PC Res 4127RESOLUTION NO. 4127
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A CONDITIONAL USE
PERMIT WITH SITE AND ARCHITECTURAL REVIEW
(PLN2013-228) AND A PARKING MODIFICATION PERMIT TO
DEMOLISH AN EXISTING STRUCTURE AND CONSTRUCT A
NEW 1,855 SQUARE FOOT ONE-STORY CHIROPRACTIC
OFFICE BUILDING ON PROPERTY LOCATED AT 225 W.
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.
The Planning Commission finds as follows with regard to file numbers PLN2013-228:
Environmental Finding
1. The project qualifies as a Categorically Exempt project per Section 15303 of the
California Environmental Quality Act (CEQA), Class 3 of the California Environmental
Quality Act (CEQA), pertaining to new construction of a commercial structure not
exceeding 2,500 square-feet in floor area.
Evidentiary Findings
2. The Project Site is zoned P-O (Professional Office) on the City of Campbell Zoning
Map.
3. The Project Site is designated Professional Office on the City of Campbell General
Plan Land Use diagram.
4. The Project Site is currently developed with cone-story story single-family residence
that was lawfully converted into a professional office building in 1974. The property is
located at the northeast corner of W. Hamilton Avenue and Eden Avenue. The site is
bordered by single-family residential properties to the north, professional offices to the
east, an elementary school to the west, and multiple-family residential to the south
(across Hamilton Avenue).
5. The Project Site is composed of one parcel with a net lot area (after land dedication) of
9,119 square-feet.
6. The Proposed Project consists of the demolition of an existing commercial structure
and the construction of a new 1,855 square-foot one-story commercial structure and
the establishment of a chiropractic medical office.
7. The Proposed Project will be compatible with the P-O (Professional Office) Zoning
District with approval of a Conditional Use Permit incorporating Site and Architectural
Review and a parking modification for reduced parking.
8. The project provides 8 parking spaces, including one disabled loading space, where 9
parking spaces (rounded down) are required.
Planning Commission Resolution No. 4127
PLN2013-228 - 225 W. Hamilton Avenue
Conditional Use Permit w/Site and Architectural Review & Parking Modification
Page 2
9. The hours of the business open to the public shall be restricted to 7 AM to 7 PM.
10. 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.
11. There is a reasonable relationship and a rough proportionality between the
Conditions of Approval and the impacts of the project.
12. 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 CMC§21.42.060 and CMC
§21.46.040, the Planning Commission further finds and concludes that:
13. The project will aid in the harmonious development of the immediate area.
14. The project is consistent with applicable adopted design guidelines.
15. 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 Campbell Municipal Code.
16. The proposed use is consistent with the General Plan.
17. Due to the unique nature and circumstances of the project, or special development
features, the anticipated number of parking spaces necessary to serve the use or
structure is less than that required by the applicable off-street parking standard, and
would be satisfied by the existing or proposed number of parking spaces, as
supported by review of the applicant's documentation accepted by the decision-
making body.
18. Conditions of approval have been incorporated into the project to ensure the long-
term adequacy of the provided off-street parking.
19. Approval of the parking modification permit will further the purpose of the Zoning
Code.
20. 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.
21. 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.
Planning Commission Resolution No. 4127
PLN2013-228 - 225 W. Hamilton Avenue
Conditional Use Permit w/Site and Architectural Review & Parking Modification
Page 3
22. 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.
23. 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.
24. 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;
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Conditional
Use Permit with Site and Architectural Review (PLN2013-228) and Parking Modification
Permit to demolish an existing structure and construct a new 1,856 square foot one-story
chiropractic office building on property located at 225 W. Hamilton Avenue.
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
Planning Division:
Approved Project: Approval is granted for a Conditional Use Permit (PLN2013-228),
incorporating Site and Architectural Review and a Parking Modification, to allow the
demolition of an existing 1,966 square-foot structure and the construction of a 1,855
square-foot one-story medical office building with eight parking spaces and the
establishment of a chiropractic medical use located at 225 W. Hamilton Avenue. The
project shall substantially conform to the Revised Project Plans, Color Elevation, and
Operational statement received by the Community Development Department on
October 16, 2013 and August 8, 2013, respectively, except as may be modified by
additional conditions specified herein:
2. Planning Final Required: Planning 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.
a. Conditional Use Permit Approval Expiration: The Conditional Use Permit,
incorporating Site and Architectural Approval and Parking Modification, shall be
Planning Commission Resolution No. 4127
PLN2013-228 - 225 W. Hamilton Avenue
Conditional Use Permit w/Site and Architectural Review & Parking Modification
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valid for one year from the effective date of Planning Commission approval. Within
this one-year period a Building Permit for the construction of the 1,855 square-foot
commercial structure must be obtained and construction commenced. The
approved medical office use shall be established within one year of building permit
final. Failure to meet these deadlines will result in the Conditional Use Permit being
void.
3. Transferability: The Conditional Use Permit allows the operation of a Chiropractic
Office as described in the business description provided by the applicant as modified
by the Conditions of Approval herein. Any change to a medical use other than
Chiropractic services shall require a new Conditional Use Permit. Prior to issuance of
a business license and pursuant to this Conditional Use Permit, the owners shall sign a
copy of the approved Resolution acknowledging that they have read and understand
the approved set of Conditions of Approval.
4. Revocation of Permit: Operation of the use in violation of the Conditional Use Permit or
any standards, codes, or ordinances of the City of Campbell shall be grounds for
consideration of revocation of the Conditional Use Permit by the Planning Commission.
5. Operational Standards: The operation of the chiropractic medical office 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 hours that the use may be open to the public shall be
limited to 7:00 AM to 7:00 PM Sunday through Saturday. The total business
operating hours, when employees may be on site, shall be limited to 7:00 AM to
7:00 PM Sunday through Saturday.
b. Number of Employees on Site: A maximum of three employees (including
chiropractors) shall be on site at any one time due to the limited on-site parking
available.
c. Patient Appointments: A maximum of four patient appointments shall be
scheduled for the same period of time. All other appointments shall be staggered at
least 15 minutes apart in order to ensure an adequate parking supply on-site and to
minimize any queuing.
d. On-Site Parking: The applicant shall install appropriate signage within the patient
lobby directing all employees, patients, and visitors to park on-site at all times. The
required signage shall be reviewed for appropriateness by the City of Campbell
Planning Division prior to installation and shall be installed prior to final inspection of
the Building Permit.
e. Vehicle Storage: The overnight storage of vehicles is prohibited. Vehicles
associated with the approved use are prohibited from parking on the public street.
Planning Commission Resolution No. 4127
PLN2013-228 - 225 W. Hamilton Avenue
Conditional Use Permit w/Site and Architectural Review & Parking Modification
Page 5
f. 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 noise, the
Community Development Director may immediately modify the hours of operation
or level of activity, and bring the project before the Planning Commission for review.
f. Parking: The applicant shall provide eight parking spaces on site at all times. The
eastern landscape area adjacent to the 25 foot wide drive aisle shall be reduced in
width to no more than 2 feet to improve vehicular access to the easternmost parking
space.
g. 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.
h. Outdoor Storage: No equipment, materials or business vehicles shall be parked
and/or stored outside or within the parking lot.
6. 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 7:00 AM and 7:30 PM daily. Refuse and recycling containers shall be kept in
the enclosure at all times except when being emptied by collection personnel.
7. Landscape Maintenance: The owner/operator of the property shall provide on-going
maintenance of the existing and proposed on-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.
8. Six-Month Review: The City shall conduct asix-month administrative review of the
approved medical use after establishment to ensure compliance with all Conditions of
Approval. If the Community Development Director finds that the medical use is
negatively impacting the surrounding neighborhood due to excessive vehicular activity
or is in violation of the Conditions of Approval set forth herein, the Director may
immediately modify the business operations and bring the project before the Planning
Commission for review.
9. On-Site Lightin~c : Any proposed 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 exterior lighting shall be reviewed and approved by the Community
Development Director, prior to issuance of a building permit. Lighting fixtures shall be
of a decorative design to be compatible with the development and shall incorporate
energy saving features.
10. Location of Mechanical Equipment: No roof-mounted mechanical equipment (i.e. air
conditioning units, ventilation ducts or vents), shall be constructed without adequate
screening of the mechanical equipment from public view and surrounding properties.
Planning Commission Resolution No. 4127
PLN2013-228 - 225 W. Hamilton Avenue
Conditional Use Permit w/Site and Architectural Review & Parking Modification
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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. Utility Boxes and Back-Flow Preventers: The applicant shall submit a plan prior to
installation of any PG&E transformers and San Jose Water Company back-flow
preventers, it` required, indicating the location of the facilities and screening (if the
facilities are above ground) for review and approval by the Community Development
Director.
12. Si na e: No signage is approved as part of the development application approved
herein and all signage references on the project plans are for reference only. All future
signage shalt be installed and maintained consistent with the provision of the Sign
Ordinance, Chapter 21.30 of the Campbell Municipal Code.
13. Operation of Mechanical Equipment: Pursuant to the Campbell Municipal Code,
operation of power equipment (i.e. "power-washer"), shall be limited to the hours of
8:00 AM and 7:00 PM Monday through Friday, and between the hours of 9:00 AM and
6:00 PM Saturday, Sunday and nationally recognized holidays.
14. Parking and Driveways: All parking and driveway areas shall be maintained in
compliance with the standards in Chapter 21.28 (Parking & Loading) of the Campbell
Municipal Code.
15. 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.
h. Use dust-proof chutes for loading construction debris onto trucks.
Planning Commission Resolution No. 4127
PLN2013-228 - 225 W. Hamilton Avenue
Conditional Use Permit w/Site and Architectural Review & Parking Modification
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i. Water or cover stockpiles of debris, soil, and other materials that can be blown by
the wind.
j. Cover all trucks hauling soil, sand, and other loose materials or require all trucks to
maintain at least two feet of freeboard.
k. Sweep daily (with water sweepers) all paved access roads, parking areas, and
staging areas at the construction site.
I. Sweep streets daily (with water sweepers) if visible soil material is carried onto
adjacent public streets, as directed by the City Engineer.
m. Enclose, cover, water twice daily or, or apply (non-toxic) soil stabilizers to exposed
stockpiles (dirt, sand, etc.).
Building Division:
16. Permits Required: A building permit application shall be required for the proposed
demolition of the existing commercial building. A building permit application shall be
required for the proposed new commercial building. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit. The building
shall be made to comply with all the requirements necessary to I-3 Occupancy.
17. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
18. Size of Plans: The size of construction plans submitted for building permits shall be 24
inches by 36 inches.
19. 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.
20. 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.
21. 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.
22. 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.
Planning Commission Resolution No. 4127
PLN2013-228 - 225 W. Hamilton Avenue
Conditional Use Permit w/Site and Architectural Review & Parking Modification
Page 8
23. 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.
24. 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.
25. 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.
26. PG&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. & E. concerning utility
easements, distribution pole locations and required conductor clearances.
27. LEED for New Construction: Applicant shall complete and return LEED Project
Checklist prior to issuance of the building permit.
28. Storm Water Requirements: Storm water run-off from impervious surface created by
this permitted project shall be directed to vegetated areas on the project parcel. Storm
water shall not drain onto neighboring parcels.
29. California Green Building Code: This project shall comply with the California Green
Building Code, Chapter 5.
30. Approvals Re ug fired: 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
c. Santa Clara County Department of Environmental Health
d. San Jose Water Company
PUBLIC WORKS DEPARTMENT
31. Permits Required: Three separate permits will be required:
a. Encroachment Permit issued by Public Works.
b. Building Permit issued by the Building Division.
c. Grading Permit issued by Public Works.
32. Preliminary Title Report: Prior to issuance of any grading or building permits for the
site, the applicant shall provide a current (within the past 3 months) Preliminary Title
Report.
Planning Commission Resolution No. 4127
PLN2013-228 - 225 W. Hamilton Avenue
Conditional Use Permit w/Site and Architectural Review & Parking Modification
Page 9
33. Right-of-Way for Public Street Purposes: Prior to 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 a 10-foot park strip and a 7-foot sidewalk
and a 30 -foot right-of-way along Eden Avenue, unless otherwise approved by the City
Engineer. The applicant shall submit the necessary documents for approval by the City
Engineer process the submittal with City staff's comments and fully complete the right-
of-way process. The applicant shall cause all documents to be prepared by a
registered civil engineer/land surveyor, as necessary, for the City's review and
recordation.
For Street Dedication Requirements visit the City's Website at:
http://www.cityofcampbetl.com/PublicWorks/LandDevelopment htm
Contact Public Works when ready to submit these documents.
34. 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. Visit the City's Website at:
http://www. cityofcampbell.com/PublicWorks/Resources/Checklist%20for%20G rad i ng
20and%20Drainage%20PIans.pdf
35. 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.
36. Water Meter(s) and Sewer CleanoutL): 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.
37. 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.
38. 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
Planning Commission Resolution No. 4127
PLN2013-228 - 225 W. Hamilton Avenue
Conditional Use Permit w/Site and Architectural Review & Parking Modification
Paae 10
within the previous five years will require boring and jacking for all new utility
installations. Hamilton Avenue and Eden Avenue have not reconstructed or overlaid in
the last five 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.
39. 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: Visit the City's Website at:
www. cityofcampbell. com/PublicWorks/Resources/Checklist%20for%20Street%201mpro
vement%20PIans.pdf
W. 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 sidewalk, curb and gutter to accommodate the Streetscape
treatment.
d. Installation of ADA curb ramp at northeast corner of Hamilton Avenue and Eden
Avenue. Street Improvement Plans shall include this note:
RAMP NOTE FOR PLANS: Construct curb ramp per Caltrans Std plan A88A Case
. See detail on sheet .Detectable warning surface shall be precast 1' x
1' x 2" ADA compliant detectable warning concrete pavers -Wausau Terra pavers,
ADA-2, FDX 5008 as manufactured by Wausau Tile or approved equal. Contractor
shall provide a sample paver a minimum of 14 days prior to installation. City
reserves the right to change paver specifications.
e. Installation of Streetscape treatment consisting of 10' landscape park strip, 7' City
Standard sidewalk, curb, gutter, street, turf and irrigation.
f. Retrofit all the existing pedestrian push buttons near the curb ramp at the northeast
corner to meet ADA compliance.
g. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
h. Installation of traffic control, stripes and signs as necessary.
i. Construction of conforms to existing public and private improvements, as
necessary.
j. Submit final plans in a digital format acceptable to the City.
Eden 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.
Planning Commission Resolution No. 4127
PLN2013-228 - 225 W. Hamilton Avenue
Conditional Use Permit w/Site and Architectural Review & Parking Modification
Page 11
c. Removal of existing driveway approaches, sidewalk, curb and gutter.
d. Installation of City approved street trees and tree wells, sod park strip and irrigation.
e. Installation of City standard curb, gutter, sidewalk and ADA compliant driveway
approach. See Detail D-18. See also Detail 1 for Residential Separated Walk. Two-
waydriveway 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. Remove existing private landscaping in the public right of way. No new private
landscaping shall be installed in public right of way.
h. Installation of traffic control, stripes and signs, as necessary.
i. Construction of conforms to existing public and private improvements, as
necessary.
j. Submit final plans in a digital format acceptable to the City.
40. 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.
41. 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.
42. Additional Street Improvements: 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.
43. 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
Planning Commission Resolution No. 4127
PLN2013-228 - 225 W. Hamilton Avenue
Conditional Use Permit w/Site and Architectural Review & Parking Modification
Page 12
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.
44. Occupancy and Building Permit Final: Prior to allowing occupancy for any and/or final
building permit signoff and/or all buildings, the applicant shall have the required street
improvements installed and accepted by the City, and the designer shall submit as-built
drawings to the City.
45. City Standard Details: City Detail 1, City Detail 12, City Detail 13, City Detail A-3, City
Detail 18, City Detail 20, and Caltrans Detail A88A shall be used as reference
documents for all Public Works conditions.
COUNTY FIRE DEPARTMENT
46. Fire Sprinklers Required: Approved automatic systems in new and existing buildings
and structures shall be provided in the locations described in the Section or in Sections
903.2.1 through 903.2.18 whichever is the more restrictive. For the purposes of this
section, firewalls used to separate building areas shall be constructed in accordance
with the California Building Code and shall be without openings or penetrations. An
automatic sprinkler system shall be provided throughout all new buildings and
structures. Exception: Group A, B, E, F, I, L, M, S and U occupancy and structures that
do not exceed 1,000 square-feet of building area. Note: The owner(s), occupants(s)
and any contractor(s) or subcontractor(s) are responsible for consulting with the water
purveyor of record in order to determine if any modification or upgrade of the existing
water servicE~ is required. A State of California licensed (C-16) Fire Protection
Contractor shall submit plans, calculations, a completed permit application and
appropriate fees to the Fire Department for review and approval prior to beginning their
work. CFC Sec. 903.2 as adopted and amended by CMC.
47. Water Supply Requirements: Potable water supplies shall be protected from
contamination caused by fire protection water supplies. It is the responsibility of the
applicant and any contractors and subcontractors to contact the water purveyor
supplying the site of such project, and to comply with the requirements of that purveyor.
Such requirements shall be incorporated into the design of any water-based fire
protection systems, and/or fire suppression water supply systems or storage containers
that may be physically connected in any manner to an appliance capable of causing
contamination of the potable water supply of the purveyor of record. Final approval of
the system(s) under consideration will not be granted by the Fire Department until
compliance with the requirements of the water purveyor of record are documented by
that purveyor as having been met by the applicant(s). 2010 CFC Sec, 903.3.5 and
Health and Safety Code 13114.7.
48. Premise Identification: Approved numbers or addresses shall be placed on all new and
existing buildings in such a position to be plainly visible and legible from the street or
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PLN2013-228 - 225 W. Hamilton Avenue
Conditional Use Permit w/Site and Architectural Review & Parking Modification
Page 13
road fronting the property. Numbers shall contrast with their background. Note: Interior
hallways and offices shall be clearly identified and marked.
49. Construction Site Fire Safety: All construction sites must comply with applicable
provisions of the CFC Chapter 14 and Fire Department Detail and Specification SI-7.
PASSED AND ADOPTED this 10t" day of December, 2013, by the following roll call vote:
AYES: Commissioners: Dodd, Finch, Kendall, Resnikoff, Rich, and Roseberry
NOES: Commissioners: Reynolds
ABSENT: Commissioners None
ABSTAIN: Commissioners: None
APPROVED
ATTEST
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Philip C. R ynolds, Jr., #~ai
Paul Kermo~ran, Secretary