PC Min 10/26/1993CITY OF CAMPBELL PLANNING COMMISSION
MINUTES
7:30 P.M.
TUESDAY
OCTOBER 26, 1993
CITY HALL COUNCIL CHAMBERS
The Planning Commission meeting of October 26, 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:
I. Alne
Lee Akridge
Mel Lindstrom
Jane Meyer-Kennedy
Jay Perrine
Commissioners Absent: None
Staff Present:
Community
Development Director:
Senior Planner:
Planner II:
Land Development
Engineer:
City Attorney:
Reporting Secretary:
Steve Piasecki
Randy Tsuda
Curtis Banks
Mike Fuller
William Seligmann
Corinne A. Shinn
APPROVAL OF MINUTES
Motion: On motion of Commissioner Perrine, seconded by
Commissioner Lindstrom, the Planning Commission minutes
of October 12,1993, were approved (5-0-0).
Planning Commission Minutes of October 26, 1993 Page 2
COMMUNICATIONS
There were no communications.
AGENDA M@DIFIC,,ATIONS OR POSTPONEMENTS
At the suggestion of the Chair, Item 2 will be heard prior to Item 1 to allow
the applicant to avoid waiting through the more lengthy testimony
anticipated for Item 1.
ORAL REQUESTS
Bill Gould, Santa Clara County Housing Coalition, extended an invitation to
attend a Housing Symposium on December 3, 1993. Attendance is expected by
representatives from more than 15 cities within the County.
MISCELLANEOUS
Chairperson Alne read Item No. 2 into the record.
2. SA 93-30
Cal Neon
Hearing to consider the application of Cal Neon Signs, on
behalf of Hunter Properties, for approval of a sign
application (Barnes & Noble) on property located at 1650 S.
Bascom Avenue in a C-2-S (General Commercial) Zoning
District.
Mr. Steve Piasecki, Community Development Director, presented the staff
report noting the following:
· Applicant is requesting a 105 square foot sign for the Barnes & Noble
bookstore at Hamilton Plaza.
· Barnes & Noble recently received a Use Permit to establish a bookstore at
this location.
· The Site and Architectural Review Committee reviewed the request and
recommends approval.
Mr. Craig Maynard of Cal Neon Signs made himself available for any
questions and thanked staff for their capable handling of his application.
MOTION:
On motion of Commissioner Meyer-Kennedy, seconded by
Commissioner Perrine, Sign Application 93-30 was
unanimously approved subject to the Conditions of Approval
(5-0-0).
Planning Commission Minutes of October 26, 1993 Page 3
PUBLIC HEARINGS
Chairperson Alne read Item No. 1 into the record.
GP 93-01
ZC 93-04
TS 93-03
Enshallah
Development
Public Hearing to consider the application of Enshallah
Development for approval of 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 du/ac); Approval
of a Zone Change from PF (Public Facilities) to R-l-9
(Single-Family Residential); and Approval of a Tentative
Subdivision Map to subdivide the 13.15 acre San Tomas
School site into 37 lots on property located at 1510
Hacienda Avenue.
Mr. Randy Tsuda, Senior Planner, presented the staff report noting the
following:
· Application has three parts
1. General Plan amendment.
2. Zoning Change for 9 acres of site from Public Facilities to Single-
Family Residential.
3. Approval of a Tentative Map subdivision allowing 36 residential
lots and one park lot.
· Staff recommends:
1. Opening Public Hearing.
2. Taking Public Testimony.
3. Remove from Calendar. Staff will re-notice when a new hearing
date is determined.
· Project description includes:
· Site surrounded by Hacienda Avenue to the north, Pollard Road to
the south and Abbott Avenue to the east.
· Lot 37 is a 3.86 acre park which fronts on Hacienda Avenue.
· Street access is via two connections from Abbott Avenue and the
proposed extension of Walters Avenue as part of the development.
A 7 foot sound wall is proposed along Pollard Road.
· At a Campbell Union School District community meeting held on
October 23, 1993, residents raised issues and concerns regarding this
proposal. Among those concerns:
· Residential lots backing onto Pollard Road.
· The placement of the sound wall.
· Park site location. Some residents favored utilizing the south side
of the lot for the park, others suggested the north and still others
wanted the park in the center of the development. Many residents
Planning Commission Minutes of October 26, 1993 Page 4
wanted to increase the size of the park.
· Residents were concerned about the extension of Walters and the
impact that this street expansion would have on local traffic which
is already impacted by the impending Highway 85.
The Campbell School District submitted a letter requesting that this item
be continued to allow them time to modify the plan to address the
concerns of the residents.
Commissioner Perrine asked for clarification on the zoning for the park area
of the development. It does not require a change of zoning?
Staff replied that the current zoning allowed use of the site as a park.
Public Hearing re Item No. 1
Mr. Chuck Gilligo, 888 Hacienda Avenue.
· A board member of the Quito Little League, he questioned where the
Little League could/would be moved if this site is no longer available.
· Feels that it is ridiculous to build houses on this site.
Mr. John Dimberger, 1200 Steinway.
· At most of the community meetings, citizens expressed desire to hold
the site as a public park. Since most want to see the site preserved as a
park it seems irrelevant to discuss development. Stated that once the
land is developed, it is not there for old and young to use.
· Suggests that city staff and citizens work together to determine how
money can be raised to buy the land and maintain it as a park. Felt that
creative ways should be developed to acquire the entire property.
· Expressed his belief that it should take a 2/3 majority vote before public
property is allowed to be sold.
Gary Sharon, 804 Sunnyarbor Court.
In reviewing the San Tomas Report, the Naylor Act allows a city to
acquire public land at 25% of the market value.
Since Open Space is important, he stated that the entire site should be
acquired by the City of Campbell.
The City of Campbell has a responsibility to keep Little League lots
available.
Capri and Hazelwood Schools need repairs. The District needs to look at
the needs of schools more closely and not allow developers to make
millions of dollars off of school lands. As this is one of the last large
parcels within Campbell, he believes that other builders should compete
Planning Commission Minutes of October 26, 1993 Page 5
for use of the site if development is the ultimate decision.
Ms. Dawn Vadbunker, 1360 Burrows Road.
· Urged the Planning Commission to defer a decision until more public
input is achieved. A lot of the ideas put forth by the public makes the
plan better. Would like to see a more considered format to allow
discussion of this project.
Mr. Hugh Cloutier, 1551 Walters Avenue.
· Expressed concerns regarding the extension of Walters Avenue and the
potential for traffic hazards to the area.
· Suggests that if the plan is to go forward, the Little League should be
allowed to stay where it is and have the other side of the site where
buildings currently exist developed so that the builders can assume the
costs for demolishing the existing structures.
Ms. Debbie Helmonds, 1654 Hyde Drive, Los Gatos.
· Concerned that the residents of the San Tomas Area not be perceived as
"squeaky" wheels. These residents are enthusiastic about the southwest
area regarding many issues in the interest of keeping up the quality of
the area.
· Has participated for more than two years in meetings relative to
community issues with an intent to resolve issues so that a "win/win"
situation is achieved. Everyone has to compromise a little bit.
· Does not find that this current proposal reflects any of the community
concerns raised and is disappointed in the plan.
° She is pleased that the School District is attempting to address these
concerns but feels that this should have been accomplished at the
beginning of the process. Time has been wasted.
Ms. Marcy Johnson, 1280 Burrows Road.
· Lives on a subdivided lot and is planning to build a second residence on
her lot. Questioned the required Park Dedication Fee of $11,000 and how
those funds would be spent.
Mr. Randy Tsuda, Senior Planner, replied that the Park Dedication Fee is
utilized for the acquisition and construction of park lands. These are the fees
that would help cover the cost of constructing the park site included within
this specific School Site development plan. Currently the City has
approximately $630,000 in the Park Dedication Fees.
Planning Commission Minutes of October 26, 1993 Page 6
Mr. Mike McErlain, 18353 Clemson Avenue, Saratoga.
· Introduced himself as the President of the Quito Little League and
presented the following data regarding his program:
540 children are enrolled in Quito Little League (140 girls/400+ boys)
· In an average week, a partidpating child spends three days per week
in the program during 22 weeks of the year (from February through
July). This equals 35,000 recreational hours.
· Both softball and baseball programs are available.
· If this site is developed there are few, if any, sites available in Campbell
to move the program. Located in a quiet neighborhood this site is safe
and accessible for children. This organized recreational activity allows
children a supervised place to meet.
· Understands the School District's financial need.
MS.
Patty Heintz, 1759 Silacci Drive.
It will cost the City to tear down the buildings to develop the park site.
Why not flip the development plan to keep the existing baseball
facilities? The sound wall would then be unnecessary.
Ms.
Shirley Chappell, 1450 Abbott Avenue.
The Quito Little League is not a good neighbor. Coaches are arrogant and
there is trash and damage to the neighboring area. The site is not kept
up after the season is over. The area then becomes a "beer bust" with
teenagers convening to party.
Supports the development plan.
Questions why the Quito Little League not move to Rolling Hills and
answers her own question by stating, "the neighbors don't want them."
Mike Prince, 1251 Theresa Avenue.
A vice president of Quite Little League, he has coached for 10 years and
served on the Board for six or seven years. Stated that Rolling Hills is
not large enough to accommodate the Quito Little League and that
Rolling Hills was not interested in allowing Quito Little League to
operate there.
Personally found the area to be an excellent place to raise his children.
Expressed his interest in preserving the "rural" feel of his community
and avoid becoming another Los Angeles.
Doesn't want to see the loss of the site for a "short term" cash benefit.
Richard Warfield, 1632 Walters Avenue.
· Does not support the proposal that Walters Avenue be extended.
· Concerned that the owners of the older homes in the area would be
Planning Commission Minutes of October 26, 1993 Page 7
forced out when their homes are deemed less desirable than these new large
homes.
· Quality after-school programs help prevent kids from getting into
trouble. Little League should be available for the kids.
Phil
·
Roby, 224 Montdair.
A two-year member of the Quito Little League Board, stated that the end
result of this development will be the disbandment of the Quito Little
League.
For the last several years, uncertainty about the availability of the site has
left the Quito Little League unable to improve the fields as much as they
would like because they did not know how long the site would be
available to them and didn't want to spend their limited funds if they
might lose the site.
The Planning Commission should be creative in determining the use for
the site and not take the "easy way out".
Said he was sympathetic to the needs of the City and the School District.
Jeff
Ryland, 1770 Regina Way.
A 16 year resident and business owner in Campbell as well as being a two-
year member of the Quito Little League Board, he stated that the Little
League was not the only issue (although important).
The City has not attained its own goal for Open Space. Building homes
and deleting open space as proposed with the project does not help.
Many lots in the area are currently subdividing.
When the San Tomas Area was annexed from the County, a
commitment was made to keep the rural integrity of the area and not to
allow it to become a "little Los Angeles or San Jose."
Believes that the proposed park needs to be an active park as opposed to
a passive park. Active parks are preferred because passive parks draw
problems. Feels that the Pollard Road location of the park makes more
sense.
Asks that the issue of this site development be talked out more. Since
market values are currently so bad, the school should delay the sale of
the land until the prices improve.
Mr. Norman Kind, 1473 Gundon Court.
· Asked how the residents could support the City in developing the site as
a park and how much it might cost. Feels that there is a very low ratio of
parks within the City of Campbell.
· Would like to see the entire site kept as a park and maintained year-
round rather than simply during the Little League season.
Planning Commission Minutes of October 26, 1993 Page 8
Commissioner Jay Perrine mentioned that the City had contacted the School
District a few years ago asking that they delay in selling the site. A City
Committee has been continuously working with the School Board to come to
a satisfactory decision. At the upcoming community meeting, more details of
what transpired during this process will be made available. In determining
the current value of the land (between $800,000 and $1,000,000) the City price
for the land would be between $100,000 to $200,000 per acre.
Chairperson Alne addressed the audience as follows:
· The City has been faced with a budget deficit for the past several years.
· The City has held many meetings to work on the budget shortfall and
how to work with it.
One result was contracting out Fire Services to Central Fire.
· While many residents are asking the City to purchase the site, no one
has made a viable suggestion as to where the funds are to be raised. Does
the City raise taxes? Does it eliminate another $10 million in services?
He is eager to hear the ideas/suggestions and expressed that it would be
wonderful if it could be accomplished.
· The Planning Commission and City Council want to do what the
citizens want. Staff has spent endless hours determining the best course
of action. The City cannot create its own money.
Commissioner Meyer-Kennedy added that in addition to the cost of acquiring
the park land it costs twice the purchase price to maintain the park land.
Commissioner Al<ridge inquired as to whom would assume the demolition
costs to remove the existing buildings from the site.
Mr. Steve Piasecki, Community Development Director, replied that the sale
price would be adjusted so that if the City assumes the cost of demolition, the
sale price for the land is lowered to defray those costs. However, if the School
District assumes the cost of demolition, the City will pay a higher price for the
land.
Ms. Susanne Waher, 1381 Esterlita.
· Mentioned suggestions that might be considered to obtain the entire site
including:
· Leasing to own
· Cooperating with Los Gatos to share the property.
· A parcel tax ($100 per parcel)
· Discussions with the Santa Clara County Water District.
Planning Commission Minutes of October 26, 1993 Page 9
Cooperate with developer to turn over land to make park larger
Wondered what options had been explored to date.
Ms. Mary Donahue, 1441 Juanita Way.
· Stated that the Quito Little League is not a good neighbor after the season
and asked that the costs for maintaining the park area year round be
discussed further at the next meeting.
· Expressed concern regarding current state of the site with boarded up
buildings and extensive graffiti.
· Asked whether any discussions have taken place with Los Gatos for a
possible joint venture.
Ms. Sharon Cucuzza, 1645 Bearden Drive.
· Lives near Rolling Hills and has a child who plays T-Ball.
· Questioned why the City chose to place the park on the Hacienda side of
the property.
· Believes that even if the City cannot afford the entire site, it can afford to
buy a "chunk."
· Asks that Park Dedication Funds be spent in those areas that are losing
Open Spaces.
Ms. Susan Kearns, 1350 Abbott Drive.
· Asked who is responsible for maintaining Open Space.
· Stated that after 9 years living across from the site, she considers the
current use a nuisance to the area and would like to see homeowners
there with a stake in maintaining their property.
Commissioner Perrine clarified that the land is owned by the Campbell
Union School District and that the City will purchase the portion that is
proposed as the park. Public Works maintains City parks. The School District
itself requested a delay in the Planning Commission's consideration of this
proposal so that they can make adjustments to their plan taking the public
comments into consideration.
Ms. Gerry Steinberg, Enshallah Development, a consultant to the School
District.
· The School District tried hard to incorporate the concerns of the
community.
· The School District needs the funds from the sale of the San Tomas
School site to rehabilitate existing open schools.
· The School District supports recreational activities but finds itself in a
financial bind.
Planning Commission Minutes of October 26, 1993 Page 10
Clarified that Enshallah Development is simply working as a consultant
to the School District, helping to develop a proposal that the School
District can in turn sell at top dollar (and with a pre-approved
development plan) to the ultimate builder/developer of the site.
Enshallah and the School District share an interest in working with the
City and community to determine a rational and fair decision regarding
the San Tomas School site.
Mr.
Bill Topolski, 1545 Hacienda Avenue.
Lives across the street from the site and agree with comments made by
other adjacent residents about the current practice of people using the
site as a "dropping ground" for animals on daily walks.
Due to the long-time uncertainty about the final outcome of the site, it
has deteriorated greatly. Recalled a time when the school hosted a
number of community activities.
Interested in seeing the proposal include an "active" park. If the
property has to be sold, the present proposal is to his liking.
Roger Clapp, 15060 Beck Lane, Monte Sereno.
Has four children in the Campbell Union School District.
Agreed with the concerns of the adjacent neighbors regarding the
condition of the Quito Little League site but noted that those concerns
occur when the Little League is not using the fields.
Believes that many improvements have been deferred due to the
uncertainty of how long the Little League can use the site.
According the President's Council on Exercise, the recommended space
for recreation is 5 acres for every 1,000 citizens to maintain health and
fitness.
Not everyone wants open space next to their front door.
It appears that no recreation fees have been spent in the area. There is a
great deficiency in organized sports facilities within Campbell.
The Quito Little League annual budget is $60,000 which is derived from
fees, corporate donations and sales from the snack shop. If it is broken
up, the Quito Little League would not survive.
Suggests working with the Los Gatos Open Space Committee to discuss
potential joint open spaces.
Ms. Rhonda Morales, 1031 S. San Tomas Aquino Road.
· Asked what would happen to programs for Seniors and Day Care that
currently exist in the buildings on the site. Could the buildings be
saved?
Planning Commission Minutes of October 26, 1993 Page 11
MOTION:
On motion of Commissioner Perrine, seconded by
Commissioner Meyer-Kennedy, the Planning Commission
unanimously moved to remove the San Tomas School Site
proposal from the calendar until it is re-noticed for a future
meeting date.
MISCELLANEOUS
Chairperson Alne read Item No. 3 into the record.
o
APPOINTMENT OF ARCHITECTURAL ADVISOR AND LANDSCAPE
ADVISOR.
Commissioner Perrine, presented a report regarding the search for an
Architectural Advisor and Landscape Advisor noting the following:
· Interviews with five candidates for Architectural Advisor were
conducted on Thursday, October 14, by Commissioners Perrine and Alne
following the regularly scheduled Site and Architectural Review
Committee meeting. There were no additional candidates for the
Landscape Advisor save for the incumbent, Susan Landry.
· Based upon the personal interviews, review of each applicant's resume,
and conference with staff, the Selection Committee recommends that
Mr. Jeff Bowlsby be appointed as the Architectural Advisor and that
Susan Landry be reappointed as the Landscape Advisor.
MOTION:
On motion of Commissioner Perrine seconded by
Commissioner Lindstrom, the Planning Commission
unanimously approved the appointment of Mr. Jeff Bowlsby as
the Planning Commission's Architectural Advisor and Ms.
Susan Landry's reappointment as Landscape Advisor (5-0-0).
REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR
The written report of Mr. Steve Piasecki, Community Development Director,
was accepted with the additional highlights:
· At the October 25th City Council meeting, David Fox led the pledge and
received a resolution from the Council.
· The City Council voted to support Measure B which will allow the
merger of the Congestion Management Agency and the Transit District.
Planning Commission Minutes of October 26, 1993 Page 12
ADJOURNMENT
The Planning Commission meeting adjourned at 9:21 p.m., to the next
regularly scheduled Planning Commission meeting of November 9, 1993, at
7:30 p.m., in the Council Chambers, City Hall, 70 North First Street, Campbell,
California·
Respectfully submitted: ~
l~i eA. Shinn;"Re~ng Secretary
APPROVED BY: ~~
· Aln
-- Stev~ Piasecki, Secretary