PC Res 4204RESOLUTION NO. 4204
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A MODIFICATION
(PLN2015-120) TO A PREVIOUS SITE APPROVAL ("S" 98-17)
ALLOWING CHANGES TO THE ORIGINAL FLOOR PLAN
RESULTING IN THE INCORPORATION OF ARTWORK ON THE
INTERIOR OF THE EASTERNMOST STOREFRONT WINDOW
ALONG E. CAMPBELL AVENUE TO BE REVIEWED AND
APPROVED BY THE COMMUNITY DEVELOPMENT DIRECTOR
ON PROPERTY LOCATED AT 368 E. CAMPBELL AVENUE. FILE
NO. PLN2015-120.
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
The Planning Commission finds as follows with regard to file number PLN2015-120:
1. The project site is zoned C-3 (Central Business District) and designated Central
Commercial by the General Plan Land Use Map.
2. The project site is located on the southeast corner of East Campbell Avenue and
Central Avenue.
3. On June 17, 2014, the City Council approved a Conditional Use Permit to allow the
establishment of a restaurant on the first floor of the subject building and retention of
office uses on the second floor.
4. The proposed modification will allow for the relocation of the restroom to a location for
which there are no other alternatives.
5. The modification to the exterior of the building elevation and window does not have an
adverse aesthetic impact on the building or the surrounding area.
6. The proposed project requires approval of a Modification to the "S 98-17" Site and
Architectural Approval pursuant to the Campbell Municipal Code Sec. 21.56.060 as a
"major change".
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The proposed modification, as conditioned, is consistent with the General Plan.
2. The project will aid in the harmonious development of the immediate area.
3. The project is consistent with the applicable adopted design guidelines.
4. The project is Categorically Exempt under Section 15301 Class 1 of the California
Environment Quality Act (CEQA), pertaining to minor alterations to an existing private
Planning Commission Resolution No. 4204
368 E. Campbell Avenue (Socialight)
Modification to a Site Approval
Page 2
structure, involving negligible or no expansion of use beyond that existing at the time of
the lead agency's determination.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Modification
(PLN2015-120) to a previous Site Approval ("S" 98-17) to allow changes to the original
floor plan resulting in the incorporation of artwork on the interior of the easternmost
storefront window facing E. Campbell Avenue on property located at 368 E. Campbell
Avenue, subject to the attached Conditions of Approval (attached Exhibit "A").
PASSED AND ADOPTED this 28th day of April, 2015, by the following roll call vote:
AYES: Commissioners: Reynolds, Bonhagen, Rich, Kendall, Young, Finch
NOES: Commissioners: None
ABSENT: Commissioners Dodd
ABSTAIN: Commissioners: None
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APPROVED: - ,
Pamela Finch, Chair
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ATTEST:
Paul Ker`moyan, Secretary
CONDITIONS OF APPROVAL
Modification to a Site Approval (PL2015-120)
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
1. Approved Project: Approval is granted for a Modification (PLN2015-120) to a
previously- approved Site and Architectural Approval (S 98-17) to allow the relocation
of a restroom to the area adjacent to the easternmost storefront arched window, and
install artwork to be painted on the inside of the easternmost storefront window along
E. Campbell Avenue to conceal the restroom location, on property located at 368 E.
Campbell Avenue. The project shall substantially comply with the approved floor plan
of the approved Building Plans per Attachment 5 of the staff report, except as modified
by the Conditions of Approval herein.
2. Previous Conditions of Approval: Upon the effective date of the Resolution approving
this Modification (PLN2015-120), the previously approved Conditions of Approval under
PLN2014-57 provided in City Council Resolution No. 11694 and the previously
approved Site and Architectural Approval S 98-17 provided in Planning Commission
Resolution No. 3206 shall still remain in effect, except for the modification approved
herein.
3. Approval Expiration: The entitlement approval granted by the Modified Site and
Architectural Permit Approval shall be valid for one year from the date of final approval
(expiring April 28, 2016). 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.
4. Window Artwork: The applicant shall submit a drawing prepared by an artist reflecting
the inclusion of window painting that simulates the interior of the restaurant as viewed
from pedestrians on the sidewalk. The artwork shall be applied to the interior of the
window. The artwork shall be painted so that it will not be defaced. When applied to the
interior, the artist may consider including window lighting that could be adjusted to
achieve consistency with the lighting levels of the interior.
Within 30 days of the Planning Commission's decision, the applicant shall consult with
an artist and present a sketch of the art to the Community Development Director. At
that time, the Director will either approve or reject the sketch if it does not clearly depict
the actual restaurant interior. Any future restaurant at this site will need to alter the
artwork to maintain consistency with the interior.
Prior to any Final Occupancy of the business, the applicant shall submit a $5,000 cash
bond to ensure that this condition is satisfied. Upon completion of the artwork, the City
shall release the cash bond in its entirety including interest.
Conditions of Approval ~ 368 E. Campbell Avenue.
PLN2015-120
Pape 2
Said work shall be completed within 21 days following the Director's approval of the
artwork. Staff will then inspect to ensure compliance.
5. signage: No signage has been approved as part of this development application. New
signage shall not be installed prior to approval of a sign permit as required by CMC
21.10.060.x. The allowable sign materials for the project site shall include enameled
metal, painted wood, cast metal, painted fabric (awning signage), and similar materials.
Plastic signage of any type, whether individual letters or as part of a box (or cabinet),
shall not be approved. No signage shall be placed on any of the windows on the
building.
6. Restroom: The restroom facilities shall be located in the location as shown on the
approved floor plan of the approved Building Plans adjacent to the easternmost arched
storefront window facing East Campbell Avenue. The restrooms shall not be expanded
to further encroach and create visibility impacts on other windows.