Parcel Map/Reinstatement - 1997 CITY OF CAMPBELL
Community Development Department - Current Planning
June 25, 1999
Mr. George Getgen
Storage USA
39 Califomia Avenue
Suite 208
Pleasanton, CA 94566
RE: Revised Landscape Plans for Storage USA - 50-110Curtner Avenue
Dear Mr. Getgen:
Please find enclosed a copy of the approved Landscape Plans for the Storage USA project
at 50-110 Curtner Avenue that was recently submitted with the latest changes made by
your landscape architect, Greglng, on June 4, 1999. Please note that this approved
landscape plan supersedes all previously-approved landscape plans for the project.
Prior to installation of the landscaping along the building, please submit details of the
trellis structures to be installed next to the building for review and approval by the
Planning Department.
Should you have any questions regarding the above-referenced conditions, please feel free
to contact me at the Community Development Department at (408) 866-2142.
Sincerely,
Aki R. Irani
Planner I
enclosure
cc'
Frank Mills, Interim Building Official
File
70 North First Street · Campbell, California 95008.1423 . TEL 408.866.2140 · F^X 408.866.8381 · 'rDD 408.866.2790
STORAGEUSA'
March 2, 1999
Via Facsimile 408-866-8381
Ms. Aid Irani
City of Campbell
70 North First Street
Campbell, CA. 95008
Re: Storage USA Project N. P518, 50 Curmer Avenue, Campbell, CA.
Relocation of Gate
Dear Aki:
Thank you for taking the time to meet with me yesterday to discuss the open items that you have
addressed in your letter dated February 17, 1999. To briefly recap our meeting, we went through
items 2 through 5 of your letter. You stated you were satisfied that the revised drawings 1
provided adrlrcssed all of the concerns you had lined in your letter, except Item No. I. I
m~tioned that SWrage USA was not prepared to move the automatic gate as you requested in
Item No. 1.
The automatic gates are cont~olled by keypads. When a customer enters our facilit7 they must
enter their security code into a keypad to enter the entrance gate and when they exit they must
again enter their security code to exit the facility. This is done so we have a complete accounting
of who is in and out of the facility and when. At this thcilivy, the automatic gate for exiting is at
the comer ofthe building. There is approximately 21 feet between our first exu:rior rental unit
and this gate. This is approximately the length of a standard parking space. At 12 feet or greater
from thc gate we locate the electronic keypad to allow customers Io park next to, ent~n' thcix
security code and let the gate open so they can exit. Any movement of this gate inward on
property would force the keypad location too close to our §rst exterior rental unit causing
conflict for vehicles exiting when that rental space is being used by that customer.
The exit 8ate location has been shown in its current location since the vary first site plan exhibits
that has been submitted ~'or this project back in December 1996 and September 1997. It has been
shown at this location throughout the time we have been submitted for our building permit
application (since March 30, 1998). Om' building permit was issued to us on January 12, 1999,
the first we have heard of this concern/request of r~locatmg our exit gate was in your letter of
February 17, 1999.
Throughout our long plan check l~fiod, (since March 30, 1998), we have tried to accommodate
all requests by the Planning Department. Your letter of February 17~n has prevented the Building
Department from releasing the approved drawings, which in turn prevents inspection, which
prevents our construction from commencing, which creates financial impact.
City of Campbell
March 2, 1999
Page Two
In the past, we have tried to accommodam even request the Planning Department has made of us
through the building permit plan eh~k process. We have provided color elevations, site line
studies, special building sections, actual painted brush-out metal samples, samples of stucco,
product catalog submittals, and soon will provide building pad elevations certification. Though,
we are not accustomed to providing such irons during a braiding l~rrnit plan check, you have
promised me that these are normal items requested by all applicants for a building permit in the
City of Campbell. Unfortunately, we can not accommodate this request for the gate relocation.
! hope the explanation above answers out operational considerations for the established location
of our exit gate. I will be traveling this week, bu! ! will be checking my o,~ce and my voicemail
frequently.
It is time to end the planning r~view and to release our drawings to allow construction to begin.
Dan Tylman, out Site Manager will be in this week to provide you with the pad elevation
certification that you have requested. Thank you for all of your assistance on our proje~ to date,
we look forward to working with you during the construction and through the Certificate of
Occupancy process.
Very truly yours,
Storage USA
Oeorge Oetgen
Vice President, Western Division
CC:
Garth Pickett. Esq.
Doug Chamberlain
Jon Benner
£0~ S£S'ON I8£899880PI ~ NO±N~S~B]d*~SA*BD~O±S 0~:~ 66/I0/£0
STORAGEUSA
March 2, 1999
Via Hand Delivery
Ms. Aki Irani
Mr. Frank Mills
City of Campbell
70 North First Street
Campbell, CA. 95008
Re:
Storage USA Project N. P518, 50 Curtner Avenue, Campbell, CA.
Elevation Certification
Dear Aki and Frank:
Please find enclosed a certification letter from our surveyor indicating the as-built elevation of
our building pad. Also, please find enclosed a letter from our structural engineer allowing the
crush rock to be replaced by select fill for the last six inches of our building pad. As I explained
in your office yesterday, for economic reasons, we have elected to use select fill instead of crush
rock for the last six inches of our building pad. The elevation of the building pad as it exists
today is the elevation that is directly below our concrete slab. (See attached detail). Our
concrete is 10 inches thick so thus you need to subtract 10 inches (.83 feet) from the finish floor
elevation. If you look on drawing C2, this drawing indicates a finished floor elevation (slab
elevation) of 227.55 feet; subtracting to the as-built build pad at the project site (226.72 feet).
If you have further concerns, I would welcome you to come to the project site and let our Site
Manager (Dan Tylman) walk you to the existing elevation control monument which you can
reference in relation to the building pad subgrade elevation.
Very truly yours,
Storage USA
George Getgen, P.E.
Vice President, Western Division
iON
NEERS SURVEYORS P
March 2, 1999
Project No. 298285
Ms. Aki Irani
City of Campbell
70 North First Street
Campbell, CA 95008
605 COSlTO Street
RO. Box 640
Mountain View, CA
94042-0640
Tel. (650) 969-6900
Fax (650) 969-6472
Salinas Office
TeL (831) 757-2927
Fax (831) 757-6876
RE: STORAGE USA
CAMPBELL, CA
Dear Ms. Irani,
This letter is written to confirm the elevation of the building pad at the above referenced
project.
On March 2, 1999, we surveyed the existing pad (top of select fill) in fifteen locations
and found it to have an average elevation of 226.79'.
If you have any questions regarding, please feel free to call me.
Very Truly yours
NDISHUMBER JONES
Engineers Planners Su~/
/' Jor~R.-Jonos /
Sacramento Office
Tel. (916) 929-9290
Fax (916) 929-9541
CITY OF CAMPBELL
Community Development Department · Current Planning
February 16, 1999
Mr. Bob Zimmerman
Storage USA
39 California Avenue
Suite 208
Pleasanton, CA 94566
RE: Review of revised building plans submitted on January 21, 1999
Dear Mr. Zimmerman:
Upon review of the revised building plans submitted to the Planning Division for the development of the
Storage USA mini-storage facility located at 50-110 Curtner Avenue, the Planning Division requests
that the following revisions/corrections be made on the plans prior to approval of these revised plans:
The proposed wrought-iron gate over the driveway along the north side of the property should be
moved back approximately 21 feet to the east to provide articulation between the building and fence
lines along the building frontage.
The proposed sign elevation on Page A-6 must be removed. No signage shall be approved as part of
this building permit application for the development of the mini-storage facility until a complete
Sign Application has been submitted and approved by the Community Development Department.
At this time, no Sign Application has been submitted and/or approved by the Community
Development Department.
The building height from grade level to the top of the parapet measures to a height of 39 feet. This is
in conflict with the building height as indicated on the elevations, which states a height of 37 feet.
The proposed building must not exceed a height of 37 feet to the top of the parapet. Please revise
the elevations so that the building height measures to a height of 37 feet.
Two (2) decorative recessed panels have been removed from the originally approved southern
elevation of the building on the second floor. Please revise the plans to incorporate these missing
decorative panels.
The proposed landscape plan and building plans do not indicate the incorporation of trellis features
as required by the conditions of approval for planting of landscaping along the frontage and side of
the building. Please revise the plans to incorporate these requirements.
The above-referenced corrections must be made on the building plans prior to issuance of Planning
Division approval of the revised building plans. Please submit these above-referenced corrections at
your soonest convenience so that we may proceed with review of your plans.
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · FAX 408.866.8381 · TDD 408.866.2790
50-110 Curtner - Review of Jan. 21~t building plans
Page 2
Should you have any questions regarding the above-referenced information, please feel free to contact
me at the Community Development Department at (408) 866-2142.
Sincerely,
Aki R. Irani
Planner I
Frank Mills, Senior Building Inspector
File
CITY OF CAMPBELL
Public Works Department
December 3, 1998
Jim Murphy
First American Title Company
1737 North First Street
San Jose, CA 95112
Re:
50, 98, 110 Curtner Avenue
Recordation of Parcel Map and Related Documents
Dear Mr. Murphy:
Enclosed are the following documents which should be recorded in the following sequence on
behalf of SUSA Partnership, L.P., a Tennessee Limited Partnership:
Agreement
Quitclaim Deed (The recording data for the Quitclaim Deed must be inserted at
the appropriate location on the parcel map prior to recording of the parcel map.)
Parcel Map
Please provide the City with conformed copies of Items 1 and 2. Also provide the City with a
mylar for each sheet (2) of the parcel map.
Thank you for your assistance in this matter. If you have any questions, please contact me at
(408) 866-2158.
Sincerely, /
I. Harold Housley, P.~.'
Land Development Engineer
cc:
Michelle Quinney, City Engineer
Frank Cauthorn, Building Official
Anne Bybee, City Clerk
Ald Irani, Planner I
Robert ZimmermarffGeorge Getten, Storage USA, 39 California Avenue, Suite 208, Pleasanton 94566
70 North First Street - Campbell, California 95008. 1423 · TEL 408.866.2150 . F^X 408.376.0958 · TOD 408.866.2790
STORAGE USA®
November 23, 1998
Ms. Aki Irani
City of Campbell
70 North First Street
Campbell, CA. 95008
Re: Storage USA Project P518, Curtner Avenue, Campbell, CA.
Dear Aki:
This letter will confirm Storage USA's agreement to conform to the following conditiop, s for building
permit approval:
* The wrought-iron fence will not have spikes along the top. The specific design/type of fence shall be
reviewed and approved by Planning Department prior to installation.
· Air vents will not be installed on either the south or west exterior elevation of the building. The
revised plans shall be submitted prior to installation of the mechanical system.
· The exterior roll-up doors shall be the same color as the base building. Colors for the roof and
building shall be as approved by the planning commission. Color samples shall be reviewed and
approved by Planning Department prior to painting of the building.
· The new retaining wall along the north property line will be "split-face" block. The design/color of
the split faced block shall be reviewed and approved by the Planing Department prior to installation.
· The building exterior windows will not be mirror quality glass. Type of windows shall be the same
which are on the Sunnyoaks Storage USA facility.
· The elevator penthouse roofs will be of material to match the mansard roof.
· Clinging vines shall be planted along the exterior of the building outside of the security gate. Type of
clinging vines and detail of the trellis shall be reviewed and approved by the Planning Department
prior to installation.
Please call me if you would like to discuss further.
Very truly yours,
Storage USA
lmme2an
anager
39 CALIFORNIA AVENUE, SUITE 208, PLEASANTON, CA 94566
(925) 417-5580 · FAX (925) 417-5582
November 18, 1998
Storage USA
39 California Ave. ,
Pleasanton, CA 94566
HARR SHAFFER 6 MIYAHOTO
STRUCTURAL ENGINEERS, INC.
Subject:
Storage USA, Campbell
Dear Robert Zimmerman
The four inch layer of free draining, 3A-inch crashed gravel underlying the slab-
on-grade may be eliminated where floor dampness is not undesirable.
1661 GARD£N HIGHWAY
StaTE 10l
SACRAMENTO, CA 95833
TEc 916.567.0793
FAX 916.567.1044
Web: www. msml.com
E-mail: msm@msml.com
Very truly yours,
Marr Shaffer & Miyamoto, Inc.
Brent T. Holtry
Proj~~Project Engineer ,
FI. Kit_ Miyamoto, M.S.,~~/'~/' - --~
President
H. Krr MnC~MOTO, M.$.,SY-~
SENIOR ~SOCIATE$:
Jta~s F. Caxcso~, S.E.
ROBERT S. G~ ~E.
GA~ A. PARK~
JOltN R. TAYLOR
SEISMIC PROTECTION EXPERTS
ES TABLISHED 1946
September 11, 1998
George Getgen
Storage USA
39 California Avenue, Suite 208
Pleasanton, CA 94566
CITY OF CAMPBELL
Public Works Department
RECEIVED
S EP 1998
CITY OF CAMPBELL
PLANNING DEPT,
Re:
50-110 Curmer Avenue Grading Plan
Storage USA Self Storage Building
Dear Mr. Getgen:
Please be advised that the Engineering and Planning Divisions reviewed and approved the
revised Grading Plan concept for the above-referenced development. It is our understanding
that the retaining walls will not exceed 30 inches. In addition, the proposed landscape concept
on the east side of the development is approved.
We understand that the landscape concept includes relocation of the Santa Clara Valley Water
District's (SCVWD) water line to five feet westerly of the property line. Storage USA will
also grant a 10 foot easement to the SCVWD. The landscape area will be 14 feet wide from
the on-site curb to the easterly property line. The area will be filled level with the top of curb
which will be approximately 2 ~,~ feet above existing grade. It is also understood a blanket
easement is required by the SCVWD in order to have access to the water main.
Sincerely,
CC:
Aki Irani, Project Planner
File: 50-110 Curtner Avenue
h:\landdev\5Ocurt3(mp)
70 North First Street · Campbell, California 95008.1423 . TEL 408.866.2150 · FAX 408.376.0958 · TDD 408.866.2790
CITY oF CAMPBELL
Community Development Department - Current Planning
Mr. George Getgen
Vice President, Western Division
Storage USA
39 California Avenue
Suite 208
Pleasanton, CA 94566
August 17, 1998
Response to your letter dated August 10, 1998 pertaining to the proposed mini-storage
development at 50-110 Curmer Avenue
Dear Mr. Getgen:
In response to your letter dated August 10, 1998, the Community Development Department
would like to address the issues you have raised concerning the preliminary grading and
drainage plans and the easement requirement by the Santa Clara Valley Water District for the
proposed mini-storage project to be located at 50-110 Curtner Avenue.
With respect to the grading and drainage plans, during our meeting of August 6, 1998, it was
understood that your civil engineer, Mr. Giuliani, was to re-submit a revised grading and
drainage plan which accurately shows sections of the grading differences between the adjacent
properties and the retaining wall requirements. While the Community Development
DePartment has received rough sketches of the section drawings, to date we have not received
the fully revised grading and drainage plan for review. The City cannot issue until an accurate
grading and drainage plan has been submitted and reviewed and found consistent with the
Plans approve by the Planning Commission.
Regarding the easement as required by the Santa Clara Valley Water District, the City
maintains that it is the responsibility of Storage USA to resolve the issues with the Water
District and to fulfill the conditions of approval as required by the City. The City approved a
site plan on February 10, 1998 which requires a 14-foot wide landscaped area and a condition
of approval for a minimum 6-foot masonry wall adjacent to the residential uses along the
eastern edge of the subject property.
Should the Water District's requirements preclude Storage USA from constructing the project
consistent with the plans approved by the Planning Commission, it will be necessary for you to
file an application requesting that the Planning Commission approve a Modification to the Site
70 North First Street - Campbell, California 95008.1423 · TEL 408.866.2140 · F^X 408.866.8381 ' amd 408.866.279C
Storage USA - 50-110 Curmer Avenue
Page 2
and Architectural Review Permit.
Please find enclosed an application for a Modification of the approved Site and Architectural
Review application for your convenience if you choose to modify the approved site plan for
the project site.
Should you have any additional questions regarding the above-mentioned matter or need
additional information, please do not hesitate to contact me at the Community Development
Department at (408) 866-2142.
Sincerely,
Aki R. Irani
Planner I
Enclosure
CCi
Steve Piasecki, Community Development Director
William Seligmann, City Attorney
William Helms, Acting Public Works Director
Sharon Fierro, Senior Planner
Harold Housley, Land Development Engineer
Frank Cauthom, Building Official
File
STORAGE USA®
August 14, 1998
Via Overnight and Certified Mail
Mr. Vincent Stephens
Santa Clara Valley Water District
5750 Almaden Expressway
San Jose, CA 95118-3686
Re:
Storage USA Project No. P518, 50 Curtner Avenue, Campbell, CA.
Final Parcel Map
RECEIVED
AU$1 8 1998
CITY OF CAMPBELL
PLANNING DEPT,
Dear Mr. Stephens:
Pursuant to Section 66436 of the California Subdivision Map Act and per the request of Mr.
Harold Housley of the City of Campbell (the City), please find enclosed the proposed revised
final parcel map and grading plan for the proposed Storage USA project on Curtner Avenue in
Campbell, CA.
This revised parcel map is a result of your acknowledgement on August 6th and our subsequent
title company's acknowledgement that the previously represented irrigation easement on our
property is actually on the neighboring residential properties to the East.
We would appreciate your timely review of this parcel map and your written response. If you do
have any objections or proposed takings, we would also ask that you to state clearly your
justification to them.
Storage USA has previously explored your concern with the City regarding our required screen
wall at the rear property line. You should be advised though, that the City has informed Storage
USA through Sharon Fierro on August 6th and Aki Irani via telephone on August 11 th, t_hat the
City will require our development to provide a screen wall at the property line per the City's
zoning ordinance and this projects' planning conditions. Thus, any taking that you may
propose that would involve moving the masonry screen wall off the property line, will
effectively make this project and property undevelopable. Though Storage USA has
explored with both you and the City potential options, this appears to be a rigid matter at this
point with the City. It is my assumption based on your phone message of August 13th, that your
meeting with the City of August 12th did not produce any different direction by the City on this
screen wall.
The issue of this same easement has previously impacted and delayed this project through a good
portion of 1997 when the Santa Clara Valley Water District (the Water District) insisted that
required landscape trees be kept out of what was represented at the time as your easement on our
property. Our plans, at that time, had to be changed to accommodate the requirements of the
39 CALIFORNIA AVENUE, SUITE 208, PLEASANTON, CA 94566
(510) 417-5580 · FAX (510) 417-5582
Santa Clara Valley Watel
August 14, 1998
Page 2
strict
Water District by increasing our required landscaping from ten feet to 14 feet, and incorporating
revised landscaping plans/details.
Potentially this project could be delayed again by issues related to your easement, as we are
effectively ready to receive the building permit from the City, but the final parcel map must be
recorded prior to a building permit will be issued. It is essential that Storage USA commence
this project as soon as possible to mitigate its delays to date and start prior to the upcoming rainy
season.
For your review it should be pointed out, to mitigate any impact that our required property line
screen wall may have to your existing pipe, Storage USA has included a premium cost
foundation solution (design sketches enclosed). This solution offsets our foundation and wall
support as much as physically possible from the property line and your pipe. The solution is to
utilize drilled piers approximately 12 to 18 inches off the property line, capped with an eccentric
grade beam to receive the wall. This solution will assure no load from the wall is placed on your
pipe; and will accommodate an apparent one-to-two-inch encroachment of your pipe onto our
property.
As outlined in the Subdivision Map Act (section 66436 enclosed), please provide as soon as
possible your written reponse to our final parcel map directly to me and the "advisory agency"
(the City of Campbell).
Very truly yours,
Storage USA
George Getgen, P.E.
Vice President, Western Division
Enclosures
CC:
Garth Pickett, Esq.
Doug Chamberlain
William Seligmann, Esq.
Harold Housley, City of Campbell
Aki Irani, City of Campbell
STORAGE USA®
August10,1998
Via Facsimile and Overnight Mail
Ms. Aki Irani
City Planner I
City of Campbell
70 North First Street
Campbell, CA. 95008
CITY 0F CAMPBELL
PLANNING DEPT.
Re: Storage USA Project No. P518, 50 Curtner Avenue, Campbell, CA.
Dear Aki:
I wanted to thank you for our meeting Thursday, August 6th, in which we reviewed the current
Storage USA grading plan and also our landscaping/screen wall at the rear of our project. I
thought the meeting was handled in a professional and productive manner. To briefly recap our
findings of that day, it was my understanding that the City currently understands the concept of
our grading plan and was originally confused by our numerous errors on the grading plan
incorrectly showing retaining wall heights and embankment heights. Subject to seeing revised
details regarding the retaining wall heights and embankment heights (which are enclosed), it is
my understanding that conceptually our grading plan is now approved by the City and we need to
respond to the remaining detailed plan check questions previously given to us by the Engineering
Department.
Regarding the landscape and screen wall area at the rear of our project, we advised the City for
the first time (as we had just learned ourselves), that the Santa Clara Valley Water District (the
Water District) has no easement on our property and that their existing pipe is effectively on the
residential property to the rear of us with a one-to-two inch encroachment into our property.
After our brief conversation at the end of the meeting, I did check back in with our legal counsel
to reconfirm my understandings of how the parcel map process would typically work in this
situation regarding the Water District. The conversation with our legal counsel reconfirmed my
understanding that I discussed with you, which is that the City is the lead agency that must
coordinate the parcel map and its requirements. If the Water District requests an easement, they
must justify their reason to the City, and the City must make a final determination if that would
become a requirement of the parcel map process.
We understand that the new issue of the easement not existing on the Storage USA property adds
a new dimension between the City and the Water District. It is Storage USA's position that our
existing plans with a screen wall at the rear property line and landscaping (approximately 14 feet
on the Storage USA side of the wall) will work with this existing easement. If, by Storage USA
39 CALIFORNIA AVENUE, SUITE 208, PLEASANTON, CA 94566
(925) 417-5580 · FAX (925) 417-5582
City of Campbell
August 10, 1998
Page 2
granting an easement can help expedite the processing of our parcel map or resolution of this
issue between the City and the Water District, we are prepared to do that. We anticipate, from
discussions with the Water District and also with discussions that they had with you on
Thursday, that they will request an easement on our property. Again, it is our position that such
an easement is not warranted, that their current easement has been effectively in the books for
over one hundred years, has always been ten feet wide, and has been located in its current
alignment since 1945. We believe granting the Water District an additional easement on our
property would certainly be an exception to any easements that the Water District has pertaining
to this particular waterline. It does not make sense that they have a ten-foot easement that would
all of a sudden increase to a net dimension of 15 - 20 feet at our property only. The fact that the
Water District has chosen to place their pipe at the edge of their easement is really their decision
that they had total control over. We believe we can construct the screen wall at or near our
property line per our current City Planning requirement without physically impacting the Water
Districts' existing pipe or proposed landscaping, or the ten-foot easement they have on the
neighbors' property.
After I returned to the office on Thursday, Vincent Stevens of the Water District, called me to
advise me that he had reviewed this matter further with his supervisor. He said that their position
was that they were prepared to live with a five-foot easement onto our property and either a
wood/stucco wall or masonry wall five feet away from our property line. I advised him that
though Storage USA would entertain doing this; that we had subsequently spoken to our legal
counsel who has recommended against us dedicating this five-foot strip to the residential owners
behind us, because of the significant delay this could cause in getting our final map recorded and
it is an improper "taking". I had explained to him that the City had strong reservations about our
maintaining this five-foot area and that this likely could become a point of contention between
the Water District and the City.
In the effort to expedite resolution of this matter and assist the City in resolving this matter,
Storage USA is willing to offer three separate positions/solutions. This offer is only valid if the
final parcel map can be recorded within a thirty to sixty day time frame as previously projected
by the City. The three solutions that Storage USA is prepared to accept are as follows:
1) A permanent masonry wall at the property line with our landscape plans virtually the same as
represented in our current drawings, with no easement provided to the Water District.
2)
A wooden fence with stucco finish added near the property line with granting of a five-foot
easement onto our property to the Water District. This easement would be subject to
replacement of the wall by the Water District repairing or replacing the wall if they remove it
for their repair. This is the same solution we discussed in our meeting yesterday.
3) Granting a five-foot easement to the Water District and a permanent masonry wall five-feet
from the property line. I need to be clear after review with our legal counsel on this option
City of Campbell
August 10, 1998
Page 3
that Storage USA would not entertain dedicating this five-foot strip to the residential
owners, but would certainly provide whatever means of maintenance agreements the City
would require (within reason), including provisions written into the parcel map requiring
this maintenance. This would work similar to a weed abatement statute that exists in several
towns in the county and as a county ordinance, as well.
We are very anxious to finalize and record our parcel map, which was originally submitted
12/11/97. We know the City had indicated recently that they projected that the parcel map could
be recorded within 30 days. We are optimistic that the City will still meet this timetable. We
have offered the options above in the spirit of allowing this time commitment to be met. Please
do not hesitate to call if you need any clarification to our proposed offer/solutions, or if you
would like us to participate in meetings with the City and/or the City and the Water District.
Very Truly Yours,
Storage USA
George Getgen
Vice President, Western Division
P518/City of Campbell/08079801 .doc
Attachments
CC:
Robert Zimmerman
Doug Chamberlain
Garth Pickett, Esq., Hopkins & Carley
STORAGE USA®
July 29, 1998
Via Fax and Overnight Mail
Mr. Steve Piasecki
Community Development Director
City of Campbell
70 North First Street
Campbell, CA. 95008-1423
Re: Storage USA Project P518, 50 Curtner Avenue, Campbell, CA.
Dear Mr. Piasecki:
Yesterday, Bob Zimmerman and I were in your office and met with Aki Irani, then subsequently
with her supervisor Sharon Fierro. Ironically, we were in the City to pick up the City's latest
engineering grading comments to our grading drawing (submitted originally 3/27/98) and final
parcel map comments. After we picked up these comments, we went to visit with Aki to discuss
with her a field problem that we had discovered regarding the Santa Clara Valley Water District
at the rear of our property.
Aki started our conversation by advising us that she was in the process of contacting us to advise
us that the City was rejecting our grading drawing. She claimed that she just recently reviewed
our grading drawing for the first time; and just realized the plan called several feet of fill be
placed on our site to create positive drainage. We pointed out the maximum fill was
approximately three feet, not six feet called for on a retaining wall detail (detail that was in
error). Aki also advised us that she had discussed this with her supervisor, Sharon Fierro; which
in turn had discussed this with you. The explanation provided by Aki and Sharon for the
rejection of this grading drawing was: 1) it was not consistent with our planning application; 2)
the amount of dirt being considered for fill would be considered to create an environmental
impact and a negative declaration would not have been granted (after this meeting I checked
the planning record, I believe this is not true). We were advised that the only recourse that
Storage USA had was to go back to the Planning Commission or revise the drainage drawing to
include mechanical pumping of the storm water to the street. We continued our discussion to
discuss problems related to the easement held at the rear of our property by Santa Clara Valley
Water District. These discussions were academic given the shocking input we had just received
regarding our grading plan.
Previously, I wrote you on June 15th and subsequently spoke to you on the telephone asking for
your assistance in both helping us process our grading permit and expanding its scope. During
this conversation I gave a brief description of our grading concept. No exception was taken at
that time, but rather a promise to help us expedite getting a grading permit. Since that time Garth
39 CALIFORNIA AVENUE, SUITE 208, PLEASANTON, CA 94566
(925) 417-5580 · FAX (925) 417-5582
City of Campbell
July 29, 1998
Page 2
Pickett has spoken to Michael Seligman regarding receiving a grading permit and expanding its
scope of work by means of a Development Agreement between the City and Storage USA.
In looking at the public record in your office, I would draw your attention to the document
entitled City of Campbell, Califomia Environmental Quality Act (CEQA) Initial Study. Aki
Irani signed this document for you. This document determines a negative declaration and was
signed on January 23ra, 1997. I would raise your attention to Item III, L5, which references the
preliminary grading drawing that was provided to the City and reviewed. I would also raise your
attention to correspondence from Aki Irani on December 20th 1996, which also make reference to
our preliminary grading plan that was submitted to the City. This preliminary grading drawing
reflects a grading and drainage concept virtually identical to the final grading plan that was
submitted March 27, 1998 as part of our building permit application.
Both the preliminary grading drawing and the final grading drawing apply very common and
sound engineering practice. Storage USA does not want to be forced into an expensive drainage
plan that requires a mechanical means of drainage, that would potentially risk our facility as well
as surrounding neighbors. Storage USA is perplexed by the City's timing and position on this
matter. I would ask the following questions:
· Why does it take four months to discover the basic concept of a grading/drainage
drawing is unacceptable?
· Why was the Planning Department position regarding the grading drawing not
provided as part of the planning department review/comments to our Building Permit
Application (review comments provided on May 15, 1998)?
· Why was the concept of raising the site never commented on by the engineering
department through two reviews (to the contrary they wanted steeper slopes -
meaning more fill)?
· Why is the Planning Department claiming they were not aware of the proposed
grading/drainage concept, when the preliminary drainage drawing is referenced in the
project file as reviewed?
· How can our final grading plan present environmental concerns or planning concerns
when a preliminary grading/drainage drawing virtually identical to final grading plan
was submitted to City in December 1996 and referenced in the City's negative
declaration finding?
Storage USA has invested an enormous amount of money and time into this project-to-date.
These cost include the property, demolition of existing income producing buildings, professional
consulting fees, staff time and lost opportunity costs. Understanding this fact, makes these
questions very troubling.
City of Campbell
July 29, 1998
Page 3
I would like to request the following of you:
1)
Conceptual approval of our grading drawing, retracting the position represented by Aki Irani
and Sharon Fierro, allowing us to respond to the engineering comments provided July 28,
1998.
2) A meeting with you personally to review acceptable options to the City regarding physical
constraints related to the Santa Clara Valley Water District easement
3)
The processing of the Development Agreement to allow all site work to commence on this
site as agreed between Garth Pickett and Michael Seligman. (Though I know you are under
the impression we are 30 days away from a final recorded parcel map, we disagree. P.G.&
E. alone has advised us that they will take as much as four weeks to provide a utility
approval letter).
I would welcome discussing these issues with you via telephone and again encourage meeting
with you directly to process the remaining issues the City feels they may have regarding our
building permit application. Storage USA would like to work with you directly to resolve any
problems the City may have and get this project under way as soon as possible. My phone
number is 925-461-6206. Please call so we can schedule a time to meet regarding the issues that
I have outlined.
Very truly yours,
Storage USA
George Getgen, P.E.
Vice President, Western Division
CC:
Garth Pickett, Esq.
Doug Chamberlain
P518/07299801 .doc
STORAGE USA®
June 15,1998
Mr. Steve Piasecki
Community Development Director
City of Campbell
70 North First Street
Campbell, CA. 95008-1423
J UN 1 9 1998
CITY OF CAMPBELL
PLANNING DEPT,
Re: Storage USA Project No. P518, Curtner Avenue, Campbell, CA.
Dear Mr. Piasecki:
The purpose of my letter is to request a meeting with you to discuss the scope of a Storage USA
pending grading permit/building permit and the basis of a recent planning condition related to
exterior roll-up door colors. Aki Irani suggested I write you to formally request this meeting. I
am available for such a meeting on June 22na through the 24th and the week of June 29th.
Storage USA received a le'tter, dated June 9th, from Aki Irani which outlined her planning review
comments related to our building permit application, these were the same comments that she
provided Bob Zimmerman and me with in a meeting on May 15th, 1998, with one exception.
Included in this letter was a request to address the color of our exterior roll-up doors. In my
quick review of our planning conditions, I do not see this listed. We have been requested as part
of our building permit application to submit color elevations. We are prepared to work with the
City on this item as we did when we modified the form of our tentative parcel map from a
Vesting map with prescribed review periods.
Storage USA has recently resubmitted all of its building permit documents in response to City
plan. chcc. k commc~;.ts. !
exception of exterior roll-up door colors and the recordation of a final parcel map. The City
Engineer is currently reviewing this final parcel map. The applicable planning conditions state
"prior to any issuance of any building permit for the site, applicant shall prepare and submit a
final parcel map for approval by the City Engineer and recordation." It is not clear if submittal
of the final parcel map is a prerequisite for a building permit or if recordation is. We have been
advised by City staff that the final parcel map must be recorded before we can receive a building
permit.
If the final parcel map must be recorded, it is my understanding this could take several more
months to accomplish. We would like to discuss with you expanding the scope of the grading
permit. I would like to propose that the scope of the grading permit cover construction items
39 CALIFORNIA AVENUE, SUITE 208, PLEASANTON, CA 94566
(925) 417-5580 · FAX (925) 417-5582
City of Campbell
June 15, 1998
Page Two
from the buildings slab elevation and below (i.e. - to include onsite utilities, paving, and building
foundations, etc). I understand the City has a concern with any construction over property lines,
but the situation is really no different than a regional shopping center where common area
improvements are typically over several parcels which have a reciprocal easement agreement. In
this case, Storage USA owns all three parcels in question. Storage USA is willing to provide
financial assurance to the City in the form of a bond or other mutually satisfactory means, so that
in the event that Storage USA does not complete the recordation of its' final parcel map that
money will be available to demolish all improvements that have been constructed.
I look forward to hearing from you soon to set up this meeting.
Very truly yours,
Storage USA
George Getgen
Vice President, Western Division
Mr. Robert Zimmerman
Project Manager
Storage USA
39 California Avenue
Suite 208
Pleasanton, CA 94566
.k.O~' c 4 *t,a4~
CITY OF CAMPBELL
Community Development Department · Current Planning
June 9, 1998
RE:
Review of plans (Plan Check no. 98-249) for building permits to allow construction of a mini-storage
facility at 50,98 and 110 Curtner Avenue
Dear Mr. Zimmerman:
It was a pleasure to meet with you and Mr. George Getgen of Storage USA on May 15, 1998 to discuss the
Planning Division's review of your building plans for construction of the proposed 95,000 square foot mini-
storage facility at 50-110 Curtner Avenue. Based upon our discussion and the Planning Division's review of the
plans, the following comments are expressed regarding this plan check submittal:
Fencing/Wall: Construction of a minimum six-foot high masonry wall is required along the eastern property
line adjacent to the residentially zoned properties. The current building plans do not indicate installation of a
masonry wall.
In review of the proposed chain link fencing along the side property lines, the Planning Division is denying
this proposal and requests that an alternative decorative fencing or wall be proposed for review and approval
by the Planning Division. Please note that the City's fencing/wall requirements do not allow fencing higher
than six-feet in height along side property lines; in addition, no fence or wall shall exceed 3 V2 feet in height
within the first 15-feet of the front yard setback of the property.
It is further requested that the fence/wall line begin closer to the gated entrance to the mini-storage facility
than to the street.
Color Scheme: Please submit a colored elevation and sample material board for the color to be used on the
doors for the storage units visible on the exterior of the building. The color should be similar and consistent
with the tone of the approved building color (warm gray color).
Manager's Living Unit: The proposed manager's living unit is 1,638 square feet. This is not consistent with '
the Use Permit granted for the living unit, which allows a maximum 1,000 square foot manager's living unit.
Please revise the plans to reduce the size of the living unit to a maximum of 1,000 square feet.
Lighting: Please show details of on-site outdoor lighting proposed for the project site. The lighting site plan
does not show details of the light fixtures and/or light intensity of proposed lights. All outdoor light fixtures
must include shields to direct light away from adjacent residential/motel uses. 'In addition, no on-site lighting
shall be of an intensity to create glare onto adjacent residential/motel uses.
o
Exterior Elevations: The exterior elevations of the building do not appear consistent with the approved plans
by the Planning Commission. The elevator shafts were not shown on the approved elevations for the building
and visually impact the elevations of the building. All roof equipment, including the elevator shafts which
protrude above the roof line, must be screened from public view. It was suggested during the meeting that it
may help to add a trim on the roof to provide additional screening of the shafts.
70 North First Street . Campbell, California 95008.1423 . TEL 408.866.2140 · FaX 408.866.8381 ' TDD 408.866.2790
50-110 Curtner Avenue
Page 2
There are several grilles on the front and south elevations of the building which were not on the approved
plans and visually impact the elevations. The Planning Division requires that alternative designs be submitted
for the purposes of the grilles which would be compatible with the design of the building.
Details of the recessed panels are not included in the building plans. Please submit details of the recessed
panels, including a description of the materials to be used and a section of the proposed panels.
The proposed windows on the second floor on the front (Curtner Avenue) elevation are smaller than the
approved windows on the approved plans. Also, the windows are not centered. Please revise these windows
to be consistent with the approved plans.
Details of the glass to be used on the exterior of the building, including color and type, should be indicated on
the plans. The glass should not be of a reflective type. In addition, a section of the proposed windows should
be included.
Details of the foam trim underneath the gutters should be included and shown in the building plans. Please
include a section view of the foam trim to be used on the building.
Please revise your building plans subject to the above-referenced comments and submit to the Planning Division
for re-review. The Planning Division will not issue Planning approval of building permits until all of the above-
referenced issues are resolved and all conditions of approval required prior to issuance of building permits are
met. Should you have any questions or need additional information, please feel free to contact me in the
Community Development Department at (408) 866-2142.
Sincerely,
Aki R. Irani
Planner I
cc:
Sharon Fierro, Senior Planner
Frank Mills, Building Inspector
George Getgen, Vice President, Storage USA
File
CITY OF CAMPBELL
Community Development Department · Current Planning
Mr. George Getgen
Vice President, Western Region
Storage USA
39 California Avenue
Suite 208
Pleasanton, CA 94566
March 19, 1998
RE:
Review of your letter and plans received by the Community Development Department on March
10, 1998 pertaining to a request for proposed elevation modifications for the proposed mini-
storage facility to be located at 50-110Curtner Avenue - R 97-06
Dear Mr. Getgen:
The Community Development Department has reviewed your request for the proposed modifications to
the elevations of the proposed mini-storage facility to be located at 50-110 Curtner Avenue. Upon
review of the plans, the Community Development Department has determined that the roof changes and
elevation changes are not minor in nature and therefore, may not be approved at Staff level by the
Community Development Director. Staff has reviewed the proposed changes and is not supportive of
the revised roof modification.
Should you wish to pursue approval of the proposed modifications, an application for a Modification of
the previously-approved plans must be submitted. The fee for a Modification application is $960.
Approval of a Modification application is granted by the Planning Commission through a public hearing
process.
Should you have any questions regarding the above-referenced matter or need additional information,
please do not hesitate to contact me at the Community Development Department at (408) 866-2142.
Sincerely,
Aki R. Irani
Planner I
cc: File
70 North First Street . Campbell, California 95008.1423 · TEL 408.866.2140 . F^X 408.866.8381 TDD 408.866.2790
STORAGE USA®
March 9, 1998
Ms. Aki Irani
Planner I
City of Campbell
70 North First Street
Campbell, CA. 95008
Via Overnight Mail
Re: Storage USA Project No. P518 - Campbell, CA. Proposed Elevations
Dear Ms. Irani:
Please find enclosed 5 sets of proposed elevations for the Storage USA on Curtner Road. This is
being submitted for your consideration and approval. The elevations are essentially the same
elevations that were previously approved with the exception that the upper mansard is supported
from the wall versus inset into the wall.
It is my understanding that this detail was acceptable on our recently compieted Sunnyoaks
Avenue Project. It is more cost-effective construction detail to build the mansard in this fashion
and we believe makes our facility as aesthetically pleasing as the approved elevations.
I would appreciate it if you could let me know by Friday, March 13th if this elevation can be
approved without going back to the Planning Commission. Given our late start of the project, we
do not want to take the time required to go back to the Planning Commission for review Oar
working drawings are ready to submit for plan check once this detail is resolved. Thank you for
your consideration.
Sincerely,
Storage USA
George Getgen
Vice President, Western Region
GG:gm
Attachments
7518/03069801.doc
39 CALIFORNIA AVENUE, SUITE 208, PLEASANTON, CA 94566
(510) 417-5580 · FAX (510) 417-5582
CITY OF CAMPBELL
Community Development Department · Current Planning
Mr. Robert Zimmerman
Storage USA
39 California Avenue
Suite 208
Pleasanton, CA 94566
February26,1998
RE:
Approval of R 97-06, reinstating S 96-16 and UP 96-18, and PM 97-10 for construction of a
mini-storage facility and incidental manager's living unit on properties currently referenced as
50, 98 and 110 Curtner Avenue
Dear Mr. Zimmerman:
Please find enclosed for your reference a reduced copy of the approved plans for R 97-06, which
reinstates a previous Site and Architectural Review Permit (S 96-16) and a previous Use Permit (LIP 96-
18), and for a Tentative Parcel Map (PM 97-10) pertaining to your project for construction of a 94,000
square foot mini-storage facility to be located on properties currently referenced as 50, 98 and 110
Curtner Avenue.
Should you have any questions or need additional information, please do not hesitate to contact me at
the Community Development Department at (408) 866-2142.
Sincerely,
ALi R. Irani
Planner I
enclosure
Harold Housley, Land Development Engineer
Frank Mills, Building Inspector
Wayne Hokanson, Central Fire District
70 North First Street · Campbell, California 95OO8.1423 · TEL 408.866.2140 - FaX 408.866.8381 ' Tr)D 408.866.2790
.oF'C~
CITY OF CAMPBELL
Community Development Department - Current Planning
February 12, 1998
Robert Zimmerman
Storage USA
39 California Avenue, Suite 208
Pleasanton, CA 94566
Re: R 97-06 and PM 97-10 - 50, 98 & 110 Curtner Avenue
Dear Applicant:
Please be advised that the Planning Commission, at its meeting of February 10, 1998,
adopted Resolution No. 3147, approving the Reinstatement of a previously-approved Site
and Architectural Approval and Conditional Use Permit to allow the construction of a
94,000 square foot mini-storage facility and incidental manager's living unit; and
Resolution No. 3148, approving a Tentative Parcel Map to allow the merger of three
parcels, on the above-referenced property.
This approval is effective 10 days following the Planning Commission's action, unless
appealed, and is subject to the conditions of approval. The time within which judicial
review of this decision must be sought is governed by California Code of Civil
Procedure, Section 1094.6.
If you have any questions regarding the Commission's approval, please do not hesitate to
contact the undersigned at (408) 866-2140.
Sincerely,
Aki Irani
Planner I
CC2
Harold Housley, Public Works
Frank Cauthom, Building Division
Wayne Hokanson, County Fire
70 North First Street · Campbell, California 95008.1423 · 'rEL 408.866.2140 · F^X 408.866.8381 · TDD 408.866.2790
RESOLUTION NO. 3147
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING THE REINSTATEMENT (R 97-06) OF
A PREVIOUSLY-APPROVED SITE AND ARCHITECTURAL APPROVAL
(S 96-16) AND CONDITIONAL USE PERMIT (UP 96-18) TO ALLOW THE
CONSTRUCTION OF A 94,000 SQUARE FOOT MINI-STORAGE
FACILITY AND INCIDENTAL MANAGER'S LIVING UNIT ON
PROPERTY LOCATED AT 50, 98 & 110 CURTNER AVENUE IN AN M-I-
S (LIGHT INDUSTRIAL) ZONING DISTRICT. APPLICATION OF
STORAGE USA. FILE NO. R 97-06 (S 96-16/UP 96-18).
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 R 97-06 (S 96-16/UP 96-18).:
There have been no changes in the General Plan and Zoning in the area since the original
approvals.
There have been no changes in the development standards or regulations which would
warrant change to the conditions of approval.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The development and uses will be compatible with the General Plan of the City and the
Zoning Ordinance, and will aid in the harmonious development of the immediate area.
°
The proposed uses are compatible with the surrounding uses in the area, subject to the
Conditions of Approval.
The establishment, maintenance or operation of the uses will not be detrimental to the
public health, safety, peace, morals, comfort or general welfare of persons residing or
working in the neighborhood of such proposed uses, or be detrimental or injurious to the
property and improvements in the neighborhood or to the general welfare of the City.
The Reinstatement of the previously-approved Site and Architectural Review Permit and
Use Permit for this project is for a period of one year from the Planning Commission
approval.
°
The proposed site is adequately served by streets of sufficient capacity, subject to the
proposed street improvements required by the Public Works Department, to carry the kind
and quantity of traffic the proposed uses would generate.
The Planning Commission Resolution No. 3147
R 97-06 (S 96-16/UP 96-18) - 50, 98 & 110 Curtner Avenue - Storage USA
Page 2
The proposed site is adequate in size and shape to accommodate the proposed project and
will integrate well with the existing uses in the surrounding area.
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions is in accordance with the ordinance of the City of Campbell and the State of
California. 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
1. Approved Project: This approval is for the Re-instatement of a previous Site and
Architectural Review Permit (S 96-16) and a previous Use Permit (LIP 96-18) for a 94,265
square foot mini-storage facility and incidental 1,000 square foot on-site manager's living
unit on the subject property. Development shall substantially comply as shown on the
drawings listed below, except as modified by the Conditions of Approval contained herein.
mo
Project drawings prepared by K. Patel for Storage USA consisting of a site plan,
elevations, floor plans and conceptual landscape plan date stamped as received by the
Planning Department on January 13, 1998.
Previous Conditions: All previous conditions of approval shall remain in effect as
stipulated in Planning Commission Resolution No. 3071 for approval of the Site and
Architectural Review Permit (S 96-16), and in Planning Commission Resolution No. 3072
for approval of the Use Permit (UP 96-18).
A. The Site and Architectural Review Permit approval shall expire one year from the date
of Planning Commission Reinstatement, unless building permits have been issued.
B. The Use Permit approval shall expire one year from the date of Planning Commission
Reinstatement, unless building permits have been issued.
Property Maintenance: The property is to be maintained free of any combustible trash,
debris, and weeds. All existing structures shall be secured by having windows boarded up
and doors sealed shut, or be demolished or removed from the property. All structures shall
also be required to be maintained free of graffiti. Should graffiti appear on the building
and/or walls, the applicant shall take immediate measures tO remove the graffiti.
Landscaping: In addition to the previously-approved landscaping conditions as stipulated
in Planning Commission Resolution No. 3071 for approval of the Site and Architectural
Review Permit, the applicant shall provide the following:
The Planning Commission Resolution No. 3147
R 97-06 (S 96-16/UP 96-18)- 50, 98 & 110 Curtner Avenue- Storage USA
Page 3
mo
Landscaping along the walls surrounding the project site shall be augmented by the
addition of trellis features with clinging vines or plants which will grow on the walls and
on trellises. The type of landscaping, size and number of plants shall be reviewed and
approved by the Community Development Director prior to issuance of building
permits.
Bo
Root barriers shall be required for trees planted in the landscape planter along the rear
(east) property line to provide protection of the Santa Clara Valley Water District
pipeline located within the Santa Clara Valley Water District easement.
C°
Applicant to submit a tree protection plan for approval by the Community Development
Director addressing retention of existing trees and replacement of removed trees
consistent with the Water Efficient Landscaping Standards (WELS) prior to issuance of
building permits.
°
Roof-Mounted Equipment: All roof-mounted equipment which are visible from the public
right-of-way shall be screened from public view.
PUBLIC WORKS DEPARTMENT
6. Flood Control: The applicant shall comply with any requirements of the Santa Clara
Valley Water District.
o
Final Map: Prior to obtaining building permits, the applicant shall record a Final Parcel
Map.
PASSED AND ADOPTED this 10~ day of February, 1998, by the following roll call vote:
AYES: Commissioners: Francois, Gibbons,
Meyer-Kennedy
NOES: Commissioners: None
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None
Jones, Keams, Lindstrom,
Lowe,
APPROVED:
Dennis Lowe, Chair
ATTEST:
Steve Piasecki, Secretary
RESOLUTION NO. 3148
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A TENTATIVE
PARCEL MAP TO ALLOW THE MERGER OF THREE PARCELS
ON PROPERTY LOCATED AT $0, 98 & 110 CURTNER
AVENUE 1N AN M-1-S (LIGHT INDUSTRIAL) ZONING
DISTRICT. APPLICATION OF STORAGE USA. FILE NO. PM
97-10.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the heating was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PM 97-10:
The proposed Tentative Parcel Map to merge the properties is consistent with the M-1-S
zoning ordinance and meets the minimum lot size requirement of 6,000 square feet for
development.
The proposed Tentative Parcel Map to merge the properties will allow for the development
of the mini-storage facility to be consistent with the approval of the Site and Architectural
Review Permit.
o
No evidence has been presented which shows that the project will have a substantial impact
on plant or animal life.
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.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The proposed Tentative Parcel Map to merge the parcels is consistent with the General
Plan and the Zoning Ordinance.
The site, as proposed by the Tentative Parcel Map, is phys, ically suitable for the proposed
development.
Planning Commission Resolution No. 3148
PM 97-10 - 50, 98 & 110 Curmer Avenue - Storage USA
Page 2
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. 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
1. Approved Project: Approval is granted for a Tentative Parcel Map allowing the merging of
three (3) separate parcels into one (1) parcel to allow development of a 94,265 square foot
mini-storage facility with on-site manager's living unit on property currently located at 50,
98 and 110 Curmer Avenue. The map shall substantially conform to the map prepared by
Giuliani and Kull, Inc. date stamped as received by the Planning Department on December
16, 1997, except as may be modified by the Conditions of Approval herein.
Property_ Maintenance: The property shall be maintained free of any combustible trash,
debris, and weeds until the time that actual construction commences. All existing structures
on the property shall be secured by having windows boarded up and doors sealed shut, or be
demolished or removed from the property. All structures shall also be required to be
maintained free of graffiti.
o
Park Impact Fee: The applicant shall be required to pay a Park Impact Fee of $5,635.00 prior
to issuance of a certificate of building occupancy for the incidental on-site manager's living
unit.
Tentative Parcel Map Expiration:
The tentative parcel map shall be valid for two years.
recorded prior to this expiration period.)
(Final map shall be submitted and
PUBLIC WORKS DEPARTMENT
5. Standard Street Improvements: Prior to issuance of any building permits for the site, the
applicant shall prepare plans, pay fees, sign an agreement, post securities, and provide
insurance to obtain an encroachment permit to construct public street improvements on
Curtner Avenue, as required by the City Engineer. All construction shall be in accordance
with the City of Campbell's Standard Specifications and Details. Public Street Improvement
plans shall be prepared by a registered Civil Engineer licensed in the State of California, and
shall include the following:
a. Driveway approaches: Removal of the existing curb, gutter and sidewalk as
needed to construct two new driveway approaches.
Planning Commission Resolution No. 3148
PM 97-10 - 50, 98 & 110 Curtner Avenue - Storage USA
Page 3
bo
Co
do
eo
Sidewalk: Construction of new sidewalk along parcels 31 and 32 to conform with
the existing sidewalk along parcel 30. Repair existing sidewalk as determined by
the City Engineer.
Street Trees: Installation of street trees behind sidewalk at 40 feet on center,
including irrigation facilities.
Street Lights: Installation of street lights, as needed, to conform to the city of
Campbell's Street Lighting Policy.
Traffic Control Improvements: Removal of existing traffic striping, slurry sealing
of pavement, and installation of new traffic striping and related traffic control
improvements, as needed, to create two travel lanes and a continuous left mm lane
(no parking) from about 150 feet north of the northerly property line thence
southerly to Camden.
Transition Improvements: Removal and replacement of about 70 feet of curb and
gutter northerly of the northern property line as needed to construct a transition
from a 20 foot off-set from centerline to a 30 foot off-set. Transition shall
commence at the northerly property line of Parcel 32 and terminate approximately
at the southerly end of the existing concrete driveway approach for APN 414-01-
033.
g. Utilities Boxes: Relocation of all utility boxes to back of walk.
h. Water Meter & Sewer Clean Out: Relocation of existing placement of new water
meters and sewer clean outs behind the property line.
Grading and Drainage Plans: Prior to issuance of any building permits for the site, the
applicant shall conduct hydrology studies, as necessary, prepare grading and drainage plans,
and pay fees required to obtain necessary grading permits from the Building Division. All
storm runoff shall be collected on site and conveyed under the sidewalk to the street gutter.
The drainage study shall be based upon a 1 O-year frequency storm.
Storm Drain Area Fee: Prior to issuance of any building permits for the site, the applicant
shall pay the required storm drainage, area fee of $2,500 per acre for assessor's parcels 30 and
31.
Planning Commission Resolution No. 3148
PM 97-10 - 50, 98 & 110 Curtner Avenue - Storage USA
Pa~e 4
o
10.
11.
12.
13.
Tentative Parcel Map: Applicant shall submit a tentative parcel map, for approval by the
City, to merge assessor's parcels 30, 31 and 32 into one parcel. Prior to issuance of any
building permits for the site, the applicant shall prepare and submit a final parcel map for
approval by the City Engineer and recordation. A current preliminary title report must be
provided. Monumentation security must be provided guaranteeing the cost of setting all
monuments, as shown on the map. The current fee for the tentative parcel may is $2,1-50 and
the current final parcel map fee is $1,085 ($1,060 plus $25 per parcel created).
Right-of-way: Prior to issuance of any building permits for the site, the applicant shall
submit an application for the City to vacate excess public street right-of-way, as needed, to
create 60' of public right-of-way adjacent to assessor's parcel 30. Dedication to provide
60'of public right-of-way adjacent to assessor's parcels 30, 31 and 32 is required. Based on
the information provided by the applicant, 60' of right-of-way exists adjacent to assessor's
parcels 31 and 32. The current fee is $550. Applicant shall prepare all documents necessary
for vacation purposes.
Completion of Public Street Improvements: Prior to issuance of occupancy for the site, all
public street improvements, as required by the encroachment permit, must be completed and
accepted by the City Engineer and the applicant must provide the one-year maintenance
security.
Underground Utilities: All new on-site utilities shall be installed underground per Section
20.36.150 of the Campbell Municipal Code. The existing power poles in the public right-of-
way adjacent to the site shall be removed and the distribution and service facilities shall be
placed underground. Applicant shall comply with all plan submittals permitting, and fee
requirements for the serving utility company.
Applicant shall submit a Utility Coordination Plan and Schedule for approval by the City
Engineer for installation of all utilities. The plan shall minimize the damage to all public
facilities, including utilities off site serving this site, and on-site, consistent with the codes.
Storm Water Management: The applicant shall comply with California Storm Water Best
Management Practices Handbook, prepared by Storm Water Quality Task Force, Santa Clara
Valley Water District.
Flood Control: The applicant shall comply with any requirements of the Santa Clara Valley
Water District.
14. Building Permits: Prior to obtaining any building permits, the applicant shall record a Final
Parcel Map.
Planning Commission Resolution No. 3148
PM 97-10 - 50, 98 & 110 Curtner Avenue - Storage USA
Page 5
PASSED AND ADOPTED this 10~ day of February, 1998, by the following roll call vote:
AYES: Commissioners: Francois, Gibbons,
Meyer-Kennedy
NOES: Commissioners: None
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None
Jones, Keams, Lindstrom,
Lowe,
APPROVED:
Dennis Lowe, Chair
ATTEST:
Steve Piasecki, Secretary
Planning Commission Minutes of February 10, 1998
Motion:
Page 11
Upon motion of Commissioner Meyer-Kennedy, seconded by Commissioner
Lindstrom, the Planning Commission adopted Resolution No. 3146
approving a Conditional Use Permit (UP 9%16) to allow the installation of a
wireless antenna tree and equipment building, with the maximum height of
57 feet (antennas at 52 feet with 5-feet of foliage) and the use of bark on the
base of the pole, on property located at 700 W. Hamilton Avenue by the
following roll call vote:
AYES: Francois, Kearns, Lindstrom, Meyer-Kennedy
NOES: Gibbons, Jones, Lowe
ABSENT: None
ABSTAIN: None
Commissioner Jones re-stressed that the Ordinance is only three months away. This is a very
visible location in the City.
Chairman Lowe expressed agreement.
Motion: Upon motion of Commissioner Jones, seconded by Commissioner Gibbons,
the Planning Commission voted to recommend, by minute action, that the
City Council place a moratorium on future antenna applications until the
City has adopted and enacted a Telecommunications Ordinance. (6-1;
Commissioner Lindstrom voted against.)
Chairman Lowe read Agenda Item No. 3 into the record.
o
PM 97-10/
R 97-06
Pacific States
Capital Corporation
Public Heating to consider the application of Pacific States Capital
Corporation for approval of a Tentative Parcel Map (PM 97-10) to
merge three parcels and the Reinstatement (R 97-06) of a Site and
Architectural Approval (S 96-16) and Conditional Use Permit (UP 96-
18) to allow the construction of a 95,000 square foot mini-storage
facility and incidental manager's living unit on property located at 50,
98 and 110 Curtner Avenue in an M-DS (Light Industrial) Zoning
District. This project is Categorically Exempt. Planning Commission
Decision Final, unless appealed in writing to the City Clerk within 10
days.
Planning Commission Minutes of February 10, 1998 Page 12
Ms. Aki Irani, Planner I, presented the staff report as follows:
· Applicant is seeking the reinstatement of a previous Site Approval and Use Permit for the
subject site and the approval ora Tentative Parcel Map.
· The original approval was granted on January 28, 1997. However, the application has
expired since no building permits were obtained within one year.
· Storage USA has acquired this project from Pacific States Capital Corporation.
· The project site is 400 feet from the intersection with Camden Avenue.
· The industrial warehouse and office building currently on site will be demolished.
· A 1,000 square-foot manager's unit is included in this project together with a 94,265 square-
foot mini-storage facility.
· In October 1997, minor modifications were approved at staff level to allow the addition of six
parking spaces and to increase the landscape planter to allow for a Santa Clara Valley Water
District easement. This resulted in a minor reduction of the building square footage.
· This project is consistent with Zoning and General Plan designations and there have been no
changes in policies since the original approval.
· The applicants are seeking approval of a Tentative Parcel Map to merge the three lots into
one. The Vesting Tentative Map was withdrawn.
· Staff is supportive of this application with the added Conditions relating to landscaping and
graffiti. Trellis with vines are proposed as there is a graffiti problem in the area.
· Another condition of approval is in place requiting that roof-mounted equipment be screened.
· Staff recommends the reinstatement of this project and approval of the Parcel Map.
Commissioner Jones presented the Site and Architectural Review Committee report as follows:
· SARC reviewed this item at its meeting of January 27~ and is supportive.
Chairman Lowe opened the Public Heating for Agenda Item No. 3.
Mr. George Getgen, Applicant, 39 California Avenue, Pleasanton:
· Advised that they accept the Conditions but have some concerns regarding the requirement
for vines against the building. This causes difficulty when the building needs to be painted.
· Said that it is in their best interest to keep graffiti off their buildings and to maintain a secure
site.
Chairman Lowe closed the Public Hearing for Agenda Item No. 3.
Planning Commission Minutes of February 10, 1998
Motion:
Page 13
Upon motion of Commissioner Gibbons, seconded by Commissioner
Lindstrom, the Planning Commission adopted Resolution No. 3147
reinstating the approvals of the Site and Architectural Review Permit (S 96-
16) and Use Permit (UP 96-18) to allow the construction of a 94,000 square
foot mini-storage facility with an incidental on-site manager's living unit, and
Resolution No. 3148 approving a Tentative Parcel Map to merge three
parcels into one parcel on property located at 50, 98 & 110 Curtner Avenue,
by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Francois, Gibbons, Jones, Kearns, Lindstrom, Lowe, Meyer-
Kennedy
None
None
None
Mr. Steve Piasecki, Community Development Director, advised that this decision is final, unless
appealed in writing to the City Clerk within 10 days.
REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR
The written report of Mr. Steve Piasecki, Community Development Director, was accepted as
presented with the following updates.
· Said that thc Tree Ordinance will go before Council for authorization to proceed and
following that authorization will come before the Planning Commission for review.
· Advised that Council conducted a Study Session on the budget yesterday and tonight.
ADJOURNMENT
The Planning Commission meeting adjourned at 9 p.m. to the Planning Commission meeting of
February 24, 1998, in the Council Chambers, City Hall, 70 North First Street, Campbell,
California.
SUBMITTED BY: ~ ~_~ ~
Corinne A. Shinn, Recording Secretary
APPROVED BY:
ATTEST:
Dennis//~Lowe, Chairman
Steve Piasecl~i, Secretary
ITEM NO. 3
STAFF REPORT - PLANNING COMMISSION MEETING
OF FEBRUARY 10, 1998
PM 97-10 &
R 97-06
(S 96-16/UP 96-18)
Storage USA
Public Hearing to consider the applications of Storage USA for
approval of a Tentative Parcel Map (PM 97-10) to merge three
(3) parcels into one (1) parcel and for approval of a
Reinstatement (R97-06) of a previously-approved Site and
Architectural Review Permit (S 96-16) and Use Permit (UP 96-
18) to allow the construction of a 94,000 square foot mini-
storage facility with an incidental on-site manager's living unit
on property located at 50, 98 and 110 Curtner Avenue in an M-
1-S (Light Industrial) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following actions:
1)
Adopt a resolution, incorporating the attached findings, reinstating the approvals of the Site
and Architectural Review Permit (S 96-16) and Use Permit (UP 96-18), subject to the
attached conditions of approval; and
2) Adopt a resolution, incorporating the attached findings, approving a Tentative Parcel Map to
merge three (3) parcels into one (1) parcel, subject to the attached conditions of approval.
ENVIRONMENTAL DETERMINATION
A Negative Declaration was previously granted for this project.
PROJECT DATA
Gross Lot Area:
Net Lot Area:
Net Building Area:
Building Coverage:
Landscape Coverage:
Paving Coverage:
Floor Area Ratio:
Proposed Parking:
Required Parking:
1.77 acres (77,098 square feet)
1.62 acres (70,567 square feet)
94,265 square feet
48% (33,664 square feet)
18% (12,893 square feet)
34% (24,010 square feet)
1.34
18 parking spaces
No standards for mini-storage uses
DISCUSSION
Applicant's Proposal: The applicant, Storage USA, is requesting approval of a Reinstatement of
a previously-approved Site and Architectural Review Permit and Use Permit, and approval of a
Tentative Parcel Map (PM 97-10) to allow the construction of a 94,265 square foot mini-storage
facility with on-site manager's living unit on properties currently referenced as 50, 98 and 110
Curtner Avenue. The subject property is currently developed with an industrial warehouse
building and an office building, which will be demolished in conjunction with the construction of
Staff Report - Planning Commission Meeting of February 10, 1998
R 97-06 (S 96-16/UP 96-18) & PM 97-10 - 50, 98 and 110 Curtner Avenue
Page 2
the proposed project. A chain link fence currently surrounds the properties and the applicant is
in the process of selecting a firm to demolish the buildings.
Background: In January of last year, the Planning Commission approved a Site and
Architectural Review Permit (S 96-16) for the project site allowing the construction of a three-
story mini-storage facility and approval of a Use Permit (UP 96-18) allowing a 1,000 square foot
on-site manager's living unit within the mini-storage facility. The approval was granted on
January 28, 1997 and was valid for a period of one (1) year, during which time the applicant was
required to obtain building permits to begin construction of the project. Because no building
permits were obtained within the one year approval period which ended on January 28, 1998, the
applications expired.
The most recent approval granted for this project was a Minor Modification to the Site and
Architectural Review Permit to allow refinements of the site plan and elevations. The Minor
Modification was approved by the Community Development Director on October 10, 1997 and
included the following:
A. Addition of six (6) parking spaces on the south side of the property near the southerly
driveway entrance. These parking spaces were added to provide additional overflow parking
for the adjacent motel use to the south, per a previous agreement between the properties.
B. Minor changes in setbacks including an increase in the sideyard setback along the southern
property line from 36 feet to 40 feet; a minor decrease of the sideyard setback along the
northern property line from 36 feet to 34 feet; and an increase in the rear yard setback along
the eastern property line from 41 feet to 42 feet 9 inches. The setback changes were made to
accommodate space for the additional parking spaces on the south side of the property and
additional landscaping at the rear of the property.
C. An increase in the width of the landscape planter along the rear (eastern) property line from
10 feet to 14 feet to accommodate requirements of the Santa Clara Valley Water District.
The Santa Clara Valley Water District submitted a letter subsequent to the Planning
Commission approval requesting that no trees be planted within the 10-foot easement along
the rear (eastern) property line. The M-1-S (Light Industrial) zoning ordinance requires that
trees and plants be planted along property lines adjacent to residential uses; therefore, the
planter width was increased to accommodate trees outside of the Santa Clara Valley Water
District easement.
D. Minor reduction of the building square footage from the original approval of 94,895 square
feet to 94,265 square feet. The building reduction is a result of the applicant's attempt to
maintain the previously-approved setbacks as closely as possible with the additional parking
spaces and landscaping.
Addition of a landscaping planter along the rear (eastern) elevation of the building. The
landscaping planter was added to soften the visual impact of the building for adjacent
residents.
Staff Report - Planning Commission Meeting of February 10, 1998
R 97-06 (S 96-16/UP 96-18) & PM 97-10 - 50, 98 and 110 Curtner Avenue
Page 3
These minor modifications are incorporated into the plans which have been submitted for the
Reinstatement applications.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is
Industrial. Development of a mini-storage facility with an on-site manager's living unit is
consistent with the land use designation for the site.
Zoning Use Designation: The zoning designation for the site is M-1-S (Light Industrial). Mini-
storage facilities are permitted uses within this zoning district with approval of a Site and
Architectural Review Permit. An on-site manager's living unit, with approval of a Conditional
Use Permit, is permitted as an ancillary use in conjunction with the operation of the proposed
mini-storage facility.
Surrounding Neighborhood: The surrounding neighborhood consists of an animal hospital and
garden equipment business to the north, a motel to the south, single-family residences to the east
and a restaurant and Highway 17 to the west. The proposed mini-storage use is not considered
traffic-intensive and is compatible with the surrounding neighborhood.
Code Enforcement Issues: Since August of last year, when the existing buildings on-site became
vacant, the City began receiving complaints of public nuisance problems at the project site. The
nuisance problems included graffiti on the buildings, trash and debris visible on the property
from the public right-of-way, and the appearance of homeless people on the site and within the
buildings. These issues have not only been problems noted at the project site, but also have
historically been problems found in the surrounding neighborhood.
In an effort to resolve these nuisance issues, the applicant has surrounded the project site with a
chain link fence to prevent entrance onto the site. The applicant states that the buildings will be
demolished soon and has been in the process of selecting a demolition contractor for the project
for the past two months.
Landscaping: Based upon the recent nuisance issues occurring at the project site, Staff
recommends that additional landscaping be provided along the proposed walls surrounding the
project site and trellis structures be used when appropriate around the building, in the form of
clinging vines and/or plants which will grow onto the walls and trellis structures. Such
landscaping will serve as a deterrent from future occurrences of graffiti on site.
Staff also further recommends that root barriers be used on trees planted within the landscape
planter along the rear (east) property line to provide protection of the pipeline located within the
Santa Clara Valley Water District easement.
Tentative Parcel Map: The Tentative Parcel Map for this project proposes the merging of three
(3) separate parcels into one (1) parcel to allow the development of the mini-storage facility. The
net lot area of the project site will be 1.62 acres.
Staff Report - Planning Commission Meeting of February 10, 1998
R 97-06 (S 96-16/UP 96-18) & PM 97-10 - 50, 98 and 110 Curtner Avenue
Page 4
A "Vesting Tentative Parcel Map" was initially submitted in conjunction with the Reinstatement
application, which has been subsequently been withdrawn. The applicant is now requesting
approval of a "Tentative Parcel Map".
Plan Consistency with Development Policies
There have been no changes in the development policies or the General Plan for these properties
on which the project is proposed to be located, or in this neighborhood, since the original
approval of this project.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed this project at its meeting of January 27, 1998 and is supportive of the Reinstatement of
the Site and Architectural Review Permit (S 96-16) and Use Permit (UP 96-18), with the minor
modifications that were approved by the Community Development Director subsequent to the
original approvals. SARC also reviewed the Vesting Tentative Parcel Map application and
expressed concern regarding approval of the map as a "Vesting" map. SARC requested that
Staff review the requirements of Vesting Tentative Parcel Maps and verify if the map could be
approved as a Vesting Tentative Parcel Map.
Subsequent to the Site and Architectural Review Committee meeting, the applicant withdrew the
"Vesting Tentative Parcel Map". A Tentative Parcel Map, excluding the word "Vesting" was
submitted on February 5, 1998 and is the basis of review of this staff report.
Attachments:
1. Findings for approval of a Reinstatement of the Site and Architectural Review Permit and
Use Permit.
2. Conditions of Approval of a Reinstatement of the Site and Architectural Review Permit and
Use Permit.
Findings for approval of the Tentative Parcel Map (PM 97-10).
Conditions of Approval for the Tentative Parcel Map (PM 97-10)
Previously-approved Findings and Conditions for S 96-16 (Resolution No. 3071)
Previously-approved Findings and Conditions for UP 96-18 (Resolution No. 3072)
Planning Commission Meeting Minutes of January 28, 1997.
Previous Planning Commission Staff Report of January 28, 1997.
Letter from Applicant requesting reinstatement of the project.
o
4.
5.
6.
7.
8.
9.
10. Exhibits
11. Location Map
Prepared by:
Approved by:
Aki R. Irani, Planner I
Shatrffi Fierro, Senior Planner
FINDINGS FOR APPROVAL OF FILE NO. R 97-06
SITE ADDRESS: 50, 98 and 110 Curtner Avenue
APPLICANT: Storage USA
P.C. MEETING: February 10, 1998
Attachment # 1
Findings for Approval of a Reinstatement of a previously-approved Site and Architectural
Review Permit (S 96-16) and Use Permit (UP 96-18) to allow the construction of a 94,000 square
foot mini-storage facility with an incidental on-site manager's living unit
The Planning Commission finds as follows with regard to File No. R 97-06:
1. There have been no changes in the General Plan and Zoning in the area since the original
approvals.
2. There have been no changes in the development standards or regulations which would
warrant change to the conditions of approval.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
o
o
The development and uses will be compatible with the General Plan of the City and the
Zoning Ordinance, and will aid in the harmonious development of the immediate area.
The proposed uses are compatible with the surrounding uses in the area, subject to the
Conditions of Approval.
The establishment, maintenance or operation of the uses will not be detrimental to the
public health, safety, peace, morals, comfort or general welfare of persons residing or
working in the neighborhood of such proposed uses, or be detrimental or injurious to the
property and improvements in the neighborhood or to the general welfare of the City.
The Reinstatement of the previously-approved Site and Architectural Review Permit and
Use Permit for this project is for a period of one year from the Planning Commission
approval.
The proposed site is adequately served by streets of sufficient capacity, subject to the
proposed street improvements required by the Public Works Department, to carry the kind
and quantity of traffic the proposed uses would generate.
The proposed site is adequate in size and shape to accommodate the proposed project and
will integrate well with the existing uses in the surrounding area.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. R 97-06
SITE ADDRESS: 50, 98 and 110 Curtner Avenue
APPLICANT: Storage USA
P.C. MEETING: February 10, 1998
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. 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
1. Approved Project: This approval is for the Re-instatement of a previous Site and
Architectural Review Permit (S 96-16) and a previous Use Permit (UP 96-18) for a 94,265
square foot mini-storage facility and incidental 1,000 square foot on-site manager's living
unit on the subject property. Development shall substantially comply as shown on the
drawings listed below, except as modified by the Conditions of Approval contained herein.
mo
Project drawings prepared by K. Patel for Storage USA consisting of a site plan,
elevations, floor plans and conceptual landscape plan date stamped as received by the
Planning Department on January 13, 1998.
Previous Conditions: All previous conditions of approval shall remain in effect as
stipulated in Planning Commission Resolution No. 3071 for approval of the Site and
Architectural Review Permit (S 96-16), and in Planning Commission Resolution No. 3072
for approval of the Use Permit (UP 96-18).
A. The Site and Architectural Review Permit approval shall expire one year from the date
of Planning Commission Reinstatement, unless building permits have been issued.
B. The Use Permit approval shall expire one year from the date of Planning Commission
Reinstatement, unless building permits have been issued.
o
Property Maintenance: The property is to be maintained free of any combustible trash,
debris, and weeds. All existing structures shall be secured by having windows boarded up
and doors sealed shut, or be demolished or removed from the property. All structures shall
also be required to be maintained free of graffiti. Should graffiti appear on the building
and/or walls, the applicant shall take immediate measures to remove the graffiti.
Landscaping: In addition to the previously-approved landscaping conditions as stipulated
in Planning Commission Resolution No. 3071 for approval of the Site and Architectural
Review Permit, the applicant shall provide the following:
Conditions of Approval - Planning Commission Meeting of February 10, 1998
R 97-06 (S 96-16FtJP 96-18)- 50, 98 and 110 Curtner Avenue
Page 2
mo
Bo
Landscaping along the walls surrounding the project site shall be augmented by the
addition of trellis features with clinging vines or plants which will grow on the walls and
on trellises. The type of landscaping, size and number of plants shall be reviewed and
approved by the Community Development Director prior to issuance of building
permits.
Root barriers shall be required for trees planted in the landscape planter along the rear
(east) property line to provide protection of the Santa Clara Valley Water District
pipeline located within the Santa Clara Valley Water District easement.
Applicant to submit a tree protection plan for approval by the Community Development
Director addressing retention of existing trees and replacement of removed trees
consistent with the Water Efficient Landscaping Standards (WELS) prior to issuance of
building permits.
PUBLIC WORKS DEPARTMENT
5. Flood Control: The applicant shall comply with any requirements of the Santa Clara
Valley Water District.
o
Final Map: Prior to obtaining building permits, the applicant shall record a Final Parcel
Map.
Attachment//3
FINDINGS FOR APPROVAL OF FILE NO. PM 97-10
SITE ADDRESS: 50, 98 and 110 Curtner Avenue
APPLICANT: Storage USA
P.C. MEETING: February 10, 1998
Findings for Approval of a Tentative Parcel Map to merge three (3) separate parcels into one (1)
parcel
The Planning Commission finds as follows with regard to File No. PM 97-10:
The proposed Tentative Parcel Map to merge the properties is consistent with the M-1-S
zoning ordinance and meets the minimum lot size requirement of 6,000 square feet for
development.
°
The proposed Tentative Parcel Map to merge the properties will allow for the development
of the mini-storage facility to be consistent with the approval of the Site and Architectural
Review Permit.
o
No evidence has been presented which shows that the project will have a substantial impact
on plant or animal life.
°
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.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
The proposed Tentative Parcel Map to merge the parcels is consistent with the General
Plan and the Zoning Ordinance.
The site, as proposed by the Tentative Parcel Map, is physically suitable for the proposed
development.
Attachment #4
CONDITIONS OF APPROVAL FOR FILE NO. PM 97-10
SITE ADDRESS: 50, 98 and 110 Curtner Avenue
APPLICANT: Storage USA
P.C. MEETING: February 10, 1998
The applicant is hereby notified, as part of this application, that he/she is required to meet the
following conditions in accordance with the ordinance of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. 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
1. Approved Project: Approval is granted for a Tentative Parcel Map allowing the merging of
three (3) separate parcels into one (1) parcel to allow development of a 94,265 square foot
mini-storage facility with on-site manager's living unit on property currently located at 50,
98 and 110 Curtner Avenue. The map shall substantially conform to the map prepared by
Giuliani and Kull, Inc. date stamped as received by the Planning Department on December
16, 1997, except as may be modified by the Conditions of Approval herein.
Property Maintenance: The property shall be maintained free of any combustible trash,
debris, and weeds until the time that actual construction commences. All existing structures
on the property shall be secured by having windows boarded up and doors sealed shut, or be
demolished or removed from the property. All structures shall also be required to be
maintained free of graffiti.
Park Impact Fee: The applicant shall be required to pay a Park Impact Fee of $5,635.00 prior
to issuance of a certificate of building occupancy for the incidental on-site manager's living
unit.
Tentative Parcel Map Expiration:
The tentative parcel map shall be valid for two years.
recorded prior to this expiration period.)
(Final map shall be submitted and
PUBLIC WORKS DEPARTMENT
5. Standard Street Improvements: Prior to issuance of any building permits for the site, the
applicant shall prepare plans, pay fees, sign an agreement, post securities, and provide
insurance to obtain an encroachment permit to construct public street improvements on
Curtner Avenue, as required by the City Engineer. All construction shall be in accordance
with the City of Campbell's Standard Specifications and Details. Public Street Improvement
plans shall be prepared by a registered Civil Engineer licensed in the State of California, and
shall include the following:
Conditions of Approval - Planning Commission Meeting of February 10, 1998
PM 97-10 - 50, 98 and 110 Curtner Avenue
Page 2
o
o
a. Driveway approaches: Removal of the existing curb, gutter and sidewalk as
needed to construct two new driveway approaches.
bo
Sidewalk: Construction of new sidewalk along parcels 31 and 32 to conform with
the existing sidewalk along parcel 30. Repair existing sidewalk as determined by
the City Engineer.
c. Street Trees: Installation of street trees behind sidewalk at 40 feet on center,
including irrigation facilities.
d. Street Lights: Installation of street lights, as needed, to conform to the city of
Campbell's Street Lighting Policy.
Traffic Control Improvements: Removal of existing traffic striping, slurry sealing
of pavement, and installation of new traffic striping and related traffic control
improvements, as needed, to create two travel lanes and a continuous left turn lane
(no parking) from about 150 feet north of the northerly property line thence
southerly to Camden.
Transition Improvements: Removal and replacement of about 70 feet of curb and
gutter northerly of the northern property line as needed to construct a transition
from a 20 foot off-set from centerline to a 30 foot off-set. Transition shall
commence at the northerly property line of Parcel 32 and terminate approximately
at the southerly end of the existing concrete driveway approach for APN 414-01-
033.
g. Utilities Boxes: Relocation of all utility boxes to back of walk.
h. Water Meter & Sewer Clean Out: Relocation of existing placement of new water
meters and sewer clean outs behind the property line.
Grading and Drainage Plans: Prior to issuance of any building permits for the site, the
applicant shall conduct hydrology studies, as necessary, prepare grading and drainage plans,
and pay fees required to obtain necessary grading permits from the Building Division. All
storm runoff shall be collected on site and conveyed under the sidewalk to the street gutter.
The drainage study shall be based upon a 10-year frequency storm.
Storm Drain Area Fee: Prior to issuance of any building permits for the site, the applicant
shall pay the required storm drainage area fee of $2,500 per acre for assessor's parcels 30 and
31.
Conditions of Approval- Planning Commission Meeting of February 10, 1998
PM 97-10 - 50, 98 and 110 Curtner Avenue
Page 3
Tentative Parcel Map: Applicant shall submit a tentative parcel map, for approval by the
City, to merge assessor's parcels 30, 31 and 32 into one parcel. Prior to issuance of any
building permits for the site, the applicant shall prepare and submit a final parcel map for
approval by the City Engineer and recordation. A current preliminary title report must be
provided. Monumentation security must be provided guaranteeing the cost of setting all
monuments, as shown on the map. The current fee for the tentative parcel may is $2,150 and
the current final parcel map fee is $1,085 ($1,060 plus $25 per parcel created).
Right-of-way: Prior to issuance of any building permits for the site, the applicant shall
submit an application for the City to vacate excess public street right-of-way, as needed, to
create 60' of public right-of-way adjacent to assessor's parcel 30. Dedication to provide
60'of public right-of-way adjacent to assessor's parcels 30, 31 and 32 is required. Based on
the information provided by the applicant, 60' of right-of-way exists adjacent to assessor's
parcels 31 and 32. The current fee is $550. Applicant shall prepare all documents necessary
for vacation purposes.
10. Completion of Public Street Improvements: Prior to issuance of occupancy for the site, all
public street improvements, as required by the encroachment permit, must be completed and
accepted by the City Engineer and the applicant must provide the one-year maintenance
security.
11. Underground Utilities: All new on-site utilities shall be installed underground per Section
20.36.150 of the Campbell Municipal Code. The existing power poles in the public right-of-
way adjacent to the site shall be removed and the distribution and service facilities shall be
placed underground. Applicant shall comply with all plan submittals permitting, and fee
requirements for the serving utility company.
Applicant shall submit a Utility Coordination Plan and Schedule for approval by the City
Engineer for installation of all utilities. The plan shall minimize the damage to all public
facilities, including utilities off site serving this site, and on-site, consistent with the codes.
12. Storm Water Management: The applicant shall comply with California Storm Water Best
Management Practices Handbook, prepared by Storm Water Quality Task Force, Santa Clara
Valley Water District.
13. Flood Control: The applicant shall comply with any requirements of the Santa Clara Valley
Water District.
14. Building Permits: Prior to obtaining any building permits, the applicant shall record a Final
Parcel Map.
RESOLUTION NO. 3071
BEING A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF CAMPBELL GRANTING
A SITE AND ARCHITECTURAL APPROVAL TO ALLOW
THE CONSTRUCTION OF A 95,000 SQUARE FOOT,
THREE-STORY MINI-STORAGE FACILITY WITH A 1,000
SQUARE FOOT ON-SITE MANAGER'S LIVING UNIT ON
PROPERTY LOCATED AT 50 - 110 CURTNER AVENUE
IN AN M-1-S (LIGHT INDUSTRIAL) ZONING DISTRICT.
APPLICATION OF PACIFIC STATES CAPITAL
CORPORATION. FILE NO. S 96-16
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 S 96-16:
The proposed mini-storage facility is a permitted use for the site and is consistent
with the M-1-S (Light Industrial) zoning designation and Industrial General Plan
land use designation for the site.
The proposed project is of an appropriate scale and design and is compatible with
the existing surrounding uses.
The provision of 16 total on-site parking spaces adequately meets the needs of the
proposed project based upon the parking analysis submitted by the applicant and
contained in the attached report.
The proposed project site is of adequate size to develop the proposed mini-storage
facility.
The proposed project is anticipated to generate 98 vehicle trips during the average
weekday and will not impact existing transportation facilities that serve the area.
6. The proposed mini-storage facility is a clean and quiet operation that will integrate
well with the existing surrounding uses.
Based on the foregoing findings of fact, the Planning Commission further finds and
concludes that:
The establishment, maintenance or operation of the use will not be detrimental to
the public health, safety, peace, morals, comfort or general welfare of persons
residing or working in the neighborhood of such proposed use, or be detrimental or
injurious to the property and improvements in the neighborhood or to the general
welfare of the City.
Planning Commission Resolution No. 3071
S 96-16 - 50-110 Curmer Avenue - Mini-Storage Facility
Page 2
o
o
The proposed project will aid in the harmonious development of the surrounding
environment.
The proposed use is compatible with the surrounding uses in the area, subject to
the Conditions of Approval.
The proposed site is adequately served by streets of sufficient capacity, subject to
the proposed public street improvements required by the Public Works
Department, to carry the kind and quantity of traffic the proposed use would
generate.
The conditions of approval are roughly proportional and reasonably related in
nature and extent to the impacts of the project.
The applicant is hereby notified, as part of this application, that he/she is required to
meet the following conditions is in accordance with the ordinance of the City of
Campbell and the State of California. 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:
Approved Plans: Approval is granted for a Site and Architectural Review Permit
to allow a three-story, 94,000 square foot mini-storage facility to include
approximately 750 storage units, a 1,200 square foot office and a maximum 1,000
square foot on-site manager's living unit for security purposes on properties
located at 50, 98 and 110 Curtner Avenue. Project approval shall substantially
comply with plans and material color board as submitted by the applicant, except
as modified by the conditions of approval herein.
o
Development Schedule: Applicant shall begin construction within one (1) year of
final approval of this application.
Building Design: Approval of the building design is granted as represented on the
elevations submitted by the applicant. Modifications to the conceptual floor plans
shall not affect exterior changes to the approved building design.
o
Landscaping: Applicant shall revise the conceptual landscaping plans to
incorporate the following:
Planning Commission Resolution No. 3071
S 96-16 - 50-110 Curtner Avenue - Mini-Storage Facility
Page 3
ao
Replacement of the twelve (12) 36" box Ornamental Pear trees proposed at
the rear of the site with 36" box evergreen trees of a type which can provide
more substantial screening for the adjacent residential properties. The type of
tree selected shall be reviewed and require approval by the Community
Development Director.
bo
Installation of six (6) 36" box street trees within the front yard setback to
provide shading over the new sidewalk to be constructed along Curtner
Avenue. The type of trees selected shall be reviewed and require approval by
the Community Development Director.
Standard Street Improvements: Prior to issuance of any building permits for the
site, the applicant shall prepare plans, pay fees, sign an agreement, post securities,
and provide insurance to obtain an encroachment permit to construct public street
improvements on Curtner Avenue, as required by the City Engineer. All
construction shall be in accordance with the City of Campbell's Standard
Specifications and Details. Public Street Improvement plans shall be prepared by
a registered Civil Engineer licensed in the State of California, and shall include the
following:
a. Driveway approaches: Removal of the existing curb, gutter and sidewalk as
needed to construct two new driveway approaches.
bo
Sidewalk: Construction of new sidewalk along parcels 31 and 32 to conform
with the existing sidewalk along parcel 30. Repair existing sidewalk as
determined by the City Engineer.
c. Street Trees: Installation of street trees behind sidewalk at 40 feet on center,
including irrigation facilities.
d. Street Lights: Installation of street lights, as needed, to conform to the city of
Campbell's Street Lighting Policy.
Traffic Control' Improvements- Removal of existing traffic striping, slurry
sealing of pavement, and installation of new traffic striping and related traffic
control improvements, as needed, to create two travel lanes and a continuous
left turn lane (no parking) from about 150 feet no/th of the northerly property
line thence southerly to Camden.
Planning Commission Resolution No. 3071
S 96-16 - 50-110 Curtner Avenue - Mini-Storage Facility
Page 4
o
°
f. Transition Improvements: Removal and replacement of about 70 feet of curb
and gutter northerly of the northern property line as needed to construct a
transition from a 20 foot off-set from centerline to a 30 foot off-set.
Transition shall commence at the northerly property line of Parcel 32 and
terminate approximately at the southerly end of the existing concrete
driveway approach for APN 414-01-033.
g. Utilities Boxes: Relocation of all utility boxes to back of walk.
h. Water Meter & Sewer Clean Out: Relocation of eXisting placement of new
water meters and sewer clean outs behind the property line.
Grading and Drainage Plans: Prior to issuance of any building permits for the site,
the applicant shall conduct hydrology studies, as necessary, prepare grading and
drainage plans, and pay fees required to obtain necessary grading permits from the
Building Division. All storm runoff shall be collected on site and conveyed under
the sidewalk to the street gutter. The drainage study shall be based upon a 1 O-year
frequency storm.
Storm Drain Area Fee: Prior to issuance of any building permits for the site, the
applicant shall pay the required storm drainage area fee of $2,500 per acre for
assessor's parcels 30 and 31.
Tentative Parcel Map: Applicant shall submit a tentative parcel map, for approval
by the City, to merge assessor's parcels 30, 31 and 32 into one parcel. Prior to
issuance of any building permits for the site, the applicant shall prepare and submit
a final parcel map for approval by the City Engineer and recordation. A current
preliminary title report must be provided. Monumentation security must be
provided guaranteeing the cost of setting all monuments, as shown on the map. The
current fee for the tentative parcel may is $2,150 and the current final parcel map
fee is $1,085 ($1,060 plus $25 per parcel created).
Right-of-way: Prior to issuance of any building permits for the site, the applicant
shall submit an-application for the City to vacate excess public street right-of-way,
as needed, to create 60' of public right-of-way adjacent to assessor's parcel 30.
Dedication to provide 60'of public right-of-way adjacent to assessor's parcels 30,
31 and 32 is required. Based on the information provided by the applicant, 60' of
right-of-way exists adjacent to assessor's parcels 31 and 32. The current fee is
$550. Applicant shall prepare all documents necessary for vacation purposes.
Planning Commission Resolution No. 3071
S 96-16 - 50-110 Curtner Avenue - Mini-Storage Facility
Page 5
10. Completion of Public Street Improvements: Prior to issuance of occupancy for the
site, all public street improvements, as required by the encroachment permit, must
be completed and accepted by the City Engineer and the applicant must provide the
one-year maintenance security.
11.
12.
13.
Underground Utilities: All new on-site utilities shall be installed underground per
Section 20.36.150 of the Campbell Municipal Code. The existing power poles in
the public right-of-way adjacent to the site shall be removed and the distribution
and service facilities shall be placed underground. Applicant shall comply with all
plan submittals permitting, and fee requirements for the serving utility company.
Applicant shall submit a Utility Coordination Plan and Schedule for approval by the
City Engineer for installation of all utilities. The plan shall minimize the damage to
all public facilities, including utilities off site serving this site, and on-site ,
consistent with the codes.
Storm Water Management: Comply with California Storm Water Best
Management Practices Handbook, prepared by Storm Water Quality Task Force,
Santa Clara Valley Water District.
Building Division Requirements: Applicant shall comply with all Building Code
requirements, obtain necessary permits as determined by the Building Division and
additionally comply with the following:
ao
For S-l/R-3 Occupancies, Type II-N Construction, the basic total allowable
square footage = 67,000 square feet, given a maximum of 33,600 square feet
per floor (UBC 505.3, 504.2).
b. A maximum of two (2) stories is allowed, unless the building is sprinklered.
If the building is sprinklered, one (1) additional story may be allowed.
Automatic sprinklers are required when there is less than 20 sq. ft. of
openings in 5~0 linear feet of exterior wall. (Note: If less than 20 sq. ft. of
openings, area and height increases might not be allowed in addition to
satisfaction of this requirement). UBC 904.2.2.
d. One (1) hour fire resistive construction required if exterior if exterior wall is
less than twenty (20) feet fi:om (assumed) property line. UBC T-3B.
Planning Commission Resolution No. 3071
S 96-16 - 50-110 Curtner Avenue - Mini-Storage Facility
Page 6
14.
e. One (1) hour occupancy separation required between walls, floor and ceiling
orR-3 and all parts of S-1 occupancy. UBC T-3B.
f. Maximum allowable square footage for a Type II-1Hr building is 100,800
square feet (50,400 sq. f. per floor).
Central Fire Protection District Requirements: Applicant shall obtain any permits
and/or approvals as determined necessary by the Central Fire Protection District
prior to the issuance of any building permits for the site and shall additionally
comply with the following:
ao
The required fire flow is 5,550 GPM at 20 psi. residual pressure. This
required fire flow is not available from area fire hydrant(s) which are spaced
at the required spacing. This is based on a Type V-One Hour Construction
building. The applicant shall be required to meet the required fire flow as
deemed necessary by the Central Fire Protection District prior to issuance of
any building permits for the subject site.
Buildings requiring a fire flow in excess of 2,000 GPM shall be equipped
throughout with an approved automatic fire sprinkler system. The fire
sprinkler systems shall conform to the National Fire Protection Standard
# 13, 1994 Edition, without the use of exceptions.
The required fire flow may be reduced up to 50% in buildings equipped
with automatic fire sprinkler systems, but can be no less than 1500 GPM.
Therefore, the final required fire flow is 2,750 GPM at 20 psi. residual
pressure. This flow may be taken from the two closest public fire hydrants
so long as they are spaced at a maximum spacing of 250 feet.
d. Provide access roadways with a paved all weather surface and a minimum
width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating
turning radius of 42 feet outside and 27 feet inside, and a maximum slope of
,..,15%. Installations shall conform with Fire District Standard Details and
Specifications A-1.
eo
Provide two (2) private fire hydrants at locations' to be determined jointly by
the Central Fire District. Maximum hydrant spacing shall be 250 feet and
the minimum single flow hydrant shall be 1500 GPM at 20 psi. residual
pressure.
Planning Commission Resolution No. 3071
S 96-16 - 50-110 Curmer Avenue - Mini-Storage Facility
Page 7
Plans for fire apparatus access roads and fire hydrant systems shall be
submitted to the Fire District for review and approval prior to construction.
Permits are required for the installation of all Private Water Supply, Tank
and Hydrant Systems and must be issued to contractors prior to the start of
installation of such systems.
go
Required fire hydrant(s) and paved all weather surface roadway installations
shall be in place and accepted by the Fire District prior to the start of
combustible framing. Bulk construction materials shall not be delivered to
the site until the hydrants and roadways have been accepted by the Fire
District. Clearance for building permits will not be given until such time as
this requirement is addressed by the developer.
ho
When open, gates shall not obstruct any portion of the required access
roadway or driveway width. If provided, all locks shall be Fire District
approved. Installations shall conform with Fire District Standard Details
and Specifications G-1.
Provide marking for all roadways within the project. Markings shall be (1)
by Fire District approved signs, (2) outlining the area in red, with the words
"FIRE LANE" in a contrasting color, or (3) by a red curb with the letters
"FIRE LANE" marked along the curb at a maximum of 25 foot intervals.
Installation shall also conform to the Local Government Standards.
The building appears to be over the allowable area. Provide calculations to
show allowable area or show details where Area Separation Walls will be
placed.
15.
Demolition Permit: Applicant is required to obtain a demolition permit, subject to
review and approval by the Building Official, prior to the demolition of any
structures on site.
16.
Paxking and Driveways: . All parking and driveways shall be developed in
accordance with Chapter 21.50 of the Campbell Municipal Code, including
parking modifications as approved by the City.
17.
Americans With Disabilities Act: All improvements shall conform to the
requirements of the Americans with Disabilities Act.
Planning Commission Resolution No. 3071
S 96-16 - 50-110 Curtner Avenue - Mini-Storage Facility
Page 8
18.
19.
20.
21.
22.
23.
24.
Lighting: Any lighting for use within the site shall be so arranged and shielded so
that light will be reflected away from the adjacent residential properties, and so
that there will be no glare which will cause unreasonable annoyance to occupants
to properties in such residential neighborhoods or otherwise interfere with the
public health, safety and/or welfare of the adjacent residents.
Hours of Operation: The hours of operation for the office shall be limited to the
hours of 7:00 a.m. to 7:00 p.m., 7 days a weeks. The general hours of operation
for customer access to the facility shall be limited to the hours of 7:00 a.m. to 9:00
p.m., 7 days a week. Access into the facility outside of the general hours of
operation shall be permitted by appointment only and shall not produce any noise
which would um'easonably interfere with the compatible use and enjoyment of the
residential properties in the vicinity. The manager of the facility shall be available
to respond to any complaints from those properties.
Signage: A sign application shall be submitted to the Community Development
Department in accordance with the provisions of the Sign Ordinance. No sign
shall be permitted until the application is approved and a permit is issued.
Screening: The applicant shall provide screening along all property lines of the
project site adjacent to residential properties in the form of a masonry wall not less
than six (6) feet in height.
Truck Maneuvering: The applicant shall demonstrate on plans prior to issuance of
building permits that trucks can adequately maneuver into and out of the truck
parking spaces designated along the northeast comer of the building. If the
applicant is not able to demonstrate adequate truck maneuvering from these
parking spaces, the applicant shall replace these truck parking spaces with a
landscaped planter.
Final Landscape Plans: Final landscape and irrigation plans, including planting
details, shall be submitted for review and approval by the Community
Development Director prim: to issuance of building permits.
Fencing Plan: The applicant shall submit a fencing plan indicating the location,
height and details of any fences, walls and gates proposed for the project site. The
fencing plan shall be submitted for review and approval by the Community
Development Director prior to issuance of building permits.
Planning Commission Resolution No. 3071
S 96-16 - 50-110 Curmer Avenue - Mini-Storage Facility
Page 9
25. Trash Enclosure: Trash containers of a size and quantity necessary to serve the
proposed project shall be located in areas approved by the Central Fire District.
Unless otherwise noted, enclosures shall consist of a concrete floor surrounded by
a solid wall or fence and have self-closing doors of a size specified by the Central
Fire District. All enclosures are to be constructed at grade level and have a level
area adjacent to the trash enclosure area to service these containers.
26.
Outdoor Storage: No outdoor storage shall be permitted within the project site.
All fire access lanes are to be kept free and clear of any storage and/or debris at all
times.
PASSED AND ADOPTED this 28th day of January, 1997, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alne, Gibbons, Jones, Keams, Lindstrom, Lowe
None
Meyer-Kennedy
None
ATTEST'
APPROVED: ~
--Susan A. Kearns,-L'~ir
Stev~~~''~
RESOLUTION NO. 3072
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A CONDITIONAL USE
PERMIT TO ALLOW A 1,000 SQUARE FOOT ON-SITE
MANAGER'S LIVING UNIT FOR USE IN CONJUNCTION WITH
A NEWLY CONSTRUCTED 95,000 SQUARE FOOT, THREE-
STORY MINI-STORAGE FACILITY ON PROPERTY LOCATED
AT 50-110 CURTNER AVENUE IN AN M-1-S (LIGHT
INDUSTRIAL) ZONING DISTRICT. APPLICATION OF PACIFIC
STATES CAPITAL CORPORATION. UP 96-18.
After notification and public heating, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the heating was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application LIP 96-16:
The proposed on-site manager's living unit is an ancillary use to the permitted mini-
storage facility.
The proposed living unit is consistent with the Zoning Ordinance and the General Plan
with the approval of a Conditional Use Permit.
The on-site manager's living unit is a necessary and standard component of the facility
for security purposes.
The proposed on-site manager's living unit is limited to 1,000 square feet in area, in
compliance with ordinance standards for said uses.
Based on the foregoing findings of fact, the Planning Commission further finds and concludes
that:
o
The establishment, maintenance or operation of the use applied for will not be
detrimental to the health, safety, peace, morals, comfort or general welfare of persons
residing or working in the neighborhood of such proposed use, or be detrimental or
injurious to property and improvements in the neighborhood or to the general welfare of
the City. -
The proposed site is adequate in size and shape to accommodate the proposed project and
will integrate well with the existing uses in the surrounding area as it will be incorporated
into the mini-storage building.
The proposed site is adequately served by streets of sufficient capacity, subject to the
proposed public street improvements required by the Public Works Department, to carry
the kind and quantity of traffic the proposed use would generate.
Planning Commission Resolution No. 3072
UP 96-18 - 50-110 Curmer Avenue - Mini Storage Facility
Page 2
4. The proposed use is compatible with the uses in the area.
Further, the applicants are notified as part of this application that they are required to comply
with all applicable Codes and Ordinances of the City of Campbell and the State of California
which pertain to this application and are not herein specified. And, that this approval is granted
subject to the following Conditions of Approval.
Approved Plans: Approval is granted for a Conditional Use Permit to allow a maximum
1,000 square foot on-site manager's living unit within a proposed mini-storage facility for
security purposes on properties located 50, 98 and 110 Curtner Avenue. Project shall
substantially comply with project plans submitted, except as herein modified by the
Planning Commission.
Building Division Requirements: Applicant shall comply with all Building Code
requirements and obtain necessary permits as determined by the Building Division.
Central Fire District: Applicant shall comply with all requirements and obtain any
necessary approvals and/or permits as deemed necessary by the Central Fire District.
Park Impact Fee: The applicant shall be required to pay a Park Impact Fee of $5,635.00
prior to issuance of a certificate of building occupancy.
PASSED AND ADOPTED this 28th day of January, 1997, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alne, Gibbons, Jones, Keams, Lowe, Lindstrom,
None
Meyer-Kennedy
None
"'Susan A. Keams, Chair
ATTEST:
Planning Commission Minutes of January 28, 1997
Page 2
COMMUNICATIONS:
There were four communication items as follows:
1. Revised Conditions of Approval for Agenda Item No. 1.
2. Three letters in opposition to Agenda Item No. 2.
AGENDA MODIFICATIONS OR POSTPONEMENTS
There were no modifications or postponements.
ORAL REQUESTS
There were no oral requests.
PUBLIC HEARING
Chairwoman Kearns read Agenda Item No. 1 into the record.
S 96-16/UP 96-18
Pacific States
Capital Corp.
Public Hearing to consider the application of Pacific States
Capital Corporation for a Site and Architectural Approval (S
96-16) and Conditional Use Permit (UP 96-18) to allow the
construction of a 95,000 square foot, three-story mini-storage
facility with a 1,000 square foot on-site manager's living unit
on property located at 50-110 Curtner Avenue in an M-1-S
(Light Industrial) Zoning District. A Negative Declaration will
be prepared for this Project. Planning Commission decision
final, unless appealed within 10 days to the City Clerk.
Ms. Aki Irani, Planner I, presented the staff report as follows:
· This is a two-part application:
A. A Site Approval to allow the construction of a 95,000 square foot, three-story mini-
storage facility with 750 self-storage units; and
B. A Conditional Use Permit to allow for a 1,000 square foot, on-site manager's living
unit for use in conjunction with this mini-storage facility.
· The site (three parcels which will be merged) currently has a warehouse, storage yard and
office building, all of which' will be demolished.
· The mini-storage facility will be operated by Storage USA.
· Operational hours will be from 7 a.m. to 7 p.m., seven days a week in the office; with 7
a.m. to 9 p.m. access to the units, seven days a week; and 24-hour access to the units by
appointment only. .
The proposed use is consistent with the General Plan and Zoning designations.
Site is surrounded by single-family residential to the east, a restaurant and Highway 17 to
the west, an animal hospital to the north and a motel to the south.
There is a 41 foot setback from the proposed new building to the residence behind it.
The site will include 16% landscaping. Thirty-six inch box evergreens will be planted to
help screen this site from the residential properties.
Planning Commission Minutes of January 28, 1997
Page 3
· The structure will be a three-story structure of grey stucco that will appear to be a two-
story building. The third story is located beneath the roof elevation.
· Fourteen parking spaces are required and 16 are provided.
· Street improvements are required which will include new traffic striping and sidewalks.
· Staff is supportive of this application and recommends approval with the revised
Conditions of Apprvoal.
· A representative from Pacific States Capital Corporation, Mr:John'Hansen, is h~gailable for
questions.
Commissioner Gibbons asked if there would be parking permitted around the base of the
building to access the units which open to the outside.
Ms. Aki Irani replied that short term parking would occur at these units. However, a 20-foot
fire access will remain clear.
Commissioner Gibbons further inquired whether outdoor storage was proposed, such as for
trailers.
Ms. Aki Irani replied that no outdoor storage would be permitted per the Conditions of
Approval.
Commissioner Gibbons asked what heights are permitted in this zoning district.
Ms. Aki Irani replied that the height permitted is 75 feet.
Commissioner Alne asked for an added statement that the site manager will be responsible to
handle residents' complaints of excessive noise created at~er hours.
Ms. Aki Irani suggested that the applicant address this request. Staff can add a Condition of
Approval to cover this requirement.
Commissioner Lowe presented the Site and Architectural Review Committee report:
· The applicant has been extremely cooperative and made changes requested by SARC at its
first meeting regarding this project.
· A second SARC meeting was held to review the changes which included creating the
appearance of a two-story structure although there are three stories and lightening the
colors of the building.
The City's Architectural Advisor believes the applicant has fully cooperated in the design
revisions made by SARC.
Commissioner Gibbons asked if the building height had been lowered.
Planning Commission Minutes of JanuarF 28, 1997
Pa~e 4
Commissioner Lowe responded that the roof line was altered to give the appearance of a two-
story rather than three-story structure.
Commissioner Gibbons stated that the building is huge.
Commissioner Lindstrom asked what size building is allowed in the M-1 Zoning District.
Ms. Aki Irani replied that a maximum of six stories or 75 feet is allow in the Light Industrial
Zoning District (M-l-S).
Commissioner Alne asked for the height of this proposed structure.
Ms. Aki Irani replied that the building is 37 feet high.
Commissioner Lowe added that it is set back 40 feet from the residential properties adjacent.
Chairwoman Kearns opened Public Hearing No. 1.
Mr. John Hansen, Pacific States Capital Corporation, Applicant:
· Stated that he was supportive of the added Condition of Approval to have his on-site
manager available to handle any noise complaints as a result of unnecessary noise after
hours.
· Advised that the project architect is available for any questions.
Dr. Andrew Kessler, 130 Curtner Avenue:
· Questioned the setback from this proposed building to their adjacent animal hospital.
· Also wondered about the extension of the mm lane and how far it would be expanded.
Ms. Aki Irani replied that the extended left turn lane would be 150 feet from the property line.
Dr. Andrew Kessler asked about the disruption of utility services, such as electrical, when the
undergrounding of utilities occurs on the project site.
Mr. Darryl M. Jones, Senior Planner, advised that PG&E continues service to adjacent
property owners even while installing underground power to a site. Short interruptions are
possible but are usually scheduled in advance. ~
Mr. Steve Piasecki, Community Development Director, advised that Dr. Kessler speak with
City Engineer Michelle Quinney regarding this concern.
Dr. Andrew Kessler opined that this proposed building is overwhelming to the area.
Plannin~ Commission Minutes of January 28, 1997
Pa~e 5
Commissioner Lindstrom advised Dr. Kessler that he has had experience working on a site
adjacent to another site having underground utilities installed. The utility companies work
very well with the surrounding area.
Dr. Tom Bailey, 130 Curtner ,~venue:
· Stated that any loss of power is a concern as it would prevent them from treating
emergencies.
Commissioner Alne asked if the animal hospital had any emergency standby equipment. Since
it-is inevitable that power losses occur, what do they do now?
Dr. Tom Bailey replied that they have to wait for power to return.
Chairwoman Kearns closed Public Hearing No. 1.
Commissioner Gibbons stated that she concurred that the applicant has taken great effort to
work with the City in the design of this project. The project is huge but appears to have
reasonable setbacks. Advised that she will bow to the efforts of SARC and support this
project.
Commissioner Lowe stated that he too supported th.is project and depended quiet a bit on the
expertise offered by the City's Architectural Advisor.
Commissioner Alne stated that this project is only one-half of the height allowed under the
Zoning Ordinance. The applicant has taken steps to minimize the impact by making the
structure appear to be two stories rather than three. The City cannot ask more of the
applicants. They have tried to be a compatible neighbor and an asset to the City.
Motion:
Upon motion of Commissioner Lowe, seconded by Commissioner Alne, the
Planning Commission adopted a Negative Declaration, Resolution No. 3071
approving a Site and Architectural Approval to construct a 95,000 square
foot, three-story mini-storage facility and Resolution No. 3072 approving a
Conditional Use Permit to allow a 1,000 square foot on-site manager's
living unit on property located at 50-110 Curtner Avenue with added
language to the Condition of Approval No. 19 which will require the on-site
manager to be available to surrounding residents to handle any noise
complaints generated by after hours use of the facilities, by the follo~ving
roll call vote:
AYES: Alne, Gibbons, Jones, Kearns, Lindstrom, Lowe,
NOES: None
ABSENT: Meyer-Kennedy
ABSTAIN: None
Plannin~ Commission Minutes of January 28, 1997 Pa~e 6
Planning Commission decision final, unless appealed within 10 days to the City Clerk.
Chairwoman Keams read Agenda Item No. 2 into the record.
2. PM 96-02
Appeal of Planning Director apprgval of a Parcel Map (PM 96-
02) to create three residential lots on property located at 360
Bedal Lane in an R-l-8 (Single Family Residential) Zoning
District. This project is Categorically Exempt.
Ms. Barbara Ryan, Planner I, presented the staff report as follows:
· Applicant received approval of a Parcel Map to split a ~ acre lot into three residential lots
by the Community Development Director.
· This matter is before the Planning Commission because the neighboring property owner
appealed the approval.
· This Parcel Map splits the lot into three rectangular lots which will front onto a cul de sac.
· The Public Works Department requested the filing of a plan line which would require the
neighboring property to complete construction of the cul de sac in the event that they
subdivide their lot.
A majority of the cul de sac will be built by this applicant.
The neighboring property owner opposes the requirement for a plan line on his property
and asks that the applicant be required to fit the entire cul de sac on his own lot and not
involve his family's property in this cul de sac.
Both the Parcel Map approved by the Director and the original cul de sac submitted by the
applicant meet all of the City's requirements, including the requirements of the San Tomas
Area Neighborhood Plan.
Staff recommends that the Commission deny this appeal.
Commissioner Lowe asked for the square footage of the three lots.
Ms. Barbara Ryan stated that they are 8,860, 8,788 and 8,000 square feet.
Commissioner Lowe asked what sized lots are predominate in the area.
Ms. Barbara Ryan replied that they range from 7,000 to 10,000 square feet. She added that
other lots are less wide but deeper than the project site. She added that the neighboring
property owner says that they want to keep their property whole.
Commissioner Alne asked why the plan line was needed.
Ms. Barbara Ryan stated that the plan line would depict where the road would have to be
expanded if the neighboring parcel is every subdivided.
ITEM NO. 1
STAFF REPORT - PLANNING COMMISSION MEETING OF
JANUARY 28, 1997
S 96-16/
UP 96-18
Pacific States
Capital Corp.
Public Heating to consider the applications of Pacific States Capital
Corp. for approval of a Site and Architectural Review Permit (S 96-16)
to allow a three-story, 95,000 square foot mini-storage facility and for
approval of a Conditional Use Permit (UP 96-18) to allow a 1,000
square foot on-site manager's living unit in conjunction with the mini-
storage facility on property located at 50, 98 and 110 Curtner Avenue
in an M-1-S (Light Industrial) zoning district.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1. Adopt the Negative Declaration prepared for this project.
Adopt a Resolution approving the Site and Architectural Review Permit to allow a
three-story, 95,000 square foot mini-storage facility with the attached findings and
subject to the attached conditions of approval.
Adopt a Resolution approving the Conditional Use Permit to allow a 1,000 square
foot on-site manager's living unit in conjunction with the proposed mini-storage
facility with the attached findings and subject to the attached conditions of approval.
ENVIRONMENTAL DETERMINATION: In accordance with CEQA, an Initial
Study was prepared for this project which followed with a determination that the project
will not result in significant impacts to the environment. As a result, a Negative
Declaration was prepared for this project which is attached in this report.
PROJECT DATA:
Gross Lot Area:
Net Lot Area:
Net Building Area:
Building Coverage:
Landscape Coverage:
Paving ~overage:
Floor Area Ratio (FAR):
Proposed Parking:
Required Parking:
1.77 acres (77,098 square feet)
1.62 acres (70,561 square feet)
94,895 square feet
50% (35,016 square feet)
16% (11,118 square feet)
34% (25,081 square feet)
1.34
16 spaces
No standards for mini-storage uses.
DISCUSSION
Applicant's Proposal: The applicant, Pacific States Capital Corporation, is requesting
approval by the Planning Commission for two (2) separate, but related applications. One
application is a request for a Site and Architectural Review approval to allow
Staff Report--Planning Commission Meeting of January 28, 1997
S 96-16/UP 96-18 - 50, 98 and 110 Curtner Avenue
Page 2
construction of a three-story mini-storage facility on properties currently designated as
50, 98 and 110 Curmer Avenue. The proposal consists of a 95,000 square foot mini-
storage facility with approximately 750 storage units. The applicant is also requesting
approval of a Conditional Use Permit for a 1,000 square foot on-site manager's living
unit which will be located on the second floor within the mini-storage facility.
Project Background: The subject site of the project currently consists of three (3)
separate parcels. The uses on these parcels include a warehouse building, a storage yard
and an office building. All existing buildings on the subject properties will be
demolished to allow the construction of the mini-storage facility.
ANALYSIS
General Plan Consistency: The General Plan land use designation for the project site is
industrial. Development of a mini-storage facility with an on-site manager's living unit is
consistent with the land use designation for the site.
Zoning Consistency: The zoning designation for the site is M-1-S (Light Industrial).
Mini-storage facilities are permitted uses within this zoning district with the approval of a
Site and Architectural Review Permit. Therefore, the proposed mini-storage facility is
consistent with the zoning designation for the subject site. An on-site manager's living
unit, with approval of a Conditional Use Permit, is allowed as an ancillary use in
conjunction with the operations of the proposed mini-storage facility for purposes of
management and security of the site.
Use: The proposed use consists of a 1,200 square foot office, a 1,000 square foot on-site
manager's living unit and approximately 750 storage units to be leased in conjunction
with the mini-storage business. The proposed mini-storage business is Storage USA.
Office hours for the proposed project are 7:00 a.m. to 7:00 p.m., seven days a week. The
applicant is requesting that general access to the facility be available from 7:00 a.m. to
9:00 p.m., seven days a week, but would also like to offer the ability for customers to
access the facility on a 24-hour basis by appointment only. The applicant states that this
would occur only in special isolated cases. In any case, access at any time within the
facility will be limited only to customers with leased storage units on the premises.
Access gates will be. provided at.the entrances to the facility to ensure only customers
with leased storage units are permitted within the facility grounds.
The proposed mini-storage use is not considered a traffic-intensive land use and is
considered compatible with the surrounding neighborhood. The surrounding
neighborhood consists of an animal hospital and garden equipment business to the north,
a motel to the south, single-family residences to the east and a restaurant and Highway 17
to the west.
Staff Report--Planning Commission Meeting of January 28, 1997
S 96-16/UP 96-18- 50, 98 and 110 Curtner Avenue
Page 3
Site Design: The subject site of the proposed mini-storage facility is currently composed
of three (3) separate, but adjacent parcels located on the east side of Curtner Avenue,
north of Camden Avenue and the Motel 6. Approval of a final parcel map to merge the
three (3) parcels into one (1) parcel will be required prior to construction of the project.
The applicant has stated that a tentative parcel map application will be filed subsequent to
approvals for the Site and Architectural Review and Use Permit for the project.
The site plan for the proposed mini-storage facility shows that the building footprint will
cover approximately 50% of the site. The site will be accessed by two (2) driveways
from Curtner Avenue. The driveways will be 20 feet wide at the entrances to the facility
and will increase in width around the comer and rear of the building to accommodate
vehicle turning movements and additional setbacks from adjacent residential properties.
Entrance into the facility will be controlled by security access gates near the driveway
entrances. A 41-foot building setback is proposed at the rear of the site, including a 10-
wide landscaped planter and a minimum 6 foot high concrete wall to help buffer and
screen the project site fi.om the adjacent residential properties to the east. A minimum
25-foot setback is proposed at the front of the site facing Curtner Avenue which will
incorporate landscaping. Six-foot wide planters are also proposed along the north and
south sides of the project site to provide a buffer from the adjacent motel and animal
hospital.
The conceptual landscape plan indicates that approximately 16% of the project site will
be landscaped. The Zoning Ordinance, under Chapter 21.57, requires that developments
in the M-1-S (Light Industrial) zoning district provide a minimum landscaping coverage
of 8% of the net site area. The proposed landscaping plan exceeds this requirement.
Staff has reviewed the conceptual landscaping plan and is supportive of the plan with the
following recommendations:
That the twelve (12) 36" box Ornamental Pear trees proposed at the rear of the site be
replaced with 36" box evergreen type trees which can provide more substantial
screening for the adjacent residential properties.
2. That six (6) 36" box street trees be installed within the front yard setback to provide a
tree canopy over the new sidewalk to be installed along Curtner Avenue.
Building Design: The design of the building will consist of a three-story structure with a
gray stucco exterior, light gray stucco foam trims and a dark blue metal seam roof. A
color material board displaying the proposed colors has been submitted as a part of the
Site and Architectural Review application. The elevations show that the third story will
be concealed by the roof element of the building to reduce the visual massing of the
building and to make the building more compatible with the surrounding neighborhood
by appearing as a "two-story" structure. The total height of the building will be 37 feet.
Staff Report--Planning Commission Meeting of January 28, 1997
S 96-16/UP 96-18 -50, 98 and 110 Curtner Avenue
Page 4
Windows are incorporated on the fi'ont elevation (facing Curtner Avenue) and right
elevation (facing the motel and Camden Avenue) to provide light for the office and on-
site manager's living unit, and also to provide a more commercial type appearance fi.om
Curmer Avenue and Camden Avenue. The ground level portion of the building will
consist primarily of roll-up doors providing access to storage units from the building
exterior. However, no storage units will be accessible fi.om the outside of the building
along the front elevation facing Curtner Avenue.
Public Improvements: Development of the project site will require public improvements
which will include the installation of new traffic striping on Curtner Avenue to create two
travel lanes and a continuous left turn lane beginning 150 feet north of the project site and
continuing south to Camden Avenue, construction of a sidewalk in front of the project
along Curtner Avenue, removal of existing driveways and the construction of two (2) new
driveways and the installation of street trees. Additional standard public street
improvements will be made as required by the Public Works Department.
Parking: The parking regulations under Chapter 21.50 of the Zoning Ordinance does not
have a specific parking ratio for mini-storage facilities. As a result, a parking study was
conducted by the applicant which states that 14 parking spaces would be sufficient to
serve the needs of the proposed project. The applicant is proposing to provide 16 parking
spaces. The parking study submitted by the applicant was based upon a comparison of
parking spaces provided at other mini-storage facilities and the size of the mini-storage
facilities. A traffic analysis was also provided which states that the proposed project is
anticipated to generate approximately 98 vehicle trips (49 inbound and 49 outbound)
during the average weekday. During the morning commute peak hour, it is projected to
general nine (9) vehicle trips and in the afternoon commute peak hour, it is projected to
generate 20 vehicle trips.
SITE AND ARCHITECTURAL REVIEW
The Site and Architectural Review Committee reviewed this project at two (2) separate
meetings. During the first meeting on January 16, 1997, SARC recommended that the
applicant revise the proposed plans and remm on January 23, 1997 for a Special Site and
Architectural Review Committee meeting to review the revised plans. The revisions
requester[ by the SARC included the following:
· Removal of designated parking spaces parallel to the building
· Replacement of the twelve (12) Ornamental Pear trees at the rear of the property with
36" box evergreen trees of a type which provide more substantial screening for
adjacent residential properties.
· Revise the elevations of the building to "visually" eliminate the third story and to
eliminate the detailed foam elements.
· Lighten the colors of the building as proposed.
Staff Report--Planning Commission Meeting of January 28, 1997
S 96-16/UP 96-18 - 50, 98 and 110 Curtner Avenue
Page 5
On January 23, 1997, the applicant returned to SARC and submitted revised plans which
reflected the recommendations requested at the January 16~h meeting. As a result, SARC
re¥iewed the revised proposal and was supportive of the changes. In addition, SARC
informed the applicant that approval of signs and placement of signs is not a part of the
cun'ent application and that a separate application would have to be submitted for sign
approvals.
Attachments:
1. Findings for S 96-16
2. Conditions for S 96-16
3. Findings for UP 96-18
4. Conditions for UP 96-18
5. Exhibits
6. Location Map
Submitted by:
Aki R. Irani, Planner I
Approved by:
Darry~lJ e~s, e&er
Attachment No. 1
FINDINGS FOR APPROVAL OF FILE NO. S 96-16
SITE ADDRESS: 50, 98 and 110 Curtner Avenue
APPLICANT: Pacific States Capital Corporation
P.C. MEETING: January 28, 1997
Findings for Approval of a Site and Architectural Review Permit to allow the,
construction of a 95,000 square foot mini-storage facili _ty
The Planning Commission finds as follows with regard to File No. S 96-16:
The proposed mini-storage facility is a permitted use for the site and is consistent
with the M-1-S (Light Industrial) zoning designation and Industrial General Plan land
use designation for the site.
2. The proposed project is of an appropriate scale and design and is compatible with the
existing surrounding uses.
o
The provision of 16 total on-site parking spaces adequately meets the needs of the
proposed project based upon the parking analysis submitted by the applicant and
contained in the attached report.
4. The proposed project site is of adequate size to develop the proposed mini-storage
facility.
5. The proposed project is anticipated to generate 98 vehicle trips during the average
weekday and will not impact existing transportation facilities that serve the area.
6. The proposed mini-storage facility is a clean and quiet operation that will integrate
well with the existing surrounding uses.
Based on the foregoing findings of fact, the Planning Commission further finds and
concludes that:
The establishment, maintenance or operation of the use will not be detrimental to the
public health, safety, peace, morals, comfort or general welfare of persons residing or
work4.'.ng in the neighborhood of such proposed use, or be detrimental or injurious to
the property and improvements in the neighborhood or to the general welfare of the
City.
2. The proposed project will aid in the harmonious development of the surrounding
environment.
3. The proposed use is compatible with the surrounding uses in the area, subject to the
Conditions of Approval.
Findings - Planning Commission Meeting of January 28, 1997
S 96-16-50, 98 and 110 Curtner Avenue
Page 2
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The proposed site is adequately served by streets of sufficient capacity, subject to the
proposed public street improvements required by the Public Works Department, to
carry the kind and quantity of traffic the proposed use would generate.
5. ,-The conditions of approval are roughly proportional and reasonably related in nature
~ and extent to the impacts of the project.
CONDITIONS OF APPROVAL FOR FILE NO. S 96-16
SITE ADDRESS: 50, 98 & 110 Curtner Avenue
APPLICANT: Pacific States Capital Corporation
P.C. MEETING: January 28, 1997
Attachment No. 2
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
th~ State of California. 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.
Approved Plans: Approval is granted for a Site and Architectural Review Permit to
allow a three-story, 94,000 square foot mini-storage facility to include approximately
750 storage units, a 1,200 square foot office and a maximum 1,000 square foot on-site
manager's living unit for security purposes on properties located at 50, 98 and 110
Curtner Avenue. Project approval shall substantially comply with plans and material
color board as submitted by the applicant, except as modified by the conditions of
approval herein.
Development Schedule: Applicant shall begin construction within one (1) year of
final approval of this application.
Building Design: Approval of the building design is granted as represented on the
elevations submitted by the applicant. Modifications to the conceptual floor plans
shall not affect exterior changes to the approved building design.
Landscaping: Applicant shall revise the conceptual landscaping plans to incorporate
the following:
Replacement of the twelve (12) 36" box Ornamental Pear trees proposed at the rear
of the site with 36" box evergreen trees of a type which can provide more
substantial screening for the adjacent residential properties. The type of tree
selected shall be reviewed and require approval by the Community Development
Director.
Installation of six (6) 36" box street trees within the front yard setback to provide
shading over the new sidewalk to be constructed along Curmer Avenue. The type
of trees selected shall be reviewed and require approval by the Community
Development Director.
Standard Street Improvements: Prior to issuance of any building permits for the site,
the applicant shall prepare plans, pay fees, sign an agreement, post securities, and
provide insurance to obtain an encroachment permit to construct public street
improvements on Curmer Avenue, as required by the City Engineer. All construction
shall be in accordance with the City of Campbell's Standard Specifications and
Conditions of Approval - Planning Commission Meeting of January 28, 1997
S 96-16 - 50, 98 and 110 Curtner Avenue
Page 2
o
Details. Public Street Improvement plans shall be prepared by a registered Civil
Engineer licensed in the State of California, and shall include the following:
ao
Driveway approaches: Removal of the existing curb, gutter and sidewalk
as needed to construct two new driveway approaches.
bo
Sidewalk: Construction of new sidewalk along parcels 31 and 32 to
conform with the existing sidewalk along parcel 30. Repair existing
sidewalk as determined by the City Engineer.
c. Street Trees: Installation of street trees behind sidewalk at 40 feet on
center, including irrigation facilities.
d. Street Lights: Installation of street lights, as needed, to conform to the city
of Campbell's Street Lighting Policy.
eo
Traffic Control Improvements: Removal of existing traffic striping, slurry
sealing of pavement, and installation of new traffic striping and related
traffic control improvements, as needed, to create two travel lanes and a
continuous left mm lane (no parking) from about 150 feet north of the
northerly property line thence southerly to Camden.
Transition Improvements: Removal and replacement of about 70 feet of
curb and gutter northerly of the northern property line as needed to
construct a transition from a 20 foot off-set from centerline to a 30 foot
off-set. Transition shall commence at the northerly property line of Parcel
32 and terminate approximately at the southerly end of the existing
concrete driveway approach for APN 414-01-033.
g. Utilities Boxes: Relocation of all utility boxes to back of walk.
h. Water Meter & Sewer Clean Out: Relocation of existing placement of
new water meters and sewer clean outs behind the property line.
Grading and Drainage Plans: Prior to issuance of any building permits for the site,
the applicant shall conduct hydrology studies, as necessary, prepare grading and
drainage plans, and pay fees required to obtain necessary grading permits fi'om the
Building Division. All storm nmoff shall be collected on Site and conveyed under the
sidewalk to the street gutter. The drainage study shall be based upon a 10-year
frequency storm.
Conditions of Approval - Planning Commission Meeting of January 28, 1997
S 96-16- 50, 98 and 110 Curtner Avenue
Page 3
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Storm Drain Area Fee: Prior to issuance of any building permits for the site, the
applicant shall pay the required storm drainage area fee of $2,500 per acre for
assessor's parcels 30 and 31.
Tentative Parcel Map: Applicant shall submit a tentative parcel map, for approval by
the City, to merge assessor's parcels 30, 31 and 32 into one parcel. Prior to issuance
of any building permits for the site, the applicant shall prepare and submit a final
parcel map for approval by the City Engineer and recordation. A current preliminary
title report must be provided. Monumentation security must be provided
guaranteeing the cost of setting all monuments, as shown on the map. The current fee
for the tentative parcel may is $2,150 and the current final' parcel map fee is $1,085
($1,060 plus $25 per parcel created).
Right-of-way: Prior to issuance of any building permits for the site, the applicant
shall submit an application for the City to vacate excess public street right-of-way, as
needed, to create 60' of public right-of-way adjacent to assessor's parcel 30.
Dedication to provide 60'of public right-of-way adjacent to assessor's parcels 30, 31
and 32 is required. Based on the information provided by the applicant, 60' of right-
of-way exists adjacent to assessor's parcels 31 and 32. The current fee is $550.
Applicant shall prepare all documents necessary for vacation purposes.
10. Completion of Public Street Improvements: Prior to issuance of occupancy for the
site, all public street improvements, as required by the encroachment permit, must be
completed and accepted by the City Engineer and the applicant must provide the one-
year maintenance security.
11. Underground Utilities: All new on-site utilities shall be installed underground per
Section 20.36.150 of the Campbell Municipal Code. The existing power poles in the
public right-of-way adjacent to the site shall be removed and the distribution and
service facilities shall be placed underground. Applicant shall comply with all plan
submittals permitting, and fee requirements for the serving utility company.
Applicant shall submit a Utility Coordination Plan and Schedule for approval by the
City ..Engineer for .installation of all utilities. The plan shall minimize the damage to
all public facilities, including utilities off site serving this site, and on-site, consistent
with the codes.
12. Storm Water Management: Comply with California Storm Water Best Management
Practices Handbook, prepared by Storm Water Quality Task Force, Santa Clara
Valley Water District.
Conditions of Approval -Planning Commission Meeting of January 28, 1997
S 96-16 - 50, 98 and 110 Curtner Avenue
Page 4
13. Building Division Requirements: Applicant shall comply with all Building Code
requirements, obtain necessary permits as determined by the Building Division and
additionally comply with the following:
For S-l/R-3 Occupancies, Type II-N Construction, the basic total allowable square
footage = 67,000 square feet, given a maximum of 33,600 square feet per floor
(UBC 505.3, 504.2).
b. A maximum of two (2) stories is allowed, unless the building is sprinklered. If the
building is sprinklered, one (1) additional story may be' allowed.
Co
Automatic sprinklers are required when there is less than 20 sq. ft. of openings in
50 linear feet of exterior wall. (Note: If less than 20 sq. fr. of openings, area and
height increases might not be allowed in addition to satisfaction of this
requirement). UBC 904.2.2.
d. One (1) hour fire resistive construction required if exterior if exterior wall is less
than twenty (20) feet from (assumed) property line. UBC T-3B.
e. One (1) hour occupancy separation required between walls, floor and ceiling of R-
3 and all parts of S-1 occupancy. UBC T-3B.
f. Maximum allowable square footage for a Type II-1Hr building is 100,800 square
feet (50,400 sq. fi. per floor).
14. Central Fire Protection District Requirements: Applicant shall obtain any permits
and/or approvals as determined necessary by the Central Fire Protection District prior
to the issuance of any building permits for the site and shall additionally comply with
the following:
The required fire flow is 5,550 GPM at 20 psi. residual pressure. This required fire --
flow is not available from area fire hydrant(s) which are spaced at the required
spacing. This is based on a Type V-One Hour Construction building. The
applicant shall, be required .to meet the required fire flow as deemed necessary by
the Central Fire Protection District prior to issuance of any building permits for the
subject site.
bo
Buildings requiring a fire flow in excess of 2,000 GPM shall be equipped
throughout with an approved automatic fire sprinkler system. The fire sprinkler
systems shall conform to the National Fire Protection Standard #13, 1994 Edition,
without the use of exceptions.
Conditions of Approval - Planning Commission Meeting of January 28, 1997
S 96-16 - 50, 98 and 110 Curmer Avenue
Page 5
go
jo
The required fire flow may be reduced up to 50% in buildings equipped with
automatic fire sprinkler systems, but can be no less than 1500 GPM. Therefore,
the final required fire flow is 2,750 GPM at 20 psi. residual pressure. This flow
may be taken from the two closest public fire hydrants so long as they are spaced
at a maximum spacing of 250 feet.
Provide access roadways with a paved all weather surface and a minimum width of
20 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius
of 42 feet outside and 27 feet inside, and a maximum slope of 15%. Installations
shall conform with Fire District Standard Details and Specifications A-1.
Provide two (2) private fire hydrants at locations to be determined jointly by the
Central Fire District. Maximum hydrant spacing shall be 250 feet and the
minimum single flow hydrant shall be 1500 GPM at 20 psi. residual pressure.
Plans for fire apparatus access roads and fire hydrant systems shall be submitted to
the Fire District for review and approval prior to construction. Permits are
required for the installation of all Private Water Supply, Tank and Hydrant
Systems and must be issued to contractors prior to the start of installation of such
systems.
Required fire hydrant(s) and paved all weather surface roadway installations shall
be in place and accepted by the Fire District prior to the start of combustible
framing. Bulk construction materials shall not be delivered to the site until the
hydrants and roadways have been accepted by the Fire District. Clearance for
building permits will not be given until such time as this requirement is addressed
by the developer.
When open, gates shall not obstruct any portion of the required access roadway or
driveway width. If provided, all locks shall be Fire District approved.
Installations shall conform with Fire District Standard Details and Specifications
G-1.
Provide marking for all roadways within the project. Markings shall be (1) by Fire
Di.s. trict approved signs, (2) outlining the area in red, with the words "FIRE
LANE" in a contrasting color, or (3) by a red curb with the letters "FIRE LANE"
marked along the curb at a maximum of 25 foot intervals. Installation shall also
conform to the Local Government Standards.
The building appears to be over the allowable area. Provide calculations to show
allowable area or show details where Area Separation Walls will be placed.
Conditions of Approval - Planning Commission Meeting of January 28, 1997
S 96-16 - 50, 98 and 110 Curtner Avenue
Page 6
15. Demolition Permit: Applicant is required to obtain a demolition permit, subject to
review and approval by the Building Official, prior to the demolition of any structures
on site.
16.. Parking and Driveways: All parking and driveways shall be developed in accordance
~ with Chapter 21.50 of the Campbell Municipal Code, including parking modifications
as approved by the City.
17. Americans With Disabilities Act: All improvements shall conform to the
requirements of the Americans with Disabilities Act.
18. Lighting: Any lighting for use within the site shall be so arranged and shielded so that
light will be reflected away from the adjacent residential properties, and so that there
will be no glare which will cause um'easonable annoyance to occupants to properties
in such residential neighborhoods or otherwise interfere with the public health, safety
and/or welfare of the adjacent residents.
19. Hours of Operation: The hours of operation for the office shall be limited to the hours
of 7:00 a.m. to 7:00 p.m., 7 days a weeks. The general hours of operation for
customer access to the facility shall be limited to the hours of 7:00 a.m. to 9:00 p.m.,
7 days a week. Access into the facility outside of the general hours of operation shall
be permitted by appointment only.
20. Signage: A sign application shall be submitted to the Community Development
Department in accordance with the provisions of the Sign Ordinance. No sign shall
be permitted until the application is approved and a permit iSissued.
21. Screening: The applicant shall provide screening along all property lines of the
project site adjacent to residential properties in the form of a masonry wall not less
than six (6) feet in height.
22. Truck Maneuvering: The applicant shall demonstrate on plans prior to issuance of --
building permits that tracks can adequately maneuver into and out of the truck
parking spaces designated along the northeast comer of the building. If the applicant
is not .able to demonstrate adequate truck maneuvering from these parking spaces, the
applicant shall replace these truck parking spaces with a landscaped planter.
Attachment No. 3
FINDINGS FOR APPROVAL OF FILE NO. UP 96-18
SITE ADDRESS: 50, 98 and 110 Curtner Avenue
APPLICANT: Pacific States Capital Corporation
P.C. MEETING: January 28, 1997
Findings for Approval of a Use Permit to allow a 1,000 square foot on-site manager's
living unit in conjunction with a proposed mini-storage facility
The Planning Commission finds as follows with regard to File No. UP 96-18:
1. The proposed on-site manager's living unit is an ancillary use to the permitted mini-
storage facility.
2. The proposed living unit is consistent with the Zoning Ordinance and the General
Plan with the approval of a Conditional Use Permit.
3. The on-site manager's living unit is a necessary and standard component of the
facility for security purposes.
4. The proposed on-site manager's living unit is limited to 1,000 square feet in area, in
compliance with ordinance standards for said uses.
Based on the foregoing findings of fact, the Planning Commission further finds and
concludes that:
o
o
The establishment, maintenance or operation of the use applied for will not be
detrimental to the health, safety, peace, morals, comfort or general welfare of persons
residing or working in the neighborhood of such proposed use, or be detrimental or
injurious to property and improvements in the neighborhood or to the general welfare
of the City.
The proposed site is adequate in size and shape to accommodate the proposed project
and will integrate well with the existing uses in the surrounding area as it will be
incorporated into the mini-storage building.
The proposed site is adequately served by streets of sufficient capacity, subject to the
proposed public street improvements required by the Public Works Department, to
carry the kind and quantity of traffic the proposed use would generate.
4. The proposed use is compatible with the uses in the area.
Attachment No. 4
CONDITIONS OF APPROVAL FOR FILE NO. UP 96-18
SITE ADDRESS: 50, 98 and 110 Curtner Avenue
APPLICANT: Pacific States Capital Corporation
P.C. MEETING: January 28, 1997
The applicant is hereby notified, as part of this application, that he/she is required to meet
th~ following conditions in accordance with the Ordinances of the City of Campbell and
the State of California. 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.
Approved Plans: Approval is granted for a Conditional Use Permit to allow a
maximum 1,000 square foot on-site manager's living unit within a proposed mini-
storage facility for security purposes on properties located 50, 98 and 110 Curtner
Avenue. Project shall substantially comply with project plans submitted, except as
herein modified by the Planning Commission.
2. Building Division Requirements: Applicant shall comply with all Building Code
requirements and obtain necessary permits as determined by the Building Division.
3. Central Fire District: Applicant shall comply with all requirements and obtain any
necessary approvals and/or permits as deemed necessary by the Central Fire District.