Mod to Use Permit - 1998 CITY OF CAMPBELL
Community Development Department
August 8, 2002
St. Paul Surety Group
Attn: Nerissa
505 14th Street, Suite 1200
Oakland, CA 9461209964
Re: Landscaping Guarantee Bond Release
2350 S. Winchester
Bond no. 400KF7380
CAMPBELL
Dear Insurer:
The City of Campbell records indicates that a landscaping guarantee bond of $22,400.00
was provided on April 5, 2000 to allow the building final for this project. A site visit
revealed that this landscaping has been installed. Consequently, the City of Campbell
wishes to release and return the enclosed bond.
Please do not hesitate to contact me at (408) 866-2140, if you have questions or need
additional clarification of this matter.
Sincerely,
Planner II
cc: Gen-Con Building Contractors, Attn: Rick Babcok, 800 Cristich Lane, Campbell,
CA 95008
70 North First Street · Campbell, California 95008- ! 436 · TEL 408.866.2140 · FAX 408.871.5140 · TDD 408.866.2790
CITY OF CAMPBELL
Community Development Department · Current Planning
April 30, 1999
Mr. E. Jack Christensen, A.I.A.
110 Lancewood Place
Los Gatos, CA 95030
Plan Check 99-213 for the new activity center building and parish office addition to St. Lucy
Parish at 2350 S. WinchesterBlvd
Dear Mr. Christensen:
The Planning Division has conditionally approved your building plans for the construction of a new
activity center building and parish office addition to St. Lucy Parish at 2350 S. Winchester Blvd. This
approval requires the submittal of revised plans and is subject to the following conditions:
Removal of the proposed signage for St. Lucy Parish from the building plans for Plan Check 99-
213. Prior to issuance of a building permit for a sign from the Building Division, a separate sign
application must be submitted and approved by the Planning Division. Please find enclosed a Sign
Application from the Planning Division. Following approval of a Sign Permit by the Planning
Division, a building permit must be obtained from the Building Division to install any proposed
signage.
Relocation of the proposed vertical rain gutters along the entrances to the new activity center
building (north and south elevations). It is highly recommended that the vertical rain gutters along
the north and south elevations of the building be relocated to the sides of the building, if possible, to
enhance the entrances to the new building.
On the site plan indicated on Page A-lB of the building plans, the southern most parking space
behind the church, as indicated on the attached site plan, that is adjacent to the driveway along the
southern property line of St. Lucy Parish should be removed. The Planning Division has determined
that backing out of this parking space may be hazardous to on-coming cars within the driveway.
Revise the proposed landscaping plan in the following manner:
A. Upgrade the six (6) tulip trees to be installed along S. Winchester Blvd. from 15-gallon to 24-
inch box size trees. The removal of the large 30" diameter redwood tree in the rear parking lot
requires additional 24-inch box trees to be planted as replacement trees. In lieu of planting
additional trees, the Planning Division recommends that the new tulip trees to be installed be
upgraded in size.
B. All proposed shrubs to be planted in the planters behind the sidewalk along S. Winchester Blvd.
(i.e. the xylosma congestum) and next to the A/C units along the south side of Kennelly Hall
(i.e. the pittospomm eugenioides) should be planted at a minimum spread of three (3) feet on
center.
70 North First Street · Campbell, California 95OO8.1423 · T~L 408.866.2140 · Fax 408.866.8381 · TDD 408.866.2790
Plan Check 99-213 - 2350 S. Winchester Blvd.
M 99-12
Page 2
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
Frank Mills, Interim Building Official
Harold Housley, Land Development Engineer
The Reverend Terrence Sullivan, St. Lucy Parish
Karen Folsom, Landscape Designer
File
E007652
CALIFORNIA DEPARTMENT OF FISH AND
CERTIFICATE OF FEE EXEMPTION
De Minimis Impact Finding
Project Title/Location (include county):
M 98-12
2350 S. Winchester Blvd.
Campbell, CA 95008
Santa Clara County
Project Description:
Project entails a Modification application (M 98-12) to a previously-approved Use Permit (UP 78-9) to
allow the development of a 4,575 square foot activity center building and a 780 square foot office addition
to the existing rectory building at St. Lucy Parish.
Findings of Exemption (attach as necessary):
The Planning Commission granted a Negative Declaration based upon the findings in the initial study
prepared for this project which determined that no effects to wildlife or the environment will result from
development of this project,
Certification:
I hereby certify that the public agency has made the above finding and that the project will not individually
or cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2 of the Fish and
Game Code.
Signature: (~r~(' '/~ ~,(.~¢,..Z '
Title: ~A,/J/(.-)~-,~ ~
City of Campbell
NOV-0 $1998= DEC 0 I. 1998
pOS'TED ON __ __ THROUGH __
IN Tile OFFICE OF THE COUNTY CLERK
II' .~---~,? .-)- L~[ ~ DEPU~
S. V£RJI
.k.O¥' CA~
CITY OF CAMPBELL
Community Development Department · Current Planning
October 15, 1998
Rev. Terrence Sullivan
St. Lucy's Parish
2350 S. Winchester Boulevard
Campbell, CA 95008
Re: M 98-12 - 2350 S. Winchester Boulevard
Dear Applicant:
Please be advised that at its meeting of October 13, 1998, the Planning Commission
adopted Resolution No. 3187 approving a Modification (M 98-12) to a previously-
approved Conditional Use Permit (UP 78-09) for St. Lucy's Parish to allow the addition
of a 4,575 square foot activity center and a 780 square foot office addition on the above-
referenced residence. A copy is attached for your review.
This approval is effective in ten days, unless appealed in writing to the City Clerk. 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,
Aki Irani
Planner I
Harold Housley, Public Works
Frank Mills, Building Division
Wayne Hokanson, County Fire
70 North First Street · Campbell, California 95008.1423 - T~L 408.866.2140 · F~X 408.866.8381 · TDD 408.866.2790
RESOLUTION NO. 3187
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A MODIFICATION (M 98-12) TO A
PREVIOUSLY-APPROVED CONDITIONAL USE PERMIT (UP 78-09)
FOR ST. LUCY'S PARISH TO ALLOW THE ADDITION OF A 4,575
SQUARE FOOT ACTIVITY CENTER AND A 780 SQUARE FOOT
OFFICE ADDITION ON PROPERTY LOCATED AT 2350 S.
WINCHESTR BOULEVARD IN A PF (PUBLIC FACILITIES) ZONING
DISTRICT. APPLICATION OF ST. LUCY'S PARISH. FILE NO. M 98-12
(LIP 78-09).
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 M 98-12 (UP 78-09):
1. The activity center building will accommodate uses including small group discussion, instruction,
parish meetings and small social gatherings.
2. The office addition will accommodate additional office space for the parish offices within the
rectory building.
The proposed project will accommodate uses which are ancillary to the primary uses of the site as a
church and school and is, therefore, consistent with the P-F (Public Facilities) zoning designation
for the property.
4. The proposed project is not anticipated to intensify the primary uses of the site as a church and
school.
o
The meetings to be held in the proposed activity center will occur primarily after regular parish
school hours, or on weekday evenings, and occasionally, on Saturday mornings and/or after Sunday
masses, and will end at 9 p.m.
The proposed project will comply with all other conditions of approval as required under the
previously-approved Use Permit (UP 78-9), except as herein modified by this application.
The proposed project is well designed and is architecturally compatible with the existing buildings
on site and the surrounding neighborhood and uses.
8. The proposed project will provide 13% landscape coverage of the net site area which exceeds the
minimum landscaping requirements of the P-F zoning district.
9. The proposed improvement of landscaping along the fi:ontage of the parish will create a visually
attractive streetscape along S. Winchester Blvd.
Planning Commission Resolution No. 3187
M 98-12 (UP 78-09) - 2350 S. Winchester Boulevard - St. Lucy's Parish
Page 2
10. An initial study was prepared for this project and no significant environmental impacts were found.
11. The proposed number of parking spaces for the project site exceeds the required number of parking
spaces, and the proposed project is not anticipated to create additional parking demand than
currently exists on site.
12. The project site will require that the lot line be adjusted so that no structures on the property are
divided by property lines.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that:
1. The proposed project is consistent with the City's General Plan and Zoning Ordinance.
2. The proposed project will aid in the harmonious development of the immediate area.
3. The project site is adequate in size and shape to accommodate the proposed development, and is
compatible with the surrounding neighborhood and uses.
4. The project site is adequately served by streets of sufficient capacity to carry the kind and quantity
of traffic such uses would generate.
5. 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.
6. No substantial evidence has been presented which shows that the project, as currently presented,
and subject to the required conditions of approval, will have a significant adverse impact on the
environment.
7. No evidence has been presented which shows that the project will have a substantial impact on
plant or animal life.
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:
Planning Commission Resolution No. 3187
M 98-12 (UP 78-09) - 2350 S. Winchester Boulevard - St. Lucy's Parish
Page 3
COMMUNITY DEVELOPMENT DEPARTMENT
1. Approved Proiect: Approval is granted for a Modification (M 98-12) to a previously-approved Use
Permit (UP 78-9) to allow the development of a new 4,575 square foot activity center building and
thc addition of 780 square fcct of office space to thc existing rectory building at St. Lucy Parish
located at 2350 S. Winchester Blvd. Project approval shall substantially comply with the following
submitted plans and letter, except as modified by thc Conditions of Approval herein:
a. Site plan prepared by E. lack Christensen, Architect, dated as revised on August 19, 1998.
b. Topographic survey prepared by Creegan & D'Angclo Civil Engineers and submitted by E.
Jack Christensen, Architect, dated as revised on August 19, 1998.
c. Elevations and floor plans prepared by E. Jack Christensen, Architect, dated as revised on
September 15, 1998.
d. Letter of description submitted by Russell Paige of St. Lucy Parish dated August 12, 1998.
e. Color/material sheet and colored elevations submitted by E. Jack Christensen, Architect.
Landscaping: Prior to issuance of building permits, the applicant shall submit landscaping and
irrigation plans for review and approval by the Community Development Director that incorporates
the following:
a. Extension of the planter area in front of the rectory building southward behind the sidewalk
along S. Winchester Blvd.
b. Addition of minimum 5-gallon shrubs and 24-inch box trees within the planter areas behind the
sidewalks both in front of the rectory building and the Kennelly Hall Gym facing S. Winchester
Blvd. Tree type shall match existing trees along S. Winchester Blvd. in front of the parish and
shall be determined by the Community Development Director.
c. Addition of trees, shrubs and ground cover around the new activity center building.
d. Compliance wittl the City's Water Efficient Landscape Guidelines (WELS) which requires
replacement of any tree(s) to be removed and submission of a tree protection plan for any trees
to be protected during construction of the project.
e. Addition of minimum 5-gallon shrubs around the fencing constructed to screen the air
conditioning units which were installed along the south elevation of the Kennelly Hall Gym.
3. Property Maintenance: The property is to be maintained free of any combustible trash, debris and
weeds until the time that actual construction commences.
Roof-mounted Mechanical Equipment: No new and/or replaced roof-mounted mechanical
equipment, i.e. air conditioning units, shall be located on the roof of the activity center building
and/or the rectory building without providing screening of the mechanical equipment from public
view, to be reviewed and approved by the Community Development Director.
5. Parking and Driveway: All parking and driveway areas shall be developed in compliance with
Chapter 21.50 of the Campbell Municipal Code.
Planning Commission Resolution No. 3187
M 98-12 (LIP 78-09) - 2350 S. Winchester Boulevard - St. Lucy's Parish
Page 4
6. On-site Lighting: On-site lighting shall not create a glare on adjacent properties, and shall be
shielded away from adjacent properties and directed on-site.
7.
Lot Line Adjustment: Prior to the issuance of building permits for this project, the applicant shall
obtain approval of a lot line adjustment to move any property line(s) on the property so that no
structures on the property are divided by property lines.
Approval Expiration: The proposed use shall be in operation and all conditions of approval
specified herein must be completed within one year from the date of approval or the Modification
approval shall be void.
Compliance with previously-approved Use Permit: The applicant shall be required to comply with
all conditions of approval of the previously-approved Use Permit (UP 78-9), unless superceded or
modified by the Conditions of Approval for M 98-12.
10.
Signs: Any signs proposed to be erected on site shall require approval of a Sign Permit. A Sign
Permit may be granted upon complete submission of a Sign application and approval by the
Community Development Department, in accordance with the City's Sign Ordinance. No sign
shall be permitted until the application is approved and a permit issued.
11.
Business Operation: The applicant shall operate and maintain this use in a manner which is not
objectionable, offensive or incompatible with the surrounding uses and/or neighborhood.
Operation of this use in violation of the Modification approval or City of Campbell standards,
codes and ordinances shall be grounds for revocation of the Use Permit.
12. Building Division Requirements: The applicant shall comply with all Building Code requirements
and obtain necessary permits as determined by the City's Building Division.
CENTRAL FIRE DISTRICT:
13. Development Review: 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 apply to the Building Department for applicable
construction permits.
PUBLIC WORKS DEPARTMENT:
14. Preliminary Title Report: Prior to issuance of any grading, drainage, or building permits .for the
site, the applicant shall provide a current Preliminary Title Report.
Planning Commission Resolution No. 3187
M 98-12 (UP 78-09) - 2350 S. Winchester Boulevard - St. Lucy's Parish
Page 5
15.
Right-of-Way for Public Street Purposes: Prior to the issuance of any grading or building permits
for the site, the applicant shall grant additional Right-of-Way for Public Street Purposes or a public
service easement along Industrial Street frontage to accommodate a standard 30 foot right-of-way
from the centerline of Industrial Street. Applicant shall prepare and submit to the City for review
all documents necessary to record dedication.
16.
Street Improvements: Prior to issuance of any grading, drainage or building permits for the site,
the applicant shall cause plans for public Street Improvements to be prepared by a registered civil
engineer, pay fees, execute a street improvement agreement, post security and provide insurance
necessary to obtain an encroachment permit for construction of the improvements, as required by
the City Engineer. The plans shall include the following:
Industrial Street
· Removal of existing temporary asphalt concrete driveway approach on Industrial Street.
· Construction of new City standard (ADA compliant) commercial driveway approach.
· Construction of curb, gutter, sidewalk, and pavement along the existing cul-de-sac to the
church's easterly property line and where the AC driveway approach will be removed, as
necessary.
Installation of street trees and irrigation at 40 feet on center at back of existing walk
Installation of all proposed new water meters and new sewer cleanouts on private property
behind the property line.
17. 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. The applicant shall
comply with all plan submittals, permitting, and fee requirements of the serving utility company.
18.
Maintenance Security: Prior to issuance of occupancy approval for the site, all public street.
improvements required by the encroachment permit must be completed and accepted by the City
and the applicant must provide a one-year Maintenance Security in an amount of 25% of the
Faithful Performance Bond.
19.
20.
Grading and Drainage Plan: Prior to issuance of any grading, drainage or building permits for the
site, the applicant shall provide a preliminary grading and drainage plan that demonstrates the
existing drainage facility will function appropriately with the proposed new construction.
National Pollution Discharge Elimination System: Prior to issuance of any grading or building
permits, the applicant shall comply with the NPDES and Title 14 of the Municipal Code
concerning storm water pollution control.
The applicant shall comply with the California Storm Water Best Management Practices handbook
prepared by the Storm Water Quality Task Force, Santa Clara Valley Water District and the City of
Campbell Municipal Code regarding storm water pollution prevention.
Planning Commission Resolution No. 3187
M 98-12 (UP 78-09) - 2350 S. Winchester Boulevard - St. Lucy's Parish
Page 6
21. Site Plan: Prior to issuance of any grading or building permits for the site, the applicant shall
submit a complete and accurate Site Plan including the following:
a) Distance from (monumented) centerline of Industrial to the existing property line (24') and
show requested P.S.E. (6')
b) Recorded or proposed easements/dedications: Plot public storm drain easement and Item 3 of
preliminary title report.
PASSED AND ADOPTED this 134 day of October, 1998, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Francois, Gibbons, Jones, Keams, Lindstrom, Meyer-Kennedy
None
Lowe
None
ATTEST'
APPROVED:
Steve Piasecki, Secretary
Brad Jones, Acting Chair
ITEM NO. 2
STAFF REPORT - PLANNING COMMISSION MEETING
OF OCTOBER 13, 1998
M 98-12
Sullivan, T.
St. Lucy Parish
Public Hearing to consider the application of The Reverend Terrence
Sullivan, on behalf of St. Lucy Parish, for approval of a Modification (M
98-12) to a previously-approved Use Permit (UP 78-9) to allow the
construction of a 4,575 square foot activity center building and a 780
square foot office addition to the existing rectory on property located at
2350 S. Winchester Blvd. in a P-F (Public Facilities) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1. Grant a Negative Declaration for this project based upon the attached findings; and
Adopt a Resolution, incorporating the attached findings, approving a Modification (M 98-12)
to the previously-approved Use Permit (UP 78-9) to allow a 4,575 square foot activity center
building and a 780 square foot office addition, subject to the attached Conditions of
Approval.
ENVIRONMENTAL DETERMINATION
In accordance with CEQA, the City conducted an Initial Study for this project. The results of
the study determined that no significant impacts would be created as a result of this project.
Based upon the information provided in the environmental assessment, Staff recommends that
the Planning Commission adopt the Negative Declaration prepared for this project. The Initial
Study and the findings in support of the Negative Declaration are included as an attachment to
this report.
PROJECT DATA
Proposed Project:
Activity Center Building:
Office Addition to the Rectory:
Total newly proposed:
Lot Coverage:
4,575 square feet
780 square feet
5,355 square feet
2.66%
Site Data (including proposed project):
Gross Lot Area:
Net Lot Area:
Total Building Area:
Building Coverage:
Landscape Coverage:
Paving Coverage:
5.1 acres (223,880 square feet)
4.6 acres (201,247 square feet)
33,002 square feet
16.4% (33,002 square feet)
13.0% (26,200 square feet)
70.6% (142,045 square feet)
Staff Report- Planning Commission Meeting of October 13, 1998
M 98-12- 2350 S. Winchester Blvd.
Pale 2
Floor Area Ratio:
Parking Provided:
Parking Required:
.16
315 parking spaces
232 parking spaces
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Modification application to a
previously-approved Use Permit (UP 78-9) to allow the development of a new activity center
building and the addition of office area to the existing rectory at St. Lucy Parish located at 2350
S. Winchester Blvd. The project site is located on the east side of S. Winchester Blvd., south of
Kennedy Avenue and west of Industrial Street. The site is surrounded by a commercial office
building, a self-serve car wash, and residences to the north along Kennedy Avenue, auto
sales/repair uses to the south, industrial uses to the east across Industrial Street, and various
commercial uses to the west across S. Winchester Blvd.
Background: On June 20, 1978, the City granted St. Lucy Parish a Use Permit (UP 78-9) to
develop the rectory building with associated parish offices. The rectory building is located
between the church and the Kennelly Hall Gym facing S. Winchester Blvd.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is Public,
Semi-Public. The proposed activity center building and office addition are incidental uses to the
function of the church and the school, which are permitted under the Public, Semi-Public General
Plan land use designation. Therefore, the proposed project is consistent with the General Plan.
Zoning Designation: The zoning designation for the project site is P-F (Public Facilities). The
proposed activity center and office addition will support the existing function of the church and
school, which are uses consistent with the P-F zoning district. Therefore, the proposed project is
consistent with the Zoning Ordinance.
Use: The proposed project entails the construction of a 4,575 square foot, 1-story activity center
building, and a 780 square foot addition to the rectory building to facilitate additional office
space for the parish. The new activity center building is intended to provide additional space to
accommodate uses which are already provided for the church and school, and include small
group discussions, instruction, parish meetings and small social gatherings, as indicated in the
letter provided by St. Lucy Parish dated August 12, 1998. The letter also explains that meetings
are expected to take place after regular parish school hours, or on weekday evenings.
Occasionally, meetings may take place on Saturday mornings and/or after Sunday masses and
will end at 9 p.m.
Staff Report - Planning Commission Meeting of October 13, 1998
M 98-12 - 2350 S. Winchester Blvd.
Page 3
The activity center will consist of a main meeting hail, two meeting rooms, a storage area,
kitchen and restrooms. The kitchen will allow for the serving of light refreshments for meetings
and social gatherings. The office addition will accommodate additional office space for the
parish offices within the existing rectory building.
Building Design: The proposed activity center building will be located behind the rectory
building facing the rear parking lot of the parish. The building will be a one-story structure and
will have a stucco exterior, an asphalt composition shingle roof, and several windows facing the
parking lot. The main entrances to the activity center will be provided on the north and south
elevations of the building. In addition, a new covered walkway will be constructed along the
north elevation of the building which will lead to the rectory building. The walkway will be
constructed with a stucco roof and concrete block columns.
The proposed office addition will be constructed within the existing rectory building and will
extend a portion of the building forward toward S. Winchester Blvd. The office addition has
been designed to blend into the existing building and will consist of a stucco exterior to match
the existing building. In addition, the existing covered walkway will be extended along the
frontage of the new office addition.
The color scheme of the new activity center and the office addition will match the rectory
building, consisting of an eggshell white color for the stucco body of the activity center and
office addition, and a chocolate brown color for the trim. The concrete block columns will be a
deep flesh color, which will match the existing concrete block columns on the rectory building.
The doors and window frames of the new building and office addition will be dark bronze to also
match the existing frames on the rectory building.
Landscaping: The proposed project is providing 13% landscape coverage of the net site area, and
includes improvement of landscaping along the frontage of St. Lucy Parish along S. Winchester
Blvd. and addition of landscaping around the new activity center building. The minimum
landscaping required of the net site area per the landscaping requirements of the P-F zoning
district is 12%. In addition, street trees will be added along Industrial Street. The proposed
project will necessitate the removal of one (1) mature 30-inch diameter Redwood tree located in
the parking lot behind the rectory building, which will require replacement by the planting of
three (3) 24-inch box trees on site per the City's Water Efficient Landscape Standards (WELS).
The improvement of landscaping along the frontage of St. Lucy Parish facing S. Winchester
Blvd. will include extension of the planter area in front of the rectory building southward behind
the sidewalk and the addition of shrubs and trees within the planter areas behind the sidewalks
both in front of the rectory building and the Kennelly Hall Gym. Planning Staff has added a
condition of approval for the project which requires that the applicant submit a landscape and
Staff Report - Planning Commission Meeting of October 13, 1998
M 98-12 - 2350 S. Winchester Blvd.
Page 4
irrigation plan for review and approval by the Community Development Director prior to
issuance of building permits for the project, which specifies the incorporation of the above-
referenced landscape proposal.
Parking: The previously-approved Use Permit (UP 78-9) for the site required a total of 232
parking spaces. The currently proposed site plan provides a total of 315 parking spaces, which
exceeds the parking requirement for the church. The proposed uses to be accommodated in the
new activity center and office addition already exist on-site and occur in conjunction with the
primary functions of the site as a church and school uses; therefore, it is not anticipated that
additional parking demand will be created than currently exists on site.
Lot Line Adjustment: Upon reviewing the proposed site plan, it was found that a lot line exists
on the property which bisects an existing building, the Kennelly Hall Gym, between the two
properties of the parish, one of which contains the school buildings and the other of which
contains the rectory and church. Under the City's Building Codes, a property line cannot bisect a
structure allowing portions of a single structure to be located on different properties. To correct
this situation, Staff has added a condition of approval for the project which requires that the
applicant obtain approval of a lot line adjustment to move the lot line outside of the building,
prior to issuance of building permits for the new activity center and office addition. The applicant
has been notified of this requirement and has agreed to apply for a lot line adjustment application
to correct the situation.
Site and Architectural Review Committee: The Site and Architectural Review Committee
reviewed the application at its meeting of September 22, 1998 and expressed support of the
project as proposed.
Attachments:
1. Findings for M 98-12
2. Conditions of Approval for M 98-12
3. Letter of Description from Russell Paige of St. Lucy Parish dated August 12, 1998
4. Exhibits
5. Location Map
Prepared by:,
Aki R. Irani, Planner I
Approved by: ~~'~'~ ~
Sharon F~erro, Semor Planner
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. M 98-12
SITE ADDRESS: 2350 S. Winchester Boulevard
APPLICANT: The Reverend Terrence Sullivan, on behalf of St. Lucy Parish
P.C. MEETING: October 13, 1998
Findings for Approval of a Modification to a previously-approved Use Permit (UP 78-9) to allow
the development of an activity center building and additional office space for an existing church
and school
The Planning Commission finds as follows with regard to File No. M 98-12:
1. The activity center building will accommodate uses including small group discussion,
instruction, parish meetings and small social gatherings.
2. The office addition will accommodate additional office space for the parish offices within the
rectory building.
The proposed project will accommodate uses which are ancillary to the primary uses of the
site as a church and school and is, therefore, consistent with the P-F (Public Facilities) zoning
designation for the property.
4. The proposed project is not anticipated to intensify the primary uses of the site as a church
and school.
The meetings to be held in the proposed activity center will occur primarily after regular
parish school hours, or on weekday evenings, and occasionally, on Saturday mornings and/or
after Sunday masses, and will end at 9 p.m.
6. The proposed project will comply with all other conditions of approval as required under the
previously-approved Use Permit (UP 78-9), except as herein modified by this application.
7. The proposed project is well designed and is architecturally compatible with the existing
buildings on site and the surrounding neighborhood and uses.
8. The proposed project will provide 13% landscape coverage of the net site area which exceeds
the minimum landscaping requirements of the P-F zoning district.
9. The proposed improvement of landscaping along the frontage of the parish will create a
visually attractive streetscape along S. Winchester Blvd.
Findings - Planning Commission Meeting of October 13, 1998
M 98-12 - 2350 $. Winchester Blvd.
Pa~e 2
10. An initial study was prepared for this project and no significant environmental impacts were
found.
11. The proposed number of parking spaces for the project site exceeds the required number of
parking spaces, and the proposed project is not anticipated to create additional parking
demand than currently exists on site.
12. The project site will require that the lot line be adjusted so that no structures on the property
are divided by property lines.
Based upon the foregoing findings of fact, the Pl,anning Commission further finds and concludes
that:
1. The proposed project is consistent with the City's General Plan and Zoning Ordinance.
2. The proposed project will aid in the harmonious development of the immediate area.
3. The project site is adequate in size and shape to accommodate the proposed development,
and is compatible with the surrounding neighborhood and uses.
4. The project site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such uses would generate.
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.
No substantial evidence has been presented which shows that the project, as currently
presented, and subject to the required conditions of approval, will have a significant adverse
impact on the environment.
7. No evidence has been presented which shows that the project will have a substantial impact
on plant or animal life.
Attachment g2
CONDITIONS OF APPROVAL FOR FILE NO. M 98-12
SITE ADDRESS: 2350 S. Winchester Blvd.
APPLICANT: The Reverend Terrence Sullivan, on behalf of St. Lucy Parish
P.C. MEETING: October 13, 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 Modification (M 98-12) to a previously-
approved Use Permit (UP 78-9) to allow the development of a new 4,575 square foot activity
center building and the addition of 780 square feet of office space to the existing rectory
building at St. Lucy Parish located at 2350 S. Winchester Blvd. Project approval shall
substantially comply with the following submitted plans and letter, except as modified by the
Conditions of Approval herein:
a. Site plan prepared by E. Jack Christensen, Architect, dated as revised on August 19,
1998.
b. Topographic survey prepared by Creegan & D'Angelo Civil Engineers and submitted by
E. Jack Christensen, Architect, dated as revised on August 19, 1998.
c. Elevations and floor plans prepared by E. Jack Christensen, Architect, dated as revised on
September 15, 1998.
d. Letter of description submitted by Russell Palge of St. Lucy Parish dated August 12,
1998.
e. Color/material sheet and colored elevations submitted by E. Jack Christensen, Architect.
Landscaping: Prior to issuance of building permits, the applicant shall submit landscaping
and irrigation plans for review and approval by the Community Development Director that
incorporates the following:
a. Extension of the planter area in front of the rectory building southward behind the
sidewalk along S. Winchester Blvd.
b. Addition of minimum 5-gallon shrubs and 24-inch box trees within the planter areas
behind the sidewalks both in front of the rectory building and the Kennelly Hall Gym
facing S. Winchester Blvd. Tree type shall match existing trees along S. Winchester Blvd.
in front of the parish and shall be determined by the Community Development Director.
c. Addition of trees, shrubs and ground cover around the new activity center building.
d. Compliance with the City's Water Efficient Landscape Guidelines (WEDS) which
requires replacement of any tree(s) to be removed and submission of a tree protection
plan for any trees to be protected during construction of the project.
Conditions of Approval - Planning Commission Meeting of October 13, 1998
M 98-12 - 2350 S. Winchester Blvd.
Page 2
Addition of minimum 5-gallon shrubs around the fencing constructed to screen the air
conditioning units which were installed along the south elevation of the Kennelly Hall
Gym.
3. Property Maintenance: The property is to be maintained free of any combustible trash, debris
and weeds until the time that actual construction commences.
Roof-mounted Mechanical Equipment: No new and/or replaced roof-mounted mechanical
equipment, i.e. air conditioning units, shall be located on the roof of the activity center
building and/or the rectory building without providing screening of the mechanical
equipment from public view, to be reviewed and approved by the Community Development
Director.
5. Parking and Driveway: All parking and driveway areas shall be developed in compliance
with Chapter 21.50 of the Campbell Municipal Code.
6. On-site Lighting: On-site lighting shall not create a glare on adjacent properties, and shall be
shielded away from adjacent properties and directed on-site.
Lot Line Adjustment: Prior to the issuance of building permits for this project, the applicant
shall obtain approval of a lot line adjustment to move any property line(s) on the property so
that no structures on the property are divided by property lines.
Approval Expiration: The proposed use shall be in operation and all conditions of approval
specified herein must be completed within one year from the date of approval or the
Modification approval shall be void.
Compliance with previously-approved Use Permit: The applicant shall be required to comply
with all conditions of approval of the previously-approved Use Permit (UP 78-9), unless
superceded or modified by the Conditions of Approval for M 98-12.
10. Signs: Any signs proposed to be erected on site shall require approval of a Sign Permit. A
Sign Permit may be granted upon complete submission of a Sign application and approval by
the Community Development Department, in accordance with the City's Sign Ordinance. No
sign shall be permitted until the application is approved and a permit issued.
11. Business Operation: The applicant shall operate and maintain this use in a manner which is
not objectionable, offensive or incompatible with the surrounding uses and/or neighborhood.
Operation of this use in violation of the Modification approval or City of Campbell standards,
codes and ordinances shall be grounds for revocation of the Use Permit.
Conditions of Approval -Planning Commission Meeting of October 13, 1998
M 98-12 - 2350 S. Winchester Blvd.
Page 3
12. Building Division Requirements: The applicant shall comply with ail Building Code
requirements and obtain necessary permits as determined by the City's Building Division.
CENTRAL FIRE DISTRICT:
13. Development Review: Review of this Developmental proposai 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 apply to the Building Department
for applicable construction permits.
PUBLIC WORKS DEPARTMENT:
14. Preliminary Title Report: Prior to issuance of any grading, drainage, or building permits for
the site, the applicant shail provide a current Preliminary Title Report.
15. Right-of-Way for Public Street Purposes: Prior to the issuance of any grading or building
permits for the site, the applicant shall grant additional Right-of-Way for Public Street
Purposes or a public service easement aiong Industriai Street frontage to accommodate a
standard 30 foot right-of-way from the centerline of Industrial Street. Applicant shall prepare
and submit to the City for review all documents necessary to record dedication.
16. Street Improvements: Prior to issuance of any grading, drainage or building permits for the
site, the applicant shail cause plans for public Street Improvements to be prepared by a
registered civil engineer, pay fees, execute a street improvement agreement, post security and
provide insurance necessary to obtain an encroachment permit for construction of the
improvements, as required by the City Engineer. The plans shall include the following:
Industrial Street
· Removal of existing temporary asphalt concrete driveway approach on Industrial Street.
· Construction of new City standard (ADA compliant) commercial driveway approach.
· Construction of curb, gutter, sidewalk, and pavement aiong the existing cul-de-sac to the
church's easterly property line and where the AC driveway approach will be removed, as
necessary.
· Installation of street trees and irrigation at 40 feet on center at back of existing walk
· Installation of all proposed new water meters and new sewer cleanouts on private
property behind the property line.
17. 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. The
applicant shall comply with ail plan submittais, permitting, and fee requirements of the
serving utility company.
Conditions of Approval - Planning Commission Meeting of October 13, 1998
M 98-12 - 2350 S. Winchester Blvd.
Page 4
18. Maintenance Security: Prior to issuance of occupancy approval for the site, all public street
improvements required by the encroachment permit must be completed and accepted by the
City and the applicant must provide a one-year Maintenance Security in an amount of 25% of
the Faithful Performance Bond.
19. Grading and Drainage Plan: Prior to issuance of any grading, drainage or building permits
for the site, the applicant shall provide a preliminary grading and drainage plan that
demonstrates the existing drainage facility will function appropriately with the proposed new
construction.
20. National Pollution Discharge Elimination System: Prior to issuance of any grading or
building permits, the applicant shall comply with the NPDES and Title 14 of the Municipal
Code concerning storm water pollution control.
The applicant shall comply with the California Storm Water Best Management Practices
handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley Water
District and the City of Campbell Municipal Code regarding storm water pollution
prevention.
21. Site Plan: Prior to issuance of any grading or building permits for the site, the applicant shall
submit a complete and accurate Site Plan including the following:
a) Distance from (monumented) centerline of Industrial to the existing property line (24')
and show requested P.S.E. (6')
b) Recorded or proposed easements/dedications: Plot public storm drain easement and Item
3 of preliminary title report.
August 12, 1998
City of Campbell
Planning Commission
70 North First Street
Campbell, CA 95008
RE: Proposed new parish activity center and office addition
The proposed parish activity center for Saint Lucy Parish is intended for the following
uses:
Small group discussion and instruction
Parish meetings or small social gatherings
These events may include light refreshments. The purpose of the kitchen area is to
facilitate the serving of these refreshments.
Meetings are expected to take place after regular parish school hours, or in the
evenings, on weekdays. Occasional meetings may take place on Saturday mornings,
and/or after Sunday masses. Meetings normally would be expected to end at about
nine o'clock p.m.
Total occupancy, with both small rooms as well as the large meeting room in use,
would normally be about 150 people.
Respectfully submitted,
Russell Paige
Parish Business Manager
SAINT LUCY PARISH · 2350 WINCHESTER BOULEVARD, CAMPBELL, CA ° 95008-4098 · 408/378-2464
CITY OF CAMPBELL, CALIFORNIA
California Environmental Quality Act
INITIAL STUDY
Activity Center Building and Office Addition
St. Lucy Parish
September 1998
Prepared By:
Aki Irani, Planner I
City of Campbell
Community Development Department
70 North First Street
Campbell CA, 95008
(408) 866-2140
This statement is prepared in compliance with the California Environmental Quality Act
INITIAL STUDY
ENVIRONMENTAL EVALUATION CHECKLIST
I. BACKGROUND
Name and Address of Project Proponent:
The Reverend Terrence Sullivan, on behalf of St. Lucy Parish
2350 S. Winchester Boulevard
Campbell, CA 95008
Name of Project:
M 98-12
Activity center building and office addition
Project Address:
2350 S. Winchester Blvd.
Campbell, CA 95008
Project Description:
The project consists of the development of a 4,575 square foot activity center building behind the
rectory of St. Lucy Parish and a 780 square foot office addition to the existing rectory building.
The activity center will be used in conjunction with the church and school operations on site and
will facilitate space needed for small group discussions, instruction purposes, Parish meetings
and small social gatherings. The activity center will consist of a main meeting hall, two small
meeting rooms, a storage area, kitchen and restrooms. The office addition will accommodate
additional office space for the rectory, and will extend the existing building in front of the
existing office spaces facing Winchester Blvd.
The site is currently developed with several buildings which accommodate the school and church
uses. These buildings include a day care facility, two school buildings, a gym facility, the Lally
Center, the rectory/offices and church. The uses for the new activity center and the office
addition are uses which are incidental to the function of the church and school and, therefore,
will not generate additional activity and/or parking demand for the site.
The project requires approval of a Modification to the previously-approved Use Permit (UP 78-9)
to modify the previously-approved site plan to allow the proposed additions. The project is
located within a PF (Public Facilities) zoning district, which permits such additions with
approval of a Modification application.
Initial Study Page 2
2350 S. Winchester Blvd. - St. Lucy Parish September 24, 1998
Environmental Setting:
The development site is located on the east side of S. Winchester Blvd, south of Kennedy Avenue.
The proposed project will be constructed on an already developed site, south of the school buildings
and north of the church. The site is surrounded by a commercial office building, a self-serve car
wash and residences to the north along Kennedy Avenue, auto sales/repair uses to the south,
industrial uses to the east across Industrial Avenue and various commercial uses to the west across
S. Winchester Blvd.
One existing mature redwood tree approximately 30 inches in diameter, will be required to be
removed to allow the development of the activity center. The redwood tree is located within the
rear parking lot. The applicant will be required to comply with the City's Water Efficient
Landscape Standard with respect to the replacement requirements for removed trees.
Date Checklist Completed:
Prepared By: Aki Irani
Planner I
September 24, 1998
Initial Study Page 3
2350 S. Winchester Blvd. - St. Lucy Parish September 24, 1998
CITY OF CAMPBELL
Community Development Department · Current Planning
September 30, 1998
NOTICE OF 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, October 13, 1998, in the City Hall
Council Chambers, 70 North First Street, Campbell, California, for a Public Hearing to
consider the application of St. Lucy's Parish for a Modification (M 98-12) to a
previously-approved Conditional Use Permit (UP 78-09) for St. Lucy's Parish to allow
the addition of a 4,575 square foot activity center and a 780 square foot office addition on
property located at 2350 $. Winchester Boulevard in a PF (Public Facilities) Zoning
District. A Negative Declaration has been prepared for this project.
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
PLEASE NOTE:
When calling about this Notice,
please refer to File No. M 98-12
Address: 2350 S. Winchester Boulevard
STEVE PIASECKI
SECRETARY
70 North First S~treet · Campbell, California 95008.1423 · TEL 408.866.2140 · FAX 408.866.8381 · TDD 408.866.2790
CITY OF CAMPBELL
Community Development Department · Current Planning
The Reverend Terrence Sullivan
St. Lucy Parish
2350 S. Winchester Blvd.
Campbell, CA 95008
September 15, 1998
Conditions of approval for M 98-12 - St. Lucy Parish located at 2350 S. Winchester
Blvd.
Dear Reverend Sullivan:
Thank you and your staff for meeting with Sharon Fierro, Senior Planner, Harold Housley, the
City's Land Development Engineer, and myself earlier this month to discuss your concerns and
issues regarding the public improvement requirements for St. Lucy Parish in conjunction with
the proposed application to construct a new activity center and office addition. Pursuant to our
meeting, please find enclosed the Public Works Department Conditions of Approval for the
project and Attachment A of the Use Permit application, which specifies additional
information requested on the proposed plot plan.
In addition to the attached Public Works Department Condition of Approval, Planning Staff
also requested additional information and items to complete the application. These additional
items and information include the following:
1. Additional elevation of the office addition. It appears that there is no east elevation
provided on the plans.
2. A color and material board which shows the paint colors and materials to be used on the
new activity center building and the office addition.
3. Colored renderings of the new activity center and office addition.
These above-referenced items and information should be submitted by Friday, September 18,
1998, so that the City's Architectural Advisor may review the plans for recommendation to the
City's Site and Architectural Review Committee. Subsequent to the City's Site and
Architectural Review Committee meeting, 10 sets of reduced 11" x 17" plans shall also be
required a week prior to the Planning Commission meeting. The proposed project is
tentatively scheduled for an October 13, 1998 Planning Commission meeting, which will
70 North First Street · Campbell, California 95008.1423 · TEL 408.866.2140 · F^X 408.866.8381 · TDD 408.866.2790
M 98-12
Pa~e 2 - St. Lucy Parish
require that reduced sets of plans be submitted during the first full week of October.
Planning Staff has also reviewed the lot line issue with the City's Building Official. The
Building Official has determined that the lot line will need to be moved from its current
location through the existing Kennelly Hall or be removed in conjunction with this application.
A condition of approval will be applied to this project which requires that a lot line adjustment
or parcel map be approved prior to issuance of building permits for the new activity center and
office addition.
Should you have any additional questions regarding the above-mentioned matters or need
additional information, please do not hesitate to contact me at the Community Development
Department. I can be reached at (408) 866-2142.
Sincerely,
Aki R. Irani
Planner I
CC:
Sharon Fierro, Senior Planner
Harold Housley, Land Development Engineer
Jack Christensen, AIA, Project Architect
file
CITY OF CAMPBELL
Community Development Department · Current Planning
The Reverend Terrence Sullivan
St. Lucy Parish
2350 S. Winchester Blvd.
Campbell, CA 95008
July 29, 1998
RE: Letter of July 24, 1998 from St. Lucy Parish
Dear Reverend Sullivan:
Thank you for your letter dated July 24, 1998 in which you have conveyed the concerns
of the Parish regarding the list of proposed public improvements which will be required
in conjunction with the proposed addition of the activity center and office area for the
Parish. In reviewing your letter, it may be helpful for you to meet with the Public
Works Department to discuss the issues and concerns you may have about the proposed
public improvements. The Planning Department would be happy to facilitate a meeting
with you and your staff and the Public Works Department to discuss these issues. You
may also want to contact the City's Land Development Engineer, Harold Housley, if
you have any specific questions about the Public Works Department comments.
Should you have additional questions regarding the above-referenced matter and/or
· would like me to coordinate a meeting with the Public Works Department, please do
not hesitate to contact me in the Community Development Department. I can be
reached at (408) 866-2142.
Sincerely,
Aki R. Irani
Planner I
CCi
Sharon Fierro, Senior Planner
Michelle Quinney, City Engineer
Harold Housley, Land Development Engineer
Jack Christensen, A.I.A., Architect for St. Lucy's Parish
File
70 North First Street · Campbell, California 95008.1423 · 'r~. 408.866.2140 · F^x 408.866.8381 - TOO 408.866.2790
July 24, 1998
Aki R. Irani
Planner I
City of Campbell
70 N. 1 st Street
Campbell, CA 95008-1423
Dear Ms. Irani,
This is in response to your letter dated July 13, 1998. I have reviewed this letter with its attached
list of estimated improvements and associated costs. After review of this and assessing the
situation of the parish and how this will impact its ability to provide needed facilities for the
congregation, I am asking you and your department to reconsider many of the preliminary Public
Works Department requirements for the project. I ask you to reconsider based upon the lack of
need for such improvements and the impact that some of the improvements will have upon
currently existing activities on the property.
Need for improvements:
Right-of-way for Public Street Purposes: It is my understanding that Industrial Street,
south of Kennedy Avenue, was created as a Local Improvement District, that is, to serve
the needs of the property owners located on the street. At the present time, the property
on the East side of the street is used exclusively by commercial businesses. The property
on the West side of the street is used exclusively by St. Lucy Parish and School. The
street ends in a cul-de-sac where there is an entrance to St. Lucy property. The street is
not used regularly by people other than those associated with the property owners.
Because of this, there does not appear to be any demonstrated reason to extend the right-
of-way on the West side of the street from 25' off of center to 30' off of center.
By way of observation, the right of way on the East side of the street appears to be less
than 25' as a few of the businesses (# 390, 396 & 400 Industrial Street) have no sidewalk
in front of their properties. (The only complete sidewalk is on the West, or St. Lucy Parish
and School side.) Also, it appears that, because of the present location of buildings,
especially the building on the southeast comer of Kennedy and Industrial, and the one
located at 442 Industrial that are built up to the 25' right-of-way, there is no location on
the whole of Industrial Street from Sunnyside Avenue to its terminus in the cul-de-sac
where a 30' right-of-way is possible except at the empty lot on the northeast comer of
Kennedy and Industrial and by infringing upon the property of the Church and School. It
appears that a demand for this right-of-way on the property of St. Lucy Parish and School
is singling out one property on the whole street.
SAINT LUCY PARISH · 2350 WINCHESTER BOULEVARD, CAMPBELL, CA ° 95008-4098 · 408/378-2464
Aki R. Iran
Page 2 July 24, 1998
Street Improvements - Commercial Driveway with curb, _cutter and sidewalk_ street tree~,
two street lights, relocation of chain-link fence, location of new water meters, etc. on
private property behind properCj lines:
The upgrading of the driveway seems reasonable. We will include this in our plans.
The installation of trees on the East side of the property would benefit the parish. We
will consider this. It appears that we also need to insure that the present trees are cut back
so as not to impede use of the sidewalk.
The street presently has 4 street lights - two on the East side of the street and two on the
West side of the street. The present lighting seems adequate. There is not a demonstrated
need for additional lighting for how the street is used.
Relocation of fence should not be needed when you consider what is discussed in 'a.'
above. The cost of doing this is not in proportion to the benefit.
Location of new meters and sewer cleanouts: These can easily be located behind 30' off
the center of the street in the event that in the future there is a radical change in the use of
the street that would warrant the 30' right-of-way.
Impact on St. Lucy Pi~rish
Impact on Safety of Present School: If the chain link fence is moved 5' +/- further West,
it will limit the available space for children to exit the school on the East exit of the
primary grades - the location of the Kindergarten and 1st grade. This is a safety factor
that the City did not seem to consider in proposing the change in property lines. Since
there is not a demonstrated need to change the property lines, the safety of the children
should take precedence over general guidelines for right-of-way.
Impact on ability_ of parish to provide necessary_ facilities: I am sure that everyone in your
department is aware that the Church raises money through the free-will offerings of its
members. It is not a profit-making commercial business. Because of this, its funds are
limited.
The "list of estimated improvements and associated costs for the preliminary public
improvement requirements" appears to list only materials that are needed and the materials
that need to be removed. The $27,404 estimate, which most likely will increase when bids
are received and other expenses are factored in, is over 6% of our ordinary annual
income. This would have a major impact on our ability to function as a parish.
Property Lines:
I am sure that you have become aware that there are two parcels that from Industrial
Street: APN 412-02-004 (Church Property), and APN 412-02-005 (School Property).
Aki R. Irani Page 3 July 24, 1998
Because there is no apparent need to increase the right-of-way from 25' to 30' on the West side of
Industrial Street, and because the improvements that were initially proposed, taken as a whole,
would have a significant effect on the safety of children and the ability of the parish to provide
necessary facilities, I ask that you reconsider your initial requirements and limit it to: a)
improvement of the driveway from the cul-de-sac into the church property, 2) additional trees on
the East side of the Church's property facing Industrial Street, and 3) location of any new meters
and sewer cleanouts at least 30' from the center of Industrial Street.
Concerning the storm drain, I refer you to a letter dated July 13, 1977 signed by Joseph Elliott,
Director of Public Works of the City of Campbell and written to John F. Duff, Attorney for the
Catholic Diocese concerning Project 77-4, Industrial Street Storm Drain - Easements.
Thank you for your efforts to work with us on this project. I am sure, when you further study the
situation, you will understand our concerns and reconsider the requirements listed in your letter of
July 13, 1998.
(Rev) Terrence Sullivan
Pastor
CC
Mr. Bernie Stronji, City Manager, City of Campbell
Mr. Steve Piasecki, Community Development Director, City of Campbell
Mr. E. Jack Christensen, A.I.A., Architect for St. Lucy Parish
Mr. George C. Heeg, P.E., Creegan and DeAngelo, Consulting Engineers
Mr. Merrill Cn-im, St. Lucy Parish
Rev. Michael Mitchell, Diocese of San Jose
.0¥' C~t~
.
CITY OF CAMPBELL
Community Development Department · Current Planning
The Reverend Terrence Sullivan
St. Lucy Parish
2350 S. Winchester Blvd.
Campbell, CA 95008
July 13, 1998
Review of a Pre-application (PA 98-14) for the proposed activity center and
office additions
Dear Reverend Sullivan:
On July 7, 1998, Sharon Fierro, Senior Planner, and I met with your architect, Mr. Jack
Christensen, to discuss the City's requirements for the addition of the proposed activity
center and offices at St. Lucy's Parish located at 2350 S. Winchester Blvd. In addition
to the on-site requirements for additional trees and landscaping along Winchester Blvd.
as explained in the letter sent to you on May 21st, we also discussed the proposed public
improvement requirements in conjunction with the project. Please find below a list of
the preliminary Public Works Department requirements for the project:
Preliminaw Title Report: Prior to issuance of any grading, drainage, or building
permits for the site, the applicant shall provide a current Preliminary Title Report.
Right-of-Way for Public Street Purposes: Prior to issuance of any grading, drainage, or
building permits for the site, the applicant shall grant additional Right-of-Way for
Public Street Purposes along Industrial Street frontage to accommodate a standard 30'
right-of-way from the centefline of Industrial Street. Applicant shall cause to be
prepared all documents necessary to record dedication and submit to the City for
review.
Street Improvements: Prior to issuance of any grading, drainage or building permits for
the site, the applicant shall cause plans for public Street Improvements to be prepared
by a registered civil engineer, pay fees, execute a street improvement agreement, post
security and provide insurance necessary to obtain an encroachment permit for
construction of the improvements, as required by the City Engineer. The plans shall
include the following:
Industrial Street
· Removal of existing
Industrial Street.
temporary asphalt concrete driveway approach on
70 North First Street - Campbell, California 95008.1423 · TEL 408.866.2140 · F^X 408.866.8381 · TDD 408.866.2790
St. Lucy's Parish - PA 98-14
Page 2
· Construction of new commercial driveway approach at appropriate location
depending on the on -site/parking lot traffic circulation.
· Construction of curb, gutter, sidewalk, and pavement along the existing cul-
de-sac to the church's easterly property line and where the AC driveway
approach will be removed, as necessary.
· Installation of street trees and irrigation at 40' on center at back of existing
walk..
· Installation of two street lights with underground conduits, conductors, and
pull boxes.
· Traffic signs and markings.
· Relocation of existing chain link fence to new property line.
· Installation of all proposed new water meters and new sewer cleanouts on
private property behind the property line.
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 company.
Maintenance Security: Prior to issuance of occupancy approval for the site, all public
street improvements required by the encroachment permit must be completed and
accepted by the City and the applicant must provide a one-year Maintenance Security in
an amount of 25% of the Faithful Performance Bond.
Grading and Drainage Plan: Prior to issuance of any grading, drainage or building
permits for the site, the applicant shall conduct hydrology studies based on a 10 year
storm frequency, prepare an engineered Grading and Drainage Plan, and pay fees
required to obtain necessary grading permits. The plans shall comply with the 1994
edition of the UBC including Chapters 18, 33, and Appendix Chapter 33.
National Pollution Discharge Elimination System: Prior to issuance of any grading,
drainage, or building permits, the applicant shall comply with the NPDES and Title 14
of the Municipal Code concerning storm water pollution control.
Site Plan: Submit complete and accurate Site Plan in accordance with the Planning
Division's Plot Plan check list prior to preparation of the formal Conditions of
Approval.
The Public Works Department has also compiled a list of estimated improvements and
associated costs for the preliminary public improvement requirements. Please find a
copy of this list enclosed for your reference.
St. Lucy's Parish - PA 98-14
Page 3
Should you have additional questions regarding the enclosed information or need
additional information, please do not hesitate to contact me in the Community
Development Department. I can be reached at (408) 866-2142.
Sincerely,
Aki R. Irani
Planner I
enclosure
cc: Sharon Fierro, Senior Planner
Harold Housley, Land Development Engineer
Jack Christensen, A.I.A., Architect for St. Lucy's Parish
Merrill Grim, St. Lucy's Parish
CITY OF CAMPBELL
Community Development Department · Current Planning
The Reverend Terrence Sullivan
St. Lucy Parish
2350 S. Winchester Blvd.
Campbell, CA 95008
May 21, 1998
RE: Review of a Pre-application (PA 98-14) pertaining to the proposed activity center
addition and
office addition to the rectory at St. Lucy Parish
Dear Reverend Sullivan:
Thank you for your submittal of plans for the preliminary review of the proposed activity
center addition and office addition to the rectory at St. Lucy's Parish at 2350 S. Winchester
Boulevard. The City has reviewed your pre-application (PA 98-14) and is supportive of the
proposed application with additional recommendations for landscaping. The City also
recommends that you may want to submit preliminary architectural plans for further review of
the project. The proposed project will require approval of a Modification application to the
previous Use Permit (UP 78-9) granted for a previous expansion of the church. The fee for the
Modification application is $960. Please find enclosed an application for your convenience.
The Planning Department has reviewed the plans and recommends that additional landscaping
be supplemented along the street frontage of the property facing S. Winchester Boulevard. The
following is recommended:
Replacement of the parallel parking spaces along the planter area facing S. Winchester
Boulevard with a widened planter area behind the back of sidewalk. Parallel parking
spaces may be added directly on the opposite side of the driveway closer to the building
and existing fence.
2. Addition of shrubs within the existing planter area along the frontage of the property which
currently consists of mature camphor trees·
Extension of a planter area behind the sidewalk along the frontage of the property in front
of the rectory and church, to be planted with shrubs and trees. ,
4. Addition of street trees in tree wells within the sidewalk along S. Winchester Boulevard.
Pursuant to our last meeting, the City's Traffic Engineer also has comments and
recommendations regarding the on-site circulation of the parking areas. These comments will
be forwarded to you once we have received our comprehensive comments from the Public
Works Department.
70 North First Street · Campbell, California 95008.1423 · T~L 408.866.2140 · FAX 408.866.8381 · T~D 408.866.2790
2350 S. Winchester Blvd. - PA 98-14
Page 2
In addition to the above-referenced comments, the Fire Department has also submitted
comments. I have attached these comments for your review and incorporation into the project.
Should you have any questions or need additional information, I would be happy to meet with
you to discuss the above-referenced comments or can be reached at (408) 866-2142. Should
you have any questions which need immediate attention, please contact my supervisor, Sharon
Fierro, Senior Planner at (408) 866-2140. I will be out of the office next week, however, I will
be able to meet with you or answer any questions you may have the following week.
Sincerely,
Aki R. Irani
Planner I
enclosure
CC.'
Sharon Fierro, Senior Planner
Merrill Grim, St. Lucy's Parish
File
February 17, 1998
Mr. Steve Piasecki
Community Development Director
City of Campbell
70 N 1 st Street
Campbell, CA 95008
Dear Mr. Piasecki,
St. Lucy Parish is planning to add an activity center and to remodel rectory offices
as shown on the enclosed conceptual building layout and site plan.
The project work is located on the Church property at 2350 Winchester Blvd.,
Campbell.
We are hereby applying for a Campbell Planning Department "Pre-application"
Review and comments from your staff. If there are any questions about the
submittal, please contact Mr. Merrill Grim at 377-7467.
Thank you for your assistance in this matter.
Sincerely,
(Rev) Terrence Sullivan
Pastor
SAINT LUCY PARISH · 2350 WINCHESTER BOULEVARD, CAMPBELL, CA ° 95008-4098 ° 408/378-2464