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PC Min 05/24/1988~ PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA 7:30 P.M. MINUTES MAY 24, 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 M/S: Perrine, Stanton - That the minutes of the Planning Commission meeting of May 10, 1988 be approved as submitted. Motion carried with a vote of 5-0-0-2, with Commissioners Walker and Dickson abstaining due to absence from the meeting. COMMUNICATIONS Planning Director Kee noted a letter from the Campbell Center Merchant Association, 1757 S. Winchester Blvd. to the Planning Commission and the City Council. Other communications pertain to specific items on the agenda. Commissioner Kasolas indicated that this appears to be a policy decision with respect to commercial properties being taken off the sales tax rolls, which should probably have direction from the City Council. Commissioner Olszewski wanted to know what the exact use of the newly acquired property would be. Commissioner Walker expressed an interest in .possibly interceding or meeting with the merchants association to help renovate the center, noting his concern with the aesthetics of this center. SPECIAL PRESENTATIONS Barbara Lee, Administrative Assistant to the City Manager, reviewed the proposed Five Year Capital Improvement Plan. Commissioner Kasolas requested a review of street improvements for the next year. .~- -2- Discussion ensued regarding the signalization on Hamilton Ave., the interconnect system and the impacts of additional signals, and potential ~I impacts on secondary streets; uses for construction tax; parking lot acquisition; funding sources; improvements to be provided as a result of the Prometheus Development and funding of those improvements; parking districts; improvements in the redevelopment area; neighborhood stop signs; funding of improvements by projects not immediately adjacent to subject sites, and pending legislation. M/S: Perrine, Dickson - That the Planning Commission find that the presented Five Year Capital Improvement Plan is in conformance with the City's General Plan. Motion carried unanimously (7-0-0). ~ ~ ~ ORAL REQUESTS Chairman Christ asked if anyone wished to address the Commission on an issue that was not agendized. Commissioner Stanton requested information on occupancy loads for various uses, with emphasis toward square footage limitation on child care facilities, both interior and exterior. ~ ~ ~ ARCHITECTURAL APPROVALS M 88-11 Application of Mr. Fred Niergarth, on behalf Morton, H. of Mr. and Mrs. Harold Morton, for approval of a minor modification to required sideyard setbacks to allow a second story addition with setbacks of 6 feet, rather than 8.5 feet, on property known as 1080 Mitchell Ct. in an R-1-6 (Single Family Residential) Zoning District. Principal Planner Stafford reviewed the Staff Report of May 24, 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 also recommending approval. M/S: Kasolas, Dickson - That the Planning Commission adopt the findings and conditions as indicated in the Staff Report of May 24, 1988, and approve M 88-11. Motion carried unanimously (7-0-0). ~ ~ ~ -3- PUBLIC HEARINGS S 88-03 Continued public hearing to consider the McReynolds, W. L. application of Mr. W. L. McReynolds for approval of plans to allow the construction of a small office on property known as 175 Cristich Lane in an M-1-S (Light Industrial) Zoning District. Planning Director Kee reviewed-the Staff Report of May 24, 1988, noting that Staff is recommending one more continuance in order that the applicant may submit revised plans. Chairman Christ opened the public hearing and invited anyone to speak on this item. M/S: Kasolas, Stanton - That the public hearing on S 88-03 be continued to the Planning Commission meeting of June 14, 1988, with the understanding that there be no further continuances if additional information is not submitted. Motion carried unanimously (1-0-0). ~ ~ ~ ZC 88-02 Continued public hearing to consider the PD 88-OS application of NADCON Development for a Zone NADCON Development Change from 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 11 townhomes on property known as 490 & 496 W. Sunnyoaks Ave. Planning Director Kee reviewed the Staff Report of May 24, 1988, noting that the applicant has submitted another application which incorporates these two parcels with a third parcel at the center of this pro3ect. Therefore, the applicant is requesting that this application be withdrawn. Chairman Christ opened the public hearing and invited anyone to speak on this item. M/S: Kasolas, Perrine - That the public hearing on ZC 88-02/PD 88-05 be closed. Motion carried unanimously (7-0-0). M/S: Kasolas, Stanton - That ZC 88-02/PD 88-05 be withdrawn, without prejudice, from the Planning Commission agenda at the request of the applicant. Motion carried unanimously (7-0-0). ~ * ~ -4- ZC 88-05 Public hearing to consider the application of PD 88-08 Mr. Jere La Guisa for a Zone Change from LaGuisa, J. R-M-S (Multiple Family Residential) to PD (Planned Development) and a Planned Development Permit, plans, elevations, and development schedule to allow the construction of 5 townhomes on property known as 60 Shelley Ave. in an R-M-S (Multiple Family/Low-Medium Density Residential - 6-13 units per gross acre) Zoning District. Principal Planner Stafford reviewed the Staff Report of May 24, 1988. The concerns expressed in the Staff Report have been resolved with the homes to be sprinklered to satisfy the concern of the Fire Department; the changing of parking spaces to address difficult ingress/egress; a modification of the front elevation to provide for a brick planter and wall; and a high quality textured composition roofing. Therefore, Staff is recommending approval at this time. Commissioner Olszewski reported that this item was considered by the Site and Architectural Review Committee. The Committee is also recommending approval. Discussion ensued regarding the provision of tree wells in the parking area to break up the long, narrow driveway affect and to provide some privacy for the units; the lack of off-site parking in this area; and, the possibility of providing additional on-site parking spaces at the expense of landscaping. Chairman Christ opened the public hearing and invited anyone to speak on this '~ item. Mr. Liebman, 50 Shelley Ave., asked about site drainage indicating that the site would have to drain towards the street in order to keep runoff from his property. Mr. Jere LaGuisa, applicant, noted that the drainage plan will come back to the City for approval. Commissioner Kasolas asked the applicant if he would ob3ect to providing additional on-site parking. Mr. LaGuisa indicated that providing the one additional space that there would be room for would put the .ratio at 3 spaces per unit; and, it was felt that the landscaping would be more valuable than one parking space. Commissioner Kasolas felt that five on-site spaces would be preferable to four. Commissioner Walker agreed with Commission Kasolas, noting the square footage of the units would probably result in more than two cars per unit. Commissioner Stanton spoke in favor of the landscaping, noting that if there is a parking problem in the future, it could be addressed at that time. ___ -5- Commissioner Olszewski agreed with Commissioner Stanton, noting that additional spaces might encourage residents to use their garages for storage and park in the guest parking spaces. He continued that another parking space would make that end of the development look blank; and, that the design is such that the landscaping could be changed to parking later if there is a problem. Chairman Christ believed that designating the spaces for guest use only would prevent the residents from using them. Commissioner Dickson indicated that he was in favor of landscaping, but felt that there is going to be a continuous trade-off between landscaping and parking. Past discussion has noted a parking problem; and, parking should be provided to alleviate this situation. The project appears acceptable, except for the problem with one parking space. Discussion ensued regarding the existing parking requirements; the authority of the Commission to adjust parking ratios were necessary; policy issues relating to quality of life; potential number of vehicles per unit; possibility of adding a condition to provide additional parking space if necessary in the future; and,- aesthetics of paving versus landscaping. M/S: Dickson, Perrine - That the public hearing on ZC 88-OS/PD 88-08 be closed. Motion carried unanimously (7-0-0). M/S: Perrine, Olszewski - That the Planning Commission recommend that the City Council accept the Negative Declaration which has been prepared for this project; and, that the Planning Commission adopt Resolution Nos. 2534 & 2535, including findings and conditions indicated in Staff Report of May 24, 1988, recommending that the City Council approve~ZC 88-05/PD 88-08, with the additional condition that the parking be reviewed to provide one additional parking space if determined necessary. Discussion on motion Commissioner Kasolas felt that the condition requiring review of parking would be putting an additional burden on the homeowners. Amendment to motion M/S: Dickson, Walker - That the motion be amended: With the additional condition that revised plans be submitted which indicate the provision of one additional parking space. Motion to amend carried with the following roll call vote: AYES: Commissioners: Kasolas, Walker, Dickson, Christ NOES: Commissioners: Stanton, Olszewski, Perrine ABSENT: Commissioners: None. -6- Amended motion for approval M/S: Perrine, Olszewski - That the Planning Commission recommend that the City Council accept the Negative Declaration which has .been prepared for this project; and, that the Planning Commission adopt Resolution Nos. 2534 & 2535, including findings and conditions indicated in Staff Report of May 24, 1988, recommending that the City Council approve ZC 88-OS/PD 88-08, with the added condition that revised plans be submitted indicating the provision of one additional parking space. Discussion on amended motion Commissioner Perrine rated the project on a point system of 1 to 10: Design - 7.5; Compatibility - 9, although he would rather see a slightly larger project; Planning - 9; Traffic Circulation - 10; Overall - 9. Commissioner Walker supported the motion, noting that he felt that on-street parking causes a problem and that 3-bedroom units should have 5 guest parking spaces. SEE CORRECTION - MINUTES OF JUNE 14, 1988. (TEXT BELOW)* Commissioner Dickson supported the motion, noting he liked the design profile and that the project was in the middle of the density range. -~ Commissioner Olszewski supported the motion, stating that he would rather have the landscaping that one additional parking space, but he would not hold up the project for this reason. He continued that there was, however, insufficient data at this time to say that the parking code is not working as indicated by comments this evening. Commissioner Olszewski thanked the applicant for his cooperation in working with the Site and Architectural review Committee. Chairman Christ supported the motion, although he would not rate it is highly as Commissioner Perrine for the following reasons: the front elevations appear wall-like, and he would rather see a more "front door" appearance facing the street; and, more of the uncovered parking spaces should be designated for guest use only. Commissioner Stanton supported the motion, noting that there are two redwood trees in the front of the project that help mitigation the front elevation. Commissioner Kasolas supported the motion, noting that it complies with the applicable zoning ordinances of the City and also complies with the City's requirement to provide adequate housing. Vote on amended motion for approval AYES: Commissioners: Kasolas, Stanton, Perrine, Olszewski, __. Walker, Dickson, Christ _ NOES: Commissioners: None ABSENT: Commissioners: None. ~ ~ *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 a least 5 guest -7- Commissioner Kasolas requested that the issue of having to comment as individuals on each item be scheduled for discussion at the next meeting, with the purpose of expediting the meetings. ~ ~ ~ UP 88-03 Public hearing to consider the application of Dacara, Inc. Dacara Inc. for a Conditional Use Permit to allow the construction of a drive-through restaurant on property known as 2200 S. Bascom Ave. in a C-2-S (General Commercial) Zoning District. Principal Planner Stafford reviewed the Staff Report of May 24, 1988, noting that Staff is recommending a continuance at this time in order that revised plans may be submitted. Chairman Christ noted items for correspondence for the record: letter from Law Offices of Chargin and Chargin dated May 24, 1988; letter from Steve Carusa, 1069 Bent Drive, dated May 23, 1988; and, a letter from the Architectural Advisor, Craig Mineweaser. These items will be included in the next Staff Report. Commissioner Olszewski reported that this item was considered by the Site and Architectural Review Committee. Discussion included a number of proposed changes to the presented plans, including a central access, redesign of the building, relocation of the drive-up window, and provision of sound barriers. Therefore, a continuance is recommended. Chairman Christ opened the public hearing and invited anyone to speak on this item. Mr. James Chou, architect, reported that he had held a meeting with the neighborhood and approximately 5 households attended. Mr. Chou continued that he appreciated the comments from the neighborhood as well as the comments from the Site Committee, and he requested a continuance in order to revise the plans to address the concerns expressed. Mr. John Wagner, 1058 Shady Dale, expressed his concern with the position of the drive-thru near the residential neighborhood as well as the configuration of the drive-thru facility, and the location of the ordering equipment. Mrs. Elizabeth Chargin opposed the project for reasons of noise, dirt and pollution, noting that she owns the home immediately adjacent to the subject project, and therefore directly affected. Mr. Steve Caruso, 1069 Bent Drive, opposed the project citing reasons of noise and proximity to the rear property line adjacent to residential uses. Mr. Caruso felt that a drive-thru restaurant at this location would be a detriment to the tranquility of the neighborhood. He also noted that the current garbage pick-up is very early in the morning and disturbs the residents. Mr. Charles Purnell, 1070 Shady Dale Ave., opposed the project for the same reasons as the previous speakers. -8- Commissioner Kasolas stated that it would appear that whenever you have any type of commercial activity immediately next to an R-1 neighborhood, that both sides should try to accommodate each other. It would appear totally inappropriate to have a drive-thru at this location, and there would be no way he could support this project. Commissioner Kasolas agreed with the Architectural Advisor's letter, and noted that the building has presented is inappropriate and should be more compatible with the neighborhood. Commissioner Walker noted that this again brings up the need for overlay districts. He asked that the garbage pick-up company be contacted to rearrange pick-up times to lessen the disturbance on the residential neighborhood; he suggested that the drive-thru facility might be located closer to Bascom Ave. to lessen impact on the residential area; and, noted that he felt the possibility of a drive-thru working at this location was very minimal. Commissioner Dickson indicated he had comments similar to Commissioner Walker's, noting that a closer look needs to be taken at overlay districts so that the Commission does not have to repeat itself whenever there is commercial next to residential. Commissioner Dickson commented that the sound problem is a very difficult one to control, and that he felt this was the wrong plan in the wrong place; however, the applicant has the opportunity to convince the Commission otherwise. Commissioner Kasolas commented that it is very clear to him that this type of restaurant is certainly needed in the community and serves a worthwhile ___ purpose. a contimied that everything should be done to encourage this use so long as it does not infringe on its neighbors or overburden the community. He expressed specific concern about the layout and any type of drive-thru operation adjacent to residential uses. Commissioner Stanton noted that the correspondence received represents a cry from the residents for help and protection, and it is unclear how the designer can answer the concerns. M/S: Perrine, Olszewski - That the public hearing on UP 88-03 be continued to the Planning Commission meeting of June 28, 1988. Motion carried unanimously (7-0-0). The Commission requested that Staff contact Green Valley Disposal Company regarding the pick-up times at the Foster's Freeze. ~ ~ ~ MISCELLANEOUS ZC 87-15 Landscape and fencing plan - 921-931 Hazel Ainsley Corp. Ave. Principal Planner Stafford reviewed the Staff Report of May 24, 1988, noting that Staff is recommending approval of the submitted plans. -9- Commissioner Olszewski reported that this item was considered by the Site and Architectural Review Committee. The Committee is also recommending approval upon the recommendation of Staff and the Landscape Advisor, and with the submittal of a tree protection plan. M/S: Olszewski, Stanton - That the Planning Commission approve the presented landscape and fencing plans for ZC 87-15. Motion carried unanimously (7-0-0). ~ ~ ~ The Commission recessed at 9:30 p.m.; the meeting reconvened at 9:45 p.m. ~ ~ ~ MISCELLANEOUS Referral Referral from City Council regarding the PD 88-03 Planned Development Permit for property known NADCON Development as 454 W. Sunnyoaks Ave. Principal Planner Phil Stafford reviewed the Staff Report of May 24, 1988, noting that Staff is recommending approval of the revised plan. Commissioner Olszewski reported that this item was considered by the Site and Architectural Review Committee; and, the Committee is also recommending approval. Chairman Christ asked if the footprint of the buildings have increased in that the square footage of the units has been increased. Mr. Que Naderzad, applicant, responded that the size of the units have increased slightly; however, the overall building coverage has been reduced due to the elimination of one unit. The floor plans remain the same, except that Floor Plan B's width has been increased by 1 foot. Chairman Christ stated expressed a concern that all the uncovered on-site parking spaces should be designated for guest parking to prevent residents from using the spaces permanently. Commissioner Kasolas noted that the CC&R's would allow the open parking spaces to be under the control of the homeowner's association. The association could then increase or decrease the number of guest spaces so long as they didn't violate the ordinance. City Attorney Seligmann indicated that this was correct. Chairman Christ noted that it may not be a burden to the homeowner's to have only two guest spaces because they are using the rest of the spaces; but, the lack of guest spaces could be a burden on the neighbors. Commissioner Kasolas felt that everything should not be cast in concrete because things change as needed. If more guest. spaces were designated, it would have to come back to the City if changes were desired by the homeowners. -10- Commissioner Dickson stated that the revisions were a step in the right _,___ direction; however, he was still concerned with the overall plan being too "bulky". He thought this might be because of the density range that is involved. M/S: Perrine, Olszewski - That the Planning Commission make findings as indicated in the Staff Report of May 24, 1988; and, that the Commission adopt Resolution No. 2536 recommending that the City Council approve PD 88-03, subject to conditions of approval as attached. Motion carried 6-1, with Commissioner Dickson voting "no". Commissioner Kasolas asked if a policy change has been made, noting that a recommendation was made by the Commission (vote: 4-3) for approval of 8 units. The Council sent the item back to the Commission. The project has been reduced to 7 units. There are lengthy comments in the Council minutes referring to policy, etc. Is it being said that the Commission should not make decision on anything at the higher density range? It appears that the only thing discussed was density and the issue of the number of designated guest parking spaces. Planning Director Kee indicated that Staff did not interpret the situation in this manner. There is now a vote of 6-1 for approval with one unit dropped. ---.- The discussion also included the provision of additional open space, parking, landscaping, etc. with the revised plans. Chairman Christ noted that the revisions actually now address the concerns expressed in earlier reviews by the Commission. Commissioner Olszewski stated that his vote was based on the project merits themselves - not on any given policy. He pointed out that the report from the Site and Architectural Review indicated that the concerns of the City Council were addressed by the applicant. ~ ~ ~ PUBLIC HEARINGS 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. Planner II Woodworth reviewed the Staff. Report of May 24, 1988, noting that Staff has heard from a few people, including the Chamber of Commerce, who wish to further review the proposal; therefore, Staff is recommending a continuance to June 14, 1988. Chairman Christ opened the public hearing and invited anyone to speak on this item. -11- Mr. Dick Hardy requested a continuance on behalf of the Campbell Chamber of Commerce. M/S: Olszewski, Kasolas - That the public hearing on TA 88-04 be continued to the Planning Commission meeting of June 14, 1988. Motion carried unanimously (7-0-0). ~ ~ ~ GP 88-02 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. Planning Director Kee reviewed the Staff Report of May 24, 1988, noting that Staff is recommending a continuance of this item in that this item is directly related to TA 88-04 which is being continued. Chairman Christ opened the public hearing and invited anyone to speak on this item. M/S: Perrine, Olszewski - That the public hearing on GP 88-02 be continued to the Planning Commission meeting of June 14, 1988. Motion carried unanimously (7-0-0). ~~~t ZC 88-04 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). Planning Director Kee reviewed the Staff Report of May 24, 1988, noting that Staff is recommending a continuance of this item in that this item is directly related to TA 88-04 and GP 88-02, which are being continued. Chairman Christ opened the public hearing and invited anyone to~speak on this item. M/S: Perrine, Stanton - That the public hearing on ZC 88-04 be continued to the Planning Commission meeting of June 14, 1988. Motion carried unanimously (7-0-0). ~ ~ ~ GP 88-03 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. -12- Principal Planner Stafford reviewed the Staff Report of May 24, 1988, noting that Staff is recommending that the Planning Commission adopt a RESOLUTION recommending that the City Council AMEND the Circulation Element of the General Plan reclassifying Capri Drive north of Hacienda Ave. to a local street and to terminate this street approximately 500 feet north of Hacienda Ave. Engineering Manager Helms reviewed the Circulation Element of the General Plan at length, noting that Capri Drive currently terminates where it intersects with Page Ditch, approximately 500' north of Hacienda Ave. The extention of this street has been in the Circulation Element for approximately 10 years, with the densities being higher when it was originally determined. Now, there are substantially lower densities in this area, and Capri Drive no longer needs to be a first class north/south collector. Staff has been contacted by a number of developers regarding the small orchard that Capri Drive would continue through if carried out. Staff is recommending, at this time, that the section be deleted from the Circulation Element, thereby terminating Capri Drive with a cul-de-sac where it now stops and that the property to the north be developed with a street pattern connecting to Sunnyoaks Ave. Mr. Helms continued that Staff is of the opinion that the impact of continuing Capri Drive as a collector street would significantly increase traffic along Sunnyoaks Ave. and would not provide any relief for any of the other ad3acent local streets. Commissioner Kasolas asked how many fire stations were west of Winchester Blvd., noting that the area west of Winchester Blvd. and east of Capri Drive, north of Hacienda, and south of Sunnyoaks Ave. is very high density. He expressed a concern with public safety, with one fire station serving the whole west side. Without the extension of Capri Drive, the emergency vehicles are required to travel down to Virginia Ave., up to Hacienda Ave. and back to Capri Drive. Commissioner Kasolas stated that he would really question the removal of this option at this time; he did not see any neighbors present this evening; and, he would have difficulty supporting this proposal. Planning Director Kee explained that there is a 5-6 acre parcel fronting onto Sunnyoaks Ave. which is zoned for Low Density Residential. It would not be good planning to encourage traffic from the high density area into the low density area. Commissioner Kasolas stated that he would feel more comfortable in making a better decision if the Fire Department could tell him that they see no problem. He suggested a continuance; asked the Fire Chief to come back to the Commission with comments; and, indicated that the Police Department may also have concerns. Mr. Helms indicated that Sunnyoaks Ave. is a very narrow street, not capable of handling lots of traffic. Additionally, it is unreasonable to run a collector street through a single family development. Chairman Christ noted that the Fire Department currently uses the residential streets, so this did not seem to be a real concern. He thought that the City should look at finishing development of arterial streets if it is concerned about the Fire Department's access. Chairman Christ indicated that there are a number of circulation issues in this area that should be addressed. -13- Mr. Helms indicated that Staff intends to come back to the Commission sometime next year to talk about community-wide circulation issues. Chairman Christ stated that it would be helpful if Staff could provide the Commission with drawings of what is going to happen with Hwy. 85. Mr. Helms noted that Staff will bring this information back to the Commission. Chairman Christ opened the public hearing and invited anyone to speak on this item. M/S: Kasolas, Stanton - That the public hearing on GP 88-03 be continued to the Planning Commission meeting of June 14, 1988, and that comments from the Police and Fire Departments be included in the Staff Report. Motion carried unanimously (7-0-0). ~ ~ ~ MISCELLANEOUS SA 88-23 Signing request - Campbell Travel Service - Best Awning 389 E. Campbell Ave. - PD (Planned Development) Zoning District. Principal Planner Stafford reviewed the Staff Report of May 24, 1988, noting that Staff is recommending a continuance at this time, in order that concerns expressed by the Site and Architectural Review Committee may be addressed. Commissioner Olszewski reported that this item was considered by the Site and Architectural Review Committee. The Committee is also recommending a continuance. M/S: Olszewski, Perrine - That SA 88-23 be continued to the Planning Commission meeting of June 14, 1988. Motion carried unanimously (7-0-0). ~ ~ SUBCOMMITTEE REPORTS Subcommittee Reports Site & Architectural Review Procedure Subcommittee; Tree Preservation Committee; Site & Architectural Review Committee. There were no Subcommittee Reports given at this time. ADJOURNMENT There being no further business, the meeting was adjourned at 10:30 p.m. APPROVED: Ronald W. Christ Chairman ATTEST: Arthur A. Kee Secretary RECORDED: Linda A. Dennis Recording Secretary RECOMt~?NDED FIND080SMITCHELL1CT. SITE ADDRESS: APPLICANT: MORTON, S. PC MTG: 5-10-88 1. Ri ht Side Setback p, The 6-foot setback for the right side setback second-storeace, addition will not be detrimental to the ersons~residing in the morals, comfort, or general welfare or p neingborhood or general welfare of the City. g. The adjacent property owner to the right side has indicated that they do not object. C. The existing house is two stories on existingesecond floorot setbact. This would be expanding the D. The adjacent house to the right is two stories with a 6-foot setback. ~,~ •. N W ~_ z ~ I v O r~~ ai a W Z.~ N j 2 ~~ m < r WESTFIELO - -•~^ -AVE. . .o N W s z -+ n 0 O J ~~ ... i~ N • ~ ~ ~ _. ti~ d o~sti. 1.A r: i 644 !: • i1~ 67 Sb.l .M~i& . /~ ~J O C m P ~~ I , r ~ M i 1 s - R ~ '"~ ~ - _ • k" _~, si `>=;'w.:; --~ ~ is a A _ o + ?o Z _ _ ,~ ~' b4 ~u, o ~_ ~ M~ ~ y ~ ~ O i__ J S ~ w - .~ ••- .~ ~ ~ A ~ E . ~~ c~u ~ S w ~ti spa ~~~a_ ~ ~, ~ ~- ~y i~ Y o r 0 0 ti N N A M N u s 11 ~1 ' m N m N~ .~ D 0 c 8~~ ~~ ' M r w - 0 ~~sy w~~ ~i i pis. ~~L ~~ '... _ s=~` ~_~. i R~ w RECOMMENDED FINDINGS: ZC 87-15 SITE ADDRESS: 921-931 HAZEL AVE. APPLICANT: AINSLEY DEVELOPMENT PC MTG: 5-24-88. 1. The submitted landscaping plan provides an attractive landscape concept for this development. 2. The size, quantity, and variety of plant materials addresses the landscape concerns for this pro3ect. 3. An irrigation system has been provided to service alI the proposed landscape areas. CONDITION OF APPROVAL: ZC 87-15 1. Applicant to submit tree protection details to the Planning Department for approval of the Planning Director, prior to issuance of a building permit.