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PC Min 06/14/1988PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA 7:30 P.M. MINUTES JUNE 14, 1988 The Planning Commission of the City of Campbell convened this day in regular session at the regular meeting place, the Council Chambers of City Hall, 70 N. First St., Campbell, California. ROLL CALL Present Commissioners: Kasolas, Stanton, Perrine, Olszewski, Walker, Dickson, Christ; Planning Director Arthur Kee, Principal Planner Phil Stafford, Engineering Manager Bill Helms, City Attorney Bill Seligmann, Recording Secretary Linda Dennis. Absent None. APPROVAL OF MINUTES Commissioner Walker requested that para. 3, pg. 6 read as follows: "Commissioner Walker supported the motion, noting that he felt that on-street parking causes a problem, and that since there are 3-bedroom units proposed for this development there should be 5 guest parking spaces total." M/S: Perrine, Stanton - That the minutes of the Planning Commission meeting of May 24, 1988 be approved with the correction as indicated. Motion carried unanimously (7-0). Chairman Christ announced that Mayor Podgorsek had an apparent heart attack this morning, and requested a moment to wish him a speedy recovery. ORAL REQUESTS Commissioner Olszewski reported that Mr. Kamil Navai wished to address the Commission on the issue of a change of roofing materials for his approved project at 410 Darryl Drive. This matter was considered by the Site and Architectural Review Committee this morning, and it was the opinion of the Committee that the issue would best be addressed by the full Commission. M/S: Olszewski, Kasolas - In accordance with the Brown Act, the Planning Commission hereby determines that the issue of a change in roofing materials, pertaining to ZC 87-07 - 410 Darryl Dr. - has come up within the last 72 hours; and, that there is substantial need to address this issue at this time due to the point at which the construction is at. Motion carried unanimously (7-0-0). This item will be considered by the Commission under Miscellaneous at the end of the agenda. -2- ARCHITECTURAL APPROVALS M 88-12 Application of Mr. and Mrs. Osaki for a Osaki, S. modification to the sideyard setbacks to allow a second story addition to an existing single family home on property known as 1468 Sheffield Ave. in an R-1- (Single Family Residential) Zoning District. Principal Planner Stafford reviewed the Staff Report of June 14, 1988, noting that concerns expressed in this report were addressed by the applicant in this morning's Site and Architectural Review Committee meeting. Staff is, therefore, recommending approval at this time. Mr. Stafford added that adjacent property owners have been notified of this proposal. It is noted that the addition affects only one neighbor because it is in the front of the property, and that neighbor has submitted a letter indicating his knowledge and approval. Commissioner Olszewski reported that this item was considered by the Site and Architectural Review Committee; and, the Committee is recommending approval as redlined. M/S: Walker, Stanton - That M 88-12 be approved as redlined. Motion carried unanimously (7-0-0). Commissioner Kasolas asked that the issue of setbacks pertaining to second story additions on existing homes be agendized; including the number of these types of applications that have been before the Commission, the number approved and denied. He noted that existing homes are usually allowed to maintain the 6 foot setback for the second story, and newly constructed homes would have to follow the setback guidelines of one-half the height of the building wall. The purpose would be to try to construct the guidelines so as to eliminate these items from having to come before the Commission. Commissioner Olszewski asked that the report include reasons why these types of issues come up; i.e. load bearing walls, etc. Chairman Christ indicated that this item will be agendized for the meeting of July 26, 1988. * * ~ PUBLIC HEARINGS UP 88-04 Public hearing to consider the application of Groo, E. Mr. and Mrs. Eric Groo for approval of a Conditional Use Permit to allow the conversion of an existing garage to living area on property known as 131 Hardy Ave. in an R-1-6 (Single Family Residential) Zoning District. -3- Principal Planner Stafford reviewed the Staff Report of June 14, 1988, noting that Staff is recommending approval. Commissioner Olszewski reported that this item was considered by the Site and Architectural Review Committee. The Committee was of differing opinions. One member of the Committee felt that the applicant could make additional efforts to secure an easement with the neighbor for additional driveway. The other concern indicated at the Committee meeting was the additional pressure for street parking with a garage being converted to living space. Commissioner Olszewski noted that there is covered parking on this site, in the rear, but technically you can't get to it. Commissioner Kasolas asked if the issue was whether or not you have covered parking in an R-1 district. Mr. Stafford noted that the ordinance was changed some time ago to allow a property owner to at least apply to the Commission to have uncovered parking on-site. There is a driveway currently on this site; however, it is not sufficiently wide to access a car. Chairman Christ opened the public hearing and invited anyone to speak on this item. Mrs. Sherry Groo, applicant, stated that the Site Committee expressed a concern that too many vehicles would park in the street. The next door neighbor does not want to file an easement, therefore this proposal is not a reality. There are two uncovered on-site parking spaces provided. Mrs. Groo continued that she surveyed Hardy Ave. and found that of the 32 homes, only 4 have two car garages. The remaining homes have converted garages. The existing garage in the rear of the property is usable, and the neighbor has no problem with sharing the driveway strip; however, she will not grant an official easement. Commissioner Olszewski asked the City Attorney what other alternatives there might be to provide unobstructed access to the rear of these properties. Mr. Seligmann indicated that a license might be investigated. This is like an easement, but with no underlying interest in the property. Discussion ensued regarding a continuance for the applicant to investigate alternatives; the existing policies which state that the applicant has a right to apply for this use; and, whether or not the use will work in the community and whether it is fair that it be granted. Commissioner Walker noted that he would disregard the garage in the rear of the property because access could be cut off at will; and, that he would be willing to move forward with the uncovered parking in front of the proposed conversion. Commissioner Stanton supported Commissioner Walker, noting that there is only 1 foot lacking for access to the rear garage, and the applicant has on-site parking. Commissioner Walker noted that the first and only concern should be the approval of the requested conversion. If a fence were constructed between this _ property and the adjacent property, the issue of the rear garage would be mute because of complete lack of access. -4- Commissioner Olszewski indicated that his concern was for both adequate parking and covered parking; however, he would not like to see more pavement. The issue of inadequate parking for multiple family units and parking spilling over onto single family residential streets has been an issue of concern. This is a neighborhood with a high demand for street parking, where most of the garages have been converted. He concluded that this is a bad signal and he is not willing to start that precedent. Commissioner Dickson noted that the applicant has a garage they can use, and they have on-site parking. He did not feel that parking was an issue. M/S: Dickson, Stanton - M/S: Dickson, Stanton - Discussion of motion That the public hearing on UP 88-04 be closed. Motion carried unanimously (7-0-0). That the Planning Commission adopt a resolution approving UP 88-04, subject to findings and conditions attached hereto. Commissioner Kasolas opposed the motion, noting that he could support approval if the applicant had .utilized the garage in the rear. Commissioner Olszewski opposed the motion for reasons indicated in earlier discussion. Commissioner Perrine opposed the motion, noting that this application is still in the planning stages and that provides an opportunity for it to be done correctly. Vote on motion AYES: Commissioners: Stanton, Walker, Dickson NOES: Commissioners: Kasolas, Perrine, Olszewski, Christ ABSENT: Commissioners: None. Motion for approval fails. M/S: Perrine, Olszewski - That the public hearing on UP 88-04 be reopened. Motion carried unanimously (7-0-0). M/S: Perrine, Olszewski - That the public hearing on UP 88-04 be continued to the Planning Commission meeting of July 12, 1988 to allow the applicant to pursue other options. Motion carried unanimously (7-0-0). Discussion ensued regarding possible alternatives; and, procedure for appealing continuances and action of the Commission. Mrs. Groo indicated that she was willing to do whatever is possible to resolve the matter. * ~ ~ -5- UP 88-OS Public hearing to consider the application of Moose Lodge Mr. Jim Woodbury, on behalf of the Los Gatos Loyal order of Moose 41996, for approval of a Use Permit to allow the establishment of a Moose Lodge on property known as 471 Division St. in a CM (Controlled Manufacturing) Zoning District. Principal Planner Stafford reviewed the Staff Report of June 14, 1988, noting that the comments in the report from the Police Department were a result of them thinking that this was going to be a new license. The Police Department has removed their comments at this time. Commissioner Dickson indicated that he would not consider this as a new application for a liquor license, in that the license usually continued with the user. Chairman Christ opened the public hearing and invited anyone to speak on this item. Mr. Kocsis, Governor of the Moose Lodge, briefly explained the civic participation of his organization, noting that this chapter supports both Los Gatos and Campbell activities. Mr. Kocsis noted that alcohol is served in conjunction with meals for social events at the lodge, for lodgemembers and guests only. M/S: Kasolas, Perrine - That the public hearing on UP 88-04 be closed. Motion carried unanimously (7-0-0). M/S: Kasolas, Walker - That the Planning Commission adopt Resolution No. 2537, including findings and condition indicated in the Staff Report of June 14, 1988, approving UP 88-05. Motion carried with the following roll call vote: AYES: Commissioners: Kasolas, Stanton, Perrine, Olszewski, Walker, Dickson, Christ NOES: Commissioners: None ABSENT: Commissioners: None. * ~ ~ Commissioner Dickson asked that Staff review the policy for use permits for sale of alcohol, noting that this policy was. initially adopted because of the concern with the number of sales in the downtown area. It may now be a waste of time. Chairman Christ asked that this issue be agendized for a future meeting - no specific date. ~ ~ ~ -6- ZC 88-06 Public hearing to consider the application of PD 88-09 Maison Construction for a zone change from --- Maison Construction R-M-S (Multiple Family Residential) to PD (Planned Development) and approval of a Planned Development Permit, plans, elevations, and development schedule to allow the construction of 4 townhomes on property known as 175 Shelley Ave. Principal Planner Stafford reviewed the Staff Report of June 14, 1988, noting that Staff is recommending approval of this item. Commissioner Olszewski reported that this item was considered by the Site and Architectural Review Committee. The Committee expressed concerns with how the buildings are placed on the site. There were also concerns indicated by the Architectural Advisor which were addressed at the Committee meeting. The Architectural Advisor suggested a tree be introduced to the middle of the driveway to break up the long, narrow driveway; and, that there be a change in the elevations. The applicant was not willing to look at other options and preferred to come before the Commission to plead his case. The Committee, based on the request of the applicant, decided to make a recommendation for denial because it feels that the buildings do not lend themselves well to the site. Commissioner Olszewski added that there is a substantial tree to the front of the development that the Committee felt could be used as a buffer to the long, narrow driveway; however, the applicant did not agree. Therefore, the Committee is recommending denial as presented. Commissioner Stanton expressed a concern that the City will be faced with long, narrow driveways on all the remaining properties on Shelley Ave. and Redding Road; and, indicated that something must be done now. Chairman Christ opened the public hearing and invited anyone to speak on this item. Mr. Mike Aboullahi, applicant, stated that this property is severely limited because of the 54 foot width. He continued that there is not alternative but a long, narrow driveway; the plans meet all the requirements of the code; the plans indicate 327 landscaping; the building elevations show alcoves and angles in the design - not long .boxes; and, the plans maximize the privacy of the units from the existing development on the west side. Commissioner Olszewski indicated that although he was inclined to introduce a motion for denial, he would like to leave the applicant with an opportunity to look at the site in another way. Commissioner Kasolas noted that the application is for a Planned Development Permit, which is supposed to provide for an optimum project. Commissioner Kasolas felt that the presented plans did not provide an optimum project; and, that the long, narrow driveway was compounded by the narrow width of the lot. Commissioner Walker agreed with Commissioner Kasolas, noting that a one-month _ continuance may not be adequate time for the applicant to redesign the pro3ect. -7- Commissioner Olszewski stated that he would support a continuance for one month; and, that he would like to make it known that the applicant needs to be sensitive to the area, not just maximize the number of units for profit. Commissioner Olszewski concluded that he would like to see units that work well on the site and provide amenities justifying the PD zoning. Commissioner Walker asked that the applicant consider provision of adequate guest parking in light of recent discussions by the Commission and Council. M/S: Kasolas, Perrine - That the public hearing on ZC 88-06/PD 88-09 be continued to the Planning Commission meeting of July 12, 1988. Motion carried unanimously (7-0-0). ~ ~ ~ PD 88-06 Continued public hearing to consider the Perez, G. application of Mr. Gregory Perez for a Planned Development Permit, plans, elevations and development schedule to allow the construction of a single family home on property known as 690 S. San Tomas Aquino Rd. in a PD (Planned Development/ Low-Density Residential) Zoning District. Principal Planner Stafford reviewed the Staff Report of June 14, 1988, noting that revised plans have not been submitted for this application; therefore, Staff is recommending a continuance. Chairman Christ opened the public hearing and invited anyone to speak on this item. M/S: Olszewski, Stanton - That the public hearing on PD 88-06 be continued to the Planning Commission meeting of July 12, 1988. Motion carried unanimously (7-0-0). ~ ~ ~ UP 87-20 Continued public hearing to consider the Vidovic, J. application of Mr. John Vidovic for a use permit and approval of plans to allow the construction of a secondary living unit on property known as 1856 Whiteoaks Rd. in an R-1-6 (Single Family Residential) Zoning District. Principal Planner Stafford reviewed the Staff Report of June 14, 1988, noting that Staff is recommending approval. Commissioner Olszewski reported that this item was considered by the Site and Architectural Review Committee. The Committee is recommending approval, with -8- the added condition that the landscape plan come back to the Committee for approval prior to issuance of a building permit. The Committee would like to see the increased use of concrete mitigated on the site to attempt to blend landscaping on this site with the adjacent development. Chairman Christ asked if there would be a separate address for the additional living unit. Planning Director Kee indicated that addresses are assigned by the Building Department; however, Planning is not aware of them assigning two numbers to one lot. M/S; Olszewski, Walker - M/S: Walker, Kasolas - Discussion on motion That the public hearing on UP 87-20 be closed. Motion carried unanimously (7-0-0). That the Planning Commission adopt Resolution No. 2538, including findings and conditions of approval as indicated in the Staff Report of June 14, 1988, and approve UP 87-20, with the added condition that the landscaping plans be submitted for the approval of the Site and Architectural Review Committee prior to issuance of a building permit. Commissioner Dickson opposed the motion, noting that he felt that the lot - coverage which included the main structure, a detached garage, and the additional living unit with garage presented a very dense coverage which does not lead to harmonious development in the R-1 neighborhood immediately adjacent to this property. Commissioner Kasolas indicated that the subject lot was approximately 15,000 sq. ft., which is twice the normal size of the average lot in the City. The total lot coverage would appear to be less than 30'. Commissioner Dickson noted that all the buildings are shown right next to the property line, which shows dense coverage to the neighborhood. He felt that the additional living unit should be attached to the main structure. Vote on motion AYES: Commissioners: Kasolas, Stanton, Perrine, Olszewski, Walker, Christ NOES: Commissioners: Dickson ABSENT: Commissioners: None. ~ ~ -9- M 87-25 Continued public hearing to consider the Church of Christ application of the Campbell Church of Christ for a modification to plans to allow the construction of a fellowship addition to the church on property known as 1075 W. Campbell Ave. in a P-F (Public Facilities) Zoning District. Principal Planner Stafford reviewed the Staff Report of June 14, 1988, noting that the long-term plans for development of the church property will tie in with the architecture of the proposed structure at this time. The applicant has agreed to provide additional landscaping along the parking area and Campbell Avenue frontage. Staff is recommending approval as redlined (redlining addressing mainly landscaping). Commissioner Olszewski reported that this item was considered by the Site and Architectural Review Committee. The Committee is recommending approval as redlined, with the landscaping plans to be approved by the Site Committee prior to issuance of a building permit. This added condition is a result of a concern by the Committee regarding the removal of mature vegetation on the construction site. It is the opinion of the Committee that removal of this vegetation removes a substantial canopy that softens the appearance of the site itself and this should be mitigated. The applicant has also agreed to provide planting in the area of future development to mitigate future construction. Commissioner Dickson asked Staff to review Condition 11 for context, and make the appropriate corrections. Commissioner Kasolas questioned the changes on Campbell Avenue regarding -- on-street parking in this area; asked about the plans for adding a left-turn lane in this area; asked about the impacts of traffic trying to turn into this site; asked about the accident rate in this area; how the children are dropped off at the school; and, if there is a crosswalk in the area. Additionally, Commissioner Kasolas noted that that this proposal represents a large development, as well as additional children in the area. Engineering Manager Helms responded that the street along the church frontage is primarily under the jurisdiction of the City of San Jose; however, Staff has been working with San Jose to provide a continuous left-turn lane in this area, and is hopeful that this improvement will largely alleviate the accident rate at this location. Mr. Helms indicated that Staff could bring back accident statistics if the Commission so desired; and, Staff has no information on the number of children crossing the street at this location. Commissioner Perrine asked if Hedegard Ave. dead-ending at the church's property has caused problem, ie. people using the parking lot as a cut-through to Campbell Ave. Mr. Helms responded that this condition has existed for a number of years, and no problems have been brought to Staff's attention. Similar conditions exist in a number of other areas in the City (Cherry Lane & Dover School area) where the public streets stop at the edge of school property. This has not presented any problems. Chairman Christ opened the public hearing and invited anyone to speak on this item. -10- Mr. Jim Morelan, architect, 1999 S. Bascom Ave., Campbell, showed pictures of the project site, pertaining to landscaping, noting that only one large tree is proposed for removal leaving a substantial amount of mature vegetation on the site. Mr. Morelan continued that the proposed use does not promote increased membership, but rather provides facilities for a youth center and a senior center. The drop-off for the Campbell Christian School, which is not part of the church facility, is immediately east of the subject property. Mr. Morelan concluded that his clients have no objections to the conditions indicated in the Staff Report or by the Site Committee. Mr. Tim Raibley, Civil Engineering Associates, 792 Meridian Ave., San Jose, spoke regarding the proposed left-turn lane in the area; noted that the use of the new facility will be for a youth center for after school activities and the downstairs will be dedicated to use for the elderly. M/S: Walker, Perrine - M/S: Dickson, Perrine - Discussion on motion That the public hearing on M 87-25 be closed. Motion. carried unanimously (7-0-0). That the Planning Commission adopt the findings and conditions of approval as indicated in the Staff Report of June 14, 1988, and approve M 87-25 with the added condition that the landscaping plan be approved by the Site and Architectural Review Committee prior to issuance of a building permit. Motion carried with the following roll call vote: Commissioner Kasolas supported the motion; and, commended the applicant for straightening out the unfavorable traffic condition on Campbell Ave. Vote on motion AYES: Commissioners: Kasolas, Stanton, Perrine, Olszewski, Walker, Dickson, Christ NOES: Commissioners: None ABSENT: Commissioners: None. The Commissioner recessed at 9:30 p.m.; the meeting reconvened at 9:45 p.m. TA 88-04 Continued public hearing to consider a City-initiated City-initiated amendment to Chapter 21.26 (C3 Central Business District) of the Campbell Municipal Code to provide development and use regulations for the downtown area. -11- Principal Planner Stafford reported that the Executive Director of the Redevelopment Agency has requested that this item be continued to the last meeting in July in order to provide additional review and comment on the proposed ordinance; therefore, Staff is recommending continuance to July 26, 1988. Chairman Christ opened the public hearing-and invited anyone to speak on this item. M/S: Kasolas, Stanton - That the public hearing on TA 88-04 be continued to the Planning Commission meeting of July 26, 1988. Motion carried unanimously (7-0-0). ~ ~ ~ GP 88-02 Continued public hearing to consider a City-initiated City-initiated General Plan Amendment to the Land Use Element of the General Plan addressing land use policies in the downtown area. Principal Planner Stafford noted that this item is directly related to TA 88-04; therefore, it would be appropriate to continue this item to the meeting of July 26, 1988 as well. Chairman Christ opened the public hearing and invited anyone to speak on this item. M/S: Kasolas, Stanton - That the public hearing on GP 88-02 be continued to the Planning Commission meeting of July 26, 1988. Motion carried unanimously (7-0-0). * ~ ZC 88-04 Continued public Hearing to consider the City-initiated City-initiated zone change from P-D (Planned Development) to C3 (Central Business District) for properties located within Civic Center Dr. and Orchard City Drive (Downtown Core Area). Principal Planner Stafford noted that this item is also directly related, to TA 88-04; therefore, it would be appropriate to continue this item to the meeting of July 26, 1988 as well. Chairman Christ opened the public hearing and invited anyone to speak on this item. M/S: Kasolas, Stanton - That the public hearing on GP 88-02 be continued to the Planning Commission meeting of July 26, 1988. Motion carried unanimously (7-0-0). ~ ~ -12- MISCELLANEOUS Referral Referral from City Council regarding Planning UP 87-15 Commission review of use permit for large Croes, M. family day care home, on property known as 1550 Hack Ave. Planning Director Kee reviewed the Staff Report of June 14, 1988, noting that the City council has requested that the Commission identify and recommend any conditions of approval it feels are warranted during the Council's review of this matter. Commissioner Olszewski asked if 1550 Hack Ave. was subject to the newly adopted Large Family Day Care Home ordinance. City Attorney Seligmann stated that the ordinance does not specifically apply to this application; however, the Council is considering the possibility of modifying the conditions of approval somewhat along the lines of the ordinance. Commissioner Kasolas asked if it was true that the Planning Commission or the City Council could revoke the use permit - therefore, it would probably be prudent to comply with the new ordinance? Mr. Kee noted that the ordinance for large family day care homes has actually been adopted by the Council. This issue is a review of an existing large family day care home. Staff has noted that items 2 (Noise) and 6 (Square Footage) are the areas wherein the Commission can apply restrictions per the ordinance. Commissioner Stanton referred to the Staff Report at the end of the agenda regarding occupancy loads, suggesting that a large family day care home would more realistically be considered a children's home rather than a nursery, thereby requiring additional floor space per child. 'Commissioner Stanton continued that everything in the legislation refers to the maintaining of a "residential-type" atmosphere. He suggested that the Commission look at the living room, den, and 2 bedrooms only in considering square footage; and, exclude the kitchen, bathrooms, halls, and master bedroom. Commissioner Stanton felt that 12 children in 2 bedrooms and a living room is too tight. Commissioner Kasolas asked if the Uniform Building Code applied to this type of space and, if so, how is it defined and how would it be applied in this instance? Mr. Seligmann responded that the the specific standards were not designed with family day care homes in mind. Another issue would be whether residential square footage would be applied, and this is not set forth in the Uniform Building Code. Mr. Kee noted that this use permit application has been referred to the Building Department and the Fire Department. Both departments have indicated they have no problems or objections to this use. -13- Commissioner Kasolas stated that it is apparent that this issue transcends the whole community; and, although the service is necessary, it should not infringe on its neighbors. The question is when does it infringe? Commissioner Kasolas continued that he believed that new information has come to light. He asked that the Building Department identify, in writing, how they identify this particular project -- as a dwelling, a hotel, a day care center, etc.; and, suggested that this item be continued until an opinion is provided regarding the validity of the occupancy information. M/S: Kasolas, Stanton - That the consideration of UP 87-15 be continued to the Planning Commission meeting of June 28, 1988. And, that the Staff Report include information regarding the applicability of this use to the Uniform Building Code; definition of parameters and how applied; square footage that may have been indicated in earlier testimony from the representative from the Social Services Department; and, parking requirement relative to this setting. Motion carried unanimously (7-0-0). Commissioner Perrine expressed a concern that the issues of noise and parking also be addressed. Commissioner Kasolas stated that he felt the use should be made to conform with the ordinance. Commissioner Olszewski asked Staff to look at other areas where the children might play in relation to the noise issue, as expressed by the neighbors. Mr. Ed Clemmons, 595 Park Ave., San Jose, representing Mr. and Mrs. Croes, requested that this continuance be the last one in that the. applicant's have spent considerable time without resolution. * ~ Referral Referral from City Council regarding Planned PD 88-07 Development Permit for construction of 12 NADCON Development townhomes on properties known as 490, 494 & 496 W. Sunnyoaks Ave. Principal Planner Stafford reviewed the Staff Report of June 14, 1988, and reported that the applicant has addressed the concerns expressed in the report. The Santa Clara Valley Water District has a water line in the driveway area, making it difficult to change the long driveway; and, the Water District has asked that a minimum driveway curvature be maintained. The parking and access issues have been adequately addressed; and, the number of units has been reduced from 13 to 12. Staff, as a result of this morning's Site and Architectural Review Committee meeting, and in concurrence with the Site Committee and the Architectural Advisor, is recommending approval at this time. -14- Commissioner Olszewski reported that this item was considered by the Site and Architectural Review Committee. The concerns expressed in the Staff Report -- have been addressed to the satisfaction of the Committee; therefore, approval is recommended. Regarding the removal of trees, the Palm trees along the driveway area will be removed because of the maintenance problems with this species; however, the applicant is providing 24" box trees for the site. Mr. Que Naderzad, applicant, noted that he met with representatives of the Water District, and they indicated they did not have a problem with the proposed driveway and that they would provide confirmation in writing. M/S: Perrine, Stanton - That the Planning Commission adopt a finding that the project has been enhanced with increased landscaping and open space, an increase in provided parking, and a reduction in the number of units from 13 to 12. And, that the Planning Commission adopt Resolution No. 2539 recommending approval of PD 88-07, as revised, subject to conditions attached thereto. Discussion Chairman Christ commented that the on-site circulation appears to be worse than with the previous submittal, although the parking has been increased and the density reduced. Chairman Christ continued that he felt that the previous layout and circulation was better, noting that the development does not address --~ the community, but rather faces itself. Chairman Christ stated that he would support the motion because he felt that the applicant has gone out of his way to meet the demands put on him by the Commission and the Council; however, he did not feel that the revised project was as high quality as the previous submittal. Commissioner Kasolas stated that it seems apparent that the Water District's easement is included in the calculations for the square footage to arrive at the density on this parcel. Mr. Steve Saray, Devland Construction, noted that the easement is included in the calculations; however, this is allowable under the code. If the easement was not included, the result would be a flag lot with another separate lot in the middle. Commissioner Kasolas stated that he changed his mind on approving this project at this point, noting that the applicant is trying to over-utilize the property. He felt that if the density was based on square footage calculations without the easement, the project might be better. Commissioner Olszewski noted that easements were allowable in calculations for square footage; however, one cannot build on the easement. He agreed that increasing the parking resulted in a loss of landscaping and an increase in asphalt; noted that the project facing into itself will help keep cars off the street, which has been a continuing issue; and, the development is one of high quality, although he felt that all the parking spaces would be under-utilized and better used for landscaping. -15- Commissioner Dickson opposed the motion, noting that although progress had been made on this project, he was still concebr~ed with the density. The open areas towards Sunnyoaks Ave. were really unx~x open space because they were on the street, and there was not much open area provided; and, that the issue of the easement being included in the density calculations was a good point. Mr. Naderzad explained that the back yards for the units nearest Sunnyoaks Ave. are completely usable, in that they are approximately 12 feet from the street and there is a brick wall and a landscaping strip between the sidewalk and the yard areas. Commissioner Walker stated that he would be supporting the motion. Vote on motion AYES: Commissioners: Stanton, Perrine, Olszewski, Walker, Christ NOES: Commissioners: Kasolas, Dickson ABSENT: Commissioners: None. * * ~ Commissioner Walker was excused from the meeting at 10:40 p.m. sY ~c SA 88-23 Continued signing request - Campbell Travel Best Awning. Service - 389 E. Campbell Ave. - PD (Planned Development) Zoning District. Principal Planner Stafford noted that revised plans have not been submitted for this item; therefore, Staff is recommending a continuance. M/S: Stanton, Dickson - That SA 88-23 be continued to the Planning Commission meeting of June 28, 1988. Motion carried unanimously (6-0-1). SA 88-25 Signing request - 3495 S. Bascom Ave. - C-1-S Otsen Signs (Neighborhood Commercial) Zoning District. Principal Planner Stafford reviewed this application, noting that Staff is recommending approval. Commissioner Olszewski reported that this item was considered by the Site and Architectural Review Committee. The Committee is recommending approval. M/S: Perrine, Stanton - That the Planning Commission approve SA 88-25, subject to the conditions indicated in the Staff Report of June 14, 1988. Motion carried with a vote of 5-1-1 (Commissioner Dickson voting "no"; Commissioner Walker being absent). ~ ~ ~ -16- Commissioner Kasolas asked how many signs over 50 sq.ft. have been approved by the Commission recently. He then asked for Staff to agendize on an upcoming ---~ agenda (next 6 to 8 weeks or so), a report describing the number of requests for signs over 50 sq.ft. that have been heard by the Commission. * ~ ~ Request Request of Mrs. Rosa Guerra - satellite dish Guerra, R. antenna - 1009 Virginia Ave. Principal Planner Stafford reviewed the Staff Report of June 14, 1988, noting that Staff is recommending approval of this request. Commissioner Dickson asked how the City can have a policy and then ignore all the requirements. Commissioner Kasolas noted that the whole purpose of the ordinance was to curtail visual blight; therefore, he would have difficulty supporting this request. Commissioner Stanton noted that the FCC dictates the parameters for these antenna. Commissioner Olszewski noted that findings can be made regarding what is reasonable reception. Given the location and the height of this antenna, the only thing that could be thought of to mitigate the sight of this particular antenna would be the planting of a fast growing tree. - Commissioner Dickson felt that if the antenna were located on the other side of the house, it would not be seen all the way down Sunnyoaks Ave. Additionally, the height might be lessened if it were moved. Commissioner Dickson recommended that the antenna be relocated to the other side of the house and that the height be reduced to 14 feet. Commissioner Stanton indicated that the FCC regulations provide that a property owner cannot be caused undue cost in moving or relocating the antenna. Commissioner Dickson noted that this rule would not be applicable in this instance because the applicant did not consult the City prior to erecting the antenna, and the ordinance was in effect at the time. Chairman Christ asked if there is a case where an antenna can be denied, where it is determined that a site in inappropriate for such an antenna -- or does the City have to allow everyone to have a satellite dish. City Attorney Seligmann noted that there may be extreme health or safety reasons for denial, although he is not aware of any cases at this time. M/S: Dickson, $.asolas - That this item be continued to the Planning Commission meeting of July 12, 1988 so that the applicant can move the antenna to the ___ other side of the house. Motion carried with a vote of 4-2-1. -17- Mrs. Rosa Guerra, applicant, explained the history of the situation, noting that the installation company promised to resolve the problem with the City. She indicated that she is will to plant a tree to help screen the antenna. Chairman Christ explained that the issue was continued to provide time to move the antenna to the other side of the property to lessen its visibility from Sunnyoaks Ave. ~ ~ ~ Staff Report Staff Report from City Attorney regarding tape recording of Site and Architectural Review Committee meetings. It was the consensus of the Commission that this .report be noted and filed. * ~ Staff Report Staff Report regarding occupancy loads for various uses. It was the consensus of the Commission that this report be noted and filed. ~ ~ PD 87-07 Request of Mr. Kamil Navai for a change in K-Land Construction roofing materials from the to asphalt shingle for a previously approved townhome development on property known as 410 Darryl Dr. in a PD (Planned Development) Zoning District. Principal Planner Stafford reported that the applicant is requesting approval of a change in roofing materials from tale to asphalt shingle for the subject development. Commissioner Olszewski reported that this item was considered by the Site and Architectural Review Committee. The Committee felt it appropriate to bring the matter to the Commission because the change significantly altered the appearance of the units. Mr. Kamil Navai, K-Land Construction, explained that he had made a mistake when the plans were drawn. The plans were drawn for an English Tudor architectural style and should have indicated shingle roofing from the beginning. M/S: Perrine, Olszewski - That the Planning Commission approve a change in roofing materials, from the to asphalt shingle, for PD 87-07. Motion carried unanimously (6-0-1). ~ ~ ~ -19- GP 88-03 Continued public hearing to consider a City-initiated City-initiated General Plan Amendment to the Circulation Element modifying the planned extension of Capri Dr. from Hacienda Ave. to W. Sunnyoaks Ave. Principal Planner Stafford reviewed the Staff Report of June 14, 1988, noting that Staff is recommending approval. Commissioner Kasolas stated that he would be opposing this amendment, noting that he believed there have been modifications to the circulation plan in this whole area and these modifications may not have been the most prudent. There are going to be more people in the community and options should not be foreclosed. Commissioner Kasolas continued that he appreciated the additional information supplied by Staff, but noted that he did not understand the Fire Department's comments regarding the depth of cul-de-sacs. He expressed a basic concern with running more traffic on existing streets. Chairman Christ opened the public hearing and invited anyone to speak on this item. M/S: Perrine, Dickson - That the public hearing on GP 88-03 be closed. Motion carried unanimously (6-0-1). Commissioner Dickson opposed the proposed amendment, noting that the General Plan should not be that easily amended - especially the Circulation Element. ___ M/S: Dickson, Kasolas - That the Planning Commission adopt a Resolution recommending denial of GP 88-03. Motion failed with the following roll call vote: AYES: Commissioners: Kasolas, Dickson, Perrine NOES: Commissioners: Stanton, Olszewski, Christ ABSENT: Commissioners: Walker M/S: Kasolas, Olszewski - That the public hearing on GP 88-43 be continued to the Planning Commission of June 28, 1988, in order that a full Commission could be present. Motion carried unanimously (6-0-1). * * ~ Staff Report Staff Report regarding Crockett Avenue Area Study. Commissioner Kasolas stated that it was clear to him that the Commission is a recommending body and is charged with having some innovation and gathering as ---- much information as possible to grovide a public forum. Commissioner Kasolas proposed that the Commission discuss the issue of having a public hearing for 20 _ ~c~_ this area; and, continued that the Commission has a responsibility to the neighborhood. It is clear that the neighbors are concerned about the overall quality of life in that area. Commissioner Kasolas continued that he is still not satisfied with respect to the commercial activities that are going on in the neighborhood now; and, in terms of trying to attract commercial uses to the neighborhood, the surrounding area is going to have to be viable. Additionally, he noted that he is not interested in code enforcement - he is interested in trying to develop a plan for a better quality of life -- how the situation can be improved through the planning and zoning process. Commissioner Olszewski noted that he was of the understanding that the Council directed Staff (when this matter was discussed in a study session) to undertake code enforcement action in this area, in that the problems indicated by the residents on Crockett Ave. appeared to be code enforcement issues. He continued that perhaps the Council could appoint the Commission as a fact finding committee, along with area residents. Commissioner Kasolas noted that he is only suggesting that the Commission give the people a forum; and, that he sees no rule against initiating such a forum. Commissioner Perrine noted that the Commission made its views extremely clear to the Council at the study session, and they basically said they would think about it. There has been no decision as yet. Commissioner Kasolas suggested that the Commission set a public hearing specifically for the neighborhood around Crockett Avenue for the people to come and speak about their problems, in that the neighborhood really needs some help. Chairman Christ stated that his direction from the Council was to list specifically the items fo discussion in a public hearing, for approval by the Council. Commissioner Kasolas suggested that the issue be continued to give Commissioners an opportunity to come up with issues to be addressed. Commissioner Olszewski suggested that Staff list a few items to start the direction. Chairman Christ noted his concern that the Council is still looking at this as an abatement problem; and, he did not see that just abating the code enforcement problems will solve the issues. This item was continued to the Planning Commission meeting of June 28, 1988. ~ ~ OTHER ITEMS BROUGHT UP BY COI~Il~IISSIONERS - Commissioner Dickson asked Staff to check on a number of cargo storage containers that have appeared along Railway Ave. Additionally, he asked about the change of roofing material an 30 S. Central, in relation to this building being designated historic. * ~ 21 _ ~~_ ADJOURNMENT There being no further business, the meeting was adjourned at 11:40 p.m. APPROVED: Ronald W. Christ Chairman ATTEST: Arthur A. Kee Secretary RECORDED: Linda A. Dennis Recording Secretary RECOMMENDED FINDINGS FOR APPROVAL: M 88-12 SITE ADDRESS: 1468 SHEFFIELD AVE. APPLICANT: OSAKI, S. PC MTG: 6-14-88 1. The adjacent property owner has submitted a letter indicating they do not object to the addition. 2. The 6 foot setback will not be detrimental to the health, safety, peace, morals, comfort or general welfare of the persons residing in the neighborhood. 3. Because the house exists with a 6 foot sideyard setback, it would create a hardship to construct a second-story addition that meets the setback requirement because new bearing walls would be required in the garage area. CONDITIONS OF APPROVAL - M 88-12 SITE ADDRESS: 1468 SHEFFIELD AVE. 1. Obtain all necessary building permits. 2. Revised plans to be submitted modifying the cantilevered portion of the addition to reduce the second-story mass. _... _ ~ $ ~ ' _ I„ ~j(( i n Z n m rn .~I . ! 1 O -2i~`L i ~~3~2 . a - Toi so - t - ~oo.co R 2~y, ~ ~ N 2-C . boy w 1 • ~~4rR ------ t- - -- -- M V la + I q ~o ZY; O I =1 - ._ _ - - -. r - _. .. ._ - I ~ h ~ w 1 oNi ~ vlm I I v ~1 1 <w ° t '71 N i r 1~ ~Oi N I - - -----r--- --- 1 .". u I~ ~ 1 m l,y `~ o I - I lc. I I4i 1 - - --t-'------ u ~ ~ v " ~" , w . ~ ~R N 'q o I ~ 1 tN t71'` ~ ; W q W V I N ~q 1 1 ---_~ -- •7----•-•- n q w IV w. 1 v - wfso -y- i' --as.sb- - - o '(#jl Yi ~~ i 10 <i 1 1 ~i~i I M . ~" a .~ • j Q i ~, ly~,~ N 1 Soo r N Z +-roiso•'g ~ • a41b w 2 ..1 N c --~- .- -- ~ D Rji ~ o • ~ I w y ~ " ~ In S ~ r- j I °N° N ~ m tin ,~ ° _ V ~ ~ I --._ . _ a n x r w 1 Iv ,+ O N q m I N ~ R u I~ ~ ~ ~~ '1 ~ 1 . - --- wss6 •~` $ . ..M W ~ 1 ~ n Z 1 ~/ s wM Irq a - -I - - ~ f IV w ~ _ ItiC3 ~ I I`Ill eq u /Y1S n a w I , q • ~L . m w J ~ N _ ~- ~ ! aL1R o, iy ~, ° 1 f N l L ~y ~ b/, ~~M~~ i ~''I /y fi.ff ~ . - -- - - - - / - - ' ~ I W p ~ Iii ~ Iw, rp 4w ~~ w ~ Iv -C N Io r I~ N ~ W. 1 • I ( I u - I ~ V o~ m N , I p ,os.co ~ IH ' it ~ Iw I i ~ .x I n m ~ I /Y ll I - R ~, y3I hrs3 ; Ivsi ' Iyc7 ~ ~y'17 efu - ccu ~ cc/, zu/ sots If47o r,c ssu 1 I -A1f~E_ ._ g 1...~ I 1 f 1 1 I I ~' ~~ ~ Lq I ~ 1 ~ I Ie to I Y ~ 1 !b I I _ ~. f I ~ y I N C 1 , o l 1 N I a ~ I N I + ti 1 N I u w N c 1 ~ ~ _ N 1 I I M I • V 1 7 1 ~~ QO 1 I _ • N I I N I I ° I N I`w ~ i Iw i ~ i ~ . ~ i My ~ ~ i IuH, i Ix 1 I - 1 I I I I-1 I I K4f 1 ifN KN I I i4N KN I fiN I ~ 6iN KN I I KM KVI CRONWELL TpacT N? u2a OR 371 /3Yb WEST WI /BOO //i OW GLEN GARDENS it /S/JO . KOt KN 1 I i~N I KN KN 1 f4y I I K1f fMf I KN I I Ntf ~/ 1 li ~ 1w fT~ . "s~ 1 1^~ Iw 'w1 w r ~ I Iv ~ I I~ ~7 ~ 1' ~ I I 1 3 ~ I~ IJ Ir ~ ~ IN ~ ~ 11 .. ,,, p Iw I 1 I O I r 1 .I I O I V i 1 .w I I ul ) 1 • I I I s,l I N as >w / ,s, i. I I g b~~ °~ ~: ~ ~~. - 1- Iw ~ ~ : MO ~ ~ I 1 ~ 1+ 1_, I IR ~ ~ 1= ~, to . . I ~ I Iw 1~ •. ~ 4 ~ 1'.1 ~ ~, ~o' "' ssw ~ ~ 1 I 1 • . I _ sfso• I ass .1. ~ M.7o tt4 ~ I 1f.I, GD VK s i I I i . .1 w~Ti~ 6F, i ~1~. - tr i7ft p.07. 17 M . . -'_., _ _ . TRACT !y! 16 RIDGELEY- -. a.N ss.:~ 53 -MANCHESTER VILLAGE . . - ~ .. _ ,,, _ ..~ ~-°- DR. . Ir" I • to ~ ~ [ ~ ~ ~ ~ ~ I ~ ~ ' w - 1 N ' w KM N W ~~ x t.t ~' N ~ti J =;~ ~ , . ~? ~ `.. . .. F; •~~~/ . ~~~,.. r s, ~• ~•,rL~. :~; :'i . ti ..rq3, 'nl-~~.t Z. '~••" R T A g N N 7 9 1 N Y z P i a A . fy" e 0 a M 14~~ 41t~t=~+~ a~~. m I 1 -.I , ' ~ , 1. ~t I " 1 V ~r O ~ h- . 1 ~. ... _. >5__,c.~. i RECOMMENDED FINDINGS: M 87-25 SITE ADDRESS: 1075 W. CAMPBELL AVE. APPLICANT: CHURCH OF CHRIST PC MTG: 6-14-88 1. The establishment, maintenance or operation of the use applied for will not be detrimental to the health, safety, peace, morals, comfort or general welfare of persons residing or working in the neighborhood of such proposed use, or be detrimental or injurious to property and improvements in the neighborhood ar to the general welfare of the City. 2. The proposed site is adequate in size and shape to accomodate the yards, walls, fences, parking and loading facilities, landscaping and other development features required in order to integrate said use with uses in the surrounding area. 3. The proposed site is adequately served by streets of sufficient capacity to carry the kind and quantity of traffic such use would generate. 4. The proposed use is compatible with the uses in the area. 5. The use is desirable to the public convenience or welfare, and is in harmony with the various elements or objectives of the City's General Plan. CONDITIONS OF APPROVAL - FILE ~~ M 87-25 SITE ADDRESS: 1075 W. CAMPBELL AVE. APPLICANT: CAMPBELL CHURCH OF CHRIST PC MTG DATE: 6-14-88 The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the Ordinances of the City of Campbell and the Laws of the State of California. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California which pertain to this development and are not herein specified. 1. Applicant to submit a landscape and irrigation plan for approval of the Site and Architectural Review Committee, prior to issuance of a building permit. Landscape plan to indicate planting area along the west side of the building and addition and to indicate an increased tree planting along the driveway. 2. Property to be fenced and landscaped as indicated and/or added in red on the plans. Landscaping and fencing shall be maintained in accordance with the approved plans. 3. All mechanical equipment on roofs and all utility meters to be screened as approved by the Planning Director. 4. All parking and driveway areas to be developed in compliance with Chapter 21.50 of the Campbell Municipal Code. All parking spaces to be provided with appropriate concrete curbs or bumper guards. 5. Plans submitted to the Building Department for plan check shall indicate clearly the location of all connections for underground utilities including water, sewer, electric, telephone and television cables, etc. 6. Ordinance No. 782 of the Campbell Municipal Code stipulates that any contract for the collection and disposal of refuse, garbage, wet garbage and rubbish produced within the limits of the City of Campbell shall be made with Green Valley Disposal Company. This requirement applies to all single-family dwellings, multiple apartment units, to all commercial, business, industrial, manufacturing, and construction establishments. 7. Trash container(s) of a size and quantity necessary to serve the development shall be located in area(s) approved by the Fire Department. Unless otherwise noted, enclosure(s) shall consist of a concrete floor surrounded by a solid wall or fence and have self-closing doors of a size specified by .the Fire Department. All enclosures to be constructed at grade level and have a level area adjacent to the trash enclosure area to service these containers. 8. Applicant shall comply with all appropriate State and City requirements for the handicapped. FIRE DEPARTMENT 9. The Youth Fellowship room on the second floor serves an occupant load of more than 300 persons which place dthe building in a Group A, Division 2.1 occupancy class. The building shall comply with all requirements of this class including Title 24 and 19, C.A.C. CONDITIONS OF APPROVAL - FILE ~l M 87-25 SITE ADDRESS: 1075 W. CAMPBELL AVE. APPLICANT: CAMPBELL CHURCH OF CHRIST PC MTG DATE: 6-14-88 PAGE 2. 10. The building shall be protected with afire sprinkler system per U.F.C., Sec. 10.309(b)(2)(B). 11. An allowable area study should be done to ensure that the addition of the Fellowship Building to the Classroom Building does not result in the buildings being over an area for the type of construction proposed. PUBLIC WORKS DEPARTMENT BUILDING DEPARTMENT No comments at this time. , -~Mr1M , !1 • M0110 - ~' - ~ o~. a I .. -- AVE. _.~ - ._-_. --- ~ ~ t < < ~ ~ -. - ~ ~~ y'Y.: • !o.'! L .C e.! IA u ~ ` ~ l L 3 r, + e I • 7 ~ ii o O a ~ - w _ ~ _ ~I _ _ vr. -- i S I s I e c ~ ~ Q «~ s° On ~ i ~i •~ Q O ~ h Y Na a~ z ~~ ~ O w• D ,y ' N R eY ~ -~ '` Rlel~ Or. Ct. ~• ; Q ~, ~ ~ •! 4 o, n, ~ ~,o6e ~~ ;_ -. e • - ._ --- PUBLIC HEARING BEFORE PLANNING COMMISSION ON 6/14/88. MINUTE ACTION APPROVING ADDITION TO EXISTING CHURCH - 1075 W.CAMPBELL AVE - P-F ZONING•DISTRICT (VOTE: 7-0) ~. ,• N r l I ~ L P J "