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PC Min 10/23/1990PId~D~NG CO)OfIS$ION CITY OF rJ~NPB~r,~., C~T.TFORNIA 7:30 P.M. CITY HALL, COUNCIL CHAMBERS TUESDAY OCTOBER 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~LL: Commissioners Present: Chairperson Perrine Commissioner Alana Higgins Commissioner David Fox Commissioner Mark Wilkinson Commissioner Robert Dougherty Commissioners Absent: Commissioner I. (Bud) Alne, excused Commissioner Jane Meyer, excused Staff Present: Director of Planning, Steve Piasecki Principal Planner, Phil Stafford Senior Planner, Randy Tsuda City Attorney, William Seligmann Traffic Engineer, Bill Helms Recording Secretary, Karon Shaban Chairperson Perrine noted that the absences of Commissioners Alne and Meyer were excused. APPROVAL OF THE MINUTES: ON MOTION OF COMMISSIONER DOUGW~N~'Y, SECONDED BY COMMISSIONER FOX, THE PLANNING COMMISSION MINUTES OF T~RMEETING OF OCTOBER 9, 1990, WERE UNANIMOUSLY APPROVED, AS SUBMITTED, 5-0-2, COMMISSIONERS ALNE AND MEYER BEING ABSENT. COMMUNICATIONS: Planning Director Piasecki informed the Commission that items of communication were included in the Commission packets and pertain to items listed on the agenda. He noted the revised changes to Findings for Item Nos. 1, 2 and 4 were distributed as requested by the City Attorney, one communication from the Redevelopment Department announcing the moving date of the Ainsley House, and a memorandum from Santa Clara County relating to the Open Space Element. ORAL REOUESTS There were no oral requests. Planning Commission Minutes -2- October 23, 1990 PUBLIC wF~a. RINGS: 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-1-10 (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-1-10 (Single-Family Residential/ Low-Density, less than 3.5 units per gross acre) Zoning District. APN: 403-16-007 and 008. (Tentative City Council Agenda date: 11-20-90.) Chairperson Perrine read the Application into the record. Director Steve Piasecki reviewed the Application which was continued from three previous Planning Commission meetings. He discussed the Staff Report and presented the map and architectural renderings, as follows: - Modified building forms reducing the square footage by 500 and 600 square feet within each unit - Net and gross acreage - Surrounding neighborhood - General Plan and Zoning Density - Parking - Staff's recommendation for denial was based upon lack of compliance to the San Tomas Policy in the Land Use Element of the General Plan - The Architectural Advisor was not present at the Site and Architectural Review Committee, however, he indicated that he was satisfied with the architectural style but felt the massing may still be a concern. In response to a question from Commissioner Dougherty, Mr. Bill Helms, Traffic Engineer, indicated that the standard street improvements along Burrows were not cited for improvements by the San Tomas Task Force, however, he stated he would review the area and report back to the Commission. Commissioner Wilkinson reported on the Site and Architectural Review Committee's discussions noting that the Committee is recommending approval of the revised plans and are satisfied that the proposal represents an improvement in the area. Further, he addressed the concerns relating to orientation of one of the proposed homes and noted that the architect has revised the plans to provide better access to the driveway. Planning Commission h.~nutes -3- October 23, 1990 Mr. Kurt Anderson, Project Architect, addressed the Commission and discussed the following: - Intention of the San Tomas Policy was to preserve the rural character of the area - Orientation of homes facing the public streets - Architecture compatible with the neighborhood character - Revised circulation plan - Reduction of size of the homes - Dedication of 22,000 square feet of land to the City for street improvements - Uniqueness of this particular parcel - Surrounding uses in the area - Retention of trees will preserve the rural character intended for the area - Requested approval of the project The Chairperson declared the Public Hearing on ZC 90-00/PD 90-02 open. There was no public comment. Chairperson Perrine asked staff about the Giancola project and limited floor area ratio. Planning Director Piasecki stated that the Giancolas had to record a covenant regarding the floor area ratio and that a similar action could be taken relative to this project. ON MOTION OF COMMISSIONER FOX, SECONDED BY COMMISSIONER DOUGR~3~rY, IT WAS UNANIMOUSLY ORDERED THAT THE PUBLIC R~RING BE CLOSED. Commissioner Wilkinson indicated his support for the project based upon the fact that the project does adhere to the spirit of the San Tomas Policy and that this project would greatly improve a major corner parcel in the neighborhood. Commissioner Fox indicated support due to reduced massing, no parking impacts, reduced height of proposed homes, compatibility of architecture, and improvement in the area. He discussed the provision of a covenant to provide for smaller square footage of living area. HIGGINS, DOUGHERTY )lOTION TO ACCEPT THE NEGATIVE DECLARATION PREPA~ FOR THIS PROJECT AND ADOPT RESOLUTION NO. 2703, APPROVING ~ APPLICATION OF ]IR. KURT ANDERSON FOR A ZONE CHANGE FRO~ R-1-10 TO PD; AND TO ADOPT RESO~ION NO. 2704, APPROVING A PLANNED DEVELOPI[ENT PERMIT TO ~T.TOW CONSTRUCTION OF 5 SINGT.~.-FAMILY HOMES ON PROPERTY LOCATED AT 1265 AND 1271 BURROWS Planning Commission Minutes -4- October 23, 1990 Commission Discussion on %he Motion: Commissioner Dougherty expressed concern regarding spot zoning and suggested that the San Tomas Policy should be reviewed. Commissioner Wilkinson concurred with Commission Dougherty's suggestion regarding review and possible revision of the San Tomas Policy. NOTION WAS UNANIMOUSLY APPROVED BY ~ FO~G ROT.T.C.~T.T. VOTE: AYES: Co~missioners: Fox, Higgins, Nilkinson, Dougherty, Perrine NOES: Commissioners: None. ABSENT: Commissioners: Alne, Meyer M 90-18 Baker, T. Public Hearing to consider the application of Mr. Tim Baker, on behalf of the Home Church, for approval of a modification to a previously approved Use Permit to allow an extension of an approval for a youth center in a portion of an existing shopping center on property located at 1739-1757 South Winchester Boulevard, in a C-2-S (General Commercial) Zoning District. APN: 305-21-009 and 010. Chairperson Perrine read the Application into the record. Principal Planner, Phil Stafford, reviewed the Application and discussed the Staff Report and the background of the previous approval, which included a condition requiring the applicant to return to the Commission to extend the youth center use beyond two years. He noted the following: - Revised findings were distributed at this meeting - That the use will expire on November 7, 1990 - The request is for an extension of four years - No complaints have been received Redevelopment Department currently has no plans to modify or change the shopping center Planning Department Staff is supportive of the requested extension. Commissioner Dougherty asked if the staff had visited the site and reviewed the operation, and Mr. Stafford responded that they had and reaffirmed Staff's support of the request. The Chairperson declared the Public Hearing on M 90-10 open. ON MOTION OF COMMISSIONER WILKINSON, SECONDED BY COMMISSIONER FOX, IT WAS UNANIMOUSLY ORDE~THATTHEPUBLIC~FARING BE CLOSED. Planning Commission Minutes -5- October 23, 1990 Wilkinson, Fox NOTION TO ADOPT ltJ~.qO~ION NO. 2705, APPROVING TH]~ APPT.TCATION OF NI~. T/I~ BAK]~ FOR A MODIFICATION OF THE PRL~IOUSLY APPROVED YOUTH CENTAUR RYTENDING THE USE AN ADDITIONAL FOUR YEARS TO NO~E~ ? · 1994· ON PROPERTY LOCATED AT 1739-1757 SOIF~H NIN~ BO~.RVARD, NAS UNANIMOUSLY APPROVED BY T~R FOL.~.OWING ROLL CAT.T. VOTE: AYES: Commissioners: Higgins, Fox, Nilkinson, Dougherty, Perrine NOES: Commissioners: None. ABSENT: Commissioners: A/ne, Meyer S 90-08 Brockway, M. Public Hearing to consider the application of Mr. Michael T. Brockway for approval of a Site and Architectural Application to allow the move-on of an existing residence on property located at 1566 Walters Avenue in Campbell, in an R-1-9 (Single-Family Residential) Zoning District. APN: 403-18-013. Chairperson Perrine read the Application into the record. Principal Planner, Phil Stafford, reviewed the Application and discussed the Staff Report and presented the map and architectural renderings, as follows: - Zoning is consistent - Larger than Minimum lot size, a flag lot - Request to move on a house that is in the Highway 85 right-of-way - Existing home will be demolished - Move-on home is in good condition - Staff is supportive of the proposal subject to the condition that the move-on home be located five feet further east than the existing home in order to preserve an existing Redwood tree. Commissioner Wilkinson reported on the Site and Architectural Review Committee's discussions noting that the Committee is recommending approval of the request, subject to conditions as recommended by Staff. The Chairperson declared the Public Hearing on M 90-10 open. Mr. Brian Necas, 1384 York Avenue, addressed the Commission requesting specifics on the proposal relative to the exact location of the move-on, existing fencing, and location of telephone and sewer lines. Mr. Necas appeared satisfied with the response from Staff. ON MOTION OF COMMISSIONER~fILKINSON, SECONDED BY COMMISSIONER FOX, IT WAS UNANIMOUSLY ORDE~RnTHATT~RPUBLICHEARING BE CLOSED. Planning Commission M~nutes -6- October 23, 1990 M/S: WILKINSON, HIGGINS II~OTION 'lC) ADOPT R]LSO~ION NO. 2708, APPROVING ~ APPLICATION OF l~t. MICHAEL BROCKWAY TO ~ T~R MOVE-ON OF AN EXISTING HOME ONTO TWR PROPERTY LOCATED AT 1566 IO~T.,~, ~ ~USLY APPROVED ON ~ 1;'O~G ROT.T. CAT.T. VO'l~: AYES: Cow~issioners: Higgins, Fox, #ilkinson, Dougherty, Perrine NOES: Co~mnissioners: None. ABSENT: Commissioners: Alne, Meyer GP 90-05 City-Initiated Continued Public Hearing to consider a City-initiated amendment to the Open Space Element of the General Plan. A Draft Negative Declaration has been prepared for this project certifying that no significant environmental impacts are anticipated with the project. Chairperson Perrine read the Application into the record. Mr. Randy Tsuda, Senior Planner, presented the Staff Report, updated the Commission on actions taken since the September 25th Planning Commission hearing, and reviewed the major modifications to the draft, as follows: - Strengthen Goal No. i regarding policy - Added information on park costs - Added requirement relating to preparation of a Park Financing Plan - Parks and Recreation reviewed the Draft Open Space Element and recommended approval to the City Council incorporating the following: - Park Needs Assessment completed every five years; and, - Annual Parks Improvement Budget - The City Council hearing is scheduled on November 5, 1990, consistent with the City's agreement with the School District to complete the Element by November. Mr. Tsuda detailed the specific modifications, as follows: - ~ark Financinq Plan: Page 5, and Page 10 regarding the funding gap between park dedication revenues and what is necessary for implementation of the Open Space Element, will include: - Disposition and acquisition of land - Specification of financial measures to provide necessary funding Planning Commission Minutes -7- October 23, 1990 Acquisition of School Land: - Section No. 1.2 adds language to allow transfer of development rights or density bonuses, if the City can use these agreements to acquire additional park lands; and, - Section No. 1.9 relates to a Surplus School Property Plan which will allow the City's use of the Naylor Act (allows the City to purchase surplus school property at a quarter of the market value, however, specification of sites or specific portions of sites to be purchased under the Naylor Act must be defined). Mr. Tsuda displayed an overhead chart summarizing park standards of cities within the County. Further, Mr. Tsuda stated that Staff is recommending that the Planning Commission recommend that the City Council grant the Negative Declaration prepared for the proposal, and approve the Open Space Element, incorporating the revised findings distributed prior to the Planning Commission meeting. Commissioner Fox asked if Staff had investigated which funding sources would be the most viable. In response, Mr. Tsuda stated that the financial methods would have to be evaluated with the financing plan. Discussion ensued between Commissioner Fox and Mr. Tsuda relative to State and Federal Funding, bonds, taxes and feasibility of their use. Mr. Tsuda informed the Commission that many taxes and bonds require two-thirds vote, however, utility taxes require only a majority vote and may be easier to obtain. Further, he stated that although State and Federal Funds are difficult to obtain, Staff will pursue such options. Commissioner Fox suggested that the School District be provided with a timeline and a financing plan. Mr. Tsuda stated that the financial plan is directly related to the disposition agreement between the School District and the City, and will need to be discussed at Council level. Chairperson Perrine concurred that the City Council would have the final word on any General Plan change. Commissioner Fox argued that he would prefer providing the City with a complete package which would include a timeline and a detailed financial plan. The Chairperson opened the Public Hearing. Mr. Ralph Steinberg, President of the Board of Trustees, Campbell Union School District, addressed the Commission commenting that his remarks are personal and should not represent the feelings of the Board of Trustees, since the revised draft was not made available to Planning Commission ~lnutes -8- October 23, 1990 the public until this meeting, and provided no opportunity for the Board's review of the document. He expressed the following: - Commended the Staff of the Planning Department for preparation of the document - Regarding Section No. 1.11 - Naylor Act - Although, understanding the City's right to use the Naylor Act, requested that the City recognize the burden placed upon the School District to sell available land at a quarter of the market value - Joint effort between the School District and the City should be utilized in order to develop agreements to maximize open space available to the community and to the schools - Requested that the City's Naylor rights be of mutual benefit to both parties - Regarding implementation of Section No. 1.6 - Relocation of existing Sports Groups - preferred a multilateral approach to relocation - requested stressing "joint effort" - Appreciation of comments presented by Commissioner Fox relating to the Financial Plan and timeline. Roger Clap, Member of the Quito Little League, pointed out that his major objections to the draft document were relative to the following assumptions made by Staff relating to funds available to purchase surplus land and that funding would be difficult or impossible for public citizens to raise. Further, he stated that he was shocked to find out that the City is already 97 percent developed. He requested the following changes to pages 3 and 4, Park Standards, "The City's standards since 1978 has been 4 acres per one thousand persons, this is significantly 20 percent below the national standard. This standard has been obtained largely by relying on the open space as provided by the School District and the City has only 2.1 acres per thousand persons under its control. To retain the 4 acre standard the City must purchase or lease all the school lands as they become available. To obtain the national standard of 5 acres per thousand persons, the City also must purchase other land that may become available." He concurred with the suggestion that the City and School District should work jointly in raising funds for open space but suggested that the leadership come from the City. Further, Mr. Clap suggested that the youth groups voluntarily maintain the facilities. Chairperson Perrine stated that the Commission's charge was to establish goals for the Open Space Element, not to provide the funding. The Chairperson asked the Staff if information was available that would indicate what cities within the County met their own set standards. Mr. Tsuda stated that he does not have that information; however, with direction from the Commission, the information could be presented to the Council. Planning Commission Minutes -9- October 23, 1990 Mr. Jim Macawley, Quito Little League and interested citizen, requested that stronger language be added to ensure that the City and the School District work closely together to obtain adequate open space. He further requested that regarding Section 1.9, the City support the non-profit youth groups and that youth groups be notified of relocation plans. Chairperson Perrine discussed the timeline and asked Staff to comment on the City's role in supporting the existing non-profit youth groups. Mr. Tsuda stated that the intent of the statement is to establish a policy to support existing groups, not to infer that such a policy now exists. Mr. Dennis Belluomini, Campbell Little League, expressed appreciation for the changes made to the document as suggested at the last meeting and requested that relative to Goal 3, 3.4, language be added to include bike routes, bike lanes, etc. The Chairperson directed Staff to transmit comments made by the public at this hearing to the City Council. Dennis Chambers, employee of San Jose Parks and Recreation, cautions the Commission against depending on volunteer groups to maintain open space, since it has been his experience that volunteers are not consistent in their efforts. ON NOTION OF COMMISSIONER WILKINSON, SECONDED BY COMMISSIONER DOUGHERTY, IT WAS UNANIMOUSLY ORDE~ THAT ~ PUBLIC ~3%RING BE CLOSED. Commissioner Fox asked Mr. Tsuda why corporation yards owned by the City and things such as railroad right-of-ways were not listed for acquisition as open space. Discussion ensued and several sites were considered for possible retention or acquisition for open space, as follows: - corporation yards - percolation ponds owned by Santa Clara Water District - parcel adjacent to the new Ainsley House site - easements below power lines Commissioner Fox requested that language be added to the document that would require the City to acquire land for open space owned by the City or publicly owned, such as discussed above, and, to acquire other lands as they become available. M/s: FOX, HIGGINS MOTION TO ACCEPT T~R NEGATIVE DECLARATION AS PI~PARED FOR THIS PROJECT, AND ADOPT RESOLUTION NO. 2707, RECOMMENDING THAT T~R CITY COUNCIL APPROVE THE REVISED OPEN SPACE ~.~[ENT; THAT COMMENTS RECEIVED FROM ~ PUBLIC, THE SCHOOLS BOARD AND REQUESTS BY ~ COMMISSION BE INCLUDED IN THE DRAFT TRANSMITTED TO THE COUNCIL; AND, THAT COMMENTS MADE BY MR. STEINBERG BE INCORPORATED INTO THE COUNCIL REPORT. Planning Commission Minutes -10- October 23, 1990 Discussion regarding the appropriate wording of the motion continued and it was decided that comments received from the public and the School District would be included in the Council Report and that comments made relating to Item 1.9 clarifying public land policy replacing the word "support" with something more appropriate; and, per the comments of Mr. Clap suggesting that the Goals should be broadened to 5 acres per thousand persons might not be attainable; and, include a section in the Council Report entitled "Response from the School District," including requested changes to 1.9, 1.11 and 1.6 which would indicate a more acceptable agreement between the City and the School District. Commissioner Dougherty wanted to clarify that not only sports groups, but other types of recreational facilities, such as toddler facilities be made a part of consideration for open space. Chairperson Perrine noted that he would support the motion if it is amended to provide staff with the liberty to present this in an appropriate manner to the City Council. Commissioner Fox concurred, however, requested that the public comment be given equal consideration by the Council as they consider the revised element. Commissioner Wilkinson stated he would support the motion, however, stated that the national standard would not be attainable since the land in Campbell is just not available. Revised Motion: M/s: FOX, HIGGINS MOTION TO ACCEPT THE NEGATIVE DE~TIONAS PREPA~ FORT HIS PROJECT, AND ADOPTRESOLUTION NO. 2707, RECOMMENDING THAT THR. CITY COUNCIL APPROVE THE REVISED OPEN SPACE ELEMENT; THAT CONMENTS RECEIVED FRON~PUBLICANDTHE SCHOOL BOARD BE INCLUDED IN THEDRAPTOPEN SPACE DOCUMENT OR INCORPORATED INTO THE COUNCIL REPORT, UNANIMOUSLY CARRIED ONTHR. FO~OWING ROLL C~TZ. VOTE: AYES: Commissioners: Higgins, Fox, Wilkinson, Dougherty, Perrine NOES: Commissioners: None. ABSENT: Commissioners: Alne, Meyer I~RPORT OF THE PLANNING DIRECTOR The report of the Planning Director was accepted. Planning Commission M..utes -11 % ,ober 23, 1990 ADJOURNMENT The Planning Commission meeting of October 23, 1990, was adjourned at 9:07 p.m., to the next regularly scheduled Planning Commission meeting of Tuesday, November 13, 1990, at 7:30 p.m., in the City Council Chambers, 70 North First Street, Campbell. APPROVED: Jay R. Perrine. Chair ATTEST: Steve Piasecki, Secretary SUBMITTED BY: Karon Shaban, Reporting Secretary