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PC Mins 12/13/2011CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. The Planning Commission meeting of December 13, 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: DECEMBER 13, 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: Assistant Planner: City Attorney: Recording Secretary: Kirk Heinrichs Paul Kermoyan Daniel Fama William Seligmann Corinne Shinn Motion: Upon motion by Commissioner Alster, seconded by Commissioner Gibbons, the Planning Commission minutes of the meeting of November 22, 2011, were approved. (5-0-0-2; Chair Roseberry and Commissioner Brennan abstained) Campbell Planning Commission Minutes for December 13, 2011 Page 2 COMMUNICATIONS There were no communications items. 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. PLN2011-287 Public Hearing to consider the application of NaschMarkt LLC, NaschMarkt for a Conditional Use Permit (PLN2011-287) to allowa LLC general on-sale liquor license in conjunction with an existing restaurant (NaschMarkt), on property located at 384 E. Campbell Avenue. 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: • Described the project site as being on E. Campbell Avenue between the Light Rail tracks and Central Avenue. The site is zoned C-3 (Central Business District) and the General Plan land use designation is Central Commercial. • Stated that the existing restaurant consists of 36 dining seats, 12 bar/counter seats and two disabled access seats for a total of 50. This restaurant, NaschMarkt, opened in July 2011 and the space was formerly occupied by Oleo. • Explained that a beer and wine license was approved for this location back in 1984. The C-3 Zoning allows for restaurants with issuance of a Use Permit and General Plan policies support restaurants with alcohol service if they help to contribute to the vibrancy in the Downtown. • Added that the City's Downtown Alcohol Policy evaluates seating, hours of operation and other issues related to alcohol service with a restaurant use. The overall intent of the policy is to encourage eating establishments with alcohol service rather than stand-alone bar operations. • Stated that the business hours for this restaurant are between 11 a.m. and 10 p.m. and the operational hours are from 9 a.m. to 11 p.m. to allow prep and clean up prior to opening and closing. Campbell Planning Commission Minutes for December 13, 2011 Page 3 • Advised that this application for general on-sale liquor license is consistent with policy. Staff conducted a review against required findings in relation to overconcentration. While there are lots of Type 47 ABC licenses, staff does not find this request to create an overconcentration of alcohol in the Downtown. Additionally, the Police Department did not have any objection to this request. • Said that based on conformance to the Zoning, General Plan and Downtown Alcohol Policy, staff recommends approval. Chair Roseberry opened the Public Hearing for Agenda Item No. 1. Chair Roseberry closed the Public Hearing for Agenda Item No. 1. Commissioner Gibbons: • Said that she wanted to make a few observations. • Stated that this is an excellent project and appropriate for the applicant. • Pointed out that the design and layout of this site including the percentage of space devoted to food preparation and storage makes this an appropriate site to function as afull-service restaurant. • Expressed her support. Commissioner Alster stated that she too is supportive of this application. Commissioner Reynolds: • Said that this restaurant has been a fine addition to the Downtown and brings class to the area. • Added that it is a well run operation. Their food is very good. • Stated that he would be supportive and has no problem with this request. Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Reynolds, the Planning Commission adopted Resolution No. 4042 approving a Conditional Use Permit (PLN2011-287) to allow a general on-sale liquor license in conjunction with an existing restaurant (NaschMarkt), on property located at 384 E. Campbell Avenue, subject to conditions of approval, 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. *** Chair Roseberry read Agenda Item No. 2 into the record as follows: Campbell Planning Commission Minutes for December 13, 2011 Page 4 2. PLN2011-202 Public Hearing to consider the application of Mr. Scott McCurry, McCurry, S. on behalf of Campbell Christian Schools, for a Conditional Use Permit with Site and Architectural Review (PLN2011-202) and a Parking Modification Permit (PLN2011-222) to construct a new 26,394 square foot, two-story classroom and gymnasium building within an existing private school campus on property located at 1075 W. Campbell Avenue. 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 project site is located on the corner of Campbell and Victor Avenues, adjacent to single family residences as well as to a Primary Plus Campus located on a Moreland School District school site. • Stated that the Zoning for the main site is P-F (Public Facilities). A smaller parcel at the corner with Victor is zoned R-1-6 (Single Family Residential) and developed as a playground to serve the school. • Provided a timeline for the site. In 1964, the Campbell Church of Christ established on the property with a school shortly thereafter that served as a daycare. Between 2001 and 2003, various modifications to the Conditional Use Permit were granted that placed four modular classroom buildings on the property. On May 10, 2011, a Pre-Application was reviewed in a Study Session format to consider a request for a new 26,300 square foot, contemporary designed building with 10 classrooms, an administrative office and gymnasium. • Said that the school plans to expand its middle school curriculum and increase the school enrollment by approximately 100 children. The parking lot would be reconfigured and contain 213 parking spaces. The design of the new building includes grey stucco walls with three color accents; bronze trimmed windows and a metal seamed roof and burgundy awning. • Added that there will also be landscaping installed along the north and east property lines but not in the rear parking area that is currently used as a play space. • Reiterated that the new building would contain 10 new classrooms which would increase the total classrooms from the current 20 classrooms to 24 classrooms. • Added that some classrooms would be merged. Some would be diverted to church use. Some space would become an art room, computer room, and such uses that don't directly increase the capacity of the school. • Said that the maximum number of students (capacity) would be 358. The current capacity is 348. The applicant's State license is for 358 students. • Said that the middle school enrollment would be 90 children and 10 additional students for the Pre-K and 10 additional students for Kindergarten through fifth grade for a maximum capacity of 450 students. • Said that the current recreation areas serving the school include a playground; a turf area in the front along Campbell Avenue; a blacktop surface and use of the adjacent Primary Plus field. The addition of a new gym building will allow indoor Campbell Planning Commission Minutes for December 13, 2011 Page 5 recreation space, which is important when weather is rainy or warm. The gym would also be used for children's performances and after school activities. The maximum capacity of the gym would be 115 and use of the gym would not run later than 8 p.m. Use of the gym would not interfere with church activities. • Said that there are no anticipated noise and lighting impacts. Parking is sufficient to serve the site's day to day operations. • Advised that a Traffic Impact Analysis was performed. It was determined that daily trip generation would increase by 271 with more in the AM peak than in the PM peak. The impact would be relatively minimal going from a ranking of B to B- in the AM peak and from an A to an A- in the PM peak. Per the TIRE analysis, there would be no noticeable change. • Said that the church and school uses have a total parking demand of 300 spaces and those spaces can be shared parking. The parking demand is primarily for employees and the school and church employees (both full-time and part-time) equal 75 vehicles requiring long-term parking. Shorter term parking would represent parents dropping off students with some parents parking to walk the younger children into their classroom. • Stated that parking provided can meet demand. Using the IT Generation Tables the school's demand for parking equals 80 spaces. The joint use between the school and church has the school using the parking on weekdays while the church uses it on Sundays. • Reported that a site circulation plan has been submitted. People enter the site via Campbell Avenue to Victor Avenue to Hedegard Avenue and drop off older children. Per the site circulation plan, parents drop off older children while smaller children are walked into their classrooms. This process currently causes backups on Hedegard. • Said that the applicant has agreed to incorporate staggered start hours for the middle school students. • Concluded that the site circulation plan is adequate to be safe and efficient. • Added that the school will notify parents and remind them not to block access to driveways. The loading zone will be marked and signs placed. Deliveries will be scheduled on off-peak times. • Reported that the SARC members asked about use of the Campbell Avenue entrance/driveway to access the site. The Traffic Consultant has said that using that driveway for student drop-off might possibly require the installation of a "taper" lane. Use of this driveway could redistribute approximately 20 percent of the trips currently accessing from Hedegard. This new "taper" lane could cost $200,000 to install. • Recommended approval of this application; to find the project to be Categorically Except under CEQA as it applies to private schools on existing school campuses; and granting a Parking Modification for the site. Commissioner Brennan pointed to page 6 of the staff report that indicates that use of the gym facility for outside uses is not permitted. Is there a process to change that? Planner Daniel Fama explained that there were two ways to change that provision. One would be a Modification of the Conditional Use Permit. Another would be the Campbell Planning Commission Minutes for December 13, 2011 Page 6 consideration of a separate Conditional Use Permit for every organization who might want to use the facility. The CUP process would allow each potential outside use to be considered and evaluated on a case-by-case basis. Commissioner Reynolds asked if there are currently staggered drop off times. Planner Daniel Fama replied no. Commissioner Gibbons asked the height of the proposed light standards in the parking lot. Planner Daniel Fama said he does not have that info handy and would defer to the applicant. Commissioner Gibbons asked if parking is occurring along Victor by parents who are walking their smaller children into the school. Planner Daniel Fama said that those parents park in the lot and walk into the building. Commissioner Resnikoff asked about the church's incidental uses of the gym. Planner Daniel Fama said that the church is the principle use of the site and wanted some allowance for its use of this new gym. He added that the church's use of the gym would be on Sunday or when school is not is session. Commissioner Resnikoff asked about the 15 minutes standard. Planner Daniel Fama said that that reflects the queuing time on Victor Avenue and not the time it takes parents to walk in their younger students. He said he would defer to the applicant to elaborate further. Commissioner Reynolds presented the Site and Architectural Review Committee report as follows: • Reported that SARC reviewed this project at its meeting on November 22, 2011. • Said that SARC was supportive subject to some revisions. • Advised that two members of the public attended SARC to discuss impacts. • Pointed out that no neighborhood notice of SARC meetings goes out and that should be evaluated. • Listed the areas for which SARC had some revisions including changes in: parking layout, landscaping plan, plaza area and use of burgundy-colored roofing; prohibit use of the Campbell Avenue driveway except for emergency access; and ensuring that parents not block the residential driveways along Victor and Hedegard as they approach the school for drop off of students. Commissioner Gibbons asked if those recommendations have been incorporated into the conditions of approval. Campbell Planning Commission Minutes for December 13, 2011 Page 7 Commissioner Reynolds said that the applicant agreed to the recommendations. Commissioner Brennan said that he doesn't see any proposed new landscaping depicted along the northern boundary on the landscaping plan. Commissioner Reynolds said that a compromise was reached at the SARC meeting. Staff recommended internal landscaping but SARC felt it would not be useful to play there with that added landscaping. Therefore, the applicant agreed to perimeter landscaping as being more critical than interior landscaping. Planning Manager Paul Kermoyan: • Clarified that the changes proposed by SARC are not yet depicted on the plans. • Added that the height of the light fixtures in the parking lot is 20 feet. Chair Roseberry said that the conditions of approval do incorporate the SARC recommendations. Chair Roseberry opened the Public Hearing for Agenda Item No. 2. Mr. Robert Frosner, Resident on Warwick Drive: • Said that he lives directly behind the school and has for the last 17 years. • Reported that the first time he heard anything about this project was in mid- November. • Said that confusing information was provided by the Campbell Christian Church to neighbors so he came to the City to get information. • Said that he finds it disturbing that he found many shortcomings in the technical documents. • Said that the Traffic Report indicates a range in students from 352 to 457 while the school advised neighbors the increase was 90 students. • Questioned the added trip generation with the increase to involve just 52 additional in-coming and 40 additional out-going trips. How is that possible? • Pointed out that all students arrive by car. • Stated that Victor Avenue is inconvenienced by poor traffic behavior. • Opined that the traffic report is flawed and utilized 2009 machine counts along Victor Avenue. • Reminded that since the 2009 study, other changes in the area have occurred that include the new addition of a Safeway store nearby. • Said that using this data means that traffic has not been properly analyzed. • Pointed out that the Noise Report was prepared in June 2011. Therefore, the noise study was not conducted while regular school in session. In comparison with a regular school session where there are 352 students, the summer session serves 160 students. Therefore, the report is an inaccurate representation of noise impacts. • Suggested that the new stucco building would likely reflect noise back and create more noise in the immediate area. Campbell Planning Commission Minutes for December 13, 2011 Page 8 • Reported that at the SARC meeting he attended, only a few minutes were given to speak. That meeting was cut short in order for its members to go on to another meeting. • Stated that this new two-story building will look down onto adjacent residences. • Added that there are no 7-foot high fences in place. • Stated that the new building represents a complete invasion of their properties. The dark brown color with red roof will stand out more as seen from their neighborhood. They will have to look at this large building instead of hills and trees. As a demonstration, he held up a photo of the current view as seen from the back of his property looking onto the church property. He then placed a square block that he said would show what they could look forward to looking at with the addition of this new two-story building. • Questioned why deception has been used by the school in regards to their plans for use of their new gym for community events. • Said that use of this gym for after school activities would bring additional noise and traffic. • Said that these are just a sample of the problems. This is a major change to the community surrounding the school. Property values are impacted and a negative impact made on their daily lives. This is not acceptable for the City of Campbell or for those who live nearby. Chair Roseberry thanked Mr. Robert Frosner and said that while his comments were not short they provided good points. Commissioner Ebner: • Pointed out that when Mr. Frosner moved into the area 17 years ago (approximately 1994) this school and campus were already there. • Reminded that no one is in this building at night. Mr. Robert Frosner pointed out that "this" building was not there when he moved here. Commissioner Ebner asked if the school was there. Mr. Robert Frosner said yes. Commissioner Brennan asked about the trip generation numbers with a net increase at AM peak of 94. Mr. Robert Frosner said it represents 50 in-coming and 40 out-going trips. Chair Roseberry said again that Mr. Frosner has made some good points and efficiently presented them. Mr. John Emory, Resident on Victor Avenue: • Said that he is a 53 year resident of this neighborhood and has seen this school grow from little to a monster. It is totally out of character for this neighborhood that just doesn't Campbell Planning Commission Minutes for December 13, 2011 Page 9 • Said that the exit from the church property onto Campbell Avenue should be used. The Coventry School next door uses two driveways onto Campbell Avenue without a problem and it is only approximately 100 feet away from this driveway. • Said that traffic for this school is completely out of hand. • Pointed out that the noise study evaluated summer time impacts and not regular school year impacts. That is unacceptable. • Said that until just recently, leaf blowers were being used at the school before 7 a.m. That stopped just recently. • Stated that this school is not an asset to this neighborhood. Ms. Amal Habib, Resident on Victor Avenue: • Said that she is a 30-year resident of the neighborhood having bought her house in 1981. • Agreed that both the school and church were there when she moved in. • Said that she is okay with an elementary school hefe but not with the huge building proposed for addition of the middle school. • Reported that she has worked for 15 years at a middle school. There is a big difference between elementary schools and middle schools. A middle school is like having high school kids behind your house with music and programs that are different from elementary schools. It would be much noisier. • Suggested that house values have gone down due to traffic. Commissioner Gibbons asked Ms. Amal Habib if she has noticed traffic changes since the new Safeway opened. Ms. Amal Habib said sometimes. Perhaps a little bit of traffic was added as a result of the Safeway. Ms. Lisa Kusoba, Resident on Victor Avenue: • Reported that she moved into the neighborhood seven years ago. The church and pre-school were there. • Stated that she is pleased to have the existing campus but not pleased to have a new 40-foot tall building right in her backyard. • Said that the multiple lights in the parking light say on 24/7. • Added that she had to put blackout blinds on the back windows of her home. • Expressed concern over the addition of a gymnasium as well as middle school students to this location. Middle school is different from a school serving kindergarten through fifth graders. • Stated her concern about safety and traffic along Victor Avenue. She never anticipated a school of this size. Victor is a busy street and will get busier. • Said that property values can be impacted with a big building overlooking their backyards. Use of the building for activities, events, bands and other uses will create impacts. She bought seven years ago. • Added that while she understands the potential for growth and can understand having kindergarten through fifth grade, middle school is a different matter. • Stated that she is a proud citizen of Campbell and supports public schools. Campbell Planning Commission Minutes for December 13, 2011 Page 10 Ms Kathy Emory, Resident on Victor Avenue; • Stated that she has been in this neighborhood for many years. It has been a nice and quiet neighborhood for many decades. • Said that she has no problem with the existing children but with the expansion there may be no peace and quiet from this site except for maybe on Saturdays. • Said that use of the gym will increase impacts. • Stated that quality of life is going away. • Questioned whether the members of the Commission would want to live next to this. Ms. Catherine Hickinbotham, Resident on Harrison Avenue: • Said that she has been a resident of Campbell for her entire life. She grew up three blocks over from Campbell Christian Church where her parents still live. • Said that she chooses to raise her family in this school. • Urged approval of this application. • Reported that in 1999 she enrolled her three-year-old son in this pre-school. It was a special place and her son flourished there. • Said out that it is a sacrifice to send a child to a private school but well worth it. • Added that her son is now a sophomore in high school. When he completed 5th grade he was sad that he couldn't continue at Campbell Christian. • Pointed out that a lot of nearby private schools run from kindergarten through gth grade including St. Lucy's. • Said that she has another preschooler who is now enrolled at Campbell Christian School. It is more than a school. It is a family. • Stated that it has been hard to hear some of the comments from neighbors made this evening. • Reiterated that her family fully supports this school and urges approval of its request. Mr. Brian Kinnet, Resident on Dot Avenue: • Reported that he has 14, 11 and 9-year-old daughters. All of them have attended Campbell Christian School. The 14-year-old is now at Westmont High School. Campbell Christian was a big part of her social development and she had to move on after 5th grade although it would have helped her to continue at Campbell Christian. • Added that his youngest daughter is in the 3~d grade at Campbell Christian where she started as an infant. He said he hopes this last daughter will have the opportunity to stay there through middle school. • Said he too has been surprised by the comments made this evening. • Said that his children have attended and grown from their time at this school and the school will have the potential to help more children. Mr. Matt Rasmussen: • Said that the neighbors have nothing against Campbell Christian but only with the plans for expansion under consideration here. Campbell Planning Commission Minutes for December 13, 2011 Page 11 • Said that he has lived in the neighborhood and has seen first hand the noise made that reverberates throughout the area. • Pointed out that he too attended this school. The school has gotten bigger over the years. • Agreed that the existing fencing is low. • Said that what has been heard this evening from the neighbors is just a small sample of neighborhood comments. They are pretty united. • Said that project is over sized. • Questioned the construction phase and how long construction might take. Said that trucks, noise, dust will impact the area. It will be messy and noisy. • Said not only is the impact felt after completion but also while being built. • Stated that inaccurate numbers have been provided in reports that are completely false. The artist's rendering is not accurate of what will be there. • Claimed that "lipstick on a pig is still a pig." • Asked that the project keep dust and noise down. • Suggested that fences be raised to help block off the school's views into neighbors' yards. Mr. Neal Lock, Resident on Dot Avenue: • Said that his property values are down as well but it is simply a function of the economy. • Stated that the expansion of Campbell Christian School will enrich our community. • Said that he has three children. Two of them currently attend and one formerly did. Additionally, he is a volunteer at the school. • Said that the values taught at Campbell Christian include respect for others. The atmosphere is different than at other schools including public schools. • Agreed that it requires sacrifice to send kids to a private school while also being a taxpayer that contributes into the public school system. Mr. Frank Anzalone, Resident on Hedegard Avenue: • Said that his property is adjacent to the school. • Said that the traffic situation there now is barely tolerable. • Recounted that just this evening someone was blocking his driveway as he was leaving to come here. • Suggested that if traffic were to enter off Campbell Avenue and exit off Hedegard, things would greatly improve as far as circulation in the area. • Said that people often won't let him back out of his driveway. Additionally, parents often drive fast after having dropped off their own kids. • Advised that he has on occasion found cars associated with the school parked on his driveway. Dr. Shawn Stuart, Applicant and Principal of Campbell Christian School: • Advised that he was the principal of the school and a resident of Downtown Campbell. Campbell Planning Commission Minutes for December 13, 2011 Page 12 • Said that Campbell Christian Church and Schools have served both the educational and spiritual needs of its members since 1967. They have a dual accreditation for both pre-school and elementary school programs. • Stated that they have four goals including removal of the modular units, staying on budget, keeping class sizes small, and locating their new building as far from their neighbors as is possible. • Said that an informational meeting with the Planning Commission was held in May. • Added that the Noise Study and Traffic Study were professional reports. • Said that the Planning Commission recommended changes to the original building concept. • Said that an informational meeting with neighbors was held in November at which six households were represented. • Listed reasons why they are beneficial. Their school year is 177 days a year. Most of those days the school is closed by 6 p.m. They are closed most holidays and most Saturdays. On Sundays the church is in session. • Said that their new building is 145 feet away from the nearest neighbor. In comparison, his own home's property line is located just 20 feet away from the Home Depot. • Pointed out that their school provides a service. Their parents pay for their child's education even when a free option exists in public schools. • Assured that they have attempted to minimize impacts. Commissioner Ebner asked about the early morning use of leaf blowers. Dr. Shawn Stuart said that once he learned this work was occurring as early as 6:30 and 7 a.m. he asked the workers to time that task differently. Commissioner Ebner asked about the outdoor lighting fixtures. Dr. Shawn Stuart said that the lights operate 24 hours as a security measure. It would be unsafe if the parking lot were left in darkness. Chair Roseberry asked about the use of amplified sound with the physical education program. Dr. Shawn Stuart said that when he heard the first complaint on that issue he told the PE teachers to stop using speakers. Chair Roseberry asked about the timing of construction. Dr. Shawn Stuart said that it would be between 10 and 12 months. Chair Roseberry stated that the raising of the existing fence heights is an individual choice to be made with each household owner. Dr. Shawn Stuart said that they are providing landscaping to help buffer. Campbell Planning Commission Minutes for December 13, 2011 Page 13 Chair Roseberry said that the landscape plan shows a lot of trees and landscaping at the western property line but not at the northern property line which is the residential side. Dr. Shawn Stuart said that the City has asked them to landscape all sides and they have agreed to do so. He added that at the meeting with neighbors few suggestions were offered by neighbors as to what could help alleviate concerns. Chair Roseberry said that issue of privacy appears to be the chief concern in regards to the north-facing windows. Dr. Shawn Stuart said that a person would have to be 22 feet tall in order to look out of those windows onto adjacent properties. The windows overlooking the northern property are in the gymnasium. Commissioner Gibbons sought clarification that Campbell Christian is not planning to rent out space on site at all. Dr. Shawn Stuart said that they had wanted the option to do so originally in order to serve the community good. They don't have to do it. If a league of some sort wants to use the gymnasium, they would have to secure an individual Conditional Use Permit through a process with the City. Commissioner Gibbons asked about the use of staggered hours. Dr. Shawn Stuart said that their school operates between 7 a.m. and 6 p.m. There is some staggering of arrival times. The pre-school and day-care people show up when they show up. He added that they agree to establish staggered start times when the junior high is established. Commissioner Gibbons asked about the 24-hour lighting and the concern over lighting spillover onto adjacent residential properties. She said that the amount of overnight lighting could be reduced as well as the overall height of the light standards. Dr. Shawn Stuart said if the Planning Commission wants them to do that, they will do that. However, if the site were left completely dark, that could create security problems. Commissioner Gibbons stated that modern fixtures could control lighting. Dr. Shawn Stuart reiterated that they are willing to incorporate those fixtures. Commissioner Gibbons questioned Dr. Shawn Stuart why there has been no relationship between them and the neighbors. Was this the first ever community meeting? Dr. Shawn Stuart said it was the first neighbor meeting. He said that concerns are addressed on a one-by-one basis if neighbors should call. He said that since Frank Campbell Planning Commission Minutes for December 13, 2011 Page 14 mentioned his problem with his blocked driveway this evening, the parents will be warned tomorrow not to do so. Commissioner Gibbons asked about the grades proposed. Dr. Shawn Stuart said that they will have three classes (6th 7tn & $tn) with 30 students each. Commissioner Gibbons asked if they would ever plan to go beyond 8th grade. Dr. Shawn Stuart replied no, not on this site. This site won't accommodate more square footage due to standard parking requirements. Commissioner Resnikoff reiterated the hours for the school as being until 6 p.m., Monday through Friday; closed on Saturdays; church services on Sundays until about 1 p.m. What would the uses be for the gym in relation to the church? Dr. Shawn Stuart: • Said that they were not sure yet. • Reminded that any future additional users of the gymnasium would have to undergo a Use Permit process to secure approval. • Pointed out that using the gym brings the kids indoors and helps alleviate noise from outdoor play. Most of the activity within the gym would conclude by 6 p.m. • Said that this evening the pre-school is having its Christmas concert. • Added that as for the church's use of the gym, their youth group might use it. Commissioner Resnikoff said it appears that most of the after-school use of the gym remains for the school itself. How many such events might there be in a school year. Dr. Shawn Stuart: listed several routine annual events such as: orientation at beginning of school year (August); Christmas concerts (December); annual musical performance (March); end of year concerts (June); and graduations (June) Commissioner Resnikoff said it appears the gym would become the venue for existing events already held by the school. Dr. Shawn Stuart reminded that the same events would be also needed to be added in order to serve the junior high students. Commissioner Brennan said that the children currently playing in the parking area would move into the gym. It offers a rainy day option, daily use and PE class use. Dr. Shawn Stuart agreed that it would be used for PE classes, on rainy days, for recreational and recess play. It would be a more used building all day along with the play structure located on Campbell Avenue. Campbell Planning Commission Minutes for December 13, 2011 Page 15 Commissioner Alster pointed out that a few parents who spoke had mentioned having several children. How many families in the school have more than one child enrolled? Dr. Shawn Stuart: • Advised that approximately 30 percent of their families have multiple children enrolled. He said that number would likely go up with the expansion into junior high. • Stated that the school currently serves 270 families. Not all students come every day. The pre-school program is not a daily program but rather two or three days per week. • Reported that the focus of the neighborhood meeting had been the addition of the junior high component. • Assured that they were not trying to lie to the neighbors about their plans for the school. Commissioner Gibbons asked Dr. Shawn Stuart how the school would operate while the construction is underway. Dr. Shawn Stuart said that it would be difficult. It could include shutting off the Campbell Avenue driveway for use to store construction materials, relocating the portables, etc. Director Kirk Heinrichs advised that condition #12 addresses construction activities. Chair Roseberry closed the Public Hearing for Agenda Item No. 2. Commissioner Ebner asked staff if they are aware of a construction material that could help absorb sound from the exterior stucco building walls and keep sounds from bouncing off the building onto the neighborhood. Director Kirk Heinrichs said that staff can look into that. Commissioner Ebner: • Said that he is sympathetic to construction problems. • Recounted his own experience when the work was underway at the Campbell Community Center field located close to his home. • Added that the City limited construction traffic routes. • Said that he has been in Campbell for 53 years. Commissioner Gibbons asked if the roof form is different that what was included in the March application. Planning Manager Paul Kermoyan said the roof was a sloped roof and still is. Commissioner Resnikoff asked if there is anyone available to comment on the traffic study and noise study. Campbell Planning Commission Minutes for December 13, 2011 Page 16 Planning Manager Paul Kermoyan said that the consultant for the acoustical study is not present but the City's traffic consultant is available. Mr. Mark Spencer, Traffic Consultant: • Explained that he prepared an independent traffic analysis for the City. • Said that when estimating trip generation several things are taken into consideration. Several studies for similar projects are available. Field measurements to make sure said studies are consistent with this specific site. Issues such as number of students, staff and parents accessing the site as well as use of carpooling, and the spreading out of trips such as through the use of staggered start times. • Advised that he is confident in the estimates provided and that the City's own staff Traffic Engineer also evaluated his data. • Admitted that this site is close to triggering an impact. Victor is dealing with increased traffic already and this project brings the bar to the next level. • Agreed that there will be an increase in traffic, whether it will be noticeable is subjective. An increase is reported within his report. • Said that when the Safeway traffic analysis was prepared, it did not take into account traffic onto Victor to Campbell. Therefore, with this project, he did an analysis of Safeway traffic to Victor and found that most of said traffic is neighbors who use that route. • Explained that the driveway on Campbell Avenue is looked at as an exit only and for emergency access and service vehicles. Using that driveway for in-bound traffic for the school was evaluated and if it were to be used the recommendation would be to incorporate a "taper" lane due to the volume and speed of traffic on Campbell Avenue. Use of this driveway from Campbell Avenue would move vehicles around and provide relief on Victor. The report did not recommend one way or the other on the use of the Campbell Avenue driveway. It is the City's decision to make but the report gave suggestions on how to do it. • Said he was happy to answer any questions. Commissioner Resnikoff asked Mr. Mark Spencer about his use of 2009 data for his evaluation. Mr. Mark Spencer: • Said that the data reflects a 24-hour day from 2009 and he supplemented any missing data. • Reminded that the economy is in a down cycle right now so traffic is less than it was three or four years ago. That is a function of the economy. • Advised that he did new morning counts to obtain a recent look at what is going on there. Commissioner Gibbons: • Reported that she lives on a street with a middle school. • Advised that she is housebound between 8 a.m. and 8:30 a.m. Sometimes, between 2 and 2:30 p.m. she cannot get into her driveway. The peak hour impacts last approximately 10 to 15 minutes. Campbell Planning Commission Minutes for December 13, 2011 Page 17 • Added that she never has a problem with the kids. Rather it's the parents whose driving is obnoxious. They drive like maniacs once they drop off their kids in their rush to get to work. • Said that in the morning the impact is the traffic speed. In the afternoons, the impact is parked parents waiting for their kids to get out. • Pointed out that Hedegard is a residential street. • Asked Mr. Mark Spencer how he felt about her analysis. Mr. Mark Spencer: • Said he agreed with everything Commissioner Gibbons has just said. • Added that he has a sixth grader and deals with this every day both as a parent and as a professional. • Said that the surge of traffic for schools is the nature of the beast of how a school functions. • Agreed that Hedegard is a public street as well as an extension of a school's driveway. That's how it's set up. • Pointed out that the parking lot for the school is fairly large and the circulation plan is a good one. The queuing loop could be made bigger to extend the queue on the parking lot and off of the street. It would involve figuring out how to organize and manage it in a way to do that within the confines of the existing parking lot. • Stated that as for those people who park in front of a driveway, he has no engineering solution for that. That's just rudeness. • Stated that he is more supportive of expanding the use of more queuing within the parking lot than in opening the driveway on Campbell Avenue for school use. Commissioner Gibbons: • Agreed that it has always been challenging in the past when discussing opening up that driveway. That topic has been a part of many iterations for this site. • Said that there are ways of increasing and managing drop off sites including management and supervision by parents. • Asked if it is assumed that those exiting the site will always go to the right. Mr. Mark Spencer said that they don't assume that and upon observation cars went both ways. Commissioner Gibbons asked about the impacts for incorporating more space in the parking lot for queuing as well as staggered start times. Mr. Mark Spencer said that staggered start times will spread arrivals and traffic to a longer period. By staggering the new middle school students' start time by 10 to 20 minutes later, would result in a status quo to what's going on there now. Commissioner Resnikoff asked Mr. Mark Spencer what the optimal spread of time might be in terms of staggered start times. Mr. Mark Spencer said that there's not one recommendation as long as there is a stagger in times. Campbell Planning Commission Minutes for December 13, 2011 Page 18 Commissioner Resnikoff clarified that what Mr. Mark Spencer is saying is that the existing impact would stay the same but over a longer period of time with the expansion of students and the staggering of start times. Mr. Mark Spencer said that is correct. Commissioner Ebner said it appears that the two recommendations, staggered start times and reconfiguration of the on-site queuing, rather than improving the existing situation would actually result in a status quo. Mr. Mark Spencer said yes. Chair Roseberry said that construction haul routes are managed by the City. Director Kirk Heinrichs agreed. Chair Roseberry re-opened the Public Hearing for Agenda Item No. 2. Ms. Katrina Markoni, Resident on W. Latimer Avenue: • Said that she is a three-year resident of the area. • Said that her question is about the queuing and the environmental impact. • Stated that her concern is with air quality for neighbors, children and pets in the immediate area. • Pointed out that Safeway was not in place when she moved into the area. Miss. Grace Rawhouse, Resident on Alice Avenue: • Said that she has been a student at Campbell Christian School since kindergarten. • Stated that although there may be problems with traffic, they can be figured out. • Added that she hopes to be able to continue at Campbell Christian into middle school. Chair Roseberry re-closed the Public Hearing for Agenda Item No. 2. Commissioner Resnikoff asked when the noise analysis was done. Planning Manager Paul Kermoyan said it was done between June 24tH and 28tH Chair Roseberry said that the lighting could be looked at. Twenty foot high poles might be too high. Commissioner Ebner: • Said that he believes there is some sort of a rubber compound that looks like stucco that absorbs sound but still looks like a stucco building. • Suggested use of this material might be a solution to some of the anticipated noise impacts. • Added that this material doesn't bounce sound but rather absorbs it. Campbell Planning Commission Minutes for December 13, 2011 Page 19 Commissioner Gibbons; • Stated that this has been a really wonderful public hearing. • Added that it has been nice having the benefit of the Traffic Engineer here who is independent and hired by the City. • Said that following the conversation this evening she is more comfortable. • Added that she is less comfortable with noise impacts but there are ways to address that issue. • Said that she is okay with shared parking between the church and school. • Agreed with the concept of reconfiguring the parking lot to get traffic onto the site. • Stated that a Traffic Management Plan will be necessary to help resolve traffic issues. • Cautioned that construction will take more than 12 months. • Suggested adding a condition of approval for the reconfiguration of the parking lot to expand circulation. She said that the queuing area within the parking lot area should at least be doubled in size. • Said that the landscaping plan along all three sides of the parking lot area should include a new fence and landscaping along the fence together within a five foot landscaping strip. • Agreed that 20-foot high lighting fixtures in the parking lot are not appropriate. • Recommended a maximum height of 16 feet for the lighting standards as well as fixtures from which lighting that can be carefully controlled so as not to illuminate surrounding residences at night. • Stressed the importance of posting contact information on site during construction so that problems can be reported immediately -day or night. That contact information offers a practical way to resolve problems that might come up. • Said that there should be no rental of the gym to other users. • Suggested the school start staggering students with their existing student body with an approximately 20 minute stagger when the middle school is in place. • Stated the importance of helping the neighbors. • Added that the doors to the gym should be kept closed. • Said that since the school leases the use of play fields from the Moreland School District, a condition should be imposed on this Use Permit requiring Campbell Christian to notify the City in the event that they should lose the ability to lease the fields from Moreland. That would represent a substantive change. Commissioner Alster: • Cautioned that staggering doesn't make sense at this point but the queuing changes do make sense. • Said that her daughter attends St. Andrews in Saratoga and participates in sports on campus after school. • Agreed that schools such as St. Andrews, and Campbell Christian, have character and behavior expectations from their students that are different from public schools. • Said that the gym would contain the noise. Right now the children are using an open parking lot for much of their physical activity. • Said that she likes the lighting ideas proposed. Campbell Planning Commission Minutes for December 13, 2011 Page 20 • Recounted that she recently installed blackout curtains to block out the street lights on her block. Commissioner Resnikoff: • Expressed support for the parking lot flow and staggered start times in the future. • Advised that he originally had concerns with the gym but those have been resolved since the use occurs during normal school hours and for existing school events. • Said that the City's Noise Standards doe not apply to school operations so the noise report is less of a concern. • Said he is not opposed to higher fencing. • Said that the minimum setback from this new building to the property line is 145 feet while the standard requirement is 14 to 18 feet. • Agreed that proper landscaping is required. • Supported a reduction in the height of the parking lot lights. • Said that conditions are in place to deal with construction impacts including hours, dust prevention and street sweeping. • Encouraged more communication between the school and its neighbors. • Suggested a condition requiring the school to send out quarterly notices to their parents regarding traffic and neighbor courtesy. Commissioner Ebner: • Agreed with Commissioner Resnikoff regarding fences. • Said that the landscaping will resolve many concerns and meets the applicant's obligation to provide screening. • Stated that the new gym will take away some of the existing noise impacts. • Supported the redistribution of traffic on site. • Agreed that communication with the neighbors is important. • Said that the light issue is a no brainer. The lights should be lowered. • Said that there are established construction hours and when rules are broken the City deals with that right away. • Stated he would support this project. Commissioner Reynolds: • Said that he agrees with his colleagues. • Said he has a question for Commissioner Gibbons about the previous discussions that have occurred on the possible use of the driveway from Campbell Avenue. Commissioner Gibbons explained that at the time that the signal at Victor and Campbell was under consideration, issues of traffic speed and curvature of the roadway were of concern in relation to use of that driveway. Commissioner Reynolds: • Questioned whether the addition of the "taper" lane to the west of that driveway might help with that concern. • Said that he agrees with everything else. Campbell Planning Commission Minutes for December 13, 2011 Page 21 • Said that although traffic, noise and environmental/air quality concerns are important; he has a hard time not supporting this project. • Pointed out that student/teacher ratios all around us are high. • Assured that he takes the comments from the community under consideration. • Agreed that he "does not have to live there." • Added that the use can be reviewed on a regular basis. • Said that while a good compromise might be using one entrance onto the site and the other out of the site, he does not believe that option is possible at this time. Commissioner Gibbons said it may be a part during the creation of the Traffic Management Plan to consider that option. Commissioner Brennan: • Said that there are always impacts on others with changes. • Said that the applicant has been responsive and is trying to mitigate concerns that are being raised. • Stated that it is worth noting that amplified sounds and the use of leaf blowers in the early morning hours are unreasonable before a stated hour. • Suggested a restriction on the use of any amplified sound on the playground. • Supported the creation of a traffic plan and said that he can appreciate the concerns raised on the issue of idling cars. • Added that it would really bother him to find unknown vehicles parked in his driveway and perhaps a school representative will need to keep a watch over how their parents are parking on the public street. Commissioner Reynolds said that SARC discussed the fact that its meetings are not noticed to anyone but the participants. He said he plans to contact the City Council to review whether notification should be expanded to include the noticing of SARC items to surrounding neighbors. Chair Roseberry: • Stated that everyone here lives in and loves Campbell. • Added that there is always the need for a bit of compromise. • Said that the Commission's members try to put themselves in others' position and mitigate concerns raised. • Pointed out that specific conditions of approval address many issues raised and help to mitigate any inconveniences. • Said that dealing with these issues will help Campbell Christian School to be as good a neighbor as they appear to want to be. • Said that the lowering of the parking lot light standards, the incorporation of higher windows on the gym on the residential side and the elimination of amplified sound are ways of mitigating concerns. So too will the posting of contact information in the event that problems arise during construction. • Added that the raising of the existing fence heights is an individual choice of each homeowner. Campbell Planning Commission Minutes for December 13, 2011 Page 22 • Said that this is a good school. There have been many public school closures. Schools serve as a public good and good schools help improve the quality of life in Campbell. • Opined that Campbell Christian School is trying to be a good neighbor. • Pointed out that California Green is required for this building. Commissioner Gibbons asked for clarification as to whether any of SARC's recommendations have to be added in to the conditions of approval. Planning Manager Paul Kermoyan said that while the plans don't yet reflect all the SARC recommendations, they have been incorporated into the conditions. Commissioner Gibbons asked if the lowered light heights are reflected yet. Planner Daniel Fama said no. Commissioner Gibbons suggested adding the requirement for a revised on-site traffic circulation plan as well as a requirement for the school to facilitate routine neighborhood meetings. Commissioner Reynolds suggested investigating the availability of some sort of sound- absorbing materials for the new building's stucco walls to absorb sound. Commissioner Ebner agreed that could be explored. Motion: Upon motion of Commissioner Reynolds, seconded by Commissioner Resnikoff, the Planning Commission adopted Resolution No. 4043 approving a Conditional Use Permit with Site and Architectural Review (PLN2011-202) and a Parking Modification Permit (PLN2011-222) to construct a new 26,394 square foot, two-story classroom and gymnasium building within an existing private school campus on property located at 1075 W. Campbell Avenue, subject to conditions of approval, with the following additions and/or modifications: • A reduction in height of the parking lot lighting standards; • Explore the use of sound-absorbing materials; • Incorporate perimeter landscaping; • Use of staggered start times by at least 15 minutes; • Preparation of a traffic management plan to include the reconfiguration of the parking lot to include more on-site queuing and taking air quality into consideration; • Hold a meeting every six-months between the school and neighbors; • The school shall notify the City if they lose access to the play area on the Moreland School District property adjacent to Campbell Christian School; by the following roll call vote: Campbell Planning Commission Minutes for December 13, 2011 Page 23 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. *** MISCELLANEOUS 3. Election of 2012 Chair and Vice Chair. Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Resnikoff, the Planning Commission elected Commissioner Alster to serve as Planning Commission Chair for 2012. (7-0) Motion: Upon motion of Commissioner Resnikoff, seconded by Commissioner Brennan, the Planning Commission elected Commissioner Reynolds to serve as Planning Commission Vice Chair for 2012. (7-0) *** REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR Director Kirk Heinrichs offered the following update to the written director's report: • Advised that the 2012 League of California Cities Annual Planners Institute will be held in March in San Jose. Staff will provide further information in January and attempt to send as many interested Commissioners as the budget will allow. ADJOURNMENT The Planning Commission meeting adjourned at 10:22 p.m. to the next Regular Planning Commission Mee ' ar}~uary 10, 2012. SUBMITTED BY: Corin inn, Recording Secretary I i APPROVED BY: ~ ~~,w~ Bob Roseberry, ,air ATTEST: r' Kirk Heinri