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Admin PD - 2005January 3, 2006 Ms. Aimee Harris Veterinary Surgical Associates 1410 Monument Blvd., #100 Concord, CA 94520 Re: Administrative Planned Development Permit File No: PLN2005-173 911 Dell Avenue Dear Ms. Harris The Community Development Director has conditionally approved your Administrative Planned Development Permit to allow the establishment of a veterinary hospital in an existing industrial office building located at 911 Dell Avenue in the P-D (Planned Development) Zoning District. This approval is based upon the attached findings and is subject to the attached conditions of approval. This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5 :00 p.m. on Fridav. January 13.2006. If you should have any questions regarding this approval, please do not hesitate to contact me at (408) 866-2142 or by email atmelindad@citvofcamobell.com. Sincerely, Melinda M. Denis Planner I enc1: Findings and Conditions of Approval for File No. PLN2005-l73 cc: Jackie C. Young Lind, Senior Planner Nick Whitstone, CBRE, 225 W. Santa Clara St., #1050, San Jose, CA 95113 Christ the King Church, 911 Dell Avenue, Campbell, CA 95008 70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . fAX 408.866.8381 . TDD 408.866.2790 January 3, 2006 PLN2005-173 Harris, A. Application of Ms. Aimee Harris on behalf of Veterinary Surgical Associates for an Administrative Planned Development Permit to allow the establishment of a veterinary hospital in an existing industrial office building located at 911 Dell Avenue in the P-D (Planned Development) Zoning District. PROJECT DESCRIPTION The project consists of the establishment of a veterinary hospital in an existing industrial office building that was previously used as a public assembly for the Campbell Church of Christ located at 911 Dell Avenue. The proposed modifications include a complete remodel of the interior space. BACKGROUND The subject building is currently developed with a 15,921 square foot, single story industrial office building constructed in approximately 1982 under a Site and Architectural Review Permit (S 81-36). The existing building was previously occupied by the Campbell Church of Christ as a public assembly. The applicant proposes to occupy approximately 14,160 square feet of the existing building for a veterinary hospital. The project site is located on the north side of Dell Avenue adjacent to Winchester Boulevard and the railway line. The project site is surrounded by commercial and industrial uses to the north, south, east, and west. ANALYSIS The General Plan land use designation for the project site is Commercial and/or Industrial and the project is compatible with this land use designation. The zoning designation for the project site is P-D (Planned Development). An Administrative Planned Development Permit is required for a change of use to an existing building within the P-D (Planned Development) zoning district. No exterior modifications to the building are proposed with this application. PLN2005-173 - 911 Dell Avenue Administrative Planned Deve10vment Permit Page 2 of2 The parking ordinance requires the provision of 1 :250 square feet for general services. The proposed project generates a parking demand of 57 parking spaces and the applicant has identified 48 standard parking spaces, 14 compact parking spaces, and one accessible parking space for a total of 63 parking spaces on the site plan. Attachments: 1. Findings for Approval ofPLN2005-173 2. Conditions of Approval for PLN2005-173 3. Project Plans ~ Prepared by: LfJi/fRft/;);fj!~ M linda M. Denis, Planner I Attachment # 1 FINDINGS FOR APPROVAL OF FILE NO. PLN200S-173 SITE ADDRESS: APPLICANT: DATE: 911 Dell Avenue Ms. Aimee Harris on behalf of Veterinary Surgical Associates January 6, 2006 Findings for approval of an Administrative Planned Development Permit to allow the establishment of a veterinary hospital in an existing industrial office building located at 911 Dell Avenue. The Community Development Director finds as follows with regard to File No. PLN2005-173: 1. The development of the proposed project will result in a use that is consistent with the General Plan land use designation of Commercial and/or Industrial. 2. The project will be consistent with the P-D (Planned Development) zoning district with approval of an Administrative Planned Development Permit. 3. The project site is located on the north side of Dell Avenue adjacent to Winchester Boulevard and the railway line. The project site is surrounded by commercial and industrial uses to the north, south, east, and west. 4. The proposed project generates a parking demand of 57 parking spaces. The applicant has identified 48 standard parking spaces, 14 compact parking spaces, and one accessible parking space for a total of 63 parking spaces on the site plan. 5. The subject building is currently developed with a single story industrial office building constructed in approximately 1982. The existing building is 15,921 square feet and was previously occupied by a public assembly use. 6. The project would occupy 14,160 square feet to be used as a veterinary hospital. 7. The project qualifies as a Categorically Exempt project per Section 15303, Class 3 (New Construction or Conversion of Small Structures) of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Community Development Director further finds and concludes that: 1. The proposed development will result in a more desirable environment and use of the land than would be possible under any other zoning classification. 2. The development will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. 3. The development will be compatible with the Zoning Code of the City. Attachment # 1 Page 2 of2 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 5. The parking will adequately meet the demands generated by the change in use, and will not be detrimental to the overall parking and circulation in the area. 6. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. 7. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 8. No substantial evidence has been presented from which a reasonable argument could be made that shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. Attachment #2 CONDITIONS OF APPROVAL FOR FILE NO. PLN200S-173 SITE ADDRESS: APPLICANT: DATE: 911 Dell Avenue Ms. Aimee Harris January 3,2006 The applicant is hereby notified, as part of this application, that he/she is required to meet the following conditions in accordance with the ordinances of the City of Campbell and the State of California. Where approval by the Community Development Director, City Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall be for compliance with all applicable Conditions of Approval, adopted policies and guidelines, ordinances, laws and regulations, and accepted engineering practices for the item under review. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified: COMMUNITY DEVELOPMENT DEPARTMENT Planning Division: 1. Approved Proiect: Approval is granted for an Administrative Planned Development Permit (PLN2005-173) for the establishment of a veterinary hospital in an existing industrial office building located at 911 Dell Avenue. Project shall substantially conform to the project plans stamped as received by the Community Development Department on November 29, 2005, except as may be modified by the conditions of approval herein. 2. Administrative Planned Development Permit Approval Expiration: The Administrative Planned Development Permit approval shall be valid for one year from the date of final approval. Within this one-year period a building permit must be obtained and construction completed one year thereafter or the use must be established on the property (if no building permit is required). Failure to meet these deadlines will result in the Administrative Planned Development Permit being void. 3. Revocation of Permit: Operation of the use in violation of the Administrative Planned Development Permit or any standards, codes, or ordinances of the City of Campbell shall be grounds for consideration of revocation of the Administrative Planned Development Permit by the Community Development Director. 4. Operational Hours: The operational hours shall be limited to 6 a.m. to 11 p.m. daily, unless a Conditional Use Permit is obtained from the Planning Commission for late night operations; however emergency calls after hours shall not be prohibited. 5. Small Animals Onlv: Treatment shall be confined to small animals, such as dogs, cats, birds, and the like. Attachment #2 Page 2 of 4 6. Overnight Boarding: All animals shall be treated on an outpatient basis and no overnight boarding shall be allowed except that three to five animals may be kept overnight on the premises for treatment purposes only, unless otherwise approved by the Planning Commission. 7. Noise Mitigation: The entire clinic, including treatment rooms, cages or pens shall be maintained with a completely enclosed, soundproof building constructed of materials which will insure that no sound exceeding 65 decibels shall be audible on the exterior of the building. The clinic shall also be provided with air-conditioning that is adequate to prevent the necessity of opening doors and windows for ventilation purposes. 8. Odor Mitigation: The clinic shall be designed and operated in a manner so as to guarantee that no objectionable odors or noises shall be produced outside its walls, and provisions for the off-site disposal of all dead animals and of all waste materials shall be made in compliance with County health standards. The removal of waste material and dead animals shall be done so as to guarantee that no obnoxious odor is produced. There shall be no burning or other disposal of dead animals on the premises. 9. Parking. Drivewavs. and Maintenance: All parking and driveway areas shall be developed and maintained in compliance with the approved plans and Chapter 21.28 (Parking and Loading) of the Campbell Municipal Code. The project site shall maintain a minimum of 63 standard parking spaces and two accessible parking spaces at all times. All parking areas shall be regularly swept and cleaned to remove litter and debris from the parking areas and driveways. 10. Outdoor Storage: No outdoor storage is permitted on the subject property. No equipment, materials or business vehicles shall be parked and/or stored outside the building or within the parking lot. 11. Landscape Maintenance: The owner/operator of the property shall provide on-gomg maintenance of the existing on-site landscaping. 12. Fences/Walls: Any newly proposed fencing and/or walls shall comply with Section 21.18.060 of the Campbell Municipal Code and shall be submitted for review and approval by the Community Development Department. 13. Signage: No signage is approved as part of the development applications approved herein. No sign shall be installed until a Sign Permit is approved as specified in the Sign Ordinance. 14. Compliance with Other Regulations: The applicant shall comply with other state, county, and city ordinances that pertain to the proposed project and where they are conducted. Attachment #2 Page 3 of 4 Building Division: 15. Permits Required: A building permit application shall be required for the proposed change in use of the (e) commercial space. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 16. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 17. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. 18. Plan Preparation: This project requires plans prepared under the direction and oversight of a California licensed Engineer or Architect. Plans submitted for building permits shall be "wet stamped" and signed by the qualifying professional person. 19. Site Plan: Application for building permit shall include a competent site plan that identifies property and proposed structures with dimensions and elevations as appropriate. Site plan shall also include site drainage details. Site address and parcel numbers shall also be clearly called out. Site parking and path of travel to public sidewalks shall be detailed. 20. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms shall be blue-lined on the construction plans. Compliance with the Standards shall be demonstrated for conditioning of the building envelope and lighting of the building. 21. Special Inspections: When a special inspection is required by u.B.c. Section 1701, the architect or engineer of record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the building permits, in accordance with U.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. 22. 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. 23. 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. 24. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship exemption clause shall blue-line completed, City of Campbell "20%" exemption form on submitted construction plans. Form is available at Building Division service counter. 25. Approvals Required: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District b. Santa Clara County Fire Department Attachment #2 Page 4 of 4 26. PG&E: Applicant is advised to contact Pacific Gas and Electric Company as early as possible in the approval process. Service installations, changes and/or relocations may require substantial scheduling time and can cause significant delays in the approval process. Applicant should also consult with P.G. and E. concerning utility easements, distribution pole locations and required conductor clearances. SANT A CLARA COUNTY FIRE DEPARTMENT 27. Permits Required: Applicant shall consult with Richard Baker of the Santa Clara County Fire Department to determine required hazardous materials permits.