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PC Min 09/12/1995CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY SEPTEMBER 12, 1995 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of September 12, 1995, was called to order at 7:39 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chairwoman Meyer-Kennedy, and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chairwoman: Commissioner: Commissioner: Commissioner: Commissioner: Jane Meyer-Kennedy Mel Lindstrom I. Alne Alana S. Higgins Dennis Lowe Commissioners Absent: Commissioner: Susan A. Kearns Staff Present: Community Development Director: Senior Planner: Planner I: Planning Intern: Planner I: City Attorney: Reporting Secretary: Steve Piasecki Darryl M. Jones Aki Honda Kristi Ashburn Gloria Sciara William Seligmann Corinne A. Shinn APPROVAL OF MINUTES Motion: On motion of Commissioner Lowe, seconded by Commissioner Alne, the Planning Commission minutes of August 22, 1995, were approved. (5-0-1; Commissioner Kearns was absent.) Planning Commission Minutes of September 12, 1995 Page 2 COMMUNICATIONS There were no communication items. AGENDA MODIFICATIONS OR POSTPONEMENTS There were no modifications or postponements. ORAL REOUESTS: There were no oral requests. PUBLIC HEARING Chairwoman Meyer-Kennedy read Agenda Item No. 1 into the record. 1. SA 95-24 Continued Public Hearing to consider the application of Mr. Chris Meany, on behalf of the Pruneyard Shopping Center, for approval of a Sign Application (SA 95-24) to allow a freeway- oriented sign on property located at 1875 S. Bascom Avenue in a C-2-S (General Commercial) Zoning District. Mr. Darryl M. Jones, Senior Planner, presented the staff report as follows: · This matter was before the Planning Commission at its meeting of July 25, 1995. The Commission asked the applicant to revise their proposal to include a logo design at the top of the sign to identify the Pruneyard Shopping Center. · The applicant has redesigned their sign and offer three alternative designs as follows: Alternative 1: Same size sign but panel to be re-faced to include the Pruneyard Inn and Barnes & Noble Alternative 2: Two smaller panels which actually represents a reduction in sign area. One panel for Pruneyard Inn and the other for Barnes & Noble. Alternative 3: Two smaller panels as above but with an additional architectural element at the top with the Pruneyard logo. Staff has no additional information to provide since the last meeting with the exception of these new proposed designs. Staff continues to recommend denial of this request because the applicant has not met the criteria set forth in the Sign Ordinance for approval of a freeway- oriented sign. If the Planning Commission decides to support this application, staff has provided a draft resolution and Conditions of Approval. Planning Commission Minutes of September 12, 1995 Page 3 Commissioner Alne asked Mr. Jones whether staff challenges the applicant's position that Barnes & Nobel needs to draw from the south in order to support its business. Mr. Darryl Jones responded that the applicant has not proven their position. Commissioner Alne asked Mr. Jones whether staff had asked the applicant to provide supporting documentation of this need to draw customers from the south. Mr. Darryl Jones replied that staff disagrees with their assertion and the applicant provided nothing that convinced staff otherwise. William Seligmann, City Attorney, advised the Commission that the applicant has the burden to make their position before the Planning Commission. Mr. Darryl Jones advised the Commission that SARC was not given the opportunity to review these new alternative designs as the applicant submitted them too late to allow the scheduling of a SARC meeting. Chairwoman Meyer-Kennedy advised the Commission that while she was not in attendance at the July 25th meeting, she has listened to the tape recording of the discussion on this item as well as havfiag read the minutes from that meeting and is therefore eligible to vote on this matter. Chairwoman Meyer-Kennedy opened the Public Hearing for Agenda Item No. 1. Ms. Mollie Choate, William Wilson & Associates. · Thanked staff for its diligence and hard work. · Extended Chris Meany's regrets at being unavailable for tonight's meeting. · Introduced Mr. Don Logan, the project architect, who is available to discuss the new designs. Mr. Don Logan, Architect. · Produced color drawings of the proposed signs. · Advised that this is a sign that is already in place and their efforts will simply improve the sign to the benefit of the City and the Pruneyard. Said, "I'his sign is not going away. We can make it better." · The three alternative designs are an attempt to make a better looking sign: Alternative 1: Panel same size but includes Barnes & Noble. Sign area the same at 170 square feet. Planning Commission Minutes of September 12, 1995 Page 4 Alternative 2: Divide the existing panel into two separate panels which actually represents a reduction to 159 square feet of sign area. Alternative 3: Their favor choice as it incorporates the Pruneyard logo into the sign design. Chris Meany has presented his arguments in support of the need for this freeway-oriented sign. Sign change will enhance the appearance. Commissioner Alne asked whether the applicant can make a case for the claim that Barnes & Noble depends on freeway identification without which they would be facing hardship. The issue is whether there is a sign at all. Asked whether the market area requirement for Barnes & Noble is larger than Campbell residents and traffic off of Bascom Avenue. Can they prove this need. The lack of such evidence allows staff to simply say that position is not valid. Mr. Don Logan advised the Commission that he is the designer of the sign. Bookstores are in fierce competition as they become larger and larger to incorporate large stock, music and software. They are looking for every advantage they can get. Stated that he believed that Barnes & Noble could provide data to support their position. Commissioner Alne asked Mr. Logan what the cost per square foot is currently to build a store such as Barnes & Noble. Mr. Don Logan replied that the cost is approximately $100 per square foot. Commissioner Alne advised that a store the size of the proposed Barnes & Noble would require that every citizen of the City of Campbell spend $100 to cover the cost of building this new location. Commissioner Lowe asked Mr. Logan whether he represented the Pruneyard or Barnes & Noble. Mr. Logan replied that he worked for the Pruneyard. Commissioner Lowe advised that he found the designs to be nice but that he did not feel that Barnes & Noble belonged on the sign. MO~O~ On motion of Commissioner Lowe, seconded by Commissioner Lindstrom, the Planning Commission moved to close the Public Hearing (5-0-1; Commissioner Kearns was absent). Planning Commission Minutes of September 12, 1995 Page 5 Commissioner Lowe advised that he did not feel that he could recommend approval and suggested that the matter be tabled to allow the applicant time to better prove the need for this sign. Commissioner Alne concurred. He wondered aloud as to why Barnes & Noble was not present to substantiate their need for a regional drawing sign. Commissioner Lindstrom proposed making a motion to deny this application. Since the Commission does not have final say, it can deny the application and the applicant will have another opportunity to prove is case before the Council. Commissioner Lowe sought clarification that Council would review the matter. Commissioner Lindstrom responded that Council would receive the Planning Commission's resolution denying the application. Chairwoman Meyer-Kennedy advised that she will not support the sign as she is on record as being against freeway-oriented signs. MOTION: On motion of Commissioner Lindstrom, seconded by Commissioner Higgins, the Planning Commission adopted Resolution No. 2995, recommending denial of a sign application to allow the inclusion of Barnes & Nobel on an existing freeway- oriented sign located at 1875 S. Bascom Avenue, by the following roll-call vote: AYES: NOES: ABSENT: ABSTAIN: Alne, Higgins, Lindstrom, Lowe, Meyer-Kennedy None Kearns None This matter will be forwarded to the City Council for consideration at its meeting of October 3, 1995. Chairwoman Meyer-Kennedy read Agenda Item No. 2 into the record. Planning Commission Minutes of September 12, 1995 Page 6 2. UP 95-14 Public Hearing to consider the application of Mr. Richard Wong, on behalf of Imperial Buffet Restaurant, for approval of a Conditional Use Permit to allow an on-sale general liquor license in conjunction with an existing restaurant located at 499 E. Hamilton Avenue in a C-2-S (General Commercial) Zoning District. Mr. Darryl M. Jones, Senior Planner, presented the staff report as follows: Applicant is seeking a Conditional Use Permit to allow on-sale general liquor sales in conjunction with an existing restaurant use. · This application is consistent with the Zoning Ordinance designation of the property, C-2-S (General Commercial). · The previous use of the site was also a restaurant that had a Use Permit allowing on-sale general liquor sales as well as live entertainment. However this use was vacant for more than one year which required the issuance of a new Use Permit. This application does not include the provision of live entertainment. · Parking requirements are met at the site with a surplus of 16 spaces. · Conditions of this Use Permit include provisions for signs and maintenance of landscape and lighting. Chairwoman Meyer-Kennedy opened the Public Hearing for Agenda Item No. 2. Nancy Gee, Attorney for applicant, addressed the Commission as follows: · Introduced herself as the attorney for the applicant, Mr. Richard Wong, who was unavailable to attend the meeting. However, she advised that Jackie Kong, the restaurant manager, was available to answer any questions. · Advised that the requested Use Permit was previously granted for the site but had lapsed. Therefore, her client is reapplying to re-establish the Use Permit to allow an on-sale general liquor license. MO~O~ On motion of Commissioner Lindstrom, seconded by Commissioner Alne, the Planning Commission moved to dose the Public Hearing (6-0-1; Commissioner Kearns was absent). MO~O~ On motion of Commissioner Lowe, seconded by Commissioner Alne, the Planning Commission adopted Resolution No. 2996 approving a Conditional Use Permit (UP 95-14) to allow an on-sale general liquor license in conjunction with an existing restaurant (Imperial Buffet Restaurant) located at 499 E. Hamilton Avenue, by the following roll-call vote: Planning Commission Minutes of September 12, 1995 Page 7 AYES: NOES: ABSENT: ABSTAIN: Alne, Higgins, Lindstrom, Lowe None Kearns None This approval is effective in 10 days unless appealed in writing to the City Clerk. 3. UP 95-16 Public Hearing to consider the application of David and Julie Moore for approval of a Conditional Use Permit (UP 95-16) to allow the construction of a secondary living unit on property located at 1392 Munro Avenue in a R-l-9 (Single Family Residential) Zoning District. Ms. Kristi Ashburn, Planning Intern, presented the staff report as follows: Applicant is seeking a Conditional Use Permit to allow a secondary living unit on property located at 1392 Munro Avenue. · Project site is zoned R-l-9 which requires a minimum lot size of 9,000 square feet. Zoning allows secondary living units. · Project site consists of 18,000 square feet. A 12,000 square foot lot is required to allow a secondary living unit. · A maximum 640 square foot secondary living unit is allowed. · Parking requirements are met on the site with a two-car garage and two parking spaces next to the garage. · Proposed secondary living unit is to be located at the rear of the property. · SARC reviewed this project at its meeting of August 22, 1995, and was supportive. · Secondary living unit will be built from similar materials as the main residence. Commissioner Alne commended Ms. Ashburn on her first presentation before the Commission. Commissioner Lindstrom presented the Site and Architectural Review Committee report as follows: · SARC was totally supportive of the proposed secondary residence. Chairwoman Meyer-Kennedy opened the Public Hearing for Agenda Item No. 3. There were no parties interested in addressing Agenda Item No. 3. MOTION: On motion of Commissioner Lowe, seconded by Commissioner Lindstrom, the Planning Commission moved to close the Public Hearing (5-0-1; Commissioner Kearns was absent). Planning Com. mission Minutes of September 12, 1995 Page 8 MOTION: AYES: NOES: ABSENT: ABSTAIN: This approval On motion of Commissioner Alne, seconded by Commissioner Lindstrom, the Planning Commission adopted Resolution No. 2997 approving a Conditional Use Permit to allow the construction of a secondary living unit on property located at 1392 Munro Avenue, by the following roll-call vote: Alne, Higgins, Lindstrom, Lowe, Meyer-Kennedy None Kearns None is effective in 10 days unless appealed in writing to the City Clerk. REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR The written report of Mr. Steve Piasecki, Community Development Director, was presented as follows: Introduced the Community Development Department's newest additions, Ms. Kristi Ashburn, Planning Intern, and Ms. Aki Honda, Planner I. Commissioner Lindstrom asked about cablecasting options. Mr. Piasecki responded that the issue did not go far. Council agreed to consider the issue with the 1996/97 budget discussions. A single camera option would cost $7,000 and a multi-camera option would cost more. Commissioner Lindstrom asked why the City would want to broadcast its meetings. Mr. Piasecki responded that it would be a service to keep Campbell residents informed of what is happening at City Hall. Commissioner Lowe sought clarification about a pending item for the September 26th meeting for a sign application for Joe Escobar Diamonds. Mr. Darryl Jones advised that Joe Escobar Diamonds is allowed one wall and one freestanding sign under the Sign Ordinance but wants one wall and two freestanding signs.. Since this request exceeds the Ordinance provisions, it comes before the Planning Commission. Planning Commission Minutes of September 12, 1995 Page 9 ADJOURNMENT The Planning Commission meeting adjourned at 8:10 p.m. to the next Planning Commission meeting of September 26, 1995, at 7:30 p.m., in the Council Chambers, City Hall, 70 North First Street, Campbell, California. SUBMITrED BY: ATTEST: Steve Piasecki, Secretary