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PC Min 10/24/1989 PIJi!qlq]RqG~SSION CITY OF CAMPBIEIJ., CALIFORNIA 7:30 P.M. CITY HALL, COUNCIL CHAMBERS TUESDAY OCTOBER 24, 1989 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 CA]J. Commissioners Present: Commissioner Ronald Christ Commissioner David Fox Commissioner Jane Meyer Commissioner Mark Wilkinson Commissioner I. (Bud) Alne Commissioner Jay Perrine Commissioners Absent: Chairperson Bruce J. Olszewski, due to the birth of his first child. Staff Present: Director of Planning Steve Piasecki Principal Planner Phil Stafford City Engineer Bill Helms City Attorney William Seligmann Karon Shaban, Recording Secretary APPROVAL OF TIlE MINUTIa: The minutes of the meeting of October 10, 1989, were unanimously approved, as submitted. CO--CATIONS: Planning Director Piasecki informed the Commission that cox~unications included in the Commission packets pertain to items listed on the agenda, and, noted the following communications: Letter from David Martin, Item No. 6 ZC 89-15/PD 89-19 Project Description from applicant on Item No. 7 - ZC 89-14/PD 89-19 Enclosures for Item No. 7 - ZC 89-14/PD 89-19 om m UESTS There were no Oral Requests. C. ONSENT 1. TS 89-04 Saray, S. Consider the application of Mr. Steve Saray for approval of a Tentative Subdivision Map for a previously approved Planned Development Permit to construct 5 townhomes on property known as 480 West Sunnyoaks Avenue, in an R-1 (Low/MediumDensity Residential) Zoning District. Planning Commission Minutes - 2 - o~ober 24, 1989 2. T~ 89-06 Saray, $. Consider application of Mr. Steve Saray for approval of a Tentative Subdivision Map for a previously approved Planned Development Permit to construct 6 attached townhomes and 1 detached single-family residence, on property known as 650 West Hacienda Avenue, in a PD (Planned Development) Zoning District. Vice Chairperson Perrine read the Applications into the record. M/S: Meyer, Wilkinson Motion to approve the Consent Calendar carried on a 6-0-1 vote, Chairperson Olszewski being absent. PUBLIC II/ARIlqGS: 3. M 89-14 Doise, E. Continued Public Hearing to consider the application of Mr. Earl Doise for approval of a modification to a previously approved Site and Architectural approval to allow construction of a second story addition to an existing industrial building, in a M-1-S (Light Industrial) Zoning District, on property known as 203 Kennedy Avenue. Vice Chairperson Perrine read the Application into the record. Principal Planner Stafford reviewed the Application and discussed the Staff Report, dated October 24, 1989, noting that the Applicant has requested a continuance to the Planning Commission meeting of November 14, 1989, since more time is needed for the preparation of revised plans. Commissioner Christ questioned whether the Applicant had been provided assistance with the revisions. Mr. Stafford stated that the Applicant had been informed of the requested changes necessary for approval of this item. The Public Hearing on M 89-14 was opened. No one wished to speak on this item. M/S: Wilkinson, Alne Motion to continue M 89-14 to the Planning Commission meeting of November 14, 1989, unanimously carried on a roll call vote of 6-0-1, Chairperson Olszewski, being absent. ZC 89-13/PD 89-16 Saray, S. Continued Public Hearing to consider the of Mr. Steve Saray, on behalf of NADCON Development, for approval of a Zone Change from R-1 (Single-Family Residential) to PD (Planned Development); and, approval of a Planned Development Permit to allow the construction of 9 townhomes on properties known as 65 - 85 East Latimer Avenue, in an R-1 (Single-Family Residential/Medium Density Residential) Zoning District. Planning Commission Minu~s - 3 - october 24, 1989 Vice Chairperson Perrine read Application ZC 89-13/PD 89-16 into the record. Principal Planner Stafford reviewed the Application and discussed the Staff Report, dated October 24, 1989, stating that this item was continued from the October 10, 1989, Planning Commission meeting, providing the Applicant with time to address the following issues of concern: - Entry to project from Latimer Avenue - Repetitive design, not in keeping with the building forms along Esther Avenue. An aerial map and architectural renderings were displayed. Mr. Stafford stated that the Applicant provided revised Site Plans addressing the Commission's concerns as follows: - Reduction of Tandem parking. - Reversal of frontal units and, rotation of units along Latimer Avenue. - The mission tile roof was retained, however, the Applicant has expressed a willingness to use an alternative material, if required. Mr. Stafford offered Staff's current concerns, as follows: - Reversal of the units did not appropriately address the repetitive design issue. - No entrance or exit along Latimer Avenue. - Insufficient provision of turn around space for two parking areas. - Hidden entryways. Further, Mr. Stafford pointed out that although Staff is recommending a continuance, Mr. Saray, the Applicant, is requesting a decision by the Commission. Commissioner Fox reported the Site and Architectural Review Committee's concerns, as follows: - Circulation. - Tandem parking. Project design. Commissioner Fox stated that the Site and Architectural Review Committee is recommending denial, unless major redesign is provided. The Public Hearing on ZC 89-13/PD 89-16 was opened. Mr. Steve Saray, the Applicant, addressed the Commission stating that concerns stated by the Commission at the Planning Commission meeting of October 10, 1989, were addressed as follows: - Decreased massiveness. - Increased open space. - Revised Parking. - Rotation and reversal of building forms. Further, Mr. Saray stated his confusion relating to comments from the Architectural Advisor relative to project design. Commissioner Christ expressed appreciation for the changes and expressed concern regarding loss of street access and the visibility of entryways leading into the units. Planning Commission Minutes - 4 - October 24, 1989 The Applicant and Commissioner Christ discussed alternatives to address hidden entryways, and street access through the use of lighting and the numbering of units. Commissioner Christ requested more information regarding backup space and pointed out that the Applicant nor the Staff provided enough information for a decision. Vice Chairperson Perrine expressed concern that direct access to Latimer Avenue be provided for Unit No. 9. City Engineer Bill Helms, responding to a question regarding adequate backup space currently proposed at 25 feet, stated that due to the U-Shape of the driveway, stated that backup would be difficult. Commissioner Fox identified his two concerns: - Elevation on the unit fronting Esther Avenue does not address repetitive design. - Unit Nos. 1, 2, 3 and 9 are only accessable to visitors by walking through driveways. - Inadequate backup space for unit 9 Mr. Saray commented that he was unaware that townhouse developers are required to provide sidewalks on public streets. He maintained that the proposed 50 to 60 foot walking distance for visitors is not lengthy. Further, he stated that he would be amenable to increasing pavement for backup, but that doing so would minimize landscaped areas. Mr. Saray concluded that he was amenable to minor modifications. Discussion ensued relative to final decision vs. continuance with the Applicant expressing concern that the project has been continued for three months. Commissioner Christ reviewed the process of denial and appeal. He suggested approval with recommended changes relative to roofing materials, access to Latimer Avenue for Units Nos. 8 and 9 and the provision of backup space for Unit No.9. Principal Planner Stafford stated that Staff would still have a concern for regarding hidden entrances, the need for entrances fronting Latimer Avenue to face the Central Court. In response to the Commission's query he stated that density is not an issue, that design and site layout are. Planning Director Piasecki stated that these concerns could not be addressed as minor modifications, that they are significant modifications. Mr. Saray stated that 15 20 different designs and layouts were submitted to Staff, and, that changes continue to be requested. Further, that he would like to have modifications specified if action is taken to continue the item. Planning Commission Minun=s - 5 - o~tober 24, 1989 Vice Chairperson Perrine reviewed suggested modifications, as follows: - Backup on guest parking. - Massing of the units. - Elevations on Latimer Avenue. - Access to Latimer Avenue. - Walkways to units Commissioner Christ expressed disagreement with concerns regarding massing and the provision of walkways. M/S: Fox, Alne Motion to continue the Public Hearing on ZC 89-13/PD 89-16 unanimously carried on a roll call vote of 6-0-1, Co~missioner 01szewski being absent. ZC 89-10/PD 89-12 Saray, S. Continued Public Hearing to consider the application of Mr. Steve Saray, on behalf of NADCON Development, for approval of a Zone Change from R-M-S (Multiple-Family Residential) to PD (Planned Development); and, approval of a Planned Development Permit to allow construction of 17 townhomes on properties known as 400 and 410 West Sunnyoaks Avenue, in an R-M-S (Multiple-Family Residential) Zoning District (6 to 13 units per gross acre). Vice Chairperson Perrine read Application ZC 89-10/PD 89-12 into the record. Principal Planner Stafford reviewed the Application and discussed the Staff Report, dated October 24, 1989, stating that this item was continued from the October 10, 1989, Planning Commission meeting, providing the Applicant with time to address the following issues of concern: - Setbacks. - Yard areas. - On-site circulation. - Hidden Entries. - Repetition of building forms. Mr. Stafford stated that the Applicant has addressed the following concerns raised: - Setbacks. - Modification to common recreational area. - Improved on-site circulation - Revised elevations to address repetition of building forms. Further, he noted that Staff recommends approval with revised plans returning to the Planning Director upon recommendation of the Architectural Advisor prior to application for a building permit. An aerial map and architectural renderings were on display. Commissioner Fox reported the Site and Architectural Review Committee's concerns, as follows: - Building forms. - Addition of a fascade. Planning Commission Minu%=s - 6 - october 24, 1989 Cox~issioner Fox stated that the Site and Architectural Review Committee is recommending denial, unless major redesign is provided. The Public Hearing on ZC 89-10/PD 89-12 was opened. Mr. Steve Saray, Applicant, addressed the Commission requesting approval of the project, stating that major modifications to the building forms are unnecessary He expressed confidence in the building design which, he stated is indicated by community support of the project, and the fact that the units have already been sold suggests that the design is desireable. Commissioner Christ noted that there have been no problems with this particular Applicant in the past and stated that he is disturbed by the Architectural Advisor's apparent redesign of the project. He indicated that it is not the Architectural Advisor's duty to redesign project proposals. Additionally, he noted that the Applicant has addressed concerns raised by the Commission and the Planning Staff at the last meeting; that no written comments have been provided from the Architectural Advisor; that he has visited all the project sites along Sunnyoaks Avenue and sees this project as an improvement to, and in conformance with, the character of the neighborhood. Commissioner Wilkinson stated that the design of the project is very desireable. Mr. Saray listed the numerous revisions made to this project upon request of the Planning Director, Planning Commission and Site and Architectural Review Committee, and admitted his confusion to the recommendation for denial. Commissioner Alne read from page three of the Staff Report, dated October 24, 1989, Item No. 2, that "the building design is considered acceptable and interesting by the Architectural Advisor." Principal Planner Stafford responded that when the revised plans were submitted it was assumed that the Architectural Advisor would be amenable to the revisions; that Staff uses a standard form for findings and conditions of approval; and, that comments from the Architectural Advisor were not available until the Site and Architectural Review Committee meeting of October 24, 1989. Wilkinson, Meyer Motion to close the Public Hearing on ZC 8g-10/PD 89-12 carried 6-0-1. M/S: Wilkinson, Christ Motion to Adopt Resolution No. 2627 approving the Zone Change from R-M-S to PD; and, Adopt Resolution No. 2628, approving a Planned Development Permit to allow construction of 17 townhomes, eliminating Conditions No. 1, that revisions return to the Planning Director for approval based upon recommendation of the Architectural Advisor. Discussion on the Motion: Discussion ensued between Commissioners Meyer and Alne relative to the deletion of Condition No. 1. They indicated their desire to retain Condition No. 1. Commissioner Wilkinson indicated that he would amend the motion and retain Condition No. 1, in order to gain support for the project. Planning Commission Minut=s 7 - ~cLooer 24, 1989 Upon request of the Applicant, Commissioner Christ requested specification of revisions. Planning Director Piasecki listed the additional revisions necessary for approval, as follows: - Revised roofing materials. - Revised window elements. - Revised building colors. - Alteration of building towers. - Addition of a fascade. Commissioner Christ noted that this is a significant amount of revisions and a major redesign of the project. He expressed his concern that there is an apparent loop restricting the project and would not second the amended motion. Amended Motion: M/S: Wilkinson, Meyer, Motion to Adopt Resolution No. 2627 approving the Zone Change from R-M-S to PD; and, Adopt Resolution No. 2628, approving a PlarmedDevelopment Permit to allow construction of 17 townhomes, as per Staff Recommendation, adopting the findings and conditions, as attached, carried (6-0-1) with the following roll call vote: AM: Co~issioners: NO~S: Commissioners: ABS~T: Co~missioners: Christ, Fox, Meyer, Alne, Wilkinson and Perrine None Olszewski ~.~ , ~.~ The Planning Commission meeting recessed at 9:00 p.m., and reconvened at 9:20 p.m., with all Commissioners present, except Chairperson Olszewski. 6. ZC 89-15/PD 89-20 Boone, B. Public Hearing to consider the application of Mr. Burch Boone, on behalf of Lincoln Bascom Office Center, Ltd., for approval of a Zone Change from R-3-S (Multiple-Family Residential) to C-PD (Condominium/Planned Development); and, approval of a Planned Development Permit to allow the construction of 70 condominiums on property known as 2105 South Bascom Avenue and 110 Michael Drive, in a C-2-S (General Commercial) and R-3-S (Multiple-Family/High Density Residential) Zoning District. Vice Chairperson Perrine read Application ZC 89-15/PD 89-20 into the record. Planning Director Piasecki reviewed the Application and discussed the Staff Report, dated October 24, 1989, drawing attention to the site location, parking provision, traffic circulation and consistency with surrounding areas. An aerial map and architectural renderings were on display. Mr. Piasecki noted the that only 68 units would be allowed under current the zoning ordinance, however, that Staff will recommend approval, with a decrease in the number of units. The Public Hearing on ZC 89-13/PD 89-16 was opened. Planning Commission Minu~s - 8 - October 24, 1989 Commissioners Meyer and Christ stated his confusion regarding building height, noting the inconsistencies in the provided illustrations. Director Piasecki explained the difference in building heights. Vice Chairperson Perrine explained that there are currently two parking garages and that the platform for the project will be place on top of the parking garages. Mr. Milton Goes, Goes and Parket Associates, 550 Pilgrimor, Foster City, stated that due to the Site and Architectural Review Committee's comments Lincoln Bascom Office Center is now proposing to eliminate two units and install an additional recreation room. Mr. Roger Oser gave an overhead slide presentation to illustrate adequate traffic and parking for the proposed project site at different hours of the day. Commissioner Fox reviewed the Site and Architectural Review Committee's comments, as follows: - Retention of interior court trees. - Additional landscaping around the deck areas. - Heightening of lower level of the structure to provide opening between the buildings. - Provision of more recreational area. - Extension of the decks. - Removal of stairways. - Revision of entrance to the guest parking areas. - Elimination of stairways along Michael Drive. Further, Commissioner Fox noted that the Site and Architectural Review Committee is recommending approval. Pat Figueroa, Property Owner of 52 Michael Drive, expressed the following concerns: Increased traffic implications. Current density. Size of units. Architectural design. Parking. Zoning Alice Leeper, Resident of 170 Michael Drive, noted traffic and parking problems currently impacting the area, as follows: - S-curves in the roadways that impair visibility. - Safety and Hazards. - Ratio of condo parking spaces, compared to the number of units existing in the area. - Current use the parking lot. - Difficulty making left-hand turns, particularly in the morning hours. - Current traffic patterns. planning Commission Minu%=s - 9 - ~c%vDer 24, 1989 Discussion ensued between Director Piasecki and Vice Chairperson Perrine relating to down zoning requirements. City Attorney Seligmann commented that State law requires that if you wish to reduce density that complies with the City's current General Plan, you have to make a specific finding that there would be a threat to public health and safety, which could not be otherwise mitigated. Commissioner Christ indicated his support for the concept, but noted the following concerns: - Worsening parking conditions in the area. - Massiveness of the building. - Access to the parking garages to Michael Drive. - Suggested that all access be off Bascom Avenue. - Locked parking garages. Further, Commissioner Christ indicated concern with the fact that a previous applicant was requested to decrease the distance visitors have to walk (60 feet) and possibly provide sidewalks, and this project requires visitors to walk 150 feet, through a parking garage and driveways with on provision of sidewalks. He suggested that there is a problem when in one instance an applicant is required to provide walkways and a lessor walking distance for visitors, and, in another case the applicant is not required to do the same. Mr. Milton Goes stated that the parking garages in this project are covered. Commissioner Fox spoke in support of the project. Vice Chairperson Perrine requested comments regarding the access to Bascom Avenue from the project. Commissioner Alne queried relative to the difference in projected traffic distribution between Bascom Avenue and Michael Drive and the percentage of increase of traffic along Michael Drive. Mr. Tom Peterson, Traffic Engineer, indicated that approximately 49 percent would use the Michael Drive access and that 51 percent would use the Bascom Avenue access, which constitutes an increase on Michael Drive of approximately 10 percent. Commissioner Christ requested Mr. Peterson's professional opinion regarding the current traffic movement along Michael Drive, whether the movement is good, fair or poor. Mr. Peterson stated that he has no professional opinion but that the use of Michael Drive would naturally be limited due to the S-curves along Michael Drive. Vice Chairperson Perrine requested current traffic counts on Michael Drive and the City Engineer Bill Helms stated that there is a traffic count, however, that the information is not presently available. Mr. Helms, further, informed the Commission that Michael Drive does not attract outside traffic; the traffic volume is currently very light. Planning Commission Minu'L=s - 10 - Oc~ob=r 24, 1989 He outlined safety hazards described by speakers as follows: - Due to the S-curves, people tend to drift corners. - Some people park carelessly, blocking driveways. He contended that these hazards can be mitigated by striping intersections and by painting curbs. Further, Mr. Helms explained how the Public Works Department becomes involved in traffic mitigation and how the Department attempts to solve these types of problems. He stated that indicated traffic delays relative to this project are below the threshold established by the City. Commissioner Christ suggested that since the use of Michael Drive is insignificant, it would be appropriate to limit access to Michael Drive entirely. Alice Leeper addressed the Commission again, and suggested the following: - Elimination of ingress/egress onto Michael Drive. - Elimination of stairways along Michael Drive. - Provision of parking for visitors along Michael Drive. - Address problems created by the three S-curves by requiring residents to have a Bascom Avenue street address. Commissioner Fox pointed out that this project provides a tremendous amount of parking and stated that he is opposed to placing the project in jeopardy due to the inadequate parking provided by neighboring projects. Mr. Oser, addressed the above-mentioned concerns, as follows: - Ingress/egress along Michael Drive has been approximated as 50 percent, therefore, access along Michael Drive is necessary. - Impact on Michael Drive is insignificant. - Having no access from Michael Drive would encourage visitors to park along the street, limiting residential parking of current residents. - Residents leasing the apartments would prefer to have a Michael Drive street address. - Limitation of stairways and access along Michael Drive would create a "walled City" effect. M/S: Alne, Fox Motion to close the Public Hearing on ZC 89-15/PD 89-20 unanimously carried, 6-0-1, Chairperson Olszewski being absent. Commissioner Wilkinson requested more open space and requested that concerns expressed be referred to the Site and Architectural Review Committee. M/S: Wilkinson, Fox Motion to Adopt Resolution No. 2629, approving a Zone Change from R-3-S to C-PD; and Adopt Resolution No. 2630, approving a Planned Development Permit to allow construction of 68 to~nhomes, with added conditions that more open space, street access, urban landscape design be provided, and that these issues return to the Site and Architectural Review Committee for approval. Discussion on Motion: Commissioner Meyer supported the motion. Commission Christ supported the concept but opposed the project. Vice Chairperson Perrine supported the housing element offered by the project, and currently needed by the Community. Planning Commission Minu~es - 11 - ~c%uDer 14, 1989 Roll Call Vote on the Motion: AYES: Commissioners: Fox, Meyer, Alne, Wilkinson, Perrine NOES: Commissioners: Christ ABSENT: Commissioners: Olszewski ZC 89-14/PD 89-19 Myhre, T. Public Hearing to consider the application of Mr. Todd Myhre for approval of a Zone Change from R-l-6 (Single-Family Residential) to PD (Planned Development); and, approval of a Planned Development Permit to allow the construction of 4 single-family homes on properties known as 980 and 998 Crockett Avenue, in an R-1-S (Single-Family Residential/Low-Density Residential) Zoning District. Vice Chairperson Perrine read the Application into the record. Planning Director Piasecki presented the Staff Report, dated October 24, 1989, stating that Staff recommends approval based upon the following revisions: - Minor architectural changes to breakup the wall elements on the north and south side of the project. - Extension the first story out to the property line. Commissioner Christ discussed street improvements and the establishment of a Local Improvement District, which City Engineer Bill Helms stated is currently underway. Commissioner Fox reported on the Site and Architectural Review Committee's concerns that relate to elevation, and, stated that Site and Architectural Review is recommending approval. Mr. Helms related the Public Works Department's concern regarding sidewalk improvements and a request that the Applicant to participate in the establishment of a Local Improvement District. The Public Hearing on ZC 89-14/PD 89-19 was opened. Mr. Todd Myhre, the Applicant, expressed his willingness to participate in a Local Improvement District, and requested approval of the project. Meyer, Alne Motion to close the Public Hearing on ZC 89-14/PD 89-19 unanimously carried 6-0-1. M/S: Meyer, Christ Motion to accept the NegativeD eclaration and Adopt Resolution No. 2631, recommending that City Council approve the Zone Change from R-l-6 to PD; and, Adopt Resolution No. 2632, approving the Planned Development Permit to allow construction of 4 single-family homes carried by the following roll call vote: AYES: NOES: ABSENT: Cmissioners: Comissioners: Co~missioners: Christ, Fox, Meyer, Wilkinson, Alne, Perrine None. Olszewski Planning Commission Minu~s - 12 - O~_oo=r 24, 1989 88-23 Black, J. Public Hearing to consider the application of Mr. Jim Black, on behalf of Prometheus Development, Company, for a modification to the Development Agreement and Conditions of Approval and Plans for office/hotel development at 900 East Hamilton Avenue, in a PD (Planned Development/Commercial) Zoning District. Vice Chairperson Perrine read the Application on M 88-23 into the record. Principal Planner Phil Stafford reviewed the Staff Report, dated October 24, 1989, stating that Applicant is requesting a change to the Development Agreement which will indicate construction of the proposed hotel in Phase III of the development rather than in Phase II. Further, Mr. Stafford stated that the applicant wishes to seek approval from the City for temporary improvements to the parking lot on the westerly side of Creekside Way. Mr. Stafford noted that Staff is recommending approval. Commissioner Christ would support the Applicant if the dates of the agreement are switched, instead of being moved out to the requested March 1995. The Public Hearing on M 88-23 was opened. Mr. James Black, the Applicant, addressed the Commission stating that the reason for the request is that another office building could be leased, however, since the hotel market is so saturated Prometheus has yet to acquire an operator of the proposed hotel. Secondly, Mr. Black requested an extension of the commencement date for the hotel for the same reason. Commissioner Meyer asked Staff if they had any problem with the request. Mr. Stafford stated that Staff does not, however, he mentioned that if the parking lot portion of the request were approved, Staff would request the following: - Drainage for the parking lot. - Installation of landscaping along the perimeter. - Placement of street brims. - Lighting for the parking lot. - Request that this portion of the project request be continued for two weeks. M/S: Meyer, Alne Motion to close the Public Hearing on M 88-23 carried 6-0-1. M/S: Wilkinson, Meyer Motion to Adopt Resolution No. 2633 recommending that City Council approve modification to the Development Agreement; and, continue the parking lot issue to the Planning C~issionmeeting of November 14, 1989, carried on the following roll call vote: AYES: NOIES: ABSENT: Cos~issioners: Commissioners: Commissioners: Christ, Fox, Meyer, Wilkinson, Alne, Perrine None. Olszewski Planning Commission Minu~os 13 - ctober 24, 1989 The oral report of the Planning Director was accepted. REPORT OF TME PLANNING DIRECTOR The written Report of the Planning Director was accepted. ADJOURNMENT There being no further business, the meeting was adjourned at 11:45 p.m. to a regular Planning Commission meeting, scheduled for November 14, 1989, at 7:30 p.m., in the Council Chambers, City Hall, 70 North First Street, Campbell, California. APPROVED: Bruce J. Olszewski Chairperson ATTEST: RECORDED: Steve Piasecki Secretary Karon Shaban Recording Secretary