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PC Min 10/24/1991McGLINCEY LANE EXPANSION AREA ENVIRONMENTAL IMPACT REPORT and WINCHESTER DRIVE-IN DEVELOPMENT .Special Planning Commission Meeting October 24, 1991 City Council Chambers Campbell City Hall Campbell, CA 95008 7:30 p.m. Commissioners Present: Chairperson Jane Meyer-Kennedy Commissioner Robert Dougherty Commissioner Commissioner Commissioner Commissioner Jay Perrine I. (Bud) Alne Mark Wilkinson David Fox Commissioners Absent: Commissioner Alana Higgins Staff Present: Director of Planning, Steve Piasecki Senior Planner, Randy Tsuda Planner I, Curtis Banks Traffic Engineer, Gary Kruger Deputy Director Public Works, Bill Helms City Engineer, Joan Bollier Reporting Secretary, Karon Shaban COMMUNICATIONS; There were no additional Communications. ORAL REQUESTS There were no Oral Requests. Chairperson Meyer-Kennedy explained the purpose of the meeting, gave an overview of the Public Hearing process, and noted that the two items would be combined into one for the Staff Presentation. ylannin~ Commission Minutes 2 October, 24, 1991 Randy Tsuda, Senior Planner, explained that presentations would be provided by himself of the Draft Environmental Impact Report (DEIR), Mr. Curtis Banks, Planner I, would present the Winchester Drive-In site proposal, Valerie Young, CH2M-Hill, would explain potential impacts and mitigation measures for the proposal of the Winchester Drive-In site, and that Mr. Gary Kruger, City Traffic Engineer, would present the traffic analysis. Mr. Tsuda outlined three items being processed by staff; (1) The Western Federal Savings and Loan proposal for the Winchester Drive-In site, (2) the McGlincey Lane Expansion, and, (3) the Environmental Impact Report. He further explained that the purpose of this meeting would be to obtain public input relating to the Expansion and the Winchester Drive-In site proposal. He noted that the Redevelopment Plan would be presented to the Planning Commission in February of 1992, and that the public would be given public notices. EIR 91-01 - City-Initiated - Public Hearing to accept comments on the Draft Environmental Impact Report (EIR) for the McGlincey Lane Expansion to the Central Campbell Redevelopment Area. Mr. Tsuda presented the expansion boundaries, intent to relocate Campbell Union School District and the City's Maintenance Facilities, planned upgrades to City storm drains, water supply, sidewalks and street improvements, and the possibility of changing Cristich Lane from a private street to a public street. 5-Step EIR Process: Mr. Tsuda explained the 5-step EIR process, as follows: 1) Notice of Preparation - 30 days; 2) Preparation of the DEIR - 3 months; 3) Public Review Period - 45 days, ending on November 4, 1991; 4) Preparation of the Final EIR; and, 5) Certification of the Final EIR by the City Council. o PD 91-04 - Western Federal Savings and Loan - Public Hearing to consider the application of Western Federal Savings and Loan for approval of a Planned Development Permit to allow construction of a 245,000 square foot destination commercial center on a 22.7 acre site located at 535 Westchester Drive in a PD (Planned Development) Zoning District. Mr. Curtis Banks, Planner I, provided a brief overview of the proposed planned development, as follows: Recommendation: Staff recommendation that the Commission take public .Plannin$ Commission Minutes 3 October 24, 1991 input and continue the item to the spedal Planning Commission meeting of November 7, 1991. Give conceptual approval to the project and withhold architectural approval until a developer is found. Background: The Commission adopted an amendment to the Land Use Element of the General Plan on June 26, 1991, and it was approved by City Council on August 7, 1990, rezoning the from Industrial to Destination Commercial. Parking: Exceeds the City's standards for parking. Landscaping: Landscaping is proposed at approximately 13 percent and exceeds the City's policies for landscaping. Residential areas are to be buffered from the planned development by dense landscaping. The property abuts the Paseo De Palomas Mobile Home Park to the east and mitigation measures relating to noise would include location of loading docks and trash enclosures behind the western edge of the building. Buffering: The applicant proposed a 40 foot wide landscaping buffer with a seven foot sound wall on the eastern property line atop a three foot high berm, providing a ten foot noise screen for the mobile home park residents. Sign Program: Three monument signs have been proposed, and identification signs for each tenant. Staff noted that the request exceeds recommended square footage of the City's Sign Ordinance. Circulation: Alternatives for access via Cristich Lane would convert Cristich Lane from a private to a public street or provide a frontage road along Highway 17 to the project site. Staff recommended two modifications to the site; 1) extending the throat off Cristich Lane an additional 80 feet in length for better circulation; and, 2) Relocation of an landscape island to provide fire access. Consistency: Proposal is consistent with the development polices for the Winchester Drive-In site, the zoning, and the General Plan. Ms. Valerie J. Young, Manager of Planning, CH2M-Hill, briefly discussed the DEIR, and outlined potential impacts and mitigation measures: 1. Land Use Element: No impact. Planning Commission Minutes 4 October 24, 1991 Traffic and Circulation: Potential impacts were investigated with consideration for future development in the area, with and without the completion of Highway 85. Potential impacts were found at four intersections. Mitigation measures will be discussed by Gary Kruger, City Traffic Engineer. Noise: Potential impacts would occur on the townhouse unit at the southwest corner of McGlincey Lane and Union Avenue. Air Oualitv: Significant impacts on the air quality that cannot be mitigated at the intersections of Camden and Curtner, and Bascom and Camden Avenues. Due to the type of uses allowed at the site, car pooling, ride sharing, and mass transportation cannot be implemented. Hazardous Materials: Potential impacts due to the industrial uses which can be reduced by preliminary site inspections for all the parcels in the project area. Remanents of asbestos remain at the Winchester Drive-In site and they need to be removed immediately. Public Services and Utilities: New water supply systems and sewer improvements are necessary. Storm Drainage: Needs improvements. Cultural Resources: Two large Sycamore trees were identified that should be retained, it is recommended that drought tolerant landscaping be used, and that buffering along Highway 17 be retained. Geology: No impact. Percolation Ponds: Potential contamination of the ponds would be reduced. Mr. Gary Kruger, 'IYaffle Engineer. City Public Works Department, reviewed the traffic portion of the report comparing traffic volumes, traffic counts per day, and street sizes. He discussed recommended street improvements and noted that the use would generate approximately 12,000 more trips per day to be dispersed to all streets leading into the area. Areas with the most significant impacts are at the intersections of Camden and Curtner, San Tomas Expressway and Highway 17, Bascom and Camden, and Bascom and Union. Upon completion of Highway 85 these impacts will be reduced. Mitigation measures include signalization, addition of a northbound left turn lane to Bascom and Camden Avenues, an addition of a southbound right turn lane on Curtner going to Highway 17, additional lanes added to Whiteoaks Road for northbound left turns at Camden, restriping to add one northbound right turn lane to Bascom and Union, minor signal revisions at Camden and Curtner, and the signalization of three unsignaliZed intersections. Mr. Tsuda clarified that impacts relating to air quality are not unusual for areas with destination retail use. The EIR can be approved by specifying ,,Planning Commission Minutes 5 October 24, 1991 overriding circumstances such as the creation of jobs or housing. Commissioners asked questions relating to air quality, percolation ponds, and upgrades to sewer and storm drains. Commissioner Fox asked about the completion of Highway 85 and insufficient turn radii into the proposed site. Mr. Kruger responded that highway should be completed by the end of 1994 and the proposed project would be ready to open at the end of 1993 or the beginning of 1994. Further he stated that the turn radii would be increased with the street improvements. Discussion continued concerning storm drainage, hazardous materials, and providing an off ramp on Highway 17. Mr. Kruger stated that the off ramp was considered and rejected since the Federal Government would consider it a taking of parklands, and it would cut into the Los Gatos Creek Trail. Chairperson Meyer-Kennedy opened the Public Hearing on EIR 91-01. Mr. Steve Ulett, 2640 Curtner Glen Court, Chair of Cambrian Community Council, suggested looking at traffic congestion at real commute hours, between 6:00 and 7:00 p.m., that signal lights change 3 to 4 times before a commuters can get through the intersection of Camden and Curtner Avenue intersections, and that people trying to turn left onto Highway 17 are backed up into the intersection. Mr. Lance Levy, 911 Scott Court, property owner of 390 A McGlincey Lane, echoed Mr. Ulett's comment that it currently takes 2 to 3 lights to get through intersections in the area, and that traffic backs up to the Pruneyard Shopping Center. He suggested that the City is spending $19 million helping Costco establish itself in the area, and asked if compensation would be provided for longtime business owners hurt by the development project. Current tenants would move out of the area due to increased traffic. Mr. Ken Pearsall, 945 Norin Court, 2155 South Bascom Avenue, No. 114, Business Owner, discussed the very sharp left turn lane going into the site, and the potential for gridlock. He noted three concerns: 1) gridlock at San Tomas Expressway, 2) signage indicating that there is a Costco Store, but no indication of how to get into it. The sign is placed in such a way that people would have to get off at Hamilton and double back to get back on the freeway in order to take the correct exit; and 3) that Caltrans should allow access onto .Planninl~ Commission Minutes 6 October 24, 1991 the highway, since it would only take one tractor trailer or bus to break down and hold up traffic in the area. There has to be adequate access for emergency reasons. Mr. David Larson, 690 Sweetbriar Drive, discussed the completion of Highway 85 relative to the increase of traffic coming into the retail center bringing additional traffic to the area. He indicated that future needs should be reviewed, and asked if anyone had looked past 1990. Mr. Randy Tsuda clarified that the analysis is referring to the year 2000. Mr. Dave Driggs, 381 McGlincey Lane, discussed the current parking problem at this site. There are two auto repair shops where employees have to park on the streets because there is not enough parking. If the employees are not allowed to park on the street, he will lose his employees or have to relocate. Further, he asked if the potential revenue created by the new development would equal the loss in revenue created from long time business owners moving out of the area. He suggested that part of the consideration should include the $19 million that he believes the City is spending to help Costco come into the area. Mr. Dave Murray, 381 B McGlincey Lane, asked why the City would consider lowering air quality level standards to an unacceptable level. He expressed concern regarding statements made in the DEIR that when Highway 85 is complete traffic will be at an acceptable level. Mr. Ed Chirco, 2904 Benjamin Court, member of the Cambrian Community Council, expressed concern about proposed signals at the Union and Curtner intersection which will create a safety hazard as trucks cause traffic to slow when attempting to make wide turns; that the whole area should be examined, not just the City of Campbell; and, that there would be an increased risk of fatalities to kids that cross the streets on their way to school. Mr. Ray Matsumoto, 119 Capistrano Place, Los Gatos, CA 95030, business owner of properties located at Curtner Avenue and McGlincey Lane, requested that the traffic situation be reviewed. Travelers entering the area and making a right turn onto Curtner, heading to McGlincey north, cannot turn left and will have no alternative but to make U-turns in his parking lot; that people heading west on Curtner cannot turn right so they will make a U- turn in his parking lot as well. Mr. Rudolf Herz, 1888 Whiteoaks Road, indicated that the DEIR did not Planninl~ Commission Minutes 7 October 24, 1991 consider the impact to the people that live on Whiteoaks Road and no mitigation measures were considered. He noted that all traffic increases on Camden will send traffic down Whiteoaks Road. He requested that the traffic impacts to Whiteoaks Road be considered for traffic mitigation measures. Mr. Jim Richards, 108 Kilmer Avenue, Campbell, President of Whiteoaks Manor, member of Cambrian Community Council, asked that written confirmation be obtained from Caltrans with respect to what would or would not be allowed regarding the provision of an off-ramp to bypass traffic to the site. He expressed concern about the current traffic levels identified at intersections in the area which, after completion of Highway 85, would return to this current level, which is unacceptable. Ms. Lupe Compean, 14684 Oak Street, Saratoga 95070, was not notified of the proposal until a few days ago. She expressed concern that her renter would move due to the increased traffic. Mr. Richard Pasek, 911 and 885 McGlincey Lane, suggested that Caltrans could be forced to allow off-ramps into the project site area in Campbell. He was concerned about the increased traffic volumes cited in the DEIR. The Planning Commission meeting was recessed at 9:15 by Chairperson Meyer-Kennedy, and was reconvened at 9:35 p.m., with all members of the Planning Commission present. The Public Hearing continued. Jim Chalmers, 700 McGlincey Lane, noted that he would like to see the redevelopment plan implemented, prior to seeing any conceptual approval of any Planned Development. Cathy Papenfus, 2855 Theresa Lane, San Jose 95124, described the problems she has getting out of her neighborhood in the morning, and asked that the project be deferred until Highway 85 is completed. John Martin, 710 McGlincey Lane, discussed the City's $19 million expenditure, the amount of sales tax that would have to be collected in order to pay for this investment, and asked to City to consider the cost for maintenance of the project once it is complete. Mr. Steve Ulett, 2640 Curtner Glen Court, Chair of Cambrian Community Council, spoke again about the DEIR mitigation measures, expressing disagreement with the statement that there are no mitigation measures that address the impact on air quality. He suggested that a Highway 17 interchange would serve as a mitigation measure. .Planning Commission Minutes 8 October 24, 1991 Mr. Lance Levy, 911 Scott Court, property owner of 390 A McGlincey Lane, suggested it would be beneficial for everyone to wait until Highway 85 is complete. MOTION: On motion of Commissioner Fox, seconded by Commissioner Dougherty, it was unanimously ordered that the public hearing be dosed. Commissioner Fox outlined items he would like to see further investigated, as follows: · A parking district explored. · Explore pedestrian overpasses, since school children have to cross the streets in the area. Commissioner Perrine requested that the following be addressed: · Whether the State Route 17 options have been considered for egress and ingress. · Whiteoaks Road traffic should be mitigated within the EIR. · Provide more lanes for entering Curtner Avenue. Commissioner Wilkinson suggested that ingress and egress to Curtner and McGlincey Lane be explored, and the possibility of an interchange in this area addressed. Chairperson Meyer-Kennedy would like to see the parking issue addressed. MOTION: On motion of Commissioner Perrine, seconded by Commissioner Dougherty, is was unanimously ordered that the comments from the public, and the DEIR be reviewed by staff and forwarded to the City Council. Mr. Tsuda noted that the DEIR would be before the City Council in late November. 0 PD 91-04 - Western Federal Savings and Loan - Public Hearing to consider the application of Western for approval of a Planned Development Permit to allow construction of a 245,000 square foot destination commercial center on a 22.7 acre site located at 535 Westchester Drive in a PD (Planned Development) Zoning District. The Chairperson read the application into the record. .Planning Commission Minutes 9 October 24, 1991 , Mr. Ken McKay, Real Estate Group for Western Federal, the applicant, discussed the proposal to develop a Planned Development Permit to allow construction of a 245,000 square foot destination commercial center at the subject location. He indicated the type of tenant that would be included in the proposed designated zoning. He spoke of the advantages for development of the site include the fact that the site has been undeveloped for 10 years, and is a nuisance in its current state. Commissioners asked for clarification about who the developer would be. In response, Mr. Mci<ay stated that a conceptual approval needs to be obtained in order to respond to several unsolicited offers on the property. Developers would like to have entitlements in place before they make a decision to move onto the site. Further, Western Federal could not close with any developer until all these issues are answered. Commissioner Alne asked for Mr. McKay's view of the public comment received. Mr. McKay responded that property access improvements would be the first issue would investigated. The tenant would retain a competent traffic consultant to decide issues relating to access, parking, and the traffic mitigation. He indicated that the market would dictate what type of tenant would be interest in the project site. In response to Commissioner Alne's question, whether there are any traffic experts on staff at Western Federal, Mr. McKay stated that there are not. The Chairperson opened the public hearing. Mr. Steve Ulett, noted that the current City Ordinance prohibits the proposed freeway sign. He did not believe that enough information was available to support the sign. Mr. Tsuda clarified that staff would not be recommending approval of sign right now, that not enough information was available. Mr. Richard Pasek, 911 and 885 McGlincey Lane, asked that the City pursue Caltrans for access to the site, and requested that someone other than the City staff pursue the issue. MOTION: On motion of Commissioner Fox, seconded by Commissioner Wilkinson, it was unanimously ordered that PD 91-04 be .Planninl~ Commission Minutes 10 October 24, 1991 continued to November 7, 1991. Commissioner Fox asked for staff to address the following concerns: · Alternate locations for the sign. He suggested that a sign be placed where it could be seen prior to the freeway exit in order to access to the site. · Westchester Drive should be examined for possible street access. He said that Cristich Lane would not be appropriately developed to carry the traffic. Commissioner Alne concurred with Mr. Fox's request and asked that any signs be located remotely enough to give people ample time to take the off- ramp instead of having to back track. Commissioner Dougherty requested that staff provide conditions for traffic improvements. Specifically denoting truck movement through the site and how it may effect the mobile home park. Commissioner Wilkinson would like traffic coming into and out of the Drive- in site on McGlincey and Curtner studied. The meeting adjourned at 10:10 p.m., to the next special Planning Commission meeting of November 7, 1991, at 7:30 p.m., in the City Coundl Chambers, 70 North First Street, Campbell, California, to consider PD 91-04, subsequently adjourning to the next regularly scheduled Planning Commission meeting of November 26, 1991, 7:30 p.m., in the City Council Chambers, 70 North First Street, Campbell. Respectfully submitted by: Karon Shaban Reporting Secretary Steve Piasecki Secretary APPROVED BY: Jane P. Meyer-Kennedy Chairperson