PC Res 4184RESOLUTION NO. 4184
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A MODIFICATION OF
A CONDITIONAL USE PERMIT TO ALLOW THE
ESTABLISHMENT OF AN INTERNATIONAL SCHOOL
(SPRINGBRIDGE) UTILIZING EXISTING SCHOOL FACILITIES
ON PROPERTY LOCATED AT 771 WALDO ROAD.
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 file number PLN2014-134:
Environmental Finding
1. This project is Categorically Exempt under Section 15060(c)(2) of the California
Environmental Quality Act (CEQA), pertaining to activities that will not result in a direct
or reasonably foreseeable indirect physical change to the environment and under
Section 15301 Class 1 of the California Environmental Quality Act (CEQA) pertaining to
minor alterations to an existing private structure, involving negligible or no expansion of
use beyond that existing at the time of the lead agency's determination.
Evidentiary Findings
1. The project site is zoned P-F (Public Facilities) and is designated with an Institutional
land use designation by the General Plan.
2. A private international school (Springbridge) is defined as a "Schools - K-12, private"
and considered a "school other than public", subject to approval of a Conditional Use
Permit, consistent with CMC 21.46.
3. The project site is located on a portion of an existing school site located the north side
of Waldo Road between Virginia Avenue to the west, and Sobrato Drive to the east.
4. The proposed school would occupy a total of 4,073 sq. ft. of existing school facilities
previously occupied by Hazelwood Elementary (public school). No expansion of the
existing buildings are proposed.
5. The project site has 51 shared parking spaces, where 92 are required (legal non-
conforming) for the existing and proposed uses onsite.
6. Policies found within the Land Use Element of the Campbell General Plan articulate a
desire to promote and allow change consistent with reinforcing positive neighborhood
values and protecting the integrity of the city's neighborhood, encouraging
Planning Commission Resolution No. 4184
Modification of a Conditional Use Permit
File No.: PLN2014-134
Page 2
neighborhood serving commercial uses within walking distance of residential uses, and
attracting and maintaining a variety of uses that create an economic balance within the
city while providing high quality services to the community. Furthermore, goals,
policies and strategies outlined in the Open Space, Parks and Public Facilities Element
of the general plan articulate the necessity to recognize and respond to the changing
needs of the community for City services such as education programs, and ensure
functional, attractive and well-maintained community educational facilities that provide
high-quality educational facilities and services are available for all students.
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The proposed use is allowed within the applicable zoning district with a Modification of
the Conditional Use Permit approval, and complies, as conditioned, with all other
applicable provisions of this Zoning Code and the Campbell Municipal Code.
2. The proposed use is consistent with the General Plan.
3. 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.
4. 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.
5. The design, location, size, and operating characteristics of the proposed use, as
conditioned, are compatible with the existing and future land uses on-site and in the
vicinity of the subject property.
6. The establishment, maintenance, or operation of the proposed use, as conditioned, 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.
7. The establishment will not create a nuisance due to litter, noise, traffic, vandalism, or
other factors.
8. The establishment will not significantly disturb the peace and enjoyment of the nearby
residential neighborhood or the city as a whole.
9. The establishment will not significantly increase the demand on city services.
10. The project is Categorically Exempt under Section 15060(c)(2) of the California
Environmental Quality Act (CEQA), pertaining to activities that will not result in a direct
or reasonably foreseeable indirect physical change to the environment and under
Planning Commission Resolution No. 4184
Modification of a Conditional Use Permit
File No.: PLN2014-134
Page 3
Section 15301 Class 1 of the California Environmental Quality Act (CEQA) pertaining to
minor alterations to an existing private structure, involving negligible or no expansion of
use beyond that existing at the time of the lead agency's determination.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Conditional
Use Permit (PLN2014-134) to allow the establishment of an international school
(Springbridge) utilizing existing school facilities on property located at 771 Waldo Road.
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 for a modification (PLN2014-134) to a
previously approved Conditional Use Permit (PLN2004-61) to allow the establishment
of an international school on a portion of an existing school site (Canyon Heights
Academy) on property owned by the Campbell Union School District located at 771
Waldo Road. The project shall substantially conform to the Project Plans and Project
Description, stamped as received by the Planning Division on September 20, 2014 and
May 20, 2014, respectively, except as may be modified by the conditions of approval
contained herein.
2. Conditional Use Permit Modification Approval Expiration: The Modification (PLN2014-
134) of the Conditional Use Permit (PLN2004-61) approved herein shall be valid for
one year from the date of final approval (expiring December 9, 2015). Within this one-
year period, the Springbridge International School shall be established on site and shall
obtain a business license for its ongoing operation. The entitlement approval shall be
valid in perpetuity with continued operation of the use. Abandonment, discontinuation,
or ceasing of operations for a continuous period of twelve months shall void the
Modification of the Conditional Use Permit approved herein.
3. Previous Conditions: All conditions of approval of the previously approved Conditional
Use Permit (PLN2004-73), as approved by Planning Commission Resolution No. 3577,
shall remain in effect except as may be modified by the Conditions of Approval herein.
4. Si na e: No signage has been approved as part of this application.
5. Operational Parameters: Consistent with the submitted Project Description, a private
school operating pursuant to the Modification of the Conditional Use Permit approved
Planning Commission Resolution No. 4184 Page 4
Modification of a Conditional Use Permit
File No.: PLN2014-134
herein shall conform to the following operational standards. Deviations from these
parameters (as determined by the Community Development Director) shall require
approval of a Modification to the Conditional Use Permit approved herein.
a. Approved Use: The approved use is a private school ("Schools - K-12, private" as
defined by the Campbell Municipal Code) serving as a bilingual coeducational
school offering Japanese/English and Chinese/English, for students ranging from
preschool through Grade 2.
b. Hours of Operation: Hours of operation shall be as follows. By the end of the
'Operational Hours' all employees shall be off of the premises. By the end of
'Business/Public Hours' all patrons shall have exited the facility.
i. Operational Hours 7:00 AM - 9:00 PM, Monday through
Friday
ii. Business/Public Hours 8:00 AM - 6:00 PM, Monday through
Friday
c. Capacity: No more than 82 students and 8 staff are permitted on site, in
association with the use, at any time.
d. Special Events: No more than 10 special events with parents and/or guardians
shall be permitted each year, including, but not limited to, the Summer Festival,
Welcome Ceremony, Back to School Event, Sports Day, Halloween Parade,
Christmas Party, Graduation Ceremony and Open House. Springbridge
International School shall also be required to manage and coordinate their events
with other onsite uses (i.e. Canyon Heights Academy & California School of Art and
Design) to ensure special events do not overlap. Events exceeding the staff/student
maximums are prohibited without a prior written authorization from the Director of
Community Development.
e. Staggered Class Hours: There shall be a minimum separation of fifteen (15)
minutes between Springbridge International School, Canyon Heights Academy and
the California School of Art and Design (and any subsequent or replacement use
operating under the Conditional Use Permit by which they were established) as to
allow for a natural turnover of parking spaces and minimize the overlap of any use
of pick-up/drop-off areas with other uses. Under this arrangement, the following
drop-off and dismissal times shall be followed:
i. Springbridge
Drop-Off: 8:00 AM - 8:15 AM, Monday through Friday
Dismissal: 3:45 PM - 4:00 PM, Monday through Friday
ii. Canyon Heights
Drop-Off: 8:15 AM - 8:30 AM, Monday through Friday
Dismissal: 3:15 PM - 3:30 PM, Monday through Friday
Planning Commission Resolution No. 4184
Modification of a Conditional Use Permit
File No.: PLN2014-134
Page 5
California S
Drop-Off:
Dismissal:
Drop-Off:
Dismissal:
chool of Art and Design
1:45 PM - 2:00 PM, Tuesday through Friday
8:00 PM - 8:15 PM, Tuesday through Friday
9:45 AM - 10::00 AM, Saturday
3:00 PM - 3:15 PM, Saturday
f. Property Maintenance: The owner/operator of the subject property shall maintain
all exterior areas of the business free from graffiti, trash, rubbish, posters and
stickers. Trash receptacles shall be maintained within their approved enclosures at
all times. Parking lot striping and paving shall be maintained in good condition.
g. Landscape Maintenance: All landscaped areas shall be continuously maintained
in accordance with City Landscaping Requirements (CMC 21.26). Landscaped
areas shall be watered on a regular basis so as to maintain healthy plants.
Landscaped areas shall be kept free of weeds, trash, and litter. Dead or unhealthy
plants shall be replaced with healthy plants of the same or similar type.
h. Traffic/Parking Management: In the event that three (3) verifiable complaints are
received by the City regarding parking or traffic, the Community Development
Director may reduce the number of persons permitted per class, reduce the number
of classes offered, limit the hours of operation, require additional parking or traffic
management strategies and/or bring the permit back to the Planning Commission
for review.
6. Revocation of Permit: Operation of a "private school" pursuant to the Modification of the
Conditional Use Permit approved herein is subject to Sections 21.68.020, 21.68.030
and 21.68.040 of the Campbell Municipal Code authorizing the appropriate decision
making body to modify or revoke the Modification of the Conditional Use Permit if it is
determined that its operation has become a nuisance to the City's public health, safety
or welfare or for violation of the Modification of the Conditional Use Permit or any
standards, codes, or ordinances of the City of Campbell. At the discretion of the
Community Development Director, if the establishment generates three (3) verifiable
complaints related to violations of conditions of approval and/or related to its operation
within a six (6) month period, a public hearing before the Planning Commission may be
scheduled to consider modifying conditions of approval or revoking its Modification of
the Conditional Use Permit. The Community Development Director may commence
proceedings for the revocation or modification of permits upon the occurrence of less
than three (3) complaints if the Community Development Director determines that the
alleged violation warrants such an action. In exercising this authority, the decision
making body may consider the following factors, among others:
a. The number and types of noise complaints at or near the establishment that are
reasonably determined to be a direct result of patrons actions or facility equipment;
b. The number of parking complaints received from residents, business owners and
other citizens concerning the operation of an establishment; and
c. Violation of conditions of approval.
Planning Commission Resolution No. 4184
Modification of a Conditional Use Permit
File No.: PLN2014-134
Page 6
Reserved Parking: Within 30-days of the date of this approval, any parking sign reading
"Canyon Heights -Faculty Parking Only" shall be removed. At the discretion of the
property owner, this sign may be replaced with a new sign indicating a reservation for
"Faculty Parking Only" provided that it removes the restriction for specific tenant using
the campus facilities.
8. Number of Students and Staff: The maximum number of students shall not exceed
400 and 47 faculty/staff members for all uses of the site (i.e. Canyon Heights Academy,
California School of Art and Design, and Springbridge International School). Any
increase or modification to the number of students and/or faculty staff members shall
require approval of a Modification to the Conditional Use Permit by the Planning
Commission.
9. On-site Circulation and Student Pick-up and Drop-off:
a. The applicant shall ensure that vehicles are not stopping and/or stacking in an
unsafe manner within the public right-of-way and/or are not impeding traffic within
the public right-of-way as a result of student drop-off.
b. The school shall assign a staff member during morning and afternoon hours to
direct parents where to park and safely drop-off students and to direct traffic to
avoid off-site queuing of vehicles on the street.
c. The school shall institute a staggered arrival and departure plan to avoid traffic
congestion in the surrounding residential neighborhood.
d. In the event student drop-off of children causes unsafe queuing and stacking
situations in the public right-of-way, the applicant may be required to prepare and
submit a traffic and parking management program to the Community Development
Director for review and approval.
e. The school shall encourage carpooling to the fullest extent possible.
Santa Clara County Fire Department
18. Review: 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.
19. Community Care Licensing: Approval is subject to any requirements made by CDSS
Community Care Licensing.
Planning Commission Resolution No. 4184
Modification of a Conditional Use Permit
File No.: PLN2014-134
Page 7
PASSED AND ADOPTED this 9t" day of December, 2014, by the following roll call vote:
AYES: Commissioners: Dodd, Kendall, Reynolds, Rich and Young
NOES: Commissioners: None
ABSENT: Commissioners None
ABSTAIN: Commissioners: Finch
APPROVED:
Pamela Finch C it
ATTEST:
Paul Kerm yan, Secretary