PC Res 4052RESOLUTION N0.4052
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2011-294) TO ALLOW A MINOR EXTERIOR
REMODEL OF COMMERCIAL BUILDINGS LISTED ON THE CITY'S
HISTORIC RESOURCE INVENTOY (WATER TOWER II) ON
PROPERTY LOCATED AT 307 ORCHARD CITY DRIVE IN THE C-3
(CENTRAL BUSINESS DISTRICT) ZONING DISTRICT. FILE NO.:
PLN2011-294.
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 PLN2011-294:
Environmental Finding
1. The project qualifies as a Categorically Exempt project per Section 15301 Class 1 of the
California Environmental Quality Act (CEQA) pertaining to minor alterations to an
existing private structure, involving negligible or no expansion of use beyond that
existing at the time of the lead agency's determination.
Evidentiary Findings
1. The project site is zoned C-3 (Central Business District) on the City of Campbell Zoning
Map.
2. The project site is designated Central Commercial on the City of Campbell General Plan
Land Use Map.
3. The project site is located at the northeast corner of Orchard City Drive and South
Central Avenue.
4. The proposed project will be compatible with the C-3 (Central Business) zone district
with the approval of a Site and Architectural Review Permit.
5. The proposed remodel and site modification does not add additional building square
footage and does not detract from the overall design of the development.
6. 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.
7. There is a reasonable relationship and a rough proportionality between the Conditions
of Approval and the impacts of the project.
Planning Commission Resolution No. 4052
PLN2011-294 - 307 Orchard City Drive -Site and Architectural Review Permit
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8. There is a reasonable relationship between the use of the fees imposed upon the project
and the type of development project.
Based upon the foregoing findings of fact and pursuant to Campbell Municipal Code Sec.
21.42.060(8), the Planning Commission further finds and concludes that:
1. The project will be consistent with the general plan;
2. The project will aid in the harmonious development of the immediate area; and
3. The project is consistent with applicable adopted design guidelines.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2011-294) to allow a minor exterior remodel of
commercial buildings listed on the City's Historic Resource Inventory (Water Tower II) on
property located at 307 Orchard City Drive.
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
Approved Project: Approval is granted for a Site and Architectural Review Permit to
allow an exterior remodel (new entry feature, exterior courtyard, exterior colors, exterior
walkway railings, and five new skylights) of an existing 55,671 square foot three-story
professional office building currently listed on the Historic Resource Inventory List. The
project shall substantially conform to the project plans and color and material sheet
stamped as received by the Planning Division on March 19, 2012 and January 12, 2012,
respectively, except as may be modified by the Conditions of Approval herein.
2. Permit Expiration: The Approved Site and Architectural Review Permit approval shall be
valid for one year from the date of final approval. Within this one-year period an
application for a building permit must be obtained. Failure to meet this deadline will
result in the Site and Architectural Review Permit being rendered void.
Planning Commission Resolution No. 4052
PLN2011-294 - 307 Orchard City Drive -Site and Architectural Review Permit
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3. Planning Final Required: Planning Division clearance is required 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.
4. Detail Drawings: The building permit construction plans shall include detail drawings
("cut-sheets") of the architectural elements, as required by the Planning Division.
5. Compliance with Other Regulations: The applicant shall comply with all state, county,
and city regulations and laws that pertain to the proposed project.
6. Landscape Plan: The applicant shall submit four (4) full size sets and one (1) reduced
set of a final 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 to the approved conceptual
landscape plan and the City's Water Efficient Landscaping Standards (WELS).
Landscaping shall be designed to minimize irrigation and runoff, promote surface
infiltration where appropriate, and minimize the use of fertilizers and pesticides that can
contribute to stormwater pollution. Landscaping plans shall include the following:
a. All trees shall be a minimum 24-inch boxed size and all shrubs shall be a minimum of
15-gallon size.
b. Landscape and paving maintenance shall be an on-going responsibility of the
property owner(s) and shall include routine pruning of trees and shrubs, maintenance
of the automatic irrigation system and the replacement of damaged or diseased plant
materials, periodic steam cleaning of walkways and removal of graffiti within twenty-
four hours. Applicant shall obtain encroachment permits from the City of Campbell for
all work performed within the right-of-way.
c. Any landscaping that exists on site or is installed as per the landscape plan that fails
or dies shall be replaced as soon as possible with an equivalent planting.
7. On-Site Lighting: 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 by the Community
Development Director prior to installation of the lighting for compliance with all applicable
Conditions of Approval, ordinances, laws and regulations. The Director will have the
authority to reject, approve or request modifications to the lighting design to achieve
these goals.
8. Construction Activities: The applicant shall abide by the following requirements during
construction:
a. The project site shall be posted with the name and contact number of the lead
contractor in a location visible from the public street prior during all periods of
construction.
b. 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.
Planning Commission Resolution No. 4052
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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. Use standard dust and erosion control measures that comply with the adopted Best
Management Practices for the City of Campbell.
Building Division
9. Permits Required: A building permit application shall be required for the proposed
remodel to the (e) commercial structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
10. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
11. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in. Applicant shall also submit (1) reduced size 11"x 17" copy of
plans and submit any necessary revision sheets for this copy as required.
12. 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.
13. 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.
14.S~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.
15. Non-point 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.
16.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.
Planning Commission Resolution No. 4052
PLN2011-294 - 307 Orchard City Drive -Site and Architectural Review Permit
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17. 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.
18. Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
a. Santa Clara County Fire Department
19. 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.
Santa Clara County Fire District
20. Development Review: Review of this development proposal is limited to acceptability of
site access and water supply as they pertain to fire department operations, and shall not
be construed as a substitute for formal plan review to determine compliance with
adopted model codes. Prior to performing any work, the applicant shall make
application to, and receive from, the Building Department all applicable construction
permits.
21. Ground Ladder Access: Ground-ladder rescue from second and third floor rooms shall
be made possible for fire department operations. With the climbing angle of seventy five
degrees maintained, an approximate walkway width along either side of the building
shall be no less than seven feet clear. Landscaping shall not be allowed to interfere with
the required access. CFC Sec. 503 and 1029.
22.Aerial Fire Apparatus Access Roads: Where required: Buildings or portions of buildings
or facilities exceeding 30 feet (9144 mm) in height above the lowest level of fire
department vehicle access shall be provided with approved fire apparatus access roads
capable of accommodating fire department aerial apparatus. Overhead utility and power
lines shall not be located within the aerial fire apparatus access roadway. Width: Fire
apparatus access roads shall have a minimum unobstructed width of 26 feet (7925) in
the immediate vicinity of any building or portion of building more than 30 feet (9144 mm)
in height. Proximity to building: At least one of the required access routs meeting this
condition shall be located a minimum of 15 feet (4572) and a maximum of 30 feet (9144)
from the building, and shall be positioned parallel to one entire side of the building, as
approved by the fire code official. CFC Sec. 5503 and SCCFD SD&S A-1.
23. Premises Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position as to be plainly visible and legible from the street or
road fronting the property. Numbers shall contrast with their background. CFC Sec. 505.
Planning Commission Resolution No. 4052
PLN2011-294 - 307 Orchard City Drive -Site and Architectural Review Permit
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PASSED AND ADOPTED this 27t"day of March, 2012, by the following roll call vote:
AYES: Commissioners: Alster, Brennan, Ebner, Gibbons, Resnikoff, Reynolds
and Roseberry
NOES: Commissioners: None
ABSENT: Commissioners: None
ABSTAIN: Commissioners: None ~- "
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APPROVED: ~-f '~li_c ~-<'-~=-~._.. C-'~~ ~ -
~ Theresa Alster, Chair
ATTEST:
Kirk inrichs, ecretary