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PC Min 11/06/1975... ~a ____. ,. i PLANNI}!G COMMISSION _~ CITY OF CAMPBELL, CALIFORNIA THURSDAY, 7:30 P.M. MINUTES NOVEMBEF. 6, 1975 The Planning Commission of the City of Campbell ~.onvened this day in regular session, at the regular meeting place, the Council Chambers of the City Hall, 75 North Central Avenue, Campbell, California. ROLL ChLL Commissioners: Hebard, Campos, Present ~ Stewart, Dickson, Samuelson, Pack, Chairman Lubeckis; Secretary Arthur A. Kee; Senior Planner Br:zce Powell; City Attorney J. kobert Dempster; Engineering Manager Bill Helms; Recorder Phyllis Acker ..Absent None MINUTES Commissioner. Pack moved that the minutes of the October 16, 1975 meeting be approved as received, seconded by Commissioner Stewart and unanimously adopted. COMMUNICATIONS Mr. Kee reported that the communications • received relate to specific items on the agenda. Mr. Kee introduced Steve Tedesco, Planning Intern, to the Commission. Mr. Tedesco has worked as an intern in the planning office the past several months and was voted by the Commission to be the recipient of a $500.00 award from the James Tomlinson Memorial Scholarship Fund. Chairman Lubeckis, on behalf of the Commission, presented the check to Mr. Tedesco. Mr. Tedesco expressed his appreciation for the award. ARCHITECTURAL APPROVALS "S" 75-25 Application of Joyce Kealoha for approval Kealo}ia, Joyce of plans to construct a kennel on property known as 16-+9 Pollard Road in a Planned Development Zone. Commissioner Pack reported that the Architectural Review Committee met with the applicant and can go along with the staff recommenda- tion of approval subject to conditions as recommended. Mr. Kee advised that Item ~i9 on the agenda pertains to the same development and is a request for the reinstatement of the develop- ment schedule for the Planned Development previously approved on the subject property. The site approval is a new application but. the - 1 - - -_... - -_ ~ _ ._ -- ......,..._ . _. _, r~...~-~ ,y- plaits are the same. The applicant has requested that the site plans and the development schedule be approved and the staff has recommended approval subject to the conditions of "S" 74-11. Commissioner Hebard moved that "S" 75-25 be approved subject to the conditions of "S" 74-11, seconded by Commissioner Samuelson and unanimously adopted. Commissioner Hebard moved that-the development schedule for ZC 72-24 be reinstated as requested by the applicant, seconded by Commissioner Samuelson and unanimously adopted. '~S" 75-26 Application of Melvin S. Berg for Berg, Melvin S. approval of plans to construct a mini,-storage warehouse facility on • property known as 837 Camden Avenue • in a M-1-S Zone. Commissioner Pack reported that the Architectural Review Committee recommends approval of the application subject to the conditions recommended by staff. Mr. Kee called attention to condition #1 which would require that the applicant submit the building colors and materials to him for approval. The applicant is agreeable to this condition. Commissioner Campos moved that "S" 75-26 be approved subject to the following conditions: 1, Building colors and materials to be approved by the Planning Director. 2~ Property to be fenced and landscaped as indicated and as added in "red" on plans. 3. Landscape plan indicating type of plant material, location of hose bibs ar sprinkler system and type of fencing to be sub- mitted for approval of the Planning Director at time of applica- tion for building permit. 4. Landscaping shall be maintained in accordance with the approved landscape plan. 5. Faithful performance bond in the amount of $1,000 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. 6. Applicant to sign agreement satisfactory to the City Attorney that the property will be used for warehouse purposes only. .. 2 . _ x>..~ii 7. 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 t~ meet the following conditions in accordance with Ordinances of the City of Campbell. A. All parking and driveway areas to be developed in compliance t~ith Section 21.50 of the Campbell Municipal Code. All park- 3.ng areas 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 irlclud°ing water, sewer, electric, telephone and tele- vision cables, etc. D, Sign application to be submitted in accordance with provisions of the sign ordinance for all signs. ido sign to be installed until application is approved and permit issued by the build= ing department. .~ s t _~ .,; _~ i E. Ordinance 1do. 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, muJ.tiple apartment units, to all cr.mmercial, 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 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 speciifed by the fire department. All enclosures to be constructed at grade level. G, Applicant shall meet all State requirements for the handicapped. BUILDING DEPARTMENT Fi, North building shall have minimum 30" parapet on north and west elevation. South building sY,a11 have 30" parapet on south elevation only. Section 1709. I, Roof covering (not shown) shall be fire retardant. Section 1603-3203(e). PUBLIC WORKS DEPARTMENT ~3, Dedication to 60 foot right-of-way on Camden Avenue. r - 3 - e~,,,~ K. Enter agreement, post bond and execute L.I.U. petition for ~ street improvements. L. Storm drainage area fee of $170.00. FIRE DEPARTMENT H. Provide "2ABC" extinguishers in metal cabinets. The applicant is notified that he shall comply with all applicable Codes or Ordinances of the City of Campbell which pertain to this develapment and are not herein specified. Seconded by Commissioner Hebard and unanimously adopted. "S" 75-27 Application of Byrnes and Errico for Byrnes and Errico approval of plans to construct a 12- unit apartment complex on property known as 240 Union Avenue in a R-3.-S Zone. Commissioner Pack advised that the Architectural Review Committee met with the applicants and they are aware of all the conditions and are in agreement with them. The committee recommends approval subject to the conditions recommended by staff. Commissioner Samuelson moved that "S" 75-27 be approved subject to the following conditions: 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 sub- mitted for approval of the Planning Director at time of appli- cation 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. 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 Campbell. A. All parking and driveway areas to be developed in compliance with Section 21.50 of the Campbell tfunicipal Code. All park- - 4 - ing 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 c2ieck shall indicate clearly the location of all connections for underground utilities including water, sewer, electric, telephone and television cables, a>tc. ~ _., , i' D, Sign application to be submitted in accordance with provisions of the sign ordinance for all signs. No sign to be installed unr_il application is approved and permit issued by the build- ing 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 Dis- posal 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 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 all State .requirements for the handicapped. PUBLIC WOP,KS DEPARTMENT Ei, Process and file parcel map. I, Dedicate to 60' right-of-way on total frontage. J. Enter agreement, post bond and execute L.I.D.. petition for street improvements on total frontage. K, Pay storm drainage area fee based on $765/acre. FIRE DEPARTMENT h. Provide "2ABC" 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. Motion seconded by Commissioner Campos and unanimously adopted. - 5 .. Commissioner Stewart requested that the staff review the code requirements for parking for ,apartment developments to determine if the code is effective or if the utilization of the parking spaces is .effective. Perhaps there is some other parking design that might be more effective for apartment complexes. Mr. Kee stated that the staff could come back to the Commission with a report on this subject. Mr. Campos also expressed concern over the parking of large semi- trucks on the streets, which creates a' parking problem and traffic hazard. Mr. Kee stated that this. item could be included in the report. Staff would check with the police department as this is a matter covered by their code. S.A. 75-74 i Sign application of Harvey H. Green on Bonanza Trazler behalf of Bonanza Trailer Sales for a Sales 6~ x l0~ double faced pole sign 16 feet high to be located on property known as 2605 South Winchester Boulevard in a Planned Development Zone. Commissioner Pack reported that the Architectural Review Committee met with Mr. Burgess, Ad Art Sign Company, and recommends that this item be continued in order that the new sign proposal can be re- viewed by the Sign Review Committee. The applicant has submitted a sign which is 2 feet lower than the original design. However, any time there is a change the applica- tion must be reviewed by the sign committee. Fir. Kee advised that since the last Planning Commission meeting, the applicant has submitted two additional designs. The Sign Review Committee has not had an opportunity to review the newest designs and for that reason the staff is recommending that the item be continued to the next meeting of the Planning Commission. Commissioner Hebard stated that he had met with the applicant and the possibility of moving the location of the sign to between the fence and the curb, which is public right of way, was discussed.. Chairman Lubeckis asked the applicant, Mr. Green, if he would be agreeable to a continuance or. if he wished to have a decision on the original application. Mr. Green stated that he was not aware of any of the conditions or that there was a problem--all he wants is a sign for identifica- tion. He stated that he had met with Mr. Kee and he would be agree- able. to a continuance in order that the Sign Review Committee can review the new sign designs. ._ Commissioner Hebard moved that S.A. 75-74 be continued to the November 20th meeting, seconded by.Commissioner Stewart and unanimously adopted. - 6 - ~1 ~_ .... a PUBLIC H£ARIP~GS Y 75-3 This is the time and place -for public Berg, Darrell J. hearing on the application of Darrell • J, Berg for a variance to Section 21.20.030 (3), required side yard of the Campbell Municipal Code, to allow construction of a second-story addition to an existing building located at 1550 LaPradera Drive in a Professional Office Zone. Chairman Lubeckis asked Mr. Kee for his comments. Mrs Kee advised that the applicant is requesting a variance to allow a reduction in the side yard setback requirement from nine feet to zero feet. ~~ The existing structure was built in a commercial zone and met the side yard requirements in effect at that time. Since the time the building was constructed, the zoning in this area has been changed from C~2-S to C-1,-S to P-0. The variance is required so that the owners can make structural alterations to this non-conforming build- ing since the westerly side yard is on the property line. Commissioner Hebard asked if this is a variance that the code has provisions for. Mr. Kee replied that the code does provide for this type of variance. He cited Section 21.66.010 of the Code- Authority of Commissiqn to grant. Gommissioner Pack asked what the existing uses in the building were and what was proposed for the second story, Mr. Powell advised that there is a beauty shop, plumbing office and bicycle shop on the lower level and the second floor addition will be for professional offices. Chairman Lubeckis declared the public hearing open and asked if anyone wished to speak for or against the variance. There being no one wishing to be heard, Commissioner Hebard moved fihat the public hearing be closed, seconded by Commissioner Stewart and unanimously adopted. RESOLUTION N0. 1477 Commissioner Stewart moved that Resolution No. 1.477 be adopted approving V 75-3, application of Darrell J. Berg, based on the finding ~' of practical difficulties and unnecessary hardship, seconded by Commissioner Dickson and adopted by the following roll call. vote: AYES; Comm~ssianers: Hebard, Campos, Stewart, Dickson, Samuelson, Pack, Luheckis NOE5; Commissioners: None f AIISENT: Commissj.oners: None - 7 - ., ZC 75-2 This is the time and place for public Kunkel, Eldred hearing on the application of Eldred Kunkel for approval of a zone change from R-2-S to P-D, and approval of plans, elevations and a development schedule to allow construction of a 28-unit townhouse complex on property known as 112 Salice Way. Chairman Lubeckis asked Mr. Kee for his comments. Mr. Kee stated that this is an application for a 28 unit townhouse development at a density of 15 units per acre. The General Pla n would provide for up to 20 units per gross acre. The plans which have been submitted are conceptual and will be subject to archi- tectural approval. The development is similar to the-one developed by the applicant across the street. The reason for the change to P-D is so that the land could be subdivided and there could be ownership of the land and building. This would be a townhouse subdivision. Chairman Lubeckis asked the applicant if he wished to be heard. Mr. Eldred Kunkel, developer, stated that the development is being submitted to F.H.A. for subdivision review. The landscaping is being done by a professional landscape architect and the entire development would be similar to the one across the street. There being no one else wishing to be heard, Commissioner Hebard moved that the public hearing be closed, seconded by Commissioner Pack and unanimously adopted. • RESOLUTION N0. 1478 AYES: Commissioners: Commissioner Stewart moved that Resolution No. 1478 be adopted recommending that the City Council adopt an-ordinance approving 7C 75-2, application of Eldred Kunkel, subject to the conditions recommended by staff, seconded by Commissioner Dickson and adopted by the following roll call vote: Hebard, Campos, Stewart, Dickson, Samuelson, Pack, Lubeckis NOES: Commissioners: None ABSENT: Gommiss~oners: None Chairman Lubeckis declared a recess at 6:20 p.m. Meeting reconvened at 8:35 p.m. ZC 75-3 This is the time and place for public City of Campbell hearing on a proposed amendment to the Zoning Map from P-0 (Professional Office) to R-2-S (Medium Density Residential) or P-D (Planned Development) for property known as A.P.N. 405-34-97 and 104 on - 8 - 4: ~. the south side of Rincon Avenue. Chairman Lubeckis asked Mr. Kee for his comments. Mr. Kee advised that on September 18, 1975, the Planning Commission made the recommendation to ttie City Council that the Land Use Element of the General Plan be amended from Professional Office to Medium Density Residential and that the zoning for the subject property be changed from P-0 to R-2-S. The City Council took action to adopt the recommended 8mendment to the General Plan but did not take action to amend the zoning. They referred the matter of zoning back to the Commission with the directive that P-D zoning be considered. The staff is of the opinion that either the R-2-S or P-D zoning would be workable. However, since the properties to the west fronting to Rincon are now zoned R-2-S and properties to the north across Rincon. Avenue are also zoned R-2-S the staff is rec- ommending that R-2-S zoning be recommended for this property. The applicant stated to the City Council that either zoning would be acceptable. Commissioner Hebard stated that the matter of open P-D zoning should be discussed. A Planned Development should include a plan that becomes part of the ordinance. He was of the opinion that the Commission should have some discussion with the City Council regarding Planned Development Zoning, as he did not think that it was serving the purpose for which it is intended. Commissioner Pack stated that this property has an unusual con- figuration and possibly the Council is of the opinion that there would be tighter restrictions if.it were zoned P-D. It would give them an opportunity to review the plans. Chairman Lubeckis stated that he was at the Council meeting when this was discussed and they more or less left the choice of zoning up to the applicant. The reason the Council looks favorably on P-D zoning is that there is a plan and it gives them an opportunity to review it. Commissioner Hebard stated that if the Council wants to retain some final approval of the site and architectural plans, maybe there is some other way to do it. If they want to retain authority over a piece of property, the use of P-D zoning to get that authority is a misuse of the P-D zoning. Commissioner Dickson stated that the key is the absence of a development schedule. He did not see how the Commission could consider a P-D zoning without a development schedule. Mr. Y.ee stated that they do not have a development schedule or plan for the area. Also, most of the downtown area is zoned P-D without a development schedule or plan. If there are problems with the development of a piece of property,such as the shape of the lot, that would be reason for the P-D zoning. The staff has recommended the R-2-S as an extension of the R-2-S zoning that is in the area. Nowever, the staff can work with either the P-D or ,,3 ~• t ~:. ~; .. g - R-2-S and either one would be consistent with the General Plan. Chairman Lubeckis declared the public hearing open and asked if the applicant wished to be heard. Mr. Norman Shapero, applicant, stated that the Council was trying to give him the option of developing the property and he was of the opinion that he would prefer the P-D zoning. Commissioner Stewart stated that `the land use for the property is residential and if a professional office building were constructed, the general plan would have to be changed. Mr. Kee stated that a change in the land use element of the General Plan would be required to put up a professional office building. Mr. Hebard stated that without a plan this is an empty P-D and would be meaningless. Mr. Kee stated that. Mr. Shapero has indicated that either zoning would be acceptable, but before he starts to develop plans, he wou]_d like to know if he should develop plans in accord with the R-2 or P-D zoning. Chairman Lubeckis asked Mr. Shapero if he preferred P-D and Mr. Shapero replied that he did. Commissioner Hebard stated that he did not like to have a P-D zoning without a conceptual plan. City Attorney Dempster advised that it is not required by the P-D ordinance that the applicant have a plan at this time. The City Council has referred this item back to the Commission and asked that they study P-D zoning for the property. Mr. Sergio Ramirez, architect, stated that there are certain restrictions in the R-2 zoning and the Council specifically asked tir. Shapero if it would help him if he had some other way to go. They do not have any objection to the R-2, but they did believe that it would be easier to work with the P-D zoning. The applicant is willing to work with the staff in developing a plan. After some further discussion, Commissioner Stewart moved that the public hearing be closed, seconded by Commissioner Dickson and unanimously adopted. RESOLUTION N0. 1479 Commissioner Pack moved that Resolution No. 1479 be adopted recommending to tYie City Council that P-D zoning be approved for property known as A.P.N. 405-34-97 and 104 (ZC 75-3),seconded by Commissioner Stewart.. AYES: Commissioners: Campos, Stewart, Dickson, Samuelson, `-- Pack, Lubeckis NOES; Commissioners: Hebard - 10 - ABSENT; Commissioners:• Pione Commissioner Hebard stated that his opposition to the motion was not against P-D zoning on this piece of property but the granting of P-D without having a plan submitted by the applicant. That was his reason for voting against the motion. Chairman Lubeckis stated that it was his understanding that plans are not required. City Attorney suggested that this subject be a mattez~ of study and that it should be clarified. It is possible that they may want to amend the ordinance to state that before you can have a P-D zoning a, plan must be included. Commissioner Dickson requested that this subject be added to the agenda of the joint meeting with the City Council. MISCELLANEOUS GP 75-6 Referral from the City Council: Final Social Services ,x!eport of the Social Services Study Element of the Committee. General Plan Mz~. Kee stated that the staff is recommending that the Planning Commission set a date for public hearing to consider the adoption of the draft of the Social Services Element of the General Plan. Before the Commission can recommend adoption of the draft as a .part of the General Plan, a public hearing is required by state law RESOLUTION N0. 1480 Commissioner Hebard moved that Resolution No. 11=80 be adopted setting December 4, 1975 as the time and place for public hearing on the Social Services Element of the General Plan, seconded by Commissioner Campos and adopted by the following roll call 'vote: P,YES; Commissioners: Hebard, Campos, Stewart, Dickson, Samuelson, Pack, .Lubeckis NOES: Commissioners: None ABSENT: Commissioners: None Transit Subcommittee Referral from the City Council: Report Transportation Improvement Program Mr. Kee reported that the City Council referred the Transportation Improvement Program to the Transit Subcommittee of the Planning Commission for review and comment. The staff is requesting that the subcommittee make its recommendation ir, order that they can be forwarded to the City Council or that a - 11~- . _ .. ,.. .~_._..... W..~ meet.~:~~.,g be scheduled in order to review the material further. There was some discussion as to the makeup of the Transit Sub- ,, committee of the Planning Commission and Commissioner Stewart -- stated that before a recommendation can be made they should know more about what is involved. Commissioner Dickson requested that there be some guide lines for the subcommittee. Mr, Kee advised that he would be in touch with Commissioners Stewart and Dickson and would arrange a meeting with Councilman Paul so they could discuss the role of the Subcommittee. T,A, 75-3 Referral from the City Council for Rear Yard development of a policy statement Setbacks by the Planning Commission for the reduction in rear yard setbacks in commercial and industrial zones. Mr. Kee advised that the City Council approved the text amendment providing for the Planning Commission to reduce rear yard setbacks Tin commercial and industrial zones. However, they further directed that the Planning Commission develop a policy statement for said reductions. The staff prepared a draft for the Commission's review and recommends that the Commission adopt the policy statement and forward it on to the City Council for adoption and inclusion in the Council~Policy Manual. - After some discussion, Commissioner Hebard moved-that the policy statement as prepared by staff be adopted and recommended for approval to the City Council, seconded by Commissioner Samuelson and unanimously adopted. Planning Commissioners' Commissioners Samuelson and Hebard are Handbook members of the Planning Commissioners' Handbook Review Committee and Mr. Kee stated that he would be in contact with them to set up a meeting date for review of the handbook. Meeting Night Commissioner Pack asked if it would be appropriate to discuss a change. in the meeting night. She suggested that the meeting night be changed to Tuesday. Mr. Kee stated that staff would be agreeable to changing to Tuesday night and would review the subject and report back at the next meeting. prezoning Leigh 1975-1 Adopt resolution setting public hearing on the prezoning of Leigh 1975-1 for Cr2-S and R-l, --- Commissioner Hebard moved that Resolution No. 1481 be adopted setting December 4, 1,975 as the date of public hearing to consider prezoning of properties known as Leigh 1975-1 for C-2-S and R-1, - 12 - . _~~! seconded by Commissioner Dickson and adopted by the following roll ca7.1 vote; ~~ AYES: Commissioners: Hebard, Campos, Stewart, Dickson, Samuelson, Pack, ~,ubeckis ~ ' NOES: Commissioners: None ABSENT; Commissioners; None ADJOURNMENT' Commissioner Samuelson moved that the meeting be adjourned, seconded by Commissioner Pack and unanimously adopted. The meeting adjourned at 10:00 p.m. APPROVED: ° Oleg u eckis, Ch 'rman ~ ~, ATTEST: .r hur A. Kee, Secretary RECORDED : ` ~~~~-c..Q../ L, L-T ,c~ ~L'~~ . Phyllis Acker, Recorder .. lg