PC Min 07/13/1993CITY OF CAMPBELL PLANNING COMMISSION
MINUTES
7:30 P.M.
JULY 13, 1993
CITY HALL COUNCIL CHAMBERS
TUESDAY
The Planning Commission meeting of July 13, 1993, was called to order at 7:30
p.m., in the Council Chambers, 70 North First Street, Campbell, California, by
Chairperson Alne, and the following proceedings were had, to wit:
ROLL CALL
Commissioners Present:
Chairperson:
Commissioner:
Commissioner:
Commissioner:
Commissioner:
Commissmner:
Commissioner:
I. Alne
Jane Meyer-Kennedy
Mark Wilkinson
Mel Lindstrom
Lee Akridge
Jay Perrine
David Fox (arrives at 7:40 p.m.)
Staff Present:
Director of Community
Development:
Associate Planner:
Planner h
Acting City Engineer:
City Attorney:
Reporting Secretary:
Steve Piasecki
Tim Haley
Julie McCullough
Michelle Quinney
William Seligmann
Marlene Pomeroy
APPROVAL OF MINUTES
Motion: On motion of Commissioner Meyer-Kennedy, seconded by
Commissioner Lindstrom, the Planning Commission minutes of
June 22, 1993, were approved as submitted (4-0-2-1), Commissioners
Akridge and Perrine abstaining due to their absence from the June
22 meeting, and Commissioner Fox being absent for the vote).
COMMUNICATIONS
The following items of communication were noted:
a) An open letter from 16 Harrison Avenue residents to Home Depot re
complying with the Conditions of Approval and scheduling a meeting
with the residents.
b) Letter from Lori Rose, LaPradera Drive resident, regarding Item #1.
Plannin~ Commission Minutes of July 13, 1993
c) Letter from Mr. and Mrs. Edward Kalpakian, 1651 LaPradera Drive
regarding Item #1.
d) Addition/Changes to the Implementation Measures for Interim
Streetscape Standards, Item #4.
e) Brochure "Livable Places Update".
AGENDA MODIFICATIONS OR POSTPONEMENTS
There were no agenda modifications or postponements.
ORAL REOUESTS
Chairperson Alne welcomed new Recording Secretary, Marlene Pomeroy.
PUBLIC HEARINGS
Chairperson Alne read Item No. 1 into the record.
1. M 93-08
Continued Public Hearing to consider the application of Mr.
Charles Chang, on behalf of Mr. Howard Sang, for approval of
a modification to a previously approved Use Permit to allow a
1,132 square foot restaurant building addition on property
located at 1651 W. Campbell Avenue in a C-1-2 (Neighborhood
Commercial) Zoning District.
Mr. Tim Haley, Associate Planner, presented the staff report noting the
following:
* The background of the application, continued from the Planning
Commission meeting of June 22, 1993, at the request of the applicant.
* The applicant requested continuance to address a number of issues raised
by staff and the Site and Architectural Review Committee regarding the
architectural compatibility of the restaurant addition to the existing
building, upgrading of the landscaping, building colors, and lack of
identification to the building entrance. The applicant has submitted
revised plans which attempt to address these issues.
* The proposal is for two enclosed sunrooms on the west and east
elevations, brick columns and awning treatment.
* Staff does not find that the modifications achieve the desired concept
with the existing architecture and overall development of the site.
* The site is at the corner of West Campbell Avenue and LaPradera Drive,
and is accessed by three driveways, two on West Campbell Avenue and
one on LaPradera. Staff is recommending that the westerly driveway on
West Campbell Avenue be eliminated.
* A 92 seat restaurant requires 31 parking spaces, and the applicant is
providing 36 spaces.
Planning Commission Minutes of July 13,1993
Staff feels it is appropriate to require installation of the boulevard
landscape treatment in conjunction with this proposal.
Staff recommends that the Planning Commission adopt a resolution,
incorporating findings, denying the modification to allow a restaurant
addition, as presented; or continue the application to the July 27, 1993
Planning Commission meeting to allow the applicant time to submit a
revised proposal.
Commissioner Wilkinson presented the Site and Architectural Review
Committee recommendations from its meeting of July 1, 1993 as follows:
* Supportive of revised building design as presented.
* Discussed the boulevard landscaping treatment and preferred to
minimize the expense to the applicant, thus referring review of the
landscaping plan to the Planning Commission.
Chairperson Alne opened the Public Hearing.
Public Comment
Jim Wilmas, 1681 LaPradera Drive, expressed the following concerns:
* Difficulty of residents parking cars on LaPradera Drive due to several
incidents of vehicles exiting the LaPradera driveway and hitting parked
cars.
* Driveway is located approximately 100 feet from the corner of West
Campbell Avenue.
In response to Commissioner Perrine's query regarding strategic location of
the driveways, Acting City Engineer Michelle Quinney stated that the City's
Traffic Engineer reviewed the application and did not feel that the proposed
remodel expansion was enough to expect increased traffic on LaPradera Drive,
and therefore did not require the closure of the driveway. Discussion ensued
regarding which driveway is recommended for closure. Mr. Haley clarified
that staff's recommendation is that two driveways be maintained in order to
provide a more desirable site development.
Commissioner Wilkinson expressed concern that the Site and Architectural
Review Committee has not had an opportunity to review the revised staff
proposal. He also expressed preference for closing the LaPradera driveway.
Mr. Charles Chang, architect for the project, addressed the Commission as
follows:
Plannin~ Commission Minutes of Jul}, 13, 1993
4
* Applicant and architect have been working with staff for three months
and felt strongly that the revised plans would address everyone's
col2c~rrts.
* The remodel is designed with an entryway not directly facing West
Campbell Avenue to provide better traffic circulation.
* Proposed a speed bump be installed at the LaPradera driveway.
* Impracticality of the boulevard treatment due to the close proximity of
the driveways and that the office building nearest the proposed site is
fully developed and would not be required to provide the boulevard
treatment.
* History of plans reviewed by both the Design Review Committee and
Site and Architectural Review Committee, and only last week learned of
staff's concerns about design and the boulevard treatment.
Commissioner Perrine stated an inclination to continue the Public Hearing to
allow the applicant additional time to consider eliminating the LaPradera
driveway, work out the boulevard treatment, and review striping once the
exist is gone.
Chairperson Alne questioned the suggestion of a speed bump at the driveway
exit. Acting City Engineer Michelle Quinney stated that problems could be
encountered with incorporating a speed bump in an area where
maneuvering at high speeds and going around a corner would occur at the
same time. Director Piasecki added that the Traffic Engineer is not supportive
of the installation of speed bumps on this site.
Commissioner Akridge asked whether the applicant and/or the property
owner were opposed to dosing the LaPradera driveway. They both responded
that they were not opposed to closing the driveway.
Commissioner Wilkinson suggested that if the driveway were to be closed,
that two-way traffic be provided on the westerly side of the building with
parallel parking. He recommended that the matter be continued to the next
Planning Commission meeting.
MOTION:
On motion of Commissioner Perrine, seconded by
Commissioner Fox, the Public Hearing was unanimously
continued to the July 27, 1993 Planning Commission meeting
for the purpose of eliminating the existing driveway on
LaPradera Drive, incorporating a boulevard landscape
treatment, and to re-evaluate the parking striping.
Plannin~ Commission Minutes of July 13, 1993
Chairperson Alne read Item No. 2 into the record.
2. S 93-04
Continued Public Hearing to consider the application of Mr.
Larry Grattan for approval of a Site and Architectural
application to allow the construction of a new single family
residence on property located at 1136 Steinway Avenue in a R-l-
10 (Single Family Residential) Zoning District.
Mr. Tim Haley, Associate Planner, presented the staff report noting the
following:
* The background of the application, continued from the Planning
Commission meeting of June 22, 1993, at the request of the applicant.
* Replacement of existing single story home with a two story home of
approximately 3,200 square feet at the rear of the existing two car garage.
* Minimum lot size is 10,000 square feet; however, this lot was created
prior to imposition of the R-l-10 zoning district. Lot size is 9,300 square
feet.
* Exterior construction is stucco, elevations are accented with gable and bay
windows in front and rear.
* The item is categorically exempt under CEQA, therefore, no
environmental action is required.
* Staff is recommending that the Planning Commission adopt a resolution
approving the application, subject to the attached findings and
conditions of approval.
Commissioner Wilkinson presented the Site and Architectural Review
Committee recommendation from its meeting of July 1, 1993, as follows:
* The architectural changes break up the massing of the building and is
acceptable to the Site and Architectural Review Committee and the
Architectural Advisor.
Chairperson Alne opened the Public Hearing.
Public Comment
Dawn Vadbunker, 1360 Burrows (corner of Steinway), expressed the following
concern:
* Due to the fact that the new house is much higher than those in the
neighborhood, requested that the applicant pay close attention to
landscaping by planting larger ~ees to mitigate the impac~ o£ the size o£
the dwelling on the neighborhood.
Plannin]~ Commission Minutes of Jul}, 13, 1993
Larry Grattan, the applicant, made the following comments:
* The plans have been developed over a period of two years.
* The design meets the needs of his family and fit in with the surrounding
area.
* The front of the house will be landscaped.
Dave Peterson, 2210 Steinway, made the following comments:
* Encouraged the Planning Commission to seriously consider allowing
owner/builders to construct new buildings in the area.
* In favor of the proposed application.
MOTION:
On motion of Commissioner Meyer-Kennedy, seconded by
Commissioner Lindstrom, the Public Hearing was
unanimously closed.
MOTION:
On motion of Commissioner Meyer-Kennedy, seconded by
Commissioner Wilkinson, Resolution No. 2862 was adopted,
approving the applicant's request, with the recommended
findings, subject to the Conditions of Approval, by the
following roll call vote:
AYES:
NOES:
ABSENT:
Meyer-Kennedy, Lindstrom, Wilkinson, Fox, Alne, Akridge,
Perrine
None
None
Chairperson Alne read Item No. 3 into the record.
o
ZC 93-02 Public Hearing to consider the City initiated application for
approval of a zone change from C-2-S (General Commercial) to
C-1-S (Neighborhood Commercial) on property located at 1611
West Campbell Avenue, in a C-2-S (General Commercial)
Zoning District.
Mr. Tim Haley, Associate Planner, presented the staff report noting the
following:
* At its March 23, 1993 meeting, the Planning Commission approved the
expansion and remodel of an existing shopping center. The approved
project consisted of two parcels, one which was zoned C-1-S
(Neighborhood Commercial), and the other zoned C-2-S (General
Plannin8 Commission Minutes of July 13, 1993
Commercial). A condition of approval required that the parcels be
combined in conjunction with the proposal.
Staff is recommending that the Planning Commission adopt a resolution
recommending that the City Council approve a zone change for the
smaller parcel from C-2-S to C-1-S to be consistent with the larger parcel,
and grant a Negative Declaration for the proposed zone change.
The proposed zone change is consistent with the General Plan.
Chairperson Alne opened the Public Hearing.
No one spoke in support or against the proposal.
MOTION:
On motion of Commissioner Wilkinson, seconded by
Commissioner Lindstrom, the Public Hearing was
unanimously closed.
MOTION:
On motion of Commissioner Fox, seconded by Commissioner
Akridge, Resolution No. 2863 was adopted, recommending
that the City Council grant a Negative Declaration for the
proposed zone change, and recommending that the City
Council approve a zone change from C-2-S (General
Commercial) to C-1-S (Neighborhood Commercial) for the
subject property by the following roll call vote:
AYES:
NOES:
ABSENT:
Meyer-Kennedy, Lindstrom, Wilkinson, Fox, Alne, Akridge,
Perrine
None
None
Chairperson Alne read Item No. 4 into the record.
Public Hearing to consider the Interim Streetscape Standards developed
by the Interim Streetscape Task Force.
Julie McCullough, Planner I, presented the staff report noting the following:
* In May 1991, the Campbell Community Design Study was prepared as the
first step in a long range planning effort to revise the land-use element
of the General Plan. The study established a desired community image
by recommending that major streets should convey a unified image
consistent with landscaping and sidewalk treatments.
Plannin~ Commission Minutes of July 13, 1993
City Council and Planning Commission have been implementing an
informal landscaping requirement for new developments along major
arterial streets on an informal basis, specifically Kirkwood Plaza,
Hamilton Plaza, Home Depot, Campbell Plaza, and Campbell Gateway
Square.
Earlier this year, a property owner challenged the informal requirement,
and in response, the City Council directed staff to prepare Interim
Streetscape Standards.
The City Council appointed a ten member task force to develop the
standards and methods of implementation. The Task Force consisted of
representatives from the City Council, Planning Commission, the
development community, the Chamber of Commerce, property owners,
residents and the City's Landscape Advisor.
Standards would be applied to Hamilton Avenue, Bascom Avenue,
Winchester Boulevard, and the commercial portion of W. Campbell
Avenue, west of San Tomas Expressway.
The parkway concept will consist of a 10 foot landscaped strip, a seven
foot sidewalk, and a 10 foot landscaped buffer behind the walk. The
parkway strip and sidewalk will be dedicated as public right-of-way. The
monolithic concept will be a 10 foot monolithic sidewalk with four foot
tree wells.
Implementation will occur by private development efforts. The
requirements will be imposed if private development proposes a 25%
addition or remodel, or over 50% of a facade alteration.
Maintenance for the entire streetscape will be the responsibility of the
private property owner.
The following modifications are suggested to the Implementation
Measures:
- The Community Development Director shall have the authority to
approve minor alterations of the Interim Streetscape Standards to
accommodate unusual site or project-related conditions.
- Larger trees may be required by the Community Development
Director if the project is determined to be a high visibility project
based on location or frontage size.
Final Streetscape Standards will be adopted with the General Plan update
which is currently being undertaken.
Staff recommends that the Planning Commission recommend that the
City Council grant a Negative Declaration for the Interim Streetscape
Standards and recommend that the City Council adopt by resolution the
Interim Streetscape Standards as developed by the Task Force.
Chairperson Alne opened the Public Hearing.
Plannin~ Commission Minutes of July 13, 1993
No one spoke
MOTION:
MOTION:
AYES:
NOES:
ABSENT:
in support or opposition to the proposal.
On motion of Commissioner Fox, seconded by Commissioner
Lindstrom, the Public Hearing was unanimously closed.
On motion of Commissioner Perrine, seconded by
Commissioner Meyer-Kennedy , Resolution No. 2865 was
adopted, recommending that the City Council grant a Negative
Declaration for the Interim Streetscape Standards, and
recommending that the City Council adopt by resolution the
Interim Streetscape Standards as developed by the Interim
Streetscape Task Force, by the following roll call vote:
Commissioners Meyer-Kennedy, Lindstrom, Wilkinson, Fox,
Alne, Perrine, Akridge
None
None
Chairperson Alne read Item No. 5 into the record.
Consideration of the revised Water Efficient Landscape Guidelines and a
text amendment to Section 21.57.040 of the City's Zoning Ordinance
stating that landscaping shall be consistent with the Water Efficient
Landscape Guidelines.
Julie McCullough, Planner I, presented the staff report noting the following:
* In 1990, the City Council directed staff to develop landscape standards for
the City of Campbell to conserve water usage in new landscaped areas,
which were developed and adopted by the City Council in August 1990.
* In September 1990, the California State Legislature enacted the Water
Conservation In Landscaping Act, AB325, requiring cities and counties to
either adopt a water efficient landscape ordinance, issue findings that an
ordinance is not necessary, or be subjected to the State Model Ordinance
effective January 1993.
* Since Campbell's WELS standards were not adopted by ordinance or
resolution, the City is currently subject to the requirements of the State
Model Ordinance.
* Staff has revised the previously adopted standards to comply with AB
325. The revisions are minor and include:
Planning Commission Minutes of July 13, 1993
10
- An expanded plant list.
- Require 100% of the project plant material to be water conserving
instead of 90%.
- Expand turf allowance to 30% of landscaped area and include
annual color, decorative pots, and water bodies in the requirement.
- Turf will now be limited to drought-resistant varieties.
- The guidelines will now apply to parcels less than 6,000 square feet.
Single family zoning districts are still exempt.
Parkway strips are exempt from the 30% turf limitation.
The tree replacement requirement has been altered.
Staff recommends that the Planning Commission adopt a resolution
recommending that the City Council adopt the revised Water Efficient
Landscape Guidelines, and recommending that the City Council adopt a
text amendment revising Section 21.57.040, part D to read: "Landscaping
shall be consistent with Campbell's Water Efficient Landscape
Guidelines."
Chairperson Alne opened the Public Hearing.
Public Comments
Dawn Vadbunker, 1360 Burrows, expressed the following concerns:
* Current requirements for tree replacement are somewhat excessive, and
finds that reducing to the level recommended in the WELS Guidelines is
not adequate and does not discourage the destruction of large trees.
MOTION:
On motion of Commissioner Wilkinson, seconded by
Commissioner Akridge, the Public Hearing was unanimously
closed.
MOTION:
On motion of Commissioner Wilkinson, seconded by
Commissioner Meyer-Kennedy, Resolution No. 2865 was
adopted, recommending that the City Council adopt the
revised Water Efficient Landscape Guidelines, and
recommending that the City Council adopt a text amendment
revising Section 21.5Z040, part D to read: "Landscaping shall be
consistent with Campbell's Water Efficient Landscape
Guidelines," by the following roll call vote:
AYES:
NOES:
ABSENT:
Commissioners Meyer-Kennedy,
Wilkinson, Perrine, Akridge
None
None
Lindstrom, Fox, Alne,
Planninl~ Commission Minutes of July 13,1993
11
REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR
The written report of the Community Development Director was accepted.
ADJOURNMENT
The Planning Commission meeting adjourned at 8:40 p.m., to the next
regularly scheduled Planning Commission meeting of July 27, 1993, at 7:30
p.m., in the Council Chambers, City Hall, 70 North First Street, Campbell,
California.
Respectfully submitted:
APPROVED BY:
ATTEST:
Marlene Pomeroy, RecorO~g Secretary
c---'~Steve~'~l~asecki,~$ecret~ry