CC Resolution 12259RESOLUTION NO. 12259
BEING A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL APROVING A MODIFICATION (PLN2017-175)
OF APREVIOUSLY-APPROVED PLANNED DEVELOPMENT
PERMIT (PD70-8) TO ALLOW AN APPROXIMATELY 348
SQUARE-FOOT ADDITION AND REMODEL TO AN EXISTING
CLUBHOUSE BUILDING IN THE GREENERY APARTMENT
HOMES COMPLEX ON PROPERTY LOCATED AT 999 W.
HAMILTON AVENUE. FILE NO.: PLN2017-175
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 City Council finds as follows with regard to file number PLN2017-175:
1. The project site is zoned P-D (Planned Development) as shown on the Campbell
Zoning Map.
2. The project site is designated High Density Residential (21-27 units per gross acre)
as shown on the Campbell General Plan Map.
3. The project site is located on the northern side of W. Hamilton Avenue, west of
Marathon Drive and east of Phoenix Drive.
4. The project site consists of a 216,237 sq. ft. parcel, currently developed with a multi-
family residential apartment complex.
5. The proposed project is an application for a Planned Development Permit to allow an
approximately 348 square foot addition and remodel to an existing clubhouse
building.
6. The proposed project, as conditioned, would be consistent with the following General
Plan policies:
Policy LUT-3.1: Variety of Residential Densities: Provide land use
categories for and maintenance of a variety of residential
densities to offer existing and future residents of all
income levels, age groups and special needs sufficient
opportunities and choices for locating in Campbell.
Strategy LUT-5.2a: Neighborhood Compatibility: Promote new residential
development and substantial additions that are designed
to maintain and support the existing character and
development pattern of the surrounding neighborhood,
especially in historic neighborhoods and neighborhoods
with consistent design characteristics.
City Council Resolution
Approving Modification of P-D Permit
PLN2017-175 - 999 W. Hamilton Ave.
Page 2 of 3
Strategy LUT-9.3e: Building Materials: Encourage the use of long-lasting,
high quality building materials on all buildings to ensure
the long-term quality of the built environment.
GoaIOPS-3: Ensure that new development provides and/or
contributes toward additional open space, parks and
recreational facilities.
Policy OPS-3.1: Standards for Residential Projects: Ensure the provision
of private open space or recreational facilities in
residential projects.
Policy OPS-3.4c: Retention of Existing Private Open Space and
Recreation Facilities: Explore incentives to encourage
the retention of existing private open space and
recreation facilities.
7. In review of the proposed project, the City Council considered traffic safety, traffic
congestion, site circulation, landscaping, structure design, and site layout.
8. 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.
Based upon the foregoing findings of fact, the City Council further finds and concludes
that:
1. The proposed development or uses clearly would result in a more desirable
environment and use of land than would be possible under any other zoning district
classification.
2. The proposed development would be compatible with the general plan and will aid in
the harmonious development of the immediate area.
3. The proposed development will not result in allowing more residential units than would
be allowed by other residential zoning districts which are consistent with the general
plan designation of the property.
4. The proposed development would not be detrimental to the health, safety or welfare of
the neighborhood or of the city as a whole.
5. The project qualifies as a Categorically Exempt project 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.
City Council Resolution
Approving Modification of P-D Permit
' PLN2017-175 - 999 W. Hamilton Ave.
Page 3 of 3
THEREFORE, BE IT RESOLVED that the City Council approves a Modification (PLN2017-
175) of a previously-approved Planned Development Permit (PD70-8) to allow an
approximately 348-square-foot addition and remodel to an existing clubhouse building in
the Greenery Apartment Homes complex on property located at 999 W. Hamilton
Avenue, subject to the attached Conditions of Approval (attached Exhibit A).
PASSED AND ADOPTED this 21st day of November, 2017, by the following roll call vote:
AYES: COUNCILMEMBERS: Waterman, Cristina, Landry, Resnikoff, Gibbons
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
ABSTAIN: COUNCILMEMBERS: None
APPROVE ~/~I'
ATTEST:
Wend ood, City Clerk
liz eth "Liz" Gibbons, Mayor
EXHIBIT A
CONDITIONS OF APPROVAL
Modification (PLN2017-175) of Planned Development Permit (PD70-8)
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 Proiect: Approval is granted for a Modification (PLN2017-175) of a
previously-approved Planned Development Permit (PD70-8) allowing an approximately
348-square-foot addition and remodel to an existing clubhouse building in the Greenery
Apartment Homes complex on property located at 999 W. Hamilton Avenue. The
project shall substantially conform to the Revised Project Plans stamped as received
by the Planning Division on September 19, 2017, except as may be modified by the
Conditions of Approval specified herein.
2. Permit Expiration: The Planned Development Permit is valid for a period of two years
from the date of final City Council approval. A building permit must be obtained within
this two-year period or the Planned Development Permit shall be 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. Parking and Driveways: All parking and driveway areas shall be maintained in
compliance with the standards in Chapter 21.28 (Parking & Loading) of the Campbell
Municipal Code.
5. Landscaping: The construction drawings submitted for a building permit shall include a
landscaping plan, including irrigation details and associated calculations, prepared in
compliance with Campbell Municipal Code Chapter 21.26 (Landscaping Requirements)
and with Chapter 2.7, Division 2, of Title 23 of the California Code of Regulations
(Model Water Efficient Landscape Ordinance).
6. On-Site Lighting: 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 historic appropriateness and compliance with the
Campbell Lighting Design Standards (CMC Sec. 21.18.090).
Exhibit A -Conditions of Approval Page 2 of 5
PLN2017-175 - 999 W. Hamilton Ave. -Modification to Planned Development Permit
7. signage: No signage has been approved as part of this development application. New
signage shall not be installed prior to approval of a sign permit as required by CMC
Sec. 21.10.060. K.
8. 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 Division:
9. Permits Reouired: A building permit application shall be required for the proposed
addition to and remodel of the (e) clubhouse structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
10. Construction Plans: The conditions of Approval shall be stated in full on the cover sheet
of construction plans submitted for building permit.
11. Size of Plans: The minimum size of construction plans submitted for building permits
shall be 24 in. X 36 in.
12. 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.
13. 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. .
Exhibit A -Conditions of Approval Page 3 of 5
PLN2017-175 - 999 W. Hamilton Ave. - Modificatiori to Planned Development Permit
14. 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.
15. 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.
16. 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.
17. Title 24 Accessibility: 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.
18. Title 24 Accessibility: This project shall comply fully with the provisions of Chapter 11A
& 11 B of the California Building Code 2016 ed.
19. 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
20. 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.
21. California Green Building Code: This project is subject to the mandatory requirements
for residential structures (Chapter 4) under the California Green Building Code, 2016
edition.
PUBLIC WORKS DEPARTMENT
22. The scope of this project triggers the requirement for Frontage Improvements as
required by Campbell Municipal Code 11.24.040. The applicant will need to upgrade
the existing driveways on Hamilton Avenue and Marathon Drive to be accessible (ADA)
compliant.
23. Construction Drawings: The applicant shall submit the required Street Improvement
Plans directly to the Public Works Department prior to, or concurrent with the Building
permit application. Said application shall include the following:
Exhibit A -Conditions of Approval Page 4 of 5
PLN2017-175 - 999 W. Hamilton Ave. -Modification to Planned Development Permit
a. 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.
b. Submittal Reouirements: The checklist for the Street Improvement plans can be
found on the City's Website at City Services-Public Works-Engineering-Land
Development-Documents, (link: http://www.cityofcampbell.com/206/Documents).
24. Stormwater Pollution Prevention Measures: Prior to issuance of any 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.
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.
25. 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 vvhere new utilities and services will be installed. Joint trenches for new utilities
shall be used whenever possible.
26. 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. 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.
27. Street Improvement Agreements /Plans /Encroachment Permit /Fees /Deposits:
Prior to issuance of any grading or building permits, the applicant shall execute a street
improvement agreement, cause plans for public street improvements to be prepared by
a registered civil engineer, pay various fees and deposits, post security and provide
insurance necessary to obtain an encroachment permit for construction of the standard
public street improvements, as required by the City Engineer. The plans shall include
the following, unless otherwise approved by the City Engineer:
Exhibit A -Conditions of Approval Page 5 of 5
PLN2017-175 ~ 999 W. Hamilton Ave. -Modification to Planned Development Permit
a. Show location of all existing utilities within the new and existing public right of way.
b. Removal of existing driveway approaches and necessary sidewalk, curb and gutter.
c. Installation of accessible compliant driveway approach on Hamilton Avenue and
necessary sidewalk, curb and gutter.
d. Installation of accessible compliant driveway approaches on Marathon Drive and
necessary sidewalk, curb and gutter.
e. Construction of conforms to existing public and private improvements, as
necessary.
f. Submit final plans in a digital format acceptable to the City.
28. 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.
29. 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.
30. 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.
31. 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 developmenUprojecUpermit, at the discretion of the
City Engineer, to restore pavement or other public improvements to the satisfaction of
the City.