PC Res 2979RESOLUTION NO. 2979
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL FOR A SITE AND ARCHITECTURAL
APPROVAL ALLOWING THE EXPANSION AND REMODEL OF
AN EXISTING BUILDING LOCATED AT 33 N. FIRST STREET IN
A C-3-S (CENTRAL BUSINESS DISTRICT-DOWNTOWN)
ZONING DISTRICT. APPLICATION MR. ABBAS HAGHSHENAS.
FILE NO. S 95-06.
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 dosed.
After due consideration of all evidence presented, the Planning Commission
did find as follows with respect to File No. S 95-06:
The proposal is consistent with the General Plan and Zoning District
which permits commercial land uses.
The proposed project reflects the character of the downtown in terms of
building design, scale and massing, subject to the conditions of approval.
ge
The proposed development is in keeping with the goals of the Central
Business Zoning District by enhancing the diversity of uses within the
downtown.
The proposed architecture and design of the building incorporate the
traditional building form and elements found in the downtown.
The proposed development is compatible with the surrounding land
USES.
Based upon the foregoing findings of fact, the Planning Commission further
finds and concludes, subject to the Conditions of Approval, that:
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.
e
The proposed site is adequately served by streets of sufficient capacity, to
carry the kind and quantity of traffic the proposed use would generate.
Planning Commission Resolution No. 2979
S 95-06 - 33 N. First Street
Page 2
o
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 attached Conditions of Approval.
4. The proposed use is compatible with the uses in the area, subject to the
Conditions of Approval.
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:
Project Approval: Approval for this project allows the following:
A. A 1700 square foot second story addition.
B. Elevation changes and architectural modifications.
Plans shall substantially comply with the plans dated May 9, 1995,
prepared by A+ Design and Engineering except for modifications
specified herein.
C. Color board shall be approved by the Community Development
Director.
D. Approved Use: The use of the building is permitted as follows:
A. Retail/Service Commercial--850 square feet
B. Office--2,500 square feet
e
New Retail Building Elevations
A. Building Design: Applicant shall continue to work with staff on
resolving articulation of building facade along the front portion of
the building to enhance the design of the building including
pedestrian level design and site details in accordance with the
downtown policies and design standards of the C-3-S zoning district.
Details may include centering the doorway and windows on the
lower level, and a new awning over the lower level window.
Exterior facade details shall be resolved prior to issuance of building
permits. The revised design and plans shall be reviewed by the Site
and Architectural Review Committee for final approval.
Planning Commission Resolution No. 2979
S 95-06 -- 33 N. First Street
Page 3
o
Be
North Elevation: Applicant shall submit revised elevations to
address the massing and appearance of the north elevation.
Revisions may include the introduction of a trellis element on the
masonry wall on the northern property line, retexturing the
masonry wall to match the proposed building materials, and scoring
or revels to enhance the elevation. Details shall be resolved prior
to issuance of building permits.
Parking: (A)Applicant shall provide seven (7) parking spaces for the
proposed development. The applicant shall obtain an easement for egress
and ingress over assessors parcels numbers 279-41-039 through 279-41-043
prior to final occupancy or enter into shared parking agreement with said
property owners to satisfy the parking requirements. (B) Any parking
spaces that cannot be accommodated on site shall be provided off-site as
directed by the Redevelopment Agency. (C) The applicant must
demonstrate to the City that all reasonable attempts have been made to
obtain the easement and/or the parking agreement prior to implementing
off-site parking with the Redevelopment Agency. (D) The agreement with
the Redevelopment Agency shall be satisfactory to the City Attorney. All
fees associated with this agreement shall be paid prior to the final
occupancy of the building.
Development Schedule: Applicant shall begin construction within one
year of final approval.
5. Tree Protection Plan: Applicant shall provide tree protection plan
indicating trees to be protected and maintained on site during
construction.
Site Construction
A. 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.
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.
Planning Commission Resolution No. 2979
S 95-06 - 33 N. First Street
Page 4
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.
2. Haul trucks and material stockpiles shall be covered.
o
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.
Handicapped Accessibility: All new and remodeled buildings shall provide
handicapped access in accordance with the Uniform Building Code CUBC)
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.
10. Fire Sprinkler Protection: Provide an automatic fire sprinkler system
throughout all portions of the building.
11. Second Exit From Second Floor: Provide second exit from second floor
level as occupant load is greater than 10.
12. Alarm Company: If automatic fire sprinkler system is greater than 100
fire sprinklers, then fire sprinkler system devices shall be monitored by an
alarm company.
Planning Commission Resolution No. 2979
S 95-06 -- 33 N. First Street
Page 5
13. Underground Utilities: All new utilities provided to the project shall be
underground.
14. Encroachment Permit: Obtain an encroachment permit prior to
completing any work within the public right-of-way.
15. Storm Drainage Area Fee: A Storm Drainage Area Fee shall be paid prior
to the issuance of a building permit. Based on the current fee schedule of
$2,340 per acre, the applicant's fee would be $241.02. The fee schedule is
subject to change.
16. Sewer: Ensure that adequate sanitary sewer capacity is provided to the
project site.
17. On-Site and Off-Site Improvements: Any on-site or off-site improvements
required shall be completed prior to occupancy.
18. Parking: If the applicant proposes to reconfigure and repave the common
parking lot on the adjacent parcels to the south of the subject property as a
part of this project, the following conditions of approval shall be
completed:
Parking Lot Improvement Plan: Submit to the City Engineer for
approval a Parking Lot Improvement Plan, to be prepared by a
registered civil engineer, showing proposed drainage flows
including existing on-site and off-site drainage systems, any
proposed grading, pavement repairs, overlay, striping, any new
curbs or planter areas and any other on-site parking lot
improvements.
Bo
Permits for Parking Lot Improvements: The applicant shall
provide evidence of authority to obtain permits to construct the
proposed parking lot improvements on the adjacent parcels.
Reciprocal Ingress and Egress Easements: Reciprocal ingress and
egress easements for use of the common parking lot shall be
documented and recorded with the County Recorder's Office.
Planning Commission Resolution No. 2979
S 95-06 - 33 N. First Street
Page 6
De
Curb, Gutter and Sidewalk Installation: Install new curb, gutter and
sidewalk in accordance with the City Standard Details in the
location of the existing driveway, if it is abandoned as part of a new
circulation plan.
Eo
Street Tr~e: One new street tree shall be planted in the planter strip
in accordance with the City's Standard Specifications.
PASSED AND ADOPTED this 23rd day of May, 1995, by the following roll call
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Commissioners: Alne, Higgins, Kearns, Meyer-Kennedy,
Perrine
Commissioners: None
Commissioners: Lindstrom, Lowe
Commissioners: None ~
LJ~ ~, ~ ~J~n& Meyer-Ke~(nedy, Chair o"
Darryl M. ~es, Senir~JPlanner