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PC Min 05/03/1977~_ PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA TUESDAY, 7:30 P.M. MINUTES MAY 3, 1977 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, Pack, Samuelson, Lubeckis, Present Chairman Dickson; Secretary Arthur A. Kee; Senior Planner Bruce Powell; City Attorney J. Robert Dempster; Engineering Manager Bill Helms; Recorder Phyllis Acker. Absent Commissioners: Hebard, Vierhus. APPROVAL OF MINUTES Commissioner Pack moved that the minutes of the April 19, 1977, meeting be approved as received, seconded by Commissioner Samuelson and unanimously adopted. COMMUNICATIONS Mr. Kee reported that the only communications received relate to specific items on the agenda. ARCHITECTURAL APPROVALS "S" 73-51 Application of Mr. Joseph D. Arrigo, on behalf of the Arrigo, J. D. Westlands Bank, fora twelve-month extension of time fora temporary structure (bank trailer) located on property known as 1777 S. Bascom Avenue in a C-2-S (General Commercial) Zoning District. Commissioner Campos reported for the Architectural Review Committee. The committee recommends the twelve-month extension of time. This would be the final extension of time that would be authorized. Commissioner Pack moved that a twelve-month extension of time be granted on "S" 73-51, seconded by Commissioner Samuelson and unanimously adopted. "S" 76-23 Continued application of Mr. F. James Miller, on behalf Miller, F. J. of the U-Save Rockery, for approval of plans to change U-Save Rockery the location of landscaping for a rockery-nursery to be located on property known as 500 Railway Avenue in a M-2-S (Heavy Industrial) Zoning District. Commissioner Campos reported that the Architectural Review Committee recommends a thirty day continuance on "S" 76-23. The applicant was not present at the meeting. It is stipulated, with the continuance recommendation, that if revised plans are not submitted in thirty days that the item be removed from the agenda. Commissioner Pack stated that the applicant is to bring a sample of the fence material to the committee for approval, and that is why the committee recommends this one last continuance. Commissioner Pack moved that "S" 76-23 be continued to the June 7, 1977, meeting, seconded by Commissioner Samuelson and unanimously adopted. "S" 77-13 Continued application of Mr. T. E. Burke, on behalf Burke, T. E. of the Campbell Community Hospital, for approval of Campbell Community plans to construct a medical-dental building on Hospital property known as 18 East Hamilton Avenue in a P-F (Public Facilities), P-0 (Professional Office), and R-1 (Single Family Residential) Zoning Districts. Commissioner Campos reported that the Architectural Review Committee recommends denial without prejudice of the application. Mr. Kee advised that if the applicant does have revised plans, he could bring them in for review. The denial without prejudice would remove the item from the agenda at this point, so it would not be coming back each time on the agenda. Commissioner Samuelson moved that "S" 77-13 be denied without prejudice, seconded by Commissioner Pack and unanimously adopted. "S" 77-14 Continued application of Dr. Mark S. Madden, D.V.M., Madden, M. S. for approval of plans to convert a residence into a veterinary hospital on property known as 2175 South Bascom Avenue in a C-2-S (General Commercial) Zoning District. Commissioner Campos reported that the Architectural Review Committee recommends approval of "S" 77-14, subject to the conditions recommended by staff. The fence was the one item of concern at the meeting, and Condition No. 6 would require that the fencing plan be brought back to the Planning Director for final approval. Commissioner Pack moved that "S" 77-14 be approved subject to the recommended conditions with the stipulation that the fencing plan is to be approved by the Planning Director, seconded by Commissioner Samuelson and unanimously adopted. Conditions of Approval - "S" 77-14: 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. Faithful performance bond in the amount of $5,000 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. 5. All mechanical equipment located on roofs shall be screened as approved by the Planning Director. 6. Fencing plan to be approved by the Planning Director. -2- The applicant is notified as part of this application that he is required to meet the following conditions Tn 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 development shall be located in area(s) approved by the Fire Department. Unless other- wise 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. FIRE DEPARTMENT: H. Provide a "2A-IOBC" fire extinguisher. BUILDING DEPARTMENT: I. Shall meet Building Department Codes for change of occupancy permit from Group I to F2, Section 502, Fire Zone 2. PUBLIC WORKS DEPARTMENT: J. Pay storm drain area fee et $765 per acre. K. Obtain excavation permit to install entrance driveway along the northerly property line, remove the dead Deodora, and replace the A.C. sidewalk with concrete. 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 spacified. - 3- "S" 77-15 Continued application of Mr. Russell J. Valenti for Valenti, R. J. approval of plans to construct an office warehouse building on property known as 607 McGlincey Lane in a M-1-S (Light Industrial) Zoning District. Commissioner Campos reported that the Architectural Review Committee recommends approval of "S" 77-15,,subject to the conditions recommended by staff. Commissioner Pack moved that "S" 77-15 be approved subject to the conditions recommended by staff and with the plans as outlined in "red", seconded by Commissioner Samuelson and unanimously adopted. Conditions of Approval - "S" 77-15 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. 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. 5. Applicant to sign agreement satisfactory to the City Attorney that the property will be used for warehouse purposes only. 6. All mechanical equipment located on roofs shall be screened as approved by the Planning Director. 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 Campbe 1 1 . 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 far all signs. No sign to be installed until application is approved and permit issued by the Building Department. -4- 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 development shall be located in area(s) approved by the Fire Department. Unless other- wise 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. PUBLIC WORKS DEPARTMENT: H. Obtain excavation permit for driveway relocation and landscaping within public right of way. FIRE DEPARTMENT: I. Provide 2 "2A-IOBC" fire extinguishers. 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. "S" 77-16 Continued application of Mr. William Errico Errico, William for approval of plans to construct a 19 unit apartment complex on property known as 420 Union Avenue in a R-3-S (High Density Residential) Zoning District. Commissioner Campos reported that the Architectural Review Committee recommends approval of "S" 77-16, subject to the conditions recommended by staff. There was a question on the fencing and that will come back to the Planning Director for final approval. Also, the driveway materials were discussed. There is a long driveway and the Architectural Advisor felt that it should be broken up and not be a solid piece of one driveway material. A combination with exposed aggregate being used was suggested. Commissioner Pack moved that "S" 77-16 be approved subject to the recommended conditions, seconded by Commissioner Lubeckis and unanimously adopted. Conditions of Approval - "S" 77-16 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 aiid 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. -5- 4. Faithful performance bond in the amount of $5,000 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. 5. Revised elevations to be approved by the Planning Director. 6. Driveway design and materials to be approved by Planning Director. The applicant is notified as part of this application that he is required to meet the following conditions in accordance with provisions of 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 development shall be located in area(s) approved by the Fire Department. Unless other- wise 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. PUBLIC WORKS DEPARTMENT: H. Dedicate the land to widen Union Avenue to 30 feet from centerline. I. Pay storm drainage area fee of $556• J. Execute an agreement, post bonds, and agree to sign a petition to form an assessment district to improve Union Avenue. K. Obtain an excavation permit for any work within the street right of way. L. Relocate driveway to maintain minimum distance of 5 feet from property line. -6- There being no one wishing to be heard, Commissioner Pack moved that the public hearing be closed, seconded by Commissioner Samuelson and unanimously adopted. RESOLUTION N0. 1601 Commissioner Pack moved that the Commission adopt Resolution No. 1601 recommending that the City Council adopt an ordinance approving PD 77-2, application of Mr. and Mrs. Nino Gallo, subject to the conditons as recommended and with the change to Condition No. 4 as stated. Motion seconded by Commissioner Samuelson and adopted by the following roll call vote: AYES: Commissioners: Campos, Pack, Samuelson, Lubeckis, Dickson. NOES: Commissioners: None. ABSENT: Commissioners: Hebard, Vierhus. E.I.R. 77-1 This is the time and place for public hearing to consider Wesley Manor the draft environmental impact report which has been prepared for a proposed nine-story, 168 unit, high-rise, senior retirement apartment facility to be located at 1655 S. Winchester Boulevard in a P-D (Planned Development/ High Density Residential) Zoning District. Chairman Dickson asked Mr. Kee for his comments. Mr. Kee advised that, in staff's opinion, the E.I.R. is in order and staff recommends that the Planning Commission hold a public hearing to consider the draft E.I.R. and make any changes or additions as deemed necessary, and that the Planning Commission "certify" that the draft E.I.R. is complete, and that mitigating measures contained therein be used in reviewing the development plans for the proposed project. Chairman Dickson asked for comments from the Commissioners. Commissioner Pack referred to spoke to the spillover of the that the people occupying the had requested that their pari shopping center that they use should be noted in the E.I.R. Page 34 of the draft E.I.R., last paragraph, which parking onto the church parking lot. She stated shopping center had talked to the church people and ~hioners be very careful about the areas of the for parking and she was of the opinion that this Mr. Kee advised that the E.I.R. does speak to parking and it is suggested that the ratio be increased to bring more parking on-site than is presently indicated. The purpose of the E.I.R. is an informational document. The application for approval of the plans will involve discussions on the parking. The staff recommends that the Commission certify the E.I.R. as complete and that it be used in reviewing the proposed project. If there is any adverse information that comes out during the public hearing, this information should be used in considering the application. Chairman Dickson declared the public hearing open and asked if anyone wished to speak for or against the application. -9- Mr. Lister, 1206 Lenor Way, stated that he would like to know what kind of apartments are going in - are they apartments or condominiums? Chairman Dickson advised that the plans will be discussed next on the agenda and this is a public hearing on the draft E.I.R. Chairman Dickson asked if there were any comments on the E.I.R. There being no one wishing to speak, Commissioner Samuelson moved that the public hearing be closed, secondeu by Commissioner Pack and unanimously adopted. Commissioner Pack moved that the E.I.R. for the senior retirement apartment facility to be located at 1655 S. Winchester Boulevard be accepted and that the Planning Commission certify it as complete. Motion seconded by Commissioner Campos. Chairman Dickson asked Mr. Kee, as a point of order, by certifying the document, what is the Commission saying? Mr. Kee stated they would be accepting the document as complete. If there are any other areas of concern to be investigated, now is the time to bring them out. If the Commission believes it is an accurate document, then it should be accepted. There being no discussion on the motion, Chairman Dickson called fora roll call vote: AYES: Commissioners: Campos, Pack, Samuelson, Lubeckis, Dickson. NOES: Commissioners: None. ABSENT: Commissioners: Hebard, Vierhus. PD 77-7 This is the time and place for continued public hearing Sargent, R. 0. on the application of Mr. Robert 0. Sargent and the Santa Clara Methodist Retirement Foundation, Inc. for approval of plans, elevations, and development schedule to allow construction of a 168 unit, high- rise apartment building on property known as 1655 S. Winchester Boulevard in a P-D (Planned Development) Zoning District. Chairman Dickson asked for the report of the Architectural Review Committee. Commissioner Campos advised that the committee met with the applicant and his representatives, and recommends a thirty day continuance. The applicant and his representatives requested that the Commission indicate to them the direction that they should go in preparing revised plans to take into consideration density, design, parking, etc. Everyone at the committee meeting was in agreement that the use as intended is a good use. The building design was questioned and the committee recommends the thirty-day continuance for formation of revised plans. -10- Mr. Kee advised that the staff's recommendation is the same as the Architectural Review Committee. There is a combination of concerns that were expressed in the E.I.R. and by the staff and the Architectural Advisor, which included the site plan, elevations, and height of the building. Also, the density was discussed. The E.I.R. spoke to two approaches in terms of bulk and mass of the building. Mr. Kee presented the plans for review by the Commission. One suggestion contained in the E.I.R. was that the building height be lowered in height approximately 25 feet to make it more in scale with the area. Another approach would be one of less area of coverage on the lot, but higher building. The Architectural Advisor indicated to the committee that, in his opinion, this would be the better approach. It was his understanding that the applicant would be agreeable to pursuing that approach, however, the applicant would like some comments from the Commission as to whether or not this would be in the right direction for an approval of the project. Chairman Dickson asked Mr. Kee what the General Plan shows for the area. Mr. Kee stated that the General Plan indicates high density residential for the property. Previously it indicated commercial land use. The density for anything other than a senior citizen project would be 27 units per acre, which would permit approximately 40 units for 1.5 acres. Chairman Dickson asked why the staff is recommending the application for approval. Mr. Kee stated that a condition of approval would require that the development remain a senior citizen project. He cited two other examples where senior citizen projects have been approved at a higher density - the one on E1 Patio and the one at Latimer and San Tomas Aquino Road. Mr. Kee advised that the plans indicate 168 one-bedroom units, with approximately 500 square feet per unit. There would be a main dining room on the first level and everyone would have to participate in having at least one meal there per day. Chairman Dickson asked if there is a requirement that it would remain a senior citizen project. Mr. Kee advised that a condition recommended by staff is that it would remain a senior citizen project. The applicant's agreement with Ii. U.D. would run from five to twenty years and it is almost 99 percent sure that it would remain as an elderly project. Conditions could be recommended that would make it very difficult to convert to another type of use without providing parking necessary to go along with that use. Commissioner Samuelson stated that this is a very important item on the agenda and people in the audience are very much interested, therefore, he requested a brief recess so the plans could be reviewed. Chairman Dickson declared a recess at 8:25 p.m. Meeting reconvened at 8:35 p•m• Chairman Dickson announced that this is a continued public hearing and he asked if anyone wished to speak for the application. Mr. Lee Jensen, Housing Affiliates, Inc., representing the applicant, thanked the staff for its input on the E.I.R. for this project. He stated that they met with the Architectural Review Committee, the staff, and Architectural Advisor and are amenable to making changes in the building. Last February 4th they received a commitment on this, project and submitted a final presentation package on March 8th. At that time, they did not recognize the need for the E.I.R. and they will report to H.U.D. following this meeting as to their progress in getting the project approved. With regard to the mass of the building, they are of the opinion that possibly a solution would be to go to an eleven story building and they will be prepared to submit revised plans within the next thirty days. He added that this project has 10 percent of the units reserved for the handicapped and this would immediately remove 16 of the units from the parking requirement. Commissioner Pack stated that it was her understanding that handicapped stalls require more space, so some stalls indicated for the handicapped could not be removed. Mr. Jensen stated this is a Section "8" project for low-income people. The need for parking for low-income is different than for other types of units. This is a condition that should be taken into consideration and possibly there could be a trade-off for the green area for the project. He stated that they are prepared to answer any questions the Commission or the audience might have regarding the protect. Chairman Dickson asked if any models had been made of the project. Mr. Jensen stated they had not, but one could be made up. Chairman Dickson asked if anyone else wished to be heard. Mr. Lister asked how one got into these apartments. Is it just for ladies over 62? He also was of the opinion that Campbell could not provide sufficient fire protection for this type of structure. Chairman Dickson advised that Campbell has a fire assistance program with the County, which is under review at the present time. He further advised that the application is submitted to the Fire Department for their comments. Mr. Jensen stated, in answer to Mr. Lister's question, that anyone 62 years of age or over is qualified to live in this development. They are entitled to Section "8" assistance if they meet the income requirements. They consider the income of an individual and 10 percent of their assets to determine their qualifications under Section "8" assistance. The units will rent for 5317 per month and rent will be based on 25 percent of an individual's income. If they had a $300 a month income from Social Security, their rent would be $75 per month. Mr. Lister asked if the development would be limited to members of the Methodist Church or other religions. Mr. Cecil Kellar, President of the Board of the Methodist Foundation, stated that the residents would be members of the Methodist Church and from the community. There is no requirement for race, creed, or color for residency. Also, the handicapped are accepted. Anyone over 62 years of age is eligible for residency. _12_ Chairman Dickson asked if anyone else wished to be heard. Chairman Dickson asked if it would be possible for the applicant to submit a cardboard model of the structure. Mr. Peter Givas, Architect, stated that they would do a model - but it would not have a lot of detail. Chairman Dickson stated this is the highest apartment building the Commission has considered and a model would be most helpful to the Commission. He was of the opinion that the project is exciting and would be helpful in revitalizing the downtown core. Commissioner Campos also requested that the applicant bring in some photographs of other projects. Chairman Dickson stated that the Commission's concerns have been brought out and the applicant should address himself to those issues in preparing the revised plans. Commissioner Pack felt that meaningful discussion was held during the Architectural Review Committee meeting and the Architectural Advisor and staff will work closely with the applicant in preparing the revised plans. Commissioner Lubeckis stated that, in his opinion, the project was necessary for Campbell, and felt it would complement the church. He was of the opinion that it would be more of a detriment if the building were lengthwise and parallel to Winchester Boulevard. Commissioner Samuelson stated he would like to see the redesign of the building to an eleven-story building. Commissioner Pack stated that comments had been received from the Civic Improve- ment Commission which referred to the bulk and mass of the building and to the fact that the laundry facilities are shown on the first floor, and she asked if there were going to be other laundry facilities other than on the ground floor. Mr. Givas replied that there would not be. He stated that it has been their experience that the laundry rooms on the ground floor get people together. The units are a short distance from the elevator. Commissioner Pack questioned the applicant with regard to the security. Mr. Jensen stated that is one of the concerns in planning a facility for the elderly. There would be a centralized entry with automatic locks. They would have an individual in the door area at all times. Commissioner Pack asked about the security on the grounds. Mr. Jensen advised that they did not foresee any problems. Commissioner Pack stated that the Civic Improvement Commission also mentioned that they would like to see additional space for on-site recreational activities. _ l 3_ Mr. Jensen stated that the dining room is the most important on-site recreational area. The residents are required to have one meal a day in the dining room where they are visible to the managers and the other occupants. There will be a library, craft room, patios, and garden area. There will be 6,000 square feet of recreational area on the inside as well as green area on the outside. Commissioner Pack asked about the health care of the residents. Mr. Jensen stated that the residents will be ambulatory. However, there is a communication system connected to the manager's unit. There will be outlets in the living rooms and bathrooms hanging down to the floor and the switch can be pulled and it will ring in the manager's unit. There will be an on-site manager, as well as assistant manager, and someone will be in attendance at all times. Commissioner Pack asked who would be responsible for the maintenance and upkeep of the project. Mr. Jensen stated that it will be monitored by H.U.D. to make sure it is kept up in accordance with H.U.D. requirements. Chairman Dickson assured the applicant that it will also be monitored by the City. Commissioner Pack moved that PD 77-7 be continued for thirty days so that revised plans may be submitted as discussed, that the Planning Director and staff work closely with the applicant and architect in the revision of the plans, and that the Planning Director prepare a letter directed to the applicant to present to H.U.D. indicating that the Commission is in agreement with the philosophy of elderly housing on this site and that the staff and developer will work closely together in developing the revised plans. Motion seconded by Commissioner Samuelson and adopted by the following roll call vote AYES: Commissioners: Campos, Pack, Samuelson, Lubeckis, Dickson. NOES: Commissioners: None. ABSENT: Commissioners: Hebard, Vierhus. PD 77-12 This is the time and place for public hearing to consider Maggio, C. A. the application of Mr. Carl A. Maggio for approval of plans, elevations, and development schedule to allow the addition of a duplex to an existing two-unit development located on property known as 129 E. Rincon Avenue in a P-D (Planned Development/Medium Density Residential) Zoning District. Chairman Dickson asked Mr. Kee for his comments. Mr. Kee advised that the applicant met with the Architectural Review Committee and the Architectural Advisor and the problems outlined in the staff report were discussed. The applicant was not willing to change his position, therefore, the staff and the Architectural Review Committee recommends denial. -14- It was the opinion of the staff that the proposed plans which would add a duplex on the front of the lot did not comply with the P-D section of the ordinance which provides that "development plans must clearly demonstrate that the proposed development will result in a more desirable physical environment and use of land than would be possible under any other permissible zoning classification." The plans indicate that cars would have to back out toward the street. The design of the proposed building was not, in the opinion of the Architectural Advisor, in keeping with the area and did not demonstrate that it would be an appropriate design for the area. That is mainly the reasons for the staff recommendation of denial. The staff would, however, recommend a continuance so some of the problems could be resolved but the applicant was not in agreement with a continuance. Chairman Dickson asked to see the plans. Mr. Kee presented the plans and explained the site layout, ingress and egress, and the parking and landscape areas. Commissioner Pack advised that after discussions at the committee meeting,. the applicant withdrew his application. The Architectural Review Committee, therefore, had no alternative but to recommend a denial. Mr. Kee advised that it was his understanding that the applicant wanted a decision from the Planning Commission. There is no way that the staff could recommend approval of the plans as submitted. The applicant did not want a continuance. Commissioner Pack moved that the public hearing be closed, seconded by Commissioner Samuelson and unanimously adopted. RESOLUTION N0. 1602 Commissioner Samuelson moved that the Planning Commission adopt Resolution No. 1602 recommending that the City Council adopt an ordinance denying the application of Carl A. Maggio, PD 77-2, based on the finding that the plans do not demonstrate that the proposed development will result in a more desirable physical environment and use of land than would be possible under any other permissible zoning classification. Motion seconded by Commissioner Pack and adopted by the following roll call vote AYES: Commissioners: Campos, Pack, Samuelson, Lubeckis, Dickson. NOES: Commissioners: None. ABSENT: Commissioners: Hebard, Vierhus. _15_ ZC 77-5 This is the time and place for public hearing to Pollard 77-1 consider the prezoning of properties proposed for Lands of Perry annexation to the City of Campbell under proceedings known as Pollard 77-1 as R-M (Low-Medium Residential Density) or P-D (Planned Development). Said properties are known as 1570, 1580, 1590, 1600 Pollard Road and 1201, 1215, and 1225 West Parr Avenue. Chairman Dickson asked Mr. Kee for his comments. Mr. Kee advised that the subject properties are proposed for annexation to the City and are shown for low-medium density on the General Plan. The properties are bounded on the north, east, south, and west by low-medium density, therefore, the staff is recommending R-M zoning, which would be in conformance with the General Plan. He presented a map showing the subject properties and surrounding area. The annexation of the subject properties has gone through LAFCO at the County and the Commission must determine the zoning prior to the annexation continuing on to the City Council. The City Council would then first consider the prezoning and then the annexation. The annexation would not be part of the public hearing. Chairman Dickson asked what the County zoning is on these properties. Mr. Kee advised that it was R-1-8, with a minimum lot size of 8,000 square feet. Commissioner Pack asked why the General Plan shows low-medium density rather than low density. Mr. Kee advised that this zoning was placed on the properties at the time of the General Plan hearings and would comply with surrounding densities in Los Gatos. A maximum of 13 units per acre would be allowed under the R-M zoning. Chairman Dickson declared the public hearing open and asked if anyone wished to speak for or against the prezoning. Mrs. Madge Overhouse, 885 Pollard Road, advised she was also speaking for Mr. Jennings, 881 Pollard Road, and asked about the area just above the subject property which is vacant. She stated that she was looking forward to having the properties developed and she commended the staff for adhering to the General Plan that was adopted as the result of public hearings. She stated that they were in favor of the prezoning. Mr. Kee advised that the area just above the subject properties is zoned R-M. Mr. Lister, Lenor Way, asked about the access to the back of the property. Mr. Kee advised that it would be difficult to determine until development plans have been presented. -16- Mrs. Harold Gardner, 1511 Hack Avenue, stated that she was concerned about there being some kind of an alleyway at the rear of the property. Mr. Kee stated that the only thing the staff could assume at this point is that the development would be oriented out to West Parr. Site plans for development will come back before the Planning Commission and at that time those interested can review the plans and make comments. Commissioner Pack stated that the Commission has indicated in the past that they are very adverse to any type of development that indicates alleyways. Chairman Dickson advised that anyone interested in reviewing the plans, should leave their name with the staff and they would be notified when development plans are presented. Mr. R. Davidson, representing the developer, stated that they have been working with Mr: Helms to develop a street pattern for the property. Mr. Kee advised that the prezoning is before the Commission, not a subdivision. Commissioner Pack moved that the public hearing be closed, seconded by Commissioner Samuelson and unanimously adopted. RESOLUTION N0. 1603 Commissioner Pack moved that the Planning Commission adopt Resolution No. 1603 recommending that the City Council adopt an ordinance approving the prezoning of properties located at 1570, 1580, 1590, 1600 Pollard Road and 1201, 1215, and 1225 West Parr Avenue as R-M (Lai-Medium Residential Density) Zoning. Motion seconded by Commissioner Samuelson and adopted by the following roll call vote: AYES: Commissioners: Campos, Pack, Samuelson, Lubeckis, Dickson. NOES: Commissioners: None. ABSENT: Commissioners: Hebard, Vierhus. MISCELLANEOUS PD 74-3 Continued application of Mr. Joseph Carlino for a Carlino, Joseph six-month reinstatement of the previously approved development schedule to allow construction of a skating center on property known as 360-400 West Rincon Avenue in a P-D (Planned Development/Medium Density Residential) Zoning District. Chairman Dickson asked for the Architectural Review Committee report. Commissioner Campos stated that the committee reviewed the plans and recommends approval of the extension. Mr. Kee reviewed the history of the application and advised that the Architectural Review Committee, after reviewing the plans, recommends approval of the requested extension. Nothing has changed substantially in the area or in the zoning of the property. The applicant has indicated that financing has delayed the project. _17_ Mr. Kee presented the plans for the Commission's review. Chairman Dickson asked the applicant if he would rather have a year's extension than the six-month extension. Mr. Carlino, applicant, indicated that he would be agreeable to a one-year extension. Commissioner Samuelson moved that the Commission recommend to the City Council that a one-year extension of time be granted on PD 74-3, seconded by Commissioner Pack and unanimously adopted. Zoning Ordinance Commissioner Campos stated that during the discussions Section 21.24.020 (3) on the Firato application that the committee was of the opinion that the Commission should take a look at the wording in Section 21.24.020 (3). Mr. Kee suggested that the Commission could direct staff to notice a public hearing to consider revisions to that section of the ordinance. The application in progress would not be affected. Mr. Kee further suggested that the staff could be directed to review the entire C-2-S Zoning District. Commissioner Campos moved that the staff be directed to notice a public hearing for review of the C-2-S Zoning District, seconded by Commissioner Pack and unanimously adopted. ADJOURNMENT Commissioner Lubeckis moved that the meeting be adjourned, seconded by Commissioner Samuelson and unanimously adopted. The meeting was adjourned at 955 p•m• APPROVED: J. DuWayne Dickson, Chairman ATTEST: Arthur A. Kee, Secretary _lg_