PC Res 2953RESOLUTION NO. 2953
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL APPLICATION TO ALLOW THE EXPANSION
OF AN EXISTING RETAIL BUILDING (BREUNERS) ON
PROPERTY LOCATED AT 525 E. HAMILTON AVENUE IN A C-2-S
(GENERAL COMMERCIAL) ZONING DISTRICT. APPLICATION
OF MR. KEVIN RING, ON BEHALF OF TRINITY DEVELOPMENT
COMPANY. FILE NO. S 94-09.
After notification and Public Hearing as specified by law on the application of
Mr. Kevin Ring, on behalf of Trinity Development Company, for approval of
plans allowing the expansion of an existing retail building (Breuners) located
at 525 E. Hamilton Avenue; as per the application filed in the Planning
Department on December 30, 1994, and, after presentation by the Community
Development Director, proponents and opponents, the hearing was dosed.
After due consideration of all evidence presented, the Planning Commission
did find as follows with respect to File No. $ 94-09:
The proposal is consistent with the General Plan and Zoning District
which permits commercial land uses.
The proposal exceeds the landscaping requirements of Commercial
Zoning Districts by providing landscaping of approximately 14 percent of
the site area and incorporates a substantial number of on-site and off-site
trees.
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The proposed parking reduction for the furniture showroom use and the
addition of 143 new on-site parking spaces adequately addresses the
parking needs of the proposed uses based upon the information
contained in the traffic report prepared for this project and with the
concept of shared parking facilities.
The proposed project is of an appropriate scale and design and is
compatible with the existing commercial and residential development in
the area. The project is subject to the implementation of traffic
mitigation measures identified in the Mitigated Negative Declaration
and subject to implementation of the Conditions of Approval.
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The presented site plan is of an adequate size and will be developed to
provide pedestrian access by incorporating walkways into the site.
Facilities for bicycle traffic will also be developed to integrate the
proposed use into the neighborhood and the surrounding commercial
development subject to the Conditions of Approval for this project.
Resolution No. 2953
$ 94-09 -525 E. Hamilton Avenue (Breuners)
Adopted on February 28, 1995
Page 2
The development of the project will generate 429 additional vehicle trips
during the evening peak hour and will substantially impact the
intersections within the vicinity of the project.
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Breuners' participation in the widening of Salmar Avenue will offset
traffic impacts resulting from the development of the project and will
integrate this project with the surrounding residential and commercial
uses.
The generation of additional traffic as a result of this proiect traffic will
result in vehicle traffic traveling through the Almarida neighborhood
without the implementation of measures to direct traffic back to
Hamilton Avenue.
The installation of traffic improvements at the driveways on Almarida
Drive will direct project traffic back to Hamilton Avenue and mitigate
traffic impacts to the adjacent residential neighborhood.
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Additional traffic generated by this project development will degrade the
level of service of the intersection of Salmar Avenue and Hamilton
below acceptable City standards. Participation by Breuners in the
widening of Salmar Avenue as a traffic mitigation measure is required
to mitigate the impacts of this project.
Based upon the foregoing findings of fact, the Planning Commission further
finds and concludes, subject to the Conditions of Approval, that:
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The establishment, maintenance or operation of the use applied for 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, or be detrimental or injurious to property and
improvements in the neighborhood or to the general welfare of the City.
The proposed site is adequately served by streets of sufficient capacity,
subject to the proposed traffic mitigation measures, to carry the kind and
quantity of traffic the proposed use would generate.
The proposed project is consistent with the General Plan and Zoning of
the site and will aid in the harmonious development of the immediate
area subject to the Conditions of Approval.
Resolution No. 2953
$ 94-09 --525 E. Hamilton Avenue (Breuners)
Adopted on February 28, 1995
Page 3
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The proposed use is compatible with the uses in the area, ~ubject to the
Conditions of Approval.
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The conditions of approval area roughly proportional and reasonably
related in nature and extent to the impacts of the project.
Approval is effective ten days after decision of approval of the Planning
Commission, unless an appeal is filed, subject to the following Conditions of
Approval:
Proiect Approval: Approval for this project allows the following:
A. Site modifications including reconfiguration and construction of
new retail space in accordance with plans, stamp dated "exhibit A".
B. Reconfigured parking and landscaping.
Elevation changes and architectural modifications.
D. Revised pedestrian and vehicular access and circulation.
Site
Plan
Final Site Plan: The final site plan including 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.
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Development Schedule: Applicant shall begin construction within
one year of final approval.
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 as indicated on
the site plan.
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Landscapin2
A. Site Landscape Plan: Applicant shall provide four sets of landscape
and irrigation plans indicating type and size of plant materials,
irrigation system and planting details to be submitted to the
Planning Department and approved by the Community
Development Director prior to issuance of building permits.
Resolution No. 2953
S 94-09 -525 E. Hamilton Avenue (Breuners)
Adopted on February 28, 1995
Page 4
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Landscaping plan to address the following:
Screening planting along Almarida Drive on and off-site,
consistent with commercial development standards, shall be
installed to soften the building elevation.
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Transition of streetscape along Hamilton Avenue to corners of
the property along Hamilton Avenue in accordance with the
Streetscape Standards.
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Landscape Standards: All landscaping shall comply with the City's
Water Efficient Landscape Standards (WELS)
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Tree Wells: Applicant shall install 15-gallon shade trees in
designated locations on site and on perimeter parking areas of a size
and type acceptable to the City in conformance with the revised site
plan that will be submitted with planting details.
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Tree Protection Plan: Applicant shall provide tree protection plan
indicating trees to be protected and maintained on site during
construction.
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Street Trees: All street trees shall be installed and maintained in
accordance with the Streetscape Guidelines for Hamilton Avenue.
Street trees to be selected in accordance with the standards adopted
by the City of Campbell subject to review and approval by the Public
Works Department.
Site
Construction
Construction and Equipment: Applicant shall utilize construction
equipment which adequately levels the noise in accordance with
Section 18.02.030 of the City of Campbell Municipal Code.
Construction activity and construction equipment shall comply
with all air quality emission policies as determined by the Bay Area
Air Quality Management District and the Building Official for the
City of Campbell.
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Construction Hours: Hours of construction shall be limited to 8 a.m.
To 5 p.m., Monday through Friday, and 9 a.m. To 4 p.m. Saturdays.
No construction is permitted on Sundays or Holidays.
Resolution No. 2953
$ 94-09 --525 E. Hamilton Avenue (Breuners)
Adopted on February 28, 1995
Page 5
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C. Construction Site:
1. The construction
site shall be sprinklered with water, as
necessary, but not less than twice per day, in areas of new
construction or grading where dirt is exposed, to control dust.
Haul trucks and material stockpiles shall be covered.
The construction area and surrounding areas shall be swept as
necessary, but not less than once daily. All areas shall be
adequately fenced for safety per the Building Official during
construction and demolition.
Demolition Permit: Applicant is required to obtain a demolition permit,
subject to review and approval by the Building Official, prior to
demolition of any structure on site.
Handicapped Accessibility: All new and remodeled buildings shall
provide handicapped access in accordance with the Uniform Building
Code (UBC) and the Uniform Federal Accessibility Standards (UFAS) and
the Federal Americans With Disabilities Act (ADA).
Mechanical Equipment: All roof-mounted and ground-level mechanical
equipment on new or remodel 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.
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 s 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
enclosure area to service these containers.
Easement or Dedication to the City: The owner shall grant a public access
easement satisfactory to the Public Works Department, that shall be
recorded with the property, or dedicate additional right-of-way on
Hamilton Avenue to back of sidewalk. Area to be dedicated or the
easement provided shall include a 10-foot wide landscaping parkway and
the seven-foot wide public sidewalk.
Deed Restriction: Owner shall record a deed restriction in a form
acceptable to the City Attorney providing that in the event of the transfer
Resolution No. 2953
$ 94-09 --525 E. Hamilton Avenue (Breuners)
Adopted on February 28, 1995
Page 6
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of ownership of any parcel subject to this application:
Each parcel shall have a mutual reciprocal easement to park in the
parking area of each others parcel;
The on-site and off-site parking and landscaping shall be jointly
maintained by the owners of each of the parcels in accordance with
the Conditions of Approval for S 94-09.
Public Street Improvements: Applicant shall construct improvements
found necessary by the City Engineer according to general engineering
practice. Applicant shall submit existing and proposed street centerline,
monuments, right-of-way lines, public street improvements and public
utility facilities on all required street improvement plans.
Driveway Approach: Submit plan details indicating the elimination of
the northerly driveway on Almarida Drive and dedicate the replacement
of the existing driveway with curb, gutter and sidewalk to conform to
proposed street improvement standards as directed by the Public Works
Department.
Boulevard Treatment/Hamilton Avenue: Submit plans for review and
approval of the Planning and Public Works Departments for
construction of boulevard treatment on Hamilton Avenue that include
construction/modification of concrete sidewalks, street trees, landscaping
and irrigation in conformance with the City's Streetscape Standards.
Irrigation to the streetscape improvements shall tie into the on-site
landscape irrigation system to ensure consistent maintenance of
landscape improvements. Upon completion of Hamilton Avenue
streetscape, the maintenance of the streetscape improvements as well as
on-site improvements is the sole responsibility of the applicant/property
owner .
Almarida Drive Sidewalk Modification: Applicant to submit plans to
construct eight-foot wide sidewalk improvements with tree wells on
Almarida Drive in accordance with Public Works standards.
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 development modifications can be served.
Resolution No. 2953
S 94-09 --525 E. Hamilton Avenue (Breuners)
Adopted on February 28, 1995
Page 7
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Comply with the plan submittal, permit and fee requirements of the
utilities associated with new or modified service connections.
Grading and Drainage Plans: Applicant to submit grading and drainage
plans to the City Engineer for review. Show existing and proposed on-
site storm drain. Storm water collected on site and conveyed
underground to an existing off-site public storm drain system based
upon a 10 year return period.
Encroachment Permit: Applicant to apply for an encroachment
permit(s), pay fees and post surety for all construction with the City's
right-of-way.
Public Property Maintenance: The applicant shall incorporate the
existing excess public right-of-way at the northwest corner of the property
on Almarida Drive into the landscape plan required for S 94-09 and shall
record a covenant to maintain this area in conjunction with the
approved landscape plans.
Sidewalk Transitioning: Applicant and City to coordinate sidewalk
transitioning at southbound Highway 17 off-ramp and Hamilton
Avenue.
Fire Sprinkler Protection: Applicant to provide the appropriate density of
automatic fire sprinkler protection throughout all new construction.
The existing sprinkler system within Breuners shall be upgraded to
current standards of NFPA 13-1991 ed.
Salmar Widening: Applicant shall pay $188,000 to the City for the
construction of an additional right turn lane for the northbound
approach at the Hamilton Avenue and Salmar Avenue intersection,
which is necessary to accommodate the increase in traffic generated by
the project. The City will enter into a payback agreement with the
applicant which will reimburse the applicant as additional development
in the area is approved which will also benefit by the proposed project.
The share of this improvement shall be based on the new trip generation
to each development site over the total new trip generation in the area.
This payback agreement will remain in effect until such time as the
street widening project is accepted by the City Council.
Resolution No. 2953
S 94-09 --525 E. Hamilton Avenue (Breuners)
Adopted on February 28, 1995
Page 8
22.
Almarida/Hamilton Signal Modification: Applicant shall modify the
existing traffic signal at Hamilton Avenue and Almarida Drive to
provide left and right turn arrows for north and southbound
movements by replacing existing signal faces. The applicant will submit
plans for this modification to the City Engineer as part of the
encroachment permit necessary for all the off-site improvements
required for the project. In lieu of the applicant constructing these
improvements, a fee of $2,800.00 may be paid to the City for the
installation of said modifications.
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Almarida Driveway Improvements: Applicant shall prepare plans for
approval by the City Engineer and implement those plans which
encourage the traffic entering and exiting the site from all driveways to
use Hamilton Avenue.
PASSED AND ADOPTED this 28th day of February, 1995, by the following roll
call vote:
AYES: Commissioners: Alne, Higgins, Kearns, Lindstrom, Lowe,
Meyer-Kennedy, Perrine
NOES: Commissioners: None
ABSENT: Commissioners: None
ATT~~~retar~ ~Meyer-I~e'nn~'dy, Chair ~/j