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PC Min 02/07/1978PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA TUESDAY, 7:30 P.M. MINUTES FEBRUARY 7, 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: Hebard, Campos, Dickson, Samuelson, Vierhus, Chairman Pack, Secretary Arthur A. Kee; Present Senior Planner Bruce Powell; Senior Planner Philip Stafford; City Attorney J. Robert Dempster; Engineering Manager Bill Helms; Recording Secretary Jeannine Wade. Absent Commissioner Lubeckis APPROVAL OF Commissioner Dickson moved that the minutes of the MINUTES regular meeting of January 17, 1978 be approved, seconded by Commissioner Samuelson, and unanimously adopted. COMIIUN I CAT I ONS Mr. Kee stated that communications received related to specific items on the agenda ARCHITECTURAL APPROVALS S 77-51 Continued application of Mr. Richard B. Pasek Pasek, R. for approval of plans to construct a lumber storage yard on property known as 911 and 925 McGlincey Lane in an M-1-S (Light Industrial) Zoning District. Commissioner Vierhus reported that this particular application had been before the Site and Architectural Review Committee several times. The Committee is recommending that revised plans be submitted and approved with the added condition that the landscape plan be submitted to the Planning Director for approval. Mr. Kee stated that staff is recommending approval subject to the conditions listed on the Staff Comment Sheet. Commissioner Dickson moved that S 77-51 be approved subject to the following conditions, which includes the added condition that the landscape plan be submitted to the Planning Director for approval: CONDITIONS OF APPROVAL - S 77-51, Richard Pasek 1. Property to be fenced and landscaped as indicated and as added in "red" on plans. 2. Landscape plan indicating type of plant material, location of hose bibs, or sprinkler system and type of fencing to be submitted for approval of the Planning Director at time of application for building permit. 3. Landscaping shall be maintained in accordance with the approved landscape plan. 4. Refundable deposit in the amount of $3,000 to be posted to insure land- scaping, fencing and striping of parking area within three (3) months of approval. 5. Landscape plan to be submitted to the Planning Director for approval. The applicant is notified as part of this application that he is required to meet the following conditions in accordance with Ordinances of the City of Campbell. A. All parking and driveway areas to be developed in compliance with Section 21.50 of the Campbell Municipal Code. All 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 underground utilities, including water, sewer, electric, telephone and television cables, etc. 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. 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, manufacturing, and construction establishments. F. Trash container(s) of a size and quantity necessary to serve the devel- opment 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. -2- G. Applicant shall meet State requirements for the handicapped. FIRE DEPARTMENT H. All lumber storage shall be kept a minimum of 5 feet from all property lines. I. Provide water barrels with 3 metal buckets for "first aid" fire fighting. J. If storage is in excess of 100,000 board feet, a permit from the Fire Department is required. PUBLIC WORKS DEPARTMENT K. Obtain an excavation permit for any work in the street right-of-way and submit drawings showing any such work. L. Construct standard driveway approach. The applicant is notified that he 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. ., ;: S 7$-1 Application of Mr. Buzz Bryan and Cabak Associates Bryan, B. for approval of plans to construct an industrial Cabak Associates building on property known as 1610 Dell Avenue in a CM:B-80 (Controlled Manufacturing - 80,000 square feet minimum lot size) and P-F (Public Facilities) Zoning Districts. Commissioner Vierhus reported that this application had been reviewed by the Site and Architectural Review Committee this morning. Because a portion of the lot fronts on Los Gatos Creek, the Cornrnittee felt this application should be referred to the Park and Recreation Commission for their comments. He stated that the Committee is recommending approval of this application, with the added condition that it be referred to the Park and Recreation Commission for their comments and that if any changes are made, they must be ratified by the Planning Commission. Commissioner Vierhus mentioned that the applicant has agreed to modify the size of his building to allow for more landscaping. Commissioner Lubeckis arrived and was seated at 7:45 p.m. Commissioner Hebard inquired of staff if this item had been referred to the Santa Clara Valley Water District, since a portion included Water District property. Mr. Helms stated further that the Water District recently disposed of this piece of property. A portion of it was sold to the applicant for this development, and the City retained a small piece of it. The new parcel map will reflect the new ownership. -3- Commissioner Dickson moved that S 78-1 be approved subject to the following conditions, which includes the added condition that this application be referred to the Park and Recreation Commission for comments and if any changes are made they be ratified by the Planning Commission: CONDITONS OF APPROVAL - S 78-1, B. Bryan and Cabak Associates 1. Grading plans and fence details to be approved by the Santa Clara Valley Water District. 2. Applicant to submit a letter, satisfactory to the City Attorney, to be recorded as a deed restriction limiting the use of the building to 23,000 square feet of industrial uses and 11,300 square feet of warehouse uses. 3. Property to be fenced and landscaped as indicated and as added in "red" on plans. 4. Landscape plan indicating type of plant material, location of hose bibs, or sprinkler system and type of fencing to be submitted for approval of the Planning Director at time of application for building permi t. 5. Landscaping shall be maintained in accordance with the approved land- scape plan. 6. Faithful performance bond in the amount of $3,000 to be posted to insure landscaping, fencing and striping of parking area within three (3) months of completion of construction, or applicant may file written agreement to complete landscaping, fencing and striping of parking area prior to final Building Department clearance. 7. All mechanical equipment located on roofs shall be screened as approved by the Planning Director. 8. Application to be referred to Park and Recreation Commission for comment and if any changes are made they must be ratified by the Planning Com- mission. The applicant is notified as part of this application that he is required to meet the following conditions in accordance with Ordinances of the City of Campbell. A. All parking and driveway areas to be developed in compliance with Section 21.50 of the Campbell Municipal Code. All 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 underground utilities, including water, sewer, electric, telephone and television cables, etc. -4- 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. 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, manufacturing, and construction establishments. F. Trash container(s) of a size and quantity necessary to serve the develop- ment 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. G. Applicant shall meet State requirements for the handicapped. BUILDING DEPARTMENT H. Roof covering (not shown) shall be fire retardant Section 1603 (a) and 3203(e). FIRE DEPARTMENT I. Provide an automatic fire extinguishing system. J. Provide 2A-IOBC fire extinguishers. PUBLIC WORKS DEPARTMENT K. Process and file a parcel map to combine the two lots. L. Pay any storm drainage area fees remaining due. M. Provide grading and drainage plan. N. Obtain an excavation permit for any work within the city right of way. The applicant is notified that he 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. _~ PUBLIC HEARINGS UP 78-1 This is the time and place for public hearing to Post, G. consider the application of Father Gregory Post fora use permit and approval of plans to allow conversion of a residence into a chapel and rectory on property known as 110 W. Latimer Avenue in an R-3-S (High Density Residential) Zoning District. -5- Mr. Kee stated that a communication had been received opposing this appli- cation and requested that the Recording Secretary read this item into the record. The Recording Secretary read aloud a communication received on February 7, 1978 from Mr. W. R. Kelly, 14655 Bronson Avenue, San Jose, CA 95124 which opposed having an additional chapel in Campbell and felt that it would generate additional noise and traffic. A copy of this communication is attached hereto and made a part of this record. Mr. Kee stated that the staff is recommending that this item be continued in order that staff can meet with the applicant to review problems with the site layout. Commissioner Vierhus reported that the Site and Architectural Review Committee is also recommending a continuance because of the number of complications. He stated that a representative of the applicant was present at this morning's meeting and was agreeable to a 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 Vierhus moved that UP 78-1 be continued to the Planning Commission meeting of March 7, 1978 in order that staff can meet with the applicant to review site layout problems. This motion was seconded by Commissioner Dickson, and unanimously adopted. .4 PD 78-1 This is the time and place for public hearing to Schiro, R. consider the application of Mr. Robert Schiro for approval of plans, elevations, and development schedule to allow construction of eight townhomes on property known as 360 Downing in a P-D (Planned Development/Low-Medium Density Residential) Zoning District. Mr. Kee stated that staff had received an oral request from the applicant fora continuance of this application. Commissioner Vierhus reported that the applicant had been scheduled to meet with the Site and Architectural Review Committee this morning, however he did not show up. He stated that the Architectural Advisor felt it was necessary to discuss this item with the applicant and therefore the Committee is recommending that this item be continued. Commissioner Hebard inquired if any consideration had been given to noise factors since this development is adjacent to Highway 17. Mr. Kee answered affirmatively and stated that when this comes back to the Commission there will be a condition regarding noise. -6- Chairman Pack declared the public hearing open and invited anyone in the audience to speak for or against this item. Ms. Sharon Mayhew of 2557 Tolworth, San Jose, appeared before the Commission to express her opposition to this development. Commissioner Vierhus moved that PD 78-1 be continued to the Commission meeting of February 21, 1978, and that a condition be added stating that State standards for noise attenuation be met; this motion was seconded by Commissioner Lubeckis, and unanimously adopted. a :. pp 7$-2 This is the time and place for public hearing to Lampe, J. consider the application of Mr. James Lampe for approval of plans, elevations, and development schedule to allow construction of a 27-unit apartment on property known as 300 Union Avenue In a P-D (Planned Development/High Density Resi- dential) Zoning District. Commissioner Vierhus reported that the Site and Architectural Review Com- miittee met with the applicant this morning. The Committee is recommending approval with a few minor changes to the plans that were recommended by the Architectural Advisor and agreed to by the applicant. Mr. Kee stated that staff is recommending approval of this development. Chairman Pack inquired if this were a similar density to another development recently approved by the Commission on Union Avenue. Mr. Kee responded that the General Plan indicates a maximum of a tittle over 27 units per acre; the density proposed is less (25 units) than the maximum on the General Plan. Much discussion ensued regarding the parking ratios, off-street parking, and parking requirements. Chairman Pack declared the public hearing open and invited anyone in the audience to speak for or against this item. Mr. Bruce Johnson, 80 Alice Avenue, Campbell appeared before the Commission. Mr. Johnson is the architect for this development. Mr. Johnson stated that the project had two basic directions: (1) to be consistent with the zoning ordinance, and (2) harmonize with the existing street development. He stated that it had been reinforced by the Commission and the residents of Apricot Avenue that this should remain a high density area, and therefore he felt his development was within the limits of the ordinance. Mr. Johnson explained the materials proposed to be used in this development and offered to answer any questions the Commission might have. Commissioner Hebard inquired if there were a proposed recreational area. -7- Mr. Johnson responded that other than green belt areas there was not a proposed recreational area. No one else wishing to be heard, Commissioner Vierhus moved that the public hearing be closed, seconded by Commissioner Dickson, and unanimously adopted. RESOLUTION N0. 1669 Commissioner Vierhus moved that the Planning Commission adopt Resolution No. 1669 recommending approval of the application of Mr. James Lampe for approval of plans, elevations, and development schedule to allow construction of a 27-unit apart- ment development on property known as 300 Union Avenue in a P-D (Planned Development/High Density Residential) Zoning District, with the added Condition No. 5 that revised plans are to be approved by the Planning staff and referred to the Architectural Advisor, seconded by Commissioner Dickson, and adopted by the following roll call vote: AYES: Commissioners: Dickson, Samuelson, Vierhus, Lubeckis, Pack NOES: Commissioners: Hebard, Campos ABSENT: Commissioners: None .. ,. ZC 78-1 This is the time and place for public hearing to City Initiated consider proposed amendments to the Zoning Map of the City of Campbell from R-3-S (Multiple Family/ High Density Residential) to P-D (Planned Develop- ment/High Density Residential) for properties known as 3545, 3555, 3595, 3645, and 3675 South Bascom Avenue. Mr. Kee explained. that the subject properties are zoned R-3-S at this time. When the property to the south was prezoned P-D (Planned Development), the Council directed the Commission to consider P-D zoning for the subject properties. The staff has no objection to the P-D zoning since it is consistent with the General Plan. He stated that there had been a commu- nication received regarding this item and asked that the Recording Secretary read it into the record. The Recording Secretary read into the record a communication from Kajio J. and Ayako D. Mayeda, dated February 7, 1978, expressing their opposition to the proposed zone change. A copy of this communication is attached hereto and made a part of this record. -8- Chairman Pack inquired what the General Plan shows for this area. Mr. Kee responded that it shows High Density Residential (up to 27 units per acre). Commissioner Hebard asked that the Council's reason for zoning this P-D rather than R-3-S be clarified. Mr. Kee answered that at the Council meeting there was much discussion and opposition from the property owner of Parcel No. 71 regarding potential development on the property to the east. The property owners felt that a P-D would give more control. The review process under PD zoning would include final approval from the City Council and would take an additional 60 days to complete. Chairman Pack declared the public hearing open and invited anyone in the audience to speak for or against this item. Mr. Charles Shepardson, 18541 Stacy Drive, Saratoga appeared before the Commission. He stated that he represented the property owners who had requested the R-3 zoning at the time of annexation only three and a half months ago, and felt that the zoning should remain R-3. He stated he didn't understand the reasoning for the change in zoning, and felt that the change in zoning would cause a delay in the processing of plans for the development in progress. Mr. William Rosen, 13082 Cottonwood, Santa Ana, California appeared before the Commission to express his opposition to the zone change. He stated that his plans had been approved at the Planning Commission meeting of January 17, 1978 and this zone change would delay his project (S 77-55)• He stated that he had annexed this property and requested the R-3 zoning prior to submitting his application for approval of plans to construct a 60-unit apartment complex. Much discussion ensued regarding R-3 versus P-D zoning for this area. City Attorney Dempster stated that a reasonable recommendation would be to not recommend a zone change at this time since the Commission approved plans on January 17, 1978, and the applicant has appeared and indicated that he was mo~~ing forward with his project. No one else wishing to be heard, Commissioner Vierhus moved that the public hearing be closed, seconded by Commissioner Lubeckis, and unanimously adopted. -9- RESOLUTION N0. 1670 Commissioner Vierhus moved that the Planning Commission adopt Resolution No. 1670 recommending that the zoning of R-3-S (Multiple Family/High Density Residential) remain for properties known as 3545, 3555, 3595, 3645, and 3675 South Bascom Avenue remain as prezoned based on the finding that some applications are already pending under the R-3-S zone and no purpose would be served to change the zoning at this time, seconded by Commissioner Campos, and unanimously adopted by the following roll call vote: AYES: Commissioners: Hebard, Campos, Dickson, Samuelson, Vierhus, Lubeckis, Pack NOES: Commissioners: None ABSENT: Commissioners: None At this time the Commission took a short break. The meeting reconvened at 9:20 p.m. GP 78-3 This is the time and place for continued public West Valley Freeway hearing to consider possible amendments to the Corridor - Area 2 Land Use Element of the General Plan for the area City Initiated currently indicated as "Proposed West Valley Freeway." Mr. Phil Stafford explained to the Commission that this item had been continued from the last meeting in order that staff could prepare additional exhibits for the Commission's review. He explained that the subject area is shown only as a future freeway on the General Plan, and in light of the County and State position with regard to protecting the right of way it may be desirable to indicate a specific land use for the area. He explained the two alternates prepared for the Commission's review; the first indicating High Density Residential and the second indicating Low-Medium Density Resi- dential due to some of the concerns expressed by the Commission about high density areas within the city. As mentioned at the last meeting, staff learned recently that CALTRANS is preparing an Environmental Impact Statement to determine whether or not this Corridor should be preserved for some type of transportation facility. Chairman Pack inquired what would happen if this property were zoned, developed, and then the State decided to proceed with a transportation facility. City Attorney Dempster responded that the State would acquire the land through condemnation proceedings. -10- Chairman Pack declared the public hearing open and invited anyone in the audience to speak for or against this item. Mr. Bill Errico, Real Estate Developer, 236 N. Santa Cruz Avenue, Los Gatos, appeared before the Commission to explain that at the present time he is proposing to develop property adjacent to the area which is before the Commission at this time. He indicated to the Commission that he was not aware that the County zoning conflicted with the professional office zoning. He stated that he would not be able to annex this area into the city of Campbell because it is not contiguous to the city limits. He again stated that he was not aware that Campbell's professional zoning district does not include residential, and inquired if it would be possible to include a residential development in a professional office zone. Mr. Kee stated the General Plan indicates a P-0. The County would allow in their office zoning district medium denstiy residential developments. Mr. Errico is asking that the General Plan be changed to allow office or medium density, which would not be inconsistent with the land use along that area. No one else wishing to be heard, Commissioner Vierhus moved that the public hearing be closed, seconded by Commissioner Dickson and unanimously adopted. RESOLUTION N0. 1671 Commissioner Hebard moved that the Planning Com- mission adopt Resolution No. 1671 recommending that the area fronting on Bascom Avenue (shown on Exhibit A attached to this Resolution) from Wanda Lane to Whiteoaks be shown on the General Plan as "P-0 or Medium Density Residential" and that the remainder of the area indicated for future freeway in Campbell's Sphere of Influence have "Low Density Residential" shown as an alternate land use, seconded by Commissioner Dickson, and unanimously adopted by the following roll call vote: AYES: Commissioners: Hebard, Campos, Dickson, Samuelson, Vierhus, Lubeckis, Pack NOES: Commissioners: None ABSENT: Commissioners: None J, J~f. 7~ MISCELLANEOUS Staff Report San Tomas Garden Apartments S25 South San Tomas Aquino Road Mr. Kee informed the Commission that since the last report on this item had been made, there are only three holes in the fence which need to be repaired. The managers of the complex have been sent a letter requesting that these items be taken care of. Commissioner Vierhus moved that this report be acknowledged and filed, and forwarded to the City Council and Civic Improvement Commission, seconded by Commissioner Dickson, and unanimously adopted. ,. ,. Staff Report Request of Carrole Phillips requesting that a dog grooming establishment be an allowed use in a P-0 (Professional Office) Zoning District (290 W. Hamilton Avenue). Mr. Kee explained to the Commission that a letter had been received from Carrole Phillips requesting that a dog grooming salon be an allowed use in a P-0 Zoning District. At this time Mr. Kee cited the uses allowed in a P-0 zone, which does not include dog grooming. Mr. Kee stated that in addition to the allowed uses stated in the Zoning Code, the Commission has approved three others: (1) beauty shop - 1973; (2) bridal shop/photography - 1972;and (3) photo studio and film processing - 1977• Commissioner Hebard stated that he had no objection to the dog grooming salon since there would not be overnight boarding. Commissioner Samuelson stated that he was in support of staff's recommendation that this is not an allowed use in a P-0 Zoning District. Mr. Kee stated that the Commission could require a use permit and in that way all restrictions would be spelled out. RESOLUTION N0. 1672 Commissioner Dickson moved that the Planning Commission adopt Resolution No. 1672 recommending that dog grooming be an allowed use in a P-0 (Professional Office) Zoning District under the use permit section of that code, seconded by Commissioner Hebard, and adopted by the following roll call vote: AYES: Commissioners: Hebard, Campos, Dickson, Vierhus, Lubeckis, Pack NOES: Commissioners: Samuelson ABSENT: Commissioners: None Chairman Pack asked that staff prepare a list for the March 7, 1978 Planning Commission meeting of the different uses that are now implied under the P-0 Zoning District in order that the Commission may determine which uses should require a use permit. :: ,. .. PM 77-25 Application of Campbell Union School District for Lands of Campbell approval of a tentative parcel map for the West Union School Valley College site. District -12- Mr. Kee stated that City staff met with School District representatives to discuss the tentative parcel map, and that staff had expressed concerns about traffic circulation and access. He stated further that staff had not received any modifications to the proposed map. Commissioner Vierhus stated that he could not vote for approval of the tentative map as submitted without the areas of concern being modified. Commissioner Hebard felt that since this school site has been a recent topic of discussion by the City Council that perhaps this tentative parcel map should be referred to the Council. Commissioner Hebard moved that this tentative parcel map be referred to the City Council, seconded by Commissioner Vierhus, and unanimously adopted. ;~ .. Community Care City Council referral to the Planning Commission Facilities for comment on the Los Angeles County Report on Community Care Facilities. Mr. Powell appeared before the Commission to give a brief summary of the report. He mentioned that one of the primary concerns of the City of Los Angeles is the fact that there is no state law, regulation, or other provision requiring that an applicant for a state licensed community care facility first obtain local zoning approval prior to the issuance of a license to establish such a facility, and the report indicates a need for such facilities in the community but considers that local approval be required to help preclude problems of overconcentration of such facilities in any one area. He stated that the staff recommendation is for support of the recommendations set forth in the Los Angeles County report. Commissioner Dickson moved that the Commission forward a report to the City Council expressing support for the Los Angeles County Report on the Community Care Facilities, seconded by Commissioner Hebard, and unanimously adopted. .• )4 iii Staff Report Set date for a Planning Commission Study Session to discuss areas for possible amendment in the Cir- culation Element of the General Plan. Mr. Kee inquired of the Commissioners if the date of February 14, 1978 at 730 p. m. would be an acceptable time for a study session to discuss the Circulation Element of the General Plan. After some discussion, the Commission agreed that Thursday, February 16, 1978 at 7:30 p. m. would be a better time for the study session. _~ ~. .~ -13- Open Space Element of the General Plan Chairman Pack reported that a special meeting had been held Monday, February 6, to discuss the Open Space Element with the Chairman of the Parks and Recreation Commission and the Civic Improvement Commission. She also indicated that there would be future meetings to discuss this further. Commissioner Samuelson inquired of Mr. Kee when the study session with the City Council would be. Mr. Kee stated that the Council will set a date for the study session with the Planning Commission at its meeting of February 13, 1978. At this time Mr. Dwayne Reed, Park and Recreation Commissioner, appeared before the Commission. He requested that City staff and advisory commission members be consistent in using a term for the Old Campbell Grammar School site. He had noticed that other terms had been used, e.g., West Valley College site, but felt that the term "Old Campbell Grammar School site" is the most commonly used term .and hoped that staff as well fellow Commissioners would use this term in the future. _~ ADJOURNMENT Commissioner Dickson moved that the meeting be adjourned, seconded by Commissioner Samuelson and unanimously adopted. The meeting was adjourned at 10:45 p.m. APPROVED: Margaret M. Pack, Chairman ATTEST: Arthur A. Kee, Secretary RECORDED: Jeannine Wade, Recorder -14-