PC Min 10/03/1978PLANNING COMMISSION
CITY OF CAMPBELL, CALIFORNIA
TUESDAY, 730 P.M. MINUTES OCTOBER 3, 1978
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 North Central Avenue, Campbell, California.
ROLL CALL Commissioners: Campos, Dickson, Samuelson,
Kasolas, Chairman Pack; Secretary Arthur A.
Present Kee; Senior Planner Bruce R. Powell; Engineering
Manager Bill Helms; City Attorney J. Robert
Dempster; Recording Secretary Jeannine Wade.
Absent Commissioner Vierhus.
APPROVAL OF
MINUTES Commissioner Campos moved that the minutes
of the regular meeting of September 19, 1978
be approved as submitted, seconded by Commis-
sioner Samuelson and unanimously adopted.
COMMUNICATIONS
Mr. Kee informed the Commission that items received relate to specific
items on the agenda and would be discussed at the time the item is
considered.
ARCHITECTURAL APPROVALS
S 78-34 Application of Mr. Kjartan Armann for approval
Armann, K. of plans to allow construction of an office
building at 96 West Campbell .Avenue in a P-0
(Professional Office) Zoning District.
Commissioner Samuelson reported that the applicant had met with the
Site and Architectural Review Committee this morning, and the Committee
is recommending approval with the noted change in red on the plans which
indicates a slight modification to the windows. He noted that the
applicant was in agreement with the minor modification.
Mr. Kee noted that staff is also recommending approval.
Commissioner Dickson moved that S 78-34 be approved subject to the
following conditions:
1. Revised elevations to be approved by the Planning Director upon
recommendation of the Architectural Advisor.
2. Property to be fenced and landscaped as indicated and/or added
in red on plans.
3. Landscaping plan indicating type and size of plant material,
and location of hose bibs or sprinkler system to be submitted
for approval of the Planning Director prior to application
for building permit.
4. Fencing plan indicating location and design details of fencing
to be submitted for approval of Planning Director prior to
application for building permit.
5. Landscaping and fencing shall be maintained in accordance with
the approved plan.
6. Applicant to either (1) post a faithful performance bond in
the amount of $ 3,000 to insure landscaping, fencing, and
striping of parking areas within three months of completion
of construction, or (2) file written agreement to complete
landscaping, fencing, and striping of parking areas prior to
final Building Department clearance.
7. All mechanical equipment located on roofs to be screened as
approved by the Planning Director.
The applicant is notified as part of this application that he/she
is required to meet the following conditions in accordance with
Ordinances of the City of Campbell and Laws of the State of California.
A. All parking and driveway areas to be developed in compliance
with Section 21.50 of the Campbell Municipal Code. Atl parking
spaces to be provided with appropriate concrete curbs or bumper
guards.
B. Underground utilities to be provided as required by Section
20.16.070 of the Campbell Municipal Code.
C. Plans submitted to the Building Department for plan check shall
indicate clearly the location of all connections for under-
ground utilities including water, sewer, electric, telephone and
television cables, ete.
D. Sign application to be submitted in accordance with provisions
of the sign ordinance for all signs. No sign to be installed
until application is approved and permit issued by the Building
Department. (Section 21.68.070 of the Campbell Municipal Code.)
E. Ordinance No. 782 of the Campbell Municipal Code stipulates that
any contract for the collection and disposal of refuse, garbage,
wet garbage and rubbish produced within the limits of the city
of Campbell shall be made with Green Valley Disposal Company.
This requirement applies to all single-family dwellings, multiple
apartment units, to all commercial, business, industrial, man-
ufacturing, and construction establishments.
F. Trash container(s) of a size and quantity necessary to serve the
development shall be located in area(s) approved by the Fire
Department. Unless otherwise noted, enclosure(s) shall consist
of a concrete floor surrounded by a solid wall or fence and have
self-closing doors of a size specified by the Fire Department.
All enclosures to be constructed at grade level.
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G. Applicant shall comply with all appropriate State and City
requirements for the handicapped.
BUILDING DEPARTMENT
H. East and west walls shall be 1 Hr. Table 5-A.
I. Flat portion of roof shall be fire retardant, Section 1603/3203(e).
FIRE DEPARTMENT
J. Provide one 2A-106C fire extinguisher for each floor.
PUBLIC WORKS DEPARTMENT
K. Pay storm drainage area fee of $170.
L. Regrade lot to avoid sheet draining across sidewalk and driveway.
M. Obtain an excavation permit to remove and reinstall driveway
approach and install two 3-inch pipes through face of curb for
storm drainage.
The applicant is notified that he/she shall comply with all applicable
Codes or Ordinances of the City of Campbell which pertain to this
development and are not herein specified.
This motion was seconded by Commissioner Samuelson and unanimously
adopted.
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S 78-33 Continued application of Mr. William Marocco
Marocco, W. for approval of plans to construct a commercial
building on property known as 241 W. Sunnyoaks
Avenue in a C-2-S (General Commercial) Zoning
District.
Mr. Kee reported that a request had been received from the applicant ~-
requesting a denial without prejudice in order that another application
might be submitted.
Commissioner Samuelson moved that S 78-33 be denied without prejudice,
per the request received, seconded by Commissioner Kasolas and unan-
imously adopted.
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PUBLIC HEARINGS
PD 78-10 This is the time and place for a continued
Perfecto, C. public hearing to consider the application
of Carlos and Maria Perfecto for approval
of plans, elevations, and development schedule
to allow construction of two residential
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units on the rear of property known as
109 S. Fourth Street in a P-D (Planned
Development/Medium Density Residential)
Zoning District.
Mr. Kee reported that the main reason for the recommendation of denial
was that no new plans had been submitted for review; he further noted
that this item had been continued by the Commission on numerous
occasions since it first appeared on the June 6 agenda in order that
revised plans could be submitted and to date revised plans had not been
received.
Chairman Pack invited anyone in the audience to speak on this item.
Mr. Bader, Modular Custom Homes, noted that they are still working on
the plans to construct a three-bedroom home at this location. He
requested that a continuance of this item be granted.
Mr. Kee noted that staff would have no objection to an additional
continuance.
At this time Commissioner Dickson noted that this item had suffered
from poor communications for the last two months, and suggested that
rather than continue this item to the next meeting it might be in order
to continue it to the first meeting in November in order to give the
applicant more time to revise the plans.
Mr. Kee agreed that a continuance to the first meeting in November
might give the applicant ample time to resubmit plans.
Commissioner Dickson moved that PD 78-10 be continued to the Planning
Commission meeting of November 7, 1978, seconded by Commissioner
Samuelson and unanimously adopted.
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PD 78-17 Tfiis is the time and place for a continued
Stanton, V. public hearing to consider the application of
Mr. Vic Stanton for approval of plans, elevations,
and development schedule to allow construction
of a 12-unit townhouse development on property
known as 1785 and 1801 W. Hacienda Avenue in
a P-D (Planned Development) Zoning District.
Commissioner Samuelson reported that the applicant had met with the
Site and Architectural Review Committee this morning and the Committee
is recommending approval. He noted that the concerns of the Architectural
Advisor had been resolved, and the plans as resubmitted were an overall
improvement to the originally submitted plans.
P1 r. Kee reported that the applicant is proposing to construct J2
townhouses on a 46,013 square foot parcel, with a resulting density
of approximately 12 units per acre. He noted that building materials
are indicated as stucco wall construction with a heavy shake roof,
and parking would be provided by two covered spaces per unit plus 12
open spaces in the front which would result in 3 spaces per unit. He
further noted that landscaping would be on approximately 20 percent of
the lot area, and a swimming pool is proposed for the central part of
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the project,
At this time, Chairman Pack asked Mr. Helms for his traffic study on
the project.
Engineering Manager Helms read into the record a report he had prepared
regarding traffic considerations. A copy of this report,'dated September
27, 1978, is attached hereto and made a part of these minutes.
Chairman Pack inquired what the setback would be and if there would be
sidewalks.
Mr. Helms responded that the setback would be 63 feet from the property
line, and stated that ultimately there would be sidewalks, but at the
present time it is required that the. developer enter into an agreement
for installation of sidewalks at a future date.
Mr. Kee stated that the plans were now on display, and if the Commission
desired, it might be in order to call a brief recess in order that persons
in the audience would have a chance to review the plans and ask any
questions.
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At this time Chairman Pack called fora recess (8:20 p.m.) The meeting
reconvened at 8:40 p.m.
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Commissioner Kasolas inquired when the General Plan for this area
had been reviewed last.
Mr. Kee stated that to the best of his recollection it had been in
1974 when hearings were held in the neighborhoods of the area; at that
time he believed the Commission recommended low density, however the
City Council did not agree with the Commission's recommendation.
At this time Chairman Pack invited anyone in the audience to speak
for or against this project.
Mr. Glenn Cahoon, applicant, appeared before the Commission to further `
explain the project and answer any questions the Commission or persons
in the audience might have. He noted that the project was designed so
the interior would include play area for the children.
Chairman Pack inquired as to what type of fence would be used.
Mr. Cahoon indicated that a redwood fence would be placed around the
site.
Mr. Dennis Lobate of 1755 Hacienda Avenue appeared before the
Commission to speak in opposition to the project. He presented the
Commission with a petition signed by approximately 55 property owners
and residents of the area (a copy of which is attached hereto and made
a part of this record) who also expressed opposition to the subject
project. He then handed out to the Commission a portion of minutes
of past meetings regarding the site. He noted that in 1974 the Commission
held hearings on this site and recommended low density; however, the
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City Coundil made the determination that this area would be low-medium
density upon the request of the property owner at the time. He again
urged the Commission to render a decision to not allow this type of
project in the area, noting that the density was too high.
Ms. Mary Meyer of 1765 Hacienda appeared before the Commission to
express her opposition to the project, noting that two single-family
residences would be removed and replaced with 12 townhouses. She
noted that the neighbors would lose a certain amount of privacy, their
view of the foothills, and the increased traffic would endanger their
children. She inquired if this development were to go through, would
the other property owners in the area have the opportunity to rezone
and possibly develop as this project is proposed.
Mr. Kee noted that for any rezoning to take place public hearings
must be held, both before the Planning Commission and the City
Council.
Mr. Dean Nelson of 1775 Hacienda Avenue stated that he purchased
his home only one year age; he felt that he would also lose his view
as well as his privacy as a result of the proposed project if approved.
Alec DeSalva of 1292 Freda Court also spoke against the project,
stating he felt the property would lose value because of the townhomes
proposed; he noted that the residents liked the rural atmosphere
which presently exists.
Mr. Jim Weller of 1829 Regina stated that he had done some research
of the area and felt that this "spot zoning" should never have
occured. He formally requested that the Planning Commission continue
the public hearing indefinitely pending a general review of the
zoning and General Plan category.
Mr. Dale Lewis of 1776 Regina spoke against the project, noting that
the area is surrounded by single-family dwellings and inquired if the
proposed development had to be two stories.
Chairman Pack noted that even if it were a single-family dwelling
it could be two stories high within Campbell.
Ms. Gayle Southern, Realtor representing the owners, spoke in favor
of the project.
Much discussion ensued regarding procedures of rezoning property
in Campbell.
No one else wishing to be heard, Commissioner Kasolas moved that
the public hearing be closed, seconded by Commissioner Samuelson
and adopted with Chairman Pack voting no.
RESOLUTION N0. 173 8 Commissioner Kasolas moved that the Planning
Commission adopt. Resolution No. 1738 recommending
that the City Council approve plans, elevations
and development schedule to allow construction
of a 12-unit townhouse development on property
known as 1785 and 1801 W. Hacienda Avenue in
a P-D (Planned Development) Zoning District,
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seconded by Commissioner Samuelson and failed
by the following roll call vote:
AYES: Commissioners: Samuelson, Kasolas
NOES: Commissioners: Campos, Dickson, Pack
ABSENT: Commissioners: Vierhus
Commissioner Samuelson then moved to reopen the public hearing, seconded
by Commissioner Kasolas and unanimously adopted.
Commissioner Dickson noted that he was in favor of a continuance
in order to give the applicant an opportunity to lessen the density
and the impact of such a development on the area.
Chairman Pack also noted that she is in favor of a continuance.
Commissioner Campos noted that he had been opposed to the project
because of traffic reasons, however he would. like to see a lower
density and perhaps only single-story structures.
Commissioner Samuelson moved that PD 78-17 be continued to the
October 17, 1978 Planning Commission meeting, seconded by Commissioner
Kasolas and unanimously adopted.
At this time Chairman Pack inquired of staff if it would be possible
to have background on this project at the next meeting; i.e., when
P-D zoning was initiated, when hearings were held before the Commission
and Council, etc.
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Chairman Pack then requested that some of the "spot zoning" areas
be presented for review at the next General Plan hearings.
Mr. Kee stated that this could be done, and the next hearing in January
would be a good time for this review; he asked that the Commission
let staff know of any areas they wished to have considered.
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The Commission took a break at 9:40 p.m.; the meeting reconvened at
9:50 p.m.
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PD 78-18 This is the time and place for a public
Bamburg, M. hearing to consider the application of Mr.
Marvin A. Bamburg, A.I.A. ,. for approval of
plans, elevations, and development schedule
to allow construction of a commercial building
on property known as 472-488 West Hamilton
Avenue in a P-D (Planned Development/Commercial)
Zoning District.
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Commissioner Samuelson reported that the applicant had met with the
Site and Architectural Review Committee this morning and the Committee
is recommending approval with a minor change to the plans that would
remove several parking spaces and add landscaping to the project;
the applicant was in agreement to the change.
Mr. Powell displayed the plans for the Commission's review and briefly
described the layout.
Mr. Kee noted that staff is also recommending approval of this application.
Chairman Pack declared the public hearing open and invited anyone in
the audience to speak for or against this project.
No one wishing to be heard, Commissioner Samuelson moved that the
public hearing be closed, seconded by Commissioner Dickson and
unanimously adopted.
RESOLUTION N0. 1738 Commissioner Kasolas moved that the Planning
Commission adopt Resolution No. 1738 rec-
ommending approval of plans, elevations,
and development schedule to allow construction
of a commercial building on property known as
472-488 West Hamilton Avenue in a P-D
(Planned Development/Commercial) Zoning District,
seconded by Commissioner Samuelson and adopted
by the following roll call vote:
AYES: Commissioners: Campos, Dickson, Samuelson, Kasolas, Pack
NOES: Commissioners: None
ABSENT: Commissioners: Vierhus
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ZC 78-13 This is the time and place for a public hearing
Kulick, R. to consider the application of Mr. R.M. Kulick
for (1) a change of zoning from R-M (Multiple
Family/Low-Medium Density Residential) to P-D (Planned
Development/Low-Medium Density Residential) and (2)
approval of plans to construct 6 townhouse units on
property known as 1189 Bracebridge Court.
Commissioner Samuelson reported that the applicant had met with the
Site and Architectural Review Committee this morning and requested
that this item be continued for 30 days; therefore, the Committee is
recommending a 30-day continuance.
Chairman Pack declared the public hearing open and invited anyone in
the audience to speak for or against this item.
No one wishing to be heard, Commissioner Kasolas moved that ZC 78-13
be continued to the November 7, 1978 Planning Commission meeting,
seconded by Commissioner Dickson and unanimously adopted.
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At this time Commissioner Kasolas inquired if items requesting a
continuance might be covered under "COMMUNICATIONS" at the beginning
of the meeting in order that the applicants wouldn't have to wait
until the end of the meeting to find out about continuances.
City Attorney Dempster stated that it would certainly be in order for
the Commission to consider these requests at the beginning of each
meeting.
Chairman Pack asked Mr. Kee if this procedure might be established
by the next meeting.
Mr. Kee responded affirmatively, and stated that under "COMMUNICATIONS"
a new category would be added entitled "Requests for Continuances."
MISCELLANEOUS
PD 77-20 Request of the Factory for a minor modification
The Factory to allow dancing in an area designated for
food and beverage on property located at 93
South Central Avenue in a P-D (Planned
Development/Commercial) Zoning District.
Mr. Kee reported that staff is mainly concerned that everyone is
aware of the minor modification and staff is recommending approval.
Chairman Pack inquired if the area would be used strictly for
dancing.
Mr. Kee responded that it would be a restaurant with dancing.
Commissioner Kasolas inquired if a use permit were required for
dancing.
Mr. Kee stated that with the PD zoning this would be more strict than
a use permit since it requires a public hearing before the Commission
as well as the Council. He noted that if live entertainment were
desired the applicant would need to secure a permit from the City
Council. He further noted that this application had been reviewed by
the Police Department staff and they found no problems with it.
Mr. Don Winchester, representing the applicant, spoke before the
Commission to explain the location of the dancing at the Factory;
noting it would be where "Sunsweet Hall" is at the present time.
At this time Commissioner Kasolas moved that the Commission honor
the request of the applicant for PD 77-20 to allow dancing in an area
designated for food and beverage at 93 South Central Avenue, seconded
by Commissioner Samuelson and unanimously adopted.
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ITEMS BROUGHT UP BY COMMISSIONERS
RESOLUTION N0. 1739 Commissioner Dickson moved that the Planning
Appreciation to Commission adopt Resolution No. 1739 in
Sandy Kinsey appreciation to Sandy Kinsey for acting as
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recording secretary to the Commission during
the last year, seconded by Commissioner Samuelson
and adopted by the following roll call vote:
AYES: Commissioners: Campos, Dickson, Samuelson, Kasolas, Pack
NOES: Commissioners: None
ABSENT: Commissioners: Vierhus
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Variations in Setback Requirements
At this time Chairman Pack inquired if staff might include in the
Staff Comment Sheets the variations in setback requirements when
projects are in the P-D zone; she stated that she had seen some
variations in some projects and would like these further explained.
Mr. Kee stated that staff would include such setback variations in
future write-ups.
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P-D Ordinance
Commissioner Kasolas reported that he and Commissioner Dickson had
met earlier today to discuss the P-D ordinance and that a report
would be forthcoming in approximately one month.
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Joint Study Session - Planning Commission/City Council
Chairman Pack noted that there were items which needed to be discussed
at a joint study session with the City Council.
Mr. Kee inquired of the Commissioners if the last Monday or Tuesday
in October (October 30 or 31) would be a good date to meet.
The Commission was in consensus that either date would be all right.
Mr. Kee reported that he would meet with the City Manager to set a date,
and if any of the Commissioners desired to have items agendized to
please advise the staff.
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ADJOURNMENT Commissioner Kasolas moved that the meeting
be adjourned, seconded by Commissioner Samuelson
and unanimously adopted.
The meeting adjourned at 10:15 p.m.
APPROVED:
ATTEST:
Arthur A. Kee, Secretary
Margaret M. Pack, Chairman
RECORDED:
Jeannine Wade, Recorder