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PC Mins 11/22/2011CITY OF CAMPBELL PLANNING ~ICOMMISSION MINUTES 7:30 P.M. TUESDAY NOVEMBER 22, 20111 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of November 22, !,2011, was called to order at 7:30 p.m., in the Council Chambers, 70 North First Stre$t, Campbell, California by Acting Chair Alster and the following proceedings were had, Ito wit: ROLL CALL Commissioners Present Commissioners Absent Staff Present: APPROVAL OF MINUTES Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Chair: Commissioner: Community Development Director: Planning Manager: ' Associate Planner: ' City Attorney: ' Recording Secretary: Theresa Alster Mark Ebner Elizabeth Gibbons Paul Resnikoff Philip C. Reynolds, Jr. Bob Roseberry Brian Brennan Kirk Heinrichs Paul Kermoyan Steve Prosser William Seligmann Corinne Shinn Motion: Upon motion by Commissioner Reynolds, Commissioner Ebner, the Planning Commission meeting of November 8, 2011, w re approved. Roseberry and Commissioner ,Brennan wer Commissioner Gibbons abstained)i~ seconded by minutes of the (4-0-2-1; Chair e absent and Campbell Planning Commission Minutes for November 22, 2011 Page 2 COMMUNICATIONS There were no communications items. ,TIONS OR There were no agenda modifications or postpon ORAL REQUESTS There were no oral requests. *** PUBLIC HEARINGS Acting Chair Alster read Agenda Item No. 1 into the record as follows: 1. PLN2011-232 Public Hearing to consider the application of Ms. Johnna Borello Borello, J. for a Conditional Use Perrrhit (PLN2011-232) to allow the establishment of a Farmer's Market in the southwest corner of the Pruneyard Office Towers arking lot on property located at 1999 S. Bascom Ave ue in a C-2/O (General Commercial/Overlay) Zoning ,District. Staff is recommending that this project be deemed Categorically Exempt under CEQA. Planning Commission action ~inal 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: • Reported that the applicant is seeking approval o a Conditional Use Permit to allow the establishment of a seasonal certified farmers, market in the parking lot at 1999 S. Bascom Avenue. The proposed parking area is on the southwest corner between Highway 17 and Bascom Avenue adj cent to E. Campbell Avenue. It consists of 17,000 square feet in parking lot area tilizing 44 parking spaces. • Explained that the seasonal certified farmers market would operate from the first Thursday in April through the first Thursday in Oc~ober. • Added that operations would include vendor set dap at 2 p.m. and vendor clean up at 8 p.m. The market would operate every Thurs~ay for asix-month period utilizing approximately 40 vendors. • Said that the vendors' vehicles would be parked within the parking garage or, if too large to fit in the garage, trucks would be parked i Parking Area A. • Described the General Plan land use designation as General Commercial. This proposed use is consistent with the General Plarfi under several goals and policies including the provision of alternate shopping I opportunities. Additionally, the General Plan incorporates the strong desire tb connect the Downtown to the Campbell Planning Commission Minutes for November 22, 2011 Page 3 Pruneyard as a walkable area as well as conne~Cting the Downtown on the other side all the way to Winchester Boulevard. • Said that the site is zoned C-2/O (General Commercial/Overlay). The Overlay designation reflects the development agreement hat led to the construction of the Pruneyard Office Towers. A farmers market is c nsistent with the zoning with the issuance of a Conditional Use Permit. A seasonal market is an appropriate and desirable use due to the site's proximity to residential properties, including high- density residential. • Reported that a parking study was prepared over) afour-week period in September and October. Parking was counted on Thurs~ays at both 2 ~.m. and 5 p.m. specifically in regards to Parking Areas A and B ~s well as the 3~ and 4th levels of the parking garage (Parking Areas C and D). It was determined that the parking could accommodate this use with no need to go c~ffsite to park in order to patronize this farmers market. Eighty (80) spaces would ,remain available for vendors and patrons of the center and the farmers market. • Said that staff could support this application. T~e property manager will be pro- active in parking enforcement and management. Staff proposes a condition of approval requiring signage regarding parking fojr the farmers market as well as management's enforcement regarding access an~ circulation. • Added that staff's recommendation is for a o~'e-year approval. After the first season, the Community Development Director wq'uld evaluate the use to determine if there are any adverse impacts and can either extend the approval for an additional four years or allow the use to expire a the end of the first year. Should the Director not renew the Use Permit after the first year, the applicant would have the option of appealing that action to the Planning) Commission. Commissioner Ebner asked if any food would be prepared for sale on site by the proposed 40 vendors. '' Planner Steve Prosser advised that there would be ' o on-site food vendors. Per the applicant's statement, there may be demonstrations ~y vendors on how to prepare the products sold but no food prepared for on-site consumption. Commissioner Reynolds asked if the applicant is present. Planner Steve Prosser replied yes. Commissioner Reynolds asked if a representative froCn Equity Office is present. Planner Steve Prosser replied no. Commissioner Reynolds asked if there is any information available about the use of citations for parking contrary to posted requirements. Planner Steve Prosser advised that it is mandatory tf~at employees park in the parking garage but does not believe that is actually occurring. He added that he was not sure who cites those who do not comply. ', Campbell Planning Commission Minutes for November 22, 2011 Page 4 Commissioner Reynolds asked if the Police Department issues parking citations. Planner Steve Prosser said no, this is handled thrq'ugh private enforcement through security. Commissioner Reynolds asked about the applicant's) proposal to offer $1 off purchase with provision of a garage parking ticket. Where are these tickets obtained? Planner Steve Prosser said that this process is not yet set up. Commissioner Reynolds suggested a condition of approval making sure that this is implemented. Planner Steve Prosser said that staff saw that offer ~s a marketing tool rather than an enforcement tool. Commissioner Gibbons: • Said that a good job was done in analyzing existing uses of Lots A and B. • Added that this market will encompass a great del of area. • Stated that the hand drawn area for the booths is Inot clear on the map provided. • Asked if Parking Area A will be used for farmer's arket patron parking. Planner Steve Prosser said that the first two rows aldng Campbell Avenue will be used for patron parking. Commissioner Gibbons asked for clarification of the parking area for which signage would indicate "no parking" on Thursday evenings. I~ it just two rows? Planner Steve Prosser replied yes. It is depicted on ~he map as the yellow area. Commissioner Gibbons: • Said that whoever parks there will get used to the restriction that they cannot park there on Thursdays after 2 p.m. ', • Expressed concern that the clean up is not likely o be completed within 30 minutes or between 8 p.m. and 8:30 p.m. It takes much longer than 30 minutes for the Downtown Farmers Market. • Questioned where the larger trucks would be parl~ed. Planner Steve Prosser said that the trucks should fie in the parking garage (Parking Areas C and D). Staff was concerned about that. !, Commissioner Gibbons: ', • Pointed out that the vendors will have to unload a d move their trucks. • Added that there is potential for significant traffic j~ms. • Said that this farmers market is a great idea bud she does not think that the site plan is worked out sufficiently. Campbell Planning Commission Minutes for Novemb~r 22, 2011 Page 5 • Suggested conditioning the applicant to submit ~ more complete site plan to the Director. • Cautioned that it must be determined just how 4a trucks will deliver and pack up in a tight area. Abetter plan will give a better sense'~r • Said that she prefers leaving room for 40 trucks near the booths as she does not want to create a traffic nightmare on site both at ~ p.m. and 8 p.m. There needs to be a clear plan on where trucks will park and how~they will circulate on site. • Expressed support for an initial approval for one year. • Pointed out that parking is based on square footage and that right now occupancy is down at the Pruneyard. • Said that having this Use Permit expire in five ye rs is important in case occupancy at the center changes in that time since the City ~oes not want to create a problem of having no place to park at this location. Planner Steve Prosser reiterated that this will be a c~'rtified farmers market. Commissioner Resnikoff pointed out that the Do{rvntown farmers market has 60 vendors. Director Kirk Heinrichs clarified that they actually hav~ over 100 vendors. Commissioner Resnikoff pointed out that the Downto~run market scales three blocks. Planner Steve Prosser: • Said that the area for this market at Pruneyard r ins 200 feet from side to side and includes over 17,000 square feet of area. The ar~a's depth is 60 to 80 feet allowing rows of 10 booths and two in the middle. Commissioner Resnikoff said he likes the one-year r ~ view and sees some parking and traffic issues. Having to renew gives a good incenti~e to the operator to deal with any issues. Commissioner Ebner asked Commissioner Gibbons if it is her intent to have the applicant work directly with staff on an improved site ~lan. Commissioner Gibbons replied yes. ', Commissioner Ebner said that she had raised good ploints. Acting Chair Alster opened the Public Hearing for Agenda Item No. 1. Ms. Johnna Borello, Applicant: I, • Provided her website address (www.bayaream~ets.com) for anyone to study their operations. • Reported that Planning staff did four weeks of arking study and her group had done 8 weeks. They wanted to be sure that parl~ing would not be a problem even before they applied for this use. Campbell Planning Commission Minutes for November 22, 2011 Page 6 • Said that their hours would be 2 .m. to 7 .m. ~I P p • Said that she is very familiar with parking issues ~nd took that into consideration in planning for this location. • Added that she understands the concerns raised ver vendor parking. • Advised that she has 30 vendors signed up ~ight now. They are proposing staggered arrivals to reduce congestion. • Informed that she will have three market manag ~ rs on site that will assist vendors by watching their goods while they relocate th~ir vehicles to the garage. The managers will watch where the vendors park. ~, • Advised that she has 20 years experience as a v ndor and has communicated with her vendors in writing about parking requirements. They will get three warnings and then they would be out if they do not comply. ', • Assured that she does not feel there will be an~r issue and that her vendors will work with them. Commissioner Gibbons: • Thanked Ms. Borello for coming. • Said that everything Ms. Borello has said is great nd helps a lot. • Asked for a copy of the agreement the vendors ign to be provided to staff for its records so the City will understand how traffic will be managed. • Reminded that the materials provided indicate t at the market will be open to the public from 4 p.m. to 8 p.m. With set up and clea up time, the hours of the market will run from 2 p.m. to 8:30 p.m. Ms. Johnna Borello: • Said that she would have to work out the actu I I market hours as she foresees needing an hour for clean up. Therefore, the h~urs the market serves the public may be changed to 3 p.m. to 7 p.m. • Reiterated her plan to offer $1 off coupon on pu chases for parking in the garage and bringing the ticket to be punched. If the park ng lot does not issue tickets, they will set tickets out in some manner. One of the rr~arket managers could be located near the garage to distribute these tickets. She a~ded that a $1 off offer would also be provided to patrons who come by bicycle. ', Commissioner Resnikoff thanked Ms. Johnna Borello for clarifying her proposed hours of operation. He asked her what happens should a v~ndor arrive late. Ms. Johnna Borello said that either they will haver' to park and wait or circle back around. If they are too late, they won't be able to attend that week. Commissioner Resnikoff asked if the vendors will f~e assigned the same spot each week. Ms. Johnna Borello said that they contact each vend r three days prior to confirm their attendance. She added that a fee is charged again~t a credit card on file should the vendor not show up for a market. Campbell Planning Commission Minutes for Novemb'~er 22, 2011 Page 7 Commissioner Resnikoff said that he liked the idea ~f incentives for patrons who walk or bike to this market. Ms. Johnna Borello: • Said that many people they have talked to in this community about this new market have expressed their support for a week day mar et. • Added that many had indicated their preference t walk to a farmers market. • Pointed out that they would likely also draw patro s from the downtown as well. Commissioner Ebner asked about security. Would lit be Pruneyard provided security or market-provided security staff? Ms. Johnna Borello said that Equity Office would pr I vide site security. They will have two extra security staff. Additionally, she will hav three market managers on site during each market. Commissioner Gibbons asked about provision of bik~ racks. Ms. Johnna Borello said she believes there are som~ on site already. Acting Chair Alster closed the Public Hearing for Agenda Item No. 1. Motion: Upon motion of Commissior Commissioner Reynolds, the P Resolution No. 4041 approvinc (PLN2011-232) to allow the establi the southwest corner of the Prune on property located at 1999 S. conditions of approval including tl • Approval is for one year wi extension for an additional fc impacts by the Community Dev year's operation; • Adding a condition of approva provide a copy of the vendor ac by the following roll call vote: AYES: Alster, Ebner, Gibboi er Gibbons, seconded by anning Commission adopted a Conditional Use Permit ~hment of a Farmer's Market in yard Office Towers parking lot Bascom Avenue, subject to e following: :h the provision to allow an ur years upon review of any slopment Director after the first that requires the applicant to reement to staff; s, Resnikoff and Reynolds NOES. None ABSENT: Brennan and Roseb~rry ABSTAIN: None Acting Chair Alster advised that this action is final un~ess appealed in writing to the City Clerk within 10 calendar days. *** Campbell Planning Commission Minutes for Novemb~r 22, 2011 Page 8 E COMMUNITY DEVELOPME Director Kirk Heinrichs offered the following update t the written director's report: • Advised that an appeal was filed on the Pla Wing Commission's decision to approve a Site and Architectural Review Permit t allow a residential addition with a minor modification to allow a reduced side yar setback on property located at 1370 E. Campbell Avenue. ', ADJOURNMENT The Planning Commission meeting adjourned at' 8:11 p.m. to the next Regular Planning Commission Meeting of December 13, 201!1. SUBMITTED BY: Corinne Shinn, Recording Secre ary APPROVED BY. Theresa Alster cting Chair I ATTEST: Kirk richs, Secretary