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Site & Variance - Kaeding - 2005 Mareh 24, 2006 Apri119, 2006 Brent Keading 813 South McGlincy Lane Campbell, CA 95008 Re: Building Permit No: BLD2006-288 813 Cristich Lane Dear Applicant: The Planning Division has reviewed your building plan permit submittal for the construction of an industrial building at the above referenced address. Per the Conditions of Approval for Variance PLN2005-145 and Site and Architectural Review PLN2005-144, please review the following notes and address the action items prior to issuance of a building permit: Notes: 1. One office has been added to the first floor (within the approved building area) and is acceptable as proposed as this change does not affect the parking demand. Action Items: 2. Lot Line Adjustment: Please complete the lot line adjustment prior to issuance of the building permit. What's the status? 3. Sheet All. Site and Landscape Plan: a. Per Condition No.5, please specify the fencing proposed along the north property line. OK. Wrought iron 5 feet in height, Sheet All. b. Per Condition No.5, please specify the finish of the trash enclosure as matching the building (stucco). OK. Plaster and color to match building added, Sheet All. c. Per Condition No.6, no sign approval(s) has (have) been granted for this new building. Please submit for sign approval(s) prior to erecting any signs. OK. Note on Sheet AO. d. Per Condition No.8, please specify all exterior lighting. Sheets All and A3.2. Note color(s) of Fixtures A and B. Provide cut sheet of Fixture C. e. Per Condition No.9, please specify landscape irrigation. No Sheet L-I provided as noted in applicant's response. BLD2006-288 - 813 Cristich Lane Page 2 of2 4. Sheet A21. Floor Plans and Roof Plan: a. Per Condition No. 11, please specify the location and height of all proposed roof-top equipment. (All roof-top equipment shall be screened.) Sheet A2l, Roof Plan, does not verify that (2) proposed HVAC units will be screened. Eliminate General Note #3 - no new roof screen is approved. 5. Sheet A3.2. Exterior Elevations: a. Per Condition No.1, please clearly note the locations of Body Color #1 and #2 on all elevations. OK. Noted on Sheet A32. Thank you for the opportunity to review these plans. Please submit your revised drawings to the Building Division. If you have any questions regarding the comments contained in this letter, please feel free to contact me at (408) 866-2124 or by email atiackieL@cityofcampbel1.com. Sincerely, Jackie C. Young Lind, AICP Senior Planner cc: Building Brent Keading, 813 South Cristich Lane, Campbell, CA 95008 LPMD, Debbie Hill, 2620 Augustine Drive, Suite 185, Santa Clara, CA 95054 March 24, 2006 Brent Keading 813 South McGlincy Lane Campbell, CA 95008 Re: Building Permit No: BLD2006-288 813 Cristich Lane Dear Applicant: The Planning Division has reviewed your building plan permit submittal for the construction of an industrial building at the above referenced address. Per the Conditions of Approval for Variance PLN2005-145 and Site and Architectural Review PLN2005-144, please review the following notes and address the action items prior to issuance of a building permit: Notes: 1. One office has been added to the first floor (within the approved building area) and is acceptable as proposed as this change does not affect the parking demand. Action Items: 2. Lot Line Adjustment: Please complete the lot line adjustment prior to issuance of the building permit. 3. Sheet All. Site and Landscape Plan: a. Per Condition No.5, please specify the fencing proposed along the north property line. b. Per Condition No.5, please specify the finish of the trash enclosure as matching the building ( stucco). c. Per Condition No.6, no sign approval(s) has (have) been granted for this new building. Please submit for sign approval(s) prior to erecting any signs. d. Per Condition No.8, please specify all exterior lighting. e. Per Condition No.9, please specify landscape irrigation. 70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . IDD 408.866.2790 of{ . CA-11 -, . :/.><9 ~ \<' - r"'" V r -' ... 1- <. <!' (.,' O~CH 1'1t\)' CITY OF CAMPBELL Community Development Department December 15, 2005 Mr. Brent Kaeding/Mr. Howard Kaeding Kaeding Performance 813 Cristich Lane Campbell, CA 95008 Re: PLN2005-144/145 - 813 Cristich Lane Site and Architectural Review PermiWariance Dear Applicant: Please be advised that at its meeting of December 13, 2005, the Planning Commission adopted Resolution No. 3702 approving a Site and Architectural Review Permit (PLN2005-144) to allow the demolition of an existing residence and the construction of a new 5,347 square foot industrial building and Resolution No. 3703 granting a Variance to allow a building that was destroyed by fire to be rebuilt one foot from a side property line at the above referenced property. This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5 p.m. on Friday, December 23, 2005. The time within which judicial review of this action must be sought is governed by Section 1094.6 of the California Code of Civil Procedure, unless another statute (such as California Government Code Section 65009 or some other applicable provision) sets forth a more specific time period. If you have any questions, please do not hesitate to contact me at (408) 866-2140. Sincerely, Jackie C. Young Lind Senior Planner cc: Debbie HiII/LPMD Architects (Project Architect) 2620 Augustine Drive, Suite 185 Santa Clara, CA 95054 Frank Mills, Building Chris Veargason, Fire Ed Arango, Public Works 70 North First Street. Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TDD 408.866.2790 BLD2006-288 - 813 Cristich ..Ie Page 2 of2 4. Sheet A21. Floor Plans and Roof Plan: a. Per Condition No. 11, please specify the location and height of all proposed roof-top equipment. (All roof-top equipment shall be screened.) 5. Sheet A3.2. Exterior Elevations: a. Per Condition No.1, please clearly note the locations of Body Color #1 and #2 on all elevations. Thank you for the opportunity to review these plans. Please submit your revised drawings to the Building Division. If you have any questions regarding the comments contained in this letter, please feel free to contact me at (408) 866-2124 or by email atiackieL@citvofcampbell.com. Sincerely, Jackie C. Young Lind, AICP Senior Planner cc: Building Brent Keading, 813 South Cristich Lane, Campbell, CA 95008 LPMD, Debbie Hill, 2620 Augustine Drive, Suite 185, Santa Clara, CA 95054 --.., RESOLUTION NO. 3702 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL REVIEW PERMIT (PLN2005-144) TO ALLOW THE DEMOLITION OF AN EXISTING RESIDENCE AND THE CONSTRUCTION OF A NEW 5,347 SQUARE FOOT INDUSTRIAL BUILDING ON PROPERTY OWNED BY MR. HOWARD KAEDING LOCATED AT 813 CRISTICH LANE IN AN M-1-S (LIGHT INDUSTRIAL) ZONING DISTRICT. APPLICATION OF MR. BRENT KAEDING, ON BEHALF OF KAEDING PERFORMANCE. PLN2005-144. 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 PLN2005-144: 1. The project is consistent with the development standards and design guidelines set forth in the General Plan in that project eliminates a nonconforming residence, redevelops a site in the McGlincy neighborhood, provides landscaping and screening, and utilizes high-quality, finished construction materials. 2. Subject to compliance with conditions of approval requiring a conforming south side yard setback and landscape buffer, the proposed project is consistent with the development standards prescribed for the M-1 (Light Industrial) Zoning District (i.e. minimum setbacks, height restriction, floor area ratio, and parking requirements). 3. The project consists of a 5,347 square foot warehouse/industrial building, with a Floor Area Ratio of 0.36, where the maximum floor area ratio is 0.40. 4. The project provides sixteen parking spaces where a minimum of sixteen parking spaces are required. 5. The proposed project as conditioned is well designed and is architecturally compatible with the surrounding neighborhood, and with the redevelopment expectations prescribed by the General Plan. The building is well articulated and considers the design of all elevations, with particular attention to the Crjstich Lane streetscape and the view shed from Highway 17. 6. The proposed project does not include the removal of any protected trees. 7. The proposed project is surrounded by industrial to the north, south and east; and Highway 17 to the west. 8. The project qualifies as Categorically Exempt under Section 15303(c) of the California Environmental Quality Act (CEQA), pertaining to New Construction of Small Structures in an urbanized area. Planning Commission Kt:solution No. 3702 PLN2005-144 - 813 Cristich Lane -- Site and Architectural Review Permit Page 2 Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The development will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. 2. The development will be compatible with the Zoning Code of the City. 3. 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. 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 5. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 6. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and Architectural Review Permit (PLN2005-144) to allow the demolition of an existing residence and the construction of a new 5,347 square foot industrial building on property owned by Mr. Howard Kaeding located at 813 Cristich Lane in an M-1-S (Light Industrial) Zoning District, subject to the following conditions: Where approval by the Director of Community Development, City Engineer, Public Works Director, City Attorney or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations and accepted engineering practices for the item under review. Additionally, the applicant is hereby notified that he/she is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertain to this development and are not herein specified. COMMUNITY DEVELOPMENT DEPARTMENT Plannina Division: 1. Approved Proiect: Approval is granted for a Site & Architectural Review (PLN2004- 144) to construct a warehouse/industrial building at 813 Cristich Lane. The proposed project shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: Planning Commission ~vsolution No. 3702 PLN2005-144 -- 813 Cristich Lane - Site and Architectural Review Permit Page 3 a. Set of plans prepared by LPMD Architects, received on December 5, 2005, including building site and landscape plan, floor plans and roof plan, elevations and preliminary grading and drainage. b. Color samples submitted by LPMD Architects, received on December 5, 2005. 2. Site & Architectural Review Aooroval Exoiration: The Site & Architectural 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 Site & Architectural Review shall be void. 3. Revocation of Permit: The approved, primary use is a warehouse for parts for high performance race cars. Given the specialty nature of the product, the on site "sales" function more as "distribution". No auto repair, fabrication, finishing, assembly, augmentation, etc. is approved for this site. Changes to the approved use require review and approval by the Planning Commission. Operation of the use in violation of the Site and Architectural Review or any standards, codes, or ordinances of the City of Campbell shall be grounds for consideration of revocation of the Site and Architectural Review by the Planning Commission. 4. Fencina. Walls and Trash Enclosure: All new fencing/walls shall comply with Section 21.18.060 of the Campbell Municipal Code. The design of, and the materials and colors for the fencing, walls and trash enclosure shall be reviewed and approved by the Community Development Director prior to issuance of a building permit. 5. Sianaae: No signageis 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. 6. Parkina and Drivewavs: All parking and driveway areas shall be developed in compliance with the approved plans and Chapter 21.28 (Parking and Loading) of the Campbell Municipal Code. 7. On-Site Liahtina: On-site lighting shall be shielded away from adjacent properties and directed on site. The design, type, intensity and location of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director prior to installation of the lighting for compliance with all applicable Conditions of Approval, ordinances, laws and regulations. Lighting fixtures shall be of a decorative design to be compatible with the industrial development and shall incorporate energy saving features. 8. Landscaoe Plan: Prior to the issuance of building permits, the applicant shall submit a final detailed landscape and irrigation plan to the Planning Division for review and approval by the Community Development Director. The landscape and irrigation plan Planning Commission hvsolution No. 3702 PLN2005-144 - 813 Cristich Lane -- Site and Architectural Review Permit Page 4 shall substantially conform to the approved conceptual landscape plan and the City's Water Efficient Landscaping Standards (WELS). · All landscaping and trees shall be installed prior to the issuance of a Certificate of Occupancy for the building. · Minimum tree size of 15 gallon trees shall be provided. 9. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the Campbell Municipal Code. 10. Screenina: Screening of all roof-top equipment shall be shown on the plans submitted for a building permit with a building cross section. The placement on site of any required utility equipment (Le., back-flow preventors, transformers, etc.) shall be reviewed and approved by the Community Development Director prior to issuance of a building permit. 11. Paint Color: The approved paint colors shall be field-verified by the Community Development Director. 12. Contractor Contact Information Postina: The project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street prior to the issuance of building permits. 13. Construction Hours: Construction activities will be limited to the hours of 8:00 a.m. to 5:00 p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays and Holidays, unless an exception is granted by the Building Official. 14. Hours: Construction activities will be limited to the hours of 8:00 a.m. to 5:00 p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays and Holidays, unless an exception is granted by the Building Official. 15. Prooertv Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures shall be secured by having the windows boarded up and doors sealed shut, or shall be demolished or removed from the property (Section 11.201 and 11.414, 1985 Ed. Uniform Building Code). 16. Outdoor StoraQe: No outdoor storage or outdoor overnight parking 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. Planning Commission Resolution No. 3702 PLN2005-144 -- 813 Cristich Lane - Site and Architectural Review Permit Page 5 17. Outdoor Displav: No outdoor display is permitted on the subject property. All stock for sale shall be kept and displayed inside the buildings. All exterior parking spaces shall be used only for employees and/or customer use. 18. Buildina Modifications: Prior to any changes or modifications to the building or floor plan the applicant shall submit proposed plans to the Community Development Department for review an approval. Buildina Division: 19. Permits Reauired: A building permit application shall be required for the proposed new commercial structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 20. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 21. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. by 36 in. 22. Plan Preoaration: 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. 23. 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. Site plan shall also clearly call out location of a permanent elevation bench mark. 24. Soils Reoort: Two copies of a current soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations shall be submitted with the building permit application. This report shall be prepared by a licensed engineer specializing in soils mechanics. 25. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report and the building pad elevation and on-site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: Planning Commission Rt::solution No. 3702 PLN2005-144 -- 813 Cristich Lane -- Site and Architectural Review Permit Page 6 a. pad elevation b. finish floor elevation (first floor) c. foundation comer locations 26. Title 24 EnerQY 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. 27. Speciallnsoections: 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. 28. Stormwater: 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. 29. 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. 30. 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. 31. Approvals ReQuired: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District b. Santa Clara County Fire Department c. School District: i) Campbell Union School District (378-3405) ii) Campbell Union High School District (371-0960) iii) Moreland School District (874-2900) iv) Cambrian School District (377-2103) d. Bay Area Air Quality Management District (Demolitions Only) 32. P, G.& 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 Planning Commission kv$olution No. 3702 PLN2005-144 -- 813 Cristich Lane -- Site and Architectural Review Permit Page 7 in the approval process. Applicant should also consult with P.G. and E. concerning utility easements, distribution pole locations and required conductor clearances. FIRE DEPARTMENT 33. Required Fire Flow: The fire flow for this project is 2,000 gpm at 20 psi residual pressure. The adjusted fire flow is available from area water mains and fire hydrant(s) which are spaced at the required spacing. 34. Fire Apparatus (Enaine) Access Roads Required: Provide access roadways with a paved all weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform with Fire Department Standard Details and Specifications sheet A-1. 35. Fire Lane Markina Reauired: Provide marking for all roadways within the project. Markings shall be per fire department specifications. Installations shall also conform to Local Government Standards and Fire Department Standard Details and Specifications A-6. PUBLIC WORKS DEPARTMENT 36. LeQal Lot: The applicant shall provide documentation to ascertain that the property has been legally created. 37. Preliminarv Title Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a current Preliminary Title Report. 38. Irrevocable Offer of Dedication for Public Street Purposes: Prior to issuance of any grading or building permits for the site, the applicant shall make an irrevocable offer of dedication in fee simple for additional right-of-way for public street purposes along the Cristich Lane frontage to accommodate a 30 foot half street width and a 10 foot Public Utility Easement. The applicant shall submit the necessary documents for approval by the City Engineer, process the submittal with City staffs comments and fully complete the right-of-way process. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. 39. Deferred Street Improvement Aareement: Prior to issuance of any grading, drainage, or building permits for the site, the owner shall execute a deferred street improvement agreement for construction of standard street improvements, as required by the City Engineer. The future plans for the deferred street improvement shall include the following: Planning Commission kt;solution No. 3702 PLN2005-144 -- 813 Cristich Lane -- Site and Architectural Review Permit Page 8 a. Show location of all existing utilities within the new and existing public right of way. b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk area. c. Removal of existing street section to centerline. d. Installation of engineered structural pavement section to centerline, as required by the City Engineer. e. Installation of standard curb, gutter, sidewalk and ADA compliant driveway approaches. f. Installation of street trees, tree wells and irrigation at 30 feet on center. g. Installation of streetlights, conduits, conductors and related facilities in accordance with the City of Campbell's Street Lighting Policies. h. Installation of traffic control, signage, and markings. i. Construction of conforms to existing public and private improvements, as necessary. 40. Water Meter{s) and Sewer Cleanout{s): Existing and proposed water meter(s) and sewer cleanout(s) shall be relocated or installed on private property behind the future public right-of-way line. 41. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 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. 42. Utilitv Coordination Plan: Prior to issuance of building permits for the site, the applicant shall submit a utility coordination plan and schedule for approval by the City Engineer for installation and/or abandonment of all utilities. The plan shall clearly show the location and size of all existing utilities and the associated main lines; indicate which utilities and services are to remain; which utilities and services are to be abandoned, and where new utilities and services will be installed. Joint trenches for new utilities shall be used whenever possible. 43. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a pavement restoration plan for approval by the City Engineer prior to any utility installation or abandonment. Public Streets that have been reconstructed or overlaid within the previous five years will require boring and jacking for all new utility installations. Cristich Lane is currently a private street. 44. Gradina and Drainaae Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare an engineered grading and drainage plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of Planning Commission K~solution No. 3702 PLN2005-144 - 813 Cristich Lane -- Site and Architectural Review Permit Page 9 the California Building Code including Chapters 10, 11, 18, 33, and Appendix Chapter 33. 45. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the applicant shall pay the required Storm Drain Area fee, currently set at $2,650 per net acre, which is $927.00. 46. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permit requirements, Santa Clara Valley Water District requirements, and the Campbell Municipal Code regarding stormwater pollution prevention. Specifically the project must include source control, site design and treatment measures to achieve compliance with Provision C.3. of the NPDES Permit. Measures may include, but are not limited to, minimization of impervious surface area, vegetated swales, infiltration areas, and treatment devices. The primary objectives are to improve the quality and reduce the quantity of stormwater runoff to the bay. Resources to achieve these objectives include Storm water Best Management Practices Handbook for New Development and Redevelopment ("CA BMP Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design Guidance Manual for Storm water Quality Protection ("Start at the Source") by the Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design Techniques to Meet Development Standards for Storm water Quality: A Companion Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003. a. Upon submission of the plans, the applicant shall calculate and submit to the City the amount of impervious surface created or replaced by the development. b. Upon submission of the grading and drainage plan, the applicant's designer or engineer shall also submit the required certification for sizing, selection, and preliminary design of treatment BMP's for the project site to meet the requirements of the City of Campbell's NPDES permit, No. 01-119, Provision C.3. c. The applicant shall also comply with any other or new conditions as required by the City of Campbell's most current NPDES permit. 47. Operation and Maintenance of Stormwater Pollution Prevention Measures: Prior to issuance of the building permit, the applicant shall execute an agreement and provide security for the operation and maintenance of stormwater pollution prevention measures installed or provided as a part of this project. Prior to allowing occupancy for any and/or all buildings, the applicant shall: Planning Commission Resolution No. 3702 PLN2005-144 -- 813 Cristich Lane -- Site and Architectural Review Permit Page 10 a. Have a qualified BMP certifier inspect the stormwater management facilities, submit a complete set of as-built drawings to Public Works Engineering, and certify on these drawings that: i. The stormwater management facilities were constructed in compliance with approved plans; ii. The as-built drawings show all pertinent constructed dimensions, elevations, shapes, and materials; Hi. All variations in construction from the approved design plan have been identified, including omissions to and additions from the approved plan; and iv. Any changes are in conformance with local, state, or federal regulations. b. Sign the "Covenants for the Operation and Maintenance of Stormwater Facilities". PASSED AND ADOPTED this 13th day of December, 2005, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Alderete, Ebner, Francois, Gibbons and Roseberry Doorley None Rocha APPROVED:~Y~ lJf td Iza eth Gibbons, Chair ~y~ Commissioners: Commissioners: Commissioners: Commissioners: ATTEST: Sharon Fierro, Secretary RESOLUTION NO. 3703 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL GRANTING A VARIANCE (PLN2005-145) TO ALLOW A BUILDING THAT WAS DESTROYED BY FIRE TO BE RE- BUILT ONE FOOT FROM A SIDE PROPERTY LINE ON PROPERTY OWNED BY MR. HOWARD KAEDING LOCATED AT 813 CRISTICH LANE IN AN M-1-S (LIGHT INDUSTRIAL) ZONING DISTRICT. APPLICATION OF MR. BRENT KAEDING, ON BEHALF OF KAEDING PERFORMANCE. PLN2005-145. 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 PLN2005-145: 1. The proposed project consists of the demolition of an existing residence and the construction of a new, 8,014 square foot warehouselindustrial building on a site where a previous industrial building was destroyed by fire. 2. The proposed building is 5,347 square feet (including a 420 square foot mezzanine), and the parcel is 14,888 net square feet in area. The Floor Area Ratio (FAR) of the proposed building is .36, where a maximum of .40 is allowable. The height of the proposed building is 24'-6", where a maximum of 45'-0" is allowable. The proposed landscape cover is 13%, where a minimum of 8% is required. 3. The proposed siting of the building would require approval of a Variance to reduce the south side yard setback from 12'-3" to 1 '-0". The required side yard setback in the M-1 zoning district is 5 feet, or one-half the height if the building wall adjacent to the side property line, whichever is greater. The building height is 24'-6", therefore the minimum, required side yard setback is 12'-3". The setback would create an area that is difficult to maintain. 4. The subject property is long and narrow and constrained due to Highway 17 and Cristich Lane dedications. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The strict or literal interpretations and enforcement of the specified regulation(s) would result in a practical difficulty or unnecessary physical hardship inconsistent with the objectives of the Zoning Code. 2. The strict or literal interpretations and enforcement of the specified regulation(s) would deprive the applicant of privileges enjoyed by the owners of other properties classified in the same zoning district. Planning Commission Resolution No. 3703 PLN2005-145 -- 813 Cristich Lane -- Variance Page 2 3. There are exceptional or extraordinary circumstances or conditions applicable to the subject property (i.e. size, shape, topography) which do not apply generally to other properties classified in the same zoning district. 4. The granting of the Variance will not constitute a grant of special privileges inconsistent with the limitations on other properties classified in the same zoning district. 5. The granting of the Variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the area. THEREFORE, BE IT RESOLVED that the Planning Commission grants a Variance (PLN2005-145) to allow a building that was destroyed by fire to be re-built one foot from a side property line on property owned by Mr. Howard Kaeding located at 813 Cristich Lane in an M-1-S (Light Industrial) Zoning District. PASSED AND ADOPTED this 13th day of December, 2005, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Commissioners: Alderete, Ebner, Francois, Gibbons and Roseberry Doorley None Rocha APPROVEO~~ Ufs~ ab Gibbons, Chair ATTES~~ ~ Sharon Fierro, Secretary - , ~~.o~. C%.p(9) t: ~ U r- o 0 .... -'- -s.~ ~ . (, Ol/CH""O' ITEM NO.4 CITY OF CAMPBELL' PLANNING COMMISSION Staff Report. December 13, 2005 PLN2005-144 PLN2005-145 Kaeding, Inc. Public Hearing to consider the application of Brent Kaeding, on behalf of Kaeding Performance, for a Variance (PLN2004-145) and a Site and Architectural Review (PLN2005-144) to allow to construction of a warehouse/industrial building on property owned by Dixie and Howard Kaeding located at 813 Cristich Lane in a M-I-S (Light Industrial) Zoning District. STAFF RECOMMENDATION That the Planning Commission takes the following action: I. Adopt a Resolution, incorporating the attached findings, denying a Variance to construct a warehouselindustrial building with a reduced south side yard setback. 2. Adopt a Resolution, incorporating the attached findings, approving a Site and Architectural Review Permit to construct a warehouse/industrial building, subject to the attached conditions of approval. ENVIRONMENTAL DETERMINATION Staff recommends that the Planning Commission find that this project is Categorically Exempt under Section 15303(c), of the California Environmental Quality Act (CEQA), pertaining to New Construction of Small Structures. PROJECT DATA Net Lot Area: 18,386 gross sq. ft. (0.42 acres) 14,888 net square feet (0.34 acres) Proposed Building Area: SaleslDistribution Area: Warehouse Area: Total: 1,716 sq. ft. 3.631 sq. ft. 5,347 sq. ft. Site Utilization: Building Coverage: Landscape Coverage: Paving Coverage: 4,918 sq. ft. (33%) 1,956 sq. ft. (13%) 8,014 sq. ft. (54%) Staff Report - Planning CC)lumission Meeting of December 13,200, PLN2005-144/145 - 813 Cristich Lane Page 2 of 7 FAR: Allowable: Proposed: .40 maximum .36 Height: Allowable: Proposed: 45' -0" feet maximum 24' -6" Parking: Required: Provided: (16) spaces (1 per 350 sq. ft. @ 5,347 sq. ft.) (16) total spaces (one of which is accessible) Hours of Operation: Monday-Friday Saturday-Sunday: 8:00 a.m. to 5:00 p.m. closed Adjacent Land Uses: North: South: East: West: Industrial Industrial Industrial Highway 17 BACKGROUND The project site (and the two adjacent properties to the north) is home to Kaeding Performance, a supplier of high performance race car parts. Kaeding Performance has operated their business from this location for several decades. A fire, originating on the CalTrans property to the west, recently destroyed a non-permitted industrial building on these sites. The remnants of this building were demolished. The building cannot be simply replaced under the provisions of the Nonconforming Structures regulations for the following reasons: (1) the building was erected without permits and did not comply with building and fire codes; (2) the building was demolished; and; (3) the restoration cost exceeded 75% of the cost of construction of a comparable new structure. The building, therefore, does not qualify as a nonconforming structure which could be replaced with a building permit only. Preliminary Review of the proposed project was completed on September 22, 2005. Staff noted at that time that a Variance for a reduced side yard setback cannot be supported by staff given that not all variance findings could be made. PROPOSAL The applicant is requesting approval of a Site and Architectural Review and Variance to demolish an existing residence, and construct a 5,347 square foot industrial building with a one foot south - Staff Report - Planning COlumission Meeting of December 13, 200~ PLN2005-144/145 - 813 Cristich Lane Page 3 of 7 side yard setback where a 12'-3" (one-half the building height) side yard is required. The proposed building is one-story with a mezzanine. The first floor includes 1,287 square feet ofretaiVsales and 3,631 square feet of warehouse. The second floor is a 429 square foot office space. The primary, proposed use is warehouse, with secondary sales/distribution, of parts for high performance race cars, and does not include automotive work. Site improvements include (16) parking spaces (one of which is accessible) with one tree well, a twenty foot wide landscaping strip in the front yard, a five foot wide landscaping strip along the north property line, and a trash enclosure (at the rear of the site). The applicant added a six foot high masonry wall along the west property line to screen view of the site from Highway 17 as requested by staff. The architectural design of the building has undergone several reVISIons. The building was originally submitted as split-face block in two textures with no variation to the elevation faces or height, with dark gray/green window frames and doors. The Project Plans presented this evening now include both vertical and horizontal articulation to the elevations, a cornice cap, and a stucco exterior in two shades of tan, with taupe trim and storefront mullions. The proposed man doors and roll-up doors are specified as the same paint color as the surrounding body color (one of the two tan shades). Additional components of the project include a Lot Line Adjustment with the adjacent parcel to the north to add a five foot strip of land with the project parcel, a ten foot dedication for additional Cristich Lane right-of-way and a ten foot wide utility easement along the new east property line (after the right-of-way dedication). Signs (a building sign and a monument sign in the front yard) are shown as future, and are not being considered as a part ofthis application. PROJECT SITE The subject property is located on the west side of Cristich Lane. The property is surrounded by commercial, industrial and residential uses. The site is currently improved with one, existing nonconforming residence that was not damaged by the fire. The project site is located in an M-l (Light Industrial) Zoning District, and is shown as a Light Industrial land use designation on the General Plan. ANALYSIS General Plan Designation: The General Plan land use designation for the project site is Light Industrial which permits industrial uses. The primary, proposed use is warehousing which is consistent with the General Plan Land Use Designation. Zoning Designation: The zoning designation for the project site is Light Industrial ("M-l"). The primary, proposed use is warehousing which is a Permitted Use in the M-l zoning district. The secondary use, sales of parts, is more incidental. Given the specialty nature of the product (high performance race car Staff Report - Planning COlamission Meeting of December 13,200) PLN2005-144/145 - 813 Cristich Lane Page 4 of 7 parts), the proposed "sales" function acts more as a "distribution facility". Other Permitted Uses allowed in the M-l zoning district include, for example, blueprinting shops. This type of facility would include a sales component as well. Required Entitlements: The proposal to construct an industrial building requires Site and Architectural Review for the design of the building and the layout of the site, a Variance to reduce one (south) required side yard setback, and completion of a Lot Line Adjustment. Site & Architectural Design & Performance: The Campbell Municipal Code (CMC) regulates site development and performance standards for industrial properties. As proposed, the project complies with all Zoning regulations except the following: · Section 21.10.080, Table 2-13, General Development Standards - M-l Zoning District: The required side yard setback in the M-l zoning district is five feet or one-half the height of the building wall adjacent to the side property line (whichever is greater). The proposed south side yard setback is one foot. A reduced side yard setback would therefore require a Variance. · Section 21.26.020.D, Landscaping Requirements for M-l: A minimum 5-foot planter strip is required along abutting property lines. The south property line is not landscaped as the proposed setback is one foot. Variance: Given that the proposed project does not meet the above referenced code requirements, a Variance is required. Campbell Municipal Code Section 21.48.040.B, Variance Findings, requires that the following five specific findings be made in order to approve a Variance: (1) Hardship inconsistent with the objectives of the Zoning Code; (2) Equal privileges; (3) Exceptional circumstances; (4) No grant of special privilege; and, (5) No detriment to public health, safety or welfare; or property. A full discussion of these findings is included in Attachment 1. There are no exceptional or extraordinary circumstances or conditions applicable to the subject property (i.e. size, shape, topography) which do not apply generally to other properties classified in the same zoning district. Staff therefore recommends denial of the Variance, and revision of the project to comply with the required side yard setback. General Plan Consistency: The Campbell General Plan sets forth policies and strategies for industrial neighborhoods. As proposed, the project accomplishes the following: · Policy LUT-5.4, Industrial Neil!hborhoods: Safeguard industry's ability to operate effectively, by limiting the establishment of incompatible uses in industrial Staff Report - Planning COIumission Meeting of December 13, 2005 PLN2005-144/145 - 813 Cristich Lane Page 5 of 7 neighborhoods and encouraging compatible uses. The project advances this policy by eliminating the nonconforming residence on site and constructing an industrial building which meets current fire and buildings codes. · Strategy LUT -5.4c, RedeveloDment: Facilitate redevelopment opportunity if the McGlincy Lane Area. The project advances this strategy by complete redevelopment of the site consistent with current design standards. · Strategy LUT-5.6c, Physical Buffers: Provide landscaped buffers, sidewalks and equipment screening to provide a visual and noise-abating buffer between uses. The project advances this strategy by providing landscaping along the north side yard, and a masonry trash enclosure in the rear. · Strategy LUT-5.7a, Industrial Guidelines: Enhance the street frontage of a building with landscaping and an emphasis on the office portion of the building. The project advances this strategy by providing front yard landscaping, and by placing the office and retail uses in the front of the building and the warehouse use in the rear of the building. · Strategy LUT-5.7c, Screenine:: Screen the service portion of industrial buildings such as outdoor storage, trash enclosures and loading areas, especially those adjacent to roadways or public amenities, with extensive landscaping and architectural elements. The project advances this strategy by providing landscaping in the front yard, a trash enclosure at the rear of the property, and a masonry wall along the west property line abutting Highway 17. · Policy LUT-5.8, Non-conformine: Uses: Encourage non-conforming properties to redevelop as conforming uses. The project advances this policy by eliminating the nonconforming residence on site and redeveloping the site with solely an industrial use. · Strategy LUT-5.7a, Industrial Guidelines: Require varied, high-quality, finished construction materials such as glass, stucco, plaster, or brick. No exposed concrete block or flat sheet metal. The proposed exterior finish, stucco, is consistent with this guideline. Site and Architectural Review: As discussed above in the Project Proposal section, the project has undergone several architectural revisions. Positive attributes of the project architecture include: articulated building elevations, a stucco exterior, and screening (i.e., a masonry trash enclosure located at the rear of the site, a parapet to screen all roof-top equipment, roll-up doors located off of the front elevation view, and a six foot high masonry wall along the Highway 17 frontage). The masonry wall along the west property line will greatly improve the view shed from Highway 17 as this property, which is located Staff Report - Planning Corumission Meeting of December 13,2005 PLN2005-144/145 - 813 Cristich Lane Page 6 of 7 upslope of the highway, is very visible and has no screening. There is currently no fence along the west property line and the fire destroyed any vegetative screening which previously existed. The Site Plan, however, has not changed. Staff meet with the applicant and the project architect several times and requested a site plan which conforms with the zoning code (i.e., conforming south side yard setback and landscaping), but the applicant wished to continue with processing of the Variance. Positive attributes of the site plan include: front and north side yard landscaping, two- way circulation, sufficient parking and loading areas, and the dedication of right-of-way for street widening. SITE AND ARCHITECTURAL REVIEW COMMMITTEE The Site and Architectural Review Committee reviewed this application at its meeting of November 16, 2005. The Committee supported staff recommendation for the specification of an exterior material which is recommended by the General Plan for Industrial properties. These changes have been made by the applicant and are reflected on the Project Plans. The specified exterior material was changed from split-face block to stucco, and additional building articulation was added. The Committee did not feel that requiring a greater south side setback than proposed by the applicant would benefit this project. STAFF RECOMMENDATION Staff recommends approval of the Site and Architectural Review, subject to conditions. Staff cannot support the Variance, however, as there are no exceptional or extraordinary circumstances or conditions applicable to the subject property, findings which is required for approval of a Variance. Staff is, however, in the process of compiling a Zoning Code Update to address a number of code revisions. As a part of this Update, staff is reviewing the development and performance standards which are applicable to the Light Industrial zoning district as mandated by the policies and strategies set forth in the Land Use and Transportation Element of the General Plan. Staff met with the applicant and his architect after the Variance application was submitted to discuss the difficulties associated with making the Variance findings. It was the decision of the applicant to continue pursuing approval of a Variance. If the Planning Commission is supportive of the Site and Architectural Review, staff would recommend the following project-specific Conditions of Approval: 1. Provide the required south side yard setback; 2. Provide the required south side yard landscaping; 3. Provide a detailed Landscape Plan (species and sizes); and, 4. Submit the material and finish details for the fencing, walls, and trash enclosure. These conditions are intended to improve the condition and appearance of the property from Cristich Lane, and to provide compliance with the Zoning Code thereby eliminating the requirement for a Variance. Staff Report - Planning COlumission Meeting of December 13,2005 PLN2005-144/145 - 813 Cristich Lane Page 7 of 7 Attachments: 1. Findings for Denial of the Variance (PLN2005-145) 2. Findings for Approval of the Site & Architectural Review (PLN2005-144) 3. Conditions of Approval for the Site & Architectural Review (pLN2005-144) 4. Letter from Applicant 5. Project Plans (Site Plan, Floor Plan, Elevations, and Photos) 6. Location Map Prepared by: Approved by: S aron Fierro, Community Development Director Attachment # 1 FINDINGS FOR DENIAL OF FILE NO. PLN2005-145 SITE ADDRESS: APPLICANT: DATE: 813 Cristich Lane Brent Kaeding, on behalf of Kaeding Performance December 13, 2005 Findings for denial of a Variance to reduce the south side yard setback for a warehouse/industrial building at 813 Cristich Lane. The Planning Commission finds as follows with regard to File No. PLN2005-145: 1. The proposed project consists of the demolition of an existing residence and the construction of a new, 8,014 square foot warehouse/industrial building on a site where a previous industrial building was destroyed by fire. 2. The proposed building is 5,347 square feet (including a 420 square foot mezzanine), and the parcel is 14,888 net square feet in area. The Floor Area Ratio (FAR) of the proposed building is .36, where a maximum of .40 is allowable. The height of the proposed building is 24' -6", where a maximum of 45'-0" is allowable. The proposed landscape cover is 13%, where a minimum of 8% is required. 3. The proposed siting of the building would require approval of a Variance to reduce the south side yard setback from 12'-3" to 1 '-0". The required side yard setback in the M-l zoning district is 5 feet, or one-half the height if the building wall adjacent to the side property line, whichever is greater. The building height is 24'-6", therefore the minimum, required side yard setback is 12'-3". 4. Alternative site layouts and/or building footprints/massing could accommodate a building of the same square footage on the subject property, and meet the required south side yard setback. 5. Although other buildings in the McGlincy/Cristich neighborhood exist at lesser side yard setbacks, these setbacks are nonconforming. In the event that any neighboring, nonconforming structure was to be damaged or destroyed to the extent that the cost to repair exceeded 75 percent (as is the case with the subject property), Campbell Municipal Section 21.58.050.E states that nonconforming rights are lost. This regulation applies equally to all properties, thereby requiring conformity with current regulations when this level of damage occurs. 6. The subject property is comparable in size with other properties located on the west and east sides of South McGlincy and Cristich Lanes, therefore, there are no exceptional or extraordinary circumstances or conditions applicable to the subject property (i.e. size, shape, topography) which do not apply generally to other properties located in this neighborhood and classified in the same zoning district. Findings for Denial ofPLl~2005-145 813 Cristich Lane - Variance Attachment # I Page 2 of2 7. Given that the regulations regarding nonconforming properties apply equally to all properties and that there are no exceptional or extraordinary circumstances or conditions applicable to the subject property, the granting of a Variance for the south side yard setback will constitute a grant of special privileges inconsistent with the limitations on other properties classified in the same zoning district. 8. In general, the granting of the requested Variance would not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the area, although the requested side yard setback reduction would eliminate the possibility of landscape screening between adjoining properties as required by the zoning district standards. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The strict or literal interpretations and enforcement of the specified regulation(s) would not result in a practical difficulty or unnecessary physical hardship inconsistent with the objectives of the Zoning Code. 2. The strict or literal interpretations and enforcement of the specified regulation(s) would not deprive the applicant of privileges enjoyed by the owners of other properties classified in the same zoning district. 3. There are no exceptional or extraordinary circumstances or conditions applicable to the subject property (i.e. size, shape, topography) which do not apply generally to other properties classified in the same zoning district. 4. The granting of the Variance will constitute a grant of special privileges inconsistent with the limitations on other properties classified in the same zoning district. 5. The granting of the Variance will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the area. Attachment #2 RECOMMENDED FINDINGS FOR APPROVAL OF FILE NO. PLN2005-144 SITE ADDRESS: APPLICANT: P.C. MEETING: 813 Cristich Lane Brent Kaeding for Kaeding Performance December 13,2005 Findings for approval of a Site and Architectural Review Permit to construct a warehouse/industrial building at 813 Cristich Lane. The Planning Commission finds as follows with regard to File No. PLN2005-144: I. The project is consistent with the development standards and design guidelines set forth in the General Plan in that project eliminates a nonconforming residence, redevelops a site in the McGlincy neighborhood, provides landscaping and screening, and utilizes high-quality, finished construction materials. 2. Subject to compliance with conditions of approval requiring a conforming south side yard setback and landscape buffer, the proposed project is consistent with the development standards prescribed for the M-l (Light Industrial) Zoning District (i.e. minimum setbacks, height restriction, floor area ratio, and parking requirements). 3. The project consists of a 5,347 square foot warehouse/industrial building, with a Floor Area Ratio of 0.36, where the maximum floor area ratio is 0.40. 4. The project provides sixteen parking spaces where a minimum of sixteen parking spaces are required. 5. The proposed project as conditioned is well designed and is architecturally compatible with the surrounding neighborhood, and with the redevelopment expectations prescribed by the General Plan. The building is well articulated and considers the design of all elevations, with particular attention to the Cristich Lane streetscape and the view shed from Highway 17. 6. The proposed project does not include the removal of any protected trees. 7. The proposed project is surrounded by industrial to the north, south and east; and Highway 17 to the west. 8. The project qualifies as Categorically Exempt under Section 15303(c) of the California Environmental Quality Act (CEQA), pertaining to New Construction of Small Structures in an urbanized area. Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: Findings for Approval of 1 LN2005-144 Site and Architectural Review Permit - 813 Cristich Lane Attachment #2 Page 2 of2 1. The development will be compatible with the General Plan of the City and will aid in the harmonious development of the immediate area. 2. The development will be compatible with the Zoning Code of the City. 3. 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. 4. The proposed development will not be detrimental to the health, safety or welfare of the neighborhood or the City as a whole. 5. There is a reasonable relationship between the use of the fees imposed upon the project and the type of development project. 6. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. Attachment #3 CONDITIONS OF APPROVAL FOR FILE NO. PLN2004-144 SITE ADDRESS: APPLICANT: DATE: 813 Cristich Lane Brent Kaeding for Kaeding Performance December 13,2005 The applicant is hereby notified, as part of this application, that (s)he 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. Where approval by the Director of Community Development, City Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall be for compliance with all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and regulations, and accepted engineering practices, for the items under review. Additionally, the applicant is hereby notified that (s)he is required to comply with all applicable Codes or Ordinances of the City of Campbell and the State of California that pertains to this development and are not herein specified: COMMUNITY DEVELOPMENT DEPARTMENT Plannine: Division: 1. Approved Proiect: Approval is granted for a Site & Architectural Review (PLN2004-144) to construct a warehouse/industrial building at 813 Cristich Lane. The proposed project shall substantially conform to the project exhibits listed below, except as may be modified by the Conditions of Approval herein: a. Set of plans prepared by LPMD Architects, received on December 5, 2005, including building site and landscape plan, floor plans and roof plan, elevations and preliminary grading and drainage, with the following revisions: 1. Provide all setbacks in conformance with the zoning code (i.e, increase the south side yard setback to one-halfthe building height); and, ii. Add minimum 5-foot planter strips along abutting property lines. b. Color samples submitted by LPMD Architects, received on December 5,2005. 2. Site & Architectural Review Modification: Site and architectural plans, revised according to Condition No.1, shall be reviewed and acted upon by the Site and Architectural Review Committee if the revised plans substantially comply with the project submitted. If the revised plans are not in substantial conformance, the plans shall return to the Planning Commission for review and decision. The determination of substantial compliance shall be at the discretion ofthe Community Development Director. Conditions of Approval- rLN2005-144 Site and Architectural Review Pennit - 813 Cristich Lane Attachment #3 Page 2 of8 3. Site & Architectural Review Approval Expiration: The Site & Architectural 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 Site & Architectural Review shall be void. 4. Revocation of Permit: The approved, primary use is a warehouse for parts for high performance race cars. Given the specialty nature of the product, the on site "sales" function more as "distribution". No auto repair, fabrication, finishing, assembly, augmentation, etc. is approved for this site. Changes to the approved use require review and approval by the Planning Commission. Operation of the use in violation of the Site and Architectural Review or any standards, codes, or ordinances of the City of Campbell shall be grounds for consideration of revocation of the Site and Architectural Review by the Planning Commission. 5. Fencing. Walls and Trash Enclosure: All new fencing/walls shall comply with Section 21.18.060 of the Campbell Municipal Code. The design of, and the materials and colors for the fencing, walls and trash enclosure shall be reviewed and approved by the Community Development Director prior to issuance of a building permit. 6. 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. 7. Parking and Driveways: All parking and driveway areas shall be developed in compliance with the approved plans and Chapter 21.28 (parking and Loading) ofthe Campbell Municipal Code. 8. On-Site Lighting: On-site lighting shall be shielded away from adjacent properties and directed on site. The design, type, intensity and location of any proposed exterior lighting for the project shall be reviewed and approved by the Community Development Director prior to installation of the lighting for compliance with all applicable Conditions of Approval, ordinances, laws and regulations. Lighting fixtures shall be of a decorative design to be compatible with the industrial development and shall incorporate energy saving features. 9. Landscape Plan: Prior to the issuance of building permits, the applicant shall submit a final detailed landscape and irrigation plan to the Planning Division for review and approval by the Community Development Director. The landscape and irrigation plan shall substantially confonn to the approved conceptual landscape plan and the City's Water Efficient Landscaping Standards (WELS). · All landscaping and trees shall be installed prior to the issuance of a Certificate of Occupancy for the building. · Minimum tree size of 15 gallon trees shall be provided. Conditions of Approval - ~)I(e and Architectural Review Permit PLN2004-144 - 813 Cristich Lane Attachment #3 Page 3 of8 10. Utilities: All new on-site utilities shall be installed underground per section 21.18.140 of the Campbell Municipal Code. 11. Screening: Screening of all roof-top equipment shall be shown on the plans submitted for a building permit with a building cross section. The placement on site of any required utility equipment (i.e., back-flow preventors, transformers, etc.) shall be reviewed and approved by the Community Development Director prior to issuance of a building permit. 12. Paint Color: The approved paint colors shall be field-verified by the Community Development Director. 13. Contractor Contact Information Posting: The project site shall be posted with the name and contact number of the lead contractor in a location visible from the public street prior to the issuance of building permits. 14. Construction Hours: Construction activities will be limited to the hours of 8:00 a.m. to 5:00 p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays and Holidays, unless an exception is granted by the Building Official. 15. Hours: Construction activities will be limited to the hours of8:00 a.m. to 5:00 p.m. weekdays and 9:00 a.m. to 4:00 p.m. Saturdays. Construction is prohibited on Sundays and Holidays, unless an exception is granted by the Building Official. 16. Prooerty Maintenance: The property is to be maintained free of any combustible trash, debris and weeds until the time that actual construction commences. All existing structures shall be secured by having the windows boarded up and doors sealed shut, or shall be demolished or removed from the property (Section 11.20 I and 11.414, 1985 Ed. Uniform Building Code). 17. Outdoor Storage: No outdoor storage or outdoor overnight parking 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. 18. Outdoor Display: No outdoor display is permitted on the subject property. All stock for sale shall be kept and displayed inside the buildings. All exterior parking spaces shall be used only for employees and/or customer use. 19. Building Modifications: Prior to any changes or modifications to the building or floor plan the applicant shall submit proposed plans to the Community Development Department for review an approval. BuUdini! Division: 20. Permits Reauired: A building permit application shall be required for the proposed new commercial structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. Conditions of Approval - ~Ite and Architectural Review Permit PLN2004-144 - 813 Cristich Lane Attachment #3 Page 4 of8 21. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 22. Size of Plans: The minimum size of construction plans submitted for building permits shall be 24 in. by 36 in. 23. 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. 24. 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. Site plan shall also clearly call out location of a permanent elevation bench mark. 25. Soils Revort: Two copies of a current soils report, prepared to the satisfaction of the Building Official, containing foundation and retaining wall design recommendations shall be submitted with the building permit application. This report shall be prepared by a licensed engineer specializing in soils mechanics. 26. Foundation Inspections: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project building inspector upon foundation inspection. This certificate shall certify compliance with the recommendations as specified in the soils report and the building pad elevation and on-site retaining wall locations and elevations are prepared according to approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered civil engineer for the following items: a. pad elevation b. finish floor elevation (first floor) c. foundation comer locations 27. Title 24 Energy Comoliance: California Title 24 Energy Standards Compliance forms shall be blue-lined on the construction plans. Compliance with the Standards shall be demonstrated for conditioning ofthe building envelope and lighting ofthe building. 28. Soecial Inspections: When a special inspection is required by V.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 V.B.C Section 106.3.5. Please obtain City of Campbell, Special Inspection forms from the Building Inspection Division Counter. Conditions of Approval - ~lte and Architectural Review Permit PLN2004-144 - 813 Cristich Lane Attachment #3 Page 5 of8 29. Stormwater: 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. 30. 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. 31. 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. 32. Approvals Required: The project requires the following agency approval prior to issuance of the building permit: a. West Valley Sanitation District b. Santa Clara County Fire Department c. School District: i) Campbell Union School District (378-3405) ii) Campbell Union High School District (371-0960) iii) Moreland School District (874-2900) iv) Cambrian School District (377-2103) d. Bay Area Air Quality Management District (Demolitions Only) 33. P. G.& 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. FIRE DEPARTMENT 34. Required Fire Flow: The fire flow for this project is 2,000 gpm at 20 psi residual pressure. The adjusted fire flow is available from area water mains and fire hydrant(s) which are spaced at the required spacing. 35. Fire Apoaratus (Engine) Access Roads Required: Provide access roadways with a paved all weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 36 feet outside and 23 feet inside, and a maximum slope of 15%. Installations shall conform with Fire Department Standard Details and Specifications sheet A-I. 36. Fire Lane Marking Required: Provide marking for all roadways within the project. Markings shall be per fire department specifications. Installations shall also conform to Local Government Standards and Fire Department Standard Details and Specifications A-6. Conditions of Approval - ~lte and Architectural Review Permit PLN2004-144 - 813 Cristich Lane Attachment #3 Page 6 of8 PUBLIC WORKS DEPARTMENT 37. Legal Lot: The applicant shall provide documentation to ascertain that the property has been legally created. 38. Preliminary Title Report: Prior to issuance of any grading or building permits for the site, the applicant shall provide a current Preliminary Title Report. 39. Irrevocable Offer of Dedication for Public Street Purposes: Prior to issuance of any grading or building permits for the site, the applicant shall make an irrevocable offer of dedication in fee simple for additional right-of-way for public street purposes along the Cristich Lane frontage to accommodate a 30 foot half street width and a 10 foot Public Utility Easement. The applicant shall submit the necessary documents for approval by the City Engineer, process the submittal with City staffs comments and fully complete the right-of-way process. The applicant shall cause all documents to be prepared by a registered civil engineer/land surveyor, as necessary, for the City's review and recordation. 40. Deferred Street Imorovement Agreement: Prior to issuance of any grading, drainage, or building permits for the site, the owner shall execute a deferred street improvement agreement for construction of standard street improvements, as required by the City Engineer. The future plans for the deferred street improvement shall include the following: a. Show location of all existing utilities within the new and existing public right of way. b. Relocation of all existing utilities including utility boxes, covers, poles, etc. outside of sidewalk area. No utility boxes, covers, etc. will be allowed in the sidewalk area. c. Removal of existing street section to centerline. d. Installation of engineered structural pavement section to centerline, as required by the City Engineer. e. Installation of standard curb, gutter, sidewalk and ADA compliant driveway approaches. f. Installation of street trees, tree wells and irrigation at 30 feet on center. g. Installation of streetlights, conduits, conductors and related facilities in accordance with the City of Campbell's Street Lighting Policies. h. Installation of traffic control, signage, and markings. 1. Construction of conforms to existing public and private improvements, as necessary. 41. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer cleanout(s) shall be relocated or installed on private property behind the future public right- of-way line. 42. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 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 compames. Conditions of Approval - ~lte and Architectural Review Permit PLN2004-144 - 813 Cristich Lane Attachment #3 Page 7 of8 43. Utility Coordination Plan: Prior to issuance of building permits for the site, the applicant shall submit a utility coordination plan and schedule for approval by the City Engineer for installation and/or abandonment of all utilities. The plan shall clearly show the location and size of all existing utilities and the associated main lines; indicate which utilities and services are to remain; which utilities and services are to be abandoned, and where new utilities and services will be installed. Joint trenches for new utilities shall be used whenever possible. 44. Pavement Restoration: Based on the utility coordination plan, the applicant shall prepare a pavement restoration plan for approval by the City Engineer prior to any utility installation or abandonment. Public Streets that have been reconstructed or overlaid within the previous five years will require boring and jacking for all new utility installations. Cristich Lane is currently a private street. 45. Grading and Drainage Plan: Prior to issuance of any grading or building permits for the site, the applicant shall conduct hydrology studies based on a ten-year storm frequency, prepare an engineered grading and drainage plan, and pay fees required to obtain necessary grading permits. The plans shall comply with the 1998 edition of the California Building Code including Chapters 10, 11, 18,33, and Appendix Chapter 33. 46. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site, the applicant shall pay the required Storm Drain Area fee, currently set at $2,650 per net acre, which is $927.00. 47. Stormwater Pollution Prevention Measures: Prior to issuance of any grading or building permits, the applicant shall comply with the National Pollution Discharge Elimination System (NPDES) permit requirements, Santa Clara Valley Water District requirements, and the Campbell Municipal Code regarding stormwater pollution prevention. Specifically the project must include source control, site design and treatment measures to achieve compliance with Provision C.3. of the NPDES Permit. Measures may include, but are not limited to, minimization of impervious surface area, vegetated swales, infiltration areas, and treatment devices. The primary objectives are to improve the quality and reduce the quantity of stormwater runoff to the bay. Resources to achieve these objectives include Storm water Best Management Practices Handbook for New Development and Redevelopment ("CA BMP Handbook") by the California Stormwater Quality Association (CASQA), 2003; Start at the Source: A Design Guidance Manual for Stormwater Quality Protection ("Start at the Source") by the Bay Area Stormwater Management Agencies Association (BASMAA), 1999; and Using Site Design Techniques to Meet Development Standards for Storm water Quality: A Companion Document to Start at the Source ("Using Site Design Techniques") by BASMAA, 2003. a. Upon submission of the plans, the applicant shall calculate and submit to the City the amount of impervious surface created or replaced by the development. b. Upon submission of the grading and drainage plan, the applicant's designer or engineer shall also submit the required certification for sizing, selection, and preliminary design of Conditions of Approval - oJl(e and Architectural Review Permit PLN2004-144 ~ 813 Cristich Lane Attachment #3 Page 8 of8 treatment BMP's for the project site to meet the requirements of the City of Campbell's NPDES permit, No. 01-119, Provision C.3. c. The applicant shall also comply with any other or new conditions as required by the City of Campbell's most current NPDES permit. 48. Operation and Maintenance of Stormwater Pollution Prevention Measures: Prior to issuance of the building permit, the applicant shall execute an agreement and provide security for the operation and maintenance of stormwater pollution prevention measures installed or provided as a part ofthis project. Prior to allowing occupancy for any and/or all buildings, the applicant shall: a. Have a qualified BMP certifier inspect the stormwater management facilities, submit a complete set of as-built drawings to Public Works Engineering, and certify on these drawings that: 1. The stormwater management facilities were constructed in compliance with approved plans; 11. The as-built drawings show all pertinent constructed dimensions, elevations, shapes, and materials; iii. All variations in construction from the approved design plan have been identified, including omissions to and additions from the approved plan; and iv. Any changes are in conformance with local, state, or federal regulations. b. Sign the "Covenants for the Operation and Maintenance of Stormwater Facilities". Attachment #4 LPM D Architects 2620 Augustine Dr. Suite 185, Santo Claro, CA 95054 October 10, 2005 Mr. Tim Haley City of Campbell Planning Department 70 North First Street Campbell, CA 95008 RE: Variance application for 813 Cristich Lane, Campbell "Written Statement" Dear Tim: This variance application is submitted to your office with the following Written Statement: "The current site is in transition and redevelopment now due to a fire that initiated from the State Highway property and extended up the into my clients property and destroyed the structures that were part of his active business on this site. In order for the new structure to maintain economic use of the property that is now required to meet current Planning and Building Codes, the building location must be allowed to be constructed l' off the southern property line. We feel this request for variance is compatible with the existing developments along Cristich Lane where "0" setbacks along property lines are prevalent. " ~ ;JYI Debbie Hill Principal of Projects 408-748-1847 phone 408-748-1849 fax RECEIVED OCT 1 1 2005 CITY OF CAMPBELL PLANNING DEPT.