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PC Min 01/26/1999CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY JANUARY 26, 1999 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of January 26, 1999, was called to order at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chairman Jones, and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chair: Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Brad Jones Elizabeth Gibbons Tom Francois Susan A. Keams Mel Lindstrom Dennis Lowe Commissioners Absent: None Staff Present: Community Development Director: Senior Planner: City Attorney: Reporting Secretary: Steve Piasecki Sharon Fierro William Seligmann Corinne A. Shinn APPROVAL OF MINUTES Motion: On motion of Commissioner Lowe, seconded by Commissioner Francois, the Planning Commission minutes of January 12, 1999, were approved. (6-0) COMMUNICATIONS. 1. Revised conditions for Agenda Item No. 1. AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda modifications or postponements. ORAL REQUESTS There were no oral requests. Planning Commission Minutes of January 26, 1999 Page 2 PUBLIC HEARING Chairman Jones read Agenda Item No. 1 into the record. S 98-24 Benton, G. Continued Public Hearing to consider the application of Mr. Greg Benton, on behalf of Dennis and Dora Wong, for a Site and Architectural Approval (S 98-24) to allow the construction of a new professional office building on property located at 14419 $. Bascoln Avenue in a PO (Professional Office) Zoning District. A Negative Declaration is proposed for this project. Planning Commission decision final unless appealed in writing to the City Clerk within 10 days. Ms. Sharon Fierro, Senior Planner, presented the staff report as follows: · Advised that the applicant is seeking a Site and Architectural Approval to allow the construction of a two-story medical building on property located at 14419 S. Bascom Avenue which is located at the southern portion of the City of Campbell. · On November 7, 1998, Council approved an amendment to the General Plan and Zoning designations for this property from multi-family residential to professional office uses. · The project site is 11,000 square feet. The proposed building is 4,930 square feet, the first floor includes 2,190 square feet and the second includes 2,740 square feet. · The lot coverage is 30 percent, the Floor Area Ratio is .45 and the landscaping will cover 31 percent. · A single-family residence currently on the site will be demolished. · The new owners will occupy the second floor for their dentistry practice and rent out the first floor. · The project meets all development standards. There is a 48 foot rear yard setback. There are six spaces per dentist as required under the Parking Ordinance. · SARC reviewed this project at two meetings, December 22, 1998, and January 12, 1999. · Minor modifications to Conditions of Approval //9 (Building Division) and 4/18 (Public Works) have been distributed in memo format. The applicant is aware of these proposed changes. Commissioner Lowe questioned about the exterior stairs. Ms. Sharon Fierro replied that the issue is one of safety. The applicant will work with the Building Division to meet Uniform Building Code requirements. Commissioner Lowe asked why the need for a streetlight had not been made by Public Works. Ms. Sharon Fierro advised that when preparing Conditions of Approval for this project, the Public Works Department had determined that the streetlight was necessary. The applicant asked Planning Commission Minutes of January 26, 1999 Page 3 Public Works to reconsider this requirement. This Condition will allow the City Engineer to reconsider without delaying the approval. Commissioner Gibbons presented the Site and Architectural Review Committee report as follows: · SARC reviewed this project on December 22, 1998, and January 12, 1999 and was supportive. SARC appreciated the applicant's cooperation. Chairman Jones opened the Public Hearing for Agenda Item No. 1. Mr. Greg Benton, Project Architect: · Stated that this project is the result of hard work on everyone's behalf. · Hoped that the Commission would find it acceptable and a nice addition to the City. · Advised that he is available for any questions about the project. Commissioner Lowe asked if they had looked at any other potential uses for this property. Mr. Greg Benton advised that the new owner is a dentist who plans to move his practice to this new building out of rented space he currently has on Bascom Avenue. Commissioner Francois expressed concern about the parking provided. Asked Mr. Benton if he felt there would be any problem with the amount of parking planned for the site. Mr. Greg Benton replied that he did not believe parking would be a problem. Commissioner Gibbons advised that parking was discussed in depth at SARC and that six spaces per dentist is the requirement under the Parking Ordinance. She added that health requirements in today's dental practice calls for more office space per dentist as the turnaround time in cleaning between patients takes more time. Therefore lots of patient treatment rooms are required. Ms. Sharon Fierro advised that she had surveyed other cities to determine standards for medical/dental uses and learned that Campbell's standard is similar or more stringent than other cities' standards. Chairman Jones asked what options the Commission has in evaluating the parking for this project. Mr. Steve Piasecki advised that the Commission must rely on the Ordinance when evaluating the parking requirements. Added that it is in the owner's interest to control the parking on his site. Said that the owner is required to record a Covenant which will limit the number of dentists on the site to two. Commissioner Lowe asked why a two-story structure was necessary. Planning Commission Minutes of January 26, 1999 Page 4 Mr. Steve Piasecki advised that the owner wants more space. A one-story building would also be dwarfed by the large massive structure which is adjacent. This is a very good plan which has been well thought out and the use should be good. Commissioner Francois stated that parking is his only concern about this project but said that the turnover of patients does not seem to be of concern to staff when evaluating the use and parking for the site. Commissioner Kearns said that she is supportive of the project and finds the proposed building to be a handsome one. Chairman Jones asked if the potential uses for the site are limited to dental. Mr. Steve Piascki advised that any office use that can conform with the required parking ratios could occupy this building. Ms. Sharon Fierro reminded that due to the changes in medical procedures some treatment rooms must be left vacant for 20 minutes while it is sanitized. This accounts for this dentist's square footage needs. Commissioner Gibbons reminded that the owner himself will occupy this building and he is willing to accept the restrictive requirement of the Covenant. It is in his interest to provide adequate parking. He has a lot at stake. Chairman Jones closed the Public Hearing for Agenda Item No. 1. Motion: Upon motion of Commissioner Kearns, seconded by Commissioner Lindstrom, the Planning Commission approved a Negative Declaration and adopted Resolution No. 3217 granting a Site and Architectural Approval (S 98-24) to allow the construction of a new two-story office building on property located at 14419 S. Bascom Avenue, by the following roll call vote: AYES: Francois, Gibbons, Jones, Kearns, Lindstrom NOES: Lowe ABSENT: None ABSTAIN: None Chairman Jones advised that this approval is final in 10 days unless appealed in writing to the City Clerk. Planning Commission Minutes of January 26, 1999 Page 5 REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR The written report of Mr. Steve Piasecki, Community Development Director, was accepted as presented with the following additions: · Advised that Council has authorized Municipal Code and Zoning amendments which will be coming before the Commission is the weeks to come. · Announced that the General Plan Task Force will have its kick-off meeting on Wednesday, January 27, 1999. · Said that the Planners Institute will be held from March 24 through March 26 in Monterey. More information should be available next week. Chairman Jones asked when the right time was to bring up the Parking Ordinance. Mr. Steve Piasecki suggested that this could be added to the work program in the next fiscal year. Mr. Kenneth Follmer, adjacent property owner to 14419 S. Bascom Avenue. · Advised that he is an oral surgeon and that 12 spaces per floor are more appropriate for parking requirements for a dental practice. · Said that he did not speak during the time of Item No. 1 because he did not want to stop the project. · Questioned how tabs can be kept on the number of dentists per location. Mr. Steve Piasecki advised that this can be tracked through the issuance of business licenses. ADJOURNMENT The Planning Commission meeting adjourned at 7:57 p.m. to the Planning Commission meeting of February 9, 1999, in the Council Chambers, City Hall, 70 North First Street, Campbell, California. SUBMITTED BY: APPROVED BY: ATTEST: Corinne A. Shinn, Recording Secretary