42 W. Campbell Ave. (S81-17)
ITEM NO.3
STAFF COMMENT SHEET - PLANNING COMMISSION MEETING OF AUGUST 4,1981
S 81-17
Rubinstein, H.
Continued application of Mr. H. Rubinstein for
approval of plans and elevations to allow
construction of a professional office building
on property known as 42 W. Campbell Avenue in
a P-O (Professional Office) Zoning District.
STAFF RECOMMENDATION
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Approval, subject to attached conditions.
STAFF DISCUSSION
The applicant is proposing to construct a two-story office building to
the rear of an existing building which has been converted to an office
use. The proposed office addition will provide an additional 6,070
sq. ft. of gross building area. This will create a total gross square
footage of 7,552 sq. ft. The existing and proposed structures will
cover approximately 23% of the site.
Building materials are indicated as stucco for walls and monray clay
tile for roofing. The elevations indicate the use of heavy wood trim
and trellis work as architectural accents on the building.
The site plan indicates that approximately 24% of the project will be
landscaped. The majority of the mature redwood trees on the site have
been retained.
The applicant has provided 36 parking spaces (24 standard, 11 compact,
1 handicapped) for this project. The provided parking results in a
parking ratio of 1:209 which is a slightly higher rate than has been
previously approved by the Commission. The Commission has typically
required a provision of parking at a ratio of 1:200 for office uses.
To address this concern, a reduction in floor area of approximately
350 square feet wou1d be required.
The Architectural Advisor is of the opinion that the site layout and
elevations are generally acceptable, however, he recommends an additional
roof treatment (short gable) to balance the one story building with the
second story construction.
To address the concerns in regards to building proportions and the
parking ratio, Staff is recommending submittal of revised plans as
per Condition 1 of this approval.
CONDITIONS OF APPROVAL: S 81-17
APPLICATION OF: Rubinstein, H.
Page 1
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Revised elevations and/or site plan to be approved by the
Planning Director upon recommendation of the Architectural
Advisor, within 30 days of the Planning Commission approval.
Revised elevations and/or site plan to be approved by the
Site and Architectural Review Committee and/or the Planning
Commission within 30 days of Planning Commission approval.
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Property to be fenced and landscaped as indicated and/or added
in red on plans. Landscaping and fencing shall be maintained
in accordance with the approved plans.
Landscaping plan indicating type and size of plant material,
and location of irrigation system to be submitted for approval
of the Site and Architectural Revie\'1 Committee and/or Planning
Commission prior to application for a building permit.
Landscaping plan indicating type and size of plant material,
and location of irriaation system to be submitted for approval
of the Planning Director prior to application for a buildin~
permi t.
Fencing plan indicating location and design details of fencing
to be submitted for approval of the Planning Director prior to
application for building permit.
Applicant to either (1) post a faithful performance bond in the
:~~~~~n~fo~~~ng areast~i~~~~r~h~:~d~~~~~g~ff~~~~~~ti~~dof
construction; or (2) file written agreement to complete land-
scaping, fencing and striping of parking areas prior to applica-
tion for a building permit.
Applicant to submit a letter, satisfactory to the City Attorney
limiting the use of the property to: square feet
of office use, square feet of speculative
industrial use, and square feet of warehouse use,
prior to issuance of a building permit.
All mechanical equipment located on roofs and all utility meters
to be screened as approved by the Planning Director.
Building occupancy will not be allowed until public improvements
are installed.
N/A: Not Applicable to this application.
CONDITIONS OF APPROVAL - S 81-17
Application of: Rubinstein, H.
Page 2
The applicant is notified as part of this application that he/she is required
to meet the following conditions in accordance with Ordinances of the City of
Campbell and laws of the State of California.
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All parking and driveway areas to be developed in compliance
with Section 21.50 of the Campbell Municipal Code. All
parking spaces to be provided with appropriate concrete curbs
or bumper guards.
Underground utilities to be provided as required by Section
20.16.070 of the Campbell Municipal Code.
Plans submitted to the Building Department for plan check shall
indicate clearly the location of all connections for underground
utilities including water. sewer. electric. telephone and
television cables. etc.
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 the Building
Department. (Section 21.68.030 of the Campbell Municipal Code.)
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
apartment units. to all commercial, business, industrial.
manufacturing. and construction establishments.
Trash container(s) of a size and quantity 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.
Applicant shall comply with all appropriate State and City require-
ments for the handicapped.
Noise levels for the interior of residential units shall comply
with minimum State (Title 25) and local standards as indicated
in the Noise Element of the Campbell General Plan.
CONDITIONS OF APPROVAL - S 81-17
Application of: Rubinstein, H.
Page 3
PUBLIC WORKS DEPARTMENT
H.
Obtain an excavation permit for any work in the public
right-of-way.
FIRE DEPARTMENT
1.
J.
Show trash enclosure on plans.
Provide 2A-10BC fire extinguishers. One in existing building,
and one on each floor level of new building.
STAtlDARD FIRE HAZARD ABATEMENT CO~1ENT: The applicant is hereby notified
that 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 kept secured by having windows boarded up and doors
sealed shut, or be demolished or removed from property. Sect. 11.201 &
11.414,1979 Edition of Uniform Fire Code.
The app1icant is notified that he/she shall comply with all .pplicab1e
Codes or Ordinances of the City of Campbe11 which pertain to this
deve10pment and are not herein specified.
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