Admin PD and Master Sign Plan - 2015Community Development Department
via electronic mail
December 10, 2015
Lloyd Square Associates, LLC
Attn: Bruce Bowen
393 E. Campbell Ave., Ste. 2
Campbell, CA 95008
Re: File No: PLN2014-316 / PLN2015-366
Address: 501-533 E. Campbell Ave. (Lloyd Square)
Application: Administrative Planned Development Permit /Master Sign Plan
Status: Approved
Dear Mr. Bowen,
The Community Development Director has approved your Administrative Planned
Development Permit and Master Sign Plan applications for the above referenced property,
subject to the enclosed Conditions of Approval.
This action is effective in ten calendar days, unless appealed in writing to the Community
Development Department by 5:00 p.m. on December 21, 2015. If an appeal is received, you
will be immediately notified of its receipt.
If you should have any questions regarding this approval, I may be contacted at (408) 866-
2193 or by email at danielf(a~cityofcampbell.com.
Sincerely,
Daniel Fama
Associate Planner
Encl: Conditions of Approval - PLN2014-315/PLN2015-366
cc: Paul Kermoyan, Community Development Director
CONDITIONS OF APPROVAL - PLN2014-316/PLN2015-366 Pg. 1
501-533 E. CAMPBELL AVENUE
CONDITIONS OF APPROVAL FOR FILE NO. PLN2014-316/PLN2015-366
SITE ADDRESS: 501-533 E. Campbell Ave.
APPLICANT: Lloyd Square Associates
OWNER: Lloyd Square Associates
DATE: December 8, 2015
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. Where approval by the Community Development Director, 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
Planning Division
Approved Project: Approval is granted for an Administrative Planned Development Permit
(PLN2014-316) and Master Sign Plan (PLN2015-366) to allow building facade and parking
lot improvements, and a new signage scheme, for an existing shopping center (Lloyd Square)
located at 501-533 E. Campbell Avenue. The project shall substantially conform to the
revised project plans and revised color/material board, stamped as received by the
Community Development Department on July 2, 2015, and November 2, 2015 except as may
be modified by the Conditions of Approval contained herein.
2. Permit Expiration: The approval shall be valid for one (1) year from the date of final
approval. Within this one-year period an application for a building permit must be
submitted. Failure to meet this deadline or expiration of an issued building permit will result
in the approval being rendered void
3. Planning Final Required: Planning Division clearance is required prior to Building Permit
final. Construction not in substantial compliance with the approved project plans shall not be
approved without prior authorization of the necessary approving body.
4. Construction Drawings Requirements: The construction drawings submitted for a building
permit shall include the following revisions:
a. Parking Stall Dimensions: All modified parking stalls shall meet the "uni-stall"
dimension of 8 ''/2-ft and 18-ft. Existing parking stalls shall also be resized to meet
this standard where feasible and when a reduction in the number of spaces will
not occur. t
b. Motorcycle Parking: Motorcycle parking shall be included where feasible within
the parking lot.
70 North First Street • Campbell, CA 95008-1423 • Tel, (408) 866-2140 • FAX (408) 866-5140 • E-nano, planning@cityofcampbell.com
CONDITIONS OF APPROVAL - PLN2014-316/PLN2015-366 Pg. 2
501-533 E. CAMPBELL AVENUE
Bicycle Parking: Bicycle racks shall be placed adjacent to store entrances where
feasible.
5. Alley Access: The property owner shall install control access doors to secure the rear service
alley for use by tenant employees.
6. Parkin: All parking and driveway areas shall be maintained in compliance with the
approved plans and Chapter 21.30 (Parking and Loading) ofthe Campbell Municipal Code.
The parking lot shall maintain a minimum of 87 parking stalls.
7. Sign Permit Required: All tenant wall signs and the monument sign permitted under the
Master Sign Plan shall require a Sign Permit prior to installation.
Sign Maintenance: The signs shall be maintained in good condition at all times and shall be
repaired or replaced as necessary.
9. Refuse. Enclosure: New and/or modified refuse enclosures shall comply with all applicable
standards of Section 21.18.110 of the Campbell Municipal Code, and shall include a roof
covering, sanitary drain connection, and fire sprinkler protection. Refuse receptacles shall be
kept within the enclosures except during collection in compliance with Chapter 6.04 of the
Campbell Municipal Code.
10. Location of Mechanical Equipment: No roof-mounted mechanical equipment (i.e. air
conditioning units, ventilation ducts or vents), shall be added to the existing buildings
without providing screening of the mechanical equipment from public view and surrounding
properties. The screening material and method shall be architecturally compatible with the
building and requires review and approval by the Community Development Director and
Building Division prior to installation of such screening.
11. Landscape Maintenance: All landscaped areas shall be continuously maintained. Landscaped
areas shall be watered on a regular basis so as to maintain healthy plants. Landscaped areas
shall be kept free of weeds, trash, and litter. Dead or unhealthy plants shall be replaced with
healthy plants of the same or similar type.
12. Fences/Walls: Any newly proposed fencing and/or walls shall comply with Section
21.18.060 of the Campbell Municipal Code and shall be submitted for review and approval
by the Community Development Department.
13. Property Maintenance: The property owner shall maintain the property free from graffiti,
trash, and rubbish.
l4. Construction Activities: The applicant shall abide by the following requirements during
construction:
a. The project site shall be posted with the name and contact number of the lead
contractor in a location visible from the public street prior to the issuance of
building permits.
70 North First Street • Campbell, CA 95008-1423 • TeL (408) 866-2140 • Fax (408) 866-5140 • e-mAf[,planning@cityofcampbell.com
CONDITIONS OF APPROVAL - PLN2014-316/PLN2015-366 Pg. 3
501-533 E. CAMPBELL AVENUE
b. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00
p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take
place on Sundays or holidays unless an exception is granted by the Building
Official.
c. All construction equipment with internal combustion engines used on the project
site shall be properly muffled and maintained in good working condition. .
d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
e. All stationary noise-generating construction equipment, such as air compressors
and portable power generators, shall be located as far as possible from noise-
sensitive receptors such as existing residences and businesses.
f. Use standard dust and erosion control measures that comply with the adopted Best
Management Practices for the City of Campbell.
- Building Division:
15. Permits Required: A building permit application shall be required for the building and site
improvements. The building permit shall include Electrical/Plumbing/Mechanical fees when
such work is part of the permit.
16. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
17. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
18. 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.
l9. 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. Site parking and path of travel to public sidewalks shall be detailed.
20. Title 24 Energ~pliance: California Title 24 Energy Compliance forms CF-1 R and MF-
1 Rshall be blue-lined on the construction plans. 8'/2 X 11 calculations shall be submitted as
well.
21. Special Inspections: When a special inspection is required by C.B.C. Chapter 17, 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 C.B.C Section 106. Please obtain City of Campbell, Special Inspection forms from the
Building Inspection Division Counter.
22. Non-Point Source: 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.
70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • FAX (408) 866-5140 • E-MAIL planning@cityofcampbell.com
CONDITIONS OF APPROVAL - PLN2014-316/PLN2015-366 Pg. 4
501-533 E. CAMPBELL AVENUE
23. 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.
24. 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.
25. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. Santa Clara County Fire Department (378-4010)
26. P.G.& E: Applicant is advised to contact Pacific Gas and Electric Company as early as
possible in the approval process. Service installations, changes and/or relocations may
require substantial scheduling time and can cause significant delays in the approval process.
Applicant should also consult with P.G. and E. concerning utility easements, distribution pole
locations and required conductor clearances.
27. Stormwater Requirements: Storm water run-off from impervious surface created by this
permitted project shall be directed to vegetated areas on the project parcel. Stormwater water
shall not drain onto neighboring parcels.
28. California Green Buildin Code: This project shall comply with the California Green
Building Code, Chapter 5.
PUBLIC WORKS DEPARTIMENT
Visit the City's website and follow the submittal requirements for Public Works once this
application has received entitlement.
The checklist for the various plans required for submittal can be found on the City's Website at
City Services-Public Works-Engineering-Land Development-Documents, (or use this link:
http://www.cityofcampbell.com/206/Documents). See instructions on:
1. Street Dedication Requirements
The building permit will not be issued until all Public Works Conditions of Approval have been
satisfied.
These Conditions of Approval are a supplement to the plans prepared by Chris Spaulding
Architect dated September 23, 2014. The plans are not approved for construction. Further plan
checking by Public Works will be required post entitlement.
29. Site Plan: Revise sheet Al to show the existing 20 foot Landscape and Public Service
Easements contiguous with the East Campbell Avenue frontage.
30. Sidewalk Easement: Prior to issuance of any building permits for the site, the applicant shall
grant a sidewalk easement on private property contiguous with the public right-of--way along
the East Campbell Avenue frontage to accommodate the portion of the existing sidewalk
currently shown on private property, unless otherwise approved by the City Engineer. The
70 North First Street • Campbell, CA 95008-1423 • Tet. (408) 866-2140 • FAx (408) 866-5140 • e-Mnu, planning@cityofcampbell.com
CONDITIONS OF APPROVAL - PLN2014-316/PLN2015-366 Pg. 5
50]-533 E. CAMPBELL AVENUE
applicant shall cause all documents to be prepared by a registered civil engineer/land
surveyor, as necessary, for the City's review and recordation.
31. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permit requirements, Santa Clara Valley Water District requirements, and
the Campbell Municipal Code regarding Stormwater pollution prevention. The primary
objectives are to improve the quality and reduce the quantity of Stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management Practices
Handbook for New Development and Redevelopment ("CA BMP Handbook") by the
California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design
Guidance Manual for Stormwater Quality Protection ("Start at the Source") by the Bay Area
Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design
Techniques to Meet Development Standards for Stormwater Quality: A Companion
Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003.
70 North First Street • Campbell, CA 95008-1423 • TEL (408) 866-2140 • Fnx (408) 866-5140 • E-Ntnit,planning@cityofcampbell.com