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PC Min - 08/22/2006 CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY AUGUST 22,2006 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of August 22, 2006, was called to order at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chair Alderete and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chair: Commissioner: Commissioner: Commissioner: Commissioner: Commissioner: Bob Alderete George Doorley Mark Ebner Tom Francois Elizabeth Gibbons Bob Roseberry Commissioners Absent: Vice Chair: Michael Rocha Staff Present: Community Development Director: Senior Planner: Planner I: Planning Intern: Recording Secretary: Sharon Fierro Jackie C. Young Lind Melinda M. Denis Jennifer Gau Corinne A. Shinn APPROVAL OF MINUTES Motion: On motion of Commissioner Gibbons, seconded by Commissioner Francois, the Planning Commission minutes of August 8, 2006, were approved as submitted. (6-0-1; Commissioner Rocha was absent) COMMUNICATIONS Ms. Jackie C. Young Lind, Senior Planner, made the following presentation: . Introduced Intern Jennifer Gau and explained that Jennifer has been serving as an intern in the Planning Department this summer. . Reported that Jennifer would be returning to Cal Poly for her third year. . Described the work done by Jennifer and said that staff greatly appreciates her service and that more was accomplished due to her participation. . Encouraged Jennifer to pursue her interest in Urban Design. Planning Commission Minutes of August 22, 2006 Page 2 Chair Bob Alderete read the resolution honoring and acknowledging Jennifer Gau for her accomplishments as an intern. He said that it was fantastic to be able to recognize Jennifer for her hard work. AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda Modifications or Postponements. ORAL REQUESTS There were no Oral Requests. *** PUBLIC HEARINGS Chair Alderete read Agenda Item No. 1 into the record as follows: 1. PLN2006-72 Sarnevesht, B. Public Hearing to consider the application of Mr. Bobby Sarnevesht for a Conditional Use Permit (PLN2006-72) for the establishment of a sports medicine facility and remodel of an existing industrial office building on property owned by Mr. Bobby Sarnevesht located at 221 E. Hacienda Avenue in a C- M (Controlled Manufacturing) Zoning District. Staff is recommending that this project be deemed Categorically Exempt under CEQA. Planning Commission action final unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Melinda M. Denis, Planner I Ms. Melinda M. Denis, Planner I, presented the staff report as follows: . Advised that the applicant is seeking approval of a Conditional Use Permit to allow the establishment of a sports medicine facility within an existing single-story industrial office building that was constructed in 1974 and is located on E. Hacienda Avenue between Winchester and Dell. . Described the General Plan Land Use designation as Research and Development and the Zoning designation as C-M (Controlled Manufacturing). This proposal is consistent with approval of a Use Permit. . Explained that this sports medicine facility would include four doctors and six support staff. MRI's and physical therapy would be provided. . Stated that the improvements proposed to the site include fayade upgrades, a new entrance, interior remodel, an upgrade in landscaping and improvements to the parking. . Said that staff is recommending a requirement for an irrigation plan. . Reported that the parking ratio for such a use is one space per 200 square feet. The site will provide 63 spaces where 61 are required. . Recommended the adoption of a resolution approving this Use Permit. Planning Commission Minutes of August 22, 2006 Page 3 Commissioner Roseberry provided the Site and Architectural Review Committee report as follows: . SARC considered this application at its meeting of August 8th and was supportive. . Said that this is a nice project. . Recommended that a final landscape and irrigation plan be submitted prior to final building occupancy. Chair Alderete opened the Public Hearing for Agenda Item No.1. Chair Alderete closed the Public Hearing for Agenda Item No.1. Commissioner Francois reported that he visited this site today and was stunned when he saw it. He said he has seen the proposed plans and finds the project to be very positive. It will provide a dramatic improvement to what is there now. Chair Alderete pointed out the comparisons in project data depicted on the plans. The lot overage would increase from 25 to 39 percent; paving would go from 33 to 31 percent and landscaping would be reduced from 42 to 30 percent. He asked staff if this information is correct. Planner Melinda M. Denis assured that she did the calculations several times and that the numbers provided on her staff report are correct. Chair Alderete asked if the proposed provision of seven ADA parking spaces is sufficient. Planner Melinda M. Denis advised that one ADA space is required for every 25 parking spaces. This project is exceeding that requirement. Chair Alderete asked about the trees and landscaping. Planner Melinda M. Denis reported that there are London Plane, Sycamore and many smaller trees that are not protected. Chair Alderete asked if the trees located in the asphalt would be removed. Planner Melinda M. Denis replied yes. She added that the installation of sidewalks would be required with this project. Plans will be worked out with the Public Works Department. Chair Alderete asked how many removed trees would be replaced. Planner Melinda M. Denis advised that those trees less than 12-inches in diameter do not have to be replaced. Those removed from the asphalt would be replaced. Ground cover and shrubs will be selected appropriate t this shaded area. Planning Commission Minutes of August 22, 2006 Page 4 Chair Alderete asked where trees are measured to determine if less than 12-inches in diameter. Planner Melinda M. Denis said that they are measured at four feet from grade. Chair Alderete reminded that if trees are part of an original project approval they are protected. He asked if that is not the case here. Planner Melinda M. Denis replied no. Chair Alderete asked if there are provisions for the handling of medical waste. Planner Melinda M. Denis said that this is not a Planning Department requirement. Building, Fire or the County Health Department would impose requirements for medical waste. Chair Alderete asked if this issue is not included in the conditions of approval. Planner Melinda M. Denis replied that it could be added but is not required from a Planning Department perspective. Chair Alderete sought verification that other entities oversee the issue of medical waste management. Planner Melinda M. Denis replied yes. Commissioner Gibbons said that there is a strong direction in energy conservation and the desire to add trees to provide shade. She said it is sad to see the need for trees to go as they have served a purpose. Motion: Upon motion of Commissioner Francois, seconded by Commissioner Roseberry, the Planning Commission adopted Resolution No. 3747 approving a Conditional Use Permit (PLN2006- 72) for the establishment of a sports medicine facility and remodel of an existing industrial office building on property owned by Mr. Bobby Sarnevesht located at 221 E. Hacienda Avenue, by the following roll call vote: AYES: Alderete, Doorley, Ebner, Francois, Gibbons and Roseberry None Rocha None NOES: ABSENT: ABSTAIN: Chair Alderete advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. Planning Commission Minutes of August 22, 2006 Page 5 *** Chair Alderete read Agenda Item No.2 into the record as follows: 2. PLN2006-104 PLN2006-105 City Initiated Public Hearing to consider an amendment to the Campbell Zoning Map with a City-Initiated Pre-Zoning (PLN2006-104) of R-1-6 (Single Family Residential) and to amend the Campbell General Plan Land Use Map with a City-initiated General Plan Amendment (PLN2006-105) to Low Density Residential for one 1.16 acre unincorporated parcel located at 1510 More Avenue, Los Gatos (APN 403-21-094). Staff is recommending that this project be deemed Categorically Exempt under CEQA. Tentative City Council Meeting Date: September 11, 2006. Project Planner: Jackie C. Young Lind, Senior Planner Ms. Jackie C. Young Lind, Senior Planner, presented the staff report as follows: . Started with an explanation of the annexation process. . Explained that on June 22, 2006, Council directed staff to initiate discussions on annexations of three pockets. On July 27, 2006, the City formally initiated annexation proceedings with the County. . Said that staff prepared an Annexation Answer Book that explains the annexation process and provides a time line. This information was sent to the property owners in the proposed annexation pockets on Monday, August 14, 2006. . Stated that the timeline includes two community meetings to be held on August 30th and 31st. . Advised that pre-zoning is required. The North and South pockets have already been pre-zoned. One parcel, the only one in the Southwest pocket was not yet pre-zoned. . Informed that the Annexation hearings would occur in October and November. . Pointed out that page 4 of the Answer Book provides the stats for this proposed annexation. There are 354 parcels and approximately 86 acres and an approximate population of 790. . Said that page 5 provides a map of the North pocket that consists of 120 parcels in the Hamilton/Leigh area. Page 6 is a map of the South pocket and includes 233 parcels in the White Oaks/Highway 17/Bascom area. . Added that Page 7 is a map of the Southwest pocket that consists of a single one- acre parcel on 1510 More Avenue, off Pollard. . Explained that this evening's action is the pre-zoning of the single parcel in the Southwest pocket. Director Sharon Fierro: . Explained that pre-zoning is desired by State law for properties located within a city's sphere of influence. . Described the subject parcel at 1510 More Avenue as consisting of one single- family residence, orchards and accessory buildings to support the orchards. Planning Commission Minutes of August 22, 2006 Page 6 . Pointed out that pre-zoning doesn't necessarily mean that annexation is assured but must be accomplished prior to proceeding to annexation meetings. Council mayor may not elect to proceed with the annexations. . Stated that to approve this pre-zoning, the Commission must find this pre-zoning to be consistent with the General Plan. . Said that what is proposed is consistent with how the land is currently developed. . Stated that this is a narrow frontage lot but a deep lot. . Reported that she met with the owners of this parcel, Mr. and Mrs. Young. . Advised that the annexation meetings would be properly posted so that any member of the Commission can attend without fear of quorum. Commissioner Doorley asked if the R-1-6 zoning is consistent with the adjacent properties. Director Sharon Fierro said that the adjacent property has a townhouse project with a P-D zoning and further down More Avenue there is a school. While it might make sense to zone this parcel P-D, it is best to match the zoning to the existing land use. It could be changed in the future if redevelopment of this property is considered. Commissioner Doorley asked if the County would provide road improvements to these pockets. He said that waiting until after annexation concerns him as it is not likely that the County would provide repairs after annexation due to budget constraints. Senior Planner Jackie C. Young Lind reported that Public Works Director Bob Kass is working on that issue with the County. There is no final answer at this time. Commissioner Doorley asked if the road standards would be up to current Campbell standards. Senior Planner Jackie C. Young Lind said that this issue is not finalized. She added that the County has its own standard that is not the same as the City's. She suggested waiting until Bob Kass is done with his negotiations. Director Sharon Fierro cautioned that she has been led to believe that the roads would not be brought up to the City's standards. Commissioner Doorley said in that case, why do the annexation? Director Sharon Fierro replied because it is the right thing to do. It is a goal in the City's General Plan and there is a window of opportunity here where it is easier to annex right now. However, there is a December 2006 deadline to take advantage of this opportunity. She added that the Southwest pocket under discussion this evening for pre-zoning was inadvertently missed and overlooked. Commissioner Doorley said he has no issue with tonight's issue of pre-zoning of this parcel. He cautioned that there is a strong fiscal downside to this idea of annexation Planning Commission Minutes of August 22, 2006 Page 7 while there are lots of financial incentives for the County to have this annexation proceed. Commissioner Gibbons said that there have been a couple of good articles in the local papers and agreed that there are "not minor" implications with annexation. She said that this parcel on More Avenue is a bizarre site. She asked if these owners are aware that not all of their land is developable as R-1-6. Director Sharon Fierro said that the Youngs did not raise this issue nor did staff. They are happy as things are. Commissioner Roseberry said that excellent points have been brought up and clarified that the annexation is not what is under consideration tonight but just the pre-zoning for this one parcel on More Avenue. Chair Alderete opened the Public Hearing for Agenda Item No.2. Chair Alderete closed the Public Hearing for Agenda Item No.2. Chair Alderete expressed his agreement that good points have been raised by the Commission. Director Sharon Fierro cautioned that the annexation would not come before the Planning Commission for public hearing but rather would go directly to Council. Commissioner Roseberry sought clarification that the Commission's issue is only the zoning. Director Sharon Fierro explained that the Commissioners would be able to make comments on this issue to Council as citizens of Campbell. Additionally, she encouraged them to forward their thoughts to Council via staff. She reiterated that it does not require Planning Commission approval for annexations. Commissioner Francois asked if the property owners of this parcel on More Avenue have offered any feedback. Director Sharon Fierro said that the Youngs wanted to know the impacts of annexation and whether their address would change with annexation. Commissioner Francois asked if they seem to feel okay with the idea of annexation into Campbell. Director Sharon Fierro reminded that the annexation is not occurring now but just the pre-zoning of this parcel. Annexation is another issue. Planning Commission Minutes of August 22, 2006 Page 8 Chair Alderete asked about the advantages to property owners being annexed into the City of Campbell. Director Sharon Fierro said not having to go to Downtown San Jose to pull permits is one advantage. She added that there are likely no obvious impacts in relation to day to day life. Fire services would remain the same. However, Campbell Police would be more responsive than the Sheriff's Department. There are no changes in schools and taxes are virtually the same. Commissioner Francois pointed out that Campbell Police are already in the area. Commissioner Doorley said that there is significant cost in providing Fire service for the other two larger pockets and the City will assume that cost. He said that it sounds like the City of Campbell may be getting a bad deal here. Director Sharon Fierro: . Asked if the Commission had any other questions about annexation. · Recommended that the Commissioners read the Annexation Answer Book distributed this evening and attend one of the neighborhood meeting set for next week on August 30th and 31st and listen to the concerns raised there. . Reminded that there are no changes to address as the Post Office determines addressing at the time of development. · Suggested that any member of the Commission call or email her with any questions. · Stated that staff from the City Manager's Office, Public Works, Fire and Police Departments is working together on this annexation. · Assured that any comments could be forwarded to Council. Motion: Upon motion of Commissioner Francois, Doorley, seconded by Commissioner Gibbons, the Planning Commission took the following action: . Adopted Resolution No. 3748 recommending that Council amend the Campbell General Plan Land Use Map with a City-initiated General Plan Amendment (PLN2006-105) to Low Density Residential; and . Adopted Resolution No. 3749 recommending that Council amend the Campbell Zoning Map with a City-Initiated Pre-Zoning (PLN2006-104) of R-1-6 (Single Family Residential) for one 1.16 acre unincorporated parcel located at 1510 More Avenue, Los Gatos (APN 403-21-094), by the following roll call vote: AYES: Alderete, Doorley, Ebner, Francois, Gibbons and Roseberry None Rocha None NOES: ABSENT: ABSTAIN: Planning Commission Minutes of August 22, 2006 Page 9 Chair Alderete advised that this item would be considered by Council at its meeting of September 11, 2006, for final action. *** REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR The written report of Ms. Sharon Fierro, Community Development Director, was accepted as presented with the following additions: . Advised that the next Planning agenda includes three items, including the review of the Water Districts CIP Plan to find it consistent with the City's General Plan. Additionally, staff is suggesting a discussion on the issue of recreational and fitness facilities in industrial zoning districts. Commissioner Gibbons raised the issue of the letter provided this evening from the HOA for the town home development adjacent to the Water District Property and whether staff has any understanding on the issue of drainage. Director Sharon Fierro advised that Housing Coordinator Sharon Teeter is working with the property owner and offered to send an email to the Commission with an update once more information is known. ADJOURNMENT The Planning Commission meeting adjourned at 8:22 p.m. to the next Regular Planning Commission Meeting of September 12,2006. SUBMITTED BY: ~A Sh'~~ orlnne. Inn, ecor Ing ecre ary ATTEST: \2.;; C Bob Alderete, Chair ~~J~ APPROVED BY: