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PC Min 02/12/1985PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA 7:30 P.M. MINUTES FEBRUARY 12, 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, Howard, Toshach, Dickson, Fairbanks; Planning Director Arthur A. Kee, Planner II Tim J. Haley, Engineering Manager Bill Helms, City Attorney J. Robert Dempster, Recording Secretary Linda Dennis. Absent Commissioner Christ. APPROVAL OF MINUTES M/S: Dickson, Perrine - COMMUNICATIONS That the minutes of the Planning Commission meeting of January 22, 1985 be approved as submitted. Motion carried with a vote of 4-0-1-2, with Commissioners Howard and Toshach abstaining due to absence, and Commissioner Christ being absent). Mr. Kee reported that communications. received pertained to specific items on the agenda, and would be discussed during that item. Mrs. Barbara Burns, representing Pruneyard Vistas Homeowner's Association, spoke regarding the traffic and parking problems on Apricot Avenue, and requested that the curbing near the driveways to this development be painted red to prohibit parking in this area. Mr. Helms indicated that this type of request was fairly routine, and the standard method of handling it is to submit a service request to the Public Works Department. Chairman Fairbanks asked that Mr. Helms come back to the Commission with a report on the measures taken on this request. -2- ARCHITECTURAL APPROVALS MM 85-04 Taylor Wheeler Builders Application of Taylor Wheeler Builders for a modification to an approved Use Permit and approval of plans to construct an addition to an existing convalescent hospital on property known as 238 Virginia Avenue in a P-F (Public Facilities) Zoning District. Commissioner Howard reported that this item was considered by the Site and Architectural Review Committee. The Committee is recommending approval, subject to conditions indicated in the Staff Comment Sheet. Commissioner Howard noted that this facility is being increased in 10-bed increments because of state regulations. The presented plans for this facility indicated the wrong width for the driveway. This problem has been corrected, as well as the size of the parking spaces. M/S: Howard, Dickson - That the Planning Commission approve MM 85-04, subject to conditions as indicated in the Staff Comment Sheet. Motion carried unanimously (6-0-1). MM 85-03 Application of Mr. Lesley Moresco for Moresco, L. approval of elevations to add a roof element to an existing office building on property known as 125 E. Sunnyoaks Avenue in an M-1-S (Light Industrial) Zoning District. Commissioner Howard reported that this item was before the Site and Architectural Review Committee. The Architectural Advisor is of the opinion that the proposed mansard roof is incorrect for the architectural style of the existing building, and the applicant will be coming back with a different type of roof element; therefore, the Site Committee is recommending a continuance. M/S: Howard, Perrine - That MM 85-03 be continued to the Planning Commission meeting of February 26, 1985. Motion carried. unanimously (6-0-1) . ,r # w -3- PUBLIC HEARINGS UP 84-18 Continued public hearing to consider Harandi, F. the application of Mr. Fatholah Harandi for a Use Permit to allow off-sale beer and wine from an existing service station on property known as 890 W. Hamilton Avenue in a PD (Planned Development/Commercial) Zoning District. Mr. Kee reported that this item had been continued in order that additional information could be obtained regarding service stations which sell beer and wine. The Planning Department contacted the Police Department to see if any statistics. were available which link accidents to alcohol being-sold from gasoline stations. A memo from the Police Chief indicates that there are no such statistics available to isolate this situation; however, the Police Chief noted his opposition to such a use. Commissioner Kasolas asked if there is a market associated with this use. He continued that any recommendation for denial should be objective rather than subjective. The situation should be looked at from an overall planning standpoint--is there a problem with this use? Commissioner Kasolas noted that there is a liquor store in this area which is closer to the residential uses than this service station. Mr. Kee responded that there is no market use associated with this service station; and, that Staff's only comment would be as outlined in the Staff Comment Sheet. Commissioner Dickson stated that this use must be reviewed from a standpoint of harmony with existing uses. The situation should not be viewed according to the amount of money the City makes from liquor sales, but rather from a planning standpoint. Chairman Fairbanks opened the public hearing and invited anyone in the audience to speak for or against this item. M/S: Howard, Perrine - That the public hearing on UP 84-18 be closed. Motion carried unanimously (6-0-1). Discussion Commissioner Howard agreed that use permits. for the sale of beer and wine have been given to combination service stations-mini-markets. However, he stated he did not agree with giving a permit to a service station when it is not a mini-market. Commissioner Howard continued that this use would be totally out of character with a snack shop situation, and he would be opposing this request. ~ Commissioner Toshach stated that his position is unchanged from the ~ previous discussion on this item. -4- M/S: Howard, Kasolas - That the Planning Commission deny without prejudice UP 84-18, Motion carried with the following roll call vote: AYES: Commissioners: Kasolas, Howard, Toshach, Fairbanks, Dickson NOES: Commissioners: Perrine ABSENT: Commissioners: Christ Commissioner Dickson noted the comments made by the Police Chief regarding the service station on Winchester and Campbell and indicated that perhaps the Commission should be looking to revoke the use permit at this site. Mr. Dempster stated that perhaps the Commission should request a report from Staff on this issue first. Commissioner Kasolas requested a vote on the issue, noting that he did not view himself as a policeman. He felt that if there is a problem at this location, the Police Department should bring it to the Commission's attention. M/ Dickson, That Staff come back to the Planning Commission with a report on the ARCO Station at Winchester and Campbell pertaining to the use permit for selling beer and wine. Motion dies for lack of a second. Commissioner Dickson noted that the use permit procedure was implemented by ordinance at the City Council level, and the Planning Commission is the only body that can initiate action on something like this. Commissioner Kasolas stated that he was not in favor of action at this time because if there is a problem he would like to see the Police Chief bring the issue to the Commission, rather than the Commission going out looking for problems. * ,- PD 84-03 Continued public hearing to consider Kavanaugh, L, the application of Linda Kavanaugh, on behalf of Barry Swenson Builders, for approval of Planned Development Permit and approval of plans, elevations, and development schedule to allow the remodel of an existing building on property known as 600 E. Hamilton Avenue - in a PD (Planned Development) Zoning ~ i District, -5- ~ Mr. Kee reported that a letter has been received from the applicant requesting a two-week continuance on this item. Mr. Kee noted that Staff ,__ does not have a problem with a continuance. It would seem abetter approach, rather than having to start .all over again. Mr. Helms stated that the letter indicates the necessary information will be provided by the applicant in ample time to be reviewed for the next meeting. Chairman Fairbanks opened the public hearing and invited anyone in the audience to speak for or against this item. M/S: Perrine, Kasolas - That PD 84-03 be continued to the Planning Commission meeting of February 26, 1985 in order that necessary traffic information may be submitted and reviewed. Motion carried with the following roll call vote: AYES: Commissioners: Kasolas, Perrine, Fairbanks, Dickson NOES: Commissioners: None ABSENT: Commissioners: Christ ABSTAIN: Commissioners: Howard, Toshach Commissioners Howard and Toshach indicated that they abstained in accord with the. recently adopted Council policy pertaining to attendance during discussion on agenda items. There was brief discussion regarding the Council policy, and Mr. Dempster noted that he would come back to the Commission with a recommendation at the next meeting. PD 85-01 Public hearing to consider the applica- Jacobsen, W. tion of Mr. Warren Jacobsen for a Planned Development Permit, and approval of plans to allow the conversion of an existing building (Briner Hall) to office use on property known as 274 E. Campbell Avenue in a PD (Planned Development/Commercial) Zoning District. Commissioner Howard reported that this item was considered by the Site and Architectural Review Committee. The Committee is recommending approval. Commissioner Kasolas asked about the parking ratio of 1:550 indicated in the Staff Comment Sheet. Mr. Kee explained that the existing building is in the downtown loop area. Staff is of the understanding that the proposed office use will be less -6- intense than the current retail/assembly hall use. The retail/assembly hall use would require 54 parking spaces under current parking standards, whereas the proposed office use would require 17 parking spaces. Mr. Kee noted that there are buildings in the downtown area which have no parking whatsoever. Commissioner Kasolas asked if the existing combination retail/assembly hall use was approved because the assembly use was during the off-hours and not affected by the downtown parking ratio. This situation did not seem comparable with the proposed use, and asked how can the theory of a less intense use be justified, when you have apples and oranges. Mr. Kee noted that the previous approved use was for retail and assembly in the building every day, and no regulations prohibiting these uses during any time of the day or evening. Staff's interpretation at this time would be that going from the retail/assembly use to office use would be less intense. Commissioner Toshach asked what the net affect of the change in use would be on the parking in the downtown area; and, what the parking standards are for the downtown area. Chairman Fairbanks suggested that Mr. Kee's best guess and experience is that he knows what the current use is, and the proposed use is less intense. Mr. Kee noted that past parking ratios would be very difficult to find for a building such as this. It was used as a meeting place for over 30 years with no restrictions on the parking. It is difficult to say that the intensity of the proposed use is greater than a use in the building sometime in the past. Mr. Kee cited Northface as an example. This building went from being a library to a retail use, and the building has no parking. Commissioner Howard asked how the City's Parking District affects property downtown. Mr. Helms responded that the parking district is paid for by certain properties and those properties were assigned portions of the available parking. The Briner Hall property was not included in the district. Chairman Fairbanks asked about leasable space. Chairman Fairbanks opened the public hearing and invite anyone in the audience to speak for or against this item. Mr. Warren Jacobsen, 621 E. Campbell Avenue, stated that it is his intention to purchase the building and convert it to offices for his architectural firm. The front portion of the building, approximately 950 sq.ft., will be renovated and leased out as professional office space (there are no tenants identified yet). Mr. Jacobsen continued that they -~- are aware of the parking problem. The plans are to rehabilitate the building, in that there are major problems with the heating, roofing, dry rot, termites, etc; however, there are no plans to change the exterior appearance of the building. There may be a problem with the palm tree in front of the building, in that it appears to be causing some structural damage. Mr. Jacobsen concluded that he indicated to the Site committee that if the tree must be removed, he will discuss the situation with the Site Committee. M/S: Howard, Toshach - That the public hearing be closed. Motion carried unanimously (6-0-1). M/S: Howard, Perrine - That the Planning Commission adopt Resolution No. 2311 recommending that the City Council approve PD 85-01, subject to conditions as indicated in the Staff Comment Sheet. Motion carried with the following roll call vote: AYES: Commissioners: Kasolas, Perrine, Howard, Toshach, Dickson, Fairbanks NOES: Commissioners: None ABSENT: Commissioners: Christ Commissioner Dickson asked if this property is on the historic inventory. Mr. Haley noted that it is included in the inventory as a potentially historic structure; however, in that there will be no changes to the outside appearance, it does not have to be reviewed by the Historic Preservation Board. Commissioner Toshach indicated he was in favor of this proposal because of the aesthetic value of the building. However, he is not in favor of wholesale releasing of parking standards.. ZC 84-06 Public hearing to consider the applica- Nelson, H. tion of Mr. Hal Nelson, on behalf of Nelson-Moles Development, Inc., for approval of a zone change from PD (Planned Development) to C-PD (Condominium) Zoning District; and, approval of plans, elevations and development schedule to allow the construction of 6 condominiums on property known as .952 Apricot Avenue in a PD (Planned Development/High Density Residential) Zoning District. -8- Commissioner Howard reported that this item was before the Site and Architectural Review Committee, and discussion at the Site Committee meeting included the requested variances. The Site Committee is of the .._. opinion that the variance request to move the garage closer to the street (with a 6' setback) should be approved because it allows the retention of a major sycamore tree on the site. In addition, street improvements in this area are such that the street will not be taken closer to the property. Commissioner Howard continued that the requested sideyard setback (3') for the garage area could be acceptable in that the adjacent property's driveway is next to this setback. The sideyard and rearyard setbacks are encroached on to a minor degree by the footprint of the building. Mr. Kee reviewed the plans for the Commission, noting that the building is angled in order to retain existing trees on the site, and to maintain open space. The development immediately to the east is almost identical to the one being proposed. Commissioner Howard indicated that revised plans showing the realignment _ of the stairwell will be coming back to the Site Committee. The Committee is of the opinion that the alignment of the building is an asset because of the provided open space. Commissioner Dickson asked if there was a report on the condition of the trees. Mr. Roger Griffin, architect for the project, noted that the trees have been looked at by a tree surgeon who has indicated the trees to be in good condition with a long life expectancy. Commissioner Toshach asked about the setback in relation to the sidewalk area. Mr. Kee noted that there are no setback requirements in a PD zone; however, if this were in an R-2 zoning district, the front setback would be 15'. Mr. Haley noted that Apricot Avenue is unique in that the standard street width is not required, thereby allowing space dedicated as public right-of-way for landscaping. This means that the proposed landscaping area in the front will be approximately 15'. Commissioner Toshach expressed a concern about the parking areas for the development. Mr. Haley indicated that the garages are oriented towards the intexior of the project and that vehicles will not be backing over the sidewalk. -9- Chairman Fairbanks asked about the intrusion of the decks into the rear ~ setback; what is behind this development; and how close the development to - the rear is to this project. Mr. Kee indicated that there are two apartment buildings to the rear (approximately 15' ) of this development. Chairman Fairbanks opened the public hearing an invited anyone in the audience to speak for or against this project. Mr. Bob Moles, 2542 S. Bascom Avenue, noted that this project is actually the twin to the building immediately to the east. The angle of the building does save existing trees, but also provides for a courtyard. affect between the two buildings. Mr. Moles continued that the recently completed project next door is almost sold out, and the buyers reactions have been very favorable. Chairman Fairbanks asked about the open .space area. Mr. Moles stated that it is a turf area, and is approximately 100' off Apricot Avenue. Mr. Roger Griffin, architect, noted other setbacks in the area, and indicated that the proposed modifications will continue the open space that was started with the adjacent: project. Mrs. Barbara Burns, 903A Apricot Avenue, representing Pruneyard Vista - Homeowner's Association, stated that there is a very quaint house on the subject property; that the new project next door is far from aesthetic; and, the "courtyard" is a driveway. Mrs. Burns spoke at length regarding the high density zoning of the area; the lack of integrity of the Planning Commission; and, the parking and traffic situation on Apricot Avenue. She also noted that the remark regarding the condition of the sycamore trees is false--the trees have a fungus which has been ignored by the City. Mrs. Burns concluded that she wished the homeowners could gain the same priority with the Planning Commission as parking spaces have; as a resident, she is very offended; and, she felt that small city-operated government is poor. Commissioner Kasolas addressed the high density statements made by Mrs. Burns, noting that the Land Use Element of the General Plan indicates 21-27 units per gross acre. This development is at a density of 18.75 units per gross acre, which is well below that allowable on this site. The impact is by far less than what it could be. Commissioner Kasolas continued that the developer is requesting condominiums, which in his opinion, are less intense than apartments--again, with an impact far less than what it could be. M/S: Kasolas, Howard - That the public hearing on ZC 84-06 be closed. Motion carried unanimously (6-0-1) . -10- Discussion Commissioner Perrine asked how long Apricot Avenue has been zoned for high density. Mr. Kee indicated that it has been zoned in this manner for approximately ten years. Commissioner Kasolas recalled that in 1978, or thereabout, there was a recommendation to reduce the zoning on Apricot Avenue from high density to something lower. At that time, every homeowner, except one, came to the City Council and demanded that they be allowed to remain high density. A policy statement made by the Council was left it a narrow street to keep it from becoming a thorough-fare. Commissioner Dickson noted that he thought that every commissioner was a homeowner as well as sensitive to the needs of the residents, and he did not care for the remarks made by the speaker. He requested that a copy of the minutes from this meeting, showing Commissioners Kasolas' comments, be sent to the speaker. M/S: Kasolas, Howard: (1) That the Planning Commission _ recommend that the City Council accept the Negative Declaration which has been prepared for this project; and (2) that the Planning Commission adopt Resolution No. 2312 recommending approval of a zone change from PD to C-PD; and (3) that the Planning Commission adopt Resolution No. 2313 recommending approval of the plans, elevations, development schedule, and conditions of approval for ZC 84-06. Motion carries with the following roll call vote: AYES: Commissioners: Kasolas, Perrine, Howard, Toshach, Dickson, Fairbanks NOES: Commissioners: None ABSENT: Commissioners: Christ Commissioner Toshach suggested that the Commission prepare a letter to the Pruneyard Vistas Homeowner's Association expressing the Commission's sensitivity to the issues stated by their representative, Mrs. Burns, and outlining the history of the area. Chairman Fairbanks felt that the minutes would reflect the feelings of the Commission in this matter. Commissioner Kasolas noted that the speaker had not stayed to hear a response to her concerns. -11- It was the concensus of the Commission that a copy of the minutes from this Planning Commission meeting be sent to the Pruneyard Vistas Homeowner's Association. TS 85-01 Lands of Atkinson Tentative Subdivision Map - Lands of Atkinson - 952 Apricot Avenue - APN 413-68-001. Mr. Kee reported that this Tentative Subdivision Map is a condition of approval for the previous zone change application. M/S: Kasolas, Howard - That TS 85-01 be approved, subject to conditions as indicated in the Staff Comment Sheet. Motion carried by the following roll call vote: AYES: Commissioners: Kasolas, Perrine, Howard, Toshach, Dickson, Fairbanks NOES: Commissioners: None ABSENT: Commissioners: Christ The Commission recessed at 8:55 p.m.; the meeting was reconvened at 9:05 p.m. ZC 85-01 Public hearing to consider the applica- Nikakhtar, B. tion of Mr. Behrooz Nikakhtar for a zone change from R-2-S (Multiple Family Residential) to C-PD (Condominium); and approval of plans, elevations and development schedule to allow the construction of 5 condominiums on property known as 1430 W. Latimer Avenue. Commissioner Howard reported that this item was considered by the Site and Architectural Review Committee. The applicant is deleting the recreational building from the proposal. The Committee is of the opinion that the proposed condominium use is less of an impact on the neighborhood, and is recommending approval. Mr. Kee commented that the proposal meets the requirements for open space. There was brief discussion regarding the "conditions" indicated on page two of the Staff Comment Sheet. Staff noted that these are not really conditions, but concerns. These concerns have been addressed to the Staff's satisfaction. -12- Chairman Fairbanks opened the public hearing and invited anyone in the audience to speak for or against this item. M/S: Toshach, Dickson - That the public hearing on ZC 85-01 be closed, Motion carried unanimously (6-0-1). M/S: Howard, Toshach - Discussion on Motion That the Planning Commission (1) recommend that the City Council accept the Negative Declaration which has been prepared for this project; (2) that the Planning Commission adopt Resolution No. 2314 recommending approval of a zone change from R-2-S to C-PD; and (3) that the Planning Commission adopt Resolution No. 2315 recommending approval of plans (with deletion of recreation building), elevations, development schedule, and conditions of approval for ZC 85-01. Motion carries with the following roll call vote: Chairman Fairbanks noted she would be speaking against the motion in that she does not agree with this density along this street, and this project is being proposed at a close to maximum density. Vote on Motion AYES: Commissioners: Kasolas, Perrine, Howard, Toshach NOES: Commissioners: Dickson, Fairbanks ABSENT:, Commissioners: Christ MISCELLANEOUS SA 84-59 Cal-Neon Sign Co. Continued sign request - Citti's Florist - 990 E. Hamilton Avenue - C-2-S (General Commercial) Zoning District. Commissioner Howard reported that this item was considered by the Site and Architectural Review Committee. The sign has been changed to 10' in height with no readerboard, is now within the ordinance, and does not actually have to be before the Commission this evening. Commissioner Toshach asked if the bottom of the sign will be open to enhance visibility for cars turning at this corner. -13- Commissioner Howard noted that this was not discussed at the Site Committee meeting because the sign is now totally in conformance with the `- sign ordinance, and it was the Committee's feeling that there was no need for further discussion. Mr. Helms noted that Staff reviewed the sign as it relates to sight visibility at the corner. Staff does not have a problem with the traffic visibility standpoint because the area that we would be concerned with contains the City's traffic signal box, and Staff is of the opinion that the addition of this sign will not create any significant additional hazard. Commissioner Kasolas asked what portion of the sign will be illuminated. Commissioner Howard indicated that the green lettering "Citti's" will be the only illuminated portion. Commissioner Kasolas noted that he had the same concerns as expressed by Commissioner Toshach regarding leaving the sign open at the bottom for sight visibility. Commissioner Toshach requested an interpretation from the City Attorney of the recent Council policy regarding voting. Mr. Dempster stated that the Commissioners should vote. M/S: Howard, Perrine - That the Planning Commission approve SA 84-59, subject to conditions as indicated in the Staff Comment Sheet. Commissioner Howard noted that since the sign was brought totally into conformance, he felt it should be approved. Commissioner Kasolas stated that when the project was originally approved, one of the conditions of approval said that all signage was to come back for approval. He noted that he will be voting against the sign. Commissioner Toshach stated that he will be voting for the sign, but with the comment that in the spirit of public mindedness and recognition that the intersection is already fairly hazardous from a drivers standpoint, and anything that would enhance someone's ability to negotiate that turn without endangering anyone, should be considered favorably. Commissioner Kasolas asked where the pedestrian walk is in relation to this sign. Mr. Helms indicated that the crosswalk was slightly southwest of the traffic control box. Commissioner Fairbanks noted that she liked the sign and complimented the sign company. -14- Vote on Motion SA 84-03 American Sign & Lighting Motion carried with a vote of 5-1-1, with Commissioner Kasolas voting "no". Sign request - Pay-n-Pak - 1750 S. Bascom Avenue - C-2-S (General Commercial) Zoning District. Commissioner Howard reported that this sign request was considered by the °Site and Architectural Review Committee. The Committee is recommending a continuance in -order that the applicant can address some problems with the sign. M/S: Perrine, Howard - SA 85-04 Cal-Neon Sign Co. That SA 85-03 be continued to the Planning Commission meeting of February 26, 1985. Motion carried unanimously (6-0-1). Sign request - La Moda for Hair - 880 E. Campbell Avenue - PD (Planned Development/Commercial) Zoning District. Commissioner Howard reported that this item was before the Site and Architectural Review Committee. The Committee is recommending approval, subject to conditions as indicated in the Staff Comment Sheet. M/S: Howard, Perrine - That SA 85-04 be approved, subject to the applicant obtaining a building permit prior to erection of the sign. Motion carried unanimously (6-0-1). UP 84-09 Six-month review of approved Condi- Arias, J, tional Use Permit allowing on-sale beer & wine in conjunction with an eating establishment - C-2-S (General Commercial) Zoning District. Mr. Kee reviewed this item, noting-that neither the Planning Department nor the Police Department have received any complaints regarding the use. Staff would recommend that the Planning Commission find the use in accord with the approved use permit, and take no further action. -15- It was the consensus of the Commission that the approved use is in accord with the use permit and that no further action be taken. Request Request for clarification of height restrictions in the P-O (Professional Office) Zoning District - Mr. H. J. Rubinstein. Mr. Kee reported that the applicant is requesting clarification of the height regulations in the P-O Zoning District. It should be noted that a request has been made by the Prometheus Development Co. to the City Council to review the Council's recently adopted policy on heights. Staff has used the recently adopted policy in addressing the request for clarification of the P-0 district's height regulations. Commissioner Kasolas asked if a parking level was considered a story. If a building is constructed with parking at grade level, and two usable stories are constructed above it--is this a two story building, or a three story building? Mr. Kee stated that he would consider it a three story structure, with parking being considered as one of the stories. Coaenissioner Howard felt that since this issue is in the process of review by the Council, it may be advantageous to wait for their discussion. M/S: Kasolas, Howard - That this request be continued to the Planning Commission meeting of February 26, 1985. Motion carried with a vote of 4-2-1. Commissioner Toshach stated that it seems that Staff's recommendation is a clear interpretation of the ordinance as it exists. He felt the Staff should respond to Mr. Rubinstein with the interpretation as stated in the Staff Comment Sheet. Information Study Session with City Council. Mr. Kee noted that the City Council has set March 11 as a date for a joint study session with the Planning Commission. In that the agenda has not yet been prepared, the Commission may wish to prioritize the suggested topics. Mr. Kee indicated that the Architectural Advisor would also wish to make a presentation regarding design concepts, if the Commission so desires. -16- it was the consensus of the Commission that the presentation by the Architectural Advisor be given to the Planning Commission only. The second meeting in March was suggested. Staff will contact the Architectural Advisor and make necessary arrangements. Commissioner Toshach indicated he would like the issue of Alternate Street Improvements on the study session agenda, in that there were a number of concerns expressed during the recent discussion on Oburn Court. Those concerns raised included safety, crowning materials, drainage, and street maintenance costs on the City because of lesser quality of materials used during original construction. Commissioner Toshach continued that he would like the see the impact in those areas of concern assessed for the Commission and the Council so that the issue could perhaps be reconsidered. Chairman Fairbanks briefly explained this history of the alternative street improvements, noting that the policy was adopted by the Council, thereby making it not very appropriate to discuss at a study session. She suggested that the newer commissioners get together with Mr. Helms for a briefing on the issue. Commissioner Kasolas stated that he also had concerns on this issue. Since the policy was instituted, there has been a lapse of time, and there are two new councilmen. Additionally, there was a split vote when the policy was adopted. There has also been a change on the Planning Commission. These facts may make the issue an appropriate one to discuss at this time. Chairman Fairbanks stated that if it the consensus of the Commission to retain this item for the study session agenda, then it will be included; however, she would suggest that it not be. Mr. Helms noted that the alternative street improvements is no longer a policy statement, but was included in the resolution to recover costs. It was the consensus of the Commission that the issue of Alternative Street Improvements be included on the study session agenda. It was the consensus of the Commission that the issue of signing for the downtown area be postponed until further redevelopment takes place. It was the consensus of the Commission that the issues of blighted conditions in the San Tomas Area; and, potential problems of multi-units and rentals in R-1 zoning districts be included on the study session agenda. -17- OTHER ITEMS BROUGHT UP BY COMMISSION Chairman Fairbanks reported that a subcommittee on redevelopment and the downtown area, chaired by Vice-Mayor Kotowski, has been formed. The Planning Commission's representative is Commissioner Perrine, with Commissioner .Dickson as the alternate. It is the intent of this subcommittee to formulate a goal within 90 days, with two public hearings to be scheduled after the 90-day period. Chairman Fairbanks requested that Commissioner Perrine keep the Commission up to date on this committee. Commissioner Howard requested clarification from the City Attorney on the recently adopted Council policy which affects voting on agenda items. ,e ADJOURNMENT The meeting was adjourned at 9:55 p.m. APPROVED: JoAnn Fairbanks Chairman ATTEST: Arthur A. Kee __ Secretary RECORDED: Linda A. Dennis Recording Secretary CONDITIONS OF APPROVAL: MM 85-04 APPLICANT: Taylor Wheeler Builders SITE ADDRESS: 238 Virginia Ave. P.C. MTG. 2-12-85 The applicant is notified as part of this application that he/she is required to meet the fallowing conditions in accordance with the Ordinances of the City of Campbell and the Laws of the State of California. 1. Revised site plan indicating parking & driveway layout to be submitted to the Planning Department and approved by the Planning Director upon recommendation of the Architectural Advisor 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 Planning Director prior to application for 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 - 52000 to insure landscaping, fencing, and striping of parking areas within 3 months of completion of construction; or (2) file written agreement to complete landscaping, fencing, and striping of parking areas. Bond or agreement to be - filed with the Planning Department prior to application for a building permit. 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. Applicant to submit a letter to the Planning Department, satisfactory to the City Attorney, prior to application for building permit, limiting the use of the property as follows: 45 bed convalescent hospital. 8. All mechanical equipment on roofs and all utility meters to be screened as approved by the Planning Director. 9. Building occupancy will not be allowed until public improvements are installed. 10. 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. 11. Underground utilities to be provided as required by Section 20.16.070 of the Campbell Municipal Code. 12. 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: MM 85-04 APPLICANT: Taylor Wheeler Builders SITE ADDRESS: 238 Virginia Ave. P.f'. MTG.: 2-12-85 13. Sign application to be submitted in accordance with provisions of the Sign Ordinance for all signs. No sign to be ir.~talled until application is approved and permit issued by Planning and P;.ilding Departments (Section 21.68.030 of the Campbell Municipal Code). 14. Ordinance No. 782 of *:~e 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. 15. 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. -_ 16. Applicant shall comply with all appropriate State and City requirements for the handicapped. 17. Noise levels for the interior of residential units shall comply with minimum State (Title 25) and local standards as indicated in the Noise Element of the Campbell General Plan. 18. The applicant is hereby notified that the property is to be maintained free of any combustible trash, debris and weeds, until the time that actual construction commences. All existing structures shall be secured by having windows boarded up and doors sealed shut, or be demolished or removed from the property. Sect. 11.201 & 11.414, 1979 Ed. Uniform Fire Code. BUILDING DEPARTMENT No comments at this time. PUBLIC WORKS DEPARTMENT No comments. FIRE DEPARTMENT No comments. PLANNING DEPARTMENT Materials and colors of addition shall match existing building. Roof shall be brown the and wall beige stucco. ~****