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PC Min 12/09/1997CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY DECEMBER 9, 1997 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of December 9, 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: Commissioner: Susan A. Keams Dennis Lowe Tom Francois Elizabeth Gibbons Brad Jones Mel Lindstrom (arrived at 7:40) Jane Meyer-Kennedy Commissioners Absent: None Staff Present: Community Development Director: Planner II: City Attorney: Reporting Secretary: Steve Piasecki Gloria Sciara William Seligmann Corinne A. Shinn APPROVAL OF MINUTES Motion: On motion of Commissioner Meyer-Kennedy, seconded by Commissioner Gibbons, the Planning Commission minutes November 25, 1997, were approved. (5-0-1-1; Commissioner Lindstrom was absent for the vote and Commissioner Lowe abstained.) 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 December 9, 1997 Page 2 PUBLIC HEARING Chairwoman Kearns read Agenda Item No. 1 into the record. PD 97-03 Aziz, A. Public Heating to consider the application of Dr. Adham Aziz for approval of a Planned Development Permit (PD 97-03) to allow the construction of four townhomes on property located at 760 Duncanville Court in a PD (Planned Development) Zoning District. This project is Categorically Exempt. Tentative City Council Meeting Date: January 6, 1998. Ms. Gloria Sciara, Planner II, presented the staff report as follows: · The applicant is seeking a Planned Development Permit to allow the construction of four detached townhome units on Duncanville Court, located off of Union Avenue, south of Campbell Avenue. A Fire station in located at the comer of this street. · The project site is one-quarter of an acre. · The General Plan allows this site to be developed at 21 to 27 units per gross acre. As proposed this project is being developed at 14 units per acre. · The proposed townhomes are two story with three bedrooms and three baths. · Two units (Unit A) located at the front of the site, consist of 1,695 square feet of living space. Two units (Unit B) located at the rear of the site, consist of 1,725 square feet of living space. · Staff is supportive of this project but found that there was not enough differentiation in architectural design for the units to create more individual appearances. · The applicant has revised their project but staff recommends that the Commission adopt a Condition of Approval requiring that the final elevations be forwarded back to staff for approval by the Community Development Director with the cooperation of the Architectural Advisor. The Commission may also decide to require the elevations be returned to the Commission for final approval. · Required parking for new single-family residences is 3.5 spaces. This project is proposed with 2.5 spaces per unit. Each unit has a two-car garage and there would be two visitor spaces on site. · Staff finds that since the site is being developed at a lower density than is allowed, this project can withstand the reduced parking. · This project is compatible with the surrounding area. · SARC has reviewed this project and will make its report. Commissioner Lowe asked for clarification regarding the front elevations, expressing concern about the offset front door which looks unbalanced. Ms. Gloria Sciara responded that the features being looked at are the shape of the dormer and roof with the idea of making the units look more individual rather than as part of a project appearance. Commissioner Gibbons asked about parking in the neighborhood. Planning Commission Minutes of December 9, 1997 Page 3 Ms. Gloria Sciara replied that parking in the neighborhood is predominately on-site. There is little on-street parking available. Commissioner Jones presented the Site and Architectural Review Committee report as follows: SARC met on November 25, 1997, and was supportive of the project subject to the revision of the elevations to create more diversity of design. Chairwoman Kearns opened the Public Hearing for Agenda Item No. 1. Mr. Tod K. Johnson, Resident, 75 Union Avenue, Unit 4, Campbell: · Stated that this project would be bad for the neighborhood where parking is already bad. · Advised that illegal parking is occurring every day on this street. · Suggested that actually 4 spaces per unit are needed for residential uses. While his complex was developed at 3.5 spaces per unit, it is not enough and parking problems exist at his complex. · Said that the small size of this proposed project is actually a problem as it makes the proposed parking deficit worse. There is no law of averages in effect when there are only four units. Commissioner Lowe asked if children played in the cul-de-sac. Mr. Tod Johnson replied that he is unaware whether they do as he is not at home during the daytime. Mr. John Driscoll, Resident, 716 Duncanville Court: · Advised that there is a severe parking situation in the area that has so many townhomes in small spaces. · Currently some people park at the Pruneyard. · Expressed surprise that there are not more local residents to protest additional development in the neighborhood. · Admitted that the quality of life is already compromised in this neighborhood. Ms. Linda Karlson, Resident, 703 Duncanville Court: · Stated that she would love to see townhouses in place of the house existing on the site. · Said that she agrees with the problems expressed regarding parking in the existing area. · Said that 3 spaces per unit would be more appropriate. · Admitted that she does not see a problem with allowing parking on the street across from the Fire station and suggested that this area be made legal for parking. · Said that there are not a lot of young children in the area but there are lots of adult children moving back home with their cars which add to the parking shortages. · Said that she cannot minimize the impact of parking. · Suggested that evening parking be allowed in the Fire station parking lot which is vacant at night. Planning Commission Minutes of December 9, 1997 Page 4 Commissioner Francois stated that it appears the parking problems are caused by the residents themselves. Assured the audience that if there is a problem in front of the Fire station, the Police would be called. Stated that the garages have to be dedicated to the parking of cars. Ms. Linda Karlson: · Advised that one tenant in her complex is using her garage to house a pool table. · Again mentioned the available parking space at the Fire station. · Suggested taking away the private yards in order to create more parking spaces. Mr. Steve Gaskill, Resident, 718 Duncanville Court: · Said that he shared the concerns and backed up the comments made by the other residents of his neighborhood. · Advised that his complex provides 2.5 spaces per unit which is insufficient. Mr. Jerry LaGiusa, Project Designer: · Stated that he has worked with staff on this project. · The original project consisted of five attached units which was reduced to 4 units at staff's recommendation. · Advised that he can reattach the units to free up space but staff did not like that plan. · Advised that they need to build four units to make the project economically feasible. · Questioned why this applicant should be penalized for problems that occurred with other developments that are not enforcing the use of their garages for the intended purpose of parking cars. · Stated that they have cut the density and reduced the height of their proposed buildings to satisfy staff. Commissioner Gibbons advised that she is aware that the changes made were at staff's recommendation. However, the need for 3.5 spaces per unit has validity. Everyone suffers with the addition of more units. Asked about the stairs that intrude into the garage space thereby making that portion of the garage inaccessible for larger vehicles. Mr. Jerry LaGiusa replied that the height of the garage is 5 1/2 feet at its lowest. Advised that he has built his unit already in Campbell off of Hamilton near San Tomas Expressway. Commissioner Gibbons stated that the reduced height of this portion of the garage limits the use of the garage. Expressed concern that there are not extra spaces on site. Mr. Jerry LaGiusa said that they can reduce the envelope to create open space, parking and driveway. Stated that the first design incorporated lower floor parking with a walk up to the living space. Commissioner Gibbons asked whether the 10 foot public service easement might be reduced. Ms. Gloria Sciara replied that this is a typical reservation required by the Public Works Department for potential street expansion, utilities, etc. Planning Commission Minutes of December 9, 1997 Page 5 Mr. Jerry LaGiusa advised that this easement is the same as exists on all properties on the cul-de- sac. Commissioner Lowe suggested that this could create two additional spaces. Mr. Jerry LaGiusa advised that there is a 15-foot setback from the property line to the building. Mr. Steve Piasecki advised that the back units could be reconfigured to create more parking. Commissioner Meyer-Kennedy asked how many more spaces are required to meet the 3.5 parking requirement per unit. Ms. Gloria Sciara replied that four more spaces are needed. Mr. Steve Piasecki advised that this is an area that was built out earlier using lower parking standards. This is an area-wide problem. Commissioner Gibbons asked if the 15-foot setback was required. Ms. Gloria Sciara replied that it is not required but is typically requested. Commissioner Lowe stated that 2 more of the 4 required spaces can be achieved by moving the rear units. Mr. Steve Piasecki advised that if the Commission wants to see the project redesigned to incorporate more parking spaces, it may want to continue the project to allow the applicant the opportunity to determine how best to reconfigure the project. Commissioner Gibbons asked the width of the paved textured areas. Mr. Jerry LaGiusa answered five feet. Commissioner Gibbons suggested allowing parallel parking for guests in front of the garages. Mr. Jerry LaGiusa answered that the space available could handle a small car such as a Geo but not much more. Commissioner Meyer-Kennedy asked whether a continuance is acceptable to the applicant. Mr. Jerry LaGiusa asked what alternatives there are to a continuance. Commissioner Lowe replied that the project could be forwarded to Council with a recommendation for denial. Ms. Linda Karlson again asked if the buildings could be moved to create more parking. Planning Commission Minutes of December 9, 1997 Page 6 Mr. Jerry LaGiusa replied that maybe 3 more parking spaces can be created if the front setback is reduced and the rear units pushed back. Mr. John Driscoll again stated that parking is in a pretty bad situation and reiterated his concern about adding to the existing problem. Chairwoman Keams closed the Public Hearing for Agenda Item No. 1. Commissioner Meyer-Kennedy advised that it is important to see if 3.5 spaces per unit can be achieved and suggested a continuance. Commissioner Lowe agreed. Chairwoman Kearns also agreed and said that it sounds as if there is a big problem in the area. Commissioner Lindstrom stated that he feels bad for the applicant and suggested that the buildings be attached if necessary. Commissioner Lowe stated that the applicant was agreeable. Commissioner Gibbons suggested that the Commission say what is acceptable. She stated that she could support the attached buildings but prefers that they not be attached. She would rather see a reduced setback. Said that 4 more parking spaces should be achieved. Commissioner Lindstrom stated that he would like to see 4 more spaces but could support 3 additional spaces. Asked the applicant to try to achieve this parking. Commissioner Francois stated that even 10 more spaces will not solve the problems in the area. Wondered if the waiver of the Public Services Easement is possible. Mr. Steve Piasecki advised that this could be evaluated. He is unsure why the easement is required. It may be possible to allow parking on the easement but it is doubtful that the building could encroach. Commissioner Jones stated that the parking requirement for 3.5 spaces per unit should be met especially since there are no parking options on the cul-de-sac. Commissioner Lowe stated that this applicant is paying for previous sins. Commissioner Jones stated that 3.5 spaces is current zoning. Mr. Steve Piasecki advised that with the Planned Development Zoning, this requirement can vary. Commissioner Jones suggested that the Commission should not make problems in the area worse. Planning Commission Minutes of December 9, 1997 Page 7 Commissioner Meyer-Kennedy stated that the 3.5 spaces per unit is important. As has been demonstrated by those in attendance this evening, even when developed at 3.5 spaces, parking is still deficient. Mr. Steve Piasecki advised that the Commission has provided valuable direction. The applicant can work with staff to redesign the site to accommodate 4 more spaces to meet the 3.5 spaces per unit requirement for residential development. Chairwoman Keams reopened Public Hearing No. 1. Ms. Linda Karlson asked that additional public street parking be considered. Suggested that some of the "no parking" signs across from the Fire station be removed. Mr. Tod Johnson said that nose in parking and illegal parking across the street from the Fire station is already occurring. Therefore, making this type of parking legal will do little to add to the available parking. Commissioner Lindstrom advised Mr. Johnson that the role of the Commission is to consider what happens on-site. Issues that pertain to parking on the street need to be considered by the Public Works Department. Mr. Steve Piasecki advised that staff will broach this subject with the Public Works Department. City Attorney William Seligrnann advised Chairwoman Keams to leave the Public Hearing open if the Commision intends to continue this item to the January 13, 1998, meeting. Motion: Upon motion of Commissioner Meyer-Kennedy, seconded by Commissioner Lowe, the Planning Commission unanimously voted to continue consideration of PD 97-02 to the Planning Commission meeting of January 13, 1998, to allow the applicant an opportunity to reach the required parking provision of 3.5 spaces per unit. (7-0) Chairwoman Keams read Agenda Item No. 2 into the record. 2. Election of 1998 Chair and Vice Chair. Motion: Upon motion of Commissioner Meyer-Kennedy, seconded by Commissioner Gibbons, the Planning Commission unanimously voted to elect Commissioner Dennis Lowe as the 1998 Chair of the Planning Commission. (7-0) Planning Commission Minutes of December 9, 1997 Page 8 Motion: Upon motion of Commissioner Meyer-Kennedy, seconded by Commissioner Lowe, the Planning Commission unanimously voted to elect Commissioner Brad Jones as the 1998 Vice-Chair of the Planning Commission. (7-0) Chairwoman Keams appointed Commissioner Elizabeth Gibbons to the Site and Architectural Review Committee for 1998 and announced the newely-elected Vice-Chair Jones will serve as the Chair of SARC. Chairwoman Keams read Agenda Item No. 3 into the record. 3. Cancellation of the December 23, 1997, Planning Commission Meeting Motion: Upon motion the Planning Commission unanimously voted to cancel the Planning Commission meeting of December 23, 1997. (7-0) REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR The written report of Mr. Steve Piasecki, Community Development Director, was accepted as presented with the following updates. · Informed the Commission that the SARC meeting of December 11, 1997, has been canceled. · Advised that Council met on Monday, December 8, 1997, and continued consideration of the Pruneyard application to the January 6, 1998, meeting. Council has concerns about the Campisi extension and Creek Trail Access. · Announced Council has elected Mayor Watson and Vice Mayor Furtado. They assumed their seats at the December 8 meeting. ADJOURNMENT The Planning Commission meeting adjourned at 8:35 p.m. to the Planning Commission meeting of January 13, 1998, in the Council Chambers, City Hall, 70 North First Street, Campbell, California. o~fi~nn~ SUBMITTED BY: e A. Shinn, R~cor'aJxl~ecretary - APPROVED BY: ATTEST: Sxi~an A~Ke ,mll/~air ~etary:--'-