PC Res 3290RESOLUTION NO. 3290
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL APPROVAL (PLN2000-86) TO ALLOW THE
CONSTRUCTION OF A 29,300 SQUARE FOOT, TWO-STORY
OFFICE/RETAIL BUILDING AND RETAIL PAD AT
KIRKWOOD PLAZA SHOPPING CENTER AND A TREE
REMOVAL PERMIT (PLN2000-108) TO REMOVE 17 TREES
FROM THE PARKING LOT AREA ON PROPERTY LOCATED
AT 1570-1600 W. CAMPBELL AVENUE IN A C-1-S
(NEIGHBORHOOD COMMERCIAL) ZONING DISTRICT.
APPLICATION OF MR. JOHN KIRKORIAN, ON BHELAF OF
KIRKORIAN DEVELOPMENT. FILE NOS. PLN2000-
86/PLN2000-108.
After notification and public heating, 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 PLN2000-86/PLN2000-108:
The proposed office and retail uses are consistent with the commercial land use designation
of the General Plan and the C-1-S (Neighborhood Commercial) zoning designation for the
site
2. The existing commercial shopping center is compatible with the surrounding development
and uses.
3. The proposed expansion of the shopping center is compatible with the adjacent land uses and
the surrounding neighborhood.
4. The existing shared parking facilities of the shopping center will adequately address the
parking needs of the subject site.
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The removal of existing trees within the parking area will be mitigated by the requirement for
a landscaping plan and the provision of additional trees within landscape islands and along
the perimeter of the building.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
Planning Commission Resomtion No. 3290
PLN2000-86/108 - 1570-1600 W. Campbell Avenue - Kirkwood Shopping Center
Page 2
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.
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
1. Approved Project: Approval is granted for a Site and Architectural Application (PLN2000-
86) to allow the construction of a 29,300 square foot retail/office building, 14,490 square foot
retail pad, revised parking layout and a Tree Removal Permit to remove 17 trees. Project
shall substantially conform, except as may be modified by the Conditions of Approval
contained herein, to the plans prepared by Hagman Associates Architects dated 7/27/00.
2. Landscape and Irrigation Plans / Color Samples and Tower Details: The applicant shall
submit 4 sets of landscape/ and irrigation plan to the Planning Department, prior to the
issuance of building permits, for review and approval of the Community Development
Director.
Landscape and irrigation plans to be prepared consistent with the WELS standards and the
Tree Preservation Ordinance. The plan shall include the following:
A. All replacement trees to be twenty-four inch box tree sizes.
B. Provision of planting and irrigation details for all planting areas.
C. Landscape concept to include container planting near building entrances.
D. New landscape islands.
Planning Commission Resolution No. 3290
PLN2000-86/108 - 1570-1600 W. Campbell Avenue - Kirkwood Shopping Center
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Prior to the issuance of building permits, the applicant shall submit specific color samples of
building walls and tower details for review and approval of the Community Development
Director. The intent of this condition is to ensure the compatibility of color and material
selection with the remaining portion of the shopping center.
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.
On-site lighting: 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 of the Community development Director. All lighting shall be shield away from
adjacent residential uses and a lighting plan shall be approved prior to the issuance of any
building permits.
5. Delivery Hours/Noise: Delivery hours shall be restricted to 7 a.m. to 9 p.m. Signing shall be
installed at service doors notifying the restriction of delivery hours.
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Parking, Driveways and Maintenance of Vacant Lot: 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. Unimproved lot shall be maintained free of any weeds
and/or debris.
Mechanical Equipment: All roof mounted and ground mounted equipment shall be screened
with architecturally compatible materials, subject to approval of the Community
Development Director, prior to the issuance of building permits.
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Garbage Collection: Trash Containers of a size and quantity necessary to serve the new
building shall be in areas approved by the Fire Department and Community Development
Director. Unless otherwise noted, enclosures, shall consist of a concrete floor surrounded by
a solid wall or fence and have self closing doors of a size specified by the Fire Department.
All enclosures to be construct at grade level and have a level area adjacent to the trash
enclosure area to service the containers and to be architecturally compatible with the building
walls.
Operational Hours: Operational hours shall be limited to 7 a.m. to 11 p.m. daily for both
office and retail uses, unless a conditional use permit is obtained from the Planning
Commission for late night operations.
Planning Commission Resolution No. 3290
PLN2000-86/108 - 1570-1600 W. Campbell Avenue - Kirkwood Shopping Center
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BUILDING DEPARTMENT
10. 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.
11. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
12. Size of Plans: The maximum size of construction plans submitted for building permits shall
be 24 in. X 36 in.
13. Soils Report: Two copies of a current soils report, prepared to the satisfaction of the
Building Official, containing foundation and retaining xvall design recommendations shall be
submitted with the building permit application. This report shall be prepared by a licensed
civil engineer specializing in soils mechanics.
14. 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
15. 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.
16. 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.
17. Santa Clara Valley 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.
Planning Commission Resomtion No. 3290
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18.
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.
19.
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.
20.
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
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. Bay Area Air Quality Management District (Demolitions Only)
FIRE DEPARTMENT
21. Applicable Building Permits: Review of this developmental 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.
22.
Required Fire Flow: The required fire flow for this project is 4,500 gpm at 20 psi residual
pressure. As fire sprinklers will be installed, the fire flow has been reduced by 50%
establishing a required adjusted flow of 2250 gpm at 20 psi residual pressure. The adjusted
fire flow is available from area water mains and fire hydrant(s) which are spaced at the
required spacing.
23.
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 equipped throughout with
an automatic fire sprinkler system, hydraulically designed per National Fire Protection
Association (NFPA) Standard # 13.
A copy of the fire department "approved" underground fire service drawings shall be
provided to the appropriate water company for record purposes, prior to installation. To
prevent engineering delays, the underground contractor shall submit to the fire department
three sets of shop drawings designed per NFPA Std. 24, a completed permit application and
application fees for review and approval as soon as possible.
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Public Fire Hydrant(s) Required: Provide one private on-site fire hydrant(s) at location(s) to
be determined by the Fire Department and San Jose Water Company. Hydrant spacing shall
not exceed 250 feet, with a minimum single flow of 1,500 GPM at 20 psi, residual. Prior to
applying for building permit, provide civil drawings reflecting all fire hydrants proximal to
the site. To prevent building permit delays, the developer shall pay all required fees to the
water company ASAP.
Private On-Site Fire Service Mains and/or Hydrants: Installation of private fire service mains
and/or fire hydrants shall conform to National Fire Protection Association (NFPA) Standard
#24, and Fire Department Standard Details and Specification W-2. A separate installation
permit from the Fire Department is required.
Fire Hydrant Location Identifier: Prior to the project final inspection, the general contractor
shall ensure that a "Blue" dot has been placed in the roadway, as directed by the fire
department.
Fire Apparatus (Engine) Access Roads Required: Provide access roadways with a paved all
weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet, 6
inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a
maximum slope of 15%. Installations shall conform with Fire Department Standard Details
and Specifications Sheet A-1
Fire Lane Markings Required: Provide markings for all roadways within the project.
Markings shall be per Fire Department specifications. Installations shall also conform to
Local Government Standards and Fire Department Standard Details and Specifications A-6.
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 background.
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.
Future Retail Building: Note that the proposed retail/office building (within this submittal) is
considered separate from the proposed "future" retail building. A separate fire service for that
building will be required at the time of planning submittal for that future project. It is also
noted that it appears that fire service for this new proposed building is located partially below
the building pad. This condition shall not be permitted.
Planning Commission Reso.ation No. 3290
PLN2000-86/108 - 1570-1600 W. Campbell Avenue - Kirkwood Shopping Center
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PUBLIC WORKS DEPARTMENT
32. Preliminary Title Report: Prior to issuance of any building pcmfits for the site, the applicant
shall provide a current Preliminary Title Report for each parcel.
33. Easements: Prior to issuance of any building permits for the site, the applicant shall provide
private Easements for reciprocal ingress and egress, reciprocal parking, and drainage.
34. 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:
Reconstruct the three existing non-ADA compliant pedestrian ramps on Campbell
Avenue and San Tomas Aquino Road.
Remove two existing substandard street lights, one on Campbell Avenue and one on
San Tomas Aquino Road, and replace with standard street lights.
Install additional standard streetlights in accordance with the City's Street Lighting
Policy, as necessary.
Install additional street trees, as necessary, to provide street trees at approximately 40
feet on center.
Construction of conforms to existing public and private improvements as necessary
35. 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.
36. 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.
37. 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.
38. 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
Planning Commission Resolution No. 3290
PLN2000-86/108 - 1570-1600 W. Campbell Avenue - Kirkwood Shopping Center
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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.
39. Covenants, Conditions, and Restrictions: Provide copies of CC&Rs for review by the City.
40. Site Plan: Show the following information on the Site Plan. · Designate Parcels 1, 2, and 3 of Parcel Map 672, Page 42, including distances and
bearings.
· Easements
PASSED AND ADOPTED this 22nd day of August, 2000, by the following roll call vote:
AYES: Commissioners: Francois, Gibbons, Keams, Lindstrom,
NOES: Commissioners: Hernandez, Jones, Lowe
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None
ATTEST:
APPROVED:
Sharon Fierro, Secretary
Gibbons, Chair