Loading...
PC Min 08/10/1982PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA TUESDAY, 7:30 P.M. MINUTES AUGUST 10, 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 (7:45 p.m.), Dickson, Howard, Campos, Fairbanks, 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 Commissioners: Meyer In the absence of Commission Chairman Meyer, Vice-Chairman Kotowski chaired the meeting. APPROVAL OF MINUTES July 27, 1982 It was moved. by Commissioner Fairbanks, and seconded by Commissioner Howard, that the minutes of the Planning Commission meeting of July 27, 1982 be approved as submitted. Motion carried unanimously. CORRESPONDENCE Mr. Kee reported that correspondence has been received pertaining to items on this evening's agenda, and would be considered at the same time as the correlating item. It was the consensus of the Commission that Item No. 7 on this evening's agenda be considered at this time. MISCELLANEOUS S 67-79 Request of Mr. Bruce Johnson for approval of Johnson, B. modification to parking layout and space allocation of an existing building on property known as 545 Westchester Drive in an M-1-S (Light Industrial) Zoning District. Commissioner Campos reported that this item had been considered by the Site and Architectural Review Committee this morning, and that the Committee is recommend- ing approval. However, it is recommended that the landscaping plans come back to the Planning Director for approval. Mr. Kee stated that the applicant is proposing to modify the parking layout of an existing building. One additional parking space will be added and several standard size stalls will be replaced by compact stalls. Additionally, the applicant is seeking approval of a space reallocation for the building. The -2- building was originally approved in 1967 as a warehouse. The applicant is now requesting that 2,500 sq.ft. be used as manufacturing, and the remain- ing 6,300 sq.ft. as warehouse. Because there is no landscaping on the site presently, Staff is recommending that the area between the street and the parking area be landscaped, and that the landscaping plan come back to the Planning Director for approval. It was moved by Commission Dickson, and seconded by Commissioner Howard, that the modifications to S 67-79 be approved as per Staff recommendation, subject to conditions of approval as listed in the Staff Comment Sheet (attached hereto). Motion carried with a vote of 5-0-2. PUBLIC HEARINGS UP 82-13 Now is the time for a continued public hearing Ragasa, R. to consider the application of Mrs. Rachel Ragasa for a use permit to allow the conversion of a 4- unit apartment building into a residential care home on property known as 145-151 W. Hamilton Avenue in an R-2-S (Multiple Family Residential) Zoning District. Commissioner Campos reported that this item was before the Site and Architectural Review Committee for review. The applicant is in concurrence with the conditions set forth by the Planning Department as well as the redlining of the plans. Also discussed at this morning's meeting was the handicapped requirements for the pro- ject; it was felt that additional clarification was needed, and the applicant was referred back to the Fire Department for assistance in this area. The Committee is recommending that the landscaping plan be brought back to the Planning Director prior to issuance of a building permit, and that this application be approved. Commissioner Fairbanks questioned the zoning behind the subject property. Mr. Kee stated that the property to the rear is zoned R-1/Single Family Residential. Mr. Kee added that in regard to the handicapped requirements, it would be necessary for the applicant to meet the requirements of the building code. Commissioner Kasolas entered the Council Chambers at 7:45 p.m. Chairman Kotowski declared the public hearing open and invited anyone in the audience to speak for or against this item. Mr. Woods Huff, 226 W. Rosemary Lane, ,^^eared before the Commission to deliver a letter from Mrs. Pamela Kneppee (176 W. Rosemary Lane). Mr. Huff questioned the definition of a residential care home, as well as the possible future use of the property if the use permit were granted. Mr. Kee stated that a residential care home, as defined by the State, did not include a half-way house situation. He added that the use permit requires that the Commission finds that the use is compatible with the surrounding neighborhood, and that the use permit can be reviewed at any time there is a problem. Mr. Kee continued that it is his understanding that the use permit runs with the land, rather than with the individual, and that property could -3- be sold to another person who could also use the permit for a residential care home. Residential care homes are not limited to a specific age group. Mr. Huff noted that he was questioning this definition because there are a number of uses that would be objectionable to the neighborhood in the future. He felt that a restriction should be placed on the use permit, defining the residents of the care home. Mr. Stafford read into the minutes the section from the F4unicipal Code relating to the definition of a residential care home. At this time, the Recording Secretary read into the minutes the letter from Mrs. Pamela Kneppe of 176 W. Rosemary Lane (attached hereto). Mrs. Rachel Ragasa, applicant, appeared before the Commission to answer any questions. She stated that she will be getting a license from the State to operate a residential care home; there will be ambulatory residents in the upper floor and non-ambulatory in the lower floor; this will be a non-medical boarding care home, with no medical staff to care for the residents. No one else wishing to speak, it was moved by Commissioner Fairbanks, and seconded by Commissioner Howard, that the public hearing be closed. Motion carried unanimously. Discussion Commissioner Fairbanks noted that she would like to see the Commission and the plans for the project respond to~the privacy concerns of the residents behind the proposed development. Commissioner Dickson stated that it was his feeling that this was a very dense type of living, especially for people who are already burdened with some type of medical problem. He continued that Campbell seems to have an over-abundance of these types of facilities. Commissioner Dickson also felt that the privacy concerns of the adjoining property owner should be addressed. F1ot i on It was moved by Commissioner Campos that UP 82-13 be approved, subject to the conditions listed in the Staff Comment Sheet. Motion dies for lack of a second. Motion It was moved by Commissioner Dickson, and seconded by Comm> »ioner Fairbanks, that the public hearing be re-opened. Motion carried with a vote of 6-0-1. Discussion Commissioner Kasolas stated that he felt the letter from Mrs. Kneppe raised an important question regarding the density relating to the number of people proposed to reside in this facility, and that this issue should be addressed. Commissioner Campos noted that the Site and Architectural Review Committee were not privy to this letter at this morning's meeting. He felt that the -4- Commission should set forth specific guidelines when re-addressing this item. Motion It was moved by Commissioner Dickson, and seconded by Commissioner Fairbanks, that UP 82-13 be continued to the meeting of August 24, 1982 in order that the applicant might address the window treatment on the rear of the unit, and take steps to minimize exposure to the property to the rear (perhaps with fencing). Motion carried with a vote of 6-0-1. Discussion Commissioner Dickson requested Staff to report on the number of these types of facilities in Campbell at this time, and the effect on the emergency services. Commissioner Kasolas requested the square footage of the residential care home that was approved on Sunnyoaks Avenue pertaining to the density; what is the surrounding zoning of the facility on Sunnyoaks; a further definition of "residential care home" and the type of people living in such a facility. Mr. Kee responded that Staff would prepare said report to be presented at the next meeting. *** UP 82-16 Now is the time for a public hearing to consider Wieser, E. the application of Mr. Ed Wieser for a use permit to allow the conversion of a single family residence to a veterinary clinic on property known as 3265 S. Winchester Blvd. in a C-2-S (General Commercial) Zoning District. Commissioner Campos reported that this item had been considered by the Site and Architectural Review Committee this morning; the applicant has addressed all the concerns presented in the Staff Comment Sheet, and the Committee is recommending approval. Mr. Kee stated that Staff is also recommending approval. He added that this facility is essentially the same as the one approved some time again on Bascom Avenue for Dr. Madden, and that there have been no complaints from surrounding neighbors regarding that clinic. Commissioner Kasolas asked if outdoor runs were being proposed. Commissioner Campos indicated that there were no outdoor runs proposed. Commissioner Fairbanks questioned the number of places available for over-night care and if there would be a caretaker on the premises in the evening. Chairman Kotowski declared the public hearing open and invited anyone in the audience to speak for or against this item. -5- Mrs. Bass, 1395 Walnut Drive, stated she was concerned with the noise level and asked when the proposed masonry wall would be installed. Mr. Kee stated that the wall would be installed prior to occupancy. Mrs. Von Cleffield, 1450 Walnut Drive, asked if there would be animals kept over-night at the clinic, and if so, where would they be housed. She also expressed concern about the noise levels, and the construction of the masonry wall noting that there had been a wall proposed for construction on the adjoining property and it was never built. Dr. Ed. Wieser, applicant, stated that all the animals will be kept inside the clinic. He stated it is his intention to be a very good neighbor. He indicated that the rear elevation of the clinic will retain the residential look but with a much cleaner appearance; odor levels will be non-existent; animals will be kept over-night when necessary, however, an attendant will be on duty. There will be a maximum of 18 over-night animals possible. Dr. Wieser continued that the cages for the animals are insulated and will face Winchester Blvd. and the auto center to the south. Commissioner Dickson asked if there were a way to solve the problem of the fence height for the property owners to the rear of this development--perhaps something above 6 feet. Mr. Cleffield, 1450 Walnut Drive, clarified the previous comments of his wife regarding the elevations of their property. He stated that a 6 foot masonry wall would be adequate, that their main concern had been with the wall that was supposed to have been built by the auto dealership. He noted that if everything will be as indicated by the applicant, then he is in agreement with the proposal. It was moved by Commissioner Kasolas, and seconded by Commissioner Fairbanks, that the public hearing be closed. Motion carried unanimously. RESOLUTION N0. 2129 It was moved by Commissioner Fairbanks, and seconded by Commissioner Kasolas, that the Planning Commission adopt Resolution No. 2129 approving UP 82-16, subject to the conditions listed in the Staff Comment Sheet. Motion carried by the following roll call vote: AYES: Commissioners: Kasolas, Dickson, Howard, Campos, Fairbanks, Kotowski NOES: Commissioners: None ABSENT: Commissioners: Meyer The Commission took a break at 8:35 p.m.; the meeting reconvened at 8:45 p.m. -b- PD 82-04 Now is the time for a continued public hearing to Dewey, R. consider the application of Mr. Richard Dewey, Jr., for a Planned Development Permit and approval of plans, elevations, and development schedule to allow the construction of a 24,075 sq.ft. research and development building on property known as 2605 S. Winchester Blvd. in a PD (Planned Develop- ment) Zoning District. Commissioner Campos reported that this item had been before the Site and Architectural Review Committee this morning. The applicant is willing to comply with revisions suggested by the Planning Department. However, in discussing these conditions further, the Committee is concerned with the elevations and desire that they reflect the residential area more. In addition, the Committee is recommending that the CC&R's show specifically what is allowed at this location; and, that revised elevations be entered on the appropriate agenda under Miscellaneous rather than a public hearing. The Committee is recommending approva . Chairman Kotowski declared the public hearing open and invited anyone in the audience to speak for or against this item. The Recording Secretary read into the record at letter from Mr. Robert Brown, 780 Manx Avenue (attached hereto). Mr. Richard Dewey, applicant, addressed the Commission stating that the proposed building is going to be single-multi leased with clean Research and Development uses; anticipated employees of 60-70; there are no intentions of any chemical storage and this will be stated in the CC&R's; discussion of sewer hook-ups with Sanitation District No. 4 indicate no problems and a letter has been sent to the Planning Department confirming this; the masonry wall will be constructed at whatever height the Commission deems appropriate. Mr. Byron Larson, Traffic Engineer with Nolte & Associates, referred to the brief traffic report attached to the Staff Comment Sheet. After considerable discussion concerning traffic volume, ingress and egress of the site, and possible mitigation measures, Mr. Larson concluded his presentation stating that the additional vehicles on Winchester Blvd. from this project should not create any discernable problems. Mr. Bob Catterton of Grubb & Ellis, spoke briefly, describing the typical small research and development complex that his company markets. Ms. Cheryl Smith, 241 Friar Way, read a letter from herself and Ms. Judith L. Winthrop of 241 Friar Way, expressing concern with possible toxic chemical storage, unknown tenants, noise pollution, and traffic problems. Subject letter is attached hereto and made a part of these minutes. Commissioner Kotowski noted that part of these concerns could be handled by the CC&R's for the development. Mr. Kee added that a condition could be applied to the ordinance regarding outside storage, as well as including it in the CC&R's. Mr. Robert Brown, 780 Manx Avenue, stated that the residents of the area are not satisfied with the traffic report and that a traffic light at the sight would be the most practical solution. He noted that the residents would like -7- a traffic study to be done by the City. Mr. Brown continued that the residents are aware that the site presently has adequate sewer lines; however, it is felt that this will not be enough for such a large development. The residents feel that an 8 foot fence would help with privacy, noise abatement, and possible vandalism. The residents accept the construction of the building; however, at the same time we want to protect their neighborhood and homes. Mr. Mike Long, 289 Friar Way, expressed his disagreement with the traffic report presented by Mr. Larson, stating that it is not concise enough. He wanted to know what is going to be done about all the traffic in the area. Mr. Kee commented that he and Mr. Helms talked with the applicant at the onset of this proposal, stating that Staff would be be able to support a two-story .office building. Many discussions were held on the intensity of the uses of the building, that is why the development was broken up into three different types of uses--one of which is warehousing. Mr. Helms stated that Staff would be happy to come back to the Commission with the traffic reports and accident reports for this area. However, Staff does not feel that these problems are related to the project discussed this evening. Staff is of the opinion that this property can be developed with an application similar to the one that is before the Commission this evening without substantial traffic impact. Commissioner Howard noted that some of the traffic mitigation measures discussed this evening are very good; however, there will be additional details that must be worked out. Mr. Long asked if it is the intention of the City to allow a left turn lane into the project, and if so--it should be allowed, if possible. Mr. Helms stated that this is something that Staff is lookiny at, although it is not necessarily something that will. be required at this time. He continued that it is important to recognize that all the traffic problems in this area cannot be solved at the same time because traffic is fluid with changing patterns. The problems are under study constantly, and Staff is looking at several mitigating measures. Mr. George Hutchison, Attorney for the property owner, stated that the project as proposed is much less intensity that what was originally considered and that the developers had been in constant contact with the neighborhood. He noted that the property owner is willing to do everything within reason to solve any problems. City Attorney Dempster asked Mr. Hutchison if he was in agreement that there be no outside storage. Mr. Hutchison stated that he was in agreement, and that this had never been a consideration. It was moved by Commissioner Fairbanks, and seconded by Commissioner Campos, that the public hearing be closed. Motion carried with a vote of 6-0-1. nicri~tcinn Commissioner Fairbanks noted that she was in favor of the 8 foot masonry wall. -8- Commissioner Howard stated that he totally understood the concerns of the neighborhood He continued that it was his opinion that the project has merit, is very feasible, and is not a drawback to the community itself. RESOLUTION N0. 2130 It was moved by Commissioner Kasolas, and seconded by Commissioner Howard, that the Planning Commission adopt Resolution No. 2130 recommending approval of PD 82-04, subject to the conditions listed in the Staff Comment Sheet as well as the following added conditions: 1. Construction of an 8-foot masonry wall along the northerly property line. 2. Prohibit outside storage. 3. Noise level at northerly property line restricted to a level specified in the Noise Element for residential uses. Motion carried by the following roll call vote: AYES: Commissioners: Kasolas, Dickson, Howard, Campos, Fairbanks, Kotowski NOES: Commissioners: None ABSEfdT: Commissioners: Meyer *** PD 81-13 Now is the time for a continued public hearing Prometheus to consider the application of Mr. David Musgrave Development on behalf of "900 E. Hamilton Avenue--A General Partnership" for a Planned Development Permit and approval of plans, elevations, and development schedule to allow the construction of three office buildings and related parking structures on property known as 920 E. Hamilton Avenue in a PD (Planned Development/Commercial) Zoning District. Mr. Kee stated that Staff's recommendation is for a continuance to the Planning Commission meeting of September 14, 1982 with the concurrence of the applicant. Commissioner Kasolas stated that it was his feeling that some effort should be put forth on the developers part to address the positive aspects of the proposed project in terms of construction, employment, type of people working at the site, impact of services provided, and how it could add to the quality of life in the community. Chairman Kotowski declared the public hearing open and invited anyone in the audience to speak for or against this item. There being no one wishing to speak at this time, it was moved by Commissioner Howard, and seconded by Cormissioner Campos, that PD 81-13 be continued to the Planning Commission meeting of September 14, 1982. Motion carried with a vote of 6-0-1. -9- TA 82-03 Now is the time fora continued city-initiated Condominium Zoning public hearing to consider possible text amend- District ments to Chapter 21.07 of the Campbell Municipal Code entitled "CD (Condominium Zoning District)". Mr. Stafford reported that the sub-committee is in the final stage of preparing a revised draft and it is anticipated that this draft will be ready for con- sideration by the full Commission at its next meeting. Staff is therefore recommending a continuance to the meeting of August 24, 1982. Chairman Kotowski declared the public hearing open and invited anyone in the audience to speak for or against this time. There being no one wishing to speak at this time, it was moved by Commissioner Fairbanks, and seconded by Commissioner Dickson, that TA 82-03 be continued to August 24, 1982. Motion carried with a vote of 6-0-1. *** MISCELLANEOUS MM 82-04 Request of Mr. Jonathon Turino fora minor modi- Turino, J. fication to the sideyard setback from 8 feet to 5 feet to allow the construction of a second- story addition on property known as 96 Shereen Place in an R-1 (Single Family Residential) Zoning District. Commissioner Campos reported that this item had been considered by the Site and Architectural Review Committee this morning. The addition will not have any windows over-looking the adjoining property. The Committee is recommending approval. Mr. Kee noted that Staff is of the opinion that the requested sideyard setback would not be detrimental and is recommending approval. Zt was moved by Commissioner Dickson, and seconded by Commissioner Fairbanks, that MM 82-04 be approved. Motion carried with a vote of 6-0-1. UP 80-10 Request of Mr. Paul Nowack, Pen Land & Cattle TS 80-11 Company, for a reinstatement of previously Nowack, P. approved plans to construct 6 townhomes on property known as 1201 W. Parr Avenue in a PD (Planned Development/Low-Medium Density Residential) Zoning Dis~rict. Commissioner Campos noted that this item had been considered this morning by the Site and Architectural Review Committee. The Committee is recommending approval of the reinstatement for the Tentative Subdivision Map only, as the Use Permit is not affected by an expiration date. Mr. Kee noted that the Use Permit was issued when the property was under the Interim Zoning District and is still valid. Staff is recommending approval of the reinstatement of the Tentative Subdivision Map. There have been no changes in the General Plan for this area. -10- Commissioner Dickson stated that this project is at maximum density and he is opposed to the reinstatement. Commissioner Howard noted that he would be opposed to the reinstatement for the same reason. It was moved by Commissioner that TS 80-11 be reinstated, Staff Comment Sheet. Motion Referral from City Council Kasolas, and seconded by Commissioner Campos, subject to the conditions listed in the carried with a vote of 4-2-1. *** Referral from the City Council regarding Revised Historic Preservation Ordinance. Mr. Stafford noted that this item is for information only at this time. Due to the length of the revisions, Staff is recommending this item be continued to the meeting of September 14, 1982. Commissioner Kasolas requested a list of the committee members. nn ~ni ioninnrniT It was moved by Commissioner Fairbanks, and seconded by Commissioner Howard, that the meeting be adjourned. The meeting adjourned at 10:33 p.m. APPROVED: Michael Kotowski Vice-C airman ATTEST: Arthur A. Kee Secretary RECORDED:-Linda Dennis Recor ing Secretary