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PC Min 08/23/1994CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY AUGUST 23, 1994 CITY HALL COUNC1L CHAMBERS The Planning Commission meeting of August 23, 1994, was called to order at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Acting Chairperson Meyer-Kennedy, and the following proceedings were had, to wit: Commissioners Present: Acting Chair: Commissioner: Commissioner: Commissioner: Commissioner: Jane Meyer-Kennedy Alana S. Higgins Susan A. Kearns Mel Lindstrom Dennis Lowe Commissioners Absent: Chairperson: Commissioner: Jay Perrine I. Alne Staff Present: Community Development Director: Steve Piasecki Senior Planner: Associate Planner: Planner I: City Attorney: Reporting Secretary: Darryl M. Jones Tim J. Haley Gloria Sciara William Seligmann Corinne A. Shinn APPROVAL OF MINUTES Motion: On motion of Commissioner Kearns, seconded by Commissioner Lowe, the Planning Commission minutes of August 9, 1994, were approved. (4-0-2-1; Chairman Perrine and Commissioner Alne were absent and Commissioner Higgins abstained as she was not at the August 9,1994, meeting.) Planning Commission Minutes of August 23, 1994 Page 2 COMMUNICATIONS 1. The memorandum concerning the August 11, 1994, Site and Architectural Review Committee meeting was distributed to the Commission. Letter from Charles Sanfilippo and Marie Sang Sanfilippo regarding Agenda Item No. 4 and their concerns regarding parking adequacy for the project. Letter from Joe Schreckenghaust regarding Agenda Item No. 4 and his support of the project but concern regarding parking adequacy for the project. Revised Conditions of Approval of Agenda Item No. 4 were distributed which include Public Works requirements. AGENDA MODIFICATIONS OR POSTPONEMENTS Staff recommended to the Commission that Agenda Item No. 3 be handled out of sequence and continued to the September 13, 1994, Planning Commission meeting. Motion: On motion of Commissioner Lindstrom, seconded by Commissioner Low,, the Planning Commission approved the continuation of UP 94-10 (Ernie Reyes West Coast Karate - 810 & 842 W. Hamilton Avenue) to the Planning Commission meeting of September 13, 1994. (5-0-2; Chairman Perrine and Commissioner Alne were absenL) ORAL REOUESTS Mr. Carl Guardino, Vice President, Santa Clara County Manufacturing Group, 5201 Great America Parkway, Santa Clara. The Manufacturing Group was formed 16 years ago by David Packard and today represents 115 of the County's largest employers who employ approximately one third of the County's work force. · Distributed two handouts. One brochure entitled, "Dispelling Myths: The Realities of Affordable Housing," and a fact sheet entitled, "Silicon Valley's Need for Housing." · Compared the medium housing price today at $250,000 to 1980 ($180,000) and 1970 ($27,000). · Stated the statistic that in today's housing market a teacher qualifies for low-income housing. With one dependant, a teacher qualifies for very low-income housing. · Discussed the idea that in today's housing market in Santa Clara County, low-income encompasses many working professionals. Low-income housing will not adversely impact the integrity of neighborhoods and should be considered by all Cities in the County as necessary to meet the housing needs of its population. Planninl~ Commission Minutes of Aul~gust 23, 1994 Pal~e 3 PUBLIC HEARING~ Acting Chairperson Meyer-Kennedy read Item No. 1 into the record. 1. UP 94-11 Public Hearing to consider the application of Mr. Ralph Ditullio, on behalf of Nonno's Pizza & Pasta Restaurant, for approval of a Conditional Use Permit to allow a beer and wine license in an existing restaurant on property located at 1604 W. Campbell Avenue in a C-1-S (Neighborhood Commercial) Zoning District. Mr. Darryl M. Jones, Senior Planner, presented the staff report noting the following: · The applicant is seeking a Conditional Use Permit to allow a beer and wine license for an existing restaurant at Kirkwood Plaza, with the restaurant located next to the Nob Hill grocery store. · The proposed use is consistent with the General Plan and Zoning of the site. · The site's existing parking is shared shopping center parking. The addition of beer and wine sales at Nonno's will not intensify or increase the parking demand. · The restaurant's hours of operation are 11 a.m. to 8 p.m. (Monday through Thursday); 11 a.m. to 9 p.m. (Friday and Saturday); and from 12 noon to 7 p.m. (Sunday). · Staff recommends approval of this Use Permit for beer and wine sales. Commissioner Lowe inquired whether there were any interior modifications proposed for this establishment. Mr. Darryl M. Jones replied that there were no changes planned. Commissioner Kearns reported that the Site and Architectural Review Committee had no comments regarding this request and recommended approval of this proposal. Acting Chairperson Meyer-Kennedy opened the Public Hearing on Item No. 1. There were no parties interested in addressing Item No. 1. MOTION: On motion of Commissioner Kearns, seconded by Commissioner Higgins, the Planning Commission moved to close the Public Hearing. (5-0-2; Chairman Perrine and Commissioner Alne were absent) Plannin$ Commission Minutes of Au~ctst 23, 1994 Pase 4 MOTION: On motion of Commissioner Higgins seconded by Commissioner Lowe, the Planning Commission adopted Resolution 2926, approving a Conditional Use Permit to allow a beer and wine license at an existing restaurant (Nonno's Pizza & Pasta) located at 1604 W. Campbell Avenue, by the following roll-call vote: AYES: NOES: ABSENT: Higgins, Kearns, Lindstrom, Lowe, Meyer-Kennedy None Alne, Perrine This action is final in ten days, unless appealed. Acting Chairperson Meyer-Kennedy read Item No. 2 into the record. 2. UP 94-12 Public Hearing to consider the application of Ms. Trish Flowers, on behalf of PetsMart, for approval of a Conditional Use Permit to allow the establishment of a veterinary clinic in conjunction with a pet supply store in an existing shopping center located at 850 W. Hamilton Avenue in a PD (Planned Development) Zoning District. Ms. Gloria Sciara, Planner I, presented the staff report noting the following: The applicant is seeking a Conditional Use Permit to allow the establishment of a veterinary clinic in conjunction with a pet supply store in an existing shopping center (SaveMart Shopping Center). · The applicant is seeking to occupy 1,400 square feet for the veterinary clinic within a 24,000 square foot retail space. Veterinary services will be limited to minor care with no overnight stays. · Applicant is also seeking approval of a sign application to allow a 77 square foot roof-mounted sign. · The proposal includes the reconstruction of the loading area, installation of a pallet storage area, minor changes to the front elevation with the replacement of existing window with slumpstone or stucco and relocation of the front entrance. · Parking is deficient 17 spaces but the proposed use will not represent an intensification of the current use. · Landscaping is deficient at 6.5% with a requirement of 12%. Applicant proposes to provide tree wells to add to the landscaping without the elimination of needed parking. Planning Commission Minutes of Au~ust 23, 1994 Page 5 The sign request for a 77 square foot, roof-mounted sign represents a reduction from the current 120 square foot sign previously approved for SaveMart. Since sign applications for signs larger than 50 square feet as well as any sign to be mounted above the eave requires Planning Commission approval, this sign request is before the Commission. Staff is supportive of this application. Commissioner Kearns reported that the Site and Architectural Review Committee was supportive of the request with the addition of permanent building materials on the front elevations rather than the original proposal to blacken out the existing windows, the move of the pallet storage area and with the review of accessibility for trucks delivering material to the rear loading area. With these comments, SARC recommended approval of this proposal. Commissioner Lindstrom clarified that the site already had a sign approval for a 120 square foot sign and in fact this applicant's proposal for the 77 square foot sign represents a reduction in signage. He then asked what plans were in place for the existing on-site freestanding sign. Ms. Gloria Sciara replied that at this time there is no proposal under consideration for changes to the freestanding sign. It is a legal but non- conforming sign. If the applicant simply wants to reface the sign, this can be approved at staff level. Acting Chairperson Meyer-Kennedy opened the Public Hearing on Item No. 2. Mr. Cliff Mackee, PetsMart Representative. · Highlighted his new elevation drawing which reflects permanent building materials (stucco) to replace the existing window. In addition they have added a new gate in the pallet storage area and provided a rendering to demonstrate how trucks will maneuver in the dock. Acting Chairperson Meyer-Kennedy asked for clarification that the pallet storage area was simply for storage of empty pallets. Mr. Mackee confirmed that was the case. MOTION: On motion of Commissioner Lindstrom, seconded by Commissioner Kearns, the Planning Commission moved to close, the Public Hearing. (5-0-2; Chairman Perrine and Commissioner Alne were absent) Planning Commission Minutes of August 23, 1994 Page 6 MOTION: On motion of Commissioner Higgins seconded by Commissioner Lowe, the Planning Commission adopted Resolution 2927, approving a Conditional Use Permit to allow the establishment of a veterinary clinic in conjunction with a pet supply store in an existing shopping center located at 850 W. Hamilton Avenue, by the following roll-call vote: AYES: NOES: ABSENT: Higgins, Kearns, Lindstrom, Lowe, Meyer-Kennedy None Alne, Perrine This action is final in ten days, unless appealed. Agenda Item No. 3. Motion: On motion of Commissioner Lindstrom, seconded by Commissioner Lowe, the Planning Commission approved the continuation of UP 94-10 (Ernie Reyes West Coast Karate - 810 & 842 W. Hamilton Avenue) to the Planning Commission meeting of September 13, 1994. (5- 0-2; Chairman Perrine and Commissioner Alne were absent.) Acting Chairperson Meyer-Kennedy read Item No. 4 into the record. ZC 94-O2 PD 94-01 TS 94-O2 Public Hearing to consider the application of Mr. Mark Roberts, on behalf of R & Z Development, for a Zone Change (ZC 94-02) from R-M-S (Multiple-Family Residential) to PD (Planned Development); approval of a Planned Development Permit (PD 94-01) allowing the construction of 11 townhomes and a Tentative Subdivision Map (TS 94-02) to allow an l 1-unit townhome project located at 234 Redding Road in a R-M-S (Multiple-Family Residential) Zoning District. Mr. Tim J. Haley, Associate Planner, presented the staff report noting the following: · The applicant is seeks approval to construct 11 townhomes on the south side of Redding Road near Parsons Avenue. · A Zone Change is required from R-M-S (Multiple-Family Residential) to PD (Planned Development) to allow the construction of 11 townhomes. Plannin~ Commission Minutes of Aul~ust 23, 1994 Pa~e 7 Approval of a Planned Development Permit is required to develop the townhome project. A Tentative Subdivision Map is required to allow the division of the property. Proposed site is listed on the General Plan Map as low to medium density residential with 6 to 13 units per gross acre. The proposed development's density is 11.2 units per gross acre. The project site plan depicts 36% coverage with buildings; 39% landscaping and 23% paving. The project offers three unit types. Parking exceeds the demands of the Parking Ordinance of 3.5 spaces per unit. In addition to the two-car garage, there is space in the driveway for two cars per unit. In addition there are three more spaces than required in the Ordinance located in the common area. This parking provision is greater than provided through other previous approvals. The City's Traffic Engineer has determined that Redding Road can accommodate the traffic this project will generate. Commissioner Kearns reported that the Site and Architectural Review Committee was supportive of the request with the request for additional information regarding roofing plans and the color palette for the project. Commissioner Lindstrom asked for clarification on the revised Conditions of Approval distributed at the meeting. Mr. Tim J. Haley explained that comments from Public Works needed to be added but that the nature and/or intent of the original Conditions had not changed. Commissioner Lindstrom questioned the elimination of the tree protection clause which identified a pine tree. Mr. Tim J. Haley explained that there was no pine tree on site to protect. However a tree protection plan is still a part of the proposal. Acting Chairperson Meyer-Kennedy opened the Public Hearing on Item No. 4. Mr. Glen Calhoon, G & G Designs, 1585 The Alameda. · Prior to developing the proposal for the site, the applicants met with Tim Haley and Darryl Jones to determine City concerns and standards. · The development they have designed is formed in a "T-Shape" with a center entrance that veers in both directions in the rear. From Redding Road, the development appears to consist of two single-family homes Plannin$ Commission Minutes of Aul~st 23, 1994 Pal~e 8 which face Redding. Displayed a rendering of the proposed project with landscaping. Clarified that the developers would save all trees possible on site. The buildings will have stucco exterior with composition shingle on roof and a modulation of the first and second stories. The development is intended to have a "Home" feel with front porches to provide a sense of neighborhood. Will work with staff to tone down the color palette and roofing material. Stated that he has read through the Conditions of Approval and is in agreement with the requirements. Commissioner Lowe asked whether a Homeowners' Association would be formed. Mr. Glen Calhoon replied that the project was designed as single-family residences with private yards but that there was common area so it was likely a Homeowners' Association would be needed. However, as he was the designer rather than the developer he could not be certain. Acting Chairperson Meyer-Kennedy asked about parking on site. Mr. Glen Calhoon replied that Campbell's Parking Standards are the most restrictive in the area and that their project exceeds the requirements. Chuck and Marie Sanfilippo, 1512 Parsons Avenue. · Concerned about parking along Parsons becoming like White Oaks. · Asked how many visitor parking spaces are typical. · Asked what the City would do if the townhome development created parking concerns. Mr. Tim J. Haley replied that each unit has a two-car garage, room to park two cars in each driveway and four guest parking spaces at the rear of the site. Industrial uses on White Oaks also impact street parking. This project site is more than adequately parked. The City's Parking Ordinance is the most restrictive in the West Valley Area. The former parking ratio was 2.7 spaces per unit. In addition, there is no restriction on street parking. Mr. Chuck Sanfilippo asked whether CC&Rs for the development would cover parking restrictions. Mr. Steve Piasecki, Community Development Director replied that the CC&Rs could mandate that the garages be kept sufficiently cleared so as to allow room to park two cars at all times. Planning Commission Minutes of August 23, 1994 Page 9 Mr. Chuck Sanfilippo asked whether Parsons could be turned into a permit parking street should parking become an issue. Mr. Joe Charvez expressed his concern regarding parking and traffic particularly on Fairbanks. His concern is that many commuters will flood Fairbanks as a way to avoid the bottleneck on Camden Avenue. Mr. Steve Piasecki replied that if this was already an existing problem, Mr. Charvez should contact the City's Traffic Engineer, Mr. Ron Marquez, to evaluate the traffic situation on Fairbanks. It is hoped that the upcoming opening of Highway 85 will help alleviate problems on Camden. Commissioner Lowe expressed his belief that the restrictive use of garages was something he would not support. Commissioner Lindstrom expressed his concern for the neighbors who have fears of parking limitations on their street. MOTION: On motion of Commissioner Lindstrom, seconded by Commissioner Kearns, the Planning Commission moved to close the Public Hearing. (5-0-2; Chairman Perrine and Commissioner Alne were absent) MOTION: On motion of Commissioner Lindstrom seconded by Commissioner Higgins, the Planning Commission approved the addition of language to Condition 13 of the Revised Conditions of Approval to read, "The CC&Rs ~ stipulate that the garages shall remain functional for the parking of two vehicles," by the following roll-call vote: AYES: NOES: ABSENT: Higgins, Kearns, Lindstrom Lowe, Meyer-Kennedy Alne, Perrine MOTION: On motion of Commissioner Lindstrom seconded by Commissioner Higgins, the Planning Commission approved: Re Adoption of Resolution 2928 approving a Zone Change for property located at 234 Redding Road from R-M-S (Multiple Family Residential) to PD (Planned Development); Adoption of Resolution 2929 for approval of a Planned Development Permit to allow the construction of 11 townhomes on property located at 234 Redding Road; Planning Commission Minutes of August 23, 1994 Pase 10 and Adoption of Resolution 2930 approving a Tentative Subdivision Map to allow an ll-unit townhome project located at 234 Redding Road with the addition of language to Condition 7 of the final Conditions of Approval for TS 94-02 to read, "The CC&Rs shall stipulate that the garages shall remain functional for the parking of two vehicles," by the following roll-call vote: AYES: NOES: ABSENT: Higglns, Kearns, Lindstrom, Lowe, Meyer-Kennedy None Alne, Perrine This item will be forwarded to the City Council for its meeting of September 20, 1994. Community Development Director Steve Piasecki stated that the residents of the surrounding neighborhood would be notified by mail of the meeting before City Council. Commissioner asked for clarification on what the residents of Parsons Avenue would need to do to enact permit parking on their street. Steve Piasecki replied that the Traffic Engineer would make the determination of need and bring the matter to the City Coundl for approval if warranted. REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR The written report of Mr. Steve Piasecki, Community Development Director, was accepted with the following highlights: · Made second announced a Planning Commissioners Conference in Oakland to be held on September 17, 1994, and asked any interested Commissioners to notify staff by Friday, August 26, 1994, if interested in attending. Commissioner Kearns announced that preparations were ongoing for the grand opening party for Highway 85 which will be held on October 15, 1994, from 10 a.m. to 3 p.m. with the freeway opening four days later on October 19, 1994. Planning Commission Minutes of August 23, 1994 Page 11 ADIOURNMENT The Planning Commission meeting adjourned at 8:36 p.m., to the next Planning Commission meeting of September 13, 1994, at 7:30 p.m., in the Council Chambers, City Hall, 70 North First Street, Campbell, California. SUBMITTED BY: onnne A Sh~nn, Recording Secretary APPROVED BY: ATTEST: J ~Mey~-Kenned__~, ~cting Chairperson Steve Piasecki,XC~retary -