PC Res 4410RESOLUTION NO. 4410
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A CONDITIONAL USE
PERMIT (PLN2017-229) TO ALLOW THE ESTABLISHMENT OF A
PUBLIC WORKS MAINTENANCE FACILITY AND STORAGE
YARD, INCLUDING REMODEL OF AN EXISTING INDUSTRIAL
BUILDING, VARIOUS SITE AND LANDSCAPING
IMPROVEMENTS, AND CONSTRUCTION OF A TRASH
ENCLOSURE, STORAGE SHEDS, AND MATERIAL BINS, ON
PROPERTY LOCATED AT 240 CRISTICH LANE.
FILE NO.: PLN2017-229
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 PLN2017-229:
Environmental Finding
1. Pursuant to CEQA ,Guidelines Section 15051(a), the Midpeninsula Regional Open
Space District has asserted Lead Agency status on the project. This section specifies
that if a project will be carried out by a public agency, that agency shall be the Lead
Agency even if the project is located within the jurisdiction of another public agency. As
Lead Agency, the District has determined the project to categorically exempt under
CEQA and filed a Notice of Exemption (NOE) with the County Clerk Recorder. The
NOE finds the project exempt under several exemption categories, including 15301
(existing facilities), 15302 (replacement or reconstruction of structures), 15303 (new
construction or conversion of small structures), 15304 (minor alterations to land),, and
15311 (accessory structures).
Evidentiary Findings
The project site is an industrial property located towards the end ~ of Cristich Lane, a
private street, at its terminus with Campbell Technology Parkway.
2. The project site is within the M-1 (Light Industrial) Zoning District and is designated with
a Light Industrial land use designation by the. General Plan.
3. The project site is utilized as a charter bus storage and maintenance facility,
established pursuant to Site Approval 'S' 78-22.
4. The proposed project is an application for Conditional Use Permit to allow the
establishment of a public works maintenance facility and storage yard, including
remodel of an existing industrial building, various site and landscaping improvements,
and construction of a trash enclosure, storage sheds, and material bins.
5. Pursuant to the Zoning Code definition fora "public works, maintenance facility and
storage yard," the Conditional Use Permit approved herein may only be exercised by a
public agency.
Planning Commission Resolution No. 4410
Approving a Conditional Use Permit
PLN2017-229 ~ 240 Cristich Lane
Page 2 of 3
6. The applicant of record is the Midpeninsula Regional Open Space District, an
independent special district. The District, therefore, is a public agency, which may
lawfully exercise the Conditional Use Permit for establishment of a public works
maintenance facility and storage yard.
7. In review of the proposed project, the Planning Commission considered traffic safety,
traffic congestion, site circulation, landscaping, structure design, and site layout.
8. The proposed project, as conditioned, will comply with applicable development
standards of the Campbell Zoning Code, including, but not limited to, landscaping,
lighting, parking, fencing, and material screening.
9. Operation of the public works maintenance facility and storage yard will be subject to
the general performance standards specified by the Campbell Zoning Code, with
respect to noise, odors, vibrations, and water pollution.
10.The proposed project, as conditioned, would be consistent with the following General
Plan policies and strategies:
Policy LUT-5.4: Industrial Neighborhoods: Safeguard industry's ability to operate effectively,
by ,limiting 'the establishment of incompatible uses in industrial
neighborhoods and encouraging compatible uses.
Policy LUT-5.5: Industrial. Diversity: Promote a variety of industrial use opportunities that
maintain diversified services and a diversified economic base.
Policy LUT-5.6: Industrial Impact: Reduce the impact of existing industrial uses on adjacent
residences, schools, and other sensitive uses.
Policy LUT-5.7: Industrial Areas: Industrial development should have functional and safe
vehicular, bicycle and pedestrian circulation, good site and architectural
design, be sensitive to surrounding uses, connect to public transit, and be
energy efficient. New projects should contribute to the positive character of
industrial areas and the overall image of the City.
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 Conditional Use
Permit approval, and complies 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 are
compatible with the existing and future land uses on-site and in the vicinity of the
subject property; -
Planning Commission Resolution No. 4410 Page 3 of 3
Approving a Conditional Use Permit
PLN2017-229 ~ 240. Cristich Lane
6. 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;
7. There is a reasonable relationship and a rough proportionality between the Conditions
of Approval and the impacts of the project;
8. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project; and
9. 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.
THEREFORE, EE IT RESOLVE® that the Planning Commission approves a Conditional
Use Permit to allow the establishment of a public works maintenance facility and storage
yard, including remodel of an existing industrial building, various site and landscaping
improvements, and construction of a trash enclosure, storage sheds, and material bins, for
property located at 240 Cristich Lane, subject to the attached Conditions of Approval
(attached Exhibit "A").
PASSED AND ADOPTED this 12th day of September, 2017, by the following roll call vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ABSTAIN: Commissioners:
Rich, Young, Rivlin, Hernandez, Krey
Ostrowski, Dodd
APPROVED: ~l~ ~~LZ~'
Michael Rich, Chair
ATTEST:
Paul Kermoy~n, Secretary
EXWIBIT A
CONDITIONS OF APPROVAL
Conditional Use Permit (PLN2017-229)
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.
COMMUNITI( DEVELOPMENT DEPARTMENT
Planning Division
Approved Project: Approval is granted for a Conditional Use Permit (PLN2017-229) to
allow the establishment of a public works maintenance facility and storage yard,
including remodel of an existing industrial building, various site and landscaping
improvements, and construction of a trash enclosure, storage sheds, and material bins,
on property located at 240 Cristich Lane.
The project shall substantially conform to the Revised Project Plans, consisting of
architectural drawings prepared by Terry J. Martin and Associates and civil drawings
prepared by Kier and Wright Civil Engineers and Surveyors, stamped as received by
the Planning Division on August 18, 2017; and the Project Description and the
Color/Material Sheet stamped as received by the Planning Division on July 11, 2017,
except as modified by the required revisions specified by Condition of Approval No. 13
(Plan Revisions).
2. Permit Expiration: The Conditional Use Permit approved herein ("Approval") shall be
valid for one (1) year from the effective date of Planning Commission action (expiring
September 22, 2018). Within this one-year period, an application for building permit(s)
must be submitted. Failure to meet this deadline or expiration of an issued building
permit will result in the Approval being rendered void. Once established, this Approval
shall be valid in perpetuity on the property, subjected to continued operation of the use.
Abandonment, discontinuation, or ceasing of operations for a continuous period of
twelve months shall void the Approval. If this Approval expires or is voided, operation of
the property shall revert back to Site Approval 'S' 78-22.
3. Previous Conditions of Approval: Upon the effective date of this Approval, the previously
approved Conditions of Approval provided by Site Approval 'S' 78-22 shall be void and
shall permanently be superseded in their entirety by the Conditions of Approval specified
herein, except as noted by Condition No. 2 (Permit Expiration).
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 not be approved without prior authorization of the Community Development
Director.
Exhibit A -Conditions of Approval Page 2 ,of 13
240 Cristich Lane -Mid-Pen
PLN2017-229 ~ Conditional Use Permit
5. Public Agency Use: Consistent with the definition of a "public works maintenance
facility and storage yard," specified by Campbell Municipal Code Sec. 21.72.020.P
(Definitions, "P"); use of the property pursuant to-this Conditional Use Permit shall be
.limited to a "public agency" as defined by the California Government Code.
6. Soil Remediation: Should any previously unidentified soil contaminants be discovered
during construction, remediation .shall be performed -under the supervision of the
County of Santa Clara Voluntary Cleanup Program.
7. Gate Access: Gate access to Santa Clara Water District property (i.e., percolation
ponds) shall only be permitted with written authorization by the District.
8. signage: No signage is approved as part of this approval. New signage .shall not be
installed prior to approval of a sign permit. All signage shall be installed and maintained
.consistent with the provisions of the CMC Ch. 21.30 (Signs).
9. Building .Colors: Any change to the color of the primary. service building shall require
submittal of a revised color/material sheet, which shall be reviewed and approved by
the Community Development Director...
10. Water Efficient Landscape Ordinance: As a new construction project with a total project
landscape area equal to or greater than 500 square feet; this. project is subject to the
20.15 California Model Water Efficient Landscape Ordinance (MUVELO). This document
is available at:. http://www.cityofcampbell.com/DocumentCenter/View/1.76 or on the
Planning Division's Zoning and Land Use webpage through www.cityofcampbell.com.
The building permit application submittal shall include Planting and Irrigation Plans that
demonstrate compliance with the applicable requirements and include the following:
a. A Landscape Documentation Package prepared by a licensed landscape
architect demonstrating compliance. with the full MWELO requirements. Note
that a Certificate of Completion will be required prior to permit final.
b. A completed Water Efficient Landscape Worksheet (Appendix B of MWELO)
within the plan set and provide a separate 8.5 x 11 hard copy or a pdf.via email`
to the project planner.
c. A completed Landscape Information Form.
d. A note on the Cover Sheet in minimum 1/2".high lettering stating ".Planning Final
Required. The new landscaping indicated on the plans must be installed prior to
final inspection."
Selection of landscaping shall comply with the provisions . of CMC Ch. 21.26
(Landscaping Requirements) as well as with applicable requirements specified in the
Santa Clara Valley, Water Resources Protection Collaborative Guidelines and
Standards for Land Use Near Streams. Additionally, plantings within the stormwater
. treatment areas shall be consistent with Appendix D of the C.3 stormwater Handbook
published by the Santa Clara Valley Urban Pollution Prevention Program..
Exhibit A -Conditions of Approval Page 3 of 13
240 Cristich Lane -Mid-Pen
PLN2017-229 ~ Conditional Use Permit
11. 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.
1~2.On-Site Lightinq: 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
proposed exterior lighting for the project shall be reviewed and approved by the
Community Development Director for compliance with the Campbell Lighting Design
Standards (CMC Sec. 21.18.090) as demonstrated by a photometric plan to be
included within the construction plans submitted for a building permit.
13. Plan Revisions: The construction and on-site improvements plans submitted for
building and grading permits shall incorporate the following revision(s):
a. The landscaping drawings shall incorporate all necessary revisions that may be
required by Condition of Approval No. 10 (Water Efficient Landscape
Ordinance).
b. A photometric plan, as required by Condition of Approval No. 12 (On-site
Lighting) shall be included within the construction drawings.
c. The on-site grading plans shall be revised to comply with the required revisions
specified by Condition of Approval No. 29 (Sheet C.2 (8/14/2017).
d. The on-site utility plans shall clearly indicate proposed locations for PG&E utility
transformers boxes and San Jose Water Company back-flow preventers, for
review approval by the Community Development Director.
e. Any new rooftop mechanical equipment shall be clearly identified on appropriate
architectural and mechanical sheets, as required by Condition of Approval No.
11 (Location of Mechanical Equipment).
The construction drawings shall include appropriate notes and details to
demonstrate compliance with the relevant requirements of the Condition of
Approval No. 14 (Operational Standards), including, but not limited to,
installation and operational details for the required security camera system.
g. The adopted Planning Commission Resolution, including these Conditions of
Approval, shall be included in full behind the coversheet of the construction
drawings.
Compliance with these requirement(s) and plan revision(s) shall be subject to the
satisfaction of the Director of Community Development.
14.Operational Standards: Consistent with the Approved Project Plans and Project
Description, any public works maintenance facility and storage yard operating pursuant
to the Conditional Use Permit approved herein shall conform to the following
operational standards. Significant deviations from these standards (as determined by
Exhibit A -Conditions of Approval
240 Cristich Lane -Mid-Pen
PLN2017-229 ~ Conditional Use Permit
Page 4 of 13
the Community Development Director) shall require approval of a Modification to the
Conditional Use Permit.
a. Approved Use: The approved use is a "public works maintenance facility and
storage yard" as defined by the Campbell Municipal Code and limited by the
operational standards listed herein. Any activity inconsistent with this approved
land use is prohibited.
b. Hours of Operation: Hours of operation shall be restricted to 6:00 AM to 11:00
PM, daily, exclusive of emergencies and the customary and reasonable use of
the facility for administrative activity.
c. 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.
d. Noise: Noise generated by the maintenance facility and storage yard shall not
be disruptive to the operation of nearby businesses or to public's reasonable use
of Edith Morley Park. In the event repeated complaints are received by the City
regarding such noise, the Community Development Director may require
preparation of an acoustic analysis and implementation of noise attenuation
measures that may be recommended therein, including but not limited to the
construction of a sound wall and restriction of the duration and/or operational
hours of noise-generating activities. If such measures fail to adequately address
noise complaints, the Community Development Director may initiate revocation
proceedings pursuant to Condition of Approval No. 15 (Revocation of Permit).
e. Vibration: Ground vibration generated my machinery or vehicles shall be
subject to the limitations specified by CMC Sec. 21.16.090 (Vibrations).
f. Odor: Generation of odorous emissions shall be subject to the limitations
specified by CMC Sec. 21.16.080 (Odor).
g. Air Quality: Generation of airborne contaminants and pollution shall be subject
to the limitations specified by CMC Sec. 21.16.040 (Air quality).
h. Water Pollution: No liquids of any kind shall be discharged into a public or
private sewage or drainage system, watercourse, body of water, or into the
ground, except in compliance with applicable regulations of the California
Regional Water Quality Control Board as specified by CMC Sec. 21.16.100
(Water Pollution).
i. Hazardous Materials: The use and storage of hazardous materials shall comply
with all applicable State and Federal laws and the standards provided in CMC
Sec. 21.18.080 (Hazardous materials).
j. Materials Storage: Material storage shall not exceed the height of existing or
future perimeter fencing.
k. Smoking: "No Smoking" signs shall be posted on the premises in compliance
with CMC Sec. 6.11.060.
Exhibit A -Conditions of Approval
240 Cristich Lane -Mid-Pen
PLN2017-229 ~ Conditional Use Permit
Page 5 of 13
I: Security Cameras: The premises shall be monitored by a new high-definition
security camera system. Surveillance video shall be retained for a period of time
as recommended by the Campbell Police Department and be made available to
the City upon request.
m. Fences/VValls: All existing and/or proposed fencing shall comply with CMC
21.18.060 (Fences, walls, lattice and screens) and Sec. 21.18.120.C (Outdoor
storage and work yards). ~ If the existing slatted chain-link fence is vandalized
with graffiti the affected slats shall be replaced with new slats.
n. Trash Disposal and Clean-Up: Except for pickup by the waste hauler, all trash
disposal, normal clean-up, carpet cleaning, window cleaning, sidewalk
sweeping, etc. shall occur during the approved Hours of Operation. Refuse and
recycling receptacles shall be kept within the enclosure except during collection
in compliance with CMC Ch. 6.04 (Garbage and Rubbish Disposal).
o. Deliveries: All deliveries shall occur during the approved Hours of Operation.
p. Property Maintenance: The property owner shall maintain the property free
from graffiti, trash, and rubbish in compliance with CMC Sec. 21.16.110 (Site
maintenance).
q. Landscape Maintenance: All landscaped areas shall be continuously
maintained in accordance with CMC Sec. 21.26 (Landscaping Requirements).
Landscaped areas shall be irrigated 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.
r. Parking and Driveways: All parking and driveway areas shall be maintained in
compliance with the standards provided in CMC Ch. 21.28 (Parking and
Loading). Parking spaces shall be free of debris or other obstructions.
15. Revocation of Permit: Operation of the public works maintenance facility and storage
yard pursuant to 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 a land use permit if it is
determined that the use has become a nuisance to the City's public health, safety or
welfare or for violation of the Conditional Use Permit or any standards, codes, or
ordinances of the City of Campbell. The public agency shall be obligated to cover the
actual cost of all staff time associated with revocation proceedings. This obligated may
be enforced by the City as permitted by law.
At the discretion of the Community Development Director, if the establishment
generates three (3) verifiable complaints related to violations of conditions of approval,
including noise and hours operation within a one (1) year period, a public hearing
before the Planning Commission may be scheduled to consider modifying conditions of
approval or revoking the Conditional Use Permit. The Community Development
Director may commence proceedings for the revocation of the Conditional Use permit
upon the occurrence of less than three (3) complaints if the Community Development
Exhibit A -Conditions of Approval
240 Cristich Lane. -Mid-Pen
PLN2017-229 ~ Conditional Use Permit
Page 6 of 13
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 Police Department calls for service at or near the
establishment that are reasonably determined to be a direct result of the
business;
b. The number of complaints received from residents, business owners and
other citizens concerning the operation of an establishment; and
c. Observed violations of conditions of approval.
Building ®ivision
16. 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. iVo 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.
17. Permits Required: A building permit application shall be required for the proposed
Alterations to the (e) maintenance structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the .permit.
18. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in.
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
Exhibit A -Conditions of Approval
240 Cristich Lane -Mid-Pen
PLN2017-229 ~ Conditional Use Permit
Page 7 of 13
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 Chapter 1, Section.: 106. Please obtain City of Campbell,
Special Inspection forms from the Building Inspection Division Counter.
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 -New 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 public sidewalks.
26.Approvals Required: 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
d. Santa Clara County Department of Environmental Health
27. 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.
28. Storm Water Reauirements: 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.
PUBLIC WORKS DEPARTMENT
29. Sheet C.2 (8/14/2017): The conceptual grading" plans showing the use of a
' biotreatment pond to capture the drainage management area of portions of the existing
driveway in lieu of treating the new impervious area is acceptable. However, during the
construction design, the applicant will be required to demonstrate that the existing
Exhibit A -Conditions of Approval Page 8 of 13
240 Cristich Lane -Mid-Pen
PLN2017-229 ~ Conditional Use Permit
Drainage Management Area (DMA 01) will all flow to the pond without having to re-
grade the treatment area (that includes the (E) AC paving of the driveway).:
• The overflow from the biotreatment pond into the existing street valley gutter will
not be an acceptable design; this will -need to be addressed during the
construction design stage. 'The overflow will need to be connected to the storm .
drain system.
• .The biotreatment pond is located in the future public right-of-way, in the event
-this portion of Cristich Lane becomes a public street,. the applicant will be
required to relocate the biotreatment outside of the public right-of-way.
• The location of the project is known to have good soils for. infiltration. The City
recommends getting a geotechnical report to determine if infiltration can .be a
better approach to the site design.
30. Construction Drawings: The applicant shall submit the required Street Improvement
Plans, and Grading and Drainage Plans directly to the Public Works Department prior
to, or concurrent with the Building -permit application. Said application shall include the
following:
a. Response Letter: Upon submittal of the required plans; the applicant shall
provide an itemized response letter verifying that all the Public Works Conditions
of Approval have been met or addressed.
b. Submittal Requirements: 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.cityofcampbell.com/206/Documents). See instructions on;
i. Checklist for Grading and Drainage
ii. Street Dedication Requirements (for Irrevocable Offer)
31. 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.
32.Irrevocable Offer of Dedication for Public Street Purposes: Prior to issuance of any
grading or building permits for the site, -the applicant shall make an irrevocable offer of
dedication in fee for additional right-of-way for public street purposes along the Cristich
Lane frontage to accommodate a 30 foot half street width. 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.
33:Irrevocable Offer of a Public Service Easement:. Prior to issuance of any grading or
- building permits for the site, the applicant shall make an irrevocable offer of five foot
.public service. easement and sidewalk easement on private property contiguous with
the Cristich Lane frontage, unless otherwise approved: by the City Engineer. The
Exhibit A -Conditions of Approval
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Page 9 of 13
applicant shall cause all documents to be prepared by a registered civil engineer/land
surveyor, as necessary, for the City's review and recordation.
34. Deferred Street Improvement Agreement: Prior to issuance of any grading or building
permits for the site, the owner shall execute a deferred street improvement agreement
for construction of standard street improvements. Unless otherwise approved by the
City Engineer these improvements shall include, but are not limited to, removal and
replacement of street pavement structural section to centerline, relocation of utility
poles and facilities as required, installation of curb, gutter, sidewalk, ADA compliant
driveways, street trees, street lights, necessary drainage facilities, necessary conforms
to existing improvements, and relocation of the biotreatment area.
35. Drainage System: Prior to occupancy clearance, the applicant shall refurbish, remodel,
and reconstruct the on-site drainage system, as necessary, to demonstrate that the
facilities are functioning normally in accordance with the requirements of the City. Note,
however, the drainage pattern must remain the same. Changes to the drainage pattern
and/or relocation of storm drain inlets will result in the treatment of runoff from the
surface parking lot and is subject to the C.3 Stormwater Requirements.
36. Storm Drain Area Fee: Prior to issuance of any grading or building permits for the site,
the applicant shall pay the required Storm Drain Area fee, currently set at $2,650.00
per net acre, which is $2,072.00.
37. Santa Clara Valley Water District (SCVWD): Prior to issuance of any permits for
grading, landscaping, or building, the applicant shall obtain a clearance from the
SCVWD.
38. Storm Water Information: On the preliminary grading/utility plans, show the amount, in
square footage, of:
a. Existing impervious area.
b. Proposed impervious area.
c. Proposed pervious area.
39. Trash Capture -Install trash capture inserts (KriStar FloGard or approved equal) in all
on-site storm drain catchbasins.
40. Plan Lines: Prior to issuance of any grading or building permits for the site, the
applicant shall provide a plan layout showing the correct distance from the private
street centerline to the property line, dimensions of sidewalk and other relevant
information in the public right of way, show proposed irrevocable offer of dedication:
41. 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.
42. Water Meter(s) and Sewer Cleanout(s): Proposed water meter(s) and sewer
cleanout(s) shall be relocated or installed on private property.
Exhibit A -Conditions of Approval
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PLN2017-229 ~ Conditional Use Permit
Page 10 of 13
43. 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.
44. 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.
45.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.
46. 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
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.
Upon submission of the preliminary site/grading plans, the applicant shall calculate and
submit to the City the amount of impervious ,surface created by the development
including the types of stormwater controls to be used. The applicant shall submit
preliminary sizing and design showing stormwater controls meet the City's
requirements.
Exhibit A -Conditions of Approval Page 11 of 13
240 Cristich Lane -Mid-Pen
PLN2017-229 ~ Conditional Use Permit
Prior to issuance of any grading or building permits:
a. The applicant's designer or engineer shall submit the required certification
indicating that sizing, selection, and design of treatment BMP's for the project
site has been completed to meet the requirements of the City of Campbell's
IVPDES permit, IVo. 01-119, Provision C.3.
b. The applicant shall sign the "Covenants for the Operation and Maintenance of
Stormwater Facilities" and submit a Stormwater Management Plan.
Prior to occupancy:
a. A qualified BMP certifier is required to inspect the stormwater management
facilities, submit a complete set of as-built drawings to Public Works
Engineering, and certify on these drawings that:
1. The stormwater management facilities were constructed in compliance
with the approved plans.
2. The as-built drawings show all pertinent constructed dimensions,
elevations, shapes, and materials.
3. All variations in construction from the approved design plan have been
identified, including omissions to and additions from the approved plan.
4. Any changes are in conformance with local, state, or federal regulations.
47. Trash Enclosure Requirements:
a) IVPDES Permit No. CAS612008 (CRWQCB): C.3.a.i. (7):
For all new development and redevelopment projects that are subject to the
Permittee's planning, building, development, or other comparable review, but not
regulated by Provision C.3, encourage the inclusion of adequate source control
measures to limit pollutant generation, discharge, and runoff. These source control
measures should include:
Covered trash, food waste, and compactor enclosures.
b) Campbell Municipal Code 14.02.030 "Stormwater Pollution Control /
Requirements". The code states that no pollutants or water containing pollutants
can be discharged into the City's storm drain system. Trash enclosures contain
pollutants. During a rain event (or during general cleaning) water washes over and
into roofless enclosures, collecting pollutants and discharging to the City's storm
drain sy"stem. Applicants are required to show how new trash enclosures will not
discharge pollutants into the storm drain system. One possible method is to provide
a sanitary drain in the trash enclosure.
c) West Valley Sanitation District (WVSD) the local sanitary sewer agency's authority
and standards: If a sanitary connection will be installed, WVSD requires a roof on
the enclosure.
Exhibit A -Conditions of Approval
240 Cristich Lane - IVlid-Pen
PLN2017-229 ~ Conditional Use Permit
FIRE DISTRICT
Page 12 of 13
48. Scope of 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.
49. Fire Sprinklers: Fire Sprinklers Required per the currently adopted edition of the
California Fire Code Sec. 903.2.9.1 #4. "A Group S-1 fire area used for the repair of
commercial trucks or buses where the fire area exceeds 5,000 square feet (464m2)." A
State of California licensed (C-16) Fire Protection Contractor shall submit plans,
calculations, a completed permit application and appropriate fees to this department
for review and approval prior to beginning their work. NOTE: The owner(s), occupant
(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. iVoted on page A-1 of the current edition of the plans
in the /PROJECT DATA/ section.
50. Trash Enclosures: Covered trash enclosures shall have fire sprinkler protection per
Section 304.3 of the currently adopted edition of the California Fire Code.
51. HazMat: A review by our HAZIVIAT Division may be required. Contact this office for
further information.
52. Potable Water Supplies: 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 this office until compliance with the requirements
of the water purveyor of record are documented by that purveyor as having been met
by the applicant(s). 2016 CFC Sec. 903.3.5 and Health and Safety Code 13114.7
53. Construction Site Fire Safety: All construction sites must comply with applicable
provisions of the CFC Chapter 33 and our Standard Detail and Specification SI-7.
Provide appropriate notations on subsequent plan submittals, as appropriate to the
project. CFC Ch. 33.
54.Address Identification: New and existing buildings shall have approved address
numbers, building numbers or approved building identification placed in a position that
is plainly legible and visible from the street or road fronting the property. These
numbers shall contrast with their background. Where required by the fire code official,
address numbers shall be provided in additional approved locations to facilitate
Exhibit A -Conditions of Approval
240 Cristich Lane -Mid-Pen
PLN2017-229 ~ Conditional Use Permit
Page 13 of 13
emergency response. Address numbers shall be Arabic numbers or alphabetical
letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum
stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the
building cannot be viewed from the public way, a monument, pole or other sign or
means shall be used to identify the structure. Address numbers shall be maintained.
CFC Sec. 505.1.
55. Limit of Review: This review shall not be construed to be an approval of a violation of
the provisions of the California Fire Code or of other laws or regulations of the
jurisdiction. A permit presuming to give authority to violate or cancel the provisions of
the Fire Code or other such laws or regulations shall not be valid. Any addition to or
alteration of approved construction documents shall be approved in advance. [CFC,
Ch.1, 105.3.6]