PC Res 2843RESOLUTION NO. 2843
BEING A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF CAMPBELL
APPROVING A SITE AND ARCHITECTURAL
APPROVAL TO ALLOW THE EXPANSION AND
REMODEL OF EXISTING COMMERCIAL BUILDINGS ON
PROPERTIES LOCATED AT 1581 AND 1611 W.
CAMPBELL AVENUE IN A C-1-S (NEIGHBORHOOD
COMMERCIAL) AND C-2-S (GENERAL COMMERCIAL)
ZONING DISTRICT. FILE NO. S 93-01
After notification and Public Hearing as specified by law on the application
of Musil Perkowitz Ruth, Inc., on behalf of Mr. Jim Don, for a Site and
Architectural approval to allow the expansion and remodel of existing
commercial buildings on properties located at 1581 and 1611 W. Campbell
Avenue in a C-1-S (Neighborhood Commercial) and C-2-S (General
Commercial) Zoning District, as per the application filed in the Planning
Department on January 27, 1993; and, after presentation by the City Staff,
proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning
Commission finds as follows with regard to Application number S 93-01:
Negative Declaration
No substantial evidence has been presented which shows that the
project as currently presented, and subject to the required
conditions would have a significant adverse impact on the
environment.
No substantial evidence before the city indicates that the proposed
project will have any potential adverse impacts on wildlife
resources.
The Planning Commission accepts the Negative Declaration which has been
prepared for this project.
The Planning Commission finds as follows with regard to File No. S 93-01:
Site and Architectural Application
The proposal is consistent with the General Plan which indicates
commercial land uses for this area.
Resolution No. 2843 Page 2
S 93-01 -- 1581 and 1611 W. Campbell Avenue -- Musil Perkowitz Ruth, Inc.
Adopted on March 23, 1993
The proposed 7 percent landscaping adequately addresses the
landscape requirements of this project due to the existing building
placement and the site being surrounded by other commercial
uses.
o
The proposed parking adequately addresses the parking needs of
the proposed use of a multi-tenant retail center.
The project layout and design with modifications to Building "D."
Provides an appropriate scale and design which is compatible with
existing commercial development in the area.
Based upon the foregoing findings of fact, the Planning Commission further
finds and concludes:
1. The proposed project, subject to the conditions imposed, is
consistent with the General Plan; and
2. The proposed project, subject to the conditions imposed is
consistent with the General Commercial zoning ordinance
requirements relating to parking, landscaping standards, and
3. The proposed project will aid in the harmonious development of
the immediate area; and
4. The proposal complies with the purpose of the Site and
Architectural Review Area to enhance the character and integrity
of the surrounding neighborhood.
Approval is effective ten days after decision of approval of the Planning
Commission, unless an appeal is filed, subject to the following Conditions
of Approval:
SITE
1.
AND BUILDING DESIGN
Revised Plans and Elevations: Revised site plan and elevations
reflecting the following conditions of approval to be submitted to the
Planning Department and approved by the Planning Director upon
recommendation of the Architectural Advisor prior to application for
a building permit. (Planning)
°
Public Occupancy: Building occupancy will not be allowed until public
improvements are installed. (Public Works)
°
Approved Project: This approval is for a 36,680 square foot building
and a 5,820 square foot retail pad building on a 3.07 acre site identified
Resolution No. 2843 Page 3
S 93-01 -- 1581 and 1611 W. Campbell Avenue -- Musil Perkowitz Ruth, Inc.
Adopted on March 23, 1993
as Assessor Parcel No. 307-16-002, 3. Development shall be in
substantial compliance with project material listed below, except as
modified by Conditions of Approval:
a. Project drawings prepared for Jim Don by MPR, Inc., dated 3/17/93.
b. Color board on-file in the Planning Department. (Planning)
Retail Pad Building: Submit revised elevations addressing a revised
north and east elevation which provides canopy and store front
detailing for approval of the Planning Director upon recommendation
of the Architectural Advisor, prior to issuance of building permits.
(Planning)
LANDSCAPING
5. Landscaping: Four copies of a landscaping plan indicating type and size
of plant material, planting details, and irrigation system to be
submitted to the Planning Department for approval of the Site and
Architectural Review Committee prior to issuance of building permits.
Landscape plan to address the following:
ao
Introduction of raised 5' x 15' planters with seating in the arcade
area in the front of the larger retail buildings.
bo
Co
Narrowing the proposed driveway approaches north of "D" on the
site plan.
Providing contrasting materials (i.e. textured colored concrete) for
pedestrian walkways on site. (Planning)
STREET/SITE IMPROVEMENTS
6. Parking and Driveways.: All parking and driveway areas to be
developed in compliance with Chapter 21.50 of the Campbell
Municipal code. All parking spaces to be provided with appropriate
concrete curbs or bumper guards. (Planning)
o
Fencing: Applicant to install new fencing along the rear property line
behind buildings "A" and "B". A fencing plan to indicate location and
design details to be submitted to the Planning Department for approval
of the Planning Director, prior to issuance of building permits.
(Planning)
Resolution No. 2843 Page 4
S 93-01 -- 1581 and 1611 W. Campbell Avenue -- Musil Perkowitz Ruth, Inc.
Adopted on March 23, 1993
o
Signs.: Sign application to be submitted in accordance with provisions
of the Sign Ordinance for all signs. No sign to be installed until
application is approved and permit issued by Planning and Building
Departments (Section 21.53 of the Campbell Municipal Code).
(Planning)
PROPERTY MANAGEMENT/UTILITIES
9. Property Maintenance: The property is to be maintained free of any
combustible trash, debris and weeds, until the time that actual
construction commences. All 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 & 11.414, 1985 Ed.
Uniform Fire Code). (Fire)
10. Retaining Walls: Retaining walls at property lines are limited to a
height of 15 inches if constructed of wood. (Building)
11.
Garbage Collection: Ordinance No. 782 of the Campbell Municipal
Code stipulates that any contract for the collection and disposal of
refuse, garbage, wet garbage and rubbish produced within the limits of
the City of Campbell shall be made with Green Valley Disposal
Company. This requirement applies to all single-family dwellings,
multiple family dwellings, and all commercial, business, industrial,
manufacturing, and construction establishments. (Fire)
12.
Trash Containers: Trash container(s) of a size and quality necessary to
serve the development shall be located in area(s) approved by the Fire
Department. Unless otherwise noted, enclosure(s) shall consist of a
concrete floor surrounded by a solid wall or fence and have self-closing
doors of a size specified by the Fire Department. All enclosures to be
constructed at grade level and have a level area adjacent to the trash
enclosure area to service these containers. (Fire)
PUBLIC SAFETY/WELFARE
13. Handicapped Requirements: Applicant
appropriate State and City requirements
(Building)
shall comply with all
for the handicapped.
14.
Underground Utilities: Underground utilities to be provided as
required by Section 20.36.150 of the Campbell Municipal Code. (Public
Works)
Resolution No. 2843 Page 5
S 93-01 -- 1581 and 1611 W. Campbell Avenue -- Musil Perkowitz Ruth, Inc.
Adopted on March 23, 1993
15.
16.
17.
18.
Utility Boxes and Back-Flow Preventers: Applicant to submit a plan to
the Planning Department, prior to installation of PG&E utility
(transformer) boxes and S.J. Water back-flow preventers, indicating the
location of the boxes and screening (if boxes are above ground) for
approval of the Planning Director. (Planning)
Equipment Screening: All mechanical equipment on roofs and all
utility meters to be screened for approval by the Planning Director.
(Planning)
Utility Connections: Plans submitted to the Building Division for plan
check shall indicate clearly the location of all connections for
underground utilities including water, sewer, electric, telephone and
television cables, etc. (Building)
Performance Bond: Applicant to either (1) post a faithful performance
bond in the amount of $35,000 to ensure landscaping, fencing, and
striping of parking areas within 3 months of completion of
construction; or (2) file a written agreement to complete landscaping,
fencing and striping of parking areas. Bond or agreement to be filed
prior to application for a building permit. (Planning)
19.
Lighting Plan: Applicant to submit a lighting plan for review and
approval of the Planning Director demonstrating that security and
parking lot lighting does not create glare or unreasonably impair the
use of adjoining properties prior to issuance of building permits.
(Planning)
BUILDING DIVISION
20. Type IV H-T construction provides for a maximum 60,750 sq. ft.
(sprinklered) undivided space for an A2.1 occupancy. UBC 504 (T5A).
Type IV H-T construction must conform to all requirements of UBC
Sec 2106 for framing, decks and partitions. Type V-N construction not
permitted for A2.1 occupancies; sprinklers not permitted as a substitute
for V-lhr construction for purpose of area increases.
21.
A2.1 occupancies require protection of openings within 10' of an
(imaginary) property line; 2-hr construction required within 10' of
property line. UBC (T5A).
FIRE DEPARTMENT
22. The fire sprinkler system shall be extended to all portions of the
Resolution No. 2843 Page 6
S 93-01 -- 1581 and 1611 W. Campbell Avenue -- Musil Perkowitz Ruth, Inc.
Adopted on March 23, 1993
building. UFC Section 10.507.
23.
All driveways required for fire apparatus access where parking of
vehicles is prohibited on either side, shall be marked and posted as
required by the Fire Department to maintain the access required in UFC
Sections 10.203 through 10.206.
24. Driveway and access road widths shall be maintained to a clear height
of 13 feet 6 inches. UFC Section 10.204(a).
PUBLIC WORKS DEPARTMENT
25. Process and file a parcel map to combine parcel 307-16-002 and 003.
26. Prepare plans, pay fees, post surety, and obtain an encroachment permit
for all work within the public right-of-way.
27.
Dedicate property as necessary on West Campbell Avenue to allow
construction of the sidewalk and bus duckout improvements in the
public right-of-way.
28.
The distance from the compact parking spaces near San Tomas Aquino
Road and the back of sidewalk on San Tomas Aquino Road should be
shown on the site plan. The minimum distance from the edge of the
parking spaces to the back of sidewalk is 20 feet.
29.
The transition into the bus duckout should begin at the westerly side of
the easterly driveway on Campbell Avenue. The transition should not
be made in driveway. The bus duckout must conform to the County's
standards for the geometry of duckouts.
30. The northerly driveway on San Tomas Aquino road should be shown
as one-way.
31.
A maintenance agreement must be made between the owner of the
property and the City to allow for the maintenance of the landscape
improvements associated with the boulevard treatment by the property
owner. The Public Works Department would like to review this
agreement before it is sent to the applicant.
32. A complete cross-section of Campbell Avenue must be shown on this
site plan.
Resolution No. 2843 Page 7
S 93-01 -- 1581 and 1611 W. Campbell Avenue -- Musil Perkowitz Ruth, Inc.
Adopted on March 23, 1993
33.
Future Two Way Driveway: Applicant to provide an agreement in a
form satisfactorily to the City Attorney providing an easement for a
joint use two way driveway adjacent to building "D," in the event that
a mutual easement is provided by the adjacent property owner.
(Planning)
Further, the applicant is notified as part of this application that he is
required to comply with all applicable Codes and Ordinances for the City of
Campbell and the State of California which pertain to this development and
are not herein specified.
PASSED AND ADOPTED this 23rd day of March, 1993 by the following roll
call vote:
AYES:
NOES:
ABSENT:
Commissioners: Fox, Perrine, Akridge, Lindstrom, Meyer-
Commissi~n. ers: None ~~
ATTEST: ~ ~tev~iasecki, ~ecretary