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Site and Architectural - 2002
70 N, First Street, Campbell CA 95008 FAX (408) 866-8381 To: Bob Remiker From: Darcy Smith Fax: 510-644-3337 Pages: 2 Phone: Date: 6/21/02 Re: Plan Check Comments- 1870 South Bascom Avenue- Pool Patio & Things The Planning Division has reviewed your building plan submittal for the new 6,300 square-foot two-story commercial building at 1870 South Bascom Avenue. A Site and Architectural Review Permit (PLN2002-12) was approved for this project with specific Conditions of Approval that must be met before the building permit can be approved. Specific conditions that must be met before the building permit can be approved include: 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. Note: Provide a detail for fixture ME-2 to be mounted on the post on the top of the wall on the east side of the parking lot. Trash and Recycling Enclosure: The applicant shall submit details regarding the design and location of a trash and recycling enclosure(s) to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits for the project. Unless otherwise noted, enclosures shall consist of a concrete floor surrounded by a six-foot high solid wall and have decorative self-closing doom. The enclosure shall be constructed at grade level June 21,2002 and have a level area adjacent to the trash enclosure area to service the containers. 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. Note: It appears that the A/C units will extend approximately 1'-9" above the roof parapet. Staff has concerns about the visibility of these units. Other concerns of staff include: The building permit plans show the use of aluminum "store front" window system with an anodized finish while the approved plans show a bronze finish. The building plans also show a taller parking lot screen fence and post. The approved fence is only 5'4" high (with a gap at the bottom) and the posts are 6' high. The built up painted wood spandrel panels now use metal. Please provide a detail for the design and color/texture of the metal. If you have any questions regarding these comments please contact me at (408) 866-2193. Thanks, Darcy Smith Planner II City of Campbell · Page 2 ©~ · CAAq~ ', CITY OF CAMPBELL Cemmunitv Dcvelopmcn~ Depar~mcn~ ~ ~urrcn~ PI~nnin~ March 14, 2002 Steven 8,: Ginger Cohen Season's Leisure, Inc. 3295 E1 Camino Real Atherton, CA 94027 Re: PLN2002-12 - 1870 S. Bascom Avenue - Site and Architectural Review Permit Dear Applicant: Please be advised that at its meeting of March 12, 2002, the Planning Commission adopted Resolution No. 3416 approving a Site and Architectural Review Permit (PLN2002-12) to allow the construction of a new retail building on the above referenced property. This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5 p.m. on Friday, March 22, 2002. California Code of Civil Procedure, Section 1094.6, governs the time within which judicial review of this decision must be sought. If you have any questions, please do not hesitate to contact me at (408) 866-2140. Sincerely, Darcy Smith Planner II CC: Frank Mills, Building Chris Veargason, Fire Harold Housley, Public Works 7r) Norti~ ?irst Street (~am0b¢[[ (~alifornia 9'~O08 i436 · i-~!~. 40S.~oo.21-I.C~ 5'x× 4-0S $6o '~38t · ~-'.>~ 40$.S66.279c~ RESOLUTION NO. 3416 BEING A RESOLUTION OF TIlE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL REVIEW PERMIT (PLN2002-12) TO ALLOW THE CONSTRUCTION OF A NEW, RETAIl, BUILDING ON PROPERTY OWNED BY STEVE AND GINGER COHEN AT 1870 S. BASCOM AVENUE IN A C-2-S (GENERAL COMMERCIAL) ZONING DISTRICT. APPLICATION OF MR. STEVE COHEN, ON BEHALF OF POOL, PATIO & THINGS. FILE NO. PLN2002-12. After notification and public hearing, as specified by law, and after presentation Community Development Director, proponents and opponents, the hearing was closed. by the After due consideration of all evidence presented, the Planning Commission did find as follows with respect to application PLN2002-12: 1. The development of the proposed project will result in a retail use that is consistent with the General Plan Land Use Designation of General Commercial for the project site. The proposed project is well designed and is architecturallv compatible with the surrounding neighborhood. 3. The proposed project is consistent with other developments in the surrounding area and is consistent with the development standards for commercial uses. The proposed retail use is a pnncipally permitted use within the C-2-S Zoning District. The proposed project meets the minimum setbacks, height restriction, landscaping and parking requirements of the C-2-S Zoning District. The proposed site plan indicates the construction of a two-story, 4,400 square foot retail building on the subject property. The proposed floor plans consist of 2,755 square-feet of retail and mechanical space and restrooms on the first floor. The second floor consists of 1,432 square-feet of retail space and 217 square feet of office and storage space on the second floor. The 23 parking spaces provided on the project site exceeds the parking requirement of 22 spaces to serve the retail and minor office uses. The number of compact spaces falls below the maximum percentage allowed (40%). One handicapped space with an eight-foot van- accessible access aisle is provided per the California Building Code. The project is not located in a particularly sensitive environment; and no substantial evidence has been presented to suggest that there is a reasonably possibility that significant environmental impacts would result from the project due to unusual circumstances or from the cumulative impacts of successive projects of the same type in the same place. Planning Commission Resolution No. 3416 PLN2002-12 - 1870 S. Bascom Avenue Site and Architectural Review Permit - New Retail Building for Pool, Patio & Things Page 2 Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: The proposed development and uses clearly will result in a more desirable environment and use of the land than would be possible under any other zoning classification. The development and uses will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and Architectural Review Permit (PLN2002-12) to allow the construction of a new retail building for Pool, Patio & Things on property owned by Steven and Ginger Cohen at 1870 S. Bascom Avenue, subject to the following conditions: Where approval by the Director of Community Development, City Engineer, Public Works Director, City Attorney or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations and accepted engineering practices for the item under review. 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 Planning Division Approved Project: Approval is granted for a Site and Architectural Review Permit (PLN2002-12) to allow the construction of a new 4,400 square-foot two-story commercial building on property located at 1870 South Bascom Avenue. The site, building, and landscaping design shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: a. Set of plans prepared by Robert Remiker, AIA, received on February 4, 2002. including building elevations, site plan, and a preliminary planting plan. b. Revised parking lot plan prepared by Robert Remiker, AIA, received on February 26, 2002, showing an eight-foot wide van-accessible access aisle. Planning Commission Resotution No. 3416 PLN2002-12 - 1870 S. Bascom Avenue Site and Architectural Review Permit - New Retail Building for Pool, Patio & Things Page 3 Revised elevation for the northwest tower of the building prepared by Robert Remiker, AIA, received on February 26, 2002, showing an addition window on the second floor and revised window locations on the first floor. d. Color and material boards submitted by Robert Remiker, AIA, received on February 4, 2002 Site and Architectural Review Permits Approval Expiration: Within one year from the date of approval, a building permit must be obtained and construction completed one year thereafter or the Site and Architectural Review Permit approvals shall be void. Landscape and Imgation Plans: The applicant shall submit four (4) sets of detailed final 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. Fencing: Any existing or proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code. The existing chain link fence along the northern property line shall be removed. The proposed masonry wall shall be finished with plaster on both sides and textured and painted to match the new building. Vines shall be trained to grow up the masonry wall. 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. 6. Landscaping: The applicant shall submit a detailed landscape and irrigation plan to be reviewed and approved by the Community Development Director prior to issuance of any building permits for the site. a. All street trees shall be a minimum 24-inch box size. Ail other trees shall be a minimum 15-gallon size and shrubs shall be a minimum of 5-gallon size. b. All landscaping installed as required per the approved landscape plan shall be maintained in good health. c. All landscaping shall be installed prior to building occupancy. d. All hardscape items (i.e. disabled pathway, walkway to front entrance) shall utilized decorative and colored concrete or interlocking pavers, subject to review and approval by the Community Development Director prior to issuance of building permits. 7. 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. Signing Planning Commission Resolution No. 3416 PLN2002-12 - 1870 S. Bascom Avenue Site and Architectural Review Permit - New Retail Building for Pool, Patio & Things Page 4 shall be designed to be compatible with the building desi~. No sign shall be installed until such application is approved and a permit issued by the Community Development Director as specified in the Sign Ordinance. 8. 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. 9. Trash and Recycling Enclosure: The applicant shall submit details regarding the design and location of a trash and recycling enclosure(s) to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits for the project. Unless otherwise noted, enclosures shall consist of a concrete floor surrounded by a six-foot high solid wall and have decorative self-closing doors. The enclosure shall be constructed at grade level and have a level area adjacent to the trash enclosure area to service the containers. 10. 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. 11. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. Any remaining debris from the demolition of structures shall be removed from the property. Building Division 12. Permits Required: A building permit application shall be required for each proposed new structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 13. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 14. Size of Plans: The maximum size of construction plans submitted for building permits shall be 24 inches by 36 inches. 15. 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. 16. 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. 17. Site Plan: Application for building permit shall include a competent site plan that identifies property and proposed structures with dimensions and elevations as appropriate. Site plan shall also include site drainage details. Site address and parcel numbers shall also be clearly called out. Site parking and path of travel to public sidewalks shall be detailed. Planning Commission Reso,mion No. 3416 PLN2002-12 - 1870 S. Bascom Avenue Site and Architectural Review Permit - New Retail Building for Pool, Patio & Things Page 5 18. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils 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 corner locations 19. 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. 20. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted 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. 21. 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. 22. 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. 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. 23. 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 Countv Fire Department (378-4010) School District: i) ii) iii) iv) Campbell Union School District (378-3405) Campbell Union High School District (371-0960) 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. Planning Commission Resolution No. 3416 PLN2002-12 - 1870 S. B ascom Avenue Site and Architectural Review Permit - New Retail Building for Pool, Patio 8,: Things Page 6 PUBLIC WORKS DEPARTMENT 24. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a current Preliminary Title Report. 25. Right-of-Way for Public Street Purposes: Prior to 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 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. 26. 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 $255.00. The plans shall include the following: South Bascorn Avenue a. Removal of existing sidewalk on Bascom Avenue including the return to McBain Avenue. b. Removal of the existing curb and gutter, as necessary; c. Construction of curb, gutter and sidewalk, as necessary; d. Construction of ADA compliant pedestrian ramp at McBain Avenue; e. Installation of streetscape improvements including seven (7) foot wide sidewalk located from ten (10) feet to seventeen (17) feet from the face of curb; f. Installation of street trees, landscape, and irrigation per Streetscape Standards. McBain Avenue a. Remove existing rolled curb and gutter; b. Reconstruction of AC pavement to centerline; c. Relocation and reconstruction of concrete median island; d. Construction of curb and gutter, ten (10) foot concrete sidewalk with tree wells at maximum 40 feet on center; e. Installation of street trees and irrigation system; f. Installation of a "No Left Turn" graphical sign near the driveway exit onto McBain Avenue. Both South Bascom Avenue and McBain Avenue a. Installation of traffic control signs, stripes, posts, and related facilities as necessary; b. Construction of conforms to existing public and private improvements as necessary; Planning Commission Resol~,don No. 3416 PLN2002-12 - 1870 S. Bascom Avenue Site and Architectural Review Permit - New Retail Building for Pool, Patio & Things Page 7 c. Installation of street lights on South Bascom Avenue and McBain Avenue in accordance with the City's Street Lighting Policy; d. 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. 27. 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. 28. 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. 29. 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. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. 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 geotechnical or civil engineer. 31. 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. 32. 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. 33. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements and the California Storm Water Best Management Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding Storm Water Pollution Prevention. The City will provide the applicant with information to assist the applicant to comply with this Condition of Approval. FIRE DEPARTMENT Planning Commission Resot~,don No. 3416 PLN2002-12 - 1870 S. Bascom Avenue Site and Architectural Review Permit - New Retail Building for Pool, Patio & Things Page 8 34. Required Fire Flow: The required fire flow for this project has been calculated at 1,750 gpm at 20 psi residual pressure. The required fire flow is available from area water mains and fire hydrant(s), which are located at the required spacing. 35. Premises Identification: Approved numbers or addresses shall be placed on all new and 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. 36. Automatic Fire Sprinkler System: The noted inclusion of a separate (fire service) water line is noted. If the applicant voluntarily proposes to install an approved automatic fire sprinkler system, the installation shall comply with the UBC standard 9-1 and NFPA 13, 1996 edition and appropriate local requirements. A State of California licensed fire protection contractor shall submit plans, calculations, a completed permit application and appropriate fees to the fire department for review and approval prior to beginning construction. PASSED AND ADOPTED this 12th day of March, 2002, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Alderete, Doorley, Francois, Gibbons, Hernandez, Jones and Leonard None None None APPROVED: Tom Francois, Chair ATTEST: Sharon Fierro, Secretary Planning Commission Minu[,~ of March 12, 2002 Page 2 ORAL REQUESTS There were no oral requests. PUBLIC HEARING Chair Francois read Agenda Item No. 1 into the record. PLN2002-12 (S) Cohen, S. Public Hearing to consider the application of Mr. Steve Cohen, on behalf of Pool, Patio & Things, for consideration of a Site and Architectural Review Permit (PLN2002-12) to allow the construction of a new 4,800 square foot retail building on property owned by Steven and Ginger Cohen located at 1870 S. Bascom Avenue in a C- 2-S (General Commercial) Zoning District. This project is Categorically Exempt. Planning Commission decision final, unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Darcy Smith, Planner H Ms. Darcy Smith, Planner II, presented the staff report as follows: · Advised that the applicant is seeking a Site and Amhitectural Review Permit to allow the construction of a new 4,400 square foot, two-story retail building on the northeast comer of S. Bascom and McBain Avenues. The architectural style is Contemporary Mission and incorporates stucco walls and a tile roof. The project meets design standards. The provision of 23 parking spaces exceeds the required 22. The applicant will install the full streetscape standard along Bascom Avenue. Additionally, trees will be planted along the north and east property lines as well as additional shrubs and landscaping to be installed on the property. · Described the surrounding uses as being commercial to the north, single-family residences to the east, the Tower Records to the south and the Pruneyard Shopping Center across · Bascom Avenue to the west. · Said that the project site is currently a vacant parcel with no substantial trees. · Stated that the General Plan Land Use designation is General Commercial and the Zoning is C-2-S (General Commercial). This project is consistent with both. · Advised that the building will be constructed near the street along Bascom Avenue to promote pedestrian access from the street. The vehicular access to this site will be from McBain Avenue, with signage restricting right tums only from the site onto McBain, to limit impacts on the residences along McBain Avenue. · Informed that the Site and Architectural Review Committee reviewed this project on February 26, 2002, and was supportive as presented. · Recommended approval. Commissioner Hemandez provided the Site and Architectural Review Committee report as follows: · SARC considered this proposal on February 26th and was supportive with the request for the addition of a single window on the north tower. This change has been implemented onto the current plans. Chair Francois opened the Public Hearing for Agenda Item No. 1. Planning Commission Minu,,_s of March 12, 2002 Page 3 Chair Francois closed the Public Hearing for Agenda Item No. 1. Commissioner Gibbons complimented staff for including the General Plan strategies into the staff report. Commissioner Doorley said that at first the thought of a single use retail of this site was a concern. However, this is a well established business and represents a good project. Motion: Upon motion of Commissioner Doorley, seconded by Commissioner Gibbons, the Planning Commission adopted Resolution No. 3416 approving a Site and Architectural Review Permit (PLN2002-12) to allow the construction of a new 4,800 square foot retail building (Pool, Patio & Things) on property owned by Steven and Ginger Cohen located at 1870 S. Bascom Avenue, by the following roll call vote: AYES: Alderete, Doorley, Francois, Gibbons, Hernandez, Jones and Leonard NOES: None ABSENT: None ABSTAIN: None Chair Francois advised that this action is final in 10 days, unless appealed in writing to the City Clerk. Chair Francois read Agenda Item No. 2 into the record. 2. PLN2001-145 McPherson, K. Public Hearing to consider the application of Ms. Karen McPherson, on behalf of MetroPCS, Inc., for consideration of a Conditional Use Permit (PLN2001-145) to allow the installation of three new panel antennas to be located on an existing PG&E Tower and the associated utility cabinet below on property owned by PG&E located at 1469 S. Bascom Avenue in a P-F/O-S (Public Facilities/Open Space) Zoning District. This project is Categorically Exempt. Planning Commission decision final in 10 calendar days, unless appealed in writing to the City Clerk. Project Planner: Stephanie Willsey, Planner I Ms. Stephanie Willsey, Planner I, presented the staff report as follows: · Informed that the MetroPCS is seeking approval of a Conditional Use Permit to allow a new telecommunications facility, to include three new panel antennas with a utility cabinet consisting of 182 square feet, which will be entirely enclosed within a fenced area and screened with landscaping. · Advised that there is an abandoned Metricom installation on site with 16 antennas. Metricom has filed for bankruptcy. · Said that MetroPCS will remove this abandoned Metricom installation. ITEM NO. 1 CAMPBELL STAFF REPORT - PLANNING COMMISSION MEETING OF MARCH 12, 2002 PLN 2002-12 Cohen, S. Public Hearing to consider the application of Mr. Steven Cohen, on behalf of Pool, Patio and Things, for a Site and Architectural Review Permit (PLN2002-12) to allow the construction of a new 4,400 square-foot two- story commercial building on property owned by Mr. Steven Cohen 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 takes the following actions: Adopt a Resolution, incorporating the attached findings, approving a Site and Architectural Review Permit to allow the construction of a new 4,400 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 the CEQA Guidelines pertaining to New Construction of Small Structures in urbanized areas; therefore, no environmental assessment is required. PROJECT DATA Cate~,orv Gross Lot Area: Net Lot Area: Proposed Project .70 acres (30,347 sq. ft.) .35 acres (15,158 sq. ft.) Required/Allowed Proposed Building Area First Floor: Second Floor: 4,403.2 sq. ft. 2,754.6 sq. ft. 1,648.6 sq. ft. Floor Area Ratio: 0.29 *Per General Plan Land Use Element 0.40 Max. * Building Coverage*: Landscaping: Paving Coverage 3,992 sq. ft. (26.3%) 3,219 sq. ft. (21.3%) 7,947 sq. ft. (52.4%) 100.0% 10% Min. Staff Report -- Planning Commission Meeting of March 12, 2002 PLN 2002-12 -- 1870 South Bascom Avenue Page 2 of 5 Parking Required: No. Spaces Parking Ratio Square Footage 19.8 Retail @ 1:200 sq. ft. 3,969.7 sq. ft 1.08 Service, Mech.@ 1:200 sq. ft. 216.8 sq. ft 1 Office@ 1:225 sq. ft. 216.7 sq. ft. 22 4,403.2 sq. ft. Parking Provided: 23 spaces 13 standard (56.5%) 9 compact (39%) 1 disabled (4.5%) Building Height: 40.5 ft. 75 ft. maximum DISCUSSION Applicant's Proposal: The applicant is requesting approval of a Site and Architectural Review Permit to allow the construction of a new 4,400 square-foot two-story retail building at 1870 South Bascom Avenue. The project site is located on the northeastern corner 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. A Site and Architectural Review Permit to allow the construction of a 6,300 square-foot two-story retail and office building was approved by the Planning Commission on November 28, 2000. The building consisted of 1,350 square feet of retail space and 4,950 square feet of office space. The property was recently sold to Steve Cohen who is seeking of approval of a retail building for use as a retail store (Pool, Patio and Things), which is currently located at the PruneYard. ANALYSIS General Plan Designation: The General Plan land use designation for the project site is General Commercial, which permits commercial uses that need exposure to high volumes of automobile traffic. The proposed retail use is consistent with the General Plan Land Use Designation. Zoning Designation: The zoning designation for the project site is General Commercial (C-2-S). The proposed retail use is a principally permitted use within the C-2-S Zoning District. The proposed project meets the minimum setbacks, height restriction, landscaping and parking requirements of the C-2-S Zoning District. Site Design: The proposed site plan indicates the construction of a two-story, 4,400 square foot retail building on the subject property. The building is located as close to South Bascom Avenue as permitted with the inclusion of a ten-foot landscaped buffer area per the City's Streetscape Standards. The building is positioned to create an attractive pedestrian-oriented streetscape with a human scale. The parking lot is located behind the building. Vehicular access is provided by a single driveway on McBain Avenue. Traffic exiting the parking lot will be restricted to right turns only to minimize traffic on McBain Avenue. Since commercial development is highly Staff Report -- Planning Commission Meeting of March 12, 2002 PLN 2002-12 -- 1870 South Bascom Avenue Page 3 of 5 visible and located along on of the City's image streets, the placement and scale of buildings is especially important to the community image. The General Plan states that "the building forms should typically frame the street, with parking lots either behind or under the building." The proposed project meets this site design criteria. Floor Plans and Building Design: The proposed floor plans consist of 2,755 square-feet of retail space with supporting mechanical space and restrooms on the first floor. The second floor consists of 1,432 square-feet of retail space and 217 square feet of office and storage space on the second floor. Both an elevator and stairs lead to the second floor from both ends of the building. A covered exterior staircase leads from the first floor to the roof for employee access to the roof. There is a covered walkway at the rear of the building facing the parking lot to provide a protected accessway. Over this walkway is another walkway on the second floor which is also enclosed by the roof. A roof deck surrounded by a 3.5-foot parapet wall would serve as an open space area for use by employees. No storage or visible mechanical equipment will be permitted on the roof. The main entrance to the building will be provided along the west elevation, oriented towards South Bascom Avenue. A second entrance is provided at the rear of the building near the parking lot. Both entrances lead to a double height retail showroom that frames the comer of the building. The second floor space looks out onto the first floor showroom. The proposed building is a contemporary mission design with simple, refined proportions. The exterior of the building would be sand-textured stucco with a Mediterranean clay tile roof. The proposed colors for the building include a warm yellow color for the body of the building, an earthy green color for the window trims, and a light olive color for the lower walls and planters. The proposed windows will be aluminum windows with a bronze storefront glazing finish. The drain collectors, heads and downspouts would be copper. Additional decorative features include planters integrated into the building facing South Bascom Avenue, painted wood corbelled eave support brackets, a coffered eave treatment, and decorative painted wood spandrel panels on the front elevation. Red canvas awnings will cover the front entrance on South Bascom Avenue. The General Plan states that new development should be designed to engage the pedestrian at ground level, at entryways, and along street frontage by utilizing interesting building designs, quality materials, interesting display windows, recessed openings and awnings. The proposed project meets theses design requirements. Staff finds that the proposed architectural design of the commercial building is compatible with the surrounding development. Parking: The 23 parking spaces provided on the project site exceeds the parking requirement of 22 spaces to serve the retail and minor office uses. The number of compact spaces falls below the maximum percentage allowed (40%). One handicapped space with an eight-foot van-accessible access aisle is provided per the California Building Code. Landscaping and Fencing: The applicant is proposing on-site landscaping improvements and a full streetscape treatment for South Bascom Avenue. On-site landscaping consists of the planting Staff Report -- Planning Commission Meeting of March 12, 2002 PLN 2002-12 -- 1870 South Bascom Avenue Page 4 of 5 of trees along the north and east property lines and a variety of shrubs, vines 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 with sod lawn adjacent to South Bascom Avenue, a seven-foot wide sidewalk and a ten-foot wide landscaped buffer between the sidewalk and the building. A six-foot high concrete masonry wall with sand textured stucco finish will be installed on the north property line with vines trained to grow up the wall. General Plan Strategies The proposed project complies with the following General Plan Land Use Element strategies: Strategy LUT-5.3b: Minimal Setbacks: Design commercial and office buildings city-wide to have minimal setbacks from the sidewalk except to allow for pedestrian oriented features such as plazas, recessed entryways, and wider sidewalks for outdoor cafes. Discourage parking areas between the public right-of-way and the front facade of the building. Strategy LUT-5.3h: Parking and Circulation: Provide adequate parking and encourage circulation patterns to serve commercial districts so as to discourage commercial traffic into adjacent residential zones. Strategy LUT-9.3d: Building Design: Design buildings to revitalize streets and public spaces by orienting the building to the street, including human scale details and massing that engages the pedestrian. Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting, high quality building materials on all buildings to ensure the long-term quality of the built environment. Strategy LUT-9.3g: Pedestrian Amenities: Incorporate pedestrian amenities such as plazas, landscaped areas with seating, pedestrian walkways into new developments. Strategy LUT-10.1e: Parking Lot Screening: Plant landscaping or build decorative walls at the interior and perimeter of parking areas as a visual screen. Strategy LUT- 10.2a: Streetscape Standards: Implement Streetscape Standards with landscaped boulevard treatment on arterial streets, and implement the installation of street trees per the Standard Street Improvements. Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed this application at its meeting of February 26, 2002, and preferred an alternative design that included the addition of a single window on the northwest tower of the building to break up the facade. This revision is included as attachment no. 3. Staff Report- Planning Commission Meeting of March 12, 2002 PLN 2002-12 -- 1870 South Bascom Avenue Page 5 of 5 Attachments: 1. Findings for Approval of File No. PLN 2002-12 2. Conditions of Approval for File No. PLN 2002-12 3. Exhibits (Site Plan, Floor Plans & Elevations) 4. Location Map Prepared by: ~'~)o..x'e~_ gv~TI Darcy Sr~ith, Planner II lo Approved by'~4~ ~)~~] -G~offtff.. Bradley,' Senior Planer Attachment #1 FINDINGS FOR APPROVAL OF FILE NO. PLN 2002-12 SITE ADDRESS: 1870 South Bascom Avenue APPLICANT: Steven Cohen DATE: March 12, 2002 Findings for Approval of a Site and Architectural Review Permit to allow the construction of a new 4,400 square-foot two-story commercial building The Planning Commission finds as follows with regard to File No. PLN 2002-12: 1. The development of the proposed project will result in a retail use that is consistent with the General Plan Land Use Designation of General Commercial for the project site. 2. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 3. The proposed project is consistent with other developments in the surrounding area and is consistent with the development standards for commercial uses. The proposed retail use is a principally permitted use within the C-2-S Zoning District. The proposed project meets the minimum setbacks, height restriction, landscaping and parking requirements of the C-2-S Zoning District. o The proposed site plan indicates the construction of a two-story, 4,400 square foot retail building on the subject property. The proposed floor plans consist of 2,755 square-feet of retail and mechanical space and restrooms on the first floor. The second floor consists of 1,432 square-feet of retail space and 217 square feet of office and storage space on the second floor. o The 23 parking spaces provided on the project site exceeds the parking requirement of 22 spaces to serve the retail and minor office uses. The number of compact spaces falls below the maximum percentage allowed (40%). One handicapped space with an eight-foot van- accessible access aisle is provided per the California Building Code. The project is not located in a particularly sensitive environment; and no substantial evidence has been presented to suggest that there is a reasonably possibility that significant environmental impacts would result from the project due to unusual circumstances or from the cumulative impacts of successive projects of the same type in the same place. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: Findings for Approval -- Planning Commission Meeting of March 12, 2002 PLN 2002-12 -- 1870 South Bascom Avenue Attachment #1 Page 2 of 2 o The proposed development and uses clearly will result in a more desirable environment and use of the land than would be possible under any other zoning classification. The development and uses will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project Attachment #2 CONDITIONS OF APPROVAL FOR FILE NO. PLN 2002-12 SITE ADDRESS: 1870 South Bascom Avenue APPLICANT: Steven Cohen DATE: March 12, 2002 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. Where approval by the Director of Community Development, City Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations, and accepted engineering practices, for the items under review. 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 Planning Division 1. Approved Project: Approval is granted for a Site and Architectural Review Permit (PLN2002-12) to allow the construction of a new 4,400 square-foot two-story commercial building on property located at 1870 South Bascom Avenue. The site, building, and landscaping design shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: a. Set of plans prepared by Robert Remiker, AIA, received on February 4, 2002, including building elevations, site plan, and a preliminary planting plan. b. Revised parking lot plan prepared by Robert Remiker, AIA, received on February 26, 2002, showing an eight-foot wide van-accessible access aisle. c. Revised elevation for the northwest tower of the building prepared by Robert Remiker, AIA, received on February 26, 2002, showing an addition window on the second floor and revised window locations on the first floor. d. Color and material boards submitted by Robert Remiker, AIA, received on February 4, 2002 o Site and Architectural Review Permits Approval Expiration: Within one year from the date of approval, a building permit must be obtained and construction completed one year thereafter or the Site and Architectural Review Permit approvals shall be void. Landscape and Imgation Plans: The applicant shall submit four (4) sets of detailed final 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. Fencing: Any existing or proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code. The existing chain link fence along the northern property line shall be removed. The proposed masonry wall shall be finished with plaster on both sides and Conditions of Approval -- Planning Commission Meeting of March 12, 2002 PLN 2002-12 -- 1870 South Bascom Avenue Attachment #2 Page 2 of 6 textured and painted to match the new building. Vines shall be trained to grow up the masonry wall. o 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. 6. Landscaping: The applicant shall submit a detailed landscape and irrigation plan to be reviewed and approved by the Community Development Director prior to issuance of any building permits for the site. a. All street trees shall be a minimum 24-inch box size. All other trees shall be a minimum 15-gallon size and shrubs shall be a minimum of 5-gallon size. b. All landscaping installed as required per the approved landscape plan shall be maintained in good health. c. All landscaping shall be installed prior to building occupancy. d. All hardscape items (i.e. disabled pathway, walkway to front entrance) shall utilized decorative and colored concrete or interlocking pavers, subject to review and approval by the Community Development Director prior to issuance of building permits. 7. 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. Signing shall be designed to be compatible with the building design. No sign shall be installed until such application is approved and a permit issued by the Community Development Director as specified in the Sign Ordinance. 8. 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. 9. Trash and Recycling Enclosure: The applicant shall submit details regarding the design and location of a trash and recycling enclosure(s) to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits for the project. Unless otherwise noted, enclosures shall consist of a concrete floor surrounded by a six-foot high solid wall and have decorative self-closing doors. The enclosure shall be constructed at grade level and have a level area adjacent to the trash enclosure area to service the containers. 10. 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. Conditions of Approval -- Planning Commission Meeting of March 12, 2002 PLN 2002-12 -- 1870 South Bascom Avenue Attachment #2 Page 3 of 6 11. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. Any remaining debris from the demolition of structures shall be removed from the property. Buildine Division 12. Permits Required: A building permit application shall be required for each proposed new structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 13. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 14. Size of Plans: The maximum size of construction plans submitted for building permits shall be 24 inches by 36 inches. 15. 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. 16. 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. 17. Site Plan: Application for building permit shall include a competent site plan that identifies property and proposed structures with dimensions and elevations as appropriate. Site plan shall also include site drainage details. Site address and parcel numbers shall also be clearly called out. Site parking and path of travel to public sidewalks shall be detailed. 18. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils 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 19. 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. 20. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted 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. 21. 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 Conditions of Approval -- Planning Commission Meeting of March 12, 2002 PLN 2002-12 -- 1870 South Bascom Avenue Attachment #2 Page 4 of 6 submittal. The specification sheet (size 24" by 36") is available at the Building Division service counter. 22. 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. 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. 23. 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 District: 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. PUBLIC WORKS DEPARTMENT 24. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a current Preliminary Title Report. 25. Right-of-Way for Public Street Purposes: Prior to 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 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. 26. 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 $255.00. The plans shall include the following: South Bascom Avenue a. Removal of existing sidewalk on Bascom Avenue including the return to McBain Avenue. b. Removal of the existing curb and gutter, as necessary; Conditions of Approval -- Planning Commission Meeting of March tz, 2002 PLN 2002-12 -- 1870 South Bascom Avenue Attachment #2 Page 5 of 6 c. Construction of curb, gutter and sidewalk, as necessary; d. Construction of ADA compliant pedestrian ramp at McBain Avenue; e. Installation of streetscape improvements including seven (7) foot wide sidewalk located from ten (10) feet to seventeen (17) feet from the face of curb; f. Installation of street trees, landscape, and irrigation per Streetscape Standards. McBain Avenue a. Remove existing rolled curb and gutter; b. Reconstruction of AC pavement to centerline; c. Relocation and reconstruction of concrete median island; d. Construction of curb and gutter, ten (10) foot concrete sidewalk with tree wells at maximum 40 feet on center; e. Installation of street trees and irrigation system; f. Installation of a "No Left Turn" graphical sign near the driveway exit onto McBain Avenue. Both South Bascom Avenue and McBain Avenue a. Installation of traffic control signs, stripes, posts, and related facilities as necessary; b. Construction of conforms necessary; c. Installation of street lights to existing public and private improvements as do 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. 27. 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. 28. 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. 29. 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. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. 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 geotechnical or civil engineer. 31. 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 Conditions of Approval -- Planning Commission Meeting of March t2, 2002 PLN 2002-12 -- 1870 South Bascom Avenue Attachment 4/2 Page 6 of 6 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. 32. 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. 33. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements and the California Storm Water Best Management Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding Storm Water Pollution Prevention. The City will provide the applicant with information to assist the applicant to comply with this Condition of Approval. FIRE DEPARTMENT 34. Required Fire Flow: The required fire flow for this project has been calculated at 1,750 gpm at 20 psi residual pressure. The required fire flow is available from area water mains and fire hydrant(s) which are located at the required spacing. 35. Premises Identification: Approved numbers or addresses shall be placed on all new and 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. 36. Automatic Fire Sprinkler System: The noted inclusion of a separate (fire service) water line is noted. If the applicant voluntarily proposes to install an approved automatic fire sprinkler system, the installation shall comply with the UBC standard 9-1 and NFPA 13, 1996 edition and appropriate local requirements. A State of California licensed fire protection contractor shall submit plans, calculations, a completed permit application and appropriate fees to the fire department for review and approval prior to beginning construction. 70 N. First Street, Campbell, CA 95008 (408) 866-2140 - Phone (408) 871-5140 - Fax ORCH ~.0 ° Fax Pool, Patio, and Things constructs building By MORYT MILO Pool, Patio, and Things, the Pruneyard Shopping Center store that glitters with tree lights and ornaments during the hol- iday season, is constructing a new build- ing on the corner of S. Bascom and McBain avenues. The store--a fixture in the Campbell shopping center for more than 20 years-- is expected to move the entire business to its new location in March 2003, according to the building's architect, Rob Remiker. Pool, Patio, and Things owner Steve Cohen purchased the long-standing vacant lot adj a- cent to Tower Records in NOvember 2001. The Campbell Planning Commission approved Cohen's application to construct a new, 4,400-square-foot, two-story retail building in March 2002. "This is an exciting project for Camp- bell," said Campbell City Planner Darcy Smith. "This brand-new building is going to be very attractive, and it will be replac- ing what was an eyesore." One of the building's architectural attractions will be its many windows, which will face S. Bascom Avenue. During the holiday season, the store's large display of decorated trees and illu- minated lights will shine out onto Bascom Avenue, Remiker said. "As an architect I think this is a great project, with lots of windows and trans- parencies,'' he noted. "You couldn't ask for a better retail building." Although the building is on the corner of a residential neighborhood, with a sin- gle-family home adjacent to the project on the east side, Smith said only one neighbor has voiced concerns about increased traf- fic on McBain Avenue. Citystaffers said that increased traffic flow on residential streets will be minimal, Photograph by Jacqueline Ramseyer ~l~eW ]~tt~]ll]]~.. Pool, Patio, and Things, the Pruneyard Shopping Center store that glitters with tree lights and ornaments during the holiday season, is constructing a new building on the corner orS. Bascora and McBain avenues. but they did stipulate that cars exiting the parking lot will be restricted to right tums only to minimize traffic onMcBain Avenue. Cohen is also installing a security gate at the entrance to the 22-space parking lot to be located behind the building. The gate will be closed during hours the store is not in operation. "Other businesses in the area, like Rasputin Music, have a problem with kids Architectural drawing courtesy of the Campbell Planning Department 0o~ ~ooz&: This architectural drawing shows how the new building for Pool, Patio, and Things will look at the corner orS. Bascom and McBain avenues. loitering and trash in the parking lot behind the building," Smith said. "[Cohen] wanted to be a little more proactive because they aren't open late at night, and he wants to help prevent any damage." The project includesa 6-foot masonry wall to provide additional privacy for the adjacent homeowner. The building owner is also landscaping the property, with trees on the east side behind the building. City staff have also recommended that Cohen plant trailing vines to cover the stucco wall and eventually soften the view for the nearest homeowner. Trees will be planted on the north property line, along with a variety of shrubs, vines and groundcover in plant- ing areas bordering the property and parking lot. Large planter boxes will be integrated into the front of the building, facing S. Bascom Avenue, and a red can- vas awning will cover the front entrance to the building. 1860 S. Bascom Avenue, Suite 200 Campbell, CA 95008 September 24, 2002 POOL, PATION H~'~INGS Mr. Steve C/olin 3295 El~mino Real ert~On, CA 94027 Dear Mr. Cohen: I am the owner of the office building immediately next to your new store site in the city of Campbell. I am glad to see this prime piece of real estate is finally being developed. You may or may not have heard from the San Jose Constructions that I have had some unpleasant experiences with their crew and visitors who park their cars in my building's parking lot. Understanding that your parking lot is behind your building which potentially will invite your customers to park in my lot while visiting your store is a great deal of concern to me. Consequently, I visited the Planning Department of the city of Campbell. In reviewing the plan I discovered the followings: 1) You originally had submitted a plan indicating that you will use the roof of the second floor to display your products. When the Planning informed you that there are not sufficient parking spaces to allow you to do this, you changed your story that the roof top is going to be used as an Employee's Lounge. They approved the plan on that basis. But the building department further rejected that idea advising you that the rooftop cannot be used for anything except placement of your HV^C units. Knowing all of these, you are still going forward with your plan of sending the elevator to the third floor while the fire stairs can be used to service your roof HVAC or roof itself. 2) The wall separating our properties are designed to be built shorter immediately next to you Building. Your customers may potentially pass your building and immediately turn into my parking lot, park their cars and jump over the wall to enter your store. This may expose Both of us to bodily injury liabilities for the years ahead. The Planning Department' sparking requirements are the results of years studies of the urban planners for Today's living. That's why we all must adhere to the regulation, on the records and off the record. 0~ · CAd/,,~ CITY o[ CAi~IPBELL t)ubJic x,Y/orks Deparm~ent March 21, 2002 Steven and Ginger Cohen Season's Leisure, Inc. 3295 El Camino Real Atherton, CA 94027 Re: Application PLN 2002-12 at 1870 S. Bascom Avenue Dear Mr. And Mrs. Cohen: The Planning Commission, at its meeting of March 12, 2002, adopted Resolution 3416 approving a Site and Architectural Review Permit to allow the construction of a new retail building on the above-referenced property. At your earliest convenience, I would like to arrange a meeting with you, your consultants, and the City's Public Works land development representative(s). The purpose of the meeting would be to review the conditions of approval imposed by the Public Works Department and the Department's procedures and requirements for satisfaction of those conditions. The land development representative(s) may also include staff members from the Planning and Building Divisions, if necessary. We hope this meeting will facilitate your project and assist in making your project a success. Please contact me at (408)866-2158 to arrange a meeting time and to answer any questions. Sincerely, ,' i. Haf°ld Housley, P.E. Land Development Engineer Cc' Darcy Smith, Planner II Frank Mills, Building Division h:\landdev/1870sbascom stdltr(mp) o~. CITY OF CAMPBELL Community Development Department - Current Planning March 1, 2002 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, March 12, 2002, in the City Hall Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the application of Mr. Steve Cohen, on behalf of Pool, Patio & Things, for consideration of a Site and Architectural Review Permit (PLN2002-12) to allow the construction of a new 4,800 square foot retail 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 PLEASE NOTE: When calling about this Notice, please refer to File No. PLN2002-12 Address: 1870 S. Bascom Avenue SHARON FIERRO SECRETARY 70 North First Street · Campbell, California 95008-1436 - TEL 408.866.2140 · FAX 408.866.8381 - TDD 408.866.2790 70 N. First Street, Campbell CA 95008 FAX (408) 866-8381 To: Bob Remiker ~ ~¢,, ~-,O~gF? From: Darcy Smith Fax: 510.644.3337 /_~¢)'12. ~'~. ~'Z, 7_, Pages: 3 Phone: Date: 2/20/02 Re: Pool Patio & Things- 1870 S. Bascom Avenue Bob, A meeting notice was mailed out yesterday for this project. The first meeting, the Site and Architectural Review Committee meeting, is scheduled for Tuesday, February 26 at 6:15 p.m. The Planning Commission meeting is scheduled for Tuesday, March 12 at 7:30 p.m. Planning Commission decision is final, unless appealed to the City Council within 10 days after the Planning Commission decision. City Staff and the City's Architectural Advisor recommend that the northwestern tower element incorporate a decorative feature or windows to enhance the appearance and break up the two-story stucco wall. Suggestions are included on the attached elevation. Please note that the one handicapped accessible stall must be "van-accesible" with an 8 ft. access aisle per the California Disabled Accessibility Guidebook (attached). Your plans show only a 6 ff. access aisle. Please provide a revised site plan (or just an 8.5 by 11 section of the parking lot aisle and landscaping area that is revised). Please feel free to contact me if you have any questions about this at (408) 866- 2193. Thanks, Planner II City of Campbell CITY OF CAMPBELL Community Development Department - Current Planning February 19, 2002 Re: PLN2002-12 - 1870 S. Bascom Avenue - Site and Architectural Review Permit 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, February 26, 2002 Time: 6:15 p.m. Location: Planning Conference Room, City Hall, 70 N. First Street, Campbell Planning Commission Meeting Date: Tuesday, March 12, 2002 Time: 7:30 p.m. Location: City Hall Council Chambers, 70 N. First Street, Campbell Should you have any questions or comments, please do not hesitate to contact me at (408) 866- 2140. Sincerely, Darcy Smith Planner II cc: Steve & Ginger Cohen (Applicants/Property Owners) 3295 E1 Camino Real Atherton, CA 94027 70 North First Street · Campbell, California 95008-1436 · vel. 408.866.2140 · Fax 408.866.8381 - TDD 408.866.2790 ll Ii Robert Remiker ARCHITECT February 1, 2002 Subject: New Building at 1870 S. Bascom Avenue Campbell, California Pool, Patio, & Things Development Schedule The Owner / Developers of Pool, Patio, & Things have targeted an opening for the Spring of 2003. The Development Schedule would require that we submit for building permit within 30 business days of planning approvals. Construction will begin within 1 week of the issuance of permit with a construction executed over a 9-month period. CITY OF CAMPBELL PLANNING DEPT. 2223 Fifth Street Berkeley California 94710 (510) 644-8099 Fax (510) 644-3337 ll Robert Remiker ARCHITECT February 1, 2002 Subject: New Building at 1870 S. Bascom Avenue Campbell, California Pool, Patio, & Things Environmental Information The new retail building at 1870 S. Bascom conforms with the General Plan and the scale of retail / commercial buildings in the area. Its stucco exterior, articulated base, tile roofs and bracketed eaves borrow from a traditional language of Mediterranean / Mission architecture while not imposing a mimicry of style. Careful attention is being paid to the building massing and the rhythm of window, wall and roof forms. The tiled roof forms relate to the many towers and hipped roofs found in Campbell commercial architecture. Because the current lot is vacant, the new construction will present an increased demand for services. The new building will require City Services typical of any commercial project. 1. Fire, Police, Water: As a retail facility, the building presents normal demands. 2. Fossil Fuel Consumption: No manufacturing, warehousing, distribution, maintenance, repairs, food preparation, or high volume traffic is associated with the proposed use. Traffic Generation and Parking Demands: The proposed facility will present normal business traffic which will be directed toward the entry along McBain. The parking proposed exceeds the required parking by 1 space, while the anticipated demand for parking is much less than that typically associated with retail use. Pool, Patio, and Things operates primarily as a showroom with warehouse facilities located off site. CITY OF CAMPBELL PLANNING DEPT. 2223 Fifth Street Berkeley California 94710 (510) 644-8099 Fax (510) 644-3337 CITY OF CAMPBELL Community Development Department - Current Planning August 14, 2001 Steven Cohen Season's Leisure, Inc. 3295 E1 Camino Real Atherton, CA 94027 Subject: Pre-application: New retail building at 1870 South Bascom Avenue PRE 2001-38 Dear Mr. Cohen, Thank you for your preliminary application for a new two-story retail building at 1870 South Bascom Avenue at the comer of South Bascom and McBain Avenues. The plans were distributed to the City's 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. Zonine 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 Because the dimensions for the setbacks, parking spaces, parking lot aisles, etc. were not included on the site plan, staff was unable to do a detailed analysis as to whether the site plan meets the development requirements of the zoning code. It is recommended that you develop a more detailed site plan for staff review before proceeding with an official development application for this project. Use/Parkinl~ The proposed project provides 24 parking spaces, 33 percent of which are compact. It appears that 25 spaces will be required, unless the area deducted for the stairwells and shaft enclosures greatly reduces the total area of the Service/Stairs/Misc. use. Use Gross Area (Sq. Ft.) Retail 4,255 Office 208 Service/Stairs/Misc.* 463 Parla'ng Required 21.3 (1:200) 1 (1:225) 2.3 (1:200) 25 * The stairwells and elevator shaft enclosure can be deducted from this square footage. 70 North First Street · Campbell, California 95OO8-1436 · TEL 408.866.2140 · FAX 408.866.8381 · TDD 408.866.2790 Steven Cohen - 1870 S. Bascom Avenue PRE 2001-38 Page 2 of 3 August 14, 2001 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. Your developments should include bicycle and motorcycle parking facilities. Handicapped Parking The site plan does not show any handicapped parking. You will need to provide a handicapped parking space and loading zone as close as possible to the front entrance. This space shall have the minimum dimensions shown in the parking design table for handicapped stalls which is codified in Section 21.50.060. Landscaoin~ 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 conceptual site plan appears to incorporate the full streetscape treatment that is required under the City's Streetscape Standards. These Standards require a ten-foot wide landscaped parkway adjacent to S. Bascom Avenue, a seven-foot wide sidewalk and a ten-foot 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. We do not recommend that you include planters in this area. Building Design/Site Layout Staff recommends the design more closely resemble the building that has been approved for the site. This includes incorporating architectural features that are predominant in the area or that provide visual interest, such as tile wainscoting, balconies, etc. The design should clearly delineate the first and second story through the use of different window treatments, and horizontal and vertical articulation. It is difficult to determine if the windows you are proposing on the single-story section of the Bascom Avenue elevation would require spandrel glass, which is not recommended. The windows should be inset, multi-pane windows to create a sense of scale. The use of large expanses of glass should be avoided except on the street level to create interest for pedestrians. Perhaps a tower element could be incorporated on the comer to better define the building entrance and draw attention to the building's unique location on a comer. The building entrance should be defined by use of human scale architectural elements such as arches, posts, awnings, etc. The awnings should be compatible with the building design and not appear "tacked on" for appearance sakes. Wall The wall adjacent to the residential parcel to the east should be varied in terms of height, texture, and color Steven Cohen - 1870 S. Bascom Avenue PRE 2001-38 Page 3 of 3 August 14, 2001 Trash Enclosure It does not appear that the proposed trash enclosure is an adequate size to meet the requirements of the Green Valley Disposal Company. A recommended size is approximately 10 feet by 11 feet, with additional area for recycling bins (up to 5 feet by 10 feet). The enclosure must have a concrete floor, sight-obscuring wall, and gates that can be accessed by the disposal service. The trash enclosure muse be conveniently accessible by collection trucks and shall not be located in setback, landscaping, or parking areas. The style, material, and color of the enclosure should be similar to those of the main structure. It is recommended that you schedule a meeting with staff to discuss your architectural ideas and detailed site plan. These comments are intended as preliminary only. Additional comments and requirements may be forthcoming. Please 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 II Enclosure: Public Works Department Preliminary Conditions of Approval, 8/14/2001 Fire Department Preliminary Development Review Comments, 8/7/2001 Building Inspection Division Comments, 8/13/2001 cc.' Geoff Bradley, Senior Planner Bob Longinetti, Property Owner, 160 W. Santa Clara St., #990 San Jose 95113 Rob Remiker, Architect, 2223 Fifth Street, Berkeley, CA 94710