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Use Permit - Rennwerks - 2006Community Development Department November 29,2006 Rennwerks 1070 Dell Avenue Campbell, CA 95008 Re: PLN2006-144 - 1070 Dell Avenue - Use Permit - Rennwerks Dear Applicant: 11 ~ t- Please be advised that at its ~ting of November 28, 2006, the Planning Commission adopted Resolution No.~~tnting a Conditional Use Permit (PLN2006-144) to allow the establishment of an auto repair business and race shop for high end vehicles on 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 8, 2006. 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, ~~ Planner I Cc: David Standridge/Kevin Mitz (Property Owner) 1070 Dell Avenue Campbell, CA 95008 70 North First Street ' Campbell, California 95008-1436 . TEL 408.866.2140 ' FAX 408.871.5140 . TDD 408.866.2790 RESOLUTION NO. 3782 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT (PLN2006-144) TO ALLOW THE ESTABLISHMENT OF AN AUTO REPAIR BUSINESS AND RACE SHOP FOR HIGH END VEHICLES ON PROPERTY OWNED BY MR. DAVID STANDRIDGE AND MR. KEVIN MITZ LOCATED AT 1070 DELL AVENUE IN AN M-1-S (LIGHT INDUSTRIAL) ZONING DISTRICT. APPLICATION OF RENNWERKS. FILE NO: PLN2006-144. 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 PLN2006-144 1. The proposed motor vehicle repair facility/race shop is consistent with the Central Commercial General Plan land use designation. 2. The proposed motor vehicle repair facility/race shop will be compatible with the M-1 (Light Industrial) zoning designation with approval of a Conditional Use Permit. 3. The project site is developed with an existing 7,286 square foot existing industrial building. 4. The project site is located on the east side of Dell Avenue, between Sunnyoaks Avenue and Hacienda Avenue. The property is surrounded by industrial/auto repair to the North, South, East and West. 5. The proposed project is consistent with other developments and uses in the surrounding area. 6. No exterior modifications' to the building are proposed in conjunction with the proposed use. 7. The hours of operation shall be restricted to 8:30 a.m. to 5:30 p.m. Monday through Friday and closed on the weekends and most national holidays. 8. The project qualifies as a Categorically Exempt project per Section 15301, Class 1 (Existing Facilities) of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed project is consistent with the General Plan. Planning Commission Resolution No. 3782 PLN2006-144 - 1070 Dell Avenue -- Use Permit - Rennwerks Page 2 2. The proposed use is allowed within the applicable zoning district with Conditional Use Permit approval, and complies with all other applicable provisions of this Zoning Code and the Municipal Code. 3. The proposed site is adequate in terms of size and shape to accommodate the fences and parking required in order to integrate the use with uses in the surrounding area. 4. The proposed site is adequately served by streets with sufficient capacity to carry the kind and quantity of traffic the use would be expected to generate. 5. The design, location, size, and operating characteristics of the proposed use are compatible with the existing and future land uses on-site and in the vicinity of the subject property. 6. The establishment, maintenance, or operation of the proposed use at the location proposed will not be detrimental to the comfort, health, morals, peace, safety, or general welfare of persons residing or working in the neighborhood of the proposed use, or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. 7. The establishment of a motor vehicle repair facility, as conditioned, will not create a nuisance due to litter. noise. traffic, vandalism, or other factors. 8. The establishment of a motor vehicle repair facility. as conditioned. will not significantly disturb the peace and enjoyment of the nearby residential neighborhood. 9. The establishment of a motor vehicle repair facility will not significantly increase the demand on City services. 10. No substantial evidence has been presented which shows that the project. as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. 11. 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 Conditional Use Permit (PLN2006-144) to allow the establishment of an auto repair business and race ship for high end vehicles on property owned by Mr. David Standridge and Mr. Kevin Mitz located at 1070 Dell Avenue in and M-1-S (Light Industrial) Zoning District. Planning Commission Resolution No. 3782 PLN2006-144 - 1070 Dell Avenue -- Use Permit - Rennwerks Page 3 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 Planning Division 1. Approved Proiect: Approval is granted for a Conditional Use Permit (PLN2006-144) to allow a motor vehicle repair facility to be located at 1070 Dell Avenue. The project shall substantially conform to the Project Plans received by the Planning Division on November 20. 2006. and in compliance with the Written Statement project description received on October 17, 2006. except as may be modified by the conditions of approval contained herein. 2. Conditional Use Permit Approval Expiration: The Conditional Use Permit approval shall be valid for one year from the date of final approval. Within this one-year period the use must be established on the property and the conditions of approval satisfied. Failure to meet this deadline will result in the Conditional Use Permit being void. 3. Revocation of Permit: Operation of the use in violation of the Conditional Use Permit or any standards. codes. or ordinances of the City of Campbell shall be grounds for consideration of revocation of the Conditional Use Permit by the Planning Commission. 4. Business Operational Hours: The hours of operation shall be 8.30 a.m. to 5:30 p.m. Monday through Friday, and closed on weekends and most nationally recognized holidays. The closing time shall mean the business is closed and all employees have exited the building. 5. Propertv Maintenance: The owner/operator of the subject property shall maintain all exterior areas of the business free from graffiti. trash. rubbish, posters and stickers placed on the property. 6. Sianaae: No signage is approved as part of the development application approved herein. All signage shall be installed and maintained consistent with the provision of the Sign Ordinance. Chapter 21.30 of the Campbell Municipal Code. 7. Outdoor Storaae: Outdoor storage shall be limited to two commercial trailers used in conjunction with the race shop and located completely out of public view in the rear Planning Commission Resolution No. 3782 PLN2006-144 - 1070 Dell Avenue - Use Permit - Rennwerks Page 4 property fenced area. No automotive repair or storage of vehicles other than the two commercial trailers shall occur outside building. 8. Fencin9: A six foot high masonry wall shall be constructed along the side and rear property lines designated as the fenced yard on the site plan. The six foot high masonry wall is an operational requirement for Motor Vehicle Repair facilities as required by Section 21.36.140 of the Zoning Code. 9. Noise: a. Noise Standard: Any noises, sounds and/or voices, including but not limited to amplified sounds, loud speakers. sounds from audio sound systems. bells, revving of engines, tools, and/or music generated by the subject use shall not be audible to a person of normal hearing capacity from any residential property. The use of a public address system is not allowed for this project. b. Noise Management: In the event complaints are received by the City regarding noise. the Community Development Director may immediately modify the hours of operation and/or limit the extended hours of operation, subject to the project being brought back to the Planning Commission for review. c. Front and Side Doors: The front and side door to the business shall not remain in an open position during business hours. 10. Trash & Clean Up: All trash, normal clean up. carpet cleaning, etc. shall not be done in the late evening or early morning hours. All clean up shall be done between 6:00 a.m. and 11 :00 p.m. daily. 11. Parkinq and Drivewavs: All parking and driveway areas shall be maintained in compliance with the standards in Chapter 21.28 (Parking &, Loading) of the Campbell Municipal Code. Building Department 12. Permits Required: A building permit application shall be required for the proposed tenant improvements to the (e) commercial structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 13. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 14. Size of Plans: the minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. 15. 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. Planning Commission Resolution No. 3782 PLN2006-144 - 1070 Dell Avenue - Use Permit - Rennwerks Page 5 16. 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. 17. 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. 18. 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. 19. Non-Point Source Provisions: 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. 20. 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. 21. TITLE 24 Accessibilitv - 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. 22. 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 23. 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. Planning Commission Resolution No. 3782 PLN2006-144 -1070 Dell Avenue - Use Permit - Rennwerks Page 6 PASSED AND ADOPTED this 14th day of November. 2006, by the following roll call vote: NOES: ABSENT: ABSTAIN: Commissioners: Commissioners: Commissioners: Alderete, Doorley, Francois, Gibbons, Rocha and Roseberry None Ebner None APPROVED:~~~ Bob Alderete. Chair AYES: Commissioners: ATTEST: ~ ~ ./ Sharon Fierro, Secretary -', .i ~.. of{ . CA"'l1.A&l !:: <;- U l'"" o 0 ... .>. -SO.. ~ . (, O"CH""Q' ITEM NO.5 CITY OF CAMPBELL' PLANNING COMMISSION Staff Report. November 28, 2006 PLN2006-144 Standridge, D. Mitz, K. Public Hearing to consider the application of Rennwerks for a Conditional Use Permit (PLN2006-144) to allow the establishment of an auto repair business and race shop for high end vehicles on property owned by Mr. David Standridge and Mr. Kevin Mitz located at 1070 Dell Avenue in the M-1 (Light Industrial) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following action: 1. Adopt a Resolution, incorporating the attached findings, approving a Conditional Use Permit (PLN2006-144) to allow the establishment of a motor vehicle repair facility/race shop subject to the attached conditions of approval. ENVIRONMENTAL DETERMINATION Staff recommends that the Planning Commission find that this project is Categorically Exempt under Section 15301, Class 1 of the California Environmental Quality Act (CEQA), pertaining to minor alterations to existing private structures. PROJECT DATA Gross Lot Area: Net Lot Area: 21,695 square feet (0.50 acres) 18,669 square feet (0.43acres) Site Utilization: Building Coverage: Landscape Coverage: Paving Coverage: 7,286 square feet (45%) o square feet (0%) 8,763 square feet (55%) Auto Repair/Race Shop Space: Phase 1 Space: Phase 2 Space: Total Tenant Space: 2,680 sq. ft. (2,380 sq. ft. shop/300 sq. ft. office) 4.606 sq. ft. (4.606 sq. ft. warehouse) 7,286 sq. ft. (45%) Hours of Operation: Monday through Friday: Saturday through Sunday: 8:30 a.m. to 5:30 p.m. Closed Staff Report - Planning Commission Meeting of November 28, 2006 PLN2006-144 -1070 Dell Avenue Page 2 of3 Parking: Phase 1: 2 parking spaces (1:225 ratio for office use) 15 parking spaces (1-350 ratio for auto repair/2 per bay) 11 parking spaces (1 :400 ratio for warehouse use) 28 parking spaces Phase 2: Site Total Required: Site Total Provided: 16 parking spaces on site (1 disabled) 12 parking spaces (formal reciprocal parking agreement) 28 parking spaces (1 :260 parking ratio) Surrounding Uses: North: South: East: West: Auto Repair Auto Repair/Industrial Auto RepairlIndustrial Auto Repair/Industrial DISCUSSION Applicant's Proposal: The applicant is requesting approval of a Conditional Use Permit to allow the relocation of an existing high end auto repair/race shop from Mountain View to property located at 1070 Dell Avenue. The applicant will be the sole tenant in an existing building and no expansion of the building is proposed. No exterior changes are proposed with this request. The applicant, in conjunction with the proposed race shop will store two commercial racing trailers on site to the rear of the main building and within an existing fenced area. Proiect Location: The project site is located on the east side Dell Avenue, between Sunnyoaks Avenue and Hacienda Avenue. The property is surrounded by Industrial Uses. Background: The subject property is currently developed with an existing 7,286 square foot commercial building. ANALYSIS General Plan Designation: The General Plan land use designation for the project site is Light Industrial. The proposed auto repair/race shop consistent with this land use designation. Zoning Designation: The zoning designation for the motor vehicle repair/race shop project site is M-l (Light Industrial District). The M-l Zoning District allows a motor vehicle repair facility and outdoor storage with the approval of a Conditional Use Permit. The proposed project would be consistent with the M-l (Light Industrial) Zoning Ordinance with approval of a Conditional Use Permit. Use: The applicant does not seek any exterior alterations to the existing building and the building square footage will remain the same. The applicant has prepared a summary of the proposed use (Attachment No.3). Hours: The proposed business operating hours are 8:30 a.m. to 5:30 p.m. on weekdays, and will be closed on the weekends and most nationally recognized holidays. Staff Report - Planning Commission Meeting of November 28,2006 PLN2006-144 - 1070 Dell Avenue Page 3 of3 Site Layout and Architecture: The existing industrial building is situated on the front property line and extends to within 28' 6' of the rear property line. No changes to the existing building are proposed under this application. The building exterior is stucco, with blue trim. The existing blue awning will remain. Parking: The proposed use consists of two phases. Phase 1 (auto repair area and office space) requires 17 spaces: two spaces for the office area (1 space per 225 sq. ft.), and 15 spaces for the auto repair use (1 space per 350 sq. ft. and 2 spaces each for the 4 bays). The future warehouse use requires 11 additional spaces (1 per 400 sq. ft. of building space). Outdoor Storage: Outdoor storage shall be limited to two commercial trailers used in conjunction with the race shop and located completely out of public view in the rear property fenced area. No automotive repair or storage of vehicles under outside of the two commercial trailers shall occur outside building. Fencing: The applicant is proposing a six-foot masonry wall along the side and rear property lines designated as the fenced yard on the site plan. The proposed masonry wall fulfills the only outstanding operational requirement for Motor Vehicle Repair facilities required by Section 21.36.140 of the Zoning Code. Site and Architectural Review Committee: The Site and Architectural Review Committee did not review this application as there are no changes proposed to the project site or the exterior of the industrial building. Attachments: 1. Findings for Approval of File No. PLN2006-l32 2. Conditions of Approval for File No. PLN2006-132 3. Applicant's Written Statement (Including Photographs) 4. Formal Reciprocal Parking Agreement with 1040 Dell Avenue 5. Project Plans 6. Location Map Prepared by: _-I 1 ~-- Steve Prosser, Planner I Approved by: Attachment #1 FINDINGS FOR APPROVAL OF FILE NO. PLN2006-144 SITE ADDRESS: APPLICANT: P.C. MEETING: 1070 Dell Ave. David Standridge & Kevin Mitz, on behalf of Rennwerks November 28, 2006 Findings for approval of a Conditional Use Permit to allow a Motor Vehicle Repair Facility/Race Shop at the property located at 1070 Dell Avenue. The Planning Commission finds as follows with regard to file number PLN2006-144: 1. The proposed motor vehicle repair facility/race shop is consistent with the Central Commercial General Plan land use designation. 2. The proposed motor vehicle repair facility/race shop will be compatible with the M-l (Light Industrial) zoning designation with approval of a Conditional Use Permit. 3. The project site is developed with an existing 7,286 square foot existing industrial building. 4. The project site is located on the east side of Dell Avenue, between Sunnyoaks Avenue and Hacienda Avenue. The property is surrounded by industrial/auto repair to the North, South, East and West. 5. The proposed project is consistent with other developments and uses in the surrounding area. 6. No exterior modifications to the building are proposed in conjunction with the proposed use. 7. The hours of operation shall be restricted to 8:30 a.m. to 5:30 p.m. Monday through Friday and closed on the weekends and most national holidays. 8. The project qualifies as a Categorically Exempt project per Section 15301, Class 1 (Existing Facilities) of the California Environmental Quality Act (CEQA). Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that: 1. The proposed project is consistent with the General Plan. 2. The proposed use is, allowed within the applicable zoning district with Conditional Use Permit approval, and complies with all other applicable provisions of this Zoning Code and the Municipal Code. 3. The proposed site is adequate in terms of size and shape to accommodate the fences and parking required in order to integrate the use with uses in the surrounding area. 4. The proposed site is adequately served by streets with sufficient capacity to carry the kind and quantity of traffic the use would be expected to generate. Attachment # 1 Page 2 of2 5. The design, location, size, and operating characteristics of the proposed use are compatible with the existing and future land uses on-site and in the vicinity ofthe subject property. 6. The establishment, maintenance, or operation of the proposed use at the location proposed will not be detrimental to the comfort, health, morals, peace, safety, or general welfare of persons residing or working in the neighborhood of the proposed use, or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. 7. The establishment of a motor vehicle repair facility, as conditioned, will not create a nuisance due to litter, noise, traffic, vandalism, or other factors. 8. The establishment of a motor vehicle repair facility, as conditioned, will not significantly disturb the peace and enjoyment of the nearby residential neighborhood. 9. The establishment of a motor vehicle repair facility will not significantly increase the demand on City services. 10. No substantial evidence has been presented which shows that the project, as currently presented and subject to the required conditions of approval, will have a significant adverse impact on the environment. 11. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts ofthe project. Attachment #2 CONDITIONS OF APPROVAL FOR FILE NO. PLN2006-144 SITE ADDRESS: APPLICANT: P.C. MEETING: 1070 Dell Avenue David Standridge & Kevin Mitz, on behalf of Rennwerks November 28, 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 a Conditional Use Permit (PLN2006-144) to allow a motor vehicle repair facility to be located at 1070 Dell Avenue. The project shall substantially conform to the Project Plans received by the Planning Division on November 20, 2006, and in compliance with the Written Statement project description received on October 17, 2006, except as may be modified by the conditions of approval contained herein. 2. Conditional Use Permit A~proval Expiration: The Conditional Use Permit approval shall be valid for one year from the date of final approval. Within this one-year period the use must be established on the property and the conditions of approval satisfied. Failure to meet this deadline will result in the Conditional Use Permit being void. 3. Revocation of Permit: Operation of the use in violation of the Conditional Use Permit or any standards, codes, or ordinances of the City of Campbell shall be grounds for consideration of revocation of the Conditional Use Permit by the Planning Commission. 4. Business Operational Hours: The hours of operation shall be 8.30 a.m. to 5:30 p.m. Monday through Friday, and closed on weekends and most nationally recognized holidays. The closing time shall mean the business is closed and all employees have exited the building. 5. Propertv Maintenance: The owner/operator of the subject property shall maintain all exterior areas of the business free from graffiti, trash, rubbish, posters and stickers placed on the property. 6. Signage: No signage is approved as part of the development application approved herein. All signage shall be installed and maintained consistent with the provision of the Sign Ordinance, Chapter 21.30 of the Campbell Municipal Code. Attachment #2 Page 2 of3 7. Outdoor Storage: Outdoor storage shall be limited to two commercial trailers used in conjunction with the race shop and located completely out of public view in the rear property fenced area. No automotive repair or storage of vehicles under outside of the two commercial trailers shall occur outside building. 8. Fencing: A six foot high masonry wall shall be constructed along the side and rear property lines designated as the fenced yard on the site plan. The six foot high masonry wall is an operational requirement for Motor Vehicle Repair facilities as required by Section 21.36.140 of the Zoning Code. 9. Noise: a. Noise Standard: Any noises, sounds and/or voices, including but not limited to amplified sounds, loud speakers, sounds from audio sound systems, bells, revving of engines, tools, and/or music generated by the subject use shall not be audible to a person of normal hearing capacity from any residential property. The use of a public address system is not allowed for this project. b. Noise Management: In the event complaints are received by the City regarding noise, the Community Development Director may immediately modify the hours of operation and/or limit the extended hours of operation, subject to the project being brought back to the Planning Commission for review. c. Front and Side Doors: The front and side door to the business shall not remain in an open position during business hours. 10. Trash & Clean Up: All trash, normal clean up, carpet cleaning, etc. shall not be done in the late evening or early morning hours. All clean up shall be done between 6:00 a.m. and 11 :00 p.m. daily. 11. Parking and Driveways: All parking and driveway areas shall be maintained in compliance with the standards in Chapter 21.28 (parking & Loading) of the Campbell Municipal Code. Building Department 12. Permits Required: A building permit application shall be required for the proposed tenant improvements to the (e) commercial structure. The building permit shall include Electrical/PlumbinglMechanical fees when such work is part of the permit. 13. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 14. Size of Plans: the minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. 15. 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. Attachment #2 Page 3 of3 16. 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. 17. 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 ofthe building envelope and lighting of the building. 18. Special 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. 19. Non-Point Source Provisions: 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. 20. 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. 21. 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. 22. 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 23. 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.