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PC Min 11/23/1999CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY NOVEMBER 23, 1999 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of November 23, 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: Commissioner: Brad Jones Elizabeth Gibbons Tom Francois Joseph D. Hemandez Susan A. Keams Mel Lindstrom Dennis Lowe Commissioners Absent: None Staff Present: Community Development Director: Senior Planner: Planner I: City Attorney: Public Works Director: Land Development Manager: Reporting Secretary: Steve Piasecki Sharon Fierro Aki Irani William Seligmann Robert Kass Bill Helms Corinne A. Shinn APPROVAL OF MINUTES Motion: On motion of Commissioner Lowe, seconded by Commissioner Gibbons, the Planning Commission minutes of October 26, 1999, were approved. (6-0-0-1; Commissioner Kearns abstained as she was absent from the October 26, 1999, meeting.) Planning Commission Minutes of November 23, 1999 Page 2 COMMUNICATIONS. The following communication items were distributed: 1. Seven items regarding Agenda Item No. 2 2. One item regarding Agenda Item No. 4. 3. News article re new Pruneyard Tower tenant. AGENDA MODIFICATIONS OR POSTPONEMENTS Staff recommended that the Commission consider the Agenda slightly out of order by hearing Items No. 3 and No. 4 prior to Item No. 2 since those Items will be quick while many people are present wishing to address Item No. 2. ORAL REQUESTS There were no oral requests. PUBLIC HEARING Chairman Jones read Agenda Item No. 1 into the record. M 98-16 Cotton, B. Continued 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. Continued from the Planning Commission meeting of October 12, 1999. Tentative City Council Meeting Date: January 4, 2000. Ms. Sharon Fierro, Senior Planner, presented the staff report as follows: · Advised that Calvary Church is seeking approval to install a manufactured housing unit on their site for use as the Pastor's residence. This housing is integral to the operation of the church. · The application requires the Modification to a Planned Development Permit. · The applicant has worked with staff and the housing unit has been sited to blend in with the homes in the surrounding neighborhood. · The one-story housing unit consists of 1,740 square feet of living space which includes two bedrooms and a den as well as a two-car carport. The entrance faces onto the street and includes a porch and well-defined front entry. Sufficient parking is provided and the applicant will plant street trees. Building materials include composition shingle roofing material, wood trim and siding and porch and railings painted to match the trim. A curb cut will be eliminated. · The property is located within the SOCA (South of Campell Avenue) special development area. Planning Commission Minutes of November 23, 1999 Page 3 · The property is zoned PD (Planned Development). setbacks are met. · SARC reviewed this project and will provide a report. The R-1 (Single-Family Residential) Commissioner Gibbons presented the Site and Architectural Review Committee report as follows: · SARC reviewed the plans for this project on two occasions, October 12, and October, 26, 1999, and agrees with the report made by staff this evening. SARC was supportive of this project. Chairman Jones opened the Public Hearing for Agenda Item No. 1. Chairman Jones closed the Public Hearing for Agenda Item No. 1. City Attorney William Seligmann suggested an added Condition of Approval, which states "The residence shall be used for occupancy by an employee of the church and shall not be rented out." Motion: Upon motion of Commissioner Lindstrom, seconded by Commissioner Hernandez, the Planning Commission adopted Resolution No. 3245 recommending that Council approval 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, by the following roll call vote: AYES: Francois, Gibbons, Hernandez, Jones, Kearns, Lindstrom, Lowe NOES: None ABSENT: None ABSTAIN: None Chairman Jones advised that this item will now go to Council for final approval at its meeting of January 4, 2000. Chairman Jones read Agenda Item No. 3 into the record. o GP 99-01/PD 99-03 Quilici, J. Public Hearing to consider the application of Mr. Joseph Quilici for approval of a General Plan Amendment (GP 99-01) to consider a change in the Land Use Map of the General Plan from Public/Quasi Public to Professional Office and consideration of a Planned Development Permit (PD 99-03) to allow the use of an historic residence for office use and construction of a 672 square foot addition on the second floor of the existing building and the Planning Commission Minutes of November 23, 1999 Page 4 construction of a new 7,507 square foot, two-story office building at the rear of the site, for property located 20 Union Avenue in a PD (Planned Development) Zoning District. A Negative Declaration has been prepared for this project. Tentative City Council Meeting Date: January 4, 2000. Ms. Sharon Fierro, Senior Planner, presented the staff report as follows: · Advised that the applicant is seeking approval for site improvements as well as a new building on property that is zoned PD (Planned Development). · The project site is on Union Avenue, one property south of Campbell Avenue, across from the Pruneyard Towers. · The structure is an historic residence. · The applicant has purchased the property and already received permission to demolish outlying parts of the structure, which have no historical significance. · The Historic Preservation Board has reviewed this proposal and recommends its approval with the condition that the existing structure on this parcel be restored to its historical character and style, using materials of the period. The new building shall be built of materials compatible to the historic structure. The HPB Board was impressed with the applicant's commitment to this project. · The General Plan designation is currently Public/Quasi Public. The last use of the property was a home for the elderly. The proposed General Plan designation is Professional Office to allow Office Use. Such a designation would further balance the surrounding commercial uses. · The project proposes 37 unistall parking spaces. This is below the 43 required but staff finds the proposed parking to be adequate for the small office use. · The applicant is required to preserve the historic landscaping which will include rebuilding an arbor entrance and preserving the substantial front yard setback and two significant mature trees. · Staff finds this project to be consistent and recommends approval. · Staff advised that the applicant is aware that access to the site will be from the south, using right hand tums onto the site from Union Avenue. No left hand turns onto the site from Union are permitted. Commissioner Hernandez wondered if street signs would be required to limit access and turns. Ms. Sharon Fierro indicated that necessary street markings are already in place on Union Avenue. Commissioner Lowe inquired about the placement of the trash enclosure. Ms. Sharon Fierro advised that due to the reconstructed historic arbor feature, the placement of the trash enclosure had to be at the front of the site so that the collection truck can access the dumpster. Planning Commission Minutes of November 23, 1999 Page 5 Commissioner Gibbons presented the Site and Architectural Review follows: · SARC met on October 26, 1999, and was supportive of this project. Committee report as Ms. Sharon Fierro advised that the window placement has been modified per SARC's request and the use of siding materials (brick/stucco/wood siding) has also been changed. Chairman Jones opened the Public Hearing for Agenda Item No. 3. Chairman Jones closed the Public Hearing for Agenda Item No. 3. Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Lindstrom, the Planning Commission adopted: A. Resolution No. 3246, recommending that Council approve a General Plan Amendment (GP 99-01) to change the Land Use Map of the General Plan from Public/Quasi Public to Professional Office; B. Resolution No. 3247, recommending that Council approve a Planned Development Permit (PD 99-03) to allow the use of an historic residence for office use and construction of a 672 square foot addition on the second floor of the existing building and the construction of a new 7,507 square foot, two-story office building at the rear of the site; and C. That Council adopt a Negative Declaration for this project, by the following roll call vote: AYES: Francois, Gibbons, Hernandez, Jones, Kearns, Lindstrom, Lowe NOES: None ABSENT: None ABSTAIN: None This item will be considered by Council at its meeting of January 4, 2000. Chairman Jones read Agenda Item No. 4 into the record. S 99-09 Morelan, J. Public Hearing to consider the application of Mr. Jim Morelan for a Site and Architectural Approval (S 99-09) to allow the construction of a new two-story, single family residence on property located at 1320 W. Hacienda Avenue in an R-l-10 (Single Family Residential) Zoning District. This project is Categorically Exempt. Planning Commission decision final, unless appealed in writing to the City Clerk within 10 days. Planning Commission Minutes of November 23, 1999 Page 6 Ms. Aki Irani, Planner I, presented the staff report as follows: · Advised that the applicant is seeking approval of a new single-family, two-story residence at 1320 W. Hacienda Avenue, located on the south side of Hacienda, west of Burrows and east of Abbott Avenue. · To the north is a vacant shopping center and residential properties are located to the east, south and west. · The proposed residence will include 3,292 square feet. The structure is two-stories and will include an attached 816 square foot, three-car garage. · The architectural style is contemporary Mediterranean. The home includes hip roof and stucco which will be painted a Light Vanilla with Red-Clay Trim. · Staff recommends the inclusion of an additional tree at the front and side of the property and that the windows be recessed. · SARC met on November 9, 1999, and recommended that a color rendering and details regarding the windows be provided. · Staff recommends approval of this project with the changes required. Commissioner Gibbons presented the Site and Architectural Review Committee report as follows: · SARC reviewed this project on November 9, 1999, and had concerns as expressed by staff, particularly about the windows. · With the changes requested, SARC is supportive of the project. Chairman Jones opened the Public Hearing for Agenda Item No. 4. Mr. Jim Moreland, Project Architect: · Advised that they accept all Conditions of Approval. Chairman Jones closed the Public Hearing for Agenda Item No. 4. Motion: Upon motion of Commissioner Lowe, seconded by Commissioner Kearns, the Planning Commission adopted Resolution No. 3248 granting a Site and Architectural Approval (S 99-09) to allow the construction of a new two- story, single family residence on property located at 1320 W. Hacienda Avenue, by the following roll call vote: AYES: Francois, Gibbons, Hernandez, Jones, Kearns, Lindstrom, Lowe NOES: None ABSENT: None ABSTAIN: None Chairman Jones read Agenda Item No. 2 into the record. Planning Commission Minutes of November 23, 1999 Page 7 2. STANP Update Staff Public Hearing to consider the City-initiated application for approval of Modifications to the San Tomas Area Neighborhood Plan. The modifications are Categorically Exempt from the California Environmental Quality Act (CEQA) under Section 15301. Tentative City Council Meeting Date: January 18, 2000. Mr. Steve Piasecki, Community Development Director, presented the staff report as follows: · Advised that Council adopted the San Tomas Area Neighborhood Plan in 1993. The development of the STANP was a yearlong process that included participation by many area residents. A major goal of those local residents was the preservation of the unique flavor and rural character of the area. In 1998, Council authorized a review of the STANP to consider Floor Area Ratio and Street Improvement issues. Several community meetings have been held, the last being on September 30, 1999. Advised that the following materials are provided: staff report, draft resolution, revised clean STANP, revised STANP with stricken language, meeting notice from 9/30/99, letters and seven desk items distributed for the first time this evening. Staff has proposed the least change to plan possible to achieve the greatest consistency and safety. Staff recommendations include the requirement for full improvements for two new potential through streets (Rolling Hills and Elam at Harriet). It is possible that instead of through streets, cul de sacs may be developed instead. New cul de sacs without through access would have no improvements. Staff is not recommending any change for 90% of streets in the San Tomas Area. Staff is recommending that Capri (at Hacienda & W. Parr) be removed from streets requiring improvements if additions more than 50% are proposed. There are 11 streets with recommendations for improvements as follows: 1. Audrey Avenue - Staff recommends curb, gutter and sidewalks. The San Tomas Area Neighborhood Association recommends no improvements. 2. Craig Court (north of Hazelwood) - Currently no improvements are required. Staff is recommending that improvements be installed to match existing improvements. The San Tomas Area Neighborhood Association recommends rolled curb only. 3. Crockett (Elam & Westmont) - Staff recommends improvements. The San Tomas Area Neighborhood Association recommends no improvements. 4. Harriet (Westmont & Van Dusen) - Staff recommends improvements. The San Tomas Area Neighborhood Association agrees with the staff recommendation. 5. Hazelwood - Staff recommends improvements. The San Tomas Area Neighborhood Association recommends rolled curb only. 6. Peggy Avenue (south of Hacienda) and Steinway (east of Peggy) - Staff recommends improvements. The San Tomas Area Neighborhood Association recommends rolled curb only, no sidewalks. 7. Smith Avenue - Staff is recommending full improvements. The San Tomas Area Neighborhood Association agrees with the staff recommendation. Planning Commission Minutes of November 23, 1999 Page 8 8. Sonuca Avenue - Staff is recommending full improvements. The San Tomas Area Neighborhood Association agrees with the staff recommendation. 9. Sunnybrook Drive - Staff recommends full improvements for consistency. The San Tomas Area Neighborhood Association concurred. 10. Capri & Bucknall - Staff is recommending that Capri be removed from the list of streets requiring improvements. The San Tomas Area Neighborhood Association concurs. 11. Abbott Avenue (south of Hacienda) - Staff recommends that improvements be installed on the east side of Abbott Avenue to Fischer Park. The San Tomas Area Neighborhood Association concurs but believes the City should pay for these improvements. 12. Walters/York/Steinway - Staff recommends improvements with rolled curb for drainage. The San Tomas Area Neighborhood Association concurs with the staff recommendation. The second issue in the STANP Update is additions to single family homes. Staff feels that some additional flexibility is required. Staff's recommendation is that the Floor Area Ratio not exceed .50 and that a Public Hearing process be used to approve up to .50. The San Tomas Area Neighborhood Association had no recommendation on this aspect of the STANP Update. Commissioner Hernandez sought clarification that the through street improvements will occur only with new development. Mr. Steve Piasecki advised that he was correct in that assumption. Chairman Jones asked if the STANP would affect the ability to sell the property. Mr. Steve Piasecki replied that the STANP would not affect the sale of property. Advised that some times deferred agreements are entered into for future improvements but that fact is made clear as it becomes part of the title. Commissioner Lindstrom asked for clarification about Capri Avenue. Mr. Steve Piasecki advised that currently, property owners adding more than 50% are required to enter into a deferred street improvement agreement. However, since staff is now recommending no improvements, the existing deferred street improvement agreements would be terminated. Again, staff is recommending that Capri be removed from the list of streets requiring improvements. Commissioner Kearns asked how street improvements would occur. Would they go in piece meal? Mr. Steve Piasecki advised that deferred street improvement agreements are entered into until such time that a large extent of improvements can be installed to avoid piecemeal improvements. Planning Commission Minutes of November 23, 1999 Page 9 City Attorney William Seligmann advised that the deferred street improvement agreements are indefinite. Commissioner Hemandez asked for more information about the San Tomas Area Neighborhood Association. Mr. Steve Piasecki advised that the San Tomas Area Neighborhood Association is composed of residents of that area of Campbell. It has been formed since 1993 or even earlier. Chairman Jones opened the Public Hearing for Agenda Item No. 2. Ms. Mary Donahue, 1441 Juanita Way: · Said that safe access to Fischer Park is needed and that sidewalks on the west side of the street (Abbott) should be installed at the City's expense. · Stated that while residents on the other side of the street have left room at the front of their property for use by pedestrians, people tend to park in that space. · Suggested another alternative would be to installed asphalt berms and signage to prevent the parking of cars on that side of Abbott. · Declared that this safety issue needs to be dealt with now rather than 30 years from now. Mr. Alan Ahlstrand, 1441 Juanita Way. · Suggested that allowing a .50 Floor Area Ratio on smaller lots is a good idea but should not extend to the larger lots in the area, which can already accommodate a large enough home without a .50 FAR. Mr. Bob Lopes, 1001 Hazelwood Avenue. · Provided a petition from his neighborhood, which asks that sidewalks not be installed on their street. · Said that they like a rural look and want to keep their street the way it is with no sidewalks on Hazelwood nor on the west side of Craig. Chairman Jones asked if the Floor Area Ratio is currently .45. Mr. Steve Piasceki advised that the FAR is .45 for new homes. Additions of up to 200 square feet, not to exceed a FAR of .50 would be allowed under the revised STANP. Mr. Bill Sorci, 637 Craig Avenue. · Agreed with Mr. Bob Lopes. · Said that there is no major drainage problem in their area. · Advised that if the street is resurfaced properly, drainage would be proper. Said that they like their area just as it is now. Planning Commission Minutes of November 23, 1999 Page 10 Mr. Terry Kuenzli, 1197 Audrey Avenue. · Provided a petition from Audrey Avenue. · Stated that within the updated STANP it is proposed to improve the north side of Audrey. · Said that the majority of their area is unimproved. · Said that they like the rural look of the area. Ms. Zona Walcott, 659 Craig Avenue. · Expressed her agreement with her neighbors. · Said that they do not need sidewalks. · Advised that there are beautiful plantings near the road which would be lost if improvements are every installed. · Admitted that she has a major drainage problem in front of her home. · Suggested at most a rolled curb to take care of drainage issues. Ms. Margo Sorci, 637 Craig Avenue. · Also agreed with the neighbors who have spoken. · Said that sidewalks are not needed. · Advised that the street has been improperly graded. · Stated that the lots on her street are large and large homes do not create a privacy issue on her street. Mr. Daraius Sorabji, 610 Craig Avenue. · Expressed support for rolled curb. · Stated that his main concern is allowable Floor Area Ratios. · Stated that while some lots in the San Tomas Area are 20,000 square feet or larger, the average is 6,000 to 8,000 square feet. · Asked how Cobblestone was built with such large structures on small lots in the area. · Stated that on a 4,000 square foot lot, an average garage already takes up 400 square feet of allowable FAR which is 10 percent of the allowable FAR. On the other hand, for a 20,000 square foot lot, that same garage represents only 2 percent of the allowable FAR. · Provided a petition to get rid of FAR limits. Commissioner Gibbons asked Mr. Sorabji what he would propose in place of FAR. Mr. Daraius Sorabji suggested that FAR be removed and lot use be evaluated instead. Ms. Lori Sorabji, 610 Craig Avenue. · Advised that the San Tomas Area Neighborhood Association does not represent her. · Suggested that it is more a special interest group. · Informed that she had volunteered on a Task Force that was formed by the Association to survey area residents about the San Tomas Area Neighborhood Plan Update. · Said that a small group of people decided what data to actually include on the survey results, which skewed the results. Planning Commission Minutes of November 23, 1999 Page 11 Ms. Villy Sorabji, 610 Craig Avenue. · Advised that the limits on FAR do not allow them to add onto their home. · Stated that their family needs additional living space as it is their tradition to have extended family residing together. Mr. Rusi, Sorabji, 610 Craig Avenue. · Expressed concern about the cost of living in the area and that impact on the older generation. · Said that FAR limits adversely impact their housing and well being. · Asked that FAR limits be amended. · Stated that needs for elders include larger bed and bathrooms to accommodate wheelchairs. Chairman Jones asked if a Variance from FAR limits is possible. Mr. Steve Piasecki said that Variances are possible however R-1 (Single Family) properties must meet FAR. Added that the Cobblestone project was not zoned R-1 but rather allowed 6 to 13 units per gross acre. Commissioner Lowe asked what the FAR is for the rest of the City. Mr. Steve Piasecki advised that the rest of the City does not have a maximum FAR but that setbacks must be met. The reason for initiating a FAR within the San Tomas Area Neighborhood Plan was to reduce the mass of dwellings in the area. Ms. Pat McCullough, 771 Old Orchard Road. · Stated that page 11 was missing in both versions of the STANP contained within her copy of the staff report. · Asked what City Standard Details means. · Questioned what the impact might be to have the street classifications removed from the STANP. Mr. Steve Piasceki advised that the City Standard Details provide requirements for all public improvements. He added that the street classifications are still part of the City's General Plan. Ms. Karen Pruitt, 753 Old Orchard Road. · Expressed concern that the call for no curb and gutter could still interpreted to mean rolled curb even for existing streets the way the plan is written. Mr. Steve Piasecki advised that there are two details. For new streets, rolled curbs, and for existing streets there is no purpose to have rolled curbs. Ms. Karen Pruitt advised that she was happy with that clarification. Planning Commission Minutes of November 23, 1999 Page 12 Ms. Arnetta Garcin, 965 Jonathan Court. · Advised that she enjoys walking and has concerns about the safety of pedestrians. · Stated that one must walk on the road itself on San Tomas Aquino as well as on Crockett. Says that there is no place to go when cars come. · Stressed that citizen safety must be a concern. Chairman Jones called for a break at 9:30 p.m. Chairman Jones re-convened the meeting at 9:42 p.m. Mr. Chris Lysons, 932 Crockett Avenue, asked what PD means. Mr. Steve Piasecki explained that a PD means Planned Development. The PD designation offers development to be more flexible on issues such as setbacks. Mr. Chris Lysons asked why such flexibility is allowed. Mr. Steve Piasecki answered that areas adjacent to multi-family development can be developed with multi-family developments under a PD zone. Advised that there are no areas left in the San Tomas with the PD Zoning so this question is moot at this point. Mr. Chris Lysons asked about obtaining a Variance to Zoning regulations. Mr. Steve Piasecki: · A Variance can be granted if specific findings can be met. · Advised that obtaining a Variance is difficult and that it must be determined that the health, safety or welfare of an area is not adversely impacted if a Variance is granted. Extraordinary circumstances would have to be in place. Mr. Chris Lysons: · Stated that he likes the character of the San Tomas Area. Mr. Gary Gairaud, 615 Louise Court. · Stated that he has been very involved in the San Tomas Area Neighborhood Association and helped compile the results of that group' s survey. · Stated that while many in the San Tomas Area Neighborhood Association speak out against curbs, gutters and sidewalks, his street has had those improvements for more than 30 years. · Said that he wants to help build a strong community. · Advised that Steve Piasecki has done a good job in accurately reflecting the San Tomas Area Neighborhood Association's position and recommendations on the STANP Update. · Said that they do support removing Capri from the list of streets requiring improvements. · Said that they had no recommendation regarding changing Floor Area Ratios as their vote was evenly split. Planning Commission Minutes of November 23, 1999 Page 13 Mr. Steve Piasecki advised that Highway 85 has been open for four years now. Said that any street in Campbell can approach the City to have an evaluation of traffic and potential traffic control measures. Mr. Gary Gairaud asked what the significance was in limiting additions to 200 square feet. Commissioner Gibbons responded that the Commission needs guidelines on what is acceptable. Mr. Steve Piasecki added that the 200 square foot maximum is for additions to homes which are near or at .45 FAR. Said that this would provide more flexibility in reviewing those requests. Mr. Bob Kass, Public Works Director. Said that staff proposes to remove language from the STANP regarding street monitoring and street classifications. · Advised that street classifications will still exist within the City's General Plan. · Informed that a Neighborhood Traffic Management Policy is currently being developed as there are concerns throughout the City. Staff is trying to develop a set of tools to address traffic problems in neighborhoods. The policy should be ready in the next four to six months. Mr. Peter Kiehtreiber, 1509 Walnut Drive. · Said that he is concerned about the potential of losing land needed for public improvements on top of having to pay the cost for installing the improvements. · If the improvements are required and he loses land, it would impact his setbacks and would reduce the size of home he would be able to accommodate on his property in relation to the land lost to public improvements. · Informed that he moved to Campbell last year. When looking at moving to Campbell, he reviewed the STANP and like that plan. · Asked how dedicated the City is to the STANP? · Opposed staff's proposed changes to the STANP and questioned the need for said changes. Mr. Steve Piasecki responded that the changes are needed to achieve consistency. Ms. Audrey Kiehtreiber, 1509 Walnut Drive. · Advised that she lives on a larger lot. · Expressed her opinion that a .45 FAR is enough for large lots while a .50 FAR might be fairer for the smaller lots in the area. · Informed that she has lived in Campbell for most of her life and appreciates the traditional small town values as well as value for personal privacy. · Said that while she too is concerned about safe walking, she did not believe sidewalks are the only way to walk safely within a community. · Said that an important issue is to keep the inherent charm of their community. Planning Commission Minutes of November 23, 1999 Page 14 Ms. Judy DeBemardi, 1265 Burrows Road. · Advised that she moved into the San Tomas Area in 1994. · Said that one thing that drew her to the area was its rural appearance. · Said that there has never been a meaningful traffic study done on Burrows Road. · Questions where traffic is going, where it is coming from and why it is on Burrows Road. · Added that since barriers were installed on Capri, traffic has been backing up on Burrows Road which makes leaving their driveway a challenge. · Stated her support for the increase in allowable FAR to .50. · Said that the deferred street improvement agreement serves like a lien against a property. · Suggested that if improvements are needed, the entire community should equally pay the cost. City Attorney William Seligmann advised that a deferred street improvement agreement is a notice of obligation. It does not represent an interest in the property or any right of foreclosure such as a lien would. Ms. Carmen Lynaugh, 1489 Capri Drive. · Commended both staff and the San Tomas Area Neighborhood Association for their hard work. · Said that it is hard to make everyone happy. · Stated that she is happy. · Agreed with staff's recommendation. Lou Scheffer, 801 Miller Avenue. · Said that sidewalks are desperately needed leading to Fischer Park and that it makes sense to put that sidewalk on the west side of the street. Mr. Harry Greenwood, 1609 Hacienda Avenue. · Said that he has resided in Campbell for 5 V2 years and was not aware of the STANP when he purchased his house. · Stated that he is happy to see the effort to preserve the rural feel of the San Tomas Area. · Suggested that only issues prevalent now should be addressed. Mr. Steve Piasecki reminded the Commission that the staff recommendation does not affect 90% of the streets within the San Tomas Area. Commissioner Gibbons clarified that only 10% of the streets are impacted by the proposed changes to the STANP. Mr. Pete Peterson, 1156 Audrey Avenue. · Expressed his opposition to any street improvements at their comer. · Stated that the San Tomas Area is a "diamond in the rough." · Said that he opposes sidewalks, curbs or gutters in the area. Planning Commission Minutes of November 23, 1999 Page 15 Ms. Susanne Waher, 1381 Estrellita Avenue. · Said that she is speaking this evening as an individual property owner in the San Tomas Area rather than as president of the San Tomas Area Neighborhood Association. · Took a moment to advise the Commission that the San Tomas Neighborhood Association is a member organization of the United Neighborhood Association of Santa Clara County. The San Tomas Neighborhood Association just had an election of officers. The results are pending. More than 3,000 households are represented. · Suggested that the Street Classification Map should be retained within the STANP. Ms. Maggie Desmond, 1491 Hack Avenue (also owns 1210 Audrey Avenue). · Said that improvements are proposed on Audrey but not on Hack. · Advised that she moved to the area in 1970. · Said that the STANP creates a spotty effect rather than consistency which erodes the rural atmosphere. Mr. Bill Benevento, 1440 Elam Avenue · Advised that he has submitted a letter which is included in the staff report. Mr. Steve Schwyr, 1425 Capri Drive. · Advised that he has lived in the area since 1975 and is Treasurer of the San Tomas Neighborhood Association. Said that he is speaking as an individual. Said that he has safely walked throughout the San Tomas Area for many years with his late wife, who was blind. Provided the top ten reasons people like living in the San Tomas Area as derived from the survey conducted by the San Tomas Neighborhood Association: 1. Rural area 2. Lot size 3. Affordable 4. Short commute 5. Good neighborhood 6. Like the home 7. Quiet neighborhood 8. Good schools 9. New housing development 10. Like the City of Campbell Mr. Daraius Sorabji, 610 Craig Avenue, advised that he was told that he would not qualify for a Variance to add onto his home. Mr. Steve Piasecki advised the Commission that Commissioner Keams would be required to abstain from the discussion and vote on the issue of improvements on Abbott Avenue as her Planning Commission Minutes of November 23, 1999 Page 16 home is on that street. Suggested that that item be considered and voted upon first so that she can participate in the remainder of the discussion on the STANP Update. Commissioner Keams left the dais. Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Lowe, the Planning Commission voted to recommend that the San Tomas Area Neighborhood Plan be amended to include the installation of curbs, gutters and sidewalks along the west side of Abbott Avenue from Hacienda to Miller with the existing improvements on the east side of Abbott Avenue to be reviewed for removal, by the following roll call vote: AYES: Francois, Gibbons, Hernandez, Jones, Lindstrom, Lowe NOES: None ABSENT: None ABSTAIN: Kearns Commissioner Kearns returned to the dais. Discussion re additions to single-family homes Chairman Jones advised that he agreed with many of this evening's speakers. When someone buys into a neighborhood, they expects it to stay as they found it. He expressed support for keeping the area rural. Mr. Steve Piasecki advised that improvements would be required only when property is subdivided or if improvements of more than 50% are added to an existing structure. This standard already applies City wide. Commissioner Kearns asked if deferred street improvements are recorded against a deed. Mr. Steve Piasecki replied that on Burrows Road, the deferred street improvement becomes a notice on the deed. This is a notice not a lien. The same is being considered for Hacienda and for San Tomas Aquino Road up to Smith and Elam Avenues. The property owner pays the cost of improvements only if they developed their property. Commissioner Gibbons sought clarification that current FAR is .45 and proposed is .50. Mr. Steve Piasecki advised that the current FAR is up to .45. Under the proposed amendments to the STANP, properties already up to .45 FAR can increase their structure by 200 square feet at a time, not to exceed a .50 FAR. This adjustment allows more flexibility. Commissioner Gibbons: · Asked why limit to 200 square feet at a time. · Suggested allowing up to a FAR of .50 and eliminate the restriction of 200 square feet. Planning Commission Minutes of November 23, 1999 Page 17 · Said that it might make sense to limit the .50 FAR to properties 8,000 square feet or less and leaving the FAR at .45 for properties larger than that. Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Lowe, the Planning Commission voted to recommend that the San Tomas Area Neighborhood Plan be amended to incorporate a provision allowing minor additions to existing single family homes with a net lot area less than 8,000 square feet to a total Floor Area Ratio of .50, by the following roll call vote: AYES: Francois, Gibbons, Hernandez, Jones, Kearns, Lindstrom, Lowe NOES: None ABSENT: None ABSTAIN: None Discussion Re Street Lights: Should the standard street details include street lights? Chairman Jones suggested that the Planning Commission should consider improvements on new streets. Mr. Bob Kass, Public Works Director, advised that some improved streets include streetlights while other improved streets do not include streetlights. On the other hand, some unimproved streets include street lights, while other unimproved streets do not include street lights. Motion: Upon motion of Commissioner Lowe, seconded by Commissioner Francois, the Planning Commission voted to recommend that the San Tomas Area Neighborhood Plan be amended to include street lights on the standard street details, by the following roll call vote: AYES: Francois, Gibbons, Lindstrom, Lowe NOES: Kearns, Hernandez, Jones ABSENT: None ABSTAIN: None Discussion re curb, gutter & sidewalks improvements on new through streets. Motion: Upon motion of Commissioner Lowe, seconded by Commissioner Lindstrom, the Planning Commission voted to recommend that the San Tomas Area Neighborhood Plan be amended to require curb, gutter and sidewalk improvements for all new through streets, by the following roll call vote: AYES: Francois, Gibbons, Hernandez, Lindstrom, Lowe NOES: Kearns, Jones ABSENT: None ABSTAIN: None Planning Commission Minutes of November 23, 1999 Page 18 Discussion re curb, gutter and sidewalk improvements for cul de sacs with through pedestrian access. Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Kearns, the Planning Commission voted to recommend that the San Tomas Area Neighborhood Plan not be amended to require curb, gutter and sidewalk improvements for cul de sacs planned for through pedestrian access (such as Abbott Avenue, north of Hacienda Avenue, and Abbott Avenue, south of Westmont Avenue, by the following roll call vote: AYES: Francois, Gibbons, Hernandez, Jones, Kearns, Lindstrom NOES: Lowe ABSENT: None ABSTAIN: None Discussion re rolled curbs being required on Steinway, Walters and York Avenues. Motion: Upon motion of Commissioner Lindstrom, seconded by Commissioner Lowe, the Planning Commission voted to recommend that the San Tomas Area Neighborhood Plan be amended to require rolled curbs on Steinway, Walters and York Avenues without triggering the need for street lights, by the following roll call vote: AYES: Francois, Lowe NOES: None ABSENT: None ABSTAIN: None Gibbons, Hernandez, Jones, Kearns, Lindstrom, Discussion re removing Capri from list of streets requiring curb, gutter and sidewalks. Motion: Upon motion of Commissioner Lindstrom, seconded by Commissioner Francois, the Planning Commission voted to recommend that the San Tomas Area Neighborhood Plan be amended to designate Capri Avenue, south of Hacienda, and the east end of Bucknam, for n._~o curb, gutters and sidewalks, by the following roll call vote: AYES: Francois, Hernandez, Gibbons, Jones, Kearns, Lindstrom, Lowe NOES: None ABSENT: None ABSTAIN: None Planning Commission Minutes of November 23, 1999 Page 19 Discussion re existing streets and segments and designation for improvements with curb, gutter and sidewalks. Motion: Upon motion of Commissioner Kearns, seconded by Commissioner Francois, the Planning Commission voted to recommend that the San Tomas Area Neighborhood Plan be amended to require curb, gutter and sidewalks on Harriet Avenue, Smith Avenue and Sonuca Avenue, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Francois, Gibbons, Kearns, Lindstrom Hernandez, Jones, Lowe None None Motion: Upon motion of Commissioner Lowe, seconded by Commissioner Hernandez, the Planning Commission continued consideration of the remainder of the San Tomas Area Neighborhood Plan Update to the Planning Commission meeting of December 14, 1999. Chairman Jones read Agenda Item No. 5 into the record. 5. GP Update Staff Progress Report on General Plan Update. The Commission accepted the written staff update without additional comment. REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR The written report of Mr. Steve Piasecki, Community Development Director, was accepted as presented. Chairman Jones expressed the thanks and appreciation of the Planning Commission to Community Development Director Steve Piasecki, who is leaving the City of Campbell to assume the same position with the City of Cupertino, effective December 13, 1999. He stated that Steve would be greatly missed. Commissioner Lowe added that Steve Piasecki is very professional. Commissioner Lindstrom stated that he is "a good guy." Planning Commission Minutes of November 23, 1999 Page 20 ADJOURNMENT The Planning Commission meeting adjourned at 12:17 a.m. to the Planning Commission meeting of December 14, 1999, in the Council Chambers, City Hall, 70 North First~.,Street, Campbell, California. C-6rinne A. Shinn, Recor~g Secretary APPROVED BY: Brad Jone~hair~'-~ ATTEST: ~""~Steve ~i~ecki, Secr~t~'~:~