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Planned Development Permit - 010572Z/02 07:38 GkHBLE.R ~01 Planning Department, City of Campbell 70 No. First St. Campbell, CA 95008 811Camden Ave. Campbell, CA 95008 May 22, 2002 Re: PLN2001-88, Letter of Intent for Underground Utilities Dear Sir: This letter documents our intent to procede with installation of underground utility construction at 811 Camden Ave., Campbell, in a timely manner once PC&E has notified ue of the budget and schedule. This is in compliance with the approved Conditions of Approval aplicable to this address. Yours Truly, FROM FAX NO. : Jan. 11 2002 09:32AM Pi DR~FT Kristie Bascom, Project Planner Planning Division, City of Campbell 70 No. Firmt St. Campbell, CA95008 RE: Request for waiver of soul~d wall for Dear Ms. Bascom, As we discussed after the Planning C~,u.,ission meeting on September 25th, it is against our best interests, as owners of the adjmcent property at 825 Camden Awe., Campbell, to have a concrete sound wall six feet high constructed on the common property line we share with 811Ca~den Ave. Not only do we take aesthetic objection to having tall concrete wall seventy feet in length adjacent to our residenc~, but such ~ ~-all will adversely affect the existing drainage fr~ our driveway ~nd potentially cause ponding and flooding of our garage. To resolve this concern as neighbors, we request that the existing slatted chain link fence be retained and requlre~=nts for a sound w~ll at this location be waiw~d. Thank your for your prompt attention to this request. Yours Truly, PUBLIC HEARINGS AND INTRODUCTION OF ORDINANCES 10. Application of Russell Gamble, on behalf of Mr. Joseph Martina, for a Planned Development Permit (PLN2001-$8) to allow the conversion of a residential building to an office/industrial use, with vehicle and equipment storage in the rear portion of the lot on property located at 811 Camden Avenue in a PD (Planned Development) Zoning District (Resolution/Roll Call Vote) This is the time and place for a public hearing to consider the application of Russell Gamble on behalf of Mr. Joseph Martina, for a Planned Development Permit (PLN2001-88) to allow the conversion of a residential building to an office/industrial use, with vehicle and equipment storage in the rear portion of the lot on property located at 811 Camden Avenue in a PD (Planned Development) Zoning District. Planner I Bascom - Staff Report dated October 16, 2001. Mayor Dean declared the public hearing open and asked if anyone in the audience wished to be heard. Lucky Roman, 825 Camden Avenue, Campbell, appeared before the City Council and stated that he was not opposed to the project, but expressed concerns regarding drainage. There being no one else wishing to speak, Mayor Dean closed the public hearing. Planner I Bascom responded to Mr. Roman's concerns regarding drainage. M/S: Kennedy/Watson - that the City Council adopt Resolution 9940 upholding the Planning Commission's approval of a Planned Development Permit (PLN2001- 88) to allow the conversion of a residential building to an office/industrial use with equipment storage and associated site improvements, incorporating Findings and Conditions of Approval. Motion adopted by the following roll call vote: AYES: Councilmembers: Furtado, Kennedy, Burr, Watson, Dean NOES: Councilmembers: None 11. City-initiated Amendment to Campbell Municipal Code Section 3.20 re: Purchasing Procedures (Introduction of Ordinance/Roll Call Vote) This is the time and place for a public hearing to consider a city-initiated amendment to Campbell Municipal Code Section 3.20 re: Purchasing Procedures. Administrative Analyst Popovic - Staff Report dated October 16, 2001. Minutes of 10/16/2001 City Council Meeting 4 MEMORANDUM To.' From: D ate: Subject: Kristi Bascom Planner I, Community Develop. Dept. Ja~emsley D~uty City Clerk October 19, 2001 Planned Development Permit (PLN 2001-88) - 811 Camden Avenue At the meeting of October 16, 2001, the City Council, at the conclusion of a public hearing, adopted Resolution 9940 upholding the Planning Commission's recommended approval of a Planned Development Permit (PLN 2001-88) to allow the conversion of a residential building to an office/industrial use with equipment storage and associated site improvements, incorporating finding and attached Conditions of Approval for property located at 811 Camden Avenue - application of Mr. Russ Gamble, on behalf of Mr. Joe Martina. A certified copy of this Resolution is attached for your records together with a copy of the letter transmitted to the applicant in follow-up to the City Council's action. RESOLUTION NO. 9940 BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CAMPBELL APPROVING A PLANNED DEVELOPMENT PERMIT (PLN2001-88) TO ALLOW THE CONVERSION OF A RESIDENTIAL BUILDING TO AN OFFICE/INDUSTRIAL USE, WITH VEHICLE AND EQUIPMENT STORAGE IN THE REAR PORTION OF THE LOT ON PROPERTY LOCATED AT 811 CAMDEN AVENUE IN A PD (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR. RUSSELL GAMBLE, ON BEHALF OF MR. JOSEPH MARTINA. FILE NO. PLN2001-88. 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 City Council did find as follows with respect to application PLN2001-88: 1. The development of the proposed project will result in a use that is consistent with the General Plan land use of commercial and industrial uses for this area. 2. The proposed project involves the remodeling and expansion of an existing 1,312 square foot building located on a net lot area of 10,454 square feet. 3. The proposed project would renovate the residential structure, expand the footprint slightly, and convert the residence for office uses. The completed project would consist of a 1,490 square foot office building and a 800 square foot storage building, covering 22% of the lot with buildings, 61% covered by paving and 17% covered by landscaping. 5. The project would have a floor area ratio of.22. 6. The proposed project would remodel the main building, construct a new building, and establish a parking area north of the two buildings. 7. The proposed project would retain a majority of the existing building but will add a small 178 square foot addition in front and new storefront windows. o The proposed project is surrounded by buildings of mixed architectural styles, with commercial developments to the east and west, a residential structure to the south, and an industrial storage yard to the north. The proposed project is compatible with the surrounding neighborhood. 9. The applicant is providing a total of nine (9) parking spaces for the project, meeting the minimum requirement for a project of this size and use. City Council Resolution PLN2001-88 - 811 Camden Avenue - Planned Development Permit - Conversion of Use Page 2 10. The proposed project is consistent with other developments in the surrounding area and is consistent with the development standards for commercial/industrial uses. 11. The project is not located in a particularly sensitive environment; and no substantial evidence has been presented to suggest that there is a reasonably possibility that significant environmental impacts would result from the project due to unusual circumstances or from the cumulative impacts of successive projects of the same type in the same place. Based upon the foregoing findings of fact, the City Council further finds and concludes that: 1. The proposed development and use is compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. 2. The proposed development is consistent with the City's Zoning Ordinance. 3. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 4. There is a reasonable relationship between the need for the public facilities for which fees are being imposed and the type of development project. 5. There is a reasonable relationship between the amount of the fees being imposed and the cost of the public facilities attributable to the project. 6. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. Where approval by the Director of Community Development, 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 1. Proiect Approval: Approval is granted for a Planned Development Permit (PLN2001-88) to allow the conversion of a residential building to an ofrice/industrial use with equipment storage and associated site improvements. The building designs and site design shall City Council Resolution PLN2001-88 - 811 Camden Avenue - Planned Development Permit - Conversion of Use Page 3 o substantially conform to the project exhibits listed below except as may be modified by the Conditions of Approval herein: a. Set of plans submitted by Russell Gamble, Architect, on September 18, 2001, including building elevations and site plan. b. Conceptual landscape plan submitted by Russell Gamble, Architect, on August 28, 2001 c. Color samples submitted by Russell Gamble, Architect, on July 31, 2001. Planned Development Permit Approval: Within one-year from final approval, a building permit must be obtained. Construction must be completed one year thereafter. If either of these time periods is exceeded, the Planned Development Permit shall be void. Parking and Driveways: All parking and driveway areas shall be developed in compliance with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell Municipal Code. 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 boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). Fences/walls: The existing fencing on the northern and western property lines shall be maintained by the property owner of this site and replaced if necessary. A new sound- attenuating masonry wall shall be constructed along the southern property line per the approved plans. Any other fencing and/or walls proposed for the site shall be reviewed and approved by the Community Development Director. Landscaping: The applicant shall submit a detailed landscape and irrigation plan to be reviewed and approved by the Community Development Director prior to issuance of any building permits. a. All landscaping shall be installed per the approved landscape plan and shall be maintained in good health and replaced if necessary. b. All landscaping shall be installed prior to building occupancy. Outdoor Storage: No outdoor storage is permitted on the property. All materials, trailers, and other equipment must be stored inside the building constructed for this purpose. Company vehicles may be parked in the on-site parking spaces but the spaces shall not be used for pemaanent storage. City Council Resolution PLN2001-88 - 811 Camden Avenue - Planned Development Permit - Conversion of Use Page 4 o 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 and approved by the Community Development Director prior to installation of the lighting. Location of Mechanical Equipment: No roof-mounted mechanical equipment (i.e. air conditioning Units) shall be located on the roof of building without providing screening of the mechanical equipment from public view. Screening material and method shall require review and approval by the Community Development Director prior to installation of such mechanical equipment screening. 10. Signage Program: No signage is approved as part of the development application approved herein. The applicant shall submit a sign program indicating all signs for the site and no sign shall be installed until such application is approved and a permit issued by the Community Development Director as specified in the Sign Ordinance. 11. Trash and Recycling Enclosure: The design of the enclosure shall be compatible with the building and shall meet the requirements of Section 6.04.080 of the Campbell Municipal Code. Building Division 12. Building Division Submittals - The applicant shall provide a copy of the Conditions of Approval for the project to be printed on the cover sheet(s) of the plans submitted for any building permits for the project. 13. Permits Required: A building permit application shall be required for the proposed conversion of the structure from residential use to commercial use. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 14. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 15. Size of Plans: The size of construction plans submitted for building permits shall be 24 in. x 36 in. 16. 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. 17. 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. City Council Resolution PLN2001-88 - 811 Camden Avenue - Planned Development Permit - Conversion of Use Page 5 18. Conversion of Use: This project is subject to all the requirements incumbent on the proposed new occupancy type. Project architect shall review the application for these requirements and demonstrate that the building is in full compliance with these requirements. 19. Title 24 Energy Compliance: Califomia Title 24 Energy Standards Compliance forms shall be blue-lined on the construction plans. Compliance with the Standards shall be demonstrated for conditioning of the building envelope and lighting of the building. 20. Special Inspections: When a special inspection is required by U.B.C. Section 1701, 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 U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 21. Water Pollution: 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. 22. 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. 23. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship exemption clause shall blue-line completed, City of Campbell "200/0" exemption form on submitted construction plans. Form is available at Building Division service counter. 24. Approvals Required: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District b. Santa Clara County Fire Department c. School District: i. Campbell Union School District (378-3405) ii. Campbell Union High School District (371-0960) iii. Moreland School District (874-2900) iv. Cambrian School District (377-2103) d. Bay Area Air Quality Management District (Demolitions Only) PUBLIC WORKS DEPARTMENT 25. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a current Preliminary Title Report. City Council Resolution PLN2001-88 - 811 Camden Avenue - Planned Development Permit - Conversion of Use Page 6 26. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building permits for the site, the applicant shall cause additional Right-of-Way to be granted for Public Street Purposes along the Camden Avenue frontage to accommodate a 30 foot half street from the centerline. 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. 27. Street Improvements: Prior to issuance of any grading or building permits for the site, the applicant shall execute a street improvement agreement and shall cause plans for public Street Improvements to be prepared by a registered civil engineer, pay fees, 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 fee for a non- utility encroachment permit is $255.00. The plans shall include the following: a. Construction of 2 ADA compliant driveway approaches. b. Construction of curb, gutter, and sidewalk along the property frontage. c. Installation of street trees and irrigation at about 40 feet on center. d. Installation of a street light in accordance with the Street Lighting Policies of the City of Campbell. e. Construction of new pavement across the property frontage to the street centerline. f. Installation of traffic controls, stripes, and signs as appropriate. g. Protection and relocation of utilities as necessary. h. Construction of conforms to existing public and private improvements as necessary. 28. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer Cleanout(s) shall be installed on private property behind the public right-of-way line. 29. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer for determination of the street pavement section. 30. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 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. 31. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation of street improvements and/or abandonment of all utilities. Streets which have been resurfaced within the previous 5 years will require boring and jacking for all new utility installations. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. City Council Resolution PLN2001-88 - 811 Camden Avenue - Planned Development Permit - Conversion of Use Page 7 32. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18, 33, and Appendix Chapter 33. 33. 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 which is $2,500 per acre ($585). 34. storm Water Polh]tion Prevention Mea~]~res: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements and the California Storm Water Best Management Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding Storm Water Pollution Prevention. 35. Rite Plan: The developer shall provide a complete and accurate Site Plan in accordance with the Planning Division's checklist.. PASSED AND ADOPTED this 16thday of vote: October ,2001, by the following roll call AYES: NOES: ABSENT: ABSTAIN: ATTEST: COUNCILMEMBERS: COUNCILMEMBERS: COUNCILMEMBERS: COUNCILMEMBERS: Anne Bybee, City Clerk Furtado, Kennedy, Burr, Watson, Dean None None None APPROVED: ~ ew T. Dean, Mayor ~ FOREGOIHG INST~', ?1~ :~ A TRU-I: /%,ND CORRECT COP'? Ct: 3HE ORIGINAL ON FILE IN THIS Oi:;~ C? .0¥' r-' CITY OF CAMPBELL City Clerk's Office October 19, 2001 Mr. Russell A. Gamble P O Box 482 Los Gatos, CA 95031 Dear Mr. Gamble: At the regular meeting of October 16, 2001, the City Council held a public hearing to consider your application, on behalf of Mr. Joe Martina, for approval of a Planned Development Permit (PLN 2001-88) to allow the conversion of a residential building to an office/industrial use with equipment storage and associated site improvements on property located at 811 Camden Avenue in a P-D (Planned Development) Zoning District. After hearing public testimony, and City Council consideration and discussion, the City Council took the following action: Adopted Resolution 9940 upholding the Planning Commission's recommended approval of a Planned Development Permit (PLN 2001-88) to allow the conversion of a residential building to an office/industrial use with equipment storage and associated site improvements, incorporating the findings and subject to the attached Conditions of Approval. A certified copy of Resolution 9940 is enclosed for your records. Continued ... 70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2117 · FaX 408.374.6889 · TDD 408.866.2790 Page 2 Should you have any questions in regard to the City Council's action, please do not hesitate to contact this office (866-2117) or Kristi Bascom, Planner I, Community Development Department. Sincerely, .3~nne Bybee City Clerk En¢. cc. Mr. Joseph Martina, 811 Camden Avenue, Campbell 95008 Kristi Bascom, Community Development Department Council Report ITEM NO: CATEGORY: MEETING DATE: 10. Public Hearing October 16, 2001 TITLE Application of Mr. Russ Gamble, on behalf of Mr. Joe Martina, for approval of a Planned Development Permit (PLN2001-88) to allow the conversion of a residential building to an office/industrial use with equipment storage and associated site improvements on property located at 811 Camden Avenue in a P-D (Planned Developmen0 Zoning District. CITY COUNCIL ACTION The Planning Commission recommends that the City Council take the following action: Adopt a Resolution upholding the Planning Commission's recommended approval of a Planned Development Permit (PLN2001-88) to allow the conversion of a residential building to an office/industrial use with equipment storage and associated site improvements, incorporating the attached findings and subject to the attached Conditions of Approval. ENVIRONMENTAL DETERMINATION This project is categorically exempt under Section 15303 (c) Class 3, pertaining to the conversion of use of small facilities of less than 10,000 square feet in an urbanized area; therefore, no environmental action is required. BACKGROUND The applicant is requesting approval of a Planned Development Permit to convert a residential building to an office/industrial use with equipment storage and associated site improvements. Up until last year, the building had functioned as a residence and was approved at one point for use as a dog kennel. The applicant bought the property earlier this year and is proposing to remodel and enlarge the house by 178 square feet and remodel the exterior to include a commercial frontage. The residence would be used as the offices for the applicant's landscape contracting company and a new 800 square foot building constructed at the rear of the lot would be used for the storage of business equipment and materials The Planning Commission, at its meeting of September 25, 2001, forwarded a recommendation to the City Council by a 5-0 vote (two commissioners were absent) to approve the proposed project with the attached Conditions of Approval. ANALYSIS General Plan Designation: The General Plan land use designation for the site is Commercial/Industrial. The conversion of a residential structure into an office and the construction of an equipment storage building is consistent with the City's General Plan. Zoning Designation: The proposed project will be consistent with the zoning designation of P-D (Planned Development) with the approval of a Planned Development Permit. City Council Report PLN2001-88 - $11 Camden Avenue Planned Development Permit Page 2 October 16, 2001 Planned Development Permit: The Planned Development Permit will allow for the conversion of a residential building to an office/industrial use with a 178 square foot addition to the building, the construction of a 800 square foot building for equipment storage, and associated site improvements. The surrounding neighborhood is a mix of industrial uses, commercial uses, and some remaining residences, and the proposed project will be compatible with the surrounding land uses. The setbacks and building placement would remain essentially the same as the existing structure, but the building footprint would be enlarged slightly and the front yard setback would be reduced. Because the zoning of the property is Planned Development, the development standards of the site are flexible. The applicant is providing a total of nine (9) parking spaces for the project. Seven (7) spaces are required for the 1,490 square foot office building and two (2) spaces are required for the 800 square foot storage building. Condition of Approval No. 7 will ensure that the parking spaces are to be used for vehicle parking only and not equipment or materials storage. ALTERNATIVES 1. Approve the proposed project subject to additional and/or modified Conditions of Approval. 2. Deny the proposed project. 3. Continue for further review. FISCAL IMPACTS None. Attachments: 1. Draft City Council Planned Development Permit - Resolution 2. Planning Commission Resolutions and Minutes 3. Planning Commission Report 4. Reduced Exhibits 5. Location Map Prepared by: Kristi~Bascom, Planner I Reviewed by: Approved by: Sharon Fierro, Community Development Director Planning Commission Mint,,:s of September 25, 2001 Page 4 Chair Lindstrom closed the Public Heating for Agenda Item No. 2. Motion: Upon motion of Commissioner Hernandez, seconded by Commissioner Doorley, the Planning Commission adopted Resolution No. 3375 granting a Site and Architectural Review Permit Approval (PLN2001-64) to allow the construction of a wireless antenna facility on the tower of the Sunnyoaks Fire Station on property located at 485 W. Sunnyoaks Avenue, by the following roll call vote: AYES: Alderete, Doorley, Francois, Hernandez and Lindstrom NOES: None ABSENT: Gibbons and Jones ABSTAIN: None Chair Lindstrom advised that this action is final in 10' days unless appealed in writing to the City Clerk. Chair Lindstrom read Agenda Item No. 3 into the record. 3. PLN2001-88 Gamble, R. Public Hearing to consider the application of M_r. Russell Gamble, on behalf of Mr. Joseph Martina, for a Planned Development Permit (PLN2001-88) to allow the conversion of a residential building to an office/industrial use, with vehicle and equipment storage in the rear portion of the lot, on property located at 811 Camden Avenue in a PD (Planned Development) Zoning District. This project is Categorically Exempt. Tentative City Council Meeting Date: October 16, 2001. Ms. Kristi Bascom, Planner I, presented the staff report as follows: · Advised that the applicants are seeking a Planned Development Permit to allow the conversion of a residence to office/industrial use on this parcel located on the west side of Camden Avenue. · Said that the Zoning is Planned Development and the General Plan land use is Commercial/Industrial. · Identified the existing structure as a 1,300 square foot single-story structure that was built as a residence. The applicants propose to convert the use of this structure into an office with 170 square feet added. Additionally, a new 800 square foot storage building will be constructed and nine parking spaces created. · Advised that this proposal meets all development standards and that the new building will use matching building materials to the existing structure. · Said that staff finds this proposal to be compatible with the other uses in the area and is recommending approval. Commissioner Francois presented the Site and Architectural Review Committee report as follows: · SARC reviewed this project on September 18th and was supportive. Planning Commission Minu~,s of September 25,2001 Page 5 Commissioner Doorley questioned the provision of compact parking, pointing out that four of the nine spaces appear to be compact. Inquired if this meets the established ratio of compact versus standard spaces. Ms. Kfisti Bascom replied that typically 40 percent of the spaces can be compact. Commissioner Doorley pointed out that four spaces of nine represents about 44 percent. This is not sufficiently over the allowable to make a huge deal about. Chair Lindstrom opened the Public Hearing for Agenda Item No. 3. Mr. Lucky Roman, 825 Camden Avenue, Campbell: · Expressed concerns about water drainage as a result' of the proposed wall on this site. · Pointed out that his garage is situated at the property line with this property and he does not want inadequate drainage to cause flooding of his garage. · Added that he also wondered about access to his garage building for maintenance and repairs. · Mentioned that he was also concerned about obstructions to his views as he pulls from his driveway. Chair Lindstrom informed Mr. Roman that the Public Works Department considers such issues as site water drainage in its review of such applications. Mr. GeoffI. Bradley, Senior Planner: · Pointed out that it appears that the drainage problem may be on 825 Camden rather than the subject site. In that case, Mr. Roman might have to make some sort of adjustments on his own property to accommodate the drainage of water on his own property. Mr. Roman seems to imply that currently water is draining from his property onto 811 and he is concerned that the proposed wall will not allow that to continue. · Added that the wall is required to shield residential neighbors from a commercial use. It is a standard requirement to separate the two types of uses. · Said that the access issues raised by Mr. Roman to maintain the garage structure situated on the property line represents a civil matter that is up to the two property owners to work out. Mr. Lucky Roman reiterated his concerns about visibility for backing out from his property. Ms. Kristi Bascom advised that the block wall would stop short of the front property line by 15 to 16 feet offCamden Avenue. The existing fencing will be retained. Mr. Lucky Roman asked why the block wall was necessary. Mr. Geoff I. Bradley replied that the solid barrier is a requirement when commercial uses abut residential uses. Ms. Kristi Bascom added that this wall is being installed at the City's request. Planning Commission Minu,~s of September 25,2001 Page 6 Mr. Russ Gamble, Project Architect: · Assured the Commission that the drainage from the roof of the new storage building would be directed away from 825 Camden and toward the interior of 811 Camden. · Added that there will be an air gap between the garage and the wall. Chair Lindstrom closed the Public Heating for Agenda Item No. 3. Motion: Upon motion of Commissioner Doorley, seconded by Commissioner Francois, the Planning Commission adopted Resolution No. 3376 recommending approval of a Planned Development Permit (PLN2001-88) to allow the conversion of a residential building to an office/industrial use, with vehicle and equipment storage in the rear portion of the lot, on property located at 811 Camden Avenue, by the following roll call vote: AYES: Alderete, Doorley, Frani:ois, Hernandez and Lindstrom NOES: None ABSENT: Gibbons and Jones ABSTAIN: None Chair Lindstrom advised that this decision is final in 10 days, unless appealed in writing to the City Clerk. Chair Lindstrom read Agenda Item No. 4 into the record. PLN2001-80 Toledo, R. Public Hearing to consider the application of Mr. Richard Toledo for a Conditional Use Permit (PLN2001-80) to allow the construction of a 768 square foot secondary living unit on property located at 175 Sunnyside Avenue in a PD (Planned Development) Zoning District. This project is Categorically Exempt. Planning Commission decision final in 10 days, unless appealed in writing to the City Clerk. Ms. Stephanie Willsey, Planner I, presented the staff report as follows: · Advised that the applicants seek a Conditional Use Permit to allow the construction of a new 768 square foot, single-story, secondary living unit on the north side of Sunnyside Avenue, five parcels west of First Street. · Said that an existing 1,548 square foot home with 440 square foot detach garage are on the subject parcel. · Said that the proposal is developed at 8 units per gross acre whereas the General Plan allows up to 13 units per ~oss acre. · Informed that this project is consistent with the zoning and that the secondary unit is actually almost completely obscured from view from the street. It will be attached to the existing detached garage located at the end of an 81-foot long driveway. The materials will match the existing home. · Pointed out the revised Conditions of Approval distributed this evening as a table item and pointed out the newest Condition to require alleyway improvements. CITY OF CAMPBELL Community Development Department - Current Planning September 26, 2001 Russell A. Gamble P.O. Box 482 Los Gatos, CA 95031 Re: PLN2001-88 - 811 Camden Avenue - Planned Development Permit Dear Applicant: Please be advised that the Planning Commission, at its meeting of September 25, 2001, adopted Resolution No. 3376 recommending approval of a Planned Development Permit (PLN2001-88) to allow the conversion of a residential building to an office/industrial use, with vehicle and equipment storage in the rear portion of the lot, on the above referenced property. This project is tentatively set for consideration by the City Council at its meeting of Octoberl6, 2001. If you have any questions, please do not hesitate to contact me at (408) 866-2140. Sincerely, Kristi Bascom Planner I CC: Joseph Martina (Property Owner) 811 Camden Avenue Campbell, CA 95008 70 North First Street . Campbell, California 95008-1436 · TEk. 408.866.2140 · F,&X 408.866.8381 . TDD 408.866.2790 RESOLUTION NO. 3376 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL RECOMMENDING APPROVAL OF A PLANNED DEVELOPMENT PERMIT (PLN2001-88) TO ALLOW THE CONVERSION OF A RESIDENTIAL BUILDING TO AN OFFICE/INDUSTRIAL USE, WITH VEHICLE AND EQUIPMENT STORAGE IN THE REAR PORTION OF THE LOT ON PROPERTY LOCATED AT 811 CAMDEN AVENUE IN A PD (PLANNED DEVELOPMENT) ZONING DISTRICT. APPLICATION OF MR. RUSSELL GAMBLE, ON BEHALF OF MR. JOSEPH MARTINA. FILE NO. PLN2001-88. 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 PLN2001-88: o o The development of the proposed project will result in a use that is consistent with the General Plan land use of commercial and industrial uses for this area. The proposed project involves the remodeling and expansion of an existing 1,312 square foot building located on a net lot area of 10,454 square feet. The proposed project would renovate the residential structure, expand the footprint slightly, and convert the residence for office uses. The completed project would consist of a 1,490 square foot office building and a 800 square foot storage building, covering 22% of the lot with buildings, 61% covered by paving and 17% covered by landscaping. The project would have a floor area ratio of.22. The proposed project would remodel the main building, construct a new building, and establish a parking area north of the two buildings. The proposed project would retain a majority of the existing building but will add a small 178 square foot addition in front and new storefront windows. The proposed project is surrounded by buildings of mixed architectural styles, with commercial developments to the east and west, a residential structure to the south, and an industrial storage yard to the north. The proposed project is compatible with the surrounding neighborhood. The applicant is providing a total of nine (9) parking spaces for the project, meeting the minimum requirement for a project of this size and use. 'Planning Commission Resolu,,on No. 3376 PLN2001-88 - 811 Camden Avenue - Planned Development Permit - Conversion of Use Page 2 10. The proposed project is consistent with other developments in the surrounding area and is consistent with the development standards for commercial/industrial uses. 11. The project is not located in a particularly sensitive environment; and no substantial evidence has been presented to suggest that there is a reasonably possibility that significant environmental impacts would result from the project due to unusual circumstances or from the cumulative impacts of successive projects of the same type in the same place. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed development and use is compatible With the General Plan of the City and will aid in the harmonious development of the immediate area. 2. The proposed development is consistent with the City's Zoning Ordinance. 3. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 4. There is a reasonable relationship between the need for the public facilities for which fees are being imposed and the type of development project. 5. There is a reasonable relationship between the amount of the fees being imposed and the cost of the public facilities attributable to the project. 6. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. Where approval by the Director of Community Development, 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 Project Approval: Approval is granted for a Planned Development Permit (PLN2001-88) to allow the conversion of a residential building to an office/industrial use with equipment storage and associated site improvements. The building designs and site design shall Planning Commission Resoluuon No. 3376 PLN2001-88 - 811 Camden Avenue - Planned Development Permit - Conversion of Use Page 3 substantially conform to the project exhibits listed below except as may be modified by the Conditions of Approval herein: a. Set of plans submitted by Russell Gamble, Architect, on September 18, 2001, including building elevations and site plan. b. Conceptual landscape plan submitted by Russell Gamble, Architect, on August 28, 2001 c. Color samples submitted by Russell Gamble, Architect, on July 31, 2001. Planned Development Permit Approval: Within one-year from final approval, a building permit must be obtained. Construction must be completed one year thereafter. If either of these time periods is exceeded, the Planned Development Permit shall be void. Parking and Driveways: All parking and driveway areas shall be developed in compliance with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell Municipal Code. 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 boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). Fences/walls: The existing fencing on the northem and westem property lines shall be maintained by the property owner of this site and replaced if necessary. A new sound- attenuating masonry wall shall be constructed along the southern property line per the approved plans. Any other fencing and/or walls proposed for the site shall be reviewed and approved by the Community Development Director. Landscaping: The applicant shall submit a detailed landscape and irrigation plan to be reviewed and approved by the Community Development Director prior to issuance of any building permits. a. All landscaping shall be installed per the approved landscape plan and shall be maintained in good health and replaced if necessary. b. All landscaping shall be installed prior to building occupancy. Outdoor Storage: No outdoor storage is permitted on the property. All materials, trailers, and other equipment must be stored inside the building constructed for this purpose. Company vehicles may be parked in the on-site parking spaces but the spaces shall not be used for permanent storage. · Planning Commission Resoluuon No. 3376 PLN2001-88 - 811 Camden Avenue - Planned Development Permit - Conversion of Use Page 4 o 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 and approved by the Community Development Director prior to installation of the lighting. Location of Mechanical Equipment: No roof-mounted mechanical equipment (i.e. air conditioning units) shall be located on the roof of building without providing screening of the mechanical equipment from public view. Screening material and method shall require review and approval by the Community Development Director prior to installation of such mechanical equipment screening. 10. Signage Program: No signage is approved as part Of the development application approved herein. The applicant shall submit a sign program indicating all signs for the site and no sign shall be installed until such application is approved and a permit issued by the Community Development Director as specified in the Sign Ordinance. 11. Trash and Recycling Enclosure: The design of the enclosure shall be compatible with the building and shall meet the requirements of Section 6.04.080 of the Campbell Municipal Code. Building Division 12. Building Division Submittals - The applicant shall provide a copy of the Conditions of Approval for the project to be printed on the cover sheet(s) of the plans submitted for any building permits for the project. 13. Permits Required: A building permit application shall be required for the proposed conversion of the structure from residential use to commercial use. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 14. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 15. Size of Plans: The size of construction plans submitted for building permits shall be 24 in. x 36 in. 16. 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. 17. 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. Planning Commission Resolunon No. 3376 PLN2001-88 - 811 Camden Avenue - Planned Development Permit - Conversion of Use Page 5 18. Conversion of Use: This project is subject to all the requirements incumbent on the proposed new occupancy type. Project architect shall review the application for these requirements and demonstrate that the building is in full compliance with these requirements. 19. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall be blue-lined on the construction plans. Compliance with the Standards shall be demonstrated for conditioning of the building envelope and lighting of the building. 20. Special Inspections: When a special inspection is required by U.B.C. Section 1701, 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 U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 21. Water Pollution: 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. 22. 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. 23. 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. 24. Approvals Required: the building permit: a. b. The project requires the following agency approval prior to issuance of West Valley Sanitation District Santa Clara County Fire Department c. School District: i. Campbell Union School District (378-3405) ii. Campbell Union High School District (371-0960) iii. Moreland School District (874-2900) iv. Cambrian School District (377-2103) d. Bay Area Air Quality Management District (Demolitions Only) PUBLIC WORKS DEPARTMENT 25. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a current Preliminary Title Report. Planning Commission Resoluuon No. 3376 PLN2001-88 - 811 Camden Avenue - Planned Development Permit - Conversion of Use Page 6 26. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building permits for the site, the applicant shall cause additional Right-of-Way to be granted for Public Street Purposes along the Camden Avenue frontage to accommodate a 30 foot half street from the centerline. 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. 27. Street Improvements: Prior to issuance of any grading or building permits for the site, the applicant shall execute a street improvement agreement and shall cause plans for public Street Improvements to be prepared by a registered civil engineer, pay fees, 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 fee for a non- utility encroachment permit is $255.00. The plans shall include the following: a. Construction of 2 ADA compliant driveway approaches. b. Construction of curb, gutter, and sidewalk along the property frontage. c. Installation of street trees and irrigation at about 40 feet on center. d. Installation of a street light in accordance with the Street Lighting Policies of the City of Campbell. e. Construction of new pavement across the property frontage to the street centerline. f. Installation of traffic controls, stripes, and signs as appropriate. g. Protection and relocation of utilities as necessary. h. Construction of conforms to existing public and private improvements as necessary. 28. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer Cleanout(s) shall be installed on private property behind the public right-of-way line. 29. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer for determination of the street pavement section. 30. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 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. 31. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation of street improvements and/or abandonment of all utilities. Streets which have been resurfaced within the previous 5 years will require boring and jacking for all new utility installations. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. Planning Commission Resolmlon No. 3376 PLN2001-88 - 811 Camden Avenue - Planned Development Permit - Conversion of Use Page 7 32. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18, 33, and Appendix Chapter 33. 33. 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 which is $2,500 per acre ($585). 34. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements and the California Storm Water Best Management Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding Storm Water Pollution Prevention. 35. Site Plan: The developer shall provide a complete and accurate Site Plan in accordance with the Planning Division's checklist.. PASSED AND ADOPTED this 25th day of September, 2001, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Alderete, Doorley, Francois, Hernandez and Lindstrom None Gibbons and Jones None APPROVED: Mel Lindstrom, Chair ATTEST: Sharon Fierro, Secretary · ITEM NO. 3 STAFF REPORT - PLANNING COMMISSION MEETING OF SEPTEMBER 25, 2001 PLN2001-88 Martina, J. Public Hearing to consider the application of Mr. Joe Martina for approval of a Planned Development Permit to allow the conversion of a residential building to an office/industrial use with equipment storage and associated site improvements on property located at 811 Camden Avenne in a P-D (Planned Development) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following action: Adopt a Resolution, incorporating the attached findings, approving a Planned Development Permit to allow the conversion of a residential building to an office/industrial use with equipment storage and associated site improvements, subject to the attached conditions of approval. ENVIRONMENTAL DETERMINATION This project is categorically exempt under Section 15303 (c) Class 3, pertaining to the conversion of use of small facilities of less than 10,000 square feet in an urbanized area; therefore, no environmental action is required. PROJECT DATA Gross Lot Area: Net Lot Area: .29 acres (12,632 square feet) .24 acres (10,454 square feet) Site Utilization Building Coverage: Paving Coverage: Landscaping Coverage: 2,290 square feet (22%) 1,764 square feet (17%) 6,400 square feet (61%) Building square footage: Existing building Proposed building total 1,312 square feet 1,490 square feet (main bldg.) + 800 square feet (storage) = 2,290 Floor Area Ratio (FAR): .22 Parking: 9 total spaces are provided: 7 spaces G1:225 for 1,490 square feet of office space and 2 spaces G1:400 for 800 square feet of industrial/storage space. Staff Report - Planning Co~mnission Meeting of September 25, 2001 PLN2001-88 - 811 Camden Avenue Page 2 Surrounding Uses: North: Industrial (equipment storage yard) South: Residential East: Commercial West: Commercial DISCUSSION Applicant's Proposal: The applicant is requesting approval of a Planned Development Permit to convert a residential building to an office/industrial use with equipment storage and associated site improvements. Up until last year, the building had functioned as a residence and a dog kennel. The applicant bought the property earlier this year and is proposing to remodel and enlarge the house by 178 square feet and remodel the exterior to include a commercial frontage. The residence would be used as the offices for the applicant's landscape contracting company as well as for the storage of equipment and materials. ANALYSIS General Plan Designation: The General Plan land use designation for the site is Commercial/Industrial. The conversion of a residential structure into an office and the construction of an equipment storage building is consistent with the City's General Plan. Zoning Designation: The proposed project will be consistent with the zoning designation of P-D (Planned Development) with the approval of a Planned Development Permit. Site Plan: The surrounding neighborhood is a mix of industrial uses, commercial uses, and some remaining residences. The project proposes the remodel of the existing residence into offices and a minor addition of 178 square feet. A 800 square foot storage building would be built at the rear of the lot which would serve to store all equipment associated with the onsite business. The setbacks and building placement would remain essentially the same as the existing structure, but the building footprint would be enlarged slightly and the front yard setback would be reduced. Because the zoning of the property is Planned Development, the development standards of the site are flexible. In other industrial and commercial zoning districts, there is no required front yard setback, so the ten foot setback provided in this case is adequate and the enlargement of the building footprint is allowed. Building Design and Renovation: The existing building is a standard 1940s era house with a stucco and shingle exterior and shake roof. The new design will be a cement plaster exterior with new storefront windows on the front elevation and composition shingle roof material. Aside from the front elevation, the existing window locations on the building will remain the same but the windows will be changed out and replaced. The rear storage building will have the same building materials and finish as the main structure. Parking: The applicant is providing a total of nine (9) parking spaces for the project. Seven (7) spaces are required for the 1,490 square foot office building and two (2) spaces are required for the Staff Report - Planning Commission Meeting of September 25, 2001 PLN2001-88 - 811 Camden Avenue Page 3 800 square foot storage building. Condition of Approval No. 7 will ensure that the parking spaces are to be used for vehicle parking only and not equipment or materials storage. Landscaping and Paving: The applicant has submitted a preliminary landscape plan. Staff has recommended some minor additions to the landscape area and the applicant is agreeable to make the alterations. Condition of Approval No. 6 requires the applicant to submit and have approved a final landscape and irrigation plan before building permits are issued. Sound Wall/Fencing: The site plan indicates the retention of the existing fencing at the northern and western property lines and the construction of a sound-attenuating masonry wall at the southern property line. Site and Architectural Review Committee: The Site and Architectural Review Committee considered this application at its meeting on September 18, 2001. The Committee was supportive of the project as proposed. Attachments: 1. Findings for Approval of the Planned Development Permit (PLN2001-88) 2. Conditions of Approval for the Planned Development Permit (PLN2001-88) 3. Site Plans and Elevations 4. Colored elevation 5. Location Map Prepared by: Approved by: Kfi~ti Bascom, Planner I Bradley, Senior Planner Findings for Approval PLN2001-88 -- 811 Camden Avenue Attachment #1 FINDINGS RECOMMENDING APPROVAL OF FILE NO. PLN2001-88 SITE ADDRESS: APPLICANT: P.C. MEETING: 811 Camden Avenue Joe Martina September 25, 2001 Findings for the Planning Commission to approve a Planned Development Permit to allow the conversion of a residential building to an office/industrial use with equipment storage and associated site improvements. The Planning Commission finds as follows with regard to File No. PLN2001-88: 1. The development of the proposed project will result in a use that is consistent with the General Plan land use of commercial and industrial uses for this area. o The proposed project involves the remodeling and expansion of an existing 1,312 square foot building located on a net lot area of 10,454 square feet. The proposed project would renovate the residential structure, expand the footprint slightly, and convert the residence for office uses. The completed project would consist of a 1,490 square foot office building and a 800 square foot storage building, covering 22% of the lot with buildings, 61% covered by paving and 17% covered by landscaping. 5. The project would have a floor area ratio of.22. 6. The proposed project would remodel the main building, construct a new building, and establish a parking area north of the two buildings. 7. The proposed project would retain a majority of the existing building but will add a small 178 square foot addition in front and new storefront windows. The proposed project is surrounded by buildings of mixed architectural styles, with commercial developments to the east and west, a residential structure to the south, and an industrial storage yard to the north. The proposed project is compatible with the surrounding neighborhood. The applicant is providing a total of nine (9) parking spaces for the project, meeting the minimum requirement for a project of this size and use. 10. The proposed project is consistent with other developments in the surrounding area and is consistent with the development standards for commercial/industrial uses. 11. The project is not located in a particularly sensitive environment; and no substantial evidence has been presented to suggest that there is a reasonably possibility that significant environmental impacts would result from the project due to unusual circumstances or from the cumulative impacts of successive projects of the same type in the same place. Findings for Approval PLN2001-88 -- 811 Camden Avenue Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: o The proposed development and use is compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. The proposed development is consistent with the City's Zoning Ordinance. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. There is a reasonable relationship between the need for the public facilities for which fees are being imposed and the type of development project. There is a reasonable relationship between the amount of the fees being imposed and the cost of the public facilities attributable to the project. There is a reasonable relationship and a rough proportionality between the Conditions of Approval and the impacts of the project. Attachment #2 CONDITIONS OF APPROVAL FOR FILE NO. PLN2001-88 SITE ADDRESS: APPLICANT: P.C. MEETING: 811 Camden Avenue Joe Martina September 25, 2001 Where approval by the Director of Community Development, City Engineer, Public Works Director or City Attorney is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations 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 1. Project Approval: Approval is granted for a Planned Development Permit (PLN2001-88) to allow the conversion of a residential building to an office/industrial use with equipment storage and associated site improvements. The building designs and site design shall substantially conform to the project exhibits listed below except as may be modified by the Conditions of Approval herein: a. Set of plans submitted by Russell Gamble, Architect, on September 18, 2001, including building elevations and site plan. b. Conceptual landscape plan submitted by Russell Gamble, Architect, on August 28, 2001 c. Color samples submitted by Russell Gamble, Architect, on July 31, 2001. 2. Planned Development Permit Approval: Within one-year from final approval, a building permit must be obtained. Construction must be completed one year thereafter. If either of these time periods is exceeded, the Planned Development Permit shall be void. 3. Parking and Driveways: All parking and driveway areas shall be developed in compliance with the approved plans and Chapter 21.50 (Parking and Loading) of the Campbell Municipal Code. 4. 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 boarded up and doors sealed shut, or be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Fire Code). 5. Fences/walls: The existing fencing on the northern and western property lines shall be maintained by the property owner of this site and replaced if necessary. A new sound- attenuating masonry wall shall be constructed along the southern property line per the approved plans. Any other fencing and/or walls proposed for the site shall be reviewed and approved by the Community Development Director. Conditions of Approval PLN2001-88 - 811 Camden Avenue 6. Landscaping: The applicant shall submit a detailed landscape and irrigation plan to be reviewed and approved by the Community Development Director prior to issuance of any building permits. a. All landscaping shall be installed per the approved landscape plan and shall be maintained in good health and replaced if necessary. b. All landscaping shall be installed prior to building occupancy. 7. Outdoor Storage: No outdoor storage is permitted on the property. All materials, trailers, and other equipment must be stored inside the building constructed for this purpose. Company vehicles may be parked in the on-site parking spaces but the spaces shall not be used for permanent storage. 8. 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 and approved by the Community Development Director prior to installation of the lighting. 9. Location of Mechanical Equipment: No roof-mounted mechanical equipment (i.e. air conditioning units) shall be located on the roof of building without providing screening of the mechanical equipment from public view. Screening material and method shall require review and approval by the Community Development Director prior to installation of such mechanical equipment screening. 10. Signage Program: No signage is approved as part of the development application approved herein. The applicant shall submit a sign program indicating all signs for the site and no sign shall be installed until such application is approved and a permit issued by the Community Development Director as specified in the Sign Ordinance. 11. Trash and Recycling Enclosure: The design of the enclosure shall be compatible with the building and shall meet the requirements of Section 6.04.080 of the Campbell Municipal Code. Building Division 12. Building Division Submittals - The applicant shall provide a copy of the Conditions of Approval for the project to be printed on the cover sheet(s) of the plans submitted for any building permits for the project. 13. Permits Required: A building permit application shall be required for the proposed conversion of the structure from residential use to commercial use. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 14. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 15. Size of Plans: The size of construction plans submitted for building permits shall be 24 in. x 36 in. Conditions of Approval PLN2001-88 - 811 Camden Avenue 16. 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. 17. 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. 18. Conversion of Use: This project is subject to all the requirements incumbent on the proposed new occupancy type. Project architect shall review the application for these requirements and demonstrate that the building is in full compliance with these requirements. 19. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall be blue-lined on the construction plans. Compliance with the Standards shall be demonstrated for conditioning of the building envelope and lighting of the building. 20. Special Inspections: When a special inspection is required by U.B.C. Section 1701, 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 U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 21. Water Pollution: 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. 22. Title 24 Accessibility - Commercial: On site general path of travel shall comply with the latest Califomia Title 24 Accessibility Standards. Work shall include but not be limited to accessibility to building entrances from parking facilities and sidewalks. 23. 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. 24. Approvals Required: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District b. Santa Clara County Fire Department c. School District: i. Campbell Union School District (378-3405) ii. Campbell Union High School District (371-0960) iii. Moreland School District (874-2900) iv. Cambrian School District (377-2103) d. Bay Area Air Quality Management District (Demolitions Only) Conditions of Approval PLN2001-88 - 811 Camden Avenue PUBLIC WORKS DEPARTMENT 25. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a current Preliminary Title Report. 26. Right-of-Way for Public Street Purposes: Prior to issuance of any grading or building permits for the site, the applicant shall cause additional Right-of-Way to be granted for Public Street Purposes along the Camden Avenue frontage to accommodate a 30 foot half street from thc centerline. 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. 27. Street Improvements: Prior to issuance of any grading or building permits for the site, the applicant shall execute a street improvement agreement and shall cause plans for public Street Improvements to be prepared by a registered civil engineer, pay fees, 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 fee for a non- utility encroachment permit is $255.00. The plans shall include the following: a. Construction of 2 ADA compliant driveway approaches. b. Construction of curb, gutter, and sidewalk along the property frontage. c. Installation of street trees and irrigation at about 40 feet on center. d. Installation of a street light in accordance with the Street Lighting Policies of the City of Campbell. c. Construction of new pavement across the property frontage to the street centerline. f. Installation of traffic controls, stripes, and signs as appropriate. g. Protection and relocation of utilities as necessary. h. Construction of conforms to existing public and private improvements as necessary. 28. Water Meter(s) and Sewer Cleanout(s): Existing and proposed Water Meter(s) and Sewer Cleanout(s) shall be installed on private property behind the public right-of-way line. 29. Soils Report: Prior to issuance of any grading or building permits for the site, applicant shall provide a Soils Report prepared by a registered geotechnical or civil engineer for determination of the street pavement section. 30. Utilities: All new on-site Utilities shall be installed underground per Section 20.36.150 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. 31. Utility Installation Plan: Prior to issuance of building permits for the site, the applicant shall submit a Utility Installation Coordination Plan and Schedule for approval by the City Engineer for installation of street improvements and/or abandonment of all utilities. Streets which have been resurfaced within the previous 5 years will require boring and jacking for all Conditions of Approval PLN2001-88 - 811 Camden Avenue new utility installations. Applicant shall also prepare pavement restoration plans for approval by the City Engineer prior to any utility installation or abandonment. 32. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a 10 year storm frequency, prepare an engineered Grading and Drainage Plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18, 33, and Appendix Chapter 33. 33. 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 which is $2,500 per acre ($585). 34. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permitting requirements and the California Storm Water Best Management Practices handbook prepared by the Storm Water Quality Task Fome, Santa Clara Valley Water District and the City of Campbell Municipal Code regarding Storm Water Pollution Prevention. 35. Site Plan: The developer shall provide a complete and accurate Site Plan in accordance with the Planning Division's checklist.