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PC Min 04/23/1985PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA 7:30 P.M. MINUTES APRIL 23, 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, Perrine, Christ, Toshach, Dickson, Fairbanks; Planning Director A. A. Kee, Planner II Marty Woodworth, Engineering Manager Bill Helms, City Attorney J. R. Dempster, Recording Secretary Linda Dennis. Absent None. APPROVAL OF MINUTES M/S: Dickson, Christ - That the minutes of the Planning Commission meeting of April 9, 1985 be approved as submitted. Motion carried unanimously (6-0-0). COMMUNICATIONS Mr. Kee reported that communications received pertained to specific items on the agenda and would be noted when those items are considered. CONSENT CALENDAR M/S: Perrine, Dickson - That the Planning Commission adopt Resolution No. 2328 commending Wesley Howard for his service on the Commission. Motion carried unanimously (6-0-0) . ARCHITECTURAL APPROVALS S 85-07 Application of Mr. William Cooper for Cooper, W. approval of plans and elevations to allow the construction of an office/ manufacturing and warehousing building on properties known as 842 & 854 Camden Ave. in an M-1-S (Light Industrial) Zoning District. -2- Commissioner Christ reported that this item was considered by the Site and Architectural Review Committee. The applicant is requesting a continuance to address concerns expressed in the Staff Comment Sheet. M/S: Dickson, Christ - That S 85-07 be continued to the Planning Commission meeting of May 14, 1985. Motion carried unanimously (6-0-0) . S 85-08 Application of Mr. James Rubnitz (on Rubnitz, J. behalf of B-W Construction) for approval of plans and elevations to allow the construction of an office building on property known as 1905, 1915, and 1925 S. Winchester Blvd, in a C-1-S (Neighborhood Commercial) Zoning District. Commissioner Christ reported that this item was before the Site and Architectural Review Committee. The Committee is recommending approval as redlined, which includes changing one parking space to bicycle/motorcycle parking and the relocation of the handicapped parking space. Mr.Kee indicated that Staff is also recommending approval as redlined. Commissioner Fairbanks asked if the building height was compatible to adjacent structures. Commissioner Christ indicated that it was compatible. M/S: Kasolas, Christ - That the Planning Commission accept the Negative Declaration which has been prepared for this project. That S 85-08 be approved as redlined, and subject to conditions indicated in the Staff Comment Sheet. Motion carried unanimously (6-0-0). -3- PUBLIC HEARINGS PD 85-02 Continued public hearing to consider Navai, K, the application of Mr. Kamil Navai for a Planned Development Permit and approval of plans, elevations, and development schedule to allow the construction of two townhomes on property known as 96 S. Third St. in a PD (Planned Development /Medium Density Residential) Zoning District. Commissioner Christ reported that this item was considered by the Site and Architectural Review Committee. The applicant is requesting a continuance in order to submit revised plans. 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: Christ, Perrine - That PD 85-02 be continued to the Planning Commission meeting of May 14, 1985. Motion carried unanimously (6-0-0). PD 85-04 Public hearing to consider the Millen, R. application of Mr. Richard Millen for a Planned Development Permit and approval of plans, elevations, and development schedule to allow the construction of an office building on property known as 45 N. First St. in a PD (Planned Development/Commercial) Zoning District. Commissioner Christ reported that this item was considered by the Site and Architectural Review Committee. There was considerable discussion regarding the parking situation and the landscaping, and the applicant is requesting a continuance. 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: Christ, Perrine - That PD 85-04 be continued to the Planning Commission meeting of May 14, 1985. Motion carted unanimously (6-0-0). -4- PD 85-03 Public hearing to consider the applica- Harris, R, tion of Mr. Ron Harris for approval of a - Planned Development Permit, plans, elevations, and development schedule to allow the construction of an office- warehouse and manufacturing building on property known as 140 Gilman Ave. in a PD (Planned Development/Industrial) Zoning District. Commissioner Christ reported that this item was considered by the Site and Architectural Review Committee, noting that there are problems with the parking ratio and the building design. Therefore, the applicant is requesting a continuance. tl. 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 PD 85-03 be continued to the Planning Commission meeting of May 14, 1985. Motion carried unanimously (6-0-0). * * # ZC 85-02 Public hearing to consider the applica- -- LaGuisa, J. tion of Mr. Jere LaGuisa for approval of a zone change from R-M-S to PD (Planned Development); and approval of a Planned Development Permit, plans, elevations and development schedule to allow the construction of 7 townhomes on property ~~ known as 570 W. Sunnyoaks Ave. in an R-M-S (Multiple Family Residential/ Low=Medium Density Residential) Zoning District. Commissioner Christ reported that this item was considered by the Site and. Architectural Review Committee. The Committee is recommending approval, subject to conditions of approval indicated in the Staff Comment Sheet, including resolvement with the Fire Department on Condition No. 22. Mr. Kee noted that the applicant has talked with the Fire Department regarding the turnaround, and there is adequate room on the site to provide for this requirement. Revised plans will address the issue under Condition No. 1. Commissioner Toshach asked about the retention of large trees on the site, and if any consideration has been given to replanting of trees. -5- Commissioner Christ noted that the only way one of the trees can be saved is to reduce the number of units from 7 to 6, and move the units to the rear of the property. The Site Committee did not see this as a very good alternative and did not act on it. Commissioner Perrine added that there are several trees on the. property that are being retained, and the landscaping plan will becoming back to the Committee and/or Commission prior to issuance of a building permit. Chairman Fairbanks asked about the advantage of the zone change to PD-- do the plans indicate any differences in the setbacks or other requirements from the R-M-S zoning district? Mr. Kee responded that it is his understanding that the plans would meet the setbacks in the R-M-S zoning district. One of the reasons for the PD 'zoning would be to allow the sale of the units at a later date. Commissioner Fairbanks asked about the landscaping percentage, indicating it seems to be lower than usual. Mr. Kee indicated that the landscaping is proposed for approximately 33$ of the site, which is at the low end of the scale; however, it was acceptable to the Architectural Advisor with the design of the building. Commissioner Dickson asked if the building separation on the plans was allowable under an R-M-S zoning district; and, if there was some breakup of the long driveway. Mr. Kee noted that the building separation would be allowable under the R-M-S district. Mr. Woodworth stated that there is textured pavement at the entrance to the project,. and the driveway is curved around a large pine tree on the site. There is also a recommendation for more textured pavement along the driveway. Additionally, a 4 foot landscaping strip is provided along the driveway. Chairman Fairbanks opened the public hearing and invited anyone in the audience to speak for or against this item. Mr. Barry Bruins, 542 W. large trees on the site, requested that the tree the proposed building). and felt that it was not lives. Sunnyoaks Ave., expressed a concern about the particularly the one that shades his unit, and he be retained (the large conifer in the center of He also expressed a concern about the open space, comparable with the adjacent development where he Mrs. Pat McCullough, 771 Old Orchard Rd., spoke against changing the zoning to PD. She felt the development could stay within the existing zoning. Mrs. McCullough also spoke against removing the large tree. -6- Mr. Cecil Hunter, 570 W. Sunnyoaks Ave., stated that he planted all the trees on the site, except the large cedar under discussion. Mr. Hunter continued that the cedar tree should be removed because it has been there so long. He added that his property is surrounded by townhomes, and it seems absurd to restrict him to single family dwellings. Mr. Jack Young, 524 Sunnyoaks Ave., expressed a concern about the lack of landscaping for this site. He continued that he will be looking at the three units in the back, and does not want to stare at someone's house all day. Mr. Young noted that he did not see anything provided to break up the building. Mr. Jere LaGuisa, architect, indicated that the landscaping plan has not been prepared as yet. There will be landscaping in front of each unit, ,;:- along the fence lines, along the driveway, and along the garage doors. Revised plans will address the turnaround concern of the Fire Department. Commissioner Kasolas asked Mr. LaGuisa if he were to receive a favorable approval for this project, would he be attune with the concerns expressed this evening when the landscaping plans are prepared. Mr. LaGuisa stated "absolutely". Mr. Bruce Reid, 1509 Walnut Dr., expressed a concern about changing the zoning "because PD means what we see is not what we get". Mr. Reid also noted that the plans are for the maximum density for the site. If one unit were dropped, there would be adequate landscaping. M/S: Dickson, Christ - That the public hearing for ZC 85-02 be closed. Motion carried unanimously (6-0-0) . M/S: Kasolas, Toshach - Discussion of Motion That the Planning Commission accept the Negative Declaration which has been prepared for this project. That the Planning Commission adopt a resolution recommending approval of ZC 85-02. Commissioner Toshach stated that he is recommending approval because the landscaping concerns will be addressed by the plans which will come back to the Commission. Commissioner Dickson felt that the plans should be before the Commission on Planned Development Permits before they are approved. This project is proposed at a maximum density, and there is a policy towards reduced -~- density for the San Tomas Area. Commissioner Dickson continued that if the project is approved at maximum density, it should also have maximum amenities--which he did not see provided. Additionally, the plans provide for a loncj, narrow driveway, and he would like to see the driveway broken-up prior to approval. Commissioner Christ stated that he would be voting against the motion in that he felt there was not adequate space provided for landscaping on the site; and, he felt that six units would be more appropriate for the area. Commissioner Christ continued, however, that he felt the building design is good, that the driveway is acceptable, and that the developer has done a good job in designing for the site. Commissioner Toshach noted that the statement made by Commissioner Christ confused him because it was against the Site Committee's recommendation. Commissioner Kasolas stated that there is still a basic problem of housing people. Not far from this site there is a development of very high density, and there does not appear to have been problems with it. The proposed units are probably above the average square footage for homes. The City has a responsibility to provide housing. Commissioner Kasolas felt that the people should be allowed to make the choice; and, that housing is so expensive that perhaps it is not economically feasible to put only six units on this site. He felt that one part of town is being treated differently than the rest, and the town should not be divided. Commissioner Kasolas added that the parking requirements are very large, and there may be an excess at 2 spaces per unit. Reduction of the parking requirement may provide the additional landscaping desired. Chairman Fairbanks expressed concerns about the density and the landscaping, noting that the impact of more dense housing necessitated careful addressing of greenspace on the properties. Vote on Motion AYES: Commissioners: Kasolas, Perrine, Toshach NOES: Commissioners: Christ, Dickson, Fairbanks ABSENT: Commissioners: None. M/S: Dickson, Perrine - That the public hearing on ZC 85-02 be reopened. Motion carried with the following roll call vote: AYES: Commissioners: Kasolas, Perrine, Christ, Dickson, Fairbanks NOES: Commissioners: Toshach ABSENT: Commissioners: None. -8- Mr. LaGuisa indicated that with the provision of the turnaround area in "turf block" the landscape percentage will be closer to 40~. M/S: Dickson, Christ - That ZC 85-02 be continued to the Planning Commission meeting of May 14, 1985. Discussion of Motion Commissioner Toshach noted that he was still unclear what is expected from the applicant. It would appear that the density of the project would have to be reduced to satisfy two commissioners, and the current zoning of the parcel permits development at the proposed density. Commissioner Toshach continued that he is opposed to a continuance because there is no point in letting the item drag on with an issue that the Commission is at odds. Commissioner Kasolas expressed a concern with the procedure of reopening a public hearing, noting that he is opposed to continuing a public hearing without the specific consent of the applicant. Commissioner Perrine stated that he is optimistic that the applicant will review the layout and, hopefully, be able to present a new plan which addresses concerns expressed this evening. Commissioner Dickson noted that there is nothing .which states that a development has to be presented at maximum density; and, that a project should be harmonious with the surrounding development. Vote on Motion AYES: Commissioners: Perrine, Christ, Dickson, Fairbanks NOES: Commissioners: Kasolas, Toshach ABSENT: Commissioners: None. ZC 85-03 Public hearing to consider the applica- Bowen, B. tion of Mr. Bruce Bowen, on behalf of the Ainsley Financial Corp., for a zone change from R-1 (Single Family Residential) to PD (Planned Development); and, approval of a Planned Development Permit, plans, elevations, and development schedule to allow the construction of 6 single family homes on property known as 1200 W. Latimer Ave. Commissioner Christ reported that this item was considered by the Site and Architectural Review Committee. The applicant is requesting a continuance in order to submit revised plans. -9- Chairman Fairbanks opened the public hearing and invited anyone in the audience to speak for or against this item. Mrs. Joy Musante, 1140 W. Latimer Ave., asked about the proposed project. Commissioner Toshach asked if the planned development permit is the only approach that can be taken to develop this property. Mr. Kee indicated that the planned development is the process used for the private road. M/S: Perrine, Christ - That ZC 85-03 be continued to the Planning Commission meeting of May 14, 1985. Picrnccinn Commissioner Toshach stated that he would be voting against a continuance because he thought the project should be denied this evening on the basis that this type of development is getting around a legitimate requirement of a standard street. Commissioner Christ noted that the Site Committee had strong concerns with the private driveway, and the fact that guests would be forced to park on the street. However, if a public streets were proposed, it would result in a public street serving two lots. Commissioner Christ continued that perhaps a reduction to five lots with inclusion of on-site parking should be considered. The Site Committee is of the opinion that the developer understands these concerns and will try to address them. Vote on Motion AYES: Commissioners: Kasolas, Perrine, Christ, Dickson, Fairbanks NOES: Commissioners: Toshach ABSENT: Commissioners: None. UP 85-04 Public hearing to consider the applica- Maes,`A. tion of Mr. Alan Maes for a use permit to allow the establishment of a lounge with on-sale beer and wine and a disco on property known as 2097 S. Bascom Ave. in a C-2-S (General Commercial) Zoning District. Mr. Kee explained that the applicant is requesting that this application be withdrawn, and that a partial refund be given. In that the request for withdrawal was received prior to an in-depth Staff analysis, Staff can support that one-half of the filing fee be refunded. -10- Chairman Fairbanks opened the public hearing and invited anyone in the audience to speak for or against this item. M/S: Kasolas, Perrine - That the public hearing on UP 85-04 be ' closed. Motion carried unanimously (6-0-0) . M/S: Christ, Toshach - That the Planning Commission adopt. Resolution No. 2329 denying without prejudice UP 85-04 to remove it from the agenda at the applicant's request; and, that the Planning Comrtnission recommend that the City Council refund one-half ($175) of the filing fee. Motion carried with the following roll call vote: AYES: Commissioners: Kasolas, Perrine, Christ, Toshach, Dickson, Fairbanks NOES: Commissioners: None ABSENT: Commissioners: None. * t UP 79-18 Public hearing to consider the applica- Green, R. tion of Mr. Richard Green on behalf of Union Oil Co. for approval of plans and elevations and a modification to a previously approved use permit (UP 79-18) to allow the remodel of an existing service station into a self-service on property known as 3035 S. Winchester Blvd. in a C-2-S (General Commercial) Zoning District. Commissioner Christ reported that this item was considered by the Site and Architectural Review Committee. The presented plans now show considerable redlining, including additional landscaping, and the Committee is recommending approval subject to this redlining as well as conditions indicated in the Staff Comment Sheet. Chairman Fairbanks asked about Condition No. 17. Fire Chief McMullen explained that this condition is required under the hazardous materials ordinance. Chairman Fairbanks opened the public hearing and invited anyone in the audience to speak for or against this item. Mr. Bill Forjenski, Union Oil Co., stated his availability for questions. -11- Mr. Bruce Reid, 1509 Walnut Drive, commented that the ingress/egress for this site is dangerous, and asked if something might be done to address this issue. Mr. Helms responded that there are no changes suggested with the plans. Staff has not been aware of any problems. Commissioner Perrine noted that the Site Committee did look at the ingress/egress which is near the free right turn lane; however, changing this driveway would create more of a problem than exists. Commissioner Christ added .that eliminating ingress/egress on Hacienda would make the situation worse, and with the future median strip on Winchester, the station would be out of business. M/S: Toshach, Dickson - That the public hearing on UP 79-18 be closed. Motion carried unanimously (6-0-0). M/S: Toshach, Christ - That the Planning Commission adopt Resolution No. 2330 approving UP 79-18 as redlined, and subject to condition as indicated in the Staff Comment Sheet. Motion carried with the following roll call vote: AYES: Commissioners: Kasolas, Perrine, Christ, Toshach, Dickson, Fairbanks ____ NOES: Commissioners: None ABSENT: Commissioners: None. Commissioner Dickson asked Staff to look into the situation at this intersection and make suggestions for improvement. Mr. Helms indicated that the intersection is currently undergoing redesign and he would be happy to review the situation for the Commission when the plans are more formalized. MM 85-09 Public hearing to consider the applica- Condit, E. B. tion of Rev. E. B. Condit on behalf of Free Will Baptist Church for approval of a modification to a previously approved plan to allow the construction of a garage and office building on an existing church site on properties known as 106 S. Third St, and 157 W. Rincon Ave. in a PD (Planned Development/Medium Density Residential) Zoning District. -12- Commissioner Christ reported that this item was considered by the Site and Architectural Review Committee. The applicant has now decided on a one-story structure and is requesting a continuance in order to submit revised plans. 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: Dickson, Christ - That MM 85-09 be continued to the Planning Commission meeting of May 28, 1985 in order that the applicant may submit revised plans. Motion carried unanimously (6-0-0). The Commission recessed at 8:50 p.m.; the meeting reconvened at 9:05 p.m. PD 84-06 Continued public hearing to consider Prometheus Dev. Co, the application of Mr. Thomas Fleischli, on behalf of "900 E. Hamilton Ave., A General Partnership", for approval of a Planned Development Permit, plans, elevations, and development schedule to allow the construction of two 6-story office buildings and a 250-room hotel complex on property known as 920 E. Hamilton Ave. in a PD {planned Development/Commercial) Zoning District. Mr. Kee briefly reviewed the Staff Comment Sheet for the Commission, noting that Staff has revised the conditions of approval to address concerns expressed at the last hearing. Mr. Jeff Damon, Barton-Aschmann Associates, spoke at length on the signal interconnect system, as well as other traffic issues and addressed specific questions of the Commission pertaining to the interconnect system, queing, specific intersections, and levels of service. In responding to a concern about the project actually being built, Mr. Fleischli indicated that there are a number of costly conditions which must be met prior to application for a building permit. The only hesitation would involve the leasing activity of the project, and the establishment of a hotel management. Regarding density, Mr. Fleischli indicated that the developer is not in a position to reduce the density of the project and still proceed with the application because of the delicate equation of providing a project that has financial strength and still provide for the relocation assistance and -13- the mitigation measures. Additionally, it is the developer's intention to go forth with the project without financial assistance from the City, as was necessary for the previous proposal. Commissioner Kasolas asked Mr. Helms if Staff was reasonably comfortable with the project as proposed. Mr. Helms responded that what Staff attempts to do with a project is describe the traffic problems in layman's terms. It is Staff's opinion that the consultant has done as good a job as is reasonably possible to present the project's impacts; if the changes in the level of services are acceptable to the community, then Staff would recommend the mitigation measures as listed in the EIR. Mr. Bruce Reid, 1509 Walnut Dr., spoke against the project citing the traffic, the building heights, and the skyline of the project. Mrs. Garnetta Annabel, representing Cambrian Park Homeowner's Association, spoke against the project because of the density. Chairman Fairbanks stated that the purpose of the continuance was to see if something could be done to the project which would result in it being moved on to Council with a recommendation. Chairman Fairbanks continued that she had strong objections to the project which cannot be set aside, and until such time as those concerns are addressed she would not be able to support the project. She asked the applicant if he would like another opportunity to address those concerns. Mr. Fleischli responded that he was not sure what he should address. He felt the approach this evening was to speak to specific concerns--timing, intention of completion, scheduling, interconnect system and design, possibility of reducing height and density, and certain assumptions set forth in the EIR. Mr. Fleischli felt these issues were addressed this evening by the oral presentation, and by his letters which are included in the Staff Report, as well as the revisions made to the conditions of approval. Commissioner Kasolas noted that he felt the off-ramp issue is insurmountable; however, the project must be looked at in total. The Commission has heard from the applicant regarding the relocation issue and the development schedule, and he felt there was sufficient information provided to move the issue on to the Council. Commissioner Kasolas stated that he was prepared to vote at this point. M/S: Kasolas, Christ - That the public hearing on PD 84-06 be closed. Motion carried with the following roll call vote: AYES: Commissioners: Kasolas, Perrine, Christ, Toshach, Dickson, Fairbanks NOES: Commissioners: None ABSENT: Commissioners: None. -14- Commissioner Kasolas requested that any motion made include the basic concerns expressed by the Commission during the public hearings on this item. M/S: Perrine, Christ - That the Planning Commission adopt a •~ resolution recommending that the City Council approve PD 84-06, subject to conditions as indicated in the Staff Comment Sheet. Discussion of Motion Commissioner Dickson stated he would be opposing the motion, primarily because of the density. The financial problems are self-imposed, and • there are so many uncertainties that it appears we are creating a worse situation. Commissioner Dickson felt that the Commission should insist on getting a report back from Cal-Trans prior to approving this project. Commissioner Toshach stated that he thought it very likely that the project, as displayed by what has been presented, will have substantial impact on the traffic. He continued that he did not see any relief happening with the mitigation measures proposed] and, he saw negative impacts in particular on the pedestrian walkways on the perimeter of the site. Commissioner Toshach stated that he would not support the motion. Commissioner Kasolas felt that the overall affect of the project on the community should be considered. He continued that he did have some concerns, but it would appear that a project of this nature is not going to be used as intensively as some, and the project will provide high quality office space which will allow people in the community to work in the area. Commissioner Christ stated that he was, at first, faced with the same ~~ concerns as everyone else. After going over all the pros and cons for the project, leaving the financial impact off the list, there were still more positive aspects than negative ones for the development. He continued that besides the financial rewards, the community will also be getting a nice hotel, open space, and mitigation measures for the area's traffic. The traffic problems are not caused by the community, but rather the flow through the City, and these mitigations will allow for a smoother flow. Commissioner Christ added that he would like to see the situation settled for the benefit of the mobilehome residents. Commissioner Perrine expressed his concern with the level of service at Bascom/Hamilton, as did the other Commissioners, and that the traffic would not get better because of the surrounding area; however, he felt that the City would be getting more benefits than not from the development. Chairman Fairbanks stated that although the applicant has come a long way, she still has objections which weigh heavily. __ -15- Vote on Motion AYES: Commissioners: Kasolas, Perrine, Christ NOES: Commissioners: Toshach, Dickson, Fairbanks ABSENT: None. Motion M/S: Dickson, Perrine - That PD 84-06 be forwarded to the City Council without a recommendation. Motion carried unanimously (6-0-0). Conversion Impact Report Continued public hearing to consider a report on the conversion impact and relocation assistance upon displaced residents on a mobile home park located at 920 E. Hamilton Ave. Mr. Kee noted that, in light of the Commission's action on PD 84-06, Staff would recommend that this report be forwarded to the Council without a recommendation. Mr. Dempster stated his agreement with Staff's recommendation. It was the consensus of the Commission to forward the conversion impact report onto the City Council. without a recommendation. Chairman Fairbanks opened the public hearing and invited anyone in the audience to speak for or against this item. Mr. Chuck Williamson, representing the Hamilton Mobilehome C!wner's Association, stated that the report itself does not really deal with the issue of what is going to happen to the residents. He pointed out that reference is made to a number of spaces available which are actually mobilehomes for sale. There are no opportunities available to move existing coaches. M/S: Kasolas, Christ - That the public hearing on the Conversion Impact Report be closed. Motion carried with the following roll call vote: AYES: Commissioners: Kasolas, Perrine, Christ, Toshach, Dickson, Fairbanks NOES: Commissioners: None ABSEt1T: Commissioners: None. -16- M/S: Perrine, Christ - That the Conversion Impact Report be forwarded to the City Council without a recommendation. Motion carried with the following roll call vote: AYES: Commissioners: Kasolas, Perrine, Christ, Toshach, Dickson, Fairbanks NOES: Commissioners: None ABSENT: Commissioners: None. The Commission recessed at 10:43 p.m.; the meeting reconvened at 10:50 p.m. MISCELLANEOUS MM 85-10 Continued application of the Chamber SA 85=15 of Commerce and the Game Table for Chamber of Commerce approval of elevations to allow a refacing of an existing building located on property known as 325 & 328 E. Campbell Ave. in a PD (Planned Development/Commercial) Zoning District. Mr. Kee reported that Staff is recommending a continuance of this item at the request of the applicant. M/S: Toshach, Perrine - SA 84-19 Jeanie, D. That MM 85-10 be continued to the Planning Commission meeting of May 28, 1985. Motion carried with a vote of 5-0-0-1, with Commissioner Kasolas abstaining. Sign application - Tire Market, Inc. 960 Dell Ave. Commissioner Christ reported that this item was considered by the Site and Architectural Review Committee. The new management of this business is requesting a continuance in order to review the signing program and possible changes to the building. M/S: Dickson, Christ - That SA 84-19 be continued to the Planning Commission meeting of May 28, 1985. Motion carried unanimously (6-0-0). -17- Request Request of Jack Hokanson, EIKON Group - intended use - 1885 S. Winchester Blvd. Chairman Fairbanks turned the meeting over to Commissioner Kasolas for this item, due to a possible conflict of interest. Mr. Woodworth reported that Staff is recommending that the Commission adopt a resolution determining that a product and prototype design use may be compatible with the character of the C-1-S (Neighborhood Commercial) Zoning District. Commissioner Toshach asked about the use of paint booths and control of hazardous aerosols. Mr. Woodworth indicated these concerns could be addressed under the use permit procedure. Commissioner Christ asked if the EIKON Group had a use permit to operate at the community center location. Mr. Woodworth responded that they did not have a use permit, to his knowledge. M/S: Dickson, Perrine - That the Planning Commission adopt Resolution No. 2331 determining that a product and prototype design use may be compatible with the character of the C-1-S (Neighborhood Commercial) Zoning District, and be added to the list of uses allowable by use permit in the C-1-S Zoning District. Motion carried with the following vote: AYES: Commissioners: Kasolas, Perrine, Christ, Toshach, Dickson NOES: Commissioners: None ABSENT: Commissioners: None ABSTAIN: Commissioners: Fairbanks. Commissioner Kasolas turned the meeting back over to Chairman Fairbanks at this time. Request Request of Mr. Angelo Troquato - intended use - garden nursery use in R-1 Zone. Mr. Woodworth reviewed this request, noting that Staff is of the opinion that a garden nursery may be compatible with an R-1 district. In particular, it would probably be a good interim use of the Highway 85 corridor. -18- M/S: Perrine, Christ - That the Planning Commission adopt Resolution No. 2332 adding "garden nursery" to the uses allowed in the R-1 (Single Family Residential) Zoning District, subject to approval of a use permit. Motion carried with the following vote: AYES: Commissioners: Kasolas, Perrine, Christ, Toshach, Dickson, Fairbanks NOES: Commissioners: None ABSENT: Commissioners: None. Staff Report Staff report on building heights. M/S: Kasolas, Dickson - That the Staff Report on building heights be continued to the Planning Commission meeting of May 14, 1985 due to the lateness of .the hour. Motion carried unanimously (6-0-0). Staff Report Staff report on revisions to the Zoning Ordinance. M/S: Kasolas, Dickson - That the Staff Report on revisions to the zoning ordinance be continued to the Planning Commission meeting of May 14, 1985 due to the lateness of the hour. Motion carried unanimously (6-0-0). * ,r OTHER ITEMS BROUGHT UP BY COMMISSION Commissioner Dickson asked Staff to review the effects of private streets and PD's--maintenance, subtle density increase because of smaller streets. Chairman Fairbanks asked the Commission to review Commissioner Dickson's statement regarding guidelines for choosing officers. ADJOURNMENT M/S: Kasolas, Dickson - That the Planning Commission be adjourned. The meeting adjourned at 11:05 p.m. APPROVED: JoAnn Fairbanks Chairman ATTEST: Arthur A. Kee Secretary RECORDED: Linda A. Dennis Recording Secretary CONDITIONS OF APPROVAL: S 85-08 APPLICANT: Rubnitz, J. SITE ADDRESS: 1905, 1915, 1925 S. Winchester Blvd. PC MTG.: April 23, 1985 The applicant is 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. 1. Revised site plan indicating revisions to parking layout and landscaping to be submitted to the Planning Department and approved by the Site and Architectural Review Committee prior to application for a building permit. 2. Property to be fenced and landscaped as indicated and/or added in red on the plans. Landscaping and fencing shall be maintained in accordance with the approved plans. 3. 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 Site and Architectural Review Committee and/or Planning Commission prior to issuance of a building permit. 4. Fencing plan indicating location and design details of fencing to be submitted to the Planning Department and approved by the Planning Director prior to issuance of a building permit. 5. Applicant to either (1) post a faithful performance bond in the amount of ,I $7,000.00 to insure landscaping, fencing, and striping of parking areas y~ 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. 6. Applicant to submit a plan to the Planning Department, prior to installation of PG&E utility (transformer) boxes, indicating the location of the boxes and screening (if boxes are above ground) for approval of the Planning Director. 7. All mechanical equipment on roofs and all utility meters to be screened as approved by the Planning Director. 8. Building occupancy will not be allowed until public improvements are installed. 9. 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. 10. Underground utilities to be provided as required by Section 20.16.070 of the Campbell Municipal Code. 11. 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. CONDITIONS OF APPROVAL: S 85-08 APPLICANT: RUBNITZ, J. SITE ADDRESS; 1905, 1915 & 1925 S. WINCHESTER BL. __ PAGE 2. ' 12. Sign application to be submitted in accordance with provisions of the Sign Ordinance for all signs. No sign to be installed until application is approved and permit issued by Planning and Building Departments (Section 21.68.030 of the Campbell Municipal Code). 13. 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. 14. 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. 15. Applicant shall comply with all appropriate State and City requirements for the handicapped. 16. The applicant is hereby notified that the property is to be maintained free of any combustible trash, debris and weeds, until the time that actual construction commences. All existing structures shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property. Sect. 11.201 & 11.414, 1979 Ed. Uniform Fire Code. PUBLIC WORKS DEPARTMENT 17. File and process a parcel map to combine the three lots. 18. Dedicate additional right-of-way in accordance with plan on file with the City Engineer. 19. Install street improvements across the entire frontage. 20. Provide 3 sets of the grading and drainage plan. 21. Obtain an excavation permit, post surety, and pay fees for all work in the public right-of-way. FIRE DEPARTMENT 22. Provide automatic sprinkler system for all areas of the building. 23. Wood shake roofing materials shall meet Class C fire retardant requirements. CONDITIONS OF APPROVAL: S 85-08 APPLICANT: RUBNITZ, J. '" SITE ADDRESS: 1905, 1915,. 1925 S. WINCHESTER BL. PAGE 3. BUILDING DEPARTMENT No comanents at this time .