Loading...
PC Min 09/22/1998CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY SEPTEMBER 22, 1998 CITY HALL COUNCIl. CHAMBERS The Planning Commission meeting of September 22, 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: Associate Planner: Planner II: Planner I: Traffic Engineer: City Attorney: Reporting Secretary: Steve Piasecki Sharon Fierro Tim J. Haley Gloria Sciara Barbara Ryan Peter Eakland William Seligmann Corinne A. Shinn APPROVAL OF MINUTES Motion: On motion of Commissioner Gibbons, seconded by Commissioner Jones, the Planning Commission minutes of September 8, 1998, were approved. (7-0) Planning Commission Minutes of September 22, 1998 Page 2 COMMUNICATIONS. 1. Revised Conditions of Approval for Agenda Item No. 1. 2. Land Use Map for Agenda Item No. 1. 3. Article re Pulte Homes, Applicant for Agenda Item No. 1. 4. Exhibits for Agenda Item No. 1. 5. Revised Conditions of Approval for Agenda Item No. 2. 6. Site plan for Agenda Item No. 2. 7. Public comment regarding Agenda Item No. 3. 8. Campbell Development Report for September 1998. AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda modifications or postponements. ORAL REQUESTS There were no oral requests. PUBLIC HEARING Chairman Lowe read Agenda Item No. 1 into the record. GP 98-01/PD 98-03/ TS 98-01 Pulte Home Corp. & Larkspur Hospitality Development and Management Company Public Hearing to consider the application of Pulte Home Corporation and Larkspur Hospitality Development and Management Company for approval of the following applications for property located at 550 W. Hamilton Avenue (formerly the Best Products and Denny's site) in a PD (Planned Development) Zoning District. A Negative Declaration has been prepared for this project. Tentative City Council Meeting Date: October 6, 1998. A. A General Plan Amendment (GP 98-01) to consider a change the Land Use Element of the General Plan fi.om Commercial to a mixed use Commercial/Low- Medium Density Residential (6-13 units per gross acre) B. A Planned Development Permit (PD 98-03) to allow the construction of a 46-1ot small lot single family subdivision and a 116 room hotel. C. A Tentative Subdivision Map (TS 98-01) to allow the creation of 47 lots and an associated common lot(s) for access and open space for the residential component. Planning Commission Minutes of September 22, 1998 Page 3 Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: · Applicant is seeking a General Plan Amendment, Planned Development Permit and Tentative Subdivision Map for the former Best Products site located on W. Hamilton Avenue at San Tomas Expressway. · The project site is currently developed with commercial buildings (Best/Denny's) and a single family residence. · Adjacent uses, the Jack-in-the Box Restaurant and Insurance Business, will remain. The proposed General Plan Amendment would change the Land Use from Commercial to mixed-use Commercial/Residential (Low-Medium Density Residential, 6 to 13 units per gross acre). · The Planned Development Permit would allow 46 small lot, single-family residences on approximately five acres and a four-story, l l6-room hotel along Hamilton Avenue on approximately two acres. · The Tentative Subdivision Map would allow the division of the lots. · An Initial Study was conducted by David Powers and Associates and no significant impacts were identified. Noise issues will be mitigated by the use of sound walls. · When comparing potential traffic, it has been determined that when compared with the existing Commercial uses, the proposed uses will not result in any traffic increases. · The 46 detached residential units range from 1,800 to 2,200 square feet. Each unit has a two- car garage. Lot sizes are approximately 3,168 square feet. Site access is from private streets. Two hundred and six parking spaces are provided. · The hotel is 18,396 square feet in area and occupies approximately two acres. · The applicant will be providing the Streetscape Standards along Hamilton Avenue. · Landscaping will be installed in front of the residential units and a .4-acre park will be installed in the center of the development. · Staff finds the proposed land use desirable and reasonable and recommends that the Commission adopt resolutions recommending approval of the General Plan Amendment, Planned Development Permit, and Tentative Subdivision Map and grant a Negative Declaration. Staff also recommends that the fencing and wall plan come back to staff for final approval. Commissioner Francois clarified that the residences are being developed at 9.2 units per acre. Chairman Lowe asked what the floor area ratio was for the footprint on the lot. Is it .78%? Mr. Tim J. Haley advised that the FAR for the entire residential portion is .52. These are fairly large homes relative to their lot size and that floor area ration was .78 on an individual lot basis. Commissioner Gibbons expressed concern about the four foot wide sideyard setbacks instead of the usual seven feet. Planning Commission Minutes of September 22, 1998 Page 4 Mr. Steve Piasecki advised that similar projects have been constructed in recent years including Cobblestone at San Tomas Aquino Road & Elam and Orchard Grove at 100 Harrision. These are large homes on small lots. Commissioner Keams expressed her concern about placing large homes on small lots. Commissioner Jones presented the Site and Architectural Review Committee report as follows: · SARC met on September 8, 1998, and was in favor of the project architecturally. · SARC found the project to be nicely designed. · SARC did have concern about the density. Chairman Lowe stated that it appears that one model is being repeated more often than the others and it is the largest model. Mr. Steve Piasecki agreed that the largest home is proposed to be used on 21 lots. Chairman Lowe opened the Public Hearing for Agenda Item No. 1. Mr. John Johnson, Pulte Homes: · Advised that Pulte Homes and Larkspur are not sister companies. Pulte is buying the property and Larkspur will buy their portion from them. Pulte Homes is a 45-year-old company · Informed that they arrived at the proposed size of the homes after identifying their target market. · Advised that the Project Architect, Landscape Architect and Civil Engineer are available for any questions. · Informed that they began with 52 units when originally planning out the site. · Said that the proposed park is a strong added amenity to the project. · Said that the homes fronting on Llewellyn would have different elevations from those on the rest of the homes in order to better tie in with the rest of that street. · Advised that a tree survey has been conducted. Of 116 trees on site, 60 can be saved. · Staff has advised that they want to work on the wall design and layout and Pulte/Larkspur agrees. · Advised that the Conditions of Approval are acceptable and they can work with them without difficulty. · Any grading and drainage issues can be worked out with Public Works. · Said that the requirement for the landscaping of the median of San Tomas Expressway had been a concern. However, what was requested was reasonable. The landscaping will need to meet County standards and requires a five-year maintenance agreement. They disagree with the need for five-years maintenance, feeling that two years should be acceptable (Page 3, Condition 4-D). · Stated that they agree with all Conditions of Approval except for the five-year maintenance agreement on San Tomas Expressway landscaping. Planning Commission Minutes of September 22, 1998 Page 5 · Their second concem was on Page 2-D, the requirement for grid patterns on the windows. They are concerned that the material not be wood due to maintenance issues. Mr. Steve Piasecki advised that the maintenance of the landscaping will be fairly low. The five year period is to allow the landscaping to become established. Chairman Lowe asked if automatic sprinklers would be required. Mr. Steve Piasecki replied that they could be installed or not. It would be possible to truck water the landscaping. Mr. John Johnson: · Reiterated that their only concerns are the five-year maintenance and grids. Stated that the density they propose is the mid-range for the zoning. · Each home has an apron. · The narrow street will slow down traffic as larger streets equal faster cars. · Advised that they will have to move some trees. Chairman Lowe asked about whether details on the park were available. It appears to be a large open space with grass. Mr. John Johnson replied that the park would incorporate benches and play areas but that the park is not totally worked out at this time. It is just a concept. Mr. Steve Piasecki advised that it will be more of a town square, a formal space, with a children's play area. Mr. John Johnson asked that the project be approved as submitted. This project will provide an economic benefit to the City and their company. Chairman Lowe stated that the applicants have done a good job and present a quality project. Stated that the sideyard setback is a big problem and the density is tight. Mr. John Johnson stated that this is a subjective matter. Most people do not live in their sideyards, using them only as a pass through to the rear yard. Chairman Lowe asked what the target market is for this residential project and how for much the homes would sell. Mr. John Johnson advised that the homes would be priced in the $400,000's. The target market is young professionals, with one to two children, who work in the area and are tired of commuting. Campbell is perceived very well by their target market. Planning Commission Minutes of September 22, 1998 Page 6 Commissioner Keams questioned the need for four to five bedroom homes if the perceived family size is small. Mr. John Johnson advised that offices and guest rooms are desired by today's homebuyers. They are looking for 1,800 to 2,200 square feet in living space. Commissioner Keams asked the reason for gates on one of the models. Mr. John Johnson advised that this particular model has a motor court which is used as an activity area which creates a safe and secure area for children to pay. Not including the gate would be detrimental to the design of this home. Mr. Steve Piasecki advised that he had recently toured The Crossings, a development in Mountain View, which had models similar to this. He advised that kids were seen using that area as a play area. Suggested the use of a wrought iron design and not a solid wooden gate. Mr. John Johnson advised that they had conducted community meetings. Commissioner Francois asked if there were safety devices on these automatic gates to prevent children from being crushed. Mr. John Johnson replied that that was very important. Mr. Greg Martin, Larkspur: · Advised that theirs is a young company, two and a half years old. · Their goal is to own and operate 20 hotels in California, Oregon and Washington. · Currently they have five hotels. Four are Candlewood Hotels and one in Washington is a Hilton Garden Inn. · This proposed hotel, Larkspur Landing, will be an upscale, extended stay hotel with an Arts & Crafts theme and custom fumiture. · Stated that they are confident that this will be successful and an amenity to the community. · An additional seven feet of landscaping will be installed at Hamilton and they have extended the setback at the comer with San Tomas Expressway. Commissioner Francois asked whether the hotel was three or four stories high. Mr. Greg Martin replied that there is a three-story element at the front and four stories at the back. The hotel will have a more residential feel as the average stay is one week. Chairman Lowe asked about how the separation between the homes and hotel would be handled. Mr. Greg Martin replied that trees would screen the hotel from the homes. Commissioner Francois asked about the occupancy rate projected. Planning Commission Minutes of September 22, 1998 Page 7 Mr. Greg Martin advised that well over 70% was expected which would bring $350,000 to $400,000 to the City per year. Their Pleasanton hotel is currently at 95% occupancy. Commissioner Francois asked about parking needs. Mr. Greg Martin advised that parking has been considered carefully. A .6 or .7 ratio works well for hotels. One hundred and thirty three (133) parking stalls will be provided for 116 rooms. Ms. Carol Wilson, 454 Queens Court: · Stated that she found the homes attractive and the park nice. However, she equated the project with someone squeezing into a dress two sizes too small. · Advised that parking problems surfaced when Eastfield Ming Quong came to Llewellyn. Now the Post Office creates additional traffic and parking problems. Additionally, people park on Llewellyn and at the Best site who are using the Little League Field across Hamilton Avenue. · States that this project will create a big problem in the area. Mr. Peter Eakland, Traffic Engineer: · Stated that this project consists of private streets that will be used primarily by the residents. · A traffic study was done. It is anticipated that afternoon traffic for this project will be less than that for the previous commercial uses. · It is not anticipated that this project will draw more traffic down Llewellyn.. It is expected that most of the project site traffic would be directed toward Hamilton Avenue. · From a traffic point of view there are no impacts and no objections from the Traffic Engineering Department. Chairman Lowe asked about the housing portion of this project and its access to the hotel portion. Would gates be installed? Mr. Peter Eakland advised that there would be no gates. A change of surface would be installed to indicate private property. Ms. Susan Couser, 475 Queens Court: · Stated that she liked the design but had concems about density and setbacks and lot coverage. · Suggested that it would be wise to look at neighboring densities and make this project more consistent. · Asked who maintains the private streets as this is not addressed in the CC&Rs. Mr. Steve Piasecki thanked Ms. Couser for pointing this out and said that the City would not be maintaining the private streets. Planning Commission Minutes of September 22, 1998 Page 8 Mr. Roger Lewis, 266 Llewellyn: · Expressed concerns about so many houses being built in a small area. · Stated that parking problems exist on Llewellyn particularly since Eastfield Ming Quong and the Post Office were established. Commissioner Keams expressed concem about density and parking issues and suggested a reduction in density. Commissioner Francois stated that the parking provided 206 spaces which equals 4.4 spaces per unit. This is 45 more than the required 161 spaces. Parking is not an issue for this project. Stated that the trend is there for small lot development these days. Commissioner Meyer-Kennedy: · Stated that the Commissioners may be used to 6,000 to 8,000 square foot lots but the home buying public is not looking for that now. Many want less yard to care for these days. · Suggested cutting down the number of the largest model. Commissioner Gibbons: · Stated that this is an exciting and good project. · One of the good things is the architecture and the provision of four on-site parking spaces per home. Another is the design of the Llewellyn Avenue units. · One concern is the density. It is too dense. Another is the placement of the park and a third is the pass through to the hotel property. The density should be cut and the access to the hotel site from the residences should be eliminated. · Stressed that the hotel will need to follow through with the architectural details on their design. Commissioner Keams suggested reducing the number of homes. Commissioner Jones stated that he cannot support the density. Chairman Lowe agreed but stated that the hotel project is excellent. Commissioner Gibbons suggested a continuance based on a need for revised site plans. Chairman Lowe stated that a continuance would depend upon the wishes of the applicants. Commissioner Lindstrom stated that he would like to see the project reconfigured with less density. Wondered if the hotel portion could go forward. Mr. Steve Piasecki stated that the project is a package deal and must be kept together. Commissioner Lindstrom suggested fewer houses and less density. Planning Commission Minutes of September 22, 1998 Page 9 Mr. John Johnson, Pulte Homes: · Stated that loss of units endangers the project due to the cost of the land. Taking 10% offthe project makes it hard to accommodate. · Said that the Commission's concerns seem to be the setbacks and sizes of the homes. · Asked if the park could be eliminated. Mr. Steve Piasecki advised that the park was part of the proposal that the City Council authorized to proceed. Chairman Lowe reminded the applicant that the Commission is not the final word on this project. Mr. Steve Piasecki suggested: · The reduction of some of the 4-5 bedroom model units for the project. · Substitute some of the larger units with the recessed garage unit models. · Loop the through streets which would equal the loss of two units. Commissioner Francois asked what the setbacks are for Cobblestone. Mr. Steve Piasecki advised that the lots were larger and units smaller at Cobblestone. It is a less dense project. Commissioner Meyer-Kennedy agreed that these types of projects are what buyers are now looking to purchase. Mr. John Johnson: · Stated that the Cobblestone project is a "garage dominant" project. · Their project will feel very different. · Suggested a continuance to allow them to go back and look at what they can do to meet the concerns expressed by the Commission. · Expressed concern that they could not go forward with four to six fewer units. · Stated that both Police and Fire like the access from the hotel site to the residential units. Chairman Lowe asked Commissioner Francois for his police expertise. Commissioner Francois stated that easy access is the best and said that he saw no problem with the access. Commissioner Gibbons stated concerns about the access which will end up being used as a cut through. Mr. John Johnson asked if she would feel any differently if gates were installed. Commissioner Gibbons replied no. Planning Commission Minutes of September 22, 1998 Page 10 Mr. John Johnson stated his understanding that he needs to review sideyard setbacks, street circulation and the mix of homes. Commissioner Gibbons stated that the Commission needs to be prepared for projects such as this and be balanced between the target market and what is good for Campbell. Commissioner Lindstrom stated that he supported a continuance. Motion: Upon motion of Commissioner Kearns, seconded by Commissioner Meyer- Kennedy, the Planning Commission continued consideration of GP 98-01/PD 98-03/TS 98-01 to allow 46 small lot residences and a 116 room hotel on property located 550 W. Hamilton Avenue to the Planning Commission meeting of October 27, 1998, to allow the applicant time to revised their site plan to reduce the density and increase the sideyard setbacks. (7-0) Chairman Lowe called a recess at 9:20 p.m. Chairman Lowe reconvened at 9:30 p.m. Chairman Lowe read Agenda Item No. 2 into the record. PM 98-05/ S 98-12 through S 98-15 Zankich Construction Public Hearing to consider the application of Zankich Construction, Inc. for approval of a Tentative Parcel Map (PM 98-05) to allow the creation of four lots and Site and Architectural Approvals (S 98-12 through S 98-15) to allow the construction of four single family residences on property located at 1492 Westmont Avenue in an R-l-9 (Single Family Residential) Zoning District. This project is Categorically Exempt. Planning Commission decision final, unless appealed in writing within 10 days to the City Clerk. An Exception to the San Tomas Area Neighborhood Plan for a sidewalk along Abbott Avenue is recommended which will require City Council Action. Tentative City Council Meeting Date: October 20, 1998. Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: · Applicant is seeking approval of a Parcel Map and Site and Architectural Approvals to allow four single-family residences on property located at Abbott and Westmont Avenues. · The zoning is R-l-9. · The proposed lot sizes range from 11,500 to 13,400. One lot is a flag. · Street improvements (sidewalks) would be required along Westmont Avenue. Planning Commission Minutes of September 22, 1998 Page 11 Staff is recommending an exception to the San Tomas Area Neighborhood Plan to install a pedestrian sidewalk along Abbott Avenue and a temporary cul-de-sac on Abbott. Staff recommends the adoption of a Resolution to approve the Parcel Map and a Resolution to approve the Site and Architectural applications (S 98-12 through S 98-15). Finally, staff recommends that the Commission take minute action recommending that Council approve an exception to the San Tomas Area Neighborhood Plan to allow a sidewalk to be installed along Westmont Avenue to the bulb of the cul-de-sac. Chairman Lowe asked about the need for the cul-de-sac on Abbott and who pays to straighten out the temporary cul-de-sac. Mr. Tim J. Haley advised that the future developer of the adjacent property would bear the cost when their property is developed. Commissioner Jones presented the Site and Architectural Review Committee report as follows: · SARC reviewed this project on September 8, 1998, and was supportive of the large lots. · Everything about the project is fine and within code. Chairman Lowe asked about the exterior wall materials. Mr. Tim J. Haley advised that three homes would use wood siding and the fourth would be stucco. Chairman Lowe opened the Public Hearing for Agenda Item No. 2. Mr. Steve Zankich, 10281 Imperial Avenue, Cupertino: · Said that he would be willing to either install sidewalks or not. · Said that he would like to accommodate what his neighbors want. · Mentioned a tree in the middle of the driveway on Lot 1. Mr. Steve Piasecki: · Advised that the tree in question is not a heritage tree but that it is covered under the City's new Tree Ordinance. Under the Tree Ordinance, the property owner would be able to seek its removal if cause exists. Commissioner Francois stated that this is a nice project which will be an asset to the area and commended the applicants. Commissioner Kearns asked if the home already on the lot would be moved or demolished. Mr. Steve Zankich advised that it takes a long time to an'ange a move these days. The particular structure is not worth moving, particularly since it is on slab. Planning Commission Minutes of September 22, 1998 Page 12 Mr. Steve Piasecki advised the Commission that Commissioner Francois' home is more than 300 feet from the project site so he is eligible to vote on this project. Chairman Lowe asked if there are sidewalks now. Commissioner Keams stated that there is no need for sidewalks and that she would not support sidewalks. Commissioner Gibbons stated that she would not support sidewalks either. Mr. Tim J. Haley advised that the requirement is in place for sidewalks along Westmont. Chairman Lowe closed the Public Heating for Agenda Item No. 2. Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Kearns, the Planning Commission adopted Resolution No. 3181 approving a Tentative Parcel Map (PM 98-05) with the removal of the Condition requiring sidewalk and streetlights on Abbott and Resolution 3182 granting a Site and Architectural Approval (S 98-12 through S 98-15) to allow the construction of four single family residences on property located at 1492 Westmont Avenue, by the following roll call vote: AYES: Francois, Gibbons, Jones, Kearns, Lindstrom, Meyer-Kennedy NOES: Lowe ABSENT: None ABSTAIN: None Chairman Lowe read Agenda Item No. 3 into the record. 3. S 98-16/UP 98-05 Woodfill Public Hearing to consider the application of Bill and Laurie Woodfill for a Site and Architectural Approval (S 98-16) and Conditional Use Permit (UP 98-05) to allow construction of a new single-family residence with a secondary living unit on property located at 550 Chapman Drive in an R-l-10 (Single Family Residential) Zoning District. This project is Categorically Exempt. Planning Commission decision final, unless appealed in writing within 10 days to the City Clerk. Ms. Gloria Sciara, Planner II, presented the staff report as follows: · Applicant is seeking a Site Approval to build a new residence and secondary living unit and a Use Permit to allow the secondary living unit. · The project site is on the southwest comer of Chapman at Walnut. · The lot is 17,300 square feet. Planning Commission Minutes of September 22, 1998 Page 13 · The project includes a 980 square foot combined secondary living unit and garage. The total square footage of the buildings equals 7,200 square feet for a Floor Area Ratio of .42. The allowable FAR is .45. The home design is ranch style. · This proposal is consistent with the STANP. · The secondary living unit would be located behind the main dwelling and accessible by Walnut Avenue. · Approximately nine trees would be removed but mature trees will be retained. · Staff recommends approval. Commissioner Gibbons asked if a deed restriction is required to eliminate the possibility that this property be turned into a multi-family use. Ms. Gloria Sciara advised that a deed restriction will be required. Commissioner Jones presented the Site and Architectural Review Committee report as follows: · SARC reviewed this project on September 8, 1998, and was supportive of the project with the provision of a deed restriction. Chairman Lowe opened the Public Hearing for Agenda Item No. 3. Mr. Bruce Johnson, Project Architect: · Advised that the client is prepared to comply with all Conditions of Approval. · Stated that he is available for any questions. · Assured that this project would be only a single family use. Commissioner Francois stated that this is a beautiful project and that he is really impressed with it. Mr. Bruce Johnson stated that the Woodfills developed this plan with him. They are moving from a townhome in San Jose to their new home. Chairman Lowe closed the Public Heating for Agenda Item No. 3. Motion: Upon motion of Commissioner Kearns, seconded by Commissioner Meyer- Kennedy, the Planning Commission adopted Resolution No. 3183 granting a Site and Architectural Approval (S 98-16) to allow the construction of a single family residence with a secondary living unit and Resolution No. 3184 approving a Conditional Use Permit (UP 98-05) allowing a secondary living unit on property located at 550 Chapman Drive, by the following roll call vote: AYES: Francois, Gibbons, Jones, Kearns, Lindstrom, Lowe, Meyer- Kennedy Planning Commission Minutes of September 22, 1998 Page 14 NOES: None ABSENT: None ABSTAIN: None Chairman Lowe read Agenda Item No. 4 into the record. UP 96-05 City Initiated Public Hearing to consider the Revocation of a Conditional Use Permit (LIP 96-05) which allowed the establishment of a retail music store (Rasputin Music) on property located at 1830 S. Bascom Avenue in a PD (Planned Development/Commercial) Zoning District due to non-compliance with the Conditions of Approval. A Negative Declaration was previously prepared for this project. Planning Commission decision final, unless appealed in writing within 10 days to the City Clerk. Mr. Steve Piasecki, Community Development Director: · Stated that this application was initiated by staff as the applicant had failed to comply with their Conditions of Approval. · A letter has been received by the applicant's attorney stating that they indent to comply. · Staff recommends continuance to the Planning Commission meeting of October 27, to allow the applicant time to comply. · If the conditions are met, the action to revoke the Use Permit would be withdrawn. Chairman Lowe opened the Public Hearing for Agenda Item No. 4. Ms. Carol Cimino, 1236 Ridgeley: · Stated her concerns about the upkeep of this site including repeated incidents of graffiti and the tendancy to allow the landscaping to overgrow. · Stated that she would like to see the building kept up regularly. Commissioner Lindstrom advised that there is a process in place to deal with these enforcement issues. Motion: Upon motion of Commissioner Meyer-Kennedy, seconded by Commissioner Francois, the Planning Commission moved to continue consideration of this item to the Planning Commission meeting of October 27, 1998, to allow the applicant time to comply with the Condition of Approval requiring dedication. (7-0) Chairman Lowe read Agenda Item No. 5 into the record. Planning Commission Minutes of September 22, 1998 Page 15 SA 98-18 Randolph, D. Hearing to consider the application of Mr. Dave Randolph, of Pacific Neon Signs, on behalf of Mervyn's California, for approval of a Sign Exception (SA 98-18) to allow new wall signs for an existing retail business located at 950 W. Hamilton Avenue in a PD (Planned Development/Commercial) Zoning District. This project is Categorically Exempt. Planning Commission decision final, unless appealed in writing with 10 days to the City Clerk. Ms. Barbara Schoetz Ryan, Planner I, presented the staff report as follows: · Applicant is seeking sign changes for its Mervyn's store located at 950 W. Hamilton Avenue, two blocks west of San Tomas Expressway as a result of an image and name change, from Mervyn's to Mervyn's California. · Surrounding uses include residential to the south, west and north and commercial to the east. · The signs will go from white lettering on brown background to turquoise, red and yellow on a light background. · The applicant proposes to replace two canopy signs facing the streets (Hamilton and Marathon) with larger signs, an increase from 560 square feet to 570 square feet. · Staff finds the freestanding sign acceptable. · SARC is recommending approval of the applicant's request. · This project is exempt from CEQA. Chairman Lowe's residence is within 300 feet of this site so he turned the gavel over to Vice Chair Jones. Commissioner Gibbons follows: · SARC is supportive. presented the Site and Architectural Review Committee report as Mr. David Randolph, Pacific Neon Signs: · Stated that the ratio of 90% is reasonable particularly since the building is square. · Stated that this sign program is slowing being incorporated throughout the Mervyn's stores on the west coast. Motion: Upon motion of Commissioner Lindstrom, seconded by Commissioner Gibbons, the Planning Commission approved a Sign Application (SA 98-18) to allow a sign program with a 90% ratio for the Mervyn's California located at 950 W. Hamilton Avenue. (6-0-1; Chairman Lowe abstained.) Planning Commission Minutes of September 22, 1998 Page 16 REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR The written report of Mr. Steve Piasecki, Community Development Director, was accepted as presented with the following highlights: · Mentioned the Metro Magazine Reader's Survey and the fact that Campbell had several mentions, including Best Up & Coming Neighborhood, Best Suburban Restaurant, Best New Restaurant and Best Bookstore. · Pointed out the Campbell Development Report for September. ADJOURNMENT The Planning Commission meeting adjourned at 10:20 p.m. to the Planning Commission meeting of October 13, 1998, in the Council Chambers, City Hall, 70 North First Street, Campbell, California. SUBMITTED BY: ~ Corinne A. Shinn, Recording Secretary APPROVED BY: ATTEST: Steve Piasecki,~Secretary