PC Res 3014RESOLUTION NO. 3014
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL FOR A SITE AND ARCHITECTURAL
APPROVAL TO ALLOW MODIFICATION TO AN EXISTING
BUILDING LOCATED AT 500 E. HAMILTON AVENUE IN A C-2-S
(GENERAL COMMERCIAL) ZONING DISTRICT. APPLICATION
OF MR. WESLEY FIELDHOUSE, ON BEHALF OF STAPLES, INC.
FILE NO. S 95-13.
After notification and Public Hearing as specified by law on the above-
referenced application as per the application filed in the Planning Department
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 File No. S 95-13:
The proposed project as a retail commercial use is permitted in a C-2-S
(General Commercial) Zoning District subject to the approval of a Site
and Architectural Review.
2. The project is compatible with the adjacent land uses.
3. The proposed parking, subject to conditions of approval, adequately
addresses the parking needs of the proposed use.
4. The City of Campbell has prepared an Initial Study for the project to
determine if the project would have a significant environmental impact.
No substantial evidence has been presented which shows that the project,
subject to conditions of approval, will have a significant negative impact
on the environment.
The project is anticipated to generate 82 vehicle trips during the peak
evening hour and will additionally impact the intersection of Hamilton
Avenue and Salmar Avenue within the vicinity of the project.
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There is a reasonable relationship between the fee imposed for the
widening of Salmar Avenue and the type of use proposed in that
additional traffic generated by this project will contribute toward
degrading the level of service of the intersection of Salmar Avenue and
Hamilton Avenue below acceptable City Standards. Participation by
Staples, Inc. in the widening of Salmar Avenue as a traffic mitigation
measure is required to mitigate the impacts of this project.
Planning Commission Resolution No. 3014
S 95-13 -- 500 E. Hamilton Avenue
Page 2
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There is a reasonable relationship between the amount of the traffic fee
and the cost of the public improvement, in that the fee roughly
represents the proportion of the total cost of the street widening that the
additional trips generated by this proposed use bears to the total
additional trips generated by potential future uses in the area. Payment
of the prorata share for the Salmar Avenue Widening Project will
mitigate project related traffic impacts on Hamilton Avenue.
The participation of Staples, Inc. in the widening of Salmar Avenue will
offset the traffic impacts resulting from the proposed use of the project
and will integrate this project with the surrounding commercial uses.
10. The project is of an appropriate scale and design and is compatible with
the existing commercial development in the area.
Based upon the foregoing findings of fact, the Planning Commission further
finds and concludes that:
The proposed project is consistent with the General Plan and the City's
zoning ordinance;
The proposed project as conditioned will aid in the harmonious
development of the immediate area; and
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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.
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The proposed project, with the conditions and mitigation measures
imposed, will not have a significant adverse impact on the environment
and Mitigated Negative Declaration has been prepared for the project.
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The traffic mitigation measures adopted herein and imposed on this
project appropriately address the concerns of the area and the impacts to
the area resulting from this project and is roughly proportional and
reasonably related in nature and extent to the impacts of the project.
Planning Commission Resolution No. 3014
S 95-13 -- 500 E. Hamilton Avenue
Page 3
The applicant is hereby notified, as part of this application, that he/she is
required to meet the following conditions in accordance with the Ordinances
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.
Approved Project: Approval is granted for the establishment of a Staples
Office Superstore as a retail commercial use in an existing 20,000 square
foot building located at 500 East Hamilton Avenue. Project approval
shall substantially comply with the project plans and materials board
prepared and submitted by Fieldhouse Designs stamped and dated as
received by the Community Development Department on January 4,
1996.
Building Division Requirements:
A. Applicant shall obtain any permits deemed necessary by the Building
Official and/or required by the Uniform Building Code.
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The proposed store shall have a minimum of three (3) exits accessible
from the main sales floor (Occupant load more than 501). All exits
must be handicapped accessible.
C. The applicant shall provide a one-hour corridor to the third exit, exit
signage and exit illumination.
D. Tenant improvements in the City of Campbell must be stamped and
signed by a licensed architect or engineer.
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Site and Architectural Approval Expiration: The Site and Architectural
approval (S 95-13) or this project is valid for a period of one year from the
Planning Commission approval. All conditions of approval specified
herein must be completed within one year from the date of approval or
the permit shall be void.
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Site Plan
A. Final Site Plan: The final site plan shall include the following:
1. Location of pedestrian walkways and landscaping shall be
submitted to the City for review and subject to approval by the
Community Development Director for substantial compliance
with the approved plans prior to issuance of the building permits.
Planning Commission Resolution No. 3014
S 95-13 -- 500 E. Hamilton Avenue
Page 4
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2. Revised site plan to show correct location of property lines.
3. Revised site plan to show locations of existing easements on
property.
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Revised site plan to show location of existing driveways on
Salmar Avenue. Show all driveways on the east and west side of
Salmar between Hamilton Avenue to 100' south of the southern
property line.
5. Revised site plan to show transition of new City Street Standards
to existing street improvements along Hamilton Avenue.
6. Revised site plan to show correct area of dedication to the City.
7. Revised site plan to eliminate the 10' planting strip and 7'
sidewalk between the driveways on Hamilton Avenue.
B. Development Schedule: Applicant shall begin construction within
one year of final approval.
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Parking & Driveways: All parking and driveways shall be developed
in accordance with Chapter 21.50 of the Campbell Municipal Code
including parking modifications as approved by the City.
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Pedestrian Connections: Applicant shall install pedestrian walkway
connections from the public right-of-way on Hamilton Avenue as
indicated on the site plan.
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
the City Streetscape Standards. Applicant shall prepare all documents
necessary to record dedication and submit to the City for review,
acceptance and recording. Applicant shall submit a copy of the current
Preliminary Title Report with the dedication documents.
Planning Commission Resolution No.
$ 95-13 -- 500 E. Hamilton Avenue
Page 5
3014
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Public Street Improvements: Prior to issuance of any building permits for
the site, the applicant shall prepare plans, pay fees, post securities and
provide insurance as required to obtain an encroachment permit to
construct public street improvements as required by City Engineer. Public
street improvement plans shall be prepared by a registered Civil Engineer
licensed in the State of California and shall include the following:
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Hamilton Avenue Frontage: Remove existing improvements and
construct City Standard Streetscape improvements including 10'
landscape strip, 7' sidewalk, transition to existing improvements,
street trees, irrigation and street lighting. Irrigation to the streetscape
improvements shall tie into the on-site landscape irrigation system to
ensure consistent maintenance of landscape improvements.
Salmar Avenue Frontage:
1. Remove existing northerly driveway and replace with City
standard street improvements, including sidewalk, curb, gutter,
street trees, irrigation and street lighting.
2. Remove existing southerly driveway and construct new City
standard 40' wide driveway.
3. Install pavement markings as required by City Engineer on
Salmar Avenue to accommodate exiting traffic on Salmar.
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 complete and accepted by the City
Engineer.
Underground Utilities: Install new on-site utilities underground per
Section 20.36.150 of the Campbell Municipal Code for any new or
remodeled building additions. Provide evidence from all utility
companies that the proposed modifications can be served. Comply with
the plan submittal, permit and fee requirements of the utilities associated
with new or modified service connections.
Planning Commission Resolution No.
S 95-13 -- 500 E. Hamilton Avenue
Page 6
3014
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10.
11.
12.
13.
14.
Grading and Drainage Plans:Prior to issuance of any building permits for
the site, the applicant shall prepare grading and drainage plans and
conduct hydrology studies as necessary to determine the adequacy of the
drainage of the site with the proposed changes and submit to the City
Engineer for review. All storm runoff shall be collected on-site and
conveyed underground to the City's existing public storm drain system.
Traffic Impacts:
A. Prior to issuance of final occupancy for the site, applicant shall pay a
sum of $11,264 (eleven thousand two hundred and sixty four dollars)
to mitigate the additional traffic impact at the Hamilton/Salmar
Avenue intersection.
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The driveway along Hamilton Avenue shall be used for ingress or
"entrance" only; no egress or "exiting" shall be allowed from the
driveway onto Hamilton Avenue.
Lighting Plan: The applicant shall submit details on the location and type
of on-site lighting for review and approval of the Community
Development Director prior to the issuance of building permits. Lighting
shall not spillover onto adjoining properties.
Utility Connections: Applicant shall submit a plan to the Community
Development Director, prior to the installation of Pacific Gas and Electric
transformer boxes and San Jose Water Company backflow preventors,
indicating the location, and if necessary screening, of these devices for
review and approval of the Community Development Director.
Equipment Screening: All roof-mounted and ground level mechanical
equipment which are visible from the public right-of-way shall be
screened subject to the approval of the Community Development
Director.
Trash Enclosure: Trash containers of a size and quantity necessary to
serve the project shall be located in areas approved by the Central Fire
District. 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 specific by the Central Fire District. All enclosures are to be
constructed at grade level and have a level area adjacent to the trash
enclosure area to service these containers.
Planning Commission Resolution No.
S 95-13 -- 500 E. Hamilton Avenue
Page 7
3014
15.
16.
Garbage Collection: Ordinance No. 782 of the Campbell Municipal Code
stipulates that any contract for the collection and disposal of refuse,
garbage and rubbish produced within the limits of the City of Campbell
shall be made with Green Valley Disposal Company.
Storm Drain Area Fee: Prior to issuance of a building permit for the site,
the applicant shall pay the required storm drain area fee of $4,592 (four
thousand five hundred and ninety two dollars).
17. Central Fire Department Requirement:
18.
19.
A. The applicant shall augment existing fire protection systems as may
be required by the Santa Clara County Central Fire Protection District.
B. Fire Department shall review tenant improvement plans prior to
building permit issuance.
C. The automatic fire sprinkler system shall be modified as required to
reflect proposed merchandise and storage.
D. Fire lanes shall be clearly marked with red curb or appropriate signs
in the parking lot area.
Reciprocal Driveway Covenant: The applicant(s)/property owner(s) shall
agree to discuss the possibility of entering into a reciprocal ingress/egress
easement with the adjoining properties, at such time in the future as the
adjoining property owner(s) agrees to provide the same easement(s) to
the subject property.
Landscaping:
A. The applicant shall submit a landscape and irrigation plan in
compliance with the City's standards, including the Streetscape
Standards for Hamilton Avenue and the Water Efficient Landscaping
Standards.
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The final landscape and irrigation plan shall include additional
landscaping along the southern property line and be reviewed and
approved by the Community Development Director before the
issuance of any building permits.
Planning Commission Resolution No. 3014
S 95-13 -- 500 E. Hamilton Avenue
Page 8
20.
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23.
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The applicant shall install landscape/streetscape improvements on
Hamilton Avenue in accordance with the Streetscape Standards for
Hamilton Avenue. The applicant shall obtain authorization from
the Community Development Department prior to the removal of
any trees. Any trees proposed for removal will be replaced as
provided in the Water Efficient Landscape Standards (WELS).
D. All retained trees shall be protected in accordance with the
requirements of WELS. A tree protection plan shall be submitted to
the Community Development Director prior to the issuance of
building permits.
Maintenance of Landscaping: Upon completion of the landscaping, the
maintenance of the parkway along Hamilton Avenue is the sole
responsibility of the applicant/property owner. All landscaping shall be
maintained in healthy, growing condition. Any plants or trees that die
shall be replaced by a similar species, subject to the approval of the
Community Development Director.
Construction Mitigation Measures:
A. Appropriate construction measures shall be taken to ensure that dust
emissions are controlled regularly, including the watering of
disturbed and exposed soils in the construction area.
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The proposed project will be limited to construction working hours
per City Code from 8:00 a.m. To 5:00 p.m., Monday through Fridays,
and from 9:00 a.m. To 4:00 p.m. On Saturdays. No construction will
be allowed on Sundays or holidays.
Signs:
A. The cornice detail on the freestanding sign shall be reduced to
appropriately match the scale of the sign.
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A sign application shall be submitted to the Community
Development Department in accordance with provisions for the Sign
Ordinance for all signs. No sign shall be permitted until the
application is approved and a permit is issued.
Americans with Disability Act: All improvements shall conform to the
requirements of the Americans with Disability Act.
Planning Commission Resolution No. 3014
$ 95-13 -- 500 E. Hamilton Avenue
Page 9
24.
25.
26.
Site and Architectural Review Committee Conditions:
A. No delivery of goods shall be made on site between 6:00 a.m. and the
closing time of the store in the evening hours at approximately 9:00
p.m., with the exception of deliveries made by light 2-axle delivery
vehicles.
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The applicant shall show how delivery trucks will maneuver
through the parking lot area; this shall include showing the truck
turning radii on the plans.
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The applicant shall provide a pedestrian walkway connection from
the sidewalk on Hamilton Avenue to the building entrance. The
pedestrian walkway shall be separated from the loading bay area by a
landscaped planter and the canopy.
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Five (5) additional parking spaces shall be provided on the east end of
the parking lot. There shall be a 25 foot separation between the back
of the sidewalk along Salmar Avenue and the first parking stall.
E. Columns supporting the canopies shall be stuccoed to match the color
of the building.
F. Window details shall be shown for
windows facing Hamilton Avenue.
the merchandise display
Truck Deliveries: Delivery trucks shall not obstruct the normal flow of
traffic on Hamilton Avenue during truck delivery times.
Wall/Column Details
A. The applicant shall provide details of the screening walls and
columns supporting the canopy for review and approval by the
Community Development Director and upon recommendation of
the City's Architectural Advisor prior to issuance of a building
permit. The screening wall height shall meet Title 24 Access
requirements.
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Sufficient landscaping shall be provided along the front of the
screening wall and within the front setback facing Hamilton Avenue
in the form of shrubs or additional trees to screen the loading area.
Landscaping along the screening wall shall be minimum 24" boxes.
Planning Commission Resolution No. 3014
S 95-13 -- 500 E. Hamilton Avenue
Page 10
PASSED AND ADOPTED this 9th day of January, 1996, by the following roll
call vote:
AYES: Commissioners: Alne, Lindstrom, Lowe, Jones, Kearns, Meyer-
Kennedy
None
None
None
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
1~1 ~Li~s~om,; Chair
Steve P~aseck~'-'" -' "~ -' ' ' ', Secretary J/