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PC Min 01/25/1983PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA TUESDAY, 7:30 P.M. MINUTES JANUARY 25, 1983 The Planning Commission of the City of Campbell convened this day in regular session at the regular meeting place, the Cotmcil Chambers of the City Hall, 75 N. Central Avenue, Campbell, California. ROLL CALL Present Commissioners: Campos, Meyer, Fairbanks, Howard, Dickson, Kotowski; Planning Director Arthur A. Kee, Principal Planner Philip J. Stafford, Engineering Manager Bill Helms, City Attorney J. Robert Dempster, Recording Secretary Linda Dennis. Absent Commissioner Kasolas APPROVAL OF MINiJTES January 11, 1983 Commissioner 1Jickson requested that the minutes of the January 11, 1983 meeting reflect the following correction: Pa e 6 Discussion: Commissioner Dickson stated at e e ieve t e Draft EIR has raised the roper issues, and he would discuss this urt er un er the project item... It was moved by Commissioner Howard, and seconded by Commissioner Dickson, that the Planning Commission approve the minutes of the January 11, 1983 meeting with the above stated correction. Motion carried unanimously. CONSENT CALENDAR ZC 81-17 Request of Mr. Ed Praturlon for a reinstatement of TS 81-12 previously approved plans allowing the construction of 7 townhomes on property known as 75 Shelley Avenue in a PD (Planned Development/I~kzltiple Family Residen- tial) Zoning District. It was moved by Commissioner Meyer, and seconded by Commission Campos, that this request be approved. Motion carried with a vote of 5-1-1, with Commissioner Fairbanks voting "no" . ~~~ Request Request of Ms. Deborah Zimbelman on behalf of Environmental Impact Planning Corporation (FIP) for Planning Commlission approval for inclusion in the list of approved environmental consultants. It was moved by Commissioner Meyer, and seconded by Commissioner Campos, that this request be approved. Motion carried with a vote of 6-0-1. ~ ~ ~ -2- PUBLIC HEARINGS PD 82-07 Continued public hearing to consider the application Kamboj, 0. of Tor. Om Kamboj for a Planned Development Permit and approval of plans to allow the expansion of an exist- ing retail building and the construction of a new commercial building on property known as 880 E. Campbell Avenue in a PD (Planned Development/Commercial) Zoning District. Commissioner Fairbanks reported that this item had been considered at this morning's Site and Architectural Review Committee meeting. The Committee is recommending a continuance to the meeting of February 22, 1983 in order that the applicant can address the concerns listed in the Staff Comment Sheet. Nfr. Kee noted that Staff is in agreement with the recommendation of the Committee. Commissioner Campos asked if the applicant had addressed Section 21.06.030 of the Campbell Mom icipal Code at this morning's meeting. Commissioner Fairbanks noted that the Committee believes the applicant is aware of the need to address this particular section of the code pertaining to the planned development zoning. 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 at this time, it was moved by Commissioner Howard, and seconded by Commissioner Dickson, that PD 82-07 be continued to the Planning Commission meeting of February 22, 1983, with the concurrence of the applicant. Nb tion carried with a vote of 6-0-1. ~~~ UP 82-27 Continued public hearing to consider the application Stevensen, M. of Mr. A'Iark Stevensen for a use permit and approval of plans to allow the conversion of a duplex to an office on property known as 35 $ 45 S. First Street in a PD (Planned Development/Commercial) Zoning District. Mr. Kee reported that a letter has been received from the applicant requesting withdrawal of his application as well as a refund of his filing fee. The application fee for a use permit in a PD zone is $350. Staff is recommending a denial without prejudice, and that the Planning Commission make a recommenda- tion to the City Council that one-half of the application fee be refunded ($175). This action would be in accord with past actions of the Commission. Chairman Kotowski declared the public hearing open and invited anyone i n the -- audience to speak for or against this item. No one wishing to speak at this time, it was moved by Commissioner Fairbanks, and seconded by Commissioner Meyer, that the public hearing be closed. Motion carried unanimously. -3- RESOLtTTION N0. 2166 It was moved by Commissioner Meyer, and seconded by Commissioner Fairbanks, that the Planning Commission adopt Resolution No. 2166 denying without prejudice UP 82-27; and, recommend to the City Council that cme-half the application fee in the armunt of $175 be refLmded to the applicant. Motion carried with the following roll call vote: AYES: Commissioners: Campos, Meyer, Fairbanks, Howard, Dickson, • Kotowski NOES: Commissioners: None ABSENT: Commissioners: Kasolas ~ ~ ~ PD 82-09 Continued public hearing to consider the application Babet Financial of Babet Financial Corporation for a Planned Develop- Corporation ment Permit and approval of plans, elevations, and development schedule to allow the conversion and renovation of an existing school building to 44,300 sq.ft. of office space on property kno~m as 51 E. Campbell Avenue in a PD-H (Planned Development/ Historic Overlay) Zoning District. Commissioner Fairbanks reported that this item had been considered by the Site and Architectural Review Committee this morning. This application had been continued from the meeting of January 11 in order that the applicant might address concerns expressed by Staff. At this time, Staff indicates that these concerns have been addressed, with the exception of (2) Site plans to reflect all off-site improvements as previously approved under PD 80-02; and, (5) Clearly indicate all property lines and dimensions. Staff is recommending Condition A requiring submittal of revised plans for the review of the Planning Director. The Committee is recommending approval, subject to the conditions listed in the Staff Comment Sheet. Commissioner Fairbanks asked Mr. Kee if the elevations presented this evening are what is proposed for replacing the portion of the structure that will be demolished. Mr. Kee noted that the plans for the courtyard (inside) elevation are to be submitted as yet; however, the exterior elevations presented this evening are what is proposed for construction. Mr. Kee stated that Staff is re- commending approval, subject to conditions listed in the Staff Comment Sheet. Chairman Kotowski declared the public hearing open and invited anyone in the audience to speak for or against this item. Mr. Bill Hedley, Architect, stated that the elevations presented this evening are what is planned to replace the demolished portion of the structure with. He noted that they have tried to replace the building as closely to the ori- ginal as possible. Additionally, he has no objections to Staff's conditions. Responding to questions of the Commission, Mr. Hedley indicated that the plans propose to retain the entire front facade and the two front wings of the building. The arches in the courtyard (inside) elevation are not proposed for retention because of the cost of re-constructing another arcade, and because the arches on the inside courtyard do not help the building function as an office use. -4- Commissioner Fairbanks questioned the historical landmark designation and allowable tax credits on the building. Commissioner Dickson stated that a memorandum, which is not apart of the Commission's agenda packet, was received by the Site and Architectural Review Committee this morning (attached hereto). Commissioner Dickson suggested that this memo from the Historical Resources Coordinator be referred to the Historic Preservation Board. Mr. Doug Chapman, Babet Financial Corporation, stated that it was his understanding, pertaining to the historic designation of the structure, that if 750 of the building is demolished the o~ners will loose any special tax credits allowable for being on the historic register; however, this does not remove the building from the landmark register. r~r. Kee noted that the zoning on the property is H (Historic Overlay) and that certainly would not change if a portion of the building is demolished and re-constructed. He added that there will be an opportunity for the Historic Preservation Board to send any comments they might have on to the City Council, prior to this application being heard at the Council level. rte. Kee continued that this item was considered by the Historic Preservation Board on January 19, 1983, and the Board has recommended approval. Commissioner Dickson stated that the Historical Resources Coordinator indicated to the Site and Architectural Review Committee that the demolition of any part of this building would remove it from the historic register. The Coordinator indicated that his main concern at this point is documentation of what is - being demolished. Mr. Chapman noted that his comments had been in reference to the State register. Mr. Hedley noted that the development schedule anticipates the commencement of construction in June 1983. No one else wishing to speak, it was moved by Commissioner Fairbanks, and seconded by Commissioner Dickson, that the public hearing be closed. I~iotion carried unanimously. RESOLUTION N0. 2167 It was moved by Commissioner Campos, and seconded by Commissioner Dickson, that the Planning Commission adopt Resolution No. 2167 recommending approval of PD 82-09, subject to conditions listed in the Staff Comment Sheet. A4otion carried with the following roll call vote AYES: Commissioners: Campos, Meyer, Fairbanks, Howard, Dickson NOES: Commissioners: Kotowski ABSENT: Commissioners: Kasolas It was the consensus of the Commission that the memorandum from the Historical Resources Coordinator be referred to the Historic Preservation Board. ~~~ -5- ZC 82-08 Continued public hearing to consider the application Babet Financial of Babet Financial Corporation for a zone change from Corporation PD (Planned Development) to C-PD (Condominium Planned Development) and approval of plans, elevations, and developm~t schedule to allow the construction of 144 condominium units on property known as 51 E. Campbell Avenue (rear portion). Commissioner Fairbanks reported that this item had been considered by the Site and Architectural Review Committee this morning. The density is 20.5 units per gross acre, which is lower that what could occur in this area; the com- patibility with the front property is very good; and, there is considerable open space. The Committee is recommending that alighting plan come back to the Site and Architectural Review Committee, as there was some concern about the lighting on the north end of the property. Commissioner Fairbanks noted that she would like the Commission to look closely at the open space on this project, since this is the first opportunity under the new Condominium Ordinance to address the requirement for large open space areas. This project does not meet the "letter" of the ordinance regarding combining of open space for large areas; however, there are large common areas and plenty of open space throughout the units. The Committee is in agreement that this plan is so well done that we are recommending approval, regardless. Mr. Stafford stated that at the previous meeting, Staff had raised a concern about the "B" units (1 bedroom, 1 den) in that it was Staff's opinion that the den could easily become another bedroom, thereby changing the parking needs for the development. The applicant has revised the plans making it practically impossible to use the den as a bedroom, thus satisfying Staff's concern. Chairman Kotowski declared the public hearing open and invited anyone in the audience to speak for or against this item. Mr. Bill Hedley, Architect, stated that he shared the concern regarding the lighting and is happy to work with Staff to resolve the problem. He added that the applicant has no problems with the Staff recommendations. No one else wishing to speak, it was moved by Commissioner Fairbanks, and seconded by Commissioner Campos, that the public hearing be closed. Motion carried unanimously. RESOLUTION N0. 2168 It was moved by Commissioner Fairbanks, and seconded by Commissioner Meyer, that the Planning Commission adopt Resolution No. 2168 recommending approval of a zone change from PD (Planned Development) to C-PD (Condominium Planned Development) for roperty known as 51 E. Campbell Avenue (rear portion. Motion carried with the following roll call vote: AYES: Commissioners: Campos, A~eyer, Fairbanks, Howard, Dickson, Kotowski NOES: Commissioners: None ABSINT: Commissioners: Kasolas -6- RESOLiJTTON N0. 2169 It was moved by Commissioner Fairbanks, and seconded by Commissioner Meyer, that the Planning Commission adopt. Resolution No. 21 70 recommending approval of plans, elevations, and development schedule allowing the construction of 144 condominium units on property known as 51 E. Campbell Avenue, subject to the con- ditions listed in the Staff Comment Sheet; and, with the addition of a condition that alighting plan come back to the Site and Architectural Review Committee for approval, prior to issuance of a building permit. Motion carried by the following roll call vote: AYES: Commissioners: Campos, Meyer, Fairbanks, Howard, Dickson, Kotowski NOES: Commissioners: None ABSENT: Commissioners: Kasolas It was noted that the lighting plan should be presented to the Site and Archi- tectural Review Committee at the same time the landscape plans are reviewed. ~ ~ ~ PD 83-01 Public hearing to consider the City_initiated City-initiated application for a Planned Development Permit to allow the conversion of an existing fire station into a museum in a PD (Planned Develop- ment/Commercial) Zoning District on property known as 51 N. Central Avenue. Commissioner Fairbanks reported that this item was considered by the Site and Architectural Review Committee this morning. One of the concerns addressed this morning was that of the Architectural Advisor regarding the retention of the roll-up doors, some guard rails on the top of the hose tower, and the concrete drive along Central Avenue. Commissioner Fairbanks stated that in her opinion it would be important, from a historic point, to retain the roll-up doors and the guard rails on the hose tower. It may look odd to retain the doors and cover up the driveway, however. The Committee is recommending that this application go forward to Colmcil with the roll-up doors and guard rails intact:.. The parking ratio is indicated as 1:150. Commissioner Dickson stated that he has some concerns with the concrete area in front of the roll-up doors; however, this is something that could be treated at a later date. He felt that the roll-up doors would look out of place without the drive-way. 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 CorrQnissioner Fairbanks, and seconded by Commissioner Meyer, that the public hearing be closed. Motion carried unanimously. Chairman Kotowski noted at this time that he would be abstaining from voting on this item because of possible conflict of interest. -7- RESOLUTION N0. 2170 It was moved by Commissioner Meyer, and seconded by Commissioner Fairbanks, that the Planning Commission adopt Resolution No. 2170 recommending approval of PD 83-01, subject to conditions listed in the Staff Comment Sheet. Motion carried with the following roll call vote: AYES: Commissioners: Campos, Meyer, Fairbanks, Dickson NOES: Commissioners: Howard ABSENT: Commissioners: Kasolas ABSTAIN: Conur-issioners: Kotowski ~ ~ ~ GP 82-05 Public hearing to consider the City-initiated City-initiated application for possible amendment to the Circulation Element of the General Plan, P~Ir. Kee reported that Staff is recommending a continuance of this item, and that a special meeting be held in February at the San Tomas Corrnntmity Center in order that input may be received from residents regarding the streets tinder consideration. Commissioner Fairbanks c{uestioned what methods could be used to notify the area residents, expressing her concern with the cost of notifying property owners by mail. Some other suggested methods of notification might be by telephone to key area residents and with articles in the Campbell Press. P.~. Kee noted that Staff's preference would be through notification in the Campbell Press, and perhaps sending notices to people who spoke at the San Tomas Hearings and are listed in the minutes of those meetings. After brief discussion, it was the consensus of the Commission that the special meeting at the San Tomas Community Center be scheduled for Thursday, February 24, 1983. 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 at this time, it was moved by Conmiissioner Meyer, and seconded by Commissioner Fairbanks, that GP 82-05 be continued to the Planning Commission meeting of March 8, 1983. I~btion carried unanimously. ~ ~ ~ GP 83-01 Public hearing to consider the City-initiated City-initiated application for possible amendment to the Land Use Element of the General Plan. Mr, Kee stated that Staff is recommending a continuance of this item to the meeting of March 8, 1983, and that this information be discussed at the special meeting scheduled for February 24 at the San Tomas Center. Chairman Kotowski declared the public hearing open and invited anyone in the audience to speak for or against this item. -8- No one wishing to speak at this time, it was moved by Commissioner Fairbanks, and seconded by Commissioner Meyer, that GP 83-01 be continued to the Planning Commission meeting of March 8, 1983. Motion carried unanimously. ~~~ TA 82-04 Continued public hearing to consider the City- City-initiated initiated text amendments to Chapter 21.41 (Historic Preservation) of the Campbell M~micipal Code . Mr. Tim Haley, Planner II, reported that the proposed changes involve clarifi- cations in the review process. 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 Fairbanks, and seconded by Commissioner Meyer, that the public hearing be closed. A~btion carried unanimously. RESOLUTION N0. 2171 It was moved by Commissioner Fairbanks, and seconded by Commissioner Meyer, that the Planning Commission adopt Resolution No. 2171 recommending approval of the proposed revisions to Chapter 21.41 (Historic Preservation) of the Campbell rtmicipal Code. Motion carried with the following roll call vote: AYES: Commissioners: Campos, Meyer, Fairbanks, Howard, Kotowski NOES: Commissioners: Dickson ABSENT: Commissioners: Kasolas Commissioner Dickson noted that he voted 'ho" because he was not in agreement with the original ordinance, on the basis of Planning Commission Resolution No. 1786 forwarded to the City Council in May, 1979. ~ ~ ~ The Commission took a break at 8:40 p.m.; the meeting reconvened at 8:55 p.m. Commissioner Kasolas entered the Council Chambers at 8:55 p.m. ~~~ 1~'fI SCELLANEOUS UP 82-07 Continued six-month review of use permit allowing Schuman, R. an auto repossession storage yard and allowing the use of a mobilehome as an office on property known as 175 Curtner Avenue in an M-2-S (Heavy Industrial) Zoning District. Mr. Kee stated that Staff is recommending a continuance of this item to the meet ing of February 8, 1983. It was moved by Commissioner Meyer, and seconded by Commissioner Fairbanks, that UP 82-07 be continued to the Planning Commission meeting of February 8, 1983. Motion carried unanimously. -9- TS 82-04 Request of Jennings-McDermott-Heiss, Inc., for Lampe, J. reaffirmation of approval of a tentative sub- - division map allowing the construction of 44 condominium units on property kno~m as 300 Lklion Avenue to satisfy a condition by the State Department of Real Estate. Mr. Kee reported that Staff is recommending that the Planning Commission recommend re-approval as requested by the applicant, in that this request is being viewed as being necessary to satisfy a technical requirement of the State. It was moved by Commissioner Meyer, and seconded by Commissioner Dickson, that the Planning Commission recommend re-approval of TS 82-04. Motion carried unanimously. ~ ~ ~ SA 83-03 Signing request - 1750 S. Bascom Avenue. Pay N Pak Commissioner Fairbanks reported that this signing request had been considered at this morning's Site and Architectural Review Committee meeting. The Committee is recommending approval, subject to the conditions that the applicant obtain necessary building permits. The Committee feels justified in this recommendation in that this particular shopping center is set back from the street so far, and the presented sign is a reduction in size from the last sign (Bonanza Building Center). Commissioner Dickson added that this particular instance did appear to be one of the circwnstances wherein the Commission is justified in approving a larger sign that what is allowed by ordinance. Mr. Kee stated that Staff is supporting this request because the proposed sign is a reduction in size from the previously approved sign on this building; the building center is the largest tenant in the shopping center and set back some 300 feet off Bascom Avenue; and, the use has no free-standing sign. It was moved by Commissioner Fairbanks, and seconded by Commissioner Dickson, that the Planning Commission approve SA 83-03, subject to the condition that the applicant obtain all necessary building permits from the Building Department. Dbtion carried unanimously. ~ ~ ~ ADJOURNMENT It was moved by Commissioner Meyer, and seconded ' by Commissioner Fairbanks, that the meeting be adjourned. The meeting adjourned at 9:30 p.m. ATTEST: Arthur A. Kee APPROVED: Michael F. Kotowski irman ecretary RECORDED: Linda Dennis cor ing ecretary