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Admin PD - 2008August 26, 2005 Mr. Randy Rowe South Bay Teen Challenge P.O. Box 24309 San Jose, CA 95154-4309 Re: Administrative Planned Development Permit File No: PLN2005-122 2127 S. Winchester Blvd. Dear Mr. Rowe: The Community Development Director has conditionally approved your Administrative Planned Development Permit application to allow the expansion of Southbay Teen Challenge into the adjacent 4,400 square foot commercial space. This approval is based upon the attached findings and is subject to the attached conditions of approval. This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5:00 p.m. on Monday Seutember 5, 2005. If you should have any questions, please do not hesitate to contact me at (408) 866-2144. Sincerely, ~~ Tim J. Haley Associate Planner Encl: Findings and Conditions of Approval for File No. PLN2005-122 cc: Frank Mills, Building Division DeLa Roche/Martin Properties, 2075 Winchester Blvd. #107, Campbell, CA 95008 70 North First Street Campbell, Ca}ifornia 9 5008-1 4 3 6 TES 408.866.2140 ~ Fnx 408.866.8381 ~ TAD 408.866.2790 AUGUST 26, 2005 PLN2005-122 Application of South Bay Teen Challenge for an Administrative Planned Development Permit to allow the establishment of a second hand story in a portion of an existing commercial building located at 2127 S. Winchester Boulevard in the P-D (Planned Development) Zoning District. PROJECT DESCRIPTION The project consists of minor interior alterations of an existing commercial building located at 2127 S. Winchester Blvd. The proposed modifications include a revised exterior color scheme for the building, interior tenant improvements and expansion of the adjacent use into approximately 4,400 square feet of the existing 10,656 square feet commercial building. BACKGROUND Back round: The building previously consisted of Winchester Hardware and the Home Mazket Grocery Store which was constructed on two pazcels of property with a common wall in approximately 1951. On May 5, 1969, the Planning Commission approved an expansion, allowing Winchester Hardware to occupy the entire building. Winchester Hazdwaze operated as a retail store on the project site until approximately 2000. Various retail uses have been occupying the space since the closure of Winchester Hardware. The project site is located on the western side of South Winchester Boulevard, north of its intersection with Rincon Avenue. The surrounding uses include a small retail center to the north, automotive use to the east, church use to the west, and pazking lot use to the south. The building was approved by the Planning Commission in February 1991 (S 90-11) when the property was zoned C-2 (General Commercial) and the property was subsequently re-zoned to P- D (Planned Development). The applicant received approval of a Conditional Use Permit to allow the establishment of a thrift store in approximately 5,060 square feet of an existing retail building on Mazch 25, 2003. ANALYSIS The General Plan land use designation for the project site is Central Commercial and the project is compatible with this land use designation. The zoning designation for the project site is P-D. PLN2005-70 - 2341 S. Winchester Boulevard Administrative Planned Development Permit Page 2 of 2 An Administrative Planned Development Permit is required for minor modifications to an existing commercial building within the P-D zoning district. The proposed project does not affect the square footage of the building and therefore does not have an impact on the existing parking for the project site. No changes to the signage is approved as part of this application. Modifications to the existing signage for the building will need to be reviewed as a Sign Permit application. Attachments: 1. Findings for Approval of PLN2005-122 2. Conditions of Approval for PLN2005-122 Prepared by: ~ "`"~ Tim Haley, A ociate Planner Attachment # 1 FINDINGS FOR APPROVAL OF FILE NO. PLN2005-122 SITE ADDRESS: 2127 S. Winchester Blvd. APPLICANT: South Bay Teen Challenge DATE: August 26, 2005 Findings for approval of an Administrative Planned Development Permit to allow minor alterations to an existing commercial building located at 2127 S. Winchester Boulevard. The Community Development Director finds as follows with regard to File No. PLN2005-122: 1. The development of the proposed project will result in a use that is consistent with the General Plan land use designation of Central Commercial. 2. The project will be consistent with the P-D (Planned Development) zoning district with approval of an Administrative Planned Development Permit. 3. The project site is located on the southwest corner of Winchester Boulevard and Rincon Avenue. The property is surrounded by commercial uses to the north and south and a church use to the west and commercial uses to the east. 4. The proposed project does not affect the square footage of the building and therefore does not have an impact on the existing parking for the project site. 5. The proposed modifications include a revised exterior color scheme for the front of the building and interior tenant improvements. 6. Changes to the existing signage for the building is not included as part of this application. Modifications to the existing signage will need to be reviewed as a Sign Permit application. 7. 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 Community Development Director further finds and concludes that: 1. The proposed development will result in a more desirable environment and use of the land than would be possible under any other zoning classification. 2. The development will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. 3. The development will be compatible with the Zoning Code of the City. 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. Attachment #1 Page 2 of 2 5. The parking will adequately meet the demands generated by the change in use, and will not be detrimental to the overall parking and circulation in the area. 6. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. 7. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 8. 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. Attachment #2 CONDITIONS OF APPROVAL FOR FILE NO. PLN2005-122 SITE ADDRESS: 2127 S. Winchester Blvd. APPLICANT: South Bay Teen Challenge DATE: August 26, 2005 The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinances of the City of Campbell and the State of California. Where approval by the Community Development Director, 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: 1. Approved Project: Approval is granted for an Administrative Planned Development Permit (PLN2005-122) to allow minor alterations and color changes to an existing commercial building and located at 2127 S. Winchester Boulevard to allow the expansion of a second hand thrift store into the remainder of the building on the subject property. The project shall substantially conform to the project description dated August 22, 2005, except as may be modified by the conditions of approval herein. 2. Administrative Planned Development Permit Approval Expiration: The Administrative Planned Development Permit approval shall be valid for one year from the date of final approval. Within this one-year period a building permit must be obtained and construction completed one year thereafter or the use must be established on the property (if no building permit is required). Failure to meet these deadlines will result in the Administrative Planned Development Permit being void. 3. Trash and Recycling Enclosure: The applicant/property owner shall maintain a trash and recycling enclosure(s) in the rear of the building, prior to issuance of a building permit. The design and location of the enclosure shall be to the satisfaction of the Community Development Director. All 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 metal gate. The wall, gate and surface inside the enclosure must be kept in sound repair and condition. The refuse and recycling containers shall be kept in the enclosure at all times except when being emptied by collection personnel. 4. Operational Hours: The operational hours shall be limited to Monday -Friday 9 a.m. to 7 p.m., Wednesday 9 a.m. to 5 p.m. and Saturday 9 a.m. to 6 p.m. Attachment #2 Page 2 of 3 5. Pazking, Driveways and Maintenance: All pazking and driveway areas shall be maintained in compliance with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell Municipal Code. All parking azeas shall be regularly swept and cleaned to remove litter and debris from the parking areas and driveways. The applicant shall provide one disabled parking space. The disabled pazking space shall be developed in conformance with the requirements of the California Building Code. 6. Building Elevations, Details and Colors: The applicant shall submit detailed color samples of colors for repainting the building facade. These samples shall include an accent color for the metal awning along Winchester Blvd. The detailed elevations shall be reviewed and approved by the Community Development Director prior to the issuance of building permits. 7. Outdoor Storage: No outdoor storage is permitted on the subject property. No equipment, materials or business vehicles shall be pazked and/or stored outside the building or within the parking lot. The rear loading dock azea for the store shall be kept clean and free of trash and debris at all times. It shall be the responsibility of the store owner/operator as well as the property owner to immediately remove unused carts, pallets, boxes, and other items associated with the operation of the business from this area, as well as illegally dumped items. 8. Si a e: No signage is approved as part of the development applications approved herein. Any change to the existing signage of the building shall require approval of a Sign Permit. 9. Location of Mechanical Equipment: No roof-mounted mechanical equipment shall be located on the roof of building without providing screening of the mechanical equipment from public view and surrounding properties. The screening material and method shall require submittal of a building permit for review and approval by the Community Development Director prior to installation of such mechanical equipment and screening. Building Division 10. Permits Required: A building permit application shall be required for the proposed tenant improvements to the existing commercial structure. The building permit shall include ElectricaUPlumbing/Mechanical fees when such work is part of the permit. 11. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches by 36 inches. 12. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 13. Plan Preparation: This project requires plans prepared under the direction and oversight of a California licensed engineer or azchitect or design professional. Plans submitted for building permits shall be "wet stamped" and signed by the qualifying professional person.\ 14. 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 pazking and path of travel to public sidewalks shall be detailed. Attachment #2 Pale 3 of 3 15. Title 24 Energ~ompliance: 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. 16. 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. 17. 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-inches by 36-inches) is available at the Building Division service counter. 18. 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. 19. 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. 20. P.G.&E.: The applicant is advised to contact P.G.&E. 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. The applicant should also consult with P.G.&E. concerning utility easements, distribution pole locations and required conductor clearances.