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PC Min - 01/24/2012CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. JANUARY 24, 2012 CITY HALL COUNCIL CHAMBERS TUESDAY The Planning Commission meeting of January 24, 2012, was called to order at 7:35 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chair Alster and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Commissioners Absent: Staff Present: Chair: Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Commissioner: Community Development Director: Planning Manager: Associate Planner: Assistant Planner: City Attorney: Recording Secretary: Theresa Alster Philip C. Reynolds, Jr. Brian Brennan Elizabeth Gibbons Paul Resnikoff Bob Roseberry Mark Ebner Kirk Heinrichs Paul Kermoyan Steve Prosser Daniel Fama William Seligmann Corinne Shinn SPECIAL PRESENTATION TO 2011 PLANNING COMMISSION CHAIR Chair Alster: • Presented the Chair's plaque to outgoing Chair Roseberry and stated that she was please to extend her appreciation to him for his service as Planning Commission Chair during 2011. • Said that the meetings were lively and his leadership was greatly appreciated. • Added that she looks forward to continuing to work together in 2012. Campbell Planning Commission Minutes for January 24, 2012 Page 2 Commissioner Roseberry: • Said that is was his honor to serve the City of Campbell as a member of its Planning Commission and to work with the rest of the Commission members. APPROVAL OF MINUTES Motion: Upon motion by Commissioner Commissioner Resnikoff, the Plannin the meeting of December 13, 2011, Commissioner Ebner was absent) 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 Gibbons, seconded by g Commission minutes of were approved. (6-0-1; Chair Alster read Agenda Item No. 1 into the record as follows: PLN2011-203 Public Hearing to consider the application of Pace Anti-Piracy, Pace Anti-Piracy, Inc., fora Modification to a previously-approved Site and Inc. Architectural Review Permit (PLN2011-203) to .allow an exterior remodel of an existing two-story professional office building located at 1860 S. Bascom 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: • Advised that the applicant is seeking approval of a Modification to a previously- approved Site and Architectural Review Permit for an office building located at 1860 S. Bascom Avenue. The two-story office building was constructed circa 1963 with a stucco exterior. In 1988, a brick veneer was allowed over the facade. Stated that tonight's request is to allow a Modification to the previous approval to allow a return to the original building materials (stucco); to install a raceway; to improve the paint and modify the front entryway. Campbell Planning Commission Minutes for January 24, 2012 Page 3 • Said that this site is on the southeast corner of Bascom and Ridgeley Avenues. , • Explained that no additions or additional square footage are proposed. The applicant is removing the existing brick veneer on the facade and will replace it with stucco. • Reported that with this project comes the requirement for expensive off-site improvements including boulevard treatment on Bascom Avenue as well as the installation of new curb, gutter, sidewalks and street trees. • Advised that due to the required dedication for the required public improvements, the site is losing two parking spaces. Since this loss is the result of the City requiring the public improvements and because this is an existing office building with a proposed use that is consistent, staff feels that modified parking can be supported. • Said that SARC reviewed this project on January 10th and made no additional recommended changes to the proposed project. • Reported that it has been determined that the existing brick veneer is unsafe as it is deteriorating. • Recommended that the Commission adopt a resolution allowing a Modification to a Site and Architectural Review permit to allow the remodel of an existing office building. Commissioner Gibbons asked staff if this is a new owner. Planner Steve Prosser replied yes. Commissioner Gibbons pointed out that it appears that a lot of work on site started a year or two ago and then stopped. She asked if leaving uncompleted work exposed for an extended period of time contributed to the deterioration of the brick veneer. Planner Steve Prosser: • Explained that the applicant is leasing the building from a new owner. • Added that the owner was originally looking to perform what they. had thought would be minor repairs to the brick facade. However, as the work began, it was discovered that significant damage existed. The owner then came back to the City to discuss more extensive changes. • Said that staff advised that those more extensive changes would require a review and approval by the Planning Commission in order to change the materials. Commissioner Reynolds presented the Site and Architectural Review Committee report as follows: • SARC reviewed this project on January 10, 2012. • Said that SARC's recommendation was to forward this on to the Planning Commission for a decision. Commissioner Roseberry asked for more information on the parking calculations. Planner Steve Prosser: • Said that the parking information is at the top of page 2 of the .staff report. Campbell Planning Commission Minutes for January 24, 2012 Page 4 Explained that the original parking spaces numbered 24 at a ratio of one for every 320 square feet of space. The revised parking with 22 spaces will result in a ratio of one space for every 345 square feet of space. Added that the Parking Ordinance standard for this zoning district is one space for every 225 square feet of space. Chair Alster opened the Public Hearing for Agenda Item No. 1. Chair Alster closed the Public Hearing for Agenda Item No. 1. Commissioner Gibbons: • Reported for the record that the previous owner of this building was flagrant about hanging numerous banners on the building. The banners would deteriorate over time and become unsightly. • Said she wanted to simply comment that this practice is not acceptable and she is hoping that these new tenants would not repeat that practice. Motion: Upon motion of Commissioner Roseberry, seconded by Commissioner Reynolds, the Planning Commission adopted Resolution No. 4044 approving a Modification to a previously- approved Site and Architectural Review Permit (PLN2011-203) to allow an exterior remodel of an existing two-story professional office building on property located at 1860 S. Bascom Avenue, subject to conditions of approval, by the following roll call vote: AYES: Alster, Brennan, Gibbons, Resnikoff, Reynolds and Roseberry NOES: None ABSENT: Ebner ABSTAIN: None Chair Alster advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. *** Chair Alster read Agenda Item No. 2 into the record as follows: 2. PLN2011-11 Public Hearing to consider the application of Mr. Ron Dick for a Dick, R. Conditional Use Permit (PLN2011-11) to allow alterations to a City Landmark (National Register of Historic Places property) for an addition to the main house, minor addition and interior remodel of the two-story carriage house and an addition to the existing pool house on property located at 140 S. Peter Drive. 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 Campbell Planning Commission Minutes for January 24, 2012 Page 5 Mr. Steve Prosser, Associate Planner, presented the staff report as follows: • Advised that the applicant is seeking approval of a Conditional Use Permit to allow alterations and additions to an existing city Landmark property located on the east side of S. Peter Drive, between Arroyo Seco Drive and E. Campbell Avenue. • Added that this is a circa 1840 property that is included on the National Register of Historic Places and was made a City Landmark in 1990. • Said that the property includes a main residence, aone-story pool house, atwo- story carriage house and atwo-story garage addition attached to the house by a breezeway. • Stated that the changes include an addition to the main house, a minor addition and interior remodel of the two-story carriage house and an addition to the existing pool house. Described the changes as including a 1,760 square foot addition of a garage and workshop; a 132 square foot breezeway; a 335 square foot addition on the east elevation; a 38 square foot addition to the carriage house with new storage space on the second floor; and a new foundation for the carriage house. • Explained that a Conditional Use Permit is required. • Said that this application began early in 2011 as an addition to asingle-family residence. • Added that due to this importance of the site and structure, a historic consultant was hired to review the project based on Secretary of the Interior Standards to determine if the proposal was compliant. • Said that the consultant provided several. recommendations/comments including: o Rehab the existing windows; o Simplify the details; o Found the garage addition to be out of scale and overshadowed the main residence; o Recommended that the addition compliment but not copy the original architecture; o Found the pool house to be anon-historic and non-contributing structure that should compliment. but. not copy the original .architecture. • Said that the applicant later brought revisions to the Historic Preservation Board and several options for the garage were reviewed. HPB recommended approval of the carriage house, pool house, and conservatory modifications. They were unable to reach consensus on the height and attached garage. • Stated that the recommendations forwarded by HPB including retention of all serviceable windows, to focus on the mass of the garage and reduce it from atwo- story to a one-story and detach it from the residence; that the same materials be used for all new construction in order to separate new in relation to old; and reduce the height of the garage addition. • Explained that the adjacent neighbor has expressed concern about the potential privacy impacts on their shared northern property line. To help alleviate/mitigate those concerns the use of opaque/obscure windows is proposed. • Added that it has been suggested that an arborist evaluate the potential for installing additional privacy landscaping. • Reiterated that the HPB forwarded their .recommendations to the Planning Commission as revised: aone-story conservatory addition; aone-story garage addition; a minor addition to the carriage house and the pool house; and the use of Campbell Planning Commission Minutes for January 24, 2012 Page 6 7-inch wood siding on all new construction so as not to mimic the original historic architecture. • Said that the applicant has ,provided elevations consistent with all recommendations. The revised plans were reviewed by the HPB on January 12tH • Stated that staff is recommending that this project be deemed Categorically Exempt under CEQA as it represents the maintenance/rehabilitation/preservation of a historic resource. • Reiterated that the project is compliant with the Secretary of the Interior and City guidelines. • Recommended that the Planning Commission adopt a resolution granting this Conditional use Permit to alter a City Landmark. Planning Manager Paul Kermoyan advised that HPB Boardmember Walters is present this evening if there are any questions. Commissioner Reynolds presented the Site and Architectural Review Committee report as follows: • Reported that SARC reviewed this project on January 10, 2012. • Added that SARC recommended bringing this project forward to the Planning Commission without further modification. • Extended thanks to the HPB, including Boardmember Walters who is here this evening and who participated in the SARC meeting, for all the work they have done. They have been most helpful. • Stated that this is a tremendous project. Chair Alster opened the Public Hearing for Agenda Item No. 2. Mr. Brad Cooper, Resident on Arroyo Seco Drive: • Said he has concerns about the loss of privacy and raised this concern at the Historic Preservation Board meeting. • Pointed out that there is just afive-foot setback at the shared property line. • Stated his preference for aone-story garage over the proposed two-story garage based on privacy and an architectural perspective as viewed from his property. • Said that it seems to him that the proposed dormers are highly unusual and that the west elevation seemed over proportioned and suggested that be looked at. • Added that he is not sure if the overhang must comply with the five-foot setback or not but the overhang goes into the setback. Commissioner Reynolds asked Mr. Cooper if he was comfortable with the use of opaque windows and lowering of the roof height. Is his concern aesthetics? Do the proposed revisions help alleviate privacy concerns? Mr. Brad Cooper: • Replied no. • Added that the revisions represent a slight compromise. • Reminded that the garage will change his view of the house. The two-story addition towers over his backyard. Campbell Planning Commission Minutes for January 24, 2012 Page 7 • Reported that he has put a fair investment in his backyard including landscaping and a custom pool and hot tub. That is part of his privacy concern. • Added that Monterey pines were cut down and their removal created additional privacy issues. • Stated that opaque windows do not mitigate his concerns considering the proximity to the property line. Commissioner Resnikoff asked about the setback in the area proposed for additional Cypress trees. Planner Steve Prosser: • Explained that the primary solution for privacy impacts is the use of opaque windows. • Added that the 17-foot, 4-inch garage height is lower that the average height for single-family homes. • Pointed out that the ceiling height at the dormers is five feet high. A person would have to be on their knees to approach and look out of those windows. The second story of the garage provides lower headroom storage space at both sides. • Added that this is the most desirable design for the garage because it compliments the house. The dormers help break up the mass of the long north elevation roof line. • Advised that it is not know if it is feasible to add landscaping within the five foot setback between the garage and property line and whether landscaping can thrive there in limited space. Commissioner Brennan asked if opaque means that one cannot see through the windows. Planner Steve Prosser clarified that one can only see shapes through opaque glass. Commissioner Roseberry added that it means translucent. The opaque glass would not let light through. Ms. Connie Heath, Applicant and Property Owner: • Said she wants to defend her project. • Reported that at the HPB meeting they had discussed the trees that were removed before they were actually removed. It was explained at that time that these trees were diseased. • Pointed out that the height of the proposed garage is lower than the existing house. • Advised that there are seven windows on her house. The garage will help them achieve privacy for those windows. Privacy works both ways. • Added that there is nothing weird or different architecturally with their project. • Stated that they have compromised and made concessions on things they wished that could have had. • Reiterated that the garage is two-story but lower in height than the existing one- sto ry. Campbell Planning Commission Minutes for January 24, 2012 Page 8 Chair Alster closed the Public Hearing for Agenda Item No. 2. Commissioner Gibbons asked about overhangs encroaching into afive-foot setback. Planner Steve Prosser advised that Code allows eaves to encroach up to two feet into a setback. He added that the minimum setback is five feet or half the wall height to the roof plate, whichever is greater. The minimum setback of five feet is required here. Commissioner Gibbons said that the tree removal has been explained and the fence separating the two properties seems new. She asked if the fence could be raised to eight feet if both parties agreed. Planner Steve Prosser said that there is a process for review of a Fence Exception if both owners want to pursue that option. Commissioner Gibbons: • Reported that she has worked several projects evaluated under the Secretary of the Interior's Standards. • Said that she wanted to encourage staff to take into consideration having the house to be both functional and comfortable for the owner and that it might be appropriate to allow more flexibility on the issue of replacing windows. Commissioner Roseberry: • Stated that a project like this one takes a lot of work and sacrifice on the part of the property owner. • Said he wanted to echo Commissioner Gibbon's point and said that incorporating modern building techniques where possible is a great idea. • Pointed out that compromises have been made and it looks like a lot of hard work has gone into this design. • Thanked the HPB for their input. • Said that this is a nice project. While it's not perfect, it's pretty darn good. Commissioner Brennan: • Asked how it is evaluated between the use of a detached versus attached garage. Is a detached preferred? Commissioner Reynolds: • Said that SARC considered this issue. Another option was to move it (garage) toward the east elevation but a large Oak tree exists where it would have gone. • Reminded that the front of this house used to face Leigh Avenue. If the garage were to be moved to the east, it would be at the front of the house. • Stated that the proposed placement for the garage is the most desired placement. • Extended his thanks to the.. applicant. It takes special people to purchase a house of this caliber. It is a labor of love. • Added that he wouldn't want to go through the process himself. • Stated that this project will preserve this house and property for another 100 years. • Thanked the applicants, neighbors, staff and HPB. Campbell Planning Commission Minutes for January 24, 2012 Page 9 Said that this property will be an asset to Campbell. Concluded that he would support this request. Chair Alster: • Echoed the thanks to the HPB. • Said that taking this property on is much like adopting a "frail grandparent" that requires a lot of love and care. • Said that it is fortunate that these owners are willing to take this project on. Motion: Upon motion of Commissioner Reynolds, seconded by Commissioner Resnikoff, the Planning Commission adopted Resolution No. 4045 approving a Conditional Use Permit (PLN2011-11) to allow alterations to a City Landmark (National Register of Historic Places property) for an addition to the main house, minor addition and interior remodel of the two-story carriage house and an addition to the existing pool house on property located at 140 S. Peter Drive, subject to conditions of approval, by the following roll call vote: AYES: Alster, Brennan, Gibbons, Resnikoff, Reynolds and Roseberry NOES: None ABSENT: Ebner ABSTAIN: None Chair Alster advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. *** REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR Director Kirk Heinrichs offered the following update to the written director's report: • Advised that there are several pending professional training opportunities available to the members of the Planning Commission. One is the Planners Institute that will occur in San Jose in March. Since out-of-town travel will not be required, it is anticipated that more Commissioners could participate if interested. • Said that the APA (American Planning Association) is offering several Saturday seminars at no cost to attendees. ADJOURNMENT The Planning Commission. meeting adjourned, at 8:28 p.m. immediately to a Study Session and subsequently to the next Regular Planning Commission Meeting of February 14, 2012. Campbell Planning Commission Minutes for January 24, 2012 Page 10 SUBMITTED BY: Corinne Shinn, Recording Secretary APPROVED BY: Theresa Alstev. Chair ATTEST: Kirk Heinrichs, Secretary