Loading...
PC Min 09/25/1990PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA 7:32 P.M. CITY HALL, COUNCIL CHAMBERS MINUTES Tuesday September 25, 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 CALL Commissioners Present: Chairperson Jay Perrine Commissioner I. (Bud) Alne Commissioner Robert Dougherty Commissioner David Fox Commissioner Alana Higgins Vice-Chairperson Jane Meyer Commissioner Mark Wilkinson Staff Present: Planning Director Steve Piasecki Planner I Gloria Sciara Senior Planner Randy Tsuda City Engineer Bill Helms City Attorney William Seligmann Recording Secretary Marlene Pomeroy INTRODUCTIONS Chairperson Perrine introduced and welcomed Commissioners Alana Higgins and Robert Dougherty, newly appointed by the City Council to serve on the Planning Commission. APPROVAL OF MINUTES M/S: Commissioners Meyer/Alne to approve the minutes of the meeting of September 11, 1990, as submitted. Motion carried (5-0-2), Commissioners Higgins and Dougherty abstaining since they were not appointed Gommissioners at the time. COMMUNICATIONS Planning Director Piasecki noted the following communications included in the agenda packet: (1) Mr. Richard VanLeeuwen, 845 Harriet Avenue, re planned development for disabled senior citizens on Harriet Avenue. (2) Ronald and Carol Mowry, 855 Harriet Avenue, re planned development for disabled senior citizens on Harriet Avenue. (3) Referral from City Council regarding petition from Crockett Avenue residents re hobby kennel at 948 Crockett Avenue. On order of the Chairperson, Items 1 and 2 were noted and filed, and Item 3 will appear on a future Planning Commission agenda. Planning Commission Minutes September 25, 1990 Page 2 AGENDA MODIFICATIONS OR POSTPONEMENTS Chairperson Perrine announced that the Applicant for Agenda Item No. 2 has requested a one month continuance. ORALR_~_Q_UESTS There were no oral requests. CONSENT CALENDAR 1. Chairperson Perrine announced the resignation of Commissioner Fox and the appointment of Commissioner Alne to the Site and Architectural Review Committee. Commissioner Meyer will continue to serve as Chairperson of the Committee. PUBLIC HEARINGS 2. ZC 90-08/ PD 90-02 Anderson, K. Continued Public Hearing to consider the application of Mr. Kurt Anderson for approval of a Zone Change from R-i-10 (Single-Family Residential) to PD (Planned Development); and approval of a Planned Development Permit to allow the construction of 5 single-family homes on properties located at 1265 and 1271 Burrows Road in an R-i-10 (Single-Family Residential/Low-Density, less than 3.5 units per gross acre) Zoning District. APN: 403-16-007 and 008. Chairperson Perrine read the Application into the record. Planning Director Piasecki reviewed the Application and indicated that it has been continued from three previous meetings. At the last meeting, the Commission indicated a desire to see significantly reduced building sizes. Mr. Anderson, in an attempt to satisfy the Commission's recommendation, requests a one month continuance until the October 23, 1990, Planning Commission meeting. Staff recommended a one-month continuance. The Chairperson declared the Public Hearing opened. Commissioner Dougherty questioned whether the proposal will continue to contain five buildings and whether or not it is possible to notice additional properties in the R-i-10 Zoning District. Planning Director Piasecki responded that State law requires noticing all property owners within 300 feet of the perimeter of a proposed development and it is the Planning Department's policy to use this requirement as a minimum whether or not noticing is necessary. Publication in the newspaper also occurs. Kurt Anderson, applicant, addressed the Commission and stated his concurrence with staff's recommendation for a one month continuance. He added that he is working diligently to reduce the size of the structure to between 2,200 and 2,400 square feet, and reduce the setbacks. He also requested that noticing remain to only within 300 feet of the development because enlarging the noticing area could set a precedent for future projects. Planning Commission Minutes September 25, 1990 Page 3 Commissioner Fox stated that this project sits on the edge of the R-i-10 Zoning District and expressed his opinion that it is not necessary to notify property owners not affected by the development. M/S: Commissioners Meyer/Fox to continue the Public Hearing on ZC 90-08/PD 90-02 to the October 23, 1990, Planning Commission meeting carried unanimously (7-0-0). 3. PD 90-05 Pucci, J. Continued Public Hearing to consider the application of Mr. Joe Pucci, Jr., for a Planned Development Permit to allow a second dwelling and an addition to an existing dwelling on property located at 176 East Rincon Avenue, in a PD (Planned Development) Zoning District. APN: 412-06-066. Planning Director Piasecki reported that this application was continued from the September 11, 1990, Planning Commission meeting due to the fact that the applicant was unable to attend. He clarified that the application is to allow the construction of a second residential dwelling unit on a site with one single family residence in existence, and to allow an add-on to the existing single family residence. An aerial map and architectural renderings were on display. The property consists of .21 gross acres, .17 net acres, or 7,350 square feet. The property is surrounded by similar single family residential uses with the exception of a church and day care center across the street to the north. The site is designated for low-medium density residential uses which allows development at 6-13 units per gross acre. The proposal is for development at 9.5 units per gross acre, which is consistent with this2density range. The site is zoned PD (Planned Development District) and the proposed project is consistent with the zoning designation. Planning Director Piasecki pointed out that there are no major issues to this proposal, and that as a condition of approval the existing five foot pepper tree will be examined and if found to be healthy, retained and protected during construction. Parking is consistent with the R-1 Zoning Ordinance requirements. Design of the structures is deemed to be compatible with the surrounding neighborhood. Staff recommended approval of the application subject to findings and conditions as outlined in the staff report. Vice Chairperson Meyer reported that the Site and Architectural Review Committee is supportive of the proposal with modification to the gable roof over the entry and that the landscape plan be submitted to the Committee for review. Based on these conditions, the Committee recommended approval. The Chairperson declared the Public Hearing opened. Mr. Joe Pucci, Jr. indicated his agreement to the conditions of approval. Commissioner Wilkinson questioned the aplicant's ability to, in the future, seek a subdivision creating a flag lot. Planning Director Piasecki responded that the option is available to the applicant; however, because the access driveway provides parking for both houses, it would be appropriate to record Planning Commission Minutes September 25, 1990 Page 4 an easement over the flag access corridor. Chairperson Perrine commented that the area in which this property is located was recently down-zoned to attract this particular type of development. M/S: Commissioners Alne/Meyer to close the Public Hearing carried unanimously (7-0-0). M/S: Commissioners Alne/Meyer to adopt Resolution No. 2699, incorporating findings, and recommending approval of a Planned Development Permit, plans, elevations, development schedule and conditions of approval to allow the construction of a second single-family dwelling unit and an addition to an existing single-family dwelling unit on property located at 176 E. Rincon Avenue, in a PD (Planned Development) Zoning District (PD 90-05) carried unanimously by the following roll call vote: AYES: NOES: ABSENT: Commissioners Alne, Higgins, Fox, Wilkinson, Dougherty, Meyer, Perrine None None ZC 90-09/ PD 90-04 Anderson, K. Continued Public Hearing to consider the application of Mr. Kurt Anderson for approval of a Zone Change from R-3-S (Multiple-Family/High-Density Residential) to PD (Planned Development); and approval of a Planned Development Permit to allow the construction of 4 townhomes on property located at 875 Apricot Avenue, in an R-3-S (Multiple-Family/High-Density Residential) Zoning District. APN: 412-12-001. Gloria Sciara, Planner I, reviewed the Application, indicating that this application was continued from the September 11, 1990, Planning Commission meeting due to concerns and requirements raised by the Commission, staff and residents adjacent to the subject property. Issues raised included massing of the rear building, a ten foot dedication along Apricot Avenue, and light and air impacts of the proposed development on the adjacent properties. The applicant has submitted revised site plans, increased the side yard size along the eastern property line, provided an eight foot high fence along the perimeter of the property, removed windows along the rear elevation, and provided additional landscaping along the rear and eastern property lines. By the addition of the ten foot dedication, there is now a deficit of two parking spaces, whereas initially there was a one space deficit. Staff is supportive of a deficit of one space and has red-lined the plans indicating an additional parking space along Apricot Avenue. Ms. Sciara pointed out that this is a two-story development in an area surrounded by three-story development. The proposal is consistent with the General Plan and Zoning and is complementary to developments in the neighborhood. The applicant has responded to the concerns of the neighbors, the Planning Commission and staff. Staff recommended referral to the City Council for approval subject to conditions. Planning Commission Minutes September 25, 1990 Page 5 Vice Chairperson Meyer reported that, based on the developer's response to previous concerns, the Site and Architectural Review Committee recommends approval of the proposal. The Committee expressed concern regarding a deficit of one parking space; however, the additional landscaping outweighed the loss of one parking space. The Chairperson declared the Public Hearing opened. Mr. Kurt Anderson, the applicant, appeared before the Commission and expressed appreciation to Planning Director Piasecki and staff for the many hours spent on this project. The modifications were a direct result of input from adjacent neighbors and staff. His client has reviewed the conditions of approval and finds them acceptable. Commissioner Wilkinson questioned whether the Site and Architectural Review Committee considered the five foot setback in conjunction with the two-story stucco side of the building, and an eight foot fence. Vice Chairperson Meyer responded that in comparison to the three-story development in close proximity, these are spacious yards and a much nicer development. Barbara Burns, 903A Apricot Avenue, expressed confusion over the term "three story" adjacent units when, in her opinion, there are only two story units. Planning Director Piasecki acknowledged that there are both two and three story units in the immediate vicinity. M/s: Commissioners Alne/Meyer to close the Public Hearing carried unanimously (7-0-0). Commissioners Fox, Alne and Wilkinson complimented the applicant for his response to the concerns expressed by the Site and Architectural Review Committee and the neighbors. It was pointed out that the applicant chose to develop only 14 units where 21 are allowed. With reference to Condition #2, it was the consensus of the Commission that the landscape plan be reviewed by the Site and Architectural Review Committee rather than the Commission. M/S: Commissioners Fox/Meyer to adopt Resolution No. 2700 recommending approval of a zone change from R-3-S Multiple-Family, High Density Residential to PD (Planned Development) for property located at 875 Apricot Avenue; and Resolution No. 2701 recommending approval of a planned development permit, plans, elevations, development schedule and conditions of approval to allow construction of four townhomes on property located at 875 Apricot Avenue, in a PD Zoning district, carried unanimously on the following roll call vote: AYES: NOES: ABSENT: Commissioners Alne, Higgins, Fox, Wilkinson, Dougherty, Meyer, Perrine None None Planning Commission Minutes September 25, 1990 Page 6 5. GP 90-05 Public Hearing to consider a General Plan Amendment to City-initiated the Open Space Element of the General Plan. Chairperson Perrine read the Application into the record. Planning Director Piasecki provided background information regarding the City Council's direction to begin a review of the Open Space Element of the General Plan. The existing element was adopted in 1978 and therefore out of date, and the Campbell Union School District Facility Advisory Committee released a report in October 1989 which recommended the sale of certain district properties which would impact open space facilities within the city. The City Council requested, and the School District Board of Trustees agreed, to withhold action on the Facilities Report for one year to allow the City time to prepare a revised Open Space Element to the General Plan. The purpose of reviewing the Open Space Element is to evaluate the impact of the District's recommendations in terms of the available open space in the community. Mr. Piasecki stressed the fact that the Open Space Element is a long-range policy document which provides a framework for City action and does not provide specific solutions to open space issues. It recommends that the City Council develop an acquisition program to guide future purchases of park land based on neighborhood need and currently available land. The acquisition program will be adopted outside of the Element. When the Council requested the one year time frame for review of the Open Space Element, they also requested staff to devise a mechanism to keep organized sports groups apprised of the progress on the preparation of the Element. Representatives from City staff, including the Planning Department, Community Services, and Public Works met with a Task Force comprised of representatives from organized sports, the School District and Chamber of Commerce. At this meeting, the Commission is being requested to receive public testimony, discuss the element structure and provide direction to staff for changes the Commission desires incorporated into the next draft. The Commission can continue the Public Hearing to October 23, to review the incorporation of the comments and suggestions made at the meeting, and at that time make a recommendation to the City Council. Mr. Piasecki also informed the Commission that the Parks and Recreation Commission will be holding a Study Session on September 27, 1990, to discuss the Draft Open Space Element. Commissioner Alne questioned whether the School District Board delayed acting on the Facility Advisory Committee's recommendations so that the City could come to a decision whether or not to take advantage of its rights under the Naylor Act. Mr. Piasecki explained that the Naylor Act is a State law that allows cities to buy open space land at 25% of its market value. The city, however, can only acquire the open space portion of the school facility, not buildings. He stated that the City Council's request to allow time to review the Open Space Element policy structure was to enable the Council to be in better position to respond to the Facility Advisory Committee's recommendations. Planning Commission Minutes September 25, 1990 Page 7 Randy Tsuda, Senior Planner, reviewed the components of the existing Element adopted in 1978. Since the adoption of the 1978 Element, the City acquired the Community Center site and was successful in the development of the Los Gatos Creek Trail. The 1978 Element contained a standard of four acres of park land per 1,000 population, while in actuality the ratio was 2.1 acres per 1,000 population. Today the ratio remains at 2.1 acres per 1,000 population even though the City has acquired 11 acres of usable open space. As a means of implementing the 1978 element, the City began collecting Park Dedication Fees in 1983; fees paid by developers to offset the impact of new development on open space facilities. $350,000 has been collected since 1983, and has been spent on the Community Center, and Morgan and Campbell Parks. Mr. Tsuda reviewed the following major sections of the Draft Open Space Element: (1) General Description, including the State requirements for General Plan and Open Space Elements; (2) Background information, including the 1978 Element and funding the City has used in the past, projections for future funding, as well as an inventory for open space resources; (3) Major issues the City will address in terms of open space requirements, including the need to generate additional open space funding, and the different standards that the City can enact within the Draft Element; and (4) Goals, Policies and implementation measures. Mr. Tsuda pointed out that staff is proposing to retain the four acre per 1,000 standard and believes this historical position is realistic given the financial constraints the City has for open space. He pointed out that the City is 97% built out. Initial questions from the Commission concerned whether the Draft Element should include a definition of usable open space, the horizontal transfer of Naylor rights, and a requirement to provide more open space in any proposed development near the Los Gatos Creek Trail. On order of the Chairperson, the Commission recessed at 8:45 p.m. The Commission reconvened at 8:55 p.m. The Chairperson declared the Public Hearing opened. Dennis Belluomini, representing the Campbell Little League, addressed the Commission, pointing out an inconsistency in the wording, vis-a-vis "Direct the City to pursue an Agreement with the School District on the disposition of school land," and Item 1.2 under Implementation Strategies, "Consider the possibility of an agreement with local school districts..." Mr. Belluomini suggested an emphasis on the words "direct, strive, or pursue" when moving forward with an agreement with the school district. Planning Commission Minutes September 25, 1990 Page 8 Roger Clapp, representing the Quito Little League, addressed the Commission and expressed concern with maintaining a standard slightly lower than recommended and questioned the justification considering that the City is 97% built out. Mr. Clapp suggested aiming for a goal of six acres per 1,000 population so that in 10 years when the population is more dense and land is less available, it might be possible to maintain a 5 acre per 1,000 standard. He stated that staff is being overly conservative and should be aggressive in proposing a goal closer to what the community would like to see. Mr. Clapp also questioned the accuracy of the numbers shown in Appendix C and stressed the importance of acquiring parcels as large as possible to accommodate the various sports programs currently using school facilities. Mr. Clapp suggested that the City pursue other funding sources for land acquisition to reach the higher standard. Jim McCauley, representing the Quito Little League, addressed the Commission, questioned the time table for Commission and Council review of the Draft Element, and requested an opportunity for more thorough review prior to the Commission making a recommendation to the City Council. Chairperson Perrine clarified that staff is recommending that the Public Hearing be continued to the Planning Commission meeting of October 23, which should provide adequate time for review. Mr. Tsuda added that any member of the Commission or the public is welcome to submit comments and/or suggestions in writing to staff prior to the October 23 meeting. He further clarified the schedule, indicating that if the Planning Commission makes a recommendation to the City Council on October 23, the Draft Element would be agendized for a Public Hearing at the November 5 City Council meeting, followed by adoption at the November 20 Council meeting. Mr. McCauley pointed out that the Quito Little League provides a sports activity for approximately 500 children and has been in existence for 30 years. He also stated his understanding that the San Tomas field used by Quito Little League was granted to the school district for use by the League, and he questioned whether there were any provisions in the grant that the land was always to be available for use by the League. He also pointed out the significant financial investment the League has made at the field, as well as Campbell Little League~s investment at Rosemary School and that the youth sports groups could not afford to acquire any property. Mr. McCauley also suggested using stronger language such as "mandate, demand, or require" rather than "encourage". Commissioner Fox, however, pointed out that the Commission cannot demand, require or mandate the City Council or any other entity. He also pointed out that many of the sites used by the various sports organizations are within the Campbell school district, but are not within the City limits. Ralph Steinberg, Chairperson, Governing Board, Campbell Union School District, addressed the Commission and introduced Boardmember Del Tucci and Superintendent Marcia Plumleigh. Mr. Steinberg presented a Position Paper on the Open Space Element Study dated September 25, 1990, and apologized for presenting the paper at the meeting without the opportunity for prior review by staff and the Commission. He indicated that the Position Paper was drafted by the Board as a whole and represents the Board's response to the Open Space Element Study. Planning Commission Minutes September 25, 1990 Page 9 Mr. Steinberg stated that the Board shares the laudible goal of the City to preserve open space and recreational opportunities for its citizens. It has concerns, however, with implementing the goal and how implementation relates to public policy issues. Mr. Steinberg gave the history behind the Facility Advisory Committee's report, stating that the report had been accepted by the Board but not acted upon because of the City's request for a postponement. He pointed out the following main conclusions of the Facility Advisory Committee's report: 1) The District's structures and facilities need to be significantly improved. The Governing Board should consider disposing of portions of open and landbanked sites not required for school district operations. The District's surplus properties are assets that have the potential to generate necessary revenues to upgrade the District's aging facilities and create state-of-the-art learning environments. The District should cooperate with and assist the City and other local jurisdictions in relocating those recreational facilities (such as Campbell and Quito Little League and Quito Bobby Sox) currently located on surplus District property. Mr. Steinberg reiterated the Board's support for the City's goal of providing open space, however, recognizes that there are shared concerns in terms of preserving open space and meeting recognized needs. The solutions will require shared responsibilities, shared costs, and working on a cooperative basis. The Board desires to maintain a very open dialogue with City staff and the City Council in addressing the needs and sharing the burden. In response to Commissioner Fox's question regarding the District's facilities plan, Mr. Steinberg stated that, without capital improvements, the District projects costs of $19 million for maintenance needs. He pointed out that today it costs $8 million to build a new school, and to open a closed school costs $1 million. Superintendent Plumleigh added that the District has a 10-year $70 million Facilities Plan. Mr. McCauley stated his opinion that no one is prepared to sacrifice education for sports. He indicated that there appears to be a reasonable amount of monies to be secured from the disposition of school property and at a minimum the sports organizations would like to insure that they get more than an encouragement by the City Council and a willingness by the School Board to discuss the issues. Mr. Jim Sager, a San Tomas neighborhood resident and former member of the Quito Little League, expressed a sincere desire to see the San Tomas School site remain as open space, more importantly for the neighborhood than for the sports activities. Commissioner Alne referred to the Implementation Strategies and pointed out the lack of emphasis in the usage of the phrase "consider the possibility." He suggested that the report should be more specific in its recommendations, i.e., whether or not to utilize Naylor rights, where, for how long; whether or Planning Commission Minutes September 25, 1990 Page 10 not maintenance and use agreements should be used rather than evaluated; rather than using the phrase "periodically", recommend a specific time frame; and how "supporting the efforts of other agencies" is manifested. Commissioner Alne expressed reservation with the City exercising its Naylor rights when the School District can receive significantly more money selling properties commercially. Commissioner Fox recommended prioritizing the available sites for open space so that the maximum amount of land could be purchased with the minimum amount of dollars, or that the City inform the School District as to which sites they might be interested in. Mr. Tsuda pointed out that staffWs recommendation will include the adoption of an acquisition program separate from the Open Space Element, to be used as an implementation measure. Chairperson Perrine stated that anyone wishing to comment on the Draft Element should submit their comments in writing to the Planning Department prior to the next hearing date (October 23). Commissioner Dougherty also requested more specificity in the report and recommended the inclusion of an implementation measure that City staff work with appropriate groups in the city to develop funding priorities. Mr. Tsuda stated that, based on the discussion at this meeting, he will include the following issues in the next draft: (1) quantify how much it would cost to reach the four acre per 1,000 population standard, state what the shortfall is and include a policy or implementation measure asking the Council to consider a financing plan to remedy the shortfall; (2) include more specificity; and (3) mention financing open space using utility taxes, bonds, and other sources. M/S: Commissioners Alne/Meyer to continue the Public Hearing on the General Plan Amendment to the Open Space Element (GP 90-05) to the October 23, 1990 Planning Commission meeting carried unanimously. REPORT OF THE PLANNING DIRECTOR The September 25, 1990, report of the Planning Director was accepted. ADJOURNMENT There being no further business, the meeting was adjourned at 10:30 p.m., to the next regularly scheduled Planning Commission meeting on October 9, 1990, at 7:30 p.m., in the City Council Chambers, 70 North First Street, Campbell, California. ATTEST: RECORDED.~Z/~~-~7~- Recording Secretar~ APPROVED: Chairperson