Use Permit - Sports Medicine - 2006Community Development Department
August 23, 2006
Mr. Bobby Sarnevesht
106 Heintz Court
Los Gatos, CA 95032
Re: PLN2006-72 - 221 E. Hacienda Avenue -- Use Permit - Sports Medicine Facility
Dear Applicant:
Please be advised that at its meeting of August 22, 2006, the Planning Commission
adopted Resolution No. 3747 approving a Conditional Use Permit (PLN2006-72) to
allow the establishment of a sports medicine facility and remodel of an existing industrial
office 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, September 1, 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,
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Melinda M. Denis
Planner I
cc: Alex G. Du Von
125 E. Sunnyoaks Avenue
Campbell, CA 95008
70 North First Street . Campbell, California 95008-1436 . TEL 408.866.2140 ' FAX 408.866.8381 . T1JD 408.866.2790
RESOLUTION NO. 3747
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A CONDITIONAL USE
PERMIT (PLN2006-72) TO ALLOW THE ESTABLISHMENT OF A
SPORTS MEDICINE FACILITY AND REMODEL OF AN EXISTING
INDUSTRIAL OFFICE BUILDING ON PROPRETY OWNED BY MR.
BOBBY SARNEVESHT LOCATED AT 221 E. HACIENDA AVENUE
IN A C-M (CONTROLLED MANUFACTURING) ZONING DISTRICT.
APPLICATION OF MR. BOBBY SARNEVESHT. FILE NO:
PLN2006-72.
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 PLN2006-72:
1. The proposed establishment of a medical service use for a sports medicine facility is
consistent with the Research and Development General Plan land use designation.
2. The proposed establishment of a medical service use for a sports medicine facility
will be compatible with the C-M (Controlled Manufacturing) zoning designation with
approval of a Conditional Use Permit.
3. The site plan proposes the fa9ade enhancement and remodel of an existing 12,160
square foot office building with related parking and landscape facilities for a sports
medicine facility.
4. The existing 63 parking spaces will adequately meet the demands generated by the
change in use, and will not be detrimental to the overall parking and circulation in the
area.
5. The project provides 63 off-street parking spaces, where 61 spaces are required.
6. The project consists of a building coverage of 25%, paving coverage of 33%, and
landscaping coverage of 42%.
7. The proposed project will have a floor area ratio of 0.24.
8. The proposed project is consistent with other developments and uses in the
surrounding area.
9. The proposed massing and design of the building is consistent with other
developments in the surrounding area.
10. The hours of operation shall be restricted to 6:00am to 11 :OOpm daily.
Planning Commission Resolution No. 3747
PLN2006-72 -- 221 E. Hacienda Avenue -- Use Permit - Sports Medicine Facility
Page 2
11. The project qualifies as a Categorically Exempt project per Section 15303, Class 3
(Existing New Construction or Conversion of Small Structures) and Section 15301,
Class 1 (e) (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 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.
2. The proposed use is consistent with the General Plan.
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 on the
property and 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.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a
Conditional Use Permit (PLN2006-72) to allow the establishment of a sports medicine
facility and remodel of an existing industrial office building on property owned by Mr.
Bobby Sarnevesht located at 221 E. Hacienda Avenue in a C-M (Controlled
Manufacturing) Zoning District.
Planning Commission Resolution No. 3747
PLN2006-72 -- 221 E. Hacienda Avenue -- Use Permit - Sports Medicine Facility
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 Project: Approval is granted for a Conditional Use Permit (PLN2006-72)
allowing the establishment of a sports medicine facility and remodel of an existing
industrial office building located at 221 E. Hacienda Avenue. The project shall
substantially conform to the project exhibits listed below, except as may be modified
by the conditions of approval herein:
a. Revised project plans prepared by AD Building Designers and stamped as
received by the Planning Division on July 26, 2006, including a site plan, floor
plan, and elevations.
b. Color/material board prepared by AD Building Designers and stamped as
received by the Planning Division on June 15, 2006
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 a building permit must be obtained and construction completed one year
thereafter or the use must be established on the property (if no building permit is
required). Failure to meet these deadlines will result in the 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. In the event complaints are received by the City, the Community
Development Director may immediately modify the hours of operation subject to the
project being brought back to the Planning Commission for review.
4. Operational Hours: The hours of operation shall be limited to 6:00am to 11 :OOpm
daily.
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.
Planning Commission Resolution No. 3747
PLN2006-72 -- 221 E. Hacienda Avenue -- Use Permit - Sports Medicine Facility
Page 4
6. Landscape Plan: The applicant shall submit four sets of a landscape and irrigation
plan to the Planning Division, prior to the issuance of building permits, for review and
approval by the Community Development Director. The landscape and irrigation plan
shall substantially conform with the approved conceptual landscape plan and the
City's Water Efficient Landscaping Standards (WELS) and shall include the
following:
a. All shrubs shall be a minimum five gallon size plant material and all trees shall be
a minimum 15-inch boxed container.
b. Planter areas adjacent to driveways or parking areas shall be protected by six-
inch concrete curbs or other acceptable barriers.
c. Landscaped areas shall be provided with a permanent automatic underground
irrigation system.
d. Required landscaping shall consist of turf, ground cover, shrubs, trees, and
boulders in combination to provide attractive screening of parking lots and other
paved area. Required landscaping shall consist of a variety of species and sizes.
7. Outdoor Storaqe: No outdoor storage is permitted on the subject property. No
equipment, materials or business vehicles shall be parked and/or stored outside the
building or within the parking lot.
8. Parkinq and Drivewavs: All parking and driveway areas shall be maintained in
compliance with the standards in Chapter 21.28 (Parking and Loading) of the
Campbell Municipal Code. The parking lot shall be re-striped within 60 days from the
date of final approval to accommodate the new accessible parking spaces.
9. On-Site Liqhtinq: Any proposed on-site lighting shall be shielded away from adjacent
properties and directed on site. The design, type, lighting intensity, and location of
any exterior lighting fixtures shall be reviewed and approved by the Community
Development Director prior to issuance of a building permit for such lighting.
Lighting fixtures shall be of a decorative design to be compatible with the
development and shall incorporate energy saving features.
10. Location of Mechanical Equipment: No roof-mounted mechanical equipment (i.e. air
conditioning units, ventilation ducts or vents), shall be added to the existing building
without providing screening of the mechanical equipment from public view and
surrounding properties. The screening material and method shall be architecturally
compatible with the building and requires review and approval by the Community
Development Director and Building Division prior to installation of such screening.
11. Siqns: No signage is permitted as part of the development application approved
herein. New sign age shall not be installed prior to approval of a sign permit as
required by Chapter 21.30 (Signs) of the Campbell Municipal Code.
Planning Commission Resolution No. 3747
PLN2006-72 -- 221 E. Hacienda Avenue -- Use Permit - sports Medicine Facility
Page 5
12. Trash and Recvclina Enclosure: The applicant shall submit building permit plans with
details regarding the design and location of a new trash and recycling enclosure. All
refuse and recycling containers shall be located in an enclosure constructed and
consisting of a concrete floor at least six inches in depth, surrounded by a minimum
six-foot high masonry wall and having a solid metal gate. The design of the
enclosure shall be compatible with the building. Driveways or aisles shall provide
unobstructed access for collection vehicles and personnel and provide at least the
minimum clearance required by the collection methods and vehicles utilized by the
designated collector. The refuse and recycling containers shall be kept in the
enclosure at all times except when being emptied by collection personnel.
Building Division:
13. Permits Reauired: A building permit application shall be required for the proposed
change in use from the existing industrial building to a new medical therapy use. The
building permit shall include Electrical/Plumbing/Mechanical fees when such work is
part of the permit.
14.Construction Plans: The conditions of approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
15. Size of Plans: The maximum size of construction plans submitted for building
permits shall be 24 inches by 36 inches.
16. Plan Preparation: This conversion of use 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.
17. 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.
18. Title 24 Enerav 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.
19.5peciallnspections: 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
Planning Commission Resolution No. 3747
PLN2006-72 -- 221 E. Hacienda Avenue -- Use Permit - Sports Medicine Facility
Page 6
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.
20. 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.
21. 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.
22. Title 24 Accessibility 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.
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
24. 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.
COUNTY FIRE DEPARTMENT
25. Required Fire Flow: The fire flow for this project is 3000 gpm at 20 psi residual
pressure.
26. Sprinkler System: If there is an existing sprinkler system, it shall be modified to
provide coverage for the new entry tower.
PUBLIC WORKS DEPARTMENT
27. Proof of Ownership: Prior to issuance of any grading, drainage, or building permits
for the site, the applicant shall provide a current Preliminary Title Report, grant
deed, or other satisfactory proof of ownership.
Planning Commission Resolution No. 3747
PLN2006-72 -- 221 E. Hacienda Avenue -- Use Permit - Sports Medicine Facility
Page 7
28. Riqht of Way for Public Street Purposes: Prior to issuance of any grading or
building permits for the site, the applicant shall fully complete the process to cause
additional right of way to be granted in fee for public street purposes along the E.
Hacienda Avenue frontage to accommodate 10 feet of right-of-way from curb face
to property line. 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.
29. Street Improvements: Prior to issuance of any grading or building permits for the
site, the applicant shall execute a street improvement agreement, cause plans for
public street improvements to be prepared by a registered civil engineer, pay
various fees and deposits, post security and provide insurance necessary to obtain
an encroachment permit for construction of the standard public street
improvements, as required by the City Engineer. The plans 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 driveway approach and existing traffic signs/posts.
d. Installation of City approved street trees, tree wells, and irrigation at 30-feet on
center.
e. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approach.
f. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
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, stripes and signs.
i. Construction of conforms to existing public and private improvements, as
necessary.
30. Additional Street Improvements: Should any new utility main lines or other work
required to service the development that affects any street improvements, the City
may add conditions to the development/project, at the discretion of the City
Engineer, to restore pavement or other street improvements to the satisfaction of
the City.
Planning Commission Resolution No. 3747
PLN2006-72 -- 221 E. Hacienda Avenue -- Use Permit - Sports Medicine Facility
Page 8
31. Occupancy: Prior to allowing occupancy for any and/or all buildings, the applicant
shall have the required street improvements installed and accepted by the City, and
the design engineer shall submit as-built drawings to the City.
32. Maintenance of Landscaoinq: Owner9s), current and future, are required to
maintain the landscaped park strip and tree wells in the public right of way. This
includes, but is not limited to: trees, lawn, plantings, irrigation, etc. Threes shall not
be pruned in a manner that would not allow the tree to grow to a mature height.
33. 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
public right-of-way line.
34. Utility Encroachment Permit: Separate permits for the installation of utilities to
serve the development will be required (including water, sewer, gas, electric, etc.).
Applicant shall comply with all plan submittals, permitting, and fee requirements of
the serving utility companies.
35. Utilities: All new on-site utilities shall be installed underground per Section
20.36.150 of the Campbell Municipal Code for any new or remodeled buildings or
additions. Applicant shall comply with all plan submittals, permitting, and fee
requirements of the serving utility companies.
36. 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. Streets which have
been resurfaced within the previous five years will require boring and jacking for all
new utility installations.
37. 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 of abandonment. Streets that have been reconstructed or overlaid
within the previous five years will require boring and jacking for all new utility
installations. E. Hacienda Avenue has not been reconstructed or overlaid in the last
5 years. The pavement restoration plan shall indicate how the street pavement
shall be restored following the installation or abandonment of all utilities necessary
for the project.
38. 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.
39. 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
Planning Commission Resolution No. 3747
PLN2006-72 -- 221 E. Hacienda Avenue -- Use Permit - Sports Medicine Facility
Page 9
District requirements, and the Campbell Municipal Code regarding stormwater
pollution prevention. The primary objectives are to improve the quality and reduce
the quantity of stormwater runoff to the bay.
Resources to achieve these objectives include Stormwater 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 Stormwater Quality: A Companion Document to Start at the Source
("Using Site Design Techniques") by BASMAA, 2003.
PASSED AND ADOPTED this 220d day of August, 2006, by the following roll call vote:
AYES:
Commissioners:
Alderete, Doorley, Ebner, Francois, Gibbons and
Roseberry
None
Rocha
None
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
APPROVED:~4" ~
Bob Alderete, Chair
ATTEST: A.vun.~
""""""'Sharon Fierro, Secretary
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ITEM NO.1
CITY OF CAMPBELL' PLANNING COMMISSION
Staff Report. August 22, 2006
PLN2006-72
Sarnevesht, B.
Public Hearing to consider the application of Mr. Bobby Samevesht, on
behalf of Silicon Valley Sport Center, for a Conditional Use Permit
(PLN2006- 72) to allow the establishment of a sports medicine facility
and remodel of an existing industrial office building on property owned
by Mr. Bobby Samevesht located at 221 E. Hacienda Avenue in the C-
M-S (Controlled Manufacturing) 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 (PLN2006-72) to allow the establishment of a sports medicine facility and remodel of
an existing industrial office 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, Class 3 of the California Environmental Quality Act (CEQA) pertaining to
the conversion of a an existing small structure from one use to another and Section 15301, Class
l(e) of the California Environmental Quality Act (CEQA) pertaining to minor additions to
existing structures.
PROJECT DATA
Gross Lot Area:
Net Lot Area:
56,267 sq. ft. (1.29 acres)
50,406 sq. ft. (1.18 acres)
Site Utilization:
Building Coverage:
Paving Coverage:
Landscape Coverage:
12,692 sq. ft. (25%)
16,502 sq. ft. (33%)
21,212 sq. ft. (42%)
Floor Area Ratio:
0.24 (12,160 sq. ft.)
Parking:
Total Spaces Provided:
Total Spaces Required:
63 spaces (54 standard, 2 compact, 7 accessible)
61 spaces (13,102 sq. ft. @ 1 :200 for medical services)