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PC Min 06/14/1983PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA TUESDAY, 7:30 P.M. MINUTES JUNE 14, 1983 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, 75 N. Central Avenue, Campbell, California. ROLL CALL Present Commissioners: Kasolas (8:00 p.m.), Campos, Meyer, Howard, Dickson, Kotowski; Planning Director Arthur A. Kee, Principal Planner Philip J. Stafford, City Attorney J. Robert Dempster, Engineering Manager Cill Helms, Planner II Marty Woodworth, Recording Secretary Linda Dennis. Absent Commissioners: Fairbanks APPROVAL OF MINUTES May 24, 1983 It was moved by Commissioner Howard, and seconded by Commissioner Dickson, that the Planning Commission minutes of the May 24, 1983 meeting be approved with -- the following corrections: (1) Page 12 - "Commissioner Howard stated that the density is being increased a little too much, and asked about the possibility of Low-Medium Density Residential and/or 6e~e~eial Professional." (2) Commissioner Dickson noted that with ~egard.to the approval of the minutes of May 12, 1983, he had not abstained, and was in agreement with approval of these minutes. Commissioner Dickson commented that he felt Commissioners should not abstain from approval of minutes if they were absent from the subject meeting. Notion for approval of the May 24, 1983 Planning Commiss~,on minutes carried unanimously. ~ ~ ~ COMMUNICATIONS Mr. Kee noted that communications received pertained to specific items on the agenda and would be discussed at that time. i Chairman Kotowski called the Commission's attention to a communication from Commissioner Fairbanks indicating that she would not be present for the next four meetings. Additionally, Chairman Kotawski requested that this evening's agenda be modi- fied to take Item No. 11 first due to the nature of this item and the length -2- of this evening's agenda. There has also been a request for continuance of Item No. 10 (TA 83-05), and this will be considered under the Public Hearings section of this evening's agenda. ~~* MISCELLANEOUS ZC 80-11 Request of Mr. Lester Wyman for reinstatement of prev- Wyman, L. iously approved plans allowing the construction of six townhomes on property known as 196 Shelley Avenue in a PD (Planned Development/Low-Medium Density Residential) Zoning District. Mr. Kee reported that Staff is recommending reinstatement of these previously approved plans, and adoption of the revised development schedule stating that (1) construction to begin within six months of final approval; and (2) con- struction to be completed within one year of starting date. It was moved by Commissioner Meyer, and seconded by Commissioner Howard, that the Planning Commission reinstate it's approval of ZC 80-11 and adopt the revised development schedule as presented, per Staff recommendation. Motion carried unanimously. ~ * ~ ARCHITECTURAL APPROVALS PD 81-06 Consideration of revised plans to allow the construction Capitola Knolls of an office building on property known as 901 Campisi Way in a PD (Planned Development/Commercial) Zoning District. Commissioner Howard reported that this item had been considered by the Site and Architectural Review Committee this morning. The Committee noted that the re- visions proposed would not be in concurrence with the Circulation Element as recently adopted, and the applicant is requesting a continuance to the meeting of July 12, 1983. It was moved by Commissioner Howard, and seconded by Commissioner Dickson, that PD 81-06 be continued to the Planning Commission meeting of July 12, 1983. Motion carried unanimously. S 83-07 Application of Mr. James Heilbronner on behalf of Baja Heilbronner, J. Saloon fvr approval of plans and elevations to allow the addition of an outdoor eating area to an existing restaurant and bar on property known as 499 E. Hamilton Avenue in a C-2-S (General Commercial) Zoning District. Commissioner Howard reported that this item was considered by the Site and Archi- tectural Review Committee this morning. The Committee is recommending denial. There have been several complaints regarding the inadequate parking at this site, and the Committee feels that the parking is insufficient due to the intensity of the use. -3- Mr. Kee stated that Staff is also recommending denial based on the inade- quate parking for the intense use on this site. He added that although this --- is not a public hearing, there is someone in the audience who wishes to speak j on this item. Mr. James Heilbronner, applicant, stated that the property owners have indicated that certain agreements have been made with adjoining property owners which would address the parking situation. The owners are requesting a continuance in order that the details of this agreement may be made available to the Commission. Commissioner Campos requested that a more specific report from the Police Department be available for the next meeting, addressing the types of pro- blems that have been reported. Mr. Ron Eisler, Franciscan Apartments, 601 Almarida Avenue, appeared before the Commission to note that the apartment residents have been the primary registra- nts of the complaints, in that the Baja Saloon is a single bar with a very intense use. The Baja Saloon has been working with the apartment residents but some of the problems have yet to be solved. Mr. Eisler noted that he would like to have some indication from Staff as to what can be done to alle- viate these problems, and that he had no objection to a continuance, He added that he would like the Commission's assistance with these problems, in that the Commission approved the use on this site. Mr.Dempster noted to Mr. Eisler that he should meet with the Planning Department Staff regarding these problems. Commissioner Dickson noted that although the approved use was an acceptable ~' use in terms of zoning, it is difficult for the Commission and Staff to determine the success of any business. It was moved by Commissioner Howard, and seconded by Commissioner Dickson, that S 83-07 be continued to the Planning Commission meeting of July 12, 1983. Motion carried unanimously. *~~ PUBLIC HEARINGS TA 83-05 Public hearing to consider City-initiated proposed City-initiated amendments to Chapter 21.68 (Signs) of the Campbell Municipal Code. Chairman Kotowski stated that there have been a number of requests from in- terested persons for continuance of this item. Mr. Kee noted that Staff does not have any objection to this item being continued to the next meeting. Mr. Dempster stated that he is not aware of any urgency placed on this item by the City Council, and that the decision for continuance is up to the __ Commission. Commissioner Kasolas entered the Council Chambers at 8:00 p.m. -~ -4- Mr. Michael Atherton, 289 S. San Antonio Rd., Los Altos, appeared before the Conunission to request that this item ba continued due to the length of this evening's agenda and because there is a great deal of interest in this item, and he would like to see a better attendance when this item is considered. There being no one else wishing to speak, it was moved by Commissioner Campos, and seconded by Commissioner Kasolas, that TA 83-OS be continued to the Planning Commission meeting of July 12, 1983. Motion carried unanimously. Commissioner Dickson noted his concern with continuing an item just because the agenda looks lengthy. * ~ ~ ZC 83-03 Public hearing to consider City-initiated zone changes City-initiated for properties within San Tomas Sub-Areas 2 ~ 3. Mr. Kee reported that at its meeting of December 21, 1982 the City Council adopted Ordinance No. 1440 which amended the Land Use Element of the General Plan for the San Tomas Area. This amendment lowered residential densities in certain areas. The Council directed the Commission to hold public hearings to being the zoning into conformance with the General Plan. On February 8, 1983 the Commission adopted a resolution recommending zoning for Sub-Area 1; and, at this time, Sub-Areas 2 ~ 3 are being considered. Mr. Woodworth presented Staff's recommendations for zoning in Sub-Areas 2 ~ 3, Discussion Areas 1 $ 2. Commissioner Kasolas noted that in Discussion Area 1 there were several Large lots (27,000 sq.ft.). He asked if it is still the policy of the City that street improvements are done by developers, and noted that the streets in this Discussion Area are becoming quite impassible. Commissioner Kasolas asked about the commercial uses in these areas, and noted that the only way the streets will be improved in these areas is by private development. Mr. Helms commented that the City's standard procedure for street improvements is to have the developers make the improvements when a property is developed. He indicated that the streets in this area were in substandard condition when they came into the City, and estimates for repairs are in the neighborhood of $14 million. Commissioner Kasolas asked if anything has been done to identify the substandard streets in this area. Mr. Helms noted that San Tomas Aquino Road is considered sub-standard, and that it is currently carrying more traffic than it ultimately should because of the lack of arterial connector streets in the area. Also, Crockett is considered sub-standard. However, the City Council does recognize the condi- tions of these streets, although there is nothing addressing their repairs in the Capital Improvement Program. Mr. Kee noted a communication which has been received from Mr. William R. Benevento regarding his property at 1410 and 1440 Elam Avenue, requesting that the zoning not be changed. This letter is entered into the minutes as part of the record (attached hereto). -5- Chairman Kotowski declared the public hearing open on Discussion Areas 1 ~, 2, Sub-Areas 2 $ 3. - Mr. Ted Aumack, property owner of 1154 Smith Avenue, expressed his desire to have the lots between Smith and Linda Drive zoned for Multiple Family. Mr. Theodore Scelline, property owner of 1182, 1200 and 1204 Smith Avenue, stated his agreement with NIr. Aumack, noting his objection to his property being down-zoned to R-1. He stated that he would like to develop his pro- perty, and that the R-1 zoning would make him an island in the middle of higher densities. Mr. Darryl Snider, 1186 Smith Avenue, noted that he is living in an island of apartments, and that Smith Avenue is all torn up. Mr. Doug Aumack, 1142 Smith Avenue, noted that it is difficult to do anything with the odd-shaped lots in the area, and spoke for the existing higher densities. Mr. Preston Hill, representing Mr. Benevento (1410-1440 Elam Avenue). spoke for the retention of the existing R-1 zoning (6,000 sq.ft.). He noted that the property is not currently scheduled for development, although a sign is on the property. The signing is to direct inc{uiries to an agent, away from the property owners. He stated that the proposed zoning would significantly reduce the utility of this property. In driving along Smith Avenue, he stated that this property is perceived to be an extension of Inwood and the retention of this property at Rl-6 would not do violence to any of the San Tomas residents, and would not be an infringement on the type of develop- ment that the area would eventually like to see. The property owners are not asking for a change in classification, but are asking that the property be left as it currently exists. Mrs. Margaret Rebagliati, 739 Jorn Court, San Jose (95123), property owner of 1165 Hazel Avenue, spoke against the re-zoning for larger lots, and noted that the zoning in the area should be increased to Multiple Family in order that the area may be up-graded. No one else wishing to speak on this area, it was moved by Commissioner•Howard, and seconded by Commissioner Meyer, that the public hearing be closed on Discussion Areas 1 and 2. Motion carried unanimously. Discussion Commissioner Howard noted that his voting on these zone changes has been against any changes, and this area is one of the reasons why he has voted in this manner. He stated that he is in total agreement with the speakers this evening, and this area needs to be re-considered--possibly even have a Planned Development zoning designation. He felt that changing this area to R1-10 would create some problems. Commissioner Kasolas stated that he has consistently felt that the results -- of the San Tomas Task Force were in disagreement with what he understood the facts to be in this area--what he believes, as a Commissioner, to be good planning. He continued that if the Commission votes favorable for the recommendation for larger lots, they will be essentially saying "no development--no improvements". Development of large lots is not economical. -6- Commissioner Kasolas continued that there has been some nice development in this area. This area has been continuously deteriorating and the property owners should be allowed the opportunity to fully develop their property to an extent that the community can live with. He stated that he could not support the recommendation for larger lots on Discussion Areas 1 and 2. He continued that along Crockett Avenue something should be done to encourage development by increasing densities--not reducing them, and that there is a lot of housing in this area that does not meet building codes. Commissioner Dickson stated that every hearing held in the neighborhoods indicated larger lots were desired, and that this is the second time those feelings have been turned around. For some reason, when the Commission is out in the neighborhood, the. people who are against the larger lots do not show up to speak. Commissioner Kasolas stated that within the Iarge area termed San Tomas there are several different communities, and the one particular area has been imposing it's desires on the entire community. Commissioner Campos stated that prior to the neighborhood hearings, he sat on the San Tomas Task Force, and that the atmosphere was always for larger lot sizes and rural atmosphere. He noted that this item has been discussed for over two years, and the subject has been exhausted. Chairman Kotowski stated that the Commission can support Staff's recommenda- tion, not support Staff's recommendation, or perhaps determine that the area needs more study now that the other side has been heard from. RESOLUTION N0. 2196 It was moved by Commissioner Kasolas, and seconded by Commissioner Howard, that the Planning~,Commission adopt Resolution No. 2196 recortunendingJto the City Council that the zoning for Sub-Areas 2 F, 3, Dis- cussion Areas 1 ~ 2, remain as currently exists; and, that further consideration be given to in- creasing densities for areas along Smith Avenue to Crockett Avenue, including properties addressing themselves to San Tomas Aquino Road, based on testi- ~ny heard this evening. Motion carried with the following roll call vote: Discussion of Notion Commissioner Dickson asked where this recommendation would leave the City in terms of the conformance with the General Plan. He noted that even if the zoning in this area is left as is, the property owners will still have a real challenge in developing some of the existing lots. Nfr. Kee indicated that if the existing zoning is to remain for this area, it would involve a change in the General Plan in relation to the Land Use Element. Commissioner Kasolas noted that he would assume that the people speaking this evening are interested in developing their property, and that if this action recommended this evening is favorably received by the City Council, these property owners may wish to take the opportunity to confer with the City regarding the possible zoning on the streets in question. -7- Vote on Motion AYES: Commissioners: Kasolas, Campos, Meyer, Howard, Dickson, Kotowski NOES: Commissioners: None ABSENT: Commissioners: Fairbanks Mr. Woodworth reviewed recommendations for Discussion Areas 3 ~ 4. Chairman Kotowski declared the public hearing open for Discussion Areas 3 ~ 4, and invited anyone in the audience to speak for or against this item. Mrs. Margaret Rebagliati, 739 Jorn Ct., San Jose (property owner of 1165 Hazel Avenue) spoke in favor of treating this area in the same manner as the previous discussion areas, noting she would like an R-m zoning. Mr. Bill Nowes, 1035 Hazel Avenue, spoke in favor of smaller lots, noting that he could not see any development being done to clean up the area if larger lots were needed. He spoke in favor of developing in the area with affordable housing. No one else wishing to speak, it was moved by Commissioner Howard, and seconded by Commissioner Meyez•, that the public hearing be closed for _ Sub-Areas 2 & 3, Discussion Areas 3 ~ 4. Motion carried unanimously. Discussion Commissioner Howard stated that he did not see any problem with Discussion Area 3 remaining as it currently exists, in that it is mostly developed. Discussion Area 4 has some of the same elements as Discussion Areas 1 F, 2, and it was his felling that it should be treated the same as Discussion Areas 1 $ 2. Commissioner Kasolas stated that he did see any necessity to change Area 3, and by leaving the zoning at Rl-6 the property owners have a choice to do something with their property if they wish. He stated his agreement that Discussion Areas 3 ~, 4 remain as they currently exist. RESOLUTION N0. 2197 It was moved by Commissioner Kasolas, and seconded by Commissioner Meyer, that the .Planning Commission adopt Resolution No. 2197 recommending that the City Council not change the existing zoning for Sub-Areas 2 $ 3, Discussion Areas 3 ~ 4; and, that consideration be given to increasing densities for properties address- ing themselves to San Tomas Aquino Rvad, between Hazel Avenue (beginning at San Tomas Aquino Road) down tv and adjacent to Pecan Avenue, to allow the possibility of development in this specific area. Motion carried with the following roll call vote: -8- Discussion Commissioner Dickson noted that he was not in favor of the last part of the motion, regarding the increasing of densities. He noted that he has heard from many people in the past regarding the large lot sizes, and that he is not in favor of increasing densities in this area; however, he is not opposed to leaving the zoning as is. Commissioner Kasolas noted that the intent of his motion is that specific areas be looked into further--not be increased. He noted that he has not heard anyone speak against development in this area. Vote on Motion AYES: Commissioners: Kasolas, Campos, Meyer, Howard, Kotowski NOES: Connnissioners: Dickson ABSENT: Commissioners: Fairbanks The Commission took a break at 9:15 p.m.; the meeting reconvened at 9:30 p.m. Mr. Woodworth reviewed Sub-Areas 2 ~ 3, Discussion Areas 5 ~ 6. Chairman Kotowski declared the public hearing open and invited anyone in the audience to speak for or against this discussion area. No one wishing to speak, it was moved by Commissioner Meyer, and seconded by Commissioner Kasolas, that the public hearing be closed for Discussion Area 5 F, 6. Motion carried unanimously. It was moved by Commissioner Kasolas, and seconded by Commissioner Meyer, that the Planning (:ommission adopt a resolution recommending to the City Council that there be no change in zoning for Sub-Areas 2 ~ 3, Discussion Areas 5 ~ 6; and, that the parcel at the corner of San Tomas Ac{uino Road and Hazel Avenue be considered for possible increased density. Motion fails with the following roll call wte: Discussion of Motion Commissioner Dickson noted that he felt the same problem exists with this area as with the others discussed this evening. He felt that most people wanted an increased lot size, and was not in favor of this motion. Commissioner Howard noted his agreement with Commission Dickson for this discussion area. Commissioner Campos asked how many lots in this discussion area exceed 16,000 sq.ft. -9- Mr. Kee responded that there are approximately 4 parcels larger than 16,000 sq.ft. in this area. Commissioner Campos noted that if the minimum lot sizes in this area is increased to 8,000 sq.ft., there would be a possibility of 4 or 5 addi- tional units--only. Mr. Woodworth explained that under the Rl-6 there would be 2 or 3 mare parcels that could possibly be split; however, the area is basically developed. Vote on Motion AYES: Commissioners: Kasolas, Meyer NOES: Commissioners: Campos, Howard, Dickson, Kotowski ABSENT: Commissioners: Fairbanks Motion to retain zoning as it currently exists fails with vote of 2-4-1. RESOLUTION N0. 2198 It was moved by Commissioner Howard, and seconded by Commissioner Campos, that the Planning Commission adopt Resolution No. 2198 recommending that the City Council adopt Staff recommendation for zone changes in San Tomas Sub-Areas 2 ~ 3, Discussion Areas 5 F, 6. Discussion on Notion for Staff Recommendation Commissioner Kasolas asked if the maker of the motion would accept an amend- ment that would indicate that the property at the corner of Hacienda and San Tomas Aquino Road be looked into for possible increased density (on this particular parcel only) so as to allow for the possibility of appropriate street improvements to correspond with improvements across the street and to the southwest side where improvements are installed. Commissioner Kasolas expressed his concern that if this property was zoned R1-8. that it may be developed with single family homes that may have people backing out onto these streets. With a possibility of a planned development, there could be a common driveway for this parcel which would eliminate the dangerous egress movements. Commissioner Howard accepted the amendment to his motion, and Commissioner Campos accepted the amendment to the motion. Discussion on Amendment to the Motion Commissioner Dickson noted that the Commission just recently considered an application wherein the residents of this area stated they did not wish to have the density on this parcel increased. Vote on Motion with Amendment AYES: Commissioners: Kasolas, Campos, Meyer, Howard, Kotowski NOES: Commissioners: Dickson ABSENT: Commissioners: Fairbanks -10- Mr. Woodworth review Sub-Areas 2 ~ 3. Discussion Area 7. Chairman Kotowski declared the public hearing open and invited anyone in the audience to speak for or against this discussion area. No one wishing to speak, it was moved by Commissioner Kasolas, and seconded by Commissioner Meyer, that the public hearing be closed for Sub-Areas 2 F, 3, Discussion Area 7. Notion carried unanimously. RESOLUTION N0. 2199 It was moved by Commissioner Kasolas, and seconded by Commissioner Howard, that the Planning Commission adopt Resolution No. 2199 recommending that the City Council change the zoning, per Staff recommendation, for Sub-Area 2 F, 3, Discussion Area 7. Motion carried with the following roll call vote: AYES: Commissioners: Kasolas, Campos, Meyer, Howard, Dickson, Kotowski NOES: Commissioners: None ABSENT: Commissioners: Fairbanks ~~~ UP 83-03 Continued public hearing to consider the application Apker, D. of Mr. Danforth Apker for a use permit and approval of plans to (1) construct an addition to an existing building and use a portion of the building for a resi- dential living unit; and (2) construct a new 1,100 sq.ft. commercial building on property known as 2180 ~ 2190 S. Bascom Avenue in a C-2-S (General Commercial) Zoning District. Commissioner Howard reported that this item had been considered by the Site and Architectural Review Committee this morning, and the Committee is coming before the Commission without a recommendation because of some areas of disagreement: the Architectural Advisor disagrees with the developer re- garding the type of tiie roofing to be used, in that he feels the the on the proposed addition should match the existing the in color and texture; there was discussion regarding the matching of colors, the wood trim treat- ment, and signing--the Committee feels that there should be only one sign for the project, in that it is a single development. There was also con- cerns expressed by Commissioner Dickson regarding the building elevations. Commissioner Dickson noted that he wished to see the outline of the entire area in order to see how the whole project would hold together. He felt that the elevations presented did not show the project as an entire develop- ment, and he would like to see this revised. Commissioner Howard added that the Architectural Advisor has a problem with the mansard and gables on the roof, and he felt that they should all be tiled. The Committee feels that the project should show some consistency. Mr. Kee noted that the applicant has presented some plans this evening which have not been reviewed by Staff or the Architectural Review Committee. He recommended that this item be continued until such time as Staff could re- view these changes and formulate a report to the Commission. -11-- Chairman Kotowski declared the public hearing open and invited anyone in the audience to speak for or against this item. - Mr. Steve Apker, applicant, appeared to represent the property owner. He stated that if a continuance is in order to work out some of the problems expressed this evening, the applicant was in agreement. He suggested the meeting of June 28, and felt that the problems could be addressed in time for the Staff to report on this item. No one else wishing to speak, it was moved by Commissioner Kasolas, and seconded by Commissioner Howard, that the Planning Commission continue UP 83-03 to the meeting of June 28, 1983. Motion carried unanimously. ~ ~ ~ GP 83-05 Continued public hearing to consider the application Hamilton, M. of Mr. Michael Hamilton on behalf of Landstock, Inc., for a General Plan Amendment from Low Density Resi- dential (less than 6 units per gross acre) to Industrial for a portion of property known as 700 McGlincey Lane in an R-1 (Low Density Residential) Zoning District. Mr. Stafford reported that the applicant is requesting approval of an amend- ment to the Land Use Element of the General Plan from Low Density Residential (less than 6 units per gross acre) to Industrial for the southern portion __. of property known as 700 McGlincey Lane. The proposed amendment indicates a change of approximately 2 acres of residential use to an industrial Land use designation. The southeastern portion of the property will remain Low Density Residential and includes approximately .57 gross acres. The applicant has submitted a conceptual plan with the proposal. Staff is recommending denial of this proposal in that it is Staff's opinion that the proposed amendment does not create abetter land use situation and additionally creates a potential for increased occurances of disturbance. caused by the lack of compatibility between the industrial and residential land uses in this area. Commissioner Kasolas asked haw this proposal differed from a previous proposal for mini-warehouse storage adjacent to a residential area--how could that type of use be presented as compatible in the previous instance, and not compatible in this instance. Mr. Kee indicated that the main difference is the Council policy reflected on the General Plan for the area on Sunnyoaks Avenue which indicates that a low intensity industrial use is an appropriate use; and, in this area, Council policy on the General .Plan indicates this parcel for residential use.. Staff's position is that-there is a general plan--that has been reviewed at least twice previously, and Staff is recommending currence with the General Plan in this area. Commissioner Kasolas noted his concern with putting any additional residential - units beyond the existing residential lines because that would be putting the residential closer to the existing industrial uses. He asked what assurances would be given that, if the subject property is zoned for industrial, the result will be mini-storage only. -12- Mr. Kee indicated that a mini-storage use was certainly appropriate in an industrial area; however, there is no way that a general plan change can be conditioned to designate mini-storage only on the property--there could be any industrial use allowable under the zoning ordinance. Staff is of the opinion that it is not a good idea to have a cul-de-sac that stub-ends with curves in the cul-de-sac--it is not good subdivision plan- ning; additionally, it is not a good idea to have industrial traffic filtering through the residential sections. Mr. Kee concluded that Staff's recommendation involves more than just this application--but rather the entire General Plan for this area. Chairman Kotowski declared the public hearing open and invited anyone in the audience to speak for or against this item. Mr. Fred Wagoner, 690 Parkdale Drive, spoke against the industrial use, noting the constant noise problems emitting from West Valley Construction Company. Mr. Gary Catlin, 681 Stanfield Drive, spoke against the proposed amendment, noting that he also is disturbed by the noise from the industrial uses to the rear of the residential area. He felt that the industrial uses detracted from the general atmosphere of the residential area. Mr. Anthony Lagorio, 300 Third St., Los Altos, representing the applicant, noted that his client has obtained the signatures of all property owners in the area supporting this amendment. His client wishes to put a mini-~ storage warehouse in this area, and that the Commission will have complete control over the design of the building and the applicant will comply with all conditions imposed by tie Commission. His client would like to have a completely enclosed operation that will not infringe upon any residential uses, and the residents living on Sweetbriar Drive and on Regas Drive do not wish to have these streets cul-de-saced, nor do they wish to have these streets connected. Mr. Tony Ito, 681 Sweetbriar, spoke in opposition to the proposed amendment, noting that this amendment would cause an avalanche of industrial uses in the area, thereby creating more problems. Mr. Gary Catlin noted that he had not signed the petition referred to by Mr. Lagorio, nor had he seen such a petition. He indicated that he was not sure that the referenced petition reflected the attitudes of the property owners in the area. Mrs. Barbara Conant, 701 Sweetbriar Drive, stated that she had purchased her home with the understanding that the area would always be residential. She also expressed a need to know what the final plan would be for her street . Mr. David Larson, 690 Sweetbriar Drive, asked if it might be possible to have a larger lot made at the end of the street, and make the cul-de-sac larger. He added that he is concerned with any possible through traffic on the street. -13- Ms. Cindy Morrison, 617 Union Avenue, noted that her property backs up to the subject property. She stated that she was told that the subject pro- perty would be residential when she purchased her home, and that she is against any further industrial use because of the noise. She added that a mini-storage might be alright, but noted that there were too many other possibilities under the amendment to industrial. N1r. Bill Chalmers, property owner, stated that mini-storage presented the best of both worlds, in that the people in the area did not want additional industrial traffic going through their streets, and that the mini-storage is a quiet and acceptable use which could act as a noise buffer. No one else wishing to speak, it was moved by Commissioner Howard, and seconded by Commissioner Meyer, that the public hearing be closed. Motion carried unanimously. RESGLUTION N0. 2200 It was moved by Commissioner Meyer, and seconded by Commissioner Dickson, that the Planning Commission adopt Resolution No. 2200 recommending that the City Council deny the proposed General Plan Amendment from Low Density Residential to Industrial for the subject property. Notion carried with the following roll call vote: Discussion on Motion Commissioner Kasolas stated that obviously there has not been any resi- dential development in the area and that there is a noise problem. If this property is developed in the future with residential uses, then the people who purchase these homes are put in a bad situation--closer to the noise. He questioned if the area should be relegated to residential use when the City is fully aware of the noise problems. Everyone heard from this evening is clearly not in favor of extending Sweetbriar and Regas, nor are they in favor of the general plan amendment as requested-- is it possible to condition the property to mini-storage only. Amini-storage use may aid and assist in alleviating some of the existing problems. Nfr. Dempster noted that the zoning of the property may be conditioned. Mr. Lagorio stated, assuming that the Commission's request is for a~ conditional zoning, his client would be more than happy to condition the zoning with a covenant rtmning with the land. Mr. Kee noted that the zoning is not before the Commission this evening, but rather an amendment to the General Plan's Land Use Element. Mr. Dempster noted that the applicant could come back to the Commission and asked for a PD(Planned Development) zoning. The Commission could, at that time, recommend a PD zoning with an Industrial overlay. Commissioner Dickson stated that he could ,not see the problems being .solved by allowing the industrial to encroach further upon the residential, -14- Vote on Motion for Denial AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: Campos, Meyer, Dickson, Kotowski Kasolas, Howard Fairbanks At this time, Commissioner Kasolas moved that the Planning Commission recommend that the City Council make a general plan amendment regarding the property described in GP 83-05 by zoning it PD with an Industrial overlay. N1r. Kee noted that it is his understanding that the zoning has to be in conformance with the General Plan, and that he did not feel that it is possible to do the zoning and the General PIan at the same time. Commissioner Dickson requested Staff to look further into the problems expressed this evening regarding West Valley Construction Co. ~: ~ ~ GP 83-08 Public hearing to consider a City-initiated amend- City-initiated ment to the Land Use Element of the General Plan from Low Density Residential to Industrial for the southern portion of properties known as 580 ~ 660 McGl incey Lane . Mr. Stafford reported that this item is directly related to GP 83-05 on this evening's agenda, in that if the Commission had recommended approval __ of GP 83-05--Staff would recommend that the Commission also consider amending the general plan for the southern portion of these properties to Industrial in order to minimize the effect caused by approval of GP 83-05. However, since the Commission has recommended denial of GP 83-05, it would be Staff's recommendation that GP 83-08 also be denied. Chairman Kotowski declared the public hearing open and invited anyone in the audience to speak for or against this item. Mr. Fred Wagoner, 690 Parkdale Drive, spoke against this amendment. Mr. Anthony Lagorio, 300 Third St., Los Altos, apoke in favor of this amendment to Industrial. Mr. Kee stated that Staff's recommendation is that the entire area remain residential, as on the current General Plan Land Use Element. No one else wishing to speak, it was moved by Commissioner Howard, and seconded by Commissioner Meyer, that the public hearing be closed. Notion carried unanimously. Commissioner Kasolas asked at which point in time does the zoning come back before the Commission if the General Plan is amended~~. NIr. Kee indicated that the zoning would immediately be noticed for public -- hearing upon the Council's directive. -15- RESOLUTION N0. 2201 It was moved by Commissioner Dickson, and seconded by Commissioner Meyer, that the Planning Commission adopt Resolution No. 2201 recommending to the City Council that there be no change in the Land Use Element of the General Plan affecting 580 ~ 660 McGlincey Lane. Motion carried with the following roll call vote: AYES: Commissioners: Campos, Meyer, Dickson, Kotowski NOES: Commissioners: Kasolas, Howard ABSENT: Commissioners: Fairbanks *~~ UP 83-04 Public hearing to consider the application of Mr. Russ, D. David Russ on behalf of British Auto Wreckers, Inc. for a use permit to allow the establishment of an auto dismantling and storage business located on property known as 1143 Dell Avenue in an M-1-S (Light Industrial) Zoning District. Commissioner Howard reported that this item had been considered by the Site and Architectural Review Committee this morning. The Committee is recommend- ing approval, subject to conditions listed in the Staff Comment Sheet and red-lining of plans which include a masonry wall along the northern boundary and revisions to the parking layout and increased landscaping. The plans showing the provision of a trash enclosure are to come back to the Planning Department for approval. - Commissioner Kasolas asked if this property could been seen from the expressway overpass. It was indicated by Staff that the property could not be viewed from the overpass. Commissioner Campos asked for an example of what might be considered a detrimental use, in reference to the applicable standards for storage of wrecked automobiles (in Staff Comment Sheet -- No. 1). Mr. Kee noted that one such detrimental use might be noise created by the dismantling of vehicles. Commissioner Meyer asked who will be enforcing the standards referred to in the Staff Comment Sheet. Mr. Kee indicated that Staff would be enforcing these standards. Commissioner .Kasolas asked about the uses of adjoining parcels, noting that a wrecking yard would be a questionable use in an area where high-tech uses were in effect. ~~, Commissioner Howard noted that this is not an ordinary wrecking yard--in that Mr. Russ specializes in very exclusive parts for English cars, and ', that all the dismantling is done inside the building. -16- Chairman Kotowski declared the public hearing open and invited anyone in the audience to speak for or against this item. Mr. David Russ, 15200 Stetson Rd., Los Gatos, applicant, appeared before the Commission to define his application and answer any questions, noting that all re-cyclable items are taken immediately to proper agents, and anything that is not usable is~discarded into the trash dumpster and taken away. No one else wishing to speak, it was moved by Commissioner Meyer, and seconded by Commissioner Howard, that the public hearing be closed. Motion carried unanimously. RESOLUTION N0. 2202 It was moved by Conanissioner Kasolas, and secondedjby Commissioner Meyer, that the Planning Commission adopt Resolution No. 2202 approving UP 83-04, subject to conditions stated in the Staff Comment Sheet, and red-lining of plans. Motion carried with the follow- ing roll call vote: AYES: Commissioners: Kasolas, Campos, Meyer, Howard, Dickson, Kotowski NOES: Commissioners: None ABSENT: Commissioners: Fairbanks ~~~ TA 83-02 Continued public hearing to consider a City-initiated City-initiated text amendment adding Chapter 21.19 (Additional Living Units) to the Campbell M~micipal Code, allowing addi- tional living units in Single Family and other resi- dential districts under certain conditions. Mr. Kee reviewed the subject proposed text amendment which would provide for additional living units and address recent legislation known as SB 1150 and SB 1534. Chairman Kotowski declared the public hearing open and invited anyone in the audience to speak for or against this item. Mr. George Dallas, 1350 Juanita Way, spoke in favor of additional living units, noting that he is of the opinion that the Commission should con- sider lowering the minimum square footage required from 12,000 sq.ft. to 9,000 sq.ft. in order to serve more property owners and still maintain good quality control. Mr. Dallas added that his property has a 600 sq.ft. unit and the total lot area is around 10,000 sq.ft., noting that it works well on the property and he would like to keep it. Commissioner Kasolas asked what the purpose of the legislation was. Mr. Dempster indicated that the legislative intent is that there seems to be a need for additional housing, and this seems to be a method of getting around the R-1 zoning which allows only one unit per lot. -17- Commissioner Kasolas as:~:ed, of the R-1 housing in the City presently existing, what is the approximate percentage of R-1 housing of the total housing in the City. Mr. Kee indicated that approximately 450 of all living units in the City would come under the R-1 zoning. Commissioner Kasolas noted that approximately 20 of the R-1 lots in the City may be over 12,000 sq.ft.; thereby, approval of the minimum 12,000 sq.ft. lot size for additional living units would mean that there could be very little construction of "Granny Flats" in Campbell. N1r. Kee indicated that he would approximate that 10% of the lots in Campbell would be in excess of 12,000 sq.ft. No one else wishing to speak, it was moved by Commissioner Howard, and seconded by Commissioner Meyer, that the public hearing be closed. Motion carried unanimously. RESOLLTION N0. 2202 It was moved by Commissioner Campos, and seconded by Commissioner Meyer, that the Planning Commission adopt Resolution No. 2202 recommending that the City Council enact an ordinance adding Chapter 21.19 (Additional Living Units) to the Campbell Municipal Code, as per Staff recommendations. Motion carried with the following roll call vote: Discussion Commissioner Kasolas stated that he will be speaking against the motion, in that it is denying the residents the possibility of adding "Granny Flats" on their property, thereby addressing a need for housing. He suggested that the motion be denied, and that another motion be made to reduce the minimum square footage downward from 12,000 sq.ft. Amendment to Motion It was moved by Commissioner Howard minimum square footage from 12,000 lack of a second. that the motion be amended to reduce the sq.ft. to 10,000 sq.ft. Notion died for Vote on Notion AYES: Commissioners: Campos, Meyer, Howard, Dickson, Kotowski NOES: Commissioners: Kasolas ABSENT: Commissioners: Fairbanks ~ ~ ~ GP 83-07 Continued public hearing for the purpose of consolida- City-initiated ting the existing General Plan Elements into a single document with common format. Mr. Kee reported that Campbell's current General Plan Elements were adopted individually within the last ten years. Because these elements were adopted at different times and often prepared by different consultants or by Staff, -18- the format of each General Plan Element has been somewhat different. This has resulted in a General Plan Document which does not fit together as well as it 'c'ould. Staff is recommending that the Commission adopt a resolution recommending that the City Council adopt the consolidation of the General Plan text. Chairman Kotowski declared the public hearing open and invited anyone in the audience to speak for or against this item. No one wishing to speak, it was moved by Commissioner Dickson, and seconded by Commissioner Meyer, that the public hearing be closed. Motion carried unanimously. RESOLUTION N0. 2203 It was moved by Commissioner Dickson, and seconded by Commissioner Howard, that the Planning Commission adopt Resolution No. 2203 recommending that the City Council adopt the consolidation of the General Plan Elements with a common format. Motion carried by the following roll call vote: AYES: NOES: ABSENT: MISCELLANEOUS Staff Report Commissioners: Kasolas, Campos, Meyer, Howard, Dickson, Kotowski Commissioners: None Connnissioners: Fairbanks ~ s ~ Staff Report regarding proposed procedure for Landscape Advisor. bfr. Kee reported that the Commission may wish to continue this item until such time as Commissioner Fairbanks returns. Commissioner Dickson stated that he felt this item should be acknowledged and filed, in that he did not feel there was a need for a landscape advisor at this time. The subject could be approached ~f the Commission felt a need for these services. Commissioner Campos noted his agreement with. Commissioner Dickson. Commissioner Kasolas concurred with Commissioners Dickson and Campos, noting that the current methods were working. ,,~.,. It was the consensus of the Commission that this item be noted and filed. ~ ~ ~ Staff Report Staff report regarding Planning Commission review of proposed Capital Improvement Program for 1983-84. Mr. Stafford reviewed the report for the Commission, noting that there are several projects pertaining to street improvements, storm drains, public facilities and park projects identified for 1983-84. Additionally, the program estimates the costs, sources of funding, and funding schedule for each of the proposed capital improvements. Staff is recommending that the -18- Commission make any recommendations for additional projects, or for estab- lishing priorities it deems appropriate, and make a finding that the pro- posed Capital Improvement Program is consistent with the General Plan. Ms. Tara Adams, Administrative Assistant, appeared before the Commission to answer any questions. Commissioner Kasolas asked what priority level was established for the repair and maintenance of sidewalks where street trees have up-rooted the Mr. Helms indicated that the Council has established a high priority for these types of repairs. Commissioner Howard noted that he would like to recommend that San Tomas Aquino Road been included in the Capital Improvement Program for 1983-84, and that it receive a high priority. Mr. Helms noted that San Tomas Aquino Road is not included in the Capital Improvement Program during the next five years, in that there are other areas of the City that are in worse condition. Also discussed for possible inclusion was the Page Creek area pertaining to flooding and storm drains. Mr. Helms indicated that this would fall under the ~S:C.V.W.D.'s juris-" diction, and that Staff will send them a letter. Commissioner Campos asked if the signal for Sunnyoaks and Winchester Blvd. is included in the 1983-84 CIP. Mr. Helms noted that it is part of the 1984-85 CIP. RESOLUTION NO. 2203 It was moved by Commissioner I~oward, and seconded by Commissioner Kasolas, that the Planning Commission find the proposed 1983-84 Capital Improvement Plan in conformance with the General Plan; and, that it recommend that the City Council include in the annual street improvement and maintenance program -- San Tomas Aquino Road--and that this be given a high priority. Motion carried unanimously. AD.T7t TRIVARF.N'i' It was moved by Commissioner Meyer, and seconded by Commissioner Howard, that the meeting be adjourned. The meeting was adjourned at 11:45 p.m. ATTEST: Arthur A. Kee ecretary RECORDED: Linda A. Dennis ecor ing Secretary APPROVED: Michael F. Kotowski airman