PC Res 4084RESOLUTION N0.4084
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A CONDITIONAL USE
PERMIT WITH SITE AND ARCHITECTURAL REVIEW PERMIT
(PLN2012-172) TO ALLOW AN ADDITION AND CONVERSION
OF AN EXISTING VEHICLE SERVICE STATION INTO A 7-
ELEVEN CONVENIENCE MARKET WITH LATE NIGHT ACTIVITY
AND BEER AND WINE SALES ON PROPERTY LOCATED AT 337
E. HAMILTON AVENUE.
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 PLN2011-272:
Environmental Finding
1. The project qualifies as a Categorically Exempt project under Section 15301 Class
1(e) of the California Environmental Quality Act (CEQA) pertaining to additions less
than 10,000 square feet to an existing structure in an area where all public services
and facilities are available.
Evidentiary Findings
1. The project site is located on the northwest corner of E. Hamilton Avenue and N.
Central Avenue.
2. The project site is zoned C-2 (General Commercial) as shown on the Campbell
Zoning Map and designated General Commercial as shown on the Campbell
General Plan Map.
3. The project site is bordered by commercial uses to the north, east and west and
professional office use the south.
4. The project site was originally developed as a gasoline and service station circa
1967.
5. The proposed project includes a 1,326 square foot addition to an existing 1,635
square-foot service station and an interior remodel to convert existing service bays
to a convenience market.
6. The existing Floor Area Ratio (FAR) for the project site is .16 where the maximum
allowable is .40.
7. The hours of operation shall be restricted to:
• Business and Operational Hours: 24 hours, daily
• Alcohol Sales: 6:00 AM to 11:00 PM, Daily
Planning Commission Resolution No. 4084
PLN2011-272 - 337 E. Hamilton Avenue
Conditional Use Permit with Site and Architectural Review Permit
Page 2
8. The proposed site plan depicts that approximately 15 percent of the site is
landscaped where a minimum 10 percent is required.
9. The proposed project would include 12 parking spaces, where 12 parking spaces
are required by the City's Parking and Loading Ordinance.
10. The requested Conditional Use Permit would allow beer and wine sales for off-site
consumption and late-night operational hours in conjunction with a proposed
convenience market.
11. Approval of a Conditional Use Permit incorporates applicable operational standards
as found in the Campbell Municipal Code.
12. The Police Department has reviewed the application and is supportive of the project
as conditioned.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The project will aid in the harmonious development of the immediate area.
2. The proposed project is consistent with the General Plan.
3. 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.
4. The project is consistent with applicable adopted design guidelines.
5. The proposed use will not create a nuisance due to litter, noise, traffic, vandalism,
or other factors.
6. 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.
7. 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.
8. 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.
9. 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.
Planning Commission Resolution No. 4084
PLN2011-272 - 337 E. Hamilton Avenue
Conditional Use Permit with Site and Architectural Review Permit
Paae 3
10. The establishment will not result in an over-concentration of these uses in the
surrounding area.
11. The establishment will not create a nuisance due to litter, noise, traffic, vandalism,
or other factors.
12. The establishment will not significantly disturb the peace and enjoyment of the
nearby residential neighborhood.
13. The proposed use will not significantly increase the demand on City services.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Conditional
Use Permit with Site and Architectural Review Permit (PLN2011-272) to allow an
addition and conversion of an existing vehicle service station into a 7-Eleven
convenience market with late night activity and beer and wine sales on property located
at 337 E. Hamilton Avenue.
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 Conditional Use Permit with Site and
Architectural Review (PLN2011-272) to allow a 1,326 square foot addition and
conversion of a 1,635 square foot existing vehicle service station into a
convenience market and existing gasoline pump island with late night activity and
beer and wine sales. The project shall substantially conform to the revised Project
Plans, Applicant Written Statement and Photometric Studies, dated as received by
the Planning Division on October 1, 2012, July 27, 2012, and October 1, 2012,
respectively, except as may be modified by the conditions of approval herein.
a. Modification to Site Plan: The proposed turf block indicated on the site plan
shall be changed to permeable decorative pavers.
Planning Commission Resolution No. 4084
PLN2011-272 - 337 E. Hamilton Avenue
Conditional Use Permit with Site and Architectural Review Permit
Page 4
b. Security Fencing_ Applicant shall install adequate fencing to the rear of the
building to prevent access.
2. One-Year Review of Use: After one year of operations, the Community
Development Director shall conduct a review of the business activities to determine
if the use has negatively impacted the surrounding area, with regards to noise,
lighting, beer and wine sales and loitering. If said impact(s) is/are confirmed, this
Conditional Use Permit approval shall be brought back to the Planning Commission
for review and possible modification of the conditions of approval in order to
mitigate the impact(s).
3. Permit Expiration: The Conditional Use Permit with Site and Architectural Review
(PLN2010-272) approval shall be valid for one (1) year from the date of final
approval (expiring on October 19, 2013). Within this one-year period a building
permit must be obtained. Failure to meet this deadline will result in the approval
being rendered void.
4. 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.
5. Retention of Existing Walls: This project is considered an addition and remodel. In
order for the project to retain that status, existing exterior walls and roof structure
indicated to remain on the final approved project plans must be retained. Any
substantive change to the planned wall retention and roof structure, as determined
by the Building Official, may result in a change in determination to "construction of a
new commercial structure." In such case, project approval would be immediately
suspended, all work would be required to stop, and the project would be required to
be brought back in front of the Planning Commission to determine if changes in the
location of building footprint may be more appropriate in order to achieve a more
desirable site circulation, location of parking, and development pattern.
6. Sale of Alcohol: The sale of alcoholic products (beer and wine) shall be subject to
the following restrictions:
a. The applicant shall obtain a Type 20 (Off-Sale Beer & Wine) license from the
State Department of Alcoholic Beverage Control prior to the sale of alcoholic
beverages.
b. The applicant shall, at all times, maintain in good standing the Type 20 License
from the State Department of Alcoholic Beverage Control for the sale of beer
and wine products.
c. The sale of alcoholic products shall be limited to the hours of 6:00 AM to 11:00
PM exclusively.
Planning Commission Resolution No. 4084
PLN2011-272 - 337 E. Hamilton Avenue
Conditional Use Permit with Site and Architectural Review Permit
Page 5
d. The applicant shall install automatically locking and time sensitive coolers,
display cabinets to the satisfaction of the Community Development Director,
Chief of Police and the California Alcohol Beverage Control that completely
restricts access to alcoholic beverages between the hours of 11:00 PM and 6:00
AM. No business license shall be issued until such time as the automatic
coolers have been inspected by the Planning Division and found in compliance
with the locking and access requirements.
e. The sale of alcoholic products shall be limited to 10% of the gross floor area of
the proposed convenience market space.
f. The sale of single serving alcohol containers shall be prohibited. Multi-
packaged alcohol cannot be broken up, separated or sold separately from the
original packaging. This shall include single bottles or cans of beer, regardless
of volume, single serving containers of wine coolers or other similar alcohol
products. This prohibition shall not include standard wine bottles with a volume
equal or greater to 750 ml.
7. Operational Standards: The operation of the convenience market and gasoline
station shall be subject to the following operational standards. Non-compliance with
these standards, or any other conditions of approval specified herein or any
standards, codes, or ordinances of the City of Campbell or State of California shall
be grounds for consideration of revocation of the Conditional Use Permit by the
Planning Commission.
a. Operational Hours: The approved convenience market and gasoline station
may operate 24 hours a day, seven days a week. Alcohol sales shall be limited
to 6:00 AM to 11:00 PM daily.
b. Noise: Unreasonable levels of noises, sounds and/or voices, including but not
limited to amplified sounds from radio and loud speakers, the use of tools
outdoors, or any unavoidable noise unrelated to the business activities on site
shall not be audible to a person of normal hearing acuity from any residential
property.
In the event verified complaints are received by the City regarding such noise,
the Community Development Director may immediately modify the business
hours/hours of operation, subject to the project being brought back to the
Planning Commission for review.
c. Parking: The applicant shall provide 12 parking spaces on site at all times.
d. Property Maintenance: The property owner shall maintain all exterior areas of
the business free from graffiti, trash, rubbish, posters and stickers placed on the
property.
Planning Commission Resolution No. 4084
PLN2011-272 - 337 E. Hamilton Avenue
Conditional Use Permit with Site and Architectural Review Permit
Page 6
e. Graffiti Removal: The applicant shall be responsible for the removal of any
graffiti from walls, fences or structures on the project site within one week of
notification by the Community Development Director or their designate.
f. Outdoor Storage: No equipment, materials or business vehicles shall be
parked and/or stored outside or within the parking lot. No outdoor merchandise
displays or vending machines are allowed except for the potential for a propane
swap storage cage that may be located at the northwest corner of the project
site, to the rear of the trash enclosure to replace the propane storage tank.
g. 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 and trash
collection shall be done between 6:00 AM and 10:00 PM daily. Refuse and
recycling containers shall be kept in the enclosure at all times except when
being emptied by collection personnel.
h. Landscape Maintenance: The owner/operator of the property shall provide on-
going maintenance of the existing and proposed on and off-site landscaping. In
accordance with the Tree Protection Ordinance (Chapter 21.32), all trees
planted pursuant to this approval shall be considered "protected" and subject to
the established removal requirements and restrictions.
i. Gasoline Delivery Hours: Deliveries shall be limited to 6:00 AM to 11:00 PM
daily.
j. Propane Service Hours: Due to noise concerns, hours for dispensing propane
from the tank system at the rear of the site shall be limited to 8 a.m. through 10
p.m. daily. This restriction will be void if the applicant switches to a swap out
propane canister system in place of a tank filling system.
8. Security Plan: Prior to the opening of the proposed convenience market use, the
applicant shall meet with representative of the Campbell Police Department and
prepare a security plan to the satisfaction of the Police Chief addressing any
concerns regarding safety, visibility, location of security equipment, location of age
restricted sale items in relation to exits, and location of cashiers in relation to exists.
9. Storefront Clearance: At no time shall an obscure wall or barrier be installed along,
behind or attached to storefront windows or doorways that blocks visual access or
blocks natural light.
10. Landscape Plan: The applicant shall submit four (4) full size and four (4) reduced
sets of a final landscape and irrigation plans 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
Planning Commission Resolution No. 4084
PLN2011-272 - 337 E. Hamilton Avenue
Conditional Use Permit with Site and Architectural Review Permit
Paae 7
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. Details for pavers at driveways, including material, colors, and design.
b. All trees shall be a minimum 24-inch boxed size and all shrubs shall be a
minimum of 15-gallon size.
c. 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, as needed. 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.
d. The landscape plan shall illustrate appropriate quantities and sizes of plant
materials to ensure buffering of buildings and parking areas.
e. All landscape areas shall be protected by 6-inch high poured in place concrete
curbs.
f. All landscaping shall be installed prior to final Certificate of Occupancy.
11. Trash and Recyclina Enclosure: The applicant shall submit the following details
regarding the design and location of a trash and recycling enclosure(s) to the
Planning Division for review and approval by the Community Development Director
prior to the issuance of building permits for the project:
a. Trash Containers of a size and quantity necessary to serve the new use shall be
in areas approved by the Fire Department and Community Development
Director.
b. Unless otherwise noted, enclosures shall consist of a concrete floor surrounded
by a six-foot high solid wall and have decorative doors and designed to be
architectural compatible to the buildings. The enclosure shall be constructed at
grade level and have a level area adjacent to the trash enclosure area to service
the containers. 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 wall, gate and surface inside the enclosure must be kept in sound
repair and condition. The refuse and recycling containers shall be kept in the
enclosure at all times except when being emptied by collection personnel.
c. The proposed trash enclosure shall also consist of a roof structure, fire
sprinklers, and a drain connected to the sanitary sewer system. The applicant
shall contact the West Valley Sanitation District for specific connection and
discharge requirements.
Planning Commission Resolution No. 4084
PLN2011-272 - 337 E. Hamilton Avenue
Conditional Use Permit with Site and Architectural Review Permit
Pape 8
d. The trash enclosure design shall be architectural compatible with the proposed
convenience market, including both colors and exterior materials.
12. Parking and Driveways: All parking and driveway areas shall be developed in
compliance with Chapter 21.28 of the Campbell Municipal Code and the approved
project plans.
13. Employee Parking: Parking stalls identified as numbers 8 and 9 on the approved
site plan shall be restricted to employee parking only. All employees who are
scheduled to work on-site must park in the identified employee parking stalls. The
identified parking stalls shall be adequately signed and striped as employee parking
only.
14. Bicycle Parking: The final site plan submitted for a building permit shall include four
on-site bicycle parking spaces.
15. Roof Mounted Equipment and Screening: Prior to issuance of building permits for
the applicant shall submit a detailed plan showing that the proposed parapet roof
will adequately screen all roof mounted mechanical equipment.
16. Ground Mounted Eauipment (Utility Boxes, Transformers, Fire Connectors, Back-
Flow Preventers, etc.): The applicant shall submit a plan for review and approval of
the Community Development Direct of the location of PG&E transformers, San Jose
Water backflow preventers, and all other associated or similar ground mounted
equipment, indicating the location of the facilities and screening if the facilities are
above ground. At no time shall any associated ground mounted equipment be
installed prior to planning division authorization.
17. On-site Lighting: Any proposed on-site lighting shall be shielded away from
adjacent properties and directed on site. Building mounted lighting along the
southern and eastern elevations is prohibited and only bollard style pedestrian
lighting shall be used along within these areas to address pedestrian safety. The
design and type of lighting fixtures and lighting intensity of any exterior lighting shall
be reviewed and approved by the Community Development Director, prior to
issuance of a building permit. If during construction the existing or newly installed
lighting is found by planning staff to impact the adjacent properties, revisions to the
on-site lighting will be required prior to building permit final.
18. Exterior Building Colors: The applicant shall submit two (2) copies of an exterior
paint color detail sheet that provides the actual paint sample with the name and
number of the paint color for review and approval by the Community Development
Director prior to application of the paint.
Planning Commission Resolution No. 4084
PLN2011-272 - 337 E. Hamilton Avenue
Conditional Use Permit with Site and Architectural Review Permit
Page 9
19. Signs: No signage is permitted as part of the development application approved
herein. New signage shall not be installed prior to approval of a sign permit as
required by Chapter 21.30 of the Campbell Municipal Code.
20. Fences/walls: Any newly proposed fencing and/or walls shall comply with Sections
21.18.060 (Fences, Walls. Lattice, and Screens) and 21.18.120 (Screening and
Buffering) of the Campbell Municipal Code.
21. 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 to the issuance of
building permits.
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.
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. Construction equipment, vehicles, and workers associated with the development
of the project shall not be permitted to park on any residential streets.
g. Use dust-proof chutes for loading construction debris onto trucks.
h. Water or cover stockpiles of debris, soil, and other materials that can be blown
by the wind.
i. Cover all trucks hauling soil, sand, and other loose materials or require all trucks
to maintain at least two feet of freeboard.
j. Sweep daily (with water sweepers) all paved access roads, parking areas, and
staging areas at the construction site.
k. Sweep streets daily (with water sweepers) if visible soil material is carried onto
adjacent public streets, as directed by the City Engineer.
I. Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to
exposed stockpiles (dirt, sand, etc.).
Building Division:
Planning Commission Resolution No. 4084
PLN2011-272 - 337 E. Hamilton Avenue
Conditional Use Permit with Site and Architectural Review Permit
Paae 10
22. Permits Required: A building permit application shall be required for the proposed
addition, remodeling, and change in use of the existing 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 minimum size of construction plans submitted for building
permits shall be 24 in. X 36 in.
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. 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.
27. Title 24 Energy Compliance: California Title 24 Energy Compliance forms shall be
blue-lined on the construction plans. 8'/z X 11 calculations shall be submitted as
well. Compliance with the Standards shall be demonstrated for conditioning of the
building envelope and lighting of the building.
28. 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.
29. 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.
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
Planning Commission Resolution No. 4084
PLN2011-272 - 337 E. Hamilton Avenue
Conditional Use Permit with Site and Architectural Review Permit
Page 11
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 (378-2407)
b. Santa Clara County Fire Department (378-4010)
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)
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.
PUBLIC WORKS DEPARTMENT
34. Right-of-Way for Public Street Purposes: Prior to the 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
Hamilton Avenue frontage to accommodate 17 feet of right of way from face of curb
to back of walk, unless otherwise approved by the City Engineer, The applicant
shall submit the necessary documents for approval by the City Engineer, process
the submittal shall cause all documents to be prepared by a registered civil
engineer/land surveyor, as necessary, for the City's review and recordation.
35. Grading and Drainage Plan: Prior to issuance of any grading or building permits for
the site, the applicant shall conduct hydrology studies based on a ten-year storm
frequency, prepare an engineered grading and drainage plan, and pay fees
required to obtain necessary grading permits. Prior to occupancy, the design
engineer shall provide written certification that the development has been built per
the engineered grading and drainage plans.
36. Drainage System: Prior to occupancy clearance, the applicant shall refurbish,
remodel, and reconstruct the on-site drainage system, as necessary, to
demonstrate that the facilities are functioning normally in accordance with the
requirements of the City.
Planning Commission Resolution No. 4084
PLN2011-272 - 337 E. Hamilton Avenue
Conditional Use Permit with Site and Architectural Review Permit
Page 12
37. Utilities: All on-site utilities shall be installed underground per Section 21.18.140 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.
38. 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.
39. 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. The plan shall
clearly show the location and size of all existing utilities and the associated main
lines; indicate which utilities and services are to remain; which utilities and services
are to be abandoned, and where new utilities and services will be installed. Joint
trenches for new utilities shall be used whenever possible.
40. 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 or abandonment. Streets that have been reconstructed or overlaid
within the previous five years will require boring and jacking for all new utility
installations. Hamilton 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.
41. 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, unless otherwise approved by the City Engineer:
E. Hamilton Avenue
a. Show location of all existing utilities within 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 approaches, sidewalk, curb and gutter.
d. Installation of City Standard ADA compliant driveway approaches, sidewalk,
curb, and gutter.
e. Installation of Streetscape treatment consisting of 10' landscape park strip, 7'
City Standard sidewalk, curb, gutter, street, turf and irrigation.
f. Installation of stand alone pedestrian push button near curb ramp.
Planning Commission Resolution No. 4084
PLN2011-272 - 337 E. Hamilton Avenue
Conditional Use Permit with Site and Architectural Review Permit
Page 13
g. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
h. Removal and replacement of existing streetlight with new streetlight, conduits,
conductors and related facilities in accordance with the City of Campbell's Street
Lighting Policies.
i. Installation of traffic control, stripes and signs.
j. Construction of conforms to existing public and private improvements, as
necessary.
k. Submit final plans in a digital format acceptable to the City.
N. Central Avenue
a. Show location of all existing and proposed 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 approaches, sidewalk, curb and gutter.
d. Installation of City approved street trees and tree wells.
e. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approach. Two way driveway approaches shall have a minimum 25ft width.
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 traffic control, stripes and signs.
h. Construction of conforms to existing public and private improvements, as
necessary.
Submit final plans in a digital format acceptable to the City.
42. Maintenance of Landscaping: Owner(s), 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. Trees shall not be pruned in a
manner that would not allow the tree to grow to a mature height.
43. 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 apply for and pay all necessary fees for utility permits for sanitary
sewer, gas, water, electric and all other utility work.
44. Additional Street Im rovements: Should it be discovered after the approval process
that new utility main lines, extra utility work or other work is required to service the
development, and should those facilities or other work affect any public
improvements, the City may add conditions to the development/project/permit, at
the discretion of the City Engineer, to restore pavement or other public
improvements to the satisfaction of the City.
Planning Commission Resolution No. 4084
PLN2011-272 - 337 E. Hamilton Avenue
Conditional Use Permit with Site and Architectural Review Permit
Paae 14
45. 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 District
requirements, and the Campbell Municipal Code regarding stormwater pollution
prevention. Specifically the project must include source control, site design and
treatment measures to achieve compliance with Provision C.3. of the NPDES Permit.
Measures may include, but are not limited to, minimization of impervious surface
area, vegetated swales, infiltration areas, and treatment devices. 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.
46. Occupancy and Building Permit Final: Prior to allowing occupancy and/or final
building permit signoff 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.
47. Lot Line Adjustment: Prior to the issuance of any grading of building permits, the
applicant shall verify and rectify any property discrepancy issues, as required by the
City Engineer. The legal description for the property identifies two (2) lots, where it
appears an assumed property line may be in conflict with the proposed building
addition. Parcel Map 243 M 37 identifies this property as Parcel 2. If two (2) lots
exist, then the property would need to be merged via a lot line adjustment. Prior to
issuance of any grading or building permits for the site, the applicant fully complete
a lot line adjustment process. The applicant shall submit an application for approval
by the City Engineer, pay the current application processing fees, process the
application with City staff's comments and fully complete the lot line adjustment.
48. Vacation of Public Easements: The title report identifies multiple easements that
conflict with the proposed building addition. No structures of any kind can be built
within an easement, unless so explicitly granted. Prior to issuance of any grading or
building or building permits for the site, the applicant shall submit a vacation of
easement applicant for approval by the City Engineer, pay the current application
processing fee, process the application with City staff's comments and record the
vacation documents.
COUNTY FIRE DEPARTMENT
Planning Commission Resolution No. 4084
PLN2011-272 - 337 E. Hamilton Avenue
Conditional Use Permit with Site and Architectural Review Permit
Page 15
49. Project Review: Review of the development proposal has been 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.
50. HAZMAT: Contact the HAZMAT division to determine requirements regarding the
removal of the automotive repair use and facilities. Please call 408-378-4010.
51. Facility Closure: Provide a completed closure plan outlining the disposition of all
hazardous materials used at this facility.
PASSED AND ADOPTED this 9th day of October, 2012, by the following roll call vote:
AYES: Commissioners: Brennan, Resnikoff, Razumich, Reynolds and
Roseberry
NOES: Commissioners: Gibbons
ABSENT: Commissioners: None
ABSTAIN: Commissioners: Razumich
APPROVED: ~ ~ ~~' "~
Philip C. Reynolds, Cha'
ATTEST: --
Paul Ke oyan, Secretary