PC Res 3251RESOLUTION NO. 3251
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL APPROVAL (S 99-06) TO ALLOW A
GARAGE TO BE CONVERTED TO OFFICE SPACE AND MAKE
PARKING, LANDSCAPING AND ARCHITECTURAL CHANGES
TO AN EXISTING OFFICE/RETAIL BUILDING ON PROPERTY
LOCATED AT 2220 S. BASCOM AVENUE IN A C-2-S (GENERAL
COMMERCIAL) ZONING DISTRICT. APPLICATION OF MR
HOOMAN SOTOODEH. FILE NO. S 99-06.
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 99-06.
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 South Bascom Avenue.
2. The proposed circulation accommodates the parking and access needs of the propose uses.
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The proposed project design incorporates the boulevard landscape treatment required for
commercial remodels along this portion of Bascom Avenue.
4. The project site plan indicates that 10 percent of the project will be landscaped.
5. 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 on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
Planning Commission Resc,.~.ion No. 3251
S 99-06 - 2220 S. Bascom Avenue - Site and Architectural Approval
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 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.
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The proposed site layout provides a desirable site layout for a commercial use along this
portion of Bascom Avenue.
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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. Proiect Approval - Approval is granted for a Site and Architectural Review Permit (S 99-
06) allowing the development on property located at 2220 S. Bascom Avenue. consisting
of the following:
A. A 2700 square feet retail/office development and accessory buildings and related
parking and landscape areas. Project approval shall substantially comply with project
plans prepared Hooman Sotoodeh, except as modified by the Conditions of Approval
contained herein.
B. Building Use: Use of the rear building on this property is limited to office use and
shall be reviewed by the Community Development Department staff to ensure that
the proposed use creates no adverse parking impacts.
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Detailed Building Elevations--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 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.
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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.
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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 Rest,,~don No. 3251
S 99-06 - 2220 S. Bascom Avenue - Site and Architectural Approval
Page 3
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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 indicating the installation of a landscaped boulevard treatment along
Bascom Ave. Final plan to be prepared consistent with the WELS standards and the Tree
Preservation Ordinance. The plan shall include the following:
A) Provision of irrigation and planting details for all planting areas.
B) 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).
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.
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
Planning Commission Reso,~,tion No. 3251
S 99-06 - 2220 S. Bascom Avenue - Site and Architectural Approval
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enclosure area to service these containers and to be architecturally compatible with the
building walls.
10.
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.
11.
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).
PUBLIC WORKS DEPARTMENT
12. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
13.
Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall grant 7 feet of additional Right-of-Way for Public
Street Purposes along Bascom Avenue for the applicant's frontage, as necessary to
accommodate a 50 foot one-half street right-of-way. The applicant shall also cause right-
of-way to be granted to the City for Public Street and Related Purposes, as necessary to
accommodate the new, shared ADA driveway approach and sidewalk as depicted on the
Site Plan. The applicant shall cause all documents to be prepared as necessary for the
City's review and recordation.
14. Easements: Prior to issuance of any grading or building permits for the site, the applicant
shall cause Easements to be recorded for reciprocal ingress and egress, as necessary.
15.
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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:
A. Removal of existing concrete sidewalk and curb and gutter.
Removal of existing driveway approach on the northerly side of the property.
Relocation of water meters and sanitary sewer cleanouts to the back of new sidewalk.
Protection, adjustment and/or replacement of any existing underground utilities, signal
interconnect conduits, street lighting conduits, and PG&E, PacBell, TCI and other
facilities.
Installation of new ADA-compliant shared driveway approach which includes that
portion on the contiguous property to the south.
Installation of new ADA-compliant streetscape standards along the project frontage
including sidewalk, street trees, irrigation and planting.
G. All conforms necessary to join existing improvements.
Planning Commission Resomtion No. 3251
$ 99-06 - 2220 S. Bascom Avenue - Site and Architectural Approval
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H. Install traffic control signs and markings.
16. 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.
17.
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.
18.
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.
19.
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.
20.
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.
21. 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 $576.00.
22.
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.
23. Legal Lot: The applicant shall provide documentation to ascertain that the Lot has been
Legally created.
24. Site Plan: Upon submittal of a formal application, the applicant shall provide all of the
information required in the Planning Division's check list for a Site Plan and any other
Planning Commission Resolution No. 3251
S 99-06 - 2220 S. Bascom Avenue - Site and Architectural Approval
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information necessary to evaluate the application.
FIRE DEPARTMENT REQUIREMENTS
25. Developmental 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 make application to, and
receive from, the Building Department all applicable construction permits. No fire
department conditions or requirements.
BUILDING DIVISION REQUIREMENTS
26. 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.
27.
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.
28. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permits.
29. Size of Plans: The maximum size of construction plans submitted for building permits
shall be 24" x 36". The minimum size is 18" x 24".
30. Title 24 Energy Compliance: California Title 24 Energy compliance forms CF-IR and
MF-1R shall be blue-lined on the construction plans.
31.
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.
32.
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.
33.
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
Planning Commission Reso,~.don No. 3251
S 99-06 - 2220 S. Bascom Avenue - Site and Architectural Approval
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34.
35.
36.
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.
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.
Conversion: The proposed conversion of the structure to new use shall comply with all
current California State Building Code requirements. These requirements include but are
not limited to: Structural requirements for commercial occupancies, fire wall construction
due to proximity to property lines, and roofing requirements for commercial buildings.
PASSED AND ADOPTED this 14th day of December, 1999, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Commissioners:
Commissioners: None
Commissioners: Lindstrom
Commissioners: None
Francois, Gibbons, Hernandez, Jones, Kearns, Lowe
APPROVED:
Brad Jones, Ci~r Oj')~
Sharon Fierro, Secretary