resolution recommending that the City Council approve this Modification to a Planned Development Permit subject to the conditions of approval. • Reported that the applicant's representative is available this evening. Commissioner Alster presented the Site and Architectural Review Committee report as follows: • Reported that SARC reviewed this project at its meeting on March 8, 2011. • Stated that SARC was supportive of the increase in front setback along Winchester to a five foot minimum. • Added that SARC requested that the columns of Building A be accentuated. • Advised that the applicant has incorporated SARC's requested changes into their revised plans and staff has added corresponding conditions of approval. Chair Roseberry opened the Public Hearing for Agenda Item No. 1. Chair Roseberry closed the Public Hearing for Agenda Item No. 1. Commissioner Brennan asked staff to clarify the underground versus surface parking provided with the proposed changes to the project. Planner Steve Prosser: • Said that the original parking included provision of parking for the non-age restricted units that have a higher ratio of required parking. Campbell Planning Commission Minutes for March 22, 2011 Page 4 • Added that the parking spaces to serve the dementia units remain unchanged at 11 spaces. • Stated that there has been an addition of eight spaces to serve the increased commercial retail square footage. • Explained that the underground parking was redesigned and reduced by 32 spaces. The surface parking is unchanged. Commissioner Alster: • Said that SARC's recommendation to soften the architecture between the two buildings was well implemented. • Added that the parking fits the needs of the modified project. It is a smaller project. • Concluded that this project looks good. Commissioner Resnikoff: • Pointed out that he wasn't yet on the Commission when this project was originally reviewed and approved. • Said that the two SARC recommendations were spot on. • Said that the reduced height of Building A helps transition to Building B. Chair Roseberry: • Said he was on the Commission for the original review. • Added that a lot of work was done in processing the project. • Stated that he feels this was a nice project at the time and he is glad to see that they are proceeding with it. • Said that these changes improve the project. Motion: Upon motion of Commissioner Reynolds, seconded by Commissioner Resnikoff, the Planning Commission adopted Resolution No. 4015 approving a Modification (PLN2011-45) of a previously-approved Planned Development Permit that includes reducing Building A from three stories to one; reconfiguration and reduction in the size of the underground parking; modification of the rental apartments from 127 (99 senior/28 non- age restricted) to 126 senior living units; and an increase in retail space from 16,950 s.f. to 17,936 s.f. on property located at 2041- 2127 Winchester Boulevard, by the following roll call vote: AYES: Alster, Brennan, Resnikoff, Reynolds and Roseberry NOES: None ABSENT: Ebner and Gibbons ABSTAIN: None Chair Roseberry advised that this project would be considered by the City Council at its meeting of April 19, 2011. *** Campbell Planning Commission Minutes for March 22, 2011 Page 5 Commissioner Reynolds advised that he would have to recuse himself from Item 2 due to a professional conflict. He left the dais and chambers. Chair Roseberry read Agenda Item No. 2 into the record as follows: 2. PLN2010-248 Continued Public Hearing to consider the application of AT&T AT&T for a Conditional Use Permit (PLN2010-248) to allow the continued operation and modification of an existing wireless telecommunications facility on property located at 700 W. Hamilton Avenue in a C-2 (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: Steve Prosser, Associate Planner Mr. Steve Prosser, Associate Planner, presented the staff report as follows: • Said that the original submittal was for three facade mounted antennas for an existing AT&T wireless installation at 700 W. Hamilton Avenue. SARC originally reviewed the request at it's meeting on December 14, 2010, and suggested the applicant consider aroof-mounted installation over the facade mounted antennas. • Added that the project was brought to the Commission on January 11, 2011, and after discussion, it was continued to the meeting of February 8, 2011. Just before the February 8th meeting, at the applicant's request, the project was continued to a date uncertain. • Said that at this time the applicant is seeking approval of a Conditional Use Permit to allow the continued operation of an existing cell site by replacing their three existing antennas with new technology antennas. • Reported that the original Conditional Use Permit expired in 2009. • Explained that the C-2 (General Commercial) Zoning District requires a Conditional Use Permit for telecommunications installations. • Said that this property contains athree-story building and is on the south side of Hamilton Avenue. It is surrounded by commercial uses to the north, east and west and residential uses to the south. The AT&T antennas are located on the northeast and southwest corners of the building. There are three other telecommunications carriers on site. • Said that the proposal is to replace the three existing facade-mounted AT&T antennas with new facade-mounted antennas camouflaged to match the building. • Reported that staff found the proposal did not meet Ordinance requirements. • Said that a revised proposal was reviewed by SARC on February 22, 2011, at which time SARC asked that the new antennas be better integrated into the site. • Advised that the applicant is saying that there is no way to improve integration into the building's architecture. • Reported that an RF report was provided that indicates that this installation complies with Federal standards. Campbell Planning Commission Minutes for March 22, 2011 Page 6 • Recommended approval of a Conditional Use Permit and advised that the applicant's representative is available. Chair Roseberry said he thought the applicant had proposed to remove these antennas. Planner Steve Prosser: • Said that staff had proposed installation on the roof approximately three to four feet back from the parapet. • Added that the applicant had determined that the suggested placement an the roof would not meet their coverage needs. Chair Roseberry asked how many times this proposal went to SARC. Planner Steve Prosser replied advised that this item went to SARC on December 14, 2010, and February 22, 2011. Additionally, public hearings before the Commission were continued twice. Chair Roseberry reiterated his understanding that originally they were going to pull them off. Planner Steve Prosser said that was in response to a SARC recommendation. Chair Roseberry said he thought it was the applicant's idea. Planner Steve Prosser said that originally the applicants wanted to add new antennas in addition to their existing antennas, to modify the existing and add additional. It was SARC that recommended roof-mounted antennas. Commissioner Alster presented the Site and Architectural Review Committee report as follows: • Reported that SARC reviewed AT&T's proposal on December 14, 2010. • Stated that SARC recommended significant modifications to the plans to incorporate roof-mounted antennas. • Added that the public hearing on January 11, 2011, was continued to February 8, 2011, to allow the applicant time for further analysis and continued again on February 22, 2011, to a date uncertain. • Said that SARC saw a revised application on February 22, 2011, that included both existing and proposed antennas that were better integrated. However, SARC still supported the relocation of antennas to the roof using a redesign of the existing parapet. SARC felt that if this is not feasible, perhaps another location would be better suited. • Said that the plans were not modified as a result of SARC comments. Chair Roseberry opened the Public Hearing for Agenda Item No. 2. Campbell Planning Commission Minutes for March 22, 2011 Page 7 Ms. Valerie Tallerico, Applicant's Representative: • Said she wanted to clarify something. • Reported that she visited the site with their RF Engineer. • Clarified that relocating the antennas to the roof was not feasible simply because of coverage issues but also due to spacing issues with the other carriers on site. Placing their antennas on the roof would create interference with the other carriers already there. Therefore, installing the AT&T antennas on the roof is not possible with the height limitations. • Suggested that additional screening is possible on the facade and passed a photo that demonstrated a revised screening option. She added that at this time no new antennas are proposed but simply the replacement of the existing antennas with upgraded ones. Chair Roseberry asked if some of the dummy antennas would be removed. Ms. Valerie Tallerico said that there are no dummy antennas for AT&T on the building. Chair Roseberry said that perhaps they are for another carrier. Planner Steve Prosser agreed and explained that there are dummy antennas on the southeast corner to mimic the other corners that have antennas. Planning Manager Paul Kermoyan: • Reminded that at the last SARC meeting one suggestion was to cap the fa~ade- mounted antennas. • Added that another option proposed at SARC was to remove a part of the parapet, set in the antennas and cover them with RF-friendly material. • Stated that the intent of the Telecommunications Ordinance is to create balanced design and to take stuff out that detracts from a building's architecture and replace it. • Said that staying on the facade is the cheapest way to update this installation. It would be more costly to relocate it to the roof. Chair Roseberry: • Said that using a cap to screen the antennas on the facade is not a bad detail and would represent an improvement to what's existing. • Said that updating the final design to improve the appearance with a cap is one option or sending the project back for more review is another. • Suggested approving this request conceptually and leaving final details to the discretion of the Director. Planner Steve Prosser pointed out that there is a condition of approval (Condition 1-A) in place that takes that approach. Director Kirk Heinrichs said that he would appreciate direction from the Commission. Campbell Planning Commission Minutes for March 22, 2011 Page 8 Commissioner Alster: • Said that the key is integrating the antennas into the building. • Added that the applicant has to go the extra mile here. • Supported Planning Manager Paul Kermoyan's idea of integrating the antennas into the building. Chair Roseberry agreed but added that he is not sure it can fit within that band. He added that the proposed cap might work to adequately screen these antennas. Commissioner Resnikoff said he agrees. Planning Manager Paul Kermoyan said that perhaps the direction from the Commission could be to integrate the antennas into the parapet, if feasible. If not, capping would suffice. Chair Roseberry closed the Public Hearing for Agenda Item No. 2. Motion: Upon motion of Commissioner Brennan, seconded by Commissioner Resnikoff, the Planning Commission adopted Resolution No. 4016 approving a Conditional Use Permit (PLN2010-248) to allow the continued operation and modification of an existing wireless telecommunications facility on property located at 700 W. Hamilton Avenue, with the instruction to integrate the antennas into the parapet if possible or capping them would be acceptable, by the following roll call vote: AYES: Alster, Brennan, Resnikoff and Roseberry NOES: None ABSENT: Ebner and Gibbons ABSTAIN: Reynolds Chair Roseberry advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. Commissioner Reynolds returned to the chambers and dais at the conclusion of the Public Hearing Item No. 2. *** Chair Roseberry read Agenda Item No. 3 into the record as follows: Campbell Planning Commission Minutes for March 22, 2011 Page 9 3. PLN2011-41 Public Hearing to consider the application of Physical Culture Physical Strength and Conditioning for a Conditional Use Permit Culture (PLN2011-41) to allow a new health and fitness use and late Strength and night activities (operating at 5 a.m.) within an existing 4,347 Conditioning square foot tenant space within an existing 33,756 square foot commercial/industrial building on property located at 1610 Dell Avenue, Unit A, in a C-M (Controlled Manufacturing) 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, Associate Planner, presented the staff report as follows: • Advised that the applicant is seeking a Conditional Use Permit to establish a fitness center with operational hours before 6 a.m. • Said that the site is an existing tenant space (Suite A) within amulti-tenant 33,756 square foot building on the east side of Dell Avenue. • Said that this is a C-M (Controlled Manufacturing) Zoning District. A Conditional Use Permit is required for a fitness facility within this zoning. • Described the use as providing multi-fitness and strength training. The facility offers 50 minute classes with 12 to 13 students per class and one to two trainers. • Explained that Use Permits for fitness facilities in the C-M zone are granted for five- year periods. • Stated that the parking provided on site is 118 spaces at a ratio of 1 per 286 square feet of space. A fitness facility requires 1 space per 150 square feet or 29 spaces for this tenant space. • Added that since this facility offers group oriented training sessions, staff recommends use of the commercial school parking standard with the limit of not more than 15 students at a time and utilizing staggered start times for the classes offered. With those restrictions, a parking adjustment is warranted and supportable. • Informed that the applicant has agreed to these restrictions in number of students and use of staggered start times. • Recommended approval. Commissioner Brennan asked for clarification as to what the standard might be for staggered start times. Planner Steve Prosser said the recommendation is 15 minutes between the conclusion of one session and the start of the next. Chair Roseberry asked what the parking requirement standard is for a gym. Campbell Planning Commission Minutes for March 22, 2011 Page 10 Planner Steve Prosser said approximately 30 spaces would be required using the gym standard. Chair Roseberry asked if this use is considered more of a classroom type of training. Planner Steve Prosser said that there are specific start times while a gym has open hours. Commissioner Resnikoff said that a gym would likely have twice as many people on site than this use would. Chair Roseberry asked if the site utilizes shared parking. Planner Steve Prosser said yes. Chair Roseberry asked whether this building is over or under-parked given its square footage. Planner Steve Prosser said it appears appropriately parked for the existing uses. Chair Roseberry asked what if there are different and more intense uses in the future. Planner Steve Prosser said the ratio of one space per 250 square feet of space would be used to evaluate those uses. Chair Roseberry asked how many spaces that ratio would represent for the whole site. Planning Manager Paul Kermoyan calculated 132 spaces. Chair Roseberry opened the Public Hearing for Agenda Item No. 3. Chair Roseberry closed the Public Hearing for Agenda Item No. 3. Commissioner Brennan asked if it is complaint based in the event that the adopted conditions of approval are not honored. Director Kirk Heinrichs said that is correct. Commissioner Alster: • Pointed out that noise will not be an issue because of the location. • Said this use seems to fit well. • Added that parking seems adequate. Campbell Planning Commission Minutes for March 22, 2011 Page 11 Motion: Upon motion of Commissioner Resnikoff, seconded by Commissioner Alster, the Planning Commission adopted Resolution No. 4017 approving a Conditional Use Permit (PLN2011-41) to allow a new health and fitness use and late night activities (operating at 5 a.m.) within an existing 4,347 square foot tenant space within an existing 33,756 square foot commercial/industrial building on property located at 1610 Dell Avenue, Unit A„ by the following roll call vote: AYES: Alster, Brennan, Resnikoff, Reynolds and Roseberry NOES: None ABSENT: Ebner and Gibbons ABSTAIN: None Chair Roseberry advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. *** MISCELLANEOUS ITEM Chair Roseberry read Agenda Item No. 4 into the record as follows: 4. Staff Review of FY 2011/12 Work Plan. Mr. Kirk Heinrichs, Community Development Director, presented the staff report as follows: • Advised that in the last few years the Community Development Department's Work Program has been brought to the Planning Commission as an informational item. • Said that the projects included in the next fiscal year include reviews and potential updates to several Ordinances (Sign, Underground Utility and Wireless Telecommunications). • Added that the Inclusionary Ordinance will also have to be modified due to a recent case that changed State law to prohibit the requirement of inclusionary housing for rental unit project developments. Commissioner Resnikoff suggested that the Wireless Ordinance be tightened so that more requests can be approved at staff level. The Ordinance can specifically address aesthetic issues. Chair Roseberry said he would "channel" Commissioner Gibbons by stating that if minimum standards are developed that's all you end up with. Commissioner Reynolds asked if it would be possible to update the San Tomas Area Neighborhood Plan. Director Kirk Heinrichs said that would be a huge undertaking. He added that such a request would normally come from the neighborhood itself and staff has not heard any Campbell Planning Commission Minutes for March 22, 2011 Page 12 complaints about the STANP. He reiterated that this is a fairly major document and changes require a long involved process. Chair Roseberry said another measure would be if the Planning Commission had problems using the plan. *** REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR Director Kirk Heinrichs provided that Director's Report as follows: • Said that Council held a Study Session on the Smoking Ordinance. • Advised that consideration will be given to prohibiting smoking at outdoor restaurant seating areas and in public parks. • Reported that the Winchester Boulevard undergrounding is on the books for PG&E for work to begin this summer. Cities build up credits towards the cost and Campbell now has enough credit to have the work performed. The area of undergrounding runs from Hamilton Avenue to Budd Avenue. ADJOURNMENT The Planning Commission meeting adjourned at 8:30 p.m. to the next Regular Planning Commission Meeting of April 12, 2011. SUBMITTED BY: Co ~ e Shinn, Recording Secretary `f ; ~ / APPROVED BY: %C'~ '~~-~''--z"'~'~Y' Bob Roseberry, Chair ATTEST: C% " rk Hein ichs, Secretary