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PC Min 07/11/19897:30 P.M. CITY HALL COUNCIL CHAMBERS PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA MINUTES TUESDAY JULY 11, 1989 ROLL CALL Present Commissioners: George Kasolas, Jay Perrine, Ronald Christ, DuWayne Dickson, James Walker, and Bruce Olszewski; Planning Director Steve Piasecki, Planner II Tim Haley, Engineering Manager Bill Helms, Redevelopment Manager Marty Woodworth, City Attorney William Seligmann, and Recording Secretary Karon Shaban. Absent Commissioners: None. APPROVAL OF THE MINUTES Chairman Olszewski requested changes to the minutes as follows: Page 1, last paragraph, Communications," .received revisions adding three conditions of approval and findings to Item No. 6;" Page 6, paragraph 4," .relating to the creation of usable open space adjacent to percolation ponds;" and, Page 7, paragraph 3," .Chairman Olszewski explained that potential exists for cooperation between the City and the Water District to accomplish recreation, open space and ground water replenishment, as has been done in Cupertino." M/S: Perrine, Christ That the Planning Commission minutes of July 11, 1989, be approved, as amended above (motion carried 5-0-0-1, Commissioner Walker abstaining due to absence from the July 11, 1989, meeting). COMMUNICATIONS Communications received pertained to specific agenda items. ORAL REQUESTS There were no Oral Requests. The set agenda proceeded. CONSENT CALENDAR There were no items under consent. Planning Commission Minutes - 2 June 11, 1989 PUBLIC HEARINGS ZC 89-08 PD 89-10 City-initiated Public hearing to consider the City-initiated application for approval of a Zone Change from PD (Planned Development) to PD-H (Planning Development-Historic Overlay) and approval of a Planned Development Permit to allow the placement of the Ainsley House and detached garage for use as the Campbell Historical Museum on properties known as 116-130 N. Central Avenue, 111-125 N. Harrison Avenue, and 400 Grant Street and the Civic Center Complex. Additional Parking Facilities may be provided at 313 and 323 Grant Street. Marry Woodworth, Redevelopment Agency Manager, reported that at the Site and Architectural Review Committee meeting this morning location of placement and parking provisions were discussed; that the Redevelopment Agency is coordinating the project; that the house was a gift to the City of Campbell from Mrs. Hicks and Mrs. Bowen; and that a local architect will be providing a written report within two-weeks regarding this project. Further, Mr. Woodworth stated that after review of several site plans, two were chosen as the most appropriate. He reviewed the two site plans for the Commission explaining the differences, disadvantages and advantages between them noting that the house would provide a living museum with the second floor to be used as office space. He stated that the Redevelopment Agency would prefer Site Plan No. 1 since it maintains the current orientation of the house to face south, (criteria for State Historic Designation funding provisions), it can be seen from the downtown corridor and may attract visitors, and, allows for more open space and the future use of the adjacent vacant lot. Mr. Woodworth stated that the Staff Recommendation is to request that City Council accept the Negative Declaration, adopt a resolution recommending that City Council approve a Zone Change accepting one of the two site plans, and, adopt a resolution recommending that City Council approve a Planned Development Permit. In response to parking concerns raised by Commissioners, Mr. Woodworth explained that by modifying the Police Department parking lot, an additional three spaces provided. Chairman Olszewski summarized explanations to concerns raised by Commissioners relative to Plan I, stating that new parking area would be contiguous with library parking and sufficient for museum use; that the City-acquired land adjacent to the project could be accessable and used by the public for things such as weddings, etc. Mr. Woodworth affirmed the summarization and added that allowing the public use of the grounds could be beneficial to the City since the grounds could be rented. Planning Commission Minutes - 3 July 11, 1989 Further, he stated that this project would "in no way" detract from priority projects currently under development. Commissioner Kasolas asked if the house would be made accessible to the handicapped and Mr. Woodworth stated that it would. Additionally, Mr. Woodworth stated that discussion regarding conversion of a downstairs bathroom for placement of an elevator was addressed at a prior meeting with the architect. Commissioner Perrine reported that the Site and Architectural Review Committee discussed concerns regarding site layout, parking, and relationship of the Ainsley House to the Civic Center. He stated that the Committee recommended approval and that the Architectural Advisor had expressed concerns that the landscaping would block views from Central Avenue and downtown, and has requested that the sidewalk be extended to connect Grant Street and Central Avenue. Commissioner Dickson expressed concern that the Commission is not up-to-date on information provided from prior community meetings, as discussed by Mr. Woodworth, and requested that a brief summary of these community meetings be included in the Staff Report. The public hearing was opened. Mr. Robert Smeed, President, Campbell Historical Museum Association, reported that, after review, the Association unanimously supported the project, and, that his personal preference is Site Plan No. I. Don Peters, concerned citizen, requested the Commission support the plan that limits traffic on local streets. Lucy Leeberg, 81S. 4th Street, suggested that the adjacent lot be retained as open space for a small park, and requested that the two significant trees on the lot be maintained. Dorothy Shattuck, 391 California Street, expressed concern that the public was not involved in early stages of the project and resented having her tax dollars used for Redevelopment Agency projects. She inferred a relationship between Ainsley Development Company and the City Council following the acceptance of the gift of the Ainsley House. Commissioner Perrine clarified that tax revenues are acquired only from properties within the Redevelopment area. Discussion ensued relative to building design, specifically, the height of the buildings compared to the Civic Complex buildings. Commissioner Dickson requested a profile design illustrating the scale of the height of the Ainsley House as compared to the City Hall Complex. M/S: Kasolas, Walker That the public hearing on ZC 89-08/Pd 89-10 be closed. Planning Commission Minutes - 4 - July 11, 1989 Motion to close the public hearing carried with the following roll call vote: AYES: NOES: ABSENT: Commissioners: Commissioners: Commissioners: Walker, Christ, Perrine, Kasolas, Olsewski Dickson None Commissioner Christ recommended that the landscape plan be returned to the full Commission with the provision of open space for the empty lot. Chairperson Olszewski discussed the height of the Ainsley House with Mr. Woodworth. It was established that the height of the Ainsley House is 35 feet and that the City Hall Complex is approximately 25 feet in height. M/S: Walker, Perrine That the Planning Commission recommend that City Council accept the Negative Declaration prepared for the project; adopt Resolution No. 2606, incorporating the attached findings, recommending that City Council approve ZC 89-08 and adopt Resolution No. 2607, incorporating the attached findings, recommending that City Council approve PD 89-10, subject to the attached conditions; that (1) sidewalk access between Grant Avenue and Central Avenue be added to the Conditions of Approval; that (2) the landscape plan provide a view of the Ainsley House from the downtown corridor; and, that (3) the landscape plan return to the full Commission for review. Discussion on motion: Commissioner Dickson opposed the motion since adequate information was not provided to the Commission. Commissioner Kasolas suggested that the City allow volunteers to landscape the vacant lot. Vote on motion The motion carried with the following roll call vote: AYES: NOES: ABSENT: Commissioners: Commissioners: Commissioners: Walker, Christ, Perrine, Kasolas, Olsewski Dickson None The Planning Commission recessed at 8:45 p.m., and reconvened at 8:53 p.m., with Commissioners Christ, Perrine, Walker, Dickson and Chairman Olszewski present. Commissioner Kasolas was absent for the remainder of the meeting noting his abstention to Item Nos. 2 and 3 as they relate to the FPPC rules, that the projects represent a conflict in interest. Planning Commission Minutes - 5 - July 11, 1989 ZC 89-06 PD 89-07 Ainsley Development Public hearing to consider the application of Ainsley Development, Inc., for approval of a Zone Change from C-2-S (General Commercial) to PD (Planned Development); and, approval of a Planned Development Permit, plans, elevations and development schedule to allow the construction of a commercial retail center on properties known as 32 & 42 Foote Ave., 31 & 39 Page St., and 507 & 515 E. Campbell Ave. Director Piasecki reviewed the Staff Report of July 11, 1989, noted that currently the General Plan designation is for commercial use and that Staff concerns are relative to the proposed Yasona Corridor Light Rail Transit system which may create a need to realign developments along E. Campbell Avenue; that downtown circulation studies indicate the possibility of installation of a traffic signal; that the Public Works Department has expressed concerns regarding ingress and egress; and, that the applicant has been apprised of these concerns. Chairman Olszewski asked if shifting the building to widen E. Campbell Avenue would effect the rear lot setback between the commercial and the residential area. Mr. Piasecki stated that it would have to make up for lost square footage in the building; that most cities require a rear setback of only 10 feet; that access to the rear of the buildings will discourage undesirable elements in the rear area of the building; and, that this issue can be addressed by the architect. Commissioner Christ expressed concern regarding direct access onto E. Campbell Avenue by the proposed retail center and issues relating to ingress/egress. Discussion ensued relating to the elevations of surrounding buildings; hours of operation of businesses interested in renting space at the retail center and their impact on the residential areas; and, parking requirements. Commissioner Perrine reported that Site and Architectural Review Committee discussed the numerous ongoing studies involving realignment of streets for the project; and, widening of E. Campbell Avenue. He added that Phase II would provide specific details relating to traffic circulation. Commissioner Perrine pointed out that there are currently two curb cuts and recommended that the Cox~ission recognize that future streetscapes may be eliminated or redesigned. Chairman Olszewski reviewed the purpose of the Site and Architectural Review Committee for public information since there was confusion expressed relating to the Committee. Commissioner Christ asked if the Site Committee has reviewed the building materials and stated his concern that the wood siding would not weather well. Commissioner Perrine stated that according to the Site Committee and the Architectural Advisor the proposed building materials are satisfactory to this project, and that the wood siding has been preserved. Planning Commission Minutes - 6 - July 11, 1989 Commissioner Dickson discussed his concerns that a summary of findings was not provided to the Commission and that current circulation studies have not been completed. He requested a continuance of the item until further information is provided. Mr. Bill Helm, Engineering Manager, Public Works Department, noted that the circulation study would not be ready until Labor Day. Mr. Piasecki stated that the streetscape study for E. Campbell Avenue would be complete in 30 to 45 days, and that the Vasona Corridor study may be complete in a year or more. Commissioner Perrine stated that he feels that the applicant has the right to proceed with this project and that the Commission would be out of order to continue an item based on lack of information. The public hearing was opened. Paul Del Grande, 566 E. Campbell Avenue, addressed the Commission on his concerns that notice was not provided for the community meetings to "south-City" residents; that a traffic signal on Page Street would impact his front driveway; that the City spent approximately $200,000 for studies and that now the City must expend additional money for a detail of the studies; and, that studies conducted included the north portion of Campbell and that "south-City" studies were not conducted. Further, Mr. Del Grande proposed various traffic circulation alternatives which would benefit all business owners in the area. Chairman Olszewski informed Mr. Del Grande that any recommendations received from the consultant studying traffic circulation will be brought forward for a public hearing. Carrie Williams, 600 Maple Avenue, supported the proposed development since the number of vacancies in retail buildings in Campbell are staggering. Mr. Bruce Bowen, applicant, offered a brief overview of the developers lengthy efforts to develop the project noting various modifications to architecture and the relocation of proposed buildings for access. He stressed the need for public access to the proposed retail development site. Additionally, Mr. Bowen affirmed the long life of the building materials stating that the wood was prestained. Chairman Olszewski stated that he would be in favor of a continuance. Mr. William Lewis, 80 Gilman Avenue, spoke in opposition to the project noting traffic concerns and the proposed placement of a traffic barrier which would impact his existing business by limiting access to the building. Pearl Rosen, 186 Dillon Avenue, supported a continuance for closer scrutiny of the projects; noted her support of reducing the number of retail projects within the City; and, requested that a study be conducted to establish the need for another retail center in Campbell since so many are currently vacant. Planning Commission Minutes 7 - July 11, 1989 Commissioner Perrine asked what type of tenants would occupy the retail center. Mr. Bowen stated indicated establishment of various specialty food shops. Mr. Tim Springlers, 510 E. Campbell Avenue, noted his opposition based on the fact that he was not notified of the public hearing; that proposed barriers for traffic circulation would ruin his current business; and, discussed the relignment of Page Street and Dillon Avenue relative to eastbound cox~uter traffic mitigation. Mr. Robert Hicks supported the project and suggested installation of a traffic signal after the studies have been completed. Mr. Larry Sparling, 138 Railway Avenue, expressed concern regarding traffic circulation and accessability to his business and noted that he was not notified of any public meetings. Mr. Don Brown, Maple Avenue, requested that the Commission receive more information regarding the uses proposed for the retail center before approving the project and pointed out that the largest problem facing Campbell is commuter traffic. Mr. Bill Helms informed the Commission that the Staff Report includes conditions to address public concerns as follows: Condition No. 16 is a dedication on the side streets of 60 feet; Condition No. 20 requires that the applicant install standard street improvements; and, Condition No. 26 deals with traffic mitigation measures which might include a traffic signal. Discussion ensued between Commissioners, Staff, the applicant and the public regarding information received regarding the project the studies needed to complete the application process. Chairman Olszewski summarized concerns raised by the Commissioners as driveway access onto Campbell Avenue, incomplete traffic circulation studies. Commissioner Perrine suggested moving ahead on the project subject to specific plans returning to the Site and Architectural Review. M/S: Dickson, Christ That the public hearing on ZC 89-06/PD 89-07 be continued until August 22, 1989 (motion carried 4-1-0-1, with Commissioner Perrine voting "no," and Commissioner Kasolas abstaining due to FPPC rules). The Planning Commission recessed at 11:15 p.m., and reconvened at 11:25 p.m., with Commissioners Christ, Perrine, Walker, Dickson and Chairman Olszewski present. Commission Kasolas was absent for the remainder of the meeting. Planning Commission Minutes - 8 - July 11, 1989 MISCELLANEOUS Item Nos. 4, 5, and 6 were heard together at this point in the agenda. PD 89-09 McPherson, A. Public hearing to consider the application of Mr. Alex McPherson for approval of a Planned Development Permit to allow the construction of a retail building on property known as 790 E. Campbell Ave. in a PD (Planned Development/ Commercial) Zoning District. The public hearing was opened. No one wished to speak. M/S: Dickson, Walker That the public hearing on PD 89-09 be continued to the Planning Cox~ission meeting of July 25, 1989, (motion carried 5-0-1, Commissioner Kasolas being absent for the vote). M 89-06 (UP 88-12) Avakian, G. Public hearing to consider the application of Mr. George Avakian, for modification of a previously approved Use Permit for an off-sale liquor license to allow an on-sale liquor license in conjunction with a sandwich/deli shop located on property known as 2087 S. Winchester Boulevard, in a C-2-S (General Commercial) Zoning District. The public hearing was opened. No one wished to speak at this time. M/S: Dickson, Walker That the public hearing on M 89-06 (UP 88-12) be continued to the Planning Commission meeting of July 25, 1989, (motion carried 5-0-1, Commissioner Kasolas being absent for the vote). UP 89-07 Novotny, N. Public hearing to consider the application of Mr. Neal Novotny for approval of a Conditional Use Permit to allow the establishment of a private club and an on-sale beer/wine license on property known as 440 Marathon Dr. in a PD (Planned Development/Commercial) Zoning District. The public hearing was opened. No one wished to speak at this time. M/S: Dickson, Walker That the Public hearing on UP 89-07 be continued to the Planning Commission meeting of July 25, 1989, (motion carried 5-0-1, Commissioner Kasolas being absent for the vote). Planning Commission Minutes - 9 - July 11, 1989 MISCELLANEOUS SA 89-14 Oasis Center Continued signing request - 100 W. Hamilton Ave. - Oasis Center C-2-S (General Commercial) Zoning District. M/S: Perrine, Walker That SA 89-14 be continued to the Planning Commission meeting of July 25, 1989, (motioned carried 5-0-1, Commissioner Kasolas being absent for the vote). Staff Report Staff Report regarding Downtown Neighborhood Study. Director Piasecki offered a brief overview of the information gathered by Staff at the June 27, 1989, Downtown Neighborhood Study Session, pointing out that major recommendations would be for the Commission to recommend that City Council evaluate a General Plan Amendment for land use changes reducing the 14 to 20 units per gross acres to 6 to 13 dwellings units per gross acres; and, that the Commission review properties designated for non-residential uses within the neighborhoods and determine if they should also be studied for a change in the land use designation. Further, Mr. Piasecki noted major concerns expressed by residents in the areas were traffic, density, preservation of character of neighborhoods and down zoning. Chairman Olszewski requested that any one wishing to provide additional comments do so at this time. The public was receptive to the Commission's action in holding the study session and requested down zoning to keep current neighborhood density the same; that commercial businesses established in the future comply with neighborhood design guidelines (exampled the law offices built within older homes); and, that traffic impacts be minimized. Discussion ensued between Commissioners and Staff relating to the neighborhood character and design of future developments. Commissioner Perrine suggested that the Planning Staff be directed to prepare design guidelines for these areas to be considered with any down-zoning requests. The general consensus of the Commission was that Staff prepare the guidelines as directed. PUBLIC HEARINGS PD 89-06 Ainsley Development, Inc. Public hearing to consider the application of Ainsley Development for a Planned Development Permit, plans, elevations, and development schedule to allow the construction of a restaurant on properties known as 690 & 700 E. Campbell Ave. in a PD (Planned Development/Commercial) Zoning District. Planning Commission Minutes - 10 - July 11, 1989 Planner II Tim J. Haley provided an overview of the Staff Report of July 11, 1989, noting that the project includes a two-story restaurant with a surrounding deck overlooking the Los Gatos Creek Park Trail. He stated that Staff is concerned about off-site parking, design and the relationship of the deck area to the Creek Trail, and the street right-of-way. Commissioner Perrine reported on the Site and Architectural Review Cox~ittee meeting, stating that the Architectural Advisor supported the design but raised issues relating to an annual review of off-site parking, and the relationship between the deck and the trail. Further, Commissioner Perrine suggested that Commissioners attend the Parks and Recreation Commission meeting to discuss the proposed planting of trees between the trail and the restaurant. Commissioner Christ discussed the parking overflow at the par course which may impact the parking situation at the restaurant and felt that limiting access from the par course would address the problem adequately. Discussion ensued relative to exact location of the deck compared to the location of the jogging path; appropriate access between the restaurant and the creek trail; and, the landscape plan. Commissioners suggested a natural setting of indigenous plant life for the area. The public hearing was opened. Don Pederson, Ainsley Development, Inc., addressed the Commission in response to questions raised. He stated that parking concerns will be mitigated by discontinuance of the lease for Andy's Restaurant or valet parking; that the deck will not interfer with the joggers since landscaping will be used to mitigate those concerns; and, that the right-of-way issued is currently addressed since the architect has provided a 30 foot dedication for E. Campbell Avenue expansion. Commissioner Perrine discussed the possibility of implementing a trellis on the deck as discussed at the Site meeting. Mr. Pederson explained that the deck plans include a trellis with clinging vines along the rail. Chairman Olszewski suggested that the sidewalk should be wider since numerous people use it, and expressed concern that the trail is too close to the proposed deck area and would invade the joggers privacy along the path. Mr. Peterson stated that the landscaping and elevations will provide privacy along the trail for joggers. Chairman Olszewski expressed concern that details regarding the landscape plan and the widening of the sidewalk should be addressed at the Site and Architectural Review Committee meeting before they reach the full Commission. M/S: Dickson, Walker That the public hearing on PD 89-06 be closed (motion carried 5-0-0-1, Commissioner Kasolas abstaining due to FPPC rules). Planning Commission Minutes - 11 - July 11, 1989 M/S: Walker, Dickson Discussion on motion That the Planning Commission adopt Resolution No. 2608 including findings and conditions indicated in the Staff Report of July 11, 1989, with additional conditions (1) that there be a parking agreement prior to issuance of a building permit; (2) that after two years of operation, the Planning Commission shall review the adequacy of parking; (3) that the deck and landscaping proposal be reviewed by the Parks and Recreation Commission; and, (4) that the landscape plan be returned to the full Planning Cox~ission for review. Commissioner Walker spoke in support of the motion noting that the location and the design are appropriate for the area. Commissioner Perrine supported the motion. Chairman Olszewski opposed the motion for reasons indicated during discussion. Commissioner Dickson supported the motion and requested that the minutes of this meeting and the landscape plans be provided to the Parks and Recreation Commission. Vote on motion The motion carried with the following roll call vote: AYES: Commissioners, Walker, Perrine, Christ, Dickson NOES: Commissioners, Olszewski ABSENT: Commissioners, None ABSTAIN: Commissioners, Kasolas SUBCOMMITTEE REPORTS There were no subcommittee reports. REPORT OF THE PLANNING DIRECTOR The report of the Planning Director was noted and filed. ADJOURNMENT There being no further business, the meeting was adjourned at 1:10 a.m. APPROVED: Bruce Olszewski Chairman ATTEST: Steve Piasecki Secretary RECORDED: Karon Shaban Recording Secretary