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Site & Arch - 1999November 18, 1999 CITY OF CAMPBELL City Clerk's Office Mr. James Smith 3245 Winchester Blvd., Campbell, CA 95008 Dear Mr. Smith: At the regular meeting of November 16, 1999, the City Council held a public hearing to consider an Appeal of a Planning Commission decision approving a Site and Architectural Review Permit (S99-04) to allow the construction of a new commercial building at property located at 3245 S. Winchester Boulevard. After hearing public testimony, and following due consideration and discussion, the City Council adopted Resolution No. 9615 granting the Appeal and overturning the Planning Commission's Site and Architectural approval (S99-04) to allow a new 3,330 square foot commercial building on property located at 3245 S. Winchester Boulevard in a C-2-S (General Commercial) Zoning District. A certified copy of this Resolution is enclosed for your records. 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 Enc. cc. Aki Irani, Planner I 70 North First Street · Campbell, California 95008.1423 - 'rtl 408.866.2117 · F^X 408.374.6889 - TDD 408.866.2790 November 18, 1999 CITY OF CAMPBELL City Clerk's Office Mr. Von Goesling 1384 Walnut Drive Campbell, CA 95008 Dear Mr. Goesling: At the regular meeting of November 16, 1999, the City Council held a public hearing to consider your Appeal of a Planning Commission decision approving a Site and Architectural Review Permit (S99-04) to allow the construction of a new commercial building at property located at 3245 S. Winchester Boulevard. After hearing public testimony, and following due consideration and discussion, the City Council adopted Resolution No. 9615 granting the Appeal and overturning the Planning Commission's Site and Architectural approval (S99-04) to allow a new 3,330 square foot commercial building on property located at 3245 S. Winchester Boulevard in a C-2-S (General Commercial) Zoning District. A certified copy of this Resolution is enclosed for your records. 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 Enc. cc. Aki Irani, Planner I 70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2117 ' F^X 408.374.6889 · TDD 408.866.2790 RESOLUTION NO. 9615 BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CAMPBELL GRANTING AN APPEAL AND OVERTURNING THE PLANNING COMMISSION'S SITE AND ARCHITECTURAL APPROVAL (S 99-04) TO ALLOW A NEW 3,330 SQUARE FOOT COMMERCIAL BUILDING ON PROPERTY LOCATED AT 3245 S. WINCHESTER BOULEVARD IN A C-2-S (GENERAL COMMERCIAL) ZONING DISTRICT. After notification and public hearing, as specified by law, and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. After due consideration of all evidence presented, the City Council did find as follows with respect to application S 99-04: An initial study was prepared for this project which concludes there are no significant environmental impacts and a Negative Declaration has been prepared for this project. The proposed building design and site layout are not consistent with the commercial land use of the General Plan and the (C-2-S) General Commercial designation for the site. The proposed project fails to achieve the following objectives: a) Provide an attractive architectural elevation of the building along the street frontage. b) Accommodates joint use of driveways and parking circulation so that street curb cuts and driveways are minimized. c) Encourages a pedestrian oriented environment though the placement of the building in close proximity to pedestrian sidewalks. d) Creates an architecturally pleasing project reflective of the recently approved commercial buildings on major arterial streets and e) Places the loading areas of the building along the street frontage of the building. The proposed circulation does not accommodate future shared access with adjacent parcels. The proposed project design fails to address the site planning issues of the building placement along the street frontage and fails to integrate the use with the surrounding neighborhood and uses. The project will not create a nuisance due to noise, litter, vandalism, traffic or other factors. The project will have a detrimental affect on the adjacent property by the placement of a 16-foot wall along the rear property line of the adjacent residential use, thus disturbing the peace and enjoyment of nearby residential neighborhood. City Council Resolution Granting an Appeal and Overturning the Planning Commission Approval S 99-04 - 2345 S. Winchester Boulevard Page 2 Based on the foregoing findings of fact, the City Council further finds and concludes that: The proposed project will not aid in the enhancement and the harmonious development of the immediate area. The establishment, maintenance, or operation of the uses will be detrimental to the public health, safety, peace, morals, comfort or general welfare of persons residing or working in the neighborhood of such proposed use. The proposed site layout does not provide the desired site layout of commercial uses along a major arterial street in the community. The project is adequately served by streets of sufficient capacity to carry the kind and quantity of traffic such uses would generate but has not accommodated joint use of project driveways with adjacent properties, however, future shared driveways between commercial uses have not been provided. PASSED AND ADOPTED this 16th day of November ,1999, by the following roll call vote AYES: NOES: ABSENT: ABSTAIN: ATTEST · COUNCILMEMBERS: COUNCILMEMBERS: COUNCIl.MEMBERS: COUNCILMEMBERS: APPROVED: Anne Bybee, City Clerk Watson, Dougherty, Dean Kennedy, Furtado None ~ ~~~%~ None Daniel E. Furtado, Mayor M/S: Dougherty/Watson - that further reading of Ordinance 1983 be waived. Motion adopted unanimously. Recess/Reconvene: Mayor Furtado declared a five minute recess at 8:45 p.m. The City Council reconvened at 8:50 p.m. 13. Appeal of Planning Commission decision approving Application of Mr. James Smith for approval of a Site and Architectural application to allow a new commercial building on property located at 3245 S. Winchester Boulevard in a C- 2-S (General Commercial) Zoning District (Resolution/Roll Call Vote) This is the time and place for a public hearing to consider an Appeal of the Planning Commission decision approving the Application of Mr. James Smith for approval of a Site and Architectural application to allow a new commercial building on property located at 3245 S. Winchester Boulevard in a C-2-S (General Commercial) Zoning District. Senior Planner Fierro - Staff Report dated November 16, 1999. Mayor Furtado declared the public hearing open and asked if anyone in the audience wished to be heard. Von Goesling, 1384 Walnut Drive, Campbell, appeared before the City Council and stated that he was appealing the decision of the Planning Commission and requesting that the commercial structure be placed at the front of the property. Jhaine Goesling, 1384 Walnut Drive, Campbell, appeared before the City Council and spoke in support of the Appeal. David Brady, 1360 Walnut Drive, Campbell, appeared before the City Council and spoke in support of the Appeal. Bruce Johnson, Architect, appeared before the City Council and spoke in support of the Planning Commission decision. Gary Gairaud, 615 Louise Court, Campbell, appeared before the City Council and spoke in support of placing the building at the front of the property. There being no one else wishing to be heard, Mayor Furtado closed the public hearing. Following discussion, M/S: Dean/Dougherty - that the City Council adopt Resolution 9615 upholding the appeal and overturning the Planning Commission's Site and Architectural Approval (S 99-04) to allow a new 3,330 square foot Minutes of 11/16/99 City Council Meeting 6 14. commercial building on property located at 3245 S. Winchester Boulevard in a C- 2-S (General Commercial) Zoning District. Motion adopted by the following roll call vote: AYES: Councilmembers: Watson, Dougherty, Dean NOES: Councilmembers: Kennedy, Furtado Application of Tom Prebil and John Garagozza, on behalf .of MVA Construction Co., Inc., for approval of a Tentative Subdivision Map (TS 98-02) and a Site and Architectural Approval (S 98-18) to allow a subdivision to create six parcels on property located at 1113 Crockett Avenue (northwest corner of Crockett & Westmont) in an R-l-6 (Single Family Residential) Zoning District (Resolution/Roll Call Vote) This is the time and place for a public hearing to consider the"Application of Tom Prebil and John Garagozza, on behalf of MVA Construction Co., Inc., for approval of a Tentative Subdivision Map (TS 98-02) and a Site and Architectural Approval (S 98- 18) to allow a subdivision to create six parcels on property located at 1113 Crockett Avenue (northwest comer of Crockett & Westmont) in an R-l-6 (Single Family Residential) Zoning District. Planner II Schmidt - Staff Report dated November 16, 1999. Mayor Furtado declared the public hearing open and asked if anyone in the audience wished to be heard. Susanne Waher, 1381 Estrellita Way, Campbell, appeared before the City Council and requested that the City Council apply the guidelines set forth in the San Tomas Policy in considering this application. There being no one else wishing to speak, Mayor Furtado closed the public' hearing. M/S: Watson/Dougherty - that the City Council grant a Mitigated Negative Declaration for the proposed project; adopt Resolution 9616 approving a Tentative Subdivision Map (TS 98-02) to allow the creation of six lots on property located at 987 and 1113 Crockett Avenue, subject to Conditions of Approval; and adopt Resolution 9617 granting a Site and Architectural Approval (S 98-18) to allow the construction of six new single family residences on property located at 987 and 1113 Crockett Avenue, subject to Conditions of Approval. Motion adopted by the following roll call vote: AYES: Councilmembers: Watson, Dougherty, Dean, Kennedy, Furtado NOES: Councilmembers: None Minutes of 11/16/99 City Council Meeting 7 Council Report ITEM NO: CATEGORY: MEETING DATE: Public Hearing November 16, 1999 TITLE Appeal of a Planning Commission decision approving a Site and Architectural Review Permit (S 99-04) to allow the construction of a new commercial building - 3245 S. Winchester Boulevard. CITY COUNCIL ACTION: The City Council may take one of the following actions: 1. Adopt a Resolution upholding the Planning Commission approval of S 99-04 and denying the appeal; or, 2. Adopt a Resolution upholding the appeal and denying application S 99-04; or, 3. Continue the item for further review. BACKGROUND Planning Commission Meeting: On October 12, 1999, the Planning Commission, by a 4-2-1 vote, approved a Site and Architectural Review Permit (S 99-04) to allow the construction of a 3,330 square foot, one-story commercial building on property located at 3245 S. Winchester Boulevard. The approval allows the construction of the commercial building along the rear property line of the subject property adjacent to a single-family residential lot located on Walnut Drive. Planning Division staff recommended that the Planning Commission deny the application due to the proposed placement of the building at the rear of the site (see attached staff report dated October 12, 1999). Appeal: On October 22, 1999, the City received a letter from Mr. Von Goesling appealing the Planning Commission's approval of the Site and Architectural Review Permit (S 99-04) to allow the construction of the commercial building along the rear property line of the subject property. Mr. Goesling resides on the residential property on Walnut Drive directly behind the subject property and he is objecting to the approval allowing the commercial building to be constructed along the rear property line. Mr. Goesling states that he does not want the building constructed against his property line because he feels that the 16-foot high wall of the building will act as a monolith limiting access to sunlight and creating a walled-in effect on his property. Mr. Goesling is not requesting denial of the project, but a modification to the approval requiring that the building be constructed along the front property line facing Winchester Blvd and the rear of the lot be used to accommodate the parking lot for the development. A copy of Mr. Goesling's appeal letter is attached for your review. ALTERNATIVES The alternative actions are listed on page one under "City Council Actions." FISCAL IMPACTS None City Council Report - November 16, 1999 Appeal of S 99-04 - 3245 S. Winchester Blvd. Page 2 Attachments: 1. Draft City Council Resolution upholding the Planning Commission approval of S 99-04 and denying the appeal. 2. Draft City Council Resolution upholding the appeal and denying the Planning Commission approval of S 99-04. 3. Letter of Appeal submitted by Mr. Von Goesling. 4. Planning Commission Resolution 3237 5. Planning Commission Meeting Minutes of October 12, 1999 6. StaffReport for Planning Commission Meeting of October 12, 1999 7. Exhibits 8. Location Map Steve Piasecki, Community Development Director Approved by: Bernard M. Strojny, City Manager To: The City Clerks Office I wish to appeal the decision made on October 12, 1999 by the Planning Commission. For the application of Mr. James Smith for approval of a Site and Architectural Application (S 99-04) to allow a new commercial building on property located at 3245 S. Winchester Boulevard in a C-2-S (General Commercial) Zoning District. Due to the setback, location and 16 foot height of the structure on said property, this structure is encroaching our views and stealing direct sun light. This structure is a dominant monolith that my family does not wish to have up against our property. We don't want to go into our backyard feeling that we are in a prison yard. We already have a monolith to an adjacent property, however we moved in recognizing that. We do not want another one. A comment was made by one of the Commission members at the public heating last week, that the property owners (Goesling) at 1384 Walnut Dr. knew that they were moving behind a commercial building zone. She's correct, we did know, however we never imagined the city would approve a structure directly against the property line. We are not asking the City to deny a commercial structure on the property. We are pleading with the City that they revisit their original recommendations fi.om the Planning Department, by having the structure at the front of the property by Winchester, versus having the structure up against the back of our residential property line. 1384 Walnut Dr. Campbell, Ca. 95008 EO0 8305 i CALIFORNIA DEPARTMENT OF FISH AND GAME CERTIFICATE OF FEE EXEMPTION De Minimis Impact Finding Project Title/Location (include county): S 99-04 3245 S. Winchester Blvd. Campbell, CA 95008 Santa Clara County Project Description: Project entails a Site and Architectural approval allowing the construction of a new 3300 sq.ft, commercial building Findings of Exemption (attach as necessary): The Planning Commission granted a Negative Declaration based upon the findings in the initial study prepared for this project which determined that no effects to wildlife or the environment will result from development of this project. Certification: I hereby certify that the public agency has made the above finding and that the project will not individually or cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2 of the Fish and Game Code. Signature: . City of Campbell Date: NOV 1 8 19~ OCT 1 ti 1999 ~:"~"~,~ c~ CITY OF CAMPBELL Community Development Department. Current Planning October 14, 1999 James Smitfi 3245 S. Winchester Boulevard Campbell, CA 95008 Re: S 99-04 - 3245 S. Winchester Boulevard Dear Applicant: Please be advised that the Planning Commission, at its meeting of October 12, 1999, adopted Resolution No. 3237 granting a Site and Architectural Approval to allow the construction of a new commercial building on the above-referenced property. This approval is effective in ten days, unless appealed in writing to the City Clerk. The time within which judicial review of this decision must be sought is governed by California Code of Civil Procedure, Section 1094.6. If you have any questions, do not hesitate to contact me at (408) 866-2140. Associate Planner cc: Harold Housley, Public Works Department Frank Mills, Building Division Wayne Hokanson, Santa Clara County Fire Department Brace Johnson, Project Architect 70 North First Street · Campbell, California 95008.1423 - TEL 408.866.2140 · F^X 408.866.8381 - mD 408.866.2790 RESOLUTION NO. 3237 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL APPROVAL TO ALLOW A NEW 3,330 SQUARE FOOT COMMERCIAL BUILDING ON PROPERTY LOCATED AT 3245 S. WINCHESTER BOULEVARD IN A C-2-S (GENERAL COMMERCIAL) ZONING DISTRICT. APPLICATION OF MR. JAMES SMiTH. FILE NO. S 99-04. After notification and public hearing, as specified by law, and after presentation by the Community Development Director, proponents and opponents, the hearing was closed. After due consideration of all evidence presented, the Planning Commission did find as follows with respect to application S 99-04: An initial study was prepared for this project, which concludes there are no significant environmental impacts, and a Negative Declaration has been prepared for this project. The proposed building design and site layout are consistent with the commercial land use of the General Plan and the (C-2-S) General Commercial designation for the site. The proposed achieve the following objectives: a) Provides an attractive architectural elevation of the building towards the street frontage b) Accommodates driveways and parking circulation to serves the proposed use consistent with the parking standards of the City. c)Creates an architecturally pleasing project reflective of the other approved commercial buildings along this portion of Winchester Blvd. 3. The proposed circulation accommodates the parking and access needs of the applicant. The proposed project design addresses the site planning issues of the building placement at the rear of the property buffering the residential use to the rear and integrates the use with the surrounding neighborhood and uses. 5. The project site plan indicates that 23 percent of the project will be landscaped. 6. The project will not create a nuisance due to noise, litter, vandalism, traffic or other fac~0rs. The project will not significantly disturb the peace and enjoyment of nearby residential neighborhood. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: The proposed project will aid in the enhancement and the harmonious development of the immediate area. The establishment, maintenance, or operation of the uses will be detrimental to the public health, safety, peace, morals, comfort or general welfare of persons residing or working in the neighborhood of such proposed use. Planning Commission Resolution No. 3237 S 99-04 - 3245 S. Winchester Boulevard Page 2 The proposed site layout provides a desirable site layout for a commercial use along this portion of Winchester Boulevard. The project is adequately served by streets of sufficient capacity to carry the kind and quantity of traffic such uses would generate. The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinance of the City of Campbell and the State of California. 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. Project Approval - Approval is granted for a Site and Architectural Review Permit (S 98-04) allowing development on property located at 3245 S. Winchester Blvd. consisting of the following: · A 3330 square feet retail building and related parking and landscape areas Project approval shall substantially comply with project plans prepared by Bruce Johnson, Architect, dated 9/16/99 and 9/27/99, except as modified by the Conditions of Approval contained herein. o Detailed Building Elevations A. Revised Elevation - The applicant shall continue to work with staff on resolving the exterior treatment providing further detail of architectural details enhancements. Details shall include elimination of the covered arcade, expansion of the canvas awnings, provision of split face block or stucco finish on the north and west elevation and refinement of the window sizes. Details to be approved by the Community Development Director upon recommendation of the Architectural Advisor. Bo Materials and Colors: The applicant shall work with staff upon the recommendation of the Architectural Advisor to select specific building colors and materials for the new buildings. The conceptual palette is considered acceptable. The colors shall be referred to the Community Development Director for review and approval prior to issuance of building permits. o Architectural Details- The applicant shall submit plans and illustrated brochures indicating the location and design of architectural features such as light fixtures and parking lot lighting for approval by the Community Development Director. o Parking and Driveways - Ail parking and driveway areas shall be developed in compliance with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell Municipal Code, subject to review by the Community Development Director. Planning Commission Resolution No. 3237 S 99-04 - 3245 S. Winchester Boulevard Page 3 o On-site Lighting: Details of project lighting shall be approved by the Planning Department prior to the issuance of building permits. Lighting shall be directed to prevent glare on adjacent properties or on the public right-of-way. Landscape/Screen Wall Plan: The applicant shall submit four (4) sets of the landscape/irrigation and screen wall plan indicating the decorative screen wall design between the parking area and the street frontage to the Community Development Director for review and approval prior to the issuance of building permits. Final plan to be prepared consistent with the WELS standards and the Tree Preservation Ordinance. The plan shall include the following: A) Installation of a 3 to 3.5 foot screen wall to soften the appearance of the parking area. B) Provision of irrigation and planting details for all planting areas. C) Introduce a minimum 24-inch box trees and 5 gallon shrubs as a part of the landscaping concept. Signage Program - No signage is approved as part of the development applications approved herein. The applicant shall submit a sign program indicating all signs for the site. No sign shall be installed until such application is approved and a permit issued by the Community Development Director as specified in Chapter 21.53. of the Zoning Ordinance (Sign Ordinance). o Construction Mitigation Measures: The applicant shall implement measures as specified in the Initial Study including the following: 1. Construction activities will be limited to daytime hours of 8:00 am to 5:00 p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays and Holidays unless an exception is granted by the Building Official. 2. No pile driving is allowed for construction of the project. 3. All internal combustion engines for construction equipment used on the site will be properly muffled and maintained. 4. All stationary noise generating construction equipment, such as air compressors and portable power generator, will be located as far as practical from the existing residences and businesses. 5. All active construction areas shall be watered at least twice daily. 6. Cover all trucks hauling soil and other loose materials stationed or prior to leaving the site. 7. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and staging areas at the construction site. 8. Sweep daily all paved access roads, parking areas, staging areas, and adjacent public streets as directed by the City Engineer. 9. Enclose, cover, water or apply soil binders to exposed stockpiles. 10. Install sandbags or other erosion control measures to prevent runoff to all roadways, waterways or pubic walkways accessed by the public. Planning Commission Resolution No. 3237 S 99-04 - 3245 S. Winchester Boulevard Page 4 Archaeological Monitoring Program: Provide an archaeological monitoring program prepared by a qualified archaeologist to monitor all subsurface excavation and construction for review and approval by the Community Development Director prior to the issuance of building permits. PUBLIC WORKS DEPARTMENT 10. Preliminary Title Report: Prior to issuance of any grading, drainage or building permits for the site, the applicant shall provide a current Preliminary Title Report. 11. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building permits for the site, the applicant shall grant additional Right-of-Way (3 feet) for Public Street Purposes along the Winchester Boulevard frontage to accommodate 45 feet from the existing center line. The applicant shall cause all documents to be prepared as necessary to submit to the City for review and record the dedication. 12. 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 existing curb, gutter, sidewalk and two driveway approaches. · Construction of new curb, gutter, 10-foot sidewalk, one ADA compliant driveway approach, street trees, tree wells and irrigation system at 40 feet on center. 13. 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. 14. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 of the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall comply with all plan submittals, permitting and fee requirements of the serving utilitY company. 15. 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 that 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. 16. 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. 3237 S 99-04 - 3245 S. Winchester Boulevard Page 5 17. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1994 edition of the UBC including Chapters 18, 33, and Appendix Chapter 33. Should the development require hauling of soil or other demolition materials on or off site, the applicant shall request and obtain approval of a haul route from the City Engineer. 18. 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 which is $2,500 per acre. 19. 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. 20. Site Plan: Upon submittal of an application for an encroachment permit, the applicant shall provide a complete and accurate site plan in accordance with Attachment A and the enclosed plot plan. COMMUNITY DEVELOPMENT REQUIREMENTS 21. Garbage Collection - Trash containers of a size and quantity necessary to serve new or modified building areas shall be located in areas approved by the Fire Department. Unless otherwise noted, enclosures, shall consist of a concrete floor surrounded by a solid wall or fence and have self-closing doors of a size specified by the Fire Department. All enclosures to be constructed at grade level and have a level area adjacent to the trash enclosure area to service these containers and to be architecturally compatible with the building walls. 22. Mechanical Equipment - All roof-mounted and ground level mechanical equipment on new or remodeled structures on site, which are visible from the public right of way, shall be .screened with similar building materials subject to the approval of the Community Development Director. 23. Disabled Accessibility - All new and remodeled buildings shall provide disabled access in accordance with the Uniform Building Code (UBC), and the Uniform Federal Accessibility Standards (UFAS) and the Federal Americans with Disabilities Act (ADA). Planning Commission Resolution No. 3237 S 99-04- 3245 S. Winchester Boulevard Page 6 FIRE DEPARTMENT REQUIREMENTS 24. Developmental Review: Review of this proposal is limited to 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 or building standards. Prior to performing any work, the applicant shall apply to the Building Department for appropriate construction permits. 25. Required Fire Flow: Required fire flow for this project 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. 26. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of 2,000 GPM, or in excess of two stories in height or, 35 Feet in height shall be equipped throughout with an approved fire sprinkler system. The fire sprinkler system shall be hydraulically designed per National Fire Protection Association(NFPA) Standard # 13, 1994 edition. 27. Fire Department Key Box Required: Provide an approved fire department key box and appropriate building keys. Installations shall conform with Fire Department Standard Detail and Specification K-1. BUILDING DIVISION REQUIREMENTS 28. Building Submittal: All building permit submittals shall require that the conditions of approval shall be printed on the first page of all sets of plans. 29. Permits Required: A building permit application shall be required for the proposed structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 30. 31. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permits. Size of Plans: The maximum size of construction plans submitted for bulding permits shall be 24"' x 36". The minimum size is 18" x 24". 32. 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. 33. 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 report and the building pad elevation and on-site retaining wall locations and elevations are prepared according to Planning Commission Resolution No. 3237 S 99-04 - 3245 S. Winchester Boulevard Page 7 approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: A. Pad Elevation B. Finished floor elevation (first floor) C. Foundation Corner locations. 34. Title 24 Energy Compliance: California Title 24 Energy compliance forms CF-IR and MF-1R shall be blue-lined on the construction plans. 35.' Special Inspections: When a special inspection is required by UBC Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permits, in accordance with UBC Section 106.3.5. Please obtain City of Campbell Special Inspection Forms from the Building Inspection Division counter. 36. The City of Campbell Standard Santa Clara Valley Non-Point Source Pollution Control Program: This specification sheet shall be part of plan submittal. The specification sheet (size 24" x 36" is available at the Building Division service counter. 37. Approvals Required: building permit. A. B. C. The project requires the following agency approval prior to issuance of the West Valley Sanitation District Santa Clara County Fire Department School Districts: 1. Campbell Union School District 2. Moreland School District 3. Cambrian School District PASSED AND ADOPTED this 12th day of October, 1999, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Francois, Gibbons, Kearns, Lindstrom Hemandez, Lowe Jones None APPROVED: Elizabeth Gibbons, Acting Chair ATTEST: Steve Piasecki, Secretary Planning Commission Minutes of October 12, 1999 Page 2 COMMUNICATIONS. The following communication items were distributed: 1. Revised Study Session Agenda with corrected applicant's name. AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda modifications or postponements. ORAL REQUESTS There were no oral requests. PUBLIC HEARING Acting Chair Gibbons read Agenda Item No. 1 into the record. S 99-04 Smith, J. Continued Public Hearing to consider the application of Mr. James Smith for approval of a Site and Architectural Application (S 99- 04) to allow a new commercial building on property located at 3245 S. Winchester Boulevard in a C-2-S (General Commercial) Zoning District. A Negative Declaration has been prepared for this project. Planning Commission decision final unless appealed in writing to the City Clerk within 10 days. Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: · Advised that the applicant is seeking approval to construct a new commercial building on property located on S. Winchester, which is currently developed with a single family residence which will be demolished as part of this development. · The proposed building consists of 3,330 square feet and represents 29% of the site with 23% landscaping. The remainder will be paving. · The proposed parking ratio is 1 for each 208 square feet which staff finds adequate for the proposed use. · Surrounding uses include a daycare center to the north, a retail rug cleaning business to the south, single family residences to the west and Union Pacific and industrial uses to the east. · This project was continued from September to allow the applicant the opportunity to revise plans based on SARC feedback. · The General Plan designation for the site is Commercial and the Zoning designation is C-2-S (General Commercial). The proposed use is consistent. · Staff is not supportive of the project due to the placement of the building at the rear of the project site. The design standard for Winchester Boulevard is to have buildings built at the street level while the applicant wants to build at the rear portion of the site. Staff reasoning for developing buildings at the street level is to develop a more attractive appearance, stronger pedestrian connection and to buffer the use due to the proximity of the residential lot to the rear of this site. Advised that the applicant has lowered the height of their building to accommodate the residential rear lot. Both the rear and side of the building will be built at the property line. Planning Commission Minutes of October 12, 1999 Page 3 · Staff recommends the adoption of a resolution denying this project due to the placement of the building on the site. Commissioner Francois asked if the rear property owner was contacted. Mr. Tim J. Haley replied that it is customary to contact property owners within 300 feet of a project site and that the adjacent property owners, including the rear residential property owner, had received notification regarding this evening's heating. Commissioner Kearns asked what the setback is for the house currently on the project site. Mr. Tim J. Haley advised that he was unfamiliar with that setback but that the applicant could probably provide this data as he lives in the structure. Commissioner Kearns asked about the trash enclosure. Mr. Tim J. Haley advised that the proposed glass storefront conflicts with the placement of the trash enclosure area in that it would be visible from the windows. The applicant made changes to deal with this concern. Commissioner Hernandez sought clarification that staff's denial is the community design standard for the area. Commissioner Lowe asked for the proposed use of the site. an auto related use. sole basis for recommendation of Asked if it would possibly become Mr. Tim J. Haley advised that the applicant plans to sell upholstery cleaning supplies and equipment. Advised that auto related uses would require a Use Permit. Acting Chair Gibbons asked about the building materials, particularly for the siding. Mr. Tim J. Haley answered that a combination split-face block and stucco would be used. Additionally, canvas awnings and glass would be featured. Commissioner Lindstrom presented the Site and Architectural Review Committee report as follows: · Advised that SARC met and reviewed this project on September 28, 1999, and was supportive with some proposed modifications to the initial proposal. Acting Chair Gibbons opened the Public Hearing for Agenda Item No. 1. Mr. Bruce Johnson, Project Architect, 80 Alice Avenue: · Thanked staff and SARC for their efforts. · Stated that what they proposed is a good-looking building with an abundance of landscaping. Planning Commission Minutes of October 12, 1999 Page 4 · Advised that the trash enclosure will not be visible from the street. · Stated that is was ludicrous to deny this project solely on the basis of the placement of the building. · Said that his client has security concerns that cause him to want to develop the building to the rear of his site. · Added that they have secured privacy for the residential neighbor by changing the slope of the roof. · Stated that with the building at the front of the site, they would be unable to provide the required 16 parking spaces. With parking at the rear, those using the parking lot would not be visible from the street, which is a safety concern. · Advised that his client has lived on the property for 30 years and that many accidents from Winchester end up on the property. If the building is constructed at the front of the site, the risk is great that accidents from Winchester may result in the building being hit by a car(s) thereby getting damaged. · Said that all the buildings along Winchester from Chapman to W. Parr are built at the rear of their respective lots such as they are proposing to do. Theirs would be the only building in the immediate area constructed at the front of the property thereby making them "guinea pigs." · Thanked the Commission and staff for their help and stated he would be available for any questions. Commissioner Lindstrom asked about the type of retail proposed. Mr. Bruce Johnson advised that the proposal is for rug cleaning equipment and supplies. Mr. Von Goesling, 1384 Walnut Drive: · Stated that he has resided in his home since 1990. He is not interested in looking at a 16-foot brick wall from his home. · Said that he would rather see the structure located at the front of the property and that he had confidence in the Campbell Police should any disturbance occur in the parking lot at the rear of this site. Commissioner Keams asked if the wall is the neighbor's main concern rather than security and possible loitering. Mr. Von Goesling stated that residential properties have setback requirements and wondered why such setbacks are not required on commercial developments. Asked the Commission to have sympathy for him and his family. Commissioner Lowe asked staff to address Mr. Goesling's concerns and questions. Planning Commission Minutes of October 12, 1999 Page 5 Mr. Tim J. Haley: · Advised that the Ordinance requires a 10-foot setback for commercial developments but that the Commission may be authorize a lesser setback if it does not adversely affect adjacent properties. Commissioner Gibbons asked for clarification about how the height of required walls is determined. Mr. Tim J. Haley advised that for Fire Code protection purposes, the required wall would have to be 3 feet higher. Commissioner Lowe asked whether there would be any hazardous waste issues with this proposed use. Mr. Tim J. Haley advised that the applicant could better respond to this question but that it is customary for businesses to file a HazMat Report with Fire which would document the types of materials kept on site and safe storage and handling requirements. Mr. Gary Gairaud, 615 Louise Court: · Advised that he is a representative of the San Tomas Neighborhood Association. · Reminded the Commission that they recently reviewed a development, also on Winchester Boulevard, north of Budd Avenue, in which the building was required to be developed at the street. · Cautioned the Commission about the need for consistency. Acting Chair Gibbons closed the Public Hearing for Agenda Item No. 1. Commissioner Francois advised that he felt valid arguments have been provided by both sides. He agreed with Brace Johnson that this proposal is consistent with what is already developed in the immediate area. Also agreed that there are compelling facts on both sides. Commissioner Kearns advised that the residential neighbor directly behind the project site is impacted by this proposal. Expressed regret that more neighbors were not present to express similar concerns. Commissioner Lowe stated his agreement with Commissioner Francois but added that he is leaning in favor of the homeowner's concerns. Said that the building should be placed up front and stated his support of a Resolution denying this application. Commissioner Hemandez also said he agreed with Commissioner Francois that good arguments have been presented representing both sides of this issue. Stated that they have to consider not just now but also future uses. Stated that he leaned toward Commissioner Lowe's viewpoint on denying the application. Planning Commission Minutes of October 12, 1999 Page 6 Commissioner Lindstrom asked to having the Public Hearing re-opened. Acting Chair Gibbons re-opened Public Hearing No. 1. Mr. Bruce Johnson, Project Architect: · Stated that his client likes the building at the rear of the site. It looks good. · His client had wanted to construct a 4,000 square foot building but it had to be reduced to 3,330 to accommodate the 16 parking spaces. · Advised that they cannot fit the required spaces and 3,330 square foot building if the building is constructed at the front of the site due to driveway requirements. To accommodate moving the building, staff would have to give up something such as landscaping. Mr. Von Goesling stressed to the Commission that he and his family live at their home 7 days a week, 52 weeks a year and are concerned about this potential building being constructed at the property line behind their home. Acting Chair Gibbons re-closed Public Hearing No. 1. Commissioner Kearns asked whether the wall would still be 16-feet if the building was set back from the property line. Mr. Tim J. Haley advised that a 6-foot high wall is required to separate Commercial and Residential uses. Mr. Steve Piasecki added that in addition to the 6-foot wall, a 10-foot landscaping strip would also be required should the building be moved off of the property line. Staff is not supportive of that option as that strip would become a maintenance issue. Acting Chair Gibbons: · Stated her support of Commissioner Francois' comments. · Advised that the project came before SARC on two different occasions. Quite a bit of time has been devoted to the review of the project. · Stated that two main issues include the placement of the building on the property and the desired size of building and the impact the placement has on the possible size of building allowed on the site. Another issue is the proximity to residential uses. · Placement of the building at the front of the property is a long-term approach to development planning. · Stated that having the residential property adjacent to a commercial site is always a challenge and that issue is not ignored. · Stated that mitigations have been implemented and others proposed, ff the building is built at the rear of the site, it should be all the way back. The 10-foot setback does not benefit either property owner. Planning Commission Minutes of October 12, 1999 Page 7 · The proposed wall has been enhanced in respect to the residential property owner. It would be constructed of slump block with an accent band. A slope roof has been designed to reduce the mass and height. · Reminded that the proposed commercial use is consistent with zoning for the property. Motion: Upon motion of Commissioner Lowe, seconded by Commissioner Hernandez, the Planning Commission moved to adopt a Resolution denying a Site and Architectural Approval (S 99-04) to allow the construction of a 3,330 square foot commercial building at the rear property line, on property located at 3245 S. Winchester Boulevard, by the following roll call vote: AYES: Hernandez, Lowe NOES: Francois, Gibbons, Kearns, Lindstrom ABSENT: Jones ABSTAIN: None The motion failed. Motion: Upon motion of Commissioner Lindstrom, seconded by Commissioner Kearns, the Planning Commission adopted Resolution No. 3237 granting a Site and Architectural Approval (S 99-04) to allow the construction of a 3,330 square foot commercial building at the rear property line, on property located at 3245 S. Winchester Boulevard, by the following roll call vote: AYES: Francois, Gibbons, Kearns, Lindstrom NOES: Hernandez, Lowe ABSENT: Jones ABSTAIN: None The motion passed. Acting Chair Gibbons advised those in attendance that this approval is final, unless appealed in writing to the City Clerk within 10 days. Chairman Jones arrived at 8:15 p.m., at the conclusion of Item No. 1, joined the Commission and assumed the gavel from Acting Chair Gibbons. Chairman Jones read Agenda Item No. 2 into the record. ITEM NO. 1 STAFF REPORT - PLANNING COMMISSION MEETING OF October 12, 1999 S 99-04 Smith, J. Continued Public Hearing to consider the application of Mr. James Smith for approval of a Site and Architectural Application (S 99-04) to allow a new commercial building on property located at 3245 S. Winchester Boulevard in a C-2-S (General Commercial) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following action: 1. Adopt a Resolution, denying the applicant's proposal, based upon the attached findings. ENVIRONMENTAL DETERMINATION An initial study was prepared for this project which concludes that there are no significant environmental impacts associated with this project, consequently, a Negative Declaration is recommended in accordance with Section 15074 (b) of the California Environmental Quality Act (CEQA) Guidelines. PROJECT DATA Gross Acres: .33 acres Net Acres: .25 acres Building Coverage: Landscaping: Paving Coverage 3,330 square feet 29% 2,685 square feet 23% 5,345 square feet 48 % Parking Required: Parking Provided: 16.5 parking spaces @ 1:200 gross square feet parking ratio 16 parking spaces @ 1:208 gross square feet parking ratio Surrounding Uses: North: East: South: West: Day Care Center Manufacturing/Warehousing across Winchester Blvd. Commercial Rug Cleaning Business Single Family Residential DISCUSSION Background This application was continued from the previous Planning Commission meeting of September 14, 1999, so that the applicant could prepare revised plans addressing concerns expressed by the Site and Architectural Review Committee. A revised proposal has been submitted at this time for the Commission's consideration. Staff Report--Planning Commission Meeting of October 12, 1999 S 99-04 - 2345 South Winchester Blvd. Page 2 Applicant's Proposal: The applicant, James Smith, is requesting approval of a Site and Architectural Application to allow the construction of a single story block and stucco building at the rear of a commercial lot on the west side of South Winchester Blvd. just south of its intersection with Chapman. Development of this property will require the removal or demolition of an existing residence on the site. ANALYSIS General Plan Designation: The project site is designated as Commercial on the General Plan Land Use Element Map. The applicant is proposing a retail commercial use for sale of cleaning supplies and equipment. The proposed use is consistent with the Commercial designation. Zoning Use Designation: The project site is zoned C-2-S (General Commercial). The proposed retail use is permitted within this zoning district, subject to the site and architectural approval process, per section 21.24.020d. Campbell Municipal Code (Businesses selling new merchandise and product at retail). Uses: General retail uses are permitted in the C-2-S (General Commercial) Zoning District and the operational hours will be restricted to 6 a.m. to 11 p.m. unless a use permit is obtained. Staff finds the requested use to be consistent with the uses permitted in the C-2-S Zoning District. Parking and Circulation: The site plan indicates the provision of 16 on-site parking spaces or a parking ratio of 1:208. The proposed number of parking spaces is considered adequate and consistent with required parking ratio of 1:200 or 16.5 spaces typically required for a retail building of this size. Previously approvals of commercial parking areas have encourage the provision of mutual access easements between adjacent properties to reduce the number of curb cuts and to provide improved accessibilities between parking areas. The applicant owns the adjacent parcel to the south and has chosen to layout the parking area independent of the adjacent parcel and does not incorporate adjacent parking circulation. Staff consequently is not supportive of the independent parking arrangement. Site Layout: The applicant is proposing the placement of the building along the rear property line with the parking facilities and landscaping along the Winchester street frontage. The proposed building location is contrary to recently approved commercial buildings in the community on major arterial streets and the principles outlined in the Community Design Study, attached, that encourage the placement of building along the street frontage for major image streets. A ten foot rear setback is required under the commercial zoning districts unless the Planning Commission finds that a lesser setback is desirable. Additionally, when commercial uses abut Staff Report--Planning Commission Meeting of October 12, 1999 S 99-04 - 2345 South Winchester Blvd. Page 3 residential uses a six foot masonry wall and a landscaping buffer is required. The applicant is requesting that the building have no setback to the residential use and that the building wall of 16 feet act as the required screen wall. The placement of the building at the rear of the property creates a parking and loading area at the street frontage of the building, reduces the visibility of the business from the traveling customers and weakens the pedestrian connection to the street. It also places a 16' wall along the property line abutting the single family use to the rear of the project site. Consequently, staff is not supportive of the site layout. The applicant believes that the building placement to the rear is similar to the majority of the other commercial buildings in this neighborhood and that the creation of a parking area to rear or the side of the building creates an undesirable situation for the adjacent residential uses to the rear of the project. Additionally, the applicant believes that the placement of the building along the street frontage does not result in efficient utilization of their property and significantly reduces the size of the building. Building Design: The applicant is proposing to construct a single story concrete block and stucco retail building with a height of 22 feet that sheds to a 16 foot height at the rear adjacent to the residential use. The rear and side elevations are proposed at the property lines and are shown as a concrete block material with decorative banding to reduce the apparent building mass. The Winchester Boulevard street elevation, of the building is accented with a stucco finish, awnings and window/door glazing. The design of the building is indicative of a small warehousing use with no windows provided on the side and rear elevations. This design may attract auto repair uses in the future in the event that this particular user leaves this facility. The Site and Architectural Review Committee and staff are recommending a condition of approval that the street elevation be further refined by eliminating the proposed arcade overhang and extending the canvass canopy at the building entrance. Additionally, a split face block or stucco finish is recommended for the visible rear and side elevations. Staff is recommending further enhancements to the architectural details of the building elevation and is recommending a condition that requires the submittal of revised elevations and details for review by the Community Development Director upon recommendation of the Architectural Advisor. Revised elevations should address window trim and wall finishes, detailing of horizontal block treatment and awning details. Street Improvements: The site plan indicates a new driveway approach along the Winchester frontage and a standard 10 foot commercial sidewalk with street trees will be required for street improvements. These improvements are consistent with other sidewalk improvements required along this street and the streetscape standards. Staff Report--Planning Commission Meeting of October 12, 1999 S 99-04 - 2345 South Winchester Blvd. Page 4 Landscaping: The applicant has indicated that 23 percent of the project site will be landscaped. The development of this proposal will require the removal of seven fruit, nut, or ornamental trees on the site. Two of the more significant trees to be removed are black walnut trees with trunk diameters of 24" and 30 inches. The applicant is required as a condition of approval to submitted a landscaping and irrigation plan addressing the landscaping needs of this project and mitigating the removal of these trees. This will require the replacement of these trees with larger plant materials consistent with the Tree Preservation Ordinance. Additionally, staff is recommending that a low screen wall and landscape treatment be installed between the sidewalk and the parking area. This wall should incorporate building wall materials, allow business signage and buffer the parking area. Trash Enclosure: Staff is recommending that the applicant provide details of the proposed trash enclosure and that the enclosure area be sized to accommodate both disposal and recycling needs of the retail use. Additionally, an adjustment in glazing treatment adjacent to the trash enclosure is recommended. Site and Architectural Review Committee: This application was reviewed by the Site and Architectural Review Committee at its meeting of September 28, 1999.The Committee was supportive of the applicant's proposal subject to the submittal of revised elevations addressing the extent of canvass awnings and elimination of the covered arcade. This request is addressed in the conditions of approval. Attachments: 1. Findings for Denial Site and Architectural Approval 2. Findings for Approval Site and Architectural Approval 3. Conditions of Approval Site and Architectural Approval 4. Initial Study 5. Applicant's Letter of Request/Proposal 6. Community Design Study May 1991(Image streets) 7. Reduced Plans 8. Location Map .~.~, Prepared by: Tim J. Ha~le.y', Assc/6~te P!anner Approved by: S .h ~o n'~t~o, S e~nior pi a~nn~e rx*6~' Attachment #1 FINDINGS FOR DENIAL OF FILE NO. S 99-04 SITE ADDRESS: 3245 S. Winchester Blvd. APPLICANT: James Smith P.C. MEETING: October 12, 1999 Findings for Denial of a Site and Architectural Application to allow a new commercial on property located at 3245 S. Winchester Blvd. The Planning Commission finds as follows with regard to File No. S 99-04. An initial study was prepared for this project which concludes there are no significant environmental impacts and a Negative Declaration has been prepared for this project. The proposed building design and site layout are not consistent with the commercial land use of the General Plan and the (C-2-S) General Commercial designation for the site. The proposed project fails to achieve the following objectives: a) Provide an attractive architectural elevation of the building along the street frontage. b) Accommodates joint use of driveways and parking circulation so that street curb cuts and driveways are minimized. c) Encourages a pedestrian oriented environment though the placement of the building in close proximity to pedestrian sidewalks. d) Creates an architecturally pleasing project reflective of the recently approved commercial buildings on major arterial streets and e) Places the loading areas of the building along the street frontage of the building. 3. The proposed circulation does not accommodate future shared access with adjacent parcels. The proposed project design fails to address the site planning issues of the building placement along the street frontage and fails to integrate the use with the surrounding neighborhood and uses. 5. The project will not create a nuisance due to noise, litter, vandalism, traffic or other factors. o The project will have a detrimental affect on the adjacent property by the placement of a 16 foot wall along the rear property line of the adjacent residential use, thus disturbing the peace and enjoyment of nearby residential neighborhood. FINDINGS FOR APPROVAL OF FILE NO. S 99-04 Page 2 Based on the foregoing findings of fact, the Planning Commission further finds and concludes that: The proposed project will not aid in the enhancement and the harmonious development of the immediate area. The establishment, maintenance, or operation of the uses will be detrimental to the public health, safety, peace, morals, comfort or general welfare of persons residing or working in the neighborhood of such proposed use. The proposed site layout does not provide the desired site layout of commercial uses along a major arterial street in the community. o The project is adequately served by streets of sufficient capacity to carry the kind and quantity of traffic such uses would generate but has not accommodated joint use of project driveways with adjacent properties, however, future shared driveways between commercial uses have not been provided. Attachment #2 FINDINGS FOR APPROVAL OF FILE NO. S 99-04 SITE ADDRESS: 3245 S. Winchester Blvd. APPLICANT: James Smith P.C. MEETING: October 12, 1999 Findings for Approval of a Site and Architectural Application to allow a new commercial on property located at 3245 S. Winchester Blvd. The Planning Commission finds as follows with regard to File No. S 99-04. An initial study was prepared for this project which concludes there are no significant environmental impacts and a Negative Declaration has been prepared for this project. The proposed building design and site layout are consistent with the commercial land use of the General Plan and the (C-2-S) General Commercial designation for the site. The proposed achieve the following objectives: a) Provides an attractive architectural elevation of the building towards the street frontage b) Accommodates driveways and parking circulation to serves the proposed use consistent with the parking standards of the City. c)Creates an architecturally pleasing project reflective of the other approved commercial buildings along this portion of Winchester Blvd. 3. The proposed circulation accommodates the parking and access needs of the applicant. The proposed project design addresses the site planning issues of the building placement at the rear of the property buffering the residential use to the rear and integrates the use with the surrounding neighborhood and uses. 5. The project site plan indicates that 23 percent of the project will be landscaped. 6. The project will not create a nuisance due to noise, litter, vandalism, traffic or other factors. The project will not significantly disturb the peace and enjoyment of nearby residential neighborhood. FINDINGS FOR APPROVAL OF FILE NO. S 99-04 Page 2 Based on the foregoing findings of fact, the Planning Commission further finds and concludes that: The proposed project will aid in the enhancement and the harmonious development of the immediate area. The establishment, maintenance, or operation of the uses will be detrimental to the public health, safety, peace, morals, comfort or general welfare of persons residing or working in the neighborhood of such proposed use. The proposed site layout provides a desirable site layout for a commercial use along this portion of Winchester Blvd. o The project is adequately served by streets of sufficient capacity to carry the kind and quantity of traffic such uses would generate. Attachment 4/3 CONDITIONS OF APPROVAL FOR FILE NO. S 99-04 SITE ADDRESS: 2345 S. Winchester Blvd. APPLICANT: James Smith P.C. MEETING: October 12, 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 Ordinances of the City of Campbell and the State of California. Where applicable, the lead department with which at the applicant will work, is identified on each condition. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified. COMMUNITY DEVELOPMENT DEPARTMENT 1. Proiect Approval - Approval is granted for a Site and Architectural Review Permit (S 98- 07) allowing development on property located at 2345 S. Winchester Blvd. consisting of the following: · A 3330 square feet retail building and related parking and landscape areas Project approval shall substantially comply with project plans prepared by Bruce Johnson, Architect, dated 9/16/99 and 9/27/99, except as modified by the Conditions of Approval contained herein. Detailed Building Elevations A. Revised Elevation - The applicant shall continue to work with staff on resolving the exterior treatment providing further detail of architectural details enhancements. Details shall include elimination of the covered arcade, expansion of the canvas awnings, provision of split face block or stucco finish on the north and west elevation and refinement of the window sizes. Details to be approved by the Community Development Director upon recommendation of the Architectural Advisor. Bo Materials and Colors: The applicant shall work with staff upon the recommendation of the Architectural Advisor to select specific building colors and materials for the new buildings. The conceptual palette is considered acceptable. The colors shall be referred to the Community Development Director for review and approval prior to issuance of building permits. o Architectural Details- The applicant shall submit plans and illustrated brochures indicating the location and design of architectural features such as light fixtures and parking lot lighting for approval by the Community Development Director. Parking and Driveways - All parking and driveway areas shall be developed in compliance with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell Municipal Code, subject to review by the Community Development Director. CONDITIONS OF APPROVAL FOR FILE NO. S 99-04 Page 2 o o On-site Lighting: Details of project lighting shall be approved by the Planning Department prior to the issuance of building permits. Lighting shall be directed to prevent glare on adjacent properties or on the public right-of-way. Landscape/Screen Wall Plan: The applicant shall submit four (4) sets of the landscape/irrigation and screen wall plan indicating the decorative screen wall design between the parking area and the street frontage to the Community Development Director for review and approval prior to the issuance of building permits. Final plan to be prepared consistent with the WELS standards and the Tree Preservation Ordinance. The plan shall include the following: A) Installation of a 3 to 3.5 foot screen wall to soften the appearance of the parking area. B) Provision of irrigation and planting details for all planting areas. C) Introduce a minimum 24-inch box trees and 5 gallon shrubs as a part of the landscaping concept. Signage Program - No signage is approved as part of the development applications approved herein. The applicant shall submit a sign program indicating all signs for the site. No sign shall be installed until such application is approved and a permit issued by the Community Development Director as specified in Chapter 21.53. of the Zoning Ordinance (Sign Ordinance). Construction Mitigation Measures: The applicant shall implement measures as specified in the Initial Study including the following: 1. Construction activities will be limited to daytime hours of 8:00 am to 5:00 p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays and Holidays unless an exception is granted by the Building Official. 2. No pile driving is allowed for construction of the project. 3. All internal combustion engines for construction equipment used on the site will be properly muffled and maintained. 4. All stationary noise generating construction equipment, such as air compressors and portable power generator, will be located as far as practical from the existing residences and businesses. 5. All active construction areas shall be watered at least twice daily. 6. Cover all trucks hauling soil and other loose materials stationed or prior to leaving the site. 7. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and staging areas at the construction site. 8. Sweep daily all paved access roads, parking areas, staging areas, and adjacent public streets as directed by the City Engineer. 9. Enclose, cover, water or apply soil binders to exposed stockpiles. 10. Install sandbags or other erosion control measures to prevent runoff to all roadways, waterways or pubic walkways accessed by the public. CONDITIONS OF APPROVAL FOR FILE NO. S 99-04 Page 3 o Archaeological Monitoring Program: Provide an archaeological monitoring program prepared by a qualified archaeologist to monitor all subsurface excavation and construction for review and approval by the Community Development Director prior to the issuance of building permits. PUBLIC WORKS DEPARTMENT 10. Preliminary Title Report: Prior to issuance of any grading, drainage or building permits for the site, the applicant shall provide a current Preliminary Title Report. 11. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building permits for the site, the applicant shall grant additional Right-of-Way (3 feet) for Public Street Purposes along the Winchester Boulevard frontage to accommodate 45 feet from the existing center line. The applicant shall cause all documents to be prepared as necessary to submit to the City for review and record the dedication. 12. 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 existing curb, gutter, sidewalk and two driveway approaches. · Construction of new curb, gutter, 10-foot sidewalk, one ADA compliant driveway approach, street trees, tree wells and irrigation system at 40 feet on center. 13. 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. 14. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 of the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall comply with all plan submittals, permitting and fee requirements of the serving utility company. 15. 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 that 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. CONDITIONS OF APPROVAL FOR FILE NO. S 99-04 Page 4 16. 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. 17. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1994 edition of the UBC including Chapters 18, 33, and Appendix Chapter 33. Should the development require hauling of soil or other demolition materials on or off site, the applicant shall request and obtain approval of a haul route from the City Engineer. 18. 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 which is $2,500 per acre. 19. 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. 20. Site Plan: Upon submittal of an application for an encroachment permit, the applicant shall provide a complete and accurate site plan in accordance with Attachment A and the enclosed plot plan. COMMUNITY DEVELOPMENT REQUIREMENTS 21. Garbage Collection - Trash containers of a size and quantity necessary to serve new or modified building areas shall be located in areas approved by the Fire Department. Unless otherwise noted, enclosures, shall consist of a concrete floor surrounded by a solid wall or fence and have self-closing doors of a size specified by the Fire Department. All enclosures to be constructed at grade level and have a level area adjacent to the trash enclosure area to service these containers and to be architecturally compatible with the building walls. 22. Mechanical Equipment - All roof-mounted and ground level mechanical equipment on new or remodeled structures on site, which are visible from the public right of way, shall be screened with similar building materials subject to the approval of the Community Development Director. 23. Disabled Accessibility - All new and remodeled buildings shall provide disabled access in accordance with the Uniform Building Code (UBC), and the Uniform Federal Accessibility Standards (UFAS) and the Federal Americans with Disabilities Act (ADA). CONDITIONS OF APPROVAL FOR FILE NO. S 99-04 Page 5 FIRE DEPARTMENT REQUIREMENTS 24. Developmental Review: Review of this proposal is limited to 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 or building standards. Prior to performing any work, the applicant shall apply to the Building Department for appropriate construction permits. 25. Required Fire Flow: Required fire flow for this project 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. 26. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of 2,000 GPM, or in excess of two stories in height or, 35 Feet in height shall be equipped throughout with an approved fire sprinkler system. The fire sprinkler system shall be hydraulically designed per National Fire Protection Association(NFPA) Standard # 13, 1994 edition. 27. Fire Department Key Box Required: Provide an approved fire department key box and appropriate building keys. Installations shall conform with Fire Department Standard Detail and Specification K-1. BUILDING DIVISION REQUIREMENTS 28. Building Submittal: All building permit submittals shall require that the conditions of approval shall be printed on the first page of all sets of plans. 29. Permits Required: A building permit application shall be required for the proposed structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 30. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permits. 31. Size of Plans: The maximum size of construction plans submitted for bulding permits shall be 24" x 36". The minimum size is 18" x 24". 32. 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. CONDITIONS OF APPROVAL FOR FILE NO. S 99-04 Page 7 33. 34. 35. 36. 37. 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 report and the building pad elevation and on-site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: A. Pad Elevation B. Finished 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 UBC Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permits, in accordance with UBC Section 106.3.5. Please obtain City of Campbell Special Inspection Forms from the Building Inspection Division counter. The City of Campbell Standard Santa Clara Valley Non-Point Source Pollution Control Program: This specification sheet shall be part of plan submittal. The specification sheet (size 24" x 36" 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. School Districts: 1. Campbell Union School District 2. Moreland School District' 3. Cambrian School District Attachment #4 CITY OF CAMPBELL, CALIFORNIA California Environmental Quality Act INITIAL STUDY New Commercial Building 3245 S. Winchester Blvd. (4025 Square feet) August 1999 Prepared By: Tim Haley, Associate Planner City of Campbell Community Development Department 70 North First Street Campbell CA, 95008 (408) 866-2140 This statement is prepared in compliance with the California Environmental Quality Act INITIAL STUDY ENVIRONMENTAL EVALUATION CHECKLIST I. BACKGROUND Name and Address of Project Proponent: Mr. James Smith 3245 S. Winchester Blvd. Campbell, California 95008 Name of Project: S 99-04 (Site and Architectural Application) Project Address: 3245 S. Winchester Blvd. Campbell, CA 95008 Project Description: The project consists of the development of a new single story commercial building on the rear portion of the commercial lot of 11,154 sq. ft. accommodating a 4025 sq. ft. commercial building. The front portion of the lot will provide perimeter landscape areas and 14 parking spaces. Environmental Setting: The project site is located on the west side of S. Winchester Blvd. south of its intersection with Chapman Drive. The site is located in an C-2-S (General Commercial) Zoning District and is currently developed with a single-family residence and a detached garage. All existing structures on the property will be removed in conjunction with the development of this project. The site is surrounded by a day care center and single family residence to the north, single family residential uses to the west, service commercial uses to the south and light industrial uses and Winchester Blvd. and the Union Pacifc fight of way to the east. The site is characterized as flat and is currently developed with a single family residence and has several nut and fruit trees. Date Checklist Completed: August 13, 1999 Prepared By: Tim Haley Associate Planner Initial Study Page 2 James Smith - S 99-04 Attachment #5 June 4, 1999 We, James E. and Runore Smith; who now reside at 3245 So. Winchester Blvd., Campbell; would like to construct a commercial building on this property. We also own and operate the business at 3255 So. Winchester Blvd., Campbell. The proposed building would be for retail use. We would like the City of Campbell to approve plans for construction of this proposed building. Under the City building policy you would like us to place building to front of property (with front customer entrance ); with parking in the rear. Because of concerns we have regarding this proposed project as owners/operators; ( having lived / operated business on So. Winchester Blvd. for 42 yrs. ) we would like the city to approve the placement of the building to the rear of the property because of the following concerns: 1. Most importantly for the safety, security and welfare of the surrounding neighbors. We are concerned as to what could occur behind a front located building especially at night. Drinking, partying, homeless people sleeping (in a REAR parking lot, things being thrown over the fences, graffiti, thief from a rear service delivery door; only to name a few. This area is NOT PATROLLED WELL by the Campbell Police Department. 2. Concern for the safety of customers using facility (with front entrance). Customers would have to use driveway to gain entrance to building; with cars entering and exiting we feel this would be VERY unsafe. Given the number of accidents that have and continue to occur on So. Winchester Blvd.; this is NOT an area for daily pedestrian sidewalk use. 3. Best utilization of property for commercial use and to conform with existing commercial building placement in this block of So. Winchester Blvd.; (Chapman to W. Parr). Therefore if you share our same concerns; we would appreciate it if you would allow us to construct our proposed building to the rear of the property. Thank you for your consideration concerning this matter. James E. and Runore Smitah RECE ¥ED S EP 2 2 1999 CITY OF CAMPBELL PLANNING DEPT. September 22, 1999 Re: S 99-04, 3245 Winchester Boulevard 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, September 28, 1999 Time: 5:15 p.m. Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell_ Planning Commission Meeting Date: Tuesday, October 12, 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. Sincerely, Tim J. Haley Associate Planner Cc: James Smith(Property Owner/Applicant) 3245 Winchester Boulevard Campbell, CA 95008 Bruce Johnson(Architect) 80 Alice Avenue Campbell, CA 95008 Planning Commission Minutes of September 14, 1999 Page 2 AGENDA MODIFICATIONS OR POSTPONEMENTS Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Francois Public Hearing to consider the application of Mr. James Smith for approval of a Site and Architectural Application (S 99-04) to allow a new 4025 square foot commercial building on property located at 3245 S. Winchester Boulevard in a C-2-S Zoning District was postponed at the request of the applicant until the October 12, 1999 Planning Commission meeting by the following roll call vote: AYES: Francois, Gibbons, Kearns, Jones NOES: None ABSENT: Hernandez, Lindstrom, Lowe ABSTAIN: None Motion: Upon motion of Commissioner Francois, seconded by Commissioner Kearns, Agenda Item No. 2, Hearing to consider the application of Ms. Lisa Anderson for approval of a Fence Exception (E 99-01) to allow the installation of an eight- foot high fence on property located at 235 Cherry Lane in an R-l-6 Zoning District was postponed until the October 26, 1999 Planning Commission meeting by the following roll call vote: AYES: Francois, Kearns, Jones NOES: None ABSENT: Hernandez, Lindstrom, Lowe ABSTAIN: Gibbons ORAL REQUESTS There were no oral requests. PUBLIC HEARING Chairman Jones read Agenda Item No. 3 into the record. 1. SA 99-18 Ward, D. Public Hearing to consider the application of Mr. David Word on behalf of Buca di Beppo, for a Sign Exception (S 99-18) to the Sign Ordinance and to modify a Sign Program for a shopping center to allow one roof-mounted building sign and one wall-mounted tower sign for a new restaurant at the Pruneyard Shopping Center located at 1875 S. Bascom Avenue in a C-2-S (General Commercial) Zoning District. Ms. Aki Irani, Planner I, presented the staff report as follows: Advised that the applicant is requesting approval of a Sign Exception and modification to the Sign Program for the Pruneyard Shopping Center to allow the installation of one roof-mounted ITEM NO. 1 STAFF REPORT - PLANNING COMMISSION MEETING OF September 14, 1999 S 99-04 Smith, J. Public Hearing to consider the application of Mr. James Smith for approval of a Site and Architectural Application (S 99-04) to allow a new 4025 square foot commercial building on property located at 3245 S. Winchester Boulevard in a C-2-S (General Commercial) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following action: 1. Continue the consideration of this application to the meeting of October 12, 1999. ENVIRONMENTAL DETERMINATION An initial study was prepared for this project which concludes that there are no significant environmental impacts associated with this project, consequently, a Negative Declaration is recommended in accordance with Section 15074 (b) of the California Environmental Quality Act (CEQA) Guidelines. DISCUSSION Applicant's Proposal: The applicant, James Smith, is requesting approval of a site and architectural application to allow the construction of a single story block building at the rear of a commercial lot on the west side of South Winchester Blvd. just south of its intersection with Chapman. The applicant's architect is currently revising the proposed project and has requested a continuance of this application to the Planning Commission meeting of October 12, 1999, so that revised plans may be prepared. Staff concurs with the applicant's request. This application has been noticed as a public heating and notification has been provided to surrounding property owners. It would be appropriate for the Planning Commission to open the public hearing on this application to consider any comments from the public and then to continue this matter to its meeting of October 12, 1999. PROJECT DATA Gross Acres: .33 acres Net Acres: .25 acres Building Coverage: Landscaping: Paving Coverage 4025 square feet 37% 2,230 square feet 20% 4,824 square feet 43 % Parking Required: Parking Provided: 20 parking spaces ~ 1:200 gross square feet parking ratio 14 parking spaces ~ 1:287 gross square feet parking ratio Staff Report -Planning Commission - Meeting of September 14, 1999 3245 S. Winchester Blvd. - S 99-04 Page 2 Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed this application at its meeting of August 24, 1999 and has recommended a continuance so that the applicant could prepared revised plans. The Committee requested that the applicant address issues of the building size, height, design and the proposed parking ratio. Attachments: 1. Letter from Bruce Johnson, Architect, dated September 1, 1999 2. Location Map Prepared by: ~ -~-r~ Associate Planner TimJ. I~,' ~' ' Approved by: Sharon Fierro, Senior Planner Bruce G. Johnson a r c. ~t e c T 80 ALICE AVENUE CAMPBELL, CA 95008 408'379-8930 September 1, 1999 Attachment #1 Mr. Tim Haley Campbell Plannin~ Dept. 70 N. First Street Campbell, CA 95008 SUBJECT: Smith Commercial Bldg. - Request for Extension S-99-04 Dear Tim: Pursuant to your request earlier this week, I have reviewed some proposed chan~es to the Site Plan and the Elevations. Pursuant to this condition, we need some time to complete our work. Therefore, we wish to ask you for a continuance to the October 12th Planning Cormm~ssion meeting. ~Pr-°J~ect~f Bruce o. J~h_nsOntchitec cc: James Smith STAFF REPORT - Site and Architectural Review Committee September 14, 1999 ITEM NO. 1 S 99-04 Smith, J. Public Hearing to consider the application of Mr. James Smith for approval of a Site and Architectural Application (S 99-04) to allow a new 4025 square foot commercial building on property located at 3245 S. Winchester Boulevard in a C-2-S (General Commercial) Zoning District. STAFF RECOMMENDATION That the Committee take the following action: 1. Recommend denial as proposed due to building placement and architectural appearance as industrial building PROJECT DATA Gross Acres: .33 acres Net Acres: .25 acres Building Coverage: 3,227 square feet 29% Landscaping: 2,282 square feet 23% Paving Coverage 5,345 square feet 48 % 100% Parking Required: Parking Provided: 16 parking spaces ~ 1:200 gross square feet parking ratio 16 parking spaces @ 1:200 gross square feet parking ratio DISCUSSION Applicant's Proposal: The applicant, James Smith, is requesting approval of a site and architectural application to allow the construction of a single story block building at the rear of a commercial lot on the west side of South Winchester Blvd. just south of its intersection with Chapman. Revisions: Reduced rear wall height Reduced building size Additional parking Increase window area along street elevation StaffReport- SARC September 14, 1999 2345 S. Winchester Blvd.- Page 2 ANALYSIS General Plan Designation: The General Plan land use designation for the project site is commercial. Zoning Designation: The zoning designation for the project site is C-2-S (General Conunercial). A site and architectural application is required. Architectural issues Lot Layout The project site is located on South Winchester Blvd. which is considered a southern gateway to the community and an 'image' street. The Campbell Community Design Study prepared in 1991 identifies a goal to enhance the image of various streets by create a visually cohesive streetscape, landscaping and building placements. Locate structures up to or near the street frontage Plant street trees to soften streetscape Reduce auto dominant image of streets by consolidation driveways and placement of building towards the street. Provide an attractive streetscape between the building and the street. Provide pedestrian scale amenities The side and rear elevations of split face block wall is not attractive. The front elevation does not have a pleasant sense of entry The building elevation appears to be more of an industrial/warehouse building versus a retail store front. Limited windows, signing area, building is not very inviting. Recent projects: Dent Pro - S. Winchester Blvd. Expansion of Veterinary Clinic - S. Winchester Office building - Largo Concrete Marathon/West Hamilton Avenue Dental Office - South Bascom Avenue Q-Lube - Hamilton and Millich Joe Escobar Diamonds- Hamilton/Harrison Isolated Circulation The proposed parking circulation does not anticipate use of adjacent lots. 1. Exhibits 2. Location Map .O¥' C;I~ ~ CITY OF CAMPBELL Community Development Department · Current Planning September 2, 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, September 14, 1999, in the City Hall Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the application of Mr. James Smith for a Site and Architectural Approval (S 99-04) to allow the construction of a new 4,025 square foot commercial building on property located at 3245 S. Winchester Boulevard in a C-2-S (General Commercial) Zoning District. A Negative Declaration has been prepared for this project and is available for public review. Interested persons may appear and be heard at this heating. Please be advised that if you challenge the nature of the above project in court, you may be limited to raising only those issues you or someone else raised at the Public Hearing described in this Notice, or in written correspondence delivered to the City of Campbell Planning Commission at, or prior to, the Public Hearing. Questions may be addressed to the Community Development Department at (408) 866-2140. Decisions of the Planning Commission may be appealed to the City Council. Appeals must be submitted to the City Clerk in writing within 10 calendar days of an action by the Commission. In compliance with the Americans with Disabilities Act, listening assistive devices are available for all meetings held in the Council Chambers. If you require accommodation, please contact the Community Development Department at (408) 866-2140, at least one week in advance of the meeting. PLANNING COMMISSION CITY OF CAMPBELL STEVE PIASECKI SECRETARY PLEASE NOTE: When calling about this Notice, please refer to File No. S 99-04 Address: 3245 S. Winchester Boulevard 70 North First Street · Campbell, California 95008.1423 . TEL 408.866.2140 . F^X 408.866.8381 · TDD 408.866.2790 O~CHAgO' CITY OF CAMPBELL Community Development Department · Current Planning August 27, 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, September 14, 1999, in the City Hall Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the application of Mr. James Smith for a Site and Architectural Approval (S 99-04) to allow the construction of a new 4,025 square foot commercial building on property located at 3245 S. Winchester Boulevard in a C-2-S (General Commercial) Zoning District. A Negative Declaration has been prepared for this project and is available for public review. Interested persons may appear and be heard at this heating. Please be advised that if you challenge the nature of the above project in court, you may be limited to raising only those issues you or someone else raised at the Public Hearing described in this Notice, or in written correspondence delivered to the City of Campbell Planning Commission at, or prior to, the Public Hearing. Questions may be addressed to the Community Development Department at (408) 866-2140. Decisions of the Planning Commission may be appealed to the City Council. Appeals must be submitted to the City Clerk in writing within 10 calendar days of an action by the Commission. In compliance with the Americans with Disabilities Act, listening assistive devices are available for all meetings held in the Council Chambers. If you require accommodation, please contact the Community Development Department at (408) 866-2140, at least one week in advance of the meeting. PLANNING COMMISSION CITY OF CAMPBELL STEVE PIASECKI SECRETARY PLEASE NOTE: When calling about this Notice, please refer to File No. S 99-04 Address: 3245 S. Winchester Boulevard 70 North First Street · Campbell, California 95008.1423 - TEL 408.866.2140 . [^X 408.866.8381 · TDD 408.866.2790 STAFF REPORT - Site and Architectural Review Committee August 24, 1999 ITEM NO. 1 S 99-04 Smith, J. Public Hearing to consider the application of Mr. James Smith for approval of a Site and Architectural Application (S 99-04) to allow a new 4025 square foot commercial building on property located at 3245 S. Winchester Boulevard in a C-2-S (General Commercial) Zoning District. STAFF RECOMMENDATION That the Committee take the following action: 1. Recommend denial as proposed ENVIRONMENTAL DETERMINATION PROJECT DATA Gross Acres: .33 acres Net Acres: .25 acres Building Coverage: Landscaping: Paving Coverage 4025 square feet 37% 2,230 square feet 20% 4,824 square feet 43 % 100% Parking Required: Parking Provided: 20 parking spaces ~ 1:200 gross square feet parking ratio 14 parking spaces ~ 1:287 gross square feet parking ratio 5 standard, 8 compact and 1 disabled parking space DISCUSSION Applicant's Proposal: The applicant, James Smith, is requesting approval of a site and architectural application to allow the construction of a single story block building at the rear of a commercial lot on the west side of South Winchester Blvd. just south of its intersection with Chapman. Staff.Report - SARC August 24, 1999 2345 S. Winchester Blvd.- Page 2 Background: ANALYSIS General Plan Designation: The General Plan land use designation for the project site is commercial. Zoning Designation: The zoning designation for the project site is C-2-S (General Commercial). A site and architectural application is required. Architectural issues Lot Layout The project site is located on South Winchester Blvd. which is considered a southern gateway to the community and an 'image' street. The Campbell Community Design Study prepared in 1991 identifies a goal to enhance the image of various streets by create a visually cohesive streetscape, landscaping and building placements. Locate structures up to or near the street frontage Plant street trees to soften streetscape Reduce auto dominant image of streets by consolidation driveways and placement of building towards the street. Provide an attractive streetscape between the building and the street. Provide pedestrian scale amenities The side and rear elevations of split face block wall is not attractive. The front elevation does not have a pleasant sense of entry The building elevation appears to be more of an industrial/warehouse building versus a retail store front. Limited windows, signing area, building is not very inviting. Recent projects: Dent Pro - S. Winchester Blvd. Expansion of Veterinary Clinic - S. Winchester Office building - Largo Concrete Marathon/West Hamilton Avenue Dental Office - South Bascom Avenue Q-Lube - Hamilton and Millich Joe Escobar Diamonds- Hamilton/Harrison Parking 14 parking spaces provided where 20 spaces would typically required Isolated Circulation The proposed parking circulation does not anticipate use of adjacent lots. 1. Conditions of approval(Public Works/Fire) 2. Exhibits 3. Location Map August 18, 1999 CITY OF CAMPBELL Community Development Department - Current Planning Re: S 99-04 - 3245 Winchester Boulevard 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, August 24, 1999 Time: 6:30 p.m. Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell Planning Commission Meeting Date: Tuesday, September 14, 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. Sincerely, Tim J. Ha'le~ Associate Planner James Smith (Property Owner/Applicant) 3245 Winchester Boulevard Campbell, CA 95008 70 North First Street - Campbell, California 95008.1423 · TEL 408.866.2140 · Fax 408.866.8381 · TDD 408.866.2790 Bruce G. Johnson a r c T I: C T 80 ALICE AVENUE CAMPBELL, CA 95008 408.379.8930 August 13, 1999 Campbell Planning Dept. Attn: Mr. Tim Haley 70 N. First Street Campbell, CA 95008 SUBJECT: Additional Data and Information to complete file #S 99-04 for project at 3245 S. Winchester Blvd. Dear Tim: In response to you letter to me of August 3rd, I submit the following according to itemize list: ITEM #1 -The justification for providing only 14 on site parking stalls is based on the maximum employee count of 3 (three) not on a per square foot of gross building area. The Owner will agreed to record a covenant" to the City regarding parking. ITEM #2 - A "preliminary grading / drainage plan" will be provided by August 13th for City review. ITEM #3 - The "grading plan" as submitted will show these defined elements. In addition, the basic Site Plan calls out for ail "landscape areas" to be irrigated. ITEM #4 - A colored perspective of this project (cover sheet) is now part of this package, plus 15 reduced copies. ITEM #5 - Revised exterior elevations are now more specific regarding building wall materials, awning & windows. ITEM #6 - An additional "sample board" is now included. ITEM #7 - The basic architectural Site Plan defined existing trees, type, specie. Note all existing trees are to be removed. I believe these are accurate responses to your letter. However, if you need additional information, please do not hesitate to call. Yours trul¥,~ B CITY OF CAMPBELL Community Development Department. Current Planning August 3, 1999 Mr. James Smith 3245 S. Winchester Blvd. Campbell, CA 95008 Re: S 99-04 (Application Completeness) 3245 S. Winchester Blvd. Dear Mr. Smith: Please be advised that the Community Development Department has reviewed your Site and Architeetuml application for a new commercial building submitted July 16, 1999. Based upon a review of the submitted information your application has been determined to be incomplete: The following information needs to be submitted to complete your application: 1) A justification and rationale for the variation in required parking. The parking standard for speculative retail space is 1 parking space for each 200 square feet of gross floor area. Fourteen parking spaces have been provided in the proposed parking area or a ratio of 1:287. 2) A preliminary grading and drainage plan needs to be submitted. 3) Illustrate recommended street improvements including driveway approach, tree wells, and irrigation. 4) A color perspective of the building needs to be submitted. 5) Clarification of the proposed building wall, awning materials and window materials. 6) Provision of a color/material sample board. 7) Clarify the retention or removal of existing trees. Please indicate tree varieties on conceptual landscape plan. Please be advised that an application will not be placed on the Planning Commission agenda until it has been deemed complete. If you should have any questions regarding the requested information, please do not hesitate to contact me at 866-2144. 70 North First Street . Campbell, California 95008.1423 - TEL 408.866.2140 - FaX 408.866.8381 - mr> 408.866.2790 Completeness Letter-S 99-04 Page 2 Associate Planner enclosure: draft conditions Public Works Department/S.C.County Fire Departmem Bruce Johnson, Architect Sharon Fierro, Senior Planner Harold Housley, Land Development Engineer Bill Bmckart, Building O~cial Wayne Hokanson, Central Fire District G. JOhNsON ARCHITECT Re ALICE AVENUE CAMPBELL,, CA 9"3008 408'"379-8~t~0 Application for property at 32115 Wi~che~qter Blvd. Hny Concern: fo]]m~in~ ]m de~qcrlptton by the Owner of property - note only 2 employees the The use ofhalf of this Building is for the sale of Carpet & I lpholsiery CIcaning Equipment and Supplies to Carpet Cleaners and thc (;cncral Public. 1he other half unknown at this time. EVELOPME,IT SC}tEDULE Project Construction begin Fall 1999 Project Completion Winter 2000 CITY OF CAMPBELL Community Development Department · Current Planning June 9, 1999 Mr. James Smith 3245 S. Winchester Blvd. Campbell, CA 95008 Proposed Retail Building 3245 S. Winchester Blvd. Dear Mr. Smith: Thank you for your letter dated June 4, 1999, wherein you request that the City reconsider the placement of a new retail building on the rear portion of the referenced property. As previously discussed, this property is located on Winchester Boulevard which has been identified as important image street to the community. Recent project approvals and development policies encourage the placement of buildings adjacent to the street frontage and the development of parking areas to the rear or side of the buildings. In addition, mutual access easements are encouraged between smaller commercial properties so that curb cuts may be minimized and that the commercial properties may function more efficiently. It is recommended that you pursue shared access easements and the placement of the building adjacent to the street frontage. Staff.would not be supportive of a application placing the building at the rear of the property. Approval of a project will require approval of a Site and Architectural application. It would be helpful to set up a meeting to go over these comments and to review various alternative site layouts which may satisfy both yours and the City's objectives, please give me a call at your convenience. I may be reached at (408) 866-2144. Tim J. Haley, Associate Planner CC: Aki Irani, Planner I Sharon Fierro, Senior Planner Bruce Johnson, Architect 70 North First Street . Campbell, California 95008.1423 · 'r~L 408.866.2140 · FaX 408.866.8381 · TDD 408.866.2790 June 4, 1999 We, James E. and Runore Smith; who now reside at 3245 So. Winchester Blvd., Campbell; would like to construct a commercial building on this property. We also own and operate the business at 3255 So. Winchester Blvd., Campbell. The proposed building would be for retail use. We would like the City of Campbell to approve plans for construction of this proposed building. Under the City building policy you would like us to place building to front of property (with front customer entrance ); with parking in the rear.. Because of concerns we have regarding this proposed project as owners/operators; ( having lived / operated business on So. Winchester Blvd. for 42 yrs. ) we would like the city to approve the placement of the building to the rear of the property because of the following concerns: 1. Most importantly for the safety, security and welfare of the surrounding neighbors. We are concerned as to what could occur behind a front located building especially at night. Drinking, partying, homeless people sleeping (in a REAR parking lot, things being thrown over the fences, graffiti, thief from a rear service delivery door; only to name a few. This area is NOT PATROLLED WELL by the Campbell Police Department. 2. Concern for the safety of customers using facility (with front entrance). Customers would have to use driveway to gain entrance to building; with cars entering and exiting we feel this would be VERY unsafe. Given the number of accidents that have and continue to occur on So. Winchester Blvd.; this is NOT an area for daily pedestrian sidewalk use. 3. Best utilization of property for commercial use and to conform with existing commercial building placement in this block of So. Winchester Blvd.; (Chapman to W. Parr). Therefore if you share our same concerns; we would appreciate it if you would allow us to construct our proposed building to the rear of the property. Thank you for your consideration concerning this matter. James E. and Runore Smitah