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03-28-2023 - PC Regular Meeting Agenda Packet REGULAR PLANNING COMMISSION MEETING City of Campbell, California Register in advance for this webinar: https://campbellca.gov/PCSignup. After registration, you will receive a confirmation email containing information about joining the webinar. During the registration process, you will be asked if you would like to speak on any of the agenda items. Please provide detail on the items you would like to discuss. March 28, 2023 7:30 p.m. City Hall, Council Chambers AGENDA NOTE: To protect our constituents, City officials, and City staff, the City requests all members of the public to follow the guidance of the California Department of Health Services', and the County of Santa Clara Health Officer Order, to help control the spread of COVID-19. Additional information regarding COVID-19 is available on the City's website at www.campbellca.gov. This Regular Planning Commission meeting will be conducted in person with the Commissioners meeting at City Hall, Council Chambers, as well as via telecommunication (Zoom) being available for members of the public. The meeting is compliant with provisions of the Brown Act. This Regular Planning Commission meeting will also be live streamed on Channel 26, the City's website and on YouTube at https://www.youtube.com/user/CityofCampbell for those who only wish to view the meeting but not participate. Those members of the public wishing to provide public comment at this meeting virtually are asked to register in advance at https://campbellca.gov/PCSignup. After registering, you will receive a confirmation email containing information about joining the meeting via Zoom. Members of the public may attend the meeting in person at Campbell City Hall - Council Chambers. If attending in person, face coverings and physical distancing will be required until further notice. Public comment for the Planning Commission meetings will be accepted via email at planning@campbellca.gov by 5 p.m. on the day of the meeting. Written comments will be posted on the website and distributed to the PC. If you choose to email your comments, please indicate in the subject line “FOR PUBLIC COMMENT” and indicate the item number. ROLL CALL APPROVAL OF THE MINUTES PC & HPB Special Joint Study Session meeting - February 28, 2023 PC Regular Meeting – February 28, 2023 COMMUNICATIONS AGENDA MODIFICATIONS OR POSTPONEMENTS ORAL REQUESTS This is the point on the agenda where members of the public may address the Commission on items of concern to the Community that are not listed on the agenda this evening. People may speak up to 5 minutes on any matter concerning the Commission. Planning Commission Agenda for March 28, 2023 Page 2 of 2 PUBLIC HEARINGS 1. PLN-2022-145 Public Hearing to consider the request of TOPA Architecture to allow the exterior façade alteration, including repainting and the removal of existing awnings, of an existing commercial building listed on the Campbell Historic Resource Inventory as a designated structure of merit, commonly known as the B.O. Curry Building, for property located at 415 E. Campbell Avenue in the C-3 (Central Business District) Zoning District. The applications under consideration include Tier 1 Historic Resource Alteration Permit and Site and Architectural Review Permit. File No.: PLN-2022-145. Staff is recommending that this item be deemed Categorically Exempt from CEQA. Planning Commission action is final unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Larissa Lomen, Assistant Planner. 2. PLN-2019-00058 Public Hearing to consider the request of Terra Firm Development for property located at 911 S. McGlincy Lane to allow construction of an approximately 5,350 square-foot industrial building with a requested increase to the allowable floor area ratio (FAR), elimination of the side and rear setbacks, and a reduction to the required landscaping area; and retention of overhead frontage utility lines. The applications under consideration include a Site and Architectural Review and a (Utility) Variance. File No.: PLN2019-58. Staff is recommending that this item be deemed Categorically Exempt from CEQA. Planning Commission action is final unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Daniel Fama, Senior Planner. 3. PLN-2022-79 Public Hearing to consider the request of Joma Studio Architects for property located at 24-28 E. Campbell Avenue to allow construction of a 3-story, approximately 8,000 square- foot mixed-use building, consisting of ground-floor and 2nd- level (mezzanine) commercial/office space, and three 1- bedroom upper-level apartment units. The application under consideration includes a Planned Development Permit. File No.: PLN-2022-79. Staff is recommending that this item be deemed Categorically Exempt under CEQA. Tentative City Council Meeting Date: May 2, 2023. Project Planner: Daniel Fama, Senior Planner REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR ADJOURNMENT Adjourn to the next Regular Planning Commission meeting of April 11, 2023 at 7:30 p.m. This meeting will be in person for the members of the Planning Commission at Campbell City Hall, Council Chambers, 70 N. First Street, Campbell, CA. Members of the public are still allowed to Planning Commission Agenda for March 28, 2023 Page 2 of 2 participate remotely by Zoom or attend in person (as space allows while maintaining on-going face covering and social distancing). Americans with Disabilities Act (ADA) In compliance with the Americans with Disabilities Act, listening assistance devices are available for meetings held in the Council Chambers. If you require accommodation to participate in the meeting, please contact the Community Development Department, at planning@campbellca.gov or (408) 866-2739. CITY OF CAMPBELL Planning Commission Minutes 7:00 P.M.TUESDAY February 28, 2022 PLANNING COMMISSION SPECIAL JOINT MEETING CITY HALL COUNCIL CHAMBERS The Planning Commission and Historic Preservation Board special joint Study Session meeting on Tuesday February 28, 2022, was called to order at 7:00 p.m. in the Council Chambers of City Hall, 70 N. First Street, Campbell, CA, by Chair Buchbinder and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chair: Adam Buchbinder Vice Chair: Alan Zisser Commissioner: Matt Kamkar Commissioner: Michael Krey Commissioner: Maggie Ostrowski Commissioner: Davis Fields Commissioner: Stuart Ching Commissioners Absent: None Board Members Present: Chair: Todd Walter Vice Chair: Susan Blake Board Member: Mike Foulkes Board Member: Laura Moore Board Member: Rob Corteway Board Members Absent: None Staff Present: Director: Rob Eastwood City Attorney: Bill Seligmann Senior Planner: Daniel Fama Admin Analyst: Ken Ramirez Campbell Planning Commission Meeting Minutes – February 28, 2023 Page 2 PUBLIC COMMENT Chair Buchbinder opened for public comment Hearing none, Chair Buchbinder closed public comment. Chair Buchbinder read Agenda Item No. 1 into the record as follows: STUDY SESSION 1.PLN-2022-117 Study Session to review Historic Preservation Board recommendations on the Historic Preservation Ordinance Update (CDD FY23 Work Plan), inclusive of (1) Creation of Penalty Provisions to Discourage Unpermitted Alterations and Demolitions of Historic Structures, (2) Clarification of Permitting Requirements for Historic Properties, and (3) Establishment of a New Mills Act Program. Project Planner: Daniel Fama, Senior Planner. Senior Planner Fama presented report on the Historic Preservation Ordinance Update where the following Historic Preservation Board recommendations were noted; Penalties: Forced Reconstruction/Restoration, Monetary Penalties, Development Limitation Permitting: Multi-tier approach where an advisory body and decision-making body would review permits based on permit tiers. Mills Act: Eligibility, Number of Contracts, Contract duration, and Qualifying improvements. Senior Planner informed Planning Commission that the April 4, 2023 City Council meeting would confirm direction and authorization preparation of formal ordinance. Historic Preservation Board members commented on the extent of the Mills Act subcommittee’s research; the strong desire from public members to apply for the Mills Act program; the extensive benefits of being in the program, the contract amount limitations; staffing limitations if program were to be expanded. Planning Commission inquired about how contract application limit was decided. Recommended increasing Mills Act program applications. In favor of streamlining program. Historic Preservation Board Members and Planning Commissioners discussed the significant penalties to the properties. Planning Commission asked about the penalty enforcement mechanism and where funds gathered fees would go. Historic Preservation Board members emphasized the penalties were intended to serve as an incentive for people to preserve the properties so that they remain on the Historic Resource Inventory list and possibly add more home to the HRI list. If fees were to be collected, they would go into a special fund where City Council would decide how to best make use of funds. Campbell Planning Commission Meeting Minutes – February 28, 2023 Page 3 Planning Commissioners asked about public outreach and what has been done to inform owners about the benefits of the Mills Acts. Also, all HRI property owners have been notified of all meetings. Historic Preservation Board members stated that outreach included connecting with realtor agencies but would like to continue doing outreach again. Planning Commission appreciated the efforts of the Historic Preservation Board and recommended putting something on the titles of the homes so that homeowners know that they own a historic property. Noted that, like the Bolt and Brace program, outreach can be difficult but the benefits of the program are important and helpful. Believe the importance of the fees are intended to be incentive but noted that some people may not be able to keep up with the maintenance of having an older home. Also, recommended looking at other qualifying expenses outside of structural integrity, like electrical issues, but acknowledged the Historic Preservation Board’s focus of the exterior of structures and their attempt to incorporate flexibility within the program. ADJOURNMENT The Special joint Study Session Planning Commission and Historic Preservation Board meeting adjourned at 8:00p.m. to the next Regular Planning Commission Meeting on Tuesday, February 28, 2023, at City Hall, Council Chambers, 70 N. First Street, Campbell, CA. SUBMITTED BY: ______________________________________ Ken Ramirez, Administrative Analyst APPROVED BY: ______________________________________ Adam Buchbinder, Chair ATTEST: ______________________________________ Rob Eastwood, Secretary CITY OF CAMPBELL Planning Commission Minutes 8:00 P.M. TUESDAY February 28, 2022 PLANNING COMMISSION REGULAR MEETING CITY HALL COUNCIL CHAMBERS The Planning Commission meeting on Tuesday February 28, 2022, was called to order at 8:00 p.m. in the Council Chambers of City Hall, 70 N. First Street, Campbell, CA, by Chair Buchbinder and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chair: Adam Buchbinder Vice Chair: Alan Zisser Commissioner: Matt Kamkar Commissioner: Michael Krey Commissioner: Maggie Ostrowski Commissioner: Davis Fields Commissioner: Stuart Ching Commissioners Absent: None Staff Present: Director: Rob Eastwood City Attorney: Bill Seligmann Associate Planner: Tracy Tam Admin Analyst: Ken Ramirez APPROVAL OF MINUTES Approved February 14, 2022 meeting minutes, with minor comment edits to page 5. COMMUNICATIONS None. AGENDA MODIFICATIONS OR POSTPONEMENTS Campbell Planning Commission Meeting Minutes – February 28, 2023 Page 2 None. ORAL REQUESTS Chair Buchbinder opened public comments Raja Pallela – Speaking on the Multi-Family Development and Design Standards (MFDDS) for multi-family and mixed-use projects. Does not believe that the MFDDS can allow densities per General Plan. Objective Standards were supposed to make it easy for everyone, but he does not feel that this is happening. 750-1000 sq ft units that are being built are intended to be rent, not owned. Public comment closed. Chair Buchbinder read Agenda Item No. 1 into the record as follows: PUBLIC HEARINGS 1.PLN-2022-45 Public Hearing to consider the request of Nielsen Architects, for property located at 2160 S. Bascom Avenue to allow the expansion of an existing Medical Services, Clinics use (i.e. dental clinic) in the remaining portion of a commercial building and associated site and architectural alterations. The application under consideration includes a Conditional Use Permit with Site and Architectural Review Permit. File No.: PLN-2022-45. Staff is recommending that this item be deemed Categorically Exempt from CEQA. Planning Commission action is final unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Tracy Tam, Associate Planner. Associate Planner Tam presented the staff report to allow the expansion of an existing Medical Services, Clinics use (i.e. dental clinic) in the remaining portion of a commercial building for property located at 2160 S. Bascom Avenue. Planning Commissioners asked whether it is common to have a Conditional Use Permit approval valid for a 2- year period and why what appears to be a common and straightforward application is being brought before the Planning Commissioner. Associate Planner Tam clarified that it is not uncommon to have a Conditional Use Permit approval for 2 years, and it the longer approval has been allowed in the past, particularly during the COVID-19 pandemic. The reason for the application coming before the Planning Commission is due to the Municipal Code requiring projects related to medical services and medical uses to be Conditional Use Permits, which are approved by the Planning Commission. Director Eastwood stated that future updates to the municipal code in the work plan will focus on highlighting these issues for Planning Commission and City Council consideration. Campbell Planning Commission Meeting Minutes – February 28, 2023 Page 3 Applicant Jeremy Ueno, periodontist, spoke and stated that his focus is on oral surgery., specifically on breathing for children. Believe airways issues with pregnant women causes autism with children. Would like to expand to the entire building. Adding a lot of room for staff. Expanding to 30+ staff. Currently running out of admin space. Asking for 2-year extension. Currently project construction cost is over $2.5 million, but able to wait until interest rates are more favorable. Project expansion is not really necessary in the immediate term as administrative support staff can work from home. Paying the mortgage since he owns the building. Christian Nielson, Architect –addressed the tree question. Removing the three trees on the property line because it does not serve a large purpose. Meeting and exceeding tree requirements. Can you apply for an additional year extension beyond the 2-year approval. Appreciate Commissioner Fields’s question on why these projects are required to be heard by the Planning Commission as he previously served as a Planning Commissioner in Santa Cruz and had similar questions about projects coming before the commission. Chair Buchbinder closed public hearing. Planning Commissioners were in favor of the project and felt that it was a good addition to Campbell. Planning Commission is fully in support. Motion: Upon motion by Commissioner Ching, seconded by Commissioner Krey, the Planning Commission adopted Resolution No. 4664 approving a Conditional Use Permit modification with Site and Architectural Review (PLN-2022-45) to allow the expansion of a medical services, clinics use in the remaining portion of a commercial building and associated Site and Architectural modifications located at 2160 S. Bascom Avenue in the C-2 (General Commercial) zoning district, by the following roll call vote: AYES: Fields, Ostrowski, Krey, Buchbinder, Kamkar, Ching, Zisser NOES: None ABSENT: None ABSTAIN: None Public comment closed. REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR Housing Element update. Resubmitted Housing Element in December 2022. HCD was supportive of the document with minor changes. Unfortunately received a call from HCD a few days later requesting additional changes. Planning to absorb changes into the document in the next few weeks. Want to reduce the exposure to the City by submitting changes as soon as possible. Much of what HCD will change does not change rules, policies, programs or approach. Campbell Planning Commission Meeting Minutes – February 28, 2023 Page 4 Special Meeting to be scheduled for the large discussion on General Plan, Housing Element, EIR, MFDDS, and Zoning Code update tentatively set for March 20, 2023 or March 23, 2023. League of California Cities has a special training for Planning Commissioners and have budgeted to send two Planning Commissioner in 2024 to attend this special training. ADJOURNMENT The Regular Planning Commission meeting adjourned at 8:58 p.m. to the next Regular Planning Commission Meeting on Tuesday, March 28, 2023, at City Hall, Council Chambers, 70 N. First Street, Campbell, CA. SUBMITTED BY: ______________________________________ Ken Ramirez, Administrative Analyst APPROVED BY: ______________________________________ Adam Buchbinder, Chair ATTEST: ______________________________________ Rob Eastwood, Secretary Item No. 1 City of Campbell ∙ Planning Commission Staff Report ∙ March 28, 2023 PLN-2022-145 TOPA Architecture Public Hearing to consider the request of TOPA Architecture to allow the exterior façade alteration, including repainting and the removal of existing awnings, of an existing commercial building listed on the Campbell Historic Resource Inventory as a designated structure of merit, commonly known as the B.O. Curry Building, for property located at 415 E Campbell Avenue in the C-3 (Central Business District) Zoning District. The application under consideration includes Tier 1 Historic Resource Alteration Permit and Site and Architectural Review Permit. File No.: PLN-2022-145 RECOMMENDATION The Historic Preservation Board recommends that the Planning Commission take the following action: 1. Adopt a Resolution (reference Attachment A) approving a Tier 1 Historic Resource Alteration Permit and Site and Architectural Review Permit (PLN-2022-145). ENVIRONMENTAL DETERMINATION Staff recommends that the Planning Commission accept the determination that this project is Categorically Exempt under Section 15301, Class 1, of the California Environmental Quality Act (CEQA), pertaining to minor alterations to existing structures. PROJECT DATA Zoning Designation: C-3 (Central Business District) General Plan Designation: Central Commercial Net Lot Area: 5,850 square-feet Gross Lot Area: 7,800 square-feet Building Height: 37 feet 45 feet (Max. Allowed) Building Square Footage: First Story: 5,317 square feet Second Story: 4,168 square feet Total Floor Area: 9,575 square feet Floor Area Ratio (FAR): 1.62 (9,485 sq. ft.) 1.5 (8,775 sq. ft.) (Max. Allowed)1 1 The existing floor area ratio exceeds the allowable 1.5 ratio as set in both the Zoning Ordinance and Downtown Development Plan but is allowed to continue as a legal non-conforming structure through CMC Section 21.58.050(B). Staff Report – Planning Commission Meeting of March 28, 2023 Page 2 of 7 PLN-2022-145 ~ 415 E Campbell Ave. DISCUSSION Project Site: The project site is a 5,850 square-foot parcel located on the north side of East Campbell Avenue, between North Central Avenue and Harrison Avenue, in Downtown Campbell, as shown on the aerial map, below. The property is developed with a two-story, multi-tenant, commercial building commonly known as the B. O. Currey Building. Constructed in 1913 in the California Mission Revival architectural style, this building was added the City’s Historic Resource Inventory (HRI) in the initial 1984 list as a Structure of Merit, per a 1977 survey (reference Attachment B – Historic Survey). According to the Department of Parks and Recreation (DPR) form for the property, the building initially served as a pharmacy on the first floor, and a real estate office on the second story for its builder, B. O. Currey (reference Attachment C – DPR Form). Currently, the building’s tenants consist of a restaurant and a vacant retail space on the ground floor, and office space on the second-story. Proposal: The application for a Site and Architectural Review Permit and a Tier 1 Historic Resource Alteration Permit would allow the interior remodel and exterior façade alteration, including repainting and the removal of existing awnings (reference Attachment D – Project Plans). As shown below, the six existing awnings erected above the second story windows would be removed to reveal more of the building’s original façade. Staff Report – Planning Commission Meeting of March 28, 2023 Page 3 of 7 PLN-2022-145 ~ 415 E Campbell Ave. By removing the awnings (identified by No. 2, on the photo above), the prominent, original multi-light wood casement windows would be more visible from the public right of way, resulting in an enhanced expression of the building's historical integrity, as these windows are character-defining features of the Spanish Colonial Architectural Style, of which the Mission Revival Style is a subset. ANALYSIS Review Process: Campbell Municipal Code (CMC) 21.33.070.B.2 specifies that all discretionary applications affecting a historic resource shall be reviewed in accordance with section 21.33.080 (Tier 1 Permit). As such, the application for a Site and Architectural Review Permit to allow the proposed exterior alterations also requires consideration of a Tier 1 Historic Resource Alteration Permit that is reviewed by the Historic Preservation Board. Pursuant to CMC Sec. 21.33.080.B, the Historic Preservation Board met on February 22, 2023 (reference Attachment E – Historic Preservation Staff Report, and adopted a resolution by a 5-0 vote recommending that the Planning Commission approve the project. Findings for Approval: In order to approve the Tier 1 Historic Resource Alteration Permit and Site and Architectural Review Permit the Planning Commission must affirmatively determine the project meets findings for approval. Findings establish the evidentiary basis for a City's decision to grant or deny a land use approval and to impose conditions of approval necessary to meet the findings. The following identifies each of the applicable findings in italics followed by staff's analysis of the consistency of the proposed project. Site and Architectural Review Permit Findings: 1. The project will be consistent with the general plan; As a commercial building that supports ground-level pedestrian-oriented activity through retail and restaurant uses on the first-story and office use on the second-story, the existing building is consistent with the Central Commercial General Plan land use designation for the project site. Central Commercial: The Central Commercial designation is used for the heart of Campbell including parts of Campbell and Winchester Avenues in Downtown Campbell. This area is intended to provide shopping, services and entertainment within a pedestrian oriented, urban environment. Building forms in this designation edge the street and should include retail commercial uses on the ground floor with either office or residential uses on the second and third floors. Furthermore, as a notable structure in the City's Downtown, the proposed action to restore the building’s façade by removing non-authentic awnings and maintaining the existing façade treatment through re-painting, the proposed project supports the following General Plan policies and strategies. These policies and strategies call for restoring and maintaining traditional features and details, especially within the Downtown and on historic resources. Strategy LUT-9.3d: Building Design: Design buildings to revitalize streets and public spaces by orienting the building to the to the street, including human scale details and massing that engages the pedestrian. Policy LUT-8.1: Historic Buildings, Landmarks and Districts and Cultural Resources: Preserve, rehabilitate or restore the City’s historic buildings, landmarks, districts and cultural resources and retain the architectural integrity of established building patterns within historic residential neighborhoods to preserve the cultural heritage of the community. Strategy LUT-9.3j: Landmark Preservation: Encourage preservation of existing landmark features on buildings and on building sites. Staff Report – Planning Commission Meeting of March 28, 2023 Page 4 of 7 PLN-2022-145 ~ 415 E Campbell Ave. Strategy LU-4.1a: The historic character of Downtown shall be preserved through the protection and restoration of its historic buildings and landmarks. Policy CNR-1.1: Historic Resource Preservation: Ensure that the City and its citizens preserve historic resources as much as possible. 2. The project will aid in the harmonious development of the immediate area; and The proposed project will positively contribute to the established Downtown Campbell streetscape, because the removal of the existing awnings and repainting of the building aids in the restoration of the original building facade based on photographic evidence (reference Attachment F – Historic Photographs). This restoration complements the traditional context of the Downtown and removes contemporary features that compromise the historic value of the building and surrounding neighborhood. 3. The project is consistent with applicable adopted design guidelines, development agreement, overlay district, area plan, neighborhood plan, and specific plan(s). Review of this Site and Architectural Review Permit and Historic Resource Alteration Permit application is governed by the C-3 Zoning District's Design Standards (CMC Sec. 21.10.060.I) which provides development standards (e.g., height, setback, floor area ratio, etc.) as well as design guidelines in terms of building scale and mass, form and composition, storefronts, and materials colors and finishes. The proposed alterations to the building are in conformance with these standards, particularly, the “materials, colors, and finishes” section, as the proposal establishes an intentional color scheme representative of Spanish Colonial Revival Architecture. The proposal is further governed by the Downtown Development Plan which encourages small scale buildings with traditional features that activate pedestrian oriented spaces. The restoration of the original façade through removal of awnings and maintenance of siding through repainting is consistent with these policies and strategies because the proposed action aids in the preservation of traditional architectural styles, building articulations, and details in the downtown. Policy D-1.2: Building Articulation: Given the unique character of the Downtown district, new development and major rehabilitation projects shall incorporate the traditional architectural style, articulation and details that reflect the City’s history and promote its future. Strategy D-2.1f: Attention to detail should be given to elevations that include a mix of finishing materials, façade ornamentation, lighting, flower boxes and storefront articulation that reinforces the attention given to the pedestrian. Policy D-4.1: Historic Preservation and Redevelopment Compatibility: The small town character of Downtown Campbell shall be maintained by encouraging the preservation of important historic resources, promoting the improvement of existing properties and businesses, and encouraging new development compatible in design with existing and newly approved development. Strategy LU-4.1a: The historic character of Downtown shall be preserved through the protection and restoration of its historic buildings and landmarks. Staff Report – Planning Commission Meeting of March 28, 2023 Page 5 of 7 PLN-2022-145 ~ 415 E Campbell Ave. Historic Alteration Permit Findings 1. The proposed action is consistent with the purposes of this chapter and the applicable requirements of the Municipal Code; This proposed action is consistent with the procedures outlined in both CMC Chapter 21.33 and CMC Section 21.42.020 because as outlined, façade alterations to historic structures require the approval of both a Site and Architectural Review Permit and a Historic Resource Alteration Permit. Per CMC Section 21.33.080(B), the Historic Preservation Board conducted a public hearing on February 22, 2023, and reviewed this application and adopted a resolution recommending approval by the Planning Commission. 2. The proposed action is consistent with the applicable design guidelines, including, but not limited to, the Historic Design Guidelines for Residential Buildings; As noted, in the discussion for Finding #3, the project will be consistent with the Downtown Development Plan. Of note, although fabric awnings are encouraged in the downtown by Downtown Development Plan Strategy D-1.2d, in this instance, the existing awnings were added to the historic building outside the period of significance and are not authentic to the architectural style. These awnings obfuscate the building's historic integrity, and therefore, removal would be consistent with Downtown Development Plan Policy D-1.2, which calls for the preservation of traditional architectural styles, building articulations, and details in the downtown. 3. The proposed action will not have a significant impact on the aesthetic, architectural, cultural, or engineering interest or historical value of the historic resource or district; and The proposed project will not significantly impact the integrity of the historic resource, because the removal of the awnings is a minor change to the property that will not structurally alter the building. Further, the awnings are not character defining features, nor are they original to the building, such that their removal will not dimmish the architectural style, nor the historic value of the building. 4. The proposed action is consistent with the Secretary of the Interior's Standards, as follows: a. The proposed action will preserve and retain the historic character of the historic resource and will be compatible with the existing historic features, size, massing, scale and proportion, and materials. The proposed project is consistent with this standard because the removal of the existing awnings will further reveal the building’s façade to its original state as described above. The action does not propose to remove any historic materials or features that specifically characterize this property, nor does it diminish and/or obscure any existing historic defining features. Additionally, the paint palette (reference Attachment G – Paint Samples) selected for the exterior features is well coordinated and representative of the California Mission Revival Style. The National Park Service describes the character defining features of this architectural style in the essay, Mission Revival Style 1890s - 1920s, and describes buildings in this style as having white stucco walls and red clay roofs. The proposal utilizes a similar color scheme and includes a dark brown paint to contrast the white walls and red clay tiles and brick. Staff Report – Planning Commission Meeting of March 28, 2023 Page 6 of 7 PLN-2022-145 ~ 415 E Campbell Ave. b. The proposed action will, to the greatest extent possible, avoid removal or significant alteration of distinctive materials, features, finishes, and spatial relationships that characterize the historic resource. Based on the provided historic, photographic evidence, right, the awnings were not original features of the building, and therefore their removal will not affect any of the character defining features of the Spanish Colonial Revival Architectural Style. c. Deteriorated historic features will be repaired rather than replaced to the greatest extent possible. The proposed work aims to restore the original features to the greatest extent possible, because the repainting, rather than refacing of the building, shall maintain the original siding. As recommended by the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings, historic materials shall be protected where possible through the application of paint or other paint-like coatings with colors that are appropriate to the building or architectural style. d. New additions will be differentiated from the historic resource and will be constructed such that the essential form and integrity of the historic resource shall be protected if the addition is removed in the future. No new additions are proposed as part of this project scope, therefore there is no need to differentiate the proposed project from the original historic resource. The applicant’s original proposal included a 90 square-foot addition to the first-story, consistent with the building’s original footprint. Due to the FAR regulations within the Downtown Development Plan, however, the applicant is unable to increase the building size as the current lot’s FAR exceeds the allowable 1.5.2 Site and Architectural Review Committee: The Site and Architectural Review Committee (SARC) reviewed this application at its meeting of February 28, 2023. The SARC was generally supportive of the request, but questioned whether the proposed paint color, Benjamin Moore Exterior Paint- White Dove, would be an appropriate shade to repaint the building stucco. • Staff Response: During the SARC meeting, staff and the applicant confirmed that the paint palette for the project was carefully selected to be representative of the California Mission Revival Style, which calls for white stucco walls, red clay roofs/tile accents, and dark wood elements. Staff suggested that the applicant paint a swatch of the proposed color on the building to provide more visual representation of the paint color. The swatch was painted on March 13, 2023. The painted swatch is positioned on the ground floor exterior wall of the east façade of the building, as shown in the photo, below Based on this color swatch example, 2 The new 2040 General Plan, due to be considered by the City Council this Spring, may allow for this request. Staff Report – Planning Commission Meeting of March 28, 2023 Page 7 of 7 PLN-2022-145 ~ 415 E Campbell Ave. staff believes that the color selected is representative of the California Mission Revival Style. Public Comment: No public comment was received on this application. Attachments: A. Draft Resolution B. Historic Survey C. DPR Form D. Project Plans E. Historic Preservation Staff Report and Resolution F. Historic Photographs G. Paint Samples Prepared by: Larissa Lomen, Assistant Planner Reviewed by: Daniel Fama, Senior Planner Approved by: Rob Eastwood, Community Development Director RESOLUTION NO. XXXX BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL REVIEW PERMIT AND TIER 1 HISTORIC RESOURCE ALTERATION PERMIT TO ALLOW THE EXTERIOR FAÇADE ALTERATION, INCLUDING REPAINTING AND THE REMOVAL OF EXISTING AWNINGS, OF AN EXISTING COMMERCIAL BUILDING LISTED ON THE CAMPBELL HISTORIC RESOURCE INVENTORY AS A DESIGNATED STRUCTURE OF MERIT, COMMONLY KNOWN AS THE B.O. CURRY BUILDING, FOR PROPERTY LOCATED AT 415 E CAMPBELL AVENUE IN THE C-3 (CENTRAL BUSINESS DISTRICT). FILE NO.: PLN-2022-145 After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. The Planning Commission finds as follows with regard to the approval of a Site and Architectural Review Permit and a Tier 1 Historic Resource Alteration Permit: 1. The Proposed Project is an application for a Site and Architectural Review Permit and a Tier 1 Historic Resource Alteration Permit (PLN-2022-145) to allow the exterior façade alteration, including repainting and the removal of existing awnings, of an existing commercial building listed on the Campbell Historic Resource Inventory as a designated structure of merit, commonly known as the B.O. Curry Building. 2. The project site is a 5,850 square-foot parcel located on the north side of East Campbell Avenue, between North Central Avenue and Harrison Avenue, in Downtown Campbell. 3. The Project Site is zoned C-3 (Central Business District) as shown on the Campbell Zoning Map. 4. The Project Site is designated Central Commercial as shown on the Campbell General Plan Map. 5. The Subject Property is developed with a two-story, multi-tenant, commercial building commonly known as the B. O. Currey Building. Constructed in 1913 in the California Mission Revival architectural style, this building was added to the City’s Historic Resource Inventory (HRI) as a structure of merit in 1984. 6. When reviewed against the Secretary of the Interior's Standards, the proposed project would satisfy the applicable criteria in that the removal of the non-authentic awnings and repainting of the façade would continue to be a faithful representation of the original building, without creating a false historical appearance. 7. Campbell Municipal Code (CMC) 21.33.070.B.2, that all discretionary applications affecting an historic resource shall be reviewed in accordance with Section 21.33.080 Planning Commission Resolution No. XXXX Page 2 of 4 PLN-2022-145 – S/A Review Permit &Tier 1 Historic Resource Alteration Permit 415 E. Campbell Ave. (Tier 1 Permit). As such, the application for a Site and Architectural Review Permit to allow the proposed exterior alterations also requires consideration of a Tier 1 Historic Resource Alteration Permit. 8. Pursuant to CMC Section 21.33.080, a request for a Historic Resource Alteration Permit is considered by the Planning Commission in a public hearing conducted in compliance with CMC Chapter 21.64. Upon conclusion of the public hearing, the Commission shall provide a decision for approval or denial. 9. The Proposed Project would be consistent with the following General Plan policies and strategies: Strategy LUT-9.3d: Building Design: Design buildings to revitalize streets and public spaces by orienting the building to the to the street, including human scale details and massing that engages the pedestrian. Policy LUT-8.1: Historic Buildings, Landmarks and Districts and Cultural Resources: Preserve, rehabilitate or restore the City’s historic buildings, landmarks, districts and cultural resources and retain the architectural integrity of established building patterns within historic residential neighborhoods to preserve the cultural heritage of the community. Strategy LUT-9.3j: Landmark Preservation: Encourage preservation of existing landmark features on buildings and on building sites. Strategy LU-4.1a: The historic character of Downtown shall be preserved through the protection and restoration of its historic buildings and landmarks. Policy CNR-1.1: Historic Resource Preservation: Ensure that the City and its citizens preserve historic resources as much as possible. 10. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. 11. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 12. No substantial evidence has been presented which shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: Planning Commission Resolution No. XXXX Page 3 of 4 PLN-2022-145 – S/A Review Permit &Tier 1 Historic Resource Alteration Permit 415 E. Campbell Ave. Site and Architectural Review Permit Finding (CMC Sec. 21.42.060.B): 1. The project will be consistent with the general plan; 2. The project will aid in the harmonious development of the immediate area; 3. The project is consistent with applicable adopted design guidelines, development agreement, overlay district, area plan, neighborhood plan, and specific plan(s); Historic Alteration Permit Findings (CMC Sec. 21.33.080.C): 4. The proposed action is consistent with the purposes of this chapter and the applicable requirements of the Municipal Code; 5. The proposed action is consistent with the applicable design guidelines, including, but not limited to, the Historic Design Guidelines for Residential Buildings; 6. The proposed action will not have a significant impact on the aesthetic, architectural, cultural, or engineering interest or historical value of the historic resource or district; and 7. The proposed action is consistent with the Secretary of the Interior's Standards, as follows: a. The proposed action will preserve and retain the historic character of the historic resource and will be compatible with the existing historic features, size, massing, scale and proportion, and materials. b. The proposed action will, to the greatest extent possible, avoid removal or significant alteration of distinctive materials, features, finishes, and spatial relationships that characterize the historic resource. c. Deteriorated historic features will be repaired rather than replaced to the greatest extent possible. d. New additions will be differentiated from the historic resource and will be constructed such that the essential form and integrity of the historic resource shall be protected if the addition is removed in the future. Environmental Finding(s) (CMC Sec. 21.38.050): 8. This project is Categorically Exempt under Section 15301 of the California Environmental Quality Act (CEQA) pertaining to existing facilities and Class 1 consisting of the minor alteration of an existing private structure; 9. There are no unusual circumstances that would prevent the project from qualifying as Categorically Exempt per Section 15300.2c of the CEQA Guidelines. THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and Architectural Review Permit and Tier 1 Historic Resource Alteration Permit (PLN-2022- Planning Commission Resolution No. XXXX Page 4 of 4 PLN-2022-145 – S/A Review Permit &Tier 1 Historic Resource Alteration Permit 415 E. Campbell Ave. 145) to allow the interior remodel and exterior façade alteration, including repainting and the removal of existing awnings, of an existing commercial building listed on the Campbell Historic Resource Inventory as a designated structure of merit, commonly known as the B.O. Curry Building, for property located at 415 E Campbell Avenue, subject to the attached Conditions of Approval (attached Exhibit A). PASSED AND ADOPTED this 28th day of March, 2023, by the following roll call vote: AYES: Members: NOES: Members: ABSENT: Members: ABSTAIN: Members: APPROVED: Todd Walter, Chair ATTEST: Rob Eastwood, Secretary CONDITIONS OF APPROVAL PLN-2022-145 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 Planning Division 1. Approved Project: Approval is granted for a Site and Architectural Review Permit and Tier 1 Historic Resource Alteration Permit (PLN-2022-145) to allow the exterior façade alteration, including repainting and the removal of existing awnings, of an existing commercial building listed on the Campbell Historic Resource Inventory as a designated structure of merit, commonly known as the B.O. Curry Building, for property located at 415 E Campbell Avenue. The project shall substantially conform to the Project Plans included as Attachment D in the March 28, 2023, Planning Commission Staff Report, except as may be modified by conditions of approval contained herein. 2. Permit Expiration: Approval of the Site and Architectural Review Permit and Tier 1 Historic Resource Alteration Permit ("Approval") shall be valid for one (1) year from the effective date of Planning Commission approval (expiring March 28, 2024). Within this one-year period a Building Permit for the project must be issued pursuant to CMC Sec. 21.56.030.B.1. Failure to meet this deadline or expiration of an issued Building Permit shall 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. Timely Completion: Once under construction it shall be the obligation of the property owner and contractor to demonstrate continued progress on the project. In the event the building permit expires, the City may impose fines or exercise administrative remedies to compel timely completion of work. 5. Additional Alterations: Additional alterations to the subject structure, including, but not limited to the installation of awnings or wall-mounted heaters or a change in building colors, may be approved administratively by the Community Development Director only if such changes would not alter the character-defining features of the structure pursuant to CMC Sec. 21.33.070.B.1.a.(1). All other changes shall require a Modification to this Approval with issuance of a Historic Resource Alteration Permit (Tier 1). Exhibit A – Conditions of Approval ~ 415 E Campbell Ave. Page 2 of 3 PLN-2022-145 – S/A Review Permit & Tier I Historic Resource Alteration Permit 6. Plaster CMU Wall: Prior to painting the exterior CMU wall located on the east façade of the building, the CMU wall will be plastered with stucco in order to maintain consistency with the existing ground floor stucco walls. 7. Signage: All signage shall require separate approval of a Sign Permit in compliance with Campbell Municipal Code (CMC) 21.30.080.A 8. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site in compliance with City of Campbell Lighting Design Standards (CMC 21.18.090). The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. 9. 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. 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 10. Permit Required: A building permit application shall be required for the proposed project. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 11. Conditions of Approval: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 12. Construction Fencing: The property shall be properly enclosed with construction fencing to prevent unauthorized access to the site during construction. The Exhibit A – Conditions of Approval ~ 415 E Campbell Ave. Page 3 of 3 PLN-2022-145 – S/A Review Permit & Tier I Historic Resource Alteration Permit construction site shall be secured to prevent vandalism and/or theft during hours when no work is being done. All protected trees shall be fenced to prevent damage to root systems in compliance with the Standards for Tree Protection During Construction. PUBLIC WORKS DEPARTMENT 13. Plans / Encroachment Permit / Fees / Deposits: The plan is showing work in City owned property to install detectable warning surface and “No Parking” pavement marking in the existing access aisle of the ADA parking stall. Prior to issuance of any building permits for the site, the applicant shall cause plans for public improvements to be prepared by a registered civil engineer, pay various fees and deposits, 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. The plans shall include the following, unless otherwise approved by the City Engineer: a. Installation of detectable warning surface. The detectable warning surface shall be precast 1’ x 1’ x 2” ADA compliant warning concrete pavers – Wassau Terra pavers, ADA 2 – 60, as manufactured by Wassau Tile or approved equal. The plan shows the detectable warning surface in the sidewalk area that is sloped toward the area drain. Detectable warning surface location and configuration will be determined during encroachment permit plan review stage. b. Installation of “No Parking” pavement marking will be determined during encroachment permit plan review stage. c. Construction of conforms to existing public and private improvements, as necessary. 14. Public Improvements Completed for Occupancy and Building Permit Final: Prior to allowing occupancy and/or final building permit signoff for any and/or all buildings, the applicant shall have the voluntary public parking improvements installed and accepted by the City, and the design engineer shall submit as-built drawings to the City. DPR 523A (1/95) *Required information Page 1 of 2 *Resource Name or #: B.O. Curry Building P1. Other Identifier: Campbell Historic Resource *P2. Location:  Not for Publication  Unrestricted *a. County Santa Clara and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T; R ; ¼ of ¼ of Sec ; B.M. c. Address 401-415 E. Campbell Ave. City Campbell Zip 95008 d. UTM: (Give more than one for large and/or linear resources) Zone , mE/ mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc., as appropriate) APN: 279-41-008/9 *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) Two-story building. Exterior wall material is brick and stucco. Roof shape is false front; there is a tower on the southeast corner of the building. Two sash windows on the second floor; rectangular windows with metal frames on the first floor. Running along the front and east side of the building, between the first and second floor, is a roof styled porch. *P3b. Resource Attributes: (List attributes and codes) Commercial *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.) P5b. Description of Photo: (view, date, accession #) Front Façade, 07/12/07 *P6. Date Constructed/Age and Source:  Historic  Prehistoric  Both Built, 1913 *P7. Owner and Address: Bob Dodge *P8. Recorded by: (Name, affiliation, and address) Kevin Tokunaga City of Campbell 70 N. First Street Campbell, CA 95008 *P9. Date Recorded: 9/1998 *P10. Survey Type: (Describe) Inventory Update *P11. Report Citation: (Cite survey report and other sources, or enter "none.") 1977-78 Survey *Attachments: NONE Location Map Continuation Sheet  Building, Structure, and Object Record State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code Other Listings Review Code Reviewer Date P5a. Photograph or Drawing (Photograph required for buildings, structures, and objects.) DPR 523A (1/95) *Required information Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record  Other (List): DPR 523A (1/95) *Required information *NRHP Status Code Page 2 of 2 *Resource Name or # (Assigned by recorder) B1. Historic Name: B.O. Curry Building B2. Common Name: B3. Original Use: Commercial B4. Present Use: Commercial *B5. Architectural Style: California Mission Revival *B6. Construction History: (Construction date, alterations, and date of alterations) Built, 1913. *B7. Moved?  No Yes Unknown Date: Original Location: *B8. Related Features: B9a. Architect: unknown b. Builder: B.O. Curry *B10. Significance: Theme Architecture Area Period of Significance Property Type Commercial Applicable Criteria (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) Built by well known Campbell realtor B.O. Curry, the structure had for years housed the corner local drug store, including Dr. Beall’s and Clark’s drug store. Other occupants were Horace Lee and Mathis Grocery Stores in addition to the Campbell Post Office in 1922. B11. Additional Resource Attributes: (List attributes and codes) *B12. References: 1977-78 Survey B13. Remarks: *B14. Evaluator: See P8 *Date of Evaluation: See P9 State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# BUILDING, STRUCTURE, AND OBJECT RECORD (This space reserved for official comments.) 1. THIS SHEET IS PART OF A SET & 1. THIS SHEET IS PART OF A SET & IS NOT TO BE USED ALONE.IS NOT TO BE USED ALONE. 2. THIS SHEET IS NOT FOR 2. THIS SHEET IS NOT FOR CONSTRUCTION UNTIL THE ARCHITECT'S CONSTRUCTION UNTIL THE ARCHITECT'S STAMP & SIGNATURE ARE ON THIS STAMP & SIGNATURE ARE ON THIS SHEET.SHEET. 3. THESE PLAN & PRINTS ARE OWNED 3. THESE PLAN & PRINTS ARE OWNED BY THE ARCHITECT & ARE FOR USE ON BY THE ARCHITECT & ARE FOR USE ON THIS PROJECT ONLY.REPRODUCTION THIS PROJECT ONLY.REPRODUCTION AND/OR DISTRIBUTION WITHOUT THE AND/OR DISTRIBUTION WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT IS WRITTEN CONSENT OF THE ARCHITECT IS FORBIDDEN.FORBIDDEN. CHECKED:CHECKED: SCALE:SCALE: DATE:DATE: JOB No.:JOB No.: SHEET No.:SHEET No.: DRAWN:DRAWN: SHEET TITLE:SHEET TITLE: CONTRACTOR CONTRACTOR PROJECT:PROJECT: GENERAL NOTES:GENERAL NOTES: REVISIONSREVISIONS GCGC GCGC 11/03/202211/03/2022 22-5-08-CAMPBELL22-5-08-CAMPBELL AP0.1AP0.1 PLANNING COVER SHEETPLANNING COVER SHEET 415 E CAMPBELL AVE. STE 100.415 E CAMPBELL AVE. STE 100. CAMPBELL, CA 95008CAMPBELL, CA 95008 415 E415 E CAMPBELL LLCAMPBELL LL IMPROVMENTSIMPROVMENTS DIRECTORY CITY STAMP SHEET LIST NOTE: THIS IMAGE IS FOR CHARACTER PURPOSES ONLY. USE THIS ENTIRE SET FOR COMPLETE CONSTRUCTION INFORMATION PROJECT SUMMARY APN 279-41-008 CONSTRUCTION TYPE VB OCCUPANCY B/M/A2 OCCUPANT LOAD MATCH NUMBER FROM SCHEDULE ZONING C-3, CENTRAL BUSINESS DISTRICT SPRINKLED NO STORIES 2 AREA OF WORK # SQFT GROSS LOT AREA 5,850 SQFT EXISTING FLOOR AREA 9,485 SQFT NET LOT AREA 5,850 SQFT APPLIED CODES •• ••••• 2019 CALIFORNIA BUILDING CODE2019 CALIFORNIA GREEN BUILDING STANDARDS2019 CALIFORNIA FIRE CODE2019 CALIFORNIA MECHANICAL CODE2019 CALIFORNIA ELECTRICAL CODE2019 CALIFORNIA PLUMBING CODEALONG WITH ANY OTHER APPLICABLE LOCAL AND STATE LAWS AND REGUALTIONS PROJECT DESCRIPTION VICINITY MAP AP0.1 PLANNING COVER SHEET AP0.3 EXISTING SITE PHOTOS AP1.0 PLANNING SITE PLAN AP1.6 DEMO ELEVATIONS AP3.1 PLANNING EXTERIOR ELEVATIONS FIRE DEPT NOTES CLIENT NEWMARK | KEVIN CUNNINGHAM415 E. CAMPBELL AVE, SUITE 100 CAMPBELLSAN JOSE, CA , 95008PHONE: 650-688-8521EMAIL: Kevin.Cunningham@nmrk.com ARCHITECTURE TOPA ARCHTECTURE | GENO CATALANO1150 N. 1ST ST. STE 140SAN JOSE, CA 95112PHONE: (408)320-0248EMAIL: geno@topaarchitecture.com 415 E. CAMPBELL LL IMPROVEMENTS TENANT IMPROVEMENT | REMODEL 415 E CAMPBELL AVE. STE 100. CAMPBELL, CA 95008 SITE 1. 2. REMOVE EXTERIOR CANOPIES AND PATCH THE HOLES LEFT BEHIND.REPAINT THE EXTERIOR AS NOTED ON THE EXTERIOR ELEVATIONS FAR 9,575/5,850 = 1.63 NEW TOTAL AREA 9,575 SQFT FRONT SETBACK N/A REAR SETBACK SIDE SETBACK N/A N/A 1.TYPE 'A' FIRE EXTEINGUISHER TO BE WITHIN 75' OF ANY GIVEN AREA No.No.DescriptionDescription DateDate 11 Redlines from CityRedlines from City 02/14/202302/14/2023 1 1 1 1 (E) BUILDING FOOT PRINT A B C DG E H 1. THIS SHEET IS PART OF A SET & 1. THIS SHEET IS PART OF A SET & IS NOT TO BE USED ALONE.IS NOT TO BE USED ALONE. 2. THIS SHEET IS NOT FOR 2. THIS SHEET IS NOT FOR CONSTRUCTION UNTIL THE ARCHITECT'S CONSTRUCTION UNTIL THE ARCHITECT'S STAMP & SIGNATURE ARE ON THIS STAMP & SIGNATURE ARE ON THIS SHEET.SHEET. 3. THESE PLAN & PRINTS ARE OWNED 3. THESE PLAN & PRINTS ARE OWNED BY THE ARCHITECT & ARE FOR USE ON BY THE ARCHITECT & ARE FOR USE ON THIS PROJECT ONLY.REPRODUCTION THIS PROJECT ONLY.REPRODUCTION AND/OR DISTRIBUTION WITHOUT THE AND/OR DISTRIBUTION WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT IS WRITTEN CONSENT OF THE ARCHITECT IS FORBIDDEN.FORBIDDEN. CHECKED:CHECKED: SCALE:SCALE: DATE:DATE: JOB No.:JOB No.: SHEET No.:SHEET No.: DRAWN:DRAWN: SHEET TITLE:SHEET TITLE: CONTRACTOR CONTRACTOR PROJECT:PROJECT: GENERAL NOTES:GENERAL NOTES: REVISIONSREVISIONS 3/32" = 1'-0" 3/32" = 1'-0" GCGC RTRT 11/03/202211/03/2022 22-5-08-CAMPBELL22-5-08-CAMPBELL AP0.3AP0.3 EXISTING SITE PHOTOSEXISTING SITE PHOTOS 415 E CAMPBELL AVE. STE 100.415 E CAMPBELL AVE. STE 100. CAMPBELL, CA 95008CAMPBELL, CA 95008 415 E415 E CAMPBELL LLCAMPBELL LL IMPROVMENTSIMPROVMENTS 3/32" = 1'-0"1PHOTO KEY PLAN AB C D E - HISTORICAL PHOTO CIRCA 1950 G H - HISTORICAL PHOTO CIRCA 1984 No.No.DescriptionDescription DateDate SITE PLAN KEYNOTES 1 (E) ACCESSIBLE PARKING TO REMAIN 2 (E) PARKING STALLS TO REMAIN GENERAL NOTES • • • •• ACCESSIBLE PATH OF TRAVEL, PER CBC 11B-403 NOTES:MUST BE CONTINUOUSLY ACCESSIBLE W/ WALKING DIRECTIONAL SLOPE MAX OF 5% AND CROSS SLOPE MAX OF 2%MUST HAVE MAX SLOPE OF 2% IN ANY DIRECTION IN LOADING AREAS AND AT EACH TURN OF INTERSECTION OF PATHS OF TRAVELHAVE A MAX OF 1/4" CHANGE IN ELEVATION W/O BEVELED EDGE. 1/2" CHANGE IN ELEVATION W/ BEVELED EDGE NOT STEEPER THAN 1:2IS MIN 48" IN WIDTHWHERE NECCESSARY TO CHANGE ELEVATION AT A SLOPE EXCEEDING 5%, SHALL HAVE PEDESTRIAN RAMPS 3 (E) ELECTRICAL TRANSFORMER TO REMAIN 4 (E) ACCESSIBLE PARKING SIGN TO REMAIN 5 (E) BOLLARDS TO REMAIN 6 NO SCOPE AINSLEY PARK ALLEY ALLEYE CAMPBELL AVE CI V I C C E N T E R D R (E) BUILDING FOOT PRINT (E) AINSLEY CAPITAL MANAGMENT 1 2 34 5 2 6 6 69' - 0"18' - 0" AP3.1 1 AP3.12 1. THIS SHEET IS PART OF A SET & 1. THIS SHEET IS PART OF A SET & IS NOT TO BE USED ALONE.IS NOT TO BE USED ALONE. 2. THIS SHEET IS NOT FOR 2. THIS SHEET IS NOT FOR CONSTRUCTION UNTIL THE ARCHITECT'S CONSTRUCTION UNTIL THE ARCHITECT'S STAMP & SIGNATURE ARE ON THIS STAMP & SIGNATURE ARE ON THIS SHEET.SHEET. 3. THESE PLAN & PRINTS ARE OWNED 3. THESE PLAN & PRINTS ARE OWNED BY THE ARCHITECT & ARE FOR USE ON BY THE ARCHITECT & ARE FOR USE ON THIS PROJECT ONLY.REPRODUCTION THIS PROJECT ONLY.REPRODUCTION AND/OR DISTRIBUTION WITHOUT THE AND/OR DISTRIBUTION WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT IS WRITTEN CONSENT OF THE ARCHITECT IS FORBIDDEN.FORBIDDEN. CHECKED:CHECKED: SCALE:SCALE: DATE:DATE: JOB No.:JOB No.: SHEET No.:SHEET No.: DRAWN:DRAWN: SHEET TITLE:SHEET TITLE: CONTRACTOR CONTRACTOR PROJECT:PROJECT: GENERAL NOTES:GENERAL NOTES: REVISIONSREVISIONS As indicatedAs indicated GCGC GCGC 11/03/202211/03/2022 22-5-08-CAMPBELL22-5-08-CAMPBELL AP1.0AP1.0 PLANNING SITE PLANPLANNING SITE PLAN 415 E CAMPBELL AVE. STE 100.415 E CAMPBELL AVE. STE 100. CAMPBELL, CA 95008CAMPBELL, CA 95008 415 E415 E CAMPBELL LLCAMPBELL LL IMPROVMENTSIMPROVMENTS 1" = 10'-0"1PLANNING SITE PLAN CITY STAMP NORTHTRUEPROJECT No.No.DescriptionDescription DateDate 1ST FLOOR FFL0' - 0" ROOF27' - 6" 2ND FLOOR FFL14' - 0" 11.922.13 4 5 6 3 1 5 4 44 5 5 53 1 666 6 7 1 222 5 5 5 7 1ST FLOOR FFL0' - 0" ROOF27' - 6" 2ND FLOOR FFL14' - 0" ABC D 1 222 3 3 44 4 55 1 66 7 555 1 1 5 1 77 6 DEMO ELEVATION KEYNOTES 1 (E) WALL TO REMAIN 2 (E) CANOPY TO BE REMOVED. FILL HOLESAND PATCH AND REPAIR STUCCO. TEXTURETO MATCH (E) AND PREP FOR (N) PAINT 3 (E) ROOF TO REMAIN 4 (E) WINDOW TO REMAIN. PREP FRAMES FOR(E) PAINT 5 (E) BRICK ACCENT TO REMAIN AND BECLEANED 6 (E) STOREFRONT TO REMAIN. PROTECT FROMDAMAGE AND DEBRIS DURINGCONSTRUCTION 7 (E) DOOR TO REMAIN 8 -NOT USED- 9 -NOT USED-1 1. THIS SHEET IS PART OF A SET & 1. THIS SHEET IS PART OF A SET & IS NOT TO BE USED ALONE.IS NOT TO BE USED ALONE. 2. THIS SHEET IS NOT FOR 2. THIS SHEET IS NOT FOR CONSTRUCTION UNTIL THE ARCHITECT'S CONSTRUCTION UNTIL THE ARCHITECT'S STAMP & SIGNATURE ARE ON THIS STAMP & SIGNATURE ARE ON THIS SHEET.SHEET. 3. THESE PLAN & PRINTS ARE OWNED 3. THESE PLAN & PRINTS ARE OWNED BY THE ARCHITECT & ARE FOR USE ON BY THE ARCHITECT & ARE FOR USE ON THIS PROJECT ONLY.REPRODUCTION THIS PROJECT ONLY.REPRODUCTION AND/OR DISTRIBUTION WITHOUT THE AND/OR DISTRIBUTION WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT IS WRITTEN CONSENT OF THE ARCHITECT IS FORBIDDEN.FORBIDDEN. CHECKED:CHECKED: SCALE:SCALE: DATE:DATE: JOB No.:JOB No.: SHEET No.:SHEET No.: DRAWN:DRAWN: SHEET TITLE:SHEET TITLE: CONTRACTOR CONTRACTOR PROJECT:PROJECT: GENERAL NOTES:GENERAL NOTES: REVISIONSREVISIONS 1/4" = 1'-0" 1/4" = 1'-0" GCGC GCGC 11/03/202211/03/2022 22-5-08-CAMPBELL22-5-08-CAMPBELL AP1.6AP1.6 DEMO ELEVATIONSDEMO ELEVATIONS 415 E CAMPBELL AVE. STE 100.415 E CAMPBELL AVE. STE 100. CAMPBELL, CA 95008CAMPBELL, CA 95008 415 E415 E CAMPBELL LLCAMPBELL LL IMPROVMENTSIMPROVMENTS 1/4" = 1'-0"2DEMO ELEVATION EAST 1/4" = 1'-0"1DEMO ELEVATION SOUTH CITY STAMP No.No.DescriptionDescription DateDate 11 Redlines from CityRedlines from City 02/14/202302/14/2023 EXTERIOR ELEVATION KEYNOTES 1 -NOT USED- 2 -NOT USED- GENERAL NOTES 1.2.ALL EXTERIOR BRICK TO REMAIN. CLEAN AND REPAIR AS NEEDED(E) ROOF NOT IN SCOPE 3 -NOT USED- 4 FILL HOLES FROM REMOVED CANOPIES.PATCH AND REPAIR STUCCO. TEXTURE TOMATCH (E) AND PAINT PER FINISH SCHEDULE EXTERIOR FINISH SCHEDULE E-1 BENJAMIN MOORE NEW EXTERIOR PAINT COLOR AS INDICATED GC TO PREP STUCCO FOR NEW PAINT - P-1 BENJAMIN MOORE EXTERIOR PAINT WHITE DOVE OC-17 STUCCO P-2 BENJAMIN MOORE EXTERIOR PAINT KENDALL CHARCOAL HC-166 TRIM AND ACCENTS MATERIALS COLORS AND FINISHES NOTES:FINISH SUBSTITUTIONS TO BE APPROVED BY OWNER/ARCHITECT PRIOR TO ORDER/INSTALLATION 1ST FLOOR FFL0' - 0" ROOF27' - 6" 2ND FLOOR FFL14' - 0" ABC D 44 4 E-1 P-2 TYP E-1 P-1 1ST FLOOR FFL0' - 0" ROOF27' - 6" 2ND FLOOR FFL14' - 0" 11.922.134 5 6 44 4 E-1 P-1 E-1 P-2 TYP E-1 P-1 1. THIS SHEET IS PART OF A SET & 1. THIS SHEET IS PART OF A SET & IS NOT TO BE USED ALONE.IS NOT TO BE USED ALONE. 2. THIS SHEET IS NOT FOR 2. THIS SHEET IS NOT FOR CONSTRUCTION UNTIL THE ARCHITECT'S CONSTRUCTION UNTIL THE ARCHITECT'S STAMP & SIGNATURE ARE ON THIS STAMP & SIGNATURE ARE ON THIS SHEET.SHEET. 3. THESE PLAN & PRINTS ARE OWNED 3. THESE PLAN & PRINTS ARE OWNED BY THE ARCHITECT & ARE FOR USE ON BY THE ARCHITECT & ARE FOR USE ON THIS PROJECT ONLY.REPRODUCTION THIS PROJECT ONLY.REPRODUCTION AND/OR DISTRIBUTION WITHOUT THE AND/OR DISTRIBUTION WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT IS WRITTEN CONSENT OF THE ARCHITECT IS FORBIDDEN.FORBIDDEN. CHECKED:CHECKED: SCALE:SCALE: DATE:DATE: JOB No.:JOB No.: SHEET No.:SHEET No.: DRAWN:DRAWN: SHEET TITLE:SHEET TITLE: CONTRACTOR CONTRACTOR PROJECT:PROJECT: GENERAL NOTES:GENERAL NOTES: REVISIONSREVISIONS 1/4" = 1'-0" 1/4" = 1'-0" GCGC GCGC 11/03/202211/03/2022 22-5-08-CAMPBELL22-5-08-CAMPBELL AP3.1AP3.1 PLANNING EXTERIORPLANNING EXTERIOR ELEVATIONSELEVATIONS 415 E CAMPBELL AVE. STE 100.415 E CAMPBELL AVE. STE 100. CAMPBELL, CA 95008CAMPBELL, CA 95008 415 E415 E CAMPBELL LLCAMPBELL LL IMPROVMENTSIMPROVMENTS CITY STAMP 1/4" = 1'-0"1 PLANNING SOUTH EXTERIORELEVATION 1/4" = 1'-0"2PLANNING EAST EXTERIOR ELEVATION No.No.DescriptionDescription DateDate Item No. 2 City of Campbell ∙ Historic Preservation Board Staff Report ∙ February 22, 2023 PLN-2022-145 TOPA Architecture Public Hearing to consider the request of TOPA Architecture to allow the exterior façade alteration, including repainting and the removal of existing awnings, of an existing commercial building listed on the Campbell Historic Resource Inventory as a designated structure of merit, commonly known as the B.O. Curry Building, for property located at 415 E Campbell Avenue in the C-3 (Central Business District) Zoning District. (Resolution/Roll Call Vote). The application under consideration includes Tier 1 Historic Resource Alteration Permit and Site and Architectural Review Permit. File No.: PLN- 2022-145 STAFF RECOMMENDATION That the Historic Preservation Board take the following action: 1. Adopt a Resolution (reference Attachment 1 – Draft Resolution), recommending that the Planning Commission approve of a Tier 1 Historic Resource Alteration Permit and Site and Architectural Review Permit (PLN-2022-145). ENVIRONMENTAL DETERMINATION Staff recommends that the Historic Preservation Board find that this project is Categorically Exempt under Section 15301, Class 1, of the California Environmental Quality Act (CEQA), pertaining to minor alterations to existing structures. PROJECT DATA Zoning Designation: C-3 (Central Business District) General Plan Designation: Central Commercial Net Lot Area: 5,850 square-feet Gross Lot Area: 7,800 square-feet Building Height: 37 feet 45 feet (Max. Allowed) Building Square Footage: First Story: 5,317 square feet Second Story: 4,168 square feet Total Floor Area: 9,575 square feet Floor Area Ratio (FAR): 1.62 (9,485 sq. ft.) 1.5 (8,775 sq. ft.) (Max. Allowed)1 1 The existing floor area ratio exceeds the allowable 1.5 ratio as set in both the Zoning Ordinance and Downtown Development Plan but is allowed to continue as a legal non-conforming structure through CMC Section 21.58.050(B). Staff Report – Historic Preservation Board Meeting of February 22, 2023 Page 2 of 6 PLN-2022-145 ~ 415 E Campbell Ave. DISCUSSION Project Site: The project site is a 5,850 square-foot parcel located on the north side of East Campbell Avenue, between North Central Avenue and Harrison Avenue, in Downtown Campbell, as shown on the aerial map, below. The property is developed with a two-story, multi-tenant, commercial building commonly known as the B. O. Currey Building. Constructed in 1913 in the California Mission Revival architectural style, this building was added the City’s Historic Resource Inventory (HRI) in the initial 1984 list as a Structure of Merit, per a 1977 survey (reference Attachment 2– Historic Survey). According to the Department of Parks and Recreation (DPR) form for the property, the building initially served as a pharmacy on the first floor, and a real estate office on the second story for its builder, B. O. Currey (reference Attachment 3 – DPR Form). Currently, the building’s tenants consist of a restaurant and a vacant retail space on the ground floor, and office space on the second-story. Proposal: The application for a Site and Architectural Review Permit and a Tier 1 Historic Resource Alteration Permit would allow the interior remodel and exterior façade alteration, including repainting and the removal of existing awnings (reference Attachment 4 – Project Plans). As shown below, the six existing awnings erected above the second story windows would be removed to reveal more of the building’s original façade.2 2 The front elevation drawing shows removal and relocation of the left-side storefront. However, this particular change has been removed from the project scope. Staff Report – Historic Preservation Board Meeting of February 22, 2023 Page 3 of 6 PLN-2022-145 ~ 415 E Campbell Ave. By removing the awnings, the prominent, original multi-light wood casement windows would be more visible from the public right of way, resulting in an enhanced expression of the building's historical integrity, as these windows are character-defining features of the Spanish Colonial Architectural Style, of which the Mission Revival Style is a subset. ANALYSIS Review Process: Campbell Municipal Code (CMC) 21.33.070.B.2 specifies that all discretionary applications affecting an historic resource shall be reviewed in accordance with section 21.33.080 (Tier 1 Permit). As such, the application for a Site and Architectural Review Permit to allow the proposed exterior alterations also requires consideration of a Tier 1 Historic Resource Alteration Permit. In review of this request, the Board will serve as the recommending body to the Planning Commission. This application will also be reviewed by the Site and Architectural Review Committee (SARC), including the Board's SARC advisor. Findings for Approval: In order to recommend approval of the Tier 1 Historic Resource Alteration Permit and Site and Architectural Review Permit the Board must affirmatively determine the project meets findings for approval. Findings establish the evidentiary basis for a City's decision to grant or deny a land use approval and to impose conditions of approval necessary to meet the findings. The following identifies each of the applicable findings in italics followed by staff's analysis of the consistency of the proposed project. Site and Architectural Review Permit Findings: 1. The project will be consistent with the general plan; As a commercial building that supports ground-level pedestrian-oriented activity through retail and restaurant uses on the first-story and office use on the second-story, the existing building is consistent with the Central Commercial General Plan land use designation for the project site. Central Commercial: The Central Commercial designation is used for the heart of Campbell including parts of Campbell and Winchester Avenues in Downtown Campbell. This area is intended to provide shopping, services and entertainment within a pedestrian oriented, urban environment. Building forms in this designation edge the street and should include retail commercial uses on the ground floor with either office or residential uses on the second and third floors. Furthermore, as notable structure in the City's Downtown, the proposed action to restore the building’s façade by removing non-authentic awnings and maintaining the existing façade treatment through re-painting, the proposed project supports the following General Plan policies and strategies. These policies and strategies call for restoring and maintaining traditional features and details, especially within the Downtown and on historic resources. Strategy LUT-9.3d: Building Design: Design buildings to revitalize streets and public spaces by orienting the building to the to the street, including human scale details and massing that engages the pedestrian. Policy LUT-8.1: Historic Buildings, Landmarks and Districts and Cultural Resources: Preserve, rehabilitate or restore the City’s historic buildings, landmarks, districts and cultural resources and retain the architectural integrity of established building patterns within historic residential neighborhoods to preserve the cultural heritage of the community. Strategy LUT-9.3j: Landmark Preservation: Encourage preservation of existing landmark features on buildings and on building sites. Staff Report – Historic Preservation Board Meeting of February 22, 2023 Page 4 of 6 PLN-2022-145 ~ 415 E Campbell Ave. Strategy LU-4.1a: The historic character of Downtown shall be preserved through the protection and restoration of its historic buildings and landmarks. Policy CNR-1.1: Historic Resource Preservation: Ensure that the City and its citizens preserve historic resources as much as possible. 2. The project will aid in the harmonious development of the immediate area; and The proposed project will positively contribute to the established Downtown Campbell streetscape, because the removal of the existing awnings and repainting of the building aids in the restoration of the original building facade based on photographic evidence (reference Attachment 5 – Historic Photographs). This restoration complements the traditional context of the Downtown and removes contemporary features that compromise the historic value of the building and surrounding neighborhood. 3. The project is consistent with applicable adopted design guidelines, development agreement, overlay district, area plan, neighborhood plan, and specific plan(s). Review of this Site and Architectural Review Permit and Historic Resource Alteration Permit application is governed by the C-3 Zoning District's Design Standards (CMC Sec. 21.10.060.I) which provides development standards (e.g., height, setback, floor area ratio, etc.) as well as design guidelines in terms of building scale and mass, form and composition, storefronts, and materials colors and finishes. The proposed alterations to the building are in conformance with these standards, particularly, the “materials, colors, and finishes” section, as the proposal establishes an intentional color scheme representative of Spanish Colonial Revival Architecture. The proposal is further governed by the Downtown Development Plan which encourages small scale buildings with traditional features that activate pedestrian oriented spaces. The restoration of the original façade through removal of awnings and maintenance of siding through repainting is consistent with these policies and strategies because the proposed action aids in the preservation of traditional architectural styles, building articulations, and details in the downtown. Policy D-1.2: Building Articulation: Given the unique character of the Downtown district, new development and major rehabilitation projects shall incorporate the traditional architectural style, articulation and details that reflect the City’s history and promote its future. Strategy D-2.1f: Attention to detail should be given to elevations that include a mix of finishing materials, façade ornamentation, lighting, flower boxes and storefront articulation that reinforces the attention given to the pedestrian. Policy D-4.1: Historic Preservation and Redevelopment Compatibility: The small town character of Downtown Campbell shall be maintained by encouraging the preservation of important historic resources, promoting the improvement of existing properties and businesses, and encouraging new development compatible in design with existing and newly approved development. Strategy LU-4.1a: The historic character of Downtown shall be preserved through the protection and restoration of its historic buildings and landmarks. Historic Alteration Permit Findings 1. The proposed action is consistent with the purposes of this chapter and the applicable requirements of the Municipal Code; Staff Report – Historic Preservation Board Meeting of February 22, 2023 Page 5 of 6 PLN-2022-145 ~ 415 E Campbell Ave. This proposed action is consistent with the procedures outlined in both CMC Chapter 21.33 and CMC Section 21.42.020 because as outlined, façade alterations to historic structures require the approval of both a Site and Architectural Review Permit and a Historic Resource Alteration Permit. Per CMC Section 21.33.080(B), the Historic Preservation Board shall conduct a public hearing to review this type of application for consistency with the CMC and applicable design guidelines and make a recommendation to the approving body. 2. The proposed action is consistent with the applicable design guidelines, including, but not limited to, the Historic Design Guidelines for Residential Buildings; As noted, in the discussion for Finding #3, the project will be consistent with the Downtown Development Plan. Of note, although fabric awnings are encouraged in the downtown by Downtown Development Plan Strategy D-1.2d, in this instance, the existing awnings were added to the historic building outside the period of significance and are not authentic to the architectural style. These awnings obfuscate the building's historic integrity, and therefore, removal would be consistent with Downtown Development Plan Policy D-1.2, which calls for the preservation of traditional architectural styles, building articulations, and details in the downtown. 3. The proposed action will not have a significant impact on the aesthetic, architectural, cultural, or engineering interest or historical value of the historic resource or district; and The proposed project will not significantly impact the integrity of the historic resource, because the removal of the awnings is a minor change to the property that will not structurally alter the building. Further, the awnings are not character defining features, nor are they original to the building, such that their removal will not dimmish the architectural style, nor the historic value of the building. 4. The proposed action is consistent with the Secretary of the Interior's Standards, as follows: a. The proposed action will preserve and retain the historic character of the historic resource and will be compatible with the existing historic features, size, massing, scale and proportion, and materials. The proposed project is consistent with this standard because the removal of the existing awnings will further reveal the building’s façade to its original state as described above. The action does not propose to remove any historic materials or features that specifically characterize this property, nor does it diminish and/or obscure any existing historic defining features. b. The proposed action will, to the greatest extent possible, avoid removal or significant alteration of distinctive materials, features, finishes, and spatial relationships that characterize the historic resource. Based on the provided historic, photographic evidence, right, the awnings were not original features of the building, and therefore their removal will not affect any of the character defining features of the Spanish Colonial Revival Architectural Style. Staff Report – Historic Preservation Board Meeting of February 22, 2023 Page 6 of 6 PLN-2022-145 ~ 415 E Campbell Ave. c. Deteriorated historic features will be repaired rather than replaced to the greatest extent possible. The proposed work aims to restore the original features to the greatest extent possible, because the repainting, rather than refacing of the building, shall maintain the original siding. As recommended by the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings, historic materials shall be protected where possible through the application of paint or other paint-like coatings with colors that are appropriate to the building or architectural style. d. New additions will be differentiated from the historic resource and will be constructed such that the essential form and integrity of the historic resource shall be protected if the addition is removed in the future. No new additions are proposed as part of this project scope, therefore there is no need to differentiate the proposed project from the original historic resource. The applicant’s original proposal included a 90 square-foot addition to the first-story, consistent with the building’s original footprint. Due to the FAR regulations within the Downtown Development Plan, however, the applicant is unable to increase the building size as the current lot’s FAR exceeds the allowable 1.5.3 Public Comment: No public comment was received on this application. Attachments: 1. Draft Resolution 2. Historic Survey 3. DPR Form 4. Project Plans 5. Historic Photographs Prepared by: Larissa Lomen, Assistant Planner Reviewed by: Daniel Fama, Senior Planner Approved by: Rob Eastwood, Community Development Director 3 The new 2040 General Plan, due to be considered by the City Council this Spring, may allow for this request. RESOLUTION NO. XXXX BEING A RESOLUTION OF THE HISTORIC PRESERVATION BOARD OF THE CITY OF CAMPBELL RECOMMENDING THAT THE PLANNING COMMISSION APPROVE A SITE AND ARCHITECTURAL REVIEW PERMIT AND TIER 1 HISTORIC RESOURCE ALTERATION PERMIT TO ALLOW THE INTERIOR REMODEL AND EXTERIOR FAÇADE ALTERATION, INCLUDING REPAINTING AND THE REMOVAL OF EXISTING AWNINGS, OF AN EXISTING COMMERCIAL BUILDING LISTED ON THE CAMPBELL HISTORIC RESOURCE INVENTORY AS A DESIGNATED STRUCTURE OF MERIT, COMMONLY KNOWN AS THE B.O. CURRY BUILDING, FOR PROPERTY LOCATED AT 415 E CAMPBELL AVENUE IN THE C-3 (CENTRAL BUSINESS DISTRICT). FILE NO.: PLN-2022-145 After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. The Historic Preservation Board finds as follows with regard to the recommended approval of a Site and Architectural Review Permit and a Tier 1 Historic Resource Alteration Permit: 1. The Proposed Project is an application for a Site and Architectural Review Permit and a Tier 1 Historic Resource Alteration Permit (PLN-2022-145) to allow the interior remodel and exterior façade alteration, including repainting and the removal of existing awnings, of an existing commercial building listed on the Campbell Historic Resource Inventory as a designated structure of merit, commonly known as the B.O. Curry Building. 2. The project site is a 5,850 square-foot parcel located on the north side of East Campbell Avenue, between North Central Avenue and Harrison Avenue, in Downtown Campbell. 3. The Project Site is zoned C-3 (Central Business District) as shown on the Campbell Zoning Map. 4. The Project Site is designated Central Commercial as shown on the Campbell General Plan Map. 5. The Subject Property is developed with a two-story, multi-tenant, commercial building commonly known as the B. O. Currey Building. Constructed in 1913 in the California Mission Revival architectural style, this building was added the City’s Historic Resource Inventory (HRI) as a structure of merit in 1984. 6. When reviewed against the Secretary of the Interior's Standards, the proposed project would satisfy the applicable criteria in that the removal of the non-authentic awnings and repainting of the façade would continue to be a faithful representation of the original building, without creating a false historical appearance. Historic Preservation Board Resolution No. XXXX Page 2 of 4 PLN-2022-145 – S/A Review Permit &Tier 1 Historic Resource Alteration Permit 415 E. Campbell Ave. 7. Campbell Municipal Code (CMC) 21.33.070.B.2, that all discretionary applications affecting an historic resource shall be reviewed in accordance with section 21.33.080 (Tier 1 Permit). As such, the application for a Site and Architectural Review Permit to allow the proposed exterior alterations also requires consideration of a Tier 1 Historic Resource Alteration Permit. 8. Pursuant to CMC Section 21.33.080, a request for an Historic Resource Alteration Permit is considered by the Historic Preservation Board in a public hearing conducted in compliance with CMC Chapter 21.64. Upon conclusion of the public hearing, the Board shall provide a recommendation for approval or denial to the Planning Commission. 9. The Proposed Project would be consistent with the following General Plan policies and strategies: Strategy LUT-9.3d: Building Design: Design buildings to revitalize streets and public spaces by orienting the building to the to the street, including human scale details and massing that engages the pedestrian. Policy LUT-8.1: Historic Buildings, Landmarks and Districts and Cultural Resources: Preserve, rehabilitate or restore the City’s historic buildings, landmarks, districts and cultural resources and retain the architectural integrity of established building patterns within historic residential neighborhoods to preserve the cultural heritage of the community. Strategy LUT-9.3j: Landmark Preservation: Encourage preservation of existing landmark features on buildings and on building sites. Strategy LU-4.1a: The historic character of Downtown shall be preserved through the protection and restoration of its historic buildings and landmarks. Policy CNR-1.1: Historic Resource Preservation: Ensure that the City and its citizens preserve historic resources as much as possible. 10. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. 11. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 12. No substantial evidence has been presented which shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. Based upon the foregoing findings of fact, the Historic Preservation Board further finds and concludes that: Site and Architectural Review Permit Finding (CMC Sec. 21.42.060.B): 1. The project will be consistent with the general plan; Historic Preservation Board Resolution No. XXXX Page 3 of 4 PLN-2022-145 – S/A Review Permit &Tier 1 Historic Resource Alteration Permit 415 E. Campbell Ave. 2. The project will aid in the harmonious development of the immediate area; 3. The project is consistent with applicable adopted design guidelines, development agreement, overlay district, area plan, neighborhood plan, and specific plan(s); Historic Alteration Permit Findings (CMC Sec. 21.33.080.C): 4. The proposed action is consistent with the purposes of this chapter and the applicable requirements of the Municipal Code; 5. The proposed action is consistent with the applicable design guidelines, including, but not limited to, the Historic Design Guidelines for Residential Buildings; 6. The proposed action will not have a significant impact on the aesthetic, architectural, cultural, or engineering interest or historical value of the historic resource or district; and 7. The proposed action is consistent with the Secretary of the Interior's Standards, as follows: a. The proposed action will preserve and retain the historic character of the historic resource and will be compatible with the existing historic features, size, massing, scale and proportion, and materials. b. The proposed action will, to the greatest extent possible, avoid removal or significant alteration of distinctive materials, features, finishes, and spatial relationships that characterize the historic resource. c. Deteriorated historic features will be repaired rather than replaced to the greatest extent possible. d. New additions will be differentiated from the historic resource and will be constructed such that the essential form and integrity of the historic resource shall be protected if the addition is removed in the future. Environmental Finding(s) (CMC Sec. 21.38.050): 8. This project is Categorically Exempt under Section 15301 of the California Environmental Quality Act (CEQA) pertaining to existing facilities and Class 1 consisting of the minor alteration of an existing private structure; 9. There are no unusual circumstances that would prevent the project from qualifying as Categorically Exempt per Section 15300.2c of the CEQA Guidelines. THEREFORE, BE IT RESOLVED that the Historic Preservation Board recommends approval of a Site and Architectural Review Permit and Tier 1 Historic Resource Alteration Permit (PLN-2022-145) to allow the interior remodel and exterior façade alteration, including repainting and the removal of existing awnings, of an existing commercial building listed on the Campbell Historic Resource Inventory as a designated Historic Preservation Board Resolution No. XXXX Page 4 of 4 PLN-2022-145 – S/A Review Permit &Tier 1 Historic Resource Alteration Permit 415 E. Campbell Ave. structure of merit, commonly known as the B.O. Curry Building, for property located at 415 E Campbell Avenue, subject to the attached Conditions of Approval (attached Exhibit A). PASSED AND ADOPTED this 22nd day of February, 2023, by the following roll call vote: AYES: Members: NOES: Members: ABSENT: Members: ABSTAIN: Members: APPROVED: Todd Walter, Chair ATTEST: Daniel Fama, Secretary CONDITIONS OF APPROVAL PLN-2022-145 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 Planning Division 1. Approved Project: Approval is granted for a Site and Architectural Review Permit and Tier 1 Historic Resource Alteration Permit (PLN-2022-145) to allow the interior remodel and exterior façade alteration, including repainting and the removal of existing awnings, of an existing commercial building listed on the Campbell Historic Resource Inventory as a designated structure of merit, commonly known as the B.O. Curry Building, for property located at 415 E Campbell Avenue. The project shall substantially conform to the Project Plans included as Attachment No. 4 in the February 22, 2023 Historic Preservation Board Staff Report, except as may be modified by conditions of approval contained herein. 2. Permit Expiration: Approval of the Site and Architectural Review Permit and Tier 1 Historic Resource Alteration Permit ("Approval") shall be valid for one (1) year from the effective date of the Planning Commission action. Within this one-year period a building permit must be issued. 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. Timely Completion: Once under construction it shall be the obligation of the property owner and contractor to demonstrate continued progress on the project. In the event the building permit expires, the City may impose fines or exercise administrative remedies to compel timely completion of work. 5. Additional Alterations: Additional alterations to the subject structure, including, but not limited to the installation of awnings or wall-mounted heaters or a change in building colors, may be approved administratively by the Community Development Director only if such changes would not alter the character-defining features of the structure pursuant to CMC Sec. 21.33.070.B.1.a.(1). All other changes shall require a Modification to this Approval with issuance of a Historic Resource Alteration Permit (Tier 1). 6. Signage: All signage shall require separate approval of a Sign Permit in compliance with Campbell Municipal Code (CMC) 21.30.080.A Exhibit A – Conditions of Approval ~ 415 E Campbell Ave. Page 2 PLN-2022-145 – S/A Review Permit & Tier I Historic Resource Alteration Permit 7. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site in compliance with City of Campbell Lighting Design Standards (CMC 21.18.090). The design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director. Lighting fixtures shall be of a decorative design to be compatible with the residential development and shall incorporate energy saving features. 8. 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. 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 9. Permit Required: A building permit application shall be required for the proposed project. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 10. Conditions of Approval: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 11. Construction Fencing: The property shall be properly enclosed with construction fencing to prevent unauthorized access to the site during construction. The construction site shall be secured to prevent vandalism and/or theft during hours when no work is being done. All protected trees shall be fenced to prevent damage to root systems in compliance with the Standards for Tree Protection During Construction. PUBLIC WORKS DEPARTMENT 12. Plans / Encroachment Permit / Fees / Deposits: The plan is showing work in City owned property to install detectable warning surface and “No Parking” pavement Exhibit A – Conditions of Approval ~ 415 E Campbell Ave. Page 3 PLN-2022-145 – S/A Review Permit & Tier I Historic Resource Alteration Permit marking in the existing access aisle of the ADA parking stall. Prior to issuance of any building permits for the site, the applicant shall cause plans for public improvements to be prepared by a registered civil engineer, pay various fees and deposits, 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. The plans shall include the following, unless otherwise approved by the City Engineer: a. Installation of detectable warning surface. The detectable warning surface shall be precast 1’ x 1’ x 2” ADA compliant warning concrete pavers – Wassau Terra pavers, ADA 2 – 60, as manufactured by Wassau Tile or approved equal. The plan is showing the detectable warning surface in the sidewalk area that is sloped toward the area drain. Detectable warning surface location and configuration will be determined during encroachment permit plan review stage. b. Installation of “No Parking” pavement marking will be determined during encroachment permit plan review stage. c. Construction of conforms to existing public and private improvements, as necessary. 13. Public Improvements Completed for Occupancy and Building Permit Final: Prior to allowing occupancy and/or final building permit signoff for any and/or all buildings, the applicant shall have the voluntary public parking improvements installed and accepted by the City, and the design engineer shall submit as-built drawings to the City. DPR 523A (1/95) *Required information Page 1 of 2 *Resource Name or #: B.O. Curry Building P1. Other Identifier: Campbell Historic Resource *P2. Location:  Not for Publication  Unrestricted *a. County Santa Clara and (P2c, P2e, and P2b or P2d. Attach a Location Map as necessary.) *b. USGS 7.5' Quad Date T; R ; ¼ of ¼ of Sec ; B.M. c. Address 401-415 E. Campbell Ave. City Campbell Zip 95008 d. UTM: (Give more than one for large and/or linear resources) Zone , mE/ mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, etc., as appropriate) APN: 279-41-008/9 *P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) Two-story building. Exterior wall material is brick and stucco. Roof shape is false front; there is a tower on the southeast corner of the building. Two sash windows on the second floor; rectangular windows with metal frames on the first floor. Running along the front and east side of the building, between the first and second floor, is a roof styled porch. *P3b. Resource Attributes: (List attributes and codes) Commercial *P4. Resources Present: Building Structure Object Site District Element of District Other (Isolates, etc.) P5b. Description of Photo: (view, date, accession #) Front Façade, 07/12/07 *P6. Date Constructed/Age and Source:  Historic  Prehistoric  Both Built, 1913 *P7. Owner and Address: Bob Dodge *P8. Recorded by: (Name, affiliation, and address) Kevin Tokunaga City of Campbell 70 N. First Street Campbell, CA 95008 *P9. Date Recorded: 9/1998 *P10. Survey Type: (Describe) Inventory Update *P11. Report Citation: (Cite survey report and other sources, or enter "none.") 1977-78 Survey *Attachments: NONE Location Map Continuation Sheet  Building, Structure, and Object Record State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI # PRIMARY RECORD Trinomial NRHP Status Code Other Listings Review Code Reviewer Date P5a. Photograph or Drawing (Photograph required for buildings, structures, and objects.) DPR 523A (1/95) *Required information Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record  Other (List): DPR 523A (1/95) *Required information *NRHP Status Code Page 2 of 2 *Resource Name or # (Assigned by recorder) B1. Historic Name: B.O. Curry Building B2. Common Name: B3. Original Use: Commercial B4. Present Use: Commercial *B5. Architectural Style: California Mission Revival *B6. Construction History: (Construction date, alterations, and date of alterations) Built, 1913. *B7. Moved?  No Yes Unknown Date: Original Location: *B8. Related Features: B9a. Architect: unknown b. Builder: B.O. Curry *B10. Significance: Theme Architecture Area Period of Significance Property Type Commercial Applicable Criteria (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.) Built by well known Campbell realtor B.O. Curry, the structure had for years housed the corner local drug store, including Dr. Beall’s and Clark’s drug store. Other occupants were Horace Lee and Mathis Grocery Stores in addition to the Campbell Post Office in 1922. B11. Additional Resource Attributes: (List attributes and codes) *B12. References: 1977-78 Survey B13. Remarks: *B14. Evaluator: See P8 *Date of Evaluation: See P9 State of California — The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI# BUILDING, STRUCTURE, AND OBJECT RECORD (This space reserved for official comments.) 1. THIS SHEET IS PART OF A SET & 1. THIS SHEET IS PART OF A SET & IS NOT TO BE USED ALONE.IS NOT TO BE USED ALONE. 2. THIS SHEET IS NOT FOR 2. THIS SHEET IS NOT FOR CONSTRUCTION UNTIL THE ARCHITECT'S CONSTRUCTION UNTIL THE ARCHITECT'S STAMP & SIGNATURE ARE ON THIS STAMP & SIGNATURE ARE ON THIS SHEET.SHEET. 3. THESE PLAN & PRINTS ARE OWNED 3. THESE PLAN & PRINTS ARE OWNED BY THE ARCHITECT & ARE FOR USE ON BY THE ARCHITECT & ARE FOR USE ON THIS PROJECT ONLY.REPRODUCTION THIS PROJECT ONLY.REPRODUCTION AND/OR DISTRIBUTION WITHOUT THE AND/OR DISTRIBUTION WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT IS WRITTEN CONSENT OF THE ARCHITECT IS FORBIDDEN.FORBIDDEN. CHECKED:CHECKED: SCALE:SCALE: DATE:DATE: JOB No.:JOB No.: SHEET No.:SHEET No.: DRAWN:DRAWN: SHEET TITLE:SHEET TITLE: CONTRACTOR CONTRACTOR PROJECT:PROJECT: GENERAL NOTES:GENERAL NOTES: REVISIONSREVISIONS GCGC GCGC 11/03/202211/03/2022 22-5-08-CAMPBELL22-5-08-CAMPBELL AP0.1AP0.1 PLANNING COVER SHEETPLANNING COVER SHEET 415 E CAMPBELL AVE. STE 100.415 E CAMPBELL AVE. STE 100. CAMPBELL, CA 95008CAMPBELL, CA 95008 415 E415 E CAMPBELL LLCAMPBELL LL IMPROVMENTSIMPROVMENTS DIRECTORY CITY STAMP SHEET LIST NOTE: THIS IMAGE IS FOR CHARACTER PURPOSES ONLY. USE THIS ENTIRE SET FOR COMPLETE CONSTRUCTION INFORMATION PROJECT SUMMARY APN 279-41-008 CONSTRUCTION TYPE VB OCCUPANCY B/M/A2 OCCUPANT LOAD MATCH NUMBER FROM SCHEDULE ZONING C-3, CENTRAL BUSINESS DISTRICT SPRINKLED NO STORIES 2 AREA OF WORK # SQFT GROSS LOT AREA 5,850 SQFT EXISTING FLOOR AREA 9,485 SQFT NET LOT AREA 5,850 SQFT APPLIED CODES •• ••••• 2019 CALIFORNIA BUILDING CODE2019 CALIFORNIA GREEN BUILDING STANDARDS2019 CALIFORNIA FIRE CODE2019 CALIFORNIA MECHANICAL CODE2019 CALIFORNIA ELECTRICAL CODE2019 CALIFORNIA PLUMBING CODEALONG WITH ANY OTHER APPLICABLE LOCAL AND STATE LAWS AND REGUALTIONS PROJECT DESCRIPTION VICINITY MAP AP0.1 PLANNING COVER SHEET AP0.3 EXISTING SITE PHOTOS AP1.0 PLANNING SITE PLAN AP1.6 DEMO ELEVATIONS AP3.1 PLANNING EXTERIOR ELEVATIONS FIRE DEPT NOTES CLIENT NEWMARK | KEVIN CUNNINGHAM415 E. CAMPBELL AVE, SUITE 100 CAMPBELLSAN JOSE, CA , 95008PHONE: 650-688-8521EMAIL: Kevin.Cunningham@nmrk.com ARCHITECTURE TOPA ARCHTECTURE | GENO CATALANO1150 N. 1ST ST. STE 140SAN JOSE, CA 95112PHONE: (408)320-0248EMAIL: geno@topaarchitecture.com 415 E. CAMPBELL LL IMPROVEMENTS TENANT IMPROVEMENT | REMODEL 415 E CAMPBELL AVE. STE 100. CAMPBELL, CA 95008 SITE 1. 2. REMOVE EXTERIOR CANOPIES AND PATCH THE HOLES LEFT BEHIND.REPAINT THE EXTERIOR AS NOTED ON THE EXTERIOR ELEVATIONS FAR 9,575/5,850 = 1.63 NEW TOTAL AREA 9,575 SQFT FRONT SETBACK N/A REAR SETBACK SIDE SETBACK N/A N/A 1.TYPE 'A' FIRE EXTEINGUISHER TO BE WITHIN 75' OF ANY GIVEN AREA No.No.DescriptionDescription DateDate 11 Redlines from CityRedlines from City 02/14/202302/14/2023 1 1 1 1 (E) BUILDING FOOT PRINT A B C DG E H 1. THIS SHEET IS PART OF A SET & 1. THIS SHEET IS PART OF A SET & IS NOT TO BE USED ALONE.IS NOT TO BE USED ALONE. 2. THIS SHEET IS NOT FOR 2. THIS SHEET IS NOT FOR CONSTRUCTION UNTIL THE ARCHITECT'S CONSTRUCTION UNTIL THE ARCHITECT'S STAMP & SIGNATURE ARE ON THIS STAMP & SIGNATURE ARE ON THIS SHEET.SHEET. 3. THESE PLAN & PRINTS ARE OWNED 3. THESE PLAN & PRINTS ARE OWNED BY THE ARCHITECT & ARE FOR USE ON BY THE ARCHITECT & ARE FOR USE ON THIS PROJECT ONLY.REPRODUCTION THIS PROJECT ONLY.REPRODUCTION AND/OR DISTRIBUTION WITHOUT THE AND/OR DISTRIBUTION WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT IS WRITTEN CONSENT OF THE ARCHITECT IS FORBIDDEN.FORBIDDEN. CHECKED:CHECKED: SCALE:SCALE: DATE:DATE: JOB No.:JOB No.: SHEET No.:SHEET No.: DRAWN:DRAWN: SHEET TITLE:SHEET TITLE: CONTRACTOR CONTRACTOR PROJECT:PROJECT: GENERAL NOTES:GENERAL NOTES: REVISIONSREVISIONS 3/32" = 1'-0" 3/32" = 1'-0" GCGC RTRT 11/03/202211/03/2022 22-5-08-CAMPBELL22-5-08-CAMPBELL AP0.3AP0.3 EXISTING SITE PHOTOSEXISTING SITE PHOTOS 415 E CAMPBELL AVE. STE 100.415 E CAMPBELL AVE. STE 100. CAMPBELL, CA 95008CAMPBELL, CA 95008 415 E415 E CAMPBELL LLCAMPBELL LL IMPROVMENTSIMPROVMENTS 3/32" = 1'-0"1PHOTO KEY PLAN AB C D E - HISTORICAL PHOTO CIRCA 1950 G H - HISTORICAL PHOTO CIRCA 1984 No.No.DescriptionDescription DateDate SITE PLAN KEYNOTES 1 (E) ACCESSIBLE PARKING TO REMAIN 2 (E) PARKING STALLS TO REMAIN GENERAL NOTES • • • •• ACCESSIBLE PATH OF TRAVEL, PER CBC 11B-403 NOTES:MUST BE CONTINUOUSLY ACCESSIBLE W/ WALKING DIRECTIONAL SLOPE MAX OF 5% AND CROSS SLOPE MAX OF 2%MUST HAVE MAX SLOPE OF 2% IN ANY DIRECTION IN LOADING AREAS AND AT EACH TURN OF INTERSECTION OF PATHS OF TRAVELHAVE A MAX OF 1/4" CHANGE IN ELEVATION W/O BEVELED EDGE. 1/2" CHANGE IN ELEVATION W/ BEVELED EDGE NOT STEEPER THAN 1:2IS MIN 48" IN WIDTHWHERE NECCESSARY TO CHANGE ELEVATION AT A SLOPE EXCEEDING 5%, SHALL HAVE PEDESTRIAN RAMPS 3 (E) ELECTRICAL TRANSFORMER TO REMAIN 4 (E) ACCESSIBLE PARKING SIGN TO REMAIN 5 (E) BOLLARDS TO REMAIN 6 NO SCOPE AINSLEY PARK ALLEY ALLEYE CAMPBELL AVE CI V I C C E N T E R D R (E) BUILDING FOOT PRINT (E) AINSLEY CAPITAL MANAGMENT 1 2 34 5 2 6 6 69' - 0"18' - 0" AP3.1 1 AP3.12 1. THIS SHEET IS PART OF A SET & 1. THIS SHEET IS PART OF A SET & IS NOT TO BE USED ALONE.IS NOT TO BE USED ALONE. 2. THIS SHEET IS NOT FOR 2. THIS SHEET IS NOT FOR CONSTRUCTION UNTIL THE ARCHITECT'S CONSTRUCTION UNTIL THE ARCHITECT'S STAMP & SIGNATURE ARE ON THIS STAMP & SIGNATURE ARE ON THIS SHEET.SHEET. 3. THESE PLAN & PRINTS ARE OWNED 3. THESE PLAN & PRINTS ARE OWNED BY THE ARCHITECT & ARE FOR USE ON BY THE ARCHITECT & ARE FOR USE ON THIS PROJECT ONLY.REPRODUCTION THIS PROJECT ONLY.REPRODUCTION AND/OR DISTRIBUTION WITHOUT THE AND/OR DISTRIBUTION WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT IS WRITTEN CONSENT OF THE ARCHITECT IS FORBIDDEN.FORBIDDEN. CHECKED:CHECKED: SCALE:SCALE: DATE:DATE: JOB No.:JOB No.: SHEET No.:SHEET No.: DRAWN:DRAWN: SHEET TITLE:SHEET TITLE: CONTRACTOR CONTRACTOR PROJECT:PROJECT: GENERAL NOTES:GENERAL NOTES: REVISIONSREVISIONS As indicatedAs indicated GCGC GCGC 11/03/202211/03/2022 22-5-08-CAMPBELL22-5-08-CAMPBELL AP1.0AP1.0 PLANNING SITE PLANPLANNING SITE PLAN 415 E CAMPBELL AVE. STE 100.415 E CAMPBELL AVE. STE 100. CAMPBELL, CA 95008CAMPBELL, CA 95008 415 E415 E CAMPBELL LLCAMPBELL LL IMPROVMENTSIMPROVMENTS 1" = 10'-0"1PLANNING SITE PLAN CITY STAMP NORTHTRUEPROJECT No.No.DescriptionDescription DateDate 1ST FLOOR FFL0' - 0" ROOF27' - 6" 2ND FLOOR FFL14' - 0" 11.922.13 4 5 6 3 1 5 4 44 5 5 53 1 666 6 7 1 222 5 5 5 7 1ST FLOOR FFL0' - 0" ROOF27' - 6" 2ND FLOOR FFL14' - 0" ABC D 1 222 3 3 44 4 55 1 66 7 555 1 1 5 1 77 6 DEMO ELEVATION KEYNOTES 1 (E) WALL TO REMAIN 2 (E) CANOPY TO BE REMOVED. FILL HOLESAND PATCH AND REPAIR STUCCO. TEXTURETO MATCH (E) AND PREP FOR (N) PAINT 3 (E) ROOF TO REMAIN 4 (E) WINDOW TO REMAIN. PREP FRAMES FOR(E) PAINT 5 (E) BRICK ACCENT TO REMAIN AND BECLEANED 6 (E) STOREFRONT TO REMAIN. PROTECT FROMDAMAGE AND DEBRIS DURINGCONSTRUCTION 7 (E) DOOR TO REMAIN 8 -NOT USED- 9 -NOT USED-1 1. THIS SHEET IS PART OF A SET & 1. THIS SHEET IS PART OF A SET & IS NOT TO BE USED ALONE.IS NOT TO BE USED ALONE. 2. THIS SHEET IS NOT FOR 2. THIS SHEET IS NOT FOR CONSTRUCTION UNTIL THE ARCHITECT'S CONSTRUCTION UNTIL THE ARCHITECT'S STAMP & SIGNATURE ARE ON THIS STAMP & SIGNATURE ARE ON THIS SHEET.SHEET. 3. THESE PLAN & PRINTS ARE OWNED 3. THESE PLAN & PRINTS ARE OWNED BY THE ARCHITECT & ARE FOR USE ON BY THE ARCHITECT & ARE FOR USE ON THIS PROJECT ONLY.REPRODUCTION THIS PROJECT ONLY.REPRODUCTION AND/OR DISTRIBUTION WITHOUT THE AND/OR DISTRIBUTION WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT IS WRITTEN CONSENT OF THE ARCHITECT IS FORBIDDEN.FORBIDDEN. CHECKED:CHECKED: SCALE:SCALE: DATE:DATE: JOB No.:JOB No.: SHEET No.:SHEET No.: DRAWN:DRAWN: SHEET TITLE:SHEET TITLE: CONTRACTOR CONTRACTOR PROJECT:PROJECT: GENERAL NOTES:GENERAL NOTES: REVISIONSREVISIONS 1/4" = 1'-0" 1/4" = 1'-0" GCGC GCGC 11/03/202211/03/2022 22-5-08-CAMPBELL22-5-08-CAMPBELL AP1.6AP1.6 DEMO ELEVATIONSDEMO ELEVATIONS 415 E CAMPBELL AVE. STE 100.415 E CAMPBELL AVE. STE 100. CAMPBELL, CA 95008CAMPBELL, CA 95008 415 E415 E CAMPBELL LLCAMPBELL LL IMPROVMENTSIMPROVMENTS 1/4" = 1'-0"2DEMO ELEVATION EAST 1/4" = 1'-0"1DEMO ELEVATION SOUTH CITY STAMP No.No.DescriptionDescription DateDate 11 Redlines from CityRedlines from City 02/14/202302/14/2023 EXTERIOR ELEVATION KEYNOTES 1 -NOT USED- 2 -NOT USED- GENERAL NOTES 1.2.ALL EXTERIOR BRICK TO REMAIN. CLEAN AND REPAIR AS NEEDED(E) ROOF NOT IN SCOPE 3 -NOT USED- 4 FILL HOLES FROM REMOVED CANOPIES.PATCH AND REPAIR STUCCO. TEXTURE TOMATCH (E) AND PAINT PER FINISH SCHEDULE EXTERIOR FINISH SCHEDULE E-1 BENJAMIN MOORE NEW EXTERIOR PAINT COLOR AS INDICATED GC TO PREP STUCCO FOR NEW PAINT - P-1 BENJAMIN MOORE EXTERIOR PAINT WHITE DOVE OC-17 STUCCO P-2 BENJAMIN MOORE EXTERIOR PAINT KENDALL CHARCOAL HC-166 TRIM AND ACCENTS MATERIALS COLORS AND FINISHES NOTES:FINISH SUBSTITUTIONS TO BE APPROVED BY OWNER/ARCHITECT PRIOR TO ORDER/INSTALLATION 1ST FLOOR FFL0' - 0" ROOF27' - 6" 2ND FLOOR FFL14' - 0" ABC D 44 4 E-1 P-2 TYP E-1 P-1 1ST FLOOR FFL0' - 0" ROOF27' - 6" 2ND FLOOR FFL14' - 0" 11.922.134 5 6 44 4 E-1 P-1 E-1 P-2 TYP E-1 P-1 1. THIS SHEET IS PART OF A SET & 1. THIS SHEET IS PART OF A SET & IS NOT TO BE USED ALONE.IS NOT TO BE USED ALONE. 2. THIS SHEET IS NOT FOR 2. THIS SHEET IS NOT FOR CONSTRUCTION UNTIL THE ARCHITECT'S CONSTRUCTION UNTIL THE ARCHITECT'S STAMP & SIGNATURE ARE ON THIS STAMP & SIGNATURE ARE ON THIS SHEET.SHEET. 3. THESE PLAN & PRINTS ARE OWNED 3. THESE PLAN & PRINTS ARE OWNED BY THE ARCHITECT & ARE FOR USE ON BY THE ARCHITECT & ARE FOR USE ON THIS PROJECT ONLY.REPRODUCTION THIS PROJECT ONLY.REPRODUCTION AND/OR DISTRIBUTION WITHOUT THE AND/OR DISTRIBUTION WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT IS WRITTEN CONSENT OF THE ARCHITECT IS FORBIDDEN.FORBIDDEN. CHECKED:CHECKED: SCALE:SCALE: DATE:DATE: JOB No.:JOB No.: SHEET No.:SHEET No.: DRAWN:DRAWN: SHEET TITLE:SHEET TITLE: CONTRACTOR CONTRACTOR PROJECT:PROJECT: GENERAL NOTES:GENERAL NOTES: REVISIONSREVISIONS 1/4" = 1'-0" 1/4" = 1'-0" GCGC GCGC 11/03/202211/03/2022 22-5-08-CAMPBELL22-5-08-CAMPBELL AP3.1AP3.1 PLANNING EXTERIORPLANNING EXTERIOR ELEVATIONSELEVATIONS 415 E CAMPBELL AVE. STE 100.415 E CAMPBELL AVE. STE 100. CAMPBELL, CA 95008CAMPBELL, CA 95008 415 E415 E CAMPBELL LLCAMPBELL LL IMPROVMENTSIMPROVMENTS CITY STAMP 1/4" = 1'-0"1 PLANNING SOUTH EXTERIORELEVATION 1/4" = 1'-0"2PLANNING EAST EXTERIOR ELEVATION No.No.DescriptionDescription DateDate Attachment 2 – Historic Photographs PLN-2022-145 ~ 415 E Campbell Ave. B. O. Currey Building as provided by the Campbell Historical Museum B. O. Currey Building as provided by the Campbell Historical Museum B. O. Currey Building as provided by the Campbell Historical Museum Attachment 2 – Historic Photographs PLN-2022-145 ~ 415 E Campbell Ave. B. O. Currey Building as provided by the Campbell Historical Museum B. O. Currey Building as provided by the Campbell Historical Museum B. O. Currey Building as provided by the Campbell Historical Museum ITEM NO. 2 CITY OF CAMPBELL ∙ PLANNING COMMISSION Staff Report ∙ March 28, 2023 PLN2019-58 Terra Firm Dev. Public Hearing to consider the request of Terra Firm Development for property located at 911 S. McGlincy Lane to allow construction of an approximately 5,350 square-foot industrial building with a requested increase to the allowable floor area ratio (FAR), elimination of the side and rear setbacks, and a reduction to the required landscaping area; and retention of overhead frontage utility lines. The applications under consideration include a Site and Architectural Review and a (Utility) Variance. File No.: PLN2019-58. STAFF RECOMMENDATION That the Planning Commission take the following actions: 1. Adopt a Resolution (reference Attachment A), approving a Site and Architectural Review Permit to allow construction of an approximately 5,350 square-foot industrial building; and 2. Adopt a Resolution (reference Attachment B), denying without prejudice a Variance to allow retention of overhead frontage utility lines. ENVIRONMENTAL (CEQA) DETERMINATION Staff recommends that the Planning Commission accept the determination that this project is Categorically Exempt under Section 15303, Class 3 of the California Environmental Quality Act (CEQA), pertaining to construction of up to four (4) commercial buildings with a floor area not exceeding 10,000 square feet located within an urbanized area on sites zoned for such use if not involving significant amounts of hazardous substances where all necessary public services and facilities are available and the surrounding area is not environmentally sensitive. PROJECT DATA Zoning Designation: M-1 (Light Industrial) General Plan Designation: Light Industrial Net Lot Area: 11,635 square-feet Gross Lot Area: 13,360 square feet Building Square Footage: 5,349 square feet Building Height (New): 22 feet1 45 feet (Max. Allowed) 1 Building height is measured to the top "building's highest roof surface," excluding "parapet walls" (CMC Sec. 21.18.050). As such, the building height is measured to the top roof surface, which is concealed by the parapet. Staff Report – Planning Commission Meeting of March 28, 2023 Page 2 of 10 PLN2019-58 ~ 911 S. McGlincy Ln. Floor Area Ratio (FAR) .46 .40 (Max. Allowed)2 Parking: 13 stalls 0 stalls required (AB 2097) Landscaping Area: 806 SF (7%) 930 SF (8%) Min.3 Building Setbacks (New): Proposed Required Front (west): 96 feet 10 feet Side (north): 0 feet 5 feet4 Side (south): 0 feet 5 feet4 Rear (east): 0 feet 10 feet5 DISCUSSION Project Site: The project site is an approximately 11,635 square-foot parcel located on S. McGlincy Lane, north of Curtner Avenue, as shown on the map, below. The site borders industrial uses on all sides. The property was developed with a single-family residence constructed circa 1958 that would be removed as part of the project. 2 CMC Sec. 21.10.080.E, Table 2-13, allows the Planning Commission to "increase the FAR for a specific use at a specific location when it determines that circumstances warrant an adjustment." 3 CMC Sec. 21.26.050 allows the Planning Commission to "to adjust the landscaping requirements of this chapter for a specific use at a specific location so as to require either a greater or lesser amount of landscaping when it determines that there are unique or special circumstances that warrant an adjustment." 4 CMC Sec. 21.10.080.E, Table 2-13 allows the Planning Commission to permit a side setback of less than five feet where a property line abuts a non-residentially zoned property, when it finds that (1) the height of the building wall, inclusive of a parapet, adjacent to the side property line is no taller than 30-feet and limited to one-story; and (2) the proposed building is designed for and would be limited to general industrial use, including manufacturing, processing, warehousing, storage, assembly, and fabrication. 5CMC Sec. 21.10.080.E, Table 2-13 allows the Planning Commission to "grant a reduction or approve a structure to be placed on the rear property line and may designate that additional landscaping and setback requirements be provided at the front of the parcel." Staff Report – Planning Commission Meeting of March 28, 2023 Page 3 of 10 PLN2019-58 ~ 911 S. McGlincy Ln. Proposed Project: The submitted application for a Site and Architectural Review Permit would allow construction of a 5,349 square foot industrial building with associated site improvements and a new trash enclosure (reference Attachment C). The proposal also includes a requested increase to the allowable floor area ratio (FAR) from 0.40 to 0.46, elimination of the side and rear setbacks, and a reduction to the required landscaping area. The application also includes a Variance to allow retention of existing overhead frontage utilities. ANALYSIS Consideration in Review of Applications: In review of a Site and Architectural Review Permit, the Zoning Code (CMC Sec. 21.42.040) directs the Planning Commission to consider certain design and layout aspects of the proposal prior to rendering a decision, referenced to as "considerations". The following identifies these considerations and application consistency. A. Considerations relating to traffic safety, traffic congestion, and site circulation: Traffic Congestion: The proposed industrial building did not require a traffic study per the thresholds established by the VTA Congestion Management Program; therefore the project will not have a discernable effect on traffic congestion in the area. Additionally, the proposed building fell well below the threshold for Vehicles-Miles-Traveled (VMT) analysis per the City's VMT policy. Traffic Safety and Site Circulation: The proposed building would be a low-intensity use that will not bring a volume or type of traffic that could result in a traffic or circulation impact. The site has been laid out to provide a standard 25-ft drive-aisle to accommodate the safe maneuvering of vehicles. B. Considerations relating to landscaping: The property would be landscaped to accommodate the proposed project in compliance with the State's Model Water Efficient Landscaping Ordinance (MWELO). This would include the required landscaping along front of the property and several "fingers" placed amongst the parking stalls. However, the project would not include perimeter landscaping along the rear or side property lines because of the conflict with the proposed building and insufficient lot width. In total, the project would result in a landscaped area of approximately 806 square-feet or 7% of the site's net lot area, which falls below the minimum 8% requirement for M-1 (Light Industrial) zoned properties. CMC Sec. 21.26.050 allows the Planning Commission to "to adjust the landscaping requirements of this chapter for a specific use at a specific location so as to require either a greater or lesser amount of landscaping when it determines that there are unique or special circumstances that warrant an adjustment." Under this provision, staff supports elimination of the otherwise required side and rear landscaping for the reasons stated above. However, the project can be reasonably revised to achieve the total 8% landscaping standard by removing unneeded parking stalls and adding additional landscaping "fingers" and/or widening the front landscaping areas. To satisfy the 8% standard, an additional 125 square-feet of landscaping is required (for a total of total of 930 square-feet). A condition of approval would require this revision to be reflected in the construction plans submitted for a building permit. Staff Report – Planning Commission Meeting of March 28, 2023 Page 4 of 10 PLN2019-58 ~ 911 S. McGlincy Ln. C. Considerations relating to structures and site layout: Structure Design: The proposed building would be a simple purpose-built flat-roofed structure, consisting of CMU block concealed with plaster. The primary building color would be Sherwin- Williams Adaptive Shade, a natural grey/brown color, accented with Sherwin-Williams Virtual Taupe. The façade would be largely defined by two roll-up doors flanked with two commercial storefront entries, each with overhead canopies. The architectural approach is generally consistent with the various General Plan policies and strategies identified below, which speak to the necessity of site appropriate design. Of note, the design was modified to remove the exposed CMU block, which would have been inconsistent with Strategy LUT 5-7a. Policy LUT-9.3: Design and Planning Compatibility: Promote high quality, creative design and site planning that is compatible with surrounding development, public spaces, and natural resources. Strategy LUT-9.3d: Building Design: Design buildings to revitalize streets and public spaces by orienting the building to the street, including human scale details and massing that engages the pedestrian. Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality building materials on all buildings to ensure the long-term quality of the built environment. Strategy LUT-5.7a: Industrial Design Guidelines: Industrial Design Guidelines: Develop Industrial Design Guidelines with specific policies including, but not limited to the following: ➢ Require varied, high-quality, finished construction materials such as glass, stucco, plaster, or brick. No exposed concrete block or flat sheet metal. ➢ Enhance the street frontage of building with landscaping and an emphasis on the office portion of the building. ➢ Orient service activities such a loading docks to the rear of the site. Policy LUT-5.7: Industrial Areas: Industrial development should have functional and safe vehicular, bicycle and pedestrian circulation, good site and architectural design, be sensitive to surrounding uses, connect to public transit, and be energy efficient. New projects should contribute to the positive character of industrial areas and the overall image of the City. Site Layout: The proposed industrial building would be placed at the rear half of the lot, up against the side and rear property lines at a zero setback, with parking placed at the front of the property, as shown on the following page. In addition to the parking, the front portion of the lot would include a pedestrian walkway and a trash enclosure situated in front of the building. Staff Report – Planning Commission Meeting of March 28, 2023 Page 5 of 10 PLN2019-58 ~ 911 S. McGlincy Ln. Parking: Under the recently adopted AB-2097, the City is precluded from applying a parking standard for any project within one-half mile of major public transit. Since the Winchester light- rail/bus station is located less than one-half mile away the project site (as the crow flies, over Highway 17), no parking requirement applies. Nonetheless, the project provides 13 parking stalls, including one accessible stall, consistent with the parking standard for a general industrial building of one stall per 400 square-feet of gross floor area. Building Area/FAR: The maximum floor area ratio (FAR) for the M-1 Zoning District is .40, which would limit the proposed building to 4,654 square-feet. In comparison, this application proposes a 5,349 square-foot building with a resulting FAR of .46. The Zoning Code provides that the Planning Commission may "increase the FAR for a specific use at a specific location when it determines that circumstances warrant an adjustment." Although the Zoning Code does not provide specific guidance to the Planning Commission as to what circumstance may warrant an increased FAR, the City Council, upon an appeal, approved a similar industrial building adjacent to the project site (925 S. McGlincy Ave.) with a .51 FAR. In consideration of this previous action, and the nominal increase in building area (<700 sq. ft.), staff is supportive of the requested increase. For comparison purposes, under the draft 2040 "Envision Campbell" General Plan, the M-1 Zoning District will be afforded an FAR allowance of 1.0. Findings for Approval: To grant a land use approval, the decision-making body must affirmatively establish that the project meets codified findings for approval. Findings establish the evidentiary basis for a City's decision to grant or deny a land use approval and to impose conditions of approval as necessary to establish the findings. The applicable findings depend upon the type of land use approval under revie. The following analysis identifies each of the applicable findings in italics and how the proposed project satisfies them. Site and Architectural Review Permit Findings: A. The project will be consistent with the general plan. The General Plan land use designation for the project site is Light Industrial. This designation is "intended to provide and protect industrial lands for a wide range of light manufacturing, industrial processing, general service, warehousing, storage and distribution and service commercial uses, such as automobile repair facilities." The proposed project would Staff Report – Planning Commission Meeting of March 28, 2023 Page 6 of 10 PLN2019-58 ~ 911 S. McGlincy Ln. accommodate a variety of industrial activities, consistent with this designation. The proposal would also further the following General Plan policies and strategies: Policy LUT-5.7: Industrial Areas: Industrial development should have functional and safe vehicular, bicycle and pedestrian circulation, good site and architectural design, be sensitive to surrounding uses, connect to public transit, and be energy efficient. New projects should contribute to the positive character of industrial areas and the overall image of the City. Strategy LUT-13.1: Variety of Uses: Attract and maintain a variety of uses that create an economic balance within the City while maintaining a balance with other community land use needs, such as housing and open space, and while providing high quality services to the community. B. The project will aid in the harmonious development of the immediate area. Through a substantial investment in the subject property, the proposed project will contribute to the incremental improvement of the built environment consistent with the vision of the General Plan for McGlincy Lane area. C. The project is consistent with applicable adopted design guidelines, development agreement, overlay district, area plan, neighborhood plan, and specific plan(s). As noted, there are no design guidelines for industrial buildings applicable to this project, nor is the project site subject to any area, neighborhood or specific plan. M-1 Reduced Side Setback Findings: The Planning Commission may allow a side setback of less than five feet where a property line abuts a non-residentially zoned property, when it finds that: 1. The height of the building wall, inclusive of a parapet, adjacent to the side property line is no taller than 30-feet and limited to one-story; and The proposed storage building measures 25.75-feet to the top of parapet, and therefore complies with this finding. 2. The proposed building is designed for and would be limited to general industrial use, including manufacturing, processing, warehousing, storage, assembly, and fabrication. As proposed and conditioned, the proposed building would be restricted to general industrial use, including manufacturing, processing, warehousing, storage, assembly, and fabrication. Variance Findings: The new building would be served with underground electrical service fed from existing electrical lines running parallel along the southerly property line. In addition, the Zoning Code requires that the existing overhead utility (transmission) lines along the property's frontage be replaced with underground service since McGlincy Avenue is classified as "Commercial/Industrial Collector”. The applicant is seeking a Variance from this requirement, as noted in the submitted Project Description (reference Attachment D). Unfortunately, no documentation has been provided in support of this request despite repeated requests from staff. As such, none of the findings can be affirmatively established such that the Variance request cannot be supported. However, staff recommends that the denial be without prejudice, meaning that the applicant would not be subject to the one-year restriction on reapplying, as is typical for a denial, pursuant to CMC Sec. 21.56.080. For this reason, the Variance denial would by Staff Report – Planning Commission Meeting of March 28, 2023 Page 7 of 10 PLN2019-58 ~ 911 S. McGlincy Ln. separate resolution so that the action is severable from the Site and Architectural Review Permit approval for the proposed building. A. The strict or literal interpretations and enforcement of the specified regulation(s) would result in a practical difficulty or unnecessary physical hardship inconsistent with the objectives of this Zoning Code; No documentation has been provided to substantiate this finding. B. The strict or literal interpretations and enforcement of the specified regulation(s) would deprive the applicant of privileges enjoyed by the owners of other properties classified in the same zoning district; No documentation has been provided to substantiate this finding. C. There are exceptional or extraordinary circumstances or conditions applicable to the subject property (i.e., size, shape, topography) which do not apply generally to other properties classified in the same zoning district; No documentation has been provided to substantiate this finding. D. The granting of the Variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zoning district; and No documentation has been provided to substantiate this finding. E. The granting of the Variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity. No documentation has been provided to substantiate this finding. Site and Architectural Review Committee: The Site and Architectural Review Committee (SARC) reviewed this application at its meeting of February 28, 2023. The following comments were made: ➢ Is Stormwater being managed? Staff Response: Yes ➢ Will big-rigs pull-in and back-out onto the street? Applicant Response: Yes, they would like many properties on McGlincy Lane. However, he is not expecting heavy use of big-rigs trucks. ➢ The loss of parking stalls for additional landscaping is acceptable. Public Comment: No public comment has been received. Staff Report – Planning Commission Meeting of March 28, 2023 Page 8 of 10 PLN2019-58 ~ 911 S. McGlincy Ln. Attachments: A. Draft Resolution (S/A Review Permit Approval) B. Draft Resolution (Variance Denial) C. Project Plans D. Project Description Prepared by: Daniel Fama, Senior Planner Approved by: Rob Eastwood, Community Development Director RESOLUTION NO. 46xx BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL REVIEW PERMIT TO ALLOW CONSTRUCTION OF AN APPROXIMATELY 5,350 SQUARE-FOOT INDUSTRIAL BUILDING WITH A REQUESTED INCREASE TO THE ALLOWABLE FLOOR AREA RATIO (FAR), ELIMINATION OF THE SIDE AND REAR SETBACKS, AND A REDUCTION TO THE REQUIRED LANDSCAPING AREA, ON PROPERTY LOCATED AT 911 S. MCGLINCY LANE IN THE M-1 (LIGHT INDUSTRIAL) ZONING DISTRICT. FILE NO.: PLN-2019-58 After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. The Planning Commission finds as follows with regard to the approval of a Site and Architectural Review Permit: 1. The Proposed Project is an application for a Site and Architectural Review Permit (PLN2019-58) to allow construction of an approximately 5,350 square-foot industrial building with a requested increase to the allowable floor area ratio (FAR), elimination of the side and rear setbacks, and a reduction to the required landscaping area. 2. The Project Site is a 11,635 square-foot parcel located on E. McGlincy Lane, north of Curtner Avenue. 3. The Project Site is zoned M-1 (Light Industrial) as shown on the Campbell Zoning Map. 4. The Project Site is designated Light Industrial as shown on the Campbell General Plan Map. 5. The Proposed Project seeks a reduction to the otherwise required five-foot planter strip along the rear property line and a reduction to the required rear setback, as allowed by CMC Sec. 21.26.020 and CMC Sec. 21.10.080, Table 2-13, respectively. Pursuant to these sections, the Planning Commission may "adjust the landscaping requirements of this chapter for a specific use at a specific location so as to require either a greater or lesser amount of landscaping when it determines that there are unique or special circumstances that warrant an adjustment," and "grant a reduction or approve a structure to be placed on the rear property line and may designate that additional landscaping and setback requirements be provided at the front of the parcel". The Planning Commission has determined that elimination of the rear landscaping and rear setback area is warranted to allow functional use of the property, and that sufficient landscaping has been provided. 6. The Proposed Project also seeks a reduction to the otherwise required 5-foot side setback, as allowed by CMC Sec. 21.10.080, Table 2-13. Consistent with this section, the Planning Commission may allow a side setback of less than five feet Planning Commission Resolution No. 46xx Page 2 of 4 PLN2019-58 – Site and Architectural Review 911 S. McGlincy Ln. where a property line abuts a non-residentially zoned property, when it finds that (1) the height of the building wall, inclusive of a parapet, adjacent to the side property line is no taller than 30-feet and limited to one-story; and (2) the proposed building is designed for and would be limited to general industrial use, including manufacturing, processing, warehousing, storage, assembly, and fabrication. As these conditions are satisfied, the Planning Commission has determined that the requested reduction of the side setback to zero feet is appropriate. 7. The Proposed Project also seeks an increase in the allowable floor area ratio (FAR), allowed by CMC Sec. 21.10.080, Table 2-13, which provides that the "planning commission shall have the authority to increase the F.A.R. for a specific use at a specific location when it determines that circumstances warrant an adjustment." In consideration of the site constraints of the Project Site, the Planning Commission determined that such circumstances exist to warrant an adjustment. 8. The Proposed Project would be consistent with the following General Plan policies and strategies: Policy LUT-9.3: Design and Planning Compatibility: Promote high quality, creative design and site planning that is compatible with surrounding development, public spaces, and natural resources. Strategy LUT-9.3d: Building Design: Design buildings to revitalize streets and public spaces by orienting the building to the street, including human scale details and massing that engages the pedestrian. Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality building materials on all buildings to ensure the long-term quality of the built environment. Policy LUT-5.7: Industrial Areas: Industrial development should have functional and safe vehicular, bicycle and pedestrian circulation, good site and architectural design, be sensitive to surrounding uses, connect to public transit, and be energy efficient. New projects should contribute to the positive character of industrial areas and the overall image of the City. Strategy LUT-13.1: Variety of Uses: Attract and maintain a variety of uses that create an economic balance within the City while maintaining a balance with other community land use needs, such as housing and open space, and while providing high quality services to the community. 9. In review of the Proposed Project, the Planning Commission considered traffic safety, traffic congestion, site circulation, adequacy of landscaping, and the appropriateness of proposed structures and site layout, pursuant to Campbell Municipal Code Sec. 21.42.040 (Considerations in review of applications). 10. In review of the Proposed Project, the Planning Commission also considered the proposed project's traffic safety, traffic congestion, site circulation, landscaping, structure design, and site layout. Planning Commission Resolution No. 46xx Page 3 of 4 PLN2019-58 – Site and Architectural Review 911 S. McGlincy Ln. 11. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. 12. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 13. No substantial evidence has been presented which shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: Site and Architectural Review Permit Finding (CMC Sec. 21.42.060.B): 1. The project will be consistent with the general plan; 2. The project will aid in the harmonious development of the immediate area; 3. The project is consistent with applicable adopted design guidelines, development agreement, overlay district, area plan, neighborhood plan, and specific plan(s); M-1 Reduced Side Setback Findings (CMC Sec. 21.10.080.E., Table 2-13): 4. The height of the building wall, inclusive of a parapet, adjacent to the side property line is no taller than 30-feet and limited to one-story; and 5. The proposed building is designed for and would be limited to general industrial use, including manufacturing, processing, warehousing, storage, assembly, and fabrication. Environmental Finding(s) (CMC Sec. 21.38.050): 6. The project is Categorically Exempt under Section 15303, Class 3 of the California Environmental Quality Act (CEQA) Guidelines, pertaining to new construction of small structures which allows up to four (4) commercial buildings with a floor area not exceeding 10,000 square feet in an urbanized area. Further, there are no exceptions, as specified by Section 15300.2, that would bar a finding of a categorical exemption. 7. No substantial evidence has been presented which shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and Architectural Review Permit (PLN2019-58) to allow construction of an approximately 5,350 square-foot industrial building with a requested increase to the allowable floor area ratio (FAR), elimination of the side and rear setbacks, and a reduction to the required landscaping area, on property located at 911 S. McGlincy Lane, subject to the attached Conditions of Approval (attached Exhibit A). Planning Commission Resolution No. 46xx Page 4 of 4 PLN2019-58 – Site and Architectural Review 911 S. McGlincy Ln. PASSED AND ADOPTED this 28th day of March, 2023, by the following roll call vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: APPROVED: Adam Buchbinder, Chair ATTEST: Rob Eastwood, Secretary CONDITIONS OF APPROVAL PLN-2019-58 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 Planning Division 1. Approved Project: Approval is granted for a Site and Architectural Review Permit (PLN2019-58) to allow construction of an approximately 5,350 square-foot industrial building with a requested increase to the allowable floor area ratio (FAR), elimination of the side and rear setbacks, and a reduction to the required landscaping area, on property located at 911 S. McGlincy Lane. The project shall substantially conform to the Project Plans included as Attachment No. 3 in the March 28, 2023 Planning Commission Staff Report, except as may be modified by conditions of approval contained herein. 2. Permit Expiration: The Site and Architectural Review Permit approved herein ("Approval") shall be valid for one (1) year from the effective date of Planning Commission approval (expiring April 7, 2024). Within this one-year period a Building Permit for the project must be issued pursuant to CMC Sec. 21.56.030.B.1. Failure to meet this deadline or expiration of an issued Building Permit shall 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. Timely Completion: Once under construction it shall be the obligation of the property owner and contractor to demonstrate continued progress on the project. In the event the building permit expires, the City may impose fines or exercise administrative remedies to compel timely completion of work. 5. Minor Revisions: Architectural refinements and other minor revisions to the Approved Project Plans may be administratively reviewed and approved by the Community Development Director pursuant to CMC Sec. 21.56.060. 6. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of the underground PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers, indicating the location of the boxes for approval by the Community Development Director. The transformer shall be screen with landscaping or artistically painted. Exhibit A – Conditions of Approval ~ 911 S. McGlincy Lane Page 2 PLN-2019-58 – Site and Architectural Review Permit 7. Undergrounding of Utilities: Pursuant to CMC Sec. 21.18.140.B.2, existing utility poles and associated overhead utility lines located along the abutting S. McGlincy Lane street frontage shall be removed and the utilities replaced underground in association with the Approved Project, unless a Variance to this requirement is approved by the Planning Commission. 8. Plan Revisions: The construction plans submitted for a building permit shall include additional landscaping to satisfy the minimum 8% landscaping requirement of the M-1 (Light Industrial) Zoning District, which may include removal of parking stalls, as specified by the Community Development Director. 9. General Operational Standards: Use of the subject property is subject to the following general operational standards: a. Land Use Restriction: The use of the approved industrial building is limited to general industrial use, including manufacturing, processing, warehousing, storage, assembly, and fabrication, as defined by the Campbell Municipal Code. b. Hours of Operation: Unless otherwise authorized by a Conditional Use Permit, the hours of operation of any use within the approved buildings is limited to 6:00 AM to 11:00 PM, daily. c. Smoking: "No Smoking" signs shall be posted on the premises in compliance with CMC Sec. 6.11.060. d. Noise: Regardless of decibel level, no noise generated within the approved buildings shall obstruct the free use of neighboring properties so as to unreasonably interfere with the comfortable enjoyment of the neighboring residents. In the event verified complaints are received by the City regarding such noise, the Community Development Director may immediately curtail the Hours of Operation, pursuant to Condition of Approval No. 11 (Revocation of Permit). e. Signage: All signage shall require separate approval of a Sign Permit in compliance with Campbell Municipal Code (CMC) 21.30.080.A f. Trash Disposal and Clean-Up: Refuse and recycling receptacles shall be kept within the trash enclosure except during collection in compliance with CMC Chapter 6.04 (Garbage and Rubbish Disposal). g. Loitering: There shall be no loitering allowed on the premises. The business owner is responsible for monitoring the premises to prevent loitering. h. Lighting: On-site lighting shall be shielded away from adjacent properties and directed on-site. The final design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director for compliance with the City of Campbell Lighting Design Standards (CMC Sec. 21.18.090). Exhibit A – Conditions of Approval ~ 911 S. McGlincy Lane Page 3 PLN-2019-58 – Site and Architectural Review Permit i. Property Maintenance: The property is to be maintained free of any combustible trash, debris, and weeds until the time that actual construction commences. Any vacant existing structures shall be secured, by having windows boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). j. Landscape Maintenance: All landscaped areas shall be continuously maintained in accordance with CMC Chapter 21.26. 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. k. Outdoor Storage: No outdoor storage is permitted on the subject property, including the storage equipment, materials, and inoperable vehicles. l. Parking and Driveways: All parking and driveway areas shall be maintained in compliance with the standards provided in CMC Chapter 21.28 (Parking and Loading). 10. Landscaping: As a new construction project with a total project landscape area equal to or less than 2,500 square feet, this project is subject to the updated California Model Water Efficient Landscape Ordinance (MWELO) and may comply with the Prescriptive Compliance Option in Appendix D. This document is available at: http://www.cityofcampbell.com/DocumentCenter/View/176 or on the Planning Division’s Zoning and Land Use webpage through www.cityofcampbell.com. The building permit application submittal shall demonstrate compliance with the applicable MWELO and landscaping requirements and shall include the following: a. Planting and Irrigation Plans that meet all requirements of the Prescriptive Compliance Option in Appendix D. b. A completed Landscape Information Form. c. A note on the Cover Sheet in minimum 1/2” high lettering stating “Planning Final Required. The new landscaping indicated on the plans must be installed prior to final inspection. Changes to the landscaping plan require Planning approval.” 11. 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. 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. Exhibit A – Conditions of Approval ~ 911 S. McGlincy Lane Page 4 PLN-2019-58 – Site and Architectural Review Permit 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. 12. Revocation of Permit: Occupancy of the approved industrial building is subject to Sections 21.68.020, 21.68.030 and 21.68.040 of the Campbell Municipal Code authorizing the appropriate decision making body to modify or revoke a land use permit if it is determined that operation a use has become a nuisance to the City’s public health, safety or welfare or for violation of the Conditions of Approval or any standards, codes, or ordinances of the City of Campbell. At the discretion of the Community Development Director, if the property generates three (3) verifiable complaints related to violations of conditions of approval (e.g., noise, parking, etc.) within a twelve (12) month period, a public hearing before the City Council may be scheduled, upon recommendation of the Planning Commission, to consider modifying conditions of approval or revoking the Site and Architectural Review Permit. The Community Development Director may commence proceedings for the revocation or modification of the Approval upon the occurrence of less than three (3) complaints if the Community Development Director determines that the alleged violation warrants such an action. In exercising this authority, the decision making body may consider the following factors, among others: a. The number and types of Police Department calls for service at or near the establishment that are reasonably determined to be a direct result of customer and/or employee actions; b. The number of complaints received from residents, business owners and other citizens concerning the operation of an establishment regarding parking, noise, and/or other operational impacts. c. Violation of conditions of approval. Building Division 13. Permit Required: A building permit application shall be required for the proposed project. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 14. Conditions of Approval: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 15. Construction Fencing: The property shall be properly enclosed with construction fencing to prevent unauthorized access to the site during construction. The construction site shall be secured to prevent vandalism and/or theft during hours when no work is being done. All protected trees shall be fenced to prevent damage to root systems in compliance with the Standards for Tree Protection During Construction. Exhibit A – Conditions of Approval ~ 911 S. McGlincy Lane Page 5 PLN-2019-58 – Site and Architectural Review Permit PUBLIC WORKS DEPARTMENT 16. General Notes: The scope of this project triggers the requirement for Frontage Improvements as required by Campbell Municipal Code 11.24.040. The applicant will be required to obtain an Encroachment permit to construct frontage improvements, refer to Street Improvement Agreements/Plans/Encroachment Permit/Fees/Deposits. 17. Construction Drawings: The applicant shall submit the required Street Improvement Plans directly to the Public Works Department prior to, or concurrent with the Building permit application. Said application shall include the following: a. Response Letter: Upon submittal of the required plans, the applicant shall provide an itemized response letter verifying that all the Public Works Conditions of Approval have been met or addressed. b. Submittal Requirements: 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: i. Checklist for Street Improvement Plans 18. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for the site, the applicant shall provide a current Preliminary Title Report, grant deed, or other satisfactory proof of ownership. 19. 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, currently set at $2,650.00 per net acre, which is $708.00. 20. 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. a. Since there is no storm system along project frontage, the project shall minimize the stormwater discharge coming from the project site. Analyze the feasibility of the landscape area (north east corner) with thickened rock section to be able to store storm water and slowly percolate into the ground. b. Curb opening to the landscape area shall be 18” minimum. Exhibit A – Conditions of Approval ~ 911 S. McGlincy Lane Page 6 PLN-2019-58 – Site and Architectural Review Permit 21. Permeable Pavers: The proposed stormwater treatment plan is dependent on the use of permeable pavement for the pedestrian accessible path of travel. Therefore, this project is required to use permeable pavers for the areas as identified on the included stormwater treatment plan. The project shall be required to perform annual maintenance of the permeable pavement, including vacuum sweeping of the permeable pavement prior to the beginning of the rainy season. 22. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 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. Utility locations shall not cause damage to any existing street trees. Where there are utility conflicts due to established tree roots or where a new tree will be installed, alternate locations for utilities shall be explored. Include utility trench details where necessary. 23. Undergrounding Street Frontage Utilities: Unless an exception is granted by a Variance, all overhead utility lines along the project’s public street frontage shall be installed underground per Section 21.18.140 of the Campbell Municipal Code. Applicant shall comply with all utility applications, plan submittals, permitting, and fee requirements of the serving utility companies. Please note that the Municipal Code does not allow the setting of new poles, therefore the project is required to underground to the next existing pole beyond the project’s frontage. 24. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be relocated or installed on private property behind the public right-of-way line. 25. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant shall submit a utility coordination plan and schedule for approval by the City Engineer for installation and/or abandonment of all utilities. The plan shall clearly show the location and size of all existing utilities and the associated main lines; indicate which utilities and services are to remain; which utilities and services are to be abandoned, and where new utilities and services will be installed. Joint trenches for new utilities shall be used whenever possible. 26. Pavement Restoration: The applicant shall restore the pavement in compliance with City standard requirements. In the event that the roadway has recently received a pavement treatment or reconstruction, the project will be subject to the City’s Street Cut Moratorium. The applicant will be required to perform enhanced pavement restoration consistent with the restoration requirements associated with the Street Cut Moratorium. The City’s Pavement Maintenance Program website (https://www.ci.campbell.ca.us/219) has detailed information on the streets currently under moratorium and the enhanced restoration requirements. 27. Street Improvement Agreements / Plans / Encroachment Permit / Fees / Deposits: Prior to issuance of any grading or building permits for the site, the applicant shall execute a street improvement agreement, cause plans for public street improvements to be prepared by a registered civil engineer, pay various fees and Exhibit A – Conditions of Approval ~ 911 S. McGlincy Lane Page 7 PLN-2019-58 – Site and Architectural Review Permit deposits, 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. The plans shall include the following, unless otherwise approved by the City Engineer: a. Show location of all existing utilities within the new and existing public right of way. b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk area. c. Removal of existing driveway approach and necessary sidewalk, curb and gutter. d. Installation of City approved street trees at 30 feet on center. e. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway approach. f. Installation of asphalt concrete overlay per street pavement restoration plan for utility installation and/or abandonment, as required by the City Engineer. g. Installation of traffic control, stripes and signs. h. Construction of conforms to existing public and private improvements, as necessary. i. Submit final plans in a digital format acceptable to the City. 28. Street Improvements Completed for Occupancy and Building Permit Final: Prior to allowing occupancy and/or final building permit signoff for any and/or all buildings, the applicant shall have the required street improvements installed and accepted by the City, and the design engineer shall submit as-built drawings to the City. 29. Maintenance of Landscaping: Owner(s), current and future, are required to maintain the landscaped park strip and tree wells in the public right of way. This includes, but is not limited to: lawn, plantings, irrigation, etc. Street trees shall not be pruned by the owner. 30. Utility Encroachment Permit: Separate encroachment permits for the installation of utilities to serve the development will be required (including water, sewer, gas, electric, etc.). Applicant shall apply for and pay all necessary fees for utility permits for sanitary sewer, gas, water, electric and all other utility work. 31. Trash Enclosure Requirements: a. Campbell Municipal Code 14.02.030 "Stormwater Pollution Control / Requirements". The code states that no pollutants or water containing pollutants can be discharged into the City's storm drain system. Trash enclosures contain pollutants. During a rain event (or during general cleaning) water washes over and into roofless enclosures, collecting pollutants and discharging to the City's storm drain system. Exhibit A – Conditions of Approval ~ 911 S. McGlincy Lane Page 8 PLN-2019-58 – Site and Architectural Review Permit b. West Valley Sanitation District (WVSD), the local sanitary sewer agency, will require a roof on the enclosure if the trash enclosure drain connects to their sanitary sewer system. c. The trash enclosure pad shall not be sloped towards the parking lot. d. Install a grade break to separate the trash enclosure pad from the rest of the site and prevents run-on of stormwater to the maximum extent practicable. e. Install an area drain in the trash enclosure and connect to sanitary sewer system. FIRE DEPARTMENT 32. The fire department has no comments or conditions at this time. Please note that proposed fire resistance of all party walls will be assessed for code compliance during architectural review. RESOLUTION NO. 46xx BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL DENYING WITHOUT PREJUDICE A VARIANCE TO ALLOW RETENTION OF EXISTING OVERHEAD UTILITY LINES TO SERVE A PROPOSED DEVELOPMENT ON PROPERTY LOCATED 911 S. MCGLINCY LANE. FILE NO.: PLN2019-58. After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. The Planning Commission finds as follows with regard to the denial of a Variance: 1. The Proposed Project is application for a Variance to allow retention of existing overhead utility lines in relation with an application for a Site and Architectural Review Permit (PLN2019-58) to allow construction of an approximately 5,350 square-foot industrial building with a requested increase to the allowable floor area ratio (FAR), elimination of the side and rear setbacks, and a reduction to the required landscaping area. 2. Campbell Municipal Code (CMC) Section 21.18.140.B.2 requires that construction of a non-residential main structure located along an arterial or collector street—as identified by the Campbell Roadway Classifications Diagram—include removal of existing utility poles and associated overhead utility lines located along the abutting frontage the development site to be replaced with underground utilities. However, CMC Section 21.18.140.B.2 further provides that a Variance to the linear feet of overhead utility lines to be replaced underground may be granted in compliance with Chapter 21.48, (Variances). 3. South McGlincy Lane is "Commercial/Industrial Collector" street as identified by the Campbell Roadway Classifications Diagram. The proposed project is, therefore, subject to the frontage utility undergrounding requirements specified by CMC Sec. Section 21.18.140.B.2. 4. The proposed Variance would allow retention of existing overhead utility lines and use of overhead utilities to serve the aforementioned development pursuant to CMC Section 21.18.140.B.2 5. Pursuant to CMC Section 21.48.030.C, it is the responsibility of the applicant to establish evidence in support of the findings for a Variance required by Section 21.48.040 (Findings and Decision). 6. The applicant has not furnished any evidence in support of the affirmative determination of the required findings for a Variance. 7. Denial of the Variance without prejudice is allowable pursuant to CMC Sec. 21.56.080, to allow the applicant to submit a new application for a Variance for future consideration of the request. Planning Commission Resolution No. 46xx Page 2 of 4 PLN2019-58 – Variance 911 S. McGlincy Ln. 8. It is the Planning Commission's intent to maintain severability between the application for a Variance and the aforementioned application for a Site and Architectural Review Permit, such that a subsequent application for a Variance shall not require an amendment or modification to the Site and Architectural Review Permit. Based upon the foregoing findings of fact and pursuant, the City Council further finds and concludes that: Variance Findings (CMC Sec. 21.48.040.B) 1. The strict or literal interpretations and enforcement of the specified regulation(s) would not result in a practical difficulty or unnecessary physical hardship inconsistent with the objectives of the Zoning Code. 2. The strict or literal interpretations and enforcement of the specified regulation(s) would not deprive the applicant of privileges enjoyed by the owners of other properties classified in the same zoning district. 3. There are not exceptional or extraordinary circumstances or conditions applicable to the subject property (i.e. size, shape, topography) which do not apply generally to other properties classified in the same zoning district. 4. The granting of the Variance would constitute a grant of special privileges inconsistent with the limitations on other properties classified in the same zoning district. 5. The granting of the Variance would be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the area. Environmental Finding(s) (CMC Sec. 21.38.050): 1. The project is Statutorily Exempt under Section 15270(a) of the California Environmental Quality Act (CEQA), pertaining to projects which a public agency rejects or disapproves. THEREFORE, BE IT RESOLVED that the Planning Commission denies without prejudice a variance to allow retention of existing overhead utility lines to serve a proposed development on property located 911 s. McGlincy Lane PASSED AND ADOPTED this 28th day of March, 2023, by the following roll call vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: Planning Commission Resolution No. 46xx Page 3 of 4 PLN2019-58 – Variance 911 S. McGlincy Ln. APPROVED: Adam Buchbinder, Chair ATTEST: Rob Eastwood, Secretary ITEM NO. 3 CITY OF CAMPBELL ∙ PLANNING COMMISSION Staff Report ∙ March 28, 2023 PLN-2022-79 Joma Studio Architects Public Hearing to consider the request of Joma Studio Architects for property located at 24-28 E. Campbell Avenue to allow construction of a 3-story, approximately 8,000 square-foot mixed-use building, consisting of ground-floor and 2nd-level (mezzanine) commercial/office space, and three 1-bedroom upper-level apartment units. The application under consideration includes a Planned Development Permit. File No.: PLN- 2022-79. STAFF RECOMMENDATION That the Planning Commission take the following action: 1. Adopt a Resolution (reference Attachment A), recommending approval of a Planned Development Permit to allow construction of a 3-story, approximately 8,000 square-foot mixed-use building. ENVIRONMENTAL (CEQA) DETERMINATION Staff recommends that the Planning Commission recommend to the City Council that it accept a determination that this project is Categorically Exempt from environmental review under Section 15332 of the California Environmental Quality Act (CEQA), pertaining to In-Fill Development Projects which are found consistent with all applicable general plan policies and zoning regulations, are under five acres in size, and substantially surrounded by urban uses. PROJECT DATA Zoning Designation: P-D (Planned Development) General Plan Designation: Central Commercial Proposed Density: 23.3 units/gr. acre (up to 27 units/gr. acre Max. Density) Lot Area Gross Lot Area: 5,600 square-feet (to Street Centerline) Existing Net Lot: 4,400 square-feet (current) New Lot Area: 4,320 square-feet (post-dedication) Building Height (New): 41 feet1 45 feet (Max. Allowed) Building Square Footage : 7,943 square-feet Parking: 0 stalls 0 stalls (per AB 2097) 1 Building height is measured to the top "building's highest roof surface," except for "roof structures for the housing of elevators, stairways, tanks…" (CMC Sec. 21.18.05). As such, the building height is measured to the top roof surface of the rooftop restroom rather than the elevator or stairway enclosures or the surface level of the primary building roof. Staff Report – Planning Commission Meeting of March 28, 2023 Page 2 of 9 PLN-2022-79 ~ 24-28 E. Campbell Ave. Floor Area Ratio (FAR) 1.052 1.5 (Max. Allowed) Building Setbacks Proposed Required Front (north): ¾ feet N/A Sides (west): 0 feet N/A Sides (east): ½ feet N/A Rear (south): 15 feet N/A DISCUSSION Project Site: The project site consists of two small parcels, approximately 4,400 square-feet in area, located along East Campbell Avenue, one parcel east of South Winchester Boulevard, within the P-D (Planned Development) Zoning District and the Central Commercial General Plan Land Use District, and subject to the Downtown Development Plan. The site borders retail buildings to the east and west, and residential uses to the south, as shown, below. The property is currently developed with a retail building (Heroes Comics) and a two-level dwelling on the rear parcel. Both structures would be demolished as part of the proposed project. Proposed Project: The submitted application for a Planned Development Permit would allow construction of a 3-story, approximately 8,000 square-foot mixed-use building, consisting of ground- floor and 2nd-level (mezzanine) commercial/office space, three one-bedroom upper-level apartment units, and a rooftop deck (with a restroom facility), as depicted in the submitted Project Plans (referenced Attachment B) Scope of Review: This application does not constitute a "housing development project" under the Housing Accountability Act in that less than two-thirds of the square footage comprises residential use (approximately 49% of the building).3 As such, the Planning Commission may exercise its discretion to apply non-objective design criteria in its review of the proposal, as it finds necessary to establish the findings for approval, as discussed, below. 2 For a mixed-use building, the FAR excludes the residential component of the building per CMC Sec. 21.36.130.B.3, and consistent with Housing Element Program H-4.2a (Mixed-Use Development). 3 The project is also not subject to the Housing Crisis Act's replacement requirement of "protected units" for this reason. Staff Report – Planning Commission Meeting of March 28, 2023 Page 3 of 9 PLN-2022-79 ~ 24-28 E. Campbell Ave. ANALYSIS Consideration in Review of Applications: In review of a Planned Development Permit, the Zoning Code (CMC Sec. 21.12.030.H.5) directs the decision-making body to consider certain design and layout aspects of the proposal prior to rendering a decision, referenced to as "considerations". The following identifies these considerations and application consistency. A. Considerations relating to site circulation, traffic congestion, and traffic safety: Traffic Congestion: The proposed mixed-use building did not require a traffic study per the thresholds established by the VTA Congestion Management Program; therefore the project will not have a discernable effect on traffic congestion in the area. Additionally, since the project site is within one-half mile of the Downtown Campbell Light-Rail Station, it is exempted from Vehicles-Miles-Traveled (VMT) analysis per the City's VMT policy. Traffic Safety and Site Circulation: Under the recently adopted law, AB-2097, the City is precluded from applying a parking standard for any project within one-half mile of major public transit. As such, the project is not required to provide, nor is proposing to provide, any parking facilities. Therefore, there are no traffic safety or site circulation issues since the site would lack these features. B. Considerations relating to landscaping: There is no landscaping requirements applicable to this project. However, a small quantity of landscaping is proposed along the sides of the building as shown on the site plan. C. Considerations relating to structure and site layout: Structure Siting: As an urban in-fill project within the P-D Zoning District, the proposed building will be situated to occupy the majority of the project site. This would result in the lack traditional open-space areas. However, the project would include an accessible rooftop deck spanning the entirety of the building that will provide recreational space for the residents (enhanced by a rooftop restroom). Additionally, each of the units will also have a private balcony or terrace. Site Layout: The proposed building would be placed immediately behind the public sidewalk, comparable to most of the buildings in Downtown Campbell. The Public Works Department is requiring that the project dedicate two-feet of property along the frontage to allow for a widened 10-foot public sidewalk. This is a lesser improvement than that described in the Winchester Boulevard Master Plan. Although the project site is located within the Downtown Development Plan, the Winchester Boulevard Master Plan has a slight overlap in this area, in the street improvement section of document, where it recommends that the City evaluate new curbside parking, as excerpted, below. Given the already compact size of this property, staff determined that requiring such a large dedication of land (7-8 feet) would represent a disproportional exaction with respect to the proposed development. [Page 35] Improvements are recommended for the southerly portion of the Winchester/Campbell Avenue intersection as well. These include new sidewalk and street lighting, a bulb-out at the southwest corner (no lane modification required), and reconfiguration of the southerly frontage of East Campbell Avenue to accommodate curbside parking if new development occurs, similar to conditions within Downtown. This would require dedication of 7 to 8 feet of property along frontage to allow for this parking area and a sidewalk space. Staff Report – Planning Commission Meeting of March 28, 2023 Page 4 of 9 PLN-2022-79 ~ 24-28 E. Campbell Ave. Design Guidelines: The Zoning Code also directs the decision-making body to "take into consideration any relevant design guidelines that have been adopted by the city" (CMC Sec. 21.12.030.E). As such, the following provides an analysis of the design guidelines found in the Downtown Campbell Development Plan: • Building Articulation: Given the unique character of the Downtown district, new development and major rehabilitation projects shall incorporate the traditional architectural style, articulation and details that reflect the City’s history and promote its future. Three primary building materials are proposed—stacked stone, stucco, and composite siding— accented with metal elements that along with varied wall planes and ample fenestration, result in well-articulated elevations that lend layers of depth to the building. The overall design approach provides a contemporary appearance using traditional materials and building forms, consistent with newer development in the Downtown. A condition of approval will require the applicant to provide physical samples of all materials prior to issuance of a building permit to ensure that their quality satisfies the design expectations of the Downtown Development Plan and the Campbell General Plan. Staff Report – Planning Commission Meeting of March 28, 2023 Page 5 of 9 PLN-2022-79 ~ 24-28 E. Campbell Ave. Of note, the design treatment extends along the west elevation, shown, below, which will be visible through the adjacent parking lot until such time that the neighboring property (Subway/ Psycho Donuts) is itself developed in the future. • Building Orientation and Layout: New development and major rehabilitation projects shall orient buildings on the street to create a continuous development pattern geared to the pedestrian. The ground floor showroom/retail space will connect directly onto the Campbell Avenue sidewalk to provide a strong pedestrian-connection (residential access will be taken from the side of the building via a walkway). Due to the property's narrowness, this storefront would extend only 35-feet in width, which is roughly equal to the width of the neighboring "The Energy House" building, which would maintain the development pattern of this segment of East Campbell Avenue • Ground-Level Design Features: The Ground-Level in the Downtown shall include design features, such as consistent streetscape patterns, outdoor areas, display windows, and building articulation, which is attractive and pedestrian-oriented. The proposed building will incorporate expansive street-level glazing with a two-level high ground-floor. As illustrated in the project's streetscape drawing, below, the proposed building aligns with the linear extent of the adjacent building and is only approximately 50% taller. The building's massing is also minimized such that the upper-level, beyond the terrace, is stepped back from the lower two-levels by 20-feet, which will result in a 2-story feel at the street-level. This will maintain a pedestrian-oriented scale that is consistent with the established streetscape pattern of this portion of E. Campbell Avenue: Staff Report – Planning Commission Meeting of March 28, 2023 Page 6 of 9 PLN-2022-79 ~ 24-28 E. Campbell Ave. Findings for Approval: To grant a land use approval, the decision-making body must affirmatively establish that the project meets codified findings for approval. Findings establish the evidentiary basis for a City's decision to grant or deny a land use approval and to impose conditions of approval as necessary to establish the findings. The applicable findings depend upon the type of land use approval under revie. The following analysis identifies each of the applicable findings in italics and how the proposed project satisfies them. Planned Development Permit Findings A. The proposed development or uses clearly would result in a more desirable environment and use of land than would be possible under any other zoning district classification. Since project site is already zoned P-D (Planned Development) the applicant is compelled to build under the provisions of this zoning district, such that this finding is not directly applicable. Nonetheless, based on consistency with the considerations for review and the design guidelines of the Downtown Development Plan, the proposed project would serve the further the intent of the P-D (Planned Development) Zoning District by resulting an appropriately scaled and well- designed urban-infill building at the westerly edge of the City's Downtown. B. The proposed development would be compatible with the general plan and will aid in the harmonious development of the immediate area. The property's Central Commercial land use designation is described by the General Plan as intending to accommodate urban-scale development designed to enhance the pedestrian- oriented of the broader Downtown area. Central Commercial: The Central Commercial designation is used for the heart of Campbell including parts of Campbell and Winchester Avenues in Downtown Campbell. This area is intended to provide shopping, services and entertainment within a pedestrian oriented, urban environment. Building forms in this designation edge the street and should include retail commercial uses on the ground floor with either office or residential uses on the second and third floors. The proposed mixed-use building would further the vision by providing street-level commercial space, with upper-level apartments units. This outcome would be consistent with Downtown Development Plan Policy LU-5.1 and General Plan Strategies LUT-14.6 and LUT-19.1a, which encourages mixed-use development in the Downtown area, and generally within the City, respectively. Policy LU-5.1: Mixed Use Projects: Encourage property owners and developers to consider residential mixed use projects where appropriate, particularly east of the light rail tracks, to facilitate housing adjacent to mass transit and to help create a "24 hour" Downtown community. Strategy LUT-14.6: Mixed Residential and Non-residential Uses: Allow residential uses that are mixed whether horizontally or vertically with non-residential uses. Strategy LUT-19.1a: Mix of Uses: Encourage a compatible mix of uses (i.e. professional offices, services and retail uses) with ground floor retail uses. The proposed project will also maximize the use of a small property with a 3-story mixed-use building in an urban-scale, appropriate for a downtown environment, without exceedance of any applicable development standards (height, FAR, density), consistent with Downtown Development Plan Policies LU-1.1 and LU-7.1: Staff Report – Planning Commission Meeting of March 28, 2023 Page 7 of 9 PLN-2022-79 ~ 24-28 E. Campbell Ave. Policy LU-1.1: Development Potential: To maximize the development potential of property within the C-3 zone, particularly ground floor retail, restaurants, and other pedestrian oriented uses. Policy LU-7.1: Urban/Small Town Densities: Downtown development should achieve densities and development patterns consistent with urban centers and central businesses districts, while maintaining a small town scale. Moreover, the project would add new development beyond the Downtown's traditional core (i.e., the area bounded by the loop streets) that will serve to strengthen the connection between Downtown Campbell and the Winchester Boulevard corridor, in furtherance of Goal LU-6 and Policy LU-6.1. Goal LU-6: To promote and encourage development along the loop streets, and beyond. Policy LU-6.1: Expansion of Downtown: Facilitate and encourage the evolution of the Downtown beyond the loop streets, eastward to the Hwy 17 overpass and westward to the Community Center, through public improvements, urban design and land use patterns that connect, both visually and physically this stretch of Campbell Avenue. The project site is located ⅓ mile (7-minute walk) from the Downtown Campbell Light-Rail Station and also within the boundary of the City's "Priority Development Area" (PDA), and is therefore considered a transit-oriented development. As it such, the project also satisfies the intent of General Plan Strategy LUT-1.5a and Strategy LUT-2.11 to locate housing closer to public transit and services to lower greenhouse gas emissions and improve air quality by reducing private automobile usage. Strategy LUT-1.5a: Transit-Oriented Development: Encourage transit-oriented developments including employment centers such as office and research and development facilities and the city’s highest density residential projects by coordinating the location, intensity, and mix of land uses with transportation resources, such as Light Rail. Strategy LUT-2.1l: Transit-Oriented Development: Coordinate with regional transportation agencies including VTA and the Metropolitan Transportation Commission (MTC) to improve public transportation service and promote public transit as a viable alternative to driving, particularly within the Priority Development Areas (PDA). Furthering the transit-orientation of the project, no parking is proposed, which will serve to encourage greater of alternative transportation solutions, consistent with Policy LUT-2.1: Policy LUT-2.1: Encourage the use of alternative transportation such as ridesharing, public transit, walking and bicycling to reduce reliance on automobile use. With regard to achieving planned-for densities, Housing Element Policy H-4.3 directs certain projects to achieve 75% of the maximum allowable density. With a maximum density of 27 units/gr. acre, a minimum density 20.25 gr. acre is required for this project, which is satisfied by the proposed density of 23.3 units/gr. acre. Policy H-4.3: Planned For Densities: To encourage the efficient and sustainable use of land, the City encourages residential development that is proposed near existing light rail stations (within ¼ mile radius) and/or within the boundaries of the Winchester Boulevard Plan and East Campbell Avenue plan areas, to achieve at least 75 percent of the maximum General Plan Land Use category densities. Staff Report – Planning Commission Meeting of March 28, 2023 Page 8 of 9 PLN-2022-79 ~ 24-28 E. Campbell Ave. Lastly, as discussed above, the proposed project reflects a contextually-appropriate architectural approach that will incorporate a palette of high-quality materials, consistent with Policy LUT-9.3 and supporting Strategies LUT-9.3d and 9.3e: Policy LUT-9.3: Design and Planning Compatibility: Promote high quality, creative design and site planning that is compatible with surrounding development, public spaces, and natural resources. Strategy LUT-9.3d: Building Design: Design buildings to revitalize streets and public spaces by orienting the building to the street, including human scale details and massing that engages the pedestrian. Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality building materials on all buildings to ensure the long-term quality of the built environment. C. The proposed development will not result in allowing more residential units than would be allowed by other residential zoning districts which are consistent with the general plan. The comparable zoning district that is consistent with the subject property's Central Commercial land use designation is the C-3 (Central Business District) Zoning District. As specified by CMC Sec. 21.10.060.D, Table 2-11b (General Development Standards) , the C-3 Zoning District has a maximum residential density of up 27 units/gr. acre. The proposed project would result in a density of 23.3 units/gr. acre in compliance with this maximum. D. The proposed development would not be detrimental to the health, safety or welfare of the neighborhood or of the city as a whole. A small-mixed use building, consistent with the General Plan, does not present any potential to be injurious to the public health and safety. Site and Architectural Review Committee: The Site and Architectural Review Committee (SARC) reviewed this application at a special meeting of February 15, 2023. The following comments were made. A staff response is provided where necessary. ➢ Appreciated the vertical nature of the building. ➢ Concerned by the lack of parking, asked about a private parking arrangement. Staff Response: The applicant indicated that he would maintain a private parking agreement with the neighboring property. ➢ Asked for the clarification of the proposed commercial use. Staff Response: The applicant intends to use the ground-floor space as a showroom for his remodeling business, which is classified as a type of "pedestrian-oriented activity," allowable under the provisions of the C-3 Zoning District (CMC Sec. 21.10.060.B, Table 2-11). ➢ Asked about new fencing. Staff Response: The applicant indicated that new fencing would be installed along the edge of the parking lot. A condition of approval will require installation of this fencing. Staff Report – Planning Commission Meeting of March 28, 2023 Page 9 of 9 PLN-2022-79 ~ 24-28 E. Campbell Ave. ➢ Asked about rooftop solar panels. Staff Response: Installation of solar panels atop a rooftop canopy structure—necessary to maintain the space as a usable rooftop deck—is questionable due to the limited available height between the roof surface and the maximum building height limit of 45-feet. Such an installation would also dramatically alter the appearance of the building to such an extent that a formal modification request would be required. Alternatively, a standard rooftop surface solar array would be feasible, but would render the rooftop unusable for recreation. Public Comment: No public comment has been received. Attachments: A. Draft Resolution B. Project Plans Prepared by: Daniel Fama, Senior Planner Approved by: Rob Eastwood, Community Development Director RESOLUTION NO. 466x BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING THAT THE CITY COUNCIL APPROVE A PLANNED DEVELOPMENT PERMIT TO ALLOW CONSTRUCTION OF A 3-STORY, APPROXIMATELY 8,000 SQUARE-FOOT MIXED-USE BUILDING, CONSISTING OF GROUND-FLOOR AND 2ND-LEVEL (MEZZANINE) COMMERCIAL/ OFFICE SPACE, AND THREE 1-BEDROOM UPPER-LEVEL APARTMENT UNITS, FOR PROPERTY LOCATED AT 24-28 E. CAMPBELL AVENUE. FILE NO.: PLN-2022-79 After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. The Planning Commission finds as follows with regard to the recommended approval of a Planned Development Permit (PLN-2022-79): 1. The Proposed Project is application for a Planned Development Permit (PLN-2022- 79) to allow construction of a 3-story, approximately 8,000 square-foot mixed-use building, consisting of ground-floor and 2nd-level (mezzanine) commercial/office space, and three 1-bedroom upper-level apartment units. 2. The Project Site consists of two small parcels, approximately 4,400 square-feet in area, located along East Campbell Avenue, one parcel east of South Winchester Boulevard. 3. The Project Site is designated by the Campbell Zoning Map as P-D (Planned Development) and by the Campbell General Plan Land Use Diagram as Central Commercial. 4. The Project Site is within the boundaries of the Downtown Development Plan, which is incorporated as an appendix to the Campbell General Plan. 5. The Proposed Project does not constitute a "housing development project" under the Housing Accountability Act in that less than two-thirds of the square footage comprises residential use (approximately 49% of the building). 6. The Proposed Project's three residential units would result in a density of 23.3 units/gr. acre (3 units ÷ . 0.128 acres), consistent with the density range of the Central Commercial (up to 27 units/gr. acre) designation, as established by the corresponding C-3 (Central Business District) Zoning District. 7. The Proposed Project is not subject to a Parking Modification Permit requirement pursuant Government Code § 65863.2, which precludes the City from imposing or enforcing a parking requirement for a development project located within one-half mile of public transit. The Project Site is within one-half mile of the Downtown Campbell Light-Rail Station. Planning Commission Resolution No. 466x Page 2 of 5 PLN-2022-79 – Planned Development Permit 24-28 E. Campbell Avenue 8. Pursuant to CMC Sec. 21.36.130.B.3 and consistent with Housing Element Program H-4.2a (Mixed-Use Development), the proposed floor area ratio (FAR), excludes the residential component of the building. 9. Pursuant to CMC 21.18.05, building height is measured to the top "building's highest roof surface," except for "roof structures for the housing of elevators, stairways, tanks…"As such, the building height is measured to the top roof surface of the rooftop restroom rather than the elevator or stairway enclosures or the surface level of the primary building roof. 10. Based on trip generation values provided by the Institute of Transportation Engineers (ITE) Trip Generation Manual, the Proposed Project would result in less than 100 new AM or PM trips, therefore not requiring preparation of a traffic impact analysis pursuant to the Congestion Management Program, as specified by the VTA Transportation Impact Analysis (TIA) Guidelines. 11. The City evaluated the potential for new curbside parking along the Project Site's East Campbell Avenue street frontage, as specified by the Winchester Boulevard Master Plan ('Community Center / Downtown Link,' Pg. 35-36) and determined that in in consideration of the compact size of the subject property, requiring such a large dedication of land (7-8 feet) would represent a disproportional exaction that would infringe on the owner's property rights. 12. The Proposed Project would be consistent with the following General Plan policies and strategies: Policy LU-5.1: Mixed Use Projects: Encourage property owners and developers to consider residential mixed use projects where appropriate, particularly east of the light rail tracks, to facilitate housing adjacent to mass transit and to help create a "24 hour" Downtown community. Strategy LUT-14.6: Mixed Residential and Non-residential Uses: Allow residential uses that are mixed whether horizontally or vertically with non-residential uses. Strategy LUT-19.1a: Mix of Uses: Encourage a compatible mix of uses (i.e. professional offices, services and retail uses) with ground floor retail uses. Policy LU-1.1: Development Potential: To maximize the development potential of property within the C-3 zone, particularly ground floor retail, restaurants, and other pedestrian oriented uses. Policy LU-7.1: Urban/Small Town Densities: Downtown development should achieve densities and development patterns consistent with urban centers and central businesses districts, while maintaining a small town scale. Strategy LUT-1.5a: Transit-Oriented Development: Encourage transit-oriented developments including employment centers such as office and research and development facilities and the city’s highest density residential projects by coordinating the location, intensity, and mix of land uses with transportation resources, such as Light Rail. Strategy LUT-2.1l: Transit-Oriented Development: Coordinate with regional transportation agencies including VTA and the Metropolitan Transportation Commission (MTC) to improve public transportation service and promote public transit Planning Commission Resolution No. 466x Page 3 of 5 PLN-2022-79 – Planned Development Permit 24-28 E. Campbell Avenue as a viable alternative to driving, particularly within the Priority Development Areas (PDA). Policy LUT-2.1: Encourage the use of alternative transportation such as ridesharing, public transit, walking and bicycling to reduce reliance on automobile use. Policy H-4.3: Planned For Densities: To encourage the efficient and sustainable use of land, the City encourages residential development that is proposed near existing light rail stations (within ¼ mile radius) and/or within the boundaries of the Winchester Boulevard Plan and East Campbell Avenue plan areas, to achieve at least 75 percent of the maximum General Plan Land Use category densities. Policy LUT-9.3: Design and Planning Compatibility: Promote high quality, creative design and site planning that is compatible with surrounding development, public spaces, and natural resources. Strategy LUT-9.3d: Building Design: Design buildings to revitalize streets and public spaces by orienting the building to the street, including human scale details and massing that engages the pedestrian. Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality building materials on all buildings to ensure the long-term quality of the built environment. 13. The Planning Commission took into consideration the design guidelines of the Downtown Development Plan, including, but not limited to, Policy D-1.1 (Building Orientation and Layout), Policy D-1.2 (Building Articulation), and Policy D-2.1 (Ground-Level Design Features). 14. In review of the proposed project, the Planning Commission considered the site circulation, traffic congestion, and traffic safety effects of the project, including the effect of the site development plan on traffic conditions on abutting streets; the layout of the site with respect to locations and dimensions of vehicular and pedestrian entrances, exit driveways, and walkways; the arrangement and adequacy of off-street parking facilities to prevent traffic congestion; the location, arrangement, and dimensions of truck loading and unloading facilities; the circulation patterns within the boundaries of the development, and; the surfacing and lighting of the off-street parking facilities. 15. The Planning Commission further considered the landscaping design of the proposed project, including the location, height, and material offences, walls, hedges, and screen plantings to ensure harmony with adjacent development or to conceal storage areas, utility installations, and other unsightly aspects of the development; the planting of groundcover or other surfacing to prevent dust and erosion, and the preservation of existing healthy trees. 16. The Planning Commission further considered the proposed project's architectural and site layout, including the general silhouette and mass, including location on the site, elevations, and relation to natural plant coverage, all in relationship to the surrounding neighborhood; the exterior design in relation to adjoining structures in terms of area, bulk, height, openings, and breaks in the facade facing the street; and appropriateness and compatibility of the proposed uses in relation to the adjacent uses and the area as a whole. Planning Commission Resolution No. 466x Page 4 of 5 PLN-2022-79 – Planned Development Permit 24-28 E. Campbell Avenue 17. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. 18. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 19. No substantial evidence has been presented which shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: Planned Development Permit Findings (CMC Sec. 21.12.030.H.6) 1. The proposed development will clearly result in a more desirable environment and use of the land than would be possible under any other zoning district classification; 2. The proposed development will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area; 3. The proposed development will not result in allowing more residential units than would be allowed by other residential zoning districts, which are consistent with the General Plan designation of the property; 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole; 5. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project; 6. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project; and 7. No substantial evidence has been presented from which a reasonable argument could be made that shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. Environmental Findings (CMC Sec. 21.38.050): 8. The project is Categorically Exempt under Section 15332 of the California Environmental Quality Act (CEQA), pertaining to In-Fill Development Projects; and 9. There are no unusual circumstances that would prevent the project from qualifying as Categorically Exempt per Section 15300.2 of the CEQA Guidelines. Planning Commission Resolution No. 466x Page 5 of 5 PLN-2022-79 – Planned Development Permit 24-28 E. Campbell Avenue THEREFORE, BE IT RESOLVED that the Planning Commission recommends that the City Council approve a Planned Development Permit (PLN-2022-79) to allow construction of a 3-story, approximately 8,000 square-foot mixed-use building, consisting of ground-floor and 2nd-level (mezzanine) commercial/office space, and three 1- bedroom upper-level apartment units, for property located at 24-28 E. Campbell Avenue, subject to the attached recommended Conditions of Approval (attached Exhibit A). PASSED AND ADOPTED this 28th day of March, 2023, by the following roll call vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: APPROVED: Adam Buchbinder, Chair ATTEST: Rob Eastwood, Secretary EXHIBIT B RECOMMENDED CONDITIONS OF APPROVAL PLN-2022-79 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 Planning Division 1. Approved Project: Approval is granted for a Planned Development Permit (PLN- 2022-79) to allow construction of a 3-story, approximately 8,000 square-foot mixed- use building, consisting of ground-floor and 2nd-level (mezzanine) commercial/office space, and three 1-bedroom upper-level apartment units, for property located at 24- 28 E. Campbell Avenue. The Approved Project shall substantially conform to the Approved Project Plans, included as Attachment 'B', in the March 28, 2023, Planning Commission Staff Report, except as may be modified by conditions of approval contained herein. 2. Permit Expiration: The Planned Development Permit approved herein ("Approval") shall be valid for two (2) year from the effective date of City Council approval (expiring May 2, 2025). Within this two-year period a Building Permit for the project must be issued pursuant to CMC Sec. 21.56.030.B.1. Failure to meet this deadline or expiration of an issued Building Permit shall 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 pass inspection without prior authorization of the necessary approving body (i.e., Planning Commission or Community Development Director). 4. Timely Completion: Once under construction it shall be the obligation of the property owner and contractor to demonstrate continued progress on the project. In the event the building permit expires, the City may impose fines or exercise administrative remedies to compel timely completion of work. 5. Minor Revisions: Architectural refinements and other minor revisions to the Approved Project Plans may be administratively approved by the Community Development Director pursuant to CMC Sec. 21.56.060. 6. Sample Materials: The applicant shall furnish physical samples of all proposed exterior materials for review by the Community Development Director. A building permit shall not be issued until the Community Development Director has approved the submitted material samples. Exhibit A – Conditions of Approval ~ 24-28 E. Campbell Ave. Page 2 PLN-2022-177 – Planned Development Permit 7. Signage: All signage shall require separate approval of a Sign Permit in compliance with Campbell Municipal Code (CMC) 21.30.080.A. 8. Fencing: The construction plans shall reflect installation of new fencing along the side property lines, in compliance with CMC Sec. 21.18.060. 9. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of the underground PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers, indicating the location of the boxes for approval by the Community Development Director. Visible transformer(s) shall be screened with landscaping and/or artistically painted. 10. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on-site. The final design and type of lighting fixtures and lighting intensity of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director for compliance with the City of Campbell Lighting Design Standards (CMC Sec. 21.18.090) and shall not exceed one (1) footcandle at property line, as demonstrated by a photometric plan. 11. Noise Attenuation: In compliance with CMC Sec. 21.16.070.E, the construction plans shall incorporate all of the design recommendations of the "Environmental Noise Study," prepared by CSDA Design Group, dated October 7, 2022, and be accompanied with an updated noise study documenting compliance with its prior recommendations. 12. Rooftop Deck: Prior to issuance of a Certificate of Occupancy, the applicant shall submit proposed usage regulations for the rooftop deck for review by the Community Development Director. The proposed usage regulations shall provide for regulation of outdoor furnishings (e.g., umbrellas, tables, chairs), decorative plants, grills/BBQs, clotheslines, pets, noise, allowable hours of use, hot-tubs/spas, and smoking/vaping, and shall be prepared to the satisfaction of the Community Development Director . 13. Commercial Operational Standards: Use of the ground-floor commercial space is subject to the following general operational standards: a. Land Use Restriction: The use of the ground-floor commercial space is limited to those land uses identified as allowable in the C-3 (Central Business District) Zoning District. Uses identified as "permitted" shall be allowable by issuance of a Zoning Clearance. Uses identified as "conditional" may be allowed by issuance of an Administrative Planned Development Permit (or successor discretionary land use permit). b. Hours of Operation: Unless otherwise authorized by a Administrative Planned Development Permit (or successor discretionary land use permit), the hours of operation of any commercial use is limited to 6:00 AM to 11:00 PM, daily. c. Loud Speakers: Exterior loud speakers, exterior audio sound systems, and/or public address systems are prohibited. Exhibit A – Conditions of Approval ~ 24-28 E. Campbell Ave. Page 3 PLN-2022-177 – Planned Development Permit d. Smoking: "No Smoking" signs shall be posted on the premises in compliance with CMC Sec. 6.11.060. e. Noise: Regardless of decibel level, no noise generated within the approved buildings shall obstruct the free use of neighboring properties so as to unreasonably interfere with the comfortable enjoyment of the neighboring residents. f. Trash Disposal and Clean-Up: Refuse and recycling receptacles shall be kept within the trash enclosure except during collection in compliance with CMC Chapter 6.04 (Garbage and Rubbish Disposal). g. Loitering: There shall be no loitering allowed on the premises. The business owner is responsible for monitoring the premises to prevent loitering. h. Property Maintenance: All exterior areas of the business free from graffiti, trash, rubbish, posters and stickers placed on the property, in compliance with CMC Section 21.16.110 (Site Maintenance). i. Landscape Maintenance: All landscaping shall be maintained in compliance with Campbell Municipal Code Section 21.26.040 (Landscaping Maintenance Requirements) and Section 21.16.110.C.2 (Landscape Maintenance). Dead or unhealthy plants shall be replaced with healthy plants of the same or similar type. j. Outdoor Storage: No outdoor storage is permitted on the subject property, including the storage equipment, materials, and inoperable vehicles. k. Storefront Glazing: All storefront glazing shall remain unobscured, except for the 25% of window area permitted to be occupied with window signage. 14. 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. 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. Exhibit A – Conditions of Approval ~ 24-28 E. Campbell Ave. Page 4 PLN-2022-177 – Planned Development Permit 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. Building Division 15. Permit Required: A building permit application shall be required for the proposed project. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 16. Conditions of Approval: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 17. Construction Fencing: The property shall be properly enclosed with construction fencing to prevent unauthorized access to the site during construction. The construction site shall be secured to prevent vandalism and/or theft during hours when no work is being done. 18. Review Comments: The review comments provided by O’Brien Code Consulting, Inc., in the review letter entitled, " 2019 CBC/CRC Accessibility Only Design Review", dated July 28, 2022, as included in the administrative record, are herein incorporated by reference. PUBLIC WORKS DEPARTMENT 19. Scope of Review: The scope of this project triggers the requirement for Frontage Improvements as required by Campbell Municipal Code 11.24.040. The existing sidewalk along the East Campbell Avenue frontage is substandard and shall be constructed to the City standard commercial sidewalk width of ten feet. The applicant will also be required to merge the two separate lots into one parcel through a lot line adjustment. 20. Construction Drawings: The applicant shall submit the following permit applications prior to, or concurrent with the main Building permit application: a. Encroachment Permit for Street Improvement Plans: The frontage improvements for the project shall be shown on a separate street improvement plan as detailed here: https://www.campbellca.gov/187/Street- Improvements b. Building Permit for On-Site / Grading & Drainage Plans: The on-site grading, drainage, stormwater, landscaping, ADA and site improvements for the project shall be shown on a separate building permit plan as detailed here: https://www.campbellca.gov/DocumentCenter/View/16594 c. Street / Easement Dedication: The street / easement dedication documents required for this project shall be submitted for review by the City Surveyor as detailed here: https://www.campbellca.gov/DocumentCenter/View/430 Exhibit A – Conditions of Approval ~ 24-28 E. Campbell Ave. Page 5 PLN-2022-177 – Planned Development Permit 21. Lot Line Adjustment for Lot Merger: Prior to issuance of any building permits for the site, the applicant shall fully complete a lot line adjustment for lot merger process. The applicant shall submit an application for approval by the City Engineer, pay the current application processing fees, process the application with City staff’s comments and fully complete the lot line adjustment. 22. Right-of-Way for Public Street Purposes: Prior to issuance of any building permits for the site, the applicant shall fully complete the process to cause additional right-of-way to be granted in fee for public street purposes along the East Campbell Avenue frontage to accommodate the standard ten (10) foot commercial sidewalk, unless otherwise approved by the City Engineer. The applicant shall submit the necessary documents for approval by the City Engineer, process the submittal with City staff’s comments and fully complete the right- of-way process. 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. Storm Drain Area Fee: Prior to issuance of any building permits for the site, the applicant shall pay the required Storm Drain Area fee, currently set at $2,650.00 per net acre, set for commercial land use. 24. Park Impact Fee: A fee in-lieu of parkland dedication pursuant to Campbell Municipal Code (CMC) Chapter 20.24 (Park Impact Fees and Park Land Dedication Subdivisions) is required. The in-lieu fee shall be equal to the fee for three (3) new dwelling units based on the Multi-family rate, less credit for any existing legal dwelling units. The fee in effect at the time of payment, as established by the City's Schedule of Fees, shall be the fee due. 25. 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. 26. Water Meter(s) and Sewer Cleanout(s): Proposed water meter(s) and sewer cleanout(s) shall be installed on private property behind the public right-of-way line. 27. Plans / Encroachment Permit / Fees / Deposits: Prior to issuance of any building permits for the site, the applicant shall cause plans for public street improvements to Exhibit A – Conditions of Approval ~ 24-28 E. Campbell Ave. Page 6 PLN-2022-177 – Planned Development Permit be prepared by a registered civil engineer, pay various fees and deposits, 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. The plans shall include the following, unless otherwise approved by the City Engineer: a. Show location of all existing utilities within the new and existing public right of way. b. Removal of existing sidewalk, curb and gutter. c. Installation of City standard commercial curb, gutter, and sidewalk along the project frontage. d. Installation of asphalt concrete overlay per street pavement restoration plan for utility installation and/or abandonment, as required by the City Engineer. e. Installation of new City standard storm drain manhole and a City standard storm drain lateral to provide the project a connection to the City storm drain system. f. Installation of traffic control, stripes and signs. g. Construction of conforms to existing public and private improvements, as necessary. h. Submit final plans in a digital format acceptable to the City. 28. Street Improvements Completed for Occupancy and Building Permit Final: Prior to allowing occupancy and/or final building permit signoff for any and/or all buildings, the applicant shall have the required street improvements and pavement restoration installed and accepted by the City, and the design engineer shall submit as-built drawings to the City. 29. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant shall submit a utility coordination plan and schedule for approval by the City Engineer for installation and/or abandonment of all utilities. The plan shall clearly show the location and size of all existing utilities and the associated main lines; indicate which utilities and services are to remain; which utilities and services are to be abandoned, and where new utilities and services will be installed. Joint trenches for new utilities shall be used whenever possible. 30. Pavement Restoration: The applicant shall restore the pavement in compliance with City standard requirements. In the event that the roadway has recently received a pavement treatment or reconstruction, the project will be subject to the City’s Street Cut Moratorium. The applicant will be required to perform enhanced pavement restoration consistent with the restoration requirements associated with the Street Cut Moratorium. The City’s Pavement Maintenance Program website (https://www.ci.campbell.ca.us/219) has detailed information on the streets currently under moratorium and the enhanced restoration requirements. Exhibit A – Conditions of Approval ~ 24-28 E. Campbell Ave. Page 7 PLN-2022-177 – Planned Development Permit 31. Utility Encroachment Permit: Separate encroachment permits for the installation of utilities to serve the development will be required (including water, sewer, gas, electric, etc.). Applicant shall apply for and pay all necessary fees for utility permits for sanitary sewer, gas, water, electric and all other utility work. 32. Additional Street Improvements: Should it be discovered after the approval process that new utility main lines, extra utility work or other work is required to service the development, and should those facilities or other work affect any public improvements, the City may add conditions to the development/project/permit, at the discretion of the City Engineer, to restore pavement or other public improvements to the satisfaction of the City. FIRE DEPARTMENT 33. Fire Sprinklers Required: (As noted on Sheet T) Approved automatic sprinkler systems in new and existing buildings and structures shall be provided in the locations described in this Section or in Sections 903.2.1 through 903.2.18 whichever is the more restrictive. For the purposes of this section, firewalls used to separate building areas shall be constructed in accordance with the California Building Code and shall be without openings or penetrations. NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor of record in order to determine if any modification or upgrade of the existing water service is required. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. CFC Sec. 903 34. Fire Alarm Requirements: (As noted on Sheet T) Refer to CFC Sec. 907 and the currently adopted edition of NFPA 72. Submit shop drawings (3 sets) and a permit application to the SCCFD for approval before installing or altering any system. Call (408) 341-4420 for more information. 35. Standpipes Required: (As noted on Sheet T) Standpipe systems shall be provided in new buildings and structures where the floor level of the highest story is located more than 30 feet above the lowest level of fire department vehicle access. Fire hose threads used in connection with standpipe systems shall be approved and shall be compatible with fire department hose threads. The location of fire department hose connections shall be approved. Standpipes shall be manual wet type. In buildings used for high-piled combustible storage, fire hose protection shall be in accordance with Chapter 32 Installation standard. Standpipe systems shall be installed in accordance with this section and NFPA 14 as amended in Chapter 47. CFC Sec. 905. 36. Required Aerial Access: (As noted on Sheet A5.2) Where required: Buildings or portions of buildings or facilities exceeding 30 feet (9144 mm) in height above the lowest level of fire department vehicle access shall be provided with approved fire apparatus access roads capable of accommodating fire department aerial apparatus. Overhead utility and power lines shall not be located within the aerial fire apparatus Exhibit A – Conditions of Approval ~ 24-28 E. Campbell Ave. Page 8 PLN-2022-177 – Planned Development Permit access roadway.2 Width: Fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925) in the immediate vicinity of any building or portion of building more than 30 feet (9144 mm) in height. 3. Proximity to building: At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet (4572) and a maximum of 30 feet (9144mm) from the building, and shall be positioned parallel to one entire side of the building, as approved by the fire code official. [CFC Chp. 5 and SCCFD SD&S A-1]. 37. Public/Private Fire Hydrant(s) Required: (As noted on Sheet A1.0) Provide public fire hydrant(s) at location(s) to be determined jointly by the Fire Department and Cal Water Company. Maximum hydrant spacing shall be 500 feet, with a minimum single hydrant flow of 1000 GPM at 20 psi, residual. Fire hydrants shall be provided along required fire apparatus access roads and adjacent public streets. CFC Sec. 507, and Appendix B and associated Tables, and Appendix C. Submit hydrant spotting plan to SCCFD office. New public fire hydrant spotting plans shall be approved by SCCFD and San Jose Water company prior to building permit approval. 38. Ground ladder access: (As noted on Sheet A5.2) Ground-ladder rescue from second and third floor rooms shall be made possible for fire department operations. With the climbing angle of seventy five degrees maintained, an approximate walkway width along either side of the building shall be no less than seven feet clear. Landscaping shall not be allowed to interfere with the required access. CFC Sec. 503 and 1029 NFPA 1932 Sec. 5.1.8 through 5.1.9.2. 39. Standpipes Required: (As Noted on Sheet T) Standpipe systems shall be provided in new buildings and structures in accordance with this section. Fire hose threads used in connection with standpipe systems shall be approved and shall be compatible with fire department hose threads. The location of fire department hose connections shall be approved. Standpipes shall be manual wet type. In buildings used for high-piled combustible storage, fire hose protection shall be in accordance with Chapter 32. Installation standard. Standpipe systems shall be installed in accordance with this section and NFPA 14 as amended in Chapter 47. CFC Sec. 905. 40. Emergency Gate/Access Gate Requirements: (As noted on Sheet T) Gate installations shall conform with Fire Department Standard Details and Specification G-1 and, when open shall not obstruct any portion of the required 20' width for emergency access roadways. Locks, if provided, shall be fire department approved prior to installation. Gates across the emergency access roadways shall be equipped with an approved access device. If the gates are operated electrically, an approved Knox key switch shall be installed; if they are operated manually, then an approved Knox padlock shall be installed. CFC Sec. 503.6 and 506. 41. Required Fire Flow: (Letter received) The minimum require fireflow for this project is 1,000 Gallons Per Minute (GPM) at 20 psi residual pressure. This fireflow assumes installation of automatic fire sprinklers per CFC [903.3.1.3]. 42. Two-way communication system: (As noted on Sheet T) Two-way communication systems shall be designed and installed in accordance with NFPA 72 (2016 edition), Exhibit A – Conditions of Approval ~ 24-28 E. Campbell Ave. Page 9 PLN-2022-177 – Planned Development Permit the California Electrical Code (2013 edition), the California Fire Code (2016 edition), the California Building Code (2016 edition), and the city ordinances where two way system is being installed, policies, and standards. Other standards also contain design/installation criteria for specific life safety related equipment. These other standards are referred to in NFPA 72. 43. Fire Department Connection: (As Noted on Sheet A1.0) The fire department connection (FDC) for the structure in support of the sprinkler system shall be installed at the street on the street address side of the building. It shall be located within 100 feet of a public fire hydrant and within ten (10) feet of the main PIV (unless otherwise approved by the Chief due to practical difficulties). FDC's shall be equipped with a minimum of two (2), two-and-one-half (2- 1/2”) inch national standard threaded inlet couplings. Orientation of the FDC shall be such that hose lines may be readily and conveniently attached to the inlets without interference. FDC's shall be painted safety yellow. [SCCFD, SP-2 Standard]. 44. Emergency responder radio coverage in new buildings: (As noted on Sheet T) All new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communication systems of the jurisdiction at the exterior of the building. This section shall not require improvement of the existing public safety communication systems. 45. Buildings and Facilities Access: (As Noted on Sheet A1.0) Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or with the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. [CFC, Section 503.1.1]. 46. Address identification: (As Noted on Sheet T) New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Address numbers shall be maintained. CFC Sec. 505.1.9. 47. Water Supply Requirements: (As Noted on Sheet T) Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water- based fire protection systems, and/or fire suppression water Exhibit A – Conditions of Approval ~ 24-28 E. Campbell Ave. Page 10 PLN-2022-177 – Planned Development Permit supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). 2019 CFC Sec. 903.3.5 and Health and Safety Code 13114.7.