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Site & Arch - Downey Savings - 2004August 29, 2005 Bob Stockton Nadel Architects, Inc. 3080 Bristol Street, Suite 300 Costa Mesa, CA 92626 Re: BLD 2005-449 - Downey Savings 1470-1480 West Campbell Avenue Dear Applicant: The Planning Division has reviewed the revised elevations received for the remodel of an existing bank building on the referenced property. The Planning Division has reviewed the submittal based on the originally submitted elevations and the Campbell Design Guidelines for commercial areas. Based upon this review the following should be addressed before final approval: 1. Existing pilasters on east elevation shall be retained and painted to resemble the color of the brick pilasters on remaining elevations. 2. Parapets on north and south ends of east elevation shall wrap around slightly onto east elevation to provide gradual transition between roofheights. If you should have any questions regarding the above items, please do not hesitate to contact me at (408) 866-2140. Sincerely, -j1/~ ~~r~- Mickela Gonzales Planning Intern cc: Tom Williams, Senior Planner DSL Service Company, 3501 Jamboree Road, North Tower, Suite 500, Newport Beach, CA 92660 70 North First Street . Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TOO 408.866.2790 .. .l..'~0"" CAI11..o<9 !:: ~ U r' . . ... .l. ~ "- '" <.,' '0 . RCHARQ CAMPBELL c: o CITY OF CAMPBELL Community Development Department April 6, 2005 ECEIVED APR 1 1 2005 NADEL RECEIVED Mr. Bob Stockton Nadel Architects, Inc. 3080 Bristol Street, Suite 500 Costa Mesa, CA 92626 Re: BLD 2005-449 - Downey Savings 1470 - 1480 W. Campbell Avenue JUN 2 2 2005 Dear Applicant: CITY OF CAMPS Th PI . D'" h . d h B 'ld' P . 81 U'~'NGhO'VISIO~l f .. e annmg IVlSlOn as reVlewe t e Ul mg ermlt p ans lor t e remode 0 an eXlstmg bank building on the referenced property. The Planning Division has reviewed the Building Division submittal based upon the Planning Commission approval per Resolution No. 3586. Based upon this review, the following revisions or conditions need to be satisfied prior to a clearance to Building Division for permits: 2. Landscape and Irrigation 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. 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. 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 completion. A landscape or irrigation plan was not included in the submittal. ~~ P\A\JS A-n~-ro 3. Signage: No signage is approved as part of the development apphcat~~~~~~erein. No sign shall be installed until a Sign Permit is approved as specified in the Sign Ordinance. The existing freest~ding sign shall be remodeled to conform to current signing standards . and a sign permit shall be obtained for the proposed building mounted sign. Removal or modification of the existing freestanding sign and the specific approval of the new canopy signs have not been addressed with the Building Division submittal. 4. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of conA~~lans S~T f(~g peC~' J:\Plan Check Letters\BLD 2005-4491470-1480 West Campbell Ave..doc 70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TO!) 408.866.2790 BLD 2005-4491470-1480 West Campbell Avenue Paze 2 of2 Conditions of approval need to be included on the plan submittal. 5. Trash Enclosure: Refuse and recycling containers shall be located in an enclosure constructed and consisting of a concrete floor at least six inches in depth, surrounded by a minimum six-foot high masonry wall and having a solid gate. The gates of the trash enclosure need to be a solid material (wood or metal construction) and the enclosure walls need to be finished with plaster or stucco and painted to match building walls. 1<~~ 11> WU 0 b~'t.cs Jr- Ar:ooe<J St\}a..o ~ If you should have any questions regarding the above items, please do not hesitate to contact me at (408) 866-2144. Sincerely, :J:~\Y Associate Planner cc: Frank Mills, Senior Building Inspector Geoff Bradley, Senior Planner DSL Service Company, 3501 Jamboree Road, N. Tower #500, Newport Beach, CA 92660 - , 0'" ' CAI11 , /-)<9 t ~ U r' CAMPBELL ~. ";.. " (" G' ORCH p.,\t'O L-_ { \. ~ \ V CITY OF CAMPBELL Community Development Department September 30, 2004 Nadel Architects, Inc. Attn: Bob Stockton 3080 Bristol Street, Suite 300 Costa Mesa, CA 92626 Re: PLN2004-103 -1480 W. Campbell Avenue - Downey Savings Modification of Site and Architectural Review Permit Dear Applicant: Please be advised that at its meeting of September 28, 2004, the Planning Commission adopted Resolution No. 3586 approving the Modification of a previously approved Site and Architectural Review Permit to allow the remodel of an existing commercial 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, October 8, 2004. The time within which judicial review of this action must be sought is governed by Section 1094.6 of the California Code of Civil Procedure, unless another statute (such as California Government Code Section 65009 or some other applicable provision) sets forth a more specific time period is set forth. If you have any questions, please do not hesitate to contact me at (408) 866-2140. ~ \~~ Tim J. Haley Associate Planner Cc: Ed Arango, Public Works Frank Mills, Building Chris Veargason, County Fire DSL Service Company (Property Owners) 3501 Jamboree Road North Tower, Suite 500 Newport Beach, CA 92660 70 North First Street . Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.871.5140 . TDD 408.866.2790 RESOLUTION NO. 3586 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A MODIFICATION (PLN2004-89) TO A PREVIOUSLY APPROVED SITE AND ARCHITECTURAL REVIEW PERMIT TO ALLOW THE REMODEL OF AN EXISTING COMMERCIAL BUILDING (DOWNEY SAVINGS) OWNED BY DSL SERVICE COMPANY LOCATED AT 1480 W. CAMPBELL AVENUE IN A C-1-S (NEIGHBORHOOD COMMERCIAL) ZONING DISTRICT, APPLICATION OF MR. BOB STOCKTON, ON BEHALF OF DSL SERVICE COMPANY, FILE NO.: PLN2004-89. After notification and public hearing, as specified by law, and after presentation by the Community Development Director, proponents and opponents, the hearing was closed, After due consideration of all evidence presented, the Planning Commission did find as follows with respect to application PLN2004-89: 1, The proposed proj ect consists of the remodel of an existing commercial building, 2, The development of the proposed project will result in a commercial use that is consistent with the General Plan Land Use Designation of Neighborhood Commercial for the project site. 3, The proposed project is a permitted use within the C-1-S Zoning District. The proposed project meets the minimum setbacks and height restriction requirements of the C-1-S Zoning District. 4, The proposed project is well designed and is architecturally compatible with the surrounding neighborhood, 5. The proposed project provides a boulevard streetscape landscape concept along the West Campbell Avenue frontage thus landscaping 16 percent of the site area. 6. The proposed project is consistent with other developments in the surrounding area and is consistent with the development standards for commercial uses, 7, The proposed project provides 22 parking spaces where 23 parking spaces would typically required. The 22 parking spaces will adequately address the parking needs of the proposed project. 8, The proposed site layout eliminates two of the existing driveways and provides additional on-site landscaping. 9, The project qualifies as a Categorically Exempt project per Section 15301, Class 1 (Existing Facilities) of the California Enviromnental Quality Act (CEQA), Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: Planning Commission Resolution No, 3586 PLN2004-103-1480 W, Campbell Avenue - Modification to Site and Architectural Permit Page 2 1. The proposed project is consistent with the General Plan and Zoning Ordinance, 2. The proposed project, as conditioned, will aid in the hannonious development of the immediate area. 3. No substantial evidence has been presented from which a reasonable argument could be made that shows that the project, as currently presented and subject to the required Conditions of Approval, will have a significant adverse impact on the environment. 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole, S. The subject site is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, landscaping, and other development features required in order to integrate said use with uses in the surrounding area, 6, The subject site is adequately served by streets of sufficient capacity to carry the kind and quantity of traffic such use would generate, 7, There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 8. 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 Modification (PLN2004-89) to a previously approved Site and Architectural Review Permit to allow the remodel of an existing commercial building (Downey Savings) owned by DSL Service company located at 1480 W. Campbell Avenue in a C-I-S (NEIGHBORHOOD COMMERCIAL) ZONING DISTRICT, 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 Plannin2 Division: 1. Approved Proiect: Approval is granted for a Site and Architectural Review Permit (pLN2004-103) allowing the remodel of an existing commercial building located at 1470- 1480 W. Campbell Avenue, The site, building, and landscaping design shall substantially Planning Commission Resolution No, 3586 PLN2004-103- 1480 W. Campbell Avenue - Modification to Site and Architectural Permit Page 3 confonn to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: a. Set of plans prepared by Nadel Architects, Inc Associates, me" dated August 5, 2004, including building floor plan and elevations, and a preliminary planting plan. b, Color samples submitted by Nadel Architects, Inc" received on August 5, 2004. 2. Site and Architectural Review Pennits 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. 3, Landscape and Irrigation 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 pennits, for review and approval by the Community Development Director, Landscape and irrigation plans shall be consistent with the City's Water Efficient Landscaping Standards, 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. 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 completion. 4, Simage: No signage is approved as part of the development applications approved herein, No sign shall be installed until a Sign Permit is approved as specified in the Sign Ordinance. The existing freestanding sign shall be remodeled to conform to current signing standards and a sign permit shall be obtained for the proposed building mounted sign, 5. Fencing Plan: Any new or existing fencing shall comply with Section 21.59,090 of the Campbell Municipal Code and shall be reviewed and approved by the Community Development Director prior to issuance of any building permits for the project. Any existing fencing to remain shall be determined to be in good condition by the Community Development Director. Any new metal fencing shall be painted black, 6. Equipment Screening: Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of PG&E transfonners and San Jose Water Company back-flow preventers, indicating the location of the facilities and screening (if the facilities are above ground) for approval by the Community Development Director, Planning Commission Resolution No, 3586 PLN2004-103- 1480 W, Campbell Avenue - Modification to Site and Architectural Permit Page 4 7, Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. Buildin2 Division: 8, Pennits Required: A building pennit application shall be required for the proposed alterations to the existing commercial structures. The building permit shall include Electrical/PlumbinglMechanical fees when such work is part ofthe pennit. 9. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 10. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in, by 36 in, 11, 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, 12, Site Plan: Application for building pennit shall include a competent site plan that identifies property and proposed structures with dimensions and elevations as appropriate, Site plan shall also include site-parking details, Site address and parcel numbers shall also be clearly called out. Site parking and path of travel to public sidewalks shall be detailed, 13, 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. 14. 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. 15, Water Pollution: The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program specification sheet shall be part of plan submittal. The specification sheet (size 24" X 36") is available at the Building Division service counter, 16, Title 24 Accessibilitv - 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. 17. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship exemption clause shall blue-line completed, City of Campbell "20%" exemption fonn on submitted construction plans, Form is available at Building Division service counter. Planning Commission Resolution No, 3586 PLN2004-103- 1480 W, Campbell Avenue - Modification to Site and Architectural Permit Page 5 18. P,Q, & E,: Applicant is advised to contact Pacific Gas and Electric Company as early as possible in the approval process, Service installations, changes and/or relocations may require substantial scheduling time and can cause significant delays in the approval process. Applicant should also consult with P,Q, and E, concerning utility easements, distribution pole locations and required conductor clearances, 19. Approval Required: The project requires the following agency approval prior to issuance of the building permit: a. W est Valley Sanitation District b, Santa Clara County Fire Department c, School District: i) Campbell Union High School District (371-0960) ii) Moreland School District (874-2900) iii) Cambrian School District (377-2103) d, Santa Clara County Department of Environmental Health SANTA CLARA COUNTY FIRE DEPARTMENT 20, Level of Review: Review of this Developmental proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes, Prior to performing any work the applicant shall make application to, and receive from, the Building Department all applicable construction permits, 21, Fire Sprinklers: The existing fire sprinkler system shall be modified to accommodate the new building design, A State of California licensed fire protection contractor shall submit three (3) sets of plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. PUBLIC WORKS DEPARTMENT 22, Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a current Preliminary Title Report, 23, Ri~t-of-Wav for Public Street P\lIl>oses: Prior to issuance of any grading or building permits for the site, the applicant shall cause additional right-of-way to be granted for public street purposes along the Campbell Avenue frontage to accommodate 17 feet of right-of-way from curb face to back of walk, 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, 24, Street Improvements: Prior to issuance of any grading or building permits for the site, the applicant shall execute a street improvement agreement, cause plans for public street improvements to be prepared by a registered civil engineer, pay various fees and deposits, post security and provide insurance necessary to obtain an encroachment permit for construction of the standard public street improvements, as required by the City Engineer, The plans shall include the following: Planning Commission Resolution No, 3586 PLN2004-103- 1480 W, Campbell Avenue - Modification to Site and Architectural Permit Page 6 Campbell Avenue a. Show location of all utilities within the new and existing public right of way. b, Relocation of utility boxes, covers, poles, etc, outside of sidewalk area, No utility boxes, covers, etc, will be allowed in the sidewalk, c, Removal of existing sidewalk, driveway approaches and necessary curb and gutter, as required by the City Engineer, d, Installation often (10) foot park strip, seven (7) foot City standard sidewalk, curb, gutter and ADA compliant driveway approach. e, Installation of City approved street trees and irrigation at 40 feet on center. f, Installation of ADA compliant curb ramp at the Southeast corner ofW, Campbell Avenue and San Tomas Aquino Road, g. Installation of traffic control, stripes and signs, h, Construction of conforms to existing public and private improvements, as necessary. San Tomas Aquino Road a, Show location of all utilities within the new and existing public right of way, b, Relocation of utility boxes, covers, poles, etc, outside of sidewalk area, No utility boxes, covers, etc, will be allowed in the sidewalk. c, Removal of existing driveway approaches and necessary sidewalk, curb and gutter as required by the City Engineer, d, Installation of a new ADA compliant driveway approach, sidewalk, curb and gutter, e. Installation of tree wells, City approved street trees and irrigation at 40 feet on center, f. Installation of traffic control, stripes and signs g, Construction of conforms to existing public and private improvements, as necessary. 25, Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant shall have the required street improvements installed and accepted by the City, 26, 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, Planning Commission Resolution No, 3586 PLN2004-103-1480 W, Campbell Avenue - Modification to Site and Architectural Permit Page 7 27, Utilities: All on-site utilities shall be installed underground per Section 21,18,140 of the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall comply with all plan submittals, pennitting, and fee requirements of the serving utility companies, 28. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant shall submit a utility coordination plan and schedule for approval by the City Engineer for installation and/or abandonment of all utilities, The plan shall clearly show the location and size of all existing utilities and the associated main lines; indicate which utilities and services are to remain; which utilities and services are to be abandoned, and where new utilities and services will be installed, Joint trenches for new utilities shall be used whenever possible, 29, Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a pavement restoration plan for approval by the City Engineer prior to any utility installation of abandonment, Streets that have been resurfaced within the previous five years will require boring and jacking for all new utility installations, Campbell A venue has not been resurfaced in the last 5 years, The pavement restoration plan shall indicate how the street pavement shall be restored following the installation or abandonment of all utilities necessary for the project. 30, Grading and Drainage Plan: Prior to issuance of any grading or building pennits for the site, the applicant shall conduct hydrology studies based on a ten-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, 31. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the applicant shall pay the required Stonn Drain Area fee of $2,575,00 per net acre, which is $1,320,00, 32, Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permit requirements, Santa Clara Valley Water District requirements, and the Campbell Municipal Code regarding stormwater pollution prevention, The primary objectives are to improve the quality and reduce the quantity of storm water runoff to the bay. Resources to achieve these objectives include Storm water Best Management Practices Handbook for New Development and Redevelopment ("CA BMP Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design Guidance Manual for Storm water Quality Protection ("Start at the Source") by the Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design Techniques to Meet Development Standards for Stormwater Quality: A Companion Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003, Planning Commission Resolution No, 3586 PLN2004-103- 1480 W, Campbell Avenue - Modification to Site and Architectural Permit Page 8 PASSED AND ADOPTED this 2Sh day of September, 2004, by the following roll call vote: AYES: Commissioners: Doorley, Francois, Gibbons, Hernandez, Rocha and Roseberry None Alderete None NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: APPROVED:C-~~ G Doorley, Chat ArrEST: ~ ~ -"Sharon Fierro, Secretary ITEM NO, 3 ~.O~ . CA/l1.6~ !:: ~ u r- o 0 ... .... 'So", r.,~ 'O~CH,,\lI)' CITY OF CAMPBELL. PLANNING COMMISSION Staff Report. September 28, 2004 PLN 2004-103 Stockton, B. Public Hearing to consider the application of Mr. Bob Stockton, on behalf of DSL Service Company, for a Modification (PLN2004-103) to a previously approved Site and Architectural Review Permit to allow the remodel of an existing commercial building (Downey Savings) owned by DSL Service Company located at 1480 W, Campbell Avenue in a C-1-S (Neighborhood Commercial) Zoning District. Staff is recommending that this project be deemed Categorically Exempt under CEQA. STAFF RECOMMENDATION That the Planning Commission take the following action: 1. Adopt a Resolution, incorporating the attached findings, approving a Site and Architectural Review Permit to allow the remodel of an existing commercial building, subject to the attached conditions of approval. ENVIRONMENTAL DETERMINATION Staff recommends that the Planning C~mmission find that this project is Categorically Exempt u~der Sectio~ 15301, ~l~ss I.of-the SaH~ Environmental Quality Act (CEQA), pertaining to mmor alteratlOns to eXlstmg:-:pu v are. stl1.l:ctJte~< ~,.I'" -.' - . .......... ..~,- ........ ~. ~'.. -'fi'tr.'"' <~1"Ti.-;' ~... PROJECT DATA M 'l~'-':-P;~iect Data: ., \ .~..'^" Gwss Lot Area: . \: '''', .. (; Net Lot Area: '~.-'\." . . ~~. It-i..,. ~..,--., .84 acres .51 acres 36,672 square feet ~'80 square feet Site Utilization: Building Coverage: 36% 8,050 sq. ft. Landscape Coverage: 16.2% 3,625 sq. ft. Paving Coverage: 47.8% 10,705 sq. ft. Building Summary Area: 4,250 square feet retail bank 2,200 square feet storage 1.600 sq. ft. loan office 8,050 sq. ft. total Floor Area Ratio (FAR): .36 (FAR) Staff Report - Planning C()~_.inission Meeting of September 28, 2004- PLN2004-l03 -1470-1480 W. Campbell Avenue Page 2 of3 Parking Provided: Required: 22 parking spaces 23 parking spaces Bank or financial services 8,050 sq. ft. @ 1 :350 = 23 Adiacent Land Uses North: Paint Store South: Goodwill Store East: Jack n Box Restaurant West: Service Station Zoning (General Plan) C-1-S (Neighborhood Commercial) C-1-S (Neighborhood Commercial) C-1-S (Neighborhood Commercial) C-I-S (Neighborhood Commercial) DISCUSSION Applicant's Proposal: The applicant is requesting approval of a Site and Architectural Review Permit to allow the remodel of an existing commercial building located at 1470-1480 West Campbell Avenue. The project site is located on the south side of West Campbell Avenue at its intersection with South San Tomas Aquino Road and is surrounded by commercial uses to the north, east and west and south. Background: The project site consists of a commercial building approved in 1965. The property was previously used as a liquor store and most recently as a bank. ANALYSIS General Plan Designation: The General Plan land use designation for the project site is Neighborhood Commercial. The proposed bank use is consistent with the General Plan Land Use Designation. General Plan Strategies The proposed project complies with the following General Plan Land Use Element strategies: 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-9.3e: 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-IO.le: Parking Lot Screening: Plant landscaping or build decorative walls at the interior and perimeter of parking areas as a visual screen. Strategy LUT-7.2g: Landscaped and Tree Lined Streets: Provide attractive, user friendly, tree- lined streets and install creative landscaping in street improvement projects, where feasible. Zoning Designation: The zoning designation for the project site is Neighborhood Commercial (C-1- S). The existing bank use is a permitted use within the C-1-S Zoning District, subject to a Site and Architectural Permit application. The proposed project meets the minimum setbacks, height restriction and use requirements of the C-1-S Zoning District, except for the rear yard setback of five feet. No expansion or relocation of the existing building is proposed. Staff Report - Planning COL .lission Meeting of September 28, 2004 PLN2004-l03 -1470-1480 W. Campbell Avenue Page 3 of3 Landscaping: The submitted site plan indicates that approximately sixteen percent of the project site is landscaped where twelve percent is the minimum requirement. Staff is recommending a condition of approval requiring the submittal of a landscaping plan for review and approval of the Community Development Director, Parking: The applicant is providing 22 parking spaces or one less than that typically required for a bank use. The parking layout eliminates approximately four diagonal parking spaces that currently back out over the sidewalk and replaces this area with a boulevard treatment and a pedestrian sidewalk. Staff does not anticipate any parking problems. Site Lavout: The existing single story commercial building is situated along the easterly property line with a 10-foot setback to the southern property line and a 25-foot setback to the northern property line. The parking area and driveway is shown along the western side of the property and the San Tomas Aquino Rd. frontage. The footprint of the existing building is remaining the same and no expansion is proposed. Design: Building elevations depict stucco walls with brick pillar accents. The corner entry tower element has a hip roof with a barrel tile roofing material. The arch of the tower entry and the raised corner features of the building are enhanced with a metal arbor trellises, The presented elevations depict a significant upgrade and improved appearance to the building. Signing: The proposed elevations indicated a new sign on the building. Staff has recommended a condition approval that requires the applicant to process a sign permit under a separate application thus bringing the project signage into conformance with current standards. Street Improvements: The project is providing a streetscape boulevard treatment along West Campbell Avenue frontage and removing two existing driveways. A new sidewalk will establish a street tree pattern along Campbell Avenue as well as South San Tomas Aquino Road. Site and Architectural Review Committee: The Site and Architectural Review Committee reviewed this application at its meeting of September 14, 2004, and was supportive of the applicant's proposal. Attachments: 1. Findings for Approval of the Site and Architectural Review Permit (PLN2004-1 03) 2. Conditions of Approval for the Site and Architectural Review Permit (PLN2004-103) 3. Exhibits (Site Plan, Floor Plan and Photographs) 4. Location M~ Prepared by: 1 ..:-~ Tim J. Hal , Associate Planner Approved by: Attachment # I FINDINGS FOR APPROVAL OF FILE NO. PLN2004-103 SITE ADDRESS: APPLICANT: DATE: 1470 -1480 West Campbell Avenue Robert Stockton- Nadel Architects September 28, 2004 findings for Approval of a Site and Architectural Review to allow the remodel of an existing commercial building at 1470-1480 West Campbell Avenue The Planning Commission finds as follows with regard to File No. PLN2004-1 03: 1. The proposed project consists ofthe remodel of an existing commercial building. 2. The development of the proposed project will result in a commercial use that is consistent with the General Plan Land Use Designation of Neighborhood Commercial for the project site. 3. The proposed project is a permitted use within the C-I-S Zoning District. The proposed project meets the minimum setbacks and height restriction requirements of the C-I-S Zoning District. 4. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 5. The proposed project provides a boulevard streetscape landscape concept along the West Campbell Avenue frontage thus landscaping 16 percent of the site area. 6. The proposed project is consistent with other developments in the surrounding area and is consistent with the development standards for commercial uses. 7. The proposed project provides 22 parking spaces where 23 parking spaces would typically required. The 22 parking spaces will adequately address the parking needs of the proposed project. 8. The proposed site layout eliminates two of the existing driveways and provides additional on-site landscaping. 9. The project qualifies as a Categorically Exempt project per Section 15301, Class 1 (Existing Facilities) of the California Environmental Quality Act (CEQA), Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed project is consistent with the General Plan and Zoning Ordinance. 2. The proposed project, as conditioned, will aid in the harmonious development of the immediate area. Findings for Approval -.I. ..nning Commission Meeting of SeptemtJt:r 28, 2004 PLN2004-103 - 1470-1480 W. Campbell Avenue Page 2 of2 3. No substantial evidence has been presented from which a reasonable argument could be made that shows that the project, as currently presented and subject to the required Conditions of Approval, will have a significant adverse impact on the environment. 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 5. The subject site is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, landscaping, and other development features required in order to integrate said use with uses in the surrounding area. 6. The subject site is adequately served by streets of sufficient capacity to carry the kind and quantity of traffic such use would generate. 7. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 8. 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. PLN2004-103 SITE ADDRESS: APPLICANT: DATE: 14 70-1480 West Campbell Avenue Robert Stockton- Nadel Architects, Inc. September 28, 2004 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 Plannin2 Division: 1. Approved Proiect: Approval is granted for a Site and Architectural Review Permit (PLN2004-103) allowing the remodel of an existing commercial building located at 1470- 1480 W. Campbell 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 Nadel Architects, Inc Associates, Inc., dated August 5, 2004, including building floor plan and elevations, and a preliminary planting plan. b. Color samples submitted by Nadel Architects, Inc., received on August 5, 2004. 2. 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. 3. Landscape and Irrigation 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. 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. b. All landscaping installed as required per the approved landscape plan shall be maintained in good health. Conditions of Approval - 1 .dIlIling Commission Meeting of Septemu..:r 28, 2004 PLN2004-103 - 14 70-1480 West Campbell Avenue Page 2 of 6 c. All landscaping shall be installed prior to building completion. 4. Signage: No signage is approved as part ofthe development applications approved herein, No sign shall be installed until a Sign Permit is approved as specified in the Sign Ordinance. The existing freestanding sign shall be remodeled to conform to current signing standards and a sign permit shall be obtained for the proposed building mounted sign. 5. Fencing Plan: Any new or existing fencing shall comply with Section 21.59.090 of the Campbell Municipal Code and shall be reviewed and approved by the Community Development Director prior to issuance of any building permits for the project. Any existing fencing to remain shall be determined to be in good condition by the Community Development Director. Any new metal fencing shall be painted black. 6. Equipment Screening: Utilitv Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to installation of PG&E transformers and San Jose Water Company back-flow preventers, indicating the location of the facilities and screening (if the facilities are above ground) for approval by the Community Development Director. 7. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. Buildinl! Division: 8. Permits Required: A building permit application shall be required for the proposed alterations to the existing commercial structures. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 9. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 10. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. by 36 in. II. 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. 12. 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-parking details. Site address and parcel numbers shall also be clearly called out. Site parking and path of travel to public sidewalks shall be detailed. 13. 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. 14. Special Inspections: When a special inspection is required by D.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. Conditions of Approval- ~ lanning Commission Meeting of September 28, 2004 PLN2004-103 - 14 70-1480 West Campbell Avenue Page 3 of 6 15. Water Pollution: The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program specification sheet shall be part of plan submittal. The specification sheet (size 24" X 36") is available at the Building Division service counter, 16. 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. 17. 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. 18. P.G. & E.: Applicant is advised to contact Pacific Gas and Electric Company as early as possible in the approval process. Service installations, changes and/or relocations may require substantial scheduling time and can cause significant delays in the approval process. Applicant should also consult with P.G. and E. concerning utility easements, distribution pole locations and required conductor clearances. 19. Approval Required: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District b. Santa Clara County Fire Department c. School District: i) Campbell Union High School District (371-0960) ii) Moreland School District (874-2900) iii) Cambrian School District (377-2103) d. Santa Clara County Department of Environmental Health SANTA CLARA COUNTY FIRE DEPARTMENT 20. Level of Review: Review of this Developmental proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 21. Fire Sprinklers: The existing fire sprinkler system shall be modified to accommodate the new building design. A State of California licensed fire protection contractor shall submit three (3) sets of plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. PUBLIC WORKS DEPARTMENT 22. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a current Preliminary Title Report. 23. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building Conditions of Approval - 1 ~d.lllling Commission Meeting of Septemut:r 28, 2004 PLN2004-l03 -1470-1480 West Campbell Avenue Page 4 of6 permits for the site, the applicant shall cause additional right-of-way to be granted for public street purposes along the Campbell Avenue frontage to accommodate 17 feet of right-of-way from curb face to back of walk. 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. 24. Street Improvements: Prior to issuance of any grading or building permits for the site, the applicant shall execute a street improvement agreement, cause plans for public street improvements to be prepared by a registered civil engineer, pay various fees and deposits, post security and provide insurance necessary to obtain an encroachment permit for construction of the standard public street improvements, as required by the City Engineer. The plans shall include the following: Campbell Avenue a. Show location of all utilities within the new and existing public right of way. b. Relocation of utility boxes, covers, poles, etc. outside of sidewalk area, No utility boxes, covers, etc. will be allowed in the sidewalk. c. Removal of existing sidewalk, driveway approaches and necessary curb and gutter, as required by the City Engineer. d. Installation of ten (10) foot park strip, seven (7) foot City standard sidewalk, curb, gutter and ADA compliant driveway approach. e. Installation of City approved street trees and irrigation at 40 feet on center. f. Installation of ADA compliant curb ramp at the Southeast corner of W. Campbell Avenue and San Tomas Aquino Road. g. Installation of traffic control, stripes and signs. h. Construction of conforms to existing public and private improvements, as necessary. San Tomas Aquino Road a. Show location of all utilities within the new and existing public right of way. b. Relocation of utility boxes, covers, poles, etc. outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk. c. Removal of existing driveway approaches and necessary sidewalk, curb and gutter as required by the City Engineer. d. Installation of a new ADA compliant driveway approach, sidewalk, curb and gutter. e. Installation of tree wells, City approved street trees and irrigation at 40 feet on center f, Installation of traffic control, stripes and signs. g. Construction of conforms to existing public and private improvements, as necessary. 25. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant shall Conditions of Approval - .1 lanning Commission Meeting of September 28, 2004 PLN2004-103 -1470-1480 West Campbell Avenue Page 5 of6 have the required street improvements installed and accepted by the City. 26. 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. 27. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 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. 28. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant shall submit a utility coordination plan and schedule for approval by the City Engineer for installation and/or abandonment of all utilities. The plan shall clearly show the location and size of all existing utilities and the associated main lines; indicate which utilities and services are to remain; which utilities and services are to be abandoned, and where new utilities and services will be installed. Joint trenches for new utilities shall be used whenever possible. 29. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a pavement restoration plan for approval by the City Engineer prior to any utility installation of abandonment. Streets that have been resurfaced within the previous five years will require boring and jacking for all new utility installations. Campbell Avenue has not been resurfaced in the last 5 years. The pavement restoration plan shall indicate how the street pavement shall be restored following the installation or abandonment of all utilities necessary for the project. 30. 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 ten-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. 31. 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 of $2,575.00 per net acre, which is $1,320,00. Conditions of Approval- J. J.anning Commission Meeting of Septemoer 28, 2004 PLN2004-103 - 1470-1480 West Campbell Avenue Page 6 of6 32. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permit requirements, Santa Clara Valley Water District requirements, and the Campbell Municipal Code regarding stormwater pollution prevention. The primary objectives are to improve the quality and reduce the quantity of stormwater runoff to the bay, Resources to achieve these objectives include Storm water Best Management Practices Handbook for New Development and Redevelopment ("CA BMP Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design Guidance Manual for Storm water Quality Protection ("Start at the Source") by the Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design Techniques to Meet Development Standards for Storm water Quality: A Companion Document to Start at the Source ("Using Site Design Techniques") by BASMAA,2003.