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PC Min 12/02/1980PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA TUESDAY, 7:30 P.M. MINUTES DECEMBER 2, 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: 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, Acting City Attorney Lance Weil, Recording Secretary Jeannine Wade. Absent Commissioner Pack and City Attorney J. Robert Dempster. APPROVAL OF MINUTES November 18, 1980 Commissioner Fairbanks noted that on Page 12 under "Condominium Conversion Ordinance, she wished to clarify that she had requested that staff investigate a special zoning district for condominium conversions and come back with a sample so that the Commission could look it over to see what the effects would be. Commissioner Meyer then moved that the minutes of the regular meeting of November 18, 1980 be approved as corrected, seconded by Commissioner Kasolas and unanimously adopted, COMMUNICATIONS Mr. Kee reported that communications received relate to specific items on the agenda and would be considered at that time. CONSENT CALENDAR - - Mr~ Kee explained that Item No. 1 on the Consent Calendar should be acted upon after a decision has been reached on the overall project, thus he -2- suggested that Item No. 1 be considered after Item No. 6 on this evening's agenda. The Commission was in consensus with this recommendation. TS 78-16 Request of Mr. Marvin A. Bamburg for approval of Lands of Maslesa a one-year extension of the previously approved Tentative Subdivision Map: Lands of Maslesa. APN 279-40-029 (236 N. Central Avenue). At this time Commissioner Kasolas moved that TS 78-16 be approved as recommended in the Staff Comment Sheet, seconded by Commissioner Kotowski and unanimously adopted. ARCHITECTURAL APPROVALS S 80-11 Continued request of Mr. Robert J. Zipse for Zipse, R. approval of landscape plans for property known as 100 Cristich Lane. Chairman Campos noted that a communication regarding this item had been handed out to each Commissioner, and at this time asked that the item be read into the record. Recording Secretary Wade then read into the record a letter from Mr. Robert Zipse dated December 2, 1980, a copy of which is attached hereto and made a part of these minutes. Mr. Kee reported that the Site and Architectural Review Committee had re- viewed this item at its November 18 meeting. Commissioner Kasolas inquired if Mr. Zipse had now complied with all the conditions imposed. Mr. Kee stated that the landscaping installed is not consistent with the approved landscape plan; what is proposed by Mr. Zipse is different. Mr. Zipse, applicant, appeared before the Commission to state that he would comply with whatever the Commission imposed as conditions. He noted that he had in hand a proposed revised landscape plan to submit to the Com- mission and staff which covers the landscaping installed as well as addi- tional landscaping as required. He noted that he felt he has complied with the three conditions of approval as listed in the Staff Comment Sheet dated November 18, 1980. Mr. Kee stated that it appears ~1r. Zipse has complied with the conditions as listed in the Staff Comment Sheet of November 18. After considerable discussion, it was moved by Commissioner Dickson, seconded by Commissioner Kasolas and unanimously adopted that S 80-11 be continued to the Planning Commission meeting of December 16, 1980 in order that the revised site plan for landscaping could be reviewed. S 80-18 Application of Mr. William Jury on behalf of Jury, W. Southbay Construction and Development Company for approval of revised elevations of the existing IBM building at 250 E. Hacienda Avenue in a C-M:B-80 (Controlled Manufacturing) Zoning District. Mr. Kee reported that this item had been reviewed by the Site and Archi- tectural Review Committee this morning, and both the Committee and Staff are recommending approval. Commissioner Kasolas reported that the Site and Architectural Review Com- mittee met this morning to consider this application, the applicant not being present. He noted that the treatment of the roof is similar to those of the new buildings, and the Committee, as well as the Architectural Advi- sor,are recommending approval of the revised elevations. Commissioner Dickson inquired as to why the main roof line is not being carried around the entire building. Commissioner Kasolas noted that had been discussed in detail at this morn- ing's meeting; the design is consistent with the other buildings in the complex. He noted that the mansard roof had not been carried around on all four sides of the buildings; only on those sides visible from a public street. Commissioner Meyer then moved that S 80-18, revised elevations of the exist- ing IBP1 building at 250 E. Hacienda Avenue, be approved. This motion was seconded by Commissioner Kotowski and adopted with Commissioner Dickson voting "no". PUBLIC HEARINGS ZC 80-13 This is the time and place for a public hearing Vasona Associates to consider the application of Mr. Dale O'Toole on behalf of Vasona Associates, Inc., for a zone change from P-F (Public Facilities) to P-D (Planned Development) and approval of plans, ele- vations, and development schedule to allow con- struction of 52 residential condominiums on property known as 44 E. Latimer Avenue in a P-F (Public Facilities) Zoning District. -4- Mr. Kee reported that the applicant is proposing to construct 52 residential condominium units on the 2.6 gross acre site. The resulting density for this project is 19.7 units per gross acre. The Medium Density Residential land use designation allows a range of 14-20 units per gross acre. For comparison, if the site were zoned R-2-S (Medium Density Residential), a maximum of 49 units could be constructed on this site. R-2-S density is calculated on net acres, PD or General Plan density is calculated on gross acreage. Building materials for the project consist of textured stucco walls with cedar shingle panels, with cedar shake roofing. A six-foot high masonry wall is proposed to separate this project from the post office and single-family residential development to the east, and the commercial development along Winchester Boulevard. Anew 6' high wooden fence is indicated along the southerly property line to separate this project from the high density resi- dential project which is proposed for the old grammar school site. This wooden fence is consistent with approvals granted for other multi-family developments. The site plan indicates that the structures along Latimer Avenue will be set back a minimum of twenty feet from the property line, with a fence surround- ing the private decks to be a minimum of fifteen feet from the property line. The setbacks between the rear elevations of the buildings, i.e., between the garages, is proposed to be a minimum of 30 feet. If this were an R-2-S Zoning District, the garages would have to be at least 50 feet apart since the buildings are longer than 50 feet and are parallel. The 30-foot setback, as proposed, however, is consistent with previous Planning Commission ap- provals for townhouse/condominium developments. The setback between the fronts of the buildings on the site is a minimum of 48'. This setback would satisfy the ordinance requirements if this were an R-2-S zone. Parking for the project is provided by a total of 128 parking spaces, 99 of which are covered (enclosed garages). The remaining 29 spaces are uncovered. This parking satisfies the ordinance requirement of 2.5 spaces for each of the 47 two-bedroom units and 2.0 spaces for each of the one-bedroom units. He further reported that staff is concerned over the fact that 20 of the 29 __ uncovered spaces are designated for compact cars. In staff's opinion, the plan should be modified to increase the number of regular size stalls for guest parking. It is for this reason that staff is recommending Condition No. 1. The Architectural Advisor is of the opinion that the plans are acceptable. Commissioner Kasolas reported that the applicant had met with the Site and Architectural Review Committee this morning, and the Committee is recommending approval subject to the conditions listed in the-Staff Comment Sheet. It was felt by the Committee that the problem with the compact parking could be resolved at staff level. -5- Commissioner Fairbanks explained that the zoning (PD vs. R-2-S) had been discussed at this morning's meeting. It was felt that there is useable open space on the site which meets recreational needs. She stated she is in consensus with the recommendation of the Committee. Chairman Campos opened the public hearing and invited anyone in the and-fence to speak for or against this project. Mr. Dale O'Toole of 1901 S. Bascom Avenue stated that the open space area does not as yet have specific plans; however, some type of recreation area -vill be developed. He noted that the units were primarily designed with two single persons in mind, rather than a family with children. No one else wishing to speak, Commissioner Kasolas moved that the public hearing be closed, seconded by Commissioner Kotowski and unanimously adopted. Commissioner Dickson stated he did not think the P-D zoning should be used for increasing density; he felt the same density could be obtained with R-2-S, and for this reason spoke against approval of this development. RESOLUTION N0. 1949 Commissioner Kasolas moved that the Planning Com- mission adopt Resolution No. 1949 recommending approval of a zone change from P-F (Public Facil- ities) to P-D (Planned Development/Medium Density Residential) for property known as 44 E. Latimer Avenue. This motion was seconded by Commissioner Kotowski and adopted by the following roll call vote: Ayes: Commissioners: Meyer, Kasolas, Kotowski, Fairbanks, Campos NOES: Commissioners: Dickson ABSENT: Commissioners: Pack RESOLUTION N0. 1950 Commissioner Kasolas then moved that the Planning Commission adopt Resolution No. 1950 recommending approval of plans, elevations, and development schedule to allow construction of 52 residential condominiums on property known as 44 E. Latimer Avenue. This motion was seconded by Commissioner Kotowski and adopted by the following roll call vote: AYES: Commissioners: Meyer, Kasolas, Kotowski, Fairbanks, Campos NOES: Commissioners: Dickson ABSENT: Commissioners: Pack -6- ZC 80-14 This is the time and place for a public hearing to Serra Pacific consider the application of Serra Pacific, Inc., for a zone change from R-M (Multi le Family Residen- tial) to P-D (Planned Development , and approval of plans, elevations and development schedule to allow development of 12 townhomes on property known as 205 and 215 Shelley Avenue in a R-M (Multiple Family Residential/Low-Medium Density Residential) Zoning District. Commissioner Kasolas reported that the applicant had met with the Site and Architectural Review Committee this morning, and the Committee is in con- currence with the applicant's request for a continuance to the Planning Commission meeting of December 16. Chairman Campos opened the public hearing and invited anyone in the audience to speak for or against this item. Mr. Larry Pine of 206 Redding Road, explained that he is the neighbor adjacent to the rear portion of this site. He requested that the appli- cant be asked to install a masonry fence at the rear property line rather than just a wooden fence in order that children might be deterred from jumping the fence. He also suggested that the Commission consider an 8' fence, rather than a 6' fence. Mr. Kee noted that it has been past policy to require a 6' wooden fence with the exception of fences between commercial and residential properties. He noted that the Planning Staff could pass along this information to the developer, noting the concerns of the adjacent property owner. The developer might not have an objection to such a masonry fence. No one else wishing to speak, Commissioner Kasolas moved that ZC 80-14 be continued to the Planning Commission of December 16 with staff to note to the developer the concerns of the adjacent property owner to the rear. This motion was seconded by Commissioner Meyer and unanimously adopted. *** MISCELLANEOUS TS 80-18 Tentative Subdivision Map: Lands of Serra Pacific Lands of Serra APN 413-25-105 & 106 (205 & 215 Shelley Avenue) Pacific At this time, Commissioner Kasolas moved that TS 80-18 be continued to the December 16 meeting in order that action might first be taken on ZC 80-14, dealing directly with this property. This motion was seconded by Commissioner Dickson and unanimously adopted. PUBLIC HEARINGS ZC 80-15 This is the time and place for a public hearing La Guisa, J, to consider the application of Mr. Jere La Guisa -7- fora 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 townhomes on property known as 950 & 962 Apricot Avenue in a R-3-S (Multiple Family/High Density Resi- dential) Zoning District. Due to a possible conflict of interest, Commissioner Kasolas noted Commissioner Fairbanks would be making the report from the Site and Architectural Review Conmittee. Commissioner Kasolas then left the Council Chambers. Commissioner Fairbanks reported that the Committee is recommending a con- tinuance of this application to the December 16 meeting and the applicant is in concurrence. Chairman Campos opened the public hearing and invited anyone in the audience to speak on this item. Commissioner Kasolas re-entered the Council Chambers at 8:35 P.M. Commissioner Meyer then moved that the Planning Commission continue ZC 80-15 to the December 16 meeting, seconded by Commissioner Kotowski and adopted with Commissioner Kasolas abstaining due to a possible conflict of interest. UP 80-30 This is the time and place fora public hearing to Jacobsen, ~~I. consider the application of Mr. Warren Jacobsen for a use permit and approval of plans and elevations to allow construction of twelve townhomes on property known as 1165 & 1169 Smith Avenue in an Interim (Low-Medium Density Residential) Zoning District. Mr. Kee reported that the applicant is proposing to construct 12 townhomes on a .89 acre parcel. The proposed buildings will cover approximately 33% of the site and will be developed at a density of 12.1 units per gross acre. The proposed density is consistent with the low-medium density re- sidential designation range of 6-13 units per gross acre. Building materials are indicated as grooved plywood for siding and asphalt shingles for roof ing materials. The proposed structure will have two car garages towards the front of the unit and two stories of living area. The site plan indicates approximately 44% of the project will be landscaped. The applicant has introduced a number of planter areas along the driveways to soften the areas of pavement. The applicant has provided 30 parking spaces (24 covered, 6 uncovered) which satisfies the parking requirement of 2.5 spaces per unit. The Architectural Advisor is of the opinion that the project design is acceptable and comments that it is a good site plan arrangement. -8- Commissioner Kasolas reported that the applicant had met with the Site and Architectural Review Committee this morning, and the Committee is recommend- ing approval of this development. He noted that the Commission had recom- mended approval of the previously submitted plans for this site; however, the City Council denied the application. He further noted that the plans as submitted have one less unit than the previously submitted plans. Discussion then ensued regarding Condition No. 7, public improvements being installed before occupancy of building. It was noted that usually a street could be improved at the time of development or a developer could post a surety bond guaranteeing street improvements at some future point in time. Engineering Manager Helms then explained the circumstances and procedures in which street improvements might be installed and explained that a portion of this street has already been improved with standard street improvements. He then noted that the draft resolution allowing other than standard street improvements, before the City Council at this time has not been acted upon; however, it will again be considered at its meeting of December 8. Chairman Campos then opened the public hearing and invited anyone in the audience to speak for or against this item. Mr. Warren Jacobsen, archit~ Sion to explain the design. type" atmosphere throughout of landscape is 44 percent; 40 percent landscaping. He mit to the Commission which this project. ect for the project, appeared before the Commis- He noted that he has tried to retain the "rural the project. He further noted that the amount the originally submitted plans included only noted that the developer has a petition to sub- is signed by the residents who are in favor of Mr. Fitzpatrick of 3929 Middletown Court, Campbell, appeared before the Commission to explain that he had circulated a petition to the adjacent property owners, showing them the plans. He then presented a petition to the Commission signed. by persons in favor of this project. A copy of this petition is attached hereto and made a part of this record. Commissioner Fairbanks inquired about the colors planned to be used for this project. • Mr. Fitzpatrick responded that they plan to use earthtones. No one else wishing to speak, Commissioner Kasolas moved that the public hearing be closed. This motion was seconded by Commissioner Meyer and unanimously adopted. At this time Commissioner Dickson spoke against approval of this project noting that the density range is at the high end of the spectrum (12 units proposed--Low-Medium Density Residential range is 6-13 units per gross acre). He felt it had been past policy to develop property at lower than the high end of the spectrum. Commissioner Fairbanks also spoke against approval of this project because of the density proposed. -9- RESOLUTION N0. 1951 Commissioner Kasolas moved that the Planning Commission adopt Resolution No. 1951 recommending approval of a use permit and approval of plans and elevations to allow construction of 12 townhomes on property known as 1165 and 1169 Smith Avenue in an interim (Low-Medium Density Residential) Zoning District. This motion was seconded by Commissioner Meyer and adopted by the following roll call vote: AYES: Commissioners: Meyer, Kasolas, Kotowski, Campos NOES: Commissioners: Dickson, Fairbanks ABSENT: Commissioners: Pack At this time, Commissioner Fairbanks made reference to the resolution to be considered by the Council on Monday, December 8, regarding other than standard street improvements for projects. She noted that the Council may wish to consider some procedure by which the Commission or Council might like to address itself to that resolution, and this might be the time to make mention of it. PD 80-08 Public hearing to consider the application of DuVon, G. Mr. Gabor DuVon for a planned development permit and approval of plans, elevations and development schedule to allow construction of 8 townhomes on property known as 147 and 161 N. Central Avenue in a P-D (Planned Development/Office and Low-Medium Density Residential) Zoning District. Commissioner Kasolas explained that the applicant had met with the Site and Architectural Review Committee this morning, and the Committee is recommending a continuance of this application to the Planning Commission meeting of January 6, 1981, in accord with the applicant's request. Chairman Campos opened the public hearing and invited anyone in the audience to speak for or against this project. No one wishing to speak, Commissioner Kasolas moved that the Planning Com- mission continue this application to its meeting of January 6, 1980, seconded by Commissioner Kotowski and unanimously adopted. MISCELLANEOUS Staff Report Landscaping at corner of Winchester and Latimer, Winston Tire Co., 1800 S. Winchester Boulevard, Staff Report A-Frame signs in downtown area, -iu- Commissioner Kasolas moved that the Planning Commission accept the staff report on the A-frame signs in the downtown area, and requested that staff report back on the Winston Tire Company status of landscaping at the next meeting. This motion was seconded by Commissioner Meyer and unanimously adopted. Items Brought Up by Commissioners Commissioner Kasolas noted that the following items might be considered for discussion at the next study session: 1. Treatment of open space in condominium projects - do you or do you not include tot lots? 2. Parking requirements - relationship to total development, number of spaces available. 3. Experimentation with parking to encourage public transportation. Commissioner Fairbanks concurred particularly with the open space and recreation areas for condominiums. Commissioner Dickson noted that with regard to projects that have expired and are requesting an extension, he felt that if the project has expired longer than a year, it should be the policy of the Commission to review the plans at the time of consideration of an extension for an application. It was the consensus that this policy should be adopted. At this time, Commissioner Meyer inquired if a date had been set for a Planning Commission Christmas Party. Mr. Kee responded that a date had not been set, but that the Planning Office personnel would be in contact with the Commissioners within the next week to set a date. ~n.if111RNMFNT Commissioner Kasolas moved that the meeting be adjourned, seconded by Commissioner Kotowski and unanimously adopted. The meeting adjoured at 9:48 P.M. APPROVED: Daniel Campos Chairman ATTEST: Arthur A. Kee__ Secretary RECORDED: Jeannine Wade Recor ing Secretary