Site and Arch - 199804/10/2001 13:25 4889779111
~D LANDSCAPE
andsfape
.?
.Serw'ces,
PAGE
April 10, 2001
G & C HOMBS.
389 E Campbell Ave
campbeil, CA
Site location: 54 N. Campbell Ave.
Phone #: ' (408)378.2306.
Fax ,,¢: 1-408-378-2307
Note:' Estimate ls for e~terifr I~lantlng Oeds.o'nl¥: dOeS rlot inClUde container Dlarlts.
.Haruscape wor~ not'included. ~ough grading ~o be done by contra~or. Plant sizes and
~'uantltles ~ken from faxed handwri~en ~heet mad<ed.~Ou~lde oroands.' 'price does
not lncl'ude' anV~ee and/or ~hrub removals or pruning. 'Please ask for separate
es=Ima~e on these items. A~rox landscape area = ~215 Sq.
J¢~ Be~cri~tion: In~tall fl0) twen~-feur lnc~ ~ treeS; 11o2~ five-gallon
(105) one-gallOn plants, (5I cubic yards compost, c5) cubic yards'mulch, (136 feet
sleeving, (1) bat[flow, (180) bubblers, [I] ~l~ht ~tion c~ntroller, ~6) quick
c~uplers with locking cover, (7) valve boxes~ (?t v~lves~ (324) feet m~inline,
. feet lateral line, (1300) feet' wire, (1) bestpack ~erClilzer, {1) Bioweed pr~
emerge~ (bags), toot'barrier, (9) tree stakes aha ties. InCluees rocOCilling and
trenching,
Planting:.
.Irrigation: $7,~31.00
JOB ~STIMATE: TOTAk $1~,457.00~
~ ~c~ ~nciudes tabor, materl~ls, 5upervisio~~~ll~ ~,-- ,_
i aumorize,tne ~ove jo~ ~o 'be comnt~d ~ · ' · '
Bate ~,, .' , , ../~ / . P!ease sifn,.~retUrn~~ n~'mEe~, 408.g77.91~I,
so that ~is jo~ can 0e included in our schedule] This 0id Is good for t~l~ G0) days.
$ince~'e!y, '~?-'
. Ste~nsnie Cu~is
Project E-stimator
SC:II
THIS E£TiMA T~ ¢S ~C,R COMPI..=~?'INC TH£ dO~ A£ DE£CRIBED ABOVE-. IT IS BASED ON OUR
EVALUATION AND DOES NOT INCLUDE MA TERIAL PRICE iNCREASES OR ADDITIONAL LABOR AND -
MA TERIAL3 WHICH MA Y BE :eSQUlEED SHOULD UNFORSEEN PROBLEM5 OR ADVE, e5E WEATHER
CONDITION5 ARISE AFTER THIS WORK HAS STARTED.
707 Lincoln Avenue -
Corer. ~c. ~63672 ·
h~://~.m~.com
TCAA
Recording Requested By:
Citv of Campbell
When Recorded Mail To'
City Clerk
City of Campbell
70 N. First Street
Campbell, CA 95008
For the Benefit of
City of Campbell
Recorded Free
Gov. Code Sec. 27383
15959077 T/ties: 1 / Pages
~0015959077~
Fees ' No Fees
Taxes
Copies - 12
AMT PAID i2
BRENDA DAVIS
RDE ~ 882
SANTA CLARA COUNTY RECORDER
Recorded at the request of
County Agency
11/~3/2901
5
(Space Above This Line t'or Recorder's Use)
DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS
This Declaration is executed and delivered as of the .~'Z.,aa'x day of
2001. by BRUCE BOWEN , having an address at 511 E. Campbell Avenue. Campbell.
Calitbrnia , who is hereinafter referred to as "Owner", in favor of and for the benefit of the
City of Campbell. having a business address of 70 North First Street, Campbell. California
95008. hereinafter referred to as "City".
WITNESSETH:
WHEREAS. Owner is the sole owner in tee of certain real propertv commonh-known as
54 North Central Avenue, Campbell, California, Santa Clara Countv (Assessor's ParCel Number
279-41-061), and more particularly described in Exhibit A attacl~ed hereto and made a part
hereof by reference and hereinafter referred to as the "Subject Property";
WHEREAS, on November 24, 1998, the Planning Commission of the City adopted
Resolution No. 3205 granting a Site and Architectural approval, which approved application
S98-09 to allow' construction of a 12.711 square foot two-storv office building, hereinafter
referred to as the "Project", subject to various conditions of approv~tl:
WHEREAS. the Community Development Department's Condition No. 8 of the Site and
Architectural Approval per Resolution No. 3205, provides that:
Prior to building occupancy, the Owner shall record a public access/reciprocal access
Covenant which shall make provisions for a pedestrian sidewalL/accesswav within the
eastern six (6) feet of the property' (Subject Property). in order to provide a wide. shared.
landscaped and lighted pedestrian walkway along the boundary of the Subject Property
and the property contiguous to the east (Assessor's Parcel Number 279-41-062). If a
security or loitering problem, or other such problem which threatens the public welfare
develops, the City shall work with the property owners to eliminate said problem. If
measures cannot be found to adequately address the problem, the City Council may allow
access to this area to be restricted in a manner agreeable to both the property owner and
the City;
WHEREAS, the property (Assessor's Parcel Number 279-41-062) contiguous to the east
of the Subject Property (hereinafter sometimes referred to as the "East Adjacent Property") is not
yet developed to the point where the City is able to require its owner to construct the portion of
the Shared Pedestrian Access Walkway that is to be located on the East Adjacent Property.
NOW, THEREFORE, in consideration of the benefits bestowed on the Subject Property
by the Site and Architectural Approval and in furtherance of the conditions thereof. Owner
hereby declares, covenants, and agrees as follows:
This is a Covenant to provide a Shared Pedestrian Access Walkway ("Walkway")
located partly on the Subject Property and partly on the East Adjacent Property,
commencing at the public sidewalk along the southerly side of Civic Center Drive
to the alley contiguous to the southerly boundary of the Subject Property. The
Walkway shall be paved and include landscape, lighting and irrigation, and shall
comply with the regulations enacted under the Americans with Disabilities Act
("ADA").
The Owner shall construct and maintain that portion of the Walkway to be located
on the eastern edge of the Subject Property as follows: construct a sidewalk 48" in
width that runs from the existing landing to the alley contiguous to the southern
boundary of the Subject Property; the 48" wide existing sidewalk that runs from
the public sidewalk along the southerly side of Civic Center Drive to the existing
landing, and the existing landing shall both stay in place.
The Owner agrees to keep that portion of the Walkway located on the Subject
Property in good repair and free and clear of obstacles.
If a security or loitering problem, or other similar problem which threatens the
public welfare develops in connection with the Walkway, the City shall cooperate
with the owners of both parcels to eliminate such problems. If reasonable
measures cannot be found to adequately address the problems, Owner mav apply
to the City' Council to restrict access .to'that portion of the Walkway locatec~ on th~
Subject Property in a manner mutually and reasonably agreeable to Owner a.qd the
City.
The Covenants, Conditions and Restrictions set forth herein are for the mutual
benefit of the Subject Property and the public right-of-way commonly known as
Civic Center Drive. The covenants contained in this declaration shall be binding
2
o
upon Owner and inure to the benefit of the City, and their respective successors
and assigns.
The Covenants set forth herein shall be appurtenant to and run with the land, and
shall in all respects constitute covenants running with the land pursuant to
applicable California law, enforceable by the City at law and in equity.
The Walkway plans shall be submitted to the City for approval prior to
construction.
This Declaration may not be amended, modified, altered or changed unless in
writing, in recordable form. approved by City'.
This Declaration shall be recorded in the Santa Clara County Office of the
Recorder prior to issuance of any occupancy permits for work authorized by the
Site and Architectural approval.
1N WITNESS THEREOF, Owner has executed this Declaration as of the first
date set forth above.
BRUCE BOWEN, a married man as his sole
BRUCE BOWEN
Iq landdex'54ncentral cc&rslmp)
EXHIBIT "A"
All of Parcel 1, as shown upon that certain Map entitled, "Parcel Map Lands of Campbell
Building & Investment Company being a portion of Lot 3 of the Swope Tract Recorded in Book
E of Maps at pages 106 & 107 Santa Clara County Records," which Map was filed for Record in
the office of the Recorder of the County of Santa Clara, State of California, on October 16, 1980
in Book 473 of Maps, at pages 27 and 28.
CALIFORNIA ALL-PURPOS,. ACKNOWLEDGMENT
· , State of (,.7.../~ I F O~-'~. ~
', County of ~-f-i-r~) ,"?"l~ C
,~.; On It / Z,.-.~ before me,
,. ~,~ N .....d
<~ personally appeared _ k~ '~ ~1~,/I O
· ~roue Name(s) of Signerls,
" _ personally known to me - OR - d to me on the basis of satisfactory evidence to be the person(s)
' ·
whose name(s) is/are subscribed to the within instrument
~ and acknowledged to me that he/she/they executed the
· _ same in his/her/their authorized capacity(les), and that by
~- ;DX ~IO~RL~O; i his/her/their signature(s)on the instrument the person(st
"' ~ .... U or the entity upon behalf of which the person(s) acted,
? ~ O:~.~mL~ion ~ 1258850 z
; ~ ~ Notcxy Public- Cclifomi'a ~_ executed the instrument.
'~ ~ ~ Santa Clara County
1 ~ i~/Ccrrm, r::xpires AP'.'~,3:04 ~ WITNESS my hand and official seal.
~ gnature of Notary,
OPTIONAL
Though the information below is not required by taw. /t may prove valuable to persons retying on the document and could prevenr
fraudulent removal and reattachment of this form to another document·
Description of Attached Document
Title or Type of Document: '~ C O~ C.... C
Document Date: i Z,. O t Number of Pages:
Signer(s) Other Than Named Above:
Capacity(ies) Claimed by Signer(s)
Signer's Name: er's Name:
ividual _ Individual
"~X,Corporate Officer - Corporate Officer
Title(s): Title(s):
Partner-- Limited General Partner-- Limited _ General
. Attorney-in-Fact Attorney-in-Fact
_ Trustee Trustee
Guardian or Conservator Guardian or Conservator
Other: ~oc :~:%,~: -e,e ' Other: ' -:=: .,--~ ~e-:
Signer Is Representing: Signer Is Representing:
:/% "-'-. -'. ~'x ,'< ~'¢' ,' ,' ,- ,- ..-. ,-. ¢- '- 't'/~-'·'7' "'." ."~'·".','%.."·
· ' ' ' ' '' "- ' "-" ' "' '"' ''
September 27, 2001
CITY OF CAMPBELL
Community Development Department - Current Planning
Bruce Bowen
511 E. Campbell Avenue
Campbell, CA 95008
SUBJECT: FINAL PLANNING CLEARANCE FOR 54 N. CENTRAL AVENUE
Dear Mr. Bowen:
Thank you for meeting with me at the project site on September 26, 2001.
After reviewing our files, we have determined that although the Plat and Legal Description was prepared
for the public pedestrian easement, the Grant of Easement was never formally recorded. The Condition
of Approval states that this easement should provide a wide, shared, landscaped and lighted pedestrian
walkway. City staff has not reviewed a description of the easement addressing the maintenance of the
easement and standards for paving, irrigation, planting and lighting.
Below is a list of additional items that need completing before the Planning Division can approve final
clearance for the Certificate of Occupancy.
1. Add one-way directional arrows in parking garage;
2. Add a single sign near alley parking spaces that states that these spaces are available to the
public after 6p.m. on weekdays and during the day and night on weekends and holidays, until
2:30 a.m.;
3. Paint out bollards around transformer in a neutral tone;
4. Paint as much of the fire service check valve black as allowed by the San Jose Water Company
and the Santa Clara Valley County Fire District and provide landscape screening around the
check valve;
5. Add landscaping on eastern side of building where there is no walkway. Add shrubs, bark cover,
and a single tree in the middle between the windows;
6. Add landscaping to the planters on the second floor interior court;
7. Remove equipment/soils/etc, from City property and restore it to its previous state;
8. Add disabled parking restriction sign; and,
9. Stucco and cap the trash enclosure and add solid metal doors painted to match.
Sincerely,
kc, '
Darc~
Planner II
C¢~
Geoff Bradley, Senior Planner
Harold Housley, Land Development Engineer
Bill Bruckart, Building Official
70 North First Street · Campbell, California 95008-1436 · TEL 408.866.2140 . FAX 408.866.8381 . TDD 408.866.2790
CITY OF CAMPBELL
Community Development Department · Current Planning
June 15, 2001
Mr. Bruce Bowen
B & C Homes
389 E. Campbell Avenue
Campbell, CA 95008
Re~
Revised Roll Up Gate
54 N. Central Avenue
Dear Mr. Bowen:
The Planning Division has reviewed and approved the proposed concept for a revised
security gate system to the garage area of the above referenced office project. The
proposed change is from a 20 foot rollup gate to a 16 foot gate with a fixed pedestrian
gate at its side. This approval is based upon a description of the gate system as a
decorative wrought iron style. Please provide 3 copies of the shop drawings to the
Building Division for review and approval, prior to installation.
If you should have any questions regarding this approval, I may be reached at (408) 866-
2144.
Associate Planner
cc: Frank Mills, Building Division
J:\Plan Check Letters\BLD Garage Gate 54 N Central.doc
70 North First Street - Campbell, California 95008. 1423 · TEL 408.866.2140 . F^X 408.866.8381 . TDD 408.866.2790
CARROLL
I NG. INEERING, 'NO.
I ng/neers and surveyors
Tel: 408-261-98e,()
Fax: 408-261-0595
E-mail: carengl @aol.com
1101 So. Winchester Blvd., Suite H-184, San Jose, CA 95128-390.',
January 28, 2000
Mr. Chuck Gomez
City of Campbell
Public Works Department
70 No. First Street
Campbell, CA 95008
RECEIVED
RE: Bowen Office Building
Dear Chuck,
Enclosed you will find the revised Central Avenue Street Dedication as revised per your
instructions. We have also enclosed the Pedestrian Walkway Easement Plat and description
which was previously submitted to you on November 2, 1999.
If you have any further questions, please feel fi'ee to contact our office.
Very truly yours,
CARROLL ENGINEERING, INC.
President
BEC/lm
Enclosures
cc: Brace Bowen, B&C Homes
DESCRIPTION OF A PEDESTRIAN
WALKWAY EASEMENT
An easement for a Pedestrian Walkway and Landscaping over a strip of land 6.0' feet in width
described as follows:
The easterly 6.0 feet of Parcel 1 as said Parcel 1 is shown on that certain Parcel Map recorded
October 15, 1980, File No. 6871399, in Book 473 of Maps at Pages 27 and 28, Santa Clara County
Records, the westerly I/ne of said easement being foreshortened or lengthened to meet the northerly
line and southerly line of said Parcel 1 as said lines are shown on said map.
._.o!
I 25.00'
CIVIC CENTER DRIVE
PARCEL 1
BOOK 4 73 OF MAPS, PA GE 28
AREA TO BE DEDICATED
777.74 SQ. FT.:I:
N89'42'49'W ~140.03'
PLAT TO ACCO ANY PEDESTRIAN ALKWAY EASEMENT
THE CITY OF CAMPBELL,
CENTRAL AVENUE &: CIVIC CENTER DRIVE
BOWEN OFFICE BUILDING
CAMPBELL, CALIFORNIA
Design B,v: BEC
Drawn By:. RM
Check By;. BEC
ltOl S. WI~ BLVD.
SUITE ][-184
s~ ~osr, c~ ~sz~s Scale: 1 "=30'
't~L: ~08-25t-g800
FAZ: 408-361-0595
r-m~: cu~c~e,oLco]~ Date: 11/2/99
Job No. 1276
January 13, 2000
CITY OF CAMPBELL
City Manager's Office
Brace Bowen
BWI Downtown Panners
393 E. Campbell Avenue
Campbell, CA 95008
RE: Shared Parking Condition of Approval for 54 N. Cent~:al Avenue (S 98-09)
Dear Brace:
Per your request I have reviewed the above referenced project. Tl~e Planning Commission
approved the Project on Novemb6r 28, 1998. The City Council heard your appeal of Condition of
Approval No. 3 on January 5, 1999.
Through approval of Resolution 9481, the City Council adopted the following amended
Condition of Approval No. 3:
In summary, the Council eliminated the requirement for the recordation of a covenant and
substituted the 10 shared parking space requirement in lieu of all the parking spaces.
Please do not hesitate to contact Geoff Bradlev, Redevelopment Coordinator (408~.R66-2 !')4 if
you have any questions or need additional information.
Sincerely,
City Manager
CC.'
Community Development Director
Redevelopment Manager
City Attorney
City Clerk
H:'xDO'v~qTO'&34xBu w,. F~uw~ ~y\L~tt~s 1 .doc
70 North First Street - Campbell, Cali[ornia 95008. 1423 - TEL 408.866.2125 · FAX 408.374.6889 ' TDD 408.866.2790
BIO TECH SERVICES
2301 Peachtree Lane
San Jose, CA 95128
Phone: (408) 248-3266 · Fax: (408) 248-7713
NATBONAL
ARBORIST
ABSOCIATION
3/16/99
MEMO
B&C Homes ATTN: Bruce Bowen (Builder)
54 N. Central Avenue, Campbell, CA
SUBJECT: Addendum to Redwood tree preservation .quidelines
RE: Answers to questions asked by Barbara Ryan, City of Campbell
Q: How close can the foundation come to each tree?
A: As close as can be accomplished without having to move or adjust any temporary
fencing. Please refer to page 6 (#1) and pa~e7 (#3) in the original report.
Q: How close can the building (including the wide trim and roof) come to the trees
without requiring a trim job which would unbalance, damage or cause unsightliness?
A: As close as can be accomplished without having to raise the canopy of the trees
more than 20 feet or cause injury to the trunks during achievement.
Q: What type of foundation should be used if the building is to be within the drip-line of
the trees?
A: Rather than a peripheral footing incorporate interrupted / modified foundations, or
piers to minimize impact in the root zone.
Q: Provide an evaluation of each tree, including the health, conformity and value.
A: Regarding health and conformity please refer to Dane 3 (OBSERVATION DATA) and
Da_cie 6 (DISCUSSION) in the original report.
Contractors License No. 636510 · Certified Personnel
~,~*~e~ BIO TECH SERVICES
,~°~~ 2301 Peachtree Lane
~o~"'-~-~.~ San Jose, CA 95128 '
~e88,o-- Phone: (408) 248-3266 · Fax: (408) 248-7713
ARBORIST
A$80¢IATION
Regarding value
Monetary values were obtained using The International Society Of Arboriculture
Guide For Plant Appraisals 8th Edition. In conjunction with the Western Chapter
Species Classification and Group Assignment Guide. Appraisals are based on
several factors:
· Size - A measurement of the diameter of the tree at breast height, 4.5'
above grade (DBH).
· Species rating- This factor considers the tree's adaptability, suitability, and
performance within our interior valley. It is predetermined in the Species
Classification and Group Assignment Guide
· Condition - This reflects the overall health and structural integrity of the
individual plant.
· Location - This factor evaluates the site in which the tree is growing,
. contribution of the tree to the site, and it's placement with regards to it's
surrounding environment.
REDWOOD #!
Size- 30.5 DBH
Rating- 75%
Condition- 64%
Location- 80%
REDWOOD #1 VALUE $8,300.00
REDWOOD #2
Size- 33.5 DBH
Rating- 75%
Condition- 76%
Location- 80%
REDWOOD #2 VALUE $11,600.00
Q: Care of the trees before, during and after construction?
A: Please refer to pa.qe 6 & 7 (TREE PRESERVATION GUIDELINES) and oaee 8 in the
original report.
Q: Standards for the location and design of the sidewalk, and the landscaping and
irrigation in the area of the trees.
A: For landscape and irrigation design please refer to pane 7 (~) in the original report.
Regarding sidewalk design. Within the footprint of the original walkway between the two
Redwoods (removed by hand, pane 6 Note) a paver walkway can be achieved without
grade change or soil compaction. Please refer to attached diagram. Placement would
occur during the final stages of the project around the time of landscape installation. Any
activity required near the Tree Protection Zone for construction purposes shall be
supervised by the Consulting Arborist.
Any questions, please give me a call. Brendan Nelson
Contractors License No. 636510 · Certified Personnel
~ss~O~
BIO TECH SERVICES
2301 Peachtree Lane
San Jose, CA 95128
Phone: (408) 248-3266 · Fax: (408) 248-7713
ARBORIST
Qarmel Cobblestone
Placed Ove~ 1" Of Medium ..qand
[-'] _quffielentl9 P~al)Ped To AIIow-Wat~ Percolation
PAVE
Paver Edge Restraint System
I~',r Interlocking ~.~nctete paver end br~k pav~eflt~
[ i .~. 1':':'T'a* .......~ '?~:}:"~ .... ~ ........ ~
_qldl~-Ctado Pe~viou~ _qttuetu~al ._qoil Mix
(~on~ietin~[ of ~" Wat~ Washed Crav~
(No ~ine particle)
Mixed With ~oar~e ~and
Laid Ov~ Exl~tin~ CPade
NOTE:
U~o Onlg ~nou[h ~oar~e ~and To Jill
~ The Void ~paee P~odueed E~ The Crav~
Pave~ Eoa~d~= To Ee In,tailed Wifhout T~ehehlng
U~ln~ ~[ Tho Pave~
An~t Eoa~de~=~ R'equifed I~o~ I~a=e Material Will Ee On CP~de Eaam D~lgn In,tailed On Int~rul)ted
Pi~ T~po I~oundation~
Awa~ From
Pe~vlou~ ~/'~¢wag Installation Within The
~Htl~l Root Zone Of T~e~ #1 - #~,
Achieved Without ~adln~,
BIO TECH SERVICES
2301 Peachtree Lane
San Jose, CA 95128
Phone: (408) 248-3266 · Fax: (408) 248-7713
ARBORIST
Tree Report
54 North Central Avenue
Campbell, CA
Prepared For:
Bruce Bowen
B & C Homes
54 North Central Avenue
Suite 2
Campbell, CA 95008
Prepared By:
Bio Tech Services
2301 :Peachtree Lane
San Jose, CA 95128
Job #2266
November 1998
Contractors License No. 636510 · Certified Personnel
BIO TECH SERVICES
2301 Peachtree Lane
San Jose, CA 95128
Phone: (408) 248-3266 · Fax: (408) 248-7713
ARBORIST
ASIOClATION
TABLE OF CONTENTS:
Arborist Report
INTRODUCTION
· Assignment
· Purpose
· Background
SUMMARY
PHOTOGRAPH
OBSERVATION DATA
· Tree Description
· Site Description
SUPPLEMENTAL DOCUMENTATION
· Preliminary Grading & Trenching Plan
· Arcl~itectural Rendering
DISCUSSION
TREE PRESERVATION GUIDELINES
IMMEDIATE PRUNING RECOMMENDATIONS
MAINTENANCE AFTER DEVELOPMENT
2
2
3
4
5
6
6&7
7
Contractors License No. 636510 · Certified Personnel
B & C HOMES JOB//2266 11/98
TREE REPORT FOR 54 iq. CENTRAL AVENUE
CAMPBELL. CAI,IFORNIA
San Jose, CA 95128
Phone: (408) 248-3266 · Fax: (408) 248-7713
IGRID
;USTOMER'S ORD?REE REPORT FOR 54 N. CENTRAL AVENUE
NAT~AL
ARBORIST
AISOCIATION
DATE
853-E6 2/5/99 /
NAME C/O: B & C HOMES ATTN: BRUCE BOWEN (DEVELOPER) (408) 378-2306
ADDRESS 54 N. CENTRAL AVENUE, STE #2, CAMPBELL, CA 95008. (408) 378-2307 Fax
INTRODUCTION
ASSIGNMENT:
On 11/30/98 1 visited the site of the above listed address at the phone request of
Brace Bowen. My assignment was to advise on preservation during redevelopment,
of two large Coast Redwoods Sequoia sempervirens located on the northwest
quadrant of the properly.
PURPOSE OF REPORT:
· Provide recommendations to the developer (Brace Bowen) to present to the city
for the preservation of subject trees.
· Provide advice on cultural adjustments to enhance health and longevity.
BACKGROUND:
The construction of a modem commercial complex currently in planning stages will
replace an older commercial property. The improvements will take place on a lot on
the corner of Central Avenue and Civic Center Drive in Campbell CA. This project
will involve demolition of all existing buildings and surrounding hardscapes within
the lot. Two large Redwoods are the only significant trees on site and their
preservation during construction is a requirement by The City of Campbell.
1 Contractors License No. 636510 · Certified Personnel
B & C HOMES
TREE REPORT FOR 54 N. CENTRAL. AVENUE
~88t0~
BIO TECH SERVICES
2301 Peachtree Lane
San Jose, CA 95128
Phone: (408) 248-3266 · Fax: (408) 248-7713
Summar~
Two large, sturdy, ailing Redwoods are growing alarmingly close to a single story
building soon to be demolished. In place of the old structure a new office development
must be constructed without injury to the trees. If several precautions are taken not
only can the redwoods be successfully preserved, but there present state of decline,
the result of drought and general lack of maintenance, would be arrested.
Furthermore, attention to the tree preservation guidelines will provide basic but
necessary remedial care essential to improving the health of the trees.
Contractors License No. 636510 · Certified Personnel
B & C HOMES JOB//2266 11/98
TREE REPORT FOR 54 N. CENTRAL AVENUE
C AMPBEI ,L. CAI,WORN-IA
BIO TECH SERVICES
2301 Peachtree Lane
San Jose, CA 95128
Phone: (408} 248-3266 · Fax: (408) 248-7713
NATIONAL
ARBORIST
OBSERVATION DATA
Tree description
'Species: Tree #1 Coast Redwood
Tree #2 Coast Redwood
Size:
Tree #1 30.5 inch diameter (measured at 4.5 feet above grade)
Tree #2 33.5 inch diameter
Height: Tree #1 95 feet
Tree #2 80 feet
Canopy Spread:
Tree #1 30 feet
Tree #2 30 feet
Health:
Stressed (appealing to opportunistic pests and diseases)
Pruning:
Un-pruned (minimal crown raising)
Trunks:
Single trunks with good taper, no visual defects.
Branches:
Tree # 1 Foliage is sparse and indicates a lack of vitality
Tree #2 Foliage exhibits appropriate vigor
Site description
Location:
North-West quadrant of lot
Irrigation:
Seriously inadequate
Root zone:
Confined,, limited by hardscape (sidewalk, building foundation, etc.)
Soil: Bare, Compacted
Climate:
Arid for this species
Supplemental Documentation
Preliminary grading & drainage plan (Page 4) Provided by Carroll Engineering
Architectural renderings (Page 5)
Provided bY Bruce Bowen (Artist unknown)
Contractors License No. 636510 · Certified Personnel
B & C HOMES JOB #2266 11/98
TREE REPORT FOR 54 N. CENrYRAL AVENUE
CAMPREI,I.. CAI,IFORNIA
BIO TECH SERVICES
2301 Peachtree Lane
San Jose, CA 95128
Phone: (408) 248-3266 · Fax: (408) 248-7713
ARBORIST
ABSOClAT~ON
DISCUSSION:
Stately specimens appear to be enduring difficult growing conditions reasonably well. The
stem caliper and taper are at appropriate ratios for supporting the large upper canopies.
Limbs throughout appear sound and well placed. Canopies are full (branching to near
ground) but ailing (sparse*and chlorotic), even though, there are no obvious visual'signs of
decay or defects.
If reasonable amounts of care are taken during develop~ent,'minimal impact to these trees
will occur. In fact, installation of new irrigation and lush landscaping beneath the Redwoods
may significantly enhance their health.
The following recommendations will help protect and improve vitality for the two large
Redwoods at 54 North Central A~enue.
Tree Preservation Guidelines
Tree protection during construction
The most important recommendation will be the preservation and protection of the area of
exposed soil beneath the trees. Therefore;
Completely enclose the soil area just under the canopy of both trees, 5 feet fro.m their
trunks (no closer) ,with a single span of 6' high chain link temporary i~nCing in an oval
pattern. The purpose of protective fencing is to prevent any activity within the fenced
area of the protected tree. This ifidi~des preventing the cleaning and storage of materials,
construction equipment., excess soil, chemicals, and debris.
· Fencing must be installed before any building demolition, grading, or development
OCCurS
· Fencing is to remain in place until fine grading and final landscape installation.
· This shall be defined as the Tree Protection Zone
NOTE: Before fence installation, a portion of concrete walkway between the two
Redwoods will have to be removed by hand rather then backhoe. This will minimize
negative impacts, soil compaction, trunk wounding etc. that occu/: regularly when
operating heavy machinery near trees.
Contractors License No. 636510
· Certified Personnel
B & C HOMES JOB #2266 11/98
· TREE REPORT FOR 54 N. C~ AVENUE
CAMPBELL, CALIFORNIA
BIO TECH SERVICES
~'~, 2301 Peachtree Lane
San Jose CA ,95128
Phone: (408) 248-3266 · Fax: (408) 248;~77~3'
NATIONAL
2. During demolition operators should be held accountable to work cautiously and
sensitively near the tree canopies and root zones. Taking care not to damage trunks, limbs, or
branches and minimize soil compaction throughout the demolition process. A delineation
zone should be created so that no stock piling, storage, wash-outs, soil., contamina~.ts,, etc. are
allowed within 25 feet of the trunk of each tree. This is where compaction and contamination
of the soil during construction development is mOst destructive to trees.
3. No trenching for underground services including utilities, drainage, waterlines,: sewer,
or i,rrigati, on.. i,s recommended within the Tree Protection Zone. Because of the minimal
amount of rooting soil being protected (5' from trunks) any. undergroundx;ncroachment
within this area could have devastating effects on future tree vitality and stability. Any
trenching required just out side the Tree Protection Zone for construction purposes shall be'
supervised by the Consulting Arborist.
4. Sub-surface fertilize within al5 foot radius of each t~ee with 600}allons ~f Greenbelt
22-14-14 fertilizer at 4 lbs of fertilizer per 100 gallons of water. Apply the fertilizer at the
rate of 10 'gallons for every inch 0ftmnk diameter (DBH).Sub-surface fertilization is
achieved by injecting high pressure liquid fertilizer through a needle at a minimum rate of
180 PSI (Pounds Per Sq. Inch). The needle when inserted into the soil around the root zone
also ruptures the ground which helps aerate the soil and aids in a proper exchange of gases
that occur naturally during root respiration.
5. Mulch the area within the Tree Protection Zone fence with
chips, untreated fir bark, redwood bark, etc. While protecting nicely against soil compaction,
mulching insulates, conditions and improves soil structure enhancing activity of beneficial
organisms and is a natural provider or.nutrients for the tree.
6. ~ Proposed landscaping around the redwoods shall be compatible with this species.
Landscape plants with high water and fertility requirements .such as azaloas or
rhododendrons should be an integral part of the design. If irrigation is to be installed near the
Tree Protection Zone trenching by hand must be performed. If roots are encountered
tunneling under the roots.rather than root cutting shall be achieved.
Immediate Pruning Recommendations;
Any tree,pruning needed during construction must be performed by a Certified Arborist and
not by construction personnel. '
Crown Raise both Redwoods to a height of 12 feet on the north and south over the city
sidewalks and 20 feet on the east and west portion of the combined canopies for adequate
constructionclearance. Crown raising shall consist of the removal of the lower branches to
provide recommended clearances. No other pruning is required at this time.
Contractors License NO. 636510 · Certified Personnel
B & C HOMES JOB #2266 11/98
TREE REPORT FOR 54 N. CENTRAL AVENUE
CAMPBELL, CALIFORNIA
~';~ "BIO TECH SERVICES
~o~'"-~ San Jose, CA 95128
~eesto" Phone: (408) 248-3266 · Fax: (408) 248-7713
Maintenance after development
A comprehensive management plan for the trees should include the following:
1. Evaluate fertilization needs of the trees after constru6tion. -
2, Organic mulch should be replenished ,and maintained under the trees.
3. Monitor the trees to determine pruning requirements.
4. Establish a landscape and irrigation management program.
Respectfully Submitted,
R. Brendan Nelson
Certified Arborist #WC 961
BIO TECH SERVICES
Contractors License No. 636510 · Certified Personnel
B & C HOMES JOB #2266 11/98
TREE REPORT FOR 54 N. CENTRAL AVENUE
CAMPBELL, CALIFORNIA
CITY OF CAMPBELL
City Clerk's Office
January 11, 1999
Bruce Bowen
BWI Downtown Partners
54 N. Central Avenue, Ste. 2
Campbell, CA 95008
Dear Mr. Bowen:
At the regular meeting of January 5, 1999, the City Council held a public hearing to consider
your appeal of a Planning Commission condition for a shared parking covenant in the approval
of a Site and Architectural Review Permit for property located at 54 N. Central Avenue.
Following due consideration and discussion, the City Council adopted Resolution No. 9481
modifying Planning Commission Resolution No. 3205, subject to conditions of approval.
Flease find a certified copy of City Council Resolution attached for your records.
Should you have any questions in regard to the City Council action, please do not hesitate to
contact this office (866-2117) or Barbara Ryan, Planner I, Community Development
Department.
Sincerely,
Anne Bybee
. ~¢Y Clerk
L/cc. Barbara Ryan, Comm. Develop. Department
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2117 · FAX 408.374.6889 - TDD 408.866.2790
RESOLUTION NO. 9481
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL MODIFYING THE PLANNING COMMISSION DECISION
APPROVING A SITE & ARCHITECTURAL REVIEW PERMIT FOR A TWO-
STORY OFFICE BUILDING ON PROPERTY LOCATED AT 54 N. CENTRAL
AVENUE IN THE C-3-S (CENTRAL BUSINESS DISTRICT) ZONING
DISTRICT. APPLICATION OF BWI DOWNTOWN PARTNERS, INC. FILE
NO. S 98-09.
After notification and public hearing, as specified by law, and after presentation by the Community
Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council did find as follows with respect to
application S 98-09:
An initial study was prepared for this project which concludes there are no significant
environmental impacts and a Negative Declaration has been prepared for this project.
The proposed use is consistent with the commercial land use of the General Plan and the
C-3-S (Central Business District) Zoning designation for the site. The proposed project
furthers the following objectives.
A. Restores the downtown as the civic and cultural center by creating an attractive
project in this portion of the downtown.
B. Facilitates economic viability through the introduction of new office spaces.
C. Encourages a pedestrian oriented environment through the construction of pedestrian
sidewalks and pedestrian level uses and doorways.
D. Creates an architecturally pleasing project reflective of the traditional building styles
that exist in the downtown area.
3. The project will generate a demand for 30 parking spaces.
The project can accommodate 30 parking spaces on-site without adverse circulation
impacts.
o
The provision of 30 on-site parking spaces will adequately mitigate the parking demand
generated by the project.
The proposed building, parking facilities of 20 garage parking spaces, 10 off-driveway
parking spaces, new loop street parking spaces and sidewalk and landscape
improvements will result in a project which integrates the proposed project with the
surrounding neighborhood.
Adequate circulation has been provided on site and the site is so located on public streets
to accommodate the estimated traffic associated with the project.
City Council Resolution
S 98-09 - 54 N. Central - Granting of Appeal/Modifying Planning Commission Approval
'Page 2
The proposed project is well designed, integrates the use of traditional downtown siting
and architectural features and is architecturally compatible with the neighborhood and
USES.
10.
The proposed project, subject to the recommended conditions of approval, meets the
development standards for the C-3-S (Central Business District) Zoning District.
The project will not create a nuisance due to noise, litter, vandalism, traffic or other
factors.
11. The project will not significantly increase the demand on City services.
12.
The recommended conditions of approval and the related improvements are proportional
to the scale and size of the project.
Based on the foregoing findings of fact, the City Council further finds and concludes that:
The proposed project will aid in the enhancement and the harmonious development of the
immediate area. The establishment, maintenance or operation of the uses will not be
detrimental to the public health, safety, peace, morals, comfort or general welfare of
persons residing or working in the neighborhood of such proposed use.
The proposed site is adequate in size and shape to accommodate the proposed uses and
the surrounding uses in the area.
The proposed project is adequately served by streets of sufficient capacity to carry the
kind and quality of traffic such uses would generate.
Based upon the above findings, the City Council modifies the Site and Architectural Review Permit by
amending Condition No. 3 of the Planning Commission Resolution 3205 to read: "The ten (10)
outside parking spaces located immediately off the alley shall be available to the public."
PASSED AND ADOPTED this 5th day of January ,1999 by the following roll call vote:
AYES: COUNCILMEMBERS: Watson, Dougherty, Dean, Furtado
NOES: COUNCILMEMBERS: None
ABSENT:
ABSTAIN:
ATTEST'
COUNCILMEMBERS: Kennedy ~
/"~ Daniel E. Furtado, Mayor
Anne Bybee, City Clerk
AYES: Councilmembers: Watson, Dougherty, Dean, Kennedy, Furtado
11.
NOES: Councilmembers: None
Appeal of a Planning Commission Condition for a Shared Parking Covenant in the
Approval of a Site and Architectural Review Permit for Office Building Project at
54 N. Central Avenue 0lesolution/RoH Call Vote)
Vice Mayor Kennedy stated that she would not be participating on this item and left the
meeting.
This is the time and place for a public hearing to consider an Appeal of Brace Bowen of
a Planning Commission Condition for a Shared Parking Covenant in the Approval of a
Site and Architectural Review Permit for Office Building Project at 54 N. Central
Avenue.
Planner I Ryan - Staff Report dated January 5, 1999.
Mayor Furtado declared the public hearing open and asked if anyone in the audience
wished to be heard.
Brace Bowen, Applicant, appeared before the City Council and stated that he objected
to the recordation of a covenant and expressed concerns regarding liability issues.
There being no one else wishing to speak, Mayor Furtado closed the public hearing.
Following discussion, M/S: Watson/Dougherty - that the City Council adopt
Resolution 9481 modifying the title as follows: Being a Resolution of the City of
Campbell Modifying the Planning Commission decision approving a Site and
Architectural Permit for a two-story office building on property located at 54 N.
Central Avenue in a C-3-S (Central Business District) Zoning District. Application
of BWI Downtown Business Partners, Inc., File No. S 98-09; and revise the last
paragraph of Resolution 9481 to read: Based upon the above f'mdings, the City
Council modifies the Site and Architectural Review Permit by amending Condition
# 3 of Planning Commission Resolution 3205 to read:
other terms and conditions to remain the same. Motion adopted by the following
roll call vote:
AYES : Councilmembers: Watson, Dougherty, Dean, Furtado
NOES : Conncilmembers: None
ABSTAIN: Councilmembers: Kennedy
Minutes of 1/5/99 City Council Meeting 4
12.
Vice Mayor Kennedy returned to the meeting.
Application of Dr. Ken Savage for Approval of a Modification to a Previously-
approved Planned Development Permit to allow a professional office/medical office
use in addition to a retail use - 535 W. Hamilton Avenue (Resolution/Roll Call
Vote)
This is the time and place for a public hearing to consider the Application of Dr. Ken
Savage for Approval of a Modification to a Previously-approved Planned Development
Permit to allow a professional office/medical office use in addition to a retail use for
property located at 535 W. Hamilton Avenue.
Senior Planner Fierro - Staff Report dated January 5, 1999.
Mayor Furtado declared the public hearing open and asked if anyone in the audience
wished to be heard.
There being no one wishing to be speak, Mayor Furtado closed the public hearing.
M/S: Dean/Dougherty - that the City Council adopt Resolution 9482 approving a
Modification to a previously approved Planned Development Permit (PD 94-02) to
allow a professional office/medical office use in addition to a retail use for the front
portion of the building on property located at 535 West Hamilton Avenue in a PD
(Planned Development) Zoning District, application of Dr. Kenneth Savage.
Motion adopted by the following roll call vote:
AYES: Councilmembers: Watson, Dougherty, Dean, Kennedy, Furtado
NOES: Councilmembers: None
UNFINISHED BUSINESS
There were no agendized items.
Convene Joint Meeting of the City Council and Redevelopment Agency Board
Mayor Furtado convened the Joint Meeting of the City Council and Redevelopment Agency
Board.
Roll Call:
Present: Agency Members: Watson, Dougherty, Dean, Kennedy, Fm-~do
Absent' Agency Members: None
Minutes of 1/5/99 City Council Meeting
5
Council
Report
ITEM NO:
CATEGORY:
MEETING DATE:
Public Hearing
January 5, 1998
TITLE
Appeal of a Planning Commission condition for a shared parking covenant in the Approval of a
Site and Architectural Review Permit for 54 N. Central Avenue.
RECOMMENDATION
The City Council take one of the following actions in regard to the Appeal filed by the applicant:
Adopt a Resolution denying the applicant's appeal of a condition of approval requiring the
recordation of a shared parking covenant and upholding the Planning Commission
condition of approval of S 98-09 for a two-story office building.
2. Adopt a Resolution upholding the applicant's appeal and removing the condition
requiring the recordation of a shared parking covenant.
3. Adopt a Resolution containing one of the Alternatives listed on page 3.
BACKGROUND
On November 24, 1998, the Planning Commission adopted Resolution 3205 granting Site and
Architectural approval for a two-story office building at 54 N. Central Avenue. The proposal
approved by the Planning Commission consists of a 12,711 square foot, two-story office building
on a 17,500 square foot parcel (net size after dedication). Thirty parking spaces are provided,
with 20 being located under the building on the first floor, and 10 outside the building off the
alley.
The Planning Commission considered the shared parking goals and requirements of the
Campbell Downtown Development Plan and the C-3-S Central Business District zone, and
conditioned the approval to include the recordation of a covenant, running with the land, which
requires the on-site parking to be made available after the buildings' office hours (6 p.m.) until
2:30 a.m. to tenants, employees and customers of other downtown businesses. The Commission
did not want parking spaces sitting empty at a time when there is a high demand for parking in
the downtown.
The Campbell Downtown Development Plan states the following Goals and Policies:
Parking Goals
· Goal 1. To provide adequate parking in the downtown.
· Goal 2. To maximize the use of existing and future parking resources.
· Goal 3. To encourage the joint utilization of parking.
City Council Report - January 5, 1998
54 N. Central Avenue--Appeal of S 98-09
Page 2
Parking and Development Policies relevant to this project
· The City shall continue to work with property owners to promote and facilitate the provision
of shared parking.
· Building placement shall allow for the retention of existing mid-block parking. It iS
recognized that in order to maintain mid-block parking and access, it may not be possible to
achieve the maximum allowable FAR (2.0) and coverage (1.0).
· The City shall work with property/business owners to develop a parking management plan to
maximize the use of existing parking.
The C-3-S Zoning District goals and requirements included:
· Goal 3: To ensure the availability of adequate parking for the retail and service commercial
customers and to encourage the joint utilization of parking.
Section 21.26.080(2)(A) All new parking shall be provided in the shared parking facilities,
unless the city council, upon recommendation of the planning commission, finds that
another arrangement would better serve the public safety or welfare, and would not be
detrimental to the overall parking and circulation in the area.
The staff report included a recommended condition requiring that shared parking be ensured by a
covenant allowing the parking spaces to be available to employees, tenants and customers of
other downtown businesses during evening hours when the offices are not in use. The applicant
indicated to staff before the Planning Commission meeting that he was opposed to this condition.
Staff therefore offered an alternative at the Planning Commission meeting: that the 20 spaces
under the building be made available for use by businesses in other buildings owned by the
applicant, with the 10 spaces outside the building off the alley open to the general public.
The applicant stated to the Planning Commission that he is willing to have the parking available
after hours, but does not want to encumber the property with any shared parking covenant. While
this property owner has stated he is willing to informally open the spaces to use during the
evening hours, without a covenant this arrangement could not be assured to continue with
subsequent owners.
ANALYSIS
On December 4, 1998, an appeal of the Planning Commission's decision was filed citing that
"the recordation of a covenant eliminates the ability to control whom enters the property, thus
creating an enormous liability to the property owner." (See Attachment 6).
The Planning Commission discussed security concerns, and noted that the site is across the street
from the police station, and that if problems developed, the applicant could request the City
Council to increase City police patrols, and to take other measures. They also noted that the
City Council Report - January 5, 1998
54 N. Central Avenue-~Appeal of S 98-09
Page 3
owner has the ability to petition the City in the future to allow the area to be closed should other
measures not solve security issues. Lastly, the Planning Commission limited the scope of the
requirement for shared parking to after normal office hours, and only until the other businesses
close.
FISCAL IMPACTS
The approval of this application presented herein will not result in fiscal impacts to the City.
ALTERNATIVES
1. Adopt a Resolution rewording the condition of approval to stipulate that the covenant be
limited to the provision of evening parking for the adjacent parcel (now under the same
ownership) at 369 E. Campbell Avenue (now Katie Bloom's restaurant and pub).
Adopt a Resolution rewording the condition of approval to stipulate that the covenant
limit shared evening parking to the 10 outside parking spaces located immediately off the
alley.
o
Adopt a Resolution rewording the condition of approval to stipulate that parking spaces
not in use by the offices in the building during the evening be available to other business
during those hours until such time as a public parking structure is constructed in the
downtown.
Attachments:
1. Draft City Council Resolution Denying the Appeal
2. Draft City Council Resolution Upholding the Appeal
3. Planning Commission Resolution No. 3205
4. Planning Commission Minutes of November 24, 1998
5. Planning Commission Staff Report dated November 24, 1998
6. Letter of Appeal
7. Location Map
PREPARED BY:
~',rb~ho~t{, l~lar~nel~
Steve haseck;, Community Development Director
APPROVED BY:
Bernard M. Strojny, City Manager
Office of the County Clerk
191 North First Street
.San Jose. California 95113
(408) 299-2968
*ENVIRONMENTAL DECLARATION
NAME OF LEAD AGENCY:
NA~E OF A?PLICANT:
CLASSIFICATION OF ENVIRONMENTAL DOCUMENT:
FOR COURT USE ONLY
FILING NO.
E 07793
( ) NOTICE OF PREPARATION
--NO FEE--
) NOTICE OF EXEMPTION/STATEMENT OF EXEMPTION
--NO FEE--
NOTICE OF DETERMINATION
( ) A--NEGATIVE DECLARATION PURSUANT TO SECTION 21080(C) OF THE PUBLIC
RESOURCES CODE
$1,250.00 (Twelve Hundred Fifty Dollars)--STATE FILING FEE
$25.00 (Twenty-five Dollars)wCLERK FEE
( ~//B--CERTIFICATE OF EXEMPTION DE MINIMIS IMPACT FINDING --NO FEE--
NOTICE OF DETERMINATION
( ) A--ENVIRONMENTAL IMPACT REPORT PURSUANT TO SECTION 21152 OF THE
PUBLIC RESOURCES CODE
$850.00 (Eight Hundred Fifty DolIars)--STATE FILING FEE
$25.00 (Twenty-Five Dollars)--CLERK FEE
) B--CERTIFICATE OF EXEMPTION DE MINIMIS IMPACT FINDING
--NO FEE--
*THIS FORM MUST BE COMPLETED AND FILED WITH ALL ENVIRONMENTAL DOCUMENTS
FILED WITH THE SANTA CLARA COUNTY CLERK'S OFFICE.
MAKE CHECKS PAYABLE TO: COUNTY CLERK
3882REV 6/91
CALIFORNIA DEPARTMENT OF FISH AND GAME
CERTIFICATE OF FEE EXEMPTION
De Minimis Impact Finding
Project Title/Location (include county):
S 98-09
54 N. Central Avenue
Campbell, CA 95008
Santa Clara County
APN 279-41-061
Project Description:
Removal of an existing 2,332 square foot, one-story office building and 37 space
asphalt parking lot. Construction of a 12,711 square foot, two-story office
building with 20 parking spaces under the building and 10 outside the building.
The two redwood trees on the site are to remain.
Findings of Exemption (attach as necessary):
The Planning Commission granted a Negative Declaration based upon the
findings in the initial study prepared for this report which determined that no
negative effects on wildlife or the environment will result from the development
of this project.
Certification:
I hereby certify that the public agency has made the above finding and that the project
will not individually or cumulatively have an adverse effect on wildlife resources, as
defined in Section 711.2 of the Fish and Game Code.
Signature:
/
Title: 2~(4 ~ ~4 e4.-
City of Campbell
Date: /~ o2 5- ~/5'
City of Campbell
70 N. First Street
Campbell, CA 95008
(408) 866-2140
NOTICE OF DETERMINATION
Office of Planning & Research
1400 Tenth Street, Room 121
Sacramento, CA 95814
/County Clerk's Office
Santa Clara County
191 N. First Street
San Jose, CA 95113
(3 copies & cover sheet filled out by planner)
Subject: Filing of Notice of Determination in compliance with Section 21108 or 21152 of the Public Resources Code.
Project Title:
State Clearinghouse Number (If submitted to Clearinghouse)
Lead Agency Contact Person ,~t?-~Arg>t
Phone (408) 866-2140
Project Location (include County)
,5'-4,
This is to advise that the r-
........... J ...... v .... u, ~qa,u u,,~t has approved the above-described project on
~ Lead Agency O Responsible Agency
tl -&c/. ~'~ and has made the following determinations regarding the above described project:
Date ~-~-C / 't '4 ~- ~ ...... 7', ' -' '. ,, -
(O win
2. O ~ Env~o~en~l ~pact Repoff w~ prepped for ~s project p~s~nt to ~e provisions of CEQA.
~A Negative Decl~aaon was prepped for ~s project pursuit to ~e provisions of CEQA.
3. Mitigation measles (O were ~ were not ) made a con,rio= of approval of ~e project.
4. A S~t~m~t of Ov~m~g Co~iderafio~ ( O w~ was ~ot ) adopted for ~s project.
. ., . .
~s ,s ~ ~at ~al
'~ener~b~t ~Comm~_pe~ropme~~t ~ of Cmpbell, 70 N:-F~t S=eet, C~el~ CA
~408) 86~40.
Signa~e (Public Agency)
Date received for filing and posting at OPR:
' T!ffiOUGH
BW Downtown
Partners, Inc.
54 N. Central Avenue Suite 2 Campbell CA 95008
Phone: 408-378-2306 Fax: 408-378-2307
December 4, 1998
Mayor Jeannette Watson
City of Campbell
70 North First Street
Campbell, CA 95008
RECEIVED
DEC 0
CiTY OF CAMP/3ELL
PLANNING DF. PT,
Dear Mayor Watson:
This letter is regarding the Site and Architectural approval of our office building project at
54 N. Central Avenue. Specifically, BWI Downtown Partners is appealing the decision
made by the Planning Commission on November 24% 1998.
Our appeal is based on our belief that the Planning Commission made an error in at least
one condition of the approval. The condition centers on the recordation of a covenant
that elimm' ates the ability to control whom enters the property, thus creating an
enormous liability to the property owner.
We look forward to addressing this issue with the City Council at its first available
meeting. We thank you for your time and attention to this matter.
Partner
BWI Downtown Partners
.0¥' C A,~La
CITY OF CAMPBELL
Public Works Department
December 2, 1998
BWI Downtown Partners
54 N. Central Avenue
Campbell, CA 95008
Re: Application S 98-09 - 54 N. Central Avenue
Gentlemen:
The Planning Commission, at its meeting of November 24, 1998, adopted Resolution 3205
granting a Site and Architectural Approval to allow the construction of a 12,711 square foot,
two-story office building on the above-referenced property.
At your earliest convenience, I would like to arrange a meeting with you, your consultants,
and the City's Public Works land development representative(s). The purpose of the meeting
would be to review the conditions of approval imposed by the Public Works Department and
the Department's procedures and requirements for satisfaction of those conditions. The land
development representative(s) may also include staff members from the Planning and Building
Divisions, if necessary. We hope this meeting will facilitate your project and assist in making
your project a success.
Please contact me at (408)866-2158 to arrange a meeting time and to answer any questions.
..... ,S,incg'ely~//[ /// .,//~-, .
/~ Harold H_..H,.~/, gley, ~
L~O6pmeht ~ngineer
CC:
Michelle Quinney, City Engineer
Frank Cauthorn, Building Official
Barbara Ryan, Planner I ~
h:\word/landdev/54centrl(mp)
70 North First Street · Campbell, California 95008. 1423 · TEL 408.866.2150 ' F^X 408.376.0958 ' TDO 408.866.2790
CITY OF CAMPBELL
Community Development Department · Current Planning
November 24, 1998
BWI Downtown Partners
54 N. Central Avenue
Campbell, CA 95008
Re: S 98-09 - 54 N. Central Avenue
Dear Applicant:
Please be advised that the Planning Commission, at its meeting of November 24, 1998,
adopted Resolution No. 3205 granting a Site and Architectural Approval to allow the
construction of a 12,711 square foot, two-story office building on the above-referenced
site.
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) 866-2140.
Sincerely,
B rb~~a Schoetz Ryan
Planner I
cc:
Harold Housley, Public Works
Frank Cauthorn, Building
Wayne Hokanson, Central Fire
Geoff Bradley, Redevelopment
70 North First Street · Campbell, California 95008.1423 . TEL 408.866.2140 · FaX 408.866.8381 · TDD 408.866.2790
RESOLUTION NO. 3205
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
APPROVAL TO ALLOW THE CONSTRUCTION OF A 12,711 SQUARE
FOOT, TWO-STORY OFFICE ON PROPERTY LOCATED AT 54 N.
CENTRAL AVENUE IN THE C-3-S (CENTRAL BUSINESS DISTRICT)
ZONING DISTRICT. APPLICATION OF BWI DOWNTOWN PARTNERS.
FILE NO. S 98-09.
After notification and public hearing, as specified by law, and after presentation by the Community
Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application S 98-09:
An initial study was prepared for this project which concludes there are no significant
environmental impacts and a Negative Declaration has been prepared for this project.
The proposed use is consistent with the commercial land use of the General Plan and the
(C-3-S) Central Business District Zoning designation for the site. The proposed project
achieves the following objectives:
a) Restores the downtown as the civic and cultural center by creating an attractive project
in this portion of the downtown.
b) Facilitates economic viability through the introduction of new office spaces.
c) Encourages a pedestrian oriented environment though the construction of pedestrian
sidewalks and pedestrian level uses and doorways.
d) Creates an architecturally pleasing project reflective of the traditional building styles
that exist in the downtown area.
The proposed building, parking facilities of 20 garage parking spaces, 10 off-driveway
parking spaces, new loop street parking spaces, and sidewalk and landscape improvements
will result in a project which integrates the proposed project with the sun'ounding
neighborhood.
Adequate circulation has been provided on site and the site is so located on public streets to
accommodate the estimated traffic associated with the project.
o
The proposed project is well designed, integrates the use of traditional downtown siting and
architectural features and is architecturally compatible with the neighborhood and uses.
o
The proposed project, subject to the recommended conditions of approval, meets the
development standards for the C-3-S (General Commercial) Zoning District.
7. The project will not create a nuisance due to noise, litter, vandalism, traffic or other factors.
8. The project will not significantly increase the demand on city services.
Planning Commission Resolution No. 3205
S 98-09 - 54 N. Central Avenue - BWI Downtown Partners
Page 2
The recommended conditions of approval and the related improvements are proportional to
the scale and size of the project.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes that:
The proposed project will aid in the enhancement and the harmonious development of the
immediate area. The establishment, maintenance, or operation of the uses will not be
detrimental to the public health, safety, peace, morals, comfort or general welfare of persons
residing or working in the neighborhood of such proposed use.
2. The proposed site is adequate in size and shape to accommodate the proposed uses and the
surrounding uses in the area.
3. The proposed project is adequately served by streets of sufficient capacity to carry the kind and
quality of traffic such uses would generate.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance of the City of Campbell and the State of
California. Additionally, the applicant is hereby notified that he/she is required to comply with all
applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to
this development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Proiect Approval. Approval is granted for a Site and Architectural Review Permit (S 98-09)
allowing redevelopment on property located at 54 N. Central Avenue consisting of the
following:
A. Removal of the existing 2,332 square foot office and 37 space parking lot.
B. Construction of a two-story office building with ground floor of 4427 gross square feet,
plus a 20 car parking garage and 10 exterior parking spaces, and second floor of 8284
square feet. Project approval shall substantially comply with project plans prepared by
Chris Spaulding, Architect, dated 5-18-98, except as modified by the Conditions of
Approval contained herein.
Access Improvement. The 20 foot wide accessway adjacent to the south property line shall be
improved and repaved to standards which will accommodate all vehicles expected to access
this and the adjacent parcels using this accessway, including trash trucks, moving vans,
firetrucks, and the like. Applicant shall also repair any potholes in the 20 foot wide accessway
between the westerly edge of this property and the City property known as Ainsley Park Plaza
at the west end of the accessway.
Planning Commission Resolution No. 3205
S 98-09 - 54 N. Central Avenue - BWI Downtown Parmers
Page 3
o
o
Parking. Prior to building occupancy, applicant shall record a covenant, running with the
land, which shall provide shared parking, consistent with the Downtown Development Plan
and C-3-S Zoning District, which incorporates the provision to make all parking spaces
available to tenants, employees and customers of other downtown uses after 6 p.m.
weekdays, and during the day and night on weekends and holidays, until 2:30 a.m.
Revised Plot Plan and Elevations to Save Redwood Trees. Applicant shall continue to work
with staff on revising the plan to ensure that the two large redwood trees on the site will be
saved and flourish. Prior to issuance of a demolition permit for the existing building, and the
submittal for a building permit for the proposed building, a written plan shall be submitted
by a licensed arborist which shall provide details to guide the construction and care of the
trees, and which shall include, but not be limited to:
A. Minimum distance between tree trunks and building foundations.
B. Type of foundation to be used.
C. Construction methods to be employed.
D. Care of trees roots, branches, and the ground area around the trees, including
and aeration.
sidewalk
Construction Plans and Trees. All construction plans shall contain clear instructions based
upon the arborist report, which will ensure the contractor is informed about the conditions
necessary to save the trees.
Architectural Details. Applicant shall submit plans and illustrated brochures indicating the
location and design of architectural features such as gates, window muntins, light fixtures
and facilities, and planters that will be utilized in the new building areas for approval by the
Community Development Director.
Landscaping and Sidewalks. Prior to submittal of plans for building permits, the applicant
shall provide planting, hardscape and irrigation plans prepared by a Landscape Architect for
City review and approval, which include, but are not limited to the following:
A. The provision of landscaping and pedestrian access along the east boundary of the
property.
B. The provision of pedestrian access which is well-lighted, both day and night and wheel-
chair accessible.
C. Screening of any above ground utility and services accouterments, including, but not
limited to trash enclosures, meters, transformers, and anti-siphon devices (see #10).
D. The landscaping of all areas indicated on the approved site plans, to include street trees.
E. Landscape measures, as recommended in the arborist report to enhance the health of the
redwood trees.
Planning Commission Resolution No. 3205
S 98-09 - 54 N. Central Avenue - BWI Downtown Partners
Page 4
o
10.
A landscape screen/hedge/planter box on the second floor of the building to provide a
visual and safety buffer between the exterior corridor and the opening to the parking
garage below.
Public/Shared Pedestrian Access. Prior to building occupancy, the applicant shall record a
public access/ reciprocal access covenant which shall make provisions for a pedestrian
sidewalk/accessway within the eastern 6 feet of the property, on order to provide a wide,
shared, landscaped and lighted pedestrian walkway along the boundary of this property and
the property adjacent to the east. If a security or loitering problem, or other such problem
which threatens the public welfare develops, the City shall work with the property owners to
eliminate said problem.. If measures cannot be found to adequately address the problem, the
City Council may allow access to this area to be restricted in a manner agreeable to both the
property owner and the City.
Signage. No signage is approved as part of the development application approved herein.
The applicant shall submit a master sign plan for the development. No sign shall be installed
until such application is approved and a permit issued by the Community Development
Director as specified in Chapter 21.53. of the Zoning Ordinance, and consistent with the
standards for signing in the C-3-S Zoning District.
Construction Measures for Compatibility. The applicant shall implement the following
measures to ensure that construction practices do not disturb surrounding streets and uses:
A. The applicant shall submit a construction management plan to the City for review and
approval. Such plan shall address the provision of adequate access to the surrounding
parcels and for the public on the adjacent streets and sidewalks.
B. Construction activities will be limited to daytime hours of 8:00 a.m. to 5:00 p.m.
weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays
and Holidays. Any exception to these times shall require an exception by the City
Building Official.
C. No pile driving is allowed for construction of the project.
D. All internal combustion engines for construction shall be properly muffled and
maintained.
E. All stationary noise generating construction equipment, such as air compressors and
portable power generators, will be located as far as practical from the existing residences
located to the northeast, and the existing businesses and County Library.
F. Soil management: All active construction areas shall be watered at least twice daily. All
trucks hauling soil and other small materials shall be covered. All sidewalks, parking
areas, driveways, adjacent streets and sidewalks shall be swept daily, as directed by the
City Engineer. Any stockpiles of materials shall be treated so as to prevent their being
blown, dragged, or otherwise carried off site. Erosion control measures shall be
undertaken as directed by the City Engineer.
Planning Commission Resolution No. 3205
S 98-09 - 54 N. Central Avenue - BWI Downtown Partners
Page 5
10.
11.
12.
13.
14.
15.
16.
Garbage Collection: Trash containers of a size and quantity necessary to serve the trash and
recycling needs of the building occupants shall be located in side a masonry screening wall.
The wall shall have an appearance which matches or is architecturally compatible with that of
the building. The area shall consist of a concrete floor, and have self-closing, solid doors. The
area shall be at grade level and have a level area adjacent to the trash enclosure area to service
the containers. The design of the enclosure shall be approved by the Community Development
Department and the Fire District.
UBC, Building Permit:
A. The proposed uses require a one hour fire separation between the parking area and the
office areas. Provide listed assemblies for the horizontal separation.
B. The exterior exit balcony is the equivalent of a corridor. Provide equivalent construction,
including doors and windows, was well as minimum width. No dead ends greater than 20
feet permitted.
C. Structural design and calculations shall include the weight of a minimum 18 inch wide, 3
foot deep, irrigated, dirt-filled planter box bordering the second floor corridor opening to
the parking garage below.
Mechanical Equipment: No roof-mounted equipment is approved, except as submitted to and
approved by the Community Development Director. Any such equipment must be shown to
not be able to be otherwise accommodated, and shall be screened from view in a manner
which complements the building architecture. Any ground-mounted equipment visible to the
public shall be screened with building mater/als similar to the building, subject to the approval
of the Community Development Director. All roof vents shall be painted to match the roof.
DisabiliW Access: The building shall be designed to provide access to disabled persons in
accordance with the Uniform Building Code (UBC), the Uniform Federal Accessibility
Standards (UFSA) and the federal Americans with Disabilities Act (ADA). Include a
dedicated walkway from the disabled parking lot space to an elevator or route to the exterior
of the building without traveling behind parked vehicles or within vehicle paths of travel.
Fireflow: A minimum fireflow of 3,500 gallons per minute at 20 pounds per square inch
residual pressure is required.
Sprinkler If the building is over 2 stories in height, 35 feet, or requires a fireflow in excess of
2,000 gallons per minute, an automatic fire sprinkler system shall be supplied, hydraulically
designed per National Fire Protection Association Standard #13, 1994 Edition.
Final Fire Flow: Required fireflow may be reduced up to 50% in buildings equipped with
automatic fire sprinkler systems, but can be no less than 1500 gallons per minute. Therefore,
the final required fireflow is 1750 gallons per minute at 20 pounds per square inch residual
pressure. This flow shall be taken from any two fire hydrants, on or near the site, so long as
they are spaced at a maximum spacing of 250 feet.
Planning Commission Resolution No. 3205
S 98-09 - 54 N. Central Avenue - BWI Downtown Partners
Page 6
17.
18.
19.
20.
Fire Department Keybox: The applicant shall provide an approved fire department key box
and appropriate building keys. Installations shall conform with Fire Department Standard
Detail and Specification K-1.
Preliminary_ Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building permits
for the site, the applicant shall grant approximately 2 feet of Right-of-Way for Public Street
Purposes along the Central Avenue frontage to set the property line at 10 feet from the
existing curb face. The applicant shall grant additional Right-of-Way for Public Street
Purposes along the Civic Center Drive frontage as necessary to accommodate a minimum of
10 feet from the new curb face. Applicant shall cause to be prepared all documents necessary
to record dedication and submit to the City for review.
Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement and shall cause plans for public Street
Improvements to be prepared by a registered civil engineer, pay fees, post security and
provide insurance necessary to obtain an encroachment permit for construction of the public
improvements, as required by the City Engineer. The plans shall include the following:
Central Avenue -
A. Removal of the existing curb, gutter, sidewalk, two existing driveway approaches,
decorative street light, street tree, traffic control signs and related improvements.
B. Construction of new 10' sidewalk and two standard commercial driveway approaches in
compliance with ADA requirements. Sidewalk width and construction in the area of the
shall be in conformance with the recommendation of the arborist report (see Condition #2)
C. Installation of decorative street light including pull boxes, conduits, and conductors.
Civic Center Drive -
A. Removal and construction of street improvements as shown on the attached Conceptual
Street Improvement Plan including:
i. Removal of the existing curb and gutter from the easterly end of the curb "pop out" to
approximately 15' easterly of the easterly property line.
ii. Construction of new curb and gutter from the easterly end of the curb "pop out"
easterly along the general alignment of the northerly stripe of the "herringbone"
striping to the easterly property line projected plus a 15 foot conform to the existing
curb.
Removal of existing pavement as needed to construct the new curb, gutter, and sidewalk.
B. Construction of a new, 10 foot minimum, sidewalk from the back of new curb to the easterly property
line. Sidewalk width and construction in the area of the shall be in conformance with the recommendation of
the arborist report (see Condition//2)
Planning Commission Resolution No. 3205
S 98-09 - 54 N. Central Avenue - BWI Downtown Partners
Page 7
21.
22.
23.
24.
25.
26.
Central Avenue and Civic Center Drive
A. Protection of underground and surface utilities, street light conduits, traffic control
facilities, and similar improvements.
B. Adjustment and relocation of existing utility boxes and related facilities.
C. Installation of traffic control signs, striping, as determined by the City Engineer.
D. Construction of all conforms as needed to join existing improvements.
E. Construction of street and traffic control improvements as needed to conform to the City
of Campbell's Downtown Street Loop Parking Project 98-05.
F. Installation of street trees in tree wells and irrigation at approximately 40 feet on center.
Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer
Cleanout(s) shall be installed on private property behind the public right-of-way line.
Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation and/or abandonment of all utilities. Streets which have been
resurfaced within the previous 5 years will require boring and jacking for all new utility
installations. Applicant shall also prepare pavement restoration plans for approval by the City
Engineer prior to any utility installation or abandonment.
Maintenance Security: Prior to issuance of occupancy approval for the site, all public street
improvements required by the street improvement agreement and the encroachment permit
must be completed and accepted by the City and the applicant must provide a one-year
Maintenance Security in an amount of 25% of the Faithful Performance Bond.
Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an
engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1994 edition of the UBC including Chapters 18, 33,
and Appendix Chapter 33. Should the development require hauling of soil or other demolition
materials on or off site, the applicant shall request and obtain approval of a haul route from the
City Engineer. No underground drainage lines are to be placed within 8-10 feet of the
existing redwood trees.
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. The current fee is $2,500.
Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination System
(NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention.
Planning Commission Resolution No. 3205
S 98-09 - 54 N. Central Avenue - BWI Downtown Partners
Page 8
27.
28
Demolition: Prior to issuance of a Demolition permit to remove the existing building, the
applicant shall obtain clearance from the Public Works Department.
Covenant: The applicant shall record a covenant recognizing that occasionally access to the
site may be limited due to downtown special events.
PASSED AND ADOPTED this 24~ day of November, 1998, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Jones, Keams, Lindstrom, Lowe, Meyer-Kennedy
Gibbons
None
None
APPROVED:
Dennis Lowe, Chair
ATTEST:
Steve Piasecki, Secretary
Planning Commission Minutes of November 24, 1998 Page 4
Chairman Lowe advised that this approval is final in 10 days unless appealed in writing to the
City Clerk.
Commissioner Meyer-Kennedy announced that she would be abstaining from Items No. 2 and 3
as her office is located in Downtown Campbell.
Chairman Lowe read Agenda Item No. 2 into the record.
2. S 98-09 Public Hearing to consider the application of BWI Downtown
BWI Downtown Partners for a Site and Architectural Approval (S 98-09) to
Partners allow the construction of a 12,711 square foot, two-story office
building with an interior first floor parking garage on property
located at 54 N. Central Avenue in the C-3-S (Central
Business District) Zoning District. A Negative Declaration has
been prepared for this project. Planning Commission decision
final unless appealed in writing to the City Clerk within 10
days.
Ms. Barbara Schoetz Ryan, Planner I, presented the staff report as follows:
· The applicant is seeking approvals to construct a two-story office building on property
located at 54 N. Central Avenue, an 18,000 square foot parcel on the southeast comer of
Civic Center Drive and Central Avenue.
The applicant will demolish the existing building and 37 parking spaces and construct a new
two-story office building, with garage space for 20 vehicles and 10 additional uncovered
parking spaces.
· This construction will result in an expansion of 10,000 square feet of space and a decrease of
seven parking spaces.
· The Land Use is Commercial and the Zoning is Co3.
· An office building is permitted.
· The Downtown Development Plan encourages shared parking. The applicant proposes to
share 10 spaces that are uncovered. The 20 covered spaces are proposed for use only by the
offices.
· The building materials include mission tile roofing and stucco walls.
· Two large redwood trees (34 and 36-inches in diameter) will be retained.
· SARC reviewed the project and was supportive of saving the redwood trees and in allowing
the garage to be used by downtown patrons in the evenings after the office building is closed.
· Staff recommends a Negative Declaration and that the Commission approve this project.
Commissioner Gibbons asked staff if Condition No. 3 means that if a different owner owns some
of the BWI owned buildings would the parking still be available to those buildings.
Ms. Barbara Schoetz Ryan replied no.
Planning Commission Minutes of November 24, 1998 Page 5
Commissioner Gibbons asked the schedule for this project.
Chairman Lowe asked about the reduction in parking spaces fi.om 37 to 30.
Ms. Barbara Schoetz Ryan advised that even with the reduction in the number of spaces, the
applicant is meeting the parking requirements for their proposal. The C-3 Zoning requires that
40% of parking spaces be compact (8x16) and 60% be standard size (9x20).
Commissioner Jones presented the Site and Architectural Review Committee report as follows:
· SARC meet on November 10th and was supportive.
· SARC's main concern was the saving of the redwood trees and the parking spaces' size and
accessibility.
· SARC wants to see all 30 spaces available for outside use after the offices are closed.
Chairman Lowe opened the Public Heating for Agenda Item No. 2.
Mr. Bruce Bowen, Applicant, 54 N. Central Avenue, Campbell:
· Advised that the big issue for this project is parking, particularly shared use.
· Expressed concern for the requirement to record a covenant. Stating that he is not
comfortable encumbering the property in this way.
· Advised that over the years they have allowed outside users to park on their lot.
· Informed that they have pulled the building back on the site in order to save one of the
redwood trees.
Commissioner Lindstrom said that the covenant can be changed in the future if ownership and/or
circumstances change.
Commissioner Francois advised that the applicant can appeal.
City Attorney William Seligrnann advised that if the covenant does not make sense in the future,
the applicant can come back for a modification to release the covenant.
Chairman Lowe stated that he supports shared parking after hours.
Commissioner Jones stated that during the day the spaces would be reserved for the offices. Said
that he is against restricting the parking to only the other buildings owned by the applicant.
Commissioner Gibbons asked if the arborist's report was ready.
Mr. Bruce Bowen answered that it has not yet been received in writing.
Planning Commission Minutes of November 24, 1998 Page 6
Commissioner Gibbons mentioned the fact that on several occasions during the year, the site will
be less accessible as a result of community events in the downtown where the roadways are
blocked off. Asked when the project was scheduled to be built.
Mr. Bruce Bowen advised that they would break ground in six months and the construction
should take about six months.
Chairman Lowe closed the Public Hearing for Agenda Item No. 2.
Commissioner Keams stated that she supports shared parking after hours.
Commissioner Lindstrom stated that the building is a nice one. Agreed that the wording of the
Condition on parking is proper.
Commissioner Gibbons stated that it is reasonable to limit the parking to the tenants of the
applicant's own buildings.
Commissioner Jones asked if a parking plan is required.
Mr. Steve Piasecki advised that a parking plan is only required when parking is deficient. That is
not the case with the project. The applicant can provide the required number of spaces on site.
Chairman Lowe stated that he hates to see a gate. Rather the parking area should be open.
Commissioner Gibbons suggested a compromise whereby the 20 parking spaces be made
available for public parking on weekends from 8 a.m. to 8 p.m. and leave the weekday evening
conditions as proposed.
Chairman Lowe reopened the Public Hearing for Agenda Item No. 2.
Commissioner Gibbons asked how the 20 spaces would be controlled.
Mr. Bruce Bowen, Applicant, replied that pass cards during the day and gates would be left up
in the evenings. Added that during the day, the spaces must be controlled for those working in
the office. Stated that he has a problem with being obligated to provide public parking.
Mr. Steve Piasecki suggested that the applicant can allow the employees of his several buildings
to park on site after 6 p.m. to leave public spaces elsewhere in the downtown available for the
public as well as having the lot open on weekends.
Mr. Bruce Bowen stated that he has no problem with the spaces being used after hours but does
disagree that a covenant should be imposed.
Planning Commission Minutes of November 24, 1998 Page 7
Chairman Lowe expressed his disappointment in the idea that a gate is even considered necessary
in Campbell.
Commissioner Keams added that she is not supportive of the gate.
Commissioner Francois stated that the gate adds security for the building and that he is
supportive of it. Added that the applicant has been generous with public parking on his property
and he should have a say in how he does it.
Commissioner Gibbons said that she is not happy about the gate. Added that as a compromise
she would like the spaces made available during weekends.
Commissioner Lindstrom stated that the applicant has worked with people downtown and he has
been and will continue to share spaces. The gate and security will cost him. Added that the
project is good and he will support it.
Chairman Lowe closed the Public Hearing for Agenda Item No. 2.
Motion:
Upon motion of Commissioner Jones, seconded by Commissioner Kearns,
the Planning Commissioner adopted a Negative Declaration and adopted
Resolution No. 3205 granting a Site and Architectural Approval (S 98-08) to
allow the construction of a 12,711 square foot, two-story office building with
an interior first floor parking garage, with the added condition that the
applicant record a covenant stating his understanding and support that on
several occasions a year accessibility downtown will be cut off to host
community events, on property located at 54 N. Central Avenue, by the
following roll call vote:
AYES: Francois, Jones, Kearns, Lindstrom, Lowe
NOES: Gibbons
ABSENT: None
ABSTAIN: Meyer-Kennedy
Chairman Lowe advised that this approval is final in 10 days unless appealed in writing to the
City Clerk.
Chairman Lowe read Agenda Item No. 3 into the record.
S 98-17/UP 98-11
BWI Downtown
Partners
Public Hearing to consider the application of BWI Downtown
Partners for a Site and Architectural Approval (S 98-17) to
allow the construction of a new two-story building in the
Downtown area and approval of a Conditional Use Permit (UP
98-11) to allow a billiard establishment on property located at
ITEM NO. 2
STAFF REPORT - PLANNING COMMISSION MEETING
NOVEMBER 24,1998
S 98-09
BWI
Downtown
Partners
Public Hearing to consider the application of BWI Downtown Partners
for a Site and Architectural Review Permit approval (S 98-09) to allow
the construction of a 12,711 square foot, two-story office building on
property located at 54 N. Central Avenue in the C-3-S (General
Commercial) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following actions:
1. Grant a Negative Declaration for this project; and
2. Adopt a Resolution, incorporating the attached findings, approving a Site and Architectural
Review Permit, subject to the attached Conditions of Approval.
ENVIRONMENTAL DETERMINATION
An initial study was prepared for this project which concludes that there are no significant
environmental impacts associated with this project, consequently, a Negative Declaration is
recommended in accordance with Section 15074 (b) of the California Environmental Quality Act
(CEQA) Guidelines. The initial study is attached for review.
PROJECT DATA
Site Area:
Existing: approx. 18,000 sq. ft. (.41 acres)
Proposed: approx. 17,500 sq. ft. (.40 acres)
Proposed Building (Existing office building of 2,332 square feet to be removed)
First floor 4,427 sq. ft.
Second floor 8.284 sq. ft.
Total 12,711 sq. ft.
Floor Area Ratio
Permitted Maximum Floor Area Ratio, Downtown Development Plan = 2.0
Proposed FAR for exterior dimensions (visual bulk): 92 ft. x 120 ft. exterior dimensions each
floor = 22,020 sq. ft. total building bulk/17,500 sq. ft. lot = 1.26 FAR
Proposed FAR, not including interior parking area and second floor central open area:
12,711/17,500 = .73 FAR
Provided Parking:
Required (1/425 sq. ft):
Proposed:
= 30 spaces, shared, unless otherwise approved by Council
= 30 spaces (20 inside building, 10 outside building)
Staff Report - Planning Commission Meeting of November 24, 1998
S 98-09 - 54 N. Central Avenue
Page 2
Surrounding Land Uses:
North: County Library, City Hall
South: Commercial
East: Commercial (parking, offices)
West: Offices, History Museum
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Site and Architectural Review
Permit for the construction of a two-story office building, with an interior first floor parking
garage for 20 vehicles and an exterior parking area for 10 vehicles, at the southeast comer of
Civic Center Drive and N. Central Avenue. The square shaped parcel is currently occupied by a
one-story, 2,332 square foot office building and a parking lot striped for 37 vehicles. A Site and
Architectural Review Permit is required in the C-3-S Zoning District for the proposed
development.
The applicant proposes a two story office building of 12,711 square feet with 4,427 square feet of
offices and a parking garage for 20 vehicles on the first floor, and, on the second floor, 8,284
square feet of offices off an exterior corridor open to the parking garage below. The proposed
building represents an expansion of approximately 10,000 square feet of office area over that
existing on the site, and a decrease of 7 parking spaces.
ANALYSIS
General Plan Designation: The project site is designated as Commercial on the General Plan
Land Use Element Map and is subject to the Downtown Redevelopment Plan.
Downtown Redevelopment Plan: The subject site has been identified as within the retail,
office and personal service area of the downtown in the Downtown Plan. Staff finds the
proposed use and building to be consistent with the Downtown Redevelopment Plan (DRP)
and the policies expressed therein.
Zoning Designation: The project site is zoned C-3-S (Central Business District), and is subject to
all the terms of that district.
· Use: The proposed office building is permitted within this zoning district subject to the site
and architectural approval process, section 21.26.020 C.M.C.
Parking: The Downtown Development Plan encourages shared parking facilities, and section
21.26.080(2)(A) of the C-3-S zoning regulations states, "All new parking shall be provided in
shared parking facilities, unless the city council, upon recommendation of the planning
Staff Report - Planning Commission Meeting of November 24, 1998
S 98-09 - 54 N. Central Avenue
Page 3
commission, finds that another arrangement would better serve the public safety or welfare,
and would not be detrimental to the overall parking and circulation in the area." (See
Attachment 5).
The proposed plan indicates that 10 of the parking spaces will be off the 20 foot wide
accessway which serves not only this parcel, but the ones to the south and to the east.
Therefore, unless the parcel is otherwise signed, these spaces will be open for use by
customers of the adjacent parcels. The applicant owns those parcels which are on the other
side of the driveway. The 20 parking spaces inside the building will be gated for use by
office personnel only. Staff is suggesting that the parking garage be open in the evening
when not required for use by the offices, so that the spaces may be used by restaurant and
other evening business' customers. The garage should be well lighted, and the stairways
gated to prevent access to the building corridors.
Building Design: The proposed two story office building presents a traditional building form
which is accented by three comer towers, second-story cantilevered bays and balconies, and
wide arches at street level on the north, south and west elevations. The pedestrian orientation
of the building is demonstrated by pedestrian doorways to the individual offices on the first
floor facing Civic Center Drive and Central Avenue.
Roofing material will be mission tile, and the walls a stippled beige stucco. A continuous
horizontal decorative molding on the exterior wall visually divides the first floor from the
second floor. Doorways are French windows with transom windows above. Windows will be
elongated rectangles with the glass appearing to have tree divided lights (panes). Decorative
support brackets are located under both the roof of the comer towers and the second story
bays (oriel windows). The proposed design is consistent with the requirements of the C-3-S
zone.
Redwood Tree Protection: On the street comer of the parcel are two large redwood trees (34
inch and 36 inch diameter trunks, measured 4 feet above ground.) The larger, southerly of the
two trees, has a lean to its trunk toward the building. The plan, as presently proposed, would
have a detrimental, and quite possibly terminal effect upon that tree. The plan indicates the new
building's foundation to be located on two sides within a few feet of the tree trunk, requiring
cutting of large tree roots. The existing office building will be taller than the present one,
resulting in the need to trim closely a number of branches on one or two sides of the tree. The
grading plan shows a proposed underground drainage line on a third side of the tree, between the
two trees a few feet from their trunks, resulting in the roots being cut on that side. Additionally,
the standard commercial sidewalk width conditions call for the widening of the sidewalk up to
the trunk on the fourth side.
Staff Report - Planning Commission Meeting of November 24, 1998
S 98-09 -- 54 N. Central Avenue
Page 4
The applicant indicated his intent to save the trees, and to make whatever changes are necessary
to accomplish this. Staff requested the Public Works Department examine the need for the
drainage line and the sidewalk width, and asked the applicant to have an arborist examine the
trees and make recommendations. Public Works has indicated that the drainage line is
unnecessary, and that the sidewalk can be narrower near the trees. The applicant has indicated
that the arborist advised that the building foundation be no closer than 8 to 10 feet from the tree
trunk. Therefore, the floor plan and the elevations will need to be revised slightly to save the
trees. Recommended conditions of approval address these changes.
Street Improvements: The site plan indicates the repaving of the shared driveway together with
the new parking lot. The sidewalk along Civic Center Drive is shown on the application to be
narrowed a few feet to match its width across Central Avenue. The Public Works and
Redevelopment Departments have prepared a plan to provide additional parking on the
downtown loop streets, per the Downtown Development Plan. That plan would accommodate
on-street parking spaces on Civic Center Drive in the area of this new building, and would not
require a narrowing of the existing sidewalk. These circumstances are reflected in the conditions
of approval.
~ The site plan denotes areas where landscaping can be located. Staff has concerns
regarding the lack of landscaping along the east side of the building. Only a sidewalk is indicated
between a long blank first floor wall and the property line. Room should be reserved for a
minimum of a 3 foot deep planter next to the building, with either the sidewalk shared with the
adjacent parcel, or additional room provided on this parcel for both an adequately sized planter
and a sidewalk.
Preliminary plans have been submitted for the development of the adjacent parcel, and staff
would like to ensure that the walking experience between the multi-storied buildings is a pleasant
and safe experience. This means that the space should be wide, well-lighted, with adequate
public visibility, and pleasant, safe landscaping. If two buildings do not share a common wall,
the space between them must provide for safety and aesthetics, especially in the Campbell
downtown where the pedestrian experience is vital. This aspect of the plan was not examined at
the Site and Architectural Review Committee. Conditions of approval include detailed
landscaping, irrigation, lighting and building plans, as well as a recorded public/reciprocal access
covenant which address this area.
Site and Architectural Review Committee: This application was reviewed by the Site and
Architectural Review Committee at its meeting of November 10, 1998. The Committee was
supportive of the design, provided changes were made to save the redwoods. The Committee
also recommended that the parking garage be open in the evening, and noted that it could be
closed in the early morning hours when patrons of the nearby restaurants had left.
Staff Report - Planning Commission Meeting of November 24, 1998
S 98-09 -- 54 N. Central Avenue
Page 5
Attachments:
1. Findings for Site and Architectural Approval
2. Conditions of Approval Site and Architectural Approval
3. Initial Study
4. Reduced Plans
5. C-3-S(Central Business District) Zoning District
6. Location Map
Prepared by: ~~~-~' '
B~bar~ i~. ant(er I
Approved by: /~-fi~~~ -'
'~teve P~aseck~' -"~ ' ', ~ot~munity Development Director
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. S 98-09
SITE ADDRESS: 54 N. CENTRAL AVENUE
APPLICANT: BWI Downtown Partners
P.C. MEETING: November 24, 1998
Findings for Approval of a Site and Architectural Application to allow a two-story office
building on property located at 54 N. Central Avenue.
The Planning Commission finds as follows with regard to File No. S 98-09:
An initial study was prepared for this project which concludes there are no significant
environmental impacts and a Negative Declaration has been prepared for this project.
The proposed use is consistent with the commercial land use of the General Plan and the
(C-3-S) Central Business District Zoning designation for the site. The proposed project
achieves the following objectives:
a) Restores the downtown as the civic and cultural center by creating an attractive project
in this portion of the downtown.
b) Facilitates economic viability through the introduction of new office spaces.
c) Encourages a pedestrian oriented environment though the construction of pedestrian
sidewalks and pedestrian level uses and doorways.
d) Creates an architecturally pleasing project reflective of the traditional building styles
that exist in the downtown area.
The proposed building, parking facilities of 20 garage parking spaces, 10 off-driveway
parking spaces, new loop street parking spaces, and sidewalk and landscape improvements
will result in a project which integrates the proposed project with the surrounding
neighborhood.
Adequate circulation has been provided on site and the site is so located on public streets to
accommodate the estimated traffic associated with the project.
o
The proposed project is well designed, integrates the use of traditional downtown siting and
architectural features and is architecturally compatible with the neighborhood and uses.
o
The proposed project, subject to the recommended conditions of approval, meets the
development standards for the C-3-S (General Commercial) Zoning District.
7. The project will not create a nuisance due to noise, litter, vandalism, traffic or other factors.
8. The project will not significantly increase the demand on city services.
The recommended conditions of approval and the related improvements are proportional to the
scale and size of the project.
FINDINGS FOR APPROVAL OF FILE NO. S 98-09
Page 2
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The proposed project will aid in the enhancement and the harmonious development of the
immediate area. The establishment, maintenance, or operation of the uses will not be
detrimental to the public health, safety, peace, morals, comfort or general welfare of persons
residing or working in the neighborhood of such proposed use.
2. The proposed site is adequate in size and shape to accommodate the proposed uses and the
surrounding uses in the area.
3. The proposed project is adequately served by streets of sufficient capacity to carry the kind
and quality of traffic such uses would generate.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. S 98-09
SITE ADDRESS: 54 N. Central Avenue
APPLICANT: BWI Downtown Partners
P.C. MEETING: November 24, 1998
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the Ordinances of the City of Campbell and the State of
California. Where applicable, the lead department with which at the applicant will work is
identified on each condition. 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
Project Approval. Approval is granted for a Site and Architectural Review Permit (S 98-
09) allowing redevelopment on property located at 54 N. Central Avenue consisting of
the following:
A. Removal of the existing 2,332 square foot office and 37 space parking lot.
B. Construction of a two-story office building with ground floor of 4427 gross square
feet, plus a 20 car parking garage and 10 exterior parking spaces, and second floor of
8284 square feet. Project approval shall substantially comply with project plans
prepared by Chris Spaulding, Architect, dated 5-18-98, except as modified by the
Conditions of Approval contained herein.
Access Improvement. The 20 wide accessway adjacent to the south property line shall be
improved to standards which will accommodate all vehicles expected to access this and
the adjacent parcels using this accessway, including trash trucks, moving vans, firetrucks,
and the like.
o
Parking. Prior to building occupancy, applicant shall record a covenant, running with the
land, which shall provide shared parking, consistent with the Downtown Development
Plan and C-3-S Zoning District, which incorporates the provision to make all parking
spaces available to tenants, employees and customers of other downtown uses after 6
p.m. weekdays, and during the day and night on weekends and holidays, until 2:30 p.m.
Revised Plot Plan and Elevations to Save Redwood Trees. Applicant shall continue to
work with staff on revising the plan to ensure that the two large redwood trees on the site
will be saved and flourish. Prior to issuance of a demolition permit for the existing
building, and the submittal for a building permit for the proposed building, a written
plan shall be submitted by a licensed arborist which shall provide details to guide the
construction and care of the trees, and which shall include, but not be limited to:
A. Minimum distance between tree trunks and building foundations.
B. Type of foundation to be used.
CONDITIONS OF APPROVAL OF FILE NO. S 98-09
Page 2
C. Construction methods to be employed.
D. Care of trees roots, branches, and the ground
sidewalk and aeration.
area around the trees, including
Construction Plans and Trees. All construction plans shall contain clear instructions
based upon the arborist report, which will ensure the contractor is informed about the
conditions necessary to save the trees.
Architectural Details. Applicant shall submit plans and illustrated brochures indicating
the location and design of architectural features such as gates, window muntins, light
fixtures and facilities, and planters that will be utilized in the new building areas for
approval by the Community Development Director.
Landscaping and Sidewalks. Prior to submittal of plans for building permits, the
applicant shall provide planting, hardscape and irrigation plans prepared by a
Landscape Architect for City review and approval, which include, but are not limited to
the following:
A. The provision of landscaping and pedestrian access along the east boundary of the
property.
B. The provision of pedestrian access which is well-lighted, both day and night and wheel-
chair accessible.
C. Screening of any above ground utility and services accouterments, including, but not
limited to trash enclosures, meters, transformers, and anti-siphon devices (see # 10).
D. The landscaping of all areas indicated on the approved site plans, to include street trees.
E. Landscape measures, as recommended in the arborist report to enhance the health of the
redwood trees.
F. A landscape screen/hedge/planter box on the second floor of the building to provide a
visual and safety buffer between the exterior corridor and the opening to the parking
garage below.
Public/Shared Pedestrian Access. Prior to building occupancy, the applicant shall record a
public access/reciprocal access covenant which shall make provisions for a pedestrian
sidewalk/accessway within the eastern 6 feet of the property, in order to provide a wide,
shared, landscaped and lighted pedestrian walkway along the boundary of this property and
the property adjacent to the east.
Signage. No signage is approved as part of the development application approved herein.
The applicant shall submit a master sign plan for the development. No sign shall be installed
until such application is approved and a permit issued by the Community Development
Director as specified in Chapter 21.53. of the Zoning Ordinance, and consistent with the
standards for signing in the C-3-S Zoning District.
CONDITIONS OF APPROVAL OF FILE NO. S 98-09
Page 3
10. Construction Measures for Compatibility. The applicant shall implement the following
measures to ensure that construction practices do not disturb surrounding streets and uses:
A. The applicant shall submit a construction management plan to the City for review and
approval. Such plan shall address the provision of adequate access to the surrounding
parcels and for the public on the adjacent streets and sidewalks.
B. Construction activities will be limited to daytime hours of 8:00 a.m. to 5:00 p.m.
weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays
and Holidays. Any exception to these times shall require an exception by the City
Building Official.
C. No pile driving is allowed for construction of the project.
D. All internal combustion engines for construction shall be properly muffled and
maintained.
E. All stationary noise generating construction equipment, such as air compressors and
portable power generators, will be located as far as practical from the existing residences
located to the northeast, and the existing businesses and County Library.
F. Soil management: All active construction areas shall be watered at least twice daily. All
trucks hauling soil and other small materials shall be covered. All sidewalks, parking
areas, driveways, adjacent streets and sidewalks shall be swept daily, as directed by the
City Engineer. Any stockpiles of materials shall be treated so as to prevent their being
blown, dragged, or otherwise carried off site. Erosion control measures shall be
undertaken as directed by the City Engineer.
11. Garbage Collection: Trash containers of a size and quantity necessary to serve the trash and
recycling needs of the building occupants shall be located in side a masom'y screening wall.
The wall shall have an appearance which matches or is architecturally compatible with that of
the building. The area shall consist of a concrete floor, and have self-closing, solid doors.
The area shall be at grade level and have a level area adjacent to the trash enclosure area to
service the containers. The design of the enclosure shall be approved by the Community
Development Department and the Fire District.
12. [IBC. Building Permit:
A. The proposed uses require a one hour fire separation between the parking area and the
office areas. Provide listed assemblies for the horizontal separation.
B. The exterior exit balcony is the equivalent of a corridor. Provide equivalent construction,
including doors and windows, was well as minimum width. No dead ends greater than 20
feet permitted.
C. Structural design and calculations shall include the weight of a minimum 18 inch wide, 3
foot deep, irrigated, dirt-filled planter box bordering the second floor corridor opening to
the parking garage below.
CONDITIONS OF APPROVAL OF FILE NO. S 98-09
Page 4
13. Mechanical Equipment: No roof-mounted equipment is approved, except as submitted to and
approved by the Community Development Director. Any such equipment must be shown to
not be able to be otherwise accommodated, and shall be screened from view in a manner
which complements the building architecture. Any ground-mounted equipment visible to the
public shall be screened with building materials similar to the building, subject to the
approval of the Community Development Director. All roof vents shall be painted to match
the roof.
14. Disability Access: The building shall be designed to provide access to disabled persons in
accordance with the Uniform Building Code CLIBC), the Uniform Federal Accessibility
Standards (UFSA) and the federal Americans with Disabilities Act (ADA). Include a
dedicated walkway from the disabled parking lot space to an elevator or route to the exterior
of the building without traveling behind parked vehicles or within vehicle paths of travel.
15. Fireflow: A minimum fireflow of 3,500 gallons per minute at 20 pounds per square inch
residual pressure is required.
16. Sprinkler If the building is over 2 stories in height, 35 feet, or requires a fireflow in excess of
2,000 gallons per minute, an automatic fire sprinkler system shall be supplied, hydraulically
designed per National Fire Protection Association Standard #13, 1994 Edition.
17. Final Fire Flow: Required fireflow may be reduced up to 50% in buildings equipped with
automatic fire sprinkler systems, but can be no less than 1500 gallons per minute. Therefore,
the final required fireflow is 1750 gallons per minute at 20 pounds per square inch residual
pressure. This flow shall be taken from any two fire hydrants, on or near the site, so long as
they are spaced at a maximum spacing of 250 feet.
18. Fire Department Keybox: The applicant shall provide an approved fire department key box
and appropriate building keys. Installations shall conform with Fire Department Standard
Detail and Specification K-1.
19. Preliminary_ Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
CONDITIONS OF APPROVAL OF FILE NO. S 98-09
Page 5
20. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall grant approximately 2 feet of Right-of-Way for Public
Street Purposes along the Central Avenue frontage to set the property line at 10 feet from the
existing curb face. The applicant shall grant additional Right-of-Way for Public Street
Purposes along the Civic Center Drive frontage as necessary to accommodate a minimum of
10 feet from the new curb face. Applicant shall cause to be prepared all documents necessary
to record dedication and submit to the City for review.
21. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement and shall cause plans for public
Street Improvements to be prepared by a registered civil engineer, pay fees, post security and
provide insurance necessary to obtain an encroachment permit for construction of the public
improvements, as required by the City Engineer. The plans shall include the following:
Central Avenue -
A. Removal of the
existing curb, gutter, sidewalk, two existing driveway approaches,
decorative street light, street tree, traffic control signs and related improvements.
B. Construction of new 10' sidewalk and two standard commercial driveway approaches in
compliance with ADA requirements. Sidewalk width and construction in the area of the
shall be in conformance with the recommendation of the arborist report (see Condition
#2)
C. Installation of decorative street light including pull boxes, conduits, and conductors.
Civic Center Drive -
A. Removal and construction of street improvements as shown on the attached Conceptual
Street Improvement Plan including:
i. Removal of the existing curb and gutter from the easterly end of the curb "pop out" to
approximately 15' easterly of the easterly property line.
ii. Construction of new curb and gutter from the easterly end of the curb "pop out"
easterly along the general alignment of the northerly stripe of the "herringbone"
striping to the easterly property line projected plus a 15 foot conform to the existing
curb.
iii. Removal of existing pavement as needed to construct the new curb, gutter, and
sidewalk.
B. Construction of a new, 10 foot minimum, sidewalk from the back of new curb to the
easterly property line. Sidewalk width and construction in the area of the shall be in
conformance with the recommendation of the arborist report (see Condition #2)
Central Avenue and Civic Center Drive
A. Protection of underground and surface utilities,
facilities, and similar improvements.
street light conduits, traffic control
CONDITIONS OF APPROVAL OF FILE NO. S 98-09
Page 6
B. Adjustment and relocation of existing utility boxes and related facilities.
C. Installation of traffic control signs, striping, as determined by the City Engineer.
D. Construction of all conforms as needed to join existing improvements.
E. Construction of street and traffic control improvements as needed to conform to the City
of Campbell's Downtown Street Loop Parking Project 98-05.
F. Installation of street trees in tree wells and irrigation at approximately 40 feet on center.
22. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer
Cleanout(s) shall be installed on private property behind the public right-of-way line.
23. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation and/or abandonment of all utilities. Streets which have been
resurfaced within the previous 5 years will require boring and jacking ~or all new utility
installations. Applicant shall also prepare pavement restoration plans for approval by the
City Engineer prior to any utility installation or abandonment.
24. Maintenance Security: Prior to issuance of occupancy approval for the site, all public street
improvements required by the street improvement agreement and the encroachment permit
must be completed and accepted by the City and the applicant must provide a one-year
Maintenance Security in an amount of 25% of the Faithful Performance Bond.
25. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an
engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1994 edition of the UBC including Chapters 18,
33, and Appendix Chapter 33. Should the development require hauling of soil or other
demolition materials on or off site, the applicant shall request and obtain approval of a haul
route from the City Engineer. No underground drainage lines are to be placed within 8-10
feet of the existing redwood trees.
26. 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. The current fee is $2,500.
27. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code regarding Storm Water Pollution
Prevention.
28. Demolition: Prior to issuance of a Demolition permit to remove the existing building, the
applicant shall obtain clearance from the Public Works Department.
CITY OF CAMPBELL
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
INITIAL STUDY
This initial study shall document the evaluation required by CEQA. It will include findings as to whether
or not the proposed project would have a significant impact upon the environment.
DESCRIPTION OF THE PROJECT
The proposed project is for a two-story, 12,711 square foot office building to be located on the
southeast comer of Central Avenue and Civic Center Drive, across from the Campbell branch of the
Santa Clara Library, and the City Hall complex in Campbell's historic downtown.
The building will have offices and an interior, gated, parking garage on the first floor, and offices on
the second floor surrounding a corridor open to the garage below. Access to the parking garage will
be via Central Avenue as well as from a private access easement along the north property line. The
project will replace a 2,872 square foot, one story office building and parking lot. Two large
redwood trees on the corner (34" dbh and 3 l"dbh) are to be integrated into the design.
The parcel is designated on the City's General Plan for commercial use and on the Zoning Map as
C-3-S (Central Business District).
A. Project Address
54 N. Central Avenue (aka 44 N. Central Avenue)
Campbell, CA 95008
Assessor Parcel Number 279-41 06 !
B. Application Number
S 98-09
Ce
Lead Agency Name and Address
City of Campbell
Community Development Department
70 N. First Street
Campbell, CA 95008
Contact Person
Barbara Ryan
(408) 866-2193
Ee
Project Sponsor's Name and Address
BWI Downtown Partners
Bruce Bowen, Jeff Wyatt
54 N. Central Avenue, Suite #2
Campbell, CA 95008
Fe
General Plan Designation and Zoning
General Plan: Commercial; Downtown Development Plan Area; Redevelopment Area
Zoning: C-3 (Central Business District)
G. Location of Project
Southeast coruer of Civic Center Drive and Central Avenue.
II. RESPONSES ~1 o ENVIRONMENTAL CHECKLIST
The following explanations are keyed to the letter of the item contained in the Environmental Checklist.
Fe
Transportation
At the traffic generation rate for an office of 11 trips per 1,000 square feet, the new office building, which is
approximately 10,000 square feet larger than the existing one, will generate 110 more trips per day, or 52 visits
per day. Civic Center Drive and Salmar Avenue, the major arterials in the area, have adequate capacity to
accommodate this additional traffic.
Presently the site provides parking for 37 vehicles. The size of the existing office would require the provision of
6 parking spaces under the requirements of the C-3-S Zoning District. Some of the present parking is by
employees or customers of businesses on other, adjacent parcels. The proposed new parking arrangement will
provide parking for 30 vehicles, 2 of which will be reserved as handicap parking and 20 of which will be inside
the gated portion. This is the exact number of spaces required for the size of the proposed office. Thus, any
persons from adjacent properties who have been using the present parking spaces will need to find parking
elsewhere.
P. MANDATORY FINDINGS OF SIGNIFICANCE
1. As discussed above, this project does not have the potential to significantly degrade the quality of the
environment, including effects on animals or plants, or to eliminate historic or prehistoric sites.
2. As discussed above, both short and long-term environmental effects associated with this project will be less than
significant.
3. When impacts associated with this project are considered alone or in combination with impacts of other projects,
they are not significant.
4. The above discussions do not identify any substantial adverse impacts to people as a result of this project.
V. DETERMINATION
X__ The proposed project COULD NOT have any significant effect on the environment, and a NEGATIVE
DECLARATION is hereby adopted.
Although the project as proposed could have had a significant effect on the environment, there will not be
any in this case because measures to mitigate those effects have been added to the project, and therefore, a
MITIGATED NEGATIVE DECLARATION is hereby adopted.
The proposed project MAY have a significant effect on the environment, and therefore an
ENVIRONMENTAL IMPACT REPORT is required.
For Steve Piasecki, ~ Date
Community Development Director
II. ENVIRONMENTAL CHECKLIST Yes
Significant
WILL THE PROPOSED PROJECT Unless No Infor-
RESULT IN THE FOLLOWING No Not It Is Apparent Cum- marion
ENVIRONMENTAL EFFECTS: Impact Significant Mitigated Mitigation' ulative Sources
A. LAND USE AND PLANNING:
1. Result in conflicts with existing General x o o o o 2,3,
Plan designation or zoning.
2. Result in conflicts with environmental plans or x o o o o 1,2
policies adopted by agencies with
jurisdiction over the project.
3. Affect agricultural resources or operations x o o o o 3
(e.g., impacts to soils or farm lands).
4. Disrupt or divide the physical x o o o o 2,3
arrangement of an established community.
B. POPULATION AND HOUSING:
1. Cummulatively exceed official regional or local x o o o o 2,3
population projections.
2. Induce substantial growth in an area either x o o o o 2,3
directly or indirectly (e.g., through projects in
undeveloped areas or infrastructure expansion).
3. Displace existing housing, especially x o o o o 2,3
affordable housing.
C. GEOPHYSICAL:
1. Result in, or expose people to, fault rupture, x o o o o 2,3
2. Result in, or expose people to ground x o o o o 2,3
shaking or liquifacfion.
3. Result in, or expose people to seismic x o o o o 2,3
seiche or tsunami.
4. Result in, or expose people to, landslides or x o o o o 2,3
or mudslides
5. Result in erosion, changes to topography, or x o o o o 2
unstable conditions from excavation or grading.
6. Result in, or expose people to subsidence x o o o o 3
of the land.
Page 1
II. ENVIRONMENTAL CHECKLIST Yes
Significant Significant
WILL THE PROPOSED PROJECT Unless No Infor-
RESULT IN THE FOLLOWING No Not It Is Apparent Cum- marion
ENVIRONMENTAL EFFECTS: Impact Significant Mitigated Mitigation ulative Sources
7. Result in, or expose people to, expansive soils, x o o o o 3
8. Affect unique geologic or physical features, x o o o o 3
D. WATER:
1. Change absorption rates, drainage patterns, x o o o o 2,3
or the rate and amount of surface runoff.
2. Expose people or property to water related x o o o o 3
hazards such as flooding.
3. Discharge into surface waters or other alter- x o o o o 2,3
ation of surface water quality.
4. Change the amount of surface water in any x o o o o ,3
water body.
5. Change currents or the course or direction of x o o o o 2,3
water movements.
6. Change the quantity of ground water, either x o o o o 2,3
through direct additions or withdrawals, or
through interception of an aquifer by cuts.
7. Alter direction or rate of flow of ground water, x o o o o 2,3
8. Adversely effect ground water quality, x o o o o 2,3
E. AIR QUALITY:
1. Violate any air quality standard or contribute x o o o o 1,2,3
to an existing or projected air quality violation.
2. Expose sensitive receptors to pollutants, x o o o o 2
3. Alter air movement, moisture, or temperature, x o o o o 2
or cause any change in climate.
4. Create objectionable odors, x o o o o 2
F. TRANSPORTATION AND CIRCULATION:
1. Increase vehicle trips or traffic congestion, o x o o o 2,3
2. Create safety hazards from design features x o o o o 2,3
(i.e., sharp curves or dangerous intersections)
or from incompatible uses.
Page 2
II. ENVIRONMENTAL CHECKLIST Yes
Significant Significant
WILL THE PROPOSED PROJECT Unless No Infor-
RESULT IN THE FOLLOWING No Not It Is Apparent Cum- mation
ENVIRONMENTAL EFFECTS: Impact Significant Mitigated Mitigation ulative Sources
3. Obstruct emergency access to nearby uses. x o o o o 2,3
4. Provide insufficient parking capacity, o x o o o 2,3
5. Create hazards for pedestrians/bicyclists, x o o o o 2
6. Conflict with adopted policies supporting x o o o o 2,3
alternative transportation.
7. Affect rail, waterborne, or air traffic impacts, x o o o o 2,3
G. BIOLOGICAL IMPACTS:
1. Disturb any endangered, threatened, or rare x o o o o 2,3
species or their habitats (e.g., plants, fish,
insects, animals, and birds).
2. Affect or eliminate heritage trees, x o o o o 2,3
3. Affect locally designated natural communities x o o o o 2,3
(e.g., Shoreline).
4. Disturb wetland habitats (e.g., fresh and x o o o o 2,3
saltwater marshes, and riparian corridors).
5. Affect dispersal or migration corridors, x o o o o 2,3
H. ENERGY AND MINERAL RESOURCES:
1. Create conflicts with adopted energy x o o o o 1,2,3
conservation plans.
2. Use non-renewable resources in a wasteful and x o o o o 1,2
inefficient manner.
I. HAZARDS:
1. Create a risk of accidental explosion or release x o o o o 2
of hazardous substances (e.g., oil, pesticides,
chemicals, or radiation).
2. Interfere with an emergency response or x o o o o 2
evacuation plan.
3. Create any health hazard or potential x o o o o 2
health hazard.
Page 3
II. ENVIRONMENTAL CHECKLIST Yes
Significant Significant
WILL THE PROPOSED PROJECT Unless No Infor-
RESULT IN THE FOLLOWING No Not It Is Apparent Cum- marion
ENVIRONMENTAL EFFECTS: Impact Significant Mitigated Mitigation ulative Sources
4. Expose people to existing sources of potential x o o o o 2,3
health hazards.
5. Increase fire hazards in areas with flammable x o o o o 2,3
brush, grass or trees.
J. NOISE:
1. Increase existing noise levels, x o o o o 2,3
2. Expose people to severe noise levels, x o o o o 2,3
K. PUBLIC SERVICES:
1. Create a need for new or altered fire protection, x o o o o 2
2. Create a need for new or altered police services, x o o o o 2
3. Create a need for new or altered school services, x o o o o 2
4. Require increased maintenance services, x o o o o 2,3
5. Create a need for new governmental services, x o o o o 2,4
L. UTILITIES AND SERVICE SYSTEMS:
1. Create a need for new or altered power or x o o o o 2,3
natural gas systems.
2. Create a need for new communication systems, x o o o o 2,3
3. Require new or altered water treatment or x o o o o 2,3
distribution facilities.
4. Create a need for new or altered sewer service, x o o o o 2,3
5. Require new or altered storm water drainage, x o o o o 2,3
6. Require new or altered solid waste disposal, x o o o o 2,3
M. AESTHETICS:
1. Affect a scenic vista or scenic highway, x o o o o 2,3
2. Have a demonstrable negative aesthetic effect, x o o o o 2
3. Create light or glare, x o o o o 2
Page 4
II. ENVIRONMENTAL CHECKLIST Yes
Significant Significant
WILL THE PROPOSED PROJECT Unless No Infor-
RESULT IN THE FOLLOWING No Not It Is Apparent Cum- mation
ENVIRONMENTAL EFFECTS: Impact Significant Mitigated Mitigation ulative Sources
N. CULTURAL RESOURCES:
1. Disturbance of paleontological resources, x o o o o 2,3
2. Disturbance of archaeological resources, x o o o o 2,3
3. Affect historical resources, x o o o o 2,3
4. Affect unique ethnic cultural values, x o o o o 2,3
5. Restrict existing religious or sacred uses within x o o o o 2,3
the potential impact area.
O. RECREATION:
1. Increase in demand for parks or other x o o o o 2
recreational facilities.
2. Affect existing recreational opportunities, x o o o o 2
P. MANDATORY FINDINGS OF
SIGNIFICANCE:
1. Does the project have the potential to degrade x o o o o
the quality of the environment, substantially
reduce the habitat of a fish or wildlife species,
cause a fish or wildlife population to drop
below self sustaining levels, threaten to elim-
inate a plant or animal community, reduce the
number or restrict the range of a rare or
endangered plant or animal, or eliminate
important examples of California history?
2. Does the project have the potential to achieve x o o o o
short-term, to the disadvantage of long-term,
environmental goals?
3. Does the project have impacts that are x o o o
individually limited, but cumulatively
considerable?
4. Does the project have environmental effects x o o o o
that will cause substantial adverse effects
on human beings, either directly or indirectly?
Page 5
1. CEQA Guidelines -
2. Project Plans, Chris Spaulding, Architect 5/18/98 Grading, drainage and utility plan, Carroll Engineering, mark
3. Campbell General Plan, Zoning Ordinanceand Redevelopment Plan
[] £3~£IH3~IV U
VINltOdI'-IVD o '-I'I~{{dIhIVD
~tADd(I ~I~t£N~tD DIAID ~ '~tAV ~IV'fllN~ID
.I.V DNKI'-IIFI{I ~DlfldO (I~$OdO~,Id V
:::1 rINg A V
.o *,ti,
VIN'~I.O'~I,.!clV. D o "I'I~tI~Id.IA[vD. ·
~A~(I :~I~[.lM~[S DIALS ~ '~IAV
£v DNKI'Ilfl~[ ~19I~ld'O (I~l$OdO~Id V
Lid,}
To:
ITEM
City Clerk
Plea qlect and receipt
for t Jllowing monies.
Planning File No.:
Address:
AMOUNT
II.
Maior:
A. 1+ acres - General Plan Amendment
Zone Change
Planned Development Permit
EIR Review
0-1 acre General Plan Amendment (552.4660)
Zone Change
Planned Development Permit
EIR Review
Minor:
A. Subdivision Map (5+ Lots)
Site and Architectural 10+ K S.F.
Tentative Parcel Map (4<Lots)
Site and Architectural 0-10 K. S.F.
Variance (Non-residential)
· Text Amendments
Use Permit
$4,425
4,425
4,425
4,425
3,225
3,225
3,225
3,225
3,225
2,150
2,150
1,550
1,550
1,550
1,550
III. Miscellaneous
A. Variance (Residential)
Modifications of Approval
Modification PD Permit
Reinstatements
Revised Development Schedule
Extensions of Time
960
960
960
960
960
960
Lot Line Adjustments
Site and Architectural (Res?Each House)
Signs (Each Sign)
Fence Exception
Promotional Events
500
120
120
120
120
Appeals
Downtown Development Permit
Historic Preservation Zone, Use Permit, HP Permit
IV. Other
Maps
General Plan Text
Zoning Ordinance
Copies (per page)
Refundable Deposit -- Account 2203
Fire Department Review -- Account 01.303.3322
Architectural Approval
Project Plan Review
Subdivision
Park Impact Fee - Account 295.535.4920
For City Clerk Only
6.25
18.00
22.00
1.00
50.00
150.00
100+ 10 per lot/unit
RECEIVED
Amount Paid:
Received by: ~
Exception for Major Projects: It is anticipated that the application processing costs of selected major
projects will significantly exceed the above fees. In these cases, the Community Development Director
may collect a deposit and charge actual time spent to process the application based upon current hourly
rates.
Note: Adopted by Resolution No. 8841 by City Council, City of Campbell, 6/20/95.
.o¥'Ca4~,~
CITY OF CAMPBELL
Community Development Department · Current Planning
November 13, 1998
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the time of 7:30
p.m., or shortly thereafter, on Tuesday, November 24, 1998, in the City Hall Council Chambers, 70
North First Street, Campbell, California, for a Public Heating to consider the application of BWI
Downtown Partners for a Site and Architectural Approval (S 98-09) to allow the construction of a
12,711 square foot, two-stow office building with an interior first floor parking garage on property
located at 54 N. Central Avenue in the C-3-S (Central Business District) Zoning District. A Negative
Declaration has been prepared for this project.
Interested persons may appear and be heard at this hearing. Please be advised that if you challenge the
nature of the above project in court, you may be limited to raising only those issues you or someone
else raised at the Public Hearing described in this Notice, or in written correspondence delivered to the
City of Campbell Planning Commission at, or prior to, the Public Heating. Questions may be
addressed to the Community Development Department at (408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals must be
submitted to the City Clerk in writing within 10 calendar days of an action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are available for all
meetings held in the Council Chambers. If you require accommodation, please contact the Community
Development Department at (408) 866-2140, at least one week in advance of the meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
STEVE PIASECKI
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. S 98-09
Address: 54 N. Central Avenue
70 North First Street . Campbell, California 95008.1423 . TEL 408.866.2140 · ~^X 408.866.8381 · 'rOD 408.866.2790
.0¥'
CITY OF CAMPBELL
Community Development Department · Current Planning
November 3, 1998
Re: S 98-09 - 54 N. Central Avenue
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meetings:
Site and Architectural Review Committee Meeting
Date: Tuesday, November 10, 1998
Time: 6:15 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, November 24, 1998
Time: 7:30 p.m.
Location: City Hall Council Chambers, 70 N. First Street, Campbell
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2140.
Sincerely,
~~ ]$choetz Ry~ ~~'~
cci
BWI Downtown Partners (Applicant)
54 N. Central Avenue
Campbell, CA 95008
Jeff Wyatt (Property Owner)
14630 Horseshoe Drive
Saratoga, CA 95070
Bruce Bowen (Property Owner)
54 N. Central Avenue
Campbell, CA 95008
70 North First Street - Campbell, California 95OO8.1423 . TEL 408.866.2140 · F^X 408.866.8381 - TDD 4O8.866.2790
CITY OF CAMPBELL
Community Development Department
Notice of Intent to Adopt a Negative Declaration
Notice is hereby given that the City of Campbell has prepared an initial study and intenlll Ja~adotat-.a Negative
Declaration for the following projects:
Project descriptions:
An application of BWI Downtown Parmers for a Site and Architectural Approval (S98-09) to allow the
construction of a 12,71 ! square foot, two-story office building with an interior first floor parting garage on
property located at 54 N. Central Avenue, Campbell, CA 95008 in the C-3-S (Central Business District)
Zoning District.
An application of BWI Downtown Partners for a Site and Architectural Approval (S 98-17) to allow the
construction of a new two-story building, approval of a parking adjustment to allow 8.5 feet wide "standard"
parking stalls, and approval of a Conditional Use Permit (UP98-11) to allow a billiard establishment with an
sale liquor license and late night hours of operation, Monday throughThursday until 12 a.m. and Friday and
Saturday until 2 a.m., on property located at 368 E. Campbell Avenue, Campbell, CA 95008, in the C-3-S
(Central Business District) Zoning District.
Pursuant to the Public Resources Code Section 21092, a public review period of 20 days will begin November
4, 1998 and end November 24, 1998. A copy of the Initial Study is available in the Office of the Community
Development Director located at Campbell City Hall, 70 North First Street, Campbell California. If you have
any questions on Item 1, you may contact Barbara Ryan, Planner I at (408) 866-2193, and on Item 2, Aki
Iriani, Planner I at (408) 866-2142.
Please be advised that if you challenge the nature of the above project in court, you may be limited to raising
only those issues you or someone else raised in written correspondence delivered to the City of Campbell
during the Public Review Period or prior to or at the Planning Commission meeting or City Council Public
Hearing.
The Planning Commission will hold a public hearing on November 24, 1998 and interested parties may appear
and be heard. Comments may be submitted in writing any time prior to the Planning Commission hearing
date to the Planning Department, 70 N. First Street, Campbell, CA 95008.
In compliance with the Americans with Disabilities Act, listening assistive devices are available for all
meetings held in the hearing chambers. If you require accommodation, please contact the Community
Development Department at (408) 366-2140, at least one week.in, advance of the meeting.
NOV i~1 1998
Iq0¥ 0 2 1998
F ..... 7 (;:'1 ~ THROUGH. - Date: October 30, 1998
1~; :; ~;i:i:lr.,t OF IHt COUNTY CLERK
$'~'~p,'-tEN ~/. LOVE, COUNTY CLERK
70 North First Street - Campbell, California 95008.1423 - TEL 408.866.2130 F^X 408.866.8381 - TDD 408.866.2790
CITY OF CAMPBELL
Community Development Department
July 2, 1998
BWI Downtown Partners
54 N. Central Avenue
Campbell, CA 95008
Subject: Incompleteness of application for 54 N. Campbell
Dear BWI Downtown Partners,
Your application for a Site and Architectural Review Permit has been reviewed by the Development
Review Commission and found to be incomplete. In order to be deemed complete, the following
information is to be included:
1. Plot Plan Information, as listed on application Attachment A:
A. Bearings and referenced recorded map.
B. Proposed AND existing street improvements; showing correct location of all contiguous
street improvements, including curb face, street lights, hydrants, traffic control boxes, etc.
C. Proposed building: showing perimeter pedestrian entrances to the building, in addition to the
vehicular access.
D. Existing AND proposed driveways, ingress and egress.
E. Existing and proposed trees in the fight-of-way; exact tree location and dimension of
existing trees, especially the redwoods, is required.
F. Location and uses of buildings on adjacent properties, including loading area for restaurant
to south.
2. Preliminary grading and drainage plan, to include proposed connection, if any, to public system.
Include drainage arrows. How will sidewalk grades compare with the adjacent property to the east?
The Public Works Department has information on this to assist you.
3. Preliminary Title Report
4. Materials and samples board.
5. Colored elevation or rendering (15 sets of, reduced)
6. Photos of surrounding properties.
Additionally, it has been determined that an arborist report, by a licensed ISA arbofist, is to be
submitted. This report should include recommendations regarding the location and foundation of the
proposed building, and methods to be undertaken before, during, and after construction, to protect the
redwood trees on site.
Sincerely,
~~~r [Schoet%yan~,'AICP~
70 No~ [-I~r6ldet-toustym!~bl/~fork~ 95008.1423 . TEL 408.866.2130 ' V^X 408.866.8381 · TDD 408.866.2790
ZUN-22-1998 09:25 SAN ~OSE REDEU. AGENCY 408 2?? 3153 P.01/01
Barbara Ryan, Planner
Planning Departmem
70 N First St.
City of Campbell, CA
VXA FA~ (408) $66-8381
22 June 1998
RE: Proposed office building at Central Avenue and Civic Center Drive
At your request, I have reviewed the submitted plans for the project mentioned above. As
an overall statement, it is my opinion that the design proposed is of good quality and is
largely sympathetic to the neighborhood in its contextual references use of materials and
massing. I am concerned about a couple o£items however, which is the purpose of this
letter.
1. The use of vinyl windows is out of character. Tree-divided lite wood (painted or
aluminum clad) or possibly a high-quality al,mlnum (Blomberg or similar) window and
door should only be considered for use on this building to preserve its integrity.
2. The second floor light well to the parking area should be eliminated. Noise and
exhaust fumes from vehicles will be a nuisance to office tenanta. Please verify, but I
believe that code requirements will necessitate a 3 hour occupancy separation between
the parking areas and the office u~e, which is expensive. A second floor level open air
courtyard would be a preferable solution and would give light and ambiance to the
offices. Please ask the architect to reconsider.
Sincerely,
Jeff Bowhby AIA, CSI
Architectural Advisor
Site and Architectural Review Committee
TOTAL P.O1
°'~c H h9'-9
Development
Application
FileNo. 9 c~'"tS~
Planning Department 70 North First Street, Campbell, California 95008 (408) 866-2140
APN(S): Z7'~- ~/- ~ /
PROPERTY ADDRESS: c~y' ,,~'.
TYPE OF APPLICATION(S):
DATE FILED:
GENERAL PLAN: Q - _'3
TELEPHONE:
PROPERTY OWNER: '~"e',,6a'r.~./o/,~-;7' / xz~a~:~ ,,~'~-,"~ ,,'- / /
_ _ _ ~~~// ~ 9~ ZIP:
CI~/STATE: ~~q~ ~'a ~/
Auach a separate sheet ~snng the name~and addresses of others you wish to receive copies of staff repo~s and
agendas.
AFFIDAVIT/SIGNATURE(S):
The undersigned person(s), having an interest in the above-described property, hereby make this
application in accordance with the provisions of the Campbell Municipal Code; and, hereby certify
that the information given herein is true and correct to the best of my/our knowledge and belief.
NOTE: Staff is required by State Law to notify applicants of the completeness of their applications within 30 days.
Only those applications which are found complete will be placed on the Planning Commission Agenda.
OFFICE USE ONLY
PC Meeting:
PC Action:
CC Meeting:
CC Action:
Fee Paid:
Receipt No:
Completeness Letter Sent:
300 Foot Notices Mailed:
Press Notice Published:
Notice of Prep/Public Review:
Notice of Determination:
Rvsd. 02/24/98
ORCH Ag,0
FILE NO.
Site & Architectural Review Permit
Supplemental A/~iglication
PURPOSE
The Site and Architectural Review Area is intended to
promote orderly development; to enhance the character,
stability, and integrity of neighborhoods and zoning districts;
to secure the general purpose of the City's Zoning Ordinance
and General Plan, and to assure high quality architectural
design and optimum site design through the architectural
review process.
PROCESS
Pre-Application Review: It is recommended that the applicant
make an appointment with a planner prior to submitting an
application to discuss the preliminary design of the project.
This will help the applicant determine if the proposal is
consistent with existing review standards and ordinance
requirements.
Filine of Application: The completed application must be
filed with the Planning Department along with the appropriate
fee and all required data. The staff planner who is on duty
will give the application and data a cursory review for
completeness. The application cannot be accepted if the
submittal is incomplete.
After the project has been assigned to a plmmer, it will be
reviewed in more detail for completeness. A letter stating if
the application is complete or if additional information is
required will be sent to the applicant within 30 days after
receipt of the application.
Environmental Review: Nearly all Site and Architectural
Review requests are required to have an environmental
assessment to determine if it will be necessary to prepare an
Environmental Impact Report or a Negative Declaration.
Traffic safety, congestion, and site circulation;
Landscaping; and
Building and site layout.
Staff Review: The Planning Staff will evaluate the request by
conducting an investigation of the site and considering the
proposal in relation to adjoining structures. Staff will prepare
a written report for the Planning Commission which will
analyze the development proposal and provide staff
recommendations. A copy of this report will be sent to the
applicant.
Site and Architectural Review Committee (SARC): Prior to
the Planning Commission meeting your aplfilication will be
reviewed by SARC. The Committee reviews the application
for site layout and building design and then forwards a
recommendation to the Planning Commission.
Public Notice: At least 10 days prior to the public hearing,
property owners within 300 feet of the subject property will be
notified by mail of the hearing. In addition, a notice of the
public hearing will be published in the Campbell Express.
Planning Commission Meeting: The Planning Commission is
required to review and approve detailed site, building, and
landscape plans. Staff will present an oral report and
recommendation for the proposed project. This presentation
will be followed by testimony from the applicant and then by
any interested persons who may wish to comment on the
application. The Planning Commission may then close the
public hearing and make a decision approving or conditionally
approving the request, denying the request, or postponing the
decision to a later date. Unless an appeal is filed, the Planning
Commission's decision is final.
Application Review: The Planning Staff, the Site and City Council: Site and Architectural Review applications are
Architectural Review Committee, and the Planning not required to go before the City Council, unless the Planning
Commission will consider the following in the review of Site Commission's decision is appealed within ten calendar days.
and Architectural Review applications:
Project Summary
INFORMATION TO BE FILLED OUT BY APPLICANT
Zoning: (o. 3 ' ~
Proposed Use: ~,~,~'~
Gross Floor Area: /e2t 7//
No. of Stories: ~._
Lot Coverage: ~ ~
Surrounding Uses: North:
East:
Net Lot Size: /oc', ~
Landscape Coverage: /,2~.,,~
~,~/. o ,,~,,r_~..r
General Plan Designation: ~~.~ - ~
Existing Use: ~
Floor Area Ratio: ~.. ,~, ~' ~g.5'
Pavement Coverage:
Pavement Coverage:
Sou :
Rvsd. 02/24/98
Site & Architectural Review
Supplemental Application
Page 2
ENVIRONMENTAL INFORMATION
Are the following items applicable to the project or its effects?
Yes No
t,/ 3.
t,/ 4.
/5.
i./ 10.
12.
Change in existing features of any lakes, hills, or substantial alteration of ground
contours.
Change in scenic views or vistas from existing residential areas or public lands or
roads.
Change in pattern, scale or character of the general area surrounding the project.
Significant amounts of solid waste or litter.
Change in dust, ash, smoke, fumes or odors in vicinity.
Change in lake, stream or ground water quality or quantity, or alteration of existing
drainage patterns.
Substantial change in existing noise or vibration levels in the vicinity.
Proposed development is on a filled site or on a slope of 10 percent or more.
Use of and/or disposal of potentially hazardous materials, such as toxic substances,
flammables or explosives.
Substantial change in the demand for municipal services (police, fire, water, etc.).
Substantial increase in the demand for fossil fuel consumption (electricity, oil, natural
gas, etc.).
Relationship to larger project or series of projects.
Additional traffic generation or parking demand.
Discuss below all of the above items checked yes. (Attach additional sheets as necessary)
I4. Describe the project site as it exists, include information on topography, soil stability, plants and
animals, and any cultural, historical or scenic aspects. Describe any existing structures on the site.
15. Describe surrounding properties, including information on plants and animals, and any cultural, historical
or scenic aspects. Indicate the intensity of land use and the scale of development (height, frontage,
setbacks, etc.)
Rvsd. 02/24/98
Site & Architectural Review
A ttachmen t A
Page 3
PROJECT SUMMARY
Assessor's Parcel Number: "27 ~ - 5// - ~, (
Lot Size:
~'Y'e ,O ~0 Gross sq. ft. (Property to center line of street)
I ~: Loo Net sq. ft.
Utilization: Sq. ft.
Building Coverage
(include cantilever portions) ~Z ~ ce/
Landscape Coverage 23 / 0
Paving Coverage t '7~, tO ~,
Percent %
Floor Area Ratio:
Total building sq. ft.
divided by net lot size
Adjacent Land Uses
North
South
East
West
Use
oFF ¢
Zoning
Parking
Standard
TOTAL
Compact ~ 9_.
Handicap 2--
Restaurant and Assembly Uses
Seating Count
Residential Proiects
Unit Type
Living Area
Garage Area
Total Area
No. of Bedrooms
Number of Units
A B C
Rvsd. 02/24/98
Attachment D
Contribution Disclosure Eom!
Page 2
TO BE FILLED OUT BY APPLICANT
I. [ ] IF CONTRIBUTIONS TOTALING $250 HAVE NOT BEEN MADE, CHECK
BELOW IN SECTION III.
II. TO BE COMPLETED ONLY IF CONTRIBUTIONS TOTALING $250 OR MORE
NAME:
ADDRESS:
AND SIGN
BEEN MADE.
TELEPHONE NO:
LIST COMMISSION MEMBER(S) TO WHOM
CONTRIBUTIONS TOTALING $250 OR MORE, AND THE DAd
NAME:
CONTRIBUTOR:
DATE (S):
AMOUNT (S):
ZIP:
CAMPAIGN
OF THOSE CONTRIBUTIONS.
(if other than yourself)
NAME:
CONTRIBUTOR:
DATE (S):
AMOUNT (S):
(if other than yourself)
NAME:
CONTRIBUTOR:
(if other than yourself)
(S):
III. SIGNATURE
ent
DATE:
Rvsd. 02/24/98