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Use Permit - 20001777 Hamilton Ave., #100 San Jose, CA 95125 (408) 266-0430 FAX (408) 266-0435 March 28, 2000 Tim Haley Planner City of Campbell 70 No. First St. Campbell, CA 95008 Re: PLN2000-15 195 E. Sunnyoaks Ave. Dear Tim, I was the Realtor who handled the sale when Jim and Geri Steffenson bought the above mentioned property in Oct. 1988. At that time there was an apartment in the building, it had been used be by the former owner (Dr. King and Dr. Nelson) for an employee, to watch and feed the animals, as they were veterinarians. The building was built in 1962 for Dr. King and Dr. Nelson and I understand that the apartment was built at that time. The Steffensons rented the apartment to an employee when they owned the building. At~er the employee lea the company he and his family continued to live there and pay rent. They moved out at the time the Van Hoosers bought the building last year. O CITY OF CAMPBELL Community Development Department · Current Planning March 30, 2000 Norcal Vocational, Inc. Attn: Kevin O'Connor/Ron Beutler 1671 Dell Avenue, g:207 Campbell, CA 95008 Re: PLN2000-15 - 195 E. Sunnyoaks Avenue - Norcal Vocational, Inc. Dear Applicant: Please be advised that the Planning Commission, at its meeting of March 28, 2000, adopted Resolution No. 3263 approving a Conditional Use Permit to allow the establishment of an activity center providing jobs and job training for developmentally disabled adults on the above referenced property. This approval is effective in ten days, unless~ appealed in writing to the City Clerk, 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, please do not hesitate to contact me at (408) 866-2140. Sincerely, Tim J. Haley Associate Planner cc: John & Vida Vanhooser (Property Owner) 2907 Almaden Blvd. San Jose, CA 95125 Frank Mills, Building Division Harold Housely, Public Works Department Wayne Hokanson, S.C. County Fire Department 70 North First Street · Campbell, California 95008.1423 - TEL 408.866.2140 · FAX 408.866.8381 - TDD 408.866.2790 RESOLUTION NO. 3263 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A CONDiTIONAL USE PERMIT (PLN2000-15) TO THE ESTABLISHMENT OF AN ACTIVITY CENTER PROVIDING JOBS AND JOB TRAINING FOR DEVELOPMENTALLY DISABLED ADULTS ON PROPERTY LOCATED AT 195 E. SUNNYOAKS AVENUE IN AN M-1-S (LIGHT INDUSTRIAL) ZONING DISTRICT. APPLICATION OF MR. RON BEUTLER, ON BEHALF OF NORCAL VOCATIONAL INC. FILE NO. PLN2000-15. 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 PLN2000-15: The proposed activity center and living unit is consistent with the industrial land use designation of the General Plan and the M- 1-S (Light Industrial) zoning designation for the site with approval of a Use Permit. 2. The proposed use is located within an established industrial neighborhood and is compatible with the surrounding development and uses. 3. The site is located in reasonable proximity toparks, industrial areas and circulation facilities necessary to support the proposed use. 4. The proposed activity center hours of 8:30 a.m. to 4:30 p.m. are typical of industrial uses in the vicinity. 5. The parking and loading facilities of the activity center will adequately address the parking needs of the subject site and use. 6. The proposed building is of an adequate size and is so improved to accommodate the requested use. Based on the foregoing findings of fact, the Planning Commission further finds and concludes that: The proposed project will aid in the enhancement and the harmonious development of the immediate area. The establishment, maintenance, or operation of the use will not be detrimental to the public health, safety, peace, morals, comfort or general welfare of persOns residing or working in the neighborhood of such proposed use, or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. Planning Commission Re~ .ation No. 3263 PLN2000-15 (UP) -- 195 E. Sunnyoaks Avenue- Norcal Vocational, Inc. Page 2 2. The subject site is adequate in size and shape to accommodate the proposed use. 3. The subject site is adequately served by streets of sufficient capacity to carry the kind and quantity of traffic such uses would generate. 4. The proposed project is compatible with the adjacent land uses and the surrounding neighborhood. 5. The establishment of an activity center as requested will not create a nuisance due to noise, litter, vandalism, traffic or other factors; 6. The establishment will not significantly disturb the peace and enjoyment of nearby residential neighborhood; and 7. The establishment will not significantly increase the demand on city services. 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 Use Permit (Plan 2000-15) to allow the establishment of an activity center providing jobs and job training for developmentally disabled adults and a 552 square foot caretaker's unit in an existing office/warehouse building on property located at 195 E. Sunnyoaks Avenue. Approval shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval contained herein: A. Site plan of the proposed center store dated February 13, 2000. B. Floor plan of the proposed center store dated February 13, 2000. C. Landscape Plan dated February 13, 2000. D. Applicant's operational description limiting care to 40 clients and 13 staff members. E. The caretaker's unit shall be limited to use by an employee of the facility and shall not be otherwise rented as an apartment unit and shall be limited to 552 square feet in area. Planning Commission Reo,~,ution No. 3263 PLN2000-15 (UP) -- 195 E. Sunnyoaks Avenue - Norcal Vocational, Inc. Page 3 2. Hours of operation: The hours of operations shall be limited to 8:00 a.m. to 5:00 p.m., Monday - Sunday (7 days a week) unless a conditional use permit is obtained for late night operational hours beyond those hours. 3. Building Division Requirements: Prior to the issuance of building permits, the applicant shall comply with all Building Code requirements and obtain necessary permits as determined by the City's Building Division. Location of Mechanical Equipment: No new roof-mounted and/or ground level mechanical equipment, i.e. air conditioning units, shall be located on the building without providing architectural screening of the mechanical equipment from public view. Screening material and method shall require review and approval by the Community Development Director prior to the installation of such mechanical equipment. o Signing: The existing non-conforming freestanding sign shall be removed or modified. No signing is permitted as a part of this approval. Any new signage shall require approval of a sign permit as required by Chapter 21.53 of the Campbell Municipal Code. No new signing shall be installed until a sign permit has been approved and granted. Utilities: All new on-site utilities shall be installed underground per section 20.36.150 of the Campbell Municipal Code for any remodeled buildings. Applicant shall comply with all plan submittals, permitting and fee requirements of the serving utility company. Garbage Collection: Trash containers of a size and quantity necessary to serve the proposed use shall be located in areas approved by the Fire Department and the Community Development Director and shall be designed to be architecturally compatible with the building and use with which it is associated. All trash enclosures are to be constructed at grade level and have a level area adjacent to the trash enclosure area to service these containers. 8. Park Impact Fee: Prior to residential occupancy, the applicant shall pay a Park Impact Fee of $ 5,635 for the caretaker's residential unit. FIRE DEPARTMENT 9. Acceptability of Site Access and Water Supply: Review of this developmental proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 10. Change in Site Use: As this submittal does not propose any building modification, the fire department site access and water supply issues are not impacted. However, as the submittal does propose an apparent change in use, from a general office occupancy to one of "day care", the following may be applied: Planning Commission Res.__ation No. 3263 PLN2000-15 (UP) -- 195 E. Sunnyoaks Avenue- Norcal Vocational, Inc. Page 4 A. Fire Alarm System: Provide an approved fire alarm system compliant with the 1998 California Building Code. B. Exiting: Provide approved exiting compliant with the 1998 California Building Code. C. Living Area Use: Identify the Purpose of the "living" area located within the building. Who is to use this area, clients or staff ? Provide Form 850: Provide a copy of the Form 850 issued by the State of California Department of Social Services for the purpose of obtaining fire department clearance prior to occupancy. Building Department Approvals: Any proposed construction for this site shall be submitted to the City of Campbell Building Department for review and approval. This department (County Fire) will likewise be copied on any such submittal and shall receive a full and separate review at that time. Fo Hazardous Materials Facility Closure: The applicant shall ensure that the hazardous materials facility closure has been properly completed by the previous occupant. As of 1/19/2000, an application to close the facility has been applied for. No final action has been determined as of 1/24/2000 by this department (County Fire). The applicant shall supply a written resP9nse to the above-noted comments prior to occupancy. ·. BUILDING DIVISION i 1. Permits Required: A building permit application shall be required for the proposed change in use of the structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 12. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 13. Size of Plans: The maximum size of construction plans submitted for building permits shall be 24 in. x 36 in. 14. Site Plan: A competently prepared site plan shall be submitted and approved prior to issuance of building permit. The plan shall reflect site drainage and parking and shall address how access is provided from the public way. 15. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permits, in accordance Planning Commission Rez_.ation No. 3263 PLN2000-15 (UP) -- 195 E. Sunnyoaks Avenue -Norcal Vocational, Inc. Page 5 with U.B.C. Section 106.3.5. the Building Department. Please obtain City of Campbell, Special Inspection forms from Non-Point Source Pollution Control Program: The City of Campbell, standard Santa Clara Valley Non-Point Source Pollution Control Program specification sheet shall be part of plan submittal. The specification sheet (size 24" x 36") is available at the Building Division service counter. 17. Title 24 Accessibility - Commercial: On site general path of travel shall comply with the latest California Title 24 Accessibility Standards. Work shall include but not be limited to accessibility to building entrances from parking facilities and sidewalks. 18. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship exemption clause shall blue-line completed, City of Campbell "20%" exemption form on submitted construction plans. Form is available at the Building Department. 19. Approvals Required: The project requires the following agency approvals prior to issuance of the building permit: A. Santa Clara County Fire Department 20. Change of Occupancy: Proposed change of occupancy requires full review of all code requirements required of new proposed use. · PUBLIC WORKS 21. Storm Drain Area Fee: Prior to issuanc~ of any approvals, the applicant shall pay the required Storm Drain Area fee of $1,043.00. PASSED AND ADOPTED this 28th day of March, 2000, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Francois, Gibbons, Hernandez, Jones, Kearns, Lindstrom, Lowe None None None APPROVED: Elizabeth Gibbons, Chair ATTEST: Sharon Fierro, Secretary Planning Commission Minutes of March 28, 2000 Page 2 AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda modifications or postponements. ORAL REQUESTS There were no oral requests. PUBLIC HEARING Chairperson Gibbons read Agenda Item No. 1 into the record. PLN2000-15 Beutler, R. Public Hearing to consider the application of Mr. Ron Beutler, on behalf of Norcal Vocational Inc., for a Conditional Use Permit (PLN2000-15) to allow the establishment of an activity center providing jobs and job training for developmentally disabled adults and allowing an on-site caretaker's living unit on property located at 195 E. Sunnyoaks Avenue in an M-1-S (Light Industrial) Zoning District. This project is Categorically Exempt. Planning Commission decision final, unless appealed in writing to the City Clerk within 10 days. Mr. Tim J. Haley, Associate Planner, presented the staff report as follows: · Advised that the applicant is seeking a Conditional Use Permit to allow the establishment of an activity center for developmentally disabled adults · Stated that there will be 40 clients, from the ages of 18 through 59, and 13 staff. · Advised that the frontage of the building, formerly occupied by a termite control business, will be re-landscaped. · Said that 20 parking spaces are provided which is more than adequate. · Informed that the hours of operation are 8:30 a.m. to 4 p.m. for staff and 9 a.m. to 3 p.m. for clients. · Stated that the applicant also seeks approval for the use of an on-site caretaker's unit, which is existing on site. · Surrounding uses are mini storage facilities to the north, east and west and mixed-use industrial to the south. · Recommended adoption of a Resolution approving this project as it is compatible with the surrounding uses in the area. Chairperson Gibbons asked if the Use Permit to allow this use is good only for this specific applicant. Mr. Tim J. Haley advised that the Use Permit runs with the property not the applicant. Commissioner Lowe asked why a living unit is needed on this site. Mr. Tim J. Haley advised that the 500 square foot living unit is existing and the applicant wants to have a caretaker on site to oversee the equipment and to be available in case of emergency. Planning Commission Minutes of March 28, 2000 Page 3 Chairperson Gibbons opened the Public Hearing for Agenda Item No. 1. Mr. Robert Stinson, Applicant's Representative: · Thanked staff and SARC members for their consideration of this project. · Stated that he was available for any questions. Commissioner Lowe asked for further information about the need for an on-site living unit. Mr. Robert Stinson advised that since it is an existing living unit, that has until just recently been inhabited, the applicants want to continue its use for security purposes for the site. Mr. Glenn Kinsey, Property Owner's Representative, K&K Realty, Inc., 1777 W. Hamilton Avenue, #100, San Jose: · Asked that the requirement for Storm Drain Fee be removed as this is an old building and such fees must have been paid in the past. · Added that the apartment on site has been there for many years and represents an affordable housing unit for the City. · Advised that the living unit was built when a veterinarian occupied the site. Commissioner Lowe asked staff if having an on-site living unit is acceptable. Ms. Sharon Fierro, Interim Community Development Director: · Advised that the request to use the on-site living unit is reasonable. · Added that the Conditions mandate that the inhabitant of this living unit must be an employee of the business. Should a non-employee occupy the unit, this would be a violation of the Use Permit and could result in a hearing to rescind the Use Permit approval. Ms. Susan Savage, Norcal Vocational, Inc., 1427 Monte Marie Avenue, Novato: · Stated that they would not be renting out the apartment. An employee will occupy the unit to provide on-site security for their expensive equipment and to be available should a client have an emergency. Mr. Glenn Kinsey added that in the interests of the property owner, this living unit should be allowed to be occupied in the future even if another occupant later leases the space. Ms. Sharon Fierro advised that the living unit is located in an industrial area and can only be used to support the business operating there. As is the case with this current application, only an employee of the occupying business can inhabit this living unit as a part of conducting that business. Commissioner Lowe asked for clarification about the requirement for a Storm Drain Fee. Planning Commission Minutes of March 28, 2000 Page 4 Mr. Tim J. Haley advised that this is a standard requirement from the Public Works Department. If the property owner can demonstrate that they have already paid into the Storm Drain Fee account, the Public Works Department would be satisfied that this Condition has been met. Commissioner Lowe expressed his appreciation in seeing a site with more parking than required, something that does not occur often. Chairperson Gibbons closed the Public Hearing for Agenda Item No. 1. Motion: Upon motion of Commissioner Lindstrom, seconded by Commissioner Hernandez, the Planning Commission Adopted Resolution No. 3263 approving a Conditional Use Permit (PLN2000-15) to allow the establishment of an activity center providing jobs and job training for developmentally disabled adults and allowing an on-site caretaker's living unit on property located at 195 E. Sunnyoaks Avenue, by the following roll call vote: AYES: Francois, Gibbons, Hernandez, Jones, Kearns, Lindstrom, Lowe NOES: None ABSENT: None ABSTAIN: None Chairperson Gibbons advised that this item is final in 10 days unless appealed in writing to the City Clerk. Chairperson Gibbons read Agenda Item No. 2 into the record. 2 PLN2000-07 Johnson, W. Public Hearing to consider the application of Mr. Wayne Johnson for a Modification (PLN2000-07) to a previously-approved Conditional Use Permit (UP 70-03) to allow the remodel of an existing car wash on property located at 125 S. San Tomas Aquino Road in a C-2-S (General Commemial) Zoning District. This project is Categorically Exempt. Planning Commission decision final, unless appealed in writing to the City Clerk within 10 days. Ms. Darcy Smith, Planner I, presented the staff report as follows: · Advised that the applicant is seeking approval of a Modification to a previously-approved Conditional Use Permit to allow the remodel of an existing car wash located at 125 S. San Tomas Aquino Road within the Kirkwood Auto Center. · The proposed use is consistent with the General Plan Land Use and with the C-2-S (General Commercial) Zoning District where this use is permitted with a Use Permit. · The proposed remodel includes a 42 square foot drive through cashier building; 2,000 square feet of trellis across the driveway and attached to the buildings; new planting islands; and a new fence and arbor. U...~~ ' · ORCH AS~ ' ITEM NO. 1 STAFF REPORT - PLANNING COMMISSION MEETING OF March 28, 2000 (PLN 2000-15) Beutler, R. Public Hearing to consider the application of Mr. Ron Beutler, on behalf of Norcal Vocational Inc., for approval of a Conditional Use Permit (PLN 2000-15) to allow the establishment of an adult activity center and on-site living unit on property located at 195 Sunnyoaks Avenue in a M-1-S (Light Industrial) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following action: Adopt a Resolution, incorporating the attached findings, approving a Conditional Use Permit to allow the establishment of an adult activity center and an on-site living unit, subject to the attached Conditions of Approval. ENVIRONMENTAL DETERMINATION This project is categorically exempt under Section 15301 class l(a) (existing facilities) of the California Environmental Quality Act; therefore, no environmental action is required. PROJECT DATA Net Acres: 18,075 square feet .41 net acres Square feet Percent Net Building Coverage: 4,509 25% Landscaping: 2,810 15.5% Paving 10,730 59% Parking Provided: 20 parking spaces Parking Required: Training Center 2,832 sq. ft. @ 1:200 Storage 980 sq. ft @ 1:400 Living unit 552 sq. ft @ 2 per unit 14 2.4 2 18.4(19) Hours of Operation: Monday - Saturday 8:30 a.m. to 4:00 p.m. for staff Monday - Saturday 9:00 a.m. to 3:00 p.m. for clients Staff Report-Planning Commission Meeting of March 28, 2000 PLN 2000-15 - 195 E. Sunnyoaks Avenue-Norcal Vocational, Inc. Page 2 DISCUSSION Applicant's Proposal: The applicant, Ronald Beutler, is requesting approval of Use Permit (PLN 2000-15) to allow the establishment of an activity center for adults with developmental disabilities and an on site living unit in an existing office/industrial building located at 195 E. Sunnyoaks Avenue. The site was previously used as an office for a termite control business. The proposed center would be located on the north side of East Sunnyoaks Avenue just south of San Tomas Expressway. The project site is bounded by mini-storage uses to the east, west and north and various industrial uses to the south. ANALYSIS General Plan Designation: The General Plan land use designation for the project site is industrial. The proposed activity center use is consistent with the industrial land use designation of the site. Zoning Designation: The zoning designation for the project site is M-1-S (Light Industrial). A Conditional Use Permit is required for the establishment of a philanthropic or care facility and an on-site living unit within any zoning district. The proposed use is a permitted use, subject to a Conditional Use Permit approval. Activity Center Use: The proposed center is intended to be a community oriented business providing jobs and job training services to its clients. Clients have been identified as individuals ranging in age from 18-59 years of age with various developmental disabilities. The proposed facility is licensed by the California Department of Social Services and is funded by the State of California Department of Developmental Services. The maximum census at the site would be 53 individuals including 40 clients (30 ambulatory/10 non ambulatory) and 13 staff. Parking and Circulation: Clients would arrive at the site via hired carriers and vans and by private vehicles. The typical client does not operate a vehicle. The applicant has submitted a site plan depicting 20 parking spaces thus exceeding the anticipated parking demand for the site of 19 spaces. Landscaping: The site plan illustrates that approximately 15 percent of the site will be landscaped. This percentage of landscaping well exceeds the minimum percentage of 8 percent required for industrial uses. The applicant has submitted a landscaping plan that adequately addresses the landscaping needs for this project. Operational Hours: Staffing hours are proposed from 8:30 a.m. to 4 p.m. and the hours of 9:00 a.m. to 3:30 p.m. for client services. The operational hours are typical to most industrial and office uses in the neighborhood. Living Unit: The applicant is requesting approval of a 552 square foot caretaker's unit. The proposed unit represents approximately 12 percent of the building area and is considered incidental to the primary use of the site. Staff Report-Planning Commission Meeting of March 28, 2000 PLN 2000-15 - 195 E. Sunnyoaks Avenue-Norcal Vocational, Inc. Page 3 Staff is supportive of the applicant's request in that this use is compatible with other industrial uses found in this neighborhood. Additionally, the project site has sufficient size and improvements to accommodate the requested activity center use. Police Department Review: The Campbell Police Department has reviewed the application and has no concerns or objections to the proposed center. Architectural Modifications/Signing: The applicant has not submitted any proposed changes to the building elevations. The project site currently has a non conforming freestanding sign. Staff is recommending that the applicant process a sign permit for any new facility signing and that the existing freestanding sign be removed or modified. Site and Architectural Review Committee: The Site and Architectural Review Committee review this proposal at its meeting of March 14, 2000 and was supportive of the applicant's request. Attachments: 1. Findings for approval of PLN 2000-15 2. Conditions of Approval for PLN 2000-15 3. Operational Description -Norcal Vocational, Inc. 4. Exhibits 5. Location Map Prepared by: ~~e Planner Approved by: ~ ~ Sharon Fierro, Interim Community Development Director Attachment # 1 FINDINGS FOR APPROVAL OF FILE NO. PLN 2000-15 SITE ADDRESS: 195 E.Sunnyoaks Avenue APPLICANT: Norcal Vocational, Inc. P.C. MEETING: March 28, 2000 Findings for Approval of Use Permit (PLN 2000-15) to allow establishment of an adult activity center and caretakers unit in existing office/warehouse building The Planning Commission finds as follows with regard to File No. PLN 2000-15(UP): The proposed activity center and living unit is consistent with the industrial land use designation of the General Plan and the M- 1-S (Light Industrial) zoning designation for the site with approval of a Use Permit. 2. The proposed use is located within an established industrial neighborhood and is compatible with the surrounding development and uses. 3. The site is located in reasonable proximity to parks, industrial areas and circulation facilities necessary to support the proposed use. 4. The proposed activity center hours of 8:30 a.m. to 4:30 p.m. are typical of industrial uses in the vicinity. 5. The parking and loading facilities of the activity center will adequately address the parking needs of the subject site and use. 6. The proposed building is of an adequate size and is so improved to accommodate the requested use. Based on the foregoing findings of fact, the Planning Commission further finds and concludes that: The proposed project will aid in the enhancement and the harmonious development of the immediate area. The establishment, maintenance, or operation of the use will not be detrimental to the public health, safety, peace, morals, comfort or general welfare of persons residing or working in the neighborhood of such proposed use, or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. Findings - Planning Commission Meeting of March 28, 2000 195 E. Sunnyoaks Avenue - PLN 2000-15 (UP) Page 2 2. The subject site is adequate in size and shape to accommodate the proposed use. 3. The subject site is adequately served by streets of sufficient capacity to carry the kind and quantity of traffic such uses would generate. 4. The proposed project is compatible with the adjacent land uses and the surrounding neighborhood. 5. The establishment of an activity center as requested will not create a nuisance due to noise, litter, vandalism, traffic or other factors; 6. The establishment will not significantly disturb the peace and enjoyment of nearby residential neighborhood; and 7. The establishment will not significantly increase the demand on city services. Attachment #2 PLANNING COMMISSION CONDITIONS OF APPROVAL FOR FILE NO. PLN 2000-15 SITE ADDRESS: 195 W. Sunnyoaks Avenue APPLICANT: Norcal Vocational, Inc. P.C. MEETING: March 28, 2000 The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinances of the City of Campbell and the State of California. 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 Use Permit (Plan 2000-15) to allow the establishment of an adult activity center and a 552 square foot caretaker's unit in an existing office/warehouse building on property located at 195 E. Sunnyoaks Avenue. Approval shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval contained herein: A. Site plan of the proposed center store dated February 13, 2000 B. Floor plan of the proposed center store dated February 13, 2000 C. Landscape Plan dated February 13, 2000, and D. Applicant's operational description limiting care to 40 clients and 13 staff members. E. The caretaker's unit shall be limited to use by an employee of the facility and shall not be otherwise rented as an apartment unit and shall be limited to 552 square feet in area. Hours of operation: The hours of operations shall be limited to 8:00 a.m. to 5:00 p.m., Monday - Sunday (7 days a week) unless a conditional use permit is obtained for late night operational hours beyond those hours. o Building Division Requirements: Prior to the issuance of building permits, the applicant shall comply with all Building Code requirements and obtain necessary permits as determined by the City's Building Division. Location of Mechanical Equipment: No new roof-mounted and/or ground level mechanical equipment, i.e. air conditioning units, shall be located on the building without providing architectural screening of the mechanical equipment from public view. Screening material and method shall require review and approval by the Community Development Director prior to the installation of such mechanical equipment. o Signing: The existing non-conforming freestanding sign shall be removed or modified. No signing is permitted as a part of this approval. Any new signage shall require approval of a sign permit as required by Chapter 21.53 of the Campbell Municipal Code. No new signing shall be installed until a sign permit has been approved and granted. Conditions of Approval - PLN2000-15 195 E. Sunnyoaks Avenue Page 2 Utilities: All new on-site utilities shall be installed underground per section 20.36.150 of the Campbell Municipal Code for any remodeled buildings. Applicant shall comply with all plan submittals, permitting and fee requirements of the serving utility company. Garbage Collection: Trash containers of a size and quantity necessary to serve the proposed use shall be located in areas approved by the Fire Department and the Community Development Director and shall be designed to be architecturally compatible with the building and use with which it is associated. All trash enclosures are to be constructed at grade level and have a level area adjacent to the trash enclosure area to service these containers. 8. Park Impact Fee: Prior to residential occupancy, the applicant shall pay a Park Impact Fee of $ 5,635 for the caretaker's residential unit. FIRE DEPARTMENT 9. Acceptability of Site Access and Water Supply: Review of this developmental proposal is limited to acceptability of site access and water supply as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 10. Change in Site Use: As this submittal does not propose any building modification, the fire department site access and water supply issues are not impacted. However, as the submittal does propose an apparent change in use, from a general office occupancy to one of "day care", the following may be applied: A. Fire Alarm System: Provide an approved fire alarm system compliant with the 1998 California Building Code. B. Exiting: Provide approved exiting compliant with the 1998 California Building Code. C. Living Area Use: Identify the Purpose of the "living" area located within the building. Who is to use this area, clients or staff ? D. Provide Form 850: Provide a copy of the Form 850 issued by the State of California Department of Social Services for the purpose of obtaining fire department clearance prior to occupancy. E. Building Department Approvals: Any proposed construction for this site shall be submitted to the City of Campbell Building Department for review and approval. This department (County Fire) will likewise be copied on any such submittal and shall receive a full and separate review at that time. F. Hazardous Materials Facility Closure: The applicant shall ensure that the proper hazardous materials facility closure has been properly completed by the previous occupant. As of 1/19/2000, an application to close the facility has been applied for. No final action has been determined as of 1/24/2000 by this department (County Fire). The applicant shall supply a written response to the above-noted comments prior to occupancy. Conditions of Approval - PLN2000-15 195 E. Sunnyoaks Avenue Page 3 BUILDING DIVISION 11. Permits Required: A building permit application shall be required for the proposed change in use of the structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 12. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 13. Size of Plans: The maximum size of construction plans submitted for building permits shall be 24 in. x 36 in. 14. Site Plan: A competently prepared site plan shall be submitted and approved prior to issuance of building permit. The plan shall reflect site drainage and parking and shall address how access is provided from the public way. 15. Special Inspections: When a special inspection is required by U.B.C. Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permits, in accordance with U.B.C. Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Department. 16. Non-Point Source Pollution Control Program: The City of Campbell, standard Santa Clara Valley Non-Point Source Pollution Control Program specification sheet shall be part of plan submittal. The specification sheet (size 24" x 36") is available at the Building Division service counter. 17. Title 24 Accessibility - Commercial: On site general path of travel shall comply with the latest California Title 24 Accessibility Standards. Work shall include but not be limited to accessibility to building entrances from parking facilities and sidewalks. 18. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship exemption clause shall blue-line completed, City of Campbell "20%" exemption form on submitted construction plans. Form is available at the Building Department. 19. Approvals Required: The project requires the following agency approvals prior to issuance of the building permit: A. Santa Clara County Fire Department 20. Change of Occupancy: Proposed change of occupancy requires full review of all code requirements required of new proposed use. PUBLIC WORKS 21. Storm Drain Area Fee: Prior to issuance of any approvals, the applicant shall pay the required Storm Drain Area fee of $1,043.00. NorCal VOCATIONAL, INC. 1671 Dell Ave, Suite 207, Campbell CA 95008(408) 379-4055 IDENTIFYING INFORMATION: Campbell Day Activity Center 195 E. Sunny Oaks Avenue Campbell, CA 95008 (408) 379-4055 DAYS AND I-IOURS OF OPERATION: Monday through Friday throughout the twelve months of the year. Client hours: 9:00a.m. to 3:00p.m. Staffhours: 8:30a. m. to 4:30p.m. PROGRAM DESCRIPTION: Combination of on-site and community based work for adults ages 18-59 Client census (when at proposed capacity): 30 ambulatory / 10 non-ambulatory Staff census (when at proposed capacity): 13 Maximum site census: 53 Transportation: Clients transported by hired carrier; staffby private vehicles LICENSES AND CERTIFICATIONS: Licensed by the state of California Department of Social Services Funded by the state of California Department of Developmental Services Vendored by San Andreas Regional Center NorCal Vocational is a local non-profit organization that provides services to individuals with varying degrees of developmental disabilities. The proposed site at 195 E. Sunny Oaks Avenue in Campbell is intended to be used as a community oriented business where we can provide jobs and job mining to individuals who have been identified by the San Andreas Regional Center as being able to benefit fi.om this vocational service. The individuals targeted to participate at the Sunny Oaks site either currently participate in a similar service or have recently graduated from special education services and are in need of vocational services. They are familiar with and use public resources such as public transportation, convenience stores and libraries and are able to maintain positive interface with their community neighbors. Job training in the broad sense of the word is the purpose of the proposed service and will entail hands on instruction in such vocational pursuits as janitorial work, light clerical work and assembly and packaging. Additional training in the development of textile arts skills will also take place. In order to provide a sufficient intensity of training there will be one staff for every three participants. These staff will supervise and accompany the participants during all center activities, either or on off site. While it is tree that many of the participants are independent in the community, program guidelines demand their supervision while at the center. No participants will be on site after 4:30p.m. and the attached in-law apartment will be used by staff only. This site was chosen because of the versatility and location of the physical plant. The breakdown of space allows for a number of training opportunities for the participants and the proximity to other service industries (T-shirt shop, record store, and deli) offers potential work sites. Additionally, the NorCal Regional office is located nearby on Dell Avenue. It is our hope that the proposed center will be an improvement to the vacant and unkempt property as it stands today. In addition to being a deterrent to vagrants, the populated center will offer modest upgrades to the existing landscape and appearance of the plot and structure. For those reasons in tandem with the overriding need for job services for the handicapped in the Campbell area, it is our belief that this project warrants approval. Unlike other local businesses, this endeavor will be regulated not only by local city ordinances but also by the Department of Social Services and the San Andreas Regional Center who monitor for quality assurance at least quarterly. Since all the workers identified for this type of work do not drive vehicles, they will be brought to the site in vans driven by non-disabled workers at 9:00 a.m. and leave for home at 3:00 p.m. With the transportation occurring two times per day, the worker activity will not significantly impact upon the traffic in the neighborhood. City of Campbell -- Community Development Department 70 N. First Street, Campbell~ CA 95008 MEMORANDUM To: From: Subject: Site and Architectural Review Committee Date: Tim Haley 195 E. Sunnyoaks Avenue - Norcal Vocational Inc. March 14, 2000 Proposal: The applicant is requesting approval of a use permit to allow the establishment of an adult activity center and caretakers quarters in an existing office/warehouse building located on the subject property. The project site is located within an industrial neighborhood just south of San Tomas Expressway and is bounded by mini-storage uses on three sides and various light industrial uses to the south. A conditional use permit is required to permit a philanthropic and day care facility and an on site living facility at this location. The project site is located in a M-1-S (Light Industrial) Zoning District. The proposed use is permitted subject to approval of a use permit. The General Plan designation is Industrial.. The proposed hours of operation are limited to 8:30 AM to 4 PM for staff and 9:00AM to 3 PM for the clients. Issues or concerns: Compatibility with neighborhood and surrounding properties Location Adequacy of on-site improvements Building Parking & Circulation Landscaping Signing RECOMMENDED CONDITIONS OF APPROVAL: (Preliminary) Approved Plans: Approval is granted for Use Permit to establish an adult activity center to be located at 1955 E. Sunnyoaks Aveue. Project approval shall substantially comply with the project plans prepared by R.S. Designs, date stamped as received by the Planning Division on March 14, 2000 except as modified by the Conditions of Approval herein. 2. Sign Permits Required: The applicant shall obtain a sign permit for all signs installed on the site, in compliance with Campbell Zoning Ordinance, Chapter 21.53. 3. Trash enclosure: Applicant shall install a new trash enclosure that is constructed of an adequate size, and of concrete block material. 4. Landscaping: Landscaping shall be installed as depicted on the conceptual landscape plan. Utilities: All new on-site utilities shall be installed underground per Section 20.36.150 of the Campbell Municipal Code for any new or remodeled buildings or additions. Applicant shall comply with all plan submittals, permitting, and fee requirements of the serving utility companies. o Signing: No signing is permitted as part of this approval. Any new signage shall require approval of a sign permit as required by Chapter 21.53 of the Campbell Municipal Code. No new signing shall be installed until a sign permit has been approved and granted. 7. Park Impact fee: The applicant shall pay a park impact fee for the creation of a dependent residential care facility prior to residential occupancy. 8. Permits required: A building permit application shall be required for the proposed structures. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 9. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of construction plans submitted for building permits. 10. Building Division Requirements: Applicant shall comply with all Building Code requirements and obtain necessary permits as determined by the Building Division. STAFF RECOMMENDATION: The Planning Staff recommends approval of the proposed use ARCHITECTURAL ADVISOR RECOMMENDATION The Architectural Advisor had no comments except, that the Building Plans be prepared by a licensed architect or engineer. ~.O~' 'O~CHAgO' CITY OF CAMPBELL Community Development Department · Current Planning March 10, 2000 NOTICE OF PUBLIC HEARING Notice is hereby given that the Planning Commission of the City of Campbell has set the time of 7:30 p.m., or shortly thereafter, on Tuesday, March 28, 2000, in the City Hall Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the application of Mr. Ron Beutler, on behalf of Norcal Vocational Inc., for a Conditional Use Permit (PLN2000-15) to allow the establishment of an adult activity center on property located at 195 E. Sunnyoaks Avenue in an M-1-S (Light Industrial) Zoning District. This project is Categorically Exempt. Interested persons may appear and be heard at this hearing. Please be advised that if you challenge the nature of the above project in court, you may be limited to raising only those issues you or someone else raised at the Public Hearing described in this Notice, or in written correspondence delivered to the City of Campbell Planning Commission at, or prior to, the Public Hearing. Questions may be addressed to the Community Development Department at (408) 866-2140 Decisions of the Planning Commission may be appealed to the City Council. Appeals must be submitted to the City Clerk in writing within 10 calendar days of an action by the Commission. In compliance with the Americans with Disabilities Act, listening assistive devices are available for all meetings held in the Council Chambers. If you require accommodation, please contact the Community Development Department at (408) 866-2140, at least one week in advance of the meeting. PLANNING COMMISSION CITY OF CAMPBELL SHARON FIERRO SECRETARY PLEASE NOTE: When calling about this Notice, please refer to File No. PLN2000-15 Address: 195 E. Sunnyoaks Avenue 70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 . FaX 408.866.8381 · TDD 408.866.2790 CITY OF CAMPBELL Community Development Department - Current Planning March 9, 2000 Re: PLN2000-15 - 195 E. Sunnyoaks Avenue -Norcal Vocational Inc. Dear Applicant: Please be advised that the above-referenced application has been scheduled for the following meeting(s): Site and Architectural Review Committee Meeting Date: Tuesday, March 14, 2000 Time: 6:00 p.m. Location: Doetsch Conference Room, City Hall, 70 N. First Street, Campbell Planning Commission Meeting Date: Tuesday, March 28, 2000 Time: 7:30 p.m. Location: City Hall Council Chambers, 70 N. First Street, Campbell Should you have any questions or comments, please do not hesitate to contact me at (408) 866- 2140. Tim J. Haley Associate Planner cc: Norcal Vocational Inc. (Applicant) Kevin O'Connor/Ron Beutler 1671 Dell Avenue, #207 Campbell, CA 95008 John & Vida Vanhooser (Property Owners) 2907 Almaden Boulevard San Jose, CA 95125 70 North First Street - Campbell, California 95008.1423 · T~L 408.866.2140 · F^X 408.866.8381 TOO 408.866.2790 February25,2000 .o¥'CA~ CITY OF CAMPBELL Community Development Department - Current Planning Mr. Ron Beutler Norcal Vocational, Inc. 1671 Dell Avenue Suite 207 Campbell, CA 95008 Re~ PLN 2000-15 Conditional Use Permit (Nomal Vocational) 195 E. Sunnyoaks Avenue Dear Mr. Beutler: The Planning Division has reviewed your application submittal of February 2, 2000 for a conditional use permit to allow the establishment of an adult activity center on the referenced property. Based upon this review and the submittal requirements your application has been deemed incomplete. Prior to placing an application on the Planning Commission's agenda an application must be accepted as complete. The following information is necessary to complete the application: Plans 1. 2. 3. 4. The site plan needs to illustrate the project location and the uses on adjacent properties. The site plan needs to illustrate dimensions to the center line of the adjacent roadway. The plan needs to indicated a screened trash enclosure area. The disabled parking space needs to be located so that a path of travel to the building is not across a vehicle travel way. Operational Description 5. Additional information needs to be provided regarding the operational and functional need of the caretaker's unit. Is this an on-site living quarters? Additionally, I have enclosed comments from the Public Works and Fire Departments and the Building Division for your application. Please do not hesitate to contact me at 408 866-2144, if you wish to discuss these items or need any clarification regarding the requested information. Sincerely, Tim Haley Associate Planner CC. Sharon Fierro, Senior Planner John and Vida Vanhooser, 2907 Almaden Blvd.., San Jose, CA 95125 70 North First Street - Campbell, California 95008.1423 · T~L 408.866.2140 - F^X 408.866.8381 · TDr~ 408.866.2790 .cO¥. c,~ CITY OF CAMPBELL Community Development Department · Current Planning February 3, 2000 Mr. Kevin O'Connor/Mr. Ron Beutler Norcal Vocational Inc. 1671 Dell Avenue, #207 Campbell, CA 95008 Re: PRE 2000-02(UP) - 195 E. Sunnyoaks Avenue APN: 424-40-005 Dear Mr O'Connor & Beutler: Thank you for your submittal dated January 14, 2000 of a preliminary application for the establishment of an adult activities center for approximately 40 developmental disabled adults in an existing office/industrial building on the referenced property. The subject property is zoned M-1-S (Light Industrial) and is shown as an Industrial Land Use on the City's General Plan. The establishment of an activity center at this location will require approval of a Conditional Use Permit. This application process involves the consideration of your proposal by the Planning Commission at a public hearing and takes approximately 45-60 days to process. The Planning Commission's consideration involves the compatible of the proposed use with the surrounding neighborhood and the adequacy of on site improvements to accommodate the proposed use. It is important that the new center accommodate the drop off and pick up needs of the clients as well as the parking needs of the employees. These parking facilities need to be provided while maintaining an attractive industrial appearance for the property.. Additionally, it is important that the building and surrounding grounds be improved to a similar standard of recently approved industrial uses and that the building and grounds satisfy current building, fire and community standards. It is anticipated that significant improvements may be required to accommodate your building occupancy. It may be helpful to consult a design profession to provide a feasibility analysis for the project. I have enclosed comments from the reviewing departments as well as the application form. 70 North First Street - Campbell, California 95008.1423 · TEL 408.866.2140 · FAX 408.866.8381 - TDD 408.866.2790 PRE 2000-02 195 E. Sunnyoaks Ave. Page 2 It would be helpful to schedule a meeting to discuss these comments and the application process. Please do not hesitate to contact me at (408) 866-2144. Associate Planner CC: Bill Bruckart, Building Official Sharon Fierro, Senior Planner Bill Helms, Land Development Manager Wayne Hokanson, County Fire Department NorCal VOCATIONAL, INC. 1671 Dell Ave, Suite 207, Campbell CA 95008(408) 379-4055 IDENTIFYING INFORMATION: Campbell Day Activity Center 195 E. Sunny Oaks Avenue Campbell, CA 95008 (408)379-4055 DAYS AND HOURS OF OPERATION: Monday through Friday throughout the twelve months of the year. -Client Hours: 9:00 a.m. to 3;00 p.m. -Staff Hours: 8:30 a.m. to 4:30 p.m. PROGRAM DESCRIPTION: -Combination of on-site and community based work for adults age 18 - 59 years old, -Client Census (VVhen at proposed capacity): 30 ambulatoryllO non-ambulatory -Staff Census (When at proposed capacity): 13 -Maximum Site Census: 53 -Transportation: Clients transported by hired carrier; staff by private vehicles NorCal Vocational is a local non-profit organization that provides services to individuals with varying degrees of developmental disabilities. Tl~e proposed site at 195 E Sunny Oaks Avenue in Campbell is intended to be used as a community oriented business where we can provide jobs and job training to individuals who have been identified by the San Andceas Regional Center as being able to benefit from this vocational service. This site ~vas chosen because of NotCal Vocationars desire to become a conscientious community member by operating in an area where similar type of work is performed and because ~ the proximity to our Regional office on Dell Avenue. The reason that we choose sites zoned as 'Light Industrial" areas is that we anticipate clients being able to work in the immediate community (Sucl~ as the T. Shirt Shop or Record Store), The type of work we will offer Includes: -Light assembly of pre-manufactured products -Packaging of products -Clerical and medical office mailing -On-site janitorial and landscape maintenance Since all of the workers identified for this type of work do not drive vehicles, they will be brought to the site in vans driven by non.disabled workers at 9:00 a.m. and leave for home at 3:00 p.m. With the transportation occurring two times per day, the worker activity Wql not significantly Impact upon the traffic in the neighborhood.