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PC Min 10/13/1987PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA 7:30 PM MINUTES OCTOBER 13, 1987 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: Stanton, Olszewski, Walker, Dickson, Perrine; Planning Director A. A. Kee, Principal Planner Phil Stafford, Engineering Manager Bill Helms, City Attorney Bill Seligmann, Recording Secretary Linda Dennis. Absent Commissioners Kasolas and Christ. Chairman Perrine noted that both absences are excused in that Commissioner Kasolas is on vacation and Commissioner Christ is ill. APPROVAL OF MINUTES M/S: Stanton, Olszewski That the minutes of the Planning Commission meeting of September 22, 1987 be approved as submitted. Motion carried unanimously (5-0-2). COMMUNICATIONS Mr. Kee noted that communications received pertained to specific items on the agenda and would be discussed at that time. ORAL REQUESTS Chairman Perrine asked if there was anyone in the audience who wished to address the Commission on an issue that was not on the agenda. There being no one, the Chairman proceeded with the set agenda. CONSENT CALENDAR Request Request for temporary sign - Holiday Travel - 840 E. Campbell Ave. - PD (Planned Development/Commercial) Zoning District. M/S: Stanton, Dickson - That the Planning Commission approve the applicant's .request, subject to conditions indicated in the Staff Report. Motion carried (5-0-2). -2- - TS 87-05 Tentative Subdivision Map - Lands of Kunkel - 1350 Dell Ave. - APN 413-77-16 & 17. M/S: Stanton, Dickson - That the Planning Commission find that the proposed Tentative Subdivision Map is in conformance with the General Plan, and recommend that the City Council approve the proposed map, subject to the attached .conditions. Motion carried (5-0-2). Request Continued request of Richard and Dorothy Aubrey, R. Aubrey for a deviation to the Satellite Dish Antenna Ordinance to allow a dish antenna 17'8" in height and partially visible from the street on property known as 1459 E. Campbell Ave. in an R-1-6 (Single Family Residential - 6,000 sq.ft. minimum lot size) Zoning District. M/S: Stanton, Dickson - That the Planning Commission withdraw this request from its agenda. Motion carried (5-0-2). Staff Planning Commission action to cancel regularly scheduled meeting of December 22, 1987. ~ M/S: Stanton, Dickson - That the Planning Commission meeting of . December 22, 1987 be cancelled. Motion carried (5-0-2). ARCHITECTURAL APPROVALS M 87-11 Continued application of Mr. Edmund Yuen, E. Yuen, on behalf of Plaza Car Wash, for modifications to the front elevation of the car wash for property known as 1667 S. Bascom Ave. in a C-2-S (General Commercial) Zoning District . Principal Planner Stafford reviewed the Staff Report of October 13, 1987, noting that Staff is recommending approval. -3- Commissioner Walker reported that this application was considered by the Site and Architectural Review Committee. The Committee is also recommending approval. Commissioner Olszewski stated that he would like to see provision of landscaping closer to the sidewalk area. Mr. Dennis Livengood, Federal Sign Co., Dublin, stated that the applicant is questioning the specific reason for the trellis and is requesting that he be allowed to make the trellis one-half the suggested size in order to provide a safe pedestrian walkway for his customers. Discussion ensued regarding the removal of vending machines; the safety element of the walkway with the trellis; and other possible areas to provide landscaping on the site. Mr. Livengood indicated that Mr. Yuen would rather let the plans stand as redlined than to be continued for further discussion. M/S: Stanton, Walker - That the Planning Commission adopt findings and conditions (attached hereto) as indicated in the Staff Report of October 13, 1987, and approve M 87-11. Motion carried with a vote of 3-2-2. Commissioner Dickson opposed the approval due to the safety factor expressed by the applicant. M 87-20 Application of Mr. Kurt Anderson, on S 71-82 behalf of Wheel Away Cycle Center, for Anderson, K. approval of a modification to a previously approved site plan, to allow additional retail area in an existing building on property known as 402 E. Hamilton Ave. in a C-1-S (Neighborhood Commercial) Zoning District. Principal Planner Stafford reviewed the Staff Report of October 13, 1987, noting that Staff is recommending denial. However, if the Commission wishes to approve this application, Staff would recommend a condition providing for an agreement limiting the use of this building to a bicycle shop; and, that the parking ratio be brought into conformance should the use of the building be changed in the future. Commissioner Walker reported. that this application was considered by the Site and Architectural Review Committee. The Committee is in agreement with Staff. -4- I Mr. Stafford indicated that no parking problems have been observed at this location in the past; and, Staff is recommending the elimination of the tandem parking spaces indicated on the presented plans. Mr. Kurt Anderson, applicant, presented a parking survey for the site; and, indicated that the property owner is in agreement with the imposed conditions. M/S: Olszewski, Dickson - That the Planning Commission approve M 87-20 subject to redlining of presented plans and conditions as indicated in the Staff Report of October 13, 1987. Motion carried unanimously (5-0-2). M 87-21 Application of Mr. Kurt Anderson, on Anderson, K. behalf of the Campbell Medical Group, to • allow a modification to a previous site and architectural approval to allow the establishment of a doctor's office accommodating three doctors on property known as 476 E. Campbell Ave. in a C-2-S (General Commercial) Zoning District. Principal Planner Stafford reviewed the Staff Report of October 13, 1987, noting that Staff is recommending approval. Commissioner Walker reported that this application was considered by the Site and Architectural Review Committee. The Committee is in concurrence with Staff. Mr. Kurt Anderson, applicant, indicated that the property owner is in agreement with the conditions imposed. M/S: Dickson, Walker - That the Planning Commission adopt the findings and conditions of approval as indicated in the Staff Report of October 13, 1987, and approve M 87-21. Motion carried unanimously (5-0-2). PUBLIC HEARINGS ZC 87-10 Public hearing to consider the PD 87-09 application of tir. Que Naderzad for a Naderzad, Q, zone change from 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 7 townhomes on property known as 153 Shelley -- Ave. -5- I Principal Planner Stafford reviewed the Staff Report of October 13, 1987, noting that Staff, at this time, is recommending approval. Staff is of the opinion that concerns expressed are minor and can be addressed with the submittal of a revised site plan coming back at the same time as the landscape plan. Commissioner Walker reported that this application was considered by the Site and Architectural Review Committee. The Committee concurs with Staff's recommendation, with the revised plans coming back to the Site Review Committee for approval. Chairman Perrine opened the public hearing and invited anyone in the audience to speak for or against this item. Mr. Que Naderzad, applicant, addressed the concerns indicated in the Staff Report, noting that one was a drafting error. Mr. Naderzad stated that he is willing to address all concerns to the satisfaction of the Commission, noting that the rendering presented this evening shows how these problems can be resolved, In that the option on the property may run out, Mr. Naderzad requested a decision this evening. Commissioner Dickson expressed a concern, in that this is a PD (Planned Development), that the completed plans were not before the Commission at this time. Mr. Naderzad indicated that the concern with the setbacks were addressed by reducing the size of building ~1 by one foot; the developer has worked with the Fire Department to resolve the turnaround issue; and, the developer will cooperate with Staff regarding any parking layout. It was additionally noted that the PD zoning will allow the units to be sold individually; there are no unusual setbacks that would not be allowed under the R-M-S zoning with the exception of two buildings having an 8-foot separation; and, Staff is not aware of any sizeable trees on the site, however, this will be addressed with the submittal of landscaping plans. M/S: Walker, Olszewski - That the public hearing on ZC 87-10/ PD 87-09 be closed. Motion carried unanimously (5-0-2). Discussion Commissioner Olszewski stated that he was unconvinced that the plan could be developed according to how it fits onto the site; and, with the time constraint the applicant may be overlooking somethings that could be done to enhance the project under the PD zoning. Commissioner Dickson stated that he would be opposing a motion for approval because the plans were incomplete; and, he felt that the PD zoning has not been properly utilized if the building separations were not the same as they should be under the R-M-S zoning. i -6- M/S: Walker, Stanton - AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: That the Planning Commission recommend that the City Council accept the Negative Declaration that has been prepared for this project; and that the Planning Commission adopt Resolution Nos. 2485 & 2486, including findings and conditions as indicated in the Staff Report of October 13, 1987, recommending that the City Council approve this project. Motion carried with the following roll call vote: Stanton, Walker, Perrine Olszewski, Dickson Kasolas, Christ. UP 87-17 Public hearing to consider the application Ghalandari, J, of Mr. Jamal Ghalandari and Reza Sarraf for approval of a Conditional Use Permit to allow an off-sale liquor license in conjunction with a grocery store on property known as 3495 S. Bascom Ave. in a C-2-S (General Commercial) Zoning District. Planning Director Kee reviewed the Staff Report of October 13, 1987, noting that Staff is recommending approval. Commissioner Dickson asked that, in the future, information be provided regarding the number of these types of uses that are in an area. Chairman Perrine opened the public hearing and invited anyone in the audience to speak for or against this item. Mr. Reza Sarraf, applicant, stated that this will be a family-type grocery store. M/S: Stanton, Olszewski - That the public hearing on UP 87-17 be closed. Motion carried unanimously (5-0-2). M/S: Walker, Stanton - That the Planning Commission adopt Resolution No. 2487 approving UP 87-17, including the findings and conditions of approval as indicated in the Staff Report of October 13, 1987. Motion carried with the following roll call vote: AYES: Commissioners: Stanton, Olszewski,Walker, Perrine NOES: Commissioners: Dickson ABSENT: Commissioners: Kasolas, Christ. * * *. -7- ZC 87-06 Public hearing to consider the Shell Oil Company application of Shell Oil Company for a Williams, J. Zone Change from C-1-S (Neighborhood Commercial) to C-2-S (General Commercial) on property known as 1530 W. Campbell Ave. Planning Director Kee reviewed the Staff Report of October 13, 1987, noting that the applicant is withdrawing his application. Chairman Perrine opened the public hearing and invited anyone in the audience to speak for or against this item. M/S: Stanton, Walker That the Planning Commission withdraw this application from its agenda; and that the Planning Commission recommend that the City Council refund 50~ of the application fee. Motion carried unanimously (5-0-2). ZC 87-OS Continued public hearing to consider the PD 87-04 application of Mr. Rassoul Aleshi for a Aleshi, R. zone 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 two townhomes on property known as 548 W. Hacienda Ave. Principal Planner Stafford reviewed the Staff Report of October 13, 1987, noting that Staff is, at this time, recommending a continuance to November 10, 1987. Commissioner Walker reported that this application was considered by the Site and Architectural Review Committee. The Committee is also recommending a continuance in order that the applicant might address design and drawing inaccuracies. The Committee is looking for something unique in the building's design because of its location on Hacienda Ave. Chairman Perrine opened the public hearing and invited anyone in the audience to speak for or against this item. M/S: Olszewski, Walker - That the public hearing on ZC 87-05 be continued to the Planning Commission meeting of November 10, 1987. Motion carried unanimously (5-0-2). -8- PD 87-01 Continued public hearing to consider the Bonnett, R, application of Mr. Robert Bonnett for a Planned Development Permit, approval of plans, elevations, and development schedule to allow a commercial office development on property known as 145 Dillon Ave. in a PD (Planned Development/Industrial) Zoning District. Planning Director Kee reviewed the Staff Report of October 13, 1987, noting that Staff is recommending a continuance of this item at-the request of the applicant. Chairman Perrine opened the public hearing and invited anyone in the audience to speak for or against this item. Mr. Bob Bonnett, applicant, appeared to ask for a 30-40 day continuance for personal reasons. M/S: Olszewski, Walker - That the public hearing on PD 87-01 be continued to the Planning Commission meeting of November 10, 1987. Motion carried unanimously (5-0-2). The Commissioner recessed at 9:00 p.m.; the meeting reconvened at 9:08 p.m. TA 87-01 Public hearing to consider a City-initiated text amendment to Section 21.61.030 (Additional Living Units) of the Campbell Municipal Code. Principal Planner Stafford reviewed the Staff Report of October 13, 1987, and noted the communications (attached hereto) received from Tri-County Apartment Association, and the Building Industry Association. City Attorney Seligman expressed a concern with the approach taken under Alternative ~1, in that State Law specifically allows both detached and attached units. Additionally, Mr. Seligmann felt that San Jose's interpretation was ambiguous. Commissioner Dickson noted that San Jose does not allow units because they went through a series. of findings indicating that the City is supplying adequate housing in all income brackets. Commissioner Dickson continued that he personally leaned towards this method. The approach taken by Milpitas doesn't affect the appearance of the neighborhood; and, the limitation to 16,000 sq.ft. lots would be Commissioner Dickson's third preference. -9- Chairman Perrine opened the public hearing and invited anyone in the audience to speak for or against this item. Ms. Donnie Grotte, Tri-County Apartment Association, 792 Meridian Way, Ste. A, San Jose, complimented the City on their provision of rental housing units. Tri-County looks at secondary units only as a part of bringing housing to all segments of the community. Studies show that these units have no detrimental affect on neighbors - once they are in place, they do not cause problems. Commissioner Olszewski asked if making a finding that Alternative #1 (units attached to main dwelling) would allow for a more efficient land use of any given site, and specifically restricting long-narrow driveways which result in paving over a large portion of the lot, would be more in the spirit of the regulations we are bound by. Commissioner Olszewski asked what type of findings would be needed to make the current ordinance stronger - not necessarily more restrictive. Mr. Seligmann indicated that the findings would be appropriate, however, it would probably have little effect on the enforcibility of the ordinance. Commissioner Walker suggested that the City might consider limiting the number of permits issued for these units. For example, Saratoga limits permits to 20 a year. Commissioner Walker noted that the current ordinance has been in effect four year and there have been 10-15 applications. Further restrictions may result in more illegal units and a loss of revenues for the City. Commissioner Walker concluded that it appears that the public does not want these units, whereas in actuality it may be a case of the squeaky wheel getting the oil; and, that although he is opposed to a more restrictive ordinance, he would be willing to compromise. Commissioner Dickson noted that the State regulations require, in effect, that we increase our density; however, it does not match up with the rest of the the laws they issue. Commissioner Dickson requested that the City go to the League of California Cities for clarification. Tri-County Apartment Association made a valid point - Campbell has more than its share of rental units. Therefore, the City should not be uncomfortable in restricting these units. Commissioner Olszewski indicated that perhaps a community task force should be formed to look at the issue indepth; or, perhaps the City should ask for assistance in repealing the State law. Commissioner Stanton indicated that a more restrictive ordinance could force people into applying for PD (Planned Development) zoning. Chairman Perrine asked if the subcommittee had considered adding further restrictions to the current ordinance, specifically addressing driveways, pavement coverage, setbacks, landscaping. etc. Commissioner Dickson stated that the direction from the Council is quite clear - they want a more restrictive ordinance. This issue is striking the heart of the City's density regulations. The City Council is saying that they want to conserve our prime residential areas; the Commission's job is to preserve the City's zoning and general plan. -10- Discussion ensued regarding various alternatives and possible recommendations to the City Council. M/S: Walker, Dickson - That the public hearing on TA 87-01 be closed. Motion carried unanimously (5-0-2). M/S: Dickson, Stanton - That the Planning Commission recommend that the City Council accept the Negative Declaration which has been prepared for this text amendment; and, that the Planning Commission recommend that the City Council approve Alternative #2, restricting additional living units to the R-1-16 Zoning District. Motion fails (2-3-2). M/S: Olszewski, That this item be continued so that Staff can develop recommended findings that could be " used for Alternatives #1 or #2 to add restrictions regarding pavement coverage, setbacks, landscaping, architectural compatibility, lot coverage, and driveways to the current ordinance. Motion fails for lack of a second. M/S: Dickson, Stanton - That the Planning Commission recommend that the City Council accept the Negative Declaration which has been prepared for this text amendment; and, that the Planning Commission adopt Resolution No. 2488 recommending that the City Council approve Alternative #1, allowing only attached units to existing dwellings. Motion carried with the following roll call vote: AYES: Commissioners: Stanton, Olszewski, Dickson, Perrine NOES: Commissioners: Walker ABSENT: Commissioners: Kasolas, Christ. MISCELLAPIEOUS Staff Report Review of CEQA Guidelines. Principal Planner Stafford reviewed the Staff Report of October 13, 1987. M/S: Dickson, Walker - That the Planning Commission take action to recommend that the City Council adopt a Resolution outlining current CEQA guidelines for the City of Campbell; and, the the terms "Ministerial Authority" and "Discretionary" be added to the list of definitions in the Resolution. Motion carried unanimously (5-0-2). -11- Staff Report Satellite Dish Antenna Information. It was the consensus of the Commission that this report be noted and filed, Staff Report Continued - truck noise and vending. Commissioner Walker noted that the Commission may wish to discuss the possibility of an overlay zone where residential areas adjoin commercial/ industrial areas, as previously suggested by Commissioner Dickson. M/S: Dickson, .Stanton - That this matter be referred to the City Council to see if they wish any action to be taken. Motion carried unanimously (5-0-2), Staff Report Commission Policy - Agendizing items. It was the consensus of the Planning Commission that this policy be adopted, OTHER ITEMS BROUGHT UP BY COMMISSION It was the consensus of the Commission that the scheduled Study Session be postponed until a later date (undetermined), There being no further business, the meeting was adjourned at 10:20 p,m. APPROVED: Jay Perrine Chairman ATTEST: Arthur A. Kee Secretary RECORDED: Linda A. Dennis Recording Secretary RECOMMENDED FINDINGS: M 67-11 •SITE ADDRESS: 1667 S. BASCOM AVE. APPLICANT: YUEN, E. PLAZA CAR WASH PC MTG: 10-13-87 1. The proposed elevations with the modifications recommended by the Architectural Advisor significantly improve the building design and create an architectural design consistent with the neighboring properties. 2. The proposed signing as .recommended would be consistent with the standards set forth in the Sign Ordinance. 3. The building design is considered acceptable by the Architectural Advisor. CO?7DITIONS OF APPROVAL: M 87-11 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 elevations and/or site plan indicating addition of trellis, ,.' elimination of one wall sign, and approval of a color scheme to be submitted to the Planning Department and approved by the Site and Architectural Review Committee prior to application for a building permit. 2. Landscaping plan indicating type and size of plant material, and location of irrigation system to be submitted to the Planning Department and approved by the Planning Director prior to application for a building germit. Planning Department 3. Utility service to proposed free-standing sign to~be undergrounded. 4. .Existing polar bear elevation and unapproved signage to be removed within 45 days of Planning Commission approval. 5. Applicant to obtain building permits within three months of Planning Commission approval, or approval shall expire unless an extension is granted. CONDITIONS OF APPROVAL - FILE ~ M 87-20 SITE ADDRESS: 402 E. HAMILTON AVE. APPLICANT: ANDERSON, K. WHEEL-AWAY. CYCLE CENTER PC MTG DATE: 10-13-87 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. 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. 2. A revised landscaping plan indicating type and size of plant material, and location of irrigation system to be submitted to the Planning Department and approved by the Planning Director prior to application for a building permit. 3. Applicant to either (1) post a faithful performance bond in the amount of $2,000.00 to insure landscaping, fencing, .and striping of parking areas within 3 months of completion of construction; or (2) file written agreement to complete landscaping, fencing, and striping of parking areas. Bond or agreement to be filed with the Planning Department prior to application for a building permit. 4. Applicant to submit a letter to the Planning Department, satisfactory to the City Attorney, prior to application for building permit, limiting the use of the property as follows: retail bicycle business with 5,264 sq.ft. of retail/sales; and 10,162 sq.ft. of service/storage use. 5. All mechanical equipment on roofs and all utility meters to be screened as approved by the Planning Director. 6. 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. 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. CONDITIONS OF APPROVAL - FILE ~ M 87-20 SITE ADDRESS: 402 E. HAMILTON AVE. APPLICANT: ANDERSON, K. WHEEL-AWAY CYCLE CENTER PC MTG DATE: 10-13-87 PAGE 2. 9. 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. 10. Applicant shall comply with all appropriate State and City requirements for the handicapped. 11. Business owner to provide an agreement, satisfactory to the City Attorney that the use of the property will be restricted to a retail bicycle business only unless an alternative use is approved by the Planning Commission. s kECOMMENDED FINDINGS: M 87-21 SITE ADDRESS: 476 E. CAMPBELL AVE. ~ APPLICANT: ANDERSON, K. P. C. MTG: 10-13-87 1. The provision of 20 parking spaces for the proposed building usage is considered adequate based on the applicant's statement that there will be three doctors on the site only two days a week. 2. The location of this project adjacent to the downtown area and a recommendation has been made by the consulting firm of Wurster, Bernardi 6 Emmons to consider less restrictive parking requirements in the downtown area. CONDITIONS OF APPROVAL: M 87-21 1. Planning Commission to review the usage, to insure adequate parking facilities, one year from its date of approval. 2. Building owner(s) to sign an agreement that in the event the Planning commission determines a parking problem exists at this location, then the building usage will revert back to 2 doctors (medical use) and 1,703 sq.ft. of general office use. TRI{OUNTY APARTMENT ASSOCIATION OFFICERS LARRY NULL, Belle Clare October 13 , 19 8 7 PneMent DONALD A. WHnLEY, Redwood CIry 1st Vlp PneiMnt . _~ ~ ERIC BRACHER, San JON Yrtd Vfp Pnakhnt Mr. Jay Perrine, Chairman, CLAIRE M. BENSON, s.n Jew and Members of the Planning Commission 7 p Secretary North First S t r e e t DENNIS A. YOUNG, LOe Anos Campbell, California 95008 Traaturar HERMAN J. MAOER, San JO,. Dear Chairman Perinne, PnaWeM EmerMUe •Lapel Couneal and Planning Commission Members: WILLIAM K. KRCHIN EeeeWlw Vip Pr„Want Tri-County Apartment Association is pleased BOARD OF DIRECTORS to be included in the City review of its DAVID R. BENLING, Burlingame JOSEPH BOMMARRO, San JOSe secondary/"granny flat" ordinance. TCAA commends Campbell for it WALTER C. BORNEMEIER, Seratoge s commitment to quality rental housing for all se MAURICE (MAURY(A. KRONER. s.raloga JAMES R CASTELLANO gments of its community This City has mo b . S, San Jose re su sidized senior housing than any LAWRENCE CHEW, San Jose RONALD V GRANVILLE B l other jurisdiction in the County. The development . , mont e JOHN KEHRIOTIS, s.ma Clare of over 1, 000 rental units in Campbell since 1981 has been instrument l i JOHN H. KLIMP, Peb Atlo MARJORIE MANCUSO. Redwood Ciry a n the return of a healthy housing balance In Santa Clara County. Sunnyvale ANTHONYgMAROUES, Hilgpomug~ is the only city that has built more rental ANTHONY R. SCHRDCK, Los Galos housing • CHARLES M. SHEPARDSON, Santa Clera KEITH A. SUDDJIAN, Santa Clara ROBERT A. WHITE, San Joao Tri-County has a concern about the alter- natives proposed to tighten the restrictions on granny flats in Campbell. Both alternatives suggested by staff list "findings" that raise as many questions as they address. Discussion with staff indicates that the the findings are based on community objections ~e_fore units were constructed. However, the staff informs TCAA that they have not received a single complaint about any of the 10 or 15 units after processed and constructed. Historical evidence shows that none of the responsible second unit policies in California cities have resulted in negative impacts in neighborhoods by granny flats. To date, there is no evidence contrary to this common history in the City of Campbell. 792 MERIDIAN WAY • Suite A • SAN JOSE, CALIFORNIA 95126 • (408) 297-0483 Affiliated with California & National Apartment Associations Mr. Jay Perrine, Chairman and Members of the Planning Committee October 13, 1987 Page Two Granny flats will not solve the very low and low resident income housing problems. But they do provide a very limited number of units whose rents remain affordable, without government subsidy. The 1984 Campbell General Plan speaks specifically to the negative effects of the high cost of land on housing costs. The plan also stresses the decline in size of households in Campbell. These two factors should be remembered in reviewing the "granny flat" principles. The most important of which is allowing senior citizens to remain in their neighborhoods and, in a limited fashion, to maintain a healthy age mix by freeing up R1 housing for younger residents in the single family neighborhoods. All cities have a responsibility to provide a fair share of housing units affordable to the less fortunate of its citizens. The 1980 census indicated that Campbell had 1,505 senior citizen households With incomes of less than $20,000 per year. Six hundred and ninety-five (695) of those households were homeowner households. (See attachment A) Some of these senior Campbell citizens may be able to vastly improve their ability to live comfortably by the addition of a second unit. By laW, this is their right. Before Campbell places further restrictions on property owners in this city, TCAA suggests that the following issues need to be addressed. * Request the City Attorney to examine the potential planning implications of the recent U.S. Supreme Court decisions in First Lutheran Church vs. Los Angeles County and Nollan vs. California Coastal Commission. * Review the attached TCAA Policy document and determine if citizen concerns about "granny flats" could be mitigated by incorporation of some of the suggested elements. * Request the Planning Staff to research the impact of the units already built under the present second unit ordinance to determine if any negative or quality of life impacts actually exist. * In light of the results of the above staff research on existing legal "granny flats", determine if evidence supports either of the "attached only" alternatives as appropriate policy in the City of Campbell. * Examine Staff Alternative ~2 for the planning inconsistency of requiring atta~hgd only units and larger lot sizes. Mr. Jay Perrine, Chairman and Members of the Planning Commission October 13, 1987 Page Three * Should the Planning Commission decide to move to an "attached only" policy, then a lowering of lot size requirements is an appropriate policy consideration. Tri-County Apartment Association supports "granny flats" as a property right, and as responsible land use in meeting limited low income housing goals. Thank you for your time. Sincerely,, TRI-COU Y APARTMENT A SOCIATION Get-~'u Donni Grotte, Director Governmental Relations f:, p~~~EQN cq~7~, p4y v BUILDING INDUSTRII ASSOCIATION Item #13 - TA 87-01 SOUTHERN DIVISION BUILDING INDUSTRY ASSOCIATION 122 SARATOGA AVE., SUITE 22, SANTA CLARA, CA ~5~5• (408) 243-5889 Planning Commission City of Campbell 70 North First Street Campbell, CA. 95008 re; TA 87-01 - Additional Dear Commissioners: October 7, 1987 Living Units(Granny Flats) 1n response to the notice from the Planning Department dated 10/2/87 regarding additional living units we would like to state our opinion for the record, We support the concept of additional living units as a method to help better utilize our current housing stock and provide additional low cost housing. The restrictions in the current Campbell ordinance are reasonable enough to provide for a limited number of these units in the city without negatively impacting the quality of life within the neighborhoods. We, therefore, oppose any additional restriction on the placement of these units unless it can be shown beyond reasonable doubt that there is a major negative impact. The City of Campbell has been very responsive to the housing needs of its citizens and to the housing industry as a whole. We look forward to continuing this positive relationship. We would like to be present to give oral testimony on this issue, but, State Association meetings out of the area make it impossible for us to attend October 13. Sincerely, ~~ W. Rocke Garcia Richard P. Crowley President Executive Vice President HEADQUARTERS WEST BAY EASTERN REGIONAL OFFICES: (415) 828-9230 (415) 364-9008 NORTHERN Dublin (415)444-8711 932-8884 (707)664-8150 Redwood City Walnut Creek Rohnert Park AFFILIATED WITH NATIONAL ASSOCIATION OF HOME BUILDERS AND CALIFORNIA BUILDING INDUSTRY ASSOCIATION