PC Res 4266RESOLUTION NO. 4266
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OAF CAMPBELL APPROVING A SITE AND ARCHITECTURAL
REVIEV'V PERMIT (PLN2015-270) TO ALLOW EXTERIOR
IMPROVEMENTS TO EXISTING COMMERCIAL BUILDINGS WITHIN
THE VASONA TECHNOLOGY PARK, RESTRIPING OF THE
PARKING LOT INCREASING THE NUMBER OF STALLS, AND
CREATION OF NEW COURTYARDS ON PROPERTIES LOCATED
AT 1315 DELL AVENUE, 1353 DELL AVENUE, 210 E. HACIENDA
AVENUE, AND 200 E. HACIENDA 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 No. PLN2015-270:
1. The project site consists of 4 parcels, totaling 18'/2 acres.
2. The project site is located at the southeast corner of Winchester Boulevard and East
Hacienda Avenue.
3. The project site is zoned C-M/80 (Controlled Manufacturing / 80,000 sf. min. parcel
size) as shown on the Campbell Zoning Map.
4. The project site is designated Research and Development as shown on the Campbell
General Plari Map.
5. The project site is bordered by commercial and industrial uses to the north, south,
and east, and Winchester Boulevard to the west.
6. The project site is developed with aseven-building business park, commonly known
as the Vasoria Technology Park.
7. The business park was originally created in 1980 when the Planning Commission
approved thE~ remodel of the former IBM processing building and construction of six
new office/manufacturing/warehousing buildings.
8. The Planning Commission approved a remodel of the business park buildings in
2000 to accommodate research and development uses and for approval of a parcel
map to subdivide the property into four parcels.
9. The project site encompasses a variety of research and development, medical
(Kaiser Permanente), and professional office uses.
10. The proposed project would allow exterior alterations to the existing commercial
buildings, including installation of new entry features, enlargement of window
openings, restriping of the entire parking lot, creation of new courtyards, and allow for
the removal of 21 on-site trees.
Planning Commission Resolution No. 4266 Page 2 of 2
PLN2015-270 -Site and Architectural Review Permit
Vasona Technoloov Park
Based upon the foregoing findings of fact, the Planning Commission further finds and
concludes that:
1. The project will be consistent with the general plan;
2. The project uvill aid in the harmonious development of the immediate area; and
3. The project is consistent with applicable adopted design guidelines.
4. The project Categorically Exempt under Section 15301 (Class 1) of the California
Environmental Quality Act (CEQA) Guidelines, pertaining to alterations to existing
private structures involving negligible or no expansion of use beyond that existing at
the time of thie lead agency's determination.
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Site and
Architectural Review Permit (PLN2015-270), subject to the attached recommended
Conditions of A~>proval (attached Exhibit A).
PASSED AND ADOPTED this
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ABSTAIN: Commissioners:
8th day of December, 2015, by the following roll call vote:
Bonhagen, Finch, Kendall, Rich, Dodd, Reynolds and
Young
None
None
None
APPROVED:
ATTEST: _~ `~
Paul Ker yan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Site and Architectural Review Permit (PLN2015-270)
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
1. Approved Project: Approval is granted for a Site and Architectural Review Permit
(PLN2015-270) to allow exterior improvements to existing commercial buildings
within the V'asona Technology Park, restriping of the parking lot increasing the
number of stalls, and creation of new courtyards, on properties located at 1315 Dell
Avenue, 1353 Dell Avenue, 210 E. Hacienda Avenue, and 200 E. Hacienda
Avenue. The project shall substantially conform to the revised project plans and
revised color/material board, stamped as received by the Community Development
Department on October 7, 2015, except as may be modified by the Conditions of
Approval contained herein.
2. Previous Conditions of Approval: Upon the effective date of the resolution approving
this Site and Architectural Review Permit, the previously approved Conditions of
Approval (PLN2000-25) provided in Planning Commission Resolution No. 3266 and No.
3280 shall be void and shall permanently be superseded in their entirety by the
Conditions of Approval specified herein, except as noted below.
3. Permit Expiration: The Site and Architectural Review Permit approval shall be valid
for one (1) 'year from the date of final approval. Within this one-year period an
application for a building permit must be submitted. Failure to meet this deadline or
expiration of an issued building permit will result in the Site and Architectural Review
Permit being rendered void and the entitlement for the business park reverting back
to the previous Site Approval (PLN2000-25) as approved by Planning Commission
Resolution No. 3266 and 3280.
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 riot be approved without prior authorization of the necessary approving
body.
5. Subsequent Building Improvements: Exterior improvements to other on-site buildings
that are determined to be consistent with the architectural design provided in the
approved project plans may be administratively reviewed and approved by the
Community Development Director.
Conditions of Approval
Site and Architectural Review Permit - PLN2015-270
Paae 2
6. Courtyard Design: As required by Planning Commission Resolution No. 4266,
approving a Tree Removal Permit, the applicant shall modify the courtyard design as
necessary to retain Redwood Trees No. 128, 129, and 131.
7. Refuse Enclosure: New and/or modified refuse enclosures shall comply with all
applicable standards of Section 21.18.110 of the Campbell Municipal Code, and shall
include a roof covering, sanitary drain connection, and fire sprinkler protection.
Refuse receptacles shall be kept within the enclosures except during collection in
compliance with Chapter 6.04 of the Campbell Municipal Code.
8. Location of Mechanical Equipment: No roof-mounted mechanical equipment (i.e. air
conditioning units, ventilation ducts or vents), shall be added to the existing buildings
without providing screening of the mechanical equipment from public view and
surrounding properties. 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.
9. Landscape Maintenance: All landscaped areas shall be continuously maintained.
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.
10. Fences/Walls: Any newly proposed fencing and/or walls shall comply with Section
21.18.060 of the Campbell Municipal Code and shall be submitted for review and
approval by the Community Development Department.
11. Property Maintenance: The property owner shall maintain the property free from
graffiti, trash, and rubbish.
12. Parking Areas: All parking and driveway areas shall be maintained in compliance with
the approved plans and Chapter 21.30 (Parking and Loading) of the Campbell
Municipal Code.
13. Construction Activities: The applicant shall abide by the following requirements during
construction:
a. They 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.
Conditions of Approval
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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. Use standard dust and erosion control measures that comply with the
adopted Best Management Practices for the City of Campbell.
Building Division:
14. Permits Required: A building permit application shall be required for the building and
site improvements. The building permit shall include Electrical/Plumbing/Mechanical
fees when such work is part of the permit..
15. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
16. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 iri. X 36 in.
17. 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.
18. 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.
19. Title 24 Energy Compliance: California Title 24 Energy Compliance forms CF-1 R
and MF-1 R shall be blue-lined on the construction plans. 8'/2 X 11 calculations shall
be submitted as well.
20.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 Section 106. Please obtain City of Campbell, Special
Inspection forms from the Building Inspection Division Counter.
21. 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.
Conditions of Approval
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The specification sheet (size 24" X 36") is available at the Building Division service
counter.
22. 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.
23. 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.
24.Approvals Required: The project requires the following agency approval prior to
issuance of the building permit:
a. Santa Clara County Fire Department (378-4010)
25. 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.
26. Stormwater (Requirements: Storm water run-off from impervious surface created by
this permitted project shall be directed to vegetated areas on the project parcel.
Stormwater ~Nater shall not drain onto neighboring parcels.
27. California Green Building Code: This project shall comply with the California Green
Building Code, Chapter 5.
PUBLIC WORKS DEPARTMENT
The scope of this project triggers the requirement for Frontage Improvements as
required by Campbell Municipal Code 11.24.040. The applicant is required to make
minor frontage improvements including upgrading a curb ramp to current accessibility
standards; replace any missing street trees; and upgrade the streetlight fixtures to
current LED standards.
Visit the City's website and follow the submittal requirements for Public Works once this
application has received entitlement. The checklist for the various plans required for
submittal can be found on the City's Website at City Services-Public
Works-Engineering-Land Development-Documents, (or use this link:
http://www.cityolFcampbell.com/206/Documents). See instructions on:
1. Checklist for Street Improvement Plans.
The building permit will not be issued until all Public Works Conditions of Approval have
been satisfied.
Conditions of Approval
Site and Architectural Review Permit - PLN2015-270
Page 5
These Conditions of Approval are a supplement to the plans dated October 1, 2015 by
ARC TEC. The plans are not approved for construction. Further plan checking by
Public Works will be required post entitlement.
28. Response Letter: Upon submittal of the Street Improvement Plans, the applicant
shall provide an itemized response letter verifying that all the Public Works
Conditions of Approval have been met or addressed.
29. 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 stormwate~r 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.
30. Water Meter(s) and Sewer Cleanout(s): Any proposed water meter(s) and sewer
cleanout(s) shall be installed on private property behind the public right-of-way line.
31. Utility Coordination Plan: Prior to issuance of building permits for the site, the
applicant sh<~II 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 abandonE~d, and where new utilities and services will be installed. Joint trenches
for new utilities shall be used whenever possible.
32. 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. Dell Avenue and Hacienda Avenue have 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.
33. Plans /Encroachment Permit /Fees /Deposits: Prior to issuance of any building
permits for the site, the applicant shall cause plans for public street improvements to
be prepared by a registered civil engineer, pay various fees and deposits, post
Conditions of Approval
Site and Architectural Review Permit - PLN2015-270
Paae 6
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:
a. Show location of all existing utilities within the existing public right of way.
b. No new or replaced utility boxes, covers, etc. will be allowed in the sidewalk
area.
c. Removal of existing curb ramp at the southwest corner of Hacienda Avenue
and Dell Avenue.
d. Installation of new accessible compliant curb ramp at the southwest corner of
Hacienda Avenue and Dell Avenue.
e. Installation of City approved street tree(s) in missing tree well(s) along project
frontage.
f. Upgrade of existing streetlights along project frontage to LED, including
upgrades of conduits, conductors and related facilities as needed to
accommodate LED upgrade.
g. Installation of asphalt concrete overlay per street pavement restoration plan for
utility installation and/or abandonment, as required by the City Engineer.
h. Submit final plans in a digital format acceptable to the City.
34. Street Improvements Completed for 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.
35. 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.
36. Utility Encroachment Permit: Separate encroachment 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.
37.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.