PC Res 3790
RESOLUTION NO. 3790
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2006-150) TO ALLOW THE REMODEL OF A
COMMERCIAL BUILDING ON PROPRETY OWNED BY GREEN
VALLEY CORPORATION DBA BARRY SWENSON BUILDER
LOCATED AT 1400 W. CAMPBELL AVENUE IN A C-1-2
(NEIGHBORHOOD COMMERCIAL) ZONING DISTRICT.
APPLICATION OF MR. AARON BARGER, ON BEHALF OF GREEN
VALLEY CORPORATION DBA BARRY SWENSON BUILDER. FILE
NO: PLN2006-150.
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 PLN2006-150:
1. The proposed project is consistent with the C-1-S (Neighborhood Commercial)
Zoning District and meets the minimum setbacks, height restriction, building
coverage, floor area ratio, and parking requirements of the C-1-S Zoning District.
2. The project consists of an existing 5,623 square foot commercial structure, with a
Floor Area Ratio (FAR) of 0.21 where the maximum FAR allowed is .40.
3. The project provides 48 parking spaces where a minimum of 28 parking spaces are
required.
4. The proposed project is well designed and is architecturally compatible with the
surrounding neighborhood.
5. The project proposal will greatly enhance the appearance of the site.
6. The proposed project does not include the removal of any protected trees.
7. The proposed project is surrounded by commercial uses to the north, east, and west
and a residential use to the south.
8. The project qualifies as Categorically Exempt under Section 15301, Class 1 of the
California Environmental Quality Act (CEQA) pertaining to an addition to an existing
structure provided that the addition will not result in an increase of more than 10,000
square feet.
Planning Commission Resolution No. 3790
PLN2006-150 - 1400 W. Campbell Avenue - Site and Architectural Review Permit
Page 2
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The development will be compatible with the General Plan of the City and will aid in
the harmonious development of the immediate area.
2. The development will be compatible with the Zoning Code of the City.
3. No substantial evidence has been presented from which a reasonable argument
could be made that shows that the project, as currently presented and subject to the
required conditions of approval, will have a significant adverse impact on the
environment.
4. The proposed development will not be detrimental to the health, safety or welfare of
the neighborhood or the City as a whole.
5. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
6. There is a reasonable relationship and a rough proportionality between the
conditions of approval and the impacts of the project.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2006-150) to allow the remodel of a commercial
building on property owned by Green Valley Corporation dba Barry Swenson Builder
located at 1400 W. Campbell Avenue in a C-1-S (Neighborhood Commercial) Zoning
District.
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.
COMMUNITY DEVELOPMENT DEPARTMENT
Planning Division:
1. Approved Proiect: Approval is granted for a Site and Architectural Review Permit to
allow a building remodel and fa~ade improvement of an existing commercial
property located at 1400 W. Campbell Avenue. The building design and site design
shall substantially conform to the project exhibits listed below, except as may be
modified by the conditions of approval herein:
Planning Commission Resolution No. 3790
PLN2006-150 - 1400 W. Campbell Avenue - Site and Architectural Review Permit
Page 3
a. Project plans prepared by Barry Swenson Builder, received by the Planning
Division on January 5, 2007, including a site plan, floor plans, and elevations.
b. Color/material board and colored elevation, received by the Planning Division on
January 5, 2007.
c. Lighting Specifications, received by the Planning Division on January 5, 2007.
2. Plan Revisions: The following revisions shall be made the Project Plans for review
and approval of the Community Development Director:
a. Relocate the electrical transformer to the interior of the building. Eliminate the
electrical transformer enclosure shown on the front elevation. Add one additional
bay of storefront (equal to the dimension of the originally proposed front elevation
panel) on the front elevation.
b. Specify an upgraded walkway finish (e.g. color and texture) for the proposed
concrete pedestrian walkway along the west side of the building on Sheet C2.
c. Revise the sidewalk paving along the W. Campbell Avenue frontage to include
paving the end triangle sections of the sidewalk to allow for the future connection
to sidewalk on the adjacent properties.
3. Approval Expiration: The Site and Architectural Review Permit approval shall be
valid for a period of six months from the date of final approval. Within this six-
month period, a building permit must be obtained and construction completed one
year thereafter or the Site and Architectural Review Permit shall be void.
4. Fences: Any existing or new fencing shall comply with Section 21.18.060 of the
Campbell Municipal Code. Fencing along the property lines shall be replaced with a
new fence at the expense of the applicant, unless it is determined to be in good
condition by the Community Development Director.
5. Propertv Maintenance. Prior to Construction: All existing structures shall be secured
by having windows boarded up and doors sealed shut, or be demolished or removed
from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code.)
6. Property Maintenance. On-aoina: The property shall be maintained free of any
combustible trash, debris and weeds at all times. The building, site improvements,
irrigation and landscaping shall be maintained per the approved Project Plans.
7. Parkina & Drivewavs: All parking and driveway areas shall be developed in
compliance with the approved plans and Chapter 21.28 (Parking and Loading) of the
Campbell Municipal Code.
Planning Commission Resolution No. 3790
PLN2006-150 - 1400 W. Campbell Avenue - Site and Architectural Review Permit
Page 4
a. The existing asphalt on the project site is in disrepair. As part of the project, staff
will be requiring the improvement of the parking lot areas with new asphalt and/or
slurry seal.
b. Parking spaces shall be clearly outlined with 4-inch wide lines painted on the
surface of the parking facility. Circulation aisles, approach lanes, fire lanes, and
turning areas shall be clearly marked with directional arrows, lines, and colored
curbs to ensure safe traffic movement.
8. Mechanical Eauipment: All roof mounted equipment shall be screened in compliance
with Section 21.18.120 of the Campbell Municipal Code. The method of screening
shall be architecturally compatible with the development in terms of colors,
materials, and architectural style.
9. On-Site Liahtina: 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 installation of the lighting for compliance
with all applicable Conditions of Approval, ordinances, laws and regulations.
Lighting fixtures shall be of a decorative design to be compatible with the residential
development and shall incorporate energy saving features.
10. Streetscape Standards: The Campbell Avenue frontage of this property is shown as
an image street in the Streetscape Plan of the Community, which has adopted
streetscape standards. The proposed complete fa9ade alteration will require the
installation of the Campbell Avenue streetscape improvements (please see the
enclosed Public Works Conditions for specific improvements).
11. Sianaae: This application does not include an approval for signs. All future signs
shall be reviewed pursuant to the Campbell Sign Ordinance (Chapter 21.30).
12. Contractor Contact Information Postina: The project site shall be posted with the
name and contact number of the lead contractor in a location visible from the public
street prior to the issuance of building permits.
13. Construction Hours: Construction activities will be limited to the hours of 8:00 a.m. to
5:00 p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is
prohibited on Sundays and Holidays, unless an exception is granted by the Building
Official.
14. Roof Vents: The applicant shall coordinate mechanical and plumbing plans to
minimize the number of roof vents that are visible from the street frontage. The
applicant shall provide the location of such vents on the building plan elevations and
roof plans, to the satisfaction of the Community Development Director, prior to
issuance of a building permit.
Planning Commission Resolution No. 3790
PLN2006-150 - 1400 W. Campbell Avenue - Site and Architectural Review Permit
Page 5
15. Non-Permitted Uses: This approval does not authorize alcohol sales, late night
uses, uses other than those uses listed as Permitted Uses in the Neighborhood
Commercial zoning district, nor any parking exception other than the possible
elimination of up to three spaces if required to accommodate C3 requirements.
16. Scope of Work: This approval does not authorize any further reconstruction beyond
the scope described in the Project Plans. This project was reviewed as a remodel
only. Further reconstruction may trigger the need for a full Site and Architectural
Review as a new building, at the discretion of the Community Development Director.
Building Division:
17. Permits Reauired: A building permit application shall be required for the proposed
renovations and remodel of the existing commercial structure. The building permit
shall include Electrical/Plumbing/Mechanical fees when such work is part of the
permit.
18. Construction Plans: The conditions of approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
19. Size of Plans: The size of construction plans submitted for building permits shall be
24 inches by 36 inches.
20. Plan Preparation: Portions of this project require 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.
21. 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. Site parking and path of travel to
public sidewalks shall be detailed.
22. Title 24 Enerav 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.
23. 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.
Planning Commission Resolution No. 3790
PLN2006-150 - 1400 W. Campbell Avenue - Site and Architectural Review Permit
Page 6
24. 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 submittal. The specification sheet (size 24" by 36") is available at the
Building Division service counter.
25. 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.
26. 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.
27. Approvals Reauired: 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
c. Bay Area Air Quality Management District (Demolitions Only)
28. P.G.&E.: Applicant is advised to contact Pacific Gas and Electric Company as early
as possible in the approval process. Service installations, changes and/or
relocations may require substantial scheduling time and can cause significant delays
in the approval process. Applicant should also consult with PG&E concerning utility
easements, distribution pole
PUBLIC WORKS DEPARTMENT
29. Plan Lines: Upon submittal of a full development application, the applicant shall
provide a plan layout showing the correct distance from the street centerline to the
property line, dimensions of sidewalk and other relevant information in the public
right of way.
30. Leaal Lot: The applicant shall provide documentation to ascertain that the lot has
been legally created.
31. Preliminary Title Report: Prior to issuance of any grading or building permits for the
site, the applicant shall provide a current (within the past 6 months) Preliminary Title
Report.
Planning Commission Resolution No. 3790
PLN2006-150 - 1400 W. Campbell Avenue - Site and Architectural Review Permit
Page 7
32. Riaht-of-Wav for Public Street Purposes: Prior to issuance of any grading or
building permits for the site, the applicant shall fully complete the process to cause
additional right-of-way to be granted in fee for public street purposes along the
Campbell Avenue frontage to accommodate 17 feet of right of way from curb face to
back of walk. In addition, the applicant shall grant in fee for public street purposes 30
feet half street width along the Kim Louise Drive frontage. The applicant shall submit
the necessary documents for approval by the City Engineer, process the submittal
with City staff's comments and fully complete the right-of-way process. 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.
33. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 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. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the
public right-of-way line.
35. Utilitv Encroachment Permit: Separate permits for the installation of utilities to serve
the development will be required (including water, sewer, gas, electric, etc.).
Applicant shall apply for and pay all necessary fees for utility permits for sanitary
sewer, gas, water, electric and all other utility work.
36. Utilitv Coordination Plan: Prior to issuance of building permits for the site, the
applicant shall submit a utility coordination plan and schedule for approval by the
City Engineer for installation and/or abandonment of all utilities. The plan shall
clearly show the location and size of all existing utilities and the associated main
lines; indicate which utilities and services are to remain; which utilities and services
are to be abandoned, and where new utilities and services will be installed. Joint
trenches for new utilities shall be used whenever possible.
37. Pavement Restoration: Based on the utility coordination plan, the applicant shall
prepare a pavement restoration plan for approval by the City Engineer prior to any
utility installation or abandonment. Streets that have been reconstructed or overlaid
within the previous five years will require boring and jacking for all new utility
installations. W. Campbell Avenue and Kim Louise Drive have not been
reconstructed or overlaid in the last 5 years. The pavement restoration plan shall
indicate how the street pavement shall be restored following the installation or
abandonment of all utilities necessary for the project.
38. Street Improvements: Prior to issuance of any grading or building permits for the
site, the applicant shall execute a street improvement agreement, cause plans for
Planning Commission Resolution No. 3790
PLN2006-150 - 1400 W. Campbell Avenue - Site and Architectural Review Permit
Page 8
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 plans shall include the following:
a. Campbell Avenue:
i. Show location of all existing utilities within the new and existing public right
of way.
ii. Relocation of all existing utilities including utility boxes, covers, poles, etc.
outside of sidewalk area. No utility boxes, covers, etc. will be allowed in
the sidewalk area.
iii. Removal of existing driveway approach, sidewalk, curb and gutter.
iv. Installation of City approved street trees and irrigation at 40 feet on center.
v. Installation of City standard curb, gutter, ten (10) foot park strip, seven (7)
foot sidewalk and ADA compliant driveway approach.
vi. Installation of asphalt concrete overlay per street pavement restoration
plan for utility installation and/or abandonment, as required by the City
Engineer.
vii. Installation of traffic control, stripes and signs.
viii. Pavement restoration per item #33.
ix. Construction of conforms to existing public and private improvements, as
necessary.
b. Kim Louise Drive:
i. Show location of all existing utilities within the new and existing public right
of way.
ii. Relocation of all existing utilities including utility boxes, covers, poles, etc.
outside of sidewalk area. No utility boxes, covers, etc. will be allowed in
the sidewalk area.
iii. Removal of existing driveway approach and necessary sidewalk, curb and
gutter, as required by City Engineer.
iv. Installation of City approved street trees and irrigation at 30 feet on center.
v. Installation of City standard curb, gutter, sidewalk and ADA compliant
driveway approach.
vi. Installation of asphalt concrete overlay per street pavement restoration
plan for utility installation and/or abandonment, as required by the City
Engineer.
vii. Installation of traffic control, stripes and signs.
viii. Pavement restoration per item #33.
ix. Construction of conforms to existing public and private improvements, as
necessary.
Planning Commission Resolution No. 3790
PLN2006-150 - 1400 W. Campbell Avenue - Site and Architectural Review Permit
Page 9
39. Additional Street Improvements: Should any new utility main lines or other work
required to service the development that affects any street improvements, the City
may add conditions to the development/project, at the discretion of the City
Engineer, to restore pavement or other street improvements to the satisfaction of the
City.
40. Maintenance of Landscapina: Owner(s), current and future, are required to maintain
the landscaped park strip and tree wells in the public right of way. This includes, but
is not limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a
manner that would not allow the tree to grow to a mature height.
41. Occupancv: Prior to allowing occupancy for any and/or all buildings, the applicant
shall have the required street improvements installed and accepted by the City, and
the design engineer shall submit as-built drawings to the City.
42. Gradina and Drainaae Plan: Prior to issuance of any grading or building permits for
the site, the applicant shall conduct hydrology studies based on a ten-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.
43. Storm 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, currently set at
$2,650.00/net acre.
44. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District
requirements, and the Campbell Municipal Code regarding stormwater pollution
prevention. Specifically the project must include source control, site design and
treatment measures to achieve compliance with Provision C.3. of the NPDES
Permit. Measures may include, but are not limited to, minimization of impervious
surface area, vegetated swales, infiltration areas, and treatment devices. The
primary objectives are to improve the quality and reduce the quantity of stormwater
runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management
Practices Handbook for New Development and Redevelopment ("eA BMP
Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start
at the Source: A Design Guidance Manual for Storm water Quality Protection ("Start
at the Source") by the Bay Area Stormwater Management Agencies Association
(BASMAA), 1999; and Using Site Design Techniques to Meet Development
Planning Commission Resolution No. 3790
PLN2006-150 - 1400 W. Campbell Avenue - Site and Architectural Review Permit
Page 10
Standards for Storm water Quality: A Companion Document to Start at the Source
("Using Site Design Techniques") by BASMAA, 2003.
a. Upon submission of the preliminary site/grading plans, the applicant shall
calculate and submit to the City the amount of impervious surface created by the
development including the types of stormwater controls to be used.
b. Prior to issuance of grading or building permits the applicant's designer or
engineer shall submit the required certification indicating that sizing, selection,
and design of treatment BMP's for the project site has been completed to meet
the requirements of the City of Campbell's NPDES permit, No. 01-119, Provision
C.3.
c. The applicant shall also comply with any other or new conditions as required by
the City of Campbell's most current NPDES permit.
Prior to occupancy, a qualified BMP certifier is required to inspect the stormwater
management facilities, submit a complete set of as-built drawings to Public Works
Engineering, and certify on these drawings that:
a. The stormwater management facilities were constructed in compliance with the
approved plans.
b. The as-built drawings show all pertinent constructed dimensions, elevations,
shapes, and materials;
c. All variations in construction from the approved design plan have been identified,
including omissions to and additions from the approved plan; and
d. Any changes are in conformance with local, state, or federal regulations. Prior to
occupancy, the applicant shall provide security for the operation and
maintenance of stormwater pollution prevention measures installed or provided
as a part of this project. Prior to issuance of any grading or building permits, the
applicant shall sign the "Covenants for the Operation and Maintenance of
Stormwater Facilities" and submit a Stormwater Management Plan.
45. Storm Drain Area Fee: State General Construction Activity Permit: Prior to
issuance of any grading or building permits, the applicant shall comply with the State
General Construction Activity Permit requirements including paying fees, filing a
Notice of Intent and providing a Storm Water Pollution Prevention Plan (SWPPP).
The applicant shall provide the City with a copy of the filed Notice of Intent and
SWPPP.
Planning Commission Resolution No. 3790
PLN2006-150 - 1400 W. Campbell Avenue - Site and Architectural Review Permit
Page 11
PASSED AND ADOPTED this 23rd day of January, 2007, by the following roll call vote:
AYES:
Commissioners:
Alderete, Doorley, Ebner, Francois, Rocha and
Roseberry
None
None
Gibbons
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
ATTEST:
!/1 .
APPROVED: ! ( ,~
Michael Rocha, Chair