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PC Min 01/23/1990CITY OF C~T~T~.T., 7:30 P.M. CITY HALL, COUNCIL CHAI~BERS TUESDAY JANUARY 23, 1990 The Planning Commission of the City of Campbell convened this day in regular session in the City Hall Council Chambers, 70 North First Street, Campbell, California, and the following proceedings were had to wit: ROLL C,.AT.T. Commissioners Present: Commissioners Absent: Staff Present: Chairperson Jay Perrine Commissioner Ronald Christ Commissioner Jane Meyer Commissioner Mark Wilkinson Commissioner I. (Bud) Alne Commissioner Bruce Olszewski Commissioner David Fox Director of Planning, Steve Piasecki Principal Planner, Phil Stafford City Engineer, Bill Helms City Attorney William Seligmann Karon Shaban, Recording Secretary Planning Director Steve Piasecki announced that Commissioner Fox would be absent due to prior work commitments. APPROVAL OF TItE MIITOTES: The following correction were made to the minutes of the meeting of January 9, 1990: 1. Commissioner Alne - page 10, paragraph 9, delete the words, "and second house." 2. Commissioner Olszewski - page 7, paragraph 3, change the words "trash enclosures" to "new curb-side recycling." Further, he noted that his comment relating to his request that Staff provide guidelines regarding recycling bins for future developments, should have been noted at this point in the minutes as well. N/S: Neyer, Alne Notion to approve the Planning Co~ssion Ninutes of January 9, 1990, as amended carried 6-0-0-1, Commissioner Fox being absent for the entire ~eeting. CO--CATIONS: Planning Director Piasecki informed the Commission that other communications were included in the Commission packets and pertain to items listed on the Planning Commissio~ ~nutes - 2 - January 23, 1990 agenda and noted the following communications: - Policies for Downtown Residential Neighborhoods, initiated by Steve Piasecki. Letter from Harry Smith, dated January 23, 1990, supporting GP 90-01. - Letter from Etta Humphreye, dated January 22, 1990, opposing down-zoning. - Letter from Joe Pucci, Jr. and Joe Wickersham, opposing any zoning changes. - Newspaper Article, dated January 12, 1990, regarding Highway 85. - City Manager's Newsletter, dated January 9, 1990. - Bay Area Monitor, dated January and February 1990. - Communication from Supervisor Dianne McKenna, dated December 13, 1989, regarding Congestion Management Planning. There were no oral requests. PUBLIC 1. S 89-05 Neal, J & Litle, G. Continued Public Hearing to consider the application of Mr. James Neal and Gene Litle for approval of a Site and Architectural application to allow the construction of a single-story retail building, on property known as 2205 South Winchester Boulevard, in a C-2-S (General Commercial) Zoning District. Chairperson Perrine read the Application into the record. Planning Director Piasecki reviewed the Application and discussed the Staff Report, dated January 23, 1990, noting: - location, description, General Plan and zoning consistency - the Applicant's provision of two site plans for consideration by the Commission differences between the two site plans - comments made at the Site and Architectural Review Committee - the Architectural Advisor's recommendation supporting the "B" option - the site plans will return to the Committee for details on the chosen design Aerial maps and architectural renderings were presented for both plans. Mr. Eddy Shen, LRS Associates, and Mr. Gene Litle, the Applicant, addressed the Commission requesting approval of design option "A" for the following reasons: - provision of two additional parking spaces - more interesting architecturally - retention of solar heat during the winter months along the south wall - requested approval of the project. Commissioner Meyer reported on the Site and Architectural Review Committee's discussion, noting: - Committee's support for either design option, however, tended toward design option "B" Planning Commission Mi .es - 3 - anuary 23, 1990 recommended shorter columns recommended covered area for protection from the weather along the south side wall Commission Discussion: Commissioner Olszewski queried relative to which design would provide adequate room for handicapped persons to enter and exit their vehicles. Mr. Piasecki stated that either design could be reviewed to address this concern. Chairperson Perrine asked about the roof element and the column width. Mr. Piasecki noted that the designs will be returned to the Committee and that these issue would be addressed. The Public Hearing on S 89-05 was opened. No one wished to speak. Commissioner Olszewski indicated that he would support the Applicant's request for design option A for reasons mentioned by the Applicant. Commissioner Alne indicated that he favors option B, and suggested that elements from option A be incorporated into option B. Commissioner Wilkinson indicated support for design option A since it is more interesting architecturally. Commissioner Christ indicated that the option A was more interesting, however, he felt that the design needs simplification. Commissioner Meyer supported option B. M/S: Olszewski, Meyer Notion to close the Public Hearing on S 89-05 unanimously carried 6-0-0-1, Co~nissioner Fox being absent. M/S: Alne, Meyer Notion to adopt the reco~mmndation of the Site and Architectural Review ~o~mittee and approve design option B. Discussion on Motion: Commission Olszewski indicated that he is supportive of the project, however, he will not support design option B. Chairperson Perrine noted that he could support the motion if the roof elements could be broken up, and the columns were to be narrower. Roll Call Vote on Motion: Co~issioners: Commissioners: Commissioners: Alne, Meyer, Perrine Christ, Wilkinson, Olszewski ~ox NOTION FAILS (3-3-0-1) Planning Commission .nutes - 4 - January 23, 1990 Meyer, Wilkinson Notion to approve the Negative Declaration for a site and architectural application to allow the construction of a single-story retail building, on property known as 2205 South Winchester Boulevard, indicating approval of design concept A, subject to the site plan returning the Site and Architectural Review C0~ittee for appr0val to address elimination of the gable elements to simplify the design. Discussion on Motion: Commissioner Olszewski asked why there were two designs concepts and cautioned against this practice in the future fearing that a precedent would be established. Mr. Piasecki informed the Commission that this would not be a regular practice, that the Applicant initiated the two designs to address the concerns brought up by the Commission at the January 9, 1990, meeting. Roll Call Vote on Notion: AYES: NOES: ABSENT: Co~nissioners: Co~nissioners: Conmissioners: Christ, Alne, Neyer, Wilkinson, Olszewski, Perrine None Fox 2. V 89-10 Sousa, S. Public Hearing to consider the application of Ms. Sharon Sousa for approval of a variance to the required 25 foot setback for a garage to a 18 foot setback, on property known as 1550 Sheffield Avenue, in an R-1 (Single-family Residential) Zoning District. Chairperson Perrine read the application into the record. Principal Planner Phil Stafford presented the Staff Report, dated January 23, 1990, noting that the applicant's request is to correct a non-conforming situation overwhich she had no control since she purchased the property in a non-conforming condition. Further, Mr. Stafford stated that the City Attorney has advised that if the Commission accepts the variance, that the following items be made part of the findings for approval of the variance: 1. Due to the garage conversion by the previous owner, on-site covered parking was displaced. To provide adequate on-site parking a variance for an 18 foot garage setback is necessary. 2. Due to the lot depth and the present placement of the existing dwelling, the garage cannot be located in another area or provide the required setback specified in the Zoning Ordinance. 3. The proposed variance will not injure neighboring properties or use thereof, or be detrimental to the public welfare. 4. The variance will not be inconsistent with the goals of the General Plan. Planning Commission . .lutes - 5 - January 23, 1990 Ms. Sharon Sousa addressed the Commission requesting approval of the proposal. Chairperson Perrine opened the Public Hearing on ¥ 89-10. No one wished to speak. M/S: Meyer, Christ Motion to close the Public Hearing on ¥ 89-10 unanimously carried, 6-0-0-1, C~issioner Fox being absent. Commissioner Christ asked about automatic garage door opener requirements. Principal Planner Phil Stafford stated that when the proposal returns for site approval, a requirement will be made that a roll-up type garage door be used. Commissioner Meyer asked if comments from the Architectural Advisor were received. Mr. Stafford stated that the site plan would require Staff approval with input from the Architectural Advisor. M/S: Meyer, Christ Motion to approve ¥ 89-10 to approve a variance to the required 25 foot setback for a garage to an 18 foot setback, on property known as 1550 Sheffield Avenue, subject to findings recommended by Staff, unanimously carried by the following roll call vote: AYES: NOES: ABSENT: Co---issioners: Co~nissioners: Commissioners: Christ, Alne, Meyer, Wilkinson, Olszewski, Perrine None Fox 3. PD 89-24 Borello, L. Public Hearing to consider the application of Mr. Leonard Borello for a Planned Development Permit to create four lots for construction of four single-family homes on property known as 1390 and 1398 Harriet Avenue, in a PD (Planned Development) Zoning District. (Tentative City Council meeting hearing of 2/20/90) Chairperson Perrine read the application into the record. Principal Planner Phil Stafford presented the Staff Report, dated January 23, 1990, noting that Staff is recommending a continuance to allow more time for revised elevations to be submitted. Further, he noted: - proposal is for a development of four lots on one side of the cul-de-sac and future development of the other side - that the Applicant requested that Staff get an indication of how the Commission would view development of four lots on this site, since the site is 1000 feet short of the PD requirement and a PD cannot be used to circumvent the R-1 zoning Planning Commission Mi. .es - 6 - January 23, 1990 - four non-conforming homes would be removed with this approval - the proposed would be consistent with the General Plan Discussion ensued between Commissioners and staff and the following concerns were mentioned: - square feet of each lot - future plans for the other side of the cul-de-sac Commissioner Christ noted that he would prefer to see the whole street developed at the same time. Commissioner Meyer briefed the Commission relative to the Site and Architectural Review Committee, who met with the owner and noted the following concerns: - drainage of the rear portion of the properties - the project would be an upgrade to the area - project proposal lacks consistency and the Committee would recommend approval with revisions City Engineer Bill Helms stated that this would be a public street with a right-of-way of 56 feet and that Staff's intent would be that standard street improvements would be requested. Commissioner Olszewski noted his reluctance to support a project with inadequate information relating to the development of the four lots across the cul-de-sac. Commissioner Wilkinson noted that the Commission has no guarantee that the other half would be developed or that the other owner would develop the property following the current proposal. Commissioner Meyer noted that the adjoining property owner was at the Site and Architectural Review Committee meeting and that he was receptive to development proposed. Chairperson Perrine opened the Public Hearing on PD 89-14. Clarice Feno, current tenant on the subject property, addressed the Commission requesting that she be notified when the project is approved since she lives there and will need adequate time for placement of her children in an other school as well and relocate herself. Chairperson Perrine expressed his desire to provide Ms. Feno the information requested and discussion ensued relative to estimated time frame for project development. Commissioner Alne noted that the Owner of the property is a matter of record and suggested that if Ms. Feno were to request the name, phone number or address of the property owner, that Staff could provide that information to her and she could then contact the property owner for a time estimate for relocation. There was no one else wishing to address the Commission on this item at this time. Planning Commission nutes - 7 January 23, 1990 Commissioner Christ noted his concern that the properties have separate owners and that if the project were approved he would prefer that the whole street be developed with standard street improvements and adequate sidewalks. Discussion continued regarding the appropriateness of giving an opinion on the project as requested by the Applicant. City Attorney Seligmann stated that if no formal action were taken, then the opinion would be considered a courtesy. Commission Alne suggested that the Applicant be advised that the Commission might consider the proposal if all eight units were presented at the same time under one density. Planning Director Piasecki noted that he would convey the information to the Applicant. M/S: Meyer, Christ ~otion to ~ontinu~ the Public Hearing to the Planning C~mission ~eeting of February 27, 1990, unanimously carried 6-0-0-1, Commissioner Fox being absent for the meeting. Chairperson Perrine moved the agenda to Item No. 5, due to anticipated discussion on Item No. 4, GP 90-01. ~SC~.~ ~EOUS 5. M 90-01 Mahzoon, A. Consider the application of Mr. A. Mahzoon for a modification to the sideyard setback requirement to allow a construction of a second-story addition located on property known as 504 Weston Drive, in a R-1 (Single-Family Residential) Zoning District. Chairperson Perrine read the application into the record. Principal Planner Phil Stafford presented the Staff Report, dated January 23, 1990, noting a one foot difference in the required sideyard setback. Further, he noted: Applicant's reason for request is based upon interior stair well which prevents him from complying with the setback requirement - adjacent property owner is supportive of the request - Staff's recommendation for approval Mr. Mahzoon addressed the Commission requesting approval to the modification in the sideyard setback in order to prevent the stair well from being placed in the living area, and further, noted that the second story addition would be setback from the outside wall as required by ordinance. M/S: Christ, Wilkinson Motion to adopt the attached findings, and approve M 90-01 for a modification to the sideyard setback requirement to allow construction of a second-story addition to an existing single-family ho~e, located on property known as 504 Weston Drive, unanimously carried, 6-0-0-1, Cmissioner Fox being absent. Planning Commission ~nutes - 8 - January 23, 1990 The Planning Commission recessed at 8:30 p.m., and reconvened at 8:45 p.m., with all Commissioners present except Commissioner Fox. GP 90-01 City-initiated Public Hearing to consider a City-initiated application to amend the Land Use Element of the General Plan for properties within the Downtown Neighborhoods, as follows: To consider land use changes of parcels located in the following study areas: Area 1 (Kennedy/Sunnyside), Area 3 (Rincon/Third Street), and Area 6 (Esther Ave.), from Medium Density Residential (14-20 units per gross acre) to Low-Medium Density Residential (6-15 units per gross acre). To consider changes in the permissible land uses for parcels currently designated for commercial, office and office/residential mix located in the Downtown Residential Neighborhood as indicated in shaded areas on the enclosed map. The above-referenced properties are being reviewed to determine if they should retain their present General Plan Land Use designation as shown above, or be changed to another designation including potential office, residential, commercial, quasi-public, or some combination thereof. To consider adoption of General Plan policies which identify the desired character and development pattern for all Downtown Neighborhoods and which identify the appropriateness of Development/Design Standards for each of the affected neighborhoods. Chairperson Perrine read Application No. GP 90-01 into the record. Planning Director Piasecki presented the concise and informative Staff Report, dated January 23, 1990, drawing attention to various charts and maps displayed on the overhead projector. He discussed the following: - location of the 6 areas under consideration - profile sheets - current and past neighborhood characteristics - lot configurations - appropriateness of the General Plan amendment - City Council referral - Staff's recommendation - proposed policies for downtown residential neighborhoods Planning Commission _nutes - 9 - January 23, 1990 - charge of the Planning Commission relative to this issue - changes and effect upon subject properties if GP 90-01 were approved - traffic circulation in the downtown areas - development patterns Staff reports were distributed the public. Commissioners discussed the following issues: - recently approved Rincon area development - encouraging consolidation of lots in commercial areas - encouraging single-family cluster homes - how the 6-13 designation relates to properties on Kennedy Avenue - lot size on lot configuration in various areas - current market relative to single-homes vs. apartment development - provision of more usable open space - revision to part G. of the Staff Report, Item No. 1, request to soften the wording relating to the comment "shall consist of detached units" Chairperson Perrine opened the Public Hearing on GP 90-01. Liliane Thibodeau, 199 Sunnyside Avenue, addressed the Commission in opposition to changing the current zoning. She stated that she purchased the property under the current zoning which provided her with certain rights for future development. She now feels that a change to this zoning would be taking away of those rights. Discussion ensued between Commissioner Alne and Ms. Thibodeau relating to what the proposed down zoning would prevent her from doing and Ms. Thibodeau indicated that her freedom of choice would be inhibited. Mr. Richard Henderson-Gragg, resident of Sunnyside Avenue, addressed the Commission noting his opposition to the proposed down zoning, for the following reasons: he purchased the property for the express reason of rebuilding his property at the current zoning density - the Prometheus Development would increase the need for more local housing - traffic concerns could be mitigated by increased housing allowing people to live closer to where they work - the Policies for Downtown Residential, Item No. 1, design guidelines were appropriate Commission Alne asked Mr. Henderson-Gragg effect the proposed down zoning would have on his future plans to rebuild. Mr. Henderson-Gragg stated that he had intended to build in such as way that the project would funded itself. Mr. Gary Mair, 200 south First Street, spoke in support of the proposed General Plan Amendment noting that over the past 15 years the properties in the downtown areas have not developed under the current allowable density, therefore, it is appropriate that the zoning be changed to fit the development pattern in the area. Planning Commission autes 10 - January 23, 1990 Mr. Gary Sharon, Sunnyside Avenue/Arbor Court resident, spoke support of the Staff recommendation for the General Plan Amendment. Ms. Denny Potmore, resident of South Third Street area, noted strong objections to the proposed commercial area consolidations, since she purchased her property with the intent of operating a business out of her home and the proposed General Plan Amendment would prevent her from developing her business in this manner. Joe Pucci, Alice Avenue and Rincon Avenue resident, spoke in opposition to the proposal. Mr. John Peters, Area 3 resident, spoke in support of the proposal as it will effect Area 3. Commissioner Christ requested that Staff address the concerns of Ms. Potmore regarding the consolidation of commercial lots in Area 2. Planning Director Piasecki informed the Commission that Area 2 consists of 4 lots with single-family homes where the business area is designated for commercial use. Further, he stated that staff was recommending a policy that would allow new commercial development on these sites if lots only if adjoining parcels were consolidated. Pat Erickson commended Staff's efforts and offered support for the proposed General Plan Amendment. Jacky Castanzo, 227 Alice Avenue, spoke in support of Staff's recommendation. Pat Fisk, 206 East Rincon Avenue, spoke as a single parent in opposition of the proposal. She stated that the purchase of the property was a struggle and that she had intended to live on the property and have homes available for her children and that she feels that the proposed change would ruin her future plans. Further, she suggested that new developments be required to provide parking within the development in order to mitigate existing traffic and parking concerns. Mr. Steve Schedler, South First Street resident, spoke in support of the Staff's recommendation. Mr. Bryan Jones, 126 South First Street, spoke in favor of the proposed down zoning and noted that he felt the proposal was an excellent compromise between all involved. The following persons spoke in favor of Staff's recommendation as submitted: Mrs. Barbara Johnson, 80 Alice Avenue Mr. Bruce Johnson, 30 Alice Avenue Ms. Pamala Warren, 106 East Rincon Avenue - Mr. Woody Brown, 180 Sunnyside Avenue - Ms. Lucy Leeburg, 81 South Fourth Street. Chairperson Perrine requested that Staff display the proposed Policy Standards for the Downtown Residential Neighborhoods. Planning Commission nutes - 11 - January 23, 1990 Planning Director Piasecki displayed the Policy Standards and reviewed the intent of these policies individually for the Commission. Commissioner Christ suggested additional wording to the proposed policies that would allow some flexibility in certain areas in the City such as south of Kennedy and Sunnyside Avenues where the commercial properties are located. Further, Mr. Christ suggested retention of current zoning and allow flexability in the developments. Mr. Piasecki indicated that this suggestion could be addressed since the Policy Guidelines would include a map of areas of application noting zoning at 6-13 units per gross acres, but, that would not be effected by design guidelines. Commissioner Christ indicated his support for that type of flexibility which would establish more of a transition between commercial areas and residential areas in that particular area. Commissioner Olszewski reviewed the comments of Ms. Potmore relative to her desire to construct a business structure in the future and asked if this revised wording would allow her to conduct the business as currently zoned and allow her the ability to construct a business structure there in the future. Mr. Piasecki stated that she would be allowed to conduct a business there, however, that she would not be allowed to build a single structure there for commercial use without incorporating adjoining parcels within the commercial area, since the property does front a residential area. Commissioner Alne expressed a desire to encourage development that would cater to families who will live in the area. Furthermore, he wished Ms. Fisk and Ms. Potmore success in their future plans. Chairperson Perrine concurred with Commissioner Christ's suggestion relating to establishment of a transitional area between residential and commercial developments in Area 1, by allowing zoning at the 6-13 units per gross acres and maintaining the development standards on the south side. Mr. Henderson-Gragg and Mr. Peters addressed the Commission indicating support for Commissioner Christ's suggestion. Commissioner Christ initiated discussion of the policy guidelines and relative to Part G., of the Staff Report, that Item No. 1 be amended to read: "1. Residential Development: New residential developments shall consist of detached units with one and two-story building elements, excepting the south side of Sunnyside Avenue. Three-story elements may be permitted when determined to be compatible with existing development forms. Direct entries from the residential units to public street areas shall be provided to integrate new development with the surrounding residential neighborhoods." And, that NO design guidelines be required on properties fronting Kennedy Avenue. Commissioner Christ noted his intention to allow development of fourplexes along the south side of Sunnyside Avenue. Planning Commissio~ .nutes - 12 - January 23, 1990 Discussion ensued relating to traffic mitigation and Ms. Thibodeau remined the Commission that traffic impacts in the area are not caused by local residents. M/S: Alne, Meyer Motion to close the P~blic Hearing on GP 90-01 carried 6-0-0-1, Co~missioner Fox being absent. Commissioner Olszewski stressed his desire to strike a balance between what currently exists in the downtown areas and the long term benefits for the City as a whole in order to avoid a "tragedy of the commons" Further, Commissioner Olszewski expressed support for the Staff's recommendation, but was concerned about the detached building requirement. Commissioner Alne affirmed his desire to address the needs of the community and indicated his support of the proposal. M/S: Christ, Wilkinson Motion to Grant a Negative Declaration and adopt a Resolution recommending that the City Council approve GP 90-01, amending Item No. I of Part G. of the Staff report as noted above, and amending the map to address the concerns along the south side of Sunnyside Avenue and properties fronting Eennedy Avenue, carried on the following roll call vote: AYES: NOES: ABSENT: Commissioners: Commissioners: Co~issioners: Christ, Aine, Meyer, Wilkinson, Olszewski, Perrine None Fox SUBCOMMITTEE REPORTS There were no Subcommittee reports. REPORT OF THE PLANNING DIRECTOR After discussion regarding the appropriate time for the Commission/City Council Joint Study Session, the Report of the Planning Director was accepted. ADJOURNMENT: There being no further business, the Planning Commission meeting adjourned at 11:03 p.m, to the Joint City Council/Planning Commission Study Session of January 31, 1990, subsequently adjourning to the next regularly scheduled Planning Commission meeting, at 7:30 p.m., on February 13, 1990, in the City Council Chambers, 70 North First Street, Campbell. APPROVED: Jay R. Perrine Chairperson ATTEST: Steve Piasecki Secretary Karon Shaban Respectfully Submitted by: Reporting Secretary