PC Min 06/11/2002CITY OF CAMPBELL PLANNING COMMISSION
MINUTES
7:30 P.M. TUESDAY
JUNE 11, 2002
CITY HALL COUNCIL CHAMBERS
The Planning Commission meeting of June 11, 2002, was called to order at 7:30 p.m., in
the Council Chambers, 70 North First Street, Campbell, California by Chair Francois, and
the following proceedings were had, to wit:
ROLL CALL
Commissioners Present:
Chair:
Vice Chair:
Commissioner:
Commissioner:
Commissioner:
Commissioner:
Tom Francois
Joseph D. Hernandez
Bob Alderete
George Doorley
Elizabeth Gibbons
Brad Jones
Commissioners Absent:
None
Staff Present:
Community
Development Director:
Senior Planner:
Associate Planner:
City Attorney:
Reporting Secretary:
Sharon Fierro
Geoff I. Bradley
Tim J. Haley
William Seligmann
Corinne A. Shinn
APPROVAL OF MINUTES
Motion: On motion of Commissioner Gibbons, seconded by Commissioner
Doorley, the Planning Commission minutes of May 28, 2002, were
approved. (5-0-0-1; Commissioner Hernandez abstained)
COMMUNICATIONS.
1. Desk item for Agenda Item No. 1.
AGENDA MODIFICATIONS OR POSTPONEMENTS
There were no agenda modifications or postponements
Planning Commission Minutes of June 11, 2002 Page 2
ORAL REQUESTS
There were no Oral Requests.
PUBLIC HEARING
Chair Francois read Agenda Item No. 1 into the record.
1. PLN2002-49
Hammer, A.
Public Hearing to consider the application of Ms. Andrea Hammer for a
Conditional Use Permit (PLN2002-49) to allow the establishment of a golf
training facility in approximately 4,650 square feet of an existing
commercial/industrial building on property owned by Donvanson, A
General Partnership, 891 E. Hamilton Avenue in a P-D (Planned
Development) Zoning District. This project is Categorically Exempt.
Planning Commission action final in 10 calendar days, unless appealed in
writing to the City Clerk. Project Planner: Tim J. Haley, Associate
Planner
Mr. Tim J. Haley, Associate Planner, presented the staff report as follows:
· Advised that the applicant seeks a Conditional Use Permit to establish a golf training
facility within an existing commercial building on the north side of E. Hamilton Avenue,
between Creekside and Highway 17.
· Added that the applicant is proposing to occupy 4,650 square feet of tenant space or
approximately 22 percent of the building.
· Described the building as housing Party America, a print shop and some other uses. The
golf training facility would occupy the rear portion of the building.
Said that the facility would accommodate approximately six to eight students and that the
proportionate parking from the 60 spaces on site would be 13 for this tenant, which staff
finds adequate to support the proposed use.
· Recommended adopting of a Resolution for approval of this Conditional Use Permit.
· Advised that SARC did not review this application since there are no significant
architectural changes with the exception of the replacement of a roll up door.
· Informed that the property currently contains 2.5 percent landscaping and staff is
recommending that the percentage be brought up to 3.5 percent.
· Added that the applicant has submitted a letter requesting that no landscaping be required.
Rather, the applicant is proposing to plant in containers near the entrance to her tenant
space.
Commissioner Doorley asked staff where the proposed landscaping would be placed.
Associate Planner Tim J. Haley replied that staff is recommending planting within a triangle
area, which is currently asphalt, located up front near the tenant space occupied by Party
America.
Commissioner Jones asked for clarification that this applicant is present only because her
proposed use requires a Use Permit while any other allowed use could occupy the site without
the Commission's review.
Planning Commission Minutes of June 11, 2002 Page 3
Associate Planner Tim J. Haley agreed that a warehouse type use could occupy the site without
review by the Commission. School type uses, such as this, require review by the Commission
on a case-by-case basis.
Commissioner Gibbons pointed out that the permission to proceed with this application is
granted by the property owner. The cost of improvements is out of the control of the
Commission. Asked staff where the recommendation for 3.5 percent landscape level was
derived.
Associate Planner Tim J. Haley replied that staff is attempting to require planting in such a
manner as not to impact provision of parking. Reminded that this is a 20,000 square foot
building with inadequate on-site landscaping.
Commissioner Gibbons asked what the required landscaping would be if this was a new
building under construction.
Associate Planner Tim J. Haley replied 10 percent landscaping for a commercial building and
8 percent landscaping for an industrial building.
Commissioner Gibbons asked if there is any leverage to work with the landlord. Commended
staff for their intent but agreed that this nominal landscaping addition may have limited impact
on the appearance of the site.
Associate Planner Tim J. Haley clarified that staff's review for such applications is based upon
current standards.
Chair Francois opened the Public Hearing for Agenda Item No. 1.
Mr. Don Beck, Property Owner's Representative, 10050 North Foothill Boulevard, Cupertino:
· Made his appeal that the Commission take into consideration the fact that there is vacant
space in this building and few tenants pending.
· Stated that this tenant plans to make her area of the building look nice with big potted
plants and that the landscape requirement elsewhere on site is an unfair burden on this
tenant.
· Pointed out that other future tenants will take a proportionate share of responsibility for
landscaping improvements.
Commissioner Alderete asked Mr. Beck to substantiate his claim of "undue hardship" with the
provision of facts and dollars and cents figures.
Mr. Don Beck replied that the owner has budgeted about $100,000 to perform the required
tenant improvements for this tenant. It would cost about $20,000 to install the required
landscape improvements, which would leave an inadequate amount to complete the necessary
tenant improvements to prepare this space for this business.
Commissioner Alderete asked for the difference in planting pots versus the planted area
proposed by staff.
Planning Commission Minutes of June 11, 2002 Page 4
Mr. Don Beck advised that the landscape area would require bringing water over for irrigation
that would have to cross the property, cutting into the parking area, which would be a costly
undertaking.
Commissioner Gibbons restated that Mr. Beck is advising that when a lease is developed the
developer puts money into the building, which is recovered at a pro-rated amount over the term
of the lease.
Mr. Don Beck added that typically, a developer plans on about 15 percent net over the
investment.
Chair Francois closed the Public Hearing for Agenda Item No. 1.
Commissioner Jones said that he has a problem making this tenant pay for landscaping, finding
the requirement to be an unfair burden. Added that if this proposed landscape area was closer
to the tenant space, he might support this requirement more easily.
Commissioner Gibbons supported Commissioner Jones' comments. Said that it is important to
recognize this type of application on a case-by-case basis. The applicant will work to improve
her own space, as would other future tenants. Stated her willingness to support the removal of
the condition for landscaping.
Commissioner Hernandez said "ditto."
Chair Francois said he agreed this requirement would represent an unfair burden.
Commissioner Doorley said "ditto plus" and added that if there were more substantial
improvements to the site he might be more open to it.
Motion:
Upon motion of Commissioner Hernandez, seconded by Commissioner
Gibbons, the Planning Commission adopted Resolution No. 3436 approving
a Conditional Use Permit (PLN2002-49) to allow the establishment of a golf
training facility in approximately 4,650 square feet of an existing
commercial/industrial building on property owned by Donvanson, A
General Partnership, at 891 E. Hamilton Avenue, with the elimination of
Condition 4-F and found this proposal to be Exempt from CEQA review,
by the following roll call vote:
AYES: Doorley, Francois, Gibbons, Hernandez and Jones
NOES: Alderete
ABSENT: None
ABSTAIN: None
Chair Francois advised that this matter is final in 10 days unless appealed in writing to the City
Clerk.
Planning Commission Minutes of June 11, 2002 Page 5
Chair Francois read Agenda Item No. 2 into the record.
2. PLN2002-29
Litle, G.
Public Hearing to consider the application of Mr. Gene Litle for a Site and
Architectural Review Permit (PLN2002-29) to allow an exterior remodel of
an existing two-story office building on property owned by Mr. Gene Litle
at 155 E. Campbell Avenue in the C-3-S (Central Business District)
Zoning District. This project is Categorically Exempt. Planning
Commission action final in 10 calendar days, unless appealed in writing to
the City Clerk. Project Planner: Tim J. Haley, Associate Planner
Mr. Tim J. Haley, Associate Planner, presented the staff report as follows:
· Advised that this application is for a Site and Architectural Review Permit to allow the
exterior remodel of an existing two-story office building located on the comer of Third and
E. Campbell Avenue. Additions will include a slate tile roof and brickwork to correspond
with the newly constructed parking structure.
· Added that there will be no change in square footage or use of this building and parking is
provided through an agreement with the adjacent property.
· Stated that SARC reviewed this proposal on May 28, 2002.
· Recommended adoption of a Resolution to approve this application.
Commissioner Doorley provided the Site and Architectural Review Committee report as
follows:
· SARC reviewed this proposal on May 28, 2002, and was supportive as presented.
Chair Francois opened the Public Hearing for Agenda Item No. 2.
Chair Francois closed the Public Hearing for Agenda Item No. 2.
Motion:
Upon motion of Commissioner Doorley, seconded by Commissioner Jones,
the Planning Commission adopted Resolution No. 3437 granting a Site and
Architectural Approval (PLN2002-29) to allow an exterior remodel of an
existing two-story office building on property owned by Mr. Gene Litle at
155 E. Campbell Avenue and found this project to be Categorically Exempt,
by the following roll call vote:
AYES: Alderete, Doorley, Francois, Gibbons, Hernandez and Jones
NOES: None
ABSENT: None
ABSTAIN: None
Chair Francois advised that this action is final in 10 calendar days, unless appealed in writing
to the City Clerk.
REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR
The written report of Ms. Sharon Fierro, Community Development Director, was accepted as
presented with the following additions:
Planning Commission Minutes of June 11, 2002 Page 6
Announced that on June 4, 2002, Council approved a Community Garage Sale to be held in
October. Unsold items will be picked up by a charitable organization and a scavenger
company will collect the remaining unusable items. This event serves as part of the City's
solid waste management plan.
Advised that the next Planning Commission agenda will include two items.
Discussed Census information such as:
o 53 percent of the City's population fall within the ages of 25 to 54.
o 48 percent of the City's housing stock is owner occupied.
o 51.8 percent of the City's housing stock is renter occupied.
o The average household size in owner occupied home is 2.5 persons.
o The average household size in rental occupied housing is 2.2 persons.
o 6 percent (940) of households in Campbell do not own vehicles.
o 36.5 percent of households in Campbell have one vehicle.
o 38.9 percent of households in Campbell have two vehicles.
o 18 percent of households in Campbell have three or more vehicles.
Commissioner Doorley expressed his surprise at the average length of residency in Campbell
as being nine years. He added that oftentimes people who speak at meetings have lived in the
City their entire lives so he expected this number of average residency years to be higher.
Director Sharon Fierro continued her report:
· Instructed the Commissioners to bring their copies of the Zoning Ordinance to the Study
Session on June 17th and invited any Commissioner to call with their comments on the
Briefing Book.
· Advised that the department has an intern who is working on a detailed parking study.
Commissioner Alderete asked if there is a way to avoid a situation such as this evening where
a landscaping requirement was removed.
Director Sharon Fierro:
· Advised that the applicant is not the only party to such an application. The property owner
is also a direct beneficiary and is considered a party to the application. Improvements are
not just a burden on the applicant.
· Added that the owner's willingness to assume improvements depends on how badly the
owner wants the tenant.
· Said that any improvement to a site benefits this tenant as well as the other tenants.
· Disagreed with the estimate of $15,000 to $20,000 to install the requested landscaping that
was provided by Mr. Beck.
Commissioner Gibbons asked if there is any way to improve the front of the building.
Director Sharon Fierro advised that the property owner or a tenant have to ask for something
before any landscaping requirements can be imposed as a Condition of Approval.
Planning Commission Minutes of June 11, 2002 Page 7
ADJOURNMENT
The Planning Commission meeting adjourned at 8:16 p.m. to a Study Session on Monday, June
17, 2002, and then the next Regular Public Heating on June 25, 2002, in the Council
Chambers, City Hall, 70 North First Street, Campbell, California.
SUBMITTED BY:.. (_(5" 1,~, ,-~t.-~ (._ '~,...r,~ Catinne
i. Shinn, Recording Secretary
APPROVEDBY:~-, ~~
Tom'VTa h 3is, C~Sair
ATTEST: ~
"~haron Fierro, Secretary