Mod of Use in PD - 2000o~ .CA~
CITY OF CAMPBELL
Community Development Department - Current Planning
August22,2001
Mr. Howard Hubbard
1824 Dry Creek Road
San Jose, CA 95124
Re~
Plan Check Building 2001-646 (Revised Submittal)
430 Salmar Avenue
Dear Mr. Hubbard:
The Planning Division has reviewed your revised submittal for the remodel of the
existing building on the referenced property. The following items still need to be
addressed from the previous plan check comments of June 29, 2001'
1. Landscape/Irrigation Plans:
Screening Shrubs: The planting areas adjacent to the building indicates the
installation of a climbing vine, whereas the elevations depicted a vertical shrub
type of planting. Please introduce a vertical type of planting in these planting
areas. The installation of only a creeping fig vine is not considered acceptable.
Please have your landscape architect contact this office to discuss alternative
plant materials.
Tree type: Condition 4 required the installation of 24 inch boxed street trees.
The landscape plan currently calls for 15 gallon sized trees.
Salmar Avenue Landscaping: Two raised planter are proposed along the street
frontage with additional soil. Details of these planters are lacking.
Other Planting Areas: It is recommended that the plant materials proposed in
the planting areas adjacent to the remodeled area incorporate plant materials
that have a variety of plant heights. The current plan calls for Star Jasmine and
Indian Hawthorne only.
Trash Enclosure Details: Trash enclosure details need to be provided. Please note
the removal of the trash enclosure on the west side of the building and the
provision of an architectural compatible enclosur~ area at the south end of the
building. The floor of the trash enclosure area is required to be concrete.
JSPlan Check Letters\BLD 2001-646 430 Salmar Ave 2.doc
70 North First Street Campbell, California 95(308-1436 , TEL 408.866.2140 · FAX 408.866.8381 · Vt)t) 408.866.2790
Bldg 2001-646 Planning Plan Check
Page 2
3. A note has not been provided regarding the removal of the existing trash
enclosure on the west side of the building.
Back-flow Preventer: Condition No. 11 requires the screening of back-flow
preventers. A new preventer is shown on the landscape plan, however no
screening is shown.
Planting wall: A simple stucco wall is shown for the raised planters along the
street. The elevations depict a horizontal pattern. It is recommended that a trim
cap be provided on this wall to ensure its durability and to provide more
attractive wall. Perhaps this wall could be caped with a tile material to match the
entryways. The detail of the raised planter wall has been eliminated.
The removal of the containerized planting at the eastern building entrances
is not supported without the replacement of additional planting areas at
these building entrances. It is recommended that planter areas be provided
adjacent to the building entrances with compact parking spaces adjacent.
7. The details of the 18" retaining wall all the street frontage have been
eliminated.
8. Details of the curbing around landscaping areas needs to be provided.
If you should have any questions regarding these items or would like to discuss these
recommendations, please do not hesitate to contact me. I may be reached at (408) 866-
2144.
TimJ. Hale~' c~
Associate Planner
cc: Russell Gamble, Architect, P.O. Box 482, Los Gatos, CA 95031
Frank Mills, Senior Building Inspector
J:XPlan Check Letters\BLD 2001-646 430 Salmar Ave 2.doc
Howard Hubbard
1824 Dry Creek Road
San Jose, CA 95124
(408) 269-4172
RECF.
CITY OF' CAMPeF. LI..
PLANNING DEPT.
Harold Housley
Public Works Department
The City of Campbell
70 North First Street
Campbell, CA 95008
July 13, 2001
Dear Mr. Housley,
This letter is to confirm our telephone conversation on July 10, 2001. I am requesting
you to put my project on hold until we have a tenant for the space in our building at 430
Salmar Avenue, Campbell. We are marketing it as office/commercial or industrial space.
If we get an office use, we will complete the project as planned.
Yours sincerely,
Howard Hubbard
Cc: Bill Bruckhart, Building Department
Tim Haley, Planning Department
.o~'CA4~/~
CITY o~ CAMPBELL
Community Development Department · Current Planning
June 29,2001
Mr. Howard Hubbard
1824 Dry Creek Road
San Jose, CA 95124
Re:
Plan Check Building 2001-646
430 Salmar Avenue
Dear Mr. Hubbard:
The Planning Division has reviewed your submittal for the exterior remodel and tenant
improvements for a portion of the existing building on the referenced property in light of
your Planned Development Permit. The revised plans are found to be substantial
consistent with the approved plans, subject to the following modifications or additions:
Landscape/Irrigation Plans:
Screening Shrubs: The planting areas adjacent to the building indicates the
installation of a climbing vine, whereas the elevations depicted a vertical shrub
type of planting. Please introduce a vertical type of planting in these planting
areas.
Tree type: Condition 4 required the installation of 24 inch boxed street trees.
The landscape plan currently calls for 15 gallon sized trees.
Salmar Avenue Landscaping: Three raised planter are proposed along the street
frontage with additional soil. Will the existing planting accommodate this
change in grade or will this area need to be replanted?
Other Planting Areas: It is recommended that the plant materials proposed in
the planting areas adjacent to the remodeled area incorporate plant materials
that have a variety of plant heights. The current plan calls for Star Jasmine and
Indian Hawthorne only.
Trash Enclosure Details: Trash enclosure details need to be provided. Please note
the removal of the trash enclosure on the west side of the building and the
provision of an architectural compatible enclosure area at the south end of the
building. The floor of the trash enclosure area is required to be concrete.
J;\Plan Check l.etters\Bl D 2001-403 1570 w Cnmphell Avenue ~ doe
70 North First Street · Campbell, California 95008. 1423 · TEl_ 408.866.2140 · F^X 408.866.8381 . TDD 408.866.2790
Plan Check Letter PLN 2001-646
Page 2
o
Back-flow Preventer: Condition No. 11 requires the screening of back-flow
preventers. A new preventer is shown on the landscape plan, however no
screening is shown.
Planting wall: A simple stucco wall is shown for the raised planters along the
street. The elevations depict a horizontal pattern. It is recommended that a trim
cap be provided on this wall to ensure its durability and to provide more
attractive wall. Perhaps this wall could be caped with a tile material to match the
entryways.
If you should have any questions regarding these items or would like to discuss these
recommendations, please do not hesitate to contact me. I may be reached at (408) 866-
2144.
Sincerely_
Tim J. Haley
Associate Planner
cc: Russell Gamble, Architect, P.O. Box 482, Los Gatos, CA 95031
Frank Mills, Senior Building Inspector
J:\Plan Check LettersXBLD 2001403 1570 w. Campbell Avenue 2.doc
To:
From:
D ate:
MEMORANDUM
Tim Haley
A~ssociate Planner, Comm. Development Dept.
Jaffiffemsley
12~eputy City Clerk
May 3, 2001
RECEIVED
C Ty OF
PI. NIVIIVG D£p;./..L
Subject:
PD Permit (PLN 2000-141) - 430 Salmar Avenue
At the regular meeting of May 1, 2001, the City Council held a public hearing to
consider an application by Mr. Russ Gamble, on behalf of Mr. Howard Hubbard, for
approval of a Planned Development Permit (PLN 2000-141) to allow the remodel of a
portion of an existing building from industrial to office/commercial building on
property located at 430 Salmar Avenue in a PD Zoning District.
After due consideration, the City Council adopted Resolution No. 9850 upholding the
Planning Commission's recommended approval of the Planned Development Permit,
subject to finding and conditions of approval.
A certified copy of this Resolution together with a copy of the letter written to Mr.
Gamble is attached for your records.
CITY OF CAMPBELL
City Clerk's Office
May 3, 2001
Mr. Russell A. Gamble
P O Box 482
Los Gatos, CA 95031
Dear Mr. Gamble:
At the regular meeting of May 1, 2001, the City Council held a public hearing to consider your
application, on behalf of Mr. Howard Hubbard, for approval of a Planned Development Permit
(PLN 2000-141) to allow the remodel of a portion of an existing building from industrial to
office/commercial on property located at 430 Salmar Avenue.
After due discussion and consideration, the City Council adopted Resolution No. 9850
upholding the Planning Commission's recommended approval of Planned Development Permit
(PLN 2000-141) to allow the remodel of a portion of an existing building from industrial to
office uses on property located at 430 Salmar Avenue in a P-D (Planned Development) Zoning
District, incorporating the attached findings and subject to the conditions of approval.
A certified copy of Resolution 9850 is attached for your records.
Please do not hesitate to contact this office (866-2117) or Tim Haley, Associate Planner,
Community Development Department, should you have any questions in regard to the City
Council's action.
Sincerely,
-h
'9
,, t' .
Anne Bybee
City Clerk
Enc.
cc. 1Vflr. Howard Hubbard, 1824 Dry Creek Road, San Jose 95124
~'im Haley, Associate Planner, Comm. Development Department
70 North First Street · Campbell, California 95008.1423 . TEL 408.866.2117 . FAX 408.374.6889 · TDD 408.866.2790
RESOLUTION NO. 985o
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL, APPROVING OF A PLANNED DEVELOPMENT
PERMIT (PLN2000-141) TO ALLOW THE REMODEL OF A
PORTION OF AN EXISTING BUILDING FROM INDUSTIRAL TO
OFFICE USES ON PROPERTY LOCATED AT 430 SALMAR
AVENUE iN A P-D (PLANNED DEVELOPMENT) ZONiNG
DISTRICT. APPLICATION OF MR. RUSS GAMBLE. FILE NO.
PLN2000-141.
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 PLN2000-141:
1. The proposed project is located on property with a mixed land use designation of Residential/
Office/Commercial/Retail under the General Plan.
2. The Planned Development Permit to allow the remodel from industrial to office/commercial
use is consistent xvith the Land Use Element of the General Plan.
o
The proposed office/commercial use, as conditioned, is well designed and architecturally
compatible with other developments in the surrounding area and is consistent with the
development standards for commercial/office uses.
4. The proposed project is compatible with the adjacent industrial and commercial uses.
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
1. Thc proposed development and uses clearly will result in a more desirable environment and
use of the land than would be possible under any other zoning classification.
2. The development and uses will be compatible with the General Plan of the City and will aid
in the harmonious development of the immediate area.
3. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
City Council Resolution
PLN2000-141 - 430 Salmar Avenue
Page 2
The applicant is hereby notified, as part of this application, that he/she is required to meet the
follo~ving conditions in accordance with the ordinance of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. 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 DEYELOPMENT DEPARTMENT
1. Approved Project: Approval is granted to remodel an existing one-story, 19,750 square foot
office/industrial building on property located at 430 Salmar Avenue and shall substantially
conform to the project exhibits listed below, except as may be modified by the Conditions of
Approval herein:
A. Site plan and floor plans, elevations prepared by Russell Gamble, Architect, dated as
submitted on March 13, 2001.
B. Color/material board and colored elevations submitted by Russell Gamble, Architect,
January 31,20(}1.
Roof Screen: Prior to issttance of building permits for the tenant improvements for the
building, submit a detailed plan for the roof screen. The roof screen shall be compatible with
the overall design of the building and shall be subject to review and approval by the
Community Development Director.
o
Trash Enclosure: Prior to issuance of Building Permits for the building remodel, a trash
enclosure area shall be provided to service the building and uses. The trash enclosure shall be
compatible with the overall design of the building and shall be subject to review and approval
by the Community Development Director
Landscapinz Prior to the issuance of building permits for the project, the applicant shall
submit landscaping and irrigation plans for review and approval by the Community
Devclopmem Director that incorporates the following:
A. Compliance with the City's Water Efficient Landscape Standards (WELS)
protection of any trees in conjunction with the development of the project.
B.
for the
Installation of rninimum 24-inch box street trees planted 40 feet on center in tree wells
along Salmar Avenue.
Installation of minimum 15-gallon trees, minimum 5-gallon shrubs and groundcover for
all landscaped areas of the proposed building.
5. Landscape Maintenance: The applicant shall be required to provide on-going maintenance of
the required landscaping for the project as approved by the Conditions of Approval herein.
City Council Resolution
PLN2000-141 - 430 Salmar Avenue
Page 3
6. Outdoor Storage: No outdoor storage is permitted on the property except for parking of
vehicles in designated parking stalls and outside trash enclosure facilities.
7. Americans With Disabilities Act: The applicant shall be required to comply with all
Americans with Disabilities Act requirements.
8. Building Division Requirements: The applicant shall comply with all Building Code
requirements and obtain necessary permits as determined by the City's Building Division.
Fences/walls: Any newly proposed fencing and/or wall shall comply with Section 21.59.090
of the Campbell Municipal Code and shall be submitted for review and approval by the
Community Development Department.
10. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. All existing structures shall be
secured by having windows boarded up and doors sealed shut, or be demolished or removed
from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
11. Location of Mechanical Equipment: No roof-mounted mechanical equipment, i.e. air
conditioning units, shall be located on the roof of building without providing screening of the
mechanical equipment from public view. Screening material and method shall require
review and approval by the Community Development Director prior to installation of such
mechanical equipment screening.
12. Utility Boxes and Back-Flow Preventers: Applicant to submit a plan prior to installation of
PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers,
indicating the location of the boxes and screening (if the boxes are above ground) for
approval by the Planning Division.
13. Trash Disposal/Recycling: The applicant shall submit details regarding the design and
location of trash disposal/recycling facilities to the City for review and approval prior to the
issuance of building permits for the project. The design of the trash enclosure shall match the
building in terms of color and finish.
14. On-site lighting: On-site lighting shall not create a glare on adjacent properties, and shall be
shielded away from adjacent properties and directed on-site. The applicant shall provide a
lighting and photometric plan indicating the location of all light fixtures on site and on the
building prior to issuance of building permits.
15. Signs: Any signs proposed to be erected on site shall require approval of a Sign Permit. A
Sign Permit may be granted upon complete submission of a Sign application and approval by
City Council Resolution
PLN2000-141 - 430 Salmar Avenue
Page 4
the Community Development Department, in accordance with the City's Sign Ordinance. No
sign shall be permitted until the application is approved and a permit issued.
16. Construction Mitigation Measures: The applicant shall implement the following construction
mitigation measures:
A. Construction activities will be limited to daytime hours of 8:00 am to 5:00 p.m. weekdays
and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays and
Holidays unless an exception is granted by the Building Official.
B. No pile driving is allowed for construction of the project.
C. All internal combustion engines for construction equipment used on the site will be
properly muffled and maintained.
D. All stationary noise generating construction equipment, such as air compressors and
portable power generator, will be located as far as practical fi.om the existing residences
and businesses.
E. All active construction areas shall be watered at least twice daily.
F. Cover all trucks hauling soil and other loose materials stationed or prior to leaving the
site.
G. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and staging
areas at the construction site.
H. Sweep daily all paved access roads, parking areas, staging areas, and adjacent public
streets as directed by the City Engineer.
I. Enclose, cover, water or apply soil binders to exposed stockpiles.
J. Install sandbags or other erosion control measures to prevent runoff to all roadways,
waterways or pubic walkways accessed by the public.
BUILDING DIVISION
17.
Permits Required: A building permit application shall be required for the proposed structure. The
building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the
permit.
18. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
19. Size of Plans: The maximum size of construction plans submitted for building permits shall be 24
in. X 36 in.
20. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California Licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
City Council Resolution
PLN2000-141 - 430 Salmar Avenue
Page 5
21.
22.
23.
Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan shall also
include site drainage details. Site address and parcel numbers shall also be clearly called out.
Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall be blue-
lined on the construction plans. Compliance with the Standards shall be demonstrated for
conditioning of the building envelope and lighting of the building.
Special Inspections: When a special inspection is required by U.B.C. Section 1701, the architect or
engineer of record shall prepare an inspection program that shall be submitted to the Building
Official for approval prior to issuance of the building permits, in accordance with U.B.C Section
106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection
Division Counter.
24.
Non-Point Source Pollution Control Program: The City of Campbell, standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
25.
Title 24 Accessibility - Commercial: On site general path of travel shall comply with the latest
California Title 24 Accessibility Standards. Work shall include but not be limited to accessibility to
building entrances from parking facilities and sidewalks.
26.
Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship exemption
clause shall blue-line completed, City of Campbell "20%" exemption form on submitted
construction plans. Form is available at Building Division service counter.
27. Approvals Required: The project requires the following agency approval prior to issuance of the
building permit:
D. West Valley Sanitation District
E. Santa Clara County Fire Department
CENTRAL FIRE DISTRICT:
28. Automatic Fire Sprinkler System: If this building is equipped with an automatic sprinkler
system, that system shall be modified to accommodate the new design area such as any
partition walls and new entry alcove. This condition to be applied at the time of building
permit application.
City Council Resolution
PLN2000-141 - 430 Salmar Avenue
Page 6
PUBLIC WORKS DEPARTMENT
29.
Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for the
site, the applicant shall provide a current preliminary title report, grant deed, or other
satisfactory proof of ownership.
30.
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
standard public street improvements, as required by the City Engineer. The plans shall
include the following:
· Reconstruction of the existing driveway approaches on the easterly and westerly sides
of the site to comply with ADA requirements.
· Reconstruction of the existing sidewalk to provide for an eight foot attached sidewalk
from back of curb to the back of sidewalk.
· Installation of tree wells, irrigation, and street trees at approximately forty feet on
center.
· Construction of new eight foot sidewalk with a tree well, street tree, and irrigation
westerly of the westerly driveway approach.
· Construction of conforms to public and private improvements.
31. 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.
32.
Drainage System: Prior to issuance of any permits, the applicant shall remodel the on-site
Drainage System, as necessary, to demonstrate compliance with the National Pollution
Discharge Elimination System (NPDES).
33.
Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
perufits, 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.
34. 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 of $2,500 per acre.
35.
Site Plan: The applicant shall submit a complete and accurate Site Plan in accordance with
the Planning Division's checklist. The on-site parking shall be modified, as necessary, at
the driveway approaches to eliminate conflicts with vehicles entering the parking areas.
City Council Resolution
PLN2000-141 - 430 Salmar Avenue
Page '7
PASSED AND ADOPTED this ~_st day
call vote:
May
, 2001, by the following roll
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
Furtado,
None
None
None
Kennedy, Burr, Watson, Dean
ATTEST:
.Anne Bybee, City Clerk
APPROVED:
M~t~ew T. Dea~, Ma~o~
M/S: Kennedy/Watson - to approve the Consent Calendar. Motion adopted by the
following roll call vote:
AYES: Councilmembers: Furtado, Kennedy, Burr, Watson, Dean
NOES: Councilmembers: None
ORAL REQUESTS
There were no Oral Requests.
PUBLIC HEARINGS AND INTRODUCTION OF ORDINANCES
12.
Application of Russ Gamble, on behalf of Mr. Howard Hubbard, for approval of a
Planned Development Permit (PLN2000-14) to allow the remodel of an existing
building from Industrial to Office/Commercial on Property Located at 430 Salmar
Avenue in a PD (Planned Development) Zoning District (Resolution/Roll Call Vote)
This is the time and place for a public hearing to consider the application of Russ
Gamble, on behalf of Mr. Howard Hubbard, for approval of a Planned Development
Permit (PLN2000-14) to allow the remodel of an existing building from Industrial to
Office/Commercial on Property Located at 430 Salmar Avenue in a PD (Planned
Development) Zoning District.
Community Development Director Fierro - Staff Report dated May 1, 2001.
Mayor Dean declared the public hearing open and asked if anyone in the audience
wished to be heard.
There being no one wishing to be heard, Mayor Dean closed the public hearing.
M/S: Kennedy/Watson - that the City Council adopt Resolution 9850 approving a
Planned Development Permit (PLN2000-14) to allow the remodel of a portion of an
existing building from Industrial to Of'rice Uses on property located at 430 Salmar
Avenue in a PD (Planned Development) Zoning District, subject to Conditions of
Approval. Motion adopted by the following roll call vote:
AYES: Councilmembers: Furtado, Kennedy, Burr, Watson, Dean
NOES: Councilmembers: None
13. Approval of FY 2001-02 Schedule of Fees and Charges (Resolution/Roll Call '
This is the time and place for a public hearing to consider approval of the r
Schedule of Fees and Charges.
Minutes of 5/1/01 CiD Council Meeting
Council
Report
ITEM NO:
CATEGORY:
MEETING DATE:
Public Hearing
May 1, 2001
TITLE
Application of Mr. Russ Gamble, on behalf of Mr. Howard Hubbard, for approval of a Planned
Development Permit (PLN2000-141) to allow the remodel of a portion of an existing building
from industrial to office/commercial building on property located at 430 Salmar Avenue in a
P-D(Planned Development) Zoning District.
RECOMMENDATION
The Planning Commission recommends that the City Council take the following:
Adopt a Resolution upholding the Planning Commission's recommended approval of the
Planned Development Permit (PLN2000-141), incorporating the attached findings and
subject to the attached conditions of approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15303 (c) Class 3, pertaining to the
conversion of small commercial structures of less than 10,000 square feet in an urbanized area;
therefore, no environmental action is required.
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Planned Development Permit
(PLN 2000-141) to remodel an existing industrial building to accommodate additional
office/commercial space in the front portion of the building on property located at 430 Salmar
Avenue. The subject property is located east and north of the Ainsley Square residential
development currently under construction on Harrison Avenue. To the north and east of the
project site are industrial uses such as industrial shops, warehouses and offices. The proposed
remodel will accommodate approximately 4600 square feet in office/commercial area or 24
percent of the building.
The proposed remodel will update the appearance of the building through the installation of
metal awnings and signing parapets along the street. The site plan also illustrates the installation
of a new sidewalk with street trees along the street frontage and the introduction of landscaping
in the parking area and adjacent to the building entrances.
Backtround: The project site is currently developed with a single story concrete tilt-up building
that was approved in 1979 under a Site and Architectural Approval (S 79-2). The proposed
building use was indicated as speculative industrial space at that time.
ANALYSIS
General Plan Designation: The project site is located in the North of Campbell Avenue (NOCA)
study area. The General Plan land use designation for the project site is mixed residential, office,
and commercial/retail uses. The proposed change to office/commercial use is consistent with the
commercial/retail component of this mixed use designation. The applicant intends to retain the
rear portion of the building as a manufacturing use in that it is currently occupied by a tenant
with a long term lease.
City Council Report for May l, 2001
PLN2000-141 - 430 Salmar Avenue - Remodel Office/Commercial Use
Page 2
Zoning Designation: The zoning designation for the project site is Planned Development (PD).
The Planned Development zoning designation allows for the development of uses consistent with
the General Plan with greater flexibility in the arrangement of buildings on site and building
design in order to promote, a quality development that is consistent and compatible with the
character of the surrounding area. The proposed change from industrial to office/commercial
space is consistent with the intent of the P-D (Planned Development) zone.
Redevelopment Project Area
The subject site is located within the Redevelopment Project Area. The goals for the
Redevelopment Project Area are to encourage the construction of new office, residential and
retail uses in this area and to enhance the perception of downtown beyond the loop streets. The
location of this property on Salmar Avenue creates a highly visible site as an entrance to the
downtown area. This project is consistent with the Redevelopment Plan in that it provides a
newer attractive office/commercial space as well as associated public improvements.
Planning Commission: The Planning Commission adopted Resolution No. 3334 recommending
approval of the applicant's proposal at its meeting of April 10, 2001 with a 7-0-0 vote. A copy of
the Planning Commission's resolution, minutes and staff report are attached.
ALTERNATIVES
1. Approve the proposed project subject to additional and/or modified Conditions of Approval.
2. Deny the proposed project.
3. Continue for further review.
FISCAL IMPACTS
None
Attachments:
1. Draft City Council Resolution approving Planned Development Permit
2. Planning Commission Resolution and Minutes
3. Planning Commission Report
4. Reduced Exhibits
5. Location Map
Prepared by:
T~~ Assdciate P1,/~F
Reviewed by:
'~ha['on 1/:ierro, Communi-ty-Dej/elopn~ent Director
Approved by:
Bernard M. Strojny, City Manager
Attachment #1
RESOLUTION NO.
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL, APPROVING OF A PLANNED DEVELOPMENT
PERMIT (PLN2000-141) TO ALLOW THE REMODEL OF A
PORTION OF AN EXISTING BUILDING FROM INDUSTIRAL TO
OFFICE USES ON PROPERTY LOCATED AT 430 SALMAR
AVENUE 1N A P-D (PLANNED DEVELOPMENT) ZONING
DISTRICT. APPLICATION OF MR. RUSS GAMBLE. FILE NO.
PLN2000-141.
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 PLN2000-141:
1. The proposed project is located on property with a mixed land use designation of Residential/
Office/Commercial/Retail under the General Plan.
2. The Planned Development Permit to allow the remodel from industrial to office/commercial
use is consistent with the Land Use Element of the General Plan.
The proposed office/commercial use, as conditioned, is well designed and architecturally
compatible with other developments in the surrounding area and is consistent with the
development standards for commercial/office uses.
4. The proposed project is compatible with the adjacent industrial and commercial uses.
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
1. The proposed development and uses clearly will result in a more desirable environment and
use of the land than would be possible under any other zoning classification.
2. The development and uses will be compatible with the General Plan of the City and will aid
in the harmonious development of the immediate area.
3. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
City Council Resolution
PLN2000-141 - 430 Salmar Avenue
Page 2
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. The lead department with which the applicant will work is identified on each
condition where necessary. 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
1. Approved Proiect: Approval is granted to remodel an existing one-story, 19,750 square foot
office/industrial building on property located at 430 Salmar Avenue and shall substantially
conform to the project exhibits listed below, except as may be modified by the Conditions of
Approval herein:
A. Site plan and floor plans, elevations prepared by Russell Gamble, Architect, dated as
submitted on March t3, 2001.
B. Color/material board and colored elevations submitted by Russell Gamble, Architect,
January 31, 2001.
Roof Screen: Prior to issuance of building permits for the tenant improvements for the
building, submit a detailed plan for the roof screen. The roof screen shall be compatible with
the overall design of the building and shall be subject to review and approval by the
Community Development Director.
Trash Enclosure: Prior to issuance of Building Permits for the building remodel, a trash
enclosure area shall be provided to service the building and uses. The trash enclosure shall be
compatible with the overall design of the building and shall be subject to review and approval
by the Community Development Director
Landscaping: Prior to the issuance of building permits for the project, the applicant shall
submit landscaping and irrigation plans for review and approval by the Community
Development Director that incorporates the following:
A. Compliance with the City's Water Efficient Landscape Standards (WELS) for the
protection of any trees in conjunction with the development of the project.
B. Installation of minimum 24-inch box street trees planted 40 feet on center in tree wells
along Salmar Avenue.
C. Installation of minimum 15-gallon trees, minimum 5-gallon shrubs and groundcover for
all landscaped areas of the proposed building.
5. Landscape Maintenance: The applicant shall be required to provide on-going maintenance of
the required landscaping for the project as approved by the Conditions of Approval herein.
City Council Resolution
PLN2000-141 - 4.30 Salmar Avenue
Page 3
6. Outdoor Storage: No outdoor storage is permitted on the property except for parking of
vehicles in designated parking stalls and outside trash enclosure facilities.
7. Americans With Disabilities Act: The applicant shall be required to comply with all
Americans with Disabilities Act requirements.
8. Building Division Requirements: The applicant shall comply with all Building Code
requirements and obtain necessary permits as determined by the City's Building Division.
Fences/walls: Any newly proposed fencing and/or wall shall comply with Section 21.59.090
of the Campbell Municipal Code and shall be submitted for review and approval by the
Community Development Department.
10. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. All existing structures shall be
secured by having windows boarded up and doors sealed shut, or be demolished or removed
from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
11. Location of Mechanical Equipment: No roof-mounted mechanical equipment, i.e. air
conditioning units, shall be located on the roof of building without providing screening of the
mechanical equipment from public view. Screening material and method shall require
review and approval by the Community Development Director prior to installation of such
mechanical equipment screening.
12. Utility Boxes and Back-Flow Preventers: Applicant to submit a plan prior to installation of
PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers,
indicating the location of the boxes and screening (if the boxes are above ground) for
approval by the Planning Division.
13. Trash Disposal/Recycling: The applicant shall submit details regarding the design and
location of trash disposal/recycling facilities to the City for review and approval prior to the
issuance of building permits for the project. The design of the trash enclosure shall match the
building in terms of color and finish.
14. On-site lighting: On-site lighting shall not create a glare on adjacent properties, and shall be
shielded away from adjacent properties and directed on-site. The applicant shall provide a
lighting and photometric plan indicating the location of all light fixtures on site and on the
building prior to issuance of building permits.
15. Signs: Any signs proposed to be erected on site shall require approval of a Sign Permit. A
Sign Permit may be granted upon complete submission of a Sign application and approval by
City Council Resolution
PLN2000-141 - 430 Salmar Avenue
Page 4
the Community Development Department, in accordance with the City's Sign Ordinance. No
sign shall be permitted until the application is approved and a permit issued.
16. Construction Mitigation Measures: The applicant shall implement the following construction
mitigation measures:
A. Construction activities will be limited to daytime hours of 8:00 am to 5:00 p.m. weekdays
and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays and
Holidays unless an exception is granted by the Building Official.
B. No pile driving is allowed for construction of the project.
C. All internal combustion engines for construction equipment used on the site will be
properly muffled and maintained.
D. All stationary noise generating construction equipment, such as air compressors and
portable power generator, will be located as far as practical from the existing residences
and businesses.
E. All active construction areas shall be watered at least twice daily.
F. Cover all trucks hauling soil and other loose materials stationed or prior to leaving the
site.
G. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and staging
areas at the construction site.
H. Sweep daily all paved access roads, parking areas, staging areas, and adjacent public
streets as directed by the City Engineer.
I. Enclose, cover, water or apply soil binders to exposed stockpiles.
J. Install sandbags or other erosion control measures to prevent runoff to all roadways,
waterways or pubic walkways accessed by the public.
BUILDING DIVISION
17. Permits Required: A building permit application shall be required for the proposed structure. The
building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the
permit.
18. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
19. Size of Plans: The maximum size of construction plans submitted for building permits shall be 24
in. X 36 in.
20.
Plan Preparation: This project requires plans prepared under the direction and oversight of a
California Licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
City Council Resolution
?LN2000-141 - 430 Salmar Avenue
Page 5
21.
22.
23.
24.
Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan shall also
include site drainage details. Site address and parcel numbers shall also be clearly called out.
Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall be blue-
lined on the construction plans. Compliance with the Standards shall be demonstrated for
conditioning of the building envelope and lighting of the building.
Special Inspections: When a special inspection is required by U.B.C. Section 1701, the architect or
engineer of record shall prepare an inspection program that shall be submitted to the Building
Official for approval prior to issuance of the building permits, in accordance with U.B.C Section
106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection
Division Counter.
Non-Point Source Pollution Control Program: The City of Campbell, standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
25.
Title 24 Accessibility - Commercial: On site general path of travel shall comply with the latest
California Title 24 Accessibility Standards. Work shall include but not be limited to accessibility to
building entrances from parking facilities and sidewalks.
26.
Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship exemption
clause shall blue-line completed, City of Campbell "20%" exemption form on submitted
construction plans. Form is available at Building Division service counter.
27.
Approvals Required: The project requires the following agency approval prior to issuance of the
building permit:
D. West Valley Sanitation District
E. Santa Clara County Fire Department
CENTRAL FIRE DISTRICT:
28. Automatic Fire Sprinkler System: If this building is equipped with an automatic sprinkler
system, that system shall be modified to accommodate the new design area such as any
partition walls and new entry alcove. This condition to be applied at the time of building
permit application.
City Council Resolution
PLN2000-141 - 430 Salmar Avenue
Page 6
PUBLIC WORKS DEPARTMENT
29.
Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for the
site, the applicant shall provide a current preliminary title report, grant deed, or other
satisfactory proof of ownership.
30.
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
standard public street improvements, as required by the City Engineer. The plans shall
include the following:
· Reconstruction of the existing driveway approaches on the easterly and westerly sides
of the site to comply with ADA requirements.
· Reconstruction of the existing sidewalk to provide for an eight foot attached sidewalk
from back of curb to the back of sidewalk.
· Installation of tree wells, irrigation, and street trees at approximately forty feet on
center.
· Construction of new eight foot sidewalk with a tree well, street tree, and irrigation
westerly of the westerly driveway approach.
· Construction of conforms to public and private improvements.
31. 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.
32.
Drainage System: Prior to issuance of any permits, the applicant shall remodel the on-site
Drainage System, as necessary, to demonstrate compliance with the National Pollution
Discharge Elimination System (NPDES).
33.
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.
34. 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 of $2,500 per acre.
35.
Site Plan: The applicant shall submit a complete and accurate Site Plan in accordance with
the Planning Division's checklist. The on-site parking shall be modified, as necessary, at
the driveway approaches to eliminate conflicts with vehicles entering the parking areas.
City Council Resolution
PLN2000-141 - 430 Salmar Avenue
Page 7
PASSED AND ADOPTED this
call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
day
,2001, by the following roll
APPROVED:
Matthew T. Dean, Mayor
ATTEST:
Anne Bybee, City Clerk
Attachment #2
RESOLUTION NO. 3334
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL, RECOMMDING APPROVAL OF A
PLANNED DEVELOPMENT PERMIT (PLN2000-141) TO ALLOW
THE REMODEL OF A PORTION OF AN EXISTING BUILDING
FROM INDUSTIRAL TO OFFICE USES ON PROPERTY
LOCATED AT 430 SALMAR AVENUE IN A PD (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR.
RUSS GAMBLE. FILE NO. PLN2000-141.
After notification and public heating, 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 PLN2000-141:
1. The proposed project is located on property with a mixed land use designation of Residential/
Office/Commercial/Retail under the General Plan.
2. The Planned Development Permit to allow the remodel from industrial to office/commercial
use is consistent with the Land Use Element of the General Plan.
The proposed office/commercial use, as conditioned, is well designed and architecturally
compatible with other developments in the surrounding area and is consistent with the
development standards for commercial/office uses.
4. The proposed project is compatible with the adjacent industrial and commercial uses.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development and uses clearly will result in a more desirable environment and
use of the land than would be possible under any other zoning classification.
2. The development and uses will be compatible with the General Plan of the City and will aid
in the harmonious development of the immediate area.
3. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
Planning Commission Rest; .... on No. 3334
PLN2000.. 141 - 430 Salmar Avenue
Page 2
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. The lead department with which the applicant will work is identified on each
condition where necessary. 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
1. Approved Proiect: Approval is granted to remodel an existing one-story, 19,750 square foot
office/industrial building on property located at 430 Salmar Avenue and shall substantially
conform to the project exhibits listed below, except as may be modified by the Conditions of
Approval herein:
A. Site plan and floor plans, elevations prepared by Russell Gamble, Architect, dated as
submitted on March 13, 2001.
B. Color/material board and colored elevations submitted by Russell Gamble, Architect,
January 31,2001.
Roof Screen: Prior to issuance of building permits for the tenant improvements for the
building, submit a detailed plan for the roof screen. The roof screen shall be compatible with
the overall design of the building and shall be subject to review and approval by the
Community Development Director.
Trash Enclosure: Prior to issuance of Building Permits for the building remodel, a trash
enclosure area shall be provided to service the building and uses. The trash enclosure shall be
compatible with the overall design of the building and shall be subject to review and approval
by the Community Development Director
Landscaping: Prior to the issuance of building permits for the project, the applicant shall
submit landscaping and irrigation plans for review and approval by the Community
Development Director that incorporates the following:
A. Compliance with the City's Water Efficient Landscape Standards (W'ELS) for the
protection of any trees in conjunction with the development of the project.
B. Installation of minimum 24-inch box street trees planted 40 feet on center in tree wells
along Salmar Avenue.
C. Installation of minimum 15 gallon trees, minimum 5-gallon shrubs and groundcover for
all landscaped areas of the proposed building.
5. Landscape Maintenance: The applicant shall be required to provide on-going maintenance of
the required landscaping for the project as approved by the Conditions of Approval herein.
Planning Commission Reso,~,Llon No. 3334
PLN2000-141 - 430 Salmar Avenue
Page 3
6. Outdoor Storage: No outdoor storage is permitted on the property except for parking of
vehicles in designated parking stalls and outside trash enclosure facilities.
7. Americans With Disabilities Act: The applicant shall be required to comply with all
Americans with Disabilities Act requirements.
8. Building Division Requirements: The applicant shall comply with all Building Code
requirements and obtain necessary permits as determined by the City's Building Division.
Fences/walls: Any newly proposed fencing and/or wall shall comply with Section 21.59.090
of the Campbell Municipal Code and shall be submitted for review and approval by the
Community Development Department.
10. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. All existing structures shall be
secured by having windows boarded up and doors sealed shut, or be demolished or removed
from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
11. Location of Mechanical Equipment: No roof-mounted mechanical equipment, i.e. air
conditioning units, shall be located on the roof of building without providing screening of the
mechanical equipment from public view. Screening material and method shall require
review and approval by the Community Development Director prior to installation of such
mechanical equipment screening.
12. UtiliW Boxes and Back-Flow Preventers: Applicant to submit a plan prior to installation of
PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers,
indicating the location of the boxes and screening (if the boxes are above ground) for
approval by the Planning Division.
13. Trash Disposal/Recycling: The applicant shall submit details regarding the design and
location of trash disposal/recycling facilities to the City for review and approval prior to the
issuance of building permits for the project. The design of the trash enclosure shall match the
building in terms of color and finish.
14. On-site lighting: On-site lighting shall not create a glare on adjacent properties, and shall be
shielded away from adjacent properties and directed on-site. The applicant shall provide a
lighting and photometric plan indicating the location of all light fixtures on site and on the
building prior to issuance of building permits.
15. Si~s: Any signs proposed to be erected on site shall require approval of a Sign Permit. A
Sign Permit may be granted upon complete submission of a Sign application and approval by
Planning Commission Res°,..on No. 3334
PLN2000-141 - 430 Salmar Avenue
Page 4
the Community Development Department, in accordance with the City's Sign Ordinance. No
sign shall be permitted until the application is approved and a permit issued.
16. Construction Mitigation Measures: The applicant shall implement the following construction
mitigation measures:
A. Construction activities will be limited to daytime hours of S:00 am to 5:00 p.m. weekdays
and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays and
Holidays unless an exception is granted by the Building Official.
B. No pile driving is allowed for construction of the project.
C. All internal combustion engines for construction equipment used on the site will be
properly muffled and maintained.
D. All stationary noise generating construction equipment, such as air compressors and
portable power generator, will be located as far as practical from the existing residences
and businesses.
E. All active construction areas shall be watered at least twice daily.
F. Cover all trucks hauling soil and other loose materials stationed or prior to leaving the
site.
G. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and staging
areas at the construction site.
H. Sweep daily all paved access roads, parking areas, staging areas, and adjacent public
streets as directed by the City Engineer.
I. Enclose, cover, water or apply soil binders to exposed stockpiles.
J. Install sandbags or other erosion control measures to prevent runoff to all roadways,
waterways or pubic walkways accessed by the public.
BUILDING DIVISION
17. Permits Required: A building permit application shall be required for the proposed structure. The
building permit shall include Electrical/Plumbing/Mechanical fees when such work is pan of the
permit.
18. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
19. Size of Plans: The maximum size of construction plans submitted for building permits shall be 24
in. X 36 in.
20.
Plan Preparation: This project requires plans prepared under the direction and oversight of a
California Licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
Planning Commission Reso ..... n No. 3334
PLN2000-141 - 430 Salmar Avenue
Page 5
21.
22.
23.
Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan shall also
include site drainage details. Site address and parcel numbers shall also be clearly called out.
Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall be blue-
lined on the construction plans. Compliance with the Standards shall be demonstrated for
conditioning of the building envelope and lighting of the building.
Special Inspections: When a special inspection is required by U.B.C. Section 1701, the architect or
engineer of record shall prepare an inspection program that shall be submitted to the Building
Official for approval prior to issuance of the building permits, in accordance with U.B.C Section
106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection
Division Counter.
24. Non-Point Source Pollution Control Program: The City of Campbell, standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
25.
Title 24 Accessibility - Commercial: On site general path of travel shall comply with the latest
California Title 24 Accessibility Standards. Work shall include but not be limited to accessibility to
building entrances from parking facilities and sidewalks.
26.
Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship exemption
clause shall blue-line completed, City of Campbell "200/0" exemption form on submitted
construction plans. Form is available at Building Division service counter.
27.
Approvals Required: The project requires the following agency approval prior to issuance of the
building permit:
D. West Valley Sanitation District
E. Santa Clara County Fire Department
CENTRAL FIRE DISTRICT:
28. Automatic Fire Sprinkler System: If this building is equipped with an automatic sprinkler
system, that system shall be modified to accommodate the new design area such as any
partition walls and new entry alcove. This condition to be applied at the time of building
permit application.
Planning Commission Rest .... n No. 3334
PLN2000-141 - 430 Salmar Avenue
Page 6
PUBLIC WORKS DEPARTMENT
29.
Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for the
site, the applicant shall provide a current preliminary title report, grant deed, or other
satisfactory proof of ownership.
30.
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
standard public street improvements, as required by the City Engineer. The plans shall
include the following:
· Reconstruction of the existing driveway approaches on the easterly and westerly sides
of the site to comply with ADA requirements.
· Reconstruction of the existing sidewalk to provide for an eight foot attached sidewalk
from back of curb to the back of sidewalk.
· Installation of tree wells, irrigation, and street trees at approximately forty feet on
center.
· Construction of new eight foot sidewalk with a tree well, street tree, and irrigation
westerly of the westerly driveway approach.
· Construction of conforms to public and private improvements.
31. 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.
32.
Drainage System: Prior to issuance of any permits, the applicant shall remodel the on-site
Drainage System, as necessary, to demonstrate compliance with the National Pollution
Discharge Elimination System CNPDES).
33.
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.
34. 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 of 52,500 per acre.
35.
Site Plan: The applicant shall submit a complete and accurate Site Plan in accordance with
the Planning Division's checklist. The on-site parking shall be modified, as necessary, at
the driveway approaches to eliminate conflicts with vehicles entering the parking areas.
Planning Commission Reso}..on No. 3334
PLN2000-141 - 430 Salmar Avenue
Page 7
PASSED AND ADOPTED this l0th day April, 2001, by the following roll call vote:
AYE S:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Doorley, Francois, Gibbons, Hemandez, Jones, Lindstrom,
Lowe
None
None
None
APPROVED:
Mel Lindstrom, Chair
ATTEST:
Sharon Fierro, Secretary
Planning Commission Minutc~ of April 10, 2001 Page 6
Motion:
Upon motion of Commissioner Lowe, seconded by Commissioner Francois,
the Planning Commission adopted Resolution No. 3333 extending a
previously-approved Conditional Use Permit (UP 99-01) relative to an on-
sale general liquor license, live entertainment and operational hours
beyond 11 p.m. in conjunction with an existing restaurant (Nevsky's
Restaurant) with an increase in hours to 2 a.m. on Fridays, Saturdays and
for 10 special holidays each year, on property located at 1740 S. Winchester
Boulevard, by the following roll call vote:
AYES: Doorley, Francois, Gibbons, Hernandez, Jones, Lindstrom
and Lowe
NOES: None
ABSENT: None
ABSTAIN: None
Chairperson Lindstrom advised that this action is final in 10 days, unless appealed in writing to
the City Clerk.
Chairperson Lindstrom read Agenda Item No 3 into the record.
5. PLN2000-141
Gamble, R.
Public Heating to consider the application of Mr. Russ Gamble for
approval of a Planned Development Permit (PLN2000-141) to
allow the remodel of a portion of an existing building from
industrial to office uses on property located at 430 Salmar Avenue
in a PD (Planned Development) Zoning District. This Project is
Categorically Exempt. Tentative City Council Meeting Date:
May 1, 2001.
Mr. Tim J. Haley, Associate Planner, presented the staff report as follows:
· Advised that this request for a Planned Development Permit seeks to convert a portion of
an industrial building into office use.
· The project site is to the north of Downtown, adjacent to the new Summerhill project.
· The original building was constructed as a spec building in 1979. Approximately 24-
percent of the building is proposed for conversion from industrial to office use or 4,641
square feet. The remaining space will continue to be used for industrial uses.
· Advised that this request is consistent with the General Plan Land Use, Planned
Development Zoning and the Redevelopment District Project requirements.
· Added that the applicant is proposing to add additional landscaping as well as introducing
awnings and parapets.
· Advised that parking on the site exceeds that required.
· Staff recommends that the Commission adopt a Resolution recommending that Council
approve this application.
Commissioner Lowe presented the Site and Architectural Review Committee report as follows:
Planning Commission Minut~.~ of April 10, 2001 Page 7
· Advised that SARC reviewed this proposal on March 27th and was supportive.
Chair Lindstrom opened the Public Hearing for Agenda Item No. 3.
Chair Lindstrom closed the Public Heating for Agenda Item No. 3.
Commissioner Doorley stated that it was too bad the conversion plans are not for the entire
building.
Motion:
Upon motion of Commissioner Doorley, seconded by Commissioner
Gibbons, the Planning Commission adopted Resolution No. 3334
recommending approval of a Planned Development Permit (PLN2000-141)
to allow the remodel of a portion of an existing building from industrial to
office uses on property located at 430 Salmar Avenue, by the following roll
call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Doorley, Francois, Gibbons,
and Lowe
None
None
None
Hernandez, Jones, Lindstrom
Chairperson Lindstrom advised that this action is final in 10 days, unless appealed in writing to
the City Clerk.
Chairperson Lindstrom read Agenda Item No. 4 into the record.
4. PLN2001-30 Public Heating to consider the application of Alex and Stacy
Schilperoort, A. & S. Schilperoort for a Site and Architectural Approval (PLN2001-
30) to allow the construction of a new single-family residence
on property located at 1355 Burrows Road in an R-l-10
(Single Family Residential) Zoning District. This project is
Categorically Exempt. Planning Commission decision final in
10 days, unless appealed in writing to the City Clerk.
Mr. Geoff I. Bradley, Senior Planner, presented the staff report as follows:
· Advised that this property is located on the west side of Burrows Road and has an existing
single-story residence. The new structure will be constructed behind the existing structure.
Once completed, the original home will be demolished prior to occupancy of the new
home.
· Said that staff has worked closely with the applicants. While this is a large home with
4,000 square feet including the garage and porch area, it is on a large site. The home meets
all STANP requirements. Trees will be retained.
· Said that staff is recommending approval.
Attachment #3
STAFF REPORT - PLANNING COMMISSION MEETING OF
April 10, 2001
PLN 2000-141
Gamble, R.
Public Hearing to consider the application of Mr. Russ Gamble on
behalf of Howard Hubbard, for approval of a Planned Development
Permit (PLN2000-141) to allow the remodel of a portion of an
existing building from industrial to office/commercial uses on
property located at 430 Salmar Avenue in a PD (Planned
Development) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
Adopt a Resolution, incorporating the attached findings, recommending that the City
Council approve a Planned Development Permit to allow the remodel of a portion of the
existing building from industrial to office/commercial uses, subject to the attached
Conditions of Approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15303 (c) Class 3, pertaining to the
conversion of small commercial structures of less than 10,000 square feet in an urbanized area;
therefore, no environmental action is required.
PROJECT DATA
Net Lot Area: 1.27 acres 55,503 sq. ft
Site Utilization
Building Area:
Landscaping:
Paving Area:
19,750 sq. ft. 35.5%
1,069 sq. ft. 2%
34,684 sq. ft. 62.5%
Floor Area Ratio (F.A.R.)
35.5%
Planning Commission Staff ~.cport for April 10, 2001
PLN2000-141 - 430 Salmar Avenue - Remodel Office/Commercial Use
Page 2
Proposed Building Use:
Office/Commercial
Manufacturing
Parking
Provided:
Required:
4,641 sq. ft. 24.3%
15,109 sq. ft. 76.5%
19,750 sq. ft.
69 parking spaces
45 standard, 3 disabled,21 compact
63 parking spaces
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Planned Development Permit
(PLN 2000-141) to remodel an existing industrial building to accommodate additional
office/commercial space in the front portion of the building on property located at 430 Salmar
Avenue. The subject property is located east and north of the Ainsley Square residential
development currently under construction on Harrison Avenue. To the north and east of the
project site are industrial uses such as industrial shops, warehouses and offices.
Background: The project site is currently developed with a single story concrete tilt-up building
that was approved in 1979 under a Site and Architectural Approval (S 79-2). The proposed
building use was indicated as speculative industrial space at that time.
ANALYSIS
General Plan Designation: The project site is located in the North of Campbell Avenue (NOCA)
study area. The General Plan land use designation for the project site is mixed residential, office,
and commercial/retail uses. The proposed change to office/commercial use is consistent with the
commercial/retail component of this mixed use designation. The applicant intends to retain the
rear portion of the building as a manufacturing use in that it is currently occupied by a tenant
with a long term lease.
Zoning Designation: The zoning designation for the project site is Planned Development (PD).
The Planned Development zoning designation allows for the development of uses consistent with
the General Plan with greater flexibility in the arrangement of buildings on site and building
design in order to promote a quality development that is consistent and compatible with the
character of the surrounding area. The proposed change from industrial to office/commercial
space is consistent with the intent of the P-D (Planned Development) zone.
Redevelopment Project Area
The subject site is located within the Redevelopment Project Area. The goals for the
Redevelopment Project Area are to encourage the construction of new office, residential and
retail uses in this area and to enhance the perception of downtown beyond the loop streets. The
location of this property on Salmar Avenue creates a highly visible site as an entrance to the
downtown area.
Planning Commission Staff Keport for April 10, 2001
PLN2000-141 - 430 Salmar Avenue - Remodel Office/Commercial Use
Page 3
This project is consistent with the Redevelopment Plan in that it provides a newer attractive
office/commercial space as well as associated public improvements.
Site Plan: The site plan illustrates the conversion approximately 4600 square feet of the building
from speculative industrial to office/commercial uses.
The existing setback of the building includes a 4-foot setback along the front of the building
facing Salmar Avenue. The existing side yard and rear yard setbacks range from 30 to 70 feet.
No changes in building setbacks are proposed with this proposal.
Parking: The applicant has illustrated the provision of 69 parking spaces or an excess of 6
parking spaces. While staff pursued the opportunity to provide additional landscaping, the owner
wishes to maintain the excess parking spaces to permit additional office/commercial uses in the
future.
Colors and Design: The proposed colors for the building include a beige and light tan color for
the body of the building and a brown color for the window awnings and roof trim.
The current elevations will be enhanced through the introduction of perforated metal awnings
and a faqade parapet at the street elevation. A condition of approval requires that the applicant to
provide more detailed plans of lighting, signing and roof screening for approval of the
Community Development Director, prior to the issuance of building permits.
Landscaping: The site plan indicates that approximately 2 percent of the site will be landscaped.
The applicant is proposing the introduction of narrow planters adjacent to the building, street tree
wells, tree well at building entrances and planting areas near the remodeled portion of the
building.
Street improvements: The project site is currently improved with a four foot attached sidewalk.
The conditions of approval require the applicant to install an eight foot sidewalk with tree wells.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed the application at its meeting of March 27, 2001 and was supportive of the change in
use and architectural treatment.
Planning Commission Staff vteport for April 10, 2001
PLN2000-141 - 430 Salmar Avenue - Remodel Office/Commercial Use
Page 4
Attachments:
1. Planning Commission Findings for PLN 2000-141
2. Planning Commission Conditions of Approval for PLN 2000-141
3. Exhibits (Site Plan, Floor Plans & Elevations)
4. Location Map
Prepared by: I ~
Tim J. Haley~, Asso~ate Planner
Approved by: GeoffBrad Senior anner /
/
Attachment #__~1
PLANNING COMMISSION FINDINGS FOR APPROVAL OF FILE NO. PLN 2000-141
SITE ADDRESS: 430 Salmar Avenue
APPLICANT: Russell Gamble, Architect
P.C. MEETING: April 10, 2001
to allow the remodel of an existin industrial buildin
The Planning Commission finds as follows with regard to File No. PLN 2000-141:
1. The proposed project is located on property with a mixed land use designation of Residential/
Office/Commercial/Retail under the General Plan.
2. The Planned Development Permit to allow the remodel from industrial to office/commercial
use is consistent with the Land Use Element of the General Plan.
3. The proposed office/commercial use, as conditioned, is well designed and architecturally
compatible with other developments in the surrounding area and is consistent with the
development standards for commercial/office uses.
4. The proposed project is compatible with the adjacent industrial and commercial uses.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed development and uses clearly will result in a more desirable environment and
use of the land than would be possible under any other zoning classification·
2. The development and uses will be compatible with the General Plan of the City and will aid
in the harmonious development of the immediate area.
3. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
Attachment #2
PLANNING COMMISSION CONDITIONS OF APPROVAL FOR FILE NO. PLN 2000-141
SITE ADDRESS: 430 Salmar Avenue
APPLICANT: Russell Gamble
P.C. MEETING: April 10, 2001
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. The lead department with which the applicant will work is identified on each
condition where necessary. 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
1. Approved Project: Approval is granted to remodel an existing one-story, 19,750 square foot
office/industrial building on property located at 430 Salmar Avenue and shall substantially
conform to the project exhibits listed below, except as may be modified by the Conditions of
Approval herein:
A. Site plan and floor plans, elevations prepared by Russell Gamble, Architect, dated as
submitted on March 13, 2001.
B. Color/material board and colored elevations submitted by Russell Gamble, Architect,
January 31,2001.
Roof Screen: Prior to issuance of building permits for the tenant improvements for the
building, submit a detailed plan for the roof screen. The roof screen shall be compatible with
the overall design of the building and shall be subject to review and approval by the
Community Development Director.
o
Trash Enclosure: Prior to issuance of Building Permits for the building remodel, a trash
enclosure area shall be provided to service the building and uses. The trash enclosure shall be
compatible with the overall design of the building and shall be subject to review and approval
by the Community Development Director
Landscaping: Prior to the issuance of building permits for the project, the applicant shall
submit landscaping and irrigation plans for review and approval by the Community
Development Director that incorporates the following:
A. Compliance with the City's Water Efficient Landscape Standards (WELS) for the
protection of any trees in conjunction with the development of the project.
B. Installation of minimum 24-inch box street trees planted 40 feet on center in tree wells
along Salmar Avenue.
Conditions of Approval
PLN2000-141 - 430 Salmar Avenue - Office/Commercial/Manufacturing Building
Page 2
o
o
°
°
· Installation of minimum 15 gallon trees, minimum 5-gallon shrubs and groundcover for
all landscaped areas of the proposed building.
Landscape Maintenance: The applicant shall be required to provide on-going maintenance of
the required landscaping for the project as approved by the Conditions of Approval herein.
Outdoor Storage: No outdoor storage is permitted on the property except for parking of
vehicles in designated parking stalls and outside trash enclosure facilities.
Americans With Disabilities Act: The applicant shall be required to comply with all
Americans with Disabilities Act requirements.
Building Division Requirements: The applicant shall comply with all Building Code
requirements and obtain necessary permits as determined by the City's Building Division.
Fences/walls: Any newly proposed fencing and/or wall shall comply with Section 21.59.090
of the Campbell Municipal Code and shall be submitted for review and approval by the
Community Development Department.
10. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. All existing structures shall be
secured by having windows boarded up and doors sealed shut, or be demolished or removed
from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
11. Location of Mechanical Equipment: No roof-mounted mechanical equipment, i.e. air
conditioning units, shall be located on the roof of building without providing screening of the
mechanical equipment from public view. Screening material and method shall require
review and approval by the Community Development Director prior to installation of such
mechanical equipment screening.
12. Utility Boxes and Back-Flow Preventers: Applicant to submit a plan prior to installation of
PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers,
indicating the location of the boxes and screening (if the boxes are above ground) for
approval by the Planning Division.
13. Trash Disposal/Recycling: The applicant shall submit details regarding the design and
location of trash disposal/recycling facilities to the City for review and approval prior to the
issuance of building permits for the project. The design of the trash enclosure shall match the
building in terms of color and finish.
Conditions of Approval
PLN2000-141 - 430 Salmar Avenue - Office/Commercial/Manufacturing Building
Page 3
14. On-site lighting: On-site lighting shall not create a glare on adjacent properties, and shall be
shielded away from adjacent properties and directed on-site. The applicant shall provide a
lighting and photometric plan indicating the location of all light fixtures on site and on the
building prior to issuance of building permits.
15. Signs: Any signs proposed to be erected on site shall require approval of a Sign Permit. A
Sign Permit may be granted upon complete submission of a Sign application and approval by
the Community Development Department, in accordance with the City's Sign Ordinance. No
sign shall be permitted until the application is approved and a permit issued.
16. Construction Mitigation Measures: The applicant shall implement the following construction
mitigation measures:
A. Construction activities will be limited to daytime hours of 8:00 am to 5:00 p.m. weekdays
and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays and
Holidays unless an exception is granted by the Building Official.
B. No pile driving is allowed for construction of the project.
C. All internal combustion engines for construction equipment used on the site will be
properly muffled and maintained.
D. All stationary noise generating construction equipment, such as air compressors and
portable power generator, will be located as far as practical from the existing residences
and businesses.
E. All active construction areas shall be watered at least twice daily.
F. Cover all trucks hauling soil and other loose materials stationed or prior to leaving the
site.
G. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and staging
areas at the construction site.
H. Sweep daily all paved access roads, parking areas, staging areas, and adjacent public
streets as directed by the City Engineer.
I. Enclose, cover, water or apply soil binders to exposed stockpiles.
J. Install sandbags or other erosion control measures to prevent runoff to all roadways,
waterways or pubic walkways accessed by the public.
BUILDING DIVISION
17.
Permits Required: A building permit application shall be required for the proposed structure. The
building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the
permit.
18. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
19. Size of Plans: The maximum size of construction plans submitted for building permits shall be 24
in. X 36 in.
Conditions of Approval
PLN2000-141 - 430 Salmar Avenue - Office/Commercial/Manufacturing Building
Page 4
20. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California Licensed Engineer or Architect. Plans submitted for building permits shall be "wet
stamped" and signed by the qualifying professional person.
21.
Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan shall also
include site drainage details. Site address and parcel numbers shall also be clearly called out.
22.
Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall be blue-
lined on the construction plans. Compliance with the Standards shall be demonstrated for
conditioning of the building envelope and lighting of the building.
23.
Special Inspections: When a special inspection is required by U.B.C. Section 1701, the architect or
engineer of record shall prepare an inspection program that shall be submitted to the Building
Official for approval prior to issuance of the building permits, in accordance with U.B.C Section
106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection
Division Counter.
24. Non-Point Source Pollution Control Program: The City of Campbell, standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan submittal. The
specification sheet (size 24" X 36") is available at the Building Division service counter.
25.
Title 24 Accessibility - Commercial: On site general path of travel shall comply with the latest
California Title 24 Accessibility Standards. Work shall include but not be limited to accessibility to
building entrances from parking facilities and sidewalks.
26.
Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship exemption
clause shall blue-line completed, City of Campbell "20%" exemption form on submitted
construction plans. Form is available at Building Division service counter.
27. Approvals Required: The project requires the following agency approval prior to issuance of the
building permit:
C. West Valley Sanitation District
D. Santa Clara County Fire Department
CENTRAL FIRE DISTRICT:
28. Automatic Fire Sprinkler System: If this building is equipped with an automatic sprinkler
system, that system shall be modified to accommodate the new design area such as any
partition walls and new entry alcove. This condition to be applied at the time of building
permit application.
Conditions of Approval
PLN2000-141 - 430 Salmar Avenue - Office/Commercial/Manufacturing Building
Page 5
PUBLIC WORKS DEPARTMENT
29.
Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for the
site, the applicant shall provide a current preliminary title report, grant deed, or other
satisfactory proof of ownership.
30.
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
standard public street improvements, as required by the City Engineer. The plans shall
include the following:
· Reconstruction of the existing driveway approaches on the easterly and westerly sides
of the site to comply with ADA requirements.
· Reconstruction of the existing sidewalk to provide for an eight foot attached sidewalk
from back of curb to the back of sidewalk.
· Installation of tree wells, irrigation, and street trees at approximately forty feet on
center.
· Construction of new eight foot sidewalk with a tree well, street tree, and irrigation
westerly of the westerly driveway approach.
· Construction of conforms to public and private improvements.
31. 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.
32.
Drainage System: Prior to issuance of any permits, the applicant shall remodel the on-site
Drainage System, as necessary, to demonstrate compliance with the National Pollution
Discharge Elimination System (NPDES).
33.
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.
34. 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 of $2,500 per acre.
35.
Site Plan: The applicant shall submit a complete and accurate Site Plan in accordance with
the Planning Division's checklist. The on-site parking shall be modified, as necessary, at
the driveway approaches to eliminate conflicts with vehicles entering the parking areas.
CITY OF CAMPBELL
Community Development Department - Current Planning
April 11, 2001
Russell A. Gamble, Architect
P.O. Box 482
Los Gatos, CA 95031
Re: PLN2000-141 - 430 Salmar Avenue - Planned Development Permit
Dear Applicant:
Please be advised that the Planning Commission, at its meeting of April 10, 2001,
adopted Resolution No. 3334 recommending approval of a Planned Development Permit
to allow the conversion of a portion of a building from industrial to office use, on the
above-referenced property.
This application will be considered by City Council at its meeting of May 1, 2001, for
final approval. If you have any questions, do not hesitate to contact me at (408) 866-
2140.
Sincerely,
Tim J. Hale~
Associate Planner
CC:
H.C. Hubbard (Property Owners)
1824 Dry Creek Road
San Jose, CA 95124
70 North First ~trcct - Campbell, California 95005-1436 . ~Et_ 408.806.2140 · Fax 408.866.8381 - TI)l) 408.866.2790
0~ · CA4~,o
CITY oF CAMPBELL
Community Development Department - Current Plannin~
March 30, 2001
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, April 10, 2001, in the City Hall Council Chambers,
70 North First Street, Campbell, California, for a Public Hearing to consider the application of
Mr. Russ Gamble for approval of a Planned Development Permit (PLN2000-141) to allow the
remodel of a portion of an existing building from industrial to office uses on property located at
430 Salmar Avenue in a PD (Planned Development) Zoning District. This Project is
Categorically Exempt.
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 Hearing. 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
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2000-141
Address: 430 Salmar Avenue
SHARON FIERRO
SECRETARY
70 North First Street · Campbell, California 95OO8-1436 . I~l 408.866.2140 · FAX 408.866.8381 · Il)l) 408.866.2790
CITY OF CAMPBELL
Community Development Department - Current Planning
March 20, 2001
Re: PLN2000-141- 430 Salmar Avenue
Dear Applicant:
Please be advised that the above-referenced application has been scheduled for the following
meeting(s):
Site and Architectural Review Committee Meeting
Date: Tuesday, March 27, 2001
Time: 6:15 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, April 10, 2001
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,
Tim J. Haley
Associate Planner
CC:
Russell A. Gamble (Architct/Applicant)
P.O. Box 482
Los Gatos, CA 95031
H.C. Hubbard (Property Owner)
1824 Dry Creek Road
San Jose, CA 95124
70 North First Street · Campbell, California 95008 1436 · rk_L 408.866.2140 . F-XX 408.866.8381 · TDD 408.866.2790
February 28, 2001
CITY OF CAMPBELL
Community Development Department - Current Planning
Russell A. Gamble, Architect
P.O. Box 482
Los Gatos, CA 95031
Re: PLN2000-00141 Planned Development Permit - 430 Salmar Avenue
Dear Mr. Gamble:
The Planning Division has received your colored elevation dated January 31, 2001for the remodel of the
referenced property. Additionally, we have had an opportunity to review the site plan dated December 5,
2000. The Planning Staff still has a number concerns regarding various aspects of this project as follows:
The site plan indicates a minimal amount of landscaping. An object of our zoning standards is to
have a minimum of eight to ten percent of the site to be landscaped. This should be accomplished
through perimeter landscape areas, landscaping islands between the sidewalk and the parking area
and landscaping islands near or adjacent to entry points.
2. A number of security lights have been installed without much architectural merit on the building.
Building lighting should be addressed in a more sensitive fashion.
3. The material and design of the awnings is still unclear. Please provide an actual sample and a more
detailed drawing of this element.
It is still not clear what the extent of the building remodel is taking place with this request and if this
project is being proposed in phases. It would be advantages to obtain approval of a multiple phased
project to avoid the payment of additional planned development application fees.
Please do not hesitate to contact me at 408 866-2144, if you wish to discuss these items or need any
clarification regarding the requested information.
Sincerely,
Associate Planner
CC.
Geoff Bradley, Senior Planner
H.C. Hubbard, Property O~vner
70 North First Street · Campbell, California 95OO8-1436 · Iii. 408.866.2140 · FxX 408.866.8381 · TDI) 408.866.2790
October 25, 2000
.oF'C4~,a
CITY OF CAMPBELL
Community Development Department
Russell A. Gamble, Architect
P.O. Box 482
Los Gatos, CA 95031
Re: PLN2000-00141 Planned Development Permit - 430 Salmar Avenue
Dear Mr. Gamble:
The Planning Division has reviewed your plan submittal of September 27, 2000 tbr a Planned Development
Permit to change an existing manufacturing building to offices. Your application has been deemed
incomplete. Please submit the following:
1. Sample board including awning details, color swatches, paint colors
2. Corrected site plan (accurate required parking numbers, modified parking lot at driveway
approaches and planting areas - see notes below).
Staff is supportive of the conversion of manufacturing space to office space for a portion of the building
reference above. However, staff is requesting minor modifications to the proposal. Please see the requested
modifications below.
Planning Division
Architecture: As the building looks very industrial in nature, staff is requesting that some architectural
modifications are made to the building to ensure that the building looks like an office. A cornice feature
around the building will enhance the look of the square building. In addition, the entryway on the building
facing Salmar Avenue should be enhanced somewhat. Staff suggests creating an entry feature to the
building, with a raised parapet or other architectural feature. I have enclosed a mock-up of an elevation with
some ideas.
Parking: Although the site has the required amount of parking, your plans incorrectly identify 57 parking
spaces as being required for the manufacturing and office use combination. Based on 15,100 square feet of
manufacturing use and 4,641 square feet of office use, the site is required to have 59 parking spaces. Please
correct this error on the site plan.
Staff recommends a modification of the parking area near the driveway approaches. Please see Public Works
Department comments below.
Landscaping: The proposal only indicates 2.6% landscaping on-site. Additional landscaping should be added
to the plan to increase the landscaping percentage. Ideally, landscaping should be a minimum of 10% of the
site. Enclosed, please find a mock-up of the site plan with some ideas for additional landscape areas. Since
the site has more than the required number of parking spaces, you may want to convert some of the parking
area to landscaping.
Building Division
The following lists the Building Division's preliminary Conditions of Approval for this project:
70 North First Street · Campbell, California 95008. 1423 . tEL 408.866.2140 · F^x 408.866.8381 · TDD 408.866.2790
Permits Required: A building permit application shall be required for all proposed changes to the existing
structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of
the permit.
Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction
plans submitted for building permit.
Size of Plans: The maximum size of construction plans submitted for building permits shall be 24 in. X36
in.
Plan Preparation: This project requires plans prepared under the direction and oversight of a California
licensed Engineer or Architect. Plans submitted for building permits shall be "wet stamped" and signed by
the qualifying professional person.
Site Plan: Application for building permit shall include a competent site plan that identifies the property and
structures with dimensions and elevations as appropriate. Site plan shall also include; site drainage details,
and parking layout. Site address and parcel numbers shall also be clearly called out.
Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall be blue-lined on
the construction plans. Compliance ~vith the Standards shall be demonstrated for conditioning of the
building envelope and lighting of the building.
Special Inspections: When a special inspection is required by U.B.C. Section 1701, the architect or engineer
of record shall prepare an inspection program that shall be submitted to the Building Official for approval
prior to issuance of the building permits, in accordance with U.B.C Section 106.3.5. Please obtain City of
Campbell, Special Inspection forms from the Building Inspection Division Counter.
Pollution Control: The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control
Program specification sheet shall be part of plan submittal. The specification sheet (size 24" X 36") is
available at the Building Division service counter.
Title 24 Accessibility - Commercial: On site general path of travel shall comply with the latest California
Title 24 Accessibility Standards. Work shall include but not be limited to accessibility to building entrances
from parking facilities and sidewalks.
Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship exemption clause shall
blue-line completed, City of Campbell "20%" exemption form on submitted construction plans. Form is
available at Building Division service counter.
Approvals Required: The project requires the following agency approval prior to issuance of the building
permit:
· West Valley Sanitation District
· Santa Clara County Fire Department
Public Works Department
The following lists the Public Works Department's preliminary Conditions of Approval for this project:
Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for the site, the applicant
shall provide a current preliminary title report, grant deed or other satisfactory proof of ownership.
Page 2 of 3
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 standard public street improvements, as required by the City
Engineer. The plans shall include the following:
· Reconstruction of the existing driveway approaches on the easterly and westerly sides of the site to
comply with ADA requirements.
· Reconstruction of the existing sidewalk to provide for an eight foot attached sidewalk from back of
curb to the back of sidewalk.
· Installation of tree wells, irrigation, and street trees at approximately forty feet on center.
· Construction of new eight foot sidewalk with a tree well, street tree, and irrigation westerly of the
westerly driveway approach.
· Construction of conforms to public and private improvements.
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.
Drainage System:
as necessary, to
(NPDES).
Prior to issuance of any permits, the applicant shall remodel the on-site Drainage System,
demonstrate compliance with the National Pollution Discharge Elimination System
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.
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 of $2,500 per acre.
Site Plan: The applicant shall submit a complete and accurate Site Plan in accordance with the Planning
Division's checklist. The on-site parking shall be modified, as necessary, at the driveway approaches to
eliminate conflicts with vehicles entering the parking areas.
Fire Department Review: If this building is equipped with an automatic fire sprinkler system, that system
shall be modified to accommodate the new design area such as any new partition walls and new entry alcove.
This condition is to be applied at the time of building permit application.
Please do not hesitate to contact me at 408 866-2143, if you wish to discuss these items or need any
clarification regarding the requested information.
Sincerely,
Katrina Rice Schmidt, AICP
Planner II
CC.
GeoffBradley, Senior Planner
H.C. Hubbard, property owner
Page 3 of 3