Loading...
PC Min 11/22/1988PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA 7:30 P.M. MINUTES NOVEMBER 22, 1988 The Planning Commission of the City of Campbell convened this day in regular session in the City Hall Council Chambers, 70 N. First Street, Campbell, California. ROLL CALL Present Commissioners: Robert Stanton, Bruce Olszewski, James Walker, J. DuWayne Dickson, Ronald Christ, Jay Perrine (8:20 p.m.); Planning Director Arthur Kee, Principal Planner Philip J. Stafford, Engineering Manager Bill Helms; City Attorney William Seligmann; Recording Secretary Linda Dennis and Karon Shaban. Absent Commissioner Kasolas. Chairman Christ noted that Commissioner Perrine was attending a class and would be late; and, that Commissioner Kasolas was absent for personal reasons. APPROVAL OF THE MINUTES M/S: Stanton, Dickson - That the minutes of the Planning Commission meeting of November 8, 1988, be approved as submitted. Motion carried 4-1-2, with Commissioners Kasolas & Perrine absent, and the Chairman Christ abstaining due to absence from the meeting of November 8. COMMUNICATIONS Planning Director Kee noted that communications received pertained to specific items on the agenda. ORAL REQUESTS Chairman Christ asked if anyone wished to address the Commission on issues not agendized. There being no one, The Chairman proceeded with the set agenda. PUBLIC HEARINGS S 88-18 Public hearing to consider the application of Shen, E. Mr. Eddy Shen, on behalf of LRS Associates, for approval of a site and architectural application to allow the construction of a retail building on property known as 2347 S. Winchester Boulevard in a C-2-S (General Commercial) Zoning District. -2- Principal Planner Stafford reviewed the Staff Report of November 22, 1988, noting that Staff is recommending a continuance to December 13, rather than January 10, 1989, since only minor modifications are necessary. The applicant is in agreement with the proposed continuation. Commissioner Olszewski reported that this item was before the Site and Architectural Review Committee; and, a continaunce is recommended to December 13, 1988. Ms. Sally Howe, 45 Budd Avenue, expressed concern regarding trash generated by the shopping center; the location of the dumpsters; the time of day that the trash is picked up is disturbing to nearby residents; and, asked about the type of tenants being proposed for the building. Commissioner Walker expressed his desire to contact Green Valley Disposal Company to see if the dumpsters can be relocated, and if a more appropriate time can be arranged for trash pickup to minimize the noise impact on adjacent residents. M/S: Olszewski, Walker That the public hearing on S 88-10 be continued to the Planning Commission meeting of December 13, 1988. Motion carried 5-0-2 (Commissioners Perrine and Kasolas absent). ~ ~ UP 88-10 Continued public hearing to consider the Barclay, A. application of Mr. Alexander Barclay, on behalf of Sanjil Roofing, for approval of a Conditional Use Permit to allow the establishment of an outside storage yard in a portion of the parking area on property known as 805 McGlincey Lane in a C-M (Controlled Manufacturing/Industrial) Zoning District. Principal Planner Stafford reviewed the Staff Report of November 22, 1988, noting that Staff is recommending denial, based on the fact that outdoor storage is limited under the code in the C-M Zoning District. If the Commission approves the proposal, Staff would recommend that certain conditions be met, as follows: addition of a landscape element; replacement of the redwood slats; that a solid wall be built to replace an existing cyclone fence to hide storage behind the wall, and that the wall be painted to match the building. Commissioner Olszewski reported that this item was discussed by the Site and Architectural Review Committee, and approval is being recommended subject to conditions as indicated by Staff. Chairman Christ opened the public hearing and invited anyone to speak on this item. There being no members of the public wishing to address the issue, the matter was placed an the table for discussion. M/S: Walker, Stanton That the public hearing on UP 88-10 be closed. Motion carried 5-0-2. -3- M/S: Olszewski, Stanton That the Planning Commission adopt Resolution No. 2568 approving UP 88-10, including the following findings and subject to conditions attached hereto. Findings: 1. That the use is not detrimental to persons residing in the neighborhood, or injurious to property or improvements in the neighborhood in that the storage use would be adequately screened by walls and landscaping to prevent adverse impact on the neighborhood. 2. That the use is located in an industrial area of the City. 3. That given the location of the nearest residential units, there will be very limited visual impact on residents. Discussion of the motion Commissioner Dickson opposed the motion stating that the restriction for outdoor is limited by ordinance and that allowing such a use in the C-M Zoning District would require amending the ordinance. Commissioner Walker opposed the motion and concurred with Commissioner Dickson. Commissioner Olszewski explained the basis for the recommendation of the Site Review Committee, noting that little impact would be felt by neighboring residents, that the property had been previously zoned for outdoor storage use, and that there are industrial uses two lots away. Vote on Motion .Motion for approval carried with the following roll call vote: AYES: Commissioners: Stanton, Olszewski, Christ NOES: Commissioners: Walker, Dickson ABSENT: Covmlissioners: Kasolas, Perrine. ~ ~ ~ M 88-23 Continued public hearing to consider the Prometheus application of Prometheus Development Company for approval of modification to a previously approved Planned Development Permit to allow a modification in proposed phasing to allow the construction of a second office building of 175,000 sq. ft. and an adjustment in the proposed parking ratio on properties know as 900 E. Hamilton Avenue in a PD (Planned Development/Commercial) Zoning District. -4- Principal Planner Stafford reviewed the Staff Report of November 22, 1988, stating that the request is a modification to the originally approved plan. The current proposal is to construct the second office building in Phase I, rather than in Phase III as previously approved. Mr. Stafford continued that this item was reviewed by the Site and Architectural Review Committee. .The Committee is recommending approval with a parking ratio of 1:288 which, he stated, is a conservative ratio for the City of Campbell. Discussion ensued regarding parking ratios, on-site circulation. for pedestrians and vehicles, and landscaping ratios. Planning Director Kee explained that the proposed modifications will not affect the final development project, only the order in which the project will be developed. Commissioner Dickson questioned the 50 percent ratio of compact spaces. Mr. Kee indicated that statistics show a higher rate of registered compact cars. within the State, and Staff would base part of its recommendation for more compact spaces on these statistics. Chairman Christ opened the public hearing and invited anyone to speak on this item. Mr. James Leake, Heller & Leake Architects, addressed the concerns of the Commission by presenting updated site plans and renderings of the project. Mr. Leake indicated locations of proposed landscape changes and reasoned that the changes were made to satisfy the requirements of the Fire Department for emergency access to the building. Additionally, he addressed the underground parking questions, and requested that the developer be allowed the option to place an underground tunnel for the combined use of pedestrian and vehicles since the proposed hotel construction date is currently unknown. Referring to a study done by Barton-Aschmann, Mr. Leake addressed the parking ratio being requested by the developer and being recommended by Staff. Discussion ensued relative to the proposed parking ratio; and, the multi-level parking structure as a shared-use concept for parking. (Commissioner Perrine entered the Chambers at 8:20 p.m.) Mr. Kee stated that when the hotel is built, the parking issue will have to return to the Commission for approval. It would be the appropriate to review this concern at that time. Engineering Manager Helms addressed concerns suggested regarding the installation of signalization and traffic mitigations on-site, noting that Staff will be monitoring the situation. M/S Olszewski, Stanton That the public hearing on M 88-23 be closed. Motion carried 6-0-1. -5- M/S Walker, Olszewski That the Planning Commission adopt Resolution No. 2569, incorporating findings and conditions as indicated in the Staff Report of November 22, 1988, and including redlining of the presented plans, recommending that the City Council approve M 88-23. Discussion of motion Commissioner Olszewski noted that the inclusion of an underground pedestrian tunnel should add a safety aspect to the development that previously was not present. Commissioner Dickson supported the motion; however, he expressed concern relative to traffic increases becuase both office buildings are going in at once, noting that the hotel had been a plus because of the small traffic generation. Additionally, Commissioner Dickson noted that he supported the proposed parking ratio in that the developer would only be hurting himself if the project does not have adequate parking. Vote on the Motion Motion for approval carried with the following roll call vote: AYES: Commissioners: Stanton, Olszewski, Walker, Dickson, Christ NOES: Commissioners: None ABSENT: Commissioners: Kasolas. ABSTAIN: Commissioners: Perrine (not present for entire discussion). st ~ ~ The Commission recessed at 8:45 p.m.; the meeting reconvened at 8:52 p.m. ~ * ~ TA 88-05 Public Hearing to consider possible City-initiated amendments to Chapter 21.50 (Parking) of the Campbell Municipal Code as it pertains to residential parking requirements. Principal Planner Stafford reviewed the Staff Report of November 22, 1988, noting that the issue was brought to the Commission as a result of concerns expressed by the Council that there could be inadequate parking for multiple-family development. He stated that the on-site parking requirements were increased by City Council, as recommended by the Planning Commission, a few years ago particularly to address guest parking. The parking was increased for one and two bedroom townhomes by 1/4 space per unit and a requirement for guest parking was added to provide 1 space for each 5 units or fraction thereof. Commissioner Olszewski expressed concern regarding developers resistence to build where parking requirements are too stringent, noting that if parking area is increased townhome developers would be inclined to build up rather than -6- out. This would result in less landscaping in order to make room for more __ parking spaces. He stated that he does not wish to see a change in the zoning requirement for townhome parking and requested examples from Staff which might indicate specific problems. Mr. Kee indicated that the Public Works may have these types of statistics in that they receive complaints regarding off-site parking matters. Commissioner Dickson pointed out the issue is really one of long narrow lots limited to one or two on-street parking spaces, and this was the original concern of the Commission which led to the request by the City Council to study the current parking requirements. Chairman Christ clarified that what was requested was a guideline for proposed developers and not a more stringent parking ordinance. Discussion ensued regarding possible language for notifying developers of additional parking for developments where on-street parking was restricted. Commissioner Walker indicated that future parking demands should be addressed now in order to avoid future problems. Chairman Christ established that there is a need to guide developers in the planning stages of development, and suggested that language be initiated to address specific types of developments (i.e., long narrow lots with non-available street parking). Commissioner Dickson suggested that wording similar to that used by Santa Clara County, but not as strict, be considered (ie. Santa Clara County requires that the number of on-site parking spaces will double from 2 to 4 when no on-street parking is available adjacent to the individual lots. It will increase by 50' if parking is available only on one side of the street). Commissioner Stanton asked if Staff might have a record of complaints relative to inadequate parking spaces for townhomes, noting that perhaps these statistics can be reviewed to determine more specific problems and uniqueness of properties. This could then be used as a basis for amendment to the parking ordinance if amendment was necessary. M/S: Stanton, Perrine That the public hearing on TA 88-05 be continued to the Planning Commission meeting of December 13, 1988. Motion carries 6-0-1. MISCELLANEOUS Crockett Avenue Continued staff report regarding Crockett Avenue Area Study. Principal Planner Stafford reviewed the Staff Report of November 22, 1988, -- noting that the Planning Commission's request to schedule a study session regarding the Crockett Avenue Area was approved by the Council on November 1, 1988. Mr. Stafford continued that the Council approved the request with the requirement that the Chairman and Vice-Chairman meet and confer with the Mayor and Vice Mayor relative to the tentative agenda for such a session. -~- Commissioner Olszewski suggested that the Planning Secretary schedule this meeting regarding the agenda before January 1, 1988. _. Ron Mesmer, 1929 Crockett Avenue Resident, addressed the Commission to affirm the commitment by himself and his neighbors that this area remain residential and not a commercial or industrial zone. He stated that operation of an auto repair center, cement company storage yard, and dog kennel are being .conducted. Additionally, he stated that a privately owned (absentee owner) vacant lot is currently being used for a used car lot. Mr. Mesmer also alleged that the sale of illicit substances is being conducted on a frequent basis and that it is the request of the residents in the neighborhood that this Commission meet with the neighborhood and discuss alternatives to the worsening residential condition. Commissioner Perrine suggested that concerned neighbors contact the Police Department relative to the operation of the used car lot on private property since the owner is absent and may not be aware of the use of the property. Chairman Christ noted to the speaker that he should leave his name and address so that he can be properly noticed of the scheduled meeting. M/S: Dickson, Perrine That the a meeting be scheduled with the Mayor and Vice-Mayor regarding a proposed agenda for the Crockett Avenue Area. Motion carried unanimously (6-0-1). * ~ Referral Referral from the City Council regarding Development Exhibits. Principal Planner Stafford reviewed the Staff Report of November 22, 1988, noting that the City Council has requested a policy establishing a minimum guideline for development exhibits. Discussion ensue regarding types of exhibits now being provided, cost of exhibits which could be required, and usefulness of renderings vs. photomontage exhibits. Dickson Commissioner~fk~a$wekdx cautioned against added costs for colored renderings and the deception that could occur by placing too much emphasis on illustrations. Planning Director Kee explained why this issue came up before the City Council, noting that the intent of this action is to provide additional information to Councilmembers who are not as familiar with development perspectives as Staff or the Commission. Dickson Commissioner ~~~~ reaffirmed his position that increased costs to developers is not appropriate, and initiated discussion regarding the use of photomontage rather than colored renderings as a means of saving money. Commissioner Walker stated that he is more interested in seeing colored renderings of high quality so as to make valid determinations rather than saving costs for developers. -8- M/S: Perrine, Dickson That this issue be referred back to Staff for __ review and recommendation relative to the use of photomontage and cost of photomontage rather than colored renderings. Motion carried unanimously (6-0-1). :c k ~ SUBCOMMITTEE REPORTS There were no Subcommittee Reports at this time. ADJOURNMENT There being no further business, the meeting was adjourned at 10:05 p.m. APPROVED: Ronald W. Christ Chairperson ATTEST: Arthur A. Kee Secretary RECORDED: Linda Dennis Recording Secretary