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PC Min 12/16/1980• PLANNING COP1MISSION CITY OF CAMPBELL, CALIFORNIA TUESDAY, 7:30 P.M. MINUTES DECEMBER 16, 1980 The Planning Commission of the City of Campbell convened this day in regular session in the regular meeting place, the Council Chambers of the City Hall, 75 North Central Avenue, Campbell, California. ROLL CALL Present Commissioners: Pack, Dickson, Meyer, Kasolas, Kotowski, Fairbanks, Chairman Campos; Planning Director Arthur A. Kee, Principal Planner Philip J. Stafford, Planner I Marty Woodworth, Engineering Manager Bill Helms, City Attorney J. Robert Dempster, Recording Secretary Jeannine Wade. Absent None. APPROVAL OF MINUTES December 2, 1980 Commissioner Meyer moved that the minutes of the regular meeting of December 2, 1980 be approved as submitted, seconded by Commissioner Kotowski and adopted with Commissioner Pack abstaining since she was not in attendance at that meeting. COh1MUN I CATI ONS Mr. Kee reported that communications received relate to specific items on the agenda and would be considered at that time. He then announced that each Commissioner had been given the information regarding the League of California Cities 1981 Planning Commissioner's Institute to be held in Sacramento February 11-13, 1981. CONSENT CALENDAR S 79-46 Request for an extension of approval of plans for an Campbell, M. addition on property known as 69 E. Hamilton Avenue. Commissioner Kasolas reported that the Site and Architectural Review Committee had discussed this item this morning, and the Committee is recommending approval of this request. Commissioner Meyer then moved that S 79-46 be extended for a period of one year. This motion was seconded by Commissioner Kasolas and unanimously adopted. *** -2- ARCHITECTURAL APPROVALS S 80-27 Application of Mr. Peter Paulsen for approval of plans Paulsen, P, and elevations to allow construction of an office building on property known as 62 S. San Tomas Aquino Road in a C-2-S (Commercial) Zoning District. Commissioner Kasolas reported that the applicant had met with the Site and Architectural Review Committee this morning, and the Committee is recommending approval of this application. He noted that the subject of lighting had been discussed at this morning's meeting, since there had been problems in the past with Taco Charley's parking lot lighting being too fyugl~for the residents to the rear of the development. Commissioner Fairbanks inquired if there would be any problems with left turns in and out of this development. Engineering Manager Helms stated that there would not be any problems; there would not be a median island in the street, however there is provision for continuous left turns onto Campbell Avenue. Commissioner Kasolas then moved that S 80-27 be approved subject to the conditions listed in the Staff Comment Sheet with the added wording to Condition No. 2 to include "and any parking lot lighting to be submitted for approval of the Planning Director..." This motion was seconded by Commissioner Dickson and unanimously adopted. A copy of these conditions are attached hereto and made a part of these minutes. *** S 80-28 Application of Mr. Robert Peepari for approval of plans Peepari, R. and elevations to allow construction of an 8,680 square foot commercial (retail) building on property known as 2160 S. Bascom Avenue in a C-2-S (General Commercial) Zoning District. Commissioner Kasolas reported that the applicant met with the Site and Architectural Review Committee this morning and requested a continuance of this application to the next meeting of the Planning Commission. Commissioner Fairbanks noted that perhaps staff may want to notify the property owner to the east of what is being proposed next door to them. Commissioner Meyer then moved that S 80-28 be continued to the Planning Commission meeting of January 6, 1981, seconded by Commissioner Pack and unanimously adopted. *** S 80-11 Continued request of Mr. Robert J. Zipse for approval Zipse, R. of landscape plans for property known as 100 Cristich Lane. Mr. Kee reported that a communication had been received regarding this application. Recording Secretary Wade then read into the record a letter from Mr. Robert J. Zipse, dated December 15, 1980 regarding the landscaping at 100 Cristich Lane. This letter also included pictures of the landscaping at the site. -3- Mr. Kee reported that this item had not been discussed at this morning's Site and Architectural Review Committee meeting. He noted that staff's recommendation of denial as presented remains. Staff is of the opinion that the landscaping as proposed is not "permanent". Commissioner Pack felt that staff's approach to this type of landscaping is a little conservative, and felt that Mr. Zipse had made a great effort to come to some agreement on the landscape plan. She felt possibly the Commission might consider approval with a six-month review. Mr. Kee stated that should the Commission decide to conditionally approve this landscape plan, he would recommend review after a year rather than six months. Commissioner Pack then moved that the Planning Commission consider the revised landscape plans as permanent landscaping and that staff review the landscaping in one year to make certain that the landscaping is being maintained. This motion failed for lack of a second. P1otion Commissioner Kasolas then moved that the Planning Commission deny this landscape plan as presented since the landscaping is not of permanent nature and does not have an irrigation system installed. This motion was seconded by Commissioner Meyer. Much discussion ensued regarding the landscaping plans; Mr. .Zipse asked that his landscape plans as submitted be rendered a favorable decision. Vote on F1oti on The motion made by Commissioner Kasolas for denial and seconded by Commissioner Meyer was adopted by a 6-1-0 vote, with Commissioner Pack voting "No". Mr. Kee then advised Mr. Zipse of his right to appeal the decision of the Planning Commission to the City Council. *** S 80-25 Continued application of Mr. Jeff Fleming for approval Fleming, J. of plans and elevations to allow construction of 6 condominium units on property known as 1444 W. Latimer Avenue in an R-2-S (Multiple Family/~•tedium Density Residential) Zoning District. P•1r. Kee explained that staff is recommending a continuance of this application to the meeting of January 6 in order that revised plans could be submitted. He further noted that the applicant is in concurrence with this recommendation. Commissioner S~leyer then moved that the Planning Commission continue S 80-25 to the Planning Commission meeting of January 6, 1981, seconded by Commissioner Pack and unanimously adopted. ~~~ -4- PUBLIC HEARINGS ZC 80-15 This is the time and place for a continued public LaGuisa, J. hearing to consider the application of Mr. Jere LaGuisa for a zone change from R-3-S to P-D and a planned development permit and approval of plans, elevations and development schedule to allow construction of ten town homes on property known as 950 and 963 Apricot Avenue in a R-3-S (Multiple Family/ High Density Residential) Zoning District. Commissioner Kasolas reported that due to a possible conflict of interest, he will be abstaining on this application. Commissioner Kasolas left the Council Chambers at 8:21 p.m. Commissioner Fairbanks then reported that the applicant had met with the Site and Architectural Review Committee this morning, and the Committee is recommending approval of this application. She noted that there is approximately 1,300 - 1,400 square feet of green space which could be used for recreational area. She explained that the reason for the P-D zoning is to allow a lesser distance between buildings B and C. Mr. Kee explained that staff is also recommending approval of this project. Chairman Campos opened the public hearing and invited anyone in the audience to speak for or against this item. No one wishing to speak, Commissioner Meyer moved that the public hearing be closed, seconded by Commissioner Kotowski and unanimously adopted. Commissioner Kasolas re-entered the Council Chambers at 8:30 p.m. RESOLUTION N0. 1952 Commissioner Meyer moved that the Planning Commission adopt Resolution No. 1952 recommending approval of a zone change from R-3-S to P-D for property known as 950 and 962 Apricot Avenue. This motion was seconded by Commissioner Fairbanks and adopted by the following roll call vote: AYES: Commissioners: Pack, Meyer, Kotowski, Fairbanks, Campos NOES: Commissioners: Dickson ABSENT: Commissioners: None ABSTAIN: Commissioners: Kasolas RESOLUTION N0. 1953 Commissioner Meyer moved that the Planning Commission adopt Resolution No. 1953 recommending approval of a planned development permit and approval of plans, elevations and development schedule to allow construction of ten town homes on property known as 950 and 962 Apricot Avenue. This motion was seconded by Commissioner - Fairbanks and adopted by the following roll call vote: AYES: Commissioners: Pack, Meyer, Kotowski, Fairbanks, Campos NOES: Commissioners: Dickson ABSENT: Commissioners: None ABSTAIN: Commissioners: Kasolas -5- Commissioner Dickson ~~oted he opposed approval of this application because he felt the P-D zoning should not be used to waive requirements. *** ZC 80-14 This is the time and place fora continued public Serra Pacific hearing to consider the application of Serra Pacific, Inc., for a zone change from R-M (Multiple Family Residential) to P-D (Planned Development), and approval of plans, elevations and development schedule to allow construction of 12 town homes on property known as 205 and 215 Shelley Avenue in a R-M (Multiple Family Residential/Low-Medium Density Residential) Zoning District. Mr. Kee reported that staff is recommending a continuance of this application to the January 6, 1981 meeting. The applicant is in agreement with a continuance. Chairman Campos opened the public hearing and invited anyone in the audience to speak for or against this application. No one wishing to speak, Commissioner Meyer moved that ZC 80-14 be continued to January 6, 1981, seconded by Commissioner Pack and unanimously adopted. *** UP 80-31 This is the time and place for a public hearing to Olszewski, M. consider the application of Mr. M. C. Olszewski for a use permit to allow the establishment of a pawn shop to be located on property known as 1700 S. Bascom Avenue in a C-2-S (Commercial) Zoning District. Mr. Kee reported that at the November 10, 1980 meeting of the City Council, Mr. Olszewski (Campbell Jewelers) requested approval of the relocation of his jewelry and pawnshop business from Campbell Plaza to Hamilton/Bascom Shopping Center. The Council unanimously granted Mr. Olszewski temporary permission to conduct the business until a use permit could be processed through the Planning Commission and approval granted by the Police Department. At this time, Mr. Olszewski is requesting a use permit to allow the pawn shop. The property is located in a C-2-S (General Commercial) zoning district. A pawn shop is permitted in this district with a use permit. The proposed project entails only minor modification to the interior of an existing retail establishment. Staff is of the opinion that this use is not detrimental to persons working or residing in the neighborhood.' Chairman Campos opened the public hearing and invited anyone in the audience to speak for or against this item. Mr. Olszewski appeared to seek a favorable decision on this matter. No one else wishing to speak, Commissioner Meyer moved that the public hearing be closed, seconded by Commissioner Kotowski, and unanimously adopted. -6- RESOLUTION N0. 1954 Commissioner Pack moved that the Planning Commission adopt Resolution No. 1954 approving a use permit to allow the establishment of a pawn shop to be located on property known as 1700 S. Bascom Avenue in a C-2-S (Commercial) Zoning District. This motion was seconded by Commissioner Kotowski and unanimously adopted by the following roll call vote: AYES: Commissioners: Pack, Dickson, Meyer, Kasolas, Kotowski, Fairbanks, Campos NOES: Commissioners: None ABSENT: Commissioners: None The Commission took a break at 8:37 p.m.; the meeting reconvened at 8:55 p.m. *~* UP 80-32 This is the time and place fora public hearing to Casttagnolo, V. consider the application of Mr.~Vincent Casttagnolo, Jr. fora use permit and approval of plans, elevations and development schedule to construct four townhomes on property known as 1155 Smith Avenue in an Interim (Low- Medium Density Residential) Zoning District. Commissioner Kasolas reported that the applicant had met with the Site and Architectural Review Committee this morning. He noted that the Committee is split on its recommendation; he feels that this application should be denied since the proposed and existing structure do not seem architecturally compatible in his opinion. Per. Kee reported that the Council has not yet taken action on the proposed policy regarding proposed developments with existing structures. Discussion then ensued regarding the long, narrow driveway and the window treatment. Commissioner Fairbanks stated she did not feel the drawings did the existing structure justice; she felt after looking at the existing building and the proposed drawings that the two would be compatible. She stated she had concerns about the landscaping along the driveway; she would like to see trees along that area. Commissioner Pack expressed concern about developers constructing projects such as the one proposed too close to property lines. She noted that should the adjacent property owner wish to develop his property similarly there might be 2-1/2 story buildings only 24' apart. Chairman Campos opened the public hearing and invited anyone to speak on this item. P•1r. Roger Griffin, architect for the project, explained the existing dwelling and the layout of the proposed development. - 7- No one else wishing to speak, Commissioner Pack moved that the public hearing be closed, seconded by Commissioner Kotowski and adopted. Motion Commissioner Pack moved that UP 80-32 be approved, seconded by Commissioner Fairbanks. Motion failed by the following roll call vote: AYES: Commissioners: Pack, Kotowski, Fairbanks NOES: Commissioners: Dickson, Meyer, Kasolas, Campos ABSENT: Commissioners: None It was then moved by Commissioner Kasolas and seconded by Commissioner Meyer that the public hearing be re-opened and that this item be continued to the Planning Commission meeting of January 6 in order that the applicant could submit revised plans and address the concerns expressed by the Commission this evening, including the problem of the long, narrow driveways, and in order that the applicant could submit photographs of the existing residence. This motion was seconded by Commissioner Meyer and adopted. *** PD 80-09 This is the time and place for a public hearing to Amanatullah, M. consider the application of Mr. P~1ustafa Amanatullah for a planned development permit and approval of plans, elevations and development schedule to allow construction of a retail addition on property known as 1810 S. Bascom Avenue in a P-D (Planned Development/ Commercial) Zoning District. Mr. Kee reported that the applicant is proposing to construct a 3,600 square foot retail addition to an existing retail building located on properties known as 1810-1840 S. Bascom Avenue. The property is presently occupied by a swim school which is to be removed with the construction of this addition. The proposed addition is similar in material and character to the existing retail structures to the south. Building materials are indicated as slumpstone masonry and cement plaster for siding and metal sheeting for roofing. The majority of the Bascom Avenue frontage is indicated as bronze tint glass. The applicant has provided an additional 18 parking spaces for the proposed addition which results in a parking ratio of 1:209 for the combined existing and proposed structures. The provision of parking for the proposed structure is at a ratio of 1:200. Staff is of the opinion that the parking as provided is adequate for the proposed use. The Architectural Advisor is of the opinion that the site and building design is acceptable. Commissioner Kasolas reported that the applicant had met with the Site and Architectural Review Committee this morning, and the Committee is recommending approval of this application. -8- Chairman Campos opened the public hearing and invited anyone in the audience to speak for or against this item. No one wishing to speak Commissioner Meyer moved that the public hearing be closed, seconded by Commissioner Kasolas and unanimously adopted. RESOLUTION N0. 1955 Commissioner Pleyer moved that the Planning Commission adopt Resolution No. 1955 recommending approval of a planned development permit and approval of plans, elevations and development schedule to allow construction. of a retail addition on property known as 1810 S. Bascom Avenue in a P-D (Planned Development/Commercial) Zoning District. This motion was seconded by Commissioner Kasolas and adopted by the following roll call vote: AYES: Commissioners: Pack, Dickson, P~eyer, Kasolas, Kotowski, Fairbanks, Campos NOES: Commissioners: None ABSENT: Commissioners: None *** ZC 80-16 This is the time and place fora public hearing to Clear Lake consider the application of Mr. Pepper Snyder on behalf Development of Clear Lake Development Company for a zone change from R-M (Low-Medium Density Residential) to P-D (Planned Development) and approval of plans, elevations and development schedule to construct 14 townhomes on the property known as 107 and 115 Shelley Avenue in an R-M (Low-P~edium Density Residential) Zoning District. Commissioner Kasolas reported that the Site and Architectural Review Committee had reviewed this item this morning. However, since comments had not been received from the Architectural Advisor it was the request of the applicant that this item be referred to the full Commission fora recorrmendation. He noted that the Committee had not had the opportunity to review everything pertaining to this application. P1r. Kee stated that the Architectural Advisor had reviewed this item, however his comments had not yet been reviewed by staff. There were questions of _ whether or not the existing residence is compatible with the proposed development. Chairman Campos felt that all information should be before the Commission before making a decision on this item. He then opened the public hearing. Commissioner Fairbanks noted that the applicant did request at this morning's meeting that the Commission make a determination on this application this evening. Mr. Pepper Snyder, applicant, appeared before the Commission to speak for this project. He noted that the Architectural Advisor was going to have comments prepared for this evening's meeting. -9- Mr. Kee stated that comments had been received from the Architect, however it was staff's opinion that they not be interpreted at this time, it was felt that they should first go to the Site and Architectural Review Committee in case there were questions of the Architect. Mr. Bill Irvine, architect for the project, appeared to answer any questions and ask for a favorable decision on this application. Commissioner Meyer inquired of the use on the other side of this project. Mr. Irvine responded that the use is now a kennel. ~~1r. Kee explained that the kennel use is currently a non-conforming type use, but that it could remain. Mr. Kee further explained that staff's recommendation is for continuance; however, this was referred to the full Commission at the request of the applicant. Mr. Brad Kittle, owner of the AKC Kennels at 90 Redding Road, appeared to assure the Commission that the kennel is still in operation at this location and there is no intention of closing it. He explained the operation of the kennel and noted that the runs are all covered. At this time Commissioner Dickson moved that this item be continued to the Planning Commission meeting of January 6 in order that all comments will be able to be reviewed by the Commission. This motion was seconded by Commissioner Meyer and unanimously adopted. *** ~1ISCELLANEOUS TS 80-18 Tentative Subdivision Map: Lands of Serra Pacific Lands of APN 413-25-105 & 106 (205 & 215 Shelley Avenue). Serra Pacific Commissioner Fairbanks moved that TS 80-18 be continued to the Planning Commission meeting of January 6, 1981, seconded by Commissioner Kotowski and unanimously adopted. *** Staff Report Condominium~Conversion Ordinance At this time Commissioner Kasolas moved that this item be continued to the Planning Commission meeting of January 6. This motion failed for lack of a second. ~1r. Stafford thenreported that at its meeting of November 18, 1980, the Cor~nission directed staff to explore the possibility of establishing a new zoning district for condominium conversions. He noted the draft submitted is essentially the same as the one previously reviewed by the Commission, with the following major changes: -10- 1. The proposed draft establishes a PD-C zoning district which, if adopted, will be the only zoning district in which condominium conversions can take place. 2, The proposed draft incorporates all of the requirements of the P-D Zoning District, by reference. Staff is of the opinion that the proposed ordinance will allow the Planning Commission and City Council adequate opportunity to review any proposed con- version, and consider its effects on the community. If the City Council does approve an application for a zone change to PD-C, then this ordinance will also have served the purpose of requiring a full disclosure of the condition of the structure(s) and the life expectancy of major items such as roofing, paint, appliances, etc. In discussing the Condominium Conversion Ordinance with other jurisdictions, staff was advised of several other ordinance requirements which the Commission may wish to consider. These other requirements are: 1. In order to approve a condominium conversion, the structure(s) must be made to comply with all current code standards such as residential density, parking requirements, setback and open space. 2. Conversion of rental housing to condominiums shall not be permitted if the existing housing servesa special housing need, such as senior citizen housing or family rental housing. At this time Commissioner Fairbanks noted that she had requested that staff investigate a special zoning district for "condominiums" rather than "condominium conversions". She noted that she likes the idea of a public hearing process at the outset, and that is why she asked for a condominium zoning district. Discussion then ensued by the Commission regarding the .ordinance before them this evening. After lengthy discussion, Mr. Kee suggested that the Commission may wish to hold a study session, inviting the Council to attend, to establish a policy. One issue Commissioner Pack felt should be discussed is a condominium ordinance versus a condominium conversion ordinance. ~~1r. Chris Cannady of Statewide Developers appeared before the Commission to urge that action be taken to institute an ordinance for condominiums. He noted that he represents a client (La Valencia) who has had an application before the Commission for a period of about two years. He noted that he is very much interested in this subject and would be interested in attending a study session should one be set a After further discussion, it was the consensus of the Commission that a date of a study session be set and that the Council be invited to attend. It was also the consensus that a member of the Building Department be in attendance at this study session. Mr. Cannady was also encouraged to submit any comments. *** -11- Staff ,,^,eport Landscaping at corner of Winchester Boulevard and Latimer Avenue, Winston Tire Company(1880 4inchester Boulevard). It was moved by Commissioner Dickson and seconded by Commissioner Pack that once the owner has submitted a revised landscape plan for this site that it be referred to the full Planning Commission. This motion was unanimously adopted. *** It was acknowledged by the Commission that January 20, 1981 would be the next scheduled date for consideration of changes to the General Plan. *** NOP~IINATION AND ELECTION OF OFFICERS Chairman 1981 Commissioner Pack nominated Vice Chairman Kasolas as the Chairman for 1981. No one else wishing to nominate anyone, Commissioner Pack moved that nominations for Chairman be closed, seconded by Commissioner Dickson and unanimously adopted. By a white ballot vote, Uice Chairman Kasolas was elected Chairman for 1981. *** Vice Chairman 1981 Commissioner Pack then nominated Commissioner Jane Meyer as Vice Chairman for 1981. No one else wishing to make a nomination, Commissioner Dickson moved that nominations be closed, seconded by Commissioner Pack and unanimously adopted. By white ballot vote, Commissioner Meyer was elected Vice Chairman for 1981. COMMENDATION TO CHAIRMAN CAMPOS RESOLUTION N0. 1956 Commissioner Dickson moved that the Planning Commission adopt Resolution No. 1956 commending Chairman Campos for serving as Chairman for 1980 on the Planning Commission, seconded by Commissioner Meyer and adopted by the following roll call vote: AYES: Commissioners: Pack; Dickson, Meyer, Kasolas, Kotowski, Fairbanks NOES: Commissioners: None ABSENT: Commissioners: Campos -12- n n ~ni me,~~~rnrr Commissioner Dickson moved that the meeting be adjourned, seconded by Commissioner Pleyer and unanimously adopted. The meeting adjourned at 11:18 p.m. APPROVED: Daniel Campos Chairman ATTEST: Arthur A. Kee Secretary RECORDED: Jeannine Wade Recording Secretary