PC Res 3205RESOLUTION NO. 3205
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
APPROVAL TO ALLOW THE CONSTRUCTION OF A 12,711 SQUARE
FOOT, TWO-STORY OFFICE ON PROPERTY LOCATED AT 54 N.
CENTRAL AVENUE IN THE C-3-S (CENTRAL BUSINESS DISTRICT)
ZONING DISTRICT. APPLICATION OF BWI DOWNTOWN PARTNERS.
FILE NO. S 98-09.
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 98-09:
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 use is consistent with the commercial land use of the General Plan and the
(C-3-S) Central Business District Zoning designation for the site. The proposed project
achieves the following objectives:
a) Restores the downtown as the civic and cultural center by creating an attractive project
in this portion of the downtown.
b) Facilitates economic viability through the introduction of new office spaces.
c) Encourages a pedestrian oriented environment though the construction of pedestrian
sidewalks and pedestrian level uses and doorways.
d) Creates an architecturally pleasing project reflective of the traditional building styles that
exist in the downtown area.
The proposed building, parking facilities of 20 garage parking spaces, 10 off-driveway
parking spaces, new loop street parking spaces, and sidewalk and landscape improvements
will result in a project which integrates the proposed project with the surrounding
neighborhood.
Adequate circulation has been provided on site and the site is so located on public streets to
accommodate the estimated traffic associated with the project.
o
The proposed project is well designed, integrates the use of traditional downtown siting and
architectural features and is architecturally compatible with the neighborhood and uses.
The proposed project, subject to the recommended conditions of approval, meets the
development standards for the C-3-S (General Commercial) Zoning District.
7. The project will not create a nuisance due to noise, litter, vandalism, traffic or other factors.
8. The project will not significantly increase the demand on city services.
Planning Commission Resolution No. 3205
S 98-09 - 54 N. Central Avenue - BWI Downtown Partners
Page 2
The recommended conditions of approval and the related improvements are proportional to
the scale and size of the project.
10.
The development is contributing toward shared parking as provided for in the Downtown
Development Plan by making the ten (10) open spaces open to the public after 6 p.m. and
the twenty (20) spaces available to other projects owned by the applicant in the downtown.
Based on 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 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.
2. The proposed site is adequate in size and shape to accommodate the proposed uses and the
surrounding uses in the area.
3. The proposed project is adequately served by streets of sufficient capacity to carry the kind and
quality 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. 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
Project Approval. Approval is granted for a Site and Architectural Review Permit (S 98-09)
allowing redevelopment on property located at 54 N. Central Avenue consisting of the
following:
A. Removal of the existing 2,332 square foot office and 37 space parking lot.
B. Construction of a two-story office building with ground floor of 4427 gross square feet,
plus a 20 car parking garage and 10 exterior parking spaces, and second floor of 8284
square feet. Project approval shall substantially comply with project plans prepared by
Chris Spaulding, Architect, dated 5-18-98, except as modified by the Conditions of
Approval contained herein.
Access Improvement. The 20 foot wide accessway adjacent to the south property line shall be
improved and repaved to standards which will accommodate all vehicles expected to access
this and the adjacent parcels using this accessway, including trash trucks, moving vans,
firetrucks, and the like. Applicant shall also repair any potholes in the 20 foot wide accessway
between the westerly edge of this property and the City property known as Ainsley Park Plaza
at the west end of the accessway.
Planning Commission Resolution No. 3205
S 98-09 - 54 N. Central Avenue - BWI Downtown Partners
Page 3
Parking. Prior to building occupancy, applicant shall record a covenant, running with the
land, which shall provide shared parking, consistent with the Downtown Development Plan
and C-3-S Zoning District, which incorporates the provision to make all parking spaces
available to tenants, employees and customers of other downtown uses after 6 p.m.
weekdays, and during the day and night on weekends and holidays, until 2:30 a.m.
Revised Plot Plan and Elevations to Save Redwood Trees. Applicant shall continue to work
with staff on revising the plan to ensure that the two large redwood trees on the site will be
saved and flourish. Prior to issuance of a demolition permit for the existing building, and the
submittal for a building permit for the proposed building, a written plan shall be submitted
by a licensed arborist which shall provide details to guide the construction and care of the
trees, and which shall include, but not be limited to:
A. Minimum distance between tree trunks and building foundations.
B. Type of foundation to be used.
C. Construction methods to be employed.
D. Care of trees roots, branches, and the ground area around the trees, including
and aeration.
sidewalk
Construction Plans and Trees. All construction plans shall contain clear instructions based
upon the arborist report, which will ensure the contractor is informed about the conditions
necessary to save the trees.
Architectural Details. Applicant shall submit plans and illustrated brochures indicating the
location and design of architectural features such as gates, window muntins, light fixtures
and facilities, and planters that will be utilized in the new building areas for approval by 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. The provision of landscaping and pedestrian access along the east boundary of the
property.
B. The provision of pedestrian access which is well-lighted, both day and night and wheel-
chair accessible.
C. Screening of any above ground utility and services accouterments, including, but not
limited to trash enclosures, meters, transformers, and anti-siphon devices (see #10).
D. The landscaping of all areas indicated on the approved site plans, to include street trees.
E. Landscape measures, as recommended in the arborist report to enhance the health of the
redwood trees.
Planning Commission Resolution No. 3205
S 98-09 - 54 N. Central Avenue - BWI Downtown Partners
Page 4
Fo
A landscape screen/hedge/planter box on the second floor of the building to provide a
visual and safety buffer between the exterior corridor and the opening to the parking
garage below.
o
Public/Shared Pedestrian Access. Prior to building occupancy, the applicant shall record a
public access/ reciprocal access covenant which shall make provisions for a pedestrian
sidewalk/accessway within the eastern 6 feet of the property, on order to provide a wide,
shared, landscaped and lighted pedestrian walkway along the boundary of this property and the
property adjacent to the east. If a security or loitering problem, or other such problem which
threatens the public welfare develops, the City shall work with the property owners to
eliminate said problem.. If measures cannot be found to adequately address the problem, the
City Council may allow access to this area to be restricted in a manner agreeable to both the
property owner and the City.
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 C-3-S Zoning District.
10.
Bo
Fo
Construction Measures for Compatibility. The applicant shall implement the following
measures to ensure that construction practices do not disturb surrounding streets and uses:
A. 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.
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.
No pile driving is allowed for construction of the project.
All internal combustion engines for construction shall be properly muffled and maintained.
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.
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.
Planning Commission Resolution No. 3205
S 98-09 - 54 N. Central Avenue - BWI Downtown Partners
Page 5
10.
11.
12.
13.
14.
15.
16.
Garbage Collection: Trash containers of a size and quantity necessary to serve the trash and
recycling needs of the building occupants shall be located in side a masonry screening wall.
The wall shall have an appearance which matches or is architecturally compatible with that of
the building. The area shall consist of a concrete floor, and have self-closing, solid doors. The
area shall be at grade level and have a level area adjacent to the trash enclosure area to service
the containers. The design of the enclosure shall be approved by the Community Development
Department and the Fire District.
UBC, Building Permit:
A. The proposed uses require a one hour fire separation between the parking area and the
office areas. Provide listed assemblies for the horizontal separation.
B. The exterior exit balcony is the equivalent of a corridor. Provide equivalent construction,
including doors and windows, was well as minimum width. No dead ends greater than 20
feet permitted.
C. Structural design and calculations shall include the weight of a minimum 18 inch wide, 3
foot deep, irrigated, dirt-filled planter box bordering the second floor corridor opening to
the parking garage below.
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
not be able to be otherwise accommodated, and shall 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.
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.
Fireflow: A minimum fireflow of 3,500 gallons per minute at 20 pounds per square inch
residual pressure is required.
Sprinkler If the building is over 2 stories in height, 35 feet, or requires a fireflow in excess of
2,000 gallons per minute, an automatic fire sprinkler system shall be supplied, hydraulically
designed per National Fire Protection Association Standard #13, 1994 Edition.
Final Fire Flow: Required fireflow may be reduced up to 50% in buildings equipped with
automatic fire sprinkler systems, but can be no less than 1500 gallons per minute. Therefore,
the final required fireflow is 1750 gallons per minute at 20 pounds per square inch residual
pressure. This flow shall be taken from any two fire hydrants, on or near the site, so long as
they are spaced at a maximum spacing of 250 feet.
Planning Commission Resolution No. 3205
S 98-09 - 54 N. Central Avenue - BWI Downtown Partners
Page 6
17.
18.
19.
20.
Fire Department Keybox: The applicant shall provide an approved fire department key box
and appropriate building keys. Installations shall conform with Fire Department Standard
Detail and Specification K-1.
Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building permits
for the site, the applicant shall grant approximately 2 feet of Right-of-Way for Public Street
Purposes along the Central Avenue frontage to set the property line at 10 feet from the
existing curb face. The applicant shall grant additional Right-of-Way for Public Street
Purposes along the Civic Center Drive frontage as necessary to accommodate a minimum of
10 feet from the new curb face. Applicant shall cause to be prepared all documents necessary
to record dedication and submit to the City for review.
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:
Central Avenue -
A. Removal of the existing curb, gutter, sidewalk, two existing driveway approaches,
decorative street light, street tree, traffic control signs and related improvements.
B. Construction of new 10' sidewalk and two standard commercial driveway approaches in
compliance with ADA requirements. Sidewalk width and construction in the area of the
shall be in conformance with the recommendation of the arborist report (see Condition #2)
C. Installation of decorative street light including pull boxes, conduits, and conductors.
Civic Center Drive -
A. Removal and construction of street improvements as shown on the attached Conceptual
Street Improvement Plan including:
i. Removal of the existing curb and gutter from the easterly end of the curb "pop out" to
approximately 15' easterly of the easterly property line.
ii. Construction of new curb and gutter from the easterly end of the curb "pop out"
easterly along the general alignment of the northerly stripe of the "herringbone"
striping to the easterly property line projected plus a 15 foot conform to the existing
curb.
Removal of existing pavement as needed to construct the new curb, gutter, and sidewalk.
B. Construction of a new, 10 foot minimum, sidewalk from the back of new curb to the easterly property
line. Sidewalk width and construction in the area of the shall be in conformance with the recommendation of
the arbofist report (see Condition ~)
Planning Commission Resolution No. 3205
S 98-09 - 54 N. Central Avenue - BWI Downtown Partners
Page 7
21.
22.
23.
24.
25.
26.
Central Avenue and Civic Center Drive
A. Protection of underground and surface
utilities, street light conduits, traffic
facilities, and similar improvements.
B. Adjustment and relocation of existing utility boxes and related facilities.
C. Installation of traffic control signs, striping, as determined by the City Engineer.
D. Construction of all conforms as needed to join existing improvements.
E.
Fo
control
Construction of street and traffic control improvements as needed to conform to the City
of Campbell's Downtown Street Loop Parking Project 98-05.
Installation of street trees in tree wells and irrigation at approximately 40 feet on center.
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.
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 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.
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.
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. No underground drainage lines are to be placed within 8-10 feet of the
existing redwood trees.
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. The current fee is $2,500.
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.
Planning Commission Resolution No. 3205
S 98-09 - 54 N. Central Avenue - BWI Downtown Partners
Page 8
27. Demolition: Prior to issuance of a Demolition permit to remove the existing building, the
applicant shall obtain clearance from the Public Works Department.
28
Covenant: The applicant shall record a covenant recognizing that occasionally access to the
site may be limited due to downtown special events.
PASSED AND ADOPTED this 24th day of November, 1998, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Jones, Kearns, Lindstrom, Lowe
Gibbons
None
Meyer-Kennedy
Steve Piasecki, Secretary
APPR(
Dennis Lowe, Chair