PC Min 09/26/1995CITY OF CAMPBELL PLANNING COMMISSION
MINUTES
7:30 P.M. TUESDAY
SEPTEMBER 26, 1995
CITY HALL COUNCIL CHAMBERS
The Planning Commission meeting of September 26, 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
I. Alne
Alana S. Higgins
Brad Jones
Susan A. Kearns
Commissioners Absent:
Commissioner:
Commissioner:
Mel Lindstrom
Dennis Lowe
Staff Present:
Senior Planner:
Associate Planner:
Planner I:
Planner I:
City Attorney:
City Manager:
Reporting Secretary:
Darryl M. Jones
Tim J. Haley
Gloria Sciara
Aki Honda
William Seligmann
Mark Ochenduszko
Corinne A. Shinn
Chairwoman Meyer-Kennedy deviated from the agenda for a moment in order to
welcome newly appointed Commissioner, Brad Jones, to his first meeting.
Planning Commission Minutes of September 26, 1995 Page 2
APPROVAL OF MINUTES
Motion: On motion of Commissioner Alne, seconded by Commissioner
Higgins, the Planning Commission minutes of September 12, 1995,
were approved with one correction. (3-0-2-2; Commissioners
Lindstrom and Lowe were absent and Commissioners Jones and
Kearns abstained.)
COMMUNICATIONS
The following communication items were distributed:
1. A letter expressing concerns regarding Agenda Item No. 4.
o
A fax from the applicant for Agenda Item No. 4 requesting a continuance to
the October 10, 1995, Planning Commission meeting.
AGENDA MODIFICATIONS OR POSTPONEMENTS
There were no modifications or postponements.
ORAL REOUESTS: There were no oral requests.
PRESENTATIONS
City Manager, Mark Ochenduszko made a presentation to the Commission
regarding proposed street maintenance activities as follows:
Street maintenance is an important issue for the City of Campbell.
· An underlying topic when discussion street maintenance is the consideration
of a utility tax. A utility tax will allow the City of Campbell to increase funds
for use in street maintenance.
· Cities have lost revenue to the State of California. For fiscal year 93/94, the
City of Campbell lost $1.2 million dollars which the State transferred to cover
schools. Every year since that time, the City has lost more revenue to the
State, equal to 30% of property taxes.
· The City of Campbell underwent an intense assessment of its programs and
services, determining which programs/services were mandated, required or
desired. The City made cuts in ways so that they would not be seen/felt by
the residents of the City. One step was to eliminate middle management
level positions and to eliminate the Redevelopment Department, making
redevelopment an arm of the City Manager's Office.
· The City contracted with Central Fire for fire protection, saving more than
$200,000. Savings will increase with each year.
· Other cuts included reduction of museum and social services funding. One
unfortunate result was that the Campbell Progressive Seniors folded as a
result of these financial cutbacks.
· City goals include enhancing the appearance of the City, improving the
gateways to the City, more open space and improving neighborhoods.
Planning Commission Minutes of September 26, 1995
Page 3
City of Campbell's general fund includes $18 million dollars in expenses and
$2.3 million dollars in property tax revenue. Fire services cost $3.1 million
dollars per year.
Since the City of Campbell is built out, no significant increase in sales tax
revenue can be relied upon.
The City currently includes $675,000 for street maintenance. This funds
street striping and minor maintenance such as filling in potholes. Gas tax
funds, based on population, have dwindled over the last 10 years.
Bascom Avenue was recently repaved and improved with federal grant
funding. This was the only project, and Campbell the only city, to receive
this federal funding.
Current work being conducted on Campbell Avenue is being funded out of
reserves.
Residential streets are not being done.
The City's streets have been evaluated using a Pavement Condition Index
(PCI). A core sample is taken and analyzed. The streets are evaluated for the
amount of traffic and loads that are placed upon them to project their
condition. A PCI rating of 100 is a new street (example of a 100 is Jim Elder
Drive which is new). A PCI of 70 is acceptable and this rating reflects the
most cost-efficient time to repair a street. It costs four times more to
reconstruct a street than to repave a street. Hacienda Avenue is experiencing
allegator cracking and stretching. Stretching is caused by the heating and
contracting of asphalt. Generally this occurs if the asphalt was not hot
enough when it was originally installed. Recently, the contractor working
on Railway Avenue had to remove asphalt when it was discovered that the
asphalt was not hot enough when installed.
To maintain its streets, the City of Campbell needs $1.2 million dollars more
than it currently has available. Is the situation catastrophic? No. However,
the money is not in the general fund and a funding source is needed.
The City employed a professional surveyor.
Current presentations are not an effort to convince anyone but to determine
the sentiment of residents on the issues of street conditions and
maintenance. He is happy to find that 56% of Campbell residents surveyed
support a sfreet repair plan. The survey included a random sampling of
registered voters residing in Campbell. When asked what they felt were the
most important issues in Campbell, the first concern was to maintain the
responsiveness of fire and paramedic services. The second concern was s~reet
repair.
When comparing Campbell to other cities in the county, it is one of a few
(Monte Sereno, Los Altos Hills & Santa Clara) without a utility tax.
Campbell, a city with a population of 38,000, is operating with a $30 million
dollar budget as compared to Palo Alto, with a population of 58,000, which
operates with a $250 million dollar budget. Campbell has the lowest revenue
per capita in Santa Clara County. However, the cost of service is basically the
Planning Commission Minutes of September 26, 1995 Page 4
same in all dties.
Campbell has added three police officers in the last two years. Part of the
funding comes from the Crime Bill Grant.
The current preferred funding alternative is a utility tax which will be
recommended to City Council on October 17th. Reason for this alternative is
that it is easily implemented and the burden is carried by all users. Utilities
to be taxed include gas, electric and phones and possibly cable, water and
sewers. This issue has bee widely advertised and many community meetings
have been held. The public knows that this is coming.
Commissioner Higgins asked the City Manager whether the City of Campbell has
investigated a city tax on the sale of real property which is currently collected by
San Jose, Mountain View and Palo Alto.
City Manager Mark Ochenduszko responded that this had been looked at during
revenue enhancement meetings.
City Attorney William Seligrnann added that as a General Law City, Campbell is
limited in the taxes it can impose.
Commissioner Higgins insisted that the tax collected by the other cities on the sale
of real property should be available to the City of Campbell.
City Manager Mark Ochenduszko promised to call Commissioner Higgins to
discuss this possibility further. He advised that the City currently receives a real
property tax which is approximately $75,000 per year.
Commissioner Alne asked whether he understood the situation correctly in that
the City has a deficit of $16 million dollars needed for street maintenance. He
expressed his concern that street maintenance has been pushed down as a priority
for such a long time. A utility tax is probably a necessary thing. Fire, police and
street maintenance are important considerations for the City of Campbell.
City Manager Mark Ochenduszko advised that $16 million dollars is not a figure
that he is presenting. Streets wear at differing rates. Residential streets are
repaved approximately every 20 years or so. When evaluated in the 1970's,
Campbell's streets were not considered problematic. He has evaluated previous
budgets and has not found a lot of explanation as to rationales for decisions
regarding street maintenance budgeting and funding. Someone should have
questioned this sooner.
Commissioner Alne asked why this would be different in the future.
City Manager Mark Ochenduszko responded that commitment to the community
Planning Commission Minutes of September 26, 1995 Pal~e 5
and a recognition of the current situation with an aging infra-structure would
make the City careful in the future to prevent a re-occurrence of this present
situation. The funds derived from the utility tax will only be used for street
maintenance and not for any other uses.
PUBLIC HEARING
Chairwoman Meyer-Kennedy read Agenda Item No. 1 into the record.
1. S 95-11
Public Hearing to consider the application of LSI Construction
for a Site and Architectural Approval to allow the construction
of a new two-story, single-family residence on property located
at 1260 Burrows Road in an R-l-10 (Single Family Residential)
Zoning District.
Ms. Gloria Sciara, Planner I, presented the staff report as follows:
· Applicant is seeking a site approval to allow the construction of a new single-
family home in the San Tomas Area.
· This home would be built on a flag lot, and 1260 Burrows is the front lot.
· The zoning of the property is R-l-10 (Single Family Residential -- 10,000
square foot minimum lot size).
· The lot was split in 1988 to allow two 6,000 square foot lots. Therefore, these
lots will be developed based upon the R-l-6 (Single Family Residential --
6,000 square foot minimum lot size).
· Applicant's original proposal called for a Mediterranean-style design with
curved tile roof.
· Project has been revised, upon recommendation of the Site and Architectural
Review Committee, and elements changed. The roof materials are flat
ceramic tile.
· Staff is supportive of the project, finding it appropriate. House includes 2,500
square feet of living space and a 400 square foot garage.
Commissioner Alne presented the Site and Architectural Review Committee
report as follows:
· SARC discussed the size of the houses in relation to the lot size. These are
non-conforming legal lots.
· Recommends approval of the modified design.
Chairwoman Meyer-Kennedy opened the Public Hearing for Agenda Item No. 1.
Ms. Dawn Vadbunker, 1360 Burrows Road, addressed the Commission as follows:
· Advised that one of the exhibit maps was incorrect, actually pointing out a
friend's house instead of the project site.
· Asked that if driveway gates were installed (seems to be proposed as per
Condition No. 32) that a pedestrian entry also be included as well to allow
Planning Commission Minutes of September 26, 1995 Page 6
integration of the home and its residents into the neighborhood rather than
being dosed off and inaccessible.
Feels that the proposed project conforms with the San Tomas Area
Neighborhood Plan in spirit. This is an addition that will be enjoyed by the
area and will help improve the property.
Strongly supportive of the project.
MO~O~
On motion of Commissioner Alne, seconded by Commissioner
Higgins, the Planning Commission moved to close the Public
Hearing (5-0-2; Commissioners Lindstrom and Lowe were absent).
MO~O~
On motion of Commissioner Alne, seconded by Commissioner
Kearns, the Planning Commission adopted Resolution No. 2998,
approving a Site and Architectural Application (S 95-11) to allow
the construction of a new single-family residence on property
located at 1260 Burrows Road, by the following roll-call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Alne, Higgins, Jones, Kearns, Meyer-Kennedy
None
Lindstrom, Lowe
None
This approval is effective in 10 calendar days unless appealed in writing to the City
Clerk.
Chairwoman Meyer-Kennedy read Agenda Item No. 2 into the record.
2. S 95-12
Public Hearing to consider the application of LSI Construction
for a Site and Architectural Approval to allow the construction
of a new two-story, single-family residence on property located
at 1282 Burrows Road in an R-l-10 (Single Family Residential)
Zoning District.
Ms. Gloria Sciara, Planner I, presented the staff report as follows:
· This project is the second (back) lot in the flag lot. Applicant is seeking a Site
and Architectural Approval to allow the construction of a single-family
residential structure.
· In the original submittal, the applicant had proposed that both homes be built
of the same materials. Applicant was asked to use different materials.
Applicant has made significant changes. This home will utilize horizontal
wood siding, a simulated shake roof and include a wrap-around porch.
· Staff is supportive of this proposed project.
Planning Commission Minutes of September 26, 1995 Page 7
Commissioner/kine presented the Site and Architectural Review Committee
report as follows:
· SARC initially had concerns about the shaped tile roof originally proposed.
Since SARC met, the applicant has made significant changes and addressed
SARC concerns.
· SARC is supportive of the project as modified.
Chairwoman Meyer-Kennedy opened the Public Hearing for Agenda Item No. 2.
Ms. Dawn Vadbunker, 1360 Burrows Road, addressed the Commission as follows:
· Reiterated her desire to include a pedestrian entrance if the driveways are
gated. Again mentioned the incorrect exhibit map.
Commissioner Alne asked that staff ensure that correct addresses were included
on the final resolution.
Commissioner Kearns asked for clarification about the reduction in the right-of-
way dedication. Will Burrows Road become more narrow.
Ms. Gloria Sciara, Planner I, responded that the right-of-way has been reduced by
10 feet to reflect the policies set forth in the San Tomas Area Neighborhood to
retain the rural character of the area.
Commissioner Alne asked if this was a law or a preference and why.
Ms. Gloria Sciara advised that the right-of-way set aside in 1988 is now larger than
is called for in the San Tomas Area Neighborhood Plan.
Mr. Darryl Jones, Senior Planner, added that the STANP calls for the City to use
the predominate street standards for that street. The area has been dedicated to the
City but no physical improvements have been made to reflect the dedicated area.
Commissioner Higgins also asked that staff ensure a correct map be prepared.
Ms. Gloria Sciara assured the Commission that staff would have an appropriate
map.
Ms. Dawn Vadbunker, 1360 Burrows Road, addressed the Commission as follows:
· Advised that the map on last page of report is correct.
· Stated that the STANP covers street widths.
Commissioner Alne asked about the $550 being charged to the applicant for the
reduction in right-of-way.
Planning Commission Minutes of September 26, 1995 Page 8
City Attorney William Seligmann responded that this does not represent a sales
price but rather an administrative fee for processing.
MOTION:
On motion of Commissioner Kearns, seconded by Commissioner
Higgins, the Planning Commission moved to dose the Public
Hearing (5-0-2; Commissioners Lindstrom and Lowe were absent).
MOTION:
On motion of Commissioner Kearns, seconded by Commissioner
Higgins, the Planning Commission adopted Resolution No. 2999
approving a Site and Architectural Application (S 95-12) to allow
the construction of a new single-family residence on property
located at 1282 Burrows Road, by the following roll-call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Alne, Higgins, Jones, Keams, Meyer-Kennedy
None
Lindstrom, Lowe
None
This approval is effective in 10 days unless appealed in writing to the City Clerk.
Chairwoman Meyer-Kennedy read Agenda Item No. 3 into the record.
3. M 95-06 (UP 68-15) Public Hearing to consider the application of Central
Fire District to allow a Modification to a previously-
approved Conditional Use Permit (UP 68-15) to allow
the placement of a portable classroom building of
approximately 1,900 square feet on property located at
485 W. Sunnyoaks Avenue in a PF (Public Facilities)
Zoning District.
Mr. Tim J. Haley, Associate Planner, presented the staff report as follows:
· Central Fire District is seeking a modification to allow the placement of a
portable classroom on the northern portion of the site.
· Site currently contains a fire station and a training tower.
· Site is surrounded by percolation ponds, residential properties and
Sunnyoaks Avenue.
· Site includes 15% building coverage, 13% of landscaping and 17% paving.
· Staff is recommending the enlargement of landscaping area along the
western property line to help screen and buffer the use from the adjoining
residential properties. Plan includes three feet and staff is recommending 8
feet.
Planning Commission Minutes of September 26, 1995 Page 9
· Staff recommends approval.
Commissioner ^lne presented the Site and Architectural Review Committee
report as follows:
· SARC had no problem with the request and found staff's requirement for
expanded planting area to be excessive. A 3-foot planter area was found to be
reasonable by SARC. SARC recommends approval of request without any
requirement to extend landscaping at the westerly property line. Didn't find
it reasonable to have the applicant dig up the black top.
Chairwoman Meyer-Kennedy opened the Public Hearing for Agenda Item No. 3.
Mr. A1 Morgan, Central Fire District.
· Supports Commissioner Alne's recommendation.
· Enlarging the planter area would restrict mobility on the site.
· Mentioned that Conditions of Approval No. 6 (public right-of-way) and No. 9
(fire sprinklers) do not apply. They are exempt from the fire sprinkler
requirement per the urgency ordinance adopted by City Council in
September.
Commissioner Alne asked if staff concurred with Mr. Morgan's statement and
whether those conditions could be removed.
Mr. Darryl Jones, Senior Planner, responded that staff concurred and they could be
removed.
MOTION:
On motion of Commissioner Kearns, seconded by Commissioner
Alne, the Planning Commission moved to dose the Public Hearing
(5-0-2; Commissioners Lindstrom and Lowe were absent).
MO~O~
On motion of Commissioner Higgins, seconded by Commissioner
Alne, the Planning Commission adopted Resolution No. 3000
approving a Modification to a previously approved Conditional
Use Permit (UP 68-15) to allow the placement of a portable
classroom building on property located at 485 W. Sunnyoaks
Avenue, with the removal of Conditions No. 6 and 9 and
modification of Condition 3, by the following roll-call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Alne, Higgins, Jones, Kearns, Meyer-Kennedy
None
Lindstrom, Lowe,
None
This approval is effective in 10 days unless appealed in writing to the City Clerk.
Planning; Commission Minutes of September 26, 1995 Page 10
Chairwoman Meyer-Kennedy read Agenda Item No. 4 into the record.
4. S 95-15
Public Hearing to consider the application of BP Service
Station to approve a Conditional Use Permit to allow 24-hour
operational hours and off-sale beer and wine sales for an
existing service station located at 1533 W. Campbell Avenue
Mr. Darryl Jones, Senior Planner, presented the staff report as follows:
· Applicant has asked that this item be continued to the next meeting.
Chairwoman Meyer-Kennedy opened the Public Hearing for Agenda Item No. 4.
On motion of Commissioner Alne, seconded by Commissioner
Kearns, the Planning Commission moved to continue the Public
Hearing, to the Planning Commission meeting of October 10, 1995,
(5-0-2; Commissioners Lindstrom and Lowe were absent).
MISCELLANEOUS
Chairwoman Meyer-Kennedy read Agenda Item No. 5 into the record.
5. SA 95-29
Hearing to consider of Joe Escobar Diamonds for approval of a
Sign Application to allow a freestanding sign on property
located at 450 E. Hamilton Avenue in a C-1-S (Neighborhood
Commercial) Zoning District.
Mr. Tim J. Haley, Associate Planner, presented the staff report as follows:
· Applicant is seeking approval of a third sign for a commercial property
located at the comer of Hamilton and Harrison Avenues.
· A commercial building is currently under construction on this site, a two-
story retail building.
· Staff has approved two wall-mounted signs for a total of 45 square feet.
· The Sign Ordinance allows two wall signs or one wall sign and one
freestanding sign.
· Staff feels that the applicant has not demonstrated circumstances to warrant
this additional sign and recommends denial.
Commissioner Alne presented the Site and Architectural Review Committee
report as follows:
· The Sign Ordinance clearly allows two signs for a corner property to identify
the business on both streets.
· The building design has an angle which allows both signs to be seen from
Hamilton.
Planning Commission Minutes of September 26, 1995 Page 11
A tree interrupts the view of the wall sign.
SARC supports two signs, either the two wall signs approved by staff or one
wall and one freestanding sign.
Recommends allowing the applicant to select which combination of signs
they would like to utilize.
SARC is not supportive of three signs for this site.
Chairwoman Meyer-Kennedy asked if anyone in the audience wished to address
this matter.
Mr. Vern Burgess, Otsen Signs, addressed the Commission as follows:
· The two signs being used are being recycled from the old location.
They are
green.
One sign will be obscured by a tree foliage within one year or so.
Proposed sign is small, 8.5 feet high, and provides great visibility for traffic
from Highway 17.
The proposed sign would be an asset to the building and to the City. It has a
nice design. It is not garish. It is small but adequate to be seen. It would be
tastefully done and aesthetically more pleasing. Called it an "outdoor
sculpture."
Sign is constructed of text-coated sheet metal. Just the letters light up but not
the rest of the sign. Soft color will blend in with the area. Lighting will be
dim. The address will be included at the top of the sign.
Chairwoman Meyer-Kennedy asked why bother placing a sign if it will be hidden.
Mr. Burgess admitted that the sign will be visible when installed but that
anticipated growth of trees would make the sign less visible within a year or so.
Commissioner Alne stated that if the sign is discernable now, they don't need a
monument sign at this time.
Mr. Burgess admitted that was correct.
Commissioner Alne asked if the wall sign that is expected to be hidden by future
tree foliage would be removed in one year (approximately September 1996).
Mr. Burgess deferred this decision to Mr. Escobar, the property and business
owner.
Commissioner Alne asked if the applicant were to change a wall sign to
freestanding sign in one year's time, whether a fee would be charged.
Mr. Tim Haley responded that a sign application fee of $120 would be charged.
Planning Commission Minutes of September 26, 1995 Page 12
Commissioner Alne stated that for a nominal fee of $120, the applicant could take
advantage of the wall signs for now and install a freestanding sign in one year
after removing one wall sign.
Mr. Joe Escobar, Owner, Joe Escobar Diamonds, addressed the Commission as
follows:
· Expressed concern regarding obstruction of his wall signs.
· Mentioned that the City had required that he install 10 new trees, 5 along
Hamilton and 5 along Harrison which will block his signs.
· Advised that he is spending $2 million dollars to develop his new building.
· He is interested in making a beautiful building and make himself and the
City proud.
· His business contributed $400,000 in taxes last year and he expects that
number to increase.
· He is spending several hundred dollars to revamp a light pole to help
improve the appearance of the general area of his new building.
Commissioner Kearns asked Mr. Escobar whether he had any interest in
Commissioner Alne's suggestion to change the sign after one year when one wall
sign's visibility will be questionable.
Mr. Tim Haley advised the applicant and Commissioners of three potential
options in this case:
Take no action
Continue this request for one year
Issue of two signs can be dealt with at staff level if applicant chooses to change
one wall sign to a freestanding sign.
Commissioner Alne agreed that staff could deal with any request for two signs,
whatever combination the applicant selects. Any future request for three signs
would have to come back to the Planning Commission. Another alternative for
the applicant is to have trees trimmed as they block his signs. Advised that the
Commission was not anti-business and wished Mr. Escobar well at his new
location. The City Council is very clear on the Sign Ordinance. Sign requests are
handled on an even-handed basis. There is no rationale to allow three signs in
this situation.
MO~O~
On motion of Commissioner Kearns, seconded by Commissioner
Higgins, the Planning Commission moved to deny the request by
Joe Escobar Diamonds to allow a third sign on property located at
450 E. Hamilton Avenue (SA 95-29), (5-0-2; Commissioners
Lindstrom and Lowe were absent).
Planning Commission Minutes of September 26, 1995 Page 13
REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR
The written report of Mr. Steve Piasecki, Community Development Director, was
presented by Senior Planner, Darryl M. Jones, as follows:
· Welcomed Mr. Brad Jones to his first Commission meeting.
· Announced that a new Planner I has been hired to filled the position left
vacant by the departure of Curtis Banks. Ms. Barbara Ryan began work on
Monday, September 25, 1995.
ADJOURNMENT
The Planning Commission meeting adjourned at 9:05 p.m. to the next Planning
Commission meeting of October 10, 1995, at 7:30 p.m., in the Council Chambers,
City Hall, 70 North First Street, Campbell, California.
SUBMITTED BY:
APPROVED BY:
ATTEST:
Corinne A. Shinn, Recording Secretary
e Meyei'-K~en~dy, C~a~'w6 a /