PC Min 04/28/1992City. of Campbell
Planning Commission
Minutes
City Council Chambers, 70 North First Street
7:30 P.M. APRIL 28, 1992
The Planning Commission of the City of Campbell convened this day in regular session, at 7:30
p.m., in the City Hall Council Chambers, 70 North First Street, Campbell, California, and the
following proceedings were had to wit:
ROLL CALL
Commissioners Present:
Chairperson David Fox
Vice Chairperson I. (Bud) Alne
Commissioner Robert Dougherty (arrived at 8:00 p.m.)
Commissioner Jane Meyer-Kennedy
Commissioner Alana Higgins
Commissioner Mark Wilkinson (arrived at 8:30 p.m.)
Commissioners Absent:
Commissioner Jay Perrine
Staff Present:
Director of Planning, Steve Piasecki
Associate Planner, Tim J. Haley
Planner I, Lynette Dias
City Attorney, Bill Seligmann
City Engineer, Joan Bollier
Reporting Secretary, Karon Shaban
APPROVAL OF THE MINUTES
On motion of Commissioner Higgins, seconded by Commissioner Alne, the April 14, 1992, min-
utes of the Planning Commission, were approved as amended. (3-0-3-1)),
Commissioners Wilkinson, Dougherty and Perrine being absent, and Meyer-Kennedy abstaining
due to her absence at the April 14, 1992, meeting.
COMMUNICATIONS
Director of Planning, Steve Piasecki, noted three additional items of communications received by
the Planning Department that were not included in the Commission Packets, as follows:
Revised recommendation for Item No. 3.
Revised Conditions for Itme No. 4.
Planning Commission Minutes of April 28, 1992
AGENDA MODIFICATIONS OR POSTPONEMENTS
There were no modifications or postponements.
ORAL REOUESTS
There were no oral requests.
PUBLIC HEARINGS
1. S 92-01
McClelland, R.
Continued Public Hearing to consider the application
of Mr. and Mrs. Richard McClelland, for Site and
Architectural approval to allow the construction of
two single-family homes on properties located at 1260
and 1270 Burrows Road, in an R-l-10 (Single-Family
Residential/Low-Density Residential, less than 3.5
units) Zoning District.
Chairperson Fox read the application into the record.
Lynette Dias, Planner I, presented the staff report noting the following:
· Location of the property as displayed on the overhead projector.
· Continuance from the Planning Commission meeting provided the applicant
with additional time to address issues raised at the Site and Architectural
Review Committee meeting relating to inconsistencies between the plans
and the elevations.
· That the lots are legal non-conforming and formed prior to the City's zoning
regulations relating to setback.
· The staff recommends approval.
Commissioner Alne presented discussion from the April 20, 1992, meeting of the
Site and Architectural Review Committee, as follows:
· The homes were considered quite large, however, the Committee felt that
the massiveness was well hidden from public view.
· The Committee recommends approval.
Commissioner Meyer-Kennedy asked about adjoining properties, and if the
massiveness created a problem within the neighborhood.
Commissioner Alne reiterated that due to the orientation of the homes, the
massiveness did not overwhelm the neighborhood.
Chairperson Fox opened the public hearing and there was no one wishing to
speak.
Planning Commission Minutes of April 28, 1992 2
MOTION:
On motion of Commissioner Meyer-Kennedy seconded by
Commissioner I-Iiggins, it was unanimously ordered that
the Public Hearing be closed.
MOTION:
On motion of Commissioner Meyer-Kennedy, seconded
by Commissioner Alne, it was unanimously ordered that
Resolution No. 2795, be adopted, incorporating the
findings and subject to the Conditions of Approval, by
the following roll call vote:
AYES:
NOES:
ABSENT:
Commissioners:
Commissioners:
Commissioners:
Meyer-Kennedy, Higgins, Alne, Fox
None
Perrine, Dougherty, wilkinson
2. UP 92-06
Schlaefer, P.
Public Hearing to consider the application of Mr. Phil
Schlaefer for approval of a Conditional Use Permit to
allow a video arcade on property located at 24 East
Campbell Avenue, in a PD (Planned Development)
Zoning District.
Chairperson Fox read the application into the record.
Mr. Tim J. Haley, Associate Planner, presented the staff report noting the
following:
· Applicant's request.
· Overhead projection of the neighborhood.
· Existing use of the site and previous use of the building.
· The applicant intends to use only 1/3 of the space for the video arcade use.
· Parking availability is limited to the rear portion of the lot, however, staff has
no problem with these limits since the proposed use is less intensive than
the previous use.
· The staff recommends approval, with ratification of the City Council.
Chairperson Fox opened the public hearing, and there was no public comment.
MOTION:
On motion of Commissioner Higgins, seconded by
Commissioner Meyer-Kennedy, it was unanimously
ordered that the Public Hearing be closed.
Planning Commission Minutes of April 28, 1992 3
MOTION:
On motion of Commissioner Higgins, seconded by
Commissioner Meyer-Kennedy, it was unanimously
ordered that Resolution No. 2796, be adopted, approving
the video arcade use, incorporating the findings, subject
to ratification by City Council and subject to Conditions of
Approval, by the following roll call vote:
AYES:
NOES:
ABSENT:
Commissioners:
Commissioners:
Commissioners:
Meyer-Kennedy, Higgins, Alne, Fox
None
Perrine, Dougherty, Wilkinson.
3. UP 92-05
Morado, H.
Public Hearing to consider the application of Mr.
Henry Morado for approval of a Conditional Use
Permit to allow a 48 seat restaurant with an on and
off-sale beer/wine license on property located at 525
East Campbell Avenue in a PD (Planned
Development/Commercial) Zoning District.
Chairperson Fox read the application into the record.
Lynette Dias, Planner I, presented the staff report noting the following:
· The proposed use does not meet established zoning requirements, however,
a parking study was performed by Barton Aschman for a previously
approved 120 seat restaurant, and the study indicated that parking would be
sufficient. The current applicant proposes a 48 seat restaurant, therefore,
staff is not concerned with the parking.
· The staff recommends approval.
Chairperson Fox opened the public hearing, and there was no public comment.
MOTION:
On motion of Commissioner Alne, seconded by
Commissioner Meyer-Kennedy, it was unanimously
ordered that the Public Hearing be closed.
MOTION:
On motion of Commissioner Alne, seconded by
Commissioner Meyer-Kennedy, it was unanimously
ordered that Resolution No. 2797, be adopted, approving
the application, incorporating the findings, subject to
ratification by City Council, and subject to the Conditions
of Approval, by the following roll call vote:
AYES:
NOES:
ABSENT:
Commissioners:
Commissioners:
Commissioners:
Meyer-Kennedy, Higgins, Alne, Fox
None
Perrine, Dougherty, wilkinson.
Planning Commission Minutes of April 28, 1992 4
The Planning Commission recessed at 7:50 p.m., and reconvened at 8:00 p.m.,
with the following Commissioners present: Meyer-Kennedy, Higgins, Alne,
Dougherty, and Chairperson Fox.
Commissioner Dougherty arrived at 8:00 p.m.
S 92-02
Krouskup, B.
Public Hearing to consider the application of Mr. Brad
Krouskup, on behalf of Campbell Gateway Square, Ltd.,
for approval of a Site and Architectural Review Permit for
a commercial and medical office complex located at the
southeast corner of East Hamilton Avenue and South
Winchester Boulevard, on property located at 10-70 East
Hamilton Avenue and 1620-1670 South Winchester
Boulevard, in a PF (Public Facilities) Zoning District, and
1690 South Winchester Boulevard in a C-2-S (General
Commercial) Zoning District.
Chairperson Fox read the application into the record.
Mr. Tim J. Haley, Associate Planner, presented the staff report noting the
following:
· Applicant's request.
· Location on the corner of Hamilton Avenue and Winchester Boulevard.
· The applicant is providing landscaping for 21 percent of the site, however,
staff is requesting a detailed landscape plan as a Condition of Approval
addressing 24 inch box trees along the project perimeter.
· The applicant has submitted a traffic report indicating that the street can
accommodate the traffic volumes accessing the site. Staff is recommending
the applicant's participation in the installation of an interconnect system.
· Available parking is deficient, however, a parking analysis was prepared by
Barton Aschman and submitted by the applicant demonstrating necessary
parking would be available. Staff recommends reducing parking in order to
retain a mature Oak tree.
· The City Council supported the General Plan Amendment for this project,
except requested access along Esther Avenue to be eliminated.
· Architectural details require a more substantial transition between the retail
building and the parking area, and staff is requesting that these details be
submitted to the Site and Architectural Review Committee (SARC) or staff
for approval.
· The staff recommends granting a Negative Declaration and approving the
Planning Commission Minutes of April 28, 1992 5
application subject to the revised Conditions of Approval.
Commissioner Alne presented discussion from the April 20, 1992, meeting of the
Site and Architectural Review Committee, as follows:
· Modifications to the original site plan provided some resolutions to uses
abutting the residential district.
· A trellis element was added to the Walgreens store location.
· The Committee recommends approval.
Chairperson Fox opened the public hearing.
Public Comment:
Mr. Brad Krouskup, General Partner, Campbell Gateway Square, Ltd., provided a
quick overview of the proposal using overhead slides of the current site,
illustrations and a model representing that the architectural design which is similar
to Heritage Village. Further, he noted three concerns relating to the Revised
Conditions of Approval, requesting changes be made, as follows:
1. Delete Condition No. 6 (c) relating to preservation of an existing Oak tree. A
Tree Preservation Report was prepared by Barry Coats, Arborist and
Horticulturist, recommending removal of the existing mature Oak tree. Mr.
Coats had indicated that the tree may not survive the development. Further,
he pointed out that the majority of the existing trees will be retained or
transplanted.
Commissioner Wilkinson arrived at 8:30 p.m.
In response to the Chairperson's question regarding the size and location of the
tree, Mr. Krouskup stated that the tree is 28 inches in diameter, and that Palm
trees and a 36 inch Coast Live Oak will be imported to the site to mitigate the Oak
tree removal.
Commissioner Meyer-Kennedy asked if the tree could be transplanted and Mr.
Krouskup stated that he did not know. Chairperson Fox suggested that
transplanting of an Oak tree of that size would be costly and survival would be
questionable.
Modify Condition No. 7 relating to Staff's recommendation that the median
island on Hamilton Avenue be landscaped with 24 inch box trees. Campbell
Gateway Square, Ltd., suggested that the irrigation of the median island would
be too costly.
Amend Condition No. 14 (c) requiring the applicant to install the traffic signal
interconnect system between Winchester Boulevard and Hamilton Avenue,
and between Winchester Boulevard and Latimer Avenue.
Mr. Krouskup also expressed a concern relating to the Architectural Advisor's
Planning Commission Minutes of April 28, 1992 6
recommendation to align the buildings. He noted that the recommendation was
contrary to numerous conversations with staff, wherein discussion of building
orientation indicated that the accent should be placed to the corner to provide a
gateway entrance to the City of Campbell.
Mr. Deke Hunter, General Partner, briefly discussed retention of the Oak tree,
noting that its potential survival during the construction phase could not support
the costs associated with attempting to retain the tree.
Further, Mr. Hunter addressed the following concerns:
· Relating to the median island improvements, he stated that the Gateway
Square Project, including the parkway and median island concept was an
outgrowth of the City's Community Design Study conducted a few years ago,
and that the full burden to carry out goals established in the study should not
rest solely upon the developer. He asked that Condition No. 7 be deleted.
· Relating to the interconnect system, Mr. Hunter asked for specifications of
requests made by the Public Works Department. He stated that during a
recent meeting with Public Works, Campbell Gateway Square, Ltd., agreed to
participate in the interconnect system by paying a fair share, and asked that
the "fair share" be defined.
· Noted that at a recent City Council meeting, Councilmember Kotowski had
requested clarification relative to uses within a C-1 Zoning District. He asked
that the Commission make the clarification for the record.
Commissioner Alne and Mr. Hunter discussed the driveway access through Esther
Avenue. Mr. Hunter explained that elimination of access to Esther Avenue was
not an issue, that often Planning Staff will seize the opportunity to limit traffic
penetration into residential neighborhoods from commercial activities.
Director of Planning, Mr. Steve Piasecki, stated that the General Plan policies
dictate that whenever possible the City should protect neighborhoods from
impacts caused by commercial uses.
In response to Commissioner Dougherty asking about the cost for the
landscaping of the parkway and median island along Hamilton Avenue, Mr. Hunter
estimated it would be in the tens of thousands of dollars, much of which was due
to the irrigation requirement. This would involve tearing up the streets.
Mr. Joseph Shaklee, Esther Avenue resident, expressed concern regarding levels
of noise created by the drive-up window at the Walgreens store, and the location
of the dumpsters. He asked that the proposed soundwall be buffered with
foliage.
MOTION:
On motion of Commissioner Dougherty, seconded by
Commissioner Meyer-Kennedy, it was unanimously
ordered that the Public Hearing be closed.
Planning Commission Minutes of April 28, 1992 7
Commission Disckl~iQn:
Commissioner Alne asked about the drive-up window mentioned by Mr. Shaklee.
Tim Haley, Associate Planner, explained that there is a drive-up window located at
the southern elevation to accommodate persons having trouble getting in and out
of cars to obtain their prescriptions from the Walgreens store. He stated that the
use of the drive-up window would be minimal and that its use would be restricted
to the store's hours of operation.
Commissioner Alne asked about Condition No. 14 (c), whether the applicant is
required to install the entire interconnect system between signals. In response,
Joan Bollier, City Engineer, stated that the sole purpose for installation of the
interconnect system is to provide gaps in traffic so that patrons of the site can
enter and exit safely.
Commissioner Dougherty asked Ms. Bollier if other retail developers are required
to fund entire interconnect systems. Ms. Bollier stated that developer's are
required to pay their prorata share.
Commissioner Dougherty asked if any other developer in the City was required to
fund an entire interconnect system. Ms. Bollier indicated that Prometheus
Development was required to fund the entire interconnect system along Hamilton
Avenue.
Commissioner Dougherty further asked about Home Depot, and Ms. Bollier
stated that Home Depot is required to pay their prorata share.
Commissioner Dougherty asked why Campbell Gateway Square, Ltd., would be
required to pay more than a prorata share, and when money is collected in this
manner, is it then returned to the developer. Ms. Bollier indicated that would be a
reasonable assumption.
Chairperson Fox spoke about the following:
· Access to Esther Avenue has been eliminated, and the applicant is being
asked to provide a median island along Hamilton Avenue that would
essentially hide the entrance to the site because 24 inch box trees which are
to be planted along the median island.
· He suggested that the City provide truck watering until the trees develop a
substantial root system, since the City currently truck waters various trees
already.
· Suggested removal of the Oak tree.
· Suggested that the Condition relating to funding of the signal interconnect
system deleted.
Discussion ensued relating to deletion of the developer's requirement to install the
entire interconnect system. The Chair pointed out that the Prometheus project
Planning Commission Minutes of April 28, 1992 8
was substantially larger project than Campbell Gateway Square. Ms. Bollier
pointed out that although the Prometheus project may be larger, the cost of the
signal interconnect system installed by Prometheus was, in order of magnitude,
more expensive than the system to be installed by Campbell Gateway.
Commissioner Dougherty suggested that the developer pay his prorata share
only. Ms. Bollier stressed the necessity for the system to be in place prior to
occupancy. Further, she suggested that perhaps the applicant could pay his share
up front, and that the City could fund the remaining cost.
Recognized by the Chair, Mr. Hunter suggested that Campbell Gateway Square,
Ltd., would be favorable to funding 2/3 of the entire interconnect system, the
street improvements along Hamilton Avenue, and the remaining improvements
could be taken out of the City's General Fund.
Commissioner Alne expressed concern with the City providing an expensive
irrigation system.
MOTION:
On motion of Commissioner Dougherty, seconded by
Commissioner Meyer-Kennedy, it was unanimously
ordered that a Negative Declaration be granted, that
Resolution No. 2798 be adopted, approving the Site and
Architectural Review Permit, incorporating the findings,
and subject to amended Conditions of Approval, as
follows: Delete Condition No. 6 (c) requiring the applicant
to retain the existing Oak tree; modify Condition No. 7
requiring the applicant to provide the 24 inch box trees
for the median island and eliminate the requirement for
irrigation; and, amend Condition 14 (c) requiring the
applicant to pay his prorata share for installation of the
signal interconnect system.
Commission discussion on the motion: Commissioner Alne asked if the
Commission would like to add to the motion the definition of the C-1 Zoning as
requested by the applicant.
Discussion ensued relating to whether or not the Commission could define the
Zoning District, and the City Attorney, Mr. William Seligmann explained that the
Commission needs to find that uses within a C-1 Zoning District are similar to
those proposed by the applicant, and not detrimental to the neighborhood.
Campbell Gateway Square, Ltd., offered an opinion that since a medical clinic
would be beneficial to the adjoining residents, in that it would provide medical
services, a finding could be made. Further, they asked that the matter be decided
tonight. It was the general consensus of the Commission that this issue be placed
on the May 12, 1992, Planning Commission agenda for discussion and/or action.
Planning Commission Minutes of April 28, 1992 9
Motion was approved as stated, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Dougherty, Meyer-Kennedy, Higgins,
Alne, Fox
None
Perrine
Wilkinson
REPORT OF TIlE PLANNING DIRECTOR
The report of the Planning Director was accepted.
ADJOURNMENT
Adjourn at 9:45 p.m., to the next regularly scheduled Planning Commission
meeting of May 12, 1992, at 7:30 p.m., in the City Council Chambers, 70 North
First Street, Campbell, California.
APPROVED:
Respectfully Submitted by: / / ~P_~'9.-~,W~/?~'~5>c.
"' Secretary
~ ~OX;:':'~H~kIRPERSOI~J '
ATTEST:
Steve Piasecki
SECRETARY
Planning Commission Minutes of April 28, 1992 10