PC Res 4143RESOLUTION NO. 4143
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2013-201) TO ALLOW
SITE AND ARCHITECTURAL IMPROVEMENTS TO THE
PRUNEYARD SHOPPING CENTER INCLUDING THE
REMOVAL AND REPLACEMENT OF EXISTING PALM TREES,
MODIFICATION OF A PARKING ISLAND, RE-LANDSCAPING
AND NEW EXTERIOR BUILDING IMPROVEMENTS ON
PROPERTY LOCATED AT 1875 S. BASCOM AVENUE.
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 file numbers PLN2013-201:
1. The project site is zoned C-2 (General Commercial) on the City of Campbell Zoning
Map.
2. The project site is designated General Commercial on the City of Campbell General
Plan Land Use diagram.
3. The proposed project will be compatible with the C-2 (General Commercial) Zoning
District with approval of a Site and Architectural Review Permit.
4. The project site is located at the north west corner of S. Bascom Avenue and
Campbell Avenue.
5. The proposed modification of the parking lot will reduce traffic flow issues on the
site.
6. The project is compatible with the architecture of the existing commercial center and
the adjacent neighborhood in that the project maintains the spirit of the architectural
style that was previously-approved and begun in 1994, and utilizes similar
architectural design not out of conformance with the surrounding community.
7. No substantial evidence has been presented which shows that the project, as
currently presented and subject to the required Conditions of Approval, will have a
significant adverse impact on the environment.
8. The proposed project will maintain a variety of attractive and convenient commercial
and office uses that provide needed goods, services and entertainment.
9. The proposed project ensures attractive and functional buildings and site design,
and to ensure compatibility with adjacent land uses.
Planning Commission Resolution No. 4143
PLN2013-201 - 1875 S. Bascom Avenue -Site and Architectural Review Permit
Page 2
10. The proposed improvements will encourage the maintenance and revitalization of
commercial shopping centers.
11. The proposed improvements will maintain the area as an active, connected "urban
village" with a mixture of commercial, office, residential, entertainment and
recreational uses functioning as a community and regional focal point.
Based upon the foregoing findings of fact and pursuant, the Planning Commission further
finds and concludes that:
1. The project will be consistent with the General Plan;
2. The project will aid in the harmonious development of the immediate area; and
3. The project is consistent with applicable adopted design guidelines.
4. This project is exempt from the California Environmental Quality Act (CEQA) per
Section 15301, Class 1, pertaining to minor alterations of existing structures.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2013-201) to allow the construction of a new single-
family residence using portions of the existing structure on property located at 1875 S.
Bascom Avenue.
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 Site and Architectural Review Permit
(PLN2013-201) to allow the modification of a parking lot island, and exterior building
materials, colors and landscaping to an existing commercial shopping center located
at 1875 S. Bascom Avenue. The project shall substantially conform to the revised
project plans and color/material board stamped as received by the Planning Division
on February 12, 2014, and July 15, 2013, respectively, except as may be modified by
the Conditions of Approval herein.
Planning Commission Resolution No. 4143
PLN2013-201 - 1875 S. Bascom Avenue -Site and Architectural Review Permit
Page 3
2. Permit Expiration: The Site and Architectural Review Permit approval shall be valid
for one year from the date of final approval (expiring April 5, 2015). Within this one-
year period, an application for a building permit must be submitted. Failure to meet
this deadline will result in the Site and Architectural Review Permit being rendered
void.
3. Planning Final Required: Planning Division clearance is required prior to Building
Permit final. Construction not in substantial compliance with the approved project
plans shall not be approved without prior authorization of the necessary approving
body.
4. Traffic Signage: Signage shall be placed around the parking lot island to direct traffic
adequately and safely around the parking island.
5. Replacement Trees: The 21 Palm trees to be removed in conjunction with this
application shalt be replaced with a minimum of 21 Western Redbud trees (minimum
24-inch box size).
6. 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.
7. Construction Activities: The applicant shall abide by the following requirements during
construction:
a. 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.
b. 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.
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.
Planning Commission Resolution No. 4143
PLN2013-201 - 1875 S. Bascom Avenue -Site and Architectural Review Permit
Page 4
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.
Use standard dust and erosion control measures that comply with the adopted
Best Management Practices for the City of Campbell.
Building Division
Permits Required: A building permit application shall be required for the proposed
addition to and remodeling of the existing structure. 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. X 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 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 parking and path of travel to public
sidewalks shall be detailed.
13. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms
shell be blue-lined pm 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 C.B.C. Chapter 17, 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 C.B.C. Appendix, Chapter 1, Section 106. Please obtain City of
Campbell, Special Inspection forms from the Building Inspection Division counter.
15. 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 counter.
Planning Commission Resolution No. 4143
PLN2013-201 - 1875 S. Bascom Avenue -Site and Architectural Review Permit
Page 5
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. The form is available at the Building Division service
counter.
18. Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
a. Santa Clara County Fire Department (378-4010)
19. PG&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 PG&E. concerning utility
easements, distribution pole locations and required conductor clearances.
20. Stormwater Requirements: Storm water run-off from impervious surface created by this
permitted project shall be directed to vegetated areas on the project parcel. Storm water
shall not drain onto neighboring
PASSED AND ADOPTED this 25t" day of March, 2014, by the following roll call vote:
AYES: Commissioners
NOES: Commissioners
ABSENT: Commissioners
ABSTAIN: Commissioners
Finch, Resnikoff, and Reynolds
Kendall
Dodd and Rich
None
APPROVED
,~ J
r
ATTEST: ~-
Paul K rmoyan, Secretary
~~ ~~~
Paul Resnikoff, Chair