Site and Architectural - 2001CITY OF CAMPBELL
Community Development Department
April 11,2001
Maria Claire Smith
1083 Shady Dale Ave.
Campbell, CA 95008
Dear Ms. Smith,
Thanks you for meeting with me last Monday to discuss the remodel of the two buildings located at 2110
S. Bascom Ave., which up until recently was home to the Yardstick yardage and drapery store. As you
saw from the plans, no additions are proposed to the buildings, just a remodel of the space that already
exists there. To summarize our discussion, please note that:
.
The Planning Commission public hearing on March 27, 2001 was the first public meeting on this
issue. Discussions about the project prior to this time consisted of meetings between the
applicant and Planning Staff, as well as a Site and Architectural Review Committee (SARC)
meeting on March 13th. This meeting is an infonna1 gathering with City Staff, two Planning
Commissioners, and the applicant, where we look over the project and the commissioners have
the opportunity to give the applicant recommendations on the project. No decisions are made at
this meeting.
The property is zoned C-2 (General Commercial) which allows for both retail and office uses at
the site. The reason the item came before the Planning Commission was because of the
architectural changes proposed to the buildings and parking area -- the applicant could have
changed the use of the building from retail to office without any public review at all.
From a parking perspective, an office use is less intensive than a retail use, so the parking demand
at the site should actually diminish with an office tenant versus an active retail tenant.
The south elevation of the building (the side that faces Shady Dale) will not have any
architectural modifications aside from a paint job.
.
.
.
I hope that our discussion addressed your questions about the project. We spoke a bit about your
concerns regarding cut-through traffic along E1 Solyo and Shady Dale from Bascom Ave. The person in
our Public Works Department to talk to about these concerns and possible solutions would be Reina
Antonio. She can be reached at (408) 866-2161.
Sincerely,
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Kristi Bascom
Planner I
cc:
GeoffBradley, Senior Planner
Reina Antonio, Public Works Department
Barden Asquith, 1070 Shady Dale Ave., Campbell, CA 95008
70 North First Street
Campbell, California 95008-1436
In 408.866.:2140
FAX 408.866.8381
TIJ[) 408.866.:2790
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CITY OF CAMPBELL
Community Development Department - Current PJanning
August 8 2001
Alex Ross
Pillars Architecture
1357 Crestwood Dr.
San Jose, CA 95118
Re: Building Permit No. BLD2001-769
Dear Alex,
The Planning Division has reviewed your plan submittal for the exterior improvements to the former
Yardstick building at 2110 S. Bascom Avenue. The following conditions need to be satisfied prior to
issuance of building permits:
1. Condition of Approval 6:
Prior to issuance of Building Permits, a landscape plan shall be submitted for review and
approval by the Community Development Director.
The landscape plan shall show all of the proposed landscaping for the site, divided into Phase I
and Phase II improvements. Please refer to the Conditions of Approval for the project for details.
2. Condition of Approva112:
Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permits.
3. Remove Yardstick monument sign, as it is no longer advertising a business at this location.
If you have any questions, please phone me at (408) 866-2142.
Sincerely,
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Kristi Bascom
cc:
Frank Mills, Senior Building Inspector
70 North First Street
Campbell, California 95008-1436
TEL 408.866.:2140
FAX 408.866.8381 . TOD 408.866.:2790
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CITY OF CAMPBELL
Community Development Department - Current Planning
March 29,2001
Mr. Alex G. Ross
Pillars Architecture
1357 Crestwood Drive
San Jose, CA 95118
Re:
PLN2001-21 - 2110 S. Bascom Avenue
Dear Applicant:
Please be advised that at its meeting of March 27, 2001, the Planning Commission
adopted Resolution No. 3331 granting a Site and Architectural Approval (pLN2001-21)
to allow architectural modifications and parking reconfiguration on the above-referenced
property.
This approval is effective in ten days, unless appealed in writing to the City Clerk. The
time within which judicial review of this decision must be sought is governed by
California Code of Civil Procedure, Section 1094.6.
If you have any questions, please do not hesitate to contact me at (408) 866-2142.
Sincerely,
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Kristi Bascom
Planner I
cc:
Frank Mills, Building
Harold Housley, Public Works
Chris Veargason, Fire
Ruth Alter/Jack Alter (Property Owners)
The Yardstick
2110 S. Bascom Avenue
Campbell, CA 95008
70 North First Street, Campbell, California 95008-1436 . TEL 408,866.2140 . FAX 408,866.8381 . TDO 408.866.2790
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ITEM NO.2
ST AFF REPORT - PLANNING COMMISSION MEETING OF
MARCH 27, 2001
Public Hearing to consider the application of Alex Ross, Architect, for a
Site and Architectural Review Permit (PLN2001-21) to allow architectural
modifications and parking reconfiguration on property located at 2110 S.
Bascom Avenue in a C-2-S (General Commercial) Zoning District.
PLN2001-21
Ross, A.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1. Adopt a Resolution, incorporating the attached findings, approving a Site and Architectural
Review Permit to allow the proposed architectural modifications and parking reconfiguration,
subject to the attached conditions of approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15303 Class 1 of CEQA pertaining to the
minor alteration of existing structures; therefore, no environmental action is required.
Proposed Project
1.073 acres (46,740 sq. ft.)
1.346 acres (58,640 sq. ft.)
12,520 sq. ft.
6,520 1 st Floor (remaining office)
6,000 Basement (remaining warehousing)
PROJECT DATA
Cateeorv
Gross Lot Area:
Net Lot Area:
Building Area - Tenant A
Building Area - Tenant B
ReQuired/Allowed
9,980 sq. ft.
5,798 1st Floor (retail changing to office)
4,182 2nd Floor (retail changing to office)
22,500 sq. ft.
.48
Total Building Area:
Floor Area Ratio:
Building Coverage:
Landscaping:
Paving Coverage
Existing Project:
12,318 sq. ft.
6,513 sq. ft.
27,909 sq. ft.
Parking Ratio
Retail @ 1 :200
Office @ 1 :225
Warehouse @ 1:400
26%
14%
60%
Sq. Footage No. Spaces Req'd
9,980 sq. ft. 50
6,520 sq. ft. 29
6,000 sq. ft. 15
Total Required 94
Total Provided: 70 (26% deficiency)
Staff Report - Planning Commission Meeting of March 27, 2001
PLN2001-21- 2110 S. Bascom Ave.
Page 2 of 4
Proposed Project:
Parking Ratio
Office @ 1 :225
Warehouse @ 1 :400
Square Footage No. Spaces Req'd
16,500 sq. ft. 73
6,000 sq. ft. 15
Total Required 88
Total Provided: 65 (26% deficiency)
65 spaces (30 standard, 32 compact and 3 disabled)
Parking Provided:
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Site and Architectural Permit to
allow architectural modifications to two buildings and the reconfiguration of the parking area on
property at 2110 S. Bascom Avenue. The project site is located on the southeastern corner of
Bascom Avenue and EI Solyo Avenue. The site is surrounded by commercial and residential
uses to the north, a single-family residence to the east, and commercial to the south and to the
west across Bascom Avenue.
Background: The project does not propose any new construction but is upgrading the two
existing buildings on the site. Beginning in 1958, the Yardstick yardage and drapery store
existed in this location, occupying both buildings. In 1997 the front portion of the building was
converted from retail to office (151 floor) and retail to warehousing (basement) and was leased out
to Total Corporate Services while the Yardstick continued to occupy the rear building. Today,
the Yardstick is moving to a smaller building at another location, and the property owner is
completing interior tenant improvements in order to lease the rear building to an office user.
This change of use is permitted by right, since the zoning for this site is C-2-S (General
Commercial) which allows for both retail and office uses. Although this site has a parking
deficiency, office is a less intensive parking use than retail, so the less-intensive change in use is
allowed without any discretionary review. The project is being reviewed by the Planning
Commission because of the architectural and site modifications proposed.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is
Commercial.
Zoning Designation: The zoning designation for the project site is C-2-S (General Commercial).
The proposed project is consistent with the zoning designation and because it is an existing
building, it is considered a legal non-conforming use with regards to the parking requirements of
office and warehousing uses.
Site Layout and Architecture: The proposed project involves two phases. The first phase of the
improvements would commence immediately upon receipt of Site and Architectural approval.
Phase I entails:
. New façade elements on three sides of the building (Bascom, El Solyo, and rear
elevation) as shown on plans.
. Paint and cornice cap at the south building façade.
Staff Report - Planning Commission Meeting of March 27, 2001
PLN2001-21- 2110 S. Bascom Ave.
Page 3 of 4
.
Restriping of the rear parking lot.
New handicap lift in the place of the ramp at the rear of the building.
New windows at the rear and EI Solyo elevations.
Augment and maintain existing landscaping.
New stucco finish to existing concrete block trash enclosure and new gate.
Reworking of existing exterior stairs and entry landings on rear building.
.
.
.
.
.
Phase II would commence upon the expiration of the lease on the front portion of the building.
The lease on the front building expires in May, 2004, and the property owner proposes to wait
until that time to install the additional proposed improvements. Phase II improvements consist
of:
.
Remove awning at Bascom Avenue elevation and apply new awning and finishes.
Provide windows in new locations and change out existing windows along Bascom Ave.
elevation.
Complete Bascom Avenue streetscape improvements, new landscape buffer, and
sidewalk.
Reconfigure front parking lot including new striping, landscape areas, and incorporate
landscaped cutouts into perimeter parking rows.
New roof screen over the front portion of the building for existing roof equipment. Any
new mechanical equipment shall also be screened appropriately.
.
.
.
.
Streetscape Improvements: The City's Streetscape Standards, adopted in 1993, call for unified
streetscape improvements for properties along Bascom, Campbell, Hamilton Avenues and
Winchester Boulevard, which will help provide a consistent landscape treatment along the City's
major image streets. The requirement for full streetscape improvements is triggered when a
project meets one of the following criteria: adds 25% new square footage, remodels 25% of the
existing square footage, or alters over 50% of the length of the façade. Since this project
involves the alteration of the entire façade as well as the site area, the streetscape standards apply.
Bascom Avenue standards call for a "parkway concept," which is a 10-foot wide landscaped
parkway along the street, a 7-foot wide sidewalk, and a 10-foot landscaped buffer.
The proposal for this site is for a 10-foot wide landscaped parkway, a 7-foot wide sidewalk, and a
2 foot 7 inch landscaped buffer, in order to not further reduce the amount of parking available on
the property. Landscaped popouts along the perimeter parking rows will increase the apparent
depth of this landscaped area.
Trees/Landscaping: The existing on-site landscaping will remain, as well as additional
landscaping provided in the new parking area and new landscaped buffer along Bascom Avenue
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of March 13, 2001, and is supportive of the submitted
Staff Report - Planning Commission Meeting of March 27, 2001
PLN2001-21- 2110 S. Bascom Ave.
Page 4 of 4
plan. The only request made was to incorporate trees into the parking landscape area to soften
the front building elevation.
Attachments:
1. Findings for approval of the Site and Architectural Review Permit
2. Conditions of Approval for the Site and Architectural Review Permit
3. Site Plans and Elevations
4. Colored elevation
5. Location Map
Prepared by:
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Kris i Bascom, Planner I
Approved by: