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PC Min 10/26/1999CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY OCTOBER 26, 1999 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of October 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: Acting Chair: Commissioner: Commissioner: Commissioner: Commissioner: Brad Jones Elizabeth Gibbons Tom Francois Joseph D. Hernandez Mel Lindstrom Dennis Lowe Commissioners Absent: Commissioner: Susan A. Kearns Staff Present: Community Development Director: Senior Planner: Planner II: Planner I: City Attorney: RDA Manager: Reporting Secretary: Steve Piasecki Sharon Fierro Katrina Rice Schmidt Aki Irani William Seligmann Kirk Heinrichs Corinne A. Shinn APPROVAL OF MINUTES Motion: On motion of Commissioner Gibbons, seconded by Commissioner Lowe, the Planning Commission minutes of October 12, 1999, were approved. (6-0-1; Commissioner Kearns was absent and Chairman Jones abstained from the vote on Item No. 1 as he had arrived at the meeting after that item had been discussed.) Planning Commission Minutes of October 26, 1999 Page 2 COMMUNICATIONS. The following communication items were distributed: 1. New exhibit for Agenda Item No. 1. 2. Communication items for Agenda Item No. 2. AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda modifications or postponements. ORAL REQUESTS There were no oral requests. PUBLIC HEARING Chairman Jones read Agenda Item No. 1 into the record. PD 99-02/TS 99-01 Tennant, A. Public Hearing to consider the application of Mr. Adam Tennant, on behalf of Summerhill Homes, Inc., for approval of a Planned Development Permit (PD 99-02) and a Vesting Tentative Subdivision Map (TS 99-01) to allow the development of 51 single-family homes on properties located at 126-190 N. Harrison Avenue in a PD (Planned Development) Zoning District. An Initial Study has been prepared for this project and a Negative Declaration has been recommended which concludes that there are no significant environmental impacts related to the project. A copy of the Initial Study and Draft Negative Declaration are available for public review in the Planning Office. Tentative City Council Meeting Date: November 16, 1999. Mr. Steve Piasecki, Community Development Director, presented the staff report as follows: · Advised that Summerhill Homes is seeking approval of a Planned Development Permit and Tentative Subdivision Map to allow the creation of 51 small lots to be developed with 51 detached single-family homes on properties located at Harrison and Salmar Avenues. The homes range from 1,300 to 1,600 square feet. · The project site consists of 4.3 gross acres or 3.8 net acres. · The zoning for the site is PD (Planned Development). · The property is located in the NOCA (North of Campbell Avenue) district, which allows for commercial and/or residential uses or a combination of the two. · The proposed project is developed at 12 units per acre. NOCA standards allow a density of 27 units per acre. The project is therefore being developed at half of the allowable density. Previous projects have been considered for this area but the economic times in the early 90's prevented any project from being constructed. · Advised that the Valley Transportation Agency supports a higher density development of this site due to its proximity to the pending Vasona Light Rail Corridor expansion to Campbell. · Summerhill was selected by the City's Redevelopment Agency from among 11 competing firms to develop this site. Planning Commission Minutes of October 26, 1999 Page 3 · While the original concept for this project was a cluster format for the homes, the current proposal has been formatted more in a grid pattern as is the predominate pattern in the immediate area. This project will be connected to the adjacent Orchard Grove project with the continuation of the roadway from one project to the other. · Parking is proposed at a ratio of just under three spaces per unit. Under the Parking Ordinance, two spaces are required for single family residences and three and a half spaces per unit for residential townhome uses. This project consists of single family detached units. · In Community meetings, local residents expressed concerns about cut-through traffic on Harrison. A traffic consultant for the project has predicted an increase in trips by an average of seven, which is a nominal increase. · Staff encourages the Commission to recommend approval of this project. Commissioner Gibbons presented the Site and Architectural Review Committee report as follows: · Advised that SARC reviewed this project on October 12, 1999, and the Planning Commission held a Study Session that same evening. · The color schemes were modified and street paving soften in the driveways as a result of comments from those two meetings. Chairman Jones opened the Public Hearing for Agenda Item No. 1. Mr. Adam Tennant, Applicant, Summerhill Homes, 777 California Avenue, Palo Alto: · Stated that Summerhill is excited about their partnership with the Redevelopment Agency. Advised that they were selected by the Redevelopment Agency in February 1999, to serve as the Master Developer of this site. · Said that Summerhill has a strong reputation for building in-fill communities and has won several national and regional awards for their projects. · Added that they have a strong tradition of building different product for each community in which they build. · Informed that the main concerns raised at Community meetings was the desire for parking along Grant Street. · Advised that it is in their best interest to develop projects with adequate parking. They must be able to market their product, which requires adequate parking to support it. · Added that as a result of comments for SARC and the Planning Commission Study Session, they reduced the amount of asphalt, softened the courtyard areas with additional landscaping, enhanced the color schemes and assured a variety of roof styles and materials. · Again stated that they are excited about this opportunity. Commissioner Gibbons: · Said that she actually preferred the initial cluster concept for the homes rather than the current proposal. · Pointed out an area on the site plan which requires the enhanced paving which is not being depicted. Planning Commission Minutes of October 26, 1999 Page 4 · Suggested the use of a staggered fence with the addition of landscaping to prevent a very long straight line of fencing. · Asked about the size of trees for the project. · Asked that a percentage for each size tree be called out for in the Conditions of Approval. · Stated her disappointment in the fact that this project is actually not being developed at a higher density. · Said that she did not support the requirement for the installation of a picket fence. She added that the eventual owners should have some flexibility in how their properties should look rather than all with the uniform picket fence. Mr. Randy Keller, 1158 Lenor Way, Campbell: · Advised that he has owned a home and a business in Campbell for the last nine years. · Questioned the parking proposed for this project and stated that the City should enforce the 3.5 parking space standard for this project. Mr. Brian McMahon, 149 Harrison Avenue, Campbell: · Advised that he had attended the Community Meeting. · Said that he would appreciate additional street parking. Ms. Veronica Perry, 157 Harrison Avenue, Campbell: · Thanked Geoff Bradley of the Redevelopment Agency, for his helpful attitude and expressed that the City was lucky to have an employee such as he. · Advised that she has resided in Campbell her entire life and that she is looking forward to the Summerhill project being a positive addition to the neighborhood, which will enhance the property values and appearance of the area. Mr. David Esparza, 167 Harrison Avenue, Campbell: · Expressed concern about the electrical lines on the Harrison. · Stated that adequate parking was important in the area. Chairman Jones closed the Public Hearing for Agenda Item No. 1. Commissioner Francois stated that this is an outstanding project that integrates well into the area, is pedestrian-oriented and will help Downtown merchants. Said that he appreciates the enhanced paving and will support the project. Commissioner Gibbons sought clarification in the Conditions regarding the undergrounding of utilities. Mr. Steve Piasecki advised that the neighbor's concern over overhead utilities is on his site of the street and not on the project site's. Advised that the utilities for this project would be installed underground. Planning Commission Minutes of October 26, 1999 Page 5 Commissioner Lowe stated that the project's density is too high, that he is a proponent of lower density. Said that the project offers too little parking and that he will vote against it. Chairman Jones agreed with Commissioner Lowe that three parking spaces per unit is too few. Did not like the idea of 1,300 to 2,500 square foot homes on small lots. Said that the Light Rail Project is several years away. Advised that he will vote against this project. Commissioner Hemandez expressed agreement that the density is high but also that it is important to take advantage of this opportunity during good economic times. Therefore he will support the project begrudgingly. Commissioner Gibbons wanted to see a Condition prohibiting the parking of recreational vehicles and boats on this project. Ms. Sharon Fierro advised that the CC&R's already prevent the on-site parking from being used for anything but visitors. The residents will need to park in their garage units. Motion: Upon motion of Commissioner Lindstrom, seconded by Commissioner Francois, the Planning Commission adopted Resolution No. 3239 recommending that Council approve a Planned Development Permit (PD 99- 02) and Resolution No. 3240 recommending that Council approve a Vesting Tentative Subdivision Map (TS 99-01) to allow the development of 51 single- family homes on properties located at 126-190 N. Harrison Avenue, and recommended that Council adopt a Negative Declaration for this project, with modifications to the Conditions of Approval regarding, size of interior trees, the design of the rear fence and changes to the fire turnaround area to prevent all but emergency use, by the following roll call vote: AYES: Francois, Gibbons, Hernandez, Lindstrom NOES: Jones, Lowe ABSENT: Kearns ABSTAIN: None Chairman Jones advised that this item will now go to Council for final approval at its meeting of November 16, 1999. Mr. Steve Piasecki advised that the General Plan Task Force (on which Commissioner Gibbons serves as a member) is the proper forum to consider changes in density standards. Chairman Jones called for a short recess at 8:25 p.m. Chairman Jones reconvened the meeting at approximately 8:33 p.m. Planning Commission Minutes of October 26, 1999 Page 6 Chairman Jones read Agenda Item No. 2 into the record. Commissioners Lowe and Hemandez both advised that due to family conflicts with the next item, they would abstain from participating in the Public Hearing. TS 98-02/S 98-18 Prebil/Garagozza Public Hearing to consider the application of Mr. Tom Prebil and Mr. John Garagozza, on behalf of MVA Construction Co., Inc., for approval of a Tentative Subdivision Map (TS 98-02) and a Site and Architectural Approval (S 98-18) to allow a subdivision to create six parcels on property located at 1113 Crockett Avenue (northwest comer of Crockett & Westmont) in an R-l-6 (Single Family Residential) Zoning District. An Initial Study has been prepared for this project and a Negative Declaration has been recommended which concludes that there are no significant environmental impacts related to the project. A copy of the Initial Study and Draft Negative Declaration are available for public review in the Planning Office. Tentative City Council Meeting Date: November 16, 1999. Ms. Katrina Rice Schmidt, Planner II, presented the staff report as follows: · Advised that the applicants are seeking a Tentative Subdivision Map and Site and Architectural Approvals to allow the creation of six single-family residential lots and six new single-family residences. · The project site is located on the northwest comer of Westmont and Crockett and is within an R-1-6 (Single Family Residential) Zoning District. · The project site consists of 1.39 acres and is surrounded by single family residences. The property is within the San Tomas Area Neighborhood. · The proposed project is consistent with the Zoning and the provisions of the San Tomas Area Neighborhood Plan. The proposed density is 4.33 units per acre. · The individual lots will range in size from 6,945 square feet to 8,217 square feet and will be created from two existing parcels. Two lots will face onto Westmont Avenue and four will face onto Crockett, although two will be flag lots. · The homes will consist of 2,500 to 3,000 square feet which represents a .42 Floor Area Ratio. The homes will feature both front and rear porches, cedar siding, stucco walls. Mature trees have been removed and will be replaced. · SARC reviewed this project on October 12, 1999, and is supportive. · Reminded the Commission that two communications distributed this evening are relating to this project. A letter from Valley Transportation Agency asks for continuous sidewalks and ramps. A letter from neighbor, Mr. Michael Wu, seeks full improvements along the west side of Crockett Avenue. · Advised that Conditions of Approval 11 and 14 require a dedication should the San Tomas Area Neighborhood Plan be amended within the next year to require public improvements. Planning Commission Minutes of October 26, 1999 Page 7 Commissioner Gibbons advised that the site plan would have to be modified if the public right of way improvements are required for this project. Ms. Katrina Rice Schmidt advised that the applicant is opposed to the additional dedication. The dedication will affect Floor Area Ratios and lot coverage but the footprint of the structures can stay the same with the exception of one garage that would have to become detached. The lots are still well within requirements even with the dedication. Commissioner Gibbons sought clarification that if Council approves changes to the San Tomas Area Neighborhood Plan within one year, the dedication would be required. Mr. Steve Piasecki advised that the applicant would have to leave room for the additional right- of-way for one year. He added that each lots is reduced by 250 to 300 square feet if the dedication is ultimately required. Commissioner Gibbons presented the Site and Architectural Review Committee report as follows: · SARC met on October 12, 1999, to review this project. · SARC is supportive of the architectural design and requested substantive trees for the site, window details and fence details. Commissioner Lindstrom sought clarification that the SARC requirements are included within the Conditions of Approval. Ms. Katrina Rice Schmidt replied that the SARC requirements were incorporated into the Conditions of Approval. Chairman Jones opened the Public Hearing for Agenda Item No. 2. Mr. Tom Prebil, Applicant: · Stated that he supports sending this project on to Council. Chairman Jones closed the Public Hearing for Agenda Item No. 2. Chairman Jones expressed his appreciation for the large lot "Country" estates and stated his support for staff recommendations. Commissioner Gibbons suggested another alternative, following existing rules of the San Tomas Area Neighborhood Plan. Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Lindstrom, the Planning Commission adopted: A. Resolution No. 3241 recommending that Council approve a Tentative Subdivision Map (TS 98-02) to allow the creation of six residential Planning Commission Minutes of October 26, 1999 Page 8 parcels (with Conditions 11 & 14 to be consistent with the existing San Tomas Area Neighborhood Plan requirements); B. Resolution No. 3242 recommending that Council grant Site and Architectural Approvals (S 98-18) to allow for the construction of six residences on property located at 1113 Crockett Avenue; and C. That Council adopt a Negative Declaration for this project. by the following roll call vote: AYES: Francois, Gibbons, Jones, Lindstrom NOES: None ABSENT: Kearns ABSTAIN: Hernandez, Lowe This item will be considered by Council at its meeting of November 16, 1999. Commissioners Hemandez and Lowe rejoined the Commission. Chairman Jones read Agenda Item No. 3 into the record. M 99-10 (UP 95-02) Berry, M. Public Hearing to consider the application of Mr. Michael Berry, on behalf of the Western College of Therapeutic Massage, for approval of a Modification (M 99-10) to a previously approved Conditional Use Permit (UP 95-02) to allow a 760 square foot expansion to an existing massage school located at 2231-A Winchester Boulevard in a C-2-S (General Commercial) Zoning District. This Project is Categorically Exempt from environmental review. Planning Commission decision final unless appealed in writing to the City Clerk within 10 days. Ms. Aki Irani, Planner I, presented the staff report as follows: · Advised that the applicant is seeking approval for the expansion of hours and scope of operation for a massage school on Winchester Boulevard. · The project site is located on the northwest comer of Winchester and Catalpa. · The surrounding uses include a vacant residential lot to the west, vacant commercial to the east and commercial to the north and south. · The property is zoned C-2-S (General Commercial). · The use includes lectures and instruction and massage clinics where the students actual work on clients. No payment is made to the students. The compensation for the massage therapy is paid to the school. Students earn credit on their tuition. · The expansion of hours is from 7 a.m. to 11 p.m. The last class would end at 10 p.m. The last hour would be to allow students an opportunity to speak with instructors after class and allow the school to be shut down for the evening. Planning Commission Minutes of October 26, 1999 Page 9 The expansion would allow a maximum of 30 students during the day (7 a.m. to 7 p.m.) and a maximum of 35 students in the evening (7 p.m. to 11 p.m.). The Use Permit currently limits the use to 13 students. · Parking needs are met and after 7 p.m. the other businesses sharing the center are closed. · Staff recommends approval of this application. Chairman Jones opened the Public Hearing for Agenda Item No. 3. Mr. Michael Berry, Applicant: · Advised that he is available to address any questions or concerns. Chairman Jones closed the Public Hearing for Agenda Item No. 3. Commissioner Lowe asked if the normal 300 foot notice was mailed for this application. Ms. Aki Irani replied that the standard notice was mailed to surrounding properties. Motion: Upon motion of Commissioner Francois, seconded by Commissioner. Hernandez, the Planning Commission adopted Resolution No. 3243 approving a Modification (M 99-10) to a previously approved Conditional Use Permit (UP 95-02) to allow a 760 square foot expansion to an existing massage school with operation hours to 11 p.m. on property located at 2231 Winchester Boulevard, by the following roll call vote: AYES: Francois, Gibbons, Hernandez, Jones, Lindstrom, Lowe NOES: None ABSENT: Kearns ABSTAIN: None Chairman Jones read Agenda Item No. 4 into the record. 4. M 98-16 Cotton, B. Public Hearing to consider the application of Mr. Butch Cotton, on behalf of Calvary Temple of Campbell, for approval of a Modification (M 98-16) to a previously approved Planned Development Permit to allow the installation of a factory manufactured house and carport, for use as a residence for the pastor on property located at 202 Railway Avenue in a PD (Planned Development) Zoning District. This project is Categorically Exempt from environmental review. Tentative City Council Meeting Date: November 16, 1999. Planning Commission Minutes of October 26, 1999 Page 10 Ms. Sharon Fierro, Senior Planner, presented the staff report as follows: · Advised that at the applicant has requested a continuance to allow additional time to prepare plans reflecting changes requested by SARC. Staff is recommending a continuance to the meeting of November 23, 1999. Chairman Jones opened the Public Hearing for Agenda Item No. 4. Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Lowe, the Planning Commission continued consideration of this item, to allow the installation of a factory manufactured house and carport for use as a residence for the pastor of Calvary Temple of Campbell, on property located at 202 Railway Avenue, to the Planning Commission meeting of November 23, 1999. (6-0-1; Commissioner Kearns was absent.) Chairman Jones read Agenda Item No. 5 into the record. Commissioner Gibbons advised that she would need to recuse herself from this item due to the proximity of her home to the subject property. 5. E 99-01 Anderson, L. Continued Hearing to consider the application of Ms. Lisa Anderson for approval of a Fence Exception (E 99-01) to allow the installation of an. eight-foot high fence separating a single-family residence from an adjacent condominium project on property located at 235 Cherry Lane in an R-l-6 (Single Family Residential) Zoning District. This Project is Categorically Exempt from environmental review. Planning Commission decision final unless appealed in writing to the City Clerk within 10 days. (Continued from the Planning Commission meeting of September 14, 1999.) Ms. Aki Irani, Planner I, presented the staff report as follows: · Advised that the applicant is seeking a fence exception to allow an 8-foot high fence for 72 feet of fence area located at the rear property line using a lattice extension. · The subject property is surrounded by single-family residences to the south, east and west and a multiple family residential project (townhomes) to the north. · The applicant seeks the extension for safety and privacy reasons, as there is a pool on their property. They are concerned about youngsters from the townhome project getting into their yard and pool. · Advised that the City has received two letters objecting to the extension from two different residents of the townhome project. Those property owners are concerned about increased shading of their rear yard and an exacerbation of an existing dampness problem as well as the odd visual transition in fence height as viewed from their property. Planning Commission Minutes of October 26, 1999 Page 11 · Staff is not supportive of this fence exception request and recommends that the applicant install additional landscaping in their yard to handle their privacy concerns. Chairman Jones opened the Public Hearing for Agenda Item No. 5. Ms. Lisa Anderson, Applicant, 235 Cherry Lane: · Stated that their issue is safety. · Suggested that adding a lattice extension to their fence to make it a total of 8 feet would be have less shading impact on their neighbor's property than 16 foot high trees. Ms. Tania Wooten Marceau, 236 W. Rincon Avenue, Unit L: · Advised that she has lived in her home for three years and that they have gone to considerable expense in fixing up their small yard. Stated that this fence extension creates an unattractive fence difference when viewed from their yard. The posts are already in place. It is a dramatic height difference and reduces the light in the only area of her yard with full sign exposure. This change will kill the plants they have planted that require full sun exposure. · Added that fencing required for pool safety is only five feet. · Said that they cannot see into the applicant's yard for their yard. · Suggested a more natural way for privacy rather than a fence extension. Mr. Ken Kendra, President, Homeowner's Association: · Advised that the Homeowner's Association had entered into an agreement with Ms. Anderson for the replacement of the original dilapidated 17-year-old fence and that replacement fence has been installed. Added that their agreement did not include this additional two feet of lattice for a portion of the fence, which is anesthetically pleasing from their complex. Warned that the weight of the extension could adversely impact the fence. Stated that the current fence is 6 feet, four inches. Mr. Joseph Marceau, 236 W. Rincon Avenue, Unit L: · Provided photographs showing the extended posts. · Advised that this issue is very important to he and his wife. · Said that the new fence had been built off plumb by 6 inches and that they forced the fencing contractor to correct that problem prior to payment. Chairman Jones closed the Public Hearing for Agenda Item No. 5. Commissioner Lowe: · Advised that this issue makes him do a lot of soul searching. Stated that when he moved into his home 17 years ago, he planted a row of cypress around the perimeter of his yard which today stands very tall and provides a lot of privacy for his home. · Stated that he will not support this fence extension. Planning Commission Minutes of October 26, 1999 Page 12 Commissioner Lindstrom stated that he has no problem with an 8-foot high fence when surrounding neighbors do not oppose. Commissioner Francois stated that he agreed and disagreed with everyone here. Motion: Upon motion of Commissioner Francois, seconded by Commissioner Lindstrom, the Planning Commission adopted Resolution No. 3244 denying a Fence Exception (E 99-01) to allow an 8-foot fence high fence on property located at 235 Cherry Lane, by the following roll call vote: AYES: Francois, Hernandez, Jones, Lindstrom, Lowe NOES: None ABSENT: Kearns ABSTAIN: Gibbons REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR The written report of Mr. Steve Piasecki, Community Development Director, was accepted as presented. Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Francois, the Planning Commission voted to cancel its meeting of November 9, 1999. (6-0-1; Commissioner Kearns was absent.) ADJOURNMENT The Planning Commission meeting adjourned at 9:25 p.m. to the Planning Commission meeting of November 23, 1999, in the Council Chambers, City Hall, 70 North First Street, Campbell, SUBMITTED BY: · or.~ cret APPROVED BY: Brad Jorl/~srL~¢/~ '~')~'-'-''---' ~'~ SteveX~asecki, ~ec~-et~r~ -