PC Res 2671RESOLUTION NO. 2671
PLANNING COMMISSION
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL APPLICATION ALLOWING THE
REMODEL AND EXPANSION OF AN EXISTING SHOPPING
CENTER ON PROPERTY KNOWN AS 1650-1800 SOUTH BASCOM
AVENUE (APN 288-11-1,2,3,4,5,56) IN A C-2-S
ZONING DISTRICT. APPLICATION OF MR. DEKE HUNTER.
FILE NO. S 90-01.
After notification and public hearing as specified by law on the
application of Mr. Deke Hunter for approval of plans and elevations to
allow the remodel and expansion of an existing shopping center on
property known as 1650-1800 South Bascom Avenue (APN
288-11-1,2,3,4,5,56) in a C-2-S Zoning District; and, after presentation
by the Planning Director, proponents and opponents, the hearing was
closed.
After due consideration of all evidence presented, the Planning
Commission did find as follows:
Scale: The proposed project is an appropriate scale in relationship
to the adjacent developed uses.
Design: The project is well designed and architecturally blends
into the neighborhood The remodeled buildings are an improvement.
Parking: Provided parking ratio of 1:210 for retail uses is
considered acceptable due to the size of shopping center,
accessibility to public transit and provision of pedestrian
walkways.
Compatibility: The project is designed to minimize infringement on
neighboring properties with the addition of screen walls.
Landscaping: Substantial landscaping has been provided which adds
to the aesthetics of the project with the introduction of tree wells
and street frontage landscaping.
Conditions: The project, subject to the conditions imposed, will be
consistent with the General Plan; and,
Harmony: The proposed project, subject to the required conditions,
will aid in the harmonious development of the immediate area.
Noise: The site currently generates noise levels which impact the
quiet of adjoining residential areas. The proposed development will
potentially add to the noise generated from the delivery area along
the easterly and northerly property lines.
Resolution No.2671 (Con't.)
page 2
Based on the above findings, the Planning Commission does hereby grant
the requested development, subject to the attached conditions:
Revised Site Plan: Revised site plan indicating items per staff
comment sheet to be submitted to the Planning Department and
approved by the Planning Commission prior to application for a
Building Permit.
Fencing/Landscaping: Property to be fenced and landscaped as
indicated and/or added in red on the plans. Landscaping and fencing
shall be maintained in accordance with the approved plans.
Landscape Plan and Lighting: Landscaping plan indicating type and
size of plant material, phased removal of existing trees, details of
pedestrian walkways, and location of irrigation system to be
submitted to the Planning Department and approved by the Planning
Commission prior to issuance of a building permit. Lighting plan to
be approved by the Site and Architectural Review Committee.
Fencinq and Wall Plan: Fencing plan indicating location and design
detail of sound wall to be submitted to the Planning Department and
approved by the Site and Architectural Review Committee. Sound wall
to be a minimum of 8 feet in height along all residential property
lines unless a sound study supporting a lesser wall is presented and
acceptable to the Planning Commission.
Faithful Performance Bond or Agreement: Applicant to either (1)
post a faithful performance bond in the amount of $40,000 to ensure
landscaping, fencing, and striping of parking areas within 3 months
of completion of construction; or (2) file a written agreement to
complete landscaping, fencing, and striping of parking areas. Bond
or agreement to be filed with the Planning Department prior to
application for a Building Permit.
Utility Box Screeninq: Applicant to submit a letter to the Planning
Department, prior to installation of PG&E utility (transformer)
boxes, indicating the location of the boxes and screening (if boxes
are above ground) for approval of the Planning Director.
Roof Equipment Screening: Ail mechanical equipment on roofs and all
utility meters to be screened as approved by the Planning Director.
Building Occupancy/Public Improvements: Building occupancy of the
new buildings will not be allowed until public improvements are
installed in accordance to phasing of public improvements.
Resolution No. 2671 (Con't.)
page 3
Parking/Driveways: --Ail 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.
10. Underground Utilities: Underground utilities to be provided as
required by Section 20.36.150 of the Campbell Municipal Code.
11. Underground Utilities Connection: Plans submitted to the Building
Division for a plan check shall indicate clearly the location of all
connections for underground utilities including water, sewer,
electric, telephone and television cables, etc.
12. Sign Application: 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
Planning and Building Departments (Section 21.53 of the Campbell
Municipal Code). A comprehensive sign program should be submitted
and approved by the Planning Commission prior to issuance of
building permits.
13. 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 apartment units; to all commercial, business, industrial,
manufacturing, and construction establishments.
14. Trash Container and Recycle Area: Trash container(s) of a size and
quantity necessary to serve the development shall be located in
area(s) approved by the Fire Department. All enclosures to be
constructed at grade level and have a level area adjacent to the
trash enclosure area to service these containers. All screening to
be approved by the Site and Architectural Review Committee.
15. Handicapped Requirements: Applicant shall comply with all
appropriate State and City requirements for the handicapped. Three
additional spaces shall be added along the retail building frontage
as indicated on the redlined Exhibit phase I - Site Plan.
Public Works Department
16. Bus Duckouts: Provide two bus duckouts with concrete pads as
approved by City's Engineer in Phase I.
17. Encroachment Permit: Obtain an encroachment permit, pay fees, and
post surety for relocating driveways, constructing curb gutter and
sidewalks and for any other work required in the public
right-of-way.
Resolution No. 2671 (Con't.)
page 4
18. Grading/Drainaqe Plans: Provide five sets of grading and drainage
plans for new building sites. Show how overall drainage of site
works, including alleyway.
19. Parkinq Adjustment:
Bascom Avenue.
Adjust parking adjacent to bus duckout on
20. Parking Study: Provide support to show that reduced parking ratio
will be adequate to support proposed use.
Building Division
21. Pedestrian Walkway: A sidewalk should be added at the south entry
approach to keep the handicapped and pedestrians out of the drive
path of automobiles. It is also required in current handicapped
regulations.
Planning Department:
22. Site and Architectural Approval - Phase I and II:
a) Phase I construction to commence by February 1, 1991. Phase I
allows the remodel of the existing shopping center and the
construction of 28,500 square feet of additional retail space.
b) Phase II construction to commence by February 1, 1998. Phase II
allows the remodel of the remainder of the shopping center and the
construction of 7,600 square feet of additional retail space. The
completion of the landscaping improvements and reconfiguration of
the parking area.
23. Approved Exhibits: Site and Architectural Approval is granted to
remodel and add-on to the existing Hamilton Plaza Shopping Center,
as indicated on the exhibits approved by the Planning Commission on
April 24, 1990, as "redlined" to reflect approved changes. Said
approved exhibits are as follows:
- Site Plan - Phase I, as redlined, dated 4/18/90
- Site Plan - Phase II, dated 4/18/90
- Architectural Perspective
- Preliminary Landscape Plan - Phase I, dated 4/18/90
- Architectural Rendering, dated 1/4/90
- Corner Retail Pad - Floor Plan
- Corner Retail Pad - Elevations
- Floor Plan - Retail Building, dated 3/16/90, Exhibit No. 5
- Rear Retail Pad - Elevations, dated 3/16/90, Exhibit No. 6
- Elevation, dated 1/4/90, Exhibit No. 7.
Resolution No. 2671 (Con't.)
page 5
24. Noise Attenuation - Phase:
The applicant shall install an 8 foot high masonry acoustical
barrier along the easterly, and northerly property lines which
adjoin residential zoned parcels. Alternatively, the applicant may
use the existing carport/garage structures to provide an equivalent
sound attenuation provided he/she demonstrates the following:
Written agreement with all affected residential property owners
to allow the necessary upgrades and structural connections to
ensure an air tight wall of sufficient density to achieve a
noise reduction equivalent to an 8 foot high acoustical
barrier.
Install landscaping and irrigation in the areas between the
service drive and acoustical wall and carports.
Demonstrate ability to ensure long term maintenance of the
carport walls and acoustical barriers to ensure the
effectiveness of the barrier.
The masonry wall and upgrades of the carport structures shall
be completed under the supervision of an acoustical engineer to
ensure an air tight construction for maximum sound attenuation.
The final wall plan shall be approved by the Site and Architectural
Committee prior to release of building permits.
25. Noise Attenuation Phase II:
The applicant shall submit a separate acoustical analysis and
mitigation plan for approval by the Site and Architectural Committee
prior to commencement of construction of Phase II improvements. The
plan shall evaluate noise levels associated with the anticipated
user of the Phase II area and recommend appropriate mitigation
measures, which may include but are not limited to the following:
Construction of an 8 foot high acoustical barrier along the
area adjacent to Phase II improvements.
Construction of a secondary acoustical barrier at the loading
dock to screen noise from loading and unloading activities.
26. Delivery Hours:
Deliveries to the service area shall be restricted between the hours
of 7 a.m., and 7 p.m. daily. The loading dock area shall be posted
to inform drivers of the restriction. The applicant/property owner
shall assume full responsibility for enforcement of this condition.
Resolution No. 2671 (Con't.)
Page 6
Section 21.42.100 of the Campbell Municipal Code provides that any
approval granted under this Section shall expire one year after the date
upon which such approval was granted, unless an extension or
reinstatement is approved.
Approval is effective ten days after decision of approval of the
Planning Commission, unless an appeal is filed.
PASSED AND ADOPTED this 24th day of April, 1990 by the following roll
call vote:
AYES:
NOES:
ABSENT:
Commissioners:
Commissioners:
Commissioners:
Christ, Fox, Alne, Meyer, Wilkinson
Olszewski
None
Perrine
ATTEST:
Steve Piasecki
Secretary
APPROVED:
JANE MEYER
Vice Chairperson