PC Res 3261RESOLUTION NO. 3261
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL RECOMMENDING APPROVAL OF A
PLANNED DEVELOPMENT PERMIT (PLN1999-22) AND A TREE
REMOVAL PERMIT (PLN2000-12) TO ALLOW THE CONVERSION OF
AN EXISTING RESIDENTIAL USE INTO OFFICE USE ON PROPERTY
LOCATED AT 63 N. FIRST STREET IN A PD (PLANNED
DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR.
ROGER CUMMINGS.
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 finds as follows with
regard to File No. PLN 1999-22 & PLN2000-12:
1. The development of the proposed project will result in a land use which is consistent with the
General Plan land use of offices for this area.
The proposed project is consistent with the Downtown Neighborhood Development Policies by
renovating an historically significant structure and maintaining the scale and character of the
surrounding residential neighborhood.
3. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
4. The proposed project is consistent with other developments in the surrounding area and is
consistent with the development standards for commercial uses.
5. The removal of the smaller Pepper tree is not a significant change in the existing vegetation on site.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that:
The proposed development and use is compatible with the General Plan of the City and will aid in
the harmonious development of the immediate area and allows for the adaptive reuse of an older
residential structure.
2. The proposed development is consistent with the City's Zoning Ordinance.
3. The proposed development and uses clearly will result in a more desirable environment and use of
land than would be possible under any other zoning classification.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or of the City as a whole.
Planning Commission Resolution No. ,261
PLN1999-22/PLN2000-12 -- 63 N. First Street - Planned Development Permit & Tree Removal Permit
Page 2
The applicant is hereby notified, as part of this application, that he/she is required to meet the following
conditions in accordance with the ordinances 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
1. Project Approval - Approval is granted for a Planned Development Permit (PLN 99-22)
allowing development on property located at 63 N. First St. consisting of the following
A 2028 square feet office building and related parking and landscape areas. Project
approval shall substantially comply with project plans prepared by John Lien, Architect,
dated 12/9/99, except as modified by the Conditions of Approval contained herein.
Materials and Colors: The applicant shall work with staff upon the recommendation of the
Architectural Advisor to select specific building colors and materials. The conceptual palette is
considered acceptable. The colors shall be referred to the Community Development Director for
review and approval prior to issuance of building permits.
o
Architectural Details- The applicant shall submit plans and illustrated brochures indicating the
location and design of architectural features such as light fixtures and parking lot lighting for
approval by the Community Development Director.
Parking and Driveways - 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.
The rear parking area shall utilized decorative and color concrete or interlocking pavers, subject
to review and approval by the Community Development Director prior to issuance of building
permits. Where possible, paving should be minimized.
o
Landscape/Screen Wall/Fencing Plan: The applicant shall submit four (4) sets of the
landscape/irrigation and screen wall plan indicating the decorative screen wall design between
the parking area and the street frontage to the Community Development Director for review and
approval prior to the issuance of building permits. Final plan to be prepared consistent with the
WELS standards and the Tree Preservation Ordinance. The plan shall include the following:
mo
Provision of irrigation and planting details for all planting areas.
· The installation of a 3 to 3.5 foot wood screen fence and/or hedge to soften the
appearance of the parking area.
B. Use of minimum 24-inch box trees and 5 gallon shrubs as a part of the landscaping
concept.
C. Provision of turf block within the rear parking area along the perimeter for landscaping and
Planning Commission Resolution No. 0261
PLN 1999-22/PLN2000-12 -- 63 N. First Street - Planned Development Permit & Tree Removal Permit
Page 3
walking purposes.
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Provision of a 6 foot acoustically engineered fence or wall along the westerly and northerly
property line adjacent to the parking area for sound attenuation purposes. The applicant
shall submit certification from an acoustical engineer that the fence/wall design and height
will provide a similar acoustical barrier to the current sound wall.
o
Signage Program - No signage is approved as part of the development applications 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 Chapter 21.53. of the Zoning Ordinance (Sign Ordinance).
Construction Mitigation Measures: The applicant shall implement measures including the
following:
A. Construction activities will be limited to daytime hours of 8:00 am 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.
B. All internal combustion engines for construction equipment used on the site will be properly
muffled and maintained.
Co
All stationary noise generating construction equipment, such as air compressors and
portable power generator, will be located as far as practical from the existing residences and
businesses.
D. All active construction areas shall be watered at least twice daily.
E. Cover all trucks hauling soil and other loose materials stationed or prior to leaving the site.
F. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and staging
areas at the construction site.
G. Sweep daily all paved access roads, parking areas, staging areas, and adjacent public streets
as directed by the City Engineer.
H. Enclose, cover, water or apply soil binders to exposed stockpiles.
I. Install sandbags or other erosion control measures to prevent runoff to all roadways,
waterways or public walkways accessed by the public.
PUBLIC WORKS DEPARTMENT
8. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report or current Title Policy.
Planning Commission Resolution No. o261
PLN 1999-22/PLN2000-12 -- 63 N. First Street - Planned Development Permit & Tree Removal Permit
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10.
11.
12.
13.
Public Service Easement: Prior to issuance of any grading or building permits for the site, the
applicant shall grant a Public Service Easement on private property contiguous with the public
right-of-way along the Civic Center Drive frontage for construction of an ADA compliant
driveway approach. 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.
Easements: Prior to issuance of any grading or building permits for the site, the applicant shall
cause Easements to be recorded for utilities, drainage, and reciprocal ingress and egress as
needed for future extension of the parking area to the north.
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 public
improvements, as required by the City Engineer. The plans shall include the following:
Civic Center Drive
· Removal of existing curb, gutter, sidewalk, pavement, and traffic control signs as necessary for a
new driveway approach.
· Removal of balance of the existing sidewalk from the westerly property line to the new ADA
complaint pedestrian ramp at the intersection of Civic Center Drive and First Street.
· Removal of existing tree, which has damaged the public sidewalk.
· Construction of new ADA compliant driveway approach and sidewalk, as may be required by the
Traffic and City Engineer, to mitigate traffic and pedestrian hazards.
· Construction of street tree(s) and irrigation system.
· Installation of traffic control signs and stripes.
· Repair of sidewalk damaged by the existing street tree.
· Removal of existing pedestrian handicap ramp at the street intersection of Civic Center Drive and
First Street and installation of new ADA compliant pedestrian ramp.
· Installation of all conforms, as necessary, to join existing public and private improvements.
· Removal of existing metal traffic barrier and anchors.
First Street
· Installation of street trees and irrigation.
· Adjustment of utility boxes as necessary.
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.
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
Planning Commission Resolution No..~261
PLN 1999-22/PLN2000-12 -- 63 N. First Street - Planned Development Permit & Tree Removal Permit
Page 5
14.
15.
16.
17.
installations. Applicant shall also prepare pavement restoration plans for approval by the City
Engineer prior to any utility installation or abandonment.
Maintenance Security: Prior to issuance of occupancy approval for the site, all public street
improvements required by the street improvement agreement and the encroachment permit must
be completed and accepted by the City and the applicant must provide a one-year Maintenance
Security in an amount of 25% of the Faithful Performance Bond.
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 1994 edition of the UBC including Chapters 18, 33,
and Appendix Chapter 33.
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 of $858 ($2,500 per acre).
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.
BUILDING DIVISION
18. 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.
19. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
20. Size of Plans: The maximum size of construction plans submitted for building permits shall be
24 inches by 36 inches.
21.
Site Plan: A competently prepared site plan shall be submitted and approved prior to issuance
of building permit. This plan shall reflect site drainage and parking and shall address how
access is provided from the public way.
22.
Special Inspections: When a special inspection is required by the U.B.C. Section 1701, the
architect or engineer of record shall prepare an inspection program that shall be submitted with
U.B.C. Section 106.3.5. Please obtain City of Campbell Special Inspection forms from the
Building Inspection Division Counter.
23. Santa Clara Valley Non-Point Source Pollution Control Program: The City of Campbell,
Planning Commission Resolution No..~261
PLN 1999-22/PLN2000-12 -- 63 N. First Street - Planned Development Permit & Tree Removal Permit
Page 6
Standard Santa Clara Valley Non-Point Source Pollution Control Program specification sheet
shall be part of plan submittal. The specification sheet (size 24 inches by 36 inches) is available
at the Building Division service counter.
24.
Title 24 Accessibility - Commercial: On site general path of travel shell 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.
25.
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.
26. Approvals Required: The project requires the following agency approvals prior to issuance of
the building permit:
A. Santa Clara County Fire Department
FIRE DISTRICT
27. No Fire District requirements.
PASSED AND ADOPTED this 22nd day of February, 2000, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
COMMISSIONERS:
Francois, Gibbons, Hernandez, Keams, Lindstrom, Lowe
None
Jones
None
ATTEST ·
.... --'>Ellzabeth Gibbons, Chair
S'~Secreta~~