PC Res 3331RESOLUTION NO. 3331
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL APPROVAL (PLN2001-21) TO ALLOW
ARCHITECTURAL MODIFICATIONS AND PARKING
RECONFIGURATION ON PROPERTY LOCATED AT 2110 S.
BASCOM AVENUE IN A C-2-S (GENERAL COMMERCIAL)
ZONING DISTRICT. APPLICATION OF MR. ALEX G. ROSS, ON
BEHALF OF PILLARS ARCHITECTURE. FILE NO. PLN2001-21.
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 PLN2001-21:
The proposed project is consistent with the C-2-S (General Commercial) Zoning District, as
required per the Zoning Ordinance.
The proposed project is consistent with the Commercial General Plan designation.
The building improvements are well designed and architecturally compatible with other
developments in the surrounding area and is consistent with the development standards for
commercial uses.
The proposed project is compatible with the adjacent commercial and residential uses.
The proposed project will install streetscape improvements along South Bascom Avenue and
upgrades along E1 Solyo Avenue.
The parking provided, although less than required by today's standards, does not increase the
parking deficiency on site. The proposed office use for the site is less intensive from a
parking perspective than the former retail use.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The proposed project will aid in the enhancement and the harmonious development of the
immediate area. The establishment, maintenance, or operation of the use will not be
detrimental to the public health, safety, peace, morals, comfort or general welfare of persons
residing or working in the neighborhood of such proposed use, or be detrimental or injurious
to property and improvements in the neighborhood or to the general welfare of the City.
Planning Commission Resolution No. 3331
PLN2001-21 -2110 S. Bascom Avenue
Page 2
2. The subject site is adequate in size and shape to accommodate the proposed uses and the
surrounding uses in the area.
3. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
4. The proposed project is compatible with the adjacent land uses and the surrounding
neighborhood.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. 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:
1. Approved Project: Approval is granted for a Site and Architectural Permit to allow
architectural modifications and parking lot reconfiguration at 2110 South Bascom Avenue.
Project approval shall substantially comply with project plans, colored elevations, and
finishing specifications submitted by Alex Ross and received by the Planning Department on
February 13, 2001, except as modified by the Conditions of Approval herein.
2. Phasing of Improvements: Approval is granted for the proposed site and architectural
modifications will consist of Phase I and Phase II improvements. Specifically, Phase I
improvements shall consist off
· New faCade elements on three sides of the building (Bascom, E1 Solyo, and rear
elevation) as shown on plans.
· Paint and cornice cap at the south building fagade.
· Restriping of the rear parking lot.
· New handicap lift in the place of the ramp at the rear of the building.
· New windows at the rear and E1 Solyo elevations.
· Augment and maintain existing landscaping.
· New stucco finish to existing concrete block trash enclosure and new gate.
· Reworking of existing exterior stairs and entry landings on rear building.
Phase I improvements will commence immediately upon receipt of Site and Architectural
approval. Phase II improvements will commence upon completion of the front building
tenancy, which is expected to be May, 2004. Specifically, Phase I improvements shall
consist of:
Planning Commission Resolution No. 3331
PLN2001-21 - 2110 S. Bascom Avenue
Page 3
· Remove awning at Bascom Ave. elevation and apply new awning and finishes.
· Provide windows in new locations and change out existing windows along Bascom Ave.
elevation.
· Complete Bascom Ave. streetscape improvements, new landscape buffer, and sidewalk.
· Reconfigure front parking lot including new striping, landscape areas, and incorporate
landscaped cutouts into perimeter parking rows.
· New roof screen over the front portion of the building for existing roof equipment. Any
new mechanical equipment shall also be screened appropriately.
If the existing tenant exercises the option to renew the lease for additional time as allowed,
the property owner has the option to postpone the building improvements but shall complete
Bascom Ave. streetscape improvements, new landscape buffer, and sidewalk and shall
reconfigure front parking lot including new striping and landscape areas by December 31,
2004.
3. Site and Architectural Approval Expiration: The Site and Architectural approval (PLN2001-
21) for Phase I of this project is valid for a period of one (1) year from the Planning
Commission approval. The Site and Architectural approval (PLN2001-21) for Phase II of
this project is valid until December 31, 2004. Phase I work must be completed prior to Phase
II. All conditions of approval specified herein for Phase I must be completed one year from
the date of approval and all conditions of approval specified herein for Phase II must be
completed by December 31, 2004, or the permit shall be void.
4. Parking, Driveways and Maintenance: Revised parking layout area to incorporate landscaped
cutouts along all perimeter parking rows. All parking and driveway areas shall be developed
in compliance with the approved plans and Chapter 21.50 (Parking and Loading) of the
Campbell Municipal Code, subject to review by the Community Development Director. All
parking areas shall be regularly swept and cleaned to remove litter and debris from the
parking areas and driveways.
5. 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.
6. Landscaping: Prior to the issuance of building permits for the tenant improvements and
exterior modifications for Phase I, the applicant shall submit landscaping plans for review
and approval by the Community Development Director that indicate enhancements to the
existing landscaped areas. At the time of the Phase II improvements, the applicant shall
submit 4 sets of streetscape/landscape/irdgation plans to the Planning Department, prior to
the issuance of building permits, for review and approval of the Community Development
Director. These landscape and irrigation plans to be prepared consistent with the Water
Efficient Landscape Standards (WELS) and the Tree Preservation Ordinance and shall
include the more substantial re-landscaping of the site. The plan shall include the following:
· All new trees to be twenty-four inch box size;
Planning Commission Resolution No. 3331
PLN2001-21 - 2110 S. Bascom Avenue
Page 4
· Provision of planting and irrigation details for all planting areas;
· Landscape concept to include container planting near building entrances;
· New landscaped parking islands in the front parking area;
· New landscaped area large enough to allow for the planting of accent trees along the
Bascom Ave. elevation to soften the building frontage;
· New landscaped popouts into all perimeter parking rows; and
· Streetscape improvements along Bascom Avenue.
7. Landscape Maintenance: The applicant shall be required to care for and augment the existing
landscaping as well as provide on-going maintenance of the required landscaping for the
project as approved by the Conditions of Approval herein.
8. Operational Hours: Operational hours shall be limited to 7 a.m. to 11 p.m. daily for office
use, unless a conditional Use Permit is obtained from the Planning Commission for late night
operations.
9. Sign Permits: No signage is approved as a part of the development application approved
herein. The applicant shall submit a sign program application indicating all new signs for the
site. No sign shall be installed until such application is approved and a sign permit approved
and a permit issued by the Community Development Director as specified in Chapter 21.53
(Sign Ordinance) of the Campbell Municipal Code.
10. Revised Plans: The applicant shall provide detail of the substantial cornice cap to be
installed on all four elevations for review and approval by the Community Development
Director.
Building Division
11. Permits required: A building permit application shall be required for the proposed change in
use and modifications to the structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
12. Construction plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
13. Size of plans: The minimum size of construction plans submitted for building permits shall
be 24 in. × 36 in.
14. Plan preparation: This project requires that plans be 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.
15. 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.
Planning Commission Resolution No. 3331
PLN2001-21 - 2110 S. Bascom Avenue
Page 5
16. Title 24 energy compliance: Califomia 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.
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. Storm Water: 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.
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.
20. Title 24 accessibility - commercial: Projects seeking to use the Title 24 Hardship exemption
clause shall blue-line completed, City of Campbell "20O/o" exemption form on submitted
construction plans. Form is available at Building Division service counter.
21. Approvals required: The project requires the following agency approval prior to issuance of
the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
PUBLIC WORKS DEPARTMENT
Phase I requirements:
22. Preliminar~ Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
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 fee for a non-
utility encroachment permit is $245.00. The plans shall include the following:
El Solyo Avenue
· Removal of existing curb, gutter, and sidewalk as necessary for construction of one new
ADA compliant driveway approach, sidewalk, curb, gutter, and related improvements, as
necessary for the approach.
· Refurbish or replace the two existing trees and irrigation, as necessary, to comply with
City standards.
Planning Commission Resotution No. 3331
PLN2001-21 - 2110 S. Bascom Avenue
Page 6
· Installation and relocation of traffic control sign, stripes, posts, and related facilities.
· Installation and relocation of utilities, as necessary.
· Construction of conforms to existing public and private improvements, as necessary.
24. 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.
25. 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.
26. Drainage System: 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 and in substantial compliance with Storm Water
Pollution Prevention Measures.
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.
Phase I1 requirements:
28. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
29. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall cause 7 feet of additional Right-of-Way to be granted
for Public Street Purposes along the Bascom Avenue frontage to accommodate 80 foot half
street right-of-way for a new 10 foot landscape parkway and 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.
30. 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 $245.00. The plans shall include the following:
Planning Commission Resomtion No. 3331
PLN2001-21 -2110 S. Bascom Avenue
Page 7
Bascom Avenue
· Removal of existing curb, gutter, sidewalk, and driveway approach.
· Construction of curb and gutter.
· Construction of new modified Streetscape Standards including a 7 foot sidewalk, 10 foot
landscaped parkway, including street trees at approximately 40 feet on center, and
irrigation.
· Construction of ADA compliant pedestrian ramp at the corner.
· Removal and disposal of existing substandard streetlight and installation of a new
streetlight, including conductors, conduits, and appurtenances.
· Installation and relocation of utilities, as necessary.
· Construction of conforms to existing public and private improvements as necessary.
· Installation and relocation of traffic control sign, stripes, posts, and related facilities, as
necessary.
El Solyo Avenue
· Removal of existing curb, gutter, sidewalk, and two driveway approaches.
· Construction of one new ADA compliant driveway approach, sidewalk, curb, and gutter.
· Installation of tree wells, street trees, and irrigation as necessary to provide street trees, at
approximately 40 feet on center.
· Removal and disposal of the streetlights adjacent to tenant spaces A & B and installation
of two new street lights including conductors, conduits, and appurtenances.
· Installation and relocation of traffic control sign, stripes, posts, and related facilities, as
necessary.
· Installation and relocation of utilities, as necessary.
· Construction of conforms to existing public and private improvements as necessary.
31. 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.
32. 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.
33. 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.
34. 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.
Planning Commission Resolution No. 3331
PLN2001-21 - 2110 S. Bascom Avenue
Page 8
35. Drainage ,qy~tem: 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.
36. Storm Water Polln/irm Prevenficm Meam~re~' 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.
FIRF, l~l?.Pp, RTMF. NT
37. The existing fire sprinkler system shall be modified to accommodate the new building
design.
38. At time of building permit application, the architect shall show compliance with the 1997
Uniform Building Code relative to exiting and any area or occupancy separation
requirements.
PASSED AND ADOPTED this 27th day March, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Sharon Fierro, Secretary
Doorley, Hernandez, Jones, Lindstrom, Lowe
None
Francois, Gibbons
None
APPROVED~'