PC Res 2758RESOLUTION NO. 2758
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL, CALIFORNIA, RECOMMENDING APPROVAL
OF A GENERAL PLAN AMENDMENT TO CHANGE THE LAND USE
DESIGNATION FROM PUBLIC/SEMI-PUBLIC TO COMMERCIAL; A
ZONE CHANGE TO RFZONE THE SITE FROM PF (PUBLIC FACILITIES)
TO PD (PLANNED DEVELOPMENT); AND, APPROVAL OF A
PLANNED DEVELOPMENT PERMIT TO ALLOW CONSTRUCTION OF
A 100,000 SQUARE FOOT RETAIL BUILDING WITH A 20,000 SQUARE
FOOT OUTDOOR GARDEN CENTER, ON PROPERTY LOCATED AT
480 EAST HAMILTON AVENUE (FORMER HAMILTON SCHOOL
SITE), 509 AND 557 SALMAR AVENUE, IN PF (PUBLIC/SEMI-PUBLIC
FACILITIES) AND PD (PLANNED DEVELOPMENT) ZONING
DISTRICTS. APN: 279-33-35, 36, AND 39. FILE NOS. GP 91-02/ZC 91-
01/PD 91-01.
After notification and public hearing as specified by law on proposed
amendment to the Land Use Designation of the General Plan; and on the
proposed amendment to the Zoning Map of the City of Campbell; and,
approval of a Planned Development Permit; and, after presentation by the
Planning Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission
does find as follows, with respect to File Nos. GP 91-02/ZC 91-01/PD 91-01:
The commercial land use designation proposed for 480 East Hamilton
Avenue is compatible with surrounding uses.
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The commercial designation will provide a substantial fiscal benefit to
the City.
The proposed conditions of approval will ensure that the proposed
development is compatible with the adjacent residential uses.
The proposed zone change is consistent with the proposed General Plan
Amendment.
No substantial evidence has been presented that shows that the project,
as modified by the mitigation measures contained in the discussion of
Environmental Impacts, would have a significant adverse impact on the
Resolution No. 2758
Adopted June 25, 1991
Page -2-
environment.
Based upon the foregoing findings of fact, the Planning Commission further
finds and concludes that:
The proposed General Plan Amendment, Zone Change, and Planned
Development Permit clearly would result in a more desirable
environmental use of land than would be possible under any other
zoning classification.
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The development and uses would be compatible with the proposed
General Plan Amendment and will aid in the harmonious development
of the immediate area.
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The proposed development would not be detrimental to the health,
safety or welfare of the neighborhood or the City as a whole.
Based upon the above findings the Planning Commission does hereby
approve the General Plan Amendment, Zone Change, and Planned
Development Permit, subject to the following Conditions of Approval:
SITE
AND BUILDI~IG DESIGN:
Approved Project:
This approval is granted to construct a 104,600 square foot retail building
and 18,800 square foot garden center located on a 9.67 acre site identified
as Assessor's Parcel Numbers 279-33-35,36 & 39. Development shall be
substantially as shown on the project materials listed below, except as
may be modified by conditions contained herein: (Planning)
ao
Project drawings for Home Depot Inc., U.S.A. prepared by
Greenburg Farrow Architects consisting of six sheets, dated May 13,
1991.
Perspective Drawing dated May 13, 1991.
Applicants Description received April 8, 1991.
Revised Plans and Elevations:
Revised elevations and/or site plan indicating the following changes:
Enhancement of the front facade to provide a more detailed entry
way feature.
Extend the arcade/buttress treatment of the building to the garden
center.
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Adopted June 25, 1991
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Relocate parking along the westerly side of the building to the
south of the building. Revised plans indicating the relocation of
employee parking shall be submitted to the Planning Department
and approved by the Site and Architectural Review Committee.
Adjust the footprint of the building to accommodate the revised
parking layout using one or a combination of the following:
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Adjust the footprint of the proposed building to provide a
wider building frontage to the west and shorter building
depth.
Move the building location in a northerly direction.
Reduce the square footage of the building.
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h.
Reviesed plans indicating relocation of the building footprint
-shall be submitted to the Planning Department and approved by
the Site and Architectural Review Committee.
Revise on-site circulation to provide cross-access through the
longer parking aisles shown along the Hamilton Avenue
frontage.
Provide texture accent band treatment to side and rear building
walls to provide additional building interest.
Submit colors and material palette.
Provide typical street sections for Salmar and Hamilton Avenues.
Sidewalk widths and sections to be consistent with the site plan.
Except as specified above, revised plans shall be submitted to the
Planning Department and approved by the Planning Director prior to
the issuance of building permits. (Planning)
Hours of Operation:
Store hours of operation shall be limited to 6 a.m. to 9 p.m.
access to the site shall not be limited by hours of operation.
Employee
(Planning)
LANDSCAPING
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Landscaping Plan:
Landscaping plan indicating type and size of plant material, and
location of the irrigation system to be submitted to the Planning
Department, and approved by the Planning Director, prior to issuance
of a building permits. The minimum size of trees and shrubs planted
on-site, except as modified by conditions contained herein, shall be as
follows:
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Adopted June 25, 1991
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(a) Trees shall be a minimum of 15 gallon.
(b) Shrubs shall be a minimum of 5 gallon with the exception of
accent shrubs that shall be a minimum of 1 gallon.
The landscape plan shall comply with the City's Water Efficient
Landscape Standards (WELS). A WELS checklist shall be submitted
with the final landscape plan. (Planning)
Street Frontage:
Landscaping along the Hamilton Avenue and Salmar Avenue street
frontage shall consist of the following:
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New trees shall be 24 inch box, or their equivalent as approved by
the Planning Director. Trees in the public right-of-way shall be
approved by the Planning Director and the Public Works Director.
15 gallon shrubs, or their equivalent as approved by the Planning
Director, shall be used to screen the view of the parking lot.
Shrubs in the public right-of-way shall be approved by the
Planning Director and the Public Works Director.
(Planning/Public Works)
Irrigation system, including the irrigation system for public
property, shall be installed and maintained by the private property
owner. Irrigation plans for the public right-of-way shall be
submitted to the Planning Department and approved by the
Planning Director and the Public Works Director.
Screening of Allstate Building:
The applicant shall screen the Allstate building from the Home Depot
parking lot with landscaping. A plan for screening the building shall
be submitted to the Planning Department and approved by the
Planning Director prior to the issuance of building permits.
Tree
Retention and Removal:
Retain trees spedfied for retention in the tree report, prepared by
Barrie D. Coate and Associates, dated March 13, 1991.
No trees recommended for retention shall be removed without
approval of the Planning Director. A plan detailing on-site trees
to be removed shall be submitted to the Planning Department and
approved by the Planning Director.
Trees removed shall be mitigated in the following manner:
(1) Tree that are recommended for retention in the tree analysis,
with the exception of ginkgo and camphor trees, shall be
Resolution No. 2758
Adopted June 25, 1991
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mitigated by planting 36 inch box trees, or their equal as
determined by the Planning Director.
(2) Removal of ginkgo and camphor trees shall be mitigated by
planting 15 gallon trees, or their equal as determined by the
Planning Director.
(3) Removal of pine trees along the western property line shall
be mitigated by planting a 24 inch box trees, or their equal as
determined by the Planning Director.
Procedures for the protection of trees during construction, detailed
in the above referenced tree report, shall be followed. A detailed
plan incorporating said procedures shall be submitted to the
Planning Department and approved by the Planning Director
prior to the issuance of building permits.
Maintenance of trees shall be as described in the tree report,
including watering, pruning and pest control. A detailed plan
describing maintenance producers shall be submitted to the
Planning Department and approved by the Planning Director
prior to the issuance of building permits. (Planning)
STREET/SITE IMPROVEMENTS
Occupancy.:
Occupancy shall not be
installed. (Public Works)
allowed until public improvements are
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Parking and Driveways:
a. All parking and driveway areas to be developed in compliance
with Chapter 21.50 of the Campbell Municipal code. All parking
spaces to be provided with appropriate concrete curbs or bumper
guards. (Planning)
b. Access along the western property line, from the building south,
shall be limited to Emergency vehicles and lumber delivery trucks
only. Access shall be limited by fencing or other control devices.
A plan to limit access in this area shall be submitted to the
Planning Department and approved by the Planning Director.
c. Obtain authorization from A&M Homes to relocate the driveway
from the existing location at their southerly property line to the
northerly location indicated on the site plan dated May 13, 1991.
Provide grading and drainage plans for the revised A&M Homes
parking lot. Utility relocations may be necessary to accommodate
the new driveway location. The applicant shall complete all work
as required to relocate the da'iveway. (Public Works)
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Adopted June 25, 1991
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10.
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d. Remove the connection from the Home Depot driveway to the
A&M Homes driveway, or with approval from A&M Homes,
relocate the connection further west and/or relocate the northerly
Home Depot driveway. A minimum distance from face of curb
on Salmar Avenue shall be 75 feet. (Public Works)
e. Provide a key lock box, to enclosed areas, keyed to the Campbell
Fire Department Knox Box System. UFC, Sec. 10.209. (Fire)
f. Parking and driveway areas shall not be used for storage.
g. Parking ratio shall be ! space per each 200 square feet of gross floor
area.
h. The applicant shall revise the parking layout along entry
driveways to accommodate a minimum setback of 75 feet to the
first parking stall. (Public Works)
Sound Wall:
a. Plans indicating location and design details of the sound wall to
shall be submitted to the Planning Department and approved by the
Site and Architectural Review Committee prior to issuance of a
building permits. The sound wall shall be a 12 foot high
acoustically effective barrier along the west and southwest property
lines, as shown in Figure 2 of the Staff Report. The wall may
stepped down in height as shown in the figure to a minimum
height of eight feet.
b. Construction of the sound wall must be as specified in the Noise
Assessment Study prepared by Edward L. Pack Associates, Inc.
(Planning)
c The sound wall shall be designed to provide an attractive wall that
complements the overall development of the site.
Lighting Plan:
Lighting from the site shall not spillover to adjoining properties. A
revised lighting plan, indicating that lighting will not spillover to the
adjoining residential properties and that the average intensity of lighting
does not exceed one foot candle, shall submitted to the Planning
Department and approved by the Planning Director prior to the issuance
of building permits. (Planning)
Soils and Geologic Report:
A soils and geologic report shall be submitted to the Planning
Department and Public Works Department for review prior to the
issuance of building permits. The report shall include the investigation
of the site's potential for surface rupture, ground acceleration, and
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Adopted June 25, 1991
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13.
14.
15.
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liquefaction. The study shall recommend measures to reduce the
potential for seismic hazards. (Planning/Public Works)
Grading, Drainage and Erosion Control Plans:
Final grading, drainage and erosion control plans shall be submitted to
the Planning Department and Public Works Department prior to the
issuance of building permits. (Planning)
Street Improvements:
a. Encroachment Permit
Prior to issuance of building permits, the applicant shall submit
improvement plans to the Public Works Department as required for
the issuance of an encroachment permit, pay fees, and post surety
for any and all work required within the public right-of-way.
Improvement plans shall include, but not be limited to the
following:
Traffic:
(1) Install a traffic signal and modify the intersection at the main
driveway entrance at Hamilton Avenue and Almarida Drive.
The left-turn lane from westbound Hamilton Avenue on to
the site should provide a minimum of 75 feet for stacking.
(2) Limit the westerly driveway on Hamilton Avenue for right
turns movements in and out of the site.
(3) Install traffic control devices at Almarida Drive south of David
Avenue to provide approximately a 90 second delay, to prevent
cut through traffic to Winchester Boulevard. A conceptual
design is shown in Figure 1. (Planning/Public Works)
Standard Street Improvements:
Install standard street improvements, and/or modify existing street
improvements, along Salmar and Hamilton Avenue frontages as
directed by the City Engineer. (Public Works)
Dedication:
Dedicate additional right-of-way
accommodate public sidewalk location.
along Hamilton Avenue to
Signs:
Sign program 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 Planning and Building Departments
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Adopted June 25, 1991
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(Section 21.53 of the Campbell Munidpal Code). (Planning)
17.
Parcel Map:
Prior to the issuance of a building permit, a parcel map establishing the
lot pattern shown on the approved exhibits must be filed (include
additional dedication along Hamilton Avenue for the public sidewalk).
The parcel map shall consolidate the Salmar parcels. (Public
Works/Planning)
18.
Deed Restrictions - Salmar Parcels:
The applicant shall record an appropriate deed restriction and covenant
running with the land assuring permanent vehicular, truck unloading,
parking, and pedestrian access for all parcels within the project site.
Said deed restriction shall provide for necessary reciprocal ingress and
egress easements to and from the affected parcels. The deed restriction
shall be approved by the City Attorney prior to recordation. Said deed
restriction on the Salmar Parcels shall be limited to the period required
to serve the adjoining parcel at 480 East Hamilton Avenue. The Deed
Restriction may only be released upon approval of the City Council.
PROPERTY MANAGEMENT/UTILITIES
19.
Property Maintenance:
After construction the site shall be kept free of weeds and trash and
litter.
20.
Garbage Collection:
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 family dwellings, and all
commercial, business, industrial, manufacturing, and construction
establishments. (Fire)
21.
Trash Containers:
Trash storage method(s) of a size and quality necessary to serve the
development shall be located in area(s) approved by the Fire
Department. Any enclosure(s) located outside the building and loading
area 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 and have a level area
Resolution No. 2758
Adopted June 25, 1991
Page -9-
adjacent to the trash enclosure area to service these containers. Trash
enclosures shall be located on the east side of the building to avoid
noise impacts on the residents along the western property line. (Fire)
PUBLIC SAFETY/WELFARE
Handicapped Requirements:
Applicant shall comply with
requirements for the handicapped.
all appropriate State and City
(Building)
3°
Underground Utilities:
Underground utilities to be provided as required by Section 20.36.150 of
the Campbell Municipal Code. (Public Works)
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Utility Boxes and Back-Flow Preventers:
Applicant to submit a plan to the Planning Department, prior to
installation of PG&E transformer boxes and San Jose Water Company
back-flow prevention devises, indicating the location of the boxes and
screening (if boxes are above ground) for approval of the Planning
Director. (Planning)
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Equipment Screening:
All mechanical equipment on roofs and all utility meters
screened and approved by the Planning Director. (Planning)
to be
26.
Roof Equipment:
The applicant shall supply noise specifications for all mechanical
equipment proposed. The applicant shall supply an updated noise
study to verify that noise generated by the equipment complies with
the following:
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The Campbell Noise Element standards.
Should the noise level exceed Campbell standards the noise report
shall specify mitigation measures.
27.
Utility Connections:
Plans submitted to the Building Division for plan check shall indicate
clearly the location of all connections for underground utilities
including water,storm and sewer, electric, telephone and television
cables, etc. (Building)
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Adopted June 25, 1991
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8°
29.
30.
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35.
Construction Mitigation:
a. Hours of construction shall be limited to 8 a.m. to 5 p.m. Monday -
Friday.
b. The construction site shall be sprinkled with water as necessary,
but not less than twice per day, to control dust.
c Haul trucks and material stockpiles shall be covered.
d. The construction area and surrounding streets shall be swept as
necessary, but not less than once daily. (Planning)
Sewer:
Comply with requirements of the West Valley Sanitation District for
sewer hook up. (Planning)
Lumber Door Receiving Hours:
Receiving hours for the lumber door shall be 9 a.m. to 5 p.m. Monday -
Friday. (Planning)
Type IV Building Designation:
Type IV building designation requires full compliance with heavy
timber construction provisions, including columns, roof framing and
decks and details. UBC 2106 (Building Department)
Building Clearance:
Comply with UBC requirements for clearance around the building
based on the type of construction and floor area. (Building)
Garden Center:
The outdoor garden center shall not be covered. (Building)
Occupant load:
Based on an occupant load factor of 30 square feet per person, provide
total exit width of 67 feet, with a minimum of four exists. UBC 3303
(Building Department).
Storage Areas:
High piled combustible storage areas within the building shall be in
full compliance with UFC, Article 81 requiring special fire sprinkler
applications; fire hose outlets and hose cabinets, or agreed upon
substitutes; smoke and heat venting; and curtain boards. Where high
piled storage areas in a constant state of change, all fire protection and
fire control devices shall be designed to the satisfaction of the Fire
Chief. (Fire)
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Adopted June 25, 1991
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36.
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38.
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Hazardous Materials:
Submit long form Hazardous Materials Management Plan for
hazardous materials including the propane tank prior to issuance of
the building permit. (Fire)
Garden Area:
Sufficient exit width to serve the occupant load of the building shall be
maintained to a public way. Sufficient exit width to serve the garden
center shall be maintained to a public way.
Exit Doors:
Sliding exit doors shall be in compliance with UBC, Standard 33-1 and
UBC, Sec. 3304 (h) for power operated exit doors. (Fire)
Yard Separation:
Provide an allowable area study with documentation of easement
needed for increased yard separation to justify the building area
permitted in UBC, Sec. 505 & 506. (Fire)
Fire Hydrants:
On site fire hydrants are required located as directed by the Fire
Department. (Fire)
Outdoor Storage:
Outdoor storage shown on the south side of the property shall not
obstruct the minimum 20 foot wide fire department access required in
UFC, Sec. 10.207. Outdoor storage shall not allow stormwater runoff to
become contaminated and enter the public storm system. (Fire/Public
Works)
Storm Drain Area Fees:
Pay storm drain fees of $21,757. ($2,250/acre) (Public Works)
NPDES Permit:
Applicant is advised that the Regional Water Quality Control Board
will require that all construction on sites larger than five acres will
require the project to be covered by an NPDES permit. Permit
conditions may require construction and post-construction stormwater
management plans. The applicant is responsible for obtaining this
permit, and paying associated fees and providing plans as required.
Resolution No. 2758
Adopted June 25, 1991
Page -12-
Sprinkler System:
The building shall be fully sprinklered as required by the Campbell
Municipal Code section 10.308. In sprinklered buildings with more
than 10,000 square feet of floor area, 1-1/2" hose outlets for fire
department use shall be provided on each floor as described in the
Campbell Municipal Code.
45.
Parking Lot Sweeping:
Sweeping of the parking lot shall be limited to 7 a.m. to 9 p.m. Noise
from sweeping equipment shall comply with the Campbell Noise
Element Standards. The applicant shall submit information verifing
that noise generated by the equipment complies with City noise
standards.
The Planning Commission does hereby adopt a Resolution recommending
that the City Council adopt the attached Ordinance making effective the
proposed amendment.
PASSED AND ADOPTED this 25th day of June, 1991, by the following roll call
vote:
AYES:
NOES:
ABSENT:
Commissioners:
Commissioners:
Commissioners:
Alne, Perrine, Dougherty, Fox, Meyer-
Kennedy
Higgins, Wilkinson
None
ATTEST:
Steve Piasecki
Secretary
APPROVED:
Jane Meyer-Kennedy
Chairperson