PC Res 3237RESOLUTION NO. 3237
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CAMPBELL GRANTING A SITE AND ARCHITECTURAL APPROVAL TO
ALLOW A NEW 3,330 SQUARE FOOT COMMERCIAL BUILDING ON
PROPERTY LOCATED AT 3245 S. WINCHESTER BOULEVARD IN A C-2-S
(GENERAL COMMERCIAL) ZONING DISTRICT. APPLICATION OF MR. JAMES
SMITH. FILE NO. S 99-04.
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 99-04:
An initial study was prepared for this project, which concludes there are no significant
environmental impacts, and a Negative Declaration has been prepared for this project.
The proposed building design and site layout are consistent with the commercial land use of the
General Plan and the (C-2-S) General Commercial designation for the site. The proposed
achieve the following objectives:
a) Provides an attractive architectural elevation of the building towards the street frontage
b) Accommodates driveways and parking circulation to serves the proposed use consistent with
the parking standards of the City.
c)Creates an architecturally pleasing project reflective of the other approved commercial
buildings along this portion of Winchester Blvd.
3. The proposed circulation accommodates the parking and access needs of the applicant.
The proposed project design addresses the site planning issues of the building placement at the
rear of the property buffering the residential use to the rear and integrates the use with the
surrounding neighborhood and uses.
5. The project site plan indicates that 23 percent of the project will be landscaped.
6. The project will not create a nuisance due to noise, litter, vandalism, traffic or other factors.
The project will not significantly disturb the peace and enjoyment of nearby residential
neighborhood.
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 uses will 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.
Planning Commission Resolution No. 3237
$ 99-04 - 3245 S. Winchester Boulevard
Page 2
The proposed site layout provides a desirable site layout for a commercial use along this portion
of Winchester Boulevard.
The project is adequately served by streets of sufficient capacity to carry the kind and quantity
of traffic such uses would generate.
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. Project Approval - Approval is granted for a Site and Architectural Review Permit (S 98-04)
allowing development on property located at 3245 S. Winchester Blvd. consisting of the
following:
· A 3330 square feet retail building and related parking and landscape areas Project approval
shall substantially comply with project plans prepared by Bruce Johnson, Architect, dated
9/16/99 and 9/27/99, except as modified by the Conditions of Approval contained herein.
Detailed Building Elevations
A. Revised Elevation - The applicant shall continue to work with staff on resolving the
exterior treatment providing further detail of architectural details enhancements. Details
shall include elimination of the covered arcade, expansion of the canvas awnings, provision
of split face block or stucco finish on the north and west elevation and refinement of the
window sizes. Details to be approved by the Community Development Director upon
recommendation of the Architectural Advisor.
B. Materials and Colors: The applicant shall work with staff upon the recommendation of the
Architectural Advisor to select specific building colors and materials for the new buildings.
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,
subject to review by the Community Development Director.
Planning Commission Resolution No. 3237
S 99-04 - 3245 S. Winchester Boulevard
Page 3
o
On-site Lighting: Details of project lighting shall be approved by the Planning Department prior
to the issuance of building permits. Lighting shall be directed to prevent glare on adjacent
properties or on the public right-of-way.
Landscape/Screen Wall 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:
A) Installation of a 3 to 3.5 foot screen wall to soften the appearance of the parking area.
B) Provision of irrigation and planting details for all planting areas.
C) Introduce a minimum 24-inch box trees and 5 gallon shrubs as a part of the landscaping
concept.
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. 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).
o
Construction Mitigation Measures: The applicant shall implement measures as specified in the
Initial Study including the following:
1. 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.
2. No pile driving is allowed for construction of the project.
3. All internal combustion engines for construction equipment used on the site will be properly
muffled and maintained.
4. 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.
5. All active construction areas shall be watered at least twice daily.
6. Cover all trucks hauling soil and other loose materials stationed or prior to leaving the site.
7. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and staging
areas at the construction site.
8. Sweep daily all paved access roads, parking areas, staging areas, and adjacent public streets
as directed by the City Engineer.
9. Enclose, cover, water or apply soil binders to exposed stockpiles.
10. Install sandbags or other erosion control measures to prevent runoff to all roadways,
waterways or pubic walkways accessed by the public.
Planning Commission Resolution No. 3237
S 99-04 - 3245 S. Winchester Boulevard
Page 4
Archaeological Monitoring Program: Provide an archaeological monitoring program prepared
by a qualified archaeologist to monitor all subsurface excavation and construction for review
and approval by the Community Development Director prior to the issuance of building
permits.
PUBLIC WORKS DEPARTMENT
10. Preliminary Title Report: Prior to issuance of any grading, drainage or building permits for the
site, the applicant shall provide a current Preliminary Title Report.
11.
Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building permits
for the site, the applicant shall grant additional Right-of-Way (3 feet) for Public Street Purposes
along the Winchester Boulevard frontage to accommodate 45 feet from the existing center line.
The applicant shall cause all documents to be prepared as necessary to submit to the City for
review and record the dedication.
12.
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:
· Removal of existing curb, gutter, sidewalk and two driveway approaches.
· Construction of new curb, gutter, 10-foot sidewalk, one ADA compliant driveway approach,
street trees, tree wells and irrigation system at 40 feet on center.
13. 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.
14.
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.
15.
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 that have
been resurfaced within the previous 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.
16.
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.
Planning Commission Resolution No. 3237
S 99-04 - 3245 S. Winchester Boulevard
Page 5
17.
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. Should the development require hauling of soil or other demolition
materials on or off site, the applicant shall request and obtain approval of a haul route from the
City Engineer.
18. 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.
19.
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.
20.
Site Plan: Upon submittal of an application for an encroachment permit, the applicant shall
provide a complete and accurate site plan in accordance with Attachment A and the enclosed
plot plan.
COMMUNITY DEVELOPMENT REQUIREMENTS
21. Garbage Collection - Trash containers of a size and quantity necessary to serve new or modified
building areas shall be located in areas approved by the Fire Department. 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 constructed
at grade level and have a level area adjacent to the trash enclosure area to service these
containers and to be architecturally compatible with the building walls.
22.
Mechanical Equipment - All roof-mounted and ground level mechanical equipment on new or
remodeled structures on site, which are visible from the public right of way, shall be screened
with similar building materials subject to the approval of the Community Development
Director.
23.
Disabled Accessibility - All new and remodeled buildings shall provide disabled access in
accordance with the Uniform Building Code (UBC), and the Uniform Federal Accessibility
Standards (UFAS) and the Federal Americans with Disabilities Act (ADA).
Planning Commission Resolution No. 3237
S 99-04 - 3245 S. Winchester Boulevard
Page 6
FIRE DEPARTMENT REQUIREMENTS
24. Developmental Review: Review of this proposal is limited to 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 or building standards. Prior to
performing any work, the applicant shall apply to the Building Department for appropriate
construction permits.
25.
Required Fire Flow: Required fire flow for this project is 2,500 GPM at 20 psi residual pressure.
The required fire flow is available from area water mains and fire hydrant(s)which are spaced at
the required spacing.
26.
Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of 2,000
GPM, or in excess of two stories in height or, 35 Feet in height shall be equipped throughout with
an approved fire sprinkler system. The fire sprinkler system shall be hydraulically designed per
National Fire Protection Association(NFPA) Standard # 13, 1994 edition.
27.
Fire Department Key Box Required: Provide an approved fire department key box and appropriate
building keys. Installations shall conform with Fire Department Standard Detail and Specification
K-1.
BUILDING DIVISION REQUIREMENTS
28. Building Submittal: All building permit submittals shall require that the conditions of approval
shall be printed on the first page of all sets of plans.
29.
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.
30. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permits.
31. Size of Plans: The maximum size of construction plans submitted for bulding permits shall be 24"
x 36". The minimum size is 18" x 24".
32.
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. A licensed civil engineer specializing in soils mechanics shall
prepare this report.
33.
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
Planning Commission Resolution No. 3237
S 99-04 - 3245 S. Winchester Boulevard
Page 7
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. Finished floor elevation (first floor)
C. Foundation Comer locations.
34. Title 24 Energy Compliance: California Title 24 Energy compliance forms CF-iR and MF-1R
shall be blue-lined on the construction plans.
35.
Special Inspections: When a special inspection is required by UBC 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 UBC Section
106.3.5. Please obtain City of Campbell Special Inspection Forms from the Building Inspection
Division counter.
36.
The City of Campbell Standard Santa Clara Valley Non-Point Source Pollution Control Program:
This specification sheet shall be part of plan submittal. The specification sheet (size 24" x 36" is
available at the Building Division service counter.
37.
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 Districts:
1. Campbell Union School District
2. Moreland School District
3. Cambrian School District
PASSED AND ADOPTED this 12th day of October, 1999, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners: Francois, Gibbons, Kearns, Lindstrom
Commissioners: Hemandez, Lowe
Commissioners: Jones
Commissioners: None
APPROVE ~1~
Elizabeth Gi~ons, Acting Chair
ATTESt.'
Steve Piasecki, Secretary