Site & Arch/Extension - 2001/02
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46 N. SECOND STREET PARTNERS LLC
577 Salmar Avenue, Suite 100
Campbell, CA 95008
408-370-4030
April 29, 2004
Geoff Bradley
City of Campbell
Building Division
70 N. First Street
Campbell, CA 95008
Re: 46 N. Second Street
Dear Geoff:
Pursuant to our discussion, enclosed please find our check number 7065 in the amount of
$10,000.00. This amount represents a cash deposit to be held by the City of Campbell in
an interest bearing account for the completion of the landscaping at 46 N. Second Street.
It is my understanding that the funds shall be released within seven days from my written
request. Said request to come after the City of Campbell has approved the final
landscaping at the 46 N. Second Street. Our landscapers are scheduled to commence
their work at the end of next week and will take approximately two weeks (this (All Il1 IS-~ )
timeframe could change if the weather changes and rainy weather ensues). ~: 4./
If you have any questions, please feel free to call me at 408-370-4030 ext. 209. We will
be closed on Friday, April 30, 2004 in order to move our offices to our new location.
Thank you for your time and attention in this matter.
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Sincerely,
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CITY OF CAMPBELL
March 17,2003
Community Development Department
Liz Knight
46 N. Second Street Partners
577 Salmar A venue, Second Floor
Campbell, CA 95008
Re: 46 N. Second Street - PLN2002-82 - Site and Architectural Review Permit
Dear Liz:
Per our discussions, I wanted to provide you with a confirmation of the City of Campbell agreement to the
following arrangements to assure compliance with the adopted Conditions of Approval.
Condition No. 4a - Parking: The required payment of a $30,000 parking in-lieu fee shall be provided for
by means of a two (2) year loan at a three (3) percent interest rate, with payments due monthly. The loan
papers shall be executed prior to occupancy or granting of final building permit inspection. The first
payment shall be due on the first of the month following the granting of occupancy.
Condition No. 23 - Street Improvements: The street improvements shall be installed per the Conditions
of Approval and related street improvement plans. Submit bids to the Redevelopment Agency for review
and approval prior to.. executing contract. Upon acceptance of the improvements, the Agency will
reimburse the cost of the improvements along Civic Center Drive including the bulb-out. Improvements
along Second Street will not be reimbursed. A Street Improvement and Reimbursement Agreement shall
be executed between the property owner and the Agency prior to issuance of building permits.
All of the other Conditions of Approval remain unchanged. Please do not hesitate to contact me if you
have any questions.
Since~
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Senior Planner. vv ~ 7
cc:
Kirk Heinrichs, Redevelopment Manager
Sharon Fierro, Community Development Director
Bernard Strojny, City Manager
J:\Correspondence\46 N Second St.1.doc
70 North First Street . Campbell, California 95008-1436 . TEL408.866.2J40 . FAX 408.871.5140 . TDD408.866.2790
01/13/2003 11:40 FAX 4083705484
PLM Lender Services. Inc
46 N. Second Street Partners
5.,., Salman' Avenue, 11\11 Floor
CampbeD, CA 95008
December 18, 2002
REF AXED January 13, 2003
Geoff Bradley
City of Campbell
Via Fax No. 866-8381
Re: 46 N. 2nd Street
Dear Geoff:
As you are aware, om partnership has been reviewing the construction costs of building a
3,850 square foot Spanish style commercial building in the downtown area of Campbell.
We have paused in the commencement of this project because the fmancial feasibility of
the project in the current market is very unfavorable.
As you know, office spaces are available in many locations now and the rental rates have
dropped substantially. We, ourselves, have seen this change when attempting to lease om
downstairs space. Because of this changing economy, we have had to review the project.
In order for this project to become feasible again, we are going out to the city, the builder
and the lender to ask for assistance. We know that the downtown area would be
enhanced with our building and would benefit greatly. Not only would it be visually
pleasing, but financially as well. Our firm has many people from other areas come to our
office and this \.Vould help the downtown area with additional shoppers and diners.
What we would like to propose to the city is the following:
1. Ask the city to pay for the offsite improvements. J am enclosing a copy of the
estimate for your review.
2. Ask the city to waive the $30,000 in lieu of parking fee.
3. Ask the city to allow us to have asphalt in our parking lot instead of pavers (l am
checking to see how much less expensive it is to make this change). We wouJd
still have pave¡s on our walkways.
4. Is there a redevelopment fund which could assist US in the building oftlùs
property?
III 002
01/13/2003 11:40 FAX 4083705484
PLM Lender Services. Inc
Geoff Bradley
Page Two
December 18,2002
I have contacted the bank with whom my company, PLM, banks with to see if they can
give us a better rate than the existing lender has quoted to us. 1 have contacted the
builder and put him on notice that we will need them to sharpen their little pencils again
to make this happen.
J know we had discussed possibly returning the property to its original condition and
moving my business there, but that is not a possibility at this point. The building at its
current size does not allow for the space which we would need.
I would prefer to complete this project and go to the next. I am receiving ptessure from
the other partners to wait on this one and purchase another building in San Jose because it
is much less expensive. Because we have nul out of space in this building, we do need to
move, however, I would like my business to remain in Campbel1.
I look forward to hearing from you soon and I thank you in advance for any assistance
you can give in this matter.
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Sincerely,
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CITY OF CAMPBELL
Community Development Department - Current Planning
October 3, 2002.
Bruno Marcelic, AlA
365 E. Campbell Ave.
Campbell, CA 95008
Subject: Building Plan Check Comments for BLD 2002-426 - RESUBMITT AL
46 N. Second Street
Dear Mr. Marcelic,
The Planning Division has reviewed your plan submittal for the office conversion and addition at 46 N.
Second Street. The following items need to be addressed prior to the issuance of a Building Permit:
1. Color & Material Samples: attach the color/material cut sheets to the job copy and the office copy of
the plan sets.
2. Parking:: The following are in regard to Condition of Approval No.4:
a. Pay $7,500 for the in-lieu-fee prior to issuance of the Building Permit. Post a letter of credit or
similar financial guarantee for the remainder; $22,500. Make check payable to the Campbell
Redevelopment Agency.
b. Execute deed restriction for public use of parking lot by the public on weekends and after 6 pm
as required by Condition of Approval No. 4.b.
c. Submit a cash deposit of $1,000 to cover the cost of re-striping spaces along Civic Center Drive.
3. Landscaping: Resubmit the original landscaping plan that showed plant selection.
4. Site Plan: Provide ADA parking space adjacent to building. If utilizing a portion of the public
sidewalk for the eight foot loading area, ensure that grades are matching and within allowable limits
at the property line.
Please do not hesitate to contact me at (408) 866-2124 if you have any questions about these
comments.
Sincerely,
44/!~
Geoff 1. Bradley,
Senior Planner
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TOO 408.866.2790
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CITY OF CAMPBELL
Community Development Department
August 29,2002
46 N. Second Street Partners
Attn: Patric Kelly
577 Salmar A venue, 2nd Floor
Campbell, CA 95008
Re:
PLN2002-82 - 46 N. Second Street
ReinstatementlExtension of Site and Architecture Review Permit (PLN2001-52)
Dear Applicant:
Please be advised that at its meeting of August 27, 2002, the Planning Commission adopted
Resolution No. 3451 granting a ReinstatementlExtension of Approval for a Site and
Architectural Review Permit to allow an office conversion and addition to a residential structure
on the above referenced property.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5
p.m. on Friday, September 6, 2002. California Code of Civil Procedure, Section 1094.6,
governs the time within which judicial review of this decision must be sought.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Si~ ~~
Tim J. Haley
Associate Planner
Cc:
Harold Housley, Public Works
Frank Mills, Building
Chris Veargason, County Fire
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TOO 408.866.2790
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RESOLUTION NO. 3451
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL GRANTING A
REINST A TEMENTÆXTENSION OF APPROV AL (PLN2002-82)
OF A PREVIOUSLY APPROVED SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2001-52) TO ALLOW AN OFFICE
CONVERSION AND ADDITION TO A RESIDENTIAL
STRUCTURE LOCATED ON PROPERTY OWNED BY 46 N.
SECOND STREET PARTNERS LOCATED AT 46 N. SECOND
STREET IN THE C-3-S (CENTRAL BUSINESS DISTRICT)
ZONING DISTRICT. APPLICATION OF MR. PATRIC KELLY, ON
BEHALF OF 46 N. SECOND STREET PARTNERS. FilE NO.
PLN2002-82.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2002-82:
1. There have been no changes in the General Plan and the zoning of the property since the
previous approval of the project.
2. There have been no changes in the development standards or regulations that would warrant
change to the conditions of approval, other than the request for an extension of time.
3. The applicant is requesting the extension of time to facilitate the completion of the project.
4. There have been no changes in the proposed project other than the request for an Extension
of time.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and the local zoning ordinance.
2. The proposed project as conditioned will aid in the harmonious development of the
immediate area.
3. The establishment, maintenance or operation of the use applied for will not be detrimental to
the health, safety, peace, morals, comfort, or general welfare of persons residing or working
in the neighborhood of such proposed use, or be detrimental or injurious to property and
improvements in the neighborhood or to the general welfare of the City.
4. The Extension of time to the Site and Architectural Review Permit (PLN 2002-82) for this
project is for a period of one-year from the date of the Planning Commission approval.
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Planning Commission Resolution No. 3451
PLN2002-82 - 46 N. Second Street - ReinstatementJExtension of Approval for PLN2001-52
Page 2
5. The proposed site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic the proposed use would generate.
6. The proposed site is adequate in size and shape to accommodate the proposed project and
will integrate well with the existing uses in the surrounding area.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission grants a
ReinstatementJExtension of Approval (PLN2002-82) of a previously approved Site and
Architectural Review Permit (PLN2001-52) to allow an office conversion and addition to a
residential structure on property owned by 46 N. Second Street Partners at 46 N. Second Street,
subject to the following conditions:
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance with
all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and
regulations and accepted engineering practices for the item under review. Additionally, the
applicant is hereby notified that he/she is required to comply with all applicable Codes or
Ordinances of the City of Campbell and the State of California that pertain to this development
and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT:
1. Development Approval Expiration: Approval is granted for a one year Extension (PLN2002-
82) for a previously approved Site and Architectural Review Permit (PLN 2001-52) to allow
the development of a two-story, 3,825 square foot office building on property located at 46
N. Second Street. The Extension of Time for the Site and Architectural Review Permit is
valid for a period of one year from the previous City Council action approving the parking
adjustment and will expire on July 3, 2003.
2. Previous Conditions: All conditions of approval of the previously approved Site and
Architectural Review Permit (PLN 2001-52) as approved by Planning Commission
Resolution No. 3353 and City Council Resolution No. 9890 shall remain in effect, except for
the modification to the project approval's expiration.
PASSED AND ADOPTED this 27th day of August, 2002, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABST AIN:
Commissioners:
Commissioners:
Commissi oners:
Commissioners:
Alderete, Doorley, Gibbons and Jones
None
Francois and Hernandez
None
APPROVED:
George Doorley, Acting Chair
ATTEST:
Sharon Fierro, Secretary
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ITEM NO.2
CAMPBELL
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STAFF REPORT - PLANNING COMMISSION MEETING OF
August 27,2002
PLN2002-82
Kelly, P.
Public Hearing to consider the application of Mr. Patric Kelly, on behalf
of 46 N. Second Street Partners, for approval of a Reinstatement and
Extension of Approval (PLN2002-82) of a previously approved Site and
Architectural Approval (PLN 2001-52) to allow an office conversion
and addition to a residential structure located on property owned by 46
N. Second Street Partners, located at 46 N. Second Street in the C-3-S
(Central Business District) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1. Adopt a Resolution, incorporating the attached findings, approving a reinstatement and one
year extension of approval (PLN2002-82) to a previously approved Site and Architectural
Approval (PLN 2001-52) to allow an office conversion and addition to a residential structure,
subject to the previous conditions of approval.
ENVIRONMENTAL DETERMINATION
This project was previously determined to be categorically exempt pursuant to Section 15303(c)
Class 3 of the California Environmental Quality Act.
PROJECT DATA
Gross Lot Area:
Net Lot Area:
.30 acres (12,915 square feet)
.17 acres (7,425 square feet)
SITE UTILIZATION
Building Coverage:
Paving Coverage:
Landscaping Coverage:
2,328 square feet (31.5%)
3,166 square feet (42.8%)
1,903 square feet (25.7%)
Building square footage:
Existing building
Proposed building
1,811 square feet
3,825 square feet
Floor Area Ratio (FAR):
.53
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Staff Report- Planning Comullssion Meeting of August 27, 2002
PLN 2002-82 - 46 N. Second Street
Page 2
Parking
Provided:
Required:
7 spaces
9 spaces
1:564@ 3,825 gross square feet of office space
1:425@ 3,825 gross square feet of office space
Surrounding Uses:
North: Residential
South: Commercial
East: Public Parking Garage
West: Commercial
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a one-year Extension to a Site and
Architectural Approval (PLN 2001-52) to allow an office conversion and addition to a residential
structure that was considered by the Planning Commission on June 12,2001. A copy of the
previous Staff Report and Planning Commission Minutes is attached.
ANAL YSIS
Background: On June 12, 2001, the Planning Commission approved the Site and Architectural
Review Permit (PLN 2001-52) to allow an office conversion and addition to a residential
structure, subject to conditions of approval. The applicant subsequently received approval from
the City Council for a parking adjustment for the project at its meeting July 3,2001. This project
approval expired on July 3, 2002.
Extension of the Site and Architectural Review Permit: The application for the Extension of
time to the previously approved Site and Architectural Approval (PLN 2001-52) does not entail
any revisions to the previously approved plans.
On May 7, 2002, the applicant, submitted plans for to the Building Division for Plan Check,
however, they have not secured Building Permits at this time.
Site and Architectural Review Committee: The Site and Architectural Review Committee did not
review this application given that the applications entail only a request for an Extension of Time
to the previously approved Site and Architectural Review Permit. No other changes are
requested of the previous approvals.
Attachments:
1. Findings for Approval - ReinstatementlExtension (PLN2002-82) to a Site and Architectural
Approval (PLN 2001-52)
2. Conditions of Approval -- Extension (PLN2002-82) to the Site and Architectural Approval
(PLN 2001-52)
3. Applicant's Letter of Request dated July 2, 2002 and July 10,2002
4. Planning Commission Resolution No. 3353 (Site and Architectural Approval) and
Minutes
Staff Report- Planning CoIThlllssion Meeting of August 27, 2002
PLN 2002-82 - 46 N. Second Street
Page 3
5. City Council Resolution No. 9890 (Parking Adjustment)
6. Planning Commission Staff Report - June 12,2001
7. Exhibits
8. Location Map
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Prepared bY:~
Tim J. I y, Þ:. soclate Planner
Approved by:
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Attachment No.1
FINDINGS FOR APPROVAL FOR A ONE YEAR EXTENSION OF APPROVAL
(PLN2002-82) TO A SITE AND ARCHITECTURAL APPROVAL (PLN 2001-52)
SITE ADDRESS: 46 N. Second Street
APPLICANT: 46 N. Second Street Partners
P.C. MEETING: August 27, 2002
Findings for Approval for a One Year Extension of Time
to a previously approved Site and Architectural Approval (PLN 2001-52)
to allow the development of a two-story office building
The Planning Commission finds as follows with regard to the Extension (PLN2002-82) of a
previously approved Site and Architectural Approval (PLN 2001-52):
1.
There have been no changes in the General Plan and the zoning of the property since the
previous approval of the project.
2.
There have been no changes in the development standards or regulations that would
warrant change to the conditions of approval, other than the request for an extension of
time.
3.
The applicant is requesting the extension of time to facilitate the completion of the
project.
4.
There have been no changes in the proposed project other than the request for an
Extension of time.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1.
The proposed project is consistent with the General Plan and the local zoning ordinance.
2.
The proposed project as conditioned will aid in the harmonious development of the
immediate area.
3.
The establishment, maintenance or operation of the use applied for will not be detrimental
to the health, safety, peace, morals, comfort, or general welfare of persons residing or
working in the neighborhood of such proposed use, or be detrimental or injurious to
property and improvements in the neighborhood or to the general welfare of the City.
4.
The Extension of time to the Site and Architectural Review Permit (PLN 2002-82) for this
project is for a period of one-year from the date of the Planning Commission approval.
-
Findings - Planning Commission Meeting of August 27, 2002
PLN2002-82 (PLN 2001-52)- 46 N. Second Street
Reinstatement of Site & Architectural Approval
Page 2
5.
The proposed site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic the proposed use would generate.
6.
The proposed site is adequate in size and shape to accommodate the proposed project and
will integrate well with the existing uses in the surrounding area.
Attachment No.2
CONDITIONS OF APPROVAL FOR A ONE YEAR EXTENSION OF APPROVAL
(PLN2002-82) for a previously SITE AND ARCHITECTURAL APPROVAL (PLN 2001-
52)
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
46 N. Second Street
46 N. Second Street Partners
August 27, 2002
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the Ordinances of the City of Campbell and the State of
California. Additionally, the applicant is hereby notified that he/she is required to comply with all
applicable Codes or Ordinances of the City of Campbell and the State of California that pertain
to this development and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT:
1. Development Approval Expiration: Approval is granted for a one year Extension (PLN2002-
82) for a previously approved Site and Architectural Review Permit (PLN 2001-52) to allow
the development of a two-story, 3,825 square foot office building on property located at 46 N.
Second Street. The Extension of Time for the Site and Architectural Review Permit is valid
for a period of one year from the previous City Council action approving the parking
adjustment and will expire on July 3, 2003.
2. Previous Conditions: All conditions of approval of the previously approved Site and
Architectural Review Permit (PLN 2001-52) as approved by Planning Commission
Resolution No. 3206 and City Council Resolution No. 9890 shall remain in effect, except for
the modification to the project approval's expiration.
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CITY OF CAMPBELL
Community Development Department
August 16, 2002
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the time of
7:30 p.m., or shortly thereafter, on Tuesday, August 27, 2002, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Mr. Patric Kelly, on behalf of 46 N. Second Street Partners, for a
ReinstatementlExtension of Approval (PLN2002-82) of a previously-approved Site and
Architectural Review Permit (PLN2001-52) to allow an office conversion and addition to a
residential structure located on property owned by 46 N. Second Street Partners, located at 46 N.
Second Street in the C-3-S (Central Business District) Zoning District.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only those issues
you or someone else raised at the Public Hearing described in this Notice, or in written
correspondence delivered to the City of Campbell Planning Commission at, or prior to, the
Public Hearing. Questions may be addressed to the Community Development Department at
(408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals must be
submitted to the City Clerk in writing within 10 calendar days of an action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are available
for all meetings held in the Council Chambers. If you require accommodation, please contact the
Community Development Department at (408) 866-2140, at least one week in advance of the
meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2002-82
Address: 46 N. Second Street
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TOO 408.866.2790
07/10/2002
15:40
ADLESON HESS KELLY ~ 8715140
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Geoff I. Bradley
Senior Planner
City of Campbell
70 North First Street
Campbell, CA 95008
RE: Ownership:
Property:
46 North Second Street Partners. a California General Partnership
46 North Second Street. Campbell, CA
Dear Geoff:
Please consider this 46 North Second Street Partners accompanying letter to its permit
extension request. We have been making significant progress on our project. Our plans are in
final plan check with you. we are obtaining our final bidsror the project. and our financing is
progressing. We have been delayed due to the slowdown in the economy and the impact that
has had on the viability of the project. We feel we are over that now and will be proceeding.
hopefully. with the initial phases of construction within the next 90 days or so.
In any event, please consider this our request to extend our permits for another year. Feel free
to contact us with any questions. I left a message with Bruno to supply you with the copies of
the plans you requested in the extension notice.
We will continue to keep you advised. as we have in the past, as to our progress. We are
looking forward to getting the project underway.
If you have any questions. of course, please do not hesitate to give me a call.
Very truly yours.
ADLESON, HESS & KELLY
A Professional Corporation
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Phillip M. Adleson; Randy M. Hess; Elizabeth Knight
ADLESON
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ATTORN EYS AT LAW
A PROFESSIONAL CORPORATION
PHILLIP M. ADLESDN
RANDY M. HESS
PATRIC ..J. KELLY
DUANE W. SHEWAGA
STEVEN B. HALEY
QUENTIN F. MOMMAERTS
GERALDINE M. SODERBERG
www.ahk-Iaw.com
S77 SALMAR AVENUE
SECOND FLOOR
CAMPBELL, CALIFORNIA 95008
July 2, 2002
TELEPHONE (408) 341-0234
FACSIMILE 1408) 341-0250
Geoff I. Bradley
Senior Planner
City of Campbell
70 North First Street
Campbell, CA 95008
RE: 46 North Second Street, Campbell, CA
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Dear Geoff:
Confirming our conversation of today, July 2, 2002, regarding the extension of the permits for
our project at the property referenced above, we discussed a couple of alternatives. Because
we are already in plan check, you advised me that it would be simplest to continue on with our
project inasmuch as we are making progress in getting our final bids, our appraisal, and our
loan. We are also making progress on our final plans.
You told me so long as we expect to pull our permits within about 90 days (which we intend to
do), we can put off applying for an extension and/or reinstatement of our permits until that time.
We will continue to keep you advised, as we have in the past, as to our progress. We are
looking forward to getting the project underway.
If you have any questions, of course, please do not hesitate to give me a call.
Very truly yours,
ADLESON, HESS & KELLY
. A Profes . oration
By:
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Phillip M. Adleson
Randy M. Hess
Elizabeth Knight
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CITY OF CAMPBELL
Community Development Department - Current Planning
May 30, 2002
Bruno Marcelic, AlA
365 E. Campbell A venune
Campbell, CA 95008
Re:
Building Permit No. BLD2002-00426
46 N. Second Street
Office Conversion and Addition
Dear Ms. Marcelic:
The Planning Division has reviewed your plan submittal for the office conversion and addition at
46 N. Second Street. The following issues need to be addressed prior to the issuance of a
Building Permit:
1. Demolition Plan: Clearly show on the site plan, floor plans and elevations that portion of the
existing house to be retained. Indicate that no additional demolition within the area to be
saved shall be allowed. Indicate methods to protect walls/windows to be retained from
damage.
2. Color and Material Samples: Submit color/material samples for the wall, trim, and roof in a
manner that may be attached to the plans. The colors/materials should be called out on the
plans.
3. Windows: Provide window details consistent with Condition of Approval No. 3.d.
4. Decorative Pavement Treatment: Show parking lot surface design of bomanite or pavers as
required by Condition of Approval No.4.
5. Parking: The following are in regard to Condition of Approval No.4.
a.
Pay $30,000 in-lieu parking fee as required by Condition of Approval No. 4.a
b.
Execute Deed Restriction for public use of parking lot by the public on weekends and
after 6:00 PM as required by Condition of Approval No. 4.b.
c.
Submit a cash deposit of $1,000 to cover the cost of re-striping spaces along Civic
Center Dri ve.
70 North First Street. Campbell California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TDD 408.86ó.'2ï90
1'....
Building Permit No. BW2002 426 - 46 N. Second Street
Pa~e 20(2
6. Trash: Indicate location and design of trash enclosure. Coordinate size with Green Valley
Disposal.
--,
7. Landscape Plan: Delete the on-site walkway between the building and Civic Center Drive in
order to increase the landscape area. Use the public sidewalk for ADA access.
a.
Increase the Redwood to a 24 inch box tree.
b.
Provide a landscape strip against the fence along the southern property line in the
parking area.
8. Fencing: Reduce the height of the fence to six feet plus one foot of lattice (seven feet total
height).
Please submit revised plans incorporating the above listed corrections. If you have any questions,
please contact me at (408) 866-2124 or via email at geoffb@cityofcampbell.com
Sincerely,
~~ð~
Senior Planner
cc:
Frank Mills, Senior Building Inspector
Patric Kelly, 577 Salmar Avenue, 2nd Floor, Campbell CA 95008
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July 6, 2001
CITY OF CAMPBELL
City Clerk's Office
Mr. Patrie Kelly
577 Salmar, 2nd Floor
Campbell, CA 95008
Dear Mr. Kelly:
At the regular meeting of July 3, 2001, the City Council held a public hearing to consider your
application, on behalf of 46 N. Second Street Partners, for approval of a parking adjustment to
allow the reduction of required on-site parking spaces in accordance with the C-3-S (Central
Business District) zoning ordinance for development on property located at 46 N. Second
Street.
After hearing public testimony, and City Council consideration and discussion, the City
Council took the following action:
1. Adopted Resolution 9890 approving a parking adjustment to allow a reduction of
required on-site parking spaces on property located at 46 N. Second Street in a C-3-S
Zoning District, incorporating findings and subject to Conditions of Approval.
A certified copy of Resolution 9890 is enclosed for your records.
Should you have any questions in regard to the City Council's action, please do not hesitate to
contact this office (866-2117) or Kristi Bascom, Planner I, Community Development
Department.
Sincerely,
/) f;
~ÿ¡UU/'-
Anne Bybee
City Clerk
Ene.
cc. Kristi Bascom, Planner I, Comm. Develop. Dept.
70 North First Street. Campbell, California 95008.1423 . TEL 408.866.2117 . FAX 408.374.6889 . TOO 408.866.2790
,...~.
-
RESOLUTION NO.
9890
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL APPROVING A PARKING ADmSTMENT TO
ALLOW A REDUCTION OF REQUIRED ON-SITE PARKING
SPACES ON PROPERTY LOCATED AT 46 N. SECOND STREET
IN A C-3-S (CENTRAL BUSINESS DISTRICT) ZONING
DISTRICT. APPLICATION OF MR. PATRIC KELLY, ON BEHALF
OF 46 N. SECOND STREET PARTNERS. FILE NO. PLN2001-52.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council did find as follows with
respect to application PLN2001-52 to allow a reduction in the number of required on-site parking
spaces:
1. The development of the proposed project will result in a use that is consistent with the
General Plan land use of commercial uses for this area.
2. The proposed project involves the remodeling and expansion of an existing 1,811 square foot
building located on a net lot area of 7,425 square feet.
3. The existing building consists of a fire-damaged residential structure that is estimated to have
been built in 1930 with a Spanish Colonial Revival design, and is listed on the Campbell
Historic Resource Inventory as a notable building in the community.
4. The proposed project would renovate the house, expand the footprint slightly, and add a
second story so that the residence could be converted for office uses.
5. The completed project would consist of a 3,825 square foot building, covering 31.5% of the
lot, with 42.8% covered by paving and 25.7% covered by landscaping.
6. The project would have a floor area ratio of .53.
7. The proposed project would remodel the first story of the existing structure, add a second
story addition to the existing residence, and establish a parking area to the rear of the
building that would take access from Civic Center Drive.
8. The proposed project would retain a majority of the existing windows and building siding.
Where portions of the building are modified, new siding, trim and architectural elements will
match the existing. The new roof will match the same Spanish tile as the existing roof. As
such, the proposed project would retain the residential and historic character of the existing
building.
City Council Resolution
PLN2001-52-46 N. Second Street- Parking Adjustment
Page 2
9. The proposed project is consistent with the Downtown Neighborhood Development Policies
by renovating a historically significant structure and maintaining the scale and character of
the surrounding neighborhood.
10. The proposed project is surrounded by buildings of mixed architectural styles, with
commercial developments to the south and west, residential structures to the north, and a
pending public parking garage to the east. The proposed project is well designed and is
architecturally compatible with the surrounding neighborhood.
11. The applicant is providing a total of seven (7) parking spaces for the project. The seven
spaces parking result in a parking ratio of 1 :564. Nine (9) parking spaces, a parking ratio of
1 :425, are required for office uses in the area of downtown where the project is located. In
Campbell, the adjusted costs for the public parking facility are approximately $15,000 per
space to create. This deficiency will create a greater demand for public parking facilities in
the area. The impact of the parking deficiency would be reasonably mitigated by payment of
a fee of$15,000 for each space by which the project is deficient in parking.
12. The proposed parking lot for the project will be accessed via a new driveway from Civic
Center Drive. The location of the existing driveway for the house is off Second Street. The
new driveway location will result in the removal of five on-street parking spaces, and a
source of potential disruption to traffic flow along Civic Center Drive, but this driveway
location was determined to be the best alternative, being the safest and most feasible. The
potential disruption loss of public parking can be significantly mitigated by the following
conditions:
a. Requiring the new on-site parking lot to be open after working hours to the public;
b. Requiring re-striping of spaces along Second Street and/or Civic Center Drive if it
can be determined by the City Traffic Engineer that additional on-street spaces can
be accommodated;
13. The proposed project is consistent with other developments in the surrounding area and is
consistent with the development standards for commercial uses.
14. The project is not located in a particularly sensitive environment; and no substantial evidence
has been presented to suggest that there is a reasonable possibility that significant
environmental impacts would result from the project due to unusual circumstances or from
the cumulative impacts of successive projects ofthe same type in the same place.
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
1. The proposed development and use is compatible with the General Plan of the City and will
aid in the harmonious development of the immediate area and allows for the adaptive reuse
of an older residential structure.
City Council Resolution
, PLN2001-52-46 N. Second Street- Parking Adjustment
Page 3
2. The proposed development is consistent with the City's Zoning Ordinance.
3. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
4. There is a reasonable relationship between the need for the public facilities for which fees are
being imposed and the type of development project.
5. There is a reasonable relationship between the amount of the fees being imposed and the cost
ofthe public facilities attributable to the project.
6. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. Additionally, the applicant is hereby notified that he/she is required
to comply with all applicable Codes or Ordinances of the City of Campbell and the State of
California that pertain to this development and are not herein specified:
Community Development Department
PLANNING DIVISION
1. Project Approval: Approval is granted for a Site and Architectural Permit (PLN2001-52)
allowing development on property located at 46 N. Second St. consisting of the conversion of
an existing 1,811 square foot residence to offices and a second-story addition to the building
and related parking and landscape areas. The building designs and site design shall
substantially conform to the project exhibits listed below for the 3,825 square foot building,
except as may be modified by the Conditions of Approval herein:
a. Set of plans received by Bruno Marcelic, Architect, on April 27, 2001, including building
elevations, site plan, and a conceptual landscape plan.
b. Color and material boards submitted by Bruno Marcelic, Architect, on June 7, 2001.
2. Site and Architectural Permit Approval: Within this one-year from final approval, a building
permit must be obtained. Construction must be completed one year thereafter. If either of
these time periods is exceeded, the Site and Architectural Permit shall be void.
3. Building Elevations, Details and Colors: The applicant shall submit detailed building
elevations and exhibits depicting architectural details. Detailed elevations and exhibits shall
be reviewed by and approved by the Community Development Director prior to the issuance
of building permits for compliance with all applicable conditions, laws, regulations and
policies. Project details include, but are not limited to, the following:
. City Council Resolution
PLN2001-52-46 N. Second Street- Parking Adjustment
Page 4
a. Details of materials to be used on the renovation of the existing historic dwelling.
Materials are to be consistent with materials used on historic buildings of the same type,
age, and style and shall be of historic quality or appear to be historic quality so that the
contrast between the materials is not obvious.
b. Providing a color/material sample board specifying color palette, textures and materials.
c. Providing roof samples or brochures or of the color and material of the proposed roofing.
d. Providing window schedules for high quality of winGow treatments and styles reflecting
the high quality historic windows depicted on the elevations. All windows shall be
consistent with the architectural style of the existing structure.
e. Providing architectural details that are carried throughout all building elevations.
f. Providing roof equipment screening to obscure visibility and to preserve the architectural
integrity ofthe buildings.
g. Providing high quality materials throughout the project.
4. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.50 (parking and Loading) of the Campbell Municipal
Code. The rear parking area shall utilize decorative and colored concrete or interlocking
pavers, subject to review and approval by the Community Development Director prior to
issuance of building permits for compliance with all applicable conditions, laws, regulations
and policies. Additionally, the following requirements shall be met:
a. An in-lieu parking fee of $15,000 per space to be used for parking facilities in the
upcoming downtown parking structure shall be paid prior to the issuance of building
permits.
b. The property owners are required to allow the public usage of the parking lot in the
weekday evenings after 6:00 p.m. and all day on the weekends. Before the issuance of
building permits, the applicant shall execute a deed restriction to this effect.
c. The applicant shall enter an agreement with the City prior to issuance of building permits
to bear the cost of re-striping spaces along Second Street and/or Civic Center Drive if it
can be determined by the City Traffic Engineer that additional on-street spaces can be
accommodated.
5. Landscaping: The applicant shall submit a detailed landscape and irrigation plan to be
reviewed and approved by the Community Development Director prior to issuance of any
building permits for the site.
a. All street trees shall be a minimum 24" box size. All other trees shall be a minimum 15-
gallon size and shrubs shall be a minimum of 5-gallon size.
b. Removal of any trees shall require replacement of trees on site in accordance with
replacement standards of the City's Water Efficient Landscape Standards (WELS) and
the Tree Protection Ordinance.
--
City Council Resolution
. PLN2001-52-46 N. Second Street- Parking Adjustment
Page 5
c. All landscaping installed as required per the approved landscape plan shall be maintained
in good health.
d. All landscaping shall be installed prior to building occupancy.
e. All hardscape items (i.e. disabled sidewalk, walkway to front entrance) shall utilized
decorative and colored concrete or interlocking pavers, subject to review and approval by
the Community Development Director prior to issuance of building permits.
6. Signage Program: No sigr..~ge is approved as part of the development applications approved
herein. The applicant shall submit a sign program indicating all signs for the site. Signing
shall be architectural in style and indicative of the historic age of the building. No sign shall
be installed until such application is approved and a permit issued by the Community
Development Director as specified in the Sign Ordinance.
7. Trash and Recycling Enclosure: The applicant shall submit details regarding the design and
location of a trash and recycling enclosure(s) to the Planning Division for review and
approval by the Community Development Director prior to the issuance of building permits
for the project. The design of the enclosure shall be compatible with the building and shall
meet the requirements of Section 6.04.080 of the Campbell Municipal Code.
Building Division
8. Building Division Submittals - The applicant shall provide a copy of the Conditions of
Approval for the project to be printed on the cover sheet(s) of the plans submitted for any
building permits for the project.
9. Permits Required: A building permit application shall be required for the proposed
conversion of the structure from residential to commercial use. The building permit shall
include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
10. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
11. Size of Plans: The size of construction plans submitted for building permits shall be 24
in. x 36 in.
12. Plan Preparation: This project requires plans prepared under the direction and oversight
of a California licensed Engineer or Architect. Plans submitted for building permits shall be
"wet stamped" and signed by the qualifying professional person.
13. Site Plan: Application for building permit shall include a competent site plan that
identifies property and proposed structures with dimensions and elevations as appropriate.
Site plan shall also include site drainage details. Site address and parcel numbers shall also
be clearly called out.
14. Conversion of Use: This project is subject to all the requirements incumbent on the
proposed new occupancy type. Project architect shall review the application for these
requirements and demonstrate that the building is in full compliance with these requirements.
City Council Resolution
. PLN2001-52-46 N. Second Street- Parking Adjustment
Page 6
15. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms
shall be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning ofthe building envelope and lighting of the building.
16. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building permits, in accordance
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
17. Water Pollution: The City of Campbell, standard Santa Clara Valley Non-point Source
Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
18. Title 24 Accessibility - Commercial: On site general path of travel shall comply with the
latest California Title 24 Accessibility Standards. Work shall include but not be limited to
accessibility to building entrances from parking facilities and sidewalks.
19. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter.
20. Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
PUBLIC WORKS Department
21. Preliminary Title Report: Prior to issuance of any grading or building permits for the
site, the applicant shall provide a current Preliminary Title Report.
22. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall cause additional Right-of-Way to be granted for
Public Street Purposes along the Civic Center Drive frontage to accommodate a 10-foot
sidewalk. The grant of right-of-way shall include a property line return to the Second Street
right-of-way line with a 20-foot radius. The applicant shall cause all documents to be
prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and
recordation.
23. Street Improvements: Prior to issuance of any grading or building permits for the site,
the applicant shall execute a street improvement agreement and shall cause plans for public
Street Improvements to be prepared by a registered civil engineer, pay fees, post security and
provide insurance necessary to obtain an encroachment permit for construction of the
standard public street improvements, as required by the City Engineer in accordance with all
applicable conditions, laws, regulations and policies. The fee for a non-utility encroachment
permit is $245.00. The plans shall include the following:
City Council Resolution
. PLN2001-52-46 N. Second Street- Parking Adjustment
Page 7
CIVIC CENTER DRIVE
a. Remove the existing curb and gutter as generally depicted on the site plan,
b. Construct new curb, gutter, and sidewalk as generally depicted on preliminary site plan
along the property northerly property line,
c. Reconfigure street drainage system as needed and approved by the City Engineer,
d. Remove and replace pavement between the existing curb and the proposed curb. Also,
remove and replace additional pavement as necessary for drainage and other purposes, as
determined by the City Engineer,
e. Removal of parking spaces on Civic Center Drive per the City Traffic Engineer in order
to accommodate the new driveway approach and allow for visibility of oncoming traffic.
Before a Certificate of Occupancy is issued, the applicant shall have examined to the
satisfaction of the City Traffic Engineer the feasibility of restriping the on-street spaces
along Civic Center Drive to accommodate additional spaces.
f. Installation and relocation of traffic control signs, stripes, posts, and related facilities, as
necessary,
g. Protection, relocation, and/or installation of underground utilities including traffic signal,
traffic communication control box, signal interconnect conduits, street lighting conduits,
PG&E, Pac Bell, AT&T and other facilities as appropriate,
h. Installation of additional street trees, irrigation, and tree wells, as necessary, to provide
street trees at approximately 40 feet on center,
1. Construction of ADA compliant pedestrian ramp at the corner,
J. Installation and relocation of streetlights as necessary in accordance with the City's Street
Lighting Policy,
k. Construction of conforms to existing public and private improvements as necessary.
SECOND STREET
a. Before a Certificate of Occupancy is issued, the applicant shall have examined to the
satisfaction of the City Traffic Engineer the feasibility of re-striping the on-street spaces
along Second Street to accommodate additional spaces.
b. Removal of the existing curb and gutter as generally depicted on the site plan,
c. Construction of new curb, gutter, and sidewalk as generally depicted on the site plan
along the property frontage,
d. Reconfiguration of the street drainage system as needed and approved by the City
Engineer,
e. Remove and replace pavement between the existing curb and the proposed curb. Also,
remove and replace additional pavement as necessary for drainage and other purposes as
determined by the City Engineer,
-
City Council Resolution
. PLN2001-52--46 N. Second Street- Parking Adjustment
Page 8
£ Installation and relocation of traffic control signs, stripes, posts, and related facilities, as
necessary,
g. Protection, relocation, and/or installation of underground utilities including traffic signal,
traffic communication control box, signal interconnect conduits, street lighting conduits,
PG&E, Pac Bell, AT&T and other facilities as appropriate,
h. Installation of additional street trees, irrigation, and tree wells, as necessary, to provide
street trees at approximately 40 feet on center,
1. Installation and relocation of streetlights as necessary in accordance with the City's Street
Lighting Policy,
j. Construction of conforms to existing public and private improvements as necessary.
24. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer
Cleanout(s) shall be installed on private property behind the public right-of-way line.
25. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 of
the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving utility
companIes.
26. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities. Streets,
which have been resurfaced within the previous 5 years, will require boring and jacking for all
new utility installations. Applicant shall also prepare pavement restoration plans for approval
by the City Engineer prior to any utility installation or abandonment.
27. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an
engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18,33, and Appendix Chapter 33.
28. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee that is $2,500 per acre.
29. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
pennits, the applicant shall comply with the National Pollution Discharge Elimination System
(NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention.
PASSED AND ADOPTED this ~ day of
vote:
July
,2001, by the following roll call
AYES:
COUNCILMEMBERS:
Furtado, Kennedy, Burr, Watson, Dean
City Council Resolution
PLN2001-52-46 N. Second Street- Parking Adjustment
Page 9
, . ' .
NOES:
ABSENT:
ABSTAIN:
ATTEST:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
None
None
None
T. Dean, Mayor
~-
~
A YES: Councilmembers: Furtado, Kennedy, Burr, Watson, Dean
Motion adopted by the following roll call v
NOES: Councilmembers: None
The City Clerk read the title of Ordinance No. 2008.
MIS: Burr/Watson - that further
Motion adopted unanimously.
2008 be waived.
13.
Lighting and Landscaping Asses
Meeting
nt District - Fiscal Year 2001-02 - Public
This is the time and plac r a public meeting regarding the Lighting and Landscaping
Assessment District fi iscal Year 2001-02.
ogram Manager Penoyer - Staff Report dated July 3, 2001.
Mayor ean opened the Public Meeting for comments regarding the levy of
ass ments for the City of Campbell Lighting and Landscaping District for Fiscal Year
1-02.
There being no one wishing to speak, Mayor Dean closed the public meeting.
14.
Reyiew and Approyal of a Parking Adjustment to Allow the Reduction of required
on-site parking spaces in accordance with the C-3-S (Central Business District)
Zoning Ordínance for development of property located at 46 N. Second Street
(Resolution/Roll Call Vote)
This is the time and place for a public hearing to review and approve a Parking
Adjustment to Allow the Reduction of required on-site parking spaces in accordance
with the C-3-S (Central Business District) Zoning Ordinance for development on
property located at 46 N. Second Street.
Planner I Bascom - Staff Report dated July 3, 2001.
Mayor Dean declared the public hearing open and asked if anyone in the audience
wished to be heard.
There being no one wishing to speak, Mayor Dean closed the public hearing.
Minutes of 7/3/2001 City Council Meeting
5
M/S: Kennedy/Watson - that the City Council adopt Resolution 9890 approving a
Parking Adjustment to allow a reduction of required on-site parking spaces on
property located at 46 N. Second Street in a C-3-S (Central Business District)
Zoning District. Motion adopted by the following roll call vote:
A YES: Councilmembers: Furtado, Kennedy, Burr, Watson, Dean
NOES: Councilmembers: None
due to a conflict and
There were no agendized items.
NEW BUSINESS
15.
Response to Letter from Harry Oberhelman re: North Ce
Residential Density
Mayor Dean stated that he would not be participating on this'
left the Council Chamber.
Community Development Director Fierro - Staff Rep
Vice Mayor Watson chaired this portion of the
Harry Oberhelman, 346 David Avenue, pbell, appeared before the City Council
and stated that the residents in the Nor entral A venue neighborhood are requesting
that the area be rezoned to R -1- 7. r. Oberhelman cited concerns about potential
12,000 square foot parcel lot split at would result in two lots of 6,000 square feet
and the impacts it would have on e character and aesthetics of the neighborhood.
Following City Council di ssion, M/S: Furtado/Burr - that the City Council
authorize the Communit evelopment Director to write a letter in response to the
letter received by th City Council from the residents in the North Central
Campbell Neighbor d outlining the reasons why the requested zone change is not
supported by the y. Motion adopted by the following roll call vote:
NOES
cilmembers: .Furtado, Kennedy, Burr, Watson
AYES
ouncilmembers: None
IN: Councilmembers: Dean
Mayor
Cl
hamber.
Minutes of 7/3/2001 Cit)' Council Meeting
6
.,.-
City of Campbell
City
C au ncil
Report
-.:!
ITEM NO:
CATEGORY: Public Hearing
MEETING DATE: July 3,2001
TITLE:
Review and approval of a parking adjustment to allow the reduction of
required on-site parking spaces in accordance with the C-3-S (Central
Business District) zoning ordinance for development on property located at
46 N. Second Street.
CITY COUNCIL ACTION
The Planning Commission recommends that the City Council take the following action:
1. Adopt a Resolution approving a parking adjustment to allow a reduction of required on-site
parking spaces for the proposed development based upon the finding that the proposed use of
the public parking garage, on-street parking, and private parking spaces in combination with
an in-lieu parking fee of $15,000 per space to be used for parking credits in the upcoming
downtown parking structure, will adequately compensate for additional parking needed for
the project.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15303 (c) Class 3, pertaining to the conversion
of small commercial structures of less than 10,000 square feet in an urbanized area; therefore, no
environmental action is required.
BACKGROUND
On June 12, 2001, the Planning Commission approved (with a 6-0-0 vote) an application
submitted by Patric Kelly, on behalf of 46 North Second Street Partners, to convert an existing
residential structure into an office use. The subject property is located at 46 N. Second Street, on
the southeast corner of Second Street and Civic Center Drive. The residence is estimated to have
been built in 1930 with a Spanish Colonial Revival design. Known as the Earl and Ette
Eddleman House, the house was occupied for many years by the Graham family. In early 2000 a
fire occurred, damaging much of the interior, and the house has remained vacant.
A Site and Architectural Review Permit (PLN2001-52) was approved to allow the conversion of
the house to office uses and the addition of a second story to create a 3,825 square foot office
building. The project is consistent with the C-3-S zoning ordinance, except for an approval
needed for a reduction of required on-site parking and provision for additional off-site parking
for the use. The C-3-S zoning ordinance allows adjustments to the parking requirements upon
approval by the City Council if adequate shared parking is provided to compensate for the lack of
parking designated for the proposed business(es). Parking can be accommodated for the project
using the new public parking garage (due to be complete in 2002), available on-street parking
spaces, and on-site parking spaces provided.
In the past, parking adjustments have been approved for Stoddard's, the DeVries building, and
the Gateway Project.
City Council Report - July? 2001
PLN2001-52 - 46 N. Secor. Jtreet
Page 2
(
ANALYSIS
Parking Adjustment: The applicant is providing a total of seven (7) parking spaces for the
project. The seven spaces parking result in a parking ratio of 1 :564. Nine (9) parking spaces, a
parking ratio of 1 :425, are required for office uses in this area of downtown. In order to
compensate for the two-space shortage, the applicant has agreed to pay an in-lieu parking fee of
$15,000 per space to be used for parking credits in the upcoming downtown parking structure.
The cost was calculated by taking into account the cost per space to build the parking structure
with a credit back to the applicant in an amount that the new development is expected to generate
in tax increment revenue.
The downtown zoning district (C-3-S) allows the City Council to adjust the parking requirements
for expansions or changes in use to existing buildings and for new buildings (as in this case), as it
is a zone which encourages joint parking and promotes a mix of uses.
The project will also be contributing to the number of available parking spaces downtown, as
they will allow for their on site parking lot to be used by the public in the evenings and on
weekends.
«
ALTERNATIVES
l. Deny the requested parking adjustment.
2. Approve the parking adjustment request, subject to additional Conditions of Approval.
3. Continue for further review.
4. Refer the application back to the Planning Commission.
FISCAL IMPACTS
This project will generate in-lieu parking fees amounting to $30,000. Additionally, the project
will generate tax increment revenue to the Redevelopment Agency.
Attachments:
l. Draft City Council Resolution
2. Planning Commission Resolutions and Minutes
3. Planning Commission Report
4. Reduced Exhibits
5. Location Map
~,S~ j1;A-!.~
Kris Bascom, Planner I
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Sharon FiClTO, Community Development Director
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Prepared by:
Reviewed by:
Approved by:
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CITY OF CAMPBELL
Public Works Department
June 14, 2001
Patrie J. Kelly
46 N. Second Street Partners
577 Salmar Avenue, 2nd Floor
Campbell, CA 95008
Re:
Application PLN 2001-52 - 46 N. Second Street
Dear Mr. Kelly:
The Planning Commission, at its meeting of June 12,2001, adopted Resolution 3353 granting a
Site and Architectural Approval to allow an office conversion and addition to a residential
structure on the above-referenced property.
At your earliest convenience, I would like to arrange a meeting with you, your consultants,
and the City's Public Works land development representative(s). The purpose of the meeting
would be to review the conditions of approval imposed by the Public Works Department and
the Department's procedures and requirements for satisfaction of those conditions. The land
development representative(s) may also include staff members from the Planning and Building
Divisions, if necessary. We hope this meeting will facilitate your project and assist in making
your project a success.
Please contact me, at (408)866-2158 to arrange a meeting time and to answer any questions.
Sincerely. ./'
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1. Harold Housley, P.E.
Land Development Engineer
Cc:
Frank Mills, Building Department
Kristi Bascom, Planning Department
h:\landdev/46 N2nd stdltr(mp)
70NorthFirstStreet. Campbell, California 95008-1423 . TEL408.866.2150. FAX 408.376.0958 . TDD408.866.2790
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CITY OF CAMPBELL
Community Development Department. Current Planning
June 13,2001
Patric J. Kelly
46 N. Second Street Partners, a California General Partnership
577 Salmar Avenue, 2nd Floor
Campbell, CA 95008
Re:
PLN2001-56 - 46 N. Second Street - Site and Architectural Approval
Dear Applicant:
Please be advised that at its meeting of June 12,2001, the Planning Commission adopted
Resolution No. 3353 granting a Site and Architectural Approval to allow an office
conversion and addition to a residential structure on the above-referenced property.
This approval is effective in ten days, unless appealed in writing to the City Clerk.
California Code of Civil Procedure, Section 1094.6, governs the time within which
judicial review of this decision must be sought.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
\J-¡:¿~' bv.-s~
Kristi Bascom
Planner I
cc:
Frank Mills, Building Department
Chris Veargason, County Fire Department
Harold Housley, Public Works Department
70 North First Street. Campbell, California 95008.1423 . TEL 408.866.2140 . FAX 408.866.8381 . TOO 408.866.2790
RESOLUTION NO. 3353
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL APPROVAL (pLN2001-52) TO ALLOW AN
OFFICE CONVERSION AND ADDITION TO A RESIDENTIAL
STRUCTURE LOCATED AT 46 N. SECOND STREET IN A C-3-S
(CENTRAL BUSINESS DISTRICT) ZONING DISTRICT.
APPLICATION OF MR. PATRIC KELLY, ON BEHALF OF 46 N.
SECOND STREET PARTNERS. FILE NO. PLN2001-52.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2001-52:
1. The development of the proposed project will result in a use that is consistent with the
General Plan land use of commercial uses for this area.
2. The proposed project involves the remodeling and expansion of an existing 1,811 square foot
building located on a net lot area of 7,425 square feet.
3. The existing building consists of a fire-damaged residential structure that is estimated to have
been built in 1930 with a Spanish Colonial Revival design, and is listed on the Campbell
Historic Resource Inventory as a notable building in the community.
4. The proposed project would renovate the house, expand the footprint slightly, and add a
second story so that the residence could be converted for office uses.
5. The completed project would consist of a 3,825 square foot building, covering 31.5% of the
lot, with 42.8% covered by paving and 25.7% covered by landscaping.
6. The project would have a floor area ratio of .53.
7. The proposed project would remodel the first story of the existing structure, add a second
story addition to the existing residence, and establish a parking area to the rear of the
building that would take access from Civic Center Drive.
8. The proposed project would retain a majority of the existing windows and building siding.
Where portions of the building are modified, new siding, trim and architectural elements will
match the existing. The new roof will match the same Spanish tile as the existing roof. As
such, the proposed project would retain the residential and historic character of the existing
building.
Planning Commission Re~v.ution No. 3353
PLN2001-52-46 N. Second Street- Site & Architectural Approval- Office ConversionlRemodel
Page 2
9. The proposed project is consistent with the Downtown Neighborhood Development Policies
by renovating a historically significant structure and maintaining the scale and character of
the surrounding neighborhood.
10. The proposed project is surrounded by buildings of mixed architectural styles, with
commercial developments to the south and west, residential structures to the north, and a
pending public parking garage to the east. The proposed project is well designed and is
architecturally compatible with the surrounding neighborhood.
11. The applicant is providing a total of seven (7) parking spaces for the project. The seven
spaces parking result in a parking ratio of 1 :564. Nine (9) parking spaces, a parking ratio of
1 :425, are required for office uses in the area of downtown where the project is located.
Typically, a public parking facility costs approximately $15,000 per space to create. This
deficiency will create a greater demand for public parking facilities in the area. The impact
of the parking deficiency would be reasonably mitigated by payment of a fee of $15,000 for
each space by which the project is deficient in parking.
12. The proposed parking lot for the project will be accessed via a new driveway ITom Civic
Center Drive. The location of the existing driveway for the house is off Second Street. The
new driveway location will result in the removal of five on-street parking spaces, and a
source of potential disruption to traffic flow along Civic Center Drive, but this driveway
location was determined to be the best alternative, being the safest and most feasible. The
potential disruption loss of public parking can be significantly mitigated by the following
conditions:
a. Requiring the new on-site parking lot to be open after working hours to the public;
b. Requiring re-striping of spaces along Second Street and/or Civic Center Drive if it
can be determined by the City Traffic Engineer that additional on-street spaces can
be accommodated;
13. The proposed project is consistent with other developments in the surrounding area and is
consistent with the development standards for commercial uses.
14. The project is not located in a particularly sensitive environment; and no substantial evidence
has been presented to suggest that there is a reasonably possibility that significant
environmental impacts would result from the project due to unusual circumstances or from
the cumulative impacts of successive projects of the same type in the same place.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
Planning Commission Res{JlùtÎon No. 3353
PLN2001-52-46 N. Second Street- Site & Architectural Approval- Office ConversionlRemodel
Page 3
1. The proposed development and use is compatible with the General Plan of the City and will
aid in the harmonious development of the immediate area and allows for the adaptive reuse
of an older residential structure.
2. The proposed development is consistent with the City's Zoning Ordinance.
3. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
4. There is a reasonable relationship between the need for the public facilities for which fees are
being imposed and the type of development project.
5. There is a reasonable relationship between the amount of the fees being imposed and the cost
of the public facilities attributable to the project.
6. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts ofthe project.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. Additionally, the applicant is hereby notified that he/she is required
to comply with all applicable Codes or Ordinances of the City of Campbell and the State of
California that pertain to this development and are not herein specified:
Community Development Department
PLANNING DIVISION
1. Project Approval: Approval is granted for a Site and Architectural Permit (PLN2001-52)
allowing development on property located at 46 N. Second St. consisting of the conversion of
an existing 1,811 square foot residence to offices and a second-story addition to the building
and related parking and landscape areas. The building designs and site design shall
substantially conform to the project exhibits listed below for the 3,825 square foot building,
except as may be modified by the Conditions of Approval herein:
a. Set of plans received by Bruno Marcelic, Architect, on April 27, 2001, including building
elevations, site plan, and a conceptual landscape plan.
b. Color and material boards submitted by Bruno Marcelic, Architect, on June 7, 2001.
2. Site and Architectural Permit Approval: Within this one-year from final approval, a building
pennit must be obtained. Construction must be completed one year thereafter. If either of
these time periods is exceeded, the Site and Architectural Permit shall be void.
3. Building Elevations, Details and Colors: The applicant shall submit detailed building
elevations and exhibits depicting architectural details. Detailed elevations and exhibits shall
Planning Commission ResolUtion No. 3353
PLN2001-52-46 N. Second Street- Site & Architectural Approval- Office ConversionlRemodel
Page 4
be reviewed by and approved by the Community Development Director prior to the issuance
of building permits for compliance with all applicable conditions, laws, regulations and
policies. Project details include, but are not limited to, the following:
a. Details of materials to be used on the renovation of the existing historic dwelling.
Materials are to be consistent with materials used on historic buildings of the same type,
age, and style and shall be of historic quality or appear to be historic quality so that the
contrast between the materials is not obvious.
b. Providing a color/material sample board specifying color palette, textures and materials.
c. Providing roof samples or brochures or of the color and material of the proposed roofing.
d. Providing window schedules for high quality of window treatments and styles reflecting
the high quality historic windows depicted on the elevations. All windows shall be
consistent with the architectural style of the existing structure.
e. Providing architectural details that are carried throughout all building elevations.
f. Providing roof equipment screening to obscure visibility and to preserve the architectural
integrity of the buildings.
g. Providing high quality materials throughout the project.
4. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell Municipal
Code. The rear parking area shall utilized decorative and colored concrete or interlocking
pavers, subject to review and approval by the Community Development Director prior to
issuance of building permits for compliance with all applicable conditions, laws, regulations
and policies. Additionally, the following requirements shall be met:
a. An in-lieu parking fee of $15,000 per space to be used for parking facilities in the
upcoming downtown parking structure shall be paid prior to the issuance of building
permits.
b. The property owners are required to allow the public usage of the parking lot in the
weekday evenings after 6:00 p.m. and all day on the weekends. Before the issuance of
building permits, the applicant shall execute a deed restriction to this effect.
c. The applicant shall enter an agreement with the City prior to issuance of building permits
to bear the cost of re-striping spaces along Second Street and/or Civic Center Drive if it
can be determined by the City Traffic Engineer that additional on-street spaces can be
accommodated.
5. Landscaping: The applicant shall submit a detailed landscape and irrigation plan to be
reviewed and approved by the Community Development Director prior to issuance of any
building permits for the site.
a. All street trees shall be a minimum 24" box size. All other trees shall be a minimum 15-
gallon size and shrubs shall be a minimum of 5-gallon size.
,-
Planning Commission ReslJlution No. 3353
PLN200I-52-46 N. Second Street- Site & Architectural Approval- Office ConversionlRemodel
Page 5
b. Removal of any trees shall require replacement of trees on site in accordance with
replacement standards of the City's Water Efficient Landscape Standards (WELS) and
the Tree Protection Ordinance.
c. All landscaping installed as required per the approved landscape plan shall be maintained
in good health.
d. All landscaping shall be installed prior to building occupancy.
e. All hardscape items (i.e. disabled sidewalk, walkway to front entrance) shall utilized
decorative and colored concrete or interlocking pavers, subject to review and approval by
the Community Development Director prior to issuance of building permits.
6. Signage Program: No signage is approved as part of the development applications approved
herein. The applicant shall submit a sign program indicating all signs for the site. Signing
shall be architectural in style and indicative of the historic age of the building. No sign shall
be installed until such application is approved and a permit issued by the Community
Development Director as specified in the Sign Ordinance.
7. Trash and Recycling Enclosure: The applicant shall submit details regarding the design and
location of a trash and recycling enclosure(s) to the Planning Division for review and
approval by the Community Development Director prior to the issuance of building permits
for the project. The design of the enclosure shall be compatible with the building and shall
meet the requirements of Section 6.04.080 of the Campbell Municipal Code.
Building Division
8. Building Division Submittals - The applicant shall provide a copy of the Conditions of
Approval for the project to be printed on the cover sheet(s) of the plans submitted for any
building permits for the project.
9. Permits Required: A building permit application shall be required for the proposed
conversion of the structure from residential to commercial use. The building permit shall
include Electrical/PlumbinglMechanical fees when such work is part of the permit.
10. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
11. Size of Plans: The size of construction plans submitted for building permits shall be 24 in. x
36 in.
12. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
13. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site drainage details. Site address and parcel numbers shall also be clearly
called out.
Planning Commission ReslJllltion No. 3353
PLN2001-52-46 N. Second Street- Site & Architectural Approval- Office ConversionlRemodel
Page 6
14. Conversion of Use: This project is subject to all the requirements incumbent on the proposed
new occupancy type. Project architect shall review the application for these requirements
and demonstrate that the building is in full compliance with these requirements.
15. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall
be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
16. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building permits, in accordance
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
17. Water Pollution: The City of Campbell, standard Santa Clara Valley Non-point Source
Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
18. Title 24 Accessibility - Commercial: On site general path of travel shall comply with the
latest California Title 24 Accessibility Standards. Work shall include but not be limited to
accessibility to building entrances from parking facilities and sidewalks.
19. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter.
20. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
PUBLIC WORKS Department
21. Preliminary Title Report: Prior to issuance of any grading or building permits for the site.
the applicant shall provide a current Preliminary Title Report.
22. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
pennits for the site, the applicant shall cause additional Right-of-Way to be granted for Public
Street Purposes along the Civic Center Drive frontage to accommodate a to-foot sidewalk.
The grant of right-of-way shall include a property line return to the Second Street right-of-
way line with a 20-foot radius. The applicant shall cause all documents to be prepared by a
registered civil engineer/land surveyor, as necessary, for the City's review and recordation.
23. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement and shall cause plans for public Street
Improvements to be prepared by a registered civil engineer, pay fees, post security and
provide insurance necessary to obtain an encroachment pennit for construction of the standard
public street improvements, as required by the City Engineer in accordance with all applicable
Planning Commission Resolution No. 3353
PLN2001-52-46 N. Second Street- Site & Architectural Approval- Office ConversionlRemodel
Page 7
conditions, laws, regulations and policies. The fee for a non-utility encroachment pennit is
$245.00. The plans shall include the following:
CIVIC CENTER DRIVE
a. Remove the existing curb and gutter as generally depicted on the site plan,
b. Construct new curb, gutter, and sidewalk as generally depicted on preliminary site plan
along the property northerly property line,
c. Reconfigure street drainage system as needed and approved by the City Engineer,
d. Remove and replace pavement between the existing curb and the proposed curb. Also,
remove and replace additional pavement as necessary for drainage and other purposes, as
determined by the City Engineer,
e. Removal of parking spaces on Civic Center Drive per the City Traffic Engineer in order
to accommodate the new driveway approach and allow for visibility of oncoming traffic.
Before a Certificate of Occupancy is issued, the applicant shall have examined to the
satisfaction of the City Traffic Engineer the feasibility of restriping the on-street spaces
along Civic Center Drive to accommodate additional spaces.
f. Installation and relocation of traffic control signs, stripes, posts, and related facilities, as
necessary ,
g. Protection, relocation, and/or installation of underground utilities including traffic signal,
traffic communication control box, signal interconnect conduits, street lighting conduits,
PG&E, Pac Bell, AT&T and other facilities as appropriate,
h. Installation of additional street trees, irrigation, and tree wells, as necessary, to provide
street trees at approximately 40 feet on center,
1. Construction of ADA compliant pedestrian ramp at the corner,
J. Installation and relocation of streetlights as necessary in accordance with the City's Street
Lighting Policy,
k. Construction of conforms to existing public and private improvements as necessary.
SECOND STREET
a. Before a Certificate of Occupancy is issued, the applicant shall have examined to the
satisfaction of the City Traffic Engineer the feasibility of re-striping the on-street spaces
along Second Street to accommodate additional spaces.
b. Removal of the existing curb and gutter as generally depicted on the site plan,
c. Construction of new curb, gutter, and sidewalk as generally depicted on the site plan
along the property frontage,
d. Reconfiguration of the street drainage system as needed and approved by the City
Engineer,
Planning Commission Resolution No. 3353
PLN2001-52-46 N. Second Street- Site & Architectural Approval- Office ConversionlRemodel
Page 8
e. Remove and replace pavement between the existing curb and the proposed curb. Also,
remove and replace additional pavement as necessary for drainage and other purposes as
determined by the City Engineer,
f. Installation and relocation of traffic control signs, stripes, posts, and related facilities, as
necessary,
g. Protection, relocation, and/or installation of underground utilities including traffic signal,
traffic communication control box, signal interconnect conduits, street lighting conduits,
PG&E, Pac Bell, AT&T and other facilities as appropriate,
h. Installation of additional street trees, irrigation, and tree wells, as necessary, to provide
street trees at approximately 40 feet on center,
1. Installation and relocation of streetlights as necessary in accordance with the City's Street
Lighting Policy,
j. Construction of conforms to existing public and private improvements as necessary.
24. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer
Cleanout(s) shall be installed on private property behind the public right-of-way line.
25. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 of
the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving utility
companies.
26. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities. Streets,
which have been resurfaced within the previous 5 years, will require boring and jacking for all
new utility installations. Applicant shall also prepare pavement restoration plans for approval
by the City Engineer prior to any utility installation or abandonment.
27. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an
engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18,33, and Appendix Chapter 33.
28. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee that is $2,500 per acre.
29. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination System
(NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention.
Planning Commission ReSolution No. 3353
PLN2001-52-46 N. Second Street- Site & Architectural Approval- Office ConversionlRemodel
Page 9
PASSED AND ADOPTED this 12thday of June, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Doorley, Francois, Hernandez, Jones Lindstrom and Lowe
None
Gibbons
None
APPROVED:
Mel Lindstrom, Chair
Sharon Fierro, Secretary
--
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Planning Commission Minuu;s of June 12, 200l
Attachment #2
"
3.
PLN2001-S2
Kelly, P.
Public Hearing to consider the application of Mr. Patric Kelly,
on behalf of 46 N. Second Street Partners, for a Site and
Architectural Approval (pLN2001-52) to allow an office
conversion and addition to a residential structure located at 46
N. Second Street in the C-3-S (Central Business District)
Zoning District. This project is Categorically Exempt.
Planning Commission decision final in 10 days, unless
appealed in writing to the City Clerk.
Ms. Kristi Bascom, Planner I, presented the staff report as follows:
. Advised that the applicants are seeking a Site and Architectural Approval to allow an office
conversion and addition to a residential structure located on the southeast comer of Second
Street and Civic Center Drive.
. Said that the property is zoned C-3 (Central Business District) and the structure was
constructed in 1930 and used as a residence until a fire last year. The structure is included
on the Historic Resomce Inventory as a notable building.
. The proposal is for the renovation and expansion, including the addition of a second story,
for use as a law office. The current structure is 1,800 square feet and the proposal would
increase the square footage to more than 3,000. The rear yard will be converted into a
parking lot with seven spaces and the applicants will pay an in-lieu parking space fee for
two spaces.
. Staff recommends approval of this application.
Commissioner Doorley asked staff for the specific changes to the findings.
Ms. Kristi Bascom advised that the City Attorney has clarified the findings.
Commissioner Doorley said that it appears that there is a shortfall of seven spaces not just two.
Ms. Kristi Bascom advised that five spaces are available on street and the shortfall is for two
on-site spaces.
Mr. GeoffI. Bradley added that there is currently a 12-foot driveway off Second Street that is a
one-way driveway. A two-way driveway is required.
Ms. Kristi Bascom added that the siting of the house needs to be preserved due to the historic
significance of the structure.
Commissioner Hernandez clarified that access is more important that on-street parking.
Ms. Kristi Bascom clarified that a 20-foot minimum site access is required. This is the City's
standard.
Commissioner Hernandez asked how the in-lieu fee equates into parking.
Planning Commission Mim...~s of June 12, 2001
Page 9
Ms. Sharon Fierro advised that the City's new parking garage is being constructed just across
the street from this site.
Commissioner Francois presented the Site and Architectural Review Committee report as
follows:
. SARC reviewed this proposal on May 22nd and was supportive.
. SARC believes this is a good compliment to the neighborhood.
Chair Lindstrom opened the Public Hearing for Agenda Item No.3.
Mr. Bruno Marcelic, Project Architect:
. Said that this is a case of a historic house being converted into an office building. Advised
that they are preserving the historic architecture and that this project will enhance Civic
Center Drive and the Downtown Area. It will be a great improvement to the neighborhood.
. Admitted that he likes to participate in the preservation of historic structures.
Commissioner Francois commended Mr. Marcelic on his design work on this project.
Commissioner Lowe agreed and thanked Mr. Marcelic for his efforts.
Chair Lindstrom closed the Public Hearing for Agenda Item No.3.
Motion:
Upon motion of Commissioner Lowe, seconded by Commissioner
Hernandez, the Planning Commission adopted Resolution No. 3353
granting a Site and Architectural Approval (pLN2001-52) to allow an office
conversion and addition to a residential structure located at 46 N. Second
Street, by the following roll call vote:
AYES: Doorley, Francois, Hernandez, Jones, Lindstrom and Lowe
NOES: None
ABSENT: Gibbons
ABSTAIN: None
Chairperson Lindstrom advised that this action is final in 10 days, unless appealed in writing to
the City Clerk.
...
Chairperson Lindstrom read Agenda Item No.4 into the record.
4.
PLN2001-50
Brisker, E.
Public Hearing to consider the application of Mr. Efim
Brisker, on behalf of Russian Café and Deli, for approval of a
Use Permit (pLN2001-S0) to convert an existing beer and
wine license to a general off-sale liquor license for the existing
business located at 1712 S. Winchester Boulevard in a C-2-S
(General Commercial) Zoning District. This project is
Categorically Exempt. Planning Commission decision final in
10 days, unless appealed in writing to the City Clerk.
.,-
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ITEM NO.3
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STAFF REPORT - PLANNING COMMISSION MEETING OF
JUNE 12, 2001
PLN2001-52
Kelly, P.
Public Hearing to consider the application of Mr. Patric Kelly, on behalf of 46
North Second Street Partners, for approval of a Site and Architectural Permit
(PLN2001-52) to allow an office conversion and addition to a residential
structure on property located at 46 N. Second Street in a C-3-S (Central
Commercial) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1. Adopt a Resolution, incorporating the attached findings, approving a Site and Architectural
Permit to allow an office conversion and addition to a residential structure, subject to the
attached conditions of approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15303 (c) Class 3, pertaining to the conversion of
small commercial structures of less than 10,000 square feet in an urbanized area; therefore, no
environmental action is required.
PROJECT DATA
Gross Lot Area:
Net Lot Area:
.30 acres (12,915 square feet)
.17 acres (7,425 square feet)
Site Utilization
Building Coverage:
Paving Coverage:
Landscaping Coverage:
2,328 square feet (31.5%)
3,166 square feet (42.8%)
1,903 square feet (25.7%)
Building square footage:
Existing building
Proposed building
1,811 square feet
3,825 square feet
Floor Area Ratio (FAR):
.53
Parking
Provided:
Required:
7 spaces
9 spaces
1 :564@ 3,825 gross square feet of office space
1 :425@ 3,825 gross square feet of office space
,..-
-
Staff Report - Planning Comrillssion Meeting of June 12,2001
PLN2001-52 - 46 N. Second Street
Page 2
Surrounding Uses:
North: Residential
South: Commercial
East: Public Parking Garage
West: Commercial
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Site and Architectural Permit to
allow the conversion of an existing residential structure into an office use. The subject property is a
residence that is estimated to have been built in 1930 with a Spanish Colonial Revival design.
Known as the Earl and Ette Eddleman House, the house was occupied for many years by the
Graham family. Last year a fire broke out, damaging much of the interior, and the house has been
vacant ever since.
The law firm of Adelson, Hess, and Kelly bought the property this year and are proposing to
renovate the house, expand the footprint slightly, and add a second story so that the residence could
be converted for office uses. The firm will move from their current location on Salmar Avenue to
the new building once it is completed. The structure is listed on the Campbell Historic Resource
Inventory as a notable building in the community. The Primary Inventory Form is provided as
Attachment 3.
ANALYSIS
General Plan Desi~ation: The General Plan land use designation for the site is Commercial. The
proposed project will allow the conversion of this residential structure into an office that is
consistent with the City's General Plan.
Zoning Designation: The zoning designation for the project site is C-3-S (Central Business District).
The proposed project will be consistent with the zoning ordinance with approval of a Site and
Architectural Permit.
Downtown Neighborhood Development Policies: The project site is located within an area subject
to the Downtown Neighborhood Development Policies that includes guidelines for non-residential
uses. These guidelines encourage office uses that retain the residential character and scale of the
surrounding residential neighborhood. This policy requires the provision of on-site parking and
landscape screening to minimize the commercial appearance of the commercial use.
Surrounding Neighborhood: The surrounding neighborhood on Second Street consists of residences
to the North and the Central Downtown Business District to the South. The new public parking
garage is to be constructed immediately across Second Street to the west and to the east is another
downtown office building.
Site Plan: The site plan proposes the remodel of the first story, a second story addition to the
existing residence, and the establishment of a parking area to the rear of the building that would take
access from Civic Center Drive. The setbacks and building placement would remain essentially the
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Staff Report - Planning CommIssion Meeting of June 12,2001
PLN2001-52 - 46 N. Second Street
Page 3
same for the restoration of the main structure, but the building footprint would be enlarged slightly.
The C-3-S (Central Business District) zoning district does not require any setbacks from the
building to the property lines, so the enlargement of the building footprint is allowable.
Building Design and Renovation: The existing building is stucco over wood frame construction
with double-hung wooden frame windows on the sides and back. There is a covered archway over
the front entry and arches over the windows on either side. The applicant is proposing to retain a
majority of the existing windows and building siding. Where portions of the building are modified,
new siding, trim and architectural elements will match the existing. The new roof will match the
same Spanish tile as the existing roof.
Planning Staff and the City Building Official met with the property owners on-site on May 16, 2001
to tour the building and evaluate the condition of the historic structure. The City Building Official
concluded that the structure appeared to be in good condition and would be able to withstand a
major renovation. The Building Official thought that much of the original building could be
retained along with the new construction.
Parking: The applicant is providing a total of seven (7) parking spaces for the project. The seven
spaces parking result in a parking ratio of I :564. Typically, nine (9) parking spaces, a parking ratio
of 1 :425, is required for office uses in this area of downtown. In order to compensate for the two-
space shortage, the applicant has agreed to pay an in-lieu parking fee of $15,000 per space to be
used for parking credits in the upcoming downtown parking structure. The two-space shortage will
result in a parking adjustment being reviewed by the City Council to allow a reduction of required
on-site parking spaces for the proposed development. A Condition of Approval has been included
to reduce the building square footage from the proposed 3,950 to 3,825 in order to meet the
maximum building allowed for nine (9) parking spaces.
Circulation and Access: The proposed parking lot for the project will be accessed via a new
driveway from Civic Center Drive. The location of the existing driveway for the house is off
Second Street. Since the narrow width of this driveway would not effectively serve a small parking
lot, a new driveway approach was designed off of Civic Center Drive. Although the new driveway
location will result in the removal of five on-street parking spaces, this driveway location was
determined to be the best alternative, being the safest and most feasible. There are two Conditions
of Approval that address the reduction in on-street parking spaces, including:
. Requiring the new parking lot to be a shared parking facility, meaning that the lot will
be open after-hours to the public.
. Requiring the applicant to bear the cost of re-striping spaces along Second Street
and/or Civic Center Drive if it can be determined by the City Traffic Engineer that
additional on-street spaces can be accommodated.
Landscaping and Paving: Staff is recommending a Condition of Approval that the applicant submit
and have approved a landscaping and irrigation plan prior to the issuance of building permits. This
condition requires the submittal of a plan that is sensitive to the historic age of the proposed office
Staff Report - Planning Commission Meeting of June 12,2001
PLN200l-52 - 46 N. Second Street
Page 4
building and requires the installation of a decorative paving treatment in the rear parking area and
on the walkways.
Sound Wall/Fencing: The presented site plan indicates the removal of existing fencing along the
Civic Center Drive frontage. A low screen fence and/or hedge along Civic Center Drive along the
parking area will soften the appearance of the parking area.
Historic Preservation Board Review: The Historic Preservation Board reviewed this project on June
4, 2001. The Board was supportive of the restoration efforts and of the adaptive reuse of the
building as an office. The Board passed a motion to recommend approval of the Site and
Architectural Permit to the Planning Commission. The Board discussed the restoration of the
building and stressed the need for the actual building to end up looking like the historically-
sensitive rendering that was provided. Specifically, the Board offered the following comments:
. Ensure that the windows, moldings, trim, and exterior treatments match the original items on
the house, including the windows being the true divided lights and true arched windows.
Clearly indicate on the plans which windows are from the original building and which ones
are new replicas.
. The roof should match the original clay tile.
. The balconies should be functional and sensitive to the building design.
. The decorative medallion should be repeated at other appropriate locations on the building.
. Ensure that traditional building techniques are used for the application of the stucco.
These comments were communicated to the applicant and architect.
Site and Architectural Review Committee: The Site and Architectural Review Committee
considered this application at its meeting of May 22, 2001. The Committee was supportive of the
application as proposed and found that the project would be a good complement to this
neighborhood.
Attachments:
1. Findings for approval of the Site and Architectural Permit (PLN2001-52)
2. Conditions of Approval for the Site and Architectural Permit (PLN200 1-52)
3. Historic Resource Inventory Form
4. Site Plans and Elevations
5. Colored elevation
6. Location Map
Approved by:
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Kristi Bascom, Planner I
1!;f/!f:. ~anner
Prepared by:
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Attachment #1
FINDINGS RECOMMENDING APPROVAL OF FILE NO. PLN2001-52
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
46 N. Second Street
Patrie Kelly, on behalf of 46 North Second Street Partners
June 12,2001
Findings for the Planning Commission to approve a Site and Architectural Permit to allow an office
conversion and addition to a residential structure.
The Planning Commission finds as follows with regard to File No. PLN2001-52:
1. The development of the proposed project will result in a use that is consistent with the General
Plan land use of commercial uses for this area.
2. The proposed project involves the remodeling and expansion of an existing 1,811 square foot
building located on a net lot area of 7,425 square feet.
3. The existing building consists of a fire-damaged residential structure that is estimated to have
been built in 1930 with a Spanish Colonial Revival design, and is listed on the Campbell
Historic Resource Inventory as a notable building in the community.
4. The proposed project would renovate the house, expand the footprint slightly, and add a second
story so that the residence could be converted for office uses.
5. The completed project would consist of a 3,825 square foot building, covering 31.5% of the lot,
with 42.8% covered by paving and 25.7% covered by landscaping.
6. The project would have a floor area ratio of .53.
7. The proposed project would remodel the first story of the existing structure, add a second story
addition to the existing residence, and establish a parking area to the rear of the building that
would take access from Civic Center Drive.
8. The proposed project would retain a majority of the existing windows and building siding.
Where portions of the building are modified, new siding, trim and architectural elements will
match the existing. The new roof will match the same Spanish tile as the existing roof. As such,
the proposed project would retain the residential and historic character of the existing building.
9. The proposed project is consistent with the Downtown Neighborhood Development Policies by
renovating a historically significant structure and maintaining the scale and character of the
surrounding neighborhood.
10. The proposed project is surrounded by buildings of mixed architectural styles, with commercial
developments to the south and west, residential structures to the north, and a pending public
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parking garage to the east. The proposed project is well designed and is architecturally
compatible with the surrounding neighborhood.
11. The applicant is providing a total of seven (7) parking spaces for the project. The seven spaces
parking result in a parking ratio of 1 :564. Nine (9) parking spaces, a parking ratio of I :425, are
required for office uses in the area of downtown where the project is located. Typically, a
public parking facility costs approximately $15,000 per space to create. This deficiency will
create a greater demand for public parking facilities in the area. The impact of the parking
deficiency would be reasonably mitigated by payment of a fee of $15,000 for each space by
which the project is deficient in parking.
12. The proposed parking lot for the project will be accessed via a new driveway from Civic Center
Drive. The location of the existing driveway for the house is off Second Street. The new
driveway location will result in the removal of five on-street parking spaces, and a source of
potential disruption to traffic flow along Civic Center Drive, but this driveway location was
determined to be the best alternative, being the safest and most feasible. The potential disruption
loss of public parking can be significantly mitigated by the following conditions:
a. Requiring the new on-site parking lot to be open after working hours to the public;
b. Requiring re-striping of spaces along Second Street and/or Civic Center Drive if it can
be determined by the City Traffic Engineer that additional on-street spaces can be
accommodated;
13. The proposed project is consistent with other developments in the surrounding area and is
consistent with the development standards for commercial uses.
14. The project is not located in a particularly sensitive environment; and no substantial evidence
has been presented to suggest that there is a reasonably possibility that significant environmental
impacts would result from the project due to unusual circumstances or from the cumulative
impacts of successive projects of the same type in the same place.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development and use is compatible with the General Plan of the City and will aid
in the harmonious development of the immediate area and allows for the adaptive reuse of an
older residential structure.
2. The proposed development is consistent with the City's Zoning Ordinance.
3. There is a reasonable relationship between the use of the fees imposed upon the project and the
and the type of development project.
4. There is a reasonable relationship between the need for the public facilities for which fees are
being imposed and the type of development project.
5. There is a reasonable relationship between the amount of the fees being imposed and the cost of
the public facilities attributable to the project.
6. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2001-52
SITE ADDRESS:
APPLICANT:
P.e. MEETING:
46 N. Second Street
Patrie Kelly, on behalf of 46 North Second Street Partners
June 12,2001
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. Additionally, the applicant is hereby notified that he/she is required
to comply with all applicable Codes or Ordinances of the City of Campbell and the State of
California that pertain to this development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
1. Project Approval: Approval is granted for a Site and Architectural Permit (PLN2001-52)
allowing development on property located at 46 N. Second St. consisting of the conversion of
an existing 1,811 square foot residence to offices and a second-story addition to the building
and related parking and landscape areas. The building designs and site design shall
substantially conform to the project exhibits listed below for the 3,825 square foot building,
except as may be modified by the Conditions of Approval herein:
a. Set of plans received by Bruno Marcelic, Architect, on April 27, 2001, including building
elevations, site plan, and a conceptual landscape plan.
b. Color and material boards submitted by Bruno Marcelic, Architect, on June 7, 2001.
2. Site and Architectural Permit Approval: Within this one-year from final approval, a building
permit must be obtained. Construction must be completed one year thereafter. If either of
these time periods is exceeded, the Site and Architectural Permit shall be void.
3. Building Elevations. Details and Colors: The applicant shall submit detailed building
elevations and exhibits depicting architectural details. Detailed elevations and exhibits shall
be reviewed by and approved by the Community Development Director prior to the issuance
of building permits for compliance with all applicable conditions, laws, regulations and
policies. Project details include, but are not limited to, the following:
a. Details of materials to be used on the renovation of the existing historic dwelling.
Materials are to be consistent with materials used on historic buildings of the same type,
age, and style and shall be of historic quality or appear to be historic quality so that the
contrast between the materials is not obvious.
b. Providing a color/material sample board specifying color palette, textures and materials.
c. Providing roof samples or brochures or of the color and material of the proposed roofing.
Conditions of Approval
PLN2001-52 - 46 N. Second Street
d. Providing window schedules for high quality of window treatments and styles reflecting
the high quality historic windows depicted on the elevations. All windows shall be
consistent with the architectural style of the existing structure.
e. Providing architectural details that are carried throughout all building elevations.
f. Providing roof equipment screening to obscure visibility and to preserve the architectural
integrity of the buildings.
g. Providing high quality materials throughout the project.
4. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell
Municipal Code. The rear parking area shall utilized decorative and colored concrete or
interlocking pavers, subject to review and approval by the Community Development Director
prior to issuance of building permits for compliance with all applicable conditions, laws,
regulations and policies. Additionally, the following requirements shall be met:
a. An in-lieu parking fee of $15,000 per space to be used for parking facilities in the
upcoming downtown parking structure shall be paid prior to the issuance of building
permits.
b. The property owners are required to allow the public usage of the parking lot in the
weekday evenings after 6:00 p.m. and all day on the weekends. Before the issuance of
building permits, the applicant shall execute a deed restriction to this effect.
c. The applicant shall enter an agreement with the City prior to issuance of building permits
to bear the cost of re-striping spaces along Second Street and/or Civic Center Drive if it
can be determined by the City Traffic Engineer that additional on-street spaces can be
accommodated.
5. Landscaping: The applicant shall submit a detailed landscape and irrigation plan to be
reviewed and approved by the Community Development Director prior to issuance of any
building permits for the site.
a. All street trees shall be a minimum 24" box size. All other trees shall be a minimum 15-
gallon size and shrubs shall be a minimum of 5-gallon size.
b. Removal of any trees shall require replacement of trees on site in accordance with
replacement standards of the City's Water Efficient Landscape Standards (WELS) and
the Tree Protection Ordinance.
c. All landscaping installed as required per the approved landscape plan shall be maintained
in good health.
d. All landscaping shall be installed prior to building occupancy.
e. All hardscape items (i.e. disabled sidewalk, walkway to front entrance) shall utilized
decorative and colored concrete or interlocking pavers, subject to review and approval by
the Community Development Director prior to issuance of building permits.
6. SÜmage Program: No signage is approved as part of the development applications approved
herein. The applicant shall submit a sign program indicating all signs for the site. Signing
shall be architectural in style and indicative of the historic age of the building. No sign shall
Conditions of Approval
PLN2001-52 - 46 N. Second Street
be installed until such application is approved and a permit issued by the Community
Development Director as specified in the Sign Ordinance.
7. Trash and Recvcling Enclosure: The applicant shall submit details regarding the design and
location of a trash and recycling enclosure(s) to the Planning Division for review and
approval by the Community Development Director prior to the issuance of building permits
for the project. The design of the enclosure shall be compatible with the building and shall
meet the requirements of Section 6.04.080 of the Campbell Municipal Code.
Building Division
8. Building Division Submittals - The applicant shall provide a copy of the Conditions of
Approval for the project to be printed on the cover sheet(s) of the plans submitted for any
building permits for the project.
9. Permits Required: A building permit application shall be required for the proposed
conversion of the structure from residential to commercial use. The building permit shall
include Electrical/PlumbinglMechanical fees when such work is part of the permit.
10. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
11. Size of Plans: The size of construction plans submitted for building permits shall be 24 in. x
36 in.
12. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
13. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site drainage details. Site address and parcel numbers shall also be clearly
called out.
14. Conversion of Use: This project is subject to all the requirements incumbent on the proposed
new occupancy type. Project architect shall review the application for these requirements
and demonstrate that the building is in full compliance with these requirements.
15. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall
be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
16. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building permits, in accordance
with u.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
17. Water Pollution: The City of Campbell, standard Santa Clara Valley Non-point Source
Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
Conditions of Approval
PLN2001-52 - 46 N. Second Street
18. Title 24 Accessibility - Commercial: On site general path of travel shall comply with the
latest California Title 24 Accessibility Standards. Work shall include but not be limited to
accessibility to building entrances ftom parking facilities and sidewalks.
19. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter.
20. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
PUBLIC WORKS DEPARTMENT
21. Preliminary Title Report: Prior to issuance of any grading or building permits for the site.
the applicant shall provide a current Preliminary Title Report.
22. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall cause additional Right-of-Way to be granted for
Public Street Purposes along the Civic Center Drive frontage to accommodate a 10 foot
sidewalk. The grant of right-of-way shall include a property line return to the Second Street
right-of-way line with a 20 foot radius. The applicant shall cause all documents to be
prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and
recordation.
23. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement and shall cause plans for public
Street Improvements to be prepared by a registered civil engineer, pay fees, post security and
provide insurance necessary to obtain an encroachment permit for construction of the
standard public street improvements, as required by the City Engineer in accordance with all
applicable conditions, laws, regulations and policies. The fee for a non-utility encroachment
permit is $245.00. The plans shall include the following:
Civic Center Drive
a. Remove the existing curb and gutter as generally depicted on the site plan,
b. Construct new curb, gutter, and sidewalk as generally depicted on preliminary site plan
along the property northerly property line,
c. Reconfigure street drainage system as needed and approved by the City Engineer,
d. Remove and replace pavement between the existing curb and the proposed curb. Also,
remove and replace additional pavement as necessary for drainage and other purposes, as
determined by the City Engineer,
e. Removal of parking spaces on Civic Center Drive per the City Traffic Engineer in order
to accommodate the new driveway approach and allow for visibility of oncoming traffic.
Before a Certificate of Occupancy is issued, the applicant shall have examined to the
satisfaction of the City Traffic Engineer the feasibility of restriping the on-street spaces
along Civic Center Drive to accommodate additional spaces.
Conditions of Approval
PLN2001-52 - 46 N. Second Street
f. Installation and relocation of traffic control signs, stripes, posts, and related facilities, as
necessary,
g. Protection, relocation, and/or installation of underground utilities including traffic signal,
traffic communication control box, signal interconnect conduits, street lighting conduits,
PG&E, Pac Bell, AT&T and other facilities as appropriate,
h. Installation of additional street trees, irrigation, and tree wells, as necessary, to provide
street trees at approximately 40 feet on center,
1. Construction of ADA compliant pedestrian ramp at the corner,
J. Installation and relocation of streetlights as necessary in accordance with the City's Street
Lighting Policy,
k. Construction of conforms to existing public and private improvements as necessary.
Second Street
a. Before a Certificate of Occupancy is issued, the applicant shall have examined to the
satisfaction of the City Traffic Engineer the feasibility of re-striping the on-street spaces
along Second Street to accommodate additional spaces.
b. Removal ofthe existing curb and gutter as generally depicted on the site plan,
c. Construction of new curb, gutter, and sidewalk as generally depicted on the site plan
along the property frontage,
d. Reconfiguration of the street drainage system as needed and approved by the City
Engineer,
e. Remove and replace pavement between the existing curb and the proposed curb. Also,
remove and replace additional pavement as necessary for drainage and other purposes as
determined by the City Engineer,
f. Installation and relocation of traffic control signs, stripes, posts, and related facilities, as
necessary,
g. Protection, relocation, and/or installation of underground utilities including traffic signal,
traffic communication control box, signal interconnect conduits, street lighting conduits,
PG&E, Pac Bell, AT&T and other facilities as appropriate,
h. Installation of additional street trees, irrigation, and tree wells, as necessary, to provide
street trees at approximately 40 feet on center,
1. Installation and relocation of streetlights as necessary in accordance with the City's Street
Lighting Policy,
j. Construction of conforms to existing public and private improvements as necessary.
24. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer
Cleanout(s) shall be installed on private property behind the public right-of-way line.
25. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 of
the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving utility
companIes.
Conditions of Approval
PLN2001-52 - 46 N. Second Street
26. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities. Streets
which have been resurfaced within the previous 5 years will require boring and jacking for
all new utility installations. Applicant shall also prepare pavement restoration plans for
approval by the City Engineer prior to any utility installation or abandonment.
27. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an
engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18,33, and Appendix Chapter 33.
28. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee that is $2,500 per acre.
29. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention.
06/06/01 15:17 FAX 4083705484
PLM LENDERS
."
46 N. SECOND STREET PARTNERS
577 Salmar Avenue, Second Floor
Campbell, CA 95008
408-370-4030
June 6, 2001
Kristi Bascom
City of Campbell
Fax No. 866-8381
Re: 46 N. 2nd St., Campbell
Dear Kristi.
Pursuant to our conversation, enclosed please find the following:
Copy of Alliance Title Pre1i~jJ1ary Title Report
Time Estimate of Progress and Completion for Project
~001
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If you have any questions while reviewing these documents, please feel free to call me at
408-370-4030 ext. 209.
Sincerely,
06/06/01 15:17 FAX 4083705484
PLM LENDERS
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TIME ESTIMATE OF PROGRESS AND COMPLETION FOR PROJECT
Projed: 46 N. 211d Street, Campbell, CA
Mouth of JUDe, 2001: Structural engiueer work to be: completed
CODStnIetiOD piau to be completed and submitted to city
CIumCes to coDStruetioD piau pursuaat to city requests to
be made to plans
ResubmisÐOD for liBai approval from city
Garage structure demolitiOD to be completed
Weeds to be retDoved
Cyclone fence to be iastaBed
July,2001: Plans to be submitted to build en for bid
Bids to be reviewed and builder to be seleeted
AppraDal to be obtaiDed for bank
Approved plans ...d appraisal to be submitted to baDk
Late July/August, 2001: Permits to be seeured from city
COllStnletiOD Iou to close
Work to commence 011 main project
September - May,2002: Structural work to be eoDipleted (exterior and interior)
Sidewalks, driveways, parking lot, city Ught 1U0ving to be
CODipieted
Paiø.tiDg (exterior and interior) - soft sad colors
CompJetioD aotkes to be filed
June, 2002: Fiual tweekiqg of iDterior/exterior to be completed
LandSQpiDg to be wtalled
July,2002: Tenaat to oceopy building
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CITY OF CAMPBELL
Community Development Department - Current Planning
June 1,2001
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the time of
7:30 p.m., or shortly thereafter, on Tuesday, June 12, 2001, in the City Hall Council Chambers,
70 North First Street, Campbell, California, for a Public Hearing to consider the application of
Mr. Patrie Kelly, on behalf of 46 N. Second Street Partners, for a Site and Architectural Approval
(PLN2001-52) to allow an office conversion and addition to a residential structure located at 46
N. Second Street in the C-3-S (Central Business District) Zoning District. This project is
Categorically Exempt.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only those issues
you or someone else raised at the Public Hearing described in this Notice, or in written
correspondence delivered to the City of Campbell Planning Commission at, or prior to, the
Public Hearing. Questions may be addressed to the Community Development Department at
(408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals must be
submitted to the City Clerk in writing within 10 calendar days of an action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are available
for all meetings held in the Council Chambers. If you require accommodation, please contact the
Community Development Department at (408) 866-2140, at least one week in advance of the
meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2001-52
Address: 46 N. Second Street
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TDD 408.866.2790
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CITY OF CAMPBELL
Community Development Department - Current Planning
May 16,2001
Re: PLN2001-52 - 46 N. Second Street
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meeting:
Site and Architectural Review Committee Meeting
Date: Tuesday, May 22, 2001
Time: 6:10 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, June 12, 2001
Time: 7:30 p.m.
Location: City Hall Council Chambers, 70 N. First Street, Campbell
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2140.
Sincerely,
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Kristi Bascom
Planner I
cc:
Patrie Kelly (ApplicantlProperty Owner)
46 N. Second Street Partners, A California General Partnership
577 Salmar Avenue, 2nd Floor
Campbell, CA 95008
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TOO 408.866.2790
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CITY OF CAMPBELL
Community Development Department
March 16, 2001
Ms. Elizabeth Knight
46 N. 2nd Street Limited Partnership
577 Salmar Ave. Ste 100
Campbell, CA 95008
Subject: PRE2001-08 46 N 2nd St.
Conversion of existing historic residence to office. remodel. and addition of second story
Dear Ms. Knight,
Thank you for your fax of March 14,2001 following up on our meeting. All of the items you addressed
in your fax relating to the site and building improvements sound accurate. One clarification is that for
the fire hydrant, you should contact the San Jose Water Company at 279-7900, not the City of San Jose.
With regards to the parking in-lieu fee, once your official application is submitted for Site and
Architectural review, we can finalize the cost of the parking based on all ofthe project details. However,
it is not anticipated that the cost will be less than discussed at our meeting.
I understand that Bruno will be bringing in an updated site plan that has the handicapped space at the rear
of the lot. We will check the revised plan with our Traffic Engineer and make sure the layout works.
After that, Bruno can prepare your formal application submittal.
Thanks for meeting with us last week and I look forward to seeing your revised plans.
Sincerely,
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Kristi Bascom
Community Development Department
cc:
GeoffBradley, Senior Planner
Kirk Heinrichs, Redevelopment Manager
70 North First Street. Campbell, California 95008-1436 . TEL 408.866.1140 . FAX 408.866.8381 . TOO 408.866.2790
03/14/01 12:57 FAX 4083705484
PLK LENDERS
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~ PLY Lender Services. Inc.
577 Sa1mar Ave., Suite 100 . Campbell, CA 95008. Tel (408) 370-4030 . Fax (408) 370-5484
March 14,2001
RECEIVED
KriBti Bascom
City of Campbell
Via Fax No. 866-8381
Re: 42 N. 2nd 8t
11Afl 1. 4 ZO01
CITY OF CAMPBELL
PLANNING DEPT.
Dear Kristi:
It was very nice to meet with you and Kurt on Monday. I just wanted to reit te what I
understood from the meeting, state what our next steps shall be and voice a re ueSt.
Handicap parking - per to the City's request, we shall be.moving the handica parking
closer to the back of the building. In o~r to accomplish this, Bruno, our arc . teet shan
draw a new driveway further back on the property line. Although this shall e . te one
or two parking Spaces on the street at that location, the one or two parking es shall be
replaced after the driyeway entrance. This appears to be possible since we building a
"bulb out" at the comer. We shall place additional landscaping where the e' . g
handicapped parking space and walkout are currently loca~ Additionally, e shall
place a walkway &om the new handicapped park:ing to the front door.
Outdoor stairway - per the City's request, we shall redesign the outdoor s . ay. Bruno
. shall draw a "straight sloping roof" design maintaining the existing arches for sthetics.
Windows - per our conversation, we will retaiil the. existing frames of the exi . ng
windows and replace the sashes only. Ä1though we realize the existing glass a
special quality because of its age, the saches/glass must be replaced with doub e paned
windows in order to be energy efficient. All new windows shall match existin windows
in shape and appearance.. .
Balconies - per our conversation, the balconies shall be fully functional. TbeI\ are doors
leading out tò the balconies. The balconies shall be wide enough for small tab es and
chairs together with planters for esthetics.. .
PLM FondOSUI'e ServIces. PLM Loan Servicing Center. PLM. Real Estate ServIces. PLM Loan P.foce8l!llng Center. Inc.
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03/14/01 12:58 F~ 4083705484
PLM LENDERS
Decorative Medallion - per the City's request, we shall usetbe decorative medallion in
some other location on the building. We hav~ discussed the possibility of incorporating it
over the 2nd floor window in tbe back of the building or over the covered stairway. .
Roof materials - as we discussed, the existing roof màterial is not original. We will
attempt to obtain and use the same types of tiles which were used when the building was
built. Bruno states that he believes there is. that type of material available. They will cost
more than the existing materials to purchase and lay. .
Stucco - per the City's request, the stucco sh~ll have the sante appearance as stucco did
~~~ . .
. Streetlight - as we discussed, there is an existing decorative light just to the right of our
property line, therefore, we will not need. to place a light. However~ we understand that
we will need to have our contractor move the existing light on the Civic Center Drive.
side in order to meet code on the "bulb ouf';
. ..
Fire hydrant - per the fire department's request, we shall contact the City of San Jose for.
placement of a fire hydrant. There is .not a fire hydrant anywhere near our property. This
additional hydrant shall benefit all properties adjacent to ours. This is an additional cost
factor which was not in our original cost factoring.. .
Additional parIcing spaces- as we discussed, Kurt tnentìoned that the pricing of the tWo
. parking spaces which we néeded would ~ $10,000 - $15,000. We appreciate the fact
the be came down in price from the letter advising us that they would be $30,000 per .
space. However, we are respectfully requesting thai. the city thoroughly look at a cost of
$7,500 per space. The reasons are as follows: . .
1. Our project is contributing to the overall value of the city by improving a
"bumour' which is now an eyesore and a danger. This building bas been housing
vagrants, which have been chased out. The propertY. must Constantly be
monitored. The. property has been vandalized and all items of value (crystal door
knobs, light fixtures, etc) have been stolen. . There'¡s also a concern that young
people. could attempt access to the property in order to consume dmgs and
alcohol. This property needs to. be upgraded quickly. and efficiently. .
2. We are biú.1ding a project which will increase revenue to the city by virtue of the .
building's increased size, type ofuse and quality (increasing tax dollars and,.
additional permit fees), adding users ofdoWDtown facilines (restaurants, shops,
etc.). increasing the value of surrounding real estate, and increasing interest in the
. downtown area by having another fully restored historical building. . .
3. We cummtly own a building in Campbell which .generates income to the city. .
This revenue has contributed to .the funds.used to build the parking. strocture.
This parking strocture wiU never be used by our building users. . .
4: Smce we are restoring a historical building, perhaps you could look .at a
"variance" for the parking -fees involved. I believe that is within your power as
city planners.
03/14/01 12:59 FAX 4083705484
PLM LENDERS
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S. The market is going soft. Buildings are not being leased out quickly as they have
for the past 1 5 months (we know because we are attempting to lease oUt space in
our existing building), properties are not moving as quickly as before, energy
prices have soared and the economy is changing. The money which we had
planned on using on this project is currently in the stock market and the value bas
declined substantially. Therefore, we need to cut the costs of this project as much
as possible to make it happen.
6. We have the plans out for bid currently. We are striving to have a first class
building. To accomplish this, we need to cut our costs and negotiate everywhere
that is reasonable.
Also, we came into this project with the price of parking given as "you may have to pay
as much as $7,500 per parking space". This figure was given to us directly from one of
the city planners. We would hope that the city would see the value of this project and
remain true to its original quote.
I know that Kurt stated we could make the building smaller. This is not an option that
makes financial sense for us. There is a certain rental amount which we must receive to
make the project feasible. The cost of the property is $600,000 and as I said above, the
project bas just gone out for bid. We will need to build a building with at least 3,950
square feet in order to make sure it pencils out. .
We love Campbel1 and plan on staying here a very long time. I believe our commitment
is shown by the purchase of the Salmar property in 1995, the purchase of this one now
and our on-going search to commence another project such as this within the next two
years in Campbell. It is our on-going wish to assist in building and maintaining
Campbell as a city that we can all be proud of.
Thank you so much for your courtesy. Bruno should have the plans revised for your
review within the next few days. If you have any questions, you need additional .
information or there is something which I left out regarding our discussions, please feel
to contact me.
Sincerely,
Elizabeth M. Knight
President
(General Partner - 42 N. Second Street Partners)
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CITY OF CAMPBELL
Community Development Department
March 2, 200 I
Ms. Elizabeth Knight
46 N. 2nd Street Limited Partnership
577 Salmar Ave. Ste 100
Capmbell, CA 95008
Subject: PRE200J-O8 46N 2nd St.
Conversion of existing historic residence to office, remodel, and addition of second story
Dear Ms. Knight,
Thank you for your pre-application submittal for the site and architectural improvements to the historic
residence at 46 N. 2nd St. in Downtown Campbell. The property is zoned C-3-S (Central Business
District) which allows for a range of commercial development, including office and retail. The project
site is shown with a Commercial land use designation on the City's General Plan, which is also
consistent with its proposed use.
The Pre-Application was reviewed by the Planning Division, Building Division, Public Works
Department, Redevelopment Agency, the Santa Clara County Fire Department, and since the property is
listed on the City's Historical Resources Inventory, the Historic Preservation Board.
The Planning Division has the following comments regarding your proposal:
.
Parking and drivewav configuration
At the Downtown parking standards of 1 space per 425 gross square feet, a building of
approximately 3,825 square feet would require nine (9) parking spaces. Given the seven spaces
provided on site, two spaces are still needed to meet the minimum requirement. The City will
soon be implementing an in-lieu parking fee that will allow for the payment of parking credits for
the upcoming downtown parking structure. The full cost per space is expected to be around
$30,000.
Additionally, we suggest relocating the handicap parking space to the east side of the property by
the other spaces and relocate entrance to parking lot. Although the configuration shown in the
plans allows for the greatest amount of spaces, it creates an unacceptable access route.
The applicant should also be aware that the City promotes the provision of shared parking
facilities in the Downtown area. The concept of shared parking is that during the hours a
business is not operating, they are encouraged to allow their parking area to be used by others.
.
Landscaping
Provide additional landscaping where handicap space was located and along the north side of the
building where the driveway was previously located.
70 North First Street. Campbell, California 95008-\436 . TEL 408.866.2\40 . FAX 408.866.838\ . TOO 408.866.2790
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PRE200J-O8 46 N. 2"d Street Page 2 of2
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Building and Site Modifications
Re-design eastside open-air stairway to simplify the multi-level roofline.
In addition to the Planning Division comments above, the Pre-Application was forwarded to the City's
Historic Preservation Board for their comment and review. Overall, the Board felt that the addition
respected the original structure in form, if not in function. Their primary concern was that the building
addition match the original structure in design, features, construction techniques, and in materials used.
Additionally, the Board stressed the need for the actual building to end up looking like the historically-
sensitive rendering that was provided. Specifically, the Board offered the following comments:
.
Ensure that the windows, moldings, trim, and exterior treatments match the original items on the
house, including the windows being the true divided lights and true arched windows. Clearly
indicate on the plans which windows are from the original building and which ones are new
replicas.
.
The roof should match the original clay tile.
The balconies should be functional and sensitive to the building design.
.
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The decorative medallion should be repeated at other appropriate locations on the building.
Ensure that traditional building techniques are used for the application of the stucco.
.
In addition to the above comments, please find enclosed copies of comments and preliminary conditions
of approval from the City's Building Division, Public Works Department, and the Santa Clara County
Fire Department.
Thank you for the opportunity to review these plans and for sharing your ideas for the adaptive reuse of
the building. The improvements proposed will be a welcome addition to the property and your sensitivity
to the historical nature' of the building is much appreciated. We look forward to your application
submittal reflecting the recommended changes.
Sincerely,
h-I&+ ~~
Kristi Bascom
cc:
encl:
Opal Graham, 46 N. 2nd St., Campbell, CA 95008 (Property owner)
Bruno Marcelic, AlA, 3707 Willaims Rd., Ste. 202, San Jose, CA 95117
GeoffBradley, Senior Planner
Historic Preservation Board members
Preliminary Conditions of Approval from Building Division
Preliminary Conditions of Approval from Public Works Department
Preliminary Conditions of Approval from Santa Clara County Fire Department
Site and Architectural application