Site and Architectural - 2000CITY OF CAMPBELL
Community Development Department
November 29, 2000
Mr. Bob Longinetti
160 W. Santa Clara Street, #990
San Jose, CA 95113
Re: PLN2000-122 - 1870 S. Bascom Avenue - Commercial Building
Dear Applicant:
Please be advised that the Planning Commission, at its meeting of November 28, 2000, adopted
Resolution No. 3314 granting a Site and Architectural Approval to allow the construction of a new 6,300
square foot, two-story 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.
Sincerely,
Darcy Smith
Planner I
CC:
Harold Housley, Public Works
Frank Mills, Building Division
Chris Veargason, SCC Fire Department
Richard Fish (Architect)
3048 Sunny Meadow Lane
San Jose, CA 95135-1226
70 North First Street . Campbell, California 95OO8.1423 · TEL 408.866.2140 . F^X 408.866.8381 - TDD 408.866.2790
RESOLUTION NO. 3314
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL APPROVAL (PLN2000-122) TO ALLOW
THE CONSTRUCTION OF A NEW 6,300 SQUARE FOOT, TWO-
STORY COMMERCIAL BUILDING ON PROPERTY LOCATED
AT 1870 S. BASCOM AVENUE IN A C-2-S (GENERAL
COMMERCIAL) ZONING DISTRICT. APPLICATION OF MR.
BOB LONGINETTI. FILE NO. PLN2000-122.
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 PLN2000-122:
1. The proposed project is consistent with the Commercial land use designation of the General
Plan and the C-2-S (General Commercial) Zoning District.
The proposed retail/office building, as conditioned, is well designed and architecturally
compatible with other developments in the surrounding area and is consistent with the
development standards for commercial uses.
3. The proposed project is compatible with the adjacent commercial and residential uses.
4. The proposed project will install streetscape improvements along South Bascom Avenue and
McBain Avenue.
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 use will not be
detrimental to the public health, safety, peace, morals, comfort or general welfare of persons
residing or working in the neighborhood of such proposed use, or be detrimental or injurious
to property and improvements in the neighborhood or to the general welfare of the City.
2. The subject site is adequate in size and shape to accommodate the proposed uses and the
surrounding uses in the area.
3. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
4. The proposed project is compatible with the adjacent land uses and the surrounding
neighborhood.
Planning Commission Resolution No. 3314
PLN2000-122 - 1870 S. Bascom Avenue-Bob Longinetti -New Commercial Building
Page 2
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance of the City of Campbell and the State of
Califomia. 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
Approved Project: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a new 6,300 square-foot two-story commercial building at 1870 South
Bascom Avenue. The building shall consist of 1,350 square-feet of retail space on the
ground floor and 4,950 square-feet of office space on the second floor. Project approval shall
substantially comply with project plans prepared by Richard Fish, A.I.A., that were received
by the Planning Department on November 21, 2000, except as modified by the Conditions of
Approval herein.
2. Retail Uses Only on the Ground Floor: The 1,350 square-foot ground floor shall be occupied
by retail uses only.
Landscape and Irrigation Plans: The applicant shall submit four (4) sets of landscape and
irrigation plans to the Planning Division, prior to the issuance of building permits, for review
and approval by the Community Development Director. Landscape and irrigation plans shall
be consistent with the City's Water Efficient Landscaping Standards.
On-site lighting: The applicant shall submit a lighting plan, light fixture details and illustrated
brochures indicating the location and design of light fixtures and parking lot lighting to the
Planning Division, prior to the issuance of building permits, for review and approval by the
Community Development Director. All lighting shall be arranged and shielded so that light is
reflected away from adjacent residential uses and so that there is no glare which will cause
unreasonable annoyance to occupants of residential properties or otherwise interfere with the
public health, safety or welfare.
Mechanical Equipment: All roof mounted and ground mounted equipment shall be screened
with architecturally compatible materials, subject to approval by the Community
Development Director, prior to the issuance of building permits.
Garbage Collection: Trash Containers of a size and quantity necessary to serve the new
building shall be in areas approved by the Fire Department and Community Development
Director. 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 construct at grade level and have a level area adjacent to the trash enclosure
area to service the containers and to be architecturally compatible with the building walls.
Planning Commission Resolution No. 3314
PLN2000o122 - 1870 S. Bascom Avenue-Bob Longinetti -New Commercial Building
Page 3
o
Operational Hours: Operational hours shall be limited to 7 a.m. to 11 p.m. daily for both
office and retail uses, unless a conditional Use Permit is obtained from the Planning
Commission for late night operations.
o
Sign Permits: No signage is approved as a part of the development application approved
herein. The applicant shall submit a sign program application indicating all new signs for the
site. No sign shall be installed until such application is approved and a sign permit approved
and a permit issued by the Community Development Director as specified in Chapter 21.53
(Sign Ordinance) of the Campbell Municipal Code.
Site and Architectural Approval Expiration: The Site and Architectural approval (PLN2000-
122) for this project is valid for a period of one (1) year from the Planning Commission
approval. All conditions of approval specified herein must be completed within one year
from the date of approval, or the permit shall be void.
10. 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.
11. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
12. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
13. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California Licensed Engineer or Architect. Plans submitted for building permits shall be
"wet stamped" and signed by the qualifying professional person.
14. 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. This report shall be prepared by a Licensed
Engineer specializing in soils mechanics.
15. Site Plan: Application for building permit shall include an accurate site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. The site
plan shall also include site drainage details. The site address and parcel numbers shall be
clearly called out.
16. 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:
Planning Commission Resolution No. 3314
PLN2000-122 - 1870 S. Bascom Avenue-Bob Longinetti -New Commercial Building
Page 4
a. pad elevation
b. finish floor elevation (first floor)
c. foundation comer locations
17. Title 24 Energy compliance: Califomia Title 24 Energy Standards Compliance forms shall
be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
18. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building permits, in accordance
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
19. Non-Point Source Pollution Control: The City of Campbell, standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24" by 36") is available at the Building Division
service counter.
20. Title 24 Accessibility - Commercial: On site general path of travel shall comply with the
latest California Title 24 Accessibility Standards. Work shall include but not be limited to
accessibility to building entrances from parking facilities and sidewalks.
21. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter.
22. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School Districts:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (379-1370)
iv) Cambrian School District (377-2103)
Note: To Determine your district, contact the offices identified above. Obtain the School
District payment form from the City Building Division, after the Division has approved the
building permit application.
23. Masonry Wall/Fencing: A masonry wall at least six-foot high is required along the east
property line. This masonry wall or any newly proposed fencing shall comply with Section
21.59.090 of the Campbell Municipal Code. A wall/fencing plan depicting wall/fencing type
Planning Commission Resolution No. 3314
PLN2000-122 - 1870 S. Bascom Avenue -Bob Longinetti -New Commercial Building
Page 5
and height shall be submitted to the Planning Division, prior to the issuance of building
permits, for review and approval by the Community Development Director.
24. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. Any vacant existing structures
shall be secured, by having windows boarded up and doors sealed shut, or be demolished or
removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
25. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the standards in Chapter 21.50 of the Campbell Municipal Code.
PUBLIC WORKS DEPARTMENT
26. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
27. Right-of-Way for Public Street Purposes: Prior to prior issuance of any grading or building
permits for the site, the applicant shall cause seven (7) feet of additional right-of-way to be
granted for public street purposes along the South Bascom Avenue frontage to accommodate
an 80 foot half-street right-of-way. The additional right-of-way shall include a 20 foot return
radius from the new right-of-way on Bascom Avenue to the existing right-of-way on McBain
Avenue. The applicant shall cause all documents to be prepared by a registered civil
engineer/land surveyor, as necessary, for the City's review and recordation.
28. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement and shall cause plans for public
Street Improvements to be prepared by a registered civil engineer, pay fees, post security and
provide insurance necessary to obtain an encroachment permit for construction of the
standard public street improvements, as required by the City Engineer. The fee for a non-
utility encroachment permit is $245.00. The plans shall include the following:
South Bascom Avenue
Removal of existing sidewalk on South Bascom Avenue
McBain Avenue.
Removal of the existing curb and gutter, as necessary.
Construction of curb and gutter, as necessary.
including the return to
Construction of ADA compliant pedestrian ramp at McBain Avenue. Installation of
Streetscape Improvements including 7 foot wide sidewalk located from 10 feet to 17
feet from the face of curb.
Installation of street trees, landscape, and irrigation per Streetscape Standards.
MeBain Avenue
· Remove existing rolled curb and gutter.
· Reconstruction of AC pavement to centerline.
Planning Commission Resolution No. 3314
PLN2000-122 - 1870 S. Bascom Avenue -Bob Longinetti -New Commercial Building
Page 6
29.
30.
31.
32.
33.
34.
35.
· Reconstruction of concrete median island.
· Construction of curb and gutter, 10 foot concrete sidewalk with tree wells at maximum
40 feet on center.
· Installation of street trees and irrigation system.
Both South Bascom Avenue and McBain Avenue
· Installation of traffic control signs, stripes, posts, and related facilities as necessary.
· Construction of conforms to existing public and private improvements as necessary.
· Installation of street lights on South Bascom Avenue and McBain Avenue in
accordance with the City's Street Lighting Policy.
· Protection, relocation, and/or installation of underground utilities including traffic
signal, traffic communication control box, signal interconnect conduits, street lighting
conduits, PG&E, Pac Bell, AT&T, and related facilities as necessary.
Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer
Cleanout(s) shall be installed on private property behind the public right-of-way line.
Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall
provide a Soils Report prepared by a registered geo-technical or civil engineer.
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
companies.
Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities. Streets
which have been resurfaced within the previous five (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.
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 1998 edition of the California Building Code
including Chapters 10, 11, 18, 33, and Appendix Chapter 33.
Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site,.the
applicant shall pay the required Storm Drain Area fee which is $2,500 per acre.
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
Planning Commission Resolution No. 3314
PLN2000-122 - 1870 S. Bascom Avenue -Bob Longinetti -New Commercial Building
Page 7
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.
36. Site Plan: Upon submittal of a formal application, the developer shall provide a complete
and accurate Site Plan in accordance with the Planning Division's checklist.
FIRE DEPARTMENT
37. Applicable Building Permits: Review of this developmental proposal is limited to
acceptability of site access and water supply as they pertain to fire department operations and
shall not be construed as a substitute for formal plan review to determine compliance with
adopted model codes. Prior to performing any work, the applicant shall make application to,
and receive from, the Building Department, all applicable construction permits.
38. Required Fire Flow: The required fire flow for this project is 2,250 gpm at 20 psi residual
pressure. As fire sprinklers will be installed, the fire flow has been reduced by 50%
establishing a required adjusted fire flow of 1,500 gpm at 20 psi residual pressure. The
adjusted fire flow is available from area water mains and fire hydrant(s) which are spaced at
the required spacing.
39. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of
2,000 GPM, or in excess of two stories or 35 feet in height, shall be equipped throughout
with an automatic fire sprinkler system, hydraulically designed per National Fire Protection
Association (NFPA) Standard #13.
A copy of the Fire Department "approved" underground fire service drawings shall be
provided to San Jose Water Company for record purposes, prior to installation. To prevent
engineering delays, the underground contractor shall submit to the fire department three sets
of shop drawings designed per NFPA Std. 24, a completed permit application and application
fees for review and approval as soon as possible.
40. Fire Lane Markings Required: Provide markings for all roadways within the project.
Markings shall be per Fire Department specifications. Installations shall also conform to
Local Government Standards and Fire Department Standard Details and Specifications A-6.
41. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Numbers shall contrast with their background.
42. Fire Department Key Box Required: The building shall be equipped with a permanently
installed emergency access key lock box (Knox), conforming to Fire Department Standard
Detail and Specification Sheet K-1. At time of final inspection, access keys shall be provided
to the Fire Department.
Planning Commission Resolution No. 3314
PLN2000-122 - 1870 S. Bascom Avenue -Bob Longinetti - New Commercial Building
Page 8
PASSED AND ADOPTED this 28th day of November, 2000, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Commissioners: Doorley, Francois, Gibbons, Hemandez, Jones, Lindstrom
Commissioners: None
Commissioners: Lowe
Commissioners: None
__~'~zabe~h Gibbons, Ch~ir
Sharon Fierro, Secretary
PLN2000-122
Longinetti, B.
ITEM NO. 1
STAFF REPORT - PLANNING COMMISSION MEETING OF
NOVEMBER 28, 2000
Public Heating to consider the application of Bob Longinetti, on behalf of
Tuscany Properties LLC, for a Site and Architectural Review Permit
(PLN2000-122) to allow construction of a new 6,300 square-foot two-story
commercial building on property located at 1870 South Bascom Avenue in
a C-2-S (General Commercial, Site and Architectural Overlay District)
Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
Adopt a Resolution, incorporating the attached findings, approving a Site and Architectural
Review Permit to allow construction of a new 6,300 square-foot two-story commercial building,
subject to the attached conditions of approval.
ENVIRONMENTAL DETERMINATION
This project is categorically exempt under Section 15303 Class 3 (c) of CEQA pertaining to New
Construction of Small Structures; therefore, no environmental action is required.
PROJECT DATA
Cate~or_v
Gross Lot Area:
Net Lot Area:
Proposed Pro,iect
.37 acres (15,975 sq. ft.)
.35 acres (15,125 sq. ft.)
Required/Allowed
Proposed Building Area
First Floor:
Second Floor:
6,300 sq. ft.
1,350 sq. ft.
4,950 sq. ft.
Floor Area Ratio:
0.42
Building Coverage*:
Landscaping:
Paving Coverage
* Second story footprint
5,420 sq. ft. 35.8%
3,265 sq. ft. 21.6%
6,440 sq. ft. 42.6%
100.0%
Parking Required:
Parking Provided:
Parking Ratio Square Footage No. Spaces
Retail ~ 1:200 sq. ft. 1,350 sq. ft 6.75
Office@ 1:225 sq. ft. 4,950 sq. ft. 22
6,300 sq. ft. 28.75
29 spaces (16 standard, 11 compact and 2 disabled)
Staff Report - Planning Cormnission Meeting of November 28, 2000
PLN2000-122 - 1870 South Bascom Avenue
Page 2 of 4
Building Height:
*Height including parapet is 40 fi.
32 fi.* 75 fi. maximum
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Site and Architectural Review
Permit to allow the construction of a new 6,300 square-foot two-story retail and office building at
1870 South Bascom Avenue. The project site is located on the northeastern comer of South
Bascom Avenue and McBain Avenue. The site is surrounded by commercial and professional
offices to the north, a single-family residence to the east, Tower Records to the south, and the
Pruneyard Shopping Center and Hotel to the west across South Bascom Avenue.
Background: The project site is currently vacant with no mature trees.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is
Commercial. The proposed retail and office uses are commercial uses which are consistent with
the General Plan.
Zoning Designation: The zoning designation for the project site is C-2-S (General Commercial).
The proposed office and retail uses are permitted uses within the C-2-S Zoning District.
Site Plan: The proposed site plan indicates the construction of a two-story, 6,300 square foot
retail/office building on the subject property. Vehicular access is provided by a single driveway
on McBain Avenue. The building is placed parallel to the western property line and South
Bascom Avenue. The building is positioned to create an attractive streetscape.
The proposed setbacks of the building include a ten-foot setback from the edge of the sidewalk
along the front of the building facing South Bascom Avenue, a ten-foot setback from the south
property line to the edge of the McBain Avenue right-of-way, a 50-foot setback from the second
story to the east and a 20-foot setback from the second story along the northern property line.
A parking lot constructed behind the building and surface parking under the second story of the
building will provide 29 parking spaces. A ten-foot landscaped buffer area is provided between
the building wall edges and the sidewalks.
Floor Plans and Building Design: The proposed floor plans indicate 1,350 square feet of retail
space on the first floor and 4,950 square feet of office space on the second floor. The main
entrance to the building will be provided along the west elevation, oriented towards South
Bascom Avenue.
The proposed colors for the building include light and dark beige colors for the body of the
building, a bronze anodized color for the window mullions, and a dark red clay color for the
window trims, band course and cornice. The proposed window glass is proposed to be one-
quarter inch bronze tint.
Staff Report - Planning Commission Meeting of November 28, 2000
PLN2000-122 - 1870 South Bascom Avenue
Page 3 of 4
The design of the proposed office building is a simplified mission revival style, steel frame, two-
story, 32-foot high office building with a stucco exterior and bronze glass windows. The building
will be accented by a triangular parapet above the South Bascom Avenue main entrance, canvas
awnings on the first floor, decorative stucco cornice and band course treatments and recessed
windows with trim. An arched glass entrance facing South Bascom Avenue accentuates the front
of the building.
Staff finds that the proposed architectural design of the commercial building is compatible with
the surrounding development and is supportive of the proposed building.
Landscaping: The applicant is proposing on-site landscaping improvements and a full streetscape
treatment for South Bascom Avenue. On-site landscaping consists of the planting of trees along
the north and east property lines and a variety of shrubs and groundcover in planting areas along
the property lines and parking areas. The City's Streetscape Standards require the installation of a
ten-foot wide landscaped parkway adjacent to South Bascom Avenue, a seven-foot wide
sidewalk and a ten-foot wide landscaped buffer between the sidewalk and the building. The
parkway is required to be a mixture of turf, groundcover and shrubs. Trellises with flowering
vines are proposed on the exterior of the covered parking area.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this application at its meeting of November 14, 2000, and expressed the following
concerns and comments:
The Committee expressed a desire that the project provide sufficient parking for the retail and
office uses. The applicant has subsequently increased the number of parking spaces to 29
stalls, in order to provide one space per 225 square feet of office space and one space per 200
square feet of retail space. The previous submittal provided one space per 225 square feet of
building area, which is the office parking standard.
2. The Committee recommended the addition of arched window tops to the windows on the
second floor. The revised plans include this addition.
o
The Committee recommended cantilevering out the triangular accent feature or setting back
the second story to add visual interest to the view from South Bascom Avenue. The plans
have been revised to include an 18-inch setback on the second floor from the first floor and
the triangular accent parapet.
4. The pattern of the trellis on the first floor was revised to address concerns about the
consistency of the trellis design with the adjacent window patterns.
°
The entrance to the building from the covered parking area has been improved with
additional lighting, a building directory and a block glass arched wall with lighting behind it
in response to concerns about the appearance and safety of this entrance.
Staff Report - Planning Commission Meeting of November 28, 2000
PLN2000-122 - 1870 South Bascom Avenue
Page 4 of 4
o
The height of the arched entrance window was reduced an adequate mount to prevent the
window glass from overlapping with the second story floor in response to concerns about the
use of opaque spandrel glass at the region of overlap.
Attachments:
1. Findings for approval of File No. PLN2000-122
2. Conditions of Approval for File No. PLN2000-122
3. Exhibits (Site Plan, Floor Plans and Elevations)
4. Location Map
Prepared by: ~)tlWt4~ 6~g~,-)
Darcy Smith, Planner I
~eo~f I. B~dley, Senio
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. PLN2000-122
SITE ADDRESS: 1870 South Bascom Avenue
APPLICANT: Bob Longinetti
DATE: November 28, 2000
Findings for Approval of a Site and Architectural Review Permit to allow the construction of a
new 6,300 square-foot two-story commercial building.
The Planning Commission finds as follows with regard to File No. PLN2000-122:
1. The proposed project is consistent with the Commercial land use designation of the General
Plan and the C-2-S (General Commercial) Zoning District.
The proposed retail/office building, as conditioned, is well designed and architecturally
compatible with other developments in the surrounding area and is consistent with the
development standards for commercial uses.
3. The proposed project is compatible with the adjacent commercial and residential uses.
4. The proposed project will install streetscape improvements along South Bascom Avenue and
McBain Avenue.
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 use will not be
detrimental to the public health, safety, peace, morals, comfort or general welfare of persons
residing or working in the neighborhood of such proposed use, or be detrimental or injurious
to property and improvements in the neighborhood or to the general welfare of the City.
2. The subject site is adequate in size and shape to accommodate the proposed uses and the
surrounding uses in the area.
3. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
4. The proposed project is compatible with the adjacent land uses and the surrounding
neighborhood.
Attachment #2
Page 1 of 7
CONDITIONS OF APPROVAL FOR FILE NO. PLN2000-122
SITE ADDRESS: 1870 South Bascom Avenue
APPLICANT: Bob Longinetti
DATE: November 28, 2000
The applicant is hereby notified, as part of this application, that (s)he is required to meet the
following conditions in accordance with the ordinances 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 (s)he 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
Approved Proiect: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a new 6,300 square-foot two-story commemial building at 1870 South
Bascom Avenue. The building shall consist of 1,350 square-feet of retail space on the ground
floor and 4,950 square-feet of office space on the second floor. Project approval shall
substantially comply with project plans prepared by Richard Fish, A.I.A., that were received
by the Planning Department on November 21, 2000, except as modified by the Conditions of
Approval herein.
2. Retail Uses Only on the Ground Floor: The 1,350 square-foot ground floor shall be occupied
by retail uses only.
o
Landscape and Irrigation Plans: The applicant shall submit four (4) sets of landscape and
irrigation plans to the Planning Division, prior to the issuance of building permits, for review
and approval by the Community Development Director. Landscape and irrigation plans shall
be consistent with the City's Water Efficient Landscaping Standards.
On-site lighting: The applicant shall submit a lighting plan, light fixture details and illustrated
brochures indicating the location and design of light fixtures and parking lot lighting to the
Planning Division, prior to the issuance of building permits, for review and approval by the
Community Development Director. All lighting shall be arranged and shielded so that light is
reflected away from adjacent residential uses and so that there is no glare which will cause
unreasonable annoyance to occupants of residential properties or otherwise interfere with the
public health, safety or welfare.
Mechanical Equipment: All roof mounted and ground mounted equipment shall be screened
with architecturally compatible materials, subject to approval by the Community
Development Director, prior to the issuance of building permits.
Conditions of Approval for vile No. PLN2000-122
1870 South Bascom Avenue
Attachment #2
Page 2 of 7
o
Garbage Collection: Trash Containers of a size and quantity necessary to serve the new
building shall be in areas approved by the Fire Department and Community Development
Director. 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 construct at grade level and have a level area adjacent to the trash enclosure
area to service the containers and to be architecturally compatible with the building walls.
o
Operational Hours: Operational hours shall be limited to 7 a.m. to 11 p.m. daily for both
office and retail uses, unless a conditional Use Permit is obtained from the Planning
Commission for late night operations.
Sign Permits: No signage is approved as a part of the development application approved
herein. The applicant shall submit a sign program application indicating all new signs for the
site. No sign shall be installed until such application is approved and a sign permit approved
and a permit issued by the Community Development Director as specified in Chapter 21.53
(Sign Ordinance) of the Campbell Municipal Code.
Site and Architectural Approval Expiration: The Site and Architectural approval (PLN2000-
122) for this project is valid for a period of one (1) year from the Planning Commission
approval. All conditions of approval specified herein must be completed within one year
from the date of approval, or the permit shall be void.
10. 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.
11. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
12. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 inches by 36 inches.
13. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California Licensed Engineer or Architect. Plans submitted for building permits shall be
"wet stamped" and signed by the qualifying professional person.
14. 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. This report shall be prepared by a Licensed
Engineer specializing in soils mechanics.
15. Site Plan: Application for building permit shall include an accurate site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. The site
Conditions of Approval for c de No. PLN2000-122
1870 South Bascom Avenue
Attachment #2
Page 3 of 7
plan shall also include site drainage details. The site address and parcel numbers shall be
clearly called out.
16. 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. finish floor elevation (first floor)
c. foundation comer locations
17. Title 24 Energy compliance: California Title 24 Energy Standards Compliance forms shall
be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
18. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to
the Building Official for approval prior to issuance of the building permits, in accordance
with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from
the Building Inspection Division Counter.
19. Non-Point Source Pollution Control: The City of Campbell, standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24" by 36") is available at the Building Division
service counter.
20. Title 24 Accessibility - Commercial: On site general path of travel shall comply with the
latest California Title 24 Accessibility Standards. Work shall include but not be limited to
accessibility to building entrances from parking facilities and sidewalks.
21. Title 24 Accessibility- Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter.
22. Approvals Required:
of the building permit:
a.
b.
C.
The project requires the following agency approvals prior to issuance
West Valley Sanitation District (378-2407)
Santa Clara County Fire Department (378-4010)
School Districts:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
Conditions of Approval for v'ile No. PLN2000-122
1870 South Bascom Avenue
Attachment #2
Pal~e 4 of 7
iii)
iv)
Moreland School District (379-1370)
Cambrian School District (377-2103)
Note: To Determine your district, contact the offices identified above. Obtain the School
District payment form from the City Building Division, after the Division has approved the
building permit application.
23. Masonry Wall/Fencing: A masonry wall at least six-foot high is required along the east
property line. This masom'y wall or any newly proposed fencing shall comply with Section
21.59.090 of the Campbell Municipal Code. A wall/fencing plan depicting wall/fencing type
and height shall be submitted to the Planning Division, prior to the issuance of building
permits, for review and approval by the Community Development Director.
24. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. Any vacant existing structures
shall be secured, by having windows boarded up and doors sealed shut, or be demolished or
removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code).
25. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the standards in Chapter 21.50 of the Campbell Municipal Code.
PUBLIC WORKS DEPARTMENT
26. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
27. Right-of-Way for Public Street Purposes: Prior to prior issuance of any grading or building
permits for the site, the applicant shall cause seven (7) feet of additional right-of-way to be
granted for public street purposes along the South Bascom Avenue frontage to accommodate
an 80 foot half-street right-of-way. The additional right-of-way shall include a 20 foot return
radius from the new right-of-way on Bascom Avenue to the existing right-of-way on McBain
Avenue. The applicant shall cause all documents to be prepared by a registered civil
engineer/land surveyor, as necessary, for the City's review and recordation.
28. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement and shall cause plans for public
Street Improvements to be prepared by a registered civil engineer, pay fees, post security and
provide insurance necessary to obtain an encroachment permit for construction of the
standard public street improvements, as required by the City Engineer. The fee for a non-
utility encroachment permit is $245.00. The plans shall include the following:
South Bascom Avenue
· Removal of existing sidewalk on South Bascom Avenue including the return to
McBain Avenue.
Conditions of Approval for File No. PLN2000-122
1870 South Bascom Avenue
Attachment #2
Page 5 of 7
· Removal of the existing curb and gutter, as necessary.
· Construction of curb and gutter, as necessary.
· Construction of ADA compliant pedestrian ramp at McBain Avenue. Installation of
Streetscape Improvements including 7 foot wide sidewalk located from 10 feet to 17
feet from the face of curb.
· Installation of street trees, landscape, and irrigation per Streetscape Standards.
McBain Avenue
· Remove existing rolled curb and gutter.
· Reconstruction of AC pavement to centerline.
· Reconstruction of concrete median island.
· Construction of curb and gutter, 10 foot concrete
maximum 40 feet on center.
· Installation of street trees and irrigation system.
sidewalk with tree wells at
Both South Bascom Avenue and McBain Avenue
· Installation of traffic control signs, stripes, posts, and related facilities as necessary.
· Construction of conforms to existing public and private improvements as necessary.
· Installation of street lights on South Bascom Avenue and McBain Avenue in
accordance with the City's Street Lighting Policy.
· Protection, relocation, and/or installation of underground utilities including traffic
signal, traffic communication control box, signal interconnect conduits, street
lighting conduits, PG&E, Pac Bell, AT&T, and related facilities as necessary.
29. 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.
30. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall
provide a Soils Report prepared by a registered geo-technical or civil engineer.
31. 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
companies.
32. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall
submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities. Streets
which have been resurfaced within the previous five (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. PLN2000-122
1870 South Bascom Avenue
Attachment//2
Page 6 of 7
33. 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 1998 edition of the California Building Code
including Chapters 10, 11, 18, 33, and Appendix Chapter 33.
34. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the
applicant shall pay the required Storm Drain Area fee which is $2,500 per acre.
35. 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.
36. Site Plan: Upon submittal of a formal application, the developer shall provide a complete
and accurate Site Plan in accordance with the Planning Division's checklist.
FIRE DEPARTMENT
37. Applicable Building Permits: Review of this developmental proposal is.. limited to
acceptability of site access and water supply as they pertain to fire department operations and
shall not be construed as a substitute for formal plan review to determine compliance with
adopted model codes. Prior to performing any work, the applicant shall make application to,
and receive from, the Building Department, all applicable construction permits.
38. Required Fire Flow: The required fire flow for this project is 2,250 gpm at 20 psi residual
pressure. As fire sprinklers will be installed, the fire flow has been reduced by 50%
establishing a required adjusted fire flow of 1,500 gpm at 20 psi residual pressure. The
adjusted fire flow is available from area water mains and fire hydrant(s) which are spaced at
the required spacing.
39. Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of
2,000 GPM, or in excess of two stories or 35 feet in height, shall be equipped throughout
with an automatic fire sprinkler system, hydraulically designed per National Fire Protection
Association (NFPA) Standard #13.
A copy of the Fire Department "approved" underground fire service drawings shall be
provided to San Jose Water Company for record purposes, prior to installation. To
prevent engineering delays, the underground contractor shall submit to the fire
department three sets of shop drawings designed per NFPA Std. 24, a completed permit
application and application fees for review and approval as soon as possible.
Conditions of Approval for r fie No. PLN2000-122
1870 South Bascom Avenue
Attachment #2
Page 7 of 7
40. Fire Lane Markings Required: Provide markings for all roadways within the project.
Markings shall be per Fire Department specifications. Installations shall also conform to
Local Government Standards and Fire Department Standard Details and Specifications A-6.
41. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or road
fronting the property. Numbers shall contrast with their background.
42. Fire Department Key Box Required: The building shall be equipped with a permanently
installed emergency access key lock box (Knox), conforming to Fire Department Standard
Detail and Specification Sheet K-1. At time of final inspection, access keys shall be provided
to the Fire Department.
'O&CHAgO'
CITY OF CAMPBELL
Community Development Department
November 17, 2000
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the time of
7:30 p.m., or shortly thereafter, on Tuesday, November 28, 2000, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Mr. Bob Longinetti for a Site and Architectural Approval (PLN2000-122) to allow
the construction of a new 6,300 square foot, two-story commercial building on property located
at 1870 S. Bascom Avenue in a C-2-S (General Commercial) Zoning District. This project is
Categorically Exempt.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only those issues
you or someone else raised at the Public Hearing described in this Notice, or in written
correspondence delivered to the City of Campbell Planning Commission at, or prior to, the
Public Hearing. Questions may be addressed to the Community Development Department at
(408) 866-2140
Decisions of the Planning Commission may be appealed to the City Council. Appeals must be
submitted to the City Clerk in writing within 10 calendar days of an action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are available
for all meetings held in the Council Chambers. If you require accommodation, please contact the
Community Development Department at (408) 866-2140, at least one week in advance of the
meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2000-122
Address: 1870 S. Bascom Avenue
70 North First Street . Campbell, California 95008. 1423 - TEL 408.866.2140 . FAX 408.866.8381 ' TDD 408.866.2790
November 16, 2000
Bob Longinetti
160 W. Santa Clara St.,//990
San Jose, CA 95113
CITY OF CAMPBELL
Community Development Department
Subject:
Site and Architectural Review Permit Application
New construction of a retail/office building at 1870 South Bascom Avenue
PLN2000-122
Dear Mr. Longinetti,
Thank you for your attendance at the City of Campbell Site and Architectural Review Committee
meeting on November 14. Due to the number of concerns about the architecture and number of
parking spaces, I have summarized them below to help in the revisions of the plans.
If you can provide me with two full-size sets and eight reduced sets of the revised plans by Tuesday,
November 21, the project can proceed to the Planning Commission heating as scheduled on
November 28. Please note that the project will also need to return to the Site and Architectural
Review Committee just before the Planning Commission meeting on November 28.
However, if you anticipate that these revisions cannot be completed that date, the project can be
continued to the next Planning Commission meeting on December 12.
Building Design/Site Layout Comments
SARC recommended:
1. Addition of arched window tops to the proposed rectangular windows on the second floor
(all elevations);
2. Cantilevering out the triangular accent feature (including the entire second story dark beige
portion and the two second story windows) over the building entrance on Bascom Avenue
approximately 12 to 18 inches and the addition of corbel braces (or other appropriate
architectural features) as accent features.
3. Redesign of the pattern of the trellis on the first floor to be more consistent with the window
patterns proposed for the building. This concept was drawn up at the meeting:
70 North First Street · Campbell, California 95008. 1423 · TEL 408.866.2140 · F^X 408.866.8381 · TDD 408.866.2790
Bob Longinetti - 1870 S. Bascom Avenue - SARC Comments from November 14, 2000
PLN 2000-122
Page 2 of 2
November 16, 2000
4. Calling out the inclusion of adequate lighting at the southwest comer of the covered parking
lot near the interior door that leads to the lobby.
5. Lowering the height of the arched window at the South Bascom grand entrance an adequate
amount to prevent it from overlapping with the second story floor. This will prevent the use
of opaque spandrel glass at the region of overlap (not recommended).
Parking Comments
The proposed project provides 28 parking spaces, which falls nearly one (1) space short of the sum
of the respective requirements for retail and office space. SARC strongly recommended that the one
additional parking space be added into the site plan.
Space Type Floor Area (Sq. Ft.) Sq. Ft. Per Parking Space Required Spaces
Retail 1,350 200 6.75
Office 4,950 225 22
Total 6,300 28.75
In addition, revised copies of sheet No. AS-3 are needed that show the move of the handicapped
spaces and loading zone from the covered parking to the east side of the building.
Please do not hesitate to contact me at (408) 866-2193 to discuss these comments.
Sincerely,
Darcy Smith
Planner I
CC:
Geoff Bradley, Senior Planner
Dick Fish, A.I.A, 3048 Sunny Meadow Lane, San Jose, CA 95135
CITY OF CAMPBELL
Community Development Department · Current Planning
July 20, 2000
Richard Fish
3048 Sunny Meadow Lane
San Jose, CA 95135
Subject:
Pre-application: New office building at 1870 South Bascom Avenue
PRE 2000-48
Dear Mr. Fish,
Thank you for your preliminary application for a new two-story office building at the comer of
South Bascom and McBain Avenues. The plans were distributed to the City's Architectural
Advisor, Public Works Department, Building Division, Planning Division, and County Fire
Department. The comments from the Public Works Department, the Building Division and the
County Fire Department are attached. Below, please find comments from the Planning Division.
Zoning
The project site is zoned C-2-S (General Commercial). The General Plan designation is
Commercial. The proposed use is consistent with the zoning and general plan designation. The
proposed project will require a Site and Architecture Review Permit. This Permit is approved by the
Planning Commission at a public hearing.
Site Plan
The site plan submitted in incomplete and does not meet the requirements for the Site and
Architectural Review Permit Application. The site plan must be scaled to be 1" = 20'. The proposed
and existing street improvements (e.g. curb, gutter, sidewalks, tree wells, etc.) must be shown,
dimensioned from the center line of the street. Proposed and existing utility transformers, meters, or
o~her utility items (such as the traffic signal, crosswalk, pedestrian crossing, and traffic
communication box) must also be shown. The location and uses of other buildings on adjacent
properties (including height, setbacks and type of structure) must be shown.
Use/Parking
The proposed project provides only one parking space per 237 square feet of building floor space,
which does not meet the parking requirement for retail stores, speculative commercial buildings or
offices. Staff recommends that you reduce the size of the building to meet the parking requirement.
If you wish to propose more than one use (such as office and retail) at the location, the total parking
spaces required shall be equal to the sum of the requirements for the individual uses. Staff
recommends that you include ground-level retail since South Bascom Avenue is a heavily traveled
commercial corridor.
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · Fax 408.866.8381 · rr>D 408.866.2790
Richard Fish - 1870 S. Bascom Avenue
PRE 2000-48
Page 2 of 4
July 20, 2000
The minimum parking stall size is eight feet wide and sixteen feet long for compact stalls; nine feet
wide and twenty feet long for standard stalls. The total number of compact stalls on any site must
not exceed forty percent of the total parking provided.
Developments which provide twenty or more parking spaces are encouraged to designate parking
facilities for bicycle and motorcycle parking. Where facilities are provided to accommodate bicycles
and motorcycles, the planning commission may adjust the required number of parking stalls for a
specific use.
Landscaping
All applications for development within the C-2-S zoning district are required to provide a
minimum of ten percent of the net site area in landscaping. The landscaping areas must be shown on
the site plan. Additional requirements include:
1. Continuous landscaped areas along S. Bascom and McBain Avenues. The project must comply
with the City's Streetscape Standards and provide the full streetscape treatment is required.
These Standards require a 10' wide landscaped parkway adjacent to S. Bascom Avenue, a 7'
wide sidewalk and a 10' wide landscaped buffer between the sidewalk and building. The
parkway is required to be an approved drought-resistant variety of turf and the landscaped buffer
must be a mixture of turf, groundcover and shrubs.
The preliminary site plan shows the sidewalk and parkway as outside the current property line,
but the property owner will be required to dedicate the necessary land to the City to incorporate
the parkway and sidewalk into the public right-of-way. As stated in the attached Public Works
Department Comments and Preliminary Conditions of Approval, seven feet will be required to
be granted. Therefore, the property will measure only 115 feet deep fi-om S. Bascom Avenue.
Since this will affect the proposed building area and parking spaces, this requirement must be
incorporated into your revised site plan.
2. A minimum four-foot planter strip is required along abutting property lines.
3. If the frontage and perimeter landscaping requirement does not provide the minimum coverage of
ten percent of the site area, additional landscaping areas in an amount which makes up the
difference is required.
4. Where twenty-five or more parking spaces are provided, an interior landscaping area is required
in addition to the perimeter and frontage landscaping areas. The interior landscaping must be
provided at a rate of twenty square feet for each additional uncovered parking space over twenty-
five. This landscaping should be in the form of tree wells, planting islands, and other landscaping
in the parking lot area.
Building Design/Site Layout
Richard Fish - 1870 S. Bascom Avenue
PRE 2000-48
Page 3 of 4
July 20, 2000
Architectural and site evaluation has been performed by the Planning staff and the City's
Architectural Advisor. Below are the comments concerning the site plan and the architecture of the
proposed buildings.
It is recommended that an entrance be provided facing South Bascom, perhaps as a part of the
comer 'tower' element. This element seems inappropriate because it is not an entrance to the
building. Its glass is full height both stories, yet the second floor assembly passes behind it
requiring spandrel glass, which is not recommended. The exterior architectural treatment
should reflect the interior uses. Exterior color and material samples are required to be submitted
as part of the Site and Architectural Review Permit application.
Staff recommends you to incorporate some architectural features that are predominant in the
area or that provide visual interest, such as tile wainscot or permanent awnings on the west and
south walls. It is recommended that you schedule a meeting with staff to discuss your
architectural ideas and revised site plan.
Screening
Any use conducted in a C-2 district shall be effectively screened at the property Iine from any
abutting residentially zoned property. The screening required shall include a masonry wall a
minimum of six feet in height. Such screening shall also include trees and plants to effectively
screen such use from the adjoining residentially zoned property.
Li~htin~
Any lighting for any use within the C-2 district shall be so arranged and shielded so that light will
be reflected away from adjacent property in a residential district, and so that there will be no glare
which will cause unreasonable annoyance to occupants of properties in such residential district, or
otherwise interfere with the public health, safety or welfare.
These comments are intended as preliminary only. Additional comments and requirements may be
forthcoming.
Piease do not hesitate to contact me at (408) 866-2193 to discuss the application process and for
further assistance with this project.
Sincerely,
Darcy Smith
Planner I
Enclosure:
Public Works Department Comments and Preliminary Conditions of Approval,
7/19/2000
Fire Department Preliminary Development Review Comments, 7/11/2000
Richard Fish -
PRE 2000-48
Page 4 of 4
July 20, 2000
1870 S. Bascom Avenue
cc.'
Building Inspection Division Comments, 7/17/2000
Campbell Streetscape Standards
Sharon Fierro, Community Development Director
Harold Housley, Land Development Engineer
Bill Bmckart, Building Official
Property Owner, Bob Longinetti, 160 W. Santa Clara St., #990 San Jose 95113
MEMORANDUM CITY OF CAMPBELL PUBLIC WORKS DEPARTMENT
TO:
Darcy Smith, Project Planner
DATE: 7/19/2000
FROM: Bill Helms, Land Development Manager
Harold Housley, Land Development Engineer/~
Site Address: 1870 Bascom Avenue
For File No(s): PRE 2000-00048 (S)
Project Description: New, two-story office building
Applicant: Richard L. Fish
PUBLIC WORKS DEPARTMENT COMMENTS AND PRELIMINARY CONDITIONS
OF APPROVAL
Comments
· It is understood that the Planning Division has determined that the Streetscape Standards
will be required as a condition of approval.
· The applicant should consider alternative siting of the building.
· The proposed driveway may conflict with the existing traffic signal, crosswalk, pedestrian
crossing, stop bar, traffic communication box (fiber optic - SMART CORRIDOR/Traffic
Operation Center), and signal interconnect.
Preliminary Title Report: Prior to issuance of any grading or building permits for the
site, the applicant shall provide a current Preliminary Title Report.
Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall cause 7 feet of additional Right-of-Way to be
granted for Public Street Purposes along the Bascom Avenue frontage to accommodate an
80 foot half street right-of-way. The additional right-of-way shall include a 20 foot return
radius from the new right-of-way on Bascom Avenue to the existing right-of-way on
McBain Avenue. The applicant shall cause all documents to be prepared by a registered
civil engineer/land surveyor, as necessary, for the City's review and recordation.
Street Improvements: Prior to issuance of any grading or building permits for the site,
the applicant shall execute a street improvement agreement and shall cause plans for
public Street Improvements to be prepared by a registered civil engineer, pay fees, post
security and provide insurance necessary to obtain an encroachment permit for
construction of the standard public street improvements, as required by the City Engineer.
The plans shall include the following:
Bascom Avenue
· See comments above.
Page 1 of 3
Site Address: 1870 Bascom Avenue
For File No(s): PRE 2000-00048 (S)
Project Description: New, two-story office building
Applicant: Richard L. Fish
PUBLIC WORKS DEPARTMENT
CONDITIONS OF APPROVAL
COMMENTS AND
PRELIMINARY
Protection, relocation, and/or installation of underground utilities including traffic
signal, traffic communication control box, signal interconnect conduits, street lighting
conduits, PG&E, Pac Bell, AT&T, and related facilities.
· Removal of existing sidewalk on Bascom Avenue including the return to McBain
Avenue.
· Remove the existing curb and gutter, as necessary.
· Construction of ADA compliant pedestrian ramp at McBain Avenue. Installation of
Streetscape Improvements including 7 foot wide sidewalk located from 10 feet to 17
feet from the face of curb.
· Installation of street trees, landscape, and irrigation per Streetscape Standards.
· Installation of new streetlight pursuant to any requirements of the City's Street
Lighting Policy Manual.
McBain Avenue
· Remove existing rolled curb and gutter.
· Reconstruction of AC pavement to centerline.
· Construction of 10 foot concrete sidewalk with tree wells at maximum of 40 feet on
center.
· Installation of street trees and irrigation system.
Both Hamilton Avenue and McBain Avenue
· Installation of traffic control signs, stripes, and related facilities as necessary.
· Construction of conforms to existing public and private improvements as necessary.
Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and
Sewer Cleanout(s) shall be installed on private property behind the public right-of-way
line.
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 companies.
Page 2 of 3
Site Address: 1870 Bascom Avenue
For File No(s): PRE 2000-00048 (S)
Project Description: New, two-story office building
Applicant: Richard L. Fish
PUBLIC WORKS DEPARTMENT
CONDITIONS OF APPROVAL
COMMENTS AND
PRELIMINARY
Utility Installation Plan: Prior to issuance of building permits for the site, the applicant
shall submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities.
Streets which have been resurfaced within the previous 5 years will require boring and
jacking for all new utility installations. Applicant shall also prepare pavement restoration
plans for approval by the City Engineer prior to any utility installation or abandonment.
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 1998 edition of the California
Business Code including Chapters 10, 11, 18, 33, and Appendix Chapter 33.
Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site,
the applicant shall pay the required Storm Drain Area fee which is $2,500.00 per acre.
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.
Site Plan: The applicant shall submit a complete and accurate Site Plan in accordance
with the Planning Division's checklist. Check the net property dimensions after
dedication of 7 feet along Bascom Avenue. Use a 20 foot radius for the property line
return from Campbell Avenue to McBain Avenue.
j :\landdev\ 1870basc
Page 3 of 3
FIRE DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 (phone) · (408) 378-9342 (fax)
CONTROL NUMBER
BLDG PERMIT NUMBER
PLAN.EV,EW.UM"E. 00-
1691
.'E.UM.E. PRE2000-48(
DEVELOPMENT REVIEW COMMENTS
CODE/SEC.
UFC
UFC
1003.2.2
as amended
by CMC
17.04.040
UFC
Section 5
SHEET
NO.
REQUIREMENT
Pre-application review of a proposed new 6,400 square foot, two story office
building.
Review of this Developmental proposal is limited to acceptability of site access and
water supply as they pertain to fire department operations, and shall not be
construed as a substitute for formal plan review to determine compliance with
adopted model codes. Prior to performing any work the applicant shall make
application to, and receive from, the Building Department all applicable
construction permits.
Required Fire Flow: Required fire flow for this project is 2,250 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.
Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in
excess of 2,000 GPM, or in excess of two stories or 35 feet in height, shall be
equipped throughout with an automatic fire sprinkler system, hydraulically
designed per National Fire Protection Association (NFPA) Standard #13.
* see additional additional underground fire service comment *
Final Required Fire Flow: Required fire flow may be reduced up to 50% in
buildings equipped with automatic fire sprinkler systems but, can be no less than
1500 GPM. Therefore, the final required fire flow is 1,500 GPM at 20 psi. residual
pressure. This flow shall be available from any two fire hydrants on or near the
site, so long as they are spaced at a maximum spacing of 250 feet.
City PLANS SPECS NEW RMDL AS
SECJFLOOR AREA
NAME OF PROJECT
OCCUPANCY
LOAD
CONST. TYPE
PERMITTEE BY
RICHARD L FISH
DESCRIPTION
Commercial Development
ILOCATION Bascom-mcbain Av
DATE PAGE
7/10/2000 ! oF2__~_
Hokanson, Wayne
A California Fire Protection District serving Santa Clara County and the communities of
Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga
FIRE DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378 4010 (phone) · (408) 378-9342 (fax)
CONTROL NUMBER
BLDG PERMIT NUMBER
P~,~ REV,EWNUMBER 00-
1691
.LE.UMBE. _PRE2000'48(
DEVELOPMENT REVIEW COMMENTS
CODE/SEC.
UFC
901.4.2
UFC
902.4
SHEET
NO. REQUIREMENT
Fire Lane Marking Required: Provide marking for all roadways within the
project. Markings shall be per fire department specifications. Installations shall
also conform to Local Government Standards and Fire Department Standard
Details and Specifications A-6.
Fire Department Key Box Required: The building shall be equipped with a
permanently installed emergency access key lock box (Knox), conforming to Fire
Department Standard Detail and Specification sheet K-1. At time of final inspection,
access keys shall be provided to the fire department.
City PLANS
CBL []
SECJFLOOR
NAME OF PROJECT
SPE~NEW
[] []
RMDL[] []AS OCCUPANCY
LOAD
CONST. TYPE
DESCRIPTION
RICHARD L FISH 7/10/2000
Commercial Development
Hokanson, Wayne
PAGE
2
2
J,OCA'nO. Bascom-mcbain Av
A California Fire Protection District servin9 Santa Clara County and the communities of
Campbell, Cupertino. Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga
CITY OF CAMPBELL
BUILDING INSPECTION DIVISION - COMMENTS TO THE DEVELOPMENT REVIEW COMMITTEE
DRC: July 17,2000
ADDRESS: McBain at Bascom Ave. Project Application: PRE2000-00048 (S)
RECOMMENDATION:
Note: No building code issue has been reviewed at Development Review Committee, it will be reviewed in the
Building Permit process. Please be aware that building codes are changing constantly; plans submitted for
building permit shall comply with the code in effect at that time. Submit permit application together with
required documents to the Building Inspection Division to obtain a building permit. No construction can be
commenced without an appropriate building permit.
It is recommended that this item be forwarded to the Planning Commission for Approval, with the following
conditions.
TO THE SATISFACTION OF THE BUILDING DIVISION MANAGER/BUILDING OFFICIAL:
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.
CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
SIZE OF PLANS: The maximum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
SITE PLAN: A competently prepared site plan shall be submitted showing all pertinent features
and structures proposed for the site. Elevations of all "paths of travel" related to access for the
disabled shall be called out. Site Plan shall be stamped and signed by responsible engineer.
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. This report shall be prepared by a licensed civil
engineer specializing in soils mechanics.
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
10.
11.
12.
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. finish floor elevation (first floor)
c. foundation comer locations
TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Standards Compliance forms
shall be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting of the building.
SPECIAL INSPECTIONS: When a special inspection is required by U.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted to the
Building Official for approval prior to issuance of the building permits, in accordance with
U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the
Building Inspection Division Counter.
The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program
specification sheet shall be part of plan submittal. The specification sheet (size 24" X 36") is
available at the Building Division service counter.
TITLE 24 ACCESSIBILITY - COMMERCIAL: On site general path of travel shall comply
with the latest California Title 24 Accessibility Standards. Work shall include but not be limited
to accessibility to building entrances from parking facilities and sidewalks.
TITLE 24 ACCESSIBILITY - COMMERCIAL: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter.
APPROVALS REQUIRED: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
c. School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (874-2900)
iv) Cambrian School District (377-2103)
,,,,~,,, RICHARD L. FISH, A.I.A.
ARC H ITECT
3048 SUNNY MEADOW LANE, SAN JOSE, CALIFORNIA 95135
June 30,2000
City of Campbell
Planning Department
70 North First Street
Campbell, California 95008
Re: Proposal for 6400 square foot building on Bascom Avenue and McBain
Street..
Dear Sir or Madam:
Attached is my proposal for a two story building on the N/E corner of Bascom
Avenue and McBain Streets. The building will be constructed of steel framing
with a cement plaster exterior finish. The glazing is to be tinted possibly to a blue
or green color, with silver window mullions. The building color has not been
decided, but it will possibly be a light color to accent the glazing.
This is presently a speculative building which could house offices or a small
amount of retail on the first floor.
The adjacent uses are retail and office to the north, west and south, With
residentia~ to the east.
Sin e ~y
Arch~tredctL Fish, A.I.A.
TEL, (408) 270-3327 FAX. (408) 274-4619