PC Res 3551
RESOLUTION NO. 3551
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING A SITE AND ARCHITECTURAL
REVIEW PERMIT (PLN2004-04) TO ALLOW THE REMODEL OF AN
EXISTING WAREHOUSE/INDUSTRIAL BUILDING ON PROPERTY
OWNED BY KAJ LLC LOCATED AT 161 CURTNER AVENUE IN
AN M-1-S (LIGHT INDUSTRIAL) ZONING DISTRICT. FILE NO.
PLN2004-04.
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 PLN2004-04:
1. The proposed proj ect consists of the remodel of an existing warehouse/industrial building.
2. The development of the proposed project will result in an industrial use that is consistent
with the General Plan Land Use Designation of Light Industrial for the project site.
3. The proposed project is a permitted use within the M-I-S Zoning District. The proposed
project meets the minimum setbacks and height restriction requirements of the M-I-S Zoning
District.
4. The proposed project is well designed and is architecturally compatible with the surrounding
neighborhood.
5. The proposed project is consistent with other developments in the surrounding area and is
consistent with the development standards for industrial uses.
6. The proposed project provides one covered compact parking space, two covered standard
parking spaces, seven compact parking spaces, 10 standard parking spaces, three motorcycle
parking spaces and one van accessible parking space. The 21 parking spaces and three
motorcycle parking spaces will adequately address the parking needs of the proposed project.
7. 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 Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
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3. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required
Conditions of Approval, will have a significant adverse impact on the environment.
4. The proposed development will not be detrimental to the health, safety or welfare of the
neighborhood or the City as a whole.
5. The subject site is adequate in size and shape to accommodate the yards, walls, fences,
parking and loading facilities, landscaping, and other development features required in order
to integrate said use with uses in the surrounding area.
6. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
7. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
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 grants a Site and
Architectural Review Permit (PLN2004-04) to allow the remodel of an existing
warehouse/industrial building on property owned by KAJ LLC located at 161 Curtner Avenue
in an M-1-S (Light Industrial) Zoning District, subject to the following conditions:
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
Plannim! Division:
1. Approved Project: Approval is granted for a Site and Architectural Review Permit
(PLN2004-04) allowing the remodel of a warehouse/industrial building located at 161
Curtner Avenue. The site, building, and landscaping design shall substantially conform to
the project exhibits listed below, except as may be modified by the Conditions of Approval
herein:
a. Set of plans prepared by Morelan Associates, Inc., dated January 20, 2004, including
building floor plan and elevations, and revised plans dated February 25, 2004 including
site plan and a preliminary planting plan.
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b. Color samples submitted by Morelan Associate, Inc., received on January 20,2004.
2. Site and Architectural Review Permits Approval Expiration: Within one year from the date
of approval, a building permit must be obtained and construction completed one year
thereafter or the Site and Architectural Review Permit approvals shall be void.
3. Landscape and Irrigation Plans: The applicant shall submit four (4) sets of detailed 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. Landscape and
irrigation plans shall be consistent with the City's Water Efficient Landscaping Standards.
The applicant shall submit a detailed landscape and irrigation plan to be reviewed and
approved by the Community Development Director prior to issuance of any building permits
for the site.
a. All street trees shall be a minimum 24-inch box size. All new trees to be protected by
bollards or alternative barriers as approved by the Community Development Director.
b. All landscaping installed as required per the approved landscape plan shall be maintained
in good health.
c. All landscaping shall be installed prior to building completion.
4. Signage: No signage is approved as part of the development applications approved herein.
No sign shall be installed until a Sign Permit is approved as specified in the Sign Ordinance.
5. Property Maintenance: The property is to be maintained free of any combustible trash,
debris and weeds until the time that actual construction commences.
6. Building Modifications:
a. Prior to any changes or modifications to the building or floor plan the applicant shall
submit proposed plans to the Community Development Department for review.
b. All required parking shall be maintained on site and not turned into a service bay or
storage area and there shall be no overnight parking.
Buildin2 Division:
7. Permits Required: A building permit application shall be required for
alterations to the existing commercial structures. The building permit
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
the proposed
shall include
8. Construction Plans: The Conditions of Approval shall be stated in full on the cover sheet of
construction plans submitted for building permit.
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9. Size of Plans: The minimum size of construction plans submitted for building permits shall
be 24 in. by 36 in.
10. 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.
11. 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-parking details. Site address and parcel numbers shall also be clearly
called out. Site parking and path of travel to public sidewalks shall be detailed.
12. 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.
13. Special Inspections: 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 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.
14. Water Pollution: 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.
15. 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.
16. 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.
17. 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.
18. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a.
Santa Clara County Fire Department (378-4010)
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SANTA CLARA COUNTY FIRE DEPARTMENT
19. Review of this Developmental 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.
20. As the proposal does not appear to involve any building area increase, there is no impact to
required fire flow for the proj ect.
21. Emergency Gate/Access Gate Requirements: Gates, if installed, shall conform with Fire
Department Standard Details and Specification G-I and, when open shall not obstruct any
portion of the required width for emergency access roadways or driveways. Locks, if
provided, shall be fire department approved prior to installations.
PUBLIC WORKS DEPARTMENT
22. Preliminary Title Report: Prior to issuance of any grading or building permits for the site,
the applicant shall provide a current Preliminary Title Report.
23. Right of Way for Public Street Purposes: Prior to issuance of any grading or building
permits for the site, the applicant must provide a plan that shows the locations of all property
lines in relationship to the street centerline and to the existing and proposed improvements.
The applicant shall dedicate additional right of way and request vacation of existing right of
way along the Curtner Avenue frontage to a distance of 40 feet from the centerline of Curtner
Avenue along the entire frontage of the property. Also, the applicant shall request a lot line
adjustment to incorporate the street vacation area as part of the property. Applicant shall
prepare all documents and pay for fees necessary to record dedication, request vacation,
request lot line adjustment and submit to the City for review, acceptance, and recording. The
current application processing fee to vacate excess right of way is $2,000. The current
application processing fee for a lot line adjustment is $750.
24. 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. Removal of non-ADA compliant driyeway approach.
b. Construction of new 8' sidewalk and ADA compliant driveway approach;
c. Installation of street trees and irrigation;
d. Construction of conforms to existing public and private improvements, as necessary.
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25. Water Meter(s) and Sewer Cleanout(s): Existing and proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
26. 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
compames.
27. 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.
Applicant shall also prepare pavement restoration plans for approval by the City Engineer
prior to any utility installation or abandonment.
28. 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. The plans shall comply with the 1998 edition of the California Building Code
including Chapters 10, 11, 18,33, and Appendix Chapter 33.
29. 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 of $2,500 per net acre, which is
$1,075.
30. 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. 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 23rd day of March, 2004, by the following roll call vote:
AYES:
Commissioners:
Alderete, Doorley, Francois, Gibbons, Hernandez, Rocha
and Roseberry
None
NOES:
Commissioners:
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ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
None
None
ATTEST:
APPROVED: '
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Sharon Fierro, Secretary
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