PC Res 3372RESOLUTION NO. 3372
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL PERMIT (PLN2001-82) TO ALLOW THE
CONSTRUCTION OF A NEW 30,050 SQUARE FOOT, TWO-
STORY RETAIL/OFFICE BUILDING ON PROPERTY LOCATED
AT 175-201 E. CAMPBELL AVENUE IN THE C-3-S (CENTRAL
BUSINESS DISTRICT) ZONING DISTRICT. APPLICATION OF
MS. DEBORAH CALLOWAY, ON BEHALF OF GREEN VALLEY
CORPORATION. FILE NO. PLN2001-82.
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 PLN2001-82:
1. The development of the proposed project will result in a use that is consistent with the
General Plan land use of commercial uses for this area.
~he proposed project furthers the Redevelopment Goals and Objectives of the Campbell
Redevelopment Plan by providing retail and office uses conducive to the redevelopment of
the downtown area.
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The proposed project is consistent with the Downtown Neighborhood Development Policies
and the C-3-S Zoning District by proposing a traditional commercial building design that
incorporates the following features:
a. Provides retail uses on the ground floor and offices uses on the second floor.
b. Proposes traditional storefronts along Campbell Avenue and Second Street that are varied
and divided into smaller building elements of 30-40 feet.
c. Incorporates traditional building features such as parapets, belt courses, base and
cornices, bay windows and balconies.
d. First floor elevations demonstrate design features such as display windows, open air
dining, and recessed entries.
e. Clear glass in windows and doors.
f. Building elevations depict accent materials such as slate, tile, and finished stucco to
complement the traditional building styles and architecture.
4. The proposed structure maintains the scale and character of Downtown Campbell.
Planning Commission ResoLution No. 3372
PLN2001-82 - 175-201 E. Campbell Avenue- Site & Architectural - Retail/Office Building
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The applicant has participated in the cost of the adjacent public parking structure as a part of
the Disposition and Development Agreement (DDA) subject to the granting of a parking
exception by the City Council. The parking provided by the terms of the DDA ensures the
provision of adequate parking facilities for the proposed uses.
6. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
7. The proposed project is consistent with other developments in the surrounding area and is
consistent with the development standards for commercial uses.
8. An initial study was prepared for this project and no significant environmental impacts were
found.
9. The conditions of approval relate to and are proportional to the impacts of the project.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The proposed development, subject to the conditions of approval will be consistent with the
General Plan of the City and the Redevelopment Plan and will aid in the harmonious
development of the immediate area.
2. The proposed development is consistent with the City's Zoning Ordinance.
3. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or of the City as a whole.
No substantial evidence has been presented which shows that the project as currently
presented, and subject the attached conditions, will have a significant effect upon the
environment.
5. There is a reasonable relationship and rough proportionality between the Conditions of
Approval and the impacts of the project.
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 Resolution No. 3372
PLN2001-82 - 175-201 E. Campbell Avenue- Site & Architectural -Retail/Office Building
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Proiect: Approval is granted to construct a two story mixed-use commercial
building. The building designs and site design shall substantially conform to the project
exhibits listed below, except as may be modified by the Conditions of Approval herein:
Set of plans prepared by Bruno Marcelic, Architect dated July 30, 2001, including
building elevations, floor plans, site plan, and building sections, conceptual landscape
and preliminary grading/drainage plans.
b. Color and material boards submitted by Bruno Marcelic, Architect on August 9, 2001.
c. Preliminary Grading and Drainage Plan prepared by Civil Engineering Associates
received on July 27, 2001.
Site and Architectural Permit Approval: The Site and Architectural Permit shall expire and
be void one year from the date of final approval unless a building permit is obtained.
Construction must be completed one year thereafter or the Site and Architectural Permit shall
be void, pursuant to section 21.42.100 C.M.C.
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Parking Adjustment: Prior to the issuance of building permits, the applicant shall obtain
approval of a parking adjustment by the City Council pursuant to section 21.26.080 of the
C.M.C. for the use of parking spaces within the adjacent public parking structure.
Landscaping Plans: 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 project to include the following:
a. All street trees and on-site streets shall be a minimum 24 inch box size. Shrubs shall be a
minimum of 5-gallon size.
Removal of any street trees shall require replacement of trees on site in accordance with
replacement standards of the City's Water Efficient Landscape Standards (WELS) and
the Tree Protection Ordinance.
All landscaping installed as required per the approved landscape plan shall be maintained
in good health. The applicant shall record a landscape maintenance agreement, prior to
the issuance of building permits.
d. All landscaping shall be installed prior to building occupancy.
Planning Commission Resolution No. 3372
PLN2001-82 - 175-201 E. Campbell Avenue- Site & Architectural - Retail/Office Building
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All hardscape items (i.e. disabled sidewalk, walkways to front entrance) shall utilized
decorative and colored concrete, brick or tile, subject to review and approval by the
Community Development Director prior to issuance of building permits.
f. Decorative lighting shall be provided along pedestrian walkways.
g. Details of containerized plantings, bollards, pedestrian walkway furniture.
h. Details of metal trellis structures.
Parking and Driveways: All driveway areas shall be developed in compliance with Chapter
21.50 of the Campbell Municipal Code.
Revised Elevations: The applicant shall submit revised elevations prior to the issuance of
building permits for review and approval of the Community Development Director indicating
the following changes or details:
a. Adding windows on the north elevation near the Second Street frontage
b. Enhancing the building fagade west of the office lobby entrance through the provision of
additional building trims and a doorway overhang.
c. Indicating that all project windows will be high quality commercial windows with insets
of 4 to 6 inches and mullions provided on the exterior of windows.
d. Proposed restaurant spaces to have operable windows to facilitate outdoor dining.
Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences. On-going maintenance
after construction shall be ensured by the following:
a. Use of durable, high quality materials shall be used on all architectural elements as
approved by the Community Development Director.
Property owner/tenants to be responsible for maintaining sidewalks, outdoor eating areas
and pedestrian walkway are in a clean and sanitary condition, including but not limited to
steam cleaning on an as needed basis or as required by the Community Development
Director or his/her designee.
c. All graffiti shall be removed within 24 hours of notification and graffiti resistant paint
and/or coatings shall be utilized where appropriate.
d. All trash and recycling receptacles shall be located within the approved trash enclosures
at all times. Enclosures shall be kept in a clean and sanitary condition at all times.
e. No outdoor washing or rinsing associated with restaurant uses shall be allowed.
Planning Commission Resolution No. 3372
PLN2001-82 - 175-201 E. Campbell Avenue- Site & Architectural - Retail/Office Building
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Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan, for the review
and approval of the Community Development Director, prior to installation or relocation of
PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers,
indicating the location of the boxes and provisions for visual screening (if the boxes are
above ground).
On-site lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed and approved by the Community
Development Director, prior to issuance of any Building Permits for the project. Lighting
fixtures shall be of a decorative design to be compatible with the development and shall
incorporate energy saving features.
10. Roof Screen: Prior to issuance of Building Permits, submit a detailed plan for the screening
of roof-mounted equipment. The roof screen shall be compatible with the overall design and
materials of the building and shall be subject to review and approval by the Community
Development Director.
11. Signage Program: No signage is approved as part of the development application approved
herein. The applicant shall submit a sign program indicating all signs for the site. Signing
shall be architectural in style and indicative of the historic age of the building. 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.
12. Trash and Recycling Enclosure: The applicant shall submit details regarding the design and
location of a trash and recycling service rooms(s) to the Planning Division for review and
approval by the Community Development Director prior to the issuance of building permits
for the project. The design of the enclosure rooms shall be compatible with the building.
BUILDING DIVISION
13. Permits Required: A building permit application shall be required for the proposed structure.
The building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit.
14. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
15. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 inch × 36 inch.
16. 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.
Planning Commission Resolution No. 3372
PLN2001-82 - 175-201 E. Campbell Avenue- Site & Architectural -Retail/Office Building
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17. 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
engineer specializing in soils mechanics.
18. Site Plan: Application for building permit shall include a complete 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.
19. 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
20. 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.
21. 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.
22. Non-Point Source Pollution Control Program: 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.
23. 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.
24. Title 24 Accessibility - Commercial: 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.
Planning Commission Resolution No. 3372
PLN2001-82 - 175-201 E. Campbell Avenue- Site & Architectural - Retail/Office Building
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25. Approvals Required: The project requires the following agency review prior to issuance of
the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
c. School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (874-2900)
iv) Cambrian School District (377-2103)
d. Santa Clara County Department of Environmental Health
FIRE DEPARTMENT:
26. Required Fire Flow: The required fire flow for this project has been calculated at 4,750 gpm
at 20 psi residual pressure. As an automatic fire sprinkler system will be installed, the fire
flow has been reduced by 50% establishing an adjusted required fire flow of 2,375 gpm at 20
psi residual pressure. The adjusted fire flow is available from area water mains and fire
hydrant(s), which are located at the required spacing. (8)-Based upon Type V-Non rated
construction.
27. Automatic Fire Sprinkler System Required: Buildings requiting a fire flow in excess of
2,000 GPM or, in excess of two stories or 35 feet in height, shall be protected throughout by
an automatic fire sprinkler system, hydraulically designed per 1997 UBC Std. 9-1 (NFPA
Std. 13 [96]). Per meeting notes, the fire sprinkler system shall fully comply with the noted
standard.
28. Fire Department Key Box Required: The building shall be equipped with a permanently
installed emergency access key lock box (Knox) conforming to Fire Department Standard
Detail and Specification sheet K-1. At time of final inspection, access keys shall be provided
to the fire department.
29. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing 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 backgrounds.
PUBLIC WORKS DEPARTMENT
30. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
31. Public Service Easement: Upon recordation of the Parcel Map, the applicant/Redevelopment
Agency shall grant Public Service Easements on private property as necessary.
Planning Commission Resomdon No. 3372
PLN2001-82 - 175-201 E. Campbell Avenue- Site & Architectural - Retail/Office Building
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32. Easements: Upon recordation of the Parcel Map, the applicant/Redevelopment Agency shall
cause Easements to be recorded for private utilities, private storm drains, public pedestrian
access, reciprocal ingress and egress, etc.
33. Monumentation for Parcel Map: Prior to recordation of the Parcel Map, the
applicant/Redevelopment Agency shall provide security guaranteeing the cost of setting all
Monuments shown on the map, as determined by the City Engineer.
34. Street Improvements: Upon recordation of the Parcel Map, 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 various fees and deposits, 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 application is currently $255.00. The plans shall include the
following:
Campbell Avenue
Removal of existing driveway approaches and installation of curb, gutter and
sidewalk.
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Installation of new street tree(s) and irrigation as necessary to comply with City
standards.
Modification of the existing planter at the southwesterly comer of the project as
generally shown on the approved site plan.
d. Restriping of the parking spaces to create three additional spaces.
Second Street
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Removal of existing driveway approach on Second Street and construct ADA
compliant commercial driveway approach.
Relocation of the existing decorative streetlight including the installation of new
conduits, conductors and related facilities, as determined by the City Engineer.
Campbell Avenue and Second Street
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Installation, relocation and removal of traffic control signs and stripes as determined
by the Traffic Engineer.
Construction of new bulb-out at the northwesterly comer of the intersection of
Campbell Avenue/Second Street, as determined by the City Engineer.
Planning Commission Resolution No. 3372
PLN2001-82 - 175-201 E. Campbell Avenue- Site & Architectural - Retail/Office Building
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35. Water Meter(e) and ,qewer Cleannnt(~): Existing and proposed Water Meter(s) and Sewer
Cleanout(s) shall be installed on private property behind the public right-of-way line.
36.1 ltilitle~: 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.
37. 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.
38..qtnrrn 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.
39..~tnrm Water Pnllntinn Preventinn Mea~nre~ 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 as determined by the City Engineer.
Rertevelnpment Agency
40. Payment nf Parking ln-llen of Fee' The applicant, prior to the issuance of building permits,
shall pay an in-lieu of parking fee of $600,000.00 to the Redevelopment Agency consistent
with the Disposition and Development Agreement.
PASSED AND ADOPTED this 28th day of August, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Sharon Fierro, Secretary
Doorley, Francois, Hemandez, Gibbons and Jones
None
Lindstrom and Lowe
None
APPROVED. ~~ ~~'
Tom Franco~ Acting ~hair