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PC Min 06/11/1985PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA 7:30 P.M. MINUTES JUNE 11, 1985 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(7:40 pm), Perrine, Christ, Olszewski, Toshach, Dickson, Fairbanks; Planning Director A. A. Kee, Principal Planner P. J. Stafford, Engineering Manager Bill _ Helms, Acting City Attorney Bill Seligmann, Recording Secretary Linda Dennis. Absent None. APPROVAL OF MINUTES M/S: Perrine, Dickson - That the minutes of the Planning Commission meeting of May 28, 1985 be approved as submitted. Motion carried with a vote of 5-0-1-1 (Commissioner Toshach abstaining due to absence). COMMUNICATIONS Mr. Kee noted that communications received pertain to specific items on the agenda and would be discussed at that time. Additionally, Mr. Kee noted that Mr. Warren Jacobsen, applicant for MM 85-16 on this evening's agenda, is requesting that Item No. 11 be moved forward on the agenda due to a conflict in his schedule. MISCELLANEOUS MM 85-16 Request of Mr. Warren Jacobsen for a Jacobsen, W. modification to a previously approved Planned Development Permit to allow the addition of a mezzanine to an office building on property known as 274 E. Campbell Ave. in a PD (Planned Development/Commercial) Zoning District. Commissioner Christ reported that this application was considered by the Site and Architectural Review Committee; however, the Committee has no recommendtion to the Commission. -z- Mr. Kee reviewed the application, noting that Staff cannot support this request to add square footage to this building because, in Staff's opinion, there is insufficient parking for this site. Responding to a question from Commissioner Toshach, Mr. Ree indicated that elevations for this project were approved earlier this year by the City Council. This request is for interior modifications only, and is before the Commission because of the parking situation. Commissioner Olszewski added that the Site Committee was concerned with the change of use for this existing building. (Commissioner Kasolas entered the Council Chambers at 7:40 p.m.) Mr. Warren Jacobsen, applicant, further explained the project, noting that he is not adding any more workstations, but rather making more efficient use of the building's interior by providing a mezzanine which will be open all the way around within the building. Mr. Jacobsen continued that he recognized that the provided parking did not meet current parking standards; however, perhaps the parking ratios in the downtown area need to be looked at--especially in regards to the older buildings being refurbished. Responding to questions from Commissioner Kasolas, Mr. Jacobsen noted that it is his intention to maintain the character of the building; and, there will be a substantial investment on his part to refurbish this structure. Commissioner Toshach asked about the parking densities in the downtown area at this time. Mr. Helms stated that the parking densities are difficult to characterize right now because of the large amount of office space under cons ruction; however he felt there would be a scarcity of parking when. all the offices are occupied. Commissioner Dickson asked if there were any requirements that this property participate in a parking dis*_rict. Mr. Kee responded that there iQ no requirement as such at this time; however, it could be a standard requirement if the Commission wished. Commissioner Raso?as noted that there is no way someone can be required to participate in a parking district when there is not one in existence; howe•:er, it might be possible to have a bond toward such a district. Mr. Seligmann stated that if there is an assessment imposed, it must bear a reasonable relationship upon the development. Such an assessment could not be imposed if it is for something that is totally uncertain. Commissioner Olszewski spoke in favor of bringing businessmen into the downtown area. -3- Commissioner Perrine noted that one of the recommendations that the Downtown Improvement Committee will be presenting to the Council is the ~- preservation of historic buildings, and this application appears to be in that direction. Commissioner Kasolas indicated that there are buildings in the downtown are that do not have any on-site parking. The applicant is really taking a risk because of the lack of parking, and this in itself will cause underutilization of the property. The City and downtown merchants have been talking about getting things going downtown for years, and perhaps this will encourage other property owners to start the rehabilitation process. Commissioner Christ stated that the building will be a low traffic use, with patrons. probably parking on Campbell Ave., thereby allowing the parking in the alley for employee's only. M/S: Toshach, Perrine - That the Planning Commission recommend that the City Council approve MM 85-16. Motion carried with the following roll call vote: AYES: Commissioners: Kasolas, Perrine, Christ, Olszewski, Toshach, Dickson, Fairbanks NOES: Commissioners: None ABSENT: Commissioners: None. `-_ Commissioner Dickson requested that the issue of modification to parking ratios for the downtown area be added to a list for discussion at a future Study Session. PUBLIC HEARINGS EIR 85-01 West Valley Construction Public hearing to consider an Environ- mental Impact Report which has been prepared for a proposed office addition and new maintenance building on property known as 580 S 626 McGlincey Lane in an M-1-S (Light Industrial) and R-1 (Single Family Residential) Zoning District. Mr. Kee reviewed the report, noting that Staff is recommending the adoption of a resolution certifying the final EIR as complete and in complaince with CEQA. Commissioner Olszewski questioned Appendix A, Pages 3-6, X10. -4- Mr. George Heeg of Creegan 6 D'Angelo, consultants, responded that the -~ information in Appendix A is taken verbatim from a Staff Report, and refers to diesel fuel, gasoline, etc. being stored on-site for construction purposes. Chairman Fairbanks opened the public hearing and invited anyone in the audience to speak for or against this item. Mr. Fred Wagner, 690 Parkdale Drive, noted that the two pieces of equipment tested for noise are the most quiet and are only run a fiew times a year. He continued that the EIR did not mention the smoke, soot, wind direction, or the ma3ority of equipment in the yard. Mr. Wagner felt that the presented EIR was inaccurate. Mr. Heeg indicated that he tested the equipment which was available when he visited the site. He did speak to the owner of West Valley Construction who indicated that a number of pieces of equipment are out of the yard at various times. Mr. Paul Barber, 680 Parkdale Drive, disagreed with the statement that the orientation of the building would serve the same affect as a sound wall. Mr. Barber continued that he thought there should be a sound wall. Additionally, he thought that the information regarding dust samples, and odors, were incorrect; and that there is a noise problem. He recommended that no action be taken unless there is a sound wall in addition to i reorientation of the building. Mr. Kee noted that Staff recommendation is for reorientation of the building as well as for a sound wall, and that this information will be presented during discussion on the project. Commissioner Kasolas asked what hour people started working at the construction yard. Mr. Pat Kelley, President, West Valley Construction Co., indicated that normal hours of operation with any percentage of staff is about 6:30 a.m. (with supervisory staff sometimes getting to work around 5:30 a.m. Equipment generally gets started at 6:30 a.m. However, West Valley is the emergency contractor for public utilities, and equipment can be called out at any time. Most people leave the site around 5:00 p.m.; and, there are cases when equipment is being repaired until 8:00 p.m. or two or three times a month when repairs have to be done at odd hours. Commissioner Toshach asked Mr. Kelley about the reports of a Massey-Ferguson tractor being run most of the night. Mr. Kelley stated that he could guarantee the Commission that no such tractor is running all night. Mr. Kelley also indicated that he tries to run down all the complaints made by the neighbors. -5- Commissioner Toshach asked the consultant if there was any liklihood that if the samples had been taken on Parkdale Drive, the results might have had different results. Mr. Heeg responded that although the dust samples were not taken on one of the windiest days, the samples were typical. Mr. Heeg continued that he would, however, yield to the area residents regarding the dust problem in that they have observed the situation for a much longer time period. Mr. Heeg suggested that the resident's statements regarding the dust problem be entered into the record. Commissioner Olszewski asked Mr. Kelley if there was any equipment on the site which ran continuously. Mr. Kelley stated that there was not. Commissioner Olszewski asked Mr. Heeg if there would be additional machinery on the site due to the enlarging of this facility. Mr. Heeg indicated that he was not aware of any. Commissioner Olszewski stated that the Site Committee was concerned about the problems of noise and dust, and would the revisions regarding a wall and screening have to be inserted into the EIR document. Mr. Seligmann answered that these are remedial measures that could be attached to the project application. Commissioner Dickson expressed his concern about the testing of the equipment that was on the site on a particular day, in that he felt the consultant should have looked at the effect of the equipment that could have been on the site. Mr. Heeg noted that he was not uncomfortable with his observations, in that a construction yard of this nature is a home base--leaving equipment parked on job sites as long as possible. There may be one or two days a year when every piece of equipment is in the yard. Mr. Heeg continued that he felt the equipment sampled was a representative sample, and that the noise generated from the equipment tested was also typical. Mr. Barber commented that the housing tract was completed in 1968, and West Valley Construction occupied the site in 1973. He noted that he would like it made clear that Mr. Relley has been agreeable to work with whenever there were complaints. Commissioner Kasolas noted that these problems are typical of residential areas next to industrial areas; and, that there has been an increase in the number of residential units in this area. Commissioner Olszewski noted his agreement that the sound and air quality is not adequately referred to in the EIR; however, it appears that the problems can be mitigated in discussion of the project itself. -6- Commissioner Perrine stated that he had enough information upon which to make a decision. Mrs. Barbara Conant, 701 Sweetbriar Dr., expressed her concern with the aesthetics of the proposed wall at the end of her street, as well as the policies of mitigating measures. She added that there is a greater problem in the summertime when people come to work at the construction yard earlier in the morning, and with the dust. Mr. Wagner asked why West Valley was allowed in a light industrial area in Campbell, when it was in medium or heavy industrial zoning districts in other areas. M/S: Perrine, Olszewski - That the public hearing on EIR 85-01 be closed. Motion carried unanimously (7-0-0). Mr. Heeg noted that it would facilitate documentation and question answering if those who spoke would submit their comments in writing. Mr. Kee indicated that it is his understanding that the statements and comments, along with the responses, made this evening would be an addendum to the EIR, resulting in the Final EIR. M/S: Dickson, Christ - That the Planning Commission adopt Resolution No. 2338 certifying the EIR, along with statements and comments and responses made during this public hearing, as complete and in compliance with CEQA. Motion carried with the following roll call vote: AYES: Commissioners: Kasolas, Perrine, Christ, Olszewski, Toshach, Dickson, Fairbanks NOES: Commissioners: None ABSENT: Commissioners: None. S 84-23 Application of Mr. Bill Hebard for Hebard, B. approval of plans and elevations to allow the construction of an office additions and new maintenance building on property known as 580 & 626 McGlincey Ln. (West Valley Construction Co.) in an M-1-S (Light Industrial) and R-1 (Single Family Residential) Zoning District. -7- Commissioner Christ reported that this application was considered by the Site and Architectural Review Committee. The applicant has indicated that he would like a continuance; however, he would like to address the Commission regarding the concerns expressed. Most of the questions brought up by the residents this evening were also expressed by the Site Committee, and the applicant is asking for input from the Commission to work out the mitigation measures. It was the opinion of the Site Committee that it would be more appropriate for the proposed changes to the plans to be discussed at the Commission level. Commissioner Kasolas asked if equipment is parked on the Low Density Residential zoned portion of the site. Mr. Kee noted that Staff is recommending a continuance in order the the applicant might submit revised plans which indicate the mitigation measures, thereby providing the Commission with an opportunity to see exactly what they are making a decision on. Commissioner Olszewski stated that the applicant should be given an opportunity to address the noise, dust, and wall issues so that the neighbors in attendance could hear his .proposals. Chairman Fairbanks indicated that she would like to move the meeting forward, and that she felt the applicant would have adequate input from the public hearing to address the mitigation measures for revised plans. M/S: Kasolas, Toshach - That S 84-23 be continued to the _-- Planning Commission meeting of June 25, 1985 in order that the applicant may submit revised plans with mitigation measures addressing the issues of noise, dust, and a sound wall/screening. Motion carried unanimously (7-0-0). PUBLIC HEARINGS UP 85-07 Continued public hearing to consider the Collins, T. application of Mr. Tom Collins for a Use Permit and approval of plans to allow the conversion of an existing service station to a retail tire sales store on property known as 1311 Camden Ave. in a C-2-S (General Commercial) Zoning District. Commissioner Christ reported that this application was considered by the Site and Architectural Review Committee, and there is a recommendation for continuance. Mr. Kee reported that Staff is also recommending a continuance. -8- Chairman Fairbanks opened the public hearing and invited anyone in the audience to speak for or agsinst this item. M/S: Christ, Perrine - That UP 85-07 be continued to the Planning Commission meeting of June 25, 1985 in order that the applicant might address concerns expressed in the Staff Comment Sheet. motion carried unanimously (7-0-0). PD 85-05 Continued public hearing to consider Wu, C. the application of Mr. Charles Wu and Mr. Robert Emami for a Planned Development Permit; and approval of plans, elevations and development schedule to allow the construction of a 12-unit apartment complex on property known as 107 & 119 E. Latimer Ave. ~in a PD (Planned Development/Medium Density Residential) Zoning District. Commissioner Christ reported that this application was considered by the Site and Architectural Review Committee; and the Committee is recommending approval, subject to redlining of the presented plans. Mr. Kee stated that Staff is also recommending approval. Commissioner Dickson asked about the allowable density under an R-2 district, as opposed to what is allowable in the PD zoning district, and noted that he did not find a higher density a better development. Commissioner Kasolas pointed out the difference in parking requirements between apartments and townhomes. Chairman Fairbanks opened the public hearing and invited anyone in the audience to speak for or against this item. No one wished to speak at this time. M/S: Perrine, Christ - That the public hearing on PD 85-OS be closed. Motion carried unanimously (7-0-0). Commissioner Olszewski felt that the building design, indicating a courtyard and the retention of a large tree, was very good and works well as a community situation. Commissioner Toshach asked what percentage of density increase is allowed ___ because of this being a corner lot. -9- Mr. Kee noted that it would amount to approximately 3 units--there is about a 30X difference between the net lot area and the gross lot area. Commissioner Toshach indicated that a 30X increase in lot area would be gained by using an essentially artificial desfgn, and that under an R-2 zoning, 9 units would be permitted.. devise (corrected PC Mtg. 6/25/85.) Mr. Ree noted that this was correct. Commissioner Kasolas expressed his concern about the parking ratios, and noted that there is not as much on-site circulation on this development as there would be in a townhouse development. M/S: Olszewski, Perrine - Discussion on Motion 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 a resolution recommending that the City Council approve this application, subject to conditions indicated in the Staff Comment Sheet. Commissioner Toshach commented that he brought up the issue of PD vs. R-2-S for the Zoning Committee. Commissioner Dickson stated that again, by use of the PD, there are more units than would be allowed under existing zoning, and that the parking and open space issues would solve themselves if the density was in the medium range. Commissioner Kasolas stated that he was not concerned with the density but whether the project can accommodate itself. He failed to see why the parking ratio should be different for townhoues and apartments. Commissioner Kasolas continued that he felt the PD was the correct way to go, however, he sees a specific parking problem in this area; and, he did not want to see a gate put up in this development as was installed in another apartment complex in town. Commissioner Kasolas stated that he would be voting against the motion for approval. Vote on Motion AYES: Commissioners: Perrine, Christ, Olszewski NOES: Commissioners: Kasolas, Toshach, Dickson, Fairbanks ABSENT: Commissioners: None. Motion for approval fails (3-4-0). Chairman. Fairbanks asked if the applicant would like a continuance to address the issues expressed by the Commission. -10- Mr. Wu stated that he would be amenable to a continuance to revise the plans. M/S: Christ, Perrine - That the public hearing on PD 85-OS be reopened; and that PD 85-OS be continued to the Planning Commission meeting of June 25, 1985. Motion carried unanimously (7-0-0). The Commission recessed at 9:05 p.m.; the meeting reconvened at 9:15 p.m. GP 85-01 Continued public hearing to consider Baker, P. the application of Phil and Delores Baker for a General Plan amendment to change the Land Use Element from Medium Density Residential to Professional Office on property known as 151 Rose Ct. in an R-2-S (Multiple Family Residential) Zoning District. Mr. Stafford reviewed this application, noting that in order to gain _ maximum control over the development,. Staff would recommend that the zoning on the property be changed to PD in lieu of P-0. Chairman Fairbanks opened the public hearing and invited anyone in the audience to speak for or against this item. Ms. Mn Freers, 111 Salice Way, stated that residents of the area met with the applicant. Those residents in attendance at this meeting are in concurrence that the Staff recommendation for a PD zoning does provide the assurances desired by the area residents. Commissioner Dickson noted that the school was a special use allowed in a residential area, and now that use is going away--it should go back to residential. However, now there is a building on the property, so there is pressure to make use of the building. Commissioner Dickson continued that he felt this was an improper way of getting into the residential area; and, that a better look should be taken at what is allowed into a residential area. Commissioner Dickson added that he felt this change would result in pressure to cause further deterioration of the residential area. M/S: Olszewski, Perrine - That the public hearing on GP 85-01 be closed. Motion carried unanimously (7-0-0). Commissioner Toshach endorsed Commissioner Dickson's comments, noting his opposition to the change. He continued that the fact that there is a -11- building on the site which was constructed as a school is a risk that the developer took, and he felt that this is a risk that the community should -- not have to assume. Commissioner Kasolas stated that the PD zoning is the most restrictive zoning that can be placed on a property. The applicant is of outstanding integrity and has met with the neighborhood. He continued that he would be speaking in favor of the proposed change in that there are many positives, and he would question upon what facts the Commission could vote against the proposal. M/S: Kasolas, Perrine - 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. 2339 recommending that the City Council approve GP 85-01. That the Planning Commission direct Staff to notice a public hearing to change the zoning on this property from R-2-S (Multiple Family Residential) to PD (Planned Development). Discussion on Motion Commissioner Kasolas noted that on Rincon Avenue there are office buildings right in the middle of residential units, and there has not been a problem. Commissioner Olszewski stated his agreement with Commissioners Toshach and Dickson; however, he thought that with the existing building, the proposed use was actually less of an impact on the neighborhood than the previous school use. Commissioner Toshach stated that earlier this. .evening it became very clear with respect to density, that PD can be less restrictive than an "R" zoning by using the gross land area rather than the net land area--and he questioned the statement that a PD zoning is the most restrictive. Commissioner Dickson emphasized that this is a General Plan amendment--not a zone change. He felt that sometimes the public is unaware of the alternatives, and it is the Sob of the Commission to see to harmonious development. Commissioner Dickson concluded that this change will cause problems. Chairman Fairbanks noted her agreement with Commissioners Toshach and Dickson, and felt that General Plan amendments should not be made to accommodate buildings. However, based upon what is allowable in this area, and upon the fact that this is a valid application, she would be speaking for the motion. Chairman Fairbanks added that the Commission should look at allowable uses in residential areas. -I2- Vote on Motion AYES: Commissioners: Rasolas, Perrine, Christ, Olszewski, Fairbanks NOES: Commissioners: Toshach, Dickson ABSENT: Commissioners: None. PD 85-06 Public hearing to consider the applica- Hester, L. tion of Mr. Larry Hester for a Planned Development Permit and approval of plans, elevations, and development schedule to allow the construction of a warehouse building on property known as 86 Railway Ave. in a PD (Planned Development/Industrial) Zoning District. Commissioner Christ reported that this item was considered by the Site and Architectural Review Committee. The Committee is recommending approval, subject to a reduction of the office square footage. to 135 sq.ft. (based on discussion with the applicant). This recommendation is to bring the total square footage into line with the parking ratio. Commissioner Rasolas expressed a concern with a manufacturing use adjacent to office uses in the downtown area, noting that all traffic going through town will go right in front of this property. Commissioner Rasolas then asked about the landscaping provided, as well as the parking layout. Mr. Ree noted that the General Plan indicates an industrial use for this site. The parking is indicated for the rear of the lot with access from Railway Ave., and the provision of compact spaces toward the street. Additionally, landscaping has been redlined on the plans by the Site Committee; and, the amount of landscaping provided is average. Commissioner Olszewski concurred with Commissioner Rasolas; noted that he felt the site should be landscaped as appropriately as possible; and, stated that the developers are aware of the Site Committee's feelings. The Site Committee; will be looking at the provided landscaping very carefully. Commissioner Olszewski added that the color of the structure coordinates well with the large redwood trees on the property.. Chairman Fairbanks opened the public hearing and invited anyone in the audience to speak for or against this item. Mr. Robert Aviles, project designer, stated that the meeting with the Site Committee was very beneficial; the applicant agrees to the reduction in office space; and the intention is to match the block face facade with the two buildings to the south. Commissioner Olszewski asked about turn-around space for trucks, noting his concern with the safety of trucks backing out into Railway Ave. -13- Mr. Aviles indicated the intent would be that the vehicles would back into the building for unloading. Commissioner Dickson asked if there was normally a condition that the site layout had to be such that vehicles would not back out into the right-of-way. Mr. Ree responded that in this area there is not enough room for a turn-around space--especially with the smaller developments. Mr. Helms noted that if the Commission has concerns regarding this matter, it might be appropriate to continue the application so that Staff could come back with an exhibit as to how this project's circulation pattern relates to the "loop street"; however, the circulation provided is pretty much the norm for these small types of development, and Staff is of the opinion that it will work safely. Commissioner Toshach noted that he would like to see such an analysis. Commissioner Kasolas stated that he had enough information upon which to -._ proceed. Chairman Fairbanks asked Mr. Hester is he would be agreeable to a continuance in order to address comments made this evening. ~ Mr. Hester noted that although he did not know who the user of the ~~_ property would be, he had no intention of leasing to a trucking company. He continued that he did not know how the development could be made any more open because of the small lot area. Mr. Hester stated that he would rather have a decision this evening. Commissioner Christ noted that .further down from this property, there are uses that do have a number of trucks pulling in and out, and it doesn't create much of a problem. He felt that this property should not be isolated. Commissioner Olszewski stated that, in his opinion, the applicant has correctly stated that he has done the best he can do for this site. He continued that the Commission may wish to look at the properties to the north of this one regarding industrial zoning--perhaps changing to less intense uses. M/S: Rasolas, Christ - That the public hearing on PD 85-06 be closed. Motion carried with a vote of 6-1-0 (Commissioner Dickson voting "no"). -14- M/S: Rasolas, Perrine - Discussion on Motion That .the Planning Commission not accept the Negative Declaration which has been prepared for this project, based upon sensitivity of relationship of this project to the downtown area. Commissioner Rasolas stated that he thought a policy decision needed to be made regarding industrial uses in the downtown area. Vote on Motion AYES: Commissioners: Rasolas, Perrine, Olszewski, Toshach, Dickson NOES: Commissioners: Christ, Fairbanks ABSENT: Commissioners: None. Commissioner Olszewski felt that the zoning in this area needed to be looked at. He felt that the vote indicated that even though the applicant did his best, the zoning is not correct. M/S: Perrine, Christ - That Staff be directed to determine that a Focused EIR is required addressing: (1) traffic movement (particularly trucks backing out of property); (2) the design relationship to the downtown improvements; (3) use allowed within this area (ie. are the uses proposed inappropriate for this area, and what uses would be suggested). Motion carried with the following roll call vote: AYES: Commissioners: Rasolas, Perrine, Christ, Olszewski, Toshach, Dickson, Fairbanks NOES: Commissioners: None ABSENT: Commissioners: None. M/S: Olszewski, Dickson - That the public hearing on PD 85-06 be reopened; and, that PD 85-06 be continued to the Planning Commission meeting of July 9, 1985. -15- ZC 85-04 Public hearing to consider the applica- Huang, T. tion of Mr. Thomas Auang for a zone change from R-M-S (Multiple Family Residential) to C-PD (Condominium-Planned Development and approval of plans, elevations, and development schedule to allow the construction of 5 condominiums on property known as 177 N. Central Ave. Commissioner Christ reported that this item was considered by the Site and Architectural Review Committee. The Committee is recommending a continuance to the meeting of July 9, 1985 at the applicant's request. Chairman Fairbanks opened the public hearing and invited anyone in the audience to speak for or against this item, noting that it would be continued. Mr. Wally Summer, 186 N. First St., spoke against this development citing traffic in the area. M/S: Olszewski, Christ - That ZC 85-04 be continued to the Planning Commission meeting of July 9, 1985. Motion carried unanimously (7-0-0). MISCELLANEOUS PD 83-06 Southbay Construction Continued request of Southbay Construc- tion Co. for a modification to previously approved plans in order to add an outside stairway on property known as 910 Campisi Way. Commissioner Christ noted that the applicant is requesting a continuance to June 25, in order to re-design the proposed stairway. M/S: Olszewski, Dickson - That PD 83-06 be continued to the Planning Commission meeting of June 25, 1985. Motion carried unanimously (7-0-0). SA 85-21 Chevron Oil Co. Continued sign application - 1589 S. Bascom Ave. - Chevron Oil Co. Commissioner Christ reported that this item was considered by the Site and Architectural Review Committee. The Committee is recommending approval with the deletion of the northern canopy sign reading "Chevron" (approval for 6 signs altogether). -16- Commissioner Kasolas asked why so many signs are being allowed at this location, noting the amount of signage allowed across the street at Citti's Florist. He continued that a lot of gas station buildings become signs in themselves, and it seems that big exceptions are made for signing at gas stations. Commissioner Kasolas stated that he felt that what is being proposed is way too much signage for this particular corner. Commissioner Christ noted that some of the signs are required by law. Additionally, the corner sign has been redesigned to address sight distance concerns expressed by Public Works. M/S: Christ, Olszewski - That the Planning Commission approve SA 85-21 subject to the deletion of the northern canopy sign reading "Chevron", and a reduction in the size of the price sign. AYES: Commissioners: Perrine, Christ, Olszewski NOES: Commissioners: Kasolas, Toshach, Dickson, Fairbanks ABSENT: Commissioners: None. Motion for approval fails.. M/ Dickson, That SA 85-21 be continued so that the signing might be brought into conformance with rest of area, including a reduction in the number of signs and in lighted signs. Motion dies for lack of a second. Mr. Tony Arada, Project Manager--Chevron, stated that there is only one lighted price sign located under the hallmark. Other price signs are required by law. He noted that the lighted price sign is part of the over all re-identification program. Mr. Arada continued that they are not asking for any more signs than they had before. He felt that Chevron has been very cooperative, however they need the signage to be competitive, and most of the signing is required by state law. Mr. Kee noted that the Site Committee and Staff is in agreement with the monument sign on the corner. Staff would recommend that the monument sign be approved this evening, and the other signing some back for further study. Mr. Arada stated that the law requires one price sign facing each street, therefore they need both pricing signs to open the station. Mr. Charles Franzia, Senior Property Manager--Chevron, stated that three of the requested signs are informational, and one is for identification (facing Hamilton Ave.). By law, the pricing signs are needed to open the station. -17- M/S: Dickson, Olszewski - That the Planning Commission approve the monument sign, unlighted, and continue - the rest of the application to June 25, 1985. Motion carried with the following roll call vote: AYES: Commissioners: Perrine, Olszewski, Dickson, Fairbanks NOES: Commissioners: Rasolas, Christ, Toshach ABSENT: Commissioners: None. UP 83-21 Request for modification to a previously O'Neill, C. approved Use Permit to allow an auto display rack at Preferred Sales and Leasing on property known as 1405 Camden Ave. in a C-1-S (Neighborhood Commercial) Zoning District. Commissioner Christ reported that this item was considered by the Site and Architectural Review Committee. The Committee is of the opinion that the display rack is inappropriate and is recommending denial. Mr. Kee stated that Staff is recommending approval of the rack with no signing. Commissioner Toshach agreed that the display rack was entirely inappropriate. Commissioner Olszewski stated that the whole thing looks completely wrong for the area. M/S: Christ, Olszewski - That the request for a display rack be denied. (No vote taken.) Mr. Charles O'Neill, applicant, requested a continuance in that he was unable to meet with the Site Committee. M/S: Christ, Olszewski - That UP 83-21 be continued to the Planning Commission meeting of June 25, 1985 at the applicant's request. Motion carried unanimously (7-0-0). PM 85-07 Request of Mr. Donald Siek appealing Lands of Morgenroth the decision of the Planning Director - ~ Siek Tentative Parcel Map - Lands of Morgenroth & Siek - 1286 Munro Avenue. -18- Mr. Kee reviewed the request, noting that although the proposed division satisfies the minimum square footage for the R-1-9 zoning district and is consistent with the densitq shown on the General Plan, the Planning ' Director does not recommend approval due to the configuration of the proposed lot line at the 54 ft. width of Parcel "B" as proposed. Commissioner Perrine asked if the map were to be redrawn dividing the parcels straight down the middle, would the Planning Director approve it. Mr. Kee noted that this would be the case; however, such a division would require the removal of an existing wood-frame garage. Commissioner Kasolas wondered if approval would encourage reasonable development, or if denial would indicate to the residents in the area that there is nothing they can do to improve the area. Commissioner Christ thought it is a question of what is an appropriate subdivision to meet the code with the required street frontage. Commissioner Olszewski noted that he did not have a problem with the lot configuration, but was interested in what was planned for the newly created parcel. Commissioner Toshach noted that if the parcel were only 101 feet wide, it could possibly have a frontage less than the one being provided. _._.. Commissioner Olszewski asked if a variance would be required to have the property line as indicated. ~ Mr. Seligmann responded that he believed it would need a variance. Commissioner Toshach asked if the existing garage met setback requirements. Mr. Kee responded that to his knowledge it did meet setback requirements. Mr. Siek, 1286 Munro Ave., noting that the reason for the angle of the property line is to keep the garage; and the proposed Parcel B frontage is actually a little wider than directly across the street. Mr. Siek continued that he felt. the proposal of a common driveway justified the frontage of under 60 feet. He is dividing the property with his. brother-in-law, who will be occupying the other property, and they both feel this is the easiest way to divide the property. Also, they are both willing to have easements necessary for the common driveway. Commissioner Dickson asked if a common driveway is permissable. Mr. Kee stated that a common driveway is permitted, and there is no requirements that it be equally divided. There are a number of instances where this has been done on R-1 lots. Mr. Kee continued that there would ____ be room to have the driveway on one or the other properties without easements. The driveway would be reviewed for circulation when the building permit is applied for. -- -19- Commissioner Olszewski felt that one driveway is an excellent use of land. Commissioner Christ suggested that the property line be 3ogged instead an angled. Mr. Siek indicated that he would want to check with his surveyor before agreeing to such a division, in that the line may have been drawn this way because of the swimming pool. M/S: Toshach, Christ - That the Planning Commission approve PM 85-07, subject to conditions as indicated in the Staff Comment Sheet. Motioa carried with a vote of 5-2-0 (Commissioners Perrine and Dickson voting "no"). Mr. Siek asked about Condition No. 4. Mr. Kee stated that Staff would interpret this section in the strictest manner; therefore, Staff would like an opinion from the City Attorney before the parcel map can be processed. M/S: Kasolas, Toshach - That a factual determination be made by - the Planning Commission that the proposed lot divisions of 9421 and 9440 sq.ft. are substantially equal; and if the City Attorney determines this to be in compliance with Section 21.08.050(d) of the Campbell Municipal Code, that Staff be allowed to process PM 85-07. Motion carries with the following roll call vote: AYES: Commissioners: Kasolas, Perrine, Olszewski, Toshach NOES: Commissioners: Ghrist, Dicksoa, Fairbanks ABSENT: Commissioners: None. Election of Officers Election of Planning Commission Vice-Chairman for 1985. The Commission unanimously elected Commissioner Kasolas for Vice-Chairman for 1985. Commissioner Dickson noted that the order of seniority would place Commissioner Perrine in line for Vice-Chairman in 1986. -20- OTHER ITEMS BROUGHT UP BY COMMISSION Chairman Fairbanks asked Staff to look into property on Hacienda near Peggy Ave. apparently being used as a ,junkyard. M/S: Toshach, Olszewski - That the Zoning Committee look into the issue of parking of recreational vehicles with a view toward mitigating the unwholesomeness of such activity. Motion carried unanimously (7-0-0). ADJOURNMENT M/S: Dickson, Toshach - That the Planning Commission meeting be ad3ourned. The meeting adjourned at 11:15 p.m. APPROVED: JoAnn Fairbanks Chairman ' ATTEST: Arthur A. Kee Secretary RECORDED: Linda A. Dennis Recording Secretary CONDITIONS OF APPROVAL: PM 85-07 SITE ADDRESS: 1286 MUNRO AVE APPLICANT: Lands of Nbrgenroth ~, Siek P. C. Mtg. 6/11/85 1. File a parcel map in accordance with the provisions of the State Subdivision Map Act. 2. Payment of fee in lieu of dedication of land for parks purposes. 3. File a statement regarding wells oai the property. 4, Applicant to file a revised map indicating compliance with Section 21,08.050 (d) of the Campbell M~micipal Code. 5. That the City Attorney determine that the determination of the Planning CorNnission ghat the lot sizes 'bf 9421 sq.ft. and 9440 sq.ft. are "substantially equal" allows the subdivision to be in compliance with Section 21.08.050 (d) of the Campbell Mt~icipal Code, in order that Staff may process the Tentative Parcel r-Sap.