Planned Dev/Gen Plan - 1999CITY OF CAMPBELL
Public Works Department
February 24, 2000
Joseph Quilici
963 S. Genevieve Lane
San Jose, CA 95128
Re: GP 99-01/PD 99-03 - 20 Union Avenue
Dear Mr. Quilici:
The City Council, at its meeting of January 18, 2000, adopted Ordinance 1984 approving a
General Plan Amendment (GP 99-01) amending the land use designation of the above subject
property. The Planning Commission, at its meeting of November 23, 1999, adopted
Resolution 3247 approving a Planned Development Permit (PD 99-03) to allow the use of an
historic residence for office use and construction of a 672 square foot addition on the second
floor of the existing building, and construction of a new 7,507 square foot, two-story office
building to the rear of the site.
At your earliest convenience, I would like to arrange a meeting with you, your consultants,
and the City's Public Works land development representative(s). The purpose of the meeting
would be to review the conditions of approval imposed by the Public Works Department and
the Department's procedures and requirements for satisfaction of those conditions. The land
development representative(s) may also include staff members from the Planning and Building
Divisions, if necessary. We hope this meeting will facilitate your project and assist in making
your project a success.
Please contact me at (408) 866-2158 to arrange a meeting time and to answer any questions.
Sincere.~y, /
>¢--:..'
Lan~l~ve~pni~nt' Effgineh'/
CC:
Bill Helms, Land Development Manager
Bill Bruckart, Building Official
Aki Irani, Planner I
h:\landdev/20unionstdltr(mp)
70 North First Street - Campbell, California 95008-1423 · TEL 408.866.2150 · FAX 408.376.0958 - T~D 408.866.2790
MEMORANDUM
To: Aki Irani
Planner I
From: Ja~emsley
Dd~uty City Clerk
Date: January 19, 2000
Subject:
General Plan Amendment (GP 99-01) - Land Use Designation -
20 Union Avenue
At the regular meeting of January 18, 2000, the City Council adopted Ordinance No.
1984 approving a General Plan Amendment (GP 99-01) amending the land use
designation of property located at 20 Union Avenue from Public/Quasi Public to
Professional Office.
Please find a certified copy of this Ordinance attached for your records. A copy of the
Ordinance has been forwarded to the applicant, Mr. Joseph Quilici.
The Ordinance will be published in the Campbell Express dated January 26, 2000.
'""
CITY OF CAMPBELL
City Clerk's Office
January 19, 2000
Mr. Joseph Quilici
963 s. Genevieve Lane
San Jose, CA 95128
Dear Mr. Quilici:
At the regular meeting of January 18, 2000, the City Council adopted Ordinance No. 1984
amending the Land Use Element of the General Plan changing the land use designation of
property located at 20 Union Avenue from Public/Quasi Public to Professional Office. A
certified copy of Ordinance 1984 is enclosed for your records. Please note that Ordinance
1984 will become effective thirty days from the date of adoption.
Please do not hesitate to contact this office (866-2117) or Aki Irani, Planner I, should you have
any questions in regard to the City Council's action.
Sincerely,
Anne Bybee
City Clerk
Eric.
cc. Aki Irani, Community Development Dept.
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2117 · FAX 408.374.6889 · TDD 408.866.2790
ORDINANCE NO 1984
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL AMENDING THE LAND USE ELEMENT OF THE
GENERAL PLAN CHANGING THE LAND USE DESIGNATION OF
PROPERTY LOCATED AT 20 UNION AVENUE FROM PUBLIC /
QUASI PUBLIC TO PROFESSIONAL OFFICE. APPLICATION OF
MR. JOE QUILICI. FILE NO. GP99-01.
The City Council of the City of Campbell does ordain as follows:
SECTION ONE: That the Land Use Element of the General Plan of the City of
Campbell, together with the amendments thereto, is hereby changed and amended as per
Exhibit A, attached hereto.
SECTION TWO: This Ordinance shall become effective thirty (30) days following
its passage and adoption and shall be published once within fifteen (15) days upon
passage and adoption in a newspaper of general circulation in the City of Campbell,
County of Santa Clara.
PASSED AND ADOPTED this18th
vote:
__ day of January, 2000, by the following roll call
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
COUNCILMEMBERS:
A~ne Bybee, City Clerk
Dougherty, Furtado, Watson, Dean, Kenendy
None
None
None
e P. ~enn~y, Mayo~r
Update of City's Open Space Policies Relating to the Santa Clara County Open
Space Authority
This action reviews the listing of open space priorities for the City of Campbell as it
relates to the Santa Clara County Open Space Authority's 5 Year Plan and directs staff
to convey to the SCCOSA that no changes are required at this time.
Ordinance 1984 Approving General Plan Amendment (GP 99-01) Amending Land
Use Designation of Property Located at 20 Union Avenue from Public/Quasi Public
to Professional Office (Second Reading/Roll Call Vote)
Second reading of Ordinance 1984 approves a General Plan Amendment (GP 99-01)
amending the land use designation of property located at 20 Union Avenue from
Public/Quasi Public to Professional Office.
M/S: Furtado/Dougherty - to approve the Consent Calendar. Motion adopted by the
following roll call vote:
AYES: Councilmembers: Dougherty, Furtado, Watson, Dean, Kennedy
NOES: Councilmembers: None
ORAL REQUESTS
There were no Oral Requests.
PUBLIC HEARINGS AND INTRODUCTION OF oRDINANCES
Mayor Kennedy announced that Item #9 would be heard at this point in the meeting.
9. Nuisance Abatement Hearing - 1603 Walters Avenue, APN (403-18-076)
This is the time and place for a public hearing to consider a Nuisance Abatement
Hearing for property located at 1603 Walters Avenue (APN #403-18-076).
Mayor Kennedy advised that all witnesses must be sworn prior to testifying.
Interim Community Development Director Fierro - Staff Report dated January 18,
2000. After being sworn by the City Clerk, Ms. Fierro presented the Staff Report.
Mayor Kennedy declared the public hearing open and asked if anyone in the audience
wished to be heard.
Minutes of 1/18/2000 City Council Meeting 3
CITY OF CAMPBELL
City Clerk's Office
January 11, 2000
Mr. Joseph Quilici
963 S. Genevieve Lane
San Jose, CA 95128
Dear Mr. Quilici:
At the regular meeting of January 4, 2000, the City Council held a public hearing to consider
your application for approval of a General Plan Amendment (GP 99-01) and a Planned
Development Permit (PD 99-03) to change the Land Use Elemem of the General Plan from
Public/Semi-Public to Professional Office on property located at 20 Union Avenue, to
construct a new 7,507 square foot two-story building at the read of the subject property and to
allow the use of an existing historic residence for office use with a 672 square foot addition on
the second floor of the historic structure.
After due consideration and discussion, the City Council took the following action:
1. Granted a Negative Declaration for the proposed project;
Introduced Ordinance 1984 amending the Land Use Element of the General Plan
changing the land use designation of property located at 20 Union Avenue from
Public/Quasi Public to Professional Office; and
Adopted Resolution No. 9630 approving a Planned Development Permit (PD 99-03) to
allow the use of an Historic Residence for office use and construction of a 672 square
foot addition on the second floor of the existing building and the construction of a new
.7,507 square foot two-story office building at the rear of the site.
A certified copy of Resolution No. 9630 is enclosed for your records. Second reading of
Ordinance 1984 will be given at the regular City Council meeting of January 18, 2000. A
certified copy of the Ordinance will be forwarded to you after that date.
continued
70 North First Street · Campbell, California 95008.14~23 · TEL 408.866.:2117 · FAX 408.374.6889 · TOD 408.866.~2790
cont ......
Should you have any questions in regard to the City Council's action, please do not hesitate to
contact this office (866-2117) or Aki Irani, Planner I.
Sincerely,
Anne Bybee
City Clerk
EllC.
cc. Aki Irani, Community Development Dept.
MEMORANDUM
To:
From:
Date:
Subject:
Aki Irani
Planner I
Ja~sley
Deity City Clerk
January 10, 2000
General Plan Amendment (GP 99-01) and Planned Development
Permit (PD 99-03) - 20 Union Avenue
At the regular meeting of January 4, 2000, the City Council held a public hearing to
consider the application of Mr. Joseph Quilici for approval of a General Plan Amendment
(GP 99-01) and a Planned Development Permit (PD 99-03) to change the Land Use
Element of the General Plan from Public/Semi-Public to Professional Office on the
subject property, to construct a new 7,507 square foot two-story office building at the rear
of the subject property and to allow the use of an existing historic residence for office use
with a 672 square foot addition on the second floor of the historic structure - 20 Union
Avenue.
After due consideration and discussion, the City Council took the following action:
1. Granted a Negative Declaration for the proposed project;
Introduced Ordinance 1984 amending the Land Use Element of the General Plan
changing the land use designation of property located at 20 Union Avenue from
Public/Quasi Public to Professional Office; and
Adopted Resolution No. 9630 approving a Planned Development Permit (PD 99-
03) to allow the use of an Historic Residence for office use and construction of a
672 square foot addition on the second floor of the existing building and the
construction of a new 7,507 square foot, two-story office building at the rear of
the site, on property located at 20 Union Avenue in a PD Zoning District.
A certified copy of Resolution 9630, together with a letter written to Mr. Quilici in
follow-up to the City Council's action, is attached for your files. A certified copy of
Ordinance 1984 will be forwarded to you after second reading at the CC mtg. Of January
18, 2000.
RESOLUTION NO.. 9630
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT (PD
99-03) TO ALLOW THE USE OF AN HISTORIC RESIDENCE FOR
OFFICE USE AND CONSTRUCTION OF A 672 SQUARE FOOT
ADDITION ON THE SECOND FLOOR OF THE EXISTING BUILDING
AND THE CONSTRUCTION OF A NEW 7,507 SQUARE FOOT, TWO-
STORY OFFICE BUILDING AT THE REAR OF THE SITE, ON
PROPERTY LOCATED AT 20 UNION AVENUE IN A PD (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR. JOE
QUILICI. FILE NO. PD 99-03.
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 finds as follows with respect to
application PD 99-03:
1. The proposed Planned Development Permit is consistent with the recommended Professional
Office Use designation for the project site.
2. The design and siting of the office building and the restoration of the historic residence for adaptive
reuse as an office building preserves an historic building in the Community.
3. The location of the new office building at the rear of the site preserves the historic setting of the
existing building on Union Avenue.
4. The project provides 37 on-site parking spaces for the office use which are adequate for the
proposed professional office use.
5. The proximity of the proposed project to the VTA bus line on Campbell Avenue and the
Downtown Light Rail Station will reduce the parking demand for the office building.
6. The proposed professional office project provides a viable adaptive reuse of this historic site that is
compatible with the surrounding commercial uses.
The proposed project provides an attractive street frontage through the preservation of the 30-foot
front yard setback, the installation of historic landscape theme and the preservation of the historic
structure as the focal point on the street.
9. An initial study was prepared for this project and concludes that there are no unmitigated
significant environmental impacts.
City Council Resolution
PD 99-03 - 20 Union Avenue - Joe Quilici
Page 2
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.
4. An initial study has been prepared which concludes that a Negative Declaration should be prepared.
o
No substantial evidence has been presented which shows that the project, as currently presented,
and subject to the required conditions of approval, will have a significant adverse impact on the
environment.
6. No evidence has been presented which shows that the project will have a substantial impact on
plant or animal life.
Further, the applicants are notified as part of this application that they are required to comply with all
applicable Codes and Ordinances of the City of Campbell and the State of California, which pertain to
this application and are not herein specified. And, that this approval is granted subject to the following
Conditions of Approval.
COMMUNITY DEVELOPMENT DEPARTMENT
Approved Project: Approval is granted to construct a new two-story office building and to restore
an historic dwelling for adaptive reuse as a professional office on property located at 20 Union
Avenue. The building designs shall substantially conform to the project exhibits listed below,
except as may be modified by the Conditions of Approval herein:
A. Site plan prepared by Hoskins Engineers, received November 17, 1999.
B. Building elevations and floor plans prepared by Michael B. Tregoning, Architect, received
November 17, 1999.
C. Landscape plans prepared by Favretti, Landscapes and Gardens for Historical Buildings,
received November 17, 1999.
Building Elevations, Details and Colors:
The applicant shall submit detailed building elevations and exhibits depicting architectural details.
Detailed elevations and exhibits shall be reviewed by and approved by the Community
Development Director upon recommendation of the Architectural Advisor prior to the issuance of
building permits. Project details include, but are not limited to, the following:
City Council Resolution
PD 99-03 - 20 Union Avenue - Joe Quilici
Page 3
A) Details of materials to be used on the renovation of the existing historic dwelling. Materials are
to be consistent with materials used on historic Craftsman style buildings.
B) Details of materials to be used on the new office building. Materials used on the new office
building shall be of historic quality or appear to be historic quality so that the contrast between
the materials used on the two buildings is not obvious.
C) Provision of a color/material sample board specifying color palette, textures and materials.
D) Provision of roof samples or brochures or of the color and material of the proposed roofing.
E) Provision of window schedules for high quality of window treatments and styles reflecting the
high quality historic windows depicted on the elevations. All windows shall be consistent with
the Craftsman architectural style of the project.
F) Provision of architectural details that are carried throughout all building elevations.
G) Provisions for screening air conditioning units and roof equipment to obscure visibility and to
preserve the architectural integrity of the buildings.
H) Provision of high quality materials used throughout the project.
Building Division Submittals: The applicant shall provide a copy of the conditions of approval for
the project to be printed on the cover sheet(s) of the plans submitted for any building permits for
the project.
Landscaping: The applicants shall submit four copies of a detailed landscape and irrigation plan to
be reviewed and approved by the Community Development Director prior to issuance of any
building permits for the site.
A. All street trees shall be a minimum 24" box size. All other trees shall be a minimum 15-gallon
size and shall be planted 20 feet on center. Shrubs shall be a minimum of 5-gallon size and
shall be planted no less than 30 inches on center.
B. Removal of any trees shall require replacement of trees on site in accordance with replacement
standards of the City's Water Efficient Landscape Standards (WELS) and the Tree Protection
Ordinance.
C. All landscaping installed as required per the approved landscape plan shall be maintained in
good health.
D. All landscaping shall be installed prior to building occupancy.
Parking and Driveway: All parking and driveway areas shall be developed in compliance with
Chapter 21.50 of the Campbell Municipal Code.
A. Traffic markings and signing shall be reviewed and approved by the Community Development
Director prior to the issuance of building permits.
Fences and Wall Plan: Fencing shall be provided at the rear and side property lines, to the
satisfaction of the Community Development Director. Any newly proposed fencing 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.
City Council Resolution
PD 99-03 - 20 Union Avenue - Joe Quilici
Page 4
7. Graffiti. Graffiti shall be removed from walls and fences within a reasonable period of time.
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, or
be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire
Code).
Utility Boxes and Back-Flow Prevention Devices: The applicant shall submit a plan prior to
installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow
prevention devices, indicating the location of the boxes and screening (if the boxes are above
ground) for approval by the Planning Division.
10. 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 issuance of building
permits.
11. On-site lighting: On-site lighting shall not create glare on adjacent properties. Lighting shall be
shielded away from adjacent properties and directed on site. The applicant shall submit a lighting
plan, including the submittal of a photometrics evaluation, for building, parking lot and landscape
lighting to be reviewed and approved by the Community Development Director prior to the
issuance of building permits
12. Sign Permit: The applicant shall obtain a sign permit for any new signage. A sign application shall
be submitted to the Community Development Department in accordance with the provisions of the
Sign Ordinance. No sign shall be permitted until an application is approved and a permit issued.
13. Landscape Maintenance: Landscaping shall be maintained in good order and diseased or dead
plants shall be removed and replaced as soon as practical.
BUILDING DIVISION
14. Permits Required: A building permit application shall be required for the proposed structures. The
building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the
permit.
15. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permits.
16. Size of Plans: The maximum size of construction plans submitted for building permits shall be 24
inches by 36 inches.
17. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the building
Official, containing foundation and retaining wall design recommendations shall be submitted with
City Council Resolution
PD 99-03 - 20 Union Avenue - Joe Quilici
Page 5
the building permit application. A licensed civil engineer specializing in soils mechanics shall
prepare this report.
18. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor
shall be submitted to the project building inspector upon foundation inspection. This certificate
shall certify compliance with the recommendations as specified in the soils repot and the building
pad elevation and on-site retaining wall locations and elevations are pared according to approved
plans. Horizontal and vertical controls shall be se t and certified by a licensed surveyor or
registered civil engineer for the following items:
a. Pad elevation
b. Finish floor elevation (first floor)
c. Foundation comer locations
19. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1R and MF-1R
shall be blue-lined on the construction plans.
20. 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 tot the Building
Official for approval prior to issuance of the building permits, in accordance with U.B.C. Section
106.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection
Division counter.
21. Stormwater Runoff: 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-iinch by 36-inch) is available at the Building division service counter.
22. Title 24 Accessibility - Commercial: The project shall comply fully with current State of
California Title 24 Accessibility requirements.
23. 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.
24. Title 24 Accessibility - Commercial: Projects seeking to use the title 24 Hardship Exemption
clause shall blue-line a completed City of Campbell "20%" exemption form on submitted
construction plans. This form is available at the building Division service counter.
25. Approvals Required: The project requires the following agency approval prior to issuance of the
building permit.
a. West Valley Sanitation District
b. Santa Clara County Fire Department
c. Santa Clara County Health Department
City Council Resolution
PD 99-03 - 20 Union Avenue - Joe Quilici
Page 6
School District
i. Campbell Union School District
ii. Campbell Union High School District
SANTA CLARA COUNTY FIRE DEPARTMENT
26. Development review: Review of this development proposal is limited to acceptability of site access
and water supply as they pertain to fire department operations, and shall not be construed as a
substitute for formal plan review to determine compliance with adopted model codes. Prior to
performing any work the applicant shall apply to the Building Department for applicable
construction permits.
27. Required fire flow: Required fire flow for this project (residential portion) is 2,500 GPM at 20-psi
residual pressure. The required fire flow is available from area water mains and fire hydrant(s),
which are spaced at the required spacing.
28. Automatic Fire Sprinkler System Required: Buildings requiring fire flow in excess of 2,000 GPM,
or in excess of two stories or 35 feet in height, shall be equipped throughout with an automatic fire
sprinkler system, hydraulically designed per National Fire Protection Association (NPFA) Standard
#13.
29. Final Required Fire Flow: Required fire flow may be reduced up to 50% in buildings equipped
with automatic fire sprinkler systems but can be no less than 1500 GPM. Therefore the final
required fire flow is 1,500 GPM at 20-psi residua pressure. This flow shall be available from any
two fire hydrants on or near the site, as long as they are spaced at a maximum spacing of 350 feet.
30. Private Fire Hydrant(s) Required: Provide 1 private on-site fire hydrant installed per NFPA Std.
#24, at location(s) to be determined by the Fire Department. Maximum hydrant spacing shall be
250 feet, with a minimum acceptable flow of 1,500 GPM at 20-psi residual pressure. Prior to
design, the project civil engineer shall meet with the fire department water supply officer to jointly
spot the required fire hydrant location.
31. Private On-Site Fire Service Mains and/or Hydrants: Installation of private fire service mains
and/or fire hydrants shall confirm to National Fire Protection Association (NPFA) Standard #24,
and Fire Department Standard Details and Specifications W-2. A separate installation permit from
this department is required.
32. Timing of Required Water Supply Installations: Installations of required fire service and fire
hydrants shall be tested and accepted by he fie Department, prior to the start of framing or delivery
of bulk combustible materials. Building permit issuance may be withheld until required
installations are completed, tested, and accepted.
City Council Resolution
PD 99-03 - 20 Union Avenue - Joe Quilici
Page 7
33. Fire Apparatus (Engine) Access Roads Required: Provide access roadway(s) with paved all weather
surface and a minimum unobstructed, width of 20 feet, vertical clearance of 13 feet and 6 inches,
minimum circulating turning radius of 36 feet outside and 23 feet inside. Installations shall
conform to Fire Department Standards details and Specifications A-1.
34. Fire Department (Engine) Roadway Turn-around Required: Provide an approved fire department
engine roadway turnaround with a minimum radius of 26 feet outside and 23 feet inside.
Installations shall conform to Fire Department Standard Details and Specifications sheet A-1.
35. Emergency Gate/Access Gate Requirements: If gates are proposed, open gates shall not obstruct
any portion of the required access roadway or driveway width. If provided, all locks shall be fired
department approved. Installations shall conform to the Fire Department Standard Details and
Specifications G- 1.
36. Parking Along Roadways: The required width of fire access roadways shall not be obstructed in any
manner. Parking shall not be allowed along roadways less than 28 feet in width. Parking will be
allowed along one side of the street for roadways 28-35 feet in width. For roadways equal to or
greater than 36 feet parking will be allowed on both sides of the roadway. Roadway widths shall be
measured from concrete edge to concrete edge for rounded curbs. Parking spaces are based on an 8
ft. wide space.
37. Fire Lane Marking Required: Provide marking for all roadways within the project. Markings shall
be per Fire Department specifications. Installations shall also conform to Local Governmental
standards and the Fire Department Standard Details and Specifications A-6.
38. Fire Department Key Box Required: The building shall be quipped with a permanently installed
emergency access key lock box (Knox), conforming to Fire Department Standard Detail and
Specifications sheet K-1. At time of final inspection access keys shall be provided to the fire
department.
39. Premise Identification: Approved numbers or addressed shall be placed on all new and existing
buildings in such a position as to be plainly visible and legible from the street or road fronting the
property. Numbers shall contrast with their background.
PUBLIC WORKS DEPARTMENT
40. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
41. Public Service Easement: Prior to issuance of any grading or building permits for the site, the
applicant shall grant a ten-foot Public Service Easement on private property contiguous with the
public right-of-way along the Union Avenue frontage. The applicant shall cause all documents to
be prepared by a registered civil engineer/surveyor and submitted to the City for review and
recordation.
City Council Resolution
PD 99-03 - 20 Union Avenue - Joe Quilici
Page 8
42.
43.
45.
46.
47.
48.
Street Improvements: Prior to issuance of any grading or building permits for the site, the applicant
shall execute a street improvement agreement and shall cause plans for public Street Improvements
to be prepared by a registered civil engineer, pay fees, post security and provide insurance
necessary to obtain an encroachment permit for construction of the public improvements, as
required by the City Engineer. The plans shall include the following:
· Removal of the northerly driveway approach and construction of a new Americans with
Disability Act (ADA) compliant driveway approach and ADA compliant sidewalk.
· Removal of existing southerly driveway approach and construction of curb, gutter and
sidewalk.
· Installation of street trees and irrigation.
· Removal and disposal of existing street lighting and replacement with new lights, pull boxes
and related facilities.
· Construction of conforms to existing improvements as necessary.
· Removal and installation of traffic control signs, stripes and related devices as necessary.
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.
Soils Report: Prior to issuance of any grading or building permits for the site, the applicant shall
provide a Soils Report prepared by a registered geotechnical or civil engineer.
Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for
installation of street improvements and/or abandonment of all utilities. Streets which have been
resurfaced within the previous 5 years, will require boring and jacking for all new utility
installations. The applicant shall also prepare pavement restoration plans for approval by the City
Engineer prior to any utility installation or abandonment.
Maintenance Security: Prior to issuance of occupancy approval for the site, all public street
improvements required by the street improvement agreement and the encroachment permit must be
completed and accepted by the City and the applicant must provide a one-year Maintenance
Security in an amount of 25% of the Faithful Performance Bond.
Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the
applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an
engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits.
The plans shall comply with the 1994 edition of the UBC including Chapters 18, 33, and Appendix
Chapter 33.
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 that is $2,500 per acre or $1,473.
City Council Resolution
PD 99-03 - 20 Union Avenue - Joe Quilici
Page 9
49. 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.
PASSED AND ADOPTED this 4tl~lay of January, 2000, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTA1N:
ATTEST:
COUNCILMEMBERS: Dougherty, Furtado, Watson, Dean, Kennedy
COUNCILMEMBERS: None
COUNCILME~ERS: None
COUNCIl .ME1VIBERS: None
.. ~ //J~ne'P. Kenne~l~,~ Mayor ff
Anne Bybee, City Clerk
14.
Resident, 236 W. Rincon Avenue, Campbell, appeared before the City Council and
spoke against the fence exception.
There being no one else wishing to speak, Mayor Kennedy closed the public hearing.
Following discussion, M/S: Furtado/Dougherty - that the City Council adopt
Resolution 9629 denying an Appeal for a Fence Exception for property located at
235 Cherry Lane in an R-l-6 (Single Family Residential) Zoning District. Motion
adopted by the following roll call vote:
AYES: Councilmembers: Dougherty, Furtado, Dean, Kennedy
NOES: Councilmembers: Watson
Application of Joseph Quilici for Approval of a General Plan Amendment (GP 99-
01) and a Planned Development Permit (PD 99-03) to change the Land Use Element
Map of the General Plan from Public/Quasi Public to Professional Office to
construct a new 7,507 square foot two-story office building at the rear of the
property and to allow the use of an historic residence for office use with a 672
square foot addition on the second floor of the historic structure for property
located at 20 Union Avenue (Introduction of Ordinance/Resolution/Roll Call Vote)
This is the time and place for a public hearing to consider the application of Joseph
Quilici for Approval of a General Plan Amendment (GP 99-01) and a Planned
Development Permit (PD 99-03) to change the Land Use Element Map of the General
Plan from Public/Quasi Public to Professional Office to construct a new 7,507 square
foot two-story office building at the rear of the property and to allow the use of an
historic residence for office use with a 672 square foot addition on the second floor of
the historic structure for property located at 20 Union Avenue.
Interim Community Development Director Fierro - Staff Report dated January 4, 2000.
Mayor Kennedy declared the public hearing open and asked if anyone in the audience
wished to be heard.
There being no one wishing to speak, Mayor Kennedy closed the public hearing.
M/S: Watson/Dean - that the City Council grant a Negative Declaration for the
proposed project; introduce Ordinance 1984 amending the Land Use Element of
the General Plan changing the land use designation for property located at 20
Union Avenue from Public/Quasi Public to Professional Office for first reading;
and adopt Resolution 9630 incorporating Findings and approving a Planned
Development Permit (PD 99-03) to allow the use of an historic residence for office
use and construction of a 672 square foot addition on the second floor of the
existing building and the construction of a new 7,507 square foot, two-story office
building at the rear of the site, on property located at 20 Union Avenue in a PD
Minutes of 1/4/2000 City Council Meeting 6
(Planned Development) Zoning District, subject to Conditions of Approval.
Motion adopted by the following roll call vote:
AYES: Councilmembers: Dougherty, Furtado, Watson, Dean, Kennedy
NOES: Councilmembers: None
The City Clerk read the title of Ordinance 1984.
M/S: Dougherty/Furtado - that further reading of Ordinance 1984 be waived.
Motion adopted unanimously.
UNFINISI-IED BUSINESS
15. Proposed Removal of Temporary Capri/West Parr Traffic Diverter
Councilmember Dougherty stated that he would not be participating on this issue due to
a conflict of interest and left the Council Chamber.
Acting Traffic Engineer Jue - Staff Report dated January 4, 2000.
Mayor Kennedy asked if anyone in the audience wished to speak regarding this item.
Nancy Bailey, 1434 Capri Drive, Campbell, appeared before the City Council and
stated that the six month trial period should be completed before considering removing
the traffic diverter.
Irvin McVea, 621 W. Parr Avenue, Campbell, appeared before the City Council and
spoke in support of leaving the traffic diverter in place.
Mike Kennedy, 661 W. Parr Avenue, Campbell, appeared before the City Council and
stated that the six month trial period should be completed before considering removing
the traffic diverter.
Cindy Aghazadeh, 1429 Theresa Avenue, Campbell, appeared before the City Council
and expressed concerns about the shift in traffic patterns that has occurred since the
traffic diverter was installed resulting in increased traffic on Theresa.
Sandra Mayfield, 1564 Capri Drive, Campbell, appeared before the City Council and
expressed concerns regarding the increased vehicle speed and number of cars on
Theresa as a result of the traffic diverter, and spoke in support of 'the staff
recommendation.
Pat Wood, 1564 Capri Drive, Campbell, appeared before the City Council and
expressed concerns regarding the increased traffic and speeding as a result of the traffic
diverter, and spoke in support of the staff recommendation.
Minutes of 1/4/2000 City Council Meeting 7
Council
Report
ITEM NO:
CATEGORY:
MEETING DATE:
Public Hearing
January 4, 2000
TITLE
Application of Mr. Joseph Quilici for approval of a General Plan Amendment (GP
99-01) and a Planned Development Permit (PD 99-03) to change the Land Use
Element of the General Plan from Public/Semi-Public to Professional Office on the
subject property, to construct a new 7,507 square foot two-story office building at the
rear of the subject property and to allow the use of an existing historic residence for
office use with a 672 square foot addition on the second floor of the historic
structure. The property is located at 20 Union Avenue.
RECOMMENDATION
The Planning Commission recommends that the City Council take the following:
1. Grant a Negative Declaration for the proposed project; and
2. Introduce the attached ordinance approving a General Plan Amendment (GP 99-
01) of the property from Public/Semi-Public to Professional Office; and
3. Adopt a Resolution incorporating the attached findings and approving the
Planned Development Permit (PD 99-03), subject to the attached conditions of
approval.
ENVIRONMENTAL DETERMINATION
The City prepared an Initial Study for this project and it was determined that no
significant environmental impacts would be created as a result of the project. Based
upon the information provided in the Initial Study, the Planning Commission
recommends that the City Council grant a Negative Declaration for this project.
BACKGROUND
On November 23, 1999, the Planning Commission adopted a resolution
recommending that the City Council approve a General Plan Amendment (GP 99-01)
and a Planned Development Permit (PD 99-03) on property located at 20 Union
Avenue to allow a change in the Land Use Element of the General Plan from
Public/Semi-Public to Professional Office, construction of a new two-story 7,507
square foot office building at the rear of the subject property and use of an existing
historic residence for office use with a 672 square foot addition on the second floor
of the historic structure.
The subject property is located on the east side of Union Avenue, just south of E.
Campbell Avenue and is surrounded by commercial uses to the north along E.
Campbell Avenue, a church to the south, multiple-family residential units to the west
across Union Avenue and commercial uses to the east.
The site is currently developed with an historic two-story residence that is listed on
the City's Historic Inventory List. The applicant intends to restore the historic
City Council Report -- Meeting of January 4, 2000
GP 99-01/PD 99-03 - 20 Union Avenue
Page 2
structure, convert it to office space and add 672 square feet of additional office and
storage space on the second floor of the building. The newly proposed two-story
office building will be constructed with a craftsman style of architecture to
compliment the style of the existing historic structure. The Historic Preservation
Board reviewed this project and recommended support of the project as proposed.
Building permits have been issued to allow the restoration work on the historic
structure based upon recommendation by the Historic Preservation Board. The
restoration work does not require approval by the City Council. However,
conversion of space from residential to commercial use, additions to the building and
changes to the site plan do require approval by the City Council and will not take
place until the General Plan Amendment and Planned Development Permit are
approved by the City Council.
ANALYSIS
General Plan Amendment: The General Plan designation for the site is currently
Public/Semi-Public. The General Plan Amendment is requested to change the land
use to Professional Office and allow office use on the property.
Planned Development Permit: The subject property is located within a Planned
Development Zoning District. The Planned Development Permit will allow the
construction of the new two-story office building, the conversion of the existing
historic residential structure for office use and the addition of 672 square feet of
additional office and storage space in accordance with the Planned Development
Zoning Ordinance.
Design: The existing historic structure and site are to be restored and will include the
incorporation of a front lawn area and setback that are in keeping with the historic
street frontage, use of historic lighting fixtures on site, and reconstruction of the
arbor on the north side of the historic structure to be planted with wisteria to
duplicate the historic appearance of the site. The new two-story office building will
incorporate a craftsman style of architecture compatible with the existing residence.
ALTERNATIVES
1. Introduce the proposed General Plan A~endment and approve the Planned
Development Permit subject to additional and/or modified Conditions of
Approval.
2. Deny the requested application.
3. Continue for further review.
FISCAL IMPACTS
None
City Council Report -- Meeting of January 4, 2000
GP 99-01/PD 99-03 - 20 Union Avenue
Page 2
Attachments:
1. Draft City Council Ordinance
2. Draft City Council Resolution
3. Planning Commission Resolutions
4. Planning Commission Meeting Minutes
5. Planning Commission Report
6. Reduced Exhibits
7. Location Map
Prepared by:
Aki R. Irani, Pla~ri~r I
Reviewed by: . - ~ ::: .~.~/? _
Sharon Fierro, Interim Community Development Director
Approved by:
Bernard M. Strojny, City Manager
CITY OF CAMPBELL
Community Development Department · Current Planning
December 3, 1999
Mr. Joseph Quilici
963 S. Genevieve Lane
San Jose, CA 95128
Re: GP 99-01/PD 99-03 - 20 Union Avenue
Dear Mr. Quilici:
Please be advised that the Planning Commission, at its meeting of November 23, 1999, adopted
the following Resolutions:
1. Resolution No. 3246 recommending approval of an Amendment to the Land Use Element of
the General Plan (GP 99-01) from Public/Quasi Public to Professional Office;
2. Resolution No. 3247 recommending approval of a Planned Development Permit (PD 99-03)
to allow the use of an historic residence for office use and construction of a 672 square foot
addition on the second floor of the existing building and the construction of a new 7,507
square foot, two-story office building ag, the rear of the site.
This project will be considered by the City Council at its meeting of January 4, 2000, for
approval. If you have any questions, please do not hesitate to contact me at (408) 866-2142.
Sincerely,
Aki Irani
Planner I
70 North First Street - Campbell, California 95008.1423 · T~L 408.866.2140 - FAX 408.866.8381 - TDD 408.866.2790
RESOLUTION NO 3246
BEING A RESOLUTION OF THE CITY OF CAMPBELL PL/MNNING
COMMISSION RECOMMENDING AN AMENDMENT OF THE LAND
USE ELEMENT OF THE GENERAL PLAN CHANGING THE LAND
USE DESIGNATION OF PROPERTY LOCATED AT 20 UNION AVE
FROM PUBLIC/QUASI PUBLIC TO PROFESSIONAL OFFICE.
APPLICATION OF MR. JOE QUILICI. FILE NO. GP 99-01.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission finds as follows
with respect to application No. GP 99-01'
1. The proposed land use designation of Professional Office establishes a desirable land use
pattern in this neighborhood.
The proposed land use amendment is consistent with other General Plan Elements as follows:
· The Land Use Element encourages the maintenance of a balance of residential and
commercial uses within the City. The designation of this site for professional office will
provide office jobs to continue Campbell's jobs/housing balance.
· The Land Use Element encourages the preservation and restoration of existing buildings
of local significance. The designation of this site as Professional Office creates
economic value that allows restoration and preservation of the historic building.
3. The proposed Professional Office designation is compatible with the adjacent Commercial
land use designation to the north and we~it of this site.
The proposed Professional Office designation is similar to the existing Public/Quasi-Public
designation in that both allow office use as a permitted use, with the major distinction being
that the Public/Quasi Public designation is restricted to governmental offices.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed land use amendment establishes a desirable land use pattern.
2. The development and uses will be compatible with the other General Plan Elements and will
aid in the harmonious development of the immediate area.
3. An initial study has been prepared concluding that no unmitigated impacts have been found
for the project.
Planning Commission Resolution No. 3246
GP 99-01 - 20 Union Avenue
Page 2
No substantial evidence has been presented which shows that the project, as currently
presented, and subject to the required conditions of approval, will have a significant adverse
impact on the environment.
Passed and adopted this 23rd day of November, 1999, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
C OMMIS S IONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
Francois, Gibbons, Hemandez, Jones, Keams,
Lindstrom, Lowe,
None
Lowe
None
APPROVED BY:
Brad Jones, Chair
ATTEST:
Steven Piasecki, Secretary
RESOLUTION NO. 3247
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
PLANNED DEVELOPMENT PERMIT (PD 99-03) TO ALLOW THE USE
OF AN HISTORIC RESIDENCE FOR OFFICE USE AND
CONSTRUCTION OF A 672 SQUARE FOOT ADDITION ON THE
SECOND FLOOR OF THE EXISTING BUILDING AND THE
CONSTRUCTION OF A NEW 7,507 SQUARE FOOT, TWO-STORY
OFFICE BUILDING AT THE REAR OF THE SITE, ON PROPERTY
LOCATED AT 20 UNION AVENUE IN A PD (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR. JOE
QUILICI. FILE NO. PD 99-03.
After notification and public hearing, as specified by law, and after presentation by the Community
Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission finds as follows with
respect to application PD 99-03:
1. The proposed Planned Development Permit is consistent with the recommended Professional
Office Use designation for the project site.
2. The design and siting of the office building and the restoration of the historic residence for adaptive
reuse as an office building preserves an historic building in the Community.
The location of the new office building at the rear of the site preserves the historic setting of the
existing building on Union Avenue.
4. The project provides 37 on-site parking spa~s for the office use which are adequate for the
proposed professional office use.
5. The proximity of the proposed project to the VTA bus line on Campbell Avenue, the Downtown
Light Rail Station will reduce the parking demand for the office building.
6. The proposed professional office project provides a viable adaptive reuse of this historic site which
is compatible and complements the surrounding commercial uses.
The proposed project provides an attractive street frontage through the preservation of the 30-foot
front yard setback, the installation of historic landscape theme and the preservation of the historic
structure as the focal point on the street.
8. An initial study was prepared for this project and concludes that there are no unmitigated
significant environmental impacts
Planning Commission Resolution No. 3247
PD 99-03 - 20 Union Avenue - Joe Quilici
Pa~e 2
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.
4. An initial study has been prepared which concludes that a Negative Declaration should be prepared.
No substantial evidence has been presented which shows that the project, as currently presented,
and subject to the required conditions of approval, will have a significant adverse impact on the
environment.
6. No evidence has been presented which shows that the project will have a substantial impact on
plant or animal life.
Further, the applicants are notified as part of this application that they are required to comply with all
applicable Codes and Ordinances of the City of Campbell and the State of California which pertain to
this application and are not herein specified. And, that this approval is granted subject to the following
Conditions of Approval.
COMMUNITY DEVELOPMENT DEPAR~NT
1. Approved Project: Approval is granted to construct a new two-story office building and to restore
an historic dwelling for adaptive reuse as a professional office on property located at 20 Union
Avenue. The building designs shall substantially conform to the project exhibits listed below,
except as may be modified by the Conditions of Approval herein:
A. Site plan prepared by Hoskins Engineers, received November 17, 1999.
B. Building elevations and floor plans prepared by Michael B. Tregoning, Architect, received
November 17, 1999.
C. Landscape plans prepared by Favretti, Landscapes and Gardens for Historical Buildings,
received November 17, 1999.
Planning Commission Resolution No. 3247
PD 99-03 - 20 Union Avenue - Joe Quilici
Page 3
Building Elevations, Details and Colors:
The applicant shall submit detailed building elevations and exhibits depicting architectural details.
Detailed elevations and exhibits shall be reviewed by and approved by the Community
Development Director upon recommendation of the Architectural Advisor prior to the issuance of
building permits. Project details include, but are not limited to, the flowing:
A) Details of materials to be used on the renovation of the existing historic dwelling. Materials are
to be consistent with materials used on historic Craftsman style buildings.
B) Details of materials to be used on the new office building. Materials used on the new office
building shall be of historic quality or appear to be historic quality so that the contrast between
the materials used on the two buildings is not obvious.
C) Provision of a color/material sample board specifying color palette, textures and materials.
D) Provision of roof samples or brochures or of the color and material of the proposed roofing.
E) Provision of window schedules for high quality of window treatments and styles reflecting the
high quality historic windows depicted on the elevations. All windows shall be consistent with
the Craftsman architectural style of the project.
F) Provision of architectural details that are carried throughout all building elevations.
G) Provisions for screening air conditioning units and roof equipment to obscure visibility and to
preserve the architectural integrity of the buildings.
H) Provision of high quality materials used throughout the project.
Building Division Submittals:
The applicant shall provide a copy of the conditions of approval for the project to be printed on the
cover sheet(s) of the plans submitted for any building permits for the project.
Landscaping: The applicants shall submit (6ur copies of a detailed landscape and irrigation plan to
be reviewed and approved by the Community Development Director prior to issuance of any
building permits for the site.
A. All street trees shall be a minimum 24" box size. Ail other trees shall be a minimum 15-gallon
size and shall be planted 20 feet on center. Shrubs shall be a minimum of 5-gallon size and
shall be planted no less than 30 inches on center.
B. Removal of any trees shall require replacement of trees on site in accordance with replacement
standards of the City's Water Efficient Landscape Standards (WELS) and the Tree Protection
Ordinance.
C. All landscaping installed as required per the approved landscape plan shall be maintained in
good health.
Planning Commission Resolution No. 3247
PD 99-03 - 20 Union Avenue - Joe Quilici
Pase 4
10.
D. Landscape Plan shall include the upgrading of landscaping along the Expressway frontage and
the landscaping of the median consistent with the conceptual landscape plan. Applicant shall
obtain encroachment permits from Santa Clara County for all work performed within their
right-of way and to make provisions for the establishment and maintenance of median
landscaping for a period of (5) five years from installation.
E. All landscaping shall be installed prior to building occupancy.
Parking and Driveway: All parking and driveway areas shall be developed in compliance with
Chapter 21.50 of the Campbell Municipal Code.
A. Traffic markings and signing shall be reviewed and approved by the Community Development
Director prior to the issuance of building permits.
B. Continued architectural controls to ensure the architectural integrity of the project and the
creation of an architectural review committee for the homeowners association.
Fences and Wall Plan: Fencing shall be provided at the rear and side property lines, to the
satisfaction of the Community Development Director. Any newly proposed fencing 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.
Graffiti. Graffiti shall be removed from walls and fences within a reasonable period of time.
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, or
be demolished or removed from the prope~y (Section 11.201 and 11.414, 1985 Ed. Uniform Fire
Code).
Utility Boxes and Back-Flow Prevention Devices: Applicant to submit a plan prior to installation
of PG&E utility (transformer) boxes and San Jose Water Company back-flow prevention devices,
indicating the location of the boxes and screening (if the boxes are above ground) for approval by
the Planning Division.
Trash Disposal/Recycling: The applicant for the hotel shall submit details regarding the design and
location of trash disposal/recycling facilities to the City for review and approval prior to issuance of
building permits.
Planning Commission Resolution No. 3247
PD 99-03 - 20 Union Avenue - Joe Quilici
Pa~e 5
A) On-site lighting: On-site lighting shall not create glare on adjacent properties. Lighting shall be
shielded away from adjacent properties and directed on site. The applicant shall submit a
lighting plan, including the submittal of a photometrics evaluation, for building, parking lot and
landscape lighting to be reviewed and approved by the Community Development Director prior
to the issuance of building permits
11.
Sign Permit: The applicant shall obtain a sign permit for any new signage. A sign application shall
be submitted to the Community Development Department in accordance with the provisions of the
Sign Ordinance. No sign shall be permitted until an application is approved a permit issued.
12. Landscape Maintenance: Landscaping shall be maintained in good order and diseased or dead
plants shall be removed and replaced as soon as practical.
13.
Revised Site Plan: Applicant to submit a revised site plan relocating the unit types on lot 42 and 43
and increasing front yard setbacks of units proposed along the San Tomas Expressway where rear
yards may accommodate an adjustment.
BUILDING DIVISION:
14.
Permits Required:
A building permit application shall be required for the proposed structures. The building permit
shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
15. Construction Plans: The conditions of approval shal! be stated in full on the cover sheet of
construction plans submitted for building p~}rmits.
16. Size of Plans: The maximum size of construction plans submitted for building permits shall be 24
inches by 36 inches.
17. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the building
Official, containing foundation and retaining wall design recommendations shall be submitted with
the building permit application. A licensed civil engineer specializing in soils mechanics shall
prepare this report.
18.
Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor
shall be submitted to the project building inspector upon foundation inspection. This certificate
shall certify compliance with the recommendations as specified in the soils repot and the building
pad elevation and on-site retaining wall locations and elevations are pared according to approved
plans. Horizontal and vertical controls shall be se t and certified by a licensed surveyor or
registered civil engineer for the following items:
Planning Commission Resolution No. 3247
PD 99-03 - 20 Union Avenue - Joe Quilici
Pa~e 6
19.
20.
21.
22.
23.
24.
25.
a. Pad elevation
b. Finish floor elevation (first floor)
c. Foundation comer locations
Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-IR and MF-1R
shall be blue-lined on the construction plans.
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 tot the Building
Official for approval prior to issuance of the building permits, in accordance with U.B.C. Section
106.5. Please obtain Cit of Campbell, Special Inspection forms from the Building Inspection
Division counter.
Stormwater Runoff: The City of Campbell, standard Santa Clara Valley Noon-point Source
Pollution control Program specification sheet shall be part of plan submittal. The specification
sheet (size 24-iinch by 36-inch) is available at the Building division service counter.
Title 24 Accessibility - Commercial: The project shall comply fully with current Stat of California
Title 24 Accessibility requiremen5s.
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 Ca~pbell "20%" exemption for on submitted construction
plans. This for m is available at the building Division service counter.
Approvals Required: The project requires the following agency approval prior to issuance of the
building permit.
a. West Valley sanitation District
b. Santa Clara County Fire Department
c. Santa Clara County Health Department
d. School District
i. Campbell Union School District
ii. Campbell Union High School District
Planning Commission Resolution No. 3247
PD 99-03 - 20 Union Avenue - Joe Quilici
Page 7
SANTA CLARA COUNTY FIRE DEPARTMENT:
26.
Development review: Review of this development proposal is limited to acceptability of site access
and water supply as they pertain to fire department operations, and shall not be construed as a
substitute for formal plan review to determine compliance with adopted model codes. Prior to
performing any work the applicant shall apply to the Building Department for applicable
construction permits.
27.
Required fire flow: Required fire flow for this project (residential portion) is 2,500 GPM at 20-psi
residual pressure. The required fire flow is available from area water mains and fire hydrant(s),
which are spaced at the required spacing.
28.
Automatic Fire Sprinkler System Required: Building s requiring fire flow in excess of 2,000 GPM,
or in excess of two stories or 35 feet in height, shall be equipped throughout with an automatic fire
sprinkler system, hydraulically designed per National Fire Protection Association (NPFA) Standard
//13.
29.
Final Required Fire Flow: Required fire flow may be reduced up to 50% in buildings equipped
with automatic fire sprinkler systems but can b no less than 1500 GPM. Therefore the final
required fire flow is 1,500 GPM at 20-psi residua pressure. This flow shall be available from any
two fire hydrants on or near the site, o long as they are spaced at a maximum spacing of 350 feet.
30.
Private Fire Hydrant(s) Required: Provide 1 private on-site fire hydrant installed per NFPA Std.
//24, at location(s) to be determined by the Fire Department. Maximum hydrant spacing shall be
250 feet, with a minimum acceptable flow of 1,500 GPM at 20-psi residual pressure. Prior to
design, the project civil engineer shall meet~(vith the fire department water supply officer to jointly
spot the required fire hydrant location.
31.
Private On-Site Fire Service Mains and/or Hydrants: Installation of private fire service mains
and/or fire hydrants shall confirm to National Fire Protection Association (NPFA) Standard #24,
and Fire Department Standard Details and Specifications W-2. A separate installation permit from
this department is required.
32.
Timing of Required Water Supply Installations: Installations of required fire service and fire
hydrants shall be tested and accepted by he fie Department, prior to the start of framing or delivery
of bulk combustible materials. Building permit issuance may be withheld until required
installations are completed, tested, and accepted._
Planning Commission Resolution No. 3247
PD 99-03 - 20 Union Avenue - Joe Quilici
Pase 8
33.
Fire Apparatus (Engine) Access Roads Required: Provide access roadway(s) with paved all weather
surface and a minimum unobstructed width of 20 feet, vertical clearance of 13 feet and 6 inches,
minimum circulating turning radius of 36 feet outside and 23 feet inside. Installations shall
conform to Fire Department Standards details and Specifications A-1.
34.
Fire Department (Engine) Roadway Turn-around Required: Provide an approved fire department
engine roadway turnaround with a minimum radius of 26 feet outside and 23 feet inside.
Installations shall conform to Fire Department Standard Details and Specifications sheet A-1.
35.
Emergency Gate/Access Gate Requirements: If gates are proposed, open gates shall not obstruct
any portion of the required access roadway or driveway width. If provided, all locks shall be fired
department approved. Installations shall conform to the Fire Department Standard Details and
Specifications G- 1.
36.
Parking Along Roadways: The required width of fire access roadways shall not be obstructed in any
manner. Parking shall not be allowed along roadways less the 28 feet in width. Parking will be
allowed along one side of the street for roadways 28-35 feet in width. For roadways equal to or
greater than 36 feet parking will be allowed on both sides of the roadway. Roadway widths shall be
measured from concrete edge to concrete edge for rounded curbs. Parking spaces are based on an 8
ft. wide space.
37.
Fire Lane Marking Required: Provide marking for all roadways within the project. Markings shall
be per Fire Department specifications. Installations shall also conform to Local Governmental
standards and the Fire Department Standard Details and Specifications A-6.
38.
Fire Department Key Box Required: The b~ilding shall be quipped with a permanently installed
emergency access key lock box (Knox), conforming to Fire Department Standard Detail and
Specifications sheet K- 1. At time of final inspection access keys shall be provided to the fire
department.
39.
Premise Identification: Approved numbers or addressed shall be placed on all new and existing
buildings in such a position as to be plainly visible and legible from the street or road fronting the
property. Numbers shall contrast with their background.
PUBLIC WORKS DEPARTMENT
40. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
Planning Commission Resolution No. 3247
PD 99-03 - 20 Union Avenue - Joe Quilici
Page 9
41.
42.
Public Service Easement: Prior to issuance of any grading or building permits for the site, the
applicant shall grant a ten foot Public Service Easement on private property contiguous with the
public right-of-way along the Union Avenue frontage. The applicant shall cause all documents to
be prepared by a registered civil engineer/surveyor and submitted to the City for review and
recordation.
Street Improvements: Prior to issuance of any grading or building permits for the site, the applicant
shall execute a street improvement agreement and shall cause plans for public Street Improvements
to be prepared by a registered civil engineer, pay fees, post security and provide insurance
necessary to obtain an encroachment permit for construction of the public improvements, as
required by the City Engineer. The plans shall include the following:
· Removal of northerly driveway approach and construct new Americans with Disability Act
(ADA) compliant driveway approach and ADA compliant sidewalk.
· Removal of existing southerly driveway approach and construction of curb, gutter and
sidewalk.
· Installation of street trees and irrigation.
· Removal and disposal of existing street lighting and replacement with new lights, pull boxes
and related facilities.
· Construction of conforms to existing improvements as necessary.
· Removal and installation of traffic control signs, stripes and related devices as necessary.
43. 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 fight-of-way line.
44. Soils Report: Prior to issuance of any grad~g or building permits for the site, applicant shall
provide a Soils Report prepared by a registe'red geotechnical or civil engineer.
45.
46.
Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for
installation of street improvements and/or abandonment of all utilities. Streets, which have been
resurfaced within the previous 5 years, will require boring and jacking for all new utility
installations. Applicant shall also prepare pavement restoration plans for approval by the City
Engineer prior to any utility installation or abandonment.
Maintenance Security: Prior to issuance of occupancy approval fOr the site, all public street
improvements required by the street improvement agreement and the encroachment permit must be
completed and accepted by the City and the applicant must provide a one-year Maintenance
Security in an amount of 25% of the Faithful Performance Bond.
Planning Commission Resolution No. 3247
PD 99-03 - 20 Union Avenue - Joe Quilici
Pa~e 10
47.
Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the
applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an
engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits.
The plans shall comply with the 1994 edition of the UBC including Chapters 18, 33, and Appendix
Chapter 33.
48. 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 that is $2,500 per acre or $1,473.
49.
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.
PASSED AND ADOPTED this 23~d day of November, 1999, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Hernandez, Jones, Kearns, Lindstrom, Lowe
None
None
None
ATTEST:
APPROVED:
Steve Piasecki, Secretary
Brad Jones, Chair
Planning Commission Minutes of November 23, 1999
Page 3
· The property is zoned PD (Planned Development).
setbacks are met.
· SARC reviewed this project and will provide a report.
The R-1 (Single-Family Residential)
Commissioner Gibbons presented the Site and Architectural Review Committee report as
follows:
· SARC reviewed the plans for this project on two occasions, October 12, and October, 26,
1999, and agrees with the report made by staff this evening. SARC was supportive of this
project.
Chairman Jones opened the Public Hearing for Agenda Item No. 1.
Chairman Jones closed the Public Heating for Agenda Item No. 1.
City Attorney William Seligmann suggested an added Condition of Approval, which states "The
residence shall be used for occupancy by an employee of the church and shall not be rented out."
Motion:
Upon motion of Commissioner Lindstrom, seconded by Commissioner
Hernandez, the Planning Commission adopted Resolution No. 3245
recommending that Council approval a Modification 0VI 98-16) to a
previously approved Planned Development Permit to allow the installation of
a factory manufactured house and carport, for use as a residence for the
pastor, on property located at 202 Railway Avenue in a PD (Planned
Development) Zoning District, by the following roll call vote:
AYES: Francois, Gibbons, Hernandez, Jones, Kearns, Lindstrom,
Lowe
NOES: None
ABSENT: None
ABSTAIN: None
Chairman Jones advised that this item will now go to Council for final approval at its meeting of
January 4, 2000.
Chairman Jones read Agenda Item No. 3 into the record.
G~99.01/PD 99-03~
Public Heating to consider the application of Mr. Joseph Quilici
for approval of a General Plan Amendment (GP 99-01) to consider
a change in the Land Use Map of the General Plan from
Public/Quasi Public to Professional Office and consideration of a
Planned Development Permit (PD 99-03) to allow the use of an
historic residence for office use and construction of a 672 square
foot addition on the second floor of the existing building and the
Planning Commission Minutes of November 23, 1999
Pa~e 4
construction of a new 7,507 square foot, two-story office building
at the rear of the site, for property located~:.~ Avenue t~ a
PD (Planned Development) Zoning District. A Negative
Declaration has been prepared for this project. Tentative City
Council Meeting Date: January 4, 2000.
Ms. Sharon Fierro, Senior Planner, presented the staff report as follows:
Advised that the applicant is seeking approval for site improvements as well as a new
building on property that is zoned PD (Planned Development).
· The project site is on Union Avenue, one property south of Campbell Avenue, across from
the Pruneyard Towers.
· The structure is an historic residence.
· The applicant has purchased the property and already received permission to demolish
outlying parts of the structure, which have no historical significance.
The Historic Preservation Board has reviewed this proposal and recommends its approval
with the condition that the existing structure on this parcel be restored to its historical
character and style, using materials of the period. The new building shall be built of
materials compatible to the historic structure. The HPB Board was impressed with the
applicant's commitment to this project.
· The General Plan designation is currently Public/Quasi Public. The last use of the property
was a home for the elderly. The proposed General Plan designation is Professional Office to
allow Office Use. Such a designation would further balance the surrounding commemial
uses.
· The project proposes 27 unistall parking spaces. This is below the 43 required but staff finds
the proposed parking to be adequate for the small office use.
· The applicant is required to preserve the historic landscaping which will include rebuilding
an arbor entrance and preserving the substantial front yard setback and two significant mature
trees.
· Staff finds this project to be consistent and recommends approval.
· Staff advised that the applicant is aware that access to the site will be from the south, using
right hand tums onto the site from Union Avenue. No left hand tums onto the site from
Union are permitted.
Commissioner Hemandez wondered if street signs would be required to limit access and tums.
Ms. Sharon Fierro indicated that necessary street markings are already in place on Union Avenue.
Commissioner Lowe inquired about the placement of the trash enclosure.
Ms. Sharon Fierro advised that due to the reconstructed historic arbor feature, the placement of
the trash enclosure had to be at the front of the site so that the collection truck can access the
dumpster.
Planning Commission Minutes of November 23, 1999
Page 5
Commissioner Gibbons presented the Site and Amhitectural Review
follows:
· SARC met on October 26, 1999, and was supportive of this project.
Committee report as
Ms. Sharon Fierro advised that the window placement has been modified per SARC's request
and the use of siding materials (brick/stucco/wood siding) has also been changed.
Chairman Jones opened the Public Hearing for Agenda Item No. 3.
Chairman Jones closed the Public Hearing for Agenda Item No. 3.
Motion:
Upon motion of Commissioner Gibbons, seconded by Commissioner
Lindstrom, the Planning Commission adopted:
A. Resolution No. 3246, recommending that Council approve a General
Plan Amendment (GP 99-01) to change the Land Use Map of the
General Plan from Public/Quasi Public to Professional Office;
B. Resolution No. 3247, recommending that Council approve a Planned
Development Permit (PD 99-03) to allow the use of an historic
residence for office use and construction of a 672 square foot addition
on the second floor of the existing building and the construction of a
new 7,507 square foot, two-story office building at the rear of the site;
and
That Council adopt a Negative Declaration for this project, by the
following roll call vote:
Francois, Gibbons, Hernandez, Jones, Kearns, Lindstrom,
Lowe
None
Ce
AYES:
NOES:
ABSENT:
ABSTAIN:
None
None
This item will be considered by Council at its meeting of January 4, 2000.
Chairman Jones read Agenda Item No. 4 into the record.
S 99-09
Morelan, J.
Public Heating to consider the application of Mr. Jim Morelan for
a Site and Architectural Approval (S 99-09) to allow the
construction of a new two-story, single family residence on
property located at 1320 W. Hacienda Avenue in an R-l-10
(Single Family Residential) Zoning District. This project is
Categorically Exempt. Planning Commission decision final,
unless appealed in writing to the City Clerk within 10 days.
GP 99-01/~D 99-03
Joseph QuJlJcJ
Item No. 3
STAFF REPORT - PLANNING COMMISSION MEETING OF
NOVEMBER 23, 1999
Public hearing to consider the application of Joseph Quilici for
approval of the following applications for property located at 20
Union Avenue in a PD (Planned Development) Zoning District:
Ae
Be
A General Plan Amendment (GP 99-01) to consider a change
in the Land Use Element of the General Plan from
Public/Quasi Public to Professional Office.
A Planned Development Permit (PD 99-03) to allow the use
of an historic residence for office use and construction of a
640 sq. ft. addition on the second floor at the rear of the
existing building and to construct a new 7470 sq. ft. two story
office building at the rear of the site.
RECOMMENDATION
That the Planning Commission take the following actions:
Recommend that the City Council GRANT a Negative Declaration for this project;
and
Adopt a Resolution, incorporating the attached findings, recommending that the
City Council APPROVE a General Plan Amendment (GP 99-01) for the project site
from Public Facility to Professional Office; and
Adopt a Resolution, incorporating the attached findings, recommending that the
City Council APPROVE a Planned Development Permit (PD 99-03) allowing the
conversion of the historic residence for use as a professional office and the
construction of a new two story office building at the rear of the site; and
ENVIRONMENTAL DETERMINATION
In accordance with the Califomia Environmental Quality Act, an initial study was
prepared for this project. The results of the study determined that no significant
environmental impacts would be created as a result of the proposed project. Based upon
the information provided in the initial study, staff has prepared a Negative Declaration for
this project.
Staff Report - Planning Commission Meeting of November 23, 1999
GP 99-01/PD 99-03--20 Union Avenue
Page 2
PROJECT DATA
Lot Area: 25,751 square feet/.59 net acres
Existing Building (sq.ft.) New Building (sq.tl.)
First Floor 1143 3730
Second Floor 640 3740
Total ! 780 7470
Total Building Area: 9541 sq.ft.
Lot Coverage: 22%
Floor Area Ratio (FAR): 29(FAR)
Parking **
Provided: 37 spaces (35 universal, 2 disabled)
**The applicant is requesting approval of a parking ratio of 1 space for each 258
square feet of office area instead of the 1:225 required for general office use in the
zoning ordinance. If the 1:225 ratio were to be applied the parking requirement
would be 42 spaces.
Surrounding Uses:
North: Retail businesses on Campbell Avenue
South: Church
East: Retail
West: Multi-family residential
BACKGROUND: The .59-acre site is located on the east side of Union Avenue, one
building from the intersection of Union and Campbell Avenues. The existing building is
on the interim Historic Building Inventory being completed by the Historic Preservation
Board. The applicant is requesting permission to convert the historic residence, once
used as a residential care facility for the elderly, to professional office use. He proposes
to restore the historic building and add 672 square feet of additional office and storage
space on the second floor by adding a dormer to the rear elevation and slightly raising the
existing roofline.
He also proposes to construct a new two-story craftsman style office building. The new
building is complimentary to the style of the existing historic structure and is located at
the rear of the site to minimize its visual impacts on the front building. The front lawn
area will be restored and the site will be landscaped using historic lighting fixtures and
decorative elements.
Staff Report - Planning Commission Meeting of November 23, 1999
GP 99-01/PD 99-03--20 Union Avenue
Page 3
Several structures that were not a part of the original historic dwelling were recently
demolished due to their unsafe condition. These include a detached garage, a 1950's
room addition to the south side of the dwelling and a sunroom addition at the rear. An
arbor was demolished but will be rebuilt and replanted with wisteria to replicate the
historic look of the residence. During demolition, building materials were salvaged and
will be used to make necessary repairs to the historic structure.
The project was presented to the Historic Preservation Board on October 6, 1999 and
received permission to demolish non-historic structures. The Historic Preservation Board
voted to recommend approval of the project to allow renovation of the existing historic
structure and is supportive of the General Plan Amendment to allow adaptive reuse of the
building as professional office. If approved, the applicant will request that the City
Council grant landmark status to the building.
GENERAL PLAN AMENDMENT
The applicant is requesting approval of a change in the Land Use Element of the General
Plan from Public Facility to Professional Office. Staff supports the amendment as being
a reasonable extension of the commercial nature of the Pruneyard Office complex and the
commercial uses located on Campbell Avenue, adjacent to this use. The use of the site
for professional office use will provide a buffer to residential uses to the south and west
of the site. The site is located within walking distance of the new Downtown Campbell
Light Rail Station and the restaurants at the Pruneyard and other retail locations on
Campbell and Bascom Avenues. The Public Facilities designation allowed Federal, state
and local offices as permitted uses. The change to Professional Office allows uses similar
in nature to the existing Public Facilities designation.
Consistency with the General Plan: The project is consistent with other elements of the
General Plan. The Land Use Element encourages the preservation and restoration of
existing buildings of local significance. The preservation of the historic dwelling is
consistent with this policy. The Land Use Element also contains a policy that states that
encourages the maintenance of a balance of residential and commercial uses within the
City. The use of this site for professional office provides jobs off-setting the housing in
the Union Avenue area, one of the City's most densely populated areas.
Consistency with the Zoning Ordinance
The site is currently zoned Planned Development. Upon the granting of a Planned
Development Permit, the project will be consistent with the Zoning Ordinance.
PLANNED DEVELOPMENT PERMIT
Applicants' Proposal: Joseph Quilici of Hoskins Quilici Engineers, Inc. is requesting
approval of a Planned Development Permit to convert an existing historic structure to
office use and to construct a new two-story office building at the rear of the site. The
Zoning Ordinance describes the purpose of the Planned Development District as follows:
Staff Report - Planning Commission Meeting of November 23, 1999
GP 99-01/PD 99-03--20 Union Avenue
Page 4
The Planned Development zone is intended to "provide a degree of flexibility
which is not available in other zones so as to allow developments that are more
consistent with site characteristics while creating an optimum quantity and use of
open space and good design."
Staff believes that the plans submitted by the applicant are exceptional given that the
applicant proposes to restore an historic building, construct a new compatible craftsman
style and to recreate the historic landscape on the Union Street frontage.
Parking: A total of 37 uni-stall parking spaces are provided for this project. While this is
slightly below the number required by the Zoning Ordinance for general office use, the
applicant believes that the parking for the site will be sufficient. A VTA bus stop and the
Campbell Light Rail Station are located within walking distance of this site. It is also
noted that the applicant intends to occupy a portion of the building with a professional
engineering office. Engineering offices are equipped with large furniture such as drafting
tables and map storage files that reduce the amount of space occupied by office workers.
Staff believes that the request is reasonable given the location and nature of the use
proposed. It is also noted that the provision of parking was limited by natural constraints
on the property including the location of the historic building, the location of the cedar
trees in the front yard, the 30 foot front yard setback for the historic structure and the
need to provide an on-site fire truck turn around.
Landscaping and tree retention: The applicant has submitted a conceptual landscape plan
that illustrates a significant front yard setback of 30 feet to maintain the historic street
frontage of the historic building. An arbor will be reconstructed on the north side of the
existing structure and will be planted with wisteria to duplicate the historic appearance.
A project sign will be placed in the front using a native stone veneer. Stone veneer will
also be used on the craftsman arbor at the south side of the site. The site contains
approximately 31% landscaping with generous landscape areas around the new building
and in the parking lot. An existing black walnut tree at the rear of the site will be retained
in addition to the existing Deodar cedar trees in the front. These trees are part of the
historic landscape of the site and Union Avenue.
Staff recommends a condition of approval that the landscaping and irrigation plan be
reviewed and approved by the Community Development Director upon recommendation
of the Landscape Advisor.
SITE AND ARCHITECTURAL REVIEW COMMITTEE
This application was presented to the Site and Architectural Review Committee at its
meeting of October 26, 1999. The Committee was supportive of the project, requesting
minor changes to the elevations to incorporate consistent window treatment and
Staff Report - Planning Commission Meeting of November 23, 1999
GP 99-01/PD 99-03--20 Union Avenue
Page 5
modification to the exterior materials in keeping with the Craftsman tradition. The
changes are reflected in the plans submitted with this report.
Attachments
1. Finding for Approval of GP 98-01 and Land Use Map Exhibit
2. Finding for Approval of PD 98-03
3. Conditions of Approval for PD 98-03
4. Historic Inventory form
5. Reduced Exhibits
6. Location Map
Submitted by: .':~_ .A.~. ~~
Sharon Fierro, Senior Planner
Attachment # 1
PLANNING COMMISSION FINDINGS FOR APPROVAL OF FILE NO. GP 99-01
SITE ADDRESS:
APPLICANT:
P.C. MEETING:
20 Union Avenue
Joseph Quilici
November 23, 1999
Planning Commission Findings for Approval of a General Plan Amendment
The Planning Commission finds as follows with regard to File No. GP 99-01:
1. The proposed land use designation of Professional Office establishes a desirable land use
pattern in this neighborhood.
The proposed land use amendment is consistent with other General Plan Elements as follows:
· The Land Use Element encourages the maintenance of a balance of residential and
commercial uses within the City. The designation of this site for professional office use
will provide office jobs to continue Campbell's jobs/housing balance.
· The Land Use Element encourages the preservation and restoration of existing buildings
of local significance. The designation of this site as Professional Office creates
economic value that allows restoration and preservation of the historic building.
3. The proposed Professional Office designation is compatible with the adjacent Commercial
land use designation to the north and east of this site.
The proposed Professional Office designation is similar to the existing Public/Quasi-Public
designation in that both allow office use as a permitted use, with the major distinction being
that the Public/Quasi Public designation is restricted to governmental offices.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed land use amendment establishes a desirable land use pattem.
2. The development and uses will be compatible with the other General Plan Elements and will
aid in the harmonious development of the immediate area.
3. An initial study has been prepared concluding that no unmitigated impacts have been found
for the project.
No substantial evidence has been presented which shows that the project, as currently
presented, and subject to the required conditions of approval, will have a significant adverse
impact on the environment.
Attachment #2
PLANNING COMMISSION FINDINGS FOR APPROVAL OF FILE NO. PD 99-03
SITE ADDRESS: 20 Union Avenue
APPLICANT: Joseph Quilici
P.C. MEETING: November 23, 1999
Planning Commission Findings for Approval of a Planned Development Permit
The Planning Commission finds as follows with regard to File No. PD 99-03:
1. The proposed Planned Development Permit is consistent with the recommended Professional
Office Use designation for the project site.
2. The design and siting of the office building and the restoration of the historic residence for
adaptive reuse as an office building preserves an historic building in the Community.
3. The location of the new office building at the rear of the site preserves the historic setting of
the existing building on Union Avenue.
4. The project provides 37 on-site parking spaces for the office use which are adequate for the
proposed professional office use.
5. The proximity of the proposed project to the VTA bus line on Campbell Avenue and the
Downtown Light Rail Station will reduce the parking demand for the office building.
6. The proposed professional office project provides a viable adaptive reuse of this historic site
that is compatible with the surrounding commercial uses.
7. The proposed project provides an attractive street frontage through the preservation of the 30-
foot front yard setback, the installation of historic landscape theme and the preservation of
the historic structure as the focal point on the street.
9. An initial study was prepared for this project and concludes that there are no unmitigated
significant environmental impacts.
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.
Planning Commission Findings for Approval File No. PD 99-03
Site Address: 20 Union Avenue
Applicant Joseph Quilici
P.C. Meeting: November 23, 1999
PAGE 3
3. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
4. An initial study has been prepared which concludes that a Negative Declaration should be
prepared.
No substantial evidence has been presented which shows that the project, as currently
presented, and subject to the required conditions of approval, will have a significant adverse
impact on the environment.
6. No evidence has been presented which shows that the project will have a substantial impact
on plant or animal life.
Attachment//3
PLANNING COMMISSION RECOMMENDED CONDITIONS OF APPROVAL
FILE NO. PD 99-03
SITE ADDRESS: 20 Union Avenue
APPLICANT: Joseph Quilici
P.C. MEETING: November 23, 1999
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 construct a new two-story office building and to
restore an historic dwelling for adaptive reuse as a professional office on property located at
20 Union Avenue. The building designs shall substantially conform to the project exhibits
listed below, except as may be modified by the Conditions of Approval herein:
A. Site plan prepared by Hoskins Engineers, received November 17, 1999.
B. Building elevations and floor plans prepared by Michael B. Tregoning, Architect,
received November 17, 1999.
C. Landscape plans prepared by Favretfi, Landscapes and Gardens for Historical Buildings,
received November 17, 1999.
Building Elevations, Details and Colors:
The applicant shall submit detailed building elevations and exhibits depicting architectural
details. Detailed elevations and exhibits shall be reviewed by and approved by the
Community Development Director upon recommendation of the Architectural Advisor prior
to the issuance of building permits. Project details include, but are not limited to, the
following:
A) Details of materials to be used on the renovation of the existing historic dwelling.
Materials are to be consistent with materials used on historic Craftsman style buildings.
B) Details of materials to be used on the new office building. Materials used on the new
office building shall be of historic quality or appear to be historic quality so that the
contrast between the materials used on the two buildings is not obvious.
C) Provision of a color/material sample board specifying color palette, textures and
materials.
D) Provision of roof samples or brochures or of the color and material of the proposed
roofing.
Planning Commission Conditions of Approval File No. PD 99-03
Site Address: 20 Union Avenue
Applicant Joseph Quilici
P.C. Meeting: November 23, 1999
Page 2
o
E) Provision of window schedules for high quality of window treatments and styles
reflecting the high quality historic windows depicted on the elevations. All windows shall
be consistent with the Craftsman architectural style of the project.
F) Provision of architectural details that are carded throughout all building elevations.
G) Provisions for screening air conditioning units and roof equipment to obscure visibility
and to preserve the architectural integrity of the buildings.
H) Provision of high quality materials used throughout the project.
Building Division Submittals:
The applicant shall provide a copy of the conditions of approval for the project to be printed
on the cover sheet(s) of the plans submitted for any building permits for the project.
Landscaping: The applicants shall submit four copies of a detailed landscape and irrigation
plan to be reviewed and approved by the Community Development Director prior to issuance
of any building permits for the site.
A. All street trees shall be a minimum 24" box size. All other trees shall be a minimum 15-
gallon size and shall be planted 20 feet on center. Shrubs shall be a minimum of 5-gallon
size and shall be planted no less than 30 inches on center.
B. Removal of any trees shall require replacement of trees on site in accordance with
replacement standards of the City's Water Efficient Landscape Standards (WELS) and
the Tree Protection Ordinance.
C. All landscaping installed as required per the approved landscape plan shall be maintained
in good health.
D. All landscaping shall be installed prior to building occupancy.
Parking and Driveway: All parking and driveway areas shall be developed in compliance
with Chapter 21.50 of the Campbell Municipal Code.
A. Traffic markings and signing shall be reviewed and approved by the Community
Development Director prior to the issuance of building permits.
Fences and Wall Plan: Fencing shall be provided at the rear and side property lines, to the
satisfaction of the Community Development Director. Any newly proposed fencing 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.
7. Graffiti. Graffiti shall be removed from walls and fences within a reasonable period of time.
o
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
Planning Commission Conditions of Approval File No. PD 99-03
Site Address: 20 Union Avenue
Applicant Joseph Quilici
P.C. Meeting: November 23, 1999
Page 3
secured, or be demolished or removed from the property (Sectioh 11.201 and 11.414, 1985
Ed. Uniform Fire Code).
Utility Boxes and Back-Flow Prevention Devices: The applicant shall submit a plan prior to
installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow
prevention devices, indicating the location of the boxes and screening (if the boxes are above
ground) for approval by the Planning Division.
10. 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
issuance of building permits.
11. On-site lighting: On-site lighting shall not create glare on adjacent properties. Lighting shall
be shielded away from adjacent properties and directed on site. The applicant shall submit a
lighting plan, including the submittal of a photometrics evaluation, for building, parking lot
and landscape lighting to be reviewed and approved by the Community Development
Director prior to the issuance of building permits
12. Sign Permit: The applicant shall obtain a sign permit for any new signage. A sign application
shall be submitted to the Conununity Development Department in accordance with the
provisions of the Sign Ordinance. No sign shall be permitted until an application is approved
and a permit issued.
13. Landscape Maintenance: Landscaping shall be maintained in good order and diseased or
dead plants shall be removed and replaced as soon as practical.
BUILDING DIVISION:
14. Permits Required: A building permit application shall be required for the proposed structures.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit.
15. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permits.
16. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
17. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the building
Official, containing foundation and retaining wall design recommendations shall be
Planning Commission Conditions of Approval File No. PD 99-03
Site Address: 20 Union Avenue
Applicant Joseph Quiliei
P.C. Meeting: November 23, 1999
Page 4
submitted with the building permit application. A licensed civil Engineer specializing in soils
mechanics shall prepare this report.
18. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land
surveyor shall be submitted to the project building inspector upon foundation inspection.
This certificate shall certify compliance with the recorn_m, endations as specified in the soils
repot and the building pad elevation and on-site retaining wall locations and elevations are
pared according to approved plans. Horizontal and vertical controls shall be se t and certified
by a licensed surveyor or registered civil engineer for the following items:
a. Pad elevation
b. Finish floor elevation (first floor)
c. Foundation comer locations
19. Title 24 Energy Compliance: Califomia Title 24 Energy Compliance forms CF-IR and MF-
1R shall be blue-lined on the construction plans.
20. 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 tot
the Building Official for approval prior to issuance of the building permits, in accordance
with U.B.C. Section 106.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division counter.
21. Stormwater Runoff.' 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-iinch by 36-inch) is available at the Building division service
counter.
22. Title 24 Accessibility - Commercial: The project shall comply fully with current State of
California Title 24 Accessibility requirements.
23. 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.
24. Title 24 Accessibility - Commercial: Projects seeking to use the title 24 Hardship
Exemption clause shall blue-line a completed City of Campbell "20%" exemption form on
submitted construction plans. This form is available at the building Division service counter.
25. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit.
Planning Commission Conditions of Approval File No. PD 99-03
Site Address: 20 Union Avenue
Applicant Joseph Quilici
P.C. Meeting: November 23, 1999
Page 5
a. West Valley Sanitation District
b. Santa Clara County Fire Department
c. Santa Clara County Health Department
d. School District
i. Campbell Union School District
ii. Campbell Union High School District
SANTA CLARA COUNTY FIRE DEPARTMENT:
26. Development review: Review of this development proposal is limited to acceptability of site
access and water supply as they pertain to fire department operations, and shall not be
construed as a substitute for formal plan review to determine compliance with adopted model
codes. Prior to performing any work the applicant shall apply to the Building Department for
applicable construction permits.
27. Required fire flow: Required fire flow for this project (residential portion) is 2,500 GPM at
20-psi residual pressure. The required fire flow is available fi.om area water mains and fire
hydrant(s), which are spaced at the required spacing.
28. Automatic Fire Sprinkler System Required: Buildings requiring fire flow in excess of 2,000
GPM, or in excess of two stories or 35 feet in height, shall be equipped throughout with an
automatic fire sprinkler system, hydraulically designed per National Fire Protection
Association (NPFA) Standard #13.
29. Final Required Fire Flow: Required fire flow may be reduced up to 50% in buildings
equipped with automatic fire sprinkler systems but can be no less than 1500 GPM. Therefore
the final required fire flow is 1,500 GPM at 20-psi residua pressure. This flow shall be
available from any two fire hydrants on or near the site, as long as they are spaced at a
maximum spacing of 350 feet.
30. Private Fire Hydrant(s) Required: Provide 1 private on-site fire hydrant installed per NFPA
Std. #24, at location(s) to be determined by the Fire Department. Maximum hydrant spacing
shall be 250 feet, with a minimum acceptable flow of 1,500 GPM at 20-psi residual pressure.
Prior to design, the project civil engineer shall meet with the fire department water supply
officer to jointly spot the required fire hydrant location.
31. Private On-Site Fire Service Mains and/or Hydrants: Installation of private fire service mains
and/or fire hydrants shall confirm to National Fire Protection Association (NPFA) Standard
Planning Commission Conditions of Approval File No. PD 99-03
Site Address: 20 Union Avenue
Applicant Joseph Quilici
P.C. Meeting: November 23, 1999
Page 6
#24, and Fire Department Standard Details and Specifications W-2. A separate installation
permit from this department is required.
32. Timing of Required Water Supply Installations: Installations of required fire service and fire
hydrants shall be tested and accepted by he fie Department, prior to the start of framing or
delivery of bulk combustible materials. Building permit issuance may be withheld until
required installations are completed, tested, and accepted.
33. Fire Apparatus (Engine) Access Roads Required: Provide access roadway(s) with paved all
weather surface and a minimum unobstructed width of 20 feet, vertical clearance of 13 feet
and 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside.
Installations shall conform to Fire Department Standards details and Specifications A-1.
34. Fire Department (Engine) Roadway Turn-around Required: Provide an approved fire
department engine roadway turnaround with a minimum radius of 26 feet outside and 23 feet
inside. Installations shall conform to Fire Department Standard Details and Specifications
sheet A- 1.
35. Emergency Gate/Access Gate Requirements: If gates are proposed, open gates shall not
obstruct any portion of the required access roadway or driveway width. If provided, all locks
shall be fired department approved. Installations shall conform to the Fire Department
Standard Details and Specifications G-1.
36. Parking Along Roadways: The required width of fire access roadways shall not be obstructed
in any manner. Parking shall not be allowed along roadways less than 28 feet in width.
Parking will be allowed along one side of the street for roadways 28-35 feet in width. For
roadways equal to or greater than 36 feet parking will be allowed on both sides of the
roadway. Roadway widths shall be measured from concrete edge to concrete edge for
rounded curbs. Parking spaces are based on an 8 ft. wide space.
37. Fire Lane Marking Required: Provide marking for all roadways within the project. Markings
shall be per Fire Department specifications. Installations shall also conform to Local
Governmental standards and the Fire Department Standard Details and Specifications A-6.
38. Fire Depamnent Key Box Required: The building shall be quipped with a permanently
installed emergency access key lock box (Knox), conforming to Fire Department Standard
Detail and Specifications sheet K-1. At time of final inspection access keys shall be provided
to the fire department.
Planning Commission Conditions of Approval File No. PD 99-03
Site Address: 20 Union Avenue
Applicant Joseph Quilici
P.C. Meeting: November 23, 1999
Page 7
39. Premise Identification: Approved numbers or addressed shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Numbers shall contrast with their background.
PUBLIC WORKS DEPARTMENT
40. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
41. Public Service Easement: Prior to issuance of any grading or building permits for the site,
the applicant shall grant a ten-foot Public Service Easement on private property contiguous
with the public right-of-way along the Union Avenue frontage. The applicant shall cause all
documents to be prepared by a registered civil engineer/surveyor and submitted to the City
for review and recordation.
42. Street Improvements:
Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement and shall cause plans for public
Street Improvements to be prepared by a registered civil engineer, pay fees, post security and
provide insurance necessary to obtain an encroachment permit for construction of the public
improvements, as required by the City Engineer. The plans shall include the following:
· Removal of the northerly driveway approach and construction of a new Americans with
Disability Act (ADA) compliant driveway approach and ADA compliant sidewalk.
· Removal of existing southerly driveway approach and construction of curb, gutter and
sidewalk.
Installation of street trees and irrigation.
Removal and disposal of existing street lighting and replacement with new lights, pull
boxes and related facilities.
Construction of conforms to existing improvements as necessary.
Removal and installation of traffic control signs, stripes and related devices as necessary.
43. 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.
44. Soils Report: Prior to issuance of any grading or building permits for the site, the applicant
shall provide a Soils Report prepared by a registered geotechnical or civil engineer.
45. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities. Streets
which have been resurfaced within the previous 5 years, will require boring and jacking for
Planning Commission Conditions of Approval File No. PD 99-03
Site Address: 20 Union Avenue
Applicant Joseph Quilici
P.C. Meeting: November 23, 1999
Page 8
all new utility installations. The applicant shall also prepare pavement restoration plans for
approval by the City Engineer prior to any utility installation or abandonment.
46. Maintenance Security: Prior to issuance of occupancy approval for the site, all public street
improvements required by the street improvement agreement and the encroachment permit
must be complete~ and accepted by the City and the applicant must provide a one-year
Maintenance Security in an amount of 25% of the Faithful Performance Bond.
47. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site,
the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an
engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading
permits. The plans shall comply with the 1994 edition of the UBC including Chapters 18,
33, and Appendix Chapter 33.
48. 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 that is $2,500 per acre or $1,473.
49. 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.
MEMORANDUM
To:
From:
Date:
Subject:
Sharon Fierro
Senior Planner, Community Developmem
J~emsley
D~uty City Clerk
February 17, 1999
Amendment to the General Plan Designation for 20 Union Avenue
At the regular meeting of February 16, 1999, the City Council authorized staff to
proceed with a General Plan Amendment to change the designation of 20 Union Avenue
from Public, Semi-Public to Professional Office.
UNFINISHED BUSINESS
There were no agendized items.
NEW BUSINESS
o
Authorization to Initiate an Amendment to the General Plan Designation for 20
Union Avenue
Senior Planner Fierro - Staff Report dated February 16, 1999.
M/S: Watson/Dougherty - that the City Council authorize staff to proceed with a
General Plan Amendment to change the designation of 20 Union Avenue from
Public, Semi-Public to Professional Office. Motion adopted mlanimously.
9. Approval of Conceptual Plan - Virginia Park Renovation Project (99-12)
Senior Civil Engineer Thompson - Staff Report dated February 16, 1999.
Jeff Barber, 430 Virginia Avenue, Campbell, appeared before the City Council and
expressed concerns regarding the proximity of the play structures in relation to his
residence and cited concerns about privacy and noise.
Carl Smith, 430 Virginia Avenue, Campbell, appeared before the City Council and
expressed his frustration with the process stating that he believes his concerns have not
been listened to.
In the discussion that followed, City Councilmembers expressed their individual
approval of the conceptual plan stating that mitigating features have been included
which will provide a better buffer between the park and the location of the adjacent
residence than what currently exists. Councilmember Dean recommended that
consideration be given to eliminating the spring toy feature and moving the sand feature
which will result in a greater distance between the residence and this feature.
Following discussion, M/S: Watson/Dougherty - that the City Council approve the
conceptual plan for Virginia Park.
DISCUSSION OF THE MOTION:
Councilmember Dean requested that the Council consider directing staff to look at the
possibility of eliminating the spring toy feature and relocating the sand feature to
provide an even greater distance from the residence.
Minutes of 2/16/99 City Council Meeting 4
Council
Report
1TEM NO.: 8.
CATEGORY: New Business
MEETING DATE: February 16, 1999
TITLE
Authorization to Initiate an Amendment to the General Plan Designation for 20 Union Avenue
RECOMMENDATION
That City Council take the following action:
Authorize staff to proceed with a General Plan Amendment to change the designation
of 20 Union Avenue from Public, Semi-Public to Professional Office.
BACKGROUND
The subject site is located on the east side of Union Avenue, one parcel from Campbell Avenue.
The General Plan Land Use Map designation is Public, Semi-Public and the Zoning designation
is Planned Development. There are several structures existing on the site including a historic
dwelling with a room addition on the southerly side and several smaller buildings at the rear of
the site. Most recently the buildings have been used as a home for the elderly.
Surrounding Uses:
The subject site is located in an area of transitional land uses. Newer development on Union
Avenue has been medium to high density apartments and townhouses. Property that abuts E.
Campbell Avenue is a combination of offices and retail. Adjacent land uses are described
below:
North:
South:
East:
West:
Elite Cleaners and the Pruneyard
Santa Clara Valley Japanese Christian Church
Togo's
High Density apartments
Historic Resource Information
In conjunction with the Historic Resources Update, the property has been evaluated by a
consultant and found to be significant. The existing building was constructed in 1917 and was
occupied by Earnest S. Barron who was the sales manager for the Ainsley Packing Company. It
will be proposed for inclusion in the City's Historic Resources Inventory at the conclusion of the
Update process. Historic information is found in Attachment B, the Historic Resources
Inventory.
Applicant's Proposal
Joseph A. Quilici, a civil and structural engineer, has entered into a contract to purchase the
property located at 20 Union Avenue. He has submitted a letter, Attachment-A, requesting that
the City Council authorize staff to prepare an amendment to the General Plan Land Use Map to
re-designate the property from Public, Semi-Public to Professional Office. The zoning of the
City Council Report - February 16, 1999
Authorization for a General Plan Amendment
Page 2
site is PD, Planned Development, and will not need to be changed to allow office use of the
land.
Mr. Quilici is interested in developing this site because of the classic craftsman architecture and
sees this as an opportunity to develop a unique office environment in a historic setting. The
applicant intends to preserve and restore the historic dwelling and demolish the remainder of the
structures in the rear and the ir/compatible building addition on the main structure. Due to long
term lack of maintenance, all of the buildings are in poor condition and only the original
dwelling will be renovated. A new two story office building is proposed for the rear of the site,
designed in the craftsman style to be compatible with the main structure. Mr. Quilici's
professional engineering firm will occupy a portion of the buildings and the remainder of the
space will be leased to compatible office uses.
If this General Plan amendment is authorized, staff will prepare draft conditions of approval to
assure that the structure will be restored with historic authenticity as described in the applicant's
letter.
Gen~.ral Plan-Strategic Plan Consistency
The amendment of the General Plan Land Use Map from Public, Semi-Public to Professional
Office would be appropriate given the proximity of the Pruneyard Office Complex and
Shopping Center and smaller retail and office commercial uses that are located on E. Campbell
Avenue. The restoration of the existing historic dwelling will further the Strategic Plan vision
of Campbell as a small town with a strong sense of history.
FISCAL IMPACTS
There are no fiscal impacts anticipated as a result of this proposed amendment.
ALTERNATIVES
1. Do not grant the authorization.
2. Provide further direction regarding the review of other or alternative land uses.
.Attachments:
A: Letter from the Applicant
B: Historic Resources Inventory Form ,
PREPARED BY: ..
~,,~. p~unity Development Director
APPROVED BY: ~_,,~.t.~t,,,,/
B em~l/d 1~.~/;/City Manager
Attachment
January l5, 1999
City Of Campbell
70 North First Street
Campbell, Ca 95008.1423
Campbell City Counsel
c/o Mr. Steven Piasecki, AICP
Community Development Director
Dear Mr. Piasecki
I am a panner in a small civil and structural engineering fro'n, and am interested in
purchasing and refurbishing the property at North 20 Union Avenue, Campbell in order to
accommodate my company and other professional office users. This parcel is currently
zoned for "quasi-public "use, and I am respectfully requesting that consideration be given
for authorization to proceed with a General Plan amendment to a "professional office" use.
The property currently contains several structures with varying degrees of age, usage, and
disrepair. I have researched the City file for this property and found that portions of the
main structure reportedly date back to 1915. The existing main structure possesses the
"craftsman" style of architecture, which I fred attractive. Although the existing main
structure is in poor condition, my proposed development will rehabilitate, enhance, and
maintain its architectural style. Moreover, I plan to work with the City Planning
Department to incorporate this "craftsman" style of architecture throughout the entire
project. Some of the existing detached buildings and additions previously made to the
existing original structure on the site are not compatible with the "craftsman" style of
architecture, are in extremely poor condition both inside and out, are uninhabitable and
dangerous, and with the City's permission, will therefore be removed.
My proposed development will be conceptualized by design professionals whom I have
worked with in the past on other craftsman style and restoration projects. As professional
design consultants, we have recently completed 410 Ellenwood Avenue, an arts and crafts
style custom home in Los Gatos; and Tyrella Village and Mountain View Village, two
craftsman style bungalow subdivisions in Mountain View. Our plan is to showcase the
restored original main building within the existing heritage trees along Union Avenue, and
preserve any original existing walnut trees in the rear area. We will provide the requisite
number of on-site parking spaces as mandated by the municipal codes. The building will
cater exclusively to "professional office" users which will ensure that the traffic generated,
and the impact on the neighborhood will be minimal. Office hours for the 20 North Union
Avenue Professional Offices will generally be from 8:00 a.m. to 5:00 p.m. Monday through
Friday, which will buffer the Pmneyard and Campbell Avenue Retail From the nearby
residents who are home after dark and on weekends. Any additions to the building or site
will be done using the historic "craftsman" style of architecture. The offices will be
primarily single story, and will be massed and layed-out to appear homey and residential.
The buildings will provide continuity with the other historic buildings north of the site on
Union Avenue and east Campbell Avenue.
I also intend to meet with the adjacent property owners, whose buildings face Campbell
Avenue, to discuss the possibility of replacing the existing six foot tall redwood fence
between the properties with a landscaping hedge or berm that will beautify the area.
The 20 North Union Avenue location is surrounded by office and retail uses to the north
and east, a church to the south, and dense residential across Union Avenue to the west. My
proposed developmem appears to meet the purpose of section 21.20.010 of the City Of
Campbell Municipal Code; and offers an excellent transition from the busy Campbell
Avenue to the less busy church and residential uses along Union Avenue. This project will
be a good buffer between those different types of uses.
The 20 North Union Avenue property is only one parcel south of Campbell Avenue and is
within walking distance to the Pruneyard Shopping Center and historic downtown
Campbell and proposed light rail station. The adaptive reuse of the buildings will help
preserve Campbell's historic resources. In addition, the users of the Craftsman
Professional Office Center will certainly patronize all of the nearby restaurants, banks,
stores, and services.
I hope you will find my proposal to be as beneficial and positive to the neighborhood, and
to the City of Campbell as I do, and I hope to receive your support for my request.
Thank you for your time and thoughtful consideration.
_ Sincerely, ~ [k
Civil and Structural Engineer
501 South Bascom Avenue
San Jose, California 95128
408-971-7800
CCl
Sharon Fierro, Senior Planner
Gloria Sciara, Planner II
Council
Report
ITEM NO:
CATEGORY:
MEETING DATE:
14.
Public Hearing
January 4, 2000
TITLE
Application of Mr. Joseph Quilici for approval of a General Plan Amendment (GP
99-01) and a Planned Development Permit (PD 99-03) to change the Land Use
Element of the General Plan from Public/Semi-Public to Professional Office on the
subject property, to construct a new 7,507 square foot two-story office building at the
rear of the subject property and to allow the use of an existing historic residence for
office use with a 672 square foot addition on the second floor of the historic
structure. The property is located at 20 Union Avenue.
RECOMMENDATION
The Planning Commission recommends that the City Council take the following:
1. Grant a Negative Declaration for the proposed project; and
2. Introduce the attached ordinance approving a General Plan Amendment (GP 99-
01) of the property from Public/Semi-Public to Professional Office; and
3. Adopt a Resolution incorporating the attached findings and approving the
Planned Development Permit (PD 99-03), subject to the attached conditions of
approval.
ENVIRONMENTAL DETERMINATION
The City prepared an Initial Study for this project and it was determined that no
significant environmental impacts would be created as a result of the project. Based
upon the information provided in the Initial Study, the Planning Commission
recommends that the City Council grant a Negative Declaration for this project.
BACKGROUND
On November 23, 1999, the Planning Commission adopted a resolution
recommending that the City Council approve a General Plan Amendment (GP 99-01)
and a Planned Development Permit (PD 99-03) on property located at 20 Union
Avenue to allow a change in the Land Use Element of the General Plan from
Public/Semi-Public to Professional Office, construction of a new two-story 7,507
square foot office building at the rear of the subject property and use of an existing
historic residence for office use with a 672 square foot addition on the second floor
of the historic structure.
The subject property is located on the east side of Union Avenue, just south of E.
Campbell Avenue and is surrounded by commercial uses to the north along E.
Campbell Avenue, a church to the south, multiple-family residential units to the west
across Union Avenue and commercial uses to the east.
The site is currently developed with an historic two-story residence that is listed on
the City's Historic Inventory List. The applicant intends to restore the historic
City Council Report -- Meeting of January 4, 2000
GP 99-01/PD 99-03 - 20 Union Avenue
Page 2
structure, convert it to office space and add 672 square feet of additional office and
storage space on the second floor of the building. The newly proposed two-story
office building will be constructed with a craftsman style of architecture to
compliment the style of the existing historic structure. The Historic Preservation
Board reviewed this project and recommended support of the project as proposed.
Building permits have been issued to allow the restoration work on the historic
structure based upon recommendation by the Historic Preservation Board. The
restoration work does not require approval by the City Council. However,
conversion of space from residential to commercial use, additions to the building and
changes to the site plan do require approval by the City Council and will not take
place until the General Plan Amendment and Planned Development Permit are
approved by the City Council.
ANALYSIS
General Plan Amendment: The General Plan designation for the site is currently
Public/Semi-Public. The General Plan Amendment is requested to change the land
use to Professional Office and allow office use on the property.
Planned Development Permit: The subject property is located within a Planned
Development Zoning District. The Planned Development Permit will allow the
construction of the new two-story office building, the conversion of the existing
historic residential structure for office use and the addition of 672 square feet of
additional office and storage space in accordance with the Planned Development
Zoning Ordinance.
Design: The existing historic structure and site are to be restored and will include the
incorporation of a front lawn area and setback that are in keeping with the historic
street frontage, use of historic lighting fixtures on site, and reconstruction of the
arbor on the north side of the historic structure to be planted with wisteria to
duplicate the historic appearance of the site. The new two-story office building will
incorporate a craftsman style of architecture compatible with the existing residence.
ALTERNATIVES
1. Introduce the proposed General Plan Amendment and approve the Planned
Development Permit subject to additional and/or modified Conditions of
Approval.
2. Deny the requested application.
3. Continue for further review.
FISCAL IMPACTS
None
City Council Report -- Meeting of January 4, 2000
GP 99-01/PD 99-03 - 20 Union Avenue
Page 2
Attachments:
1. Draft City Council Ordinance
2. Draft City Council Resolution
3. Planning Commission Resolutions
4. Planning Commission Meeting Minutes
5. Planning Commission Report
6. Reduced Exhibits
7. Location Map
Prepared by:
Aki R. Irani, Pla~n~r I
Reviewed by:
Sharon Fierro, Interim Community Development Director
Approved b .
Manager
CITY OF CAMPBELL
Community Development Department · Current Planning
November 12, 1999
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the time of 7:30
p.m., or shortly thereafter, on Tuesday, November 23, 1999, in the City Hall Council Chambers, 70
North First Street, Campbell, California, for a Public Hearing to consider the application of Mr. Joseph
Quilici for approval of a General Plan Amendment (GP 99-01) to consider a change in the Land Use
Map of the General Plan from Public/Quasi Public to Professional Office and consideration of a
Planned Development Permit (PD 99-03) to allow the use of an historic residence for office use and
construction of a 672 square foot addition on the second floor of the existing building and the
construction of a new 7,507 square foot, two-story office building at the rear of the site, for property
located 20 Union Avenue in a PD (Planned Development) Zoning District. A Negative Declaration
has been prepared for this project.
Plans, Elevations, assessments, and other supporting documentation are on file and available for public
review in the Planning Office, 70 N. First Street, Campbell, California. Interested persons may attend
this meeting and/or provide written comments on this project.
Interested persons may appear and be heard at this hearing. Please be advised that if you challenge the
nature of the above project in court, you may be limited to raising only those issues you or someone
else raised at the Public Hearing described in this Notice, or in written correspondence delivered to the
City of Campbell Planning Commission at, or prior to, the Public Hearing. Questions may be
addressed to the Community Development Department at (408) 866-2140
In compliance with the Americans with Disabilities Act, listening assistive devices are available for all
meetings held in the Council Chambers. If you require accommodation, please contact the Community
Development Department at (408) 866-2140, at least one week in advance of the meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
STEVE PIASECKI
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. GP 99-01/PD 99-03
Address: 20 Union Avenue
70 North First Street - Campbell, California 95OO8.1423 · TEL 408.866.2140 · F^X 408.866.8381 · TDD 408.866.2790
,cO~' c,4,t$~
CITY on CAMPBELL
Community Development Department · Current Planning
November 4, 1999
Re: GP 99-01/PD 99-01 - 20 Union 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, November 9, 1999
Time: 5:20 p.m.
Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell
Planning Commission Meeting
Date: Tuesday, November 23, 1999
Time: 7:30 p.m.
Location: Council Chambers, City Hall, 70 N. First Street, Campbell
Should you have any questions or comments, please do not hesitate to contact me at (408) 866-
2140.
Sincerelyj .
Sl~aron Fierro
Senior Planner
Cc:
Joe Quilici (Applicant)
963 S. Genevieve Lane
San Jose, CA 95128
70 North First Street · Campbell, California 95008.1423 - ~L 408.866.2140 · FaX 408.866.8381 · 'mD 408.866.2790
CITY OF CAMPBELL
Community Development Department · Current Planning
April 15, 1999
Mr. Joe Quilici
963 S. Genevieve Lane
San Jose, CA 95128
Re: 20 Union Avenue
Dear Joe:
Per our discussion with Steve, the following information is provided regarding additional
submittal information:
Plans/Plot Han Modifications: The plot plan should be simplified and contain only pertinent
information regarding buildings, pads and parking areas. The plot plan should be modified as
follows:
· Delineate sufficient building outlines for the structures at the adjacent church
property.
· Depict driveways on adjacent properties.
· Remove all extraneous notes from the plot plan.
· If the project will be phased, please indicate clearly on the site plan, the development
elements of Phases One and Two.
· Provide a separate plot plan showing the existing conditions and proposed demolition.
· Provide a separate landscape plan.
Proposed Site Design: Remove the parking spaces adjacent to the south elevation of the
existing historic building. A restructured addition is preferable and could provide additional
square footage and improve the appearance of the project from the street elevation. Parking
should strive for a simple layout utilizing a 90 degree angle design.
Landscape Plan and Tree Inventory: Provide a separate conceptual landscape plan and a tree
inventory on additional sheets in the plan sets. The tree inventory should include a legend
indicating the size (diameter) and species of the existing trees.
4. Drainage Plan: Submit a preliminary drainage plan as a separate sheet on the plans.
70 North First Street · Campbell, California 95008.1423 · 'r~L 408.866.2140 · FAX 408.866.8381 · TDD 408.866.2790
o
Interior Floor Plans: Interior floor plans showing the entire perimeter of the building, both
first floors and second floors, should be provided on separate sheets. When demonstrating
interior alterations of historic elements, please provide the entire floor plan along with all of
the alterations proposed.
Exterior Elevations: Provide complete exterior elevations including the porte-cochere and
any other building additions proposed. Indicate building materials, existing and proposed on
the elevations. Provide dimension of the building elements including width and height
building, and dormers, etc., and existing and proposed pitch of the roof.
Alterations to Historic Structure: The proposal includes the designation of the existing
building as an Historic Landmark. An integral component of the landmark process considers
the building's integrity. Integrity refers to the level of original elements left intact and the
amount of alteration the building has undergone. To preserve the integrity of the building in
order to qualify as an historic landmark, the adaptive reuse of this building should avoid the
following:
· Replacing or altering the original features of the building such as relocating doors,
windows etc., particularly in regards to the front elevation
· Constructing new building elements on the existing structure (additions are
preferable)
· Making structural alterations to the building to change the form of the building
(changing from a one story to a two story structure)
· Limiting visibility of new building elements
· Embellishing the existing architectural elements
6. Roof plan: Provide a roof plan of the entire structure and proposed addition/recreations in'
the plan set.
7. Sample Board: Provide a sample board including building materials for including paint colors
for all existing and proposed building materials.
8. Perspective Drawing: Provide a perspective drawing illustrating an eye-level view of the
property with all existing and proposed buildings.
9. Plan Sets: Submit a total of five full-size plan sets (folded to 8 ~A x 11) and ten reduced sets
in 11 x 17 format.
10. Development Schedule: Provide a development schedule providing a written statement
outlining the proposed scheduling for the project and any associated projects.
11. Applications: Submit the following applications:
A. A completed Historic Landmark Application.
B. A completed Planned Development Permit Application.
10. Filing Fees: Filing Fees of $3,225 for the Planned Development Permit.
When the drawings of the proposed restoration are completed, the proposal should be referred to
the Historic Preservation Board for review and recommendation prior to their review of the
Landmark Application. If you have any questions, do not hesitate to contact Sharon Fierro,
Senior Planner, at (408) 866-2140.
Sincerely,
Gloria Sciara, AICP
Planner II
cc: Sharon Fierro, Senior Planner
INDUSTRIAL PROPERTY ASSOCIATES
Commercial Real Estate Services
November 25, 1998
Mr. Steve Piasecki, AICP
Community Development Director
Ms. Sharon Fierro
Senior Planner
City of Campbell
70 North First Street
Campbell, CA 95008
Dear Mr. Piasecki and Ms. Fierro:
On behalf of Mr. Joe Quilid, thank you very much for the oppommity to meet with you
yesterday to discuss the development of the property located at 20 Union Avenue,
Campbell, and the process necessary to obtain a General Plan amendment from the City of
Campbell.
Based on the favorable feedback from our meeting, Mr. Quilici has decided to submit to
the City Council a "Request for Authorization to Proceed with General Plan Amendment"
to effect a general plan change from its current "Quasi-Public" designation to
"Professional Office".
In an effort to have the "Request for Authorization to Proceed with General Plan
Amendment" presented and considered at the January 2, 1999, City Council meeting, Mr.
Quilici is in the process of preparing the documentation and exhibits that have been
requested. During the week of November 30, Mr. Quilici and I will contact Ms. Fierro
and Ms. Sciara to discuss the conceptual development plans, and related documentation,
and obtain feedback.
In advance, thank you for your time and effort in making this a development everyone can
be very proud of, especially the City of Campbell.
Sincerely,
Industrial Property Associates
(408) 453-9748
1850 Zanker Road, Suite 127
San Jose, CA 95112
Fax: (408) 453-9749
December 01, 1998
City Of Campbell
70 North First Street
Campbell, Ca 95008.1423
Attn:
Campbell City Counsel
c/o Mr. Steven Piasecki, AICP
Community Development Director
Dear Mr. Piasecki
RECEJYED
EC t 0 1998
CITY OF CAMPBELL
PLANNING DEPT,
I am a partner in a small civil and structural engineering firm, and am interested in
purchasing and refurbishing the property at 20 Union Avenue, Campbell in order to
accommodate my company and other professional office users. This parcel is currently
zoned for "quasi-public "use, and I am respectfully requesting that consideration be given
for authorization to proceed with a General Plan amendment to a "professional office" use.
The property currently contains several structures with varying degrees of age, usage, and
disrepair. I have researched the City file for this property and found that portions of the
main structure reportedly date back to 1915. The existing main structure possesses the
"craftsman" style of architecture, which I find attractive. Although the existing main
structure is in poor condition, my proposed development will rehabilitate, enhance, and
maintain its architectural style. Moreover, I plan to work with the City Planning
Department to incorporate this "craftsman" style of architecture throughout the entire
project. Some of the existing detached buildings and additions previously made to the
existing original structure on the site are not compatible with the "craftsman" style of
architecture, are in extremely poor condition both inside and out, are uninhabitable and
dangerous, and with the City's permission, will therefore be removed.
My proposed development will be conceptualized by design professionals whom I have
worked with in the past on other craftsman style and restoration projects. As professional
design consultants, we have recently completed 410 Ellenwood Avenue, an arts and crafts
style custom home in Los Gatos; and Tyrella Village and Mountain View Village, two
craftsman style bungalow subdivisions in Mountain View. Our plan is to showcase the
restored original main building within the existing heritage trees along Union Avenue, and
preserve any original existing walnut trees in the rear area. We will provide the requisite
number of on-site parking spaces as mandated by the municipal codes. The building will
cater exclusively to "professional office" users which will ensure that the traffic generated,
and the impact on the neighborhood will be minimal. Any additions to the building or site
will be done using the historic "craftsman" style of architecture. The offices will be primarily
single story, and will be massed and layed-out to appear homey and residential. The
buildings will provide continuity with the other historic buildings north of the site on Union
Avenue and east Campbell Avenue.
I also intend to meet with the adjacent property owners, whose buildings face Campbell
Avenue, to discuss the possibility of replacing the existing six foot tall redwood fence
between the properties with a landscaping hedge or berm that will beautify the area.
The 20 Union Avenue location is surrounded by office and retail uses to the north and east,
a church to the south, and dense residential across Union Avenue to the west. My proposed
development appears to meet the purpose of section 21.20.010 of the City Of Campbell
Municipal Code; and offers an excellent transition from the busy Campbell Avenue to the
less busy church and residential uses along Union Avenue. This project will be a good
buffer between those different types of uses.
The 20 Union Avenue property is only one parcel south of Campbell Avenue and is within
walking distance to the Pruneyard Shopping Center and historic downtown Campbell. The
adaptive reuse of the buildings will help preserve Campbell's historic resources. In addition,
the users of the Craftsman Professional Office Center will certainly patronize all of the
nearby restaurants, banks, stores, and services.
I hope you will find my proposal to be as beneficial and positive to the neighborhood, and to
the City of Campbell as I do, and I hope to receive your support for my request.
Thank you for your time and thoughtful consideration.
'N~ Sincerel~o~
~Engineer
50 l'~duth Bascom Avenue
San Jose, California 95128
408-971-7800
CCi
Sharon Fierro, Senior Planner
Gloria Sciara, Planner II