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Use Permit - 2006CITY OF CAMPBELL Community Development Department January 25, 2007 Jim Morelan Morelan Associates, Inc. 1101 S. Winchester Blvd., #G173 San Jose, CA 95128-3917 Re: PLN2006-178- 5529 Forman Avenue - Use Permit - Interior Auto Sales Dear Applicant: Please be advised that at its meeting of January 23, 2007, the Planning Commission adopted Resolution No. 3791 granting a Conditional Use Permit (PLN2006-178) to allow the establishment of an interior auto sales use in approximately 1,465 square feet of an existing office/warehouse building 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, February 2, 2007. 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. Steve Prosser Planner I Cc: Sophie, LLC (Property Owner) P.O. Box 23027 San Jose, CA 95153-3027 Steve Vidlock (Business Owner) 13762 Orleans Court Saratoga, CA 95070 70 North First Street, Campbell, California 95008-1436 ' TEL 408,866,2140 ' FAX 408,871.5140 ' TOD 408,866,2790 ,--- RESOLUTION NO. 3791 BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT (PLN2006-178) TO ALLOW THE ESTABLISHMENT OF AN INTERIOR AUTO SALES USE IN APPROXIMATELY 1,465 SQUARE FEET OF AN EXISTING OFFICEIWAREHOUSE BUILDING ON PROPERTY OWNED BY SOPHIE, LLC, LOCATED AT 529 FORMAN DRIVE, IN AN M-1-S (LIGHT INDUSTRIAL) ZONING DISTRICT. APPLICATION OF MR. JIM MORELAN, ON BEHALF OF MR. STEVE VIDLOCK. FILE NO: PLN2006-178. 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 PLN2006-178. 1. The proposed auto sales use is consistent with the Light Industrial General Plan land use designation for the project site. 2. The proposed auto sales use is consistent with the requirements of the M-1-S Zoning District and will be consistent with the Zoning Ordinance with approval of a Conditional Use Permit. 3. The project site consists of a .47 acre lot, developed with 8,597 square feet of building area coverage, 1,776 square feet of landscaping, and 10,100 square feet of paving. 4. No exterior modifications to the building or site configuration are proposed in conjunction with the proposed establishment of the auto sales use. 5. The project site is located on the east side of Forman Drive, between East McGlincy Lane and West Valley Drive. The property is surrounded by industrial uses to the south and west, a mobile home park to the north, and industrial and multi-family residential to the east. 6. The auto sales operation shall be conducted entirely within the building and shall consist of no more than four vehicles for sale at any time. The business shall be limited to one employee. 7. Automobile sales shall be conducted primarily by appointment and referral basis. 8. Business hours shall be restricted to 8:00 a.m. to 6:00 p.m. daily. Vehicle deliveries and other activities not open to the public shall occur between the hours of 6:00 a.m. and 11 :00 p.m. No business activity of any kind shall be allowed between the hours of 11 :00 p.m. and 6:00 a.m. Planning Commission k.,dolution No. 3791 PLN2006-178 - 529 Forman Drive - Use Permit - Interior Auto Sales Page 2 9. The existing 27 parking spaces will adequately meet the demands generated by the change in use, and will not be detrimental to the overall parking and circulation on the project site. 10. The proposed use is consistent with other developments and uses in the surrounding area. 11. 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 walls, landscaping, p~rking and loading facilities, yards, and other development features required in order to integrate the use with uses in the surrounding area. 4. The proposed site is adequately served by streets of 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. 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. 8. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. Planning Commission f;;",.;olution No. 3791 PLN2006-178 - 529 Forman Drive - Use Permit - Interior Auto Sales Page 3 THEREFORE, BE IT RESOLVED that the Planning Commission approves a Conditional Use Permit (PLN2006-178) to allow the establishment of an interior auto sales use in approximately 1,465 square feet of an existing office/warehouse building on property owned by Sophie, LLC, located at 529 Forman Drive in an M-1-S (Light Industrial) Zoning District. 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 (PLN2006-178) to allow the establishment of an auto sales use within an existing industrial building on property located at 529 Forman Drive, Unit B. The project shall substantially conform to the project plans dated December 6, 2006 and the project description dated January 5, 2007, except as may be modified by the conditions of approval contained herein. a. Project plans prepared for Steve Vidlock by Jim Morelan and Associates, Inc., dated December 6,2006. b. Written Description prepared by Morelan Associates, Inc. - Steve Vidlock, dated January 5, 2007. 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 are proposed from 8:00 a.m. to 6:00 p.m., daily. Vehicle deliveries and other activities not open to the public shall occur between the hours of 6:00 a.m. and 11 :00 p.m. No business activity of any kind shall be allowed between the hours of 11 :00 p.m. and 6:00 a.m. Planning Commission f..._.jolution No. 3791 PLN2006-178 - 529 Forman Drive - Use Permit - Interior Auto Sales Page 4 5. Maximum Number of Vehicles Displayed For Sale: No more than four vehicles shall be for sale at any time. All vehicles for sale shall be displayed inside the building. 6. Maximum Number of Employees: The auto sales business shall be limited to one employee. 7. Property 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. 8. 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, rewing 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 Manaaement: 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. 9. Sianaae: No signage is approved as part of the development application approved herein. All signage shall be installed and maintained consistent with the standards of Chapter 21.30 (Sign Ordinance) of the Campbell Municipal Code. 10. Outdoor Storaae or Displav: No outdoor storage is permitted on the subject property. No equipment or materials shall be stored outside the building or within the parking lot. The display of any vehicles for sale shall be conducted within the building. 11. Parkina and Driveways: All parking and driveway areas shall be maintained in compliance with the standards of Chapter 21.28 (Parking & Loading) of the Campbell Municipal Code. Building Division 12. Permits Reauired: A building permit application shall be required for the proposed tenant improvement. The building permit shall include Electrical, Plumbing, or 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 size of construction plans submitted for building permits shall be 24 inches by 36 inches. Planning Commission "-_.:iolution No. 3791 PLN2006-178 - 529 Forman Drive - Use Permit - Interior Auto Sales Page 5 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. 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 Eneray 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 Pollution Control Proaram. 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 Hardship Exemption: 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. 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. & E. concerning utility easements, distribution pole locations and required conductor clearances. 23. Approvals Reauired: 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 Planning Commission Resolution No. 3791 PLN2006-178 - 529 Forman Drive - Use Permit -Interior Auto Sales Page 6 County Fire Department 24. Reauired Fire Flow: The Fire flow for this project is 2500 gpm at 20 psi residual pressure. The required fire flow is available from area water mains and fire hydrant(s), which are spaced at the required spacing. PASSED AND ADOPTED this 23rd day of January, 2007, by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: Commissioners: Alderete, Doorley, Ebner, Francois, Gibbons, Rocha and Roseberry None None ~ ~'1 ") None /J I "J ,/: j '(I,i (jlf'l APPROVED: /. ~ iftII Commissioners: Commissioners: Commissioners: ITEM NO.2 CITY OF CAMPBELL' PLANNING COMMISSION Staff Report . January 23, 2007 PLN2006-178 Morelan, J. Public Hearing to consider the application of Mr. Jim Morelan, on behalf of Morelan Associates, Inc., for a Conditional Use Permit (PLN2006-l78) to allow an auto sales use within the interior of an existing industrial building on property owned by Sophie LLC, located at 529 Forman Drive (Unit B) in an M-l-S (Light Industrial) Zoning District. STAFF RECOMMENDATION That the Planning Commission take the following action: Adopt a Resolution, incorporating the attached findings, approving a Conditional Use Permit (PLN2006-l78) to allow the establishment of an auto sales uses within an existing 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 15301, Class 1 ofthe California Environmental Quality Act (CEQA), pertaining to minor alterations to existing private structures. PROJECT DATA Net Lot Area: Site Utilization: Building Coverage: Landscape Coverage: Paving Coverage: .47 acres (20,473 square feet) 42% (8,597 square feet) 9% (1,776 square feet) 49% (10,100 square feet) Existing Building: Subject Tenant Space: 8,597 square feet 1,465 square feet (17 % of building area) Proposed Hours of Operation: Proposed Hours Allowed on Site: 8:00 a.m. - 6:00 p.m. daily 6:00 a.m. - 11 :00 p.m. daily Surrounding Uses: North: South: East: West: Mobile Home Park Industrial Industrial IndustrialIMulti -Family Residential Parking: 7,132 sq. ft. warehouse @ 1:400 = 18 spaces 1,465 sq. ft. auto sales @ 1 :200 = 7 spaces auto sales + 1 employee = 1 26 spaces Provided Parking: 27 parking spaces Staff Report - Planning Commission Meeting of January 23,2007 PLN2006-38 - 529 Forman Drive, Unit B Page 2 of3 DISCUSSION Applicant's Proposal: The applicant is requesting approval of a Conditional Use Permit to allow the establishment of an auto sales use within the interior of an existing industrial building located at 529 Forman Drive, Unit B. The auto sales will be primarily by appointment. The applicant intends to occupy an existing industrial space that was previously occupied by a machine shop. The proposed tenant space occupies approximately 17 percent of the existing building area. Proiect Location: The property is located on the west side of Forman Drive, between East McGlincy Lane and West Valley Drive. The property is surrounded by a mobile home park to the north, industrial uses to the south and west and industrial uses and multifamily residential to the east. Background: The property is currently developed with a single-story, industrial building in which units D & E are occupied by the property owner for the storage of a personal vehicle collection, Unit A is occupied by an alarm company, and Unit C is newly vacant. Unit B was previously occupied by a machine shop from 1998 to 2006. The existing structure was constructed in 1976. ANALYSIS General Plan Designation: The General Plan land use designation for the project site is Industrial. The proposed establishment of auto sales use within an existing industrial building is consistent with this land use designation. Zoning Designation: The zoning designation for the project site is M-l-S (Light Industrial). The M-l-S Zoning District allows auto sales and leasing uses with approval of a Conditional Use Permit. The proposed project would be consistent with the Zoning Ordinance with approval of a Conditional Use Permit. Use: The applicant is requesting approval of a Conditional Use Permit to allow the establishment of an auto sales use within the existing industrial building. The proposed use shall be restricted to no more than four vehicles for sale at any time. No exterior display of vehicles is proposed and no repair, bodywork, painting or other maintenance work is proposed. The applicant intends to occupy this space with an auto sales business that primarily operates upon referrals and appointments. Hours of Operation: The proposed business hours are 8:00 a.m. to 6:00 p.m., daily. Vehicle deliveries and other activities not open to the public shall occur between the hours of 6:00 a.m. and 11 :00 p.m. No business activity of any kind shall be allowed between the hours of 11 :00 p.m. and 6:00 a.m. Parking: The subject building was developed with 27 on-site parking spaces. An analysis of the parking demand for the existing manufacturing and proposed auto sales uses establishes a parking requirement of 26 parking spaces. Staff does not anticipate that the proposed use will present a parking problem for the project site. Signage: The applicant is not proposing any signage with this application. Staff Report - Planning Commission Meeting of January 23, 2007 PLN2006-38 - 529 Forman Drive, Unit B Page 3 of3 Exterior Building/Site Modifications: The applicant is not proposing any exterior building or site modifications as part of this application. Site and Architectural Review Committee: The Site and Architectural Review Committee did not review this application, as there are no proposed changes to the exterior of the building or site configuration. Attachments: I. Findings for Approval of File No. PLN2006-178 2. Conditions of Approval for File No. PLN2006-178 3. Applicant's Project Description 4. Exhibits (Site Plan & photographs) 5. Location Map Prepared by: .b-7/~ Steve Prosser, Planner I Approved by: Attachment # 1 FINDINGS FOR APPROVAL OF FILE NO. PLN2006-178 SITE ADDRESS: APPLICANT: P.e. MEETING: 529 Forman Drive, Unit B Jim Morelan, AlA January 23,2007 Findings for approval of a Conditional Use Permit to allow the establishment of an auto sales uses within an existing industrial building on propertv located at 529 Forman Drive. Unit B. The Planning Commission finds as follows with regard to file number PLN2006-178: 1. The proposed auto sales use is consistent with the Light Industrial General Plan land use designation for the project site. 2. The proposed auto sales use is consistent with the requirements of the M-I-S Zoning District and will be consistent with the Zoning Ordinance with approval of a Conditional Use Permit. 3. The project site consists of a .47 acre lot, developed with 8,597 square feet of building area coverage, 1,776 square feet oflandscaping, and 10,100 square feet of paving. 4. No exterior modifications to the building or site configuration are proposed in conjunction with the proposed establishment of the auto sales use. 5. The project site is located on the east side of Forman Drive, between East McGlincy Lane and West Valley Drive. The property is surrounded by industrial uses to the south and west, a mobile home park to the north, and industrial and multi-family residential to the east. 6. The auto sales operation shall be conducted entirely within the building and shall consist of no more than four vehicles for sale at any time. The business shall be limited to one employee. 7. Automobile sales shall be conducted primarily by appointment and referral basis. 8. Business hours shall be restricted to 8:00 a.m. to 6:00 p.m. daily. Vehicle deliveries and other activities not open to the public shall occur between the hours of 6:00 a.m. and 11 :00 p.m. No business activity of any kind shall be allowed between the hours of 11 :00 p.m. and 6:00 a.m. 9. The existing 27 parking spaces will adequately meet the demands generated by the change in use, and will not be detrimental to the overall parking and circulation on the project site. 10. The proposed use is consistent with other developments and uses in the surrounding area. 11. The project qualifies as a Categorically Exempt project per Section 15301, Class 1 (Existing Facilities) ofthe California Environmental Quality Act (CEQA). Attachment # I Page 2 of2 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 walls, landscaping, parking and loading facilities, yards, and other development features required in order to integrate the use with uses in the surrounding area. 4. The proposed site is adequately served by streets of 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. 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. 8. There is a reasonable relationship and a rough proportionality between the conditions of approval and the impacts of the project. Attachment #2 CONDITIONS OF APPROVAL FOR FILE NO. PLN2006-178 SITE ADDRESS: APPLICANT: P.e. MEETING: 529 Forman Drive, Unit B Jim Morelan January 8, 2007 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-l78) to allow the establishment of an auto sales use within an existing industrial building on property located at 529 Forman Drive, Unit B. The project shall substantially conform to the project plans dated December 6, 2006 and the project description dated January 5, 2007, except as may be modified by the conditions of approval contained herein. a. Project plans prepared for Steve Vidlock by Jim Morelan and Associates, Inc., dated December 6, 2006. b. Written Description prepared by Morelan Associates, Inc. - Steve Vidlock, dated January 5,2007. 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 are proposed from 8:00 a.m. to 6:00 p.m., daily. Vehicle deliveries and other activities not open to the public shall occur between the hours of 6:00 a.m. and 11 :00 p.m. No business activity of any kind shall be allowed between the hours of 11 :00 p.m. and 6:00 a.m. 5. Maximum Number of Vehicles Displaved For Sale: No more than four vehicles shall be for sale at any time. All vehicles for sale shall be displayed inside the building. Attachment #2 Page 2 of3 6. Maximum Number of Emolovees: The auto sales business shall be limited to one employee. 7. Property 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. 8. 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. 9. Signage: No signage is approved as part of the development application approved herein. All signage shall be installed and maintained consistent with the standards of Chapter 21.30 (Sign Ordinance) of the Campbell Municipal Code. 10. Outdoor Storage or Display: No outdoor storage is permitted on the subject property. No equipment or materials shall be stored outside the building or within the parking lot. The display of any vehicles for sale shall be conducted within the building. 11. Parking and Driveways: All parking and driveway areas shall be maintained in compliance with the standards of Chapter 21.28 (Parking & Loading) of the Campbell Municipal Code. Building Division 12. Permits Required: A building permit application shall be required for the proposed tenant improvement. The building permit shall include Electrical, Plumbing, or Mechanical fees when such work is part ofthe 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 size of construction plans submitted for building permits shall be 24 inches by 36 inches. 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. 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. Attachment #2 Page 3 of3 17. Title 24 Energv 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 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 Pollution Control Program. The City of Campbell, standard Santa Clara Valley Non-point Source Pollution Control Program specification sheet shall be part of plan submittal. The specification sheet (size 24" X 36") is available at the Building Division service counter. 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 Hardship Exemption: 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. 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. & E. concerning utility easements, distribution pole locations and required conductor clearances. 23. 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 County Fire Department 24. Required Fire Flow: The Fire flow for this project is 2500 gpm at 20 psi residual pressure. The required fire flow is available from area water mains and fire hydrant(s), which are spaced at the required spacing.