PC Res 4344RESOLUTION NO. 4344
BEING A RESOLUTION OF THE, PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT
(PLN2016-140) TO ALLOW THE ESTABLISHMENT OF A MEDICAL
SERVICES CLINIC AND PHARMACY WITHIN THE VASONA
TECHNOLOGY PARK (BUILDING 'G') ON PROPERTY LOCATED AT
250 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. PLN2016-140:
1. The project site consists of 4 parcels, totaling 18 '/ 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 Plan 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 Vasona 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. In late 2015 the Planning Commission approved a more contemporary remodel for
center, including installation of new entry features, standing seem metal roofs, a new
color scheme, as well as a restriping of the parking lot to increase the overall parking
supply.
10. The project site encompasses a variety of research and development, medical, and
professional office uses.
11. The proposed project would allow establishment of a medical clinic and ancillary
pharmacy within 36,000 square-feet of existing commercial space with Building G.
Planning Commission Resolution No. 4344
PLN2016-140 -Conditional Use Permit
250 E. Hacienda Ave.
Page 2 of 3
12. A medical clinic with an ancillary pharmacy is a conditionally permitted use in the
C-M (Controlled Manufacturing) Zoning District.
13. With the proposed medical clinic, the parking requirement for the overall site is 1,146
space based on a combination of parking for research and development use,
professional office use, and medical use (pursuant to Kaiser Permanente's 1999 and
2002 Conditional Use Permits).
14. As part of the 2015 remodel project, the business park's parking capacity was
increased to 1,150 spaces, which will accommodate the proposed medical clinic.
15. A traffic impact analysis was prepared for the project, which did not identify any
significant traffic impacts.
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.
2. 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 Municipal Code.
3. The proposed use will not create a nuisance due to litter, noise, traffic, vandalism, or
other factors.
4. The proposed use will not significantly disturb the peace and enjoyment of the nearby
residential neighborhood.
5. The proposed use will not significantly increase the demand on City services.
6. The 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.
7. The site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic the use would be expected to generate.
8. The project Categorically Exempt under Section 15060(c)(2) of the California
Environment Quality Act (CEQA), pertaining to activities that will not result in a direct
or reasonably foreseeable indirect physical change to the environment.
Planning Commission Resolution No. 4344
PLN2016-140 -Conditional Use Permit
250 E. Hacienda Ave.
Page 3 of 3
THEREFORE, BE IT RESOLVED that the Planning Commission approves a Conditional
Use Permit to allow establishment of a medical services clinic and pharmacy with the
Vasona Technology Park (Building G), subject to the attached Conditions of Approval
(attached Exhibit A).
PASSED AND ADOPTED this 25th day of October, 2016, by the following roll call vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ABSTAIN: Commissioners:
ATTEST:
Dodd, Hernandez, Reynolds, Young, Rich and Kendall
APPROVED:
Paul Kermo6yan, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
Conditional Use Permit (PLN2016-140)
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 Conditional Use Permit (PLN2016-140)
to allow the establishment of a medical services clinic and ancillary pharmacy within
the Vasona Technology Park Building 'G' on property located at 250 E. Hacienda
Avenue. The project shall substantially conform to the Project Plans and Project
Description, stamped as received by the Community Development Department on
April 22, 2016, and June 23, 2016, respectively except as may be modified by the
Conditions of Approval contained herein.
2. Permit Expiration: The Conditional Use 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 Conditional Use Permit being rendered void.
3. Planning Final Required: Planning Division 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.
4. Revocation of Permit: 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.
5. Operational Standards: Consistent with the Approved Project Plans and Project
Description, any medical services clinic and pharmacy operating pursuant to the
Conditional Use Permit approved herein shall conform to the following operational
standards. Significant deviations from these standards (as determined by the
Community Development Director) shall require approval of a Modification to the
Conditional Use Permit.
a. Approved Use: The approved use is a "Medical services, clinic" as defined by
the Campbell Municipal Code, with an ancillary pharmacy. Any activity
inconsistent with this approved land use is prohibited.
Conditions of Approval
Conditional Use Permit - PLN2016-140
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b. Medical Services: Only outpatient medical, mental health, surgical, and other
personal health services, shall be allowed. No in-patient and/or extended care
services shall be provided.
c. Pharmacy: The approved ancillary pharmacy may provide prescription and
over-the-counter medications and personal care products, to patients of the
medical services clinic.
d. Hours of Operation: Hours of operation-for the medical clinic and pharmacy
shall be restricted to 6:00 AM to 11:00 PM, daily, exclusive of the customary
and reasonable use of the facility for administrative activity.
e. Parking Management: In the event that a verifiable complaint is received by
the City regarding parking, the Community Development Director may require
preparation of a parking management plan.
f. Transportation Demand Management (TDM) Program: The operator shall
prepare a TDM program for review and approval by the Community
Development Director which shall include incentives and provisions to
encourage alternative transportation methods, including, but not limited to
carpooling, car-share services, and bicycle usage.
g. Smoking: "No Smoking" signs shall be posted on the premises in compliance
with CMC 6:11.060.
h. Noise: Any noises, sounds and/or voices, including but not limited to amplified
sounds, loud speakers, sounds from microphones, audio sound systems,
and/or public address system, generated by the use shall not be audible to a
person of normal hearing acuity from any residential property.
i. Trash Disposal and Clean-Up: All trash disposal, normal clean-up, carpet
cleaning, window cleaning, sidewalk sweeping, etc. shall occur during the
approved Hours of Operation.
j. Deliveries: All deliveries shall occur during the approved Hours of Operation.
k. Property Maintenance: The property owner shall maintain the property free
from graffiti, trash, and rubbish.
I. Business License: The business shall be required to obtain and maintain a
City business license at all times.
6. 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.
7. Landscape Maintenance: All landscaped areas shall be continuously maintained.
Landscaped areas shall be watered on a regular basis so as to maintain healthy
Conditions of Approval
Conditional Use Permit - PLN2016-140
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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.
8. 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.
9. Parking Areas: All parking and driveway areas shall be maintained in compliance with
the approved plans and Chapter 21.30 (Parking and Loadirig) of the Campbell
Municipal Code. The site at all times shall maintain a minimum of 1,146 parking
spaces.
10. Construction Activities: The applicant shall abide by the following requirements during
construction:
a. The 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.
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 ®ivision:
11. 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..
12. Construction Plans: The Conditions of Approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
13. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in.
14. 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.
Conditions of Approval
Conditional Use Permit - PLN2016-140
Page 4
15. 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.
16. 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'/ X 11 calculations shall
be submitted as well.
17. 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.
18. 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.
19. 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.
20. 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.
21.Approvals Reguired: The project requires the following agency approval prior to
issuance of the building permit:
a. Santa Clara County Fire Department (378-4010)
22. 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.
23. 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 water shall not drain onto neighboring parcels.
24. California Green Building Code: This project shall comply with the California Green
Building Code, Chapter 5.
Conditions of Approval
Conditional Use Permit - PLN2016-140
Page 5
PUBLIC WORKS DEPARTMENT
25. 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.
26. Street Improvement Agreements /Plans /Encroachment Permit /Fees /Deposits:
Prior to issuance of any grading or building permits for the site, the applicant shall
cause plans for public street improvements to be prepared, 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:
a. Remove and replace damaged areas of the sidewalk on the south side of
Hacienda Avenue between Winchester Blvd and the first driveway. Contractor
to verify in the field with the Public Works Inspector the extent of replacement.
b. Remove and replace the metal storm drain plate cover on the south side of
Hacienda Avenue between Winchester Blvd and the first driveway located in
the sidewalk.
c. Retrofit existing curb ramps to meet ADA requirements; if however, retrofit is
not possible, remove and install will be required. 1) Replace the yellow acrylic
truncated dome in the curb ramps on the south side of the first driveway and
2) Install truncated domes in the curb ramps on the north side of the first
driveway. Add this note to the site plan "Detectable warning surface shall be
precast 1' x 1' x 2" ADA compliant detectable warning concrete pavers -
Wausau Terra pavers, ADA 2 -60, 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."
d. Install signs that read "Public Sidewalk" below the existing handicap sign with
arrow located on the south side of the first driveway.
e. Install signs that read "Public Sidewalk" at the south east corner of Winchester
and Hacienda Avenue.
f. Install wheel stops in the adjacent parking spaces to prevent vehicle overhang
into the public sidewalk
27. 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.
Conditions of Approval
Conditional Use Permit - PLN2016-140
Paae 6
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.
28. 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.
29. 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. Hacienda Avenue has 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.
30. 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.
31. 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.
32. 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.
33. 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.
Conditions of Approval .
Conditional Use Permit - PLN2016-140
Paae 7
34. Traffic Mitigation: Prior to issuance of any grading or building permits for the site, the
applicant shall satisfy all traffic mitigation measures outlined in the Traffic Impact
Analysis (TIA) for this project by W-Trans dated September 2, 2016.
35. New Traffic Signal Contribution: Prior to issuance of any grading or building permit,
the applicant shall post a $7,500.00 payment towards the construction of a future
traffic signal at the intersection of SR 17 Northbound Ramps/White Oaks Road. All
. payments are valuated in 2016 dollars. Adjustments will be made at the time of
required payment based on the Engineering News Record Construction Cost Index
for San Francisco.