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PC Res 3247RESOLUTION NO. 3247 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED DEVELOPMENT PERMIT (PD 99-03) TO ALLOW THE USE OF AN HISTORIC RESIDENCE FOR OFFICE USE AND CONSTRUCTION OF A 672 SQUARE FOOT ADDITION ON THE SECOND FLOOR OF THE EXISTING BUILDING AND THE CONSTRUCTION OF A NEW 7,507 SQUARE FOOT, TWO-STORY OFFICE BUILDING AT THE REAR OF THE SITE, ON PROPERTY LOCATED AT 20 UNION AVENUE IN A PD (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR. JOE QUILICI. FILE NO. PD 99-03. 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 respect to application PD 99-03: 1. The proposed Planned Development Permit is consistent with the recommended Professional Office Use designation for the project site. 2. The design and siting of the office building and the restoration of the historic residence for adaptive reuse as an office building preserves an historic building in the Community. 3. The location of the new office building at the rear of the site preserves the historic setting of the existing building on Union Avenue. 4. The project provides 37 on-site parking spaces for the office use which are adequate for the proposed professional office use. 5. The proximity of the proposed project to the VTA bus line on Campbell Avenue, the Downtown Light Rail Station will reduce the parking demand for the office building. 6. The proposed professional office project provides a viable adaptive reuse of this historic site which is compatible and complements the surrounding commercial uses. The proposed project provides an attractive street frontage through the preservation of the 30-foot front yard setback, the installation of historic landscape theme and the preservation of the historic structure as the focal point on the street. 8. An initial study was prepared for this project and concludes that there are no unmitigated significant environmental impacts Planning Commission Resolution No. 3247 PD 99-03 - 20 Union Avenue - Joe Quilici Page 2 Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed development and uses clearly will result in a more desirable environment and use of the land than would be possible under any other zoning classification. 2. The development and uses will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. 3. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 4. An initial study has been prepared which concludes that a Negative Declaration should be prepared. No substantial evidence has been presented which shows that the project, as currently presented, and subject to the required conditions of approval, will have a significant adverse impact on the environment. 6. No evidence has been presented which shows that the project will have a substantial impact on plant or animal life. Further, the applicants are notified as part of this application that they are required to comply with all applicable Codes and Ordinances of the City of Campbell and the State of California which pertain to this application and are not herein specified. And, that this approval is granted subject to the following Conditions of Approval. COMMUNITY DEVELOPMENT DEPARTMENT 1. Approved Project: Approval is granted to construct a new two-story office building and to restore an historic dwelling for adaptive reuse as a professional office on property located at 20 Union Avenue. The building designs shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: A. Site plan prepared by Hoskins Engineers, received November 17, 1999. B. Building elevations and floor plans prepared by Michael B. Tregoning, Architect, received November 17, 1999. C. Landscape plans prepared by Favretti, Landscapes and Gardens for Historical Buildings, received November 17, 1999. Planning Commission Resolution No. 3247 PD 99-03 - 20 Union Avenue - Joe Quilici Page 3 o Building Elevations, Details and Colors: The applicant shall submit detailed building elevations and exhibits depicting architectural details. Detailed elevations and exhibits shall be reviewed by and approved by the Community Development Director upon recommendation of the Architectural Advisor prior to the issuance of building permits. Project details include, but are not limited to, the flowing: A) Details of materials to be used on the renovation of the existing historic dwelling. Materials are to be consistent with materials used on historic Craftsman style buildings. B) Details of materials to be used on the new office building. Materials used on the new office building shall be of historic quality or appear to be historic quality so that the contrast between the materials used on the two buildings is not obvious. C) Provision of a color/material sample board specifying color palette, textures and materials. D) Provision of roof samples or brochures or of the color and material of the proposed roofing. E) Provision of window schedules for high quality of window treatments and styles reflecting the high quality historic windows depicted on the elevations. All windows shall be consistent with the Craftsman architectural style of the project. F) Provision of architectural details that are carried throughout all building elevations. G) Provisions for screening air conditioning units and roof equipment to obscure visibility and to preserve the architectural integrity of the buildings. H) Provision of high quality materials used throughout the project. Building Division Submittals: The applicant shall provide a copy of the conditions of approval for the project to be printed on the cover sheet(s) of the plans submitted for any building permits for the project. Landscaping: The applicants shall submit four copies of a detailed landscape and irrigation plan to be reviewed and approved by the Community Development Director prior to issuance of any building permits for the site. A. All street trees shall be a minimum 24" box size. All other trees shall be a minimum 15-gallon size and shall be planted 20 feet on center. Shrubs shall be a minimum of 5-gallon size and shall be planted no less than 30 inches on center. B. Removal of any trees shall require replacement of trees on site in accordance with replacement standards of the City's Water Efficient Landscape Standards (WELS) and the Tree Protection Ordinance. C. All landscaping installed as required per the approved landscape plan shall be maintained in good health. Planning Commission Resolution No. 3247 PD 99-03 - 20 Union Avenue - Joe Quilici Pa~;e 4 D. Landscape Plan shall include the upgrading of landscaping along the Expressway frontage and the landscaping of the median consistent with the conceptual landscape plan. Applicant shall obtain encroachment permits from Santa Clara County for all work performed within their right-of way and to make provisions for the establishment and maintenance of median landscaping for a period of (5) five years from installation. E. All landscaping shall be installed prior to building occupancy. 5. Parking and Driveway: All parking and driveway areas shall be developed in compliance with Chapter 21.50 of the Campbell Municipal Code. A. Traffic markings and signing shall be reviewed and approved by the Community Development Director prior to the issuance of building permits. B. Continued architectural controls to ensure the architectural integrity of the project and the creation of an architectural review committee for the homeowners association. Fences and Wall Plan: Fencing shall be provided at the rear and side property lines, to the satisfaction of the Community Development Director. Any newly proposed fencing shall comply with Section 21.59.090 of the Campbell Municipal Code and shall be submitted for review and approval by the Community Development Department. 7. Graffiti. Graffiti shall be removed from walls and fences within a reasonable period of time. Property Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures shall be secured, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). Utility Boxes and Back-Flow Prevention Devices: Applicant to submit a plan prior to installation of PG&E utility (transformer) boxes and San Jose Water Company back-flow prevention devices, indicating the location of the boxes and screening (if the boxes are above ground) for approval by the Planning Division. 10. Trash Disposal/Recycling: The applicant for the hotel shall submit details regarding the design and location of trash disposal/recycling facilities to the City for review and approval prior to issuance of building permits. Planning Commission Resolution No. 3247 PD 99-03 - 20 Union Avenue - Joe Quilici Page 5 A) On-site lighting: On-site lighting shall not create glare on adjacent properties. Lighting shall be shielded away from adjacent properties and directed on site. The applicant shall submit a lighting plan, including the submittal of a photometrics evaluation, for building, parking lot and landscape lighting to be reviewed and approved by the Community Development Director prior to the issuance of building permits 11. Sign Permit: The applicant shall obtain a sign permit for any new signage. A sign application shall be submitted to the Community Development Department in accordance with the provisions of the Sign Ordinance. No sign shall be permitted until an application is approved a permit issued. 12. Landscape Maintenance: Landscaping shall be maintained in good order and diseased or dead plants shall be removed and replaced as soon as practical. 13. Revised Site Plan: Applicant to submit a revised site plan relocating the unit types on lot 42 and 43 and increasing front yard setbacks of units proposed along the San Tomas Expressway where rear yards may accommodate an adjustment. BUILDING DIVISION: 14. Permits Required: A building permit application shall be required for the proposed structures. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 15. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permits. 16. Size of Plans: The maximum size of construction plans submitted for building permits shall be 24 inches by 36 inches. 17. 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. 18. 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 repot and the building pad elevation and on-site retaining wall locations and elevations are pared according to approved plans. Horizontal and vertical controls shall be se t and certified by a licensed surveyor or registered civil engineer for the following items: Planning Commission Resolution No. 3247 PD 99-03 - 20 Union Avenue - Joe Quilici Page 6 a. Pad elevation b. Finish floor elevation (first floor) c. Foundation corner locations 19. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF- 1R and MF- 1R shall be blue-lined on the construction plans. 20. 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 tot the Building Official for approval prior to issuance of the building permits, in accordance with U.B.C. Section 106.5. Please obtain Cit of Campbell, Special Inspection forms from the Building Inspection Division counter. 21. Stormwater Runoff: The City of Campbell, standard Santa Clara Valley Noon-point Source Pollution control Program specification sheet shall be part of plan submittal. The specification sheet (size 24-iinch by 36-inch) is available at the Building division service counter. 22. Title 24 Accessibility - Commercial: The project shall comply fully with current Stat of California Title 24 Accessibility requiremen5s. 23. 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. 24. Title 24 Accessibility- Commercial: Projects seeking to use the title 24 Hardship Exemption clause shall blue-line completed, City of Campbell "20%" exemption for on submitted construction plans. This for m is available at the building Division service counter. 25. 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. Santa Clara County Health Department d. School District i. Campbell Union School District ii. Campbell Union High School District Planning Commission Resolution No. 3247 PD 99-03 - 20 Union Avenue - Joe Quilici Page 7 SANTA CLARA COUNTY FIRE DEPARTMENT: 26. Development review: Review of this development 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 apply to the Building Department for applicable construction permits. 27. Required fire flow: Required fire flow for this project (residential portion) 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. 28. Automatic Fire Sprinkler System Required: Building s requiring 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 (NPFA) Standard //13. 29. Final Required Fire Flow: Required fire flow may be reduced up to 50% in buildings equipped with automatic fire sprinkler systems but can b no less than 1500 GPM. Therefore the final required fire flow is 1,500 GPM at 20-psi residua pressure. This flow shall be available from any two fire hydrants on or near the site, o long as they are spaced at a maximum spacing of 350 feet. 30. Private Fire Hydrant(s) Required: Provide 1 private on-site fire hydrant installed per NFPA Std. #24, at location(s) to be determined by the Fire Department. Maximum hydrant spacing shall be 250 feet, with a minimum acceptable flow of 1,500 GPM at 20-psi residual pressure. Prior to design, the project civil engineer shall meet with the fire department water supply officer to jointly spot the required fire hydrant location. 31. Private On-Site Fire Service Mains and/or Hydrants: Installation of private fire service mains and/or fire hydrants shall confirm to National Fire Protection Association (NPFA) Standard #24, and Fire Department Standard Details and Specifications W-2. A separate installation permit from this department is required. 32. Timing of Required Water Supply Installations: Installations of required fire service and fire hydrants shall be tested and accepted by he fie Department, prior to the start of framing or delivery of bulk combustible materials. Building permit issuance may be withheld until required installations are completed, tested, and accepted._ Planning Commission Resolution No. 3247 PD 99-03 - 20 Union Avenue - Joe Quilici Page 8 33. Fire Apparatus (Engine) Access Roads Required: Provide access roadway(s) with paved all weather surface and a minimum unobstructed width of 20 feet, vertical clearance of 13 feet and 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside. Installations shall conform to Fire Department Standards details and Specifications A-1. 34. Fire Department (Engine) Roadway Turn-around Required: Provide an approved fire department engine roadway turnaround with a minimum radius of 26 feet outside and 23 feet inside. Installations shall conform to Fire Department Standard Details and Specifications sheet A-1. 35. Emergency Gate/Access Gate Requirements: If gates are proposed, open gates shall not obstruct any portion of the required access roadway or driveway width. If provided, all locks shall be fired department approved. Installations shall conform to the Fire Department Standard Details and Specifications G- 1. 36. Parking Along Roadways: The required width of fire access roadways shall not be obstructed in any manner. Parking shall not be allowed along roadways less the 28 feet in width. Parking will be allowed along one side of the street for roadways 28-35 feet in width. For roadways equal to or greater than 36 feet parking will be allowed on both sides of the roadway. Roadway widths shall be measured from concrete edge to concrete edge for rounded curbs. Parking spaces are based on an 8 ft. wide space. 37. Fire Lane Marking Required: Provide marking for all roadways within the project. Markings shall be per Fire Department specifications. Installations shall also conform to Local Governmental standards and the Fire Department Standard Details and Specifications A-6. 38. Fire Department Key Box Required: The building shall be quipped with a permanently installed emergency access key lock box (Knox), conforming to Fire Department Standard Detail and Specifications sheet K- 1. At time of final inspection access keys shall be provided to the fire department. 39. Premise Identification: Approved numbers or addressed 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. PUBLIC WORKS DEPARTMENT 40. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a current Preliminary Title Report. Planning Commission Resolution No. 3247 PD 99-03 - 20 Union Avenue - Joe Quilici Page 9 41. Public Service Easement: Prior to issuance of any grading or building permits for the site, the applicant shall grant a ten foot Public Service Easement on private property contiguous with the public right-of-way along the Union Avenue frontage. The applicant shall cause all documents to be prepared by a registered civil engineer/surveyor and submitted to the City for review and recordation. 42. 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 northerly driveway approach and construct new Americans with Disability Act (ADA) compliant driveway approach and ADA compliant sidewalk. · Removal of existing southerly driveway approach and construction of curb, gutter and sidewalk. · Installation of street trees and irrigation. · Removal and disposal of existing street lighting and replacement with new lights, pull boxes and related facilities. · Construction of conforms to existing improvements as necessary. · Removal and installation of traffic control signs, stripes and related devices as necessary. 43. 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. 44. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer. 45. 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. 46. 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. 3247 PD 99-03 - 20 Union Avenue - Joe Quilici Page 10 47. 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. 48. 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 that is $2,500 per acre or $1,473. 49. 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. PASSED AND ADOPTED this 23rd day of November, 1999, by the following roll call vote: AYES: Commissioners: NOES: Commissioners: None ABSENT: Commissioners: None ABSTAIN: Commissioners: None ATTEST: Francois, Gibbons, Hernandez, Jones, Kearns, Lindstrom, Lowe APPROVED: Steve Piasecki, Secret~ry Brad Jones, Chair'