Pre-App - Dennys Remodel - 1999November 18, 1999
CITY OF CAMPBELL
Community Development Department
Mr. Amaresh Kahn, Architect
Fredric C. Devine Associates
1924 Fourth Street
San Rafael, CA 94901
Re:
PA 99-60 (1999-00004) - Denny's Remodel - 2060 S. Bascom Avenue
APN: 288-08-073
Dear Mr. Kahn:
Thank you for your submittal of a preliminary application for the proposed upgrades on the above
referenced property. The property is located in a C-2-S (General Commercial with Site and
Architectural Review) Zoning District, and has a Commercial General Plan designation.
The Director of Community Development is generally supportive of a remodel, however there are
some architectural details proposed that are found to be inconsistent with the current architectural
style of the building. The Director will consider approval of the plans with some modifications to
your proposal.
Architectural Style
A concern has been raised that some of the proposed architectural elements are not consistent with
the style of the existing building. The existing structure was built in 1976 and has elements of that
era including a standing seam metal mansard-shaped roof, redwood fascia and split-face block
walls. The Director of Community Development will not approve the reflective, stainless steel
fascia band, window treatments, and encasing of the exposed exterior column under the entrance
canopy as proposed, as these 1940's - 50's diner elements are inconsistent with the existing
building.
As a minor modification to the original approval for the building, the Director will consider some of
the proposed changes to the existing building. The Director will consider the approval of the
proposed stainless steel entrance door with glass block sidelights, as this architectural element is
recessed from the front of the building, and is not a glaring deviation from the existing architecture
of the building. The glass blocks should be set in place with mortar, not metal, between each of the
individual blocks.
A new, updated exterior paint scheme including red trim on the windows and fascia can be
considered. On the formal application, staff requests that the applicant submit a colored rendering
of the elevations as a visual clue to the color proportions of the building.
70 North First Street · Campbell, California 95008.1423 · TeL 408.866.2140 · Fax 408.866.8381 · TDD 408.866.2790
The Director will consider approval of a new door at the?ear-of the building and the closing of the
door facing Arroyo Seco Drive and the expansion to accommodate the Americans with Disabilities
Act requirements. The current elevations that you submitted for the expansion are not accurate, as
they do not show the mansard roof over this area. The expansion will result in a minimized roof
eave, which is undesirable. The roof eave should be extended to match the eave depth that
surrounds other parts of the building.
Both moving the doorway at the rear of the site and the restroom expansion at the front of the site
will affect the landscaping. A new planting plan will be required to show new landscaping at these
locations. See Campbell Municipal Code Chapter 21.57 for requirements.
A larger scale, dimensioned site plan will be required showing setbacks and building dimensions.
Streetscape Standards
Bascom Avenue has been identified as one of the City's "Image Streets" and as a result, standards
have been developed that help achieve consistent streetscape treatments along Bascom Avenue.
Implementation of the streetscape treatment is achieved by implementing conditions of approval for
new private development. As a condition of approval of the Site and Architectural Permit for this
proposed project, streetscape improvements will be reqUired along the Denny's property. Please
refer to the handout titled, "City of Campbell Streetscape Standards."
I have enclosed comments from the Public Works Department, which also discusses dedication and
requirements for the streetscape work.
Comments are also enclosed from the County Fire Department and the City's Building Division.
In the case that you want to move forward with your proposal as submitted, without modification as
suggested above, the Director would refer the application to the Site and Architectural Committee
and the Planning Commission for consideration.
It may be helpful to set up a meeting to go over these comments, please give me a call at your
convenience. I may be reached at (408) 866-2143 or katrinas~ci.campbell.ca.us.
Sincerely,
Katrina Rice Schmidt, AICP
Planner II
enc
CC:
Sharon Fierro, Senior Planner
Bill Helms, Land Development Manager
Harold Housley, Land Development Engineer
Page 2 of 2
MEMORANDUM CITY OF CAMPBELL PUBLIC WORKS DEPARTMENT
TO: Katrina Rice Schmidt, Project Planner ff DATE: 11/11/99
Bill Helms, Land Development Manage~,] /
Harold Housley, Land Development Enl~ineerF
FROM:
PUBLIC WORKS DEPARTMENT COMMENTS AND PRELIMINARY CONDITIONS
OF APPROVAL
Site Address: 2060 South Bascom Avenue
For File No(s): PA 99-60
Project Description: Interior and Exterior Modifications/Street Improvements
Applicant: Amaresh Kahn, Architect
COMMENTS: Based on discussions with Katrina, it is understood that the Community
Development Department plans to require Streetscape Standards for Bascom Avenue.
Proof of Ownership: Prior to issuance of any grading, drainage, or building permits for
the site, the applicant shall provide a current preliminary title report, grant deed, or other
satisfactory proof of ownership.
Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall grant 7 feet of additional Right-of-Way for Public
Street Purposes along the Bascom Avenue frontage to accommodate a 17 foot parkway
strip. The applicant shall cause all documents to be prepared as necessary to submit to the
City for review and record the dedication.
Street Improvements: Prior to issuance of any grading or building permits for the site,
the applicant shall execute a street improvement agreement and shall cause plans for
public Street Improvements to be prepared by a registered civil engineer, pay fees, post
security and provide insurance necessary to obtain an encroachment permit for
construction of the public improvements, as required by the City Engineer. The plans
shall include the following:
Bascom Avenue
· Removal of existing curb, gutter, sidewalk, driveway approach, and related
improvements.
· Construction of new 7 foot wide sidewalk with back of walk at 17 feet from curb face
and new ADA compliant driveway approach.
· Removal of 2 existing street lights and replacement with 2 new street lights.
· Removal of existing street trees, as necessary, and construction of street trees,
irrigation, and related improvements in accordance with the Streetscape Standards.
· Removal and replacement of heaved curb, gutter, and sidewalk near the northerly tree
well.
· Removal of existing driveway approach and construction of a new approach in
accordance with ADA requirements.
Page 1 of 3
PUBLIC WORKS DEPARTMENT
CONDITIONS OF APPROVAL
COMMENTS AND
PRELIMINARY
Site Address: 2060 South Bascom Avenue
For File No(s): PA 99-60
Project Description: Interior and Exterior Modifications/Street Improvements
Applicant: Amaresh Kahn, Architect
Arroyo Seco Drive
Installation of street trees and irrigation system in existing tree wells.
Removal of existing driveway approach and construction of new driveway approach
in accordance with ADA requirements.
· Removal of existing street light and replacement with new street light.
Bascom Avenue and Arroyo Seco Drive
· Construction of new conforms to existing on and off-site existing improvements.
· Protection, removal, replacement, and adjustment of existing utilities 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.
Traffic Mitigation: Prior to issuance of any grading or building permits for the site, the
applicant shall remove and replace existing traffic control devices including stripes, signs,
and related improvements.
Utility Installation Plan: Prior to issuance of building permits for the site, the applicant
shall submit a Utility Installation Coordination Plan and Schedule for approval by the City
Engineer for installation of street improvements and/or abandonment of all utilities.
Streets which have been resurfaced within the previous 5 years will require boring and
jacking for all new utility installations. Applicant shall also prepare pavement restoration
plans for approval by the City Engineer prior to any utility installation or abandonment.
Maintenance Security: Prior to issuance of occupancy approval for the site, all public
street improvements required by the street improvement agreement and the encroachment
permit must be completed and accepted by the City and the applicant must provide a one-
year Maintenance Security in an amount of 25 % of the Faithful Performance Bond.
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.
Page 2 of 3
PUBLIC WORKS DEPARTMENT
CONDITIONS OF APPROVAL
COMMENTS AND
PRELIMINARY
Site Address: 2060 South Bascom Avenue
For File No(s): PA 99-60
Project Description: Interior and Exterior Modifications/Street Improvements
Applicant: Amaresh Kahn, Architect
Site Plan: Submit complete and accurate site plan in accordance with the CDD checklist.
J :\LANDDEV\2060SBAS
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
PLA. "EWEW.UMBE. 9 9 ' 2 9 8 4
FILE NUMBER
DEVELOPMENT REVIEW COMMENTS
CODE/SEC.
SHEET
NO. REQUIREMENT
Review of a proposed interior and exterior remodel of an existing restaurant.
If the existing building is equipped with an automatic fire sprinkler system, that.
existing system shall be modified to accommodate the new building design. A
State of California licensed fire protection contractor shall submit plans to this
department for a separate review and permit issue prior to performing any
work.
If the existing kitchen/cook line is affected by the remodel, the existing fire
protection system shall be modified to accommodate the new building design.
A State of California licensed fire protection contractor shall submit plans to
this department for a separate review and permit issue prior to performing any
work.
City PLANS SPECS NEW RMDL AS
SECJFLOOR
OCCUPANCY CONST. TYPE
LOAD
DESCRIPTION
PERMITTEE
FREDRIC C. DIVINE
DATE PA~E
11/1/99 OF--
Commercial Development
NAME OF PROJECT LOCATION
DENNY'S RESTAURANT 2060 Bascom Av, S
A California Fire Protection District serving .Santa Clara County and the communities of
Campbell, Cupertino, Los Altos, Los Altos Hills, Los Oatos, Monte Sereno, Morgan Hill, and Saratoga
BY
Hokanson, Wayne
CITY OF CAMPBELL
BUILDING INSPECTION DMSION - COMMENTS TO THE DEVELOPMENT REVIEW COMMITTEE
DRC: November 18, 1999
ADDRESS: 2060 S. Bascom Avenue Project Application: PRE1999-00004
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. × 36 in.
TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Compliance forms CF-IR and
MF-1R shah be blue-lined on the construction plans.
The City of Campbell, standard Santa Clam 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: Project shall comply fully with current State
of California Title 24 Accessibility requirements.
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 fi:om parking facilities and sidewalks.
o
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.
o
APPROVALS REQUIRED: The project requires the following agency approval prior to
issuance of the building permit:
ao
West Valley Sanitation District (378-2407)
Santa Clara County Fire Department (378-4010)
County Health Department (299-6060)