PC Min 02/22/2000CITY OF CAMPBELL PLANNING COMMISSION
MINUTES
7:30 P.M. TUESDAY
FEBRUARY 22, 2000
CITY HALL COUNCIL CHAMBERS
The Planning Commission meeting of February 22, 2000, was called to order at 7:30 p.m., in the
Council Chambers, 70 North First Street, Campbell, California by Chairperson Gibbons, and the
following proceedings were had, to wit:
ROLL CALL
Commissioners Present:
Chair:
Vice Chair:
Commissioner:
Commissioner:
Commissioner:
Commissioner:
Elizabeth Gibbons
Mel Lindstrom
Tom Francois
Joseph D. Hemandez
Susan A. Keams
Dennis Lowe (@ 7:35 p.m.)
Commissioners Absent:
Commissioner:
Brad Jones
Staff Present:
Interim Community
Development Director:
Associate Planner:
Planner II:
City Attorney:
Reporting Secretary:
Sharon Fierro
Tim J. Haley
Katrina Rice Schmidt
William Seligmann
Corinne A. Shinn
APPROVAL OF MINUTES
Motion: On motion of Commissioner Francois, seconded by Commissioner
Kearns, the Planning Commission minutes of February 8, 2000, were
approved. (5-0-2, Commissioners Lowe and Jones were absent.)
COMMUNICATIONS.
1. Letter from Redevelopment Agency inviting Commissioners to City Council Study Session
on the Downtown Parking Structure.
2. Petition and exhibit for Agenda Item No. 1.
AGENDA MODIFICATIONS OR POSTPONEMENTS
There were no agenda modifications or postponements.
Planning Commission Minutes of February 22, 2000
ORAL REQUESTS
Page 2
Mr. Robert Nicholas, P.O. Box 112272, Campbell, CA 95008:
· Advised that he has generated a neighborhood petition, which asks the City to modify its
General Plan immediately to prevent zone changes and lot splits in their area.
· Asks that the City work to "preserve the current charm and character..." of the Harrison
Avenue neighborhood.
Stated that he and his neighbors do not want to see a repeat of what has occurred on Central
to occur on Harrison Avenue.
Chairperson Gibbons asked Mr. Nicholas whether he has spoken with staff regarding the General
Plan Update schedule.
Mr. Robert Nicholas replied that he had.
Chairperson Gibbons encouraged Mr. Nicholas to keep in regular contact with staff to keep
updated on the General Plan. She asked staff is there was anything else Mr. Nicolas needed to
do.
Ms. Sharon Fierro replied that there was not.
PUBLIC HEARING
Chairperson Gibbons read Agenda Item No. 1 into the record.
PLN2000-09/10/ll
Kennedy, J.
Public Hearing to consider the application of Mr. James
Kennedy for approval of a Zone Change (PLN2000-09) from R-
M-S (Multiple Family Residential) to PD (Planned
Development); a Tentative Parcel Map (PLN2000-10) to create
two lots from a single lot; and a Planned Development Permit
(PLN2000-11) to allow the construction of a new single-family
residence on the newly created lot, on property located at 299 N.
Harrison Avenue in an R-M-S (Multiple Family Residential)
Zoning District. A Negative Declaration has been prepared for
this project. Tentative City Council Meeting Date: March 21,
2000.
Ms. Katrina Schmidt, Planner II, presented the staff report as follows:
· Advised that this applicant had initially brought his project before the Planning Commission
on January 11, 2000, where the Commission recommended that Council deny approval.
· Rather than go forward to Council, the applicant withdrew his project and reapplied.
· The new proposal has been redesigned to meet concerns outlined at the January 11, 2000,
Planning Commission meeting.
Planning Commission Minutes of February 22, 2000 Page 3
· With the revised plan, the existing house remains, the existing garage is demolished with a
new 220 square foot attached garage to be constructed for the existing house. The new home
will consist of 2,490 square feet with a 449 square foot attached garage.
· The density of the project is 6.4 units per gross acre.
· Advised that with the current zoning, the property could accommodate a duplex.
· Stated that both lots are smaller than those in the surrounding area with 55 foot frontages
instead of the required 60. One lot is proposed at 40% building coverage. Some of the
setbacks are reduced and there is less open space.
· Advised that the Planned Development offers greater flexibility. Said that the PD Zoning
restricts the height of the front house.
· Staff advises that this project helps maintain the existing home and offers homes for
ownership.
· The project is designed with entry features, hip and gable roofs, shuttered windows and
multi-paned windows.
· Staff recommends that the Planning Commission recommend that Council adopt a Negative
Declaration, and Resolutions recommending approval of a Zone Change, Parcel Map and
Planned Development Permit.
· Advised that the applicant has provided a petition from the neighbors supporting his project.
Commissioner Lindstrom asked staff if the applicant could construct a duplex without a public
hearing.
Ms. Katrina Rice Schmidt advised that the applicant could construct a duplex on the site with
just Site and Architectural Review.
Commissioner Hernandez asked for the lot sizes in the immediate area.
Ms. Katrina Rice Schmidt advised that the lots range from 5,000 to 8,000 square feet.
Commissioner Hemandez asked if there are similarly sized homes in the area to the proposed
new home.
Ms. Katrina Rice Schmidt replied that there are some similarly sized homes. Additionally, there
are many properties with secondary living units, some of which are legal while some are not.
Chairperson Gibbons clarified that a duplex could be built on the property without the need for a
zone change and with only SARC review.
Commissioner Lowe asked why the Planned Development Zoning is needed.
Ms. Katrina Rice Schmidt advised that the PD Zoning provides flexibility, including smaller lots.
Commissioner Lowe asked that in future staff include requirements to any charts provided within
a staff report. He thanked staff for the detail of the staff reports provided.
Planning Commission Minutes of February 22, 2000 Page 4
Commissioner Lindstrom provided the Site and Architectural Review report as follows:
· SARC reviewed revised plans on February 8, 2000, and was supportive of the new garage for
the original house and the reduced size of the proposed new house which also meets front
setbacks.
· SARC supports this project.
Chairperson Gibbons opened the Public Hearing for Agenda Item No. 1.
Mr. Patrick Chandler, 275 Harrison Avenue:
· Stated his opposition to this proposed project.
· Expressed concern that this project will set a precedent for his neighborhood and could
change the look of the area.
· Said that this project does not maintain continuity of the neighborhood.
Commissioner Hemandez asked Mr. Chandler if he had objection to the existing single-family
residence at 299 N. Harrison Avenue being made bigger.
Mr. Patrick Chandler replied that he would have no problem with that possibility. Stated that his
objection is to splitting the lot. Advised that he had added onto his own home.
Commissioner Francois asked Mr. Chandler if he would object to a duplex being constructed on
this site.
Mr. Patrick Chandler replied that he would have no problem with a duplex as long as it is
designed to be architecturally compatible with the surrounding area.
Commissioner Lowe asked if this project has unusual circumstances.
Ms. Katrina Rice Schmidt advised that most lots have 50 foot frontages along Harrison which do
not meet current standards.
Chairperson Gibbons informed that 55 feet is the current frontage standard with an additional 15
feet required to allow for development of a flag lot.
Ms. Katrina Rice Schmidt advised that Planned Development projects must comply with density
standards outlined in the City's General Plan.
Ms. Jennifer Davis, 431 Harrison Avenue.
· Advised that she addressed the Commission about this project at their last meeting.
· Stated that she is still opposed to the proposed lot split on a lot that is substandard to begin
with.
· Stated that this project is not consistent with the neighborhood.
· Provided a petition, signed by 30 area residents, which asks the Commission to oppose this
project's request for a Zone Change, Parcel Map and Planned Development Permit.
Planning Commission Minutes of February 22, 2000 Page 5
· Mentioned two lots on Central that were combined and developed with four homes.
· Provided some photographs depicting both Central and Harrison Avenues.
Mr. Simon Lambert, 300 N. Central Avenue.
· Stated that his property is located directly behind the project site.
· Said that he is opposed to this project because the coverage is excessive and the setbacks
don't meet requirements for a 6,000 square foot lot.
· Stated that the two-story would be an eyesore from his home that he purchased last year.
· Said that density is an issue
· Said that the existing home at 299 N. Harrison does not represent blight. There are other
properties in the region that are a blight.
· Said that if a duplex is not desirable for this property, the City should reject any possibility of
constructing a duplex on this property.
· Stated that staff is here to uphold the City's requirements and that he expects staff to reject
this project and allow the Commission to review that denial.
Provided a petition from Central Avenue with 25 names of people who do not want increased
density on their street.
Said that with the 51 new homes coming to Harrison with the Summerhill Project, this area is
doing its fair share to provided housing.
Said that since the rezoning of the immediate area is being considered as a part of the General
Plan Update, the City should wait until that process is done before acting on this application.
Stated that the reason for this process (Commission review) is to allow the review of projects
to see if they are in the best interest of the community.
Commissioner Lowe asked Mr. Lambert whether he would support the construction of a duplex
on this site.
Mr. Simon Lambert replied that he would. Said that he rejects the idea of this project being the
better of two evils. The worst evil is to stuff two single family dwellings onto substandard lots.
Chairperson Gibbons asked staff to discuss lot coverage between this project and a potential
duplex project.
Ms. Katrina Rice Schmidt:
· Said that a duplex could be constructed with a lot size of 7,600 square feet.
· The duplex footprint could include a 3,064 square foot first story.
· Setbacks for a duplex would be 15 feet from Harrison Avenue, 12 feet from Tubby and 5 feet
or l/, the building wall height, whichever is greater, for the side and rear yard setbacks.
· The duplex structure could be up to 2 ½ stories with a total height of 35 feet.
· Open space requirements for a duplex are only 225 square feet while they are 770 square feet
for R- 1 (Single Family Residential).
Planning Commission Minut~es of February 22, 2000 Page 6
Chairperson Gibbons clarified that the footprint for a duplex structure will equal the footprint of
this proposed project.
Mr. James Kennedy, 299 N. Harrison:
· Said that the comments made are interesting.
· Said that he is trying to do the most possible with the lot.
· Stated that what he is proposing is less than he could build as a duplex but that he prefers to
build single-family homes that can be individually owned as opposed to a duplex that equals
rental units.
· Said that the neighborhood petitions are interesting.
· Advised that he had spoken with adjacent neighbors who were supportive.
· Said that he has spent considerable time developing this project, having six sets of drawings
made.
· Reminded that this is a multi-unit zoned area.
Commissioner Lowe asked Mr. Kennedy if he is occupying the house on this property.
Mr. James Kennedy advised that his best friend is living in the existing home and will be
purchasing the home from him.
Commissioner Francois asked if Mr. Kennedy has paid fees to have this project reviewed.
Mr. James Kennedy responded that he did not have to file fees a second time.
Mr. Robert Nicholas, P.O. Box 112272, Campbell, CA 95011:
· Said that if Mr. Kennedy were to propose a duplex instead of this project, he would not need
to ask for eight variances.
· Said that this project sets a bad precedent.
· Advised that Mr. Kennedy is building a project on E1 Patio with large residences on that site.
· Said that he is against the R-M-S Zoning and this project.
Advised that there are currently four cars parked on the street by the resident at 299 N.
Harrison Avenue and one in the driveway.
· Said that adding a second home to the site will only increase the number of cars parked on
the street.
· Stated that the new building will cast shadow on neighboring properties.
· Advised that there is a very large tree on Harrison which will have to be cut down to make
place for the new driveway for the original house.
· Said that he does not want to see Harrison become a hodgepodge of buildings.
· Asked that staff make sure that whatever is approved is actually constructed.
Commissioner Lowe advised that when he evaluates a project he has empathy for the neighbors
and tries to consider how he feels a particular proposal would impact his own neighborhood.
Planning Commission Minutes of February 22, 2000 Page 7
Added that single family owner versus renters is beneficial to the neighborhood which makes this
proposal better than a potential duplex development.
Mr. Nicholas stated that he had "no problem" with renters versus owners.
Mr. Mel Lindstrom asked Mr. Nicholas to clarify exactly where in the area he resides since he
provides only a P.O. address.
Mr. Robert Nicholas replied that his home is on Harrison Avenue.
Mr. Mel Lindstrom advised that he knows that there are already two-story duplexes in the area.
Mr. Matthew Bingham, 298 N. Central:
· Said that Central Avenue has mismatched architecture while Harrison has a consistent feel to
it.
· Stated that he is counting on the Planning Commission to protect the integrity of the area
instead of seeming to protect Mr. Kennedy's interests.
Chairperson Gibbons closed the Public Hearing for Agenda Item No. 1.
Commissioner Francois:
· Stated that the applicant has done the best he can with the project by reducing the size and
adjusting the setbacks.
· Said that this project is better than a duplex project.
· Said that this is a good project which he supports.
Commissioner Lindstrom:
· Said that he visited the area and looked at Harrison Avenue.
· Said that with this project, nothing changes on Harrison Avenue's frontage.
· The new house is on Tubby and fits in the area.
· Stated his support for the project.
Chairperson Gibbons stated that she likes the idea of maintaining the existing home.
Commissioner Lowe:
· Mentioned the high cost of land as demonstrated by recent news articles about a 1,100 square
foot house in Palo Alto selling for $700,000 and a 800 square foot home selling in Campbell
for $350,000.
· Said that it is clear that people want to maintain the integrity of their area.
· Stated that this project is the best of two evils and that change does happen.
· Expressed his support for the project.
Commissioner Hernandez:
· Said that the applicant has gone out of his way to achieve a positive goal.
Planning Commission Minutes of February 22, 2000 Page 8
Stated that Mr. Lambert has made good comments regarding density.
Said that he would like to see the property with a single residence.
Said that he is leaning toward not supporting this project.
Commissioner Keams stated that she concurred with Commissioners Lindstrom and Lowe and
will support the project.
Chairperson Gibbons posed the question as to whether this project is setting a precedent for the
area, an important consideration.
Commissioner Lowe stated that this project is not setting a precedent as the circumstances of the
comer lot are unique to this application. Said that every project must be evaluated on its own
merits.
Commissioner Lindstrom agreed.
Commissioner Keams reminded that a zone change is under consideration with the General Plan
Update.
Motion:
Upon motion of Commissioner Lindstrom, seconded by Commissioner
Francois, the Planning Commission took the following action for property
located 299 N. Harrison Avenue:
1. Recommended approval of a Negative Declaration; and
2. Adopted Resolution No. 3258 recommending approval of a Zone Change
from R-M-S to PD; and
3. Adopted Resolution No. 3259 recommending approval of a Parcel Map to
create two lots from a single lot; and
4. Adopted Resolution No. 3260 recommending approval of a Planned
Development Permit to allow the construction of a new single family
residence on the newly create lot;
by the following roll call vote:
AYES: Francois, Gibbons, Kearns, Lindstrom, Lowe
NOES: Hernandez
ABSENT: Jones
ABSTAIN: None
Chairperson Gibbons advised that project will be considered by the City Council at its meeting of
March 21, 2000, for final approval.
Interim Community Development Director Sharon Fierro advised that the property owners within
300 feet would be notified of the Council meeting by mail.
Chairperson Gibbons reiterated that the Planning Commission is forwarding a recommendation
of approval to Council. Council makes the final decision.
Planning Commission Minutes of February 22, 2000 Page 9
Chairperson Gibbons read Agenda Item No. 2 into the record.
2
PLN1999-22/
PLN2000-12
Cummings, R.
Public Hearing to consider the application of Mr. Roger Cummings
for approval of a Planned Development Permit (PLN1999-22) and
Tree Removal Permit (PLN2000-12) to allow the conversion of an
existing residential use into office use on property located at 63 N.
First Street in a PD (Planned Development - Office/Low-Medium
Density Residential) Zoning District. This project is Categorically
Exempt. Tentative City Council Meeting Date: March 21, 2000.
Mr. Tim J. Haley, Associate Planner, presented the staff report as follows:
· Advised that the applicant is seeking a Planned Development Permit and Tree Removal
Permit to allow the conversion of an existing residence into office space.
· Said that the applicant will convert the rear yard into parking with seven spaces.
· Informed that the General Plan Land Use designation for this property is either Low to
Medium Density Residential or Office Use. This proposed office use is therefore consistent
with the General Plan.
The project is also located in the Downtown Neighborhood and this proposal is consistent
with the Downtown Development Policies.
· The project site is located at the comer of Civic Center Drive and North First Street.
· The surrounding uses include residential to the north and west, City Hall to the east and the
Downtown to the south.
· The Tree Removal Permit is to allow the removal of a pepper tree which is located in the
center of what will become the parking area at the rear of the property.
· Staff recommends the adoption of a Resolution recommending Council approval.
Commissioner Lowe asked whether the City's Traffic Engineer has reviewed this project and is
comfortable with the driveway leading off site directly onto Civic Center Drive.
Mr. Tim J. Haley advised that the Traffic Engineer has reviewed the project and has no objection
to the driveway leading onto Civic Center Drive. The light at the comer of Civic Center and
First will allow cars to safely leave the site. Added that the existing sound wall will be removed
which will allow good visibility to cars leaving the site.
Commissioner Hemandez asked whether seven parking spaces will adequately serve the site.
Mr. Tim J. Haley advised that nine spaces would typically be required. However, this site will be
used by an Intemet business with few visitors. In future years, the employees may number 10.
Chairperson Gibbons added that the structure in recent years has been used for multi-family
residential. Those tenants have actually used City Hall parking in the evening hours.
Planning Commission Minutes of February 22, 2000 Page 10
Commissioner Lindstrom presented the Site and Architectural Review Committee meeting as
follows:
· SARC reviewed this proposal and is supportive, finding it to be a good compliment to the
neighborhood.
Chairperson Gibbons opened the Public Hearing for Agenda Item No. 2.
Chairperson Gibbons closed the Public Hearing for Agenda Item No. 2.
Commissioner Francois:
· Said that he is excited about this project and that the applicant has very innovative ideas.
· Said that the owners are sensitive to gardening and landscaping and that this will be quite an
addition to the neighborhood.
· Very supportive.
Commissioner Lowe expressed concern about parking.
Commissioner Francois stated that this is a phone based, Internet business. Within two years, the
City's Downtown Parking Garage would be completed.
Commissioner Lowe asked what the impact would be if a different business is on site in the
future.
Commissioner Francois stated that this is a good project.
Commissioner Keams added that this is a historic building and that parking is looked at
differently.
Commissioner Lindstrom:
· Stated that this structure is almost historic.
Said that there is a nice entrance.
Said that parking is not a problem.
· The applicants are redoing the inside. The restoration is advantageous.
Mr. Tim J. Haley added that there is parallel parking along the look street and the parking
structure is proposed for one block away. The parking for this project exceeds the parking ratio
for the downtown, which is just one block away. Added that 300 square feet of the site is
basement space, which is for storage.
Motion:
Upon motion of Commissioner Kearns, seconded by Commissioner
Lindstrom, the Planning Commission Adopted Resolution No. 3261
recommending approval of a Planned Development Permit (PLN1999-22)
and Tree Removal Permit (PLN2000-12) to allow the conversion of an
Planning Commission Minutes of February 22, 2000 Page 11
existing residential use into office use on property located at 63 N. First
Street, by the following roll call vote:
AYES: Francois, Gibbons, Hernandez, Kearns, Lindstrom, Lowe
NOES: None
ABSENT: Jones
ABSTAIN: None
Chairperson Gibbons advised that project will be considered by the City Council at its meeting of
March 21, 2000, for final approval.
REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR
The written report of Ms. Sharon Fierro, Interim Community Development Director, was
accepted as presented, with the added comment:
· Advised that Council has approved a partial waiver of park fees for the three BMR (Below
Market Rate) units of the 125 E. Campbell Avenue Project being constructed downtown by
Mr. Abbas Haghshenas. Mr. Haghshenas also requested a delay in payment of the remaining
park fees but Council denied that request.
· Reminded the Commissioners of the Planners Institute on March 1-3, 2000, in Monterey.
Commissioner Lowe apologized for his late arrival and asked that a minor correction be made to
page 5 of the minutes approved this evening.
Chairperson Gibbons asked staff for an update on the concerns of Mr. and Mrs. Amaro regarding
the need for a pedestrian crossing at Leigh and Campbell Avenues.
Ms. Sharon Fierro advised the Commission that the Amaro's have been in communication with
Public Works staff on this matter.
AD,IOURNMENT
The Planning Commission meeting adjourned at 9:12 p.m. to the Planning Commission meeting
14, 2000, in the Council Chambers, City Hall, 70 North First Street, Campbell,
of March
California.
SUBMITTED BY:
APPROVED BY:
ATTEST:
Corinne A. Shinn, Recording~S~6retary
'"'Ellz"abeth Gibbons, Chair
Sharon Flerro, Secretary