PC Res 3119RESOLUTION NO. 3119
BEING A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF CAMPBELL GRANTING A SITE AND
ARCHITECTURAL APPROVAL (S 97-16) TO ALLOW THE
REMODEL OF AN EXISTING RESTAURANT BUILDING ON
PROPERTY LOCATED AT 499 E. HAMILTON AVENUE IN A
C-2-S (GENERAL COMMERCIAL) ZONING DISTRICT.
APPLICATION OF MR. SEAN WALWICK, ON BEHALF OF
SANTA BARBARA RESTAURANT COMPANY. FILE NO. S 97-
16.
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 97-16.
1. The proposed project will entail site improvements and remodeling of an existing 8,250
square foot, two-story restaurant building.
2. The proposed project entails exterior and interior modifications, but will not add additional
floor area to the existing restaurant building.
3. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood and uses.
The proposed project meets the development standards for a C-2-S (General Commercial)
zoning district including setback requirements, height limitations, landscaping requirements
and parking requirements.
5. The proposed project will install the streetscape improvements along Hamilton Avenue in
compliance with the City's Streetscape Standards.
6. The proposed site and building modifications are compatible with the surrounding area.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and the City's zoning ordinance.
2. The proposed project will aid in the harmonious development of the immediate area.
Planning Commission Resolution No. 3119
S 97-16 - 499 E. Hamilton Avenue - Elephant Bar
Page 2
The establishment, maintenance or operation of the use applied for will not be detrimental to
the health, safety, peace, morals, comfort or general welfare of persons residing or working in
the neighborhood of such proposed use, or be detrimental or injurious to property and
improvements in the neighborhood or to the general welfare of the City.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions is 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 to allow
site improvements and the remodeling of an existing 8,250 square foot restaurant building on
property located at 499 E. Hamilton Avenue. Project approval shall substantially comply
with the following project plans, except as modified by the Conditions of Approval herein:
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Combined Grading and Site Plan prepared by T.S. Nowack Consultants date stamped
as received by the Community Development Department on August 27, 1997 with the
following revisions and/or additional information to be submitted on the plan prior to
issuance of building permits:
Alignment of the pedestrian walkway between the parking island facing
Hamilton Avenue with the entrance to the restaurant. In addition, a walkway
connection shall also be provided through the landscape buffer to connect to
the sidewalk along Hamilton Avenue.
· Reduction of the trash enclosure area on the northwest comer of the building
to provide less visibility of the trash enclosure from public view.
· Revision of the sidewalk transitions along Hamilton Avenue and at the comer
of Hamilton Avenue and Almarida Avenue as required by the City's Public
Works Department.
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Elevations prepared by Design Development as received by the Community
Development Department on July 30, 1997 with the following revisions and/or
additional information to be submitted on the plans prior to issuance of building
permits:
· Continuation of the comice detail around the building on the rear elevation of
the building.
· Provision of a stucco wall to match the building in order to screen the service
area and trash enclosure area on the west side of the building.
Planning Commission Resolution No. 3119
S 97-16 - 499 E. Hamilton Avenue - Elephant Bar
Page 3
c. Floor and Seating Fixture Plan prepared by Design Development as received by the
Community Development Department on July 30, 1997.
d. Topographical Survey prepared by T.S. Nowack Consultants as received by the
Community Development Department on July 30, 1997.
Landscaping:
a. The applicant shall submit landscaping and irrigation plans for review and approval
by the Community Development Department in compliance with the City's
Streetscape Standards for Hamilton Avenue and the landscaping requirements for
development within a C-2-S (General Commercial) zoning district prior to issuance of
building permits.
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The applicant shall install one 15-gallon minimum size Evergreen Ash tree in the
proposed on-site landscape buffer located at the comer of Almarida Drive and East
Hamilton Avenue and one 15-gallon minimum size Evergreen Ash tree in the
landscape planter located on the south side of the southerly driveway entrance along
Almarida Drive.
c. The landscaping plan shall specifically designate which trees are proposed to be
removed and which trees are proposed to remain on site.
d. The landscaping plan shall incorporate a mixture of shrubs and sod within the 10-
foot landscape buffer behind the sidewalk facing East Hamilton Avenue.
The applicant shall comply with the City's Water Efficient Landscape Guidelines
(WELS) and shall provide a tree protection plan for trees to be protected during
construction on site prior to issuance of building permits.
Building Division Requirements:
3. Based upon an occupancy most closely resembling an A-3 occupancy, with minimum 350
occupants (UBC T 10A), the applicant shall demonstrate provision of the following on
plans prior to issuance of building permits:
a. Applicant shall be required to provide two (2) toilets and two (2) urinals in the
men's bathroom. UBC App C.
b. Applicant shall be required to provide handicapped ramps with a minimum width
of 44". Ramp landings require a minimum length of five (5) feet per UBC 1007.4.
c. Applicant shall be required to maintain a minimum 44" passageway between fixed
construction for exiting purposes per UBC 1005.2.
Planning Commission Resolution No. 3119
S 97-16 - 499 E. Hamilton Avenue - Elephant Bar
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Applicant shall be required to provide a minimum of two (2) handicapped exits
from the building (minimum separation of ½ the overall diagonal dimension) with
handicap accessibility to the exits from all parts of the building per UBC 1133b.
e. Applicant shall be required to provide dual-source exit illumination per UBC 1012
and dual-source exit signage per UBC 1013.
f. Applicant shall provide an approved fire alarm system for the building per UBC
303.9.
Applicant shall provide a minimum of two (2) exits with doors to swing in the
direction of travel for the banquet room; the occupancy load for the banquet room
shall also be posted per UBC T 10-A and 1002.3.
h. Plans submitted for building permit issuance shall be stamped and wet-signed by a
licensed architect or engineer.
4. The approved project must comply with all applicable building codes as determined by the
Campbell Building Official.
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).
6. Parking and Driveways: All parking and driveway areas shall be developed in compliance
with the standards in Chapter 21.50 of the Campbell Municipal Code.
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 the
application is approved and a permit is issued.
Lighting Plan: The applicant shall provide a lighting plan indicating the location of all light
fixtures on site and on the building prior to issuance of building permits. The lighting plan
shall also include details and elevations of all proposed restored and/or repaired light fixtures
on site and all light fixtures proposed on the exterior of the building.
9. CENTRAL FIRE DISTRICT: Maintain the existing drive aisle width and turning radii to
comply with the following:
Planning Commission Resolution No. 3119
S 97-16 - 499 E. Hamilton Avenue - Elephant Bar
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Fire Apparatus (Engine) Access Road Requirement: Provide access roadways with
a paved all weather surface and a minimum unobstructed width of 20 feet, vertical
clearance of 13 feet 6 inches, minimum circulating radius of 36 feet outside and 23
feet inside, and a maximum slope of 15%. Installations shall conform with Fire
Department Standard Details and Specification A-1.
PUBLIC WORKS DEPARTMENT:
10. Dedication to the City: Prior to issuance of any building permits for the site, the applicant
shall dedicate additional right-of-way along the Hamilton Avenue frontage to accommodate
the required installation of City Standard Boulevard Walk. Applicant shall prepare all
documents necessary to record dedication and submit to the City for review, acceptance, and
recording.
11. Standard Street Improvements: Prior to issuance of any building permits for the site, the
applicant shall cause plans for public improvements to be prepared by a registered civil
engineer, pay fees, post securities and provide insurance necessary to obtain an encroachment
permit for construction of the improvements, as required by the City Engineer. The plans
shall include the following:
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Installation of City Standard boulevard walk along the Hamilton Avenue frontage.
Removal of existing concrete sidewalk, on Hamilton Avenue.
Protection and/or replacement of existing underground utilities, signal
interconnect conduits, street lighting conduits, and PG&E, PacBell, TCI facilities.
Removal and disposal of existing street lights.
Installation of new City standard street lights (3), conduit, pull boxes and related
improvements on Hamilton and at the comer of Hamilton/Almarida.
All conforms necessary to join existing improvements.
Relocation of water meters and sanitary sewer cleanouts to the back of walk.
Installation of handicap ramps at comer.
Removal and replacement of existing driveway approaches on Hamilton Avenue.
Installation of street trees, landscape and irrigation per Streetscape Standards on
Hamilton Avenue.
Install traffic control signs and markings as determined by the City Engineer.
12. Title Report: Provide a current Preliminary Title Report and Grant Deed.
13. Completion of Public Street Improvements: Prior to issuance of occupancy for the site, all
public street improvements as required by the encroachment permit must be completed and
accepted by the City Engineer and the applicant must provide the one-year maintenance
security.
Planning Commission Resolution No. 3119
S 97-16 - 499 E. Hamilton Avenue - Elephant Bar
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14. Underground 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.
15.
Storm Water Management: Comply with California Storm Water Best Management
Practices Handbook, prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District.
16. Coordination with Capital Improvement/Other Projects: Construction may need to be
coordinate with the City's proposed project on Hamilton Avenue.
17.
Preliminary_ Grading and Drainage Plan: The applicant shall refurbish, remodel, and
reconstruct the on-site drainage system as necessary to demonstrate and verify that it is
functioning adequately in accordance with the standards of the City as determined by the City
Engineer.
PASSED AND ADOPTED this 9~ day of September, 1997, by the following roll call vote:
AYES: Commissioners:
NOES: Commissioners: None
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None
Gibbons, Jones, Keams, Lindstrom, Lowe, Meyer-Kennedy
APPROVED:
ATTEST L ~~'~ '
Steve"Pias~'cki, Secretary
'Susan A. Keams, Chair