PC Res 4044RESOLUTION NO. 4044
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A MODIFICATION TO A
PREVIOUSLY APPROVED SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2011-203) TO ALLOW AN EXTERIOR
REMODEL OF AN EXISTING TWO-STORY PROFESSIONAL
OFFICE BUILDING LOCATED AT 1860 S. BASCOM AVENUE IN
A C-2 (GENERAL COMMERCIAL) ZONING DISTRICT. FILE NO.:
PLN2011-203
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 PLN2011-203:
Environmental Finding
1. The project qualifies as a Categorically Exempt project per Section 15301 Class 1 of the
California Environmental Quality Act (CEQA) pertaining to minor alterations to an existing
private structure, involving negligible or no expansion of use beyond that existing at the
time of the lead agency's determination.
Evidentiary Findings
1. The project site is zoned C-2 (General Commercial) on the City of Campbell Zoning Map.
2. The project site is designated General Commercial on the City of Campbell General Plan
Land Use Map.
3. The project site is located at the southeast corner of South Bascom Avenue and
Ridgeley Drive.
4. The proposed project will be .compatible with the C-2 (General Commercial) with the
approval of a Modification to a Previously Approved Site and Architectural Review
Permit.
5. The proposed Modification does not add additional building square footage and does not
detract from the overall design of the development.
6. No substantial evidence has been presented which shows that the project, as currently
presented and subject to the required Conditions of Approval, will have a significant
adverse impact on the environment.
7. There is a reasonable relationship and a rough proportionality between the Conditions of
Approval and the impacts of the project.
8. There is a reasonable relationship between the use of the fees imposed upon the project
and the type of development project.
Planning Commission Resolution No. 4044
PLN2011-203 - 1860 S. Bascom Avenue
Modification to apreviously-approved Site and Architectural Review Permit
Page 2
Based upon the foregoing findings of fact and pursuant to Campbell Municipal Code Sec.
21.42.060(8), the Planning Commission further finds and concludes that:
1. The project will be consistent with the general plan;
2. The project will aid in the harmonious development of the immediate area; and
3. The project is consistent with applicable adopted design guidelines.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Modification to
a previously-approved Site and Architectural Review Permit (PLN2011-203) to allow an
exterior remodel of an existing two-story professional office building located at 1860 S.
Bascom Avenue in a C-2 (General Commercial) Zoning District.
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. Where approval by the Community Development Director, City
Engineer, Public Works Director, City Attorney, or Fire Department is required, that review
shall be for compliance with all applicable Conditions of Approval, adopted policies and
guidelines, ordinances, laws and regulations, and accepted engineering practices for the
item under review. 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
Planning Division
Approved Project: Approval is granted for a approving a Modification to a Previously
Approved Site and Architectural Review Permit (PLN2011-203) to allow an exterior
remodel (facade improvement) of an existing 7,680 square foot two-story professional
office building. The project shall substantially conform to the project plans, color and
material board and colored elevations stamped as received by the Planning Division on
December 2, 2011 and January 17, 2012, except as may be modified by the Conditions
of Approval herein.
2. Permit Expiration: The Modification to a Previously Approved Site and Architectural
Review Permit approval shall be .valid for one year from the .date of final approval.
Within this one-year period an application for a building permit must be obtained. Failure
to meet this deadline will result in the Modification of the Previously Approved Site and
Architectural Review Permit being rendered void.
3. Planning Final Required: Planning Division clearance is required prior to Building Permit
final. Construction not in substantial compliance with the approved project plans shall not
be approved without prior authorization of the necessary approving body.
Planning Commission Resolution No. 4044
PLN2011-203 - 1860 S. Bascom Avenue
Modification to apreviously-approved Site and Architectural Review Permit
Page 3
4. Detail Drawings: The building permit construction plans shall include detail drawings
("cut-sheets") of the architectural elements, as required by the Planning Division.
5. Parking: All parking and driveway areas shall be maintained in compliance with Chapter
21.28 (Parking & Loading) of the Campbell Municipal Code.
6. Compliance with Other Regulations: The applicant shall comply with all state, county,
and city regulations and laws that pertain to the proposed project.
7. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity of any
proposed exterior lighting for the project shall be reviewed by the Community
Development Director prior to installation of the lighting for compliance with all applicable
Conditions of Approval, ordinances, laws and regulations. The Director will have the
authority to reject, approve or request modifications to the lighting design to achieve
these goals.
8. Construction Activities: The applicant shall abide by the following requirements during
construction:
a. The project site shall be posted with the name and contact number of the lead
contractor in a location visible from the public street prior during all periods of
construction.
b. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m.
and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on
Sundays or holidays unless an exception is granted by the Building Official.
c. All construction equipment with internal combustion engines used on the project site
shall be properly muffled and maintained in good working condition.
d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
e. All stationary noise-generating construction equipment, such as air compressors and
portable power generators, shall be located as far as possible from noise-sensitive
receptors such as existing residences and businesses.
f. Use standard dust and erosion control measures that comply with the adopted Best
Management Practices for the City of Campbell.
Building Division
9. Permits Required: A building permit application shall be required for the proposed
alterations to the (e) commercial structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
10. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
Planning Commission Resolution No. 4044
PLN2011-203 - 1860 S. Bascom Avenue
Modification to apreviously-approved Site and Architectural Review Permit
Page 4
11. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in. Applicant shall also submit (1) reduced size 11 "x 17" copy of
plans and submit any necessary revision sheets for this copy as required.
12. Plan Preparation: This project requires plans prepared under the direction and oversight
of a California licensed Engineer or Architect. Plans submitted for building permits shall
be "wet stamped" and signed by the qualifying professional person.
13. Site Plan: Application for building permit shall include a competent site plan that
identifies property and proposed structures with dimensions and elevations as
appropriate. Site plan shall also include site drainage details. Site address and parcel
numbers shall also be clearly called out. Site .parking and path of travel to public
sidewalks shall be detailed.
14. Title 24 Eneray Compliance: California Title 24 Energy Compliance forms shall be blue-
lined on the construction plans. 8'/2 X 11 calculations shall be submitted as well.
Compliance with the Standards shall be demonstrated for conditioning of the building
envelope and lighting of the building.
15.S~ecial Inspections: When a special inspection is required by C.B.C. Chapter 17, the
architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building permits, in
accordance with C.B.C Appendix Chapter 1, Section 106. Please obtain City of
Campbell, Special Inspection forms from the Building Inspection Division Counter.
16. Non-point Pollution Control Program: The City of Campbell, standard Santa Clara Valley
Non-point Source Pollution Control Program specification sheet shall be part of plan
submittal. The specification sheet (size 24" X 36") is available at the Building Division
service counter.
17. Title 24 Accessibility -Commercial: On site general path of travel shall comply with the
latest California Title 24 Accessibility Standards. Work shall include but not be limited to
accessibility to building entrances from parking facilities and sidewalks.
18. Title 24 Accessibility -Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption form on
submitted construction plans. Form is available at Building Division service counter.
19.A~provals Required: The project requires the following agency approval prior to
issuance of the building permit:
a. Santa Clara County Fire Department
20. P.G. & E: Applicant is advised to contact Pacific Gas and Electric Company as early as
possible in the approval process. Service installations, changes and/or relocations may
require substantial scheduling time and can cause significant delays in the approval
Planning Commission Resolution No. 4044
PLN2011-203 -1860 S. Bascom Avenue
Modification to apreviously-approved Site and Architectural Review Permit
Page 5
process. Applicant should also consult with P.G. and E. concerning utility easements,
distribution pole locations and required conductor clearances.
Public Works Department
21. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current (within the past 6 months) Preliminary Title Report.
22. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant shall fully complete the process to cause additional
right-of-way to be granted in fee for public street purposes along the Bascom Avenue
frontage to accommodate a 10-foot park strip and a 7-foot sidewalk, unless otherwise
approved by the City Engineer. The applicant shall submit the necessary documents for
approval by the City Engineer, process the submittal with City staff's comments, and fully
complete the right-of-way process. The applicant shall cause all documents to be
prepared by a registered civil engineer/land surveyor, as necessary, for the City's review
and recordation.
23. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site,
the applicant shall pay the required Storm Drain Area fee, currently set at $2,650 per net
acre, which is $954.
24. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 of the
Campbell Municipal Code for any new or remodeled buildings or additions. Applicant
shall comply with all plan submittals, permitting, and fee requirements of the serving
utility companies.
25. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and
sewer cleanout(s) shall be relocated or installed on private property behind the public
right-of-way line.
26. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant
shall submit a utility coordination plan and schedule for approval by the City Engineer for
installation and/or abandonment of all utilities. The plan shall clearly show the location
and size of all existing utilities and the associated main lines; indicate which utilities and
services are to remain; which utilities and services are to be abandoned, and where new
utilities and services will be installed. Joint trenches for new utilities shall be used
whenever possible.
27. Pavement Restoration: Based on the utility coordination plan, the applicant shall
prepare a pavement restoration plan for approval by the City Engineer prior to any utility
installation or abandonment. Streets that have been reconstructed or overlaid within the
previous five years will require boring and jacking for all new utility installations. South
Bascom Avenue was overlaid in 2010. The pavement restoration plan shall indicate how
the street pavement shall be restored following the installation or abandonment of all
utilities necessary for the project.
Planning Commission Resolution No. 4044
PLN2011-203 -1860 S. Bascom Avenue
Modification to apreviously-approved Site and Architectural Review Permit
Page 6
28. Street Improvements: Prior to issuance of any grading or building permits for the site, the
applicant shall execute a street improvement agreement, cause plans for public street
improvements to be prepared by a registered civil engineer, pay various fees and
deposits, post security and provide insurance necessary to obtain an encroachment
permit for construction of the standard public street improvements, as required by the
City Engineer. The plans shall include the following, unless otherwise approved by the
City Engineer:
a. Show location of all existing utilities within the new and existing public right of way
including fiber optic conduits.
b. Relocation of all existing utilities including utility boxes, fire hydrants, covers, poles,
etc. outside of sidewalk areas on Bascom Avenue and Ridgeley Drive. No utility
boxes, covers, etc. will be allowed in the sidewalk area. Fiber optic cable for the
Countywide Smart Corridor runs in front of this property under the sidewalk on the
east side of Bascom Avenue, which will require the relocation of the existing fiber
optic pull box to a location outside of the driveway and other sidewalk areas. Specific
methods for the relocation of this fiber optic conduit and cable as determined by the
City must be followed to avoid potential damage to these fiber optic cables. The
contractor must be careful not to damage the fiber optic cable. Repairs would
be very expensive. The conduit may be less than one foot below the sidewalk.
c. Removal of the entire existing sidewalk, curb, gutter and driveway approaches on
Bascom Avenue as determined by the City Engineer.
d. Removal of existing rolled curb, gutter, driveway, uplifted/damaged sidewalk and
other necessary sidewalk on Ridgeley Drive.
e. Installation of ADA curb ramp at southeast corner of Bascom Avenue &Ridgeley
Drive.
f. Installation of City standard curb, gutter, sidewalk and ADA driveway on Ridgeley
Drive.
g. Installation of City approved street trees and tree wells on Ridgeley Drive.
h. Installation of ADA compliant driveway approach on Bascom Avenue.
i. Installation of City approved street trees at 30 feet on center on Bascom Avenue.
j. Installation of City Streetscape Standards including a 7-foot sidewalk, 10-foot
landscaped park strip, curb, gutter, and irrigation.
k. Construction of conforms to existing public and private improvements, as necessary.
I. Installation of traffic control, stripes and signs, as determined by the City Engineer.
m. Submit final plans in a digital format acceptable to the City.
29. Maintenance of Landscaping: Owner(s), current and future, are required to maintain the
landscaped park strip and tree wells in the public right of way. This includes, but is not
limited to: trees, lawn, plantings, irrigation, etc. Trees shall not be pruned in a manner
that would not allow the tree to grow to a mature height.
30. Utility Encroachment Permit: Separate permits for the installation of utilities to serve the
development will be required (including water,, sewer, gas, electric, etc.). Applicant shall
Planning Commission Resolution No. 4044
PLN2011-203 -1860 S. Bascom Avenue
Modification to apreviously-approved Site and Architectural Review Permit
Page 7
apply for and pay all necessary fees for utility permits for sanitary sewer, gas, water,
electric and all other utility work.
31.Additional Street Improvements: Should it be discovered after the approval process that
new utility main lines, extra utility work or other work is required to service the
development, and should those facilities or other work affect any public improvements,
the City may add conditions to the development/project/permit, at the discretion of the
City Engineer, to restore pavement or other public improvements to the satisfaction of
the City.
32. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or
building permits, the applicant shall comply with the National Pollution Discharge
Elimination System (NPDES) permit requirements, Santa Clara Valley Water District
requirements, and the Campbell Municipal Code regarding stormwater pollution
prevention. The primary objectives are to improve the quality and reduce the quantity of
stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater Best Management
Practices Handbook for New Development and Redevelopment ("CA BMP
Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start
at the Source: A Design Guidance Manual for Stormwater Quality Protection ("Start
at the Source") by the Bay Area Stormwater Management Agencies Association
(BASMAA), 1999; and Using Site Design Techniques to Meet Development
Standards for Stormwater Quality: A Companion Document to Start at the Source
("Using Site Design Techniques") by BASMAA, 2003.
PASSED AND ADOPTED this 24th day of January, 2012, by the following roll call vote:
AYES: Commissioners: Alster, Brennan, Gibbons, Resnikoff, Reynolds and
Roseberry
NOES: Commissioners: None
ABSENT: Commissioners: Ebner
ABSTAIN: Commissioners: None
APPROVED. Cam" `"
Theresa Alster, Chair.
ATTEST• - ---~
N~k Hei ichs, Secretary