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PC Min 09/08/1998CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY SEPTEMBER 8, 1998 CITY HALL COUNCIL CHAMBERS 'The Planning Commission meeting of September 8, 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: Commissioner: Dennis Lowe Brad Jones Tom Francois Elizabeth Gibbons Susan A. Keams Mel Lindstrom Jane Meyer-Kennedy Commissioners Absent: None Staff Present: Community Development Director: Senior Planner: Planner I: City Attorney: Reporting Secretary: Steve Piasecki Sharon Fierro Aki Irani William Seligmann Corinne A. Shinn APPROVAL OF MINUTES Motion: On motion of Commissioner Meyer-Kennedy, seconded by Commissioner Kearns, the Planning Commission minutes of August 25, 1998, were approved. (7-0) COMMUNICATIONS. There were no communication items. AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda modifications or postponements. Planning Commission Minutes of September 8, 1998 Page 2 ORAL REQUESTS There were no oral requests. PUBLIC HEARING Chairman Lowe read Agenda Item No. 1 into the record. ZC 98-01/PD 98-01/ PM 98-01 Duchich, M. Vidovich, J. Sharer, B. Public Hearing to consider the application of Mr. Marko Duchich, Mr. John Vidovich and Mr. Bob Shafer for approval of a Zone Change (ZC 98-01) from R-1 (Single-Family Residential) to PD (Planned Development); a Planned Development Permit (PD 98-01) and Parcel Map (PM 98-01) to develop three residential units on property located at 1725 Bucknall Road in an R-l-6 (Single Family Residential) Zoning District. A Negative Declaration has been prepared for this project. Tentative City Council Meeting Date: October 6, 1998. Ms. Aki Irani, Planner I, presented the staff report as follows: · Applicant is seeking approval of three applications: a Zone Change from R-l-6 (Single Family Residential) to PD (Planned Development); a Planned Development Permit to develop three townhome units and a Parcel Map. · Project site is located on north side of Bucknall Road, west of S. San Tomas Aquino Road and south of W. Campbell Avenue. · Surrounding uses include townhomes to the west, single family residences to the east, apartments to the north and single family residences to the south. · The site is currently developed with one single-family residence which will be demolished. · The proposed project is consistent with the General Plan which calls for Medium-Density Residential (14-20 units per gross acre). As proposed, this project is being developed at 8.89 units per gross acre. · Changing the Zoning from R-l-6 to PD will allow this development. · An initial study was done which determined no significant environmental impacts. Staff is recommending a Negative Declaration. · The project will include three units. Unit A (located at the street frontage) is a detached unit. Units B and C are attached at the garages. There will be two driveways. Unit A will have a separate driveway and Units B and C will share a common driveway. · The design is two-story, contemporary Mediterranean with stucco walls and tile roofs, covered porches and recessed windows. · Staff has recommended design enhancements which include a different color scheme using darker shades or more Mediterranean-type colors as well use of decorative tiles. · The proposed parking exceeds the 3.5 spaces per unit required under the Ordinance with four spaces per unit provided. Two spaces are in the garage for each unit and two spaces are located in front of each garage. Planning Commission Minutes of September 8, 1998 Page 3 Staff recommends the adoption of a Negative Declaration and that the Planning Commission forward a recommendation to Council to approve the Zone Change, Planned Development and Parcel Map applications. Additionally, staff is proposing a recommendation that a dedication be required by Council. Commissioner Jones presented the Site and Architectural Review Committee report as follows: · SARC met on August 25 and was supportive of the project with staff recommendations. Commissioner Meyer-Kennedy asked if staff's changes have been incorporated into the Conditions of Approval. Ms. Aki Irani advised the Commission that staff recommendations have been incorporated in the Conditions of Approval as they appear in the staff report. Chairman Lowe opened the Public Hearing for Agenda Item No. 1. Ms. Jacki Michaels, 4464 Bucknall: Advised that her home is located directly across the street from the project site. · Stated her opposition to the proposed Zone Change due to traffic and parking concerns, stating that there is already lots of traffic on Bucknall and neighbors already park in front of her property. · Stated that most garages are used for storage. · Mentioned that apartments may end up being developed at 1711 Bucknall which would add to parking concerns in the immediate area. · Asked that the City consider her concerns and not approve the Zone Change. · If the project is approved, asked that the Commission limit the number of units and/or bedrooms allowed. · Also asked that if this project is constructed, that the builder be asked to minimize the dust and dirt, traffic and noise. Commissioner Gibbons asked staff for clarification that the applicant was actually building at a lower density that would be allowed. Ms. Aki Irani advised that under the proposed zoning, the applicant could build up to six apartment units. Commissioner Gibbons: · Advised those in attendance that what is proposed is one-half the project size as that which could have been proposed for this site. · Suggested a covenant to require that the garages be maintained for the parking of vehicles. · Advised that the street improvements will also develop two additional street parking spaces. Commissioner Keams stated that apparently there have been four units on site to this point. Planning Commission Minutes of September 8, 1998 Page 4 Ms. Aki Irani advised that the project came to the City's attention as a Code Enforcement Case as the four units had been illegally converted from the original house and garage. Commissioner Keams stated that the parking impact may be less than anticipated since four units were on site already. Mr. John Vidovich, 1725 Bucknall Road: · Agreed that traffic is intense on Bucknall. Ms. Lynn Birch, Architect, 536 Soquel Avenue, Santa Cruz: · Advised that they have developed this site so that the units look more like a single-family home development, particularly the front unit facing onto Bucknall. · Advised that this is a quality project with lots of windows and light in each unit. · Stated that they carefully followed the City's design guidelines when designing this project. · Said that her clients are not big time developers. · This project will be an improvement to the neighborhood and will increase values for everyone. Commissioner Lindstrom asked if the applicants were willing to comply with staff recommendations. Ms. Lynn Birch advised that they were willing to work with staff. Mr. Stephen Arnold, Project Civil Engineer, 1671 The Alameda, San Jose: · Advised that he is available for any questions. Chairman Lowe closed the Public Hearing for Agenda Item No. 1. Commissioner Meyer-Kennedy agreed that Bucknall is a busy street. Stated that this project will enhance the area. Commissioner Lindstrom agreed with Commissioner Meyer-Kennedy. Chairman Lowe stated that the applicants have done a good job with their project particularly since it is less dense than is possible. Commissioner Gibbons suggested adding to Condition of Approval No 6 so that the garages are maintained for the parking of vehicles. Planning Commission Minutes of September 8, 1998 Page 5 Motion: Upon motion of Commissioner Lindstrom, seconded by Commissioner Meyer-Kennedy, the Planning Commission recommended the Adoption of a Negative Declaration, adopted Resolution No. 3174 recommending approval of a Zone Change (ZC 98-01) from R-1 to PD; Resolution No. 3175 (PD 98- 01) recommending approval of a Planned Development Permit to develop three townhome units with the added Condition of Approval that the garages be maintained for the parking of vehicles; and adopted Resolution 3176 recommending approval of a Parcel Map (PM 98-01) creating three lots, by the following roll call vote: AYES: Francois, Gibbons, Jones, Kearns, Lindstrom, Lowe, Meyer- Kennedy NOES: None ABSENT: None ABSTAIN: None Chairman Lowe read Agenda Item No. 2 into the record. 2. S 09-08 Miers, C. Public Hearing to consider the application of Mr. Craig Miers, on behalf of Gulesserian Enterprises, for a Site and Architectural Approval (S 98-08) to allow a storefront remodel for an existing commercial building (Carpeteria) on property located at 423 E. Hamilton Avenue in a C-2-S (General Commercial) Zoning District. This project is Categorically Exempt. Planning Commission decision final, unless appealed in writing to the City Clerk. Ms. Aki Irani, Planner I, presented the staff report as follows: · Applicant is seeking a Site Approval to allow a storefront remodel of the front facade. · The project site is north of E. Hamilton Avenue and west of Almarida Avenue. · Surrounding uses include a restaurant to the east, Commercial uses to the west and a Restaurant to the north. · The proposed project is consistent with the General Plan and Zoning designations. · The project will split the existing space and allow for a second compatible retail use to Carpeteria, most likely a furniture store. · The remodel will utilize stucco facade, two tower elements, navy blue canvass awnings and gray metal roof. · Staff is recommending a reverse use of proposed paint colors. · The applicant will install the landscaping as required to meet the City's Streetscape Standards for E. Hamilton Avenue. This includes a 10 foot landscape buffer and seven foot sidewalk. Additional landscaping will include a street tree, vines which will be trained along the east Planning Commission Minutes of September 8, 1998 Page 6 elevation and planters in the rear. Staff is proposing the elimination of two parking spaces at the rear to install a planter. Staff recommends approval of this project. Commissioner Lindstrom asked if the parking standards are met with the removal of the two spaces at the rear of the site. Ms. Aki Irani advised that, when developed, this project was granted a reduced parking requirement as the use was determined to be low intensity as far as a need for parking due to the warehouse-type use. Commissioner Jones presented the Site and Architectural Review Committee report as follows: · SARC reviewed this project on August 25th and was supportive. · SARC was concerned about the paint colors as well as having misgivings about the recommendation to remove two parking spaces. Commissioner Gibbons stated that parking demand will be different with two tenants on site and since some available street parking is no longer available. Chairman Lowe opened the Public Heating for Agenda Item No. 2. Mr. Craig Miers, Architect, 996 Minnesota Avenue, San Jose: · Advised that they will remove the mansart roof and are adding two tower elements. · Stated that the owner wants to add a second retail tenant. · Stated that they have no objections to the Conditions of Approval with the exception of the staff recommendation to reverse the use of paint colors. · Said that he was available to answer any questions. Commissioner Keams sought clarification that the rendering provided this evening by the applicant is what they would like to use as far as paint colors. Commissioner Gibbons expressed appreciation for the provision of the color rendering. Commissioner Francois stated that he likes the colors depicted on the applicant's rendering. Commissioner Lindstrom agreed. Chairman Lowe concurred. Commissioner Francois asked what Elephant Bar would do with two less parking spaces. Chairman Lowe sought clarification that signs will be considered separately at a later date. Planning Commission Minutes of September 8, 1998 Page 7 Ms. Aki Irani advised that the signs would be handled as a separate application. Mr. Ike Gulesserian, Owner, 423 E. Hamilton Avenue: · Advised that he supervised the development of this building 25 to 30 years ago. · Said that for the last five years, he has been embarrassed that the building had not been updated but that to update is an expensive venture, costing approximately $200,000. · Said that dedication of $40,000 worth of land is required with this project and asked whether it would be possible to have an easement rather than deeding the property to the City. Mr. Steve Piasecki, Community Development Director advised that the Public Works Department would be willing to accept an easement instead of a dedication and recommended that the Conditions of Approval be adjusted to reflect that change. Mr. Ike Gulesserian expressed his happiness at this. Chairman Lowe stated that this is a nice project. Commissioner Keams asked if a tenant has already been secured. Mr. Ike Gulesserian advised that the second tenant has not been selected but that the business would be one that is comparable and compatible with the existing carpet business. Chairman Lowe closed the Public Hearing for Agenda Item No. 2. Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Meyer- Kennedy, the Planning Commission adopted Resolution No. 3177 granting a Site and Architectural Approval (S 98-08) to allow a storefront remodel for an existing commercial building (Carpeteria) located at 423 E. Hamilton Avenue with the change to Condition of Approval No. 2-B to allow the applicants to paint the building as presented on the rendering at the meeting, the deletion of Condition No 5-G which required the elimination of two parking spaces and the change of the required dedication to an easement, by the following roll call vote: AYES: Francois, Gibbons, Jones, Kearns, Lindstrom, Lowe, Meyer- Kennedy NOES: None ABSENT: None ABSTAIN: None Chairman Lowe read Agenda Item No. 3 into the record. Planning Commission Minutes of September 8, 1998 Page 8 o PD 98-05 PM 98-02 Black, T. Public Hearing to consider the application of Mr. Tom Black for approval of a Planned Development Permit (PD 98-05) and Parcel Map (PM 98-02) to allow construction of a second single-family lot and division of land into two parcels, one a flag lot parcel, on property located at 132 Sunnyside Avenue in a PD (Planned Development) Zoning District. This project is Categorically Exempt. Tentative City Council Meeting Date: October 6, 1998. Ms. Sharon Fierro, Senior Planner, presented the staff report as follows: · Applicant is seeking a continuance to a date uncertain to allow time to revise their plans following SARC comments which were extensive. · The applicant was happy with the SARC recommendations and is working with his architect to implement the recommendations. · Staff recommends that this project be taken off calendar and when the revised plans are available, this project will be re-advertised and rescheduled for Planning Commission consideration. Chairman Lowe opened the Public Hearing for Agenda Item No. 3. Motion: Upon motion of Commissioner Kearns, seconded by Commissioner Jones, the Planning Commission continued consideration of the Planned Development Permit (PD 98-05) and Parcel Map (PM 98-02) to allow construction of a second single-family lot and division of land into two parcels, one a flag lot, on property located at 132 Sunnyside Avenue, to a date uncertain. This project will be readvertised once the revised plans are completed. (7-0) REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR Chairman Lowe advised that Commissioner Lindstrom has been reappointed for another four- year term on the Planning Commission. The written report of Mr. Steve Piasecki, Community Development Director, was accepted as presented. Commissioner Keams asked for more information about the Revocation of the Use Permit for Rasputin Music which will be on the next agenda. City Attorney William Seligmann advised that since that item is not on this evening's agenda, the Commission cannot discuss the matter. Planning Commission Minutes of September 8, 1998 Page 9 Commissioner Gibbons asked for an update regarding the Winchester Drive-In site. City Attorney William Seligrnann advised that it is anticipated that the Appellate Court decision would most likely be petitioned for consideration by the California Supreme Court. Chairman Lowe advised that he will be out of town for the October 13th meeting. ADJOURNMENT The Planning Commission meeting adjoumed at 8:18 p.m. to the Planning Commission meeting of September 22, 1998, in the Council Chambers, City Hall, 70 North First Street, Campbell, California. Corinne A. Shinn, Recording-Secretary APPROVED BY: ATTEST: