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PC Min 10/12/1982PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA TUESDAY, 7:30 P.M. MINUTES OCTOBER 12, 1982 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, Dickson, Howard, Kotowski, Campos, Meyer; Planning Director Arthur A. Kee, Principal Planner Philip J. Stafford, Engineering Manager Bill Helms, City Attorney J. P,obert Dempster, Recording Secretary Linda Dennis. Absent Commissioner Fairbanks APPROVAL OF MINUTES September 28, 1982 It was moved by Commissioner Campos, and seconded by Commissioner Kotowski, that the minutes of the Planning Commission meeting of September 28, 1982 be approved as submitted. Motion carried with a vote of 5-0-1-1, with Commissioner Fairbanks absent, and Commissioner Howard abstaining because of absence. CONSENT CALENDAR Request Request of Larry Seeman Associates for approval by the Planning Commission for inclusion in the list of approved environmental consultants. It was moved by Commissioner Kotowski, and seconded by Commissioner Howard that this item be approved as requested. Motion carried unanimously. ZC 80-11 Request of Mr. Lester Wyman for reinstatement of previously Wyman, L. approved plans allowing the construction of six townhomes on property known as 188-198 Shelley Avenue in a PD (Planned Development/Low-Pledium Density Residential) Zoning District. It was moved by Commissioner Kotowski, and seconded by Commissioner Kasolas, that this item be approved as requested. Motion carries! unanimously. *** ARCHITECTURAL APPROVALS S 82-12 Application of Mr. Donald Patch for approval of plans and _. Patch, D. elevations to allow the construction of a 4,200 sq.ft. automotive repair building on property known as 854 Camden Avenue in an P1-1-S (Light Industrial) Zoning District.- -2- Commissioner Kotowski reported that this item had been before the Site and Architectural Review Committee this morning, at which time the Committee noted it would recommend a continuance. However, the applicant did not agree with this recommendation, and was informed that he could make his presentation to the entire Commission. The Committee expressed concern with the setbacks, landscaping, parking, and the size of the building with respect to the number of stalls. The applicant indicated he could have revised plans by this evening's meeting. Mr. Kee noted that it has been the policy of Staff to make comments on the plans prior to the meeting; however, Staff has not reviewed the revised plans presented by the applicant this evening. Commissioner Campos recommended that this item be continued and be brought back before the Commission after Staff has had an opportunity to review the plans. Commissioner Dickson noted his hesitancy to render a decision without a recommendation from Staff. Mr. Donald Patch, applicant, appeared before the Commission stating that timing is important on this application in that his client has an option on the property. He continued that Staff brought up several points regarding the originally presented plans--none of which are disagreeable to hisself or his client, and it is his feeling that revised plans can be submitted which will address these concerns. He stated that his client accepts the reduction of the size of the building, the changing of materials on property line walls, and the rearrangement of parking due to the setback of the building. He is hoping that the Commission will approve this application, with appropriate conditions, in order that his client may move forward. It was moved by Commissioner Dickson, and seconded by Commissioner Kotowski, that S 82-12 be approved, subject to conditions as listed in the Staff Comment Sheet, and subject to Condition No. 1 reading "Revised elevations and site plan to be approved by the Planning Commission within 30 days of Planning Commission approval." Revised plans are to address: revised elevations as recommended by the Architectural Advisor, a reduction in floor area of approximately 160 sq.ft., and provision of a trash enclosure area. Motion carried with a vote of 5-1-1, with Commissioner Kasolas voting "no". Commissioner Kasolas noted that he would like to remind the Commission of their past actions in discouraging auto repair uses because of the large number already in operation in the City. *** SPECIAL PRESENTATIONS Report Review of the Preliminary Redevelopment Plan. City Manager City Manager Ed Schilling presented the Preliminary Redevelopment Plan to the Commission, noting that there are two actions required of the Commission this evening: approval of the redevelopment project area, and approval of the pre- liminary plan. The City Manager then responded to questions from the Commission. -3- Commissioner Kasolas asked why the southernmost section of the presented area was being included. Mr. Stafford noted that this area has approximately four single family residences which are non-conforming uses, containing contractor's storage yards, etc. Commissioner Kasolas noted that approximately five or six percent of the City is being proposed for inclusion in the redevelopment area, and that this seemed too large an area for this type of project. He questioned what assurance the City would have against ending up with an area full of vacant parcels. Mr. Schilling stated that each of the proposed areas has a specific need, which is why the proposed redevelopment area is so odd shaped and encompasses the percentage of land that it does. He added that the proposed program is not under an"urban renewal" situation, but rather a California redevelopment program which allows the jurisdiction to do a project when the funds are available, and there is no need to completely clear an area before starting. Commissioner Kasolas questioned the estimated cost of relocatio n of the Hamilton Avenue Mobile Home Park residents, and the mobile home residents on Gilman Avenue. Mr. Schilling stated that this information is not available at this time. Commissioner Kasolas stated that it does not make sense to move the mobile home park residents from one side of Highway 17 to the other side, with the possible use of the Hamilton Avenue School site. Mr. Schilling noted that the Hamilton Avenue School site is in litigation at this time; however, with the redevelopment process, the litigation process may be hastened. At this time, the site cannot be developed, since it is zoned Public Facilities. Commissioner Kasolas asked if the residents of the mobilehome park on Gilman Avenue would be relocated to the proposed Hamilton Avenue School site. i~lr. Schilling responded that the proposal of the developer (Prometheus) did not develop the entire school site, and would provide just enough room for the people of the Hamilton Avenue Mobile Home Park that desire to be moved to the school site, which will contain approximately 93 spaces. Commissioner Kasolas asked if there would be any tax revenues generated from the development of the school site as a mobile home park. Mr. Schilling stated that any tax revenues would be minimal, if any. Commissioner Dickson stated that the proposed Prometheus development and the Hamilton Avenue School site constitute about one-third of the proposed re- development area, and he is hesitant about this portion of the project. It does not appear to be in the best interests of the taxpayers of this community. Commissioner Dickson continued that the proposed plan appeared to be biased in that it assumed the surrounding neighborhood would want a mobile home park on the school site. -4- Mr. Schilling noted that redevelopment provides the City with additional tools to make a decision regarding the benefit of the office project on Hamilton Avenue. The project would have to go through all the normal channels; however, to leave the mobile home site out of the redevelopment plan area would mean less assistance for relocation for the people of the park. Commissioner Dickson stated he is worried that all the debate regarding the redevelopment plan will be about the Prometheus proposal, and it was already happening this evening. The Prometheus project creates a terrible traffic problem, and he does not want to see that problem forgotten. Commissioner Campos noted he has the same concerns regarding the Prometheus proposal. He also questioned how the funds might be re-appropriated from one area to another if there is community resistance in a neighborhood. Commissioner Campos noted, m regard to the proposal of a semi-mall for the downtown area, that malls are waning in popularity. Mr. Schilling stated that the City would be looking for participation of property owners in all areas; however, all details have not been completed. He added that just because there is a proposal stated in the preliminary plan does not mean that it has to happen. The semi-mall concept is a proposal to bring the downtown area together, and requires further study. Commissioner Kasolas stated his concern with human rights and preservation of property rights. He asked if anyone has spoken to the owners of the Martin Oil site which is proposed to be included in the Prometheus development. Mr. Schilling stated that there has been no discussion with any property owners at this point. Commissioner Kasolas asked if there was any truth to the "rumor" that the Prometheus project would not "pencil out" unless it obtains redevelopment assistance. Mr. Schilling stated that this was true. Commissioner Kasolas questioned who was going to pay for the services needed by the additional 2,000 to 3,000 people brought into the area from the improvements--the office complex, motel, new mobile home park? P1r. Schilling noted that the mobile home tenants will not be an additional drain on services, the motel has been approved for several years--the fact that these-sites are included in the redevelopment area does not mean they will require increased services. He continued that the use of tax monies is really quite broad as to its possible uses, and the increments have not been determined as yet. Commissioner Kotowski noted that there have been a number of questions raised this evening about specific projects in the survey area. He asked if the Commission were to approve this area this evening, what the meaning of this action would be. Mr. Schilling stated that approval of the survey area will just start the process rolling, but it does not mean that the entire area the Commission is reviewing this evening will be included in the final proposal. -5- Cornrnissioner Kasolas stated he questioned the necessity of replacing like housing with like housing, noting that there is a great deal of rental housing in this community. He continued. that he also questioned the necessity of replacing asphalt with another piece of asphalt. Commissioner Kasolas stated that he did not understand why the City would relocate one mobile home park to another mobile home park. Mr. Schilling stated that if a project causes the removal of a residential development, the City has a responsibility to look at the situation and require some form of mitigation; however, in redevelopment it is not a matter of responsibility, but rather a matter of the law. Commissioner Kasolas stated he is concerned with the highest and best use of the school site. Commissioner Kotowski noted that it is his understanding that the Commission would have other opportunities to review specific projects under the re- development plan--that nothing will be slipped by them. Commissioner Kasolas asked if the City Manager would have any difficulty in waiting fora recommendation until after the study session with the City Council on November 3, 1982. Mr. Schilling noted that a recommendation must be forwarded to the City Council as soon as possible, in that it will be approximately 90 days before the Redevelopment Agency can start to deal with the plan. Mr. Schilling continued that the final boundaries for redevelopment will not be determined by the Agency until approximately June 1983. The City is not locked into the preliminary area, it can be expanded or decreased. The City is, however, locked into a time frame in order to take advantage of certain tax increments. The Commission will have an opportunity to amend the proposed area, and this would be action. It was moved by Commissioner Campos, and seconded by Commissioner Kotowski that the Planning Commission recommend a~~roval of the proposed project arpa fnr redevelopment. Motion carried with a vote of 5-1-1, with Commissioner Kasolas voting "no", and Commissioner Fairbanks being absent. It was moved by Commissioner Campos, and seconded by Commissioner Kotowski, that the Planning Commission recommend approval of the Preliminary Redevelop- ment Plan. Motion carried with a vote of 5-1-1, with Commissioner Kasolas voting "no", and Commissioner Fairbanks being absent. Commissioner Howard asked the record to show that he had voted "yes" with reservations. *** The Commission took a break at 9:10 p.m.; the meeting reconvened at 9:22 p.m. -6- PUBLIC HEARINGS UP 82-21 Now is the time for a continued public hearing to Navai, K. consider the application of Mr. Kamil Navai for a use permit to allow a lot split on property known as 1476 Walnut Drive in an Interim (Low Density Residential) Zoning District. Mr. Kee reported that the applicant is requesting approval of a use permit to allow the creation of two single family lots. The existing 13,597 sq.ft. parcel would be divided to create a 6,000 sq.ft. parcel and a 7,597 sq.ft. parcel. Staff is recommending denial or a continuance until after recommenda- tions are made regarding the San Tomas Area. Chai~~nan t~teyer declared the public hearing open and invited anyone in the audience to speak for or against this item. Mr. Kamil Navai, applicant, appeared before the Commission and asked for an approval or a continuance until after decisions on the lot sizes in the San Tomas Area were made. Commissioner Kotowski asked if the application was made prior to the Interim Zone. ~1r. Kee noted that the application was made while the Interim Zone was in effect, and the applicant was notified regarding the zoning situation, as well as the atmosphere of the area pertaining to the special hearings. Commissioner Kotowski asked if the applicant could receive a refund of his fees. Mr. Kee stated that this could be a recommendation to the City Council, if it is the desire of the Commission. Mr. Kee noted to the Commission that a communications has been received from Mr. Kenneth Coffin, pertaining to this item. The Recording Secretary was directed to make this communication a part of the minutes (attached hereto). Mr. Mike Klupfell, 1450 Walnut Drive, spoke against the proposed lot split, noting that all lots in the immediate area are at least 13,000 sq.ft. in size. Ms. Doreen Bass, 1395 lJalnut Drive, spoke against the lot split, citing the possibility of other lots splitting, thereby increasing the density in this area. She referred to the petition that was presented at the last meeting, signed by 74% of the area residents, against this proposal. Mr. Navai, applicant, stated he would prefer a continuance in order that he might find out the Commission's policies for this area; or, if a decision for denial was rendered, he would like to know the basis for such denial. Commissioner Dickson stated that, in his opinion, it would be poor planning to approve the lot split for this area. -7- Commissioner Kotowski stated that because the zoning plan for the San Tomas Area has not yet been determined, he felt it was appropriate to continue this item until the policies are established. It was moved by Commissioner Howard, and seconded by Commissioner Dickson, that the public hearing be closed. P~lotion carried unanimously. It was moved by Commissioner Kasolas, and seconded by Commissioner Kotowkki, that UP 82-21 be continued to a Planning Commission meeting after the final recommendations regarding the San Tomas Area have been made. Motion fails with a vote of 2-4-1. RESOLUTION N0. 2144 It was moved by Commissioner Howard, and seconded by Commissioner Dickson, that the Planning Commission adopt Resolution No. 2144 recommending denial without prejudice of UP 82-21, and recommending that the City Council refund the applicant's fees less standard costs incurred in publishing and staff time. Motion carried by the following roll call vote: AYES: Commissioners: Kasolas, Dickson, Howard, Kotowski, Campos, Meyer NOES: Commissioners: None ABSENT: Commissioners: Fairbanks *** Commissioner Kotowski left the Council Chambers at 9:55 p.m. * ~ GP 82-04(B) Now is the time for a continued public hearing to City-intiated consider a possible amendment to the Land Use Element of the General Plan from "Commercial" to "Public, Semi- public for property located along Los Gatos Creek be- tween Campbell Avenue and Highway 17 in a PD (Planned Development) Zoning District. Mr. Kee reported that Staff is recommending a continuance of this item to the Planning Commission meeting of October 26, 1982 at the request of the property owner. Chairman Meyer 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 Campos, that GP 82-04(B) be continued to the Planning Commission meeting of October 26, 1982. Motion carried unanimously. *** GP 82-04(C) Now is the time fora continued public hearing to City-initiated consider a possible amendment to the Land Use Element of the General Plan from "Public, Semi-Public" to "Commercial" for property located at 1560 S. Winchester Blvd. in a P-F (Public Facilities) Zoning District. Mr. Stafford reported that Staff is recommending that the Planning Commission adopt a resolution recommending an amendment to the Land Use Element, in accord with the recommendations of the Downtown General Plan Committee; or that the Commission take action to drop this item from the agenda until a specific proposal for further development of this site is submitted. -8- Commissioner Kasolas asked if this area was included in the redevelopment area, and, if so, would there be any financial impact in the change of the zoning. Mr. Stafford stated that this type of information was not available at this time, although zoning is one aspect used in appraisal. Commissioner Howard asked if the property is currently in conformance with the General Plan; and, if so, what is the reason for the change. Mr. Stafford stated that the property is currently in conformance with the General Plan. The proposed amendment was recommended by the Downtown Study Committee, in that the other three corners of Hamilton and Winchester are zoned commercial. Chairman Meyer 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 Howard, that GP 82-04(C) be removed from the agenda, until such time that a specific proposal for further development is submitted. Motion carried with a vote of 5-0-2. *** UP 82_22 Now is the time for a public hearing to consider the Gridley, L. application of Ms. Linda Gridley for a use permit to allow the conversion of a single family house to an office and to reface an existing commercial building on property known as 19 S. Third Street in a PD (Planned Development/Commercial) Zoning District. Commissioner Campos reported that this item was considered by the Site and Architectural Review Committee this morning. The Committee is recommending a continuance in order that the applicant might submit revised plans addressing the traffic circulation and site circulation of the property. Mr. Kee noted that Staff is in concurrence with a continuance. Chairman Meyer 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 UP 82-22 be continued to the meeting of October 26, 1982. Motion carried unanimously (5-0-2). *** PD 82-05 Now is the time for a public hearing to consider the Bamburg, M. application of Mr. Marvin Bamburg for a Planned Development Permit and approval of plans, elevations, and development schedule to allow the construction of a 6,000 sq.ft. office building on property known as 429 Llewellyn Avenue in a PD (Planned Development/ Commercial) Zoning District. -9- Commissioner Campos stated that this item had been considered by the Site and Architectural Review Committee this morning, noting that the applicant has accepted the recommendations of the Architectural Advisor. The Committee is recommending approval. Mr. Kee reported that Staff is recommending approval of this application. Chairman Meyer declared the public hearing open and invited anyone in the audience to speak for or against this item. P~1r. Marvin Bamburg, applicant, appeared before the Commission to answer any questions they might have. Mr. Bamburg noted that his client has agreed to integrate the recommendations of the Architectural Advisor relating to color and .building materials into the plans. No one else wishing to speak, it was moved by Commissioner Howard, and seconded by Commissioner Campos, that the public hearing be closed. Motion carried unanimously. RESOLUTION N0. 2145 It was moved by Commissioner Howard, and seconded by Commissioner Dickson, that the Planning Commisson adopt Resolution No. 2145 recommending approval of PD 82-05, subject to conditions listed in the Staff Comment Sheet. Motion carried with the following roll call vote: AYES: Commissioners: Kasolas, Dickson, Howard, Campos, Meyer NOES: Commissioners: None ABSENT: Commissioners: Kotowski, Fairbanks PD 82-06 Now is the time for a public hearing to consider the Martinez, M. application of Mr. Michael Martinez fora Planned Development Permit and approval of plans, elevations, and development schedule to allow the construction of a 7,400 sq.ft. office building on property known as 900 E. Cam bell Avenue in a PD (Planned Development/ Commercial Zoning District. Commissioner Campos reported that this application had been considered at the Site and Architectural Review Committee meeting this morning. The applicant is willing to consider all items addressed in the Staff Comment Sheet, and has requested a continuance to the meeting of October 26, 1982. Mr. Kee indicated that Staff is also recommending a continuance. Chairman Meyer 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 Kasolas, and seconded by Commissioner Howard, that PD 82-06 be continued~'to the meeting of October 26, 1982, in order that the applicant could address concerns expressed in the Staff Comment Sheet. Motion carried unanimously. -10- MISCELLANEOUS ZC 80-12 Continued application of Hoskins Engineers for a Hoskins Engineers modification to an approved plan on property known as 252 and 268 W. Rincon Avenue. Mr. Stafford reported that Staff has received verbal communications from the applicant, indicating it is their intention to build the project as originally approved. It was moved by Commissioner Kasolas, and seconded by Commissioner Howard, that ZC 80-12 be withdrawn from the agenda. Motion carried unanimously. Referral from Continued referral from the City Council for review City Council and comment on the Los Gatos Creek bicycle pathway plan as presented by the firm of Brian, Kangas, Foulk and Associates. City Engineering Manager Bill Helms reported at length on this proposal, noting that Staff is recommending endorsement of the 8 foot wide pathway due to the availability of state and federal funding. The 3 foot path would be built with much less stringent standards and is only intended to provide a minimum pedestrian facility along the creek. Commissioner Dickson questioned the planning issues involved in this type of proposal as to why the Commission would be involved in reviewing it. Mr. Kee noted that it would be a policy issue relating to projects that might be proposed along the creek. Commissioner Dickson noted that bicycle paths are a nice luxury to have, however, it is his feeling that the expense is a poor utilization of public funds. RESOLUTION NO. 2146 It. was moved by Commissioner Howard, and seconded by Commissioner Kasolas, that the Planning Commission recommend that the City Council endorse the proposed 8 foot wide bicycle path as general policy. Motion carried with the following roll call vote: AYES: Commissioners: Kasolas, Howard, Campos, Meyer NOES: Commissioners: Dickson ABSENT: Commissioners: Kotowski, Fairbanks OTHER ITEMS BROUGHT UP BY STAFF Mr. Helms presented a plan for the construction of an addition to the Pony League building at John D. Morgan Park, for the Commission's information. -11- OTHER ITEMS BROUGHT UP BY COMMISSIONERS Commissioner Kasolas requested Staff to do a survey of the number of auto repair facilities in Campbell, compared to other cities. ADJOURNMENT It was moved by Commissioner Howard, and seconded by Commissioner Dickson, that the meeting be adjourned. The meeting adjourned at 10:35 p.m. APPROVED: Jane P. Meyer Chairman ATTEST: Arthur A. Kee Secretary RECORDED: Linda Dennis . Recording Secretary