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PC Min 03/08/1988PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA 7:30 P.M. MINUTES MARCH 8, 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, Christ; Principal Planner Phil Stafford, Planner II Marty Woodworth, Engineering Manager Bill Helms, City Attorney Bill Seligmann, Recording Secretary Linda Dennis. Absent Commissioner Dickson, Planning Director Kee. Chairman Christ indicated that Commissioner Dickson's absence was excused in that he was traveling to the Planning Commissioner's Institute in Los Angeles. APPROVAL OF MINUTES M/S: Walker, Stanton That the minutes of the Planning Commission meeting of February 23, 1988, be approved as submitted. Motion carried unanimously (6-0-1). COMMUNICATIONS Principal Planner .Stafford noted that communications received pertained to specific items on the agenda. ORAL REQUESTS Chairman Christ asked if anyone wished to address the Commission on an issue that was not agendized. There being no one, the Chairman proceeded with the set agenda. PUBLIC HEARINGS PD 87-06 Continued public hearing to consider the Sparling, J. application of Mr. John Sparling for a Planned Development Permit, plans, elevations, and development schedule to allow the construction of an industrial/warehouse building on property known as 426 & 430 Sam Cava Lane in a PD (Planned Development/ Industrial) Zoning District. -2- Principal~Planner Stafford reviewed the Staff Report for this item, noting that the applicant is requesting a continuance. Chairman Christ opened the public hearing, inviting anyone to speak on this item. M/S: Stanton, Walker - That the public hearing on PD 87-06 be continued to the Planning Commission meeting of May 10, 1988 at the applicant's request. Motion carried unanimously (6-0-1). * * ~ PD 87-12 Continued public hearing to consider the Pluto, D. application of Mr. David Pluto for a Planned Development Permit, plans, elevations, and development schedule to allow the conversion of an existing residence to an office on property known as 121 N. First St. in a PD (Planned Development/Low-Medium Density Residential and/or Professional Office) Zoning District. Principal Planner Stafford reviewed the Staff Report on this item, noting that revised plans have not been received; therefore, a continuance is being recommended. Chairman Christ opened the public hearing and invited anyone to speak on this item. M/S: Walker, Perrine - That the public hearing on PD 87-12 be continued to the Planning Commission meeting of April 12, 1988. Motion carried unanimously (6-0-1). ~ ~ ~ S 88-01 Continued public hearing to consider the Regency Monarch application of Regency Monarch Development for approval of a site and architectural application to allow the conversion of an existing health spa to an office building on property known as 577 Salmar Ave. in a C-2-S (General Commercial) Zoning District. Principal Planner Stafford reviewed the Staff Report on this item, noting that Staff is recommending a continuance to April 26, 1988 due to the Interim Zoning District imposed. for this area. , -I Commissioner Olszewski reported that this item was considered by the Site ~ ~ and Architectural Review Committee, and the Committee is also recommending continuance. -3- Chairman Christ opened the public hearing and invited anyone to speak on this item. M/S: Walker, Stanton - That the public hearing on S 88-01 be continued to the Planning Commission meeting of April 26, 1988, due to the Interim Zoning District placed on this area. Motion carried unanimously (6-0-1). ~ ~ ~ GP 87-10 Continued public hearing to consider the Lippert S. application of Mr. Stephen Lippert for an amendment to the Land Use Element of the General Plan from Low-Medium Density Residential (6-13 units per gross acre) to Medium Density. Residential (14-20 units per gross acre) for property known as 464 W. Campbell Ave. in a PD (Planned Development) Zoning District. Principal Planner Stafford reviewed the Staff Report on this item, including the surrounding land uses and densities. Commissioner Walker questioned the access to the project. Mr. Stafford indicated that .access is proposed from Dot Ave. only. Commissioner Kasolas asked when the present zoning of low-medium density was assigned; where else in the City has an increase in density been recommended in the past year; and, if there has been any policy direction from the City Council indicating a desire to increase density for apartments. Commissioner Kasolas continued that it would appear that the Commission is being asked to make a major policy decision with this application. Commissioner Kasolas asked how Staff could justify taking _ such a giant leap. Mr. Stafford responded that the current zoning on this property has been in effect for more than ten years; that an increase in density was approved for a Pinn Brothers project on Smith Ave. last year; and, Staff is essentially recommending an increase in density on this particular parcel. It is Staff's understanding that as long as the density is consistent with the General Plan, it is consistent with Council policy. One of the factors that Staff considered was that the project, as proposed, does unite this property with. the two adjacent properties which have the higher density designation. Additionally, the plans provide for access to Dot Ave. only, rather that to Campbell Ave; therefore, the increase on the subject property seems to be a logical extension of the surrounding zoning. Chairman Christ asked if if denial of this proposal could result in the development of different densities on different pieces of this property; - and, if it was Staff's feeling that the project would be better if developed at a consistent density. -4- Mr. Stafford noted that variations in density could result if this application were not approved; and, Staff is of the opinion that the increase would aide in a more cohesive development. Commissioner Walker asked if the density could be averaged over the entire site, or would there have to be an actual barrier to separate the densities. Mr. Stafford indicated that it is Staff's understanding that each area would have to be physically separate; and, that it would be doubtful that a variance would be called for. Chairman Christ opened the public hearing and invited anyone to speak on this item. Mr. Mike Rockhold, Integrated Design Group, stated the. applicant intends to combine the three parcels to develop as a single project, and if the density is not changed on this particular parcel, there will be problems with the site plan, as well as access to the site. Commissioner Kasolas expressed a concern that the request for increased density could be approved, and the presented plans that are forthcoming may not be approved. What assurances would the City have that the site would be developed with access through Dot Ave.? Commissioner Kasolas noted that the applicant answered his questions as to why the three lots should be combined and developed together, due to the access issue. M/S: Walker, Perrine - That the public hearing on GP 87-10 be closed. Motion carried unanimously (6-0-1). Discussion Commissioner Walker asked about the intensity of development along Dot Ave., noting that the proposed project appears to be the largest in the area. Commissioner Kasolas noted his concern that if the Planned Development was not approved and this site would then have a higher density approved, and the Commission would. have no control over the situation. Mr. Stafford noted that the zoning on all three parcels is PD, which does provide the City with control on development. M/S: Perrine, Stanton - That the Planning Commission recommend that the City Council accept the Negative Declaration which has been prepared for this request; and, that the Planning Commission adopt Resolution No. 2517, including findings as indicated in the Staff Report of March 8, 1988, recommending that the City Council approve GP 87-10. Motion carried with the following roll call vote: -5- AYES: Commissioners: Kasolas, Stanton, Perrine, Olszewski, Walker, Christ NOES: Commissioners: None ABSENT: Commissioners: Dickson. ~ ~ PD 87-15 Continued public hearing to consider the Lippert S. application of Mr. Stephen Lippert for a Planned Development Permit, plans, elevations, and development schedule to allow the construction of 42 apartment units on property known as 436 to 464 W. Campbell Avenue in a PD (Planned Development) Zoning District. Principal Planner Stafford reviewed the Staff Report, noting that Staff is recommending apppoval of this project. Commissioner Kasolas expressed a concern with the phasing proposal which would leave the single family house until Phase II. Commissioner Olszewski reported that this item was considered by the Site and. Architectural Review Committee. The Committee is recommending approval of the project, with the added condition that Phase II be completed within three years. Discussion ensued regarding the plans, pertaining to red-lining; -- relocation of trash enclosures; pavement treatment for driveway areas; introduction of a stucco wall at one location; provision of 3 additional parking spaces until Phase II is constructed; and the location of the guest spaces being provided on the site, but outside the security gate. Commissioner Kasolas asked what consideration was given to problems that might be created for the residents of Phase I during construction of Phase II; and, expressed a concern about the lot area in Phase II being 7,000 sq.ft., yet being developed with 6 units. Chairman Christ opened the public hearing and invited anyone to speak on this item. Mr. Mike Rockhold, Integrated Design Group, explained the design theory of the project at length, noting that the design provides for a very attractive streetscape from Campbell Ave. as well as security for the residents. Mr. Rockhold stated that the traffic report provided indicated no impact created from this project. Commissioner Kasolas was of the opinion that the time period that the traffic study (January 1988) was inappropriate for assessment of the area traffic because of the lack of use at the nearby park. Additionally, traffic on Sunday from the churches in the area must be considered. -6- Mr. Rockhold continued that the study was done during peak traffic hours. Regarding the phasing proposal, Mr. Rockhold noted that the applicant's mother resides in the single family home and it is the family's desire to allow her to remain there as long as possible. Construction of Phase II will be done during the day when most of the residents in Phase I are at work, therefore, the impact should be minimal. Commissioner Kasolas again expressed his concern with the phasing of the project, noting that in the past this type of situation has created problems. He asked what assurances would be given that the project would be completed in three years, noting that he was prepared to support the project but not-the phasing. City Attorney Seligmann.noted that the possibility of the project not being completed presented a difficult situation, in that it would be difficult to invalidate the buildings in Phase I. Commissioner Olszewski asked about the possiblity of a performance bond. Mr. Rockhold recommended that the project be approved with an added condition of a performance bond, or that the phasing issue be abolished. Commissioner Walker stated his concern with on-street parking, and asked Mr. Rockhold if any consideration had been given to providing additional parking. Mr. Rockhold responded that every parking space possible has been squeezed onto the site. Any further spaces would result in loss of landscaping. M/S: Walker, Stanton - That the public hearing on PD 87-15 be closed. Motion carried unanimously (6-0-1). M/S: Kasolas, Olszewski - That the total project would be beneficial to our community with the main access to Dot Ave. and the total project complements our consideration in recommending approval. The Planning Commission further recommends that the project be completed in total; however, if the Council finds that phasing is necessary, due to the applicant's personal considerations, that Phase II be completed with no more than 3 years from approval of the project and that the City protect itself by requiring the developer to post the necessary bonds or do the necessary acts in order to assure that the project is completed. -7- The Planning Commission further recommends that the City Council accept the Negative Declaration which has been prepared for this project; and, that the Planning Commission adopt Resolution No. 2518, including findings and conditions indicated in the Staff Report of March 8, 1988, and redlining of presented plan, recommending that the City Council approve PD 87-15. Discussion Commissioner Walker asked for the number of accidents along Campbell Ave. between San Tomas Expressway and Winchester Blvd. and if there were any children involved in those accidents. Commissioner's Walker's particular concern was in relation to children crossing the street in this area on the way to school. He suggested a blinking light and pedestrian crossing in the area. Engineering Manager Helms responded that the accident rate in this location is less than anticipated; the figures involving children are not readily available; and, discussions with school administrators have indicated that there is not a crossing problem in this area. Additionally, the City usually discourages uncontrolled crossings. Commissioner Walker asked if any thought had been given to preventing left turns from Dot onto Campbell Ave. Mr. Helms noted that the traffic volumes in the area are insufficient to warrant this type of action at this time. Chairman Christ stated that he could not support the project as phased; however, he could support the project if it were not phased. Vote on motion AYES: Commissioners: Kasolas, Stanton, Perrine, Olszewski, Walker, Christ NOES: Commissioners: None ABSENT: Commissioners: Dickson. ~ ~ The Commission recessed at 9:15 p.m.; the meeting reconvened at 9:25 p.m. * ~ ~ TS 87-03 Continued public hearing to consider a Lands of Ern Tentative Subdivision Map to create 7 single family lots of 9,000 sq.ft. or more in an R-1-9 (Single Family '_ Residential) Zoning District - 1381 Harriet Ave. - APN 403-19-14 & 15. -8- Principal Planner Stafford reviewed the Staff Report, noting that Staff is recommending approval of this tentative subdivision map. Commissioner Perrine asked about the proposed street configurations and the who would be responsible for the eventual completion of the street. Engineering Manager Helms explained the proposed street configurations, the need for establishing. future street plan lines, and gave background on the Van Dusen Lane issue which will take place with the building of the new Highway 85. Chairman Christ opened the public hearing and invited anyone to speak on this item. Mr. Bob McDermott, engineer, suggested a slight change in the radius of the proposed Van Dusen cul-de-sac to address the concern of one of the neighbors. This could be addressed with the final map. Mr. Richard Lopez, 1391 Harriet Ave., asked how much of his property would be taken for the future street. Mr. Helms explained that there would be no impact to Mr. Lopez' property until such time as the property might be developed. At that time, the plan line would already be established for the street, and the new owners would be responsible for constructing the remainder of the street. Commissioner Olszewski asked about the easement to the rear lot once Van ~~. Dusen Lane is completed. Mr. Kurt Anderson, architect, explained that the easement will revert back to the property owner, the driveway will be removed and landscaped, and that funds will be set aside by the developer to do this with. M/S: Kasolas, Olszewski - That the public hearing on TS 87-03 be closed. Motion carried unanimously (6-0-1). M/S: Kasolas, Olszewski - (1) That the Planning Commission find the proposed map to be in accord with the City's general plan; and (2) that the Planning Commission recommend that the City Council take the following actions: A. Establish plan lines for future street improvements on neighboring properties as depicted on the tentative subdivision map. B. That the City Council approve an exception to the standard street width -`^ from 60' to 50'. __ C. That the City Council approve this map subject to the attached Conditions of Approval. -9- Motion carried with the following roll call vote: ~__ AYES: Commissioners: Kasolas, Stanton, Perrine, Olszewski, Walker, Christ NOES: Commissioners: None ABSENT: Commissioners: Dickson. ~ ~ ~ S 87-10 Continued public hearing to consider the Anderson, K. application of Mr. Kurt Anderson for approval of plans to allow the construction of 7 single family homes on property known as 1381 Harriet Ave. in an R-1-9 (Single Family Fesidential - 9,000 sq.ft. minimum lot size) Zoning bistrict. Principal Planner Stafford reviewed the Staff Report, noting that Staff is recommending approval of this project. Commissioner Olszewski reported that this item was considered by the Site and Architectural Review Committee. The Committee is recommending approval, with a very slight revision to Lot 3 to provide variety in design. Chairman Christ opened the public hearing and invited anyone to speak on this item. Mr. Kurt Anderson, architect, was available to answer questions that the Commission might have. M/S: Kasolas, Olszewski - That the public hearing on S 87-10 be closed. Motion carried unanimously (6-0-1). M/S; Perrine, Olszewski - That the Planning Commission accept the Negative Declaration which has been prepared for this project; and, that the Planning Commission adopt the findings and conditions of approval as indicated in the Staff Report of March 8, 1988, and approve S 87-10. Motion carried with the following roll call vote: AYES: Commissioners: Kasolas, Stanton, Perrine, Olszewski, Walker, Christ NOES: Commissioners: None ABSENT: Commissioners: Dickson. ~ ~ -10- Commissioners Kasolas and Walker left the chambers at 10:00 p.m. ~ ~ V 88-02 Continued public hearing to consider the Hicks, J. application of Mr. Jim Hicks for a variance to the front, side, and rear setbacks to allow the construction of a single family home on property known as 657 Regas Dr. in an R-1-6 (Single Family Residential, 6000 sq.ft. minimum lot size) Zoning District. Principal Planner Stafford reported that the applicant has requested that this application be withdraw. Chairman Christ opened the public hearing and invited anyone to speak on this item. M/S: Perrine, Stanton - That the public hearing on V 88-02 be closed. Motion carried unanimously (4-0-3). M/S: Perrine, Stanton - That the Planning Commission deny V 88-02 without prejudice at the applicant's request; and, that the Commission recommend that the City Council grant a partial refund of the application fees. Motion carried with the following roll call vote: AYES: Commissioners: Stanton, Perrine, Olszewski, Christ NOES: Commissioners: None ABSENT: Commissioners: Kasolas, Walker, Dickson. * * ~ MISCELLANEOUS SA 88-05 Baja Saloon Signing request - 499 E. Hamilton Ave. - Baja Saloon - C-2-S (General Commercial) Zoning District. Principal Planner Stafford reported that Staff is recommending a continuance on this sign request, in order that revised plans may be submitted. Commissioner Olszewski reported that this item was considered by the Site and Architectural Review Committee, and a continuance is recommended. M/S: Perrine, Stanton - That SA 88-05 be continued to the Planning Commission meeting of April 12, 1988. Motion carried unanimously (4-0-3). * ~ ~ -11- Request Continued request of Mr. Robert Bruns for a deviation to the standards required for a satellite dish antenna on property known as 850 Jones Way in an R-1 (Single Family Residential) Zoning District. Planner II Woodworth reviewed the Staff Report, noting that Staff is recommending approval of the requested deviation. Commissioner Olszewski asked if unreasonable costs could be incurred by a neighboring property owner in trying to screen a neighbor's antenna from view; and, if so, could that property owner charge those costs to the antenna owner. City Attorney Seligmann indicated that this type of situation would not be under the Commission's purview to decide. Chairman Christ asked if it would be possible to make a finding that the antenna was a financial hardship on an adjacent property owner who might have to incur costs to screen the unsightly antenna from his view; and, how the Commission might make a determination as to "reasonable" access to channels, i.e. how many channels would be considered reasonable. Mr. Seligmann noted that if there is screening that needs to be done, it should be a condition to the particular antenna on the applicant's property; and, it is certainly within the Commission's domain to determine "reasonable" reception. Commissioner Olszewski felt that the Commission should further research the determination of "reasonable reception". M/S: Stanton, Perrine - AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: That the Planning Commission adopt the findings and conditions as indicated in the Staff Report of March 8, 1988, and approve this request for a deviation to the standards required for a satellite dish antenna. Motion carried with the following roll call vote: Stanton, Olszewski, Perrine, Christ None Walker, Kasolas, Dickson. ~ ~ ~ Staff Report Staff Report regarding the Crockett Avenue area study. M/S: Perrine, Stanton - That this Staff Report be continued to the Planning Commission meeting of March 22, 1988. Motion carried unanimously (4-0-3). * ~ ~ _~~_ ADJOURNMENT There being no further business, the meeting was adjourned at 10:25 p.m. APPROVED: Ronald W. Christ Chairman ATTEST: Arthur A. Kee Secretary RECORDED: Linda A. Dennis Recording Secretary RECOI~IENDED FINDINGS: TS 87-03 PROJECT SITE: 1381 HARRIET AVE. APPLICANT: LANDS OF ERN P.C. MEETING: 3-8-88 RECOMMENDED FINDINGS 1. The proposed subdivision would be developed at a density of 3.5 units which is consistent with the Low Density Residential (less than 9.5 units per gross acre) shown on the General Plan. 2. The proposed lot sizes as red-lined and the proposed lot shapes meet the minimum requirements of the R-1-9 zoning district, and 3. The proposed partial cul-de-sac width of 25' is considered acceptable by the Public Works Departanent. CONDITIONS OF APPROVAL: 1. Installation of a sanitary sewerage system to serve all lots within the subdivision in conformance with the proposed plans of the County of Santa Clara Sanitation District No. 4. Sanitary sewerage service to be provided by said District No. 4. 2. Installation of a water distribution system to serve all lots within the subdivision in conformance with the plans of the San Jose Water Works. Water service to be provided by said water company. Fire hydrants and appurtenances shall be provided and installed at the locations specified by the Fire Chief, Fire Department, City of Campbell. Fire hydrant maintenance ~- fees shall be paid to City at the rate of X195 per fire hydrant. 3. Subdivider shall create or provide any public service easement and any other public utility and/or public service easements as may be necessary for the installation of any and all public utilities and/or facilities. 4. Compliance with the provisions of Title 20, Subdivisions of the Campbell Municipal Code. 5. Subdivider to pay Storm Drainage Area Fee X2,648.00. 6. Subdivider to furnish copy of Preliminary Title Report. 7. Subdivider shall install street improvements and post surety to guaranty the work. 8. Dedicate additional right-of-way to widen Harriet Ave. to 30 feet from centerline. 9. CC&R's to be approved by City Engineer to insure provisions for maintenance of buildings and common area. 10. Provide a grading and drainage plan for the review and approval of the City Engineer. 11. Obtain an excavation permit and pay fees and deposit for all work in the public right-of-way. 12. Pay a fee of X7,924.00 in lieu of dedication of land for parks. RECONIl~IENDED FINDINGS: S 87-10 SITE ADDRESS: 1381 Harriet Ave. APPLICANT: K. Anderson PC MTG DATE: 3-8-88 Site and Architectural Approval ' 1. The proposed project is an appropriate scale in relationship to the adjacent developed uses. 2. The buildings are well designed and architecturally blends into the neighborhood. 3. The project density of 3.5 is consistent with the General Plan designation of Low Density (less than 4.5 units). 3. The parking provided exceeds the code requirements. 5. The project is of a high quality design and will be aesthetically pleasing. 6. Substantial landscaping has been provided which adds to the aesthetics of the project. CONDITIONS OF APPROVAL: S 87-10 SITE ADDRESS: 1381 Harriet Ave. APPLICANT: K. Anderson PC MTG DATE: 3-8-88 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. Revised site plan indicating minimum setback, change in building materials, and change to allow "B" scheme on Lot 3, to be submitted to the Planning Department and approved by the Site and Architectural Review Committee and/or the Planning Commission prior to application for a building permit. 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. Fencing plan indicating location and design details of fencing to be submitted to the Planning Department and approved by the Planning Director prior to issuance of a building permit. 4. Building occupancy will not be allowed until public improvements are installed. 5. 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. 6. Underground utilities to be provided as required by Section 20.36.150 of the Campbell Municipal Code. 7. 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. 8. 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. 9. Noise levels for the interior of residential units shall comply with minimum State (Title 25) and local standards as indicated in the Noise Element of the Campbell General Plan. 10. Applicant is hereby notified that he will be required to pay Park Dedication In-Lieu Fee which will be assessed at the time the subdivision map is submitted. CONDITIONS OF APPROVAL: S 87-10 SITE ADDRESS: 1381 Harriet Ave. APPLICANT: K. Anderson PAGE 2. 11. The applicant is hereby notified that the property is to be maintained free of any combustible trash, debris and weeds, until the time that actual construction commences. All existing structures shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property. Sect. 11.201 & 11.414, 1979 Ed. Uniform Fire Code. BUILDING DEPARTMENT 12. Retaining walls at property lines are limited to a height of 15 inches if constructed of wood. PLANNING DEPARTMENT 13. This site and architectural approval is not valid until the final map is approved for these properties. FIRE DEPARTMENT 14. Roadways to be maintained to a minimum width of 20 ft. with 13 ft., 6 inches of vertical clearance. U.F.C 10.207. 15. Roadway must terminate in an approved apparatus turnaround area. PUBLIC WORKS DEPARTMENT 16. Process and file a subdivision map. 17. Install street improvements in Harriet Ave. and the new street off Harriet Ave. 18. Dedicate additional land to widen Harriet Ave. to 30 feet from center, the new street off Harriet Ave. to 25 ft. from center and a portion of the cul-de-sac off Van Dusen Ln. with a radius of 32 ft. 19. Enter agreement and post a cash deposit with City covering the cost of installing street improvements in Van Dusen Lane, and the removal of the temporary cul-de-sac, acceses easement and temporary driveway to lot 7. 20. Submit three copies of the grading and drainage plan. 21. Pay storm drain area fee. AECOMIMIENDED FINDINGS: 8ATELLITE DISA 1~NTENNI- REQUEST -SITE 11DDRESS: .850 JONES W11Y APPLICI~NT: BRANS, R. PC MTG: 1-26-88 r-- 1. The deviation to the height requires-ent is needed in order that the dish can clear a tree on the adjacent property. ~ 2. The proposed location on-site is the only workable location. Other locations would have a greater adverse effect on adjacent properties. 3. The dish is only visible from a small area on Virginia 1-ve. ~. A professional dish installer has indicated that this is the optimal location on-site. CONDITIONS OF APPROVI~L 1. Obtain all necessary peraits from the Building Departwent. .ri .. ~:.. ,9