Admin PD - 2008February 26, 2008
Alan Aerts
15050 Danielle Place
Monte Sereno, CA 95030
Re: Administrative Planned Development Permit
File No: PLN2008-11
496 Salmar Avenue
Dear Mr. Aerts:
The Community Development Director has conditionally approved your Administrative
Planned Development Permit to allow the expansion of an existing industrial office
building for personal weight lifting use, located at 496 Salmar 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 March 6, 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 kimber~b@cityofcampbell.com.
Sincerely,
Kimberly Brosseau
Planner II
encl: Findings and Conditions of Approval for File No. PLN2008-11
cc: Jackie C. Young Lind, Acting Community Development Director
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. PLN2008-11
SITE ADDRESS: 496 Salmar Avenue
APPLICANT: Alen Aerts
DATE: February 25, 2008
Findings for Approval of an Administrative Planned Development Permit to allow the expansion
of a use personal weight lifting) in an existing industrial office building on property located at
496 Salmar Avenue.
The Community Development Director finds as follows with regard to file number PLN2008-11:
1. The development of the proposed project will result in a use that is consistent with the General
Plan land use designation of Commercial/Professional Office/Residential.
2. The project will be consistent with the P-D (Planned Development) zoning district with
approval of an Administrative Planned Development Permit.
3. The project site is located on the southeast side of Salmar Avenue. The project site is
surrounded by commercial and warehouse uses to the north and east; and residential to the
south and west.
4. The subject building is currently developed with a 16,120 square foot office/warehouse
building.
5. Minor exterior improvements are proposed which include replacement of a roll up door to be a
new stucco wall. 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
Page2of2
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. PLN2008-11
SITE ADDRESS; 496 Salmar Avenue
APPLICANT: Alen Aerts
DATE: February 25, 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 Project: Approval is granted for an Administrative Planned Development Permit
(PLN2008-11) to allow the expansion of a use (personal weight lifting) in an existing
industrial office building, located at 496 Salmar Avenue. The project shall substantially
conform to the project plans and project description received by the Planning Division on
January 25, 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. Operational Hours: The operational hours shall be limited to 6 a.m. to 11 p.m. daily, unless a
Conditional Use Permit is obtained from the Planning Commission for late night operations.
Attachment #2
Paee2of5
5. 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
grounds for consideration of revocation of the Administrative Planned Development Permit by
the Community Development Director.
6. 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.
7. Previous Conditions: All conditions of approval of the previously-approved Use Permit
(PLN2000-42) as approved by the Planning Commission on May 9, 2000, shall remain in
effect, except as modified by conditions herein..
8. Propert~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.
9. 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 and the approved Master Sign Program.
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. Parking, Driveways, and Maintenance: All parking and driveway areas shall be maintained in
compliance with Chapter 21.28 (Parking and Loading) of the Campbell Municipal Code. The
project site shall maintain 47 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.
12. Landscape Maintenance: The owner/operator of the property shall provide on-going
maintenance of the existing on-site landscaping.
13. 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.
14. 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.
Attachment #2
Page 3 of 5
b. Noise Mana eg ment: 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.
15. On-Site Li hg tiny: 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.
16. Loitering: There shall be no loitering allowed outside the business in the rear parking lot or
the side parking lot areas.
17. 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.
18. Construction Activities: The applicant shall abide by the following requirements during
construction:
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.
f. 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.
Attachment #2
Page 4 of 5
Building Division:
19. Permits Required: A building permit application shall be required for the proposed new 2na
floor addition to the (e) commercial structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
20. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
21. Size of Plans: The size of construction plans submitted for building permits shall be 24 inches
by 36 inches.
22. 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.
23. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. 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.
24. 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.
25. Special 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.
26. 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.
27. 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.
28. 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.
29. 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
Attachment #2
Page 5 of 5
c. School District:
i) Campbell Union School District (378-3405)
ii) Campbell Union High School District (371-0960)
iii) Moreland School District (874-2900)
iv) Cambrian School District (377-2103)
d. Bay Area Air Quality Management District (Demolitions Only)
30. 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:
31. New Stairway: The distance between the existing and proposed stairs must be increased. The
proposed stairway is shown as being walled off from the rest of the floor, but there is no
indication if the wall is a 1-hour fire resistance rated.
32. Fire Sprinkler System: If a compliant fire sprinkler system is currently installed in the
building, it may be necessary to modify the existing system based on the interior
modifications. A State of California license fire protection contractor shall submit plans,
calculations, a completed permit application and appropriate fees to this department for review
and approval prior to beginning their work.
Acknowledged & Accepted:
Alan Aerts, Applicant