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PC Min 05/12/1998CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY MAY 12, 1998 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of May 12, 1998, was called to order at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chairman Lowe and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chair: Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Dennis Lowe Brad Jones Tom Francois Elizabeth Gibbons Susan A. Keams Jane Meyer-Kennedy Commissioners Absent: Commissioner: Mel Lindstrom Staff Present: Community Development Director: Senior Planner: Associate Planner: Planner II: Planner I: City Attorney: Reporting Secretary: Steve Piasecki Sharon Fierro Tim J. Haley Gloria Sciara Barbara Schoetz Ryan William Seligmann Corinne A. Shinn APPROVAL OF MINUTES Motion: On motion of Commissioner Meyer-Kennedy, seconded by Commissioner Francois, the Planning Commission minutes of April 28, 1998, were approved. (6-0-1; Commissioner Lindstrom was absent.) COMMUNICATIONS. There were no communication items. AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda modifications or postponements. Planning Commission Minutes of May 12, 1998 Page 2 ORAL REQUESTS There were no oral requests. PUBLIC HEARING Chairman Lowe read Agenda Item No. 1 into the record. 1. TA 98-03 City Initiated Continued Public Hearing to consider the City-initiated application for approval of a Text Amendment (TA 98-03) to amend the Campbell Municipal Code to include a Tree Protection Ordinance. A Negative Declaration has been prepared for this project. Tentative City Council Meeting Date: June 2, 1998. Mr. Steve Piasecki, Community Development Director, advised the Commission that staff is seeking a continuance to the next meeting to allow more time to simplify and make the draft Tree Protection Ordinance more user friendly. Chairman Lowe advised that the Public Hearing for Agenda Item No. 1 had been left open at the last meeting and inquired if there were any parties present wishing to address this item. Motion: Upon motion of Commissioner Meyer-Kennedy, seconded by Commissioner Kearns, the Planning Commission unanimously moved to continue consideration of the draft Tree Protection Ordinance to the Planning Commission meeting of May 26, 1998. (6-0-1; Commissioner Lindstrom was absent.) Chairman Lowe read Agenda Item No. 2 into the record UP 98-02 Knight, L Public Heating to consider the application of Ms. Lee Ann Knight, on behalf of Kaiser Foundation Health Plan, Inc., for a Conditional Use Permit (LIP 98-02) to allow for an out-patient medical clinic on property located at 220 E. Hacienda Avenue in a C-M-S (Controlled Manufacturing) Zoning District. This project is Categorically Exempt. Planning Commission decision final, unless appealed in writing to the City Clerk within 10 days. Ms. Barbara Schoetz Ryan, Planner I, presented the staff report as follows: · Advised that Kaiser Foundation Health Plan is seeking approval of a Conditional Use Permit to establish an outpatient clinic at 220 E. Hacienda Avenue. Planning Commission Minutes of May 12, 1998 Page 3 · The proposed site is a two-story, 50,000 square foot building, one of seven buildings within the technology park, located at the southeast comer of Hacienda Avenue and Winchester Boulevard. · The Zoning for the site allows this proposed use with the granting of a Conditional Use Permit. · Public transportation is available to the site. · The site will provide adult primary care, minor injury, x-ray, OB/GYN, pediatrics, a pharmacy and health education. There will be 22 medical practitioners, including doctors and nurses. · Hours of operation will be from 8 a.m. to 5 p.m., weekdays. Hours will be to 8 p.m. for minor injury care and to 9 p.m. for health education programming. · Parking provided for this use is 160 spaces which exceeds the 132 required. · Staff recommends approval of this application. · The application is exempt from CEQA review. Commissioner Francois asked if the roadways leading to this site, particularly Hacienda and Dell Avenues, are adequate to support the anticipated traffic generated by this use. Ms. Barbara Ryan replied that the main road leading to this site is actually Winchester Boulevard. Winchester Boulevard is considered adequate to support the traffic generated by this use. Commissioner Keams asked about a pedestrian walkway leading onto the site. Ms. Barbara Ryan advised that this particular walkway will allow access to the site from the bus stop. The Traffic Engineer has recommended the elimination of one parking space so that this access is not obstructed by a vehicle parking in that space. Commissioner Gibbons asked if there was adequate parking to serve the remainder of the uses on site. Ms. Barbara Ryan advised that the parking for the entire complex was developed at a ratio of one space for every 278 square feet of floor space. Commissioner Gibbons asked if there would be any implications from the expansion of the Light Rail nearby. Mr. Steve Piasecki advised that the Vasona Light Rail will not require any additional right-of- way. Chairman Lowe opened the Public Heating for Agenda Item No. 2. Chairman Lowe closed the Public Hearing for Agenda Item No. 2. Planning Commission Minutes of May 12, 1998 Page 4 Motion: Upon motion of Commissioner Kearns, seconded by Commissioner Francois, the Planning Commission adopted Resolution No. 3163 approving a Conditional Use Permit (UP 98-02) to allow for an out-patient medical clinic (Kaiser Foundation Health Plan) on property located at 220 E. Hacienda Avenue, by the following roll call vote: AYES: Francois, Gibbons, Jones, Kearns, Lowe, Meyer-Kennedy NOES: None ABSENT: Lindstrom ABSTAIN: None Chairman Lowe read Agenda Item No. 3 into the record. UP 98-03/M 98-03 Spencer, M. Public Heating to consider the application of Mr. Matthew Spencer for approval of a Conditional Use Permit (UP 98-03) to allow a secondary living unit and a Modification (M 98-03) to the required setback between two buildings to allow the construction of a two-story addition to the rear of an existing residence on property located at 401 Sunnyoaks 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. Ms. Barbara Ryan, Planner I, presented the staff report as follows: · Advised that the applicant is seeking approval of two permits. The first, a Conditional Use Permit to allow for a 544 square foot secondary living unit ("granny flat"). The second, approval of a 16-foot setback between two structures on this site rather than the required 19 feet to accommodate an addition to the residence. · Project site is Zoned R-l-10 and the General Plan designation is Low-Density Residential. · The subject property consists of 14,414 square feet. · The secondary living unit is already existing and appears to have been built without permits before the City was incorporated. · From the street, this secondary living unit does not appear to be a second living unit. Two parking spaces are provided on site to support this secondary living unit. · Staff recommends approval of the secondary living unit. · As for the reduced setback between structures, the proposed wall height is 19 feet which is therefore the required distance between two structures on this site. · The proposed distance is only 16 feet. · Staff is supportive of this reduced setback due to the amount of landscaping on site and because this design is better than alternative designs available. · This project is exempt from CEQA review. Planning Commission Minutes of May 12, 1998 Page 5 Commissioner Jones presented the Site and Architectural Review Committee report: · Advised that SARC reviewed this proposal and had no issues of concern. · SARC is in favor of this application. Chairman Lowe opened the Public Heating for Agenda Item No. 3. Chairman Lowe closed the Public Heating for Agenda Item No. 3. Motion: Upon motion of Commissioner Meyer-Kennedy, seconded by Commissioner Jones, the Planning Commission adopted Resolution No. 3164 approving a Conditional Use Permit (UP 98-03) to allow for a secondary living unit and Resolution No. 3165 to allow a Modification (M 98-03) to the required setback between two existing buildings to allow the construction of a two- story addition to the rear of an existing residence on property located at 401 W. Sunnyoaks Avenue, by the following roll call vote: AYES: Francois, Gibbons, Jones, Kearns, Lowe, Meyer-Kennedy NOES: None ABSENT: Lindstrom ABSTAIN: None Chairman Lowe read Agenda Item No. 4 into the record. S 98-04 Nelson, J. Public Heating to consider the application of Mr. Jon Nelson for a Site and Architectural Approval (S 98-04) to allow the construction of a new single-family residence on property located at 1145 Steinway 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. Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: · Advised that the applicant is seeking a Site and Architectural Approval to allow the construction of a new, two-story home located in the San Tomas Area. · The project site is at the comer of Steinway and Peggy Avenues. · Zoning for the site is R-l-10 and the General Plan designation is Low-Density Residential with less than 3.5 units per gross acre. · The proposed site would be developed at a density of 2.9 units per gross acre. · The subject lot consists of 8,500 square feet which is substandard. Therefore, this lot is developed using the R-l-8 standards. · The design of this home has it facing Peggy Avenue. Planning Commission Minutes of May 12, 1998 Page 6 · The home incorporates a gable roof, horizontal wood siding together with stucco. The garage faces Peggy. · The applicant will seek an exception to the San Tomas Area Neighborhood Plan as it pertains to street improvements. · SARC has reviewed this project and is supportive. · Staff recommends approval. · This project is exempt from CEQA review. Commissioner Gibbons sought clarification between the R-l-10 and R-l-8 standards as it pertains to this project. Mr. Tim J. Haley advised that this lot pre-exists the zoning. With the required dedications, the lot has been reduced to 8,500 square feet. Commissioner Jones presented the Site and Architectural Review Committee report as follows: · SARC discussed this project on April 28, 1998, and was supportive. Chairman Lowe opened the Public Hearing for Agenda Item No. 4. Mr. Larry Grattan, 1136 Steinway Avenue: · Complimented the design of this project. · Expressed concern about the plans for street improvements. · Advised that he understands that the applicant is seeking to install improvements. · Said that he too would like to see the sidewalk continued. Mr. Tim J. Haley advised that it is the applicant's intent to carry the existing curb, gutters and sidewalk to the storm drain and to install an asphalt swell from that point on. Advised that he can provide the plans to Mr. Grattan. Mr. Grant Rhodes, 1140 Steinway Avenue: · Expressed concerns about the California Gold Fines materials planned for use along Steinway Avenue. · Also had concerns about impacts on drainage on Steinway. · Questioned the inclusion of a fireplace chimney facing Steinway. Asked if this was normal. Chairman Lowe mentioned that the house will face onto Peggy so the fireplace chimney is actually located at the side of this residence not at the front. Mr. Grant Rhodes asked if this is possible with a Steinway address. Mr. Steve Piasecki advised that the property owners will likely seek a Peggy address. Mr. Grant Rhodes again asked if the fireplace chimney is normal facing onto Steinway. Planning Commission Minutes of May 12, 1998 Page 7 Mr. Steve Piasecki replied that yes this is a normal placement for the chimney. Mr. Grant Rhodes advised that this is an aesthetic concem to him. Chairman Lowe asked about the sidewalks. Mr. Steve Piasecki: Advised that the San Tomas Area Neighborhood Plan does not allow any improvements. The applicant must seek a variance from the STANP in order to install any improvements. · Suggested that Mr. Rhodes concerns are actually with the STANP rather than with this specific project. · Advised that on Thursday, May 21, 1998, Council and the Commission will conduct a joint Study Session to study amendments to the STANP, specifically improvements in the public right-of-way. · Said that the STANP provides the rules right now. The Concept of the STANP is not to have a high level of improvements. Commissioner Jones asked for more information about California Gold Fines. Mr. Tim J. Haley advised that this product is decomposed granite material which is compacted for paving uses. Mr. Jon Nelson, Applicant, 1146 Robway Avenue: · Advised that sidewalks are not called out for in this area. There are currently no sidewalks along Steinway. · The California Gold Fines is an informal walking surface. · Advised that at a later date he plans to develop a plan to do additional drainage work including the construction of a shallow swale. Said that he is working with the Public Works Department on this matter. · Said that installing the curb and gutter along Peggy Avenue is the best compromise given current policies. Chairman Lowe closed the Public Hearing for Agenda Item No. 4. Motion: Upon motion of Commissioner Kearns, seconded by Commissioner Francois, the Planning Commission adopted Resolution No. 3166 granting a Site and Architectural Approval to allow the construction of a new single-family residence on property located at 1145 Steinway Avenue, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Francois, Gibbons, Jones, Kearns, Lowe, Meyer-Kennedy None Lindstrom None Planning Commission Minutes of May 12, 1998 Page 8 Chairman Lowe read Agenda Item No. 5 into the record. o M 98-04 (SDP 97-01) Word, D. Public Heating to consider the application of Mr. David Word for approval of a Modification (M 98-04) of a previously approved Special Development Permit (SDP 97-01) to allow modification to the approved parking garage at the Pruneyard located at 1999 S. Bascom Avenue in a C-2-O (General Commercial/Overlay) Zoning District. A Negative Declaration was previously approved for this project. Tentative City Council Meeting Date: June 2, 1998. Ms. Gloria Sciara, Planner II, presented the staff report as follows: · Advised that the applicants are seeking a Modification to the Special Development Permit which allowed the construction of a 130,000 square foot office structure and a 730 parking garage. · The current request is to eliminate the plans for a sub-grade ramp and 50 spaces and the addition to the fourth floor of the parking structure with the addition of 71 spaces. The net gain would be 21 spaces. · This addition to the building will eliminate the step effect and create one wall line. · While there will be additional massing, this is mitigated through the use of extensive landscaping. The landscaping is a layered concept including trellis and climbing vines. Trees to be used include poplar, cypress and olive with a range in heights from 25 to 100 feet. The garage will be 33 feet high. · SARC reviewed and had concerns regarding the lighting. · Lighting will include three types of fixtures to provide perimeter, interior and exterior lighting. · The upper floor has been designed to cause a minimum of reflection on neighboring properties. · The light poles are 14 feet high with 64-foot dispersion which illuminates two parking rows. · The building has been designed so that the wall height is sufficiently high that the visibility of car headlights by neighboring properties will be eliminated. · The project is consistent with the General Plan and Zoning with Council's approval. · Staff is supportive of this Modification. Chairman Lowe asked about tree planting along Highway 17. Ms. Gloria Sciara answered that the applicants are working with CalTrans. Planning Commission Minutes of May 12, 1998 Page 9 Commissioner Jones presented the Site and Architectural Review report as follows: · SARC met on April 28, 1998, to review this project and found that the information available was insufficient to make a recommendation. · The major concern was thc impact of the lighting of this garage on neighboring apartment and the visual impact of this structure from the Pruneyard. Commissioner Gibbons advised that the issues have been responded to within the packet. Chairman Lowe opened the Public Heating for Agenda Item No. 5. Mr. David Word, Applicant, 1999 S. Bascom Avenue, Suite 2, Campbell: · Advised that they are concerned with three points: Quality, Quantity and Time. · While they are eliminating 50 below grade spaces which required mechanical ventilation they are replacing them with 70 spaces above grade with fresh air and more light. · Explained that this change is more expensive but represents a faster job. Advised that they can save one month in construction time by making this change. · Explained that they need to have the garage completed for the holiday shopping season and their goal is completion on the Wednesday prior to Thanksgiving. Also mentioned that if they are allowed to open the garage before the elevator is finished, it could be ready by the beginning of November. Said that since covered parking is provided nearby for handicapped visitors, the City should consider allowing him to open the garage before the elevator is completed. People can use stairs for the short term. · Advised that they continue to have meetings with a tenant parking committee. Said that he has informed this committee of this plan and invited them to attend this evening if they had any concerns and/or objections. They expressed support and sent no one to speak out against this proposed modification to the garage. · Advised that his architect is available for questions. Commissioner Gibbons: · Advised that she appreciates the materials provided. · Expressed regret that no community members are present. · Said that she continues to have concerns about the rooftop lighting and the height of the proposed light fixtures. · Opined that there needs to be a consistency of light level that is not depicted. Mr. Ron McLester, Project Architect: · Informed that the lighting plan was developed by a lighting consultant who prepared the diagram provided. · Stated that they have actually added lights. · Said that the 14 foot light is a good height for their needs and allows broad dispersion without the need for too many fixtures. Planning Commission Minutes of May 12, 1998 Page 10 Commissioner Gibbons: · Stated that there is too much light in some places, while not enough in others. · Said that the light should be spread out uniformly. Mr. Ron McLester advised that the exhibit probably does not accurately depict the light levels. Commissioner Jones asked if the apartment residents have been notified of this evening's meeting. Ms. Gloria Sciara advised that the property owner was notified and was asked to provide the notice to their tenants. Commissioner Francois stated that the fact the people are not present seems to indicate that there is not much concern. Said that the lighting seems to have been well addressed with reflector shielding light from neighbors. Said that staff has handled this issue. Mr. Ron McLester added that the lighting being used was designed for parking lot use. Commissioner Kearns asked what would occur if there are complaints once this garage and its lighting is installed. Ms. Gloria Sciara answered that there is a provision that if any property causes a nuisance to another, it can be abated. This is done routinely. Commissioner Jones asked if this matter would go on to Council. Ms. Gloria Sciara replied that it would because it is a Modification to a Special Development Permit within an Overlay District which requires Council authorization. It will likely go before Council on June 2. Chairman Lowe closed the Public Hearing for Agenda Item No. 5. Commissioner Gibbons stated that she felt strongly about the appearance of the garage. Suggested that a condition be added so that lighting levels on the roof can be reviewed by staff before signing off on the final occupancy. Mr. Steve Piasecki advised that this condition would pose no problems. Motion: Upon motion of Commissioner Meyer-Kennedy, seconded by Commissioner Francois, the Planning Commission adopted Resolution No. 3167 recommending approval of a Modification (M 98-04) to a previously- approved Special Development Permit (SDP 97-01) to allow modification to the approved parking garage at the Pruneyard on property located at 1999 S. Planning Commission Minutes of May 12, 1998 Page 11 Bascom Avenue, with the added condition that staff review and approve the rooftop lighting prior to building final, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Francois, Gibbons, Jones, Kearns, Lowe, Meyer-Kennedy None Lindstrom None 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 the San Jose City Council selected an alignment for the Vasona Corridor Light Rail through downtown San Jose. · Reminded the Commission of the May 21, 1998, Study Session with Council regarding the San Tomas Area Neighborhood Plan and General Plan Updates. The time for this meeting will be from 6 p.m. to 8 p.m. · Congratulated the Commission on the successful completion of the Telecommunications Ordinance for which Council took first reading at its last meeting. ADJOURNMENT The Planning Commission meeting adjourned at 8:35 p.m. to the Planning Commission meeting of May 26, 1998, in the Council Chambers, City Hall, 70 North First Street, Campbell, California. SUBMITTED BY: Corinne A. Shinn, Recording Secretary APPROVED BY: Dennis Lowe, Chair ATTEST: Steve Piasecki, Secretary