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Architectural Advisor - Final Report (2019-01-31) 120 W. Campbell Ave. Suite D Campbell, CA 95008 T: 408 . 371 . 1269 F: 408 . 370 . 1276 Trojan Storage Project Review Report Prepared by: Anderson Architects, Inc. For the City of Campbell Dated: January 31, 2019 Introduction: This report was commissioned by the city of Campbell for Anderson Architects, Inc. to provide an architectural review of the proposed project located at 680 & 700 E. McGlincy Lane. It is intended for the use of the Planning Department and the Planning Commission to provide guidance and suggestions for improvements to the design of the submitted project during the approval process. These comments do not suggest there are deficiencies nor is the project design inadequate but are merely meant as improvement and enhancement suggestions. Documents reviewed: 1) Plan documents received on January 8th, 2019 which consisted of 34 sheets of 24”x36” pages in the Plan set. The review was based on the following: 1) City of Campbell General Plan. 2) City of Campbell Zoning Plan. 3) 120 W. Campbell Ave. Suite D Campbell, CA 95008 T: 408 . 371 . 1269 F: 408 . 370 . 1276 Site: The site is located at on the north side of E. McGlincy Lane and is 2.1 acres in size. To the south is Residential (single-family, primarily two stories) and industrial uses to the west, east and the north (primarily single story, although directly to the east is a larger, two-story in height industrial building). The current General Plan designation is Light Industrial and the Zoning designation is C-PD, Commercial Planned Development. The applicant is proposing a mini-storage unit complex with 1,164 units plus an office and a manager’s unit. The building is three stories in height with a full underground basement. Architecture: The applicant has proposed a project that, in effect appears to be one large building even though it is comprised of two buildings at grade with the upper floors connected. I have redlined the plans, which are attached, but will summarize my comments as outlined below: Development Site Plan, Sheet A2: • Provide adequate circulation clearance for vehicular movement at the “tunnel;” between the two buildings. • Make sure a transformer location has been identified. • Insure that there is two back flow preventers. • Make sure there is adequate queuing at the entrance gate. • Provide ventilation in the “tunnel”. • Additional attention should be paid to the lighting on the building at the rear and how it affects the single family homes to the south to insure there is no “bleed” of light to the adjacent property. Preliminary Floor Plans, Sheet A3: • Provide adequate ventilation and waterproofing for the basement. Preliminary Floor Plans, A4: • Consider removing the corner units as indicated on the redlines to create articulation in the massing. Preliminary Elevations, Sheet A8: • Consider eliminating the landscaping at the upper portion of the building and create a visual enhancement through the use of screening or shading solutions. • Consider removing sunshades and creating more of an inset in the glazing areas. Preliminary Elevations, Sheet A9: • Consider removing the upper floor corner units to create articulation in the massing. 120 W. Campbell Ave. Suite D Campbell, CA 95008 T: 408 . 371 . 1269 F: 408 . 370 . 1276 Preliminary Color Elevations, A12: • Consider removing the sunshades and add color to the mullion system. Conclusion: Setbacks: The project as designed, is consistent with the setbacks as established in the Zoning Code and is appropriate for this type of use. Height: The project as currently designed has created vertical and horizontal articulation in the massing of the walls and the changes in height. The height also conforms to the Zoning Code. Although the Zoning code allows this height, the building is surrounded by one story industrial style buildings to the west and the north; a two story industrial project to the east and directly adjacent to two-story single family homes to the south. The scale of the project is quite large as it relates to the rest of the pattern of development but this project is located in an industrial area that continues to see re-development of the area, similar to the project to the east. Some consideration should be shown to the rear and maybe some additional terracing at the rear building could be added to soften the interface between this project and residential to the rear. This would be in addition to what I suggested on the redlines. I suggest that the rear corners of the project are reduced in height as indicated on the redlines to help soften the massing at the rear of the project. Exterior Materials: The choice of the exterior materials reflects the style of architecture and again contributes to breaking up the massing of the building creating an interesting façade. The materials selected for the exterior of the facility and the placement of the glazing are an appropriate choice for the architectural style and further enhances the architectural design. I do have concerns about the areas of green screen on the upper portion of the facility and recommend the removal of those areas. I believe maintenance and long term care of the planting will become difficult and cost prohibitive. Comparable facilities in the area: The attached facilities have been constructed in the surrounding area and are excellent examples of well-designed storage facilities. 120 W. Campbell Ave. Suite D Campbell, CA 95008 T: 408 . 371 . 1269 F: 408 . 370 . 1276 131 Baroni Road 1415 Oakland Road 120 W. Campbell Ave. Suite D Campbell, CA 95008 T: 408 . 371 . 1269 F: 408 . 370 . 1276 3260 Bascom Avenue 401 Santa Anna Ave. 120 W. Campbell Ave. Suite D Campbell, CA 95008 T: 408 . 371 . 1269 F: 408 . 370 . 1276 Final thoughts: Overall, I think the applicant has designed a very good example of a mini-storage facility. As you can see by the examples above, the project is similar in design to other facilities in the area. I think the colors and material selections are appropriate but am concerned about the sunshades and especially the green screens. I would recommend both of those items be removed from the project. Other than that, I believe this project will be an enhancement to the McGlincy area and will encourage other well designed projects in that are in the future. One last comment: If for some reason, this proposed project would decide to change use in the future, it would be a difficult proposition, given the size and massing of the building. Light, ventilation, exiting would be important factors in re-purposing this proposed project. Given the amount of additional housing that is required to meet the State projected growth requirements, I don’t foresee a drop in demand for storage units in the foreseeable future. Respectfully submitted, Kurt B. Anderson, AIA, CGBP, NCARB Principal JOB NUMBER:SCALE:DATE:COVER SHEETN/ATHIS DRAWING AND ITS CONTENTS ARE INSTRUMENTS OF SERVICEAND ARE THE COPYRIGHTED PROPERTY OF JORDAN ARCHITECTS,INC. THE USE IS EXPRESSLY INTENDED FOR THE PROJECT NOTEDABOVE AND MAY NOT BE REUSED OR REPRODUCED IN WHOLE OR INPART WITHOUT THE WRITTEN PERMISSION OF JORDAN ARCHITECTS,INC. "COPYRIGHT" YEAR OF FIRST PUBLICATION 2018 JORDANARCHITECTS, INC.JOB NUMBER:DATE:BRETT HENRYTROJAN STORAGECAMPBELL, CA18-411 11/26/2018C A M P B E L L , C A 9 5 0 0 86 8 0 & 7 0 0 E. M C G L I N C Y L A N ETROJAN SELF-STORAGEA1PROJECT LOCATION:ADDRESS: 680 & 700 E MCGLINCY LANE, PARCELS 3 & 4CAMPBELL, CA 95008ASSESSOR'S PARCEL NUMBER:PARCEL 3: 412-35-040PARCEL 4: 412-35-039GENERAL PLAN:CITY OF CAMPBELL GENERAL MAP 2013LIGHT INDUSTRIALZONING:C-PDSCOPE OF WORK:A NEW SELF-STORAGE FACILITY, OFFICE AND MANAGER'SRESIDENCE WITH SITE HARDSCAPE & LANDSCAPEIMPROVEMENTS# OF STORAGE UNITS: 1164PROJECT SUMMARYCBC TABLE 601: FIRE RESISTANCE RATINGREQUIREMENTS FOR BUILDING ELEMENTS (HOURS)BUILDING ELEMENTTYPE II - BPRIMARY STRUCTURAL FRAME0BEARING WALLS - EXTERIOR0BEARING WALLS - INTERIOR0NONBEARING WALL AND PARTITIONS -EXTERIOR0NONBEARING WALL AND PARTITIONS -INTERIOR0FLOOR CONSTRUCTION AND ASSOCIATEDSECONDARY MEMBER0ROOF CONSTRUCTION AND ASSOCIATEDSECONDARY MEMBERS0FIRE RESISTANCE- BUILDING CONSTRUCTION TYPE: II-B- OCCUPANCY CLASSIFICATION: S-1.- BUILDINGS ARE EQUIPPED WITH AUTOMATIC FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13.BASIS OF DESIGNZONEM-1 (LIGHT INDUSTRIAL)CODE PROVIDEDSTRUCTURE HEIGHT45 FT. MAX .40 FT.SETBACKS :FRONT10 FT.10 FT.SIDE0' EXCEPT WHEN ABUTTING ARESIDENTIAL ZONE (MIN. 50')VARIES (22' MIN.)REAR0' EXCEPT WHEN ABUTTING ARESIDENTIAL ZONE (MIN. 50')60 FT.BUILDING AREA TABULATIONS ( Square Feet )SELF STORAGE OFFICE RESIDENCE TOTALBASEMENT42,48642,4861ST LEVEL35,7201,12536,8452ND LEVEL35,05521765035,9223RD LEVEL42,21442,214TOTAL AREA:155,4751,342650157,467EST. NET STORAGE AREA = ± 122,000 S.F.SITE DATAPARCEL 3 (412-35-040)45,439SQ. FT.PARCEL 4 (412-35-039)45,838SQ. FT.TOTAL LOT SIZE (PARCELS 3 & 4)91,277SQ. FT.2.1ACRESPROPOSED F.A.R.1.26PARKING SPACES PROVIDED:STANDARDS36ACCESSIBLE5LOADING9TOTAL:50PROJECT DATA TABLECBC 302.1GROUPS S-1 STORAGECBC 311.2STORAGE GROUP SSTORAGE GROUP S OCCUPANCY INCLUDES, AMONG OTHER,THE USE OF A BUILDING OR STRUCTURE, OR A PORTIONTHEREOF, FOR STORAGE THAT IS NOT CLASSIFIED AS AHAZARDOUS OCCUPANCYCBC 311.2MODERATE-HAZARD STORAGE, GROUP S-1BUILDINGS OCCUPIED FOR STORAGE USES THAT ARE NOTCLASSIFIED AS GROUP S-2, INCLUDING, BUT NOT LIMITED TO,STORAGE OF THE FOLLOWING:CBC 503.1GENERALTHE BUILDING HEIGHT AND AREA SHALL NOT EXCEED THELIMITS SPECIFIED IN TABLE 503 BASED ON THE TYPE OFCONSTRUCTION AS DETERMINED BY SECTIONS 602 AND THEOCCUPANCIES AS DETERMINED BY SECTION 302 EXCEPT ASMODIFIED HEREAFTER. EACH PORTION OF A BUILDINGSEPARATED BY ONE OR MORE FIRE WALLS COMPLYING WITHSECTION 706 SHALL BE CONSIDERED TO BE A SEPARATEBUILDING.CBC 504.2AUTOMATIC SPRINKLER SYSTEM INCREASEWHERE A BUILDING IS EQUIPPED THROUGHOUT WITH ANAPPROVED AUTOMATIC SPRINKLER SYSTEM INACCORDANCE WITH SECTION 903.3.1.1 THE VALUESPECIFIED IN TABLE 503 FOR MAXIMUM BUILDING HEIGHTIS INCREASED BY 20' AND THE MAXIMUM NUMBER OFSTORIES IS INCREASED BY 1.CBC TABLE 503: ALLOWABLEBUILDING HEIGHTS AND AREASGROUPS-1 W/ AUTOMATIC SPRINKLERSYSTEMCONSTRUCTION TYPE TYPE II-BHEIGHT (FEET)75STORIES3AREA52,000CODE ANALYSISSUBJECTSITENORTHNORTHKEYPLAN10'-0"E. MCGLINCY LN.VICINITY MAPSHEET INDEXPROJECT TEAMOWNERTROJAN STORAGEBRETT HENRY1732 AVIATION BLVD, SUITE 217REDONDO BEACH, CA 90278TELEPHONE: (310) 863-6437APPLICANTKELLY SNIDERKELLY SNIDER CONSULTINGTELEPHONE: (650) 387-3132ARCHITECTBRUCE JORDAN ARCHITECT131 CALLE IGLESIA, SUITE 100SAN CLEMENTE, CA 92673TELEPHONE: (949) 388-8090FACSIMILE: (949) 388-8290E-MAIL: bjordan@jordanarchitects.comCIVIL + LANDSCAPERUGGERI-JENSEN-AZAR8055 CAMINO ARROYO.GILROY, CA 95020TELEPHONE: (408) 848-0300FACSIMILE: (408) 848-0302CONTACT: JIM SCHUL (ENGINEERING)JOHN MONIZ (PLANNING)LONNIE ROY (LANDSCAPING)3/1=21(&+$1*(3/186(3(50,7$5&+6,7( E. MCGLINCY LN.NORTHBRETT HENRYTROJAN STORAGECAMPBELL, CA1PROPOSED EXTERIOR LIGHTING FIXTURES SHEET REVISIONS DATEJOB NO.OF SHEETSSHEETMKBYDATESCALECK680 & 700 East McGlincy LaneCAMPBELL, CALIFORNIA182007-001NOV 28, 2018SITE AND ARCHITECTURAL REVIEW33AS SHOWN.. .. .GENERAL NOTES:BIORETENTION BASIN OVERFLOW DRAIN INLETP 209.0210.50.5%FF 210.0GRADING UTILITY PLANAREA OFEXCAVATIONSTAGING AREASTAGING AREAHAUL ROUTEMGLINCY TO CAMDENSECURE CONSTRUCTIONFENCING MIN. 8'ON-SITE CONSTRUCTION PARINGXNO TRUCSNO CONSTRUCTION PARINGON MGLINCY LANENOTES1. CONSTRUCTION HOURS AS PER CITY OF CAMPBELL ORDINANCE. SHEET REVISIONS DATEJOB NO.OF SHEETSSHEETMKBYDATESCALECK680 & 700 East McGlincy LaneCAMPBELL, CALIFORNIA182007-001NOV 28, 2018SITE AND ARCHITECTURAL REVIEW33AS SHOWN.. .. .GRADING SECTIONS SHEET REVISIONS DATEJOB NO.OF SHEETSSHEETMKBYDATESCALECK680 & 700 East McGlincy LaneCAMPBELL, CALIFORNIA182007-001NOV 28, 2018SITE AND ARCHITECTURAL REVIEW34AS SHOWN.. .. .LANDSCAPE PLANSYMBOLCALLOUTPLANTING LEGEND:BOTANICAL NAMECOMMON NAMESIE SPACING COMMENTSWATERUSEUANTITYTREESE r rd EXL rd r. Fr C Ird 1 G.A SLLFSdrd4SHRUBSLr 'T' W Pr G.0" O.C.LLG-Pdr L Ld Y-d 1 G.A SMPHSdrd10P C P24" A SLPCSdrd1Pr rr 'rr V'rr VPr L P1 G.A SMPHSdrd2S rr 'L A'C Rdd1 G.A SHSSSdrd1P 'Bdd' Bdd Ld P Tr 24" BA SHPBSdrdR r 'L Sr' L Sr Crr 1 G." O.C.LRC-2Cdr Lr C R1 G.48" O.C.LCE-118Nr rdSrd Fr1 G." O.C.MNC-10Brr r. r Cr Brrr1 G." O.C.MBA-24GROUNDCOVERSCr dBr Sd1 G.24" O.C.LCD-10VINESTrr dSr J1 G.A SMTJ-20MULCH NOTE:Crr " r "MM M" r r LdMr r d rdr r r d.IMPERVIOUS SURFACE LEGEND:CONCRETEASPHALTBUILDINGEXISTING TREE TABLETREE IDCOMMONNAMETREE SPECIESTRUNKDIAMETERCOMMENTST1 C P P "T r - r T2 C P P "T r - r T C P P "T r - r T4 C P P "T r - r T C P P "T r - r T C P P "T r - r T C P P 4."T r - r T8Pr L PPr rr "T r - r T C RddSrr10"T r - r T10C RddSrr10"T r - r LANDSCAPE AREA TABLELANDSCAPE AREACATEGORYAREA(SQUARE FEET)EXISTING LANDSCAPE TOREMAIN INSTALLED IRRIGATED BY MCGLINCYBUSINESS CENTER188 SFREHABILITATED LANDSCAPE SFNEW LANDSCAPE AREA 1,8 SFTOTAL 16,741 SFCr r Rr Cr G." O.C.LCH-11 SHEET REVISIONS DATEJOB NO.OF SHEETSSHEETMKBYDATESCALECK680 & 700 East McGlincy LaneCAMPBELL, CALIFORNIA182007-001NOV 28, 2018SITE AND ARCHITECTURAL REVIEW34AS SHOWN.. .. .PLANT PALLETPdr L Ld Y-dP C PS rr 'L A'C RddP 'Bdd'Bdd Ld P TrR r 'L Sr'L Sr CrrNr rdSrd FrCr dBr SdL rd r. Fr C IrdPr rr 'rr V'rr V Pr L PLr 'T'W PrCdr Lr C RBrr r. rCr BrrrTrr dSr JSHRUBS, GROUNDCOVER VINESTREESCr rRr Cr SHEET REVISIONS DATEJOB NO.OF SHEETSSHEETMKBYDATESCALECK680 & 700 East McGlincy LaneCAMPBELL, CALIFORNIA182007-001NOV 28, 2018SITE AND ARCHITECTURAL REVIEW34AS SHOWN.. .. .HYDROONE PLANHYDROONE 1 H1: BIORETENTION BASINWATER USE: LIRRIGATION: Rrd rr - r rrHYDROONE LEGENDHYDROONE 2 H2: PLANTER AREA 1WATER USE: LIRRIGATION: Hr HDL-PC drHYDROONE H: PLANTER AREA 2WATER USE: MdIRRIGATION: Hr HDL-PC drHYDROONE 4 H4: TREES 1WATER USE: LIRRIGATION: Hr r rrHYDROONE H: TREES 2WATER USE: Md/IRRIGATION: Hr r rrSYMBOLPRELIMINARY IRRIGATION LEGEND:MANUFACTURER MODEL NUMBER DESCRIPTIONRADIUS GPM PSIHrHDL-0-12-PCDr / r PLD-BV dDr 0.01 10-0HrE-IdrDr r drRrd1812-SAM-R-VAN18-0Pop-up 90° rotator spray1'-18' 0.1 40Rrd1812-SAM-R-VAN18-180Pop-up 180° rotator spray1'-18' 1.01 40HrPCN-2Tr r / Hr IH RrBr 0.2 40HrPCN-0Tr r / Hr IH RrBr 0.0 40SYMBOL MANUFACTURER MODEL NUMBERDESCRIPTIONNT-8-0L r r .HrICV Sr - 0Er r r , 0 PSI rr, .HrIC-101-2Dr r r d/ .HrH-44LRC1" r rd .Srr000101 1/2" r d r .HrHFS-FCT-18F r.HrWSS-SENET, R, d r r. M HrACC-1200-ACM-00W dr rr / d.ETCArdSCH. 40 PVCM, , 24" r.ArdSCH. 40 PVCLr , , 18" rArdSCH. 40 PVCS, d 2X rr rd, r d. Wr d dd.F1 12 LF82YA-T RP1 1/2" rdd rr d.GrdS E- S dd Gr d .GrdS FrGrd S dd Gr d r .N 1 1/2" r r r C E.M SHEET REVISIONS DATEJOB NO.OF SHEETSSHEETMKBYDATESCALECK680 & 700 East McGlincy LaneCAMPBELL, CALIFORNIA182007-001NOV 28, 2018SITE AND ARCHITECTURAL REVIEW34AS SHOWN.. .. .IRRIGATION DETAILS 1TRENCHINGASCALE: N.T.S.PIPE @ PAVEMENTBSCALE: N.T.S.VALVE BOX LAYOUTCSCALE: N.T.S.FGWALL MOUNT CONTROLLERSCALE: N.T.S.BACKFLOW DEVICEDSCALE: N.T.S.BACKFLOW CAGEESCALE: N.T.S.IQUICK COUPLER VALVESCALE: N.T.S.CONTROLLER GROUND RODSCALE: N.T.S.BALL VALVEHSCALE: N.T.S. SHEET REVISIONS DATEJOB NO.OF SHEETSSHEETMKBYDATESCALECK680 & 700 East McGlincy LaneCAMPBELL, CALIFORNIA182007-001NOV 28, 2018SITE AND ARCHITECTURAL REVIEW34AS SHOWN.. .. .IRRIGATION DETAILS 2ASCALE: N.T.S.BSCALE: N.T.S.CSCALE: N.T.S.FGSCALE: N.T.S.DSCALE: N.T.S.ESCALE: N.T.S.ISCALE: N.T.S.SCALE: N.T.S.HSCALE: N.T.S.POP-UP SPRAY HEADREMOTE CONTROL VALVE w/ DRIP KITREMOTE CONTROL VALVEDRIP INDICATORSWING JOINTTREE BUBBLERMASTER VALVEELECTRICAL PULL BOXFLOW SENSOR SHEET REVISIONS DATEJOB NO.OF SHEETSSHEETMKBYDATESCALECK680 & 700 East McGlincy LaneCAMPBELL, CALIFORNIA182007-001NOV 28, 2018SITE AND ARCHITECTURAL REVIEW34AS SHOWN.. .. .IRRIGATION DETAILS ASCALE: N.T.S.BSCALE: N.T.S.EFSCALE: N.T.S.CSCALE: N.T.S.DSCALE: N.T.S.HSCALE: N.T.S.SCALE: N.T.S.GSCALE: N.T.S.DRIPLINE - PARKING LOT ISLANDNOT USEDNOT USEDNOT USEDNOT USEDNOT USEDCONNECTION WITH DRIPLINE & ELBOWDRIPLINE - PLANTER BED