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PC Min 05/22/1984PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA 7:30 P.M. MINUTES MAY 22, 1984 The Planning Commission 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 Com~nissianers: Kasolas (7:40 p.m.), Perrine, Howard, Campos, Fairbanks, Dickson; Planning Director Arthur A. Kee, Principal Planner Philip J. Stafford, City Attorney J. Robert Dempster, Engineering Manager Bill Helms, Recording Secretary Linda Dennis. Absent None APPROVAL OF MINU'T'ES May 8, 1984 M/S: Fairbanks, Howard - That the minutes of the T~ nr+~ i -~ z ('excwn i r r ~ nay mrtn.~' in tt~ ~ 11fF1~ r_ ~ ~ Q Q/~ ~~ '1n1+ _.._ _~__-- _ __ i ~~ iv' 9p --_ _- ~ -2- Commissioner Kasolas stated that it should be realized that each commissioner is, in fact, an employee of the City and has to financially report as such. If there is a personnel problem, the Council, in the past, operated in execu- tive session to discuss those problems- whether related to an employee or a _ commissioner--there is precedence for that. Another problem is the possibility of making the commissions very political. Commissioner Ka.solas continued that it appeared to him that the Council, in it's own power, can either reappoint or not. Whether this is to publicly ridicule a particular commissioner, whether it be on this Commission or another, he did not feel this was appropriate. He felt that there are many ways to handle a problem--if the Council seeks removal of a particular person(s) that does not follow a particular political philosophy--the procedure is there. There is no reason to add this practice. Commissioner Ka.solas concluded that if, in fact, commissioners should only serve two terms then that should be the policy of the Council--and the Council should only serve two terms. That has not been the direction of this Commission; however, the serving of two terms may not be a bad idea. Chairman Dickson stated that he did not see anything wrong with the approach the Council is taking, except that if it's being done differently than in the past it's going to have the stigma. as stated. earlier.. Perhaps something should be put into the policy to address the situation of someone filling out the term of another commissioner. Commissioner Fairbanks stated that she appreciated the Council referring this issue to the Commission for it's input. Commissi.~oner Campos stated that if a commissioner is going to be evaluated, there should be some guidelines set up; and, that commissioners have a right to know what they are going to be evaluated on. Vice-Mayor Ashworth indicated that the Council is looking for direction on this item. Commissioner Ka.solas suggested that the Commission review this proposed policy; and, as is normal procedure, try to find out what surrounding jurisdictions do-- ask Staff to find this information and report back to the Commission. He con- tinued that he did not believe the Commission should recommend any specifics this evening without having all the facts before them; and, that it would appear to him that the Council would be able to provide the Commission with the specific legal requirements fora Plarming Commissioner. He suggested that this item be deferred to the next meeting. Commissioner Fairbanks stated that she would like to record to show her comments on this issue. Regarding Commissioner Ka.solas' suggestion--she felt that if the Council wished to study the issue--that is their place to study. The issue is not an ordinance, but rather more of a policy. Chairman Dickson requested Staff to come back to the Commission with a report regarding what surrounding cities Current practices are, as well as any legal constraints or ramifications. Conanissioner Campos asked that this report contain information regarding the qualifications set for commissioners in these cities and if there is an evalua- tion procedure--what criteria is used. ~~~r -3- CONM[JIVICATIONS N1r. Kee noted that communications received pertained to specific items on this evening's agenda and would be discussed at that time. ARCHITECT[IRAL APPROVALS NM 84-06 Continued application of Mr. Ken Sternburg for approval Sternburg, K, of modifications to the exterior elevations to an exist- irig•; restaurant (Remington's) on property known as 1730 W. Campbell Ave. in a C-1-S (Neighborhood Commercial) Zoning District. Commissioner Howard reported that this item was before the Site and Architectural Review Committee, and the Committee is recommending a continuance in order that the applicant may submit revised plans addressing concerns indicated in the Staff Comment Sheet. N!/S: Fairbanks, Perrine - That NM 84-06 be continued to the Planning Commission meeting of June 12, 1984. Notion carried unanimously (6-0-0) . ~*~ NM 84-13 Continued application of Mr. 0. J. Mitchell for a Mitchell, 0. modification to approved plans to allow the reallo- cation of use so as to utilize the entire existing building at 1386 Whiteoaks Rd. for automotive re- lated uses. NIr. Kee reported that Staff is recommending a continuance of this item in order that the applicant may meet with the City Attorney. Staff is of the opinion that this issue can be resolved by the next Planning Commission meeting. Commissioner Howard noted that if the applicant does not make an effort to meet with the City Attorney, the Ca~nmission should seriously consider this item at its next meeting. Commissioner Perrine noted his agreement, and felt that the Commission is stretching itself more than half-way. NI/S: Fairbanks, Howard - That NM 84-13 be continued to the Planning Commission meeting of June 12, 1984 in order that the applicant may meet with the City Attorney. Motion carried unani- mousl~ (6-0-0). ~~* bT~t 84-16 Application of Ms. Dolores Sheffield for approval of Sheffield, D, plans and elevations to allow the establishment of a flower shop in the parking lot of the Campbell Plaza. Shopping Center at Winchester Blvd. and Budd Ave. on property known as 2396 S. Winchester Blvd. in a C-2-S (General Commercial) Zoning District. -4- Commissioner Howard reported that this item was before the Site and Architectural Review Committee. The Committee is recommending approval, subject to conditions -- listed in the Staff Comment Sheet and the addition of a condition specifying that ~ revised plans are to be submitted and approved by the Planning Director. Commissioner Fairbanks asked about the process for setting up kiosks in shopping centers, and how the City controlled this type of use; if Staff is comfortable that if this person goes out of business there is a means by which to clean this use up; if the other businesses in the center are aware of this proposal; and, if approval of this use ~rould cause any parking problems. Mr. Kee responded that this type of use can only be applied for in shopping centers which have 5 or more acres, or unless along a street with more than four moving lanes of traffic with a shopping center. The description used herein of minor edification applies to a modification being proposed to an already approved shopping center. Regarding the cleaning up of the structure should the business close, Mr. Kee noted that the issue could be brought back before the Commission should there be a problem. To Staff's knowledge, the other businesses in the center do not know of this proposal in that this minor modification is not inwlved in the public hearing process, therefore notices were not mailed to surrounding uses. Staff is of the opinion that this proposal will not cause parking problems in that there appears to be excess parking in this shopping center. In conclusion, Mr. Kee stated that Staff is of the opinion that this use will be a positive addition to this center. M/S: Kasolas, Howard -That the Planning Commission approve ~ 84-16, subject --, to conditions listed in the Staff Comment Sheet, with the addition of a condition specifying that revised plans are to be submitted addressing the concerns expressed in the Staff Comment Sheet for approval of the Planning Director. Motion carried tmanimously (6-0-0) . ~~* R 84-06 Request of Mr. Richard Pasek for a reinstatement of S 82-16 previously approved site plans allowing the estab- Pasek, R. lishment of a lumber yard on property known as 940 McQincey Ln. in an M-1-S (Light Industrial) Zoning District. Mr. Kee reported that in January 1983 the Planning Commission approved the applicant's site and architectural application allowing the establishment of a lumber storage yard on the subject property. This approval required the applicant to satisfy the conditions of approval within 45 days of the Commission's action or to vacate the property by May 12, 1983 (subsequently amended to June 12, 1983). The storage use had been in operation several years without receiving approval of the City. As of this meeting, the applicant has not satisfied the conditions of approval, nor has he discontinued the use of the property. He is now requesting a reinstatement of the previous approval for a lumber storage _ yard, in that the previous approval expired January 11, 1984. Mr. Kee continued that Staff is of the opinion that the proposed use is accept- able, if a number of improvements. are provided prior to occupancy of the project site. However, due to the lack of progress in satisfying the previous conditions, Staff is of the opinion~~.that the Commission should not approve a reinstatement -5- until the subject property is vacated. The previous approval of the lumber storage yard use by the Commission did not give the applicant the incentive to install these improvements, consequently, Staff feels that a reinstatement of this approval provides no further guarantees, and would recorrnmend denial of this request. Mr. Dempster stated that he met with the applicant, Mr. Pasek, in the Los Gatos M~micipal Court this morning, in that the City has a citation issued against him; however, the hearing was continued to July 17, 1984. Mr. Pasek did pre- sent, this morning, various contracts he has to construct the various items required by the Planning Department to bring this property into conformance. Mr. Dempster asked the Commission to consider that Nh~. Pasek has informed Staff that he would have this work done, if the approval is reinstated,within the next 2-3 weeks. Mr. '.Dempster na.ted that,.'in light of the fact that the City is ultimately after conformance, he would ask that the Commission consider reinstating this project under the conditions previously imposed which the stip- ulation that all these items be wmpleted no later than July 17, 1984. Mr. Richard Pasek, 797 Dry Creek Rd., stated that he is in agreement with Mr. Dempster. Mr. Dempster pointed out that the applicant can put the required fire hydrant in place, however, the Water Department cannot promise to make the connection. The Planning Staff has indicated that all the items required to bring the pro- perty into conformance, including but not limited to the fire hydrant, wall, driveway, driveway, fence in front, and proper landscaping, are to be completed prior to July 17, 1984. Responding to a question from Commissioner Campos regarding the Code, Mr. Dempster noted that if the applicant is found guilty by the court he will be fined and as a condition of his probation he will be required to bring the property into con- formance. This case has not been dismissed by the City Attorney's office, and if compliance is not met, it will still be heard in court. Commissioner Campos noted that he is prepared to recommend denial based on the history of this case. Mr. Kee noted that he would concur with the City Attorney's recommendation, in that the objective is compliance. Commissioner Kasolas asked how long this application has been before the Commission. Mr. Kee noted that the application for site approval was submitted in December 1982, and first heard by the Commission in January 1983. Commissioner Howard noted his agreement with Commissioner Campos, stating he would be willing to try one more time to resolve this problem only out of respect to the City Attorney. _. Commissioner Kasolas stated that he is reluctantly fawring the City Attorney's recommendation . Commissioner Campos stated his agreement with Commissioners Kasolas and Howard. -6- M/S: Howard, Fairbanks -That the Planning Commission reinstate R 84-06 (S 82-16) until July 17, 1984. If for any reason, the conditions of approval are not complied with, excepting the possibility of the water department being unable to hook up the fire hydrant, further requests for reinstatement will not be considered until the subject property is vacated, and the original application shall be considered null and wid. Notion carried unanimously (6-0-0) . *~~ R 84-07 Request for reinstatement of previously approved ZC 83-02 plans for athree-unit condominium project on pro- Reed, S. perty lmown as 236 N. Central Ave. in a C-PD (Condominium-Planned Development) Zoning District. Commissioner Howard reported that the Site and Architectural Review Committee is recommending reinstatement of this project. Ni/S: Fairbanks, Howard -That the Planning Commission reinstate ZC 83-02 subject to previous conditions of approval , and recommend approval of the revised development schedule as indicated in the Staff Comment Sheet. Notion carried unanimously (6-0-0). ~~e~ S 84-12 Application of Ms. Kathryn Hetzer, an behalf of Public Storage Public Storage Inc., for approval of plans and elevations to allow the construction of a mini- warehouse facility on property lmown as 175 Curtner Ave. and 905 F, 951 McQ incey Ln. in an M-2-~ (Heavy Industrial) and M-1-S (Light Indus- . trial) Zoning District. Commissioner Howard reported that this item was considered by the Site and Architectural Review Committee. The Committee is recommending a continuance to June 12, 1984 in that there are some major problems with ingress/egress to the site, as well as concerns about the locations of the buildings. The applicant is in agreement with the continuance. Commissioner Fairbanks noted her concern with the proposed orange color for the doors and striping. N1/S: Perrine, Howard - That S 84-12 be continued to the Planning Commission meeting of June I2, 1984 in order that revised plans may be submitted addressing concerns expressed in the Staff Comment Sheet, as well as concerns expressed by the Site and Architectural Review Committee and the Planning Commission. Notion carried unani- _ rrously (6-0-0) . * ~ ~ -7- S 84-13 Application of Mr. Randall Lowe, on behalf of CarSavers CarSavers of Northern California, for approval of plans and eleva- tions to allow a modification to an existing gasoline station to accommdate a lube and oil change service on property known as 1387 Camden Ave. in a C.-1-S (Neighborhood Commercial) .Zoning ~District~. Commissioner Howard reported that this item was considered by the Site and Archi- tectural Review Committee. The Committee is recommending approval, subject to conditions as listed in the Staff Comment Sheet. The applicant has indicated his willingness to meet all the conditions imposed; and, it is the opinion of the Committee that this proposal is an asset compared to previous uses on this site. Regarding the proposed blue color of roofing materials, the Committee and the Architectural Advisor commented that this could be very advantageous. Mr. Randy Lowe, 1440 Koll Circle #3, San Jose, noted that the blue color shown on the rendering is a little more dominant than it will be on the building. He felt that the Commission would find the blue roofing with the white building color very pleasing. Building materials will be as existing, tongue and groove- type metal. Commissioner Howard noted that discussion at the Site Committee meeting also included the fencing on site. The applicant will be repairing and repainting the fencing. Commissioner Fairbanks commented that she is glad to see this use here, and - felt that it would be a real improvement. However, she indicated that she has trouble with the blue roof color, but that this was atrade-off for other things that would be on the site. M/S: Perrine, Kasolas -That the Planning Commission approve S 84-13, subject to conditions as listed in the Staff Comment Sheet. Motion carried unanimously (6-0-0). ~*~ PUBLIC HEARINGS UP 84-06 Public hearing to consider application of Dennis Nbrgan, D. Nbrgan, Psy.D., for a use permit to allow the establishment of aprivate-for-fee psychological counseling office at the Campbell Church of Christ on property known as 1075 W. Campbell Ave. in a P-F (Public Facilities) Zoning District. Mr. Kee reported that the applicant is requesting approval of a use permit to allow the establishment of aprivate-for-fee psychological counseling office in existing office space at the Campbell Church of Christ. The applicant in- dicates that 4-6 clients would be scheduled per day and that approximately 12 parking spaces are located nearby. Staff is of the opinion that the use would not be detrimental to the neighborhood or the City as a whole, and therefore, approval is recommended. - 8- Commissioner Howard asked if it was normal to have a professional office use situated in a church. Commissioner Campos asked if ~ business was an acceptable use in a Public Facilities zoning district; and, if any of the potential clients might be dangerous to the public. Nh~. Kee responded that Staff is taking the approach that this use would be similar to that of a day-care center, which would be allowable in the public facilities district. This proposal is before the Commission for their comments, in that it is not the typical type of service; although, it would appear to be similar to a minister's offices or school counseling facilities. Chairman Dickson opened the public hearing and invited anyone in the audience to speak for or against this item. Dr. Dermis Nbrgan, 149:~N. Central Ave.,. appeared before the Commission to answer questions, and noted that he would envision these services for people ~wYio are able to function in the everyday world. Should patients require additional help, Dr. Morgan would be referring them to area psychiatric units. He noted that he will be able to offer his services for lower-than-normal fees because the Church is providing the office space at a reduced rate. Nfr. Gordon Kruder, 833 Cusmberland Dr., Surmyvale, stated that the Church views this type of use as a service to the oommmity--able to offer assistance to parents and children in the church school, as well as church members. NI/S: Howard, Fairbanks -That the public hearing for UP 84-06 be closed. Motion carried unanimously (6-0-0). Nf/S: Howard, Perrine -That the Planning Commission adopt Resolution No. 2274 approving UP 84-06, subject to conditions as indicated in the Staff Comment Sheet. Notion carried by the following roll call vote: Discussion on Motion Commissioner Fairbanks stated that she will be speaking against the motion. Although she felt that the applicant's proposal was certainly commendable, in that these types of services are usually very expensive, she felt that this type of use did not meet the criteria necessary for location in the Public Facilities Zoning District. Commissioner Kasolas stated that he would be speaking in favor of the motion, in that he felt it was admirable that the applicant came forward with an applica- tion for a use permit, which allows the Commission to condition the use. In addition, the Church has taken it upon itself to provide a necessary service for the aommamity. Vote on Nbtiaal AYES: Commissioners: Kasolas, Perrine, Howard, Campos, Dickson NOES: Commissioners: Fairbanks ABSENT: Commissioners: None * * ~ -9- The Commission:recessed at 8:45 p.m.; the meeting reconvened at 8:55 p.m. ~** GP 84-01 Public hearing to consider the application of Larry Largertt, L. and Virginia Largent for a General Plan Amendment to change the Land Use Element of the General Plan from Low Density Residential to Professional Office on property lmown as 481 Carlyn Ave. in an R-1 (Single Family Residential) Zoning District. Mr. Stafford reviewed this application, noting that Staff is of the opinion that the proposed amendment is consistent with the land uses for the surrounding area. Generally, land uses along Hamilton Ave. are indicated as commercial, professional, office, and multiple family residential. In July of 1981 the City Council approved a similar request for a General Plan Amendment from Low Density Residential to Professional Office for a parcel of approximately the same size at the corner of Milton and Hamilton Avenues. Mr. Stafford continued that a parcel such as this one can be difficult to develop because of its small size. If the General Plan change is approved, the applicant will be required to submit a zone change application and development plans for review and approval from the Planning Commission and City Council. Commissioner Fairbanks asked if the existing home on this property would have to be removed if, and when, the street dedication for Hamilton Avenue is taken. bir. Helms indicated that the structure would have to be removed. Mr. Helms added that a condition of approval .for development of this parcel would require that the developer construct street improvements to align that section of Hamilton Avenue. This would leave only two parcels immediately to the west of this parcel which have not been completed as yet. Chairman Dickson opened the public hearing and invited anyone in the audience to speak for or against this item. Mr. Alvin Beckett, 1330 E1 Solyo, on behalf of 441 N. Carlyn, spoke against the change citing lack of parking arid~overflow of parking into the neighbor- hood; danger to school children at Rosemary School; and, the small size of the lot once the street dedication is made. Mr. Erwin Klockeman, 467 Carlyn, spoke against a commercial use, citing lack of parking and overflow into the neighborhood; and, opposition to a two-story building on this site. Mr. Bikowski, 310 W. Hamilton Ave., spoke against this application, noting the small size of the parcel when street dedication is made, and traffic hazards; and, indicated there would be no objection to a one-story structure with low intensity of use. Mr. Norman Garcia, 432 Salmar Ave., spoke in favor of this development, citing the completion of Hamilton Ave. as a necessary safety measure for traffic. Mr. Garcia felt that on the context of good planning, this property should be zoned for commercial use, noting that he is developing the property across the street on Milton Ave. After street dedication, they were left with a parcel measuring 58'x107', which allowed for placement of a 3700 sq.ft. building with adequate parking on-site. -10- Commissioner Kasolas noted that the building design has not yet been presented for the Commission's review, and that the issue before the Commission this evening is fora change in the land use designation only. Mr. Bikowski stated that the residents are bringing the building design issue to the Commission's attention this evening in that they have heard the structure will be two-story. He added that he has no desire to have any more of his home taken because of improper planning. Mr. Larry Largent, applicant, stated that it is his intention to put a sales office building on the property. The building will be approximately 3400 sc{. ft., with a low intense use. M/S: Howard, Ka.solas - That the public hearing for GP 84-01 be closed. Notion carried unanimously (6-0-0) . Discussion Commissioner Howard felt that for public safety ;this property,and~.the other properties along Hamilton Avenue,-are going to have to conform to the right- of-way to allow Hamilton Avenue to be fully developed. Commissioner Kasolas noted that the Planning Commission-must look ahead. The City is faced with traffic commuting through its boundaries, and the facts indicate an emergency situation on Hamilton Avenue. In an attempt to balance the total needs of the community, it is necessary that Hamilton Avenue be completed in this one remaining area. Commissioner Fairbanks noted her agreement with a suggestion made by NIr. Bikowski that this lot should be joined with the lot to the east, thereby making a better development. She stated that she has concern for the adjoining properties; how- ever, she would be speaking in .favor of this proposal because she felt that a Professional Office designation is appropriate in this location. Commissioner Fairbanks added that when the development application comes before the Commission, she would ask that the Camnission look carefully at the impact the development will have on the adjoining properties. She concluded that she felt the comments regarding the street improvements were valid. Chairman Dickson stated that the planning process usually triesto have transi- tion zones when going from commercial to residential, and that he did not feel comfortable with the transition in this area. Additionally, he was uncomfortable with the lot size; and, felt that there might be some other way to accomplish the completion of Hamilton Avenue without intruding upon Carlyn Avenue. M/S: Howard, Kasolas - That the Planning Commission adopt Resolution No. 2275 recommending that the City .Council adopt an ordinance approving GP 84-01, changing the Land Use Element of the General Plan from Low Density Residential to Professional Office on property known as 48I Carlyn Avenue. Motion carried with the following roll call vote: AYES: Commissioners: Kasolas, Perrine, Howard, Campos, Fairbanks NOES: Commissioners: Dickson ABSENT; Cmrnnissioners: None ~ * ~ -11- GP 84-02 Public hearing to consider the application of Mr. Southbay Richard Mervin, on behalf of Southbay Construction Co.; for approval of a General Plan Amendment to change the Land Use Element of the General Plan from Medium Aensity Residential (14-20 units per gross acre) to Professional Office for properties known as 440 $ 456 Llewellyn Ave. Mr. Stafford reported that the proposed amendment is consistent with the surrounding land uses, and will create a land use pattern which is considered appropriate by Staff in that professional offices is considered a good transition between commercial uses and public facilities. Additionally, professional i. offices will create a good buffer to the single family residential properties to the east of this property. The proposed change of use from Medium Density Residential to Professional Office may potentially increase the traffic generation from this particular site. The particular traffic increase cannot be determined at this time in that a development proposal is not associated with this request, however, in general an office type of use would generate more trips than a resi- dential development of a similar size. Mr. Stafford reviewed the history of this property, noting that zoning for Pro- fessional Office or r~Iedium Density Residential was previously applied for--this zoning designation being supported by the Commission and Staff; however, the Professional Office designation was removed at the Council level.. Regarding the effect of this proposal on the existing application now before the City Council for reinstatement, Mr. Stafford noted that the Council took action to defer a decision on the reinstatement request until this application could be considered. This was done at the request of the surrounding property owners. Chairman Dickson opened the public hearing and invited anyone in the audience to speak for or against this item. Mr. Richard Mervin, 912 Newmont Dr., Sunnyvale, stated that Southbay Construction has approached all the neighbors continguous to this property and has had unani- mous support for atwo-story professional office building that will front onto Llewellyn Ave. The intended design would leave as much room as possible to the rear of the site, allowing for the privacy of the residential neighbors. Mr. Bikowski, 310 W. Hamilton Ave., spoke in favor of this development. Mr. Alvin Beckett, 1330 E1 Solyo, spoke in favor of this development. Mr. Erwin Klockeman, 467 Carlyn Ave., spoke in favor of this proposal. M/S: Howard, Perrine - That the public hearing for GP 84-02 be closed. Motion carried unanimously (6-0-0). Discussion Commissioner Howard asked if approval of this application would eliminate the Medium Density Residential designation from this property. Mr. Kee indicated that this would be the case, the property would then carry a General Plan designation of Professional Office. -12- Commissioner Fairbanks stated that she felt this was a good move, in that the existing proposal for 30 residential units would cause disharmony, and that the Professional Office use would have less effect on surrounding properties. Commissioner Howard noted his concern that another project has gone through, and now the Commission is considering changing the land use, and indicated that he would feel better if the residential designation could be kept on the property in addition to the office designation; however, he understands the concerns of the neighbors, and will be voting in fawr of this change. N1/S: Campos, Fairbanks -That the Planning Commission adopt Resolution No. 2276 recommending that the City Council adopt an Ordinance approving GP 84-02 amending the Land Use Element of the General Plan from Medium Density Residential to Professional Office for property known as 440 ~ 459 Llewellyn Ave. Notion carried with the following roll call wte: AYES: Commissioners: Ka.solas, Perrine, Howard, Campos, Fairbanks, Dickson NOES: Commissioners: None ABSENT: Commissioners: None ~ ~ ~ GP 84-03 Public hearing to consider possible City-initiated City-initiated text amendments to the Housing Element of the General Plan. Nh~. Stafford briefly reviewed the Housing Element revisions for the Commission, noting that the presented draft incorporates several changes, most of which update the information contained in the currently adopted element. In addition, the comments and suggestions from the State Dept.. of Housing F, Commtu~ity Develop- ment have been included. The draft in its present form has been resubmitted to the State, however no comments have been received at this time. Since we have responded to the State's suggestions, Staff does not anticipate arry further amendments being required by the State. Commissioner Kasolas asked what is meant by "3. Analysis of Overpayment, Over Crowding and Special Needs." 1~. Stafford indicated that the Federal Government figures show that not more than 250 of your gross income should be used .for housing; however, if under those guidelines, you are spending more than 25a, you are suffering in some other area. Information regarding income of residents is obtained from census. data. Responding to questions regarding the time frame of this Element, Mr. Stafford noted that since the City already has an adopted Housing Element, there is no urgency 'in this one. Chairman Dickson opened the public hearing and invited anyone in the audience to speak for or against this item. -13- NI/S: Kasolas, Howard - There being no one wishing to speak at this time, it was moved and seconded that GP 84-03 be continued to the Planning Commission meetin of June 12, 1984. Notion carried unanimously (6-0-0~. ~~~ NfISCELi~ANBOUS SA 84-20 Continued sign request - 331 Hacienda Avenue - Vercelli's Vercelli's Restaurant.. Coirnnissioner Howard reported that this rec{uest was considered by the Site and Architectural Review Committee. The Committee wishes to bring this item before the Commission without a recommendation, due to the problems on this particular signage . NIr. Kee stated that Staff has taken the strictest interpretation of the sign ordinance. This sign was constructed some time ago under the previous sign ordinance. The business has changed the sign and repainted it, which constitutes a new sign under the definition of the ordinance. This is the reason for the recommendation for denial. Commissioner Kasolas asked if the repainting of an existing sign would cause it to have to be brought into conformance under the existing sign ordinance. Nir. Kee responded that repainting of the sign would allow it to remain, even if it were non-conforming; however, in this case, Staff is of the opinion that __, there is a new sign in that the name of the restaurant was Anton's and is now Vercelli's. Commissioner Kasolas asked about readerboard signs which change the copy every day. N1r. Kee indicated that readerboard signs, as such, as approved by the Commission prior to construction. However, if the Priuieyard, as an example, were to change it's name--then anew sign permit would be required. Nfr. Joseph Bonacin a, Attorney for the applicant, appeared to represent his client. Ntr. Warren Jacobsen, Architect, requested approval of the existing sign, noting that the restaurant has made. a contribution to the commtmity; that the location of the restaurant warrants the existing sign height; and, the existing signage is not a hazard or distracting in any way. In response to a question regarding the revolving of the sign, NIr. Jacobsen indicated that the revolving mechanism was not in operation; however, the Commission could certainly indicate, as a condition of approval, that the sign not revolve. Commissioner Perrine asked Ate. Jacobsen if he felt that the sign was an exception to the ordinance. N~. Jacobsen indicated that he did not know if the sign was an exception; however, it seemed that the sign meets the purposes of the ordinance (despite height or size) in that it is not obtrusive to the com-mmity. -14- NIr. Kee noted that the Commission definitely has the authority to make the determination that the sign would be appropriate in this particular area. Commissioner Campos asked if an estimated cost of replacement had been calculated should the sign be brought into conformance. N1r. Jose Jiminez, owner of Vercelli's, noted that it would cost approximately $10,000 to lower the sign; and, related that this sign is the only way custo- mers have to find the restaurant. Nfr. Tom Tavares, 1206 Hacienda Ave., spoke in favor of the existing sign. Ms. Dorothy Shattock, 391 California St., spoke in fawr of the existing sign. Commissioner Fairbanks stated that she ultimately follows a conservation view of the signing ordinance; and, based on the location of this business, she finds this sign is a needed identification. Commissioner Howard stated that he normally did not like to approve signs such as this; however, he felt in this instance the owner has shown a hardship because of the location of the business and the cost of replacing the sign. Chairman Dickson stated that he would be opposing approval of this. sign, on the basis that the sign was not in conformance with the ordinance. NI/S: Kasolas, Campos - That SA 84-20 be approved as presented. Notion carried with a w to of 4-2-0, with Commissioners Perrine and Dickson voting "no". ~*~ SA 84-23 Signing request - 3030 S. Winchester Blvd. - Winchester Radiator Winchester Radiator. NIr. Kee reviewed this request, noting that the applicant has erected a sign without a permit and is now requesting approval. Because the sign as pro- posed is consistent, or smaller,. in size that other signs in the center and because the letter size is consistent with the other signs, Staff is of the opinion that it should be approved. Commissioner Howard reported that this item was before the Site and Archi- tectural Review Committee. The Committee is of the opinion that this re- quest is warranted and concurs with Staff's recommendation in that a sign of smaller stature would not be in proportion with the other signs in the center. Chairman Dickson asked if the other signs in the center are in conformance with the ordinance . NIr. Kee indicated that the other signs in the center were approved under the prior sign ordinance. N1/S: Kasolas, Howard - That SA 84-23 be approved as presented. Motion carried unanirrously (6-0-0) . ~~* -15- SA 84-22 Signing request - 156 San Tomas Aquino Rd. - Weight Watchers Weight Watchers. Commissioner Howard reported that this request was considered by the Site and Architectural Review Committee. The Committee is recommending approval on the premise that an additional sign is definitely warranted due to the hardship of the location of the business. The signing is well done, and the location would not be obtrusive. The business is located to the rear of a center where there is no parking available. N1/S: Campos, Ka.solas - That SA 84-22 be approved, subject to the condition that the applicant obtain all necessary permits from the Building Department. Notion carried unani- mously (6-0-0) . ~ * x Fencing Request Request .of.~ ~Nir . Toren Tavares for an 8'.:.fence along the Tavares, T. side and rear property lines on property known as 1206 Hacienda Ave. in an R1-10 (Single Famil Residential - 10,000 sq.ft. minimnmr lot size Zoning District. Commissioner Howard reported that this request was before the Site and Archi- tectural Review Committee . A letter was received from the surrounding pro - perties (attached hereto) indicating approval of the additional fence height. The Committee is recommending approval, subject to the condition that the applicant obtain necessary permits from the Building Department. Commissioner Fairbanks stated that she would be opposing this request, in that the normal procedure calls for an applicant to come before the Commission prior to building a fence that is above the allowable 6' height. M/S: Kasolas, Campos - That the Planning Commission approve the fencing request of Nfr. Tom Tavares on property known as 1206 Hacienda Avenue allowing the placement of a fence 8' in height, subject to the _condit~.on that the applicant obtain all ~necessat~y~.~permits from,the Building Department. Notion carried with a wte of 5-1-0, with Commissioner Fairbanks voting 'ho". ~~~ Fencing Request Request of Ntr. Christopher Reno for a 7' fence Reno, C. along the side and rear property lines on property known as 1135 Harriet Ave. in an R1-9 (Single Family Residential - 9,000 sq.ft. lot minimum) Zoning District. Commissioner Howard reported that this request was considered by the Site and Architectural Review Committee. The Committee is recommending approval. -16- N1/S: Kasolas, Fairbanks - That the Planning Commission approve the fencing request of Nir. Christopher Reno allowing for a 7' fence along the side and rear property lines on property known as 1135 Harriet Ave., subject to the conditions that the applicant obtains any necessary building permits from the Building Department; and, that the fence does not exceed 3-1/2' in the first 15' in from the street pro- perty lines. Notion carried unanimously (6-0-0). * * ~ Request of Nfr. Request of Nir. Deno Evangelista for a determination D. Evangelista by the Planning Commission that the establishment of a student loan office at the Campbell Comntuiity Cen- ter is compatible with the semi-public character of the P-F (Public Facilities) Zoning District. Property is located at 1 W. Campbell Ave. Nlr. Kee reviewed the list of adopted uses allowable in the Campbell Commnity Center; and, noted that since this business is not a commercial bank, and is directly related to supporting students at Condie College, as well as other schools, Staff is recommending approval. Commissioner Fairbanks asked what this use would do to the space availability at the Center. Nir. Kee indicated that this use inwlved the leasing of a relatively small office space from the allocated office space available in the Center. It does not usurp community rooms. NJ/S: Howard, Kasolas - That the Platming Commission adopt Resolution No. 2277 making the determination that the establish- ment of a student loan office at the Campbell Commmnity Center is compatible with the semi- public character of the P-F (Public Facilities) Zoning District. Motion carried unanimously (6-0-0). ~~r~ ADJOt.IRNMf»1~iT N1/S: Kasolas, Campos - That the Platming Commission meeting be adjourned. The meeting adjourned at 10:17 p.m. APPROVED : J . Du~1~a a .Dickson airman ATTEST: Arthur A. Kee cretary REOORDED: Linda A. Dennis cor ing cretary OONDITIONS OF APPROVAL: NM 84-16 APPLICANT: D. Sheffield SITE ADDRESS: 2396 S. j9inchester Blvd. Campbell Plaza Shopping Center P. C. P4tg.: 5/22/84 BUILDING DEPARTMENT 1. Building and electrical permits shall be required. FIRE DEPARTMENT 2. Roof covering shall be fire retardant. 3. Provide 2A:lOBC fire extinguisher. PLANNING DEPARTMENT 4. Revised plans to be submitted addressing concerns expressed in Staff Comment Sheet of May 22, 1984 for approval of the Planning Director.