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PC Min 07/28/1992City of Campbell Planning Commission Minutes City Council Chambers, 70 North First Street 7:30 P.M. July 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 Mark Wilkinson Commissioner Jay Perrine Commissioner Robert Dougherty Commissioner Jane Meyer-Kennedy Commissioner Alana Higgins Commissioners Absent: None Staff Present: Acting Director of Planning, Randy Tsuda Planner I, Lynette Dias Planner I, Gloria Sciara Planner II, Curtis Banks City Attorney, Bill Seligmann City Engineer, Joan Bollier Reporting Secretary, Karon Shaban APPROVAL OF THE MINUTES On motion of Commissioner Meyer-Kennedy, seconded by Commissioner Wilkinson, the July 28,1992, minutes of the Planning Commission were approved as submitted, (6-0-0-1), Commissioner Higgins abstaining due to her absence at that previous meeting. COMMUNICATIONS Mr. Randy Tsuda, Acting Planning Director, noted that items of communication were transmitted in the Commission packets, noting that three items received after packet distribution, as follows: '- Revise project data sheet for Item No. 1 ..", The Planning Commissioners' Journal '-'. Memo regarding revised Site and Architectural Review Committee Schedule Planning Commission Minutes of July 28, 1992 SPECIAL PRESENTATIONS Chair Presentation - Resolution of Commendation for outgoing Architectural Advisor, Edward Janke. Chairperson Fox accepted Mr. Edward Janke, Architectural Advisor's resignation, and presented Resolution No. 2808, adopted by acclamation. He commended the outgoing Advisor noting Mr. Janke's professionalism, and expressing appreciation for his services to the City of Campbell. Mr. Janke accepted the commendation and thanked the Commission, saying that it was a pleasure to work in this capacity. AGENDA MODIFICATIONS OR POSTPONEMENTS There were no modifications or postponements. ORAL REOUESTS There were no oral requests. SITE AND ARCHITECTURAL APPROVALS 1. S 92-03 Consider the application of Mr. William McKinley for McKinley, W. approval of a Site and Architectural Application to allow a 5-foot setback for a second-story addition on property located at 1458 Inwood Court in a R-l-6 (Single-Family Residential) Zoning District. Chairperson Fox read the application into the record. Ms. Lynette Dias, Planner I, presented the staff report noting the following: · The revised project data sheet presented to the Commission tonight had no impact upon Staff's recommendation. · The applicant's request for a setback can be authorized by the Commission, if the Commission can make appropriate findings which are listed within the Staff Report dated July 28, 1992. · The approval would have no significant impact to the neighboring residents. · The staff found that the Findings for Approval could be made and recommends approval of the application. Commissioner Perrine asked if adjoining neighbors were notified, of the applicant's intent to construct a second-story addition to the home. In response, Ms. Dias stated that neighboring residents had been notified and that no response was received by the Planning Department. Planning Commission Minutes of July 28, 1992 2 Vice-Chairperson Alne presented discussion from the July 20, 1992, meeting of the Site and Architectural Review Committee, as follows: · The Committee had a concern with the massive blank wall facing one of the neighbors, and the applicant agreed to place windows on the wall. · The Committee recommends approval subject to the modification to the addition of windows on the blank wall. Chairperson Fox asked if the applicant would like to address the Commission, and the applicant declined. MOTION: On motion of Commissioner Perrine, seconded by Commissioner Meyer-Kennedy, it was unanimously ordered that S 92-03 be approved as modified by the Site and Architectural Review Committee, (7-0-0). PUBLIC HEARINGS 2. M 92-01 (ZC 77-16) Winklebleck, D. Public Hearing to consider the application of Mr. Dan Winklebleck for approval of a modification to a previously approved Planned Development Permit to allow a residential addition on property located at 1239 Bracebridge Court in a PD (Planned Development/Low- Medium Density Residential) Zoning District. Chairperson Fox read the application into the record. Ms. Gloria Sciara, Planner I, presented the staff report noting the following: · The applicant's request. · This type of application is generally approved by the Planning Director, however, if there are objections from neighboring residents, the matter is referred to the Planning Commission. The neighbor to the west of Ms. Segarini, the property owner, has expressed objection to the applicant's request. · Staff reviewed the objecting neighbor's concerns and found that they were without merit. · The staff recommends approval of the application, as presented. Vice-Chairperson Alne presented discussion from the July 20, 1992, meeting of the Site and Architectural Review Committee, as follows: · Impact to his view from his bedroom window, property devaluation, and inappropriate design. The Site and Architectural Review Committee reviewed these arguments and could not support them. Planning Commission Minutes of July 28, 1992 3 · The Committee recommends approval of the application, as submitted. Chairperson Fox opened the public hearing. Public Comment: Mr. Alec Gulesserian, 1243 Bracebridge Court, distributed copies of a written statement and read it into the record stressing three points: · The addition, particularly the facade, will threaten the balance of his home. · The addition will impact his eastern view. · The addition will not be in balance with the rest of the homes on Bracebridge Court, which will devalue his home. Further, Mr. Gulesserian used two pieces of cardboard to illustrate how the addition in the front of his eastern bedroom would impact his view, and stressed the importance of mutual consent between neighbors. Ms. Terri Cuen Silva, 1247 Bracebridge Court, spoke in opposition of the approval, noting concern that recently changes were made to another home in the cul-de-sac, and that a precedent will be set. Her property value will decrease. Commissioner Perrine asked the speaker what changes had taken place in the neighborhood. Ms. Silva explained the modification to the "home down the street." Commissioner Dougherty noted that the home being referred to by Ms. Silva was considered by the Site and Architectural Review Committee at its meeting of July 20, 1992, and the Committee found that the unit was not similar to the one in question. Commissioner Wilkinson asked why Ms. Silva felt that the situation is similar or different. Ms. Silva noted that the addition would be out of character with existing units in the cul-de-sac. Ms. Deana Melby, 1223 Bracebridge Court, spoke in opposition of approval, noting that the cul-de-sac units had convents that would restrict modifications to the units. Commissioner Fox asked about the wording of the restriction and City Attorney Seligmann pointed out that it is not in the Commission's purview to enforce covenants and restrictions. Commissioner Wilkinson asked who the enforcing party would be and Mr. Planning Commission Minutes of July 28, 1992 4 Seligmann stated that the homeowners, themselves, would have to enforce such a document. Mr. Gulesserian, father of Alec Gulesserian, first speaker above, addressed the Commission expressed the concern that since there is no mutual consent between the neighbors, the proposal should be denied. Mr. Leonard Mangiameli, 1236 Bracebridge Court, spoke in support of the request. He is the owner of the modified property mentioned earlier, that the modification was initiated to provide for more family members, and to repair the leak in the roof. Ms. Segarini is intending to incorporate her roof element into that of her adjoining neighbor, Mr. Gulesserian, and this improvement will eliminate potential leaks associated with the flat roof. Ms. Segarini's proposal is not a detriment to the neighborhood. Ms. Robin Segarini, 1239 Bracebridge Court, explained that the Staff Report has named Mr. D. Winklebleck as the applicant, however, he is the designer, and she is the property owner and resident located at 1239 Bracebridge Court. She offered the following: · The design is harmonious with the neighborhood. · The view from the bedroom located on the east of Mr. Gulesserian's unit is currently limited. · Property improvements generally increase the value of other properties located within the neighborhood. · Her intent is to resurface the common flat roof area and improve the drainage problems that exist. Commissioner Wilkinson asked if gutters would be provided, and Ms. Segarini stated that they would be provided. Commissioner Higgins asked if Ms. Segarini was aware of any Covenants, Conditions, and Restrictions (CC and R's) which are attached to the units. Ms. Segarini circulated the certified Declaration of Covenants, Conditions and Restrictions attached to the tract. She read a portion of the Declaration to the Commission, relating to land use and architectural control of the buildings which indicated that no building could be altered until the construction plans had been approved by the Architectural Committee and the City of Campbell. She further pointed out that there is no Homeowners' Association. Commissioner Higgins asked about the exterior painting of the building and Ms. Segarini responded that her intention was to paint her own unit and retain the existing color. Further, that if Mr. Gulesserian wished to have his unit painted at the same time, the painters may provide a group rate. Planning Commission Minutes of July 28, 1992 5 Chairperson Fox asked if Site and Architectural approval was necessary for the modification of the unit across the street, previously mentioned. Ms. Segarini was not aware of any. Mr. Gulesserian circulated photographs of his property and explained the various types of units on the street. MOTION: On motion of Commissioner Dougherty, seconded by Commissioner Alne, it was unanimously ordered that the Public Hearing be closed. Commission Discussion: Commissioner Alne provided the following comments: · Changes to the facade would only create a minor visual impact. · Staff and the Site and Architectural Review Committee found the proposed modification to be in keeping with other units in the area. · No evidence has been provided to support the assumption that neighboring properties would be devalued by the modification. · The proposal would enhance the area. · If a covenant exists it is not in the Commission's purview to enforce it. · Commissioner Alne will support approval of the application. Chairperson Fox expressed support for diversity within neighborhoods, and indicated his support for the proposal. Commissioner Perrine was supportive of the proposal since he found the design to be harmonious and in character with existing homes in the neighborhood. MOTION: On motion of Commissioner Dougherty, seconded by Commissioner Perrine, it was unanimously ordered Resolution No. 2809 be adopted, approving the request for a modification as presented, incorporating the findings, and subject to Conditions of Approval, by the following roll call vote: AYES: NOES: ABSENT: Commissioners: Commissioners: Commissioners: Perrine, Dougherty, Meyer-Kennedy, Higgins, Wilkinson, Alne, Fox None None. Planning Commission Minutes of July 28, 1992 6 The meeting recessed at 8:45 p.m., and reconvened at 8:55 p.m., with all members present. MISCELLANEOUS 3. SA 92-26 Superior Electrical Advertising, Inc. Consider the application of Superior Electrical Advertising, Inc., on behalf of Home Depot USA, Inc., to approve a sign program on property located at 480 East Hamilton Avenue in a PD (Planned Development/Commercial) Zoning District. Chairperson Fox read the application into the record. Mr. Curtis Banks, Planner II, presented the staff report noting the following: · Current zoning ordinances requirements. · Proposed signage exceeds the ordinance by square feet and letter size. · The proposed signage should be considered since the building is located 500 feet from the street, the development is larger than other developments of this type, and traffic circulation would be enhanced by the proposed sign program. · The staff recommends approval. Commissioner Wilkinson asked about allowable square footage relating to building frontage. Mr. Banks explained the ordinance noting that an applicant has proposed 649 square feet of signage and that the proposal exceeds the sign ordinance. Commissioner Alne presented discussion from the July 20, 1992, meeting of the Site and Architectural Review Committee, as follows: · The Committee felt that the signs were appropriate given the location and size of the property, however, recommended reduction of the monument sign along Hamilton Avenue. · The Committee recommends approval, with the above-mentioned modification to reduce the monument sign along Hamilton Avenue. Commissioner Perrine asked about sign visibility from Highway 17. Mr. Randy Tsuda, Acting Director of Planning, explained that Staff had done a visual examination of the view from an off ramp location on Highway 17 and found that the sign would be partially visible, and the sign could be identified as a Home Depot sign. Discussion between Commissioner Alne and the City Engineer ensued relating to proposed street circulation in the area. Planning Commission Minutes of July 28, 1992 7 Commissioner Dougherty asked to have the signs reduced. Mr. Michael Gray, Superior Electrical Advertising, Long Beach, was in agreement with the conditions suggested by staff, however, asked that there be no reduction of the monument sign. He stated that the new Home Depot location will not be familiar to many potential consumers, and that the sign must be identifiable from a distance, especially along Hamilton Avenue. Commissioner Wilkinson indicated reluctance to approve the excessive sign request, noting that the request is in excess of the City ordinances. Mr. Tsuda discussed the proposed street improvements surrounding the project and the traffic circulation proposed by the City Traffic Engineer. Commissioner Perrine suggested that both monument signs be approved at 50 square feet each. Commissioners Wilkinson and Dougherty were supportive of the suggestion, after having been informed of the City's street circulation plan. Commissioner Dougherty and Joan Bollier, City Engineer, discussed diversion of freeway traffic to Salmar Avenue. MOTION: On motion of Commissioner Wilkinson, seconded by Commissioner Higgins, the sign request for 480 East Hamilton Avenue, Home Depot, SA 92-26, was unanimously approved, with the modification that the monument sign on East Hamilton Avenue be decreased to 50 square feet, and that the monument sign on Salmar Avenue be increased to 50 square feet. REPORT OF THE PLANNING DIRECTOR Mr. Randy Tsuda, Acting Director of Planning, presented the written report of the Planning Director, noting that the Site and Architectural Review Committee has revised its schedule, and asked if the Commission was supportive of the changes. The Commission indicated acceptance of the revised Site and Architectural Review Committee Schedule. Mr. Tsuda drew attention to the newspaper article relating to proposed regional impacts. Planning Commission Minutes of July 28, 1992 8 The Commission accepted the oral and written report. OTHER ISSUES BROUGHT UP BY THE PLANNING COMMISSION Chairperson Fox asked that Commissioner Alne report on the Mayor's Roundtable discussion of July 27, 1992. Commissioner Alne reported that discussion at the Mayor's Roundtable involved the following: · Street modifications underway are progressing quickly and at a lower cost than anticipated. · Funding of the Ainsley House project. · The Historic Museum Association will provide a 15 minute presentation relating to the Ainsley House at the next Roundtable. AD_IOURNMENT The meeting adjourned at 9:00 p.m., to the next regularly scheduled Planning Commission meeting of Tuesday, August 11, 1992, at 7:30 p.m., in the City Council Chambers, 70 North First Street, Campbell, California. Respectfully Submitted by: ~ Reporting Secretary ATTEST: Steve Piasecki SECRETARY Planning Commission Minutes of July 28, 1992 9