PC Res 2965RESOLUTION NO. 2965
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A SITE AND
ARCHITECTURAL APPLICATION TO ALLOW THE
CONSTRUCTION OF TWO NEW RETAIL BUILDINGS (4,460
SQUARE FEET) AND THE REMODEL OF AN EXISTING 19,600
SQUARE FOOT COMMERCIAL BUILDING ON PROPERTIES
LOCATED AT 1800-1820 W. CAMPBELL AVENUE AND 75 S. SAN
TOMAS AQUINO ROAD. APPLICATION OF BANDUCCI
ASSOCIATES ARCHITECTS. FILE NO. S 95-02.
After notification and Public Hearing as specified by law on the above-
referenced application as per the application filed in the Planning Department
on March 1, 1995, 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 N°. S 95-02:
The proposal is consistent with the General Plan and Zoning
designations which indicate a Commercial land use for this property.
e
The proposed site improvements of 15 percent on site landscaping and
streetscape improvements adequately address the aesthetic concerns
related to the project/site.
The proposed parking and circulation with the recommended conditions
of approval creates a project which integrates the proposed uses on site.
0
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.
There is no evidence before the City determining that the proposed
project will have a significant negative impact on wildlife resources.
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The City of Campbell has prePare'd an Initial Study for the project in
order to determine if the project would have a significant
environmental impact. No significant unmitigated impacts have been
identified.
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Adequate on site parking and circulation has been provided for the
proposed commercial, office and retail uses on site.
Planning Commission Resolution No. 2965 ~
$ 95-02 - 1800-1820 W. Campbell Avenue/75 S. San Tomas Aquino Road
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All proposed uses are compatible within the site and with adjacent land
LISeSo
o
Traffic improvements on S. San Tomas Aquino Road are based upon
potential traffic conflicts and the accident history of this portion of the
roadway system.
Based upon the foregoing findings of fact, the Planning Commission further
finds and concludes that:
The proposed project, with conditions of approval, is consistent with the
policies of the General Plan and the Zoning Ordinance in effect at the
time of the application submittal and is consistent with uses in the
immediate area.
o
The proposed project will aid in the enhancement and the harmonious
development of the immediate area. The establishment, maintenance,
or operation of the use 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.
o
The proposed use will not be detrimental or injurious to property and
improvements in the neighborhood or to the general welfare of the City
and its residents.
o
The proposed project with the conditions imposed, will not have a
significant adverse impact on the environment and a Negative
Declaration has been prepared for the project.
The proposed site is adequate in size and shape to accommodate the
proposed use and site improvements.
o
These conditions are required as related and proportional to the impacts
of the project.
o
Remodel project site will create additional left turn movements from
the site. Street restriping is necessary to mitigate project related impacts
and the Fulton Avenue driveway will improve the site's access.
Mitigation is proportional to impact created.
Planning Commission Resolution No. 2965 :
$ 95-02 - 1800-1820 W. Campbell Avenue/75 S. San Tomas Aquino Road
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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:
SITE AND BUILDING DESIGN
Project Approval: Approval for this project allows the following as
depicted on plans prepared by Banducci Associates consisting of eight
sheets and allowing the following:
A. Two retail pad buildings of approximately 4,460 square feet in area.
B. Remodel of 19,600 square foot building.
Related parking, pedestrian and landscaping improvements.
D. Provision of outside play area for a proposed day care center.
Revised Elevations and Site Plan: Revised plans to be submitted to the
Planning Department and approved by the Community Development
Director or SARC. Revised plans to indicate the following:
Elevations
A. Provision of awnings on south elevation of Building "A".
(Director)
Revised facade treatment for the building currently occupied by
Fabricland, providing new entry, building colors and
architectural details similar to other remodeled portions of this
shopping center within two years of Planning Commission
Approval. (SARC)
C
Provision of specific color samples, if different than presented
sample board. (Director)
Site Plan
A. Revised site plan for Building "C" to depict landscape areas as
well as walkways. (Director)
Planning Commission Resolution No. 2965
S 95-02 - 1800-1820 W. Campbell Avenue/75 S. San Tomas Aquino Road
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LANDSCAPING
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Landscaping: Landscaping plan indicating type and size of plant
material and located irrigation system to be submitted to the Planning
Department and approved by the Community Development Director
prior to issuance of a building permit. (Planning)
Landscaping plan to include the following:
A. Twenty-four inch (24") box street trees along W. Campbell Avenue.
B. Details of furniture and play structures in the outside play area.
C. Landscaping plan to comply with adopted Water Efficient Landscape
(WELS) Standards.
STREET/SITE IMPROVEMENTS
Parking and Driveways: All parking and driveway areas to be developed
in compliance with Chapter 21.50 of the Campbell Municipal Code. All
parking spaces to be provided with appropriate concrete curbs or bumper
guards. (Planning)
e
Fences: Fencing plan indicating location and design details of fencing,
to be submitted to the Planning Department and approved by the
Community Development Director prior to issuance of a building
permit. A tubular steel fence or equivalent is required around the play
area. (Planning)
e
Signs: Sign application to be submitted in accordance with provisions
of the Sign Ordinance for all signs. No sign to be installed until
application is approved and permit issued by Planning and Building
Departments (Section 21.53 of the Campbell Munidpal Code). (Planning)
PUBLIC WORKS
7. Streets and Related Improvements
A. Provide right-of-way dedications for a fifty foot (50') half street on
W. Campbell Avenue
Planning Commission Resolution No. 2965
S 95-02 - 1800-1820 W. Campbell Avenue/75 $. San Tomas Aquino Road
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B. Install curbs and gutters as appropriate related to driveway
construction.
Install sidewalks along W. Campbell Avenue to comply with the
City's Streetscape Standards and handicapped ramp at Whitwood
Lane and Fulton Avenue.
D. Install a structural section based upon a TI provided by the City and
an R value determined by a Soil Engineer.
Grading and Drainage Plans: Provide grading and drainage plans.
Easements for grading and drainage shall be shown on the final map and
offered for dedication as appropriate.
Storm Water Design: Provide storm drain improvement plans for ten
year storm frequency.
Hydrology and Hydraulic Report: Provide a hydrology and hydraulic
report.
Geotechnical Report: Provide a geotechnical report.
Landscape Improvements: Provide trees and landscape improvements
in the public right-of-way in accordance with the City's Standard
Specifications and Details for public works construction and the
Streetscape Standards for W. Campbell Avenue.
Traffic Control Improvements: Comply with the Traffic Engineer's
memorandums respectively dated February 14, 1995 and March 13, 1995.
The westerly driveway on W. Campbell Avenue can be maintained.
Sewers: Install a sanitary sewerage system to
conformance with the requirements of the West
District.
serve all lots in
Valley Sanitation
Water Service: Install a water distribution system to serve all lots in
conformance with the requirements of the San Jose Water Company.
Fire Hydrants: Provide fire hydrants and appurtenances at the locations
spedfied by the Fire Marshall of the Central Fire District.
Planning Commission Resolution No. 2965
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17.
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23.
24.
Final Map: Submit a final parcel map for review and approval by the
City Engineer.
Utility and Security: Cause all electrical, telephone and CATV facilities
to be installed underground, in accordance with the provisions of
Chapter 20.36.150 of the Municipal Code, prior to occupancy.
Improvements shall be guaranteed by cash, letters of credit or other
security acceptable to the Public Works Director.
Utility Construction Coordination in Public Right-of-Way: Applicant
shall submit a utility coordination plan for approval by the City Engineer
for installation of electrical, telephone and cable television
improvements to minimize damage to City streets, sidewalks and related
facilities.
Title Report: Furnish a copy of a current Preliminary Title Report.
Storm Drain Area Fee: Pay storm drainage area fees of $2,500 per acre,
prior to recording the parcel map, for all parcels that have not been
previously assessed. The actual storm drain area fee will be based on the
applicable fee at the time of payment.
Tentative Parcel Map: Submit a tentative parcel map for review and
approval to adjust the lot lines of Assessor's Parcel Numbers 403-02-031;
403-02-036; 403-02-40 and 403-02041.
Encroachment Permit: Obtain an encroachment permit, pay fees and
deposits for all work in the public right-of-way.
Development and Maintenance Documents: Applicant shall submit the
following documents, to the satisfaction of the City Attorney, that the
entire project will be developed and maintained in accordance with the
intent and purpose of the approvals:
A. Final Title Report.
Management and Maintenance Agreement to be entered into with
the owner of the project units.
Planning Commission Resolution No. 2965
S 95-02 - 1800-1820 W. Campbell Avenue/75 $. San Tomas Aquino Road
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C. Covenants, Conditions and Restrictions (CC&R's) to be recorded.
The approved documents shall be recorded concurrently with the final
mapo
Registered Civil Engineer/Land Surveyor: Plans, specifications,
calculations and designs for street improvements, grading and drainage
improvements and the final map shall be prepared by a Civil Engineer
or Land Surveyor, as appropriate, licensed in the State of California and
submitted to the City Engineer for approval.
Completion Prior to Occupancy: Complete construction of all required
off-site and on-site improvements, including but not limited to
landscaping, sewer, water, curb and gutters, paving, drainage facilities
and other required improvements, prior to occupancy of any structure
and/or the subdivider shall enter into an agreement, acceptable to the
City, insuring the construction of such improvements within eighteen
(18) months of formal approval by the City.
Security: Provide guarantees for all public improvements by cash,
bonds, letters of credit, or other legal instruments, acceptable to the City
Attorney.
Agreement: Complete and execute, to the satisfaction of the City
Attorney and City Engineer, the City of Campbell's Standard Agreement
for construction of public improvements.
American Disability Act and California Disability Access Regulations:
All improvements shall conform to the requirements of the American
Disability Act and the California Disability Access Regulations,
whichever applies.
Bay Area Air Quality Management District Requirements:
the following mitigation measures:
Implement
A. Water all exposed or disturbed soil surfaces as necessary to control
dust but not less than twice daily.
B. Consistently water areas of digging and grading operations.
Planning Commission Resolution No. 2965 ~
$ 95-02 - 1800-1820 W. Campbell Avenue/75 S. San Tomas Aquino Road
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Suspend grading or other dust producing activities during high
wind.
De
Water or cover stock piles of soil debris, sand and other dust
producing material.
E. Sweep construction area and surrounding streets daily.
31. Standard Specifications & Details: Comply with the City of Campbell's
Standard Specifications and Details for Public Works Construction.
32. Subdivision and Land Development: Comply with Title 20 of the
Municipal Code concerning Subdivision and Land Development.
33. Streets and Sidewalks: Comply with Title 11 of the Municipal Code
concerning Streets and Sidewalks.
Utility Trenches: Applicant shall complete all utility trenching on W.
Campbell Avenue prior to the City's commencement of its asphalt
concrete overlay construction program scheduled for the summer of
1995.
FIRE DISTRICT
35. Fire Sprinkler System
A. Provide an automatic fire sprinkler system for Buildings "B" and
Bo
Complete the installation of the existing fire sprinkler system in
Building A.
36. Occupancy Separations:
appropriate rating.
Provide occupancy separations with the
37. Fire Alarm System: Provide approved type fire alarm system for E type
occupancy.
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BUILDING DEPARTMENT
38.
Day Care Center/Construction Requirements: The day care center is an
Il.1 occupancy because the number and age of the occupants is not
restricted. Comply with the construction requirements of UBC Table 5-A
and UBC Section 1002-1011 for the day care center.
39.
Day Care Center/Exiting: Provide exiting based on an occupant load
factor of 35 square feet per person or 144 persons, whichever is greater.
UBC Table 33A.
40. Animal Hospital/Drains: Provide a hair interceptor for all drains
associated with the animal hospital.
PROPERTY MANAGEMENT/UTILITIES
41.
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 board up and doors sealed shut or be demolished or
removed from the property (Section 11.201 & 11.414, 1985 Ed. Uniform
Fire Code). (Fire)
42. Retaining Walls: Retaining walls at property lines are limited to a
height of 15 inches if constructed of wood. (Building)
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Garbage Collection: Ordinance No. 782 of the Campbell Municipal Code
stipulates that any contract for the collection and disposal of refuse,
garbage, wet garbage and rubbish produced within the limits of the City
of Campbell shall be made with Green Valley Disposal Company. This
requirement applies to all single-family dwellings, multiple-family
dwellings and all commercial, business, industrial, manufacturing and
construction establishments.
Trash Containers: Trash container(s) of a size and quality necessary to
serve the development shall be located in area(s) approved by Central
Fire. Unless otherwise noted, enclosure(s) shall consist of a concrete
floor surrounded by a solid wall or fence and have self-closing doors of a
size specified by Central Fire. All enclosures to be constructed at grade
level and have a level area adjacent to the trash enclosure area to service
these containers. (Fire)
Planning Commission Resolution No. 2965
S 95-02 -- 1800-1820 W. Campbell Avenue/?5 S. San Tomas Aquino Road
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PUBLIC SAFETY/WELFARE
45. Handicapped Requirements; Applicant shall comply with all
appropriate State and City requirements for the handicapped. (Building)
46.
Underground Utilities: Underground utilities to be provided as
required by Section 20.36.150 of the Campbell Municipal Code. (Public
Works)
47.
Utility Boxes and Back-Flow Preventers: Applicant to submit a plan to
the Planning Department, prior to installation of PG&E utility
(transformer) boxes and San Jose Water back-flow preventers, indicating
the location of the boxes and screening (if boxes are above ground) for
approval of the Community Development Director.
48.
Equipment Screening:
utility meters to be
Development Director.
All mechanical equipment on roofs and all
screened for approval of the Community
49.
Utility Connections: Plans submitted to the Building Division for plan
check shall indicate clearly the location of all connections for
underground utilities including water, sewer, electric, telephone and
television cables, etc. (Building)
50. Performance Bond: Applicant to either:
Post a faithful performance bond in the amount of $25,000 to ensure
landscaping, fencing and striping of parking areas within three (3)
months of completion of construction; or
Be
File a written agreement to complete landscaping, fencing and
striping of parking areas. Bond or agreement to be filed prior to
application for a building permit. (Planning)
51.
Parking/Access Agreement: Applicant/Property Owner to provide an
agreement, in a form acceptable to the City Attorney, obligating future
property owners to provide a mutually receptive easements for parking,
pedestrian and waste removal facilities for the project in the event that
the properties are transferred to different parties.
Planning Commission Resolution No. 2965 ~
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Page 11
52.
Noise: On-site Sweeping and cleanup of parking areas shall not
unreasonable interfere with the use and enjoyment of neighboring
residential properties. Typically, such activity shall be restricted to hours
of 7 a.m. to 11 p.m. No blowers or mechanical sweepers to be used
between the hours of 11 p.m. and 7 a.m.
PASSED AND ADOPTED this llth day of April, 1995, by the following roll
call vote:
AYES:
NOES:
ABSENT:
Commissioners:
Commissioners:
Commissioners:
Steve ]~ia~cki, Secretary
Alne, Higgins, Kearns, Lindstrom, Lowe,
Meyer-~y
Non/e/ ~
Per,~no ~ k