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PC Min 02/25/1997CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY FEBRUARY 25, 1997 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of February 25, 1997, was called to order at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chairwoman Keams, and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chair: Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Susan A. Keams Dennis Lowe I. Alne Brad Jones Mel Lindstrom Jane Meyer-Kennedy Commissioners Absent: Commissioner: Elizabeth Gibbons StaffPresent: Community Development Director: Senior Planner: Associate Planner: Planner I: City Attorney: Reporting Secretary: Steve Piasecki Darryl M. Jones Tim J. Haley Aki Irani William Seligrnann Corinne A. Shinn APPROVAL OF MINUTES Motion: On motion of Commissioner Lowe, seconded by Commissioner Alne, the Planning Commission minutes of January 28, 1997, were approved (5-0- 1-1, Commissioner Meyer-Kennedy abstained and Commissioner Gibbons was absent). COMMUNICATIONS: There were communication items as follows: 1. Letter re Agenda Item No. 2 2. Informational Item Planning Commission Minutes ofFebruar7 25, 1997 Page 2 AGENDA MODIFICATIONS OR POSTPONEMENTS There were no modifications or postponements. ORAL REQUESTS There were no oral requests. PUBLIC HEARING Chairwoman Keams read Agenda Item No. 1 into the record. 1. M 97-01 Langeman, K. Public Hearing to consider the application of Ms. Karen Langeman, on behalf of Porte Veterinary Hospital, for approval of a Modification (M 97-01) to a previously-approved Conditional Use Permit to allow an addition to an existing veterinary hospital on property located at 3265 S. Winchester Boulevard in a C-2-S (General Commercial) Zoning District. This project is Categorically Exempt. Planning Commission decision final, unless appealed within 10 days to the City Clerk. Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: · Applicant is seeking a Modification to a Use Permit to allow a 695 square foot addition to a veterinary hospital located south of Hacienda Avenue on Winchester Boulevard which will result in the removal of some parking and a large tree. · The Use Permit was granted in 1982 to allow the use of a residence as a veterinary clinic. · Staff has recommended a slightly different elevation from SARC which requires an offset of the building addition. SARC is supportive of the applicant's proposal without the offset. · Staff finds that parking is adequate with 6 required and 11 provided. · The General Plan and Zoning for the site are compatible with the use. · The building materials will match existing materials, wood siding and an asphalt shingle roof. · Staffrecommends that the Commission adopt a Resolution approving this application. Chairwoman Keams asked about the differences in the front elevations. Mr. Tim J. Haley stated that staff was considering the appearance of the building from the roadway as it is approached from the north. Without the offset, the building consists of one large blank wall. Commissioner Alne presented the Site and Architectural Review Committee report: · The only issue is the minor offset recommended by staff. · SARC found that the only advantage was an aesthetic one while the disadvantage is the disruption of the internal layout of the addition. · SARC recommends that the applicant's layout be approved without the offset. Planning Commission Minutes of February 25, 1997 Page 3 Chairwoman Keams opened Public Heating No. 1. Mr. Von Davis, P.O. Box 1621, Morgan Hill, CA 95038. Stated that they are comfortable with the Conditions of Approval and they agree with the staff report. Made himself available for any questions. Commissioner Lindstrom asked Mr. Davis which plan he supports. Mr. Von Davis replied that the could make either plan work. There is more square footage available without the inclusion of an offset. Stated that he could understand what staff was trying to accomplish by requiring the offset. Chairwoman Keams closed Public Hearing No. 1. Motion: Upon motion of Commissioner Alne, seconded by Commissioner Meyer- Kennedy, the Planning Commission adopted Resolution No. 3074 approving a Modification (M 97-01) to a previously-approved Conditional Use Permit to allow an addition to an existing veterinary hospital, without the requirement for the offset front elevation, on property located at 3265 S. Winchester Boulevard, by the following roll call vote: AYES: Alne, Jones, Kearns, Lindstrom, Lowe, Meyer-Kennedy NOES: None ABSENT: Gibbons ABSTAIN: None Planning Commission decision final, unless appealed within 10 days to the City Clerk. Chairwoman Keams read Agenda Item No. 2 into the record. 2. M 97-02 (PD 96-04) Stegner, C. Public Hearing to consider the application of Mr. Charles Stegner for approval of a Modification (M 97-02) to a Planned Development Permit (PD 96-04) to allow a 200 square foot addition to a previously-approved retail building on property located at 790 E. Campbell Avenue in a PD (Planned Development/Commercial) Zoning District. This project is Categorically Exempt. Tentative City Council Meeting: March 18, 1997. Planning Commission Minutes of February 25, 1997 Page 4 Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: · The applicant is seeking a Modification to a Planned Development Permit that was reviewed by the Planning Commission in November 1996. Council subsequently approved the project. · Applicant is seeking an additional 200 square feet for a total or 3,600 square feet. This space is achieved by closing in a walkway at the southerly portion of the project as an entrance is no longer proposed for this side of the building. · Sixteen (16) parking spaces are provided, 17 are required. With this 200 square foot addition, the parking deficit is two spaces. · A letter from an adjacent property owner was distributed this evening opposing the project. · Staff recommends denial of the project due to deficient parking. Commissioner Meyer-Kennedy asked whether a driveway was being closed. Mr. Tim J. Haley replied that no driveway would close but rather a walkway area would be enclosed. Commissioner Alne asked what benefits the City received as a result of developing this site under a Planned Development Zoning District. Mr. Tim J. Haley advised that a PD Zoning District provides flexibility in development. There were no benefits to the City in developing this site under the PD Zoning District. Setbacks are similar to other zoning designations. Commissioner Alne presented the Site and Architectural Review Committee report: · Advised that the 200 square foot expansion is achieved by removing a walkway that had been planned to support multiple tenants. · At this time, the developers envision having only one to two tenants. · This proposal will raise the parking deficiency. SARC found no reason to deviate from the Ordinance requirements for parking and recommends denial of this request. Chairwoman Kearns opened the Public Hearing for Agenda Item No. 2. Mr. Ellie Alcheck, owner of apartment building next to site: · Encouraged the Commission to adopt staff's recommendation to deny this addition. · Expressed concern that deficient parking will create a burden on his site as he envisions overflow parking will end up at his apartment complex. Planning Commission Minutes of February 25, 1997 Page 5 Mr. Charles Stegner, 102 Park Center Plaza: · Advised that they are not trying to make their building bigger but rather are creating an internal hallway rather than an external walkway. · Stated that they are building this structure on spec. · In meeting with prospective tenants he can see that they will have no more than one or two tenants. A title company is interested in leasing the entire building which would make the land use office rather than retail which also reduces parking demand. Stated that to get a large tenant, they need a 3,600 square foot building. · The additional 200 square feet has a value of $25,000. · Advised that they are building a nice building on a site that was an eyesore. · They are dedicated three feet along the Campbell Avenue frontage and will install public improvements. Commissioner Alne asked if the building footprint changes as a result of this addition. Mr. Charles Stegner replied that it would not. The area they are seeking to close in was designed as a covered walkway. Mr. Tim J. Haley added that the footprint will be the same but the leaseable area is increased. Commissioner Alne asked if the walkway was counted when determining parking ratios. Stated that it is difficult to determine parking needs without knowing what sort of tenants would be using the space. Commissioner Jones asked if the walkway was an outdoor walkway. Mr. Charles Stegner replied that it was but it has a roof. Chairwoman Keams closed the Public Heating for Agenda Item No. 2. Commissioner Jones stated that he saw no big difference and that parking should not be greatly impacted by this small addition. Commissioner Alne stated that the City has ratios for parking requirements based upon useable square footage. Parking is calculated on the use of the building. Sees no reason to deviate from the formula in this situation. Commissioner Jones stated that he felt this stand conflicts with the spirit of the rules. Enclosing 200 square feet should not generate a significant difference between this plan and the approved plan. Commissioner Lowe stated that the project was approved already with deficient parking. This small addition does not cause the loss of any parking. Planning Commission Minutes of February 25, 1997 Page 6 Commissioner Lindstrom asked what staff had asked for when the project was originally reviewed. Mr. Tim J. Haley stated that staff attempted to increase setbacks and a reduction in building area. Commissioner Lindstrom added that the Commission reduced staff proposed setbacks and landscape area. Mr. Tim J. Haley added that the landscape area staff proposed would have been located between the building and the sidewalk. The Planning Commission was comfortable with the setbacks as they were approved. Staff had offered to allow the walkway area to be enclosed with the increased front setbacks but the applicant stated they did not need an enclosed walkway area. Commissioner Lindstrom stated that SARC and staff had offered to enclose the walkway and the applicant adamantly stated that this would not work. Both SARC and staff did an excellent job for the applicant. Now they want more but they don't meet requirements. Mr. Tim J. Haley added that the rationale for keeping the outdoor walkway was to accommodate multiple tenants. Commissioner Alne stated that to approve this addition will result in another absent parking space. Commissioner Jones reminded that the Commission already approved the project deficient by one parking space. Commissioner Lindstrom added that when staff sought larger setbacks, the applicant did not want them. Both SARC and the Commission supported the applicant against staff's recommendation. Commissioner Alne stated that the parking ratio is based upon retail use. Office uses require less parking. If the applicant states his use of the new building will be office, than there is no problem. However, the applicant wants to keep all his options open. Commissioner Jones asked for the difference in parking requirements between retail and office uses. Mr. Tim J. Haley advised that the ratio for office use is one space for every 225 square feet while the ratio for retail is one space for every 200 square feet. Office use of this site would call for 16 spaces. Retail use calls for 18 spaces. The current zoning of the site will permit either office or retail uses. Planning Commission Minutes of February 25, 1997 Page 7 Motion: Upon motion of Commissioner Lindstrom, seconded by Commissioner Alne, the Planning Commission voted to deny the request for the Modification by the following roll call vote: AYES: Alne, Lindstrom NOES: Jones, Kearns, Lowe, Meyer-Kennedy ABSENT: Gibbon ABSTAIN: None City Attorney William Seligrnann advised the Commission that since this motion did not pass, another motion would be necessary. Motion: Upon motion of Commissioner Meyer-Kennedy, seconded by Commissioner Jones, the Planning Commission adopted Resolution No. 3075, approving a Modification (M 97-02) to a previously-approved Planned Development Permit (PD 96-04) to allow a 200 square foot addition on property located at 790 E. Campbell Avenue, the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Jones, Kearns, Lowe, Meyer-Kennedy Alne, Lindstrom Gibbons None This item will be forwarded to City Council at its meeting of March 18, 1997. Chairwoman Keams read Agenda Item No. 3 into the record. 3. UP 97-01 Rock Bottom Brewery Public Hearing to consider the application of Rock Bottom Brewery for approval of a Conditional Use Permit (UP 97-01) to allow extended operational hours from 11 a.m. to 2 a.m., seven days per week, and live entertainment in conjunction with a new restaurant (Rock Bottom Brewery) on property located at 1875 S. Bascom 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 within 10 days. Planning Commission Minutes of February 25, 1997 Page 8 Ms. Aki Irani, Planner I, presented the staff report as follows: · This application by Rock Bottom Brewery is to obtain a Use Permit to allow extended hours of operation, from 11 a.m. to 2 a.m. and live entertainment, background music provided through a two to four piece jazz band. · Rock Bottom Brewery is a new restaurant located at the northwest portion of the Pruneyard. · The Police Department has reviewed the application and has no objections. The applicants will be required to obtain a live entertainment permit which is applied for through the Police Department and approved by Council. · The music will begin after 9 p.m. and is intended to be background music and not to directly draw patrons. Musicians will be located within the building and will not be amplified. · This use is compatible with the other uses in the center and neighborhood. · Staff recommends approval of the extended hours of operation and live entertainment with the Conditions of Approval outlined in the staff report. Commissioner Alne asked if there would be a microphone for vocalists. He suggested that a requirement be in place that states that the sound not be heard from outside the building. Chairwoman Keams opened the Public Hearing for Agenda Item No. 3. Mr. Scott Moore, Regional Manager, Rock Bottom Brewery. · Stated that he has had fun dealing with Campbell staff and the Pruneyard staff in establishing this new location for Rock Bottom Brewery. Advised that the music is solely to provide background ambiance within the restaurant. The patio dining is intended to provide a dining experience for guests and not as a place for parties. Commissioner Lowe asked how late Rock Bottom was seeking to serve out in the patio area. Did they want to use the patio area until 2 am. Mr. Scott Moore replied that they would like to serve outdoors until 2 a.m. Commissioner Lowe advised that the Commission has limited other restaurants including Left at Albuquerque to 11 p.m. for any outdoor dining uses. Mr. Chris Meany, Pruneyard Associates advised the Commission that the location of Rock Bottom is in the center of the shopping center while Left at Albuquerque was located directly adjacent to the apartment complex next door. Mr. Darryl Jones advised that at Left at Albuquerque, meal service ends at 10:30 p.m. and the patio closes at 11 p.m. Planning Commission Minutes of February 25, 1997 Page 9 Ms. Aki Irani advised that the Police Department had no conditions or concerns regarding the late night hours. Commissioner Alne suggested that the condition be in place that the live music not be heard beyond the property lines. Ms. Aki Irani again stated that the intent is for background music. Commissioner Alne asked if the Commission should have any concern for the other tenants at the Pruneyard. Mr. Steve Piasecki advised that this would be an issue for the Pruneyard management to handle. Mr. Chris Meany stated that the Pruneyard management has no problem if the music is audible within the shopping center. If there are complaints from other tenants in the center, they have rules outlined within the lease to cover these issues. Chairwoman Keams closed the Public Hearing for Agenda Item No. 3. Chairwoman Keams advised that staff is not supportive of the outdoor dining after 11 p.m. Mr. Darryl Jones advised that the Conditions of Approval prohibit outdoor dining after 11 p.m. Chairwoman Keams stated that she was more comfortable with the outdoor seating service ending at midnight rather than 2 a.m. Mr. Steve Piasecki added that the Commission can change the time to midnight. Commissioner Meyer-Kennedy asked where the patio area is located. Mr. Steve Piasecki advised that it is at the southwest end of the center, near the new street and next to the newly installed silo. Commissioner Jones advised that he has no problem allowing outdoor dining until 2 a.m. Motion: Upon motion of Commissioner Lowe, seconded by Commissioner Jones, the Planning Commission adopted Resolution No. 3076, approving a Conditional Use Permit (UP 97-01) to allow extended operational hours from 11 a.m. to 2 a.m., seven days per week, and live entertainment in conjunction with a new restaurant (Rock Bottom Brewery) on property located at 1875 S. Baseom, by the following roll call vote: AYES: Alne, Jones, Kearns, Lindstrom, Lowe, Meyer-Kennedy NOES: None Planning Commission Minutes of February 25, 1997 Page 10 ABSENT: Gibbons ABSTAIN: None Chairwoman Keams read Agenda Item No. 4 into the record. M 97-03/SA 97-06 Wrap Works Public Hearing to consider the application of Wrap Works for approval of a Modification (M 97-02) to a previous Site Approval to allow facade modifications for a new restaurant use (Wrap Works) and a Sign Application (SA 97-06) to allow additional signage on property located at 1875 S. Bascom Avenue in a C-2-S (General Commercial) Zoning District. This project is Categorically Exempt. Planning Commission decision final, unless appealed within 10 days to the City Clerk. Ms. Aki Irani, Planner I, presented the staff report as follows: · Application is for a modification to a site approval to allow the addition of a tower element as well as a sign request. · The building modifications include the installation of a new storefront with two skylights and the tower element. · The tower element will be 21 feet high and include the stucco and tile roofs used throughout the center. Therefore the modification is compatible with the center. · Staff is supportive. · There is no parking impact as a result of this modification request. · The sign request is for a total of four signs, two reading WrapWorks and two logos, for a total sign area of 64 square feet. · Under the Sign Ordinance, one wall sign is allowed for a total of 23 square feet, one foot of signage for every square foot of linear square footage along the business frontage. This business has 23 square feet of linear frontage. · Staff is supportive of additional signage but recommends eliminating one of the logos. Staff's proposal will allow three signs with a total of 49 square feet. SARC reviewed this application and was supportive. Commissioner Alne presented the Site and Architectural Review Committee report: · SARC met twice with the applicants. After the first meeting, the applicants redesigned the tower element to more closely match the architecture of the center. · SARC recommended that the applicant change the background color of the signage. · Staff recommends approval. Commissioner Jones asked if SARC was recommending one or two logo signs. Commissioner Alne advised that SARC was recommending one logo sign. Commissioner Jones asked if the applicant accepts the use of only one logo. Planning Commission Minutes of February 25, 1997 Page 11 Commissioner Alne responded that they did. Chairwoman Keams opened Public Hearing No. 4. Ms. Anya Alberson, Applicant's Architect, advised that the applicants are seeking to change the sign color from black to aluminum. Chairwoman Keams closed Public Hearing No. 4. Motion: Upon motion of Commissioner Lowe, seconded by Commissioner Alne, the Planning Commission adopted Resolution No. 3077 approving a Modification (M 97-01) to a previously-approved Site Approval to allow facade modifications for a new restaurant use (Wrap Works) and a Sign Application (SA 97-06) to allow additional signage on property located at 1875 S. Bascom Avenue, by the following roll call vote: AYES: Alne, Jones, Kearns, Lindstrom, Lowe, Meyer-Kennedy NOES: None ABSENT: Gibbons ABSTAIN: None Planning Commission decision final, unless appealed within 10 days to the City Clerk. Chairwoman Keams read Agenda Item No. 5 into the record. 5. SA 97-04 Otsen Signs Hearing to consider the application of Otsen Signs, on behalf of Gold's Gym, for approval of a Sign Application (SA 97-04) to allow two canopy signs on the rear of a commercial building on property located at 700 W. Hamilton Avenue in a C-2-S (General Commercial) Zoning District. This project is Categorically Exempt. Planning Commission decision final, unless appealed within 10 days to the City Clerk. Mr. Darryl M. Jones, Senior Planner, presented the staff report as follows: · The site has two 50 square foot signs, one wall sign and one freestanding sign. · Applicant is seeking two additional directional signs, one 27 square foot sign for Gold's Gym and one 9.5 square foot sign for the offices. The signs will be internally illuminated and attached to the canopy. · There is minimal impact to any residential uses as the nearest residences are 300 feet away from the site. · The primary entrances to both the offices and Gold's Gym is located at the back of the building. · Staff recommends approval. Planning Commission Minutes of February 25, 1997 Page 12 Commissioner Lowe asked about a sign on site that had been moved. Mr. Darryl Jones advised that an old freestanding sign had been relocated and moved to the rear of the building on the side closest to San Tomas Expressway. Commissioner Lowe asked if a Condition of Approval will require the removal of this extra sign. Mr. Darryl Jones responded that the sign would be removed as a Condition of Approval. Commissioner Alne presented the Site and Architectural Review Committee report: · There are two significantly different tenants in this building. · It is important that visitors have a clear idea of where to go to enter the respective uses. · This is a general public safety issue to safely distinguish both uses. · SARC recommends approval. Mr. Veto Burgess, Otsen Signs: · Stated that he was available to answer any questions. · Advised that only the letters themselves would be illuminated. Motion: Upon motion of Commissioner Meyer-Kennedy, seconded by Commissioner Lindstrom, the Planning Commission approved a Sign Application (SA 97-04) to allow two canopy signs on the rear of a commercial building on property located at 700 W. Hamilton Avenue (6-0- 1). Planning Commission decision final, unless appealed within 10 days to the City Clerk. Chairwoman Keams read Agenda Item No. 6 into the record. 6. SA 97-05 Hearing to consider the application of Left at Albuquerque for approval of a Sign Application (SA 97-05) to allow two additional signs on property located at 1875 S. Bascom 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 within 10 days. Planning Commission Minutes of February 25, 1997 Page 13 Ms. Aki Irani, Planner I, presented the staff report as follows: · Applicant is seeking additional signage for a new restaurant at the northeast portion of the Pruneyard Shopping Center, facing Bascom Avenue. · They seek two additional signs for a total of four signs, one entrance sign, one painted logo sign, one logo sign and one tenant identification sign, for a total of 55 square feet of signage. The tenant sign has already been approved under the Pruneyard's sign program. · Both staff and SARC are supportive of the request and recommend approval. Commissioner Alne presented the Site and Architectural Review Committee report: · SARC found the application acceptable and recommends approval. Ms. Aki Irani advised that the Building Inspector has reviewed the metal logo. The bottom of the logo is four feet off of the ground and is not considered a hazard to young children. Mr. Tim Shappell, Architect, provided the Commission with a model of the new restaurant. Commissioner Lowe asked when the restaurant would open. Mr. Tim Shappell replied that the Left at Albuquerque will open on April 3~d. Motion: Upon motion of Commissioner Lindstrom, seconded by Commissioner Lowe, the Planning Commission approved a Sign Application to allow additional signage for a new restaurant (Left at Albuquerque) on property located at 1875 S. Bascom Avenue (6-0-1). Planning Commission decision final, unless appealed within 10 days to the City Clerk. Chairwoman Keams read Agenda Item No. 7 into the record. 7. Study Session to review the City's Sign Ordinance. Mr. Steve Piasecki, Community Development Director, suggested that staff be provided with criteria. If the Commission has concerns about caricatures, it may be advisable to have any signage that involves caricatures come before the Planning Commission. The Sign Ordinance would have to be amended to reflect the criteria. Suggested that this item be placed into next year's work program. Commissioner Lowe suggested that a standard format be used by all staff when preparing staff reports for signage request that provides comparable applications and previous approvals. Planning Commission Minutes of February 25, 1997 Page 14 Chairwoman Keams reminded the Commission that the Sign Ordinance underwent review at in August, 1996. Mr. Steve Piasecki stated that that review was in consideration of sign exceptions. Commissioner Alne suggested that Sign Ordinances from other local cities be collected to see how they deal with signage. The City can benefit from what other cities have done. Mr. Steve Piasecki stated that this could be done and included in the work program. Commissioner Alne asked if this could be done sooner. Mr. Steve Piasecki advised that there is already a lot going on. City Attorney William Seligmann advised that even if no problems have been experienced by other cities due to their Sign Ordinance, that does not mean that they cannot be challenged. Half of the time, when a Sign Ordinance is challenged, the challenge is successful. Mr. Steve Piasecki advised that he will add a review of the Sign Ordinance into the 1997/98 work program. REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR The written report of Mr. Steve Piasecki, Community Development Director, was accepted as presented with the following additions: · Council authorized the formation of a Winchester Drive-In Proceeds Committee. · The Council has forwarded the appeal of Mr. Omid Shakeri for 1180 W. Latimer Avenue back for additional site review and will be continued to the next Council meeting. · Reminded the Commissioners that the Planners' Institute will be held from March 12th through March 14th in Monterey. Commissioner Alne expressed that 1180 W. Latimer may have to be considered differently. Has learned that there is no fire requirement for minimum driveway width. Additionally, the unit to the back of the property can only be single story. Asked if standard requirements can be provided by Central Fire. Mr. Steve Piasecki stated that he will work with Central Fire to obtain standard fire requirements. ADJOURNMENT The Planning Commission meeting adjourned at 9:30 p.m. to the next Planning Commission meeting of March 11, 1997, in the Council Chambers, City Hall, 70 North First Street, Campbell, California. Planning Commission Minutes of February 25, 1997 Page 15 SUBMITTED BY: APPROVED BY: ATTEST: Sru~.~. Chair Steve P~aseckh Secretary Corinne A. Shinn, Recording Secretary