PC Res 3217RESOLUTION NO. 3217
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
APPROVAL TO ALLOW THE CONSTRUCTION OF A TWO-STORY
OFFICE BUILDING ON PROPERTY LOCATED AT 14419 S. BASCOM
AVENUE IN A PO (PROFESSIONAL OFFICE) ZONING DISTRICT.
APPLICATION OF MR. GREG BENTON, ON BEHALF OF DENNIS AND
DORA WONG. FILE NO. S 98-24.
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 S 98-24:
1. An Initial Study was prepared for this project which concludes there are no significant
environmental impacts and a Negative Declaration has thus been prepared.
2. The medical office proposal is consistent with the office General Plan designation and the P-O
(Professional Office) Zoning for the site.
3. The proposed building and parking facilities, subject to the recommended conditions of
approval, will result in a project which integrates the project with the surrounding uses.
4. Adequate circulation has been provided on site, and the site is so located on a public street to
accommodate the estimated traffic associated with the project.
5. The proposed project is well sited and designed to be compatible with the surrounding buildings
and uses.
The proposed project, subject to the recommended conditions of approval, meets the required
development standards for the Professional Office Zone, including setbacks, height limitations,
and parking requirements.
7. The project will not create a nuisance due to noise, litter, vandalism, traffic or other factors.
Based upon the forgoing findings of fact, the Planning Commission further finds that:
The proposed project will aid in the enhancement and the harmonious development of the
immediate area. The establishment, maintenance, or operation of the uses will not be
detrimental to the public health, safety, peace, morals, comfort or general welfare of persons
residing or working in the neighborhood of the project.
2. The proposed site is adequate in size and shape to accommodate the proposed uses and building.
3. The proposed project is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
Planning Commission Resolution No. 3217
S 98-24 - 14419 S. Bascom Avenue
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 ordinance of the City of Campbell and the State of
California. 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 Site and Architectural Review Permit (S 98-24)
allowing redevelopment on property located at 14419 S. Bascom Avenue consisting of the
following:
A. Removal of the existing house and parking area.
B. Construction of a two-story office building with ground floor of 2,190 gross square feet, plus
a 12 vehicle parking lot, and a second floor of 2,740 square feet. Project approval shall
substantially comply with project plans prepared by Greg W. Benton, Architect, dated 1-18-
99, except as modified by the Conditions of Approval contained herein.
Parking. Prior to building occupancy, applicant shall record a covenant, running with the land,
which shall restrict use of the building site to a maximum of 2 doctors/dentists. The covenant
may indicate that this will not prevent the owner from petitioning the City to change the terms of
the covenant, should the City parking requirements change, the square footage of the building be
reduced, or should other changes occur which lessen the parking demand/requirement. The
covenant may also provide that if the property owner desires to use the building for non-medical
office use in the future, it must be demonstrated that the office use generates a parking demand
(including employees and customers) that does not exceed the 12 parking spaces provided. The
justification must be provided to the satisfaction of the Community Development Director.
Landscaping and Sidewalks. Prior to submittal of plans for building permits, the applicant shall
provide planting, hardscape and irrigation plans prepared by a Landscape Architect for City
review and approval, which include, but are not limited to the following:
A. Screening of any above ground utility and services accouterments, including, but not limited
to trash enclosures, meters, transformers, and anti-siphon devices.
B. The landscaping of all areas indicated on the approved site plans, to include street trees.
C. Details of the design of the property line wall.
Signage. No signage is approved as part of the development application approved herein. The
applicant shall submit a master sign plan for the development. 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, and consistent with the standards for
signing in the P-O Zoning District.
5. Construction Measures for Compatibility. The applicant shall implement the following
measures to ensure that construction practices do not disturb surrounding streets and uses:
Planning Commission Resolution No. 3217
S 98-24- 14419 S. Bascom Avenue
Page 3
The applicant shall submit a construction management plan to the City for review and approval.
Such plan shall address the provision of adequate access to the surrounding parcels and for the
public on the adjacent streets and sidewalks.
A. Construction activities will be limited to daytime 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.
Any exception to these times shall require an exception by the City Building Official.
B. No pile driving is allowed for construction of the project.
C. All internal combustion engines for construction shall be properly muffled and maintained.
D. All stationary noise generating construction equipment, such as air compressors and portable
power generators, will be located as far as practical from the existing residences located to
the northeast, and the existing businesses and County Library.
E. Soil management: All active construction areas shall be watered at least twice daily. All
trucks hauling soil and other small materials shall be covered. All sidewalks, parking areas,
driveways, adjacent streets and sidewalks shall be swept daily, as directed by the City
Engineer. Any stockpiles of materials shall be treated so as to prevent their being blown,
dragged, or otherwise carried off site. Erosion control measures shall be undertaken as
directed by the City Engineer.
Garbage Collection: The plans submitted for building permits shall include a masonry trash
enclosure, finished and detailed to either match the building texture and colors, or match the
masonry wall. If made of the wall material, the landscape plan shall include vines to be trained
to cover the exterior of the enclosure. The enclosure shall included heavy gauge steel doors and
heavy duty hinges, painted to match the building. The location, specifications and design for the
enclosure shall be submitted for design review and approval by the Community Development
Department (Planning Division, Building Division), the Fire District, and the City's scavenger
company. The design shall meet requirements for the disposal of medical wastes.
Appearance of Utilities: The developer shall be responsible to ensure that all utilities and utility
boxes, pipes, meters, etc. shall be underground. Any portion of any utility system which cannot
be placed underground shall be included on the site plan submitted for the building permit, with
details indicating how they are to be screened from public view. A letter shall be submitted to
the Community Development Director for approval containing detailed information regarding
the reason why the particular unit cannot be accommodated underground. Said utilities shall
include, but not be limited to backflow prevention devices, air conditioning equipment, gas
meters, cable boxes, transformers, controllers and the like.
Mechanical Equipment: No roof-mounted equipment is approved, except as submitted to and
approved by the Community Development Director. Any such equipment must be shown to be
screened from view in a manner which complements the building architecture. Any ground-
mounted equipment visible to the public shall be screened with building materials similar to the
building, subject to the approval of the Community Development Director. All roof vents shall
be painted to match the roof.
Planning Commission Resolution No. 3217
S 98-24 - 14419 S. Bascom Avenue
Page 4
UBC, Building Permit: Building construction plans and permits shall be obtained, in
compliance with the Uniform Building Code. The proposed use most closely resembles an office
('B') and a parking (S3") occupancy, Type VN construction.
A. SH3 i.) Provide a one (1) hour separation between the occupancies. UBC T 3-B.
ii) Type VN, B occupancies require protected openings within ten (10) feet of the
property line. Provide aA hour fire protection for openings on the north side of the
building. UBC T 5-A.
iii) The landing at the bottom of the northwest side stairway shall conform to UBC
1006.3 exc 2 for rise and run.
iv) The intermediate step between landings in the south stairway for conformity. UBC
1006.7
v) All treads to be slip-resistant and striped. CAC D-7.2.
B. SH 7 The skylights conform to UBC 2603.7.1 for maximum area, minimum separation and
distance from property lines.
C. SH 8,9 The elevations do not depict the northwest stairway. UBC 106.3.3.
10. Disability Access: The building shall be designed to provide access to disabled persons in
accordance with the Uniform Building Code (UBC), the Uniform Federal Accessibility
Standards (UFSA) and the federal Americans with Disabilities Act (ADA). Include a dedicated
walkway from the disabled parking lot space to an elevator or route to the exterior of the
building without traveling behind parked vehicles or within vehicle paths of travel.
11. Fireflow: A minimum fireflow of 1,750 gallons per minute at 20 pounds per square inch
residual pressure is required. The required fireflow is available from area water mains. It is
noted, however, that the existing available fire hydrants are not spaced adequately to deliver the
required fire flow.
12. Public Fire Hydrant Required Provide public fire hydrant at location to be determined jointly by
the Fire department and the San Jose Water Company. Maximum hydrant spacing shall be 250
feet, with a minimum single hydrant flow of 1500 GPM at 20 psi, residual. If area fire hydrants
exist, reflect their locations on the civil drawings included with the building permit submittal.
Required fees to be paid ASAP to prevent engineering delays.
13. Fire Apparatus (Engine) Access Roads Required. Provide access roadways with a paved all
weather surface and a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6
inches, minimum 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 A-1.
14. Fire Lane Markings: Provide marking for all roadways within the project. Markings shall be per
Fire department specifications. Installations shall also conform to Local Government Standard
Details and Specifications A-6.
Planning Commission Resolution No. 3217
S 98-24 - 14419 S. Bascom Avenue
Page 5
15. Parking Along Roadways: The required width of fire access roadways shall not be obstructed in
any manner. Parking will not be allowed along roadways (driveways) which are less than 28
feet in width. Roadway width shall be measured face of curb to face of curb.
16. Fire Department Key Box: Provide an approved Fire Department key box and appropriate
building keys. Installations shall conform with Fire Department Standard Detail and
Specification K- 1.
17. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
18. Street Improvements: Prior to issuance of any grading, drainage 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 improvements, as required by the City Engineer. The plans shall include the
following:
a. Removal and disposal of existing concrete depressed curb and one existing substandard
street light.
b. Installation of curb and gutter, 10 foot commercial sidewalk, commercial driveway
approach, and one street light. Installation of the street light may be deleted as
determined by the City Engineer.
c. Installation of tree wells, irrigation system, and street trees at 40 foot on center.
d. Protection and/or replacement of all existing underground utilities, including signal
interconnect conduits, street lighting conduits, and PG&E, PacBell, and TCI facilities.
e. Construction of all conforms necessary to join existing improvements.
f. Installation of traffic control signs and markings, as determined by the City Engineer.
g. Installation of all existing and new water meters and sewer cleanouts on private
property behind the public right-of-way line.
h. Installation of 2 inch asphalt overlay from lip of gutter to street centerline along entire
Bascom Avenue footage following utility cuts and installation.
19.
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
company.
20. Utility Installation Plan: Prior to issuance of building permits, the applicant shall submit a
Utility Installation Plan and Schedule for approval by the City Engineer for installation of all
utilities. Streets which have been resurfaced within the previous 5 years will require boring
and jacking for all new utility installations and will also require a pavement restoration plan
for approval by the City Engineer prior to any utility installation.
Planning Commission Resolution No. 3217
S 98-24 - 14419 S. Bascom Avenue
Page 6
21. 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.
22. Grading and Drainage Plan: Prior to issuance of any grading, drainage 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.
23. Storm Drain Area Fee: Prior to issuance of any grading, drainage, or building permits for the
site, the applicant shall pay the required Storm Drain Area fee. The current fee is $ 2,500.00
per acre.
24. National Pollution Discharge Elimination System: Prior to issuance of any grading, drainage,
or building permits, the applicant shall comply with the NPDES and Title 14 of the
Municipal Code concerning storm water pollution control.
25. Site Plan: Prior to processing the formal application, the developer must submit a complete
Site Plan, including the information listed on Attachment A of the Site and Architectural
Review application and other appropriate information required by the City Engineer.
26. City of San Jose Permit: Any construction within the San Jose city limits will require a permit
from that City.
PASSED AND ADOPTED this 26th day of January, 1999, by the following roll call vote:
AYES: Commissioners:
NOES: Commissioners: Lowe
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None
Francois, Gibbons, Jones, Kearns, Lindstrom
/~~ APPROVED:
Steve Yiasecki, Secretary
Brad Jones,~d~ir