PD - Expired - 2006CITY of CAMPBELL
Community Development Department
July 30, 2008
Mr. Kenneth Rodrigues
Kenneth Rodrigues & Partners, Inc
445 N. Whisman Road, Ste. 200
Mountain View, CA 94043
Re: 2135 & 2145 Winchester Boulevard
PLN2006-81 (Planned Development Permit)
PLN2006-82 (Tree Removal Permit)
Dear Mr. Rodrigues,
At its regular meeting of November 21, 2006, the Campbell City Council held a public hearing to
consider your application, on behalf of Lexor Builders, for a Planned Development Permit
(PLN2006-81) to allow construction of a new 5,488 square foot one story commercial building
and a Tree Removal Permit (PLN2006-82) for the removal of six protected trees, on property
owned by Lexor Builders located at 2135 and 2145 Winchester Boulevard in a P-D (Planned
Development) Zoning District.
Pursuant to Condition of Approval #2 of City Council Resolution 10709 approving the Planned
Development Permit, the Planned Development Permit is valid for a period of two years from the
date of final City Council approval. A building permit must be obtained within this two-year
period or the Planned Development Permit shall be void. Pursuant to Condition of Approval #1
of City Council Resolution 10710 approving the Tree Removal Permit, the approval shall be
valid only in conjunction with the approval Planned Development Permit.
As the Building Permit issued for the above project expired as a result of your failure to begin
construction, the establishment of use condition required to validate the Planned Development
Permit has not been met. Your Planned Development Permit shall, therefore, expire on
November 21, 2008. If the Planned Development Permit expires, all land use approvals are void
and a new application that complies with all current local and state regulations will be required.
The City of Campbell Zoning Code Section 21.56.030 does allow an applicant to request an
extension of the permit expiration date by filing a written request for an extension no later than
thirty days before the expiration of the permit, together with the filing fee required by the City's
2135 & 2145 Winchester Boulevard
schedule of fees and charges. I have enclosed a Reinstatement and Extension of Approval
application for your review. The application requires that the applicant has made a good faith
effort to fulfill all the requirements of the permit approval, in order to justify the permit
extension.
The first extension maybe approved, approved with modifications, or denied by the Community
Development Director for a maximum period of twelve months beyond the original approval
time limit. The Community Development Director has the authority to refer action on the
extension to the Planning Commission for a decision.
I may be reached at (408) 866-2142 or by e-mail at stevep@cityofcampbell.com in order to
address questions or concerns regarding this permit expiration notification.
Sincerely,
Steve L. Prosser
Assistant Planner
encl: Reinstatement and Extension of Approval Application
Page 2 of 2
cc: Lexor Investments Inc., 15585 Los Gatos Boulevard, Los Gatos, CA 95032
Jackie C. Young, Principal Planner
Bill Bruckart, Building Official
City Clerk's Office
November 21, 2006
Mr. Kenneth Rodrigues
Kenneth Rodrigues & Partners, Inc.
445 N. Whisman Road, Ste. 200
Mountain View, CA 94043
Dear Mr. Rodrigues:
At the regular meeting of November 21, 2006, the Campbell City Council held a public
hearing to consider your application, on behalf of Lexor Builders, for a Planned
Development Permit (PLN 2006-81) to allow the construction of a new, 5,488 square foot,
one story commercial building, a Tree Removal Permit (PLN 2006-82) for the removal of
six protected trees, on property owned by Lexor Builders located at 2135 and 2145 S.
Winchester Boulevard in a P-D (Planned Development) Zoning District.
At your request, your application for an Underground Utility Waiver (PLN 2006-146) was
withdrawn prior to the start of the City Council Meeting.
After hearing public testimony, and following City Council discussion and deliberation, the
City Council took action as follows:
1. Adopted Resolution No. 10709, approving a Planned Development Permit (PLN 2006-
81) to allow the construction of a new 5,488 square foot commercial building on property
owned by Lexor Builders located at 2135 and 2145 S. Winchester Boulevard in a P-D
(Planned Development) Zoning District incorporating findings, and subject to the attached
Conditions of Approval.
2. Adopted Resolution No. 10710, approving a Tree Removal Permit (PLN 2006-82) to
allow the removal of six protected trees on property owned by Lexor Builders located at
2135 and 2145 S. Winchester Boulevard in a P-D (Planned Development) Zoning District,
incorporating findings, and subject to the attached Conditions of Approval.
A certified copy of these Resolutions is attached for your records.
Continued ...
Page 2 - 2135 and 2145 S. Winchester Boulevard
Please note that 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 of law) sets forth a more specific time period.
Should you have any questions in regard to the City Council's action, please do not
hesitate to contact this office (866-2117) or Jackie Young Lind, Senior Planner,
Community Development Department.
Sincerely,
;`
f !~
rf . ~ ~ r0
Anne Bybee
City Clerk
Attachment:
cc. Lexor Builders, 15585 Los Gatos Boulevard, Los Gatos, CA 95032
Jackie Young Lind, Senior Planner, Community Development Dept.
RESOLUTION NO. io~o9
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT
(PLN2006-81) TO ALLOW THE CONSTRUCTION OF A NEW 5,488
SQUARE FOOT COMMERCIAL BUILDING ON PROPERTY OWNED
BY LEXOR BUILDERS LOCATED AT 2135 & 2145 S. WINCHESTER
BOULEVARD IN A P-D (PLANNED DEVELOPMENT) ZONING
DISTRICT. APPLICATION OF MR. KENNETH RODRIGUES. FILE
NO: PLN2006-81.
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 City Council did find as follows
with respect to application PLN2006-81:
1. The proposed project is consistent with the Planned Development Zoning
Ordinance.
2. The site plan proposes the construction ~ a new, 5,488 square foot, one-story
commercial building.
3. The project provides a total of 26 parking spaces, where 27 spaces are required.
CMC Section 21.28.050 allows for consideration of an Adjustment to Parking
Requirements.
4. The majority of the parking spaces are located away from the western property line
which abuts residential.
5. The completed project would consist of a new, 5,488 square foot, one-story
commercial building with a building coverage of 32%, landscaping coverage of 24%
and paving coverage of 44%.
6. The proposed project will have a floor area ratio of 0.32
7. Six protected trees would need to be removed as part of this project.
8. The current Project Plans reflect the architectural changes discussed with staff to
provide a project which reflects the quality of new Downtown redevelopment.
9. The project is Categorically Exempt under Section 15303, Class 3 (New
Construction or Conversion of Small Structures) of the California Environmental
Quality Act (CEQA).
City Council Resolution
PLN2006-81 - 2135 & 2145 S. Winchester Boulevard -Planned Development Permit
Page 2 of 13
Based upon the foregoing findings of fact, the City Council further finds and concludes
that:
1. The development will be compatible with the General Plan of the City and will aid in
the harmonious development of the immediate area.
2. The proposed development will not result in allowing more residential units than
would be allowed by other residential zoning districts, which are consistent with the
General Plan designation of the property.
3. The proposed development will not be detrimental to the health, safety or welfare of
the neighborhood or the City as a whole.
4. There is a reasonable relationship and a rough proportionality between the
conditions of approval and the impacts of the project.
5. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
6. 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.
THEREFORE, BE IT RESOLVED that the City Council approves a Planned
Development Permit (PLN2006-81) to allow the construction of a new 5,488 square foot
commercial building on property owned by Lexor Builders located at 2135 & 2145 S.
Winchester Boulevard in a P-D (Planned Development) Zoning District.
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 Planned Development Permit to allow
the construction a new, 5,488 square foot, one-story commercial building located at
2135-2145 S. Winchester Boulevard. The building designs and site design shall
substantially conform to the project exhibits listed below, except as may be modified
by the conditions of approval herein:
City Council Resolution
PLN2006-81 - 2135 & 2145 S. Winchester Boulevard -Planned Development Permit
Page 3 of 13
a. Project plans prepared by Kenneth Rodrigues & Partners, Inc and stamped as
received by the Planning Division on August 14, 2006.
b. Elevation and material board stamped as received by the Planning Division on
August 14, 2006.
2. Permit Expiration: The Planned Development Permit is valid for a period of two
years from the date of final City Council approval. A building permit must be
obtained within this two-year period or the Planned Development Permit shall be
void.
3. Landscape and Irrigation Plan: The applicant shall submit a final landscape and
irrigation plan to the Planning Division, prior to the issuance of building permits, for
review and approval by the Community Development Director. The landscape and
irrigation plan shall substantially conform to the approved conceptual landscape plan
and the City's Water Efficient Landscaping Standards (WELS).
4. Tree Protection Plan: The applicant shall submit a tree protection plan for all
protected trees to be retained on site or on adjacent lots that are impacted by the
project, and shall contain specific information about the preservation of the trees
during any grading or building on site. Such tree protection measures shall be
installed prior to any demolition, grading, or building (e.g. building foundations,
retaining walls, tree wells, etc.) on the project site. No construction or trenching shall
take place within the drip line of trees and a fence constructed of temporary cyclone
fencing or wire mesh securely attached to poles driven into the ground shall be
installed around the dripline of the tree. All trimming or branch removal from
protected trees shall be completed by a certified arborist. The tree protection plan
shall be submitted to the Planning Division for review and approval by the
Community Development Director prior to the issuance of building permits.
5. Property Maintenance: The property is to be maintained free of any combustible
trash, debris, and weeds until the time that actual construction commences. Any
vacant existing structures shall be secured, by having windows boarded up and
doors sealed shut, or be demolished or removed from the property (Section 11.201
and 11.414, 1985 Ed. Uniform Fire Code).
6. Fences: Any newly proposed fencing and/or walls shall comply with Section
21.18.050 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. Existing perimeter project fencing shall be reviewed and the condition
accepted by the Community Development Director or new fencing shall be installed.
7. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of PG&E utility (transformer) boxes and San Jose Water Company back-
City Council Resolution
PLN2006-81 - 2135 & 2145 S. Winchester Boulevard -Planned Development Permit
Page 4 of 13
flow preventers, indicating the location of the boxes and screening (if the boxes are
above ground) for approval by the Community Development Director.
8. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties
and directed on site. The design and type of lighting fixtures and lighting intensity of
any proposed exterior lighting for the project shall be reviewed and approved by the
Community Development Director prior to installation of the lighting for compliance
with all applicable Conditions of Approval, ordinances, laws and regulations.
Lighting fixtures shall be of a decorative design to be compatible with the residential
development and shall incorporate energy saving features.
9. Contractor Contact Information Posting: The project site shall be posted with the
name and contact number of the lead contractor in a location visible from the public
street prior to the issuance of building permits.
10. Archaeological & Paleontological Resources: If archaeological or paleontological
resources are encountered during excavation or construction, construction
personnel shall be instructed to immediately suspend all activity in the immediate
vicinity of the suspected resources and the City and a licensed archeologist or
paleontologist shalt be contacted to evaluate the situation. A licensed archeologist
or paleontologist shall be retained to inspect the discovery and make any necessary
recommendations to evaluate the find under current CEQA guidelines prior to the
submittal of a resource mitigation plan and monitoring program to the City for review
and approval prior to the continuation of any on-site construction activity.
11. Human Burial or Skeletal Element Discovery: In the event a human burial or
skeletal element is identified during excavation or construction, work in that location
shall stop immediately until the find can be properly treated. The City and the Santa
Clara County Coroner's office shall be notified. If deemed prehistoric, the Coroner's
office would notify the Native American Heritage Commission who would identify a
"Most Likely Descendant (MLD)." The archeological consultant and MLD, in
conjunction with the project sponsor, shall formulate an appropriate treatment plan
for the find, which might include, but not be limited to, respectful scientific recording
and removal, being left in place, removal and reburial on site, or elsewhere.
Associated grave goods are to be treated in the same manner.
12. Construction Mitigation Measures: The following practices should be followed
during all phases of site preparation and construction activities:
a. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00
p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take
place on Sundays or holidays unless an exception is granted by the Building
Official.
b. Truck routes to and from the construction site should be established and
submitted to the City for review and approval prior to issuance of a building
City Council Resolution
PLN2006-81 - 2135 & 2145 S. Winchester Boulevard -Planned Development Permit
Page 5 of 13
permit. These truck routes shall avoid access to the project site via residential
streets where possible.
c. All construction equipment with internal combustion engines used on the project
site shall be properly muffled and maintained in good working condition.
d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
e. All stationary noise-generating construction equipment, such as air compressors
and portable power generators, shall be located as far as possible from noise-
sensitive receptors such as existing residences and businesses.
f. Prior to the issuance of building permits, the project site shall be posted with the
name and contact number of the lead contractor in a location visible from the
public street so that the contractor can be made aware of noise complaints.
g. Construction equipment, vehicles, and workers associated with the development
of the project shall not be permitted to park on any residential streets.
13. Outdoor Storage: No outdoor storage shall be permitted on the subject property.
No equipment, materials, or business vehicles shall be parked and/or stored outside
the building beyond normal business hours.
14. Parking & Driveway: All parking and driveway areas shall be maintained in
compliance with the standards in Chapter 21.28 (Parking & Loading) of the
Campbell Municipal Code, with the following exception:
A Parking Exception is approved for this project. the approved parking scheme
provides (24) uni-stall (8-1/2' x 18') and (2) accessible parking spaces for a total of
(26) parking spaces, which is one space less that the required number of parking
spaces (based on one space/200 s.f. of retail).
15. Location of Mechanical Equipment:
conditioning units, ventilation ducts
providing screening of the mechan
properties. The screening materia'
with the building and requires
Development Director.
No roof-mounted mechanical equipment (i.e. air
or vents) shall be added to the building without
;al equipment from public view and surrounding
and method shall be architecturally compatible
he review and approval of the Community
16. Trash Enclosure: In order to minimize disruption to the adjacent residential
properties, the trash enclosure shall not be accessed after 10 p.m.
17. Noise: In the event complaints are received by the City regarding noise, the
Community Development Director, upon confirmation that that noises are being
generated on the subject property, may immediately modify the hours of operation,
subject to the project being brought back to the Planning Commission for review.
City Council Resolution
PLN2006-81 - 2135 & 2145 S. Winchester Boulevard -Planned Development Permit
Page 6 of 13 --
18. Property Maintenance: Maintain all exterior areas of the business free from graffiti,
trash and rubbish.
19. Signs and Advertising: All signs shall be installed and maintained consistent with
Campbell Municipal Code (CMC) Chapter 21.30, Sign Ordinance. The property
owner shall give this information to all building tenants. Of particular note is
CMC Section 21.30.070, which regulates temporary signs and/or promotional
devices.
20. Signs: Signs are not approved for this project under this application.
21. Underground Utility Waiver: An Underground Utility Waiver is not approved for this
project under this application.
22. Outdoor Uses: Outdoor uses (e.g. outdoor seating, etc.) are not approved for this
project under this application.
23. Light or Glare: Light or glare from the project shall be shielded or modified to
prevent emission of light or glare beyond the subject property. The placement of
outdoor lights shall eliminate spillover illumination or glare onto adjoining properties
and shall not interfere with the normal operation or enjoyment of adjoining
properties.
24. Wall/fence along the West Property Line: The developer shall meet with the
neighboring property owners and the Community Development Director to discuss
the wall or fence proposed along the west property line. The final specification for
the wall or fence shall be subject to the review and approval of the Community
Development Director.
25. Street Trees: Street trees shall be provided as required by the Streetscape
Standards for Winchester Blvd. as described in the Campbell General Plan,
Appendix A2.
Building Division:
26. Permits Required: A building permit application shall be required for each new
townhouse living unit. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
27. Construction Plans: The conditions of approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
28. Size of Plans: The minimum size of construction plans submitted for building
permits shall be 24 inches by 36 inches.
City Council Resolution
PLN2006-81 - 2135 & 2145 S. Winchester Boulevard -Planned Development Permit
Pape 7 of 13
29. 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.
30. 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.
31. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations
shall be submitted with the building permit application. This report shall be prepared
by a licensed engineer specializing in soils mechanics.
32. 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
33. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1 R
and MF-1 R shall be blue-lined on the construction plans. 8'/2 X 11 calculations shall
be submitted to the Building Division.
34. 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.
35. 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" X 36") is available at the Building
Division service counter.
36. 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.
37. Title 24 Accessibility -Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form
City Council Resolution
PLN2006-81 - 2135 & 2145 S. Winchester Boulevard -Planned Development Permit
Page 8 of 13
on submitted construction plans. Form is available at Building Division service
counter.
38. Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
c. School District:
i. Campbell Union School District (378-3405)
ii. Campbell Union High School District (371-0960)
iii. Moreland School District (874-2900)
iv. Cambrian School District (377-2103)
d. Bay Area Air Quality Management District (Demolitions Only)
e. Santa Clara County Department of Environmental Health
39. 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.
FIRE DEPARTMENT
40. Formal Plan Review: Review of this development proposal is limited to accessibility
of site access and water supply as they pertain to fire department operations, and
shall mot 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 Division all applicable
construction permits.
41. Required Fire Flow: The required fire flow for this project is 2,250 gpm at 20 psi
residual pressure. The required fire flow is available from area water mains and fire
hydrant(s), which are not spaced at the required spacing.
42. Fire Apparatus (Engine) Access Roads Required: Provide access roadways with a
paved all weather surface, a minimum unobstructed width of 20 feet, vertical
clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside
and 23 feet inside, and a maximum slope of 15%. Installations shall conform to Fire
Department Standard Details and Specifications Sheet A-1.
43. Fire Lane Marking Required: Provide marking for all roadways within the project.
Markings shall be per Fire Department specifications. Installations shall also conform
to Local Government Standards and Fire Department Standard Details and
Specifications Sheet A-6.
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PLN2006-81 - 2135 & 2145 S. Winchester Boulevard -Planned Development Permit
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44. Parking Along Roadways: The required width of fire access roadways shall not be
obstructed in any manner and parking shall not be allowed along roadways less than
28 feet in width. Parking may be permitted along one side of roadways 28-35 feet in
width. For roadways equal to or greater than 36 feet, parking will be allowed on both
sides of the roadway. Roadway widths shall be measured curb face to curb face,
with parking space based on an 8 ft width.
45. New Commercial Buildings: All new commercial buildings shall comply with
standard specifications SI-7 for construction site fire safety.
46. Public Fire Hydrant(s) Required: Provide 1 public fire hydrant(s) at location(s) to be
determined by the Fire Department and San Jose Water Company. Hydrant(s) shall
have a minimum single flow of 2,250 GPM at 20 psi residual, with spacing not to
exceed 250 feet. Prior to applying for building permit, provide civil drawings
reflecting all fire hydrants serving the site. To prevent building permit delays the
developer shall pay all required fees to the water as soon as possible.
47. Timing of Required Water Supply Installations: Installations of required fire
services(s) and fire hydrant(s) shall be tested and accepted by the Fire Department,
prior to the start of framing or delivery of bulk combustible materials. Building permit
issuance may be withheld until required installations are completed, tested, and
accepted.
48. Fire Hydrant: Prior to project final inspection, the general contractor shall ensure
that an approved ("Blue Dot") fire hydrant location identifier has been placed in the
roadway, as directed by the Fire Department.
49. Fire Department Key Box Required: The building shall be equipped with a
permanently installed emergency access key lock box (Knox), conforming to Fire
Department Standard Detail and Specification sheet K-1. At time of final inspection,
access key shall be provided to the Fire Department.
50. Premises Identification: Approved numbers or addresses shall be placed on all new
and existing buildings in such a position as to be plainly visible and legible from the
street or road fronting the property. Numbers shall contrast with their background.
PUBLIC WORKS DEPARTMENT
51. Preliminary Title Report: Prior to issuance of any grading or building permits for the
site, the applicant shall provide a current (within the past 6 months) Preliminary Title
Report.
52. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or
building permits for the site, the applicant shall fully complete the process to cause
additional right-of-way to be granted in fee for public street purposes along the S.
Winchester Blvd. and W. Rincon Ave. frontages to accommodate a 45' half street
City Council Resolution
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Page 10 of 13
width and 30' half street width, respectively. The applicant shall submit the
necessary documents for approval by the City Engineer, process the submittal with
City staff's comments and fully complete the right-of-way process. 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.
53. 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:
Rincon Avenue:
a. Show location of all existing utilities within the new and existing public right of
way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside
of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk
area.
c. Removal of existing driveway approach, sidewalk, curb and gutter.
d. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approach.
e. Installation of City approved street trees, tree wells and irrigation at 30 feet on
center.
f. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
g. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies.
h. Installation of traffic control, stripes and signs.
i. Construction of conforms to existing public and private improvements, as
necessary.
S. Winchester Blvd.:
a. Show location of all existing utilities within the new and existing public right of
way.
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Page 11 of 13
b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside
of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk
area.
c. Removal of existing driveway approaches, sidewalk, curb and gutter.
d. Removal of existing curb ramp at southwest corner of Winchester Blvd. and W.
Rincon Avenue.
e. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approach.
f. Installation of ADA compliant curb ramp at southwest corner of Winchester Blvd.
and W. Rincon Avenue.
g. Installation of City approved street trees, tree wells and irrigation at 30 feet on
center.
h. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
i. Installation of streetlights, conduits, conductors and related facilities in
accordance with the City of Campbell's Street Lighting Policies.
j. Installation of traffic control, stripes and signs.
k. Construction of conforms to existing public and private improvements, as
necessary.
54. Additional Street Improvements: Should any new utility main lines or other work
required to service the development that affects any public improvements, the City
may add conditions to the development/project, at the discretion of the City
Engineer, to restore pavement or other public improvements to the satisfaction of the
City.
55. 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, and
the design engineer shall submit as-built drawings to the City.
56. Maintenance of Landscaping: Owner(s), current and future, are required to maintain
the landscaped park strip and tree wells in the public right of way. This includes, but
is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a
manner that would not allow the tree to grow to a mature height.
57. Utility Encroachment Permit: Separate permits for the installation of utilities to serve
the development will be required (including water, sewer, gas, electric, etc.).
City Council Resolution
PLN2006-81 - 2135 & 2145 S. Winchester Boulevard -Planned Development Permit
Page 12 of 13
Applicant shall apply for and pay all necessary fees for utility permits for sanitary
sewer, gas, water, electric and all other utility work.
58. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the
public right-of-way line.
59. 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.
60. 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.
61. 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 or abandonment. Streets that have been reconstructed or overlaid
within the previous five years will require boring and jacking for all new utility
installations. S. Winchester Blvd. was overlaid in 2002. 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.
62. 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.
63. 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, currently set at
$2,650 per net acre.
64. 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.
City Council Resolution
PLN2006-81 - 2135 & 2145 S. Winchester Boulevard -Planned Development Permit
Page 13 of 13
a. Resources to achieve these objectives include:
Stormwater Best Management Practices Handbook for New Development
and Redevelopment ("CA BMP Handbook") by the California Stormwater
Quality Association (CASQA), 2003
ii. Start at the Source: A Design Guidance Manual for Stormwater Quality
Protection ("Start at the Source") by the Bay Area Stormwater Management
Agencies Association (BASMAA), 1999
iii. 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
65. Lot Merger: Prior to issuance of any grading or building permits for the site, the
applicant shall fully complete the merger of the two lots into one lot. This action can
be accomplished with a map or a lot line adjustment. The applicant shall submit the
necessary documents, pay the current processing fees and fully process the merger
with City stafFs comments. Should a record of survey be required per Section 8762
of the Business and Professions Code, a recorded copy of the record of survey shall
be submitted prior to issuance of any grading or building permits.
66. Legal Lot: The applicant shall provide documentation to ascertain that the lot has
been legally created
PASSED AND ADOPTED this 21St day of
following roll call vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTAIN: COUNCILMEMBERS:
AI
November
2006, by the
Kennedy, Hernandez, Burr, Furtado, Watson
None
None
None
PROVED: ~~~~
Jeanette Watson, Mayor
L~
ATTEST: -~
Anne Bybee, City Clerk
TFit FOREC'03NC~~V~C}r' ~THE~
AND COFf~CY ..
ON Fll.P IN THiS C.- iC:E.
A aNN~ aver. cxrir CL6~K Crnr
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RESOLUTION NO. io~io
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CAMPBELL APPROVING A TREE REMOVAL PERMIT (PLN2006-
82) TO ALLOW THE REMOVAL OF SIX PROTECTED TREES ON
PROPERTY OWNED BY LEXOR BUILDERS LOCATED AT 2135 &
2145 S. WINCHESTER BOULEVARD IN A P-D (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR.
KENNETH RODRIGUES. FILE NO: PLN2006-82.
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 City Council did find as follows
with respect to application PLN2006-82:
The proposed Tree Removal Permit is consistent with the Central Commercial
General Plan land use designation and P-D (Planned Development) Zoning District.
2. The project will include the removal of six protected trees because they would
prohibit the construction of the proposed building.
3. The four replacement trees (three 24-inch box and one 36-inch box) are consistent
with the tree replacement requirements of the Tree Protection Regulations, which
require only the replacement of trees larger than 12-inches in diameter.
4. The proposed replacement trees are of four different species and thus will be a
sufficient replacement for the trees to be removed and will continue the diversity of
tree species found in the community.
Based upon the foregoing findings of fact, the City Council further finds and concludes
that:
1. The retention of the trees restricts the economic enjoyment of the property and
creates an unusual hardship for the property owner by severely limiting the use of
the property in a manner not typically experienced by owners of similarly zoned and
situated properties, and the applicant has demonstrated to the satisfaction of the
Planning Commission that there are no reasonable alternatives to preserve the trees
due to the number of site constraints of the infill site.
2. 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.
City Council Resolution
PLN2006-82 - 2135 & 2145 S. Winchester Boulevard -Tree Removal Permit
Page 2 of 3
3. 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 City Council approves a Tree Removal
Permit (PLN2006-82) to allow the removal of six protected trees on property owned by
Lexor Builders located at 2135 & 2145 S. Winchester Boulevard in a P-D (Planned
Development) Zoning District.
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:
1. Approved Permit: Approval is granted for a Tree Removal Permit to allow the
removal of six protected trees on property located at 2135-2145 S. Winchester
Boulevard. This permit shall be valid only in conjunction with the approved Planned
Development Permit (PLN2006-81 ).
2. Replacement Trees: A minimum of two 24-inch box size trees and one 35-inch tree
shall be required as replacement for the six protected trees to be removed. The
location and species of these trees shall be shown on the detailed landscape and
irrigation plans that shall be submitted to the Planning Division for review and
approval by the Community Development Director, prior to the issuance of building
permits. The proposed replacement trees shall continue the diversity of tree species
found in the community and shall be a species listed in the City's Water Efficient
Landscaping Standards (WELS).
Tree Protection Plan: The applicant shall submit a tree protection plan for all
protected trees to be retained on site or on adjacent lots that are impacted by the
project, and shall contain specific information about the preservation of the trees
during any grading or building on site. Such tree protection measures shall be
installed prior to any demolition, grading, or building on the project site. No
construction or trenching shall take place within the drip line of trees beyond that
shown on the plans and a fence constructed of temporary cyclone fencing or wire
mesh securely attached to poles driven into the ground shall be installed around the
drip line of the tree. All trimming or branch removal from protected trees shall be
completed by a certified arborist. The tree protection plan shall be submitted to the
Planning Division for review and approval by the Community Development Director
prior to the issuance of building permits.
City Council Resolution
PLN2006-82 - 2135 & 2145 S. Winchester Boulevard -Tree Removal Permit
Page 3 of 3
a. A specific detail for installation of walls and foundations under the drip line of the
tree(s) to be preserved shall be submitted to the Community Development
Director for review and approval prior to the issuance of a building permit. This
detail shall be included in the construction document plan set.
PASSED AND ADOPTED this 21St
roll call vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
ABSTAIN: COUNCILMEMBERS:
API
~~~L~~
ATTEST: `~ ~- -~
Anne Bybee, City Clerk
day of November , 2006, by the following
Kennedy, Hernandez, Burr, Furtado, Watson
None
None
None
DROVED: "`
Jeanette Watson, Mayor
aa~o ~tcr ~v ~~ m~ ~~~
oN ~ ~~Tas.~s u~r~-
c, a~~~ , am G.r~c arr
~a ~ (~k
~ ~~~~~
COUNCIL ANNOUNCEMENTS
On November 30t" at 7:00 PM in the Council Chamber, the City will host a
Community Meeting on the East Campbell Avenue Master Plan. The goal of the
meeting is to solicit input for a Master Plan, which will provide a vision for private
development and public improvements along East Campbell Avenue between
Railway Avenue and Union Avenue.
The annual Carol of Lights Community Event is scheduled for Sunday,
December 3~d, at 5:00-8:00 PM in Downtown Campbell.
The Chamber of Commerce Holiday Toy Program will be held on Thursday,
December 7th, 6:00-9:00 PM in Orchard City Banquet Hall at the Community
Center.
The last City Council meeting of 2006 will be held on Monda ,December 11tH
This meeting will include the oaths of office, and the election of Mayor and Vice
Mayor.
City is accepting applications for the Parks and Recreation Commission.
Contact City Clerk's Office or website @ cityofcampbell.com.
PUBLIC HEARINGS AND INTRODUCTION OF ORDINANCES
5. Application of Mr. Kenneth Rodrigues, on behalf of Lexor Builders, for a
Planned Development Permit (PLN2006-81) to allow the construction of a
new 5,488 square foot commercial building, a Tree Removal Permit
(PLN2006-82) to allow the removal of six trees and an Underground Utility
Waiver (PLN2006-146) to waive the requirement for undergrounding of
utilities along Winchester Boulevard in a PD (Planned Development) Zoning
District on property located at 2135 S. Winchester Boulevard
(Resolutions/Roll Call Vote)
This is the time and place for a public hearing to consider the application of Mr.
Kenneth Rodrigues, on behalf of Lexor Builders, for a Planned Development
Permit (PLN2006-81) to allow the construction of a new 5,488 square foot
commercial building, a Tree Removal Permit (PLN2006-82) to allow the removal
of six trees and an Underground Utility Waiver (PLN2006-146) to waive the
requirement for undergrounding of utilities along Winchester Boulevard in a PD
(Planned Development) Zoning District on property located at 2135 S.
Winchester Boulevard.
Senior Planner Lind -Staff Report dated November 21, 2006. Senior Planner
Lind also stated that the applicant requested that their application for the
Underground Utility Waiver be withdrawn at this time.
Minutes of 11/21/2006 City Council Meeting 4
Mayor Watson declared the public hearing open and asked if anyone in the
audience wished to be heard.
Zachary Goldberg, representing the applicant, appeared before the City Council
and spoke in support of the project.
There being no one else wishing to speak, Mayor Watson closed the public
hearing.
MIS: Burr/Kennedy -that the City Council adopt Resolution 10709
incorporating Findings and approving a Planned Development Permit to
allow the construction of a new 5,488 square foot, one-story commercial
building located at 2135 & 2145 S. Winchester Boulevard, subject to
Conditions of Approval and adopt Resolution 10710 approving a Tree
Removal Permit (PLN 2006-82) to allow the removal of six protected trees
on property owned by Lexor Builders located at 2145 S. Winchester
Boulevard in a PD (Planned Development) Zoning District. Motion adopted
by the following roll call vote:
AYES: Councilmembers: Kennedy, Hernandez, Burr, Furtado, Watson
NOES: Councilmembers: None
5. Application of Mr. Nick D'Arpino, on behalf of Motion Ultra Lounge, for a
Parking Adjustment for the establishment of a new nightclub in the
Grower's Bank Building (formerly used as the Gaslighter Theater) on
property owned by Mr. Nick D'Arpino located at 400 E. Campbell Avenue in
the C-3-S (Central Business District) Zoning District (ResolutionslRoll Call
Vote)
This is the time and place for a public hearing to consider the Application of Mr.
Nick D'Arpino, on behalf of Motion Ultra Lounge, for a Parking Adjustment for the
establishment of a new nightclub in the Grower's Bank Building (formerly used
as the Gaslighter Theater) on property owned by Mr. Nick D'Arpino located at
400 E. Campbell Avenue in the C-3-S (Central Business District) Zoning District.
Community Development Director Fierro -Staff Report dated November 21,
2006.
City Council discussion followed regarding the parking issue and expressed
concern that the valet parking plan may not be adequate.
Mayor Watson declared the public hearing open and asked if anyone in the
audience wished to be heard.
Minutes of 1112112006 City Council Meeting 5
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City
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Council
RepoYt
Item: 5
Category: Public Hearing
Date: November 21, 2006
TITLE Public Hearing to consider the application of Mr. Kenneth Rodrigues,
for a Planned Development Perrtiit (PLN2v06 ai) to aiiow the
construction of a new, 5,488 square foot, one-story commercial
building on property owned by Lexor Builders located at 2135 & 2145
Winchester Boulevard in the P-D (Planned Development) Zoning
District; a Tree Removal Permit (PLN2006-82) for the removal of six
protected trees; and, an Underground Utility Waiver (PLN2006-146).
RECOMMENDATION
The Planning Commission recommends that the City Council take the following actions:
1. Adopt a Resolution, incorporating the attached findings, approving a Planned
Development Permit to allow the construction of a new, 5,488 square foot, one-story
commercial building, subject to the attached conditions of approval.
2. Adopt a Resolution, incorporating the attached findings, recommending that the
City Council approve a Tree Removal Permit to allow for the removal of six protected
trees, subject to the attached conditions of approval.
3. Adopt a Resolution, incorporating the attached findings, recommending that that
City Council approve an Underground Utility Waiver, subject to the attached
conditions of approva{.
ENVIRONMENTAL DETERMINATION
The Planning Commission recommends that the City Council find that this project
Categorically Exempt under Section 15303, Class 3 (New Construction or Conversion of
Small Structures) of the California Environmental Quality Act (CEQA).
BACKGROUND
The Planning Commission, at its meeting of October 10, 2006, voted 7-0 to recommend
that the City Council approve the proposed project, with added conditions of approval
(reference attachment 2, Planning Commission Minutes). The Planning Commission did
not consider the request for an Underground Utility Waiver at this meeting.
City Council Report
PLN2005-147, PLN2006-81/82/146 - 304, 308 and 310 Redding Road
November 21, 2006 Page 2 of 5
The Planning Commission was given an update on the Request for a Utility Waiver by
the City Attorney at its meeting of October 24, 2006 (reference attachment 3, Planning
Commission Minutes). At this meeting, the Commission discussed the opportunity to
establish an Underground Utility District.
UIjl.Ujj1OIV
Applicant's Proposal: The applicant is seeking approval of a Planned Development
Permit to construct a new, 5,488 square foot, one-story commercial building, a
Underground Utility Waiver to postpone undergrounding of utilities, and a Tree Removal
Permit to remove six protected trees. The application for an Underground Utility waiver
was not considered by Planning Commission.
Property Description: The subject property is an L-shaped parcel developed with a
1,260 square foot, one-story commercial building that was most well known as its past
use as an A&W restaurant. The building is not on the City's Historic Resources
inventory. The applicant has, however, submitted photo documentation of the building
exterior for the museum's archives. This building is slated for demolition.
General Plan Designation: The General Plan land use designation for the project site is
Central Commercial. The current Project Plans reflect the architectural changes
discussed with staff to provide a project which reflects the quality of new Downtown
redevelopment. The building edges the street with parking located behind and is
designed to create the appearance of multiple individual buildings. Additionally, the
building will house pedestrian-oriented retail shops in accordance with the Central
Commercia{ designation. Therefore, the proposed project is consistent with the General
Plan.
Zoning Designation: The current zoning designation for the project site is P-D (Planned
Development). Under the PD zoning designation, any use or development that is
determined to be consistent with the General Plan may be approved.
Site Layout and Architecture: The massing of the building, both in height and wall
elevation, is separated into distinct sections to create the appearance of individual
buildings. The massing at the corner of Winchester and Rincon is the tallest feature of
the building. The roof is flat. The building exterior is stucco, with quality trim and finish
details. Exterior detailing includes: stucco cornices with various molding designs, one
City Council Report
PLN2005-147, PLN2006-81/82/146 - 304, 308 and 310 Redding Road
November 21, 2006 Page 3 of 5
with brackets beneath; stone wainscot; stucco scores; quality light fixtures; canvas
awnings of various shapes, colors (black and tan) and designs; and a wrought iron
balcony (faux, second-story balcony). Store front windows vary in height and mullion
design, but are all the same materials (clear, anodized aluminum frames with clear
glazing). The building design also provides sufficient and well-placed areas for future
exterior wall signs. A materials and color board has been submitted. Exterior paint
colors include: black, taupes, cream and muted ocres. The stone wainscot is mottled
grays, taupes and ocre. The quality of the details and finishes helps to create a
successful "village cluster", without appearing contrived.
The proposed pedestrian walkway at the rear of the building is salt-finished, colored
concrete with a diagonal scoring pattern. The plan does not currently call for any
outdoor uses (e.g. outdoor dining).
Landscapinp/Trees: The applicant has submitted a Preliminary Landscape Plan.
Landscaping is proposed along the South Winchester Boulevard building frontage
(shrubs and groundcover) in two to four foot wide planting areas. Condition No. 25
(PLN2006-81) requires that the Landscape Plan be revised to illustrate compliance with
the Streetscape Standards for Winchester Boulevard. More extensive and varied
landscaping is proposed in the rear parking area (trees, shrubs, vines and
groundcover). Most notably, this Plan includes a significant number of screening trees
as well as a six foot high masonry wall along the west property line which abuts
residential. The Landscape Plans notes two, existing redwood trees at the rear of the
site to remain.
Project Circulation: Vehicular site ingress is from Rincon Avenue to the north, and site
egress is from Mission Way to the south. Pedestrian access will most likely be from
both the west side of the building (from the rear parking area) and east side (from the
sidewalk). As shown on the Site Plan, the existing curb cut on S. Winchester Blvd.
would be removed.
Parking: The Site Plan provides 24 uni-stall (8-'/2' x 18') and 2 accessible parking
spaces, for a total of 26 parking spaces, which is one space less than the required
number of parking spaces (based on 1 space/ 200 sf of retail). CMC Section 21.28.050
allows for consideration of an Adjustment to Parking Requirements. An additional
consideration will be the possible future desire to have a restaurant tenant. The parking
requirement for a restaurant is 1 space/ 3 seats.
City Council Report
PLN2005-147, PLN2006-81/82/146 - 304, 308 and 310 Redding Road
November 21, 2006 Page 4 of 5
With respect to parking layout, the majority of the parking spaces are located away from
the western property line which abuts residential. This is beneficial in that it reduces
the noise impacts on the adjacent residents.
The new drive and parking areas are specified as asphalt.
Li htin Lighting in the parking lot is shown on the Site Plan and is specified as pole
mounted luminaries. The final specification of these fixtures shall be reviewed by the
Community Development Director prior to issuance of a building permit to ensure that
that this commercial lighting is directed onto the subject property, thus minimizing
potential impacts on the adjacent residential properties.
Trash Enclosure: The proposal includes a masonry trash enclosure with a stucco finish
(to match the main building) and a metal gable roof located at the rear of the property.
Equipment Screening: The proposed HVAC unit will be located on the roof and will be
completely screened by the roof parapet. Additionally, the proposed Electrical and Fire
Riser Room is located at the rear of the building.
Signs: The Building Elevations indicate possible locations for exterior signs, and the
Site Plan indicates the location of a future monument sign (at South Winchester
Boulevard and Mission Way). CMC Section 21.30.030.G requires review and approval
of a Planned Sign Program for commercial projects with four or more tenants. The
applicant has submitted a Master Sign Program for the review and approval by the
Planning Commission.
Underground Utility Waiver: The applicant has applied for an Underground Utility
Waiver as the cost of undergrounding utilities along the project frontages ($351,000.00)
would be disproportional to the cost of the development, which could render the project
economically infeasible (reference attachment 6, Underground Utility Waiver justification
letter). As an alternative to undergrounding, the applicant shall be required, as a
condition of approval, to pay an in-lieu fee ($110,500.00). Also, because future utility
undergrounding would create the need to reconstruct the sidewalk along the South
Winchester Boulevard frontage, the applicant shall also enter into a Deferred Street
Improvement Agreement for the South Winchester Boulevard frontage improvements.
The applicant shall still be required, however, to construct the required frontage
City Council Report
PLN2005-147, PLN2006-81/82/146 - 304, 308 and 310 Redding Road
November 21, 2006 Page 5 of 5
improvements along Rincon Avenue, the ADA ramp at the intersection of South
Winchester Boulevard and Rincon Avenue, and the sidewalk repair at the existing
driveway cut to be eliminated on South Winchester Boulevard.
FISCAL IMPACTS
In addition to entitlement and building permit fees, the developer shall pay an
Underground Utility In-lieu fee of $110,500 (170 LF of utility undergrounding along the
South Winchester Boulevard frontage at $650.00/LF).
ALTERNATIVES
1. Approve the proposed project subject to additional andlor modified conditions of
approval.
2. Deny the proposed project.
3. Continue for further review.
Prepared by:
Daniel Vanwie, Planning Intern
Reviewed by: ~+' vv
ie C. ung Lin en' tanner
Approved by:
S ron Fierro, Co unity Development Director
r l
Approved by:
aniel Rich, City Manager
Attachments:
1. City Council Resolutions
2. Planning Commission Meeting Minutes (10/10)
3. Planning Commission Meeting Minutes (10/24)
4. Planning Commission Resolutions
5. Planning Commission Staff Report
6. Underground Utility Waiver justification letter
7. Project Plans