PC Res 4412RESOLUTION NO. 4412
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2017-116) TO
ALLOW FACADE MODIFICATIONS AND AN APPROXIMATELY
384 SQUARE FOOT ADDITION TO AN EXISTING OFFICE
BUILDING ON PROPERTY LOCATED AT 65 W. HAMILTON
AVENUE IN THE C-2 (GENERAL COMMERCIAL) ZONING
DISTRICT.
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 PLN2017-116:
1. The project site is zoned C-2 (General Commercial) as shown on the Campbell
Zoning Map.
2. ~ The project site is designated General Commercial as shown on the Campbell
General Plan Map.
3. The project site is located on the northern side of W. Hamilton Avenue, west of S.
Winchester Boulevard and east of Eden Avenue.
4. The project site consists of a 15,022 sq. ft. parcel, currently developed with amulti-
tenant office building.
5. The proposed .project is an application for a Site and Architectural Review Permit to
allow ~fa~ade modifications and an approximately 384 square foot addition to an
existing office building.
6. In review of the proposed project, the Planning Commission considered traff. is safety,
traffic congestion, site circulation, landscaping, structure design, and site layout.
7. The proposed project would be consistent with the following General Plan policies:
Policy LUT-5.3: Variety of Commercial and Office Uses: Maintain a variety of
attractive and convenient commercial and office uses that
provide needed goods, services and entertainment.
Strategy LUT-5.3d: Commercial Centers: Review the design, use and upgrading, of
commercial centers via the discretionary permit process, and
ensure that conditions of approval are adopted that require
businesses to be well kept and operated in a way that limit
impacts to adjacent uses.
Planning Commission Resolution No. 4412 Page 2 of 2
PLN2017-116 ~ 65 W. Hamilton Ave. -Site & Architectural Review Permit
8. 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.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
The proposed use 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 applicable adopted design guidelines.
4. The project qualifies as a Categorically Exempt project under Section 15301 Class 1
of the California. Environmental Quality Act (CEQA) pertaining to minor alterations to
an existing private structure, 'involving negligible or no expansion of use beyond that
existing at the time of the lead agency's determination.
5. THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2017-116) to allow facade modifications and an
approximately 384 square foot addition to an existing office building, on property
located at 65 W. Hamilton Avenue, subject to the attached Conditions of Approval
(attached Exhibit A).
PASSED AND ADOPTED this 26th day of September, 2017, by the following roll call vote:
AYES: Commissioners: Rivlin, Hernandez, Dodd, Krey, Ostrowski, Young, Rich
NOES: Commissioners:
ABSENT: Commissioners:
ABSTAIN: Commissioners:
APPROVED: ~ ~~~%~
Michael Rich, Chair
ATTEST:
Paul KeM~moyan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Conditional Use Permit (PLN2017-116)
65 W. Hamilton 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:
1. Approved Project: Site and Architectural Review Permit (PLN2017-116) to allow facade
modifications and an approximately 384 square foot addition to an existing office
building, on property located at 65 W. Hamilton Avenue. The project shall
substantially conform to the Revised Project Plans stamped as received by the
Planning Division on August 2, 2017, except as may be modified by the Conditions of
Approval specified herein.
2. Facade Revision: The applicant shall coordinate with Planning Staff to incorporate
changes to the proposed facade to balance the side elevations and ensure the existing
mansard roof integrates into the new wall and flat roof elements to the satisfaction of
the Community Development Director prior to Building Permit submittal.
3. Permit Expiration: The Site and Architectural Review Permit approval shall be valid for
one (1) year from the effective date of Planning Commission action (expiring October 6,
2018). Within this one-year period, an application for a building permit must be
submitted. Failure to meet this deadline or expiration of an issued building permit will
result in the Site and Architectural Review Permit being rendered void.
4. Deed Restriction: A deed restriction monitoring the percentage of the structure that has
been altered shall be recorded in the Santa Clara County Office of the Recorder prior
to the issuance of any building permits for work on the Project.
5. 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.
6. Parking and Driveways: All parking and driveway areas shall be maintained in
compliance with the standards in Chapter 21.28 (Parking & Loading) of the Campbell
Municipal Code.
Exhibit A -Conditions of Approval Page 2 of 5
PLN2017-116 ~ 65 W. Hamilton Ave. -Site & Architectural Review Permit
7. Landscaping: The construction drawings submitted for a building permit shall include a
landscaping plan, including irrigation details and associated calculations, prepared in
compliance with Campbell Municipal Code Chapter 21.26 (Landscaping Requirements)
and with Chapter 2.7, Division 2, of Title 23 of the California Code of Regulations
(Model Water Efficient Landscape Ordinance).
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 for historic appropriateness and compliance with the
Campbell Lighting Design Standards (CMC Sec. 21.18.090).
9. 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
Sec. 21.10.060. K.
10. Trash Enclosure: No modification to and/or replacement of the existing trash enclosure
has been approved as part of this development application.
11. Plan Revisions: The construction plans submitted for a building permit shall incorporate
the following revision(s):
a. Plans shall clarify that existing trash enclosure shall remain.
12. 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.
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. Use standard dust and erosion control measures that comply with the adopted Best
Management Practices for the City of Campbell.
Building Division:
13. Permits Required: A building permit application ,shall be required for the proposed
Addition, to and Remodel of the (e) commercial building. 'The building permit shall
Exhibit A -Conditions of Approval Page 3 of 5
PLN2017-116 ~ 65 W. Hamilton Ave. -Site & Architectural Review Permit
include Electrical/Plumbing/Mechanical fees when such work is part of the permit. The
building shall be made to comply .with all the requirements necessary to the. new
buildings proposed occupancy.
14. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
15. Size of Plans: The minimum size of construction plans submitted for building, permits
shall be 24 in. X 36 in.
16. 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.
17. 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.
18. Title 24 Ener Com liance: 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 of the building.
19. 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 Chapter 1, Section 106. Please obtain City of Campbell;
Special Inspection forms from the Building Inspection Division Counter.
20. 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.
21. 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.
22. Title 24 Accessibility: this project shall comply fully with the provisions of Chapter 11 B
of the California Building Code 2016 ed.
23. 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
Exhibit A -Conditions of Approval Page 4 of 5
PLN2017-116 ~ 65 W. Hamilton Ave. -Site & Architectural Review Permit
24. 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.
25. Storm Water 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 parcels.
FIRE DISTRICT
26. Review of this Developmental proposal is limited to acceptability of site access, water
supply and may include specific additional requirements 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.
27. Water Supply Requirements: Potable water supplies shall be protected from
contamination caused by fire protection water supplies. It is the responsibility of the
applicant and any contractors and subcontractors to contact the water purveyor
supplying the site of such project, and to comply with the requirements of that purveyor.
Such requirements shall be incorporated into the design of any water-based fire
protection systems, and / or fire suppression water supply systems or storage
containers that may be physically connected in any manner to an appliance capable of
causing contamination of the potable water supply of the purveyor of record. Final
approval of the system(s) under consideration will not be granted by this office until
compliance with the requirements of the water purveyor of record are documented by
that purveyor as having been met' by the applican.t(s). 2016 CFC Sec. 903.3.5 and
Health and Safety Code 13114.7
28. Construction Site Fire Safety: All construction sites .must comply with applicable
provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-7.
Provide appropriate notations on subsequent plan submittals, as appropriate to the
project. CFC Chp. 33
29. Address identification: New and existing buildings shall have approved address
numbers, building numbers or approved building identification placed in a position that
is plainly legible and visible from the street or road fronting the property. These
numbers shall contrast with their background. Where required by the fire code official,
address numbers shall be provided in additional approved locations to facilitate
emergency response. Address numbers shall be Arabic numbers or alphabetical
letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum
stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and
the building cannot be viewed from the public way, a monument, pole or other sign or
Exhibit A -Conditions of Approval Page 5 of 5
PLN2017-116 ~ 65 W. Hamilton Ave. -Site & Architectural Review Permit
means shall be used to identify the structure. Address numbers shall be maintained.
CFC Sec. 505.1
PUBLIC WORKS DEPARTMENT
30. The City of Campbell's adopted Streetscape Standards identify this portion of West
Hamilton Avenue as an Image Street with very specific frontage improvement
requirements as shown on page 5 of the document. It appears that the scope of this
project will not trigger the requirement for the installation of the streetscape
improvements (see page 14 of the document), however if the project requires structural
changes during the Building permit stage that trigger the requirement for frontage
improvements then the applicant will be required to construct these improvements and
have them completed prior to occupying the building. The Streetscape Standards can
be viewed here: (http://www.cityofcampbell.com/DocumentCenterNiew/168).
31. Lot Merger: Prior to issuance of any building permits for the project, the owner shall
complete the Lot Line Adjustment (Lot Merger) process and cause the new Grant Deed
for the property to be recorded at the Santa Clara County Recorder's Office.