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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. T' Planning Commission Resolution No. 3551 PLN2004-04 - 161 Curtner Avenue - Site and Architectural Review Permit Page 2 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. ~ . ," T' Planning Commission Resolution No. 3551 PLN2004-04 - 161 Curtner Avenue - Site and Architectural Review Permit Page 3 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. - . ... T' Planning Commission Resolution No. 3551 PLN2004-04 - 161 Curtner Avenue - Site and Architectural Review Permit Page 4 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) T' Planning Commission Resolution No. 3551 PLN2004-04 - 161 Curtner Avenue - Site and Architectural Review Permit Page 5 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. ~ . '- T' Planning Commission Resolution No. 3551 PLN2004-04 - 161 Curtner Avenue - Site and Architectural Review Permit Page 6 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: ~ . ... T' Planning Commission Resolution No. 3551 PLN2004-04 - 161 Curtner Avenue - Site and Architectural Review Permit Page 7 ABSENT: ABSTAIN: Commissioners: Commissioners: None None ATTEST: APPROVED: ' ~~G Sharon Fierro, Secretary - . ,- T'