PC Res 3662
RESOLUTION NO. 3662
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A MODIFICATION (PLN2005-06)
TO A PREVIOUSLY APPROVED SITE AND ARCHITECTURAL
REVIEW PERMIT AND A CONDITIONAL USE PERMIT (PLN2005-42)
TO ALLOW THE CONSTRUCTION OF A BANK BUILDING WITH
DRIVE THRU LANE ON PROPERTY OWNED BY GUARANTY BANK
LOCATED AT 70 W. HAMILTON AVENUE IN A C-2-S (GENERAL
COMMERCIAL) ZONING DISTRICT. APPLICATION OF MR. LARRY
SNYDER, ON BEHALF OF GUARANTY BANK. FILE NO. PLN2005-
06/42.
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 PLN2005-06/42:
1. The proposed project consists of the remodel of an existing commercial building to
accommodate a bank with a drive thru lane.
2. The development of the proposed project will result in a commercial use that is
consistent with the General Plan Land Use Designation of General Commercial for
the project site.
3. The proposed bank use is consistent with the C-2-S (General Commercial) zoning
district with the approval of a Modification to a previous Site and Architectural Permit
and a Conditional Use Permit and is compatible with the surrounding uses.
4. The proposed project is well designed and is architecturally compatible with the
surrounding neighborhood.
5. The proposed project is consistent with other developments in the surrounding area
and is consistent with the development standards for commercial uses.
6. The proposed project provides 33 parking spaces where a minimum of 16 is typically
required.
7. 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:
1. The proposed project is consistent with the General Plan and Zoning Ordinance.
Planning Commission Resolution No. 3662
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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 (PLN2005-06) to a previously approved Site and Architectural Review
Permit and a Conditional Use Permit (PLN2005-42) to allow the construction of a bank
building with drive thru lane on property owned by Guaranty Bank located at 70 W.
Hamilton Avenue in the C-2-S (General 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
Plannina Division:
1. Approved Project: Approval is granted for a Modification to a Site and Architectural
Permit (PLN 2005-06) and a Conditional Use Permit (PLN2005-42) allowing the
remodel of an existing commercial building to accommodate a bank with a drive-thru
Planning Commission Resolution No. 3662
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Page 3
lane on property located at 70 W. Hamilton Avenue. The proposed project shall
substantially conform to the project exhibits listed below, except as may be modified
by the Conditions of Approval herein:
a. Set of plans prepared by Johnson Lyman Architects on behalf of Guaranty Bank,
dated May 10, 2005, including building site plan, existing floor plan and
elevations.
b. Landscape Plan prepared by Johnson Lyman Architects
c. Color elevations submitted by Johnson Lyman Architects.
2. Site and Architectural Permit and Conditional Use Permit Approval Expiration: The
Conditional Use Permit approval shall be valid for one year from the date of final
approval. Within this one-year period a building permit must be obtained and
construction completed one year thereafter or the use must be established on the
property (if no building permit is required). Failure to meet these deadlines will result
in the Conditional Use Permit being void.
3. Revocation of Permit: Operation of the use in violation of the Conditional Use Permit
or any standards, codes, or ordinances of the City of Campbell shall be grounds for
consideration of revocation of the Conditional Use Permit by the Planning
Commission.
4. SiQnaQe: 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.
5. Property Maintenance: The property is to be maintained free of any combustible
trash, debris and weeds until the time that actual construction commences.
6. Liqhtinq: Any proposed 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 exterior lighting shall be reviewed and approved by the Community
Development Director, prior to issuance of a building permit. Lighting fixtures shall
be of a decorative design to be compatible with the development and shall
incorporate energy saving features.
7. Architectural Details: Prior to issuance of building permits for the applicant shall
submit a detailed plan for the roof screen for review and approval by the Community
Development Director. The roof screen shall be compatible with the overall design of
the building in terms of color and material and must completely screen the
equipment from view. The roof screen plan shall be subject to review and approval
by the Community Development Director.
The roof design shall include a cornice detail and the proposed metal roof shall be a
copper material.
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8. Business Operational Hours: The hours of operation shall be restricted to 7:00 a.m.
to 11 :00 p.m. daily unless a Conditional Use Permit is obtained for late night
operational hours.
9. ParkinQ 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.
10. Trash and RecyclinQ Enclosure: The applicant/property owner shall submit a
building permit for the construction of a new trash and recycling enclosure. The
design and location of the enclosure shall be to the satisfaction of the Community
Development Director. All refuse and recycling containers shall be located in an
enclosure constructed and consisting of a concrete floor at least six inches in depth,
surrounded by a minimum six-foot high masonry wall and having a solid metal gate.
The design of the enclosure shall be compatible with the building. Driveways or
aisles shall provide unobstructed access for collection vehicles and personnel and
provide at least the minimum clearance required by the collection methods and
vehicles utilized by the designated collector. The wall, gate and surface inside the
enclosure must be kept in sound repair and condition. The refuse and recycling
containers shall be kept in the enclosure at all times except when being emptied by
collection personnel.
11. Landscape and Irriqation 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 and Streetscape 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.
12. 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.
13. On-Site LiQhtinQ: 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
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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.
14. Construction Mitiqation Measures: The applicant shall implement the following
construction mitigation measures:
a. Construction activities will be limited to daytime hours of 8:00 am to 5:00 p.m.
weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on
Sundays and Holidays unless an exception is granted by the Building Official.
b. No pile driving is allowed for construction of the project.
c. All internal combustion engines for construction equipment used on the site will
be properly muffled and maintained.
d. All stationary noise generating construction equipment, such as air compressors
and portable power generator, will be located as far as practical from the existing
residences and businesses.
e. All active construction areas shall be watered at least twice daily.
f. Cover all trucks hauling soil and other loose materials stationed or prior to
leaving the site.
g. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and
staging areas at the construction site.
Buildina Division:
15. Permits Required: A building permit application shall be required for the proposed
new tenant improvement to the (e) commercial structure. The building permit shall
include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
16. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
17. Size of Plans: The minimum size of construction plans submitted for building
permits shall be 24 in. by 36 in.
18. 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.
19. 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.
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20. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining wall design recommendations
shall be submitted with the building permit application. This report shall be prepared
by a licensed engineer specializing in soils mechanics.
21. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or
land surveyor shall be submitted to the project building inspector upon foundation
inspection. This certificate shall certify compliance with the recommendations as
specified in the soils report and the building pad elevation and on-site retaining wall
locations and elevations are prepared according to approved plans. Horizontal and
vertical controls shall be set and certified by a licensed surveyor or registered civil
engineer for the following items:
a.
b.
c.
pad elevation
finish floor elevation (first floor)
foundation corner locations
22. Title 24 - Enerqy 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 of the
building.
23. 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.
24. Santa Clara Valley Non-Point Source Pollution Control Proqram: 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.
25. 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.
26. 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.
27. Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
a. West Valley Sanitation District
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b.
c.
Santa Clara County Fire Department
School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (874-2900)
iv) Cambrian School District (377-2103)
d. Bay Area Air Quality Management District (Demolitions Only)
28. 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 P.G. and E. concerning
utility easements, distribution pole locations and required conductor clearances.
29. 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.
PUBLIC WORKS DEPARTMENT
30. Preliminary Title Report: Prior to issuance of any grading or building permits for the
site, the applicant shall provide a current Preliminary Title Report.
31. Riaht-of-Way for Public Street Purposes: Prior to issuance of a building permit, the
applicant shall cause additional right-of-way to be granted for public street purposes
along the Hamilton Avenue frontage to accommodate a 10-foot park strip and a 7-
foot sidewalk. 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.
32. 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:
Hamilton Avenue
a. Show location of all existing utilities within the new and existing public right of
way.
b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside
of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk
area.
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c. Removal of the entire existing sidewalk, curb, gutter and shared driveway
approach for 70 W. Hamilton Avenue, and removal of shared driveway approach
for 100 W. Hamilton Avenue as determined by the City Engineer
d. Installation of ADA compliant driveway approach.
e. Construction of conforms to existing public and private improvements, as
necessary.
f. Installation of new modified Streetscape Standards including a 7 foot sidewalk,
10 foot landscaped park strip, curb, gutter, including City approved street trees at
approximately 30 feet on center, and irrigation.
g. Replacement of existing underground utilities, boxes, meters as necessary.
h. Installation of traffic control, stripes and signs as determined by the City
Engineer.
33. 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.
34. Maintenance of LandscapinQ: Current and future owner(s) are required to maintain
the landscaped park strip in the public right-of-way. This includes, but is not limited
to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner that
would not allow the tree to grow to a mature height.
35. Water Meter(s) an<~ Sewer C!eanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the
public right-of-way line.
36. Utilities: All new 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.
37. 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.
38. 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 or abandonment. Streets that have been reconstructed or overlaid
within the previous five years will require boring and jacking for all new utility
installations. Hamilton Avenue has not been resurfaced during the last five years.
The pavement restoration plan shall indicate how the street pavement shall be
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restored following the installation or abandonment of all utilities necessary for the
project.
39. Drainaqe Svstem: Prior to occupancy clearance, the applicant shall refurbish,
remodel, and reconstruct the on-site drainage system, as necessary, to demonstrate
that the facilities are functioning normally in accordance with the requirements of the
City. Prior to issuance of building permits, the applicant shall submit a grading and
drainage plan identifying any changes to on-site drainage.
40. 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 Stormwater 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.
FIRE DEPARTMENT
41. Premises Identification: Approved numbers or addresses shall be placed on all new
and existing buildings in such a position as to be plainly visible and legible from the
street or road fronting the property. Numbers shall contrast with their background.
PASSED AND ADOPTED this 28th day of June, 2005, by the following roll call vote:
AYES:
Commissioners:
Alderete, Doorley, Ebner, Francois, Gibbons, Rocha
and Roseberry
NOES: Commissioners: None
ABSENT: Commissioners: None .
ABSTAIN: Commissioners: None I. ,#, -=-- J
APPROVED ~~ x¡~~~
ATTEST:
Sharon Fierro, Secretary