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CITY of CAMPBELL
Community Development Department
February 12, 2008
Gary Aquilina
CAS Architects, Inc.
1023 N. Shoreline Blvd.
Mountain View, CA 94043
Re: Administrative Planned Development Permit
File No: PLN2007-182
901-905 Dell Avenue
Dear Mr. Aquilina:
The Community Development Director has conditionally approved your Administrative
Planned Development Permit to allow the establishment of a veterinary clinic and animal
boarding facility, located at 901-905 Dell Avenue in the P-D (Planned Development)
Zoning District. This approval is based upon the attached findings and is subject to the
attached conditions of approval.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk by
5:00 p.m. on February 21, 2008.
If you should have any questions regarding this approval, please do not hesitate to contact
me at (408) 866-2193 or by email at kimberlyb@cityofcampbell.com.
Sincerely,
Kimber y Brosse u
Planner II
encl: Findings and Conditions of Approval for File No. PLN2007-182
cc: Jackie C. Young Lind, Acting Community Development Director
70 North First Street Campbell, California 9 5008-1 4 3 6 ~ Tee 408.866.2140 Fnx 408.871.5140 Tin 408.866.2790
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. PLN2007-182
SITE ADDRESS: 901-905 Dell Avenue
APPLICANT: Gary Aquilina
DATE: February 11, 2008
Findings for Approval of an Administrative Planned Development Permit to establish a veterinary
clinic and animal boarding facility in an existin~~building on property located at 901-905 Dell
Avenue.
The Community Development Director finds as follows with regard to file number PLN2007-182:
1. The project will be consistent with the General Plan land use designation of Commercial/Light
Industrial, as the C-2/ M-1 zoning which may be used to determine allowable uses in this
specific P-D zoning district, allows for a veterinary clinic and animal boarding facility.
2. The project site is 1.09 acres and located on the north side of Dell Avenue, north of San Tomas
Expressway. The project site is surrounded by commercial and industrial uses to the north,
south, east, and west.
3. The subject building is currently developed with a 20,868 square foot industrial office/
warehouse building.
4. The hours of operation shall be restricted to 6:00 p.m. to 8:00 a.m. Sunday through Saturday
for the Veterinary Clinic; and 7:00 a.m. to 6:00 p.m. Sunday through Saturday for the
Boarding Facility.
5. Minor exterior improvements are proposed which include new windows, doors and lighting,
and metal frame overhangs. The improvements are limited to less than 10 percent of the
exterior of the building.
6. 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 Community Development Director further finds and
concludes that:
1. The proposed development will result in a more desirable environment and use of the land
than would be possible under any other zoning classification.
2. The development will be compatible with the General Plan of the City and will aid in the
harmonious development of the immediate area.
3. The development will be compatible with the Zoning Code of the City.
4. 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.
Attachment #1
Page 2 of 2
5. 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.
6. 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.
7. 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.
8. 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.
9. 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. PLN2007-182
SITE ADDRESS: 901-905 Dell Avenue
APPLICANT: Gary Aquilina
DATE: February 11, 2008
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. Declaration of Acceptance of All Conditions: Within thirty (30) days of Community
Development Director Approval, the applicant shall sign the final, approved set of Conditions
of Approval. Until said Conditions are signed, the proposed Administrative Planned
Development Permit shall not be valid for any permits sought from the City.
2. Approved Proiect: Approval is granted for an Administrative Planned Development Permit
(PLN2007-182) to establish a veterinary clinic and animal boarding facility in an existing
industrial office building, located at 901-905 Dell Avenue. The project shall substantially
conform to the project plans and project description received by the Planning Division on
January 29, 2008, except as may be modified by the Conditions of Approval contained
herein.
* Planning sign off is required to prior to Building Permit final. Construction not in
substantial compliance with the approved project plans shall not be approved without prior
authorization of the necessary approving body.
3. Administrative Planned Development Permit Approval Expiration: The Administrative
Planned Development Permit approval shall be valid for one year from the date of final
approval. Within this one-year period a building permit must be obtained and construction
completed one year thereafter or the use must be established on the property and all conditions
of approval fulfilled (if no building permit is required). Failure to meet these deadlines will
result in the Administrative Planned Development Permit being void.
4. Revocation of Permit: Operation of the use in violation of the Administrative Planned
Development Permit or any standards, codes, or ordinances of the City of Campbell shall be
Attachment #2
Page2of5
grounds for consideration of revocation of the Administrative Planned Development Permit by
the Community Development Director.
5. Periodic Review of Use: The Community Development Director shall require a review of the
Administrative Planned Development Permit upon the completion of one year of operation.
Additionally, the Community Development Director may review the Administrative Planned
Development Permit based upon a verified complaint filed with the Community Development
Director at any time the need occurs.
6. Operational Hours: The hours of operation shall be restricted to 6:00 p.m. to 8:00 a.m. Sunday
through Saturday for the Veterinary Clinic; and 7:00 a.m. to 6:00 p.m. Sunday through
Saturday for the Boarding Facility.
7. 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. to 7:00
p.m., including any site maintenance.
8. Landscape Plan: The applicant shall submit two copies of a landscape plan, prior to the
issuance of building permits, for review and approval by the Community Development
Director. The plan shall show the type of trees, size of trees and tree planting detail and
irrigation details. The landscape plan shall substantially conform to the approved site plan and
the City's Water Efficient Landscaping Standards (WELS). The new required trees shall be
installed prior to the final inspection completed by the Planning Department
9. Fencin The outdoor play area for animals shall be enclosed with a minimum six foot high
fence that shall comply with all of the requirements set for in Section 21.18.060 of the City of
Campbell Zoning Code and be to the review and approval of the Community Development
Director. Note: No structures, including fences or walls, shall be located in the public right of
way.
10. 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.
11. Trash Enclosure: The applicant shall obtain a building permit and construct a trash enclosure
for the storage of all refuse containers. The trash enclosure shall comply with the requirements
set forth in Section 21.18.110 of the Campbell Zoning Code.
12. Si~nage: 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 and the approved Master Sign Program.
13. 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
Attachment #2
Page 3 of 5
building and requires review and approval by the Community Development Director and
Building Division prior to installation of such screening.
14. Parking Driveways and Maintenance: All parking and driveway areas shall be developed and
maintained in compliance with the approved plans and Chapter 21.28 (Parking and Loading)
of the Campbell Municipal Code. The project site shall maintain 46 parking spaces at all
times. All parking areas shall be regularly swept and cleaned to remove litter and debris from
the parking areas and driveways. Parking shall be restricted for on-site uses only, except for
ten spaces as part of a shared parking agreement for use of "Tiny Tots Diaper Service" as
overflow employee only parking. At no time shall any other shared parking agreement by
allowed without written approval of the Community Development Director. Parking of
commercial vehicles is strictly prohibited.
15. Landscape Maintenance: The owner/operator of the property shall provide on-going
maintenance of the existing on-site landscaping.
16. Outdoor Storage: No outdoor storage or 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.
17. Noise:
a. Noise Standard: Any noises, sounds and/or voices, including but not limited to amplified
sounds, loud speakers, sounds from audio sound systems, and/or music, generated by the
subject use shall not be audible to a person of normal hearing capacity from any residential
property.
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.
18. On-Site Li hg tinQ: On-site lighting shall be shielded away from adjacent properties and
directed on site. The design and type of lighting fixtures and lighting intensity 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 residential development and shall incorporate
energy saving features.
19. Loitering: There shall be no loitering allowed outside the business in the rear parking lot or
the side parking lot areas.
20. Outdoor Storage: No outdoor storage is permitted on the subject property. No equipment or
materials shall be stored outside the building or within the parking lot.
21. Construction Activities: The applicant shall abide by the following requirements during
construction:
Attachment #2
Page4of5
a. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. and
Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on Sundays or
holidays unless an exception is granted by the Building Official.
b. Truck routes to and from the construction site should be established and submitted to the
City for review and approval prior to issuance of a building permit. These truck routes
shall avoid access to the project site via residential streets where possible.
c. All construction equipment with internal combustion engines used on the project site shall
be properly muffled and maintained in good working condition.
d. Unnecessary idling of internal combustion engines shall be strictly prohibited.
e. All stationary noise-generating construction equipment, such as air compressors and
portable power generators, shall be located as far as possible from noise-sensitive receptors
such as existing residences and businesses.
£ Prior to the issuance of building permits, the project site shall be posted with the name and
contact number of the lead contractor in a location visible from the public street so that the
contractor can be made aware of noise complaints.
g. Construction equipment, vehicles, and workers associated with the development of the
project shall not be permitted to park on any residential streets.
Building Division:
22. Permits Reguired: A building permit application shall be required for the proposed tenant
improvements and occupancy change to the (e) commercial structure. The building permit
shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit.
23. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
24. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches
by 36 inches.
25. 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.
26. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. The site plan
shall also include site drainage details, site address, and parcel numbers. Site parking and path
of travel to public sidewalks shall be detailed.
27. Title 24 Ene~y Compliance: California Title 24 Energy Standards Compliance forms shall be
blue-lined on the construction plans. Compliance with the Standards shall be dernonstrated for
conditioning of the building envelope and lighting of the building.
i
Attachment #2
Page5of5
28. ~ecial Inspections: When a special inspection is required by C.B.C. Chapter 17, 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
C.B.C Appendix Chapter 1, Section 106 Please obtain City of Campbell, Special Inspection
forms from the Building Inspection Division Counter.
29. Non-Point Source: 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
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 will be determined once the availability of
the fire sprinkler system is clarified.
35. Automatic Fire ~rinkler System Required: Applicant must identify if the building is
equipped with an approved automatic fire sprinkler system.
36. Fire Apparatus (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%. For installation guidelines refer to Fire Department Standard Details
and Specifications sheet A-1.
Acknowledged & cc d:
6~~~¢ D~
Gary A ilin Applicant