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PC Min 09/11/1984PLANNING COMMISSION CITY OF CAMPBELL, CALIFORPJIA 7:30 P.M. MINUTES SEPTEMBER 11, 1984 The Planning Co~cnnission of the City of Campbell convened this day in regular session at the regular meeting place, the Council Chambers of the City Hall, 70 N. First St., Campbell, California. ROLL CALL Present Commissioners:. Kasolas, Perrine, Christ, Howard, Fairbanks, Dickson; Planning Director Arthur A. Kee, Principal Planner Philip J. Stafford, I'.rigineer- ing Manager Bi11 Helms, Acting City Attorney Bill Seligmann, Recording Secretary Linda Dennis. Absent City Attorney J. Robert Dempster. APPROVAL OF MINUTES August 28, 1984 M/S: Howard, Fairbanks - That the minutes of the Planning Commission meeting of August 28, 1984 be approved as submitted. Notion carried unanimously (6-0-0). COMMUNICATIONS Mr. Kee noted that communications received pertained to specific items on the agenda and would be discussed at that time. ~** ARCHITECTGRAL APPROVALS NM 84-21 Application of Mr. Robert Dodge for a modification to ZC 83-01 allow an addition to a previously approved office Dodge, R. building on property kno~n as 100 E. Hamilton Ave. in a PD (Planned Development/Professional Office) Zoning District. Commissioner Howard reported that this item was considered by the Site and Architectural Review Committee. The Committee saw no problem with the parking ratio, or with the removal of the brick veneer on the building; consequently, the Site Committee is recommending approval of this request. MI/S: Kasolas, Howard - That the Planning Commission approve NM 84-21 (ZC 83-01), subject to conditions indicated in the Staff Comment Sheet. Notion carried with a vote of 5-1-0, with Commissioner Fairbanks voting "no". Convnissioner Fairbanks noted that she was voting no because she had voted no -~ on the original proposal in that she felt it did not address the adjacent R-1 housing. ~" ~~* -2- S 84-16 Application of Mr. Barry Chin, on behalf of Design Chin, B, ~ Engineering Systems, Inc., for approval of modi- fications to a previously approved application to allow-the construction of a research ~ development complex on property known as 535 Westchester Dr. (currently Winchester Drive-Tn) in an M-1-S (Light Industrial) Zoning District. Commnissioner Howard reported that this item was considered by the Site and Architectural Review Committee. The Committee is recommending approval, sub- ject to conditions indicated in the Staff Comment Sheet, and with the recom- mendation of a 12' wall along building #1 as well as landscaping along this wall on the east elevation. Commissioner Kasolas asked if this project was still. connected to EquiReal Development. Mr. Kee indicated that the application was Barry Chin, on behalf of Design ~ Engineering Systems. There was brief discussion concerning the phasing of the project, and the traffic situations as they pertained to the phasing. Mr. Kee noted that the presented project is the same square footage as the one originally approved by the Commission and the City Council, with the same traffic analysis; however, the footprint and design .are different. The intent of the "Phase II" indicated on the presented plans would be to come back in the next 60-90 days to develop the rear area of the site (Phase II). Mr. Kee continued that this is almost a new application in terms of building design and site layout. Commissioner Kasolas asked what condition the rear portion of this property would be left in prior to it's development. Mr. Kee indicated that it is his understanding that the movie screens and speaker posts will be taken out. Mr. Frank Donaldson, 609 Suamnit Ave., Mill Valley, noted that the developer will be removing the screens and posts, and will keep the existing asphalt in place until the development of that portion of property is started. Commissioner Kasolas asked about the number of acres indicated on the plans for the "future site". bir. Kee noted that the area would be approximately 5 acres. - 3- Mr. Donaldson stated that the 12' wall was discussed with the mobilehome park residents adjacent to this development. The residents were asked if they would prefer a concrete wall or a landscaping buffer in this area. Mr. Donaldson felt that a landscaping buffer would accomplish the goal of deadening any noise from the site, which would be minimal, and be most aesthically pleasing than a concrete wall. Commissioner Howard noted that it was the opinion of the Architectural Advisor that a wall would provide for better sound buffering. Mr. Ted Mueller, 295 S. Union Ave., Paseo de Palomas Mobilehome Park, spoke in favor of this project. Mr. Mueller added that the location of trash enclosures were satisfactory to the mobilehome park residents pro- vided a late morning pick-up was provided. He continued that he was not in favor of a 12' wall, and would rather see landscaping in the area nearest the mobilehome park, and noted his understanding that the nearest building would be approximately 180' from the mobilehome property line, Commissioner Howard noted that the referenced 12' wall is .really an extension of a building at one of the truck loading areas. M/S: Howard, Perrine - That the Planning Commission approve S 84-16, subject to conditions indicated in the Staff Comment Sheet, the redlining of presented plans., and the deletion of the 12' wall between the mobilehome park property and the subject property. I~btion carried unanimously (6-0-0) . * ~ M"~ 84-22 Application of Mr, James Miller, on behalf of Spoons Spoons Restaurant Restaurants, Inc., for approval of a minor modifica- tion to allow the construction of an addition to an existing restaurant located on property known as 1555 S. Bascom Ave. in a C-2-S (General Commercial) Zoning District. Commissioner Howard reported that this item was before the Site and Architectural Review Committee. The applicant has requested a continuance to September 25, 1984 in order to address concerns indicated in the Staff Comment Sheet. M/S: Kasolas, Fairbanks - That MM 84-22 be continued to the Planning Commission meeting of September 25, 1984 in order that the appli- cant might address concerns indicated in the Staff Comment Sheet. Motion carried unanimously (6-0-0). ~*~ S 84-17 Application of Mr. Blair Burtis for approval of plans Burtis, B. and elevations to allow an addition to an existing automotive building on property known as 892 Camden 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 Committee is recommending approval subject to conditions indicated in the Staff Comment Sheet, upon clarification that all concerns of the Fire Department have been worked out satisfactorily. -4- Mr. Bob Infantino, contractor for the applicant, noted that the Fire Depart- ment is in agreement with the 18' fire lane; signs indicating afire lane will be posted on exterior of building every 20'; the trash enclosure has been moved to the outside behind the building to an enclosure screened with redwood slats; the two parking spaces on the adjacent property line were moved against the building; and, a '~nan" door was added. He con- cluded that these changes were indicated on the plans presented this evening. Mr. Kee stated that Staff was in accord with the recommendation of the Site Committee. Commissioner Howard added that there is also a change in Condition #1, in that revised plans are to come back to the Planning Director for approval. The Architectural Advisor had a concern with the proposed stucco stone building material, and this will be apart of the information coming back to the Planning Director and Architectural Advisor. M/S: Howard, Kasolas - That the Planning Commission approve S 84-17, subject to conditions indicated in the Staff Comment Sheet, as well as redlining of plans; and, with the change in Condition #1, requiring revised plans to come back for approval of the Planning Director. Motion carried unanimously (6-0-0). **~ PUBLIC HEARINGS ZC 84-04 Public hearing to consider the application of Mr, PD 84-04 ~z'~' Largent for a zone change from R-1 (Single Largent, L. Family Residential) to PD (Planned Development/ Professional Office) on property known as 481 Carlyn Ave.; and a Planned Development Permit and approval of plans, elevations, and develop- ment shcedule to allow the construction of an office building on properties known as 481 Carlyn Ave. and 310 ~V. Hamilton Ave. Commissioner Howard reported that this item was considered by the Site and Architectural Review Committee. The Committee is recommending approval. Discussion included the stairways, which are now totally enclosed; the rear elevations--with changes in design which the Committee felt did not present a problem as long as the wall along the property lines was the same materials as the adjacent development (Southbay Construction); land- scaping along Carlyn Ave.--reducing planting .areas. to 5' along the side- walk, and increasing some areas to 4'. Additionally discussed were the parking stalls--added condition requiring a "letter of use" for cars only, no storage allowed, and doors equipped with automatic openers; compact spaces to be posted "Compact Only"; Planning Staff will be talking with adjoining development about reducing height of wall to acquire safe sight-distance; parking area off Carlyn Ave. to be posted as "Employees Only Parking" (noting only 3-4 employees planned at this time); and, Condition A to be changed to require revised plans to come back to the Planning Director and Architectural Advisor. Commissioner Howard con- cluded that all concerns indicated in the Staff Report and by the Committee were addressed to the satisfaction of the Committee. -5- Commissioner Kasolas stated that the presented parking ratio is commbendable; however, in that there were six spaces reserved, he felt that there could be a problem. In that this project abuts a residential neighborhood that ~____ has previously expressed parking problems, he felt that this would not create a very happy situation. Commissioner Fairbanks noted her agreement with Commissioner Kasolas, and asked if Staff was still concerned with the parking situation (as indicated in the Staff Report) after discussion at the Site Committee meeting. Mr. Kee 2esponded that it is the opinion of the Architectural .Advisor that there was more than enough room for compact cars to make the required turn movement. Staff's expressed concern was not meant as a major problem-- only to bring attention to comething that might become a problem. Commissioner Fairbanks requested clarification on the wall on the adjoining property as it pertained to sight visibility. Mr. Kee indicated that this wall was built prior to dedication of the street. Staff will be contacting the property owner, and asking him to reduce the wall within the front setback area. There is no problem anti- cipated with this request. Commissioner Fairbanks noted that this application is for a Planned Develop- ment Permit, and that the structure is 11' from the southerly property line. Mr. Kee stated that under the code, the structure could be right on the property line, if it were built under a "commercial" designation. Commissioner Howard added that the staircase area in the far corner will be right on the property line. In response to Connnissioner Fairbanks question about the window treatment on the building, Mr. Kee noted that all windows facing residential areas start at 8' in height. Additionally, the wall area between the residential property and this site will be heavily landscaped with trees. Chairman Dickson opened the public hearing and invited anyone in the audience to speak for or against this item. Ms. Suzanne Auger, 453 Carlyn Ave., stated that she is not~;opposed to the development of a commercial building; however, she is opposed to a 2-story structure. Ms. Auger presented a petition (attached hereto) containing 233 signatures opposing the construction of a 2-story building. She noted that there is already a precedent of one-story commercial buildings in the area, and this should be continued. Additionally cited were parking pro- blems in the area, concern regarding access for emergency vehicles, height, and privacy of residential area. Mr.Erwin Klockemann, 467 Carlyn Ave., spoke against a 2-story building, - noting concern with privacy, sunlight, and parking in the area. Mrs. Virginia Beckett, 441 N. Carlyn Ave., opposed the development, citing traffic, parking problems, and sight-distance problems. Mr. Alvin Beckett, 1330 E1 Solyo Ave., spoke against a two-story building on this site. -6- NIr. Roaten Hinson, Architect, spoke in favor of the project, noting that this development would finish off Hamilton Ave. He added that parking problems that exist in the neighborhood are caused by the conversion of former residences into commercial uses, without the provision of adequate parking, and noted that this project provides 3/4 of the site for parking. NIr. Hinson continued that, as an architect, he has done everything he could to protect the adjoining residential property's privacy by using landscaping, walls, and high windows. There is no way a one-story can be economically feasible on this site. N1r. Hinson concluded that the project is of a high quality, will be owner-occupied, and the owner is willing to sign an agreement to keep the proposed "reserved" parking spaces open for general use if need be. Commissioner Fairbanks asked about one set of stairs which impinged into the setback area. Commissioner Howard noted that the Fire Department requires that these stairwells be enclosed, and also allows for them to be in the setback area if they are enclosed. N!/S: Howard, Fairbanks - That the public hearing on ZC 84-04/PD 84-04 be closed. Notion carried unanimously (6-0-0). Discussion Chairman Dickson asked for clarification on the zoning. NIr. Kee responded that the General Plan was recently changed to allow an office use on this property. The zone change is before the Commission at this time. The lot currently fronting to Carlyn is zoned R-1; and, the lot fronting to Hamilton Ave. is zoned commercial at this time. Approval of the requested zone change would change the R-1 lot to PD. NI/S: Howard, Fairbanks - That the Planning Commission adopt a resolution recommending that the City Council deny,without prejudice, ZC 84-04/PD 84-04, noting concerns about the parking garages, and parking; and stating that the Commission does not have a problem with the proposal of a two-story build- ing, nor with the stairwell in the setback area. Discussion Commissioner Kasolas spoke in favor of a continuance in order to give the applicant an opportunity to address the concerns expressed during the public hearing this evening. He added that he believed it was the City's policy not to have designated parking; and, he did not think it appropriate to discuss parking on other projects in the area. Commissioner Howard stated that he would be amenable to a continuance if the applicant wishes to try to iron out the problems stated this evening. Commissioner Fairbanks noted that she would also be agreeable to a con- tinuance; and, noted her concern with the parking, and the impact of the two-story structure on the residential area. -~- NJ/S: Fairbanks, Howard - That the motion to close the public hearing be Withdrawn; and, that this item be continued to Qctober 9, 1984. --` Discussion N1s. Auger stated that she did not believe the City is being fair to the residents, and has not addressed the concerns of the 233 signatures on the petition presented. She continued that it is her understanding that the motion for denial was based solely on the parking situation, and she requested that the issue of a two-story structure also be addressed. Commissioner Kasolas explained that with a motion for denial, without prejudice, the neighborhood could be faced with another proposal for a two-story in the near future. He spoke in favor of working out the roblems to the best advantage of all concerned, noting that he would ~ike to see a decision made that is final so that-the inconveniences are not repeated over and over again. Commissioner Kasolas concluded that the Commission is charged with conformance with the General Plan end growth patterns in the City, as well as neighborhood concerns. Commissioner Fairbanks noted, for the applicant's information, her con- cern about the two-story nature of the building and how it impacts the residential properties, the restricted parking, and the lighting next to the residential property. Commissioner Christ stated he has major concerns with the parking, and the two-story structure. He continued that he did not like the idea of a commercial building having a parking access from a residential street; and, he did not like the six spaces/garages--perhaps three, but not six. Commissioner Christ felt that this project had so many problems that it will take more than a few changes to satisfactorily address the concerns expressed; and, he would rather see it denied, and have the applicant come back with something more appropriate for the area. Chairman Dickson spoke regarding the impact of commercial development next to residential areas, and noted that the impact should try to be softened as much as possible. He asked that the window line of the building be carefully considered. Vote on Notion for Continuance Notion for continuance carried unanimously (6-0-0) . ~ ~ ~ The Commissioner recessed at 9:10 p.m.; the meeting reconvened at 9:25 p.m. ~~~ -8- PD 84-05 Public hearing to consider the application of Mr. Williams, M. Marc Williams, on behalf of Design Analysis, for approval of a Planned Development Permit; and, approval of plans, elevations and development schedule to allow the renovation and expansion of an existing building (currently Gilbert Zapp's and 30 S. Central) into professional offices and an existing restaurant/bar facility on property known as 30 S. Central Ave. in a PD (Planned Development/Commercial) Zoning District. Gonanissioner Howard reported that this item was considered by the Site and architectural Review Co~nnnittee. The Committee is recommending. approval, subject to attached conditions, as well as a change in Condition A requiring revised plans to came back to the Planning Director for approval. Mr. Kee reviewed the project, noting the following: (1) handicapped access within front parking area--indicated possibility of removing some parking spaces to accommodate handicapped ramp. (2) walkway across railroad tracks-- recommending elimination of, applicant agreed. (3) revised plans--all con- cerns would be addressed in revised plans to come back for approval of the Planning Director and Architectural Advisor, and covered under Condition A. With these considerations, Staff would be in agreement with the Site Committee's recommendation for approval. Coirnnissioner Christ expressed a concern that there will be a tendency to park across the street, rather than use the public parking facility. Mr. Helms noted that the parking across the street, to the south and to the west, as well as across the tracks, was developed as part of a Local Improve- ment District and is designated collectively as parking for Water Tower Plaza and the Smokey Nbuntain building. The District further specifies that these lots would provide adequate parking for these structures up to a maximum of 52,000 sq.ft. Commissioner Kasolas asked if elevators are proposed for the three-story building, and if there are any special handicap requirements as to the number of elevators. Mr. Kee indicated that there will be one elevator to access the entire build- ing on the interior of the building. There are no specific requirements for the number of elevators, however, there are requirements for handicapped access. Commissioner Fairbanks asked about the traffic situation for this project. Mr. Helms reported that when the expansion of Water Tower Plaza (The Factory) was before us, Staff reviewed a traffic report which incorporated the modi- fications to this building. Mitigation was needed for Union/Campbell inter- section, and was made a requirement for this project. Chairman Dickson opened the public hearing and invited anyone in the audience to speak for or against this item. -9- Ms. Dorothy Shattock, 391 California St., asked about the roof materials. She noted that it would be nice to see some of the original mechanical equipment used in the decor of the buildings, and indicated l~r~ap}~roval o€~_the renovation... Mr. Bob Bonnett, contractor, explained that the original .rusty metal roof will be removed, a new roof constructed to code put down, and the D.riginal metal roof replaced over the top of the new roof. He added that there are some conveyors and old wheel barrows that will be used in the decor of the project. Mr. Kee noted that the Architectural Advisor has recommended approval of this concept. Commissioner Howard added that he felt this building would be exceptional, and is something he has wanted to see in Campbell for a long time. He mentioned that the developer is considering keeping the "Sunsweet" sign up, and possibly calling the project "Sunsweet Plaza". Mr. Bonnett stated that he would appreciate any comments from the Commission regarding a name for the project. Commissioner Fairbanks suggested the Civic Improvement Connnission might wish to be involved in the naming. M/S: Howard, Christ - That the public hearing on PD 84-05 be closed. Motion carried unanimously (6-0-0). N~/S: Howard, Fairbanks - That the Planning Commission adopt RESOLUTION NO. 2289 recommending that the City Council approve PD 84-05, subject to conditions indicated in the Staff Comment Sheet, redlining of plans, and~~~vi,sed ~lar~s to-c6me back to the Planning Director address- ing concerns expressed at this meeting. Motion carried with the following roll call vote: AYES: Commiss inners: Kasolas, Perrine, Christ, Howard, Fairbanks, Dickson NOES: Commissioners: None ABSENT: Commissioners: None **~ MISCELLANEOUS SA 84-17 Continued referral of the application of Mr. Michael Soutas, M. Soutas for approval of afree-standing sign on pro- perty known as 151 N. First Stain a PD-H (Planned Development/Historical Overlay) Zoning District. Commissioner Howard reported that this item was considered by the Site and Architectural Review Committee. The Committee is of the opinion that the revised sign meets the previously expressed concerns, and is recommending approval. -10- NI/S: Kasolas, Christ - That the Planning Commission approve SA 84-17, .Notion carried unanimously (6-0-0). **~r SA 84-46 Sign application of NIr. Frank Ashton, on behalf of Ashton, F. Bread of Life Alternative Food Store, for an 80 sq. ft. sign on property known as 1690 S. Bascom Ave. in a C-2-S (General Commercial) Zoning District. Cormni.ssioner Howard reported that this request was considered by the Site and Architectural Review Corrm~ittee. The Committee is recommending approval, and is of the opinion that the sign is exceptional. The "warehouse" type light- ing was discussed by the Committee, and it was felt that this type of lighting belonged with the sign, and was well-done. Commissioner Kasolas asked if there was any other "warehouse" type of light- ing in this center, in that he thought in a shopping center of this type, some kind of uniformity was strived for. Chairman Dickson noted that Staff has pointed out that this sign will be con- sistent with other signs in the center; however, he felt some consideration should be given to requesting the use of some other type of lighting. M/S: Fairbanks, Howard - That SA 84-46 be approved, subject to the condition that any required permits be obtained from the Building Department. Notion carried unanimously (6-0-0) . ~~~ Referral from Referral from the City Council to consider allowing City Council placement of temporary A-frame signs, as requested in letters from N~.issman Automotive and Park Vasona Chevron. At its meeting of August 21, 1984 the Council considered letters from Niussman Automotive and Park Vasona Chevron regarding the placement of A-frame signs. The businesses are requesting that their A-frame signs advertising smog inspection be allowed to remain for six months. The Council referred this item to the Planning Commission for review and recommendation. I~ir. Kee concluded that Staff has taken the strictest interpretation of the code, and is recommending that the Commission uphold current policy and disallow the requested signs. Commissioner Kasolas asked how these A-frame signs differed from a "For Sale" sign on apiece of property. P~fr. Kee noted that "For Sale" signs are allowed by the code, and these types of temporary signs are allowed for 90 days under the ordinance. Coitnnissianer Howard stated that he saw no reason for A-frame signs.. The businesses do have small signs given to the station announcing the smog certifications, and these can be readily seen. He added that these types of signs are an. eyesore, and sometimes become a visibility problem. -11- Commissioner Christ stated that these signs have been in use for 3-4 months. and, in his opinion, there has been ample time for the applicants to come up with some other type of signing. He felt that additional time was not appropriate. Mr. Jim Campbell, 201 E. Hamilton Ave., spoke in favor of allowing A-frame signs, noting that they increased his business when he had his set out on the street. Mr. Lee Hussman, 3303 S. Winchester Blvd., stated that his sign has a profess sional look, and is not set in the public right-of-way. He noted that he is advertising a new service to the community, and these signs are necessary to let his customers know that he provides this service. D4r. M~ssman added that the property owner is currently working on a permanent sign for the develop- ment. Mr. Scott McVea, 3405 S. Winchester Blvd., stated that other businesses in the areahave temporary signs. He continued that the banners he has pur- chased are not effective, nor are newspaper ads; however, the A-frame signs are bringing business in to his station. He noted that he would like to be in accord with the law, however he felt it was important the the A-frame signs stay up. At Commissioner Christ's request, Mr. Kee explained the types of temporary signs which are allowable under the code. Dir. Kee continued that the appli- cants could apply to the Council to change the wording in the code to whatever they feel would be appropriate; however, they may wish to take into account the actions of the Commission and the Council before doing so. Chairman Dickson explained the history of the sign ordinance, and the fact that the City does not have an active sign enforcement program because of minimal. staffing. Commissioner Kasolas cited the recent problem with cargo storage containers, and the solution which evolved in the use permit process. He suggested that in cases where there is a new service available (in this case, State mandated), one consideration might be to have such a use permit process. He added that the Commission sepnd too much time on signs. D'fr. Hussman stated that the law does. need to be changed, and that he feels strongly enough about this issue that he is asking for a jury trial when he goes to court for his citation; however, he would rather be in compliance with the system. Commissioner Christ noted that one of the problems he has with these temporary types of signs is that some of them have been in existence so long, they are no longer temporary. At what point do the signs become ineffective and are they taken down. Mr. McVea stated that he felt if additional time were allowed he would be able to come up with a permanent signing program, in that he was working with his company representative at this time. Chairman Dickson suggested the Commission go along with the Staff recommendation; however, the Commission should ask the Council to look into this area. -12- Commissioner Kasolas stated that there appears to be a problem for the business- men when they have a new product or service. Ohl the other side, we have a com- - munity that does not want to be littered with signs. Perhaps a use permit pro- cess could allow for a temporary permit for a specified time frame (30-60-90 __ days), and guidelines for the size, display areas, etc. Ni/S: Kasolas, Christ - That the Plarming Commission recommend that the City Council maintain the current policy regarding A-frame signs and disallow the requested A-frame signs; and, that the City Council refer the matter of temporary signs back to the Planning Commission for study of a possible ordinance addressing these signs under a use permit application process. Notion carried unanimously (6-0-0). Commissioner Fairbanks stated that the Commission would want to be very care- ful with this topic in that while the businessmen consider signing as a sel- ling tool, the Commission sees signs as a method of identification that tells where someone is located--is signing a means of advertising Ar a means of identification. *** Commissioner Kasolas left the Chambers at 10:30 p.m. He indicated his con- currence with Staff reooimnendations on both of the following items on the agenda. ~** Referral from Referral from City Council regarding setbacks in City Council Residential Zoning Districts. NIr. Kee reviewed the background of this item, noting that it is Staff's. opinion that the current residential setback and height standards have worked well in the past and added a greater degree of flexibility than might be allowed by other cities. However, Staff can support increased setback requirements and lower height limits if the Commission and Coun- cil consider such changes desirable. Setback and height limits are, to a large part, subjective with no precise method for determining what is right for the City. It is up to the Commission, Council, Staff and the public to adopt those standards which will create the type of develop- ments which axe desired in the City. Commissioner Fairbanks stated that she was is agreement with Staff's recommendations for the most part. She expressed a concern about the building heights and felt that it should be considered further, noting her difficulty with having a blanket restriction of one-story for the entire City. Commissioner Howard commented as follows: (1) Rear Yard Setbacks: the ~~ current City policies do not create a problem; total disagreement with a 20' setback requirement--it is too much--should be a lower figure. (2) Side Yard Setbacks: definitely agree it should stay the same; it would not be feasible, in many cases, to build a house on a vacant lot. (3) Front Yard Setbacks: think current 15' is mare than adequate--no -13- reason to change. (4) Height: total disagreement with reducing the height, and against telling someone they cannot have a two-story house. Limiting homes to one story would limit solutions to housing prices and needs, (5) Accessory Buildings and (6) Non-Conforming Buildings: support the recommendations of Staff . Commissioner Christ asked about the provision for parking in residential areas, noting that a lot of the potentially developable roperties don't have on-site parking presently available. He asked if these policies would encourage people to put in a garage and second living unit, and if there could a limit to the adding of another garage and driveway. Mr. Kee indicated that it would be up to the Commission to approve or decry a secondary living writ, thereby providing for review of the parking. Staff's position would be-that the parking would have to meet the code. Mr. Lee Peterson, 1156 Audrey Ave., stated that the current setbacks are not in accordance with the current General Plan, which requires maintaining of the rural atmosphere is the San Tomas Area. Mr. Peterson commented as follows: (a) opposed to 5' setbacks - Campbell-only local City with 5' setback - this is root consistent with rural character; (b) protection of privacy is needed from two story structures - referenced City of Los Altos; (c) consideration of window locations on second stories; (d) granny units- stricter regulations needed; (e) requirement that on all future lot splits all buildings are in conformance with revised setbacks. Mr. Bruce Reid, 1509 Walnut Drive, stated that a study session should be held on this issue; noted that this issue is not about R1-6 lots, but rather the larger sites; and cited examples in his neighborhood that would be unharmonious if the current setbacks were adhered to. Commissioner Howard noted that he was aware that many people on Audrey had over-sized lots; however, the majority of lots in Campbell are 6,000 sq.ft. The Commission must look at this ~rlnerall situation. He agreed that a 5' rear setback is low, however, he felt that 20' could be in excess. Mr. Chuck Mallory, 1073 Lucot Way, asked for a study session; and, stated that he felt it is imperative for the Commission to listen to what the residents say. He added his concern about the granny units turning into little apartments. He spoke in fawr of restrictions based on lot size and character of neighborhoods. Ms. Dorothy Shattock, 391 California St., stated her concern with restricting two story homes, and felt that there should be guidelines addressing the footprint and bulk of a home as it relates to the surrounding neighborhood. Commissioner Fairbanks asked that a study session be considered. Mr. Mallory asked for a moratorium. Chairman Dickson explained that moratoriums can only be set by the Council; and that the Planning Commission has the authority to see that projects _' are harmonious with the neighborhoods. Chairman Dickson suggested this item be continued to a future Planning Commission meeting, allowing adequate time for commuiication with the Council regarding a study session. -14- Chairman Dickson noted correspondence regarding this issue from Mr. and Mrs. Lloyd Kruger, 1190 Steinway Avenue (attached hereto). Commissioner Christsuggested that consideration be given to situations where a backyard abuts another's sideyard--perhaps this could be specifically add- ressed in arty report/recommendations being sent on to Council. M/S: Howard, Christ - That the issue of setbacks in residential zones be continued to the Planning Commission meeting of October 23, 1984; and, that the Planning Commission request a study session with the City Council on this issue as soon as possible; and, that the information discussed this evening be forwarded to the Council. Motion carried unanimously (5-0-1). *** Staff Report P.nvironmental Review Process - City's policies and procedures for implementing CEQA. It was the consensus of the Commission that this item be continued to the Planning Commission meeting of September 25, 1984 due to the lateness of the hour. *** OTHER TTED~ BROUGHT UP BY COIMTISSIONERS Chairman Dickson and Commissioner Howard noted they would not be able to attend the Study Session scheduled for September 13, 1984. M/S: Perrine, Christ - That the Planning Commission meeting be adjourned. The meeting adjourned at 11:10 p.m. APPROVED: J. DuW a Dickson irman ATTEST: Arthur A. Kee cretary RECORDED: Linda A. Dennis cor ~.ng cretary CONDITIONS OF APPROVAL : S 84-16 APPL i CAT I ON OF : (~~~ B. s ~ rE ADDRESS : 535 Westchester Ih'. P c KTC : 9-11-84 l Revised elevations and/or site plan to be approved by the Plannin Director upon recommendation of the Architectural Advisor, wit n 30 days of the Planning Commission approval. n/a Revised elevations and site plan to be approved by~the Site & Architectural Review Committee and the Planning Commissio with- n 30 days of City Council approval. 2 Property to be fenced and landscaped as indicated and/or added in red on 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 for approval of the Site & Architectural Review Committee and/or Planning Commission prior to app ication or a ui ing permit. n a Landscaping plan indicating type and size of plant material, and location of irrigation system to be submitted for approval of the Planning Director prior to application fora building permit. 4 Fencing plan indicating location and design details of fencing to be submitted for approval of the Site and Architectural Review Committee prior to application for building permit. 5 Applicant to either (1) post a faithful performance bond in the amount of $ 50 000 to insure landscaping, fencing, and striping of parking areas wit in 3 months of completion of construction; or (2) file written agreement to complete landscaping, fencing and strip- ing of parking areas prior to application for a building permit. 6 Applicant to submit a plan, prior to installation of PG&E utility (transformer) boxes, indicating the location of the boxes and screening(if boxes are aboveground) for approval of the Planning Director. 7 Applicant to submit a letter, satisfactory to the City Attorney, limiting the use of the property to: Phase I - 300,000 gross sq. ft.; Phase II - 420,000 gross sq.ft. Research and Development use. 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. *n/a: not applicable to this application. PArE 2 CONDITIONS OF APPROVAL: S 84-16 APPLICATION OF: Chin, B. SITE ADDRESS: 535 Westchester Dr. The applicant is notified as part of this application that he/she is required to meet the following conditions in accordance with Ordinance of the City of Campbell and Laws of the State of Califo mia. A All parking and driveway areas to be developed in compliance with Section 21.50 of the Campbell Municipal Code. All parking spaces to be provided with appropriate concrete curbs or bumper guards. B Underground utilities to be provided as required by Section 20.16.070 of the Campbell Municipal Code. C 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 tele- vision cables, etc. D 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 the Building Depart- ment (Section 21.68.030 of the Campbell Municipal Code). E 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 Ya11ey Disposal Company. This requirement applies to all single-family dwellings, multiple apart- ment units, to all commercial, business, industrial, manufacturing, and construction establishments. F Trash container(s) of a size and quantity necessary to serve the development shall be located in area(s) approved by the Fire De- partment. 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. ~ Applicant shall comply with all appropriate State and City re- quir'ements for the handicapped. n a 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. -~- Applicant is hereby notified that he will be required to pay Park Dedication in-Lieu Fee which will be assessed at the time the subdivision map is submitted. STANDARD FIRE HAZARD ABATEMENT COMMENT: 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 ctiminences . A11 existing structures shall be kept secured by having windows boarded up and doors sealed shut, or be demoliah- •d or removed from the property. Sect. 11.201 i 11.414, 1979 Ed. Uniform Fire Code. PAGE 3 CONDITIONS OF APPROVAL: S 84-16 - APPLICATION OF: Chin, B. SITE ADDRESS• 535 Westchester Dr. -- PLAi~L~1ING DEPAR'IT~N'f H. Applicant shall submit evidence, satisfactory to the City Attorney, indica- ting that off-site improvements have been completed or will.be completed prior to issuance of occupancy permit. I. In the event that Cristich Lane access is not obtained within two years from the date of approval, then revised plans shall be submitted indicating how the undeveloped acres of the site will be used. FIRE DEPARTMENT J. All buildings shall be provided with ~ automatic sprinkler system supervised by Central Station Alarm company. K. On-site fire hydrants shall be provided within the complex spaces at 300' intervals along access roads. L. Individual fire hydrants shall supply 1500 gpm fireflow. M. 20 ft. wide access roads shall be provided throughout the complex with a turning radius not less than 40 feet on curves. N. Declaration of intended occupancy shall be provided for each building. 0. Storage and use of hazardous materials is not allowed in B-2 occupancies. P. Provide a Class I standpipe in both stairwells of Building 6. BUILDING D£PAR'IT~4-TTT ~. 30' separation between buildings 4 ~ 5 may require protected openings. (Sec. 2003 (b) i1BC) PUBLIC WORKS DEPARTr~NT R. Developer to enter into an agreement and post sec~aity (a bond amount of $1,200,000) to provide all costs for acquisition of right legal costs, administrative costs, and construction of improvements, reconstruction of Cristich Lane as a public street between McGlincey Lane and the pro- ject site to provide prv'ects access as approved by the City Engineer. The developer's responsibilities outlined above are dependent on the formation of a Local Improvement District (assessment district which may be created by future City Council action). (Condition adapted by City Council on January 17, 1984.) S.. Install an actuated signal at Comer and McGlincey, provide left turn - and through lanes on Curtner eastbound and left turn and right turns on southbound McGlincey Lane. The applicant is notified that he/she shall comply with all applicable Codes or Ordinances of the City of Campbell which pertain to this development and are not herein specified. PAGE 4 CONDITIONS OF APPROVAL: S 84-16 APPLICATION OF: ~~~ B. SITE ADDRESS: 535 Westchester Dr. T. Impmveme~nts as required by City Engineer to increase visbility on Curtner from McGlincey to Camden. U. Project is approved for construction as follows: (a) Build-out of all 5 buildings in one phase. In this case, the applicant shall provide additional access to the pmject from McGlincey Lane along Cristich Lane. Cristich Lane to be im- proved in accordance with requirements of the City Engineer from I-lcGlincey Lane to project site; or (b) Pmject to be constructed in two phases, as follows: Phase one -Four (4) buildings having a total of not ncre than 300,000 gross square feet of floor area may be constructed on the site without providing access to the site over Cristich Lane. Phase. Ztao - Otte (1) building having a total of not more than 120,000 gross square feet of floor area Wray be con- structed on the site provided thatthe applicant is able to provide additional access to the project from McGlincey Lane along Cristich Lane. Cristich Lane to be improved in accordance with requirements of the City .Engineer from McGlincey Lane to project site. V. In the event this project is built in two phases, applicant shall nndify the intersection of Cristich Lane and McQ incey Lane in Phase fie, as per the requirements of the Public Works Director. W. 1~bdify McGlincey Lane striping and signing to provide a left turn lane at the site entrances. Y. Install an actuated signal at Tkiion and McGlincey. Build ultimate street improvements on McGlincey and Ihion within 300 feet of the intersection to facilitate signal installation. Y. Acquire right-of-way and construct improvements to provide southbound right turn lane on Union Avenue north of Bascom Avenue. City of San Jose and County of Santa Clara approval to be obtained by developer for this improvements. Z. rbdify the intersection of Union and Campbell tD provide two northbound left turn lanes. This will include acquisition of right-of-way and _ ultimate street improvements on Union Avenue within 300 feet of the ~~ intersection to facilitate signal installation. The applicant is notified that he/she shall canply with all applicable Codes or Ordinances of the City of Caempbell which pertain to this development and are not herein specified. PAGE 5 OONDITIONS OF APPROVAL: S 84-16 APPLICATION OF: C}~n, g, SITE AD~RESS• 535 Westchester Dr. AA. Acquire right-of-way and construct improvements at the Gtatner-Highway 17 intersection as required by Cmnpbell City Engineer to mitigate the impact of this project to the extent t the level of service cbes not deterio- rate in excess of 2$ during peak hour movements. City of C~bell, County of Santa Clara, and State Department of Transportation approval to be obtained by developer for this improvement. BB. Process and~file a parcel map to combine the lots. NOTE: ALL CONDITIONS TO BE MET iNDER PHASE ONE, iNLFSS O'I1~RWISE STATED. POLICE DEPAR'ITflIVT AA. Conditions as indicated in memorandum dated November 7, 1983 from Donald R. Burr, Chief of Police (attached as page 6 of these conditions). ~ The applicant is notified that he/she shall comply with all applicable Codes or Ordinances of the City of Campbell which pertain to this development and are not herein specified. COND/ T IONS OF Ar>•ItOVAL S 84-17 APf•L i CAT 1 ON OF : Bl1Tt1S ~ B. f 1 TE ADDRESS : 892 Camden Ave. r c kTG : 9'11-84 1 Revised elevations and/or site plan to be approved by the _P_la~nnin~ Director upon recommendation of the Architectural Advisor, with 30 days of the Planning Commission approval. n/a Revised elevations and/or site plan to be approved by~the SiT'te_ & Architectural Review Committee and/or the Planning Commission with- n 30 days of Planning Commission approval.. 2 Property to be fenced and landscaped as indicated and/or added in red on 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 for approval of the Site & Architectural Review Committee and/or Planning Commission prior to app ication or a u~ ing permit. Landscaping plan indicating type and size of plant material, and location of irrigation system to be submitted for approval of the Planning Director prior to application fora building permit. 4 Fencing plan indicating location and design details of fencing to be submitted for approval of the Planning Director prior to applica- tion for building permit. S Applicant to either (1) post a faithful performance bond in the amount of ~ 3000 to insure landscaping, fencing, and striping of parking areas w t in 3 months of completion of construction; or (2) file written agreement to complete landscaping, fencing and strip- ing of parking areas prior to application for a building permit. 6 Applicant to submit a plan, prior to installation of PG&E utility (transformer) boxes, indicating the location of the boxes and screening(if boxes are aboveground) for approval of the Planning Director. ~ Applicant to submit a letter, satisfactory to the City Attorney, limiting the use of the property to: square feet of office use, 5196 square feet o s~cu~tive industrial/warehouse use, and square feet of warehouse use, prior to issuance o a u ing permit. 8 A11 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. +n/a: not applicable to this application. PAGE 2 CONDITIONS OF APPROVAL: S 84-17 APPLICATION OF: Burns, B. SITE ADDRESS: 892 Camden Ave. The applicant is notified as part of this application that he/she is required to meet the following conditions in accordance. with Ordinance of the City of Campbell and Laws of the State of California. 10 All parking and driveway areas to be developed in compliance with Section 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 tele- vision cables, etc. 13 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 the Building Depart- ment (Section 21.68.030 of the Campbell Municipal Code). 14 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 apart- ment 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 De- partment. 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 re- quirements for the handicapped. 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. Applicant is hereby notified that he will be required to pay Park Dedication In-Lieu Fee which will be assessed at the time the subdivision map is submitted. STANDARD FIRE HAZARD ABATEMENT COMMENT: 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. A11 existing structures shall be kept secured by having windows boarded up and. doors sealed shut., or be demolish- ed or removed from the property. Sect. 11.201 & II.414, 1979 Ed. Uniform Fire Code. PAGE 3 CONDITIONS OF APPROVAL: S 84-17 APPLICATION OF: Burtis, B. SITE ADDRESS: 892 Camden Ave. PUBLIC WORKS DEPARTI~NT A. Install street improvements across the frontage of the property. B. Obtain an excavation permit, pay fees and post surety for. all work within the right of way. FIRE DEPARTN~1'T C. Exit door (man-door) required from shop area - door shall swing in direction of egress. D. Trash enclosure shall be located on exterior of building. E. 20' fire lane required to the rear of the property - no parking allawed. F. Obtain Fire Dept. permit to operate automotive business. PLANNING DEPAFtT~VT G. Applicant to submit a letter satisfactory to the City Attorney stating that no cars waiting to be dismantled, disabled, or wrecked cars shall be parked or stored outside the building. In addition, no parts or materials shall be stored or placed outside the building. The applicant is notified that he/she shall comply with all applicable Codes or _ Ordinances of the City of Campbell which pertain to this development and are not herein specified.