PC Res 3314RESOLUTION NO. 3314
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL APPROVAL (PLN2000-122) TO ALLOW
THE CONSTRUCTION OF A NEW 6,300 SQUARE FOOT, TWO-
STORY COMMERCIAL BUILDING ON PROPERTY LOCATED
AT 1870 S. BASCOM AVENUE IN A C-2-S (GENERAL
COMMERCIAL) ZONING DISTRICT. APPLICATION OF MR.
BOB LONGINETTI. FILE NO. PLN2000-122.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the heating was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2000-122:
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.
The proposed retail/office building, as conditioned, is well designed and architecturally
compatible with other developments in the surrounding area and is consistent with the
development standards for commercial uses.
3. The proposed project is compatible with the adjacent commercial and residential uses.
4. The proposed project will install streetscape improvements along South Bascom Avenue and
McBain Avenue.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
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.
Planning Commission Resolution No. 3314
PLN2000-122 - 1870 S. Bascom Avenue -Bob Longinetti -New Commercial Building
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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
Approved Prqject: Approval is granted for a Site and Architectural Review Permit to allow
the construction of a new 6,300 square-foot two-story commercial building at 1870 South
Bascom Avenue. The building shall consist of 1,350 square-feet of retail space on the
ground floor and 4,950 square-feet of office space on the second floor. Project approval shall
substantially comply with project plans prepared by Richard Fish, A.I.A., that were received
by the Planning Department on November 21, 2000, except as modified by the Conditions of
Approval herein.
2. Retail Uses Only on the Ground Floor: The 1,350 square-foot ground floor shall be occupied
by retail uses only.
Landscape and Irrigation Plans: The applicant shall submit four (4) sets of landscape and
irrigation plans to the Planning Division, prior to the issuance of building permits, for review
and approval by the Community Development Director. Landscape and irrigation plans shall
be consistent with the City's Water Efficient Landscaping Standards.
On-site lighting: The applicant shall submit a lighting plan, light fixture details and illustrated
brochures indicating the location and design of light fixtures and parking lot lighting to the
Planning Division, prior to the issuance of building permits, for review and approval by the
Community Development Director. All lighting shall be arranged and shielded so that light is
reflected away from adjacent residential uses and so that there is no glare which will cause
unreasonable annoyance to occupants of residential properties or otherwise interfere with the
public health, safety or welfare.
Mechanical Equipment: All roof mounted and ground mounted equipment shall be screened
with architecturally compatible materials, subject to approval by the Community
Development Director, prior to the issuance of building permits.
o
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.
Planning Commission Resolution No. 3314
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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.
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.
Site and Architectural Approval Expiration: The Site and Architectural approval (PLN2000-
122) for this project is valid for a period of one (1) year from the Planning Commission
approval. All conditions of approval specified herein must be completed within one year
from the date of approval, or the permit shall be void.
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 inches by 36 inches.
13. 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.
14. 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.
15. Site Plan: Application for building permit shall include an accurate site plan that identifies
property 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.
16. 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:
Planning Commission Resolution No. 3314
PLN2000-122 - 1870 S. Bascom Avenue-Bob Longinetti -New Commercial Building
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a. pad elevation
b. finish floor elevation (first floor)
c. foundation comer locations
17. 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.
18. 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.
19. 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.
20. 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.
21. 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.
22. Approvals Required: The project requires the following agency approvals prior to issuance
of the building permit:
a. West Valley Sanitation District (378-2407)
b. Santa Clara County Fire Department (378-4010)
c. School Districts:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (379-1370)
iv) Cambrian School District (377-2103)
Note: To Determine your district, contact the offices identified above. Obtain the School
District payment form from the City Building Division, after the Division has approved the
building permit application.
23. Masonry Wall/ Fencing: A masonry wall at least six-foot high is required along the east
property line. This masonry wall or any newly proposed fencing shall comply with Section
21.59.090 of the Campbell Municipal Code. A wall/fencing plan depicting wall/fencing type
Planning Commission Resolution No. 3314
PLN2000-122 - 1870 S. Bascom Avenue-Bob Longinetti -New Commercial Building
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and height shall be submitted to the Planning Division, prior to the issuance of building
permits, for review and approval by the Community Development Director.
24. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences. Any vacant 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).
25. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the standards in Chapter 21.50 of the Campbell Municipal Code.
PUBLIC WORKS DEPARTMENT
26. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
27. Right-of-Way for Public Street Purposes: Prior to prior issuance of any grading or building
permits for the site, the applicant shall cause seven (7) feet of additional right-of-way to be
granted for public street purposes along the South Bascom Avenue frontage to accommodate
an 80 foot half-street right-of-way. The additional right-of-way shall include a 20 foot return
radius from the new fight-of-way on Bascom Avenue to the existing right-of-way on McBain
Avenue. 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.
28. 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:
South Bascom Avenue
· Removal of existing sidewalk on South Bascom Avenue
McBain Avenue.
· Removal of the existing curb and gutter, as necessary.
· Construction of curb and gutter, as necessary.
·
including the return to
Construction of ADA compliant pedestrian ramp at McBain Avenue. Installation of
Streetscape Improvements including 7 foot wide sidewalk located from 10 feet to 17
feet from the face of curb.
Installation of street trees, landscape, and irrigation per Streetscape Standards.
McBain Avenue
· Remove existing rolled curb and gutter.
· Reconstruction of AC pavement to centerline.
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PLN2000-122 - 1870 S. Bascom Avenue-Bob Longinetti -New Commercial Building
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Reconstruction of concrete median island.
· Construction of curb and gutter, 10 foot concrete sidewalk with tree wells at maximum
40 feet on center.
· Installation of street trees and irrigation system.
Both South Bascom Avenue and McBain Avenue
· Installation of traffic control signs, stripes, posts, and related facilities as necessary.
· Construction of conforms to existing public and private improvements as necessary.
· Installation of street lights on South Bascom Avenue and McBain Avenue in
accordance with the City's Street Lighting Policy.
· Protection, relocation, and/or installation of underground utilities including traffic
signal, traffic communication control box, signal interconnect conduits, street lighting
conduits, PG&E, Pac Bell, AT&T, and related facilities as necessary.
29. 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.
30. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall
provide a Soils Report prepared by a registered geo-technical or civil engineer.
31. 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.
32. 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 five (5) years will require boring and jacking
for all new utility installations. The applicant shall also prepare pavement restoration plans
for approval by the City Engineer prior to any utility installation or abandonment.
33. 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.
34. 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 which is $2,500 per acre.
35. 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. 3314
PLN2000-122 - 1870 S. Bascom Avenue-Bob Longinetti -New Commercial Building
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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.
36. Site Plan: Upon submittal of a formal application, the developer shall provide a complete
and accurate Site Plan in accordance with the Planning Division's checklist.
FIRE DEPARTMENT
37. 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.
38. Required Fire Flow: The required fire flow for this project is 2,250 gpm at 20 psi residual
pressure. As fire sprinklers will be installed, the fire flow has been reduced by 50%
establishing a required adjusted fire flow of 1,500 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.
39. 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 San Jose 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.
40. 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.
41. 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.
42. 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.
Planning Commission Resolution No. 3314
PLN2000-122 - 1870 S. Bascom Avenue-Bob Longinetti -New Commercial Building
Page 8
PASSED AND ADOPTED this 28t~ day of November, 2000, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Commissioners: Doorley, Francois, Gibbons, Hernandez, Jones, Lindstrom
Commissioners: None
Commissioners: Lowe
Commissioners: None
APPROVED: ~/.4~.~~ x~-5~/
~-~zal~h Gibbons, Ch~ir
Sharon Fierro, Secretary