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PC Min 09/23/1997CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY SEPTEMBER 23, 1997 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of September 23, 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: Susan A. Keams Dennis Lowe Elizabeth Gibbons Mel Lindstrom Jane Meyer-Kennedy Commissioners Absent: Commissioner: Brad Jones StaffPresent: Community Development Director: Senior Planner: Planner II: Planner I: City Attorney: Reporting Secretary: Steve Piasecki Sharon Fierro Gloria Sciara Barbara Ryan William Seligrnann Corinne A. Shinn APPROVAL OF MINUTES Motion: On motion of Commissioner Meyer-Kennedy, seconded by Commissioner Lowe, the Planning Commission minutes of September 9, 1997, were approved. (5-0-1; Commissioner Jones was absent.) COMMUNICATIONS. There were no communication items. AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda modifications or postponements. ORAL REQUESTS There were no oral requests. Planning Commission Minutes of September 23, 1997 Page 2 SPECIAL PRESENTATION Chairwoman Kearns read Resolution No. 3121 and presented it to Mr. Bud Alne in recognition of eight years on the Planning Commission. PUBLIC HEARING Chairwoman Keams read Agenda Item No. 1 into the record. UP 97-10 Borg, Russell Public Heating to consider the application of Mr. Russell Borg for approval of a Conditional Use Permit (LIP 97-10) to allow a secondary living unit on located property at 966 Crockett Avenue in an R-l-6 (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: · The applicant is seeking approval for a 616 square foot, secondary living unit to be located at the rear of the property at 966 Crockett Avenue. · Building permits for the main house and garage were recently issued. · This property is surrounded by single-stow residences on the sides and two-stow residences to the rear. · The parcel is 1,200 square feet. · Two additional parking spaces are required on site to accommodate this secondary unit, one must be within a carport or garage. · Secondary units can only consist of one bedroom and must be no larger than 640 square feet. · Setbacks are 20 feet at the rear and five feet at each side. · The structure can be no taller than 14 feet in height and must be only one stow. · The property must retain the appearance of a single-family residence, the secondary unit cannot be visible from the public tight-of-way. · Using a deed restriction, only one unit on this property can be utilized as a rental. One unit must be inhabited by the property owner. · The proposed project meets all requirements. · Staff recommends approval. Commissioner Lowe presented the Site and Architectural Review Committee report as follows: · SARC met on September 11, 1997, and found the project meets all requirements. · SARC recommends approval. Chairwoman Keams opened the Public Hearing for Agenda Item No. 1. Mr. Vladimir Pogrebinsky, 986 Crockett Avenue: · Advised the Commission that he wants to ensure that the garage on this property is not eventually converted into living space that can be rented out. Planning Commission Minutes of September 23, 1997 Page 3 Commissioner Lowe advised that the garage under construction is required for the main house. It cannot be rented out. Also the property owner, is required to live on the property. Mr. Vladimir Pogrebinsky asked what would occur if the garage were to be converted into living space. Mentioned that another property in the area has done so. Commissioner Gibbons suggested that Mr. Pogrebinsky inform the Planning Department of this as it is a code violation. Mr. Steve Piasecki, Community Development Director, advised that the City generally learns of these types of violations when someone complains although occasionally City staff identifies the infraction while out in the community. Again reminded that a deed restriction will be filed that notifies any future owners that they are not able to rent more than one unit on this property. Mr. Vladimir Pogrebinsky expressed concern that there are too many rental units in this neighborhood. Commissioner Gibbons told Mr. Pogrebinsky that the Commission appreciates his feedback, finding it important as Mr. Pogrebinsky has an investment in his neighborhood. Mr. Vladimir Pogrebinsky asked what would happen with the auto repair business in his neighborhood that was established under County jurisdiction? Mr. Steve Piasecki advised that the City has made attempts in the past to encourage the relocation of this business. The City shares Mr. Pogrebinsky's concerns and will follow up again. Mr. Vladimir Pogrebinsky suggested that the Fire Department may want to investigate as there is oil all over the place. Chairwoman Keams closed the Public Heating for Agenda Item No. 1. Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Meyer- Kennedy, the Planning Commission adopted Resolution No. 3122 approving a Conditional Use Permit (UP 97-10) to allow a secondary living unit on property located at 966 Crockett Avenue, by the following roll call vote: AYES: Gibbons, Kearns, Lindstrom, Lowe, Meyer-Kennedy NOES: None ABSENT: Jones ABSTAIN: None Chairwoman Keams read Agenda Item No. 2 into the record: Planning Commission Minutes of September 23, 1997 Page 4 2. PD 97-02 Millen, R. Public Hearing to consider the application of Mr. Richard Millen for approval of a Planned Development Permit (PD 97- 02) to allow the construction of two single-family residences on property located 202 Sunnyside Avenue in a PD (Planned Development) Zoning District. This project is Categorically Exempt. Tentative City Council Meeting Date: October 21, 1997. Ms. Gloria Sciara, Planner II, presented the staff report as follows: The applicant is proposing to build two single family residences on property located at 202 Sunnyside Avenue. · The surrounding uses are one and two-story single-family and multi-family residential. · Property is being developed at 8.4 units per gross acre which is consistent with the General Plan. · The property is zoned Planned Development and falls under the Downtown Neighborhood Development Policies which call out for small town character. The DND Policies encourage the use of compact scale, traditional features, detached building formats, articulation of walls, a minimum of 10 foot landscape area, 40% overall landscaping on the site and use of public and private open space areas. · The average floor area ratios in the area are .62. The proposed FAR is .58. · Three story structures are allowed in the area but the developer has elected to limit the project to two stories. · The proposed architectural style is Queen Anne Cottage. · The project meets required setbacks and open space areas. · The design is traditional single-family appearance. · The garage for the first unit is located behind it. · This project is consistent with the development policies and design guidelines. · Staff recommends approval. Commissioner Gibbons asked about parking for the second unit and how they will back up. Mr. Steve Piasecki advised that staff had determined that backing out of a 135 foot driveway is found in other single-family properties. Turnaround areas are difficult to fit on this narrow lot. While this is less convenient, it is the best alternative. Commissioner Gibbons asked for Fire's requirements. Ms. Gloria Sciara advised that as long as the rear of the property is no greater than 150 feet from the road, a turnaround is not required. This property totals 145 feet in depth. Commissioner Lowe presented the Site and Architectural Review Committee report as follows: · SARC met and reviewed a variety of problems. · Changes enacted include use of trim, windows and architectural details. Planning Commission Minutes of September 23, 1997 Page 5 · Stated that he is disturbed that requested changes such as the location of the bathroom door have not been implemented. Chairwoman Keams opened the Public Hearing for Agenda Item No. 2. Ms. Lilianne Thibadeaux: · Said that she is pleased with the project. · Advised that she owns property across the street from this site. · This project is better than what is existing on the site. It is a good plan. Mr. Greg Rogers, 211 Sunnyside Avenue: · Advised that he is happy with the project. · This project will replace an eyesore. · Welcomed Mr. Millen to the neighborhood. Ms. Sandra Paim, Project Architect, 61 Victory Lane, Los Gatos: · Provided handouts depicting the elevations and design details. · Advised that she has done research on homes in the area. There is a great variety in the neighborhood with some homes being well kept while others are not so well kept. There are residential and commercial uses. Said that Unit A will have a garage located to the rear of the house while Unit B's garage will be visible from the front of the property. Some elements of the existing structures will be reused including columns and door. Trim will be replicated. A lot of articulation is proposed for the walls. Admitted that she was surprised that comments came up regarding the location of the bathroom door. Said that she was appreciative of SARC's comments. Commissioner Lowe again stated that he was surprised that the drawings did not incorporate all the changes agreed to at SARC. Ms. Sandra Paim: · Advised that the requirement to move the bathroom door did not appear on the letter from Gloria Sciara as a necessary change. · Added that the step down to the master bedroom is important design wise. · Advised that there will be a partition in the closet to create his and her areas. · The roof eaves will be replicated. · Advised that her client wants to be known for good developments. · Showed that the proposed heights of these two new homes match the scale of the neighborhood. Advised that these homes actually have two and a half baths rather than three. Planning Commission Minutes of September 23, 1997 Page 6 · Stated that Unit A is designed with four bedrooms. The applicant would like to make adjustments to Unit B so that it too has four bedrooms. Commissioner Lowe asked whether these changes were finalized before this time. Mr. Steve Piasecki advised that the Commission is concerned with any issues that are visible or impact the public. For instance, if the added bedroom alters the exterior appearance or requires more parking then the Commission may have concerns. Commissioner Lowe stated that these are drastic changes to be made at this level of the process. Commissioner Lindstrom sought clarification that the applicants want to go from three to four bedrooms for Unit B. Mr. Richard Millin, Applicant: · Stated that the fourth bedroom is a selling feature. · Most people today want to have a den or computer room. · The square footage of the building does not change. Commissioner Gibbons asked if any exterior changes were proposed. Mr. Richard Millen replied that there are no exterior or structural changes proposed. The location of the stairway will not change. Only interior walls would be altered to change the location of a bath upstairs and to change area previously called out for as a bathroom into a fourth bedroom. Commissioner Meyer-Kennedy stated that she believed the role of the Commission is to consider the footprint of the building and the rest of the site. The interior is not the jurisdiction of the Commission. Asked if this is correct. Mr. Steve Piasecki replied that this assumption is correct. Commissioner Meyer-Kennedy asked why then the interior rooms are being discussed. Mr. Steve Piasecki replied that Commissioner Lowe feels that the proposed interior changes will impact the exterior walls. Commissioner Lowe stated that the plans reviewed by SARC should be final plans. Said that he wants to see a more stable process of review. Commissioner Lindstrom said that changes had happened at this level before and those projects had still been approved. Asked again whether the footprint of the building would be impacted. Mr. Richard Millin replied that it would not be impacted. Planning Commission Minutes of September 23, 1997 Page 7 Commissioner Lindstrom clarified that the exterior would remain the same as the exterior reviewed by SARC. Mr. Richard Millin replied yes. Commissioner Gibbons stated that she supported Commissioner Lowe's position that changes at the Commission level are not appropriate. Mr. Richard Millin answered that they are just moving one interior wall. If it is such an issue, they can simply leave it as a three-bedroom unit, although four is preferred. Commissioner Gibbons stated that she is supportive of the project but just wants to make it clear that it is inappropriate to make these kinds of changes at the Planning Commission level. Mr. Steve Piasecki added that if the Commission believes it cannot take action this evening, it can continue the item and take it back to SARC. Commissioner Lindstrom advised that he hated to stop the project because of an inside wall change. This matter can be worked out with staff. The changes do not touch the footprint, exteriors or landscaping of the project. He is uncomfortable to hold up the project. Chairwoman Keams closed the Public Hearing for Agenda Item No. 2. Motion: Upon motion of Commissioner Lindstrom, seconded by Commissioner Meyer-Kennedy, the Planning Commission adopted Resolution No. 3123 recommending approval of a Planned Development Permit (PD 97-02) to allow the construction of two detached single-family residences, each with four bedrooms and two and a half baths, on property located at 202 Sunnyside Avenue in a PD (Planned Development) Zoning District, by the following roll call vote: AYES: Gibbons, Kearns, Lindstrom,, Meyer-Kennedy NOES: Lowe ABSENT: Jones ABSTAIN: None REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR The written report of Mr. Steve Piasecki, Community Development Director, was accepted as presented. Planning Commission Minutes of September 23, 1997 Page 8 ADJOURNMENT The Planning Commission meeting adjourned at 8:35 p.m. to the Planning Commission meeting of October 14, 1997, in the Council Chambers, City Hall, 70 North First Street, Campbell, California. SUBMITTED BY: APPROVED BY: ATTEST: Corinne A. Shinn, Recording Secretary c--"'~Stev~ia~eck~, Secretary