PC Res 3431RESOLUTION NO. 3431
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL REVIEW PERMIT (PLN2001-61) TO ALLOW
A FACADE REMODEL OF AN EXISTING SHOPPING CENTER
(SAN TOMAS PLAZA) ON PROPERTY OWNED BY MR. JOSEPH
ALVES AT 90-180 N. SAN TOMAS AQUINO ROAD AND 1461 w.
CAMPBELL AVENUE IN A C- 1-S (NEIGHBORHOOD
COMMERCIAL) ZONING DISTRICT. APPLICATION OF MR.
RUSS GAMBLE, ON BEHALF OF MR. JOSEPH ALVES. FILE NO.
PLN2001-61.
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 PLN2001-61:
The development of the proposed project will result in commercial uses that are consistent
with the General Plan Land Use Designation of Neighborhood 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 commercial uses are permitted uses within the C-1-S Zoning District. The proposed
project meets the minimum setbacks, height restriction, and landscaping requirements of the
C-1-S Zoning District.
5. The proposed site plan indicates the construction of a new building faqade and arcade on the
subject property and no expansion of building area is proposed.
6. The site plan results in approximately 10 percent of the site being landscaped and is being
improved by the following:
· Installation of the boulevard streetscape treatment along the West Campbell Avenue
frontage;
Introduction of tree wells and parking aisle end islands within the parking area;
· Installation of raised planters along the proposed arcade; and
· Installation of planting areas adjacent to the new driveway to the rear parking area.
Planning Commission Reso.,,don No. 3431
PLN2001-61 - 90-190 N. San Tomas Aquino Road/1461 W. Campbell Avenue
Site and Architectural Review Permit -San Tomas Plaza Shopping Center Renovation
Page 2
The parking spaces provided improves the number of on-site parking spaces from 488
parking spaces to 505 parking spaces resulting in a parking ration of 1:240 for the existing
commercial uses.
o
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.
o
The project is determined to be categorically exempt project under Section 15301, Class 1 of
the California Environmental Quality Act (CEQA), minor alternations where no expansion of
use is proposed; therefore, no environmental action is required.
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 (PLN2001-61) to allow the renovation of the San Tomas Plaza
Shopping Center on property owned by Mr. Joseph Alves at 90-180 N. San Tomas Aquino
Road and 1461 W. Campbell 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.
Planning Commission Reso,,,tion No. 3431
PLN2001-61 - 90-190 N. San Tomas Aquino Road/1461 W. Campbell Avenue
Site and Architectural Review Permit -San Tomas Plaza Shopping Center Renovation
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division
Approved Project: Approval is granted for a Site and Architectural Review Permit
(PLN2001-61) to allow the construction of a remodeled building faqade on an existing
shopping center located at 90 -180 N San Tomas Aquino Road and 1461 W. Campbell
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 Russell Gamble, Architect, dated April 10, 2002, including
building elevations, site plan, and a preliminary planting plan.
b. Revised parking lot plan prepared by Russell Gamble, Architect, dated Aril 10, 2002, on
February 26, 2002.
c. Color and material illustrations submitted by Russell Gamble, Architect, received on
April 16, 2002
Site and Architectural Review Permits Approval Expiration: Within one year from the date
of approval, a building permit must be obtained and construction must be completed within
two years of this Site and Architectural Review Permit approval or it shall become void.
o
Architectural Details: The applicant shall submit actual samples of building wall, roofing,
brick and tile colors at the time of building division submittals. Color samples to be reviewed
and approved by the Community Development Director, prior to the issuance of building
permits.
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.
a. All trees shall be a minimum 24-inch box size. All shrubs shall be a minimum of 5-gallon
size and ground cover shall be shown to provide 100 % coverage within 2 years of
installation.
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 arcade completion.
d. Installation of a boulevard streetscape treatment along the West Campbell Avenue
frontage.
e. Installation of raised planters along the proposed arcade with details of materials and
sections; and
Planning Commission Reso,,don No. 3431
PLN2001-61 - 90-190 N. San Tomas Aquino Road/1461 W. Campbell Avenue
Site and Architectural Review Permit -San Tomas Plaza Shopping Center Renovation
Page 4
o
f. Provision of planting areas adjacent to the new driveway to the rear parking area.
Fencing: Any existing or proposed fencing shall comply with Section 21.59.090 of the
Campbell Municipal Code. 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.
New on-site lighting: The applicant shall submit a lighting plan for any new lighting, 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.
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
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.
o
Mechanical Equipment: All new 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.
Trash and Recycling Enclosure: The applicant shall submit revised 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, including parking lot cleaning, shall be limited to 7
a.m. to 11 p.m. daily for commercial uses, unless a conditional Use Permit has been 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.
Planning Commission Reso,,,tion No. 3431
PLN2001-61 - 90-190 N. San Tomas Aquino Road/1461 W. Campbell Avenue
Site and Architectural Review Permit -San Tomas Plaza Shopping Center Renovation
Page 5
Buildim, 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. 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.
17. 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.
18. 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.
19. 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.
20. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
a. Santa Clara County Fire Department (378-4010)
Planning Commission Reso,,don No. 3431
PLN2001-61 - 90-190 N. San Tomas Aquino Road/1461 W. Campbell Avenue
Site and Architectural Review Permit -San Tomas Plaza Shopping Center Renovation
Page 6
PUBLIC WORKS DEPARTMENT
21. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
22. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall cause nine feet of 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.
23. 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 plans shall
include the following:
Campbell Avenue
a. Remove existing sidewalk and three driveway approaches;
b. Install new 7-foot sidewalk and 3 new ADA compliant driveway approaches;
c. Install street trees at 40 feet on center and related landscaping & irrigation system;
d. Install streetlights in accordance with the City Street Lighting Policy;
e. Remove and replace the existing curb and gutter as needed to repair;
f. Remove approximately 100 LF of the east end of the median island on the east leg of the
intersection with San Tomas Aquino Road, including repair of AC and restriping for two
way left turn lane;
g. Construction of conforms to existing public and private improvements as necessary.
San Tomas Aquino Road
a. Remove the existing five driveway approaches and install new ADA compliant
approaches except for the approach on the north side of the southerly building on San
Tomas Aquino Road which shall be replaced with standard curb, gutter, and sidewalk;
b. Install new tree wells, street trees, and irrigation at 40 feet on center;
c. Install streetlights in accordance with the City Street Lighting Policy;
d. Construction of conforms to existing public and private improvements as necessary.
24. 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.
25. 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.
Planning Commission Reso~,~don No. 3431
PLN2001-61 - 90-190 N. San Tomas Aquino Road/1461 W. Campbell Avenue
Site and Architectural Review Permit -San Tomas Plaza Shopping Center Renovation
Page 7
26. 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 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.
27. 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 you with information to assist you regarding this
Condition of Approval.
FIRE DEPARTMENT
28. Fire Sprinklers: The existing fire sprinkler system shall be modified to accommodate the
new faffade design. A state of California licensed fire protection contractor shall submit
plans, calculations, a completed permit application and appropriate fees to this department
for review and approval prior to beginning their work.
PASSED AND ADOPTED this 14th day of May, 2002, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Francois, Jones and Leonard
Gibbons and Hernandez
None
None
,~ ~ APPROVED:
ATTEST: J,~ga~ ~ Tc~n~ l~rancois, 'Chair
Sharon Fierro, Secretary