PC Res 3586
RESOLUTION NO. 3586
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A MODIFICATION (PLN2004-89)
TO A PREVIOUSLY APPROVED SITE AND ARCHITECTURAL
REVIEW PERMIT TO ALLOW THE REMODEL OF AN EXISTING
COMMERCIAL BUILDING (DOWNEY SAVINGS) OWNED BY DSL
SERVICE COMPANY LOCATED AT 1480 W. CAMPBELL AVENUE
IN A C-1-S (NEIGHBORHOOD COMMERCIAL) ZONING DISTRICT.
APPLICATION OF MR. BOB STOCKTON, ON BEHALF OF DSL
SERVICE COMPANY. FILE NO.: PLN2004-89.
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 application PLN2004-89:
1. The proposed proj ect consists of the remodel of an existing commercial building.
2. The development of the proposed project will result in a commercial use that is consistent
with the General Plan Land Use Designation of Neighborhood Commercial for the project
site.
3. The proposed project is a permitted use within the C-1-S Zoning District. The proposed
project meets the minimum setbacks and height restriction requirements of the C-1-S Zoning
District.
4. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
S. The proposed proj ect provides a boulevard streetscape landscape concept along the West
Campbell Avenue frontage thus landscaping 16 percent of the site area.
6. The proposed project is consistent with other developments in the surrounding area and is
consistent with the development standards for commercial uses.
7. The proposed project provides 22 parking spaces where 23 parking spaces would typically
required. The 22 parking spaces will adequately address the parking needs of the proposed
proj ect.
8. The proposed site layout eliminates two of the existing driveways and provides additional
on-site landscaping.
9. 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 Planning Commission further finds and concludes
that:
Planning Commission Resolution No. 3586
PLN2004-103- 1480 W. Campbell Avenue - Modification to Site and Architectural Permit
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1. The proposed project is consistent with the General Plan and Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
3. 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.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
5. The subject site is adequate in size and shape to accommodate the yards, walls, fences,
parking and loading facilities, landscaping, and other development features required in order
to integrate said use with uses in the surrounding area.
6. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
7. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
8. 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 Planning Commission approves a
Modification (PLN2004-89) to a previously approved Site and Architectural Review Permit to
allow the remodel of an existing commercial building (Downey Savings) owned by DSL Service
company located at 1480 W. Campbell Avenue in a C-I-S (NEIGHBORHOOD
COMMERCIAL) ZONING DISTRICT, subject to the following conditions.
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
Plannin!! Division:
1. Approved Proiect: Approval is granted for a Site and Architectural Review Permit
(PLN2004-103) allowing the remodel of an existing commercial building located at 1470-
1480 W. Campbell Avenue. The site, building, and landscaping design shall substantially
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conform to the project exhibits listed below, except as may be modified by the Conditions of
Approval herein:
a. Set of plans prepared by Nadel Architects, Inc Associates, Inc., dated August 5, 2004,
including building floor plan and elevations, and a preliminary planting plan.
b. Color samples submitted by Nadel Architects, Inc., received on August 5, 2004.
2. Site and Architectural Review Permits Approval Expiration: Within one year from the date
of approval, a building permit must be obtained and construction completed one year
thereafter or the Site and Architectural Review Permit approvals shall be void.
3. Landscape and Irrigation Plans: The applicant shall submit four (4) sets of detailed final
landscape and irrigation plans to the Planning Division, prior to the issuance of building
permits, for review and approval by the Community Development Director. Landscape and
irrigation plans shall be consistent with the City's Water Efficient Landscaping Standards.
The applicant shall submit a detailed landscape and irrigation plan to be reviewed and
approved by the Community Development Director prior to issuance of any building permits
for the site.
a. All street trees shall be a minimum 24-inch box size.
b. All landscaping installed as required per the approved landscape plan shall be maintained
in good health.
c. All landscaping shall be installed prior to building completion.
4. Signage: No signage is approved as part of the development applications approved herein.
No sign shall be installed until a Sign Permit is approved as specified in the Sign Ordinance.
The existing freestanding sign shall be remodeled to conform to current signing standards
and a sign permit shall be obtained for the proposed building mounted sign.
S. Fencing Plan: Any new or existing fencing shall comply with Section 21.59.090 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. Any existing
fencing to remain shall be determined to be in good condition by the Community
Development Director. Any new metal fencing shall be painted black.
6. Equipment Screening: Utility Boxes and Back-Flow Preventers: The applicant shall submit
a plan prior to installation of PG&E transformers and San Jose Water Company back-flow
preventers, indicating the location of the facilities and screening (if the facilities are above
ground) for approval by the Community Development Director.
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7. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences.
Buildint! Division:
8. Permits Required: A building permit application shall be required for the proposed
alterations to the existing commercial structures. 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. by 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-parking 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 shall
be blue-lined on the construction plans. Compliance with the Standards shall be
demonstrated for conditioning of the building envelope and lighting ofthe buildin&
14. 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.
15. Water Pollution: 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.
16. Title 24 Accessibilitv - 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. Form is available at Building Division service counter.
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PLN2004-103- 1480 W. Campbell Avenue - Modification to Site and Architectural Permit
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18. 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.
19. Approval 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 High School District (371-0960)
ii) Moreland School District (874-2900)
iii) Cambrian School District (377-2103)
d. Santa Clara County Department of Environmental Health
SANTA CLARA COUNTY FIRE DEPARTMENT
20. Level of Review: Review of this Developmental proposal is limited to acceptability of site
access and water supply as they pertain to fire department operations, and shall not 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 Department all applicable construction permits.
21. Fire Sprinklers: The existing fire sprinkler system shall be modified to accommodate the new
building design. A State of California licensed fire protection contractor shall submit three
(3) sets of plans, calculations, a completed permit application and appropriate fees to this
department for review and approval prior to beginning their work.
PUBLIC WORKS DEPARTMENT
22. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
23. Right-of-Wav for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall cause additional right-of-way to be granted for public
street purposes along the Campbell Avenue frontage to accommodate 17 feet of right-of-way
from curb face to back of walk. 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.
24. 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:
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PLN2004-103- 1480 W. Campbell Avenue - Modification to Site and Architectural Permit
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Campbell Avenue
a. Show location of all utilities within the new and existing public right of way.
b. Relocation of utility boxes, covers, poles, etc. outside of sidewalk area. No utility boxes,
covers, etc. will be allowed in the sidewalk.
c. Removal of existing sidewalk, driveway approaches and necessary curb and gutter, as
required by the City Engineer.
d. Installation of ten (10) foot park strip, seven (7) foot City standard sidewalk, curb, gutter
and ADA compliant driveway approach.
e. Installation of City approved street trees and irrigation at 40 feet on center.
f. Installation of ADA compliant curb ramp at the Southeast corner ofW. Campbell Avenue
and San Tomas Aquino Road.
g. Installation of traffic control, stripes and signs.
h. Construction of conforms to existing public and private improvements, as necessary.
San Tomas AQuino Road
a. Show location of all utilities within the new and existing public right of way.
b. Relocation of utility boxes, covers, poles, etc. outside of sidewalk area. No utility boxes,
covers, etc. will be allowed in the sidewalk.
c. Removal of existing driveway approaches and necessary sidewalk, curb and gutter as
required by the City Engineer.
d. Installation of a new ADA compliant driveway approach, sidewalk, curb and gutter.
e. Installation of tree wells, City approved street trees and irrigation at 40 feet on center.
f. Installation of traffic control, stripes and signs
g. Construction of conforms to existing public and private improvements, as necessary.
25. 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.
26. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
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27. 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.
28. 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.
29. 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 of
abandonment. Streets that have been resurfaced within the previous five years will require
boring and jacking for all new utility installations. Campbell Avenue has not been resurfaced
in the last 5 years. 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.
30. 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.
31. 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 of $2,575.00 per net acre, which is
$1,320.00.
32. 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.
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; Start at the Source: A Design
Guidance Manual for Storm water Quality Protection ("Start at the Source") by the Bay Area
Stormwater Management Agencies Association (BASMAA), 1999; and 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.
Planning Commission Resolution No. 3586
PLN2004-103- 1480 W. Campbell Avenue - Modification to Site and Architectural Permit
Page 8
PASSED AND ADOPTED this 28h day of September, 2004, by the following roll call vote:
AYES:
Commissioners:
Doorley, Francois, Gibbons, Hernandez, Rocha and
Roseberry
None
Alderete
None
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
~~~
APPROVED:C--
Ge Doorley, ChaI
ATTEST: ~ ~
-"Sharon Fierro, Secretary