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PC Res 3416RESOLUTION NO. 3416 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL REVIEW PERMIT (PLN2002-12) TO ALLOW THE CONSTRUCTION OF A NEW, RETAIL BUILDING ON PROPERTY OWNED BY STEVE AND GINGER COHEN AT 1870 S. BASCOM AVENUE IN A C-2-S (GENERAL COMMERCIAL) ZONING DISTRICT. APPLICATION OF MR. STEVE COHEN, ON BEHALF OF POOL, PATIO & THINGS. FILE NO. PLN2002-12. 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 PLN2002-12: 1. The development of the proposed project will result in a retail use that is consistent with the General Plan Land Use Designation of General Commercial for the project site. 2. The proposed project is well designed and is architecturally compatible with the surrounding neighborhood. 3. The proposed project is consistent with other developments in the surrounding area and is consistent with the development standards for commercial uses. The proposed retail use is a principally permitted use within the C-2-S Zoning District. The proposed project meets the minimum setbacks, height restriction, landscaping and parking requirements of the C-2-S Zoning District. The proposed site plan indicates the construction of a two-story, 4,400 square foot retail building on the subject property. The proposed floor plans consist of 2,755 square-feet of retail and mechanical space and restrooms on the first floor. The second floor consists of 1,432 square-feet of retail space and 217 square feet of office and storage space on the second floor. o The 23 parking spaces provided on the project site exceeds the parking requirement of 22 spaces to serve the retail and minor office uses. The number of compact spaces falls below the maximum percentage allowed (40%). One handicapped space with an eight-foot van- accessible access aisle is provided per the California Building Code. The project is not located in a particularly sensitive environment; and no substantial evidence has been presented to suggest that there is a reasonably possibility that significant environmental impacts would result from the project due to unusual circumstances or from the cumulative impacts of successive projects of the same type in the same place. Planning Commission Resolution No. 3416 PLN2002-12- 1870 S. Bascom Avenue Site and Architectural Review Permit - New Retail Building for Pool, Patio & Things Page 2 Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: The proposed development and uses clearly will result in a more desirable environment and use of the land than would be possible under any other zoning classification. The development and uses will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. o The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 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 Site and Architectural Review Permit (PLN2002-12) to allow the construction of a new retail building for Pool, Patio & Things on property owned by Steven and Ginger Cohen at 1870 S. Bascom Avenue, 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 Planning Division Approved Project: Approval is granted for a Site and Architectural Review Permit (PLN2002-12) to allow the construction of a new 4,400 square-foot two-story commercial building on property located at 1870 South Bascom Avenue. The site, building, and landscaping design 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 Robert Remiker, AIA, received on February 4, 2002, including building elevations, site plan, and a preliminary planting plan. b. Revised parking lot plan prepared by Robert Remiker, AIA, received on February 26, 2002, showing an eight-foot wide van-accessible access aisle. Planning Commission Resolution No. 3416 PLN2002-12 - 1870 S. Bascom Avenue Site and Architectural Review Permit - New Retail Building for Pool, Patio & Things Page 3 o o c0 Revised elevation for the northwest tower of the building prepared by Robert Remiker, AIA, received on February 26, 2002, showing an addition window on the second floor and revised window locations on the first floor. d. Color and material boards submitted by Robert Remiker, AIA, received on February 4, 2002 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. 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. Fencing: Any existing or proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code. The existing chain link fence along the northern property line shall be removed. The proposed masonry wall shall be finished with plaster on both sides and textured and painted to match the new building. Vines shall be trained to grow up the masonry wall. On-site lighting: The applicant shall submit a lighting plan, light fixture details and illustrated brochures indicating the location and design of light fixtures and parking lot lighting to the Planning Division, prior to the issuance of building permits, for review and approval by the Community Development Director. All lighting shall be arranged and shielded so that light is reflected away from adjacent residential uses and so that there is no glare which will cause unreasonable annoyance to occupants of residential properties or otherwise interfere with the public health, safety or welfare. 6. Landscaping: 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. All other trees shall be a minimum 15-gallon size and shrubs shall be a minimum of 5-gallon 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 occupancy. d. All hardscape items (i.e. disabled pathway, walkway to front entrance) shall utilized decorative and colored concrete or interlocking pavers, subject to review and approval by the Community Development Director prior to issuance of building permits. 7. Signage Program: No signage is approved as part of the development applications approved herein. The applicant shall submit a sign program indicating all signs for the site. Signing Planning Commission Resolution No. 3416 PLN2002-12 - 1870 S. Bascom Avenue Site and Architectural Review Permit - New Retail Building for Pool, Patio & Things Page 4 shall be designed to be compatible with the building design. No sign shall be installed until such application is approved and a permit issued by the Community Development Director as specified in the Sign Ordinance. 8. Mechanical Equipment: All roof mounted and ground mounted equipment shall be screened with architecturally compatible materials, subject to approval by the Community Development Director, prior to the issuance of building permits. 9. Trash and Recycling Enclosure: The applicant shall submit details regarding the design and location of a trash and recycling enclosure(s) to the Planning Division for review and approval by the Community Development Director prior to the issuance of building permits for the project. Unless otherwise noted, enclosures shall consist of a concrete floor surrounded by a six-foot high solid wall and have decorative self-closing doors. The enclosure shall be constructed at grade level and have a level area adjacent to the trash enclosure area to service the containers. 10. Operational Hours: Operational hours shall be limited to 7 a.m. to 11 p.m. daily for both office and retail uses, unless a conditional Use Permit is obtained from the Planning Commission for late night operations. 11. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. Any remaining debris from the demolition of structures shall be removed from the property. Building Division 12. Permits Required: A building permit application shall be required for each proposed new structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 13. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 14. Size of Plans: The maximum size of construction plans submitted for building permits shall be 24 inches by 36 inches. 15. 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. 16. 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 civil engineer specializing in soils mechanics. 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. Planning Commission Resolution No. 3416 PLN2002-12 - 1870 S. Bascom Avenue Site and Architectural Review Permit - New Retail Building for Pool, Patio & Things Page 5 18. 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. pad elevation b. finish floor elevation (first floor) c. foundation comer locations 19. 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 of the building. 20. 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. 21. Non-Point Source Pollution Control: 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" by 36") is available at the Building Division service counter. 22. 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. 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. 23. Approvals Required: of the building permit: a. b. C. The project requires the following agency approvals prior to issuance West Valley Sanitation District (378-2407) Santa Clara County Fire Department (378-4010) School District: i) ii) iii) iv) Campbell Union School District (378-3405) Campbell Union High School District (371-0960) Moreland School District (379-1370) Cambrian School District (377-2103) Note: To Determine your district, contact the offices identified above. Obtain the School District payment form from the City Building Division, after the Division has approved the building permit application. Planning Commission Resolution No. 3416 PLN2002-12 - 1870 S. Bascom Avenue Site and Architectural Review Permit - New Retail Building for Pool, Patio & Things Page 6 PUBLIC WORKS DEPARTMENT 24. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a current Preliminary Title Report. 25. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building permits for the site, the applicant shall cause seven (7) feet of additional right-of-way to be granted for public street purposes along the Bascom Avenue frontage to accommodate an 80 foot half-street right-of-way. The additional right-of-way shall include a 20 foot return radius from the new right-of-way on Bascom Avenue to the existing right-of-way on McBain Avenue. 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. 26. Street Improvements: Prior to issuance of any grading or building permits for the site, the applicant shall execute a Street Improvement Agreement and shall cause plans for public street improvements to be prepared by a registered civil engineer, pay fees, 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 fee for a non- utility encroachment permit is $255.00. The plans shall include the following: South Bascom Avenue a. Removal of existing sidewalk on Bascom Avenue including the return to McBain Avenue. b. Removal of the existing curb and gutter, as necessary; c. Construction of curb, gutter and sidewalk, as necessary; d. Construction of ADA compliant pedestrian ramp at McBain Avenue; e. Installation of streetscape improvements including seven (7) foot wide sidewalk located from ten (10) feet to seventeen (17) feet from the face of curb; f. Installation of street trees, landscape, and irrigation per Streetscape Standards. McBain Avenue a. Remove existing rolled curb and gutter; b. Reconstruction of AC pavement to centefline; c. Relocation and reconstruction of concrete median island; d. Construction of curb and gutter, ten (10) foot concrete sidewalk with tree wells at maximum 40 feet on center; e. Installation of street trees and irrigation system; f. Installation of a "No Left Turn" graphical sign near the driveway exit onto McBain Avenue. Both South Bascom Avenue and McBain Avenue a. Installation of traffic control signs, stripes, posts, and related facilities as necessary; b. Construction of conforms to existing public and private improvements as necessary; Planning Commission Resolution No. 3416 PLN2002-12 - 1870 S. Bascom Avenue Site and Architectural Review Permit - New Retail Building for Pool, Patio & Things Page 7 c. Installation of street lights on South Bascom Avenue and McBain Avenue in accordance with the City's Street Lighting Policy; d. Protection, relocation, and/or installation of underground utilities including traffic signal, traffic communication control box, signal interconnect conduits, street lighting conduits, PG&E, Pac Bell, AT&T, and related facilities as necessary. 27. 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. 28. Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 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. 29. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation of street improvements and/or abandonment of all utilities. Streets which have been resurfaced within the previous five (5) years will require boring and jacking for all new utility installations. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. 30. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer. 31. 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 10 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. 32. 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 which is $2,500 per acre. 33. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements and the California Storm Water Best Management Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding Storm Water Pollution Prevention. The City will provide the applicant with information to assist the applicant to comply with this Condition of Approval. FIRE DEPARTMENT Planning Commission Resolution No. 3416 PLN2002-12 - 1870 S. Bascom Avenue Site and Architectural Review Permit - New Retail Building for Pool, Patio & Things Page 8 34. Required Fire Flow: The required fire flow for this project has been calculated at 1,750 gpm at 20 psi residual pressure. The required fire flow is available from area water mains and fire hydrant(s), which are located at the required spacing. 35. Premises Identification: Approved numbers or addresses shall be placed on all new and 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. 36. Automatic Fire Sprinkler System: The noted inclusion of a separate (fire service) water line is noted. If the applicant voluntarily proposes to install an approved automatic fire sprinkler system, the installation shall comply with the UBC standard 9-1 and NFPA 13, 1996 edition and appropriate local requirements. A State of California licensed fire protection contractor shall submit plans, calculations, a completed permit application and appropriate fees to the fire department for review and approval prior to beginning construction. PASSED AND ADOPTED this 12th day of March, 2002, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Alderete, Doorley, Francois, Gibbons, Hernandez, Jones and Leonard None None None APPROVE,. Toni Fran~oi~,~hai} ATTEST: Sharon Fierro, Secretary