PC Min 05/23/1989 PLANNING COMMISSION
CITY OF CAMPBELL, CALIFORNIA
7:30 P.M. MINUTES
MAY 23, 1989
The Planning Commission of the City of Campbell convened this day in regular
session in the City Hall Council Chamber, 70 N. First St., Campbell,
California.
ROLL CALL
Present
Commissioners: George Kasolas, Jay Perrine,
Ronald Christ, James Walker, Bruce Olszewski;
Planning Director Steve Piasecki, Principal
Planner Phil Stafford, Engineering Manager
Bill Helms, City Attorney William Seligmann,
and Recording Secretary Linda Dennis.
Absent
Commissioner Dickson (absence excused by
Chairman Olszewski - and family related.)
APPROVAL OF MINUTES
Chairman Olszewski amended the presented minutes as follows. Pg.3. para. 10 -
Chairman Olszewski noted that it is clear that the applicant wishes to keep the
9 lots, and it is also clear that members of the Commission may consider 9 lots
too intensive. Pg. 4, para. 12 - Chairman Olszewski stated that he did not
like receiving site plans that were not presented or reviewed by the Site and
Architectural Review Committee. Pg. 5, para. 6 - ...Staff Report of May 9,
1989, with the added condition that the site plans go back to the Site and
Architectural Review Committee for final approval, including 12 on-street
parking spaces. Pg. 7, para. 10 Mr. Jerry Smith, 998 Crockett Ave., would
like sidewalks because of the problems with dirt/dust, on street parking, and
defining property lines from the public street. Pg. 8, para. 11 - Chairman
Olszewski strongly disagreed with the Principal Planner's assessment, noting
that there is a substantial... Pg. 9, para. 5 Discussion ensued of instances
where the Commission had not approved off-site parking requests. Pg. 9, para.
13 - Chairman Olszewski asked about the grade levels of the parking,
landscaping areas, and the new street. He noted that the fencing around the
parking area at the County Government Office~ looks terrible, does not
discourage pedestrians from unsafe crossings, and anticipated that this fencing
will result in the same. He noted that he would rather see berming than
fencing, or a combination of both to encourage safe pedestrian movement.
Commissioner Stanton stated that he would be abstaining from voting on the
minutes, due to his absence from the meeting.
M/S:
Walker, Perrine -
That the Planning Commission minutes of the
meeting of May 9, 1989 be approved as amended
above. Motion approved 5-0-1-1, with
Commissioner Kasolas abstaining from voting
on the items which he abstained from during
the meeting, Commissioner Stanton abstaining
due to absence from the meeting, and
Commission Dickson being absent.
Planning Commissio, Minutes -2- May 23, 1989
COMMUNICATIONS
Communications received pertained to specific agenda items.
ORAL REQUESTS
There were no Oral Requests.
PUBLIC HEARINGS
V 89-02
Smith, D.
Public hearing to consider the application of
Debra & Luther Smith for approval of a
variance to a sideyard setback to allow the
construction of an addition to an existing
residence on property known as 111Shereen
Place in an R-l-6 (Single Family Residential)
Zoning District.
Principal Planner Phil Stafford reviewed the Staff Report of May 23, 1989; and,
responded to questions from the Commission regarding property lines, setbacks,
and easements on this site.
The public hearing was opened. No one wished to speak at this time.
M/S:
Walker - Stanton -
That the public hearing on ¥ 89-02 be
closed. Motion carried unanimously (6-0-1,
with Commissioner Dickson being absent).
M/S:
Walker, Perrine -
That the Planning Commission adopt Resolution
No. 2593 approving ¥ 89-02, including the
findings and conditions contained in the
Staff Report of May 23, 1989; and, with the
words "and lot shape" added to Finding #2.
Motion carried with the following roll call
vote:
AYES:
NOES:
ABSENT:
Commissioners:
Commissioners:
Commissioners:
Kasolas, Perrine, Christ, Stanton, Walker,
Olszewski
None
Dickson.
GP 89-06
Ainsley Development
Public hearing to consider the application of
Mr. Bruce Bowen, Ainsley Development, Inc.,
for approval of an amendment to the Land Use
Element of the General Plan from Low Density
Residential (less than 6 units per gross
acre) to Low-Medium Density Residential (6-13
units per gross acre) on property known as
710 W. Sunnyoaks Ave. in an R-l-6 (Single
Family Residential) Zoning District.
Commissioner Kasolas asked to be excused from discussion on this item, based on
the regulations of the Fair Political Practices Commission.
Planning Commission. Minutes -3- May 23, 1989
Planning Director Steve Piasecki reviewed the Staff Report of May 23, 1989.
The applicant has discussed a preliminary plan showing 7.3 units to the acre -
a Planned Development with single family homes and some small lots. The
applicant is requesting the 6-13 units designation because it is the next
density increment in the General Plan. The applicant does not intend to build
6-13 units per acre; however, the option would be open to him or others if the
General Plan is changed. Procedurally, the applicant applied at this time
because of the number of time a years when general plan amendments can be
processed, even though his application is not ready. He will be applying for a
Planned Development and Zone Change and will be providing a traffic report in
the near future. The intent of the amendment would be to blend with the
surrounding mixed uses in the area and to step down density to the single
family homes to the west.
Commissioner Christ expressed concern that the traffic report be prepared to
reflect the higher density of 13 units/acre.
Commissioner Perrine asked if the suggested 7.3 units/acre would be after the
public improvements.
Mr. Piasecki indicated that the calculations are based on the gross acreage
prior to public improvements. The site would yield approximately 36 units if
developed at the R-l-6 density with standard street improvements. The
developer is considering 52 units at this time.
The public hearing was opened.
Mrs. Jean Angelo, 761W. Sunnyoaks Ave., requested that the R-l-6 density be
maintained, and that no more than 36 homes be built on the site.
Mr. Brian Suit, 828 Sunnypark Ct., requested that the R-l-6 density be
retained. He expressed concerns that: the area schools are already impacted;
there is no presented plan addressing the drainage in the area; the private
park belonging to his development not be damaged; and, something be put on the
record regarding the maintenance of the fencing between the developments.
Mr. Brian Finney, 829 W. Sunnyoaks Ave., opposed development of more homes than
what has been planned for because of traffic problems in the area. Mr. Finney
noted that the affects of increased development are already being felt in the
area.
Ms. Sharon Warner, 859 W. Sunnyoaks Ave., opposed any change because of traffic
problems and because of the apartments in the area.
Mr. Gary Sharon, 804 Sunnyarbor, expressed concern with: the proposed density
of up to 91 units; the existing densities along Sunnyoaks; the affect of
increased densities on the single family neighborhood; the water supply because
of the Santa Clara Valley Water District ditch; and, the fact that a Negative
Declaration was prepared.
Mr. Greg Linafelter, 1250 Capri Dr., opposed anything which increases densities
in the San Tomas Area; and, requested that an environmental impact report be
prepared for the proposal.
Planning Commissio~, Meeting -4- May 23, 1989
Mr. Bruce Bowen, applicant, noted that it is obvious that a great deal of work
must be done on this proposal; that he has already started to look at reducing
the number of units; and, that co~unity input is desired and will be sought
when the plans are drafted.
Mr. Winston Watson, 812 W. Sunnyoaks Ave., expressed interest in reviewing the
development; opposed any increase in density; noted traffic and safety issues
in the area; and, wanted to review what has taken place in the area over the
past 25 years.
Ms. Maureen Bell, 787 W. Sunnyoaks Ave., stated that there are too many tracts
on Sunnyoaks already.
Mr. Dale Ainsberry, 801Sunnyarbor Ct., asked about access and street patterns
for the development and about Capri Dr. being opened up; expressed concern
about the number of condos for sale in the area; noted that smaller lots will
degrade the neighborhood and are usually turned into rentals; and, expressed
concern that property would exist for 90+ units with the General Plan change.
M/S:
Walker, Stanton -
That the public hearing on GP 89-06 be
continued to the Planning Commission meeting
of July 25, 1989. Motion carried 5-0-1-1,
with Commissioner Dickson being absent, and
Commissioner Kasolas abstaining.
Chairman Olszewski thanked the developer for being honest about his request
this evening, rather than bringing an incomplete proposal forward, and for the
offer to meet with the community.
ZC 89-05
PD 89-05
Mayland Builders
Public hearing to consider the application of
Mayland Builders, Inc., for approval of a
zone change from R-M-S (Multiple Family
Residential) to PD (Planned Development/
Low-Medium Density Residential, 6-13 units
per gross acre); and, approval of a Planned
Development Permit, plans, elevations, and
development schedule to allow the
construction of 16 townhomes on properties
known as 219, 223 & 235 Shelley Ave.
Planning Director Steve Piasecki reviewed the Staff Report of May 23, 1989.
Discussion ensued regarding the condition and retention of the existing trees
on the site.
Mr. Piasecki indicated that the applicant has agreed to provide replacement
trees (24" box size), in that most of the existing trees are unhealthy.
Commissioner Stanton reported that the Site and Architectural Review Committee
is recommending approval. However, the recommendation will be a split one at
this time because he could not support approval based on discussion this
evening regarding redwood trees on the site. Commissioner Stanton stated that
he would like plans to come back to the Committee because of the removal of
mature landscaping.
Planning Commission. Meeting -5- May 23, 1989
Discussion ensued regarding the purview of the Site and Architectural Review
Committee's relative to looking at the consistency of the footprint and layout
of the buildings, rather than removal of trees; the integration of existing
vegetation with proposed building footprints; solar access; size, number, and
consistency of replacement trees; and, a provision requiring the landscape
plans being approved by the Site and Architectural Review Committee.
The public hearing was opened.
Mr. Mike Abdullahi, Mayland Builders, Inc., agreed to work with Staff to
provide an adequate number of tree sizes and types to provide consistency
within the project.
Commissioner Walker noted that the presented plan shows 29 trees, and he
suggested that an accent tree be provided in the center of the project.
M/S: Walker, Christ -
That the public hearing on ZC 89-05/PD 89-05
be closed. Motion carried 6-0-1.
M/S:
Walker, Christ -
That the Planning Commission adopt Resolution
Nos. 2594 and 2595, including findings and
conditions as indicated in the Staff Report
of May 23, 1989, with Condition #3 to provide
for approval of the Site and Architectural
Review Committee, recommending that the City
Council approve ZC 89-05/PD 89-05. Motion
carried with the following roll call vote:
AYES:
NOES:
ABSENT:
Commissioners:
Commissioners:
Commissioners:
Kasolas, Perrine, Christ, Stanton, Walker,
Olszewski
None
Dickson.
The Commission compliments the applicant on the project design and amenities,
noting the availability of open space in the center, the units addressing the
neighborhood, the landscaping and entryways, the reduction in pavement area,
the provided parking, and the exceptional architecture.
GP 89-05
Ainsley Development
Public hearing to consider the application of
Mr. Bruce Bowen, Ainsley Development, Inc.,
for approval of an amendment to the Land Use
Element of the General Plan from Light
Industrial to Low-Medium Density Residential
for properties known as 56 & 60 Foote St. in
a PD (Planned Development/Industrial) Zoning
District.
Commissioner Kasolas asked to be excused from discussion on this item, based on
the regulations of the Fair Political Practices Commission.
Planning Commissio~ ~eeting -6- May 23, 1989
Principal Planner Phil Stafford reviewed the Staff Report of May 23, 1989, and
noted that Staff is recommending approval of this General Plan Amendment.
Responding to questions from the Commission, Mr. Stafford indicated that there
there has been no decision by the City Council or the Redevelopment Agency as
yet regarding changes to street alignments in this area; therefore, Staff's
position is that the developer should not be held back.
Chairman Olszewski asked if Staff knew when a decision would be made regarding
realignment of this street; and, if Staff is aware of any hazardous
materials/toxins on this industrial site.
Engineering Manager Bill Helms reported that the City has recently entered into
a contract with a consultant to look at the circulation of the downtown area,
including the Salmar/Harrison area. The study is scheduled for completion this
fall.
Mr. Stafford indicated that the site would be tested for toxins when developed
as a standard condition of the Building Department.
The public hearing on GP 89-05 was opened.
Mrs. Yolanda Barrera, 607 Maple Avenue, spoke in favor of the General Plan
Amendment; and, noted that the area residents would prefer the Salmar/Harrison
realignment to go along the railroad tracks and not be brought over the tracks
because of traffic congestion in the neighborhood.
M/S: Walker, Perrine -
That the public hearing on GP 89-05 be
closed. Motion carried 5-0-1-1.
M/S:
Perrine, Christ -
That the Planning Commission adopt Resolution
No. 2596, including findings indicated in the
Staff Report of May 23, 1989, recommending
that the City Council approve GP 89-05.
Motion carried with the following roll call
vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ABSTAIN: Commissioners:
Perrine, Christ, Stanton, Walker, Olszewski
None
Dickson
Kasolas.
The Commission recessed at 9:05 p.m.; the meeting reconvened at 9:15 p.m.
GP 89-04
City-initiated
Public hearing to consider the City-initiated
amendment to the Land Use Element of the
General Plan from Low-Medium Density
Residential/Professional Office to
Public/Semi-Public for properties known as
116-130 N. Central Ave. and 111-125 N.
Harrison Ave.
Planning Commission_ Meeting -7- May 23, 1989
Planning Director Steve Piasecki reviewed the Staff Report of May 23, 1989.
The public hearing on GP 89-04 was opened.
Ms. Veronica Perry, 157 N. Harrison Ave., stated that the requested change to
accommodate the museum would be an added asset to the area.
Mr. Brian McMahan, 149 N. Harrison Ave., spoke in favor of the amendment.
M/S: Kasolas, Walker -
That the public hearing on GP 89-04 be
closed. Motion carried unanimously (6-0-1).
M/S:
Kasolas, Christ -
That the Planning Commission adopt Resolution
No. 2597, including findings indicated in the
Staff Report of May 23, 1989, recommending
that the City Council approve GP 89-04.
Motion carried with the following roll call
vote:
AYES:
NOES:
ABSENT:
Commissioners:
Commissioners:
Commissioners:
Kasolas, Perrine, Christ, Stanton,
Walker, Olszewski
None
Dickson.
PD 84-06
Prometheus Development
Public hearing to consider revised
Development Agreement between the City of
Campbell and Prometheus Development, Inc.,
regarding 900 E. Hamilton Avenue.
Principal Planner Phil Stafford reviewed the Staff Report of May 23, 1989,
noting that the noticing procedure for this development agreement was not
complete; therefore, Staff is recommending that this item be removed from the
agenda until such time that it can be properly noticed. The applicant is in
concurrence with the recommendation.
M/S:
Perrine, Stanton -
That this item be removed from the Planning
Commission agenda. Motion carried with the
following roll call vote:
AYES:
NOES:
ABSENT:
Commissioners:
Commissioners:
Commissioners:
Kasolas, Perrine, Christ, Stanton,
Walker, Olszewski
None
Dickson.
SA 89-12
Principe, F.
Application of Ms. Francine Principe for
approval of a temporary banner sign to be
located on the westerly side of the Pruneyard
Towers building at 1901S. Bascom Ave. in a
C-2-S (General Commercial/Overlay) Zoning
District.
Planning Commission~ ~eeting -8- May 23, 1989
Principal Planner Phil Stafford reviewed the Staff Report of May 23, 1989.
Responding to questions about the sign, Mr. Stafford indicated that the banner
would be secured in such a manner that Staff would not anticipate any safety
hazards.
M/S:
Stanton, Walker -
That the Planning Commission adopt the
following findings and conditions, and
approve SA 89-12 subject to the wording being
changed from Sunday to Sundays. Motion
carried unanimously (6-0-1, with Commissioner
Dickson being absent).
Findings:
1. The sign is for the purpose of a special
event;
2. The sign will not extend over the public
right-of-way or be attached to any
street light standard;
3. The 80 sq.ft, size is necessary due to
the large size of the Pruneyard and the
tower; and the sign is so located in
reference to surrounding uses and the
traffic circulation system that a larger
sign would best serve the public
interest.
Conditions:
1. The sign will read "Sundays".
2. The banner sign is approved for a period
of time beginning July 3, 1989 through
August 20, 1989.
SUBCOMMITTEE REPORTS
There were no Subcommittee Reports at this time.
REPORT OF THE PLANNING DIRECTOR
Time change for June 27, 1989 meeting: Planning Director Steve Piasecki
suggested that the meeting of June 27, 1989 convene at 6:30 p.m. because of a
Neighborhood Study Session on the Downtown Neighborhoods which is scheduled for
that evening.
Development Review Committee: Commissioner Kasolas asked that this issue be
scheduled for an upcoming study session, and expressed a concern as to what the
role of the Site and Architectural Review Committee is in relation to the
Development Review Committee, and how policy is established for the Development
Review Committee.
Planning Commission, Meeting -9- May 23, 1989
ADJOURNMENT
ATTEST:
RECORDED:
Steve Piasecki
Secretary
Linda A. Dennis
Recording Secretary
There being no further business, the meeting
was adjourned at 9:40 p.m.
APPROVED: Bruce J. Olszewski
Chairman