PC Res 3381RESOLUTION NO. 3381
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A MODIFICATION
(PLN2001-94) TO A PREVIOUSLY APPROVED CONDITIONAL
USE PERMIT TO ALLOW FOR THE REMODEL AND ADDITION
OF A SECOND STORY TO THE EXISTING WOOLWORTH
GARDEN CENTER ON PROPERTY LOCATED AT 2460 S.
WINCHESTER BOULEVARD IN A C-2-S (GENERAL
COMMERCIAL) ZONING DISTRICT. APPLICATION OF
WOOLWORTH GARDEN CENTER. FILE NO. PLN2001-94.
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 PLN2001-94:
1. The proposed project is consistent with the Commercial land use designation of the General
Plan and the C-2-S (General Commercial) Zoning District.
2. The proposed commercial building, as conditioned, is well designed and architecturally
compatible with other developments in the surrounding area.
3. The proposed project provides a sight-obscuring wall along the northern property line to
provide screening of the outdoor bulk storage from the adjacent property.
4. The proposed project is compatible with the surrounding commercial and residential uses
within the neighborhood.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The proposed project is consistent with the General Plan and Zoning Ordinance.
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.
3. The proposed commercial use is compatible with the uses in the area.
The subject site is adequate in size and shape to accommodate the yards, walls, fences,
parking and loading facilities, landscaping, and other development features required in order
to integrate said use with uses in the surrounding area.
Planning Commission Reso,ation No. 3381
PLN2001-94 - 2460 S. Winchester Boulevard-Remodel/Addition - Woolworth Garden Center
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The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
There is a reasonable relationship and a 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 Attomey 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.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
Approved Proiect: Approval is granted for a Modification (PLN2001-94) to a previously
approved Conditional Use Permit (UP 76-18) to allow for the remodel and addition of a
second story to the existing garden center at 2460 S. Winchester Boulevard. Project approval
shall substantially comply with project plans received by the Community Development
Department on October 1, 2001, except as may be modified by the Conditions of Approval
herein.
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Modification Approval Expiration: The Modification approval shall be valid for one year
from the date of final approval. Within this one-year period, a building permit must be
obtained and construction completed one year thereafter. Failure to meet these deadlines will
result in the permit being void.
Landscape and Irrigation Plans: The applicant shall submit four (4) sets of landscape and
irrigation plans to the Planning Division for review and approval by the Community
Development Director prior to the issuance of a building permit. Landscape and irrigation
plans shall be consistent with the City's Water Efficient Landscaping Standards (WELS).
The plans must incorporate:
a. Addition of one street tree (24 inch box Tulip tree) at 30 feet on center, per the City of
Campbell Streetscape Standards, to replace the removed Magnolia tree.
b. Addition of landscaping in the new landscape planters in front of the building and
wrought iron fence.
c. Addition of landscaping along the frontage landscaping strip to provide attractive
screening of the parking lot.
d. Addition of landscaping along the northern property line, including a new planting area
along the new concrete block wall planted with a climbing vine.
Planning Commission Reso,ation No. 3381
PLN2001-94 - 2460 S. Winchester Boulevard-Remodel/Addition - Woolworth Garden Center
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Landscape Maintenance: The owner/operator of the property shall provide on-going
maintenance of the required landscaping for the project.
Mechanical Equipment: No new roof-mounted and/or ground level mechanical equipment,
i.e. air conditioning units, shall be located on or adjacent to the building without providing
screening of the mechanical equipment from public view. The applicant shall submit details
regarding the location and screening material for the mechanical equipment to the Planning
Division for review and approval by the Community Development Director prior to the
issuance of a building permit.
Trash Disposal/Recycling: The applicant shall submit 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 a building permit.
The design of the enclosure shall be compatible with the building and shall meet the
requirements of Section 6.04.080 of the Campbell Municipal Code.
Operational Hours: Operational hours shall be limited to 7 a.m. to 11 p.m. daily, unless a
Conditional Use Permit is obtained from the Planning Commission for late night operations.
Sign Permit: No signage is permitted as part of the development application approved herein.
New signage shall not be installed prior to approval of a sign permit as required by Chapter
21.53 of the Campbell Municipal Code.
Parking, Driveways, and Maintenance: 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.
10. Building Elevations, Details, and Colors: The applicant shall submit detailed building
elevations depicting architectural details and exterior materials and colors. Detailed
elevations shall be reviewed and approved by the Community Development Director prior to
the issuance of a building permit.
11. Fences/Walls: The applicant shall submit a plan showing a sight obscuring wall to effectively
screen the bulk storage and shipping area from the adjacent property. The wall shall extend
along the northern property line from the eastern side of the proposed shared driveway to the
north eastern property line. The wall shall be constructed of concrete block and finished with
stucco or other texture coating and painted to match the building. All newly proposed
fencing and/or walls shall comply with Section 21.59.090 of the Campbell Municipal Code
and shall be submitted for review and approval by the Community Development Director
prior to the issuance of a building permit.
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PLN2001-94 - 2460 S. Winchester Boulevard-Remodel/Addition - Woolworth Garden Center
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12. On-Site Lighting: Any proposed 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 exterior lighting shall be reviewed and approved by the Community Development
Director, prior to issuance of a Building Permit. Lighting fixtures shall be of a decorative
design to be compatible with the development and shall incorporate energy saving features.
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 inches by 36 inches.
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.
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 an accurate site plan that identifies
property lines and proposed structures with dimensions and elevations as appropriate. The
site plan shall also include site drainage details. The site address and parcel numbers shall be
clearly called out. Site parking and path of travel to public sidewalks shall be detailed.
19. Title 24 Energy Compliance: California 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.
20. 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.
21. 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
Planning Commission Reso,ation No. 3381
PLN2001-94 - 2460 S. Winchester Boulevard-Remodel/Addition - Woolworth Garden Center
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submittal. The specification sheet (size 24 inches by 36 inches) is available at the Building
Division service counter.
22. 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.
23. 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.
24. Approvals Required: The project requires the following agency approvals prior to issuance of
the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
PUBLIC WORKS DEPARTMENT
25. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
26. 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 $255.00. The plans shall include the following:
a. Removal of the existing northerly driveway approach and replacement with curb, gutter,
and sidewalk.
b. Removal of existing southerly curb, gutter, sidewalk and construction of a new ADA
compliant driveway approach and sidewalk.
c. Removal of the existing driveway approach in front of the main entrance and
construction of new ADA compliant driveway approach with sidewalk.
d. Removal of existing substandard streetlight and replacement with a standard galvanized
streetlight.
e. Installation of additional street tree(s), tree well(s), and irrigation system as necessary to
provide street trees at 30 feet on center.
f. Construction of conforms to existing public and private improvements, as necessary.
27. 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.
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28. 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.
29. 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
that have been resurfaced within the previous five 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.
30. 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.
31. 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 Public Works Department will provide information to the applicant to
substantially comply with this Condition of Approval.
32. Site Plan: Provide a complete and accurate Site Plan in accordance with the Planning
Division's checklist.
FIRE DEPARTMENT
33. Automatic Fire Sprinkler System Required: Buildings requiring 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 National Fire Protection
Association (NFPA) Standards #13.
34. Required Fire Flow: The required fire flow for this project has been calculated at 2,500 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 1,500 gpm at 20
psi residual pressure (minimum fire flow for commercial buildings). The adjusted fire flow
is available from area water mains and fire hydrant(s), which are located at the required
spacing.
35. Hazardous Materials Closure: The northern portion of the land contains existing
retail/commercial occupancies. Of that area, certain occupancies contain hazardous materials
regulated elements. Prior to closure of those occupancies, the property owner and or
Planning Commission Rest,.~,tion No. 3381
PLN2001-94 - 2460 S. Winchester Boulevard-Remodel/Addition - Woolworth Garden Center
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appropriate agents shall ensure that proper hazardous materials closure processes regulated
by this department are adhered to. Contact Mr. Richard Baker at (408) 378-4010 for
additional information.
36. Preliminary Review: Review of this development proposal is limited to acceptability of site
access and water supply as they pertain to fire department operations and shall not be
construed as a substitute for formal plan review to determine compliance with adopted model
codes. Prior to performing any work, the applicant shall make application to, and receive
from, the Building Department all applicable construction permits.
PASSED AND ADOPTED this 9th day of October, 2001, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Gibbons, Hernandez, Jones and Leonard
None
Francois
None
ATTEST:
APPROVED: ~_~
Joseph Hemap~cting Chair
Sharon Fierro, Secretary