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PC Min 01/25/1994CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY JANUARY 25, 1994 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of January 25, 1994, was called to order at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chairperson Perrine, and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chairperson: Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Jay Perrine Jane Meyer-Kennedy Lee Akridge Susan A. Kearns Mel Lindstrom Dennis Lowe Commissioners Absent: Commissioner: I. Alne Staff Present: Community Development Director: Associate Planner: Planner II: Planner I: City Attorney: Land Development Engineer: Reporting Secretary: Steve Piasecki Tim Haley Curtis Banks Mark A. Rhoades William Seligmann Mike Fuller Corinne A. Shinn APPROVAL OF MINUTES Motion: On motion of Commissioner Meyer-Kennedy, seconded by Commissioner Lindstrom, the Planning Commission minutes of December, 14, 1993, were approved (4-0-1; Commissioner Alne was absent.) Planning Commission Minutes of January 25, 1994 Page 2 COMMUNICATIONS There were two additional letters distributed regarding the San Tomas School Site (Agenda Item #5) as well as an amended Conditions of Approval with the proposed Resolutions. AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda modifications or postponements. ORAL REO_UESTS There were no oral requests. PUBLIC HEARINI~$ Chairperson Perrine read Item No. 1 into the record. 1. R 93-05 (PD 90-06) Public Hearing to consider the application of Mr. Ted Borns for approval of a revised development schedule for a previously approved Planned Development Permit to allow the construction of five (5) townhomes on property located at 80 Dot Avenue in a P-D (Planned Development/Medium Density Residential) Zoning District. Mr. Mark Rhoades, Planner I, presented the staff report noting the following: Applicant is seeking approval of a revised development schedule for a project with a density of 13.5 units per acre which is consistent with the Planned Development Zoning District. · Applicant is asking for a two-year extension. · Staff recommends that the Planning Commission adopt a Resolution approving a one-year extension together with additional Conditions to reflect current standards. Commissioner Lowe inquired about the free-standing chimneys and how they would withstand earthquakes. Mr. Mark Rhoades replied that the chimneys would meet all standards required. Commissioner Mel Lindstrom presented the SARC position as follows: · The Site and Architectural Review Committee approved the extension as set forth by staff. Planning Commission Minutes of January 25, 1994 Page 3 Chairman Perrine opened the Public Hearing on Item No. 1. Public Hearing re Item No. 1 Mr. Ted Borns (Applicant), 2510 Bridle Path Drive, Gilroy, addressed the Commission. · He explained that he is currently building a 10-unit project in Morgan Hill. · A one-year extension is tight for his schedule and asked the Commission to extend for two years. Chairman Perrine explained that the City Council prefers that development schedule extensions be limited to one year to ensure that current standards are met when development ultimately begins. He further asked Community Development Director Steve Piasecki whether the one-year requirement would be met if building on the project was simply started prior to the end of the time period of one year but not completed within that year. Community Development Director Steve Piasecki replied that as long as the permits were pulled and some groundwork begun before the end of the one- year period, the requirement would be satisfied. MOTION: On motion of Commissioner Meyer-Kennedy, seconded by Commissioner Lindstrom, the Planning Commission moved to close the Public Hearing. (6-0-1; Commissioner Alne was absent.) MOTION: On motion of Commissioner Lindstrom, seconded by Commissioner Meyer-Kennedy, the Planning Commission adopts Resolution No. 2891 approving a revised development schedule to allow the construction of five townhomes at 80 Dot Avenue subject to the Conditions of Approval, by the following roll-call vote: AYES: NOES: ABSENT: Akridge, Kearns, Lindstrom, Lowe, Meyer-Kennedy, Perrine None Alne Planning Commission Minutes of January 25, 1994 Page 4 Chairperson Perrine read Item No. 2 into the record. 2. M 93-14 (UP 92-19) Public Hearing to consider the application of Mr. Charles Cutting for approval of a modification of a previously approved Use Permit to waive the Condition of Approval that required the installation of a new hip roof on an existing building located on property at 1273 Peggy Avenue in an R-l-10 (Single-Family Residential) Zoning District. Mr. Tim Haley, Associate Planner, presented the staff report noting the following: · Applicant is requesting approval of a modification to a Planned Development Plan which allowed the construction of a 2,700 square foot residence and conversion of the front unit (original residence) into a secondary living unit. · Applicant was required to install a hip roof on the front structure as part of this project. · Applicant is requesting relief from that Condition due to economic constraints. Staff recommends that the applicant be held to the Condition that the hip roof be installed on the original unit (now the secondary living unit) but be given additional time, three years, in which to have the roof installed. Commissioner Lindstrom presented the SARC position as follows: · The Site and Architectural Review Committee concurred that applicant should be required to install the required hip roof as outlined in the original plan but that the extension of time to three years was appropriate and acceptable. Public Hearing re Item No. 2 There were no parties interested in addressing this item. MOTION: On motion of Commissioner Meyer-Kennedy, seconded by Commissioner Akridge, the Planning Commission unanimously moved to close the Public Hearing. (6-0-1; Commissioner Alne was absent.) MOTION: On motion of Commissioner Meyer-Kennedy, seconded by Commissioner Lindstrom, the Planning Commission adopts Resolution No. 2892 to require the applicant to install the Planning Commission Minutes of January 25, 1994 Page 5 required hip roof on a secondary living unit as approved in the original Use Permit but extending the deadline for installation by three years, by the following roll call vote: AYES: NOES: ABSENT: Akridge, Kearns, Lindstrom, Lowe, Meyer-Kennedy, Perrine None Alne This approval (M 93-14) is final unless appealed within 10 days. Chairperson Perrine read Item No. 3 into the record. 3. M 93-15 (PD 90-07) Public Hearing to consider the application of Mr. Gilbert Meyer, on behalf of Greenbriar Development Company, for a Modification to a Condition of Approval to a previously approved Planned Development Permit allowing the adjustment in required Fire Flow for a 348- unit apartment development located at 500 Railway Avenue in a P-D (Planned Development) Zoning District. Mr. Tim Haley, Associate Planner, presented the staff report noting the following: Applicant is requesting approval of a Modification to a Planned Development Permit which allows the construction of a 348-unit apartment development. · One Condition of Approval was the requirement for a fire flow of 3,000 gallons per minute. · The applicant is seeking a modification to a fire flow of 1,500 gallons per minute. · Central Fire approves the applicant's request subject to additional conditions. The changes required by Central Fire do not substantially change the plan and staff recommends approval and that the Planning Commission adopt a resolution with the findings. Commissioner Akridge inquired whether this was a fairly standard request. Mr. Tim Haley replied that while it is not a standard, Central Fire has conducted a comprehensive review and is satisfied. In addition all buildings will be sprinklered. Planning Commission Minutes of January 25, 1994 Page 6 Commissioner Lindstrom presented the SARC position as follows: · The Site and Architectural Review Committee studied the proposal and with the approval of Central Fire and San Jose Water are supportive of this request. Chairman Perrine opened the Public Hearing for Item No. 3 Public Hearing re Item No. 3 There were no requests to address this item. MOTION: On motion of Commissioner Meyer-Kennedy, seconded by Commissioner Lindstrom, the Planning Commission moved to close the Public Hearing. (6-0-1; Commissioner Alne was absent.) MOTION: On motion of Commissioner Meyer-Kennedy, seconded by Commissioner Lindstrom, the Planning Commission adopts Resolution No. 2893 to modify a Condition of Approval for a previously-approved Planned Development Permit modifying the fire flow requirement from 3,000 gallons per minute to 1,500 gallons per minute for a 348-unit apartment development to be located at 500 Railway Avenue in a P-D (Planned Development) Zoning District, by the following roll- call vote: AYES: NOES: ABSENT: Akridge, Kearns, Lindstrom, Lowe, Meyer-Kennedy, Perrine None Alne MISCELLANEOUS Chairperson Perrine read Item No. 4 into the record. 4. GP 93-03 ZC 93-O5 Public hearing to consider approval of a General Plan Amendment to change the Land Use Element designation from Commercial to Low-Medium Density Residential and a Zone Change from C-1-S (Neighborhood Commercial) to R-M-S (Multi-Family Residential) on property located at 700 W. Hacienda Avenue. Planning Commission Minutes of January 25, 1994 Page 7 Mr. Curtis Banks, Planner II, presented the staff report as follows: · This request was initiated by residents in the area. · The site is located at the southwest corner of Hadenda and Capri and is a former Exxon gas station site and is the only commercial site in the vicinity. · The surrounding residents are concerned about the commercial use of the site. · Staff recommends changing the General Plan to Low-Medium Density (6- 13 units per acre) and rezoning the property from commercial to R-M-S (Multi-Family Residential) which the property owner supports via a letter. · Staff recommends that the Planning Commission forward a recommendation to the Council to grant a Negative Declaration and adopt an ordinance approving GP 93-03 and ZC 93-05. Chairman Perrine opened the Public Hearing for Item No. 4 Public Hearing re Item No. 4 Mr. John Dirnberger, 1200 Steinway Avenue, Campbell. · Stated that this subject matter was new to him and asked that it be deferred to a future meeting so that the neighborhood can consider the zone change. Mr. Jim Turner, 1205 Capri Drive, Campbell. · Mr. Turner is the President of Capri Estates, a homeowner's association in the vicinity of this site. · Stated that no one in the local area wants to see a commercial use of this site. They also do not want this matter delayed as the process has been underway for nearly one year. They want the site zoned residential. Mr. A.F. Isaaq, 1217 Capri Drive, Campbell. · This matter has been widely debated and is supported by the local residents in this neighborhood. Mr. Chris Day, 1207 Capri Drive, Campbell. · Recommends approval of the change from commercial to residential. · When the site was commercially used, he often had to call the police regarding problems on that site. Chairman Perrine inquired what the Notice of Hearing range was. Planning Commission Minutes of January 25, 1994 Page 8 Mr. Steve Piasecki, Community Development Director, replied that notices are sent to property owners within 300 feet. MOTION: On motion of Commissioner Meyer-Kennedy, seconded by Commissioner Akridge, the Planning Commission moved to close the Public Hearing. (6-0-1; Commissioner Alne was absent.) MOTION: On motion of Commissioner Meyer-Kennedy, seconded by Commissioner Lindstrom, the Planning Commission 1. Adopted Resolution No. 2894 to recommend approval of a General Plan Amendment to change the Land Use Element designation from Commercial to Low-Medium Density Residential for property located at 700 W. Hacienda Avenue; and 2. Adopted Resolution No. 2895 to recommend approval of a Zone Change from C-1-S (Neighborhood Commercial) to R-M-S (Multi-Family Residential) for property located at 700 W. Hacienda Avenue; and 3. Recommends that the City Council grant a Negative Declaration for GP 93-03/ZC 93-05. by the following roll-call vote: AYES: NOES: ABSENT: Akridge, Kearns, Lindstrom, Lowe, Meyer-Kennedy, Perrine None Alne Chairperson Perrine read Item No. 5 into the record. GP 93-01 ZC 93-04 TS 93-03 Public hearing to consider the application of Enshallah Development Company for approval of 1. A General Plan Amendment to change the Land Use Element designation for a portion of the San Tomas School site from Public/Semi-Public to Low Density Residential (less than 4.5 dwelling units per acre; and 2. Approval of a Zone Change from PF (Public Facilities) to R-l-9 (Single Family Residential); and 3. Approval of a Tentative Subdivision Map to subdivide the 13.16 acre San Tomas School site into 37 lots on property located at 1510 Hacienda Avenue. Planning Commission Minutes of January 25, 1994 Page 9 Commissioner Susan A. Kearns at this time excused herself from this item as she resides in the vicinity of this project. She left her seat to sit in the audience. Mr. Steve Piasecki, Community Development Director, presented the staff report as follows: · Introduced the applicants present in the audience: Ms. Mary Perry and Mr. Dick McCann from the School District, Mr. Tom Shannon from Enshallah Development. He also introduced Mr. Greg Sellers representing the Santa Clara County Open Space Authority. · The site in question, 1510 Hacienda Avenue, is the former San Tomas School which is located within the San Tomas Area Neighborhood. · Discussed the time line as this project developed as follows: 1989: · School District first discussed disposing of San Tomas School site due to a declining enrollment in the vicinity. · City Council asked the School District to hold off for one year during which time the City revised its Open Space Element. The Open Space Element identifies a need for 4 acres of park land for every 1,000 residents. The Park Impact Fee is nearly $11,000 per new residential dwelling. 1991: · The parcel tax election in November lost by a small percentage. 1992: · In January the School District pulled together the District Asset Management Committee. · The Planning Department began the San Tomas Study to consider development policies in the San Tomas Area Neighborhood. 1993: · The District removed its plan from the Planning Commission agenda and held additional meetings with residents and staff. With this additional input the District revised their plan held another community meeting and was agendized for the Planning Commission. · The original plan for the San Tomas School site included a 3.8 acre park in the northern portion of the site with the remaining 9 acres developed with single-family housing. · The revised plan now under consideration moved the park to the south end of the lot in response to requests by the local residents. In addition, the park site has been enlarged to 4.10 acres, larger by 1/4 of an acre. The enlargement of the park was made possible by the reconfiguration of the project which eliminated some street area and a slight reduction in lot area per lot of approximately 100 square feet. Planning Commission Minutes of January 25, 1994 Page 10 While the original proposed park site was "L" shaped, the new proposal incorporates a rectangular park shape removed from busy Pollard Avenue. The park site is arranged so that residences surround the park to help oversee activity in the park. Lot widths in the new proposed plan were increased in some lots with 19 of 36 lots now having a width of 70 feet or greater. Sound walls were eliminated from Pollard Road with the exception of one corner parcel. The School District held a meeting on January 12, 1994. The major issues that still exist are the park size and the extension of Walters Avenue. While the park site has been increased, it still is not as large as some community members want. While there are people who do not want to see the extension of Walters Avenue, the City has asked the District to keep this extension in the project to help connect and integrate the development into the surrounding neighborhoods. The City's Traffic Engineer has determined that the expansion would open up traffic for those living in the area but not cause any additional outside use. In addition, connectivity offers more options for emergency access. Under the Naylor Act, the City has the right to purchase 30% of the site. One proposed suggestion is that the western lots be developed last in case funds from the Santa Clara County Open Space Authority become available which would allow the City to purchase additional land to enlarge the park site. It is felt that the likelihood of these funds is not great. Staff is recommending that the Planning Commission: 1. Recommend that the City Council grant a mitigated Negative Declaration for the proposed development; and 2. Adopt a Resolution recommending that the City Council approve the General Plan Amendment; and 3. Adopt a Resolution recommending that the City Council approve the Zone Change; and 4. Adopt a Resolution recommending that the City Council approve the Tentative Subdivision Map allowing 36 single-family residential units and one lot for a 4.1 acre park site subject to the Conditions of Approval. Chairman Perrine opened the Public Hearing for Item No. 5 Planning Commission Minutes of January 25,1994 Page 11 Public Hearing re Item No. 5 Ms. Dawn Vadbunker, 1360 Burrows Road, Campbell. · Expressed her desire that a consensus be reached through positive discussion tempered with good will. · Disagreed with the stated time line of public discussion, stating that to her knowledge, the first public notice regarding plans for the school site occurred in May of 1993. Residents are feeling as if this is already a "done deal" and that the School District and City have not been totally forthcoming. Believes that Enshallah is primarily interested in developing 36 residential units out of the site. · Challenged that the City is only required to offer a notice of intent to buy to hold the site. She read excepts from the minutes of the Campbell Union School District dated September 8, 1992. Dr. Roger Clapp, 15060 Becky Lane, Monte Sereno. · Has four children in the Campbell Union School District, two elementary and two high school aged. Both professionally and personally, he believes in the need for exercise and in the positive impact of sports and after-school activities on children and the community. Compared the City's Open Space goal to that of the President's Council on Fitness of 5 acres per 1,000 in population and from a 1965 publication which listed a recommendation of 15 acres per 1,000 in population. Expressed resentment that Open Space was not made a part of the San Tomas Area Neighborhood Plan as well as the belief that the land already has been paid for and is owned by the citizens through the payment of taxes. Expressed that the citizens in the San Tomas Area Neighborhood have paid park fees for 30 years and have gotten nothing. The San Tomas School site represents their only chance at obtaining a park in their neighborhood. Passive parks lead to problems. Wants to see an active park. Asked the Planning Commission not to rezone the site. At a minimum, he asked that the rezoning be considered after June. Mr. Hank Kearns, 1350 Abbott Avenue, Campbell. · Open Space is important. He has lived in the area for nine years and wants to see the vacant school gone. · Agrees with the latest proposed plan for the site and sees the proposed four acre park as being the largest park that should be there. If the full site is used as a park, the use in the area would be more extensive than any of the residents who purchased homes in the neighborhood could reasonably have expected to see. Planning Commission Minutes of January 25, 1994 Page 12 Considers the current situation of the abandoned school as scary after dark and a "no man's land." Mr. Randy Sacks, 1603 Walters Avenue, Campbell. · Presented a petition in which his neighbors request that Walters not be extended into a through street. They would rather see a pedestrian walkway but not a through street joining the neighborhoods. · Expressed doubts about the Expanded Initial Study and its results. Specifically, he questions the fact that there will be no impact on traffic or noise. Feels that this is not possible with 36 additional homes, 72 additional cars, etc. He asked for a better study. · Does not want to see a loss of open space stating, "once it's gone, it's gone!" Does not find it unreasonable to hold off a decision on development of the site for one year. Mr. Greg Sellers, Staff Analyst, Open Space Authority. · Gave an overview of the development of the Open Space Authority including its formation in January 1993, with Campbell Vice Mayor John Ashworth serving as a member. In June 1994, a board will be elected with seven district representatives. Also in June, an advisory vote will appear on the ballot for a funding measure. · The Authority will be formalized after the June election and must be completed by August 1, 1994. They expect to have the Directors in place by late June or early July, with available funding by the end of this year if not earlier. The Board will determine whether to issue bonds and if so they can be issued within the next 12 months. He can offer no firm answers as to how much money will be made available but it is expected to be less than $100,000 per year per district which would be allocated to projects within a city that the Open Space Authority sees as eligible. · Campbell is seen as an area needing open space. Within the City of Campbell, school sites and other public facilities are possible sites for open space. Acquisition priorities have not yet been established. Chairman Perrine inquired whether the entire City of Campbell would be located within one district. Mr. Greg Sellers replied that Campbell would be within one district together with other communities with approximately 100,000 in population per district. Dr. Roger Clapp inquired whether the Open Space Authority would be playing a role in fundraising efforts. Planning Commission Minutes of January 25, 1994 Page 13 Mr. Greg Sellers replied that the Authority would utilize a wide variety of funding mechanisms to maximize resources. Mr. Robert Heintz, 1246 Maggio Court, Campbell. · He lives very near the school site and is interested in seeing schools obtain necessary funding to maintain a high level of schools. · Supportive of the plan and commends the changes made as a result of community meetings. · Wants to see a family neighborhood park rather than a large regional park. Does not want a parking lot included. · Does not want to see the site opened up for public bid but would rather see it sold with a development plan already established to include the neighborhood park. Mr. John Dirnberger, 1200 Steinway Avenue, Campbell. · Expressed his pleasure at what he heard at the January 19th City Council Strategic Planning Session and quoted goals stated by Councilmembers at that meeting: community vision; a stable and well-run community; a sense of community; historical aspect; a diverse population; recreation for all ages; retain our neighborhoods; community/churches/city working together; balanced land use; recreational facilities; a "delightful place to live"; etc. · Felt that the vast majority of the residents in the region want the school site to be made in to a park with the exception of those living in the surrounding houses. · Commented on how many residents of Los Angeles ended up utilizing open spaces as living space directly following the January 17th earthquake. · The site is used by the neighborhood. It's a place to meet for positive interaction. The City has to have the courage to meet challenges. The City must keep something for the future. Chairman Perrine convened the meeting at 9:15 p.m. for a 10-minute break. Chairman Perrine reconvened the meeting at 9:25 p.m. to continue the Public Hearing on Item No. 5. Mr. Dave Dickson, 1340 Abbott Avenue, Campbell. · His family supports the proposed development and feels that it represents a good compromise giving everyone a little of what it wanted. As the father of two young children, sees the proposed park as a nice place to play. At present it is too big and overwhelming. Planning Commission Minutes of January 25, 1994 Page 14 Feels that the development will make the area more secure as at present it is a dark piece of property at night. MS. Patty Heintz, 1759 Silacci Drive, Campbell. The Planning Commission should consider what is best for Campbell which is at least 4 acres of park land per 1,000 citizens, within walking distance. Asked the City to wait until June before rezoning the site. The City needs 21 acres of park land to meet its own established goals. The City has little open land available. This site represents one of the few feasible to acquire for park land use. The current rectangle shape of this latest park eliminates some uses. A square shaped park is better. Feels that building in Campbell needs to stop. Additional houses are not needed. She quoted a San Jose Mercury News article dated January 14, 1994, which predicts a water crisis by the year 2010. The Planning Commission and City Council have the responsibility to do the right thing. Wait until June. Provide the citizens of Campbell a high quality of life. Mr. Tom Shannon, Enshallah Development Company. They are requesting approval of the presented map. They have worked for five years in developing this current consensus plan, although it does not satisfy everyone. Asks that the Commission approve the plan. The District is prepared to accept the Conditions set forth in the staff report. Mr. Gary Sharon, 804 Sunnyarbor Court, Campbell. Asks the Commission to vote against the plan as Campbell does not need more houses. His neighborhood is now considered "in transition" due to extensive development occurring. Questions the fact that there is perceived to be no negative impact on the environment. The Expanded Initial Study does not go into sufficient detail. Does not want to see a loss of 6.2 acres of Open Space. Patty McCullough, 771 Old Orchard Road, Campbell. Asked whether Parks & Recreation had a recommendation on this proposal. She requested the opinion of the Park & Recreation Department. Mr. Steve Piasecki, Community Development Director, replied that they have not separately considered the project but are aware of it and will be involved Planning Commission Minutes of January 25, 1994 Page 15 in how the park site is developed. Mr. Alan Ahlstrand, 1441 Juanita Way, Campbell. · Is supportive of the project and feels that a lot of thought has gone into development of the proposal and that it represents a good compromise. Use and size is acceptable. · Through his home office window, he has a view of the area and currently sees little activity on the site outside of dogs running lose. · Believes that a small park is more useful than a large unwieldy park. He would vote for a bigger park but feels that there is not enough public support to financially support the park. Ms. Debbie Helmonds, 1654 Hyde Drive, Los Gatos. · Quoted from the California Education Code, Article 5, Section 39398 and stated her concurrence. Mr. David Diamond, 1360 Burrows Road, Campbell. · Concerns had been expressed by others that the site might become a regional sports facility but he strongly urges that an active park be established that is maintained year round. Mr. Pat Greene, 1440 Harriet Avenue, Campbell. · He moved to the area from Sunnyvale drawn by the rural feel of the area. · While he sympathizes with the School District's financial need, he doesn't believe that the citizens have the responsibility to bail out the School District. · Once it's gone, it's gone. · City needs to develop a more imaginative approach to acquiring open space. · Charged that the City was working behind the scenes with the School District and felt that the citizens were being left out except during the last few months. · The City should review the Naylor Act more closely as he does not see a limitation of how much land the City is eligible to acquire. Wants to wait for the possibility of funds from the Open Space Authority. Chairman Perrine inquired whether the park site could be enlarged if the Open Space Authority makes funds available by January 1995. Mr. Steve Piasecki, Community Development Director, replied that it was possible until the land is developed and/or improved. Most projects develop Planning Commission Minutes of January 25, 1994 Page 16 in phases so it is possible that the land nearest the proposed park site could be left undeveloped until last. Chairman Perrine opined that the known asbestos problems on the site would take time to dean up. Mr. Steve Piasecki, Community Development Director, replied that it would. Mr. Lee Akridge clarified that the Naylor Act, Section 39403 -- Limitations on Rights of Acquisitions, limits City acquisition to 30%. Mr. Tom Gleason, 890 Silacci Drive, Campbell. Can't see a need for the entire site to be developed as a park and doesn't want to see the neighborhood decline for the benefit of Little League. Mentioned the closure of several businesses in his immediate area. Ms. Becky Johnson, 1086 Harriet Avenue, Campbell. · The City needs open space. Once it's gone, you can't get it back. No to houses, yes to a park. There are no places for kids to go. The development of another former school site into a YMCA and housing did not help the School District. Currently, schools do not provide paper or pens, towels for Physical Education classes or Driver's Education. Mr. Bill Topolski, 1545 W. Hacienda Avenue, Campbell. · The previous plan is more acceptable to him as the location of the park is more central to the San Tomas Neighborhood rather than at the City limit to Los Gatos. Would like to see an active park developed on the north side of the property with tennis courts, picnic tables and active areas for younger children. · All of the public meetings on this subject have been dominated by 6 to 7 people who repeat their same opinions. · Would suggest that the City send out a flyer with the three proposals and ask the opinion of all residents of the San Tomas Area. Ms. Mard Johnson, Burrows Road, Campbell. · Vote no. We don't need to build. Take time and consider. Find out what the majority wants. Never felt safety concerns when jogging in the area both early in the morning and after dark at night. MS. Susanne Waher, 1381 Estrellita Avenue, Campbell. Presented a petition with the signatures of 409 people who want to see half of the site developed as a park. Planning Commission Minutes of January 25, 1994 Page 17 Open space is a non-refundable resource. Asked what the outcome was in researching other potential sources of funding to purchase the land for park use such as: lease to own; share with Los Gatos; deferred payment; facilities use fees and Park Acquisition bonds. Mr. Steve Piasecki, Community Development Director, replied as follows: School wants to receive the funds from the sale of the land up front. The City Manager contacted the City Manager of Los Gatos to discuss potential joint purchase of the site. Los Gatos does not have funds available to participate in such a purchase and finds itself in similar financial straits as faced by Campbell. Fadlities use fees, according to the Community Services Director, cover the cost of providing services and would have to be raised significantly to serve as a funding source for the purchase of park land to such an extent that users would be detracted. Park Acquisition Bonds. The City's Finance Director is preparing a revenue enhancement study to consider options. Park Assessment District would require approximately annual payments of $92 per year per property for 20 years for an area within 3/4 mile radius to achieve the purchase of this property. It is believed that most property owners would object to that added financial assessment. Ms. Susanne Waher continued. · Would support the Open Space Authority's proposed annual contribution of $10-12 per household to fund the purchase of park land. · Inquired as to what exactly were the options of the Planning Commission at tonight's meeting. Chairman Perrine responded that the Commission had the option of approving, denying, tabling or modifying the proposed project. City Attorney William Seligmann advised that should the project be modified, it would be necessary to renotice a public hearing to consider the final proposal. Ms. Susanne Waher continued. If the plan could be modified, she recommends that the ultimate developer be allowed to develop the land in phases, leaving the land adjacent to the proposed park site undeveloped to allow time to seek funding to purchase the land as an addition to the 4.10 acre park. She asked if that suggestion could be written into the Conditions of Approval. Planning Commission Minutes of January 25, 1994 Page 18 Mr. Steve Piasecki, Community Development Director, replied that he would recommend that the Commission forward the plan as proposed to the City Council. In the interim, he and staff would investigate the feasibility of inserting such a Condition. Ms. Susanne Waher continued. · Recommends that the Planning Commission vote against the plan. MS. Mary Donahue, 1441 Juanita Way, Campbell. Sees a problem with phasing the project in that it could result in fewer houses surrounding the park site. She disagreed with a previous speaker who stated that a rectangular park would not work. She herself paced out the site and feels that it is shaped properly to serve its need. Expressed concern with the number of two-story developments underway or potential which creates massing in the area. Feels that is contrary to the intent of the San Tomas Area Neighborhood Plan and suggested that the plan be amended to include some one-story homes along Abbott to soften the massing. Mr. Steve Piasecki, Community Development Director. One aspect of the San Tomas Neighborhood Plan which addresses this issue is the reduction in height from 35 feet to 28 feet. Feels it would be difficult to limit homes to one-story in the development. MS. Mary Donahue continued. Recommends that the Planning Commission support this plan. Feels that the School District has been "kicked around" for more than five years. Asked if there was any way for the City to buy the entire site. Mr. Steve Piasecki, Community Development Director, replied that it had been considered but no funding found. Speculated that perhaps chances would improve if funds from the Open Space Authority are available in the future. Chairman Perrine interjected that the price for the property is anywhere from $600,000 to $800,000 per acre. Ms. Mary Donahue continued. · Is it unreasonable to expect that the City would ever be in a position to Planning Commission Minutes of January 25, 1994 Page 19 purchase the entire site? Chairman Perrine responded that it was unreasonable and that the City had explored all possible funding options. Ms. Mary Donahue continued. Put in writing that the land nearest the park site be developed last in case funds are found to expand the park site. MS. Dawn Vadbunker, 1360 Burrows Road, Campbell. Asked for clarification from the City Attorney regarding the amount of land the City is entitled to purchase based on the Naylor Act. Chairman Perrine asked whether the City would have any funds left in the Park Fund following the purchase of the land for the park. Mr. Steve Piasecki, Community Development Director, replied that there would be no funds remaining following the purchase of the 4.1 acres. Ms. Shirley Chappell, 1450 Abbott Avenue, Campbell. It is clear that those residents living more than a block away from the site support the idea of turning the entire site into a park while those who live in homes surrounding the site are more supportive of the proposed plan. Expressed her experiences in seeing large groups of teenagers congregating on the site at night, at times more than 100, for beer parties. Mr. Thomas O'Keefe, 1339 Estrellita Avenue, Campbell. Compared what was being lost and what would be gained if the site is developed as follows: Lost - Open space. Gain - Income to the School District that would be selling off capital assets for operating expenses which would have a short-term impact. Supports keeping the entire site a park that people can enjoy, with green grass and useable equipment. The City needs to find a way to get the money to do so. Vice-Chair Meyer-Kennedy interjected the clarification that the School District was selling one capital asset in order to improve others. Mr. Dick McCann, of the Campbell Union School District, clarified that the revenue generated through the sale of the San Tomas School site is Planning Commission Minutes of January 25, 1994 Page 20 earmarked for other declining buildings in the School District. The expected $3-5 million dollars will help refurbish schools built in the 50's that have had no major renovations in years. In April, a bond issue is planned as the District has a dire need for plumbing at many of the District's schools. Ms. Virginia LaVista, 128 Pine Woods, Los Gatos. · Don't rezone, have vision. Commissioner Meyer-Kennedy inquired whether a developer could be forced to phase a project. Mr. Steve Piasecki, Community Development Director, replied that he didn't feel it was fair to force a developer to phase if it costs that developer to hold the land vacant. The City does not have the resources to reimburse the developer for loss of revenue. Vice-Chair Meyer-Kennedy interjected at this point that she would be voting to forward the proposed project over to the City Council as presented. Chairman Perrine asked the other Commissioners in an informal poll where the currently stood on the subject. Commissioner Lindstrom indicated that he would support the plan. Commissioner Akridge presented his informal tally of the speakers with 16 speaking out against the proposal and 7 in favor. While the passions on both side are strong, the opponents have not offered any feasible possibility for the funding of their desired purchase of the entire site for a park. Therefore, he would support sending the proposal as presented to the City Council. Commissioner Lowe stated his belief that once open space is gone, it cannot be reclaimed and indicated his plan to vote against the proposal. Again, Commissioner Kearns, will not be voting on the issue as she resides in the neighborhood directly impacted by any decision. Ms. Marci Johnson returned to the podium. · The Planning Commission is supposed to represent "us". park, no more houses. Make a pretty Mr. John Dirnberger returned to the podium. · Reiterated what he heard at the January 18th City Council Study Session, Planning Commission Minutes of January 25, 1994 Page 21 the Community will express what it wants and staff will undertake to achieve their desires without taking the easy way out. Vice-Chair Meyer-Kennedy clarified that decisions by the Planning Commission are made on a purely planning level and not on a political level. The City Coundl is the body that makes final decisions. Mr. Gary Sharon, 804 Sunnyarbor Court, Campbell. · The School District must sell "at cost" and some of the land was acquired by the School District for free through easements, etc. · We are not being as creative as we can be. · Again, once it's gone, it's gone. Mr. Leo Roy, 945 Torero Plaza, Campbell. · The Planning Commission has the obligation to present to the City Council a plan that is best for the City and not to solve the financial problems of the School Board. MOTION: On motion of Commissioner Meyer-Kennedy, seconded by Commissioner Lowe, the Planning Commission moved to close the Public Hearing. (6-0-1; Commissioner Alne was absent.) MOTION: On motion of Commissioner Lindstrom, seconded by Commissioner Meyer-Kennedy, the Planning Commission: 1. Adopted Resolution No. 2896 to recommend approval of a General Plan Amendment to change the Land Use Element designation for a portion of the San Tomas School site located at 1510 Hacienda from Public/Semi- Public to Low Density Residential (less than 4.5 dwelling units per acre; and 2. Adopted Resolution No. 2897 to recommend approval of a Zone Change from P-F (Public Facilities) to R-l-9 (Single Family Residential); and 3. Adopted Resolution No. 2898 to recommend approval of a Tentative Subdivision Map to subdivide the 13.16 acre San Tomas School site into 37 lots; and by the following roll-call vote (4-1-1-1) AYES: NOES: ABSENT: ABSTAIN: Akridge, Lindstrom, Meyer-Kennedy, Perrine Lowe Alne Kearns Planning Commission Minutes of January 25, 1994 Page 22 Commissioner Kearns at this time rejoins the Commission and Chairperson Perrine reads Item No. 6 into the record. 6. TA 93-01 Public Hearing to consider amendments to the Sign Ordinance (Chapter 21.53 of the Campbell Municipal Code) which will mainly affect provisions of the Ordinance regulating temporary signs and freeway- oriented signs. Mr. Steve Piasecki, Community Development Director, presented the staff report as follows: · The City Council raised concerns regarding the Sign Ordinance regarding temporary signs which are being left up for long periods of time and asked Planning staff to rewrite some of the provisions. · The proposed revisions focus on temporary signs, for lease signs and signs for office leasing. · Requested feedback from the Commissioners regarding their study of the proposed amendments and that a Public Hearing be held. Following the hearing, he recommends that the item be forwarded to the next Planning Commission meeting of February 8, 1994, to allow addition refinement of the proposed changes. Chairman Perrine opened the Public Hearing for Item No. 6. MOTION: On motion of Commissioner Meyer-Kennedy, seconded by Commissioner Akridge, the Planning Commission moved to close the Public Hearing. (6-0-1; Commissioner Alne was absent.) MOTION: On motion of Commissioner Meyer-Kennedy, seconded by Commissioner Akridge, the Planning Commission moved to forward this matter to the next Planning Commission agenda for the meeting to be held February 8, 1994, by the following roll call vote: AYES: NOES: ABSENT: Akridge, Kearns, Lindstrom, Lowe, Meyer-Kennedy, Perrine None Alne Planning Commission Minutes of January 25, 1994 Page 23 REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR The written report of Mr. Steve Piasecki, Community Development Director, was accepted with the following highlights: · Asked that any Commissioner interested in attending the League of California Cities Planning Commissioner Conference notify Department Secretary Corinne Shinn by Friday, January 28, 1994, to allow time to arrange for reservations and accommodations. · Announced the departure of Senior Planner Randy Tsuda who left the City of Campbell to join the City of Mountain View as its Zoning Administrator. Recruitment for his replacement is underway with a deadline for applications of March 1, 1994. ADJOURNMENT The Planning Commission meeting adjourned at 11:08 p.m., to the next Planning Commission meeting of February 8, 1994, at 7:30 p.m., in the Council Chambers, City Hall, 7~I~orth First Str~,~a.mpbell, California. Corinn~e A. Shinn, [ecording Secretary