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PC Min 09/28/1982PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA TUESDAY, 7:30 P.M. t~1INUTES SEPTEMBER 28, 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, Kotowski, Campos, Fairbanks, Meyer; Planning Director Arthur A. Kee, Principal Planner Philip J. Stafford, Engineering Manager Bill Helms, Planner Ii Tim Haiey, Planner II Marty Woodworth, City Attorney J. Robert Dempster, Recording Secretary Linda Dennis. Absent Commissioner Howard APPROVAL OF MINUTES September l4, 1982 It was moved by Commissioner Kotowski, and seconded by Commissioner Dickson, that the minutes of the Planning Commission meeting of September 14, 1982 be approved as submitted. Motion carried unani- mously (6-0-1). ARCHITECTURAL APPROVALS S 80-22 Continued request of Mr. Richard Fish on behalf of Citti Florist Citti Florist for reinstatement of approval to allow the construction of a retail/office building on pro- perty known as 1603 S. Bascom Avenue in a C-2-S (General Commercial) Zoning District. Commissioner Kotowski reported that this item had been before the Site and Architectural Review Committee this morning, and the Committee is recommending approval, subject to the conditions listed in the original approval. Mr. Kee stated that Staff feels this reinstatement request is reasonable, and is also recommending approval. It was moved by Commissioner Kasolas, and seconded by Commissioner Kotowski, that S 80-22 be reinstated for a period of one year. Motion carried unani- mously (6-0-1). S 82-09 Continued application of Mr. William Gremore for Gremore, W. approval of plans to allow an equipment storage yard on property known as 1025 Florence Way in an M-1-S (Light Industrial) Zoning District. -2- Mr. Kee stated that this item had been continued from the rneetinq of August 24 in order that the applicant could consult with the property owner. As of t'r~is meeting, Staff has not received any additional information from the applicant. It was moved by Commissioner Campos, arrd seconded by Commissioner Fairbanks, that S 82-09 be denied as proposed. ~Ytotion carried unanimously (6-0-1). S 82-11 Application of Pfr. Joseph Fletcher on behalf of St. Fletcher, J. Laurence Episcopal Church for approval of plans and elevations to allow exterior modifications to an existing church on property known as 65 W. Rincon Avenue in an R-2-S (Multiple Family Residential) Zoning District. Commissioner Kotowski reported that this item had been before the Site and Architectural Review Committee this morning. He noted that although the proposed parking is not consistent with current regulations, there have no compiairits from neighbors regarding the parking situation for t'rris use. In this case, because the modifications do not intensify the church use, the Committee is concurring witty Staff's recommendation for approval. Mr. Kee reported that there has been some redlining on the plans in regard to the landscaping, and the applicant has stated he is in agreement with these changes. it was moved by Commissioner Kasolas, and seconded by Commissioner Dickson, that S 82-11 be approved, subject to the conditions listed in the Staff Comment Sheet (attached). Motion carried unanimously (6-0-1). t'UBLIC HEARINGS V 82-02 Now is the time for a continued public hearing to Cockrell, L. consider the application of Mr. Larry Cockrell for a variance to the parking requirement so as to allow four condominium uni~t;s on proper°ty known as 1408 W. Latimer Avenue in an R-2-S (Multiple Family Residential) Zoning District. Mr. Kee reported that this item was continued from the meeting of August 24 in order that revisions to the parking ordinance could be reviewed prior to ruling on this request. Staff is recommending a denial on this application in that ~'~aff is of the opinion that a variance to the parking requiremenC is not warranted in this situation, the applicant's present use of the pro- perty is considered reasonable, and the hardship (if any) was created by tine original builder and purchased with the existing problems. The summation of this request is that there would be one less parking stall on the site than would be under the current parking regulations for condominiums. Chairman Meyer declared the public hearing open and invited anyone in the audienr_e to speak for or against this item. -3- Mr. Larry Cockrell, applicant, presented comparisons of his property and other similar projects regarding landscaping coverage, parking ratios, and property improvements. He spoke to the Commission"s concern pertaining to long-narrow driveways, noting that his property has the shortest driveway distance of other projects on the same street. Mr. Cockrell then showed a slide presentation demonstrating the absence of on-street parking in his neighborhood. Additionally, he presented a letter, and a petition, in favor of his proposal (attached hereto and made a part of -these minutes). Commissioner Dickson commented regarding the parking requirements, noting tVrat perhaps the requirements have. been such in the past so as not to create on-street parking problems; and, in his opinion, the proposed parking space in this project was not a valid space. He felt that the Frardship was self-imposed. No one eise wishing to speak, Commissioner Kasolas moved, and Commissioner Kotowski seconded, that the public hearing be closed. Motion carried unani- mously (6-0-1). Discussion Commissioner Campos thanked Mr. Cockrell for an excellent presentation. Commissioner Fairbanks complimented Mr. Cockrell on his presentation, and stated that it is her feeling that he has made a very good argument for his case. Sfre added, however, that site must adhere to her conservative views regarding variances. Commissioner Kasolas stated that he wished to remind the Commission of approving projects with a parking ratio of less than required by code, noting that the Commission has generally used ti-~e ordinance as a guide. RESOLUTION N0. 2140 It was moved by Commissioner Kasolas, and seconded by Coriimissioner Kotowski, that the Pianriing Commission adopt Resolution No. 2140 approving V 82-02, subject to the conditions listed in the Staff Comment Sheet (attached hereto). Motion carried by the following roll call vote: AYES: Commissioners: Kasolas, Kotowski, Campos, Meyer NOES: Commissioners: Gickson, Fairbanks ABSENT: Commissioners: Howard UP 82-20 Nora: 's the time for a continued public hearing to Boyl, W. consider the application of Per. William Boyl for a use permit to allow on-sale beer and wine and approval of plans and elevations to allow tiie construction of a restaurant on property known as 980 E. Campbell Avenue and 95i Michael Drive in a C-1-S (Neighborhood Commercial) and an R-2-S (Multiple Family Residential) Zoning District. Commissioner Kotowski stated that this item had been considered at the Site and Architectural Review Committee this morning. The applicant presented plans which addressed all the concerns previously expressed, and the Committee is recommending approval. -4- Mr. Kee noted 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. No one wishing to speak, it was moved by Commissioner Kotowski, and seconded by Commissioner Fairbanks, that the public hearing be closed. Motion carried unanimously (6-0-1). RESOLUTION N0. 2141 It was moved by Commissioner Kotowski, and seconded by Commissioner Campos, that the Planning Commission adopt Resolution No. 2141 approving UP 82-20, subject to the conditions listed in the Staff Comment Sheet. Motion carried by the following roll call vote: AYt"S: Commissioners: Kasolas, Kotowski, Campos, Fairbanks, Meyer NOES: Commissioners: Dickson ABStNT: Commissioners: Howard *** UP 82-21 Now is the time for public hearing to consider the Naval, K. application of Mr. Kamil Navai fora use permit to allow a lot split on property known as 1476 Walnut Drive in an Interim (Low Density Residential) Zoning District. Mr. Kee noted that 'the applicant has requested a continuance of this application. Additionally, there has been a petition submitted from the neighborhood (attached hereto). The Recording Secretary read the petition, dated September 24, 1982, into the record . Mr. Kee continued that Staff is recommending a continuance to the meeting of October 12, as requested by the applicant. Staff is in the process of pre- paring a report regarding the hearings in the San Tomas Area, which may be applicable to this lot split. Chairman Meyer declared the public hearing open and invited anyone in the audience to speak for or against this item. Mr. Mike Klupfell, 1450 Walnut Drive, stated that he was opposed to this lot split and would comment at the next appropriate meeting. Ms. Doreen Bass, 1395 Walnut Drive, stated her concern about this proposal. No one else wishing to speak at this time, it was moved by Commissioner Kotowski, and seconded by Commissioner Fairbanks, that UP 82-21 be continued to the meeting of October 12, 1982. Motion carried unanimously (6-0-1). * ~ The Commission took a break at 8:40 p.m.; the meeting reconvened at 8:5b p.m. *** -5- GP 82-04(B) City-initiated public hearing to consider a possible City-initiated amendment of the General Plan from "Commercial" to "Public, Semi-Public" for property located along Los Gatos Creek between Campbell Avenue and Highway 17 in a PD (Planned Development) Zoning District. APN 279-46-4 Mr. Kee stated that Staff has received a request to continue this item to the next meeting. Chairman Meyer declared the public hearing open and invited anyone in the audience to speak for or against this item. No orre wishing to speak at this time, it was moved by Commissioner Kasolas, and seconded by Commissioner Kotowski, that GP 82-04(B) be continued to the Planning Commission meeting October 12, 1982. Motion carried unanimously (6-0-1). GP 82-03 Citv-initiated public hearing to consider possible City-initiated text amendments to the Housing Element of the General Plan. Mr. Stafford reported that Campbell's current Housing Element was adopted by the Citv Council in 1976; and, since that time, the State law which requires housina elements has been amended to require additional information and certification by the State. The goals and objectives presented are essentially the same as the current Housing Element, with the balance of the element being in appendix form so that it can be easily up-dated without going through the public hearing process. Mr. Kee noted that there have been delays in the formation of an up-dated Housing Element in that the Association of Bay Area Governments (ABAG) has only recently determined "fair shard" figures, the State has never developed guidelines for housing elements, and the d-ifficuity to compile an element that is workable because of the lack of information available from other government sources. He added that it is very important that the City get a certified Housing Element as soon as possible. Comrr~issior~er Dickson called attention to page 14 of the proposed element, referring to the San Tomas Area, specifically regarding the statement regarding public improvements needed in the area. He felt this should be kept in mind during the up-coming discussions about the San Tomas Area. Commissioner Dickson added that, in his opinion, this document was too lengthy, and should be streamlined if possible. - Chairman Meyer declared the public hearing open and invited anyone in tl~e audience to speak for or' against this item. No one wishing to speak, it was moved by Commissioner Fairbanks, and seconded by Commissioner Kotowski, that the public hearing be closed. Motion carried unanimously (6-0-1). -6- RESOLUTION N0. 2142 It was moved by Commissio by Commissioner Kotowski, adopt Resolution No. 2142 GP 82-03, text amendments the General Plan. Motion r•ol i cal 1 vote ner Fairbanks, and seconded that the Planning Commission recommending approval of to the Housing Element of carried with the following AYES: Commissioners: Kasolas, Dickson, Kotowski, Garipbs, Fairbanks, P~eyer NOES: Commissioners: None ABSENT: Commissioners: Howard Commissioner Kasolas left the Council Chambers at 9:20 p.m. GP 82-04(A) Now is the time for a city-initiated 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 2290 S. Winchester Blvd. in a C-2-S (General Commercial) Zoning District. Mr. Stafford reported that this public hearing originated as a recommendation from the Downtown General Plan Study Committee's review of the downtown area. The subject property represents a discrepancy between the land use designation on the General Plan (Public, Semi-Public) and both the existing zoning (C-2-S/ General Commercial) and the existing land use, which is also commercial (Iron Works Gym). Since State law requires that the General Plan and Zoning be consistent with one another, Staff is recommending the change to t{ie Land Use.ElPment. C,~airman Meyer declared the public hearing open and invited anyone in the audience to speak for or against this item. ido one wishing to speak, it was moved by Commissioner Kotowski, and seconded by Commissioner Dickson, that the public hearing be closed. Motion carried unanimously (5-0-2). RESOLUTION N0. 2143 It was moved by Commissioner Kotowski, and seconded by Commissioner Dickson, that the Planning Commission adopt Resolution No. 2143, recommending approval of GP 82-04(A}. Motion carried by the following roll call vote: AYES: Commissioners: Dickson, Kotowski, Campos, Fairbanks, Meyer NOES: Commissioners: None ABSENT: Commissioners: Kasolas, Howard GP 82-04(C) City-initiated public hearing to consider a possible City-initiated amendment to the Land Use Element of the General Plan from "Public, Semi-Public" to "Commercial" for property located at 1650 S. Winchester Blvd. in a PF (Public Facilities) Zoning District. AFN 279-37-74 -%- Mr•. Kee reported that this item also originated as a result of the review of the General Plan by the Downtown General Plan Study Committee. The subject property is currently the site of O'Connor Hospital at Campbell. The Committee was of the opinion ti~at this property should be indicated on the General Plan as "Commercial" to keep it consistent with the comrercial designation for the property at the three other corners of the intersection of Hamilton Avenue and Winchester Blvd. A hospital use is an allowable use in a commercial area; and, additionally, a commercial designation would facilitate the future expansion of development on the site with medical offices or clinics. There was brief discussion among the Commission regarding the affect this zoning would have on Est'rrer Avenue, since a portion of the property abuts Esther Avenue. 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 Dickson, and seconded by Commissioner Fairbanks, that GP 82-04(C) be continued to the Planning Commission meeting of October 12, 1982, in order that Staff could review the possible affects a commercial zoning designation might have on Esther Avenue. Motion carried unanimously (5-0-2). GP 82-04(D) Now is the time for a city-initiated public hearing GP 82-04(E) to consider possible amendments to the Land Use City-initiated Element of the General Pian for portior7s of the Downtown Area (GP 82-04(D) and San Tomas Area (GP 82-04(E). Mr. Kee reported ti~~at the City Council has directed the Planning Commission to review the General Plan in both the Downtown and San Tornas areas of the community. One of the issues that both areas have in common is that of residential density. The Downtown General Plan Study Committee has recornmerrded that consideration be given to raising residential densities in the downtown area. The San Tomas Area is also under review at this time, and the Comrnissioi~ has scheduled October 7, 1982, as t'rie date for summarizing the input received at the various neighborhood meetings, and for formulating recommendations to the City Council. Since residential density is an issue in both areas, Staff is recommending that this public hearing be continued. Commissioner Kotowski questioned the notification process of the downtown area for• affected parcels, and stated he would feel better if residents were notified. f~1r. Kee noted that although the law does not require notices to be mailed to individual property owners for general plan ci~anges, if -the Commission desires that this be done, Staff will take the necessary steps to do this. 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 Kotowski, and seconded by Commissioner Dickson, that GP 82-04(D) and GP 82-04(E) be continued to the meeting of November 9, 1982. Motion carried unanimously (5-0-2). ~c ~t k -8- TA 82-G4 -Now is the time fora continued public hearing to con- Historic Preservation Sider the city-initiated text amendments to Chapter 21.41 (Historic Preservation) of the Campbell Munici- pal Code. Mr. Haley reported that this item was continued from the Planning Commission meeting of September 14, 1982 in order that additional information could be presented. The proposed changes and additions to the present Historic Preservation Ordinance generally clarify review procedures and do not represent significant changes in policy regarding the historic preservation program. The proposed ordinance establishes procedures for designation of historic landmarks and districts and sets up regulatory procedures for changes to the designated properties or districts. A sigriificarrt change to the present ordinance involves the expanded authority of the Historic Preservation Board, enabling the Board to initiate applications for designation of historic properties and districts. The revised ordinance does not establish a procedure for review of properties listed on the Historical Resources Inventory and Survey of 1977-78, with the present policy of the City Council regarding referral of demolition permits for these properties to remain the same. Corrrmissioner Campos asked if a decision of the ,Boa rd to initiate an application for a landmark designation would be with the concurrence of the property owner. fir. Haley responded that currently the concurrence of the property owner is not required. The revised ordinance is essentially adding one more body that can initiate an application for historic designation. Commissioner Campos stated that he is opposed to this. Commissioner Fairuanks questioned the section of the ordinance that provided that a historic designation canriot cause a i~ardship for ttre property owner. Mr. Haley noted that there is a provision in the ordinance that the owner can show undue hardhip in the historic designation of his property. Commissioner Fairbanks asked for clarification regarding 'the need for amending the current ordinance. Mr. Haley stated that tine general feeling of the Historic Preservation Study Committee, created by the City Council in rune 1981, that the Board should take a more active role in historic preservation. Commissioner Dickson stated that it is his feeling that government is being made more complicated, rather than being simplified. He added that Commissioner k«solas had asked that he relay to the Cor~rmission his fee lings - that the proposed amendments be sent back to the Study Committee for consideration of the comments made by the Planning Commission on the original or~diriance. Commissioner Kotowski stated he is in agreement with Commissioner Dickson, in that another Board is proposed to be added to the process, making it more complicated. He continued that he is not sure that there is an absolute necessity in our community for such a Board. Additionally, he would question the qualifications of the people serving on the Board in terms of education and expertise in this field. -9- Commissioner Campos stated that he was concerned that this ordinance appears to supersede the authority of the Commission, as well as creating another level of bureaucracy. He continued that he is also concerned that tFre Board seems to report directly to the City Council, ar~d Commissioner Campos felt that the Board should first come to the Planning Commission where an agreement would be reached regarding a recommendation to Council. Commissioner Campos noted that perhaps a study session should be arranged with the Historic Preservation Board and Study Committee before anything is forwarded to Council. Chairman Meyer declared the public hearing open and invited anyone irr the audience to speak for or against this item. No orre wishing to speak at this time, 'it was moved by Commissioner Kotowski, and seconded by Commissioner Dickson, that TA 82-04 be continued to the Planning Commission meeting of December 14, 1982. Motion carried (4-1-2), with Commissioner Fairbanks voting "no".. It was then moved by Comrrrissiorrer Campos, and seconded by Commissioner Dickson, that the Planning Cormission request the City Council to set up a study session with the Commission, the Historic Preservation Board, t{'re Study Committee, and the Civic Improvement Commission to discuss the proposed amendments to Chapter 21.41. Motion carried (4-1-2) with Commissioner Fairbanks voting "no". *** TA 82-05 Now is the tide for a public hearing to consider a City-initiated city-initiated text amendment to CP~apter 21.50 of the Campbell Municipal Code - Parking, Loading. Mr. Woodworth reported that periodically it is necessary for the City to review its parking regulations so as to assure that the standards are realistically matching the parking demand. The goal is to develop re- gulations which reflect the actual demand for parking. Commissioner Kotowski noted his concern with the gradual "edging up" of parking ratios; ie. if the current ordinance calls for 1:150 and the Commission regularly allows 1:220--then the revised or°dinance might allow 1:200-- is the Commission then going to allow 1:25G. Mr. Kee stated that it would be bdneficial to Staff if the code is changed to reflect the policy of the Commission. The code does allow the Commission to require additional parking in cases it feels would warrant such. Commissioner Fairbanh= questioned the requirements for handicapped parking, and asked if there was any stipulation that a building be accessible to handicapped persons as well. Mr. Woodworth noted that new construction laws require all buildings to be accessible to the handicapped. Commissioner Fairbanks asked if the Commission could require a completed development to increase there parking if necessary. Mr. Woodworth stated that there was not a provision for doing so in the ordinance. -10- Commissioner Fairbanks requested that Staff investigate some developments that involve multi-tenant office buildings, noting that there appears to be a tendency in these types of buildings to use up all the parking. Commissioner Kotowski stated that some special consideration should be given in the ordinance for the downtown area, within the loop streets, and requested that Staff research this possibility. Commissioner Fairbanks noted she liked the suggestion made in the Staff Report regarding a possible reduction in the parking stall space, and asked if there were any statistics available regarding property damage when the smaller sized stalls were used. Chairman Meyer declared tP~e 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 CoiT~missioner Fairbanks, and seconded by Commissioner Kotowski, that TA 82-05 be continued to the meeting of October 26, 1982. Motion carried (5-0-2). *** MISCELLANEOUS SA 82-47 Application of Mr. Fred Foncannon on behalf of Foncannon, F. Travel Travel for a free-standing sign on property known as 840 E. Campbell Avenue in a PD (Planned Development/Commercial) Zoning District. Mr. Kee reported that a request for continuance has been received from the applicant this evening (letter attached hereto). Commissioner Campos noted that the sign is already erected, and that the Site and Architectural Review Committee discussed this item this morning and is recommending denial. It was moved by Commissi that SA 82-47 be denied. and Meyer voting "no". ZC 80-12 Hoskins Engineers oner Campos, and seconded by Commissioner Kotowski, Motion carried (3-2-2) with Commissioners Fairbanks *** Application of Hoskins Engineers for a modification Lo an approved plan on property known as 252 and 268 W. Rincon Avenue. Mr. Kee noted that Staff is recommending a continuance of this item, with the applicant's concurrence, in order that a revised plan may be submitted. Commissioner Kotowski reported that the item was before the Site and Architectural Review Committee this morning, and the Committee is recommending a continuance. It was moved by Commissioner Fairbanks, and seconded by Commissioner Dickson, that ZC 80-12 be continued to the Planning Commission meeting or" October 12, 1982. Motion carried unanimously (5-0-2). Referral from Referral from the City Council for review and comment City Council on the Los Gatos Creek bicycle pathway plan as pre- pared by the firm of Brian, Kangas, Foulk & Associates. Due to the lateness of the hour, it was moved by Commissioner Fairbanks, and seconded by Commissioner Campos, .that this item be continued to the meeting of October 12, 1982. Motion carried unanimously (5-0-2). *** ADJOURNMENT It was moved by Commissioner Dickson, and seconded by Coi~nmissioner Fairbanks, that the meeting be adjourned. The meeting adjourned at 10:42 p.m. APPROVED: Jane P. Meyer Chairman ATTEST: Arthur A. Kee Secretary RECORDED: Linda A. Dennis Recording Secretary