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PC Min 11/11/1986PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA 7:30 PM MINUTES NOVEMBER 11, 1986 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: Dickson, Olszewski, Christ, Perrine, Stanton, Fairbanks, Kasolas; Planning Director A. A. Kee, Planner II Marty Woodworth, Engineering Manager Bill Helms., Acting City Attorney Bill Seligmann, Recording Secretary Linda .Dennis. Absent None. APPROVAL OF MINUTES M/S: Dickson, Olszewsk - That the minutes of the Planning Commission meeting of October 28, 1986 be approved as submitted. Motion carried with a vote of 5-0-0-2, with Commissioners Perrine and Fairbanks abstaining because of absence from that meeting. COMMUNICATIONS Mr. Kee noted-that communications received pertained to specific items on the agenda and would be discussed at that time. Chairman Kasolas noted a letter of resignation from Commissioner Fairbanks, effective December 1, 1986. The Chair thanked Commissioner Fairbanks for serving on the Commission with dignity and integrity for the past six. years, noting that .she could be particularly proud of her involvement in the positive change along Winchester Blvd. Commissioner Dickson stated that it has been a pleasure serving with Commissioner Fairbanks. Commissioner Fairbanks stated that she has .enjoyed working with all the commissioners that have been on the. Planning Commission; that serving the City has. been an enormous growing experience;. and, she would hope that she has had some positive effect on the City during her terms.. -2- PUBLIC HEARINGS V 86-04 Public hearing to consider the Crooks, G. application of Mr. Griffith Crooks for a variance to the required frontyard and sideyard setbacks to allow construction of a two-car garage on property known as 229 E1 Caminito Dr. in an R-1 (Single Family Residential) Zoning District. Commissioner Perrine reported that this application was considered by the Site and Architectural Review Committee. The Committee is recommending a continuance with the concurrence of the applicant. Chairman Kasolas opened the public hearing and invited anyone in the audience to speak for or against this item. Mr. Crooks, applicant, noted his concurrence with the continuance, and indicated he would be checking with the Building Department regarding requirements prior to the next meeting. M/S: Christ, Stanton - That the public hearing on V 86-04 be continued to the Planning Commission meeting of December 9, 1986. Motion carried unanimously (7-0-0). PD 86-09 Continued public hearing to consider the Zankich, S. application of Mr. Steve Zankich for a Planned Development Permit, plans, elevations, and development schedule to allow the construction of 12 apartment units on property known as 77-81 Dot Ave. in a PD (Planned Development/Medium Density Residential) Zoning District. Commissioner Perrine reported that this application was considered by the Site and Architectural Review Committee. The Committee is recommending approval with redlining indicating minor changes to the window treatment on the outside of the structures. Chairman Kasolas opened the public hearing and invited anyone in the audience to speak for or against this item. Mr. Daryl Fazekis, architect, noted his concurrence with the recommendation and the redlining. M/S: Olszewski, Stanton - That the public hearing on PD 86-09 be closed. Motion carried unanimously (7-0-0). -3- M/S: Perrine, Stanton - That the Planning Commission recommend that the City Council-accept the Negative Declaration which has been prepared for PD 86-09; and, that the Planning Commission adopt the attached findings, and adopt Resolution No. 2421 recommending that the .City Council approve PD 86-09, subject to conditions indicated in the Staff Report dated November 11, 1.986. Motion carried with the following roll call vote: AYES: Commissioners: Dickson, Olszewski, Christ, Perrine, .Stanton, Fairbanks, Kasolas NOES:. Commissioners-: None ABSENT: Commissioners: None UP 86-14 Continued public hearing to consider the Brink, T. application of Mr. Tim Brink and Ms. Vicki Lou Hillig for a Use Permit to increase the intensity of a restaurant by increasing seating from 23 to 45 seats and approval of on-sale beer and wine in an existing building on property known as 422 E. Campbell Ave. in an Interim (Planned Development/Commercial) Zoning District. Commissioner Perrine reported that this application. was considered by the Site and Architectural Review Committee. The Committee is recommending approval of the request for a more intense use, and approval for on-sale beer and wine. Commissioner Olszewski reported that discussion by the Site Committee centered around the topic of where the majority of customers would be coming from. It was determined that the restaurant would be serving the downtown environment; and, there would be a reduction of noontime traffic because of the restaurant's ability to serve nearby businesses within walking distance. Commissioner Olszewski added that the Committee considered adding a finding that the restaurant will be serving the downtown area and will have a beneficial effect on traffic in the downtown area. Chairman Kasolas asked how the Site Committee could justify their recommendation with Staff's recommendation for denial? How, when there is a 100$ difference in intensity, can an approval be justified when there are existing problems in the downtown area with signs and parking requirements? If the use is really a luncheonette, why aren't the hours of operation limited? Chairman Kasolas. continued that a Use Permit goes with the land, and future owners might not have the same .attitude as the current applicant. What insight can be given that parking spaces were not used in calculations which were paid for by members of the parking district? -4- Commissioner Olszewski indicated that Staff's recommendation is based on the strictest interpretation of the Code. The Site Committee looks beyond the Code to see if there are circumstances which are worthy of consideration. Regarding the parking, it was determined that individuals working downtown would not have to give up their spaces during the noon hour, and search for new spaces upon their return from lunch. Regarding the good will of the applicant -- a time element was not considered for the length of the Use Permit, however, the Commission may decide that such a restriction would be wise. Commissioner Perrine noted that he is not familiar with the parking district allocations. Chairman Kasolas asked if Commissioner Perrine was suggesting that he would be willing to change his recommendation for approval based on his unfamiliarity with the parking district. Commissioner Perrine responded that he would be willing to reconsider if he had more facts. Chairman Kasolas thought that what is being suggested is that the revitalization of the downtown area not be at the expense of those already in the area. He was not sure that the issue was adequately discussed. Commissioner Olszewski disagreed, noting that he had adequate information upon which to base a recommendation. Commissioner Perrine stated that he would be willing to listen to more facts; and, also willing to go forward with a recommendation based on the available information. He did not want to discourage the development of eating places for local businessmen. He noted that he would be willing to consider a time limit for review of the Use Permit. Commissioner Stanton asked Commissioner Perrine if he had reviewed the item prior to the Site Committee meeting, or if he was considering the matter "cold". Commissioner Perrine responded that he was not aware the item had been continued from a previous meeting. Commissioner Christ stated that at a previous meeting the applicant indicated that the parking across the street was always open, so there would be plenty of spaces. However, the spaces across the street are part of the parking district, so, in a sense, they belong to someone else. Therefore, the only parking this particular property has is in the street. Chairman Kasolas stated that the parking requirements are very stringent for everyone, although there have been a few exceptions made for multi-use developments. Commissioner Christ indicated that it has been the Commission's policy in the past to allow flexibility downtown, however, it has not allowed this much and there have been conditions imposed on the applicant that if there are parking problems in the future the use must be reduced. K -5- Commissioner Olszewski stated that the current request would be 7.3 spaces more intense than the previous retail use. It was the determination of _. the Site Committee that the restaurant will be deriving business from the downtown retail environment - seven cars is really inconsequential when this is considered. Regarding the parking on the other side of the railroad tracks - who owns that parking is inconsequential when someone is looking for a parking space. Someone will park there unless it is signed to indicate otherwise. Commissioner Olszewski asked Staff where the existing parking for this property was determined to be. Chairman Kasolas asked Staff if someone proposed a project with insufficient parking on site, could he use on-street parking to obtain a Use Permit to operate a business? Mr. Kee indicated that Staff would require the necessary parking to be on-site. Chairman Kasolas opened the public hearing and invited anyone in the audience to speak for or against this item. Ms. Sandy Bertino, representing the applicants, presented a letter (attached hereto) explaining the requested use. Commissioner Christ expressed his concern with a Use Permit being granted when the facility was unable to provide the necessary parking, in that a future owner's use may cause a real parking problem with the intensity allowed under the Use Permit. Additionally, reverting back to a less ---- intense use could cause a real monetary hardship on the applicant. Ms. Bertino indicated that the applicant has discussed these concerns. Regardless of the number of seats, people are going to come into the restaurant. How do you keep the 24th person out? Mrs. Bertino reiterated that this use is to serve the local people. Chairman Kasolas explained that downtown businesses are allocated a ficticious number of parking spaces based on the available spaces in the area, and if one person is allowed to increase the intensity of their use, it takes away from the neighbors. He asked if the applicant would be willing to agree to be open for three hours a day and to limit take-out business. Chairman Kasolas felt that the applicant was not ready for a decision this evening. Ms. Vicki Lou Hillig, applicant, stated that the restaurant will accent the area, and will also benefit retail neighbors by generating more business in the downtown area. Commissioner Dickson noted that bringing more people into the downtown area would also cause more parking problems - a self-defeating situation. He asked if there was any way someone could participate in a parking district at this point. -6- Mr. Kee suggested that the Planning Commission continue this item so that Staff could come back with a report on the parking district and calculation methods. Commissioner Perrine noted that he would like to see facts on ficticious allocations of parking and a clear statement of fact on the parking district and who participates in it. Chairman Kasolas asked the applicant if she would be in favor of a continuance to allow the Commission time to study the parking issue. Ms. Hillig stated that she would like a decision, but would also like a continuance in order to get a fair decision. Commissioner Christ noted that the applicant could go with the original 23 seats, with the possibility of more seats when a parking district is formed under the new downtown plan. Commissioner Olszewski reminded the Commission that the Site Committee determined that the restaurant would not require the normal amount of parking because of drawing its clientele from the local business environment. M/S: Dickson, Christ - That the public hearing on UP 86-14 be continued to the Planning Commission meeting of December 9, 1986. Discussion Commissioner Fairbanks stated that since she would not be present at the December 9 meeting, she would like to comment on this item at this time. She continued that she usually takes a very conservative view of parking. She felt that Staff, on this item, had no choice but to make the recommendation for denial; however, she reminded the Commission that they have the ability to require less than normal parking if appropriate. Commissioner Fairbanks continued that she is certainly aware of what is happening in the downtown area; and, this is one of the times when she would have agreed with the Site Committee's recommendation. She noted her concern with what might be "in the future" stopping what is going on in the present. At times, the Commission has relied too much on the "required" parking, resulting in serious error (ie. San Jose Camera). Commissioner Fairbanks concluded that she would have voted in favor of this proposed restaurant intensity on its own merits. Vote on motion Motion for continuance carried unanimously (7-0-0). -7- PD 86-07 Continued public hearing to consider the Anderson, K. application of Mr. Kurt Anderson for approval of a Planned Development Permit, plans, elevations and development schedule to allow an addition to an industrial building on .property known as 190 Dillon Ave. in a PD (Planned Development/Industrial) Zoning District. Commissioner Perrine reported that this application was considered by the Site and Architectural Review Committee. The Committee is recommending approval. Chairman. Kasolas opened the public hearing and invited anyone in the audience to speak for or against this item. M/S: Stanton, Fairbanks - That the public hearing on PD 86-07 be closed. Motion carried unanimously (7-0-0) . Commissioner Fairbanks asked if this matter had been referred to the Los Gatos Creekside Committee. Mr. Kee responded that the matter was referred to the Los Gatos Creekside Committee, and Staff is of the understanding that the project as presented is consistent with the policies of this particular committee. M/S: Stanton, 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 No. 2422, incorporating the attached findings (as revised 11-11-86), recommending that the City Council approve PD 86-07, subject to conditions indicated in the Staff Report dated November 11, 1986. Motion carried with the following roll call vote: AYES: Commissioners: Dickson, Olszewski, Christ, Perrine, Stanton, Fairbanks, Kasolas NOES: Commissioners: None ABSENT: Commissioners: None. -8- PD 86-02 Continued public hearing to consider the Anderson, K. application of Mr. Kurt Anderson for a Planned Development Permit and approval of plans, elevations and development schedule to allow the construction of a duplex on property known as 274 Everett Ave, in a PD (Planned Development/Medium Density Residential) Zoning District. Mr. Kee reported that the applicant has requested a continuance. Chairman Kasolas opened the public hearing and invited anyone in the audience to speak for or against this item. M/S: Stanton, Fairbanks - That the public hearing on PD 86-02 be continued to the Planning Commission meeting of November 25, 1986. Motion carried unanimously (7-0-0). MISCELLANEOUS Referral Continued referral from City Council on Anderson, K. the application of Mr. Kurt Anderson for ~~ __ ZC 86-01 a zone change from R-M-S (Mulitiple ~. Family Residential) to PD (Planned Development); and approval of a Planned Development Permit, plans, elevations and development schedule to allow the construction of 4 townhomes on property known as 235 N. Third St. Mr. Kee reported that Staff is recommending a continuance at the applicant's request. Mr. Jerry Duncan, representing Andarch Associates, indicated that revised plans have been submitted to the Planning Department as of this date. M/S: Olszewski, Christ - That ZC 86-01 be continued to the Planning Commission meeting of November 25, 1986. Motion carried unanimously (7-0-0). The Commission recessed at 8:30 p.m.; the meeting reconvened at 8:37 p.m. -9- MM 86-25 Continued request of Mr. Fred Chan to ZC 86-04 consider a modification to a previously Chan, F. approved plan to permit the conversion of 3 garage spaces into storage rooms for a 4-unit townhome project located on property known as 1430 W. Latimer Ave. in a PD (Planned Development/Medium Density Residential) Zoning District. Commissioner Perrine reported that this application was considered by the Site and Architectural Review Committee. The Committee is recommending approval for the conversion of one unit. M/S: Dickson, Olszewski - That the Planning Commission adopt the attached findings and recommend that the City Council approve the conversion of one garage to a storage room under MM 86-25/ZC 86-04. Motion carried unanimously (7-0-0). SA 86-34 Continued sign application - Gaslighter Gaslighter Theater Theater - 400 E. Campbell Ave. - Interim Zoning District. Commissioner Perrine reported that this application was considered by the Site and Architectural Review Committee. The applicant has requested a continuance to the meeting of November 25 in order to work out details for putting a sign on the side of the building, rather than the roof. M/S: Perrine, Fairbanks - That SA 86-34 be continued to the Planning Commission meeting of November 25, 1986. Motion carried unanimously (7-0-0). SA 86-57 Signing request - Bambino's Pizza - Dempster, R. 2201 S. Bascom Ave. - C-2-S (General Commercial) Zoning District. Commissioner Perrine reported that this application was considered by the. Site and Architectural Review Committee. The Committee is recommending approval. Commissioner Perrine noted that there is an existing readerboard on the building, and the applicant agrees with the denial of this readerboard; however, he may wish to work with the Commission to do something with the readerboard location in the future. -10- M/S: Christ, Olszewski - SA 86-58 Mina-Tree Signs That the Planning Commission adopt the attached findings and approve the reface of the roof/freestanding sign and approve the new wall sign on the north elevation; and, deny the readerboard sign. Motion carried unanimously (7-0-0). Signing request - Wells Fargo Bank - 1855 S. Bascom Ave. - C-2-S (General Commercial) Zoning District. Commissioner Perrine reported that this application was considered by the Site and Architectural Review Committee. The Committee is recommending approval with the added condition that a plan for directional signing come back within 90 days to the Committee. M/S: Olszewski, Christ - Staff Report That the Planning Commission adopt the attached findings and approve SA 86-58, subject to conditions indicated in the Staff Report dated November 11, 1986; and, with the added condition that a plan for directional signing come back to the Site Committee within 90 days of this approval. Motion carried unanimously (7-0-0). Appointment of Architectural Advisor. Chairman Kasolas asked the Commission if they wished to discuss the method used to appoint an Architectural Advisor; the number of consecutive terms; and, the restrictions on the position in terms of submitting plans to the City. Brief discussion ensued regarding government code statutes which might apply to volunteer positions; methods of reviewing plans submitted by the advisor's firm; and, method of soliciting applications for the volunteer advisory position. M/S: Fairbanks, Olszewski - That the Planning Commission reappoint Mr. Craig Mineweaser as Architectural Advisor for a period of one year, beginning with the Planning Commission meeting of November 25, 1986. Motion carried unanimously (7-0-0). -11- OTHER ITEMS BROUGHT UP BY COMMISSION Chairman Kasolas asked Staff to present a review of approved signage at 990 E. Hamilton Ave. (Citti's Florist), and suggested that a close look be taken at the approved signage in relation to the Sign Ordinance. Chairman Kasolas continued that there appears to be a gross disparity between the signing calculated inside boxes and those calculated using the letters only. He suggested that this issue be agendized for a future Planning Commission meeting, with discussion to include how sign area is calculated, and the amount approved on the Citti's building. Commissioner Fairbanks asked about the used car lot along the railroad tracks on Winchester Blvd. Mr. Helms indicated that this is an on-going problem which Staff is continuously working on. ADJOURNMENT There being no further business, the meeting was adjourned at 9:00 p.m. APPROVED: George. C. Kasolas Chairman ATTEST: Arthur A. Kee Secretary RECORDED: Linda A. Dennis Recording Secretary November 5, 1986 City Council City of Campbell 75 North First Street Campbell, California 95008 Councilors: Aa of December 1, 1986, I must resign from the Planning Commission. Over the last several months, increased personal and occupational pressures bring me to this decision. I would like to thank the City Council, City Staff, and my associate Planning Commissioners for their continued support over the last six years. I have considered it my special privilege to serve "my" City and its residents. I will miss all of you. Sincerely, .. JO ANN FAIRBANKS 1565 Hacienda Avenue _ Campbell, California 95008 (w) 408 725-5126 (h) 408 379-7833 cc: Planning Director Planning Commission ~~ . November 11, 1986 Members of the Planning Canmission City of Campbell 70 North First Street Campbell, California 95008 FILE N0: UP 86-14 ADDRESS: 422 E. Campbell Avenue Dear Member: Campbell Soup & Company is acutely sensitive to the food requirements of the Campbell co~m~unity. Estimated service from 200 to 250 lunches within a three (3) hour period will require a maxinnun seating capacity. It is our opinion that within the Central Campbell business area there are approximately 2,000 business people within walking distance of our restaurant, THE DEMAND IS THERE. In order to accommodate these people for lunch, we will need approximately 50 seats to adequately serve them within their allotted timeframe. 23 seats will limit our ability to provide this local service. Local business people having to leave the downtown area for lunch find it necessary to hunt for a new parking space upon their return. We are aware of the parking needs in Campbell, and will be more than willing to work with the Parking District in acquiring our much needed parking spaces in the future. It is~also our opinion that with the on-sale beer & wine license we are being encouraged to acco~rrodate growth, but yet we are being restricted by our seating to handle that growth. In closing, Campbell Soup & Company, an authentic 50's diner, is excited about being part of the community effort to perserve and maintain the old charm of the City of Campbell. Sincerely, Campbell Soup & Company ~ ~- ~-~ _-- Brink Tim ~ Vicki Lou Hillig TB/VLH:seb ~~~.~ ~..~ ,~ . RECOMMENDED FINDINGS FILE. NO: MM 86-25/ZC 86-04 APPLICANT: CHAN, F. SITE ADDRESS: 1430 W. I•ATIMER AVE. P. C. MTG.: 11-11-86 1. With the elimination of one covered parking space the project will still exceed by one the minimum number of parking spaces required. 2. The conversion enhances the entrances to the units. FILE NO.: SA 86-57 APPLICAP7T: DEMPSTER, R. -- ADDRESS: 2201 S. BASCObi AVE. P.C. DiEETING: 11-11-86 CONDITIONS OF APPROVAL 1. Sign permit to be void one year from date of approval unless signs are installed. 2. Applicant to obtain all necessary permits from the Building Dept. 3. Existing sign cabinet where readerboard sign is proposed to be removed from the building within 10 days of installation of other signing. RECOMN;ENDED FINDINGS A. Approval of reface of roof/freestanding sign. 1. The business would not be adequately identified without exceeding the standards of the sign code. ____ 2. If the sign were lowered it would not be visible by southbound ~ traffic. 3. There is not adequate space elsewhere on the site to locate a freestanding sign. 4. A City street tree reduces visibility of the building. B. Denial of readerboard sign. 1. The sign is not essential for the operation of the business. 2. City policy is to allow readerboards only when they are essential to the operation of the business, such as a movie theater. FILE NO.: SA 86-58 i'; APPLICANT: MINA-TREE SIGNS/WELLS FARGO BANK ~ ADDRESS: 1855 S. BASCOM AVE. P.C. MEETING: NOVEMBER 11, 1986 RECOMMENDED FINDINGS 1. Because of the size and location of the bank, it requires more signs than that allowed by the code. 2. The signs are small in size and well designed. CONDITIONS OF APPROVAL 1. Applicant to obtain all necessary permits from the Building Dept. 2. Permit to be void one year from date of approval unless signs have been installed. 3. Directional signing plan to come back for consideration of Site and Architectural Review Committee within 90 days of approval of SA 86-58. ___