PC Res 3206RESOLUTION NO. 3206
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
BUILDING IN THE DOWNTOWN AREA ON PROPERTY LOCATED AT
368 E. CAMPBELL AVENUE IN THE C-3-S (CENTRAL BUSINESS
DISTRICT) ZONING DISTRICT. APPLICATION OF BWI DOWNTOWN
PARTNERS. FILE NO. S 98-17.
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 98-17:
The proposed project will entail construction of a two-story, 5,523 square foot commercial
building.
The proposed project is located on property with a commercial land use designation under the
General Plan.
The proposed commercial building is consistent with the commercial land use designation of
the General Plan, the C-3-S (Central Business District) zoning designation for the site, the
Central Campbell Redevelopment Plan and the Campbell Downtown Development Plan, and
achieves the following objectives:
a) Enhances the downtown as the civic, economic and cultural center of activity for the City
of Campbell.
b) Enhances the identity of the downtown as a central business district that serves as a
meeting place for local residents as well as a destination.
c) Facilitates the development of downtown as an economically viable commercial district.
d) Encourages a mix of economically viable commercial uses in the downtown creating a
balance of daytime and evening activities.
e) Enhances the pedestrian-oriented environment of the downtown.
f) Ensures that the new building in the downtown will be of high architectural design quality
and provides architectural diversity in the downtown.
The proposed commercial building subject to the attached conditions of approval meets the
setback, height limitation and floor area ratio development standards of the C-3-S zoning
ordinance.
The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood and uses by integrating the use of traditional downtown architectural features.
Planning Commission Resolution No. 3206
S 98-17 - 368 E. Campbell Avenue - BWI Downtown Partners
Page 2
The parking adjustment to reduce the required parking stall widths for standard parking spaces
is adequate to serve the proposed project and is warranted due to the limited width of the
property and the applicant's efforts to maximize the number of parking spaces on the site
given the location of the proposed commercial building.
An initial study was prepared for this project and no significant environmental impacts were
found.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The development is consistent with the General Plan and City's Zoning Ordinance.
2. The proposed project will aid in the harmonious development of the immediate area.
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The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
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.
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No evidence has been presented which shows that the project will have a substantial impact on
plant or animal life.
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. Approved Project: Approval is granted for a Site and Architectural Review Permit (S 98-17) to
construct a two-story, 5,523 square foot retail and office commercial building on property
located at 368 E. Campbell Avenue and shall substantially conform to the project exhibits listed
below, except as may be modified by the Conditions of Approval contained herein:
A. Site plan dated July 8, 1998, prepared by Chris Spaulding, Architect.
B. First and Second Floor plans dated July 8, 1998, prepared by Chris Spaulding, Architect.
C. Elevations dated July 8, 1998, prepared by Chris Spaulding, Architect.
D. Color/material board submitted by Bruce Bowen, applicant.
E. Perspective drawing stamped dated as received on November 18, 1998, prepared by Chris
Spaulding, Architect.
Planning Commission Resolution No. 3206
S 98-17 - 368 E. Campbell Avenue - BWI Downtown Partners
Page 3
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Building Details and Colors:
A. The applicant shall modify the proposed color scheme of the building by adding additional
colors to enhance the architectural details on the building, which may include additional
colors to accent the cornice treatment, window trims, and other portions of the building. The
additional colors to be used on the building shall match the predominant color scheme of the
building and shall require review and approval by the Site and Architectural Review
Committee prior to the issuance of building permits.
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The windows on the building shall be recessed a minimum 3-inches from the outer wall of
the building to provide a sense of depth from the building and shall provide adequate trim to
architecturally enhance the design of the building, as determined by the Site and
Architectural Review Committee.
Landscaping: Prior to the issuance of building permits for the project, the applicant shall submit
landscaping and irrigation plans for review and approval by the Site and Architectural Review
Committee that incorporates the following:
A. Minimum 24-inch box trees, minimum 5-gallon shrubs, and groundcover shall be planted
within the landscape planter area along the southern property line.
B. Minimum 5 gallon shrubs and groundcover shall be planted within the landscape planters
along the building walls facing E. Campbell Avenue and Central Avenue.
Reciprocal Ingress/Egress Agreement: Prior to the issuance of building permits, the applicant
and/or property owner shall record a covenant obligating future and existing property owners to
enter into an agreement with the adjacent property owners to the east to participate in the
provision of reciprocal ingress/egress easements over the vehicular parking lot at such time in
the future the adjacent property owners to the east can accommodate improvement of the
alleyway to include paving of the alleyway to eliminate potholes and parking as can reasonably
be accommodated within the available area behind the buildings and as mutually agreeable to
these property owners.
Parking and Driveway: Prior to the issuance of building permits for the project, the applicant
shall comply with Chapter 21.50 of the Campbell Municipal Code, unless modified by the
Conditions of Approval herein.
Driveway Width: Prior to the issuance of building permits, the applicant shall revise the site
plan to incorporate a minimum 25-foot back-up space for all parking spaces throughout the
parking lot to ensure adequate maneuvering space.
Planning Commission Resolution No. 3206
S 98-17 - 368 E. Campbell Avenue - BWI Downtown Partners
Page 4
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Disabled Parking: Prior to the issuance of building permits, the applicant shall review the
location of the disabled person parking space to ensure that the support column of the building
does not interfere with the use of the striped access area and shall demonstrate that the parking
space meets State and City building code requirements regarding disabled accessible parking
requirements.
Parking Adjustment: The applicant is permitted a parking adjustment to provide a reduction in
the standard parking stall sizes for the proposed project. The minimum standard parking stall
width shall be 8.5 feet and the minimum standard parking stall length shall be 20 feet.
9. On-site Lighting: Details of project lighting shall be approved by the Site and Architectural
Review Committee prior to the issuance of building permits.
10. Building Division Requirements: Prior to the issuance of building permits, the applicant shall
comply with all Building Code requirements and obtain necessary permits as determined by the
City's Building Division. Based upon an occupancy most closely resembling a B (retail)
occupancy and an S-3 (parking) occupancy, the applicant shall demonstrate provision of the
following on plans prior to issuance of building permits:
A. A one (1) hour occupancy separation is required between the B and the S-3 occupancies
per UBC T3-B.
B. Openings are prohibited along the west wall (less than 5 feet from the property line). One
(1) hour construction is required for this wall per UBC T 5-A.
C. The roof parapet along the west wall complies with UBC Section 709 for construction.
D. The disabled-accessible parking access aisle and ramp comply with CAC Section D-6.
11. Fences/walls: Any newly proposed fencing and/or wall shall comply with Section 21.59.090 of
the Campbell Municipal Code and shall be submitted for review and approval by the Site and
Architectural Review Committee prior to construction.
12. 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 by having windows boarded up and doors sealed shut, or be demolished or removed
from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). All structures
shall also be required to be maintained free of graffiti. Should graffiti appear on the building,
enclosure walls and/or trash enclosure, the applicant shall take measures to immediately remove
the graffiti.
Planning Commission Resolution No. 3206
S 98-17 - 368 E. Campbell Avenue - BWI Downtown Partners
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13. Location of Mechanical Equipment: No roof-mounted and/or ground level mechanical
equipment, i.e. air conditioning units, shall be located on or adjacent to the building without
providing screening of the mechanical equipment from public view. Screening material and
method shall require review and approval by the Site and Architectural Review Committee prior
to the installation of such mechanical equipment.
14. Utility Boxes and Back-Flow Preventers: Applicant to submit a plan prior to installation of
PG&E utility (transformer) boxes and San Jose Water Company back-flow preventers,
indicating the location of the boxes and screening (if the boxes are above ground) for approval
by the Planning Division.
15. Trash Disposal/Recycling: The applicant shall provide the following:
A. Details regarding the design and location of trash disposal/recycling facilities to be reviewed
and approved by the City prior to the issuance of building permits for the project. The
design of the trash enclosure shall match the building in terms of color and finish.
Revised site plan indicating the relocation of the trash enclosure a minimum of 8.5 feet away
from the sidewalk along Central Avenue. The trash enclosure shall be screened from the
sidewalk by a planter area between the enclosure and the sidewalk which shall be planted
with minimum 15-gallon shrubs and groundcover.
16. Signs: Any signs proposed to be erected on site shall require approval of a Sign Permit. A Sign
Permit may be granted upon complete submission of a Sign application and approval by the
Community Development Department, in accordance with the City's Sign Ordinance. No sign
shall be permitted until the application is approved and a permit issued.
17. Hazardous Waste Removal: Prior to the issuance of building permits, the applicant shall
demonstrate that all hazardous waste materials and contamination on-site in conjunction with
the previous auto repair use be removed.
18. Construction Mitigation Measures: The applicant shall implement the following construction
mitigation measures:
A. 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.
B. No pile driving is allowed for construction of the project.
C. All internal combustion engines for construction equipment used on the site will be properly
muffled and maintained.
D. 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.
E. All active construction areas shall be watered at least twice daily.
Planning Commission Resolution No. 3206
S 98-17 - 368 E. Campbell Avenue - BWI Downtown Partners
Page 6
F. Cover all trucks hauling soil and other loose materials stationed or prior to leaving the site.
G. Pave, apply water, or apply non-toxic soil stabilizers on all unpaved surfaces, and staging
areas at the construction site.
H. Sweep daily all paved access roads, parking areas, staging areas, and adjacent public streets
as directed by the City Engineer.
I. Enclose, cover, water or apply soil binders to exposed stockpiles.
J. Install sandbags or other erosion control measures to prevent runoff to all roadways,
waterways or pubic walkways accessed by the public.
CENTRAL FIRE DISTRICT:
19. Final Required Fire Flow: Required fire flow for this project is 2,000 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.
PUBLIC WORKS DEPARTMENT:
20. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a current Preliminary Title Report.
21. 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 for Public Street Purposes along
the Central Avenue frontage to accommodate 10 feet of right-of-way from the curb face plus a
property line return to Campbell Avenue with a 20 foot radius. Applicant shall cause to be
prepared all documents necessary to record dedication and submit to the City for review.
22. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant 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
· Removal of the existing driveway approach.
· Construction of a new 25 foot wide commercial driveway
accordance with ADA requirements
approach and sidewalk in
Campbell Avenue
· Removal of the existing driveway approach and replacement with an 8-foot wide sidewalk
Central and Campbell Avenues
· Protection and relocation of existing utilities as necessary.
23. 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.
Planning Commission Resolution No. 3206
S 98-17 - 368 E. Campbell Avenue - BWI Downtown Partners
Page 7
24. 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.
25. 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.
26. 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.
27. 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.
28. 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 $ $2,500.00 per acre or
$495.00.
29. 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.
30. Legal Lot: The applicant shall provide documentation to verify that the Lot was Legally
created.
31. Covenant: The applicant shall record a covenant recognizing that occasionally access to the site
may be limited due to downtown special events.
Planning Commission Resolution No. 3206
S 98-17 - 368 E. Campbell Avenue - BWI Downtown Partners
Page 8
PASSED AND ADOPTED this 24~' day of November, 1998, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Jones, Keams, Lindstrom, Lowe
None
None
Meyer-Kennedy
APPROVED.~, ~~~'~
~D~nnik L76~e, Chair
Steve l~[asecki, Secretary